1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 CITY OF MARCO ISLAND ORDINANCE NO. 14- AN ORDINANCE OF THE CITY OF MARCO ISLAND, FLORIDA CREATING NEW ARTICLE I IN CHAPTER 8- BUSINESSES OF THE MARCO ISLAND CODE OF ORDINANCES CONCERNING THE LICENSURE AND OPERATION OF RENTALS; PROVIDNG FOR THE REPEAL OF ALL CODE PROVISIONS AND ORDINANCES INCONSISTENT WITH THIS ORDINANCE; PROVIDING FOR SEVERABILITY; PROVIDING FOR INCLUSION IN THE CODE (IF APPLICABLE); AND PROVIDNG FOR AN EFFECTIVE DATE. WHEREAS, the City Council of the City of Marco Island requested staff to provide suggestions for ways to improve the rental regulations to insure all property owners quality of life is protected in the City; and WHEREAS, the Florida Legislature has granted the authority of a local government to conduct inspections of public lodgings for compliance with the Florida Building Code and the Florida Fire Prevention Code, pursuant to S.S.553.80 and 633.206; and WHEREAS, the City Council of the City of Marco Island, Florida ( City Council ) is concerned about visitor and resident safety; and WHEREAS, the City wishes to create an Article in the Code of Ordinances entitled Rentals in order to properly regulate the use of private residential property as a rental unit; and NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF MARCO ISLAND, FLORIDA: SECTION 1. Recitals. The foregoing WHEREAS clauses are hereby ratified and confirmed as being true, correct and reflective of the legislative intent underlying this Ordinance and are hereby made a specific part of this Ordinance. SECTION 2. Amendment and Adoption. The amendments to the Code of Ordinances contained in this Ordinance are hereby amended or created and adopted as follows:
49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77 78 79 80 81 82 83 84 85 86 87 88 89 90 91 92 93 94 95 96 Article 1. Rentals Sec. X.1. Intent and Purpose: The intent and purpose of this Article is to minimize the potential negative impacts of vrental uses through licensure and enforcement; to provide a reasonable period of time for amortization of existing Certificated rental units made noncompliant by the requirements of this Article; and the discontinuation of such uses which are not in compliance with the provisions of this article. Sec. X.2 Certificate Requirements: 1. Rental Property Certificate. (a) Rental.- A rental is any individual unit or group of units in a condominium cooperative, or timeshare plan or any individually or collectively owned single-family, two-family, three-family, or four-family house or dwelling unit that is also a transient public lodging establishment. (b) A Rental Property Certificate is required for any property owner renting a legally existing dwelling unit in accordance with F.S.S. If a lot has more than one (1) legally existing dwelling unit on the property, a Rental Property Certificate shall be obtained for each dwelling that is to be used for rentals. (c) A Rental Property Certificate shall be valid for a period of one year and shall be renewed annually. (d) The renewal application shall be received by the City thirty (30) days prior to the expiration date of the Certificate. (e) The owner of a property seeking a Rental Property Certificate shall complete a City of Marco Island Rental training session or certify that they have watched a City-produced rental training video and obtain certificate of completion ( Rental Certificate ). (f) The Rental Certificate shall be renewed every two (2) years. (g) Only one owner of a property seeking a Rental Property Certificate shall obtain a Rental Certificate. (h) In lieu of obtaining a Rental Certificate, a property owner seeking a Rental Property Certificate may contract with a person with a valid Rental Agent Certificate. 2. Rental Agent Certificate. (a) Any person authorized to act on behalf of a property owner with a Rental Property Certificate shall obtain and maintain a Rental Agent Certificate. (b) A Rental Agent Certificate shall be valid for a period of one year and shall be renewed annually. (c) The renewal application shall be received by the City thirty (30) days prior to the expiration date of the Certificate. (d) One Rental Agent Certificate may be used for the management of one or more properties with a Rental Property Certificate on behalf of a property owner or their designee. (e) A Rental Agent shall complete a City of Marco Island Rental training session and obtain a certificate of completion annually.
97 98 99 100 101 102 103 104 105 106 107 108 109 110 111 112 113 114 115 116 117 118 119 120 121 122 123 124 125 126 127 128 129 130 131 132 133 134 135 136 137 138 139 140 141 142 143 144 3. Fees. (a) An application for new Rental Property Certificates and new Rental Agent Certificates shall be accompanied by a non-refundable application fee. (b) A Fire and Building Inspection fee shall be assessed at the time of application and paid upon completion of inspections in accordance with Chapter 22 and Chapter 6 of the City Code. (c) The Rental Owner or Rental Agent shall submit a renewal application and pay an annual Certificate renewal fee on or before thirty (30) days prior to the expiration date of an existing and valid Rental Property Certificate or Rental Agent Certificate. (d) Any Rental Property or Property Agent Certificate not renewed when due and payable is delinquent and shall be automatically void. The holder of a void Certificate shall apply to the City in the same manner as a new Rental Property Certificate or Rental Agent Certificate and pay the new application fee. Once a Certificate is void, no rental activity may occur on the property and the property may not be advertised as a rental. (e) The City Council shall create and may amend the fee schedule for Rental Property Certificates and Rental Agent Certificates by Resolution. Sec. X.3 Agency: The owner of the rental is responsible for compliance with the provisions of this Article and failure of a Rental Agent to comply with the Article shall be deemed noncompliance by the owner. Sec. X.4 General Provisions: Any Rental Owner or Rental Agent shall comply with the following: 1. Rental units shall be cleaned thoroughly before each tenancy. The floors of the unit shall be vacuumed and/or mopped before new each rental period. 2. All outside storage of trash and debris shall be in covered trash containers. Each rental unit shall be equipped with at least four (4) covered trash containers for such purpose. 3. Serve as the local contact person for the rental and shall be available twenty four (24) hours per day, seven (7) days per week for the purpose of physically responding within one hour to complaints regarding the conduct of the occupants of the rental or to the questions and concerns of the registered tenants of the rental unit. The name and phone number of the contact person shall be registered with the City of Marco Island and provided to the Police and Fire Rescue Department. 4. Provide access to any authorized City employees to inspect the rental unit. 5. Each Certificated rental shall not contain more than one (1) kitchen. 6. Maintain a list of registered tenants, the number of occupants which will be present during any occupancy, and the number, make and model of vehicles each tenant will have on site during each occupancy. This information shall be readily available upon request of any City employee. 7. The owner shall provide off-street parking on property owned or lawfully leased by the owner of the property of the occupants for all vehicles, watercraft and trailers to be used by the tenant during occupancy. The watercraft may be moored at either an existing on-site docking facility or stored on a trailer in an approved parking space. 8. The total length of docked vessels shall not exceed 15% of the seawall length. The total width of docked vessels shall not exceed 25% of the canal width not to exceed 30-0. Docked vessels may not be rafted together so as to align two or more vessels abeam on another. No docked vessel may create a hazard to navigations. For the purpose of this
145 146 147 148 149 150 151 152 153 154 155 156 157 158 159 160 161 162 163 164 165 166 167 168 169 170 171 172 173 174 175 176 177 178 179 180 181 182 183 184 185 186 187 188 189 190 191 192 Article, a hazard to navigation shall mean that the dock and vessel measures in excess of 25% of the width of the water body adjacent to the property. No boat docked at the rental property shall be chattered to a person other than registered guests of the rental unit or used for live-aboard, sleeping or overnight accommodations 9. Recreation vehicles shall be parked in conformance with City Code and not be used for sleeping or overnight accommodations at the rental unit. 10. The occupancy of an individual dwelling shall be inspected annually and conform to the occupancy limits of the Florida Fire Prevention Code and the Florida Building Code. Notwithstanding the foregoing, total occupancy in all cases shall be subject to the following: (a) The Maximum overnight tenant occupancy load of any rental unit shall not exceed two (2) persons for each bedroom in the rental unit, plus two (2) persons. (b) Before the hours of 7 AM or dawn, whichever is earlier and after 10 PM, the occupancy load of the rental may not exceed the maximum allowed number of overnight tenants. (c) For an additional annual fee the City may grant additional occupancy limits, upon the application by the property owner, if the City determines that the rental unit is on a lot greater that one half acre in area, has sufficient parking to accommodate a greater number of tenants than prescribed by this Article, greater occupancy limits will not have an adverse impact on traffic, and that the additional occupancy would not cause a threat to fire safety. In no event shall the occupancy limit exceed the occupancy limits of the Florida Fire Prevention Code and the Florida Building Code. 11. There shall be a written lease between a rental dwelling owner and the tenant and it shall contain the tenant s agreements to the following: (a) Compliance with the regulations contained in this Article. (b) Acknowledging responsibility for all occupants during the rental term to comply with such restrictions as a condition of the agreement, signed by such tenant prior to occupancy. (c) Violations of the posted occupancy and the use restrictions may result in immediate termination of the rental agreement, eviction from the rental unit by the Rental Owner or Rental Agent and appropriate fines levied by the City. 12. Nothing in this Article is intended to exclude the application of any other ordinance of the City of Marco Island to the property or to the related parties. 13. Rental units shall be registered, Certificated and meet all applicable State requirements contained in the Fla. Stat. CH 212 (Florida Tax and Revenue Act), Fla. Stat. Ch. 50 (Public Lodging Establishments), Chapter 691-43 F.A.C. (Uniform Fire Safety Standards for Transient Public Lodging Establishments), Chapter 61C-3.001 F.A.C. (Sanitation and Safety Requirements) and Chapter 69A-60 F.A.C. (The Florida Fire Prevention Code), as may be amended. 14. The rental unit shall comply with all State of Florida Department of Health and Florida Department of Environmental Protection standards for wastewater treatment and disposal. 15. Complaints to the Rental Owner or Rental Agent concerning violations by occupants of rental units to this Article shall be responded to within one (1) hour, on site if necessary. The person who made the complaint shall be contacted by telephone or person and informed as to the results of the actions taken by the Rental Owner or Rental Agent. A record shall be kept of the complaint and the Rental Owner or Rental Agent s response and reported to the City within two (2) hours of the notification of the complaint by contacting the City in the manner prescribed by the City. 16. No person, owner, tenant, broker, real estate agent, other agent or other representative of the owner may hold out or advertise a residential dwelling for rental if the property has not been
193 194 195 196 197 198 199 200 201 202 203 204 205 206 207 208 209 210 211 212 213 214 215 216 217 218 219 220 221 222 223 224 225 226 227 228 229 230 231 232 233 234 235 236 237 238 239 240 issued a Rental Property Certificate or hold out or advertise a residential dwelling for occupancy or uses not Certificated by these regulations. Sufficient evidence to prove rental uses of a dwelling unit shall include: (i) registration or licensing for short-term rental or transient rental use by the state under Fla. Sta. Chs. 212 (Florida Tax and Revenue Act) and 50 (Public Lodging Establishments); (ii) advertising or holding out a dwelling unit for rental use (iii) reservations, booking arrangements or more than one (1) signed lease, sublease, assignment, or any other occupancy or agreement for compensation, trade, or other legal consideration addressing or (iv) the use of an agent or other third person to make reservations or booking arrangements. Sec. X-5 Advertisement of Rental: The City of Marco Island Rental Property Certificate number and the Rental Agent Certificate number shall appear on all forms of rental advertising. Where advertised on the internet, the Rental Property Certificate number shall appear on the Home Page of the advertisement. Sec. X-6 Noise: Rental Tenants shall not unnecessarily make, continue or cause to be made or continued, any noise disturbance before 7 AM or dawn, whichever is earlier and after 10 PM. Sound levels cannot exceed the sound level limits as outlined in section 18-106 table 1 of the Marco Island code. Sec. X-7 Sign and Notification Requirements: Each rental shall have a clearly visible and legible notice posted within the unit on or adjacent to the front door, containing the following information. 1. The name of the Rental Owner or Rental Agent, and a telephone number which that party may be reached on a 24 hour basis; 2. The maximum number of occupants permitted to stay in the unit; 3. The maximum number of vehicles allowed to be parked on the property; 4. The number and location of on-site parking spaces and the parking rules prohibiting on street parking; 5. The trash pick-up day and notification that trash and refuse shall not be left out on the right of way for pick-up except from 6:00 PM of the day prior to trash pick-up to the day designated for trash pick-up; 6. Notification that an occupant may be cited, fined and immediately evicted by the Rental Owner or Rental Manager, pursuant to State law for creating a disturbance or for violating any provisions of this Article; 7. The Rental Certificate. Sec. X-8 Transferability: 1. A Rental Property Certificate may not be assigned or transferred, pledged, sold, or otherwise transferred by the Certificate holder to any other person, business, or entity. The Certificate belongs solely to the Rental Owner and shall remain in the owner s name until such time that the owner ceases to use the property for a short-term rental purpose or sells the property. 2. In the event that a property with a Rental Property Certificate is sold, the new owner shall submit an application if the new owner wishes to continue to use the property as a rental. An application, accompanied by a Certificate transfer fee as established by resolution of the
241 242 243 244 245 246 247 248 249 250 251 252 253 254 255 256 257 258 259 260 261 262 263 264 265 266 267 268 269 270 271 272 273 274 275 276 277 278 279 280 281 282 283 284 285 286 287 288 City Council, shall be made to the City within thirty (30) days for the transfer of the property and thirty (30) days before the first rental of the property. 3. Notwithstanding the foregoing, if an owner or applicant can show a written lease or rental agreement where the owner is obligated to rent the property, which has a valid or Rental Property Certificate, during the period of transfer and can show sufficient proof that the lease or rental agreement was in existence at the time of sale of the property, then this Article shall be waived for the period of time the lease or rental agreement is in effect. Section X-9 Violations: 1. Any violation of this Article of the regulations by any person, owner, tenant, agent, broker, real estate agent or other representative of an owner shall be punishable by a fine of up to $500.00 per day, per unit, per violation. 2. The Code Compliance Department may also enforce the terms of this Article by bringing a case before the Code Compliance Special Magistrate pursuant to Chapter 14, City of Marco Island Code; Fla. Stat. 162.21, (as may be amended). 3. Each day the violation continues or occurs shall constitute a separate offense. In addition to any other remedy available to the City, the City or any adversely effected party may enforce these regulations or the terms of this Ordinance in law or in equity. The City or any property adversely affected by any violation may seek injunctive relief from a court of competent jurisdiction to prevent a violation of this Article. 4. Alleged violations of these regulations or the Marco Island Code may be reported to the Code Compliance Department, The City of Marco Island Police Department, or other such provider of municipal law enforcement services, who shall issue an appropriate warning, notice of violation, citation, summons or notice to appear for a violation of these regulations pursuant to Chapter 14 of the Marco Island Code. Any person who reports an alleged violation of these regulations shall identify the locations of the violation, the Rental Owner or Rental Agent, if known, the date and time of the incident, and the name and address and telephone number of the complainant. Sec. X-10 Revocation or Suspension of Rental Certificate: 1. A property with three (3) violations of this Article in any twelve (12) month period shall have its Rental Property Certificate suspended for the remainder of the current certificate year and an additional twelve (12) months. An owner may petition the City Council for reinstatement. The City Council shall consider the violations leading to the suspension before reinstatement. 2. A. property which has had its Rental Property Certificate suspended in the previous five (5) years and receives three (3) violations within any twelve (12) month period shall have its Rental Property Certificate revoked. 3. Any Rental Agent who receives three (3) violations within any twelve (12) month period shall pay double the annual registration fee in the ensuing registration year. In the event of (6) violations under this Article within any twelve (12) month period, the Rental Agent shall have their Rental Agent Certificate suspended for no less that twelve (12) months. 4. Any rental activity or advertisement of a property with a suspended or revoked Rental Property Certificate by the Rental Owner or Rental Agent shall result in the immediate revocation of the property s Rental Property Certificate and/or the Rental Agent s Certificate for a period of no less than sixty (60) months.
289 290 291 292 293 294 295 296 297 298 299 300 301 302 303 304 305 306 307 308 309 310 311 312 313 314 315 316 317 318 319 320 321 322 323 324 325 326 327 328 329 330 331 332 333 334 335 336 5. Failure to pay any fine imposed on a Rental Owner or Rental Agent as a result of a citation or determination of violation by the Special Magistrate shall result in the suspension of the Rental Property Certificate or Rental Agent Certificate until such time as the fine is paid. 6. Any property owner of a property which has had its Rental Property Certificate revoked shall not be issued a Rental Property Certificate. In the event that the property owner transfers or otherwise conveys his/her/its interest to another entity in which the property owner has any financial or ownership interest, the new owner may re-apply for a Rental Property Certificate in the next certificate year. Sec. X-11 Appeal: A Rental Owner or Rental Agent may appeal a Citation issued by the City as provided in Chapter 14 of the City Code. Sec. X-12 Certificate and Fees not Exclusive: Certificates and fees required by this Article shall be in addition to any Certificate, permit or fee required under any other chapter of the Marco Island Code. The issuance of any Certificate pursuant to this Article shall not relieve the owner of the obligation to comply with all other provisions of the Marco Island Code pertaining to the use and occupancy of the rental or the property on which it is located. Sec. X-13 Transitional Provision: Sec. X-14 Mandatory Evacuation: All rental units shall be evacuated as required upon the posting of a nonresident evacuation order issued by the City, County or State. SECTION 3. Inclusion in the Code of Ordinances. It is the intention of the City Council and it is hereby ordained that the amendments to the City of Marco Island Code of Ordinances made by this Ordinance shall become part of the City of Marco Island Code of Ordinances, that the sections of this Ordinance may be renumbered and relettered as necessary, and that the word Ordinance may be changed to Section, Article or other appropriate word. SECTION 4. Conflicts. All ordinances or parts of ordinances and all resolutions or parts of resolutions in conflict with the provisions of this Ordinance are hereby repealed. SECTION 5. Severability. If any section, clause, sentence or phrase of this Ordinance is for any reason held invalid or unconstitutional by a court of competent jurisdiction, the holding shall not affect the validity of the remaining portions of this Ordinance. SECTION 6. Effective Date.
337 338 339 340 341 342 This Ordinance shall be effective immediately upon adoption by the City Council on second reading. ADOPTED BY THE CITY COUNCIL OF THE CITY OF MARCO ISLAND this day of 343 344 345 346 347 348 349 350 351 352 353 354 355 356 357 358 359 Attest: By: Laura M. Litzan, City Clerk Reviewed for legal sufficiency: By: Burt L. Saunders, City Attorney CITY OF MARCO ISLAND FLORIDA By: Kenneth E. Honecker, Chairman