Memorandum
Date: February 10, 2026
To: The Honorable Lake County Board of Supervisors
From: Mireya G. Turner, Community Development Director
Subject: Request for Board Direction Regarding Establishing Regulations for Short Term Rentals and Low-Impact Camping
Executive Summary:
Short Term Rentals Ordinance
The Board has requested a presentation on options found in a multi-jurisdictional review of Short Term Rental (STR) regulations. Staff reviewed municipal codes from the following jurisdictions: Cities of Del Mar, San Diego, and South Lake Tahoe, and Counties of Humboldt, Monterey, Placer, Santa Cruz, and Siskiyou, and requests direction from the Board regarding the development of a draft Short Term Rental Ordinance.
Currently, the Lake County Zoning Ordinance allows for Bed and Breakfast with a Zoning Permit, and Bread and Breakfast Inn with a Minor or Major Use Permit. The following regulations apply:
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Bed and Breakfast |
Bed and Breakfast Inn |
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Structure Type |
Principal Residence |
May be detached from principal dwelling/commercial use on 2+ acre parcels and near onsite dining facility |
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APZ, A RL, RR, SR, R1, R2, R3, CR, CH, PDR |
A, RL, RR, SR, R3, C2, CR, CH |
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Comply with Building Code and Uniform Fire Code |
Smoke detectors and fire extinguishers, evacuation plan |
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Varies by Zoning District |
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1 space/guest room, in addition to spaces required for principal residence |
3-6 sf non-illuminated sign |
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1 space/guest room, in addition to spaces required for principal residence |
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Cooking facilities in the room; Special events and live entertainment |
With the increasing popularity of short term rental platforms such as Air BnB and VRBO, the existing permit options have become outdated. This has resulted in a conflict when the Department receives calls from people wishing to participate on a STR platform and ask about permit requirements.
At the request of the Board, Department Staff reviewed multiple jurisdictions for examples of STR regulations. There is quite a variety to be found. Generally, the results found can be summarized as follows:
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Type of Regulation |
Options Found |
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Approval Authority |
Planning Director/City Manager |
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Property Owner, Sole Proprietor, LLC, LLP |
Transferable to New Owner |
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Connected to % housing stock, limits per Planning Area |
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RR, R1, R2, R3, C1, C2, CH, CR, A, APZ |
Primary Residence vs Whole House |
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Onsite strongly preferred |
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2/bd + 2, Limit connected to parking, septic capacity |
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No ADUs, No Affordable Housing, No MH, No Tiny Homes, No camping, No Special/Commercial events |
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Signage, Noise, Parking, Safe Access, Defensible Space, Min. Stay, |
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EH (septic), fire safety, defensible space |
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300' radius after issuance, Before issuance - alllow for protest hearing if needed |
Many of the jurisdictions cited a prolonged public outreach and input process. It is understood that there is an urgency to the development of a Short Term Rental Ordinance, to synchronize with the development of the taxation policy. If the Board would like to have Staff establish an ad hoc committee to develop recommendations, it could include representation from the Tourism Improvement District, local Chamber, Fire Chiefs, Housing Specialist, Business Association, and Short Term Rental Owner.
Alternatively, Staff requests Board direction regarding the type of regulations listed above, and welcomes any additional guidance to instruct the development of a draft Ordinance.
AB 518 Low Impact Camping
AB 518 was approved by the Governor on October 1, 2025. This new state law is intended to give jurisdictions the option to establish regulations for low-impact camping areas, defined as “any area of private property that provides for transient occupancy rental of a temporary sleeping accommodation for recreational purposes that is not a commercial lodging facility.” These camping areas, pictured as small open spaces on rural properties, would be exempt from the more stringent regulations of a special occupany park. Certain restrictions to ensure smaller scale land use, including those listed below, apply. The complete legislation is included as Attachment 1.
• Maximum 14 consecutive nights per camper and not exceeding 28 nights per calendar year per camper;
• Minimum two-acre parcel, one accommodation space per acre with a maximum of nine spaces;
• Maximum nine temporary sleeping accommodations, of which no more than four may be concurrently occupied by recreational vehicles;
• Comply with local requirements for disposal of human waste, or provide facilities that are fully self-contained or connected to permitted sewage disposal system servicing the property;
• Complies with local trash removal requirements, or requires all solid waste to be removed from the premises after each occupancy;
• Quiet hours enforced;
• Designates an operator or property manager, available by phone 24/7;
• Complies with local requirements including but not limited to zoning, permit, lot size, and setback requirements;
• Accommodations to be located no less than 200 feet from any offsite residence, and no less than 30 feet from any adjoining property or road;
• No accommodation for permanent human occupancy;
• No onstreet parking;
• Comply with state and local fire safety requirements;
• Comply with applicable state and local tax and fee requirements;
Enactment of AB 518 is not mandatory. Jurisdictions are free to adopt the AB 518 regulations, and build on AB 518 as a baseline regulation for stricter oversight. On January 22, 2026, Staff attended a webinar sponsored by Hipcamp, a hosting platform involved in the development of the legislation. A comparison table of other jurisdictions was shared and is included as Attachment 2. Trends shown in the table include inclusion of Agricultural and Rural Zoning Districts, ministerial permit type, and clear noise restrictions. Should the Board wish to authorize low-impact camping, an Ordinance is required.
Staff requests Board direction regarding the development of a draft Ordinance authorizing Low Impact Camping, including timeline, level of public outreach/input, and additional criteria for regulation. Staff recommends an ad hoc committee with representation including the Lake County Farm Bureau, Agricultural Commissioner, Fire Chiefs/CAL FIRE, Tourism Improvement District, Chamber of Commerce, and a Business Association, with meetings to start no earlier than Summer 2026.
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Recommended Action: Board gives direction to Staff by consensus, regarding the development of two different ordinances.