This ordinance is established to provide regulations for short-term rentals (STRs) related to residential neighborhoods. These regulations seek to allow STRs in approved lodging facilities while also protecting the safety and general welfare of Kamas residents and preserving the residential character of neighborhoods. This ordinance also intends to stabilize neighborhoods by promoting home ownership and preserving long-term rental housing in the market.

(Ord. 2025-04, § 1 (Exh. A), 3/11/2025)

An STR is a residential unit or portion thereof rented for less than 30 consecutive days (per U.C.A. § 10-8-85.4). STRs are currently prohibited in Kamas City in all residential dwellings and residential districts. The following are exempt and shall not be subject to the provisions of this ordinance:

1.

A residential lease of 30 or more consecutive days.

2.

Bed-and-breakfast establishments licensed and zoned for transient occupancy.

(Ord. 2025-04, § 1 (Exh. A), 3/11/2025)

1.

Permitted STR locations: STR operations are allowed only in licensed hotels, motels, RV parks, campgrounds, and bed-and-breakfast establishments within commercial or designated lodging zones.

2.

Zoning enforcement: Residential zones are strictly reserved for long-term occupancy. No business licenses for STRs will be issued in these areas unless otherwise set forth herein.

(Ord. 2025-04, § 1 (Exh. A), 3/11/2025)

This ordinance does not restrict or prevent individuals from advertising STR properties. Furthermore, advertising alone cannot be used as evidence of a STR violation. As provided later in this ordinance, additional data collection, public complaint mechanisms, and investigation processes shall determine non-compliance.

(Ord. 2025-04, § 1 (Exh. A), 3/11/2025)

Kamas City may use various methods to verify compliance with this ordinance. The city will provide user-friendly public reporting methods to empower residents to participate in ordinance enforcement as outlined below. Optional anonymity will be allowed for complaints to encourage reporting without a fear of retaliation.

1.

Data collection:

a.

The city may scrape public data from STR platforms to identify local properties being advertised for short-term stays.

b.

While Utah law prohibits using advertising alone as evidence of a violation, this data can serve as a starting point for further investigations.

c.

Staff may track booking trends, including occupancy rates and durations, to detect properties that may be operating as unauthorized STRs.

d.

Staff may compare advertised amenities, locations, and images with known residential properties to flag potential matches.

e.

Staff may cross-reference flagged properties with business license records, county tax records, and zoning approvals to confirm compliance or identify violations.

f.

Staff may generate reports to help enforcement officers prioritize investigations and allocate resources efficiently.

2.

Public complaint mechanisms:

a.

The city may maintain an accessible link on its website where residents can submit complaints about suspected illegal STR operations.

b.

A phone number shall be made available and will be responded to during staff working hours.

3.

Investigation process:

a.

Data collection and complaints will trigger initial reviews by the code enforcement officer, police officer, or qualified designee.

b.

Data collection and complaints may lead to property inspections, interviews with neighbors, and further data gathering.

4.

Notification:

a.

Upon a determination that a violation exists, the code enforcement officer, police officer, or other qualified designee, will contact the owner of the property requiring said owner to halt, eradicate, remove, or otherwise cure the violation.

(Ord. 2025-04, § 1 (Exh. A), 3/11/2025)

1.

First violation: A written warning shall be given to the property owner accompanied by education on STR ordinance requirements. Upon receipt of the warning, the owner of the property shall halt, eradicate, remove, or otherwise cure the violation within seven calendar days.

2.

Second violation: Should the violation continue after the written warning has been issued and after the seven-day time period, a $500.00 fine will be issued to the property owner along with a requirement for immediate cessation of illegal STR activity.

3.

Third and subsequent violations:

a.

$1,000.00 fine per day of continued violation.

b.

Potential legal action, including court-ordered injunctions.

4.

[Nonconforming use requires timely proof.] Owners of nonconforming uses that have been in continuous operation since before this ordinance shall reply to any communication from the city by stating they are a nonconforming use. They shall have 30 days to provide evidence of their prior establishment and continuous use. After providing substantial evidence they shall be officially registered with the city as nonconforming until such use is abandoned for a period of a year or more. Nonconforming short-term rentals must obtain a business license. Owners that cannot provide evidence within 30 days shall be given a warning as a first violation, followed by second, and third violation penalties as provided in this section.

(Ord. 2025-04, § 1 (Exh. A), 3/11/2025)

The city may choose to conduct periodic workshops or public meetings to educate residents on how to recognize and report illegal STRs. Updates on enforcement may also be shared with the community at times to maintain transparency and build trust.

(Ord. 2025-04, § 1 (Exh. A), 3/11/2025)