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Port Hueneme directs staff to draft short-term rental rules compatible with Coastal Commission standards
Summary
After a community survey and forum, the council unanimously instructed staff to draft a permissive but regulated short-term rental (STR) ordinance that would require permits, local contact information, occupancy limits and a permit fee — and to design the rules with an eye to California Coastal Commission approval.
Port Hueneme, Calif. — The City Council unanimously Aug. 19 directed staff to prepare a short-term rental ordinance based on a moderate regulatory framework that staff said is consistent with previous approvals by the California Coastal Commission.
Council members received the results of a community engagement process that included an online survey (203 responses) and a June public forum. Staff said that although the city currently receives some transient-occupancy-tax (TOT) revenue from short-term rentals, many units advertising on platforms such as Airbnb and VRBO do not remit TOT; staff estimated 14 units were currently paying TOT but that 40–55 rentals were likely active citywide, producing roughly $24,000–$29,000 in annual TOT now and potentially more if compliance increased.
Key features staff recommended for drafting: a city permit and annual fee (staff cited a model fee near $995 used by peer cities), posting of a 24-hour local contact and house rules at the property, occupancy limits (for example, two overnight guests per bedroom with a maximum cap such as 10 guests), quiet hours, trash and parking protocols (a minimum of one off-street parking space per rented bedroom), and enforcement steps including fines and permit revocation for repeated violations.
Because much of Port Hueneme lies in the California Coastal Zone, staff noted that the Coastal Commission must review and approve local STR regulations for that area; staff recommended starting with a framework the Commission has previously approved (for example, a 10% cap on allowed STRs by area) rather than pursuing rules that the Commission has historically rejected, such as an outright ban.
Council discussion focused on whether to adopt citywide rules or separate rules for coastal and non-coastal areas, the difficulty of measuring current unit locations, and the need for a permitting program to produce better data. Councilmember comments suggested a phased approach: require permits so the city can map existing rentals, then refine caps or geographic limits as needed. The council voted 5–0 (Council Member Gama absent) to receive the staff report and direct staff to draft an ordinance using the moderate framework described.
Why it matters: Short-term rentals raise complaints about noise, trash, parking and “party houses” while generating visitor spending and TOT revenue. Port Hueneme faces the added complexity that most suspected STRs are in the Coastal Zone and thus subject to Coastal Commission review.
What’s next: Staff will produce a drafting packet for council review that includes a proposed permit program, fees, occupancy and operational rules, enforcement language and a plan for Coastal Commission submittal where required. The city will also continue outreach and enforcement steps to identify unregistered STRs and improve TOT compliance.
Speakers: staff presentation and written comments included the California Apartment Association (Matthew Buck) and many residents who spoke at the June forum. Staff and council emphasized the Coastal Commission’s approval authority for coastal-zone regulations.
