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Pacifica council introduces rewritten short‑term rental ordinance after years of debate
Summary
The council voted to introduce an updated ordinance that tightens rules for unhosted rentals, adds inspections and insurance requirements, clarifies residency proof and guest rules, and requires Coastal Commission certification before some rules take effect in the coastal zone.
Community Development Director Samantha Updegrave presented a rewritten short‑term rental (STR) ordinance July 14, saying the draft reflects council and planning commission direction after multiple study sessions and public hearings. "A short term rental is the use of a dwelling unit or portion of it for a rental of less than 30 consecutive days," Updegrave said as she summarized proposed changes.
The rewrite narrows the definition of hosted STRs, moves accessory dwelling units (ADUs) and junior ADUs out of the hosted class, requires proof of insurance and an inspection for every STR, and reduces the annual night limit for unhosted rentals from 90 to 60 nights. It adds a 30‑minute responsible‑party response time requirement, clarifies solid‑waste and composting information to be provided to renters, and retains a citywide parking requirement of one off‑street space per legally permitted bedroom. Updegrave also emphasized that some aspects of the ordinance will not take effect in Pacifica’s coastal zone until the California Coastal Commission certifies the local coastal amendment.
Planning Commissioner Devine, who represented the Planning Commission at the hearing, urged the council to weigh enforcement capacity as it adopts restrictions. "These are restrictive policies, and I hope that if they are enacted that the city will meet the level of enforcement that this will demand," Devine said.
Neighbors and community groups gave mixed testimony at the public hearing. Several residents told the council they have been living next door to properties operating as de‑facto event venues and described noise, parking and safety impacts. "We never dreamed that we'd have a business operating next door," said Peggy O'Donnell, who said a nearby house was being advertised as sleeping 16–20 people. Brian Reneiro, representing neighbors near Pedro Pointe, told the council the ordinance "is strong" and urged timely enforcement in the coastal zone once certified. Operators and hosts cautioned the council that broad restrictions would harm responsible hosts who rely on STR income; an operator, Albert Zhang, said the draft would make hosting “nearly impossible” for many.
Council members debated specific language changes proposed by staff and the Planning Commission, including whether the definition of hosted should explicitly require a host to be on site overnight. Several commissioners and many commenters urged that requirement be explicit; some planning commission recommendations would require a host to be on site between 11 p.m. and 6 a.m. The draft also includes platform accountability provisions modeled after Santa Monica’s ordinance that would require advertising platforms to share listings and block bookings for unpermitted properties.
After public comment and council questions, Mayor Pro Tem Christine Bowles moved to introduce the ordinance, waive the first reading and find the proposal exempt under the California Environmental Quality Act; Councilmember Beier seconded. The motion to introduce the ordinance passed 4–0 with Mayor Beckmeyer absent.
What the council approved tonight is an introduction/first reading of the ordinance; adoption will require a subsequent vote. Staff told the council that sections that would impose significant operational or capital obligations on permit holders (for example, some parking or structural requirements) cannot be enforced in the coastal zone until the Coastal Commission certifies the local coastal program amendment, and that timing depends on the Commission’s review process.
