National City Council adopts short‑term rental rules capping 45 units per district

National City’s City Council unanimously adopted an ordinance establishing a short‑term rental licensing program and capping licenses at 45 per council district.

The ordinance, adopted at second reading Tuesday, adds Chapter 6.3 to the National City Municipal Code and requires criminal background checks for STR license applicants. Staff said the ordinance will take effect 30 days after adoption and that the city expects to begin implementation — including working with a third‑party vendor to accept applications — by early 2026.

City planning staff presented the item as the product of more than a year of public outreach and enforcement concerns tied to unregulated rentals. David Welch, planning division, told the council staff had counted “over 200” short‑term rental listings on platforms such as Airbnb and VRBO and that the cap is intended to control concentrations of rentals in specific neighborhoods.

Councilmember Rodriguez, who moved adoption, and other councilmembers said enforcement and the timeline for issuing permits were priorities. “Whoever files first and completes their permit will be counted toward the 45,” Rodriguez said, noting that districts with many existing unlicensed units should apply quickly. City staff said the city will accept applications after the ordinance becomes effective and will stop issuing new permits for a district once the cap is reached.

Public comment varied. Jorge Garcia said the draft contained internal contradictions and warned that fines and penalties could harm renters as well as owners. Ed Neto urged the council not to rush and to consider local impacts before final implementation.

Staff said the ordinance includes a phased implementation plan. The city will publish application procedures and work with a third‑party licensing vendor to process submissions; staff indicated they expect to have the application portal ready by early 2026. The ordinance also directs staff to require evidence that food‑service and safety standards will be maintained at permitted properties and to coordinate with the police department on enforcement.

Votes at a glance - Item: Ordinance adding Chapter 6.3 (Short‑Term Rentals) - Motion: Adopt ordinance (second reading) - Mover: Councilmember Rodriguez - Outcome: Approved unanimously

Why it matters: Councilmembers and police cited multiple neighborhood incidents — including shootings and repeated calls for service — linked to unregulated short‑term rentals, and the ordinance is intended to balance neighborhood quality‑of‑life concerns with property owners’ rights. The cap aims to prevent concentrated clusters of commercial short‑term activity in residential areas.

What’s next: The ordinance becomes city law 30 days after adoption. Staff said it will return to council with details of the application portal and staffing plan for enforcement and licensing.

(Reporting note: Planning staff presentation and the ordinance language were introduced at the meeting; staff identified the 45‑per‑district cap and the criminal‑background requirement as changes made on second reading.)