Council extends short‑term vacation rental pilot in commercial zones for two years

The Hermosa Beach City Council on Sept. 9 voted 5–0 to adopt an ordinance, by title only, extending the city’s short‑term vacation rental (STVR) pilot program in certain commercial zones for two additional years, through Oct. 25, 2027.

Planning Manager Alexis Oropeza summarized the request and background: the city originally adopted zoning regulations for short‑term vacation rentals in 2019, extended the pilot in 2021 and 2023, and sought another two‑year extension so the program can continue while the city monitors impacts. "Within the coastal zone, there's approximately 66 units that are eligible. Outside of the coastal zone it's approximately 79," Oropeza said; she added the city had about a dozen registered, permitted STVRs at the time of her report.

Council debate focused on the limited scope of the measure — it applies only to eligible residential units located on commercially zoned parcels and does not change the prohibition on STVRs in residential‑zoned neighborhoods. Mayor Rob Seaman said the ordinance "is a different animal completely from having short term rentals in the residential areas," and that the extension preserves the city’s existing pilot program while other state and Coastal Commission legal matters work through the system.

Members of the public urged the council to consider enforcement and contingency planning. A public commenter who recently attended Coastal Commission proceedings warned the council that a Coastal Commission decision could affect local bans and urged the city to have "a backup plan" if the commission or litigation changes the regulatory environment. Another commenter said the public would welcome a broader update on STVR status, enforcement and possible fiscal impacts.

Staff told the council it would follow up with more granular information on compliance and TOT collection, noting the difference between the eligible parcel inventory (about 145 commercial parcels with residential units) and the far smaller number of currently permitted units. Councilmember Michael Francois asked staff to report back on whether any eligible parcels are operating without permits and whether TOT is being collected. Staff said they would coordinate with host‑compliance enforcement teams and return with details.

The council adopted the ordinance extension by roll‑call vote; the motion carried with Councilmembers Francois, Keegan, Jackson, Mayor Pro Tem De Toit and Mayor Rob Seaman voting aye.

Council directed staff to continue monitoring the program and to return with compliance data and related recommendations, including options should state or Coastal Commission action change the local regulatory landscape.

Action on the extension does not alter the city’s separate legal matters concerning residential bans or Coastal Commission appeals; staff and council said those broader matters will be addressed in future briefings and agendaed items as appropriate.