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Staff presents draft short‑term rental ordinance; commission gives mixed direction on limits, home shares and enforcement
Summary
Planning staff presented a draft short‑term rental ordinance that would prohibit whole‑home STRs in single‑ and two‑unit zones, create a coastal licensing area and require permits for many STR uses; commissioners provided preliminary direction on permit paths, caps, parking and enforcement and asked staff to return with a full ordinance in February 2026.
Planning staff on Dec. 18 presented a draft framework for a citywide short‑term rental ordinance and asked the Planning Commission for policy direction on five core questions: the inland (Title 30) permit path, the coastal (Title 28) permit path and licensing area, limits on the number of licenses per owner, the grace period for existing operators, and parking standards.
Laura Bridal, project planner, said the draft aims to protect long‑term housing while providing lower‑cost visitor options through licensed home‑share programs and tightly regulated whole‑home permits in certain commercial or license areas. The proposal would generally prohibit whole‑home STRs in single‑ and two‑unit residential zones, allow home shares where the primary resident is present, and designate a coastal license area where CUP‑based permits could be issued for STRs; staff emphasized the work must be negotiated with the California Coastal Commission and that coastal approval typically lengthens the timeline.
Staff laid out three policy tiers for each question (more restrictive / moderate / less…
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