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Planning commission begins discussion of short-term rental cap; residents urge caps, buffers and exclusion zones
Summary
In a work session the commission reviewed options to limit short-term rentals (STRs), including a proposed 165-permit cap for 14-day STRs, neighborhood exclusion zones (East of Hwy 101), and proximity/density buffers; staff recommended packaging STR rule changes with broader housing-code updates and flagged enforcement and staffing costs.
The Cannon Beach Planning Commission held a work session focusing on proposed changes to the city's short-term rental (STR) rules, including a staff-drafted ordinance to cap the number of 14-day STR permits and possible geographic controls to reduce clustering.
Staff presented packet materials comparing regional STR levels, enforcement models and administrative cost estimates, and cautioned that major ordinance changes would require Measure 56 notice and additional budget and staff time. Staff recommended combining STR amendments with other housing-related code updates for efficiency and public-notice coordination.
Public testimony was extensive. Long-time residents and neighborhood representatives urged a cap (suggested figures ranged from 165 to retaining the current tally of about 195'200), neighborhood exclusion zones (notably proposals to limit or phase out STRs east of Highway 101), and proximity buffers (100'1250'250 feet) to prevent clustering that, they said, erode livability, increase noise and parking problems, and pose safety issues for children. Several speakers favored a proximity/density standard over an absolute cap so STRs would be spread across the city rather than concentrated.
Other commenters urged caution, noting observed STR counts have been relatively stable since 2015 and questioning how much effect a cap would have on housing affordability. One former planning commissioner suggested a narrow, objective proximity rule would be easier to enforce than a rolling cap and waiting list.
Commissioners discussed trade-offs: caps create a clear limit but require administrative tracking and a waiting-list system; proximity/density buffers and exclusion zones are more targeted to protect specific neighborhoods but may be legally and administratively complex. Several commissioners expressed interest in pursuing a proximity/density approach combined with exclusions for sensitive neighborhoods and directed staff to review other jurisdictions' code language and enforcement experience.
Staff said it will return with comparative ordinance language and cost estimates and suggested pairing STR rule changes with broader housing- and parking-related code updates to limit the number of separate public-notice processes.
No formal action was taken at the meeting; the item remains a work-session topic and will return to the commission for further refinement.
