Pacifica City Council
July 14, 2025

PLANNING COMMISSION
Staff Report
Scenic Pacifica
Incorporated Nov. 22, 1957
DATE: June 16, 2025 FILE: File No. 2025-001
ITEM: 1
SUBJECT: File No. 2025-001 – Text Amendment TA-157-25, initiated by the City of Pacifica, to repeal and replace Article 49, “Short-Term Rentals” of the City of Pacifica Zoning Regulations (Title 9, Chapter 4 of the Pacifica Municipal Code) relating to the regulation and permitting of Short-Term Rentals and establishing fines for violations consistent with Government Code section 25132(e); amending Section 9-

4.2904 “Exempted Signs”; repealing Resolution No. 2025-001; and finding the text amendment exempt from the California
Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 (Class 1- Existing Facilities) and Section 15061(b)(3) (Common Sense) exemptions.

PROJECT
LOCATION: Citywide
PUBLIC NOTICE: A one-eighth page Notice of Public Hearing was published in the San Mateo Daily Journal on June 5, 2025.

CEQA
RECOMMENDATION: Exempt from the California Environmental Quality Act (CEQA) CEQA Guidelines (14 Cal. Code Regs. 15000 et seq.), including without limitation Section 15301 (Existing Facilities) and Section 15061(b)(3) (Common Sense) exemptions.
.

REQUIRED
APPROVALS: Government Code Section 65853 et seq. requires the Planning Commission to conduct a public hearing and provide a written recommendation to the City Council on any new zoning ordinance, amendment to a zoning ordinance, or change in a property’s zoning designation. Pacifica Municipal Code Section 9-4.3501 et seq. similarly 1 Packet Pg. 62
PC Staff Report
Short-Term Rental Ordinance Amendment
June 16, 2025

requires the Planning Commission to conduct a public hearing and to provide by resolution a recommendation to the City Council on any zoning text amendment or change in a property’s zoning designation.

The City Council, as the legislative body of the City, must conduct a public hearing and enact by ordinance any zoning text amendment or change in a property’s zoning designation before it may take effect, with few exceptions. Public Resources Code Section 30514 additionally provides that any ordinance enacted by the City Council which amends the City’s zoning standards or zoning map shall not take effect within the Coastal Zone until the California Coastal Commission certifies an amendment to the City’s Local Coastal Program.

RECOMMENDED
ACTION: Adopt a Resolution initiating the Text Amendment and recommending approval of the ordinance to City Council; repealing Resolution No. 2025- 001; and finding the proposed ordinance is exempt from review under the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines sections 15301 (Existing Facilities) 15061(b)(3). (Attachment A)
BACKGROUND:

The term Short-Term Rental (STR) refers to the use of all or a portion of a residential dwelling unit for a rental of less than 30 consecutive days. The popularity of STRs has increased steadily over the past decade due in part to the convenience of booking provided by companies such as Airbnb and VRBO and the increased availability of STRs as an alternative to a traditional hotel or motel. STRs can also provide a source of income for owners and occupants of the residential dwelling units offered for rent as STRs.

The proposed text amendments in the Draft Ordinance would repeal and replace Article 49 “Short-Term Rentals” of Title 9, Chapter 4 of the PMC. The Draft Ordinance incorporates direction provided by the Council at the preceding study sessions, recommendations from the Planning Commission, and additional policy direction from the City Council during deliberations on the text amendments. The revised Draft Ordinance is provided in Attachment A, Exhibit 1.

For a detailed discussion of the background of the proposed STR Ordinance, please see the staff report provided with the City Council meeting agenda for February 24, 2025:
https://pacificacityca.iqm2.com/Citizens/Detail_Meeting.aspx?ID=1702 City Council Study Sessions
From June to December 2024, the Council conducted four in-depth study sessions to discuss amendments to the City’s STR ordinance, with a primary focus on addressing potential and reported community impacts associated with short-term transient uses within existing residential uses.
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Short-Term Rental Ordinance Amendment
June 16, 2025

On June 24, 2024, City staff provided a report and presentation to the City Council to initiate discussion of updates to the City’s STR Program. Information presented to the City Council included an overview of current regulations and enforcement processes, outlined staff coordination efforts with the CCC, and summarized information gleaned from researching ShortTerm Rental provisions in eight jurisdictions. After receiving the staff report, presentation, and public comments and feedback, the City Council directed the City Manager to evaluate and research various policy and regulatory compliance topics.

On August 26, 2024, and at continued deliberations on September 9, 2024, staff presented detailed information, including implementation impacts and considerations, for each policy and regulatory compliance topic discussed at the June Study Session. The Council provided direction to the City Manager related to policy, regulatory compliance, and streamlining procedures for inclusion in the Draft Ordinance.

On December 5, 2024, staff provided updates to the Council on communications between City and California Coastal Commission (CCC) staff and requested that the Council discuss topics related to parking, STR density, multi-family dwellings, and minimum rental duration in light of CCC staff feedback provided. The City Council provided specific policy direction on these topics for inclusion in the Ordinance. Additionally, the Council discussed regulations and provided clarification on policy and regulatory compliance provisions to include in the Draft Ordinance.

Planning Commission Review and Recommendation
At the January 21, 2025, meeting, the Planning Commission held a public hearing and passed Resolution 2025-001 recommending approval of the text amendment to the City Council by a 6-0 vote. The resolution included additional recommendations for changes and/or clarifications to the Draft Ordinance.

City Council Review and Consideration
On February 24, 2025, The City Council held a public hearing introducing the Draft Ordinance amendments, which reflected the key goals and priorities identified by the City Council during the prior study sessions and the Planning Commission’s recommendations. During their deliberations on the proposed ordinance, the City Council identified changes to previous policy decisions as well as areas where the proposed amendments did not meet their policy objectives. They provided direction to the City Manager for additional changes to the Draft Ordinance and adjourned the meeting to a future date to be determined to continue deliberations. The continued public hearing was held on April 14, 2025, and the City Council provided additional direction on changes.

Because some of the changes are substantive, the Draft Ordinance must go back to the Planning Commission for consideration and a recommendation and then be brought back to the City Council for a new public hearing.
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Short-Term Rental Ordinance Amendment
June 16, 2025

Council Directed Changes to the Draft Ordinance
The City Council accepted all recommendations made by the Planning Commission, except changes to the required parking. The table below provides a summary of the changes that resulted from the City Council’s direction from their hearings on February 24, 2025, and April 14, 2025.
# Draft Ordinance - Pacifica
Municipal Code Section
Council Directed Change
Definitions, PMC Sec. 9-4.4901
1 Sec. 9-4.4901(g)
“Natural person”
Add a definition for “natural person.”
2 Sec. 9-4.4901(j)
“Operator” and conforming
changes in Sec. 9-4.4903(c)
Add “Natural” before “Person” in definition.
3 Sec. 9-4.4901(r)(i)
“Hosted Short-Term Rental” and
conforming changes in Sec.9-

4.4901(m)
Remove Accessory Dwelling Unit from the definition of “hosted STR.”
Standards applicable to Short-Term Rentals, PMC Sec. 9-4.4903 4 Sec. 9-4.4903(a)
Standards
Remove allowance for operators of hosted STRs to reside in an ADU/JADU and operate an STR in the primary dwelling.

Short-term Rental Permit required 9-4.4904
5 Sec. 9-4.4904(a)(xi)
Application
Add proof of insurance, such as an insurance certificate. 6 Sec. 9-4.4904(d)
Inspections
Require inspections for both hosted and unhosted STRs.

Add life-safety issues, pools/spas, and lighted ingress and egress to be considered during inspections
Require a separate fee for STR inspections.

Operational Requirements. PMC Sec. 9-4.4905
7 Sec. 9-4.4905(c)
Responsible Party
Additional language to clarify requirements for Responsible Party, including response time.
8 Sec. 9-4.4905(d)
Required Information Provided
Add composting to list of required information.
9 Sec. 9-4.4905(t)
Unhosted Short-Term
Rentals
Decrease the number of nights unhosted STRs can be rented from 90 to 60.
10 Sec. 9-4.4905(l)
Occupancy
Change STR occupancy to exclude children under the age of six.
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Short-Term Rental Ordinance Amendment
June 16, 2025

11 Sec. 9-4.4905(q)
Parking
PC recommended different parking standards for STRs based on whether they were within or outside of the Coastal Zone; Council direction was to keep parking the same per original policy decision.
12 Sec. 9-4.4911 and 9-

4.4904(j)
Platform Responsibility
Add a new section for advertising platform responsibility modeled from Santa Monica provisions which requires
advertising platforms to review registry maintained by City to confirm Short-term Rental has been issued a permit.

Violations and enforcement. – PMC Sec 9-4.4909
13 Sec. 9-4.4909(h) Add a new section which allows an Aggrieved Resident of the City to invoke violations of ordinance as a basis for a private action for injunctive relief to prevent or remedy public nuisance violations.

Application of Ordinance -Sec. 9-4.4912
14 Section 9-4.4912(b) Clarified application of the Ordinance in Coastal Zone to confirm that the Ordinance must be certified by the Coastal Commission.

Other Changes
Although not included in the text amendments, City Council also gave direction to the City Manager on the following program administration issues, and are provided here for reference:
• Application – include fines possible under the social host / unruly code; • Application – add indemnity provision to application similar to what is included for other applications; and
• Maintain a list of all active STRs on a website.
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Short-Term Rental Ordinance Amendment
June 16, 2025

DISCUSSION / ANALYSIS
Planning Commission’s Role
The Planning Commission serves in an advisory role to the City Council for the proposed zoning amendment. In analyzing the proposed amendments, the Commission may consider prior City Council discussions and direction, public health, safety, comfort, and general welfare and consistency with the City’s General Plan.

Prior to making a recommendation to City Council, the Planning Commission should review the changes to the Draft Ordinance (Attachment A, Exhibit 1), and determine whether the proposed amendments effectively incorporate the key goals and priorities outlined by the City Council. Should the Planning Commission identify areas for improvement, specific recommendations may be provided to the City Council for consideration.

General Plan Consistency Analysis
The proposed amendments to the City’s STR Ordinance and Sign Ordinance align with the Pacifica General Plan 2040 in that the amendments maintain the economic benefits of STRs while effectively addressing community concerns. The Draft Ordinance is consistent with the following General Plan policies and programs.

Program HE-I-7 Preserve Existing Affordable Housing Units The Draft Ordinance specifically addresses preservation of existing affordable housing as it includes provisions limiting the use of multi-family units as STRs to hosted STRs only. It also clarifies that Junior ADUs cannot be used as STRs. These changes help to ensure the continued availability of an important source of affordable housing and also provide opportunities for residents to supplement their income, potentially improving housing affordability.

Policy ES-G-1 Leverage Assets. Leverage Pacifica’s coastal location and unique assets as a primary means to strengthen the local economy, focusing on increasing tourism facilities, including shops, hotels, restaurants, and hiking trails.

STRs increase tourism by providing a diverse range of accommodation options and contribute to the City’s local economy in several ways. First, STRs generate revenue for the City in the form of business license tax (approximately $15,000 collected in 2023) and TOT (approximately $1.5 million in TOT from STRs projected for FY 24-25). Revenue streams from both business license and TOT can be used to fund essential city services such as infrastructure and recreation facility improvements, benefiting the tourist and local economies, as well as residents. As detailed in the June 24, 2024, City Council Staff Report1, the City 1 Staff Report available online at
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Short-Term Rental Ordinance Amendment
June 16, 2025

assumes there are uncollected TOTs from Short-Term Rentals operating within the City of Pacifica. As part of the ongoing review of the Program, the City hired HdL Companies, an auditing, operations, and revenue solutions company, who is assisting the City with tracing these rentals and requiring the STR operators to register with TOT to report their gross receipts so the City may assess the outstanding tax liability. STRs attract a diverse tourist base to the City, introducing new customers to local shops and restaurants. Tourists who patronize these local businesses directly strengthen the local economy by generating revenue for local businesses and contributing to the City’s sales tax base. Finally, STRs provide supplemental income opportunities for Pacifica residents, fostering economic empowerment and enabling contribution to the local economy through increased spending at local businesses, or by pursuing their own local business. By establishing additional STR regulations and improving enforcement actions, amendments to the STR Ordinance effectively leverage the City's unique assets and strengthen the local economy.

Policy ES-I-7 Mixed Land Uses. Promote development of a broader mix of revenue-generating land uses, including hotels, to increase the City’s fiscal benefits.

The proposed Draft Ordinance promotes a broader mix of revenue-generating transient occupancy uses. By offering a diverse range of accommodation options catering to different budgets and travel styles, STRs attract a diverse range of tourists to the City of Pacifica. This increased diversity enhances the City’s fiscal health through revenue generated from business license, TOT, and sales taxes. Furthermore, it stimulates the local economy by increasing revenue generated by local businesses and STR operators.

Policy CD-G-3 Neighborhood Conservation. Preserve the unique qualities of each of Pacifica’s residential neighborhoods. Incorporate neighborhood narratives into the General Plan to reflect these unique qualities and inform appropriate development standards and other policies.

By continuing to limit the total number of STRs in the City to 150, distinguishing between hosted and unhosted rentals and expanding operating regulations that address potential neighborhood impacts such as noise, litter, and parking, the Draft Ordinance preserves the unique qualities of residential neighborhoods, consistent with this General Plan Policy.

Policy CD-I-6 Accessory Dwelling Units. Facilitate the creation of accessory dwelling units that contribute to the variety of available housing and do not disrupt neighborhood character. Update the Zoning Ordinance and Design Guidelines to address the integration of accessory dwelling units into the neighborhood fabric.

The Draft Ordinance directly supports the General Plan’s objective to facilitate the creation of accessory dwelling units (ADUs) that contribute to the variety of available housing, in that it maintains prohibitions on the use of ADUs and Junior ADUs as STRs and permits the use of ADUs and Junior ADUs as part of a hosted STR operation where the operator occupies the ADU or Junior ADU and the primary dwelling is rented on a short-term basis. The Draft Ordinance ensures that accessory dwellings continue to contribute to the variety of available https://pacificacityca.iqm2.com/Citizens/Calendar.aspx?From=1/1/2024&To=12/31/2024 1 Packet Pg. 68
PC Staff Report
Short-Term Rental Ordinance Amendment
June 16, 2025

housing and discourages the construction of accessory dwellings for the sole purpose of use as STRs. The Draft Ordinance effectively integrates ADUs and Junior ADUs and STRs into the neighborhood fabric and enables homeowners to supplement their income by offering their primary residence as a STR, while maintaining their ADU or JADU for personal use.

LOCAL COASTAL PROGRAM
Pursuant to Section 30514 of the California Public Resources Code, the Ordinance amendments would not be effective in the Coastal Zone until the CCC certifies an amendment to the City's Local Coastal Program (LCP). The CCC has found that outright bans or undue restrictions on STRs are inconsistent with Coastal Act policies prioritizing public access and visitor-serving uses.

As detailed in the December 5, 2024, City Council Study Session Staff Report2, City staff consulted with CCC staff on November 5, 2024, to discuss the feasibility of the proposed text amendments. CCC staff provided preliminary comments to staff, noting four areas of potential concern, including parking requirements, STR density limitations, use of multi-family dwellings as STRs, and minimum rental duration requirements. The City Council discussed these four topics at the December 5th study session and directed staff to amend the Ordinance to reflect CCC staff direction.

Following the adoption of the Draft Ordinance, a Local Coastal Program Amendment (LCPA) will be submitted to the CCC, who will determine whether to certify, certify with modifications, or deny the LCPA. Until such time as the CCC certifies the LCPA, existing STR regulations for areas located within the coastal zone will apply.

The proposed text amendments would be consistent with Local Coastal Land Use Plan (certified by the Coastal Commission on May 8, 2025) Implementing Policy LD-I-6, Lower Cost Visitor and Recreational Facilities, which states:

Protect, encourage, and where feasible, provide lower-cost visitor and recreational facilities in the Coastal Zone. These include major, free recreational attractions such as Pacifica Pier and Pacifica State Beach; the public golf course at Sharp Park; the San Francisco RV Park; California Coastal Trail and other trails, lower cost overnight accommodations; and numerous beaches accessible at no cost.

The proposed amendments would maintain allowances for STRs within the Coastal Zone to continue to provide important visitor serving accommodations which increase public access to the coast, while providing additional regulatory and permitting requirements to address operational impacts on residential uses.

PUBLIC COMMENT
2 Staff Report available online at
https://pacificacityca.iqm2.com/Citizens/Calendar.aspx?From=1/1/2024&To=12/31/2024 1 Packet Pg. 69
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Short-Term Rental Ordinance Amendment
June 16, 2025

At the time of writing this report, staff received one public comment related to this Planning Commission action (Attachment B).

CALIFORNIA ENVIRONMENTAL QUALITY ACT
Staff recommend that the Planning Commission find the proposed zoning text amendment in the Draft Ordinance to be exempt from the California Environmental Quality Act (CEQA). The text amendment would be exempt from CEQA pursuant to the “General Rule” exemption in CEQA Guidelines Section 15061(b)(3) The General Rule exemption provides that “The activity is covered by the commonsense exemption that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.”
The proposed zoning text amendment in the Draft Ordinance is also exempt pursuant to CEQA Guidelines Section 15301 (Existing Facilities) as the Draft Ordinance makes amendments to the City’s current short-term rental permitting program for existing residential dwelling units. The Draft Ordinance involves negligible or no expansion of existing or former use. The text amendment would make amendments to the existing STR Ordinance to, among other things, revise provisions related to STR operation and enforcement actions for non-compliance. The additional provisions and regulations governing STRs would not have a significant effect on the environment.

STAFF RECOMMENDATION
Staff recommend adoption of the attached resolution, initiating the text amendment, and recommending approval to the City Council.

COMMISSION ACTION
MOTION FOR APPROVAL:

Move that the Planning Commission FINDS the Draft Ordinance is exempt from the California Environmental Quality Act pursuant to CEQA Guidelines Section 15301 (Existing Facilities) and Section 15061(b)(3) (Common Sense); and ADOPTS the resolution included as Attachment A to the staff report to initiate Text Amendment TA-127-25 and recommends approval to the City Council and repeal Resolution No. 2025-001; and INCORPORATES all maps and testimony into the record by reference.

ATTACHMENT LIST:

Attachment A_Draft PC Resolution_Short-Term Rentals_FINAL (DOCX) 1 Packet Pg. 70
PC Staff Report
Short-Term Rental Ordinance Amendment
June 16, 2025

Attachment A, Exhibit 1 - Draft Ordiance for Short-Term Rental Amendment (DOCX) Attachment B - Public Comment - Received Before Agenda Posting (PDF) 1 Packet Pg. 71
4896-2649-7613 v1
RESOLUTION NO. 2025-###

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PACIFICA INITIATING TEXT AMENDMENT TA-127-25 AND RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE REPEALING AND REPLACING ARTICLE 49 "SHORT-TERM RENTALS" OF CHAPTER 4 OF TITLE 9 OF THE PACIFICA MUNICIPAL CODE RELATING TO THE

REGULATION AND PERMITTING OF SHORT- TERM RENTALS, AMENDING PACIFICA MUNICIPAL CODE SECTION 9-4.2904 “EXEMPTED SIGNS”; ESTABLISHING FINES FOR VIOLATIONS CONSISTENT WITH GOVERNMENT CODE SECTION 25132 (E); REPEALING RESOLUTION NO. 2025-001; AND FINDING THE TEXT AMENDMENT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) (FILE NO. 2025-001) ___________________________________________________________________ Initiated by: City of Pacifica
WHEREAS, on June 11, 2018, the City Council of the City of Pacifica adopted Ordinance 835-C.S. adding Article 49 "Short-Term Rentals" ("STRs") to Chapter 4 of Title 9 of the Pacifica Municipal Code to establish regulations governing the short-term rental of residential property within the City of Pacifica; and
WHEREAS, on February 27, 2023, the City Council adopted Ordinance 888-C.S. repealing and replacing Article 49 "Short-term Rentals" of Chapter 4 of Title 9 of the Pacifica Municipal Code relating to the regulation and permitting of short- term rentals; and WHEREAS, during 2024, the City Council advanced Goal 3: prioritize protection and development of affordable housing, Strategy 3.2: Update the Short-Term Rental Ordinance of the City’s Strategic Plan 2023 to 2030; and
WHEREAS, advancement of Goal 3, Strategy 3.2 of the City’s Strategic Plan included a comprehensive evaluation of the program’s status and enforcement activity; and
WHEREAS, the City Council held a Study Session on June 24, 2024, to receive information on the Short-Term Rental Program and provide direction on potential ordinance provisions for City staff to research and analyze and bring back to Council; and WHEREAS, the City Council held a Study Session on August 26, 2024, with continued deliberations occurring on September 8, 2024, to consider implementation impacts for each of the policy and regulatory compliance topics discussed at the June

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Study Session, and to provide direction on provisions for the updated Short-Term Rental Ordinance; and
WHEREAS, on November 5, 2024, city staff consulted with California Coastal Commission staff to discuss feasibility of the proposed text amendments; and WHEREAS, during the November 5, 2024 consultation between City staff and CCC staff, four areas of potential concern were identified and feedback was provided, including parking requirements, short-term rental density limitations, use of multi-family dwellings as short-term rentals, and minimum rental duration requirements; and WHEREAS, on December 4, 2024, the City Council held a Special Council Meeting to receive updates regarding the November 5, 2024 consultation meeting between City staff and California Coastal Commission discuss the four topics of concern and provide feedback and direction to staff on ordinance provisions and amendments; and WHEREAS, the Planning Commission held a duly noticed public hearing on the proposed amendments contained in Text Amendment TA-127-25 (File No. 2025-001) (“Draft Ordinance”) on January 21, 2025, and adopted Resolution No. 2025-001 by a vote of 6 to 0 with 0 of absences, initiating and recommending City Council approval of Text Amendment TA127-25.

WHEREAS, the City Council held a duly noticed public hearing on the proposed ordinance on February 24, 2025, provided additional direction to the City Manager on revisions to the draft Ordinance, and adjourned the meeting to a future date to continue deliberations; and
WHEREAS, the City Council continued deliberations on April 14, 2025, at a duly noticed public hearing, provided final direction to the City Manager for revisions to the draft Ordinance, and directed the City Manager to refer the revisions back to the Planning Commission for review and recommendation; and
WHEREAS, on June 16, 2025, the Planning Commission held a duly noticed public hearing on the proposed amendments contained in Text Amendment TA-157-25 (File No. 2025-001) and adopted Resolution No. 2025-### by a vote of #-# initiating and recommending to the City Council adoption of Text Amendment TA-157-25 (File No. 2025- 001); and
NOW, THEREFORE BE IT RESOLVED, by the Planning Commission of the City of Pacifica as follows:

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1. The above recitals are true and correct and material to this Resolution.

2. In making its findings, the Planning Commission relied upon and hereby incorporates by reference all correspondence, staff reports, and other related materials.

3. The Planning Commission hereby repeals Resolution 2025-001.

4. The Planning Commission hereby finds that the proposed Draft Ordinance and included amendments to Article 49 are consistent with the General Plan and Local Coastal Plan as follows:
a. General Plan Housing Element Program HE-I-7 Preserve Existing Affordable Housing Units, in that:
i. The Draft Ordinance specifically addresses preservation of existing affordable housing as it includes provisions limiting the use of multi-family units as STRs to hosted STRs only.
ii. Provisions limiting the use of multi-family units for STR purposes helps to ensure the continued availability of an important source of affordable housing, and provides opportunities for residents to supplement their income, potentially improving housing
affordability.
b. General Plan Policy ES-G-1 Leverage Assets (Leverage Pacifica’s coastal location and unique assets as a primary means to strengthen the local economy, focusing on increasing tourism facilities, including shops, hotels, restaurants, and hiking trails), in that:
i. Short-term rentals increase tourism by providing a diverse range of accommodation options; and
ii. Short-term rentals contribute to the City’s local economy by generating business license tax and transient occupancy taxes (TOT), revenues from which can be used to fund essential city services such as infrastructure and recreation facility improvements, benefiting both the tourist and local economies; and
iii. Short-term rentals attract a diverse tourist base to the city, introducing new customers to local shops and restaurants; and

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iv. Tourists who patronize these local businesses directly strengthen the local economy by generating revenue for local businesses and contributing to the city’s sales tax base; and
v. Short-term rentals provide supplemental income opportunities for Pacifica residents, fostering economic empowerment and
enabling contribution to the local economy through increased spending at local businesses, or by pursuing their own local business; and
vi. By establishing additional short-term rental regulations and improving enforcement actions, amendments to the short-term rental Program effectively leverage the city's unique assets and strengthen the local economy.
c. General Plan Policy ES-I-7 Mixed Land Uses (Promote development of a broader mix of revenue-generating land uses, including hotels, to increase the City’s fiscal benefits), in that:
i. The short-term rentals promote a broader mix of revenuegenerating transient occupancy uses; and ii. Allowing short-term rentals to operate within the City offers a diverse range of accommodation options catering to different budgets and travel styles; and
iii. Short-term rentals attract a diverse range of tourists to the City of Pacifica, thereby enhancing the City’s fiscal health through revenue generated from business license, TOT, and sales taxes; and
iv. Allowing short-term rentals to operate within the City stimulates the local economy by increasing revenue generated by local businesses and short-term rental operators.
d. General Plan Policy CD-G-3 Neighborhood Conservation (Preserve the unique qualities of each of Pacifica’s residential neighborhoods.

Incorporate neighborhood narratives into the General Plan to reflect these unique qualities and inform appropriate development standards and other policies), in that:
i. The Draft Ordinance preserves the unique qualities of residential neighborhoods by distinguishing between hosted and unhosted

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rentals and expanding operating regulations that address potential neighborhood impacts such as noise, litter, and parking. e. General Plan Policy CD-I-6 Accessory Dwelling Units (Facilitate the creation of accessory dwelling units that contribute to the variety of available housing and do not disrupt neighborhood character. Update the Zoning Ordinance and Design Guidelines to address the integration of accessory dwelling units into the neighborhood fabric), in that:
i. The amended Short-Term Rental Program facilitates the creation of accessory dwelling units (ADU) that contribute to the variety of available housing by maintaining prohibitions on the use of ADUs and junior ADUs as STRs, ensuring that accessory dwellings continue to contribute to the variety of available housing and discouraging the construction of accessory dwellings for the sole purpose of use as STRs; and
f. Local Coastal Land Use Plan Implementing Policy LD-I-6, Lower Cost Visitor and Recreational Facilities (protect, encourage, and where feasible, provide lower-cost visitor and recreational facilities in the Coastal Zone. These include major, free recreational attractions such as Pacifica Pier and Pacifica State Beach; the public golf course at Sharp Park; the San Francisco RV Park; California Coastal Trail and other trails, lower cost overnight accommodations; and numerous beaches accessible at no cost) in that the proposed amendments would maintain allowances for STRs within the Coastal Zone, while providing additional regulatory and permitting requirements to address operational impacts on residential uses.

5. The public necessity, convenience, and general welfare clearly permit the adoption of the Draft Ordinance, in that clarifying operating regulations for hosted and unhosted short-term rentals reduces neighborhood impacts and ensures short-term rentals operate in a compatible manner with existing residential uses.

6. The Planning Commission further finds that this Ordinance is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to the commonsense exemption, Section 15061(b)(3) of the State CEQA Guidelines, because CEQA applies only to projects that have the potential for causing a significant effect on the environment. It can be seen

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with certainty that there is no possibility that this Ordinance will have a significant effect on the environment. Additionally, the Ordinance is exempt from CEQA pursuant to CEQA Guidelines section 15301 (Class 1-Existing Facilities) as the Draft Ordinance makes amendments to the City’s current short-term rental permitting program for existing residential dwelling units.

The Draft Ordinance involves negligible or no expansion of existing or former use. This Ordinance is an exercise of the City’s police power to reduce the adverse effects of short-term rentals. As a result, this Ordinance will not result in direct or indirect physical changes in the environment and is not subject to CEQA.

7. Implementation of the Draft Ordinance in areas located within the coastal zone is contingent upon the California Coastal Commission’s certification of a Local Coastal Program Amendment (LCPA).

BE IT FURTHER RESOLVED, the public testimony related to the Draft Ordinance has demonstrated that the presence of short-term rentals in residential neighborhoods has created quality of life issues including noise, trash, and parking congestion; and BE IT FURTHER RESOLVED that the Planning Commission of the City of Pacifica does hereby recommend approval to the City Council of the City of Pacifica the zoning text amendment described in Text Amendment TA-127-25 attached hereto as Exhibit 1 to this Resolution, attached hereto.

PASSED AND ADOPTED at a regular meeting of the Planning Commission of the City of Pacifica, California, held on the 16th day of June, 2025.

AYES, Commissioners:

NOES, Commissioners:

ABSENT, Commissioners:

ABSTAIN, Commissioners:
____________________________
Samantha Hauser, Chair
ATTEST: APPROVED AS TO FORM:

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____________________________ _____________________________ Samantha Updegrave, Michelle Kenyon, City Attorney
Community Development Director

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ORDINANCE NO. ___________

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PACIFICA REPEALING AND REPLACING ARTICLE 49 (SHORT TERM RENTALS) OF CHAPTER 4 OF TITLE 9 OF THE

PACIFICA MUNICIPAL CODE RELATING TO THE REGULATION AND PERMITTING OF SHORT-TERM RENTALS AND ESTABLISHING FINES AND PENALTIES FOR VIOLATIONS; AMENDING PACIFICA MUNICIPAL CODE SECTION 9-4.2904 (EXEMPTED SIGNS) (TEXT AMENDMENT TA-157-25); AND FINDING ADOPTION OF THE ORDINANCE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) (FILE NO. 2025-001) WHEREAS, on June 24, 2024, August 26, 2024, September 9, 2024, and December 5, 2024, the City Council of the City of Pacifica considered and provided input on ordinance revisions to the City’s Short-Term Rental Ordinance enacted on February 27, 2023; and WHEREAS, since enactment of the Short-Term Ordinance, residents have commented to the City Council about impacts of Short-term Rentals, including the loss of parking, excessive noise, disruptions to the community, loss of neighborhood integrity and other deleterious impacts; and
WHEREAS, the City Council has also received public comments relating to the sale of residential property in Pacifica for the singular purpose of using the property as a Short-term Rental, which can negatively impact the community by reducing housing units available for longterm residential use; and WHEREAS, Short-term Rentals can provide benefits to the community by providing economical options for transient lodging as well as income generating opportunities for property owners in Pacifica; and
WHEREAS, it is in the public interest to minimize the adverse impact of Short-term Rental activity on the health and safety of residents and visitors and to ensure such activity is conducted in a manner that preserves existing housing, communities and neighborhood integrity; and
WHEREAS, regulations that balance the benefits to the community from Short-term Rentals and address the negative impacts from Short-term Rentals are important to provide assurances to the community and long-term stability to Short-term Rental operators and guests; and
WHEREAS, the Planning Commission of the City of Pacifica held a duly noticed public hearing on the proposed amendments contained in Text Amendment TA-157-25 (File No. 2025- 001) on January 21, 2025, and adopted Resolution No. 2025-001 by a vote of 6-0 initiating and recommending to the City Council adoption of Text Amendment TA-157-25 (File No. 2025-001); and
WHEREAS, the City Council held a duly noticed public hearing on the proposed ordinance on February 24, 2025, provided additional direction to the City Manager on revisions to the draft Ordinance, and adjourned the meeting to a future date to continue deliberations. ; and

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WHEREAS, the City Council continued deliberations on April 14, 2025, at a duly noticed public hearing, provided final direction to the City Manager for revisions to the draft Ordinance, and directed the City Manager to refer the revisions back to the Planning Commission for review and recommendation; and
WHEREAS, on June 16, 2025, the Planning Commission held a duly noticed public hearing on the proposed amendments contained in Text Amendment TA-157-25 (File No. 2025- 001), and adopted Resolution No. 2025-### by a vote of #-# initiating and recommending to the City Council adoption of Text Amendment TA-157-25 (File No. 2025-001); and WHEREAS, the City Council held a duly noticed public hearing on the proposed ordinance on Month Day, Year, and introduced Ordinance ### on the same day; and NOW, THEREFORE, the City Council of the City of Pacifica does ordain as follows:

Section 1. Recitals. The City Council of the City of Pacifica does hereby find that the above referenced recitals are true and correct and material to the adoption of this Ordinance.

Section 2. Amendment. Article 49, “Short-Term Rentals” of Chapter 4, “Zoning” within Title 9, “Planning and Zoning” is repealed and replaced in its entirety to read as follows:
“Sec. 9-4.4900. Purpose and intent.

The purpose of this article is to establish regulations governing the Short-term Rental of residential property within the City of Pacifica in order to ensure the health, safety, and welfare of the residents of the City of Pacifica, and to allow for the short-term rental of single-family and multi-family dwelling units for less than thirty (30) consecutive days, while still preserving the residential character of neighborhoods, and preventing Shortterm Rental activities from becoming a nuisance or a threat to public health, safety or welfare.

Sec. 9-4.4901. Definitions.

For the purposes of this article, unless otherwise apparent from the context, the following words and phrases are defined as set forth below:
(a) "Administrator" means the Assistant City Manager or designee. (b) "Advertising platform" means a marketplace in whatever form or format which facilitates Short-term Rentals through advertising, matchmaking, or any other means, using any medium of facilitation, and from which the operator of the platform derives revenues, including booking fees or advertising revenues, from providing or maintaining the marketplace.
(c) “Condominium” or “Condominiums” means an estate in real property consisting of an undivided interest in common in a portion of a parcel of real property, together with a separate interest in space in a residential, industrial, or commercial building on such real property, such as an apartment house, office, or store. "Condominium" may include, in addition, a separate interest in any other portion of such real property.
(d) “Events” mean weddings, conferences, retreats, commercial events, loud or disruptive gatherings of any kind, parties or any other similar gatherings which have the potential to cause traffic, parking, noise, or other impacts to the neighborhood.

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(e) “Legally Permitted Bedroom” means the number of bedrooms that are officially approved for occupancy within a dwelling unit, as reflected in the building permit records of the City of Pacifica.
(f) “Multi-family development” means a building, or portion thereof, used and designed as a residence for two (2) or more families living independently of each other and doing their own cooking in such building. Multifamily includes a including duplex, triplex, and attached units (inclusive of attached single-family dwellings), apartment houses, apartment hotels, and flats, but not including automobile courts, motels, hotels, or boardinghouses.
(g) “Natural person” means a living human being.
(h)(g) “Noise Monitor” means a noise detecting alarm sensor device with a call-assist feature that is located on the exterior of the rental property or other noise detecting device/sensor with features that do not have a camera, record conversations, nor store any personal data. The Noise Monitor shall have the capability of detecting noise at levels established by the operator in order to comply with the regulations found in the Pacifica Municipal Code. A Noise Monitor is not a Type I or II Sound Level Meter (SLM).
(h)(i) "Operate" means the operation of a Short-term Rental, and includes the acts of establishing, offering, maintaining, or listing for rent a Short-term Rental with an Advertising platform.
(i)(j) “Operator” means the Natural Person who has applied for a Short-term Rental Permit or has been issued a Short-term Rental Permit by the City. (j)(k) “Person” means natural person, corporation, business trust, estate, trust, partnership, limited liability company, association, or other entity. (k)(l) “Permit” or “Short-term Rental Permit” means a permit issued by the City pursuant to this Article to allow the use of a single Short-term Rental on a single Site.
(l)(m) “Primary residence” means a residence where a Person resides, full-time, for more than six months out of the year. Primary residence shall not include an accessory dwelling unit.
(m)(n) "Rental" means the occupancy or use of a dwelling unit property, in exchange for any form of rent that may be valued in money, including cash, credit, goods, labor, or property, regardless of whether such rent is actually received. (n)(o) “Responsible party" shall mean a n Natural Person, over the age of eighteen (18), who shall be responsible for ensuring compliance with all applicable provisions of the Pacifica Municipal Code by all Short-term Renters and visitors of a Site being used for a Short-term Rental, twenty-four (24) hours per day, seven (7) days per week. when the Operator is not available (o)(p) “Single-family dwelling unit” means a building designed for, or used to house, not more than one family, including all necessary employees of such family. Singlefamily-attached homes are not included in this definition. (p)(q) “Site” shall mean the assessor’s parcel upon which the Short-term Rental is located.
(q)(r) "Short-term Rental" means the use of a dwelling unit, or portion of it, for a Rental of less than thirty (30) consecutive days. A “Short-term Rental” can be either Unhosted or Hosted.
i. “Hosted Short-term Rental” means a Short-term Rental use where a resident, who is the operator and acting as a host, occupies one or more bedrooms in a dwelling unit or an accessory dwelling unit on the same Site as the Short-term Rental while other areas of the dwelling unit or main residence on the Site are rented for the purpose of transient overnight lodging.

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ii. “Unhosted Short-term Rental” means a Short-term Rental use where no Operator is present on the Site during the course of the Rental. (r)(s) “Short-term Rental Permit cap” means the maximum number of Short-term Rental permits that may be issued at any given time by the City. (s)(t) Short-term Renter. A person who exercises occupancy or is entitled to occupancy by reason of a booking transaction, concession, permit, right of access, contract, license, or other agreement for a period of less than 30 consecutive days, counting portions of days as full days in a Short-term Renal.

Short-Term Renters also include all Persons who occupy the Short-Term Rental during the overnight hours of 10:00 p.m. to 8:00 a.m.

In the event of a conflict between the words and phrases defined in this article and the words and phrases defined Title 9 “Planning and Zoning, Chapter 4 “Zoning”, Article 2 “Definitions”, the definitions in this article shall prevail.

Sec. 9-4.4902. Permits required for Short-term Rentals – Permit Cap. (a) The Short-term Rental of residential dwelling units is a prohibited use in every zoning district in the City, with the exception of permitted Short-term Rentals approved pursuant to the requirements of this article.
(b) Subject to the requirements of this article, including the Short-term Rental Permit cap, Short-term Rentals are allowed as accessory uses to residential dwelling units in all zoning districts where residential dwelling units are allowed as a permitted or conditional use.
(c) Permit Cap. The Short-term Rental Permit cap shall be one hundred fifty (150) Short-term Rental Permits at any given time. The Administrator shall not approve any applications for Short-term Rental Permits once the Administrator has determined that the Short-term Rental Permit cap has been reached. (d) The Administrator shall create a waiting list where the number of Short-term Rental applicants exceeds the total number of available Short-term Rental Permits. Pursuant to Section 9-4.4904(g) of this article, Short-term Rental applications for qualifying properties on the wait list shall be processed in the order applications were received.

Sec. 9-4.4903. Standards applicable to Short-term Rental Sites.

The following standards shall apply to any Site offered as a Short-term Rental. No Shortterm Rental Permit shall be issued if the Site is not compliant with the following:
(a) In accordance with Section 9-4.453(a)(6) and 9-4.454(a)(6), no Person may o Operate a Short-term Rental in any accessory dwelling unit or junior accessory dwelling unit. However, the Operator of a Hosted Short-term Rental may reside in an accessory dwelling unit or junior accessory dwelling unit on the Site and Operate the Hosted Short-term Rental in the primary residence on the Site; (b) No Person shall Operate or allow a Short-term Rental in any location not approved for use as a permanent dwelling unit (received Certificate of Occupancy or equivalent final inspection), including, but not limited to, any vehicle, trailer, tent, storage shed or garage;

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(c) Each Person Operator Operating a Short-term Rental shall have their Primary Residence at the Site of the Short-term Rental. If the Person is a corporation, business trust, estate, trust, partnership, limited liability company, association, or other entity, the managing member of the limited liability company, officer of the corporation, or trustee of the business trust or estate or a partner must have their Primary Residency on the Site. To prove Primary Residency, the Operator Person must provide at least three forms of documentation to the Administrator evidencing that the Site of the Short-term Rental is their Primary Residence for more than six months of the year. Documentation can include, but is not limited to, proof of homeowner's tax exemption, voter registration card or certificate, or proof of vehicle registration.
(d) An Operator shall Operate only one Short-term Rental at any given time; (e) For a single-family residential unit or a residential condominium dwelling unit, one Short-term Rental may Operate as an accessory use on the Site; and (f) For a Multi-family development, only Hosted Short-term Rentals may be Operated as an accessory use to an individual unit within the Multi-family development.

Sec. 9-4.4904. - Short-term Rental Permit required.

Subject to those requirements in Section 9-4.4903 and subject to the Short-term Rental Permit cap specified in Section 9-4.4902, a Short-term Rental Permit along with a ShortTerm Rental Permit number may be approved and issued by the Administrator, provided that the Administrator determines the applicant has met the following requirements:
(a) Application. Any Person seeking to o Operate a Short-term Rental must complete an application on a form provided by the City, accompanied the fees established by resolution of the City Council. The application form will include, at a minimum, the following information:
i. Name and contact information of the Operator.
ii. All adults for whom the property is a permanent residence shall be listed; iii. The name and contact information of the authorized Responsible Party.

Any change in the Responsible Party’s address or telephone number shall be promptly furnished to the City within 48 hours of such change; iv. Site plan showing location, dimensions, and use of all existing buildings on the Site, and on-Site parking;
v. Floor plan showing the use of all rooms per the California Building Code, and identifying Legally Permitted Bedrooms Rooms, rooms and doors to be used for the Short-term Rental;

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vi. If the Operator is not the property owner, the property owner’s written consent to the Short-term Rental use;
vii. The Operator shall provide documentation required by section 9-4.4903(c) that the Site is the Operator’s Primary Residence;
viii. Identification of whether the Short-term Rental shall be a Hosted or Unhosted Short-term Rental or combination of both, and the estimated number of nights per year the Short-term Rental will be rented; ix. Advertising platform(s) used by the Operator to advertise the Short-term Rental;
x. Proof that the Operator has installed a Noise Monitor on the exterior of the Short-term Rental in a location to ensure that accurate noise levels can be taken by the Noise Monitor;
xi. Proof of insurance or insurance certificate for the Site. xi.xii. The permit application and any associated business licenses shall include an affidavit signed by the owner under penalty of perjury stating that all the information in the application is correct and that the owner maintains full responsibility that the Short-term Rental shall be advertised, rented, operated, and maintained in compliance with this article and all other relevant municipal codes. Failure to sign the affidavit shall be grounds for denial of a Short-term Rental Permit.
(b) The permit application shall be accompanied by an application fee in an amount established by City Council resolution. Applications for a Short-term Rental Permit shall not be deemed complete until all information required by this article is provided and the Short-term Rental application fee, as set by City Council resolution, is paid to the City.
(c) The permit application shall be accompanied by a signed safety declaration, under penalty of perjury, in a form prepared by the Administrator, to be kept in the property file at the City, self-certifying that the Short -term Rental is in a safe and habitable condition and contains working smoke detector(s), carbon monoxide detector(s), and fire extinguishers have been installed and maintained consistent with the requirements of and in compliance with the California Fire Code, as adopted by the City in Title 4, Chapter 3, Article 1 of this Code and the California Building Code, International Property Maintenance Code and Residential Code, as adopted by the City in Title 8 of this Code.
(d) Inspection of Unhosted Short-term Rentals. For Unhosted Short-term Rentals, the City shall conduct a life, safety and health and safety inspection of the proposed Short-term Rental unit, prior to issuing a Short-term Rental Permit.

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(i) A life, safety, and health and safety inspection shall include verification of the number of Legally Permitted Bedrooms, the presence and operation of working smoke detector(s), carbon monoxide detector(s), and fire extinguishers, pools/spas, and lighted ingress/egress. The City shall also verify that no space has been converted into a bedroom or living space without permits required by the California Building Code, International Property Maintenance Code and Residential Code, as adopted by the City in Title 8, or any other provision of this Code.
(ii) The permit application shall be accompanied by a separate STR inspection fee in an amount established by City Council resolution. (e) Consent to Inspection and Production of Records. For all Short-term Rentals, the permit application shall be accompanied by a consent to inspection in a form prepared by the Administrator, which shall be signed by the Operator and if the Operator is not the owner of the Site, the owner of the Site consenting to (i) physical inspection(s) by City staff, contractors, or representatives for the purpose of verifying compliance with this article during regular business hours (7:30 a.m. to 5:30 p.m.) upon forty-eight (48) hours’ notice and (ii) that if said inspection is deemed necessary by the Administrator because of complaints received by the City of non-compliance, the Operator will produce records demonstrating compliance with all provisions of this article within seven (7) calendar days of the request.
(f) Compliance with the Municipal Code. No Short-term Rental Permit shall be issued if there are any unresolved or outstanding building, electrical, plumbing, fire, health, housing, police, or planning violations or enforcement actions issued by the City or other enforcement agency, including but not limited to, any administrative citations, notices of violation, notices to cure, orders of abatement, cease and desist orders, or correction notices related to the Site. (g) Compliance with Operation Requirements. No Short-term Rental Permit shall be issued if the Site has had two or more violations of this article within twelve months prior to application submittal. No Short-term Rental Permit shall be issued if the Operator has had a Short-term Rental Permit revoked within twelve months of the application date by the City of Pacifica.
(h) Waitlist. The Administrator will maintain a waiting list when the number of Shortterm Rental applicants exceeds the Short-term Rental Permit cap identified in Section 9-4.4902. The Administrator will continually maintain the Short-term Rental Permit cap inventory as Permits are not renewed or revoked. Persons wishing to be placed on the waitlist shall submit a waitlist application on a form provided by the City accompanied by the completed Short-term Rental Permit application required by Section 9-4.904(a). A nonrefundable waitlist application fee in an amount established by resolution of the City Council shall be remitted with the application. Short-term Rental applications for qualifying properties on the waitlist

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will be processed bi-annually between October 31 and November 30 of each year and between April 30 and May 31 of each year based on the date of receipt of the application, starting with the oldest date. The Administrator, in their discretion, may require an Applicant placed on the waitlist to provide updated information at the time a Short-Term Rental Permit becomes available, in accordance with requirements in place at the time the application is being considered. (i) Appeals of Determination of Administrator. Any decision of an Administrator relating to an application or the waitlist may be appealed within ten (10) days of the decision of the Administrator to an administrative hearing officer, pursuant to the process specified in section 9-4.4908(d).
(j) All Operators and their respective Sites, authorized by the City for the Operation of a Short-term Rental pursuant to this article, shall be listed on a registry created by the City and updated periodically by the City. The City shall publish the registry on the City’s website, and a copy shall be sent electronically to any Person or Hosting Platform upon request.

Sec. 9-4.4905. Operation Requirements.

A Short-term Rental must comply with the following operation requirements at all times that the Short-term Rental Permit is issued:
(a) Permit required. The Short-term Rental must be operated under a valid Shortterm Rental Permit issued by the City in accordance with Section 9-4.4904; (b) The Operator shall, during the term of the Short-term Rental Permit, promptly inform the Administrator regarding any changes to the information provided in the application, including contact information and Advertising platform(s) used by the Operator to advertise the Short-term Rental;
(c) The Operator shall, at all times while the Site is being used as a Short-term Rental, maintain a Responsible Party that can be reached via telephone twentyfour (24) hours a day, seven (7) days a week, to respond to complaints regarding the use of the Short-term Rental. The Operator can be identified as the Responsible Party. if they can satisfy these requirements: The Responsible Party shall be a local contact person who shall meet all of the following requirements:
1) be available 24 hours per day and seven days a week when the Short-term Rental is in Operation and 2) be accessible and able to respond in person at the Short-term Rental within a reasonable time of 30 minutes to any complaint regarding condition, operation, or conduct of occupants of the dwelling and 3) be responsive to take remedial action necessary to resolve any violation of the requirements of this article.
shall be a local contact person and able to respond in person at the short-term vacation rental within a reasonable time of 30 minutes to any complaint regarding condition, operation, or conduct of occupants of the dwelling; and

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(ii) The AResponisble Party shall be responsive to take remedial action necessary to resolve any violation of the requirements of this Article 49 or other applicable provisions of the Pacifica Muncipal Code.

The Responsible Party shall respond, either in person, or by return telephone call, within thirty (30) minutes of a complaint. The Responsible party shall make all reasonable efforts to address the complaint.;
(d) The Operator must provide the following materials electronically to any Shortterm Renters before arrival and make available printed materials on-site at the Site for the guest with the following information:
i. A diagram of exits, fire extinguisher locations, and fire and police contact numbers;
ii. The Short-term Rental Operator’s contact information; iii The Responsible Party’s contact information;
iv. Information on the maximum allowed number of occupants, parking capacity and location of parking spaces, noise regulations, disclosure that the property is equipped with a noise monitoring device, quiet hours, and trash, composting, and recycling disposal requirements; v. The City's noise regulations (Chapter 10 of Title 5 of this Code); and vi. The City's Social Host Liability Ordinance (Chapter 28 of Title 5 of this Code);
(e) The Operator shall include the City-issued Short-term Rental Permit number in any Advertising platform or any other advertisement appearing in any newspaper, magazine, brochure, television trade paper, internet website, etc., that promotes the availability or existence of a Short-term Rental on the Site. The Short-term Rental Permit number must also be prominently and legibly included in the first line of the property description text in any advertisement in the following format: “City of Pacifica Short-term Rental Permit No. #### ”; (f) Each Short-term Rental Site shall be identified with a single, weatherproof exterior sign, not more than two (2) square feet in total area, posted either at the front of the Site and visible from the right-of-way for single family dwellings, or on the door if it is a hosted Multi-family dwelling unit or condominium, indicating the Site is being utilized as a Short-term Rental. The sign shall include the Shortterm Rental Permit number and a Quick Response (QR) code that is a minimum of 3-by-3 inches with the Operator’s name and contact information and the Responsible Party’s name and contact information, if different, and a link to the City’s code enforcement website. The sign shall be in a form approved by the Administrator. At a minimum, the sign shall be posted while the Site is being utilized as a Short-term Rental;
(g) A Short-term Rental shall not create pedestrian, automobile, or truck traffic detrimental to property in the vicinity or neighborhood parking impacts. The property address shall be clearly marked;
(h) A Short-term Rental shall comply with all provisions of the Pacifica Municipal Code, including, but not limited to the City’s noise regulations (Chapter 10 of Title 5 of this Code) and the Loud and Unruly Gatherings and Social Host Liability Ordinance (Chapter 28 of Title 5 of this Code), Garbage, Collection and

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Recycling (Chapter 5 of Title 6 of this Code), and the Building Regulations (Chapters 1-17 of Title 8 of this Code);
(i) A Short-term Rental shall comply with all applicable state and local laws and orders, including any public health order;
(j) Each Person Operating a Short-term Rental shall comply with the transient occupancy tax requirements set forth in Chapter 7 of Title 3 (Transient Occupancy Tax) of this Code, and shall obtain a Transient Occupancy Registration Certificate pursuant to the Section 3.7-06 for the entire period of time the Site is used as a Short-term Rental;
(k) Each Person Operating a Short-term Rental shall obtain a business license and pay the business license tax required pursuant to Chapter 1 of Title 3 (Business Licenses) of this Code for the entire period of time the Site is used as a Shortterm Rental; (l) Maximum overnight occupancy for all Short-term Rentals shall not exceed two (2) Short-term Renters per Legally Permitted Bedroom. Children under the age of twelve (12) six shall not count towards these occupancy limits; (m) In addition to the maximum number of Short-term Renters allowed, the number of guests and visitors allowed at any time in a Short-term Rental shall not exceed one half of the maximum Short-term Renters allowed;
(n) Use of all outdoor pools, spas and hot tubs shall be prohibited between the hours of 10:00 p.m. and 7:00 a.m.;
(o) In addition to the noise standards identified in Chapter 10 of Title 5 and Chapter 28 of Title 5 of this Code, no radio receiver, musical instrument, phonograph, compact disk player, loudspeaker, karaoke machine, sound amplifier, or any machine, device or equipment that produces or reproduces any sound shall be used outside or be audible from the outside of any s Short-term Rental. Any machine, device or equipment that amplifies music inside any Short-term Rental shall not be heard beyond the property line of the Short-term Rental at all times; (p) Each Operator shall install and maintain in continuous operation a Noise Monitor on the exterior of the Short-term Rental to ensure compliance with the City’s noise regulations (Chapter 10 of Title 5 of this Code). The Operator shall retain a record of the Noise Monitor readings for a period of thirty (30) days after each Rental of the Short-term Rental;
(q) Within the Coastal Zone, the The Short-term Rental must provide at least one offstreet parking space per Legally Permitted Bedroom that is being utilized as a Short-term Rental, which shall be dedicated and available to Short-term Renters during the period of the Rental; Outside the Coastal Zone, Short-term Rentals shall require two (2) off-street parking spaces;
(r) Short-term Rentals shall not be concurrently used for any commercial Event (such as a corporate retreat or conference), and shall not be used for any noncommercial Event that is likely to result in a violation of traffic, parking, noise, or

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other standards regulating the residential use and character of the neighborhood.

Home occupations conducted by the primary resident compliant with the City’s home occupation ordinance are allowed; provided that parking and all other requirements for both the Short-term Rental and the home occupation are met; (s) Short-term Rental use shall comply with trash and recycling requirements and scheduled solid waste pick-up days at least once per week. Trash and recycling containers shall be located to be readily accessible for servicing, but shall not be placed within the limits of any street, road, avenue, way, alley, public place, or any other places as to constitute a nuisance; and
(t) Unhosted Short-Term Rentals. The following additional operation requirements shall apply only to Unhosted Short-term Rentals:
i. An Unhosted Short-term Rental shall be Operated no more than ninety (90) sixty (60) nights per year, calendar year, commencing on October 31st of each year and ending October 30
th January 1st of each year.
ii. Minimum Stay. Unhosted Short-term Rentals shall have a minimum two consecutive night stay for Short-term Renters.
iii. Unhosted Short-term Rentals are prohibited in Multi-family development units.

Sec. 9-4.4906. Record Keeping.

The Operator shall retain records documenting the compliance with this article for a period of three years after any Short-term Rental, including, but not limited to, records indicating the history of all Short-term Rental reservations on the subject property from the Advertising platform or otherwise, records indicating the payment of any and all transient occupancy taxes, length of stay per reservation, and number of Persons per reservation. The Operator shall provide any such documentation to the City within thirty (30) days of the City’s request. Notwithstanding the foregoing, readings from the Noise Monitor shall be retained for a period of thirty (30) days after the Rental of the Short-term Rental.

Sec. 9-4.4907. Permit term and renewal.
(a) Term. A Short-term Rental Permit is valid for one year from the date of issuance until October 31st of each year, unless suspended or revoked by the Administrator prior to October 31st.
(b) Renewal. The Short-term Rental Permittee may renew the permit annually by submitting a renewal application, in a form prepared by the Administrator, and applicable fee between October 1st and October 31st of each year, regardless of when the Short-term Rental permit was issued. If a renewal application and fee are not filed prior to the October 31st deadline, the Short-term Rental Permit shall expire automatically. Under such conditions, the Operator shall be required to apply for and obtain a new Short-term Rental Permit, subject to the requirements in effect at the time an application is submitted.

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i. Renewal applications shall be reviewed for compliance with this article. If a Short-term Rental Operator is not in compliance with this article, the Short-term Rental shall not be renewed.
ii. Proof of Rental Nights. For any renewal, the Operator shall provide documentation of the number of nights the unit was rented during the prior year, including whether the unit was used as a Hosted Short-term Rental or an Unhosted Short-term Rental.

Sec. 9-4.4908. Permit Suspension and Revocation
(a) Permit suspension. The Administrator may suspend a Short-term Rental Permit, at the Administrator’s sole discretion, after making a determination that the Operator has violated any provisions of this article if the Administrator determines that the nature of the violation may be corrected within a reasonable period of time.
(b) Permit revocation. The Administrator may revoke a Short-term Rental Permit, at the Administrator’s sole discretion, after making a determination that the Operator has violated any of the provisions of this article or is operating the Short-term Rental in a manner that is detrimental to the public health, welfare or safety or constitutes a nuisance. A Short-term Rental Permit may also be revoked for the following reasons:
i. That the Short-term Rental Permit was obtained by misrepresentation, false statement, or fraud;
ii. That the Short-term Rental activity is being conducted in violation of local or state or federal law;
iii. That two violations of this article have occurred on the Site within the preceding twelve months;
iv. That the Short-term Rental is being operated in a manner that is detrimental to the public health, welfare or safety;
v. That consent to an inspection has not been provided; or vi. That records documenting the compliance with this article, including, but not limited to, records indicating the history of all Short-term Rental reservations on the Site from the Advertising Platform or otherwise, records indicating the payment of any and all transient occupancy taxes, length of stay per reservation, number of Persons per reservation and were not provided to the City within thirty (30) days of the City’s request. (c) The Administrator shall provide the Short-term Rental Operator with written notice stating the supporting factual basis for the decision. The notice shall contain an advisement of the right to request an appeal before a hearing officer by filing a written appeal.

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(d) Appeal to Hearing Officer. Suspension or revocation issued by the Administrator pursuant to paragraph (a) or (b) will be effective ten (10) days from the date appearing on the notice, unless a timely appeal is filed before such date along with the deposit of an appeal fee established by resolution of City Council. A hearing shall be scheduled before the hearing officer within thirty (30) days. The decision of the hearing officer shall be a final administrative order, with no further administrative right of appeal or reconsideration. The hearing officer may sustain a denial, suspension, or revocation, overrule a denial, suspension, or revocation, reduce a revocation to a suspension and/or reduce the length of a suspension. (e) Reapplication. No application for a Short-term Rental Permit will be accepted within one year after a Short-term Rental Permit is revoked.

Sec. 9-4.4909. Violations and enforcement.
(a) The City may issue a notice of violation or administrative citation for any violation of this article, to any occupant, invitee, renter, lessee, owner of the property, Operator, Responsible Party, managing agency or agent, and/or Advertising platform for a violation of any provision of this article or other provisions of the Code pursuant to Title 1 of this Code.
(b) Each and every day, or portion thereof, that a violation of this article and/or Code exists constitutes a separate and distinct violation for which a notice of violation or administrative citation may be issued by the City. Such notice of violation or administrative citation shall be issued, notice given, and any appeals heard in the manner and by the process described in Title 1 of this Code. (c) A violation of any provision of this article, or failing to comply with any mandatory requirement hereof, shall constitute a misdemeanor. The fine amount for each violation shall be one thousand dollars ($1,000.00). Notwithstanding the preceding sentence or any other section of this article, a violation of this article may, in the discretion of the enforcement officer be charged and prosecuted as an infraction. In addition, the City may enforce this article by any means permitted by law, including, but not limited to, those penalty provisions set forth in Title 1 of this Code.
(d) Pursuant to Government Code Section 36900(d), for infractions that pose a threat to public health or safety, the fine shall be, at a minimum, one thousand five hundred dollars ($1,500.00) for an initial violation of this chapter, three thousand dollars ($3,000.00) for a second violation of the same provision within one (1) year, and five thousand dollars ($5,000.00) for each subsequent violation of the same provision within one (1) year. Operation of a Short-term Rental without a permit or violations of the any of the provisions of this article shall be deemed to pose a threat to public health or safety.
i. For fines imposed under this subsection, the Administrator may grant a hardship waiver to reduce the amount of the fine upon a showing by the Short-term Rental permittee that the Short-term Rental permittee has made a bona fide effort to comply after the first violation and that payment of the full amount of the fine would impose an undue financial burden on

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the responsible party. No such waiver shall be granted for subsequent violations.
ii The fines set forth in this subsection shall not apply to a first-time offense of failure to register or pay a business license fee.
(e) Revocation. In addition to the fines and penalties imposed by this section, upon a second violation of this article within a twelve (12) consecutive month period, the Administrator shall revoke the Short-term Rental Permit. (f) Cost Recovery. The City’s costs to enforce this section are the responsibility of the Operator. The costs may be recovered pursuant to Chapter 2 of Title 1 of this Code, Government Code Section 38773 et seq. and any other legal method. (g) Administrative Subpoenas. The city manager, or designee, shall have the authority to request the city attorney to subpoena witnesses to compel their attendance and testimony at hearings and to require the production of books, papers, records or other relevant items regarding Short-term Rental listings located in the City, including, but not limited to, the names of the Persons responsible for each such listing, the address of each such listing, the length of stay for each such listing, and the price paid for each stay, to determine whether the Short-term Rental listings comply with this article. Any subpoena issued pursuant to this Section shall not require the production of information sooner than thirty (30) days from the date of service. A Person, Advertising platform, or Short-term Rental operator that has been served with an administrative subpoena may seek judicial review during that thirty (30) day period. (h) Any Aggrieved Resident of the City may invoke violations of this article as a basis for a private action for injunctive relief to prevent or remedy a public nuisance violation. For purposes of this subsection, “Aggrieved Resident” is defined as any individual who resides or owns property with 300 feet of the subject Short-term Rental and has personally experienced disruption, nuisance, or harm due to a violation of this Chapter. No action may be brought under this subdivision unless and until the prospective plaintiff has given the City and the prospective defendant(s) at least 30 days written notice of the alleged public nuisance and the City has failed to initiate proceedings within that period, or after initiation, has failed to diligently prosecute. The prevailing party in any such action shall be entitled to recover reasonable costs and attorney’s fees.

Sec. 9-4.4910. Administrative Regulations. The Administrator is authorized to promulgate any policies or procedures necessary to implement and enforce this article, including, but not limited to administering the waitlist set forth in Section 9-4.4904(g) and a process for accepting and prioritizing applications received after the Short-term Rental permit cap set forth in Section 9-4.4902 is reached.

Sec.9-4911 Advertising Platform Responsibilities. Advertising platforms shall be responsible for the following:

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(a) Subject to applicable laws, Advertising platforms shall disclose to the City on a regular basis each Short-term Rental listing located in the City, the names of the persons responsible for each such listing, the address of each such listing, the length of stay for each such listing and the price paid for each stay. (b) Advertising platforms shall not complete any booking transaction for any Shortterm Rental unless it is listed on the City's registry created under section 9-4.4904(j), at the time the Advertising Platform receives a fee for the booking transaction. (c) Safe Harbor. An Advertising platform operating exclusively on the Internet, which operates in compliance with subsections (a) and (b) above, shall be presumed to be in compliance with this Article, except that the Advertising Platform remains responsible for compliance with the administrative subpoena provisions of this Article. (d) The provisions of this Section shall be interpreted in accordance with otherwise applicable State and Federal law(s) and will not apply if determined by the City to be in violation of, or preempted by, any such law(s).

Sec. 9-4.49124911 Application of Ordinance to Issued Short-term Rental Permits. (a) Areas outside the Coastal Zone. Upon the Effective Date of this Ordinance, the following provisions of this Ordinance shall be immediately applicable to all Short-term Rentals in areas outside the Coastal Zone: Sections 9-4.4900, 9-4.4901, 9-4.4902, 9-4.4903(a) and (b), 9-4.4904, 9-4.4905(a) through (k), 9-4.4906, 9-4.4907, 9-4.4908, 9-4.4909 and 9-4.4910. All other provisions of this Ordinance (Sections 9-4.4903(c) through (f) and 9-4.4905(l) through (t)) shall not apply to Short-term Rentals that have been issued a Short-term Rental Permit prior to the Effective Date of this Ordinance until that Short-term Rental Permit is renewed, terminated, or revoked.
(b) Areas within the Coastal Zone: The Ordinance must be certified by the Upon certification by the California Coastal Commission prior to enforcement in any areas of the Coastal Zone. Upon certification by the California Coastal Commission of an amendment to the City’s local coastal program relating to the adoption of this Ordinance:
(i) tThe following provisions of this Ordinance shall be immediately applicable to all Short-term Rentals in areas within the Coastal Zone: Sections 9-4.4900, 9-4.4901, 9-

4.4902, 9-4.4903(a) and (b), 9-4.4904, 9-4.4905(a) through (k), 9-4.4906, 9-4.4907, 9-

4.4908, 9-4.4909, and 9-4.4910.
(ii) The following provisions of this Ordinance All other provisions of this Ordinance (Sections 9-4.4903(c) through (f), 9-4.4905(l) through (t)) shall not apply to Short-term Rentals that have been issued a Short-term Rental Permit prior to the date of Coastal Commission Certification until the Short-term Rental Permit is renewed, terminated or revoked: Sections 9-

4.4903(c) through (f), 9-4.4905(l) through (t). ; or two years from the date of adoption of the Ordinance, whichever is earlier.

Section 3. Amendment. Article 29 of Chapter 4 of Title 9 is amended by adding subsection (t) to Section 9-4.2904. Exempted signs which shall be read as follows:

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“Sec. 9-4.2904. - Exempted signs.
…
(t) Short-Term Rental signs required pursuant to, and in compliance with, Section Sec. 9-4.4905 Operation Requirements” Are exempt from the permit requirements and provisions of this Article.”
All other subsections within Section 9-4.2904 shall remain unchanged.

Section 4. Compliance with CEQA. The City Council hereby finds that the action to adopt this Ordinance is exempt from the provisions of the California Environmental Quality Act (CEQA), pursuant to the CEQA Guidelines (14 Cal. Code Regs. 15000 et seq.), including without limitation under Section 15061(b)(3) of the CEQA Guidelines because it can be seen with certainty that there is no possibility the adoption of this Ordinance may have a significant effect on the environment. Additionally, the Ordinance is exempt from CEQA pursuant to CEQA Guidelines section 15301(Class 1-Existing Facilities) as the Draft Ordinance makes amendments to the City’s current short-term rental permitting program for existing residential dwelling units. The Draft Ordinance involves negligible or no expansion of existing or former use. The City Clerk shall file a Notice of Exemption with the San Mateo County Clerk.

Section 5. Severability. If any section, subsection, sentence, clause, or phase of this Ordinance is for any reason held to be invalid, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it should have adopted the Ordinance and each section, subsection, sentence, clause or phrase thereof, irrespective of the fact that any one or more sections, subsections, sentence, clauses or phrases be declared unconstitutional.

Section 6. Publication. The City Clerk is hereby ordered and directed to certify to the passage of this Ordinance by the City Council of the City of Pacifica, California, and cause the same to be published in accordance with State law.

Section 7. Effective Date. This Ordinance shall be in full force and effective thirty (30) days after its adoption and shall be published and posted as required by law. For areas within the Coastal Zone, this Ordinance shall not become effective until the California Coastal Commission certifies an amendment to the City’s local coastal program pursuant to Section 30514 of the Public Resources Code as set forth in Section 2 of this Ordinance.

Section 8. PASSED AND ADOPTED this day of , 2025 by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

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-9476-0011 v4

____________________________
Sue Beckmeyer, Mayor
ATTEST: APPROVED AS TO FORM:
____________________________ ____________________________ Sarah Coffey, City Clerk Michelle Kenyon, City Attorney

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Attachment: Attachment A, Exhibit 1 - Draft Ordiance for Short-Term Rental Amendment (5962 : Short-Term Rental Ordinance Amendment) From: Pacifica for Responsible Tourism
To: _City Council; Woodhouse, Kevin; Public Comment
Subject: Mischaracterizations about Pacifica"s Short-Term Rentals Date: Monday, April 14, 2025 9:26:34 PM
Attachments: 04.25 Letter.pdf
[CAUTION: External Email]
Monday, April 14, 2025
D. Russell Jones
Pacifica for Responsible Tourism
[email protected]
To All Members of the Pacifica Planning Commission:

The Pacifica City Council has recently enacted an ordinance that will have adverse financial consequences for our city and impact all residents. We strongly oppose this ordinance, which restricts un-hosted short-term rental (STR) operators to a 90-day annual limit — the council is also now considering a 60-day cap. We believe this ordinance was drafted based on erroneous assumptions.

There are some fundamental misunderstandings taking place in the discussions about the 90-day cap. Speakers who do not operate an STR assume that most bookings occur on weekends and holidays. One public comment suggested that at 90 nights, that would mean 80% of weekends in a year would be booked. This is of course not true. In fact of the bookings we had this year so far only 33% occurred on a weekend — where weekend is defined as sleeping Saturday or Sunday night.

This goes hand in hand with other mischaracterizations that have been advanced by opponents of Short Term Rentals — like the belief that STR bookings are for loud parties and gatherings and that visitors are a nuisance.

Most of the people booking an STR in Pacifica are quiet families looking to enjoy our beautiful coastal area, eat at our restaurants, browse our shops and spend time hiking our scenic trails. You can verify this in the appendix to this email which lists countless reviews — for just our home — about shops, restaurants, hiking trails and access to our coast that motivates people to come here.

Tourism revenue represents a significant portion of our city's income and some individuals are threatening to take it away due to a few bad actors. We believe that thoughtful enforcement is all that's necessary to maintain this revenue, rather than

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Attachment: Attachment B - Public Comment - Received Before Agenda Posting (5962 : Short-Term Rental Ordinance Amendment) excessive government regulation.

The city's own employees have warned the Council this will result in an immediate decline in city taxes and fees collected. In the words of our own City Manager: if this is passed, then next year we will need to outline city services that need to be cut.

We urge you to consider the negative implications of this poorly drafted ordinance.

It not only affects STR operators but detrimentally impacts all Pacificans. You have even received comment from local business owners asking you not to pass this ordinance. It is excessive in scope and unnecessarily adds administrative costs to the city while reducing revenue.

It is an ordinance created contrary to overwhelming evidence about the benefits of our current program and without a fair and partial view of how it impacts our city, our resources and the entrepreneurs of this city.

We come to you trying to help solve the problem of bad actors among operators and ask again that you not ignore our concerns.

Please vote “no.”
Sincerely,
D. Russell Jones
Pacifica for Responsible Tourism
www.pacificatourism.org
CAUTION: This email originated from outside of the City of Pacifica. Unless you recognize the sender's email address and know the content is safe, do not click links, open attachments or reply.

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Attachment: Attachment B - Public Comment - Received Before Agenda Posting (5962 : Short-Term Rental Ordinance Amendment) Monday, April 14, 2025
D. Russell Jones
Pacifica for Responsible Tourism
[email protected]
To All Members of the Pacifica Planning Commission:

The Pacifica City Council has recently enacted an ordinance that will have adverse financial consequences for our city and impact all residents. We strongly oppose this ordinance, which restricts un-hosted short-term rental (STR) operators to a 90-day annual limit — the council is also now considering a 60-day cap. We believe this ordinance was drafted based on erroneous assumptions.

There are some fundamental misunderstandings taking place in the discussions about the 90-day cap. Speakers who do not operate an STR assume that most bookings occur on weekends and holidays. One public comment suggested that at 90 nights, that would mean 80% of weekends in a year would be booked. This is of course not true. In fact of the bookings we had this year so far only 33% occurred on a weekend — where weekend is defined as sleeping Saturday or Sunday night.

This goes hand in hand with other mischaracterizations that have been advanced by opponents of Short Term Rentals — like the belief that STR bookings are for loud parties and gatherings and that visitors are a nuisance.

Most of the people booking an STR in Pacifica are quiet families looking to enjoy our beautiful coastal area, eat at our restaurants, browse our shops and spend time hiking our scenic trails. You can verify this in the appendix to this email which lists countless reviews — for just our home — about shops, restaurants, hiking trails and access to our coast that motivates people to come here.

Tourism revenue represents a significant portion of our city's income and some individuals are threatening to take it away due to a few bad actors. We believe that thoughtful enforcement is all that's necessary to maintain this revenue, rather than excessive government regulation.

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Attachment: Attachment B - Public Comment - Received Before Agenda Posting (5962 : Short-Term Rental Ordinance Amendment) The city's own employees have warned the Council this will result in an immediate decline in city taxes and fees collected. In the words of our own City Manager: if this is passed, then next year we will need to outline city services that need to be cut.

We urge you to consider the negative implications of this poorly drafted ordinance.

It not only affects STR operators but detrimentally impacts all Pacificans. You have even received comment from local business owners asking you not to pass this ordinance. It is excessive in scope and unnecessarily adds administrative costs to the city while reducing revenue.

It is an ordinance created contrary to overwhelming evidence about the benefits of our current program and without a fair and partial view of how it impacts our city, our resources and the entrepreneurs of this city.

Please vote “no.”
Sincerely,
D. Russell Jones
Pacifica for Responsible Tourism
[email protected]

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Attachment: Attachment B - Public Comment - Received Before Agenda Posting (5962 : Short-Term Rental Ordinance Amendment) Appendix: Reviews from local STR guests in Pacifica
Below is a list of reviews from just one Airbnb in Pacifica, where guests express their love for the tranquility of Pacifica. They emphasize that stays in Pacifica offer a unique experience that cannot be replicated in hotels. They also praise our charming shops, restaurants and businesses.

03.25 My husband and son stayed at the Beach House for 4 nights. Xiaoxing was a perfect host— responsive, helpful, and generous (he even left freshly baked muffins for them!). He let them know in advance about some tree work being done in the neighborhood, but it turned out not to be a problem. The location is amazing— one block from the ocean, walking distance to great bakeries and restaurants. My son's dog had a wonderful time on the dog-friendly beach nearby. All in all a perfect place for a vacation. Thank you, Xiaoxing!

02.25 I loved the location, it's the perfect coastal getaway. There are so many scenic views and hikes nearby and plenty of places to eat within walking distance. Xiaojing was an excellent host, super flexible and responsive. The house is beautiful, clean and cozy, and all amenities and extra attention to detail made our stay super memorable. We even had some freshly baked cookies (delicious, I might add!) waiting for us when we arrived :) I would absolutely recommend staying here.

12.24 We truly enjoyed our cozy stay in Pacifica. I loved walking just a block down to the ocean. My dogs and I took long walks to Mori Point and explored the numerous trails that offered breathtaking views. It was a quiet space where we could spend quality time together as a family. The house was well-equipped with kitchen utensils and small appliances, making it perfect for our needs. Overall, it was the ideal place for family time.

09.23 Beautiful spacious bright home and outdoor area in the center of Pacifica. All that you need for your stay was available! Comfy Beds, plenty of blankets, towels, spices to cook a meal, etc. and delish red velvet cupcakes upon arrival from host! Great hiking trails, pacific ocean a block away, and local businesses to enjoy! We were lucky to enjoy FOG FEST annual festival that has been taking place in the community for over 30 years. We will be back for sure!

09.24 Fun & relaxing stay at this cozy cottage. Xiaojing is an exceptional host...helpful, responsive & respects your privacy. Cottage has everything you need for comfy nights, movie watching, or daily sunset strolls on the pier or beach, a walk or catching Bart into San Francisco. Restaurants, markets, antique stores & golf course

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Packet Pg. 100 Attachment: Attachment B - Public Comment - Received Before Agenda Posting (5962 : Short-Term Rental Ordinance Amendment) within walking distance. Loved our time in Pacifica! Keep doing what you are doing! Appreciate how easy you make remembering the door code & all the special touches.

Your kindness & understanding & knowledge of the area were such a gift! Thank you!

10.24 My dogs and I had a great stay at Albert (Xiaojing) and Russell's house. I've stayed at many Airbnb's over the years and this was the first time it felt like someone's actual home. While there were some personal items and food around, it was still thoughtfully prepared for guests and felt like I was staying at a friend's home. The homemade cookies and dog treats left for us were delicious and very welcoming. Free of clutter, clean, comfortable, and homey — with the best welcome binder I've ever seen! My dogs loved hanging out in the backyard and the location is central to some great hiking and beaches. I appreciated that Pacifica did not feel as touristy as most Bay Area locations are.

07.24 This stay is a gem — an absolutely brilliant gem. The quiet location makes for an exceptional starting point for travels about the area. The little town is full of local coffee shops and eateries, and everything is walkable for those who can. Otherwise, it is an easy drive. The nearby hiking is superb, and strolls along the ocean are incredible. The house is spotless, bright, sunny, and full of amenities. I wholeheartedly recommend this stay.

07.24 This is the place to book if you want a beautiful atmosphere that feels safe, private and comfortable with all the amenities you could ask for and excellent hosts. Very responsive and even left homemade gluten free cookies for us on arrival, and ensured my parcels were kept safe on pre delivery for our arrival. Much better value than staying in a hotel in the city while still close enough to Uber to the sites and airport. Thank you so much for our beautiful stay.

08.24 I would highly recommend staying here. We had a great stay. The host was very responsive and kind enough to leave some homemade muffins which were absolutely delicious. The space was very clean and comfortable. All the amenities you would need inside and plenty of sights to see and things to do in walking distance from the house.

07.24 What a wonderful place! We were greated with fresh blueberry muffins. I stepped on to the back patio and could smell the salt ocean breeze. We thoroughly enjoyed the house, it was amazing and had everything we needed and more. You can walk the board walk a mile to a short hike and it's beautiful. If we're ever in the area we will definitely want to stay here again.

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06.24 Love this place. It's the perfect location to really get a feel for the Pacifica life! Highly recommend the hosts too — they're so flexible and accommodating!!

06.24 We absolutely loved this place! The hosts are so accommodating and have made a highly enjoyable home for guests visiting Pacifica. The home is centrally located and steps away from the ocean. We loved riding our bikes and walking the neighborhoods. Even the neighbors were friendly!

10.24 We had a great stay at Xiaojing's place. The house was clean, comfortable, and had all the amenities needed. It was only 5-10 min drive to the beach with Taco Bell which is a nice point to surf. Xiaojing was so kind to leave us some home-made delicious cookies and even treats for our dog! The instructions about the house were clear, and they were very responsive. The restaurant recommendations were also very helpful (tried one and liked it a lot). Definitely would love to stay there again.

05.24 my husband and I truly enjoyed our stay at Albert and Russell's place! we were in town for my graduation and they had balloons, a card, cupcakes, and flowers there to congratulate me, which was so unbelievably kind and generous! It blew me away and made me feel so special! also, the house was in a great location (you can walk to the beach, restaurants, and a corner store), extremely clean, had everything we needed to cook and keep their place clean, and the beds were the most comfortable we've ever slept in. We loved the personal touches around their house (especially the dog pictures) and after a bit, we felt like we were staying at a friends home. their communication was prompt, friendly, and warm. they let us check in early and there wasn't a lot of hassle upon check out. We come back to the bay pretty often and this will definitely be 'our home' when we come to pacifica. Thank you Albert and Russell.

We will never forget how special you made our trip.

05.24 This was such a wonderful stay! Quiet, peaceful, very easy to get to the city but also really nice just to walk around Pacifica. Great, responsive, and kind hosts. Would absolutely stay again!

05.24 Such a lovely house and beautiful, peaceful location. The hosts were friendly and easy to communicate with.

03.24 A wonderful stay at this cozy, chic, and clean home. We enjoyed the walkability of the neighborhood. So many great local businesses to explore, and just a block from

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Packet Pg. 102 Attachment: Attachment B - Public Comment - Received Before Agenda Posting (5962 : Short-Term Rental Ordinance Amendment) the ocean. The bed in the primary was soooooo comfortable. We also loved all the natural light and how kind and considerate our host was over messages.

11.23 This was by far one of the best Airbnb's I have ever stayed in. The place is clean and well stocked with amenities. The high ceilings and skylights are an added touch to make it feel comfortable and homey. The location is convenient to SF but far enough away to provide some peace and quiet. The neighborhood is great with cafes, restaurants, grocery stores and the stunning beach within walking distance. Xiaojing is a responsive, accommodating host and even made us muffins. We will definitely be back!

09.23 What a wonderful place! We were greeted with fresh blueberry muffins. I stepped on to the back patio and could smell the salt ocean breeze. We thoroughly enjoyed the house, it was amazing and had everything we needed and more. You can walk the boardwalk a mile to a short hike and it's beautiful. If we're ever in the area we will definitely want to stay here again.

09.23 Staying at Albert and Russell's place was nothing short of amazing! They made us feel right at home and couldn't have asked for more. They even had homemade blueberry muffins upon arrival & treats for my dog! It was honestly so sweet, they really went above and beyond. The place was spotless and had everything you could ever need. Nice backyard to lounge around and the beach is walking distance about a block away. Highly recommend!!

09.23 This place was fabulous! Close to the beach, big, backyard, walked to everywhere.

Had everything we needed and more. Great communication!

08.23 What a beautiful Airbnb! Super clean and beautifully decorated. So close to the beach and local restaurants! Pacifica is a treasure. We would definitely come again!

08.23 The BEST hosts hands down and a WONDERFUL spot to relax. What a special place — this was such a charming neighborhood and spotless cottage with lovely decor.

The scrumptious treats Albert provided made feel right at home. This Airbnb is beautiful, comfortable and only a very short walk to the beach.

07.23 Our flights were badly (two days) delayed. Xiaojing communicated effectively and quickly, making our situation less stressful. He was kind, flexible and considerate — to the point of cooking us a meal due to the tardiness of our airline! His place is

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Packet Pg. 103 Attachment: Attachment B - Public Comment - Received Before Agenda Posting (5962 : Short-Term Rental Ordinance Amendment) clean, tidy and well appointed. It's a pleasant and safe neighbourhood that's walking distance to amenities like groceries, cafes and restaurants. The sea is 5 mins from the doorstep. A superb host that we thought went above and beyond what's expected from a holiday rental.

07.23 Super cute house — nice and quiet neighborhood but close enough to the city! The homemade muffins were delicious and loved the guidebook for all recommendations!

07.23 This place is great. We arrived early and walked to the ocean that you can see from the sidewalk!! Within minutes we were counting the whales. Really cool place. Easy to access everything. Hiking fishing shopping public transportation. We were able to check in an hour early. Love this place.

06.23 Spacious inside and walkable to the beach, corner store, and a bar! We had fun! also they made us muffins which were so good

06.23 This beach house was wonderful! Close to the water, plenty of shops and places to eat nearby, but still a sanctuary at the end of the day. A clean, quiet space to enjoy.

Highly recommended!

05.23 We had a wonderful stay! The house was immaculately clean, cozy and super relaxing. We enjoyed both the indoor and outdoor spaces including all of the beautiful plants. Location cannot be better. Walk to ocean, stores and restaurants.

The added touches of homemade muffins, games, huge tv, etc were very much appreciated. We will definitely return - the sooner, the better! Thank you Albert and Russell for providing the perfect Pacifica stay!

02.23 Wow. This place is amazing. We were greeted by the most delicious freshly baked blueberry muffins upon entering the house. The reviews are all correct. These muffins are so good, I could stay here just on these muffins alone. But the muffins are going to be a main reason why I come back. You have everything you could possibly need all in this beautifully decorated, comfortable home. It's so close to wonderful shops, restaurants, and bakeries, etc. And, the beach is also a very short walk away. We had the best girls getaway here. Albert and Russell were the best hosts we could have asked for.

11.22 Their home is just a block from the ocean and was the perfect location for leisurely

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Packet Pg. 104 Attachment: Attachment B - Public Comment - Received Before Agenda Posting (5962 : Short-Term Rental Ordinance Amendment) strolls. There are many cafes and small shops in easy walking distance and it's only a quick 15 minute drive into the City. The home had everything we needed for a family vacation for four, with one very happy surfer among us. We will be sure to book this location again the next time we crave a vacation by the sea.

06.22 This cute little Pacifica bungalow was a pleasant surprise from its charming and modest curb appeal. An adorable little courtyard welcomes you right in. Vintage and charming pocket window pane doors open to a small guest bed off the front room.

Walking further into the home, an updated bathroom offers ample toiletries. The kitchen is small, but roomy enough, and equipped with just the right amount of dishes/cups/and cooking tools with a spacious fridge. Enter the living room: Natural light floods through the skylight and transom windows to highlight the large screen tv and stylish furniture. Lots of streaming channels/shows/movies. Really great lighting during the evenings. Easy/convenient sliding door access to the cute back deck and clean landscaping. High ceilings in the living and bedroom; bedroom also has easy access to the back area. Washer/dryer handy in the garage. Quick minute walk to a new corner convenient store, minutes away from Oceana market, Safeway, and a few restaurants. Walkable to the beach, with a direct view of the ocean waves! Pleasantly quiet neighborhood. Thanks to Albert for the fun stay!!

06.22 Russell and Albert were very welcoming and warm. Their home was cozy and very clean. The check in process was smooth and everything nicely arranged and carefully thought out. On the town itself, Pacifica is a very interesting place. It is so laid back and quiet, with seabirds circling around the beach and the pier, and yet in just 15 min drive you're in the buzzling San Francisco city. Or drive in the other direction on Hwy 1 along the coast, it's a completely different landscape. You can hike the hills, surf in the ocean, explore the lighthouse in Montara and drive all the way to Half Moon Bay. I can't recommend here more!

07.22 Great spot close to the ocean and a nice calm slower pace in Pacifica. Wonderful little house only a block away from downtown shops and places to eat. Loved my stay and would stay again.

07.22 Just great. No hassles, no surprises, no worries. Good guys all around. I would stay there again anytime. The Mexican food place they recommended, walking distance around the corner from them, was fantastic.

03.23 Love the town, love the location - walk to restaurants, the beach and all in town. The backyard and front yard is beautiful.

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Packet Pg. 105 Attachment: Attachment B - Public Comment - Received Before Agenda Posting (5962 : Short-Term Rental Ordinance Amendment)

07.22 Albert and Russell were amazing hosts. The room was clean, really comfortable bed and they made me feel right at home. Only two blocks from the beach and some local cafe with great breakfast close by. Epic sunsets and just a really safe and relaxing neighborhood. Highly recommended if your looking for a place in Pacifica.

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Packet Pg. 106 Attachment: Attachment B - Public Comment - Received Before Agenda Posting (5962 : Short-Term Rental Ordinance Amendment)