CITY OF PACIFICA
COUNCIL AGENDA SUMMARY REPORT
8/25/2026
1 SUBJECT:
Receive public input and discuss Coastal Commission Modifications to City of Pacifica LCP Amendment Number 2-PAC-25-0079-2 (Short-Term Rentals)
RECOMMENDED ACTION:
Receive presentation from staff, receive public comment, and provide City Council direction on the California Coastal Commission’s suggested modifications to the City’s Short Term Rental Ordinance as necessary to implement certain provisions of the city's local coastal program as certified by the California Coastal Commission at their meeting on August 12 2026.
RECOMMENDED CEQA STATUS:
Exempt from the California Environmental Quality Act (CEQA) pursuant to § 15378 of the CEQA Guidelines because the discussion is not a “project,” as defined, because it has no potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment.
STAFF CONTACT:
Samantha Updegrave, Community Development Director
650-738-7341
[email protected]
BACKGROUND/DISCUSSION:
On December 29, 2025, City staff submitted a Local Program (LCP) Amendment (LCP-2-PАС25-0079-2) to effectuate the City’s STR zoning text amendments of Ordinance No. 901-C.S. in areas within the Coastal Zone.
On August 12, 2026, the California Coastal Commission certified the City’s with the following suggested modifications:
(1) Removal of the primary residency requirement; and
(2) Increase the maximum number of rental nights for unhosted STRs from 60 to 120 nights.
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August 25, 2026
The LCP Amendment process is summarized in Table 1 below.
Table 1: Coastal Commission Review of STR LCP Amendment
DATE ACTION
08/11/25 STR Ordinance adopted by City Council
12/29/25 LCP Amendment submitted to Coastal Commission
02/04/26 Coastal Commission hearing – continued without hearing 08/12/26 Coastal Commission hearing – certified with suggested modifications California Public Resources Code section 30513(c) provides that the Coastal Commission may suggest modifications in the rejected zoning ordinances, zoning district maps, or other implementing actions, which, if adopted by the local government and transmitted to the commission, shall be deemed approved upon confirmation by the executive director.
Alternatively, section 30513 (d) provides that the local government may elect to meet the commission's rejection in a manner other than as suggested by the commission and may then resubmit its revised zoning ordinances, zoning district maps, and other implementing actions to the commission. (Cal. Pub. Res. Code § 30513).
Impacts to STR Permit Renewals
Permits to operate STRs must be renewed annually during the month of October. The only option for applying the current STR Ordinance to areas within the Coastal Zone for the coming year (November 2026-October 2027) is to accept, agree, and adopt the modifications as conditionally certified by the Coastal Commission. Any other changes would require resubmittal of the LCP Amendment, which essentially restarts the Coastal Commission review.
If the City chooses to accept the modifications, in order for the STR Ordinance to be effective in areas within the coastal zone in time for permit renewals, the text amendment must complete the legislative process and be confirmed by the Coastal Commission before the end of October.
The timeline shown in Table 2 below outlines the tentative legislative approval and certification process that would need to occur for that to happen. Staff have requested confirmation that the modifications could be brought to the October Coastal Commission hearing and are waiting for a response. Please note that completion of this action in time for the Modified Ordinance to be included in the annual permit renewal process requires successful completion of every action item identified in Table 2 below.
Table 2: Tentative Timeline for Legislative Action & Coastal Commission Certification
DATE ACTION
8/12 California Coastal Commission hearing
8/25 (6pm) Joint City Council / PC study session to receive public comments 8/25 (7pm) Special PC hearing: ACTION to adopt recommendation to City Council
9/08 Special CC meeting: ACTION to Introduce Modifications Ordinance Pacifica City Council 3
August 25, 2026
Table 2: Tentative Timeline for Legislative Action & Coastal Commission Certification
DATE ACTION
8/12 California Coastal Commission hearing
8/25 (6pm) Joint City Council / PC study session to receive public comments 8/25 (7pm) Special PC hearing: ACTION to adopt recommendation to City Council
9/14 Regular CC meeting: ACTION for second reading / adopt Modifications Ordinance
9/15 Submit to California Coastal Commission’s Executive Director 10/01 Permit Renewal period begins
10/07-09 CA Coastal Commission’s October hearing / Executive Director report out
10/15 Effective date
10/31 End of Permit Renewal period
Joint Study Session
This joint study session provides an opportunity for the public to learn more about the Coastal Commission’s suggested modifications and provide input. It also provides an opportunity for the Planning Commission and City Council to discuss the Coastal Commission’s suggested modifications and the STR Ordinance, and for the City Council to provide direction to the City Manager on next steps.
Planning Commission Special Meeting
A special meeting of the Planning Commission has been scheduled to take place immediately after the Joint Study Session. At the hearing, the Planning Commission would consider the text amendments to the STR Ordinance to address the California Coastal Commission’s suggested modifications and make a recommendation to the City Council.
ALTERNATIVE ACTION:
This is an informational item and discussion, therefore there are no alternative actions provided.
FISCAL IMPACT:
This is an information item and discussion, with no immediate fiscal impact.
ORIGINATED BY:
Community Development Department
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August 25, 2026
ATTACHMENT LIST:
Coastal Commission Staff Report dated August 12, 2026 (PDF)