The Coastal Commission approves Monterey County’s vacation rental ordinance in a major win.

In the end, it was 15 years of public input, research and tinkering that saved the County of Monterey’s short-term rental ordinance at the California Coastal Commission. A majority of commissioners on Aug. 13 said they were wary of denying or further tweaking an ordinance that the county and the public had collaborated on extensively, even though Commissioner Chris Lopez, also the chair of the county’s Board of Supervisors, opposed the ordinance.

“The solution the county came up with really does appear to be a middle ground,” said Commission Chair Meagan Harmon, pointing to the “very robust public engagement process” as part of why she was voting in favor of certifying an amendment to the county’s local coastal plan to include the ordinance passed by the supervisors nearly a year ago.

The commission voted 6-2, with Lopez and Commissioner Jose Preciado voting no. (Commissioner Ann Notthoff from Carmel Valley recused herself. Notthoff is chair of the LandWatch board of directors, which supported the ordinance.)

Lopez suggested making changes to the ordinance before approval. He said he was concerned for families that may need the income the rentals bring and the high cost of obtaining the necessary permits and licensing. A coastal development permit review could run approximately $12,000.

Lopez also said he worried that by limiting the number of vacation rentals it would hamper access to the coast, one of the main goals of the Coastal Commission.

“I don’t know that I’m ready to vote ‘yes’ today,” Lopez said. “I’m worried about access for [this] valuable part of California.”

Last September the Board of Supervisors voted 3-2 to approve the ordinance for inland unincorporated Monterey County, Lopez and Supervisor Luis Alejo against. They also voted on an intent to approve the ordinance in the coastal zone, pending Coastal Commission approval.

The ordinance caps STRs at 4 percent of the housing stock in unincorporated areas and eliminates commercial vacation rentals in Big Sur and Carmel Highlands. (Commercial rentals are also banned inland in Carmel Valley.) Unlimited homestays – where the property owners are present in the home – are allowed, as are limited vacation rentals, whole-house rentals for up to 30 days, three times a year.

The elimination of commercial rentals in Big Sur and Carmel Highlands became a sticking point for the Coastal Commission. Others pointed out there would still be homestays and limited rentals.

An attorney for the Monterey County Vacation Rental Alliance, STR owners and others argued that commissioners would be abdicating their legal commitment to promote access, but those in favor of the ordinance pointed out that access included protecting housing for people who work along the coast.

Commissioners acknowledged the ordinance wasn’t perfect, but said it was crafted by the local government and the public attempting to balance coastal access with housing needs.

County planning staff are tentatively planning to bring the ordinance to the supervisors on Sept. 23. If adopted, the regulations would go into effect on Oct. 24. Unpermitted rentals would have two months from that date to either apply for permits or cease operations.