The explosion of short-term rentals is already changing the character of Oceanside neighborhoods. South O, with its unique character and relatively inexpensive coastal housing, will be among the areas most dramatically changed unless something is done.
After the city abandoned its modest “Good Neighbor” effort in 2016, the current series of public hearings represent the best (and perhaps last) chance for ordinary residents to make their voices heard. The next two hearings are
- Tuesday, Nov 27, 2:30-5:30pm
- Tuesday, Jan 29, 3:00-6:00pm
Both hearings will be held in the 2nd floor Council Chambers at City Hall, 300 N. Coast Highway, Oceanside.
The Problem
While once STRs were about someone occasionally renting a spare room, now houses are being bought solely for the purpose of being managed as STRs by professional property managers. The investors want to charge as much as they can for as many nights as possible, which often means guests bring as many people as they can to cover the cost.
The negative impacts of STRs include
- Converting owner-occupied or rental housing into loosely regulated hotels, often in residential neighborhoods.
- Reducing the availability of housing stock for both renters and home buyers, pushing up prices for those who want to live in the community and adding to the state’s affordable housing crisis.
- Changing the character of the neighborhood, by replacing long-term residents that have a stake in the community with short-term visitors who have little knowledge or interest in fitting in to the community.
These problems are already impacting South O and other neighborhoods on the western side of the city. The purchase and use of STRs have exploded in Oceanside, because (as both sides admit) it is the most loosely regulated city in coastal North County. Investors are coming to Oceanside to engage in business practices that wouldn’t be allowed in other cities.
In the city’s June inventory, 75% of the registered STRs were in the Coastal Zone (Coast Highway to the Pacific).
Since these statistics were compiled, neighbors report that the number of rentals has increased in South O between Coast and I-5.
What Could Be Done
Oceanside doesn’t need to be a pioneer: many cities in California have been impacted by short-term rentals, and have already passed laws to regulate STRs. Host Compliance LLC has published a summary of best practices from around the country.
During the August 21 hearing (of the ad hoc committee of the Planning Commission), some of the measures discussed include:
- Implementation of the (2016) Good Neighbor Policy
- Banning special events (such as wedding receptions) being held in residential areas
- Requiring on-site parking
- Limiting the proportion of STRs in a given neighborhood or area
A key to any ordinance is enforcement, including enforcement by police (who work 24/7) in addition to code enforcement (which only work weekdays in Oceanside). Because some businesses may view fines as merely a cost of doing business, some cities have a “three strikes” policy that suspends permission to operate for several years for repeated infractions within a given period.
As in other cities, any regulation in Oceanside will have to recognize longstanding patterns of STR activity that predates VRBO, AirBNB and recent real estate speculators. The ad hoc committee has already said that the historic Robert’s Cottages — as well as North Coast Village — will be allowed to continue as STRs under any proposed regulations.
Getting Involved
After their first meeting, the ad hoc committee meeting originally scheduled for Oct. 29 was cancelled at the last minute. The two remaining hearings are Nov. 27, 2018 and Jan. 29, 2019. If the committee recommends an ordinance, then there will be Planning Commission and City Council hearings to discuss enacting some form of regulation.
There are three ways to get involved.
1. Attend a Hearing
The first and most important to attend these hearings. The owners of these STRs have a lot of money at stake, and have been well represented at previous meetings. If ordinary citizens do not attend, then the committee, the commission and the council will conclude that STRs are not having a major impact on the city.
Any one who submits a request to speak usually has three minutes to testify. Your testimony could include
- Specific details about the impact
- Evidence documenting the impact (e.g. pictures) if present that information.
- Specific policies that would make a difference
If your neighbors have concerns, make sure they know about the hearings as well.
2. Write a Letter (Email)
The three committee members (Colleen Balch, Curt Busk, and Tom Rosales) are appointed to represent the citizens of Oceanside. As with any public representative, they welcome your input.
After the committee submits its recommendation, concerned citizens should then contact the entire Planning Commission and later the council to let their feelings be known.
3. Join the Conversation
These issues are being discussed in online committees that are the 21st century virtual equivalent of the town square. If you have concerns, you can discuss them with your fellow Oceanside residents:
Feel free to contact us if you want any additional information or resources.
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