County planners have delayed the release of their proposed update to West Marin’s short-term rental regulations until late August, a month later than originally planned. They still hope to hold public hearings on a draft plan this fall and adopt new rules by the end of the year—before the current two-year S.T.R. moratorium expires. County officials are seeking ways to regulate the market while allowing people some flexibility to generate income by renting their homes, and they’ve held a series of hearings to gauge public opinion. The debate has been heated. Some say S.T.R.s are squeezing low- and moderate-income families out of the market, while others say they rely on the rentals to pay their mortgages and generate retirement income. In June, the Community Development Agency released the findings of a survey that showed that most West Marin residents support short-term rentals but think they should be limited in number and operated by local homeowners. They also believe S.T.R. policies should be tailored to the unique characteristics of the communities in which properties are located. After the C.D.A. releases the draft regulations, they will be reviewed by the Planning Commission and the Board of Supervisors, which will hold public hearings before voting on them. The California Coastal Commission must also review the rules before they are certified as an amendment to the county’s Local Coastal Program.