Commission denies several commercial short‑term rental special uses, sends broader STR rules back to Planning Commission

The Athens‑Clarke County mayor and commission on June 3 denied two special‑use requests for commercial short‑term rentals (STRs) in multifamily developments and sent a set of broader STR questions back to the planning commission.

Developers and residents debated the three‑hour agenda item for weeks; public comment at the voting meeting reflected a split between STR hosts and neighbors. Opponents said commercial STRs remove housing from the long‑term market, while proponents and some owners said properly regulated STRs provide tourism revenue and short‑term housing for visitors and workers.

Ross Watson and other neighbors urged the commission to follow the planning staff’s recommendation to deny individual commercial STR approvals because of the potential cumulative effect on housing supply and neighborhood quality of life. “Every unit that is permitted as a commercial short‑term unit is unlikely to be available to long‑term residents,” Watson said, summarizing the staff analysis.

Applicants and property managers argued the units were market‑rate student housing and that a single unit in a large complex would have no meaningful impact on long‑term affordable supply. Applicant Alex Akins said his request covered only one unit per complex and would follow existing zoning procedures; he noted that 85% of such buildings’ leases go to students.

After debate, Commissioner Hamby offered substitute motions to deny the special‑use requests. For item 22 (284 Bailey Street, Unit 410), the commission’s roll‑call vote on the substitute motion recorded seven yes, two no and one abstention; the motion to deny carried. A similar substitute motion to deny item 23 (1580 Barnett Shoals Road, Unit 1010) also passed by roll call, with seven yes, two no and one abstention.

Separately, commissioners voted to send a narrower question about the so‑called ‘‘sunset’’ provisions and a possible ‘‘relief valve’’ in the STR regulations back to the Planning Commission for study. The commission approved a motion remanding those provisions for planning‑commission review, asking the commission to recommend the appropriate length of any sunset period, whether a relief valve is needed, and any further recommendations. The mayor said the Planning Commission would return its findings to the commission in a later cycle.

Commissioners who backed approvals said the county’s STR ordinance, as written last year, allows one commercial STR per multifamily complex via special use and that applicants who follow existing rules should be considered. Opponents said changes to allow any commercial STRs in residential districts would risk exacerbating housing shortages.

No ordinance changes were immediately adopted; the remand directs staff and the Planning Commission to return recommendations on sunset length, relief‑valve mechanics and enforcement approaches.

The short‑term rental issue has triggered extensive public comment and will return to the commission once the Planning Commission reports back.