Hocking County consultant outlines draft short-term rental rules, emergency-access and enforcement plans

David Barrett, a consultant with American StructurePoint, presented a preliminary outline of short-term rental regulations and related site standards to the Hocking County Zoning Commission on a topic-focused agenda item that drew detailed discussion from commissioners, county staff and emergency-service representatives.

Barrett said the draft package centers on four items: a short-term rental permit, impact fees, a special-event permit and site standards. "The 4 things that we've identified that, that we're creating, regulations for are the short term rental permit, the impact fees, the special event permit," he told the commission. He emphasized the work is an outline, not a final ordinance, and that "the devil's in the details" in drafting enforceable rules.

The nut of the proposal is to allow short-term rentals while setting rules intended to protect neighbors and ensure emergency access. Key provisions discussed included: a mandatory 24-hour contact person who must reside in Hocking County; site plans or maps showing the location and numbering of units and cabins so dispatchers and responders can locate them; standardized addressing tied to publicly maintained roads rather than private driveways; occupancy limits tied to sleeping capacity; and a requirement that existing decks, balconies and similar structures be certified by a registered professional (engineer or licensed inspector) where structural safety is a concern.

Barrett said the certification for existing decks would be the applicant's responsibility rather than the county hiring inspectors: "It would be a registered PE that would come and... make an assessment that, yes, this deck was built correctly. It can withstand x number of people." He described that as a way to set a maximum occupancy for outdoor structures and to provide owners a defense if liability questions arise.

Addressing and site-plan requirements drew sustained comment. Commissioners and staff described examples where long private driveways and multiple cabins complicate emergency response; Barrett proposed a simple site map and posted placards at driveway splits. "We know where a is, we know where b is, we know where c is," he said, noting the intent is to help dispatchers and rescuers find units quickly.

Emergency access and driveway standards were repeatedly raised by county emergency-service attendees. Commissioners and Barrett said follow-up technical meetings are needed with fire and EMS to inventory equipment and set an objective minimum driveway standard (width, grade, turning radius and clearing) that accommodates the county's apparatus. Barrett said units the county cannot reach should not be issued short-term-rental permits: "If the county emergency responders cannot physically get to you, then, the county should not be issuing a permit," he said.

Noise, nuisance and enforcement: Barrett recommended a countywide noise-and-nuisance ordinance (separate from the short-term rental permit) with measurable decibel thresholds and hours-of-operation limits rather than a rental-only noise rule, so enforcement applies equally to any source. He cited a model from Columbus that suspends permits after repeated emergency calls and discussed options that tie suspension to owner negligence rather than a single caller’s complaint.

Tax-platform reporting, insurance and tenant rules: Barrett described a platform-reporting requirement so taxes collected by online platforms flow directly to the county and are easier to enforce. He also said proof of insurance and a requirement that owners provide renters with written rules and emergency procedures should be part of the permit. Barrett noted ambiguity about when an eviction-related incident is a contract dispute versus a public-safety issue and recommended county-attorney guidance to clarify law-enforcement response to short-term renter incidents.

Impact fees, special-event permits and site standards: Barrett said impact fees would target public infrastructure (roads, water, sewer) where a commercial use or event increases municipal costs; driveway upgrades on private property were described separately as an access issue. He also proposed use-specific site standards for commercial and industrial activities that invite the public or employ staff, with catch-all categories for unusual uses.

Next steps: commissioners and staff agreed to several technical follow-ups: meetings with fire and EMS, 9-1-1/dispatch, the county auditor, the county mapping office and the county attorney to collect specifications and legal guidance. Barrett said he expected to return in person after those meetings with the information needed to draft a full ordinance and hold one public open-house meeting before final recommendations. He also agreed to provide the presentation slides to county staff for public distribution.

Barrett and county staff said they intend to give commissioners a chance to review the draft before the public open house so commissioners can identify items they will not support; tentative dates mentioned included mid-July for technical meetings and a late-July zoning commission meeting to continue the process.