Mendon planning commission considers raising short-term rental cap, tightening enforcement

The Mendon Planning and Zoning Commission discussed changing the town's short-term rental rules on March 20, 2025, including raising the number of permitted rentals, clarifying how long-term uses affect short-term licenses and pursuing enforcement for at least one allegedly unpermitted listing.

Resident Darlene Pitcher told commissioners she had tried to operate a small short-term rental but stopped after discovering licensing requirements and an apparent mismatch between permitted units and listings. "I had people come in for funerals, missionary, homecomings, farewells, weddings," Pitcher said, describing demand for single-night stays she said were not being served by current permitted properties. She said the city has approved four permits and that others appear to be used as long-term rentals instead of short-term rentals.

Commission members reviewed how Mendon currently links the number of permitted short-term rentals to population and other nearby cities' codes. "It was 1 for every 500 residents," one commissioner said, noting the town used model language from other Cache Valley codes. Commissioners discussed formulas that would raise the cap to one per 300 residents or one per 200 residents; one member suggested simply "doubling" the current allowance now and revisiting the cap if demand rose.

Members also pressed on enforcement and license renewal. Commissioners discussed sending a one-time notice to existing licensees reminding them that reapplication on time is their responsibility and that licenses may be reissued to the next person on a waiting list if an owner fails to reapply. Commissioners said they will ask staff to send a violation notice to John and Carla Davidson for an allegedly unpermitted listing operating in a converted outbuilding; a staff member said she would send the notice.

The commission discussed how to treat units that are being operated as long-term rentals: "If they're using a long term rental, they need to give up their short term license," a commissioner said. Commissioners cited a 30-day threshold discussed in the meeting as the point at which a use becomes long-term rather than short-term.

Commissioners directed staff to place an item on next month's city council agenda to review the short-term rental allowance and related code clarifications. The commission encouraged affected residents and property owners to attend the council meeting, scheduled for April 10 at 6:00 p.m., if they wish to comment.

No formal motion to change the ordinance was recorded at the meeting; the discussion resulted in staff follow-up and a plan to pursue enforcement where staff identified unpermitted activity.