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Commission approves nightly rental at 405 E. South Nichols Peak with conditions including local manager and quiet hours
Summary
The Planning Commission approved CD-25-02, a conditional use permit allowing a five-bedroom nightly rental at 405 East South Nichols Peak Road, with conditions on occupancy, parking, local management, quiet hours and automatic termination triggers.
The Washington City Planning Commission on Feb. 5 approved CD-25-02, a conditional use permit to allow a nightly rental at 405 East South Nichols Peak Road. The applicant is listed as Chris Boley and Wonder Asset Management LLC.
Staff said Title 9, Chapter 14, Section 25 of the City Code allows nightly rentals with a conditional use permit and described the proposal as a five-bedroom residence with a maximum occupancy of 10. The code requires two off-street parking spaces plus one additional space for every two guest bedrooms; staff said the proposal provides the four spaces required for a five-bedroom unit. Staff flagged a potential problem if the detached garage were used for an additional rental unit and added a condition to prohibit double bookings.
Staff recommended 12 conditions if the commission approved the nightly rental. Among the key conditions are: maximum occupancy of 10 unless an approved fire suppression system is installed; inspections and approvals from the building and fire departments before operation; property management with a local contact or business within 20 miles available 24/7; required short-term rental business license; conspicuous posting of rental rules and regulations; strict quiet hours from 10 p.m. to 8 a.m.; and an automatic termination clause if the property changes use, fails to meet codes, changes owners or otherwise violates the conditions.
Commissioners discussed enforcement of quiet hours, the practicality of prohibiting outdoor lighting after 10 p.m., and the need to ensure tenants are informed (one commissioner suggested explicit rules against "rock throwing" and other unsafe behavior). Commissioners also asked whether the local management requirement would effectively ensure 24/7 accessibility; staff noted the requirement mirrors existing city code and is intended to provide a reachable local contact.
Commissioner Schill moved to approve CD-25-02 based on the four findings and 12 conditions; Commissioner Tupelo seconded. The commission voted: Commissioner Schill — Aye; Commissioner Mitchell — Aye; Commissioner Tupelo — Aye; Commissioner Davis — Aye; Commissioner Bullock — Aye. The motion passed and was recorded as an approval by the commission.
A public hearing was opened and closed; staff noted a written public comment in the record. No public testimony was presented in person during the hearing.
The approval requires the applicant to meet all inspection and licensing conditions before renting and makes local property management and rules posting mandatory elements of the permit.
