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Planning commission reviews detailed short-term rental ordinance draft, requests work session on parking and riverfront exemption
Summary
Staff presented a comprehensive short-term rental ordinance draft that would require certificates, inspections, an agent in Decatur, monitoring via Granicus, a proposed $500 certificate fee, density limits (no more than three within 1,000 feet), and a suggested cap and riverfront exemptions. Commissioners raised concerns about parking, historic districts, ADA implications and whether exempting riverfront properties is fair; they agreed to a public work session to refine changes.
Planning staff presented the city’s draft short-term rental ordinance and walked commissioners through proposed application, inspection, monitoring, and enforcement provisions.
Staff described application requirements: property owners must obtain a short-term rental certificate and a business privilege license, submit proof of ownership and a local contact agent within Decatur city limits, and pay a nonrefundable certificate fee (staff discussed $500 as a starting point). Staff said initial inspections would be performed by a building inspector and the fire marshal, with annual self-inspection thereafter unless a registered complaint triggers another inspection.
On monitoring and enforcement, staff proposed using Granicus to locate and monitor short-term rental listings and receive complaints; staff estimated the Granicus contract would cost roughly $20,000. ‘‘As of now, we have roughly 79 active Airbnb's or short term rentals,’’ staff said, noting not all are necessarily registered. The draft includes fines (a $1,000 fine per occurrence), revocation for repeated registered complaints, and a 3-year bar on reapplying for a revoked certificate unless ownership changes.
Staff proposed a density rule that would prohibit new short-term rental certificates in residential zoning where three or more short-term rentals exist within a 1,000-foot radius, while exempting commercial zoning and properties along the Tennessee River from the radius to allow more activity on the riverfront. Commissioners debated that exemption: one commissioner called it discriminatory to treat riverfront properties differently, while others argued the riverfront has limited parcels and is key for tourism.
Parking, occupancy and safety provisions drew sustained discussion. Staff recommended a minimum of two off-street parking spaces for any licensed property plus one additional off-street space per bedroom beyond two; commissioners noted how that would affect riverfront sites and historic districts that lack off-street parking. Staff also recommended life-safety measures including carbon-monoxide and smoke detectors, egress information posted, and potential fire-rated separation for garage dwellings used as rentals.
Commissioners asked staff to prepare more refined options on parking exemptions or alternatives for riverfront and historic properties and to schedule a public work session for detailed discussion. Staff said they will circulate potential dates and the commission will try to meet before the next formal meeting to build consensus on revisions before forwarding a recommended draft to council.
What’s next: staff will convene a noticed public work session, gather commissioner and stakeholder input on parking, density and the riverfront exemption, and return a revised ordinance for formal action and transmittal to city council.
