The Sandusky Planning Commission on Nov. 25 recommended changes to city zoning code language that would clarify when and how the city may create new transient-occupancy overlay districts for short-term rentals.

Planning staff explained the amendment defines a "declining geographic area" as one identified in a formally adopted planning document — for example a neighborhood plan or comprehensive plan update — and recommended that individual parcel requests for transient rental eligibility be processed through the Board of Zoning Appeals as use-variance applications rather than by rezoning. Staff said the approach restores a previously used process, aligns with direction from the city manager, and requires public engagement through formal planning processes.

Commission discussion was lengthier, with several members expressing concern that use variances could be used routinely to allow transient rental in otherwise stable neighborhoods. Commissioner comments recalled the Cove District’s 2018 adoption and the problems that followed from piecemeal expansion by rezoning. Several commissioners emphasized that requiring a neighborhood or comprehensive planning process will impose additional public outreach and documentation before a new overlay can be created.

Members of the public appeared at the hearing. "It’s not just the housing stock — it’s the people who live here," said Lisa Mazuca of 814 Bardshaw Road, who urged the commission to consider displacement of residents and cited a Firelands Forward study noting an increase in vacation-rental use in Erie County. Charles Wenger, a Cove District resident, said he has observed houses on his street converted into short-term rentals advertising large sleeping capacities and expressed concern about parking overflow and out-of-state investor purchases.

A motion to approve the recommended language change was moved and seconded after debate; the commission recorded a roll call and the motion passed. The approved language ties the initiation of any new transit-rental overlay district to a formally adopted planning document and signals staff intent to route individual parcel requests through the BZA as use-variance cases rather than rezoning requests.

The change does not itself authorize new rentals; it modifies the process the city will use to evaluate future requests. The item will be forwarded to the City Commission for any subsequent action.