Planning Commission backs tougher short‑term rental rules, tighter inspections and revised parking

Kevin Kemp, the city’s zoning administrator, told the Planning Commission that proposed text amendments would implement six recommendations from the short‑term rental (STR) enforcement task force, including restoring criminal misdemeanor treatment for some STR zoning violations and aligning penalty and appeal timelines with recently adopted state law. "This change would make them criminal again," Kemp said while describing the revision to section 104 of the zoning ordinance.

Commissioners debated several elements before moving to a single, amended package. The commission adopted "version 3" of the amendments with targeted edits: require inspectors to be licensed and insured and narrow the pool of inspectors to balance safety and capacity; shorten the required structural‑inspection interval from five years to three years; allow attestations in years when inspections are not required; and revise parking calculations for grandfathered STRs so those properties would count one parking space for every two bedrooms instead of one per bedroom, provided the dwelling retains the number of spaces it had when constructed and at least one space remains on site. Commissioner Walter Camp stressed safety concerns stemming from prior deck collapses and urged inspection rules that protect visitors.

Supporters of the changes said widening the pool of qualified signers while increasing inspection frequency improves compliance and safety, particularly for tourist areas. Several commissioners pushed for clearer language in the final proffer — for example, making clear whether the licensing and insurance requirement applies to a design professional or to a contractor.

Outcome: The Planning Commission voted unanimously, 10–0, to recommend approval of the STR zoning amendments (Item 2) as amended, forwarding the package to City Council for final action.