Reedsville planning board recommends short‑term rental rules to city council

The Reedsville Planning Board voted Dec. 17 to recommend that the City Council consider a text amendment to allow short‑term rentals by right in residential zoning districts and the central business district, establishing Note 45 with operational standards.

Planning Director Drew presented the staff proposal (Docket T202505), which would: prohibit cooking facilities in bedrooms (defining such facilities to include refrigerators larger than 7 cubic feet, 220‑volt stovetops, natural‑gas appliances, or cooktops with more than two burners); allow cooking in one‑room studio units; prohibit special events or large gatherings at short‑term rental properties in residential zones; cap short‑term rentals in any single multi‑unit building at “50% or eight units, whichever is greater”; require operators to maintain a list of lodgers for three years; require the zoning permit number to be conspicuously posted on advertisements and the property; prohibit on‑site exterior advertising; and require operators to comply with applicable state and local laws and tax obligations.

"By allowing short‑term rentals in the Central Business District, we can promote tourism and consumer engagement with established local businesses in downtown," Drew said, noting staff had identified five listings on short‑term rental platforms operating in the city and that the proposal responds to Council direction and community feedback.

Board members raised safety and enforcement concerns during a lengthy question‑and‑answer period. A member with prior experience as a fire marshal asked how the ordinance would address alternate heating sources and other life‑safety issues; Drew said building and fire codes would apply and emphasized the city’s current enforcement approach is complaint‑driven, consistent with Council direction. Staff described the civil penalty for zoning violations as $100 per day and said the administrative process would allow a 30‑day corrective period (10 days for nuisance‑related issues) before penalties apply.

Several board members expressed particular concern about permitting short‑term rentals in established residential neighborhoods because of parking, noise and party risks; other members and staff said the standards target large events and that ordinary family gatherings would not be treated as violations unless they create a nuisance. Public commenter James Motley asked whether owners would be required to live on‑site; staff answered that short‑term rentals under the draft ordinance would not require owner occupancy, distinguishing the use from bed‑and‑breakfasts or boarding houses.

The board debated the 50%/eight‑unit cap for multi‑unit buildings — a figure staff said was increased from 25% following Council feedback — and discussed options such as limiting the initial implementation to downtown commercial areas only or adopting a graduated approach. Staff said occupancy taxes are expected to be collected when platforms are used, but committed to confirming tax remittances with the finance department.

After discussion, a board member moved to recommend the amendment as drafted (Docket T202505) and to forward the item to City Council; the motion carried. The board’s recommendation and members’ comments will be included in staff’s report to council. The ordinance, if adopted by council, would create compliance standards and give staff specific enforcement references beyond a general prohibition.

Next step: the board’s recommendation will be presented to Reedsville City Council in February for Council consideration.