The Planning and Zoning Commission on Jan. 14 discussed ZTA‑002‑2026, a proposed zoning text amendment to permit and license short‑term rental (STR) uses in several residential and downtown commercial zoning districts and to establish application, renewal and revocation processes.

Staff outlined the proposed definition of short‑term rental (residential units offering sleeping accommodations for fewer than 28 days, single structures with five or fewer guest rooms and up to ten total occupants), application requirements (house rules, deed showing applicant as deed holder, 24/7 contact, list of other licensed STRs with financial stake, emergency plan, and smoke/CO detector certifications), a proposed $100 annual license fee, and limits (maximum two licenses per entity and owner‑occupied requirement; STRs not permitted in duplexes, ADUs or apartment complexes). Revocation would bar reapplication for six months and appeals would be through a City Commission public hearing.

Commissioners focused discussion on enforcement: whether the draft should add fines or graduated penalties for operating without a license, how to handle existing STRs (retroactivity), and whether the ETZ should be included. Several commissioners expressed a preference to add penalty language rather than rely solely on voluntary compliance; staff agreed to draft penalty language and return with revisions. At the end of discussion, the commission moved to table ZTA‑002‑2026 to the next meeting so staff could incorporate enforcement provisions and clarifications.

A public commenter, Danielle Beharris, identified herself as an organizer of the initiative and a teacher, said she follows platform (Airbnb) listing requirements and urged the city to provide clear rules and enforcement so law‑abiding hosts can operate without platform removal risk.

Provenance: staff presentation (Natalie Burczyk), commissioner Q&A and debate, public comment (Danielle Beharris), motion to table.