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Planning board recommends ordinance restoring six‑turnover threshold for short‑term rentals
Summary
The board recommended that the City Commission adopt a city‑initiated amendment to land development regulations that adjusts transient residential unit (TRU) turnover rules to align with state law and earlier 2009 standards (six turnovers per year).
The Planning & Zoning Board voted Feb. 23 to recommend approval of a city‑initiated amendment (Ordinance 21‑26) to the Land Development Regulations to address conflict between local TRU rules and state preemption.
Staff explained that language adopted after June 2, 2011 that limited turnover to three times per year is preempted by Florida statute, while provisions adopted prior to that preemption may be retained. The proposed amendment reverts the turnover threshold to the original six‑times‑per‑year standard in the 2009 ordinance where enforceable and deletes post‑2011 turnover measures that conflict with state law. The amendment also adjusts waiver and appeal procedures to match current review processes and updates definitions in the code.
Board members asked how enforcement works; staff said code enforcement needs competent evidence — online postings, photographs or neighbor testimony — to demonstrate turnover frequency at a code enforcement hearing. After discussion the board moved and passed a recommendation to the City Commission to adopt the amendment.
