The Weston Planning and Zoning Commission unanimously advanced two bed-and-breakfast proposals Oct. 5 but continued to resist a separate effort that could allow short-term rentals in a limited section of downtown.
The commission voted 7-0 to recommend special-use exceptions for a proposed bed-and-breakfast at Makery Market and another at 539 Main St. The applications will move to the Weston Board of Aldermen, which must authorize public hearings before making final decisions.
Alderman Greg Hoffman made both motions to recommend approval, and Commissioner Ronnie Rowe seconded them.
The Makery Market recommendation requires guests to be directed to public parking near City Hall or Thomas Street. The applicant also must provide the required emergency exits and fire-safety measures, obtain building and occupancy permits for a planned basement apartment and have a full-time manager live on site.
The business plans to use an existing upper floor for guest accommodations while converting the basement into an apartment for the manager.
The commission also unanimously recommended approval of Curtis and Julee Cooper’s proposal at 539 Main St. The property would accommodate as many as six guests and include a lower-level apartment.
The Coopers asked to stay in the apartment themselves when guests were present rather than immediately placing a full-time manager there. They said they wanted to oversee the property while establishing the business and retain the apartment for occasional family use.
Commissioners approved the special-use exception but considered the management question separately. By a 4-3 vote, the commission recommended requiring a full-time manager to reside at the property.
Members expressed concern that allowing part-time management would blur the distinction between a traditional bed-and-breakfast and an unoccupied short-term rental. They also said an exception could establish a precedent for future applicants.
Both B&B recommendations remain subject to action by the Board of Aldermen, public notice and public hearings. Final decisions could come in November.
The commission then reviewed a draft ordinance prepared by Alderman Jerry Gross that could allow short-term rentals in portions of the 400 and 500 blocks of Main Street within the H-1 historic district.
Short-term rentals are not currently permitted under Weston’s zoning regulations.
Gross said the proposal was intended to begin the discussion and was not a finished ordinance. The draft would require a local manager capable of responding within 30 minutes, make permits nontransferable when a property is sold and preserve commercial storefronts on the first floor.
Existing lawful bed-and-breakfasts and other lodging businesses would continue operating under their current approvals unless their owners applied to convert to short-term rentals.
The draft would also allow the Board of Aldermen to establish a limit on the number of short-term-rental permits. It does not currently establish a specific cap.
Commissioners questioned whether allowing short-term rentals could encourage outside investors to purchase downtown properties, reduce housing, compete with existing lodging businesses and create enforcement problems for the city. Members also debated whether permits should renew automatically or return to a competitive process each year.
Those enforcement concerns were underscored when the Makery Market applicant acknowledged that she had previously rented space in the building as a short-term rental without completing the city’s approval process.
“I’m admitting to breaking the rules,” she said.
The rental was not part of Weston’s temporary FIFA rental program. The city issued a warning rather than a citation or fine, and she said she had since stopped renting the space while pursuing approval to operate it as a bed-and-breakfast.
Gross said limiting the program to two downtown blocks would protect residential areas farther north on Main Street. Hoffman suggested considering additional properties closer to Spring Street, saying detached homes could provide lodging for families who may not want a traditional B&B.
Rowe moved to recommend that the aldermen leave the current short-term-rental rules unchanged. Don Browning seconded the motion.
The initial vote was tied 3-3, with Glenna Nance abstaining. Chairman Tim Penrod voted against the motion, causing it to fail 3-4.
Penrod later clarified that his vote should not be interpreted as support for changing the ordinance.
“I was opposed. Motion died,” Penrod said. “While I agree to leave it alone, we’ve already made that recommendation.”
The failed motion did not constitute an endorsement of Gross’ proposal, and the commission made no new recommendation supporting changes to the short-term-rental regulations.
Gross said he would ask for the draft ordinance to be placed before the Board of Aldermen for additional discussion. Any ordinance change would require further review and an opportunity for public comment.
