Weston could allow up to four short-term rentals in portions of its historic and mixed-use districts under a preliminary framework discussed Monday by the Planning and Zoning Commission.

The commission did not take a formal vote or make a recommendation Aug. 24. Instead, members used informal show-of-hands votes to narrow the options they will present in a public survey.

The early framework would limit short-term rentals to the H-1 Historic District and at least part of the C-2-A Local Retail Business District. No more than four licenses would be available citywide.

The commission previously recommended making no change to Weston’s prohibition on short-term rentals. The Board of Aldermen returned the issue to the commission and asked members to consider what restrictions should apply if the city adopts a permanent ordinance.

Alderman Greg Hoffman, the board’s liaison to the commission, said the aldermen want more than a yes-or-no recommendation.

“They’re not just looking for a yes or no,” Hoffman said. “They’re looking for ... what restrictions we would recommend placing.”

The commission is using regulations adopted for the 2026 FIFA World Cup as a starting point but is not bound by those provisions. Members said a permanent ordinance could be more or less restrictive.

Weston’s current zoning code generally prohibits renting a residential dwelling to a transient guest for fewer than 31 days unless the property is approved as a bed-and-breakfast facility or other lodging establishment. Bed-and-breakfast facilities require a special-use exception and generally must have an owner or manager living on the property.

The lack of an on-site owner or manager would be the principal distinction between existing bed-and-breakfast facilities and the short-term rentals under consideration.

Members discussed whether rentals should be restricted to the 400, 500 and 600 blocks of Main Street, as suggested during the Board of Aldermen’s discussion, or extended to other properties in the C-2-A district.

In a 5-2 straw vote, the commission favored continuing to consider C-2-A properties beyond Main Street. Members stressed that the vote was intended to guide further discussion and did not approve district boundaries.

Supporters of including C-2-A properties said the district already permits a mixture of homes and businesses and includes areas accustomed to downtown traffic. They also argued that whole-unit rentals could serve families who want multiple bedrooms and common living space that may not be available through traditional lodging.

Opponents raised concerns about removing homes and apartments from the long-term housing market, creating additional competition for existing lodging businesses and allowing rentals on streets that retain a more residential character.

Parking also remains unresolved. Some properties have private parking, while others would depend on public spaces downtown. Members discussed directing guests to the City Hall parking lot but questioned how that would work during festivals and other events.

The survey is expected to describe a tentative proposal that would include:

• No more than four short-term rental licenses in the H-1 and C-2-A districts.

• One licensed rental unit and one listing per property.

• A maximum of six guests per stay.

• Ownership restrictions intended to discourage corporations and large investors from acquiring properties for short-term use.

• A map showing the areas under consideration.

The length of time a person would have to own a property before applying remains undecided. Members also discussed one-year licenses, a lottery if applications exceed the four-license cap and a waiting period for bed-and-breakfast operators who convert to short-term rentals and later seek to convert back.

The survey would ask whether respondents support allowing short-term rentals under the outlined restrictions. Respondents would be asked to provide their names and addresses so the city can distinguish between residents, people living in the broader Weston area and respondents from outside the community.

Commission members said the survey should make clear that the proposal is preliminary and that its results would be advisory. City staff and commission members planned to draft the survey following the meeting and circulate it for review before releasing it to the public.

Enforcement also took up a substantial portion of Monday’s discussion.

City representatives said notices had been sent to three property owners suspected of advertising unauthorized short-term rentals. By the meeting, one listing had been removed, one showed no availability and one remained active, according to the discussion.

Members considered requiring every approved rental to display a city-issued license number in its online listing. That could make it easier to identify unlicensed properties and request that Airbnb, Vrbo or another platform remove unauthorized listings.

The commission also discussed inspections, business licenses, proof that lodging taxes are being collected and penalties high enough that operators would not treat fines as a routine cost of doing business. No enforcement provisions were approved.

Any zoning amendment recommended by the commission would return to the Board of Aldermen. Weston’s code requires the board to hold a public hearing, with at least 15 days’ published notice, before acting on a proposed zoning change.

No public hearing has been scheduled.

The commission also scheduled a Sept. 8 working session for a subcommittee reviewing proposed revisions to the city plan. Review of Weston’s bed-and-breakfast ordinance and further discussion of regulations for detached garages and carports were carried forward to September.