Guide to Short-Term Rentals in Marianna, FL

Overview: Are Short-Term Rentals Allowed?

Yes, short-term rentals (STRs), such as those operated through platforms like Airbnb, are allowed in Marianna, Florida. However, their operation is not a matter of right and requires a specific approval process. The primary mechanism is a Conditional Use Development Order (CUDO) granted by the City. This means that while the use is permitted within certain zoning districts (like Commercial), the city reviews each application individually to ensure compatibility with the surrounding area and adherence to development standards. The case study for a property at 2863 Caledonia Street provides a clear example of this process in action.

How to Start a Short-Term Rental Business in Marianna, FL

The process involves several key steps, from initial planning to compliance:

1. Property Due Diligence:

   • Zoning Verification: Confirm the property is located in a zoning district where STRs are allowed as a conditional use. This is crucial as operating without approval is illegal. Districts mentioned include Commercial (C) with potential overlays like Downtown Improvement Special Treatment Area (DISTA) and Historic Special Treatment Area (HISTA).
   • Future Land Use (FLU) Verification: Ensure the property's Future Land Use designation, as per the city's Comprehensive Plan, is consistent with the proposed commercial/residential use (e.g., Commercial FLU).
   • Site Suitability: Assess the property's physical characteristics, including existing buildings, parking, access, and environmental constraints (e.g., flood zones, wetlands).

2. Formal Application for Conditional Use Development Order (CUDO):

   • Submit Application: File an application for a CUDO with the City of Marianna Planning & Zoning Department. This application will detail the proposed use, site plans, building renovations, and how you will comply with city codes.
   • Staff Review: City staff will review the application for consistency with the Comprehensive Plan, Land Development Code (LDC), zoning requirements, and compatibility with adjacent land uses. Requirements will be identified for specific aspects like parking, accessibility, lighting, and waste disposal.
   • Public Hearing & Approval: The Planning & Zoning Board will review the staff recommendation. If approved, the process typically proceeds to the City Commission for final approval.

3. Post-Approval Operational Setup:

   • City Business License: Obtain a business license from the City of Marianna. This is a requirement to operate legally within the city.
   • County Bed Tax Registration: Register with the Jackson County Tourist Development Council (TDC) to collect and remit the required 5% Tourist Development Tax ("Bed Tax") on all transient rental income. This is a critical tax obligation.
   • Final Inspections & E911 Address: Ensure all conditions of the CUDO are met. This includes displaying a compliant E911 address and any required improvements (e.g., parking striping, signage, lighting). Pass final inspections prior to commencing operations.
   • Ongoing Compliance: Maintain the property according to the approved conditions, local codes (e.g., noise, waste management, lighting), and all applicable regulations. The CUDO has a specific validity period (12 months in the example case), and you must monitor the expiration date.

Required Documents, Permits, Licenses, and Guidelines

• City-Level:

  • Conditional Use Development Order (CUDO): The primary zoning approval for the STR use.
  • City Business License: Issued by the City of Marianna.
  • Final Inspection Approval: Sign-off that all conditions of the CUDO and relevant codes have been met.
  • E911 Address: Must be clearly visible from the right-of-way (minimum 6" height x 1.5" length, contrasting color).
  • Compliance with Marianna Land Development Code (LDC): This is the key document outlining specific site requirements. Critical sections include:
    • Parking: Adherence to standards, including specific requirements for accessible parking in the Downtown Improvement Special Treatment Area (DISTA) (e.g., signage, striping).
    • Accessibility: Provision and proper marking of ADA-compliant parking spaces.
    • Lighting: Design and installation standards to prevent glare and protect driver night vision (downward-directed fixtures, luminance limits).
    • Waste Management: If dumpsters are used, they must be enclosed by a 6-foot tall fence with a gate.
    • Landscaping & Maintenance: Standards for ongoing property upkeep.
    • Site Access/Traffic: Requirements related to driveway access and impact.
  • Compliance with Marianna Comprehensive Plan: The development must be consistent with the goals and policies of the plan.

• County-Level:

  • Jackson County Tourist Development Council (TDC) Registration: To collect and remit the 5% bed tax. Registration involves filing with the TDC.
  • 5% Tourist Development Tax (Bed Tax): Must be collected from guests on all taxable stays and remitted to Jackson County on a quarterly basis.

• State-Level (Florida):

  • State Business License (DBPR Registration): Based on state preemption (see "Specific Regulations" section), operators may need to obtain a license from the Florida Department of Business and Professional Regulation (DBPR) for their STR. This is a requirement in addition to the local requirements. Note: While the TDC page explicitly mentions state preemption, specific contact information for DBPR is not provided in the source materials.

Specific Regulations for Short-Term Rentals

Marianna City Regulations:

• Zoning: STRs are permitted only through a Conditional Use process in appropriate zoning districts (e.g., Commercial, potentially with HISTA/DISTA overlays). Compatibility with surrounding land uses is a key factor in approval.
• Parking: One parking space is required in the DISTA. The property must provide at least one ADA-compliant "program accessible" parking space. Specific signage and striping requirements apply. Bicycle racks are often recommended or required.
• Accessibility: ADA-compliant parking is mandatory. Details on space dimensions, aisle widths, and signage are specified in the LDC.
• Lighting: Exterior lighting must be designed to minimize glare on adjacent properties and roadways. Fixtures must be "cutoff and directed downward." There is a limit on the increase in background lighting.
• Waste Management: If dumpsters are used, they must be screened by a six-foot fence with a gate.
• Environmental Compliance: The property must be outside designated wetlands and the 500-year floodplain (Zone "X" per FEMA). If impervious surfaces are added, additional stormwater permits may be required.
• Development Order Validity: A CUDO is not permanent. In the example, it was valid for only 12 months, meaning the operator must re-apply or meet specific milestones.

Jackson County Regulations:

• 5% Bed Tax: Mandatory collection and remittance on all taxable short-term rental income.

State of Florida Regulations:

• Preemption and Licensing: Florida Statutes preempt local regulation of vacation rentals (like STRs) to a significant degree. This means the Florida Department of Business and Professional Regulation (DBPR) is the primary authority for licensing and regulating the STR business itself. However, local governments retain the authority to regulate land use, zoning, and general "quality of life" issues (like noise, parking, and trash). Operators must comply with both state-level licensing requirements and local ordinances and CUDO conditions.

Contact Information

• City of Marianna (Business Licenses & CUDO Applications):

  • Website: City of Marianna Official Website
  • Note: Contact details for the Planning & Zoning Department are not provided in the sources, but applications are submitted through them.

• Jackson County Tourist Development Council (TDC) - Bed Tax:

  • Address: 2864 Madison St, Marianna, FL 32448
  • Phone: (850) 482-8061
  • Email: TDC@jacksoncountyfl.gov
  • Website: Jackson County TDC

• Florida Department of Business and Professional Regulation (DBPR) - State License (Referenced, but no specific contact provided in sources):

  • Website: Refer to the Florida state website or sources indicating DBPR handles STR licensing under preemption.

Links to Source Pages

1. City of Marianna Conditional Use Development Order Memo (Primary Source): https://www.cityofmarianna.com/AgendaCenter/ViewFile/Item/7298?fileID=37562
2. StaySTRA Marianna Market Overview & Regulations (Secondary Source): https://staystra.com/location/florida/marianna/
3. Jackson County Tourist Development Council (TDC) Information: https://jacksoncountyfl.gov/services/tourist-development-council/
4. City of Marianna Conditional Use Development Order Memo (Duplicate Link): https://www.cityofmarianna.com/AgendaCenter/ViewFile/Item/7284?fileID=37545
5. WCTV Article on Florida STR Preemption (State Context): https://www.wctv.tv/content/news/Lawmakers-push-vacation-rental-preemption-forward-568053791.html