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Overview

Short-term rentals are allowed in the Town of Sharon (which includes the hamlets of Sharon and Leesville). The Town’s zoning permits “Hotel, Motel, and Tourist Accommodation” in several residential and mixed-use districts (R, R-R, R-A, R-C) subject to Special Use Permit (SUP) and site plan review; in the R-H (Residential-Highway) district, Tourist Accommodation is expressly permitted by right. Your path to legal operation will typically include obtaining a Land Use Permit and Certificate of Compliance, securing Planning Board approval via SUP and Site Plan Review, and then following ongoing operating conditions such as parking, lighting, and screening standards.

The Village of Sharon Springs operates under its own zoning. The provided documents do not include Village zoning rules; therefore, no conclusion about STRs within the Village is made here. You must consult the Village directly to determine if STRs are allowed there and what approvals are required.

Key takeaway for investors: STRs are permitted in the Town of Sharon, subject to a Special Use Permit in most districts and to all site, parking, lighting, screening, and environmental standards in the Town’s Land Use Code. See the zoning schedule and special use standards (particularly Sections 8 and 20(G)(8)) for requirements. [Town Code PDF]

Market Entry: How to Start a STR Business in Sharon Springs

Below is an end-to-end roadmap based on the Town of Sharon Land Use Code (March 1, 2017). For properties inside the Village of Sharon Springs, add a parallel process through the Village’s Code/Zoning Officer.

1. Determine your zoning district

• Use the Zoning Map (Attachment II of the Code) to confirm the district for your property. STRs typically align with “Hotel, Motel, and Tourist Accommodation” use.
• R-H: Tourist Accommodation is permitted by right.
• R, R-R, R-A, R-C: “Hotel, Motel, and Tourist Accommodation” requires a Special Use Permit.
• Confirm whether a Planned Development District (PD) is applicable if your project involves clustering, mixed uses, or innovative site design. [Town Code PDF, Sections 7–9, Attachment II]

2. Confirm use authorization and SUP eligibility

• Review the Zoning Schedule (Attachment I) to confirm allowed uses and any district-specific notes.
• If a Special Use Permit is required, plan for conditions such as buffers, landscaping, and on-site improvements. [Town Code PDF, Sections 8, 21–22]

3. Pre-application engagement

• Request a pre-application meeting with the Code Enforcement Officer (CEO) and the Planning Board to confirm requirements and SEQR (State Environmental Quality Review) applicability.
• For sites in Critical Environmental Areas (CEAs)—wetlands, steep slopes, Engleville Pond watershed (public water supply for the Village of Sharon Springs), and Karst/Limestone areas—anticipate additional restrictions. [Town Code PDF, Section 20(F)]

4. Assemble your application package

• Site Plan and Special Use Permit submissions must follow Appendix A (Required Submissions) and include SEQRA documentation (Appendix B). Expect detail on parking, lighting, screening, access, utilities, and environmental constraints. [Town Code PDF, Sections 21–22, Appendices A–B]

5. Secure approvals

• Planning Board: conducts site plan review and SUP review; can impose conditions to minimize impacts and ensure compatibility. [Town Code PDF, Sections 21–22]
• Town Board (as applicable): for Planned Development Districts (PD), the Town Board makes the PD zoning decision; for SUPs, the Planning Board issues recommendations to the Town Board, which authorizes permits by resolution. [Town Code PDF, Section 9, 21–22]
• SEQRA: All actions must comply with NYS ECL 617 (SEQRA). [Town Code PDF, Section 9]

6. Obtain building/zoning permits and certificates

• Apply for a Land Use Permit from the CEO after Planning Board recommendation and Town Board authorization (if required). Upon completion, obtain a Certificate of Compliance. [Town Code PDF, Section 24]
• If applicable, secure NYS Uniform Fire Prevention and Building Code compliance for sleeping accommodations.

7. Final operating setup

• Confirm compliant parking (2 spaces per dwelling unit for residential uses, with restrictions on front-yard parking), lighting (full cut-off/shielded; directed away from roads and adjacent uses), and signage (permits required; limits vary by district and use; no flashing or glare). [Town Code PDF, Sections 16–17, 20(E)]
• Install required screening/landscaping per Planning Board conditions and Code standards. [Town Code PDF, Section 18, 20(A)]

8. Ongoing compliance

• Maintain compliance with all conditions, including buffers, screening, noise, lighting curfews (if required), and environmental protections (e.g., 100 ft wetland setbacks; 15% lot coverage in CEA2/CEA3). [Town Code PDF, Section 20(F)]
• If operating within the Village of Sharon Springs, obtain Village approvals and meet Village-specific rules before opening. (Village zoning not included in the provided documents.)

Required Documents, Permits, Licenses, and Guidelines

• Special Use Permit (SUP) and Site Plan Review

  • Required for “Hotel, Motel, and Tourist Accommodation” in R, R-R, R-A, and R-C; permitted by right in R-H.
  • Prepare documents consistent with Appendix A and SEQRA (Appendix B). [Town Code PDF, Sections 21–22, Appendices A–B]

• Land Use Permit and Certificate of Compliance

  • Required prior to operation; issuance follows Planning Board recommendation and Town Board authorization (for SUPs). [Town Code PDF, Section 24]

• NYS Uniform Fire Prevention and Building Code

  • Compliance is required for any structure used for sleeping accommodations. [Town Code PDF, Section 20(8)(b)]

• Parking and Access

  • Provide off-street parking consistent with Section 16 (e.g., 2 spaces per dwelling unit; residential parking in front yard restricted). Access/driveway design requires Planning Board approval to minimize traffic conflicts. [Town Code PDF, Sections 16, 21]

• Lighting

  • Full cut-off or shielded fixtures only; directed downward and away from roads and adjacent residences; non-essential lighting may be required to be turned off after hours. [Town Code PDF, Section 20(E)]

• Signage

  • Obtain a permit for all signs; follow district-specific limits and prohibitions (no flashing; no signs within highway rights-of-way). [Town Code PDF, Section 17]

• Environmental and Health

  • Adhere to Critical Environmental Area (CEA) rules; NYS Department of Health standards for water/sewage may apply. [Town Code PDF, Section 20(F)]

• Village-of-Sharon-Springs Operations

  • If inside the Village, obtain Village zoning/building approvals before opening. The provided documents do not include Village requirements.

Specific Regulations for STRs (Town, County, and State)

Town of Sharon (Town-level standards)

• Zoning
  • STRs are appropriately aligned with “Hotel, Motel, and Tourist Accommodation.” Permitted by right in R-H; requires SUP in R, R-R, R-A, R-C. [Town Code PDF, Attachment I, Section 8]
• Special Use Permit (SUP) and Site Plan Review
  • Planning Board reviews site plans and SUPs; may impose conditions on buffers, screening, lighting, parking, traffic safety, and environmental protections. Town Board authorizes permits by resolution after Planning Board recommendation. SEQRA applies. [Town Code PDF, Sections 21–22]
• Buffers and Screening
  • A 40-ft buffer yard containing trees and shrubs is required along any perimeter abutting residential use; existing vegetation along Routes 20 should be retained where possible. [Town Code PDF, Section 20(G)(8)]
• Off-Street Parking
  • Minimum 2 spaces per dwelling unit; residential parking prohibited in front yards; loading/access subject to Planning Board review. [Town Code PDF, Section 16]
• Lighting
  • Outdoor lighting must use full cut-off/shielded fixtures; direct lighting away from public roads and adjacent residences; the Planning Board may require non-essential lighting to be turned off after business hours. [Town Code PDF, Section 20(E)]
• Noise and Nuisance
  • Prohibited to cause public inconvenience, annoyance, alarm, or recklessly create nuisance noise. Ambient noise levels must not be detrimental to life, health, and enjoyment of property. The Planning Board reviews noise in site plan and SUP actions. [Town Code PDF, Section 20(C)(1)]
• Environmental Protections
  • 100 ft setback from wetlands in CEA1; 100 ft setback from stream banks in CEA1; no land disturbance (except agriculture) on steep slopes >25%; for slopes 15–25%, erosion/sedimentation control plans may be required; 700 ft buffer from water supply wells for seismic testing (prohibited in limestone/karst areas); in CEA2 (Engleville Pond watershed) and CEA3 (Karst/Limestone), maximum lot coverage is 15% (agricultural operations exempt). [Town Code PDF, Section 20(F)]
• Prohibited Uses (contextual)
  • Heavy industrial uses, hazardous waste facilities, certain groundwater withdrawals, and other enumerated activities are prohibited; ensure your STR use and associated structures comply with all permitted-use provisions. [Town Code PDF, Section 8(B)]

Schoharie County

• The provided documents do not contain county-wide STR-specific regulations or registration/licensing requirements for STRs. Confirm any county processes with the Schoharie County Planning & Development Office if applicable.

State of New York

• The provided documents do not include state STR registration requirements or tax obligations. Investors should consult New York State guidance on short-term rental registration and taxation directly.

Contact Information (Local Authority in Charge of STRs)

Town of Sharon (Town Hall)

• Address: 1658 U.S. Route 20, Sharon Springs, NY 13459
• Phone: 518-284-2219
• Email: townofsharons@frontiernet.net
• Notes:
  • Code Enforcement Officer (CEO) is the local official who issues Land Use Permits and Certificates of Compliance and enforces the Town’s zoning code.
  • Planning Board handles site plan review and SUPs; Town Board authorizes permits for SUPs by resolution following Planning Board recommendation.
• Primary Contacts:
  • Code Enforcement Officer (permits/compliance): Town Hall, 518-284-2219
  • Planning Board (site plan and SUPs): Town Hall, 518-284-2219
  • Town Board (final permit authorization for SUPs): Town Hall, 518-284-2219

Village of Sharon Springs (separate jurisdiction)

• For properties inside the Village, contact the Village Clerk/Zoning Officer for STR policies and approvals. (Village zoning is not included in the provided documents; address/phone/email not provided here.)

Schoharie County

• Planning & Development Office: not specifically identified in the provided documents; consult county resources as needed.

Links to Source Pages

• Town of Sharon Land Use Code & Zoning Law (March 1, 2017) (PDF)
  • Source URL: www4.schohariecounty-ny.gov/PdfFiles/TSHA/landUse/2017LandUseLaw.pdf

Note: No county or New York State STR-specific guidance links were provided in the source set.

Practical Investor Checklist for Sharon Springs (Town)

• Confirm zoning district on the Zoning Map; verify “Hotel, Motel, and Tourist Accommodation” is allowed (R-H by right; R, R-R, R-A, R-C by SUP).
• Submit SUP and Site Plan Review applications per Appendix A; complete SEQRA documentation (Appendix B).
• Design compliant parking, lighting (full cut-off/shielded), and screening (40-ft residential buffer where applicable).
• Obtain Land Use Permit and Certificate of Compliance from the CEO.
• Ensure building code compliance for sleeping accommodations and health department standards for water/sewage if applicable.
• For Village-of-Sharon-Springs properties, obtain Village zoning/building approvals before operation.

This concise roadmap aligns with the Town’s Land Use Code and should be used in tandem with formal pre-application discussions with the Code Enforcement Officer and Planning Board.