Short Term Rental (STR)

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With the proliferation of vacation ownership and nightly rentals, City Council is interested in understanding the topic more in depth and how this matter is or is not impacting the community as it pertains to long-term rental housing, neighborhood character, sales & lodging tax collection, safety and enforcement.

What is a Short-Term Rental?

  • Lodging and Accommodations uses occurring within dwelling units.

Lodging Accommodations uses include:

  • Sleeping or housing establishments intended to be occupied on a short-term, transient basis.
  • Payment for occupancy is typically on a daily or weekly basis, and an average length of stay is 30 days or less.
  • Includes the uses of hotels, hostels, vacation home rentals, vacation rentals, and bed & breakfasts.
  • Defined by the Community Development Code (CDC) as commercial land uses

The CDC defines several Short-Term Rental uses:

  • Vacation Home Rental (VHR) = Single-Family home or duplex unit; the entire unit is rented
  • Vacation Rental = multiple-family unit; entire unit
  • Bed & Breakfast = SF home; owner/operator occupied; 2+ guestrooms*
    • *does not include Rental of 1 bedroom in resident-occupied dwelling unit
  • Temporary Short-Term Rental = SF home or duplex unit; entire unit; limited term and occurrence, Limited use, limited districts, no permit required

Short Term Rentals = all of the above

With the proliferation of vacation ownership and nightly rentals, City Council is interested in understanding the topic more in depth and how this matter is or is not impacting the community as it pertains to long-term rental housing, neighborhood character, sales & lodging tax collection, safety and enforcement.

What is a Short-Term Rental?

  • Lodging and Accommodations uses occurring within dwelling units.

Lodging Accommodations uses include:

  • Sleeping or housing establishments intended to be occupied on a short-term, transient basis.
  • Payment for occupancy is typically on a daily or weekly basis, and an average length of stay is 30 days or less.
  • Includes the uses of hotels, hostels, vacation home rentals, vacation rentals, and bed & breakfasts.
  • Defined by the Community Development Code (CDC) as commercial land uses

The CDC defines several Short-Term Rental uses:

  • Vacation Home Rental (VHR) = Single-Family home or duplex unit; the entire unit is rented
  • Vacation Rental = multiple-family unit; entire unit
  • Bed & Breakfast = SF home; owner/operator occupied; 2+ guestrooms*
    • *does not include Rental of 1 bedroom in resident-occupied dwelling unit
  • Temporary Short-Term Rental = SF home or duplex unit; entire unit; limited term and occurrence, Limited use, limited districts, no permit required

Short Term Rentals = all of the above

Comments

Please provide comments, concerns or ideas for the Community and City Council to consider.

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I bought my property on Oak street with the intent of helping afford it through nightly rentals. I currently pay close to 11k a year in property taxes because of it being a business, ( even though we got rid of this rule called the Gallagher amendment). . I planned on using this income to help with my force3d retirement ( my pension was stolen by a Federal judge-who now sits in jail for taking bribes)..
Let me get this straight..you are telling me I can't use my property for the intent I bought it for.
These are the kind of things that become costly lawsuits for the city.
Not only that, but the ability to sell my property as a short term rental location has more value that if it were only grandfathered in. The city of Moab has had numerous residence not appreciate in value because of the moratorium there. The town has become a sea of cheap hotels.. It did not do what it was intended to do. I wonder, and so do the residents, if a hotel lobby paid the city council to make such an egregious rule that forever changed the flavor of Moab. Be careful of what you hope for, that town's spirit is ruined.

jasenbeste7 10 days ago

About property "rights." Property owners don't have the right to a fixed rate of return. That's really what's at issue here, with complaints from property owners who had assumed that the ability to cash in on nightly rental revenue would continue indefinitely. But fixed market conditions aren't how investments work. Past performance is no guarantee of future returns.

Society has already decided that property owners don't have the right to do "anything they want" with their property. That's why we have zoning, so that we don't have 50 liquor stores around the preschool, etc. As nightly rentals have grown, neighborhoods are discovering that they're producing some unhealthy effects, because they're not residences but commercial ventures. They're hotel-style habitations. Addressing the unhealthy effects of commercial operations amidst residential neighborhoods does not infringe on "rights," but it does change the investment climate for owners. That's very different: It's a potential loss of anticipated revenue, not an infringement of rights. Speculative investors who buy real estate need to understand that market conditions will vary. They still have the right to own their property and rent it for residential purposes, OR they can sell it and walk away with a fabulously awesome ROI because our property values have soared. That's no hardship!

KellyB 25 days ago

The leasing of a residence to be used for habitation, is a residential use, regardless of the term being nightly or monthly.

downhill 28 days ago

Oh the Irony - Part II

So now the planning commission is looking at changing the zoning laws for industrial and commercial areas to allow dormitories for workforce housing. (see the article: Steamboat explores relaxing zoning laws to allow for dorms in industrial, commercial zones). Do y’all not see the market disruptions we are inflicting on ourselves by allowing short term rentals to turn our entire town into a hotel?

Please please please stop the madness! Overlay zones are obviously needed to return our town to normal. We can’t keep letting this problem push us around and “find creative solutions” to a problem that shouldn’t exist. We have zoning laws for a reason.

Residences are for residing in; commercial properties are for commerce.

SeanH 30 days ago

Oh The Irony!

Has no one else noticed that we are now converting our hotels into houses (see the article: Hampton, Fairfield hotels to be converted into workforce housing to help alleviate crisis) because we have done such a great job of converting all our houses into hotels (aka Short term rentals).

Short term rentals have distorted the market (by manipulating a HUGE loophole in zoning) to the point now that the free market is distorting the hotel industry and converting all our hotels into low income housing.

Residences are for residing in, commercial properties are for commerce.

SeanH about 1 month ago

I own a home on Ridge Rd where we are full time residents. Our (informal) HOA has agreed that we would prefer to be left out of any future STR additions to our neighborhood. I would like to acknowledge that Dorian’s comments, quoted in the Steamboat Pilot, are a big exaggeration of current circumstances on our road. I rarely see shuttles and the only home hosting “ragers” is not a rental. We do have 3 rentals on the road that are run by Moving Mountains. Those are not a problem. I would propose they be grandfathered to continue as STRs until they are sold - at which point they would revert to single family homes.

MrcMac about 2 months ago

Several weeks ago I sent a letter to city council regarding the article in the Pilot covering the work session on short term rentals on Aug. 17. All five council members favored short term rentals for Cornice Road and Clubhouse Drive. I explained that at the top of Clubhouse Drive is a small 29 lot subdivision that was developed in 1980 by Don Valentine. All are single family homes, most of which were built in the the 80’s and 90’s, with mostly full time residents. Among the full time residents, several have lived here since the 80’s. There are no duplexes, condos or town homes on this section of Clubhouse Drive. None of the homes have a view of the ski area. If this is not a residential neighborhood, what is!
Moving Mountains and Steamboat Lodging Company presented a map to city planning and city council with hand drawn boundary lines and arrows in green felt pen demanding what swath of the city should be removed from the moratorium on new short term rental permits, including the area just described along with other similar neighborhoods. Our city council completely ignored the pleas of residents and caved in to special interest demands, business people who demonstrate no interest in community, neighborhoods or residents who make this town what it is! Their primary concern appears to be lining their bank accounts at the expense of many who actually live and work here! All under the pretense of bringing in more sales tax dollars through increased tourism. Then to top it off, one of our city council members tells those of us who have lived here for 30 or 40 years that if we don’t like it, we should move! What really needs to happen is for the city planners and city council to actually listen to the residents of this community instead of continuously caving in to special interests in the name of increased tax revenue!
A blanket map imposed by special interests is not the answer. When was the last time anyone on the planning commission or city council actually took a drive up to the end of Clubhouse Drive, Meadow Lane, Stone Lane or many of the other residential streets and asked themselves, “is this a sales tax generating zone or is it a residential neighborhood?” Council appears to favor special interests and non-resident owners over those who actually live here and make this community what it is! I truly hope that the city planning commission will not accept a blanket map presented by entities that simply stand to profit by demanding blind obedience and put in the time and effort to seriously consider what are true residential neighborhoods!

Michael Turner
Steamboat Springs

Michael Turner about 2 months ago

“Prohibiting or greatly limiting short term rentals is lethal for our economy!” Chicken Little is alive and flourishing! The sky will most certainly fall directly on Steamboat Springs if we don’t saturate our residential neighborhoods with short term rentals!
Let’s put it in perspective, Steamboat Springs is a sales tax based economy, only a very small portion of our property tax goes to the city and that is limited to fire protection. Scott Ford, past city councilman and respected statistician has stated to me that approximately 70% of the annual sales tax revenue to the city is generated by residents, 30% by tourists! Possibly imposing a substantial combination of use fees and taxes on all short term rentals might generate a moderate increase in revenue for the city but to claim “lethal” if we don’t allow any more short term rentals or even eliminate them from residential neighborhoods is ludicrous! Those extra tourists, which many of us who have been here for a long time believe we don’t need, will not turn our city into a proverbial gold mine! I’m certainly not saying no tourists, I’m saying, do we need any more?
There are also some claiming that we “vocal minority” are exaggerating the problems caused by many of the short term renters. A few years ago a home at the end of Clubhouse Drive sold and suddenly we had a short term rental. We had late night party noise, bears in trash cans put out improperly, speeding and running the stop sigh at Clubhouse Drive and Overlook Drive. Neighbors even had to call the police about a bonfire in the back yard during fire restrictions! There are also several short term rentals around the corner from us on Overlook Drive. Contrary to what some of the short term property owners and the rental companies stress, there really is constant speeding and running the stop sign when many of those units are occupied! Ironically, one of the worst offenders are vehicles painted in Moving Mountains logo! I know, we are out there walking every day!
Is there a place for short term rentals, sure. Is it in established residential neighborhoods, NO! Fact is, residents who have to get up to go to work, put their kids to bed by 8:30 or 9:00, need to get a solid nights sleep after a day of possibly dealing with unruly tourists at work should not have to be subject to vacationers who came to party in the hot tub until 3 in the morning or dodge vehicles driving like they are on the turnpike on a 25 MPH residential street!
One could go on and on, the bottom line is the city definition of RN-1 zoning says, “Residential Neighborhood. The Residential Neighborhood zone districts are intended to provide areas for one-family and two-family residential use in a neighborhood setting, as well as limited nonresidential uses that are complimentary and compatible with a one-family and two-family residential neighborhood.” Partying in the hot tub at 2:00 in the morning is NOT complimentary and compatible with a residential neighborhood!
Planning and city council need to listen to the residents of this town who actually live and work here and finally control this short term rental frenzy in! Seriously look at where they are appropriate in the heavily used tourists areas and where the honestly shouldn’t be!
Doing so will not be lethal to our economy!

Michael Turner
Clubhouse Drive

Michael Turner about 2 months ago

Here is another considerations for increasing resident housing stock in Steamboat Springs.
If the community wishes to designate residents only/no STR housing areas, then shall those areas remove the restrictive Single Family housing only. Rather, the NO-STR housing areas would allow accessory dwelling units or revelopment from single family to duplex, triplex, fourplex. This would increase resident only, non- STR housing stock.

downhill 2 months ago

There seems to be only one argument for an STR and that boils down to money. The arguments against include safety, noise, trash, perceived property value depend the dissolution of neighborhoods. It would seem I that if a majority or adjacent or affected residents vote against or in favor that should should be the major determinant. Also huge fines need to be levied against illegal operations.
Thank You

Wader1 2 months ago

Dear Councilmembers,
The Ridge Road Community Association held it’s Annual Meeting on September 4, 2021. One of the discussion points was the proposed Overlay regulations related to issuance of future Vacation Home Rental (VHR) licenses. We are hereby notifying you that a vote was taken related to the VHR proposal. The membership unanimously voted to reject any future VHR licenses in the Ridge Road community overlay.
We would like to add that the deed restrictions to which all property owners in the Ridge Road neighborhood must abide, forbid the operation of any commercial enterprise and all home are limited to single family residences. Our neighborhood history with VHR units has not been good. One may recall that our Association actually filed suit against the city which resulted in a rewrite of the Ordinance. We take this issue very seriously because our experience has been there is a significant negative change in the character of this residential neighborhood.
Accordingly, we support a Council decision to exclude the Ridge Road overlay from any further VHR licenses. We also recommend that if necessary, existing licenses be renewed for a limited period of time, perhaps three to five years. This should allow existing license holders to make necessary alternative arrangements or sale of their properties.
Respectfully,
Alan Geye
Dorian Welch
David Foster

Ridge Road Community Association 2 months ago

I understand that you are about to consider an expanded “overlay” proposed by the Cragin group which will enlarge the “close to mountain” area permitting licensure of Short Term Rentals all the way to Steamboat Blvd. I live in a single family neighborhood just west of Burgess Creek Rd (Ridge Road) and accordingly included in the proposed overlay.
May I offer two comments:

1. I personally am absolutely opposed to my neighborhood being included in the proposed overlay. I’ve owned my home for over 20 years and have seen how STRs negatively change the character of single family neighborhoods. I want no more of it. Especially in a neighborhood like ours with narrow streets and inadequate parking.

2. Our neighborhood HOA (Ridge Road Community Assn) recently had its annual meeting wherein this issue came up. The members voted UNANIMOUSLY against being included in a STR authorized overlay.

Is that clear enough?

AlanGeye 2 months ago

With great concern for preserving neighborhood character, I am solidly against STRs in single-family and duplex neighborhoods outside of the RR and G zone districts. Version 2 of the draft overlay map is an improvement over the earlier version, but I have a couple of questions and concerns about the suggested exceptions. Why would primary residences be treated differently from other residences? Am I correct in reading this exception to mean that someone who lives in their home for six months and one day could get a permit for unlimited STR for the balance of the year? How easy would it be to get a Conditional Use Permit? I look forward to the Planning Commission's discussion and getting more clarity on these questions. Consistent with the valid reasons cited by the many residents opposed to STR outside of the by-right zones near the resort, I ask the Planning Commission and Council to protect Steamboat's single-family/duplex neighborhoods outside of RR and G zone districts and just say no. Any exceptions should be limited and strictly enforced. Lodging businesses do not belong in neighborhoods. Many thanks for your work on this difficult subject.
Jane Blackstone
Delta Queen Court

jb 2 months ago

Prohibiting or greatly limiting short term rentals is lethal for our economy. It seems this approach only benefits the restauranteurs who dont want to pay a decent wage to workers despite their price increases and the willingness of most patrons to pay 20% tips, and the hotel industry. It will not improve the availability of low income housing as seasonal visitors will not rent long term at a low rate. This proposition is a violation of property rights. Zoning for single family dwellings is one thing, but for condos and town homes its another.. Council's approval of the highly unpopular Marriott on Central Park Drive has already destroyed the last true wildlife corridor in Steamboat (as evidenced by the bears feasting at Fiesta Jalisco and other displaced animals wandering around trying to get to the Yampa. The growth the resort is planning will require housing outside the proposed limits on zones initially built to accommodate vacationing skiers. Not everyone can afford to take their families to a hotel and out to breakfast lunch and dinner every day. They need an apartment they can cook in. The Council greatly over-stretches its authority in its attempted re-zoning of properties which have always been used for STR and will meet with rigorous legal opposition should they impact owners property use and property values. Property rights are as important as many of the other rights Colorado defends. This is a big issue far beyond the mandate of our City Council.

cherri 2 months ago

I moved to the Ski Ranches neighborhood 5 years ago from Waterstone. Living in Waterstone was wonderful, but the short term rentals and partying got to be a bit much. We purchased a vacant lot and built our dream home in a quiet residential neighborhood. Living in a resort town has its pluses and minuses, but we always considered our neighborhood a refuge from resort living. That is, until we got surrounded by STR’s. I miss my quiet neighborhood, neighbors and the peace and tranquillity we used to have. I’m happy to see the overlay zone in our neighborhood to stop these businesses from operating nightly rentals. There are plenty of originally zoned areas around the resort for STR’s without infringing on residential neighborhoods like mine.

Additionally, I’ve seen many comments about reporting STR problems to the police. I’ve encountered numerous issues with STR’s around my house and have always just called the property owners and requested that they take care of the infractions. To push these problems to the police seems silly and requires the police to respond to minor issues instead of doing the work they are supposed to do. The property owners running these businesses are the ones to be held responsible. I’m in favor of removing these businesses from neighborhoods that were never zoned for businesses, nor allowed them in their by-laws like the Ski Ranches neighborhood.

Thank you,
Bill Latoza
2170 Val dIsere Circle

Blatoza 2 months ago

Yesterday, the Ridge Road Community Association conducted its Annual Membership meeting which includes all properties that are dependent for access and egress via Burgess Creek Road. This include Ridge Road, Lift Line Way. Mountain View Lane, and Fox Ridge Lane.

The meeting was well attended and a record was made of all attendees. The majority of the property owners were represented.

A motion to contact the City of Steamboat Springs was UNANIMOUSLY passed to NOT be included within the STR overlay zone that is now under discussion by the City.

We considered issues such as safety, topographical conditions, and stabilizing the quality of life for our property owners before we passed this motion.

We directed the our Board of Directors to advise the City of our decision.

Respectfully submitted,

Bill and Kathy Moser











billmoser 3 months ago

We hope that you will consider licensing, regulation, and enforcement rather than prohibition of short term rentals in all areas of Steamboat. Suggest the possiblity of some type of tax or fees be applied to all short term rentals that could be used for affordable housing needs or other infrastructure projects.

erniek 3 months ago

We echo the many comments that call for data (i.e., licensing/permitting and enforcement) instead of overlays and moratoriums. We also support a comprehensive community conversation about affordable housing - making Steamboat a place where our workers can live. We do not support trying to solve for affordable housing with a STR prohibition. Instead, let the City Council review the data from the new licensing and enforcement program in 6-12 months and in a parallel effort take on affordable housing more holistically considering wages, zoning, development and supportive services like affordable childcare and elder care.
Lastly, we see the anxiety shared by many existing STR owners on this comment board and support “grandfathering” for any policy that would limit or prohibit use. We ask you to:
- End the moratorium on VHR permits.
- Register and License ALL STRs.
- Establish life safety standards and require a 24-hour local contact.
- Establish a 24-hour Hotline to monitor complaints and begin enforcement.
- Analyze the data and make further decisions accordingly.
- Initiate a separate policy and planning effort centered on Affordable Housing.

Stagecoach 3 months ago

The overlay proposal is a start, but it should be backed up by a tax on STR/VHR. These dwellings are de-facto hotels/motels, and they should be taxed at the same rate. Proceeds can be split between added enforcement or regulation costs with a part of the proceeds to be used for affordable housing, employee housing and other housing-related initiatives

Jimbeersref 3 months ago

I commend council and planning for their efforts in addressing VHR & STR issues and for taking action to license, permit and monitor those properties. I think the community understands this action is warranted & in line with what other mountain communities have enacted.
My husband and I are property owners in an active homeowner’s association where we are not allowed STR. To be honest, not everyone is 100% happy 100% of the time living with the rules of a regulated community; however, it does provide structure & especially recourse when there is conflict- the same cannot be said where there is not an HOA. One has a choice to purchase & live by the rules or take your chances.
The State of Colorado makes it very clear that Buyers who buy into a common interest community "WILL BE SUBJECT TO THE BYLAWS AND RULES AND REGULATIONS OF THE ASSOCIATION."
And gives the HOA the authority to "IMPOSE FINANCIAL OBLIGATIONS UPON THE OWNER" for violations.
Property owners who purchase in an HOA that allow short-term rentals as per their governing docs, should not be subject to an overlay imposed by government. Likewise, if the HOA provides for short-term rental use, then grandfathering a particular property or unit for a specific period or ownership should also not be a government option.
HOA’s already have a democratic process in place by vote of majority homeowners who can determine any future (legal) changes to their governing documents which include whether or not they want to continue or cease short-term rentals. I know that the HOA for The Landings @ Steamboat just voted to continue to allow STR. The governing docs of the HOA’s at The Villas at Walton Creek, Mustang Run, Enclave, etc. should be just as respected as those at Barn Village and Fairway Meadows.
I am not unsympathetic to short-term rental concerns and agree that establishment of reasonable, short-term regulations that do not damage property rights would be beneficial. If an HOA ceases to exist, the enforcement of their governing docs cannot be expected to be a city, county, nor taxpayer responsibility.
There is a housing shortage in Routt County – we are not unique –the whole United States has a housing shortage! It is being called an “underbuilding gap” and did not just happen due to Covid and is unfair to blame our housing shortage on second homeowners. Routt County has had declining housing inventory for the last decade. The lack of affordable housing is a derivative of the lack of supply. I am very thankful taxpayers had the foresight to approve the tax that we did to build the 3 affordable housing apartments.
I believe it is time for the moratorium to end and city and community efforts to focus on how we can best help and accelerate the Yampa Valley Housing Authority 536-acre locals’ community with minimal government construction barriers. I think we can all agree that this development can’t happen fast enough!

Marci Valicenti 3 months ago
Page last updated: 11 November 2021, 09:12