Short Term Rental

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UPDATE: For current information about Short Term Rentals, visit this website: Short Term Rentals

With the proliferation of vacation ownership and short-term 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.


The 2021-2022 Short Term Rental (STR) project is guided by the following purposes:


What is a Short-Term Rental?

  • 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; the entire unit is rented
  • 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

UPDATE: For current information about Short Term Rentals, visit this website: Short Term Rentals

With the proliferation of vacation ownership and short-term 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.


The 2021-2022 Short Term Rental (STR) project is guided by the following purposes:


What is a Short-Term Rental?

  • 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; the entire unit is rented
  • 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 wanted to thank the council members for hearing the locals who voted you into office. Thank you for listening and working diligently to make a decision that will positively impact our community for years to come. These decisions are not popular or easy, so I thank you for tirelessly representing our voices and our families.

This decision gives me hope that full time residents like our family will have the opportunity to live and work in Steamboat Springs. This community is special and we hope to keep it that way by giving locals an opportunity to purchase a home and live close to work without having to compete with STR investors. Short term rentals have for too long artificially increased the price of real estate.

Many of our jobs positively impact the community on so many levels from healthcare workers to service industry workers. But what makes this community special is the additional contributions that many of us provide through coaching & mentoring children through winter/summer sports clubs and volunteering to help others.

Running a short-term rental is no different than running a business like a dry cleaner or hotel in a residential area, except they are not paying the same taxes as businesses. We have zoning laws for a reason.
Once again thank you for being steadfast and keeping your word to help full time residents in this community. There are many of us who appreciate the work you are doing.

SturmS 24 days ago

Council Members,

We listened in on the board meeting on June 7th are appalled at the arrogance of the council. It was obvious that the outcome of this kangaroo court was predetermined and the overwhelming opposition to the overlay map that was given was just an inconvenience to the board. You heard nothing and acted in haste.

It was laughable that in the closing of the meeting you stated that you would entertain having HOA's coming back to the board to appeal for a change in status of the zones. This should have been the first thing that you did before drafting the map. Instead you chose to be confrontational and pit one side against the other. Even more laughable was that after punching us in the face you suggested that we all be kind and get along. Sorry but you don't get to have it both ways. Do you actually think we believe you will change status from a red zone to green even if 100% of an HOA's owners want this? Please.

We all understand that affordable housing is an issue in Steamboat and nationally in desirable locations. Regulation STR's the way you have will not help this problem and will only hurt it. The reality is that someone making $50,000 a year will not be able to purchase or rent an $800,000 condo. The only reason some of these condos were available for long term rentals to this demographic was because owners purchased them years ago for much less money and have smaller mortgages. As owners are forced to sell the new owners with higher mortgages will demand much higher rents if they rent at all. The only way to house lower income people is to provide rent controlled public housing. Why aren't you going after the resort to provide housing for employees? God knows they charge enough for lift tickets.

It took my wife and I 25 years to be able to afford to buy a condo in Steamboat. We individually started out by renting apartments until we had enough to purchase starter homes. Starter home were fixed up with sweat and tears and then we moved up. This process happened repeatedly until we created enough equity to purchase the condo. Even after purchasing the condo we had to do long term rentals in order to afford the mortgage. The ultimate goal was to go to short term rentals within a year so that we could also enjoy it with our friends and family. This dream was shattered last night. We are currently renting the condo to a lovely family at an affordable rate and were about to renew their lease for another year. After last nights decision we have decided to sell the unit because the value will only go down and we will never be able to use it for ourselves. Your actions have not only affected us and other owners, but we now have to tell a great tenant that we had for 3 years that they need to go elsewhere to find a rental and probably pay an extra $500 per month. I guess you missed the conversation about unintended consequence last night.

As this whole STR process was unfolding we were contemplating selling the condo and buying one inside the green zone. After last nights meeting we were so disgusted with the board that we are divesting all interest in Steamboat and will put our money elsewhere. You can't be trusted, and we will not investment in a community where the leaders make decisions based on passion instead of letting data steer the direction. The idea of having to do something or anything is always a loser. Good luck in staving off the imminent lawsuits and answering to your constituents as the affordable housing problem get's worse and the revenues to the town fall.

Sincerely,
Chris Drohosky

Drohosky 28 days ago

Dear City Council Members,

I’m Sheryl Chandler and I own at Quail Run. We bought our place in December of last year and have respectfully and responsibly rented it over the last few months paying taxes and hosting guests who spend in our city. It has worked out well for all parties involved. And the overwhelming evidence from the latest Airbnb study backs that up. STRs are good for Steamboat.

The stated goal to this project was to maintain neighborhood character but all the rules now render Steamboat carved and divided. And the real estate market is already being adversely affected by the proposal. The randomness and strictness of the overlay zones are disappointing to us civil and reasonable homeowners. We want to, and are, doing our part for the community using a local management company and being good neighbors and hosts. The proposed overlay zones feel like a random punishment for long-term financial planning and investing that got us up here.

We want this community to be an amazing place that people want to visit just like we do and why we invested here. The overall community character of Steamboat is that of a resort town and is growing into a much bigger one. All of this means long-term planning, not banning short-term rentals. We support balanced and enforceable regulations to help Steamboat capture revenue while realizing the benefits rentals provide.

Thanks,
Sheryl Chandler

sheryl.l.chandler@gmailcom 29 days ago

On the topic of the short-term rental ban overlay, I oppose the map banning short-term rentals across the majority of the city and believe it will be less effective than focusing on enhancing housing supply. Further, such housing supply is unlikely to be attained without the economic benefits tourism brings to our town. You are on a path towards inflicting significant economic harm on a broad swath of property owners and the logical result is a loss of vibrancy with underutilized second homes that remain vacant for a greater portion of the year. By extension of this logic, you’re making Steamboat less affordable for those property owners that utilize short term rentals to defray costs of owning a home.

There are now ~4.7mm people residing in the front range metros. The combination of this exploding population and flex work/lifestyles will continue amplifying demand for housing in mountain towns. You should embrace the evolution of flexibility in work and housing and use revenues from this economic demand to fund more workforce appropriate housing.

This ordinance should deal with issues of monitoring and enforcement, not restriction and infringement on property rights that will not lead to a proportionate number of long-term rentals compared to the harm caused to property owners as well as the town as a whole, as properties sit empty.
Emily McLarney

emilymclarney 29 days ago

Dear City Council Members,

I am writing to express our opposition to the proposed overlay map and caps for short term rentals. My wife and I purchased a unit in Sunray Meadows in 2017. We live outside of Denver but love Steamboat and wanted to get in the Market while it was still somewhat affordable. We currently have long term rental tenants in the property and have it managed by a local property management company. We bought the unit due to it's proximity to the ski resort, convenient bus line and because it our HOA allowed long and short term rentals. Our hope was to do long term rentals for about 5 years to help pay down the mortgage and then furnish the unit and do short term rentals which would also give us the opportunity to enjoy it for ourselves, family and friends. The proposed overlay map has us in the red zone so our plans are no longer possible. We would not be able to use the property ourselves without rental income and we are not able to charge enough for long term rentals to cover the monthly cost of ownership so it looks like we will have to sell the unit. This was never our intension but if the proposed overlay map is approved, we have no choice but to move on.

One of the stated purposes of the overlay map was to create more affordable housing. As others have previously expressed, this goal is not met and will create less affordable housing as people sell their units to a capture the appreciation before it deminishes. The only reason we were able to provide a long term rental to the community was because we bought it before the prices skyrocketed and we were able to rent it at a loss knowing that eventually we would get to use it. When someone purchases it now it will not be an affordable long term rental so this will not help the affordable
housing problem.

You are punishing the little guys to try and solve a bigger problem and making the problem worse. As you limit the amount of short term rentals, you will drive up the price of the current short term rentals and turn Steamboat into Vail where working class people can not afford to stay. The only other way to get more short term rentals to bring to cost down would be to build more hotels which then benefits corporations.

Please reconsider your decision and do further analysis to come up with a solution that will provide more affordable housing and keep Steamboat as a destination for working class people.

Sincerely,
Chris and Jen Drohosky

Drohosky 29 days ago

Dear City Council Members,

I am writing to express my opposition to the zoning outlined in the overlay map. I purchased my condo at Sunray Meadows in 2013 to not only currently live in full-time but also because long-term and short-term rentals were allowed, which gave me peace of mind with my financial investment. With the current overlay map, I would lose that security and my property value will likely decrease.

As a full-time Steamboat resident, I have first-hand seen the struggles for businesses in obtaining and retaining employees, but I do not believe that short-term rentals are to blame for the lack of affordable workforce housing. Limiting short-term rentals will only limit revenue for the city and cause frustrations for folks who wish to vacation and support our town, our businesses, and our employees. By restricting which complexes can have short-term rentals, you are limiting (or even eliminating) the availability of options for tourists across the board to secure lodging that fits their needs and budgets.

There is not a direct correlation between short-term rentals and affordable workforce housing. There is no guarantee that by eliminating or reducing short-term rentals that the owners of those properties will then in turn long-term rent. Alternatively, some owners may be forced to sell their property and it could just as easily fall subject to only being used a couple weeks out of the year. A sense of community and good neighborhood character is important but will not be achieved by vacant units.

I firmly believe that the majority of short-term renters are receptive to our laws and are not causing a disturbance to the community. More emphasis should be placed on ensuring HOAs enforce their own rules and regulations and that those owners who choose to short-term rent are held responsible for educating their renters of their HOA’s rules, regulations, and expectations.

Sunray Meadows, along with several other complexes that fell into the red zone, are not affordable options for workforce housing. Based on recent sales, I suspect only a very small percentage of the workforce would be able to afford a purchase in one of these complexes. Furthermore, a majority of the workforce is seasonal, so they are not likely interested in purchasing but rather seasonal rentals. Similarly, the monthly rent on these properties for a new owner to “break even” will be too high for the majority of the workforce to afford.

Restricting, limiting, or prohibiting short-term rentals above existing HOA declarations is not the answer. More research is needed before a decision is made in haste. City Council should explore more positive solutions such as incentivizing long-term rentals, increasing tax on short-term rental revenue, or working with local businesses to secure employee housing. I urge you to explore alternative options and reconsider the short-term rental zoning overlay map.

Thank you for the opportunity.

Sincerely,

Megan Heintz

MHeintz 30 days ago

Dear City Council Members

In general, I fully support the overlay zones as defined in the last couple of City Council meetings, and feel that you have done an outstanding job in helping to define and solve the short term rental issues. It’s been a difficult task - and compromises have been made that don’t necessarily make everyone happy, but what you are generally proposing is very fair.

Please accept these comments regarding the recent inclusion of the west side (realizing that the road meanders) of Alpenglow Way between Après Ski Way (both intersections) being exempt from the vacation home rental permit applications. This area should be coded red and not yellow. These properties are part of the Ski Ranches Filing Number 3 Subdivision that was established on November 3rd, 1964, and consists of 2976 Alpenglow Way to 2675 Alpenglow Way. The properties consist of single-family homes and duplexes that are more in keeping with the over-all feel and sense of place of the Ski Ranches Subdivision than the other properties that are located on Après Ski Way between Mt. Werner Circle and Alpenglow Way that are clearly more ‘resort’ in architectural character, building type and size. The townhomes and condominiums along Après Ski Way are zoned Multiple Family – Two, Resort Residential – One, Resort Residential – Two, Gondola – One and Gondola – Two. These zonings are clearly different in residential character than the Ski Ranches properties located at 2976 Alpenglow Way to 2675 Alpenglow Way that are zoned Residential Neighborhood – Two.

If you were to drive, walk, skip or bike between 2976 Alpenglow Way to 2675 Alpenglow Way you would realize that these homes clearly demonstrate a more single family/duplex neighborhood feel in character and place than the much larger multi-family residences located along Après Ski Way.

Thank you so much for your time and consideration in this matter and all of the hard work you have done to make Steamboat Springs a wonderful place to live!

Respectfully,

Bill Latoza + Joanne Bauer
Architects + full time residents
2170 Val d’Isere Circle
Blatoza.wz@gmail.com

Blatoza 30 days ago

Dear City Council Members,
I am writing this to express my opposition to the new STR zoning laws. I have lived in Steamboat since 1990. I have watched this City grow and expand. I fully understand the reasoning behind this, but have to say that I do not support it one bit. My condo is in Quail Run and it is my income, that will support my retirement and future. However if this law does pass, you have made my property value decrease and the opportunity to sell will be compromised dramatically. I feel like there should be no limit as to what we want to do with our properties as far as renting, as long as the units HOA allows.This Law will effect my income and make it hard to afford retirement in due time.This ban will not help with long term rentals or any traffic caused by the STR. I feel like each HOA has the right to allow or decline this. Having most of the condos in the Red Zone makes no sense, I understand the homes/duplex in neighborhoods, but not the condo area. You won't be able to control whether people allow their friends to come and stay at anytime, and how many times they let people come and stay. Do any other ski towns hold this type of zoning? What was the outcome of it if they do? What does the data show for those towns? There is no supportive data to confirm that this is the best option for our town. Taking away jobs, and making it hard for folks to find a rental for a short visit, will only make our town unattractive for future guests. You have spent so much on advertising to get people here, only to say, sorry you can't rent that STR you have stayed in the past 15 years, stay at a hotel or somewhere else. Just a bad look and not good business planning.
I'm asking you to reconsider this law, I'm sure there are other ways to accomplish low income housing and longterm rental goals, without punishing those who elect to STR their home/condo for supplemental income, and the opportunity to come and use their home/condo, if they don't live in the area.
I'm unsure of the future for Steamboat with this harsh new zoning law, please reconsider.

Thank you for hearing my concerns,

Wendy Pichiotino

Wendyp 30 days ago

I am writing to express opposition to the recently released sweeping ban on short-term residents. The widespread ban attempts to address a housing shortage by suppressing visitor demand but the ban will fail to create workforce housing and will inflict substantial damage to our economy. I support an accommodative policy that can simultaneously meet demand for tourism and fuel our local economy to raise tax revenues for increased housing supply. Unlike other regional city’s such as Craig and Kremmling, our economy is gifted with substantial tourist revenues that should be managed and not stifled. Your proposed policy undermines a considerable opportunity to serve both visiting families that demand short-term rental housing while also boosting tax revenues that will fund infrastructure and housing.

In addition, the concentration of nearly all short-term rentals in my family’s neighborhood and proposing a tax that will impose decades of burden on this same neighborhood to fund a development on the opposite side of town is inequitable and biased. I contend the same small challenges brought by short-term renters are unfairly being concentrated and should be shared by the broader community. Remember that there are many full-time families such as our residing in the resort area and you’re almost exclusively asking us to carry the burden of tourism that fuels our economy.

To be clear, I support keeping our city open to visiting families and do not support attempting to cut visitor demand through a sweeping ban on rentals. Data clearly supports the benefits of tourism but you have not clearly shown through data that you are creating any workforce housing. We are blessed with resources in a community that should remain open to both full-time residents and visitors. We will continue to attract wealthy second-home owners in our community as the front range grows and a town with expansive neighborhoods of empty second homes are far worse that attempting to address negative symptoms from visitors and focusing on workforce housing supply.

Our family and property background:

- Full-time Steamboat residents residing in the Wildhorse neighborhood.
- Children attend high school and middle school in Steamboat Springs.
- We are full-time and have never rented out our home on a short-term or long-term basis.

Case against the short-term rental ban:
- A community of vacant second homes that cannot be rented and contribute to the tax base and economy is a dismal future for the vibrancy of our town. The wave of wealthy second home purchasers was unabated during your permit moratorium and these homes will more likely sit empty the majority of the year if they cannot be rented. Flex work and shared resources are the future economy and you should work with it rather than hang on to a nostalgic past.
- Let HOAs decide in a democratic process. If the people in a community want to support short-term renters, then what right do you have to override the will of a community?
- Differentiating between a short-term resident and a long-term resident exposes a discriminatory bias and establishes that one demographic group has a greater right to our valley’s resources. The public lands surrounding our town should be available to all renters regardless of their ability to own or rent on a long-term basis.
- Imposing property rights restrictions on non-voting second homeowners is inequitable against a group that does not have local representation. Disallowing a group of renters based upon term of a lease is a violation of property rights that prevents people from using their homes, condos and apartments as they see fit and imposes economic harm.
- Little research and data have been presented that establishes clear harm based upon the term of a lease and, in fact, the City has clearly established there may be substantial economic benefits of taxing short term rentals to enhance the quality of life through funding infrastructure.
- Evidence that banning short-term leases is going to control property price appreciation is anecdotal and weak. Purporting that escalating property prices are driven by short-term residents is not fact based and recent property price escalations have accelerated despite moratoriums on permits. Focus on housing supply rather than cutting demand.
- Our town’s resources are in high demand and rather than attempt to suppress this demand by imposing economic harm on homeowners, please focus on supply of short-term rentals, market-rate housing and affordable housing. Supply (rezoning, added density, development subsidies and other strategies) will naturally control affordability.
- We are an open and welcoming town with a positive attitude but your hostile movement against visitors and second home owners should be discouraged. Find a way to welcome all that want to enjoy our town and stop trying to restrict a demographic that also wants to enjoy our town.
- Banning short-term rentals across most of the geographic area of town and simultaneously seeking to heavily tax a narrower segment in my neighborhood is an imbalanced measure that also guts our ability to raise revenues for infrastructure and housing through a short-term rental tax.
My alternate solution:
- Wait for the short-term rental tax resolution before imposing restrictions.
- Rather than a sweeping ban in red zones, please consider allowing homeowners to defray their housing costs through a limited number of rental days. I’d propose allowing 120 days in yellow zones and 60 days in red zones.
Thank you for your focus and consideration of my points.
Sincerely,
Michael McLarney

mmclarney about 1 month ago

Dear City Council Members,
My sister and I currently operate an unlicensed short-term rental (STR) at 3025 Columbine Drive in the Powder Ridge complex. The condo has been in my family since 1976 when my parents purchased it. My father, who is still the legal owner, is battling dementia and Alzheimer’s and living in a memory care facility in Littleton, CO. We are using the STR income to help pay for my father’s memory care, which is almost $8,000/month (my sister and I have a Power of Attorney that we plan to use to get a STR license once the new ordinance takes effect).

I wanted to provide this comment to give you a different example of someone using a STR. We are specifically doing it to pay for medical expenses. We also spend time there as much as possible. We price the rental property to make it affordable for families to come to Steamboat. I would say our prices are below average, partly due to the condo being in an older building and a little farther away from the mountain than other STR’s.

I greatly appreciate having the opportunity to obtain a STR license even though Power Ridge is in the red zone. However, I would like the Council to consider adding Power Ridge to the Yellow or Green zone because I feel like this particular area does allow affordable STR’s to vacationing families on a tighter budget.

Furthermore, I do not believe STR's cause un-orderly disruptions. I think this happens more often with long term rentals. We have never had an issue with receiving complaints from our short term renters, and I feel like this would more likely be an issue if we were forced to rent long term. I also believe our property would attain more damage to a long term rental vs. a short term rental. While I support a enforced response time to complaints, I think a 30 minute regulated response time is unreasonable and it should be left at 1 hour (minimum).

Thank you,
Justin Early

jjearly about 1 month ago

Dear city council members,
Lynne and I live in Lafayette, but spend about 1/3 of our time here in Steamboat at our townhome in the Enclave where I am on the HOA Board of Directors. We love the feeling of community in the Enclave, where there are only a few well-managed STRs. We do not rent out our 2nd home.

We truly appreciate the council tackling the thorny issue of STRs, as doing so within our HOA would be very difficult and would certainly engender some hard feelings, if not outright litigation.

We strongly support classifying the Enclave in the Red Zone, which would help maintain the wonderful sense of belonging and mutual responsibility we all enjoy today. Failing to do so would, in our opinion, put our little piece of heaven on a track that would endanger that which we love and cherish: a peaceful neighborhood where we all look out for each other and enjoy the lifestyle of the ‘Boat.
Thank you for your attention to this community issue!

Karl Freund
Lynne Ovington
3470 Spring Valley Drive
Steamboat Springs

Kfreund42 about 1 month ago

Dear City Council Members,
We are providing input on the Short Term Rental ordinances with primary intent to help maintain a sense of community and caring that attracted us to move to Steamboat 12 years ago. We are fulltime voting residents who enjoy outdoor activities year round and actively volunteer at LiftUp, Friends of Wilderness, Stars, and Strings.
We ask Steamboat City Council to pass regulations to monitor, tax, and limit Short Term Rentals in Steamboat as a whole and keep Enclave Townhomes in the Red zone. We live in Enclave Townhomes at 3456 Spring Valley Dr.

Keeping Enclave in Red zone will not impact those that currently rent, and in our opinion will not detract from property values. One of main attractions of Enclave when we moved, was the sense of community and friendliness by the majority of owners who do not rent their units. Examples of our sense of community was the weekly spaced out driveway get togethers/Happy Hours during COVID restrictions and the way neighbors look out for and provide help to neighbors. And when the owners rallied to cut up and clear driveways and road when 20+ mature trees blew down in 2020. Including helping get a large cottonwood limb off of my Jeep!
If Enclave migrates and expands number of absent owners filling their units with Short Term Renters, we believe this sense of closeness, and helping neighbors will be lost.
We realize one option of City Council is to defer to HOA's to manage the restrictions on STR's. This will open up HOA's to extended negotiations and possible costly lawsuits.
After over one year of discussions we ask the City Council to take actions in passing both the licensing and overlay maps.
Thank you for your consideration to this important topic.

Dave and Ellen Watts
3456 Spring Valley Dr.
Steamboat Springs, CO 80487

Dave Watts about 2 months ago

I listened carefully to the city council meeting last evening re the overlay zone map.
I am sure I understood correctly that HOAs can apply for rezoning i.e. Red to green? Sunray meadows has a long history of nightly rentals.

I remember back when the real estate crash was at the bottom, it was almost impossible to get a mortgage on a unit that was going to be used for nightly rentals. The existing Sunray HOA voted to have our development be designated as a Condotel and thus new buyers were able to secure mortgages. I consider this highly relevant.

Personally, I do not rent my unit out on a nightly basis. However, I am not happy that my unit may have a lower value for resale than a unit that allows nightly rentals. I understand that those units that have been grandfathered in will have that right to continue with short term rentals.

Please let me know what we can do to get the red zone changed to green.
Thank you.

Joey Kay
1208 Sunray Meadows ,
3320 Columbine Dr,
Steamboat Springs
Joeykayaway@yahoo.com

Joeykay about 2 months ago

To the members of Steamboat City Council: My name is Karen Cordial, I am the owner of 1555 Shadow Run Ct D 106. I have been coming up to Steamboat since 1992 to enjoy winter sports. Imagine how elated I was that in November of 2021, at age 69, I was able to purchase a condo here. My husband and I did our due diligence and learned that the Shadow Run Community had a 42 year old covenant that allowed STR’s. Therefore we invested a good portion of our retirement funds for the purchase of a lovely condo that would allow us to enjoy the community more, supply us lodging and enable us to be a part of this great community. The ability to STR was crucial to making this magic work, I am now shocked to learn that the condo we have been renting through a management company since November, paying sales tax and Routt County taxes now is in a prohibited zone. I disagree that a community like Shadow Run, which is by covenant designed to allow STR’s and people who choose to purchase here are aware of the current demographic of a third LTR, a third full time owners and a third STR population. My neighbor in the complex had tried to refinance her mortgage in the past and was denied because this community is designated as a “condotel” Or “condo - hotel” in the loan and banking world. It seems that the city is arbitrarily changing that designation. I plan to fully comply with your licensing process and believe violators of the rules should be denied licenses for the good of the community. I hope you will reconsider making Shadow Run into the green zone so we can continue to provide housing for vacationers especially in light off the recent hotel closures. At the Shadow Run HOA Assoc Annual Board Meeting held this past Friday, May 13 th, there were no objections to our current 42 year old covenant allowing STR’s we unanimously voted to continue this practice. You will be receiving letters to this effect shortly from our Board President and other concerned owners. In the May 10th meeting it was stated that the Steamboat City Council did not have time to research the covenants of all the various HOA’s. Shadow Run’s board president will be getting this information to you for your review. Please remove your decision that forbids us to rent our property,
Karen Cordial
1555 Shadow Run Ct. D106
karencordial@gmail.com

Karen Cordial about 2 months ago

To Planning, Community Development and City Council,
1) please consider limiting the number of cars that can be parked at a STR to 1/400 square feet (max sq footage for a hosted rental)
2) please consider adding an annual $50/STR fee/permit holder to enable hiring and retention of dedicated staff, to monitor code/fire/safety/hygiene standards set by the city
3) please consider making the roster of permits public, so the community knows which properties are currently permitted
Thank you for the opportunity to provide input.
Will Routt
1882 Hunters Drive
80487

Deborah Routt about 2 months ago

I am writing to express my strong opposition to Community Development Code Text Amendment (PL20220134) and Zone Map Amendment (PL20220133).

I purchased my condominium at Sunray Meadows in February 2021 and invested tens of thousands of dollars, using local contractors and labor, to upgrade the space for my periodic personal use as I move towards retirement in the coming years. It has been my lifelong dream to own a home in the Colorado mountains, in particular Steamboat. However, the only way I can afford to do so is by generating supplemental rental income which I coordinate through a qualified property management company. This proposal undermines my hard work hard punishes those of us in the middle class who cannot afford to own a second home out right.

It is not clear how the Commission came up with its zoning map. As proposed, Sunray Meadows sits in the red zone which would prohibit short term rentals entirely. There is no clear reason why the Planning Commission has done this. Timber Run immediately next door is in the green zone, and other condos to the east and west are in the yellow zone. By design, Sunray Meadows Homeowners Association does not expressly prohibit or restrict rentals. Instead, our bylaws include stated rules and regulations for owners who rent out their property—rules which I follow. Sunray is a popular, lower cost option for middle income tourists who may not afford the more expensive ski in/ski out options. Still, Sunray is within walking distance of the lifts and lies along the local shuttle route to the ski resort. Roughly one third of the condos at Sunray are rented out short term.

I must also question whether the Commission or Council has considered the proposal's economic impact. Steamboat is “Ski Town, USA.” It depends on tourists, who rent and spend money at the resort, local shops and restaurants while visiting. Limiting short term rentals will restrict tourism and cut the lifeblood of the city. It will reduce local revenue and create fewer jobs. It will drive down the value of red zoned properties, reducing valuable equity for Steamboat residents, and generating less tax revenue for the city. If folks like me are forced to sell, I also question how the city can guarantee the property will be affordable or even purchased by a local resident versus an individual who will buy it as a second home or a commercial interest that will rent it out long term? And in such a case, how would the city ensure it is rented at an affordable rate?

Affordable housing is a national and local crisis, and I very much support efforts to address the problem. However, this proposal is a lose-lose solution. The proposal threatens Steamboat’s economy and the very people you are trying to help. Consistent with its public sector role, the city should focus on building quality, affordable and eco-friendly housing where rents can be controlled. To do so, it should pursue public-private partnerships with the resort and other economic interests and, if needed, create a special tax earmarked towards near and long-term solutions.

Respectfully, the City Planning Commission and Council should go back to the drawing board.

Pablomas82 2 months ago

Planning Commission Members,
Thank you for the chance to offer comment to you directly. I think you heard from a number of people a request to re consider the Overlay Map Zoning you have done so far. I hope you have the chance to allow folks to better understand the rationale behind where the Zone lines we draw as folks felt in general they were questionably. Many Condo HOA's were Zoned Red which does not make sense without know how you arrived at that. Appreciate te effort is quite difficult but blanketing overlays on Condo HOA's does not seem to help the situation.
Thanks for your work.

Stephen Jones

stephen jones 2 months ago

Dear Steamboat Springs city council and Planning commission members.

My letter is in response to the letters submitted earlier by fellow owners on Snowflake Circle/Ct. Thru our HOA a committee was formed which I sat on as a full time resident. Subsequently a survey was sent out to the general members of the HOA. 38 lots 36 of which are built upon. At the time there were 11 VHR permits with 8 active. Approximately 33%based on the 36 current homes, 29 residents responded to the survey of which 16 residents were in favor of some type "cap' limiting the percentage of STR units on Snowflake Circle/Ct. 11 responded not in favor of caps which correlates directly to the number of permit holders. Simple math. Not a minority. I will include a screen shot of the pie graph created by Survey Monkey. At no time in the committee's deliberations was the concept of banning STR'S discussed.As to the disturbances I reported they were all separate instances taking place over several years and only one occurrence (noise complaint) by an owner.These instances occurred and were disturbing.I find it insulting to claim otherwise. The divisiveness you allude to has been driven by property managers who fear losing inventory. After all, homes in the rental pool are an investment for the owner but simply a commodity for property management companies. Hence they are driving the PRO STR narrative. Strange that all the recent letters seem to espouse the same theme as if authored by the same person. I wonder. Under the new red zone, it is my interpretation that all the current VHR permit holders will loose nothing. The only losers will be the property managers as their inventory supply will be cut off. When does a neighborhood reach a saturation point for STR'S? /even for the current owners that rent, more permits will be more competition resulting in less bookings and lower rental rates. Simple... supply and demand. Do we want our neighborhoods to to be controlled and dictated to by property managers and out of town investors?
Where are my property rights?
Please, members of council and planning keep Snowflake in the red zone. I Live Here and I VOTE here.Where are my property rights?
Thanks for your time and service.
Stephen Failla 3272 Snowflake Circle

stephen failla 2 months ago

Dear Planning Commission,
If the Pepper's claim is true, that "a majority of owners expressed interest in limiting or capping the amount of STR permits. Where you are headed with your restrictions for Snowflake Circle is supported by most residents", then please allow our HOA to vote that issue on our own. There is no need for a city imposed measure for our HOA. I think that the vocal minority has yet again taken liberties with crafting a flawed survey as well as with the flawed resulting data. Please leave this issue to local neighborhoods to decide for themselves. If truly a majority in our HOA wishes this to happen, then it will happen. If a majority does not wish for this to happen, then it will not. Case closed.

ffrealtyllc 2 months ago

Dear Planning Commission,

Hi, I’m Sheryl Chandler. My husband Paul and I rent out our Quail run condo and we care a lot about Steamboat. We ski, we soak, we play tennis, and we bike with our 9-year-old son Wade. And we’ve learned a lot about hunting from our neighbor Jordan and his huge freezer full of moose meat.

We want this community to be an amazing place that people want to visit just like we do. The overall community character of Steamboat is that of a resort town and is growing into a much bigger one. All of this means long-term planning, not banning short-term rentals, is the key to managing tourism, and maintaining the joie de vivre vibe we all dig about Steamboat. Frankly, I’m not sure reducing the number of short-term rentals will do anything.

It feels like short-term rentals are getting pinned for things that are much bigger macro-challenges in Steamboat including housing supply and availability.
I urge you to think long-term when adjusting fees and permit numbers or considering bans. A knee-jerk reaction and ban on short-term rentals will only lead to more empty houses and less revenue for Steamboat to address the challenges we have.

We want to help. But short-term rentals are not the boogeyman. An $800,000 home sitting empty for 50 weeks a year is not going to help our community. Filling it with guests and taxing it can generate revenue that can help build affordable housing. Short-term rentals have a role to play in fixing some of Steamboat’s challenges. We support balanced and enforceable regulations to help Steamboat capture revenue while realizing the benefits rentals provide.

With a ban or strict overlay, we will see more empty houses and less revenue for Steamboat to address the challenges we have. And bans on short-term rentals could reduce property values for both second-home owners and locals alike. The property tax base goes down and for local residents, their asset is less valuable when you have empty homes in the town. Who does that help?

Let’s look long-term together.

Thanks,
Sheryl Chandler

sheryl.l.chandler@gmailcom 2 months ago
Page last updated: 15 Jun 2022, 12:32 PM