STR Regulations Amendments

BOCC

Nov. 23, 2021

First Reading of

STR Ordinance

STR Regulations

Adopted STR regs in 2018 that went into effect in

March 2019

No distinction between Resort Areas and

Neighborhood Areas

Current regulations are perfectly suited to resorts yet

cause tension in neighborhoods

Adopted a licensing ordinance in June 2021

Moratorium on STRs in September 2021

Purpose to develop new regulations to mitigate negative

externalities associated with STRs while respecting

STR Moratorium

BOCC Adopted a Moratorium on the issuance

of STR Licenses on Sept. 14, went into effect

Sept. 18

Only applied to unincorporated SC

Targeted and temporary

Exempted Resort Areas

Amendment to Ordinance and Code

Today (11/23): Ordinance First Reading

December 16, 2021:

Code Amendment

Ordinance Second Reading

Nearly weekly work sessions (7) since moratorium

Tremendous data analysis

Countywide Planning Commission

Nov. 1 and Nov. 8: Recommendation of Approval

Regulations Development & Process

Public Input: Open Houses & Surveys:

Oct 7: Silverthorne; Oct 14: Breckenridge

Survey Oct. 7 – 17

Outreach on Social Media Channels ads in Newspaper

BOCC Outreach to stakeholder groups

PMs, realtors, second-homeowners

All notice as required by law + above + targeted email

to STR operators

Outreach

Trends

STR growth in Neighborhoods:

2020 approvals: 65% Resort area / 35% Neighborhoods; 2021 approvals

55% Resort / 45% Neighborhoods.

Overall STR Growth:

The number of new home sales that resulted in an STR increased 21%

from 1st half 2020 to 1st half 2021.

Ownership:

80% of market rate housing bought by non-locals Jan 1. ’20 – June 30, ’21

Prices at an all time high: 1.9M; single-family 675K condo

Conflict in Neighborhoods:

Complaints from Resort STRs = 14% of all complaints, 65% of all STRs

Complaints from Neighborhoods = 86% of all complaints, 35% of all STRs

Goals

Address the tensions within neighborhoods

Neighborhood character, complaints, commercial

nature in residential neighborhoods

Local-friendly regulations

A small percentage of locals STR

Workforce Housing

Not to solve workforce housing, but stop loss

Respect for Second Homeowners

Creation of two Countywide Overlay Zones to

Apply to Entire County

Resort Zone

Neighborhood Zone

Development of Four License Types Resort License (Resort Zone)

Type I License (Neighborhood Zone)

Type II License (Neighborhood Zone)

Type III License (Neighborhood Zone)

Proposed Framework

+ Peak 7 (Not Pictured)

Peak 7

Occupancy Limits in Neighborhood Zone:Current Regulations Allow For the greater of:

2 ppl/bdrm + 4; or 1 person/200 sq. ft (a max occupancy of

19 is permitted unless a greater number allowed by a CUP)

Allows 6 in a studio; 8 in a I-bed + loft; 19 in a 3,800 sf home

New Proposal: 2 guests per bedroom +2; removal of 200 sq.

ft. per person

Fees:Reevaluation of fees to ensure that the program is self sufficient

from a fiscal standpoint

Proposal (Cont’d)

Homes in Neighborhood OverlayNeighborhood Zone STRs by Sq. Ft.

Source: Summit County Assessor

SFLA Total

% of

Total Running %

0-499 41 3% 3%

500-999 368 25% 28%

1,000-1,499 283 20% 48%

1,500-1,999 201 14% 62%

2,000-2,499 146 10% 72%

2,500-2,999 141 10% 81%

3,000-3,499 102 7% 88%

3,500-3,999 67 5% 93%

4,000-4,499 42 3% 96%

4,500-4,999 23 2% 97%

5,000-5,499 11 1% 98%

5,500-5,999 8 1% 99%

6,000-6,499 7 0% 99%

6,500+ 11 1% 100%

Neighborhood Zone STR Units by

Bedroom Count

Bed

Count Total

% of

Total

Running

%

Studio 19 1% 1%

1 132 9% 10%

2 459 32% 42%

3 438 30% 72%

4 272 19% 91%

5 96 7% 98%

6+ 35 2% 100%

Creation of two Countywide Overlay Zones to

Apply to Entire County

Resort Zone

Neighborhood Zone

Development of Four License Types Resort License (Resort Zone)

Type I License (Neighborhood Zone)

Type II License (Neighborhood Zone)

Type III License (Neighborhood Zone)

Proposed Framework

Must be someone’s primary residence

To be verified at application through:

Mailing Address in Summit + CO ID or Driver’s License in Summit

2 of the following: voter registration, tax documents, motor vehicle

registration

Unlimited annual nightly rentals where the homeowner is

present during those rental periods and the rental is of a

bedroom

A maximum of 60 nights per year when rented as an entire

unit

Occupancy: 2 guests per bedroom + 2

Type I License

Targeted to second-homeowners, but someone may apply for

this license type if it is their primary residence

A maximum of 135 nights per year

Occupancy: 2 guests per bedroom + 2

Type II License

Only allowed with a CUP

No annual limit on nights rented

Single-Family

100’ between residential improvements, OR

CO’d ADU in compliance

Note: Would still require CUP review per below, so the ADU is no

guarantee, but is a release valve if the physical conditions on the

property do not allow 100’ between improvements

Class 2 CUP if lot is in excess of 40,000 square feet

Class 4 CUP if lot is less than 40,000 square feet

Occupancy: may request excess of 2 per bed +2 if lot is in

excess of 40,000 sf – will increase to Class 4 review

Type III License

Type III: Multi-FamilyProposal for Multi-Family, to ID “Resort-style Buildings”

Minimum of 100 units in the HOA

Direct, private shuttle to ski areas or within 100’ feet of transit

Significant on-site Recreational Amenities, 3 of: pool, hot tub,

sauna, tennis / pickle ball courts, racket ball, gym, game room,

other as approved by the Review Authority

o Amenities verified by HOA & HOA provides letter that

intensive STR use “is” or “is not” harmonious and compatible

with surroundings

Will need alternative if HOA is unwilling to provide

o Review: Class 4 but can be reduced to a Class 2 if the

suggested letter from the HOA is provided

Occupancy: 2 per bed + 2, no ability to deviate with CUP

Overlay Zone License

Type

Nights

Available for

Rent

Assumed

Impact

Review

Process

Occupancy Fee

Resort Overlay

Zone

Resort

License

Unlimited Low STR License Greater of 1 guest

per 200 sq. ft. or 2

per bedroom plus

4 (no change)

Medium

Neighborhood

Overlay Zone

Type I Unlimited for a

bedroom; max.

60 nights for

entire unit

Low STR License 2 guests per

bedroom +2

Low

Neighborhood

Overlay Zone

Type II Max. 135 nights

per year

Medium STR License 2 guests per

bedroom +2

Medium -

High

Neighborhood

Overlay Zone

Type III Unlimited Medium Class 2 or 4

CUP + STR

License

2 guests per

bedroom +2 for

multi-family;

single-family may

exceed with CUP

approval

High

Neighborhood

Overlay Zone

Existing

License -

til Sept.

2026

Unlimited High STR License Greater of 1 guest

per 200 sq. ft. or 2

per bedroom plus

4 (no change)

Medium

Recommendation

Recommend that the BoCC hold a public

meeting to consider adoption of Ordinance No.

20-B.