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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.