Board approves short-term rental special exception for Kings Valley property after neighbor opposition

The Jefferson County Board of Adjustment on March 3, 2025, approved a special exception to allow a short-term rental at 30573 Kings Valley Road in Conifer (case 25-111530VC). The board voted 5-0 to grant the special exception, subject to the standard short-term rental conditions listed in staff comments.

Staff presentation and criteria
Planning staff presented the case and noted the property is 1.07 acres, zoned Mountain Residential 1, and a three-bedroom dwelling. Mary Sloan, planning staff, told the board the property met the listed criteria for a short-term rental: minimum lot size, building standards and setbacks, parking (four spaces available), defensible-space compliance, valid water and sanitation service, legal access from a county road, absence of an accessory dwelling unit, and no active violations. Staff recommended approval subject to the short-term rental conditions in the staff report.

Applicant testimony and neighborhood concerns
Branson Smith, who identified himself as an owner of the property, described the purpose of the short-term rental as financial support for the household so his wife could remain home with their children, saying the rental would be used occasionally while they pursue local housing and financial options. "The purpose of a short term rental for us is so that my wife can continue staying home with our children," Branson Smith said.

A nearby resident, Danielle Johnson, testified remotely in opposition. Johnson said she lives directly next door and described concerns about strangers coming and going near her yard and children: "I would not feel safe letting my kids play outside." She said the neighborhood had existing short-term rentals and expressed worry about privacy, safety and increased water use during drought restrictions.

Board deliberation and decision
Board members discussed common neighborhood concerns about short-term rentals — fire safety, winter driving, noise — but noted that some issues fall under county commission policy rather than BOA criteria. Several board members recommended practical measures applicants use to reduce neighborhood impacts, such as providing a local property manager contact to neighbors and installing exterior noise sensors.

Board member Klein moved to approve the special exception; Miss Porter seconded. The board called the roll: Milovec, Johnson, Porter, Klein and Chairman Lester all voted "aye," and the motion carried 5-0. The board's approval is subject to the conditions listed in the staff report. Planning staff told the applicants to contact their case manager for next steps and permit issuance.

Next steps
The short-term rental permit, if issued, will remain valid through 10/24/2026 unless modified or revoked. The board and staff encouraged neighbors to use county enforcement channels if they observe violations of conditions, and staff recommended the applicants provide immediate local contact information to neighbors to address complaints quickly.