Planning Commission recommends rezoning 309 Willow St. to allow nonprimary short‑term rental

WOODLAND PARK, Colo. — The Woodland Park Planning Commission voted 5–1 on Aug. 28 to recommend changing the zoning of 309 Willow Street from Urban Residential to Central Business District so the property owners can operate a nonprimary short‑term rental in compliance with city code. The recommendation now goes to Woodland Park City Council, which has a first reading set for Sept. 18 and a public hearing scheduled Oct. 2 at 6:30 p.m., Planning Director Karen Schmink said during the meeting. Why it matters: City ordinances passed in late 2023 and 2024 prohibit nonprimary short‑term rental (STR) units in residential zone districts. Ordinance 1469, series 2023 and the city code list nonprimary STRs as permitted only in certain commercial zone districts, including the Central Business District (CBD). The rezoning request would align the property’s zoning with the owners’ existing use, staff said. Planning staff described the property at 309 Willow Street as a single‑family dwelling that abuts land already zoned CBD to the north and east. Staff noted the parcel is connected to city water and wastewater and that adjacent property owners within 150 feet received mailed notices. No public comments opposing the rezoning were received in writing, staff said. Applicant comments: The applicants, who identified themselves as Beth and Rob, told the commission they have owned 309 Willow Street since 2006 and operate it as a short‑term rental. “We’ve been in Woodland Park in Teller County for over 20 years,” Beth said, describing the houses as historic vacation cabins and saying she has “never had any complaints” that she is aware of. Public comment: Joe Fury of 565 Pembroke asked whether photo evidence shown during the presentation included firewood stacked against the house and suggested code enforcement inspect any hazard; staff reviewed the photos and said the image Mr. Fury referenced appears to be a neighboring property, not the subject parcel. Commission discussion and reasoning: Commissioners debated whether a less intensive commercial zone (such as Neighborhood Commercial) might better serve as a transitional designation instead of CBD. Commissioner Larry Larson and others noted that neighborhood commercial would restrict some automotive and heavy commercial uses and would preserve larger setbacks, which could constrain future building footprints. Planning staff said rezoning a single parcel different from surrounding parcels risks creating a “spot zoning” precedent and recommended CBD because the parcel directly abuts existing CBD zoning. Formal action: The commission’s motion recommended approval of the zone change from Urban Residential to Central Business District. The recorded vote was: Jared Newcomb — yes; Ken Kennedy — yes; Ken Hartsfield — yes; Don Dezellem — yes; Larry Larson — yes; Chair Lee Brown — no. The motion passed 5–1. (Mover not specified on the record; second recorded as Commissioner Ken Hartsfield.) Next steps: The commission chair and staff confirmed city council will hold a first reading Sept. 18 and a public hearing Oct. 2 at 6:30 p.m.; the item will return to council for further readings as required by ordinance. Context and limits: Staff repeatedly emphasized that the rezoning makes the existing nonprimary STR use lawful under city code; it does not authorize any specific future redevelopment on the lot beyond the allowable uses in the CBD zone. Staff also said they received no written public comments and that notices and posting complied with municipal requirements. The commission’s recommendation does not itself change property development standards — any future redevelopment would be subject to applicable municipal code sections (for example, standards listed in the packet under 18.34.0.07), permits and site review.