Jefferson County planning staff presented a draft package of short-term rental regulations at a hybrid public meeting meant to explain the text and gather public comment. The draft would create an administrative licensing process, require a local on-call representative able to reach a property within 30 minutes, limit investor-owned STRs to one licensed property per owner in unincorporated Jefferson County and impose a 750-foot separation buffer for investor STRs. The county is accepting written comments through July 20 (year not specified in the meeting) and staff said they expect the regulations and a companion ordinance to be recorded for Planning Commission and Board of County Commissioners hearings later in the year.

Why it matters: The proposed package aims both to expand who may qualify for a license compared with the existing Board of Adjustment special-exception route and to make enforcement more effective. Planning staff described the rules as one element of a three-part approach that also includes an enforcement ordinance (to enable larger fines and direct requests to listing platforms) and a Host Compliance contract for advertisement monitoring and a 24-hour complaint hotline. "The intent is to get compliance, not to go to citations," a planning staff member said.

Most significant points

- Administrative licensing: The county would replace the current two-step Board of Adjustment process with a black-and-white administrative license. Staff said a complete application would be processed in the order received and that incomplete "placeholder" submissions will be rejected. If adopted, the county intends to begin accepting license applications about 30 days after BCC approval of the regulations.

- Local representative: Each licensee must identify a local contact or authorized representative who can respond within 30 minutes to complaints and who has authority and access to the property. "Is 30 minutes the magic number? We don't know. We're starting with that," the planning staff member said. Staff said the requirement is self‑certified, and repeated failures to meet response obligations could trigger administrative action.

- Investment vs. primary residence: The draft distinguishes primary-residence STRs (owner lives at the property at least nine months a year, documented with two of several listed proofs) from investment STRs. Primary-residence STRs would be exempt from the 750-foot separation requirement and from the proposed 1% cap on STRs in a fire protection district. Investment STRs would be limited to one per owner in unincorporated Jefferson County; applicants must sign an affidavit under penalty of perjury attesting they do not own another investment STR in the county.

- 750-foot buffer and 1% cap: For investment STRs the draft requires a 750-foot straight-line (property line to property line) separation from other permitted investment STRs; staff said processing is first-come, first-served. The draft also proposes a cap allowing investment STRs to occupy up to 1% of dwelling units within a fire protection district.

- Health, safety and operations: The draft includes operational standards: a maximum overnight occupancy of 10 people (or 2 persons per bedroom, or the limit set by the on-site wastewater treatment system — whichever is most restrictive); a requirement for off-street parking (one space plus one per bedroom); smoke and carbon-monoxide alarms and fire extinguishers per code; bear-proof trash in mountain areas; propane or natural-gas outdoor devices with shutoff timers; and a trash removal and parking plan with the application.

- Septic and wildfire: STRs served by on-site wastewater treatment systems (OWTS) would require annual inspection and pumping under the draft; staff said they are coordinating with public health on the appropriate frequency. Properties in the county's Wildfire Hazard Overlay would need a valid defensible-space permit certified every three years.

- Enforcement package: In addition to the zoning changes, staff proposed (1) an ordinance to permit higher fines and to request listing platforms remove unlicensed advertisements, and (2) a Host Compliance contract to monitor listings across platforms, send notice to unpermitted hosts, and operate a 24-hour complaint hotline that will contact the registered local representative. Staff emphasized the enforcement approach is intended to get compliance first and escalate if operators do not cure problems.

- Application requirements and process: Required submittals would include a filled application form, scaled floor plan showing sleeping areas, a parking plan, a trash storage/removal plan, proof of water and sanitation (well permit or Form 1001), proof of defensible space where required, proof of insurance (minimum liability suggested in draft: $500,000), proof of ownership or title, and an affidavit certifying compliance. Licenses would be valid for up to one year and must be renewed annually; applicants must notify adjacent property owners (level‑2 notification) within seven days after license approval with the local representative's contact information.

- Transfer and appeals: Licenses would generally not transfer with property conveyance. The draft lists limited exceptions (e.g., transfers to a trust, limited liability company controlled by the same owner, or court-ordered transfers). Denials or revocations would be appealable to the Board of Adjustment within 30 days, but a property may not be used as an STR while an appeal is pending.

What staff said about open questions and flexibility

Planning staff repeatedly told attendees that the draft is intended as a starting point for public comment and that some numeric standards were chosen based on Board of Adjustment experience or industry practice. For example, the nine-month definition of primary residence aligned with industry practice, and the 30-minute response time came from Board of Adjustment hearings. "We are starting with that," staff said about the 30-minute requirement and invited written suggestions.

Public input and next steps

Staff said the formal written comment period is open until July 20 and that the Planning Commission hearing is targeted for the third quarter, with a Board of County Commissioners hearing expected in the fourth quarter. Staff also said they will post a map of permitted STR locations online and that Host Compliance data currently shows a mix of permitted and nonconforming listings across the county.

Ending

The draft package would expand administrative permitting while adding operational standards and a multi-pronged enforcement approach. Planning staff invited detailed written comments — including alternate language or technical clarifications — and said hearing dates and system changes will be posted on the county website and through the county's notification system. "The purpose of tonight's meeting ... is to make sure that everyone understands what's in the regulations and what it means," the planning staff member said.