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Brighton reviews internal accessory dwelling-unit rules and short-term rental clarifications amid water concerns
Summary
Council reviewed municipal and state rules governing IADUs and STRs after public input and staff reported seven licensed STR properties have second kitchens or IADUs; staff recommended code clarifications and sending amendments to planning commission for review.
Brighton Town Council spent substantial time Aug. 13 clarifying how internal accessory dwelling units (IADUs) interact with short-term rental (STR) rules and discussing potential code amendments to reduce confusion and enforcement challenges.
Town legal counsel and staff explained the town code and state law framework. Under current Brighton code, IADUs are allowed but the town prohibits the IADU portion from being used as a short-term rental; the IADU may be rented long-term if the primary owner lives in the home. "If there is an IADU in a home, the IADU can only be rented long term if the primary owner lives in the home," staff said in the meeting record.
Staff reported that, outside Solitude Village condominiums, 76 properties have STR licenses and seven of those licensed properties include a second kitchen or IADU; staff is reviewing each license for compliance and will recommend how to proceed. Counsel recommended two changes: (1) amend the code so homes with legal IADUs are explicitly barred from STR licenses (which would simplify enforcement and prevent confusion), and (2) update required owner-recorded notices/affidavits to clarify which portion of a property is an IADU and which portion is the primary residence.
Public commenters, property managers and council members raised competing concerns: water companies and some council members highlighted water-supply and infrastructure risks if IADUs function as separate rentals (effectively duplexes), while property managers and owners argued owner-occupied split use reduces nuisance and supports housing flexibility. Several speakers said the distinction between a second kitchen and a separate dwelling can be mechanical (for example, removing a range) and confusing for property owners.
Council did not adopt immediate code changes; instead, staff was asked to prepare draft ordinance text and route the proposal through planning commission as appropriate so the council can consider formal amendments. The transcript shows the council seeking more time to review and weigh the effects on housing, water use and enforcement.
