Arapahoe County sets April 28 hearing after first reading of short‑term rental ordinance

Arapahoe County commissioners held a full first reading on March 31 of proposed Ordinance 2026‑01 to regulate short‑term rental (STR) properties in unincorporated parts of the county and ordered publication and a public hearing on April 28, 2026.

Senior Assistant County Attorney Matt Hader read the ordinance in full, which would require licensing for short‑term rentals, define primary‑residence and legacy‑use exemptions, set life‑safety and plumbing requirements, require proof of liability insurance (minimum $1,000,000 per claim), establish a 500‑foot separation rule for detached single‑family dwellings, limit multifamily‑building licenses, and give the director inspection and enforcement authority. The ordinance text ties licensing authority to Colorado statutory authority cited in the reading.

Short‑term rental hosts who spoke during the general public comment period told the board they supported reasonable safety rules but urged changes to protect existing operators and to clarify enforcement. Amy Messerich, who said she owns a short‑term rental in unincorporated Arapahoe County, said the public notice and review timeline was compressed and that elements of the draft create ambiguity for long‑standing operators. "The legacy designation sounds like it's protecting existing rentals, but it doesn't feel very secure," Messerich said. She also criticized a proposed 15‑minute response requirement for operators and broad "quality of life" language that could be interpreted in many ways.

Chris Popic, another host, said the 500‑foot spacing rule could "turn into a race" where the first approved host blocks neighbors from applying, and said a single director's discretionary authority to revoke a license creates uncertainty for people who have complied with rules.

The ordinance creates an application process with documentation to establish a property as a primary residence or to seek a legacy designation (evidence such as booking records, marketing materials, tax records, or rental agreements). Legacy designations would expire on change of ownership or tenancy except in limited cases described in the draft.

The board voted to set publication and a public hearing for April 28, 2026, at which time staff said it will accept formal public comment on the ordinance and the board may take additional action. Commissioners did not adopt the ordinance at first reading; the step taken was to publish and schedule the hearing.

Staff told the board that online comment and additional in‑person testimony will be accepted at the April 28 hearing; the public was also offered an e‑mail contact for follow‑up. The ordinance includes enforcement provisions that allow warnings, civil infractions and escalating fines ($250/$500/$1,000) for repeat violations, and gives the director authority to suspend or revoke licenses with appeal rights to the Board of Adjustment.

Next step: notice and public hearing April 28, 2026, after which the board may consider adoption.