Ridgway planning commission recommends tighter short‑term rental rules to council

The Ridgway Planning Commission voted unanimously to recommend approval of Ordinance 2025‑D01, a text amendment to the Ridgway Municipal Code that would revise short‑term rental regulations and licensing requirements to reflect recent changes for accessory dwelling units and to clarify enforcement procedures.

A staff member said the ordinance reorganizes provisions spread across Chapter 7 (zoning, supplemental regulations) and Chapter 8 (licensing) and aligns terminology with the town’s ADU updates by changing references from "structures" to "dwelling units." The staff member said the changes also add the downtown Service District to the zones where short‑term rentals are permitted in some multi‑family buildings and move performance standards into Chapter 8 to simplify administration. "These changes were prompted by an update to the Ridgway Municipal Code regarding accessory dwelling units," the staff member said.

The proposed ordinance would also clarify licensing rules, including language distinguishing a room, bedroom and unit for enforcement purposes, and restate an existing requirement that "the license number is displayed prominently with any listing or advertisement of the unit." Staff said the license‑fee section remains governed by Town Council resolution and therefore required no change in the ordinance text.

Commissioners pressed staff on several operational details. One commissioner said the existing code permits up to five short‑term rental units in some mixed‑use buildings and warned that allowing five such units in a large mixed‑use property could "turn something like the RE/MAX building ... into a motel." Another commissioner expressed the neighborhood concern that multiple short‑term rentals can increase parking pressure near residences. Staff responded that many of the potential impacts are context‑specific and noted the owner‑occupancy requirement remains in place for the three residential/mixed zones (it does not apply in General Commercial).

On enforcement and compliance, staff reported they found no active complaints while conducting a review of listings on major platforms (Airbnb, VRBO and similar). Staff said the review showed active listings either hold a license or were listed as long‑term stays; a few inactive online listings corresponded to inactive licenses. A reminder letter asking license holders to display license numbers went out to licensees, and staff plans an audit of listings on Feb. 10. Staff also sent a list of active short‑term rentals to the town’s GIS consultant (SGM) to map locations and is updating application and onboarding materials as part of a broader review of fee adequacy.

During discussion commissioners and staff estimated the total number of short‑term rental licenses at "somewhere between 40 and 50," with about five currently available. Staff said the text of the ordinance includes a note that, if a license is revoked, a new license would be required and that a replacement license might not be immediately available.

A motion to recommend approval of Ordinance 2025‑D01 carried on roll call vote: Chairperson Monte, Commissioner Clark (mover), Commissioner Lisk, Commissioner Nelson and Commissioner Petra Selli voted yes; Commissioner Myers was recorded absent. The Planning Commission’s recommendation will be forwarded to the Town Council for introduction (staff indicated March as the likely introduction and April for a possible second‑reading adoption, depending on noticing requirements).

The commission also discussed keeping owner accountability for on‑site response, retaining a 20‑minute owner's‑agent availability standard so an owner (or designated individual) is reachable within 20 minutes, and conducting a review of license fees and onboarding materials. The planning commission adjourned after routine approval of prior minutes and a brief discussion of meeting scheduling and upcoming development referrals.