Community Development COVID-19 Operations

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Public Site Plan is the planning process used for STRs with 10 and fewer occupants.  The process considers the location, design, configuration, intensity, and other relevant factors pertaining to the proposed use.  The Planning Director may impose conditions on the proposed use to limit or address potential negative impacts on the environment, surrounding properties, utilities and county facilities and services.  The Planning Director may approve a use upon finding that the standards are met and together do not constitute a negative impact on the surrounding area. If the standards can not be met or compatibility concerns are raised, a public hearing may be scheduled with the Board of County Commissioners to either approve or deny the application. 

Explore the tabs below for more information as they all contain pertinent information.  

These are the standards for short-term rentals and large short-term rentals, which are explained below.  In addition to the Public Site Plan requirements, applications for short-term rentals shall comply with the following standards: 

  1. Only one short-term rental (STR) shall be allowed on a property.
  2. The STR is to be conducted in a legally constructed dwelling and will require a change of occupancy permit prior to occupancy for the short-term rental use.  As part of the approval process, building permit research of the property will be conducted to ensure that the current state of the property (total number and square footage of any buildings, number of bedrooms, number of bathrooms, finished vs. unfinished basement, additions, alterations, etc.), matches the short-term rental in its present state. 
  3. A property manager who can respond within one hour of a complaint, must be identified.  Their contact information needs to be posted on the outside of the front door and identified in the required Operations Manual. 
  4. The STR needs to be registered with the local fire department/district, or if none, with the local sheriff/police department.  Documentation (in process until we talk to fire departments to see how they would like their process) that this has been done will be required when the planning application is submitted. 
  5. The location of the property boundaries for the STR shall be clearly identified and posted to prevent trespass onto neighboring properties. 
  6. The STR cannot be located in a regulated floodplain.  If it is located in a floodplain, compliance with the regulations of Section 4.2.2 of the Larimer County Land Use Code is required.  Primarily, approval from the Flood Review Board would be required. 
  7. The STR will provide a map that includes the address, GPS coordinates and the phone number of the STR.  Also, a map of how to exit the dwelling needs to be posted in each habitable room.  
  8. The STR shall have an Operations Manual (users guide) placed in a visible place within the dwelling. 
  9. The STR shall have a plan for garbage storage and removal.  The plan should clearly illustrate the location of the garbage storage areas, the method and frequency of garbage pickup and screening of the outdoor storage area.  Section 8.4.3
  10. Accessory living areas, extended family dwellings and farmstead accessory dwellings cannot be used as an STR.  Recreational vehicles and fifth wheels cannot be used as STRs. 
  11. Solid fuel burning fire pits (i.e. wood or coal) will not be allowed in the wildfire hazard areas.  Section 8.3.7
  12. Cooking areas within the short-term rental shall be equipped with a stove top fire stop.
  13. If no approved fire sprinkler system is in place, an approved fire extinguisher shall be installed and readily accessible and visible in the following locations: 
    1. Each room with a cooking appliance, fireplace, heating appliance or water heater.
    2. Inside and adjacent to the door leading to a deck, porch or patio with such appliances;
    3. At least one on each story. 

A short-term rental (10 or under) is required to provide two on-site parking spaces.  

Large short-term rentals (11 or more) are required to provide two on-site parking spaces, plus one additional on-site parking space for every two bedrooms within the STR.  

Off-street parking and parking on neighbor’s property is not allowed.

An approved Operations Manual, submitted with the Planning application, Must be placed in a conspicuous location within the STR (i.e. kitchen counter, entry table, etc.).  It is suggested that the Operations Manual be a separate document from a Welcome Book (restaurants, things to do, etc.).  An Operations Manual should include the following information for the occupants: 

  1. Contact Information.  24-hour contact information (i.e., name, address and telephone numbers) for the Property Manager and the Owner.
  2. Address.  The address, GPS coordinates and phone number of the STR.
  3. Property map.  A map showing the location of property lines and instructions to prevent trespass onto neighboring properties.  
  4. Maximum Occupancy Limits.  The maximum number of occupants allowed to occupy the STR.
  5. Parking Instructions.  Where vehicles are allowed to park on the property shall be clearly indicated.  Vehicles must park on the property.  On-street parking or parking on neighboring properties is not allowed. 
  6. Egress Map.   A map showing how to exit each habitable room in the STR.
  7. Escape Routes.  A map of escape/evacuation routes from the STR/neighborhood to a public road. 
  8. Emergency 911.  Contact information for, and a copy of, current registration with the Fire Department having jurisdiction, as well as contact information for Police/Sheriff and ambulance service.    
  9. Emergency Shut Off Information.  The location of, and instructions for, emergency shutoff of water, gas and electrical systems. 
  10. Fire Extinguisher Information.  Location and instructions on how to operate fire extinguishers. 
  11. Stove-top fire stop Information.   Instructions from the manufacturer regarding the stove-top fire stop should be included.  See Information
  12. Garbage Removal.  Information regarding the plan for garbage storage and removal shall be provided. 
  13. Fire-pit and/or fire ban information.  Information regarding whether a fire-pit is allowed, the Wildfire Hazard Area restrictions and the dangers of fires in Colorado. 
  14. Wildlife Interaction.  Information regarding safe interaction with wildlife.  See information
  15. Quiet Hours.  Restrictions on after-hour noise and good neighbor interactions. See Information. 

The Owner is required to apply for a change of occupancy permit with the Building Division.   Short-term rentals shall not be approved for occupancy until a building permit is issued to convert the dwelling to a short-term rental, the Building Official, or his representative, has conducted a life-safety survey (inspection), and all required inspections pass.   The Certificate of Occupancy shall specify the number of bedrooms and the maximum approved occupant load for use as a short-term rental.

Also, if any unapproved/unpermitted uses or work are discovered as a result of the building permit research an "As Built" construction permit will need to be applied for to correct any violation discovered.  Code Compliance staff will be available to assist the Owners with this process.

At a minimum, the life-safety survey shall include, but may not be limited to, the following: 

  1. Address Identification. Approved address identification shall be posted in compliance with the code in effect at the time of the initial survey. 
  2. No Unapproved/Unpermitted Uses/Work.  Uses of all rooms/spaces shall comply with approved uses per Building Division records.  Change of use permits, inspections and approvals shall be required for all rooms with uses different from Building Division records.  All unpermitted work shall be permitted, compliant and approved.  All unapproved work authorized by permits which have expired shall be re-permitted, compliance and approved.   
  3. Observable Structural Concerns.  Observable structural concerns shall be corrected or mitigated.
  4. Emergency Escape/Rescue Openings.  Compliant emergency escape and rescue openings shall be provided for all spaces used for sleeping purposes.  For dwellings constructed on or after January 1, 1972, said openings shall comply with the code in effect at the time the opening was required.  For dwellings constructed prior to January 1, 1972, the minimum requirements for said openings shall be at the discretion of the Building Official until determined by amendment based on documentation of existing conditions. 
  5. Window Wells.  Where required, compliant window wells shall be properly installed at emergency escape and rescue openings.   For dwellings constructed on or after January 1, 1972, said openings shall comply with the code in effect at the time the opening was required.  For dwellings constructed prior to January 1, 1972, the minimum requirements for said openings shall be at the discretion of the Building Official until determined by amendment based on documentation of existing conditions. 
  6. Smoke Alarms.  Approved smoke alarms shall be properly installed at all locations in compliance with the code in effect at the time of the initial survey.
  7. Carbon Monoxide Alarms.   Approved carbon monoxide alarms shall be properly installed at all locations in compliance with the code in effect at the time of the initial survey.
  8. Fuel Gas Appliances.
    1. Shall be in approved locations.
    2. Shall be in dedicated spaces, where applicable.
    3. Shall comply with required clearances.
    4. Shall be provided with required combustion air.
    5. Shall be connected to approved venting systems.
    6. Shall have required temperature/pressure relief valves.
    7. Shall have proper condensate disposal.
    8. Rooms/Spaces containing fuel gas appliances shall be properly fire-blocked.
    9. Other than existing cook tops, no ventless fuel gas appliances are allowed.
  9. Home/Garage Separation (Firewalls/Fire Doors/Penetrations).  Dwellings shall be separated from garages with materials on the garage side in compliance with the code in effect at the time of the initial survey.
  10. Environmental Air Duct terminations (Bath/Laundry).  Dryer ducts and exhaust fans shall terminate at approved locations.
  11. Handrails.  Approved handrails shall be properly installed at locations in compliance with the code in effect at the time of the initial survey.
  12. Guards.  Approved guards shall be properly installed at locations in compliance with the code in effect at the time of the initial survey.
  13. Cook Stove Anti-Tip devices.  Anti-tip devices shall be installed for all cook stoves.
  14. Wildfire Hazard Defensible Space.  Wildfire defensible spaces shall be maintained as required for new construction, as it relates to vegetation, not to building construction. 
  15. Fire Pits.  New exterior solid-fuel fire pits shall not be installed in short-term rentals in the Wildfire Hazard Area.  Existing exterior solid-fuel fire pits must be locked so they cannot be used by short-term rental occupants. 
  16. Lighting at Exterior Stairs.  Lighting at exterior stairs shall be properly installed in compliance with the code in effect at the time of the initial survey. 
  17. Ground-Fault Circuit-Interrupter Protection.  Ground-fault circuit-interrupter protection for personnel shall be provided in locations in compliant with the code in effect at the time of the initial survey. 
  18. Private Septic Systems.  Approved by the Health Department.  Dwellings utilizing septic systems require approval from the Larimer County Health Department for the proposed number of occupants. 
  19. Stove-Top Fire Stop.  An approved automatic fire-extinguishing system shall be installed above each stove, range or cooktop in accordance with the fire-extinguishing system manufacturer’s installation instructions. 
  20. Fire Extinguishers.  Fire extinguishers with a minimum rating of 1-A;10-B;C shall be installed in a conspicuous location where they will have ready access and be immediately available for use in the following locations: 
    1. In each room with a cooking appliance, fireplace, heating appliance or water heater. 
    2. Inside and adjacent to the door leading to a deck, porch or patio with such appliances.
    3. At least one on each floor.
    4. Exception.  Fire extinguishers are not required where an automatic fire sprinkler system in accordance with NFPA13 or Section P2904 standards is installed throughout the dwelling unit. 
  21. Operations Manual. An operations manual shall be provided in a readily visible location such as the kitchen counter or land-line phone. At a minimum, the manual shall contain the following items:
    1. the address, GPS coordinates and phone number of the short-term rental;
    2. exit mapping from each habitable room in the house;
    3. a map of escape routes from the neighborhood to a public road;
    4. contact information for and a copy of current registration with the Fire Department having jurisdiction, as well as contact information for Police/sheriff and ambulance service;
    5. contact information for a short-term rental owner or manager with a response time of 60 minutes or less;
    6. the location of and instructions for emergency shutoff of water, gas and electrical systems;
    7. information on the stove-top firestop and fire extinguishers;
    8. information on Wildfire Hazard Area concerns;
    9. the location of property lines and instructions to prevent trespass on neighboring properties;
    10. instructions on safe interaction with wildlife, trash disposal and noise considerations.
  22. Signs posted at each entrance and exit. A sign containing the information noted in Item 21 (items 1 through 5) shall be posted at each entrance and exit of the home.

Life Safety Survey Handout

Please note that all fees are subject to change on July 1st of each year to adjust with the Cost of Living increase (starting July 1, 2020).

Dates September 1, 2019-
December 31, 2020
January 1,2021-
December 31, 2021
January 1, 2022 –
December 31, 2022
Fees Planning $575.00 $719.11 $1,438.22
Fees Building $240.00 $300.00 $600.00

Zone Districts
Occupancy
10 and Under 11 or More
FA PSP MS
FA-1 PSP MS
FO PSP MS
FO-1 PSP MS
O PSP MS
E PSP MS
E-1 PSP MS
RE PSP MS
RE-1 PSP MS
R PSP Not Allowed
R-1 PSP Not Allowed
R-2 PSP Not Allowed
M Not Allowed Not Allowed
M-1 Not Allowed Not Allowed
A PSP MS
T PSP MS
B Not Allowed Not Allowed
C Not Allowed Not Allowed
I Not Allowed Not Allowed
I-1 Not Allowed Not Allowed
RFLB Not Allowed Not Allowed
AP PSP MS
  • PSP = Public Site Plan Review
  • MS = Minor Special Review