EXECUTIVE OVERVIEW

Short-term rentals ARE ALLOWED in La Junta, CO, subject to zoning district compliance and operational requirements. The city defines vacation rentals as lodging for periods of less than thirty (30) days. Additionally, Bed and Breakfast Inns are explicitly permitted in residential districts with specific operational limits. However, success in this market requires careful attention to zoning classifications, permit requirements, and local compliance standards.

WHETHER SHORT-TERM RENTALS ARE ALLOWED

Explicit Answer: YES - Short-term rentals are permitted in La Junta, Colorado, but under specific regulatory frameworks that vary by zoning district and operation type.

Operational Definitions:

• Vacation Rental: "The rental of any dwelling for overnight or vacation lodging for periods of less than thirty (30) days"
• Bed and Breakfast Inn: "A residential structure other than a hotel or boarding house, where for compensation and by pre-arrangement for definite short-term periods, sleeping rooms and meals are provided for one or more persons, provided that in all allowable residential districts, the number of such sleeping rooms shall not exceed a maximum of six (6) such units"

Zoning Compliance Requirements:

Short-term rental operations must comply with the underlying zoning district regulations. Permitted uses include:

• Vacation rentals (subject to zoning district approval)
• Bed and Breakfast Inns (max 6 units in residential districts)
• Accessory Dwelling Units (ADUs) may be used for STR purposes if permitted in the specific zone

HOW TO START A SHORT-TERM RENTAL BUSINESS

Phase 1: Zoning Compliance Assessment

1. Verify Property Zoning: Determine the specific zoning classification of your intended property (R-1a, R-1, R-2, R-3, C-1, C-2, C-S, I-1, I-2, M-P, PUD)
2. Use Classification Review: Confirm whether vacation rentals or Bed and Breakfast operations are permitted uses in your zoning district
3. Compliance Verification: Ensure proposed STR operation meets all dimensional and operational requirements

Phase 2: Permitting and Licensing Process

1. Certificate of Occupancy: Required for any change in use or occupancy of existing buildings
2. Building Permits: Submit detailed site plans and construction documents if modifications are planned
3. Land Use Application: File appropriate applications with supporting documentation

Phase 3: Operational Setup

1. Safety Compliance: Ensure all buildings meet adopted building codes
2. Utility Connections: Verify adequate public water and sewer systems
3. Parking Requirements: Provide required off-street parking per zoning standards

REQUIRED DOCUMENTS, PERMITS, LICENSES, AND GUIDELINES

Core Documentation Requirements:

• Land Use Application (with appropriate fees per Resolution)
• Site Plans drawn to scale showing actual lot dimensions and building locations
• Building Permit Application (if modifications required)
• Certificate of Occupancy Application
• Professional Review Documentation (if outside professional services required)

Fee Structure:

• Application Fees: Established by City Council resolution, available at City Hall
• Professional Review Deposits: Two (2) times minimum application fee for outside professional services
• Recording Fees: Paid to Otero County Clerk and Recorder
• Certificate Copies: $2 per copy from Building Official

Additional Requirements:

• Cost Reimbursement Agreement: Form approved by City Attorney
• Public Notice Documentation: For applications requiring public hearings
• Zoning Compliance Verification: From Zoning Administrator

Ongoing Compliance Documents:

• Inspection Reports: For building and safety code compliance
• Use Verification Records: Maintaining compliance with permitted use limitations
• Violation Resolution Documentation: For any enforcement actions

SPECIFIC REGULATIONS BY JURISDICTION

City of La Junta Zoning Requirements:

Residential Districts:

• R-1a Single-Family Dwelling District: Low-density control, STR use subject to district compatibility requirements
• R-1 Single-Family Dwelling District: Allows single-family dwellings and ADUs, STR use dependent on specific use classifications
• R-2 Two-Family Dwelling District: Higher density allowances, includes duplex uses
• R-3 Multiple-Family Dwelling District: Moderate to high residential density, allows apartments and mixed residential uses

Commercial Districts:

• C-1 General Commercial District: Basic retail, service, and office uses
• C-2 Central Business District: Concentrated retail merchandising activities
• C-S Highway Service District: Limited highway services with restricted floor area

Industrial Districts:

• I-1 Light Industrial District: Industrial uses not generating excessive traffic or nuisances
• I-2 Heavy Industrial District: Basic or primary industries, generally incompatible with residential

Special Districts:

• M-P Mobile Home Park District: Low-density mobile home uses in park-like atmosphere
• PUD Planned Unit Development District: Custom zoning arrangements
• F-P Floodplain District: Additional development requirements per Ordinance 855

Dimensional Standards:

• Setbacks: Must comply with parent district requirements plus any special overlay requirements
• Height Limitations: Subject to base zoning district maximums
• Lot Coverage: Maximum percentages established for each district
• Parking Requirements: Off-street parking as specified in zoning regulations

Bed and Breakfast Specific Requirements:

• Maximum Units: Six (6) sleeping rooms maximum in residential districts
• Pre-arrangement Required: Must be by appointment for definite short-term periods
• Meal Service: May provide meals in addition to lodging
• Residential Character: Must maintain residential structure characteristics

State of Colorado Level Regulations:

While the provided documents focus on municipal regulations, Colorado state statutes referenced include:

• Section 31-23-101, et. seq., C.R.S.: Municipal zoning authority
• Section 29-20-101, et. seq., C.R.S.: Local government land use powers
• Section 31-12-101, et. seq., C.R.S.: Municipal annexation and zoning
• Section 24-65-101, et. seq., C.R.S.: Area planning and zoning

CONTACT INFORMATION

Primary City Contacts:

• City Manager: Rick Klein
• City Attorney: Phillip F. Malouff, Jr.
• City Engineer: Martin Montoya
• Building Official: Administers and enforces Zoning Ordinance
• Zoning Administrator: Reviews applications and zoning compliance

Key Departments:

• City Hall: Normal business hours for public inspection
• Planning Commission: Reviews conditional uses and zoning applications
• Building Department: Certificates of occupancy and building permits

Contact Information (to be obtained):

• Phone numbers for Building Official, Zoning Administrator, and Planning Commission
• Email addresses for application submissions
• Physical addresses for permit applications and inspections

SOURCE PAGES

Primary Source Document:

• **www.lajuntacolorado.org/wp-content/uploads/2024/08/Zoning-Ordinace-2023-update.pdf**
  • City of La Junta Zoning Ordinance 2023 Edition
  • Effective Date: April 17, 2023
  • Ordinance No. 1644
  • Prepared by Michael Yerman, My Rural Planner

Additional Sources Needed:

• City of La Junta municipal code (complete STR regulations)
• Colorado state statutes for STR operations
• Otero County STR requirements (if applicable)
• Building code requirements for STR operations
• Fire safety and health department requirements

CRITICAL SUCCESS FACTORS

Compliance Priorities:

1. Zoning District Verification: Confirm STR use is permitted in your specific zone
2. Operational Limitations: Respect the six-unit maximum for Bed and Breakfast operations
3. Safety Standards: Maintain building code compliance for guest safety
4. Neighborhood Compatibility: Ensure operations don't create nuisances
5. Documentation Maintenance: Keep all permits, licenses, and compliance records current

Market Positioning Considerations:

• La Junta is a smaller community with residential character preservation priorities
• Tourism appears to focus on historic and recreational activities
• Competition may be limited, creating opportunities for well-operated STR businesses
• Community acceptance is crucial given the residential nature of allowed STR uses

Important Note: This analysis is based on available zoning ordinance excerpts. A complete regulatory compliance strategy requires full review of the municipal code, building requirements, health department regulations, and state statutes. Investors should consult directly with La Junta city officials for current application requirements and approval processes.