Emotional Election Night Meeting Features Compromise on Short-Term Rentals, Neighborhood Zoning Concerns
High Country Advocate Staff
SALIDA, COLORADO — On Election Night, the Salida City Council made a significant compromise on short-term rental regulations, voting unanimously to remove the Chaffee County residency requirement for downtown properties while maintaining it elsewhere in the city. The decision came after extensive public comment and an executive session with the city attorney regarding the constitutionality of residency restrictions.
The meeting also marked an emotional farewell for two departing council members—Mayor Dan Shore and Council Member Dominique Naccarato—who received heartfelt tributes from colleagues for their years of service to the community.
Citizen Raises Zoning Concerns in East Sackett Neighborhood
Laura Pomerenke, representing the East Sackett neighborhood, opened public comment by raising concerns about a zoning map amendment for a property at 207 North E Street. The property was changed from Mixed Use Neighborhood to Mixed Use Downtown after the public comment period closed on October 7.
The change significantly altered the property’s development parameters, reducing setbacks from 10 feet in front and five feet on sides to zero, and allowing development down to the river at heights up to 45 feet.
“This appears to be an issue of some spot zoning where there is one property that is a different zoning compared to all the properties around it,” Pomerenke said. “This is to the benefit of that particular owner and to the detriment of the rest of the neighborhood.”
Pomerenke said neighbors felt they weren’t informed about the amendment and lacked opportunity to comment. “The East Sackett neighbors do not feel that we were informed this amendment would be introduced,” she said, requesting the council revisit the decision.
Short-Term Rental Debate: Residency Requirement Partially Removed
The council conducted a public hearing on removing the Chaffee County residency requirement for short-term rental business licenses—a rule that currently requires STR owners to be county residents.
Public Divided on the Issue
Ricky Boucher, who identified as a fifth-generation Salida resident, urged the council to maintain residency restrictions. “I continue to be concerned about the commodification of housing, especially as it’s taking place in Salida,” he said. “My family’s been here for five generations and there’s very few of us left.”
Joey Rovinsky used visual props—album covers representing housing supply and buyers at different income levels—to illustrate how removing residency requirements could inflate housing demand and prices. “If you artificially inflate demand on something, it makes it more expensive,” Rovinsky argued. “And honestly, for me, that’s all I needed to understand this and to keep that restriction.”
Lisa Runkel took the opposite view, encouraging the council to remove the restriction. “I think you’ve done great work as a council to think strategically about how STRs should function in the city,” she said. “I think you should leverage the strategy that’s in place” to maximize revenue for the affordable housing fund.
Brandon Wolff suggested alternative approaches, noting that Manitou Springs requires property owners to live on premises while renting. He argued that removing residency requirements would open the market to buyers who can only afford properties if they generate STR income. “If I can’t make the note without getting a short-term rental, then I can’t afford to buy the house,” Wolff said. “The charm that we have in Salida is not a commodity. It’s not something that we should be selling out.”
Executive Session on Constitutionality
Before deliberations, the council went into executive session to consult with the city attorney about the constitutionality and legal parameters of residency restrictions. The session addressed concerns about potential lawsuits similar to cases in other jurisdictions, including Louisiana and cases discussed at the Colorado Municipal League.
The Compromise Decision
After extensive discussion, Council Member Naccarato proposed a compromise: removing the residency requirement only for Area One (the C-2 Historic Downtown zone) while maintaining it in all other areas.
“I think it’s worth just discussing why that’s viable for area one,” said one council member, explaining that downtown areas like the Palace Hotel have many units in dense core areas that “can be used to both bring in tourism dollars and support downtown businesses.”
Council Member Fontana initially advocated for removing residency requirements throughout the city, arguing the council should use caps rather than residency as the primary control mechanism. However, she ultimately supported the compromise.
The debate revealed that Salida is not currently at maximum STR capacity in any zone. Council members discussed sending the question of adjusting caps back to the Planning Commission for further review, though this was separated from the final motion.
“People think the target is infinity,” said one council member, addressing concerns about removing caps entirely.
Mayor Shore noted that four of six council members seemed to lean toward the compromise approach. “I think the caps can be part of it, but I think it is a compromise,” he said. “And we are a representative body.”
The council voted unanimously (6-0) to approve Ordinance 2025-23 with amendments removing the Chaffee County residency requirement only for Area One (Historic Downtown) while maintaining it in all other city zones.
Native American Heritage Month Proclaimed
The council unanimously approved a proclamation declaring November 2025 as Native American Heritage Month in Salida, celebrating “the accomplishments of the peoples who were the original inhabitants of the land in the United States” and reaffirming the city’s commitment to equity and inclusion.
Arts, Parks, Recreation and Culture Pricing Policy Approved
Council approved Resolution 2025-49, adopting a comprehensive subsidy, cost recovery and pricing policy for arts, parks, recreation and culture services. The policy resulted from eight months of study examining service costs and appropriate fee structures.
The policy establishes different cost recovery goals based on whether services primarily benefit the common good or provide individualized benefits. Only resale items and private rentals target 100 percent or above cost recovery.
“We weren’t differentiating enough between a private production company and a wedding and a local theater,” explained staff, noting the new policy allows more nuanced pricing decisions.
The policy phases in fee increases over three to five years, with programs affecting the local community receiving longer adjustment periods. It also clarifies sponsorship policies for both incoming and outgoing partnerships.
Council Member Critelli praised the approach: “I just want to say I appreciate that you guys differentiated our local programs that we have given them the five years and then the three years for those that are benefiting private individuals and organizations.”
Budget Amendment Approved
The council approved Resolution 2025-52, amending the 2025 budget to account for a solar panel grant received by the fire station and higher-than-anticipated occupational lodging tax revenues. The amendment allows expenditure of the $125,000 in additional revenue being transferred to the general fund.
Finance Director Aimee Tihonovich noted the amendments were necessary because “even if we have received money, we can’t spend that money until we appropriate it in the budget.”
Emotional Farewells Mark End of an Era
The meeting’s most poignant moments came during council reports, as departing members reflected on their service.
Council Member Dominique Naccarato’s Reflection
Naccarato, whose term is ending, delivered a thoughtful farewell emphasizing systems thinking. “It’s been an honor to serve this community, but I admit it’s also been exhausting,” she said. “In my professional life, I spent a lot of time thinking about systems and teaching others to think in systems. And I hope this council will continue thinking in systems going forward.”
She emphasized the interconnected nature of council decisions: “What we decide here in these chambers ripples outwards, affecting people’s lives, our local economy, and of course the landscapes and ground nesting birds that sustain us.”
Naccarato acknowledged the personal toll of recent council meetings, which came “right after the unexpected passing of a family member.” However, she expressed gratitude for the opportunity. “I’ve watched this community show up over and over to advocate. It’s what makes Salida so special.”
She urged current and future council members to “hold fast” to serve constituents rather than special interests. “I’ve made decisions based on what I believe serves the people of Salida, not special interests. I’ve tried to lead with integrity, and I hope that’s what people will remember.”
Mayor Dan Shore’s Eight-Year Tenure Concludes
Mayor Shore, completing eight years on council, received emotional tributes from colleagues before delivering his own farewell remarks.
Council Member Fontana called Shore “honorable” with “foundational knowledge, like probably nobody else that has ever been in his shoes.” He noted that Shore had spoken with him personally at least weekly during his two-year tenure. “Saying thank you is not enough to show our appreciation to you. You’re amazing and we’re all gonna miss you.”
Council Member Critelli recalled Shore’s steadying influence from his earliest days on council, when he attended a meeting that included “a fist fight” and “an act of vandalism.” He said Shore’s confidence gave him confidence to step up. “Dan was such a calming presence and you really did lead with that,” Critelli said. “You really helped us anchor in that civility and in the process.”
In his own remarks, Shore expressed deep gratitude for the opportunity to serve. “I’ve been so honored to have been able to represent this community for the last eight years,” he said. “It takes a lot to step up and sit up here and face the criticism. And you’ve all done it in an amazing fashion.”
Shore thanked not just council colleagues but all volunteer board members throughout the city. “People who volunteer their time, their service—this community deserves it. This is an amazing place.”
Looking ahead to retirement from council, Shore joked, “I’m looking forward to going back to just being a disgruntled citizen. No, I’m not gonna be disgruntled. I’m just gonna go back, because I really love this place.”
He promised no “Monday morning quarterbacking” but offered continued support: “If anyone needs support, please reach out. I’ll always be there for you.”
Shore’s final official act as mayor will be serving as keynote speaker at the Veterans Day parade on November 11, which he called “such an incredible honor.”
Gratitude for City Staff
Shore reserved special praise for city staff, saying their commitment “tempted me to almost do another two” years. “We’ve got the most amazing group of people who are so invested in this community, so committed to it. I mean, they make the trains run on time and all the things we take for granted.”
City Administrator Christy Doon acknowledged working with the mayor for eight years, expressing appreciation for the partnership while humorously noting hopes for “sub-zero temperatures on the 18th, so Dan has to wear his alpaca sweater and I can make fun of it.”
Other Council Reflections
Council Member Critelli reflected on campaign season as “a very spicy time of life” but expressed relief at the voter turnout and diversity of candidates. “I was the youngest by at least a couple decades” when he first ran, he said, noting how isolating that felt. Seeing different ages represented in recent elections was “so encouraging.”
Council Member Pappenfort offered realistic advice about the role: “Part of the job is just frankly making people mad, and hopefully it’s a different group of people that are mad and a different group of people that are happy. And that’s how you know that you’re doing it right, because you just can’t please everyone when you’re making a hard decision.”
Council Member Fontana thanked Shore for mentorship, noting that when he was sick, Shore “brought me dinner, he called, made sure that I was doing well. That’s above and beyond.”
Veterans Day Events Announced
Council Member Fontana reminded the community about Veterans Day events on November 11. Volunteers can help place flags at 7 a.m. through the Salida Community Center. The veterans will gather at Alpine Park at 10:30 a.m., with the parade beginning at 11 a.m. and proceeding to Riverside Park, where Mayor Shore will deliver the keynote address.
Community Fundraising Success
The meeting highlighted community generosity, with Salida Mountain Trails raising $44,000 at a recent event. Council reminded residents that nonprofits need sustained support throughout the year, not just during major fundraising events.
Additionally, FIBARC board members Eric Armstrong, Lindsey Sutton-Stephens, and Ray Kitson are providing free hot burritos and bowls for families in need every Wednesday from 4-7 p.m. at the Boathouse Cantina while SNAP funding is impacted. “No questions asked, just show up,” council members emphasized.
Looking Ahead
The November 18 meeting will mark the official transition as outgoing council members hand over the reins to newly elected officials. The election results will determine which candidates join Council Members Critelli, Fontana, Pappenfort, Martin, and Stephens in continuing the city’s work.
The Planning Commission will receive direction to reconsider STR caps across all zones, potentially bringing recommendations back to council for future consideration.
For Salida, the meeting represented both an ending and a beginning—closing a chapter marked by steady leadership while opening new possibilities for addressing the city’s ongoing challenges around housing, growth, and community character.
*The next Salida City Council meeting will be held Monday, November 18 at 6:00 p.m. at City Hall. The meeting will include the swearing-in of newly elected council members. Public comment is welcome at all meetings.*
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