Steamboat Springs Planning Commission Approves The Latigo Development

Can a development that replaced two local institutions actually serve the community it displaced, or does it just add more square footage to a skyline that’s already crowded? That’s the question hanging over the 12th & Yampa Residences, also known as The Latigo, as the Steamboat Springs Planning Commission prepares to send its recommendation to the City Council.

The vote was 3-2 on Thursday, a narrow margin that underscores the deep divide in how locals view the future of downtown. The project sits on the corner of 12th and Yampa streets, right where the Orange Peel Bicycle Service and Double Z Bar & BBQ used to stand before they were demolished earlier this month. You can still feel the absence of those places there, a void where the smell of chain beer and the sound of bike chains used to mix with the river breeze. Now, it’s just dirt and dust waiting for a new structure.

The proposal is for a three-story mixed-use building. It includes eight residential condominium units, a ground-floor restaurant, enclosed parking, and rooftop space. Some of that parking will be available to the public, which is a small comfort for folks who remember when the area felt more accessible, less like a fortress of private condos. The southwest view shows a design that tries to blend in, but it’s hard to ignore the scale. It’s a big block for a small city, sitting next to Waterside Village Condominiums and Little Toots Park, and it lies within the Yampa River floodplain, so you have to wonder how the water will interact with the concrete when the spring melt hits hard.

The path here wasn’t straight. Roughly two months ago, the commission voted 2-2, sending it to the council without a clear recommendation. The council then voted 4-3 to send it back, asking for more discussion on the original nine variances. Since then, over a dozen community members submitted written comments, a mix of support and opposition that shows how much people care about this specific corner of town.

This time around, the applicant, local entrepreneur Collin Kelley, narrowed the request to six variances. They dropped the requests regarding average plate height, west-side glazing, and lot coverage. City staff still recommended approval, saying the project meets the code’s criteria for a development plan and major variance. The Planning Commission agreed. Commissioner AJ Summers recused himself because his design firm was involved with the project, and Commissioner David Box was absent, which might have changed the dynamic if Box had been in the room.

The revised design focuses on scale and massing, responding to earlier criticism from commissioners and councilors. Senior Planner Toby Stauffer noted that the city’s position hadn’t changed, arguing that the project is consistent with future plans for the area, even though the city hasn’t yet amended the Community Development Code to reflect those plans. It’s a bit of a catch-22, isn’t it? You’re building for a future that’s still being written.

If you look closely at the rendering, the building feels like it’s trying to be part of the neighborhood rather than imposing on it. The ground-floor restaurant is key here. It’s not just about housing; it’s about street life. But will it be the kind of place where you grab a quick drink after work, or just another premium dining option for the condo owners? The answer might depend on who’s running the kitchen and who’s paying the rent.

The project now returns to the Steamboat Springs City Council for an official decision. It’s a long process, and the dust from the demolition hasn’t even settled yet. But the vote is in. The commission has spoken. The next step is the council, and then the construction crews will roll in. You’ll hear the piles being driven, the noise echoing off the canyon walls, a reminder that change is coming whether we like it or not. The river keeps flowing, indifferent to the zoning codes and the variances, carrying the snowmelt down toward the valley floor, past the new foundations, past the old memories, toward the horizon.