Proposed renovations to the historic Chief Theater in downtown Steamboat Springs were approved May 21 by the city Planning Commission in a 5-1 vote.

The project plans, presented by owner Trace Adams, garnered support in public comments during the meeting despite concerns over parking and the building’s height. 

The proposed plan will transform the theater into an indoor event venue for concerts, in addition to providing a restaurant and tavern with outdoor rooftop seating. The plan also includes a brand new marquee and sign, with digital LED letters replacing traditional movie-theater-style letters that are manually placed to create changeable messages. 

The changes will “bring an iconic downtown venue back to life as a flagship community space for music, art, culture and vitality,” said Adams.

The Chief Theater was constructed in 1926 and operated as an entertainment venue in downtown Steamboat until its closure in 2021. The space in recent years has been prone to break-ins and vandalism, Adams said.

City historic preservation planner Caitlin Berube-Smith and senior planner Toby Stauffer presented their recommendation for approval of the plan, which includes four variances addressing parking, building height, average plate height and rear setback. 

The new proposed height is 38 feet, exceeding a community development code requirement that sets 28 feet as maximum height in zoning districts without residential units on the top level. The original building stands at 23 feet.

Berube-Smith explained that a height variance is acceptable because it enables historic use of the building to continue. She also highlighted that the rooftop deck aligns with the Community Plan, the Downtown Plan and the Historic Preservation Plan by allowing for views of historic Howelsen Hill.

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Parking was the primary concern for planning commissioners. The venue would host events of a variety of sizes, but its largest events could attract up to 800 people. Current city parking requirements call for one space per four occupants, or 200 parking spaces.

The Chief Theater was last approved for parking in 1991, at 368 total seats and 94 spaces. The 94 current spaces would reach the acceptable amount for any restaurant use, and small- and medium-size events. The theater is also allowed a 10% parking reduction for proximity to public transit, bringing its total amount of required parking spaces to 86.

Stauffer said that the staff finds “offsite parking with a parking management plan to be an acceptable alternative to the standards as it allows rehabilitation of this historic resource.”

While not formalized, this parking management plan could include off-site parking at locations such as Ace Hardware and Steamboat Resort. A shuttle service would then transport guests to the downtown site. Adams said shuttle use would be “strongly encouraged” on the Chief Theater website and that the theater would also encourage guests to use public buses, bicycle or walk. 

Planning Commissioner Rich Levy, the lone dissenter, was concerned about both the parking and the proposed height and mass of the structure.

Community members who spoke during public comment in support of the project included representatives of the Steamboat Springs Chamber and Steamboat Art Museum. Planning Commissioner Lou Tortora expressed optimism regarding the project’s potential despite the need for variances, saying that it “could be one-of-a-kind.” 

The project was first proposed in August 2024 and has been under review since, with a proposed construction timeline of about 20 months. With Planning Commission approval now in place, the proposed project is set to go before Steamboat Springs City Council on June 16.