UPDATE: The fate of Riverside Cabins hangs in the balance as Boulder County commissioners are set to hold a crucial public hearing today at 1 p.m. Tuesday. The owner seeks to address ongoing zoning violations by designating the nine cabins near Lyons as a resort lodge, allowing for legal cabin rentals.
This urgent meeting, rescheduled from November due to incorrect notices sent to nearby residents, will take place both virtually and in person at the Boulder County Courthouse, located at 1325 Pearl St., Boulder. Interested parties can register to speak virtually via bit.ly/49A4Cqv.
County staff are recommending approval for the resort lodge designation, which encompasses five buildings across 5 acres. The Planning Commission previously endorsed the move but with conditions, including limiting guest capacity to 28 unless the septic system is upgraded to accommodate more.
The owner, Rockmont Investments LLC, represented by Tom Parko of Spruance Consulting, has proposed allowing up to 34 overnight guests. However, neighbors have raised significant concerns about the potential impact on the community, particularly regarding resource strain and unregulated rentals.
Neighbors have reported ongoing violations, stating that the cabins continued to be rented despite orders from the county to cease operations. In August, Code Compliance Planning Manager Jesse Rounds confirmed that the cabins were found in violation of the county’s land use code, with fines looming for the owner. Rounds noted, “This process would bring them into compliance with the code,” emphasizing the county’s goal of assisting residents rather than punishing them.
The cabins, located at 16188 N. St. Vrain Drive, have a storied history dating back to the late 1800s as Welch Resort and more recently operated as Shelly’s Cottages. Following significant flood damage in 2013, the property was sold to Rockmont in 2021, which has since faced scrutiny from neighbors concerned about the impacts of increased rental activity.
Among the conditions recommended by staff are the removal of propane tanks from fire pits, improved access roads, and the establishment of a revegetation plan. Notably, some neighbors are pushing back against the proposed historic landmark designation for the cabins, arguing it could lead to further complications.
Local resident Cat Oehlman expressed her fears, stating, “If there’s another flood, it could affect my property.” She, along with others, is questioning how the proposed increase in guest capacity aligns with the neighborhood’s character. Residents argue that with a property manager residing off-site, urgent issues like trespassing may go unresolved, undermining the peaceful community atmosphere.
Another neighbor, Regina Cleveland, voiced her frustrations regarding increased light and noise from a newly constructed parking lot, directly impacting her home. “At night, headlights from cars shine directly into my living room and bedroom,” she lamented, urging the county to reconsider the approval.
The outcome of this hearing will have immediate implications for both the property owner and the surrounding community. Residents remain apprehensive about the county’s enforcement capabilities, with many feeling that the proposed conditions may not adequately address ongoing concerns about the rental operations.
As the clock ticks down to the hearing, the community watches closely, hoping that their voices will be heard in this pivotal decision for Riverside Cabins. Stay tuned for updates as the hearing unfolds.
