Boulder County is set to hold a public hearing regarding the special use review of Riverside Cabins, a collection of nine cabins located near Lyons. The owner, Rockmont Investments LLC, is seeking to address ongoing zoning violations and obtain designation as a resort lodge, which would allow for the legal licensing of cabin rentals. The hearing will take place at 1 p.m. on Tuesday, having been rescheduled from November due to incorrect date notifications sent to local residents.
The meeting will be accessible both virtually and in person at the Boulder County Courthouse, located at 1325 Pearl St., Boulder. Interested participants can register to speak virtually via the link provided by the county.
Boulder County staff have recommended approval for the resort lodge designation, which encompasses five buildings spread across approximately 5 acres northwest of Lyons. In a previous meeting, the Boulder County Planning Commission also suggested conditional approval, contingent on the current owners obtaining the necessary permits for prior renovations, including interior updates and alterations to the banks of the North St. Vrain Creek.
The proposal from Rockmont Investments allows for up to 34 overnight guests, although the Planning Commission has advised limiting this number to 28 guests unless the septic system is upgraded to accommodate additional occupants. Further conditions recommended by staff include the removal of propane tanks from fire pits, completion of wildfire partner certification, approval of the emergency water supply, improvements to the access road, installation of signage, and the creation of a revegetation and landscape management plan.
A historic landmark designation has also been suggested, though the property owner has voiced objections. According to the staff recommendation, designating the cabins as a historic landmark would help preserve the property’s historical significance while reinstating its use as a lodging facility. The cabins are located at 16188 N. St. Vrain Drive, adjacent to U.S. 36 and Longmont Dam Road, with the property comprising six lots.
Historically, the site was known as Welch Resort in the late 1800s and most recently operated as Shelly’s Cottages starting in the 1950s. Following significant damage from the 2013 flood, the prior owners decided to cease operations and sold the properties to Rockmont in 2021. The previous use was classified as nonconforming, as it predated current county codes, but that exemption expired after six months of inactivity, necessitating the special use review.
Concerns among neighbors have intensified as they allege that the new owners have continued to rent the cabins despite county orders to halt these activities. In August, Jesse Rounds, the Code Compliance Planning Manager, confirmed that the cabins were found in violation of the county’s land use code for unpermitted rentals. The county has the authority to impose fines of $1,000 plus $100 per day until violations are resolved. Although fines were initially sought, they were not enforced as Rockmont began the special use review process.
Neighbors have expressed worries that allowing 34 guests would disrupt the community and strain local resources. The proposal includes a property manager residing off-site, raising concerns that urgent issues, such as trespassing, may go unaddressed. Resident Cat Oehlman, whose property shares a boundary with Riverside Cabins, emphasized that the previous owners of Shelly’s Cottages maintained a smaller guest capacity and lived on-site, which facilitated better coexistence with the neighborhood.
Oehlman reported multiple incidents of guests trespassing onto her property, further heightening her apprehensions about water usage impacts on local wells and potential flooding risks from recent modifications to the creek. “If there’s another flood, it could affect my property,” she stated, expressing frustration over the lack of enforcement regarding the rental operations.
Another neighbor, Regina Cleveland, highlighted disturbances caused by a parking lot constructed by Rockmont, which disrupts the previously quiet environment. She described how headlights from parked cars shine directly into her living spaces at night. Cleveland also voiced concerns over the county’s code compliance processes, questioning the ongoing operations of Riverside Cabins despite community complaints.
The Boulder County commissioners will consider these concerns during the public hearing and decide on the future of Riverside Cabins. The outcome will not only impact the owners but could also significantly affect the surrounding community, which is keenly observing the developments.