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Boulder County approves Riverside Cabins lodging permit with conditions, bans fire pits
Summary
After a contested public hearing, the Boulder County Board of County Commissioners conditionally approved a special-use permit for Riverside Cabins, granting year-round lodging capacity with requirements including historic-review, septic and access upgrades and a new prohibition on fire pits and open flames; the vote was unanimous.
The Boulder County Board of County Commissioners voted unanimously on Jan. 13 to approve a conditional special-use permit and boundary-line adjustment for Riverside Cabins (docket SU23-0013 / SE24-0005), a proposed resort-lodge use near North St. Vrain Creek outside Lyons.
Planner Sam Walker, of the county’s Community Planning and Permitting Department, told commissioners staff recommended conditional approval after reviewing site constraints including floodplain, septic capacity, access requirements and historic resources. Walker said the application proposes a year-round resort lodge for up to 34 guests and a small lot-line change to correct an encroachment and that staff’s recommendation included conditions requiring permits for unpermitted work, verification of adequate water supply, and a historic‑landmark designation prior to recording a development agreement. "Community planning and permitting staff are recommending that the Board of County Commissioners conditionally approve SU23-13 and SE-24-0005, the Riverside Cabins," Walker said.
Neighbors and referral agencies raised several issues. Boulder County Public Health advised the existing septic systems currently support a maximum of 28 people; Walker explained the permit could be expanded to 34 only after a septic upgrade. The county’s access and engineering referral found the driveway throat width currently ranges from 14 to 17 feet, short of the 18‑foot standard for two‑lane access, and asked for improvements. The Division of Water Resources flagged uncertainty about whether the existing well permit would allow sufficient draw for the proposed use.
Applicant representative Tom Parko said propane tanks previously associated with on‑site fire pits have been removed and that the team is pursuing floodplain permits and additional water rights through the Left Hand Water Conservation District. "We would really appreciate the Board of County Commissioners' support on this case," Parko said, noting unanimous Planning Commission approval.
A neighbor, Kat Ullman, urged denial or stricter conditions, saying the property has operated and been advertised for rentals without full compliance for years and recounting instances of trespass, unpermitted work, multiple hot tubs and two Lyons Fire responses. "Riverside has actively advertised, operated and profited in spite of numerous county directives," Ullman told the board.
Commissioners pressed the applicants on parking, septic capacity, access improvements, and how "special events" would be limited. Staff confirmed the land‑use code requires 1.5 parking spaces per cabin (15 spaces for 10 cabins); the site plan shows roughly 15–16 spaces and staff said repainting or minor reconfiguration could meet the requirement. Public Health’s 28‑person cap covers overnight occupants and staff; commissioners retained a condition allowing expansion to 34 only after an upgraded septic system is verified.
After deliberation, commissioners added a new condition addressing fire risk. Assistant County Attorney Liana Larimore proposed language barring open flames on the property, and the board adopted a condition stating, in substance, that "fire pits, gas grills, or other open flames are prohibited on the subject property, and all existing fire pits must be decommissioned." Commissioners said the prohibition responds to the site’s wildfire and floodplain context and to neighbor safety concerns.
The motion to approve the application "as conditioned with the additional condition as stated this afternoon regarding the fire pit" was made by Commissioner Ashley Stoltzmann and carried unanimously. The county’s final approval requires compliance with all staff conditions, completion of any required engineering or public‑health upgrades (including septic improvements for higher occupancy), and satisfaction of historic‑designation steps where applicable.
What’s next: The applicants must satisfy the post‑approval conditions listed in staff’s recommendation (permits for unpermitted work, engineering and access improvements, water‑supply verification, and any required historic‑landmark application and recordation) before recording a development agreement or commencing expanded rentals. The board is the final decision maker on any required historic designation.
Sources: Presentation and staff recommendation by Sam Walker, Boulder County Community Planning and Permitting; applicant presentation by Tom Parko and Micah Coles; public testimony by Kat Ullman; Board deliberations and vote.
