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An update from your community neighbors here at LC4RD
YOU are making a difference - Thanks to all who signed!
On Monday night, 3/18/2024, Lyon's Board of Trustee's agreed to postpone any further review or approval of the draft IGA until it is subject to full public review and debate. Town Staff has heard from folks across town for the past few weeks who shared serious concerns about the future of our Town regarding the draft land-use IGA with Boulder County, and serious concerns that the BOT was poised to approve before their term was up next month.
LC4RD informed the BOT that we had gathered -- in less than a week! -- over 100 signatures on a petition supporting a Town vote to overturn the IGA if it had been approved. Thanks to all who signed!!
A Task Force is to come!
The Board of Trustee's agreed that the next BOT (Election Day is April 2 - cast your vote!) should be in charge of the future of the draft IGA, and discussed making recommendations to the next BOT to set up a Citizens Task Force that will be formed to advise the Town on the IGA and related development issues.
LC4RD and fellow concerned citizens need to ensure that the future Task Force fully represents the concerns that have been raised over the IGA and its facilitation of large subdivisions on the edges of Town.
LC4RD supports smart, safe, and fiscally-responsible development in Lyons that recognizes the unique quality of life in the Town we love.
About LC4RD
WHO
LC4RD is a growing group of Lyons’ residents from all corners of Town. We support active public engagement to ensure that any future development is fiscally sound, and protects the safety and quality of life for folks, wildlife and nature in the Town we love.
CURRENT ISSUE
LC4RD and fellow concerned citizens of Lyons and Boulder County need to ensure that the future Task Force fully represents the concerns that have been raised over the draft IGA.
WHAT YOU CAN DO
- Power in numbers. Join our LC4RD group.
- Urge the BOT and Town NOT to approve major land-use IGA changes without substantial public review.
- Make your voice heard! Contact Town of Lyons by email/letter and share your voice at BOT meetings.
As Town officials stated at the recent public meetings, no specific development or annexation plans have been formally submitted to the Town. LC4RD supports the creation of a citizens’ working group (task force) that will focus in detail on any revisions to the IGA and on any potential future annexation or development proposals.
ACTION: MAKE SURE YOUR VOICE IS HEARD
Boulder County Public Hearing
cancelled for now
Background
Land-Use Changes to Enable Development
Land-Use Changes to Enable Development
Land-Use Changes to Enable Development
Lyons Town Staff is renegotiating an Agreement (IGA) with Boulder County that stands to make significant changes to land designations and zoning surrounding town to pave the way for major housing developments.
As discussed in the 2/12/24 PCDC meeting, Town Staff is pushing for a new IGA to change large segments of land from 'Lyons Interest Area/Rural Preservation' to enable annexation, subdivision and development. The proposed areas for development are in high fire risk areas surrounding town.
Closed-Door IGA Negotiations
Land-Use Changes to Enable Development
Land-Use Changes to Enable Development
All Board of Trustee meetings on the new IGA negotiations have been conducted behind closed doors in executive session without public participation.
The current IGA adopted in 2012 between Boulder County and the Town of Lyons establishes two designations surrounding town limits: the 'Primary Planning Area' (PPA) and 'Lyons Interest Area/Rural Preservation' (LIA/RPA). In the current IGA, the 'Primary Planning Area' is "where annexation and development may occur in accordance with the provisions of this IGA". In contrast, the 'Lyons Interest Area/Rural Preservation' specifies "where the Parties' intent is to preserve the rural quality of the land". In the IGA, the 'Lyons Interest Area/Rural Preservation' "shall not be annexed or developed by the Town during the duration of this IGA".
Circumventing Lyons' 5-Acre Law
Land-Use Changes to Enable Development
Circumventing Lyons' 5-Acre Law
No property greater than 5 acres may be annexed into town without a public vote at a regular or special election.
Town Municipal Code sec 15-1-340. -Annexations to be Approved by Voters
The above town code ensures any major growth remains in the hands of the towns citizens via a democratic process.
Town and County Staffs have discussed ways to circumvent Lyons 5-acre law, avoiding a public vote on the annexations as discussed in the 2/12/2024 PCDC meeting, and reflected in the the below linked document.
Safety Risks
Developer Leading the Way
Circumventing Lyons' 5-Acre Law
If the revised IGA is adopted, significant safety risks would present in Steamboat Valley, where three sizable properties would fall under the Municipal Influence land re-designation.
- Town Staff stated this change in land designation could result in up to 130 additional housing units developed.
- Additional housing would increase the fire hazard: 5th Ave. is the only egress in the case of an emergency evacuation.
- Lyons' rich culture, wildlife and quality of life would be irreversibly impacted with the proposed IGA changes.
Financial Impact
Developer Leading the Way
Developer Leading the Way
As noted in a memo from the town (https://www.townoflyons.com/AgendaCenter/ViewFile/Item/11635?fileID=23488), the town provides "public infrastructure such as streets, sidewalks, sanitary sewer, stormwater, electrical and potable water systems that are maintained by Town". Significant percentages of the properties proposed for annexation in the 2/12/26 PCDC meeting are above the Town 'blue line' (https://library.municode.com/co/lyons/codes/municipal_code?nodeId=CH13MUUT) at 5450 feet at which there is insufficient water pressure from current town infrastructure. The town planner has stated that annexation does not make fiscal sense for low-density development in the 5/8/23 Joint BOT-PCDC meeting on annexation: https://www.youtube.com/watch?v=4k2kzElPJX8&t=1247s.
Developer Leading the Way
Developer Leading the Way
Developer Leading the Way
Former Town Planner advised a developer how to influence proposed IGA changes.
Draft IGA and Lyons Comp Plan Comparison
Town Staff posted the Consistency Review "Draft" that states, "the overlay map and parcel designation for each parcel specified within the proposed IGA is consistent with the Lyons Thrive Future Land Use Plan. The densities proposed in the IGA seek to correlate "rural neighborhoods" with "low/medium densities"."
Town Staff Estimated Housing Projection Worksheet
This is a draft that reflects weeks of discussions between the Town of Lyons Planner and Administrator, in meetings with Boulder County staff, as stated at the 2/12/2024 meeting.
For comparison sake, the current zoning and land designation around the first 3 properties listed below provide roughly 1 acre per home. The units proposed in this worksheet would would provide 1 home per 0.167 acre. This is wildly inconsistent with the existing designation, and "rural neighborhood" designation from the recently adopted Comprehensive Plan which is said to be what informs the IGA.
High Wildfire Risk
Lyons has a higher wildfire risk than 94% of communities in the US.
Why fuel the fire with dense development, Lyons Town Staff?
2012 Intergovernmental Agreement (IGA)
Excerpts highlighting importance of Rural Preservation Area
"the parties believe that it is in the best interest of the residents of both communities to enter into a new IGA in order to preserve Lyons' unique and individual character through the orderly development within a newly defined Lyons Planning Area (the "LPA"). The LPA contains a Primary Planning Area ("PPA") where annexation and development may occur in accordance with the provisions of this IGA. It also includes areas designated as Lyons Interest Area/Rural Preservation Area ("LIA/RPA") where the Parties' intent is to preserve the rural quality of the land"
"1.3 Maintaining Community Buffer. This IGA is intended to keep the LIA/RPA and the land outside the LPA rural in character to preserve a community buffer."
2012 Lyons Planning Area IGA Map
Reference point: 2012 to now
Much of the land designated Lyons Interest Area/Rural Preservation on the 2012 Lyons Planning Area IGA Map is now being discussed to make available for housing developments.
CORA Request Document - Developer Email
Former Town Planner advised a developer how to influence proposed IGA changes.
CORA Request Document - Town Planner Task Spreadsheet
Excerpts highlighting concerning Town Staff agenda
"Yes, back several years ago Lyons voters said they didn't want housing on the Dog Park & Lot F, but that was then and this is now! Additionally: the Lyons-owned land at the upper end of Longs Peak Dr; DRBOP Parcels; further north along Stone Canyon Drive; Boone Parcel; Connor Parcel; southern end of Steamboat Valley Road; working with Chris Legh on 517 W. Main; County Road 69 area; re-examining HOAs and how they prevent innovative use of our big HOA neighborhood parcels; Church of Jesus Christ of Latter-day Saints unusued land; more!"
Join the LC4RD Group
We will keep you up to date with important information as it unfolds, town and county meetings, and LC4RD group communications and meetings.
Sign Up for Town of Lyons Communications
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