Lyons Primary Planning Area: Master Plan

Lyons Primary Planning Area Master Plan

At the March 20, 2017 Board of Trustees Meeting, the BOT ratified the Lyons Primary Planning Area Master Plan, following adoption by the Planning and Community Development Commission on March 13, 2017.

Final Lyons Primary Planning Area Master Plan >>

Final Lyons Primary Planning Area Master Plan Appendix >>

Commencing in March of 2016, the Town of Lyons kicked-off a planning process that included 10 public meetings. The purpose this process was to develop a plan that would help to inform any future development in any of the areas outside of town limits that are within the boundaries of the Lyons Primary Planning Area. These LPPA boundaries were established by a 2012 Intergovernmental Agreement with Boulder County. According to state statutes, a municipality must have a Three-Mile Plan in place before any annexations can be finalized. So not only will the LPPA Master Plan guide future decisions on development and land uses in the planning area, it will also satisfy the Three-Mile Plan state requirement. In order to satisfy these requirements, the LPPA Master Plan must be adopted as an amendment to the 2010 Comprehensive Plan. Therefore, the plan will need to be approved by a super majority (2/3rds) of the members of the Planning & Community Development Commission before being ratified by resolution by the Board of Trustees.

Planning Process Materials Disclaimer

The purpose of the Lyons Primary Planning Area ("LPPA", “Lyons PPA”, “Subject Area”, and “Planning Area”) master planning effort was to understand conditions that could influence the type and timing of development within its boundaries, as well as to identify and illustrate the location of desired capital and private improvements. Whereas the town is nearly at buildout with fewer than ten developable parcels remaining, the majority of which are subdivided for single family detached homes, the L PPA represents the principal area where the town is expected to grow over the mid- and long-term.

The boundaries of the Lyons Planning Area were first identified through an Intergovernmental Agreement (IGA) with Boulder County, first adopted in 2002, and subsequently amended to include references to specific locations that would remain public open space, and others where the existing rural character would be preserved. While the agreement has been in place for more than a decade, little planning for the area has occurred, and none at a level of detail sufficient to inform the decisions of elected officials. Since land use and design recommendations for a community’s extraterritorial jurisdiction must be defined and consistent with those in the current adopted master plan (comprehensive plan) before properties in this location may be incorporated into the municipal boundaries, the LPPA Master Plan will be used to guide future annexation and development decisions by representatives of the Town of Lyons.

Based on findings from the planning process that revealed a significant number of conditions (floodways, steep slopes, conservation easements, critical habitat areas, etc…), sever enough to effectively delay and increase the cost of development within properties in the Subject Area, the Town anticipates that annexation requests, if any, will be submitted on a parcel-by-parcel basis. Given the number of property owners in the LPPA, nearly 200, officials further expect that it will take several decades to realize significant levels of investment across the entire LPPA.

Eastern Corridor Information and Recommendations

Issues and Opportunities

EC_Issues and Opportunities

Land Use Recommendations

EC_Land Use Recomendations

Potential Development Scenario

EC_Development Scenario Description

Stone Canyon/Noland Drive


Highland Drive




Affordable Housing




Apple Valley Information and Recommendations

Issues and Opportunities

AV - Issues and Opportunites

Land Use Recommendations

AV - Land Use Recommendations

Potential Development Scenerios

AV - Potential Development Scenarios

South St. Vrain Information and Recommendations

Issues and Opportunities

SV Issues and Opportunities

Land Use Recommendations

SV Land Use Recommendations

Potential Development Scenario

SV Potential Development Scenario

The Town of Lyons, through a Colorado Heritage Planning Grant (CHPG), is planning for future development and redevelopment in the Lyons Primary Planning Area (LPPA) – which was established by the 2012 Intergovernmental Agreement between the Town of Lyons and Boulder County. The plan will be informed by the goals of the Town's Comprehensive Plan, and serve at the Town's 3-mile plan, which is required by State law. The LPPA includes parcels that are currently outside of Town Limits. As part of this planning process, the LPPA has been broken out into three areas: the Eastern Corridor & Gateway; South St. Vrain River/County Road 69 Area; and Apple Valley.

Public Planning Process

Read the LPPA Planning Process Ground Rules
Each area is unique in terms of existing conditions and potential to support different land uses and product types; therefore, the  planning process will be conducted in three phases. Each phase of the process will be supported by the public workshops listed below. Property owners within the planning areas are encouraged to attend these gatherings to offer ideas for the planning areas. In addition to technical analyses and discussions with property owners/stakeholders in each of the planning areas, the Town is also seeking input from interested citizens regarding desired public and private improvements, future land uses, open spaces, and other community amenities.

Each public workshop session will take place from 5:30 to 7:30 pm. In addition, project representatives from the Town, along with the consultant team, will be available to speak informally with any interested individuals during the hour prior to each meeting, from 4:30-5:30pm.

The consultant team will be lead by Anne Ricker & Bill Cunningham, the principals and owners of Ricker|Cunningham, a practice of Real Estate Economists that specialize in the preparation of plans and strategies that balance community objectives with market realities and investor goals. Planners and Engineers from Kimley-Horn, are also members of the Consultant Team and links to information on both parties is available on the Town of Lyons website. Throughout the process, information gathered from the workshops, along with maps illustrating the boundaries of the respective study areas will be posted on the Town website.

Thank you in advance for sharing your valuable insights with us as we endeavor to arrive at conclusions that will lead to sound development and sustained value. Please direct any questions regarding the planning process to Town of Lyons Flood Recovery Planner, Matt Manley, at or (303) 823-6622, ext. 49.

Contact Us

  1. David Kimmett, Planner II


    Phone: 303-823-6622, ext. 25

    Alexander Painter, Planner II


    Phone: 303.823.6622 ext 22

    Non-Business Hours / Non-Emergency Boulder County Dispatch: 303-441-4444

    Emergency: 911


    Monday - Friday
    8 a.m. - 4:30 p.m.

    Staff Directory

Public Planning Workshops

Presentations and Documents from Workshops
Eastern Corridor & Gateway County Road 69 Area Apple Valley
Rogers Hall
408 High Street
5:30 to 7:30 p.m.
Lyons Fire Protection District
251 Broadway
5:30 to 7:30 p.m.
The River Church
18668 N. Saint Drive
5:30 to 7:30 p.m.
Thursday, March 17
Thursday, April 14
Thursday, April 28
Tuesday, May 17
Tuesday, June 7
Tuesday, June 28
Tuesday, July 19
Tuesday, August 16
Thursday, September 8