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5A - Consideration of a request for annexation of 5729 Arapahoe Road with initial zoning of "GeneralCITY OF BOULDER PLANNING BOARD AGENDA ITEM MEETING DATE: June 2, 2005 AGENDA TITLE: Public hearing and consideration of a request for annexaCion of the site at 5729 Arapahoe Road with an initial zoning of "General Industrial - Developing" (IG-D), to allow for the future deve4opment of a 4,700 square foot auto sales facility. Applicant: Hobbs Design Firm, representing Gregory Kotsaftis and °Go Motors" REQUESTING DEPARTMENT: Planning and Development Services Peter Pollock, Planning Director Robert Cole, Land Use Review Manager Brent Wilson, Planner OVERVIEW: Define the steps for Planning Board consideration of this request: 1. Hear applicant and staff presentations 2. Hold public hearing 3. Planning Board discussion: - Does the proposal for annexation comply with state requirements? - Does the request comply with the BVCP policies for annexation? - Is the requested zoning appropriate for these parcels? 4. Planning Board takes action to recommend approval, approval with conditions, or denial of the annexation and initial zoning requests to City Council. STATISTICS: Project Name: Location: 5ize of Tract: Zoning: Comprehensive Plan: Go Motors Annexation 5729 Arapahoe Road 28,764 s.f. "General Industrial - Developing" (IG-D) LightIndustrial Requested Variations from the Land Use Code: A partial waiver from Section 9-33-4 ("Parking Lot Landscape Standards") to provide relief from the 6' landscape buffer required along a portion of the westem lot boundary in order to maintain historic drainage patterns. S:~PLAN~PB-ITEMS~tEMOS\5729 Arapahoe Annexation AGENDA ITEM # SA Pase 1 KEY ISSU ES: 1. Does the request comph• ~vith applicable state annexation requirements`? 2. Does the request comph• with the BVCP policies for annexation? 3. Is the requested zoning, General Industrial - De~~eloping (IG-D) appropriate f'or this proposal'' BACKGROUND: The property at ~729 Arapahoe Road is located within an Area IIA county encla~~e and contains a single-family residence and two large outbuildings. The existing residence was constnicted in 1952, but a survey of the city's historic records indicates the buildings on site have little or no historic significance. The property lies within the 100-year floodplain and all surrounding properties on the north side of Arapahoe Road are zoned General Industrial - Developing (IG-D). The property to the south (The City of Boulder Golf Course) is zoned °`Public-Established" (P-E). S:`,PLAN~PB-ITEMS~IvIEMOS\5729 Arapahoe Annexation AGENDA ITEM # SA PaQe 2 PROJECT DESCRIPTION: This proposal involves the annexation of the property with an initial zoning of "General lndustrial - Developing" (IG-D). The applicant's intended future use of the property is a 4,700 square foot automobile sales facility. "Sales of motor vehicles on lots located more than 500 feet from a residential zoning district" is an allowed "use by righP' in the IG-D zone district. This site is not eligible for site review and future development plans must demonstrate compliance with IG-D bulk standards. However, due to the proximity of the "zero lot line" building to west and its drainage infiltration onto the subject property, staff has agreed to a partial waiver of the standard 6' landscaped parking lot buffer requirement along the western lot boundary. Additionally, the applicant has agreed to provide a drainage easement for the property owner to the west in order to maintain historic drainage pattems on the property. Development Standards Reauired/Allowed Proposed Lot Size: n/a 28,764 s.f. Parking: ~ 12 spaces (1:400 s.f.) 39 spaces (1:121 s.£) Front/Rear setback: 20'/45' 113'/52' Major Street Setback: 90' from centerline approx. 162' from centerline Side Setback: 15' (60' total) 15' (60' total) Principal Building Height: 35' max. unknown at this time Floor Area: 14,382 s.f. approx. 4,700 s.f. Floor Area Ratio: 0.5:1 0.16:1 ANALYSIS l. Does the request comply with applicable state annexation requirements? Staff has reviewed the annexation request and finds that the requirements of Section 31-12-105 (1) (a), (b), (c) and (d) C.R.S. are met. No land held in identical ownership will be divided into separate parts or parcels by this annexation. The owners of 100 percent of the property have signed the annexation petition. The subject property is at least one-sixth contiguous to the City limits. No part of the annexation area has been part of an annexation proceeding to another municipality within the last twelve months, and the annexation will not result in the detachment of the area from any school district. All urban services are, or will be, available to the site upon annexation. S:V'LAN~PB-ITEMS~IEMOS\5729 Arapahoe Annexation AGENDA ITEM # SA Paee 3 2. Does the request comply with the BVCP policies Tor annexation? The Area II designation refers areas now under county jurisdiction, where annexation to the city can be considered consistent with Policies 1.16, 1.18 & 1.25 of the Boulder Valley Comprehensive Plan. Area IIA is the area of immediate focus within the first three years, and Area IIB is available to accommodate development within the balance of the planning period. The subject property is located within Boulder Valley Planning Area IIA. Annexation to the city maybe considered when consistency with Policies I.16, 1.18 & 1.25 of the Boulder Valley Comprehensive Plan has been demonstrated: Policv 1.16 Adapting to Limits on Physical Expansion... °Cooperative efforts and resources shall be focused on maintaining and in:proving the qualiry of life within defirfed phvsicnl boundaries, with only limiied expansion of the city. " This proposal involves the annexation of a property t~~..~ is located within a county enclave. It will not affect adopted growth boundaries or service area boundaries. Policy 1.18 Growth Reyt~irements... "The ciry wil! reguire development crnd redevelopmen~ as a whole to provide signif~cant community bertefits and to maintairi or iniprove environmental qualiry as a precondition for further housing and community growth. " Staff finds this proposal provides the following community benefits: annexation of a county enclave property that is already connected to city water, acquisition of a new public access easement for future access management needs along the east Arapahoe Road corridor, and the elimination of a septic system within a flood prone area. Poldcy 1.25 (a) "Annexation will be required before adequate facilities and services are furnished. " This proposal involves annexation in order to provide facilities and services. Policy 1.25 (b) "The City will actively pursue annexution of counry enclaves. " The affected property is within an existing county enclave. Polrcy 1.2.i(c) "Annezation of existing substantially developed areas will be offered in a manner and on terms and conditions which respect existing lifestyles and densities, and the ciry will expect these areas to be brought to city standurds only where necessary to protect the health and safery of the residents of the subject area or of the ciry. " Policy 1.2~(d) "In order to reduce the negatlve impacts ofnew development in the Boulder Valley, the city shall annex Area Il land with signif cant development or redevelopment potential only on a very limited basis. Such annexations will be supported only if the annexation provides a special opportuniry or beneftt to the city. " S:~PLAN~PB-ITEMS~IvtEMOS\5729 Arapahoe Annexation AGENDA ITEM # SA Paee 4 Policy 1.2.i(eJ "Annexation ofsubstantially devetoped pr•operties that allo~~s for some additzonal residential units or commercial sguare footage or comn:ercial square footage will be required to demonstrate communitv benefit commensurate with thezr impacts. Furfher, annexations that resolve an issue of public healtlr without creating additional development impacts should be encouraged. " This site is a county enclave and the owner already has access to city water. This proposal wil] resolve an issue of public health through the elimination of an existing flood-prone septic system per Boulder County Health Department standards. Additionally, as part of a comprehensive access management plan for the east Arapahoe Road corridor, the appiicant has agreed to provide a public access easement across the property in order to minimize traffic impacts along this corridor. No additional residential density is requested with this proposal. However, this proposal will allow for additional commercial development potential consistent with the "by righP' standards identified for the "General Industrial - Developing" (IG-D) zone district. Although the IG-D zoning would allow 14, 382 s.f. of commercial floor area, the applicant is proposing approximately 4,700 s.f. of floor area for this use. Staff finds that the public benefits provided with this proposal are commensurate with the impacts of the development proposed. 3. Is the requested zoning, Industrial General - Developing (IG-D), appropriate for this proposal? The Boulder Valley Comprehensive Plan Land Use Map provides a land use designation of "Light Industrial" on the property. The "Industrial General - Developing" zone district is intended for general industrial areas where a wide range of light industrial uses, including research and manufacturing operations and service industrial uses are located. Staff finds that the IG-D zone district is compatible with this designation and the designation of sunounding properties. PUBLIC COMMENT AND PROCESS: Required public notice was given in the form of written notification mailed to all property owners within 600 feet of the subject property and a sign posted on the property for at least 10 days. All notice requirements of Section 9-2-4, B.R.C. 1981 have been met. S:~PLAN~PB-ITEMS~MEMOS\5729 Arapahoe Annexarion AGENDA ITEM # SA Pa¢e 5 STAFF FINDINGS AND RECOMMENDED CONDITIONS OF APPROVAL: Planning staff finds that the following annexation criteria have been met: • More than 1/6 of the property is contiguous to the existing city limits; and • All affected property owners have signed the annexation petition; and • No annexation election is required; and • No part of the annexation area has been part of an annexation proceeding to another municipality within the last twelve months; and • The annexation will not result in the detachment of the area from any school district; and • All urban services are, or wili be, available to the site upon annexation.' Planning staff also finds that the requested zoning of °Industrial General - Developing" (IG-D) is consistent with the Boulder V alley Comprehensive Plan policies and land use designations for the property. Therefore, staff recommends that Planning Boazd recommend approval of Annexation and Initial Zoning and BVCP Area Change request #LUR2004-00075 to City Council, incorporating this staff memorandum and as findings of fact, subject to the following recommended conditions of approval: Prior to first reading of the annexation ordina~ce, the applicant shall: a. Pay a Storm Water and Flood Management Utility Plant Investment Fee of $4,730.00 (in accordance with Section I 1-5-7 of the Boulder Revised Code, 1981), based upon an existing impervious area of 5,500 square feet; and b. Sign and file petitions for inclusion in the Northern Cotorado Water Conservancy District - Boulder Municipal Sub-District, and pay all applicable fees on land and improvements for inclusion in such districts. 2. Prior to building permit submittal for any new building, the applicant shall: a. Provide to the city, at no cost and in a location and form acceptable to the Director of Public Works, an 18 foot-wide public access easement from the adjoining property owner to the east to the adjoining property owner to the west, in alignment with existing drive aisles; and b. Provide evidence of conveying a private easement across 5729 Arapahoe Road to the property owner of Lot 1, Buming Tree Subdivision for drainage purposes; and 3. Prior to a building permit application, the Applicant shall submit Technica] Document Review applications for [he foilowing items, subject to the review and approval of the Planning and Development Services: a. Detailed engineering drawings for proposed public and private utility systems meeting the requirements of the City of Boulder Design and Construction Standards; S:~PLAN~PB-ITEMSVvtEMOS\5729 Arapahoe Annexation AGENDA ITEM # SA Paee 6 b. Detailed engineering drawings and legal documents for the proposed public easements (as referenced in all "City of Boulder Land Use Review Results and Comments" for the project dated November 4, 2004, March 3, 2005, and Apri122, 2005), meeting the requirements of the City of Boulder Design and Construction Standards; c. A detailed Fina] Stormwater Report and Plan meeting the requirements of the City of Boulder Design and Construction Standards; and d. Detailed plans and documentation necessary for review and approval of a"CDOT State Highway Access and Utilities" permit. 4. Any existing structures requiring the use of a individual sewage disposal system shall be connected to the city's existing wastewater main (in accordance with Section I 1-2-8 of the Boulder Revised Code 1981) prior to any building permit application; upon any declaration by the Boulder County Health Department to cease and desist using the sewage system or other declaration that sewage system constitutes a threat to the public health; or within 180 days of the effective date of the annexation ordinance, whichever occurs first. At the time of disconnection of the individual sewage system and wnnection to the City's wastewater system, the applicant is required to abandon the existing septic system in accordance with Boulder County Health DepaRment and State regulations; and 5. The applicant shal] close the existing curb cut to the site after alternative access to the site is provided from the property owner to the east access easement is available from the property to the east. The applicant shall agree to comply with this condition when requested by the Director of Public Works. Approved By: ~ , _ ~ ~~„ ~. / Peter Pollock, Planning Director `-~~ ATTACHMENT5: Attachment A A[tachment B Attachment C Attachment D Attachment E Attachment F: Attachment G Vicinity Map Criteria Checklist Development Review Comments Annexation Map Proposed Site Plan Annexation Petition ApplicanYs Written Statement S:~PLAN~PB-ITEMSUvIEMOS\5729 Arapahoe Annexation AGENDA ITEM # SA Pa¢e 7 ATTACHMENT A VICINITY MAP Vicinit Ma - 5729 Ar oe Roa LJ - ,;~ ~ 8 ~` - o ~ _ ~ : e ~ ~ , ~ ~ Q 5729 ARAPAHOE RD ~ , / . _ 0 ~ ~ " ~oop - - -- --- - - e ~ 4 ~ ~ ~ ~ ~ ~ a ~ ~ ~ O ~ ~; o 4 ~' ~ n.i s.~~er~. IEGEND Q aaiR F~sp.s Mo~Rri N "^... NS.~e.e4vLS~ -.swnr~.~ n,., ~O.n.nhePU+L ~ ~bLm~ :3600 N ~`I/~~ ~ YA~nx c~vor~o~wm5 ::..«:'v=-:~..~, n G s~~w++e....~.n ~i/.~.b•~...~i.~...r~~~ S:V'LAN~PB-ITEMS~MEMOS\5729 Arapahoe Annexation AGENDA ITEM # SA Pase 8 ATTACHMENT B CRITERIA CHECKLIST This site is within Area IIA, as designated in the Boulder Valley Comprehensive Plan (BVCP), and is eligible for annexation. Staff finds the application is consistent with the following BVCP policies: Policv 1.25 (a) "Annexation will be required before adequate facilities and services are furnished: ' Staff finds the application is consistent with this BVCP policy. Policv 1.25 (b) `The Ciri will actively pursue annexation of countv enc-aves." The affected property is within a county enclave. Policy 1.25(c) "Annexation of existinQ substantiallv develoned areas will be offered in a manner and on terms and conditions which respect existine lifestvles and densities, and the citv will expect these areas to be brought to city standards onlv where necessarv to protect the health and safetv of the residents of the subject area or of the citv." Not applicable. Palicv 1.25(d) "In order to reduce the negative impacts of new develoument in the Boulder Vallev, the citv shall annex Area II land with significant develovment or redevelopment potential only on a verv limited basis. Such annexations will be supported onlv if the annexation provides a special opportunity of benefit to the citv." The proposal involves the annexation of an enclave, a site that is already served by city water, and involves the elimination of an existing septic system. Staff finds these three benefits are sufficient to meet this criterion. Policv 1.25(e) "Annexation of substantiallv developed properties that allows for some additional residential units or commercial squaze footaee or commercial sauaze footaQe will be reauired to demonstrate communitv benefit commensurate with their impacts. Further, annexations that resolve an issue of public health without creatine additional development impacts should be encouraged." This proposal will resolve an issue ofpublic health through the elimination ofan existing septic system per Boulder County Health Department standards. S:~PLAN~PB-ITEMS~tEMOS\5729 Arapahoe Annexation AGENDA ITEM # SA Paee 9 DEVELOPMENT REVIEW COMMENTS DATE OF COMMENTS CASE MANAGER: PROJECT NAME: LOCATION: COORDINATES: REVIEW TYPE: REVIEW NUMBER: APPLICANT: DESCRIPTION: CITY OF BOULDER LAND USE REVIEW RESULTS AND COMMENTS November 5, 2004 Brent Wilson Go Motors Annexation 5729 ARAPAHOE RD N03E01 ATTACHMENT C Annexation / Initial Zoning LUR2004-00075 Gregory Kotsaftkis ANNEXATIONIINITIAL ZONING: Annexation of the property and initial zoning of Industrial Generel - Developing (IG-D) for use as an auto sales dealer. The existing structures are to be demolished and replaced with a 4,700 sq. foot sales building. REQUESTED VARIATIONS FROM THE LAND USE REGULATIONS: None requested. I. REVIEW FINDINGS Minor revisions are requested prior to Planning Board scheduling. Please provide the requested revisions at your earliest convenience. It. CITY REQUIREMENTS Access/Circulation The annexation map must show an east-west aligned cross-access easement in alignment with drive aisles to neighboring properties to the east and west. This easement must be a minimum of 18 feet wide and extend from the east to the west property lines. This easerrient must be shown on the annexation map. Steve Durian, 303-441-4493 Please revise your annexation map to include the annexation of the adjacent Arapahoe Road right-of-way. Brent Wilson, 303-441-4012. Building and Housing Codes Demolition of existing structures greater than 50 years old within the city limits requires review/approval by the Landmarks Preservation Advisory Board. If you would like to commence demolition prior to annexation, please contact Boulder County Land Use at 303-441-4012. Also, please refer to the "Informational Comments" below for other pertinent demolition information. Brent Wilson, 303-441-4012. Drainage While on site detentiorr will not be required, water quality features and the minimization of directly connected impervious areas on site will be. There are practical opportunities on site to satisfy these requirements, grass swales rather than concrete channels for example. Revise the drainage plan, report and site plan where applicable to demonstrate how these requirements wiil be met. Submit the revised final drainage plan and report as part of the required technical document submittal. S:~PLAN~PB-ITEMSVvIEMOS\5729 Arapahoe Annexation AGENDA ITEM # SA Pase 11 fees 1. Prior to first reading of the annexatlon ordinance, the applicant shall pay a Storm Water and Flood Management Utility Plant Investment Fee (in accordance with Section 11-5-7 of the Boulder Revised Code, 1981) based on a lot area of 28,764 sf and an impervious area of 5,500 sf. (The 2004 fee is $4,578.75). Additional Storm Water and Flood Management Utility Plant Investment Fees will be required rf there is an increase of impervious areas upon redevelopment. 2. Upon annexation, this property will be subject to a Storm Water and Flood Management Utility monthly fee based on current rates as described in the Boulder Revised Code, 1981. (The 2004 rate is $19.SSImonth) Prior to first reading of the annexation ordinance, the applicant shafl pay a Development Excise Tax (DET) based on the existing development on the property. A search of Boulder County records shows that a 1,700 sf single family residence was constructed in 1952 on the property, (note that 1/26`" of the applicable tax is waived for each full year the residence existed prior to ,luly 17, 1988). 3. Wastewater Plant Investment Fees (PIFS) and wastewater connection costs will be assessed during Right-of-Way permit review. 4. Based on city records there are no outstanding utility main reimbursements (water and wastewater) owed by this property. Fire Protection The proposed 4,700 square foot showroom must be equipped with a fully automatic fire sprinkler system with 24 hour monitoring. The proposed new fire hydrant at the S.W. corner of the showroom and the existing hydrant on Arapahoe satisfies our requirement. Ron Mahan, 303-441-4356 Legal Documents 1. A title commitment or attorney's memorandum current to within 30 days of current must be submitted. 2. If the property is owned by an LLC, then proof of authorization to bind the LLC must be provided. Julia Chase, City Attorney's Office, Ph. (303) 441-3020. Utilities As a condition of annexation, any existing structures requiring the use of a waste disposal system shall 6e connected to the city's existing wastewater main (in accordance with Section 11-2-8 of the Boulder Revised Code 1981) within 180 days of the second reading of the annexation ordinance or prior to any building permit application (whichever occurs first). A City Right-of-Way (ROW) permit application, Colorado Department of Trarisportation (CDOT) permit and a City ROW licensed contractor will be required to complete the wastewater work. Separate fees are required for CDOT permit applications and are not included in these comments. The proposed 4" sanitary sewer service shown connecting directly to the exishng 36" RCP transmission main will not be allowed Installation of a 5' diameter manhole over the transmission main is required and the proposed 4" sewer service must tie into the manhole. The invert elevation of the 4" sanitary sewer service must be above the top of pipe elevation of the 36" transmission main. Show the required manhole on the Preliminary Utility Plan and note the required invert elevation of the 4" sanitary sewer service. A city ROW and CDOT permit are required for this work. 3. Show the existing'/:' water service and meter pit serving this lot on the Preliminary Utility Pfan. Verify if this service line is to be abandoned if so, the service line must be abandoned at the water line in Arapahoe. S:~PLAN~PB-ITEMSwIEMOS\5729 Arapahoe Annexation AGENDA ITEM # 5A Paee 12 4. All proposed domestic and irrigation meters must be ad~acent to the ROW. Relocate the irrigation meter on the Preliminary Utility Plan to the south property boundary Meters must be placed in the ROW or Public Easement and they must be located in a landscaped area - not in concrete or asphalt. 5. The proposed 25' Public Utility Easement and proposed water line extension must be reviewed and approved through the Technical Document Review process prior to bwlding permit issuance. Application materials are located on the 3rd Floor of the Park Central Building, and can also be found on the city's web-site at: http://www.ci.boulder.co.us/buildinqservices/apps.htm#Attachments 6. Show the required fire line on the Preliminary Utility Plan. 7. A landscape irrigation system using a separate water service and meter will be required at building permit review. A separate Irrigation Plant Investment Fee based on the maximum gpm demand of the largest irrigated zone must be paid prior to a scheduling any final inspectiohs on any proposed structures. Irrigation service, meter, tap sizes and fees will be evaluated during building permit review. A city ROW and CDOT permit is required. Separate fees are required for the irrigation system and CDOT permit applications and are not included in these comments. 8. As a condition of annexation, the applicant is required to abandon the existing septic system in accordance with Boulder County Health Department and State regulations. 9. The subject property is currently not included in the Northern Colorado Water Conservetion Municipal Sub-District. An application must be filed as a condition of annexation. Please contact Scott Kuhna at 303-441-3121 regarding NCWCD Sub-District applica4ions and fees. Zoning This site is not eligible for site review, so all bulk standards would have to be met at the time of building permit. Please pay special attention to Section 9-3.3-4, "Parking Lot Landscaping Standards" and revise your plan accordingly. Brent Wilson, 303-441-4012. III. INFORMATIONAL COMMENTS Demolition Colorado Air Quality Control Commission Regulation No. 8 requires the following procedures be followed prior to a demolition of a public or commercial building/structure: 1. An inspection (by a state-certified asbestos inspector) of the building to determine the presence or absence of asbestos. 2. The removal of all friable and non-friable asbestos that could become friable, during the demolition. 3. The submission of a Demolition Notification Form to the Colorado Department of Public Health and Environment (CDPHE), at least ten working days (or 14 calendar days) prior to the demolition. This form must be signed by a state-certified asbestos abatement inspector, with their certification number, verifying that there is no friable asbestos remaining in the building. A$55.00 fee must also be submitted for each notice. This Demolition Notification Form must be sent by the owner or operator, which includes the demolition contractor, to the following address: Colorado Department of Public Health and Environment Air Pollution Control Section/Asbestos Unit 4300 Cherry Creek Drive South Denver, CO 80246-1530 (303) 692-3179, Fax: (303) 782-5493 S:~PLAN~PB-ITEMSVvtEMOS\5729 Arapahoe Annexation AGENDA ITEM # SA Paee 13 In addition, a copy must be sent to our offices at the following address: Boulder County Public Health Air QualitylSolid and Hazardous Waste 3450 Broadway Boulder, CO 80304 Failure to comply with the above provisions can lead to the assessment of fines up to $25,000 per day per violation and/or criminal prosecution pursuant to Section 113 of the Clean Air Act. Regardless of the size or category of a project, operators of all demolition activities must prevent dust from drifting off property at all times. Control measures or operational procedures may include, but are not limited to, hand dismantlmg, wetting down or prewatering of work surfaces, removal of dirt and mud tracked onto roads, and wetting, washing, or covering haulage equipment. A representative of the Health Department will visit the site to inspect for proper dust control procedures. Demolition pro~ects that produce more than 1000 tons (667 cu yds) of debris require an Air Emissions Permit from the Colorado DepaRment of Public Health and Environment. Permit applications can be obcained from CDPHE or BCPH. The Colorado Air Quality Control Commission Regulation No. 15 requires that certain procedures be followed for the removal of any refrigeration systems or appliances prior to the demol+tion of any building. Section X.C. states: " in the event that a refrigeration system or appliance is dismantled, removed, demolished, it shall be the responsibility of the owner of the system to recover the refrigerant in accordance with Section IX. and to comply with all applicable portions of this regulation if the system is reactivated." Section IX. States that: "refrigerant shall be evacuated and recharged by persons who have met the requirements set forth in Section III. and all refrigerant, containing Ozone-Depleting Compounds... which is removed from a stationary refrigeration system or appliance, shall be recovered in an approved vessel...in such a manner that at least 97% of the estimated refrigerant charge is recovered." Section III.C. states:" all persons engaged in the repair, maintenance and service of stationary appliances shall be registered with the Colorado Department of Public Health and Environment." Therefore, Boulder County Public Health and the Colorado Department of Public Health and Environment will be requiring that the building owner or demolition contractor sign off that all refrigeration systems and appliances have been removed according to the requirements set forth in Regulation No. 15 as stated above. Radon The Rocky Mountain Region has been ranked as a Zone 1 area for radon by the Environmental Protection Agency. A Zone 1 area has the highest radon potential possible. Radon is listed as a Group A carcinogen and is definitely known to cause cancer in human beings. It is recommended that all new dwellings and buildings be built using EPA recommended Radon-Resistant Construction Techniques. Information on these construction techniques can be provided by the Environmental Health Program/Boulder Count y Public Health (BCPH) upon request. S:~PLAN~PB-ITEMS~MEMOS\5729 Arapahoe Annexation AGENDA ITEM # SA Paee 14 Miscellaneous The proposed used car facility at 5729 Arapahoe Avenue will not impact Boulder police calls for service, or traffic flow. Officer Bob Kessler - Boulder Police Department, 303-4413385. Staff is not concerned if the applicant wants to apply for demolition of the existing buildings with Boulder County. However, no grading should occur until the city's annexation and floodplain development permit review are complete. Brent Wilson, 303-441-4012. Land Use Staff finds that the application provides the community benefits necessary to comply with Policy 1.20 of the Boulder Valley Comprehensive Plan. Specifically, these include: annexation of an existing enclave, elimination of a septic system within the city limits and the annexation of a site that is already connected to city water. Please refer to the "Code Criteria ChecklisY' below for details. Brent Wilson, 303-441-4012. IV. NEXT STEPS Minor revisions are requested prior to Planning Board scheduling. Please provide the requested revisions at your earliest convenience. V. CITY CODE CRITERIA CHECKLIST This site is within Area IIA, as designated in the Boulder Valley Comprehensive Plan (BVCP), and is eligible for annexation. Staff finds the application is consistent with the following BVCP policies: Policv 125 (al "Annexation will be reauired before adeauate facilities and services are furnished." Staff tinds the application is consistent with this BVCP policy. Policv 1 25 (b) "The Citv will activelv pursue annexation of countv enclaves." The affected property is within a county enclave. the subiect area or of the ciN." Not applicable. benefit to the citv " The proposal involves the annexation of an enclave, a site that is already served by city water, and involves the elimination of an existing septic system. Staff finds these three benefits are sufficient to meet this criterion. S:~PLAN\PB-ITEMS~fEMOS\5729 Arapahoe Annexahon AGENDA ITEM # SA Pa¢e IS This proposal will resolve an issue of public health through the elimination of an existing septic system per Boulder County Health Department standards. VI. Conditions On Case To be determined with the final plan. CITY OF BOULDER LAND USE REVIEW RESULTS AND COMMENTS DATE OF COMMENTS: March 3, 2005 CASE MANAGER: Brent Wilson PROJECT NAME: GO MOTORS LOCATION: 5729 ARAPAHOE RD COORDINATES: N03E01 REVIEW TYPE: Annexation I Initial 2oning REVIEW NUMBER: LUR2004-00075 APPLICANT: Gregory Kotsaftkis, Go Motors DESCRIPTION: ANNEXATION/INITIAL ZONING: for annexation and use of the site as a new 4,700 s.f. auto sales facility with Generel Industrial - Developing (IG-D) zoning. REQUESTED VARIATIONS FROM THE LAND USE REGULATIONS: TBD I. REVIEW FINDINGS Please provide revisions addressing the outstanding issues listed below. We will confirm a Planning Board agenda date once the revisions have been received. NOTE. As mentioned previously, th'is site is not ellgible for site review, so all bulk and site development standards would have to be met at the time of building permit. One area of particular concern is an apparent future inability to comply with Section 93.3-4, "Parking Lot Landscaping Standards" How will the parking lot screening requirements be met if there is a 4' concrete pan along the western lot boundary as shown on the preliminary grading and drainage plan? Staff may be willing to afford some flexibility on this matter - given the drainage concerns and the adjacent zero lot line building - assuming the required landscape areas at the western property boundary can be transferred to another location within the site. Please let us know how you'd like to proceed. Either the plan needs to be amended to comply with all codified site development requirements, or we will need to draft a partial exemption to the landscape screening requirements as part of the annexation agreement. Brent Wilson, Planning, 303- 441-4012. II. CITY REQUIREMENTS Fire Protection The proposed 4,700 square foot showroom must be equipped with a fully automatic fire sprinkler system with 24 hour monitoring. The proposed new fire hydrant at the S.W. corner of the showroom and the existing hydrant on Arapahoe satisfies our requirement. These requirements have been noted by the applicant. The facility will also be required to have full alarm notification as required by the City of Boulder BRC 10-8-2. David Lowrey, 303- 441-4356 Landscaping As mentioned previously, this site is not eligible for site review, so all bulk standards would have to be met at the time of building permit. Please pay special attention to Section 9-3.3-4, "Parking Lot Landscaping Standards". For example, how will the parking lot screening requirements be met if there is a 4' concrete pan along the western lot boundary as shown on the preliminary grading and drainage pian? Please refer to the "Review S:~PLAN~PB-ITEMS~MEMOS~5729 Arapahoe Annexation AGENDA ITEM # SA Paee 16 Findings" listed above. Brent Wilson, 303-441-4012. Legal Documents 1. The annexation map has a legal description that does not match the exhibit. This needs to be corrected or clarified. The legal description for north side of Arapahoe Avenue must be added to the legal description of the area to be annexed (see Comment #3 below). 2. The True Point of Beginning is not shown on the annexation map. This needs to be added 3. According to city records, the north side of Arapahoe Avenue along the frontage of the property is not annexed and must be shown as being annexed along with the property's annexation 4. City records show the north half of Arapahoe Avenue as 58 feet wide. The annexation map labels this dimension as 48 feet wide. Please verify or correct this dimension. Utilities Preliminary Utility Plan 5. Show the existing 36" RCP sewer transmission main and the existing 12" CIP water main in Arapahoe. 6. There are two existing water meters on this lot. The existing'/." water meter located near the center of the lot serves 5729 Arapahoe. The existing'/." water meter near the east property boundary serves 5735 Arapahoe. Show the existing'/." water meter and service line to 5729 Arapahoe and note that the service line is to be abandoned at the main. Locate and show the existing'/," water service to 5735 Arapahoe. The'/<" water meter and service line must be located in a 10' wide utility easement. The water service must be centered in the easement. 7. A landscape irrigation system using a separate meter will be required. Show the irrigation service line and meter. • III. INFORMATIONAL COMMENTS Flood Control 1. Any city-issued floodplain development permits for the property are only valid after annexation of the property. 2. As required by Section 9-9-7(d) of the Boulder Revised Code, 1981, no new automobile parking is allowed in areas of the floodplain where flood depths exceed eighteen inches. Utilities Varda Blum 303-441-3206 The proposed 25' Public Utiliry Easement must be reviewed and approved through the Technical Document Review process prior to Building Permit issuance. Application materials are located on the 3`a Floor of the Park Central Building, and can also be found on the city's web-site at: 4. Prior to first reading of the annexation ordinance, the applicant must provide a 10' Utility Easement for the existing'/." water meter and service line to 5729 Arapahoe. The 10' Utility Easement must be reviewed and approved through the Technical Document Review process. Application materials are located on the 3rd Floor of the Park Central Building, and can also be found on the aty's web-site at: http://www.ci. boulder.co. us/bu ildinqservices/apps. htm#Attachments 5. A landscape irrigation system using a separate water service and meter will be required at building permit review. A separate Irrigation Plant Investment Fee based on the maximum gpm demand of the S:~PLAN~PB-ITEMSVvIEMOS\5729 Arapahoe Annexation AGENDA ITEM # SA Paee 17 largest irrigated zone must be paid prior to a scheduling any final inspections on any proposed structures. Irrigation service, meter, tap sizes and fees will be evaluated during building permit review. A city ROW and CDOT permit is required. Separate fees are required for the irrigation system and CDOT permit applications and are not included in these comments. 6. Wastewater Plant Investment Fees (PIFs) and wastewater connection costs will be assessed during Right-of-Way permit review. 7. Based on city records there are no outslanding utdity main reimbursements (water and wastewater) owed by this property. Zoning 1. The IG-D zone district is part of Solar Access Area II. Please provide a solar access diagram at building permit submittal that demonstrates compliance with the provisions of Chapter 9-8, B.R.C. ("Solar Access") Brent Wilson, 303-441-4012. 2. Please be prepared to demonstrate compliance with all IG-D bulk standards at the time of building permit submittal. Brent Wilson, 303-441-4012. IV. CONDITIONS OF ANNEXATION 1. Prior to a building permit application, the Applicant shall provide to the City, at no cost, an 18 foot wide access easement from the adjoining property owner to the east to the adjoining property owner to the west in alignment with existing drive aisles prior to first reading of the annexation. 2. As a condition of annexation, any existing structures requiring the use of a waste disposal system shall be connected to the city's existing wastewater main (in accordance with Section 11-2-8 of the Boulder Revised Code 1981) within 1 SO days of the second reading of the annexation ordinance or prior to any building permit application (whichever occurs first). A City Right-of-Way (ROW) permit application, Colorado Department of Transportation (CDOT) permit and a City ROW licensed contractor will be required to complete the wastewater work. Separate fees are required for CDOT permit applications and are not included in these comments. 3. As a condition of annexation, the applicant is required to abandon the existing septic system in accordance with Boulder County Health Department and State regulations. 4. The subject property is currently not included in the Northern Colorado Water Conservation Municipal Sub-District. An application must be filed as a condition of annexation. Please contact Scott Kuhna at 303-441-3121 regarding NCWC~ - Municipal Sub-District applications forms and fees. 5. Prior to first reading of the annexation ordinance, the applicant shall pay a Storm Water and Flood Management Utility Plant Investment Fee (in accordance with Section 11-5-7 of the Boulder Revised Code, 1981) based on a lot area of 28,764 sf and an impervious area of 5,500 sf. The 2005 fee is $4,730.00. Additional Storm Water and Flood Management Utility Plant Investment Fees will be required if there is an increase of impervious areas upon redevelopment. 6. Upon annexation, this property will be subject to a Storm W aler and Flood Management Ulifity monthiy fee based on current rates as described in the Boulder Revised Code, 1981. The 2005 rate is $2026/month. A Development Excise Tax (DET) based on the existing development on the property is not applicable. A search of Boulder County records shows that a 1,700 sf single family residence was constructed in 1952 on the property, (note that 1/26~" of the applicable tax is waived for each full year the residence existed prior to July 17, 1988 ). S:~PLAN~PB-ITEMSUvtEMOS\5729 Arapahoe Annexation AGENDA ITEM # SA Paee 18 CITY OF BOULDER LAND USE REVIEW RESULTS AND COMMENTS DATE OF COMMENTS: April 22, 2005 CASE MANAGER: Brent Wilson PROJECT NAME: GO MOTORS LOCATION: 5729 ARAPAHOE RD COORDINATES: N03E01 REVIEW TYPE: Annexation I Initial Zoning REVIEW NUMBER: LUR2004-00075 APPLICANT: Gregory Kotsaftkis, represented by Hobbs Design DESCRIPTION: ANNEXATIONIINITIAL ZONING: for annexation and use of the site as a new 4,700 s.f. auto sales facility with General lndustrial - Developing (IG- D) zoning. REQUESTED VARIATIONS FROM THE LAND USE REGULATIONS: A variation from Section 9-3.3-4 ("Parking Lot Landscape Standards") to allow for a reduced parking lot screen width at the northwestern portion of the IoL I. REVIEW FINDINGS This item has been scheduled for a Planning Board hearing on Thursday, June 2nd. Staff will fonvard a draft annexation agreement as soon as possible. The agreement will contain an exemption from the landscape buffer requirement along the western lot line, as discussed previously. II. CITY REQUIREMENTS Access/Circulation As a condition of annexation, the applicant shall agree to close the curb cut of the site once an access easement is available from the property to the east. The applicant shall agree to comply with this condition when requested by the Director of Public Works. Steve Durian, 303-441-4493 Fire Protection No new comments from what was noted on the March 3rd, 2005 review comments. David Lowrey, 303.441.4356 Legal Documents Please remove all references to easements from the Annexation Map prior to Planning Board review. Julia Chase, City Attorney's Office, Ph. (303) 441-3020. Utilities 8. The proposed 25' Public Utility Easement must be reviewed and approved through the Technical Document Review process prior to Building Permit issuance. Application materials are located on the 3`a Floor of the Park Central Building, and can also be found on the city's web-site at: http:/lwww.ci.boulder.co. us/bu iltlinqservices/a~ps.htm#Attachments 9. A landscape irrigation system using a separate water service and meter will be required at building permit review. A separate Irrigation Plant Investment Fee based on the maximum gpm demand of the largest irrigated zone must be paid prior to a scheduling any final inspections on any proposed structures. Irrigation service, meter, tap sizes and fees wiil be evaluated during building permit review. A city ROW and CDOT permit is required. Separate fees are required for the irrigation system and CDOT permit applications and are not included in these comments. S:~PLAN~PB-IT'EMSUvIEMOS\5729 Arapahoe Annexahon AGENDA ITEM # SA Paee 19 III. INFORMATIONAL COMMENTS Access/Circulation The proposed access to Arapahoe requires submittal and approval of a Colorado Department of Transportation Access Permit. The city reviews a CDOT Access Permit as part of a Technical Document Review. This requirement is triggered by the intensification of use and the change in the access design Along with this permit, the design of the driveway will need to be addressed. If larger vehicles are expected to use this access point, curb returns will be required rather than the driveway detail shown on these plans. Steve Durian, 303-441-4493 Utilities 1. Wastewater Plant Investment Fees {P4Fs) and wastewater connection costs wil{ be assessed during Right-of-Way permit review. 2. Based on city records there are no outstanding utility main reimbursements (water and wastewater) owed by this property. Zoning No additional comments. Brent Wilson, Planning - 303-441-4012. IV. NEXT STEPS This item has been scheduled for a Planning Board hearing on Thursday, June 2ntl. Staff will forward a draft annexation agreement as soon as possible. The agreement will contain an exemption from the landscape buffer requirement along the western lot line, as discussed previously. Please prepare Technical Document review submittals for utilities, easement dedications, a CDOT access permit and drainage - to be submitted prior to building permit. A public drainage easement is not necessary for the concrete pan along the western lot boundary (a private easement will suffice). V. Conditions On Case 1. Prior to a building permit application, the Applicant shall provide to the City, at no cost, an 18 fioot wide access easement from the adjoining property owner to the east to the adjoining property owner to the west in alignment with existing drive ailes prior to first reading of the annexation. 2. Prior to building permit application, the Applicant shall provide evidence of conveying a private easement across 5729 Arapahoe Road to the property owner of Lot 1, Burning Tree Subdivision for drainage purposes. 3. The proposed 25' Public Utility Easement must be reviewed and approved through the Technical Document Review process prior to Building Permit issuance. Application materials are located on the 3rtl Floor of the Park Central Building, and can also be found on the city's web-site at: http //www.ci.boulder.co.us/buildinqservices/aoqs.htm#Attachments 4. As a condition of annexation, the applicant shall agree to close the curb cut of the site once an access easement is available from the property to the east. The applicant shall agree to comply with this condition when requested by the Director of Public Works. S:~PLAN~PB-ITEMSU~iEMOS\5729 Arapahoe Annexation AGENDA ITEM # SA Pa¢e 20 G ~ F- ~ w r. ~ ~ ~~,~ ~ x ,,~.,~. ~s,~. : .;,:; . . . r _ „ ., . - _ ~. U ~ F ~; ryY r~ a.,' ~ ~;, ~ ANNEXATION MAP '~ 1 V _....,~,_,~ ~ ' ~ ""'~--- ~ `~' a> [~ ~ ~` ~~ ' ~ ~ ~'a'~' '~' ~ ' '`:~ ~' ' '~ ` ~ LOCATED B~7 TTiE SE U4, $W il4 SECTION 27 T1N. R70W. OF THE 6TH P.I.t F O~OR D I -~.,,_ `^ --`._~ ~\ . eR ~ ~ }~r , i '~ C A O COVNTY OF BDULDER~ STATE O 7 i ~4 T ,j~s*r."ir ~'i tq.. , .. -. __ .. ._. - --- -- ~ ~ -~- ~ -- -- ~ ;~ 's""'°' ~ ~ ~ sn - ~ ; fl ~ ~,: ~ , ~ , _ .A_ -,~ -- ~ r a ,` ' I ~~ ~ ~~ ' ~,s ..>m. ,~. ~ ~ ;,. ~ ~ j ~ ! „ _„ ~~ ( . ' , f ~ I W } t'~'F : ' r 1 ~ K - ~Y'P . 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Annexatfon Information Location of property to be annexed: ~! ~Z9 ~{'f~~/~(oE LegalDescription: ~~ /hP/C/}'~]Y /N /t'f~j'~/-~a~l~T~/vEJt~'~ON M~f7 Size of prope~Y~ 2g/~°-t y~ Requested Zoning:~~ Impact Report If the area proposed for annexalion is more than ten acres in size, an annexation impact report as reqwred by state law (31-12-105.5, C.R.S.) must be submitted to lhe Plamm~9 Department prior to the firsl reading o~ fhe ordinance annexing ihe subject property by City CounciL The Board of County Commissioners may waive this reqwrement. If so. a letler from the Board must be submitted to lhe Planning Department. Districts Please check those districts in which ihe propeAy proposed for annexation is included: ~ Boulder Valley School Districi St. Vraio School Districl Boultler Rural tire Dislricl Cherryvale Fire DislriM Lefl Hand Water District Other (6st) Property Owners Lisl below ail owners or lienholders of the property proposed for annexation (please prinl): t. ~f~'b~s7'E/~4 BvI~O'/^+~r-~. GLG S:~PLAN~PB-ITEMS~IvIEMOS\5729 Arapahoe Annexation AGENDA ITEM # SA Paee 23 ANNEXATION PETITION a ~ d b w ~ 0 rn 9 ~ n k m O ~ Signature ot pelitioners requesting Da~e of Mailing address ot Description of property included within the area proposed for annexation of property to lhe ciry of signature each petitioner annexation owned by each person signing ihis petition. (Attach Boulder, Colorado of each separate sheef, rf necessary). pelitioner 9•Z6•o 37~ u'~~n.vl'- 5'72~~7'~tffeL`' ~60vcpF/L~ Cogo3o C~-~-~.1 ~~ c~,l~ ~~~~ Submit with your application. TO THE CITY COUNCIL OF THE CITY OF BOULDER, COLORADO, GREETINGS: The undersigned hereby peiition(s) the city of Boulder to annex to the c~ty of Boulder the terriiory shown on the map(s) attached hereto and described on the attachment hereto: This Petition is signed by landowners qualified to sign. It is intended that this Petition be a one hundred percent (100%) petition for annexation as described in C.R.S. 1973, Sechon 31-12-107(I)(g), (as amended). ' ' In support of this petition, the undersigned state(s) and allege(s) as follows. to wit: 1. 7hat rt is desirable and necessary lhat the above described temrory be annexed to the city of Boulder. 2. That petitioners are landowners of one hundred percent ('100°/,) of ihe territory, excluding streets and alleys, herein proposed for annexation to the city of Boulder. 3. That no less than one-sixth ot the aggregate extemal boundaries of the above described tertitory hereby petilioned to the city of Boulder is contiguous to lhe city limits of the city of Boulder. 4. That a community of interest exists belween the above described terrilory and the ciry of Boulder, And that the same is urban, or will be urbanized in the near future, and further that the said territory is integrated or is capable of being integrated in the city of Boulder 5. That in establishing the boundaries of the above described territory, no land held in identical ownership, whether consisting of one hact or parcel of rea( estate or two or more contiguous tracts or parcels of reai estate, has been divided into separate parts or parcels without the written consent of the landowner or landowners thereof, except and unless such tracts or parcels are already separated by a dedicated street, road or other public way. 6. Tha[ in establishing the boundaries of the above described territory, no land held in identical ownership,.whether consisting of one tract or parcel of real estate or two or more contiguous tracts or parcels of real estate comprising twenty acres or more which, togelher with the buildings and improvements situale thereon, have an assessed valuation in excess of $200,000 for ad valorem tax purposes for the year next preceding the Tiling of the within petition for annexation, has been included withm the above. 7. That the above described territory does not indude any area which is the same or substantially the same area in which an elec[ion for an annexation to the city of Boulder was held within the twelve months preceding the filing of this petition. . 8. That the above descri6ed tertitory does not include any area included in another annexation proceeding involving a city other than ihe city of Boulder. S:~PLAN~PB-ITEMSVvIEMOS\5729 Arapahoe Ammexation AGENDA ITEM # SA Paee 25 9. That at least four copies of an annexation map settmg forth with reasonable certainry a written legal description of the boundaries ot the area proposed to be annexed, a delineahon cf the outer boundanes of the above described territory, and lhe location of each ownership, tract andlor the boundaries and the plat numbers of plats and lots and blocks, the portion of the boundary contiguous with the ewshng city limits of the city of Boulder, and the dimensions of said conliguous boundary, all upon a material and of a size suitable for recording or filing with the Ciry Clerk of the city of Boulder, and the dimensions of said contiguous boundary. all upon a material and of a srze suitable for recording or filing with the Ciry Clerk of ihe city of Boulder, accompany. have been attached hereto and hereby constiWte a part of this petition. 10. That the a6ove described territory ~s not presenty a paR of any incorporeted cdy, city ar,d county, or lown: 11. That the above area described wiil (not) result in the detachment o( area trom any school distnct and the attachment of the same to another school district (and the resolution of school board of the district to which Ihe area will be altached approving this annexation requestj. S:~PLAN~PB-ITEMSVvtEMOS\5729 Arapahoe Annexarion AGENDA ITEM # SA Paee 26 CIRCULATOR'S AFFIDAVIT STATE OF COLORADO ) ) ss. COUNTY OF BOULDER ) ~~~r8c~ /fd/~6 S being first duly sworn, upon oath deposes and says that she/he was the circulator of the above and foregoing petition and that the signatures on said petition are the signatures of the persons whose names they purport to be. --- - ----------------- irculator Subscribed and sworn to before me this ~ day of S~.D. 208~-' . Wiiness my hand and official seal. My commission expires: ~~ ~~~~'~ ~ ~I:TlYirr.~ ~l.~ll.il~ ~"~ ~ Notary Public CIRCULATOR'S AFFIDAVIT STATE OF COLORADO ) ) ss. COUNTY OF BOULDER ) being first duly sworn, upon oath deposes and says that shelhe was the circulator o( the above and foregoing petition and that the signatures on said petition are the signatures of the persons whose names they purport to be. Circulator Subscrib2d and sworn to before me this day of , A.D. 20 Witness my hand and o~cial seal. My commission expires: Notary Pubiic S:~PLAN~PB-ITEMS~IvIEMOS\5729 Anpahoe Annexation AGENDA I1'EM # SA Paee 27 APPLICANT'S WRITTEN STATEMENT HOBBS: DESIGN ATTACHI~IENT G WRITTEN STATEMEN7 BOULDER COUNTV COMPREHENSIVE PLAN ANNEXATION POLICIES The owner is requesting the site at 5729 Arapahce be annezed to the City. The parcei is wholly contained within the city boundaries and 15 part of SuD Area II. The site has been throuqh the Annexation Feasibility Study eariier this year (see attacheA city response) antl this suDmlttal continues the owner request to annex the parcel. 7he iand owner/ business owner desires to relocate his ezistinq auto sales busfness to the new more visible location. The surroundinq parcels are IigM industrial (IG-D) and the owner's desired use is allowed in that zoning tlistrict. If the Oarcel is annexed with the industrial zoning there will be no requirement for variances from existing zoninq or building codes. Comprehensive Plan Responses (POlicy 1.25) (a) 7he site currently has city water service but do¢s not h8ve sawer service. The site is currently utilizinq an ex~sting leach fiald and septic tank for sewer services. Gonnetting the new project to city sewer wifl also remove the existl~q septit system trom tha tlocd plane. 7his wou(d reduce the possibility of floodwater contamination. It is understoo0 tAat adequate facflities and services will be provided only after annexation. {b) The site is a county enclave within Area IIA and is completety contained within the outer boundary of the city as shown on the site annezation survey. The previously initiated Annexation Feasibi{ity Study has indicated the city is inlerestaE in annexation of this pSrcel. (c) The current site is adjacent to similar anticipated business uses antl wili result in greater conformity of use within the zoning area. TAe site currently has several remshackle buildings with warehouselworkshop in the back of the lot and a singls•fsmily residence in the front. Aker annexation the land/business owner is Oroposing that existinp buildinqs wiil be replaced with one new 6uilding of similar scale and busin¢ss-use as the adjaeent sites. Significant amounts of open area will be retainetl and provlde t~e city with landscape at the side setbacks and a 20' landscape buffer alonq Arapahoe. This is in keeping with the city desire to imptove the major arterial entries to the city. The site and the new buildlnq will be roised to an appropriate elevation as required by city flood regulations. This wiil brinq the site into conformity with current flood regulations. The proDOSaI eliminates buildings currentiy in the flood plain and wlll reduce debris downstream from the site. (d) The site proposed for annexation meets the crlteria for limited Dasis redevelopment. The site is small and the modest scale of the proposed building will have limited impact on nearby areas. The new land/business owner Intends to move his existing auto sales business to the new location. Benefit to the city will result from additlonai sales tax revenue realized as part of the busmess growth. The new site will Drovide greater visibility (and thus sales) dua to location along Arapahoe. The Insta4latian nf a new fire hydra~t o~ the :ite will provide added safety tor the public. The project is an alreatly-developed site and significantly greater density is not requested. We are asking that the Aarcei oniy be required to assume these modest levels ot community be~efit. No further sales staff will be fequifeC at the D~oposetl new business slte, thus no increase to future employment p~ojections. The current buildinq area omsite is 4100 SF and the Oroposed bullding is to be 4T00 Sf. (e) By complyinq with current }lood regulations and construetion of proper civil engineering, the comm~nity benefits form the adEad safety during potential floodinq. Added fire department connections i~crease tire safety i~ the area and cotle comD~~ant sewer connettfons will result in reduced risk of floodwater cross-contamination. (f) The project is within the boundaries of the Boultler Valley Planninq Area (g) The project is within Area il, which is anticipated to become part of tne city wit~in the planning period as intlicated in the Boulder Valley Comprehensive Plan. (h) This portion oi the poliey statement relates to the Gunbarrel-Heatherwood subcommunity. The parcel is not in this subcommunity and this policy is not applicabla to the site in question. 2017 Ona Himaed Yaer Pury Coutt M7 LongnoM CA 80504 T30377t201H F3o3774201H twbbaOMEbatlesign,oom S:~PLAN~PB-ITEMSVviEMOS\5729 Arapahoe Annexation AGE]VDA ITEM # SA Paee 28