Area Overview

The Hogan/Pancost property is approximately 20 acres of land in Boulder County west of the curve on 55th street, north of South Boulder road. As the map below shows, Keewaydin Meadows neighborhood lies to the west, the soccer fields and lakes of the East Boulder Community Center lie to the north, the South Boulder Creek Open Space is to the east, and there are two estate sized parcels to the south.

Area Map

History

This area has a long history of development proposals. During the major update of the Boulder Valley Comprehensive Plan (BVCP) in 2000 city staff recommended a zoning density increase for this parcel to Medium Density Residential which would have allowed 330 homes. This was wisely turned down by the City Council. During the same review the City Council moved the parcel to the east of 55th street out of Area II for environmental reasons. There was also serious discussion of moving all of these parcels into Area III. In the BVCP update in 2005 there was a citizens initiated request to move these parcels into Area III. This request was denied at the recommendation of city staff.

In summer 2003 the developer requested permission from the County to bring in 35,000 cubic yards of fill dirt to raise the land. This would have resulted in a 5 foot high embankment along the south edge of the property. The county commisioners tabled the matter. Also in summer 2003 the developer proposed the development of Boulder Creek Commons, a 140 home development. This proposal was postponed by city planning staff until the South Boulder Creek flood study was finished.

In 2004 there was a citizen petition to consider moving these parcels into Area III of the BVCP. This was turned down by the planning board with a vote of 5-2. During this discussion the chair of the planning board both voiced concerns over the quality of the biological analysis of the property and expressed his concern over the wetlands on the property. The chair also expressed his desire to see the zoning of this property be increased to one of the "M" classifications, a classification that could bring a major increase in the number of homes permitted on the property.