Attachment J_Annexation Impact Report

Regular Meeting, June 18, 2026 · item 6A: Consideration of the following motions regarding the proposed annexation of an area generally located within the Spring Valley Estates Subdi… · 10 pages

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ANNEXATION IMPACT REPORT For

SPRING VALLEY ESTATES ANNEXATION May 2026

ANNEXATION IMPACT REPORT SPRING VALLEY ESTATES ANNEXATION

TABLE OF CONTENTS

Unincorporated Boulder County, Colorado

1.0

Applicant and Location .................................................................................................................... 1

2.0

Overview .......................................................................................................................................... 1

3.0

Annexation Eligibility Requiremens ................................................................................................. 1

4.0

Limitations of Annexation ................................................................................................................ 2

5.0

Impact Report Requirements........................................................................................................... 3

ATTACHMENTS A: Annexation Map B: Preliminary Utility Plan C: Existing Conditions Map D: Terms and Conditions E: Agreement Regarding Annexation and Transition of Municipal Service

Annexation Impact Report - DRAFT Spring Valley Estates Annexation

1.0

April 2026 Page |1

APPLICANT AND LOCATION

Applicant:

Project:

Location:

Spring Valley Mutual Water Association

Spring Valley Estates Annexation

Approximately 43.194 acres of land generally located within the Spring Valley Estates Subdivision, including properties along Linden Drive, Cholla Court, Spring Valley Road, and Cactus Court and rights-of-way, located in the Southwest quarter of Section 13 and the Northwest quarter of Section 24, Township 1 North, Range 71 West of the 6th P.M., County of Boulder, State of Colorado.

City of Boulder Reference Numbers:

LUR2023-00001

Spring Valley Mutual Water Association requests that the 43.194-acre area of land shown on the attached “Annexation Map” be annexed to the City of Boulder.

2.0

OVERVIEW

The proposed Spring Valley Estates Annexation site is located in the Southwest quarter of Section

13 and the Northwest quarter of Section 24, Township 1 North, Range 71 West of the 6th P.M., County of Boulder, State of Colorado. The 43.194-acre annexation area includes Lots 1-13, Lots 16-22 and Lots 32-42, Spring Valley Estates; Lots 1B and 2B, Spring Valley Estates, Replat B; Lot 4A, Spring

Valley Estates, Replat A; and Lots 14A and 15A, Spring Valley Estates Lot Line Adjustment of Lots 14 & 15.

The properties in the annexation area are all developed with detached dwelling units, generally constructed between 1966 and 1977. The properties are proposed to be annexed with an initial

zoning classification of Residential Estate (RE) and without the ability to subdivide or add additional principal dwelling units. The properties of the annexation area are currently served with water by

the Spring Valley Mutual Water Association (SVMWA); with annexation, petitioners are seeking connection to city water. The properties are already served by city wastewater services.

3.0

ANNEXATION ELIGIBILITY REQUIREMENTS

As set forth in 31-12-104, C.R.S., below are responses to the Annexation Eligibility Requirements.

Annexation Impact Report - DRAFT Spring Valley Estates Subdivision

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Not less than one-sixth of the perimeter of the areas proposed to be annexed is contiguous with the City of Boulder 4,722.4 feet, which is approximately 54% or just over one half the overall length of the site’s perimeter, is contiguous with the City of Boulder boundary, per the attached “Annexation Map”.

A community of interest exists between the area proposed to be annexed and the City of Boulder. There is a community interest between the property proposed for annexation and the city of Boulder. The property proposed for annexation is urban and integrated with the city in that it is connected to city sewer, is developed with detached units and adjacent to similar residential development within the current city limits of Boulder. In addition, more than one-sixth of the perimeter of the area proposed to be annexed is contiguous with the annexing municipality, so a community of interest is presumed.

The site is urban or will be urban in the near future.

The property proposed for annexation is urban and integrated with the city in that it is connected to city sewer, is developed with detached units and adjacent to similar residential development within the current city limits of Boulder.

The site is integrated or is capable of being integrated with the City of Boulder.

4.0

The site creates a ‘logical edge’, as defined in the Boulder Valley Comprehensive Plan. The area proposed for annexation is comprised of 36 lots developed with detached dwelling units totaling approximately 43.194 acres of land generally located within the Spring Valley Estates Subdivision. The lots range from approximately 0.43 acres to 2.5 acres in size. The subdivision is located in North Boulder along the western City boundary adjacent to the Wonderland Hills neighborhood, within Planning Area II of the BVCP. The area is currently served by city sanitary sewer. Area II refers to land now under county jurisdiction where annexation to the city can be considered consistent with policies - 1.08 Adapting to Limits on Physical Expansion, 1.10 Growth Requirements and 1.17 Annexation. Annexation is required before adequate facilities and services are furnished to properties in Area II. The Blue Line runs along the western boundary of the subdivision then through eight of the northernmost lots on the west side. The portions of property lying west of, and therefore above the Blue Line, are not eligible for water service and are therefore undevelopable

LIMITATIONS OF ANNEXATION

As set forth in 31-12-105, C.R.S., below are responses to the Limitation of Annexation:

In establishing the boundaries of the territory to be annexed, no land held in identical ownership, whether consisting of one tract of parcel of real estate or two or more contiguous

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tracts or parcels of real estate, has been divided into separate parts or parcels without the written consent of the landowners. No land held in identical ownership is divided into separate parts or parcels as a result of this annexation without the consent of the owner.

In establishing the boundaries of the areas proposed to be annexed, 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, together with the buildings and improvements situated thereon has a valuation for assessment in excess of two hundred thousand dollars for ad valorem tax purposes for the year next preceding the annexation) has been included without written consent of the landowners. No land held in identical ownership comprising twenty acres or more is included in the annexation area.

That no annexation proceedings have been commenced for the annexation of part or all of the subject property to another municipality. The site has not been petitioned for annexation to another municipality.

The proposed annexation would not have the effect of extending a municipal boundary more than three miles in any direction from any point of such municipal boundary in one year. The annexation application would not extend the City of Boulder by more than three miles in any direction from the current boundaries.

If a portion of a platted street or alley is to annex, the entire width of said street or alley is included within the area proposed to be annexed.

5.0

The entire width of all platted streets and alleys is included within the annexation boundary.

IMPACT REPORT REQUIREMENTS

As set forth in 31-12-108.5, C.R.S., below are the responses to the Annexation Impact Requirements: a) Maps of city and adjacent territory to show the following information:

I) The present and proposed boundaries of the municipality in the vicinity of the proposed annexation. Refer to “Annexation Map” provided as Attachment A to this report.

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II) The present streets, major trunk water mains, sewer interceptors and outfalls, other utility lines and ditches, and the proposed extension of such streets and utility lines in the vicinity of the proposed annexation. Refer to the “Preliminary Utility Plan” provided as Attachment B to this report. 1.0 The existing and proposed land use pattern in the areas to be annexed. Refer to “Existing Conditions Map” included as Attachment C to this report. The existing land use pattern is residential and will remain unchanged with annexation.

b) A copy of any draft of final pre-annexation agreement, if available.

The final proposed Terms and Conditions are included as Attachment D to this report. They are proposed to be voted upon in an annexation election. A draft AGREEMENT REGARDING ANNEXATION AND TRANSITION OF MUNICIPAL SERVICES with the Spring Valley Mutual Water Association is included in Attachment E.

c) A statement setting forth the plans of the municipality for extending to or otherwise providing for, within the area to be annexed, municipal services performed by or on behalf of the municipality at the time of annexation. See Terms and Conditions and “AGREEMENT REGARDING ANNEXATION AND

TRANSITION OF MUNICIPAL SERVICES,” included as Attachment D and Attachment E to this report.

d) A statement setting forth the method under which the municipality plans to finance the extension of the municipal services into the area to be annexed. Please see The Terms and Conditions and Agreement referred to above and included as Attachments D and E. The City anticipates establishing a local improvement district for the Spring Valley Public Improvements and for owners of affected properties within the district to pay one hundred percent of the costs of constructing the Spring Valley Public Improvements except those costs paid for by SVMWA or expressly agreed to by the City in the Agreement or the Terms and Conditions.

e) Provide a statement identifying existing districts within the area to be annexed.

The subject property is located within the Boulder Valley School District and Boulder Rural Fire District.

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f) Statement on the effect of annexation upon local-public school district systems, including the estimated number of students generated and the capital construction required to educate such students. The subject property lies within the Boulder Valley School District. The annexation would not change school district affiliation, and no changes are expected upon the local-public school district system. The area proposed for annexation is fully developed.

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Attachments: Attachment A: See Annexation Map included as “Attachment B” to staff memorandum

Attachment B: See Preliminary Utility Plan attached to this report

Attachment C: See Existing Conditions Map attached to this report

Attachment D: See Proposed Terms and Conditions included as “Attachment D” to staff

memorandum

Attachment E: See Executed SVMWA Agreement included as “Attachment E” to staff memorandum

LOT 10 3835 SPRING VALLEY DR

MATCHLINE - SEE THIS SHEET

ON-SITE BENCHMARK FOUND #4 REBAR WITH A PINK PLASTIC CAP STAMPED "FLATIRONS CONTROL" ELEVATION: 5693.11'

FH-15

PROJECT BENCHMARK N1260106.41 E3057426.18

LOT 3 3840 SPRING VALLEY DR EXIST 6" CLAY SANITARY SEWER LINE (TO REMAIN) LOT 11 3825 SPRING VALLEY DR

12" PVC

FH-14

Boulder ● Fort Collins ● Winter Park Glenwood Springs ● Denver

FH-17

LOT 7 3895 SPRING VALLEY DR

LOT 3 3830 SPRING VALLEY DR

303.444.1951

www.jvajva.com

DEMO EXIST FH SPRING VALLEY RD CUL-DE-SAC IMPROVEMENTS

1319 Spruce Street

JVA, Inc. Boulder, CO 80302

LOT 6 3880 SPRING VALLEY DR

EXIST SVMWA 4" CAST IRON WATER LINE (TO BE ABANDONED IN PLACE, TYP)

LOT 14 240 CACTUS CT

LOT 12 210 CACTUS CT

LOT 2 3800 SPRING VALLEY DR

12"X12"X8" TEE W/ 3 GV

EXIST 6" CLAY SANITARY SEWER (TYP)

FH-13

EXIST 8" CLAY SANITARY SEWER

S60'C U T C -

CA ROW

LOT 21 290 CACTUS CT

FH-11

LOT 1 3788 SPRING VALLEY DR

12"X12" TEE W/ 3 GV

EXIST GAS LINE (TYP)

DES'D DATE

SP R

ING RO

DEMO EXIST SVMWA FH

EXIST FIBER OPTIC LINE (TYP) LOT 37 240 LINDEN DR

18" CMP INV 5745.21 18" CMP INV 5748.26 FH-05

W-

LIN

W-

45° BEND W/ TB

C LLA- 70' CHOROW

11.25° BEND W/ TB MAXWELL TANK (CITY OF BOULDER)

EXIST 8" PVC WATER LINE (CITY OF BOULDER, SURVEYED) SKID MOUNTED BOOSTER

LOT 31

PUMP STATION & GENERATOR PAD

EXIST CITY FH (TO REMAIN)

CONNECT TO EXIST CoB 30" TRANSMISSION MAIN

LOT 38 3625 CHOLLA CT

LOT 25 22.5° BEND W/ TB

LOT 30

12"X8X8" TEE W/ GV FH-03 8" PVC

EXIST CITY FH (TO REMAIN)

LOT 32 255 LINDEN DR

LOT 40 3645 CHOLLA CT

12" PVC

LOT 41 3665 CHOLLA CT

LOT 29 FH-07

DEMO EXIST SVMWA FH

FH-02

ROW- VARIES

EXIST WATER STORAGE TANK (TO BE DECOMMISSIONED)

11.25° BEND W/ TB

C LUM' D PROW- 60

WIL

EXIST CITY FH (TO REMAIN)

LOT 28

LOT 39 280 LINDEN DR

FH-01

EXIST 8" WATER LINE (CITY OF BOULDER, MAPPED, TYP)

WONDERLAND HILL AVE

CHOLLA CT ROADWAY & CUL-DE-SAC IMPROVEMENTS

12" PVC

NAS, ZCF

DRAWN BY:

AMF, NLM

CHECKED BY:

KAT, RJA

JOB #:

231015.CIV

DATE:

DEC 2025

LOT 42 3685 CHOLLA CT

11.25° BEND W/ TB

FH-06

LOT 24

D RO E

8" PVC

22.5° BENDS W/ TB

BOULDER COUNTY OPEN SOURCE GIS PARCEL DATA (TYP, FOR REFERENCE ONLY)

PV C

VA 60' LL E

SPRING VALLEY MUTUAL WATER ASSOCIATION WATER LINE SYSTEM REPLACEMENT

11.25° BEND W/ TB

LOT 33 245 LINDEN DR 8"X8" TEE W/ 3 GV

NO.

LOT 23

OVERALL UTILITY PLAN

LOT 34 235 LINDEN DR FH-04

CITY OF BOULDER, COLORADO

11.25° BENDS W/ TB

LOT 35 225 LINDEN DR

Y R N A O IN R TI M FO C I U ELOT TR PR N NS O C

DISTRIBUTION SYSTEM ANALYSIS AREA (TYP)

SURVEYED LOT LINE (TYP)

J:\3730c - Spring Valley MWA\Drawings\Exhibits-Figures\3730c-Overall Utility Plan.dwg, 5/19/2026 - 3:06 PM, nas

LOT 3 3840 SPRING VALLEY DR

EXIST UNDERGROUND ELECTRIC LINE (TYP)

11.25° BENDS W/ TB

EXIST WELL 1

8"X8" TEE W/ 3 GV

FH-15

EXIST FIRE HYDRANT TO BE REMOVED & REPLACED

LOT 22 3787 SPRING VALLEY DR

8" PV C

LOT 36 215 LINDEN DR

MATCHLINE - SEE THIS SHEET

EXIST WATER VALVE (TYP)

LOT 19 270 CACTUS CT

LOT 4 3850 SPRING VALLEY DR

LOT 10 3835 SPRING VALLEY DR

11.25° BEND W/ TB

25.00' WATE EASEM R LINE ENT

EXIST TREATMENT FACILITY (TO BE DECOMMISSIONED)

12"X12" TEE W/ 2 GV AND 8" REDUCER

EXIST SVMWA FIRE HYDRANTS (TO BE ABANDONED) (TYP, 7)

FH-12

LOT 20 280 CACTUS CT

8" P

LOT 18 266 CACTUS CT

VC "P

FH-10

LOT 9 3855 SPRING VALLEY DR

D'WN

8" P

ROW- 60'

8" P

CACTUSVC C

FH-08

EXIST WELL 2

LOT 1 3798 SPRING VALLEY DR 12

11.25° BEND W/ TB 22.5° BEND W/ TB

LOT 17 260 CACTUS CT

FH-09

FH-16

LOT 5 3870 SPRING VALLEY DR

D 12" PVC

LOT 16 256 CACTUS CT

PROTECT EXIST UTILITY (TYP)

R RIAR D LAKEBROW- 45'

LOT 13 230 CACTUS CT

EXIST 8" CLAY SANITARY SEWER

EXIST 4" CAST IRON WATER LINE (TO BE ABANDONED IN PLACE, TYP)

SPRINGROWV-A60'LLEY R

LOT 8 3875 SPRING VALLEY DR

REVISION DESCRIPTION

LOT 15 250 CACTUS CT

8" PVC

EXIST UNDERGROUND ELECTRIC LINE (TYP)

LOT 2 3810 SPRING VALLEY DR

SHEET NO.

EXIST CITY FH (TO REMAIN) 45° BENDS W/ TB

80 SCALE IN FEET

160

FIG-2

Attachment C: Existing Conditions Map