- The agreement does not commit the city or the applicant to annexation.
- Requires Steamboat 700 to partially or completely fund 14 studies of issues including transit capacity, fiscal impacts, wildlife, water capacity, wetlands, visual impacts, sustainable design and slope analysis; and to reimburse the city for staff time to review the annexation application, at a rate of $50 per hour.
- Anticipates submittal of a complete annexation application in October of this year.
- Requires Steamboat 700 to fully fund the federal and Colorado Department of Transportation studies required before upgrading U.S. Highway 40 to support proposed growth in west Steamboat Springs.
- Requires Steamboat 700 to fund a share of the transit upgrades and U.S. 40 improvements required to serve the development and allows the city to limit future development until improvements are constructed.
A copy of the Pre-Annexation Agreement can be found on the Web at: www.yampavalley.i...>
Source: John Eastman,
Planning Services Manager for
- Tuesday, August 5, 2008, 5 p.m.
- Centennial Hall, 124 10th St., Steamboat Springs
The Steamboat Springs City Council will vote on a resolution to approve the pre-annexation agreement for Steamboat 700 during its meeting Tuesday.
The city's Community Development Code requires a pre-annexation agreement before city officials will consider an annexation application. Although the agreement does not guarantee annexation, city Planning Services Manager John Eastman said it "nails down big policy issues" such as funding for improvements to U.S. Highway 40 that would be required before developers would be allowed to begin construction.
"Basically, we're saying 'if you aren't willing to commit to taking care of transportation issues and if you aren't willing to commit to taking care of fiscal impacts, we're not even interested in seeing an (annexation) application,'" Eastman said Thursday.
Steamboat 700 is a proposed development of about 2,000 units on 700 acres west of Steamboat Springs. Developers are awaiting the decision to amend the Urban Growth Boundary, which would allow them to develop the complete 700-acre parcel at urban densities. That decision will come at a joint meeting between City Council and the Routt County Board of Commissioners on Aug. 12.
"There is a misconception that the pre-annexation agreement is an approval to move forward with annexation," Eastman said Thursday. "It's not."
The proposed Steamboat 700 pre-annexation agreement outlines a number of requirements that have been discussed previously in public meetings May 6, June 17 and July 1.
The requirements outlined in the pre-annexation agreement are unique to Steamboat 700. They relate primarily to identifying financial responsibilities of the developers, because of impacts city officials expect the development will have on the broader community.
Traffic, funding top list
The agreement states that Steamboat 700 will agree to pay either a share or the full cost for 14 studies regarding Steamboat 700's potential impacts. The studies would address issues including U.S. Highway 40 assessments and improvements, transit accessibility, fiscal impacts, wildlife, water capacity, wetlands, visual impacts, build out analysis, sustainable design and slope analysis. Developers also will be responsible for reimbursing the city for staff time devoted to the studies, at $50 per hour.
Steamboat 700 will be required to pay for a portion of improvements to U.S. 40, but the exact cost won't be known until the environmental assessment is completed, which Eastman said could be a year out.
The agreement includes a 12-month schedule for review of an annexation application, after submittal by Steamboat 700. Eastman said he anticipates more than 30 additional public meetings before a vote on the annexation agreement.
The agreement also suggests several methods for how Steamboat 700 would offset fiscal impacts the development might have on taxpayers within existing city limits. The options include establishing several metro districts, adding a public improvement fee to retail sales and real estate transfer fees.
Few cities require a pre-annexation agreement, Lauren Mooney, assistant to the city manager, said Thursday.
"It's a step that Steamboat Springs requires above and beyond," she added.
Peter Patten, the land-use consultant for Steamboat 700, said vested rights and future growth ordinances could affect the development.
"There are still some issues to discuss on Tuesday," he said.
Regarding whether approval of the pre-annexation agreement would help Steamboat 700 gain approval for an Urban Growth Boundary amendment, Patten said, "We think it's a major step forward."
City Council President Loui Antonucci disagreed and said the pre-annexation agreement has nothing to do with the Urban Growth Boundary.
"The agreement is for what is currently inside the UGB," Antonucci said. "It's general, and I don't think we'll even be talking about (the Urban Growth Boundary) Tuesday."
Steamboat 700 is expected to submit a petition for annexation to the city by Oct. 1. Eastman said he expects it will take a year before an annexation decision is made.