Hogan-Pancost is a 22 acre parcel of vacant land in Southeast Boulder, immediately to the south of the East Boulder Community Center. Three different sets investors have been scheming to develop it for over 25 years!
The Southeast Boulder Neighborhoods Association (SEBNA) has successfully staved off development efforts for this entire time. But now, with the extreme pro-growth agenda in the City of Boulder, it is again in danger, perhaps more than ever. Both the City Council and now the Planning Board have been stacked in favor of extreme growth.
The parcel is in Zone II of the County, which currently allows for 2 homes to be built there. The current developer (the 3rd one) is working with the City to have the property annexed in to the City, making it eligible for the construction of well over 100 homes.
The hydrology in the area is very sensitive and the neighbors (and their hydrologist) believe that it is critical that this property remain as the catch basin for water during floods. The water table there is very high and variable and much of the surrounding area is in the 100 and 500 year flood plains. The area suffered extensively during the 2013 flood. Additionally, the City currently does not monitor or consider the water table when making development decisions. (They absolutely should.)
If development is allowed to occur, the Hogan-Pancost property will be elevated and it’s likely that the water will drain into the neighboring properties, jeopardizing the homes and lives of the nearby residents. This area should not be annexed but should remain in the County, zoned for very low or no development.