Boulder City seeks protection by annexing 6,400 acres

Friday, Dec. 16, 2005 | 8:38 a.m.

Fearing encroaching development from Henderson and in unincorporated Clark County, Boulder City is moving to annex more than 6,400 acres of federal land in Eldorado Valley that it would preserve as open space.

The plan, backed by the City Council on Tuesday, is a pre-emptive strike against developers building high-density subdivisions only several miles away from the nearest homes and businesses in Boulder City.

"The bottom line is if we want to take control of the valley, you either have to buy or swap land," Councilman Mike Pacini said. "Annexation is a way to control what happens."

A staff recommendation by Community Development Director Brok Armantrout called on the city to later annex roughly 1,100 acres of privately held land in unincorporated Eldorado Valley, adjacent to Boulder City's western border. There are no current plans to do so, however.

Even though it is more than three miles from developed areas of Boulder City, the undeveloped private land has been the subject of controversy. American West Homes had proposed 3,800 homes on 720 acres west of U.S. 95, unless Boulder City residents vote in November to swap property such as Dutchman's Pass farther away from the community.

Before annexing any federal land, the city will need permission from the Bureau of Land Management, Energy Department and Clark County, officials said. About 5,800 acres of the land in question are managed by the BLM and about 600 acres fall under the Energy Department.

The federal land extends south of Railroad Pass, along the eastern slope of the McCullough Ridge, and an area west of the 1,500 acres of city-owned Dutchman's Pass, which is three miles from the border but more than six miles from Boulder City's developed portions. None of the BLM land is available for federal auction unless authorized by Congress.

Boulder City Manager Vicki Mayes said the city began looking into annexation a year ago when the council discussed selling Dutchman's Pass. At the same time, Henderson had been studying annexing up to the ridge line of the McCullough Ridge, she said.

"This allows the city to match its boundaries with Henderson," Mayes said. "And it has always been the goal for us to have a buffer zone between us and development in the valley."

Boulder City already is buffered from development by virtue of its purchase of 160 square miles of federal land. The city annexed the area in 1995, with an eye toward additional annexations to shore up its boundaries within Eldorado Valley, officials said.

An ordinance that limits construction to 120 homes a year and no more than 30 per developer provides a further level of protection against uncontrolled growth.

But residents fear development -- even development several miles from their homes -- would generate additional traffic in Boulder City and put strains on schools and services.

There also are concerns about homes spoiling mountain views. Mayor Bob Ferraro said annexing the 6,400 federal acres would provide yet another layer of protection. He said he fears that if housing were built by American West Homes and others in Eldorado Valley, it would send a signal to the BLM that it's OK for development to occur on the federal lands.

"I am totally in favor of the annexation plan," Ferraro said. "It is the right thing to do for Boulder City to provide further protection."

Boulder City's annexation plan calls for zoning the BLM land as open space. Clark County currently designates the land as residential, allowing one home per two acres.

BLM spokeswoman Kirsten Cannon said the agency generally supports annexation requests of cities if the land is set aside for auctions. But she said she could not comment on Boulder City's specific proposal because she had not seen it.

Monica Caruso, a Southern Nevada Homebuilders Association spokeswoman, said the organization does not have a position on Boulder City's annexation proposal. As for setting aside thousands of acres for open space, Caruso said anything that decreases the land supply in the Las Vegas region will increase property and home prices.

County Commissioner Bruce Woodbury, who backs the annexation, said he expects Clark County will support it.

County Commissioner Tom Collins, who has not taken a position on the issue, said removing the land from circulation would not hurt the county as a whole. But by showing an unwillingness to allow development, Boulder City might be hurting itself when it seeks county or state funding in the future, he said.

"It is up to them, but they need to look at the long-term impacts," Collins said.

Henderson Councilwoman Amanda Cyphers -- whose city has focused its growth plans in areas southwest of the city, not southeast toward Boulder City -- said she does not know what position Henderson will take on the issue.

"I don't think Henderson will oppose us," Ferraro said. "They told us on a number of occasions that they are supportive of our wishes in Eldorado Valley."

While waiting for that issue to be resolved, Mayes said the city continues to work with American West Homes on a possible land exchange involving the BLM.

American West attorney Chris Kaempfer was surprised by Boulder City's annexation plans, adding that he doubts that the council would try to acquire American West President Larry Canarelli's property without his consent.

"I would be shocked they would be trying to do that," Kaempfer said. "That would necessitate us responding to that. We would fight any annexation and tell the county not to allow it

"But I want to believe Boulder City will be acting in good faith the same way Mr. Canarelli is."

American West recently dropped plans to build homes in Eldorado Valley at the county-allowed density of one home per two acres.

Kaempfer testified before county commissioners last week in support of extending a moratorium on zoning changes in Eldorado Valley through December 2006. The extension, proposed by Woodbury and backed by the city, will expire at the end of the month unless commissioners vote Wednesday to extend it.

Not everyone is pleased by the city's annexation plan. Sherman Rattner, co-chairman of the Coalition to Save the Future of Boulder City, said he fears the annexation plan will not stop development.

"It is quite obvious to me that the underlying purpose of this document is to pave the way for the development and the land swap of Dutchman's Pass," Rattner said.

Brian Wargo can be reached at 259-4011 or at wargo@lasvegassun.com.