►
From YouTube: Planning and Zoning Commission - 9/21/2020
Description
Please visit the following link for information on how to testify during virtual public hearings:
https://www.cityofboise.org/departments/finance-and-administration/city-clerk/virtual-meetings/
00:00:00 Work Session
00:30:00 Evening Meeting
00:38:00 SOS 20-24
01:03:00 CAR 20-11
A
I
think
most
of
us
are
here
work
session
tonight.
We're
gonna
do
a
brief
presentation
from
folks
at
ccdc,
we've
got
doug
woodruff
and
megan
conrad
from
elementburk
just
to
discuss
an
upcoming
urban
renewal
district
amendment
that
will
be
before
you
all
in
october,
and
then
we
will
go
over
the
agenda
after
that
is
finished,
so
doug
megan,
if
you
want
to
take
it
away
stage,
is
yours.
B
B
Okay,
great,
so
thanks
again
saline.
We
are
here
to
talk
about
the
first
amendment
to
the
urban
renewal
plan
west
side,
downtown
urban
renewal
project.
If
that's
not
a
mouthful,
we'll
try
again
on
the
next
one,
I
suppose,
but
basically
what
this
is
about
is
it's
the
first
amendment
to
the
west
side,
district
urban
renewal
plan
and
what
we're
dealing
with
in
this
amendment
is
a
small
boundary
adjustment.
Essentially
it's
about
a
14
acre
expansion
to
the
west
side
district.
B
Currently,
the
west
side
district's
about
144
acres,
this
amendment
would
take
it
to
157
total
acres.
The
map
that
you
see
here
on
the
screen,
the
green
area
is
the
the
expansion
area
that
we'll
be
talking
about
tonight.
This
all
started
about
a
year
ago,
when
conversations
with
the
boise
school
district,
the
ymca
and
some
other
property
owners
in
the
area
exposed
to
ccdc
that
there
were
some
opportunities
just
outside
of
the
west
side
district
for
us
to
potentially
assist
in
making
some
public
infrastructure
improvements.
B
B
We
included
outreach
from
the
very
beginning
on
this
talking
to
the
property
owners
and
through
that
outreach
process,
I
feel,
like
we've,
put
together
an
amendment
that
represents
not
only
the
right,
correct
paperwork
for
the
agency,
but
also
really
represents
what
the
folks
in
this
area
would
like
to
see
about.
A
year
ago,
we
took
the
first
formal
step
in
this
amendment
when
city
council
approved
and
adopted
the
eligibility
study,
which
essentially
determined
that
this
expansion
area
is
in
fact
eligible
to
receive
renewal
assistance.
B
B
B
B
B
Types
are
included
as
well,
and
the
other
thing
that
this
this
amendment
opens
up
for
ccdc
to
do
is
to
potentially
participate
in
redevelopment
efforts
if
there
are
any
associated
with
the
ymca
block
in
the
coming
years
in
east
node,
the
carnegie
library,
as
you
may
know,
is
currently
under
renovations,
and
it
would
allow
us
to
participate
in
the
public
infrastructure
costs
that
are
associated
with
that
for
some
overhead
power
lines.
That
would
benefit
from
being
undergrounded,
as
well
as
some
streetscape
improvements
that
would
improve
that
area.
B
And
additionally,
the
eighth
street,
what
would
we
call
it?
The
contra
flow
bike
lane
that
we
see
through
the
two
blocks
of
restaurant
row
on
eighth
street.
That's
currently
under
construction
for
the
two
blocks
north
of
state
street,
and
this
would
give
tcdc
the
ability
to
extend
that
two
blocks
even
further
better
connecting
the
north
end
neighborhood
to
downtown
with
safer
bicycle
facilities.
B
So
I
just
want
to
point
out
here
that
all
of
these
public
improvement
project
types
are
very
much
in
alignment
with
the
project
types
that
are
in
the
original
west
side
urban
renewal
plan.
What
we're
proposing
or
including
here
isn't
a
big
shift.
It's
more
just
applying
the
those
project,
types
that
are
already
part
of
the
initial
plan
to
new
areas
in
the
in
the
expansion.
B
So
in
the
plan
itself,
you'll
find
the
economic
feasibility
study.
When
we
did
this
economic
feasibility
study,
we
looked
at
not
only
the
expansion
area,
but
the
amended
area.
Pardon
me
the
original
area
and
the
expansion
area,
and
so
we,
with
the
west
side
district.
Having
about
six
years
remaining
on
its
life
span,
we
were
able
to
forecast
and
plan
for
projects
in
not
only
the
original
but
the
expanded
area.
B
And
on
that
point
too,
the
amendment
area
isn't
necessarily
a
big
revenue
generator.
It's
only
about
fifteen
thousand
dollars
a
year
over
the
next
six
years.
The
primary
reason
for
that
is
that
the
boise
high
school
campus,
as
well
as
the
ymca
block
and
and
the
church,
that's
included,
are
all
tax-exempt
properties,
so
the
carnegie
library
and
the
vacant
bake
building
are
the
two
taxable
properties
so,
like
I
mentioned,
this
is
more
of
like
a
a
boundary
adjustment
than
it
is
having
significant
financial
changes
to
this.
B
This
district,
the
plan
amendment
itself,
like
I
said,
we've
been
talking
to
the
stakeholders
all
along
the
way.
Folks
seem
supportive.
Boise
school
districts
expressed
their
appreciation
for
being
included
and
glad
to
see
that
we're
working
together
with
them,
as
well
as
achd
and
and
many
of
the
city
departments
as
well.
B
B
B
This
one
clocks
in
at
about
9.8
and
we've
also
double
checked
the
map
and
legal
description,
that's
included
with
the
plan
amendment,
so
we
have
an
initial
verification
that
all
this
looks
correct
and
is
ready
to
go
so
megan,
and
I
are
feeling
confident
that
what
we've
put
together
here
is
a
solid
amendment.
It's
been
reviewed
by
folks,
the
city.
C
Yes,
thank
you.
Doug
commissioners
appreciate
the
opportunity
to
be
here
today.
I
thought
doug
did
a
great
job
of
setting
the
stage
and
really
we
are
here
today
to
provide
an
overview
to
you
about
what
is
coming
before
you
on
october
5th
and
to
offer
responses
any
questions
that
you
may
have
in
advance
of
that
consideration
as
part
of
this
statutory
process.
C
These
urban
renewal
plans
and
our
plan
amendments
come
before
the
planning
and
zoning
commission
for
a
limited
review
and
finding
and
it's
whether
or
not
the
plan
amendment
is
in
conformity
with
the
city's
comprehensive
plan
and
typically
the
the
planning
and
zoning
commission
is
asked
to
adopt
a
resolution.
That's
supported
by
findings
that
have
been
prepared
by
a
city
planning
and
zoning
staff.
C
E
B
Yeah,
thank
you
chair,
commissioner
brett
nober.
Those
are
all
spelled
out
in
the
economic
feasibility
study.
We
worked
with
professional
engineers
and
landscape
architects
to
identify
rough
order
of
magnitude
costs
associated
with
the
bikeway
and
the
streetscape
improvements,
and
these
other
kind
of
prototypical
projects
that
we
would
see
in
these
areas,
and
so
we've
we've
estimated
those
costs
and
included
them
in
the
in
the
economic
feasibility
study.
E
B
D
A
D
H
H
B
B
District
urban
renewal
plan
especially,
is
written
in
a
manner
that
talks
about
making
streetscape
improvements
throughout
the
district,
but
it
doesn't
get
specific
as
to
you
know,
from
this
block
to
this
block
to
this
block,
and
so
in
working
through
the
economic
feasibility
study
and
looking
through
the
last
six
years
of
the
district
we've
taken
time
to
understand.
Where
are
the
the
key
areas
within
this
district
and
that
are
in
need
of
of
enhancement
or
repair
and
also
forecasted
to
the
best
of
our
abilities?
B
At
this
point,
what
is
the
the
potential
redevelopment
that
we
see
happening
and
the
partnerships
that
we
could
potentially
assist
with
in
that
area
and
and
have
balanced
that
out?
So
it
it
isn't?
A
black
and
white
sort
of
list,
like
these
ones,
aren't
happening
in
the
original
area
in
order
for
the
expansionary
ones
to
happen.
It's
more
of
a
comprehensive
look
at
the
original
area
and
the
expansion
area
and
working
with
stakeholders
to
make
sure
that
we're
we're
not
leaving
responsibilities
in
their
original
area
behind.
D
H
And
this
may
be
for
city
staff,
I'm
not
sure,
but
you
know,
the
history
of
urban
renewal
is
often
one
where
historic
structures
are
demoed
for
redevelopment
and
we
obviously
have
a
lot
of
significant
historic
structures
in
this
area.
So
and
I
and
I'm,
if
I'm
not
mistaken,
some
protection.
I
believe
that
some
of
this
might
be
in
a
historic
district.
I'm
not
sure
about
that.
I'm
not
sure
where
the
boundaries
are.
H
B
If,
if
I
may
add
share
a
few
comments
to
the
point,
I
I
agree
with
commissioner
stevens
on
this-
that
there
is
a
a
storied
pass
with
urban
renewal
and
the
demolition
of
historic
buildings
and
the
current
agency
views
that,
as
in
fact,
that
the
past-
and
we
strive
hard
to
make
inroads
to
in
fact,
preserve
historic
buildings.
We
participated
in
the
hawaii
hotel
with
the
facade
easement
and
contributed
funds
to
help
that
historic
building
be
renovated.
B
In
fact,
I
think
boise
school
districts
working
with
them,
but
they're
they're,
renovating
this
historic
structure
and
repurposing
it
as
something
that
suits
their
needs,
and-
and
so
we
we
strive
to
look
for
those
kind
of
opportunities
to
assist
in
in
historic
preservation.
More
more
so
than
you
know,
raising
sites
and
and
moving
in
and
and
moving
ahead
with,
the
things
that
happened
in
the
50s
and
60s.
E
D
E
Jim
please
yeah
coming
back
on
my
previous
question.
I'm
not
sure
I
got
an
answer
and
maybe
the
answer
is
we
get
links
to
the
feasibility
study,
I'm
still
interested
in
what
the
overall
costs
are,
that
you're
talking
about
I'll
spare
you
going
through
it
project
by
project,
but
I'd
sure
like
to
know
that
and
getting
a
link
to
that
feasibility
study
would
be
helpful
as
well.
C
I
would
say
the
overall
projected
capital
costs
of
the
public
infrastructure.
Improvements
are,
as
doug
indicated,
there's
also
an
update
for
the
proposed
projects
within
the
existing
district,
as
well
as
proposed
projects
within
the
amended
area.
So
I
think,
there's
a
lot
more
transparency
as
to
the
use
of
the
funds
until
close
out
of
this
district
and
those
protected
capital
costs
are
29
million
279
500,
and
that
is
in
the
economic
feasibility
study
that
we
part
of
your
packet.
D
A
G
A
A
There
are
a
few
people
signed
up
for
that
tonight,
so
we
will
need
to
hear
that
one
number
three
is
a
rezone
and
conditional
use
permit
on.
Fourth
in
idaho
there
were
two
deferral
memos
in
your
packet,
the
first
ones
requesting
deferral
to
october
12th
and
then
the
second
one
asking
deferral
to
november
2nd.
A
A
There
are
a
number
of
people
signed
up,
but
I
believe
I
don't
believe
many
will
attend
tonight,
but
it'd
still
be
good
to
ask
if
anyone
can't
attend
october
12th
and
would
like
to
speak
tonight
and
that's
it.
So
we
are
only
hearing
number
one
and
number
two
unless
there's
public
testimony
for
three
and
four
that
can't
attend
on
those
respective
dates.
I
E
A
J
A
J
Yeah,
you
know
I,
I
actually
went
to
the
link
and
it
didn't
show
up
for
me,
but
that's
really
weird,
because
it
it
you
know,
that's
the
same
view
and
everything,
but
I
just
couldn't
actually
connect
to
those
late
correspondents
and
I
looked.
I
actually
was
able
to
go
back
to
the
14
and
see
those
the
late
correspondence
there,
but
it
just
didn't
show
for
me.
I'm
not
even
sure
why
it
was
weird,
but
it
could
just
be
me.
K
A
I
will
clarify
that
the
agenda
packet,
when
you
download
the
actual
packet,
that
is
the
packet
that
we
distribute
on
either
monday
or
tuesday
before
the
hearing.
The
late
correspondence
is
not
included
in
this
agenda
packet
because
we
would
have
to
repackage
and
redistribute,
and
that
takes
a
lot
of
time
it
manipulates
the
record.
So
we
just
include
these
light
correspondence
attachments.
A
L
M
E
H
G
A
Everyone
from
the
public
entering
the
hearing
has
been
automatically
muted
and
cannot
speak
as
the
item
you're
interested
in
comes
up
for
discussion,
you'll
be
called
upon
and
unmuted
there
is
a
chat
function
in
zoom.
This
is
not
part
of
the
record
and
should
only
be
used
if
technical
difficulties
arise.
If
the
chat
function
isn't
available
for
you,
you
can
always
email
zoning
zoninginfo
cityofboise.org
with
any
technical
issues.
Again,
that's
zoning
info
at
cityofboise.org.
A
A
After
that,
we
proceeded
to
the
public
testimony,
starting
with
those
who
signed
up
on
the
online
sign
up
sheet
in
advance
and
then
anyone
else
who
raises
their
hand
virtually
if
you're
attending
through
your
telephone,
you
can
type
in
star
9.
To
raise
your
hand,
each
member
of
the
public
is
allowed
up
to
3
minutes.
For
testimony,
we
are
strict
with
this
time
as
it
is
limited
in
code.
A
D
D
Any
decision
made
tonight
may
be
appealed
to
the
city
council,
provided
that
the
appeal
is
filed
within
10
days
of
this
hearing.
In
order
to
file
an
appeal
you
must
have
given
written
or
oral
testimony
at
tonight's
meeting.
So
that's
why
it
is
important
to
give
your
name
and
address
when
you
testify
tonight.
D
We
utilize
a
consent
agenda.
This
means
that
if
the
applicant
agrees
with
the
staff
report
and
if
there
is
no
public
opposition,
the
item
will
be
placed
on
the
consent
agenda.
All
items
that
are
placed
on
the
consent
agenda
are
approved
with
one
motion.
Without
further
public
comment
for
items
not
on
the
consent
agenda,
we
will
hold
a
full
public
hearing
in
the
order
just
detailed
a
few
minutes
ago
with
staff,
applicant
neighborhood
association
and
then
the
public
testimony.
G
G
K
G
D
D
M
N
E
D
D
D
I
D
I
D
D
D
N
N
The
applicant
is
requesting
the
waiver
of
this
condition
based
on
four
grounds,
so
these
include
the
removal
of
trees
and
shrubs
supposed
opposition
from
the
neighborhood
to
these
improvements
and
the
expense
of
the
work
that
would
be
required
related
to
storm
water
management
and
irrigation
facilities
as
detailed
further
in
the
project
report,
both
achd
and
the
collister
neighborhood
association
support
building
improvements.
Here,
as
you
can
see
in
this
diagram,
this
section
of
callister
is
lacking
a
complete
pedestrian
connection
to
the
community
activity
center
to
the
south,
and
this
property
really
provides
that
crucial.
N
D
L
L
L
We
have
seen
time
after
time
that
achd
builds
improvements,
thinking
that
everything's
the
way
it
should
be,
and
then
they
adjust
the
the
target
and
they
end
up
taking
out
improvements
that
they
build
right
now,
there's
a
200
feet
of
curb
gutter
sidewalk
to
the
north
achd
is,
is
let
me
back
up
a
little
bit
here.
I
guess
in
the
initial
review.
L
L
In
the
curb
gutter
sidewalk,
and
then
they
go
on
to
say
after
that,
if
only
sidewalk
is
required
by
the
city,
then
they
have
another
condition.
We
don't.
We
don't
believe
that
in
the
interest
of
just
good
common
sense
that
you
don't
take
a
a
street
like
collister
and
design
it
87
feet
at
a
time.
It's
like
going
out
state
street
and
saying
okay,
you
got
100
feet
of
frontage,
putting
curb
gutter
and
sidewalk
it.
L
L
L
As
far
as
I
think,
700
feet
is
their
their
limit
and
and
that
that
is
quite
an
expense
I
mean
we
don't
have
anywhere
to
put
it
on
the
property
it
take
most
of
our
property
any
to
contend
with
this
drainage
anyway,
if
we
were
able
to
put
it
in
subsurface
drainage,
it
we've
gone
through
estimates,
including
engineering
surveying
and
construction,
along
with
having
to
move
the
irrigation
ditch.
That's
there.
L
L
L
L
D
N
D
O
Our
collister
neighborhood
association
plan
speaks
to
sidewalks,
there's
just
one
minor
caveat
and
that's
our
sycamore
overlay
area
and
then
in
2018
we
did
conduct
a
survey.
It
was
a
neighborhood
boundary
wide
survey
and
you
know
we
have
heard
from
residents
there.
There
is
interest
in
connectivity,
sidewalk
connectivity
throughout
our
neighborhood,
and
so
we
provided.
We
submitted
a
official
comment,
but
we
did
want
to
provide
a
verbal
comment
during
this
this
time
frame.
So
thank
you
very
much.
D
B
K
H
H
E
E
It
looks
fairly
straightforward
from
the
way
I'm
looking
at
it.
Four
different
irrigation
boxes
sounds
like
a
lot
when
I
look
at
the
area
to
the
north,
I'm
assuming
that
same
irrigation
setup
runs
that
way,
and
so
I'm
struggling
to
understand
the
burden.
Here,
someone
could
clarify
that
would
be
wonderful.
N
E
N
N
E
L
L
If
we
were
to
extend
the
sidewalk
to
the
south
towards
state
street,
it
would
basically
be
in
the
same
as
pretty
close
to
the
same
places
that
what
you
call
a
swale
there,
that
is
just
an
open
irrigation,
ditch,
so
that
swale
would
have
to
be
changed
and
re-routed
at
the
northeast
corner.
There
you
have
to
route
it
to
the
west,
whether
it
be
a
foot
or
two
or
five
feet.
You
will
have
to
figure
that
out.
I
think
achd
would
want
it
out
of
their
future
right
away.
L
E
L
The
the
problem
is,
if
you
build
the
sidewalk
there,
that
ditch
will
be
directly
adjacent
to
the
sidewalk.
So,
basically
you
you
could
step
right
off
the
side,
the
west
side
of
the
sidewalk
into
that
ditch,
so
we
have
to
pipe
it
and
the
only
way
to
pipe
it
is
to
direct
it
again.
Like
I
like,
I
said,
the
the
other
problem
is
that
the
ditch
is
so
darn
close
to
the
surface.
L
L
E
M
L
L
In
the
neighborhood
there
was
enough
opposition
at
the
in
the
neighborhood
level
that
achd
dropped
the
project.
Now
I
understand
that
things
have
changed,
and
I
I
talked
with
the
representative
also-
and
I
understand
their
their
want
for
this
connectivity,
but
it
it
all
seems
to
focus
around
the
sidewalk
and,
like
I
say,
the
the
applicant
would
be
willing
to
put
that
sidewalk
in
still
caused
a
lot
of
problems,
but
we'd
lose
all
of
the
trees
and
bushes
along
the
long
collister
that
screened
the
neighborhood
screened
the
existing
house.
K
J
N
D
D
L
D
I
D
H
H
Those
are
not
the
kind
that
that
sort
of
shrub
wall,
if
you
will,
I'm
sure,
there's
a
better
word
for
it.
According
to
the
landscape.
Folks,
on
the
commission,
but
that's
not
the
kind
of
mature
tree
that
that
we
need
to
be
saving
for
sidewalk.
Clearly,
a
sidewalk
is
what
we
need
to
be
having
there
to
connect
to
the
activity
center.
So
I
don't
feel
that
there's
been
a
compelling
reason
for
a
waiver,
and
I
move
to
deny.
I
I
I
agree
with
commissioner
stevens.
I
wish
that
there
were
ways
for
us
to
do
it
that
were
more
sweeping
as
the
applicant
suggested,
but
that's
not
always
the
option,
and
so
sometimes
we
do
piecemeal
it.
But,
as
we've
seen
with
this
city,
change
will
come
and
so
we've
got
to
start
somewhere,
and
so
I
agree
with
because
just
even
though
we'll
support
the
motion.
M
D
D
G
G
D
D
P
The
applicant
is
requesting
a
rezone
of
0.23
acres
from
c2d
general
commercial
design,
review
to
rod
residential
office
with
design
of
vienna
development
agreement
located
at
1115
south
robert
street.
A
variance
to
encroach
into
the
side
setback
associated
with
a
four-story
residential
building
containing
16
dwelling
units
is
also
included.
Please
note
that
residential
uses,
including
multi-family,
are
allowed
in
the
proposed
ro
zone
as
such.
The
only
application
being
requested
by
the
applicant
tonight
is
for
is
the
rezoned
ro
and
the
variance
for
the
balconies
to
encroach
into
the
side
setback.
P
The
subject
property,
as
you
can
see
here
on
the
slide,
is
currently
vacant
and
located
one
block
off
of
vista
avenue
along
robert
street.
It
is
located
within
a
community
activity
center
at
the
intersection
of
vista
avenue
and
overland
overland
road
and
which
includes
a
mix
of
commercial
office
and
residential
uses
within
that
activity
center.
I
would
also
note
that
there
are
residential
houses
houses
along
robert
street
to
the
south
of
the
property.
P
Also,
the
applicants
submitted
revised
site
and
landscape
plans,
building
elevations
floor
plans
and
a
3d
rendering
which
were
sent
to
the
commission
as
late
correspondents.
Apologize
for
that
the
commission
not
billing
to
get
it
but
they're
just
revised
plans
showing
minor
corrections
to
the
elevations,
the
renderings
and
and
the
site
plan.
P
The
revised
site
plan
shows
the
balconies
encroaching
1.5
feet
into
the
side,
setback,
side,
yard
setback
and
thereby
maintaining
a
two-foot
setback
from
the
property
line,
as
you
can
see
from
the
land
use
designation
map
in
the
zoning
map.
Here,
the
property
is
located
in
a
mixed-use
land
use,
designation
and
currently
zone
c2.
P
The
property
adjacent
to
the
north,
south
and
west
are
zoned
c2
abutting,
the
subject.
Property
is
a
parking
lot
and
a
single-story
commercial
building
to
the
north
and
south,
respectively
or
also
to
the
west,
are
commercial
buildings
along
vista
avenue.
The
area
to
the
east
across
robert
street
is
zoned
office
and
comprised
of
three-story
office,
buildings,
churches
and
some
single-family
residential
along
robber
street
to
the
south.
P
The
subject
property
is
designated
mixed,
mixed
use
on
a
land
use
map
and,
as
stated
in
the
blueprint
boise,
the
intent
of
this
land
use
designation
is
to
provide
a
foundation
for
community
activity
center
development.
This
goal
is
consistent
with
the
intent
of
the
ro
zone,
which
is
designed
to
facilitate
mixed
mixed-use
developments
and
provide
higher
density
residential
uses,
with
an
emphasis
on
high
quality
urban
design
to
support
these
goals.
Most
of
the
zoning
districts
are
permissible
in
this
land
use
mixed
use.
P
Land
use
designation,
however,
due
to
its
location,
most
of
the
districts
would
allow
development
that
would
be
considered
under
underutilization
of
the
site
or
just
not
appropriate,
given
the
context
of
the
neighborhood.
However,
the
more
acceptable
zones
such
as
the
r3
c2
pc,
would
be
allowed
here,
including
the
ro
zone,
but
I
would
note
that
the
ro
zone,
which
allows
for
higher
density
and
promotes.
P
More
pedestrian
friendly
uses
and
designs,
this
would
be
considered
the
best
zone
for
the
rezone
of
the
site.
Also,
there
are
two
valley:
regional
transit
routes
and
bus
stops
in
close
proximity
to
the
site.
The
associated
bus
stops
for
the
vista
route
3
and
overland
route
28
are
located
approximately
300
feet
to
the
southwest.
P
At
the
intersection
of
these
two
roadways
and
development
of
high
density,
residential
adjacent
to
transit
routes
is
supported
by
the
comprehensive
plan
a
development
agreement
is
was
included
and
the
development
agreement
limits
the
project
density
to
a
maximum
of
16
units
and
the
building
height
to
45
feet.
These
limitations
to
density
and
building
height
will
ensure
the
project
is
compatible
with
the
adjacent
offices
and
residential
neighborhood
to
the
west.
P
A
variant
the
applicant
is
requesting
a
variance
from
the
balconies
on
the
north
and
south
side
of
the
of
the
building
to
canterliver
five
and
a
half
feet
into
the
required
setback.
However,
the
main
building
will
comply
with
the
required
setbacks
of
the
ro
zone
or
the
proposed
ro
zone
and
inclu,
which
includes
a
seven
and
a
half
foot
setback
from
each
property
line.
P
For
a
total
combined
of
15
feet,
there
is,
there
is
an
exceptional
circumstance
that
justifies
these
variances
in
that
the
c2
zoning
for
the
subject
property
and
the
surrounding
neighborhood
would
allow
for
similar
building
size
and
mass
with
a
zero
side
yard
setback
as
such.
The
proposed
balcony
encroachments
are
consistent
with
the
adjacent
properties
and
their
future
anticipated
development.
P
Also
to
accommodate
the
anticipated
higher
densities
on
this
.223
acre
parcel.
The
balcony
encroachments
would
provide
more
usable,
open
space
and
more
usable
living
space.
Within
the
dwelling
units,
the
planning
team
did
resaw
did
receive
two
letters
of
opposition.
The
main
concerns
expressed
within
these
letters
are
the
impacts
associated
from
increased
traffic
density
and
parking
from
the
project,
and
now
note
achd
stated
that
there.
O
P
Capacity
on
the
adjacent
road
roadway
to
support
the
rezone
and
most
of
the
traffic
would
be
using
the
alley.
The
site
provided
provides
compliant
parking
as
per
the
development
code,
which
is
32
parking
spaces
and
it
does
include
car
lifts.
And,
finally,
the
proposed
density
associated
with
the
ro
zone
is
encouraged
and
promoted
in
this
location
by
the
comprehensive
plan,
since
it
is
within
a
community
activity
center
and
along
public
transit
routes.
P
D
Q
Q
Q
Q
There
would
be
a
higher
density
allowed
within
the
ro,
but
in
discussions
with
city
planning
staff,
they
felt
that
16
units
was
appropriate
and,
just
as
a
note,
the
c2
zone
would
have
allowed
up
to
10
residential
units
here,
as
well
as
a
building
that
had
zero
foot.
Setbacks
from
both
sides
still
would
include
the
10
foot
setback
from
the
front.
Q
I
am
gonna
share
my
screen
just
to
walk
through
a
little
bit
more.
Mr
moser
did
present
this
site
plan.
This
is
the
revised
site
plan
showing
the
building
mass,
the
the
stair
tower,
the
lobby
and
the
elevator
tower
are
set
to
the
10-foot
setback.
That's
the
required
setback
of
not
only
the
c2
but
the
ro
zone
off
of
the
front.
Q
We
exceed
the
rear
setback.
All
traffic
would
enter
in
off
of
an
alley
into
the
parking
area
below
the
building.
There
are
two
parking
spaces
exterior
to
the
building,
but
pretty
heavily
screened
with
landscaping
the
building.
While
it
is
four
stories,
the
upper
story
is
set
back
an
additional
about
11
feet
from
the
main
building
wall,
which
is
here
to
provide
some
additional
articulation
and
as
well
as
pull
that
height
back
we're
45
feet
to
the
peak
of
our
sloped
roof.
Q
Typically,
you'd
measure
that
to
the
center
line
of
that
of
the
pitched
roof
and
about
a
block
away
from
here
is
the
gem
center
for
the
arts
actually
contacted
the
building
maintenance
individual
there.
He
had
the
original
blueprints
from
that
building
and
the
that
building
is
at
40
feet
to
the
parapet
wall
and
then
there's
another
commercial
building
directly
across
bank
drive
from
that.
That
is
essentially
the
same
building
at
40
feet.
Q
Q
The
first
level
of
the
building
has
a
residential
unit,
so
technically
the
the
second
floor
of
the
building
six
units.
All
of
them
have
very
substantial
balconies
that
come
off
of
them
to
provide
some
good
usable
outdoor
area.
Those
do
encroach
up
to
two
feet
from
the
property
line,
we're
still
going
through
some
designs,
where
those
may
end
up
further
from
the
property
line,
but
that
is,
you
know
again
well
below
any
c2
zoning
as
well
as
it
it
provides
for
that
articulation
along
the
sides.
Q
Q
This
is
the
front
elevation
off
of
robert
street
and
then
south
and
north
elevations
north
fronts
on
a
parking
lot
associated
with
the
wells
fargo
bank
on
bank
drive
and
then
the
south
faces
a
commercial
building
that
is
currently
constructed
there.
In
looking
at
the
three-dimensional
model,
this
would
be
the
robert
street
frontage.
This
is
the
elevator
tower
the
mechanical
room
and
fire
riser
room,
and
then
the
stair
towers
on
this
side.
Q
Q
This
is
the
north
west.
Excuse
me
northwest
elevation
again
the
stair
tower
on
the
back
southwest
elevation
and
the
south
elevation,
and
this
is
just
a
roof
top
showing
the
exterior
rooftop
balconies
for
the
associated
upper
level
units
and
to
clarify
these
are
condominium
units,
so
they
will,
they
will
be
for
sale
after
the
building
is
constructed.
A
condo
plant
will
be
processed
through
the
city
and
the
county
to
establish
these
as
condos,
so
they
will
be
for
sale.
This
is
not
an
apartment.
Building.
Q
The
development
agreement
and
design
review
will
definitely
ensure
that
we're
meeting
all
the
design
standards
of
the
city,
and
we
feel
like
this
extensive
landscaping
that
we're
putting
in
here.
You
know
the
entry
here
we'll
have
some
bike
racks
and
the
the
mailbox
cluster
out
front
kind
of
a
small
plaza.
If
you
will
out
front
here,
keeps
it
very
pedestrian
oriented.
Q
We
exceed
the
landscape
requirements
for
the
frontage
along
here
with
multiple
deciduous
shade
trees,
as
well
as
some
evergreen
trees,
shrubs
and
perennials
flowering
perennials
trash
service
will
be
provided
in
an
enclosure
off
the
alley.
We
are
dedicating
an
additional
one.
Foot
of
right
of
way
off
the
alley
per
achd
staff
report
and
their
request.
Q
As
david
stated,
we
have
16
surface
parking
spaces.
We,
the
owner,
will
be
installing
car
lifts
so
that
that
gets
that
parking
count
to
32,
which
far
exceeds
the
parking
requirement
for
a
structure
with
this
many
units
in
it,
especially
when
considering
the
adjacent
transit
lines
that
are
available.
Proximity
to
services
such
as
grocery
offices,
retail,
you
know,
employment
opportunities,
and
so
for
that
reason
we
we
definitely
feel
like.
This
is
a
great
addition
to
the
neighborhood.
Q
It
does
introduce
another
residential
housing
type.
Obviously,
boise
is
looking
for
different
housing
types
there.
There
are
some
single-family
residences
on
this
street
and
then
as
well
as
further
to
the
east.
There
is
a
residential
neighborhood,
but
obviously
that
you
know
intersection
of
overland
and
vista
is
very
busy
and
really
high
intensity
high
intensity
use.
So
we
feel
like
introducing
this
new
housing
type
provides
for
you
know,
individuals
that
want
condominium
living
close
to
downtown
and
close
to
services.
That's
in
a
very
high
quality
building.
P
J
P
P
I
think
we
would
look
at
basically
the
the
design
and
view
guideline
standards
that,
in
in
the
qual
or
the
the
criteria
for
articulation
fenstration
things
of
that
nature
within
within
those
guidelines
as
a
place
to
start
on
what
would
be
good
good
quality
urban
design.
A
lot
of
that,
though,
I
try
to
leave
to
the
to
the
design
review
planners
as
much
as
possible,
but
but
we
tried,
but
when
I'm
looking
at
this,
I
I
try
to
work
with
the
the
applicant
to
get.
P
You
know
the
built,
the
building
in
the
right
place
and
and
the
footprint
right.
You
know
it
right
where
it
should
be
where
we
wanted
to
be
in
the
landscaping
where
we
wanted
to
be
and
then
leave
the
sort
of
the
details
on
high
quality
materials.
Things
of
that
nature
to
be
worked
out
at
designer
view
itself,
but
we
look
at
those
design
of
your
guideline
standards
as
a
reference
on
what
would
define
that.
H
P
H
M
And
this
is
a
question
for
staff,
so
in
granting
at
this
variance,
you
have,
if
my
understanding
is
correct.
You'd
have
about
two
feet
to
the
property
line
from
the
balconies.
Would
that
were
the
property
to
the
north,
which
is
a
parking
lot
now
to
develop
in
a
similar
way?
Would
they
be
restricted
in
any
way
because
of
this
variance,
because
the
location
of
those
balconies.
D
F
D
All
right
very
good
thanks
everybody
we'll
go
ahead
and
open
this
up
now
for
public
testimony.
We
had
a
few
folks
sign
up
ahead
of
time.
I
have
mike
divitorio
matt
wigglesworth,
amanda,
corleone
and
tammy
martin
signed
up
we'll
start.
I
see
a
couple
of
those
names
online,
so
we'll
start
with
mike
divitorio.
I
see
your
hand
is
raised
mike.
R
R
R
I
also
do
small
scale
development,
but
I've
lost
my
appetite
to
do
a
lot
more
development
now
and
because
of
the
lack
of
affordable
building
sites,
neighborhood
resistance
and
all
the
other
costs
associated
with
infill.
So
in
support
of
this
and
other
projects
that
are
worthy
that
will
provide
more
affordable
and
available
housing
stock.
R
R
We
need
to
reduce
the
barriers
for
intense
development
and
redevelopment
activity
where
it
makes
sense
like
this.
We
should
consider
providing
incentives
to
developers.
We
should
be
asking
developers
to
produce
good
products
like
this
one
and,
lastly,
our
parking
requirements,
while
they
are
code,
are
very
outdated
and
they
just
beget
more
people
in
cars
rather
than
in
sending
people
to
consider
walking,
riding
or
taking
public
transit.
D
D
F
F
You
steve
go
ahead,
real,
quick
thanks
a
lot
for
your
time.
I
just
have
some
quick
things.
I'm
kind
of
in
opposition
to
this
I
went
to
the
pre-meeting
with
that
ben
I
think
ben
had
before.
I
think
it's
too
tall
for
the
area.
I
mean,
if
you
I'd
like
to
see
the
3d
rendering,
with
the
actual
building
of
the
little
massage
parlor
and
stuff
next
to
it,
because
I
think
those
balconies
are
going
to
be.
F
F
I
think
the
density
is
maybe
a
little
bit
too
heavy
for
right
there
and
that's
ultimately
my
step,
and
I
think
I
talked
to
somebody
else,
maybe
about
like
the
alley
entrance
and
stuff.
You
know-
and
somebody
else
may
speak
to
that
as
far
as
like
is
the
city
going
to
be
taking
on
the
clearing
that
alley
out,
because
I
don't
believe
that
clearing
the
alleys
out
right
now
for
snow
or
anything
and
who's
going
to
take
that
on.
F
If
that's
the
case,
if
the
city's
taking
that
on,
are
they
going
to
clean
my
alley
out
all
day
too
every
day
that's
snowy.
Ultimately,
like
I
said
my
biggest,
I
don't
have
a
problem
with
them,
putting
in
some
item
over
there
putting
some
in
some
building
over
there.
I
just
think
this
one's
too
big
when
you
put
it
in
there
and
if
you
actually
had
the
buildings
to
scale
next
to
that
3d
model,
I
think
it'd
be
easy
to
see
this
building
is
just
going
to
dwarf
these.
F
S
S
S
The
other
question
I
have
is,
I
know
that
they're
talking
about
affordable
housing,
we
haven't
really
seen
what
the
perspective
the
proposed
cost
of
these
units
is
going
to
be,
and
I
don't
think
it's
realistic
to
assume
that
these
are
going
to
be
purchased
by
people
who
live
in
boise.
I
see
that
there
is
a
housing
housing
shortage
at
the
university
and
these
could
potentially
be
investment
properties
used
for
that
purpose,
and
I
know
some
people
who
are
supporting
it
are
purchased
for
investment
properties
as
well.
S
I
mean
I'm
a
homeowner,
I'm
not
into
it,
for
an
investment,
I'm
trying
not
trying
to
make
money
off
of
my
house
and
rent
it
out
to
and
flip
it
that
type
of
stuff.
So
those
are
some
of
my
concerns.
I
just
think
it's
way
too
large.
I
think
it's
you
know,
and
if
the
person
next
door
on
the
south
side,
where
it's
not
a
parking
lot
chooses
to
build
one
of
these
as
well
kind
of
concerned.
S
D
Q
Q
Q
So
not
only
is
it
very
high
quality,
but
it
is
very
long,
lasting,
essentially,
there's
no
sound
transmission
from
unit
to
unit
and
the
buildings.
Last
a
very
long
time.
He
uses
very
highly
efficient
hvac
and
you
know
other
mechanical
systems
on
this
as
well.
So
in
terms
of
high
quality,
I
don't
know
if
you
could
get
much
higher
quality
for
this.
The
in
terms
of
this
setback
so
on
the
north,
as
was
discussed,
is
a
parking
lot.
Q
Of
that
commercial
building,
the
uses
are,
as
was
discussed.
I
think
there
is
a
massage
parlor
there
there's
also
a
recording
studio
that
operates
typically
later
in
the
evenings
actually
know
one
of
the
owners
of
that
the
alley
is
achd
responsibility.
We
are
dedicating
an
additional
right-of-way.
We
have
to
pave
that
additional
right-of-way
there's
also
a
parking
lot
associated
with
the
hoppy
building
directly
to
the
west,
that
you
could
essentially
make
a
straight
shot
from
vista
through
their
parking
lot
and
into
this
parking
area
associated
with
this,
which
there
is
16
parking
spaces.
Q
If
this
was
to
remain
commercial
zoning,
there
could
be
a
45
foot
tall
building
built
there
right
now
with
zero
foot
setbacks,
that's
allowed
in
the
c2
zone.
So
because
this
is
a
residential
structure,
it's
set
further
back.
It
has
a
lot
more
residential
treatment
to
it.
We
feel
it's
very
appropriate
for
this
area,
especially
because
of
the
higher
intensity
uses
along
vista
and
overland,
the
the
existing
signal
family
that
does
exist
along
robert
street.
Isn't
it
a
light
office
district,
actually
not
a
residential
zone?
Q
Q
Q
You
know
people
from
out
of
state
or
in-state.
You
know
whether
or
not
that's
student,
it's
not
a
student
housing
project
and
it's
not
an
apartment
project.
I
guess
that's
what
it
boils
down
to
and
again
we're
just
really
excited
about
the
project.
Look
forward
to
bringing
it
to
boise
and
with
that
I'd
stand
for
more
questions.
D
K
J
J
So
just
kind
of
a
ticker
of
things,
the
variance
to
encroach
into
the
side
setbacks
shouldn't
be
an
issue
because
of
the
adjacent
properties
they're,
mostly
commercial.
The
site
is
mixed
use
on
the
land
map
which
allows
for
the
ro
zone.
The
applicant
is
not
requesting
a
parking
reduction,
so
parking
is
sufficient
and
I
think
that
density
is
appropriate
because
of
its
location
near
the
transit
and
the
activity
center.
J
H
I
thank
commissioner
finfrock.
I
agree
with
everything
she
said.
I
want
to
add
a
few
other
things,
because
I'm
only
going
to
have
a
couple
more
opportunities
to
get
on
my
soapbox
about
this,
so
I
just
want
to
restate
how
important
it
is
to
have
rentals
in
our
market,
and
I
strongly
urge
the
developer
not
to
encourage
their
hoa
to
in
to
implement
ccnr's.
That
would
restrict
that
it's
critically
important
that
we
have
vibrant
neighborhoods
that
include
both
renters
as
well
as
owners.
H
It's
how
we
build
our
neighborhoods,
it's
how
we
make
the
vibrant
and
it's
how
we
build
our
city
and
we
welcome
every
kind
of
person,
every
income
person
every
race,
every
everybody
we've
all
been
runners.
I
can't
imagine
there's
anybody
on
this
call
who
wasn't
a
renter
at
some
point
in
their
life
and
if
you
were
well,
then
you
are
a
very
unique
human
being.
So
I
just
want
to
get
on
my
soapbox
about
that.
I
agree
with
everything
commissioner
friend
frock
said.
H
I
also
think
that
this
is
a
very
creative
solution
with
regard
to
parking
in
this
area,
and
I
just
want
to
make
a
point
that
there
was
never
a
statement
that
this
was
going
to
be
affordable
housing.
So
I
don't
want
anybody
on
the
call
and
in
the
public
and
on
the
record
to
think
that
any
of
the
commissioners
think
that
this
is
an
affordable
housing
project.
H
M
I
also
wanted
to
add
onto
that
and
speak
on
the
the
height
requirements
and
the
height
restrictions
on
this.
You
know
in
the
lo
zone,
the
c2
zone,
the
max
height,
is
45
feet
and
then
in
the
r1c
zone,
which
is
most
of
that
single
family
housing,
the
max
height
is
435
feet.
So
it's
proposed
to
45
feet
is
the
max
height
that
is
actually
set
back
as
well,
so
it
fits
in
the
zone
guidelines
in
terms
of
dimensions
and
especially
because
it
has
been
limited
to
height
as
well.
D
Going
to
chime
in
real
quick,
I'm
going
to
fully,
I
fully
support
the
project
as
well.
I
think
all
the
comments
from
my
fellow
commissioners
hit
the
nail
on
the
head.
I
think
it's
a
great
fit
for
this
neighborhood
a
great
fit
for
the
area
and
and
to
continue
to
see
increased
revitalization
revitalization
of
that
neighborhood.
So
I
think
it's
I
think
it's
a
win
all
the
way
around
it
meets
the
d.a.
D
I
understand
the
concerns
that
were
brought
forward
during
the
public
testimony,
but
I
think
that
in
this
area
you
know
more
density
is
going
to
be
needed
as
we
move
further
down
the
road
and
more
people
continue
to
move
here,
so
I
think
again
with
this
being
a
neighborhood
activity
center.
This
is
a
great
fit
for
the
area.