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From YouTube: Planning and Zoning Commission - 2/8/21
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A
I
just
this
so
tonight
we're
just
going
to
cover
planning
and
zoning
authority
and
then
decisions
and
appeal
work
we'll
cover
the
other
two
next
work
session
and
also
just
kind
of
as
a
background.
A
So
in
that
local
land
use
planning
act
or
what
we
refer
to
often
as
lula
that
actually
provides
a
mandate
that
cities
and
counties
plan
and
zone.
It's
a
direct
command
to
the
various
localities
of
making
sure
that
we're
utilizing
our
governing
body
to
plan
and
zone
in
accordance
with
the
needs
of
our
our
area
that
local
or
the
lupa
provides
basics
of
what
and
how
and-
and
also
I
want
to
just
mention
too,
that
the
local
police,
power
and
land
use
authority
is
generally
referenced
to
under
title
50
as
well.
A
It
gives
a
lot
of
outlines
a
lot
of
the
duties
and
roles
of
the
planning
and
zoning
commission
so
where
we
have
by
local
ordinance,
established
that
planning
and
zoning
commission
ie
you
all
all
of
you,
wonderful
folks,
a
lot
of
those
duties
and
authorities
stem
from
lupa,
and
so
this
is
where
it
corrects
that
we
need
to
provide
for
zones.
We
have
to
regulate
the
height
number
of
stories,
size
and
use
of
lots.
The
percentage
of
lot
occupancy
setbacks
density
all
of
those
types
of
things.
A
A
So
when
you're
looking
at
a
development
code
at
city
level,
a
lot
of
it
is
going
to
echo
at
least
a
basic
framework.
That's
in
the
statutory
scheme
under
lupa,
and
then,
where
you
may
see
a
little
bit
of
variance
in
the
local
land
use
ordinances
is
that
we
can
be
more
restrictive
than
state
law,
but
we
can
be
in
conflict
with
it.
Commissioner
gillespie,
can
you
hear.
B
A
B
So
since
I've
been
on
the
commission
now,
eight
or
ten
years
or
so,
we
we've
changed
the
way
we
think
about
subdivisions
at
a
procedural
level
on
the
commission
and
maybe
in
the
city
as
a
whole,
we
used
to
hear
them
and
actually
vote
on
them
and
in
some
cases
I
think
we
actually
impose
conditions
are
flat
out
denied
them.
B
I
always
remember,
commissioner,
bradberry
used
to
think
that
we
couldn't
do
that.
That
lupa
basically
said
that
if
a
subdivision
complies
it's
essentially
automatic
and
that
our
role
was
ministerial
and
not
judgmental,
what's
the
city's
current
view
on
straight
subs
that
comply
in
every
way
with
the
zoning
ordinances.
A
Well-
and
I
see
that
celine
popped
her
camera
on,
so
she
may
have
more
of
a
staff
perspective
on
this,
so
I'll
just
keep
it
from
a
legal
perspective
that
again
it
kind
of
comes
to
that.
We
can
be
a
little
more
restrictive
as
long
as
we're
not
in
conflict
with
state
statute.
C
Yeah
that
I
would
agree
with
that
statement.
I
do
know
that
city
council
has
been
wanting
to
hear
subdivisions
like
public
hearings.
They
take
testimony,
they
allow
neighborhood
association
comments
and
things
like
that.
C
A
And
I
think
to
commissioner
gillespie
that
you
know
I'll
I'll
touch
a
little
bit
also
on
the
city's
discretion
and
some
some
of
the
wide
latitude
in
certain
areas
that
planning
and
zoning
and
city
council
have
with
regards
to
use
decisions,
and
that
stems
maybe
not
specifically
from
statutory
language
in
lupa,
but
just
in
general,
broader
case
law
and
how
some
of
those
statutes
have
been
interpreted.
So
maybe
I'll
be
able
to
answer
a
little
bit
more
of
that
question.
As
we
get
into
a
few
other
slides.
A
So
also
under
lupa,
it
directs
that
the
city
has
to
create
its
comprehensive
plan,
of
which
you
are
all
very
familiar,
and
it
essentially
says
that
that
comprehensive
plan
does
not
operate
as
a
legally
controlling
zoning
law,
but
rather
serves
as
a
guidance
and
advisement
to
the
agency
or
the
governing
body
responsible
for
making
the
zoning
decisions
so
where
this
like
all
often
comes
up
on,
especially
if
you're
looking
at
opposition
to
a
particular
project,
or
things
like
that,
and
you
have
people
making
the
argument
that
this
does
not
comply
with
the
comprehensive
plan.
A
The
city
is
not
able
to
deny
applications
solely
based
on
that
comprehensive
plan.
So
if
we're
looking
at
a
decision
in
front
of
planning
and
zoning
commission,
certainly
a
lot
of
the
approval
criteria
on
various
applications,
for
example
conditional
use
or
even
a
reason,
you
have
to
show
that
it
does
comply
with
the
comprehensive
plan
as
one
of
those
use
those
criteria
to
meet.
But
if
it
doesn't
that
can't
be
your
sole
basis
for
denial,
so
for
other
criteria
on
any
given
application.
A
That's
where,
as
commissioner
gillespie
was
referring
to
you've,
got
to
look
to
title
11
development
code
in
terms
of
what
decision
making
criteria
you
have
to
look
at
and
what
the
deliberation
should
be
tied
to
in
either
approving
or
denying
an
application.
B
A
B
A
Yes-
and
I
would
agree
with
you
in
in
one
aspect,
but
where
there
are
two
other
criteria
for
reasons
that
I
would
hesitate
as
a
commission
to
deny
it
solely
on
the
basis
that
it
didn't
comply
with
a
comprehensive
plan
and
also
look
to
the
other
two
criteria
of
it's
not
compatible
with
the
other
neighbor
the
neighborhood
and
tying
it
back
into
that
as
well.
Certainly,
there
is
case
law
to
support
a
rezone
is
kind
of
its
own
own
beings.
A
If
you
will,
but
in
terms
of
just
really
shoring
up
any
kind
of
denial,
I
think
that
the
commission
is
better
advised
to
make
sure
that
they
tie
that
denial
to
to
two
or
three
of
those
criteria.
If
it
is
based
solely
on
the
comprehensive
plan,
then
the
encouragement
would
be
to
really
develop
that
record
and
and
make
specific
findings
as
to
how
it
and
why
it
does
not
comply
with
that
comprehensive
plan.
B
A
City
code,
development
code
into
actual
decision
making
one
of
the
broader
perspectives
that
we
just
want
to
remind
the
planning
and
zoning
commission
of
is
that
so
many
of
these
applications
come
with
criteria
and
many
of
them
not
all
come
with
certain
conditions
for
approval,
and
when
this
commission
is
reviewing
those
conditions
of
approval,
a
few
just
different
principles.
A
To
keep
in
mind
any
time
that
we
are
asking
for
a
sort
of
quid
pro
quo
exchange
in
which
our
us,
as
a
regulatory
entity,
are
requiring
an
applicant
to
give
something
of
value
in
exchange
for
regulatory
approval
on
a
permit
or
an
application.
That
is
considered
to
be
an
execution.
A
The
city
does
have
authority
to
do
that.
It's
been
routinely
upheld
in
courts
and
certainly
has
been
recognized
that
he
has
the
ability
to
impose
those
burdens
as
conditions
of
development
approval
when
looking
at
any
conditions
of
approval.
Or
is
the
commission
in
developing
a
record
is
looking
at
perhaps
additional
conditions
of
approval
or
modifying
those
conditions
of
approval.
A
Two
principles
really
to
keep
in
mind
and,
broadly
speaking,
those
are
that
the
condition
must
have
a
nexus
with
the
development
impact
that
this
condition
is
intended
to
mitigate
and
that
condition
must
be
roughly
proportional
to
the
impact
that
it
is
intended
to
mitigate
so
flushing
those
out
a
little
bit.
You
know
first
talking
about
what
kind
of
burdens
that
we
often
impose
as
conditions
of
development.
A
Basically,
our
authority
comes
from
that
we
can
attach
those
conditions
providing
for
off-site
or
even
on-site
public
facilities
to
mitigate
the
effects
it's
going
to
have
on
the
neighborhood
in
in
terms
of
that
proposed
development
and
where,
where
we
have
to
be
careful,
is
that
where
a
governing
board
or
the
commission
attaches
some
condition,
that's
unacceptable.
A
It
is
subject
to
a
judicial
review.
So
when
we're
talking
about
a
nexus,
it's
really
that
it
has
to
be.
The
condition
has
to
be
related
to
the
impact
it's
creating
and,
to
give
an
example,
it's
noted
down
on
the
bottom
there's
a
very
famous
case,
called
nolan.
A
Nolan
is
sort
of
the
the
premier
or
seminal
case
that
that
talks
about
what
the
scope
of
authority
to
have
exactions
is-
and
in
this
case
there
was
a
property
owner
in
between
private
property
owner
ended
between
two
beachfront
lots.
It
also,
this
property
also
had
a
shoreline
and
wanted
to
replace
a
small
bungalow
with
like
a
three-bedroom
house
and
in
in
requiring
or
in
allowing
that
development
or
redevelopment
to
happen.
A
The
governing
body
had
required
that
they
provide
a
lateral
easement
across
the
front
of
their
property,
on
the
other
side
of
this,
between
high
tide
and
on
the
other
side
of
the
seawall,
when
they
appealed.
This
supreme
court
essentially
said
you're,
arguing
that
the
construction
of
this
three-bedroom
house
from
a
small
bungalow
is
impeding
ocean
view,
but
you
imposing
this
burden
of
a
public
easement
across
the
property,
isn't
related
to
an
ocean
view,
and
so
it's
over
burdening
and
it's
not
a
nexus
to
the
impact
that
it's
creating.
A
So
if
you're
talking
about
a
beach
view,
then,
whatever
condition
you
impose
has
to
be
about
mitigating
the
impact
on
that
beach
view.
They
even
went
so
far.
The
court
even
went
so
far
as
to
say
you
might
even
require
a
public
viewing
spot
on
this,
these
people's
property,
but
not
necessarily
a
lateral,
easement
or
cross-access
for
the
public.
So
when
you're
talking
about
a
nexus,
it
really
has
to
be
that
the
condition
is
related
to
that
impact.
A
As
far
as
roughly
proportional.
It's
simply
that
it's
simply
that
that
it's
not
overburdening
the
property
but
really
just
meeting
the
need
of
mitigating
that
impact.
The
the
more
the
seminal
case
in
regards
to
that
one
was
dolan,
and
in
dolan
there
was
a
store
owner
that
wanted
to
develop
her
land.
It
was
on
in
a
flood
plain.
A
She
wanted
to
add
some
shopping
and
some
more
parking
and
those
types
of
things
the
governing
body
was
requiring
the
dedication
of
a
greenway
to
help
with
some
of
that
flood
control
and
because
she
was,
and
it
would
and
the
flood
flooding
was
going
to
be
more
of
an
issue
because
of
greater
impervious
surfaces,
water
impervious
surfaces
with
this
development.
A
So
the
court
found
yes,
you
can
ask
for
this
dedication
of
a
greenway.
We
understand
that
it
does
actually
meet
the
nexus
requirement
of
mitigating
some
of
this
flood
control
issue.
But
you
need
to
have
an
analysis
and
you
need
to
make
sure
that
the
dedication
of
this
greenway
is
proportional
to
the
flooding
that
these
impervious
services
are
going
to
cause.
So
in
essence,
you
can't
ask
more
of
a
landowner
in
terms
of
mitigating
impact
than
the
actual
impact
itself
and
there's
nothing
mathematical
about
it.
A
A
We're
talking
about
decisions
and
appeals,
there's
a
few
process,
pointers
that
we
wanted
to
just
remind
the
commission
of,
and
give
a
little
additional
information
on
in
lupa.
It
requires
that
these
any
land
use
decisions
be
based
on
a
reasoned
statement,
and
that
definition
is
that
the
approval
or
denial
of
any
application
shall
be
in
writing,
accompanied
by
a
reason,
statement
that
explains
the
criteria
and
standards
considered
relevant
states.
A
The
rationale
for
the
decision
should
be
based
not
just
on
the
criteria
and
standards,
but
you
know
tying
that
back
into
ordinance
or
the
comp
plan
or
other
facts
in
the
record.
Any
any
aspect
of
those
criteria
that
you're
looking
to
and
one
note
there
also
is
that
not
each
criteria
has
to
be
balanced
evenly.
So
if
there
is
a
criteria
that
is,
is
met,
but
you
know
others
that
aren't.
Obviously,
this
commission
has
the
ability
to
deny
because
one
criteria
wasn't
met.
A
There
also
may
be
several
criteria
that
aren't
met,
but
one
is
more
important
to
the
commission
than
another
and
and
so
when
I
say
that
each
criteria
doesn't
necessarily
have
to
be
given
equal
weight.
A
It's
that
in
the
deliberations,
if
just
one
criteria
is
not
met
and
is
relied
upon
using
those
standards,
the
contested
facts
and
the
rationale
for
decisions
as
long
as
that
is
really
developed
in
the
record
and
the
reason
statement
that
is
sufficient
to
support,
for
example,
a
denial
of
an
application
and
where
the
commission
can
rely
on
staff
and
the
amazing
expertise
of
our
staff
is
that
oftentimes.
A
A
If
you're
not
going
to
start
with
the
staff
report
or
if
there
are
changes
or
additions
conditions
of
approval,
you
know
it
doesn't
hurt
to
kind
of
look
at
the
framework
that
the
staff
report
takes
and
just
kind
of
going
point
by
point
in
terms
of
where
you're
starting
from
and
how
you
get
to
that
decision.
A
A
It
elucidates
the
thinking
of
the
commission
and
the
reasons
that
you
got
there
and
the
portion
that's
highlighted
is
because
it's
very
easy
to
make
conclusory
statements
of
just
saying.
You
know
this
up
does
not
meet
the
criteria
in
title
11
xyz,
you
know,
name
name
the
particular
boise
city
code.
A
Given
that's
a
conclusionary
statement,
you
need
to
really
tease
out
the
reasons
why
it
fails
to
meet
that
that
particular
statutory
requirement
and
although
legal
is
often
too
verbose.
So
I'm
gonna
try
not
to
do
that
tonight.
Brevity
is.
E
A
So
again,
just
to
sort
of
reiterate,
avoid
conclusionary
statements,
use
your
deliberations
to
mention
specific
facts
and
tie
them
into
specific
criteria.
You
know,
for
example,.
A
We're
talking
about
compatibility
with
the
neighborhood,
or
something
like
that,
you
might
say
this
is
not
compatible
because
it
provides
too
high
a
density.
It's
not
compatible
because
the
surrounding
area
does
not
have
significant
commercial
use,
so
just
finishing
that
sentence
with
it's
not
compatible
because
you
know
and
or
giving
things
like
this
is
too
dense
for
the
neighborhood.
This
is
a
too
intense
of
a
use.
Given
the
surrounding
areas
are
xyz.
A
The
building
is
too
high
because
there
is
no
other
building
in
the
vicinity.
That
is,
you
know
within
15
feet
of
height
of
this
proposed
project.
So
just
finishing
that
statement
of
not
just
it's
too
high,
but
but
really
answering.
Why.
A
A
So
for
that
example,
on
the
january
11th
meeting
with
a
re-zone
you're,
just
looking
at
three
criteria
of
whether
or
not
it
is
compatible
with
or
whether
or
not
it
meets
the
goals
of
a
comprehensive
plan.
Whether
or
not
it
serves
the
public
interest
and
whether
or
not
it's
compatible
with
the
neighborhood
uses
and
other
areas
in
that
zone.
A
However,
when
you're
looking
at
the
conditional
use
permit
aspect
and
considering
the
planned
unit
development
and
I'm
talking
about
ones
that
are,
you
know
less
than
two
acres
you're
looking
at
compatibility
with
the
neighborhood
you're,
looking
at
whether
or
not
there's
any
undue
burden
on
traffic
you're.
Looking
at
the
aspects
of
impact
on
public
facilities,
whether
or
not
the
space
is
large
enough
to
accommodate
the
uses
that
are
intended
in
this
planned
unit
development,
including
open
space
or
pedestrian
pathways.
Things
like
that.
A
You
have
to
consider
whether
or
not
it
adversely
affects
other
properties,
and
you
have
to
look
to
see
whether
it
complies
with
the
comprehensive
plan.
So
when
you're
taking
a
voter
you're
looking
at
an
application
that
has
more
than
one
aspect
to
it
in
the
deliberations
make
sure
that
you've
addressed
each
of
those
and
then
also
just
kind
of
bring
back
to
the
commission,
a
reminder
then
that
it
doesn't
always
have
to
be
an
all
or
none.
A
But
you
didn't
like
how
the
pud
was
or
didn't
feel
like
the
design
of
a
pud
met
this
those
standards.
Then
you
have
the
ability
to
deny
the
pud
often
times
again,
because
those
criteria
overlap.
If
you
find
one
criteria
isn't
met
for
one
application,
it
would
also
mean
that
criteria
isn't
met
for
the
other
and
so
definitely
not
a
directive
to
the
commission,
but
simply
a
reminder
that,
with
those
subordinate
applications
there
do,
there
does
need
to
be
deliberations
in
terms
of
criteria
for
those
saline.
C
Yeah,
I
guess
you
you
mentioned
you
know,
maybe
recommend
denial
of
the
rezone
approve
the
pud.
I
think
you
could
do
the
alternate
or
the
the
opposite.
Where
you
did
not.
You
recommend
denial
of
a
rezone,
but
the
pud
or
the
cup.
Whatever
the
subordinate
application
is
you
don't
have
to
recommend
denial
if
you
could
put
a
condition
on
it?
That
says
this
is
allowed
if
the
rezone
is
in
place.
C
You
know
I've
only
seen
a
couple
instances
where
this
could
be
the
route
that
you
take
but,
and
so
his
staff
will
try
to
remind
you
of
that,
but
just
know
that
the
appeal
process
for
city
council
they
they
are
given
a
very
small
toolbox
on
how
you
guys
may
have
errored,
and
if
the
error
is
they
didn't,
have
the
zoning
in
place.
But
of
course
they
didn't
have
the
zoning
in
place.
P
z
doesn't
make
the
decision
and
council
could
overturn
it.
C
Then
that
could
be
it's
just
it's
harder
to
explain
that
as
an
error,
because
you
guys
didn't
really
error,
but
it
it's.
I
guess.
Limitations
of
our
code
is
what
it
comes
down
to.
A
But
when
we're
looking
and
and
I
only
have
about
three
or
four
slides
left,
but
one
thing
we
are
going
to
touch
on
is
appeals
and
that
really,
when
you're
talking
about
developing
a
red
word
and
supporting
the
decision
that,
if
those
applications
and
or
you
know,
applications
that
are
going
forward
on
one
particular
project,
don't
have
all
of
the
same
criteria
of
making
sure
in
your
decision
or
deliberations
as
a
commission
that
you
address
each
of
those
in
the
deliberations.
A
The
other
thing
I
wanted
to
note
too
was
substitute
motions
because
oftentimes
when
you're
deliberating
criteria
or
looking
at
conditions
of
approval,
you
know.
Certainly
you
might
have
a
motion
on
the
table
that
says
I
move
to
approve.
You
know
rezone
xyz.
As
for
the
reasons
provided
in
the
staff
report
and
then
given
additional
discussion,
you
may
want
to
add
a
condition
of
approval.
A
So
I
just
wanted
to
take
a
moment
to
remind
the
commission
of
how
to
do
substitute
motions
when
there
are
additional
conditions
that
may
be
put
on
or
a
change
in
what
is
going
to
be
approved
or
denied,
or
for
what
reasons
you
can
do
it
in
two
ways,
but
basically
both
require
two
votes.
One
is
a
procedural
vote
and
one
is
the
sub
the
substantive
vote.
A
So
if
commissioner
gillespie
were
to
make
a
motion-
and
madam
chair
would
suggest
an
amendment
to
that
or
a
change
to
that,
then
commissioner
gillespie
can
withdraw
that
motion
and
with
the
approval
of
the
chair
and
just
a
quick,
unanimous
consent
of
the
commission.
That
motion
can
be
withdrawn.
That
primary
motion
can
be
withdrawn
and
then,
with
that
added
condition
of
approval
that
the
chair
might
have
suggested,
a
new
motion
could
be
made
and
seconded.
So
that's
one
way
it
could
be
done.
A
second
way
is,
you
know,
we'll
take
the
same
circumstance.
Commissioner.
A
Gillespie
makes
a
motion.
Another
commissioner
adds
a
condition
of
approval
in
making
a
second
motion.
That
other
commissioner
can
say.
I
move
to
approve,
but
with
this
added
condition
and
another
commissioner,
can
second
that,
then
there
is
the
procedural
vote
that
is
voting
to
discuss
the
substitute
motion,
and
then
you
deliberate
on
the
substance
of
that
substitute
motion
and
take
us
a
vote
on
whether
or
not
to
actually
approve
or
deny
that
particular
substitute
motion.
A
So
a
little
bit
of
of
procedure
there
that
needs
to
occur,
and
that
really
is
just
for
a
point
of
order
in
making
sure
that
the
decision
is
clean
and
that
the
emotion
that
is
being
decided
is
in
agreement
on
on
by
all
of
the
commission
or
every
every
commissioner
understands
what
motion
it
is:
that's
being
decided.
A
All
right
and
then
kind
of
following
up
real
briefly
I'll,
try
to
finish
up
in
the
next
two
or
three
minutes
on
something
that
say
lean
was
pointing
out
in
terms
of
error,
is
that
the
city
council
has
pretty
narrow
latitude
in
reviewing
decisions
that
are
made
by
the
commission.
So
certainly
there
are
some
applications
that
go
up
to
council
on
recommendation,
but
where
this
decision
or
this
commission
is
this
decision-making
body
changing
your
decision
requires
that
the
council
find
error
in
how
this
commission
deliberated
or
made
the
decision.
A
As
far
as
that
approval
criteria,
there's
there's
it's
late,
very
specifically
in
terms
of
what
constitutes
error.
That
is,
you
know.
Let
me
read
through
that
list.
I
don't
need
to
recite
all
of
it
for
you,
but
essentially
it's
a
violation
of
some
constitutional
state
or
city
law
exceeding
authority,
some
unlawful
procedure
and
really
the
big
one
is
where
it's
arbitrary
or
without
rational
basis,
not
supported
by
substantial
evidence
when
you're
talking
about
you
know
the
latitude
that
this
commission
has.
A
You
know
some
of
these
are
not
like
strictly
fine,
but
where
you're
looking
at
things
like
constitutional
or
state
law,
obviously
we
have
to
fall
within
those
things
and,
and
that's
where
that
sort
of
nexus
or
roughly
proportional
might
come
into
play
where
we
were
talking
about
nolan
and
dolan,
where,
if
this
commission
decided
to
impose
a
condition
that
was
widely
outside
of
a
reasonable
range
really
most
of
the
time,
what
we're
looking
at
is
unlawful
procedure
or
the
arbitrary
and
capricious
and
and
that's
where
making
motions
and
those
types
of
things
is
and
providing.
A
So
really,
when
we're
looking
at
how
to
prevent
error
and
especially
that
arbitrary
and
capricious
or
not,
based
on
substantial
evidence,
we
have
a
defining
code
that
arbitrary
is
defined
as
basically
made
without
any
rational
basis.
So
this
is
where
you
know
you
identify
the
facts.
You
tie
them
to
the
criteria
and
you
explain
the
rationale.
A
You're,
essentially
going
to
overcome
any
argument
that
the
decision
was
arbitrary
and
if
there's
conflicting
evidence
in
the
record,
it
is
okay
that
this
this
commission
exercise
discretion
in
what
evidence
to
give
weight
to
and
just
explaining
why
you
find
that
evidence
to
be
the
more
credible.
Even
if
there's
complaining
views
on
the
record
and
the
reason
that
the
deliberations
of
commission
is
so
important
is
even
on
appeal
to
the
city
council.
If
it
goes
on
to
a
court
decision,
it's
really
the
planning
and
zoning
commission's
decision.
A
That
is
the
focus
of
judicial
review,
and
this
is
where
I
wanted
to
take
just
a
brief
minute
to
talk
about
a
very
recent
case
on
scott
versus
city
of
boise,
and
this
probably
freshened
the
commissioner's
mind
where
this
was
a
project
that
came
forward
for
a
condominium
project
and
they
were
requesting
a
height
exception
and
wanted
to
go
up
to
81
feet
after
deliberation,
the
commission
approved
a
height
exception
to
63
feet,
and
then
the
council,
when
it
went
up
to
council
council,
reversed
or
reversed
the
planning
and
zoning
commission's
decision,
saying
that
it
was
arbitrary
and
they
modified
that
height
to
70
feet
and
really
when
it
went
up
to
the
court
for
judicial
review.
A
And
what
was
critically
important
in
that
case
was
that
the
this
commission
had
developed
the
record
and
thoroughly
deliberated
it.
They
tied
that
height
of
63
feet
to
other
specific
facts
and
criteria
in
the
record
and
that
court
also.
That
court
also
reaffirmed
that
council
really
has
that
limited
appellate
role
under
our
development
code,
and
it's
only
where
it
is
arbitrary
that
the
council
has
the
ability
to
to
overturn.
A
And
then,
finally,
just
one
last
real
quick
reminder
is
with
regards
to
the
discretion
that
this
that
the
commission
does
have
in
making
sure
that
you
do
exercise
and
not
unduly
rely
on
a
decision
on
one
particular
aspect
or
another,
and
this
case
is
I'm
bringing
forward
just
as
an
example
where
there
was
a
project
that
came
forward.
A
It
was
a
part,
a
five-story
apartment
complex
and
they,
the
commission,
approved
it
based
on
minimum
parking
standards,
but
based
on
public
opposition
and
some
evidence
that
was
brought
forward
at
the
record
on
on
the
record
at
the
public
hearing,
the
court
overturned
that
saying
that
they,
the
commission,
failed
to
take
into
account
evidence
of
how
it
would
adversely
affect
other
properties,
and
so
that
is
where
the
court
directed
that
you
can't
simply
rely
on
on
a
minimum
standard.
But
this
court.
A
This
commission
does
have
broad
discretion
to
impose
other
conditions
to
make
sure
that
it
meets
the
criteria
laid
out
in
code,
and
I
went
over
the
time
I
intended
and
I
want
to
leave
a
little
time
to
say
lean
to
go
over
to
the
agenda.
So,
commissioner,
gillespie.
B
So,
just
one
quick
point
on
the
lust
decision.
I
think
the
pivotal
part
of
the
record
from
pnz
that
the
court
cited
was
where
it
was
either.
Commissioner
story
or
commissioner
stevens
said
that
they
could
not
consider
any
parking
issues
so
rather
than
say,
we've
considered
them
and
we
don't
think
it's
important,
which
I
think
they
would
have
passed
muster
with
the
court.
B
Instead,
they
they
put
on
the
record.
We
cannot,
and
so
we
should
just
all
of
us,
be
careful
and
it's
really
hard
to
do
sometimes
to
not
exclude
any
set
of
reasoning
or
fact
pattern
or
any
logic
tree
from
our
discussions
categorically,
because
it's
pretty
clear
that
that
was
the
problem.
In
that
case,.
A
C
All
right,
we
are
running
out
of
time,
so
save
any
questions
for
james
for
next
month.
I
think
that
it's
always
good
to
go
through
these
kinds
of
refreshers
with
the
commission,
because
your
your
service
does
matter
considerably,
especially
when
it
goes
through
judicial
review
or
up
to
council
or
anything
like
that,
so
making
sure
that
you
know
we
always
provide
a
good
record
and
it's
and
it's
on
a
sound
judgment.
C
So
thank
you
mary
for
your
time.
Well,
I
guess
you're
still
hanging
out
with
us.
So
don't
don't
go
all
right.
Really,
quick!
We've
got
quick,
just
a
quick
agenda.
Tonight.
We've
got
minutes
for
january.
To
approve
number
one
is
cop20-63
on
u-stick
electronic
message
display
sign
we're
recommending
approval,
we're
not
aware
of
any
opposition,
so
we
can
try
for
the
consent
agenda.
C
Number
two
zoa
20-3
is
an
amendment
to
the
development
code
for
demolition.
We
always
try
to
hear
code
amendments.
We
did
receive
some
late
correspondence,
so
we
we
might
have
one
or
two
people
tonight,
but
I
think
it
should
be
fairly
quick.
Then
the
main
event
number
three
cer
20-25-
is
a
rezone
on
boise
avenue.
In
protest.
C
If,
if
you
remember
a
year
ago,
we
saw
this
project,
so
it's
coming
back
at
us
and
we
have
a
few
people
signed
up.
I
have
a
feeling
that
there
will
be
more
online,
so
that'll
be
the
main
event
tonight.
We
do
have
two
neighborhood
associations
that
are
wanting
to
speak.
Southeast
neighborhood
association
is
the
main
neighborhood
association
on
record,
but
the
depot
bench
is
nearby,
so
we
need
to
make
sure
that
we
either
split
the
time
accordingly
or
ask
depot
bench
to
take
just
three
minutes.
C
F
You
don't
think
depot,
I'm
sorry,
you
don't
think
south.
C
Or
the
five,
if
we
split
it,
probably
ten
ten.
F
C
C
C
Everyone
from
the
public
entering
the
hearing
has
been
automatically
muted
and
cannot
speak
as
the
item
you
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.
C
After
that,
we
proceed
to
public
testimony,
starting
with
those
who
are
in
person
which
we
don't
have
anyone
here
tonight
then,
who
signed
up
on
the
online
sign
up
sheet
in
advance
and
then
anyone
else
who
raises
their
hand
virtually
if
you
are
attending
through
your
telephone,
you
can
type
in
star
9.
To
raise
your
hand,
each
member
of
the
public
is
allowed
up
to
three
minutes
for
testimony.
C
We
are
strict
with
this
time
as
it
is
limited
in
code.
Finally,
the
applicant
is
allowed
five
minutes
for
rebuttal,
after
which
the
hearing
will
be
closed
and
the
commission
will
deliberate
and
render
a
decision.
Tonight's
agendas
and
proceedings
might
have
a
bit
of
a
delay
as
we
all
navigate
through
the
technology.
C
F
F
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's
important
that
you
give
your
name
and
address
when
you
testify
tonight.
F
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
moments
ago
by
with
staff,
applicant
neighborhood
association
and
then
the
public
testimony.
D
F
Thank
you
without
objection.
I
will
place
the
minutes
from
january
4th
2021
and
also
the
minutes
from
january
8
2021
on
the
consent
agenda.
The
other
item
for
the
consent
agenda
is
item.
Number
one
is
the
applicant
present.
This
is
cup
20-63
for
idaho
electric
signs
at
9950,
west
eustic
road.
If
the
applicant
is
present,
please
raise
your
hand.
F
Okay
again,
this
is
I'm
looking
for
the
applicant
for
maybe
dan
collin
conlan.
I
don't
see
him
on
so
not
seeing
him.
I'm
still
going
to
place
item
number
one
on
the
consent
agenda,
madam
sure
yeah.
If
we
can
ask
if
there's
any.
F
F
Second
great,
we
have
a
second
from
commissioner
finfrock.
Will
the
clerk
please
call
the
vote,
and
I.
F
Okay,
the
first
item
up
is
item
number
two.
This
is
zoa20-3
for
boise
city
planning
and
development
services.
This
is
an
amendment
to
section
11-3-4-11
of
the
development
code.
So
up
first
we'll
hear
from
staff
and
please
go
ahead.
Mr
riddle.
F
H
Okay,
so
we're
pleased
to
be
proposing
an
amendment
to
the
development
code
this
evening,
that's
related
to
the
demolition
of
select
structures
in
the
city,
as
most
of
you
are
sure
aware,
there's
been
a
growing
concern
over
the
loss
of
buildings
in
our
community.
H
H
These
activities
also
often
send
materials
that
might
other
otherwise
be
used
directly
to
the
landfill
that
wasteful
and
certainly
outdated.
Practice
is
inconsistent
with
the
city's
broader
goals,
around
sustainability
and
then
finally,
structures
that
are
potentially
significant
from
a
historic
perspective
are
b
are,
are
being
or
have
been
demolished
without
any
any
review.
H
Our
ability
to
regulate
demolition
activity
outside
of
the
historic
districts
is
certainly
limited.
Until
recently,
a
demolition
permits
were
actually
issued
over
the
counter
in
days,
if
not
hours.
You
probably
recall
a
code
amendment
recently
that
required
staff
level
review
for
demolition
for
structures
in
the
d
or
design
review
overlay.
H
H
So
the
current
amendment
again
would
it
would
apply
to
properties
located
outside
the
historic
and
design
review
overlay.
Overlays.
Much
like
the
amendment.
You
saw
a
while
back
for
design
review.
It
will
require
administrative
review
prior
to
demolition
of
any
multi-family
residential
commercial
office
or
industrial
building,
regardless
of
the
zoning
district
or
overlay,
and
it'll
also
require
the
review
for
demolition
for
any
single
family
residence
that
was
constructed
more
than
50
years
ago.
H
F
Thank
you,
cody.
Okay,
since
the
since
staff
is
the
applicant
we'll
move
along
and
do
we
have
questions
from
the
commission
for
staff
on
this.
I
H
Madam
mayor,
I
almost
said
counselor
commission,
commissioner
finfrock
a
little
out
of
practice
with
y'all.
You
know.
I
think
that
certainly
would
be
fine
to
include
something
like
that
in
a
motion.
If
you
were
to
move
to
approve
this
evening,
we
we
just
considered
office
commercial,
industrial
kind
of
our
broad
land
use
categories.
Certainly
the
intent
there
would
be
to
to
include
those
other
types
of
buildings.
But
if
the
commission
feels
it's
important
to
call
those
out,
I
think
that
would
be
just
fine
to
include
in
a
recommendation.
I
H
Madam
chair,
commissioner
finfrock,
I
I
do
think
it's
important
and
no,
if
you
include
that
in
your
motion
this
this
amendment
could
proceed
to
counsel.
Just
with
that
change.
E
Manager,
commissioner,
moore,
so
what
is
intended
to
happen
during
this
15-day
administrative
approval?
Is
there
kind
of
some
questions
that
an
applicant
might
expect
to
receive?
E
H
Madam
chair,
commissioner,
moore,
that's,
that's
a
good
question
a
little
a
little
of
all
of
that,
honestly.
We
would
upon
receiving
these
applications.
We
would
transmit
for
comment
to
the
neighborhood
association
and
some
of
those
other
agencies
that
I
mentioned
where
they
have
the
opportunity
to
provide
input
and-
and
you
know
just
that-
there's
transparency
honestly
around
demolition,
where
today,
folks,
don't
know
something's
being
demolished
until
you
know
the
equipment
shows
up
and
the
structure
is
gone.
H
You
know.
If
the
project
involves
the
displacement
of
residents,
it
would
allow
us
to
engage
engaged
folks
and
if
something
is
still
to
be
demolished,
you
know
perhaps
look
at
opportunities
to
help
those
that
are
being
displaced
really
just
to
have
those
have
those
conversations.
But
yes,
the
application
materials
would
be
transmitted
to
those
groups
immediately
upon
receipt
and
then
they'd
have
that
two-week
window
to
provide
us
with
with
comment.
E
Manager,
commissioner,
it's
a
follow-up
so
in
this
comment,
how
are
these
kind
of
just
kind
of
conversations
or
are
they
conditions
of
approval
for
a
demolition
that
you
might
be
held
held
to
follow,
or
is
there
some
middle
ground?
To
that
I
mean,
how
is
how
final
would
these
comments
be.
H
Madam
chair,
commissioner,
moore
probably
in
terms
of
conditions,
I
can
see
scenarios
where
we
condition
you
know,
and
these
are
demolition
permits
where
there's
not
a
specific
project
proposed.
So
you
see
conditions
where
to
require
the
site
to
be
restored
to
you
know
to
a
to
a
safe
condition.
H
Things
like
that.
If,
if
there
were
situations
where
you
were
maybe
demolishing
a
historic
historic
structure,
we
could
perhaps
put
conditions
that
that
allowed
it.
I
think
this
commission
included
something
on
a
conditional
use
permit
recently
on
the
fly
for
a
project
music
subdivision,
where
it
allowed
a
preservation
group
to
go
in
and
and
document
what
was
being
demolished.
You
know
photo
documents
it.
It
creates
those
kind
of
opportunities
that
we
just
don't
have
now.
F
F
F
F
J
J
Zoa20-0003
the
demolition
delay.
We
are
glad
to
see
a
demolition
delay,
be
put
into
place
to
help
protect
the
historic
districts
and
structures
that
are
more
than
50
years
old.
Putting
a
14-day
delay
on
a
demolition
is
not
going
to
make
or
break
a
project,
and
it
seems
a
reasonable
request
to
allow
the
city
time
to
see
if
there
are
any
other
alternatives
to
demolition,
to
make
sure
the
structure
isn't
a
landmark
or
contributing
in
some
other
way
and
to
be
able
to
document
any
possible
historic
resources.
J
J
The
one
thing
that
ena
would
request
is
that
any
neighborhood
association
be
notified
of
any
demolition
request
within
their
boundaries.
It's
much
better
for
a
neighborhood
association
to
have
that
information
before
a
demo
is
done.
There
may
be
times
when
the
neighborhood
association
has
questions
or
comments
or
concerns,
and
it
would
be
nice
if
they
were
given
that
opportunity
to
express
those
concerns.
J
F
Thank
you,
sheila.
Is
there
anybody
else
that
would
like
to
speak
on
this
item
tonight?
Please
virtually
raise
your
hand,
great,
we'll
go
to
jody
hall
and
again,
if
there's
anybody
else,
please
go
ahead
and
get
those
virtual
hands
raised
and
we'll
just
move
on
down
the
list
so
jody
once
you
yeah,
it
looks
like
you're
good
to
go
now
once
you
unmute,
please
start
with
your
name
and
address
okay.
K
There,
I
am,
my
name
is
jody
hull
and
I
live
at
7916
west,
queen
court.
I
wasn't
really
prepared
to
talk
on
this
topic
tonight,
but
I've
been
involved
in
trying
to
get
this
kind
of
ordinance
passed
since
they
demolished
the
coal
school
many
years
ago.
So
I'm
happy
to
see
it's.
K
Finally,
finally,
finally
getting
out
there-
and
I
haven't-
had
a
chance
to
really
look
through
the
final
version
here,
but
I'm
a
little
concerned
about
the
two
weeks
notice,
because
things
happen
so
fast
in
the
city-
and
I
know
my
neighborhood
association
is
a
little
slow
on
getting
involved
in
things
they
like
to
meet
and
talk,
and
so
I
don't
know
if
two
weeks
is
really
gonna
be
enough.
You
know
probably
minor
buildings
but
any
kind
historic
building.
K
That's
that's
a
pretty
short
amount
of
time
to
like
get
your
group
together
and
get
your
notes
together.
So
I
don't
know
if
it's
possible
to
change
that
now
or
but
you
know
seems
like
a
month.
K
30
days
would
be
a
little
more
reasonable,
but
and
then
I
don't
I
haven't
like
I
said
I
haven't,
had
a
chance
to
look
through
all
the
details,
but
I'm
glad
to
see
at
least
something
is
going
forward
because
we
sorely
need
that
in
this
town,
like
you
said,
I've
seen
permits
pulled
one
in
the
morning
and
then
the
building's
down
by
night
and
nobody
like
preservation,
idaho
and
any
of
the
historic
groups
that
even
heard
about
it.
K
So,
and
so
I
don't
know,
if
that's
a
requirement
too,
that
certain
groups
be
notified.
If
it's
a
historic
building
our
neighbors,
you
know
300
feet,
I
don't
I
don't
know
what
what's
going
to
be
required
actually.
So
that
was
just
my
main
comment
right
now.
Thank
you.
K
F
Do
we
have
anybody
else
that
would
like
to
speak
on
this
item
tonight?
Please
virtually
raise
your.
F
Hand:
okay,
seeing
nobody
else,
we
will
go
back
to
staff
for
a
five
minute
rebuttal
as
the
applicant.
H
F
Thank
you
cody
great
well
with
that
we'll
close
this
portion
of
the
hearing
and
the
items
before
the
commission.
I
Madam
chair,
commissioner
finfrock,
I
recommend
approval
of
zoa
20-3,
along
with
the
recommended
and
standard
conditions
of
approval,
with
the
addition
of
the
administrative
approval
to
include
agricultural
and
religious
buildings.
E
F
Great,
we
have
a
second
from
commissioner
mora.
Is
there
discussion
you
want
to
kick
it
off,
commissioner
finfrock.
I
Sure
you
know,
I
think
this
is
just
pretty
straightforward.
I
I
can
appreciate
the
14
day
notice,
but,
like
cody
pointed
out,
there's
going
to
be
lots
of
opportunity
to
appeal
if
somebody
doesn't
agree
with
the
city's
decision,
so
I
think
that
it's
great
that
we're
getting
this
actually
on
the
record
and
that
they
have
a
chance
to
have
a
say
in
their
neighborhood.
F
Okay,
so
we
have
a
motion
to
recommend
approval
for
zoa
20-3
to
include
also
agricultural
and
religious
buildings.
Will
the
clerk
please
call
the
vote
dead.
F
C
G
C
All
right,
commissioners,
the
item
this
item
before
you
tonight
is
a
request
for
a
rezone
with
a
development
agreement
at
1909
and
2001
west
boise
avenue.
The
site
is
on
the
edge
of
the
downtown
and
southeast
planning
areas
and
adjacent
to
the
boise
state
campus.
At
the
intersection
of
boise
avenue,
protest,
road
and
beacon
street.
C
C
C
C
The
ro
zone
is
present
in
the
neighborhood
across
the
street,
and
the
project
report
analyzed
the
current
zones,
the
proposed
zone
and
other
potential
zones,
and
there
are
different
allowances
with
regards
to
setbacks
and
density.
I
won't
go
through
all
that
analysis
again,
but
in
summary,
the
height
setbacks
and
density
proposed
with
this
project
are
very
closely
aligned
with
other
potential
zoning
districts
such
as
the
r3,
the
c1
and
the
c2
zones.
C
C
The
minimum
parking
required,
the
minimum
bikes
bicycle
parking
required,
making
sure
those
two
alternative
transportation
options
are
included
that
one
access
point
is
taken
for
vehicular
access
included,
a
few
other
uses
that
could
go
in
that
corner
space
to
try
to
get
class
2
trees
along
the
streets
when
possible.
Depending
on
what
fires
fire
department
requirements
are
for
aerial
apparatus
and
then
tree
mitigation
for
176
caliber
inches,
either
on
the
site
or
off
site
within
two
miles
of
the
site.
C
There
have
been
neighborhood
concerns
which
were
similar
with
the
project:
the
last
go-round,
including
height
density
parking
and
traffic,
the
existing
vegetation,
the
drainage
facility
and
a
loss
of
affordable
housing.
C
C
C
Some
believe
there
should
be
one
parking
space
per
bedroom,
but
the
concept
complies
with
parking
standards
and
the
site
location
has
so
many
amenities
nearby
within
walking
distance,
which
will
encourage
residents
to
walk
and
bike.
The
project
is
also
including
those
modes
of
alternative
transportation
and
provides
triple
the
amount
of
required
barc
required
bicycle
parking.
C
Many
trees
on
the
site
are
in
poor
health,
while
others
are
in
excellent
condition
and
certainly
add
to
the
urban
tree.
Canopy
of
the
neighborhood.
Typically,
mitigation
is
required
only
for
right-of-way
trees,
but
the
planning
team
is
recommending.
Mitigation
occur
for
the
healthiest
of
trees,
which
comes
to
about
176
caliber
inches.
C
As
for
the
drainage
facility,
there
was
a
comprehensive
letter
from
drainage
district
number
three
that
went
into
the
detail
about
drain
a
I
believe
they
are
also
in
attendance
tonight,
as
is
standard
for
most
facilities.
The
relocation
will
be
reviewed
by
public
works
department,
as
well
as
the
drainage
district
to
ensure
the
improvements
meet
their
standards.
C
Finally,
and
probably
most
importantly,
for
most
of
the
comments
that
you'll
hear
tonight
is
about
the
loss
of
affordable
housing,
we
certainly
aren't
promoting
demolition
or
the
removal
of
affordable
housing,
but
the
structure
is
not
historic
building,
nor
is
it
landmarked
and
because
you
just
recently
heard
our
proposal
for
demolition
ordinance.
C
This
hearing
with
the
rezoned
going
through
planning
and
zoning
commission
and
city
council
well
exceeds
the
two-week
proposed
for
the
code
amendment
that
you
just
heard
tonight.
We're
simply
reviewing
the
merits
of
the
change
of
the
zone
and,
as
you
know,
there
are
no
current
regulations
on
providing
affordable
housing
within
new
developments.
But
the
applicant
has
proposed
a
relocation
package
for
tenants
and
are
as
voluntarily
including
income
restricted
units.
C
So
the
tenant
assistant
package
would
be
a
minimum
six
months,
advance
notice,
they'd
work
with
a
management
company
and
find
a
new
home.
They
would
provide
funds
to
cover
the
increase
in
rents
that
may
incur
over
the
first
two
years
of
moving
out
and
an
affordable
option
to
return.
If
the
project
is
built
as
far
as
the
income
restricted
housing,
the
applicant
has
proposed
10
units
offered
at
60
percent
ami
for
the
first
three
years
of
operation
and
the
current
residents.
C
That,
let's
see
the
other
thing,
though,
is
that
there
we've
been
in
communication
with
our
housing
and
community
development.
Colleagues
and
the
the
project
is
likely
a
good
candidate
for
the
new
housing
incentive
program
which
may
make
these
10
units
available
for
15
years
at
different
ami
rates.
So
that's
that's
still
to
be
determined
depending
on
if
the
project
is
approved
and
if
funding
is
available
at
that
time.
But
there
are
other
alternatives
that
the
applicant
is
exploring.
C
We
think
it
best
to
take
it
out
of
the
development
agreement
and
instead
reference
a
income,
restricted
covenant
or
a
tenant
assistance
package.
Covenant
or
something
like
that,
because
these
terms
will
likely
change
over
time
depending
on
the
term
of
the
housing
and
to
have
to
go
through
this
whole
process
through
planning
and
zoning
and
city
council
to
change.
You
know,
80
ami
versus
60
ami
is
a
lot
of
red
tape,
so
we
would
recommend,
when
we
go
on
to
council,
to
remove
those
two
exhibits
from
the
development
agreement,
but
still
have
these
details.
C
The
applicant
is
here
and
can
fill
you
in
with
wherever
I
might
have
left
out
additional
information.
As
a
reminder,
the
planning
team
is
recommending
approval
of
the
rezone
and
you
can
modify,
remove
or
add
any
additional
conditions
to
the
development
agreement.
As
you
see
fit,
and
you
are
the
recommending
body
to
city
council
with
that
I'll.
F
Stand
for
any
questions,
thank
you
ceiling.
First,
we
will
move
to
the
applicant
and
we'll
start
with
20
minutes.
Ms
dalton,
do
you
think
it
will
be
enough.
L
L
Okay,
can
everyone
see
that
okay,
yes,
looks
good?
Thank
you.
Thank
you
well
good
evening.
Members
of
the
commission,
my
name
is
deborah.
Nelson,
I'm
an
attorney
with
gibbons
pursley.
My
address
is
601
west
bannock
street
in
boise,
and
I'm
here
on
behalf
of
the
applicant
collegiate
development
group.
Thank
you
to
celine
for
all
of
her
hard
work
on
this
application
and
this
project
for
her
detailed
presentation.
I
think
we'll
we'll
try
to
shorten
some
things
up
following
that
those
details,
we're
in
agreement
with
the
project
report
and
all
of
staff's
proposed
conditions.
L
L
Boise
has
the
lowest
vacancy
rate
in
the
top
100
markets
in
the
country.
The
pandemic
has
only
sped
up
the
in-migration
to
our
community.
The
high
demand
low
supply
is
causing
rapid
rent
growth.
Currently
at
16
per
year,
and
specifically,
more
housing
is
needed
to
support
bsu
students
and
bsu
employees.
L
L
L
L
A
lot
of
the
opponents
have
argued
fundamentally
that
a
re-zone
is
not
proper,
that
that
somehow
we're
unfairly
changing
the
rules
for
this
site,
but
in
fact,
when
a
site
is
redeveloping.
That
is
the
time
it
is
incumbent
on
both
the
applicant
and
the
city
to
look
to
the
city's
plans
for
what's
expected
here
in
the
future.
We're
not
measured
against
what
is
there
now,
and
this
site
in
fact,
is
redeveloping.
The
landowner
is
selling
the
property.
L
L
L
First,
it's
a
great
location,
immediately
adjacent
to
the
bsu
campus,
a
half
mile
to
the
green
belt
to
the
and
a
half
mile
to
the
vista
village
shopping
center,
a
half
mile
to
albertson's
grocery
store
1.1
miles
to
the
boise,
downtown
library
and
the
site
has
great
pedestrian
connectivity
into
the
bsu
campus.
It's
at
the
corner
of
a
signalized
intersection.
L
L
Further
support
for
denser
development.
Here
the
site
is
at
the
intersection
of
two
arterial
roadways
and
there
is
existing
transit
with
the
vrt
bus.
Stop
on
the
property
which
the
applicant
will
improve
with
a
new
shelter
and
benches.
The
site
is
also
just
a
few
blocks
away
from
the
free
bsu
shuttle
that
circulates
through
the
campus
in
downtown.
L
Blueprint
boise
also
suggests
that
higher
density
residential
uses
should
be
concentrated
at
the
core
of
the
activity
center
and
within
a
quarter
mile
of
transit
consistent
with
this
design
principle.
This
site,
along
with
the
other
corners
of
this
intersection,
is
at
the
core
of
the
activity
center
and
is
directly
adjacent
to
an
existing
transit.
L
L
The
project,
as
conditioned
in
the
d
a
is
also
compatible
with
the
surrounding
development.
The
site
is
between
commercial
zoning
at
the
corner,
in
r2
to
our
west.
Providing
a
nice
transition
between
the
two
zones
and
on
the
other
three
corners
around
us
are
the
bsu
campus
and
the?
U
district,
an
ro
district
and
r3
r1c
borders
to
the
south,
but
this
neighborhood
is
40
to
50
feet
above
the
site,
and
our
building
is
also
set
back
approximately
70
feet
from
that
property
line.
L
In
addition
to
those
surrounding
zones,
the
built
environment
is
also
compatible
and
supports
our
design.
The
proposed
building
height
at
three
stories
is
compatible
with
the
surrounding
development.
That
ranges
from
two
to
three
stories
and
up
to
four
to
five
stories.
Our
uses
of
residential
and
retail
are
also
compatible
with
the
adjacent
residential
and
commercial
uses.
L
The
project
will
provide
needed
housing
in
a
location
that
supports
denser
housing
development
and
that
denser,
development
in
turn,
will
reduce
the
impact
on
the
transportation
system
and
support
transit.
The
project
also
offers
a
commercial
space,
an
outdoor
gathering
space
and
improvements
to
the
transit
and
pedestrian
infrastructure
serving
the
entire
area.
L
I
want
to
address
a
few
of
the
comments
that
have
come
up
from
the
public
in
the
public
comment.
Letters
first,
traffic
neighbors
have
suggested
the
site's
traffic
has
never
been
fully
studied,
but
it,
but
it
has
for
the
prior
application.
The
applicant's
traffic
engineer
prepared
a
tis
achd
requested
additional
studies
as
well,
including
a
left
turn
lane
warrant
analysis
for
the
project
driveway.
L
The
traffic
engineer
did
that
study
and
also
performed
a
synchro
capacity
analysis
to
determine
whether
the
left
turn
lane
would
improve
operations
and
concluded
a
turn.
Lane
was
not
needed
and
may
also
be
constrained
due
to
the
available
right-of-way
achd
in
response
issued.
A
staff
report
last
september
with
no
site-specific
conditions
requiring
any
mitigation.
L
L
L
The
actual
functionality
of
boise
avenue
overall,
is
still
a
level
b
and
a
level
c
in
the
pm
that
are
both
well
above
the
allowed
levels
of
service
of
e
for
arterials,
but
achd
has
a
planning
threshold
for
this
particular
segment
based
on
its
design,
the
number
of
lanes
and
the
fact
that
it
doesn't
have
left
turn
lanes.
That
lowers
the
threshold
that
they
allow.
L
L
So,
for
all
these
reasons,
the
tis
again
did
not
recommend
any
mitigation.
Measures
are
necessary
for
this
project
parking.
Some
neighbors
have
complained
that
the
site
has
inadequate
parking,
but,
as
saleen
noted,
we
provide
15
more
parking
spaces
than
required
and
222
more
bike
spaces
than
are
required.
We
also
will
have
many
smart
alternatives
to
transportation
in
a
vehicle
such
as
car
share,
bike
share
and
scooter
charging
hubs.
L
The
applicant
will
preserve
the
historic
marker
for
the
oregon
trail
along
the
site's
frontage
and
finally,
I'm
going
to
turn
it
over
to
brandt
here.
I'll
just
mention
that
we
agree
with
saleen's
comments
about
the
affordable
housing.
If
we
are
accepted
into
that
program
with
the
council
for
incentivizing,
affordable
housing,
then
we
will
just
substitute
that
condition
for
the
program
that
we
have
already
offered
with
that.
M
Great
thank
you
deb
good
evening.
Commissioners.
Thank
you
for
time
this
evening,
collegiate
development
group
we're
we're
a
small
development
company
based
out
of
st
louis
missouri,
currently
have
17
employees.
We
develop
student,
housing
and
multi-family
housing
across
the
country.
Our
team
is
fully
committed
to
the
city
of
boise.
This
city
approved
our
first
project
on
myrtle
last
year.
We
started
construction
about
three
weeks
ago
and
we
we
plan
on
being
part
of
this
community
for
the
long
haul.
M
We
have
several
other
projects
that
we
are
pursuing
and
are
very,
very
passionate
about
being
part
of
the
boise
community.
In
addition,
cdg
has
two
really
guiding
principles.
Number
one
is
high
quality
design
that
is
contextual
with
the
market.
As
you
can
see
in
this
depiction
of
some
of
our
previous
projects,
every
every
project
is
unique.
Every
project
is
different
because
we
we
instruct
our
architects
to
really
you
know,
look
at
the
context.
Look
at
the
community
really
understand.
M
What's
going
on
around
them
before
they
put,
you
know
pencil
the
paper
when
they
start
designing
our
projects
and
the
second
is
being
a
good
community
partner,
and
you
know
we
we
engage
with
the
stakeholders.
We
meet
with
the
interested
parties,
a
lot
of
people.
You
know
we're
required
to
do
that,
but
one
thing
that
I
really
take
a
lot
of
pride
in
is:
is
we
listen
and
not
only
do
we
do
listen,
but
we
actually
we
make
changes,
we
incorporate
some
of
those
models.
M
M
We've
had
many
meetings
with
the
neighbors
existing
tenants,
bsu
cena,
the
core
city
staff,
and
we
tried
to
incorporate
their
input
and,
at
the
end
of
the
day,
I
believe
our
project
that
we're
proposing
to
you
is
is
better
than
what
it
was
when
we
first
want
to
go
over
a
couple
things.
I
know
some
of
the
council
members
or
commissioners
are
are
haven't,
seen
the
project,
so
I
thought
it'd
be
good
just
to
go
over
some
of
the
elevations.
M
You
know.
First,
you
know,
I
believe
our
architect
did
a
really
good
job.
You
know
designing
the
building
to
be
contextual
with
the
neighborhood.
M
We
made
an
emphasis
to
ensure
this
is
a
very
pedestrian
friendly
design
and
layout.
They
did
a
good
job.
We
believe
they
did
a
good
job
of
pushing
and
pulling
the
facades
to
really
create
some
nice
articulation
through
either
undulations
of
the
building,
or
you
know,
different
utilizing
different
materials
in
colors
to
break
up
the
facade.
M
I
incorporated
glazing
on
the
main
corner
to
give
transparency
from
the
street
level,
as
you
can
see
right
on
the
street
street
level.
What
you're
seeing
is
on
boise
ave
we've
incorporated
some
first
floor
first
first
floor,
walkouts
these
weren't
in
our
previous
plan,
helping
we
believe
it
helps,
increase
the
pedestrian
friendliness
of
the
building
and
creates
a
little
more
vibrancy
at
the
street
level.
M
Another
addition
that
we've
done
since
the
last
presentation
was
we've
added,
a
community
plaza,
a
neighborhood
plaza
onto
the
corner
of
protest
and
our
protest
and
in
boise
have
who
feel
like
this
would
be
a
nice
community
amenity
and,
in
addition,
and
I'll
go
over
it
in
a
second
we've
added,
some
neighborhood
retail
about
2
400
square
feet
of
neighborhood.
Retail
deb
did
a
phenomenal
job
of
describing
why
we
believe
our
project
should
be
should
be
approved
and
why
it
qualifies.
M
M
Yeah
and
one
of
the
main
reasons
for
the
retail
was
in
conversations
with
the
neighborhood:
they
were
they
really
liked
the
old
convenience
store
that
was
there,
so
the
request
was
for
maybe
a
bodega
or
a
coffee
shop.
So
we've
added
about
2
400
square
feet
of
first
floor
retail,
we've
added
the
first
floor,
walkout
units
and
the
community
plaza
to
address
some
of
the
neighbors
concerns
into
how
to
improve
their
view
and
improve
their
experience.
M
We've
modified
some
of
the
following
items:
we've
reduced
this
from
four
stories
down
to
three:
we've
changed
our
roof,
color
from
green
to
better
blend.
In
with
the
surrounding
tree
canopy,
we've
removed
all
of
our
condensing
units
from
the
roof
just
to
improve
the
views
that
the
neighbors
up
on
the
rim
have
or
the
mesa
vista
neighbors
to
reduce.
You
know
the
the
view
and
to
reduce
the
noise
pollution.
M
One
of
the
other
items
that
I
think
is
really
important
to
note
is:
we've
increased
our
rear
setback
by
about
20
feet
since
our
last
submission.
Now
our
building
is
about
70
feet
off
of
our
property
line,
but
I
think
more
importantly,
it's
a
at
minimum
120
feet
from
the
closest
house
on
the
mesa
vista
in
the
mesa
vista
neighborhood,
and
I
think,
we've
significantly
improved
our
solution
for
the
current
written
tenants.
M
Our
proposal
currently
provides
them
with
about
five
years
of
rental,
of
of
rental
assistance
to
maintain
their
current
rental
rates
and
saline
did
a
really
good
job
of
going
over
that
in
detail.
M
One
of
these
this
was
very
important
for
us.
We
want
to
be
very
sympathetic
to
the
conditions
that
that
we're
we're
impacting
and
want
to
make
sure
that
we're
we're
leaving
these
individuals
in
a
better
place
than
than
they
are
in
today.
So
I
think
we've
done
a
very
good
job
of
trying
to
put
a
tenant
assistance
package
together.
That
does
that.
G
M
Really,
I
don't,
I
think
that
was
really
all
that
I
had
saline
and
planning
staff.
I
just
wanted
to
thank
you
for
all
your
help
throughout
this
process
and
we
really
look
forward
to
developing
and
being
a
part
of
the
community.
Thank
you.
M
F
Thank
you,
mr
styles.
Okay,
so
next
I
understand
we
have
two
neighborhood
associations
that
would
like
to
speak
tonight.
So
let's
do
let's
split
that
20
minutes
and
we'll
do
10
minutes
each
starting
with
the
southeast
neighborhood
association
and
then
the
depot
bench
I
see
eric
has
his
hand
raised
there.
So
eric
just
give
us
a
moment.
While
we
switch
you
over.
C
Madam
chair,
if
I
could
ask
whoever's
for
attending
for
the
depot
bench
for
their
hand
to
be
raised,
so
we
can
yeah.
F
Okay,
do
we
have
somebody
present
representing
the
depot
bench
neighborhood
if
not
that'll,
simplify
it?
Okay,
so
I'm
still
just
seeing
southeast
neighborhood
association,
then.
F
Eric
once
you
once
you
unmute
here,
you
can
start
with
your
name
and
address
please,
and
it
looks
like
you'll
have
the
full
time.
We
don't
see
that
we
have
a
representative
from
depot
bench.
O
Well,
I
I
shouldn't
have
to
use
it
also,
I'm
eric
berg
1301
south
grand
ave
representing
the
southeast
neighborhood
association
chairwoman,
commissioners
living
in
one
of
the
first
areas,
south
of
the
river,
to
be
developed
with
houses
that
date
back
to
the
19th
century.
I'm
constantly
reminded
how
far
reaching
the
decisions
made
in
development
are.
O
The
successes
of
neighborhood
centers
often
hinge
on
just
a
few
projects,
as
their
lifespan
sets
the
course
for
the
next
50
to
100
years.
For
that
area,
the
council
and
commission
rightly
decided
to
deny
an
almost
identical
project
to
the
current
one.
For
that
reason,
it
didn't
fit
the
rules
and
the
vision
for
the
neighborhood
in
the
city.
O
The
southeast
neighborhood
association
votes
unanimously
to
deny
this
project
based
on
the
fact
that
it
does
not
meet
the
standards
of
the
code
and
has
not
addressed
the
reasons
for
its
previous
denial
in
the
letter
from
planning
and
developing
development
service
denying
the
project
on
october
14
2020.
O
O
Next
to
r1
zoning
right
next
to
r2
zoning,
the
only
ro
zoning
is
fairly
new
to
the
neighborhood,
only
had
been
inserted
in
the
last
five
years,
and
that
is
a
project
that
is
doesn't
have
any
buildings
up
against
it,
surrounded
by
roads,
this
prime,
putting
ro
next
to
r1
and
r2
and
not
r3
or
commercial.
Zoning
is
really
pretty
unprecedented.
O
O
The
letter,
also
from
the
city,
addresses
the
lack
of
mixed
use
in
this
project.
The
project
before
you
does
not
have
or
does
have,
retail
space
where
the
previous
one
did
not.
However,
the
amount
of
retail
space
it
has
is
approximately
1.1
percent
of
the
total
floor
space
and
that's
not
including
the
garage.
If
you
include
the
garage
as
floor
space,
it's
less
than
one
percent
of
the
overall
project.
O
O
Commercials
desperately
needed
in
this
area,
as
there
is
very
little
at
the
neighborhood
activity
center.
Currently,
this
project,
in
fact,
would
eliminate
the
commercial
that
exists
in
the
former
maverick
station,
which
most
convenience
stores
are
about
approximately
2
400
square
feet
and
replaced
it.
So
this
before
you
doesn't
actually
net
any
additional
commercial
to
the
neighborhood.
O
O
Another
reason
for
rejection
of
the
previous
project
was
the
lack
of
diversity
in
housing
times.
The
dominance
of
student
oriented
housing,
four
to
five
bedroom
dormitory
style
setup
was
a
concern
of
many,
the
last
go-around
and
over
the
course
of
this
process.
The
design
which
the
applicant
shows
has
changed,
but
it's
largely
remained
dominant
by
this
student-focused
housing.
The
four
designs
that
have
been
proposed
have
had
approximately
20
percent,
approximately
30
percent,
approximately
27
and
approximately
22
of
the
beds
that
are
in
a
more
traditional
apartment
arrangement
and
not
in
a
dormitory
arrangement.
O
Not
only
has
the
applicant
not
addressed
this
concern,
the
current
proposal
has
only
22
percent
of
the
beds
in
the
non-dormitory
arrangement.
A
full
five
percentage
points
less
than
when
they
previously
came
to
you
in
the
city,
and
the
concern
was
that
it
was
too
dominated
by
student
oriented
beds,
so
they've
actually
gone
the
wrong
direction.
O
The
city
was
correct
to
reject
the
project
on
this
basis
of
lack
of
diversity
type
and
the
applicant
not
only
did
not
address
this
issue,
but
made
it
worse,
which
is
again
grounds
for
rejection,
and
it
is
not
that
we
don't
want
students
in
our
neighborhood
by
all
means
we
do
and
we
want
a
diversity
of
housing
types
that
allows
people
to
live
if
they're
a
student,
if
they're
someone
who
works
in
faculty
for
someone
like
me
who
sells
roofing,
but
at
the
end
of
the
day,
if
you
so
dominate
the
place
to
the
point
where
almost
80
percent
of
the
beds
are
in
a
student
oriented
fashion,
you
also
have
to
ask
yourself
is
those
22
percent
of
beds
that
aren't
likely
to
be
rented
by
anyone
who
isn't?
O
O
This
really
is
the
last
chance
for
us
to
get
any
mixed
use
or
commercial
along
this
corridor.
Without
a
commitment
to
have
mixed
use
in
this
development,
the
fate
of
the
neighborhood
activity
center
will
likely
be
in
name
only.
The
good
news
is
because
of
the
hard
work
of
the
council
and
commission.
O
O
Zoning
could
be
utilized
to
build
a
project
that
is
a
true
asset
to
the
city
and
the
neighborhood,
and
the
applicant
variety
of
commercial
spaces
built
underneath
residential
is
a
recipe.
That's
worked
in
boise
for
over
a
century
from
hyde
park
to
the
buildings
along
broadway
to
downtown
or
even
the
newer
bound
crossing.
O
The
city
made
the
right
decision
in
rejecting
the
previous
project
and
because
this
project
does
not
address
the
reasons
for
denial,
we
urge
you
to
reject
this
project
afterwards.
We
look
forward
to
working
with
everyone
to
figure
out
a
way
to
get
a
project
that
fulfills
the
city's
standards
and
goals.
Thank
you
open
myself
to
any
questions.
F
Thank
you,
mr
berg,
so
we
will
actually
now
move
to
questions
from
the
applicant
or
for
the
applicant
staff
or
for
the
neighborhood
association
questions
from
the
commission.
F
Maybe,
while
everybody's
getting
their
thoughts
together,
I
will
kick
it
off.
One
of
my
concerns
for
this
project
has
been
the
mix,
the
mixed-use
space
and
now
the
limited
mixed
use
space,
and
this
is
a
question
for
staff.
Our
comprehensive
plan
defines
an
activity
center
as
an
area
that
attracts
people
for
shopping,
work,
school,
recreation
and
or
socializing.
So
in
my
mind,
I
see
that,
as
you
know,
drawing
people
into
the
neighborhood
from
other
neighborhoods,
and
I
wonder
how
this
fits
into
how
you
see
this
fitting
into
that
definition.
C
Yeah,
madam
chair,
that's
a
great
question.
I
think
the
applicant
would
probably
have
some
thoughts
on
it
too.
Activity
centers
are
supposed
to.
You
know,
bring
the
neighborhood
into
these
centers
and
activate
the
space.
C
So,
while
this
is,
you
know
categorized
as
a
neighborhood
activity
center,
there's,
certainly
a
lot
of
draw
in
other
locations,
very
close
by
that's,
not
to
say
that
neighborhood
commercial
uses
or
retail
uses
are
important
in
this
area.
But,
as
the
applicant
mentioned,
you
know
that
maverick
site
has
been
sitting
vacant
for
quite
some
time
them,
including
that
retail
space
you
know,
was
a
direction
that
council
wanted
them
to
go.
C
You
know
if,
if
we
wanted
to
discuss
with
the
applicant
providing
more
retail
space,
that's
certainly
something
that
you
you
all
can
be
asking
questions
of
and
and
getting
the
take
from
the
applicant
tonight.
Thank
you.
L
Madam
chair,
may
I
also
weigh
in
on
that.
Yes,
please
go
ahead,
ms
nelson,
thank
you
very
much.
Well,
I
guess,
in
addition
to
what
saline
offered
I
would,
I
would
make
a
few
additional
comments
that
your
neighborhood
activity
center
does
entice
people
in
and
around
into
this.
This
area.
L
A
neighborhood
activity
center,
though,
is,
is
designed
to
have
small
scale,
retail.
That's
the
terminology,
that's
used
in
your
comprehensive
plan,
it's
not
a
regional
destination,
and
I
think
the
idea
is
that
anything,
that's
pedestrian,
friendly,
neighborhood
scale
is
appropriate,
and
not
only
do
we
have
the
the
bsu
campus
next
door
that
creates
its
own.
You
know
center
of
activities,
but
we're
close
to
all
the
other
features
that
I
described
in
my
presentation.
L
I
think
the
way
that
we
plug
into
that
really
well
is
by
enhancing
that
pedestrian
connectivity.
So
we've
enhanced
our
frontage.
We've
provided
off-site
improvements,
we're
improving
the
transit,
that's
in
front
of
our
site,
and
we
have
added
that
neighborhood
scale,
commercial.
That
is
also
going
to
provide
a
community
gathering
space.
I
think
it
was
mr
ritman
one
of
the
existing
tenants
that
wrote
a
nice
comment.
L
Letter
and
talked
about
how
the
maverick
when
it
was
being
used,
used
to
be
the
local
gathering
space
for
everybody
to
go,
have
a
cup
of
coffee
and
that's
the
same
kind
of
thing.
We
heard
from
the
neighbors
at
the
council
hearing
where
they
were
asking
for
that
gathering
spot
either
a
market
bodega
or
a
coffee
shop.
F
Thank
you
yes
I'll
go
to
commissioner
gillespie
next,
please.
B
Thank
you.
This
is
a
a
question
for
both
the
staff
and
the
applicant.
Mr
berg,
in
his
testimony,
talked
about
the
ro
zone
and
basically
argued
that
it
doesn't
fit
in
this
particular
area
and
with
their
surrounding
zones.
B
The
city
seems
to
feel
otherwise
in
its
staff
report.
I'll
bet
you
miss
nelson
does
too.
So
I
wondered
if
you
could
rebut
that
argument
and
talk
about
why
you
think
the
ro
zone
does
fit
in
this
particular
spot
and
and
if
you
could
particularly
tie
in
you
know
the
zoning
and
the
facts
pertinent
to
this
exact
site.
I'd
be
grateful.
Thank
you.
C
C
You
know,
I
think
I
think
it's
a
fair
statement
to
say
that
the
ro
zone,
just
the
ro
zone,
would
be
too
intense
and
too
much
for
the
site.
Hence
the
inclusion
of
the
development
agreement.
C
You
know
technically,
the
ro
zone
could
go
up
to
65
feet
if
there
wasn't
residential
nearby
and
the
density
is
87
units
per
acre
and
the
proposal
right
now
is
at
53
units
per
acre.
I
believe
I
remember
I
so
we're
not
saying
that
the
ro
zone,
just
a
blanket
r
o
zone,
would
be
appropriate
here,
but
the
mechanism
you
know
our
our
code
is
outdated.
We
are
going
through
a
code
rewrite
right
now.
L
Madam
chair,
commissioner
gillespie.
So
in
addition
that
I
just
add,
I
mean
the
the
purpose
of
the
aura
zone.
One
of
one
of
the
stated
purposes
is
to
allow
higher
density
development
of
residential
or
office,
and
so
it
really
is
geared
towards
allowing
that
more
intensity
of
use.
L
What
I
was
trying
to
do
is
show
that
it's
not
just
the
ro
zone.
It's
not
alone
that
the
policies
as
a
whole
are
really
gearing
all
that
density
towards
the
core
of
an
activity
center
where
there
is
existing
transit,
where
you
have
arterials,
where
there
are
pedestrian
connectivity
and
improvements
that
are
made
and
all
of
the
other
features
of
the
design
that
really
meet
those
elements.
The
buildings
right
up
to
the
street,
the
outdoor
gathering
space,
all
of
those
things
really
feed
into
why
the
ro
zone
works
in
this
location.
L
It
was
planned
for
and
the
scale
that's
designed
here
works
here.
We
do
have
ro
directly
across
the
street.
We
have
r3
across
the
street
that
has
very
comparable
design.
We
have
a
nice
blend
in
between
those
two
between
ro
and
r3,
and
then
the
r2
on
the
other
side
of
us.
We
create
that
transition
and
that's
another
purpose
for
the
aura
zone.
It
kind
of
creates
a
transition.
It
is.
It
has
become
kind
of
a
catch-all
zone
as
silly
mentioned.
L
So
I
think
that's
you
know
it
answered
your
question.
Why
is
the
ro
zone
appropriate
here?
Well,
because
you
decided
it
was
appropriate
here
when
you
planned
it,
and
your
comprehensive
plan
calls
for
the
level
of
intensity
and
design
that
you
see
in
our
conditions
of
approval
and
with
the
project
that's
going
into
that
zone.
So
I
hope
that
answers
your
your
question,
commissioner.
B
So,
just
to
get
on
the
record
so
we're
limiting
the
height
of
this
zone
by
the
development
agreement
to
35
feet.
Can
you
discuss
how
that
height
limit
relates
to
the
r3
zone
across
the
street
and
the
r2
zone
kind
of
kitty
corner
and
just
how
that
35
feet
sort
of
factually
relates
to
the
other
zones
immediately
in
the
area.
B
C
Yes,
sorry,
I'm
trying
to
get
my
notes
just
to
make
sure
I
have
this
right.
So,
madam
chair
commissioner
gillespie
you're
you're
wanting
to
know
the
heights
of
the
other
zones.
C
So,
madam
chair,
commissioner,
gillespie,
the
r2
zone
and
the
c1
zone
are
35
feet.
Height
limits
the
potential
other
zones
that
you
know
they.
They
could
have
potentially
rezoned,
two
or
r3
and
c2,
which
is
45
feet
and
then
potentially,
pc
or
pedestrian
commercial,
which
would
have
been
50
feet.
I
C
Well,
you're
good,
madame
madam
chair,
commissioner
finfrock,
so
in
the
packet.
The
current
zoning
as
it
is
today
is
split
between
r2
and
c1,
and
so
in
total
there
could
be.
I
have
a
slide,
maybe
that
would
help
hold
on
and
you
can
see
the
numbers.
B
C
I
So
follow
up
to
that,
so
the
city
did
say
that
the
reason
that
they
did
not
approve
the
last
project
or
the
last
application
was
because
of
the
home,
and
I
have
it
somewhere
in
my
notes.
I
think
they
specifically
said
it
was
due
to
the
incompat
cap
incompatibility
of
the
r
o
zoning,
and
so
this
project
is
different,
then,
because
it
actually
now
has
a
development
agreement.
Is
that's
what
I
mean.
Is
it
my
understanding
that
that
is
what
changed
with
this
application
and,
of
course,
the
hype,
implementation
and
whatnot.
C
C
I
believe
the
incompatibilities
that
council
referenced
was
the
mix
of
housing,
as
well
as
the
density
being
a
transition
between
the
two,
the
neighborhoods
between
bsu
and
and
the
rest
of
the
neighborhood
to
the
south,
and
let's
see,
I
think
I
already
said,
mix
of
housing
that
the
activity
center
was
not
being
activated
and
that
there
needed
to
be
a
mix
of
uses
and
that
little
attention
was
provided
for
pedestrian
and
bicycle
facilities,
and
tree
mitigation
was
not
adequately
addressed.
C
So
all
of
those
things
were
why
council
eventually
recommended
denial
or
denied
the
project.
B
So
while
everyone's
reloading
I'd
like
to
ask
eric
a
quick
question,
so
eric
are
you
still
there?
I
am
hi.
So
in
your
presentation,
you
talked
a
lot
about
student,
focused
housing
and
you
use
some
percentages
and
I
was
just
wondering
you
know
what
is
your
definition
of
student
focused
housing
and
how
did
you
arrive
at
that
and
then
you
used
reference
to
number
22
based
on
that
definition,
could
you
just
sort
of
go
through
what
you
mean
by
student
oriented
housing
versus
whatever
the
opposite?
O
Yeah,
so
what
I
did
was
I
looked
at
only
the
units
in
this
project
that
were
four
or
five
bedroom
per
unit.
Those
are
traditionally
a
dormitory
style
thing.
We
don't
generally
see
many
apartments
that
have
you
know
four
or
five
bedrooms
and
four
or
five
bathrooms.
That
is
a
dormatory
style
student
oriented.
You
know,
however,
you
want
to
term
it.
O
So
what
I
did
is
I
took
the
total
number
of
beds
in
the
project
and
then
took
the
number
of
beds
that
were
in
one
two
and
three
bedroom
units,
because
those
are
more
traditionally,
you
know
they're
far
more
versatile
parts
of
housing,
and
I
just
did
a
quick
ratio
and
if
you
do,
the
math
it
comes
out
to
about
22
of
the
beds
are
in
more
traditional
units
versus
in
the
dormitory
style.
Four
and
five
bedroom
units.
O
Well,
I
did
it
based
on
the
number
of
beds,
because
at
the
end
of
the
day,
the
number
of
beds
is
the
number
of
people
that
you're
going
to
have
in
the
in
the
building,
and
so
let's
see,
there's
575
or
545
right
times,
22..
So
there's
approximately
120
beds
that
are
not
that
are
not
student
oriented
and
then
420.
O
Some
odd
beds
that
are-
and
you
know
when
you
have
those
kind
of
ratios
in
an
area
it's
it-
does
make
it
fairly
likely
that
the
rest
of
those
beds
will
be
filled
by
students
as
well,
because
you,
you
know,
80
of
the
people
living
in
the
building
are
of
that
same
demographic
right.
L
Madam
chair,
may
I
also
address
that
question.
Please
go
ahead,
ms
nelson,
thank
you
very
much,
commissioner
gillespie.
I
I
guess
I
would
also
note
a
few
things
to
put
this.
The
the
unit
mix
in
context
the
the
applicant
could
meet
the
the
zoning.
That's
on
the
property
now
at
43.5
units
per
acre
if
they
developed
similar
to
more
traditional
student
housing.
L
That
just
has
four
and
five
bedroom
units,
and
so
they
are
purposefully
trying
to
create
a
mix
that
does
appeal
to
a
broader
spectrum
and
the
fact
that
they're
they
are
likely
to
attract
student
housing
and
are
you
know,
have
the
amenities
that
would
be
appealing
to
students
is
not
surprising,
given
the
demand,
the
unmet
demand
by
students
in
this
area
and
the
location
being
right
next
to
bsu.
L
It
really
is
a
great
location
to
provide
housing
that
would
appeal
to
students,
but
it's
also
designed
to
appeal
to
others
with
the
the
walk-out
units
in
particular.
L
That
was
a
change
designed
to
create
a
different
access
point
to
create
that
streetscape
presence
to
allow
and
perhaps
entice
a
different
type
of
resident
here
now
they
may
still
be
a
young
worker
or
professional
that
works
downtown,
and
so
they,
like
the
environment,
that's
created
here,
or
they
may
be
somebody
that
a
professor
or
a
traveling
professor
at
bsu,
that
needs
some
kind
of
short-term
housing
that
likes
that
proximity.
L
But
that
was
really
what
we
heard
from
the
council
is
they
they
thought
there
was
a
good
mix
of
housing,
it
seemed,
but
they
wanted
to
see
how
it
would
appeal
to
others,
and
so
that's
really
what
this
the
walkout
allows
us
to
do
so
we're
meeting
the
student
housing
demand,
we're
also
meeting
demand
for
other
housing
types
and
trying
to
create
something
that
appeals
to
a
variety
of
individuals.
Looking
for
housing.
B
Adam
chairman,
madam
chairman,
one
last
question
for
commissioner
gillespie
so
to
the
to
the
applicant
or
or
eric
or
anybody,
so
how
many
so
there's
175
units
in
total.
How
many
of
the
units
are
one
two
or
three
bedroom?
What
we
are
now
calling
in
this
discussion
sort
of
traditional
units-
and
I
know
I
think,
that's
in
the
packet-
but
it's
not
easy
for
me
to
toggle
back
and
forth.
C
B
C
There's
madam
chair
commissioner
gillespie
there
I
believe
23
units
with
one
and
two
bedrooms.
B
F
So
this
is
while
we're
maybe
thinking
of
other
questions
we
did
have
our
second
neighborhood
association
join
us.
So
I'm
gonna
pause
on
the
questions
for
just
a
few
minutes.
While
we
move
to
mr
pickett
from
the
depot
bench
and
I'm
gonna
give
him
the
same
10
minutes
that
that
the
southeast
neighborhood
association
used
so
jim
will
start
with
10
minutes,
and
the
commission
will
be
able
to
ask
questions
again
to
staff
the
applicant
and
the
neighborhood
associations
once
he
completes
so
jim
once
you
unmute
here.
P
Madame,
madam
commissioner,
and
chair
and
other
commissioners,
I
appreciate
the
time
to
talk
to
you
this
evening.
I'm
sorry
for
being
like
had
some
technical
difficulties.
P
My
name
is
jim
pickett,
I'm
the
treasurer
for
the
depot
bench.
Neighborhood
association.
I've
been
involved
with
the
neighborhood
association
for
15
years.
P
My
address
is
3501
windsor
drive,
83705
we've
commented
on
both
the
on
both
opportunities
on
this,
the
first
project
and
the
second
project,
and
have
commented
in
both
the
planning
and
zoning
by
letter
to
the
planning
and
zoning
department
and
the
city
council
in
the
past
and
our
previous
letters.
P
P
The
developer
has
made
some
concessions
from
previous
designs
in
terms
of
adding
roughly
2
000
square
feet
of
retail
space
and
some
concessions
to
allow
displaced
residents
the
option
to
live
in
the
new
units
that
they
would
like,
but
we
feel
these
changes
are
minor
and
do
not
address
the
bigger
issues
at
hand.
P
The
retail
space
at
two
thousand
feet
is
one
percent
of
the
overall
project.
I
would
not
consider
that
mixed
use.
That's
just
predominantly
a
token
corner
shop
for
coffee.
P
We
don't
believe
this
would
definitely
would
not
classify
in
the
neighborhood
activity
center
concept.
Additionally,
after
three
years
time,
the
number
of
units
that
the
the
low-cost
units
that
are
proposed
in
the
project
would
be
lost
to
boise
forever.
Those
would
be
gone.
We
doubt
that
the
need
for
low-cost
housing
will
magically
disappear
in
that
time
frame.
In
fact
it
will
probably
increase.
P
P
P
P
Nothing
in
the
current
design
changes
that
in
compatibility,
it's
not
the
kind
of
development
really
that
was
outlined
in
blueprint
print
boise
and
there's
really
no
transition
between
this
development
and
any
of
the
houses
to
the
west
of
the
development.
P
The
developer
was
really
interested
in
the
project
and
having
it
be
an
asset
to
boise
in
the
neighborhood,
they
would
reach
out
to
the
neighborhoods
affected
and
ask
them
how
to
make
a
more
compatible
project
compatible
project.
We've
received
no
such
outreach
again.
We
request
planning
and
zoning
commission
to
deny
this
request
for
the
same
reasons
that
they
have
for
previous
iterations
of
this
project,
because
basically
it
is
the
same
project.
F
Thank
you,
okay,
great,
so
now
I'm
including
jim's
testimony
we
can
ask
questions
to
both
neighborhoods
applicant
or
staff.
If
the
commission
still
has
remaining
questions.
E
C
Madam
chair,
commissioner
moore
there
there
is
no
specific
measurement
of
mixed
use.
I
would
note
that
the
ro
zone
does
allow
for
mixes
of
uses,
even
though
they
might
be
conditional
or
prohibited
just
to
make
sure
that
there
is
some
activation
on
the
ground
floor
and
that's
limited
to
30
percent.
The
project
is,
I
believe,
just
under
10
for
that
mix
of
use.
E
Manager,
commissioner,
more
so
ten
percent
of
the
ground
floor
footprint
as
opposed
to
the
entire
the
gross.
I
guess.
C
E
So
in
the
zoning
code
and
blueprint
boise,
I
haven't
really
come
across
any
reference
to
student
housing.
Is
that
referenced
anywhere
in
the
zoning
code,
as
with
exception
to
portions
of,
I
guess,
the
bsu
master
plan
in
the
blueprint
boise.
C
Commissioner,
moore,
I
just
want
to
clarify
in
in
my
report,
it
does
say
providing
less
than
10
of
the
retail
uses
within
the
entire
project.
I
just
want
to
miss
make
sure
that
was
clear
for
the
record
that
it
was
not
10
there.
As
far
as
your
question
about
whether
student
housing
is
addressed
in
our
code,
it
is
not.
We
do
have
a
provisioning
code
that
five
unrelated
individuals
can
be
within
a
unit
but
past
that
we
don't
have
definitions
of
student,
housing
or
dormitory.
B
Thank
you
question
for
city
staff,
so
when
and
if
this
building
comes,
will
it
come
back
to
us
as
a
cup
with
if
the
ro
zone
goes
through.
C
B
Have
a
question
for
the
applicant
team:
so
would
it
be
fatal
to
your
proposal
to
increase,
let's
just
say,
double
the
amount
of
retail
space
by
eliminating
a
couple
of
those
walk-up
units
that
are
on
the
short
side
of
the
building?
I
think
there's
two
of
them
that
go
up
boise
ave
and
to
increase
the
amount
of
dedicated
retail
say
to
around
4
500
square
feet.
M
Madam
chair,
commissioner
gillespie,
I
think
we'd
be
open
to
it
as
a
condition
of
approval.
What
I
will
say
is
that
retail
environment
has
really
changed
over
the
last
10
12
months,
based
on
what
we
believe
is
very
marketable
out
there
right
now.
We
sort
of
see
that
2
400
square
feet
broken
up
into
really
like
into
two
spaces,
either
to
1200
square
foot
spaces
or
a
thousand
and
a
fourteen
hundred
square
space
square
footage.
M
Typical
starbucks
is
about
twelve
hundred
square
feet,
so
I
I
think
our
goal
is
to
make
sure
that
it's
markable
it's
marketable
and
then
it's
active
and
it
increases
vibrancy.
I'm
confident
if
it
was
4
500
square
feet,
we
would
figure
that
out.
It
would,
but
that
what
that
would
do
is
reduce
some
of
those
units.
Those
walk
out
units
that
we
think
are
really
attractive
to
help
increase
vibrancy,
but
at
the
end
of
the
day,
if
that's
what
the
neighborhood
wants
and
that's
what
the
community
wants,
I
think
we
can.
F
I
actually
have
a
question
for
the
neighborhood
associations
along
those
lines.
What
what
I
know
that
we've
talked
a
lot
about
mixed
use,
but
so
what
would
make
you
happy
to
see
here
yeah
what
would
fit
your
criteria.
O
Madam
chair
commissioners,
you
know,
I
think
any
additional
retail
over
what's
being
proposed
is
certainly
welcome.
I
know
there
have
been
other
projects
that
have
also
had
work
live
spaces
where
they
have
residential
over
the
top
of
commercial
that
can
be
rented
as
a
pair
for
small
offices,
small
businesses,
you
know
kind
of
the
what
they
used
to
do
on
on
broadway
in
hyde
park
back
in
the
day.
That,
especially,
is
something
we'd
be
very
excited
to
see.
P
I
would
just
I'd
I'd
second,
that
I
think
it
would
be.
I
think,
the
the
the
idea
there
is
that
it
would
be
a
destination
for
not
just
the
people
coming
out
of
the
building,
but
could
be
a
destination
for
others
in
the
neighborhood.
For
dining
or,
like
you
know,
a
coffee
there.
There
really
isn't
any
thing
on
that
part
of
town
for
that
kind
of
there's,
big
judds
and
that's
really
it
even
even
a
walk-up.
P
You
know,
even
a
even
a
walk-in
c-store,
like
you
know,
with
the
bodegas
downtown
would
be
would
be
amenable
something
that
people
could
in
the
in
the
area
could
use.
That
would
be
more
than
just
for
more
than
just
for
what
is
essentially
going
to
be
500.
Students.
F
O
I'm
sure,
commissioners,
I
mean
you,
I
would
have
to
you,
know
kind
of
see
what
that
would
look
like
where
the
height
would
be
added.
You
know
so
I
mean
it's
it's
not
something
that
we
would
be.
You
know
100
dead
set
against,
but
it's
kind
of
double
in
the
details
with
that
kind
of
thing,.
P
No,
probably,
we
would
probably
be
more
more
against
it
since
our
neighborhood,
you
know,
there's
there
are
residents
on
the
rim
that
are
directly
impacted
by
the
hype.
D
F
E
C
I'm
chair,
commissioner
moore
the
the
current
drain
would
be
relocated
to
the
rear
of
the
property
and
and
that's
where
they
show
a
path
on
the
landscape
plan,
plus
some
bicycle
parking
in
the
back.
C
So
I
don't
believe
the
applicant
can
confirm,
but
I
don't
believe
the
drain
is
or
the
there
that
there
is
a
building
on
top
of
the
drain,
because
there
there
will
need
to
be
easements
for
access
and
maintenance.
F
Commissioner,
moore,
oh
and
then
was
this
in
regards
to
the
same
question:
ms
nelson.
Yes,
okay,
let's
hear
from
you
and
then
I'll
loop
back
to
commissioner
moore.
L
I
just
very
very
quickly,
commissioner
moore,
that
is
the
current
condition,
but
it
would
not
be
allowed
today.
That's
a
it's
actually
quite
unsafe
and
the
building
is
kind
of
crumbling
into
the
drain,
and
so
we've
been
working
closely
with
the
drainage
district
to
improve
that
condition
by
relocating
it
and
piping.
It
and
they've
been
supportive
of
that
effort,
and
so
that
that,
and
that
current
condition
couldn't
be
repeated
like
that.
F
Okay,
seeing
no
more
questions
we'll
now
move
to
public
testimony,
we
do
have
a
handful
of
people
that
signed
up,
but
I
think
what
would
be
helpful
is
just
to
if
you're
interested
in
speaking
on
this
item
at
all
tonight,
please
virtually
raise
your
hand
and
we
will
begin
to
make
our
way
down
the
list
and
then
I
will
cross
off
people
on
my
list
up
here,
as
I
see
them
so
again,
once
we
call
on
you
we'll
start
with
monica
fabi
up
here,
phoebe
at
the
top
of
my
list,
and
please
start
with
your
name
and
address
and
you'll
have
three
minutes
so
again,
if
you're
interested
in
speaking
on
this
item
tonight,
please
virtually
raise
your
hand
and
we'll
begin
to
make
our
way
down
the
list.
F
F
F
Q
My
name
is
monica
fabian
with
intermountain,
fair
housing
council.
We
have
my
address
to
630
south
curtis
road,
boise,
idaho,
and
I
am
we
have
intermountain
fair
housing
council
has
commented
in
the
other
other
iterations
of
this,
but
I
understand
that
they
no
longer
exist
on
this
record
and
so
we'd
like
to
go
on
the
record
to
say
that,
although
we
need
student
housing,
the
demolition
displacement
of
an
existing
community,
the
brassy
apartment
residents
or
the
ryden
bar
residents
is
unacceptable
and
contrary
to
blueprint,
boise
and
city's
fair
housing
plan.
Q
The
demolition
and
displacement
of
these
families
exacerbates
the
need
for
more
affordable
housing
in
boise,
including
affordable
housing
for
students.
We
welcome
the
city
and
bsu
being
part
of
the
solution
with
cdg
and
the
neighbors
to
save
this
affordable
housing,
while
creating
new
configuration
and
or
location
for
the
cdg
student
development,
on
the
property
or
on
property
near
bsu,
or
on
bsu,
or
the
city's
property
without
displacement
of
residents
and
demolition
of
affordable
housing.
Q
Oh
damn
it
in
their
student
project
at
a
new
location
configuration
as
not
all,
students
can
afford
the
rent,
nor
can
community
members,
students
and
community
members
are
facing
huge
debt
and
it
has
only
been
exacerbated
by
the
kobit
19
penny
data
pandemic.
Affordable
housing
will
make
it
work
unaffordable.
Housing
will
make
it
worse.
The
brassy
tenants
range
in
age
from
a
year
and
a
half
to
over
90
years
and
include
families
with
children
veterans
with
disabilities.
Q
The
city
of
boise
was
able
to
resolve
the
blue
valley
mobile
home
park,
the
at
atlasta
mobile
home
park
and
now
now
known
as
melody.
Thornton
residents
continue
resident
situations
in
this
fashion
and
it's
time
to
do
so
again,
it's
important
that
we
do
undo
our
systematic
use
of
planning
and
zoning
to
discriminate
by
gentrification
displacement
urban
renewal
and
the
like,
please
check
out.
Well,
we
can
send
you
an
article.
We
recommend
that
the
city
engage
in
a
collaborative
resolution
this
matter.
Q
This
is
about
a
group
of
people,
who've
had
a
place
to
live,
and
the
people
who
would
normally
move
into
those
places
as
these
people
move
out,
who
won't
be
able
to
utilize
the
space
the
way
it
is
existing
right
now.
This
is
perfect
housing
for
people
who
might
be
in
otherwise
high
density
difficulty
managing
that
sort
of
situation.
Thank
you
thank.
F
You
monica
great
so
next
we'll
move
to
sean
garrettson
and
once
you
unmute
sean,
please
start
with
your
name
and
address
and
you'll
have
the
three
minutes.
R
My
name
is
shawn
garretson.
I
live
at
2805
windsor
road
in
austin
texas,
I'm
speaking
tonight,
representing
the
landowners
immediately
above
the
site
up
on
the
bench
who
definitely
would
be
opposed
to
an
increased
height
with
commercial
by
the
way.
So
I
am
I'm
a
consultant.
I
work
all
over
the
country.
I
write
a
lot
of
comprehensive
plans,
land
development
codes
and
I've
done
a
lot
of
work
up
in
that
area
very
familiar
with
this
project.
R
I've
I've
testified
several
times
and
we
recommend
denying
on
two
points:
the
first
one
from
a
formality
perspective.
I
don't
believe
the
applicant
should
have
been
able
to
resubmit
until
after
october,
6
2021
and
then
the
second
one-
and
I
think
what
you've
heard
already
is
that
it
still
does
not
conform
with
the
comprehensive
plan
and
the
amount
of
commercial
space
that
they
have
is
a
very
paltry
amount
for
what
is
deemed
as
an
activity
center
in
the
comprehensive
plan.
R
Now
I
appreciate
what
the
applicant
said
about
being
a
community
member.
I
do
not
doubt
that
at
all,
but
they
weren't
part
of
the
community
when
the
comprehensive
plan
was
created,
and
that,
I
think,
is
one
of
the
most
important
things
for
the
planning
commission.
This
is
this.
Is
your
document
to
help
manage?
R
Is
that
a
lot
of
testimony?
A
lot
of
community
input
went
into
that
comprehensive
plan
and
this
identification
of
an
activity
center
at
this
location?
It
it
had
a
lot
of
connotation
to
that
that
designation
by
the
community
and
the
amount
that
2375
square
feet
of
retail
space
I'm
calling
that
mixed
use
it.
It
is
a
little
absurd
in
all
the
mixed
use
development
that
I've.
R
Seen
generally,
you
see
requirements
of
the
city
requiring
that
for
that
type
of
a
mixed-use
designation
that
at
a
minimum
50
of
all
the
ground
floor,
space
is
used
for
retail.
This
is
one
percent
of
all.
Of
of
all,
of
the
space
entirety
is
devoted
to
commercial.
It
is
just
not
enough
space
and
I
think,
one
of
the
gentlemen
suggesting
a
utilization
of
the
residential
units
for
live
work.
Space
specifically
for
artists.
I've
seen
that
work
very,
very
well
in
a
lot
of
communities
and
and
they
might
not
lose
any
of
those
residential
units.
R
I
think
that
can
be
a
really
good
option,
but
this
idea
of
an
activity
center.
I
think
you
really
need
to
understand
that
this
is
the
only
option
left
in
that
whole
area
as
a
redevelopment
opportunity
to
create
an
activity
center.
That
is
more
than
just
a
small
coffee
shop,
or
you
know
three
spaces
that
can
be
put
into
a
2400
square
foot
space
as
a
developer
set.
R
This
is
meant
as
an
area
that
is
a
gathering
place
for
more
than
just
the
residents
of
that
space
or
residents
across
the
street,
but
more
from
across
that
neighborhood
last
thing
I
want
to
just
say
on
the
housing
we
do
a
lot
of
affordable
housing.
We
got
the
president's
award
from
urban
land
institute
last
year
for
a
project
we
did
here
in
austin
and
we
write
affordable
housing.
I'm
just
going
to
say
that.
F
That's
the
end
of
the
three
minutes,
unfortunately,
okay,
next
we'll
hear
from
dixie
dijkman
just
give
us
a
moment.
While
we.
F
Sorry,
we'll
move
to
ryan
armbuster.
Please
start
with
your
name
and
address
and
you'll
have
three
minutes
once
you
unmute.
S
Thank
you,
madam
chair
members
of
the
commission.
My
name
is
ryan
armbruster.
S
S
The
current
drain
does
traverse
through
the
existing
housing
project
that
would
not
be
allowed.
Today.
The
plan
is
submitted
by
the
applicant
realigns
relocates
and
pipes
the
facility
at
the
edge
of
the
property
site.
We
submitted
a
number
of
pieces
of
information
and
material
to
the
commission
concerning
our
authority
and
our
ability
to
work
with
the
developer.
S
S
We
don't
make
decisions
on
land
use,
but
we
are
reaffirming
our
authority
to
consider
an
approval,
the
realignment,
relocation
and
improvement
of
drain
a
as
it
traverses
through
the
property.
We
look
forward
to
the
prospect
of
the
new
drainage
facility,
which
will
update
and
improve
the
current
journeys
facility
conditions
on
the
property.
We
will
continue
to
move
forward
with
further
discussions
with
the
applicant
to
comply
with
remaining
conditions
and
specifications
contained
in
a
future
drainage
agreement.
Thank
you.
F
F
Okay,
great,
if
you
would
like
to
kick
it
off
start,
please
with
your
name
and
address,
and
then
you'll
have
your
three
minutes
and
then
feel
free
to
pass
on
to
your
husband,
and
he
can
do
the
same
if
you'd
like.
F
T
Okay,
well,
my
name
is
dixie
dykman
good
evening
I
live
at
five
mesa
vista
drive
and
it's
about
50
feet
away
from
this
proposed
project,
I'm
in
complete
opposition
to
this
project
and
have
been
for
the
same
reasons
I
was
last
year.
At
this
same
time,
the
developers
in
their
team
are
attempting
to
increase
the
land
value
and
profitability
by
millions
at
our
expense.
T
T
These
parcels
of
land
represent
the
last
chance
the
neighborhood
and
city
have
of
fulfilling
the
promise
of
mixed
use
in
this
location,
as
it
was
laid
out
in
blueprint
boise.
Let's
consider
a
neighborhood
specific
area
plan
focused
on
this
area.
Let's
consider
affordability
for
students
and
others
who
struggle
struggle
financially.
T
T
T
I
know
money
talks
and
there's
a
lot
of
it
to
be
made
on
this
project.
The
opinions
of
long-time
boise
residents,
hopefully,
will
not
be
overlooked
to
accommodate
those
whom
don't
yet
live
here
and
those
who
stand
to
profit
considerably
from
your
decisions.
This
proposed
monstrosity
is
not
an
improvement.
Please
do
not
approve
this
project.
Thank
you.
F
Thank
you
we'll
next
hear
from
bart
chaffee,
and
also
it
looks
like.
Maybe
there
are
two
people
there.
So
if
you
want
to
each
take
your
three
minutes
and
start
with
your
name
and
address
each
of
you
that
works
for
us,
you're
still
muted
right.
Now,
though,
so
once
you
unmute,
each
of
you
we'll
have
three
minutes,
and
please
start
each
of
you
separately
with
your
name
and
address.
U
U
U
Another
thing
I
wanted
to
address
as
far
as
the
fact
I've
addressed
several
of
these
in
my
letter
to
you
is
the
fact
of
the
traffic
traffic.
When
I
say
traffic,
I'm
talking
about
traffic,
motor
traffic,
pedestrian
traffic
and
bicycle
traffic,
anybody
that's
ridden
a
bike.
Bicycle
or
walked
along
boise
avenue,
as
it
currently
exists,
can
recognize
what
it.
U
The
other
thing
is
the
fact
that
the
traffic
it's
minimally
looked
at
by
our
police
presence
and
the
residents
of
the
boise
apartments
have
actually
got
video
of
people
passing
on
boise
avenue
at
excessive
speed
and
the
entire
length
of
boise
avenue
from
protests
to
capitol
boulevard.
U
There's
parking
on
the
sides
of
the
road
that
are
illegally
parked
present
at
present,
let
alone
you
have
this
number
of
people.
The
other
thing
considers
me
as
far
as
the
fact
of
the
safety
of
people,
regardless
of
how
they
go
back
and
forth
between
the
university
you're,
putting
that
many
people,
particularly
students
that
will
be
talking
or
think
that
they
can
run
across
the
road,
be
safely
you're,
putting
that
at
risk
on
this
project.
D
V
I
have
written
a
letter
and
I
have
a
I
want
to
highlight
those.
I
am
trying
to
figure
out
why
this
project
got
a
new
project.
Number
seems
like
a
do-over
and
you
don't
do
those
things
one.
I
don't
believe,
there's
a
market
for
another
500,
plus
550
plus
beds.
I
think
some
of
their
numbers
did
not
include
the
current
housing
that
is
directed
towards
students.
V
I
am
concerned
because
the
concepts
right
now
are
simply
concepts
and
there's
nothing.
That
says
it
can't
change
and
there's
things
that
about
bike
lanes
and
things
like
that
that
I
think,
are
changeable.
I
want
to
point
out
that
with
a
500
students
living
there,
if
every
student
just
went
across
boise
avenue
one
time,
that's
a
thousand
crossings
per
day
and
the
likelihood
is
they
would
go
back
and
forth
more
times
than
that.
V
This
is
directors
at
a
luxury.
Student
housing
is
how
they
have
marketed
their
other
housing
things
and
it
is
going
to
be
expensive.
I
do
believe
that
when
they
talk
about
a
family
being
able
to
live
there,
if
a
family
of
four
wanted
to
live
in
an
apartment
that
would
have
a
bedroom
for
each
person,
that
would
be
3
200
a
month,
and
I
do
not
believe
that
a
family
would
choose
to
spend
that
much
and
live
in
a
student
housing
when
it
comes
to
retail
space.
V
They
have
said
that
they
will
put
five
our
bike
racks
for
500
bikes
in
the
back.
That's
a
minimum
of
50
bike
racks
with
10
bikes,
a
piece:
what
happens
if
they
don't
that
they
can't
rinse
the
ones
that
open
up
onto
boise
avenues
become
an
airbnb
another
item.
V
I
think
that
what
has
been
yes,
they
have
made
changes.
I
think
what
has
happened
has
been
minimal
changes
to
meet
what
you've
required
of
them.
I
think
it
is
directed
toward
a
singular
type
of
student.
I
wonder
if
how
many
of
these
would
be
available
for
students
with
disabilities
wheelchairs,
all
those
kinds
of
things
that
need
special
accommodations?
V
I
agree
that
the
parking
street
side
parking
will
be
tremendous.
They
don't
want
to
pay
for
it.
They
and
they
won't
garbage
containment
is
a
concern
of
mine.
I
think
this
takes
away
from
the
possibilities
of
a
neighborhood
activity
center.
I
think
it
destroys
natural
habitat
deer
cannot
graze
on
asphalt.
V
They
will
said
they
would
try
to
do
as
many
trees
as
possible,
but
once
you
remove
a
hundred
year
old
tree,
it
takes
another
hundred
years
to
grow.
I
don't
believe
it
is
in
the
keeping
with
the
name
houses.
F
In
the
neighborhood,
that's
the
end
of
our
three
minutes
as
written
in
the
code.
So
next
we'll
hear
from
pam
romer,
please
unmute
when
you're,
ready
and
start
with
your
name
and
address.
N
N
Okay,
good
evening,
my
name
is
pam
romer.
I
live
at
2001,
west
boise
avenue
number
eight,
I'm
opposed
to
the
breeze
zone
at
1909
and
2001
west
boise
avenue
next.
This
same
project
as
proposed
less
than
a
year
ago,
will
still
destroy
open
space
and
mature
tree
canopy
at
west
boise
avenue
community.
Next.
N
This
is
the
old
plan
with
the
fourth
story
in
the
back
in
two
courtyards,
this
project
overwhelms
the
area.
Next,
this
is
the
new
plan,
which
is
still
the
same
massive
overwhelming
project.
The
new
plans
are
still
renting
by
the
bedroom,
promoting
news
for
students
in
bsu
faculty
and
grad
students.
The
bedroom
count
has
increased
by
10
from
last
year's
pnc
hearing
in
february
to
547
bedrooms.
N
Next,
this
is
not
a
regional
use;
it
is
a
neighborhood
activity
center.
Where
is
the
mixed
juice?
A
mix
of
the
number
of
bedrooms
in
a
unit
is
not
a
mix
use
our
neighborhood
activity
center
will
become
a
student
housing
density
center.
Next
protest,
boise
avenue
is
a
designated
neighborhood
activity
center.
The
community
would
like
to
see
a
vibrant
mixed
use
that
would
be
as
wonderful
or
more
so
than
bowen
crossing
the
next
three
sites.
N
Slides
will
show
the
previous
september
plants
on
the
left
and
the
current
plants
on
the
right
ground
floor.
Six
front
facing
two
bedroom
units
have
been
added
retail
space.
That
is
not
much
larger
than
big
jets
has
been
included
possible
two
shops,
perhaps
turning
a
tenant,
coffee
bar
bar
into
a
public
coffee
shop
and
don't
know
something
else
when
courtyard
has
narrowed.
Cdg
may
have
decreased
the
number
of
units,
but
the
number
of
bedrooms
has
been
steadily
increasing
next.
N
The
plans
for
the
second
and
third
floor
are
not
much
different.
A
few
bedrooms
be
combined
to
allow
for
a
higher
count.
Next,
the
current
plan
shows
two
more
cars
added
below.
Where
are
the
18
allotted
spots
for
guest
parking
to
be
located,
since
there
are
only
eight
temporary
spots
at
street
level?
N
N
Next,
according
to
the
oregon
trail
parkway
plan
introduction,
this
plan
provides
a
means
protecting
boise
avenue
and
surrounding
neighborhoods
as
historical
resources
and
enhancing
the
cultural
and
aesthetic
values
of
the
street.
Next
are
mature,
majestic
trees,
so
calming
so
cooling,
so
refreshing
and
home
to
so
many
critters.
Next,
the
courtyard
at
written
ball
place
apartments.
A
great
place
to
play.
Croquet
gather
for
family
and
community
functions
a
great
place
to
relax
from
the
world,
especially
with
social
distancing.
F
Thank
you,
pam.
Okay,
again,
if
you
are
hoping
to
testify
on
this
item
tonight,
please
virtually
raise
your
hand
and
we're
going
to
take
a
five
minute
break
now,
so
we'll
be
back
at
about
six
after
and
pick
it
up,
then
maybe
we'll
start
next
with
ginny
lake.
I
see
that
as
the
top
of
my.
F
F
Okay,
we
are
back
so
yes
go
ahead
and
start
jenny.
You'll
have
three
minutes.
Please
start
with
your
name
and
address.
W
Okay,
my
name
is
jenny,
eaglin
like
and
I
live
at
26
mesa
vista
drive.
To
be
honest,
I'm
not
sure
why
this
project
is
yet
again
up
for
consideration
by
planning
and
zoning
when
the
new
proposed
changes
are
so
minimal.
The
proposal
is
basically
the
same.
Cdg
has
made
the
smallest
of
revisions
to
try
to
push
through
what
is
a
massive
housing
development
that
is
much
too
large
in
scope
for
our
existing
boise,
neighborhood
and
community,
adding
in
a
dormitory
that
houses
547
people
is
a
parking
catastrophe
waiting
to
happen.
W
You
only
have
to
look
at
the
identity.
Building
that
sits
directly
across
the
street,
that
is
half
the
size
of
the
cbg
proposed
development
to
see
what
the
future
of
this
neighborhood
holds.
Should
this
project
be
approved,
identity
houses,
295
residents,
cdg's
proposed
development,
will
house
547
residents
252
more
people
than
the
identity
building.
W
I
encourage
you
to
drive
the
identity,
building,
to
drive
to
the
identity
building
one
evening
around
8
pm,
and
you
will
see
cars
lined
up
and
down
the
street
some
illegally
parked.
I
was
actually
at
crickets,
which
is
a
bar
that
sits
across
from
the
street
from
identity,
and
the
employees
were
telling
me
that
they
rent
out
six
of
their
parking
spaces
to
identity
residents
and
their
parking
lot
still
overflows
with
identity
residents.
Cars.
The
employee
told
me
that
they
have
to
call
the
tow
truck
to
tow
the
cars
out
of
the
parking
lot
frequently.
W
This
is
not
a
neighborhood
that
is
prepared
for
547
new
residents,
while
identity
has
paid
parking
available
for
their
residents
similar
to
what
cdg
is
proposing.
The
majority
of
those
residents
choose
to
not
pay
the
monthly
parking
fees
and
choose
to
cram
their
cars
into
the
streets
surrounding
identity
instead,
which
is
exactly
what
will
happen
with
the
cdg
development
boise
avenue,
and
the
surrounding
neighborhoods
do
not
have
the
capacity
to
hold
these
parked
cars.
W
W
Please
consider
the
people,
the
community,
the
existing
homes
and
businesses
in
this
neighborhood
and
the
current
existing
challenges,
adding
a
547
person
dormitory
to
a
parcel
of
land
that
is
much
too
small
and
a
neighborhood
that
is
already
experiencing
major
parking
issues
will
make
an
already
existing
problem
much
worse.
One
final
note:
during
this
entire
process,
cdg
an
out-of-state
developer,
has
had
what
appears
to
be
a
boise
city
advocate
in
their
corner.
The
boise
city
planning
manager
has
promoted
and
advocated
for
cdg.
W
F
Thank
you
so
much
next,
we'll
hear
from
terry
koppel
once
you
unmute,
please
start
again
with
your
name
and
address
and
you'll
have
three
minutes.
F
X
Okay,
my
name
is
terry
koppel,
I'm
an
attorney.
My
address
is
199
north
capitol
boulevard,
suite
600,
and
I'm
here,
testifying
on
behalf
of
the
opponents
to
this
project
who
live
on
mesa
vista
drive
right
on
the
bench
above
this
project.
What
I
want
to
discuss
with
you
is
specifically
the
traffic
impact
study.
X
So
the
applicant
has
had
enough
time
since
the
denial
of
the
last
application
in
october
of
2020
to
come
up
with
the
traffic
impact
study
that
achd
would
have
time
to
study
and
analyze.
X
Now
the
commission
may
remember
that
the
same
thing
happened
on
the
prior
application:
an
updated
traffic
impact
study
was
delivered
to
pnz
and
to
achd
six
days
before
the
february
10
2020
hearing
that
we
had
and
again
an
inadequate
opportunity
for
achd
to
analyze
it.
They
also
pulled
their
conditional
use
application,
which
meant
that
achd
would
not
be
able
to
do
a
site
specific
analysis
of
this
project,
given
that
it
was
on
boise
avenue
and
where
there's
all
kinds
of
parking
problems
and
other
traffic
issues.
X
So
what
has
happened
is
is
that
despite
achds
concerns
and
actual
desire
to
want
to
be
able
to
do
a
detailed
analysis
of
this
project
that
has
not
occurred
because
of
how
this
has
come
down.
Now,
back
on
that
february,
10th
hearing
commissioner
gillespie
hit
the
nail
on
the
head
when
it
came
to
the
traffic
impact
study,
because
he
noted
and
I'm
just
reading
from
the
transcript
he
stated.
So
how
can
I
approve
something
that
has
you
know?
527
bedrooms
dropped
smack
in
the
middle
of
boise
with
no
achd
report
at
all.
X
X
When
that
issue
came
up
on
february,
10th
staff
said
well.
What
you
would
need
to
do
is
to
have
the
developer
file
for
a
different
rezone,
an
r3,
an
r2,
maybe
a
c1
or
a
c2,
with
a
conditional
use
permit
and
in
that
way,
achd
can
do
a
detailed,
highly
sophisticated
analysis
of
the
traffic
impact
study
and
provide
the
planning
and
zoning
commission
with
their
best
advice
with
regard
to
this
project.
So
that's
what
we're
urging
you
to
do
is
either
defer
it
deny
it
or
have
the
developer
redo
it.
F
K
Okay,
thank
you.
My
name
is
jody
hull
and
I
live
at
7916
west,
queen
court
and
like
a
few
people
have
brought
up
before
I'm
gonna
speak
more
to
the
environment
that
this
lot
is
or
this
property
is
in
right
now.
Currently,
it's
covered
by
a
lot
of
mature
trees.
K
If
you,
as
you
see
and
a
big
swath
of
lawn
and
that
will-
and
I'm
seeing
this
all
over
boise
now,
it's
going
to
be
replaced
with
a
lot
of
asphalt
and
a
lot
of
rooftops,
and
I
don't
think
that
just
requiring
some
of
the
trees
to
be
placed
two
miles
away,
brand
new
trees
is
going
to
mitigate
the
loss
of
this
habitat
and
there's
been
a
lot
of
talk
about
the
drain
and
it's
really
not
exactly
just
a
drain.
It
is
part
of
the
old
boise
canal
system.
K
It's
a
historic
ditch
that
was
part
of
the
mill
ditch.
I
believe,
I'm
not
100
sure,
but
it's
it
provides
water
and
wildlife
habitat
to
that
lot,
maybe
not
in
the
way
it
should
be
safety
wise,
but
the
new
development
does
not
replace
this
kind
of
habitat.
This
is
not
a
blank
lot
out
on
a
flat
part
of
boise.
K
This
is
a
very
unique
property
along
the
boise,
the
old
boise
or
boise
avenue,
which
is
the
old
oregon
trail,
and
this
kind
of
dense
project
does
not
pay
homage
to
our
pioneer
ancestors.
Who
came
down
that
dusty
trail
at
one
time
and
replacing,
and
you
know,
tiling
the
ditch
not
being
able
to
replace
those
mature
trees.
This
is
not
a
typical
residential
lot
and
it
will
displace.
K
You
know,
like
we've
heard
25
units
that
are
technically
you
know,
50
years
old,
so
it
could
potentially
be
listed
as
historic,
so
and
then,
like
some
of
the
other
people
brought
up
the
traffic
having
500
students
cross
the
narrow,
boise
avenue
twice
a
days
is
quite
a
number
of
people
walking,
and
you
know
we
can't
use
the
identity
building
like
it's
been
brought
up
as
an
example,
because
I
don't
know
how
that
got
approved
in
this
neighborhood
either,
because
it
does
have
narrow
roads,
not
a
lot
of
parking,
very
dense
tall
development
that
just
it's
the
same
thing.
K
It
does
not
pay
homage
to
the
historic
nature
of
this
area,
and
you
know
developers
said
that
they've
worked
with
the
designers,
the
architects,
but
you
know
what
you're
seeing
this
proposed
is
just
another
box
like
it's
been
built
all
across
the
country
paint
some
of
the
walls
of
different
colored
little
undulations,
but
it's
still
it's
not
architecturally
unique
and
it
doesn't
really
fit
in
with
some
of
the
the
neighborhoods
really
a
cottage
neighborhood
of
working-class
people,
and
now
it's
going
to
look
like
an
urban
street
in
downtown
boise,
so
along
a
very
narrow,
boise
avenue,
which
was
not
designed
to
carry
as
much
traffic
as
it
is
right
now.
K
So
I
urge
you
to
do
some
of
the
considerations
of
a
different
kind
of
zoning
with
conditional
use
or
other
options
for
this
area.
Thank
you.
F
Thank
you,
miss
holt
next,
we'll
hear
from
mr
dykman.
Please
start
with
your
name
and
address
and
you'll
have
three
minutes:
you'll
have
to
unmute.
First.
Y
Hello,
I'm
al
nickman,
five
missed
the
vista
drive,
we
purchased
our
home
in
1984.,
we
invested
scams,
funds
and
thousands
of
hours
improving
it
over
the
years.
It's
not
mesa.
This
is
not
unlike
houston,
boulevard
or
crescent
rim.
It's
a
special
place
in
a
report
report
prepared
by
the
idaho
land
and
appraisal
the
market
value
of
our
property
within
our
subdivision
and
also
other
homes
along
boise
avenue
and
the
townhouses.
Next,
to
this,
massive
project
will
drop
in
value
from
10
to
15
percent.
Y
Neighbors
hoods
on
the
boise
amulet
should
be
the
line
for
high
density
projects
like
this.
Nothing
should
be
built
that
destroys
our
neighborhoods.
We
need
to
protect
our
neighborhoods.
We
need
to
keep
the
zoning,
as
is.
We
should
not
make
any
zoning
changes
period
parking
traffic's,
a
huge
problem.
Students
at
boise
state
are
a
little
different.
They
seem
to
own
their
own
cars.
You
need
a
parking
space
for
each
bed.
If
you
don't
it's
a
big
problem,
bsu
has
7
000
backup
parking
spots
for
their
dorms.
Y
This
project
has
547
beds
and
277
parking
spots.
That's
only
a
.49
parking
spots
per
bed.
It
just
won't
work,
so
there's
547
people
where
their
friends
visitors
family
going
to
park.
How
do
they
get
around
when
it
snows
on
the
ground?
There's
no
place
except
the
neighborhoods
to
park
and
there's
no
place
in
the
neighborhood
park
period.
Ask
the
neighbors
and
identity.
Y
The
project
is
direct
competition
to
bsu,
but
bsu
inherits
all
the
problems,
the
parking,
the
noise,
the
litter
and
the
partying.
It's
a
well-known
fact
that
students
do
better
on
on-campus
housing,
both
in
grades
and
graduation
rates.
Boise
state
has
a
550
room,
dorm
planned
on
campus,
and
that
is
what
their
future
needs
show.
Y
If
everything
goes
back
to
normal
and
can
be
one
student
per
room,
student
housing
right
now
or
one
student
per
room
student
housing
is
not
the
main
problem
according
to
boise
state,
but
the
main
problem
is
housing
for
faculty
and
university
staff.
The
land
needs
to
be
be
developed
like
woodbridge
townhouses
next
door.
That
would
make
everybody
happy.
Y
Y
F
Thank
you,
mr
dickman.
We
have
one
note:
that's
going
to
be
read
into
the
record
feeling
go.
C
C
Three
weeks
ago,
I
live
on
the
front
apartment
early
in
the
morning
when
the
school
bus
comes
to
pick
up,
kids
has
its
lights
on,
and
the
stop
sign
out
and
cars
are
passing
that
stop
sign
disregarding
even
to
by
the
law,
and
people
are
speeding
up
and
down
the
road.
Also,
they
just
wiped
out
the
corner,
pull
a
protest
in
boise
avenue
and
they
were
working
on
that
for
hours.
C
I
totally,
I
just
totally
disagree
on
this
project
and
I
think
it
needs
to
be
declined
for
the
simple
fact
that
it
it's
a
safety
hazard
for
just
not
the
children,
it's
for
the
community
in
our
area
and
our
neighborhood,
my
husband
is
a
veteran
disabled
and
I
can't
find
low-income
housing
for
disabled
veterans.
That's
all.
I
really
want
to
say
thank
you
for
sharing
my
testimony.
F
F
Okay,
mr
cara,
please
start
with
your
name
and
address
once
you
unmute.
F
Z
I
don't
know
how
to
do
that.
Hold
on
I'll
start,
video.
Okay,
just
so
you
know,
the
9701
is
also
me.
I
just
called
in
case
this
doesn't
work
that
I
can
jump
on
my
phone.
So,
okay,
we
are
in
the
midst
of
a
nationwide
housing,
affordability,
crisis.
Idaho,
just
made
the
new
york
times
yesterday
we're
having
the
highest
rent
increase
in
the
country
at
12.
Z
In
this
case,
approximately
four
million
dollars
a
year
that
would
otherwise
circulate
through
local
businesses
will
be
lost
to
our
economy.
When
proposed
development
requires
an
amendment
of
the
zoning
ordinance
law,
it
is
boise's
responsibility
to
drive
a
hard
bargain
in
the
public's
best
interest.
In
this
case,
affordable
housing
in
exchange
for
allowing
more
density
for
a
developer,
particularly
in
this
scenario
where
the
development
proposes
demolition
of
25,
sound,
habitable
and
naturally
occurring
affordable
units
according
to
boise's
zoning
code
and
freezone
should
only
be
granted
if
it
is
in
the
public
good.
Z
This
defaulting
to
the
housing
bonus
will
mean
we
get
even
less
housing,
so
we're
talking
about
10
units
at
100
percent.
Ami,
that's
not
affordable.
So
I
don't
think
that
if
there's
changes
made
to
it
that
it
should
default
to
the
housing
bonus
standard,
we
should
keep
it
at
the
60.
Z
F
F
AA
It
always
feels
like
a
verizon
ad,
the
old
one,
I'm
ed
mccleskey,
I'm
a
resident
at
1919
verna
lane,
I'm
a
professor
emeritus
at
bsu,
and
I've
been
a
professor
living
among
students
since
1974,
when
I
earned
my
phd
and,
of
course
lived
as
a
student
long
before
that,
as
I'm
sure
commissioner
blanchard
might
relate
to
at
least
in
any
event.
I
just
want
to
say
a
couple
things.
I
don't
want
to
repeat
a
lot
of
the
other
stuff.
AA
Commissioner
gillespie
asked,
even
though
in
response
others
have
said,
we
have
nothing
in
the
code
that
says
specifically
student
housing,
but
you
did
ask
the
question:
what
is
student,
housing
and
I'd
say
there
are
a
couple
of
signs
of
that.
The
major
one
is
running
by
the
bed,
which
is
what's
going
on
here.
AA
Most
of
these
units
will
be
rent
rented
by
the
bed.
That's
dormitory
renting
and
if
you
don't
want
to
call
it
student
housing
call
it
something
else
that
went
out
of
the
code,
I
would
say
prematurely,
and
that
is
call
it
a
boarding
house,
because
that's
what's
going
on
here.
The
more
important
issue
for
me
that
that
is
left,
though,
is
the
lack
of
reflection.
AA
That's
different
from
marketing
research,
the
lack
of
reflection
over
what
to
do
with
an
area
of
the
city,
I'm
also
a
member
of
the
board
of
cena,
but
I'm
also
a
member
of
a
work
group
for
the
collegiate
subdivision,
which
is
right
across
the
street
from
where
this
thing
is
planned
to
be,
and
in
that
work
group
we
have
had
what
three
meetings
with
a
consultant-
and
we
still
have
another
meeting
next
month
to
decide
what
to
do
with
the
character
of
the
neighborhood
around.
Here.
AA
That's
a
big
plus
considering
what
happened
with
the
master
plan
of
2015..
That
master
plan
is
under
discussion
by
boise
state.
It's
not
as
fixed
in
stone
as
people
like
to
say
so
we're
in
the
process
of
trying
to
make
some
decisions
and
if
you
want
to
say
well,
that's
on
the
other
side
of
boise
avenue
and
has
no
relation
to
what's
going
on
at
the
cdg
project.
AA
Final
point:
I
guess,
if
you
say
it
enough
times
in
your
marketing
research,
whether
you're,
bsu
or
cdg,
we
have
exponential
growth
of
students
going
on
what
nobody
seems
to
really
stress
is
the
fact
that
even
post-pandemic
we
are
seeing
reductions
here,
regionally
and
nationwide,
with
very
few
exceptions
of
student
quote,
needs
for
housing
on
brick
and
mortar
territories,
we're
seeing
more
and
more
virtual
teaching-
and
I
think
most
professors
know
about
that.
AA
F
Thank
you,
mr
mccleskey.
Next
we'll
hear
from
daniel
rollinger,
please
unmute
when
you're,
ready
and
start
with
your
name
and
address
you'll
have
three
minutes.
AB
Good
evening
hi,
I'm
dan
rollinger,
I
reside
at
six
south
mesa
vista
drive,
boise
83705.,
you
know
I'm
it's
it's
it's
hard
to
to
discuss
this
again,
because
it's
it's
really
the
same
project.
We
have
one
percent
kind
of
a
community
center
coffee
shop,
but
nothing
else
really
has
changed
in
the
project
and-
and
I
think
the
community
is
not
saying
that
we
oppose
a
project
or
we
oppose
infill
or
that
there's
a
need
for
housing
in
boise.
AB
We
all
understand
that
need
what
we're
saying
really
is
that
we
need
a
project
in
this
area
that
supports
the
community,
and
I
mean
the
surrounding
community
of
this
neighborhood.
What
this
project
really
should
do
is
create
a
diverse
neighborhood.
What
it
is
right
now
is
is
really
a
monoculture
with
four
corners
of
student
housing,
not
much
else,
and
if
you
go
into
the
whole
area,
you're
talking
a
thousand
students
plus
in
this
neighborhood,
which
is
great
but
there's
not
much
else.
There
there's
no
amenities
really
for
anything
else.
AB
So
without
amenities
to
support
a
community.
You
really
just
have
a
singular
use
ability
to
really
do
nothing
else.
That
transition
in
this
neighborhood
should
be
graceful.
It
should,
you
know,
not
impact
the
surrounding
neighborhoods
financially.
We
should
not
have
to
subsidize
this
project
from
a
neighborhood
standpoint
and
then
it
should
enhance
a
real
vibrant
community
across
the
board.
Oh
I'd
love
to
see
the
interaction
that
is
much
different
between
the
neighborhoods,
the
campus
that
transition
there.
AB
The
thing
that
has
always
been,
and
always
understood,
I
think
from
the
neighborhoods
here-
is
that
boise
avenue
has
been
the.
I
want
to
say
this:
the
transition
where
we
protect
the
neighborhoods
from
boise
boise
state
and
that
that
student
encroachment.
I
understand
that
students
live
in
and
are
living
in
apartments
and
housing
in
in
southeast
boise,
that
that
is
not
going
to
change.
AB
So
again,
I
would
with
those
thoughts,
I'm
really
challenged
that
there's
not
been
a
a
real
thoughtful
or
an
intentional
thought
about
what
to
do
with
southeast
boise
and
the
campus
and
that
whole.
You
know
community
here
it's
it's
like
we're
sticking
something
in
without
really
a
master
plan
of
what
to
do
for
the
future.
AB
So
again,
I
asked
you
to
deny
this
application.
It's
basically
the
same
thing
that
was
presented
before.
Thank
you
have
a
good
evening.
D
F
Okay,
thank
you,
mr
rollinger.
Next
we'll
hear
from
ted
reitman
once
you
unmute
ted,
please
start
with
your
name
and.
F
F
Ted
in
the
bottom
left
hand
corner
of
your
screen.
You
should
see
a
mute
and
unmute
button
if
you
click
that
we
should
be
able
to
hear
you,
madam
sure,
he
just
dropped
off.
The
call
looks
like
we
just
lost
him.
I
see
that
bart
has
his
hand
up
again.
F
F
And
I
see
that
we
have
another
another:
we've
got
dixie's
hand
up
again
yeah.
Well,
I
was
speaking
for
a
second
hi
there
to
the
dyckmans.
Are
you
did
you
have
something
else
to.
F
C
AC
AC
Madam
chair
commissioners,
john
bertram
won
west
parkview
place
on
the
bench.
I
encourage
you
to
deny
this
rezone
for
the
third
time.
This
project
remains
an
oversized
student
housing
project
which
eliminates
affordable
housing
decimates
the
wooded
site
buries
and
paves
over
the
historic
mill,
ditch
the
bubb
canal
and
excavates
into
the
bench
slope.
AC
AC
This
project
has
awakened
the
surrounding
neighborhood
to
create
true
neighborhood
activity
center.
We
already
lost
an
opportunity
when
the
identity
student
housing
project
across
the
street
provided
no
mixed
use.
The
intersection
of
boise
avenue
protest,
road
and
beacon
street
provides
a
catalyst
for
such
a
senator
to
succeed.
AC
We
need
time
to
work
together
with
the
city,
two
neighborhood
associations
and
bsu
to
plan
for
a
vibrant
small
center.
This
cdg
project
is
a
travesty
to
the
history
that
once
occurred
at
this
location.
The
cultural
memories
that
we
could
incorporate
into
a
true
mixed
use
center
are
exciting
and
endless.
AC
F
Thank
you,
mr
bertram,
so
it
looks
like
that's
the
end
of
our
testimony.
I
was
just
do
one
last
call
if
anybody
would
like
to
testify
on
this
item
tonight,
please
virtually
raise
your
hand
if
you
have
not
already
testified.
F
Okay.
So
with
that
then
we'll
move
on
to
a
rebuttal
from
the
applicant,
miss
nelson
you'll
have
five
minutes.
L
Okay,
how
is
that?
Is
that
better?
Yes,
thank
you.
Okay.
Thank
you.
So
a
few
few
responses
to
comments
that
we
heard
achd
for
the
last
application
achd
did
review
our
traffic
impact
study
and
approved
it
without
adding
any
conditions
for
mitigation
for
this
application.
We
just
did
an
update
just
to
add
that
retail.
L
If
achd
feels
like
that
change
results
in
any
new
mitigation,
we
will
certainly
comply
with
achd's
final
conditions
of
approval
and
they
will
have
an
opportunity
to
review
the
application
because
they
have
to
approve
our
access
and
the
design
review
and
they're
a
commenting
agency
on
the
rezone
as
to
the
accessibility
of
the
building,
the
building
will
be
a
fully
ada
accessible
building
regarding
bike
parking,
our
500
bikes
will
not
be
all
parked
outside.
496
of
them
will
be
in
the
secure
underground
garage.
L
There's
a
comment
about
parking
and
problems
that
have
been
experienced
due
to
identity.
We
will
have
more
than
two
times
the
amount
of
parking
per
resident
as
identity
provides
and
we
provide
15
more
spaces
than
the
city
requires
of
us.
L
This
is
not
a
subsidized
facility
now,
but
we
still
understand
that
they
are
going
to
lose
their
homes
that
the
building
is
in
disrepair,
though,
and
it
is
going
to
discontinue
the
applicant,
has
provided
an
unprecedented
tenant
relocation
program
that
does
include
space
for
every
single
one
of
them
to
come
back
and
live
in
our
project.
If
they
want
to.
There
is
a
comment
that
there's
more
than
10
of
them
and
we're
providing
only
10
units.
The
tenant
relocation
package
actually
provides
space
for
any
of
them
that
want
to
come
back.
L
If
not
they,
if
they
all
don't
want
to
come
back
or
less
than
10
want
to
come
back,
then
we
open
up
10
to
the
community
through
the
affordable
housing
program
offer,
and
we
are
continuing
to
work
with
the
city
on
participation
in
their
affordable
housing
program
to
see.
If
we
can
extend
that
terminal
further.
L
Boise
clearly
needs
housing
and
we
are
providing
that
much
needed
housing
to
students
and
to
non-students
alike
in
a
location
that
is
ideal
for
this
use.
We
have
addressed
the
concerns
of
council
by
adding
the
off-site
pedestrian
crossing,
improving
the
streetscape,
addressing
the
tree
mitigation,
adding
the
new
walkout
units
to
provide
that
mix
of
housing,
and
we
are
adding
this
commercial
space.
L
The
new
commercial
space
is
going
to
replace
the
vacant
maverick
and
activate
the
streetscape,
along
with
that
accompanying
outdoor
public
plaza.
We've
really
studied
the
neighborhood
to
see
what
kind
of
retail
can
be
supported
here
and
there's
been
a
lot
of
comments
that
it's
only
one
percent
of
the
building
square
footage.
L
L
Our
retail
is
24
of
the
available
building
ground
floor
street
frontage
and
with
that,
we're
still
providing
this
much
needed
housing
and
we
feel
like
that's
the
right
mix
for
this
site,
based
on
all
of
the
things
we've
looked
at
the
the
plans,
the
surrounding
uses,
the
need
for
housing
what's
been
requested
here,
what's
sustainable,
but
we
also
hear
the
the
questions
from
the
commissioners
about
you
know,
potentially
expanding
that
retail
space
and
as
as
brent
mentioned,
you
know
they're
open
to
that.
The
applicant's
open
to
that
discussion.
Understanding,
of
course,
there's
trade-offs.
L
L
There
are
trade-offs
in
any
location,
and
here
I
feel
like
the
developer,
has
come
forward
with
a
use
that
is
suitable
for
the
location,
that's
sensitive
to
the
building
heights
around
it
appropriate,
given
the
height
of
the
elevation
behind
the
property,
that's
appropriate
for
the
arterial
streets
for
the
transit
location,
all
of
the
conditions
and
all
of
the
provisions
in
your
comprehensive
plan.
That
say
that
this
is
a
place
that
can
support
some
density
and
has
scaled
back
through
all
of
the
conditions
that
they've
offered.
It
is
compatible.
L
F
Okay
with
that,
we
will
close
the
public
portion
of
the
hearing,
and
the
item
is
now
before
the
commission.
B
I
recommend
we
add
that
as
a
condition
of
approval
and
I'll
end,
my
motion
there.
F
AD
Next,
madam
chair,
I
will
just
take
a
stab
here
and
do
this
as
cleanly
as
possible,
and
I
recommend
that
we
approve
this
to
city
council
as
I
believe
it
means
your
criteria
outlined
in
the
boise
city
code,
as
well
as
the
comprehensive
plan.
F
AD
Thank
you,
commissioner
gillespie,
and
thank
you,
madam
chair.
I
just
always
find
it
seems
in
my
limited
experience
on
the
commission
here.
That
is
it's
easier
just
to
get
these
things
out
clean,
rather
than
to
try
to
do
amendments
from
the
dais.
AD
I
think
that
there's
plenty
of
opportunity
in
the
future
for
one
for
council
to
have
their
say
on
this
and
second
to
for
dr
to
have
their
say
on
this,
so
I
think
that
there's
plenty
opportunity
all
we're
being
asked
is
if
a
rezone
meets
city
code
and
if
it
meets
the
comprehensive
plan-
and
I
think
we're
in
agreement
there
before
finishing
up
going
through
my
reasons
for
putting
it
out
like
this,
I
do
want
to
just
say.
AD
One
thing
is
that
I've
read
it
on
boise
bench
dwellers
and
I've
read
it
on
twitter
and
all
over
facebook
really
harsh
comments
from
residents
on
this,
and
we
heard
it
tonight.
Somebody
accusing
our
planning
director
of
openly
advocating
for
this
project,
and
I
just
want
to
say
that
there
isn't
any
space
for
that
kind
of
input
in
this.
No
one
should
be
attacking
city
staff.
AD
No
one
should
be
attacking
appointed
officials
on
what
I
would
say
are
libelous
claims
saying
that
you
know
we're
in
the
pockets
of
developers
and
we're
cutting
all
these
back
room
deals
and
that
kind
of
thing
just
doesn't
happen
and
there's
no
room
for
that
kind
of
discourse.
So
I
just
want
to
throw
that
out
there
really
quickly,
because
our
staff
certainly
does
not
deserve
that
kind
of
beating
I'm
not
persuaded
by
a
lot
of
the
other
things
that
were
thrown
out
there
as
far
as
this
being
a
viable
neighborhood
activity
center.
AD
I
think
it's
not.
I
think
the
businesses
along
boise
avenue,
like
the
restaurant,
that
I
think
is
currently
addie's,
has
struggled
and
has
always
struggled.
AD
I
think
crickets
has
struggled
and
is
still
struggling,
we'll
probably
always
struggle,
so
I
don't
find
it
genuine
to
say
you
know
if
we,
if
we,
if
we,
if
we
put
5000
square
feet
or
if
we
just
built
more
retail
or
we
built
this
more,
you
know
elaborate
community
center.
That
residents
would
support
it.
I
don't
think
they're
going
to.
AD
I
think
the
people
who
live
in
john
bertram's
neighborhood
and
live
up
on
the
bench
there
are
either
running
down
the
hill
to
go
to
the
broadway
market
or
they're,
going
over
to
the
to
the
bench
and
they're,
not
they're,
not
gonna,
stop
at
that
corner
there.
For
any
reason,
I
think
you
know
people
who
live
further
out
either
way
towards
either
capitol
boulevard
or
broadway
are
going
out
there,
and
I
just
I
just
don't
see
this
as
being
a
viable
neighborhood
center.
AD
So
I'm
not
really
super
persuaded
that
we
can
do
anything
to
to
make
it.
Thus,
I
think,
with
the
growth
of
the
neighborhood
or
the
growth
of
the
university
over
the
last,
I
spent
12
years
there
on
campus
with
dr
mccleskey,
and
it's
pretty
well
established
that
that
is
going
to
be
a
boise
state
neighborhood.
I
will
also
say
that
boise
state
has
been
lacks
in
their
master
planning
since
the
time
when
I
started
there
in
2002
and
they're,
probably
not
any
better
off
now.
AD
Another
thing
said,
though,
is
that
boise
state
is
certainly
not
ever
going
to
be
able
to
build
its
way
out
of
housing.
Those
days
are
over
the
way
it
was
done
before
was
that
tuition
was
raised
every
year,
so
they
could
sell
bonds
and
fund
housing
on
campus.
That
didn't
happen
anymore
and
the
legislature
certainly
isn't
going
to
fund
it.
So
there's
going
to
be
more
of
these
public-private
partnerships
out
there,
it's
going
to
become
the
norm.
AD
Another
thing
that
is
going
to
be
is
going
to
become
the
norm
is
social
and
community
living.
I
still
think
that
these
these
kind
of
developments,
especially
focused
on
student
housing,
are
getting
even
riskier
right
now,
which
dr
mccleskey
pointed
out,
but
social
and
community
living
is
definitely
the
way
the
future,
and
I
see
that
as
a
professional
affording,
affordable
housing
developer.
AD
I
see
that
all
over
the
country,
so
those
units,
I
suspect,
will
have
some
kind
of
appeal
in
the
future,
and
I
was
really
kind
of
surprised
that
the
only
safety
I
think
that
beacon
is
one
of
the
worst
functioning
streets
in
the
city.
Frankly,
and
nobody
really
brought
that
up.
That's
where
the
real
dangers
are
boise
avenues.
AD
You
know-
and
I've
lived
in
this
neighborhood
and
again
was
on
campus
for
12
years
again.
Beacon
is
the
real
safety
issue
and
not
boise
avenue.
I
think
the
real
threat
is
people
riding
their
bicycles,
the
wrong
way
down
that
sidewalk
and
crashing
into
residence
on
the
corner,
and
so
that's
probably
something
that
they'll
have
to
figure
out
there,
but
I
feel
very
bad
for
the
residents
of
ryden
ba
it's
too
bad
that
that
idyllic
space
there
is
just
not
financially
viable,
but
this
is
a
a
choice.
AD
You
know
it's
made
by
your
landlord
and
a
series
of
choices
over
all
the
years
and
again
we're
just
left
having
to
address
with
how
do
we
zone
this
property
for
the
future?
And
that's
that's
really
all
we
can
do
here.
F
E
E
I
know
that
there's
a
lot
of
factors
that
can
go
into
increasing
areas
like
that
and
while
I
don't
disagree
that
maybe
some
more
retail
or
some
more
kind
of
commercially
focused
use,
there
wouldn't
be
unwelcome,
certainly,
especially
since
we
are
rezoning,
three-quarters
of
an
acre
from
commercial
and
only
getting
2
400
square
feet
of
retail
instead,
but
with
all
those
factors,
it's
kind
of
hard
to
impose
a
number
without
sitting
around
a
drafting
table
or
computer
and
kind
of
taking
all
those
things
into
account
in
terms
of
designing
just
looking
at
the
rezone
and
looking
at
the
conditions
of
approval.
E
Looking
at
our
kind
of
approval
criteria,
I
can't
find
a
reason
to
go
against
staff
recommendation
in
those
or
the
reasoning
stated
in
that
approval
criteria.
For
the
reason-
and
I
do
encourage
maybe
looking
at
some
more
retail
kind
of
studying
what
can
happen
with
something
like
that
and
yeah
in
terms
of
the
existing
apartments
that
are
there
right
now
I
mean
in
the
interlake
correspondence
we
received
some
letter
from
the
own.
E
It
looks
like
the
existing
owner
stating
that
they
are
kind
of
outlive
their
economical
lifestyle
or
lifespan
and
there's
some
pretty
heavy
maintenance
needed
on
those
and,
as
witnessed
in
some
of
the
pictures
that
were
submitted
by
the
land
group
as
well.
So
I
think
you
know
as
a
rezone,
I
think
it
fits.
Is
it
perfect?
B
So
all
a
chime
in
so
let
me
just
go
through
a
couple
of
issues.
First,
the
the
sort
of
the
density
height
setback,
the
actual
you
know
the
nitty
gritty.
I
do
think
this
is
different
than
the
previous
application.
I
think
lowering
the
height
is
is
very
significant
and
I
generally
am
okay
with
the
density
and
height
in
this
location.
B
I
think
the
parking
and
traffic
which
is
a
third
issue,
was
well
addressed
by
both
the
city
staff
and
the
applicant,
and
I
strongly
agree
that
the
proposed
parking
is
is
adequate
and
correct
for
the
site.
We
really
want
to
drive
people
into
mass
transit
and
riding
their
bike
and
walking,
and
so
I'm
very
comfortable
with
where
we're
at
in
parking
and
traffic.
B
I
of
course
wish
that
achd
had
had
a
chance
to
weigh
in,
but
I
think
the
applicant
was
correct
in
pointing
out
that
they
and
it's
in
the
staff
report
that
that
the
level
of
service
will
be
maintained
in
this
area
at
acceptable
levels,
and
nobody
rebutted
that
so
mr
koppel
discussed
this,
but
he
actually
didn't
rebut
what
was
in
the
staff
report.
He
simply
pointed
out
that
it
has
not
been
updated.
I
share
his
concern
and
wish
it
had
been
updated,
but
a
re-zone
doesn't
require
an
updated
achd
remarks
now.
B
So,
who
knows
what
city
council
will
do?
I
was
very
happy
to
see
the
affordable
housing
issues
brought
forward.
I
think
the
city
made
it
clear
that
when
this
goes
back
to
council,
they
may
even
have
a
more
detailed
plan
of
how
to
address
that,
and
I
agreed
with
the
city's
concern
about
putting
it
in
the
development
agreement.
At
this
point.
B
As
you
can
see
from
my
motion,
I
am
concerned
about
the
mixed-use
nature
and
I
agree
with
everybody
that
this
has
been
a
tough
corner
to
work
on.
I
I
understand
everything
that
commissioner
blanchard
said
in
commissioner
moore.
I
just
personally
would
like
to
encourage
the
developer
to
add
some
more
professional,
slash,
retail,
slash
non.
You
know
purely
residential
space
because
whether
we
think
whether
we
think
it's
a
good
idea
or
not,
it
is
a
community
activity
center
right
or
a
neighborhood
activity
center.
That's
a
legal
thing!
That's
what
it
is!
B
Commissioner
blanchard
and
I
might
want
to
change
that,
but
that
happens
at
the
next
comp
plan.
So
if
it
is
a
neighborhood
activity
center-
and
I
think
eric
and
others
talked
about
that,
then
we
have
in
my
mind
a
legal
obligation
to
try
and
make
this
as
mixed
uses
as
we
can,
because
that's
what
the
code
says
we're
supposed
to
do
so
I
happen
to
agree
that
it's
going
to
be
a
tough
sell.
B
That
is
never
the
job
of
the
commission
or
the
council
when
there's
a
specific
application
in
front
of
us.
So
a
lot
of
people
tonight
had
really
good
ideas
about
alternatives,
but
sadly
that,
in
my
opinion,
is
not
what
I'm
here
to
do
so
my
job
is
to
evaluate
the
application,
that's
in
front
of
us
and
decide
whether
or
not
it
complies
with
basically
the
city
code
and
kind
of
that's
where
I
am
and
that's
why
I
support
chris's
motion
and
that's
all
I
got.
F
I
will
just
add
a
couple
of
thoughts
too.
I
will
be
supporting
the
motion
as
well,
but
I
do
have
some.
I
hesitate
on
a
couple
of
issues,
mainly
things
that
have
already
been
covered,
but
hopefully
council
when
they
get
this
recommendation,
we'll
read
through
our
transcript
and
see
what
some
of
these
issues
are.
I
am
primary.
I
agree
with
a
lot
of
what
commissioner
gillespie
said.
F
I
support
the
the
density
and
the
height
and
the
parking
all
of
that
for
all
the
reasons
stated,
but
I
also
am
struggling
a
lot
with
the
lack
or
or
the
yeah
with,
I
guess,
with
the
lack
of
mixed
use
and
activation
of
this
site.
So
maybe
the
mark
has
been
missed
a
couple
of
times
and
I
don't
think
that
we
should
just
then
let
that
slide,
and
I
still
think
that
there's
work
to
be
done
here.
F
I
think
it
would
be
helpful
if
there
was
more
information
in
the
code
about
what
mixed
use
looked
like
from
that
perspective,
that
it
was
more
detailed
in
the
description
or
that
there
was
some
kind
of
ground
floor
percentage
or
whatever.
That
might
be.
I
think
that
where,
because
I
don't
have
that
it's
hard
for
me
to
to
deny
the
motion
with
without
more
information,
but
I
would
like
to
see
some
more
activation
in
this.
You
know
this
big
impactful
project.
F
That's
going
in
that
could
really
have
a
hand
in
defining
this
neighborhood.