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From YouTube: 8-23-23 Housing Advisory Board Meeting
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B
B
B
B
Hab
monthly
meeting
8.23.23:
the
governor
made
an
executive
order
on
monday
to
speed
up
the
process
for
distributing
funds
from
proposition
1,
23,,
which
is
gonna
millions
of
dollars
into
affordable
housing
in
colorado,
the
which
I'm
still
trying
to
make
sense
of..
But
it
sounds
like
it's
a
good
thing.
Moving
forward
on
that
connected
to
the
academy
development
down
the
block.
B
B
D
E
Hab
monthly
meeting
8.23.23:
so
just
for
for
everybody's
benefit.,
so
trg
is
a
technical
review
group,
and
it's
a
advisory
group
that
is
extremely
helpful
to
housing
and
human
services
on
housing
issues..
So
we
invited
them
to
be
part
of
this
meeting,
so
they
could
provide
their
valuable
expertise
alongside
of
hands.
B
B
B
B
Hab
monthly
meeting
8.23.23:
and
then
part
b,,
which
is
an
action
item
which
we
hope
will
lead
to
a
recommendation.
Zoning
for
affordable
housing,
public
hearing.,
we'll
have
a
staff
presentation
from
carl
parlor
will
be
asking
have
for
an
advice
on
whether
the
proposed
ordinance
is
in
accordance
with
the
boulder
valley,
comprehensive
plan,
and
whether
we
have
any
modifications.
Direct
them.
B
Hab
monthly
meeting
8.23.23:
questions
will
also
have
an
additional
public
comment
period
around
that,
or
discussion
and
decision.
item
c
will
do
an
update
on
some
other
things
that
could
involve
housing
and
boulder
coming
right.
Off,,
including
the
airport
master
plan.
update
when
boulder
junction
or
phase
2
item,
6
matters
from
staff.
B
B
Hab
monthly
meeting
8.23.23:
good
evening,,
everybody.
oh,
and
before
I
forget,
we
have
some
people
joining
us
remotely..
So
we
have
sloane
walber.,
who
is
gonna,
be
providing
the
presentation..
But
I
wanted
to
give.,
then
doyle
and
pam
gibson
a
chance
to
unmute
and
just
introduce
themselves
as
well.
K
B
B
Hab
monthly
meeting
8.23.23:
and
the
idea
this
is
to
support
the
physical
and
emotional
safety
of
everybody
involved.
there
is.
for
more
information
about
this
vision.
there's
a
lot
of
work
that
went
behind
this..
I
won't
spend
much
time
talking
about
it,
and
then
we
have
some
rules
at
decorum
that
we
request
that
everybody
follow.
B
B
B
L
B
L
L
L
L
L
L
Lynn,
segal:-
and
I
think
I
heard
bud
sworn
since
moving
into
the
penthouse,,
which
is
4,500
square
feet.
bud
was
with
the
business
school,
and
he
lives
in
my
area
on
spruce
and
sixth,
and
I
think
he's
moving
in
there,.
But
they
wouldn't
even
tell
me
what
the
penthouse
costs
per
month.,
the
the
closest
I
can
get,
and
you
can
look
on
their
side,
and
they're
70
sold
out.
L
Lynn,
segal:,
so
the
academy.
wh,.
When
you
go
in
there.,
it's
like,,
you
know,,
we've
heard
the
expression
downsizing,,
you
know.,
you
should
see.
my
place
is
a
fire
hazard..
You
know
I've
got
papers..
I
have
to
read
everything,
you
know,,
but
these
people
are
like
upsizing,,
because
if
you
can
only.
L
Lynn,
segal:
you
know,
for
that
all
that
extra
money
that
just
drives
up
the
cost
of
housing
in
boulder,
and
then
we've
got
the
other
thing,
which
is
water.
view
out
a
rap,,
a
ho!
and
there's
a
garage
for
every
house..
It's
like
this
is
sprawl,
and
jared
is
fast
tracking
money
for
affordable
housing..
Not
this
is
not
working.
Done.
B
B
M
M
Sloane
walbert
(she/her):
and
the
purpose
of
this
item
tonight
is
to
present
options
for
updates
to
the
city's
inclusionary
housing
program
and
to
receive
some
feedback
on
upcoming
code.
Changes.
I'll
cover
some
of
the
background
and
schedule,,
and
then
I'm
gonna
hand
it
off
to
michelle
and
she'll
cover
the
modifications
being
considered.
M
Sloane
walbert
(she/her):,
so
council
identified
2
priorities
related
to
middle
income,
housing
for
the
2223
work
program..
The
first
was
to
consider
updates
to
the
existing
inclusionary
housing
program,
focused
on
increasing
middle
income,
home
ownership
units..
The
second
was
to
launch
the
middle
income
down
payment
assistance
pilot,,
which
was
adopted
by
voters
in
2,019.
M
M
M
M
M
M
Sloane
walbert
(she/her):
and
we
hire
sloane
walbert
(she/her):
kaiser
marston
and
associates
also
known
as
kma
in
february,
to
help
support
the
program,,
update
and
kma
conducted
a
financial
feasibility
study
and
a
best
practices
analysis
to
identify
housing
development
trends
and
inform
potential
alternatives
in
the
ih
program,.
And
that
was
attached
to
the
memo
for
your
reference.
M
M
M
M
M
M
M
M
M
Sloane
walbert
(she/her):
is
currently
feasible
for
for
sale.
Development.-
if
the
city
would
like
to
enable
the
provision
of
on-site
units
rather
than
receive
that
cash
in
loo.,
a
reduction
in
the
inclusionary
on-site
requirement
would
be
necessary,
so
that
the
onsite
cost
would
be
comparable
to
what
a
developer
would
pay
in
cash.
and
lo!.
M
Hab
monthly
meeting
8.23.23:
so,
michelle,,
just
let
me
know
when
when
you
want
me
to
move.,
so
there
are
3
major
items
that
we
would
like
to
get
feedback
on,
and
and
will
be
proposed
to
plan
board.
And
council.-
as
the
the
major
program
updates
and
then
there's
a
whole
table
of
smaller
program,
updates,
but
mostly
kind
of
clean
up
items
and.
N
N
Hab
monthly
meeting
8.23.23:
to
look
at
the
on-site
requirement,
hab
monthly
meeting
8.23.23:
and
to
make
it
comparable
in
cost
to
the
cash
alert,,
so
that
a
developer
can
actually
make
a
choice
between
cash
and
limit
on
site.
right
now.
The
cost
for
putting
units
on
site
is
is
more
than
double
what
the
cache
alu.
N
N
Hab
monthly
meeting
8.23.23:
that's,,
you
know,,
probably
the
big
item
out
of
all
3
of
these..
This
there
was
a
desire
for
us
to
implement
ih
on
rebuilt
dwelling
units,
so
smaller
units
that
are
demoed
and
then
replaced
with
a
much
larger
unit
in
particular.,
and
so
the
approach
to
doing
that
will
be
to
explore
a
nexus
or
to
explore
doing
a
nexus
study.
to
see.
If,
if
the
study
supports
the
residential
linkage,
fee.
N
N
N
N
N
Hab
monthly
meeting
8.23.23:
conduct
a
feasibility
analysis,
at
least
every
5
years..
So
we
would
put
in
place
an
annual
adjustment
based
on
a
couple
of
metrics
recommended
by
the
consultant,
and
then
check
that
every
5
years,
with
the
feasibility
analysis
to
make
sure
the
cash,
and
lewis
staying
within
the
range
that's
feasible
for
developers
to
pay..
N
N
Hab
monthly
meeting
8.23.23:
go
ahead,,
son.,
hab
monthly
meeting
8.23.23:.
So
the
rationale
is
that
caching,
louise
square
foot
is
the
best
practices.
and-
and
actually
we've
been
requested
to
look
at
this
quite
a
quite
a
lot
over
the
last,,
especially
the
last
few
years.,
a
lot
of
interest
in
this,,
because
it
is
a
widely
used
approach,
and
it's
a
good
approach..
It
results
in
caching
that
scales
with
unit
size,
automatically.
N
N
N
Hab
monthly
meeting
8.23.23:,
it
doesn't
matter
anything
over
1,200.,
it's
gonna
pay,
the
same
amount
and
cash,
a
little.
and
that's
a
real
problem.
That's
been
in
place
since
the
program
was
adopted..
It
was
adopted
as
part
of
the
ie.
program
originally,,
but
it's
sort
of
outlived..
It's
usefulness..
There
was
a
rationale
back
in
2,000.,
but.
N
N
N
N
N
N
Hab
monthly
meeting
8.23.23:,
so
the
for
sale
requirement,
hab
monthly
meeting
8.23.23:
as
I
just
sort
of
pointed
out..
If
we
want
to
get
for
sale
units
on
site,,
we
need
to
reduce
the
cost
to
putting
them
on
site
to
be
somewhat
competitive
with
the
cash
and
loop,,
so
that
there
is
a
real
choice
that
a
developer
makes.
N
N
N
N
N
N
N
N
O
B
Hab
monthly
meeting
8.23.23:
so?
well,-
this
is
so,.
This
is
a
little
different
than
the
dumping
assistance
they're
buying
it
on
the
market
right?.
This
is
this,
would
dbd
restrict
restricted
under
the
current
program?
but,
as
michelle
said,,
all
the
units
would
be
middle
income,
as
opposed
to
in
the
mix
of.
B
N
D
Hab
monthly
meeting
8.23.23:
and
then
those
folks
who
then
buy
into
those
developments
have
to
pay
the
same
ho,
a
fees
as
everybody
else
which
can
rise
quite
high.,
and
so
it
seems
like
having
them
be..
All
middle
income
would
somewhat
help
with
that
problem,
because
you're
having
a
family
that
earns
more.
D
N
Hab
monthly
meeting
8.23.23:
is
our
our
maximum
unit
sizes
for
the
affordable
units
that
you
would
think
in
this
scenario
that
the
market
units
in
this
project,
our
hypothetical
project.
they're
gonna,
put
them
on
site,
they'll
be
priced
for
middle
income..
They
will
be
significantly
smaller
than
the
market
units.
N
N
P
Hab
monthly
meeting
8.23.23:
where's
where's
that
memorialize?
okay?,
it's
actually
in
the
ih
regulations.
yes,
in
the
regulations,
I
believe,
is
where
it
lives..
It
basically
says
that
we
get
to
review
the
hoa
declarations.
now,
one
of
the
things
you
have
to
keep
in
mind
with
that..
When
the
project
is
done,
support
project
they
can
sell
all
the
units,.
They
will
turn
the
hoa
over
to
their
board.
N
N
N
P
Hab
monthly
meeting
8.23.23:
and-
and
I
guess
that's
why
I'm
asking
that
cause.,
I
think
there
are
2
things
that
that
should
be
explored
because
regulations
are
regulations..
But
then
you
have
to
go
through
enforcement
actually
ports.,
but
you
can
have
standing
under
certain
provisions
of
the
declaration.,
so
in
other
words.
P
Hab
monthly
meeting
8.23.23:,
even
despite
a
66%
vote
of
the
age,
away.,
there's
essentially
field
power
for
the
city.
and
that's
one
thing
I
really
encourage,
and
the
other
one
is
a
tangent
agreement
which
also
can
implement
that.,
and
I
think
those
are
really
important
things,,
because
I
think
that's
some
some.
P
Hab
monthly
meeting
8.23.23:
concerns
on
this
in
the
past,,
including
from
some
residents.
and
and
I
just
think,,
you
know,
it's
a
great
approach,
as
far
as
all
the
skills.,
and
we
definitely
don't
want
to
that
to
be
something
that
kind
of
falls
by
the
wayside
as
things
go
on.,
and
so
that's
all
that
really
encourage..
You
know
I
could.
you
send
those
to
me,
danny?
absolutely.
yeah.,
it's
not
for.
P
Hab
monthly
meeting
8.23.23:
other
jurisdictions
that
have
done
that.
and
you
know,.
I've
drafted
a
choice,
declarations
where
we
put
it
right
in
there,
and
we
don't
care..
It's
fine,
right,.
You
know.,
and
I
think
it's
just
a
a
great
way
to
kind
of
resolve
that
problem
right
from
the
get
go
because
comport.
Q
B
N
N
N
B
Hab
monthly
meeting
8.23.23:
I
mean,
we've
had
that
issue
for
the
history
of
the
program.
and
with
the
new
structure,.
The
advantage
is
that
it's
only
going
to
go
up
based
on
a
certain
index.,
so
like
the
construction
index
and
then
it'll
get
reevaluated,
reevaluated
every
5
years..
So
the
current
system
that
goes
up
10%.
N
Hab
monthly
meeting
8.23.23:
you
know,,
they
could
have
done
low
interest
rates
medium
high.,
you
don't
know
where
these
things
are
going,,
but
I
know
that
the
feasibility
study
was
based
on
sort
of
current,
which
probably,
you
know,.
They
did
it
over.
The
last
6
months.
8
months
is
when
they
did
the
analysis.,
so
try
a
little
bit
lower
than
it
is
today,
very
quickly.,
but
that's
based
on.
B
N
Hab
monthly
meeting
8.23.23:
they
could
drop
out
of
that
feasibility
range..
But
if
you
think
that
they're
sort
of
maxing
out
and
they're
gonna
go
down,,
then
it
becomes
more
feasible,
which
is
great..
It's
always
fine
to
have
it
a
little
bit
more
doable
than
right,.
You
know,
right
on
the
line.,
so.
N
N
N
N
N
N
N
N
N
N
N
I
Hab
monthly
meeting
8.23.23:.
So
if
there's
a
condo
development,,
is
there
like
a
threshold
above
which
you'd
have
inclusionary
housing,
and
below
which
you
wouldn't.?
So
if
it
was
like
a
4
unit,
condo
project,,
you
wouldn't
need
to
do
it,
and
if
it's
5
and
you
know
5,,
then
you
would.
and
if
that's
the
case,,
could
that
then
be
like
4
units
that
are,
you
know,
8,000
square
feet.
and
so
the
the
unit
is
unit
number,
isn't
as
applicable
as
a
square
footage.
N
N
N
Hab
monthly
meeting
8.23.23:,
but
we
would
probably
would
do
away
with
all
of
that,,
because
the
cash
over
by
square
footage
is
essentially
gonna
take
care
of
it..
If
you
only
have
one
unit,
you're
gonna
pay
for
a
reasonable
amount
of
cash.
and
lou,
if
it's
not
reasonably
sized
unit.,
but
if
it's
a
really,,
really
big
unit.
you're
gonna
pay
a
lot
of
cash
in
there..
So
that's
sort
of
the
scheme
we're
going
with
now.
thank
you.
N
N
N
N
N
Hab
monthly
meeting
8.23.23:,
you
have
to
do
a
study
before
you
can
do
a
linkage
fee,
and
the
idea
that
is
totally
doable
for,
if
you,
if
you
demo
a
smaller
house,,
we
we
build
with
a
very
large
house,.
You
can
do
a
linkage
fee
similar
to
the
commercial
linkage
fee
and
apply
it.
it'll,
probably
be
applied
by
on
a
square
foot.
Basis.
the
same
way
the
commercial
linkage
fee
is
applied
and.
N
N
N
B
B
N
A
Hab
monthly
meeting
8.23.23::
that's
why
I'm
saying
I
would
only
give
them
credit
for
2,000
square
feet,
or
something,
you
know,
like.,
so
so
we'd
have
to
work
out
those
details,
would
it
be
for
their
existing
square
feet,?
Because
we
don't
want
that
to
happen.
necessarily,
if
they
start
out
with
5,000
square
feet
and
demo
and
do
8,000
square
feet.,
I
don't
want
to
give
them
credit
for
5,000
square
feet.,
right?,
that's
what
that
would
be
my
preference.,
so
I'd
give
them
credit
for
reasonable
amounts.
Worthy
everything.
Over.
they've
got
to
pay.
B
N
N
N
N
N
B
N
Hab
monthly
meeting
8.23.23:
and
of
course,
additions
aren't
assessed
anything
affordable,
housing.,
so
it'd
be
the
same
idea.
you
get
some
amount,
reasonable
amount
of
an
addition
that
you
wouldn't
be
paying
anything
extra
on.,
but
if
you're
gonna
add,,
if
you're
gonna
double
size,
a
house,
or
you're
gonna
add,,
that's
why
I
keep
using
the
term
significant
additions.
Would
would
then
be.
N
Hab
monthly
meeting
8.23.23:,
so
the
rationale
is
the
ih
program
only
applies
to
new
residential
development..
Right
now,
demo
rebuilds
and
significant
additions
can't
be
assessed
through
ih,
legally,.
A
nexus
study
is
necessary
to
determine
how
these
scenarios
contribute
to
the
need
for
affordable
housing
similar
to
a
commercial
linkage.
Fee.
I
N
I
Hab
monthly
meeting,
8.23.23:
like,
appraisal
means
something.,
so
nexus
means
something,,
even
if
different
vendors,
created.
okay?
oh,
yes,
okay,.
Thank
you
are
the
one
of
the
city.
Attorneys
explains
that
like,.
If
the
city
is
going
to
assess
a
fee
for
something,,
you
have
to
establish
the
nexus
to
why,
that
thing
that
you're
assessing
a
fee
for
contributed
to
the
the
reason
for
the
fee.
right?
okay,.
Does
that
make
sense?
yup.
D
N
N
N
N
Hab
monthly
meeting,
8.23.23:
and
and
so
on,
the
face
of
it,
people
will
say,
well,.
Won't
that
reduce
the
amount
of
affordable
housing,
we're
gonna
get?,
and
I
would
argue,
no,
that
won't,,
because
the
entire
package
works
together.
So
as
a
package,,
the
proposed
updates
will
result
in
no
net
reduction
in
cash
and
loop.
matter
of
fact,.
I
think
it
will
be
significant,
significantly,,
more
cash
and
loop
because
of
the
size.
N
N
Hab
monthly
meeting
8.23.23:,
the
change
in
the
port
for
sale
percentage
could
result
in
some
middle
income
units
great,
and
then
the
next
study
may
support
a
residential
linkage
fee
which
would
essential
on
calling
it
cash
and
lou..
But
it's
more
money
into
our
coffers
for
affordable
housing.,
so
you
see,,
3
pluses
and
no
decrease
table,,
and
so
overall
the
package
ends
up,
as
it
says,
and
blue
up
there.
no
net
reduction
in
cash
in
lieu,
and
may
result
in
some
middle
income
on
site
units.
B
K
K
K
K
N
N
Hab
monthly
meeting
8.23.23:
you
know,
right?,
but
I
think
that
some
will
choose
to
put
them
on
site.
they,,
you
know,
honestly,.
The
developers
want
to
help
with
affordable
housing..
They
want
it..
They
want
to
put
the
units
on
site.
we're
just
not
making
it
work
for
them.,
and
so
I
think
that
this
will
make
them
make
it
work
for
them,,
and
I
think
some
of
them
will
make
that
choice.
K
K
K
K
N
N
N
Hab
monthly
meeting
8.23.23:,
whether
they
choose
it
or
not,,
it's
up
to
them,
because
they
could
also
choose
to
dedicate
land..
So,
even
though
cash
and
lou
is
the
preferred
that
gets
used,
100%
of
the
time.,
it's
according
to
the
law.,
it's
the
alternative..
It
is
the
alternative..
They
always
have
the
other
option,
which
is
to
put
units
on
site..
So
it's
not
really
so.,
it's
not
a
fee..
We
don't
refer
to
it
as
a
fee..
I
try.
N
Hab
monthly
meeting
8.23.23:,
we
call
it
a
contribution.,
you
can
contribute
cash
and
loop
in
loop
of
providing
units..
You
can
contribute
cash
and
move
in
loop
of
providing
units.
right?,
but
iii
do..
That's
a
really
good
point.
and
I
can
definitely
go
back
and
look
at
how
many
for
sale
projects
we
had
and
how
many
units
came
out
of
that?.
I
it's
not
many.
N
N
Hab
monthly
meeting
8.23.23:,
which
is
great
because
the
middle
income
goal
is
hard
to
reach.
and
every
every
tool
that
we
have
to
try
to
reach
our
middle
income
goal
is
gonna
help.
and
can
I
add
something
also,,
which
is
my
understanding,
is
that
that
those
federal
matching
dollars
are
not
available
for
middle
income,
right?,
and
so
so
we
don't
get
that
boost
out
of.
When
we
do
middle
income
units,,
we
don't
get
the
matching.,
so
this
doesn't
take
anything
away
to
have
them.
D
F
I
Hab
monthly
meeting
8.23.23:
to
compensate
for
the
construction,
defect
log
that
would
encourage
people
to
be
developing
more
condo
units?
or
is
that
like
a
state
law??
And
we
can't
do
anything,
or
we
couldn't
subsidize
a
wraparound
policy
or
mitigate
the
risks
of
municipalities
have
been
pulling
their
hair
out
for
decades
now,.
P
A
P
P
Hab
monthly
meeting
8.23.23:
the
you
know.
hab
monthly
meeting
8.23.23:
the
the
reality
is
you
want
to
make..
If
you
have
wherewithal
to
make
improvements,
I
to
see
where
you,
you
know.,
let
some
things
by
the
wayside
and
make
adjustments
as
you
go
on..
It's
not
just
a
question
of
the
scope
of
number..
What
you're
doing
is
a
question
saying
you
want
to
make
your
regulations
as
effective
as
defensible
as
possible.
and
so
anytime,.
You
have
that
opportunity,,
even
if
it's
even
if
it's
for
a
dozen,,
you.
P
Hab
monthly
meeting
8.23.23:,
if
you
want
to
do
it
because
you
don't
know,
what's
gonna
happen
in
the
future.
and
it's
just
something,,
you
know,
like
more
about
it.,
but
it's
just
something
we
say..
This
makes
a
lot.
More
sense
is
a
lot
more
balanced,
and
it
does
a
lot
of
things
if
we're
throwing
out
the
cash.
or
that
would
be
a
different
story..
But
we're
doing
here
is
trying
to
make
this
more
effective
things
that
we
have,
and
I
mean.
P
Hab
monthly
meeting
8.23.23:
50
years
from
now
the
annex,
you
know,
900
acres.
and
that's
not
gonna
happen.,
but
you
know,,
all
the
sudden..
It's
like,
well,,
you
know.,
so
you
always
want
to
make
regulations
more
effective.
If
you
can't.
right?,
yeah,
always,,
you
know,,
there's
only
so
much
you
can
do..
But
from
that
perspective,
you
know,.
I
think
that's
the
driving
notion
more
so
than
you
know
the
the
head
count
at
the
end
of
it.
right?
so.
B
B
Hab
monthly
meeting
8.23.23:,
so
you
know,,
when
we
adopted
city
adopted
in
middle
income,
housing
strategy.
there
was
a
desire
to
get
middle
income
ownership,
units.
and-
and
now
it's
not
so
much
middle
income..
That's
really
ownership
is
what
we're
talking
about.
so
to
get
those
ownership
units,
but
they
were
very
clear..
We
don't,,
but
we
don't
want
to
do
it
at
the
expense
of
low
and
moderate
income.
Households.
B
B
B
N
N
N
N
Hab
monthly
meeting
8.23.23:
it's
hard
to
get
through,
especially,,
you
know.
certain
sections
of
it
are
very
technical.
push
on
through,,
because
the
stuff
at
the
at
the
end
I
found
really
fascinating,,
which
was
that
they
actually
reached
out.
we,
you
know,
as
part
of
our
contract
with
them..
They
talked
to
some
of
the
local
developers,.
I
think
10
or
12.
ii
found
that
that
feedback
was
fascinating.
N
N
Hab
monthly
meeting
8.23.23:
also.
very,,
very
interesting.,
but
yet,
you
know,
it's
kind
of
at
the
end
of
like
they
go
through
a
summary..
Then
they
go
through
their
their
feasibility
analysis,
and
then
they
go
through
a
lot
of
really
technical
stuff.,
but
it's
sort
of
at
the
bottom
of
all
of
that..
So
look
for
that
cause.!
It's
really
interesting.!.
K
Hab
monthly
meeting
8.23.23:
I
was
thinking
about
this
15%
number
and
imagining
what
kind
of
analysis
might
have
been
done?
To,
you
know,
to
draw
a
graph
and
come
to
that
number..
It
is
kind
of
surprisingly
a
nice
round
number,
which
makes
me
technical
detail.
It..
It
tells
you
how
they
got
the
14.9.
N
N
Hab
monthly
meeting,
8.23.23:
you'll
you'll
see
them.
the
first
one
is
for
sale..
The
second
one
is
rental.,
I'm
just
glad
it
was
14.9,
cause.
That
sounds
like
we're
scientific.
everything's
priced
at
middle
income..
If
you
want
to
bring
those
pricing
down,,
the
percentage
actually
went
down..
If,
if
that
was
the.
so,,
you
know,
we're
we're
trying
to.
N
N
N
N
Hab
monthly
meeting
8.23.23:
there's
couple
of
big
sections
in
there
about
the
land
dedication
option
that
we
did
a
diagonal,
plasa.
we'd
only
done
one
prior
to
that
and
that
one
was
honestly
a
bit
squarely,
because
it
for
for
a
bunch
of
complicated
reasons..
So
we
learned
a
little
bit
from
the
first
one..
That
was
where
mount
kavanaugh
needs
being
developed
right
now
and
then..
Diagonal
plaza
was
the
second
one..
We
have
a
bunch
of
lessons
learned.
N
N
N
N
K
B
Hab
monthly
meeting
8.23.23:,
we
still
don't
anticipate.,
probably
more
people
are
gonna,
start
doing
on-site
rentals
with
the
removal
removal
of
the
state.
Prohibition.
still,,
not
our
our
favorite,,
but
we
wanted
to
provide
not
just
get
60
units,
but
get
more
of
a
mix..
So
we're
gonna
require
that.
G
B
B
N
N
Hab
monthly
meeting
8.23.23:
thoughts,
hab
monthly
meeting
8.23.23:,
and
then
we
will
be
doing
a
little
bit
more
public
outreach,,
but
really
gearing
up
to
go
to
planning
board
late
september..
So
it's
actually
coming
up
pretty
quickly.
a
couple
of
weeks.
Later,
we're
gonna
go
back
to
planning
board
with.
B
N
P
Hab
monthly
meeting
8.23.23:
personally,,
I
know,
just
pragmatically
speaking.,
so
I
represent
a
lot
of
developers..
They
come
in
and
they
say,
well,.
This
is
what
I
want
to
do,
and
I'm
like,
well,.
Whatever
you
wanted
to
do,
doesn't
really
matter..
It's
like
what
you
can
do.
What's
gonna
effectively,,
you
know,.
If
you
don't
get
an
approval,
you're,
not
doing
anything,,
and
I
think
this
is
almost
a
corollary
of
that,
and
that
you
know.
P
P
P
Hab
monthly
meeting
8.23.23:,
you
know,
we've
just
started.
gaze,
really
on
miss
and
middle
for
this
board.
and
and
the
city,
you
know,,
probably
in
a
lot
of
different
perspectives..
I
think
that
the
down
payment
assistance
program
a
lot
of
ways
trying
to
play
catch
up
right?.
So
this
is
something
that
you
can
do,
or
you
know,,
for
whatever
it
is
in
the
future.
again,.
Maybe
it's
10
units.,
maybe
it's
less,,
maybe
it's
more.,
but
having
something
where
you
say,.
Here's
a
viable
means
to
start
developing
some
of
these
units
to
start
developing,.
You
know.
P
Hab
monthly
meeting
8.23.23:
use
for
purchase,
too..
I
think
it's
a
really
big
thing..
I
mean,
you
know.
it's
too
bad.
terry's,
not
here,
because
he's
been
saying.
and-
and
I
absolutely
agree.-
is
that
it's
actually
in
in
a
lot
of
ways.,
renting
a
lot
more
viable
than
purchasing
in
boulder
right
now.,
and
I
think
that
you
know
that
trend.
Is
that
continues,?
It's
something
that
you
know
can
really
put
us
in
even
more
of
a
bind..
So
I
think
the
whole
notion
of
saying.
P
P
Hab
monthly
meeting
8.23.23:
it's
getting
more
and
more
expensive
to
develop?,
there's
less
and
less
land
to
develop
on,,
etc.
the
variability
of
the
cost
of
materials,
the
cost
of
everything
else.
with
that,
you
know,.
We
can
find
ourselves
on
a
large.,
okay.
now,.
We
can't
do
this.,
you
know.,
you
know,,
there's
a
wide
deck.
and
there's
a
lot
of
other
programs
that
are
available
for
lower
percentage,
lower
percentage
range,
projects.
P
P
Hab
monthly
meeting
8.23.23:,
absolutely
love
it.
because,,
you
know,.
It's
just
been
this
void.
and
a
lot
of
jurisdictions
have..
This
is
void
where
it's
like,
okay,,
you
know,
it's
just
unified
unit
when
you
do
that.
and
you
have
these
big
units
that
have
a
lot
of
impacts.,
you
know,.
If
you
want
to
talk
about
what
density,
is.
P
Hab
monthly
meeting
8.23.23:
a
lot
of
the
footprint
can
be
energy
utilization..
It
can
be
utilization
of
space,,
etc.
right
demands
that
come
from
a
larger,
unit,,
etc.,
and
so
I
think,
having
that,
we're,
you
know,
we're
looking
at
your
square
footage
use
where
it
put
us
is
going
to
be
the
driving
factor
and
not
these
arbitrary
cut.
Offs.
P
Hab
monthly
meeting
8.23.23:,
I
love
that..
I
think
a
lot
of
jurisdictions
need
to
start
doing.
That,
and
they'll.
Some
have
a
a
lot
of
the
cities
doing
that,
because
I
think
it's
gonna
be
really
effective,
going
forward,
one
way
or
another,
right?
and
the
whole
notion
that..
Maybe
that's
an
incentive..
I
know
there's
other
density,
density
considerations,
and
maybe
that's
an
incentive
for
developer
to
build
use
that
are
smaller
and
more
practical
and
efficient,
and
we
could
get
more
units.
and
that
can
house
people.
P
Hab
monthly
meeting
8.23.23:,
even
if
it's
market
rate,,
it's
still
gonna,
be
something
that's
more
on
this
side
of
the
market,,
where
you
can
actually
get
people
that
are
coming
in
here
and
buying
that
aren't
super
wealthy..
So
from
all
those
perspectives,,
I'm
very
supportive
of
this..
You
know,,
I'm
fine.
P
Hab
monthly
meeting
8.23.23:
look
through
anything
like
this,
with
cynical
eye,
to
begin
with,.
But
I
think
it's
it's
a
really
good
step
in
the
right,
direction.
and
really
to
see
it
because
of
those
things..
The
one
thing
that
I
will
say,
regarding
the
nexus
study
and
fully
understand
what
that
is,
and
it's
absolutely
imperative
to
do
that..
But
I
like
to
see
a
huge
impetus
on
that
getting
done
as
soon
as
possible,,
because
I
think
we're
really.
P
Hab
monthly
meeting
8.23.23:
lack
of
a
better
term
right,
now,,
leaving
a
lot
of
meet
on
the
phone.,
so
I
believe
in
south
boulder,
for
you
know,,
past
decade.,
and
it's
essentially
every
single..
So
like
you're,
saying
so,,
a
lot
of
those
homes
are
have
been
historically
been
rentals
and
stuff,
too..
But
what's
happening?,
there
is
no
different
than
you'll,
see
in
a
mountain
town
which
is
a
little
home.
That's
for
a
local,
person,
or
whatever,,
and
a
lot
of
times.
P
P
P
Hab
monthly
meeting
8.23.23:
you
know,
when
the
little
homes
bulldoze,
and
every
time
you
see
one
of
those
you
know,
you're
like,
oh,,
that's
a
gonner
right?
because,
like
you,
said,
nobody's,
building,
1,100
squared,
but
new
homes,
and
nobody's
buying
little
homes
and
say,
well,.
This
is
just
all
I
want
right?.
I
would
love
to
see
a
a
real,.
You
know.
expeditious
emphasis
put
on
that
nexus
study
because
it's
it's.
P
Hab
monthly
meeting,
8.23.23:
ii
think
really
important.
Part
of
everything
we're
trying
to
do
is
something
that
can
really
hold
some
accountability.
For..
You
know,
a
lot
of
the
things
that
are
happening
here,
that
you
know.
so
yeah,
ii,
agree.,
so
so
sloane
and
I,.
What
we
do,
we're
we're,
essentially
development
reviewers.
and
we
apply
the
program
to.
N
N
N
N
B
B
Hab
monthly
meeting
8.23.23:,
so
the
scenario
is
they
just
described.
a
little
house
gets
plastered,
replaced
with
a
mega
home,,
so
like,.
What
are
the
consequences
of
that??
Something
happens
to
my
neighbors
all
the
time.
Somebody
bills
to
5,000
square
foot,
house
property
which
make
it
less
affordable.
your
property
taxes
go
way
up
like..
I
almost
see
this
as
an
opportunity
to.
B
Hab
monthly
meeting
8.23.23:
beyond
just
well,,
maybe
it's
like
the
intended
and
consequences
otherwise
of
having
this
kind
of
fee
on
redeveloping
single
family
homes..
Maybe
it
could
be
kind
of
a
disincentive.
Like
I
don't.,
I
can't
afford
to
build
a
8,000
smaller
fee
that
could
be
kind
of
a
way
kind
of
a
good
outcome.
B
Hab
monthly
meeting
8.23.23:,
maybe
it
crosses
a
boundary..
It
goes
into
the
area
that
carl's
gonna
talk
about
about
zoning
for
affordable
housing.
Where
you
might
decide
you
want
to
do
duplex,
instead
of,
if
that
were
legal,
instead
of
a
a
big
single
family.
or
maybe
there's
some
relation
to
ih
in
there.
B
B
B
Hab
monthly
meeting
8.23.23:,
affordable
units
on
site
was
because
we
were
able
to
acquire
sites
based
on
a
certain
density.,
and
then
we
could
add
those
we
got
basically
free
land
for
the
affordable.
and
that's
why
I
think
this
ties
in
with..
I
guess
what
carl
was
gonna
talk
about
with
the
changes
in
in
zoning..
I
mean,.
It's
just
like.
I
think
michael
just
mentioned,
it.
B
B
Hab
monthly
meeting,
8.23.23:
so
ii
think
you
have
to
look
at
how
all
these
things
are
play
with
each
other.
from
a
development
developer.
Standpoint.
you
know,,
you
have
to
balance
all
that
and
come
up
and
figure
out
how
to
at
least
break
even
time
in
boulder,,
when
entire
neighborhoods
were
developed
with
the
restriction,
and
thinking,
like
wellman,
creek,
is
going
back,
20
years.
N
N
N
N
Hab
monthly
meeting
8.23.23:
updating
the
ih
program
is
kind
of
looking
at
the
annexation
requirements
because
nobody
can
do
50%
anymore,,
especially
not
for
sale.
use
federal
money
to
do
rentals,.
They
might
be
able
to
do
it
in
a
rental
project,,
but
not
a
for
sale
project..
So
we've
actually
dropped
down.
we're
at
about
40
now,
even..
That's
a
really
hard
lift
for
for
an
annexation
to
do
so..
I
think
that's.
N
N
N
N
Hab
monthly
meeting
8.23.23:
your
points
will
take
it.,
I
mean
the
the
idea
of
if
we
ever
do
get
to
get
to
the
point
where
we
could
allow
a
duplex
or
triplex
on
a
single
family
lot..
So
what
are?
What
are
the
impacts
of
our
changes
today
on
that?
and
from
my
perspective,?
I
think
it's
actually
positive,,
because.
N
N
P
Hab
monthly
meeting
8.23.23:-
I
guess
kind
of
I
mean,
too,-
is
that
since
you're
hab
monthly
meeting
8.23.23:
getting
under
the
hood
of
the
car,
anyhow,
you're
fixing
the
script
for
just
thing,,
which
I
think
is
great.,
might
as
well
put
these
in
place
and
see
if
it
works
right.
and
if
you
get
10
units
great,,
that's
10,
more
units,
right?
that
are
currently
in
that
cycle..
So.
N
B
K
K
K
K
K
Hab
monthly
meeting
8.23.23:,
we
always
act
like
subservient
to
market
forces,
that
we
have
no
control
over
how
the
market
works.
this
giant
frankenstein
that
we
try
to
fix
and
work
around
in
different
ways.
and
ii
just..
I
just
want
to
say
out
loud
every
now
and
then
that
it
would
be
great
if
we
could
figure
out
ways
to
make
the
market
work
for
us.
K
K
Hab
monthly
meeting
8.23.23:,
I
hope
that
somewhere,
somebody's
talking
to
economists
who
are
thinking
outside
the
box
about
how
to
fix
these
problems.
I've
read
a
few
things
that
suggest
that
there
are
ways
to
make
the
market
work
for
us.,
but
but
actually
just
getting
that
dialogue.
Going
is
just
incredibly
difficult,
that,
because
everyone
in
bowler
is
an
economist
and
we
all
have
these
ideas
about
how
it
works
and
how
it
has
to
work.-
and
you
know
so,.
K
Hab
monthly
meeting
8.23.23:
ii
have
one
more
comment.,
so
I
just
wanted
to
say
that
the
other..
The
other
thing
is
that
I
am.,
I
am
discouraged
by
the
notion
of
of
having
city
council,
put
focus
on
something
that
may
generate
may
or
may
not
generate
some.
some,
you
know,
just
get
on
the
scoreboard
at
all..
K
Hab
monthly
meeting
8.23.23:,
I
do
appreciate
danny's
point
about
like
we
have
regulations
that
clearly
aren't
working..
Let's
go
ahead
and
fix
them.,
and
but
you
know,,
when
I
think
about
some
of
the
other
proposals
for
middle
income.
Housing,,
like
the
planning
reserve
or
the
airport,
where
you
could.
K
Hab
monthly
meeting
8.23.23:
build
more
than
a
dozen..
You
know,,
you
could
build
thousands
of
units..
I
would..
I
would
really
rather
have
city
council
focus
on
something.
That's
gonna
make
a
real
difference
to
people
who
who
need
middle
income
housing.,
so
I'm
not
against
the
reforms,
and
they
they
sound
totally
reasonable
to
me.
I'm.
I
would
rather
have
this
system
work.
K
B
B
B
B
B
I
N
N
N
N
Hab
monthly
meeting,
8.23.23:
and
sometimes.,
so
we
do
have
the
ability
in
the
program
to
have
some
flexibility.
and
I've
actually
done
it.
A
couple
of
times.
in
the
past,
where
I
somebody
came
in
and
said,
actually,
you
know,
2,,
9
north,.
You
know
the
apartments
at
2
9
north..
They
did
2
offsite
projects,,
one
for
sale
and
one
rental.
N
N
N
Hab
monthly
meeting
8.23.23:,
that's
the
requirement
for
I
age..
It
usually
goes
the
other
way
around..
If
they're
doing
like
2
or
3
bedroom
units.,
they
typically
will
say,
now,.
Can
I
meet
the
requirement
with
studios?
and
I'll
say,
well,
with
twice
as
many
studios.?
Maybe
you
know,,
there
has
to
be
an
equivalency..
It
has
to
be
additional
community
benefit,,
but
at
least
equal.
okay?
right?,
but
I
typically
will
not
even
entertain
that
conversation.,
I'm
like
not,,
you
know.
N
J
B
K
K
K
Hab
monthly
meeting
8.23.23:,
that
seems
to
be
a
lot
of
what's
happening.
Now,,
given
the
current
say,
to
play
with
zoning
and
market
forces..
One
thing
I
would
throw
out
there
about
the
reserve
is
that
it's
not
in
the
city,:
it's
that's
the
only
it's
not
annex..
It
would
not
be
subject
to,
ie.
to
be
subject
to
a
negotiation.
N
B
K
Hab
monthly
meeting
8.23.23:.
Do
you
want
to
ask
your
question
while
she's
doing
that?
yeah,
real
quickly,
michelle,,
you
said
that
you
would
sloane
work
on
demos
all
day
long
to
have,,
like
a
number
of
how
many
demolitions
are
happening
in
the
city,
annually.
do
you?.
Do
you
have
a
a
thought
about
that,
sloan?.
M
N
D
D
B
B
B
Q
M
O
K
B
B
Hab
monthly
meeting
8.23.23:
it's
only
for
affordable
housing..
This
is
a
public
hearing..
We
have
some
members
of
the
public
who
are
listening
in
there.
you're
gonna,
wanna,
comment.,
we'll
get
to
that
and
good
times,
complex
subject.,
but
we'll
cover
those
efficiently
as
we
can,
and
so
we'll
start
with
a
staff
presentation
from
carl
tyler.
E
E
E
Hab
monthly
meeting
8.23.23:,
I'm
not
gonna,
read
all
the
the
words
on
the
slide.,
but
this
just
kind
of
sets
up
the
the
problem
statement
relating
to
the
housing
crisis
in
boulder,,
much
like
in
other
communities
across
the
nation.,
and
there
we've
seen
some
recent
trends.
Where,
many
cities
have
been.
E
E
E
E
Hab
monthly
meeting
8.23.23::
these
are
the
questions
we
we
posed
to
the
board,.
So
does
the
housing
advisory
board
find
that
the
proposed
ordinance
implements,
the
adopted
policies
of
the
boulder
valley
conference
of
plan,
and
then,
secondarily,?
Does
the
housing
advisory
board
recommend
any
modifications
to
the
ordinance.
E
Hab
monthly
meeting
8.23.23:
this
is
a
slide..
I
showed
the
board.
not
too
long
ago.
We
talked
about
occupancy.,
so
I'll
go
through
this
briefly.,
but
this,
basically,
you're,
all
aware
of
the
senate
bill
that
went
through
the
state
that
actually
did
not
pass.,
but
it
did
touch
on
a
lot
of
these
zooming
topics
that
we've
been
talking.
About.
80
use
occupancy
middle
housing.,
it's
possible.
We
might
even
see
a
future
iteration
of
this
that,
you
know,
will
impact
our
work..
It's
something.
We've
been
monitoring.
E
E
Hab
monthly
meeting
8.23.23:
on
housing
cause.,
it's
an
issue
throughout
the
country.,
so
obviously,
there's
a
lot
of
factors
that
that
you
know
relate
to
housing
costs
and
why
the
costs
are
going
up..
But
in
america.
obviously,
we
have
a
lot
of
single
family
homes,
and
a
lot
of
land
gets
gobbled.
Up,
you
know,
with
lower
intensity,
housing
and
things
like
that..
So
all
that,,
you
know,
combines.
E
E
E
Hab
monthly
meeting
8.23.23:
cities
in
the
bay
area,,
where
you
have
constrained
land,,
you
have
a
highly
desirable
place
where
people
want
to
live.,
and
then
you
have,,
you
know,
zoning
restrictions.
On
top
of
that
that
drives
up
the
cost.,
so
there's
kind
of
a
multi
pronged
approach
that
has
to
be
taken
on
this
issue,.
You
know,,
combined
with
the
inclusionary
housing
project,,
there's
gonna
be
more
that
we
do
after
this.
obviously,.
This
is
an
ongoing
thing
that
we
have
to
work
on.,
but
no
one.
E
Hab
monthly
meeting
8.23.23:
option
can
solve
the
problem.,
but
we
recognize
that
this
is,
we're
moving,.
You
know,
down
the
field
same
issue
exists,,
particularly
in
west
coast
states,,
where
they've
passed
state
legislation
to
affect
housing
costs
by
being
more
lenient
on
different
housing.
Types.
we've
seen
that
in
washington,,
oregon,
and
california,
as
well
as
we've
heard
about
the
city
of
minneapolis,
taking
some
big
steps.
E
Hab
monthly
meeting
8.23.23:
one
thing
we
wanted
to
make
really
clear
is
is,.
What
do
we
mean
by
affordable,
housing?,
there's
kind
of
a
broad
array
of
what
we're
talking
about
here.,
so
there's
the
permanently
affordable,
housing,,
the
deed,,
restricted
housing
that
relates
to
the
I
age
program..
That's.
E
E
E
Hab
monthly
meeting
8.23.23:
a
market
or
you
have
zoning
that
just
inherently
encourages
larger
units.
they're
gonna
be
more
expensive
than
the
smaller
units
that
you
can
get
by
virtue
of
smaller
square
footage..
So
we're
trying
to
look
at
changes
to
the
zoning
code
that
can
try
to
encourage
more
smaller
units.
E
Hab
monthly
meeting
8.23.23:
and
the
point
of
this
being
is
that
if
we
can
change
the
zoning
to
allow
more
housing,,
more
units.,
that's
more
housing
that
that
gets
pulled
into
the
ih
program..
That's
more.!
I
inclusionary
housing
fees
that
get
put
into
the
importable,
affordable
housing
fund.,
it's
more
money
that
the
city
can
use
to
leverage
with
federal
and
state
dollars
to
get
more
housing
built
in
the
city..
So
there's
a
lot
of
reasons.
E
E
Hab
monthly
meeting
8.23.23:
when
you
look
at
it
on
that
site
drives
larger
sized
units..
This
is
something
that
we
see
in
a
lot
of
zoning
districts..
I
think
br,
one
is
like
the
easiest
one
to
describe.,
so
basically.
and
and
jim
might
understand
this,
like
from
a
development
perspective.,
but,
like
you
take
an
far
that
applies
to
the
site..
So
when
you
figure
out
how
much
floor
area
can
I
build,
you
get
that
number.
E
E
Hab
monthly
meeting
8.23.23:
housing
unit
size.
and
you
know,,
we've
heard
from
developers
over
the
last
few
years
that
that's
like
you
need
to
change
your
zoning
because
you're
just
encouraging
these
larger
size
units..
So
by
getting
rid
of
that
1,600
square
feet
of
lottery
per
dwelling
unit
that
goes
away.,
then
they
can
use
that
square
footage,,
break
it
down
and
get
smaller
sized
unit..
So,
in
that
the
case
that
we're
showing
here
is
that,,
you
know,
with
diagonal
plaza.,
that's
what
they
did.
E
E
Hab
monthly
meeting
8.23.23:,
so
another
part
of
this
project
is
obviously
trying
to
get
more
missing
middle
housing
throughout
the
country,
and
especially
in
boulder,
you'll
notice
that
a
lot
of
times.
we're
just
mostly
getting
at
the
the
ends
of
this
spectrum..
That
is
transect,.
You
know,,
where
you
get
single
family
homes,
or
you
get
stacked
flats,
you
know.
E
E
E
Hab
monthly
meeting
8.23.23:,
so
this
project
kicked
off
in
at
the
retreat
with
city
council
in
2,022..
Again
they
asked
us,
in
response
to
the
diagno,
plaza
project
and
other
factors,,
to
look
at
loosening
up
the
code,
and
then
we
came
back
to
council
in
march
of
this
year,
with
a
study
session
kind
of
these
3
main
themes,.
We
we
really
firstly
started
looking
at.
E
E
E
Hab
monthly
meeting
8.23.23:,
so
we
took
another
look
at
it
and
looked
at
the
low
density,
areas.
and
there's
actually
quite
a
few.
The
potential
so
I'll
talk
a
little
bit
more
about
that..
So
then
we
talked
about
parking
modifications,,
just
basically
looking
at
where
there's
some
barriers
in
the
code,
like,.
If
you
have
a
project,
that's
predominantly.
E
Hab
monthly
meeting
8.23.23:
one
bedroom
units,,
there's
a
1.2
5
parking
space
per
unit
requirement
before
through
the
years,
you
know,,
that
should
just
be
one,,
you
know.
so
just,
or
looking
at
parking
reductions,,
making
it
easier
for
residential
projects
to
do
parking
reductions..
So
we've
looked
at
that
as
well..
So
council
basically
told
us
to
move
forward
with
all
of
these
options..
They
did
make
some
suggestions,
firstly,
to
take
another.
Look
at
all
of
the
the
high
density
residential
zones.
E
E
Hab
monthly
meeting
8.23.23:
on
the
density.,
so
we
have
some
more
flexibility
to
allow
more
housing
units..
So
this
slide
shows
where
all
the
the
high
density
zones
are
in
the
city..
So
we
did
take
a
look
at
those.
We
also
started
thinking
about..
We
weren't
necessarily
looking
to
change
all
the
site
review
thresholds.,
but
how
could
we
encourage
more
metal
housing??
So
we
also
looked
at
trying
to
exempt
out
projects
that
did
middle
housing..
So
I'll
talk
a
little
bit
more
about
that.
E
Hab
monthly
meeting
8.23.23:,
so
in
our
pass
on
duplexes
and
triplexes
again,,
we
looked
at
the
the
number
of
lots
within
the
city..
There
are
quite
a
few
lots.
that
room:
don't
that
have
the
potential
to
add
units..
So
what
that
means
is
in
the
low
density
zones..
You
have
to
have
a
minimum
lot
area
per
dwelling
unit,,
and
that
is
capped
in
the
plan.
So
in
order
to
allow,,
you
know
even
more.
E
E
E
Hab
monthly
meeting
8.23.23:
subdivide
their
property
today
based
on
their
land
area
and
add
a
single
family
house..
The
reason
that
they've
not
done
that
might
be
just
their
own
personal
preference,
or
it
could
be,
you
know,,
based
on
topography
like
they
just
can't
meet
the
subdivision
regs..
So
we
we
do
think
that
this
change
of
allowing
duplexes
and
triplexes
on
land
that
has
the
lot
area.
E
Hab
monthly
meeting
8.23.23:
could
actually
encourage
people
to
do
conversions
of
their
house,,
so
they
might
not
have
been
able
to
do
a
subdivision
before
because
of
topo.,
but
they
have
the
land
area,.
They
could
actually
convert
their
house
to
a
duplex
or
a
triplex
if
they
have
the
land
area..
So
that's
what.
why,.
We
thought
this
was
a
a
good
step
to
move
forward.
On.
E
Hab
monthly
meeting
8.23.23:
and
one
thing
I
wanted
to
make
clear
to
you,-
and
I
know
there's
some
concerns
in
the
in
the
community
about
this-
is
that
we
already
have
what
we
call
compatible
development
standards
that
apply
to
a
lot
of
our
single
family
zones..
You
know,,
there's
a
lot
of
regulations
that
apply
to
a
single
family.
House,
you
know,
floor
area
ratio,
lot
coverage
bulk,
plane,
solar
access,
sidewall
articulation.
E
E
E
Hab
monthly
meeting
8.23.23:
of
feedback
on
this.,
I
think
you
know,
when
we
talk
to
like
university
of
jc
neighborhoods
and
plan
boulder,,
we've
heard,,
you
know,
a
lot
of
concerns
about
allowing
duplexes
and
triplexes.
in
those
neighborhoods.
There's
concerns
that
families
are
gonna,
be
driven
out
of
single
family
areas
that
there'll
be
more
parking
impacts.
as
a
result.
E
Hab
monthly
meeting
8.23.23:
there's
also
a
concern
that,
if
you're
adding
these
types
of
housing
types
that
they're
disproportionately
impacted,
and
that
there's
not
real
affordability
guaranteed
by
allowing
these
types
of
units.,
there's
there's
a
feeling
that
addition,
additional
density,
or
allowing
these
housing
units
should
be
deed.
Restricted.
we've
been
hearing
that
throughout
the
community,
and
that
the
city
can't
build
itself
out
of
its
out
of
this
housing.
Crisis.
E
Hab
monthly
meeting
8.23.23:
on
the
other
end
of
the
coin.
you
know.,
we've
heard,,
you
know,
from
the
development
community.
These
factors
that
that
just
encourage
the
the
larger
units,
or
that
we
should
be
doing
this..
So
we
also
are
hearing
a
lot
of
folks
that
are
championing,
allowing
more
middle
housing
throughout
the
city.
E
Hab
monthly
meeting
8.23.23:,
I
think
they
they
acknowledge
that
zoning
restrictions
are
limiting
and
could
be
targeted
to
specific
types
of
people
that
younger
generations
can
achieve.
the
american
dream,,
particularly
in
boulder.
There
was
support
for
more
housing
types,,
but
there
was
also
concern
that
came
from
concentrating
housing,
particularly,
you
know,
in
response
to
like
cheaper
housing
that
gets
clustered
in
area,
that
that
may
not
be
what
people.
E
E
Hab
monthly
meeting
8.23.23:
last
time
we
talked
about
occupancy.,
I
touched
on
the
beer
boulder
questionnaire.,
I'm
not
going
to
go
into
too
much
detail.
On,,
you
know,
the
background
of
that.,
but
obviously
it's
it's
one
tool
among
many
to
get
feedback
from
the
community..
It's
not
looked
at
the
same
way.
We
do
a
scientific.
E
Hab
monthly
meeting
8.23.23:
valid
survey,
but
it
is..
It
is
interesting
to
see
what
themes
can
come
from
that.
and
when
we
asked
questions
specific
to
allowing
duplexes
or
triplexes,
or
or
the
things
that
are
proposed
in
this
ordinance.
there
was,
mostly,
there
was
a
a
majority
of
of
support
for
adding
additional
units
in
the
growth
areas.
E
E
E
Hab
monthly
meeting
8.23.23:
that
it
couldn't
be
more
wide
scale
as
far
as
allowing
duplexes
and
triplexes
in
more
places.
and
like
single
family
areas,,
we've
talked
about..
What
that
would
involve..
It
doesn't
mean
it
isn't
something
that
couldn't
happen
in
the
future.,
but
we
did
hear
that.,
but
there
was
support
for
that
type
of
process.
When
we
moved
into
updating
the
comp
plan
in
the
future.,
there
were
some
members
that
felt
that
we
should
be
taking
more
aggressive
parking
reduction
changes.
E
Hab
monthly
meeting
8.23.23:,
we
talked
to
planning
board
in
april.
after
that,
I'd,
say
most
of
the
board
seemed
to
support
the
options
that
we
had
proposed.
Moving
forward
on,
there
were
3
board
members
that
supported
the
concept
of
allowing
duplexes
and
triplexes
one
member
found
that.
you
know,,
we
hadn't
gone
far
enough.
E
E
Hab
monthly
meeting
8.23.23:
so
after
all
that
we
basically
gathered
up
all
that
feedback
that
we
got
from
the
boards
and
from
the
community..
We
did
a
lot
of
the
looking
at
the
different
articles
and
commentaries,
and
presented
this
all
to
city
council
on
june
fifteenth..
At
that
meeting,
basically,
council
supported
all
the
options
that
we
were
proposing,
moving
forward
on
the
on
the
high
density,
residential
zones.
E
E
E
Hab
monthly
meeting
8.23.23:
so
and
ordinance
85
99..
There
is
an
exemption
for
any
middle
housing
from
site,
review.,
so
basically,.
If
anyone
does
a
duplex,
triplex
or
townhomes,
and
it
doesn't
require
any
modifications..
Even
if
you
trigger
the
site
review
threshold,,
you
would
be
exempt
from
site
reviews..
So
this
is
again
trying
to
encourage
more
by
rate
development
of
middle
housing..
E
E
Hab
monthly
meeting
8.23.23:
you
know,
most
of
the
zoning
districts,
have
a
side
yard
set
back
into
doing
a
town
out
where
you
have
townhouses
on
each
lot.,
you
know,,
you
have
to
get
down
to
a
0,
and
the
second.
You
go
down:
0,
you're
in
a
site,
review.,
it's
a
modification..
So
what
this
ordinance
includes
is
basically
allowing
a
0
setback
by
right
without
it.
trigger
right
site,
review.
E
Hab
monthly
meeting
8.23.23:
they
would
have
to
meet
the
minimum
lots
size
per
unit..
Rl,
one
would
be
7,000..
Our
e
is
probably
the
biggest
change..
It's
it's
15,000
square
feet
per
per
unit
now
in
the
co.,
but
because
the
comp
plan
puts
it
in
the
same
category
as
rl.
one,
we're
proposing
7,500
square
feet
per
unit.,
so
would
encourage.
E
E
E
E
E
E
E
Hab
monthly
meeting
8.23.23:,
you
know
far,
and
an
open
space
per
lot
requirements.,
so
a
more
simplified
way
of
figuring
out
what
could
be
built
on
the
site
and
then
trying
to
get
again.
encourage
smaller
sized
units..
So
that
would
be
applied
to
all
these
particular
zones..
We
looked
at
a
number
of
different
projects
in
each
of
these
zones
to
try
to
match
the
intensity
that
we
see
in
those
areas.
E
E
Hab
monthly
meeting
8.23.23:,
I
talked
about
the
parking
standard.,
so
again,,
like
any
units
that
are
more
than
61
bedrooms,
would
just
be
one
per
unit..
We'd
we'd
be
allowing
residential
parking,
reductions.
now,
at
an
administrative
level
up
to
25
without
site
review
today,
it
requires
site
review..
If
any
residential
project
goes
for
a
parking
reduction.
we've
been
asked
to
kind
of
make
the
parking
reduction
criteria
stronger..
So
we've
done
that.
we've
reorganized
the
parking
reduction
criteria
to
be
more
clear
and
better
organized
than
it
is
today..
There's
a
lot
of.
E
E
Hab
monthly
meeting
8.23.23:
our
townhouses.
they
right
now
it
has
a
minimum
30
foot
width
for
a
lot.,
so
obviously,.
If
somebody's
one
wants
to
do
a
town
home,,
they
they
want
to
do
less
than
that..
That
requires
a
subdivision
waiver..
So
in
this
case
we're
allowing
down
to
15
feet
for
a
lot
furniture
for
a
town
home
project
without
triggering
the
waiver.
E
Hab
monthly
meeting
8.23.23:
the
problem
statement,
the
purpose
statement
and
the
goals
and
objectives
of
the
project
it..
These
changes
would
encourage
more
by
right
development
of
middle
housing.
in
boulder.
It
keeps
the
relatively
similar
form
and
massing
restrictions
that
we
see
in
the
zones,,
but
encourage,.
If
it
removes.
E
Hab
monthly
meeting
8.23.23:
the
barriers
that
can
allow
more
housing
units
to
be
fit
into
that
volume..
Allowing
more
housing
gets
us
more
attainable
housing..
It
gets
us
more
deep,,
restricted,
permanently
affordable
housing
it.
it
just
like
the
boulder
valley
conference
of
plan
asks
for
in
a
number
of
guidelines
and
policies.
It
encourages.
E
E
E
E
I
E
Hab
monthly
meeting
8.23.23:
for
instance,,
if
you,,
if
somebody
had
an
office
building
in
in
the
br.
one
zone
and
there's
that
1,600
square
feet
per
unit,,
they
would
have
to
abide
by
that
when
they
break
up
the
building,,
but
by
peeling
that
away,,
then
that
limitation
is
there
anymore.
you
could
just
fit
the
housing
in
there..
You'd
still
have
to
meet,.
You
know
the
parking
requirements,
you
know,
for
the
housing.,
but
yeah,.
That's
a
perfect
example.
P
P
E
Hab
monthly
meeting
8.23.23:
whether
we
could
deed
restrict.
if
somebody,
one
of
the
comments
that
you
got,
or
people
criticizing
the
notion
that
you
know
some
could
build
a
duplex
instead
of
single
family
or
triplex.
yeah,,
those
aren't
deed,
restricted.,
so
yeah,,
I
mean,,
I
think
there,
there's
some
in
the
community,.
I
think
that
you
know,
allowing
any
additional
density
should
come.
With,
you
know,,
guaranteed
affordability.
we're
not
recommending
that
cause.
that
that
wasn't.
E
Hab
monthly
meeting
8.23.23:
part
of
the
scope
of
the
project.
number
one
number
2,,
just
the
the
administrative
process
of
of
trying
to
case
by
case
review
every
additional
unit
and
then
deep.
Restricting
it.
is
something
we'd
have
to
do
a
lot
more
analysis
on
on.
Even
our
our
staffing
levels
to
even,,
you
know,
administer
that..
So
it's
not
something
that's
on
the
table
as
part
of
this
project.
E
D
Hab
monthly
meeting
8.23.23:
would
those
be
like
comparable,
footprints,
like..
If
somebody
built
a
duplex
or
triplex,,
would
they
obtain
additional
square
footage
over
what
they
could
rebuild
as
just
a
very
large
single
family,
home.
no,
it
it
all
be
the
same:
compatible
development,
standard.,
so
same
floor,
area,
same
lock,
coverage,
all
the
same.
require,
you
know,,
standards.
yeah,,
that's
really
good
to
know.!
So
then,.
If
you
added
an
affordability
requirement
for
duplex
or
triplex,
you're,
basically,
disincentivizing.
D
K
K
K
Hab
monthly
meeting
8.23.23:
and
inclusionary
housing
cash
and
loose
somehow.,
right?
yeah,.
That
can.
I
mean
the
logic
that
we're
expressing
in
this
presentation.
Is,
you
know,,
based
on
the
current
constructive.
ih
in
the
learning
stages
of
what's
being
proposed,
here..
So
the
logic
was,
you
know,.
If
you
loosen
up
the
the
zoning
code
to
allow,
allow
a
jump
in
the
number
of
housing
units
within
a
project.
there's
more
units
that
are
subject,
to,
ih,,
so
we'd
be
adding
to
the
inventory
of
deed
restricted..
That's
the
logic.
H
N
N
B
B
N
N
B
B
Hab
monthly
meeting
8.23.23:
today,
in
compliance
with
the
cop
plan,
could
potentially
over
time,
add
1,600
homes
in
the
lower
density,
areas.,
yes,
so,,
and
that's
just
something
that
could
happen
today
without
any
changes.
well,
today,.
If,
if
they
were,
gonna,
add
those
units,,
they
would
have
to
get
approval
of
a
subdivision
and
build
a
single
family.
House.
E
Hab
monthly
meeting
8.23.23:
what
properties
have
potential?
but
again,
there
might
be
if,
if
they
came
in
like.
for
instance,,
if
a
property
like
had
a
stream
or
a
ditch
running
through
it,,
they
wouldn't
be
able
to
find
a
building
site
for
the
other
single
family
house..
So,
while
the
lot
sizes
there
to
give
them
that
potential,,
they
wouldn't
really
be
able
to
act
on
it,,
whereas.
E
Hab
monthly
meeting
8.23.23:
with
these
changes,
they
could
actually
go
on..
I
have
the
land
area..
I
could
convert
my
house
into
a
triplex
or
a
duplex.,
so
there's
a
big
difference
between
rezoning
all
the
low
density,
single
family
areas
of
folder
and
taking
what
sounds
like
a
more
targeted
approach..
I
mean,.
This
is
a.
This
is
kind
of
a.
E
B
E
Hab
monthly
meeting
8.23.23:
properties
that
were
in
that
category.,
but
when
you
look
at
re
and
rl.,
which
we
then
looked
at
with
as
part
of
this
project
that
opened
up
the
potential
cause,
we're
talking
about
like
rl.,
is
much
more
pervasive
in
the
city,
and
there
were
a
lot
more
properties
that
have
not
yet
been
subdivided..
That's
a
change
from
the
march
presentation.
E
K
D
B
Hab
monthly
meeting
8.23.23:
streamlined
and
make
it
easier,
more
legal
to
do
higher
density
development,
areas,
or
currently,
maybe
more
commercial
or
mixed
commercial
and
character..
They
relate
to
that..
I'm
thinking
that
a
lot
of
those
areas
probably
have
a
lot
of
surface
parking
fairly
low
web
or
just
commercial,
looks
like
that..
Is
there
something
specifically
that
can.
B
B
E
Hab
monthly
meeting
8.23.23:
you
know,
for
them
to
do
housing.
we've
heard
that
from
some
developers.
I
don't
know
that
this
ordinance
goes
to
the
extent
of
incentivizing
to
that
extent..
I
think
there
might
be
more
that,,
you
know,
needs
to
be
done,
or
there
needs
to
be,,
maybe
area
planning
in
certain
areas
to
figure
out
other
changes
to
the
zoning
to
encourage.
E
Hab
monthly
meeting,
8.23.23:
and
so,
you
know,,
there's,
there's
a
lot
of
just
kind
of
lucrative
script,
mall
type
developments.
and
if
they're,
making
a
lot
of
money,
they're,
not
really
thinking
too
much
about
making
changes..
If
the
money's
coming
in.,
we
look
at
that
diagonal,
plaza
example.,
and
so
I
think,
there's
a
lot
of,.
You
know,
underperforming
commercial
areas
on
20
street..
This
is
a
huge
area
potential,,
because.
B
Hab
monthly
meeting
8.23.23:
just
to
get
enough
people's
radar.
well,.
I
mean,
it's
it's
pretty
clear
in
the
comp
plan
that
it's
that
it's
desired.
we
have..
We
have
guidelines
for
the
boulder
valley,
regional
center
and
and
neighborhood
centers
to
try
to
get
more
mixed.
use,
you
know,
again
trying
to
get
retail
on
the
ground
floor
and
then
residential
above
is
the
preferred.
E
B
L
Lynn,
segal:
yeah.,
lynn,
segal:.
I
didn't
want
lynn
segal:,
I
just
I
just
want
to
say,.
Could
you
please,
put
on.
ii
run
a
very
tight
schedule.?
I
follow
9
city
boards..
I
go
on
to
all
kinds
of
stuff..
Yesterday
I
had
to
miss
planning,
board,
public
comment
and
public
karen,,
because
I
was
on
a
weed
tour
at
rabbit.
Mountain.
L
Lynn,
segal:
you
know.
tonight
I
have
the
farmers
market..
All
I
wanna
get
is
one
peach,
and
the
hab
can't
even
tell
me
a
range
of
when
public
hearing
will
be
so..
Could
you
put
on
your
agenda?
the
times,,
like
everybody
else,
does.
they
put
the
amount
of
time
for
each
agenda
item,
so
I
can
run
my
life,,
and
so
I
can
have
my
one
peach
before
I
have
to
freeze
all
winter.
L
L
L
Lynn
segal:,
but
I
want
that
stuff.
I
need
my
stuff..
I
have
to
read
about
the
municipalization
again..
I
have
to
read
about
this..
I
have
piles
of
papers
everywhere..
I
know
I've
got
a
fire
hazard,,
but
that's
the
way
I
wanted,
and
I
think
a
minimum
of
500
square
feet..
Then
you
have
to
decide
how
much
each
person
should
have
per
square
foot
on
the
lot
size,.
What's
their
deserving
amount?,
because
we
are
not
you.
new
york
city..
My
dad
left
new.
L
Lynn,
segal:
york
city
to
come
to
boulder
because
he
wanted
this
in
1952,
he
graduated..
This
is
what
we
want
in
boulder,
in
my
opinion,,
is
a
small
town.
feel
so..
The
way
to
do
that
is
not
like
co.
housing,,
not
not
co.,
housing,
jim..
This
is
better
than
co.
housing..
This
is
multi-generational
communal
homes
designed
this
way,
subsidized
by
the
city.
L
Lynn
segal::
these
are
the
subsidies
you
need
to
give
is
to
architects
to
design
this
stuff
4,500
square
foot
house
with
4
families.,
in
what
about
people
that
are
splitting
up?
but
like
families?,
and
they
have
to
cross
track
town
to
take
their
kids
around
and
stuff..
They
could
live
in
the
same
house
with
other
families,
or,.
You
know,,
multi,
generational
old,
people,,
young
people,
all
sized
people
in
one
place.,
the
maximum
check
on
it
would
be,
how
many
washers
and
dryers
do
you
need?,
and
I
think
that's.
L
Lynn,
segal:
one
washer
and
dryer
for
10
people,,
which
is
4,500
square
feet,,
or
something
like
that.
9
people,,
which
is
what
the
what
we
should
have
is
bigger
houses..
These
efficiencies
are
not
efficient.,
they
are
not
cheaper,,
they
are
just
more
expensive,.
Just
like
the
occupancy
level.
argue,,
it's
true.
L
B
B
P
P
P
Hab
monthly
meeting
8.23.23:
you
know,
we're
talking
about
everyone
playing
field.
hopefully.,
we'll
have
that
next
study.
we'll
have
that
all
done
in
the
interim..
One
of
the
things
that
you
see
is
right,
now.,
so
you're
talking
about
a
tear
down
of
a
older,
smaller,
single
family,,
whole
kind
of
old
school
boulder..
The
only
option
is
maxing
out
building
up,
and
we
did
a
great
job
of
explaining
how
that
happens,
and
all
the
mechanisms
in
place
for
that
to
happen.
P
P
P
P
P
H
I
A
H
H
K
B
Hab
monthly
meeting
8.23.23:
not
so
much
creating
affordable,
housing,
but
maintaining,.
Let's
say
you
feel
like
you
can't
afford
to
stay
in
your
home
anymore,
because
taxes,
or
whatever.,
if
you
were
able
to
subdivide
the
duplex,,
then
maybe
you
can.,
so
that
could
be
a
win.
A
big,
3
or
interesting
way.
Things.
B
P
P
B
B
Hab
monthly
meeting
8.23.23:
the
co-hoping
hab
monthly
meeting
8.23.23:
and
not
an
island!
but
nomad,
we're
they
had
this
site.
That
was
hadn't
even
been
asked
into
the
boulder,,
and
it
would
all
surround
it
by
single
family
houses,
and
it
was
good
for
poor
single
family
lots.
and
we
went
to
the
city
and
said,
you
know,.
We
wanna
do
a
community
in
there
with
11
units,
and
we'll
make
7
of
them.
Affordable.
B
B
P
Hab
monthly
meeting
8.23.23:,
but
one
of
the
things
that
I
would
say
is
that
I
like
this
nice,
subtle
message
to
the
state
that
you
know
local
entities
can
kinda
shape
and
orient..
These
things
come
up
with
those
solutions.
Themselves,
and
the
state
should
be
looking
at
the
jurisdictions
that
don't
do
anything
rather
than
have
some
blanket
regulation
where
they're
saying.
you
know.
Q
I
E
E
I
N
N
N
N
N
Hab
monthly
meeting
8.23.23:
it
it
it.
It
actually
makes
the
value
less
than
the
cost
to
construct.
what
if?,
what
if
you??
What?
If
you
and
what,
if
you
created
some
sort
of
bonus
of
like.
okay,,
instead
of
like
duplex.
well,,
that
you
do
will
bet.
let
you
build
3
if
one
of
those
3
is
affordable.
Like
I
don't.,
I
don't
know
enough
about
the
mechanics
to
how
to
make
it
work,,
but
I
think
it
would
be
great
if
there
was
some
sort
of
incentive.
B
Hab
monthly
meeting
8.23.23:,
but
he's
really
a
matter
of
scale,
right?,
so
does
it
do.
jim's
example
of
you
know,
nomad,
is,?
Is
that
a
larger
scale
that
probably
could
happen
when
you're
talking
about
just
the
duplexer
triplex
super
challenging.?
I
think
it's
worth.
I
mean,
not
great
conversation.
B
K
K
K
K
Hab
monthly
meeting
8.23.23:
work.,
I
put
very
little
money
into
it.,
am
I
still
gonna
end
up
paying
an
inclusionary
housing,
cash
and
move,
or
maybe,?
If
I
may,,
could
I
sell
it?,
I'm
sorry.?
I
realize
that
very..
You
know
these.
Are
you
getting
into
the
details
of
where
things
work
and
they
don't
work,
and
how
you
know
the
scale
is
so
important..
So.
N
N
N
N
N
N
Hab
monthly
meeting
8.23.23:
would
be..
I
have
a
house.,
hab
monthly
meeting
8.23.23:.
I
make
it
into
a
duplex,,
because
so
that
I
can
rent
the
other
half.
and
it's
gonna
help
me
with
my
affordability..
I'm
gonna.
Have
then
an
income
from
my
property..
That's
gonna
help
me
pay
my
mortgage
or
my
taxes,
for
that
matter,.
If
I'm
older,,
like
whatever
I
need
to
pay.,
so
it
creates
affordability
on
the
smaller
scale,
for
the
person
who
doesn't.
not
not
in
that
world
of
like
the
restricted
units,,
but
it
does.
N
B
hab
monthly
meeting
8.23.23:.
So
I
really
love
this
conversation.
and
I'm
gonna
suggest
that
we
could
be
ready
for
a
motion.,
sorry
for
the
housing,,
but
I
don't
want
to
rush
to
it..
So
the
last
call
comments
on
that,
and
I
certainly
would
entertain
a
resolution
to
the
vote
on
proving
this,,
but
the
exact
wording
of
what's
been.
K
P
P
B
D
Hab
monthly
meeting
8.23.23:
oh,
gosh,,
I
have
to
remember..
We
basically
approved
the
staff
recommendation
for
tbap
2
with
one
modification.,
but
I'll
just
say
that
the
all
the
function
or
the
transit
village
area
plan
base
2..
They
also
have
done
some
some
very
exciting
work,
there.
in
terms
of
figuring
out
what
the
land
use
would
be.
D
D
Hab
monthly
meeting
8.23.23:
and
then
there
would
be
a
strip
of
mixed
use.
industrial
centered,
around
old
pearl,
and
the
big
difference
between
the
mixed
use,
industrial
and
the
mixed
use.
Transit
oriented
development
is
that
the
mixed
use
industrial
would
really
encourage.
Like
industrial
maker
space.,
some
of
the
automotive
uses
some
of
the
more
industrial
uses
on
the
ground
floors,,
but
it
would
still
allow
to
build
higher
and
also
have
residential.,
and
there
could
be.
D
Hab
monthly
meeting
8.23.23:
they're
envisioning
that
for
that
whole
boulder
junction,
phase,
2
area
like
a
lot
of
mixed
use
and
and
residential,,
and
they
tried
to
correct
for
some
of
the
perceived
efficiencies
of
boulder
junction,
phase,,
one
more
green,
space,,
more
trees,,
more
public
gathering
spaces.
and
instead
of
you,
know,.
Probably
folks
are
aware
that
in
boulder
junction
phase,
one,
there's
a
lot
of
retail
space.
That
was
constructed,
that
it's
not
been
occupied.
D
Hab
monthly
meeting,
8.23.23:
and
so
they're
trying
to
think
of
a
different
model
where
the
the
kind
of
activity
nodes
would
be
more
like
nodes,
and
that
everywhere
I'm
trying
to
concentrate
sort
of
places
where
people
really
are.
it's
lively.
people
want
to
go
to.
and
then
there's
also
a
lot
of
opportunity
for
residential
and
and
connectivity
is
a
good
connections.
Plan.
so
you'll
see
it,,
I'm
sure
I'm
sure.
B
D
Hab
monthly
meeting
8.23.23:
in
the
neighborhood
transit
oriented
development
place
type,
very
technical
kind
of
like
what's
allowed
on
the
ground
floor,
what's
allowed
on
the
upper
floors,
and
they
thought,.
If
it's
going
to
be
more
neighborhood
feeling,,
we
don't
want
office
use.
and
there
was
some
back
and
forth
on
that.,
not
everybody
agreed,,
but
the
majority
passed
that
amendment..
But
we
also
said
that
if,
if
council
doesn't
agree
with
it,
we're
not
going
to
fall
on
our
sword.,
so
we
basically
pass
staff
recommendation.
and
again,
staff.
D
I
I
Hab
monthly
meeting,
8.23.23:
creativity
or
variety,,
or
I
think
they
are.
gonna
re,,
look
at
the
form
based
code
standards
that
were
applied
to
phase
one
for
phase
2..
So
there's
an
opportunity
to
open
that
up.,
but
that
that's
a
level
of
detail
beyond
what
we
looked
at.
so
far,.
We
mostly
just
looked
at
the
land
use.
D
Hab
monthly
meeting
8.23.23:
and
then
the
place
types
which
would
then
translate
into
zoning.,
so
we're
we're
still
kind
of
at
the
30,000
foot
level..
But
I
think
there's
an
opportunity
to
do.
That,
and
and
staff
are
aware
of.
That,
may
also
want
to
look
at
some
of
the
the
visionary
things
that
we're
trying
to
accomplish
in
the
transit
village,
like
energy
efficiency
and
affordability,
and
things
like
that.
D
B
B
B
Hab
monthly
meeting
8.23.23:
the
the
plan
to
put
it
on.,
hab
monthly,
meeting
8.23.23:
alright,.
How
are
we
gonna
activate
this
area?
gonna
make
it
in
the
kind
of
urban
place
we
want
it..
So
thank
you.
work
on
that.
regarding
the
airport,
for
anyone
hasn't
read
the
daily
camera.
and
philips,
eloquent.
K
K
K
Hab
monthly
meeting
8.23.23:
the
hab
monthly
meeting
8.23.23:
the
the
group
did
so.
it's
city,
staff,
plus
consultants
was
to
evaluate
the
4
scenarios
against
scr,,
which
is
sustainability,,
equity,
and
resiliency.,
and
the
way
it
kind
of
fell
out.
at
least
the
last
time
I
looked
at
it.
They
were
kind
of
saying
that
scenarios
3
and
4.
we're
very
much
favorable.
K
Hab
monthly
meeting
8.23.23:
against
on
all
basically
all,,
I
think.
I
think,,
both
of
them
showed
favorable
for
all
the
different
categories,,
except
for
one
neutral,,
and
I
don't
remember
which
one
was
the
neutral
for
the
2
different
things.,
but
and
so
yeah,.
I
think
they've
got
a
narrative
that
says,
the
scenario,
3
in
the
scenario.
4
are
both
kind
of
equivalent.
K
Hab
monthly
meeting
8.23.23:
as
they
relate
to
this
scr
framework.
there
was
some
pushback
from
at
least
one
member
of
the
planning
board
on
on
whether
or
not
it..
It
makes
sense
that
scenario.
3
would
really
be
so
favorable.
With
respect
to
that
framework.
because,,
you
know,
just
to
give
one
example,,
there's
really
a
lack
of.
K
Hab
monthly
meeting
8.23.23:
local
control,,
you
know.,
so
when
you
think
about
responsibly
governed
and
thinking
about
led
pollution
or
the
amount
of
noise.,
we
we
really
like
our
hands
are
tied
because
the
faa
regulates
all
that
we
and
they
don't
listen
to
us,
and
they're
they're,
not
about
to
start
as
far
as
we
can
tell.
so
anyways.
K
K
K
K
Hab
monthly
meeting
8.23.23:
special
lines:
of,
okay,
we're
stuck
with
the
faa
and
their
viewpoint.,
but
there,,
that's
a
limited
timeframe,
is
it?,
another
18
years,
or
something
like,,
wouldn't
it
be.
Who
was
to
start
planning
for
a
different
future
for
the
airport??
That
involves
a
lot
of
housing,.
Even
if
it's
20
years,
out.
D
Hab
monthly
meeting
8.23.23:
the
faa
basically
would
like
the
airport
to
remain
in
airport
indefinitely,
and
the
city
tries
to
change
that
there
there
will
be
pushback,
and
probably
a
lawsuit.
right?
so.,
but
if
the
city
wants
to
try
to
decommission
the
airport,,
if
that
is
what
we,
as
a
community,
decide
to
do.,
there
is
no
fixed
timeline,
for
when
that
would
happen.
We
have
accepted
grants
in
the
past
that
have
20
years
of
grant
assurances,,
which
is
basically
strings
attached.
That
says,.
D
Hab
monthly
meeting
8.23.23:,
we
will
continue
to
operate
the
airport
in
a
safe
and
solvable
manner
for
those
20
years..
But
if
we
want
to
not
do
that.,
then
we
have
to
negotiate
with
the
faa,
and
we
can't
just
run
out
the
clock
on
the
last
grant.
We
accepted,,
which
has
18
years
left
on
it..
We
accepted
the
2
years
ago..
So
that's
where
the
18
years
come.
From.,
there's
this
misperception
that
we
could
just
stop
accepting
faa
money
and
just
run
out
the
clock
and
then
do
whatever
we
want.
the
faa.
D
D
Hab
monthly
meeting
8.23.23::
if
we
stop
taking
faa
money,,
then
the
city
would
have
to
fund
it
from
our
funds,,
which
we
can't
do.
it's
too
expensive,,
and
we
just
wouldn't
make
that
choice..
So
we
either
decide
to
decommission
and
then
start
to
negotiate
with
the
faa
on
that
timeline
which
might
take
litigation.
D
Hab
monthly
meeting
8.23.23:
and
who
knows
how
long
that
decommission
time
might
be.,
but
we
really
cannot
just
stop
taking
money
right
out
the
clock.
That's
in
this
procession.
does
that
make
sense
to
eliminate
a
airport
and
negotiate
with
the
faa
to
decommission.
yes,,
and
so
one
of
the
things
that
is
likely
to
happen
at
the
city
council
meeting
tomorrow,
night.
D
Hab
monthly
meeting
8.23.23:
some
of
the
council
members
like
mark
wallace,
already
put
out
and
said,
hey,.
We
need
to
be
researching
that
we
need
to
be
talking
to
these
communities
and
find
out..
What
did
it
take
in
terms
of
timeline
litigation??
What
consultants
did
they
use??
How
did
they
do
it??
What
was
the
agreement?
They
reached?.
D
Hab
monthly
meeting
8.23.23:
just
make
some
phone
calls
and
start
finding
out,
because
there
are
a
handful
of
communities
who
have
done
it.,
not
very
many,,
but
a
few.,
so
that'll
be
a
research
question.
yeah,
yeah..
I
also
wanted
to
bring
up.
it'll
it'll
be
really
interesting..
So
city
council
is
not
being
asked
to
make
a
decision
tomorrow,
night,,
but
they
can
give
some
direction.
the
rest
of
staff's
work
to
bring
the
project
to
completion..
City
council
probably
is
not
going
to
be
asked
to
make
a
decision
until
the
new
councils
in
place.
D
Hab
monthly
meeting
8.23.23:,
but
at
least
one
council
member
in
the
hotline
post,
said,,
hey,
shouldn't
we
be
doing
public
hearings
and
have
tab
and
planning
board
and
tab?,
and
I
think
eab
and
hrc.
weigh
in
on
this,.
So
that
idea
will
probably
come
up
tomorrow.
Night.
it
might,
it
might
not..
I
just
wanted
to
let
you
know
that
I,
at
least
one
council
member,
would
like
to
see
you.
folks
have
a
hearing
on
this..
I
don't
know
if
you
have
an
opinion
on
that,,
but.
B
B
Hab
monthly
meeting
8.23.23:,
I
think,
with
the
council
number
proposed
with
like
a
joint
hearing..
So
that's
definitely
have
to
be
one
presentation..
So
all
the
different
boards,
we
get
one
presentation,
one
public
comment:
period,
and
then
you
could
go
back
to
your
words
in
a
separate
session,
and
discuss
and
deliberate.
make
any
recommendations.
Q
D
K
Hab
monthly
meeting
8.23.23:
yeah.,
so
this
is
one
of
the
things
I
mentioned
in
the
the
paper
that
was
quoted,
saying
that
it's
it's
kind
of
astounding
that.,
you
know..
We
take
the
value
of
the
land,
and
you
think
of
that
as
a
subsidy
for
a
couple
of
100
hobbyists.,
it's
it's
a
it's
a
really
amazing.