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From YouTube: 1-31-23 Planning Board Meeting
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Cob
jay
sugnet:
and,
as
I
mentioned
the
next
steps,
we
are
going
to
ask
you
to
pull,,
do
questions
to
the
end.,
otherwise
we're
a
little
bit
concerned..
We
might
not
get
through
it.,
but
if
there's
a
burning,
question,
or
if
john
and
sarah,,
if
you
feel
like,,
there's
a
an
appropriate
place
to
stop
and
ask
questions.
E
E
Cob
jay
sugnet:,
so
cob
jay
sugnet:
a
little
bit
of
before
we
introduce
everybody.,
cob,
jay,
sugnet:,
so
there,.
I
think
everybody's
familiar
with
planning
board.,
it's
a
quasi
judicial
board..
You
guys
make
decisions..
You
also
make
recommendations
to
council
housing
advisory
board.
Recently
forms.
well,,
relatively
recently,
about
5
or
6
years,
ago.
E
E
E
E
C
F
G
I
J
K
L
M
M
N
E
E
E
E
E
E
Cob
jay
sugnet:,
our
cob
jay
sugnet:,
or
we
formulated,
or
the
cob
jay,
sugnet:
housing,
authority.
and
then
all
through
the
years
there
have
been
different
improvements..
So
I'm
not
going
to
go
through
this
whole
thing..
There
is
a
great..
This
graphic
is
on
the
website,
and
there's
detail
about
each
of
these.
E
E
E
E
E
Cob
jay
sugnet:,
but
the
the
orange
line
is
what's
really
important,
for.
and
the
only
way
that
we're
going
to
be
able
to
achieve
our
we're
not
going
to
be
able
to
build
our
way
out
of
it
is
that
those
17
units
we're
also
able
to
preserve,
so
basically
acquire
existing
housing.
That
was
market
rate.
E
E
E
E
Cob
jay
sugnet:
there's
also
a
construction
defects,
laws,
cob
jay
sugnet:
that
were
passed,.
So
it's
a
variety
of
different
factors..
But
what
we're
seeing
is
that
today
we're
seeing
primarily
rentals
and
very
few
ownership.
and
and
when
we
want
we're
we're
talking
about
middle
income
and
the
need
for
middle
income..
It's
really
about
ownership.
E
E
E
E
E
E
E
E
E
E
E
O
O
O
Sloane
walbert,
cob:,
first
one
being,.
When
you
typically
hear
the
term
affordable,
housing.,
it's
actually
referring
to
it.
What
we
would
call
attainable,
housing,,
which
is
housing,
that's
affordable
to
individuals
and
families,,
earning
close
to
the
area
meeting
income
and
costing
no
more
than
30%
of
their
income..
The
city
doesn't
track
this
type
of
market
rate
housing
in
the
city.
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
Sloane
walbert,
cob:.
It's
also
important
to
note
that
sloane
walbert,
cob:
the
ability
of
a
developer
to
provide
it
onsite,
is
really
related
to
the
size
of
the
project..
That's
because,
if
you
have
a
larger
project,,
you
may
be
able
to
use
light
tech
funds
to
help
some
federal
funding
that
helps
you
from
the
project.
O
O
O
O
P
P
Michelle
allen,
cob:
for
planning
board
and
for
council,,
and
that
is
the
timing,,
and
why
we?
why?
The
program
was
set
up
to
allow
developers
to
choose
their
option
later
in
the
process
than
most
people
would
like,
and
the
other
thing
is
about
why
we
allow
cash
in
blue
as
an
option
at
all.,
actually.
P
P
P
P
P
P
P
P
Michelle
allen,
cob:
compliance
with
inclusionary
housing
is
guaranteed.
they're
going
to
comply..
They
will
not
get
a
building
permit
without
complying.,
but
we
do.,
but
but
we
do
need
to
give
them
options,
so
that
if
on
site,
affordable
units,
aren't,
viable,
they,
their
project
can
move
forward
with
a
a
a
cash
option.
P
Michelle
allen,
cob:
what
if
they
do
promise
something
at
concept,
plan
or
site
review.
well,,
you
know,.
They
should
be
questioned,
because
they
probably
are
saying
they
might
be
able
to
do.
It.
they'll
try
to
do
it..
They
may
be
able
to
do
it,,
but
it's
unlikely
that
they
can
guarantee
that
they'll.
Do
it.
P
P
Michelle
allen,
cob:,
the
community
benefit
for
the
for
the
community..
It
provides
significant
benefit.,
as
we've
talked
about
both
j.
and
sloan
talked
about..
We
can
leverage
that
cash
and
lew
to
get
more
affordable
units,
and
we
leverage
it
with
funds
that
come
outside
the
city,
state
and
federal
funds..
That's
money
coming
into
boulder.
P
michelle
allen,
cob:.
We
can
get
a
wider
variety
of
housing
and
respond
to
whatever
the
council
priorities
are
at
a
given
time,,
whether
it's
transitional,
currently
supportive
senior
middle
income..
So
we
can
be
very
responsive,
and
that
the
that
money
is
critical
for
maintaining
the
existing,
affordable
housing.
Stock.
P
P
P
P
P
P
P
Michelle
allen,
cob:,
then
you
kind
of
get
into
the
the
low
income,
which
is
50
to
60,,
am
I?
and
again,
that
those
come
about
because
of
a
funded
projects,
and
are
primarily
constructed,
owned,
and
operated
by
the
city's
housing.
Authority,
folder
housing,
partners.
they're
going
to..
All
of
these
are
going
to
be
rentals.
P
P
P
P
P
P
P
P
P
P
P
Michelle
allen,
cob:
those
units.,
but
we
j
we
right
now
that
th.
This
is
the
the
golden
goose
that
we're
chasing
after..
We
would
really
like
to
get
more
of
these
middle
income
for
sale
homes..
We
by
we
I
mean
council,,
and
so
that's
the
the
goal
of
the
update
is
to
look
at
how
we
can
get
more
middle
income
for
sale.
P
P
P
P
P
P
Michelle
allen,
cob:
you
know.,
pride
of
ownership,
is
huge..
It's
huge
to
helping
a
lower
income.
Household.
really
understand
that
there
there
are.
there's
help
out
there..
There's
people
out
there
that
will
help
them
move
up.
Through,
you
know,,
through
the
income
ladder
and
through
the
housing
ladder.
P
P
P
P
P
P
P
P
P
P
Michelle
allen,
cob:
and
as
for
the
same
reason,,
all
the
amenities
are
shared..
The
whole
project
will
be
turned
over
to
an
hoa
once
it's
all
sold,
and
the
amenities
are
shared..
You
know.,
the
biggest
problem
we
have
with
for
sale,
affordable
units
is
that
the
ho
fee?
ho!,
a
fees,
can
can
be
high.
P
P
P
P
P
P
P
P
P
F
P
Michelle
allen,
cob:,
which
is
a
bit
disappointing.
but
we,.
You
know
michelle
allen,
cob:.
We
continue
michelle
allen,
cob:.
So
now
I'm
going
to
go
to
the
rental
side
of
the
program,,
and
so
many
people
are
familiar
with
the
fact
that
there
is
a
state
statute
that
for
a
long
time,
prohibited
rent
control
in
colorado.
P
P
P
P
Michelle
allen,
cob:,
so
if
a
rental
project
comes
in
michelle
allen,
cob:
and
we
assess
it
for
ih?
and
they
say
we
want
to
put
some
units
on
site.,
they
can
be
rental
units..
They
could
also
be
home
ownership..
It
doesn't
go
the
other
way
around
home.
home
ownership
projects
cannot
do
rental
units
unless
they
want
to
do.
P
P
Michelle
allen,
cob:,
so
michelle
allen,
cob:,
so
a
rental
project
comes
in..
They
want
to
put
units
on
site.,
let's
say
a
a
weather,
vein
type,
project.
80%
of
the
unit
of
the
required
affordable
units,,
which
is
25%,
are
going
to
be
have
rents,
affordable
to
households,
earning
no
more
than
60%
of
the
ami.
P
P
P
P
P
P
P
Michelle
allen,
cob:,
so
michelle
allen,
cob:
in
the
integrated
michelle
allen,
cob:
scenario,
of
course,.
The
share
a
minute.
Shared.
amenities
are
sort
of
a
given,
because
the
units
are
in
or
interspersed
with,
market
units
in
the
buildings,
and
everybody
shares
the
amenities
of
sort
of
just
a
given..
They
they're
under.
P
Michelle
allen,
cob:,
the
construction
quality
will
be
the
same
as
the
market
unit,,
because
they're
going
to
use
all
the
same
subs,
and
they're
going
to
use
all
the
same
materials.
and
do..
The
construction
is
the
same
for
the
market
and
the
affordable,
units,
and
it'll
be
under
the
same
owner
management
typically,,
although
they
could
have
a
different
management
company
that
manage
their
affordable
rental
units.
in
this
scenario.
P
Michelle
allen,
cob:
in
the
michelle
allen,
cob:
in
the
separate
scenario,
michelle
allen,
cob:
shared
amenities
are
complicated,,
but
they
are
required
by
the
code,
and
we
do
enforce
that.
They've
got
to
share
the
amenities..
It's
not
as
easy
when
you
essentially
have
2
different
projects
that
are
funded
differently.
P
P
P
P
P
P
P
P
P
P
P
Michelle
allen,
cob:
and
then
the
one
bedrooms
again.
there's
a
range
for
all
of
these,,
because
they've
got
some
it,,
you
know.,
so
I
kind
of.
I
kind
of
did
an
averaging
things,
sort
of
the
average
rent,.
So
they
they
have
units
that
are
higher,
and
some
that
are
lower.
but,.
As
you
can
see,
they
they're
getting
up.
There,
2827..
That's
almost
29.
P
P
P
P
P
P
P
P
Michelle
allen,
cob:,
we
don't
keep
it.,
it's
basically
land
banked,
and
our
our
lay,,
the
the
the
the
housing
authority,
holds
on
to
these
pieces
of
land
that
we're
going
to
build
projects
in
the
future..
The
city
doesn't
keep
the
land.
we
we
turn
it
over
to
our
designee,
according
to
the
code,,
and
that
will
always
be
the
housing
authority.
P
P
P
P
P
P
P
P
P
P
P
P
P
P
Michelle
allen,,
cob:
and
when.,
and
you
know
again,,
if
you
put
in
amenities,,
you
have
an
hoa,,
you
have
the
hoa
fees
it.,
it's
not
necessarily
a
great
thing
for
the
for
the
owners..
They
want
nice
housing..
They
don't
want
a
bunch
of
h.
a.
fees
to
to
support
a
bunch
of
amenities
that
that's
definitely
what
the
hp.
has
found,
or
what
we
found.
P
P
P
P
P
P
P
P
P
P
P
P
Michelle
allen,
cob:,
and
it
was
done
back
in
michelle
allen,
cob:
2,009,.
I
think,,
update
to
the
to
the
program,
was
because
there
was
a
desire
to
sort
of
keep..
I
h.
a
more
modest
for
single
family,
homes,
and
and
these,
you
know,
for
a
fewer
unit,
developments
that
that
was
the
desire
of
council
at
that
time..
P
P
Michelle
allen,
cob:
town,
homes,
and
then,
like
a
duplex
to
an
aplex,,
there's
a
middle
amount
of
cash
in
loo,
and
then
large
attached,,
which
is
primarily
large
apartment
buildings,,
has
the
smaller,
smallest
amount,,
but
they're
they're,
actually
not
that
much
different
from
each
other..
But
there
is
a
slight
difference
in
the
casualty
between
these
3
products.
P
Michelle
allen,
cob:,
but
it
doesn't
differentiate
this..
This
gap
analysis
does
not
differentiate
between
for
sale
and
rental
units..
That
is
not
what
we're
seeing
in
other
programs.,
so
best
practices
is
something
that
our
consultants
are
looking
at,
and
we
might
want
to
divide
it
out
for
a
calculation.
That's.
P
Michelle
allen,
cob:
are
based
on
the
average
floor
area
of
all
units
in
the
project.
That's
very
typical,
and
it's
applied
on
the
sliding
scale
for
you
to..
If
the
average
size
of
units
is
500
square,
feet,
it'll
be
lower.,
it's
a
square
foot.
it.
It
results.
The
whole.
the
whole
methodology
results
in
a
square
foot.
P
Michelle
allen,
cob:
cash
and
loo
amount.,
michelle
allen,
cob:
and
so
a
500
square
foot
unit.
we'd
take
that
square
foot
of
mountain
multiply
times
501,200..
You
would
do
the
same,
and
everything
in
between.
there's
a
a
big
table..
You
can
pull
it
up
on
our
our
website,,
which
will
give
you
the
link
for.
P
P
P
P
P
P
Michelle
allen,
cob:
the
funding
applications,,
who
should
get
what
amount
of
money
funding
requests
exceed
available
funds
pretty
much
across
the
board.
Always.
so..
There
are
fund
rounds
where
people
who
want
to
build,
affordable
housing
come
in,
and
they
they
petition
the
city
to
get
funds
to
do
their
projects.
P
P
P
P
P
P
P
P
P
P
Michelle
allen,
cob:
there's
a
handy
unit
and
caching
new
calculator
for
developers,,
so
they
can
put
in
the
numbers
for
their
project,
and
it
will
tell
them
how
much
the
cash
and
lu
is,
how
many
affordable
units
are
required,
and
what
affordability
level
they
would
be,
would
be
priced,
or
the
reps
would
be
set.
At.
P
P
P
P
P
P
P
P
P
P
P
P
P
P
And
the
michelle
allen,
cob:,
cabin
and
trg.
in
the
spring,
the
city
is
going
to
do
sort
of
a
world
cafe
kind
of
format
to
form
the
public
of
housing.
Priority
work
related
to
housing.,
there's
a
number
of
initiatives
that
the
city
is
doing
related
to
housing..
So
we
will
be
included
in
that
outreach.
P
P
P
P
P
P
G
G
G
G
G
E
E
E
J
J
J
Pb,
jorge
boone:
does
it
include
the
property
taxes
include,
the
insurance
doesn't
include
the
utilities
just.,
it
would
be
helpful,
because
there's
so
many
be
helpful
for
clarity,
I
think,
for
us,
and
and
just
to
just
to
understand
what
goes
into
that
calculation..
So
you
know,.
We
can
understand
sort
of
the
parameters
of
what
that
28
to
30%.
J
P
P
P
P
J
K
K
K
K
K
K
K
K
K
K
K
Michael
leccese,
hab:,
it's
138,
acres,
planning
area,
reserve,,
too,
and
even
commercial
areas
that
are
under
performing
that
have
large
parking
lot..
So
I
I
see
some
potential
there..
It's
conversation,
and
we've
been
having
it
have,
and
I'm
hoping
we
can
come
up
with
some
good
recommendations,
might
recommend.
K
P
P
K
Michael
leccese,
hab:
yeah,
and
I
it
wasn't,
suggesting
that
you
weren't
we
we
had
karl
giler,
come
to
our
last
meeting.,
some
of
this.,
some
of
the
information
he
gave.
It
was
almost
like
a
teaser
in
that
regard,
and
I
thought,
well,
there's
some
good
thought
heading
in
the
right,
direction.
we'd
love
to
hear
more
of
that.
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Michelle
allen,
cob:
that
you
know
it
was
a.
It
was
a
concession..
There
was
a
number
of
concessions
made
to
get
the
program
adopted
originally,
and
one
of
them
was
to
not
penalize
larger
units.
well,,
that's
probably
l.
run..
It's
course
that
lived
its
course,
and
that,
of
course,.
Back
then,
in
the
year
2,000.
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M
I
Laura
kaplan,
pb:
thank
you..
I
want
to
also
support
the
thanks
to
staff
for
really
informative
and
great
presentation.
I'm.
sure
I
will
go
back
and
watch
it
and
refer
to
it
and
pull
up
the
slides
so
much
information..
So
thank
you,
michelle.
thank
you,
jay.
thank
you,
sloane,
for
an
excellent
presentation.
I
I
I
I
Laura
kaplan,
pb:,
and
I
know
that
we
want
to
kind
of
narrow
down
in
this
conversation
to
just
talking
about
the
inclusionary
housing
program,,
because
that's
other
things
are
on
the
table,
too,
like
occupancy
a.
to
use
zoning
reforms,.
All
of
that
will
get
talked
about.,
but
even
in
just
this
conversation
around
inclusionary
housing.
I
I
Laura
kaplan,
pb:
increasing
the
inclusionary
housing
fees
on
tear
downs
and
rebuilds
that
are
much
larger,
and,
and
that
kind
of
thing
you
had
like
a
list
of
things
that
you
can
changes
that
you're
considering..
I
think
these
are
wonderful
ways
to
get
more
money
into
this
program..
My
question
is
just
about
whether
I
hope
that
this
body
and
have
and
council
will
have
a
robust
conversation
around.
I
I
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E
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E
I
I
I
Laura
kaplan,
pb:
I
I
still
have
questions
about
whether
it
would
be
our
number
one
priority,
for
how
we
spend
the
additional
inclusionary
housing
money
that
we
might
be
able
to
increase
the
pie
by..
I
think
we
should
still
have
a
conversation
about
that,,
but
it's
really
helpful
to
have
that
that
piece
of
information.
thank
you.
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Cob
jay
sugnet:
basically,,
once
they
cob,
jay,
sugnet:
and
sloan
can
probably
talk
better.
and
you
guys
know
more
about
one
that
would
apply.
so
once
those
regular
regs
are
effective,
michelle
said,
for
a
quarter
of
this
year.,
that's
when
they
that's
when
new
application
comes
in..
That's
what
applies
at
that
time.
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H
Laura
kaplan,,
pb:
and
then
carla
cardin
does
that?.
Does
that
include
bhp:
when
bhp.
develops
its
own
product
or
fistle
or
habitat
for
humanity
like??
Are
they
doing
market
studies,
or
what
are
they
relying
on
when
they
do
their
products??
They
are
definitely
doing
market
studies.
matter
of
fact,
they're
required
by
their
banks,
because
they
all
have
loans.
P
Michelle
allen,,
cob:
and
so
market
studies
are
pretty
much
required,
and
you
have
to
just
show
that
there's
an
adequate
mark
market
for
whatever.,
so
bhp
is
different.
they're
doing
a
hybrid.
they're
trying
to
do
meet.
What
the
market
study
says
is
a
a
desirable
product
in
the
community,
and
meet
city
goals
and
build
things
that.
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Q
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Q
Pb,
lisa
smith:,
you
know,
existing
middle
income,
housing
as
opposed
to
building
new,,
because
that's
a
lot
more
affordable.
and
then
I
also
think
about
how
do
we
subsidize
people
to
actually
be
able
to
purchase
homes
who
might
be
more
than
affording
the
mortgage
payment
already,
depending
on
what
they're
paying
in
rent,,
but
who
cannot
scrape
together??
You
know
that
much
for
down
payment.
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Cob
jay
sugnet:,
so
those
are
2
different
tools.
and
then
the
pilot-
that's
going
to
be
discussed
by
council,
is
kind
of
a
an
interesting
hybrid
of
the
2.
Where
we're
going
to
provide
a
down
payment.
Assistance.
the
home
owner,
is
going
to
pay
that
back,,
but
in
exchange
they're
also
going
to
accept
a
deed,
restriction.
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Michelle
allen,
cob::
it's
never
going
to
be
exactly
right..
So
typically
you're
gonna
see
a
piece
of
land
being
donated.,
that's
going
to
be
less
than
the
cash
a
new
amount
required,
and
then
they'll
make
up
the
difference
in
cash
and
loop,,
and
then
it's
land
is
banked.
Again..
The
city
does
not
hold
onto
it..
We
dedicate
it.
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Michelle
allen,
cob::
what's
the
land
dedication
from
fraser
meadows,
and
then
we
have
diagonal
plaza.
that
is
doing
a
land
dedication..
So
we've
learned
a
lot
from
those
2
land
dedications
and
have
ideas
on..
But
there's
it's
not
a
policy
change
at
all..
It's
just
sort
of
some
tightening
up
of
that
land.
Dedication
code,
language.
P
Michelle
allen,
cob:
no,:
they
they
can't
take
it
and
flip
it.
matter
of
fact,
they
sign..
So
when,
when
the
land
is
dedicated,
it.
it.,
we
don't
even
it
doesn't
even
pass
through
us..
It
goes
directly
from
the
developer
to
bhp.,
but
we
have,.
But
then
we
execute
a
land
dedication
agreement
with
bhp.
because
we're
not
just
giving
them
land
right.
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Daniel
rotner:
understanding,
just
in
terms
of
the
scoring
of
these
different
applications
relative
to
overall
policy
objectives
in
the
city
of
boulder.,
I
think
that's
very
difficult,
and-
and
I
think
staff
is.
does
an
admirable
job
at
sorting
through
all
this
information
and
providing
recommendations.
they
do.,
I
mean,.
I
think
they
provide
great
information.
but.
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I
Laura
kaplan,
pb:,
as
opposed
to
anything
else
that
you
could
be
focusing
on
with
this
update..
So
if
I
have
misunderstood
that,,
I
apologize,,
but
I
do
understand
that
you're
not
going
to
take
the
whole
pie
and
shift
it..
It's
just.
It
is
looking
at
that
slice,
and
how
you
can
increase.
It
is
that's
what
I
thought
I
understood
from
the
staff
memo.
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I
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I
I
I
I
Laura
kaplan,
pb:
racial
equity
in
boulder.,
laura
kaplan,,
pb:
middle
income.,
home
buyers
are
probably
disproportionately
white..
So
that's
not
to
say
we
shouldn't
do
it.,
that's
not
to
say
it's
not
an
important
goal.,
but
if
we're
going
to
be
honest
with
ourselves,
and
how
we
are
using
our
funding.
and
what
is
the
racial
impact.
I
I
Laura
kaplan,
pb:,
specifically
about
inclusionary
housing,
that
I
think
are
really
good
ideas,
and
I
haven't
yet
heard
them
a
a
signal
boost
for
these
particular
ideas,,
and
so
I
want
to
signal
boost
them..
One
is
one
thing
that
lauren
ful
kurtz
mentioned
at
the
city
council
meeting
back
in
october.
I
I
I
I
Laura
kaplan,
pb:
it's
because
that
is
one
of
the
major
equity
building
tools..
It's
generational
wealth,
building.!
It's
in
addition
to
the
stability
and
the
freedom
to
be
creative
with
your
own
home,,
and
what
that
that
means
in
terms
of
your
embeddedness
in
the
community
and
your
pride
in
your
community.
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I
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I
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Laura
kaplan,
pb:
how
many
people
could
be
helped
with
some
kind
of
equity
building
program
for
renters
that
we
wouldn't
have
to
do
a
500
milliondollar
dose
per
family
right?,
but
we
could
help
more.
people
build
wealth
in
more
ways.,
I'm
sorry..
Could
you
clarify
ownership
acquisition??
I'm
not.,
I'm
not
clear
on
what
that
means,
exactly.
E
E
J
J
E
J
Cob
jay
sugnet:
oh,,
you
think
you
think
the
80
to
110,000
for
rental
units
is
2
to
3
bedroom,
and
you
think
the
ownership
acquisition
is
also
2
to
300.
well,
it
it's
it's
a
bit
challenging
to
compare
the
ownership
versus
the
rental,,
because
the
the
this
is
city,
subsidy,,
right?,
so
new
rental
construction.,
that's
typically
what
we.
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Philip
ogren
(he/him),
hab:
and
there's
a
lot
more
to
say
about
that..
I
I
just
if,
if
the
issue
is
like
a
discrepancy
between
whether
it's
better
to
rent
or
to
own,
we
could.,
we
could
actually
just
like,.
Ask
those
questions:
about.
well,.
How
can
we
make
life
more
stable
or
improve
civic
engagement
with
renters?.
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Q
Pb,
lisa
smith:,
but
we
we
need
to
be
looking
at..
How
do
we
retain
community?,
because
not
only
are
we
losing
those
families
and
losing
again.?
When
I
worked
for
the
city
every
year,
you
could
see
fewer
and
fewer
and
fewer
people
who
could
actually
live
in
the
city.
Everyone
was
in
commuting,
and
then
we
yell
about
how
we
don't
like
in
commuters,
and
I'm
like,
well,.
What
are
they
supposed
to
do??
Do
you
want
firefighters
or
not.
Q
Q
Q
Pb,
lisa
smith:
duplexes,
triplexes
forplexes..
That's
what
we're
talking
about
right
now.,
but
I
think
there
are
things
that
we
can
do
around
that.,
I'm
really
interested
in
the
presentation..
You
guys
had
about
it..
It
makes
total
sense
to
me.
that
lot.
Division
doesn't
necessarily
equal,
you
know,
more
middle
income.,
but.
Q
Pb,
lisa
smith:-
I
I
just
want
to
so
strongly
push
back
an
idea
that
we
don't
need
to
be
focused
on
middle
income..
We
have
to
like
we.,
we
are
losing
boulder
as
a
community..
We
are
losing
families,
and
it's
nice
that
there's
all
these
older
folks
who
are
still
going
to
be
around.,
sorry
to
anyone,
will
do
to
me.
Q
Q
Pb,
lisa
smith:,
you
know.,
so
pb,
lisa
smith:.
I
I
just..
I
I
think
it's
completely
appropriate
that
we're
looking
at
middle
income..
I
don't
think,
there's
an
easy
fix.,
but
this
is
the
piece
we've
been
missing,
and
that's
why
we
called
the
missing
middle,
and-
and
I
just
really
want
to
push
back.,
I'm
not
continuing
to
focus
on
that.
and.
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Daniel
teodoru:,
according
to
that
comp
plan,
policies,,
and
I
do
think
that
probably
that's
somewhere
where,
where
this
conversation
can
carry
out.,
there's
a
lot
of
pragmatic
concerns
regarding
being
able
to
sell
a
to
use,.
But
I
think
the
notion
of
how
you
could
develop
property
or
redevelop
property..
So
you
have
smaller
lots.
N
N
Daniel
teodoru:
middle
income,-
and
I
I
think
it's
it's
absolutely
important,
and
I
think
the
other
fact
of
it,
too,
and
from
a
community
perspective,
is
the
fact
that
there
are
so
many
different
programs
that
are
available
on
a
state
and
national
level,.
You
know,
lie
tech,
section
8,,
whatever
it
may
be,.
N
N
N
Daniel
teodoru:,
the
missing
middle
for
for
the
city
of
boulder
right
now,,
and
I
absolutely
support
those
comments.
and
I've
heard
a
lot
of
stories
like
that
of
people
who
actually
grew
up
here
and
now..
They
can't
live
here,,
even
though
they
grew
up
here
and
want
to
stay
in
the
community
and
serve
the
community
that
they
grew
up.
In,,
especially
if
they
want
to
serve
the
community
in
ways
that
might
not
be
as.
N
N
N
Daniel
teodoru:
lower
that
appreciation
cap
because
they
had
it
too
high
at
first,
and
what
they
found
was
over
time.
Things
were
becoming
less
and
less
affordable
for
the
market.
They
were
trying
to
serve,,
which
is
local
employees.,
and
you
know,.
I
think
jay
mentioned
the
fact
that
there
is
a
formula
as
long
as
we
have
a
formula
where
we
can
keep
revisiting
that.
N
N
N
Daniel
teodoru:,
it
hasn't
worked
as
well
as
we
would
have
hoped,
at
a
higher
appreciation
cap
in
other
communities.,
and
so
that's
something
that
I
just
flagged
for
a
pragmatic
reality
of
it..
So
if
the
appreciation
cap
is
too
high,,
then
the
the
next
generation
is
missing
out
on
those,
and
you
know,,
like
jay
said.,.
N
N
Daniel
teodoru:,
where
they
are
awesome.,
but
if
they
want
to
move
on,,
it
gives
them
that
opportunity
to
move
on.,
maybe
not,
you
know,
flatly
financial,,
but
the
tax
benefits
that
they
get
from
a
mortgage
like
phil
said.,
whether
or
not
that's
good
policy,
and,
philip,.
I
kind
of
agree
with
you
on
that.,
but
it
is
what
it
is
right,
now..
So
there's
tax,
benefits,
and
there's
a
lot
of
other,.
You
know,
benefits
both
actual
and
intrinsic.
N
Daniel
teodoru:
involved
in
that
that,
I
think,
are
really
important.,
so
you
know,,
I
just
think
it's..
It's
really
good
to
make
sure
that
we
don't
go
too
far.,
it's
just
looking
at
it
from
the
fiscal
gain,,
because
then
we
lose
sight
of
the
other
big,
important
policies
that
are
behind
that
appreciation.
Cap.
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I
I
Laura
kaplan,
pb:
and
increase
the
stock
of
middle
income
housing,
and
make
it
more
possible
for
people
like
the
gstal,
kids
and
lisa's
friends
and
the
kids
in
george's
neighborhood
to
to
own
a
house
in
boulder,
or
to
stay
in
boulder
in
some
fashion..
We
have
a
lot
of
policy
tools
that
could
help
us
do
that.
I
I
Laura
kaplan,
pb:,
so
I
just
want
to
make
sure
that
my
comments
about
laura
kaplan,
pb:,
how
we
focus
that
particular
pot
of
money
and
the
the
kinds
of
incentives
that
we
offer
through
inclusionary
housing..
I'm
not
sure
that
inclusionary
housing,
in
my
opinion,
is
the
right
tool
to
focus
on
middle
income.,
I'm.
fine.
With
the
current
slice,
that's
dedicated
to
that.
I
I
I
I
Laura
kaplan,
pb:
there's
been
discussion
of
cooperatives,
and
how
that
can
be
a
tool
that
encourages
and
allows
middle
income
folks
to
stay
in
boulder
like..
I
think
we
have
lots
and
lots
of
tools
for
that.
and-
and
I
think
this
is
a
challenge
for
city
council
as
a
challenge
for
us..
It's
it's
a
challenge
for
staff
of.
I
Laura
kaplan,
pb:,
you
know
laura
kaplan,
pb:
each
of
these
pieces,
our
interdependence.
and
right
now
we're
focusing
on
just
this
one.,
and
so
how
do
we
adjust
just
this
one
without
the
broader
context
of
what?
If
we
don't
do
it
here??
Where
are
we
going
to
do
it??
Because
we
do
need
to
do
it.?
We
absolutely
like,
sarah
said..
This
is
a
challenge.
That's
important.!
We
absolutely
shouldn't
fall
off
the
table..
We
absolutely
have
to
face
it.
I
E
Cob
jay
sugnet:
covered
most
of
what
I
was
going
to
say
that
there
are
lots
of
other
tools.
There.
there's
lots
of
different
avenues
to
address
middle
income,
and
they're
coming
before
you
and
council
in
the
coming
months,
is
voting
for
affordable
housing.,
the
planning,
reserve
occupancy..
All
these
other
tools
in
the
toolbone
are
getting
examined.
E
E
C
S
S
S
S
S
Q
Q
Q
Q
Q
Q
Q
Q
Q
Q
F
F
F
F
F
F
F
F
S
S
S
S
T
Devin
saunders,
cob:,
yeah,,
absolutely.,
you're,
you're,
totally
correct
there.
so
the
fourth
tuesday
of
meetings
really
just
a
placeholder
for
overflow
items,.
If
need
be.,
there's
not
really
anything
scheduled
as
to
as
of
right,
now,
for
up
until
at
least
may
for
any
of
the
fourth
tuesdays.,
but
again,
that
could
change
depending
on.
If
there
are
overflow
items.
M
S
S
S
F
S
S
F
Pb,
sarah
silver:,
but
I
do
think
it
would,
if
there,,
if
the
things
that
are
time-sensitive,
or
what
are
going
to
counsel,-
and
I
think
we
should
prioritize
what's
going
to
counsel
and
things
that
are
like
concept,
plans
and
site
reviews
that
can
be
a
little
more
flexible..
I
understand
you're
getting
pressure
from
applicants.
F
F
S
C
I
I
T
I
Laura
kaplan,
pb:
okay,,
I
think
the
applications
laura
kaplan,
pb:
from
having
recently
gone
through
this
process..
They
are
publicized
on
the
city
website..
They
are
published
so
that
we
can
read
them..
So
when
those
are
available.
I'll
I'll
be
looking
for
them..
But
if
anybody
happens
to
notice
that
they're
up.