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From YouTube: Boulder Planning Board Meeting 9-5-19
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A
A
B
The
first
order
on
the
agenda
is
the
approval
of
minutes.
We
don't
have
any
minutes,
so
we're
gonna
go
beyond
that
to
public
participation
before
I.
Go
any
further.
I
just
like
to
point
out
that,
for
those
who
would
like
to
have
translation
into
Spanish,
marina,
Ella
Grove
is
here
and
she's
sitting
on
my
left,
your
right
side
of
the
room,
and
she
has
translation
devices
that
she
can
provide
for
you
if
you
need
them
or
would
like
them.
B
Next
order
is
public
participation.
Public
participation
is
for
people
in
the
public
who
would
like
to
come
up
and
speak
to
the
Planning
Board
about
any
item
that
is
not
on
the
agenda
tonight.
So
if
you
want
to
speak
to
the
Ponderosa
mobile
home
park
item,
you
will
speak
after
the
presentations
for
Ponderosa
mobile
park.
B
If
you
want
to
speak
about
something
that
is
not
on
our
agenda
tonight
and
Ponderosa
is
the
only
public
item
for
tonight,
then
you
can
go
see
Cindy
and
you
can
get
on
the
list
for
people
who
want
to
speak
tonight.
Is
there
anybody
on
the
know
it
does
any
member
of
the
public
want
to
speak
simply
at
the
public
participation
section?
B
B
B
C
B
D
Thanks
very
much
good
evening
board
members,
as
many
of
you
know,
the
city
purchased
the
Ponderosa
mobile
home
property
in
2017,
with
the
intent
to
protect
the
health.
You've
got
life
safety
of
the
Ponderosa
community
while
enabling
permanent
housing,
affordability
to
promote
sustainability
and
ensure
minimal
displacement
of
the
residents
that
live
there.
So
over
the
past
two
years,
there's
been
a
tremendous
amount
of
outreach
and
partnering
with
the
community.
That's
culminated
in
the
plan.
E
All
right
well,
thank
you
Charles
and
good
evening
board
members,
and
so
tonight's
presentation
is
for
the
proposal
for
the
annexation
of
the
property
and
the
phased
installation
of
infrastructure
and
construction
of
fix
foundation.
Homes
on
the
property,
as
Charles
described,
the
goal
is
non
displacement
of
existing
residents
and
mobile
homes
would
remain
in
the
development
for
the
foreseeable
future.
E
So
for
tonight's
discussion,
I
will
present
the
context
both
in
the
built
environment
and
also
the
regulatory
context,
a
summary
of
the
projects
and
then
I
will
present
findings
on
key
issues.
In
terms
of
review
processes.
The
property
requires
annexation
to
be
brought
into
the
city
limits
and
to
allow
for
upgrades
and
repairs
to
the
existing
utility
connections.
Planning
Board
is
required
to
make
a
recommendation
to
City
Council,
whether
or
not
the
annexation
should
be
approved
and
the
terms
conditions
and
zoning
that
should
be
applied
at
land
use.
E
Designation
change
to
medium
density
residential
is
necessary
to
permit
the
proposed
construction
of
fix
foundation
homes
on
the
property,
and
this
process
requires
approval
by
the
Planning
Board
and
City
Council.
There
is
no
boulder
county
call
up
since
the
site
is
an
enclave
and,
lastly,
the
project
is
required
to
complete
a
site
review,
because
the
site
exceeds
the
minimum
thresholds
for
the
proposed
rm2
zoning.
E
E
E
So,
since
purchase
of
Ponderosa,
there
has
been
extensive
community
engagement
and
outreach
undertaken
by
the
city
and
consultants
both
to
inform
residents
and
also
gather
input
from
residents
and
the
neighborhood,
which
includes
resident
workshops,
one-on-one
meetings,
neighborhood
meetings
and
various
publications
and
as
part
of
the
public
process,
written
notice
was
sent
forward.
The
proposal
tonight
and
notice
was
posted
on
the
property,
so
the
property
is
under
the
jurisdiction
of
Boulder
County
and
is
considered
an
enclave
to
the
city,
because
the
property
is
surrounded
by
boulder
city
limits
on
all
sides.
E
E
E
The
existing
county
zoning
is
manufactured
home
park,
however
city
zoning
of
manufactured
housing
would
be
inconsistent,
since
the
new
homes
would
be
built
on
fixed
foundations.
So
the
proposed
zoning
is
residential
medium,
which
is
defined
in
the
land-use
code
as
medium
density,
residential
areas
primarily
used
for
small
residential
development,
including
duplexes,
triplexes,
etc,
where
each
unit
generally
has
direct
access
at
the
ground
level,
the
property
is
located
within
the
boundaries
of
the
North
Boulder
sub
community
plan
and
is
within
the
Union
Utica
neighborhood
defined
by
the
plan
and
is
subject
to
specific
design.
E
Guidelines
for
Mile
Canyon
Creek
runs
along
the
north
property
line.
This
site
is
impacted
by
the
hundred
year
and
500
year.
Flood
plains,
there's
also
a
strip
of
high
hazard
and
conveyance
zone
along
the
north
property
line
or
mile
Canyon
Creek
is
contained
within
land
owned
by
the
city
as
open
space
and
any
future
home
replacements
on
the
property
and
within
the
100-year.
E
E
The
park
currently
contains
sixty-eight
households,
sixty-seven
are
which
are
manufactured
homes,
and
one
is
a
part
of
the
managers
quarters
the
site.
Currently,
how
does
has
access
from
both
Cherry
Avenue
and
Broadway
there's
also
a
commercial
structure
located
on
the
arm
extending
2
to
Broadway,
which
is
currently
used
as
a
Carniceria?
E
The
site
is
located
in
North
Boulder
West's
of
Broadway.
The
surrounding
area
has
evolved
over
the
last
25
years,
largely
guided
by
the
North
Boulder
sub
Community
Plan,
the
character
of
the
area
is
eclectic.
The
shiny,
Mountain,
Waldorf
School
is
located
across
cherry
Avenue
to
the
south,
but
Hills
Community
Park
is
located
to
the
west
which,
to
the
north
is
the
foothills
community,
which
contains
permanently
affordable
housing,
managed
by
Boulder
housing
partners.
E
The
layout
of
the
internal
streets
and
building
locations
are
largely
driven
by
the
intent
of
the
resolution
to
allow
for
gradual
and
voluntary
mobile
home
replacement,
so
the
site
design
proposes
to
retain
the
existing
block
system
and
north-south
internal
Street
connections.
The
first
phase
would
install
necessary
utilities,
including
new
water,
sanitary
sewer
and
stormwater
connections
and
storm
water,
detention
and
water
quality.
Improvements
will
be
installed
where
possible.
E
Primary
access
to
the
site
would
be
from
Cherry
Avenue
and
10th
Street
with
a
new
four-way
intersection
with
stop
signs
proposed.
Secondary
access
would
be
provided
by
a
road
extension
to
rosewood
Avenue.
The
plans
show
the
site
access
to
Broadway
as
an
emergency
access.
Only.
The
reason
for
that
is
that
the
final
design
for
the
this
portion
of
this
site
is
unclear
at
this
point
due
to
approved
flood
improvements
at
the
Broadway
underpass,
which
were
approved
as
part
of
the
Four
Mile
Canyon
Creek
greenways
improvement
projects.
E
There
are
also
transportation
improvements
on
Broadway
that
were
approved
as
part
of
the
North
Broadway
reconstruction
project,
so
the
Broadway
access
will
remain
open
until
such
time
where
it
is
required
to
be
closed.
Also
part
of
the
initial
phase
new
paved
streets
will
be
completed
and,
lastly,
as
part
of
Hope
there's
the
Broadway
access.
Lastly,
as
part
of
the
first
phase,
12
new
residential
units
are
proposed
along
the
west
property
line
in
space,
which
is
currently
used
as
sort
of
informal
grassland
and
overflow
parking
and
reduced.
E
That
box
have
been
requested
in
this
area
to
allow
these
units.
So
it's
part
of
phase
one.
These
units
consist
of
carriage
houses
above
garages,
single-story
carriage
homes,
a
duplex
and
a
triplex
the
homes.
The
majority
of
the
homes
would
be
accessed
by
debt
existing
alley
constructed
by
the
thousand
Rosewood
development.
New
homes
are
one
and
two
storeys
in
Heights
and
floor
plans
and
elevations
have
been
provided
for
these
units.
The
structures
are
neo-traditional
and
design
with
front
porches
in
either
pitched
or
shed
style.
Roofs.
E
So
the
ultimate
phase
for
the
project
would
include
all
of
the
improvements
that
were
not
able
to
be
installed
because
of
conflicts
with
existing
mobile
homes.
The
hope
is
to
construct
these
on
a
block
to
block
basis
to
achieve
efficiencies
and
also
avoid
disruptions
to
the
existing
residents.
New
homes
will
be
wired
for
solar
installation
and
a
community
solar
approaches
proposed
to
distribute
it
and
share
energy
savings
among
the
residents.
E
The
central
blocks
are
redeveloped
all
of
the
east-west
and
north-south
connections
will
be
incorporated
and
completed,
which
includes
a
detached
sidewalk
along
Cherry
Avenue,
also,
a
north-south
multimodal
connection
to
connect
the
multi-use
path
to
a
cherry
at
the
ultimate
phase,
they'd
also
complete
the
pedestrian
spines
and
any
other
pedestrian
connections
proposed
and
final
build-outs.
The
proposal
is
for
137
parking
spaces,
which
would
be
provided
as
hidden
parking
along
the
streets
in
parking
lots
or
within
garages
or
car
ports.
E
The
plan
also
includes
a
hundred
and
forty
four
bike
parking
spaces,
112
of
which
our
long-term
and
would
be
located
in
storage
spaces
or
in
garages
and
32
short-term
spaces,
which
would
be
dispersed
throughout
the
site.
Eco
passes
are
also
proposed
for
the
residents
mm-hmm
in
terms
of
architecture
and
building
design
homes.
Added
after
that,
initial
first
phase
would
continue
the
same
design,
aesthetic.
The
applicant
has
submitted
design
guidelines
for
the
single-family,
duplex,
triplex
and
four-plex
units
on
the
interior
of
the
site.
E
The
guidelines
include
unit
topologies
and
options,
paint,
color,
siding
roofing
options
and
describe
exterior
improvements,
including
a
carport,
a
porch
or
fencing
options.
The
proposed
building
materials
include
lap
board,
siding
in
several
configurations
and
either
metal
standing,
seam
or
asphalt.
Roofing.
E
The
common
house
is
a
little
more
playful
in
design
with
storefront
windows,
overhead
glass
doors
and
a
shed
roof,
and
at
completion
the
site
would
have
73
permanently
affordable
residential
units.
The
new
homes
are
proposed
primarily
a
single-family
and
duplex
homes,
but
as
I
described
there
are
carriage
houses.
Triplexes
four-plex
is
also
the
new
homes
would
contain
one
two
and
three-bedroom
units.
The
intent
is
to
allow
for
a
mix
of
housing
that
can
accommodate
a
variety
of
household
configurations.
E
Long-Term
land
lease
would
allow
residents
to
own
their
homes
and
off-site
prefabricated
construction
is
anticipated.
The
plan
is
to
ultimately
transfer
ownership
to
a
partner
in
the
form
of
a
affordable
housing,
nonprofit
or
Housing
Authority.
However,
the
city
will
continue
to
own
the
land
until
the
infrastructure
and
infrastructure
construction
is
substantially
complete
and
Habitat
for
Humanity
is
the
housing
partner
who
will
help
construct
the
homes
and
assist
with
financing
in
terms
of
uses.
E
Also,
as
I
described,
the
community
building
is
proposed
to
serve
the
residents
of
the
development
and
that
retail
used
on
the
arm
to
Broadway
would
remain
in
perpetuity.
So,
as
described
in
the
memo
staff
identified.
Six
key
issues
for
discussion,
the
first
being
consistency
with
the
Comprehensive
Plan
staff,
finds
the
project
consistent
with
the
goals,
objectives
and
recommendations
of
the
BBC
P,
particularly
housing,
related
policies.
The
project
includes
opportunities
for
permanently
affordable
housing,
which
supports
socio-economic
diversity
and
housing
for
a
full
range
of
households.
E
E
The
annexation
would
preserve
existing
housing
on
the
property
and
would
provide
significant
community
benefits,
primarily
in
the
form
of
permanently
affordable
housing.
City
services
will
be
available
to
the
property
with
annexation
and
as
I
described.
The
purpose
of
one
of
the
purposes
of
annexation
is
to
upgrade
the
existing
service
lines
in
the
park.
E
Moving
on
staff
finds
that
the
land-use
map
change
is
appropriate,
consistent
with
Appendix
C
of
the
comp
plan.
The
proposal
is
consistent
with
the
policy
is
an
overall
intent
of
Princip
plan.
It
does
not
affect
land
use
or
growth
projections
and/or
that
availability
of
urban
facilities,
our
services.
E
Also,
the
intent
of
the
Oso
space
is
currently
being
provided
in
city-owned
land
and
just
to
note
that,
while
county
approval
is
not
required
for
the
land
use
map
change,
they
were
referred.
The
proposal
and
have
indicated
support,
also
the
proposed
rm2
zoning
is
appropriate.
Considering
the
proposed
housing
types
and
density,
it
is
a
logical
extension
of
the
existing
zoning
and
is
compatible
with
the
area
and
the
intent
of
the
North
Boulder
sub
community
plan.
E
Moving
on
to
that
plan,
staff
finds
that
the
proposal
is
consistent
with
the
goals
and
objectives
of
the
plan.
The
development
guidelines,
the
proposed
medium
density,
residential
development
and
architectural
intent
is
appropriate
in
the
context
of
the
thousand
Rosewood
development
and
the
North
Boulder
sub
community
housing
was
an
anticipated
use
in
this
area.
By
that
plan,
the
development
would
provide
affordable
housing
for
a
full
range
of
incomes.
It
has
easy
access
to
public
transit
bike
and
ped
connections
and
open
space.
E
Lastly,
staff
finds
that
the
project
does
mean
all
applicable
site
review
criteria.
The
project
is
compatible,
contextual,
while
scaled
and
includes
again
high-quality
housing
staff
finds
that
the
general
layout
is
appropriate.
Given
the
objectives
Ponderosa
resolution,
the
proposal
is
compatible
with
the
character
of
the
neighborhood.
The
open
space
is
appropriate
for
both
passive
and
active
users
and
would
provide
a
relief
to
the
density.
E
The
street
system
has
been
minimized
for
the
development
as
much
as
possible
and
staff
finds
that
the
amount
of
parking
is
appropriate.
Given
the
population
served
by
this
development
so
to
wrap
up,
staff
finds
the
proposal
to
be
consistent
with
the
Comprehensive
Plan
state
statutes,
land-use
code
and
site
review
criteria.
B
B
C
A
couple
points
that
I
was
wondering
about:
one
is
that
in
your
verbal
comments
at
least,
you
said
that
this
would
result
in
population
with
a
wide
range
of
incomes,
but
isn't
the
entire
project
is
intended
for
affordable
housing?
So
that
would
seem
to
me
to
limit
the
range
of
incomes
that
would
be
resident
there.
Yeah.
E
C
D
C
G
H
B
I
think
we
can
we
can
get
to
that
when
it's
time
but
in
in
a
nutshell,
we
have
the
authority
as
Planning
Board,
to
approve
a
land-use
map
change.
It's
a
two-body
review
where
only
City,
Council
and
Planning
Board
have
to
approve
a
land-use
map
change.
We
have
to
recommend
to
City
Council
approval,
denial
or
approval
with
conditions
of
the
annexation,
because
annexation
is
a
legislative
act
that
that
only
the
City
Council
can
take.
So
we're
only
a
recommended
Tory
Authority
for
that,
and
we
are
the
authority
that
approved
site
reviews.
I
I
There's
a
little
box
under
it
that,
because
I
know
that
we
brought
that
up
in
the
concept
review,
emuebie
or
something
like
what's
below.
It
would
be
good
for
that
little
box
which
actually
isn't
in
the
site
as
well
as
the
arm
going
down.
And
if
there
was
any
thought
put
into
just
kind
of
correct.
It
would
be
kind
of
almost
a
correction
because,
especially
the
box
under
the
site
is
already
a
little
bit
out
of
alignment
with
the
zoning
sure.
E
A
E
J
I
C
F
E
F
E
I
think
the
applicant
could
probably
describe
that.
My
understanding
is
that
it's
designed
to
accommodate
seventy-three,
but
it's
possible
that
it
could
accommodate
less
if
everyone
chooses
detached
single-family
and
there
are
certain
units
that
will
definitely
be
a
triplex
or
a
four-plex
based
on
the
site
plans,
but
on
the
interior
this
site,
it's
really
unclear
at
this
point.
Okay,.
H
H
So
I
have
a
question
with
regards
to
the
choice
of
Sony:
yes,
Emma
one
as
opposed
to
an
mr2,
or
rather
am
I
instead
of
an
mi
waan,
because
the
in
Westwood
was
it's
a
sinus
on
em
I
want
and
I
just
would
like
to
know
what
the
reason
it
was
we're
not
going
with
the
same
or
you
know,
is
there
some
specific
reason
why
you
wanted
to
maybe
give
more
flexibility
I,
don't
know
what
the
reason
was.
I
would
like
to
hear
sure.
E
H
C
D
And
you
know
this
site
probably
has
more
surface
parking
than
you
would
see
in
a
typical
neighborhood
development,
and
you
know
Moorhead
and
parking
than
I
think
you
would
typically
see
and
I
think
you
know
just
loans
pulling
one
of
the
things
that's
driving
that
is
having
to
work
around.
You
know
kind
of
one
by
one
replacement
of
these
blocks,
but
also
we're
dealing
with
street
sections
that
aren't
really
typical
Complete
Streets
there's
been
a
balance
here
to
try
to
figure
out.
How
can
we
get
slow
speed
streets?
D
You
know
that
people
can
traverse
by
foot
and
still
have
enough
parking
for
the
residents,
and
you
know
well.
One
of
the
things
we
heard
from
the
residents
is
that
additional
parking
is
helpful
for
things
like
work
trucks,
an
additional
view.
Also,
there
was
a
bit
of
a
balance
there
on
the
site,
planning.
C
E
K
E
K
F
K
F
E
F
I
Yeah
I
might
guess,
I'll
ask
this
now:
the
Broadway
access
closure,
I
read
the
text
and
I
listened
to
what
you
said
and
I
just
want
to
clarify,
because
I
wasn't
actually
sure
I
understood
completely
so
I
know
that
you
said
that
it
would
be
kept
open
for
emergency
access
and
then
use
use.
We
say
that
at
some
point
there
will
be
a
closure,
but
that's
not
for
emergency
access.
That's
when
we
say
it's
being
kept
open
until
it
needs
to
be
closed.
Does
that
mean
for
generally
yeah.
E
I
L
Looking
at
expanding
the
capacity
of
the
existing
box
culvert
as
well
as
reconfiguring
the
path
alignment
along
4
Mile,
Canyon
Creek
in
the
east-west
direction,
and
as
we
look
to
fulfill
the
goals
and
objectives
of
the
four-mile
Canyon
seep
and
the
thought
of
why
are
we
doing
those
two
efforts
together?
Is
that
it's
highly
disruptive
to
come
into
an
area
and
tear
it
up
with
all
kinds
of
construction
and
noise
impacts,
and
so
the
thought
is,
while
we've
got
Broadway
under
construction.
L
L
You
might
have
heard
that
recently
we
went
through
a
pretty
robust
public
engagement
effort
and
the
design
for
North
Broadway
was
endorsed
by
tab
just
last
month
and
so
we're
looking
at
updating
the
the
final
design
package
for
that
project
and
looking
to
get
that
final
in
the
first
quarter,
2020
and
then
try
to
get
that
advertised
for
bidders
in
construction
in
the
second
quarter.
So
that
means
and
2020
we'll
be
looking
to
get
work
on
the
on
the
street,
as
well
as
the
the
structure
and
so
I
would
say,
we'll
be
looking
at
transitioning.
L
The
access
configuration
sometime
in
mid
to
third
quarter
of
2020.
So
recognizing
that
that's
an
impact.
The
project,
the
North
Broadway
project,
will
be
implementing
temporary
10th
and
cherry
access
improvements
for
the
Ponderosa
park,
neighborhood,
and
so
those
won't
be
the
full
scale
and
enhancements
and
improvements
that
have
been
identified
in
the
plan.
But
we'll
be
looking
to
implement
some
temporary
measures
to
provide
an
access
point.
Recognizing
that
that
will
the
the
access
on
North
Broadway
will
be
closed
in
2020.
L
I
L
D
F
Realize
some
of
the
concern
in
is
specific
to
being
able
to
access
Broadway,
but
if
another
concern
is
in
the
short
term
being
able
to
have
more
than
one
in
egress
driveway
could
is
the
rosewood
Lane
already
connected
to
up
there
in
the
northwest
corner?
Is
that
already
connected
to
rosewood,
Avenue
and
the
other
development?
And
if
it's
not,
could
it
could
that
be
something
that
is
set
up
so.
B
H
So
I'm
just
been
trying
to
picture
in
my
mind
sure
something
catastrophic
happened.
Will
we
have
enough
exits
for
quick
removal,
people,
vehicles,
properties,
I,
know
one
of
the
things
that
I
know
about
these
areas
that
whenever
I
go
to
this
community,
I
always
go
in
through
Broadway.
So
when
I
saw
that
it's
gonna
be
close,
I've
been
thinking
what
will
be
the
other
option
and
if
there's
this
is
going
to
be
permanently
closed,
can
we
be
more
creative
in
terms
of
having
additional
entrances
in
excess
to
this
area?
H
L
You're
saying
for
egress
for
the
residents
of
Ponderosa,
so
I
would
think
if
there
were
some
kind
of
event
that
required
their
evacuation,
that
emergency
personnel
would
be
on
site
and
if
they
saw
it
in
their
purview
to
to
have
residents,
use
that
as
an
exit
that
they
would
have
the
gate
pulled
down.
And
they
would
be
able
to
make
that
decision
as
needed.
H
B
D
The
improvements
are
gonna
push
south,
so
I
think
that'll
affect
you,
know
the
ability
to
have
a
driveway
there
and
boardmember
Montoya's
point.
One
other
consideration
is
that
that
existing
access
today
is
actually
in
high
hazard
conveyance
zone.
So
it's
kind
of
if
there
were
a
flood
event,
it
probably
wouldn't
be
passable.
So
that
was
another
consideration.
I'm.
B
Thank
You
Garrett
before
we
go
to
the
applicants,
presentation
I
saw
Danica
I
saw
you
and
I
saw
cutting
down
answers
or
little
mnemonic
devices
for
the
questions.
That
planning
board
asks
that
were
kicked
over
to
you
by
staff
and
are
you
concerned
that
you
won't
be
able
to
get
through
your
ten-minute
presentation
if
you
answer
those
questions
during
the
presentation?
If
so,
you
can
just
answer
those
questions
now
and
then
go
into
your
presentation
or
you
can
save
the
questions
for
after
the
present.
M
M
She's
doing
that
I'm
gonna
start
answering
some
of
the
questions
so
I'm
Kurt,
fern,
Howard,
director
of
housing
in
Human
Services
and,
as
you
mentioned
earlier
on,
the
were
the
applicants.
Danica
Powell
is
a
consultant
that
we've
hired
to
help
us
through
the
annexation
process.
So
the
first
one
was
around.
Are
you
ready
cool.
N
M
The
first
one
is
the
a.m.
eyes
which
you
asked
about
it
was.
It
was
mentioned
that
there
would
be
a
range
of
a.m.
eyes
on
this
site.
The
so
we've
done
surveys
of
the
residents.
One
of
the
things
we've
looked
at
is
their
incomes.
There
actually
is
a
range
of
AM
eyes
on
the
site
currently
up
into
and
including
the
middle
income
and,
however,
the
majority
of
residents
out
there
that
live
out
there
currently
are
I
would
say
more
in
the
twenty
to
thirty
or
forty
percent
ami
range.
M
M
M
M
M
So
let
me
I
think
we're
gonna
address
that
in
the
presentation
I
know
we
don't
we'll
get
to
it.
So
these
these
five
areas
actually
came
out
of
the
community
engagement
and
they're
quite
important
and
I.
Think
as
we
talk
about
the
project,
you'll
see
how
these
five
areas
come
through
and
how
we're
trying
to
address
them.
M
But
before
I
start,
let
me
talk
about
the
balancing
that
we're
trying
to
do
here
on
this
site.
We
we've
had
a
huge
amount
of
community
engagement,
so
we're
listening
to
the
community.
However,
we're
also
balancing
that,
with
the
city,
affordable
housing
goals
that
we
would
for
any
for
a
development
that
we're
working
on
so
we're
trying
to
balance
what
we
hear
from
the
community
with
what
we
know
we
need
to
accomplish
as
a
city,
so
we're
actually
looking
at
a
design.
That's
forward
thinking
in
a
forward
community
as
well.
M
These
homes
are
gonna
be
around
for
100
or
150
years,
so
we're
trying
to
design
for
that
future
community
as
well
on
the
Rights
is
the
resolution
that
City
Council
passed
last
year,
which
really
was
about
a
commitment
that
residents
wouldn't
be
displaced
through
this
process.
We've
had
other
forms
of
addressing
this,
however,
in
the
annexation
agreement.
It
also
addresses
this
and
it
gives
that
commitment,
which
really
becomes
a
legal
document
that
drives
this.
M
So
one
of
the
challenges
is
creating
affordable
homes,
so
we
will
be
creating
near
Net
Zero
homes,
so
incredibly,
energy
efficient,
there's
certainly
increased
cost
to
that
approaches
to
that,
so
I've
got
two
slides
on
affordability,
so
the
first
is,
you
know,
through
construction
with
Habitat
for
Humanity.
Much
of
the
labor
is
free,
there's
national
programs
that
donate
materials
and
the
spot
equity
of
the
residents.
M
Where,
as
an
example,
a
house
may
be
a
hundred
and
eighty
thousand
as
the
price,
but
they
can
only
afford
a
hundred
and
twenty
thousand.
So
the
mortgage
is
based
on
one
hundred
and
twenty
thousand
that
silence
ii
would
only
be
repaid
at
or
at
a
future
resale
of
the
home.
There
will
also
be
a
within
that
monthly
payment
will
be
a
community
fee
that
will
cover
open
green
space.
M
Their
pictures
are
up
there
and
many
of
them
are
here
this
evening
and
we've
been
meeting
with
them
on
a
monthly
and
regular
basis.
We've
had
tours
of
Habitat
homes.
We've.
We
have
a
resident
guide,
every
question
that
they
ask
us
we
put
into
the
resident
guide,
it's
now
really
thick
and
we
keep
updating
that
there's
been
monthly
newsletters
to
the
community
in
both
English
and
Spanish.
We've
had
videos,
one
of
them.
You
saw
the
last
time
we
were
here,
some
of
them
communicated
better
through
text
messages,
so
we've
also
done
that.
M
M
Over
the
last
month
or
a
couple
of
weeks
and
at
times
during
any
project,
there's
information
misinformation
that
goes
on
in
the
community.
As
a
result
of
that,
over
the
last
two
weeks,
we've
met
with
twenty
individually
twenty
different
households
over
about
20
hours
and
to
answer
specific
questions
that
they
may
have.
We
also
had
a
good
neighbor
meeting
with
the
residents
outside
of
Ponderosa
and
I'm.
Just
gonna
look
here
quickly
to
see
if
there's
any
questions
that
I
would
want
to
address
the
off-site
construction.
M
The
parking
so
the
parking
is
there
is
more
parking
on
the
site
and
we
would
normally
see
for
an
affordable
housing
project
and
that's
really
based
on
what
we
heard
from
the
residents
and
also
doing
counts
on
the
on
the
vehicles
that
they
that
they
have
there's
many
residents
that
own
their
own
business.
They
have
worked
vehicles
and
for
them
the
parking
is
actually,
you
know
critical
to
their
livelihood.
So
with
that
I'm
going
to
hand
it
over
to
Danica
Powell.
N
N
Six
minutes
five
minutes.
Four
minutes
measure.
N
Plan
to
take
a
long
time,
but
thank
you
for
having
us
at
Wrestle,
Strategy,
Group,
there's
also
members
from
our
architecture
team,
our
engineers
and
lots
of
folks
here
to
answer
all
your
questions
from
our
team
so
and
we're.
This
is
just
a
quick
timeline.
There's
a
lot
of
moving
parts
in
this
project,
and
so
this
housing
program
that
we've
been
discussing
has
been
concurrent
with
this
planning
process,
of
which
we're
now
kind
of
culminating
in
these
public
hearings
with
you.
We
also
put
the
Broadway
transportation
project
on
their
understanding.
N
So,
as
you
may
remember,
some
of
you
were
here
last
year
when
we
had
our
concept
planning,
we
did
a
site
design
workshop
in
2018
with
a
lot
of
residents
participate,
and
we
really
discussed
all
the
community
values
and
ideas
that
we
had
wanted
to
see
through
previous
engagement
and
really
did
some
exercises
to
see
how
those
could
fit
on
the
site.
There's
68
current
homes,
and
so
we
had
scaled
homes.
We
had
community
amenities,
roads
access
points,
utilities
and
really
trying
to
show
how
different
groups
could
fit
those
together.
N
We
also
did
a
lot
of
resilience,
planning
and
work
shopping
with
the
community
to
talk
about
values
and
hopes
amenities,
and
these
were
some
of
the
types
of
the
highest
priority,
and
you
can
see
transportation
and
parking
very
high
on
the
list
as
Kurt
mentioned,
and
we
did
do
a
survey
of
residents
and
there
are
actually
averaging
they're,
very
large
families,
some
extended
families
and
a
lot
of
work
vehicles,
and
so
we
really
wanted
to
honor
that
those
those
vehicles
are
very
important.
And
so
that's
why
the
parking
has
been
reflected.
N
The
way
it
has
Sloane
did
a
great
job
at
phasing,
so
I'll
just
quickly
run
through
this
12
new
units
on
the
West
End,
most
of
which
are
single-family
carriage
homes,
one
triplex
and
one
duplex.
We
have
new
wastewater
and
water
service,
including
storm
water,
detention
and
water
quality,
of
which
there
is
no
none
today.
So
this
is
really
important
for
the
health
of
the
community
and
the
neighbors
downstream
will
also
be
doing
new
roads,
as
we
mentioned,
and
the
12
new
units,
fire
hydrants
and
fire
access
and
a
new
park.
N
After
phase
one
the
way
we're
describing
its
choice,
different
urban
phasing,
it's
it's
hard
to
explain
exactly
how
this
will
go,
but
we
put
a
lot
of
discussion
into
how
things
will
be
it
phased
in
this
graphic,
I
believe
it's
in
your
packet.
What
it's
showing
in
white
is
our
new
site
layout.
What
you're,
seeing
in
gray,
is
where
there's
an
existing
mobile
home
and
you're,
seeing
in
green,
where
there
is
a
vacant
mobile
home
today,
either
through
attrition
a
couple.
N
People
have
moved
out
and
there's
been
actually
some
people
who've
passed
away
in
this
process,
and
so
those
homes
haven't
been
people
haven't,
replaced
those
homes.
So
this
allows
us
to
look
in
the
future.
Where
we'll
be
able
to
start
our
progress
in
home
replacement,
we
did
just
do
a
survey
of
which
98%
the
residents
participated,
and
so
we
found
that
85%
do
desire
to
stay
in
the
community
through
all
of
this
change.
N
60%
of
those
do
are
interested
in
a
habitat,
home
or
fixed
foundation
or
new,
affordable
homeownership
22%
are
unsure.
They
need
more
information,
which
is
really
important,
that
we
keep
providing
that
and
separate
from
that.
75%,
like
the
option
that
they
can
stay
in
their
mobile
home
if
the
habitat
option
does
it
work
for
them
or
isn't
a
good
fit
for
their
family.
N
After
this
we
go.
We
talk
about
this
choice,
driven
phasing
on
a
block
by
block
approach,
so
our
goal
is
to
continue
to
work
with
the
residents
and
understand
where
people
are
interested
in
moving
into
the
first
set
of
new
homes
on
the
on
the
west
end
and
then
really
minimizing
disruption,
and
so
the
voluntary
movement
of
folks
is
really
important
to
our
process
and
could
take
many
years
as
Sloane
described.
There's
no
phase
2
that
we
know,
but
that
will
emerge
and
we'll
do
technical
documents.
N
F
M
It's
it's
very
similar
to
what
exists
out
at
Pala
Park,
so
that
land
is
owned
by
Boulder
housing
partners.
So
there's
a
there's,
a
land
lease
it
may
be.
You
know
a
dollar
a
year.
You
know
for
the
entire
property,
so
the
land,
so
the
land
is
held
by
bhp
and
the
the
residents
have
the
ownership
of
the
house
above
it,
which.
M
M
B
H
Don't
know
how
to
phrase
this:
are
there
any
kind
of
requirement
with
regards
to
legal
status,
to
be
able
to
own
in
this
place
in
the
future?
Is
that
anything
that
people
make
misconstrued
as
obstacles
for
them
to
stay,
where
they
are
because
one
of
the
things
that
I'm
most
concerned
it
may
be
the
miscommunication
and
people
may
be
worrying
about
they
no
longer
qualified
to
be
here
or
it's
not
safe.
M
So
our
approach
from
the
beginning
is
to
create
a
a
path
to
home,
homeownership
or
a
home
for
all
residents
at
Ponderosa.
So
anyone
who
wouldn't
have
legal
status
would
have
an
option
to
rent
a
home,
a
habitat
home
if
someone
in
their
family
or
household
becomes
a
legal
residence
fact
that
can
happen
through
a
child
who,
you
know,
turns
18
and
we've
met
with
most
of
those
resident
families
in
the
community
and-
and
you
know,
we
believe,
there's
a
path
for
for
every
household
that
under
us.
A
C
M
M
So,
actually,
thank
you
for
bringing
that
up,
because
I
wanted
to
make
a
similar
point
to
that.
So
one
of
the
challenges
we
had
with
this
particular
development
project
at
the
very
beginning,
it's
a
manufactured
home
community.
However,
it
doesn't
meet
any
of
the
standards,
particularly
around
setbacks.
C
So
can
I
carry
on
thanks.
I
I
appreciate
that,
but
if
I
understand
correctly,
despite
the
fact
that
this
has
a
much
higher
density
than
any
other
mobile
home
park,
ultimately
we're
going
to
have
even
more
residences
here.
You
know
if,
if
the
plans
get
carried
out
as
being
described
now,
then
exist
now
yeah,
so
that
the
density
will
ultimately
be
even
greater
than
in
existing
mobile
home
parks.
Yeah.
M
M
C
M
I,
don't
want
to
speak
for
Habitat
I
think
the
answer
is
probably
yes.
Habitat
has
been
around
since
1976,
so
they've
already
been
around
for
longer
than
thirty
five
years.
I
think
there
are
a
well-established
organization
throughout
the
country
and
they've
been
they've,
been
in
our
community
for
twenty
years
and
I
think
the
approach
of
this
community
is
very
different.
If
you
look
at
any
other
mobile
home
community
across
the
country,
there's
been
one
solution
to
redevelopment
and
that's
to
scrape
it
and
rebuild
it,
and
that
really
hasn't
been
an
option
from
the
beginning.
M
M
H
Another
question
with
regards
to
dates-
and
this
is
in
regards
to
the
Community
Development
Block
Grant
disaster
recovery
funds
that
that
you
guys
secured
as
I
understand
it
specifically
for
this
purpose
is
in
my
understanding
is
that
you
need
to
get
construction
going
by
September,
2020,
yeah
2020.
That's.
M
M
I
Yeah
I
was
looking
at
the
statement
and
I
was
reading
through
everything,
of
course,
and
then
I
just
ran
across
a
reference.
I
just
want
to
make
sure
it
says
in
phase
one,
a
new
sidewalk
will
be
installed
and
says
along
in
Ponderosa
court,
which
is
actually
on
the
east
side,
yeah
and
I.
Think
that
should
actually
say
along
the
rosewood.
Lane.
I
Isn't
that,
where
those
new
houses
in
phase
one
will
go
they're
on
the
west
side,
cuz
phase,
one
is
I,
think
strictly
those
houses
along
the
west
side,
so
I
mean
it's
page
34
and
it's
right
under
the
figure
37
and
it's
the
first
sentence.
So
it
should
be
pretty
easy
to
find,
but
I
just
it
caught
my
attention
because
I
just
wanted
to
make
sure
I
understood
what
was
in
phase
1
and
I
was
pretty
sure
that
I
understood
it
was
just
along
the
west
side.
There
I
think.
O
M
N
B
F
I
have
a
couple
more
questions
about
the
ownership
issue,
so
this
made.
Maybe
this
is
a
habitat
for
Humanity
question,
but
one?
How
do
you,
how
do
you
calculate
or
guarantee
that
current
residents
can
afford
what's
being
built?
How
do
you
make
sure
that
you're
not
building
something
that
that's
beyond
their
means?
What's
so.
F
M
We
did
a
we,
we
hired
an
outside
consultants,
who's
who
does
valuations
for
mobile
homes,
and
they
they
did
evaluation
for
each
and
every
home
and
walk
through
each
and
every
home
did
an
individual
evaluation
for
each
one.
That
valuation
increases
in
value
October
of
every
year
so
by
the
I.
Think
it's
the
value
of
CPI,
and
so,
if
they
moved
out-
and
let's
say
ten
years,
that
value
would
be
you
know
increasing
over
that
ten-year
period.
So.
M
H
M
H
H
C
M
No
I
mean
each
each
each
I
mean
they're,
basically
they're
they're,
basically
a
townhome
type
typology,
and
so,
when
you
buy
a
townhome,
you
don't
get
together.
First
to
figure
out
what
you
want
your
neighbors
to
be
you,
you
buy,
you
sell,
you,
sell,
buy
and
sell
townhomes
on
an
individual
basis,
so
they
would,
they
would
apply
for
the
homes
that
are
that
would
be
built
in
the
future.
So.
C
M
N
I
think
the
other
thing
it's
more
about
we're.
Going
back
to
that
map,
where
you
saw
where
the
future
homes
are
in
the
existing
homes
and
then
the
green
home.
So
as
those
green
spots
get
larger,
we
then
go
okay.
We've
got
eight
homes
that
we
can
build,
or
we
have
six,
because
we
also
want
to
build
infrastructure
in
a
cohesive
pattern
because
ripping
up
you
know
this
much
street
or
this
much
sidewalk
is
not
gonna
be
good
for
anybody.
C
N
C
M
M
C
M
B
B
Okay,
so
we
have
eleven
people
signed
up
for
public
comment
right
now
and
each
person,
unless
you're
pulling
time,
gets
three
minutes.
When
you
have
30
seconds
left,
you're
gonna
see
the
yellow
light
in
front
of
you
light
up
and
then
you'll
know
it's
time
to
start
wrapping
it
up.
I'm
gonna
call
three
names
at
a
time
and
Cindy's
also
going
to
put
the
names
up
on
the
screens.
B
Q
Leadership
Committee
and
I
primarily
deal
with
people
on
the
third
row,
which
is
where
the
Cherry
Street
entrance
exit
that
you
guys
want
to
open
up,
which
is
something
that
there
were
a
lot
of
the
residents
and
I,
wouldn't
say
majority,
but
quite
a
few
on
the
third
row.
There
do
not
want
that
exit
opened
up
for
the
prison
being
that
that
makes
that
a
main
entrance
exit
a
main
road
which
our
normal
way
is
28
I
mean
going
to
Broadway,
which
has
no
houses
on
either
side.
Q
Whereas
on
our
row,
there's
houses
on
both
sides
fate
what
they
would
face,
the
street
and
there's
children
all
up
and
down
that
road,
and
they
say
well,
an
alternative
was
I,
looked
up
bill
play
areas
and
all
that
we're
not
taking
in
consideration
human
nature
of
these
children.
If
anyone's
raised
any
kids
I've
raised
two
kids
there,
they
can
running
out
the
front
door
and
they'll
be
and
they'll
be
a
busy
street
they're
busy
paved
Street.
Q
So
this
is
why
I'm
really
do
not
want
to
see
that
Broadway
exit
shut
down
unless
they
come
up
with
a
definite
better
exit
which
I
talked
about
Rose,
would
open
up
rosewood
and
that
going
good
before
they
even
think
about
doing
the
Cherry,
Street
and
trance
exit
and
then
there's
also.
Another
issue
is.
Q
My
dear
sister,
here
Karen
lives
two
doors
down,
we're
at
the
very
end
of
the
third
row
and
they're
talking
about
building
a
retention
pond
there,
which
would
wipe
her
out.
She
would
have
to
move
and
she
what
she
said
she
cannot
afford
to
move
anywhere
in
Boulder,
which
none
of
us
can
really
and
which
is
something
I
wanted
to
bring
up
right
now
we
are
non.
Q
We
like
what
we
have
Karen
has
a
beautiful,
lovely
place,
I
built
mine
from
scratch:
I
don't
want
to
lose
it
and
habitat
home.
There
was
no
way
I
could
afford
the
smallest
place,
which
would
even
be
less
than
a
third
of
what
I
have
right
now.
So
this
is
pretty
much
the
issues
that
I
would
say
that
I
would
ask
that
you
really
look
into
and
consider
before,
moving
along
with
this
to
go
ahead
and
annex
so
I
wish
it
would
take
that
to
heart.
Thank
you.
Okay,.
R
Good
evening,
thank
you.
Thank
you.
I
just
want
to
thank
you
folks
for
allowing
us
to
have
a
part
in
putting
and
come
up
here
and
actually
actually
listen
to
what
what
it
is
we're,
what
we
residents
want
to
do
there
and
I
apologize
to
the
people
whose
houses
are
in
in
the
way
of
the
intersections
of
the
progress,
but
is:
is
there
an
election
coming
up
here?
Pretty
soon
we're
gonna
have
a
new
we're
gonna,
be
doing
this
all
over
again
with
new
faces,
and
you
know
this:
is
it
okay,.
R
I,
just
I
just
wanted
I
just
wanted
to.
Thank
you,
because
I
hear
all
these
horror
stories
of
other
places
and
right
here
in
Colorado
right
here
in
the
America,
where
they
they
do,
that
they
scrape
them
off,
kick
everybody
out,
scrape
him
often,
and
but
let
the
let
the
new
people
come
in
with
their
yeah
I.
Just
I
just
wanted
to
want
to.
Thank
you
folks,
because
this
is
this-
is
this
is
a
wonderful
opportunity
to
do
something.
Wonderful
for
our
community.
Thank
you.
Thank.
S
Fication
is
a
term
for
the
arrival
of
the
wealthiest
people
in
an
existing
neighborhood,
a
related
increase
in
rents
and
property
values
and
changes
in
the
neighborhoods
character
and
culture.
The
term
is
often
used
negatively
suggesting
the
displacement
of
poor
communities
by
rich
outsiders
in
1964.
The
term
gentrification
was
coined
by
Ruth
glass
of
London,
scientifically
she
studied
human
life
and
social
life
and
stated
once
the
process
a
gender
traffic
ation
starts
in
a
neighborhood.
S
It
goes
on
rapidly
until
all
or
most
of
the
working-class
occupiers
are
displaced
and
the
whole
social
character
of
the
neighborhood
has
changed.
What?
If
a
gender
fication
was
about
healing
communities
instead
of
displacing
them,
we
already
have
ten
people
that
have
moved
out
of
the
Ponderosa
last
month,
while
attending
the
City
Council
meeting
the
manufacturer
home
strategy
action
plan
was
accepted.
S
You
can
imagine
my
surprise.
The
plan
wants
to
add
mobile
home
parks
to
Boulder.
Why
are
they
trying
to
rezone
our
park?
Although
we
have
been
involved
in
community
engagement
exercise
and
had
no
idea
that
Boulder
City
Council
wants
to
make
more
trailer
parks?
The
document
talks
about
all
the
other
trailer
parks
that
are
involved
with
feedback.
Well,
the
Ponderosa
is
only
mentioned
as
some
kind
of
experiment.
This
is
not
an
experiment.
It's
our
neighborhood.
Our
trailers
are
all
that
we
own
in
this
Hollywood
town.
We
receive
very
low,
buy
out
values
for
our
trailers.
S
Trailers
are
going
for
60,000
to
90,000
in
the
current
market.
We
no
longer
can
sell
and
get
the
best
price.
The
city
is
offering
half
the
value.
The
buyout
is
lying
on
the
backs
of
boulders
most
poorest
residents.
The
home
evaluation
process
is
not
fair.
If
you
sell
your
home
your
home,
the
government
is
not
there
telling
you
how
much
it's
worth
or
how
much
to
sell
it
for
yet
this
is
what's
happening
here.
My
own
experience
was
I,
have
a
workshop
out
back.
That
has
never
been
evaluated.
S
The
lady
that
was
running
the
program
Pam
said
that
they
would
come
back
and
check
it
out,
and
they
never
did
so.
I
never
had
a
chance
to
get
more
money
or
dispute.
My
evaluation
for
my
income
I
can
expect
to
pay
$1,200
more
than
what
I'm
paying
now.
If
I
get
a
Habitat
for
Humanity
duplex,
this
does
not
seem
like
a
good
investment
for
me
for
low-income
housing.
I
have
worked
sometimes
three
jobs
to
raise
my
children
in
Boulder
there
now
in
their
mid-30s,
and
they
take
care
of
themselves.
S
I
would
like
a
chance
to
retire
someday
and
I.
Don't
know
how
this
will
happen.
I
if
I
am
locked
into
a
Habitat
for
Humanity
rate
for
30
years,
could
I
still
be
working
when
I'm
85
years
old,
paying
a
mortgage.
That's
based
on
what
I
earned
today.
There
are
no
opportunities
to
her
for
us
to
move
out
with
the
current
housing
crisis
in
Boulder
for
the
amount
of
money
offered
for
the
city
to
buy
the
trailer.
Everyone
wonders
why
there
is
a
homeless
problem.
Every
time
I
come
to
this
meeting.
S
The
west
side
of
the
park
is
the
most
well-kept
part
of
the
park
and
we
need
a
buffer
from
the
rosewood
neighborhood
11
more
residents
will
be
added
there,
there's
not
enough
room
there.
There
are
12
trailers
vacant
and
we
should
start
to
build
there.
We
received
a
letter
from
the
from
the
City
Council
in
February
of
2018.
The
letter
stated
that
the
city
states
a
total
of
68
units.
There's
now
a
lot
more
on
their
home
for
home
replacement
was
what
was
promised.
Only
30%
is
single-family
homes.
We
were
told.
S
The
city
could
also
waive
the
community
fee,
and
we
have
not
heard
anything
of
that.
It's
all
over
this
documentation
and
I
also
have
a
copy
of
a
petition
that
we
have
12
pages
of
signatures
from
Ponderosa
residents,
and
we've
submitted
it
to
City
Council
and
the
mayor
and
we'd
like
to
submit
it
to
you
as
well.
Okay,.
C
S
J
J
O
O
We
wanted
single-family
homes,
which
the
first
designs
all
showed
up
right
up
until
January
of
this
year,
when
the
newest
plans
came
back
with
only
six
single-family
homes,
the
rest
are
duplexes
and
three
three
plexes
and
a
four-plex,
and
we're
told
that
this
is
the
plan,
and
this
is
the
way
it's
going
to
be.
There's
no
room
for
anything
else,
so
we
still
have
problems
with
the
the
quality
of
what
we
were
told
we
could
get
and
and
what
we're
actually
getting.
O
O
Then
I,
when
it
comes
to
the
closing
the
Broadway
entrance,
the
bigger
problem
that
nobody's
looked
at
by
the
way
nobody
ever
gave
us
notice
that
this
was
even
going
to
happen
for
anybody
to
speak
about
it,
but
when
should
they
close
that
and
even
if
they
opened
up
the
cherry,
are
an
accident
cherry
and
tenth
through
the
mobile
home
park?
There's
still
only
one
exit
for
foothills,
rosewood,
the
police,
annex
and
Ponderosa
to
get
out,
and
that's
there
at
violet
and
Broadway,
that's
the
safety
hazard.
O
What
are
we
doing?
Emergency
we're
all
stuck,
there's
also
a
question,
as
once
we
come
into
the
city,
why
don't
our
mobile
home
prices
grow
and
value?
Why
don't
they
double,
because
the
houses
in
Boulder
are
more
expensive
and
there
we
are
in
the
in
the
county
at
this
moment,
once
they
bring
us
in,
there
should
be
a
boost
that
our
homes
are
certainly
worth
more
once
we
get
into
the
city.
T
T
T
T
V
V
V
V
T
T
B
U
X
As
you
can
see,
there's
a
mix
of
what
people
want,
and
today
we
found
out
that
the
people
that
wish
to
stay
in
their
mobile
homes
we
are
written
into
the
annexation,
which
is
a
great
relief
for
those
people.
But
I
do
want
to
add
that
as
we
move
forward,
most
of
these
homes
are
pre
HUD,
which
means
they
don't
need
any
type
of
code,
the
mobile
homes.
So
we
are
afraid,
that's
going
to
be
an
issue.
X
One
issue
that
we've
already
talked
about
in
our
monthly
meetings
is
that
if
you
wanted
to
get
a
permit
say
you
wanted
to
put
a
new
roof
on
your
mobile
home
that
you
have,
because
it's
going
to
extend
the
life
of
that
mobile
home
for
20
more
years,
they
would
come
out
in
inspect
and
probably
find
that
you
were
not
up
to
code
on
many
other
things
which
could
leave
you
paying
thousands
of
dollars
potentially
to
have
to
come
up
to
code.
So
it's
kind
of
a
little
bit
of
a
catch-22.
X
Now
we
were
told
that
they're
trying
to
get
help
program
going
again
that
used
to
be
in
Boulder,
County,
I
think
to
help
people
fix
up
their
mobile
homes.
The
program
hasn't
started
yet,
but
I'm,
not
we
don't
have
an
understanding
of
you'd
still
need
permits
to
do
some
of
these
things
and
I
really
do
applaud
these
people
for
everything
that
they're
doing
here.
We
realized
that
they
could
have
had
us
leave
and
scrape
the
place
so
I
mean
they've
worked
really
hard.
We've
all
worked
really
hard.
I
just
think.
X
That's
these
things
that
are
coming
up
as
we
go
along
really
need
to
be
scrutinized
and
talked
about
and
figured
out
or
maybe
even
before,
we
annex
so
that
we
know.
As
you
heard,
these
homes
are
not
going
to
work
for
some
of
these
people
they're
going
into
retirement
and
don't
want
a
30-year
mortgage
or
can't,
and
then
the
other
thing
is
about
somebody
else.
X
Folk
about
detention,
ponds
displacing
a
dear
neighbor
of
mine,
also
and
we're
unsure
about
the
road
on
that
end
of
the
park
could
possibly
do
the
same
thing
and
I
heard
in
the
City
Council
meeting,
and
when
you
work
for
City
offices,
the
mantra
is:
do
no
harm,
so
I'm
just
wondering.
Is
there
another
way
to
do
these
detention
funds?
I?
Did
a
little
research
I
found
some
other
ways
they
do
them
underground.
X
I
couldn't
find
any
specific
information
on
how
close
a
home
can
be
to
that,
but
there
has
to
be
other
solutions
to
just
displacing,
possibly
six
more
people
to
have
detention
ponds
for
a
storm
that
none
of
us
are
probably
going
to
be
alive
for
so
and
just
to
answer
your
parking
question,
so
we
have
three
parking
spots
right
now
and
we're
gonna
have
one.
Thank
you.
P
Thank
you,
I'm
Susan.
Let's
go
I'm
executive
director
of
Flatirons
Habitat
for
Humanity
and
I'm
here
this
evening
to
lend
my
support
for
the
Ponderosa
sight,
review
and
annexation
application,
we're
pleased
to
work
with
the
city
and
the
residents
to
provide
permanently
affordable,
homeownership
opportunities.
As
part
of
this
stabilization
project,
I've
been
in
particularly
impressed
with
the
inclusive
process
the
city
staff
has
implemented
throughout.
Today,
we
at
habitat
have
met
with
over
25
families
to
help
them
get
ready
to
apply
for
homeownership
at
Ponderosa.
P
Through
our
program,
only
one
of
them
won't
qualify
and
that's
due
to
documentation,
and
we
have
found
a
solution
for
that
where
we
will
create
a
rental
opportunity
with
a
10-year
opportunity
for
them
to
purchase
the
house
under
favorable
terms,
we're
trying
to
create
and
solve.
Let
everyone
be
in
a
fix
foundation
home
who
has
the
desire,
if
you
don't
have
the
desire.
There
is
no
obligation
in
looking
at
all
of
the
housing
models
that
are
being
presented
in
this
plan.
P
We
I
have
done
the
math
and
the
most
affordable
project
for
the
lowest
ami
family
will
have
a
monthly
housing
cost
of
five
hundred
and
fifty
four
dollars.
That's
that
forty
percent
of
their
monthly
income
that
translates
to
less
than
a
seventeen
thousand
dollar
a
year
income
that
is
very
low,
ami
and
very
affordable.
It
ranges
from
there,
so
there
will
be
a
wide
variety
of
opportunities
and
product
to
be
able
to
fit
with
what
folks
can
afford
we're,
bringing
forward
our
20%
or
up
to
20%
silence.
P
Second,
we're
also
bringing
to
the
table
less
than
market
rate,
affordable
financing
that
we've
arranged
with
third
parties.
This
accomplishes
two
things
for
us:
the
money
that
we
receive
at
closing
through
this
mortgage,
which
is
not
typical
for
Habitat.
Let's
us
build
the
next
house,
whereas
in
the
under
our
typical
habitat
model,
we
don't
get
any
money
and
it's
very
hard
to
build
that
next
house,
so
we've
created
one
I
think
is
a
really
solid
financing
package
to
be
here
for
the
duration
of
this
project.
This
could
be
a
ten-year
project.
P
P
You
know,
sweat,
equity
I
think
is
a
very
important
part
of
creating
this
project.
I
think
it
is
also
a
very
important
way
to
help
build
even
greater
community
in
a
neighborhood
that
has
some
pretty
solid
community,
but
I
find
that
when
people
get
side-by-side
and
build
their
houses
together,
they
may
or
may
not
have
commonalities
now,
but
they
often
become
close
friends
and
a
lot
of
misunderstandings
go
by
the
wayside.
So
for
me,
sweat,
equity
is
much
more
than
an
alternative
down
payment.
W
F
P
There's
no
problem
with
it.
We
are
building
aging-in-place
units
into
all
of
our
new
neighborhoods.
In
fact,
I'm
about
to
start
a
PUD
process
on
what
will
be
a
predominantly
Aging
in
Place
Fair
Housing
Act
prohibits
anyone
from
discriminating,
whether
giving
a
mortgage
or
selecting
a
house
based
on
age.
No.
F
I
understand
that,
but
I
what
I
heard
people
saying
they
were
concerned
about
is
that
they
would
be
burdened
with
a
30-year
mortgage
when
they're
already
close
to
retirement,
so
is
there,
and
that
seems
like
a
legitimate
concern,
so
how?
How
can
Habitat
for
Humanity
structure
mortgages
to
address
that
concern?
We.
P
Can
shorten
the
mortgage,
but
it
will
increase
the
payments.
If
that's
a
possibility,
then
we
can
look
at
exploring
that
we're
all.
So
no
one
is
obligated
to
use
our
financing
if
you
want
to
go
out
and
find
alternative
financing.
That
is
a
better
deal
for
you
or
better
fits
you.
That
is
a
possibility
as
well,
but
even
at
you
know,
hey
if
I
were
looking
at
purchasing
a
house,
I
am
of
a
certain
age
that
I
am
now
considered.
I
refuse
to
use
the
term
senior
I
am
an
older
adult.
P
I
can
do
five
hundred
and
fifty
four
dollars
for
the
next
30
or
40
years.
I
really
can,
and
so-
and
these
are
fixed-rate
mortgages
they're
kind
of
hard
to
get.
Sometimes
so
I,
don't
think
that
age
prohibits
you
from
being
able
to
qualify
if
you're
uncomfortable
with
taking
on
a
mortgage
and
I,
don't
see
how
the
mortgage
is
different
than
a
land
lease,
because
your
land
lease
is
indefinite
as
well.
P
F
H
With
regards
to
I
one
of
the
speakers,
well
there's
two
two
speakers
as
books
or
something
that
I
find
interesting.
One
was
with
regards
to
families
who
already
left
Ponderosa
because
for
some
reason
they
felt
that
they
will
not
be
able
to
qualify
to
stay
on
are
their
possibilities
for
those
people
to
return
and
maybe
be
part
of
this
program
as
well.
M
M
Second,
would
be
those
that
had
left
and
third
would
be
the
community
in
general,
so
they
would,
they
would
have
preference
after
those
who
are
currently
living
in
the
community.
We
also
looked
at
the
time
that
we
purchased
the
community,
the
community,
which
is
in
August
2017,
so
residents
that
were
in
place
when
we
purchased
Ponderosa
at
that
time
would
have
preference
I'm.
P
B
Does
any
are
there
any
other
members
of
the
public
who
wanted
to
speak?
Okay,
we've
been
here
for
two
hours
like
to
take
a
five
or
ten
minute
break
right
now,
so
people
can
stretch
their
legs
use
the
bathroom.
What
have
you
and
just
a
reminder
to
Planning
Board
that
prior
to
deliberations,
we're
not
going
to
be
discussing
this
matter
at
all?
Thank
you.
Q
B
B
Unless
we
need
to
ask
further
questions
of
staff,
so
can
we
get
up
the
key
issues
and
then
I
think
I'd
like
to
just
go
through
the
five
key
issues
or
six
sorry
key
issues
for
a
discussion
that
we're
in
the
staff
report
and
I'm
gonna
treat
each
one
of
these
as
a
negative
poll
just
to
get
started.
And,
of
course,
if
people
have
no
issues,
then
we'll
move
on
to
the
next
one,
and
if
people
have
issues
we'll
discuss
them.
B
H
Besides
I'm
loud
enough,
I
do
have
some
questions
as
well,
and
that's
in
terms
of
you
know,
as
we
know,
the
the
volar
Valley
Comprehensive
Plan
has
a
lot
of
pieces
and
a
lot
of
component
and
while
some
place
some
pieces
may
be
very
clearly
yes
to
me,
some
parts
were
still
some
questions
about
it
and
also
there's
in
terms
of
which
ones
should
be
have
the
highest
precedent.
So
to
me,
it's
there's
still
a
little
bit
to
the
discussion.
You.
H
With
regards
to
you
know
the
importance
of
increasing
you
know
and
embracing
diversity
within
the
city,
we
have
very
few
opportunities
to
clearly
show
our
values
in
support
of
the
very
few
diverse
communities
that
we
have
in
the
city,
and
so
this
is
a
prime
opportunity
for
us
to
really
share
our
values
and
make
sure
that
the
most
vulnerable
or
in
our
community
really
a
well
well
served
by
the
spirit
of
the
BBC
P.
That's
what
I
want
to
make
sure
we
do.
F
So
I
guess
for
me,
the
questions
have
to
do
with
affordability
and
the
what
appears
to
be
some
uncertainty
among
residents
about
their
capacity
to
afford
to
take
advantage
of
the
move
into
the
newer
housing
and
to
Lupita's
point.
You
know
we
want
to
make
and
to
the
objectives
of
the
project.
Just
would
like
to
understand
a
little
bit
more
clearly
the
those
issues
and
then
I
had
some
questions
actually
about
parking
and
about
the
open
space.
F
F
M
I
think
I
could
hopefully
give
some
more
clarity
around
that,
so
I
think
we've.
We
first
need
to
start
with
what
they're
paying
now
so
they're
there
they're
paid
rents
I
think
are
five
hundred
and
thirty
three
dollars
per
month.
A
survey
that
we
did
last
year
show
that
the
the
average
resident
out
there
spends
about
seventy-five
dollars
a
month
on
repairs
of
their
mobile
home.
What
we
found
with
utilities
was
a
huge
range.
M
It
ranges
probably
from
between
eighty
and
three
hundred
dollars
per
month.
I
sat
with
the
family
this
weekend
who,
for
the
last
couple
of
years,
does
it
not
have
heat
so
they
when
they
get
home
at
the
end
of
the
day
they
turn
their
space
heaters
on.
Their
utilities
were
three
hundred
dollars
a
month
and
they
were
struggling
to
keep
their
house
warm.
M
Another
observation
I
had
in
meeting
with
many
of
the
residents
is
that
a
large
majority
of
them
buy
water
while
they're
on
city
water.
The
infrastructure
is
in
such
poor
condition
that
they,
even
though
they
have
low
incomes,
all
their
water,
is
bottled
water,
so
their
their
housing
cost
now
are
anywhere
between
750
and
upwards,
and
many
of
it
is
upwards
from
that
per
month.
M
Currently,
so
the
starting
point
is
to
create
a
housing
option:
the
where
they're,
paying
similar
to
what
they're
paying
now
and,
as
Susan
mentioned
earlier,
I
think
they
met
with
25
or
26
families.
So
far,
all
of
them
qualify
from
a
financial
perspective
for
those
lowest
income
units.
There.
However,
there
are
families
there
that
make
fifty
sixty
eighty
or
even
a
hundred
percent
of
the
area.
Median
income
they
can
afford
a
higher
monthly
payment
and
the
cost
of
their
home
would
also
be
higher
as
well.
So.
M
Direct
okay,
so
there
could
be
a
two-story
three-bedroom
home
that
would
be
at
one
price.
There
could
be
the
identical
unit
across
the
street
that
would
be
at
a
higher
price
based
on
their
based
on
their
income,
and
so
their
monthly
payment
would
be
more,
but
the
value
of
their
house
would
also
be
higher,
and
that
would
create
a
variety
of
AM
eyes
in
the
future
as
well
identical.
F
F
Hundred
square
feet,
what
you
can
afford
is
a
$500
a
month
payment.
Does
that
mean
you
can
only
purchase
a
home,
a
Habitat
for
Humanity
home,
for
which
there
is
a
five
hundred
dollar
payment?
Even
if
it's
less
than
90
are
you
gonna
have
to?
Is
there?
Are
there
some
folks
who
will
have
to
downsize
I.
M
It's
an
individual
situation,
so
I
don't
want
to
make
commitments
that
way.
However,
there
could
be
a
six
hundred
and
fifty
square
foot
home.
That
would
be
the
same
price
as
a
two-bedroom,
1,100
square
foot
home,
there's,
there's
different
drivers.
You
can
see
how
that
ii
can
also
bring
the
price
down.
So,
what's
going
to
be
based
on
what
the
needs
of
the
family
are
and
what
they
can
afford,
and
we
will
use
those
different
tools
to
create
affordability.
F
And
and
then
just
to
address
the
question,
you
know
the
issue:
you
brought
up
about
some
families
having
to
buy
water,
because
the
infrastructure
is
so
bad
at
this
point,
if
the
city,
when
the
city
rebuilds
the
infrastructure,
those
costs
we'll
go
down
for
the
families
that
are
individuals
who
are
currently
feeling
they
have
to
purchase
your
honor.
So.
M
Even
even
if
you
stay
in
your
current
mobile
home,
you
will
be
running
new
infrastructure
to
that
mobile
home.
So
then
you're
only
challenged.
Maybe
you
know
pipes
that
are
in
your
mobile
home.
That
could
also
be
you
know,
challenging
for
your
water,
but
it
takes
out
a
significant
impact
by
putting
in
new
infrastructure
and
the.
M
So
there
are
three
households
that
will
be
impacted
by
the
infrastructure
and,
more
specifically,
the
detention
ponds.
We
have
spoken
with
all
three
of
those
residents
and
given
them
options
to
move
to
a
higher
quality
mobile
home
that
has
been
vacated
by
a
family
that
has
left
and
keeping
the
same
value
of
their
original
home.
F
B
A
H
I
can
ask
a
question
and
give
a
little
bit
of
time.
Yes,
so
I
think
one
of
the
speaker's
also
brought
up
the
idea
that
there
may
be
other
ways
to
potentially
help
with
affordable
affordability.
Not
only
is
bringing
prices,
but
is
there?
Is
there
another
way
may
be
potentially
raise
additional
subsidies,
subsidies
for
the
people
that
are
in
this
community
so
that
that
everybody
can
afford
a
an
improve
house
is:
has
the
city
locked
into
that
at
all?
Yes,.
M
C
M
Very
little
at
some
point
they
will
have
a
water
meter,
so
there
will
be
a
separate
water
cost.
We
would
have
to
make
consideration
about
whether
their
pad
rent
compensates.
You
know
for
that
as
well.
Our
anticipation,
so
we've
been
holding
the
the
pad
rents
for
the
last
two
years
we
haven't
raised
them.
C
Pay
interest
to
follow
up
on
that,
so
we
also
heard
from
one
speaker
about
the
potential
for
code
changes
or
requirements
for
old
trailers
to
be
improved
or
or
changed
in
some
way.
That
could
lead
to
an
expense,
but
would
that
happen
as
a
consequence
of
what
we're
discussing
tonight
or
would
it
happen
under
any
circumstances?
I
presume
there's
inspectors
going
around
so
that
regard
to
the
this
project.
M
So
that's
a
great
question
so
currently
there
in
the
county,
currently
they're
required
to
pull
a
building
permit
any
time
they
do
work
that
requires
a
building.
Permit,
there's
been
a
great
deal
of
work.
That's
happened
in
this
community
over
the
years
that
hasn't
been
permitted
and
we've
looked
at
the
records
of
that
over
the
years.
I
think
there's
been
two
permits
pulled
in
like
the
last
15
years,
and
both
of
that
work
was
done
by
outside
contractors
and
coming
in
through
the
annexation
process.
We
are
sort
of
grandfathering
in
the
existing
housing
structures.
M
However,
if
they
were
to
do
improvements
to
their
home,
that
would
require
a
building
permit,
as
it
is
now.
It's
part
of
our
our
rules
for
Ponderosa
as
because
we're
currently
the
managers
of
Ponderosa
anything
that
requires
a
permit
must
permit
and
we
will
stop
any
work
its.
It
requires
a
permit
where
it's
not
permitted.
M
M
M
C
B
Anything
else,
ok
and
we're
just
gonna
use
these
key
issues
to
influence
the
three
motions
that
we're
going
to
be
making
tonight.
So
so
it
sounds
like
we've
had
a
comp
plan
discussion
as
our
concerns
about
whether
the
application
meets
the
goals
and
policies.
The
next
question
is:
does
the
annexation
that's
proposed
comport
with
the
state
statutes
and
the
complan
policies
around
that
XA
ssin?
Does
anybody
think
that
it
does
not?
B
I
You
know
I
could
I,
could
just
expound
a
little
bit
on.
Why
we're
here
to
look
at
the
criteria
for
what
we
will
decide
and
we're
listening.
You
know
why
we're
listening
to
the
concerns
of
the
community
and
I've
really
appreciated
the
people
who
have
come
to
talk
to
us
for
the
last
year.
Tricity
we've
seen
you
so
many
times.
You
know
you
really.
I
Community
leaders
and
I
really
respect
this
annexation
kind
of
gets
to
the
key
of
why
we
need
to
look
at
this
from
a
criteria
based
lens,
because
we
have
a
little
Enclave
that
is
really
needing
to
be
addressed
within
the
city
and
so
as
I.
Look
at
the
all.
These
be
vcp
policies.
I
think
to
myself
do
I
feel
like
the
city's
doing
the
best
job
that
they
can
for
you,
and
how
is
there
anything
specific?
We
could
ask
for
it
to
help
your
trust
level
go
up,
and
so
I
just
wanted
to
make.
B
Does
anybody
else
have
any
other
comments,
or
should
we
move?
Okay?
So
sorry,
thanks
for
your
expending
on
okay,
so
three
is:
does
the
proposed
change
to
the
complains
land-use
map
to
medium
density,
residential,
meet
the
applicable
criteria
and
steps
on
a
nice
job?
I
think
it
starts
on
page
23
just
going
through
the
criteria
for
a
land-use
map
change,
so
you
can
see
starting
on
24
the
bold
sentences.
B
C
Yeah
I
have
a
comment
there
and
I
I
think
it
does
satisfy
the
the
criteria,
but
I
think
that
the
process
used
with
respect
to
the
change
in
the
Oso
land
needs
to
be
changed
in
the
future.
I
think
a
change
of
oso
land
open
space
other
is
potentially
significant
enough
that
it
should
be
run
by
the
board,
the
open
space
board,
and
so
I'm
not
going
to
you
know,
object
to
it
here,
but
in
in
general,
I
think
that
process
should
be
changed.
A
C
F
Comments
I'll
just
agree
with
John
I,
actually
point
highlighted
in
my
notes
to
myself
the
Oso
and
pointed
out
to
myself,
Boulder
Valley
comp
planned
3.06,
which
talks
about
the
importance
of
not
touching
the
few.
The
limited
natural
and
human
human-made
wetlands
and
riparian
areas
because
of
their
value
to
the
city
into
the
natural
surroundings
and
I
was
just
wondering
whether
or
not
there
is
some
some
way
to
that
image.
F
I
realize
it's
a
very
small
sliver,
but
in
fact
it
is
not
at
the
app
the
packet
states
that
the
applicant
will
not
develop
within
the
well
and
buffered
areas,
but
in
fact,
at
least
according
to
the
maps
as
I
understand
them.
It
does
and
at
the
northwest
corner,
where
there's
there's
a
part,
little
parking
lot
and
what
are
labeled
units
1,
B,
2,
B
into
C
and
then
again
in
the
the
northeast
corner,
where
Ponderosa
Avenue
would
curve
into
Ponderosa
court
and
a
unit.
F
D
E
F
Then
these
men
I
mean
them
I'm,
looking
at
map
s
on
page
sheet
s1
and
down
in
the.
If
I
go
to
the
north
east
corner
of
the
site,
where
it
says
Wishing,
Well
parking,
bicycle
parking
and
it's
the
curve
from
Ponderosa
Avenue
to
Ponderosa
court
according
to
your
own
map
lines
that
is
within
the
outer
buffer
setback
and
the
inner
buffer
setback
and
then
the
Oso
boundary
is
that
dotted
line
that
runs
the
length
of
the
map,
and
that
is
there
so
there's
some.
There
is
some
development
on
there.
So.
F
B
Okay,
so
any
other
comments
about
that.
B
Yeah
I
just
want
to
say,
for
the
sake
of
argument,
I
think
that
the
the
process
was
adequate
in
this
situation.
I
think
we've
seen
that
Oso
was
well
not
indiscriminately
splashed
around
on
the
land-use
map
of
the
Comprehensive
Plan,
it
was
placed
in
some
pretty
funny
areas
like
we've
poster
child's
is
the
Liquor
Mart
parking
lot
he's
always
so
part
of
it.
So
now
let
me
finish.
Jumping
but
I
I
think
that
if
we
created
a
some
sort
of
a
policy
where
every
time
any
Oso
were
to
be,
you
know
considered
for
a
change.
B
The
open
space
Board
of
Trustees
had
to
sign
off
on
it.
First
for
situations
like
this,
where
there's
really
no
park
or
open
space
value
to
this
little
strip
of
land,
I
think
it's
a
waste
of
their
time
and
I'm
really
quite
satisfied
that
we
have
open
space
staff
that
determines
when
open
space
resources
are
being
called
into
question
and
forwards.
Those
applications
to
the
board
and
when
open
space
resources
are
not
being
called
into
question,
and
we
merely
have
a
bit
of
open
space
other
on
a
land-use
map.
B
C
B
I
said
for
the
sake
of
argument,
that
was
that
was
for
the
sake
of
argument,
which
small
argument
it
was
okay,
so
the
board
the
board's
opinion
here
in
our
deliberation
as
we
go
through
the
issues
is
that
that
change
to
medium
density,
residential,
meets
the
applicable
criteria
and
with
a
bit
of
question
about
what
the
process
should
be
for
changing
open
space
other
out
of
open
space.
Okay.
B
So,
let's
move
on
to
key
issue
number
four,
which
is
oh
wait
a
minute,
there's
still
several
different,
so
the
other
criteria
for
number
three
for
changes
to
land
use
maps
are
would
not
have
significant
cross
jurisdictional
cross
jurisdictional
impacts
that
may
affect
residence
properties
or
facilities
outside
the
city,
probably
not
applicable
to
a
an
enclave
property.
Anybody
have
anything
around
that.
Okay,.
B
Would
not
materially
affect
the
land
use
and
growth
projections
that
were
the
basis
of
the
comp
plan.
Any
concerns
there,
okay
and
I.
Think
because
we're
talking
about
sixty-eight
mobile
homes
and
seventy
three
units,
it's
just
a
de
minimis
amount,
so
it
doesn't
affect
any
growth.
Projections
in
any
material
way
does
not
materially
affect
the
adequacy
or
availability
of
urban
facilities
and
services
to
the
immediate
area
or
to
the
overall
service
area
of
the
city
of
old
or
any
it's
their
David.
No.
A
B
C
E
B
A
B
That's
right
because
it's
an
area
to
that's
what
slated
for
annexation
right,
okay
and
it's
not
adjacent
to
an
area
three,
so
it
doesn't
affect
that
boundary
all
right
so,
based
on
our
going
through
the
analysis,
the
city,
the
the
Planning
Board,
seems
to
have
determined
that
the
land
use
map
changes
appropriate.
So,
let's
move
on
to
the
zoning
change.
Number
four:
is
the
proposed
zoning
of
RM
to
appropriate
for
the
site
considering
the
context
of
this
around
the
area,
anyone
can
start
well,
let's
do
the
cut
the
the
negative
Pole
first.
H
Brain
is
the
one
that's
not
on
so
this
is
a
one
piece
where
I'm
still
not
clear,
because
it
is
zoning
for
an
RM
to
the
most
recent
development
rosewood
is
an
r
RM
one
and
I'm
wondering
as
you
start
building
in
this
in
the
Ponderosa
area,
we're
gonna
go
with
the
single-family
houses
first,
because
it's
most
likely
what
the
people
want
right
now
do.
I
understand
that
right
there.
H
On
the
first
phase-
and
they
seem
to
be
already
families
interested
in
that
in
those
choices-
I
don't
know
it
would
be
nice
to
just
kind
of
know,
because
I
think
some
of
the
what
I
heard
is
that
people
are
concerned
about
having
to
change
the
housing
choices,
and
so,
if
that
can
be
somewhat
a
peace
will
be
good.
So.
H
M
Our
approach
was
to
create
as
many
single-family
homes
as
possible
in
the
development
and
as
we're
trying
to
do
a
reap.
One
of
the
approaches
is
to
do
kind
of
a
one-for-one
replacement
as
best
we
can,
but
you
can
only
do
that
when
you
start
putting
houses
together
again
because
of
the
the
fire
setbacks.
Don't
just
don't
work
right
now,
so
we
created
single
families
or
we
could
and
then
did
duplexes
or
triplexes,
where
we
sort
of
had
to
the
reality
is,
is
that
the
duplexes
actually
create
larger
homes?
H
M
M
B
I
F
Add
something
positive
as
well,
which
leads
to
number
5,
which
is
I,
really
appreciate
the
work
that
the
various
partner
partner,
design
design
partners
did
to
create
the
opportunity
for
this
neighborhood
to
look
very
much
like
and
fit
very
closely
and
with
the
other
neighborhoods
and
the
in
the
area.
It's
quite
a
lovely
design,
the
the
style
of
house
and
the
neo-traditional
or
whatever
the
language
is
I,
think
they
did
a
lovely
job
and.
B
I
would
just
add
that
the
rm2
is
a
flexible
district
that
allows
us
to
meet
our
comprehensive
goal
of
a
diversity
of
housing
types
and
also
if
we
were
to
go
with
a
lower
density
zone,
district
I
think
it
would
fly
in
the
face
of
councils,
commitment
to
the
non
displacement,
crepe
they're,
not
displacement
goal
when
they
purchased
a
lot.
So
anything
else,
Peter,
yeah,
okay,
thanks,
okay,
so
number
five
we'll
move
on
is
the
project
consistent
with
the
North
Boulder
sub-community
plan?
First,
let's
do
the
negative
Pole.
C
John
I
think
in
general,
this
is
consistent
with
the
sub-community
plan.
I
do
think
that
the
sub-community
plan
did
not
envision
the
the
flood,
the
flood
issues,
past
Broadway
and
the
access
concerns
that
have
been
raised
and
constrained
the
design
here
so
so
in.
In
that
sense,
it's
not
consistent,
because
the
sub
community
plan
was
was,
you
know,
has
been
outdated
to
some
extent
or
superseded
by
events,
but
in
general
I
think
it
except
for
that
little
element.
I
think
it
is
concern
and-
and
that
element
doesn't
eliminate
its
consistency.
Okay,
well.
B
A
F
So
I
am
a
little
concerned
about
the
Western
property.
A
very
tiny
setback
on
the
Western
property
line.
I
understand
the
limitations
of
the
of
the
property
itself,
but
to
go
from
a
required
25
feet
to
a
1.5,
but
really
hard
setback.
Just
strikes
me
as
a
significant
decrease.
That's
one
concern.
I
have
I,
also
I'm
concerned
about
allowing
fewer
trees
and
required
and
I.
F
C
Yeah
I'm
concerned
about
the
amount
of
parking
associated
with
this
and
I
I,
understand
completely
the
the
desires
of
the
residents
to
have
a
lot
of
parking,
but
that's
true
of
every
neighborhood
in
town.
Every
neighborhood
has
reasons
why
they
would
like
to
have
more
parking
and,
and
so
I
think
that
it
is
I'm
not
convinced
that
we
need
an
exception
here.
Well,.
B
I
So
to
me,
and
since
you
know,
the
alternative
is
to
ask
for
a
parking
reduction
to
me,
it
was
it
was
kind
of
refreshing
and
I
hope.
I
hope
it
does
help
the
folks
to
to
make
better
use
of.
You
know
to
have
a
good
use
of
that
space.
So
so
I
did
not
share
the
same
reaction.
Is
you
on
that?
One
John
but
like
I
can
see
where
you're
coming
from,
but
but
I,
but
I
thought
it
was
a
good
tailoring
of
the
solution
to
the
population
that
we're
addressing.
F
So
I
actually
really
went
back
and
forth
on
both
of
these
positions
and
I.
Think
from
my
perspective,
it
points
to
some
inconsistency,
not
I'm
not
going
to
vote
against
this
because
of
it,
but
it
points
to
some
inconsistencies
in
the
way
we're
approaching
parking
and
if
we're
I
realize
again,
there
aren't
a
lot
of
analogues
to
this
particular
project
in
the
city
and
I.
Certainly
don't
want
to
displace
and
I,
certainly
want
to
make
sure
that
we
take
the
actions
necessary
to
limit
or
negate
any
displacement.
F
But
this
is
probably
that's
probably
true
in
almost
every
new
development,
that's
going
to
come
our
way
and
we've
made
a
bunch
of
assumptions
about
who's
going
to
live
in
certain
types
of
places
and
who
is
going
to
be
okay
with
0.9
parking
spots
per
dwelling
unit
or
0.8
parking
spots
per
dwelling
unit
or
zero
parking
spots
per
dwelling
unit
and
I.
Just
think
this
brings
into
focus
perhaps
some
deeper
conversation
about
how
we
figured
that
out
going
forward.
H
When
this
is
one
thing
where
I
can
add,
maybe
a
little
bit
because
I
do
know
a
number
of
families
that
live
in
this
general
area
and
I
know
for
a
fact
that
many
of
them
work
in
fields
where
they
live
of
the
car.
Basically,
they
work
in
construction,
the
work
in
gardening
they
do
handiwork,
and
so
literally
for
the
most
part,
that
is
the
livelihood.
H
So
somebody
mentioned
that
before
and
so
in
fact,
I
just
got
to
drive
one
of
those
trucks
two
days
ago,
as
a
favor,
because
I
was
on
my
bus
and
I
needed
to
go
and
change
before
my
second
or
a
second
soccer
game
and
one
of
the
people
very
generously.
Just
let
me
drive
their
car
to
my
house
to
go
and
change.
H
These
are
very
generous
people
I
just
like
to
say
these
things,
because
I
want
you
to
know
that
we
have
very,
very
strong
communities
and
we
don't
hear
from
them,
but
they
do
exist
and
there
are
very,
very
tight
people
and
we
need
to
do
well
by
these
people.
They
work
very,
very
hard,
and
it's
not
just
two
jobs.
I
know
families
where
the
father
has
three
jobs,
so
they
do
the
best
they
can
so
for
us
to
bend
the
rules.
H
First
question:
you
know:
I
mean
on
a
surface
area.
You
know
like
this
figure
I've
compared
to
the
average
residents
and
in
in
Boulder
I
will
suggest,
is
much
higher.
So
if
we
are
changing
traffic
patterns
closing
streets,
that
the
safety
factor
may
be
becoming
a
little
bit
more
problematic,
especially
with
children
as
children's
are.
Sometimes
they
don't
necessarily
look
up.
Both
ways
that
they're
supposed
to
do
so.
I
mentioned
about
the
car
dependency
on
this
community.
H
I
would
like
the
city
to
be
very
informed
in
terms
of
the
best
alternatives
that
we
can
do
for
this
particular
community,
so
that
they
come
out
of
here.
Feeling
like
we
do
have
their
backs
just
like
I.
Think
some
of
the
communities
that
came
before
us
for
the
big
lots
fell
that
way
towards
the
end.
So
I
think
that
would
be
a
great
thing.
H
So
I
think
those
are
my
main
points.
My
concerns
regarding
the
Broadway
entrance
safety
of
the
children,
the
card
dependency,
which
is
kind
of
unusual,
for
you
know
this
community
and
the
perception
that
the
community
have
and
so
I
think
a
lot
of
it
can
be
done
by
us,
be
better
informed.
So
we
can
make
the
best
position
possible
decisions.
F
I
We
are,
we
had
quite
a
lot
of
conversation
about
the
Broadway
access
and
all
of
the
proposed
accesses
during
concept
review,
and
you
know,
of
course,
during
concept
review
you.
We
gave
a
lot
of
encouragement
to
look
at
various
things.
You
know
since
then
I
actually
researched
a
lot
of
the
constraints
that
were
under
with
regards
to
the
city
requirements
that
the
egress
be
to
the
you
know
to
the
lowest.
I
Thank
you
category.
Street.
Thank
you.
Sometimes
words
escape
me
and
you
know
you
know.
I
had
to
come
to
terms
with
that,
because
I
see
that
you
know
clearly
that
is
a
lot
less
convenient
for
the
the
residents,
but
but
we
have
reasons
for
that
and
I
think
that
you
know
I've
certainly
become
more
at
peace
with
with
the
overall
plan
and
and
the
and
the
way
that
it
melds
with
the
Broadway
corridor
planning
in
general.
B
No
comments
at
all:
okay,
I'm
gonna,
just
jump
in
and
talk
a
little
bit
about
the
site
review
criteria.
So
the
first
one
is
kind
of
a
follow-up
to
Sarah's
question
or
Sarah's
issue
with
the
setbacks,
particularly
on
the
western
phase,
one
properties-
and
maybe
you
could
talk
to
this
Curt
or
maybe
well-
there
aren't
any
transportation
planners
left,
but
I
I
remember
when
we
had
concept
review
about
a
year
and
change
ago,
15
months
ago,
I
think
I
had
looked
at
something
in
the
in
the
dedication
of
that
alleyway
and
it
looked
like.
B
Maybe
the
the
Rosewood
development
to
the
West
hadn't
been
required
to
leave
a
much
backup
area
or
set
back
to
the
alleyway
and
their
development,
which
was
why
we
were
so
pinched
in
doing
this
development
and
I
think
I
had
asked
in
the
concept
plan
that
somebody
from
staff
take
a
look
at
that.
Did
we
find
out
anything
that
would
answer
that
question
I?
Guess.
E
What
I
would
say
is
looking
at
that
alley?
It's
Rosewood's
developed
similar
to
other
alleys,
where
really
the
structure
is
allowed
to
go
as
close
to
the
alley
as
possible
as
long
as
they
can
meet
that
24
feet
back
distance.
So,
in
this
situation,
it's
a
little
odd
because
that
property
line
is
considered
a
rear
yard.
But
really
it
functions
more,
like
a
side
yard
setback
which
the
typical
requirement
would
be
five
feet
mm-hmm
and
they
would
have
to
show
that
they
meet
the
24
feet
which
they've
done
in
this
case.
Okay,.
B
B
B
Well,
I
guess
I'll
just
say
that
I
think
the
the
design
of
the
project
seems
to
meet
a
lot
of
the
set
review
criteria
with
sensitive
design,
tech,
sensitive
design,
building
forward
design.
You
know,
I
think
the
community
center
is
kind
of
a
cool
like
Airport
Bauhaus
or
something
like
International
garage
I,
don't
know,
but
I'm
just
saying
that,
because
I
think
Brian's
watching.
A
F
Sorry
is
there
I
mean
I,
take
your
point
about
it
being
an
existing
condition,
but
I'm
is
there
just
those
it
looks
like
in
the
drawings
that
does
that
existing
condition?
What's
going
to
be
built
on
that
first,
western
edge
is
pretty
limited.
It's
pretty
specific.
It
looks
like
it's
all,
mostly
the
carriage
houses.
Is
that
correct
and
do
you
and
duplexes
in
that
little
corner
up
in
there
mm-hmm?
F
F
M
Yeah,
so
we
we
spent
a
lot
of
time
looking
at
that,
and
the
challenge
was
that
is
that
it
then
it
starts
to
encroach
on
existing
mobile
homes,
which
we
don't
want
to
do
so
it
was
so.
The
approach
that
we
took
is
actually,
as
Sloane
said,
actually
meeting
all
the
required
standards
which
it
does
and
from
a
design
standpoint
and.
M
I've
had
a
couple
residents
that
have
shown
interest
in
that,
but
we're
really
not
far
enough
down
the
road
to
know
you
know
who's
interested
in
which
one's
the
the
app
the
application
process
for
habitat
will
start
in
January.
So
any
meetings
that
have
happened
with
habitat
individually
have
been
sort
of
sort
of
pretty
meetings
to
look
at
pre-qualification
yeah.
So.
F
If
you
were
I'm
sorry
to
ask
a
hypothetical,
but
if
a
family
came
to
you
and
said
we
we
very
much
want
to
participate.
We
want
to
do
it
right
now
and
we,
but
we
would
like
a
single
family
home,
could
could
the
could
the
footprints
on
that
edge
lot
change
enough
that,
instead
of
doing
a
carriage
house,
you
could
build
a
single
family,
home
and
I'm
just
like
sibility.
Do
you
actually
have
sir.
M
B
Parking
was
what
was
the
other
comment
that
I
was
gonna,
make
and
I
just
wanted
to
say
that
I
think
with
because
of
the
narrow
streets
and
the
lack
of
on
street
parking.
You
know
it
doesn't
seem
to
me
like,
even
though
we're
we're
counting
each
and
every
one
of
these
parking
spaces,
because
they're
all
structured
in
some
way.
You
know
they're,
either
in
a
parking
pad
or
they're
in
a
garage.
B
The
number
looks
big
looks
like
two
parking
spaces
per
unit,
but
in
fact
you
know
when
you
look
r
l
one
house
with
a
driveway,
that's
60
feet
long
in
the
back
of
the
lot.
You
know
in
a
garage
that
has
two
car
spaces
in
it
and
then
100
feet
of
frontage.
Where
you
can
put
you
know
five
cars
at
20
feet
per
slot.
B
The
actual
number
of
cars
that
you
can
put
in
an
ro1
lot
is
like
nine,
and
so
here
we're
counting
two
per
unit,
but
that's
all
that
you
can
put
there
because
there's
no
space
anywhere
else,
so
I
just
think
that
counts,
deceptive
and
I'm.
Not
that
concerned
with
the
number
of
cars
that
are
actually
gonna
live
there
now.
F
I
hear
you
and
I
I
think
the
strong
argument
is
made
for
the
the
solution
that
the
city
came
up
with
and
it
meets
the
needs
of
the
residents
on
Form
form.
From
my
perspective,
I
just
think
it
points
to
a
challenge
we
have
across
the
city
and
I
I.
Just
don't
want
us
to
ignore
that
we
have
that
challenge
and
if
we
could
be
thoughtful,
which
we
are
I
don't
want
to
suggest
we're
not,
but
that
we
just
acknowledge
that
when
all
these
other
projects
come
before
us,
that's
okay,
John.
C
Well,
I
I
stamped
on
my
point:
I
think
we're.
This
has
comes
up
in
every
neighborhood.
Every
neighborhood
has
good
reasons
why
they
want
it.
But,
in
addition,
have
you
thought
about
unbundling
the
parking
that
is
to
say
charging
for
parking
spaces
if
you're
gonna
supply
them?
This
is
something
we've.
We've
talked
we've
required
in
other
projects
and
I
haven't
heard
it
mentioned
here.
C
M
So
Danica
may
want
to
add
something
on
top
of
this,
but
we
we've
gone
through
a
lot
of
the
same
thought
processes
that
you
have.
However,
underlying
all
this
is
really
about
affordability,
so
we've
taken
that
approach.
There's
there's
not
a
there's,
not
a
solution
that
that
really
weaves
both
sides
of
this
well
well,.
C
M
So
let
me
so
John,
let
me
say
that
I
totally
agree
with
you.
However,
in
listening
to
the
the
needs
and
the
requirements
of
the
residents,
that's
what
we're
trying
to
balance
I,
get
it
that
you
hear
that
on
other
projects.
The
difference
on
this
project
is
that
these
people
already
live
here
and
we're
trying
to
serve
the
residents
in
this
existing
community.
So
it's
it's
a
challenge
that
we
acknowledged
I.
N
Want
to
add
that
parking
is
currently
managed
and
it
will
continue
to
be
managed.
So
that
is
what's
different.
This
isn't
a
single-family
neighborhood,
so
the
people
do
get
us
assigned
parking
spots
and
it
is
managed
and
I
will
add.
There
are
food
trucks,
there
are
landscape
vehicles,
I
mean
these
are
big
cars
with
multiple
cars.
You
know,
people
run
bounce
house
companies.
So
it's
it's
it's.
We
did
do
a
survey
and
in
fact,
they're
worth
more
than
three
spaces
per
household.
In
most
occasions,
these
multi-generational
families-
so
we
this
was
a
pretty
big
compromise.
N
B
Okay,
does
anybody
have
anything
else
they
want
to
talk
about
with
whether
the
project
meets
the
applicable
start
review
criteria?
Okay,
then
I
think
we
ought
to
shut
down
the
deliberation
and
move
on
to
looking
at
the
motions.
Well,
that's
still
part
of
deliberation,
but
let's
look
at
the
motions,
so
do
I
have
a
maker
for
for
the
first
motion
and
of
course
we
can
discuss
the
motion
after
it's
on
the
table.
Anybody
want
to
make
the
first
motion
make.
B
F
B
Okay,
so
we
have
a
motion
by
silver
and
it's
been
seconded
by
Montoya
and
is
there
any
discussion
to
the
motion?
Okay,
then
I'm
gonna
say
that
the
motion
that
Sara
read
has
become
the
motion
of
the
board
and
I'm
gonna
call
the
question
all
in
favor
say:
aye
I.
Okay,
do
we
have
a
second
motion
maker.
H
B
A
B
B
K
B
C
I
want
to
propose
conditions,
because
I
suspect
that
it
wouldn't
gain
a
majority
here
tonight,
but
I
would
like
to
say
that
I
will
be
voting
to
approve
this
to
move
ahead
with
the
side
review,
but
I
continue.
My
comments
with
respect
to
parking
I
think
that
it
is
easy
to
give
away
arrangements
and
very
difficult
to
tighten
them
in
the
future
and
what
we're
doing
is
making
it
very
difficult
in
the
future
to
change
the
parking
arrangements
in
a
way
that
would
be
consistent
with
our
other
efforts
in
town.
C
B
I
will
add
that
I
really
appreciate
you
making
that
point
and
and
I
feel
the
same
way
about
it
as
you
do,
or
at
least
I
feel
the
same
way
as
it
seems
you
do
from
what
you
said
and
and
I
think
that
there
are
a
lot
of
moving
parts
in
this
and
the
fact
that
you
know
there
are
some
really
significant
subsidies
involved.
Make
the
next
thing
that
I'm
gonna,
say
probably
less
important
and
I
was
eventually
swayed
by
Curt.
B
So
you
know
again
this
one
with
with
the
silent
seconds
and
stuff
there's
there's
so
many
other
subsidies
in
here
that
I'm
not
sure
having
the
ability
to
unbundle
parking
and
create
additional
affordability
would
actually
change
the
monthly
payment
for
anybody,
because
they're
already
mechanisms
to
bring
that
monthly
payment
down
to
an
affordable
level.
But
I
I
would
just
back
you
up
and
say
that
think
that
sub
principles
for
parking
are
just
as
important,
if
not
more
important,
when
we're
trying
to
create
affordability
than
when
we're
building
houses
for
rich
people.
B
B
C
I
would
like
to
ask
how
we
and
staff
follow
up
on
conditions
associated
with
projects
that
Planning
Board
has
has
approved
and
the
reason
I
inquire
about
that
is
because
I
was
recently
in
the
Washington
Village
project,
where
two
people
have
mentioned
to
me
that
they
have
erected
fences
and
gates
to
prevent
people
from
going
through
the
project
from
Broadway
to
13th
and
one
of
the
conditions
under
which
we
approved.
That
project
was
that
there
be
paths
along
the
north
side
of
that
lot.
C
B
You
know
another
another
thing
that
Charles
you
could
probably
speak
to
is
that
some
of
the
conditions
of
approval
are
actually
part
of.
You
know
a
final
checklist
that
an
application
has
to
meet
after
the
conditional
approval,
they're
granted
here
and
there's
a
time
limit
before
that
will
expire
right.
C
K
H
B
F
F
You
know
we
we
do
have.
We
are
trying
to
apply
sort
of
a
cry,
more
consistent
principles
across
the
city
and
I
can
imagine
folks
from
Alpine
balsam
or
other
developments
coming
back
and
saying
what
the
heck
and
I
and
I
think
that
they
would
be
well
within
their
rights
to
do
that,
given
the
vast
difference
between
0.8
and
and
so
I
think
it's
a
really
important
conversation
to
have
and
I
really
appreciate
the
way
we
had
the
conversation
and
that
nobody
made
accusations
or
made
assumptions
about
why
the
issue
was
raised.
B
F
You
know
someone
could
come
back
and
say
well,
we
would
like
to
see
Alpine
balls,
the
you
know
the
three
quadrants
on
Alpine
balsam
that
we
know
will
be
housing
to
be
residential
medium
to
that
allows
for
two
parking
spots
per
unit
and
I
and
again
they're.
The
facts
are
different.
The
situation
is
different.
The
site
review
is
different,
that
all
that
stuff,
and
yet
we
do
talk
about
quite
a
bit
wanting
to
apply
the
some
principles
and
reduce
parking
and
I
just
realized
that
it
is
not
completely
consistent.
A
H
People
want
to
apply
the
same
rule
to
everybody
and
some
people
when
you
apply
those
rules,
you
stare
at
a
disadvantage,
because
if
you
don't
give
these
people
space
for
their
work,
it's
not
the
same
as
I
want
my
4-cylinder,
so
I
can
go
skiing
on
the
weekends.
These
are
people
who
have
cars
so
that
they
can
make
a
living
and
they're
already
making
very
little
to
make
that
living.
H
F
H
F
I
Yummy
I
am
perhaps
there
you
know
with
this
particular
with
the
site
review
we
saw
today
there
there
could
have
been
an
opportunity,
and
you
know
maybe
we
could
have
talked
about
that
during
deliberation.
It
didn't
occur
to
me
at
the
time,
but
you
know
if
there
had
been
a
creative
kind
of
angle
on
this,
by
which,
yes,
we
are
approving
this
as
a
maximum
amount
of
parking.
I
I
Your
average
greenfield
development-
this
is
where
we're
really
trying
to
help
these
folks
along
there's
a
lot
of
fear
in
the
community
and
I
think
this
was
one
of
the
things
that
we
could
be
done
to
help
them
feel
that
they,
you
know
they
live
in
units
where
they
have
a
lot
of
yard
area
that
they
may
park
stuff
in
and
they
do
stuff.
This
helps
them
feel
like
they
can
migrate,
that
into
a
into
their
new
space.
That
doesn't
have
that
right,
so
yeah
I'm,
only
looking
at
you.
B
Yeah
I
just
wanted
to
point
out
that
it's
important
that
we
realize
that
when
we're
talking
with
the
members
of
the
public
that
we're
not
really
supposed
to
be
having
a
colloquy
with
the
members
of
the
public,
you
know
if
you
want
to
ask
him
to
explain
something.
They
said
a
little
bit
better,
that's
one
thing
but
to
challenge
them
on
something
that
they
said
is
not
acceptable.
And
you
know
the
same
goes
for
I.
B
Think
when
we're
when
we're
talking
with
staff
and
we're
asking
staff
about
their
motivations
for
a
decision
that
they
made,
you
get
your
answer
from
staff
and
then
you
can
take
it
back
to
the
board
for
deliberation.
I,
don't
appreciate
and
I,
don't
think
staff
appreciates
having
their
motivations
questioned
for
making
a
decision.
And
you
know
those
are
my
comments
from
sitting
in
rooms
like
this
on
and
off
for
the
last
25
years.
It's
it's
just
important
for
the
way
that
relationships,
work
and
the
meeting
runs.
H
B
H
Yeah
yeah
yeah
so,
for
example,
I
know
that
I
asked
a
question
like
that.
It
was
really
trying
to
find
a
lot
there
recently,
so
that
I
could
be
right
there
with
a
person,
because
I
was
missing
a
piece
in
there
and
I
really
wanted
to
feel
comfortable
about
what
that
piece.
That
was
missing
so
for
my
benefit,
so
I
was
completely
on
board
on
it
and
sometimes
I
just
didn't
catch.
Some
of
these
things
that
I
was
hoping
as
I
was
asking
the
question
that
he
would
just
say
the
right
thing.
H
That
was
just
completely
clear
up
that
one
little
doubt
that
I
had
my
mind,
because
I
have
some
ideas
and
I
wasn't
completely
clear,
but
it
was
not
about
challenging
the
motivation,
it's
more
about
understanding
the
logic
behind
it,
so
that
I
can
be
on
right
there
with
the
person.
I
wasn't
challenging
in
that
way.