Planning Commission Evaluates Proposed Zone Changes

Wednesday evening, July 17^th instead of watching the Opening Ceremonies of the Olympics in Paris, the Planning Commission will be asked to make decisions regarding two proposed resolutions for a proposed senior housing project to be located at 1400 Utah Street. (You can see the agenda and download the packet yourself HERE.)

Specifically, the commission will be asked to evaluate the appropriateness of the project for this area as it pertains to the Master Plan and the appropriateness of the multi-family housing to be potentially built at that location.

• Public hearing on a proposed Master Plan Amendment and Zoning Map Amendment


• MPA-24-057 – Resolution No. 1259: Adoption and recommendation to the City Council on a proposed amendment to the Master Plan Future Land Use Map to change the land use designation from PUB, Public/Quasi-Public to MDR, Medium Density Residential


• AM-24-379 - Resolution No. 1260: A recommendation to the City Council on a proposed amendment to the Zoning Map to change the zoning district from R1-80, Single Family Residential to R-3, Multiple Family Residential.

There have been few topics that have become so heated here in Boulder City in recent memory. There has been much made of this on social media sites and the agenda and information packet is full of letters from people writing in expressing their opinions.

Although there are other details of the project that have been made visible that may require additional variances, this is the first essential step considering the viability of the project.

We’ve not written on the topic as we’ve wanted to see what came out in the Agenda Packet and because we wanted time to talk to a number of people about some of the details, and incorrect statements that have been swirling to try to get some balanced information.

Location, Location, Location

First, let’s be sure we know where we’re talking about. This lot sits on the side of Utah on vacant land adjacent to the Cemetery. The only traffic currently into the area on that street are for those who turn right into their housing area, are headed into the desert to recreate, visit the dump, or go to the shooting range. Otherwise, there is truly no reason to be on this road. Adams Blvd. fronts the property and contains more housing on the opposite side of the street.

On one side lies a housing area of single-family homes, and to the other side is the Cemetery and the Library and it’s additional complexes, such as the Lend A Hand building.

What IS “Low-income” or Subsidized Housing?

The U.S. Department of Housing and Urban Development defines affordable housing as housing in which the household or occupant is paying no more than 30 percent of gross income for housing costs, including utilities. This definition applies to all types of housing, whether market-rate (non-subsidized) or subsidized.

Subsidized Housing is a generic term covering all federal, state, or local government programs that reduce the cost of housing for low- and moderate-income residents. Housing can be subsidized in numerous ways such as:

• Giving tenants a rent voucher (such as Housing Choice Voucher Program Section 8)


• Helping homebuyers with downpayment assistance (such as First Time Homebuyers, and other down payment assistance programs)


• Reducing the interest on a mortgage (such as mortgage buydown programs)


• Providing deferred loans to help developers acquire and develop properties (such as deferred mortgages or deferred consideration financing)


• Giving tax credits to encourage investment in low- and moderate-income housing (such as low income housing tax credits)


• Authorizing tax-exempt bond authority to finance the housing ( such as multi-family project bond financing program)


• Providing ongoing assistance to reduce the operating costs of housing and others (such as housing repair loans and grants)

Subsidized housing can range in housing types such as single-family homes, townhouses, and apartments, quality, for example, dwelling assisted through the Housing Choice Voucher program are inspected before the tenant moves in and on an annual basis, and location throughout various subdivisions, a select number of apartments in an apartment complex or an entire housing project.

Boulder City currently has one subsidized housing project located in our jurisdiction which is the Quail Ridge Manor located at 1499 Medical Park Drive. Quail Ridge Manor is an income restricted senior and special needs housing facility with 59 dwelling units.

There is currently only one Housing Choice Voucher Section 8 home available in Boulder City.

Quail Ridge

If you’ve never driven through it, I encourage you to do so. It is well lived in and much appreciated by the seniors who call it home, several of whom are known to me, personally. They are members of the community, and have generally come from living in Boulder City, but moved to Quail Ridge when their homes became too much for them to take care of, but they could not afford a conventional rental or assisted living situation.

When it was built in the mid 90s, there were no objections within the community whatsoever, according to Realtor Cokie Booth when we asked her about it. We also asked if when these approximately 60 units were built, did they negatively impact traffic, the quality of life, or the housing values of homes in the area? She gave another, emphatic, “NO.”

Proponents in favor of the project happen to know a thing or two about the needs of our seniors in this town. They include:

• Victoria Mason, Executive Director of the Senior Center of Boulder City, along with 23 additional signatures gathered by the Center


• Thomas Llewellyn, President, Nevadans for the Common Good


• Kathleen Morris, President of Emergency Aid of Boulder City


• Jennifer Hedland, Community Resource Liaison Boulder City Hospital

As well as other citizens around town. However, given the number of letters written and included in the packet for public comment, they may be in the minority.

Some of the comments contain information that we’d like to examine here in terms of their potential truth or likelihood, as well as concerns that can actually be dealt with in the course of the development of the project.

Project Details

Size, number of residents and the impact on traffic, utilities or other concerns: the proposed project, as is, provides 50 apartments or dwellings, for 55+ and over residents.

Utilities: No impact is anticipated. When the building permits are issues (should the project be approved) then all of the needed utilities will be evaluated. But this is below the levels of the current Slow Growth ordinance for any housing project to take place.

Traffic: So, assume that at the absolute most, there would be two seniors housing each and every unit. (unlikely, but possible) and each has their own car. PLUS the activities of coming and going to and from the church. These folks often make use of the Senior Rider, or other group ride services.

Per the city they estimate “The proposed parking to serve the project is 116 vehicular parking spaces, which meets the City’s requirement of 1 space per unit for senior housing per 11-23-2 of the Boulder City Zoning Ordinance. Based on the proposed 50 dwelling units and 6,500 sf of church/multi- purpose space, the City Engineer estimates a peak hour trip generation of 12 trips in the AM and 16 trips in the PM.”

RTC, the Regional Transportation Commission says it is unlikely an additional bus stop would be needed. Also, no traffic complaints currently exist for the corner of Adams Blvd. and Utah, and there have been no traffic accidents recorded in this spot for the past year.

These low-income seniors can let anyone come live with them and potentially attracts unwanted elements: “Only the head of household is run through a basic background check. The rest of the tenants, kids, grandkids, teens, young adults who knows it’s a free for all could be drug addicts, drug dealers, child molesters, unsavory characters. These new tenants who never lived in this area before will now roam the streets or go to school with our kids.” This was just one of many comments from a number of residents made in letters to the Commission and on social media.

NOTE: These negative activities and concerns do not occur over at Quail Ridge, which has been operating for 30+ years.

Also note: This is exactly the kind of restriction that the Planning Commission and/or the City Council can build into the project requirements. They can restrict this entirely to Seniors ONLY of 55 and up, and stipulate the number of people allowed to live in each unit.

One can understand the worry. No one wants a drug den with illegal, illicit and unsafe activities next door to them. We don’t – you don’t – and our seniors don’t.

It’s worth remembering that this will be a housing complex attached to a church. With a minister and their family, flock, friends and loved ones of their own. They will come and go from this place of worship and housing complex regularly. The management of the facility, no doubt, will need to include a “hands on” awareness of who is coming and going. But most of the seniors I have known in all the places I’ve lived, including Boulder City, make great neighbors. They know one another, watch out for each other, and are quick to note something out of order around them and report it.

And is this not true of every single dwelling in town? The point is, the majority of residents in Boulder City want to maintain their good quality of life. What we’re asking, is this concern a realistic, viable threat – or fearmongering?

Any project contains an element of risk. If not managed properly the management may have to screen people carefully, and the community will need to insist upon it. Without being naive, we tend to side with the better angels of our nature. Ensuring for the safety of the current residents of Boulder City comes first, of course. Which can be done with policy restrictions our leadership can put in place.

The need for this type of housing is very real. Quail Ridge has run with a standing 2 to 3 year wait list for years. While the Methodist Church who will be sponsoring the project states that per law, they cannot market only to Boulder City. But they can indeed market first to Boulder City residents. So, with a wait list years in the making for a facility less than a few miles away, one can logically intuit that there will not be much need to advertise to the rest of the valley.

Boulder City has long struggled to provide Affordable Housing. Earlier this year when we attended the community meetings discussing the update to the Master Plan, this was highly mentioned. Our mix of housing in town needs to be evaluated. Is this the right project in this location at this time? Maybe, and maybe not. That will have to be up to the Planning Commission first to decide.

But it should be evaluated with thought and in the effort to be fair and evaluate its fitness based upon the relevant facts and information, rather than the emotions that seem to be overwhelming a more careful discussion.