{
  "schemaVersion": "2.0.0",
  "proposalId": "one-boise",
  "publicationDate": "2026-07-21",
  "lastUpdated": "2026-07-21",
  "status": "self-executing-land-use-attachment",
  "transitionArea": "Every parcel inside Garden City's official transfer-day municipal polygon.",
  "durationMonths": 36,
  "activation": "At transfer, the Garden City comprehensive plan, Title 8 Development Code, official zoning enactments and exhibits, overlays, specific-area plans, development agreements, permits, approvals, complete applications, lawful uses, floodplain rules, and Greenbelt protections continue as the Garden City Transition Land-Use Code by operation of the enabling act.",
  "recordPriority": [
    "The latest enacted ordinance and adopted exhibit",
    "A final development agreement, permit, approval, or appeal order",
    "The official parcel and zoning record",
    "The last city zoning map or web record",
    "The property's documented lawful use and continuous enforcement history"
  ],
  "missingRecordRule": "A missing, omitted, conflicting, or later-discovered record cannot make a lawful use nonconforming, restart a case, duplicate a fee, or shift a parcel to Boise rules. The higher-priority existing record controls; where two records have equal priority, the record preserving the greater lawful use and housing capacity controls.",
  "activeCases": "Every case keeps its identifier, code-of-filing, complete-date, fees, evidence, deadlines, approvals, conditions, agreement rights, appeal, and enforcement posture. The applicant alone may elect the entire successor code; no party can select pieces from both codes.",
  "protectedUses": "Every lawful industrial, maker, live-work, studio, winery, brewery, tasting, repair, fabrication, manufactured-housing, commercial, residential, institutional, and public use present at transfer remains lawful. Municipal succession alone creates no nonconformity and authorizes no retroactive enforcement.",
  "fixedSchedule": [
    {"date":"transfer day","result":"Transition Code, active-case carryover, protected-use rule, floodplain rules, overlays, specific-area plans, Greenbelt protections, and manufactured-home controls activate."},
    {"date":"April 1 of Year 3","result":"The council publishes any parcel-specific successor districts that improve on the default codification without reducing a lawful use, housing or employment capacity, approved or pending entitlement, condition, agreement, overlay, or procedural right."},
    {"date":"July 31 of Year 3","result":"The council adopts only the parcel-specific successor districts that pass the no-reduction rule; every parcel that does not pass remains governed by the default codification."},
    {"date":"third October 1","result":"The GC-prefix default codification takes effect automatically across the Transition Area. A council-adopted successor district supersedes it only for a parcel where the published comparison proves equal or greater lawful use and capacity while preserving every entitlement, condition, agreement, overlay, and procedural right."}
  ],
  "defaultCodification": {
    "mapRule": "The transfer-day Garden City base-zone, overlay, specific-area-plan, development-agreement, approval, and complete-application geometries remain exactly where law placed them. Each designation is renamed with the GC- prefix and incorporated as a One Boise Title 11 district. Geometry, uses, density, form, conditions, approvals, procedural rights, and lawful capacity do not change.",
    "districts": [
      {"gardenCity":"R-1","oneBoise":"GC-R-1"},
      {"gardenCity":"R-2","oneBoise":"GC-R-2"},
      {"gardenCity":"R-M","oneBoise":"GC-R-M"},
      {"gardenCity":"R-20","oneBoise":"GC-R-20"},
      {"gardenCity":"R-3","oneBoise":"GC-R-3"},
      {"gardenCity":"C-2","oneBoise":"GC-C-2"},
      {"gardenCity":"M","oneBoise":"GC-M"},
      {"gardenCity":"C-1","oneBoise":"GC-C-1"},
      {"gardenCity":"LI","oneBoise":"GC-LI"},
      {"gardenCity":"SAP-[case identifier]","oneBoise":"GC-SAP-[same case identifier]"}
    ],
    "overlayRule": "Every Neighborhood Commercial Node, floodplain, design-review, Greenbelt, and other enacted overlay receives the GC- prefix and retains identical geometry and effect.",
    "legalEffect": "This unified map and code activates by operation of law on the third October 1. It requires no parcel-by-parcel discretion, crosswalk, inventory, or later vote. A council-adopted successor district can supersede it only where the public parcel comparison proves no reduction of a lawful use, housing or employment capacity, approval, complete application, condition, agreement, overlay, or procedural right."
  },
  "manufacturedHousing": {
    "stateLawOverride": "The Municipal Consolidation Compact Act imposes this section directly as state law notwithstanding Idaho Code sections 55-2004, 55-2006, 55-2010, and 55-306. Section 55-2010(1)(d) remains a minimum; this 365-day rule controls. The replacement-space rent-and-fee covenant is a state-law conversion obligation, not a locally enacted rent-control program.",
    "conversion": "Conversion means cessation, demolition, removal, utility disconnection, rezoning, subdivision, conditional-use approval, building or demolition permitting, a sale conditioned on changed use, or any act or application that removes an occupied manufactured-home space from residential manufactured-home use.",
    "firstConversionAct": "The first conversion act is the earliest conversion notice, filing, contract, application, owner nonrenewal, physical act, or public statement.",
    "occupiedSpace": "An occupied space is one used as a principal residence on the first conversion act, at any time during the preceding 365 days, or afterward until conversion is complete. A space is excluded only when contemporaneous records prove a voluntary departure unrelated to conversion. Owner nonrenewal, rent pressure, or service withdrawal does not create a vacancy.",
    "noticeDays": 365,
    "oneForOne": "One occupied space out requires one protected replacement space inside One Boise complete and ready for occupancy. No conversion approval, demolition, utility disconnection, or replacement-use permit issues until every replacement and payment is secured.",
    "protectedReplacementSpace": {
      "locationAndReadiness": "Inside the current successor-city limits, fully permitted, complete, utility-connected, and immediately available.",
      "homeAcceptance": "Accepts the resident's section count, dimensions, construction date, and configuration; age alone is not a refusal ground.",
      "siteAndRoute": "Supplies a compatible pad or foundation, parking, storage, hookups, comparable appurtenances, and a lawful transport route.",
      "accessibility": "Preserves disability modifications, the accessible route, and required reasonable accommodations at owner cost.",
      "fiveYearLease": "The displaced resident receives first offer of a five-year written ground lease. Initial rent plus mandatory charges may not exceed the final pre-notice amount, excluding metered utilities. Increases occur no more than once per twelve months and may not exceed the lesser of six percent or CPI-U West. Termination or nonrenewal during the five years is limited to Idaho Code section 55-2010(1)(a), (b), (c), or (e).",
      "recordedCovenant": "A recorded covenant running with the replacement parcel keeps the space under the one-for-one rule. If the resident declines, the covenant remains and the same initial terms apply to the next manufactured-home occupant."
    },
    "relocatability": "The clerk assigns the next Idaho-licensed manufactured-home installer and next Idaho-licensed professional engineer from published rotating lists; the owner pays both. Either may certify nonrelocatability only with measurements showing that a move will cause substantial structural damage, owner-funded reasonable repair cannot satisfy state installation and life-safety rules, no completed replacement and lawful route can receive the home, or documented move, repair, and reinstallation cost exceeds controlling in-place fair-market value. No waiver discretion exists.",
    "relocation": "The owner pays documented disconnection, permits, stabilization, transport and escort, foundation or pad, hookups, code repair, decks, skirting, ramps, awnings, sheds, parking, storage, and temporary lodging, plus at least 10000 dollars for a single-section home or 15000 dollars for a multi-section home.",
    "nonrelocatable": "The owner pays controlling in-place fair-market value plus the 10000-dollar single-section or 15000-dollar multi-section minimum and bears demolition and disposal. The replacement-space duty remains.",
    "appraisal": "Resident and owner each select an Idaho-licensed appraiser within ten business days; if the resident does not, the clerk assigns the next appraiser on a published rotation. The owner pays all appraisal costs. In-place fair-market value assumes continued lawful siting in a licensed community with leasehold, hookups, and appurtenances and excludes land. If the first two values differ by no more than ten percent measured from the lower value, their arithmetic mean controls. If the difference is greater, they select a third within five business days; on failure, the clerk assigns the next appraiser on the rotation. The median of three controls.",
    "escrow": "Before approval, the owner deposits city cash escrow or an irrevocable on-demand Idaho-admitted surety bond naming the city sole beneficiary in the amount of controlling appraised value plus the applicable minimum payment plus the highest responsive fixed-price move-and-install bid. The city pays residents and providers directly, the owner pays every shortfall, and no resident advances funds.",
    "enforcement": "Missing replacement or security requires permit denial and bars demolition, utility disconnection, and final occupancy. An unpaid or undersecured final itemized order is recorded against every conversion parcel, coequal with property-tax liens and superior to every mortgage or encumbrance whether earlier or later. The city mails the order to the owner and lienholders; interest accrues at the Idaho Code section 28-22-104 judgment rate; foreclosure may begin after thirty days' written delinquency notice. Contest does not stay resident escrow. The city and affected residents have standing and prevailing-party attorney fees.",
    "proportionality": "The duties arise directly on conversion whether or not a discretionary permit is requested. The ratio is exactly one replacement for each occupied space removed; actual move cost or in-place value follows the affected home; and the fixed minimum depends only on single- or multi-section construction."
  },
  "sourceRefs": [
    "garden-city-comprehensive-plan-2025",
    "garden-city-development-code",
    "garden-city-manufactured-home",
    "garden-city-floodplain",
    "boise-modern-zoning-code",
    "idaho-code-67-6524",
    "idaho-code-55-2010",
    "idaho-code-55-306",
    "idaho-code-55-2004",
    "idaho-code-55-2006",
    "oregon-ors-90-645",
    "washington-rcw-59-20-080",
    "washington-rcw-59-21-021",
    "massachusetts-ch140-32p",
    "oregon-manufactured-park-rent-cap",
    "oregon-ors-197a-manufactured-homes",
    "fair-housing-act-42-3604",
    "idaho-code-44-2202",
    "massachusetts-ch140-32l",
    "california-gov-65863-7",
    "winchester-manufactured-housing",
    "idaho-code-50-1721",
    "idaho-code-50-3109",
    "idaho-code-28-22-104",
    "sheetz-v-el-dorado-county",
    "idaho-code-67-6512",
    "one-boise-compact"
  ]
}