A bill for an ordinance changing the zoning classification for 55, 65, 101 S. Colorado Blvd., 51, 97, 101 Colorado Blvd. and 98 Harrison St. in Cherry Creek. Approves an official map amendment to rezone property located at 101 Colorado Boulevard from G-RH-3 to G-MU-5, properties located at 98 Harrison Street, 97 Colorado Boulevard and 51 Colorado Boulevard from G-RH-3 to G-RO-5, properties located at 55 and 65 South Colorado Boulevard from PUD 56 to G-RO-5 and property located at 101 S. Colorado Boulevard from G-MU-3 to G-MU-5 (various districts to multi-unit, 5 stories) in Council District 10. The Committee approved filing this item at its meeting on 8-18-20.
Uh. Two mailings to 400 persons who live in the neighborhood, both members of the Church Crazies Association and Nonmembers. 500 plus fliers were sent out with the mike to a survey, and there were multiple postings on social media. From that output, we got 228 respondents. A plurality favored the redevelopment plan and control run by Mr. Dick and the City Planning Department. With, depending on the specific location on the sites, 47 to 50%. Yes. In favor of the redevelopment and 37 to 40% no. So definitely a plurality favor of the redevelopment. The primary reason given was this the sites have been vacant for many years and. Mr. McKinnon showed us development, illustrations and visuals which suggested that the authors would be breaking through. Thank you for your time and I appreciate your looking into this. Thank you, John. Treating treatment is up next. Sorry for mispronouncing name. Tredinnick, but thank you. And my name is John Tredinnick, 3605 Cedar Avenue, Denver, Colorado. Good evening, Madam President, and our council members. I'm here speaking on behalf of the Cherry Creek East Association. You may know that they are rhino and they already know that that house, three of the four properties I was president of the association last year work with Bill Tanner, who headed my development committee. I serve as a board member this year and I've been authorized to speak on behalf of the board. Let me just start by saying there is a strong bias not to approve more than three stories in our neighborhood that probably won't surprise you, but we always listen to developers and their proposals, and that was the case here over the past 18 months, the board and particularly the development committee worked extensively with the macKinnon Group, that there were multiple presentations, including presentations, to get an idea of what was important, to explain what they were going to try to do, etc., and also presentations to the board . After we got some of our ideas shaped up, we had several community meetings. Those were in-person meetings. You might have heard about those where people actually come together and yell at each other instead of over Zoom. No, we had two, two very good sessions where we talked about issues and what would be important to the community. And we worked extensively with the macKinnon Group on these points. Ultimately, we did a very extensive survey which Bill Tanner has talked about. I'll leave it at that. But they made a lot of effort to not only reach out to not just all our members, but all our contacts in the community, and then people put fliers out to get that feedback. And that was done before we entered into negotiations. I then formed a negotiations group and worked closely with Lou Rader, Cherry Creek North, because there's a property on the north side and we thought we could work better working together. We also worked closely with the Hilltop folks who joined in ultimately, but we did the negotiations. And Lou Rader wrote up an extensive agreement that we think not only protects the community and met their needs or meets their needs, but will end up with a great a great project. So the board we shared all the negotiations with the community, shared the documents we created. The feedback I got after that was almost unanimously in favor. There are a few people that were not. That's to be expected and our board support supported the proposal 8 to 3. We think these are good projects for the community and for Denver. Thank you very much. Thank you. Next up, we have Jesse Paris. Then even the members of council could not be heard. Mm hmm. Go ahead. Um, so this rezoning meets all the criteria of the. Not going to change your mind on this. I just had to question on the first question is, what were the three letters of opposition? And the second question is, was there a traffic study done for this reason on Colorado Boulevard? Because that's either that or one of the speakers has already mentioned or traffic issues over here, especially on First and Colorado. So I want to see if there was a traffic study done on this. Thank you. All right. Thank you, Jesse. Next up, we have Lou Rader's. In lieu, you might need to unmute yourself. Okay. There you go. Okay. Good evening, counsel. I don't know if you can see me, but I am here. I'll start this with you. Okay. There you go. Thank you for the time this evening. Just to tell you a little bit about this project that you've not heard. I think this is one of the great examples of so many people in the city coming together and really working together with the developer who started in one place and it in another. Not to say, as John pointed out, that everyone was in favor of this, but so many people were and are and are very excited to see what this project will do to reconfigure that important intersection, provide the important gateways that have been in the Your Creek area plan for some time, and will allow a more pedestrian friendly crossing where there is in fact a bus stop. We are a very walkable neighborhood. This will join that with our hilltop neighbors and others to increase safety and will allow us to further the goal of affordable housing. We completely applaud the developer for including affordable housing. Again, one of the things that makes this such a, I think, a remarkable team effort. We have people from the city that helped us answer questions. Councilman Hines and his staff have continued to help us to try to imagine how it is going to look when we have some type of true gateway on the property that will be a result of the reconfigured walker drives. So this is going to be an ongoing effort. But we we noted to planning board that there's three and it jumps to five. There wasn't a four. So this is one of those situations where we were able to accommodate a lot of concerns by working with the developer and doing a private agreement where there are lapses, or at least not an opportunity to do a four story with certain restricted uses. The developer and his counsel, Caitlin Quander, were a delight to work with and we had a lot of people involved. We had very many meetings on this and we are so appreciative of the efforts that the entire team made in order to get this project off the ground so we can continue to work on it. We look forward to coming back to council at some point if we have our gateways figured out which we will do in the next year or so. And again, thank you all for your support of this project. Thank you. We have Larry Fullerton up next. Hello. Hi. Go ahead, Mr. Fullerton. Hi there. I'm Larry Fullerton. I have been active in the real estate community in Denver for over 40 years, including public service and private sector, and developed 200 condos in downtown and near downtown Denver. I am enthusiastically supporting this project and I just want to make two simple points. And I. I don't see me, but I hope you can see me. Number one, during my term, working with Mayor Pinera, I was very privileged and honored to develop long term friendships with Ron Straka and Jennifer Moulton, the two visionaries who started many of these planning processes that Courtney Livingston described in her presentation. And I know them very, very well. Ron was the best man at my wedding and Jennifer pals for many years. Unfortunately, they're no longer with us. But I wanted to say that I am fully confident that they would support this project and its compatibility with the plans that they started years ago. And secondly, having been through a few of these my developer days, I want to say how impressed I am with Doug macKinnon and his team and all the work they've done with the neighborhood organizations, community input, listening carefully and trying to be the best neighbor they could possibly be. So with that, I just want you to know that as a veteran in this business, in this community, I enthusiastically support this project. Thank you. Thank you. We have next Adam Astrof. And Adam, you might need to unmute yourself. Yeah. Sorry about that. Can you hear me okay? Yep. Go ahead. Yeah. My name's Adam Ashraf. I'm at 361a. Lady. And also speaking on behalf of Yimby Denver. We support this project. It's going to add affordable housing and more abundant housing to an area of the city that is at no risk for displacement and an area of the city that has, you know, a huge proportion of jobs, 80% AMI isn't everything, but this will be housing that potentially teachers. Store managers. You know, and people who work at the restaurants in Cherry Creek can use some of those folks in use. So thank you, counselor, for approving this. And while I am glad that the neighborhood, you know, and everyone could come to a compromise, I'm not sure how great it is that where we're allowing people to dictate what future neighbors can have on their balconies. But thank you very much for your support. Thank you. Up next, we have Dylan McQuinn. Hello? Can you hear me? Mm hmm. Go ahead. Oh. Great. So thank you for having me. First of all, I'm an architect for tribe architects who's representing the applicant for this project. My colleague Bill Mooney spoke nicely about the project, covered most of my points here, but a couple of things I just wanted to add a little more detail on. First of all, the chair category plan, which has been referenced quite a bit here, it specifically and unequivocally identifies these sites as gateway sites. So that term, Gateway is something that we kind of made up, expanded as referenced several times in that document as a kind of important entries into the Tier four neighborhood. And so I just want to point out that, you know, a rezoning in this location is not going to set precedent because that document is kind of our what we're leaning on primarily for the justification for the rezoning. And, you know, every site obviously can be a gateway site. So no precedent set there. I also want to point out the fact that, you know, this is obviously primarily a residential neighborhood in this district. This particular these particular sites are along Colorado Boulevard, again, which is a arterial street. So if height is additional, height is going to be allowed anywhere in the neighborhood. And this would be the place to do it, kind of in a boundary condition or a high speed arterial. Furthermore, you know that even though the five story zoning is what we're going for here, the private development agreement will limit this to four stories. And to layer on top of that, there are setbacks in the zoning code, upper story setbacks. So as you approach the neighbors on interior lot lines, the building will transition from a four story building down to a three story building and then down to a two story building at the edges. So it won't be completely out of scale with the neighbors. And then finally, with these new zoning designations that we're seeking here, the ground level setbacks will be increased as well. So all in all, we think the combination of these different zoning restrictions and the gateway locations makes this an inappropriate project for this neighborhood. Thank you. We have David part, bro, up next. Full Council. My name is David Pardo. I actually live in District one at 3342 Wind Street. But for the last seven years, up until a few months ago, I lived in District nine, right by Union Station. I'm here to in support of this project. For me, as a relatively young person, being able to buy a home in the city is hard. There are we have a lack of housing that's available. And to me, anything that we can do to produce additional housing units is of incredibly high value. Whether you live next door or whether like me, you live three or four or five miles away. Seeing something like this happen and seeing a large number of units come in, many of which will be available to people who do jobs like I do in the hospitality industry, will be highly valuable. And that that's all I have to say. I'm very much in favor of this project going forward. All right. Thank you, David. And our last speaker for the evening is Wendy Roach. You might need to send me your cell phone. There you go. Hi. Good evening. I thank you all for allowing me an opportunity to speak on behalf of this project. My main support of this project is that it's a project that's going to activate and elevate this major arterial corridor. As envisioned by their neighborhood plans. And I also appreciate all of the hard work, Lou Raiders and John Tredinnick and all of the folks and both of the Cherry Creek Rhinos did to make. This project work. Along with Doug macKinnon and his team, it'll be a it'll be a great project for this neighborhood. Those. Those parcels have been vacant lots as long as I've been here in Denver, which was 1997 and along a major arterial in our city. That's a shame. And it's an incredibly challenging couple of parcels on First Avenue and Harrison to develop. So I'm glad that Doug macKinnon and the Tribe team, who are and who have a deservedly well respected national record reputation, are going to be tackling this project and making it work for the neighborhood. So thank you for your time and I hope you support the project. Thank you, Wendy. Would you mind introducing yourself for the public record, please? I am sorry. I am speaking as a individual member of the Hilltop neighborhood. I live on the 600 block of Burke Street. I'm a member of the board of the Cranmer Park Hilltop. R.A. and I became acquainted with the project while I was president of the R.A. when I was invited by the Cherry Creek East and North R.A. to learn about the project and help them do outreach to our neighborhood, which I want to point out has been very robust. I'm no longer the president. There's a new president. It was a transition period, and our R.A. has supported this project and submitted a letter of support for it. Thank you. Very good. Thank you, Wendy. That concludes our speakers. Members of Council. Questions from members of Council. Councilman Hines. Thank you, Madam President. May I ask Mr. Workman a couple questions about the project? Sure thing. We will go ahead and get him back into the panel and we might end up just leaving him in here. Yes. Go ahead. Good evening, sir. So a few questions for you. This zoning allows for five stories. I kind of I can't I think I got the answer to this in previous testimony. But I'll ask you anyway, will this development be five stories actually per the end? And I think Caitlin, who's also here, could probably speak to the agreement as well as liberators more than I can buy per the Good Neighbor Agreement. We're going to four stories. I think what you're considering tonight is the zoning is five stories, but we made an agreement to four stories per the good neighbor agreement. And I guess I was asking you on on behalf of the developer, I was hoping to ask the same question on behalf of the neighborhood, just to make sure that they everyone's on the same page. Yes. So but if you think I should ask Miss Quander, then I'm happy to ask. Yeah, I think she could probably have some clarity on that as well. Okay. Super sorry to send misdirected question. No. Councilman. Good evening. Kaitlin Quander land use counsel for the applicant feels correct. We entered into a private development agreement that we writers on behalf and John Phonetic on behalf of Cherry Creek East and Cherry Creek North Neighborhood Associations negotiated and drafted and that private covenant is signed and recorded against all of the properties, and that would limit it privately to the four story. So while you are considering a five story zoning tonight, privately it is limited and the developer is very committed to the first four storey limitation. Thank you. Yes, thank you. And I guess part of the reason why I'm asking is I know that there was some discussion about the height of this development. And and so I just want to make sure that, you know, that there was a discussion and that ultimately I want to talk about how there was compromise that was made, because I think the original proposal for the from the developers perspective for Mr. McLennan was for five stories. And I think the original proposal from the residents was for three stories. And so I think it's I think it's interesting and compelling to show that that there was a compromise made for stories. So let's see. So I guess one other question that was asked by one of the people testifying. Was there a traffic study created or conducted for this for this particular development or in advance the development? And I'm not sure who I should ask. I think Phil unmuted, but then Courtney was gone. Back on too. I mean, I think that's actually part of the site development planning process. Usually a traffic study is required. I see. You know, Doug can. After that as well, but not as part of the reasoning. But that's what that's when that will come in. And you're muted. Mr. yet. Is that working now? Yes, sir. CASTELLANOS We as part of this rezoning, committed to do a traffic study when we move forward towards a site development plan. A pure traffic study with amorphous zoning was not going to be a valuable piece of information. But we fully recognize you through a traffic study before we submit a site development plan that in fact, that is a affirmative and specific obligation under the good neighbor agreements. And we will be doing a traffic study group and in every one of the developments. And you have already been in contact with both sides. And Dottie, is that right? Because Colorado is a state highway. Correct. There was some jurisdictional questions between Dottie and sedan relative to work activities on Colorado Boulevard, as well as the First Avenue intersection. But we've approached both both entities and have received, if you will, kind of a initial positive response to their concepts to reduce and remove these write in and write out the three rights. In fact, as part of serious improvements of the intersection, we're going to be working hand in glove with them to make sure that improvements that they plan actually near-term will be done in such a way to accommodate the the long term vision of the intersection as we proposed to the neighbors and in addition to a traffic study, because traffic often is interpreted to exclusively mean cars. You're doing a study that includes creating pedestrian access across Colorado, at least at first. And so that to the people who have access to this development, will also have access to the nearby park. Is that right? Correct. Councilman, we specifically on the First Avenue Gateway. There will be a removal of what is today, sort of the in our minds, very unsafe pork chops, if you will, for sort of a small respite as you cross the larger Colorado Boulevard. So that will be improved such that the right of way is now reworked to provide accessibility, safe accessibility for all individuals. And on the Bayard intersection, what we've what we contemplated is the continuation of the bike lane, such that the bike lane concept can actually allow for as well as pedestrian access into Byrnes Park, which, as we all know, is sort of a kind of a strange, underutilized, great piece of greenspace in the middle of our city. Yeah. And I and I actually want to thank you for. We get a lot of comments generally negative for the the pork chops, as they're commonly called. But the, you know, the the car friendly swing in swing out from Colorado to to first. So I wanna I want to thank you for considering that in the traffic study because I think that we'll find out that pedestrians are not excited about the the pork chops. I mean, we certainly we know through feedback, but I think we'll we'll understand empirically through this study as well. So I, I don't think have any other study or any other questions. So thank you, Madam President. Thank you, Councilman Hines. Up next, we have Councilman Flynn. Thank you, Madam President. All this talk of pork chops is making me hungry for my dinner. But first one, I want to extend some of the conversation that Councilman Hines I was engaging in and recognize the work of the neighborhoods in together, working out the good neighbor agreement that's recorded against the land. I completely understand that. But I would like to ask Courtney if she could increase my comfort level for this departure from relative relatively recent plan guidance that says three story maximum in the staff report, which I'm going to flip over to right now. It says the acknowledges that the request exceeds the height recommendations as shown in the plan from 2012, but the request is consistent with other recommendations for the vacant parcel within the Cherry Creek North sub area as well as other plan goals described earlier. So could you be a little more specific about why in this case, other than the agreement with the neighbors who appear to be happy with it and have endorsed it, what is it in our plan guidance that says there are other recommendations that make the increase to 65 feet appropriate? Well, I think I think that if we're looking at the Cherry Creek area plan, we have those recommendations, but we also have recommendations. You know, talking about the fact that this is a gateway, that it's important to the community to focus growth in this location, to redevelop the parcels. You know, specifically, you're looking at encouraging private reinvestment along Perimeter Street, that page 73 of the 72 of the Cherry Creek Area Plan, you know, looking at the half block. You know, the plan acknowledges in its recommendations that here is New Street is very unique and that it creates a half block condition in between here and in Colorado. And so that makes it super challenging to redevelop along with all of these other constraints, wanting that sidewalk connectivity. So we have a lot of recommendations pushing and pulling here. So we're looking at it in all together. So on balance, we feel that this application does meet the plan criteria because it is meeting the recommendations to help redevelop this area and meet the goals that way. Hey, I don't suppose you were here in 2012, Courtney. No, I was not. Okay. I'm wondering if that's the case. Why? Along Colorado Boulevard, at least in on that half block. Which, you know, very awkward between Harrison and Colorado being a half block. Why the area plan didn't accommodate more than three stories, especially along Colorado Boulevard. And I noticed there's there are some structures there that look like they're higher than three stories already or they're not. I think that's a little bit farther south. Okay. I'm thinking of the sunrise. Sunrise assisted living. But that. Isn't that a cedar? Between Cedar and Alameda. Yes. Oh. I believe that is. And so the plan has that that. You know, that was built way before 2012, I believe. Yeah, because it was there in 2006 and that's well over three stories. And in the plan guidance, I think that's on page 72. It does show that that assisted living is five stories in height. So it does account for the existing condition there. Okay. All right. Thank you. That's all I have. Madam President. All right. Thank you, Councilman. Councilwoman Sandoval. Thank you, Madam President. So I have a few questions for, I think. Hmm. Caitlin I think this would be best suited for you or Courtney. So. Although. The zoning is five stories. You have a covenant. That's for. You can go down to development services and you can still get a five story permit because these are associated with the zoning. So how do you ensure that that actually happens? Because we have a couple of covenants in northwest Denver and it's not until they get brought to my attention through the site development plan, the city that they are following, the covenant. So how do we ensure that this is actually going to take place? Because the only way that somebody down in development services knows about this deal is they'd have to go to the crooked recorder's office. Councilwoman, thank you for the question. So a couple of points. The development agreements are that have been entered into are recorded against the property. And I will say that, look, radars and John Tredinnick have done a fantastic job of circulating both the terms and the actual written agreements themselves to the neighborhood organization and throughout. So there's a much wider awareness about the terms. And, you know, I think those organizations were lucky to have Blue Raiders in particular, who is a retired real estate attorney from who tap rock to draft those with me on behalf of the neighborhood because you know, she certainly represented them well and not as an attorney, but as a member of the neighborhood. So within those reported private covenants, there are the site plans themselves that the neighbors and Mr. macKinnon and Tribal worked through closely. Those are actually attached. So the depictions of what is proposed are attached and recorded. So that's that's provides a lot of clarity. And in addition, there is a default in enforcement provision. So the neighborhood association has the ability to go and get you know, I think if we were to try and apply for something that is not allowed, they would one be in communication with them because we have to as part of the covenants on the site plan, we have to give them copies of the site development plan as we're submitting them to the city. But if they were to find there, there was something that was inconsistent. There is a notice and default enforcement process written into the agreement. Certainly don't ever anticipate having to go there. But I appreciate the question and the neighborhoods and and my client made sure to write in a very clear process for them to be able to enforce them. So if I heard you correctly, your first two sentences answered my question. So as the site development plan is pushed forward, it's given to the neighborhood is the same time. Is it process to development services? Is that what I heard? That is correct, yep. Okay. And so question for you, Courtney. How is an applicant able to read zone on land that's not contiguous? With the application, vacancy and application, there doesn't need to be contiguous by code standards. Okay. So they can just do a map amendment based on however they'd like so anyone can go in there. So anyone, any person can go in and have a Swiss cheese map amendment, basically. Yes. If the property owners are in agreement and sign up to it. Okay. So one more question to you, Caitlin. This. Covenant have a sunset. Councilwoman. Yes, it is. And I'm just double checking 50 years from the time it was recorded. So certainly intended to last kind of the lifetime of these buildings and then it go and it revert and then after the sunset, it reverts to the zoning that we're approving today. Is that correct? To the five story with no. None of these restrictions on it? Yes. Although I would assume that anyone that was potentially redeveloping the site would probably be back negotiating with the neighborhood associations at that time. And 50 years from now, you know, who knows what that area will look like. But yes, you're correct. 50 years from now, the development agreement concludes. Okay. Thank you, Madam President. All right. Thank you, Councilwoman Sandoval. Councilman Sawyer, we had you up in the Q. Did you get your question answered? Yes. My question was about the enforcement and Councilman Sandoval. Got it. Thank you. All right. Thank you, Councilwoman. The public hearing for Council Bill 20 dash 0813 is closed. Comments by members of Council. Councilman Flynn, I'm sorry. Councilman Hines, your Councilman Flynn's picture was right below you, and I said his name. Councilman Hines, go ahead. If Councilmember Flynn wants to take it away. Okay. So, thank you, Madam President. I, I I'm excited about this this project. The these plots at first in Colorado are, excuse me, current and first in Colorado and beyond, have sat vacant for a long time, for decades. They're oddly shaped as in they're not as deep as most parcels in the area would be. So they've been underutilized. And, you know, I'm a big multimodal advocate. They limit pedestrian access along Colorado, a transit quarter that we've identified because of their poorly created and maintained sidewalks and and they're pedestrian friendly lamb chops, pork chops. Neighbors have complained about these locations for years. The current developer, McKinnon, purchased these sites in April of 2019 and immediately started engaging the neighbors to figure out what would work for these plots. Both of these intersections, Colorado and Bayard, as well as Colorado and first or, um, you know, areas that that the neighbors have contemplated for for many years, engaged community members have spent a lot of time adding their thoughts about the vision for these sites. And they I'm also excited that they used well-known architect and District ten constituent David Schreiber, to help design what would work on these plots because he's using a tribal architecture developed around the nation. So we're really fortunate to have a national architect that's that's also working here in our own city. So so I'm really excited that he's creating something that will integrate into Cherry Creek, something that will be a grand entrance. I understand that, that the zoning asks for five and Blueprint says three. As, as we've heard, it won't actually be five storeys, it'll be four and three and two stories because of the step process. And, and so the way that this, this development will be on this funky parcel will we'll still be in some ways what the neighbors had asked for anyway. You'll see in the packet that the 15th Century Creek North Arnaud's both combined to write a letter support. Both groups created a detailed agreement between the neighbors and the developers. I personally have been to multiple neighborhood organizations. I personally have, you know, before I was elected, have worked on good neighbor agreements. I have never seen a 67 page and a and and that's what we have here in attached to this proposal. And so I really I credit church groups and particularly Cherry Creek North, my readers for for their attention to detail to make sure that that the developer and neighbors are in lockstep and and that the developer is kind of caged in to doing what, you know, what the agreement has been. So is this exactly what every neighbor wants? No. But it's a solid compromise that incorporates a lot of what the neighbors have asked for. So another thing that no one has really touched on much so far is the affordable housing. I think. What's important for this development is that this affordable housing and it is in a very pedestrian friendly area of the city and they're working to make it more pedestrian friendly. You know, as long as you don't walk along Colorado. But that's another issue that we need to continue to to address. It's also an area with access to great public schools. Something that hasn't been mentioned so far is that the affordable housing is required to have a minimum of 900 square feet. So I think that that's particularly compelling, too, because when you have an area that's very pedestrian friendly and you have really good schools, you know, a lot of times affordable housing is shoehorned into the smallest possible unit. And in ensuring that these affordable units and support school age kids to go to these awesome schools, I think that that's another component that that is a result of the the long conversations between the developer and the neighbors. So as I ask before, as I mentioned before, I would finally say I value multimodal transit. And I I'm so glad that the developer is willing to to proactively already engage in conversations with Saeeda and Dottie to make sure that this, frankly, pedestrian unfriendly area is is turned into a much more pedestrian friendly area. And I think that with is with this development and this vision, I think that this will be an exciting gateway into Cherry Creek. So thank you. And I urge and I vote. Thank you. Councilmember Hines. Up next, we have Councilman Sawyer. Thank you, Madam President. And I think, you know, Councilmember Hines hit it on the head. I was talking to my staff about this rezoning today, and one of my aides said something really interesting. She's a Denver native and she said these parcels have been the way they are now for her entire life. And she's not going to be very happy with me for hinting about her age publicly. But she said, you know, people have been talking about what to do with this land for almost a half a century. So, you know, while there are residents who understandably have concerns about the density proposed in this rezoning, and as we talked about in the questions section, you know, Blueprint says three stories and this is five stories. But, you know, we're compromising it for stories here. I think the question is really whether given the criteria we're looking at and we're required to look at in rezonings, is this thoughtful development? Great. That's the goal here. Is this thoughtful development. Does this meet the needs of the community? Is this development for development sake, or are we finding that there's a community benefit here? Is it worth it to develop these properties into this proposed plan, or should we just let these lots sit deteriorating for another half a century? And, you know, thoughtful development doesn't mean no development. It means development that makes our community better. And I think from what we've seen from the questions and the answers that we got tonight, this proposal does that it not only includes affordable housing, but, you know, like Councilman Hines said, it includes affordable housing at a minimum square foot , 900 square feet per unit. That's two bedrooms. You know, this affordable housing is specifically for families in a neighborhood with access to three excellent public schools. Parks directly on two main transit lines. The Good Neighbor, the 67 page good neighbor agreement, which cracks me up, includes design standards that take into consideration things like setbacks. Setbacks, though residents don't feel overwhelmed by the four stories that make up the compromise. Because many of them would have preferred the three stories. So visually and sort of spatially, it's going to be a good it's going to be a good compromise. Is it perfect? No. Right. This development represents a compromise between a developer that, frankly, would have preferred higher density and taller buildings and the neighbors who, frankly, would have preferred less density and lower buildings. The fact that no one is 100% happy in this situation is probably the best indication that it's a success. And so I will be supporting it this evening as well. It's right across the street in District ten. District five is just on the other side of Colorado Boulevard. I think this is a really great option and I'm very excited for it as well. I just want to thank Mr. McKim in. I want to thank his team. I think this is really great. I want to thank the Arnaud's for all of the hard work that they did. So thank you guys all very much. This is this is a great option and I'm really looking forward to supporting it. So thanks a lot. And thank you, Councilwoman. Oh, thank you, Councilwoman. Councilman Sandoval. Thank you, Madam President. A lot of times I love looking at zoning and I love looking at precedent setting. And I would just have to say that this good neighbor agreement is a document that I'm saving and I will be able to use in the future when we are negotiating land use deals in northwest Denver. So first off, thank you to the team who put together this good neighbor agreement. It's very thorough. I've worked on several in my time as working as a counselor, and this is the most robust one I've seen. So thank you for that. I would like to thank the team for the affordable housing. That's super important. And if I'm going to go really down into the weeds, you even got into the construction materials, which is very important for Northwest members. You talk about brick, you talk about tree line. You talk about how it intersects. You talk about parking, being underground and only having one insert when when in, when we're in and when we out. So a lot of the work in zoning, I believe, and development is the devil's in the details. And so this is good neighbor agreement is there's tons of details in here. So thank you for providing this document for future rezonings in Denver. And based on the criteria, I, I had similar questions similar to Kevin Councilman Flynn about the heights and how we sometimes deviate away from neighborhood plans. But I really believe that Colorado Boulevard, this site will be it will be long lasting. And if you look once again into the details of the good neighbor report, the construction materials that you're using, I bet this building is going to be here longer than 50 years when this comes in at sunset. So that's always what I'm looking at when I'm looking at site development times and what's in the what kind of construction are you using? What kind of materials are you using? Because in Denver you can go from 100 degrees to 37 degrees within 24 hours, and that's really harsh climate to build in. And not very many architects know how to build in that type of climate. So with that, I will also be offering my support to me above and beyond the criteria. Thank you, Madam President. Thank you, Councilman Sandoval and I not seen any other hands raised will add my comments that this rezoning of these numerous parcels, in my opinion, does meet all of the criteria, and I will be voting in favor of it as well tonight. Madam Secretary, roll call, please. HYNES All right. Cashman Hi. Kenny. I Ortega Sandoval. I swear I Taurus. I am black. I see tobacco. I. Clark. I. Flynn. I. Herndon. I. Madam President, I. Madam Secretary, please close the voting and announce results. 13 IVs, 13 IES Council Bill 813 has passed. Our next rezoning is Council Bill 20 dash 0815 and it's changing the zoning classification for 50 South Kalama Street Street 39, South Kalama ten South Lappin Street and 101 South Santa Fe Drive in Baker.