Rezones 100 N. St. Paul Street and 149 N. Steele Street from PUD 630 to C-CCN-12 in Council District 10. (NEIGHBORHOODS AND PLANNING) Rezones 100 N. St. Paul Street and 149 N. Steele Street from PUD 630 to C-CCN-12 (Cherry Creek North, 12 stories) in Council District 10. IF ORDERED PUBLISHED, A PUBLIC HEARING WILL BE HELD ON THIS ITEM.  REFER TO THE "PENDING" SECTION OF THE FUTURE COUNCIL MEETING AGENDAS FOR THE DATE. The Committee approved filing this bill at its meeting on 4-15-15.
Thank you, Madam President. Members of City Council. My name is Ryan Winterberg with Community Planning and Development. Here to present an application to rezone from pod 630 to C, C, C and 12 at 100 North St Paul Street and 149 North Steele Street. So the subject site is located within southeast central Denver in Council District ten and in the Cherry Creek Statistical neighborhood. To orient you a bit to the site here, we see it is bound by North Steele Street on the East First Avenue on the South and North St Paul Street on the west. It is within the Cherry Creek North Business Improvement District and the Cherry Creek Shopping Center is directly across the street across First Avenue. The Cherry Creek Greenway and Pulaski Park are about a quarter of a mile to the south and the East First Avenue and North Steel Street corridor is served by six RTD bus routes. So the property is roughly 1.8 acres and it is comprised of two assessor's parcels. A Currently there is an eight story mixed use structure under construction at the site as well as a one story bank. The property owners are requesting a rezoning to facilitate the second phase of redevelopment, generally to increase the maximum permitted building heights. And it should be noted that PUD 630 always anticipated two phases of redevelopment, but the applicant's desired second phase is not permitted by PDE 630. So the request before you today is to rezone from PD 630 to C, C, C and 12. And consent has been received by both property owners within the PUD. So C CC and 12 stands for the Urban Center Neighborhood Context within Cherry Creek North and a 12 story maximum permitted building height. And as a refresher, the Cherry Creek North Zone districts were approved by city council in October of 2014 after a nearly two year process to draft customized zoning for Cherry Creek North, a direct recommendation of the Cherry Creek Area plan. And this application is the first owner initiated rezoning since the approval in the fall of 2014. So to orient you to the site a bit, if you've been here lately, you'll notice that it is a rapidly evolving context. The first phase of redevelopment, generally located at the 100 North Saint Paul Street site, is outlined in pink. It is the eight storey mixed use structure. It features ground floor retail and upper storey office. It also includes three levels of underground parking and a small surface parking lot access from North Steel. And it was reviewed and permitted under the entitlement of PDE 633. And the applicant has undergone a pretty substantial analysis of the development that's ongoing at that phase one compared against the proposed six and 12 zone districts, and has found that it substantially conforms with Section 12. So the area highlighted in green, this is the generally intended second phase of redevelopment at 149 North Steel Street. It features a temporary one story bank building there in the northeast corner, basically where that little red arrow is pointing you to. And upon completion of the first phase of redevelopment, that bank facility will move into the new building. And this green area is the proposed phase two redevelopment area, and the applicant intends to redevelop the site under the C 12 zone district should it be approved tonight. So before I dove into the standards a bit, I want to explain why the entirety of Pad 630 is before you tonight for rezoning. In December of 2014, we received a rezoning application to rezone generally the phase one area as outlined in blue and you see in this map out of 630 and into 1612. So whenever we receive a rezoning that involves a pad, CPD staff does a very thorough analysis of any remainder of the PD to see how the development would comply with the standards of that PD. And we did find that rezoning a portion of PD 630 and leaving a remainder would leave the remaining portion of 5630 non-conforming. And we do have a CPD policy not to support a rezoning that would leave a nonconforming PDS. And so we don't want to create any nonconformity. So based upon that analysis, the rezoning application was revised to rezone the entirety of 630. And we do find that it is a more logical application of zoning and avoids administrative challenges that could occur over time with the creation of a non-conforming party. To orient you to the existing zoning context in the area we see at the intersection of First and Steele several 12 storey zoned districts. We see some existing C CC and 12 zoning as well as TMX 12. We see the new mapping of the c ccn districts to the north moving into the business improvement district, generally decreasing in height, the further storey increasing in height. The further south you go towards the first steel corridor. We also see several pods along First Avenue, both within the Denver zoning code and the former Chapter 59. We see B three zoning to the south at the Cherry Creek Shopping Center and several C zone districts to the east along First Avenue, generally decreasing in height. The further east, you go away from the Business Improvement District. So to move you to the existing zoning, this is Bud 630 that currently applies to the subject site. It is a former Chapter 59. It was established in 2009 and always anticipated two phases of redevelopment. It permits a maximum height of ten storeys that's 145 feet and a maximum far across the entire site of 3.62 to 1. It also specifies parking and set back standards as well as some other design standards in the putty. I'd offer two options for a mix of permitted uses. The first option includes a retail service office and multiple dwelling units. The second option is retail service and office. So without that, the multi dwelling unit component and we can see here on the right this is the district plan excerpt from the PWD. It sets forth access standards as well as maximum building footprints. And I've highlighted for you in pink the phase one that's currently undergoing redevelopment. This is just really for your reference, it's not included within the putty. So the Cranmer curfew plan also applies to the subject site view plans protect and preserve panoramic views of the mountains from key locations throughout the city. And in this particular case, the Cranmer Park View Plan originates in Cranmer Park where you see the red dot are subject site is located at the Yellow Star and the view plan will specify maximum building heights for all structures, generally increasing in height. The farther you move away from the origin point of the view plane and at our particular site, the maximum building heights will be 158 to 161 feet across the site. The Design Standards and guidelines for Cherry Creek North also applied to the subject site. They guide site design, building design signs and streetscapes and the design standards and guidelines also specify a review by the Cherry Creek North Design Advisory Board who would make a recommendation to the zoning administrator for final approval. And these design standards and guidelines would apply regardless of the rezoning tonight. So moving on to existing land use, was there a subject site outlined in yellow? It is commercial retail. Then moving north, we see the Cherry Creek Shopping District mixture of mixed uses, retail and office. And to the south we see the Cherry Creek Shopping Center and you'll also notice multi-family and single family development in the northeast portion of your map moving farther away from the Business Improvement District into Cherry Creek East. So the existing context. So the building form and scale of our subject site, if you've been to the subject site, you'll notice that it is nearing completion. The photo that's in the upper right hand corner is taken from the northeast portion of the PD looking south. You can see in the foreground that said one story, temporary bank building that upon completion of the new building, that bank facility will move into the new eight story building and that will be the subject site of the phase two redevelopment. You can see the photo in the bottom is taken from the southern portion of the PD looking north. So you see the eight story building that is substantially complete. And in the lower right hand corner of that photo, you notice a small Wells Fargo structure. It is not included in today's rezoning. It is already zoned C 12. Moving into building foreman scale in the surrounding area. You see the photo in the upper right hand corner is very indicative of the Cherry Creek North Shopping District. We see pedestrian oriented buildings, high transparency. Then the photo in the lower right hand corner is the evolving context that we see at the first and steel intersection with the construction of 212 storey mixed use structures. Then moving to the south, we see the Cherry Creek Shopping Center with a surface parking lot located in between the building in the street and then in the northeast corner we see an eight storey office building that features ground story retail. Generally, we see higher intensity both in height and uses located at the first in steel corridor. There's a mixture of building heights within the shopping district, but generally heights will decrease the farther you move away from first and steel. So in terms of public process, we notified the following nine registered neighborhood organizations of completed application and then at every public hearing along the way. And for the communication that we have received today, we received a letter of support from the Cherry Creek East Association. We received a letter of support and an R.A. position statement from the Cherry Creek Area Business Alliance. Cherry Creek North submitted an email indicating that the R.A. voted in non opposition in response to an applicant statement of intent. And that statement of intent is included in your application package. Country Club Historic Neighborhood Association also submitted a letter indicating there are no vote of non opposition. And just today we received an email from Polley reads, a resident of Cherry Creek North. So it's not included in your staff packet. But she did write in opposition to the rezoning request, generally citing concerns over impacts from construction and loss of character in Cherry Creek. So in terms of process, since we did receive two applications at the site, we notified R.A. and City Council on December 26 and February 3rd. On April 1st, planning board recommended unanimous approval of the rezoning. On April 15, the Neighborhoods and Planning Committee unanimously move the bill out of committee. On May 11th, we notified R.A. and City Council of today's public hearing and signage has been properly posted on the property and June 4th at first. Sidney, of course, we are here today at the city council public hearing for ultimate approval. So now moving into the five criteria in the Denver zoning code that CPD uses to evaluate a rezoning, the first of which is consistency with adopted plans. And there are three adopted plans that apply to the subject site. The first is comprehensive plan, and CPD found that the rezoning request is consistent comprehensive plan 2000. And we look to a number of strategies to inform that determination, including the promotion of mixed use development at key and appropriate locations. Moving on to Blueprint Denver, we see our subject site is located in this purple area, which is indicated as a regional center concept land use, which is intended to include a balance of retail, employment and residential. Blueprint Denver also recognizes that many regional centers began as a regional shopping center, but does acknowledge that a synergistic mix of uses is important to support that regional center. And the hatch indicates that the subject site is also located within an area of change. And these are areas that blueprint Denver recommends channeling the most growth and redevelopment to. Blueprint. Denver also sets out a number of street classifications that inform land use. The first in steel corridor is a mixed use arterial intended for high intensity mix of uses. First in Steel Corridor is also called out as an enhanced transit corridor, and these are areas that blueprint. Denver recommends increasing ridership, improving efficiency and improving service. And primarily we would accomplish this through a mix of supportive uses, intensities and densities. Moving on to the Cherry Creek Area plan adopted in 2002. The plan includes framework strategies that would apply to the entire Cherry Creek area, as well as sub area strategies that apply to specific geographies . You can see our subject site outlined in red. It is located within an area of change and the Cherry Creek Area Plan acknowledges that for Cherry Creek to continue to grow and to be prosperous, it must be it must redevelop. And the bulk of this growth and redevelopment should occur within these areas of change, while protecting the largely residential areas of stability that you see outside of that hatched area. The Cherry Creek Area Plan also includes framework recommendations to concentrate higher intensity, mixed use buildings along multimodal streets and key intersections like first in steel. And the site is also called out as a key development opportunity within the plan. So moving on to sub area strategies. Our subject site is located within a regional center concept land use, where a mix of uses and compact development is desirable. The Cherry Creek Area Plan also recommends that building heights should range from 4 to 12 stories within the shopping district. And the subject site outlined in red is recommended for a 12 storey maximum building height at the node, a first in steel where we see a permitted higher building height. The Cherry Creek Area plan also makes recommendations for improving multimodal connectivity, including a couple that are actually going to be coming up for implementation quite soon, including the Spear Lead Sail Mobility Study and the redesign of the first in steel intersection. And these upcoming improvements support the rezoning to see CCN 12 through acknowledging the evolving transportation context on this particular corridor. So based upon the review of these adopted plans, CPD does find that the rezoning request is consistent. We also find that the rezoning will resorts result in the uniform application of the Zone District, and the rezoning furthers the public health, safety and welfare through the implementation of adopted plans and policies. Moving onto the fourth criteria that there be a justifying circumstance for the rezoning. As the application points out, the land or its surrounding environs has changed or is changing to such a degree that it is in the public interest to encourage the redevelopment of the area or to recognize the change character of the area. And CBD did find a number of change conditions that justify this particular rezoning. As stated in the application, the 12 storey redevelopment that is occurring at the first and still intersection is the realization of the Cherry Creek Area plans recommendations for a higher intensity node at that particular location. Additionally, to change conditions since the approval of PDE 630 and 2009 are the adoption of the Cherry Creek Area Plan in 2012, setting forth a new vision for the Cherry Creek area as well as the customized Cherry Creek North zoning that was adopted in 2014, a direct recommendation of the Cherry Creek Area Plan. Additionally, the upcoming East First Avenue and Steele intersection redesign that should be beginning later in 2015. And the Spirit lead style mobility study that the RFQ has just been released this week does recognize an evolving transportation context in the area and justifies the rezoning to seek. 12. So now moving on to neighborhood context, we find that the subject site is located within a prototypical urban center. So we do find it appropriate to rezone to his own district within the urban center context. And finally, zoned district purpose and intent. We find that the Cherry Creek North Zone districts are intended to promote and enhance pedestrian oriented environment. And they are designed for specific application in the Cherry Creek North Mixed Use Shopping District. Specifically, the Section 12 Zone District applies to Cherry Creek North mixed use shopping districts to areas or intersections served primarily by major arterial streets or a building scale of 1 to 12 stories as desire desired, which we do see reinforced in the Cherry Creek Area plan. So based upon CPD's review of the five criteria, we recommend approval of rezoning PD 632 C and 12. And the applicants are here this evening, if you have any questions for them, and I'd be happy to answer any questions as well. Thank you. Thank you. We have three speakers signed up to speak this evening. The first one is Randall Phelps. Second one is Paul Powers. And the third is that. Jessica, if you could, please. The up. Madam President. Council members. I'm Paul Powers. I have nothing to add to a very complete report, but I'm available for your questions as the applicant. Thank you, Mr. Powers. Mr. Phelps. Paul Powers. Randall Phelps can my horn. Same as Paul Bowers. Just available to answer questions. Thank you. Okay. That Tasker. Thad, Texas 4535. Julian Street. Denver. As I was riding my bike through Cherry Creek past this location today, I noticed. An overabundance. Of coffee shops, high end restaurants and clothiers to serve the rich. But of course, I saw no facilities for our least advantaged citizens. Often I've heard this council talk about the benefits of promoting diversity and promoting diversity in neighborhoods. I've heard the president pro tem talk about the concentration of homeless shelters in her district. This zoning change does. Nothing to promote. Diversity. In fact, it inhibits it. As we've heard throughout the evening tonight, this council isn't. Supposed. To giving tax dollars, lots of tax dollars. To rich people. In fact, tonight, among other things, you're giving money to people who want to build a hotel for the wealthy. I would simply suggest that you use the zoning code in a few of those dollars to incentivize. Developers like these. To build a similar hotel for those who have no housing in the Cherry Creek area. Thank you. Thank you. That concludes our speakers questions from members of council. Councilman Ortega. Thank you. Madam President, I would like to ask the applicant if you can come to the microphone. So as we saw in the presentation that was done by Ryan, whenever. There are two options for the site. Either office with residential or retail office without residential. So have you determined what the specific use is going to be for the site? Yes, Councilmember. We plan to build for sale residential homes and will will build the retail as required under the zoning along Steel Street. So it'll be a small amount of retail, approximately 6000 square feet. But everything else on the steel street part of this project will be. Our intent is to build homes. Okay. So we're talking about high rise as opposed to single family homes, condos. Okay. And then your 6000 square feet of retail. I guess part of what I'm trying to get at is some of the parking needs that will serve and accommodate your tenants in the building. We know that this area is already very parking challenged. And so I'd like you to just address the parking issues in general. Yes. This development. We intend to exceed the. If the property is zoned to c cc and 12, we plan to exceed the parking requirement, which under that zoning is one per home. We will achieve in the neighborhood of 1.7. And we will have a per unit. Promise and we will accommodate the zoning requirement for the retail as well. Okay. Let me just see if I have any other questions. I think that's it. Thank you. Thank you, Councilwoman Ortega. Councilwoman Robb. Thank you, Madam President. Pro tem. While the attendance tonight might belie it, there's still a good deal of angst and concern about the amount of construction and the intensity of development in Cherry Creek. So I do have a number of questions if people can just bear with me. In Ryan's presentation, she pointed out that the PUD, which was created at two in 2009 and actually, Ryan, this may be more of a question for Mr. Powers, but the maximum height in the PUD is 145 feet. Assuming that you go ahead and do the condo construction that you're contemplating, how high a building would that be? According to our research, the criminal park ordinance will be the governing ordinance, not the zoning, because it will be more restrictive than the zoning and. According to the staff report, I believe that it's somewhere around 158 feet. So you're planning to build to 158 feet so the condos would be taller than eight stories of office. Or maybe you didn't build all eight stories. I'm trying to work well. In a residential building, Councilwoman. They may be about equal. But the I would say that if if this property is re zoned, we would build both within the premier park ordinance and within the zoning and. Ms.. WINTERBERG could correct me if I'm wrong in stating this, but I believe the. Existing pod allows 145 feet plus an amount of ten or 12 feet for the. For ancillary equipment on top of the building. So do you know how tall the office building is? Yes, I do. What is it. With the mechanical equipment? Approximately 146 feet. Okay. So it's my hope that you don't see the office building because if you did 12 stories of office, it would be a good deal taller. But we're hoping for residential here. Yes. Okay. How many units are you contemplating? Oh, between. 55 and 65. Okay. And could you talk a little bit about your time period or projected time period for construction? We believe construction won't start for a year to 18 months. Okay. And so given that sort of time period that it takes to get under construction, are you still pretty sure you'll be doing condos? Because a lot of the neighborhood letters reference. That is why I'm asking the. Well, we don't have a perfect crystal ball, councilwoman, but today we have sufficient commitments to finance condos and to insure them. And. You know all about the construction defects statute in Colorado. We believe that. Both the financing and the insurance will be there such that we're willing to. Risk the money to immediately design and engineer a condo building. Great. That's very helpful. And then on the outreach, you do have letters from neighborhood boards. Can you sort of talk about presentations? Did you where you presented this to get the input? Yes. I personally have presented to the Capital Hill United Neighborhood, Turkic East Turkic North, the Turkic Business Alliance Country Club neighborhood. And I hope I haven't missed some. But I think you presented to the steering committee. Yes, I did. Thank you. So so one of my particular questions is in all of those situations, because I was there for quite a few of your presentations, you were presenting either to a board or a zoning committee of the organization. Did you happen to present to the general population meeting of the Cherry Creek North Neighborhood Association? No. They didn't ask you to do that. I wasn't invited to speak only to the Chair Creek North Board. Okay. I'm almost done. Dave, my last question relates to Mr. Teske is testimony. If you do two condos, you will be expecting to meet the requirements of our inclusive inclusionary housing ordinance. Is that correct? Yes, we understand that. Yeah. And it may be off site. Yes. Okay. Thank you so. Much. Thank you. Thank you. Councilwoman Robb. Councilwoman Ortega. Councilwoman Robb asked my question about the commitment to affordable units, which we haven't or any of our for sale projects that move forward. But I wanted to ask the question about the corner of First and Steel in terms of improvements. We've seen a lot of new development that has happened at that corner. So I don't know what contribution those developments were expected to play in in this role of trying to improve that corner, which anybody who drives through it knows that it's gridlock at all times. And when you talk about pedestrian friendly or pedestrian safety issues, I know that's a concern, especially for some of the seniors who live just on the east side of Steele Street in I can't remember the I think it's called the covered housing that has three high rise buildings. But can you just identify what is being proposed to happen at that corner and how not only this developer, but any of the others who were allowed to build were somehow contributing towards that? Thank you. The councilwoman. So, as I mentioned before, the first and still intersection redesign will begin later this year in 2015. In 2013 and 2014, our colleagues in Public Works undertook an evaluation study to look at that particular intersection, knowing that it was called out in the Cherry Creek Area Plan as a very key intersection both to connecting people to Cherry Creek and then localized mobility and understanding that it's also very challenged to your point. So the study did identify, I believe, 3 to 4 different alternatives and selected a preferred alternative. I believe the focus of that particular study was understanding that a lot of the turning movements of that particular intersection are underutilized. So how to make the best use of that existing right away to serve pedestrians as well as bicyclists and autos? So a preferred alternative was selected and will be beginning design services later in 2015 and then probably approach implementation through the Capital Improvements program. So that is a city initiated way that that particular intersection can be improved from a multi-modal perspective. And then as individual properties redevelopment redevelop excuse me, along this intersection and anywhere within Cherry Creek North, they would be held to the streets keeping and sidewalk standards of the business improvement district, which is generally going to be heightened and have a broader sidewalk as well as a tree lawn. So we do expect to see design and hopefully implementation very soon of that intersection improvement. Though, given that this started in 2012 and 2013, what expectations did the city have in asking the different property owners who were developing on those various corners to contribute towards either through right of way or financially or whatever towards those improvements? Fred, I can't speak to the design process, so I wasn't involved in it, unfortunately. But I know that the selection of the preferred alternatives, as well as the vetting of all of the alternatives in that study, was a very collaborative process with the adjacent property owners knowing that there could be some changes in access as well as right of way acquisition or redesign. So I know that the preferred alternative was selected very collaboratively. I'm afraid I can't speak to any future right of way dedications, though that may be required. I believe it will utilize the existing right of way though, so I don't believe any existing dedication. I would like to ask Paul if you wouldn't mind coming back to the microphone if you have been asked to contribute any right of way to address part of the configuration of whatever proposed changes are to this intersection or financially, if you've been asked to contribute towards that. With respect to the Steel Strait development that we contemplate. Our property isn't on the corner of First and Steel. It's mid-block. Okay. So the answer is no. Okay. So the question would then be for any of those property owners who are on that corner, because it seems like we let that development go forward and now we're going to go change the reconfiguration of that intersection. And we should have been more thoughtful in looking at that upfront in terms of whether or not right away was needed to address, you know, the improvements that we're going to want to be doing. And it just sort of seems kind of backwards to be, you know, asking that we do that sort of after most of that major development has taken place where most of those buildings are now really right on the you know, on the lot line, if you will. Thank you. I did actually just pull up the image of the preferred alternative. It's it's known as alternative to a in that first in steel evaluation study. And it does appear that it utilizes the majority of the existing right of way, but that it may include some existing dedications of some pedestrian islands, as well as a wider sidewalk on the east side of the the intersection of steel. And first, so I know that will be a conversation when it comes to the upcoming design of that particular improvement. I have no further questions. Thank you. Councilman Rob, did you have. Thank you. I did have a few in. I really want to thank Councilwoman Ortega for her line of questioning on that. But just a few pieces. There was no desire on the part of the community to widen First Avenue or steel because it's hard enough for pedestrians to cross the developer on the south. East. Corner that's Steel Creek. The building complete when people are moving in was asked to build. I don't know if I'd call it a pedestrian median, but a median and East First Avenue so that cars couldn't cross out of the alley between Adams and Steel. So he did make an investment in the street. And I'm not wishing bad news for Mr. Powers, but when this project is designed and goes through all this site planning, I know one of the features of the Steel Street intersection extends the island at Saint Paul, which is very in First Avenue, which has very minimal. Waiting space. If someone is crossing there with a stroller, for instance, and can't get all the way, we couldn't lengthen the time at that intersection as we could at other intersections in Cherry Creek and have done recently. So that's the one intersection where we need more resting space. As far back as Bill Bill, I was out there looking at that. And finally, one of the things that I do like and I guess these are sort of comments, but they're in response to questions. I believe that Paul's core has an extra set back so that there can be a little more space from First Avenue for the pedestrian along the property that's already built. Actually, this sits down the block, not exactly on First Avenue. So with that said, that's all I. Know. Thank you. Councilman Rob, are there any other comments from council members? The public hearing is closed. Madam Secretary, roll call on Council Bill 207. We do. In comments. Comment. Oh, we are. Councilman Rob? Well, actually, I probably could have gone without comments, but I just feel that duty. I hope there's one down there. The neighborhoods have basically taken a position of non opposition to this, but I do not think and this is no fault of the police corp, but the outreach wasn't quite as extensive, possibly because of plans in place . And most people know what the plan says now and the 12 stories are allowed. I think some of my some of my constituents will be happy to know that there's not more construction tomorrow in Cherry Creek because we're pretty construction exhausted, though. There will be things coming up in a year, year and a half as well. Probably in my way. And there really. This really pretty much meets the plan, which is why I think we see this the I think some of the support came because the plan, even though it's not mandated in the zoning, is for the condos , which generates less traffic, fewer parking problems in the area. And so those were important to people. Thank you. Thank you, Councilman Brooks. It's a thank you, Madam President. It's our custom when we have someone who served in office to say hello. So the Honorable Paul Powers, we welcome you into these chambers after we ask you some questions, but is one to welcome you. Thank you for being here. Okay. A few comments. Okay. The public hearing is closed. Madam Secretary, roll call on Council Bill 207. Can each i layman i. Nevett i. Ortega I. Rob I. Sheppard, i. Susman, i. Brooks. I. Madam President. I. Madam Secretary, close the voting and announce the results. Please. Ten Eyes. Ten Eyes. Counselor Bill 207 has passed. Councilwoman, can you please put Council Bill 212 on the floor? Yes. Thank you, Madam President. I move that council bill 212 be placed upon final consideration and do pass. They need a second. Thank you. It's been moved and seconded. The public hearing for Council 212 is open. May we have the staff report? Yes. Thank you. Councilwoman or President Pro Tem Monteiro. Good evening. It's been a long evening. My name is Steven Chester, senior city planner with CPD here to present the staff report on 1292 1292 King Street PD 5732 JIMMU five.