Rezones property located at 210 Saint Paul Street from PUD-G #1 to C-CCN7 and C-CCN-8 in Council District 10. (NEIGHBORHOODS AND PLANNING) Rezones property located at 210 Saint Paul Street from PUD-G #1 to C-CCN7 and C-CCN-8 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 3-2-16.
Again, Cherry Creek neighborhood in the Cherry Creek North Retail District, one block north of the Cherry Creek Shopping Center, four blocks south of Sixth Avenue, seven blocks east of university. There is a view plane, the Premier Park View plane that covers the property. So maximum heights would only be allowed up to 160 feet. Again, the land use is commercial. Currently a two story commercial. Existing zoning. Cherry Creek North eight and seven already exist on the west side of the property. Stepping down, you'll notice two to Cherry Creek North, five and four following the Cherry Creek Plan. And then a party that is outlined in yellow is the property we're talking about tonight. And to the east of that, another PD and then more Cherry Creek North zoning to the south. So again, commercial use surrounding on both south and east and then office on north and west. It's gives you an idea of the property upper right and then the surrounding office and commercial uses. Bottom is a restaurant across Second Avenue. So this was it planning board on February 3rd and planning board unanimously recommended approval. And then we were at the Neighborhoods and Planning Committee on March 2nd and the item was moved on to the floor of City Council. Today we have one letter from the Cherry Creek North Neighborhood Association that they said they would not oppose this rezoning. So the review criteria, consistency with adopted plans, uniformity of district regulations, furthering the public health, safety and welfare, justifying circumstances, inconsistency with neighborhood context in zoned district purpose and intent. The plans that apply to this area are accomplished in 2000 and Blueprint, Denver and of course the new Cherry Creek Area Plan adopted in 2012. Comprehensive plan tells us to conserve land by promoting infill development, encouraging quality infill development, maintaining Cherry Creek Shopping Center, ensuring Creek North as the premier retail destinations in the metro area and the region. Blueprint Denver It's an area of change. A pedestrian shopping center which is mixed use entertainment retail with lots of pedestrian amenities scaled to be compatible with the surrounding neighborhood. Street classifications for Saint Paul and designated local and for Second Avenue and Main Street Collector. So the the framework plan for Cherry Creek acknowledges that we need to continue to grow in Cherry Creek and change and tells us to update the blueprint. Denver Areas of Change Map and modify the land use policy and zoning regulations to implement the recently adopted plan. So this is a picture of the new areas of change as adopted in the Cherry Creek Area plan. On the left, the older areas of change map I'm sorry. On the left is the older one. On the right is the new amended areas of change map that was changed by the Cherry Creek Area Plan. The property remains in an area of change on both maps, so in the Cherry Creek Area Plan also has sub area discussions and this property is in the Cherry Creek Shopping District and the property more specifically is called out as part of the regional center and where we want to continue to support mix a mixture of uses including office, retail, commercial and multifamily and to retain and enhance Cherry Creek's unique physical character and of course, encourage reinvestment. But probably the most significant recommendation on this page is the transition in building height from Second Avenue to Third Avenue, higher heights and Second Avenue trend is transitioning. So Second Avenue, eight stories transitioning down to four stories in the little graphic down below that, the wedge graphic that you see in the center, lower center of the screen . So staff believes that this proposal does conform to the Cherry Creek Area Plan, Blueprint, Denver and Comp Plan 2000. So we think it is consistent with our adopted plans and that by moving away from this customized zoning, we are furthering the uniformity of district regulations. And by implementing our area plans, we are furthering the public health, safety and welfare. The justifying circumstance for this rezoning is changed circumstances. The land or its surrounding environs has changed or is changing to a degree that it's in the public interest to encourage redevelopment. The property is located in an area of change that is changing from a solely retail to a mixed use residential and retail land use. And it is in character with the existing area. So the context, urban center context is multi-unit, residential, commercial strips and centers, multi-unit buildings typically in the forms of row house or apartments and multi-unit residential and commercial uses, primarily located on residential collectors, mixed use arterials or local streets and the blocks, of course, shaped by the grid street system and the Cherry Creek North. Seven and eight zone districts were specifically tailored for Cherry Creek North and again speak to that transition from second to Third Avenue where we're stepping down in height . So with that, staff recommends approval and believes all criteria are met. Thank you. Thank you. Miss Cicero. We've had two speakers for this publication, Marcus Faulkner and Matt Joe Blume. So Mr. Faulkner, you can go ahead and Jared. Terrific. Good evening, counsel. President Council members my name is Marcus Partner 7290 East First Avenue. I want to thank you very much for allowing us to speak tonight about this rezoning in deference to your docket this evening. We only have two speakers here, but please do not let that dissuade you from the amount of outreach and work we have done in the Cherry Creek neighborhood. We have worked on this rezoning for approximately nine months with the neighborhood associations and John, all of the neighboring associations. And we believe this is an application that is very reflective of the Cherry Creek Plan. I will say in passing and thanks to Theresa for going through all the justifying circumstances, it is a rarity when there's a neighborhood that has done as much to come forward with the Cherry Creek Plan, with area stakeholders and leaders and city and actually success suggest zone districts that go along with that plan. It is even more rare when then said neighborhood leader becomes an elected official to be sure that you actually follow that correctly. So we are here tonight in many ways to to verify and work and reflect what we think is really been a number of years working on the Cherry Creek Plan. And Matt Jobling is here on behalf of BMC. He is BMC. He's working on four or five very high profile projects in Cherry Creek. And we believe that is absolutely our calling, is to work with the neighborhood and really have these plans be some of the great examples of urban development in the city. So with that, we'd certainly request your support tonight. Thank you. Thank you, Joplin. Council. President, Member City Council, thank you very much for this opportunity. Honored and humbled to be in front of you for the first time for this project. I will be extremely brief as well. Not to waste your time, but please feel free to ask any questions you guys want on the project. You have a pack in front of you and I'll just go through it. But my name's Matt Job and BMC Investments in the CEO located at this project 210 St Paul and also 3003 East Third Avenue. The whole development team are all people from Denver. Very important to us to support the local community there. We have five projects in Cherry Creek. Number one is Steel Creek, which is fully up and operating. We've we're 96% leased great retailers we brought in. The key part about that was we worked very close with Cherry Creek East and made dramatic changes to the building based on their request that were, you know, better for the neighborhood, better for the overall pedestrian experience. We're about to open in 90 days what I believe will be one of the best hotels in all of Denver called the Halcyon in place of the old. The Old Post Office again worked very close with Cherry Creek North Neighborhood and working on that project. As an example, they requested that we heat the whole sidewalk again. We did that for them, worked with them on some other things as well there. We just started construction this week on the Moxy Hotel right behind it. A key point there is that we utilize the 15% open space. However, we're doing significantly more open space in the actual requirement and working very hard with the neighborhood to actually program that space if we can have lots of community events. The project we're talking about tonight is 210 Saint Paul. It has a sister building that's zoned already on Third and Saint Paul. The project we're talking about is 81 luxury units, 11,000 square feet of retail. Looking to break ground this July and open the building October of 2017. The next page of the zoning map, which Teresa already went over and then tells you what we're trying to do here. We're not asking for any variance in any way, shape or form, and in fact, are going above and beyond the requirements of the current zoning, specifically offering 31 more parking spaces and the zoning code requires. Lastly, tremendous amount of community outreach, all the different RINO's, all the different stakeholders, individuals, an exhaustive amount of time working with them, making sure we understand what everyone's needs are and how we address that in our plans. Then there are some basic renderings on this that you guys can look at to give you an idea of the 15% open space and the quality. The one thing I want to end with before you please ask some questions is that in working with the neighborhood in all of our projects, I feel like that we have set a new standard and a new bar in terms of the quality of the projects we're doing. But the things that we're doing for the public without actually asking for something in return or trying to get something. And you know, our goal has been all along to set this new standard so that when people come in to develop in Cherry Creek, they can point to our project and say, hey, here's what you got to do here. Here what these guys did. And so, you know, overall, long term, Cherry Creek becomes the continues to be the wonderful place it is. So with that said, if anyone has any questions, please, please feel free. If not, we we would be honored to have your support. Thank you, Mr. Joplin. All right, that concludes our speakers. Time for questions. Councilman New, you're up. Just have a comment. Oh, well, we'll come to that. Yes, I'll hold it till later. Thank you. All right. Questions. Councilman Espinosa. Can you bring us. Theresa, can you bring up slide five and then Marcus, can I ask you a question real quick? So in I am rehashing you already. You already explained this and it's been explained about three times, but you've split the zone districts from C, K and CC seven. So there's a distinct line in your zone district proposed. Why is that line there. That's actually reflective of the underlying plan that was designed in the plan to step down from the heights as it transitions. To Third Avenue. So we're honestly we're reflecting the zoning envelope. In our submission. So thank you for respecting the lines that are in those local area plans. Thank you. Thank you, Councilman Espinosa. Well, Councilman Clark. Oh, no sweat away, Councilman Brooks. Oh, no, I'm okay, too. Thank you. Oh, okay. So, questions, council members, Brooks says. Okay. Councilman Lopez, you have a question now. Okay. Brooks, you're so good. Yeah. Thank you. You guys mess with me. All right? You're early for this. All right. See? No other questions. The public hearing, once we know, has not closed comments. Councilman, new. Thank you, Mr. President. I just. I was involved with the zoning of this property, and it was been approved for quite a while. And the previous owner had the opportunity to opt into this zoning without having to go to the expense that my job was having to go for. And they chose not to at that time. So this is not a new issue, has been well discussed in Cherry Creek for several years and we're just very fortunate and agile and took over. This property is going to be a fantastic building and and residential building. And if you've been over to Cherry Creek and seen the house here and you've seen the first steel apartments that Matt has built, you can tell what kind of quality construction we're going to have in development. So it's going to be a great showcase and I just really encourage it's going to be a real asset to Cherry Creek, and I just really encourage all my council member colleagues to vote for this place. Thank you, Councilman. New Councilman Espinosa. Interesting. So I'm going to say this because we have a huge audience here for marijuana. My presumption not for this rezoning or not to the next one, but there was a very specific reason why I asked the question that I did. And you're going to see me elaborate more on that in the in the next zone. And so I, I commend these developers for respecting neighborhood plans and small, small area plans in defining their rezoning request to align and match with those existing negotiated plans. Because public input went into those processes. And so I'm going to support this rezoning because it honors that history. Thank you. Thank you, Councilman Espinosa. Any other comments? One 2939 Madam Secretary, Roll Call. New Art. Ortega Sussman. Brooks. I Clark Espinosa. By Flynn. I Cashman. Hi. Can each Lopez. Hi. Mr. President. Hi. Madam Secretary, please. Those are very nice results. 1212 ies 129 has been placed on final consideration and does pass. All right, next public hearing we have up is 130. Councilwoman Black, would you please put Council Bill 130 on the floor for final consideration and do pass? Thank you, Mr. President. I move that council bill 130 be placed upon final consideration and do pass. It has been moved. Council. We need a second moved and seconded. A public hearing for 130 is now open. May we have the staff report? Good evening, members of council. I'm Steve Nash. I I'm the neighborhood planning supervisor with community planning and development. This is a rezoning located at 3200 Walnut. The request is arisen reason from IMX 302 to CMCs five and Cmax three. The site is located in Council District nine, right in the center of Council District nine in the northeast part of Denver. Zooming down a bit to the neighborhood, scale is located in the Five Points neighborhood, but locally known as River North or Rhino. The site itself is a full city block from 32nd Street to 33rd Street between Larimer Street and Walnut Street. The site itself is within a half mile of the eighth and Blake Station, the platform itself. And I'll also add it's within a ten minute walk of that station. Those two things don't always line up. The property itself is 2.4 acres. There are several warehouses, industrial structures on the site. The property owner is requesting to rezone to facilitate mixed use redevelopment up to five stories. Again from IMX three to UO sorry from IMX 302265 CMA x three. The applicant specifically requested to remove the UO oh to billboard use overlay. The Urban Center neighborhood context is the C for the district right. It lives within that family. Mixed the mix means mixed use and then the five and three respectively are maximum heights allowed within those districts. The existing context, building, form and scale. As you can see from the map, there's a predominantly industrial or some mixed use properties to the to the northeast and including the site itself, to the northwest and including the site itself. As you move to the east and the south, you can see a change in the land use. You can see more residential, mostly facing Lawrence Street. And so that's that's better known as Curtis Park. We'll talk more about that in a bit. Also on this slide, you see some photos. The top one is of the existing site and then the one below it is the structure across the street, across Larimer. So all listed register neighborhood organizations were notified throughout the process. Two letters were received prior to the deadline for the staff report packet. The the letter of support is on behalf of the Rhino Art District. It is addressed to Todd Triggs with Camden. He's a part of the applicant team. The letter thanks the applicants for the ongoing conversation. There's this letter is in your package if you'd like to review it in more detail. The letter requesting a delay was received from a property owner across the street, across Latimer from the civic site. The letter is addressed to Denver City Council and Councilperson Raphael Espinosa. It states there was misinformation provided and safety concerns related to the five and three story high transmission. One is also included in your packet. There are two additional letters received after the packet deadline and I believe other speakers, the applicant will will talk through those letters . Notice of receipt of application was sent out to the listed hour and it was on the previous slide. On December 16th, 2015, planning board public hearing was noticed on the first and took place on the 17th. Signs were posted on the property. Those signs included a map of the proposed rezoning from C mixed oversee mixed three planning board recommended approval with a53 vote. There was quite a bit of deliberation around precedent setting and the line where this line takes place. Neighborhoods in planning that the line from 3 to 5. To clarify it rose in planning committee was noticed on the 23rd of February and the meeting took place on March 2nd. At that meeting, there was more discussion about the transition from the 3 to 5 and more discussion about a precedent being established. Notice was set for this City Council public hearing on March 31st. Notification signs were placed on the property, including the same map that was included on the sign for the planning board public hearing. And we are here tonight for the public hearing itself. The Denver zoning code review criteria. So there favor review criteria starting with consistency with adopted plans. The sorry, the four adopted plans that are applicable to this site are listed comp plan, blueprint 38 and Blake Stationery plan it up and 29 and then the Northeast Downtown Neighborhoods Plan. Before going into this plans, I just want to remind everyone of the intent of an adopted plan that it is advisory, it provides guidance, it establishes a collective vision for the future. It provides that general guidance and strategies that tend to be a little more specific for future decisions. It depicts concepts illustrative across large areas like whole neighborhoods to support the text. We really look to the text of documents to provide guidance. Text supersedes the graphics. Graphics themselves are just there to support the text itself. Also plans allow for interpretation when making specific legal decisions for individual properties. Right. So they they're advisory. They provide guidance. Four decisions tonight. The decision tonight is legal. It is ordinance, it is zoning. It is law. So getting into play in 2000 campaign promotes infill development at sites where services and infrastructure are already in place for road map and permit will enable mixed use development at infill locations where these services and infrastructure are already provided and where transit oriented development investment is taking place. This Cemex three and C mixed five zone districts allow a variety of uses and allows for increased density appropriate for this infill site. The rezoning is consistent with plan 2000. For Blueprint. Denver, 22. This is a land use concept. It's all area of change. It's all mixed use. Mixed use calls for a sizable employment base as well as housing land uses mixed with the same within the same building development block or within walking distance. It is an area of change and as you all know, areas of change. The recommendation is to channel growth and development, whereas it is beneficial. So the rezoning is consistent with the blueprint Denver recommendations by allowing for mixed use the redevelopment at an appropriate transit oriented location, improving access to jobs, housing and services. Key defines the request to see max five and three consistent with these recommendations. Excuse me. The next slide is related to the future of three classifications within Blueprint Denver. Walnut Street is designated as a residential collector. Larimer Street is a mixed use arterial. 32nd Street and 33rd Street are both on designated locals extremism. Five zone districts proposed for the subject site are appropriate zoned districts for the mixed use and residential arterial and collector street classification through the allowance of higher intensity mixed use development coupled with the pedestrian oriented building form standards contemplated in the blueprint. Denver moving to the 38th in Blake Stationery Plan adopted in 2009. On the left, the the plan recommends mixed use employment concept plan use. And on the right there's a building heights map that recommends 1 to 3 stories along Walnut Street. This is the rezoning request to see mix three and five is consistent with these objectives through the allowance of compatible mixed use infill development that supports transit ridership. The proposed rezoning will allow for neighborhood serving amenities and requires a high, higher level of pedestrian friendly urban form than the current. I am x302 zoning. More details available in the staff report. The Northeast Downtown Neighborhoods Plan adopted in 2011. The land use recommendation is for mixed use industrial. That's the concept land use which is fairly consistent with the 30th and Blake stationary plan. The building height recommendations. This is the text from the plan that we scrutinize. The three and five storey areas are located generally between 24th Street and 35th Street. Moving from south to north, Blake Street and Walnut Street, supporting five stories. Larimer supporting three stories to aid in the transition between Renault and Curtis Park. 55 feet of chemistry with the rest of the axiom at five allows for an average height pedestrian to not perceive the five stories from the opposite side of Larimer Street. The requested rezoning is simple x five and 7x3 with a depth of 55 feet along. Larimer Street is consistent with supporting five storeys along Walnut and supporting three stories along Larimer. To aid in the transition between Reno and Curtis Park. So here's here are the maps supporting that text. So the land use map is a mixed use industrial concept, land use. And then the building heights map is five stories, five stories along Walnut Street and three stories along Larimer Street. So again, the transition from 5 to 3 stories is generally depicted on the height map between Walnut Street and Larimer Street. Much of the discussion prior to the receipt of an application was where the line takes place. Where does this transition actually occur? The alley on the site was vacated in 1973 and ever since has operated as one large site in order to meet the intent of the plan direction. We went into more detail and a lot of discussion and we actually created some 3D models to assist in determining the best transition point. So here are the models that we created to help inform us. The top image is a height transition. We're looking south only over a height transition at 25 feet. So from going from CM x five and then to have 25 feet of Cemex three. Now, if you were standing on Larimer Street in the middle of the street, you would you would see the five stories. The the middle graphic is 55 feet of transition from CM x five down to CM X three. So you've seen three, four, 55 feet along the site. If you are on Larimer Street as a pedestrian, you would not perceive you would not see that five stories. And Larimer Larimer Street would seem as if it is supporting three stories, which is the direction of the town. If you go down to the bottom graphic, that is, if you were to place the transition at the center line of the alley and you would not perceive the the five stories until you are on the close to the alley between Larimer and Lawrence. So again, we use this to help interpret the plan language. Again, if supporting three stories on Larimer and five stories on Walnut. And again, the intent of the plan language is to provide guidance for decisions that will be made tonight. And we have to interpret that that plan guidance, which is why we use three models to assist us. So the Northeast Downtown Narrows plan also recommended a few other things. And these are building form recommendations. To cite the building in a context sensitive manner, with emphasis on orienting to the street, with parking and access in the rear of the alley. Promote the use of design elements that link the building directly to the street environment, such as ground slurry activation, transparent windows, openings and doorways at the street. The recommended building for and standards are better met through CMCs zone districts than the current IMX 3002 Zoning C cm zone districts require a build to they require transparency, require street level activation and prohibit surface parking between the building and primary inside streets. CVD finds the rezoning is consistent with adaptive plans. Seth also finds that the requested zoning meets the next two criteria. The rezoning would result in uniformity of district regulations and will further the public health, safety and welfare primarily through its implementation of adopted plans to justifying circumstance. The the application reads that the land or its surrounding environs has changed or isn't changing to such a degree. That is in the public interest to encourage the redevelopment of the area or to recognize the changing character of the area itself. So adaptive plans recommend redevelopment and recognize that evolving character redevelopment in the area signals an evolution in the environs. Additionally, the University of Colorado, A-line and the 30th in Blake Station is opening in a week two weeks. The nearby National Western Center has long term plans and initial funding to reimagine itself at its current location. A preferred alternative for I-70 has been announced, and the FDA is providing more certainty for its location and configuration. And the Reno area continues to experience rapid transformation as the city's areas of change continue to grow. The next criterion consistency with neighborhood contexts, industry purpose and intent. The Urban Center Neighborhood Context calls for multi-unit, residential and mixed use commercial with moderate building heights, consistent building orientation, shallow setbacks with parking in the rear and high levels of multimodal access. The proposed rezoning will lead to development that is consistent with the neighborhood contexts. Description. And then my last slide, slide four criteria consistency with neighborhood context and district purpose and intent. SIMEX Zone districts promote safe, active and pedestrian skilled, diverse areas through building forms that activate the street edge, enhance the convenience, ease and enjoyment of transit, walking, shopping and public gathering. Cmax five applies to areas where intersections served primarily by collector or arterial streets, where a building sell one of five stories desired. Mix three applies to areas or intersections served primarily by local or collector streets, where a building scale of 1 to 3 stories is desired. The proposed rezoning is consistent with C-Max five C-Max series on district purpose and intent statements. So with CPD recommends approval based on finding all review criteria have been met. That's my staff report. Thank you, Mr. Mayor. So we have eight speakers for this. I'm going to call the first five and ask that you make your way up to the front pew that we opened up for you Todd Triggs, Jerrod Carlin, Bobby Long, Ryan Seeley and Josh Katz. So you five can make your way up and Todd Triggs, you can begin your remarks as soon as you make it up to the front. Good evening. My name is Todd Triggs. I'm with Camden Property Trust 11 Greenway Plaza, Suite 2400 Houston, Texas. I've been with Camden 19 years and I have over like 20 plus years of development experience. Camden is a re traded on the New York Stock Exchange under CPT. The 23 year old company. We are long term holders of real estate. We've been in Denver since 1998. We have a handout that we gave you. If you could flip the page to, you'll see a map of the eight communities that we own in Denver with over 2600 units. And some of those properties on that list are properties that we built back in 1998, and we're still holders of. If you flip the page three. They project that we just completed and Broomfield Scott Camden Flatirons it's a 424 unit apartment community and that picture there kind of shows the detail that goes into our design. And if you flip the slide for that shows a project that we've been working on that's in another market is in California and the L.A. Arts District. We've been working on this one for over two years, and this kind of shows how we can go into an area and help design a project that's going to blend in within the community in relation to the Reno site. This site fell under two different height guidelines that conflicted with one another, one another. We met with the city on several occasions to clarify and try to resolve the building height differences. We also had meetings with the River North Arts District to get their input and are working with the city and the neighborhood group. We feel we are meeting the intent and honoring the comp plan with moving the five storey portion of the building back 55 feet off the Larimer. This is a unique site that consists of a completed block with an alleyway that's been vacated, which will allow us to do a mixed use project that'll help activate the street on all sides will be able to offer some boutique, boutique, retail, live work units and stoops. We feel we can design a building with sufficient parking that will not allow any spillover parking into the neighborhood and be able to wrap that parking garage with unit so no sides of the parking garage are exposed. Also two streets to the south of us at 30th. And Larimer, there's a block that's already zoned for all five storeys. And when redeveloped, we'll have five stories that front along Larimer. This is going to be a quality project because we are long term holders of our communities. We use higher grade finishes throughout the project, such as higher rated STC windows to help reduce sound. We use additional layers of acoustic mad to help with sound penetration from floor to floor. We use higher grade plumbing fixtures, fixtures, so we have less leaky faucets and toilets and our maintenance guys can spend more time to customer service and not having to make repairs. We also use a higher grade paint on the and we also use a lot of masonry on the exterior of our projects to give it a better look. And we also even put on a 30 year roof because we're going to be long term holders of it. Some of them. And these that we're looking to include in this project will be a sculpture garden along Larimer that will allow outdoor seating and some art pieces. Mr. Triggs. Your 3 minutes is up. Okay. Next. Appreciate your time and consideration. Thank you. Jared Carlin. Good evening, council members. My name is Jared Carlin with Norris Design 1101 Bannock Street in Denver. We're assisting Camden with the planning and landscape architecture for the project. Thank you very. Much for your time this evening. I'd like to go over our extensive public outreach that we've completed over the last 8 to 9 months. Slide five, which is the slide right here on the same packet that I was talking about. Our lines are the groups that we contacted. We spent significant time contacting all the registered neighborhood organizations within the area of the proposed development. We've met with each of them and talked with each of them individually. Based on feedback we received, it became apparent that we, if we had the River North Arts District support, that most of the neighborhood organizations would follow their lead. So we met extensively with River North over the next few months, in addition to following up with other neighborhood organizations in the area. Slide six The next page outlines that public outreach timeline going back to September River North's primary. Primary concerns were to ensure that the development fit in with the community. Thus, it needed to have strong architecture that is interesting and fits in historically and needed to add to the uniqueness of the River North neighborhood. It needed to have a mixture of uses with meaningful spaces, but most importantly, it needed to have a project that created active streetscapes. And the best part is we agree, and we're committed to all of those same things. And we worked with Rhino extensively to get them comfortable with what we want to do. We'll continue to work with Rhino and the other RINO's throughout the development process to ensure that development is something that the community in the city will be proud of. Slide seven is our letter of support from the River North Art District. We're very proud to get this. We're also pleased to be a part of a neighborhood where high quality development is demanded. On Slide eight shows some experts from the excerpts from the letter of support from Reno. Those, though, say, among other reasons, Reno's art district is very supportive for the fourth of the following elements that have been proposed as part of the development of the site. Some of those reasons are integration of multifamily apartments, live work units, retail gallery and flex space into your design to help activate the street and create a true mixed use development on the site. Provisions for meaningful retail space that are consistent with types of small routine retail boutiques, galleries, small food service establishments that are found throughout Reno because and it concludes with because of your commitment to build responsible development, the Reno art district is pleased to support Camden's request for zoning of the site. We're very proud to have their support. We've done extensive public outreach. Camden and our team are committed to creating a project that fits in well its historic, unique neighborhood and adds to the active street set streetscape scene. And to turn it over to Kephart now to go over the proposed 55 foot transmission line. Thank you. I'm sorry, sir. What was your name? Because next week we have as Bobby Long. Good evening. My name is Bobby Long with Copart Architects. We reside at 2555 Walnut Street in Denver, right in the heart of Reno. We are also assisting Camden with planning and the architecture for the project. Thank you very much for your time and consideration this evening. As a long time resident in Reno, Kephart has been at 26 and one at location for over eight years, with both an intimate knowledge and a vested interest in maintaining and enhancing the character of the Reno neighborhood. I'm going to start with Slide nine and talk a little bit of focus on the transition line and all the work that's gone into bringing us to the proposed 55 foot line. Discussions between the city planning staff, neighborhood representation and the development teams focused on how to best balance density with the preserving and enhancing the neighborhood character and pedestrian experience along Larimer Street. Conceptually, we worked hard to determine an appropriate setback for those portions of the proposed building over three stories so they would not be visible to pedestrian walking along Larimer Street. Based on a typical building height conforming to Cemex three zoning, a 55 foot setback would provide the necessary massing relief with the parapet line of the three storey portion, screening the fourth and fifth levels beyond. If we look to the screen to Slide ten, we provided a few graphics that help depict the differences between a couple of different scenarios with which to better illustrate that scenario. Slate slides ten and 11 depict what might be a ten foot. Setback along. To better indication of a five story building would appear along the street. Obviously, you're going to see a lot of it with slides ten and Slide 11 with the two stories floating well above that three storyline. Slide 12 shows the section through what we are proposing with the 55 foot setback, noting that the parapet line would conceal the fourth and fifth stories beyond. Slide 13 really starts to show that you don't see the building beyond. Finally with slides 13 or 14 and 15, we've shown it with the 125 or basically lining it with the and beyond. Please note that the impact along the streetscape is no different with the 55 foot setback or the greater 125 foot setback, which is marked in contrast to the lesser ten foot or ten or 15 foot setbacks that have been proposed before. Working with staff and the neighbors to better understand the intent of the area plan and effect of the massing. The 55 setback brings the balance of density and building height and setback, and most importantly, honors the intent of the neighborhood plan. Thank you for your time and consideration this evening. We're certainly available for any questions you may have. Thank you, Mr. Long. Ryan Seely. Good evening. My name is Ryan Seeley. I'm with Camden Property Trust. And we'll be reading two letters of support into the record today from business and property owners in Reno who were not available to attend but expressed support. For our rezoning request and. Wanted their voice to be heard. You have the two letters at the end of your packets that we handed out to you. This first letters from an adjacent property owner owns the entire length of 33rd Street across from our site. To whom it may concern. This letter is written in support of Camden Living. Zone Change to redevelop the property located between 32nd and third, Larimer and Walnut Street. I have redeveloped. And owned four properties in the neighborhood since 2007 and I'm excited to see the positive changes that are taking place due to new developments. Unsightly properties are being cleaned up, repurposed and providing new homes and venues for people to be a part of the Reno community. The streets are becoming safer. There's more light at night and sidewalks are slowly being repaired. Or, as is the case on Walnut Street, being built for the first time. I spoke with Todd Triggs about Camden's project and appreciate their efforts to activate the street level with commercial space while providing living spaces above and the fast growing. City of Denver. We need more high density mixed use developments. Matthew Palmer. Dry Ice Factory. 3300 Walnut. The second letter is also from a rhino business and property owner. Dear Denver City Council. I'm a resident of the Uptown Neighborhood and a business stakeholder in the. Rhino neighborhood of Denver. I live in an area that was once considered up and coming, and I currently work in an area that is now the. New up and coming. I write you today in regard to zoning for the Rhino neighborhood along Larimer and Walnut Street. Every neighborhood strives to be a better place to live and continually improve, but this needs to be balanced with retaining the special atmosphere that makes the area attractive for living and working as a city growing quickly. We need to provide residences for the massive number of people simply moving to our state. We need an infrastructure that can handle the current growth, but also the growth of the future with public transportation. And connectivity that succeeds. Uptown is balanced new construction and classic brick houses that lay on the side streets of Pennsylvanian pearl. Uptown House is great restaurants and unique retail, attracting people to the neighborhood and making it an appealing community. Smart design can be accomplished, but the future and the long term need to be considered. I ask. That you consider zoning. The Rhino neighborhood for at least five storey height, if not more. Being close to downtown and near a public light rail station, the rhino neighbor. Needs to be needs the smart housing of smart housing, offering greater density and attractive retail to make the. Community a great place to live. And work. Please consider my comments genuinely. As a native of Colorado and a resident Denver allow for development now that will make the area successful today and in the future. Aaron Fisher 4055 Walnut Street. Then you would see me. Next we have Josh Katz, and as Mr. Katz comes up, I'll call up the last three speakers. Ryan Arnold, Jamie Lynn, go. Laura Phelps, Rodgers. You can make your way up to the to the front pew and catch your remarks. Good evening. I'm Josh Katz. I'm one of the owners of the site. I am. My family's been in the neighborhood. For a hundred years. I've been going down to the site my whole life, and. I've seen. Significant changes along the site throughout my life. In the past 15 years or so, after the redevelopment. Of the low income housing that's to the east of the site by the Curtis Park neighborhood, that was kind of the first thing that spurred. The recent changes. And then, as Councilman Brooks mentioned earlier, there's a station at 38th and. 38 and Blake, that's opening up just a week, two weeks from now. And that will significantly change. The neighborhood again. It already has been changing the neighborhood. There's already been a lot of new development and new projects in the neighborhood. And my second point is that we chose this buyer for a reason. They weren't our highest offer. We left money on the table. We chose them because we thought they would be good stewards of our property that we've owned for think since the forties or so fifties. And we felt like they understood the as we were interviewing them, we felt that they. Understood the challenges with the neighborhood and the upcoming changes with the neighborhood. We also felt that they would be a long term holder of our of their projects, which made us more comfortable that they would spend more effort and trying to make a. Project that was. Compatible with the neighborhood. We currently use the site is light industrial. We don't have sidewalks on areas of the site. It really is incompatible with the changes in the neighborhood. It doesn't really have street level activation. It doesn't have any of these things that this new project will accomplish and will help this site with. So in summary, there's been big changes in the neighborhood in the recent past, and we chose a buyer that seems like they'll be a good steward for our property. Thank you. Famous cats. Next we have Ryan Arnold. Thanks to the council members I am the business owner in the neighborhood, actually have office space two blocks from the site. I think it's also important to note that we own all of the property to the west of this proposed rezoning and the property to the south on 32nd Street. And we are fully in support of this reason for this site. I think it's important for city council to prove this reason to continue the growth and activation of the neighborhood. Increased height means increased density near a light rail station, which then means increased street activation.