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HomeMy WebLinkAbout02.20 Agenda Packet PLANNING COMMISSION A G E N D A February 20, 2025 Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning Commission on February 20, 2025 at 6:30 p.m. This meeting will be conducted as a virtual meeting and in person at 7500 W. 29th Avenue, Municipal Building. The public may participate in these ways: 1. Provide comment in advance at www.wheatridgespeaks.org (comment by noon on February 19) 2. Virtually attend and participate in the meeting through a device or phone: a) Click here to join and provide public comment (create a Zoom account to join) b) Or call 1-669-900-6833 with Meeting ID 815 5450 8029 and Passcode: 757183 3. View the meeting live or later at www.wheatridgespeaks.org, Channel 8, or YouTube Live at https://www.ci.wheatridge.co.us/view 4. Attend in person. 1. CALL THE MEETING TO ORDER 2. ROLL CALL OF MEMBERS 3. PLEDGE OF ALLEGIANCE 4. APPROVE THE ORDER OF THE AGENDA 5. APPROVAL OF MINUTES – February 6, 2025 6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the Public Hearing agenda. Public comments may be limited to 3 minutes.) (continued on next page) Planning Commission Agenda – February 20, 2025 Page 2 Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City of Wheat Ridge. Call Amanda Harrison, Public Information Officer at 303-235-2877 at least one week in advance of a meeting if you are interested in participating and need inclusion assistance. 7. PUBLIC HEARING * A. Case No. WZ-25-02: A City-initiated zone change of the Lutheran Legacy Campus from Planned Hospital Development (PHD), Planned Commercial Development (PCD), Residential-Two (R-2) and Residential-One (R-1) to the Mixed Use Lutheran Legacy Campus (MU-LLC) zone district. 8. OLD BUSINESS 9. NEW BUSINESS A. Upcoming Dates B. Project and Development Updates C. Commissioner Updates 10. ADJOURNMENT * Public comment is welcome during any public hearing item. The standard procedure for a public hearing is as follows: a. Staff presentation b. Applicant presentation – if applicable c. Public comment – time may be limited at the discretion of the Chair, often to 3 minutes d. Staff/applicant response e. Close public hearing f. Commission discussion and decision Planning Commission Minutes - 1 – February 6, 2025 PLANNING COMMISSION Minutes of Meeting February 6, 2025 1. CALL THE MEETING TO ORDER The meeting was called to order by Chair DISNEY at 6:30 p.m. This meeting was held in person and virtually, using Zoom video-teleconferencing technology. 2. ROLL CALL OF MEMBERS Commission Members Present: Kristine Disney Daniel Graeve Michael Moore Patrick Quinn Syrma Quinones Jonathan Schelke Commission Members Absent: Krista Holub Will Kerns Staff Members Present: Jana Easley, Planning Manager Stephanie Stevens, Senior Planner Iwona Dumin, Civil Engineer II Tammy Odean, Recording Secretary 3. PLEDGE OF ALLEGIANCE 4. APPROVE ORDER OF THE AGENDA It was moved by consensus to approve the order of the agenda. 5. APPROVAL OF MINUTES – December 19, 2024 It was moved by Commissioner GRAEVE and seconded by Commissioner MOORE to approve the minutes of December 19, 2024, as written. Motion carried 6-0. 6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the Public Hearing agenda.) No one wished to speak at this time. Planning Commission Minutes - 2 – February 6, 2025 7. PUBLIC HEARING A. Case No. WZ-24-02: an application filed by Evergreen – Clear Creek Crossing, L.L.C. for approval of a Specific Development Plan (SDP) for a three-building restaurant and park corridor on a property zoned Planned Mixed-Use Development (PMUD) and located southwest of the 40th Avenue and Clear Creek Drive intersection. Chair DISNEY opened the public hearing. Ms. Stevens gave a short presentation regarding the specific development plan and the application. She entered into the record the contents of the case file, packet materials, the zoning ordinance, and the contents of the digital presentation. She stated the public notice and posting requirements have been met, therefore the Planning Commission has jurisdiction to hear this case. Derek Lis, applicant 3252 Trenton St, Denver Mr. Lis gave a brief presentation regarding the plan and SDP for Planning Area 6. Public Comment No one wished to speak at this time. Commissioner QUINONES enjoyed the presentations and detailed information. Commissioner GRAEVE was impressed with the plan and inquired about the bike station. Mr. Lis explained there will be significant bike parking, a bike repair station containing multiple tools and a stand to fix a bike. He added that they are hoping to incorporate an e-charging station as well. Commissioner GRAEVE also asked if the amphitheater component is going to have a permanent screen. Mr. Lis confirmed there will be a permanent screen with a projector and the restaurants will have access to operate the screen and projector. He added the details are still being worked on. Commissioner QUINN appreciated the detailed presentations. Chair DISNEY closed the public hearing. Planning Commission Minutes - 3 – February 6, 2025 It was moved by Commissioner SCHELKE and seconded by Commissioner QUINN to APPROVE Case No. WZ-24-02, a request for approval of a Specific Development Plan for a three-building restaurant and park corridor on property located within Planning Are 6 of the Clear Creek Crossing Planned Mixed Use Development southwest of W. 40th Avenue and Clear Creek Drive, for the following reasons: 1. The specific development plan is consistent with the purpose of a planned development, as stated in Section 26-301 of the Code of Laws. 2. The specific development plan is consistent with the intent and purpose of the outline development plan. 3. The proposed uses are consistent with those approved by the outline development plan. 4. All responding agencies have indicated they can serve the property with improvements installed at the developer’s expense. 5. The specific development plan is in substantial compliance with the applicable standards set forth in the outline development plan and with the City’s adopted design manuals. With the following conditions: 1. Minor site adjustments may be required to align with civil construction plans and the replat to coordinate this development with surrounding infrastructure improvements. 2. Approval from Applewood Sanitation District for easement encroachments shall be required prior to issuance of building permits. 3. The associated subdivision plat (Case No. MS-24-02) shall be recorded prior to recording of the subject SDP. 4. The developer shall enter into a development agreement with the City to be recorded with the County Clerk & Recorder prior to issuance of building permits. 5. Building permit submittals shall be consistent with the SDP. Motion approved 6-0. Commissioner QUINN thinks this will be a nice western gateway into the City of Wheat Ridge, and it has been well thought out. Commissioner GRAEVE is excited to have a space that ties in nicely to the neighbors to the west and thinks it is a tasteful design and looks forward to the pedestrian and bike components. Chair DISNEY has been waiting patiently for this part of the Clear Creek Crossing development. She thanked staff and the applicant for bringing Wheat Ridge into the twenty-first century with design and restaurant choices. She added it will be a great addition to the western side of town. Planning Commission Minutes - 4 – February 6, 2025 8. OLD BUSINESS 9. NEW BUSINESS A. Upcoming Dates Ms. Easley mentioned that on February 20 there will be a City Plan open house Phase 4 update and a Planning Commission meeting, which will include the Lutheran Legacy Campus rezone, 4:30 and 6:30 pm respectively. B. Project and Development Updates Nothing currently. C. Commissioner Updates Commissioner SCHELKE spoke of the protective bike lane in Denver, located east of Sheridan Boulevard on 29th Avenue. He mentioned he is impressed with it and said to slow down and watch out for the new speed bumps. 10. ADJOURNMENT It was moved by Commissioner QUINN and seconded by Commissioner MOORE to adjourn the meeting at 7:09 p.m. Motion carried 6-0. __________________________ _______________________________ Kristine Disney, Chair Tammy Odean, Recording Secretary Planning Commission 1 Case No. WZ-25-02 / Lutheran Legacy Campus Rezoning CITY OF WHEAT RIDGE PLANNING DIVISION STAFF REPORT REVIEW DATES: February 20, 2025 (Planning Commission) / April 14, 2025 (City Council) CASE MANAGER: Scott Cutler, Senior Planner CASE NO. & NAME: WZ-25-02 / City-Initiated Rezoning of the Lutheran Legacy Campus REQUEST: A City-initiated zone change of the Lutheran Legacy Campus from Planned Hospital Development (PHD), Planned Commercial Development (PCD), Residential-Two (R-2) and Residential-One (R-1) to the Mixed Use Lutheran Legacy Campus (MU-LLC) zone district. LOCATION OF REQUEST: Former Lutheran Hospital Campus APPLICANT: City of Wheat Ridge OWNERS: Sisters of Charity of Leavenworth Health (SCL), Foothills Medical Building Company LLP, City and County of Denver APPROXIMATE AREA: Approximately 100 acres PRESENT ZONING: Planned Hospital Development (PHD) primarily, with portions of Planned Commercial Development (PCD), Residential-Two (R-2), and Residential-One (R-1) COMPREHENSIVE PLAN: Lutheran Legacy Campus Master Plan ENTER INTO RECORD: (X) CASE FILE & PACKET MATERIALS (X) COMPREHENSIVE PLAN (X) ZONING ORDINANCE (X) DIGITAL PRESENTATION Location Map (see next page) Planning Commission 2 Case No. WZ-25-02 / Lutheran Legacy Campus Rezoning JURISDICTION: All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. I. REQUEST The City of Wheat Ridge is requesting approval of a city-initiated zone change to Mixed Use Lutheran Legacy Campus (MU-LLC) for the former Lutheran Hospital Campus. II. EXISTING CONDITIONS The site is just under 100 acres in size and currently contains many hospital-related buildings including West Pines Behavioral Health, Collier hospice facility, various medical office buildings, multiple accessory buildings such as the blue house and chapel, and most notably, the original Lutheran Hospital building. Intermountain Health (formerly SCL Health) moved their operations in August 2024 to the new Lutheran hospital building at the Clear Creek Crossing development, approximately four miles west of this site. The site is currently zoned primarily Planned Hospital District (PHD), and permitted uses include only hospitals, hospice care, and accessory uses customarily associated with a medical campus. There are small portions of other zone districts (Exhibit 2, Zoning Map): one medical office building zoned Planned Commercial Development (PCD), and some lots along Dudley Street zoned Residential-Two (R-2) and Residential-One (R-1) that were platted in the 1940s as part of the hospital development but never developed. The purpose of the legislative zoning is to eliminate the restrictive zoning designations and instead apply one zone district that aligns with the vision in the Master Plan—allowing a mix of land uses (residential, office, civic, retail, and cultural), allowing a mix of housing types, and requiring open Planning Commission 3 Case No. WZ-25-02 / Lutheran Legacy Campus Rezoning space and multimodal facilities. The purpose of proceeding with a city-initiated zone change (instead of waiting for a private zone change request) is to reduce the amount of time that portions of the property sit vacant and to catalyze investment in the site, since the hospital relocated in 2024 and most of the site is now vacant. III. PROPOSED ZONING On May 13, 2024, City Council passed Resolution 26-2024 in support of initiating a legislative zone change for the Lutheran Legacy Campus. The legislative zone change is based on the Lutheran Legacy Campus Master Plan, adopted by City Council on October 25, 2021, through creation of a new mixed use zone district specifically for the campus. The new zone district, called Mixed Use Lutheran Legacy Campus (MU-LLC) was approved by City Council at a public hearing on January 27, 2025. The next step in the process is to rezone the campus to the new MU-LLC zone district. Section 26-113 of the City Code specifically allows the City to initiate zone changes. There are two types of zone changes allowed by City Code: city-initiated and private. The most common type of zone change in Wheat Ridge is a private rezoning which is initiated by private property owners. These requests are considered “quasi-judicial,” and decision makers are prohibited from discussing the merits of a zone change with each other or the public outside of the public hearing. A zone change proposal that is city- initiated or legislative (these terms can be used interchangeably) is one that is initiated by City Council. This is different than a private rezoning because legislative actions are those which affect the general public and decision makers can engage in public discussion. While not frequent in Wheat Ridge, the City has a history of legislative rezonings including along portions of Wadsworth and W. 38th Avenue. Like those corridors, the Wheat Ridge community has a broad vested interest in the Lutheran Legacy Campus, and this is memorialized in the Master Plan. To achieve the vision of any long-range plan, zoning rules need to be aligned with a plan. This is why legislative zone changes often follow planning efforts, and this is why the Lutheran Legacy Campus is an ideal candidate for such action. Section 26-113 of the Wheat Ridge Code of Laws describes the process and requirements associated with a legislative zone change. Specifically, it describes these key points: • City-initiated rezonings may be made with or without consent from affected property owners. • City-initiated rezonings may be to any zone district. • The process of a city-initiated zone change is formally commenced by adoption of a resolution that describes the general area of the proposed rezoning and the intended purpose and objectives to be achieved by the rezoning. (Completed by passage of Resolution 26-2024) • Similar to a private zone change request, a series of public meetings are required: o Neighborhood meeting (Completed on September 17, 2024) o Planning Commission public hearing (February 20, 2025) o City Council first reading (March 24, 2025) o City Council public hearing (April 14, 2025) IV. ZONE CHANGE CRITERIA Staff have provided an analysis of the zone change criteria outlined in Section 26-112.E, which are also used for city-initiated rezonings. The Planning Commission and City Council shall base their decisions in consideration of the extent to which the following criteria have been met: Planning Commission 4 Case No. WZ-25-02 / Lutheran Legacy Campus Rezoning 1. The change of zone promotes the health, safety, and general welfare of the community and will not result in a significant adverse effect on the surrounding area. While staff do not disregard the impacts of new development within existing areas, redevelopment also promotes positive outcomes such as opportunities for neighborhood retail and new residents creating more neighborhood vibrancy. New development also results in new sidewalks, more lively streetscapes, and improved infrastructure. The City created the MU-LLC development standards with specific regard for the surrounding areas including residential transitions and buffers to ensure limited impacts on adjacent existing residential neighborhoods. Staff conclude that this criterion has been met. 2. Adequate infrastructure/facilities are available to serve the types of uses allowed by the change of zone, or the applicant will upgrade and provide such where they do not exist or are under capacity. In the event that the current utility capacity is not adequate, the future developer will be responsible for utility upgrades. Although the property is currently served by utilities and service providers, the layout may change substantially, and future coordination will be required. Referrals will be sent to all utility districts prior to any redevelopment, starting with the Concept Plan review where preliminary layouts and access are being determined. Staff conclude that this criterion has been met. 3. The Planning Commission shall also find that at least one (1) of the following conditions exists: a. The change of zone is in conformance, or will bring the property into conformance, with the City of Wheat Ridge comprehensive plan goals, objectives and policies, and other related policies or plans for the area. The following documents and policies are to be used as guides when considering zone changes relative to the subject site. NEIGHBORHOOD REVITALIZATION STRATEGY – adopted 2005 – updated 2019 • Identified strategies for the city to become a “community of choice” • Goal for Wheat Ridge to be competitive with adjacent jurisdictions by upgrading housing stock, increasing the variety of housing stock available, developing employment areas, and targeting underutilized commercial properties for redevelopment. COMPREHENSIVE PLAN: Envision Wheat Ridge – adopted October 2009 The property is shown as a public hospital campus with an employment/commercial center designation in the comprehensive plan. The 2009 plan did not anticipate the closure of the hospital campus in 2024; therefore, this plan is not applicable to the rezoning as it is not realistic to assume that only a hospital can be located on the site. Planning Commission 5 Case No. WZ-25-02 / Lutheran Legacy Campus Rezoning LUTHERAN LEGACY CAMPUS MASTER PLAN – adopted October 2021 The Lutheran Legacy Campus Master Plan provides guidance for how future development will look and feel at the hospital campus. The plan was informed by substantial public input which informed the vision for the campus. The plan recommends that the campus redevelop over time with a mix of land uses, a mix of housing types, and a variety of open space and multi-modal amenities. The plan also contains high-level land use concepts that inform the future permitted uses and layout of the campus. Staff conclude that this criterion has been met. b. The existing zone classification currently recorded on the official zoning maps of the City of Wheat Ridge is in error. Staff has not found any evidence of an error with the current zoning designation as it appears on the City zoning maps. Staff conclude that this criterion is not applicable. c. A change of character in the area has occurred or is occurring to such a degree that it is in the public interest to encourage redevelopment of the area or to recognize the changing character of the area. The closure of the hospital in 2024 and relocation to Clear Creek Crossing has left the campus partially vacant. Because of this, the City initiated the zone change to ensure the campus does not sit vacant for a prolonged period and to set guidelines for redevelopment before a developer is selected by the hospital. Staff conclude that this criterion has been met. d. The proposed rezoning is necessary in order to provide for a community need that was not anticipated at the time of the adoption of the City of Wheat Ridge comprehensive plan. At the time of the adoption of Envision Wheat Ridge, the City only contemplated this area to continue to be used as a hospital and medical offices. Because of this, the City approved the Lutheran Legacy Campus Master Plan in 2021 to act as a supplement to the comprehensive plan for this site. The rezoning is in response to the adoption of the Master Plan and the closing of the hospital in 2024, which will allow the campus to be repurposed instead of sitting vacant as a former hospital. Additionally, the rezoning responds to the November 2024 community approval of a Charter amendment modifying the permitted building heights on the campus, lowering permitted building heights for the first row of development on the east, west, and south sides, and raising permitted building heights in the center of the campus. Rezoning of the property to MU-LLC will align the development standards to the approved building heights from the Charter amendment. Planning Commission 6 Case No. WZ-25-02 / Lutheran Legacy Campus Rezoning Staff conclude that this criterion has been met. Staff conclude that the criteria used to evaluate zone change support this request. V. PUBLIC NOTICING Prior to any public hearing, the City is required to hold a neighborhood input meeting in accordance with the requirements of Section 26-109. That meeting was held on September 17, 2024 at the Wheat Ridge Recreation Center on the same day as the City Plan open house. Residents and owners within 1,000 feet of the property were notified. Meeting notes are attached in Exhibit 3, Neighborhood Meeting Summary. City Code requires different public notice requirements for city-initiated rezonings than for private rezonings. All property owners and occupants within the area to be rezoned (i.e., the hospital campus) are required to be noticed that they are included in the area to be rezoned; notice was sent to the four (4) property owners within the rezoning boundary. Newspaper notice is also required. Unlike a private rezoning, the 1,000-foot mailing for the hearings is not required, nor are signs required. However, given the major importance of this rezoning for the future of the City of Wheat Ridge and the amount of community involvement thus far, the City has elected to mail a courtesy notice to residents and owners within 1,000 feet of the property and to post signs on public rights-of-way surrounding the campus. VI. AGENCY REFERRAL Formal referrals were not sent to service agencies for this city-initiated rezoning. The property is currently served by Xcel, West Metro Fire, Wheat Ridge Sanitation, and Wheat Ridge Water and preliminary utility studies were completed as part of the Master Plan efforts in 2021. As this application is only for the rezoning of land and does not constitute any development, referrals were not necessary. Any future development of the campus will require full notification to all service providers, starting with the required Concept Plan and subdivision plats, and any future developers will be required to work directly with any service providers on necessary upgrades and changes. VII. STAFF CONCLUSIONS AND RECOMMENDATION Staff conclude that the proposed zone change promotes the health, safety and general welfare of the community and will not result in a significant adverse effect on the surrounding area. Staff further conclude that although utility infrastructure currently serves the property, a future developer will be responsible for upgrades, if needed in the future, to serve new development. Finally, staff conclude that the zone change is consistent with the goals and objectives of the adopted plans, policies, and goals of the city. Because the zone change evaluation criteria support the zone change request, staff recommend approval of Case No. WZ-25-02, the city-initiated rezoning of the Lutheran Legacy Campus to MU- LLC. Planning Commission 7 Case No. WZ-25-02 / Lutheran Legacy Campus Rezoning VIII. SUGGESTED MOTIONS Option A: “I move to recommend APPROVAL of Case No. WZ-25-02, a request for approval of a city-initiated zone change of the Lutheran Legacy Campus from Planned Hospital Development (PHD), Planned Commercial Development (PCD), Residential-Two (R-2) and Residential-One (R-1) to the Mixed Use Lutheran Legacy Campus (MU-LLC) zone district, for the following reasons: 1. The proposed zone change will promote the public health, safety, or welfare of the community and does not result in an adverse effect on the surrounding area. 2. A future developer will be required to upgrade infrastructure and utilities to serve the types of uses allowed by the change of zone. 3. The proposed zone change is consistent with the goals and objectives of the City’s adopted plans and policies, including the adopted Lutheran Legacy Campus Master Plan. 4. The zone change will provide additional opportunity for reinvestment in the area. 5. The criteria used to evaluate a zone change supports the request.” Option B: “I move to recommend DENIAL of Case No. WZ-25-02, a request for approval of a city-initiated zone change of the Lutheran Legacy Campus from Planned Hospital Development (PHD), Planned Commercial Development (PCD), Residential-Two (R-2) and Residential-One (R-1) to the Mixed Use Lutheran Legacy Campus (MU-LLC) zone district, for the following reasons: 1. …” Planning Commission 8 Case No. WZ-25-02 / Lutheran Legacy Campus Rezoning The site is generally bounded by W. 32nd Avenue, Dudley Street, W. 38th Avenue, and Allison Court and includes parcels owned by the Sisters of Charity of Leavenworth Health (SCL Health), Foothills Medical Building Company LLP, and the City and County of Denver EXHIBIT 1: AERIAL Planning Commission 9 Case No. WZ-25-02 / Lutheran Legacy Campus Rezoning EXHIBIT 2: ZONING Planning Commission 10 Case No. WZ-25-02 / Lutheran Legacy Campus Rezoning NEIGHBORHOOD MEETING NOTES Meeting Date: September 17, 2024 Attending Staff: Stephanie Stevens, Senior Planner Alayna Olivas-Loera, Planner II Jana Easley, Planning Manager Lauren Mikulak, Community Development Director Location of Meeting: City of Wheat Ridge Recreation Center Property Address: 8300 W. 38th Avenue Property Owner(s): Sisters of Charity of Leavenworth Health Property Owner(s) Present? No Applicant: City of Wheat Ridge Applicant Present? Yes Existing Zoning: Planned Hospital Development (PHD), Planned Commercial Development (PCD), Residential-Two (R-2) Residential-One (R-1) Existing Comp. Plan: Lutheran Legacy Campus Master Plan Existing Site Conditions: The property is located on the south side of W. 38th Avenue, between Dudley Street and Allison Street, and spans to W. 32nd Avenue at its southern edge. The property is currently split-zoned between Planned Hospital Development (PHD) and Residential-One (R-1). The PHD portions comprise a majority of the site and the R-1 portions are limited to the western edge. Properties surrounding the site are zoned Residential-Two (R-2) in all directions, except for that portion of Planned Commercial Development (PCD) where the Foothills Medical Office Building resides along the northwest border. Current uses in the area include low-density residential with some commercial uses just to the east. According to the Jefferson County Assessor, the site is just under 100 acres in size. The property currently contains many hospital-related buildings including West Pines Behavioral Health, a hospice facility, various medical office buildings, multiple accessory buildings such as the blue house and EXHIBIT 3: NEIGHBORHOOD MEETING SUMMARY Planning Commission 11 Case No. WZ-25-02 / Lutheran Legacy Campus Rezoning chapel, and most notably, the original Lutheran Hospital building. Intermountain Health (formerly SCL Health) moved their operations in August 2024 to the new Lutheran hospital building at the Clear Creek Crossing development, approximately four miles west of this site. Applicant/Owner Preliminary Proposal: The owner is selling the property and the City desires to legislatively rezone the property to Mixed Use- Lutheran Legacy Campus (MU-LLC) in order to align with the 2021 Lutheran Legacy Campus Master Plan and allow for a mixed-use development including a variety of housing options and neighborhood-serving retail uses. The following is a summary of the neighborhood meeting: • In addition to the applicant team and staff, approximately 170 members of the public attended the City Plan Open House and/or Lutheran neighborhood meeting, which were held concurrently in an open house style setting. • Staff discussed the site, its current zoning and future land use. • Members of the public were informed of the process for the zone change. • The members of the public were informed of their opportunity to make comments during the process and comment forms were available at the neighborhood meeting. • A number of topics were discussed at the neighborhood meeting. Please reference the attached topic boards presented at the meeting for more detail. • City staff heard a variety of opinions and concerns about the rezoning including: o Concern about the potential for increased traffic o A desire for publicly usable open space o A desire to retain the blue house and chapel o Support for taller heights in the center and lower heights around the perimeter o Support for neighborhood retail/restaurants o Concern about taller height in the center o Concern about density o Concern about the character of the area changing o A desire for lower heights near the ditch o Support for preserving the ditch and trail o A desire for residential along W. 38th Ave. o Questions about whether part of the hospital could be reused o Concern about affordable housing o Concern about lowered property values o A desire for increased setbacks adjacent to existing residential o Questions about height in relation to grades o A desire for increased setbacks adjacent to 38th Avenue o Concerns about allowing street connections to existing neighborhoods o Concerns about parking overflow o Desire for more housing opportunities o Support for bike and pedestrian connections o A desire for preservation of the existing tree canopy