Planning Commission - workshop

There we go. All set to go.

Awesome. Well, good evening, folks. Welcome to the Planning and Zoning Study Session. It is Wednesday, August 12th. And Brandon, who are we going to have lead out?

Are we doing, Susan, are we doing APS or are we doing, or excuse me, are we doing Global Village?

Yes, that's 1st on the agenda.

Okay. Very good.

So, I believe it's Connor.

Awesome. Good evening commissioners. Connor Bailey here. I'm 1 of the senior planners on staff is I will be presenting the gold village Academy site plan amendment advisory site plan. So let me go ahead and share my screen. Get that all set up here. Okay, and I want to make sure that. You're able to see my screen. Yes. Awesome. Okay. So, again, my name is Connor Bailey, and I will be presenting for staff tonight regarding the global village Academy site plan amendment project. So, as so getting into the request, the applicant global village Academy is requesting a advisory site plan for a proposed school addition to their existing charter school. The subject site has a current zoning designation of mix use office slash institutional and our comprehensive plan place type of innovation campus. The subject site is located within Ward 3 of the City of Aurora. As seen in the vicinity map, the subject site is located just northwest of the East Creek neighborhood, which at the northwest corner of the intersection between East Alameda Drive and South Norfolk Way. Per the aerial of early February of this year, you can see the existing conditions for the subject site, which is improved with the existing Global Village Academy Charter School. As previously mentioned, the approximately 11-acre subject site is located northwest of the single-family residential neighborhood of East Creek. Directly to the north is the Greens View at Center Tech, a multifamily residential development. And to the east is the Mesa Moving and Storage and Global Village Academy East Campus. And immediately to the west is the Columbia Creek under Parks and Open Space. And then further to the west is the Morrow Multifamily Residential and the Americana Development. As previously mentioned, the subject site has a zoning designation of mixed-use office slash institutional. As seen on the zoning map, the property to the north is zoned R3, which is medium-density multifamily residential, and to the west is the Columbia Creek, which has parks and open space, but there is more R3 to the west. Immediately to the east is contiguous MUOI that makes use office and institutional and to the south is R2 medium density residential. As shown in this site photo, you can see the subject site looking to the south from the northern parking lot on the subject site. The grassy area and asphalt playtop that you see there, that is where the new school addition is proposed. I just want to show this is the view that you would see from the proposed development looking to the north towards the green view at Center Tech multifamily apartments. Shown here is the proposed advisory site plan for the new school addition. The advisory site plan is a plan provided by the applicant indicates the new school will provide 15 additional classrooms, The project proposes a new one story school building addition to the existing charter school at the northeast portion of the subject site. The school addition would provide 17,000 additional square feet, bringing the total gross square footage to approximately 71,000 square feet. The proposed addition does not modify any of the existing access points for the subject site. The current car drop off and pick up spot is located on the southern portion of the subject site. Therefore, queuing for cars starts on the eastern drive aisle. The vehicle circulation loops around the site through a two lane, one way drive aisle connecting to the roundabout located at the southwest corner of the site. The northern parking lot is being reconfigured to better flow with the one-way vehicle circulation while a new parking lot expansion is provided on the western portion of the subject site. The proposed parking provides a total of 203 parking spaces, thus exceeding the parking requirement of 111 spaces by 92 parking spaces. A new asphalt playground area is provided northwest of the existing school building. As you see on this plan, multiple pedestrian walks are provided that connect the adjacent public rights away to the car drop-off area, parking areas, play areas, and building entrances. I do also want to note that the volume for the southwestern detention area is being increased as well. As you see here, these are the proposed elevations for the new school addition. The east elevation, the side facing the eastern drive aisle, is shown on top. The north side elevation facing the northern parking lot is seen in the middle, and the bottom elevation shows the west side elevation facing west towards the existing school building. The elevations do note that some of the materials include fiber cement rain screen siding. Staff wanted to touch upon community outreach for the proposed elementary for the school addition. Per the city's school development review agreement, notifications of the application and planning commission review are not required by the city of Aurora. However, the applicant is encouraged to notify all impacted properties. in community organizations independently. Please note that staff stressed the importance of public outreach to the applicant, and the applicant has indicated that they are reaching out to nearby HOA organizations, but staff will defer to the applicant with any further details they have in their public outreach in their presentation. No comments were received from the public or neighborhood groups, and the applicant held no community meetings based on no public comments. Uh, we wanted to kind of get into the initial advisory review. 3 main items were discussed for the proposed advisory site plan. Uh, 1st, uh, being, uh, planning coordinated with the applicant's team regarding the proposed architectural design for the new addition. Uh, during the initial advisory review clarification was sought for how the proposed building elevations and color palette are compatible with the existing school building. Uh, recommendation was given. that the building pattern is distinct, but certain colors from the prudenceful building should be highlighted with the building addition. Second, during the initial advisory review, planning staff highlighted the photometric plans need to provide photometric levels for the overall site plan, including photometric levels 10 feet off the property line. The applicant will provide those revisions at the time of civil plan submittal. Third, and lastly, traffic engineering provided comments regarding the clarification of vehicle circulation and car drop-off areas, specifically the need for striping and clear delineation of lanes and traffic directions. During the initial advisory review, the applicant was able to provide details of the one-way vehicle loop circulation in the southern car drop-off area. The applicant will provide revisions of the traffic impact study at the time of civil plan submittal, and traffic engineering had minimal comments for that TIS moving forward into the civil plan submittal. Moving on to the approval criteria for the Advisory Site Plan application, please note that all planning comments are advisory in relation to the criteria of section 146-5.4.3.2.C of the Unified Development Ordinance. With that, the proposed Advisory Site Plan does comply with the applicable standards in this UDO. It complies with other adopted city regulations. complies with any approved master plan that includes the property and complies with any conditions specifically applied to the development of the property by the Planning and Zoning Commission or City Council in a prior decision affecting the property. Based on the review of the proposed advisory site plan and the approval criteria, staff finds the Global Village Academy site plan amendment project to be consistent with the UDO development standards and external impacts have been appropriately mitigated. With that, staff advises that the application may proceed with the next steps in the advisory review process and that the Planning Commission does not need to request a meeting with the Board of Education as outlined in Statutes 22.32.124 of the Colorado Revised State Statutes. That concludes staff's presentation. I'm happy to answer any questions if there are any. If not, we can move on to the applicant's presentation. And I do see the hand up from Robin.

Right. So we're going to go ahead and ask for commission questions of Connor first, and then we will move toward the applicant presentation. So Ms. Commissioner Becker, you are up.

Mine is a curious question about the, if you go back to that original image of where you showed where the front of the building, it looks like to me, it's just the front. I know it's not the front where the addition is going to be.

There was a mural there.

Is the mural going to be I guess, if that makes sense.

Yeah. I know with the addition, it's a one-story addition, so the mural is not completely blocked, but I would refer to the applicant with their architecture if they have anything, if they're going to keep anything in theme of that mural.

Okay. Thank you.

Of course. Thank you, Commissioner Becker.

Other questions from the commissioner? If not, thank you Connor for an excellent presentation. If we now could have an applicant presentation, that would be great.

Hello, good evening Commissioners. Thank you for having us today. My name is Chris Capelle. I am the engineer on this project. I'm here to tell you a little bit more about it, but before I get to that, I also want to introduce Carla Dieters. Carla Dieters is the school And I'd like to give her a chance to talk a little bit about the project and what's driving it. Carla, if you could.

Yes, thank you. Good evening, everyone. I'm Carla Dieters. I'm principal of Global Village Academy in Aurora. We serve kindergarten through eighth grade families. We are celebrating our 20th year of serving children in our community. So for 20 years, we have proudly served the Aurora community. for families have trusted us to educate their children, celebrate their cultures, and prepare them for the future. Currently, we are in two buildings, but we are looking to unify our school community. This building project gives us the opportunity to bring the entire kindergarten through eighth grade community together on one site. For us, it is more than a building. It is an opportunity to strengthen us, create deeper connections, and provide a shared experience and one shared experience for our students, families, and staff. So in our eyes, we are hoping to be part of building this future community for Global Village Academy.

Thank you, Carla.

With that, I will share my screen and I can talk a little bit about about further about the project. So as Connor had mentioned, this is a school building project. This is a. The main goal of this is to unify the Global Village Academy campus. Just going to share some Google Earth imagery here. So currently this is our elementary school. That's the main property and the middle school is currently located in this building immediately adjacent to the Mesa Moving and Storage building. The plan is to not renew the lease. on this building and move the middle school onto the main campus. So this upcoming building here is essentially the middle school of Global Village Academy. That's the goal. So with that, we're going to be expanding the building square footage. We will not be increasing enrollment. The plan is to essentially match the current enrollment But just have a little bit more unified campus. One of the big driving factors has been safety, too. If you've ever driven through these areas, every once in a while you'll see students walking from one campus to another via the sidewalk. And I think everybody can agree that it'd be better if everybody was just on one campus rather than split between two. In relation to public outreach, the plan is that the school is going to reach out to the surrounding neighborhoods and let them know of this project. The impacts of construction are always tough to deal with, but we are pretty lucky that this school is nestled away in the corner where the impacts can be fairly minimal during construction. Do I see a hand up? Should I stop?

I'm not sure who Vernel is.

Okay.

So keep going and Vernel will hold questions until the end, following questions from the commissioners, please.

Okay, sounds good. Okay, so yeah, the plan is to outreach to the community. The best method of doing that, we're not exactly sure yet, but some of our options are to do door-by-door flyers or just post a sign, a large sign at the front of the school and make everybody in the area aware of the project. As far as parking goes, as Connor had mentioned, we are adding a significant number of parking stalls to the campus. One of the big reasons for that is so that this school has capacity during stuff like parent-teacher nights and also just generally during the day, they just have a little bit more capacity It is a charter school. They operate a little bit differently than your traditional APS schools, so they do have more need for parking than the traditional elementary school. Elementary and middle school, I should say. As far as site access goes, we are maintaining site access to the right away for pedestrians and vehicles. We are not changing that approach here, but we are improving the traffic situation. We have a traffic engineer on board who has evaluated a routing pattern and also an operational pattern to provide advice to the school during their drop off and pick up situations to help them mitigate the traffic concerns on the public right away.

So that is being addressed there too.

I think that's about it. Oh, let me address the situation about the building colors. So this is the color scheme that we've come up with with our architect. And the plan is also to have the main building adopt that color scheme as well. So we have a lot of like earth tones with a little bit of blue splashed in. The main building is also going to adopt the same kind of color scheme. So it really looks like one unified campus at the end of the day. I think the only other question was about the pattern. So that pattern is actually concrete plates. So that pattern is not necessarily in the paint itself. It's within the actual construction. So the pattern is not really changing. The colors are going to change. But the pattern itself is going to stay the same. And the colors will match this future building when we get to the end of the project. Hope that makes some sense.

Thank you very much, Christopher. Questions of Christopher or Carla from the Commission. I have a couple of questions and probably to Carla. As you may guess, I have been on public notification for schools this year. And while I understand it's your intent and that you have a bit of a plan of how you're going to reach people, how and when are you going to actually start to reach people that we're looking at a school expansion or consolidation on the schoolyards?

I think we can commit to the end of the month, wouldn't you say, Carla?

Absolutely. We'd like to start sooner so that there's plenty of time and opportunity for people to receive the information, ask questions, and be available to them to ensure that we are in regular communication with the community.

And I'm assuming with your neighbor being Mesa Storage as well?

Yes, we actually have quite a bit of communication because right now we are in a shared building for our middle school and the Mesa Storage. Yes.

So that's not going to be a surprise to them, nor will underway construction. And when do you anticipate construction to begin?

Our hope would be before the end of the year.

Okay. And I take a construction will commence while school is still in session. Is that correct?

Yes, that is the plan. This is too big of a project to just take place during summer. So we actually have a contractor already selected who's coming up with plans to mitigate the impacts of construction during school sessions.

Both to the students as well as traffic impacts in the area. Is that correct?

Yes, that's correct.

Any other questions from the commissioners? If not, thank you very, very much for taking your time this evening to present this. And I believe, Brandon, we are ready to move to the next item unless... Oops, I just noticed I'm on mute. Thank you very, very much for spending your time with us this evening. And unless you have any further comments. All right, Brandon. Thank you so much for your time.

Thank you.

Yes, Commissioner Bush.

Commissioner Horrigan. What is the focus of this particular charter school? We looked at a charter school about a month ago that's going to feed talented, young people into the hospital at Anschutz. And it's my understanding that charter schools have focus, like the higher level preparing for theater or music. What is this particular charter school's focus? And why did you select that focus for this particular area?

So 2021 years ago, when the school was created, we were always built as a dual language immersion program for kindergarten through eighth grade. We began by teaching Mandarin and Spanish in addition to their English instruction. And after the first year, we added French. The reason dual language immersion was chosen because at that time, we are Colorado's first dual language immersion program as a charter school. I believe that International School of Denver came first, but they are a private school. And the reason that they selected that focus as a charter school, a publicly funded charter school, is to give more children the opportunity to develop a second or a third language in addition to their English instruction.

Excellent. Thank you. Thank you very much.

Any further questions? I do have one more question, Carla. My apologies. How many students total will be on this campus?

Historically, we have served 820 to 880 students. It fluctuates a little bit from year to year, but that has been what our enrollment has been for many, many years.

All right. Thank you again for presenting this evening. Brandon, our next topic, I believe,

is gas station buffers is that correct yes it is and so I believe Marissa Nobel will be presenting for planning hi there thank you to the commissioners for allowing me to present today I'll share my screen okay

so yes my name is marissa noble i'm a gis planner 3 with the long range planning group i'm here today to talk about gas station buffers so starting in november of last year staff started presenting to the planning and economic development committee meeting regarding gas station buffers and recently staff was instructed to begin the public engagement portion of the project so this is our first out into the public engagement bit of it. And so the ask at the end of this would be to take a survey which will be up soon for the Planning and Zoning Commission commissioners. And you know, we'll talk a little bit more about that and get into the details. But yeah, so we're we're beginning the public engagement process now and and starting with Planning and Zoning Commission. So a little bit about the project overview. So staff intends to reach out to residents and workers of Aurora, different groups, different stakeholder groups, have one-on-one interviews with specific stakeholders to assess interest in implementing spatial buffers or space between existing gas stations and future gas stations. implement spatial buffers between future gas stations and residentially zoned areas, and requiring new gas stations to either provide EV chargers when they open or to be readily equipped for EV chargers that might come at a later date. So just a bit about the current gas station regulation. So according to the UDO, New stations can't be within 500 feet of an adult or child daycare center, a hospital, an elementary school, or a secondary school, or a nursing or group home. New stations also cannot be within 500 feet of an intersection if two of the corners already have an existing auto-related business. And those include things like car washes or body shops or car repair shops, things like that. and they're permitted in industrial zoning districts and permitted with a conditional use in mixed use zoning districts. So staying on the current situation of gas stations, we've included a map here that shows those zoning designations. So the red are zoning districts where gas stations are not allowed. Yellow is where gas stations are allowed with a conditional use and then green is where they are permitted. in the current city limits of Aurora. And then sticking with the current situation, we added the currently existing gas station locations to those zoning designations. So you see them here. They're the little white circle with the orange gas pump symbol. And then, so these next few maps will get into a little bit of the different scenarios that the survey will ask about. specifically and try to. You know, figure out like a nice way to kind of portray some of these these possibilities and these different scenarios were taken from other local jurisdictions, jurisdictions in the area that were able to implement these buffers on their behalf. So you know it's a little bit more of like a localized example of what might be able to happen, but by no means are we kind of limited to only picking this buffer, that buffer, or picking any buffer at all really. It's just something to help kind of visualize what these could mean for the City of Aurora specifically. So here we see the same base zoning map with those currently operating gas stations still. One scenario that's asked about in the survey is whether or not a quarter mile buffer from existing gas stations would be preferred. And so that would mean that new gas stations would not be able to be developed within these quarter mile buffers. And then one thing I'll note too, when the webpage is up, there will be a link to an interactive map as well that will have all of these different scenarios that you can toggle on, toggle off and zoom in on. So I know this is a little bit hard to see that quarter mile buffer, but this online map will allow for the user to kind of get a more in depth look a little bit. And then we'll also include kind of visual examples too in the survey, accompanied with those buffer questions. So here's, you know, just a snap from Google Maps for a quarter mile distance from the Aurora Municipal Center to hopefully give survey takers, you know, more of a visual understanding of what a quarter mile would look like to them. And then. We go into another scenario, which also looks at buffers around currently operating gas stations, but this time it's a half mile buffer. So that purple circle around all of the existing gas stations. And then this scenario would mean that no new gas stations would be able to be developed within those purple circles. So the buffer is a little bit expanded in this scenario. And then it's also accompanied by a graphic showing, you know, trying to convey how far a half mile buffer is. And then the survey will get into some residential buffering, so we pivot slightly so we see that same red, yellow, green for the zoning designations on the bottom, along with currently operating gas stations. But then here we also see this kind of translucent black buffer, which is a 1 5th mile buffer from residentially zoned areas. So this buffer would include Areas that are currently zoned residential but might be more in the beginning stages of development or not yet developed at all. And then that will also be accompanied by a fifth mile buffer graphic. And then another scenario, our final scenario regarding buffers from gas stations is this half mile buffer from residential zoning. So in this hypothetical scenario, much of the city would prohibit new gas stations, even in areas that are currently or will be developed. And then that will also have the half mile graphic. And then the survey will kind of conclude with a couple questions about EV chargers and EV charger availability. So you know, EV chargers are a growing business, certainly in Colorado. There's more than 200,000 registered in Colorado now. Typically we'll see a level two or level three on public areas, public spaces that people can access. And there's currently almost 300 public charging stations with 72 of those being at least level three charging stations for just the city of Aurora alone. So the survey will kind of end with, do you feel that there are enough available? what would you like to see of new gas stations, whether they immediately offer an EV charging option or would be more readily equipped to offer them in the future. And so for the next steps of this project, we're going to continue with the public engagement bit, just kind of collecting feedback and comments from the survey. Yeah, like I mentioned earlier, we'll talk to business owners, commercial developers, workers in Aurora, and staff intend to reach out to many different groups to kind of get the best well-rounded feeling of interest in these buffers and EV charging requirements. And that will go on through October 31st. Then at that point, staff will return to Public and Economic Development Council Committee with the findings in November. OK. And this web page will be found at EngageRoar.org slash gas gas stations. Excuse me. It's not currently up, but it will be up very soon. I'd love to be able to, you know, send them email to maybe Planning and Zoning Commission to notify them when they can take it individually to offer feedback individually and then to also maybe send it out to anyone you'd like. I'm available for questions, but also if you want further information or have any comments or anything that you would like to email me, I included my email here at the bottom. But other than that, I thank you for your time.

Perfect. Thank you, Marissa. Commissioners, do you have questions related to the process or Ms. Marissa's presentation? Commissioner Rodley.

Thank you. So I've attended a lot of Engage Aurora, a lot of Build Up Aurora. I read the newsletter every time it comes out. And then I look at who shows up at town halls and who shows up at all these forums that the city is working so hard to get citizen input on. How do you intend to overcome the fact that 10 or 20 people show up at a meeting when there's in excess of 400,000 people who this is going to impact?

That's a really good question. Staff does intend to utilize social media for, you know, folks that maybe can't visit in person some of these town halls. We also, I should have listed it here, but we also will be reaching out to town halls and encouraging city council members to reach out to their constituents as well. But also, yeah, just kind of hoping to reach people that can't visit in person to digitally get there. We'll have a flyer that I can send out to planning and zoning commission commissioners as well. Yeah, you know, I think, Daniel, I'll open it up to you if you have any additional comments on that.

Sure. Yeah, happy to add to that. Daniel, I was going to ask you about the planning department. In addition to some of those more general public forums, whether it's online or at a council member's town hall, We are going to get on agendas with a number of boards and commissions from the city, including the Business Advisory Board and others who have, one, a specific interest in business and development in the community, but also obviously live here and have a stake as residents. We'll also be conducting a series of perhaps focus groups or focused interviews with members of the development community, of the business community. We'd like to talk to commercial property developers. We'd like to talk to people who own gas stations or develop gas stations to find out about their business and about how these potential regulations might affect what they do. We'd like to talk to EV professionals who provide EV charging stations to understand their business and some of the trends and regulations around providing that as well. So I'll be using a number of different tools getting into the general public, but also some sort of specific stakeholders.

Thank you. That was pretty in-depth and pretty strategic. I appreciate that.

Other questions from the Commission? Commissioner Becker.

Thank you, Marissa. That was really, really helpful. That was super intense. I remember looking at those maps when we got the packet, and I was just like, my eyes were kind of, it was so much data. It was great. My question is, when you were researching other jurisdictions, did they have any guidance on how to kind of uh, engage with people or wrap, get people to kind of wrap their head around what, like, a fifth of a mile is versus, like, a quarter? Because, like, one thing I was noticing, um, is when you show those images of, like, it's on the row, you're using Street View, but then you have, like, the, that one building as your marker, would it, does that not compete people more with, instead of just saying, like, here's where a gas station is currently and, like, how far it is? Maybe that, two questions, I guess, if that makes sense.

Yeah, that's a great question. Um, As far as other jurisdictions accurately showing how far a buffer, how far their buffers were, I'm not totally sure if they did or if they offered in sort of like visual graphic. I think the issue I was mostly running into with that was just finding like a building that was tall enough that we could kind of easily see in Google Maps. And yeah, I think having a gas station next to a gas station and having that be a quarter mile exactly would be a great visual as well. But yeah, it's just kind of especially as we as I got like as far as the half mile buffer, just kind of finding something that was easily recognizable enough and you know that was that I could point out in a in a Google Maps image was was kind of the main challenge there.

Thank you. It's not an easy task. It's a it's a bit of an odd one.

Commissioner Bush.

Excuse me. I had a question. For me, there's a difference between just a gas station and a gas station with a car wash. But we are approving gas stations with these large car washes, which is the bigger footprint than usually we think about when we say gas stations. So when you're doing this, do you incorporate that footprint of the large car wash and the gas station? Or do you just, how do you do it? Because I think our biggest issue is those big car washes that, you know, two blocks down, then there's another huge car wash with a gas station. So I just have that question. That's my question.

Yeah, that's a great question. I think, you know, I think when we were talking about this project in the beginning, it was, you know, just kind of mainly focused on gas stations and then also EV chargers and then that kind of being so much to ask already in this project, but I think maybe I'll defer to Daniel too if he has some better insight on that.

Sure. Commissioner Bush, that's a great question. I think when we talk about gas stations, there's gas stations and there's gas stations with convenience stores, sometimes a large convenience store, a car wash associated with that. In some cases, there's gas stations associated with a grocery store. Um, and I think that's 1 thing that we're going to try to find through the outreach that we do is are all these are all these different configurations. Um, you know, what's the impact of these on each other on neighborhoods? Um, and can we craft regulations to, um. sort of understand the nuances of these different formats. And so that's definitely a great question. And there's probably four or five different sort of permutations of gas stations plus that we want to get into. So we'd appreciate feedback on that. I know the commission has dealt with a lot of gas stations and a lot of car washes. Let's see, you all may have some valuable perspectives on what we've been seeing recently.

Thank you.

Other questions?

Again, comments from the commissioners. Susan, it does appear that we have someone that would like to make a statement, but because this is a study session, unfortunately we do not entertain other questions unless it is from the Commission or the applicant. So again, I'm not sure who Vernal is, Please be advised that there will be opportunity for public input, but it's just not in this particular format. I do have some questions both of Daniel and. Marissa, we have some. Frankly, gas station providers that the city has worked with and that have appeared before this commission with great frequency. It can be come and go. It can be quick trip. It can be maverick. Have you actually sat down already, like before this moment, and had the conversations with this industry? And what's the feedback that you're hearing from them?

At this moment, we have not. Staff intends to reach out to a lot of these, you know, business owners in the gas station realm. Mostly, we're just really just beginning this project, this public engagement portion, and after presenting to Planning and Zoning Commission, or I'm sorry, Planning Economic Development Council Committee a few times.

Okay, perfect. And Janine, or Ms. Rustad, I do see your hand up. If you would like to comment, please do.

Janine Rustad, Director of Planning and Business Development at ICSC in Vegas. We did have a meeting with a number of the providers that you listed. We let them know this was coming. Of course, Their feedback is where there's a market, they'll go in, but we will do roundtables to get the focus industry input.

Good, perfect. My next question, and again, Daniel or Marissa, I think that the City of Aurora does a great job communicating internally, meaning internal to the city. it's very difficult when you're on the outside to hear about some things. Have you looked at possibly doing an article or putting, working with the Aurora Sentinel, something that actually reaches those folks that are not internal to the city to get actual feedback?

Yeah, that's a really great comment. I know we have spoken about adding something in the physical water bill that also gets sent out to residents across Aurora. But I think that's a really great comment to reach out to the Sentinel.

And I would add to that, our social media reach is beyond Aurora as well. And I think some of the stakeholders like the Aurora Chamber or like some of the major organizations gas station brands and developers do work in Aurora and beyond Aurora. And so they might be able to provide perspective as well from a regional standpoint. And so that's one of those questions we'll want to talk to those folks. But yeah, that's a great idea. We want to get information about what's happening here, but also about developers and investors that may choose or not choose Aurora, depending on what we do.

Perfect. And personally, in my case, because I happen to live in Heather Gardens, I don't get a water bit, so I would never see this. And that's true for the other 2,500 people who live here. So, you know, just keep those types of things in mind. My last question, and then again, commissioners, feel free to ask more questions of these folks. is when you do the exhibit like you showed us tonight, will it be citywide, meaning say east and west of 225? Or are you taking this in quadrants?

Well, we're doing citywide outreach. I think, Marissa, the exhibits that you showed touched on gas stations throughout the city, and we're looking at sort of citywide regulations, and that's what planning and economic development asked us to do. Awesome.

All right. Any other questions from the commissioners? Daniel and Marissa, thank you. Thank you very much for attending this evening. We look forward to hearing the results from this because I believe it's a hot topic and it covers a multitude of things, anything from a property owner's rights to sell to a use by right to a conditional use as a matter of practice for us. So please keep us posted and we look forward to hearing back from you. We'll do.

Thank you so much.

Right. Thank you again, folks. It looks like we've got just a little longer for you to wolf down your dinner really quickly before we begin our meeting. Any other words from the Commission? If not, we will see you at 610 Sharp under the leadership of Chair Walz. Thank you again.