Planning Commission Agenda and Packet 2016 07 14

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Planning Commission Meeting Minutes June 23, 2016 Page 10 of 30 Rice asks are any of those things in existence in that area now. Robinson says the Pearl Izumi development just west is an office development. There is no industrial or warehouse component. Crystal Springs brewery has an operation with taproom there. There is a gymnastics school and a karate school in the CTC. Rice says from a practical standpoint, if the applicant gets the rezoning they are asking for, what will that add to the list they can build. Robinson says it would reduce the variety of things they can do. P -C is a broader zoning category than P -I. It would allow the typical building built out in CTC today, a large industrial flex buildings. Rice says that means the buildings predominantly out there now. Robinson says buildings for warehousing and manufacturing. Rice says when the rezoning occurred in 2015 on the parcel to the south, did Staff support that rezoning? Robinson says Staff did support it. Rice says the difference in character is that this parcel is o)hway 42. Why does that make a difference? Robinson says the additional traffic at the major intersection makes it more viable for commercial use. When we looked at the parcel to the south, was that parcel viable for commercial? The analysis at that time was that because it is off a major road, it is less likely to develop. Tengler says related to that, it suggests that Staff considers Highway 42 a viable sheet for producing retail traffic. If I think of the characteristics of Highway 42, there is nothing but a cemetery, an entrance to a park, and some residential further to the east. There is no retail along that street at all. It is a stretch to consider that simply because the property is located along Highway 42, it will become a reasonable retail or commercial space. Robinson says that is a valid question. There is no guarantee that this property will be a viable commercial property at any time in the foreseeable future. That was the intent of the corner because that is where the traffic is. Staff looked at this as "are we ready to say this is not a viable commercial property" and it should be rezoned Industrial. Looking at the CTC, it is approaching build -out and attracting more employees. Will they be enough to support commercial along with Highway 42 traffic? Zuccaro says the original intent of the GDP was for the properties along Highway 42 to meet the CDDSG so there would be a consistent frontage along that road. There are higher design standards under commercial versus industrial. Hsu says assuming we rezone, the applicant made a comment that they could not be zoned industrial and comply with the commercial guidelines. In the CTC area, how many current existing buildings comply with the CDDSG? Robinson says Pearl Izumi and Lockheed, so only two. Pritchard asks Staff if they know what the traffic flow is on Highway 42? Robinson does not have the numbers. Email entered in reco Motion made by Rice to enter email and memorandum from Jim Vasbinder dated May 13, 2016, seconded by Tengler. Motion passes 5-0 by voice vote. Applicant Presentation: Jim Vasbinder, Etkin Johnson Real Estate Partners, 1512 Larimer Street, Denver, CO Thank you for your consideration of our request. I'd like to pass out some additional information. Site Plan entered into the record: Motion made by Moline to enter Conceptual Site Plan from Etkin Johnson, seconded by Tengler. Motion passes 5-0 by voice vote.