Planning Commission Minutes 2017 07 13

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Planning Commission Meeting Minutes July 13, 2017 Page 5 of 12 Leyba says I have a few other projects similar to this in Westminster, Broomfield, Firestone, and Longmont. They have clubhouses and typically their meetings are held there. Public Comment: Chuck Ogsbury, 673 Dixon Road, Boulder, CO This is an interesting situation to me because my partner and I are looking to build a small flex building in CTC. For flex space or warehouse, you are required 1 parking space/1000 SF for warehouse and 2 spaces/1000 SF for flex space. This has 32,000 SF. Conceivably, people can work in these places. It is built on a model like Garage World. People can sublease their spaces to "who knows what". With the restroom and kitchenette in the clubhouse, it is handy. It is a great idea of how to get around parking issues and code issues to use these spaces for warehouse. If a business is running a business out of this, there will be people storing things, pulling stuff out, and arranging. There will be "work" being done in those warehouses. If it is a flex space used as a shop, it is possible more use. Pulling an RV or boat in there, it is storage. I hear tonight that this could be used as a warehouse or flex space or the use could be changed. It is interesting that you will allow this. Maybe I should consider this as well. We bought land in the CTC 20 years ago. As I understood it, CTC had strict architectural rules and regulations. Lately, I think the City has been allowing ugly architecture out there with buildings with no character. CTC was supposed to be a technologic center. This proposal seems to be a deviation both architecturally and aesthetically. Commission Questions of Staff and Applicant: Rice says if this is used as storage space, we have one set of rules in terms of parking. If it is used as warehouse, do we have different rules? Zuccaro says, for example, if someone comes in and wants to convert it to a warehouse for manufacturing, they would need to amend the site plan and provide parking. Rice asks are we approving a storage use. Zuccaro says yes, this is designed for storage. Staff has evaluated it for storage. Rice says if someone wants to change the use, they'd need to come back and change the PUD. Zuccaro says there are some scenarios for partial use changes. Maybe it would fit in the requirements. To wholly use it for manufacturing or warehousing, it would not comply with current parking standards, egress standards, and restroom standards. Rice asks if this resolution PUD approval for a storage use. Zuccaro says I don't believe it needs to. If they come in with a different use, they won't get their building permit because of zoning and building code review. Hsu says when we approve flex spaces but then they switch to all warehouse space, what is the procedure we go through. Zuccaro says when they come in for their building permit, we then look at the different uses and apply them to the parking regulations in the IDDSG. They have to comply with those parking numbers based on their actual use at the time of tenant finish work. If they don't, they need to amend their site plan or change the use of the building. Hsu says if we approve a project for all warehouse and later, they have a tenant who wants all work space, could they still use that property for a different use as long as they are all okay with the parking. Zuccaro says no, it still has to meet the City's requirements even if they say they are okay with it. There is some administrative authority to make variances to these types of site plans with a certain percentage. Someone could request an administrative variance so there is a little flexibility on parking. If they exceed the percentage, they have to come back to PC and CC. Hsu asks is that is the case here. Zuccaro says it could be the case here. If there is 25,000 or 30,000 SF of storage area and they want to convert it to warehouse, we would apply the warehouse parking code. Presently, they do not have enough parking to meet code. It would be beyond an administrative variance. Their building permit would be denied.