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Planning commission backs PUD amendment for Ilium Valley climbing gym
Summary
The Planning Commission voted to recommend that the Board of County Commissioners approve a substantial PUD amendment allowing up to 1,200 additional square feet at Lot 400‑15 (780 Vance Drive) so the owner can add a mezzanine for a rock‑climbing gym, contingent on the applicant meeting parking, trash enclosure and tap‑fee conditions.
The San Miguel County Planning Commission recommended that the Board of County Commissioners approve a substantial PUD amendment to allow up to 1,200 square feet of additional floor area at Lot 400‑15 in the Ilium Industrial Park to accommodate a mezzanine for a proposed climbing gym.
Staff told the commission the two‑step application seeks to increase the PUD’s maximum floor area from 6,600 square feet to as much as 7,800, and that required notice was published May 7 with applicant signposting completed on 04/23/2026. The applicant, Toku Industries, represented by building owner Takanori Kondo, provided parking and trash plans and said he was prepared to pay any additional IPOA tap and sewer fees required at building permit stage.
"I'm the current owner of the building and will be an owner operator just in that one unit," said Takanori Kondo, who described the mezzanine as a typical gym solution to free up first‑floor space for safety padding and circulation. He told commissioners that, although fire‑code occupancy could be about 60, the facility would practically limit usable occupancy to roughly 30–40 people.
Staff explained that the proposal affects Unit C only and would not change the building footprint or exterior. Required parking was addressed in the applicant's plan: staff counted 17 on‑site spaces as the operative number for the review (22 spaces were shown on a plan but three are tandem). The IPOA provided written support conditional on a parking plan, trash enclosure and tap‑fee payment; the applicant said he would meet those conditions.
Commissioners asked about hours and staffing, how unstaffed access would work and what insurance and safety measures would be required. Kondo said the gym would offer bouldering (unroped climbing limited to about 15 feet), use cameras and onboarding/waiver processes, and staff portions of the day while providing remote access at other times.
Commissioner Matthew (speaker 12) moved to recommend BOCC approval with the condition that all written representations and supplemental materials become conditions of approval; the motion was seconded. The commission proceeded to forward the recommendation to the BOCC for final action.
The matter will be considered by the Board of County Commissioners as the second step in the review process; any building permits, tap‑fee payments and final construction approvals remain required before the applicant may open the gym.
