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AGENDA RECOMMENDATION |
Consent Calendar 6.C.
City Council Regular Meeting
- Meeting Date:
- 06/09/2025
Agenda Item:
Resolution approving a Conditional Use Permit to allow gym/fitness center/health club use in the B-2, General Business District. (1215 North Riverfront Drive); by request of Jay Sallstrom.
Recommendation/Action(s):
Adoption of the attached resolution.
Summary:
The applicant is seeking a Conditional Use Permit to allow for gym, fitness center, and health club operations within the B-2, General Business District. The subject property is legally described as Unit 100 and 73% interest in Common Element A of Common Interest Community Plat Number 118, Riverfront Commercial Properties, located at 1215 North Riverfront Drive.
The Conditional Use Permit is requested under the provision allowing “other commercial uses determined by the Planning Agency to be of the same general character as the permitted and conditional uses” within the district, provided such uses are not detrimental to existing uses or to the general public's health, safety, and welfare.
Kato Karate
Kato Karate offers martial arts instruction for individuals aged three and older. Operating hours are from 10:00 a.m. to 8:00 p.m., with classes scheduled in 40-minute increments. Afternoon programming includes homeschool classes, parent-and-child sessions, and traditional martial arts instruction.
In the narrative submitted with the application, the applicant draws parallels between their proposed use and other permitted uses in the B-2 District. Specifically, they compare their request to previously approved uses, including a karate training center and a cycle studio.
According to the floor plan, Kato Karate will occupy Suite 1, which comprises 1,800 square feet.
Spin Studio
The spin studio will offer instructor-led indoor cycling classes using stationary bikes. Class lengths will range from 30 to 45 minutes. Operations are scheduled Monday through Friday from 5:15 a.m. to 5:30 p.m., with additional classes on Saturdays at 9:30 a.m. and 12:00 p.m., and on Sundays at 10:00 a.m. and 12:00 p.m. The studio will open 15 minutes before each class and remain open for approximately 15 minutes after class concludes.
The studio will be located in Suite 3, which includes 515 square feet.
Site Considerations
According to the submitted site plan, no exterior modifications to the building are proposed. Both uses will occupy existing tenant spaces. A total of seven off-street parking spaces are required to support the proposed uses, while the site currently provides 23 stalls. As a condition of approval, the parking lot must be striped to clearly delineate these spaces. Additionally, no outdoor storage of materials will be permitted. A Conditional Use Permit for the site was previously approved in 2024; all applicable conditions and recommendations from that approval shall remain in effect for the proposed new uses.
Zoning and Land Use Analysis
Per the City Code, the B-2, General Business District is intended to accommodate a broad range of commercial and light industrial developments. The Land Use Plan for this district emphasizes compatibility with adjacent residential areas and supports retail, office, institutional, and limited light industrial uses. Performance standards within the district are designed to minimize potential adverse impacts, such as noise and traffic, on nearby residential properties.
Although gym, fitness center, or health club uses are not explicitly listed as permitted or conditional uses in the B-2 District, the City may approve other commercial uses deemed by the Planning Agency to be of the same general character. In this case, the applicant’s proposed use exhibits characteristics consistent with several existing permitted and conditional uses:
Based on the similarities noted above, the proposed uses meet the intent of the B-2 District and can reasonably be considered conditional uses within the district.
The Conditional Use Permit is requested under the provision allowing “other commercial uses determined by the Planning Agency to be of the same general character as the permitted and conditional uses” within the district, provided such uses are not detrimental to existing uses or to the general public's health, safety, and welfare.
Kato Karate
Kato Karate offers martial arts instruction for individuals aged three and older. Operating hours are from 10:00 a.m. to 8:00 p.m., with classes scheduled in 40-minute increments. Afternoon programming includes homeschool classes, parent-and-child sessions, and traditional martial arts instruction.
In the narrative submitted with the application, the applicant draws parallels between their proposed use and other permitted uses in the B-2 District. Specifically, they compare their request to previously approved uses, including a karate training center and a cycle studio.
According to the floor plan, Kato Karate will occupy Suite 1, which comprises 1,800 square feet.
Spin Studio
The spin studio will offer instructor-led indoor cycling classes using stationary bikes. Class lengths will range from 30 to 45 minutes. Operations are scheduled Monday through Friday from 5:15 a.m. to 5:30 p.m., with additional classes on Saturdays at 9:30 a.m. and 12:00 p.m., and on Sundays at 10:00 a.m. and 12:00 p.m. The studio will open 15 minutes before each class and remain open for approximately 15 minutes after class concludes.
The studio will be located in Suite 3, which includes 515 square feet.
Site Considerations
According to the submitted site plan, no exterior modifications to the building are proposed. Both uses will occupy existing tenant spaces. A total of seven off-street parking spaces are required to support the proposed uses, while the site currently provides 23 stalls. As a condition of approval, the parking lot must be striped to clearly delineate these spaces. Additionally, no outdoor storage of materials will be permitted. A Conditional Use Permit for the site was previously approved in 2024; all applicable conditions and recommendations from that approval shall remain in effect for the proposed new uses.
Zoning and Land Use Analysis
Per the City Code, the B-2, General Business District is intended to accommodate a broad range of commercial and light industrial developments. The Land Use Plan for this district emphasizes compatibility with adjacent residential areas and supports retail, office, institutional, and limited light industrial uses. Performance standards within the district are designed to minimize potential adverse impacts, such as noise and traffic, on nearby residential properties.
Although gym, fitness center, or health club uses are not explicitly listed as permitted or conditional uses in the B-2 District, the City may approve other commercial uses deemed by the Planning Agency to be of the same general character. In this case, the applicant’s proposed use exhibits characteristics consistent with several existing permitted and conditional uses:
- Dance Halls: Like dance halls, the proposed use involves structured, instructor-led group classes.
- Health Equipment and Sporting Goods Stores: The business involves regular customer activity and the use of fitness-related equipment, including stationary bikes and martial arts gear, which aligns with the function and character of retail sporting goods establishments.
- Meeting Halls: The facility hosts gatherings of individuals for a common activity, akin to how meeting halls serve organized groups.
- Professional Service Offices: The classes are led by trained professionals who offer specialized instruction, similar in structure to professional offices that provide expert services.
- Medical, Dental, and Scientific Clinics: Like clinics, the business operates on a scheduled basis, with patrons arriving for specific appointment times. This results in moderate and predictable traffic flow, rather than high-volume, continuous traffic typical of retail uses.
Based on the similarities noted above, the proposed uses meet the intent of the B-2 District and can reasonably be considered conditional uses within the district.