Use Permit - Personal Training - 2016ITEM N0.3
Public Hearing to consider the application of Eric Piech for a Conditional Use
permit (PLN2016-42) and Parking Modification Permit (PLN2016-97) to
PLN2016-42 allow the establishment of a small fitness studio within an existing building
RLD Family located at 356 E McGlincey Lane in the M-1 (Light Industrial) Zoning
District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
1. Adopt a Resolution, incorporating the attached findings, approving a Conditional Use
Permit and Parking Modification Permit allowing the establishment of a small fitness studio
within an existing building located at 356 E McGlincey Lane, subject to the attached
Conditions of Approval.
ENVIRONMENTAL DETERMINATION
Staff recommends that the Planning Commission find that this project is Categorically Exempt
under Section 15301, Class 1 of the California Environmental Quality Act (CEQA), pertaining to
the operation and leasing of an existing private structure.
DISCUSSION
Proiect Location: The project site is located on the southeastern side of E McGlincey Lane,
between McGlincy Lane and Griffith Lane (Attachment 3 -Location Map). The .56 acre
property is developed with two (2) single-story buildings. The site plan depicts the business
occupying a majority of Building 1, noting that the remaining portion of the building is currently
vacant (Attachment 4 -Plans).
PROJECT DATA
Zoning District:
General Plan Designation:
Net Lot Size:
Building l:
Proposed Tenant Space (Suite 4):
Vacant Tenant Space (Suite 5):
Building 2 (Suites 1,2,3):
Total Building Area:
Proposed Hours:
M-1 (Light Industrial)
Light Industrial
24,733 sq. ft. (.56 acres)
3,618 sq. ft.
1,964 sq. ft.
6,200 sq. ft.
11,782 sq. ft.
5:00 AM - 9:00 PM Daily (by appointment only)
Surrounding Uses
Northeast: M-1 Zoning (masonry supply)
Northwest: M-1 Zoning (commercial services)
Southeast: R1-6 Zoning (single-family residential)
Southwest: M-1 Zoning (warehouse)
Staff Report -Planning Commission Meeting of Apri126, 2016 Page 2 of 4
PLN2016-42 ~ 356 E McGlincey Lane
Applicant's Proposal: The applicant is requesting approval of a Conditional Use Permit for a
small fitness studio ("Fitness Movement") in an existing building. The applicant describes the
business as a new "gymnasium/training studio facility" used exclusively for personal trainers and
their clients "by appointment only", and is not otherwise open to the public (reference
Attachment 4 -Applicant's Summary). The applicant also states that the facility will be used
for "up to 4 trainers at a time" in "one-on-one sessions with clients". Thus the total occupancy
would be nine (9) persons (4 trainers, 4 clients, and 1 staff person). The applicant is also
requesting approval of a Parking ,Modification Permit because small studios require more
parking than industrial uses and there are not enQUgh parking spaces on the property to meet the
additional parking requirements. The proposal does not result in any additional floor area. Minor
exterior changes to the existing building include converting aroll-up door to a window. The
conversion will increase the distance between exit doors as required for the new use.
ANALYSIS
General Plan: The General Plan land use designation for the site is Light Industrial. The Light
Industrial designation is intended for service commercial type uses. The General Plan Land Use
Element provides several policies and strategies which may be taken into consideration by the
Planning Commission in review of this request:
Policy LUT-5.1: Neighborhood Integrity: Recognize that the City is composed of residential, industrial
and commercial neighborhoods, each with its own individual character; and allow
change consistent with reinforcing positive neighborhood values, while protecting the
integrity of the city's neighborhoods.
Policy LUT-5.4: Industrial Neighborhoods: Safeguard industry's ability to operate effectively, by
limiting the estab]ishment of incompatible uses in industrial neighborhoods and
encouraging compatible uses.
Policy LUT-5.5: Industrial Diversity: Promote a variety of industrial use opportunities that maintain
diversified services and a diversified economic base.
Strategy LUT-S.Sa: Services ' in Industrial Areas: Encourage convenient retail and commercial services
(restaurants and hotels) in industrial areas to support businesses, their customers and
their employees.
Policy LUT-5.6: Industrial Impact: Reduce the impact of existing industrial uses on adjacent residences,
schools, and other sensitive uses.
Policy LUT-13.1: Variety of Uses: Attract and maintain a variety of uses that create an economic balance
within the City while maintaining a balance with other community land use needs, such
as housing and open space, and while providing high quality services to the
community.
Allowance of a small fitness studio on the subject property is consistent with the purpose of
Light Industrial land use designation in that it would have a lower impact on the residential uses
to the southeast in comparison to other uses that could locate there such as manufacturing. A
small fitness studio would contribute to the variety of services in the area.
Zoning District: The property is located within the Light Industrial (M-1) Zoning District. The use
is categorized as a "small studio" offering personal training for up to four participants at any one
time. The use would not be considered a "Health/fitness centers" because it does not require
Staff Report -Planning Commission Meeting of Apri126, 2016 Page 3 of 4
PLN2016-42 ~ 356 E McGlincev Lane
"membership for access" where members can "drop in" at any time during normal business
hours. Rather, clients must have an appointment with a personal trainer in order to use the
facility. Small studios are allowed within the M-1 Zoning District with the approval of a
Conditional Use Permit (CMC Section 21.46).
Development Standards. Small studios are subject to the Special Use provisions of CMC Section
21.36.095, as provided below:
Conditional Use Permit (CUP) Expiration. CUPs for small studios in the M-1 Zoning Districts
expire no later than five years from the date of approval; however the applicant may re-apply for
additional time limited approvals prior to the five year expiration date, per CMC Section
21.36.095(C).
Parking and Circulation. The site has been designed to provide for safe and efficient vehicular
and pedestrian circulation by locating parking stalls directly in front of each building. While the
site does not meet the small studio parking requirement of one space for every 250 square feet of
floor area, the existing parking on site is sufficient to accommodate the business, as described in
the parking modification permit discussion below.
Hours of Operation. The proposed hours are 5:00 AM to 9:00 PM daily by appointment only;
however the Planning Commission may require different hours of operation as a condition of
approval.
Noise. The small fitness studio is not expected to exceed noise limitations set forth in the Zoning
Ordinance and therefore should not unreasonably offend the senses or obstruct the free use and
comfortable enjoyment of neighboring properties.
Overconcentration. There are no other public assembly, studio (small and large)., or health and
fitness center uses within 300 feet of the site. Therefore, the application conforms to the
overconcentration limit in the M-1 Zoning District.
Signs: Signage is not part of this application review; however any future signage desired by the
applicant shall comply with Chapter 21.30.
Parking Modification Permit: The site currently has 30 spaces, the minimum required if both
buildings were occupied by industrial uses (one space per 400 square feet of floor area). The
City's parking standards require 14 parking spaces for a small fitness studio (one space per 250
square feet of floor area) while an industrial use would only require nine (9) parking spaces (one
per 400 square feet of floor area). The applicant is requesting a parking modification permit
allowing a reduction of 5 parking spaces. In order to approve the permit, the Planning
Commission must find that the proposed personal training studio can be adequately served by
nine (9) parking spaces due to the unique nature and circumstances of the business. The
Commission must further find that approval of the parking modification permit will. further the
purpose of CMC Chapter 21.28 (Parking and Loading). If approved, conditions of approval must
be incorporated into the project to ensure the long-term adequacy of the provided. off-street
parking.
~~
Staff Report -Planning Commission Meeting of April 26;:2016 ~ _ Page 4 of 4
PLN2016-42 ~ 356 E McGlincey Lane
The proposed small fitness studio is unique in that the personal training business is not open to
drop-in patrons. Rather, clients must have an appointment and must be accompanied by a
personal trainer. The maximum number of persons that would be onsite at any time would be
nine (9) individuals (4 trainers, 4 clients, and 1 staff .person). Given these circumstances, the
parking needed for the nine (9) individuals would be consistent with available parking on-site
which is consistent with the Light Industrial parking requirements (one space per 400 square feet
of floor- area). Conditions of approval will be included in the Resolution to ensure that the
business operates as requested, unless otherwise approved by the City.
Parking Suenu-ary -~
I
Tenant Floor Area Parking Standard ~ # Spaces*
,Small Studio 3 618 sq. ft. 1/250 SF 14
Building (proposed).: ' '
1 ~ ~ Vacant 1,96A sq. ft. 1400 SF 5
(assumed industrial)
Building 2 . Manufacturing 6,200 s,q. ft. 1/400 SF 16
' Parkiub Required 35
Parking Provided 30
r
Parking Deficit
(~)
i
~AJter rounding in accordance i~~ith C,'M(,' Z/.Zt1.040.H: (Kounding of ~luantitiesJ.
Attachments:
1. Findings for Approval of File No. PLN2016-42
2. Conditions of Approval for File No. PLN2016-42
3. Location Map
4. Applicant's Project Summary
5. Project Plans
`~~ ~~
Prepared by:
Cindy Mc rmick, Senior Planner
Approved by:
Paul Kermoyan, ommunity Development Director