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Home My WebLink AboutA001 - Council Action Form dated June 8, 2004 ITEM # 31 DATE 06/08/04 COUNCIL ACTION FORM SUBJECT: A TEXT AMENDMENT TO THE ZONING ORDINANCE TO ALLOW HEALTH CLUBS/FITNESS CENTERS AS PERMITTED USES IN THE F-VR (VILLAGE RESIDENTIAL) ZONING DISTRICT. BACKGROUND: City staff has recently met with the Somerset Developers regarding a proposed health club/fitness center in Somerset. The facility would be located on the east side of Stange Road, between Bristol Drive and Northridge Parkway (see attached site location and design drawings). Commonly, because of the nature of these uses to promote social interaction, health clubs/fitness centers are considered to be ideal commercial uses to be included within village developments. However, currently the Zoning Ordinance does not identify health clubs/fitness centers as permitted uses in the F-VR (Village Residential) Zoning District. Furthermore, the current Zoning District regulations limit buildings for all types of commercial uses to not more than 10,000 square feet. Health clubs/fitness centers generally require a building area larger than 10,000 square feet to accommodate all of the activities and equipment necessary for the business. As an example, the existing Ames Racquet and Fitness Center located on South 17th Street is approximately 67,000 square feet in area—approximately 32,000 square feet is comprised of tennis courts. The preliminary building designs that have been submitted to staff for the Somerset fitness center illustrate a 22,133 square foot building all on one floor (the developer has indicated that future designs may include a second story). The floor plan illustrates that the swimming pool, cardio and aerobic rooms, and free weight area make up the majority of the floor area of the facility. Mechanical rooms, locker rooms, storage areas, and offices occupy the remainder of the space. The purpose of the text amendment outlined in this Action Form is to change the F-VR (Village Residential) Zoning District regulations to allow health clubs/fitness centers as permitted uses in the F-VR Zoning District, and to increase the maximum allowable size of a commercial building, as it applies to a health club/fitness center, from a maximum of 10,000 square feet in a structure to a maximum of 23,000 square feet for any single story. The following is the recommended text amendment to the Zoning Ordinance regarding health clubs/fitness centers within the F-VR Zoning District (changes are in bold italics and strinl en through): Table 29.1201(7)-8 Village Residential (F-VR) Floating Zone Urban Regulations Commercial/Shop Front URBAN REGULATIONS F-VR ZONE Design Elements The area between the build-to-line and the front property line and the area between the structure and side lot line in a corner condition shall be paved similar to the adjacent sidewalk. Balconies,awnings and roof overhangs may encroach into the area between the build-to-line and the front property line and the area between the side yard setback line and the side yard line. An awning or second story balcony is required for a minimum of 50%of the street frontage or the distance adjacent to a path. Balconies shall be 3 feet deep and awning shall be 6 feet deep adjacent to street frontage.Awning adjacent to a path shall be 3 feet deep. All exterior building walls facing adjacent streets shall be glazed along a minimum of 40%of the wall length with clear glass at eye level. Setback areas for entrance doors to Commercial/Shop Front structures shall not exceed 75 square feet. Commercial/Shop Front structures shall not exceed 10,000 square feet of floor area in any single structure,except for Health Clubs/Fitness Centers which shall not exceed 23,000 s .ft. on any single story. Use Requirements Apothecary Shop Artists Studios and Accessory Gallery Bait and Tackle Shop Banks Barber Shops Beauty Shops Cabinet Shops Car Wash Convenience Store With Gas Dance Studio Dry Cleaner Dwelling Units Located Above the First Floor Hardware Store Office Buildings Grocery,Bakery,Delicatessen or Similar Pottery Shops Retail Sales Photography Labs Retain Sales as Defined in Section 5.3 of this Ordinance Printing Shops Second Hand Stores Restaurants,Excluding Drive Through Health Club/Fitness Center Service Height Restrictions • Commercial/Shop Front structures shall be a maximum of three stories in height • Single Story Commercial/Shop Front structures facing adjacent street shall be a minimum of 16 feet in height. • Garden walls shall not exceed 6 feet in height when located along the side lot line and shall not exceed 3 feet in height when located between the build-to-line and the front property line. • Awnings shall be constructed at a height of between 9 and 12 feet above the walk. 2 RECOMMENDATION OF THE PLANNING & ZONING COMMISSION: The Planning and Zoning recommended approval of this text amendment to the Zoning Ordinance at their meeting of June 2, 2004. Vote on Motion: 3-0 (3 absent, 1 abstention) ALTERNATIVES: 1. The City Council can approve the recommended text amendment to the Zoning Ordinance regarding health clubs/fitness centers in the F-VR (Village Residential) Zoning District. 2. The City Council can deny the recommended text amendment to the Zoning Ordinance regarding health clubs/fitness centers in the F-VR (Village Residential)Zoning District. 3. The City Council can approve the recommended text amendments to the Zoning Ordinance regarding health clubs/fitness centers in the F-VR (Village Residential) Zoning District, with modifications. 4. The City Council can refer the recommended text amendment to the Zoning Ordinance regarding health clubs/fitness centers in the F-VR (Village Residential) Zoning District back to staff for further review and comment. CITY MANAGER'S RECOMMENDED ACTION: As mentioned earlier, health clubs/fitness centers are considered ideal uses to be located within the commercial area of village developments. Currently, the Zoning Ordinance does not permit health clubs/fitness centers within the F-VR (Village Residential)Zoning District. This text amendment would include health clubs/fitness centers as permitted uses within the F-VR (Village Residential) Zoning District. Furthermore, this text amendment will limit the maximum building size for health clubs/fitness centers within the F-VR (Village Residential)Zoning District to no greater than 23,000 square feet on any single story. None of the design regulations will be amended with this text amendment. Therefore, while health clubs/fitness centers would be permitted to be larger than other commercial buildings in the F-VR (Village Residential) Zoning District, these buildings would still meet the same design guidelines as the other commercial buildings in the District. It should also be noted that the proposed fitness center has a street frontage dimension of approximately 165 feet. This is quite similar to the other commercial buildings already located in Somerset (See table below). Building Street Frontage 2616 Northridge Parkway— The Cafe 116 feet 2610 Northridge Parkway — Eller Enterprises 135 feet 2603 — 2615 Northridge Parkway — Coe's, etc. 135 feet 2623 Northridge Parkway — ISU Credit Union 170 feet 2708 — 2720 Stange Road — Rudi/Lee/Dre er, Readhead, etc. 195 feet 3 Staff believes that with similar street frontage as existing buildings and adherence to the same design guidelines, the development of a health club/fitness center with a maximum building footprint of 23,000 square feet, will be consistent with the existing commercial development within Somerset. The proposed text amendment will allow health clubs/fitness centers as permitted uses in the F-VR (Village Residential) Zoning District. Because of the nature of these uses to promote social interaction, health clubs/fitness centers are highly desirable land uses for inclusion in village development. Staff believes that with similar street frontage and adherence to the same design regulations as the existing buildings in Somerset, the development of a health club/fitness center with a maximum building footprint of 23,000 square feet will be consistent with the exiting commercial development within Somerset. Therefore, it is recommended that Alternative#1 be adopted. Alternative#1 recommends that the text amendment to the Zoning Ordinance regarding health clubs/fitness centers in the F-VR (Village Residential) Zoning District be approved. 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