Planning Commission Staff Report
Report Prepared by: Matt Livingston, Assistant Planner, Development Services Department
Title
SUBJECT: Conditional Use Permit #25-0002, initiated by Golden Valley Engineering, applicant for Tom Lawler, property owner. This application involves a request to convert an existing 7,500 square foot industrial building into a fitness center at 2250 Cessna Way. The subject site is generally located south of Cessna Way, and approximately 150 feet west of Beechcraft Avenue. The subject site has a General Plan designation of Manufacturing/ Industrial, (IND) and a zoning classification of Light Industrial (I-L). **PUBLIC HEARING**
ACTION: Approve/Disapprove/Modify
1) Environmental Review #25-0010 (Categorical Exemption)
2) Conditional Use Permit #25-0002
SUMMARY
Golden Valley Engineering is requesting conditional use permit approval to convert a 7,500 square foot, industrial building into a fitness center to be operated by Students With Aspiring Goals (SWAG). The subject site is approximately 0.48 acres and is located on the south side of Cessna Way, approximately 150 feet west of Beechcraft Avenue. Fitness Center uses are considered a conditional use within a Light Industrial (I-L) Zone. The Planning Commission will be reviewing this proposal to ensure that the site plan is designed in a manner that minimizes negative impacts to the existing site and promotes compatible and orderly development with the surrounding uses. Staff is recommending approval with conditions.
RECOMMENDATION
Planning staff has reviewed this request and recommends that the Planning Commission approve Environmental Review #25-0010 (Categorical Exemption) and Conditional Use Permit #25-0002, including the adoption of the Draft Resolution at Attachment A subject to the conditions in Exhibit A and the findings/considerations in Exhibit B.
Body
DISCUSSION
Project Description
The applicant is proposing to convert an industrial building into a fitness center on a 0.48-acre parcel. The site plan (Attachment C-1) submitted by the applicant shows nine (9) parking spaces, including one (1) accessible space. The building is 7,500 square feet and will be the location where the fitness training will occur. As shown on the existing floor plan showing the proposed gym layout (Attachment C-2), the proposed gym (approximately 6,752 square feet) will have a large turf area, along with multiple free standing weight racks placed on top of rubber mats on the other side of the building. The building will also have a reception area, 3 offices, and 2 restrooms, which together total (748 square feet). The applicant has not indicated any plans of making significant site improvements to the exterior of the building.
This business would employ 3 staff members, and only operate on an appointment basis. The proposed hours are 8:00 A.M. to 8:00 P.M. daily, although the applicant noted that there will be periods during the day where the building is vacant if no appointments are scheduled. The purpose of this business is to provide private athletic training sessions to its patrons, who are primarily children and young adults.
Surrounding Uses
|
Surrounding Land |
Existing Use of Land |
City Zoning Designation |
City General Plan Land Use Designation |
|
North |
Lawler Excavation Pipeline & Utilities Inc |
Light Industrial (I-L) |
Manufacturing/ Industrial (IND) |
|
South |
Industrial Truck Storage Park |
Light Industrial (I-L) |
Manufacturing/ Industrial (IND) |
|
East |
D & D Pest Control |
Light Industrial (I-L) |
Manufacturing/ Industrial (IND) |
|
West |
U-Haul Neighborhood Dealer (Truck Rental Agency) |
Light Industrial (I-L) |
Manufacturing/ Industrial (IND) |
Background
This project site would be operated by a Non-Profit called Students With Aspiring Goals (SWAG). As shown in Attachment D, this group states that their goal is to contribute to the local economy and provide competent athletic engagement to people of diverse backgrounds. Approval of this project would provide a location for high school and younger aged athletes to seek personal, private athletic training sessions. Given that this business would be providing private sessions to individual customers, it is classified as an instructional service use, which is allowed with a Conditional Use Permit approval in the Light Industrial (I-L) zone as shown in the Merced Municipal Code 20.12-1.
Approximately 400 feet to the south of the site, a cannabis cultivation, distribution, and manufacturing facility was approved in 2024, but has not been constructed yet. The Merced Municipal Code prohibits cannabis permits from being approved within 600 feet of a youth center. Given that the cannabis operation was approved prior to this application, approval of this application (which will serve youth) will not impact this previously approved cannabis permit. However, approval of this application would prohibit any additional cannabis permits from being approved within 600 feet of this project.
Findings/Considerations
Please refer to Exhibit B of the Draft Planning Commission Resolution at Attachment A.
ATTACHMENTS
A. Draft Planning Commission Resolution #4156
B. Location Map
C. Site Plan C-1
Floor Plan C-2
D. Operation Details
E. Categorical Exemption
F. Presentation