Planning Board — June 9, 2026

The item was on the agenda for a preliminary hearing regarding a two-lot subdivision.

The Planning Director reported the item had been withdrawn from the agenda.

The applicant proposed changing the second-floor retail space to a fitness facility focused on scheduled classes rather than open gym use. Key arguments centered on whether the facility would cause parking or traffic issues. The applicant provided a trip generation memo suggesting a reduction in traffic compared to traditional retail, but the board noted that the required third-party traffic review by Steve Pernaut was not yet complete due to a communication error. The property manager argued against restrictive conditions like 'appointment only' use, expressing concern that it might create legal or leasing issues, while the board discussed using the review as a condition of approval to avoid further delays. The applicant requested a reduction in parking requirements, arguing that 236 spaces are sufficient. Staff noted that the applicant's proposal relies on specific representations—such as not being an 'open membership gym' and operating via scheduled classes—to justify the lower parking demand. Mr. Abbott inquired if returning to a retail use (which has lower parking demand) would necessitate a new board appearance. Staff suggested that while there is precedent for such changes being handled via public matters, the board may need to review its site plan exemption criteria, as the current rules are quite restrictive regarding square footage changes. Member Carlson suggested making the study optional based on a consultant's recommendation to avoid unnecessary costs. Member Jordan argued for a mandatory study to capture real-world data rather than theoretical predictions. Staff recommended keeping the conditions as originally proposed to ensure professional oversight.

The board approved the change of use and the conditional use permit (CUP) for reduced parking, subject to 11 specific conditions. The board clarified that the conditional use permit would essentially allow for the reduced parking amount based on the applicant's representations. The board did not reach a definitive conclusion but noted the need to review exemption criteria in the future. The board ultimately decided to maintain the conditions as proposed, which includes the consultant's ability to determine the scope and necessity of the report.

The applicant must address site improvements (striping, landscaping, crosswalk) and submit the third-party traffic review for approval prior to occupancy. The board may review site plan exemption criteria.

The applicant requested a reduction in parking requirements, arguing that 236 spaces are sufficient. Staff noted that the applicant's proposal relies on specific representations—such as not being an 'open membership gym' and operating via scheduled classes—to justify the lower parking demand.

The board clarified that the conditional use permit would essentially allow for the reduced parking amount based on the applicant's representations.

Mr. Abbott inquired if returning to a retail use (which has lower parking demand) would necessitate a new board appearance. Staff suggested that while there is precedent for such changes being handled via public matters, the board may need to review its site plan exemption criteria, as the current rules are quite restrictive regarding square footage changes.

The board did not reach a definitive conclusion but noted the need to review exemption criteria in the future.

The board may review site plan exemption criteria.

Member Carlson suggested making the study optional based on a consultant's recommendation to avoid unnecessary costs. Member Jordan argued for a mandatory study to capture real-world data rather than theoretical predictions. Staff recommended keeping the conditions as originally proposed to ensure professional oversight.

The board ultimately decided to maintain the conditions as proposed, which includes the consultant's ability to determine the scope and necessity of the report.