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4.0 REVIEW of REQUEST: 4.1 LA Fitness seeks approval of a REZONING of the property at 2420 Cleveland Avenue from its current designation of I-1, Light Industrial to B-2, Retail Business District, a designation consistent with the Roseville Comprehensive Land Use Plan designation of Business. The request also seeks approval of a CONDITIONAL USE PERMIT within the B-2 zone to allow the construction of a 55,000 sq. ft. fitness center on the premises. 4.2 LA Fitness has a purchase agreement and is in the midst of their due diligence on the 5.9 acre parcel. Their goal is to redevelop the property into a single story, 55,000 sq. ft. fitness center. In addition to meeting the 6 criteria of Section 1013.01 D pertaining to a CONDITIONAL USE PERMIT, the site and structure must meet the requirements of Section 1005.01 (General Requirements — Dimensional Requirements) and 1010 (Design Standards) of the Roseville City Code. 4.3 The subject parcel is located between Golf Galaxy/Schmidt Music (north) and Joe Senser's (south). The frontage road (Cleveland Avenue) and 35W lie to the west. The Salvation Army, a vacant parcel, and the Super 8 Hotel lie directly to the east along Prior Avenue. 5.0 STAFF COMMENTS: 5.1 The Roseville Comprehensive Land Use Plan identifies the area bound by Cleveland Avenue (west), County Road B2 (north), Highway 36 Service Drive (south), and Fairview Avenue (east) as BUSINESS and as such, any redevelopment must be consistent with this designation. The REZONING of the property from an industrial designation to a business designation is the appropriate mechanism. The rezoning itself should be of a similar designation to adjacent existing compliant business designations. 5.2 The applicant has determined that the B-2, Retail Business District is the most appropriate designation because the parcel lies between B-1-B, Limited Retail Business District and B-3, General Business District properties. A health & fitness Club is permitted in a B-2 district with an approved CONDITIONAL USE PERMIT. 5.3 The City Planner has reviewed the Business Districts Section and concurs with the selected zone. When considering a rezoning, one should look for a designation that is compatible with the adjacent zones andlor uses. The B-2 zone, in this instance, fits well with the surrounding zoning and uses. 5.4 The B-3, General Business District would also be compatible. However, the existing Code does not support the proposed fitness center use in a B-3 zone (a review of the former Business Districts section (amended in 2002) concludes that a health & fitness club should be permitted as a CONDITIONAL USE in the B-3, General Business District; an unfortunate codification oversight). PF3758_RCA_062006.doc Page 2 of 7