Commission approves parking variance for Monterra commercial center to allow small fitness studio

The commission approved Resolution 25-04 (variance petition V10-2-24) to allow a small fitness studio to operate a 3,600-square-foot community assembly use in Building 4 of the Monterra Commercial Center, reducing the otherwise required parking by 12 spaces.

Dennis Mealy, representing the applicant, said the shopping center was planned at 1 parking space per 150 square feet and argued the center has ample nearby vacancies, short walking distances and off-peak demand that reduce peak parking conflict. The applicant committed that classes would be limited to 40 occupants and that employees would park in the rear to limit spillover.

Commissioners questioned whether the use should be classified as "community assembly" (1 space per 100 sq ft) or as indoor recreation (which in other cities typically requires less parking), and discussed past litigation that led Cooper City to treat scheduled-class fitness uses as places of assembly. Commissioner Schroder emphasized legal standards for quasi-judicial variances and asked whether alternative paths (use reclassification or conditions limiting hours) could avoid a variance.

Bright Star Credit Union, a neighboring property owner, submitted a letter expressing concern that the variance could increase overflow to its lot. The applicant said Bright Star refused a cross-parking agreement.

After deliberation, the commission voted 3-2 to grant the variance with recorded conditions: the fitness use limited to a small-scale studio, class size capped at 40, and tenant commitments on employee parking and signage to discourage off-site parking. The vote was recorded: Smith — yes; Mallozzi — yes; Katzman — no; Schroder — no; Mayor Curran — yes.

The city staff will incorporate the applicant's conditions into the variance resolution and monitor compliance.