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Commission recommends zoning change for Crunch Fitness after debate over parking, trail and parkland dedication
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Summary
The Waxahachie Planning and Zoning Commission voted to recommend a rezoning to allow a Crunch Fitness at Bessie Coleman Boulevard after staff and the applicant pledged a trail connection and roughly 10 acres of parkland dedication to offset a reduction from the typical parking standard.
The Waxahachie Planning and Zoning Commission voted Tuesday to recommend a zoning change that would allow a Crunch Fitness near 150 Bessie Coleman Boulevard after debate over parking, neighborhood access and park improvements.
Staff presented the proposal, saying the site is a roughly 17.783‑acre tract and the developer proposes a single, approximately 38,673‑square‑foot fitness facility. The plan calls for 238 parking spaces; staff noted that the typical minimum for an indoor amusement use at this scale would have been about 387 spaces, and staff said the applicant submitted a parking study and other measures to mitigate the shortfall.
Caleb (staff member) told commissioners the applicant also proposed a 6‑foot‑wide concrete trail connection of about 1,600 feet from U.S. Highway 77 to Mustang Creek Park and would dedicate approximately 10 acres of land to be incorporated into Mustang Creek Park. Parks and Recreation staff signaled support for the trail and dedication, and staff recommended approval subject to conditions in the report.
Lance Cooper, the applicant's representative, said the club’s operational data show typical peak parking demand around 170–175 vehicles. "This data shows that we have around a 175 at peak between a 170 and a 175. What we're providing is 238, so it's over parked substantially," Cooper said, noting the figure falls short only compared with the indoor amusements parking metric because Crunch is an outparcel use. He also said the facility is not intended to operate 24 hours and that the franchised operation adjusts offerings by local demand.
Commissioners pressed on overflow parking and whether customers might park in nearby neighborhoods. Staff and the applicant said the site will function with mutual access easements tied to the adjacent Sprouts shopping center, allowing shared circulation and practical access to additional parking; staff also noted existing "no parking" signage on public roads in the nearby neighborhood and said enforcement is available for illegal street parking.
Design and operational details included a proposed 6‑foot masonry screen wall between the site and the Mustang Creek subdivision, facade materials consisting of 90–100% masonry (brick, stone veneer or stucco) and a photometric plan with downward‑directed shields to reduce light trespass. The applicant expects to employ 13–20 people total and 5–8 staff per shift.
After discussion, a commissioner moved to recommend approval of ZDC‑173‑2025, subject to the conditions in the staff report; the motion was seconded and carried by voice vote.
The commission’s recommendation will proceed to city council for final action; staff and the applicant were available to respond to council questions if requested.
