Commission opens review of zoning change to allow fitness studios on Harford Avenue

Commissioners opened a zoning-code discussion May 4 about whether to allow fitness‑related uses—yoga, pilates, small gyms and similar activities—on Harford Avenue ground-floor storefronts. The topic arose as the planning commission updates zoning language intended to preserve active retail frontage on the downtown thoroughfare.

Staff and commissioners noted that the existing "personal care" definition and spacing rules have had the effect of excluding many fitness concepts from ground-floor occupancy in the downtown district. The commission reviewed three policy options: create a distinct "indoor recreation" use that would be permitted on the ground floor under defined conditions; explicitly exclude fitness uses from the "personal care" definition; or allow fitness uses by special exception subject to spacing and performance standards.

Members discussed tools to preserve retail activation while permitting fitness concepts in appropriate cases. Ideas included a spacing requirement between like uses, front-of-store transparency and visibility standards, minimum activation or retail frontages (so a studio includes a front retail/checkout area), hours-of-operation or minimum operating‑hour requirements, and size thresholds so very large single storefronts do not convert entirely to non‑retail use. Commissioners also flagged the $2,000 zoning‑hearing filing fee as a barrier for small entrepreneurs seeking clarity via individual variances.

The commission asked a small drafting group (Commissioner Jennifer and Commissioner/architect Aaron Miller) to prepare specific recommended language and suggested performance standards and return with a proposal at the next meeting so the commission can forward a refined recommendation to Borough Council.