HomeMy WebLinkAboutItem 04 - SU14-01 Bigfoot ReflexologyTO: HONORABLE MAYOR, CITY COUNCIL MEMBERS, AND THE
PLANNING AND ZONING COMMISSION
FROM: BRUNO RUMBELOW, CITY MANAGER
SCOTT WILLIAMS, DEVELOPMENT SERVICES DIRECTOR
MEETING DATE
SUBJECT:
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Grapevine
Lake
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DEVELOPMENT SERVICES TECHNICAL REPORT OF SPECIAL
USE APPLICATION SU14-01, BIGFOOT REFLEXOLOGY
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APPLICANT: William Tang
PROPERTY LOCATION AND SIZE:
The subject property is addressed as 2350 Hall
Johnson Road #145 and is platted as Lot 2, Block A,
Primrose Addition. The property contains
approximately 2.62 acres and has 378 feet of
frontage along Hall Johnson Road.
REQUESTED SPECIAL USE AND COMMENTS:
The applicant is requesting a special use permit to allow for massage services.
The applicant intends to provide massages services (Reflexology) in a 1,920 square foot
lease space in a multi-tenant retail structure located near the northeast corner of Heritage
Avenue and Hall-Johnson Road. Given the current mix of tenants within the building, 140
parking spaces are required and 147 have been provided. See the attached letter from the
applicant describing the services provided.
W.01000=11 MUMMA I
The property is currently zoned "CN" Neighborhood Commercial District and is developed
as a multi-tenant retail structure.
ZCU\SU14-01.4 1 February 13, 2014 (12:27PM)
The subject property, and the properties to the west, north and east were rezoned from "R-
1" Single Family District to "CN" Neighborhood Commercial District in the city -wide
rezoning of 1984. The property to the south has retained the current zoning of "R -MF -2"
Multi - Family District that was in place prior to the city -wide rezoning of 1984. A Concept
Plan was approved on the subject property in July, 2004 for a multi- tenant retail structure.
At the May 16, 2006 meeting, a conditional use permit (CU06 -12) was approved for a wine
tasting room in Suite 120 of the subject property which is no longer in business.
SURROUNDING ZONING AND EXISTING LAND USE:
NORTH: "R -7.5" Single Family District— Belfort Addition existing single family
homes
SOUTH: "R -MF -2" Multi - Family District — existing multi - family
EAST: "CN" Neighborhood Commercial District —child day care
WEST: "CN" Neighborhood Commercial District — drive - through bank
"-
The subject tract is not located within any of the noise zones as defined on the "Aircraft
Sound Exposure: Dallas /Fort Worth Regional Environs" map.
The Master Plan designates the subject property as a Low Intensity Commercial land use.
The applicant's proposal is in compliance with the Master Plan.
The Thoroughfare Plan designates Hall Johnson Road as a Type B, Major Arterial with a
minimum 80 -foot right -of -way developed as four lanes with a median.
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ZCU \SU14 -01.4 2 February 13, 2014 (12:27PM)
�DW4-0 I
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Street Address of subject property 12350 Hall Johnson Rd., Suite 145
Proposed use • property I Reflexology (foot and hands massage therapy)
Zoning ordinance provision requiring a special use ISection 49. B. 4. Special Use Permits
Property Owner
IHall Johnson Center, LLC
Prop Owner Address 116990 Dallas Pkwy Ste 112
City/State/Zip
Pallas Tx 75248-1903
Phone No.
214340-6322 x202 Fax No.
1214553-9483
I
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SIAP�-01
Q All special use and special use applications are assumed to be complete when riled and will be placed on the agenda for public hearing
at the discretion of the staff. Based on the size of the agenda, your application may be scheduled to a later date.
:3 All public hearings will be opened and testimony given by applicants and interested citizenry. Public hearings maybe continued to the next public
hearing. Public hearings will not be tabled.
:3 Any changes to a site plan (no matter how minor or major) approved with a special use or specialuse permit can only be approved by city council
through the public hearing process,
El I have read and understand all the requirements as set forth by the application for special use or special use permit and acknowledge that
all requirements of this application have been met at the time of submittal.
PWFCr4—.-SlGF!ATJVHE SE REQTEST SIGA Oil TAE
SUBJECT PROPERTY
NM�F
The State of [Texas
County of Tarrant
Applicant's Signature
Before me (notary) 1 (-4 p-CR I yA LeqDc-�I/bn this day personally appeared (applicant) I wf LJ,-I P'M —, P-�
known to me (or proved to me on the oath of card or other document) to be the person whose name is subscribed to the
The State of ITexas
i
County of IDallas
Before me (notary) pf-" I �\ Lflq0&�Lt� on this day personally appeared (applicant) I CPA ),�, VN K)
known to me (or proved to me • the oath of card • other document) to be the person whose name is subscribed to the
foregoing instrument and acknowledged to me that he executed the same for the purposes and consideration therein expressed.
(Seal) Given under my hand and seal of office thisF� day of Lt PP– `4 , A.D.
(�9
JAN 62014[�
Will Tang
2717 Hidden Forest Dr
McKinney, TX75O7O
7024686600
To City of Grapevine Department of Development Services and City Council:
Re: Letter in support of SUP application for Bigfoot Reflexology
Bigfoot Reflexology will provide reflexology services to a wide variety of clientele. Reflexology
can be thought of as foot and partial body massage, but reflexcilogy is more specifically the
application of appropriate pressure to specific reflex points on the feet to stimulate the nervous
system tu release tension and promote general health, Attached isa more detailed description
of reflexology.
Bigfoot Reflexcilogy will provide its reflexology services in a fully open environment. The
customer removes his or her footwear, but otherwise remains fully clothed. Heor she sits ina
comfortable reclining chair while the therapist works on the feet and upper body. Couples or
friends can receive treatment at the same time |n adjacent chairs from separate re8exo|oQbts,
much the same way as they might receive a pedicure ormanicure. At the conclusion ofthe
therapy, the customer moves to a comfortable post-treatment area in another part of the room,
and when ready puts back on their footwear and exits.
Bigfoot Reflexology will be staffed by experienced reflexologists, and plans to be open for
treatments the following hours: 10-10 Daily
|am the owner and manager ofBigfootReflexology. While | only recently moved to the DFVV
area, I have successfully owned and operated a reflexology studio in my hometown of
Henderson, Nevada. That studio remains open. Through BighontReOexo|og\\| look forward to
providing beneficial and healthful reflexology services to the community.
5inoere|y,
Will Tang ~
Reflexology is the application of appropriate pressure to specific points and areas on the feet, hands, or
ears. Reflexologists believe that these areas and reflex points correspond to different body organs and
systems, and that pressing them has a beneficial effect on the organs and person's general health. For
example, reflexology holds that a specific spot in the arch of the foot corresponds to the bladder point.
When a reflexology practitioner uses thumbs or fingers to apply appropriate pressure to this area, it affects
bladder functioning.
Although reflexology is not used to diagnose or cure health disorders, millions of people around the world
use it to complement other treatments when addressing conditions like anxiety, asthma, cancer treatment,
diabetes, headaches, kidney function, PMS, stroke recovery and sinusitis.
Reflexology is growing increasingly popular across Europe and Asia as both a complement to other
treatments and as a preventive measure. One example is Denmark, where various municipalities and
companies have employed reflexologists since the early'90s.
Massage: Some people confuse reflexology with massage. While both massage and reflexology use touch,
the approaches are very different.
® Massage is the systematic manipulation of the soft tissues of the body, using specific techniques
(for example, tapping, kneading, stroking, and friction) to relax the muscles.
® Reflexology focuses on reflex maps of points and areas of the body in the feet, hands, and ears
using unique micromovement techniques such as thumb or finger walking and hook and backup to
create a response throughout the body.
In short, massage therapists work "from the outside in," manipulating specific muscle groups or fascia to
release tension. Reflexology practitioners see themselves as working "from the inside out" -- stimulating
the nervous system to release tension.
Another difference between massage and reflexology is that a client will stay fully clothed for a reflexology
session except for removing footwear, whereas clients remove clothing for a massage session.
AN ORDINANCE ISSUING A CONDITIONAL USE PERMIT IN
ACCORDANCE WITH SECTION 49 OF ORDINANCE
NO. 82 -73, THE COMPREHENSIVE ZONING ORDINANCE
OF THE CITY OF GRAPEVINE, TEXAS, SAME BEING ALSO
KNOWN AS APPENDIX "D" OF THE CITY CODE, BY
GRANTING SPECIAL USE PERMIT SU14 -01 TO ALLOW
FOR MASSAGE SERVICES IN A DISTRICT ZONED "CN"
NEIGHBORHOOD COMMERCIAL DISTRICT REGULATIONS
ALL IN ACCORDANCE WITH A SITE PLAN APPROVED
PURSUANT TO SECTION 47 OF ORDINANCE NO. 82 -73
AND ALL OTHER CONDITIONS, RESTRICTIONS AND
SAFEGUARDS IMPOSED HEREIN; CORRECTING THE
OFFICIAL ZONING MAP; PRESERVING ALL OTHER
PORTIONS OF THE ZONING ORDINANCE; PROVIDING A
CLAUSE RELATING TO SEVERABILITY; DETERMINING
THAT THE PUBLIC INTERESTS, MORALS AND GENERAL
WELFARE DEMAND THE ISSUANCE OF THIS
CONDITIONAL USE PERMIT; PROVIDING A PENALTY NOT
TO EXCEED THE SUM OF TWO THOUSAND DOLLARS
($2,000.00) AND A SEPARATE OFFENSE SHALL BE
DEEMED COMMITTED UPON EACH DAY DURING OR ON
WHICH A VIOLATION OCCURS; DECLARING AN
EMERGENCY AND PROVIDING AN EFFECTIVE DATE
WHEREAS, an application was made requesting issuance of a conditional use
permit by making applications for same with the Planning & Zoning Commission of the City
of Grapevine, Texas, as required by State statutes and the zoning ordinance of the City of
Grapevine, Texas, and all the legal requirements, conditions and prerequisites having been
complied with, the case having come before the City Council of the City of Grapevine,
Texas, after all legal notices requirements, conditions and prerequisites having been
complied with; and
WHEREAS, the City Council of the City of Grapevine, Texas, at a public hearing
called by the City Council did consider the following factors in making a determination as to
whether this requested conditional use permit should be granted or denied: safety of the
motoring public and the pedestrians using the facilities in the area immediately surrounding
the site; safety from fire hazards and measures for fire control; protection of adjacent
property from flood or water damages, noise producing elements, and glare of the
vehicular and stationary lights and effect of such lights on established character of the
neighborhood; location, lighting, and types of signs and relation of signs to traffic control
and adjacent property; street size and adequacy of width for traffic reasonably expected to
be generated by the proposed use around the site and in the immediate neighborhood;
adequacy of parking as determined by requirements of this ordinance for off - street parking
facilities; location of ingress and egress points for parking and off - street locating spaces,
and protection of public health by surfacing on all parking areas to control dust; effect on
the promotion of health and the general welfare; effect on light and air; the effect on the
overcrowding of the land; the effect on the concentration of population; the effect on the
transportation, water, sewerage, schools, parks and other facilities; and
WHEREAS, the City Council of the City of Grapevine, Texas, at a public hearing
called by the City Council of the City of Grapevine, Texas, did consider the following factors
in making a determination as to whether this requested conditional use permit should be
granted or denied; effect on the congestion of the streets, the fire hazards, panics and
other dangers possibly present in the securing of safety from same, the effect on the
promotion of health and the general welfare, effect on adequate light and air, the effect on
the overcrowding of the land, the effect on the concentration of population, the effect on
the transportation, water, sewerage, schools, parks and other public facilities; and
WHEREAS, all of the requirements of Section 48 of Ordinance No. 82 -73 have been
satisfied by the submission of evidence at a public hearing; and
WHEREAS, the City Council further considered among other things the character of
the existing zoning district and its peculiar suitability for particular uses and with the view to
conserve the value of buildings and encourage the most appropriate use of land
throughout this City; and
WHEREAS, the City Council of the City of Grapevine, Texas, does find that there is
a public necessity for the granting of this conditional use permit, that the public demands it,
that the public interest clearly requires the amendment, that the zoning changes do not
unreasonably invade the rights of those who bought or improved property with reference to
the classification which existed at the time their original investment was made; and
WHEREAS, the City Council of the City of Grapevine, Texas, does find that the
conditional use permit lessens the congestion in the streets, helps secure safety from fire,
panic and other dangers, prevents the overcrowding of land, avoids undue concentration of
population, facilitates the adequate provisions of transportation, water, sewerage, schools,
parks and other public requirements; and
WHEREAS, the City Council of the City of Grapevine, Texas, has determined that
there is a necessity and need for this conditional use permit and has also found and
determined that there has been a change in the conditions of the property surrounding and
in close proximity to the property requested for a change since this property was originally
classified and, therefore, feels that the issuance of this conditional use permit for the
particular piece of property is needed, is called for, an is in the best interest of the public at
large, the citizens of the City of Grapevine, Texas, and helps promote the general health,
safety and welfare of this community.
GRAPEVINE, NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
ORD. NO. 2
Section 1. That the City does hereby issue a conditional use permit in
accordance with Section 48 of Ordinance No. 82 -73, the Comprehensive Zoning Ordinance
of the City of Grapevine, Texas, same being also known as Appendix "D" of the City Code,
by granting Special Use Permit SU14 -01 to allow for massage services (Bigfoot
Reflexology)in a district zoned "CN" Neighborhood Commercial District Regulations within
the following described property: Lot 2, Block A, Primrose Addition (2350 Hall- Johnson
Road, #145) all in accordance with a site plan approved pursuant to Section 47 of
Ordinance No. 82 -73, attached hereto and made a part hereof as Exhibit "A ", and all other
conditions, restrictions, and safeguards imposed herein, including but not limited to the
following: None.
Section 2. That the City Manager is hereby directed to amend the official zoning
map of the City of Grapevine, Texas, to reflect the herein conditional use permit.
Section 3. That in all other respects the use of the tract or tracts of land herein
above described shall be subject to all the applicable regulations contained in said City of
Grapevine zoning ordinance and all other applicable and pertinent ordinances of the City of
Grapevine, Texas.
Section 4. That the zoning regulations and districts as herein established have
been made in accordance with the comprehensive plan for the purpose of promoting
health, safety, morals and the general welfare of the community. They have been
designed with respect to both present conditions and the conditions reasonably anticipated
to exist in the foreseeable future; to lessen congestion in the streets; to secure safely from
fire, panic, flood and other dangers; provide adequate light and air; to prevent
overcrowding of land, to avoid undue concentration of population; facilitate the adequate
provisions of transportation, water, sewerage, drainage and surface water, parks and other
public requirements, and to make adequate provisions for the normal business, commercial
needs and development of the community. They have been made with reasonable
consideration, among other things, of the character of the district, and its peculiar suitability
for the particular uses and with a view of conserving the value of buildings and encouraging
the most appropriate use of land throughout the community.
Section 5. That this ordinance shall be cumulative of all other ordinances of the
City of Grapevine, Texas, affecting zoning and shall not repeal any of the provisions of said
ordinances except in those instances where provisions of those ordinances which are in
direct conflict with the provisions of this ordinance.
Section 6. That the terms and provisions of this ordinance shall be deemed to be
severable and that if the validity of the zoning affecting any portion of the tract or tracts of
land described herein shall be declared to be invalid, the same shall not affect the validity
of the zoning of the balance of the tract or tracts of land described herein.
Section 7. That any person violating any of the provisions of this ordinance shall
be deemed guilty of a misdemeanor and upon conviction thereof shall be fined in a sum
ORD. NO. 3
not to exceed Two Thousand Dollars ($2,000.00) and a separate offense shall be deemed
committed upon each day during or on which a violation occurs or continues.
Section 8. That the fact that the present ordinances and regulations of the City of
Grapevine, Texas, are inadequate to properly safeguard the health, safety, morals, peace
and general welfare of the inhabitants of the City of Grapevine, Texas, creates an
emergency for the immediate preservation of the public business, property, health, safety
and general welfare of the public which requires that this ordinance shall become effective
from and after the date of its final passage, and it is accordingly so ordained.
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS on this the 18th day of February, 2014.
ORD. NO. 4
Hall Johnson
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SCALE IN FEET
I INCH = 20 FEET
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V1 (w 14 it'd7 0
SHEET INDEX
SHEET NO. DESCRIPTION
I OVERALL SITE PLAN
PREPARED BY:
P.O. BOX 471898
FORT WORTH
7X76147
TEL: 817.379.1225
FAX. 817.704.4458
K E L L I E F/RM NO: 7585
a410IN6fiRIN0. INC.
OWNER:
HALL JOHNSON CENTER, LLC
CONTACT: CRAIG A. SLUMIN
16990 DALLAS PARKWAY, SUITE 112
DALLAS, TX 75248
TEL: 214.340.8322 x202
SPECIAL USE PERMIT, SU 14 -01 IS A REQUEST TO:
i. ALLOW A MASSAGE STUDIO WITHIN THE "CN" ZONING DISTRICT.
2. THE "PREMISE' IS THE AREA DESIGNATED FOR THE MASSAGE STUDIO ON
THIS SITE PLAN SUITE 145).
SITE SUMMARY TABLE
ZONING
CN
Requirements
of Area acres
1 per 3 persons 100 total occupancy) 33
Restaurant takeout
Lot Area s
113,960
2 ,0 min
of Width
6 +1 per 160 sf = 32 spaces
1
Lot Depth
9
Salon
Buildin s..
21,822
Gym
ul in Coverage
0
Parkin Summa
Hei ui in
3-6"
'
30 max
Open ace s..
4155
Parkin Provided:
erc psc.
o
o mn
m ervious ea
IPercent ImperVIOUS Area
78'.8%
o max
Building Use & Parking Analysis
Lessaable Area by Use:
Restaurant dine-in
3,803 of
1 per 3 persons 100 total occupancy) 33
Restaurant takeout
1100 of
1 per 100 of ■ 11 spaces
Medical /Dental
4,060 of
6 +1 per 160 sf = 32 spaces
Retail
2,800 of
1 per 200 of • 14 spaces
Salon
4,000 sf
1 r 100 sf m 40 spaces
Gym
4,000 sf
1 Per 2 persons (20 total occupant) • 10 spaces
Parkin Summa
Parkin Re uired:
140
Parkin Provided:
147
includIng 6 handicapped spaces
Massage businos classified as Medical I Dental for parking ana"Is.
CASE NAME: BIGFOOT REFLEXOLOGY
CASE NUMBER: SU 14 -01
LOCATION: Suite 14% 2350 Hall Johnson Road
MAYOR SECRETARY
PLANNING AND ZONING COMMISSION
CHAIRMAN
DATE:
SHEET: 1 OF i
APPROVAL DOES NOT AUTHORIZE ANY WORK
IN CONFLICT WITH ANY CODES OR ORDINANCES,
DEPARTMENT OF DEVELOPMENT SERVICES
SITE PLAN
2350 HALL JOHNSON ROAD
SU14-01
2.62 ACRES, ZONED -
CN-SITUATED AT
LOT 2; BLOCK A
PRIMROSE ADDITION
CITY OF GRAPEVINE, TARRANT COUNTY
TEXAS
FEBRUARY 10, 2014
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