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GARLAND PLANNING REPORT
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Agenda Item 7.c. |
City Council Regular Session Agenda |
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REQUEST |
Approval of a Specific Use Provision for Personal Services Use (licensed massage therapy). Approval of a plan on a property zoned Community Office (CO) District. LOCATION 333 North Shiloh Road, Suite 101B |
OWNER |
RNM Sajan, LLC |
PLAN COMMISSION RECOMMENDATION |
On January 9, 2023 the Plan Commission, by a vote of eight (8) to zero (0), recommended approval of a Specific Use Provision for a Personal Services Use. The Plan Commission, by a vote of eight (8) to zero (0), recommended approval of a plan on a property zoned Community Office (CO) District. |
STAFF RECOMMENDATION |
Approval of a Specific Use Provision for a Personal Services Use (licensed massage therapy). Approval of a Plan on a property zoned Community Office (CO) District. |
BACKGROUND |
The applicant proposes to open a licensed massage therapy business in an existing building. The GDC requires a Specific Use Provision for a Personal Service Use in the Community Office (CO) District.
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SITE DATA |
The 1.273-acre site contains a 10,700 square-foot building with 10 separate suites, eight of which are currently occupied. The applicant wishes to move in to Suite 101B, which is 1,200 square feet. The site is accessed from two entrance points on North Shiloh Road. |
USE OF PROPERTY UNDER CURRENT ZONING |
The subject property is zoned Community Office (CO) District. It contains eight other tenants operating businesses classified as general office, medical office, and a pharmacy. The Community Office (CO) district is intended to create an appropriate setting for medium and higher intensity office and professional uses. The district may be used as a transition district between low intensity office/retail uses and more intense uses. It is also generally appropriate along major transportation corridors. However, the Community Office (CO) District is generally not appropriate in proximity to low-density residential districts. Examples of allowed uses in a Community Office (CO) District are: professional offices, campus-style corporate office, research, and assembly operations that may be large in scale but that are conducted wholly within a building(s) with very limited or no outside storage. |
CONSIDERATIONS |
Specific Use Provision:
- The applicant proposes to use an existing 1,200 square-foot tenant space for a massage therapy use, which is classified as a Personal Service Use in the GDC.
The GDC defines a Personal Service Use as “an establishment that provides services to individuals, such services primarily involved in the care of the persons not otherwise listed herein as a specified use. The term includes, but is not limited to, services such as barber and beauty shops, tailoring, licensed massage or physical therapy, photography or portrait studios, manicure salons, the application of permanent cosmetics, hair removal and tanning salons, or weight-loss salons.”
- The applicant is requesting approval of a twenty-five (25) year Specific Use Provision. The SUP Time Period Guide recommends a range of twenty (20) to thirty (30) years.
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COMPREHENSIVE PLAN |
The Future Land Use Map of the Envision Garland Plan recommends Business Centers for the subject site. Business centers provide a cluster of business offices and/or low impact industry, including campus-type development that cumulatively employ large numbers of people. Operations within this development type occur internal to buildings resulting in minimal negative impacts (sound, air, traffic, outdoor lighting, storage, etc.) and are compatible with adjacent development types in architecture, character, scale, and intensity. Business centers are generally located at intersections of major and/or secondary arterial streets or significant transit areas (bus/rail). Proximity and access to residential areas are encouraged to reduce travel times to employment. Site design addresses function and visual aesthetics providing appropriate buffering at gateway corridors, between adjacent developments, and for residential neighborhoods. The proposed SUP for a personal service land use is compatible with the comprehensive plan.
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COMPATIBILITY OF REQUEST WITH SURROUNDING ZONING AND LAND USES |
The properties to the North and West are zoned for Community Retail (CR) District and contain retail, fast food, and a nursing/rehab center. The properties to the South and East are zoned Community Office (CO) District and contain medical offices, general office, retail, a church, and a preschool. The proposed use is generally compatible with the surrounding area. |
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