To: Aaron Rector, City Manager
From: Alexis Russell, Planner II
Subject:
Title
PUBLIC HEARING: Consider an ordinance approving a Specific Use Permit (SUP) for Elements Massage, a proposed spa in an existing 12,000 square foot building on 1.69 acres, located on the north side of Keller Parkway, approximately 668 feet northwest of the intersection of Keller Parkway and Keller Smithfield Road, legally described as Lot 5, Block G of the Keller Town Center Addition, zoned Town Center (TC) and addressed 1411 Keller Parkway, Suite 700. Terri Dykstra, Applicant. CPV Texas Properties LLC, Owner. (SUP-2504-0017).
Background:
The Elements Massage franchise started in 2006 and has multiple locations in the Dallas-Fort Worth metroplex area. The Applicant is looking to open a location at 1411 Keller Parkway, Suite 700 in the Town Center (TC) zoning district, where a Specific Use Permit (SUP) is required to operate a spa.
Adopted by City Council in March 2024, the UDC defines a spa as an establishment that offers grooming, massage and/or cosmetology services performed by persons licensed to perform those services in Texas and may include the retail sale of goods incidental to the services of the spa.
Site Design:
The spa will occupy an existing lease space that is approximately 2,006 square feet. No interior structural modifications are expected at this time. The Applicant intends to enhance the space with new paint and other cosmetic updates.
The Unified Development Code (UDC) parking requirement for “retail or personal service establishment” is one space per 200 square-feet of gross floor area, bringing the total requirement for this applicant to 7 spaces. The property currently has 102 parking spaces shared between the various lease spaces.
Business Details:
Elements Massage will offer a variety of massage and skincare treatment services.
Proposed hours of operations are Monday through Saturday, 9 a.m. to 9 p.m. and Sunday 10 a.m. to 7 p.m.
Surrounding Zoning and Land Use:
North: SF-8.4 / HD-SF
East: Town Center / Mixed Use (MU)
South: Town Center / Mixed Use (MU)
West: Town Center / Mixed Use (MU)
The subject property is zoned Town Center and designated Mixed Use (MU) on the city’s Future Land Use Plan (FLUP).
Summary:
Section 8.02 (F)(2) of the UDC states that when considering a SUP request, the Planning and Zoning Commission and City Council shall consider the following factors:
1) The use is harmonious and compatible with surrounding existing uses or proposed uses;
2) The activities requested by the applicant are normally associated with the permitted uses in the base district;
3) The nature of the use is reasonable and appropriate in the immediate area;
4) Any negative impact on the surrounding area has been mitigated; and
5) That any additional conditions specified ensure that the intent of the district purposes are being upheld.
Citizen Input:
On May 15, 2025, the City mailed out 32 letters of notification for this Public Hearing to all property owners within three-hundred feet (300’) of the subject site. A public hearing notice sign was posted on the site.
Staff has received no letters of support or opposition in response to this SUP request.
Planning and Zoning Commission Recommendation:
At the May 27, 2025, Planning and Zoning Commission meeting, Commissioners unanimously recommended approval of the SUP request as presented.
Alternatives:
The City Council has the following options when considering a Specific Use Permit:
§ Approve as submitted.
§ Approve with modified or additional condition(s).
§ Table the agenda item to a specific date with clarification of intent and purpose.
§ Deny.