To: Planning and Zoning Commission
From: Sarah Hensley, Director of Development Services
Subject:
Title
PUBLIC HEARING: Consider a request for a Planned Development (PD) amendment for the property located at 1801 Rufe Snow Drive, related to the list of permitted uses allowed within the existing building on a 1.9-acre lot, located on the east side of Rufe Snow Drive, approximately 1,600 feet northeast of the North Tarrant Parkway and Rufe Snow Drive intersection, legally described as The Lot Common Area of CVS Condos (platted as Lot 1, Block A of the Water’s Edge Addition), zoned Planned Development-1066-Neighborhood Services, and addressed 1801 Rufe Snow Drive. Frank Roszell, Owner/Applicant. (ZONE-2511-0011)
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Action Requested:
Conduct a Public Hearing and consider a request to amend an existing Planned Development (PD) for the property located at 1801 Rufe Snow Drive to amend the uses allowed by right (without a Specific Use Permit (SUP)) to include “Spa,” “Medical Spa,” and “Minor medical emergency clinic.”
Current Zoning:
PD-1066-Planned Development-Neighborhood Services
Proposed Zoning:
PD-1066-Planned Development-Neighborhood Services
Future Land Use Plan (FLUP):
The subject property is designated as High Density-Single Family Residential (HD-SF) on the FLUP.
Surrounding FLUP designations:
North: High Density Single-Family (HD-SF)/Office
East: HD-SF
West: HD-SF/Office
South: Parks and Open Space
Site Background:
The subject property is currently zoned under an existing Planned Development (PD) as PD-1066-Neighborhood Services. The original PD was approved by City Council on October 2, 2001 as Lot 6 of an approximately 16-acre, seven-lot development on the northeast corner of the North Tarrant Parkway and Rufe Snow Drive intersection. The approving ordinance included numerous conditions/stipulations, including a note stating “Lot 6 shall be restricted to the following uses: professional offices; bank or financial institution or child care center.”
Lot 6 (the subject property) remained undeveloped until after City Council approved a PD Amendment on August 7, 2017, that removed the original use restrictions and placed the lot under the same use guidelines as the base zoning district of Neighborhood Services.
In Neighborhood Services, the uses of “Spa,” “Medical Spa,” and “Minor medical emergency clinic” are allowed only by SUP. The Applicant requests the SUP requirement be removed for Lot 6, so that all three uses would be allowed by right. Any new business would still be required to go through applicable permit and inspection processes.
Land Use Chart Background:
On March 5, 2024, City Council adopted a Unified Development Code (UDC) amendment related to definitions and regulations for Spa and Medical Spa Uses, and the Town Center Zoning District Use Chart. As part of this process, all cosmetic services, including hair salons and barber shops, were added to the Spa definition. Prior to this update, the Neighborhood Services zoning district allowed “Barber shop or beauty salon stand alone” and “Barber shop or beauty salon within multi-use retail” by right, but had an SUP requirement for “Spa to include cosmetologists (Hair, Nails, Face) & Massage Therapists Licensed in TX).” The conflicting language between the requirements was one of the reasons the 2024 UDC amendment was brought forward for City Council consideration.
“Minor medical emergency clinic” has been in the Neighborhood Services use chart since 2015 with an SUP requirement.
“Medical Spa” was not a use included anywhere in the UDC prior to the 2024 update.
Site Design:
The existing building includes approximately 11,845 square-feet of office space broken into four lease spaces plus a 1,300 square-foot garage. The structure was completed in November 2020 and currently has two spaces leased to medical offices.
The Keller Unified Development Code Section 9.02(G)(3) defines the parking ratio for medical offices and personal service establishments (such as salons/spas) as one space per 200 square-feet of floor area, bringing the total required spaces on the subject property to 59 spaces. There are 60 regular and 3 accessible parking spaces on the lot.
Request:
1. To amend the existing PD to allow the uses of “Spa,” “Medical Spa,” and “Minor medical emergency clinic” by right.
Citizen Input:
On November 13, 2025, the City mailed out 35 Letters of Notification for this Public Hearing and the associated planned development zoning change to all property owners within three hundred feet (300’) of the subject site. A public hearing notice sign was posted on the site.
Summary:
Section 8.02 (D)(1)(e) of the UDC states that when considering a zoning change request, the Planning and Zoning Commission and City Council shall consider the following factors:
1) Whether the uses permitted by the proposed change will be appropriate in the immediate area concerned and their relationship to the general area and the City as a whole, and in compliance with the Future Land Use Plan.
2) Whether the proposed change is in accord with any existing or proposed plans for providing streets, water supply, sanitary sewers, and other utilities to the area, and shall note the findings.
3) The amount of vacant land currently classified for similar development in the vicinity and elsewhere in the City, and any special circumstances which may make a substantial part of such vacant land unavailable for development.
4) The recent rate at which land is being developed in the same zoning classification as the request, particularly in the vicinity of the proposed change.
5) How other areas designated for similar development will be, or are unlikely to be, affected if the proposed amendment is approved.
6) Any other factors which will substantially affect the health, safety, morals, or general welfare.
Alternatives:
The Planning and Zoning Commission has the following options when considering a Planned Development amendment application:
• Recommend approval as submitted
• Recommend approval with modifications or additional condition(s)
• Table the agenda item to a specific date with clarification of intent and purpose
• Recommend denial
City Council Action:
If the Planning and Zoning Commission takes action and makes a recommendation on this agenda item, then this Planned Development amendment application will be scheduled for City Council action on December 16, 2025.