PZ Item 12 - Narrative2820 Market Loop, Suite 100, Southlake, Texas
Special Use Permit Application
ZA18-035
Submitted to
The City of Southlake
Planning & Zoning Commission
by
Jason Sampson, Tenant
Sampson Jiu Jitsu Academy
&
Jeff Wang, Owner
Meeting Date
April 5, 2018
Narrative
I I
Background:
Shawn Bartholomae and the applicant, Jason Sampson, first met when Shawn's son, Brock Bartholomae,
started training in Jiu Jitsu with Coach Jason Sampson in August 2015 at the age of 7. Brock started with
private lessons to learn the basics of Jiu Jitsu & then joined in the group classes while keeping up his private
lessons as well. Brock's little brother Trevor, now 7, started training with Coach Sampson at the age of 4,
and Shawn and his wife Angela started training with Jason as well. Both Brock and Trevor were very
successful in Jiu Jitsu competitions since they started and showed a huge aptitude for the sport since the
very beginning. It its through these experience that Shawn became interested in helping Jason Sampson
open his own Academy.
When the gym where his sons were training with Jason Sampson closed down, Shawn decided it was time
to help Jason open Sampson Jiu Jitsu. After seeing the wonderful effects Jiu Jitsu had on his own children
and himself, he decided he wanted to open a Jiu Jiu Jitsu Academy for his family & friends in the city where
he resides rather having Jason leave Southlake and teach Jiu Jitsu in one of the surrounding communities.
When Shawn and Jason met, Shawn had recently relocated his family and business to Southlake from
Westlake. Shawn's business, Silver Tusk Oil Company, owns an office building on the north-west corner of
Shady Oaks Ln and Southlake Blvd at 660 W Southlake Blvd and they had recently relocated to the area. The
original SUP and lease for Sampson Jiu Jitsu were in Shawn's name, but Jason will now be taking over the
lease at 2820 Market Loop Suite 100. Shawn and his family are still very inviolved in Sampson Jiu Academy.
Sampson Jiu Jitsu Academy offers wrestling based Brazilian Jiu Jitsu and Martial Arts training for children
and adults. Jason Sampson, the applicant, has been training in wrestling since he started at the age of 12 in
1994. He started training Jiu Jitsu in 2005 and obtained his black belt in 2013. He started fighting MMA
professionally in 2008 and retired from the sport in 2017. Since Sampson Jiu Jitsu Academy opened in 2016
they have been quite successful and want to remain in the area for many years to come. They have
enrolled a number of people from the Southlake community and have participated in various fundraisers in
the area. The applicant asks that this SUP be tied to the lease and any extensions as Sampson Jiu Jitsu
Academy has no plans to move from the area.
Classes:
About Sampson Jiu Jitsu Academy:
Little Heroes age 4-6
•30 minute class
•Wrestling & Jiu Jitsu
Little Champs ages 7-13
•One (1) hour class
■both Gi (traditional Jiu Jitsu in a Gi) - & Nogi (without a Gi) Jiu Jitsu
Brazilian Jiu Jitsu & Martial Arts training ages 14 to
adult Cardio. kickboxing ages 14 to adult
The scale of the operation will be relative small in comparison with other commercial schools or
studios:
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Only one (1) class at a time, except for one time a week when there is a 30
minute overlap between 2 classes
- Maximum class time is 1 (one) hour and 30 (thirty) minutes
- Only 2-15 students per class,
There is one 30 minute overlap between 2 classes that occurs once a week
More of one on one or one on a few training instead of large group lessons
Hours of Operation:
Monday-Thursday 8:00am-12:00pm, 4:00-8:00 pm
Friday 8:00am-11:00am
Saturday 9:00am-12:00pm
Private lessons by appointment
The Sampson Jiu Jitsu Academy mission is to teach martial arts, including self-defense in a
family based & welcoming facility with a comfortable environment where all are welcome to
train, whether it is their first time in martial arts or they are a seasoned veteran.
Sampson Jiu Jits Academy promotes the values of respect, hard work, loyalty, determination &
honor, all of which reflect the culture of the residents of the city of Southlake.
Location:
2820 Market Loop, Suite 100, Southlake, Texas 76092 as shown on the attached location map &
aerial.
The lease space is approximately 2,400 useable square feet, 2,600 rentable square feet & the
tenant is using the space as-is with no modifications to the space or building. Currently a sign
company leases Suite 100 but they will be moving out upon approval of the martial arts lease.
Prior to the sign company's tenancy; Suite 100 was leased by A Dance Force from 2003 to 2011 &
Early Spring Arts from 2011 thru 2012.
Ingress & Egress:
The subject property has one, 2-way driveway in & out of the property off of Market Loop.
There are 3 "no parking" spaces for drop off or pick up of students as shown on the Ingress &
Egress Map. According to the tenant, parents & students will drive into the parking lot &either(1)
park in an open parking space, (2) drop off the student &their siblings &friends using one of
the open parking spaces or "no parking" spaces to turn around & drive out onto Market Loop.
Students, pedestrians, parking & vehicular traffic have safe access for ingress & egress.
According to the owner of the property, Suite 100 was previously occupied by A Dance Force
(2003-2011) & Early Spring Arts (2011-2012), both of which fell under the school or training
category for zoning & neither one ever had any issues with ingress & egress during their
tenancy.
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Lighting:
Each building has two wall pack lights that illuminate toward parking lot and another wall pack
light facing/illuminating toward Market Loop. There is adequate illumination via wall packs (see
Lighting Plan) at night to protect the safety of those persons entering&exiting the Martial Arts
Studio.
The owner of the property represents & warrants that the existing wall pack lighting complies
with the Lighting Ordinance No. 693, as amended, with regard to the type of lighting, intensity,
glare &spill-over.
Parking:
There are a 36 open spaces, plus 2 handicap & 3 no parking spaces for the entire building which
is approximately 10,925 useable, 11,800 rentable square feet. The spaces at the front doors of
each building have been designated "No Parking" in order to assist Handicap van parking, along
with drop off & pick up. A Parking Analysis spreadsheet is included in the attached exhibits
showing each tenant, their useable & rentable square feet, their allocated parking spaces based
on use or their lease and the total parking spaces for the building.
The parking ratio for the building is 1/400 SF for the existing tenants. The Martial Arts
Academy's parking requirement is 1/200 per Zoning Ordinance: Section 35.6.b.(6)(e). According
to the tenant & owner there are 2 major reasons the parking at the property is more than
F
sufficient are:
1) 50%of children are dropped off with friends &/or siblings,
2) Class sizes will be small since this is a "private" training facility for the tenant's family &
friends.
According to the owner of the property, Suite 100 was previously occupied by A Dance Force
(2003-2011) & Early Spring Arts (2011-2012), both of which fell under the school or training
category for zoning & neither one ever had any issues with parking during their tenancy.
Other Tenants in the Building:
Per the attached Tenant Location Plan, there are currently 2 tenants occupying the property as
follows:
Suite Tenant Use # Employees
110 Old Henry Threads Administrative 4
120 E-Logic Storage In & Out
150 E-Logic Administrative 6-7
200 E-Logic Storage In & Out
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occupancy by the martial arts academy, the property will be 100% leased. Because 2 of the 5
spaces in the property are used for storage the# of employees in the property will be minimal.
The martial arts academy will have 2 employees on the property based on training session
times. Based on the schedule above including the martial arts academy, 13 employees will be
at the property from time to time during the business day. The martial arts academy does offer
late afternoon training up by appointment until 4:30 PM during the week.
Tenant Square Footage:
Suite 100 is 2,600 rentable or 2,400 useable square feet calculated per BOMA (Building Owners
& Managers Association), according to the building owner who measured from the inside walls
of the premises. For over 100 years, BOMA International has set the standard for measuring
buildings by providing a uniform basis for measuring rentable & useable area in buildings by
taking a building-wide approach to floor area measurement.
Tenant Floor Plan:
Attached is a copy of the Existing Floor Plan showing the existing conditions of Suite 100. The
Tenant's Plan shows how the martial arts studio plans to use the existing space without moving
walls or changing the floor plan.
SPIN Meeting:
Meeting:
Jerod Potts was contacted on March 21, 2018 to discuss if a SPIN meeting is beneficial to
tenants application. Due to the location & lack of residential proximity & the fact that a dance
studio leased the subject Suite 100 for many years in the recent past, a SPIN meeting was not
deemed beneficial to Sampson Jiu Jltsu Academy's original SUP application in 2016.
Overlay Zones:
The owner of the property represents & warrants that the property meets the requirements of
the following Overlay Zones:
1) DFW Regional Airport Overlay Zone per Zoning Ordinance 479,
2) Zoning Ordinance 480,Section 43
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