Item 6G - Staff Report
Case No.
ZA26-0028
S T A F F R E P O R T
May 22, 2026
CASE NO: ZA26-0028
PROJECT: Specific Use Permit for Creature Outlaws Athletics EXECUTIVE
SUMMARY: Dennis Box of Creature Outlaws Athletics is requesting approval of a Specific Use
Permit to allow for a commercial school on property described as Lot 9, Block C,
Commerce Business Park Addition and located at 580 Commerce St., Suite 160,
170. Current Zoning: “I-1” Light Industrial District. SPIN Neighborhood #8.
DETAILS: The purpose of this request is to seek approval of a Specific Use Permit (SUP) for
a training facility/gym to be in Suite 160 or 170, dependent on the lease. The total
lease space is approximately 1,700 square feet with a proposed gym area of
approximately 987 square feet, three office spaces, and a reception area.
Operating hours are from 5:30 AM to 8:00 PM, with sessions scheduled from early
morning through evening. Training will include adult High-Intensity Interval Training
(HIIT) classes from 5:30 AM to 6:30 AM and 6:45 AM to 7:45 AM, as well as
afternoon youth development sessions from 4:00 PM to 8:00 PM. The program will
offer both group and private training options. Staffing will consist of one to two
employees on site. Client capacity is limited to 10 participants for morning sessions
and five participants per hour (20 total) for evening sessions.
On May 7, 2026, the Planning and Zoning Commission recommended approval, as
presented for the length of the lease and any lease extensions.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval of Specific Use Permit
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Specific Use Permit Review Summary No. 2, dated May 1, 2026
(D) Surrounding Property Owners Map & Responses
(E) Resolution No.26-019
STAFF CONTACT: Cyndi Cheng (817) 748-8269
Jennifer Crosby (817) 748-8195
Department of Planning & Development Services
Item 6G
Case No. Attachment A
ZA26-0028 Page 1
BACKGROUND INFORMATION
OWNER: Jennifer Davis
APPLICANT: Dennis Box, Creature Outlaws Athletics
PROPERTY SITUATION: 580 Commerce St., Suite #160, 170
LEGAL DESCRIPTION: Lot 9, Block C, Commerce Business Park Addition
LAND USE CATEGORY: Industrial
CURRENT ZONING: “I-1” Light Industrial District Zoning
HISTORY: The property was annexed into the city in 1986.
The property was platted and recorded on March 30, 1988.
The existing building was built in 1997.
SOUTHLAKE
COMPREHENSIVE PLAN: Consolidated Future Land Use Plan
The future land use designation for the site is “Industrial”.
Definition and Purpose:
Industrial and business service development that is relatively free of
unwanted side effects, such as unsightliness, noise, odor, glare, vibrations,
etc., is permitted in the Industrial category. If meeting the qualification of
relatively free of unwanted side effects, suitable types of development in
the Industrial category can be characterized by the manufacturing,
processing, packaging, assembly, storage, warehousing and/or distribution
of products. Ancillary commercial and retail activities associated with these
uses are permitted. Public Parks / Open Space and Public / Semi‐Public
activities as described above may be permitted if surrounding industrial
uses do not pose hazards and are sufficiently buffered.
Pathways Master Plan & Sidewalk Plan
There are no existing sidewalks on the property.
UTILITIES: The property is served by a 6-inch water main that connects to the 8-inch
water main on site along Exchange Boulevard and by an 8-inch sewer line
main along Commerce Street.
PLANNING AND ZONING
COMMISSION ACTION: May 7, 2026; Approved (6-0), subject to the Staff Report dated May 1,
2026, and subject to the Specific Use Permit Review Summary No. 2,
dated May 1, 2026, as presented for the length of the lease and any lease
extensions.
Case No. Attachment A
ZA26-0028 Page 2
STAFF COMMENTS: Attached is the Specific Use Permit Review Summary No. 2, dated May 1,
2026.
45.5 FACTORS TO BE CONSIDERED - In granting or denying an
application for a specific use permit, the City Council shall take into
consideration the following factors:
a. Safety of the motoring public and of pedestrians using the facility
and the area immediately surrounding the site.
b. Safety from fire hazard, and measures for fire control.
c. Protection of adjacent property from flood or water damage.
d. Noise producing elements; and glare of vehicular and stationary
lights and effect of such lights on established character of the
neighborhood.
e. Location, lighting and type of signs; and relation of signs to traffic
control and adverse effect on adjacent properties.
f. Street size and adequacy of pavement width for traffic and
reasonably expected to be generated by the proposed use around
the site and in the immediate neighborhood.
g. Adequacy of parking, as determined by requirements of this
chapter for off-street parking facilities for similar uses; location of
ingress and egress points for parking and off-street loading spaces;
and protection of the public health by all weather surfacing on all
parking areas to control dust.
h. Such other measures as will secure and protect the public health,
safety, morals and general welfare.
Per Section 45.18 of Zoning Ordinance No. 480, as amended: IN
CONSIDERING WHETHER TO GRANT A SPECIFIC USE PERMIT FOR
COMMERCIAL SCHOOL, INCLUDING TRADE SCHOOL, THE CITY
COUNCIL SHALL CONSIDER THE FOLLOWING:
1) Safe access for the ingress and egress of students,
pedestrian, parking and vehicular traffic, including
the identification of student drop-off areas.
2) Adequate illumination will be provided at night to
protect the safety of those persons entering and
exiting the site.
Case No. Attachment B
ZA26-0028 Page 3
Case No. Attachment C
ZA26-0026 Page 4
SPECIFIC USE PERMIT REVIEW SUMMARY
Case No.: ZA26-0028 Review No.: Two Date of Review: 05/01/2026
Project Name: Specific Use Permit – Creature Outlaws Athletics
APPLICANT: Creature Outlaws Athletics OWNER: Belfort Assets
Dennis Box Jennifer Davis
5900 Balcones Dr. Ste. 100
Austin, TX 78731
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
04/23/2026 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE
HEREBY MADE CONDITIONS OF APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY
COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE
CONTACT RYAN FIRESTONE AT (817) 748-8127.
* A specific use permit shall automatically expire if a building permit is not issued and construction
begun within six (6) months of the granting of the specific use permit or if the use shall cease for a
period of six (6) months (Zoning Ordinance No. 480, Section 45.4(b))
Fire Department Review
GENERAL COMMENTS:
- Is the request for both #160 & #170 Suites?
- Depending on the occupant load, doors may be required to swing in the path of egress
and require panic hardware.
Lorenzo Chavez
Fire Marshall
Phone: (817) 748-8671
E-mail: LChavez@ci.southlake.tx.us
Public Works/Engineering Review
*No comments
Sandra Endy, P.E.
Development Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
Case No. Attachment C
ZA26-0026 Page 5
Tree Conservation/Landscape Review
*No comments
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
Building Inspections Review
Additional restrooms may be required based on the occupant load.
E-mail: shernandez@ci.southlake.tx.us
Susan Hernandez
Deputy Building Official
Phone: (817) 748-8238
Case No. Attachment C
ZA26-0026 Page 6
General Information
* No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
* Building permit(s) are required prior to commencement of any work.
* A specific use permit shall automatically expire if a building permit is not issued and
construction begun within six (6) months of the granting of the specific use permit or if the
use shall cease for a period of six (6) months (Zoning Ordinance No. 480, Section 45.4(b))
* Per Section 45.5 of Zoning Ordinance No. 480, as amended: FACTORS TO BE CONSIDERED -
In granting or denying an application for a specific use permit, the City Council shall take into
consideration the following factors:
a. Safety of the motoring public and of pedestrians using the facility and the area immediately
surrounding the site.
b. Safety from fire hazard, and measures for fire control.
c. Protection of adjacent property from flood or water damage.
d. Noise producing elements; and glare of vehicular and stationary lights and effect of such
lights on established character of the neighborhood.
e. Location, lighting and type of signs; and relation of signs to traffic control and adverse effect
on adjacent properties.
f. Street size and adequacy of pavement width for traffic and reasonably expected to be
generated by the proposed use around the site and in the immediate neighborhood.
g. Adequacy of parking, as determined by requirements of this chapter for off-street parking
facilities for similar uses; location of ingress and egress points for parking and off-street
loading spaces; and protection of the public health by all-weather surfacing on all parking
areas to control dust.
h. Such other measures as will secure and protect the public health, safety, morals and
general welfare.
* Per Section 45.18 of Zoning Ordinance No. 480, as amended: IN CONSIDERING WHETHER TO
GRANT A SPECIFIC USE PERMIT FOR COMMERCIAL SCHOOL, INCLUDING TRADE
SCHOOL, THE CITY COUNCIL SHALL CONSIDER THE FOLLOWING:
1) Safe access for the ingress and egress of students, pedestrian, parking and vehicular
traffic, including the identification of student drop-off areas.
2) Adequate illumination will be provided at night to protect the safety of those persons
entering and exiting the site.
* Denotes Informational Comments
Case No. Attachment D
ZA26-0028 Page 7
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
SPO
#
Owner Zoning Physical Address Acreage Response
1 TRI DAL REAL ESTATE LTD SP1 540 COMMERCE ST 2.09 NR
2 ALP-ARC V GDI-COMMERCE
PROPERT
I1 545 COMMERCE ST 0.00 NR
3 COMMERCE BUSINESS PARK JV I1 585 COMMERCE ST 1.75 NR
4 SOUTHLAKE EXCHANGE LLC I1 2805 MARKET LOOP 1.10 NR
5 PIMA PROPERTIES INC I1 726 COMMERCE ST 0.47 NR
6 CLARK CONTRACTORS LLC I1 2875 EXCHANGE BLVD 0.47 NR
7 SOUTHLAKE EXCHANGE LLC I1 2865 EXCHANGE BLVD 0.40 NR
8 SOUTHLAKE EXCHANGE LLC I1 2855 EXCHANGE BLVD 0.03 NR
9 SUPERINTENDENT OF CARROLL ISD NR
10 SUPERINTENDENT OF GRAPEVINE
COLLEYVILLE ISD
NR
11 SUPERINTENDENT OF NORTHWEST
ISD
NR
12 SUPERINTENDENT OF KELLER ISD NR
1000 SOUTHLAKE EXCHANGE LLC I1 580 COMMERCE ST 1.63
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Ten (10)
Responses Received within 300’: None