Mesquite planning commissioners approve Sam’s Nail Club conditional-use permit, 4–3

The Mesquite Planning and Zoning Commission on Oct. 27 recommended approval of a conditional‑use permit for Sam’s Nail Club to conduct primarily retail sales with limited wholesale activity at 3677 West Emporium Circle, the former Academy Sports building. The recommendation passed 4–3 and includes a stipulation tying the CUP to the current owner/business.

Garrett Lankford of the Planning and Zoning Division told commissioners staff had reviewed the application and concluded that a wholesale use was “not an appropriate use within the commercial Town East Overlay district” and was inconsistent with the area’s comprehensive‑plan vision for retail and entertainment. Lankford also noted ongoing building and fire code compliance work at the site and said any final occupancy would depend on satisfying inspections.

Applicant representative Jonathan Vincent described the proposal as primarily retail with a limited wholesale component and called the request a “good‑faith effort to clean up this issue” so the large vacant building would be reoccupied. Owner David Tran told the commission that his existing stores operate like typical retail locations and that roughly 70% of customers are individual retail buyers while about 30% are small‑business purchasers; he said he expects most customers to pick up items at the store. Vincent presented an applicant‑provided sales‑tax figure of $126,008.37 as evidence of retail activity.

Opposition came from Jim Faup, a board member of the Emporium on LBJ Owners Association, who said on‑site operations appeared to be a “dominant bulk goods operation” with little point‑of‑sale retail and urged commissioners to follow staff guidance.

Commissioners split over policy and practical enforcement. Supporters said reoccupying a large, long‑vacant building would restore tax revenue and activate parking and adjacent businesses; opponents said wholesale trade is not consistent with the Town East special planning area’s retail‑and‑entertainment focus and expressed concern that a CUP could be difficult to enforce if the wholesale portion intensified.

A motion to recommend approval (as amended to tie the CUP to the current owner/business) carried on a roll call recorded in the minutes as 4 yes, 3 no. The clerk’s roll‑call recorded votes as: Meehan — yes; Walker — yes; Arnold — no; Chenault — no; Owley — no; Anken — yes; Darman — yes. The recommendation will go to Mesquite City Council for final action; staff noted that separate building and fire permits must be satisfied before a certificate of occupancy would be issued.