PZ Item 10Case No.
ZA17-093
S T A F F R E P O R T
December 29, 2017
CASE NO: ZA17-093
PROJECT: Zoning Change and Site Plan for Kitten to Cat Hospital EXECUTIVE
SUMMARY: Dr. Carrie Ann Mark is requesting approval of a Zoning Change and Site Plan
on property described as Lot 2R2, Block1, Miron Addition, City of Southlake,
Tarrant County, Texas, located at 205 Miron Drive, Southlake, Texas. Current
Zoning: "B-1” Business Service Park District. Proposed Zoning: “S-P-1”
Detailed Site Plan District with "B-1” Business Service Park District uses with
the addition of Feline Specialty Cat Hospital. SPIN Neighborhood #8.
DETAILS: The proposed Kitten to Cat Hospital is located approximately 275 feet south of
the intersection of E. Southlake Blvd. and Miron Drive. The purpose of this item
is to change the zoning to accommodate all current uses allowed under “B-1”
Business Service Park District with the addition of a feline specialty cat hospital.
The zoning change requires an associated site plan approval. The existing one-
story, legal non-conforming building is proposed to remain with an upgrade to
the exterior facades, landscaping and parking.
In June 2017 City Council approved a site plan for Glen Alan Salon. The
applicant is proposing to keep the approved site plan, however, construct the
required parking spaces in two (2) phases as the Kitten to Cat Feline Hospital
requires much less parking than is required for most uses allowed under “B-1”
Business Service Park District.
Kitten to Cat Hospital is a low volume business that sees no more then 8-10
clients per day. The approved site plan for Glen Alan Salon includes eighteen
(18) parking spaces. The applicant is requesting to construct ten (10) spaces
during the initial facade construction and the remaining eight (8) spaces at the
time the property is sold and/or the use of the building changes.
Site Data Summary
Approved for Glen Alan Salon Proposed for Kitten to Cat
Existing Zoning B-1 B-1
Proposed Zoning N/A S-P-1 w/B-1 uses to include feline
specialty cat hospital
Land Use Designation Office Commercial Office Commercial
Gross/Net Acreage .50 acre/.50 acre .50 acre/.50 acre
Total Building Floor Area
(Gross) 3,035 sf 3,035 sf
Building Height/Number of
Stories 1 1
Area of Open Space 8,690 sf 8,690 sf
Department of Planning & Development Services
Case No.
ZA17-093
Percentage of Open Space 41% 41%
Area of Impervious Coverage 13,090 sf 13,090 sf
Percentage of Impervious
Coverage
(max. allowed / provided)
60% / 59% 60% / 59%
Total Parking Required (1/200 sf) 16 spaces (1/300 sf) 13 spaces
Veterinary Clinic Use
Total Parking Spaces
Provided 18 spaces 18 spaces
(Constructed in 2 phases)
ACTION: Conduct a Public Hearing
Consider Approval of Zoning Change and Site Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. 2, dated December 19, 2017
(D) Surrounding Property Owners Map and Responses
Full Size Plans (for Commission and Council members only)
Link to Presentation
Link to Narrative
Link to S-P-1 Regulations
Link to Elevations
Link to Parking Exhibit
Link to Plans (previously approved under site plan for Glen Alan Salon)
STAFF CONTACT: Dennis Killough (817) 748-8072
Lorrie Fletcher (817) 748-8069
Case No. Attachment A
ZA17-093 Page 1
BACKGROUND INFORMATION
OWNER: Glen Alan Woods
APPLICANT: Carrie Ann Mark, DVM
PROPERTY SITUATION: 205 Miron Drive, Southlake
LEGAL DESCRIPTION: Lot 2R2, Block1, Miron Addition
LAND USE CATEGORY: Office Commercial
CURRENT ZONING: “B-1” Business Service Park District
PROPOSED ZONING: “S-P-1” Detailed Site Plan District with “B-1” Business Service Park
District uses with the addition of Feline Specialty Cat Hospital.
HISTORY: August 7, 1979; City Council approved a zoning change to “H” Heavy
Commercial Zoning and a final plat for the Miron Subdivision on a 10
acre tract of land out of the John A. Freeman Survey Abstract 529
(ZA79-20).
September 19, 1989; The “B-1” Business Service Park District was
approved with the adoption of the Zoning Ordinance No 480 and the
official Zoning Map.
March 3, 1993; City Council approved a plat revision for Lots 1R and
Lots 2-6, Block 1, Miron Addition (ZA92-56).
February 3, 1998; City Council approved a plat revision for Lots 2-R-1,
2-R-2 and 3-R-1-R, Block 1, Miron Addition (ZA97-177).
June 6, 2017; City Council approved a site plan for Glen Alan Salon
subject to the Staff Report dated May 26, 2017 and the Site Plan
Review Summary No. 4 dated April 27, 2017; noting that we are
approving the following variance to the Tree Preservation Ordinance
585-D to allow less than the required 50% preservation per the tree
conservation plan presented this evening; also noting that we are
approving the revised elevations presented this evening and dated May
26, 2017 in the Staff Report; noting that the applicant and the City
Council agree to adding two parking spaces on the southeast corner of
the property adjacent to the dumpster area and eliminating two parking
spaces on the far northwest corner of the property, in doing so,
preserving the tree that is in that space; noting that if this change in
parking causes the property to exceed the impervious coverage
ordinance that we are approving that variance tonight; also noting that
the applicant has produced a parking agreement with Empire Rugs, Ben
Shabahang,1695 E. Southlake Blvd.
Case No. Attachment A
ZA17-093 Page 2
SOUTHLAKE 2030 PLAN: Consolidated Future Land Use Plan
The 2030 future land use
designation for the site is Office
Commercial. The Office
Commercial category is a
commercial category designed
and intended for the exclusive
use of office and limited office-
related activities. It is
established for and will be
allocated to those districts best
suited for supporting
commercial activity of an office character. It has been established to
encourage and permit general professional and business offices of high
quality and appearance, in attractive landscaped surroundings with the
types of uses and design exterior appearance so controlled as to be
generally compatible with existing and future adjacent and surrounding
residential development. Properties with this designation may serve as a
transition between established residential neighborhoods, major
roadways, and retail development. Other suitable activities are those
permitted in the Public Parks/Open Space and Public/Semi-Public
categories previously discussed.
Pathways Master Plan & Sidewalk Plan
A 5-foot sidewalk is proposed along Miron Drive.
TREE PRESERVATION: The site is subject to the City’s Tree Preservation Ordinance No. 585-D,
as the site is being modified from its current condition. No site plan was
previously considered with the construction of the existing building.
During the entitlement for Glen Alan Salon, there was approximately
50% existing tree cover on the site, of which approximately 25% was
approved by variance to be preserved. The property owner has
removed the previously approved trees.
The applicant is not requesting to remove any of the existing tree cover
on the site therefore preserving 100%.
UTILITIES: There is an existing 8-inch water line and an existing 6-inch sewer line
located along Miron Drive.
CITIZEN INPUT: A SPIN meeting was not held for this project.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated December 19,
2017.
The applicant is seeking to improve a legal non-conforming
structure with brick veneer on all four sides of the building.
A non-conforming structure may be improved to reduce the non-
conformity in accordance with Section 6 of the Zoning Ordinance
No. 480, as amended.
Case No. Attachment A
ZA17-093 Page 3
The bufferyard and interior landscaping is not required for this
site as the building footprint is not being increased in size.
Landscaping is required for the improved parking lot.
APPLICABLE
REGULATIONS:
General Development
Standards Applies Comments
Overlay Regulations Y Residential Adjacency
Building Articulation Y S-P-1 regulation proposed as the existing facades do not
meet required horizontal and/or vertical articulation
Masonry Standards Y Complies
Impervious Coverage Y Complies
Bufferyards Y S-P-1 regulation proposed
Interior Landscape NA Not Applicable for interior landscape, parking lot only
Tree Preservation Y Complies
Sidewalks Y Complies
General
Development
Standards
“B-1” Zoning Site Plan (new) Kitten to Cat Proposed Site Plan
Applies Comments Applies Comments
Overlay Regulations Y Residential Adjacency Y Residential Adjacency
Building Articulation Y Required articulation for overlay
and residential adjacency Y
Maximum length of wall not requiring articulation is 36 feet. East
and West walls are approximately 39.5 feet. North and South
walls are approximately 77 feet. (West wall meets vertical
articulation, East, North and South walls do not).
Minimum horizontal and vertical articulation required is 1.8 feet
(15% of wall height) for 25% of the length of either adjacent
plane. None of the walls meet horizontal articulation.
Masonry Standards Y Masonry Ordinance No. 557 Y Complies
Impervious Coverage Y 60% Y Complies 60%
Open Space Y 40% Y 40%
Bufferyards Y Per Section 42 Y
Due to the zoning change request, bufferyard requirements are
applied. The applicant has written an S-P-1 regulation for relief
from this requirement.
Interior Landscape Y Per Landscape Ordinance NA Not Applicable for interior landscape, parking lot only
Tree Preservation Y 50% preservation req. for 50%
coverage Y
The trees approved to be removed from the Glen Alan Site Plan
are gone. The applicant does not propose to remove any trees,
resulting in 100% preservation of existing tree canopy.
Sidewalks Y 5-foot required Y Complies; 5-foot proposed
Case No. Attachment B
ZA17-093 Page 1
Case No. Attachment C
ZA17-093 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA17-093 Review No.: Two Date of Review: 12/19/2017
Project Name: Zoning Change & Site Plan for Kitten to Cat Hospital
APPLICANT: Kitten to Cat Hospital OWNERS: Tonya & Glen Woods
Carrie Mark
711 E. Southlake Blvd., Ste 100 ARCHITECT: Blake Architects
Southlake, TX 76092 Skip Blake
Phone: 817-975-9387 817-488-9397
Email: drmark@kittentocathospital.com blakearch@verizon.net
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 12/18/2017 AND WE OFFER THE
FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF SITE PLAN APPROVAL UNLESS
SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE
CONTACT THE APPROPRIATE STAFF MEMBER.
Planning Review
Lorrie Fletcher
Planner
Phone: (817) 748-8069
Email: lfletcher@ci.southlake.tx.us
1. The proposed zoning change request requires that all required bufferyards and associated
irrigation be installed prior to the issuance of a certificate of occupancy. See comments below by
Landscape Administrator. A regulation has been added to the proposed S-P-1 document
requesting the site plan be approved as submitted without the required bufferyards.
2. Provide horizontal and vertical articulation meeting the requirements of Ord. 480, Section
43.9.c.1.c. on all facades of the building within 400’ of a property zoned or designated residential.
The subject property is approximately 97 feet from the nearest residential zoned property.
The proposed brick veneer facades for the existing building do not meet horizontal
articulation on all sides; vertical articulation is not being met on the east, north and south
sides. A regulation has been added to the proposed S-P-1 document requesting the
elevations be approved as submitted.
3. Although not required, staff encourages a material sample board be provided by the first public
hearing at the Planning & Zoning Commission meeting.
Informational Comment
The current metal clad building is a legal, non-conforming structure. Section 6 of the Zoning
Ordinance addresses non-conforming structures and the rebuilding of non-conforming structures
partially or completely destroyed. A structure may be altered to reduce non-conformity.
6.5 NONCONFORMING STRUCTURES - Where a lawful structure exists at the effective date of this
ordinance or amendment thereof that could not be built under the terms of this ordinance by reason of
restrictions on area, lot coverage, height, yards, or other characteristics of the structure or its location
on the lot, such structure may be continued so long as it remains otherwise lawful, subject to the
following provisions: a. Such structure may not be enlarged in a way which increases its
nonconformity; b. Such structure may not be altered in a way which increases its nonconformity; c.
Case No. Attachment C
ZA17-093 Page 2
Should such structure be moved for any reason for any distance whatever, it shall thereafter conform
to the regulations of the district in which it is located after it is moved.
6.10 DESTRUCTION OR DAMAGE TO NONCONFORMING STRUCTURE OR USE (Amended by
Ordinance 480-BBBB) a. Nonconforming Structures:
1. If a legal nonconforming structure is totally destroyed or partially damaged by the elements, fire,
other catastrophe, or other casualty, the structure may not be repaired or reconstructed except in
conformity with the provisions of this ordinance.
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
TREE CONSERVATION COMMENTS:
* Please be aware that all existing trees shown to be preserved on the City Council approved
Tree Conservation Plan must be preserved and protected during all phases and construction
of the development. Alteration or removal of any of the existing trees shown to be preserved
on the approved Tree Conservation Plan is a violation of the Tree Preservation Ordinance and
the zoning as approved by the Southlake City Council. Please ensure that the layout of all
structures, easements, utilities, structures grading, and any other structure proposed to be
constructed do not conflict with existing trees intended to be preserved.
LANDSCAPE COMMENTS:
1. Changes in zoning: Any request for changes in zoning to any district other than agriculture or
single family residential districts shall require that all required bufferyards and associated
irrigation be installed prior to the issuance of a certificate of occupancy for the proposed
property.
The Required Bufferyards are as follows:
SUMMARY CHART – BUFFERYARDS
Location/Length of
Base Line
Required /
Provided Length Bufferyard
Width/Type
Canopy
Trees Accent Trees Shrubs Fence/Screening
Height & Material
North - Required 197’ 5’ - A 2 4 16
Provided
East - Required 113’ 10’ - D 5 6 20
Provided
South - Required 192’ 5’ - A 2 4 15
Provided
Case No. Attachment C
ZA17-093 Page 3
West - Required N/A
Provided
* The proposed landscaping across the site exceeds what would be required for the required
bufferyards plantings.
* The Building footprint is not being increased so no interior landscape or bufferyards are
required to be provided. Additional parking is being provided so parking lot landscaping is
provided to meet the Landscape Ordinance parking lot landscape requirements. The proposed
Landscape Plan is identical to the previously approved Landscape Plan.
* Indicates informational comment.
# Indicates required items comment.
____________________________________________________________________________
Public Works/Engineering Review
Alex Ayala, P.E.
Civil Engineer
Phone: (817) 748-8274
E-mail: aayala@ci.southlake.tx.us
GENERAL COMMENTS:
This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
* Sidewalk widths shall conform to the Southlake Pathways Plan.
* Use the City of Southlake GPS monuments whenever possible. Monument locations can be
found in the City of Southlake website:
http://www.cityofsouthlake.com/index.aspx?NID=266
*=Denotes informational comment.
Fire Department Review
Kelly Clements
Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
No comments based on submitted information.
Case No. Attachment C
ZA17-093 Page 4
General Informational Comments
* No review of proposed signs is intended with this site plan. A separate building permit is
required prior to construction of any signs.
* All mechanical equipment must be screened of view from right-of-ways and residential
properties in accordance with the Zoning Ordinance No. 480, as amended.
* Stucco or plaster shall only be allowed when applied using a 3-step process over diamond
metal lath mesh to a 7/8th inch thickness or by other processes producing comparable cement
stucco finish with equal or greater strength and durability specifications.
* The use of synthetic products (e.g., EIFS – exterior insulation and finish systems, Hardy plank,
or other materials of similar characteristics) shall not be considered a masonry material. (As
amended by Ordinance 480-PPP)
* All lighting must comply with the Lighting Ordinance No. 693, as amended.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and
Sediment Control Ordinance No. 946, as amended.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 43,
Overlay Zones.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 33.21,
Building Color Standards for Non-Residential Buildings.
* Through the wholesale water customer contract with the City of Fort Worth, all new water
connections are required to pay the City of Fort Worth impact fee. The City of Fort Worth
impact fee assessment is based on the final plat recordation date and building permit
issuance. The applicant is encouraged to review the City of Fort Worth's assessment and
collection of Impact Fees Guide to determine the fee amount.
* The applicant should be aware that prior to issuance of a building permit a Plat Showing must
be processed and filed in the County Plat Records, a fully corrected site plan, landscape plan,
irrigation plan, and building plans, must be submitted for approval and all required fees must
be paid. This may include but not be limited to the following fees: Park Fee, Perimeter Street
Fee, Water & Sewer Impact and Tap Fees, and related Permit Fees.
* Denotes Informational Comment
Case No. Attachment D
ZA17-093 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
SPO # Owner Zoning Address Acreage Response
1. BOOTSTRAP INVESTMENTS INC O1 1723 E SOUTHLAKE BLVD 1.028 NR
2. MALIK, NALIA B1 175 MIRON DR 0.633 NR
3. WETRICH REALTY LP B1 325 MIRON DR 0.701 NR
4. ROCKY MOUNTAIN HOLDINGS LLC SP1 345 MIRON DR 1.000 NR
5. MARCH INVESTMENTS LP B1 365 MIRON DR 0.743 NR
6. SOUTHLAKE, CITY OF CS 320 MIRON DR 1.574 NR
7. DALLAS SMSA TOWER HOLDINGS LP B1 340 MIRON DR 0.982 NR
8. TESORIERO HOLDINGS LLC SP2 260 MIRON DR 0.076 NR
9. D2S2M LLC SP2 270 MIRON DR 0.078 NR
10. COFFIN HOUSE DIVIDED LLC SP2 300 MIRON DR 0.078 NR
11. HERITAGE PARTNERS III LLC SP2 290 MIRON DR 0.130 NR
12. THORN PROPERTIES LLC SP2 280 MIRON DR 0.109 NR
13. LIGHT, DONALD C SF1-A 200 WESTWOOD DR 1.211 NR
14. ARIANNA SHABAHANG LLC C2 1695 E SOUTHLAKE BLVD 0.539 NR
15. BOOTSTRAP INVESTMENTS INC O1 1725 E SOUTHLAKE BLVD 1.131 NR
16. WOODS, GLEN A B1 205 MIRON DR 0.520 NR
17. CANDY BEARA LLC B1 305 MIRON DR 0.770 NR
18. SOUTHLAKE PROFESSIONAL PARK LL SP1 1825 E SOUTHLAKE BLVD 0.712 NR
19. G VERITAS HOLDINGS LLC SP1 1835 E SOUTHLAKE BLVD 0.678 NR
20. SOUTHLAKE MIRON LLC SP2 250 MIRON DR 0.112 NR
21. UDC MIRON LLC SP2 240 MIRON DR 0.138 NR
22. NTXMSK HOLDINGS LLC SP2 230 MIRON DR 0.068 NR
23. LSJT LTD SP2 220 MIRON DR 0.072 NR
24. LELAND PENNINGTON INVESTMENTS SP2 210 MIRON DR 0.084 NR
25. SOUTHLAKE MIRON LLC SP2 200 MIRON DR 0.083 NR
26. RCC MIRON OFFICE LTD SP2 300 MIRON DR 3.663 NR
27. BRUTON, PAUL R SP2 1615 E SOUTHLAKE BLVD 1.004 NR
28. PKY GROUP LLC SP1 1621 E SOUTHLAKE BLVD 1.033 NR
Case No. Attachment D
ZA17-093 Page 2
F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Twenty-five (25)
Responses Received
within 200’: In Favor: 0 Opposed: 0 Undecided: 0 No Response: 23
Responses Received: None to date