Item 4CSOUTHLAKE
PLANNING & DEVELOPMENT
SERVICES
STAFF REPORT
April 28, 2020
CASE NO: ZA20-0024
PROJECT: Specific Use Permit for a Kennel for Dogtopia
EXECUTIVE
SUMMARY: Dogtopia is requesting approval of a Specific Use Permit for a Kennel on property
described as Lot 1 R, Block 1, Southlake Crossing, an addition to the City of
Southlake, Tarrant County, Texas and located at 2225 W. Southlake Blvd., Suites
451 & 459, Southlake, Texas. Current Zoning: "C-3" General Commercial District.
SPIN Neighborhood #10.
DETAILS: The proposed kennel will be in an existing building on the southwest side of the
Southlake Crossing development, located near the southeast intersection of W.
Southlake Blvd. and Davis Blvd., adjacent to the lease space currently occupied
by The Floor Source.
The applicant is proposing an approximately 4,480 square foot completely indoor
daycare and spa exclusively for dogs.
The proposed facility will offer dog daycare, spa services and boarding, but the
core service is daycare for dogs. Dogtopia will also offer boarding for the dogs
with the use of crates, no dog runs, and only a few individual suites. The reason
for this is to encourage socialization of the dogs and not isolation. All dogs will be
required to show proof of vaccinations and be neutered/spayed before allowed
to interact with the other dogs in order to provide a safe and secure environment.
The facility will also include a reception area, to greet the dogs and dog families;
an evaluation room for each size dog to verify that each dog is ready for
socialization and a group setting; and playrooms. The bathing and grooming area
is a separate room along with a laundry room, employee breakroom, restroom
and storage rooms etc. A floor plan has been provided in the attached plan set.
There are three daycare rooms, depending on the dog's size, and each room has
a maximum capacity. The room for the smaller dogs that are 20 pounds and
under is called the Toy room and it would have a daycare maximum of 41 dogs
with a maximum of 23 dogs for boarding. The next size is the Romper room that
is for dogs between 20 and 45 pounds and its daycare maximum is 30 with a
boarding maximum of 17 dogs. Then finally is our large dog room for dogs over
45 pounds and its maximum daycare capacity would be 24 dogs and the
maximum boarding capacity would be 13. There will also be a spa/grooming
component that would include baths, nail grinding, haircuts, teeth brushing, treats
and the pampering of the dogs. Typically, the spa and grooming component is
for existing pet families while they are at the daycare, however, occasionally pets
from the outside for the spa services may occur but limited to no more than 4
Case No.
ZA20-0024
dogs.
The anticipated hours of operation are 6:30am — 7:30pm Monday through Friday
and weekends 8:OOam — 5:OOpm Saturday and Sunday. There will be 2 canine
coaches in each play room along with the general manager, a receptionist and a
rover.
Dogtopia is requesting the Specific Use Permit be tied to the lease and any future
renewals of the lease.
On April 23, 2020 the Planning & Zoning Commission unanimously
recommended approval as presented.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider approval of a Specific Use Permit
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Surrounding Property Owners Map & Responses
(D) Resolution No. 20-018
PowerPoint Presentation
Narrative
Plans and Photo Samples
Noise Mitigation Plan
2035 Corridor Committee Report
SPIN Report
STAFF CONTACT: Dennis Killough (817) 748-8072
Lorrie Fletcher (817) 748-8069
Case No.
ZA20-0024
BACKGROUND INFORMATION
APPLICANT: Sherman and Jaime Hatch
OWNER: Dunhill Partners, LLC
PROPERTY SITUATION: 2225 W. Southlake Blvd., Suites 451 & 459
LEGAL DESCRIPTION: Lot 1 R, Block 1, Southlake Crossing
LAND USE CATEGORY: Retail Commercial
CURRENT ZONING: "C-3" General Commercial District
HISTORY: - December 1984 — City Council approved a zoning change for 27 acres
to be known as Southlake Crossing (Market Place) from Agricultural
to Heavy Commercial. (ZA84-058)
- September 1989 — City Council adopted a new zoning ordinance (No.
480) and new zoning map and reclassified the zoning for Southlake
Crossing to C-3 — General Commercial District.
- September 1993 — City Council approved a revised concept plan for
Southlake Crossing. (ZA93-066)
- January 1994 — An amended plat was processed for Lots 1 R, 2R
and 3R, Blk 1, Southlake Crossing Phase I. (ZA93-078)
- Other approved Kennels within the City of Southlake include:
o Fireplug Inn on E. Continental Blvd., approved in 2016 under
case ZA16-087.
o Southlake Crossing Animal Hospital on W. Southlake Blvd.,
approved in 2012 under case ZA12-022. (no outdoor activity)
o Elite Suites on E. Continental Blvd., approved in 2004 under
case ZA04-027.
- An SUP application for Camp Bow Wow on Commerce Street was
denied in 2015 under case ZA15-090.
TRANSPORTATION
ASSESSMENT: There are three (3) access points from the northbound lane of Davis Blvd.
(FM 1938). Because of the medians on Davis Blvd. there is no access
from the southbound lanes of Davis Blvd.
There are five (5) access points along W. Southlake Blvd. into the site. All
are right -in, right -out.
There is one (1) additional access point from Southlake Blvd. into
Southlake Market Place via Players Cir.
Anticipated parking spaces needed are 9-10 for employees during the day
and 3-4 for drop off and pick up for the dogs.
Case No. Attachment A
ZA20-0024 Page 1
SOUTHLAKE 2035: Consolidated Future Land Use Plan
The 2035 future land use designation for the site is Retail Commercial
which is defined in the Southlake 2035 plan as follows:
The Retail Commercial category is a lower- to medium -intensity
commercial category providing for neighborhood -type retail shopping
facilities and general commercial support activities. It is intended to
provide limited local retail and/or office uses which serve neighborhoods
in close proximity. It is intended that all uses in this category will be
compatible with adjacent single family uses, thereby maintaining the
character and integrity of existing neighborhoods. This category is
intended to encourage comprehensively planned developments. In areas
where the Retail Commercial designation is adjacent to residentially
zoned properties or areas with a residential designation on the Land Use
Plan, lower intensity activities such as office or office -related uses should
be planned adjacent to the residential uses. Other suitable activities are
those permitted in the Public Parks/Open Space, Public/Semi-Public, and
Office Commercial categories
FM1709 / FM1938 Corridor Plan
The adopted plan included the following specific recommendations for
Southlake Marketplace (LU6):
• Continue to pursue a public/private partnership with the City, the
management company, and individual property owners to improve
vehicular access into the property.
• Consider rezoning the property of portions of the property to allow
more flexible parking requirements for possible uses compatible with
the shopping area and the adjacent residential neighborhood
(Southlake Woods).
• If the property or properties are rezoned, aspects for improving the
aesthetics of the center/parking area should be considered. Such
aspects may include landscaping, provision of open space, lighting,
replacement of nonconforming signs, and other signage
improvements.
Economic Development Master Plan
The adopted plan included the following (ED19):
• Improve and strengthen existing commercial centers -
o Implement a system to monitor leasing activity to identify
opportunities for redevelopment and/or expansion.
o Create a plan for assisting property owners and/or brokers with
marketing large vacancies within commercial centers.
o Conduct an assessment on existing commercial centers to
identify and implement solutions to challenges such as traffic and
parking that discourage shopping and dining in existing
commercial centers.
Pathways Master Plan & Sidewalk Plan
There are existing 8' sidewalks along Southlake and Davis Boulevards.
CITIZEN INPUT: A Corridor Committee meeting was held January 24, 2020.
Case No. Attachment A
ZA20-0024 Page 2
A SPIN meeting was held February 11, 2020.
PLANNING & ZONING
COMMISSION: April 23, 2020; Approved (7-0) subject to the Staff Report dated April 17,
2020 and as presented.
STAFF COMMENTS: Due to the limited scope of this application, a Specific Use Permit Review
was not generated.
Note: 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.
KENNEL - A commercial establishment (with indoor and/or outdoor pens
and runs) in which dogs, cats, or domesticated animals are housed,
boarded, groomed, bred, trained, or sold all for a fee or compensation.
(As amended by Ordinance No. 480-C.) (As further amended by
Ordinance No. 480-W.)
45.4 GENERAL REQUIREMENTS
Any use permitted hereunder shall meet the minimum requirements provided in the district in which
it is located.
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.
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.
Case No. Attachment A
ZA20-0024 Page 3
Such other measures as will secure and protect the public health, safety, morals and general
welfare.
Case No.
ZA20-0024
Attachment A
Page 4
Vicinity Map
Dogtopia
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ZA2D-0024
Specific Use Permit
0 405 810 11620
Feet
Case No. Attachment B
ZA20-0024 Page 1
Surrounding Property Owners
Dogtopia
Owner Ed
Zoning
l Address
Acrea a
Response
1.
125 DAVIS LLC
C3
125 DAVIS BLVD
0.85
NR
2.
BICOS TRUST
C2
2325 W SOUTHLAKE BLVD
0.75
NR
3.
TUCKER 23 LLC
C2
170 DAVIS BLVD
0.24
NR
4.
ENCORE RETAIL DEV CO LP
SP2
180 DAVIS BLVD
1.56
NR
5.
HARDER, TIMOTHY R
SF20A
1912 SHOOTING STAR LN
0.43
NR
6.
SPRINGS, WILLIAM A
SF20A
1908 SHOOTING STAR LN
0.44
NR
7.
JABER HOLDINGS I LLC
C3
2025 W SOUTHLAKE BLVD
1.02
NR
8.
SLM DUNHILL LLC
C3
2001 W SOUTHLAKE BLVD
2.40
F
9.
SLM DUNHILL LLC
C3
2055 W SOUTHLAKE BLVD
0.82
F
10.
SLM DUNHILL LLC
C3
2101 W SOUTHLAKE BLVD
9.11
F
11.
SLM DUNHILL LLC
C3
2155 W SOUTHLAKE BLVD
1.10
F
12.
DB REAL ESTATE ASSETS I LLC
C3
2255 W SOUTHLAKE BLVD
0.89
NR
13.
STORE MASTER FUNDING XIV LLC
SP1
2201 W SOUTHLAKE BLVD
5.76
NR
14.
AGARWAL, ANKUR
TZD
325 WINDING RIDGE TRL
0.36
NR
15.
POREDDY, KALPANA
SF20A
1916 SHOOTING STAR LN
0.61
NR
16.
BIRMINGHAM, JAM ES
SF20A
1920 SHOOTING STAR LN
0.66
NR
17.
CERQUEIRA, LUIS HENRIQUE
TZD
305 WINDING RIDGE TRL
0.30
NR
18.
NIED, DAVID G
TZD
301 WINDING RIDGE TRL
0.30
NR
19.
SLM DUNHILL LLC
C3
2225 W SOUTHLAKE BLVD
2.59
F
20.
OKAFO, NNEKA
TZD
300 WINDING RIDGE TRL
0.30
O
21
ARTURO AGUILAR & BEATRIZ VILLA
(Pedro Mata Ill - current owner)
TZD
304 WINDING RIDGE TRL
0.30
O
22.
MBI, PRYSCA N
TZD
316 WINDING RIDGE TRL
0.27
NR
23.
ASDI, AHMAD K
TZD
308 WINDING RIDGE TRL
0.25
NR
24.
DESAI, BHAVIN
TZD
320 WINDING RIDGE TRL
0.22
NR
Case No.
ZA20-0024
Attachment C
Page 1
25.
NWERRIH, STELLA 0
TZD
312 WINDING RIDGE TRL
0.21
O
26.
RIDGEVIEW AT SOUTHLAKE
HOMEWON
TZD
324 WINDING RIDGE TRL
1.74
NR
27.
TUCKER 23 LLC
C2
2301 W SOUTHLAKE BLVD
1.11
NR
28.
Superintendent of Carroll ISD
NR
29
Superintendent of Grapevine
Colleyville ISD
NR
30.
Superintendent of Northwest ISD
NR
31.
Superintendent of Keller ISD
NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Twenty-eight (28)
Responses Received: In Favor: 1 Opposed: 3 No Response: 0 Undecided: 0
Responses received via email:
2020-04-20
Good morning Lorrie,
This is in response to the proposed Kennel in Southlake Marketplace.
I am opposed to it. I have concerns about the noise considering the proximity to our home.
Also I have a couple of neighbors who did not receive the notice, but I'm certain are within
the 200ft limit.
Thank you.
Regards,
Nneka Okafo
300 Winding Ridge Trl
2020-04-20
Good morning. Hope you're doing well. We are advised as a homeowner in the Ridgeview
subdivision (304 Winding Ridge Trail Southlake TX 76992) we are able to voice our opinion
on the proposed dog kennel.
We fully are against this. At this time, we have experienced numerous noise disruptions from
this shopping center during the hours of 1 AM and 4 AM. They have Yard crews running
equipment in the middle of night.
We do not want any more noise disruptions.
Warm Regards,
Pedro Mata, III
Home Owner
304 Winding Ridge Trail
Case No. Attachment C
ZA20-0024 Page 2
Notification Acspon;oc Form
ZA20-002L
Meeting Onw. April 23, 2020 at C30 PU
N WERRIH, STELLA 0
312 WINDING RtCGE TRL
SOUTHLAKE, TX 76092
Dit"t quesUoath and mall offs %a" IG
City of Southlake
Planning & Duvalopmanl Svrvicu s
Notification Ras"vae
1400 Mlarn SI; Ste 310
S-nulhlako, TX 76092
Phone (617) 74BA621
Fax: (B17}740•9077
PLEASE PROVIDE COMPLETED FORMS VIA MAIL- FAX OR HAND DELIVERY
BEFORE THE START Of THE SCHEDULED PUBLIC HEARING.
3e+nq the ownwr —O of lire prwe4 so noted of bO O we heraby
hn favor of r60�&sed to undecided about
(circle or underline one)
the proposed Specific Use Permit referenced above
Space for comments regarding your position:
1154Ss
Signature -41 WWI/ DaWa O
ld
Additional Signature: Date:
Printed Name(s): S-j ) L C 6 14 1-4 l i14
WOO iW J:V k I -ea :KW PK »ri MOOM Ruff~) w pmw in 1R cowwwa fad the pwvey Dwo t Oft Ira PU woom
Phone plumber (optional):
Case No. Attachment C
ZA20-0024 Page 3
Notification Response Form
ZA20-i}024
Mooting Cate: April 23, 202+0 at 6:30 PM
SL MiA DU N HILL LLC
3100 MONTICELLO AVE STE 3W
DALLAS, TX 7S203
rW rowt it i wA Mlr+rm w n l ma i t ro*rinr►mwfs to -
City of Sauthlaka
Planning d Dovelopmant Safvicars
Notification Rasponae
1400 Main St Ste 310
Southlake, TX 76092
Phone- (1317) 7 8621
Fax. 1017) T 7T
PLEASE PROVIDE COMPLETED FORMS VIA !NAIL, FAX OR HAND DELIVERY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING,
Being the Qwnerls} of the peoperly so noted above. are herby
n favor of opposed to under d atauui
i circ$e or underli me one }
tho propped Speetfic Urto Permit reforeneed above
Space for comments regarding your position,
Signature:
Additional Qiignature:
Printed Nalrta(s).
Muir be wumft mil;& 4ryfrr�y"b}t+n
'hone Number (vptionall).
Date- L4 r3- 70
Date:
aw
Case No. Attachment C
ZA20-0024 Page 4
RESOLUTION NO. 20-018
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS, GRANTING A SPECIFIC USE
PERMIT FOR A KENNEL ON PROPERTY WITHIN THE
CITY OF SOUTHLAKE, TEXAS, LOCATED AT 2225 W.
SOUTHLAKE BOULEVARD, SUITES 451 AND 459, BEING
LEGALLY DESCRIBED AS LOT 1R, BLOCK 1,
SOUTHLAKE CROSSING, MORE FULLY AND
COMPLETELY DESCRIBED IN EXHIBIT "A", AND AS
DEPICTED ON THE APPROVED SITE EXHIBIT
ATTACHED HERETO AND INCORPORATED HEREIN AS
EXHIBIT "B" AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, a Specific Use Permit for a kennel has been requested by a person
or corporation having a proprietary interest in the property zoned as "C-3" General
Commercial District; and,
WHEREAS, in accordance with the requirements of Sections 45.1(15) of the City's
Comprehensive Zoning Ordinance, the Planning and Zoning Commission and the City
Council have given the requisite notices by publication and otherwise, and have afforded
the persons interested and situated in the affected area and in the vicinity thereof; and,
WHEREAS, the City Council does hereby find and determine that the granting of
such Specific Use Permit is in the best interest of the public health, safety, morals and
general welfare of the City.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF SOUTHLAKE, TEXAS:
SECTION 1.
A Specific Use Permit is hereby granted for a kennel on property located at 2225
W. Southlake Blvd., Suites 451 & 459, being legally described as Lot 1 R, Block 1,
Southlake Crossing, an addition to the City of Southlake, Tarrant County, more fully and
Case No. Attachment D
ZA20-0024 Page 1
completely described in Exhibit "A", and as depicted on the approved Site Exhibit attached
hereto and incorporated herein as Exhibit "B" and providing an effective date, subject to
the provisions contained in the comprehensive zoning ordinance and the restrictions set
forth herein. The following specific requirements and special conditions shall be
applicable to the granting of this Specific Use Permit:
SECTION 2.
This resolution shall become effective on the date of approval by the City Council.
PASSED AND APPROVED THIS DAY OF MAY, 2020.
CITY OF SOUTHLAKE
Laura Hill, Mayor
Amy Shelley, TRMC
City Secretary
Case No. Attachment D
ZA20-0024 Page 2
100MI1:11111111IMeyl
Being property located at Lot 1 R, Block 1, Southlake Crossing, an addition to the City of
Southlake, Tarrant County, Texas and located at 2225 W. Southlake Blvd., Suites 451 &
459, Southlake, Texas.
Case No.
ZA20-0024
Attachment D
Page 3
IOVA CI11.11 M -.2
Case No.
ZA20-0024
Attachment D
Page 4