Loading...
PZ Item 11 - 2035 Corridor Committee Report Item #7 M E M O R A N D U M January 24, 2020 To: Southlake 2035 Corridor Planning Committee From: Kenneth Baker, Sr. Director of Planning and Development Services Subject: Item #7 – Overview – Dogtopia Purpose Review, discuss and make recommendations for Dogtopia, a proposed daycare and spa for dogs, located in Southlake Market Place at 2225 W. Southlake Blvd. Suites 451 and 459, generally located at the southeast intersection of Davis Blvd. and W. Southlake Blvd, just west of Urban Air Adventure Park. Property Location The property is located at the corner of corner of W. Southlake Blvd. and Davis Blvd. and addressed as 2225 W. Southlake Blvd., Suites 451 and 459 within the Southlake Market Place shopping center. Summary of Proposal The applicant is proposing an approximately 4,480 square foot completely indoor daycare and spa for dogs called Dogtopia. Narrative Page 2 Item #7 – Dogtopia Page 3 Item #7 – Dogtopia Applicant Provided Exterior Example Images Page 4 Item #7 – Dogtopia Page 5 Item #7 – Dogtopia Applicant Provided Typical Floor Plan Applicant Provided Interior Exhibits Page 6 Item #7 – Dogtopia Comprehensive Plan Analysis Retail Commercial 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 previously discussed. Page 7 Item #7 – Dogtopia Zoning The current zoning on the property is “C- 3” General Commercial District. Staff note: The use as proposed would be considered a “kennel” per the Southlake Zoning Ordinance. The “kennel” use is not a permitted use by right within any standard zoning district. However, the Specific Use Permit (SUP) section (Section 45) allows this use in the “C-3” zoning district with approval of a SUP. The definition for “kennel” per section 4 – Definitions of the City’s zoning ordinance is shown below: 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.) Master Thoroughfare Plan / Transportation 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. Site Page 8 Item #7 – Dogtopia Street View Images Pathways Master Plan • Along W. SH 114 – Multi-Use (≥8’) • Along W. Dove Rd. – (≤8’) View looking north towards W. Southlake Blvd. – Entrance to Southlake Market Place on Right View looking north towards W. Southlake Blvd. – Entrance to Southlake Market Place on Right with additional entrance shown approx.100’ further north Page 9 Item #7 – Dogtopia View looking east along W. Southlake Blvd. – Entrance to Southlake Market Place on Right View looking north towards W. Southlake Blvd. – Entrance to Southlake Market Place on Right Page 10 Item #7 – Dogtopia Pathways 8’ sidewalks have been constructed along FM 1938 and FM 1709 at Southlake Market Place. Applicable Comprehensive Plan Recommendations Land Use (FM 1709 – FM 1938 Corridor Plan) Ref. No. Issues Recommendations Tier and Implementation Metric LU6 Southlake Market Place Approximately 24.5 acres. The land use designation is Retail Commercial and the zoning is C-3 General Commercial District. The site includes approximately 202,000 square feet of retail, anchored by the former Walmart Neighborhood Market/Albertson building (59,000 sf) and the Hobby Lobby building (55,832 sf). There are approximately 1,000 parking spaces in the shopping center. Improvements to the F.M. 1709 and F.M. 1938 intersection have resulted in ingress and egress challenges. The City’s current parking requirements have resulted in less flexibility to market available tenant space. • 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 or 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. Ongoing – Evaluate development proposals per the recommendations . Aerial view showing access into Southlake Market Place via Players Cir.