PZ Item 11 - DogtopiaCase No.
ZA20-0024
S T A F F R E P O R T
April 17, 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 1R, 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 a nd
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 8:00am – 5:00pm 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.
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
PowerPoint Presentation
Narrative
Plans
STAFF CONTACT: Dennis Killough (817) 748-8072
Lorrie Fletcher (817) 748-8069
Case No. Attachment A
ZA20-0024 Page 1
BACKGROUND INFORMATION
APPLICANT: Sherman and Jaime Hatch
OWNER: Dunhill Partners, LLC
PROPERTY SITUATION: 2225 W. Southlake Blvd., Suites 451 & 459
LEGAL DESCRIPTION: Lot 1R, 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 1R, 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 2
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 3
A SPIN meeting was held February 11, 2020.
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.
h. Such other measures as will secure and protect the public health, safety, morals and general
welfare.
Case No. Attachment B
ZA20-0024 Page 1
Case No. Attachment C
ZA20-0024 Page 1
Surrounding Property Owners
Dogtopia
Owner Zoning Address Acreage 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 NR
9. SLM DUNHILL LLC C3 2055 W SOUTHLAKE BLVD 0.82 NR
10. SLM DUNHILL LLC C3 2101 W SOUTHLAKE BLVD 9.11 NR
11. SLM DUNHILL LLC C3 2155 W SOUTHLAKE BLVD 1.10 NR
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, JAMES 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 NR
20. OKAFO, NNEKA TZD 300 WINDING RIDGE TRL 0.30 NR
21. ARTURO AGUILAR & BEATRIZ
VILLA TZD 304 WINDING RIDGE TRL 0.30 NR
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. Attachment C
ZA20-0024 Page 2
25. NWERRIH, STELLA O TZD 312 WINDING RIDGE TRL 0.21 NR
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: 0 Opposed: 0 No Response: 0 Undecided: 0