Item 6GSOUTHLAKE
PLANNING & DEVELOPMENT
SERVICES
STAFF REPORT
August 31, 2021
CASE NO: ZA21-0060
PROJECT: Specific Use Permit for Global Pet Alliance
EXECUTIVE
SUMMARY: Global Pet Alliance is requesting approval of a Specific Use Permit for a kennel
(indoor) on property being described as Lot 5R1, Block D, Commerce Business Park,
an addition to the City of Southlake, Tarrant County, Texas located 2845 Exchange
Blvd., Suite 180, Southlake, Texas. Current Zoning: "1 -1" Light Industrial District.
SPIN Neighborhood #8.
DETAILS: This site is generally located on the south side of Exchange Blvd. between Commerce
Street and S. Nolen Avenue. A specific use permit is required to allow a kennel in the
"I-1" Light Industrial District (not allowed by right in the "I-1" district). Global Pet
Alliance (GPA) is planning to open a transit facility for domesticated animals traveling
to and from Dallas Fort Worth International Airport (DFW). The proposed business will
occupy approximately 6,000 sf of an 11,740 sq. ft. flex office/warehouse building on
.73 acres. The warehouse space will be outfitted to accommodate 15 open air pet
runs to allow dogs to stretch their legs in between travel and pick up / drop off. Each
run is approximately 8'x6'. Any feline visitors will be housed is the cattery, which
stacks several cat friendly enclosed booths for them to rest while they await their flight
or pick up. Finally, there will be a section dedicated to store unused, airline approved
travel kennels. The warehouse is fully air conditioned and will be soundproofed in all
shared demising walls. Additional information for the facility operations may be found
in the Narrative.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Specific Use Permit Summary No. 2 dated August 13, 2021
(D) Surrounding Property Owners Map
(E) Surrounding Property Owners Responses
(F) Resolution No. 21-034
PowerPoint Presentation
Narratives and Plans
SPIN Report
STAFF CONTACT: Ken Baker (817) 748-8067
Patty Moos (817) 748-8269
Case No.
ZA21-0060
BACKGROUND INFORMATION
APPLICANT: Global Pet Alliance
OWNER: Southlake Exchange, LLC
PROPERTY SITUATION: 2845 Exchange Blvd., Southlake, Texas
LEGAL DESCRIPTION: Lot 5R1, Block D, Commerce Business Park
LAND USE CATEGORY: Industrial
CURRENT ZONING: "I-1" Light Industrial District
HISTORY: The property was annexed into the City in 1986 and given the "LI" Light
Industrial District zoning designation.
September 2, 1986; a Final Plat for Commerce Business Park with 34 lots
was approved and a corrected plat was filed March 30, 1988. (ZA86-048)
The 1-1" — Light Industrial District zoning was placed on the property with
the adoption of Comprehensive Zoning Ordinance No. 480 and the Official
Zoning Map on September 19, 1989.
A site plan was approved by City Council (ZA96-010)
October 6, 1998; a plat revision was approved for lots 5R1 and 5R2. (ZA98-
100)
The existing buildings on the properties were constructed in 1997 and 1999.
September 19, 2017; City Council approved a specific use permit for DYL
Fitness for a time period for approval will be the lesser of 5 years with two
renewal terms, both for 5 years, or upon termination of the tenant's lease.
(ZA17-058)
Other approved Kennels within the City of Southlake include:
■ Fireplug Inn on E. Continental Blvd., approved in 2016 under case
ZA16-087.
• Southlake Crossing Animal Hospital on W. Southlake Blvd.,
approved in 2012 under case ZA12-022. (no outdoor activity)
■ Elite Suites on E. Continental Blvd., approved in 2004 under case
ZA04-027.
■ Dogtopia, approved under ZA20-0024 for a specific use permit for
an indoor day care and spa for dogs running concurrently with the
lease and any future renewal of the lease.
An SUP application for Camp Bow Wow on Commerce Street was denied
in 2015 under case ZA15-090.
CITIZEN INPUT: The following meetings were held to discuss the development:
A SPIN meeting was held on August 10, 2021. The meeting report is
Case No. Attachment A
ZA21-0060 Page 1
provided in the packet.
TRANSPORTATION
ASSESSMENT: The existing building has direct access to Exchange Avenue via three
driveways for two commercial buildings with a common parking lot. The 2845
Exchange Blvd. property currently has 24 parking spaces and there is a cross
access parking agreement with the adjacent building located at 2835
Exchange Blvd. which has 21 parking spaces. The 2845 Exchange Blvd.
building parking requirements are 4 parking spaces for the former catering
business in Suite 100 and 5 parking spaces for the previous fitness facility in
Suite 140. The kennel will require 11 spaces for their operation (office: 6
spaces and 5 spaces for the kennel). This is a total of 20 required parking
spaces for the building. The 2835 Exchange Blvd. building has parking
requirements for 7 parking spaces and has 21 parking spaces. The properties
are owned by the same owner and the applicant has stated that there is cross
access/shared parking arrangement, if needed, for after business hour uses
for special events or evening/weekend uses.
PLANNING AND
ZONING COMMISSION: August 19, 2021; Approved (6-0) subject to the Staff Report dated August 13,
2021, and also subject to the Specific Use Permit Summary No. 2 dated
August 13, 2021; and specifically, tying the Specific Use Permit to the term of
the lease for this tenant; and also noting the applicant's willingness to provide
more information to City Council addressing noise and odor mitigation.
STAFF COMMENTS: The Staff Review may be found in the Specific Use Permit Summary No. 2
dated August 13, 2021.
Specific Use Permit General Information
45.1 GENERAL PROVISIONS — The uses listed in this section are prohibited in
the City of Southlake unless and until a specific use permit is granted for such
use by the City Council in accordance with the requirements and procedures set
forth in this Section. A specific use permit shall be required for the following uses
(as amended by Ordinance No. 480-D):
45.4 GENERAL REQUIREMENTS
a. Any use permitted hereunder shall meet the minimum requirements provided
in the district which it is located.
b. 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.)
45.5 FACTORS TO BE CONSIDERED —In granting or denying an application
for a specific use permit, the City Council shall take into consideration the
Case No. Attachment A
ZA21-0060 Page 2
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.
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.
i. City Council may grant variances to specific regulations associated with a
specific use set forth in Sections 45. To receive a variance, the applicant
must demonstrate one of the following (As amended by Ordinance No.
480-MMMM):
(a) A variance will reduce the impact of the project on surrounding residential
properties; or
(b) Compliance with this ordinance would impair the architectural design or
creativity of the project; or
(c) A variance is necessary to assure compatibility with surrounding
developed properties; or
(d) The proposed construction is an addition to an existing project that does
not meet the requirements of this ordinance.
Case No. Attachment A
ZA21-0060 Page 3
Vicinity Map
2845 Exhange Blvd.
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28166
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INDUSTRIAL BLVD
INDUSTR
Specific Use Permit
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Feet
Case No. Attachment B
ZA21-0060 Page 1
SPECIFIC USE PERMIT REVIEW SUMMARY
Case No.: ZA21-0060 Review No.: Two Date of Review:8/13/21
Project Name: Specific Use Permit for Global Pet Alliance
APPLICANT: Global Pet Alliance
Mark Uyeno/ Debra Perryman
3106 Del Prado Blvd. S. #303
Cape Coral, FL 33904
Phone: 631-721-5574/
Email: mark(a)globalpetalliance.com /
dperryman(a_)silveroakscre.com
OWNER: Southlake Exchange, LLC
209 Payne St.
Dallas, TX 75207
Phone: 817-849-8282 ext. 102
Email:
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 7/12/21 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 Patty Moos AT (817) 748-8269.
Patty Moos
Planner
Phone: (817) 748-8269
Email: pmoos(o)ci.south Iake.tx.us
Planning Review
General Information
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.
Case No. Attachment C
ZA21-0060 Page 1
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 C
ZA21-0060 Page 2
SURROUNDING PROPERTY OWNERS MAP
00
2865
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2875 2896
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SPO #
Owner
Zoning
Physical Address
Acreage
Response
1.
TRI DAL REAL ESTATE LTD
SP1
540 COMMERCE ST
6.67
NR
2.
JJK MANAGEMENT LLC
11
2810 MARKET LOOP
0.81
NR
3.
SOUTHLAKE EXCHANGE LLC
11
545 NOLEN DR
1.62
NR
4.
SOUTHLAKE EXCHANGE LLC
11
580 COMMERCE ST
1.63
NR
5.
SOUTHLAKE EXCHANGE LLC
11
2805 MARKET LOOP
1.63
NR
6.
MARKET LOOP LTD
11
2800 MARKET LOOP
0.68
NR
7.
FULBRIGHT MAYS TRUST
11
2825 EXCHANGE BLVD
1.15
NR
8.
SOUTHLAKE EXCHANGE LLC
11
2835 EXCHANGE BLVD
0.65
NR
9.
SOUTHLAKE EXCHANGE LLC
11
2845 EXCHANGE BLVD
0.74
NR
10.
CLARK CONTRACTORS LLC
11
2875 EXCHANGE BLVD
0.72
NR
11.
SOUTHLAKE EXCHANGE LLC
11
2865 EXCHANGE BLVD
0.73
NR
12.
SOUTHLAKE EXCHANGE LLC
11
2855 EXCHANGE BLVD
0.72
NR
13.
Isuperintendent of Carroll ISD
NR
14.
Supt of Grapevine Colleyville ISD
NR
15.
Superintendent of Northwest ISD
NR
16.
Superintendent of Keller ISD
NR
17.
City of Grapevine
NR
Responses: F: In Favor
Notices Sent: 11
Responses Received:
Case No.
ZA21-0060
O: Opposed U: Undecided NR: No Response
In Favor: 0 Opposed: 0 Undecided: 0 No Response: 11
Attachment D
Pagel
Surrounding Property Owner Responses
No Responses received to date
Case No. Attachment E
ZA21-0060 Page 1
RESOLUTION NO. 21-034
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS, GRANTING A SPECIFIC USE PERMIT FOR
A KENNEL ON PROPERTY DESCRIBED AS LOT 5R1, BLOCK D,
COMMERCE BUSINESS PARK, AN ADDITION TO THE CITY OF
SOUTHLAKE, TARRANT COUNTY, TEXAS LOCATED AT 2845
EXCHANGE BLVD., SUITE 180, SOUTHLAKE TEXAS. MORE
FULLY AND COMPLETELY DESCRIBED IN EXHIBIT "A", AND AS
DEPICTED ON THE APPROVED PLAN 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 1-1" Light Industrial District; and,
WHEREAS, in accordance with the requirements of Sections 45.1(25) 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 to a kennel on property within the City of Southlake,
Texas, more fully and completely described in Exhibit "A", and as depicted on the approved plan
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:
Case No. Attachment F
ZA21-0060 Page 1
• RESERVED FOR CITY COUNCIL MOTION
SECTION 2.
This resolution shall become effective on the date of approval by the City Council.
PASSED AND APPROVED THIS
/_NNIX31
Amy Shelley
City Secretary
DAY OF , 2021.
CITY OF SOUTHLAKE
John Huffman, Mayor
Case No. Attachment F
ZA21-0060 Page 2
EXHIBIT A
Lot 5R1, Block D, Commerce Business Park, an addition to the City of Southlake, Tarrant County,
Texas and located at 2845 Exchange Blvd., Suite 180, Southlake, Texas.
Case No. Attachment F
ZA21-0060 Page 3
EXHIBIT B
Reserved for Exhibits
Case No. Attachment F
ZA21-0060 Page 4