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Item 7D - Staff Report7D CITY OF S0UTHLA1<.,,_E Department of Planning & Development Services STAFF REPORT August 11, 2025 CASE NO: ZA25-0043 PROJECT: Zoning Change and Site Plan for Southlake Classic Pet Retreat EXECUTIVE SUMMARY: Southlake Classic Pet Retreat is requesting approval of a Zoning Change and Site Plan for Southlake Classic Pet Retreat on property described as Lots 1 and 2, Murray's Subdivision, City of Southlake, Tarrant County, Texas and located at 1211 and 1213 Brumlow Ave. Current Zoning: 1-1" Light Industrial District. Requested Zoning: "S-P-1" Detailed Site Plan District. DETAILS: The purpose of this request is to seek approval of a Zoning Change and Site Plan to allow an existing kennel as a permitted conforming use, along with the current 14' Light Industrial uses and regulations. The business is currently an existing use at this location. The property encompasses approximately 1.0 acre and is located east of Brumlow Ave and south of E. Continental Blvd. There are two buildings totaling approximately 6,880 sq. ft. as well as three shade structures on the property. The Zoning Ordinance was amended in 1991 (Ordinance No.480- C) to require a Specific Use Permit for kennels. A kennel has operated on this property since 1985 and is currently considered a nonconforming use. The applicant is seeking a zoning change and site plan to bring the property into conformance. No changes are being made to the site plan or building footprint. There is a pet turf outdoor area surrounded by a chain -link fence. The business hours run from 7:00 a.m. — 6:00 p.m. (6:00 am - 8:00 pm for staff), Monday — Sunday. ACTION NEEDED: 1) Consider 1st Reading of the Zoning Change and Site Plan ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Site Plan Review Summary No. 2, dated August 1, 2025 (D) Surrounding Property Owners Map & Responses (E) Ordinance No. 480-835 Corridor Planning Committee Report PowerPoint Presentation Narrative Plans STAFF CONTACT: Cyndi Cheng (817) 748-8069 Dennis Killough (817) 748-8072 Case No. ZA25-0043 BACKGROUND INFORMATION OWNER: Michael Grayson APPLICANT: Southlake Classic Pet Retreat, LLC PROPERTY SITUATION: 1211 & 1213 Brumlow Avenue LEGAL DESCRIPTION: Lots 1 and 2, Murray's Subdivision LAND USE CATEGORY: Mixed Use CURRENT ZONING: 1-1" Light Industrial District PROPOSED ZONING: "S-P-1" Detailed Site Plan District HISTORY: - The property was annexed into the City in 1956. - The plat was recorded in January 1975. - The property previously operated as a kennel under the name Bark and Purr from 1985 until a change in ownership in 2015. SOUTHLAKE COMPREHENSIVE PLAN: Consolidated Future Land Use Plan The future land use designation for the site is "Mixed Use". Mixed Use Purpose and Definition: The purpose of the Mixed Use land use category is to provide an option for large-scale, master -planned, mixed use developments that combine land uses such as office facilities, shopping, dining, parks, and residential uses. The range of activities permitted, the diverse natural features, and the varying proximity to thoroughfares of areas in the Mixed Use category necessitates comprehensively planned and coordinated development. New development must be compatible with and not intrusive to existing development. Further, special attention should be placed on the design and transition between different uses. Typically, the Mixed Use designation is intended for medium- to higher -intensity office buildings, hotels, commercial activities, retail centers, and residential uses. Nuisance -free, wholly enclosed light manufacturing and assembly uses that have no outdoor storage are permitted if designed to be compatible with adjacent uses. Other suitable activities are those permitted in the Public Parks/Open Space, Public/Semi-Public, Low Density Residential, Medium Density Residential, Retail Commercial, and Office Commercial categories. Master Pathways Plan The Master Pathways Plan calls for a future designated sidewalk (less than 8 ft.) along Brumlow Avenue. TRANSPORTATION ASSESSMENT: The property is located south of the intersection of East Continental Case No. Attachment A ZA25-0043 Pagel Boulevard. and old Brumlow Avenue. East Continental Boulevard is designated as a "C21-1" 4-lane divided 84' collector right-of-way. The old Brumlow Avenue adjacent to the subject property is designated as a two- lane local right-of-way. The property currently has one driveway access on old Brumlow Avenue. CITIZEN INPUT: This item was heard by the Corridor Planning Committee meeting on June 23, 2025. PLANNING AND ZONING COMMISSION: August 7, 2025; APPROVED (7-0) subject to Staff Report dated August 1, 2025, and subject to Site Plan Review Summary No. 2 dated August 1, 2025. STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated August 1, 2025. Case No. Attachment A ZA25-0043 Page 2 Vicinity Map 1211 & 1213 Brumlow Ave r All- 0 G 1481 , 1207 1.1569 MONTG� VVALTHAMbmlMk tk 1. 41213i �0 1215 �. ,1217 WARWICK WARWICK 1 19 1219 N 0 0.010.02 0.04 0.06 0.08 Miles ZA25-0043 I Keller -m- m-0, 11 �iopYy Glub Jyoein H AL 160 11604 ill 'I • rl , T --LE C=. a� �,mr j1rY tabvleW rirY 4' PYlM weoa� Grapevine Case No. Attachment B ZA25-0043 Page 3 Case No.: ZA25-0043 SITE PLAN REVIEW SUMMARY Review No.: Two Date of Review: 08/01/25 Project Name: Zoning Change and Site Plan for Southlake Classic Pet Retreat — 1211 & 1213 Brumlow Ave. APPLICANT: OWNER: Southlake Classic Pet Retreat, LLC Michael Grayson 1211 Brumlow Ave. 207 Fresh Meadow Dr. Southlake, TX 76092 Trophy Club, TX 76262 Phone: 214-701-3490 Phone: 214-701-3490 Email: michael@southlakeclassic.com Email: michael@southlakeclassic.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 07/14/25 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 CYNDI CHENG AT (817) 748-8269. 1. Place the City case number "ZA25-0043" in the lower right corner for ease of reference. Tree Conservation/Landscape Review Case No. ZA25-0043 Review No. One Dated: July 9, 2025 Number of Pages: 1 Project Name: Southlake Classic Pet Retreat (Zoning/Site Plan) Contact: Keith Martin Phone: (817) 748-8229 Fax: (817) 481-5713 The following comments are based on the review of plans received on June 30, 2025. Comments designated with a number may be incorporated into the formal review to be considered by either the Planning and Zoning Commission or City Council. Other items will not be addressed by either the P&Z or City Council. It is the applicant's responsibility to contact the department representative shown above and make modifications as required by the comment. LANDSCAPE COMMENTS: 1. Any requests for changes in zoning to any district other than agricultural 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 use. Unless the required or existing bufferyards are to be provided and/or updated, provide the Case No. Attachment C ZA25-0043 Page 4 wording within the development regulations that the buffyards are provided as existing. Indicates informational comment. # Indicates required items comment. Public Works/Engineering Review No comments. Sandra Endy, P.E. Development Engineer Phone: (817) 748-8033 E-mail: sendy@ci.southlake.tx.us Building Inspections Review No comments. Susan Hernandez Deputy Building Official Phone: (817) 748-8238 E-mail: shernandez@ci.southlake.tx.us Fire Department Review Case No. ZA25-0043 Review No. 1 Dated: 07/17/2025 Project Name: Southlake Classic Pet Retreat Contact: Lorenzo Chavez, Fire Marshal Phone: 817-748-8671 Number of Pages: 1 Fax: 817-748-8181 --------------------------------------------------------------------------- --------------------------------------------------------------------------- The following comments are based on the review of plans received on 0613012025. Comments may be incorporated into the formal review to be considered by either the Planning and Zoning Commission or City Council. It is the applicant's responsibility to contact the department representative shown above and make modifications as required by the comment. --------------------------------------------------------------------------- --------------------------------------------------------------------------- INFORMATIONAL FIRE LANE COMMENTS: Fire apparatus access needs to be provided within 150 feet of all exterior portions of the perimeter of buildings on a "hose -lay" basis for un-sprinkled buildings. (Hose lay distance exceeds this 150 ft from all exterior portions of the perimeter when measured from the street) Fire apparatus access needs to be an all-weather surface, asphalt or concrete, 24 feet wide and able to support the imposed loads of fire apparatus. (Minimum of 85,000 pounds GVW). Dead-end fire apparatus access cannot exceed 150 feet. Fire lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside turn radius. Case No. Attachment C ZA25-0043 Page 5 General Informational Comments Building permit(s) are required prior to commencement of any work. All lighting must comply with Lighting Ordinance No. 693, as amended. All conditions of this Zoning approval continue with any future requests related to the property. Denotes Informational Comment Case No. Attachment C ZA25-0043 Page 6 SURROUNDING PROPERTY OWNERS MAP & RESPONSES L581 ISfiS 3 � 11W 6 1181 .tat 1184 8 — — ]L85 t13� 188 � 9 — .T�WWDCf IF12 I 10 1116 I1211 1139 1128 I � 13 � I 1 1598 l5 159d I215 3fi 15 1608 1680 1680 1W0 16C8 159i 1688 16U8 121] ]599 16e Ak 1 21682 16821601 bVN0.Y CY SPO # Owner Zoning Physical Address Acreage Response 1 METROPLEX ACOUSTICAL INC 11 1569 E CONTINENTAL BLVD 0.94 NR 2 METROPLEX ACOUSTICAL INC 11 1565 E CONTINENTAL BLVD 0.20 NR 3 METROPLEX ACOUSTICAL INC AG 1501 E CONTINENTAL BLVD 0.20 NR 4 METROPLEX ACOUSTICAL INC RPUD 1481 E CONTINENTAL BLVD 0.68 NR 5 C & L CAPITAL INVESTMENTS LLC TZD 1581 E CONTINENTAL BLVD 0.00 NR 6 COX, JEFF TZD 1100 TEALWOOD CT 0.08 NR 7 METROPLEX ACOUSTICAL INC AG 1207 BRUMLOW AVE 0.45 NR 8 NARAYANASWAMY, DIVYA TZD 1104 TEALWOOD CT 0.16 NR 9 VALDEZ, RONALD TZD 1108 TEALWOOD CT 0.19 NR 10 DOOLEY, FRANCO TZD 1112 TEALWOOD CT 0.29 NR 11 TIMARRON OWNERS ASSN INC RPUD 1301 E CONTINENTAL BLVD 0.12 NR 12 MORGAN, JONATHAN K RPUD 1358 MONTGOMERY LN 0.00 NR 13 JARIWALA, VIMAL TZD 1116 TEALWOOD CT 0.03 NR 14 ZHAO, JINXING RPUD 1362 MONTGOMERY 0.04 NR Case No. Attachment D ZA24-0043 Page 7 LN 15 HERZOG/LEASE PARTNERS LTD 11 1594 HART ST 0.61 NR 16 LANE HAVEN LLC 11 1215 BRUMLOW AVE 0.69 NR 17 AZAM, RASHEED RPUD 1366 MONTGOMERY LN 0.09 NR 18 FUCHS, GARY RPUD 1370 MONTGOMERY LN 0.08 NR 19 BELLE -VIEW ENTERPRISE LLC 11 1217 BRUMLOW AVE 0.33 NR 20 LE LIVING TRUST RPUD 1372 MONTGOMERY LN 0.00 NR 21 NOBLE OAKS PARTNERS LP SP1 1121 S CARROLL AVE 1.27 NR 22 SRINIVASAN, HARIHARASUNDRAM SF20A 1508 SPRUCE CT 0.66 NR 23 PALAFOX-VALENCIA, DIANA SF20A 1510 SPRUCE CT 0.48 NR 24 SOUTH HOLLOW HOMEOWNERS ASSOC SF20A 1500 E CONTINENTAL BLVD 0.13 NR 25 TOMCZAK, SUSAN K RPUD 1350 MONTGOMERY LN 0.49 NR 26 WU FAMILY REVOCABLE LIN TRUST RPUD 1354 MONTGOMERY LN 0.28 NR 27 CARTLIDGE FAMILY REVOCABLE TRU TZD 1101 TEALWOOD CT 0.23 NR 28 HSIEH, SUSAN TZD 1105 TEALWOOD CT 0.23 NR 29 BOYLE FAMILY PARTNERSHIP 11 1600 HART ST 0.99 NR 30 MARTIN, CAROL TZD 1120 TEALWOOD CT 0.23 NR 31 SUPERINTENDENT OF CARROLL ISD NR 1000 GRAYSON FAMILY ENTERPRISE LLC 11 1211 BRUMLOW AVE 0.63 1001 GRAYSON FAMILY ENTERPRISE LLC 11 1213 BRUMLOW AVE 0.33 Responses: F: In Favor O: Opposed To Notices Sent: Twenty-eight (28) Responses Received within 300': Zero (0) U: Undecided NR: No Response Case No. ZA24-0043 Attachment D Page 8 CITY OF SOUTHLAKE, TEXAS ORDINANCE NO. 480-835 AN ORDINANCE AMENDING ORDINANCE NO. 480, AS AMENDED, THE COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF SOUTHLAKE, TEXAS; GRANTING A ZONING CHANGE ON A CERTAIN TRACT OR TRACTS OF LAND WITHIN THE CITY OF SOUTHLAKE, TEXAS BEING LEGALLY DESCRIBED AS LOT 1 AND LOT 2, MURRAY'S SUBDIVISION, CITY OF SOUTHLAKE, TARRANT COUNTY, TEXAS AND MORE FULLY AND COMPLETELY DESCRIBED IN EXHIBIT "A" FROM "I-1" LIGHT INDUSTRIAL DISTRICT TO "S-P-1" DETAILED SITE PLAN DISTRICT WITH "I-1" LIGHT INDUSTRIAL USES TO INCLUDE "KENNELS", AS DEPICTED ON THE APPROVED DEVELOPMENT PLAN ATTACHED HERETO AND INCORPORATED HEREIN AS EXHIBIT "B", SUBJECT TO THE SPECIFIC REQUIREMENTS CONTAINED IN THIS ORDINANCE; CORRECTING THE OFFICIAL ZONING MAP; PRESERVING ALL OTHER PORTIONS OF THE ZONING ORDINANCE; DETERMINING THAT THE PUBLIC INTEREST, MORALS AND GENERAL WELFARE DEMAND THE ZONING CHANGES AND AMENDMENTS HEREIN MADE; PROVIDING THAT THIS ORDINANCE SHALL BE CUMULATIVE OF ALL ORDINANCES; PROVIDING A SEVERABILITY CLAUSE; PROVIDING FOR A PENALTY FOR VIOLATIONS HEREOF; PROVIDING A SAVINGS CLAUSE; PROVIDING FOR PUBLICATION IN THE OFFICIAL NEWSPAPER; AND PROVIDING AN EFFECTIVE DATE. WHEREAS, the City of Southlake, Texas is a home rule City acting under its Charter adopted by the electorate pursuant to Article XI, Section 5 of the Texas Constitution and Chapter 9 of the Texas Local Government Code; and, WHEREAS, pursuant to Chapter 211 of the Local Government Code, the City has the authority to adopt a comprehensive zoning ordinance and map regulating the location and use of buildings, other structures and land for business, industrial, residential and other purposes, and to amend said ordinance and map for the purpose of promoting the public health, safety, morals and general welfare, all in accordance with a comprehensive plan; and, WHEREAS, the hereinafter described property is currently zoned as 1-1" Light Industrial District under the City's Comprehensive Zoning Ordinance; and, Case No. Attachment E ZA25-0043 Page 9 WHEREAS, a change in the zoning classification of said property was requested by a person or corporation having a proprietary interest in said property; and, WHEREAS, the City Council of the City of Southlake, Texas, at a public hearing called by the City Council did consider the following factors in making a determination as to whether these changes should be granted or denied: safety of the motoring public and the pedestrians using the facilities in the area immediately surrounding the sites; safety from fire hazards and damages; noise producing elements and glare of the vehicular and stationary lights and effect of such lights on established character of the neighborhood; location, lighting and types of signs and relation of signs to traffic control and adjacent property; street size and adequacy of width for traffic reasonably expected to be generated by the proposed use around the site and in the immediate neighborhood; adequacy of parking as determined by requirements of this ordinance for off-street parking facilities; location of ingress and egress points for parking and off-street loading spaces, and protection of public health by surfacing on all parking areas to control dust; effect on the promotion of health and the general welfare; effect on light and air; effect on the over -crowding of the land; effect on the concentration of population, and effect on transportation, water, sewerage, schools, parks and other public facilities; and, WHEREAS, the City Council of the City of Southlake, Texas, further considered among other things the character of the districts and their peculiar suitability for particular uses and the view to conserve the value of the buildings, and encourage the most appropriate use of the land throughout this City; and, WHEREAS, the City Council of the City of Southlake, Texas, does find that there is a public necessity for the zoning changes, that the public demands them, that the public interest clearly requires the amendments, and that the zoning changes do not unreasonably invade the rights of those who bought or improved property with reference to the classification which Case No. Attachment E ZA25-0043 Page 10 existed at the time their original investment was made; and, WHEREAS, the City Council of the City of Southlake, Texas, does find that the changes in zoning lessen the congestion in the streets, helps secure safety from fire, panic, and other dangers, promotes the health and the general welfare, provides adequate light and air, prevents the over -crowding of land, avoids undue concentration of population, and facilitates the adequate provision of transportation, water, sewerage, schools, parks and other public requirements; and, WHEREAS, the City Council of the City of Southlake, Texas, has determined that there is a necessity and need for the changes in zoning and has also found and determined that there has been a change in the conditions of the property surrounding and in close proximity to the tract or tracts of land requested for a change since the tract or tracts of land were originally classified and therefore feels that the respective changes in zoning classification for the tract or tracts of land are needed, are called for, and are in the best interest of the public at large, the citizens of the city of Southlake, Texas, and helps promote the general health, safety and welfare of the community. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF SOUTHLAKE, TEXAS: SECTION 1. That Ordinance No. 480, the Comprehensive Zoning Ordinance of the City of Southlake, Texas, passed on the 19th day of September 1989, as originally adopted and amended, is hereby amended so that the permitted uses in the hereinafter described areas be altered, changed and amended as shown and described below: Being described as Lot 1 and Lot 2, Murray's Subdivision, City of Southlake, Tarrant County, Texas, and more fully and completely described in Exhibit "A" from 1-1" Light Industrial District to "S-P-1" Detailed Site Plan District with 1-1" Light Industrial uses to include "kennels", as depicted on the approved Site Plan Case No. Attachment E ZA25-0043 Page 11 attached hereto and incorporated herein as Exhibit "B", and subject to the following conditions: `1 SECTION 2. That the City Manager is hereby directed to correct the Official Zoning map of the City of Southlake, Texas, to reflect the herein changes in zoning. SECTION 3. That in all other respects the use of the tract or tracts of land herein above described shall be subject to all the applicable regulations contained in said Zoning Ordinance and all other applicable and pertinent ordinances for the City of Southlake, Texas. All existing sections, subsections, paragraphs, sentences, words, phrases and definitions of said Zoning Ordinance are not amended hereby, but remain intact and are hereby ratified, verified, and affirmed. SECTION 4. That the zoning regulations and districts as herein established have been made in accordance with the comprehensive plan for the purpose of promoting the health, safety, morals and the general welfare of the community. They have been designed, with respect to both present conditions and the conditions reasonably anticipated to exist in the foreseeable future; to lessen congestion in the streets; to provide adequate light and air; to prevent over- crowding of land; to avoid undue concentration of population; and to facilitate the adequate provision of transportation, water, sewerage, drainage and surface water, parks and other commercial needs and development of the community. They have been made after a full and complete hearing with reasonable consideration among other things of the character of the district and its peculiar suitability for the particular uses and with a view of conserving the value of buildings and encouraging the most appropriate use of land throughout the community. Case No. Attachment E ZA25-0043 Page 12 SECTION 5. That this ordinance shall be cumulative of all other ordinances of the City of Southlake, Texas, affecting zoning and shall not repeal any of the provisions of said ordinances except in those instances where provisions of those ordinances are in direct conflict with the provisions of this ordinance. SECTION 6. That the terms and provisions of this ordinance shall be deemed to be severable and that if the validity of the zoning affecting any portion of the tract or tracts of land described herein shall be declared to be invalid, the same shall not affect the validity of the zoning of the balance of said tract or tracts of land described herein. Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to comply with or who resists the enforcement of any of the provisions of this ordinance shall be fined not more than Two Thousand Dollars ($2,000.00) for each offense. Each day that a violation is permitted to exist shall constitute a separate offense. SECTION 8. All rights and remedies of the City of Southlake are expressly saved as to any and all violations of the provisions of Ordinance No. 480, as amended, or any other ordinances affecting zoning which have accrued at the time of the effective date of this ordinance; and, as to such accrued violations and all pending litigation, both civil and criminal, whether pending in court or not, under such ordinances, same shall not be affected by this ordinance but may be prosecuted until final disposition by the courts. Case No. Attachment E ZA25-0043 Page 13 SECTION 9. The City Secretary of the City of Southlake is hereby directed to publish the proposed ordinance in its entirety on the City website together with a notice setting out the time and place for a public hearing thereon at least ten (10) days before the second reading of this ordinance, and it this ordinance provides for the imposition of any penalty, fine or forfeiture for any violation of any of its provisions, then the City Secretary shall additionally publish this ordinance in the official City newspaper one time within ten (10) days after passage of this ordinance, as required by Section 3.13 of the Charter of the City of Southlake. �9*QII 05t1a This ordinance shall be in full force and effect from and after its passage and publication as required by law, and it is so ordained. PASSED AND APPROVED on the 1st reading the day of , 2025. MAYOR ATTEST: CITY SECRETARY PASSED AND APPROVED on the 2nd reading the day of , 2025. MAYOR ATTEST: CITY SECRETARY Case No. Attachment E ZA25-0043 Page 14 APPROVED AS TO FORM AND LEGALITY: CITY ATTORNEY DATE: ADOPTED: EFFECTIVE: Case No. Attachment E ZA25-0043 Page 15 EXHIBIT "A" Being described as Lots 1 and 2, Murray's Subdivision, City of Southlake, Tarrant County, Texas and located at 1211 and 1213 Brumlow Avenue. Metes and Bounds Description Reserved for metes and bounds description Case No. Attachment E ZA25-0043 Page 16 Reserved for approved Development Plan Case No. Attachment E ZA25-0043 Page 17