Item 7CCity of Southlake
Department of Planning
STAFF REPORT
June 9, 2004
CASE NO
ZA04 -027
PROJECT: Southlake Boarding Facility
REQUEST: Dave Shackelford is requesting approval of a specific use permit for a kennel
facilitating small domestic pets.
ACTION NEEDED: 1. Conduct public hearing
2. Consider specific use permit approval
ATTACHMENTS: (A)
(B)
(C)
(D)
(E)
(F)
(G)
Background Information
Vicinity Map
Plans and Support Information
Concept Plan Review Summary
Surrounding Property Owners Map
Surrounding Property Owners Responses
Resolution No. 04 -039
STAFF CONTACT: Dennis Killough (481 -2073)
Bruce Payne (481 -2036)
Case No.
ZA04 -027
BACKGROUND INFORMATION
OWNER: Four Peaks Acquisition, Inc.
APPLICANT: Dave Shackelford
PURPOSE: The purpose of this request is to receive approval of a Specific Use Permit to
allow the use of a kennel.
PROPERTY SITUATION: The property is located on the south side of the 2200 block of E. Continental
Boulevard.
LEGAL DESCRIPTION: The western portion of Tract 3, Green Meadow Subdivision
LAND USE CATEGORY: Industrial
CURRENT ZONING: "I -l" Light Industrial District
HISTORY: -A final plat for the Green Meadows subdivision was approved by City
Council on December 3, 1974.
-The rights -of -way for S. Kimball Avenue and E. Continental Boulevard
were realigned splitting Tract 2 into multiple parcels.
-A plat revision was approved by City Council on December 15, 1998.
-A variance to the Driveway Ordinance No. 634 for driveway stacking was
approved on May 18, 2004.
TRANSPORTATION
ASSESSMENT:
Case No.
ZA04 -027
Master Thoroumhfare Plan
The Master Thoroughfare Plan recommends E. Continental Blvd to be a 3-
lane, undivided arterial street with 94 feet of right -of -way. Adequate right -
of -way exists for this roadway.
Existinz Area Road Network and Conditions
The proposed site will have one (1) access directly onto E. Continental
Boulevard. The site is proposing common access easements that will connect
into the sites to the east. E. Continental Blvd is currently a 2 -lane, undivided
thoroughfare.
May, 2003 traffic counts on E. Continental Blvd (between Crooked Lane
& Carroll Ave
24hr
West Bound (VVB ) (4,224
East Bound (EB) (4,291)
WB
Peak A.M. 262) 8 — 9 a.m.
Peak P.M. 601 5 — 6 p.m.
EB
Peak A.M. 768 8 — 9 a.m.
Peak P.M. 274 4 — 5 p.m.
Attachment A
Page 1
PATHWAYS MASTER
PLAN: According to the Master Pathways Plan, no trails are planned adjacent to the
development.
WATER & SEWER: A 12 -inch water line currently exists along the north side of E. Continental
Blvd. An 8 -inch sanitary sewer line also exists along the north side of E.
Continental Blvd that crosses to the south side of E. Continental Blvd to the
east of the proposed site.
TREE PRESERVATION: The Landscape Administrator has no comments for this item.
P &Z ACTION: June 3, 2004; Approved (5 -0) subj ect to Concept Plan Review Summary No.
2, dated May 28, 2004.
STAFF COMMENTS: Attached is Revised Concept Plan Review Summary No. 2, dated June 9,
2004.
N:`Conununitv Development`, WP -FILES MEMO 2004cases 04- 027SUP.doc
Case No. Attachment A
ZA04 -027 Page 2
Vicinity Map
Southlake Boarding Facility
M
Case No.
ZA04 -027
Attachment B
Page 1
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RECD MAY 1 7 2004
CONCEPT PLANS
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Elite Suites
A Five Paw Pet Resort
Overview of Services
The mission of Elite Suites is to provide the highest level of pet care within a sparkling
clean environment that exceeds the pet owner's expectations on every level! We are an
all suites pet resort offering each of our canine guest a luxury bed (complete with a
posturpedic mattress), an in -suite color television and web -cams throughout the facility
(including one in each suite!). Our felines each get a private kitty condo. Our facility
leaves nothing to chance. We have contracted the best in the pet care industry in
designing and constructing our facility. Customers (and their owners) will see the
difference as soon as they drive into our parking lot.
Each pet will receive personal attention throughout their stay and will never be
unattended once leaving their suite.
Our keys to success are.
• Unsurpassed Customer Service — Including 24 hour on -site staffing
• Environment — A sparkling clean, upscale odor free environment (indoor &
outdoor) complete with the latest in filtering systems and computer systems to
ensure a safe and enjoyable atmosphere
• Location — Provides an easily accessible location for customers and convenient to
airports
• Reputation — Credibility and integrity with the local neighborhoods and
throughout the town
Elite Suites will be the industry leaders with the following services:
• Overnight pet care for dogs and cats
• Doggie - Daycare
• Pet Grooming
• Pet Bathes
a Do- It- Yourself
* Professional
• Pet Play - Times
• Pet Training/Behavior Classes
• Retail Sells of Specialty Products
• Pct Parties and Photos
IA04-027
RECD MAY 12 2004
Case No. Attachment C
ZA04 -027 Page 3
CONCEPT PLAN REVIEW SUMMARY
Case No.: ZA04 -027 Revised Review No.: Two Date of Review: 06/09/04
ect Name: Concept Plan — Southlake Boarding Facili
APPLICANT: ENGINEER: Bacon Group, Inc.
Dave Shackelford Rick Bacon
1400 Vino Rosso Ct. 2641 Sunset Plant Road
Southlake, TX 76092
Phone: (817) 416 -5653
Fax:
Clearwater, FL 33759
Phone: (727) 725 -0]11
Fax: (727) 725 -0209
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 05/17/04 AND WE
OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF CONCEPT
PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS
OR NEED FURTHER CLARIFICATION, PLEASE CONTACT BEN BRYNER AT (817) 481 -2086.
The following changes are needed with regard to general labeling:
a) Correct the current zoning for the site to "I -1" and the adjacent zoning to "I -1" and "1-2" in
the site data information.
b) Provide the land use designation for the site. The current L. U.D. is 'Industrial'.
C) Correct the existing zoning on the adjacent properties. All lots are zoned `74 " with the
exception of the lots to the west and south being zoned `7 - -2 ".
d) Correct the floor area of the vet clinic. Vet clinic cannot exceed 15% (3,338 s.f) of the total
floor area (22,255 s.f.) as an accessory use. It appears that the actually area of the clinic is
below this amount.
2. Provide a written metes and bounds legal description for the site. Label the bearing in addition to
the distance on the property boundaries.
3. Correctly show and clearly distinguish the north bufferyard.
4. The following changes are needed with regard to driveways:
a) Correct the name of the nearest intersection to the west to Crooked Lane.
b) Correctly dimension the stacking depth of the drive from the connecting R.O.W. The
stacking is measured from the property line to the first turning movement into the parking
area and equals approximately 32'.
Case No.
ZA04 -027
Attachment D
Page 1
INFORMATIONAL COMMENTS
The minimum stacking required for this site is 100 feet. A variance was approved by City Council
to allow a minimum of 28 feet of stacking per drive for the overall development.
The applicant should be aware that prior to issuance of a building permit a Plat must be processed
and filed in the County Plat Records, and a site plan, landscape plan, irrigation plan, and building
plans, must be submitted for approval and all required fees must be paid. This may include but not
be limited to the following fees: Park Fee, Perimeter Street Fee, Water & Sewer Impact and Tap
Fees, and related Permit Fees.
This review is based on the "I -1" Zoning District Regulations.
Case No.
ZA04 -027
Attachment D
Page 2
Owner
Zoning
Land Use
Acreage
1. Segars, Ralph
"I -P'
Industrial
7.671
2. Alon USA Refining, Inc
"I -P'
Industrial
15.584
3. Conoco Inc. Etal
"I -1"
Industrial
16.654
4. Explorer Pipeline Co.
"I -1"
Industrial
15.600
5. North Main Partnership
"I -P'
Industrial
1.809
6. Latigo Property No. 22
"I -P'
Industrial
1.500
7. Latigo Property No. 22
"I -P'
Industrial
1.500
Case No.
ZA04 -027
Attachment E
Page 1
Surrounding Property Owners
Southlake Boarding Facility
Surrounding Property Owner Responses
Southlake Boarding Facility
Notices Sent: Seven (7)
Responses: One (1) from within the 200' notification area
• Cantrell, Gary, Latigo Property #22 Partner, P.O. Box 96, Colleyville,
TX 76034; opposed. See Attached letter received 6 -2 -04.
Three (3) from outside 200' notification area:
• Arlon Washburn, Applied Therapeutic Sciences, Inc., 2060 E.
Continental Blvd., Southlake, TX 76092; favor. See attached letter
received 5 -4 -04.
• Clonts, Richard & Susan, 901 West Minster Way, TX 76092; favor. See
attached note received 5 -4 -04.
• Goldstein, Andrea, 504 Villa Crossing, Southlake, TX 76092; favor. See
Attached letter received 6 -2 -04.
Case No. Attachment F
ZA04 -027 Page 1
Applied Therapeutic Sciences Inc.
Rlmart+
Z-OSO East Continental Blvd. �a .
Southfdke, TX 78092
817-421-233 Fax 817-1421-2418 _ ....w .....�.
4,130/04
To all interested parties involved in the dog kennel project;
Air. Shackelford has presented me r ;pith the new plans for a different location of the drip kennel project
that lie and his company are planning. It is my understanding that the building tanks and the fuel tan will act
as a shield to noise that the dogs may make in the nuns and other parts of the property.
The new location will better fit my desires to keep the area somcv, noise free and tivould be less of a
destration to my cEents.
If the building goes where Mr. Shackelford indicated and if the kennel setup is in the indicated formation
that was presented to me; I hereby withdraw my objection to the project.
sin ely;
Arlon: Washburn ,R-N4T
President
RECD M AY 0 4 2004
ZA04-027
Case No.
ZA04 -027
Attachment F
Page 2
SEWEU
a
I ' X '( 7) lr- O
RECD MAY 0 4 2004
ZA04 -027
Case No. Attachment F
ZA 04 -027 Page 3
RECD JUN 0 2 2004
_- teary L. Cantrell
Company, Inc.
R EAL ESTATE DEVELGPMENT/INVESTMENTS
June 2, 2004
Planning and Zoning; Commission
City Council
City of Southlake
1400 Main Street
Southlake, TX 76092
Ile: ZA04 -027, Dog Kennel, South Side of Continental Blvd., Western Portion of Green
Meadows Addition
Dear Planning and Zoning Commissioners and City Council:
I am opposed to the special use permit for the dog kennel. I know from personal
experience that 25 dogs barking outside at one location will violate the Noise Nuisance
Ordinance. I will support the kennel only if they keep the dogs inside their building
(contained within walls with rood all the time.
I am pleased that the applicant withdrew his previous zoning request because my partner
and I own seven (7) vacant lots on the north side of Continental Blvd within 200 feet of
the previous proposed location- I do not need to hire an attorney to speak for me or hire a
sound consultant from Connecticut to dispute their claims that they can mitigate the
barking noise with fences without a roof. I know from experience that their claims are
overstated. Dog barking can be heard for 1000 -1500 feet depending on the wind and
weather. Plus, the irregular inflections and pitch of the barking; is a nuisance even at low
decibel levels.
The applicant may be an honorable person, but, please remember that he has no
experience with kennels! Think about it- Why create a nuisance problem at a potentially
desirable location. The City is spending $millions to make Kimball Rd and Continental
Blvd a highly desirable location for future business development. No business owner
wants to be near a dog kennel with 25 dogs barking at least 4 hours a day. Please deny.
Th you for your serious consideration,
'Gar�Cantrell
Partner, Latigo Property #22
Celebra 20 Years
P.O. Box 96 * C:olleyville, TX 76034 • 817 -571 -4834 • Fax 817- 685 -7739
Case No.
ZA 04 -027
Attachment F
Page 4
May 26, 2004
Southlake City Council
1400 Main Street
Southlake, Texas 76092
Dear Southlake City Council:
I'm writing in support for the new pet boarding facility located on Continental Blvd. I
am excited that this type of business is being planned for our town.
As a Realtor and a Southlake citizen, I feel that this type of business will help represent
an upscale community.
I hope that you will take this letter into consideration and see that Southlake need this
business.
Sincerely,
Andrea Goldstein
504 Villa Crossing
Southlake, TX 76092
Case No.
ZA 04 -027
RECD J U N 0 3 2004
Attachment F
Page 5
RESOLUTION NO. 04 -039
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS, GRANTING A SPECIFIC USE PERMIT FOR
KENNELS ON PROPERTY WITHIN THE CITY OF SOUTHLAKE,
TEXAS, BEING LEGALLY DESCRIBED AS THE WESTERN
PORTION OF TRACT 3, GREEN MEADOW SUBDIVISION, MORE
FULLY AND COMPLETELY DESCRIBED IN EXHIBIT "A ", AND AS
DEPICTED ON THE APPROVED CONCEPT PLAN ATTACHED
HERETO AND INCORPORATED HEREIN AS EXHIBIT `B" AND
PROVIDING AN EFFECTIVE DATE.
WHEREAS, a Specific Use Permit for kennels has been requested by a person or corporation having
a proprietary interest in the property zoned as "I -1" Light Industrial District; and,
WHEREAS, in accordance with the requirements of Section 45.1 (16) 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 kennels on the property being legally described as the
western portion of Tract 3, Green Meadow Subdivision, an addition to the City of Southlake, as recorded in
Volume 888 -96, Page 45, Plat Records, Tarrant County, Texas, and being approximately 1.612 acres, more
fully and completely described in Exhibit "A ", and as depicted on the approved Concept Plan attached hereto
and incorporated herein as Exhibit "B" and providing an effective date, subj ect to the provisions contained in
the comprehensive zoning ordinance and the restrictions set forth herein. The following specific requirements
Case No. Attachment G
ZA04 -027 Page 1
and special conditions shall be applicable to the granting of this Specific Use Permit:
1
2.
4.
SECTION 2.
This resolution shall become effective on the date of approval by the City Council.
PASSED AND APPROVED THIS
DAY OF , 2004.
CITY OF SOUTHLAKE
IM
ATTEST:
Lori Farwell
City Secretary
Case No.
ZA04 -027
Andy Wambsganss, Mayor
Attachment G
Page 2
EXHIBIT "A"
Being legally described as the western portion of Tract 3, Green Meadow Subdivision, an addition to the City
of Southlake, as recorded in Volume 888 -96, Page 45, Plat Records, Tarrant County, Texas, and being
approximately 1.612 acres.
Case No.
ZA04 -027
Attachment G
Page 3
I IN
00
El
SITE PLAN
�1"
i
I
r;fl7E PLAN
RECT) MAY 1 7 2004 ZA04-027
CONCEPT FLAW
101
I
1
M4�-,
EXHIBIT "C"
This page reserved for the approved City Council motion.
Case No.
ZA04 -027
Attachment G
Page 5