NL Woodlands Ctr-CS090219
P&Z HEARING DATE:
C.C. HEARING DATE:
STAFF REP.:
LOCA nON:
SIZE OF AREA:
CURRENT ZONING:
REQUEST:
APPLICANT:
HISTORY:
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
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PD-217R-C, DOQQie's Wonderland
February 19, 2009
March 10, 2009
Matt S. Steer, City Planner
120 East Bethel School Road
1.01 acres of property
PD-217-C, (Planned Development -217-Commercial)
A zoning change to PD-217R-C, (Planned Development-217
Revised-Commercial), to expand the detail site plan to allow
on increase in the pet care outdoor play area.
Owner:
Christopher Lu
TKL Real Estate Investment. Inc.
4001 Lost Creek
Piano, Texas 75074
Phone: (972) 745-9100
FAX: (972) 423-7535
Landscape Architect:
Chun-Chin Huang
1 411 0 Briarhills Pkwy
Houston, Texas 77077
Phone: (713) 822-1786
FAX: (713) 822-1786
Applicant:
Philip Kao
Doggie's Wonderland
120 E Bethel School
Coppell, Texas 75019
Phone: (972) 567-9377
FAX: (972) 423-7535
This property was originally opened as La Petite Daycare in
August 1984. In January 1999, the ownership changed to the
ITEM # 4
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TRANSPORTATION:
Sterling Academy Daycare and operations ceased in July
2004. The PD-217-C (planned Development-217-Commercial)
Ordinance, allowing for the renovation to a pet day
care/boarding/spa on 0.637 acres was approved on June 12,
2007. The plat for Lot 4 was approved on July 10, 2007.
Subsequently, the site was renovated and is. currently in
operation.
The adjacent property to the north proposed to be added is
vacant and has no development history.
Bethel School Road is designated on the Thoroughfare Plan
as a two-lane collector street. built within 60 feet of right-of-
way. Vanbebber is a two-lane residential street within a 50-
foot right-of-way.
SURROUNDING LAND USE & ZONING:
North - residential; SF-7 (Single Family-7)
South - U.S. Post Office; C (Commercial)
East - vacant property (First United Methodist Church); SF-7 (Single Family-7)
West - self-service car wash and vacant property; C (Commercial)
COMPREHENSIVE PLAN:
DISCUSSION:
The Coppell Comprehensive Plan shows the property as
suitable for mixed uses.
As mentioned in the HISTORY section. the re-occupancy and
renovation of the exterior of this building has recently taken place
for 0 pet daycare/boarding/grooming facility. All activities
currently occur indoors, except for outdoor exercise time for the
dogs and no dogs are left outside overnight. This request is for an
11,688-square-foot expansion to the pet core outdoor play area.
The property is proposed to extend north to Vanbebber along the
eastern boundary of the Cor Wash development and the western
boundary of the First United Methodist Church vacant property. A
10-foot landscape buffer is proposed between the proposed
western property line and the existing paving of the Car Wash site.
An evergreen landscape screen with a six-foot wrought iron fence
is proposed to screen and secure the expanded play area from
the existing development to the northwest and from the eastbound
view corridor of Vanbebber. A six-foot masonry wall (earth tone to
match the building) will be extended adjacent to Vanbebber
(setback 30-feet from the property line) and along the eastern
property line, enclosing the play orea. Only a small portion of the
ITEM # 4
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existing solid wall located at the northwest corner of the current
development is proposed to remain.
Special attention has been given to screening and the
appearance due to the residential adjacency. The wall along
Vanbebber is setback 30 feet and will have Wax Myrtles along
segments to break up the long expanse. Currently, the Landscape
Plan shows shrubs directly abutting Vanbebber, but the applicant
and Landscape Architect have agreed with staff to place these
closer to the wall and have done so on a more recent version of
the plan than what is attached to this staff report. The wall will also
contain major columns 18 inches-wide-spaced every 34 feet on
center with minor pilasters spaced approximately every eight feet
between. There are a total of four three-inch caliper Live Oaks, five
three-inch caliper Chinese Pis tache and five three-inch caliper Bur
Oaks to meet the overstory tree requirements. The Landscape
Architect has assured staff that the Wax Myrtles on the northwest
property line will provide a solid screen soon after planting. These
are proposed to be ten-gallon shrubs (approximately four feet tall)
at time of planting, spaced 36 inches on center, and will grow to
above the required six-foot height within three to six months.
Previously, the applicant was required to install a four-foot sidewalk
adjacent to Bethel School. With this proposal, a four-foot sidewalk
will be required adjacent to Vanbebber.
The remainder of the development will remain virtually untouched
with the exception of the existing eastern screening wall. This is
proposed to be replaced to match the new play area expansion
screening wall.
The existing PO will be amended to include the larger play area,
and only one additional PO condition will be required- The required
10-foot perimeter landscape buffer along the northwest property
line is provided off-site. One condition of approval is the submission
of the separate instrument that will define the perpetual
maintenance responsibility of the landscaping and irrigation of this
easement.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of PO-217R-C, subject to the following conditions:
1) Submit a separate instrument that will define the perpetual maintenance
responsibility of the landscaping and irrigation of the 10-foot landscape
easement abutting the northwest property line.
2) Move the proposed property line 10 feet to the east on the northwest portion of
the lot.
3) . Change "40-foot right-of-way" note to "50-foot right-of-way" along Vanbebber.
ITEM # 4
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ALTERNATIVES:
1. Recommend approval of the request
2. Recommend disapproval of the request
3. Recommend modification of the request
4. Take under advisement for reconsideration at a later date
ATTACHMENTS:
1. Site Plan
2. Landscape Plan/Tree Survey
ITEM # 4
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