CC approval on 10/10/2007
THE-CITY.OF
DEPT: PLANNING
AGENDA REQUEST FORM
COPPELL
DATE: April 10, 2007
ITEM#: 16
o WORK SESSION
D CONSENT
[Z] REGULAR
ITEM TYPE: PUBLIC HEARING
ITEM CAPTION:
Consider approval of Case No. S-1239-C, Camp Bow Wow, zoning change request from C (Commercial) to S-1239-C
(Special Use Permit-1239-Commercial) to allow a 6,484-square-foot kennel with a screened 3,900-square-foot outside
play area to be located at 769 S. MacArthur Boulevard, Suite #233.
GOAL(S):
EXECUTIVE SUMMARY:
The following P&Z conditions remain outstanding:
1) Contact Larry Redick at (972) 323-8917 to discuss electric service requirements.
2) Transplanting of trees should be done at a time deemed appropriate by a landscape architect.
3) The site shall be developed in accordance with the Site Plan, Landscape Plan, Elevations
and Floor Plan.
4) The hours of operation shall not exceed 6:30 a.m. to 7 p.m., seven days a week.
D
FINANCIAL COMMENTS:
RECOMMENDED ACTION:
ACTION TAKEN BY COUNCIL:
On March 15, 2007, the Planning Commission unanimously
recommended approval of this zoning change (5-0), subject to the
above-stated conditions.
Motion to close Public Hearing & Approve, subject to
conditions 1-4 above
Staff recommends APPROVAL.
M - Tunnell
S - Franklin
Vote - 5-1
York absent; Peters voted against
. Libby Ball
1J,... 2007.04.11
. .. 16:39:17
, -05'00'
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TRANSPORTATION:
variance request to the Board of Adjustment to allow the 7,200-sq.-ft. of required
perimeter landscaping to be incorporated in the interior landscaping. On January 7,
1999, the Board of Adjustment granted this request. Subsequently, City Council
approved the Detail Site Plan on March 9, 1999.
MacArthur Blvd. is designated as a P6D, six-lane divided
thoroughfare, with llO-feet of right-of-way. This road is currently
built as a six-lane divided thoroughfare adjacent to this site.
SURROUNDING LAND USE & ZONING:
North - Transmission Line & Retail; A (Agriculture) & C (Commercial)
South- Vacant & Retail; C (Commercial) & PD-157R6-C (Planned Development 157-
Revision 6-Commercial)
East - Retail shopping center; R (Retail)
West - Transmission Line and residential; A (Agriculture) and SF-9 (Single Family-9)
COMPREHENSIVE PLAN: The 1996 Comprehensive Master Plan shows the property as
suitable for Regional Retail uses.
DISCUSSION:
The proposal is for an upscale dog day care and boarding facility (6,484-
square-feet) with a screened outdoor play area (3,900-square-feet). The
Floor Plan proposes 52 kennels and three indoor and three outdoor play
areas. The hours of operation are limited to 6:30 a.m. to 7 p.m. Monday
through Friday and 7 a.m. to 10 a.m. & 4 p.m. to 7 p.m Saturday & Sunday.
The applicant has provided staff with a recent Site Plan and parking analysis
for the entire shopping center outlining the lease spaces with tenant names
and parking required. The lease space area is 6,484-square-feet and would
require 32 parking spaces under the retail parking requirements (1 space per
200-square-feet). This is an unrealistic requirement for a dog day care
facility because the majority of the parking needed for this type use would
be for the employees, and only a few spaces would be used frequently for
customers to pick up or drop off dogs, not for any long-term parking,
Hence, the rationale for treating this use similar to a day care requiring one
space per 10 children, or in this case, one per 10 dogs is relevant Based on
the dog capacity provided by the applicant, they have enough room for a
maximum 60 boarders and 40 day campers, totaling a maximum 100 dogs at
one time. This would bring the required parking figure to 10 spaces for the
business. The retail center is left with 27 additional parking spaces above
and beyond what would be required, even if the remaining vacant space
were leased to retailers and a previous restaurant lease space reoccupied.
The applicant has provided their Adjusted Parking Analysis of the center,
and this is attached. In their calculations, adjustments are made based on
the unique parking needs for the take/out delivery restaurants, the dance
ITEM # 8
Page 2 of3
studio and the dry cleaners. This indicates that 31 parking spaces that are
already accounted for are not being used, bringing the actual total of extra
parking to 58 spaces.
The screened outdoor play area is proposed to extend to the south and
convert 11 existing parking spaces and driveway into a three partitioned
outdoor play areas (these parking spaces were already excluded from all of
the previously mentioned parking calculations). The drive approach into the
former parking area will also be converted into a landscape area. There are
five trees that will be relocated to the outside of the 8' wall, and shrubs will
be added to soften the appearance. The enclosure will match the existing
structure by using the same brick and cap. There is a "Landscape Plan -
Before and After" rendering attached depicting how this will appear.
The attached signage meets the maximum total size requirements of the
Zoning Ordinance. The two attached signs total 9l-square-feet, and this is
under the maximum 94-square feet (one-square-foot signage per linear feet of
lease space width) permitted.
As mentioned in the attached proposal, Camp Bow Wow proposes to manage
their waste disposal in the same manner as the City's Animal Shelter and
Adoption Center. The method for cleaning and draining the outdoor play area
will need to be approved prior to obtaining a building permit. The applicants
has expressed their intent to comply with all City and State requirements, and
staff feels comfortable recommending approval.
RECOMMENDA nON TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of the Special Use Permit, subject to the
following conditions being met:
1) Contact Larry Redick at (972) 323-8917 to discuss electric service
requirements.
2) Transplanting of trees should be done at a time deemed appropriate by a
landscape architect.
ALTERNATIVES:
1)
2)
3)
4)
Recommend approval of the request
Recommend disapproval of the request
Recommend modification of the request
Take under advisement for reconsideration at a later date.
ATTACHMENTS:
1) Parking Analysis provided by applicant
2) SUP Application (15 pages)
ITEM # 8
Page 3 of3
Camp Bow Wow
SUP Application - Coppell Crossing
PARKING ANALYSIS
The proposed addition of the enclosed outdoor break area would require converting the side
parking lot adjacent to the building. This would reduce available parking for the development by
11 spaces.
Extensive analysis was completed to insure that the conversion of the parking lot would not
adversely affect the parking needs of all present and future tenants of Coppell Crossing.
Based on the standard parking ratios, the development has 38 additional parking spaces,
leaving 27 additional spaces after the Camp Bow Wow reduction. With further consideration of
the individual business uses, there would actually be 58 additional parking spaces even after
the reduction. Please see a summary of the calculation below.
Total Req'd
Business Use Sq Ft Parking
Retail 34,865 175
Restaurant 13,625 136
Office 1,390 5
Medical 7,804 45
DOQ Dav Care 6,484 10
Totals 64,168 371
Available Parking 409
Extra Parking 38
Camp Bow Wow Reduction (11 )
Extra Parking After Reduction 27
(a)
Adjustments:
Take Out/Delivery Restaurants
Dance Studio
Dry Cleaner
ITotal Adjustments
IAdjusted Extra Parking
13 (b)
15 (c)
3 (d)
31 I
581
Notes:
(a) Please see the attached summary of Camp Bow Wow parking requirements.
(b) The two take out restaurants, Pizza Inn and Fresh Wok, were calculated at standard
restaurant rates resulting in 21 spaces. Both locations do not have customer seating and are
only pick up and delivery locations requiring 8 spaces.
(c) The dance studio was calculated at standard retail rates with 25 spaces, but actual activity is
drop off and pick up of dance students. A total of 10 spaces are needed to accommodate peak
times and employee parking.
(d) The dry cleaner was calculated at retail rates with 8 spaces, but only requires 5 for customer
drop off and pick up and employee parking.
Camp Bow Wow
SUP Application - Coppel! Crossing
PARKING ANALYSIS
Camp Bow Wow Parking Requirements
There are no specific parking standards for this type of use, so CBW has
calculated the parking requirements as the number of employees plus the
number of customers. If we were to calculate the need in a manner similar to a
childcare facility, CBW would require 3-5 employee parking spaces and 3-5
customer parking spaces, for a total of 6-10 spaces.
We used a total of 10 spaces in our parking analysis to allow for occasional
exceptions to the typical parking patterns and to insure we are not putting a strain
on the parking needs of the development.
Employee Parking:
CBW requires a ratio of one employee to every 15 dogs. Based on the square
footage, the maximum capacity is 100 dogs (60 boarders and 40 day campers).
This would require 6 employees during peak weeks. However, based on our
projections and analysis of similar locations, we do not anticipate reaching
maximum capacity in the area of day campers, so 5 employee spaces would be
sufficient even during peak times.
Customer Parking:
There are never more than 2-3 clients at the facility at a time and the traffic
typically flows very evenly as people drop off and pick up at varied times
throughout the day.
Pick-ups and drop-offs for boarding dogs are less frequent because of the
extended lengths of stay. For the day campers, pick-up and drop-off would only
take a couple of minutes because of the repetitive nature of the service. Also,
the arrival and departure times vary due to the half-day and full-day programs
that are offered.
Coppell Crossing
Total Available 409
Total Required 371
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CBW Reduction (11 ) "
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Extra Parking 27 "
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Vacant - 4670
Retail - 23
House of Dance - 5000
Retail - 25
Vacant - 2500
Retail - 13
Camp Bow Wow - 6484
Day Care - 10
Stars & Legends - 1390
Ofc - 5
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Med - 20 \,
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Vacant - 5000
Retail - 25
Burger King - 3525
Rest - 35
Vacant - 3152
Retail - 15
Bicycles Plus - 2564
Retail - 13
Coppell Vision - 1800
Med - 10
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to Retail- 8
// Miso Cafe - 1500
I :/ Rest-15
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I. /' Medical- 14
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Retail - 5
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Retail - 8
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Vacant - 1000
Retail - 5
Vacant - 4350 Mariachi - 2400
Retail _ 22 Rest - 24
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Pan Acean - 3000
Rest - 30
Pizza Inn - 1050
Rest - 11
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About Camp Bow Wow
.
Camp Bow Wow is an upscale dog day care and boarding facility that
provides a fun and safe environment for dogs to play, romp, and
receive lots of love and attention.
This franchise has a proven record of safety, service, and success
with over 150 franchises nationwide.
Camp Bow Wow is not a traditional kennel. All dogs are boarded
indoors and all day campers are under constant supervision by
certified Camp Counselors.
Camp Bow Wow utilizes video cameras 24 hours a day to allow
customers to watch their pets via the internet.
Facilities are required to maintain strict cleaning schedules. The
requirements of Camp Bow Wow even exceed the standards of
children's day care centers in some states.
Noise, odor, and waste are not issues at Camp Bow Wow. The
Company uses proven techniques to keep the facilities clean and
quiet. In addition, the staff receives intensive training on the required
cleaning procedures and how to safely manage the canine customers.
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Coppell Crossing Site Plan
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Building Location:
Cop pel! Crossing
769 S. MacArthur Blvd.
Suite # 233
Hours of Operation:
Mon-Fri: 6:30 am - 7:00 pm
Sat-Sun: 7:00 am - 10:00 am &
4:00 pm - 7:00 pm
NOTE: No overnight boarding will
take place outdoors.
Outdoor Break Area
Proposed Addition
Fence Dimensions:
Height: 8 feet
Length: 65 feet
Width: 60 feet
Material:
Brick wall matching the
existing building.
The top of the wall will
match the existing cap on
the building.
Note: Rendering to provide an idea of design. Camp Bow Wow is willing to modify to meet City requirements.
Front Elevation
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96 ft
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10'
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40"
Sign Specs:
White Channel Letters
Length: 10 ft
Height: 3 ft 4"
Total Sign Size: 33.3 Sq Ft
Note: Picture not to scale
Side Elevation
68'
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13'
24" I
52"
Sign Specs:
White Channel Letters
Length: 13 ft
Height: 4 ft 4"
Total Sign Size: 56.3 Sq Ft
Note: Picture not to scale
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Landscape Plan
· There are currently 11 trees in the area adjacent to the Camp
Bow Wow space. With the planned addition of the outdoor
area, 5 trees will be inside of the break area. We are proposing
to transplant these 5 trees to the exterior of the break area at a
time deemed favorable by a landscape architect.
· The drive into the former parking area will be converted into an
additional landscape area.
· Camp Bow Wow will install supplemental landscaping along
the walls of the outdoor play area. Upon recommendation of
the Parks & Recreations Department, we will plant wax myrtles
on each end of the walls and will line the walls with dwarf
burford hollies.
· The above changes are depicted on the following two pages.
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Waste Disposal
· After discussions with the Coppell Animal Services Manager,
Camp Bow Wow will handle waste disposal in the same manner
as the City facility.
· Solid waste will be picked up immediately as it occurs. The
waste will be bagged separately in trash compactor bags and
placed in galvanized steel trash cans with secured lids. The
bags will then be disposed of in the dumpster located on the
Camp Bow Wow site.
· The outdoor break area is cleaned during and at the end of
each day with water and a bio-degradable cleaner that can be
absorbed into the earth. In order to prevent entrance of the
cleaning materials into the storm sewer, the drain for the
outdoor area will be capped during the daily cleaning. After the
cleaning, this drainage will be pumped out and disposed of
through the interior plumbing system.
Parking Analysis
· Based on the required parking ratios by business use, the
Coppell Crossing development currently has 38 extra spaces.
· The Camp Bow Wow reduction of 11 spaces will leave 27 extra
spaces.
· There are several tenants that are exceptions to the standard
ratios such as take out restaurants and dry cleaners. Making
adjustments for these exceptions brings the total number of
extra parking spaces to 58, even after the Camp Bow Wow
reduction.
· Detailed calculations and the explanation of the parking
requirements for Camp Bow Wow are available for review.
· The following site plan shows the current tenants, square
footage, business use, and required parking.
Coppell Crossing
Total Available 409
Total Required 371
..
caw Reduction (11 )
Extra Parking 27 ..
~
House of Dance - 5000
Retail - 25
Vacant - 2500
Retail - 13
Camp Bow Wow - 6484
Day Care - 10
Vacant - 4670
Retail - 23
Stars & Legends - 1390
Ofc - 5
Martial Arts - 1645
Retail - 8
M Sign -1050
Retail - 5
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Baylor Children's - 3504,
Med - 20 \
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Vacant-5000
Retail - 25
Burger King - 3525
Rest - 35
Vacant - 3152
Retail - 15
Coppell Vision - 1800
Med - 10
Lisa Cleaners - 1500
Retail - 8
Nail H20 - 1500
Retail - 8
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~ Great Day Bakery - 1150
~ Rest - 12
~ Vacant-1000
~ Rest-10
Vacant - 1000
Retail - 5
I Vacant - 4350 Mariachi - 2400
I Retail _ 22 Rest - 24
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Pan Acean - 3000
Rest - 30
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Rest - 11
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Thank you for your time and consideration!
We are confident that Camp Bow Wow will be
a wonderful addition to the City of Coppell.
We look forward to working with you to
design a facility that will uphold the
standards and reputation of the community.