PZ Staff Report - PD-217R3-C Doggie's WonderlandITEM # 5
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CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
PD-217R3-C, Doggie’s Wonderland
P&Z HEARING DATE: August 16, 2018
C.C. HEARING DATE: September 11, 2018
STAFF REP.: Mary Paron-Boswell, Sr. Planner
LOCATION: Northeast Quadrant of Denton Tap Road and Bethel School Road
SIZE OF AREA: 1.479 acres of property
CURRENT ZONING: PD-217R2-C (Planned Development 217 Revision Two-Commercial)
REQUEST: PD-217R3-C, (Planned Development-217 Revision Three-Commercial), to amend
and expand the Detail Site Plan to convert the existing Doggie’s Wonderland
building on Lot 4R into a kennel (rescue) and self-serve pet wash; to allow the
construction of an approximate 4,590 square foot building for a new Doggie’s
Wonderland facility (daycare, boarding and grooming) on Lot 5; and to establish a
Concept Plan for the future development of Lot 6.
APPLICANT:
Owner: Engineer:
Willian Tsao Josh Barton, P.E.
TKL Real Estate Investments G&A Consultants, LLC
505 Alma Drive 111 Hillside Drive
Allen, TX 75075 Lewisville, Texas 75057
Phone: (469) 867-2933 Phone: (972) 436-9712
josh@gacon.com
HISTORY: This property was originally constructed for La Petite Daycare in August 1984. In
January 1999, the ownership changed to the Sterling Academy Daycare and
operations ceased in July 2004. In 2007, PD-217-C (Planned Development-217-
Commercial) was approved to allow for the conversion to a pet day
care/boarding/spa on 0.637 acres. The plat for Lot 4 was approved on July 10,
2007. Subsequently, the site was renovated and re-opened operations. In 2009,
redevelopment plans requested an 11,688-square-foot expansion to the pet care
outdoor play area, located on the vacant property to the north fronting Vanbebber
Drive. This proposed expansion of the outdoor play area did not occur, and it is
this area that is the subject of the proposed new building.
In February of this year City Council approved a PD amendment to allow a new
building that would have a kennel area (rescue), pet wash area and a bakery; with
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the existing Doggie Wonderland building to remain as is. That plan has since been
modified, resulting in this new request.
HISTORIC COMMENT: There is no historic significance related to the subject property.
TRANSPORTATION: 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: Credit Union (PD-257R-C); Residential (SF-7)
South: Post Office (C)
East: Church (SF-7)
West: Convenience Store & Gas Station (C); Retail with Drive-Thru (PD-268-C)
COMPREHENSIVE PLAN:
Coppell 2030, A Comprehensive Master Plan, shows this property as appropriate
for Neighborhood Center Retail. These areas would provide for retail, restaurants,
office, civic and institutional primarily intended to serve nearby neighborhoods.
DISCUSSION: The plan approved in February of this year is being modified with this new request, as well
as the execution of the plan. The rescue kennels and pet wash stalls will remain; however,
the bakery has been removed. Originally, the new building was to house the rescue kennel,
pet wash and bakery; however, the plan before you is to move the rescue kennels and pet
wash facilities into the existing Doggie’s Wonderland building on Lot 4R and the Doggie’s
Wonderland business would move into a new 4,590 square foot one-story building on Lot
5. Doggie’s Wonderland will continue to provide dog boarding, daycare and grooming
services. The existing Doggie’s Wonderland building located on Lot 4R would be
converted into a dog kennel facility for up to four different rescue groups (30 dogs total)
and a four-stall self-service pet wash. The hours of operation for the rescue kennel will
match those of the Doggie’s Wonderland facility and the pet wash area will be operated by
Doggie’s Wonderland employees.
The building is proposed to be constructed of primarily brick and stone with cement plaster
accents. The roof will be constructed with standing seam metal. Brick will be the main
component of the façade closely followed by stacked limestone. There are a variety of
architectural elements that balances the use of brick and stone, including banding, the use
of awnings, and the articulation of each elevation which makes it compatible with the
existing buildings in this area. The addition of this new facility will enhance the overall
site.
Due to the irregular lot configuration, some of the landscaping has been adjusted on the
site to accommodate parking and access. Overall, the amount of landscaping on site
exceeds what is required. Additional trees will be added in the parking areas and along the
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perimeter of the site. The existing car wash on Lot 6 is legal non-conforming and is
proposed to remain for the time being, however, when redeveloped it will be required to
be brought up to current requirements. In the meantime, they are proposing to install a 15-
foot wide landscape strip along Vanbebber Drive with this current development to help
improve the curb appeal. The existing six-foot tall brick wall located on the eastern border
of this PD is proposed to be replaced with a new six-foot tall brick wall.
Lot 4R has been reconfigured, resulting in a loss of one parking spot, however, a shared
parking agreement will be provided between Lots 4R and 5 to accommodate parking. The
applicant has provided a parking count of eight required for Lot 4R, based on the use as
illustrated (four volunteers/four pet wash) and is providing 15 spaces; and for Lot 5 they
are proposing to have five staff and five customers at any one time and are providing 14
spaces. The existing variances for Lot 4R will be continued. They include leaving the
parking spaces in their existing configuration (8’6” x 18”) in lieu of 9’x18 spaces; a
variance to the side yard setback for the existing building along the eastern property line
on Lot 4R and modified perimeter landscape buffer along the northern property line. In
summary, this request is nearly identical to the previously approved PD. The main changes
are the elimination of the bakery and the expansion of the proposed new building to 4,590
square feet.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of PD-217R3-C, subject to the following conditions:
1. Hours of operation for the pet wash not exceed those for Doggie Wonderland.
2. A shared parking agreement be in place for Lots 4R and 5.
3. A shared dumpster agreement be in place for Lots 4R, 5 and 6.
4. A Detailed Site Plan be required at the time of redevelopment of Lot 6.
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. Narrative
2. Site Plan
3. Landscape Plan and Tree Survey
4. Elevations/Rendering/Floor Plan – Lot 5