1. Staff ReportITEM # 8
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CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
PD-217R2-C, Doggie’s Wonderland
P&Z HEARING DATE: January 18, 2018
C.C. HEARING DATE: February 13, 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: C (Commercial) & PD-217R-C (Planned Development 217 Revised-Commercial)
REQUEST: Consider approval of Case No. PD-217R2-C, Doggie’s Wonderland, a zoning
change from C (Commercial) and PD-217R-C (Planned Development-217
Revision-Commercial) to PD-217R2-C, (Planned Development-217 Revision
Two-Commercial), to amend and expand the Detail Site Plan for the existing 0.692
acre Doggie’s Wonderland site and to allow the construction of an approximate
3,000 square foot building for a kennel (rescue), self-service pet wash and bakery
use on 0.439 acres and to establish a Concept Plan for future development on the
remaining 0.346 acres.
APPLICANT:
Owner: Engineer:
Willian Tsao Josh Barton, P.E.
TKL Real Estate Investments G&A Consultants, LLC
Allen, TX 75075 111 Hillside Drive505 Alma Drive
Phone: (469) 867-2933 Lewisville, Texas 75057
Phone: (972) 436-9712
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.
ITEM # 8
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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: Restaurant (PD-257R-C); Residential (SF-7)
South: office/warehouse uses; PD-272R3-LI and PD-272R4-LI
East: Church (SF-7)
West: 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 proposed 3,012 square foot, one story building on Lot 5 is a companion piece to the
Doggie Wonderland facility next door which is under the same ownership. The building
is proposed to have dog boarding for three different rescue groups, a four-stall self-service
pet wash, and a bakery that will serve both dogs and people (desserts, cookies, sandwiches
and non-alcoholic beverages.) All three uses will have hours of operation from 7 a.m. to 7
p.m. The boarding facility is proposed to house up to 30 dogs and will have two full time
employees. The self-service pet wash is proposed to be operated by the Doggie
Wonderland and their employees will be available as needed. The bakery will also have
two full time employees.
Each of these tenants will have a separate entrance. The building is proposed to be
constructed of primarily brick and stone with cement plaster accents. The roof will be
constructed from 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
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
bring the site 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.
ITEM # 8
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The existing Doggie Wonderland on Lot 4R, will continue to operate and will provide
employee assistance to the self-service pet wash in the proposed building. The replat has
reconfigured Lot 4R slightly creating a loss of one parking spot, however, a shared parking
agreement will be provided between Lots 4R and 5 to accommodate parking. 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 spots; 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.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of PD-217R2-C, subject to the following conditions:
1. A grease trap shall be required for the bakery
2. Hours of operation for the pet wash not exceed those for Doggie Wonderland.
3. A shared parking agreement be in place for Lots 4R and 5.
4. A shared dumpster agreement be in place for Lots 4R, 5 and 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 - Vanbebber Drive Property
5. Preliminary Utility, Grading and Drainage