Dogtopia of Purcellville would like to redevelop existing tenant space within the Purcellville Plaza commercial center for a retail Dogtopia dog daycare. The proposed use would also include the addition of a fenced outdoor play area, of less than 991 square feet in area, located adjacent to the existing building in the side yard.  The Purcellville Plaza commercial center is located 201 N. Maple Avenue. The reason this is being reviewed as a Special Use Permit (SUP) is that the dog daycare aspect of the use meets the definition of kennel, which is requires review through the SUP process.  This review is being done to determine if noise, odor, environmental hazards and traffic impacts associated with the kennel portion of the site need to be mitigated.  See the Written Statement in the appendix for more detailed information on the various impacts. Of all the programs in the building, only the kennel use triggers the SUP review.

Staff recommends approval, subject to the Planning Commission recommended condition limiting the number of domestic animals housed in the daycare facility to 125 at any one time.

The Property, located in the Purcellville Plaza commercial center, has a zoning district designation of MC, Mixed Commercial.  The tenant spaces, first floor units A, B, C and D, comprising approximately 6,000 square feet in area, includes space which was previously occupied by the Virginia ABC Store. 

This proposed use includes dog daycare, spa, grooming, and overnight boarding. The use is defined as a dog kennel through the Purcellville Zoning Ordinance, and therefore requires a special use permit application.

The proposal was considered by the Purcellville Board of Architectural Review (BAR) on November 19, 2019. The BAR granted a Certificate of Design Approval, including a stipulation concerning the color of the fence.

SUP19-01 was considered by the Purcellville Planning Commission on December 19, 2019. The Planning Commission suspended rules and took action that night to recommend approval, subject to a condition limiting the number of domestic animals to 125.

Staff has reviewed the Statement of Justification submitted by the applicant (Attachment 2) and generally agrees with the applicant’s analysis. The following particulars of the project should be taken into further consideration by the Planning Commission: 

1.       Noise. There should be no noise coming from within the building as the building will be sound proof as is required by the zoning ordinance.  When outside, the animals will be in an area enclosed by an eight foot tall fence, and will have an attendant with them at all times.  According to the U.S. EPA, dog barking generates an average peak value of 60 decibels (distance not specified)(Kariel, 1991). Dog barking noise in a commercial district is limited to a maximum of 80 decibels as per the Town of Purcellville zoning ordinance. The closest residential building is more than 200 feet from the facility and will be separated from the Dogtopia use by the remainder of the Purcellville Plaza commercial center building, a driveway and landscape buffer.  Any noise generated is not expected to exceed the limits established by the zoning ordinance. 

2.       Sanitation.  Attendants will be with the dogs and will remove any excrement immediately after defecation. “Potty” areas will be treated with sprays that break down urine and serve as a disinfectant. The proposed use is anticipated to have a maximum capacity of approximately 125 dogs. It is not expected that the kennel will impact odor, air quality, or water quality.

3.       Traffic.  The proposed facility will be located on N. Maple Avenue, an existing local road connecting E. Main Street and Hirst Road. The applicant anticipates the proposed kennel would generate approximately 200 daily customer trips during peak periods. The applicant notes their anticipated traffic rates should decrease traffic flow by more than 50%from the 430 daily visitors to the ABC Store formerly at this location. The Director of Engineering and Public Works has waived the requirement for Traffic Impact Analysis due to a finding the proposed use is not anticipated to generate significant traffic concerns.

Suspend the Rules (if desired)

I move that Town Council suspend the rules to allow action on SUP19-01 the same night as the public hearing (approval requires two-thirds affirmative vote).

AND THEN (if motion to suspend the rules is adopted)

Approve– RECOMMENDED

Based on the findings in the staff report dated December 19, 2019, I move that the Purcellville Town Council approve SUP19-01 allowing a kennel at 201 N. Maple Avenue, subject to the following condition:

1. The limit of the number of domestic animals housed in the daycare facility is 125 at any one time.      

-OR-

Disapprove

Based on the findings in the staff report dated December 19, 2019, I move that the Purcellville Town Council disapprove SUP19-01 allowing a kennel at 201 N. Maple Avenue for the following reasons:

-OR-

Future action

I move Town Council SUP19-01 Dogtopia of Purcellville be placed on the agenda of the next available Town Council regular business meeting for action.