Board of Zoning Appeals approves setback variance for proposed dog training kennel at 11932 Southwest Highway 54

The Board of Zoning Appeals voted to approve variance BAR 20-25-12 on a motion to allow an outdoor kennel run and play yard to be located 76 feet from an off-premise residential dwelling, instead of the 200-foot separation required by the zoning rules. The approval was conditioned on staff-recommended mitigation and a signed affidavit from the property owner consenting to the variance.

Planning staff presented the application for property at 11932 Southwest Highway 54, located north of Highway 54 and east of Tawakoni Road in the city’s planning area. Staff said the site is zoned C-3 General Commercial and totals 4.86 acres; boarding kennels with outdoor runs require a minimum lot size of 5 acres, meaning the parcel is 2.8% short of that standard, which staff noted could be handled by an administrative exception and was not part of this variance decision. Staff identified the proposed outdoor run/play yard as set back about 14 feet from the rear lot line and approximately 76 feet from an off-premise residence at 11835 Southwest 90 Ninth, triggering the variance request.

Staff recommended approval with conditions, saying the kennel runs would be located at the rear of the property to minimize street visibility and that the reduced setback was unlikely to meaningfully harm neighboring properties provided mitigation measures were imposed. Recommended conditions included limiting outdoor dog access to 8 a.m.–8 p.m. and requiring fencing and/or landscaping for sight and sound mitigation. Staff also noted one neighboring homeowner submitted an affidavit stating they were not opposed to the plan.

Applicant Scott Sexton, owner of Andover Dog Training Center, described the facility as a “premium” boarding and training operation rather than a large-scale kennel. Sexton said he plans to start with 10 individual cabins (12-by-10 exterior; 8-by-10 interior) each with a covered porch and a private 12-by-12 run, and to limit occupancy to a maximum of three dogs per cabin (a stated maximum of 30 dogs if every cabin were filled to that limit). Sexton said the indoor kennels where dogs sleep comply with required setbacks and that the variance request relates only to the separate outdoor training yard, which will be supervised during use. He also told the board he is leasing the property under a three-year lease with an option to purchase and expects to open on Oct. 4, with cabins purchased and interiors to be finished prior to opening.

Neighbor Kim Brun Brunkart, who identified herself as the homeowner at 11967 Southwest 90 Ninth immediately west of the kennel property, spoke in favor of the proposal. Brunkart said she had discussed the plan with Sexton and provided an affidavit expressing support; she said the property’s commercial zoning and her decision to buy in that area informed her perspective.

During deliberations commissioners reviewed the variance findings required under state law and the local zoning code, including uniqueness of the property conditions, whether the hardship was self-created, and whether granting the variance would harm adjacent property owners. Staff told the board relocation of the outdoor runs to meet the 200-foot setback would require removal of mature trees and significant site disturbance, which staff characterized as an unnecessary hardship.

A commissioner moved to approve BAR 20-25-12 as recommended by staff, with the added condition that staff receive a signed affidavit from the property owner indicating consent to the variance; the motion included the operating-hour and screening conditions set out in the staff report. The motion was seconded and the board voted in favor. The chair announced "motion carries," and the public hearing was closed.

Next steps: staff will record the approval conditions and await a signed, notarized affidavit from the property owner (applicant said the owner was out of town and would provide the affidavit the following Monday). Staff will also monitor compliance with the imposed conditions — fencing/landscaping and the 8 a.m.–8 p.m. outdoor access restriction — as the applicant proceeds toward building cabins and starting operations.