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Home My WebLink About1475-ZPDATE: October 18, 1999 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager SUBJECT: Request for a zone change from NC (Neighborhood Commercial) to GC-MD-2 (General Commercial -Multiple Family Dwelling-2) District and an amended specific use permit to allow the expansion of an existing veterinary clinic at 2396 Dowlen Road. FILE: 1475-Z/P STAFF REPORT The Planning Manager recommends approval of the zone change to GC-MD-2 and approval of the amending specific use permit to allow enlargement of the veterinary clinic. Dr. Kelley Kays received a specific use permit in 1995 for her veterinary clinic which included permission for a kennel and a pet crematorium. The NC District allows structures up to 4,000 square feet. Her clinic contains 3,980 square feet. She wants to add a 3,450 square feet addition to the clinic's north side. The new GC-MD-2 district allows clinics with a specific use permit. All uses in the GC-MD-2 District require a specific use permit. The Dowlen Commercial Plaza Addition was a three lot subdivision created in 1994. Dr. Kays' lot is a one acre tract, triangular in shape. The clinic is next door to a property title company on Lots 2 and 3 of the subdivision. The proposed addition will include new indoor kennels, offices, grooming areas and retail space. The total size of the building when complete will be 7,430 square feet. All customer and client parking is off street on the applicant's property. The tract is landscaped. Exhibits are attached. PUBLIC NOTIFICATION I Notices mailed to property owners 9 Responses in Favor -. Responses in Opposition LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being Lot 1, Block 1, Dowlen Commercial Plaza Addition, H. Williams Survey, Abstract 56, Beaumont, Jefferson County, Texas, containing 1.0005 acres, more or less. September 23,,1999 Planning Division, Room 205, City of Hall 801 Main Street P.O. Box 3827 Beaumont, Texas 77704, Dear Planning Commission and City Council, City of Beaumont, Texas: /- -7-2--4'1 Long Magnuson Architects, Inc. This letter is submitted requesting a change of zone from NC (Neighborhood Commercial) to GCMD2, for the property described in the attached "Application for Amendment of the Zoning Ordinance". The purpose of the, zoning change request is to facilitate the needed expansion of the existing business on the site. On January 3, 1995, the City Council of the City of Beaumont granted the owner a specific use permit, by Ordinance No. 95-3, The specific use permit was to allow operation of an interior kennel, and operation of a crematorium. Since that time, Dowlen Road Veterinary Center has been an excellent neighbor, maintaining it's property in a professional manner, and providing top quality convenient, services to the area with no disturbing noises, odors, or sights. Because ofthe success ofthc business, and due to it's convenient location and professional local in ' anagement, the owner desires to expand the professional office areas, grooming area, retail spaces, and kennel area of the building. In lieu of seeking a variance for increased allowable square footage, it was determined that the best and most appropriate approach was to seek a zoning change to GCMD2. This will allow the owner to expand the size of the facility (without changing it's function), and will allow the City of Beaumont control of approval over any future business that may want to use the site. This allows an important neighborhood business to expand it's quantity of services, and the city to maintain future control. I understand, as per my conversation with Mr. Richardson, that this zoning change requires the inclusion of a specific use permit. Since specific use permits were granted for the original building, and the functions of the 9, building have not changed, it is our understanding that the existing specific use permits can be "carried over" to the new zoning. I am attaching a copy of a January 9, 1995 letter stating the granting of the Specific Use Permit for the property, and a copy of the specific use permit. I am also attaching a Site Plan showing the proposed addition. We ask that you consider this application for a zoning change as being in the best interest of both the City and the property owner. Most sincerely, Philip B. Long, A.I.A. Long * Magnuson Architects, lite. PBL/db Attachments cc: Kelley Kays, D.V.M. o-jkv Calder. Slike —100 B0a[IIII0fflJ'eW'; ;'77066100 kI0 lzax -WO sc)6-5603 September 23, 1999 Planning Division, Room 205 City of Hall 801 Main Street P.O. Box 3827 Beaumont, Texas 77704 Dear Planning Commission and City Council, City of Beaumont, Texas: L -fe d 2, Long -Ac Magnuson Architects, Inc. This letter is submitted requesting a Specific Use Permit, for the property described in the attached "Specific Use Permit Application". The purpose of the request for a Specific Use Permit is to facilitate a 3,450 square foot addition to the existing 3,980 square foot facility that is currently located on this site, On January 3, 1995, the City Council of the City of Beaumont granted the owner a specific use permit, by Ordinance No. 95-3. That specific use permit was to allow operation of an interior kennel, and operation of a crematorium. Since that time, Dowlcn Road Veterinary Center has been an excellent neighbor, maintaining it's property in a professional manner, and providing top quality convenient, services to the area with no disturbing noises, odors, or sights. Because, of the success of the business, and due to, it's convenient location and professional local management, the owner desires to expand the professional office areas, grooming area, and kennel area of the building, There are currently 24 regular parking spaces and I handicap parking space on the site. If granted, this permit will allow the owner to expand the size of the facility (without changing it's function), and will allow the City of Beaumont control of approval over any future business that may want to use the site. This allows an important neighborhood business to expand it's quantity of services, and the city to maintain future control. We ask that you consider this request for a Specific Use Permit as being in the best interest of both the City and the property owner. Most sincerely, Philip B. Long, A.LA. W Long * Magnuson Architects, Inc. 19.9 011 Attachments cc: Kelley Kays, D.V.M. j,jV or� � nr LA SEP 2 3 6*5 Calder, Suite 206 Beaumont, Texas 77706-6100 409 860-5443 Fax -109 806-3603 FILE 1475-ZI.- Request for a zone change from NC (Neighborhood Commercial) to NORTH GC-MD-2 (General Commercial - Multiple Family Dwelling - 2) District and an A ameded specific use permit to allow the enlargement of an existing veterinary clinic. SCALE Location: 2396 Dowlen Road 111=200' Applicant: Kelley Kays, DVM ---------- a U 0or AZKWOO�MD 1, SUBJECT,_.a . . - IL 0 N Q 470 IM 0 Pu LJ 7: DOWLEN ROAD LohgArchitects VETERINARY CENTER Philip 23" H. DOWLEM MO Wt., UXAS 'm. U' OF-MAE IN I q �d TO � Arcbltccts, Inc. o nuaon geM1wY4h/1 n� V. w M", &fJ M 'd / DOWU31 ROAD � aws mw�w+, srw aaR m«.,.�a.�G tx, rrrw c4mx•Y WN-,•�r,F rya f�W! Mw-.awa ANALYSIS CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 30-26.E, ZONING ORDINANCEI Application Application is in is not in Conllrents Compliance Compliance Attached CONDITIONS: 1. That the specific use will be compatible with and not injurious to the use and enjoyment of other property, nor significantly diminish or impair property values within the immediate vicinity; x x 2. That the establishnient of the specific use will not impede the normal and orderly development and improvement of surrounding vacant property; x 3. That adequate utilities, access roads, drainage and other necessary supporting facilities have been or will be provided; x 4. The design, location and arrangement of all driveways and parking spaces provides for the safe and convenient movement of vehicular and pedestrian traffic without adversely affecting the general public or adjacent developments; x 5. That adequate nuisance prevention measures have been or will be taken to prevent or control offensive odor, fumes, dust, noise and vibration; x 6. That directional lighting will be provided so as not to disturb or adversely affect neighboring properties; x 7. That there are sufficient landscaping and screening to insure harmony and compatibility with adjacent property; and x 8. That the proposed use is in accordance with the Comprehensive Plan. x ANALYSIS continuer] This application is in compliance with the eight conditions necessary for approval. Comments on item 1 follow: 1. This application is in compliance with the Zoning Ordinance in regard to the zone change request and the specific use permit request. A veterinary clinic is a permitted use in an NC District. The 1995 specific use permit addressed the kennels and the crematory, However, the NC District restricts structures to 4,000 square feet per lot. This one acre lot is large enough to provide for a7,430 square foot building. The existing clinic meets local and state environmental, building and fire codes. Dog runs are heated and air conditioned. The property is landscaped and contains large oak trees. GENERAL INFORMATION/PUBLIC UTILITIES PROPERTY OWNER: LOCATION: 189m, NPIRM3121 EXISTING ZONING: EXISTING LAND USES: FLOOD HAZARD ZONE: SURROUNDING LAND USES: NORTH: Residential and commercial EAST: Woods, residential sites SOUTH: Stewart Title Co. and other offices WEST: Woods Kelley Kays, DVM Kelley Kays, DVM 2396 Dowlen Road Lot 1, Block 1, Dowlen Commercial Plaza Addition, H. Williams Survey, Abstract 56, Beaumont, Jefferson County, Texas. NC (Neighborhood Commercial) District 1.0005 acres Veterinary clinic with indoor kennels. "C" - (Minimal Hazards) SURROUNDING ZONING: RS, RM-H and GC -MD (General Coniniercial-multiple Family Dwelling) District RS (Residential Single Family Dwelling) District NC (Neighborhood Commercial) District RS District COMPREHENSIVE PLAN: Neighborhood Growth Unit GENERAL INFORMATION/PUBLIC UTILITIES continued OTHER PHYSICAL FEATURES: The applicant's lot is triangular in shape. STREETS: Dowlen Road, a 100' wide major arterial street; two north bound and two south bound lanes; raised median; left hand turning lanes. Wellington Place is a 60' residential street with an asphalt pavement. DRAINAGE: 611 MVA FIRE PROTECTION: ADEQUACY' OF SERVICE: Storm sewer in Dowlen and open ditch in Wellington. 8 " water line in Wellington and a 12 "' line in Dowlen. 27" sewer in Wellington. Fire protection is provided by Station #9, 7010 Gladys. Services are adequate.