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t
o~Sec. 30-2513 ..
GL-F~t>ALEI CA
public street.. Trashicon~ctionareas.shaJlb~de- c1es,aircraft, cans, hardware, electroplating and
signed,: located .or screened ~l as. not to be readily similar products.
identifiable from adjacent streets or highwaYS. (e) Food . and beverage processing plants ex-
(Ord. No. 4723, ~ 2; Ord.No. 4821, ~ 61.) ... .. ..... .ceptfeed m:tdtlour mills. .
-.,~ (t}Fumi~and.fixture manufacturing, re-
~d~XXVL"M2"IJght Industria)"7AJDyp~;ed~~j:;:::;:~e~dUctsmanufaCtur_
See. ....... . .' .. .... .... .ose.' 'ing~xceptingbri~dsutilizingkilnsortheman-
TheM2 zone is intended as a zone for light ufacturingof(:eID~t,c1aY, plaster, and similar
industrial development in~ludiI1gmanufacturing, mineral products.
wholesa1i1g, researchand~~elo~ment andllm- ~j::::o~ioducts manufacturing except
ited servi~and retail activities m confo~ce leather tanning.
with the ~mpJ:ehensive gen~ral plan of the CIty. G) 'Pa~rproducts manufacturing except pro-
In ordertp protect the public health, safety and cessing ofpa~rpulp.
general V\f~lf~e,landscaping andp~rformance (k) PhotogJ:-aphic:equipment and supplies
standardsbave been established to foster compat- manufacturing' including film, J:eels, screens,
. ibility ~e~~n 'uses and the orderly an~ planned cheurlca1s,etc. .
use of land resources. (Ord. No. 4723, ~ 2.) (I) Plastic and fabricated rubber products
manufacturing except tire manufacturing.
(m) Precision instruments manufacturing.
(n) Printing, pub1ishingand lithographicser-
~~. ,
2 Wholesale Trades. Wholesale trade busi-
nesses engaged in the assembly, sorting, packing,
warehousing, sales or~Dution of productspri-
marily intended for . resale. to retailers, to indus-
trial, ,commercial, ..institutional or professional
users are permitted in the M2 zone.
3. Warehousing. All.
4. Retail Trades. The following specialized re-
tail trades are permitted in the M2 zone:
(a) Automobile supply stores.
(b) Brickyards (sales only, no. manufacturing
permitted).
,(c) . Building materials, supplies, sales and ser-
vice.
(d) .F1oor covering sales including carpets, li-
noleum, tile, rugs, etc.
(e) Hardware stores.
(f)Lumberyards,not oincludingmilling opera-
tions.
(g) . Nurseries and gartJen supply sales.
(h) ..Swimmingpools and spas sales and service." .
Sec.30-2601. Permitted. primary uses and
structures.
a. No building, structure or land shall be used
., and no building, structure or use in theM2 zone
shall be erected, structuralIyaItered, enlarged or
established, except the following permitted uses
and structures.
1. Manufacturing Industries. The following
manufacturing industries for the ..compounding,
fabrication, pro~ssing, assembly orpac~ging of
finished or semi-finished products from pre-
viously prepared materials are permitted in the
M2 zone:
(a) Bakeries and. confectionery industries.
(b) Chemical productsmanufacturing~clud-
ing cosmetics, perfume blending and toiletries
(except soap).
(c) aothing apparel and fabricated textile
products manufacturing.
(d) Fabricated metal or composite products
manufacturing or assembly including. guns, en-
gines, tools, electronic components, electrical ma-
chinery, appliances and equipment, motor 0 vehi-
(Glendale 2-91 )
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870
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... +I-
Sec. 30-2601
(Glendale 2-91).
John Jordan
117 Millers Lane
College station, TX 77845
(693-6320)
August 10,1994
To: The City of CoilegeStatlon
Attn: .Mrs. .Natalie...Thom~sand/or
- a'ppropriatedepartment ( s ) .
Re: Conditional Use perlllit of 1/4/93.~ as granted "for the. use'Only of
a vet clinic to be located at 123 Millers Leine," under Planning
and Zoning Commission i tern #93-701.
l,adies and.. Gentlemen:
I wrote to you on the 4th and 9th of this month, regarding my
concern that the 123 Millers Lane'propertyis being prepared for use or
actually used in a manner inconsistent with the Conditional Use Permit.
Ida not want theresldentialnature of my property to be diminished,
or my property devalued, by any inconsistent use of the vet clinic-
. property . Also" I do not want the ci ty to enter. into a private re-inter-
pretationof the Conditional lTsePermit which will afford greater latitude
tathe vet-clinic and its usage of the property.
I would like to recall two points which should not be overlooJ<:ed
in the overall scen,aria:
1) The purpose.of theP & ZHearing was not to establish whetl1er
or not my residential prapertycould conform to the norms and
needs ofa vet clinic, but whether a vet clinic could conform
to a residential environment.
2) Inasmuchasthe.vetclinic entered into the 123 Millers Lane
property by merit of the Conditional UsePermit--and in fact
chose to apply for "Conditional Use" as a means ofentry--then
it is reasonable, logical, and fair for the vet clinic to abide
by the terms of the Permit.
In turn, the City of College station, having allowed the vet. clinic.
into the property by manner .. of the "conditional. use permit!" shou.ld ensure
the "~or the use Only of a vet clinic"-nature of the property.
Sincerely yours,
John JOrdajP#n~
Not~: I have had my home at 117 Millers Lane for the past 14 years.
John. Jordan
117Millers.L~ne
COllege,Station, TX 77845
(693-6320)
August 10, 1994
To: 'I11eCityofCollegestatidn
Attn: Mrs. Natalie Thomas and/or
'-appropriatedepartment ( s).
Re: Co.ndi tional usePerItli t of 1/4/93, asg~arited "for the use On1y of a
vet clinic to be located at 123 Millers Lane," under. Planning and
Zoning Commission i tern # 93-701.
Ladies and. Gentlemen:
What appeared tobeadog-obedieijce class, with about ten people
present, was conducted in the . fence.d-inareaofthe vet clinic. (see
my letter of 8/4/94, for description of said. fenced-in area), with
said class commencing 7:00 p.m. yesterday evening .
Such use of the property is outsideth.e "conditional" usage aspect,
in my opinion.
I am concerned that if I fail to.respond to these permutations
that I will be granting license to the devaluation of my property, and
my use and enjoyment of my residence.
Again, I look to the City of College station to ensure the "for
th~ use unly o.f a vet clinic"-natureof 123 Millers Lane, as set forward
before the P &Z Commission (as more specifically referenced above ) .
I hope to hear from you soon--that this situation not be ignored.
Sincerely yours,
John Jordan
#rk~V~-
John Jordan
117 Millers Lane
College Station, TX 77845
(693-6320)
August.9, 1994
To: City of College Station
Attn: Mrs. Natalie Thomas and/or
---- appropriate department(s}.
Ladies and Gentlemen:
On January 4,1993, a conditional use permit was granted "for
the use only of a vet clinic to be located at 123 Millers Lane,"
under Planning and Zoning Commission item # 93- 701 .
Inasmuch as the users of the referenced: propertY7-operating
under the name "Puppy Love: 846-19-98"--have'commencedwhat appear
to;pedog-obedience classes, which have extended as late as 9:30 p.m.,
I would. like to state the following opinions:
(1) The conclitionaluse permit was granted for tbeuse on1v
of ; a vet clinic.
(2) Present use of the property is contrary to the permit.
(3) Present and Future Value of my property will be diminished
by any un-conditional use of.what is specifically "condi-
tional use property."
(4) It is best to address this present situation immediately.
I look to the City of College Station to ensure the "conditional"
use of the 123 Millers Lane property.
Sincerely yours,
JO..J 0 rd...~.a..n../'../..r..~
"i'X" ..' ~I A~ ~.-
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Note: The above-mentioned " dog-obedience. classes" have been conducted
on ..the parking lot.
Note: Plat attached.
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Jalln L16rdan
117 ~fi llers .-IJane
College...Statiotlf 'rx 77R45
(693-6320)
August 4, 1994
19- :.'111e..ci by,..ofcollege~tation
ALtn: Mrs. Natall.eThomar.:; and/or
-- appropriate department(s).
Ladies and Gentlemen:
7n~TaruafY4, 1993, a condiHoriattlse petlTlH was granted ttfor
the useonlY(~fa vet clinictobelocCltedat 123 Mi11ers Lane,"
under. Planning and Zoning COlTllnission i tem# 93-701.
InasmlJC~ as the owner of lhereferencedpropetty has recetlt1y erected
Cl fj ft. chain-link fencewhtch ties in with the 6 ft. cedar privacy
fence c.longour conml0n property line, being inmlediately east of my }lonle,
I would like to statetl1e followingopinions~
(1) Daily use of.....the fenced area for purposes of retaining
animals, even on a temporary basis, Vli'~l interfere wi tll
our llse and enjoyment of ourproperty--e.g., but not
limited to, noise, insects, odors.
(2) 'romy recollectioll,theretention of animals 'ffiS specifically
addressed. in the P&Z Meeting, and the present scenario.seems
outside wbat.was deemed acceptable(r defer. to the minutes,
of course) .
(3) My property--tp~ fact that the cormnon line is 85 ft. (approx.)
east of my'lhouse--cannot be construed as creating a
buffer zone for the vet. Such is clearly.unreasonable.
(4) presen.tand Future Value of my property will be' diminished
by any un-condItional use.ofwhat is specifically "conditional
use. property. "
(5) It is best to address this present situation immediately.
I 1001<: to the. City of College station to ensure the "condi tional"
use of tIle 123 Millers Lane property.
~t~;f7'~c~
Note: fa) said chalh--tink has been erected within "e past two days;
and (b}sald.privacy fence on the connnon.line.was.erected at
vet clinic's expense wi thin the past year [approx. l.
Attachment: Plat,. an approximation .
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8UMt41\RY
(1) t object bo placement of a d6g-~Uri on ~he123 Millers LaMe
property-
a. 'l'lli's :l.scohtraryt:o tlle cottdf.t;lonal-usl!perml~.
b. This interferes wi tlltnyuseand enjoymellt of ttlY
prop~tty.
c. 'I'h i s,6uts i d~-t;ype faci 1 il; y is exces s1 ve when
comparedwfl:ll otllet Col1egeSt::abiotl vet cllnics~-
andal1otl1erc.S.vet-; clihlcs are Itlcotnme.rcial
zon~d ar-eas. (See my study of Vet Cl:ltlics.)
(2) I ohJect to evening and nlgllb-t.ime act;ivl~ies on t:lle 123
Millers Lane property.
a . rrl1 is! s. con trary<t.g th.~ condl htonal ~uge pe rrn i t 0
b. 'rhisinterferes witll nl"Y us"eahd etljoyme'nt of Iny
11roperty.
c. Suetl activities are not part of a v'et;-~linlc only
operation.
d. Use of bheconditional-use aspecb cannot be passed
ontoanotller except for pttt"poses ofv~t;~clllllc o111y.
e. Suell nlgh t--t lltle act! vi tlesare tlon-ernergetlCY. -
f. I Sttch. nl~Jllt::...tlnle ac.l;ivities would be exceptional even
for a vet clitlic i11a t!ollmt:!t"t1lal area.
(3) I loolc tattle city of CollegeStatiotlto efiStite complia~lce ; i
oh the 123 Millers TJaneprope.tty witl1ottt; jeopardizing tlleC)riginal
integrity of tlleconcli tlonal-use permit and llearing. .
(4) My 14 years residency, by manner of owning home and prcperty,
and all rights attenuate thereto, should not be treated lightlY.
(5) .'Inasmuch as~the Vet clInic applied for the condi tional--u'se
permit in the beginning, compliance can hardly be viewed as
an imposition or surprise~
--All of the foregoing is my opinion.--
This SUMMARY is provided as a convenience to P & Z, etal., but does not
replace orn.egate the letters that I have directed to the City of College
station. regarding this matter .
Jordan
John Jordan
117 Millers, . Lane
College station, TX77845
(693-6320)
August 17, 1994
To:Clfyof Cdl1egeStation
Attri: Mrs.l\Jatalie Thomas.. and/or
- appropriate department{s).
Ladies and Gentlemen:
Non--vet. clinic act.ivities continue to be conducted at the
123 Millers Lane property; to-wit,
(1) On 8/15/94, 7:00~8:00p.m.: dog-handlers'class;
(2) On 8/16/94, ? -8:30 p.m.: dog-handlers' class.
Further, as I noted toMrs.Kuenzel@ 1:00 p.m. yesterday, it
a.ppeared that a base for a light-pole was being poured in the back-
yard of said property (Mrs . Kuenzel said she would drop by to check).
--I strongly object to any night~time operations at said
property.--
sincerely yours,
J. ~;frdan,/~ .AI!
/fflij<(/f)(/i>t
Note: The dog-run (ch.ain-link) fence ts' Ilotpart of the site plan,
nor is the lIght-pole. I object to any carte-blanche use of the
site plan, now or in future, should such problem arise.
Also, I kindly request a written transcript of any dialogue
from.thehearingwhich you deem to be pivotal as 'regards the use~--
of said property (I have a copy of the written minutes). ~ ;~tlj
John Jordan
117 Mil1ers Lane
College station, TX 77845
(693-6320)
August 15, 1994
TQ: ... . CIty of College station
Attll: Mrs. Natalie Thomas
Dear Mrs. Thomas:
In rny letters to your attention dated the 4th, 9th, and 10th
of th.is month, . I erroneously referred to the P&Z Hearin~on.the
vet clinic at 123 Millers Lane as, being "1/4/93" ; the. actual date
Of the bearingivasJanuary .21, .1993.
For your convenience, please firid attached the City'S minutes
for that meeting.
a
Also, I have made very brief study of some vet-clinic. operations
in College statio'n--please seeattachrnent . [the. telephone book was ... the
SOtlrCe for the base list; there may be .some vets who were not listed,
or whom I overlooked].
".,. ._-" }
AGENDA
Planning arid Zoning Commission
CITy OF COLLEGE STATION, TEXAS
City Hall Council Chambers
January 21, 1993
7:00 P.M.
1. Approval of mill utes from the meeting of January 4, 1993.
2. Public hearing to. reconsider a.. conditional use permit request by Aggie
Sigma Chi for a fraternity house to be located on lot 2 of the Fratermty
Row Subdivisio'n located at Deacon and Wellborn Road. (93~702)
3. Public he~ring to consider a . conditional use permit. request for a
tutoring center to be located at301-D Patricia in the Northgate zoning
district. (93-700)
4. Public. hearing to consider a conditional use permit request for the use
oIlly of a vet clinic to be located at 123 Millers Lane. (93-701)
5. Public hearing to consider a rezoning request for. nine tracts totalling
38.23 acres located along the south SIde of the F.M. 2818 extension at
the East ByPass from R-l single family residential toC-l general
commercial. (93-100)
6. Consideration of a final amending plat of ChimneyHill Villas. (93-203)
7. 'Otherbusin.ess.
8. Adjourn.
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Jolm Jordan
117 Millers Lane
College Station, TX 77845
(693-6320)
October 6, 1994
CITY OF.. COLLEGE . STATION
Ms. Sabine. Kuenzel
Staff Planner
Dear MS. Kuenzel:
Irecei vedyour letter. ... of 9/30/94.. in . ~sterday 's ma.i 1 .
I..would like to > draw your .attention to. the. third paragraph
of your letter, which states, " . . . Planning and ZoningCarmission
did discusstheOOarding of anirralsand decided toallONthis use."
I contend that such decision was based on Dr. stiles' statement
before saidCarmissiohthat: "Animals will be kept inside the
building" (see P&ZMinutes, 1/21/93).
Thus, your letter fails to take into consideration this key
};)Oint; accordingly, I am requesting that you reconsider your
conclusions.
Please respond as soon as };)Ossible.
Since. r.e.. ...1... y....~............ o.......ur... .s..,
John Jord ..... . /
/
cY' l
cc: Jim Callaway ...
JaneKee
Legal ~pt.
Note: Dog obedience classes, outside at said facility, are frequently
conducted until after 8:00p.m., which is directly opposed to
the '-'7:00 a.m. ~6:00 p.m." hours of operation stated by Dr. stiles
before P&Z (see P&Z.Minutes, 1/21/93).
. '"
Staff Planner Kuenzel stated that the land use plan for this area has been the subject of recent
study with the. 2818 Extension. Report. City Council has approved office-commercial for this
particular area. Currently, a few single family homes still exist. . There are two hom~s to the east of
the subject site, and several to the west. Sixteen surrounding property owners were notified of the
request with one call in opposition from the abutting neighbor to the west.
.; fI'
Chairperson Hawthorne opened the public hearing.
Pat Siegert of 8701 Chippendale, approached the Commission and spoke in favor of granting the
conditional use permit. He stated that he is the broker who is handling the transaction of the
subject properly and has listed the adjoining property to the east. A vet clinic is approIJriate for
this area and the two neighbors to the east are in favor of granting the conditional use permit. Mr.
Siegert staled that the property owner to the west, Mr. Jordan, has an office number listed in the
phone book at his hOlne address and is working out of his home.
Representative of the current owner Alton Ofczarzakapproached the' Commission and stated ~hat
he is .favor of the proposed conditional use pernlit. fIe stated that the current home is too close to
the street to be used asa residence and. that a comInercial use is more appropriate. The
neighboring property owner, Mr. Jordan, is currently operating.a business out of his home.
.~
Applicant Maxine Stiles approached the Commission and stated that her business would be low
volume and prinlarilycatanddog care. Ms. Stiles stated that she will. bring the site up to current
codes and still maintain. the residential characterofthe neighborhood..AujrqAI~ ;wjll h~k:~jJt ivsid.,c
the .. Quildinl: and large animals will not be treated at the proposed clinic. The basic hours of
operation will be fronl 7:00a.m. to 6:00 p.m.
Paul Clarke of Clarke and Wyndham Realty approached the Commission and spoke in favor or the
conditional use perlnit request.
John Jordan of 117 Millers Lane approached the Commission and stated that he is not operating a
~usiness out of his home. He does have a personal office in his home; however, there is never
anyone outsiqe of his fanlilythat goes into the. office. . (Mrs. Bertrand verified that there is never
any cOlnnlercialbusiness operations at his home.) Mr. Jordan informed the Commission that he has
lived in this home for twelve years and hascontihuously improved the property. He is concerned
.. with the continued pressure of commercial uses in this strictly residential area. A vet clinic located
. next door to his haOle will negatively im pact his property value.
Chairperson I-Iawthorneclosed the public hearing.
Comlnissioncr Herring nloved to approve the. conditional use permit request by Dr. Stiles for the
use only of a vet clinic to be Jocatedat 123 Millers Lane. Commissioner Lane seconded the nlotion.
ComlnissionerHaJI stated that he understands Mr. Jordan's. concerns and suggested that the
Commission restrict the numherof animals that can be boarded at this facility. lie stated that by
limiting lhenunlber of animals boarded after hour~,there will be less oCa noise problem.
Dr. Stiles informed theCommissionthatboardint:is part or the vet services she plans to provide;
however, it will not be the priInary business. . The houses are distanced far enough apart that there
should noflJc a problem with noise. . Dr. Stiles added that there is no way that she can predict how
Inany cages that she will need for boarding purposes.
Conl111issioner Hall moved to amend the original motion to limit the boarding of overnight and
weekend healThy aninlals to 15. rfheamendlllelltdied due to lack of a second.
The originallnotion to approve the conditional use permit passed, (5 - 1 - 1); Chairperson
I-Iawthorne abstained from voting and Commissioner Hall voted. against the motion.
P& Z Alil1LJtes
January 21, 1993
Page 3
If
CITY.OF COllEGE STATION
Post orflce Box 9960 ... .. t lot Texas AvenUe
College Slatlon.Texas 77842-9960
(409) 764-3500 .
September 30, 1994
.Mr. John Jorda.n
117 Millers Lane
CoHege Station, TX77845
R.E: Stattlsofproperty located at 123 Millers Lafte;llr.Maxltle Stiles. veterinary clillic
3
Dear Mr. Jordan,
As was stated in. my letter dated Atigust 22; 1994;. t. have. been working on. collecting
information to try. to determine which accessory. uses cannormaHy be associated with
veterinary clinics. You have called. our attention to the, activities on the veterinary site and have
questioned. Dr. Stiles' right to them. J contacted, the Planning Advisory Service. through
American Plannin~ Association and was sent some. information regarding these and similar
- uses. I also researched the zoning definitions. handbook (The New.. Illustrated Book of
-Development Definitions by . Moskowitz ,and Lindbloom). as well as out Zoning Ordinance
(Ord. No. 1638). Although J did not find a thorough study of Veterinary clinics and their.
accessory uses, I was able to draw some conclusions.
In determining the property rights that were grartted to Dr; Stites by the Commission when the .
Conditional Use Permit was. granted,lhere. are two main questions that need to be answered.
The first is whether dog ,obedience tr;tining should now be considered . by the Commission as an
amendment to the Conditional Use Permit thaUdlowed theveterinary clinic or whether the
training is accessory to the original approved use. The second is whether the fence is a
significant site change that tnustgoback tolheCoft1tnissionfot approval.
The definitions book distinguishes between veterinary hospitals and other animal care facilities.
It .definesa veterinary hospital as 'a place w},ereanil1,~ls are given hledical care 01l.d are
boarded only incidentally to such care I. Facilities that board and. bteed need special noise
deadening construction or open'-space buffering to avoid .sound transmission. I should point out
that the Planning and Zoning Commission did discuss the boarding of ,animals and decided to
allow this use. It was my. impression that the Coi1;lmissionhad the veterinary uses in mind that
are typical to the Bryan-CollegeStation area. Thi~ is to say that Uses generally associated with
boarding facilities, as well as with veterinary clini'cs, Were coveted at the time the Conditional
Use Per,nit was issued.
Apparently most ordinances in other communities allow veterinary. hospitals in nonresidential
districts only. We did find one ordinance for Fairfax County that allows veterinary clinics as a
Special Use Permit in residential zones if the facility tetains a residential character, is the
home of the operator, and employs no more than 4 persons. The Zoning Board must also find
that the use will not be substantially nonresidential as to disrupt the residential character of the
neighborhood. Using this example as a guide, we cart logically state that any uses associated
.IOOle of .fexas A&M University
6
with the veterinary I~ospitarusethat do not s~lbsta~ti~lly c!lal1gelhe resident}al character of the
site should <be permItted Wlt~lOUt further revIew.} did dnve onto ~he prenllse.s ~nd found that
the site does rnaintain a resldentlatcharacter even though there IS no one liVing there. The
building still resembles a home and the yard areais unaltered except for the new fence and a
slllalI parking lot that was required as apart of site plan . review.
At this point, we know that Dr. Stiles plans to use the site asa veterinary clinic, a ~og
obedience training . school, . and an. anirnal . boarding . facility. .... The Planning . and ZonIng
Cornnlission granted the clinic use as .. well as the. boarding. These uses therefore have beCOll1e
property rights to be enjoyed by Dr. Stiles and future owners. This leaves us to consider the
dog.training.
Dog obedience training was not specifically mentioned in any of the sources 1 found. When
the Zoning Ordinance does not specifically address .an. issue, as in this case, the City Planning
StafftnakesinteqJretationsbased on reasonable expectations and the intent of the Ordinance.
The existence of anitnalsoutsideon a piece of property is not unusual at a veterinary clinic.
Anilnalsare exercised and allowed to relieve thelnselves periodically. It has been our
understanding for SOllletinle now t.hatDr.Stiles specializes in ostriches - birds.of this size are
usually kept outside. The approval to boardaninlals inside the building will. result in fnore
aninlalsneeding sOlne outside activity. We wouldcol1clude,then,f.hat.amoderate anlollnt of
outdoor activity should beperlnitted without further review, including a reasonable al110unt of
dog t.raining.
-'
As apart of the Conditional. Use Perlnit process, the Conllnission has final authority over the
site Illan. The site plan review is necessary because the COlnnlission must find that all
.. 111inirnUftl standards aretnet, that the use nleets COlnprehensive Plan goals and the spiritof the
.. zoning. ordinance, and that the use will not bedetritnental to the health, safety, or: welfare of
the public. In this case the site plan was reviewedatadiffere~t meeting. than the actual use of
the site. rrhe fence that Dr. Stiles has erected was not shown on that approved plan.; However,
we do not require site plan approval of fences, . hor do we require a building permit. .. I would
from this point then argue that the fence. does not constitute significant site ~h~t1ges or '
development and I would most Hkelynot . have required the, fence to go bap~. to . the
C0f11fllissiol1 if Dr. Stiles had called 1l1e beforehand. This interpretation is consistent with
previous dec.isions on other sites.
Therefore, we would tnake the interpretation thatDr. Stiles has flot at this point exceeded the
scope of the Conditional Use Permit based on the argunlent that sOlneoutside animal activity is
to be expected. and that fences do not. constitute developnlent that require City review.
I do have sOlneconcern that future uses tllay not fall within that scope. It is illY understanding
that Dr. Stiles feels that any use that deals withaninlaJs needs no further review. I-Iowever, I
feel t.hat other. uses thatnlay OCCllr in the future should be analyzed. Any additional building
that expands the operation should go back to the Cotntnission, for exatnple. Likewise, any
significant outdoor activit.ies such as breeding or riding areas should be reviewed.
. .
I intend to write Dr. Stiles 'and let her know that she needs to check any future changes with
tis. Significant changeslllust return to the COfnrnission and notices will be sent out to
surrounding propertyowners...within 200'.
I reaJ.ize that you .nay not agree with our interpretation and 1l1ay wish to pursue the f11atter.
This issue has involved two points where staffltlade an interpretation. 'fhe Zoning Board of
Adjust..nent has theaulhority to review such .ll1atters.The Board hears appeals where it is
alleged that there is an error in any order I requirement, decision, interpretation, or
deterrnination Illade in the enforcenlent of the Ordinance. I have included an application in the
event..that yOtl should chose 10 present yo~t.arg~tnentst9 the. Bo~rd. . The fee .is $75.00, which
is flot refundable. Once the Board has rendereditsd~cision,the ~alne request nlay not return
t<) thern without .asubstantialattlount >of additional information. Notification IS required,
therefore, t.hecase will take about 3 weeks to go through the process. Please let Ine know if
you wish to go before the Board, or if you have any more questions.
~rhank you for the inforrnation Subtllitted tous and for your tinle.
S~..t~
Sabine Kuenzel, AIep
StalTPlanner
cc: Dr. Maxine Stiles
litn.Callaway, Ass'tDirector of Econotnic and Developfllent.Services
Jane Kee,CityPlanner
Legal Department
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MEMORANDUM
TO:
Jim Callaway, Assistant Director of Economic and Devlt Services
Jane Kee, City Planner
\~~
Sabine Kuenzel ,Staff Planner ft
FROM:
DATE:
RE:
September 26, 1994
Veterinary Clinics
As .we promised Mr. Jordan, I have been. working on collecting information to try to
determine which .accessory uses can normally be associated with . veterinary. clinics. I
called PAS and was sent some information regarding such uses and also researched the
zoning definitions handbook as well as our Zoning Ordinance. Although I did not fipd
a thorough study of veterinary clinics and their accessory uses, I was able to draw.some
conclusions. There are two main questions that need to be answered. The first is
whether dog obedience training.. should. be.. considered by the Commission as. an
amendment to the Conditional Use Permit that allowed the veterinary clinic or whether
the training is accessory to the original approved use. The second is whether the fence
is a significant site change that must go.back to the Commission for approval.
The definitions book distinguishes (and recommends that communities do so as well).
between veterinary hospitals and iother animal care facilities. It defines a veterinary'
hospital asa place where animals are given medical care and are boarded only
incidentally to such care. Facilities that board and breed need special noise deadening'
construction or open-space buffering to avoid sound transmission.. I should point. out
that the P&Z did discuss the boarding of animals and decided to allow this use. It was
my impression that the Commission had the veterinary · uses in mind that are typical to
this. area.
Apparently most ordinances. allow veterinary hospitals in nonresidential districts only.
We did find one ordinance for Fairfax County.that.allowsveterinary clinics as a Sp~cial
Use Permit. in residential zones if the facility. retains a residential character, is the home
of the operator, and employs no mote than 4 persons. The Zoning Board must also
find that the use will.. not .be substantially nonresidential as to disrupt the residential
character .of the neighborhood. Using. this example as a guide we. can . logically state
that any uses associated with the veterinary hospital use that do not substantially change
the residential character of the site should be permitted withoutfutther review. I did
drive onto . the premises and .found that .the:site.does maintain a residential character
even though there is no one living there. The building still resembles a home and the
yard area is unaltered except for the new.. fence and a .small parking lot that was
required as a.part of site plan. review.
At this point, we Imow that Dr . Stiles plans to use the site asa veterinary clinic, a dog
obedience training school, and an. animal. boarding. facility..The Planning and Zoning
Commission granted the clinic use as well as the boarding. These uses therefore have'
become property. rights to be enjoyed. by Dr. Stiles and future owners. This leaves us
to consider the dog training.
"
I found nothing to support that from. a zoning standpoint, dog obedience training is
normally considered incide~ta1 to the primary veterinary use. Therefore I feel that as a
staff we should make this determination .based on reasonable expectations. The
existence of animals outside on the property is not unusual at.a veterinary clinic.
Animals are excercised and allowed to relieve themselves periodically. It has been our
understanding for some time now that Dr. Stiles specializes in ostriches - birds of this
size are usually kept outside. The approval to board animals inside the building will
result in more animals needing . some .. ousideactivity. I would conclude, then, that a
moderate amount of outdoor activity should . be permitted without further review,
including.a.reasol1able amount of dog training.
As a part of the Conditional Use Permit process, the Commission has final authority
over the site plan. The site plan review is necessary because the Commission must find
that all minimum . standards are met, . that the use meets Comprehensive Plan goals and
the spirit of the zoning ordinance, and that the use will not be detrimental to the health,
,safety, or welfare of the public. The.fence that Dr. Stiles has erected was not shown
on the approved plan. However, we do not require site plan approval of fences, nor do
we require a building permit. I would from this point then argue that the fence does
not constitute significant site changes or development and I wouldm<?st likely not have
required the fence to go back to the Commission if Dr.' Stiles had called me
beforehand.
Therefore, . at this point, I. would make. the interpretation that Dr. Stiles has not
exceeded the scope .of the. Conditional Use. Permit based on the argument that .some
outside animal activity is,to beexpectedand.that fences do not constitute development.
I do have some concern that future uses may not fall within that scope. It. is . my
understanding that Dr. Stiles feels that any use that deals with animals need no further
review. However, I feel that other uses that may occur in the future should be
analysed. Any additional building that expands the. operation should go back to the
Commission. Likewise, any significant outdoor activities such as breeding or riding
areas should be..reviewed.
I would suggest that we write Dr. Stiles and let her know that she needs to check any
future changes ..with us and copy Mr. Jordan. . As this is largely an interpretation
question, Mr. Jordan can be offered the option of an appeal to the Zoning Board. I can
send him a copy of this. memo along with a Zoning Board application.
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John Jordan
117 Millers Lane
College station, TX 77845
(409) 693-6320
October 27, 1994
CITY OF .COLLEGE .STATION
Attn:Ms.. Sabine Kuenzel
P.O. Box 9960
College station, TX 77842-9960
Regarding: Vet Clinic 123 Millers Lane.
Ladies and Gentlemen:
At the conclusion of our meeting of October 10, 1994,
I reiterated the most significant point,. upon which all present
stated agreement:
'rHERE WOULD BE NO ot1fSIDE RlARDllV OF . ANIMALS ·
As.I pointed out during the meeting, your earlier letter of .9/30/94
seemed to leave the door open to such a possibillty--and .therein was my
central objection.
Your summary letter of our October 10th meetinglllakesno
mention of that most. imporbantpoint, and it certainly should;
accordingly, I am requesting that you put it in writing.
Sincerely yours,
John Jordan
'\\\\\\
\\~~~~\\\\\
cc: Jane Kee, ci ty Planner
Jim Callaway, Assistant Director of Eco & Deve1 Services
'fi66~ 2
John. Jordan
117 Millers.Lane
College station, TX 77845
(409) 693-6320
October 27, 1994
Cr'rYOF. COLLEGE STATION
A.ttn :Ms ..SabineKuerlzel
P.O.. Box' 9960
College Station,TX77842-9960
Regarding: Vet eli.nle 123 Millers Lane.
Ladies. and Gerlt.lelnen:
At~ the conclusion of our meeting of October 10, 1994,
I reiteratedt11e most significant point, upon which all present
stated agreelnerlt:
'rtIERE WOULDBEMl OUISIDE IIJARDIJ<<; OF ANIMALS ·
As I pointed put during the meeting, your earlier letter of 9/30/94
seemed to leave the door open to such a possibility--and tllerein was H1Y
c.entral objection.
YoursUlnmary letter of our October 10th meeting mak~s no
mention of that most iInportant poi.fit, and it certainly should;
accordingly, I alnrequesting that you put it in writing.
S111cgrel yyours,
ll/ordan ....
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cc: Jan~ K-e:e,()ityPlan[ler
JimCal.laway, Assistant Director ofEco be DE!vel Senric~s
John Jordan
117 Millers Lane
College Station, TX 77845
(409) 693-6320
__ _.__._...._._.._.p._.._~_.__.M__.__ .____.__..--..___.~~-_...__-:k-.-.....:..-.,,-...------.~----...;.-..-.--..-.--'-..--.- '-' -
October 27, 1994
CITY OF COLLEGE STATION
Attn: Ms. . Sabine Kuenzel
P.O. Box 9960
College Station, TX 77842-9960
Regarding: Vet Clinic 123 Millers Lane.
Ladies and Gentlemen:
A t the conclusion of our meeting of October 10, 1994,
I rei terated . the most significant. point ,uponwl1ich all present
stated agreement:
rrlIERE WOULD BE NO oursIDE RlARDJK;OF ANIMALS.
As I pointed out during the meeting, your earlier letter of .9/30/94
seemed to leave the door open to such a possibility--and therein was my
cerltralobjection.
Your surrunaryle-tter of our October 10th meeting makes no
mention of that most important point, and it certainly S110uldi
accordingly, I am requesting that. you put it in writing.
Sincerely yours,
John JOrdan,.... //:~-'/J~.....,.,.A'/I_
.V ~' ~~~-
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~ne Kee, City planner
JiuICallaway,Assistant nirectorof Eco & Devel Services
cc:
CITY OF COLLEGE STATION
Post Office Box 9960 1101 Texas Avenue
College Station, Texas TIS42-o960
(409) 764..3500
November 2,.1994
Mr. John Jordan
117 Millers Lane
College..Station, TX 77845
RE: Status of property located at 123 Millers Lane; Dr. Maxine Stiles' veterinary clinic
Dear. Mr. Jordan,
I am writing in respdnsetoyourJetterdated October 27, 1994, in which you requested
clarification of the discussions regarding outside boarding of animals on the subject site. The
Planning and Zoning Commission specifically addressed the issue of the boarding of animals,. and
decided. to allow the use of the existing building for boarding purposes. Therefore any inside
boarding may occur on .the property, even' if it is not .directly associated with the Dr. Stiles'
veterinary practice.
It is the opinion ofthis staffthatoutsideboarding, ifit is not associated with the veterinary care of
the animals that maybe found there from time totime, was not within the scope of. the
Conditional.Use Pel111iLShould such activities become prevalent and result in an . observable
expansion to the business, l)cStiles-willneed to return to the> Planning and Zoning Commission
for an amendment to.the.original Conditional Use Permit.
I hope this letter has . addressed your concern in a satisfactory manner. If you have any questions,
please give me.a.call.
Sincerely,
Sabine Kuenzel
Staff Planner
cc: Jim Callaway, . Ass't Director of Economic .&Development .Services
Jane. Kee,CityPlanner
Dr. Maxine Stiles
Home of Texas A&M University
JoM Jordan
117 Millers Lane
College Station, TX 77845
(693-6320)
August 4, 1994
To: The City of College Station
Attn: Mrs. Natalie Thomas and/or
appropriate department(s).
Ladies and Gentlemen:
On January 4, 1993, a ..conditional..1.1sepermitwasgranted "for
the use only of a vet clinic to be located at 123 Millers Lane,"
under Planning and Zoning Commission item #93-701.
Inasmuch as the- owner-_ of the referenced property has recently erected
a 6 ft. chain-link fence which ties in with the 6 ft. cedar privacy
fence along our cormnonproperty line, beinginnnediq.tely east of my home,
I would like to state the following opinions:
(1) Dailyuse.of the fenced area for purposes of retaining
animals, even onatemporary basis ,wE4.Vl interfere with
our.1:lse and enjoyment of our property--e.g., but not
limited to, noise, insects, odors.
(2) To my recollection,. the retention of animals was specifically
addressed in the P&ZMeeting, and the present scenario seems
outside what was deemed acceptable (I defer to the minutes,
of course).
(3) Myproperty--the fact that the common line is.,8";1""ft.~ (approx. )
e~stofmy 1hDuse---canno~beconstruedas.creatinga.
buffer zone forthevet,:}.'f,i Such is clearly unreasonable.
(4) Present ancl FutllreValueOc)fmy propertY-willbe.diminished
by any un__condi tional use..:' of' what is specifically "conai tional
use property."
(5) It is best to address this present situation immediately.
I look to the City of College Station to ensure the "conditional"
use of the 123.Millers Lane property.
Note: (a) Said chain-link has been erected within the past two days;
and (b) said privacy fence on the common line was erected at
vet clinic's expense within the past year [approx.].
Attachment: Plat, an approximation.
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Jolm Jordan
117 Millers Lane .
College station, 'IX 77845
(693-6320)
October 6, .1994
CITY OFCOLIEGEf STATIoN
Ms. . Sabine Kuenzel
staff Planner
Dear. Ms. Kuenzel.:
Ireceivedyotlr lette.r-of 9/30/94in~sterdayis nail.
I would like to draw your .attentioll to ..the third paragrapll
of your letter , which states, n ....~.. . Planning and Zoning Ccmnission
did discuss the boarding of animals and decided toallCMthis use."
I contend that such decision was based on Dr. stiles'. statement
before said Carrnissionthat: "Animals will be kept inside the
building" (seeP&ZMinutes, 1/21/93).
Thus, your letter fails to take into consideration this key
point; accordingly, I am requesting that you. reconsider your
conclusions.
Please respond as soon as possible.
cc: Jim Callaway
Jane Kee
Legal Dept.
Note: Dog obedience classes, outside at said facility, are frequently
conducted until after 8 :00 p.m., which is directly opposed to
the 1.'7:00 a.m. - 6:00p.m." hours. of operation stated by Dr. Stiles
before P&Z (seeP&ZMinutes, 1/21/93).
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Tel11~tCo Inc.
C/O...Jatnes.......R.. ....Eltzroth.......Co
P .0. Box 270780
Corpus Christi,.. ~.........78427-0780
Tract 16
AlleriSwoboda
1607EmeraJdPkwy
CollegeStation,TX 71840
Tract 17
Homestead....Savings
P.o. Box HC
College.Station,..TX.......71841
Tract 18
Co lIege Station Baptist . Church
C/O'W.Button
2SSS.S.Texas
College Station, TX 77840
Tract 19
Kenneth. & Dorothy Griffith
107. Krenek Tap
College Station, TX77840
Tract'20
HowardH.Porterfield & RiedMonroe
P.O. Box 174
Bryan,TX17806
Tract 21 (See Also Tracts 33 & 43)
City of College Station
Tract 22
Henry Kapchinski
700-AKrenekTap
Co lIege .Station,TX.. ..'71840
Tract 23
Ollie B. Townsend
P.O. Box 746
Waller,TX 77484
~~!llract:/2.7.::~Nf.
Chuck Ellison Trust
For DartmouthJv P.o. Box 4884
Bryan,TX 77805
Tract 28
Dan&.SusanClancy
2723 Fontana
Houston,TX.71043
Tract 30
WallaceW. a
Kingwood,
Tract 31
Mike & Janal...ane
P..O.Box9037
College Station,TX 77842-908
Tract 32
James O. Freeman
2605S. Texas
College Station,TX.77840
Tract 35
C.M.Sykes
27.11 Texas
College ..Station, TX......77840
Tract 36
Stan leylnvestmentCo~
P.o. Box 10049
College Station, TX,77842 .
2818 E.rtel1siol1. Study
__.___":'"u_.._...__._.__..___ __.___._..~______ ___"_ _... _,.,_w'_' .... -......-.-...--.....-...-..-..-......-.-...: -.--.- ---
Tract 50 .
Josef Budig
2823 Texas
College. Station, TX77840
Tract 52
RalphE.Miller Etal
504Gi lchrist
College Station,TX 77840
TractS3
Rosewood Office Park
Dr RichardA. Williamson
2911 TexasAveS.Ste. #101
College Station, TX 77840
University Psychiatry P. A
2911.TexasAvenue South #202b
College Station, TX77840
Everett F.. Treadway Dds
2911 Texas Ave.. S
College Station, TX 77840
Leon W. Rasberry
Route 3 .Box 319
CoIlegeStation,TX 77845
Tract 58
M~rtin Hsieh
2903 Cherry Creek
Bryan, TX 77802
Brandon D.Dick
112 Mile Drive
College Station, TX77840
Partick C. Ferreri-.
114 Mile Drive
College Station,TX .77840
Thomas E. Raykovich
116 Mile Drive
College Station,TX77840
~.cf:1'f
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CITY OFCOli..EGE STATION
Post Office Box 9960 1101 TeXas Avenue
College Station. Texas 77842-9960
(409) 764-3500
August 26, 1994
Mr. John Jordan
11 7 Millers Lane
College Station,T'X77845
1{.E: Status of property located at 123 Nlillei4sLslle; Df.> Mrixlfie Stiles' veterinary clinic
Dear Mr. Jordan,
.I aln writing in response to severalcolnplaints that YOll havesubrnittedto this office and to inform
you of the actions we are taking at this tilne. My Understanding of the matter is as follows:
During the first part of 1993, the Planning and Zoning COlntnissiongrantedaConditional Use
Pertnit to allow. the subject. property to..beconvetted.to aveterillaryclihic.You were under the
ilnpression that all activities associated with that tlsewouldbeconductecl indoors. Dr. Stiles, on
the other hand, believed. thafal1yuse.p<mll~lIX~~s8ci~tM.\Vimi~ yet~.ririatyfacili~y was approved
when the Use Permit was approved; including any outdoor activities. . The main task of this
department is to determine exactly which activities are permissible on the site without further
municipal review, andtodetertnine which .ones must return to theCotnmission for approval.
Staff has met and discussed .this Inatter and weare currently con.ducting resMrch through standard
zoning research sources.. This process requires preparationof materials by other departments and.
businesses. We will inform YOllofthedecision that is made.as soonas..possible.
If you wishlo inquire into the progress of the study, . please give us a call.
CITY OF COLlEGE STATION
PostOffice Box 9960 110lTexas Avenue
College Station, Texas 71842{)96Q
(409) 764-3500
November 15, 1994
Mr. John Jordan
117 Millers Lane
College Station, TX77845
vJi- ~
UV\~
RE: Status of property located at 123 Millers Lane; Dr. Maxine. Stiles' veterinary clinic
Dear Mr... Jordan,
'.
I am writing in response to your letter dated October 27, 1994, in which you requested
clarification .of the discussions regarding outside boarding of animals on the subject . site. The
Planning and Zoning Commission specifically addressed the issue of the boarding of animals and
decided to allow the use of the existing building for boarding purposes. Therefore any inside
boarding may .qccur on.the...property, . even if it. is not directly associated. with the Dr. Stiles'
veterinary practice.
It is the opinion of this staff that outside boarding, ifitis not associated with the veterinary care of
the animals that may be Jound th ere from time to time, was not within the scope of the
Conditional Use.Pennit. Should. such activities become prevalent, . Dr. Stiles will need to return to
the Planning and Zoning Commission for further review.
I. hope. this . letter has addressed your. concern. ina. satisfactory .manner. Ifyouh.ave. any questions,
please give mea call. '
Sincerely,
0~
cc:
Jim Callaway, Ass'tDirectorof Economic & Development Services
Jane Kee, City Planner
Dr. Maxine Stiles
Home of Texas A&M University
.