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Veterinary Clinic 2 01/13/97 A-96-4/PD-96-3 parking and landscaping. Although the existing use is legal non -conforming, that status cannot be transferred to a new facility. The applicant, is therefore, requesting the following: The approval of a Zoning Map Amendment to change the property from CC Community Commercial District to CC(PD) Community Commercial, Planned Development District; and 2. The approval of a Planned Development application to permit the development of the proposed replacement pet clinic, since development proposals within the CC(PD) District require approval of the Planning Commission and the City Council. The reclassification of the project site from CC to CC(PD) would require that any proposed use or development on the property be subject to the City's discretionary review process. This will ensure that new development or uses will be compatible with existing residential and commercial uses. DISCUSSION The clinic is for emergency veterinarian needs only, open for operation only in the evening and early morning hours. The proposed facility would front Washington Avenue and be sited next to the existing facility (see Exhibit B - Site Plan). The existing facility would be demolished and become parking and landscaping after the opening of the new clinic. Parking lot and landscaping improvements are also proposed for the portion of the subject site fronting on Bradrick Drive. The proposed animal clinic would be primarily accessed from a driveway on Washington Avenue. The driveway would have parking on the left side, in front of the building. Due to heavy street traffic and the general lack of pedestrian activity at the front of the proposed facility, a side entrance would be appropriate, providing for easier access and safety. The architectural and landscape treatment of the street facade has been enhanced so that the proposed clinic would not present a blank facade to Washington Avenue. The proposed north elevation would have a zero setback. The adjacent gallery/frame shop would, therefore, be located five feet from the two-story, eastern facade of the proposed clinic. The frame shop has existing windows which would face onto the wall with the zero side -yard. The Zoning Code permits zero side -yard setbacks in the CC district. All other building setbacks will comply with the Zoning Code. Landscaping at the street frontage and at the parking lot perimeters would soften the impact of the proposed structure. Conditions of approval will require that the applicant present a revised landscape plan with the use of more and larger plant materials. A condition of approval will also require that any proposed signage will be integral with the architecture of the building. The proposed clinic would be primarily one floor, with a small second story storage element. The building program includes; reception area, waiting room, examination rooms, treatment areas, x-ray room, surgery, animal runs, ward, isolation area, etc. Staff facilities include; offices, conference rooms, laundry room and a small on -call staff quarters with sleeping facilities for one person. A staff patio is also proposed, as is an outdoor area for animal use. 0