Planning Commission recommends council approve Gladys O'Brien House veterinary clinic expansion

The Parker Planning Commission voted unanimously on Dec. 12 to recommend that town council approve a use-by-special-review to bring the Gladys O'Brien House Cottage Veterinary Hospital into conformance and allow a modest addition to the existing building.

Staff planner Amber presented the application, saying the property is on the west side of Pikes Peak Drive just south of Main Street, bounded to the north by a private drive and St. Matthew's Episcopal Church. Amber said the applicant, Bureau Veterinary Clinic (owner of Cottage Veterinary Hospital), proposes an addition to the building and expansion into an existing storage garage; the building expansion is under administrative review.

The clinic became a veterinary use after the town's 1981 incorporation and later became a legal nonconforming use when the Greater Downtown Pikes Peak Zoning District established in 2002 did not permit veterinary clinics, Amber said. Amber told the commission that the Downtown East Zone District, which took effect Jan. 26, 2025, permits veterinary clinics as a use by special review. Staff said the proposal meets the nine approval criteria in the Land Development Ordinance and is consistent with the Main Street master plan and other commercial uses along Pikes Peak Drive. Staff recommended the commission forward a recommendation of approval to town council.

Commissioners who spoke expressed support. Commissioner Ruth Ann said the use is long established in the area and described the requested addition as "modest," noting the building is a historic home built in 1913 and that staff would ensure the addition fits the character of the neighborhood. Commissioner Angela said the proposal "meets or exceeds what the master plan and the zoning ordinances require," praised the applicant's attention to design and function, and said the improvements would expand services for the community. Other commissioners echoed those remarks and thanked the applicant for following the review process.

Commissioner Ruth Ann moved that the Planning Commission recommend town council approve the Gladys O'Brien House Cottage Veterinary Hospital use by special review to allow for an addition, "subject to the condition contained in staff's report." Commissioner Angela seconded. The commission voted: Nick — yes; Brett — yes; Angela — yes; Ruth Ann — yes; Eric — yes; Jane — yes; Chair Paul — yes. The motion passed unanimously.

The Planning Commission's action removes the clinic's legal nonconforming status if town council follows the recommendation, allowing the owner to proceed with the improvements that staff indicated will be reviewed administratively and must meet the conditions in the staff report. The item will next appear before town council for final action.