ZONING CHANGE REVIEW SHEET CASE: C14-2024-0009 (10931 Stonelake Blvd. Multifamily) DISTRICT: 7 ADDRESS: 10931 Stonelake Boulevard ZONING FROM: LI TO: LI-PDA SITE AREA: 2.05 acres PROPERTY OWNER: Susan Kline Morehead, Katherine F. Manninen and Lucian K. Morehead AGENT: Dubois Bryant & Campbell, LLP (David Hartman) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMEDATION: Staff recommends LI-PDA, Limited Industrial-Planned Development Area Combining District, zoning. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: April 2, 2024 CITY COUNCIL ACTION: ORDINANCE NUMBER: 1 of 1402 C14-2023-0009 - 10931 Stonelake Blvd. Multifamily; District 7 C14-2024-0009 2 ISSUES: N/A CASE MANAGER COMMENTS: The property in question is 2+ acre lot that is developed with a restaurant use (The Boat) with frontage on the southbound feeder road of North Mopac Expressway. The site under consideration and the surrounding area are zoned LI, Limited Industrial. The lots to the north and west contain hotel/motel uses. To the south, there is a service station and a restaurant- limited use. The applicant is requesting to add a PDA overlay to redevelop the site with a multifamily midrise complex with approximately 500 residential units. The staff supports the applicant’s request for LI-PDA, Limited Industrial Services-Planned Development Area, combining district zoning because the property meets the intent of the zoning district. The proposed PDA overlay will add the following permitted uses: Bed and breakfast residential (Group 1), Bed and breakfast residential (Group 2), Condominium residential, Multifamily residential, Townhouse residential and Hospital services (Limited) uses and will permit a maximum height of 180 feet and a floor to area ratio (FAR) of 3:1 on the site. In addition, the applicant is proposing to prohibit the following commercial and industrial uses: Adult Oriented Businesses, Agricultural Sales and Services, Automotive Repair Services, Automotive Washing (of any type), Bail Bond Services, Club or Lodge, Commercial Off-Street Parking, Construction Sales and Services, Drop Off Recycling Collection Facility, Equipment Repair Services, Equipment Sales, Exterminating Services, Funeral Services, Kennels, Liquor Sales, Off-Site Accessory Parking, Outdoor Entertainment, Outdoor Sports and Recreation, Research Services, Service Station, Vehicle Storage, Limited Warehouse and Distribution, Monument retail sales, Scrap and salvage, Basic industry, General warehousing and distribution, Light manufacturing, Recycling center and Resource extraction (please see Applicant’s Request Letter - Exhibit C). The tract under consideration is on a moderately sized site that is easily accessible as it is located at the southwest intersection of Stonelake Boulevard and the southbound frontage road of North …
ZONING CHANGE REVIEW SHEET CASE: C14-2023-0155 ZONING FROM: I-RR ADDRESS: 2103 Oak Valley Road PROPERTY OWNER: Eddie & Leila Mayfield AGENT: Keepers Land Planning (Ricca Keepers) DISTRICT: 5 ZONING TO: SF-3 SITE AREA: 0.92 acres (40,075 sq. ft.) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to recommend Single-Family Residence (Large Lot) (SF-1) zoning district. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: April 2, 2024: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: N/A CASE MANAGER COMMENTS: The property in question is 0.92 acres, developed with one single family residence, has access to Oak Valley Road (level 1), and is designated interim-rural residence (I-RR). The property has single family residences (I-RR & I-SF-2) to the west, hotel-motel (ETJ) to the south, commercial and bars (ETJ) to the north, south, and east and mobile home residences (I-RR) to the north. Please refer to Exhibits A (Zoning Map) and B (Aerial View). The applicant and owner agree with the staff’s recommendation and are seeking a permanent zoning to allow the use of a bed and breakfast on the property. Staff is recommending single- family residence (large lot) (SF-1) zoning district because there are environmental constraints on the site that would need to limit the impervious cover and building coverage of future development. 1 of 1003 C14-2023-0155 - 2103 Oak Valley Rd; District 5 C14-2023-0155 2 Per the Watershed Protection Department, there are significant flood risks to private properties and homes downstream of this location. The additional impervious cover on this lot would, in part with other development/redevelopment in the area, exacerbate this flood risk. Based upon the city of Austin’s regulatory floodplain map, the existing building on the property at 2103 Oak Valley Road encroaches in the 100-year floodplain. If the owner proposed to construct additional buildings south of the current building location, they would be well within the 100-year floodplain and would be at significant risk of flooding. The comprehensive plan review comments this site meets four (4) of the Imagine Austin Decision Guidelines. The site is located within Slaughter Lane Station Neighborhood Center and is 0.20 miles from Slaughter Lane Activity Corridor, is within 0.50 miles from goods/services and a grocery store/farmers market. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. The single-family residence (large lot) zoning district is intended as an area for low density single-family residential …
PLANNING COMMISSION CONDITIONAL USE SITE PLAN REVIEW SHEET CASE NUMBER: SPC-2023-0033C PC HEARING DATE: April 2, 2024 PROJECT NAME: Project Connect Expo Center Park and Ride ADDRESS OF SITE: 7001 Decker Lane COUNCIL DISTRICT: 1 NEIGHBORHOOD PLANNING AREA: NA WATERSHED: Elm Creek JURISDICTION: Austin Full Purpose APPLICANT/ OWNER: AGENT: Cap Metro Robert Chaney (512) 839-1330 MWM Design Group Shari Pape (512) 689-3289 CASE MANAGER: Meg Greenfield Meg.greenfield@austintexas.gov (512) 978-4663 PROPOSED DEVELOPMENT: Capital Metro Transportation Authority (Cap Metro) is proposing the Expo Center Park and Ride, located at 7001 Decker Lane. The project is part of the Project Connect MetroRapid and Electric Vehicles (EV) program. The park and ride will be the terminal facility for its Expo MetroRapid Line. The park and ride will include eight bus bays, four electric bus charging stations, and 159 parking spaces. The proposed 8-acre site is un-developed, located adjacent to the Travis County Expo Center and is currently owned by the City of Austin. The site was rezoned as Public with a Transportation Terminal use. Cap Metro is in process of acquiring the land and will act as the owner and developer of the proposed park and ride. This site is zoned P (Public) and is greater than one acre in size; therefore, a Conditional Use Permit is required, according to the Land Development Code {Section 25-2-625}. SUMMARY STAFF RECOMMENDATION: Staff recommends approval of this site plan. SUMMARY COMPONENTS OF SITE PLAN: LAND USE: All land use comments have been cleared. ENVIRONMENTAL: All environmental comments have been cleared. TRANSPORTATION: All transportation comments have been cleared. WATER QUALITY/DRAINAGE: Legal documents and DCM waivers outstanding. PREVIOUS APPROVALS Previous site plan: None. 1 of 1904 SPC-2023-0033C - Project Connect Expo Center Park & Ride; District 1 PROJECT INFORMATION SITE AREA EXISTING ZONING FLOOR-AREA RATIO BUILDING COVERAGE BUILDING HEIGHT IMPERVIOUS COVERAGE PARKING EXISTING ZONING AND LAND USES 347,971 sq. ft. P Allowed NA NA NA NA NA 7.988 acres Proposed NA .12% 12 ft 64% 159 spaces ZONING LAND USES Vacant Parking Vacant Parking Multifamily P SF3 CS-CO SF3 MF2 Site North South East West ABUTTING STREETS Street Decker Lane Right-of-Way Width 125 feet (variable) Approx. 75 feet Pavement Width Classification Suburban Roadway NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Lost and Found Pets Austin Neighborhoods Council City of Manor, Colony Park/Lakeside Community Development Corp Del Valle Community Coalition Del Valle Independent School District Friends of Austin Neighborhoods Friends …
PLANNING COMMISSION ENVIRONMENTAL VARIANCES & CONDITIONAL USE SITE PLAN REVIEW SHEET CASE NUMBER: SP-2022-0537C PC HEARING DATE: April 2, 2024 PROJECT NAME: Northwest Area Lift Station Improvements Great Hills Lift Station No. 53 ADDRESS OF SITE: 9009-1/2 SPICEBRUSH DR COUNCIL DISTRICT: 6 NEIGHBORHOOD PLANNING AREA: NA WATERSHED: Bull Creek JURISDICTION: Austin Full Purpose APPLICANT/ OWNER: AGENT: City of Austin Austin Water Department Joe Hoepken (512) 972-1168 Sharon Hamilton Civil Team Engineers, LLC (512) 695-3263 CASE MANAGER: Meg Greenfield Meg.greenfield@austintexas.gov (512) 978-4663 PROPOSED DEVELOPMENT: The applicant is proposing the replacement of an existing lift station. This request is to approve three environmental variances and a conditional use site plan. Environmental variance requests: 1. Development in the CWQZ for a lift station per LDC 25-8-261 2. Construction of a building on a slope with a gradient of more than 25% per LDC 25-8-302(A)(1) 3. Fill up to 14 feet for construction of a lift station exceeding the 4-foot limitation per LDC 25-8- 342 The variances were approved with the following conditions by the Environmental Commission on March 6, 2024: 1. Limit construction and removal of trees from March to August when the endangered Golden-cheeked Warbler is in the area. 2. Applicant will solicit and incorporate Watershed Protection Jollyville Plateau salamander expert review and comment on the temporary and permanent stormwater design. 3. After construction, the disturbed areas from both this construction and previous emergency repairs are restored using 609S species and that those areas are maintained and mowed to the minimum extent practical to maintain access to the lift stations by Austin Water staff. Per 25-2-491 Local Utility Services is a conditional use in the SF-2 zone and requires a Conditional Use Permit. 1 of 4805 SP-2022-0537C - NW Area Lift Station Improvements Great Hills Lift Station No.53; District 6 SUMMARY STAFF RECOMMENDATION: Staff recommends approval of these requests with the following condition: Provide structural containment of the fill with a retaining wall. Staff does not believe Environmental Commission conditions are necessary. SUMMARY COMPONENTS OF SITE PLAN: All reviewers have approved the site plan except for environmental and site plan plumbing. PROJECT INFORMATION SITE AREA EXISTING ZONING FLOOR-AREA RATIO BUILDING COVERAGE IMPERVIOUS COVERAGE PARKING EXISTING ZONING AND LAND USES 33,637 sq. ft. SF-2 Allowed NA 40% 45% NA Proposed NA NA 23% NA 0.77 acres ZONING LAND USES Local Utility Services Single Family Open Space Single Family Single Family Right-of-Way Width 50 …
ZONING & PLATTING COMMISSION AGENDA Tuesday, April 2, 2024 The Zoning and Platting Commission will convene at 6:00 PM on Tuesday, April 2, 2024, at Austin City Hall, Council Chambers, Room 1001 301 W. Second Street, Austin, TX. Some members of the Zoning and Platting Commission may be participating by videoconference. The meeting may be viewed online at: http://www.austintexas.gov/page/watch-atxn-live Scott Boone (District 1) Alejandra Flores (District 5) William D. Floyd (Mayor) David Fouts (District 2) Betsy Greenberg - Vice-Chair (District 6) Ryan Puzycki (District 7) Hank Smith – Chair (District 8) Lonny Stern (District 3) Carrie Thompson – Secretary (District 10) District 4 -Vacant District 9 -Vacant EXECUTIVE SESSION (No public discussion) The Zoning & Platting Commission will announce it will go into Executive Session, if necessary, pursuant to Chapter 551 of the Texas Government Code, to receive advice from Legal Counsel on matters specifically listed on this agenda. The commission may not conduct a closed meeting without the approval of the city attorney. Private Consultation with Attorney – Section 551.071 PUBLIC COMMUNICATION The first four (4) speakers signed up prior to the speaker registration deadline will each be allowed a three-minute allotment to address their concerns regarding items not posted on the agenda. Commission Liaison: Andrew Rivera 512-974-6508 Executive Liaison: Joi Harden, 512-974-1617 Attorney: AJ Urteaga, 512-974-2386 2024. APPROVAL OF MINUTES 1. Approval of minutes of the Zoning and Platting Commission regular meeting on March 12, PUBLIC HEARINGS 2. Rezoning: Location: Owner/Applicant: Susan Kline Morehead, Katherine F. Manninen, and Lucian K. Morehead Dubois Bryant & Campbell, LLP (David Hartman) Agent: LI to LI-PDA Request: Staff Rec.: Recommended Sherri Sirwaitis, 512-974-3057, sherri.sirwaitis@austintexas.gov Staff: Planning Department C14-2023-0009 - 10931 Stonelake Blvd. Multifamily; District 7 10931 Stonelake Boulevard, Walnut Creek C14-2023-0155 - 2103 Oak Valley Rd; District 5 2103 Oak Valley Road, Slaughter Creek Watershed 3. Rezoning: Location: Owner/Applicant: Eddie & Leila Mayfield Agent: Request: Staff Rec.: Staff: Keepers Land Planning (Ricca Keepers) I-RR to SF-3 Staff Recommendation SF-1 Cynthia Hadri, 512-974-7620, cynthia.hadri@austintexas.gov Planning Department 4. CUP: SPC-2023-0033C - Project Connect Expo Center Park & Ride; District 1 Location: 7001 Decker Ln, Elm Creek Owner/Applicant: Cap Metro - Robert Chaney Agent: Request: MWM Design Group - Shari Pape This site is zoned P (Public) and is greater than one acre in size; therefore, a Conditional Use Permit is required, according to the Land Development Code; Section 25-2-625. Recommended Meg Greenfield, 512-978-4663, meg.greenfield@austintexas.gov …
ADDENDUM ZONING & PLATTING COMMISSION AGENDA Tuesday, April 2, 2024 The Zoning and Platting Commission will convene at 6:00 PM on Tuesday, April 2, 2024, at Austin City Hall, Council Chambers, Room 1001 301 W. Second Street, Austin, TX. Some members of the Zoning and Platting Commission may be participating by videoconference. The meeting may be viewed online at: http://www.austintexas.gov/page/watch-atxn-live Scott Boone (District 1) Alejandra Flores (District 5) William D. Floyd (Mayor) David Fouts (District 2) Betsy Greenberg - Vice-Chair (District 6) Ryan Puzycki (District 7) Hank Smith – Chair (District 8) Lonny Stern (District 3) Carrie Thompson – Secretary (District 10) District 4 -Vacant District 9 -Vacant EXECUTIVE SESSION (No public discussion) The Zoning & Platting Commission will announce it will go into Executive Session, if necessary, pursuant to Chapter 551 of the Texas Government Code, to receive advice from Legal Counsel on matters specifically listed on this agenda. The commission may not conduct a closed meeting without the approval of the city attorney. Private Consultation with Attorney – Section 551.071 Commission Liaison: Andrew Rivera 512-974-6508 Executive Liaison: Joi Harden, 512-974-1617 Attorney: AJ Urteaga, 512-974-2386 ITEMS FROM THE COMMISSION 11. Discussion and possible action adopting FY 24-25 Budget recommendation. (Sponsors: Vice- Chair Greenberg and Commissioner Stern) ADJOURNMENT The City of Austin is committed to compliance with the American with Disabilities Act. Reasonable modifications and equal access to communications will be provided upon request. Meeting locations are planned with wheelchair access. If requiring Sign Language Interpreters or alternative formats, please give notice at least 2 days before the meeting date. Please call Andrew Rivera at the Planning Department, at 512-974-6508, for additional information; TTY users route through Relay Texas at 711. Commission Liaison: Andrew Rivera 512-974-6508 Executive Liaison: Joi Harden, 512-974-1617 Attorney: AJ Urteaga, 512-974-2386 SPEAKER REGISTRATION All participants wishing to address the commission must register to speak. Public participation is available by teleconference or in-person. Teleconference Registration Registration for participation by teleconference closes on Tuesday, April 2, 2024 at 2 PM. Teleconference code and additional information to be provided after the closing of teleconference registration. In-Person Registration While it's encouraged for attendees to register in advance, in-person registration ends at 5:30 PM on the day of the meeting. In-person speakers can register by scanning the QR code provided in Council chambers using their mobile devices. Additionally, public-use mobile devices will be available at the meeting for speaker registration. Speaker …
ZONING CHANGE REVIEW SHEET DISTRICT: 5 ZONING TO: SF-3 CASE: C14-2023-0155 ZONING FROM: I-RR ADDRESS: 2103 Oak Valley Road SITE AREA: 0.92 acres (40,075 sq. ft.) PROPERTY OWNER: Eddie & Leila Mayfield AGENT: Keepers Land Planning (Ricca Keepers) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to recommend Single-Family Residence (Large Lot) (SF-1) zoning district. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: April 2, 2024: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: N/A CASE MANAGER COMMENTS: The property in question is 0.92 acres, developed with one single family residence, has access to Oak Valley Road (level 1), and is designated interim-rural residence (I-RR). The property has single family residences (I-RR & I-SF-2) to the west, hotel-motel (ETJ) to the south, commercial and bars (ETJ) to the north, south, and east and mobile home residences (I-RR) to the north. Please refer to Exhibits A (Zoning Map) and B (Aerial View). The applicant and owner agree with the staff’s recommendation and are seeking a permanent zoning to allow the use of a bed and breakfast on the property. Staff is recommending single- family residence (large lot) (SF-1) zoning district because there are environmental constraints on the site that would need to limit the impervious cover and building coverage of future development. C14-2023-0155 2 Per the Watershed Protection Department, there are significant flood risks to private properties and homes downstream of this location. The additional impervious cover on this lot would, in part with other development/redevelopment in the area, exacerbate this flood risk. Based upon the city of Austin’s regulatory floodplain map, the existing building on the property at 2103 Oak Valley Road encroaches in the 100-year floodplain. If the owner proposed to construct additional buildings south of the current building location, they would be well within the 100-year floodplain and would be at significant risk of flooding. The comprehensive plan review comments this site meets four (4) of the Imagine Austin Decision Guidelines. The site is located within Slaughter Lane Station Neighborhood Center and is 0.20 miles from Slaughter Lane Activity Corridor, is within 0.50 miles from goods/services and a grocery store/farmers market. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. The single-family residence (large lot) zoning district is intended as an area for low density single-family residential use, with a minimum lot size of 10,000 square feet. This …
************************************************************************ MEMORANDUM TO: Hank Smith, Chair Zoning and Platting Commission Members FROM: Cynthia Hadri Planning Department DATE: April 2, 2024 RE: C14-2023-0155 – 2103 Oak Valley Road Updated staff recommendation regarding the new Conditional Overlays ************************************************************************ The case above has been scheduled for the April 2, 2024, Zoning and Platting Commission hearing. The new staff recommendation below, is based on the new conditional overlays that the applicant and the neighbors have agreed to. The staff recommendation is to recommend Single-Family Residence (Large Lot) – Conditional Overlay (SF-1-CO) combined district zoning. The conditional overlay will: 1) Limit the property to the following development standards: Maximum height - 30 feet or 2 stories Maximum dwelling unit(s) – two (2) 2) Prohibit the following uses: Duplex Residential
ZONING AND PLATTING RECOMMENDATION 20240402-011 April 2, 2024 Commissioner Flores FY 24-25 Budget Recommendation Seconded By: Commissioner Stern Date: Subject: Motioned By: Recommendation The Zoning and Platting Commission respectfully urges City Council Members to consider the following recommendations regarding the City of Austin FY 2024- 2025 budget. Description of Recommendation to Council Planning Department, Development Services - Provide funding to purchase and implement software tools to give staff members access to the details they need to more quickly work through permitting and zoning applications. One platform should include everything needed including property details, zoning regulations, flooding maps (both localized and creek) and Austin’s wildfire risk map. The tools should automatically check submitted applications for accurate mathematical calculations as well as consistency with property details and zoning regulations. Once implemented, these web-based tools can also be used to create and analyze the impact of larger projects such as small area plans and affordable housing studies, as well as facilitate public engagement. The software should also be made available to the public so that zoning, permitting, and site plan applications can be analyzed before submission. Housing Department – Substantially increase funding to provide affordable housing at the 30% MFI and below level. In 2108-2022, units were constructed to meet 36% of the 10 year goal for units at 121% MFI and above, but less than 2% of the 10 year goal for units at the 30% MFI and below level has been met. Transportation Department - Provide funding to study ways to improve transportation grid connectivity for areas where industrial and commercial properties are being converted to multifamily and mixed use properties (aka “Superblocks”). Transportation easements are needed to ensure that there is nothing to impede the development of a grid for shared use paths, roads, and standard block lengths in former warehouse and commercial areas outside of downtown. Transportation Department - Increase funding to upgrade substandard roads, especially those not currently planned for Capital Improvement Projects. Housing Department - Ensure adequate staffing and resources in all City incomerestricted housing programs to timely monitor compliance with income restricted housing requirements including the number of units provided, how quickly the units are 1 of 3 filled, and whether health and safety maintenance is provided on a regular and sufficient basis. Planning Department – As our region has doubled in size every 20 to 25 years, provide adequate planning staff and resources to initiate …
Regular Meeting ZONING & PLATTING COMMISSION Tuesday, April 2, 2024 The Zoning & Platting Commission convened in a meeting on Tuesday, April 2, 2024 @ http://www.austintexas.gov/page/watch-atxn-live Chair Smith called the Commission Meeting to order at 6:05 p.m. Commission Members in Attendance: Scott Boone Alejandra Flores - Parliamentarian William D. Floyd Dave Fouts Kendra Garrett Betsy Greenberg – Vice-Chair Ryan Puzycki Hank Smith – Chair Lonny Stern Absent Carrie Thompson - Secretary 2 Vacancies on the dais. PUBLIC COMMUNICATION APPROVAL OF MINUTES The first four (4) speakers signed up prior to the speaker registration deadline will each be allowed a three-minute allotment to address their concerns regarding items not posted on the agenda. 1. Approval of minutes of the Zoning and Platting Commission regular meeting on March 12, 2024. Approval of minutes of the Zoning and Platting Commission regular meeting on March 12, 2024 was approved on the consent agenda on the motion by Commissioner Flores, seconded by Vice-Chair Greenberg on a vote of 10-0. Commissioner Thompson absent. PUBLIC HEARINGS 2. Rezoning: C14-2023-0009 - 10931 Stonelake Blvd. Multifamily; District 7 Location: 10931 Stonelake Boulevard, Walnut Creek Owner/Applicant: Susan Kline Morehead, Katherine F. Manninen, and Lucian K. Morehead Agent: Dubois Bryant & Campbell, LLP (David Hartman) Request: LI to LI-PDA Staff Rec.: Recommended Staff: Sherri Sirwaitis, 512-974-3057, sherri.sirwaitis@austintexas.gov Planning Department Public Hearing closed. Motion to grant Staff’s recommendation of LI-PDA combining district zoning for 10931 Stonelake Boulevard located at 10931 Stonelake Boulevard was approved on the consent agenda on the motion by Commissioner Flores, seconded by Vice-Chair Greenberg on a vote of 10-0. Commissioner Thompson absent. 3. Rezoning: C14-2023-0155 - 2103 Oak Valley Rd; District 5 Location: 2103 Oak Valley Road, Slaughter Creek Watershed Owner/Applicant: Eddie & Leila Mayfield Agent: Keepers Land Planning (Ricca Keepers) Request: I-RR to SF-3 Staff Rec.: Staff Recommendation SF-1 Staff: Cynthia Hadri, 512-974-7620, cynthia.hadri@austintexas.gov Planning Department Motion to grant Applicant’ request for postponement of this item to May 21, 2024 was approved on the consent agenda on the motion by Commissioner Flores, seconded by Vice-Chair Greenberg on a vote of 10-0. Commissioner Thompson absent. 4. CUP: SPC-2023-0033C - Project Connect Expo Center Park & Ride; District 1 Location: 7001 Decker Ln, Elm Creek Owner/Applicant: Cap Metro - Robert Chaney Agent: MWM Design Group - Shari Pape Request: This site is zoned P (Public) and is greater than one acre in size; therefore, a Conditional Use Permit is …
