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HomeMy WebLinkAboutAnalysis and MapsDocuSign Envelope ID: 40EB1585-5E02-489E-AFD0-5229C0058241 This submittal needs to be scheduled for a puboc hearing In accordance whh timelines set forth in the City of Miami Code. The applies de decision -malting body NOR review the information at the pubec hearing to render a recommendation or a final decision. PZ-22-13143 12/15/22 City of Miami Planning Department ANALYSIS FOR REZONE Staff Analysis Report No. PZ-22-13143 Location 39 NW 39th ST, 40 NW 39th ST, and 48 NW 39th ST Folio Number 0131240210550, 0131240210970, and 0131240210980 Miami 21 Transect T3-L Sub -Urban Transect Zone - Limited MCNP Designation Single -Family Residential Commission District 5 — Christine King Department of Human Service Neighborhood Service Center Wynwood/Edgewater Planner Zhaokai (Kyle) Liu, Planner II Property Owner Design District 39 LLC, ESJ Design District 40 LLC, and Design District 48 LLC arivero@bilzin.com Project Representative Javier Avino javino@bilzin.com A. REQUEST Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended, Rivero Invest Capital Group LLC. (the "Applicant") requests to rezone the property located at 39 NW 39th ST, 40 NW 39th ST, and 48 NW 39th ST, Miami, Florida from "T3-L" Sub -Urban Transect Zone - Limited to "T4-L" General Urban Transect Zone — Limited. Concurrently, there is a companion application (PZ-22-13142) to amend the Future Land Use Map (FLUM) of the Miami Comprehensive Neighborhood Plan (MCNP) from "Single -Family Residential" to "Low Density Restricted Commercial" Staff Analysis Report No. ePIanPZ No. PZ-22-13143 39 NW 39 ST— Page 1 12/12/2022 DocuSign Envelope ID: 40EB1585-5E02-489E-AFD0-5229C0058241 I by 411111 s1 T4 L T4I O Figure 1 Existing Miami 21 Transect Zone B. RECOMMENDATION IIWAUIIIsl T3-L /—T4.7"; �///////��Dut//t�Relall II/ " Mi�ml,Doslgn� / , IA, Wfllti I r I TjL T4I O Figure 2 Proposed Miami 21 Transect Zone This submittal needs to be scheduled for a pubic hearing in ccordonce wM1h timelines set forth in the City of Miami Code. The applica decision -mating body will renew the Information at the pubic hearing to render a recommendation or a final decision. PZ-22-13143 12/15/22 Pursuant to Article 7, Section 7.1.2.8 of Miami 21, as amended, the Planning Department recommends denial of the request to rezone the Property from "T3-L" Sub -Urban Transect Zone — Limited to "T4-L" General Urban Transect Zone — Limited and alternatively recommends approval of "T3-O" Sub -Urban Residential - Open based upon the facts and findings in this staff report. C. PROJECT DATA SURROUNDING USES Miami 21 MCNP / Density Existing Use North/ West T3-L Single -Family Residential 9 du/ac Single -Family Residential South T4-O Low Density Restricted Commercial 36 du/ac Single -Family Residential East T4-L General Commercial 36 du/ac Single -Family Residential West T3-L Single -Family Residential 9 du/ac Single -Family Residential Staff Analysis Report No. ePIanPZ No. PZ-22-13143 39 NW 39 ST— Page 2 12/12/2022 DocuSign Envelope ID: 40EB1585-5E02-489E-AFD0-5229C0058241 This submittal needs to be scheduled for a puboc hearing In accordance whh timelines set forth in the City of Miami Code. The applies de decision -malting body will review the information at the pubec hearing to render a recommendation or a final decision. PZ-22-13143 12/15/22 D. BACKGROUND The Property has three (3) parcels located along NW 39 Street. The parcel (39 NW 39 Street, Folio #: 0131240210550 ) on the north side of the NW 39 Street is vacant. The other two (2) parcels (40 NW Street, Folio #: 0131240210970 and 48 NW Street, Folio #: 0131240210980) located on the southside of NW 39 Street are single family dwelling units. According to the survey prepared by Cousins Surveyors & Associates, INC. the size of the proposed Property is approximately 15,000 Square Feet (0.34 acres). The applicant proposes changing the existing zoning designation from "T3-L" Sub -Urban Transect Zone — Limited to "T4-L" General Urban Transect Zone — Limited, see Figures 1 & 2. The Future Land Use Map is proposed to change from Single -Family Residential to Low Density Restricted Commercial. The Property is in "T3-L" Sub -Urban Transect Zone — Limited abutting "T4-L" General Urban Transect Zone — Limited, on the east side and "T4-O" General Urban Transect Zone — Open toward south side. The applicant has voluntarily proffered a draft Covenant attached as Attachment B that proffers that "Notwithstanding the T4-L zoning on the Property, development on the Property shall be restricted to residential uses with a maximum density of two (2) dwelling units to be developed in accordance with the development standards for the T3-O transect zone as described in Miami 21" "This voluntary covenant on the part of the Owner shall remain in full force and effect and shall be binding upon the Owner, its successors in interest and assigns for an initial period of thirty (30) years from the date this instrument is recorded in the public records, and shall be automatically extended for periods of ten (10) years, unless modified, amended or released prior to the expiration thereof." DEMOGRAPHICS The Property is in 2020 US Census Track 12086002202, which is also referred to as Census Track 22.02. According to the Policy Map 5-Year Estimate (2016-2020), 4,725 people live across 1,892 households for an average household size of 3.35 people which is larger than the City of Miami's average household size of 2.5 people. The median household income of the area is approximately $41,971, which is $6,032 less than the citywide median household income. More than half (59.94%) of all housing units are owner occupied. This is almost double the percent of owner occupied housing units citywide, which is 30.37%. Additionally, Census Track 22.02 has less vacancy rate of the City of Miami. Below is a table highlighting the key socioeconomic and demographic characteristics of both Census Track 22.02 and City of Miami Staff Analysis Report No. ePIanPZ No. PZ-22-13143 39 NW 39 ST— Page 3 12/12/2022 DocuSign Envelope ID: 40EB1585-5E02-489E-AFD0-5229c0058241 4 PU$// G 0 4- Q NOTICE This submittal needs to be scheduled fora public hearing In accordance wM1h timelines set forth in the City of Miami Code. The applica decision -mating body will renew the Information at the public hearing to render s recommendation or a final decision. PZ-22-13143 12/15/22 ReVI EW CO Topic Census Tract: 12086002202 City of Miami Population 4,725 442,241 Total Households 1,892 180,676 Average Household Size 3.35 2.50 Families in Poverty 17.12% 17.14% Home Ownership Rate 59.94% 30.37% Rental Occupancy Rate 40.06% 69.63% Vacant Rate 9.86% 13.62% Median Household Income $41,971 $48,003 Median Gross Rent $1,160 $1,242 E. ANALYSIS Miami Comprehensive Neighborhood Plan (MCNP) The application requires a corresponding Future and Use Map (FLUM) amendment. Pursuant to the adopted Future Land Use Map (FLUM) of the MCNP, the Property is designated "Single - Family Residential", which allows a maximum Density of nine dwelling units per acre (9DU/AC) and is intended for single-family detached residential uses. Per the Correspondence Table — Zoning and Comprehensive Plan of the FLUM, the requested change of zoning from "T3-L" Sub -Urban Transect Zone — Limited to "T4-L" General Urban Transect Zone — Limited is inconsistent with the Property's existing Future Land Use (FLU); as such, a companion FLUM amendment from "Single -Family Residential" to "Low Density Restricted Commercial" is being processed concurrently under ePlan File ID No. PZ-22- 13142, see figure 3 & 4. The existing FLU is consistent with the existing zoning, and the proposed FLU is consistent with the proposed zoning. Staff Analysis Report No. ePIanPZ No. PZ-22-13143 39 NW 39 ST— Page 4 12/12/2022 DocuSign Envelope ID: 40EB1585-5E02-489E-AFD0-5229C0058241 IMO Single Family Resident al L NW 39TH ST I Low Density Restricted Eommerciel —NW 384iFir's•Fiy 1 NW 40TH ST Tingle Family - Residential 10 PUetich�^� �© «0 F d cfr i. Q. GI o NOTICE This submittal needs to be scheduled fora pubic hearing In accordance wM1h timelines set forth in the City of Miami Code. The applicade decision -mating body will renew the Information al the public hearing to render recommendation or a final decision. PZ-22-13143 44, 12/15/22 <te RtVIw CO'ON' L NW 39TH ST Low Density Restricted Commercial -PAM6e&FH Figure 3 Existing FLUM Figure 4 Proposed FLUM i G 0 m N �3f —Z Miami 21 Code The Property is zoned "T3-L" Sub -Urban Transect Zone — Limited. Supported development in this zoning designation is primarily intended for some Residential Uses by Right, with restricted Civic, Civic Support, and Educational Uses through the Warrant and Exception process. The Applicant proposes to rezone the Property to "T4-L" General Urban Transect Zone- Limited. Under "T4-L" General Urban Transect Zone- Limited, all the uses (except Work -Live uses) under the Residential Uses are permitted. While Commercial Uses are prohibited under "T3-L" Sub -Urban Transect Zone — Limited, some Commercial Uses would be allowed by Right or Exception under "T4-L" General Urban Transect Zone- Limited. Additionally, more Civic and Civic Support Uses would be allowed by Warrant or Right under "T4-L" General Urban Transect Zone- Limited where they are currently either prohibited or allowed by Exception or Warrant. Finally, the Education Uses are allowed by Exception under the existing "T3-L" Sub -Urban Transect Zone — Limited and the proposed "T4-L General Urban Transect Zone- Limited. Only two (2) types of Educational Uses would be allowed by Exception and Right in "T4-L" General Urban Transect Zone- Limited that are prohibited under the existing "T3-L" "T3-L" Sub -Urban Transect Zone — Limited zoning Transect. Below are the excerpts from Article 4, Table 3 of the Miami 21 Code highlight the allowed uses and development standards that would change due to the proposed rezoning. Staff Analysis Report No. ePIanPZ No. PZ-22-13143 39 NW 39 ST— Page 5 12/12/2022 DocuSign Envelope ID: 40EB1585-5E02-489E-AFD0-5229C0058241 TABLE 3 BUILDING FUNCTION: USES T3 T4 L DENSITY (UNIT PER ACRE) g 36 RESIDENTIAL SINGLE FAMILY RESIDENCE R R COMMUNITY RESIDENCE R R ANCILLARY UNIT R R TWO FAMILY RESIDENCE R MULTI FAMILY HOUSING R DORMITORY E HOME OFFICE R R LIVE - WORK R WORK - LIVE LODGING BED & BREAKFAST R INN HOTEL OFFICE OFFICE R COMMERCIAL AUTO -RELATED COMMERCIAL ESTAB. ENTERTAINMENT ESTABLISHMENT ENTERTAINMENT ESTAB. - ADULT 10 PUBLic, cfr*2 .0, F d o - NOTICE This submittal needs to be scheduled fora public hearing In accordance wM1h timelines set forth in the City of Miami Code. The applicade decision -ruling bodywill renew the Information al the pubic hearing to render a recommendation or a final decision. J, PZ-22-13143 44, 12/15/22 <te %Qv R4-VIw CO Staff Analysis Report No. ePIanPZ No. PZ-22-13143 39 NW 39 ST— Page 6 12/12/2022 DocuSign Envelope ID: 40EB1585-5E02-489E-AFD0-5229C0058241 T3 T4 FOOD SERVICE ESTABLISHMENT R ALCOHOL BEVERAGE SERVICE ESTAB. E GENERAL COMMERCIAL R MARINE RELATED COMMERCIAL ESTAB. OPEN AIR RETAIL PLACE OF ASSEMBLY RECREATIONAL ESTABLISHMENT AMUSEMENT RIDE CIVIC COMMUNITY FACILITY W RECREATIONAL FACILITY E R RELIGIOUS FACILITY E R REGIONAL ACTIVITY COMPLEX CIVIC SUPPORT COMMUNITY SUPPORT FACILITY W INFRASTRUCTURE AND UTILITIES W W MAJOR FACILITY MARINA W PUBLIC PARKING W RESCUE MISSION TRANSIT FACILITIES W EDUCATIONAL CHILDCARE W COLLEGE / UNIVERSITY 10 PUBLic, cfr*2 11y Fo 4- NOTICE This submittal needs to be scheduled fora public hearing In accordance wM1h timelines set forth in the City of Miami Code. The applicade decision -mall ng body will renew the Information at the public hearing to render a recommendation or a final decision. J, PZ-22-13143 44, 12/15/22 <te Staff Analysis Report No. ePIanPZ No. PZ-22-13143 39 NW 39 ST— Page 7 12/12/2022 DocuSign Envelope ID: 40EB1585-5E02-489E-AFD0-5229C0058241 T3 T4 ELEMENTARY SCHOOL E E LEARNING CENTER E MIDDLE / HIGH SCHOOL E E PRE-SCHOOL E E RESEARCH FACILITY R SPECIAL TRAINING / VOCATIONAL INDUSTRIAL AUTO -RELATED INDUSTRIAL ESTBL. MANUFACTURING AND PROCESSING MARINE RELATED INDUSTRIAL ESTBL. PRODUCTS AND SERVICES STORAGE/ DISTRIBUTION FACILITY 10 Pu8Crcy^/ �© , Fd cfr o - NOTICE This submittal needs to be scheduled fora public hearing In accordance wM1h timelines set forth in the City of Miami Code. The applica decision -mating body will renew the Information at the public hearing to render a recommendation or a final decision. J, PZ-22-13143 44, 12/15/22 <te Ew CO'*ON' In addition to the difference in uses, there are different standards for development between the two (2) transects. Article 5 of Miami 21 specifies the permissible standards for each Transect Zone with relation to Building Disposition, Building Configuration, Building Function and Density, Parking Standards, Architectural Standards, Landscape Standards, and Ambient Standards. Illustration 5.3 in Article 5 of Miami 21 specifies that Lot Coverage is restricted to 50% for the first floor, and 30% for the second floor in "T3-L" "T3-L" Sub -Urban Transect Zone — Limited. The Lot Coverage for "T4-L General Urban Transect Zone- Limited is 60%. F. NEIGHBORHOOD SERVICES Figure 5 shows the vacant parcel located at 39 NW 39t" Street looking north on NW 39t" Street. Figure 6 shows the dwelling unit located at 48 NW 39t" Street. looking south on NW 39th Street. Figure 7 shows the dwelling unit located at 40 NW 39t" Street. looking south on NW 39th Street. Figure 8 shows the street review on NW 39th Street. from West to East. Staff Analysis Report No. ePIanPZ No. PZ-22-13143 39 NW 39 ST— Page 8 12/12/2022 DocuSign Envelope ID: 40EB1585-5E02-489E-AFD0-5229C0058241 Figure 5 Figure 7 10 Puetrcy^, �© «0 F d cfr o - NOTICE This submittal needs to be scheduled fora pubic hearing In accordance wM1h timelines set forth in the City of Miami Code. The applicade decision -mating body will renew the Information al the pubic hearing to render a recommendation or a final decision. J, PZ-22-13143 44, 12/15/22 <te Eity CO' Figure 6 Figure 8 Staff Analysis Report No. ePIanPZ No. PZ-22-13143 39 NW 39 ST— Page 9 12/12/2022 DocuSign Envelope ID: 40EB1585-5E02-489E-AFD0-5229C0058241 G. FINDINGS ,co Quel.rc h�^� 4° 411y ed I sa Q. NOTICE This submittal needs to be scheduled fora public hearing In accordance wM1h timelines set forth in the City of Miami Code. The applica decision -mating body will renew the Information at the public hearing to render a recommendation or a final decision. 1. PZ-22-13143 44, 12/15/22 <te In accordance with Article 7, Section 7.1.2.8 (a), a change may be made to a Transect Zone in a manner which maintains the goals of Miami 21, in the recommendation, staff must show that is considered and studied the request with regard to the three (3) criteria identified in Miami 21 Article 7, Section 7.1.2.8 (f). The criteria and staffs findings are provided below. Criteria 1 7.1.2.8 (f)(1)(a) "The relationship of of the proposed amendment of the goals, objectives, and polies of the Comprehensive Plan, with appropriate consideration as to whether the proposed change will further the goals, objectives and policies of the Comprehensive Plan; the Miami 21 Code; and other city regulations." Analysis of Criteria 1 The request to rezone from "T3-L" Sub Urban Transect Zone - Limited to "T4-L" General Urban Transect Zone - Limited is inconsistent with the Property's existing Future Land Use designation; therefore, the Applicant is concurrently processing a companion FLUM Amendment from "Single Family Residential" to "Low Density Restricted Commercial" under ePlan File ID No. PZ-22-13142. The Property is located in an established residential neighborhood. The Property is surrounded by "T3-L" Sub Urban Transect Zone- Limited and "Single Family Residential" Future Land Use designations (FLU) to the north and west. "T4-O" General Urban Transect Zone - Open and "Low Density Restrict Commercial" Future Land Use designations (FLU) are abutting the south side of the Property. The east side of the property is "T4-L" General Urban Transect Zone - Limited and Miami Design District Retail Street Special Area Plan (SAP). The Future Land Use designation (FLU) of the east portion of the abutting Property is "General Commercial" The Applicant intends to develop 2-unit residences on each parcel in the Property. The new uses that would be allowed by right under the proposed "T4-L" General Urban Transect Zone- Limited zoning. The uses allowed under the proposed "T4-L" General Urban Transect Zone- Limited are inconsistent; however, the proposed 2-unit residences are consistent with Policy LU-1.3.15 of the MCNP. Finding 1 Pursuant to Article 7, Section 7.1.2.8 (f)(1)(a) of Miami Code, the request to rezone is inconsistent with the goals, objectives, and policies of the Comprehensive Plan, Miami 21 Code. Staff Analysis Report No. ePIanPZ No. PZ-22-13143 39 NW 39 ST— Page 10 12/12/2022 DocuSign Envelope ID: 40EB1585-5E02-489E-AFD0-5229C0058241 Criteria 2 10 Puetrcy^/ �© 11y Fd cfr o - NOTICE This submittal needs to be scheduled fora public hearing In accordance wM1h timelines set forth in the City of Miami Code. The applicade decision -mating bodywill renew the Information at the public hearing to render a recommendation or a final decision. J, PZ-22-13143 44, 12/15/22 <te Ew CO'*ON' 7.1.2.8 (f)(1)(b): "The need and justification for the proposed change, including changed or changing conditions that make the passage of the change necessary". Analysis of Criteria 2 Housing costs in and around Miami have increased dramatically. The proposed plan will create the opportunity to develop 2-unit residences on each parcel of the Property. The Uses for the Property will be limited via a voluntarily proffered Covenant which are consistent with Policy LU-1.1.7. Applicant has voluntarily proffered a draft Covenant attached as Attachment summarized that the proffers that "Notwithstanding the T4-L" zoning on the Property, development on the Property shall be restricted to residential uses with a maximum density of two (2) dwelling units to be developed in accordance with the development standards for the T3-O transect zone as described in Miami 21" "This voluntary covenant on the part of the Owner shall remain in full force and effect and shall be binding upon the Owner, its successors in interest and assigns for an initial period of thirty (30) years from the date this instrument is recorded in the public records, and shall be automatically extended for periods of ten (10) years, unless modified, amended or released prior to the expiration Finding 2 Criteria 3 thereof. Pursuant to Article 7, Section 7.1.2.8 (f)(1)(b) of Miami Code, the request to rezone is consistent with the goals, objectives, and policies of the Comprehensive Plan, Miami 21 Code. Section 7.1.2.8 (f)(2) "A change may be made only to the next intensity Transect Zone or by a Special Area Plan, and in a manner which maintains the goals of this Miami 21 Code to preserve Neighborhood and to provide transition in intensity and Building Height." Analysis of Criteria 3 Under Article 7, Section 7.1.2.8.a. of Miami 21, "These changes shall occur successionally, in which the zoning change may be made only to a lesser Transect Zone; within the same Transect Zone to a greater or lesser intensity; or Staff Analysis Report No. ePIanPZ No. PZ-22-13143 39 NW 39 ST— Page 11 12/12/2022 DocuSign Envelope ID: 40EB1585-5E02-489E-AFD0-5229C0058241 Finding 3 Pueo � V© `11Y f1p,f 4• 0 4- Q. '-to NOTICE This submittal needs to be scheduled fora pubic hearing In accordance wM1h timelines set forth in the City of Miami Code. The applies We decision -mating body will renew the Information at the pubic hearing to render recommendation or a final decision. PZ-22-13143 12/15/22 RtVIEW CO to the next higher Transect Zone, or through Special Area Plan." The Property is currently zoned "T3-L" Sub -Urban Transect Zone — Limited. The Applicant has proposed to change the zoning to "T4-L" General Urban Transect Zone- Limited. The Property is surrounded by properties currently zoned "T3-L" Sub Urban Transect Zone - Limited, "T4-L" General Urban Transect Zone - Limited and "T4- 0" General Urban Transect Zone - Open. While changing "T3-L" Sub Urban Transect Zone - Limited to "T4-L" General Urban Transect Zone - Limited provides an appropriate buffer and transition between "T3-L" Sub Urban Transect Zone- Limited transect zone to the north and west of the Property it allows commercial uses to encroach on a residential neighborhood. Thus, not preserving the character of the neighborhood. The applicant could achieve their desired results for two (2) dwelling units per lot through "T-30" Sub Urban Transect Zone — Open. "T-30" Sub Urban Transect — Open would be successional and allow the preservation of the neighborhood. In accordance with Article 7, Section 7.1.2.8.(f)(2) of Miami 21 Code, the requested change is zoning is inconsistent. H. CONCLUSION Based on Planning staffs analysis of the surrounding context, the Miami 21 Code, and the goals and objectives of Miami 21 and the Miami Comprehensive Neighborhood Plan, the request to rezone from the Property from "T3-L" to "T4-L" is justified; however, fails to preserve the residential form and character of the neighborhood. Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8 of Ordinance 13114, as amended, and the aforementioned findings, the Planning Department recommends denial of the requested change of zoning from "T3-L" Sub -Urban Transect Zone - Limited to "T4-L" General Urban Transect Zone — Limited with a voluntarily proffered Covenant; and, alternatively recommends approval of "T3-O" Sub Urban Transect Zone - Open r—Docu5igned by: 7F35EEFDC6C349F Lakisha Hull, AICP, LEED AP BD+C Planning Director Staff Analysis Report No. ePIanPZ No. PZ-22-13143 39 NW 39 ST— Page 12 12/12/2022 DocuSign Envelope ID: 40EB1585-5E02-489E-AFD0-5229C0058241 rDocuSigned by: s-u.i/uAA. St ulA.f,r 3A75CAC5AF7E446... Sevanne Steiner, CNU-A Assistant Director p—DocuSigned by: zoL.at (L L ) (iur D7991 CCFFD424A9... Zhaokai Liu Planner II This submittal needs to be scheduled for a public nearing in accordance with bmellnes set forth in the City of Miami Code.The applied de decision-rna king bodywill. review the intonndon at the public hearing to render a recommendation or a final decision. Staff Analysis Report No. ePIanPZ No. PZ-22-13143 39 NW 39 ST— Page 13 12/12/2022 MIAM 121 ATLAS (EXISTING) EPLAN ID: PZ-22-13143 REZONE ADDRESSES: 39, 40, & 48 NW 39 ST 0 125 J 250 r 500 Feet f•W4lsrsT r T3-L NW 40TH ST NW 39TH ST This submittal needs to be scheau lee fora public healing In accordance wiHr timelines set forth in the City of Miami Cede. The appliee de decision -making body will review the Information at the public hearing to render a recommendation or a fine) decia on. PZ-22-13143 12/16/22 Mani! i Dvi,gen. t istrict.Retacll Street SA7 T5-O NE 40TH ST T6=12-O JC JCS r n ., 1 MIAMI 21 ATLAS (PROPOSED) EPLAN ID: PZ-22-13143 REZONE ADDRESSES: 39, 40, & 48 NW 39 ST 0 125 250 500 Feet I NW 41ST ST NW 40TH ST T3-L I Miam� 9n District Retail i s ,/� �` w rest S'AP T4-O This submittal needs to be schedted fora public hearing in accordance with timelines set forth in the City of Miami Cede. The applica de decision -making bodywill renew the inforrnaton at the public hearing to render a recommendation or a final decision. PZ-22-13143 12/16/22 Miami Desi District Retaill Street SAP 40 ■ AERIAL EPLAN ID: REZONE ADDRESSES: 39, 0 125 PZ-22-13143 40, & 48 NW 39 ST 250 500 Feet This submittal needs to be schedted fora public hearing in accordance with tlmelines set forth in the City of Miami Code. The applica de decision -making body will renew to inforrnaton at the public hearing to render a recommendation or a final decia on. PZ-22-13143 12/16/22 S r�r At f "C`" vi`ile 1.r 101