HomeMy WebLinkAboutR-09-0201Vop City of Miami
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Resolution: R-09-0201
File Number: 07-01268mu
City Hall
3500 Pan American
Drive
Miami, FL 33133
www.miamigov.com
Final Action Date: 4/23/2009
A RESOLUTION OF THE MIAMI CITY COMMISSION, WITH ATTACHMENTS,
APPROVING WITH CONDITIONS, A MAJOR USE SPECIAL PERMIT, PURSUANT
TO ARTICLES 13 AND 17 OF ZONING ORDINANCE NO. 11000, AS AMENDED,
FOR THE 1700 BISCAYNE BOULEVARD PROJECT, TO BE LOCATED AT
APPROXIMATELY 1700 BISCAYNE BOULEVARD, 221, 235, 239 & 249
NORTHEAST 17TH STREET AND 222 & 230 NORTHEAST 17TH TERRACE,
MIAMI, FLORIDA, TO CONSTRUCT MIXED-USE COMPLEX COMPRISED OF
THE FOLLOWING: 1) TOWER #1, FACING BISCAYNE BOULEVARD AND
HOUSING 261 RESIDENTIAL UNITS AND 289 HOTEL ROOMS, FOR A TOTAL OF
576,174 SQUARE FEET OF FLOOR AREA, AND 2) TOWER #2, FACING
NORTHEAST 2ND AVENUE, HOUSING 358 RESIDENTIAL UNITS, WITH A TOTAL
OF 520,328 SQUARE FEET OF FLOOR AREA. THE PROJECT WILL INCLUDE
140,281 SQUARE FEET OF RETAIL SPACE AND WILL PROVIDE A TOTAL OF
APPROXIMATELY 1,369 OFF-STREET PARKING SPACES. TOWER #1 WILL HAVE
A MAXIMUM HEIGHT OF 603 FEET, 0 INCHES A.G.L. (607 FEET, 0 INCHES
A.M.S.L.) AT THE TOP OF THE PARAPET. TOWER # 2 WILL HAVE A MAXIMUM
HEIGHT OF 543 FEET, 0 INCHES A.G.L. (550 FEET, 0 INCHES A.M.S.L.) AT THE
TOP OF THE PARAPET; MAKING FINDINGS OF FACT AND STATING
CONCLUSIONS OF LAW; PROVIDING FOR BINDING EFFECT; CONTAINING A
SEVERABILITY CLAUSE AND PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, on October 3, 2007, A. Vicky Garcia -Toledo, Esquire, on behalf of Biscayne Arts,
LLC, Miami Proarts II, Inc., and Brickell North Investments, Inc. (referred to as "APPLICANT"),
submitted a complete Application for a Major Use Special Permit for 1700 Biscayne Boulevard
(referred to as "PROJECT") pursuant to Articles 13 and 17 of Zoning Ordinance No. 11000, for the
properties located at approximately 1700 Biscayne Boulevard; 221, 235, 239 & 249 N.E. 17th Street;
and 222 & 230 NE 17th Terrace, Miami, Florida, as legally described in "Exhibit A", attached and
incorporated; and
WHEREAS, development of the Project requires the issuance of a Major Use Special Permit
pursuant to Article 17 of Zoning Ordinance No. 11000, the Zoning Ordinance of the City of Miami,
Florida, as amended; and
WHEREAS, the Large Scale Development Committee met on December 10, 2008, to consider
the proposed project and offer its input; and
WHEREAS, the Urban Development Review Board met on January 21, 2009, to consider the
proposed project and recommended approval; and
WHEREAS, the Miami Planning Advisory Board, at its meeting held on March 18, 2009, Item
No. P.2, following an advertised public hearing, adopted Resolution No. PAB 09-013 by a vote of
seven to zero (7-0), recommending APPROVAL with conditions as presented in the Major Use Special
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Permit Development Order as attached and incorporated; and
WHEREAS, the City Commission deems it advisable and in the best interest of the general
welfare of the City of Miami to issue a Major Use Special Permit Development Order as hereinafter
set forth;
NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION OF THE CITY OF MIAMI,
FLORIDA:
Section 1. The recitals and findings contained in the Preamble to this Resolution are adopted
by reference and incorporated as if fully set forth in this Section.
Section 2. A Major Use Special Permit Development Order, incorporated within, is approved
subject to the conditions specified in the Development Order, per Article 17 of Zoning Ordinance No.
11000, for the project to be developed by the Applicant, located at approximately 1700 Biscayne
Boulevard; 221, 235, 239 & 249 N.E. 17th Street; and 222 & 230 NE 17th Terrace, Miami, Florida,
more particularly described on "Exhibit A," attached and incorporated.
Section 3. The PROJECT is approved for the construction of a mixed use complex comprised
of: 1) Tower # 1, facing Biscayne Boulevard, housing 261 residential units, and 289 hotel rooms for a
total of 576,174 square feet of floor area, and 2) Tower # 2, facing Northeast 2nd Avenue, housing
358 residential units, with a total of 520,328 square feet of floor area. The Project also has
approximately 140,281 square feet of retail space and will provide a total of approximately 1,369 off
street parking spaces. Tower # 1 will have a maximum height of 603 feet, 0 inches A.G.L. (607 feet, 0
inches A.M.S.L.) at the top of the parapet. Tower # 2 will have a maximum height of 543 feet, 0 inches
A.G.L. (550 feet, 0 inches A.M.S.L.) at the top of the parapet.
Section 4. The Major Use Special Permit Application for the Project also encompasses the
lower ranking Special Permits as set forth in the Development Order.
Section 5. The findings of fact set forth below are made with respect to the subject PROJECT:
a. The PROJECT is in conformity with the adopted Miami Comprehensive Neighborhood
Plan, as amended.
b. The PROJECT is in accord with the proposed SD -6 (Central Commercial Residential
District) zoning classification of Zoning Ordinance No. 11000, the Zoning Ordinance of the City of
Miami, Florida, as amended.
c. Pursuant to Section 1305.2 of the Zoning Ordinance, the specific site plan aspects of the
PROJECT that have been found by the City Commission (based upon facts and reports prepared or
submitted by staff or others) to adhere to the following Design Review Criteria subject to the any
applicable conditions in the Development Order herein:
1) Site and Urban Planning:
Design Review Criteria Applicability Compliance
(1) Respond to the physical contextual Yes Yes
environment taking into consideration
urban form and natural features;
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(2) Siting should minimize the impact Yes Yes
of automobile parking and driveways
on the pedestrian environment and
adjacent properties;
(3) Buildings on corner lots should Yes Yes
be oriented to the corner and public
street fronts.
II) Architecture and Landscape Architecture:
Design Review Criteria Applicability Compliance
(1) A project shall be designed to Yes *Yes
comply with all applicable landscape
ordinances;
(2) Respond to the neighborhood Yes Yes
context;
(3) Create a transition in bulk and Yes Yes
scale;
(4) Use architectural styles and details Yes *Yes
(such as roof lines and fenestration),
colors and materials derivative from
surrounding area;
(5) Articulate the building facade Yes *Yes
vertically and horizontally in
intervals that conform to the
existing structures in the vicinity.
III) Pedestrian Oriented Development:
Design Review Criteria Applicability Compliance
(1) Promote pedestrian interaction; Yes Yes
(2) Design facades that respond Yes Yes
primarily to the human scale;
(3) Provide active, not blank facades. Yes Yes
Where blank walls are unavoidable,
they should receive design treatment
IV) Streetscape and Open Space:
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Design Review Criteria Applicability Compliance
(1) Provide usable open space that Yes *Yes
allows for convenient and visible
pedestrian access from the public
sidewalk;
(2) Landscaping, including plant
Material, trellises, special
pavements, screen walls, planters
and similar features should be
appropriately incorporated to
enhance the project.
V) Vehicular Access and Parking:
Yes *Yes
Design Review Criteria Applicability Compliance
(1) Design for pedestrian and Yes Yes
vehicular safety to minimize conflict
points;
(2) Minimize the number and width Yes Yes
of driveways and curb cuts;
(3) Parking adjacent to a street front Yes Yes
should be minimized and where
possible should be located behind
the building;
(4) Use surface parking areas as Yes Yes
district buffer.
VI) Screening:
Design Review Criteria Applicability Compliance
(1) Provide landscaping that screens Yes Yes
undesirable elements, such as
surface parking lots, and that
enhances space and architecture;
(2) Building sites should locate
service elements like trash
dumpster, loading docks, and
mechanical equipment away from
street fronts where possible. When
elements such as dumpsters,
Yes Yes
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utility meters, mechanical units and
service areas cannot be located away
from the street front, they should be
situated and screened from view to the
street and adjacent properties;
(3) Screen parking garage structures Yes
with program uses. Where program
uses are not feasible soften the garage
structure with trellises, landscaping,
and/or other suitable design element.
VII) Signage and Lighting:
*Yes
Design Review Criteria Applicability Compliance
(1) Design signage appropriate for Yes **N/A
the scale and character of the project
and immediate neighborhood;
(2) Provide lighting as a design feature Yes **N/A
to the building facade, on and around
landscape areas, special building or
site features, and/or signage;
(3) Orient outside lighting to minimize Yes **N/A
glare to adjacent properties;
(4) Provide visible signage identifying Yes **N/A
building addresses at the entrance(s)
as a functional and aesthetic
consideration.
VIII) Preservation of Natural Features:
Design Review Criteria Applicability Compliance
(1) Preserve existing vegetation and/or Yes N/A
geological features whenever possible.
IX) Modification of Nonconformities:
Design Review Criteria Applicability Compliance
(1) For modifications of nonconforming Yes N/A
structures, no increase in the degree
of nonconformity shall be allowed;
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(2) Modifications that conform to Yes N/A
current regulations shall be designed
to conform to the scale and context of
the nonconforming structure.
*Compliance is subject to conditions.
**Not applicable at this time, subject to review and approval.
These findings have been made by the City Commission to approve this project with conditions.
d. The PROJECT is expected to cost approximately $505,500,000, and to employ
approximately 1,520 workers during construction (FTE -Full Time Employees). The project will also
result in the creation of approximately 470 permanent new jobs (FTE) for building operations and will
generate approximately $3,492,531 annually in tax revenues to the City (2011 dollars).
e. The City Commission further finds that:
(1) the PROJECT will have a favorable impact on the economy of the City;
(2) the PROJECT will efficiently use public transportation facilities;
(3) any potentially adverse effects of the PROJECT will be mitigated through
compliance with the conditions of this Major Use Special Permit;
(4) the PROJECT will favorably affect the need for people to find adequate housing
reasonably accessible to their places of employment;
(5) the PROJECT will efficiently use necessary public facilities;
(6) the PROJECT will not negatively impact the environment and natural resources of
the City;
(7) the PROJECT will not adversely affect living conditions in the neighborhood;
(8) the PROJECT will not adversely affect public safety;
(9) based on the record presented and evidence presented, the public welfare will be
served by the PROJECT; and
(10) any potentially adverse effects of the PROJECT arising from safety and
security, fire protection and life safety, solid waste, heritage conservation, trees, and shoreline
development will be mitigated through compliance with the conditions of this Major Use Special
Permit.
Section 6. The Major Use Special Permit, as approved and amended, shall be binding upon
the APPLICANT and any successors in interest.
Section 7. The application for Major Use Special Permit, which was submitted on October 3,
2007, and on file with the Planning Department of the City of Miami, Florida, shall be relied upon
generally for administrative interpretations and is incorporated by reference.
Section 8. The City Manager is directed to instruct the Planning Director to transmit a copy of
this Resolution and attachment to the APPLICANT.
Section 9. The Findings of Fact and Conclusions of Law are made with respect to the
PROJECT as described in the Development Order for the PROJECT, incorporated within.
Section 10. The Major Use Special Permit Development Order for the PROJECT is granted
and issued.
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Section 11. In the event that any portion or section of this Resolution or the Development
Order is determined to be invalid, illegal, or unconstitutional by a court or agency of competent
jurisdiction, such decision shall in no manner affect the remaining portions of this Resolution or
Development Order which shall remain in full force and effect.
Section 12. The provisions approved for this Major Use Special Permit, as approved, shall
commence and become operative thirty (30) days after the adoption of the Resolution.
Section 13. This Major Use Special Permit, as approved, shall expire two (2) years from its
commencement and operative date.
Section 14. This Resolution shall become effective immediately upon its adoption and
signature of the Mayor. {1}
DEVELOPMENT ORDER
Let it be known that pursuant to Articles 13 and 17 of Ordinance No. 11000, the Zoning
Ordinance of the City of Miami, Florida, as amended (the "Zoning Ordinance"), the Commission of the
City of Miami, Florida, has considered in a public hearing, the issuance of a Major Use Special Permit
for 1700 Biscayne Boulevard (hereinafter referred to as the "PROJECT") to be located at
approximately 1700 Biscayne Boulevard; 221, 235, 239 & 249 N.E. 17th Street; and 222 & 230 NE
17th Terrace, Miami, Florida (see legal description on "Exhibit A", attached and incorporated), is
subject to any dedications, limitations, restrictions, reservations or easements of record.
After due consideration of the recommendations of the Planning Advisory Board and after due
consideration of the consistency of this proposed development with the Miami Comprehensive
Neighborhood Plan, the City Commission has approved the PROJECT, and subject to the following
conditions approves the Major Use Special Permit and issues this Permit:
FINDINGS OF FACT
PROJECT DESCRIPTION:
The proposed PROJECT is a mixed use development to be located at approximately 1700
Biscayne Boulevard; 221, 235, 239 & 249 N.E. 17th Street; and 222 & 230 NE 17th Terrace, Miami,
Florida. The PROJECT is located on a gross lot area of approximately 3.51± acres and a net lot area
of approximately 2.37± acres of land (more specifically described on "Exhibit A", incorporated herein
by reference). The remainder of the PROJECT's Data Sheet is attached and incorporated as "Exhibit
B".
The proposed PROJECT will be a mixed use complex comprised of: 1) Tower # 1, facing
Biscayne Boulevard, housing 261 residential units and 289 hotel rooms, for a total of 576,174 square
feet of floor area, and 2) Tower # 2, facing Northeast 2nd Avenue, housing 358 residential units with a
total of 520,328 square feet of floor area; approximately 140,281 square feet of retail space and will
provide a total of approximately 1,369 off street parking spaces. Tower # 1 will have a maximum
height of 603 feet, 0 inches A.G.L. (607 feet, 0 inches A.M.S.L.) at the top of the parapet. Tower # 2
will have a maximum height of 543 feet, 0 inches A.G.L. (550 feet, 0 inches A.M.S.L.) at the top of the
parapet.
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The Major Use Special Permit Application for the PROJECT also encompasses the following
lower ranking Special Permits:
MAJOR USE SPECIAL PERMIT
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701, Definition (1), for residential
development involving in excess of two hundred (200) units;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701, Definition (7), to allow any single
use or combination of uses requiring or proposing to provide in excess of five hundred (500) offstreet
parking spaces;
This Major Use Special Permit encompasses the following Special Permits and Requests:
CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 606.3.1, to allow a new development in
SD -6 Central Commercial -Residential district;
CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 606.8.3, to allow residential recreational
space conforming to "The City of Miami Design Guides and Standards for Open Space and
Residential Recreational Space";
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 923.2.1, to allow reduction of one (1) loading
berth dimension from 12'x 35'x 15' to two (2) 10'x 20'x 15'.
CLASS I SPECIAL PERMIT, as per, ARTICLE 9, Section 927, to allow temporary structures,
occupancies, and uses reasonably necessary for construction, such as construction fences and
covered walkways. If they encroach public property, such encroachment must be approved by other
city departments; and
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 916, Sub -Section 916.2.1, to allow parking
for temporary special events such as ground breaking ceremonies;
CLASS I SPECIAL PERMIT, as per, ARTICLE 15, Section 915.2, for FAA clearance letter;
CLASS I SPECIAL PERMIT, as per, ARTICLE 9, Section 917.2.1, to allow valet parking for residential
use;
CLASS I SPECIAL PERMIT, as per, ARTICLE 9, Section 918.2, to allow temporary off-street offsite
parking for construction crews working on a commercial -residential project under construction;
CLASS I SPECIAL PERMIT, as per, ARTICLE 9, Section 920.1, to allow a construction trailer;
CLASS I SPECIAL PERMIT, as per, ARTICLE 9, Section 920.1.2, to allow a temporary sales office
trailer;
CLASS I SPECIAL PERMIT, as per ARTICLE 10, Section 10.6.3.6 (3) SD -6 Central
Commercial -Residential District, to allow temporary development signage;
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REQUEST, for waiver of CHAPTER 36 NOISE, Section 36-6 Construction Equipment (a) permitting
the operation of construction equipment exceeding the sound level of a reading of 0.79 weighted
average dBA at any time and/or day subject to the City Manager Exception, pursuant to Section 36-6
(c) and all the applicable criteria;
REQUEST to be qualified as a phased project by the Director of the Planning Department.
REQUEST for applicable MAJOR USE SPECIAL PERMIT that the following conditions be required at
the time of issuance of Shell Permit instead of at issuance of Foundation Permit;
- The requirement to record in the Public Records a Declaration of Covenants and/or
Restrictions providing that the ownership, operation and maintenance of all common areas
and facilities will be by the property owner and/or a mandatory property owner association;
- And the requirement to record in the Public Records a Unity of Title or a covenant in lieu of a
Unity of Title.
Pursuant to Articles 13 and 17 of Zoning Ordinance 11000, approval of the requested Major
Use Special Permit shall be considered sufficient for the subordinate permits requested and
referenced above, as well as any other special approvals required by the City, which may be required
to carry out the requested plans.
The PROJECT shall be constructed substantially in accordance with plans and design
schematics on file, prepared by Zyscivich Architects, signed and dated February 2, 2009; and the
landscape on file prepared by Kimley Horn and Associates URG (Urban Resource Group) and dated
January 23, 2009. Said designs may be permitted to be modified only to the extent necessary to
comply with the conditions for approval imposed herein. All modifications shall be subject to the
review and approval of the Planning Director, prior to the issuance of any building permits.
The PROJECT conforms to the requirements of the proposed SD -6 (Central Commercial
Residential District), as contained in the Zoning Ordinance, the Zoning Ordinance of the City of
Miami, Florida, as amended. The proposed comprehensive plan future land use designation on the
subject property allows the proposed uses.
CC) NDITIC)NS
THE APPLICANT, ITS SUCCESSORS, AND/OR ASSIGNS, JOINTLY OR SEVERALLY, PRIOR TO
THE ISSUANCE OF ANY BUILDING PERMITS, SHALL COMPLY WITH THE FOLLOWING:
1) Meet all applicable building codes, land development regulations, ordinances and other
laws and pay all applicable fees due prior to the issuance of a building permit.
2) Allow the Miami Police Department to conduct a security survey, at the option of the
Department, and to make recommendations concerning security measures and systems. Submit a
report to the Planning Department, prior to commencement of construction, demonstrating how the
Police Department recommendations, if any, have been incorporated into the PROJECT security
and construction plans, or demonstrate to the Planning Director why such recommendations are
impractical.
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3) Obtain approval from, or provide a letter from the Department of Fire -Rescue, indicating
APPLICANT'S coordination with members of the Fire Plan Review Section at the Department of
Fire -Rescue in the review of the scope of the PROJECT, owner responsibility, building development
process and review procedures, as well as specific requirements for fire protection and life safety
systems, exiting, vehicular access, and water supply.
4) Obtain approval from, or provide a letter of assurance from the Department of Solid Waste
that the PROJECT has addressed all concerns of the said Department prior to obtaining a shell
permit.
5) Record the following in the Public Records of Miami -Dade County, Florida, prior to the
issuance of a Temporary Certificate of Occupancy or Certificate of Occupancy: a Declaration of
Covenants and Restrictions providing that the ownership, operation and maintenance of all common
areas and facilities will be by the property owner or a mandatory property owner association in
perpetuity.
6) Prior to the issuance of a shell permit, provide the City with a recorded copy of the MUSP
permit resolution and development order, and further, an executed, recordable unity of title or
covenant in lieu of unity of title agreement for the subject property. Said agreement shall be subject
to the review and approval of the City Attorney's Office.
7) Provide the Planning Department with a temporary construction plan that includes the
following: a temporary construction parking plan, with an enforcement policy; a construction noise
management plan with an enforcement policy; and a maintenance plan for the temporary
construction site; said plan shall be subject to the review and approval by the Planning Department
prior to the issuance of any building permits and shall be enforced during construction activity. All
construction activity shall remain in full compliance with the provisions of the submitted construction
plan. Failure to comply, may lead to a suspension or revocation of this Major Use Special Permit.
8) In so far as this Major Use Special Permit includes the subordinate approval of a series of
Class I Special Permits for which specific details have not yet been developed or provided, the
APPLICANT shall provide the Planning Department with all subordinate Class I Special Permit plans
and detailed requirements for final review and approval of each one prior to the issuance of any of
the subordinate approvals required in order to carry out any of the requested activities and/or
improvements listed in this development order or captioned in the plans approved by it.
9) If the PROJECT is to be developed in phases, the APPLICANT shall submit an interim
plan, including a landscape plan, which addresses design details for the land occupying future
phases of this Project. In the event that the future phases are not developed, said plan shall include
a proposed timetable and shall be subject to review and approval by the Planning Director.
10) Pursuant to design related comments received by the Planning Director, the applicant shall
meet the following conditions, before the issuance of any building permit: (a) Changes to the
proposed screening materials in the garage, including the ratio of transparent to solid, would need to
be reviewed and approved by the Planning Department; (b)Indicate the dimension of the openings
in the perforated metal screens proposed for the parking garage; (c) Spandrel -glass ratio to stucco,
on the north interior party walls, shall be submitted for further review; (d) Indicate where relocated
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palms will be placed. Consider improvements to the median along NE 17th Street, where these
palms may be located.
11) Pursuant to comments by the City of Miami Public Works Department, the following
conditions shall be required of the APPLICANT: (a) Biscayne Boulevard: Hardscape and
landscaping improvements shall conform to Florida Department of Transportation (F.D.O.T.)plans,
Fin.Proj. No. 414624-1-52-01. A permit is required from the F.D.O.T. for any work within the
Biscayne Boulevard right-of-way; (b) NE 17 Street: Replace damaged sidewalk, curb and -gutter on
the north side of the roadway adjacent to the project site. Construct new median curb on the
perimeter of the medians. Mill and resurface the west bound roadway lanes between Biscayne
Boulevard and NE 2 Avenue. Resod parkway planters and the medians; (c) NE 2 Avenue: Replace
damaged sidewalk on the east side of the roadway adjacent to the project site. Construct new curb
and gutter on the eastside of the roadway adjacent to the project site. Rebuild the north bound
lanes between NE 17 Street and NE 17 Terrace to the centerline of the avenue to conform to the
new gutter grade. Resod parkway planters; (d) NE 17 Terrace: Replace damaged sidewalk on the
south side of the roadway adjacent to the project site. Construct new curb and gutter on the south
side of the roadway adjacent to the project site. Rebuild the eastbound lanes between NE 2 Avenue
to the east end of the project site to the centerline of the terrace to conform to the new gutter grade.
Resod parkway planters.
12) Pursuant to comments of the City's Traffic Consultant, URS Corp., the City of Miami
Transportation Office, shall review and approve the following identified Transportation Control
Measures (TCM) by utilizing the alternate modes of transportation and higher vehicle occupancy: (1)
Promote carpooling, (2) Ridesharing programs; (3) Provide easily accessible bicycle racks within the
facility; and (4) Provide transit information for residents and patrons.
13) Within 90 days of the effective date of this Development Order, record a certified copy of
the Development Order specifying that the Development Order runs with the land and is binding on
the APPLICANT, its successors, and assigns, jointly or severally.
THE CITY SHALL:
Establish the operative date of this Permit as being thirty (30) days from the date of its
issuance. The issuance date shall constitute the commencement of the thirty (30) day period to
appeal from the provisions of the Permit.
CONCLUSIONS OF LAW
The PROJECT, proposed by the APPLICANT, complies with the Miami Comprehensive
Neighborhood Plan, as amended, is consistent with the orderly development and goals of the City of
Miami, and complies with local land development regulations, pursuant to Section 1703 of the Zoning
Ordinance:
(1) the PROJECT wil have a favorable impact on the economy of the City; and
(2) the PROJECT will efficiently use public transportation facilities; and
(3) the PROJECT will favorably affect the need for people to find adequate housing
reasonably accessible to their places of employment; and
(4) the PROJECT will efficiently use necessary public fcilities; and
(5) the PROJECT will not negatively impact the environment and natural resources of the
City; and
(6) the PROJECT will not adversely affect public safety; and
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(7) the public welfare will be served by the PROJECT; and
(8) any potentially adverse effects of the PROJECT will be mitigated through conditions of
this Major Use Special Permit.
The proposed development does not unreasonably interfere with the achievement of the objectives of
the adopted State Land Development Plan, applicable to the City of Miami.
Footnotes:
{1} If the Mayor does not sign this Resolution, it shall become effective at the end of ten calendar
days from the date it was passed and adopted. If the Mayor vetoes this Resolution, it shall become
effective immediately upon override of the veto by the City Commission.
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