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HomeMy WebLinkAboutCC LegislationCity of Miami Legislation Resolution City Hall 3500 Pan American Drive Miami, FL 33133 www.miamigov.c©m File Number: 06-00383mu Final Action Date: A RESOLUTION OF THE MIAMI CITY COMMISSION, WITH ATTACHMENTS, APPROVING WITH CONDITIONS, A MAJOR USE SPECIAL PERMIT PURSUANT TO ARTICLES 5, 13 AND 17 OF ZONING ORDINANCE NO. 11000, AS AMENDED, FOR THE HERALD SQUARE - PARCEL 3 PROJECT, TO BE LOCATED AT APPROXIMATELY ONE HERALD PLAZA, MIAMI, FLORIDA, TO CONSTRUCT AN APPROXIMATE 649-FOOT, 63-STORY HIGH MIXED -USE STRUCTURE TO BE COMPRISED OF APPROXIMATELY 495 TOTAL MULTIFAMILY RESIDENTIAL UNITS WITH RECREATIONAL AMENITIES; APPROXIMATELY 96 HOTEL ROOMS, APPROXIMATELY 3,391 SQUARE FEET OF RETAIL SPACE; AND APPROXIMATELY 601 TOTAL PARKING SPACES; PROVIDING FOR CERTAIN FLOOR AREA RATIO ("FAR") BONUSES; DIRECTING TRANSMITTAL; 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 March 7, 2006, Javier F. Avino, on behalf of Citisquare Group LLC as contract purchaser and Knight-Ridder, Inc., owner and the McClatchy Company (Publicly Owned) as successor in interest (referred to as "APPLICANT"), submitted a complete Application for Major Use Special Permit for Herald Square - Parcel 3 (MU-2006-010) (referred to as "PROJECT") pursuant to Articles 5, 13 and 17 of Zoning Ordinance No. 11000, for the property located at approximately One Herald Plaza, 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 January 11, 2006 to consider the proposed project and offer its input; and WHEREAS, the Urban Development Review Board met on January 18, 2006, to consider the proposed project and recommended APPROVAL; and WHEREAS, the Miami Planning Advisory Board, at its meeting held on May 17, 2006 Item No. 8, following an advertised public hearing, adopted Resolution No. PAB 06-054 by a vote of four to three (4-3), recommending APPROVAL with conditions of the Major Use Special Permit Development Order as hereinafter set forth; 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: City of li9iami Page 1 of 12 Printed On: 10/16/2006 File Number: 06-00383mu 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 One Herald Plaza, Miami, Florida, more particularly described on "Exhibit A," attached and incorporated. Section 3. The PROJECT is approved for the construction of an approximate 649-foot, 63-story high mixed use structure to be comprised of approximately 495 total multifamily residential units with recreational amenities; approximately 96 hotel rooms; approximately 3,391 square feet of retail space; and approximately 601 total parking spaces; providing for certain floor area ratio ("FAR") bonuses; providing for certain floor area ratio ("FAR") bonuses. 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) 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: DESIGN REVIEW CRITERIA APPLICABILITY COMPLIANCE I) Site and Urban Planning: (1) Respond to the physical Yes. *yes. contextual environment taking into consideration urban form and natural features; (2) Siting should minimize the Yes. *yes. impact of automobile parking and driveways on the pedestrian environment and adjacent properties; (3) Buildings on corner lots Yes. *Yes. should be oriented to the corner and public street fronts. II) Architecture and Landscape Architecture: City of Miami Page 2 of 12 .Printed On: 10/16/2006 File Number: 06-00383mu (1) A project shall be designed Yes. *Yes. to comply with all applicable landscape ordinances; (2) Respond to the neighborhood Yes. *Yes. context; (3) Create a transition in bulk Yes. *Yes. and scale; (4) Use architectural styles Yes. *yes. and details (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: (1) Promote pedestrian interaction; (2) Design facades that respond primarily to the human scale; (3) Provide active, not blank facades. Where blank walls are unavoidable, they should receive design treatment. IV) Streetscape and Open Space: Yes. Yes. Yes. *Yes. *Yes. *Yes. (1) Provide usable open space Yes. *yes. that allows for convenient and visible pedestrian access from the public sidewalk; (2) Landscaping, including plant Yes. *Yes. material, trellises, special pavements, screen walls, planters and similar features should be appropriately incorporated to enhance the project. V) Vehicular Access and Parking: (1) Design for pedestrian and Yes. *yes. vehicular safety to minimize City of Miami Page 3 of 12 Printed On: 10/16/2006 File Number: 06-00383mu conflict points; (2) Minimize the number and Yes. *Yes. width of driveways and curb cuts; (3) Parking adjacent to a street Yes. *Yes. front should be minimized and where possible should be located behind the building; (4) Use surface parking areas Yes. *yes. as district buffer. VI) Screening: (1) Provide landscaping that Yes. *Yes. screen undesirable elements, such as surface parking lots, and that enhances space and architecture; (2) Building sites should locate Yes. *yes. service elements like trash dumpster, loading docks, and mechanical equipment away from street front where possible. When elements such as dumpsters, utility meters, mechanical units and service areas cannot be located away from the street front they should be situated and screened from view to street and adjacent properties; (3) Screen parking garage Yes. *yes. structures 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: (1) Design signage appropriate Yes. *Yes. for the scale and character of the project and immediate neighborhood; (2) Provide lighting as a design Yes. *Yes. feature to the building facade, City of Miami Page 4 of 12 Printed On: 10/16/2006 File Number: 06-00383mu on and around landscape areas, special building or site features, and/or signage; (3) Orient outside lighting to Yes. *Yes. minimize glare to adjacent properties; (4) Provide visible signage Yes. *Yes. identifying building addresses at the entrance(s) as a functional and aesthetic consideration. Vlll) Preservation of Natural Features: (1) Preserve existing vegetation Yes. *yes. and/or geological features whenever possible. IX) Modification of Nonconformities: (1) For modifications of Yes. *Yes, nonconforming structures, no increase in the degree of nonconformity shall be allowed; (2) Modifications that conform Yes. *Yes. to current regulations shall be designed to conform to the scale and context of the nonconforming structure. *Compliance is subject to conditions. These findings have been made by the City Commission to approve this project with conditions. d. The PROJECT is expected to cost approximately $678,101,059, and to employ approximately 515 workers during construction (FTE-Full Time Employees); The project will also result in the creation of approximately 25 permanent new jobs (FTE) for building operations and will generate approximately $3,460,008 annually in tax revenues to the City (2006 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; City of Miami Page 5 of 12 Printed On: 10/16/2006 File Number 06-00383mu (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, shoreline development, minority participation and employment, and minority contractor/subcontractor participation 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 March 7, 2006, 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. 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 5, 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 Herald Square - Parcel 3 (MU-2006-010), (hereinafter referred to as the "PROJECT") to be located at approximately One Herald Plaza, Miami, Florida (see legal description on "Exhibit A", attached and incorporated), is subject to any dedications, limitations, restrictions, reservations or easements of record. City of Miami Page 6 of 12 Printed On: 10/16/2006 File Number: 06-00383mu 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 One Herald Plaza, Miami, Florida. The PROJECT is located on a gross lot area of approximately 2.05± acres and a net lot area of approximately 1.09± 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 an approximate 649-foot, 63-story high mixed use structure to be comprised of approximately 495 total multifamily residential units with recreational amenities; approximately 96 hotel rooms; approximately 3,391 square feet of retail space; and approximately 601 total parking spaces; providing for certain floor area ratio ("FAR") bonuses. providing for certain floor area ratio ("FAR") bonuses. The Major Use Special Permit Application for the PROJECT also encompasses the following lower ranking Special Permits: MAJOR USE SPECIAL PERMITS MUSP, as per Article 17, Section 1701, Definition (1), for residential development involving in excess of two hundred (200) units; MUSP, 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) off-street parking spaces; MUSP, as per Article 17, Section 1701, Definition (9) and Article 5, Sect. 502. PUD districts; minimum area, maximum densities and maximum floor area ratios permitted (a)(c), to allow up to 20 % increase of floor area ratio, for an increase of approximately 150,647 square feet of floor area; CLASS II SPECIAL PERMITS CLASS II SPECIAL PERMIT, as per Article 6, Section 606,3.1, to allow erection a new building in SD-6 Central Commercial -Residential district; CLASS II SPECIAL PERMIT, as per Article 6, Section 606, Sub -Section 606.8.3 Open space and residential recreational space, to allow residential recreational space conforming to "The City of Miami Design Guides and Standards for Open Space and Residential Recreational Space"; CLASS 11 SPECIAL PERMIT, as per, Article 15, Section 1511, to allow any development on property located between Biscayne Bay and the first dedicated right-of-way; City of Miami Page 7 of 12 Printed On: 10/16/2006 File Number; 06-00383mu CLASS II SPECIAL PERMIT, as per, Article 9, Section 927. Temporary structures. occupancies, and uses during construction, criteria for special permits, to allow temporary structures, occupancies, and uses reasonably necessary for construction such as construction fence, covered walkway and if encroaching public property must be approved by other city departments; CLASS I SPECIAL PERMITS CLASS I SPECIAL PERMIT, as per, Article 9, Section 906, Sub -Section 906.9. Temporary special events; special permits; criteria, to allow temporary carnival, festival, fair or similar type event on privately owned or City -owned land such as a ground breaking ceremonies; CLASS 1 SPECIAL PERMIT, as per, Article 9, Section 916, Sub -Section 916.2,1. Temporary special event parking, to allow parking for temporary special event such as groundbreaking ceremonies; CLASS I SPECIAL PERMIT, as per, Article 9, Section 918, Sub -Section 918.2. Temporary off-street offsite parking for construction crews, criteria, 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, Sub -Section 920.1.2. Limitations on occupancy of mobile homes, to allow parking of mobile homes, trailers or manufactured homes, when authorized for security or other purposes in connection with land development such as construction trailer(s) and other temporary construction offices such as watchman's quarters, leasing and sales centers; CLASS I SPECIAL PERMIT, as per Article 10, Section 10.6, Sub -Section 10.6.3.6 (3) SD-6 Central Commercial -Residential District to allow temporary development sign; 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, for waiver of Charter and Code, Charter and Related Laws, Section 3 Power (f) (mm) Building and Zoning, to allow reduction of the required width of the view corridor: REQUEST for applicable MUSP conditions to be satisfied at the time of Shell Permit instead of at issuance of Foundation Permit: a) The requirement to record in the Public Records 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; and b) The requirement to record in the Public Records a unity of title or covenant in lieu of unity of title. Pursuant to Articles 5, 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. City of Miami Page 8 of 12 Printed On: 10/16/2006 File Number: 06-00383mu The PROJECT shall be constructed substantially in accordance with plans and design schematics on file prepared by Revuelta Vega Leon, P.A.. dated February 2, 2006; the landscape plan shall be implemented substantially in accordance with plans and design schematics on file prepared by Urban Resource Group, dated January 4, 2006; said design and landscape plans may be permitted to be modified only to the extent necessary to comply with the conditions for approval imposed herein; ail modifications shall be subject to the review and approval of the Planning Director prior to the issuance of any building permits; and The PROJECT conforms to the requirements of the proposed SD-6 (Central Commercial Residential) zoning classification, 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. CONDITIONS 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; further 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. 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 the obtainment of a shell permit. 5) Comply with the Minority Participation and Employment Plan (including a Contractor/Subcontractor Participation Plan) submitted to the City as part of the Application for Development Approval, with the understanding that the APPLICANT must use its best efforts to follow the provisions of. the City's Minority/Women Business Affairs and Procurement Program as a guide. 6) Record the following in the Public Records of 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. City of Miami Page 9 of 12 Printed On: 10/16/2006 File Number: 06-00383mu 7) 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, record able 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. 8) 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. 9) 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 1 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. 10) 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. 11) Pursuant to design related comments received by the Planning Director, the applicant shall meet the following conditions: (a) Provide habitable liner units on the 3rd - 6th levels on the currently unlined portions facing Herald Plaza Drive. The proposed aluminum louvers and white stucco treatment of the unlined portions of the garage is unacceptable; (b) Coordinate with the City Square project to activate Herald Plaza Drive, retaining the parallel parking; (c) Revise the Landscape plan to be consistent with the Performing Arts and Entertainment District Master Plan including coordinating the street lighting and paver surface materials with the Zyscovich streetscape guidelines; (d) Incorporate pavers on a sand bed and utilize the pervious cuts in the plaza as rain gardens reducing stormwater runoff and controlling non -point source pollution; (e) Revise the landscape plan to include the existing row of Mahogany trees along NE 15 Street within the right-of-way; (f) Add a cluster of Medjool Date Palms to accentuate the corner of NE 15 Street and Herald Plaza Drive; (g) Include a pedestrian connection of landscape pavers across NE 15 Street connecting the Baywaik north of the Venetian Causeway; (h) Provide an additional layer of shrubs on the berm hiding the truck access and vines or some landscape should hide this wail's height from within; (i) Group the shade trees along the tree allee adjacent to Herald Plaza Drive in planting beds with a small sidewalk space between to access the retail space and parallel parking; (j) Integrate a double row of palms along the Baywalk and a few clusters of shade trees along the terraces and behind the remaining Herald Printing .Press building to provide some shade within the walkway segments; (k) Provided excess parking spaces shall be reduced due to the urban context of the project and its proximity to public transportation. Additional parking should be provided underground if necessary if these are considered essential to the project. 12) Pursuant to comments by the City of Miami Public Works Department, the following conditions shall be required of the applicant: (a) Re -Platting of Tract "A" of the Herald Park Subdivision will be required to create new divisions of the tract for Parcel 1 and Parcel 3 as the plans identify the separate projects as divided by "property lines"; and that the following street improvements shall be City of Miami Page 10 of 12 Printed On: 10/16/2006 File Number 05-00383mu required: (b) NE 15 Street - Approval from the Public Works Director will be required for the proposed change to the street cross section. At a minimum, reconstruct sidewalk, curb and gutter and mill and resurface the entire width, curb to curb, adjacent to the project site. Please note that the proposed relocation of the existing sidewalk, curb and gutterand reduction of existing traffic lanes mut be coordinated and approedby Miami Dade Couy PubliWorksDepartnt, TafficEngneerg ection; (c) Herald Plaz- Aprval from thePublic Works Director will be required to change the existing street cross section. Replace all damaged and broken sidewalk, curb and gutter on both sides of the plaza between NE 13 and NE 15 Street. 13) Prior to the issuance of a building permit, the applicant shall submit a letter of approval of the proposed height from the Miami -Dade County Aviation Department. If no such approvals are granted, the height of the proposed project shall be reduced to those heights referenced in the letter from Miami -Dade Aviatioto the Planning Dpartment dated January 3, 2006. 14) That the requested accompanying applications for Land Use Change and Change of Zoning on this property are approved by the City Commission. 15) The applicant shll record a covenant, subject to review and approval by the city attorney, within sixty (60) days of the effective date of this resolution, which states that in the event that this Major Use Special Permit expires or is abandoned, any future development of the subject properties shall require design review and approval by the Planning Director, utilizing the same criteria as the original Major Use Special Permit. 16) 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 and further, pursuant to Section 1703 of the Zoning Ordinance: (1) the PROJECT will 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 facilities; 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 (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. City of Miami Page I1 of 12 Printed On: 10/16/2006 File Number: 06-00383mu 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. APPROVED AS TO FORM AND CORRECTNESS: JORGE L. FERNANDEZ CITY ATTORNEY 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. City of _Miami Pine 12 of 12 Printed On: 10/16/2006