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HomeMy WebLinkAboutPAB LegislationCity of Miami Legislation Resolution City Hall 3500 Pan American Drive Miami, FL 33133 www.miamigov.com File Number: 06-01242mu Final Action Date: A RESOLUTION OF THE MIAMI CITY COMMISSION, WITH ATTACHMENTS, APPROVING WITH CONDITIONS, A MAJOR USE SPECIAL PERMIT PURSUANT TO ARTICLES 5, 9, 13 AND 17 OF ZONING ORDINANCE NO. 11000, AS AMENDED, FOR THE CIVICA TOWERS PROJECT, TO BE LOCATED AT APPROXIMATELY 1050 NORTHWEST 14TH STREET, MIAMI, FLORIDA, TO CONSTRUCT AN APPROXIMATE 280-FOOT, 25-STORY HIGH MIXED USE STRUCTURE TO BE COMPRISED OFAPPROXIMATELY 390,827 SQUARE FEET OF OFFICE SPACE; APPROXIMATELY 14,655 SQUARE FEET OF RETAIL SPACE; APPROXIMATELY 430 HOTEL ROOMS; AND APPROXIMATELY 837 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 June 9, 2006, Javier F. Avino, Esquire, on behalf of Miami Hotel Investments, Ltd. (referred to as "APPLICANT"), submitted a complete Application for Major Use Special Permit for Civica Towers (referred to as "PROJECT") pursuant to Articles 5, 9, 13 and 17 of Zoning Ordinance No. 11000, for the properties located at approximately 1050 NW 14th Street, 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 May 17, 2006 to consider the proposed project and offer its input; and WHEREAS, the Urban Development Review Board met on June 21, 2006, to consider the proposed project and recommended APPROVAL; and WHEREAS, the Miami Planning Advisory Board, at its meeting held on October 18, 2006 Item No. 2, following an advertised public hearing, adopted Resolution No. PAB *-* by a vote of --- to --- (*-*), recommending ---- with conditions as presented in the Major Use Special 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; City of Miami Pc yet / ref 12 Printer C)n: 10/11/2006 File Number: 06-01242mu 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 1050 NW 14th Street, Miami, Florida, more particularly described on "Exhibit A," attached and incorporated. Section 3. The PROJECT is approved for the construction of an approximate 280-foot, 25-story high mixed use structure to be comprised of approximately 390,827 square feet of office space; approximately 14,655 square feet of retail space; approximately 430 hotel rooms; and approximately 837 total parking spaces; 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 GI (Government and Institutional) w/ SD-10 (Jackson Memorial Hospital Medical Center Overlay and SD-19 Designated F.A.R. Overlay District, F.A.R. of 3.2) 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 City qf Miami Page 2 ql 12 Printed On: 10/11/2006 File Number V0f2/2f2mu and public street fronts. 11) Architecture and Landscape Architecture: (1)Aproject ShaUbedeSigDed Yes. *Yes. hJcomply with all applicable landscape ordinances; (2) Respond tothe neighborhood Yes. *Yes. context; (3) Create otnanshion in bulk Yes. *Yes. and nca|�� . (4) Use architectural styles Yes. *Yes. and details (such aoroof lines and fenestration), colors and materials derivative from surrounding area; (5) Articulate the building facade Yes. *Yes. vertically and horizontally iD intervals that conform tothe existing structures inthe vicinity. U|)Pedestrian Oriented Development: (1) Promote pedestrian Y88. *Yes. interaction-, (2)Design facades that Yes. *Yes. respond primarily tothe human scale; . (3) Provide active, not blank Yes. ~Yes. facades. Where blank walls are unavoidable, they should receive design treatment. IV) Streetscape and Open Space: (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 pmvennents, screen vvaUa, planters and similar features should be appropriately incorporated to enhance the project. V) Vehicular Access and Parkinq: File Number 0O+71242mu (1)Design foroadeathmnond Yea. *Yes. vehicular safety to minimize conflict points; CZ\Minimize the number and Yes. *Yes. width ofdriveways and curb cuts; /3\ Parking adjacent to a street Yes. *Yes. fn/rd should be minimized and where possible should be located behind the building; (4) Use surface parking areas Yes* *Yes. as district buffer. V]) SoreeninO: (1) Provide landscaping that Yes. *Yes. screen undesirable e|ennente, such aosurface parking lots, and that enhances space and architecture; (3) Building sites should locate Yes. *Yes. service elements like trash dumpater. loading docko, and mechanical equipment away from street front where possible. When elements such ao dunnpotera, utility nnetens, mechanical units and service areas cannot belocated away from the street front they should besituated and screened from view to street and adjacent properties; /5>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. VU)GklOGAeand LiqhtinO: (1) Design signogeapprophate Yes. *Yes. for the scale and character of the project and immediate neighborhood; /2> Provide lighting as adeSign Yes. *Yes, City of Miami File Number 06+01242mo nnand around landscape orems, special building or site features, ond/Vraignaga; (3) Orient outside lighting to Yee. *Yes. minimize glare h) adjacent properties; (4) Provide visible ai nege Yes. *Yes. identifying building addresses at the entrance(a)aao functional and aesthetic consideration. VU|) Preservation of Natural Features: (1) Preserve existing vegetation Yes. *Yes. and/or geological features whenever possible. IX) Modification of Nonconformities: U\For modifications of Yes. *Yes. nonconforming structures, noincrease inthe degree of nonconformity shall be allowed; /2\Modifications that conform Yes. *Yes. to uurnyrk regulations shall be designed toconform tothe scale and context ofthe nonconforming structure. *Compliance is subject to conditions. These findings have been made by the City Commission to approve this projectvvith d. The PROJECT is expected hocost approximately 82O9.222.103' and to employ approximately 586workers during construction (FTE-FullTinne Employees); The project will also result in the creation of approximately 30 permanent new jobs (FTE) for building operations and will generate approximately $1.8S4.009annually intax revenues to the City (2006UoU@rs). e. The City Commission further finds that: (1) the PROJECT will have a favorable impact on the economy of the (2) the PROJECT will efficiently use public transportation facilities; (3) any potentially adverse affects of the PROJECT will be mitigated through compliance with the conditions ofthis Major UneSpeoia|Pemnd; (4) the PROJECT will favorably affect the need for people to find adequate housing reasonably accessible totheir places ofemployment; File Number 0U-//242mu (5) the PROJECT will efficiently use necessary public facilities; /O> the PROJECT will not negatively impact the environment and natural resources ofthe City; (7) the PROJECT will not adversely affect living conditions in the neighborhood; (0) the PROJECT will not adversely affect public safety; (S) based onthe record presented and evidence presented, the public welfare will be nerved by the PROJECT; and (10) any potentially adverse effects of the PROJECT arising from safety and neourity, fire protection and life omfety, solid vvamte, heritage ounaervadon, trees, shoreline deve|opnoent, minority participation and annp|oynnent, and minority contractor/subcontractor participation will be mitigated through compliance with the conditions of this Major Use Special Permit. Section 8. The Major Use Special Pennh, as approved and amended, shall be binding upon the APPLICANT and any successors in interest. Section 7. The application for Major Use Special Pennb, which was submitted on June 8. 2008. and on file with the Planning Department of the City of K8imnn[ Florida, shall be relied upon generally for administrative interpretations and is incorporated byreference. GecdonO. The City Manager is directed to instruct the Planning Director to transmit mcopy ofthis Resolution and attachment hothe APPLICANT. SeotionS. 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. Gacdnn1O. The Major Use Special Permit Development Order for the PROJECT isgranted and issued, Section 11. In the evert that any portion or section of this Resolution or the Development Order iadetermined tobe invo|id, iUegm|, or unconstitutional by court or agency of competent jurisd)ction, such decision shall in no manner affect the remaining portions of this Resolution or Development Order which shall remain in full force and Section 12. The provisions approved for this Major Use Special Pemnit, as mpprowed, shall oonnnnenma and become operative thirty (30) days after the adoption of the Resolution. Sectinn13. This Major Use Special Pennit, 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 File Numbor00+)1242mu Let it be known that pursuant to Articles 5. 9. 13 and 17 of Ordinance No. 11000. the Zoning Ordinance of the City of Mimnni. Florida, as amended (the "Zoning Ordinance"), the Commission of the City of Mianni. Florida, has considered in a public hearing, the issuance of m Major Use Special Permit for Civ|ca Towers (hereinafter referred to as the "PROJECT") to be located at approximately 1050 NW 14th Street, Miami. Florida (see |e0o| description on "Exhibit A^, attached and incorpormted), is subject to any dedications, |innitaUnns, restrictiona, 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 []FFACT PROJECT DESCRIPTION: The proposed PROJECT is a mixed use development to be located at approximately 1050 NW 14th 8treet, K8ianni, Florida. The PROJECT is located on o gross lot area of approximately 3.26± acres and o net lot area of approximately 1.82± aunya of land (more specifically described on "Exhibit A", incorporated herein by reference). The remainder ofthe PF<{}JECT`e Data Sheet is attached and incorporated as "Exhibit B". The proposed PROJECT will beanapproximate 2OO-f0oL25+storyhigh mixed use structure to be comprised of approximately 390.827 square feet of office opmma; approximately 14.655 square feet of m*tmi| space; approximately 430 hotel nnonne; and approximately 837 total parking spaces; providing for certain floor area ratio ("FAR") bonuses. The Major Use Special Permit Application for the PROJECT also encompasses the following |uvver ranking Special Permits: MAJOR USE SPECIAL PERMITS MAJOR USE SPECIAL PERMIT, osper ARTICLE 17. Section 1701, Definition (0 and ARTICLE 8. Section 914. Sub -Section 914.1 Dwelling unit, square footage, and off-ofny*t parking bonuses for contribution to Affordable Housing Trust Fund; exoections, to allow an increase uptotwenty (25) percent ofadditional floor area as m development bonus of approximately 113.688 square feet, the user shall make e non-refundable bonus developer contribution of an amount of $1.408.731.20 to the Affordable Housing Trust Fund administered by the City of Miami; MAJOR USE SPECIAL PERMIT, moper ARTICLE 17, Section 1701. Definition /g0 and ARTICLE 5, Sect. 502. PUC> districts; nnininlurn area, nnaxinnunn densities and maximum floor area ratios permitted (a)(c), to allow up to 20 % increase of floor area raUo, for an increase of approximately 90.954 square feet of floor area; File Number- O0-01242mu MAJOR USE SPECIAL PERMIT, moper ARTICLE 17.Section 17O1.Definition (2).to allow o non-residential development involving in excess of two hundred thousand (200,000) square feet of floor area; MAJOR USE SPECIAL PERMIT, asper ARTICLE 17. Section 1701. Definition (7). for any single use or combination of uses requiring or proposing to provide in excess of five hundred (500) off-street parking spaces; MAJOR USE SPECIAL PER[N|T, as per ARTICLE 17. Section 1701. Definition (3). for hotels involving inexcess ofthree hundred fifty (35O)rooms; MAJOR USE SPECIAL PERK8|T, as per ARTICLE 0. Section 610.5. Major Use Special Permits inthe 8C-1O District (1).to allow mdevelopment involving in excess of five hundred thousand (500,000) square feet of floor area; This Major Use Special Pmnnk encompasses the following Special Permits and CLASS USPECIAL PERMITS CLASS U SPECIAL PE[7&4|T, as per ARTICLE O. Section 610.5.1. C|eaa U Special Permit, to allow erection of any new building in SD-1 0 district; CLASS || SPECIAL PEF<M|l[ as per ARTICLE 0. Section 610.0. (3). Conditional principal and auoeao uaoa, to allow m restaurant open tothe outside aso component of mixed -use development in 8D-10 district; CLASS U SPECIAL PER[0|T, as per ARTICLE 9. Section 908. Sub -Section 908.2. Acceaa, to allow driveways of width greater than 25 feet in this case a driveway width cf3Sfeet Oinches; CLASS | SPECIAL PERMITS CLASS | SPECIAL PERK8|T, as per ARTICLE 9, Section 927. Temporary etructurea, ocuupmnn|es, and uses during cVnetruotion, criteria for special pemnits, to oUovv temporary structures, ocoupannjeo, and uses reasonably necessary for construction such as construction fenoe, covered vva|kvvmy and if encroaching public property must beapproved byother city departments; CLASS | SPECIAL PERM|T, as per ARTICLE S. Section 806. Sub -Section 906.9. Temporary special events; special permits; crherie, to allow temporary oarniva|, feodve|, fair orsimilar type event on privately owned or City -owned land such as o ground breaking nerernuny� CLASS | SPECIAL PERMIT, m8per ARTICLE 8. Secti0nS1O. Sub -Section 01O21. Temporary special event parking, h]allow parking for temporary special event such as ground breaking ceremonies; CLASS | SPECIAL PERM|T, as per ARTICLE Q. Section 918. Sub -Section 918.2. Temporary off-street offsite parking for construction orevvu, orib*ria, to allow temporary off-street offsite parking for construction crews working on o commercial - residential project under construction" File Number O0-01242mu CLASS | SPECIAL PERMIT, osper ARTICLE B. SeodonS2O. Sub-SectionS2O].2. Limitations on occupancy of mobile homes, to allow parking of mobile homes, trailers or manufactured honnea, 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 | SPECIAL PERK8|T, as per ARTICLE 10. Section 10.5. Sub -Section 10�5.4.2. (3/| Government and Institutional, Temporary Signs /3\ . to allow temporary development signs; REQUEST, for waiver 0fChapter 36 Noise, Section 36-0 Construction Equipment /a\ permitting the operation of construction equipment exceeding the sound level of m reading of 0.78 weighted average dBA at any time end/or day subject to the City Manager Exception pursuant toSection 3O-0(c)and all the applicable criteria; REQUEST for applicable MUGP 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 ofall common areas and facilities will be by the property owner or e mandatory property owner association; and b) The requirement to record in the Public Records m unity of title or covenant in lieu of unity of title, Pursuant toArticles 5.9. 13and 17cfZoning Ordinance 11OOO.approval cf the requested Major Use Special Permit shall be considered sufficient for the subordinate permits requested and referenced above aewell aeany 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 pnapmnad by Borges &A0000imbyo. signed and doted June 25. 2006; the landscape plan shall be implemented substantially in accordance with plans and design aohennaUco on file prepared by Kim|ey Horn &A0000imteo. signed and dated JuneO. 2000: 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; all modifications shall besubject tothe review and approval ofthe Planning Director prior to the issuance ofany building permits. The PROJECT conforms to the requirements of the proposed G/| (Government and Institutional) m/ S[}-10 (Jackson K8ennuha| Hospital Medical Center Overlay and SD- 19 Designated F.A.R. Overlay District, F.A.R. Cf32)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 onthe subject property allows the proposed uses. File Number OD-01242mu CONDITIONS THE APPLICANT, ITS SUCCESSORS, AND/OR ASS|GN8, JOINTLY DR SEVERALLY, PRIOR TO THE ISSUANCE OF ANY BUILDING PERK8|TS, SHALL COMPLY WITH THE FOLLOWING: 1> Meet all applicable building codes, land development regulations, ordinances and other |avvo and pay all applicable fees due prior tothe issuance of a building permit including the required Affordable Housing Trust fund contribution of$12.4O per square foot for any applicable FAR increase sought under those provisions. 2\/N|ow the Miami Police Department to conduct a security oun/ey, 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 constructinn, demonstrating how the Police Department reonrnmendahona, if any, have been incorporated into the PROJECT security and construction p|mno, nrdemonstrate to the Planning Director why such recommendations are impractical. 3\ Obtain approval from, or provide m letter from the Department of Fire -Rescue indicating APPLICANT'S coordination with members of the Fire Plan Review Section at the Deportment of Fire -Rescue in the review of the scope of the PR[>JECT, owner nenponnibi|ity, building development process and review procedures, as well as specific requirements for fire protection and life safety systenns, exiting, vehicular auuemm and water supply. 4) Obtain approval fn)nn, or provide a letter Ofassurance from the Department of Solid Waste that the PROJECT has addressed all oonoonne of the said Department prior to the obtainment of a shell permit. 5> Comply with the Minority Participation and Employment Plan (including o 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 beat efforts to follow the provisions of the City'e Minority/VVomen Business Affairs and Procurement Program aeaguide. 6) Record the following in the Public Records of Dade COunb/, Florida, priorb/ the issuance of Temporary Certificate of Occupancy or Certificate of Occupancy, m Declaration of Covenants and Restrictions providing that the nxvnership, operation and maintenance of all nonnnnon areas and facilities will be by the property owner or a mandatory property owner association inperpetuity. 7> Prior hothe issuance of uhoU permit, provide the City with a recorded copy of the MU8P permit resolution and development order, and further, an exeouted, record able unity of title or covenant in lieu of unity of title agreement for the subject property; said agreement shall besubject tothe review and approval of the City Attorney'aOffice. 8) Provide the Planning Department with m harnpmnary construction plan that includes the following: a harnpVnary construction parking p|on, 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 Gpp[Ov@| by the Planning Department prior to the issuance of any building File Number V6-0/242mu permits and shall beenforced during construction activity. All construction activity shall remain in full compliance with the provisions of the submitted construction plan; failure to comply may lead toasuspension orrevocation ofthis Major UneSpeoia|Permit. 8\ In so far osthis Major Use Special Permit includes the subordinate approval of a series of C|man | Special Permits for which specific details have not vet been developed or provided, the applicant shall provide the Planning Department with all subordinate Class | 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 urcaptioned inthe plans approved byit. 10A If the project is to be developed in phases, the Applicant shall submit an interim p|an, including a landscape p|an, 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 ehmU include o proposed timetable and shall be subject to review and approval by the Planning Director. 11) Pursuant hodesign related oJnnnnents received by the Planning Director, the applicant shall meet the following conditions: (m) Provide a more random pattern of stucco panels along the south e|evadon, in keeping with the design spirit of the building; (b) Garage lights shall not be visible through the metal louver treatment; (o) Cmnnnnenoia| messages shall not be used in the art innm0en along the parking podium; (d) Provide additional details of the paver materials and colors to be used in the public plazas and vehicular drop-offs, 12) Pursuant to comments by the City of Miami Public Works Deportnlert, the following conditions shall be required of the applicant: (a) Hep|atting of the tract of land is required to close and waoabs the utility easements; and the hzUovvng street improvements shall be required: (b) NW 14"'Street - Replace all damaged sidewalk curb and gutter adjacent to the project site. K8iU and resurface the entire width, curb tOcurb, adjacent tuthe project sitemndtheinteroectionofNVV14th Street and NVV11 m Avenue. 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 ofthe proposed project shall be reduced tothose heights referenced in the letter from Miami -Dade Aviation to the Planning Department dated May 1.2DOO. 14)Adevelopment bonus topermit amixed use of113,888square feet cf floor area shall require anon-refundable payment tothe Affordable Housing Trust Fund ofan amount of $12.40 per square foot for a total of $1,409,731.20. 15) Within 80 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 succeaaona, and moeigns, jointly or severally. THE CITY SHALL: File Number 06-0/242om Establish the operative date of this Permit as being thirty (30) days from the date of its issuance; the iooumnoa date shall constitute the commencement of the thirty (50) day period toappeal from the provisions ofthe Permit. CONCLUSIONS (}FLAW The PROJECT, proposed by the APPL|CANT, complies with the Miami Comprehensive Neighborhood P|an, as ornended, is consistent with the orderly development and goals of the City of Miami, and complies with |onm| land development regulations and further, pursuant toSection 17O3of 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 /O> 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 nnih0oUad through conditions of this Major UseGpecia|PermiL The proposed development does not unreasonably interfere with the achievement of the objectives of the adopted State Land Development Plan applicable to the City ofMiami. APPROVED AS TO FORM AND CORRECTNESS: JORGE LFERNANQEZ CITY ATTORNEY -Footnote Q\ If the Mayor does not sign this Reao|udon, it ahmU become effective at the end often calendar days from the date it was passed and adopted. If the Mayor vetoes this Reso|udon, it shall become effective immediately upon override of the veto by the City Commission.