HomeMy WebLinkAboutPAB AnalysisANALYSIS
MAJOR USE SPECIAL PERMIT
for
300GROVE BAY RESIDENCES
located atapproximately
3663 South K8ienni Avenue
LEGISTAR FILE ID: 06-01060mu
Pursuant to Ordinance 11000, as amended, the Zoning Ordinance of the City of K8imnni.
Florida, the subject proposal for the 300 Grove Bay Residences project, |ooGUad o1ap-
proxinnate|y 5863 South Miami Avenue, K8iarni. Florida, has been reviewed to mUVvv a
Major Use Special Permit per Articles 5, 8. 13 and 17, to construct an a three building
mixed use development ranging in height from approximately 304 feet to 411 feet to be
comprised of approximately 300 total multifamily residential units with recreational
amenities; and approximately 042total parking spaces; providing for certain floor area
ratio ("FAR") bonuses.
This Permit also includes the following requests:
MAJOR USE SPECIAL PERMITS
MAJOR USE SPECIAL PERMIT, msper Article 17. Section 1701. Definition (9)ond
Article 5, Sect. 502. PU[} districts; nnininlunn area, nnaxinnurn densities and nnoxirnunn
floor area ratios permitted /a>(c), to oUovv up to 20 Y6 increase of floor area ratio, for
an increase of approximately 171,433 square feet of floor area;
MAJOR USE SPECIAL PERMIT, aoper Article 17. Section 1701. Definition (8)and
Article S. Section 914. Sub -Section 914.1 Dwelling unit, square foctage, and off-
street parking bonuses for contribution to Affordable Housing Trust Fund; excep-
dons, to mUovv an increase up to twenty (25) percent of additional floor area as a de-
velopment bonus of approximately 214.293 square feet, the user shall make m non-
refundable bonus developer contribution of an @nlOuOt Of $2.657.220.80t0 the Af-
fordable Housing Trust Fund administered by the City of Miami;
The Major Use Special Permit encompasses the following Special Permits and the
additional requests:
CLASS USPECIAL PERMITS
CLASS || SPECIAL PERMIT, moper Article 9. Geotion923. Sub-SectionS23.2. Sub -
Section 823.2.1. Reduction in stall dimensions by Class || Special Permit; criteria
and |innhaUono on neductions, to allow reduction of two (2) loading berth dimensions
as follows:
Request tobereduced
Proposed
Total Proposed
Two (2)12feet wide x55feet long x15feet high
Two (2) 12 feet wide x 35 feet long x 15 feet high
Six (6) 12 feet wide x 35 feet long x 15 feet high
CLASS | SPECIAL PERMITS
CLASS | SPECIAL PERMIT, as per Article 9. Section 827. Temporary structureD,
nccupancies, and uses during oonetruction, criteria for special pennita, to allow tenn-
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ponary structures, occupmnnias, and uoaa reasonably necessary for construction
such as construction fence, covered walkway and if encroaching public property
must beapproved byother city departments;
CLASS | SPECIAL PERMIT, aaper Article S. SeodonSO0. Sub -Section SO0.8.Tem-
porary special events; special permits; criteha, to allow temporary cGnniva|, festiva|,
fair orsimilar type event on privately owned or City -owned land such as a ground
breaking ceremony;
CLASS | SPECIAL PER[N|T, as per Article S. Section 916. Sub -Section 916.21.
Temporary special evert parking, to allow pandm0 for temporary special event such
as ground breaking ceremonies;
CLASS | SPECIAL PERMIT, @yper Article 8. Section 918. Sub -Section S182.Tem-
porary off-street offsite parking for construction crevvs, chteha, to allow temporary
off-street offsite parking for construction crews working on o residential project under
construction;
CLASS | SPECIAL PERK8|T, as per Article S. Section 020. Sub -Section 820.1.2.
Limitations on occupancy of mobile hOnleS, to allow parking of mobile hVnnes, trail-
ers or manufactured hornes, when authorized for security or other purposes in con-
nection with land development such as construction trailer(s) and other temporary
construction oMioaa such as watchman's quarters, leasing and sales centers;
CLASS | SPECIAL PERM|T, as per Article 10. Section 10.5, Sub -Section 10.5.4.3,
R-4 Multifamily High -Density Residential, Temporary Signs (3), to allow temporary
development signs;
RE(JUE8T, for waiver of Chapter 36 Noima, Section 56-6 Construction Equipment (o)
permitting the operation of construction equipment exceeding the sound level of read-
ing ufO.7Sweighted average d0/\ at any time and/or day subject to the City Manager
Exception pursuant toSection 3O-O(c) and all the applicable criteria;
REQUEST for applicable PHASED PROJECT, subject to qualifications by the Director
of the Planning Department, at the written request of the property owner (s)
REQUEST for applicable K8USP conditions to be satisfied at the time of Shell Permit
instead of at issuance of Foundation Permit:
a)The requirement UJrecord inthe Public Records a Declaration ofCovenants
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
NThe requirement tmrecord inthe Public Records munity oftitle orcovenant in
lieu Of unity of title.
Pursuant t0Articles 5.S.13and 17mf Zoning Ordinance 11000.approval ofthe
requested Major UseQpecio|PerrnitohmUbeoonsideredsuMicientfortheoubordinahe
permits requested and referenced above as well as any other special approvals required
bythe City which may berequired to carry out the requested plans.
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Page 2cfQ
In determining the appropriateness of the proposed project, the Planning
Department has referred this project to the Large Scale Development Committee
<LS[]C1 and the Planning Internal Dmm|gm Review Committee for additional input
and recommendations; the following findings have been made:
It is found that the proposed development project will benefit the area by creating
additional residential opportunities in the Northeast Coconut Grove NET District,
located off of South Miami Avenue on the Mercy Hospital property.
It is found that the subject property is located in the "Mercy Hospital" plat within the
Viscaya neighborhood of the City.
It is found that pursuant to the Zoning Ordinance of the City of yNianni. Florida, the
existing zoning designation for the property is G/I "Government and Institutional" and
the proposed zoning designation is R-4"Multifamily High -Density F<esidentia|" (see
companion File /DO{-0/00Ozd
It is found that pursuant to the Comprehensive Neighborhood Man of the City of
K8ianni. Florida, the existing Future Land Use category for the property is "Major
Institutional Public Facilities, Transportation and Utilities" and the proposed Future
Land Use category is"HiOh-DensityMultifamily Residenhm|^ (see companion File 8D
� It is found that the proposed project is currently located within the same land of the
Mercy Hospital W1U8P under Resolution No. 83-608. adopted on September 27,
1983. Applicant shall obtain approval of such K8U8P non -substantial modification
application prior toapproval nf thia&4U8P application.
w It is found that there is no existing Development ofRegional Impact ([}F<|) on the
subject pnopertv, but a binding letter exists that essentially vests many of the older
buildings from being calculated within the 0R| thresholds, Therefore there is no DR|
tobeamended.
It is found that the proposed project is not located along a Primary Pedestrian
m It is found that the proposed project is located within an Archeological Conservation
area.
9 |tiafound that the proposed project io|ocaUedinFEMAF|oodZune "4E'13^
It is found that the proposed residential density of the project (300 units at 45 units
per acre) is well below the maximum 1.008 units (150 units per acre) on the 672±
net acre site.
|tiofound that the unit breakdown ineach ofthe buildings ieapproximately 12Ounits
It is found that the total allowable combined floor area without bonuses for the
11.44± gross acre site at a Floor Area Ratio (FAR) of 1.72 is 857.107 square feet.
The project as proposed is requesting a bonus of2O% PU[} (171.453 sq. ft.) and
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25Y6Affordable Housing Trust Fund (214.292 sq. ft]for atotal proposed FAR of
1,200,000 square feet out of an allowable 1,242,892 square feet.
It in found that pursuant hoArticle S. Section 914. the proposed project is requesting
a development bonus of 214,292 square feet of additional floor area, and shall make
a non-refundable bonus developer contribution to the Affordable Housing Trust Fund
at amount of $12.40 per square foot for a total of $2,657,220.80.
w It is found that the rnmxinnunn height of the proposed structures are approximately
411 feet. 37 stories (Tower 1\. 368 feet. 32 stories (Tower 2\. and 304 feet. 27
stories (Tower 3). Pursuant to Article 4, Section 401, as the proposed location of the
proposed project (not abutting a ri0ht'of+w8y)within the R-4zonin0 district does not
require a height |inniL
It is found that the proposed open apmms for the project (75.000 mqumna fee is
above the nnininnunn required open space (74.753 square hae{ at 15% G|4) for this
It is found that the proposed total number ofparking spaces /apprVxinnahe|yO42> for
the project is above the required minimum number of 630 parking spaces.
It is found that the location of the proposed project is currently m 000-space
employee parking lot for Mercy Hospital that will be eliminated. There are also 189
parking spaces elsewhere on the hospital property that will be eliminated for the site
of a new parking garage for @ total of7Q5 eliminated parking spaces. Mercy Hospital
has a pending Class || Special Permit for g81O-spgce parking 0grG0e to replace all
the existing parking affected for the proposed project, vvhichneedatobeconstructed
prior to issuance of any construction permit of the subject proposed project; meaning
the parking structure oheU be constructed first to onoVmnnodmte the parking
previously required for Mercy Hospital.
* |tiofound that the existinghe|iDad onthe proposed site iatVberemoved and will not
be replaced by Mercy Hospital.
w It is found that the narrow private road on the southerly and of the Mercy HVaoha|
complex serves as both a Miami -Dade Transit (W1OT) bus route and an emergency
hospital entrance,
It is found that the project is expected to Cost approximately $548.326.985. and to
employ approximately 25Oworkers during construction (FTE-FullTinoe Employees);
The project will also result in the creation of approximately 100 permanent new jobs
(FTE) for building operations and will generate approximately $5.024.3O7annually in
tax revenues tothe City (20O8doUmro).
|tiafound that the proposed project was reviewed by the Internal Design Review
Committee on /\ph| 4. 2006 and the following pertinent comments were made:
Zoning — (a) The change of zoning of this property from G/| to H-4, combined
additional FAR gained from bay frontage and adjacent r0ads, results in a project
density that is inappropriate for the existing conditions of this area, The FAR
bonuses in the application further exacerbate this situation. The Planning
Department hye|o that this project is out of scale with the area, and that if the
applicant chooses to rezone the property, it should be to a land use that is consistent
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with the acUamard neighborhond, which is R-1 zoning; (b) Please indicate how this
project ne|oUas to the Mercy Hospital Master Plan; (c) Contact the Zoning
Department to confirm the use ofPerimeter Road Area in the FAR calculations for
this project; (d) It is critical that the applicant conduct a traffic study and meet with
Mary Conway, Transportation Director for the City of Miami regarding traffic
circulation and access tothe site. She may becontacted ot3O5-416-1027" Urban
Design — (G) The north and west facades of the parking base front the Perimeter
Road with mhwo-atory blank wall, which is an unacceptable pedestrian environment;
(b) The committee appreciates the integration of bayvxo|k into the site plan of this
project. Ensure public access to this beyvva|k. Furthernnmne, provide section details
of the boyvva|h with dimensions. Consider referring to the City of Miami
Boyvva|k/Rivmnwa|k Design Guidelines for ideas on further developing this area;
Architecture — (a) Please include a dear indication of what type of materials are
being proposed for all four elevations of the bui|ding, including vvindovva, balconies,
and garage screening materials. This information can be submitted as o labeled
color rendering. Material samples and precedent photographs are encouraged; (b)
Provide additional details of all garage entrances and openin0s, including screening
nnoturia|a, and entrance dimensions; (c) Provide elevation drawing detai|a, showing
all of the building's elevations at the street |eve|, at a scale no less than 1/8''=1', in
order for the committee to review the building's impact on the pedestrian realm. In
particu|ar, present the north and western facades of the parking baoe, and provide
enlarged elevation details of the public bayvva|k. The Planning Department's review
resulted in design modifications that were then recommended for approval tothe
Planning Director.
It is found that on Anh| 28. 2000. the City of Miami Public Works Department
provided a review of the project and commented that (1) Platting is required to
create new divisions of Tracts ^A^ and ''C" of the Mercy Hospital subdivision. The
proposed new tract shall access to and frontage on the private road. Platting is G
long lead time procedure and the Public Works Department neoonnnnondo an early
investigation into this process; (2) South Boyohore Drive/South Miami Avenue is
scenic transportation oorridor, is o Miami -Dade County maintained roadvvmy, and
expansion and redevelopment of this corridor is strictly regulated by the Florida
Statutes; (3) The narrow private road on the southerly end of the Mercy Hospital
complex serves as both a Miami -Dade Transit (MDT) bus route and an emergency
hospital entrance. The traffic circulation plan for this development must consider the
limited access to the proposed development site and the ungainly intersection of the
private rood at South Boyshnna Drive/South Miami Avenue; and (4) The Public
Works Department strongly neoonnnnendo that the traffic engineer consults with the
City'aCapital Improvement/Transportation Office, Miami -Dade County Public Works
Department and the Natunnm Manor/Bay Heights Homeowner's Associations
concerning traffic impacts caused by the proposed project and the relocated Mercy
Hospital traffic onthe local neighborhood streets.
It is found that on K8ay2. 2006. the Miami -Dade Aviation Department provided a
Height Analysis review ofthe proposed project and found that it conforms to the
Miami -Dade County Height Zoning Ordinances at that |ncah0n. In Gddihon, the
analysis indicates that the structure may impact the Terminal Instrument Procedures
(TERPS) for Departure and Approach on some of the runways at Miami International
Airport /K8|A\. Any proposed construction exceeding 200 feet requires the applicant
to file with the Federal Aviation Administration (FAA) Form 74O0-1. "Notice of
ConstructionPropoo�Construction Alteration for Determination of Known Hazards". In addition,
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Page 5ufQ
construction cranes for this project exceeding 200feet in height must be filed using
the same form.
� It is found that KAi@nni-Ogde Public Schools provided 3 preliminary review of the
proposed project on May 5, 2008. The student population generated by this
development is estimated at 171 students. The schools serving this area of
application are Coconut Grove Elementary (78students) — 12096 Florida Inventory
School Houses (FISH) Capacity with the proposed project; Ponoede Leon Middle
(43 studentS)— 10196 FISH; and Coral Gables Senior High /5Ostudents) —13196
FISH. Pursuant tOthe |nter|oC@|/\gneenDent. Coconut Grove Elementary and Coral
Gables Senior High meet the review threshold of11596.
* It is found that the Large Scale Development Committee reviewed the project on
May 17. 2008 to address the expressed technical nmnoenne raised at said Large
Scale Development Committee meeting.
� |tiofound that the proposed project xv8S[8vi8vvedfO[deSigD@pp[Oph8teOeGsh»the
[][baD Development Review Board on May 17, 2006` which recommended Approval
(U[}RBRee0. 5-17-O0-7) with conditions.
* It is found that the proposed project was reviewed by the Historic and Environmental
Preservation Board (NEPB) on June 6. 2008. which approved (HEPB 2006-54) a
Certificate of Appropriateness for gFDUOd disturbing activity \DVO|ViOO new
construction within an Archaeological Conservation Area subject to the following
conditions: (1) Submit nl0Dth|y reports to the City of Miami during any @nChe0|OgiC@|
testing and monitoring activities to document the results Vfany finds; (2) Submit two
(2)final reports to the City OfMiami within SOdays Ofcompletion Dfthe archeological
investigations and monitoring; /3\ Submit adetailed archeological management or
nnidgobun plan to the City of Miami prior to the commencement of any further
archeological investigations or construction activities if significant archeological
OOGte[i@} is identified; (4) The app[nV@| of the application shall in OO way be construed
as an endorsement by the Historic and Environmental Preservation Board (HEPB) of
the 8ctUg| project.
It is found that on June 7. 2008. the Citv's Traffic ConeUltant, UR@ Corp., provided a
review (JVC). #159) of the Traffic Impact Analysis submitted by the applicant and
has found the traffic analysis sufficient. UF|S commented that the applicant secure
approval from the appropriate local agencies for all the proposed modifications and
iDlp[OVeDlentS which include the following: (1) |OstG|| G new t[@fDC signal at the
intersection ofHa|iesee Street (Mercy Hospital emergency access road) and South
Miami Avenue (South BaVghVFe Drive). The applicant will need to coordinate with
the Miami -Dade County Public Works Department on the traffic signal. Add a
southwest bound left turn lane on South Miami Avenue. Realign northeast bound
through lane. The applicant also needs to coordinate with the County and the City
on the future project for the [ecoO8t[UCtiOO Of South BGysh0Fe [}rive, the segment
fromfromDarwin Street to Mercy Way; /2\ SW17 mAvenue—Add e right turn arrow to
the existing traffic signal and modify ei0no| timing; (3) East Fairview — Add existing
traffic signal to coordinated signal system; (4) Mercy VVgy — Re -stripe existing
northbound right turn lane for left and right turns; /5\AddidVOa||V. the Class || permit
for the proposed Mercy Hospital parking garage, the structure to replace the surface
parking lot at the (SFoVe Bay site, will need to be approved before this p[ ject's
Development Order isfinalized.
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It is found that the proposed projectvvmo reviewed by the Miami Zoning Board on
September 11, 2006. Item No. 3, for a Change of Zoning from G/I "Government and
Institutional" to R-4 "Multifamily High -Density Reoidanda|^, in which the Board
recommended DENIAL passed (Flaoo. ZB-06-1222) by a vote of five to two (5-2).
which requires City Commission approval (see companion File ID 06-01060zc)
It is found that with respect to all additional criteria as specified in Section 13052 of
Zoning Ordinance 11000. the proposal has been found to adhere tothe following
Design Review Criteria: U\ Site and Urban Planning; (2) Architecture and
Landscape Architecture; (3) Pedestrian Oriented Development; (4) Streets and
[)pen Space; (5) Vehicular /\uceao and Parking; (8) Screening; (7) Signmge and
lighting; /8> Preservation of Natural Features; and (Q) Modification of
Based on these findings' the Planning Department is recommending approval of
the requested Development Project with the following conditions:
1> Meet all applicable building codes, land development regulations, ordinances
and other laws and pay all applicable fees due prior tothe issuance ofobuilding permit
including the required Affordable Housing Trust fund contribution of $12.40per square
foot for any applicable FAR increase sought under those provisions.
2>Allow the Miami Police Department to conduct o security sun*y, at the option
of the Department, and to make recommendations concerning security measures and
systems; further submit o report to the Planning Departnnent, prior to commencement of
conatruction, demonstrating how the Police Department nacornnnendadons, 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 fronn, or provide a letter from the Department of Fire -Rescue
indicating APPLICANT'S coordination with members of the Fine Plan Review Section at
the Department ofFire-Rescue inthe review ofthe scope ofthe PROJECT, owner re-
oponsibi|ity. building development process and review procedures, aswell asspecific
requirements for fire protection and life safety systems, exidnQ, 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 cf the said Department prior
tothe obtainment ofashell permit.
5) Comply with the Minority Participation and Employment Plan (including a Con-
tractor/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 fo||Vxv the provisions of the City's Minority/Women Business Affairs and
Procurement Program aamguide.
G\ 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 ofCovenants and Restrictions providing that the ownership, operation and
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Page 7cfS
maintenance of all common areas and facilities will be by the property owner or a man-
datory property owner association in perpetuity.
7) Prior to the issuance of shell permit, provide the City with a recorded copy of
the yWUSP permit resolution and development order, and further, on executad, 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 in-
cludes the following: a temporary construction parking p|mn, with on enforcement policy;
a construction noise management plan with an enforcement policy; and a maintenance
plan for the temporary construction site; said plan shall besubject to the review and ap-
proval 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 toasuspension orrevocation ofthis Major Use Special Permit.
S>|naofar oathis Major Use8 io|Penndino|udeatheeubordinoVaapprova|of
e series of [||000 | Special Permits for which specific details have not yet been devel-
oped orprovided, the applicant shall provide the Planning Department with all subordi-
nate Class I Special Permit plans and detailed requirements for final review and ap-
proval of each one prior to the issuance of any of the subordinate approvals required in
order tocarry out any ofthe requested activities and/or improvements listed inthis de-
velopment ondernrcoctionedinthep|anompprovedbyiL
1C0|fthe project ia8obedeve|ooedinphgseS.theApp|icGrdshaUsubmbanin-
tehnn p|an, including o landscape p|mn, which addresses design details for the land oc-
cupying future phases of this Pjectinthe event that the future phases are not devel-
oped, said plan shall include a proposed timetable and shall be subject toreview and
approval by the Planning Director.
1 1> Pursuant to design related uonnnnanta received by the Planning Director, the
applicant shall meet the following conditions: (m) The project inoutofnom|evviththe
area, and the rezoning of the property should be consistent with the adjacent neighbor-
hood, which is R-1 zoning; (b) Remove the FAR bonuses requested from the applica-
tion; (c) Indicate how this project relates tothe Mercy Hospital Master Plan; (d) Ensure
public access to the proposed bayvve|k; (d)Aoo|icand shall obtain approval ofnon-
substantial nnodificmdonhotheK8ercyHoaphm|W1UQP/Rea.83-GO8>priortoapprovm|of
this yNUQPapp|ioaUon; (e)The proposed Mercy Hospital parking garage (Class || per-
mit) shall be constructed prior to issuance of any construction permit of the subject pro-
posed project; sVaetn accommodate the parking previously required for Mercy Hospi-
tal.
12) Pursuant to comments by the City of Miami Public Works 0epartnnert, the
hzUmvving ahmU be required: (a) Matting is required to create new divisions of Tracts ^A"
and ^C^ of the Mercy Hospital subdivision. /b> The traffic circulation plan for this devel-
opment must consider the limited access to the proposed development site, the impact
onthe narrow private road onthe southerly end of the Mercy Hospital complex that
serves as both a Miami -Dade Transit (MDT) bus route and an emergency hospital en-
trance; and the ungainly intersection of the private road at South Bayshore Drive/South
Miami Avenue; (o)Applicant shall consult with the Qty'GCapital Improvement/ Transpor-
tation Office, Miami -Dade County Public Works Department and the NatOnna Manor/Bay
06-01060mu
Heights Homeowner's Associations concerning traffic impacts caused by the proposed
project and the relocated Mercy Hospital traffic on the local neighborhood streets.
13)Pursumnt tocomments bvthe City ofMiami Transportation Department, the
following conditions ohmU be required of the applicant: (o) |Dst@U @ new traffic signal at
the intersection nfH8|iGsee Street (Mercy Hospital emergency access road) and South
Miami Avenue (South Baysho[eDriVe\.and coordinate with the Mi8rDiC)adeCVUntV
Public Works Department on the traffic signal; (b)Add a southwest bound left turn lane
on South Miami Avenue and realign northeast bound through lane; (c) Coordinate with
the County and the City onthe future project forthereoonot[uotionOfGouthBayohona
O[ive, the segment from Darwin Street to Mercy Way; (d) SW17 mAveDue — Add a right
turn arrow tD the existing traffic signal and modify signal timing; (e) East Fairview —Add
existing traffic signal tocoordinated signal system; (f) Mercy Way —Re-stripe existing
northbound right turn |GDe for left and right turns; /Q\ The C|GSS || permit for the pro-
posed Mercy Hospital parking garage, the structure tVreplace the surface parking lot at
the Grove Bay site, will need tDbeapproved before this pr jeot'SDeve|Dp0entC)rderis
finalized.
14)Prior to the issuance Cf abuilding permit, the applicant shall submit oletter Cf
approval of the proposed height from the K8ianni-[Juda County Aviation Department. If OV
such approvals are granted, the height Cf the proposed project 8haUberedVcedto those
heights referenced in the letter from Miami -Dade Aviation to the Planning Department
dated May 2.2OOO.
1BAdevelopment bonus topermit mmixed use 0f214.292square feet of floor
area shall require anon-refundable payment tothe Affordable Housing Trust Fund of@n
amount of$12.4O per square foot for 8 total Of$2.857.22O.00.
1G)Pursuant tVHEPE}Resolution 2OO8-54.the applicant shall meet the following
conditions: (G) @ubnnh monthly reports t0the City of Miami during any @PcheO|OgiC8| test-
ing and nODOit0[inQ activities to document the P8SU|tS Ofany finds; (b) Submit two /2\ final
reports to the City of Miami within SO days of completion of the archeological investiOa-
donomnd monitoring; (c) Submit adetailed archeological management ormitigation plan
to the City of Miami prior to the commencement of any further archeological investiga-
tions or construction activities if significant archeological material is identified; (d) The
approval ofthe application shall innoway beconstrued 8s anendorsement bythe His-
toric and Environmental Preservation Board (HEPB) of the actual project.
17\ That the requested accompanying applications for Land Use Change (File 8D
00-010681/ and Change of Zoning (File 87 06-01on this property are approved
by the City Commission.
18) The applicant shall record a covenant, subject to review and approval by the
city attorney, within sixty k50\days of the effective date of this [SSD|LdiOO. which states
that inthe event that this Major Use Special Permit expires orioabandoned, any future
development of the subject properties shall require design review and approval by the
Planning Director, utilizing the same criteria aothe original Major Use Special Permit.
19) Within 90 days of the effective date of this Development Order, record 8
certified copy of the Development Order specifying that the Development Order runs
with the |@Od and is binding DD the Applicant, its GUCC8SSoro. and @SGigDS, jointly or
severally.
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