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HomeMy WebLinkAboutCC Legislation (Version 2)ts/ of is Legislation Resolution File umber: O7MOS35rnu City Haii 3500 Pan American :give Miami_ FL 33133 vr`W',SL miarnigov. com Final r cflon Bate: 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 ONE BAYFRONT PLAZA PROJECT TO BE LOCATED AT APPROXIMATELY 100 SOUTH BISCAYNE BOULEVARD, A.K.A. 350 SOUTHEAST 1ST STREET, MIAMI, FLORIDA, TO CONSTRUCT AN APPROXIMATE 1,049-FOOT, 70-STORY HIGH MIXED -USE STRUCTURE TO BE COMPRISED OF APPROXIMATELY 850 TOTAL HOTEL ROOMS WITH RECREATIONAL AMENITIES; APPROXIMATELY 535,960 SQUARE FEET FOR HOTEL USE; APPROXIMATELY 112, 000 SQUARE FEET OF RETAIL FLOOR SPACE: APPROXIMATELY 120,000 SQUARE FEET OF EXHIBITION/BANQUET FLOOR SPACE; APPROXIMATELY 2,215,000 SQUARE FEET OF OFFICE SPACE; AND APPROXIMATELY 2,563 TOTAL PARKING SPACES; PROVIDING FOR CERTAIN FLOOR AREA RATIO ("FAR") BONUSES; 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 April 5, 2007, Tibor Hollo (referred to as "APPLICANT"), submitted a complete Application for Major Use Special Permit for One Bayfront Plaza (referred to as "PROJECT') pursuant to Articles 13 and 17 of Zoning Ordinance No. 11000, for the properties located at approximately 100 South Biscayne Boulevard, A.K.A. 350 Southeast 1st 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, 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 31, 2007 to consider the proposed project and offer its input; and WHEREAS, the Urban Development Review Board met on February 21, 2007, and consider the proposed project and recommended APPROVAL with recommendations; and WHEREAS, the Miami Planning Advisory Board, at its meeting held on May 16, 2007 Item No. 3, following an advertised public hearing, adopted Resolution No. PAB 07-024 by a vote of eight to zero (8-0), recommending APPROVAL with conditions as presented in the Major Use Special Permit Development Order as attached and incorporated; and C'ity of Miami Page I 412 Printed On: 7/9/2007 File Number: 07-00535rou 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 100 South Biscayne Boulevard, A.K.A. 350 Southeast lst Street, Miami, Florida, more particularly described on "Exhibit A," attached and incorporated. Section 3, The PROJECT is approved for the construction of an approximately 1, 049 foot, 70 story high mixed use structure to be comprised of approximately 850 total hotel rooms with recreational amenities; approximately 535,960 square feet for hotel use; approximately 112, 000 square feet of retail floor space; approximately 120,000 square feet of exhibition/banquet floor space; approximately 2,215,000 square feet of office space; and approximately 2,563 total parking spaces. 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 CBD (Central Business 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: DESIGN REVIEW CRITERIA APPLICABILITY COMPLIANCE (I) Site and Urban Planning: (1) Respond to the physical Yes *No contextual environment taking into consideration urban form and natural features; (2) Siting should minimize the Yes *No impact of automobile parking and driveways on the pedestrian environment and adjacent City of M &Wu Page 2 of 12 Printed On: 7/9/2007 Tile Number O7 00535:71u properties; (3) Buildings on corner lots should be oriented to the corner and public street fronts. Yes hitecture and Landscape Architecture: `Yes (1) A project snail 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. iestrian Oriented Development: (1) Promote pedestrian Yes *Yes interaction; (2) Design facades that Yes *No respond primarily to the human scale; (3) Provide active, not blank Yes *Yes facades. Where blank wails are unavoidable, they should receive design treatment. eetscape 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 pavements, screen wails, planters and similar features should be fiats° of Miami Page 3 412 Printed On: 7/9; 2007 Nurntier 07-00535mu appropriately incorporated to enhance the project. licuar Access and Parkin (1) Design for pedestrian and Yes *No vehicular safety to minimize conflict points; (2) Minimize the number and Yes No 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 *N/A as district buffer. reenind: (1) Provide landscaping that Yes *NIA 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. City ofMiami Page 4 of 12 Printed On: 7/9/2007 Fite Number 07-00535niu ,nade and Lighting: (1) Design signage appropriate Yes **NIA for the scale and character of the project and immediate neighborhood; (2) Provide lighting as a design Yes **NIA feature to the building facade, on and around landscape areas, special building or site features, and/or signage; (3) Orient outside lighting to Yes minimize glare to adjacent properties; (4) Provide visible signage Yes **NA identifying building addresses at the entrance(s) as a functional and aesthetic consideration, reservation of Natural Features: (1) Preserve existing vegetation Yes *N!A and/or geological features whenever possible. idification of Nonconformities: (1) For modifications of N/A *N/A nonconforming structures, no increase in the degree of nonconformity shall be allowed; (2) Modifications that conform N/A *N/A to 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 $1,365,022,293 and to employ approximately 2,260 workers during construction (FTE-Full Time Employees); The project will also result in the creation of approximately 570 permanent new jobs (FTE) for building operations and will generate City of Aliatni Page 5 of 12 Printed On: 7/9/2007 File Nurnber. 07-00535mu approximately $8,822,895 annually n tax revenues to the City (2007 dollars). e. The City Commission further finds that: (1) the PROJECT will have a favorable impact on the economy of the C ty; (2) the PROJECT efficiently use public transportation facilities; (3) any potentially adverse effects of the PROJECT will be mitigated through co pi ance 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, 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 tvlajor 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 30, 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. issued. The Major Use Special Permit Development Order for the PROJECT is granted and Section 11. In the event that any portion or section of this Resolution or the Development Order is determined to be invalid, iilegal, or unconstitutional by a court or agency of competent jurisdiction, such decision shall in no mariner 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} City of Miami Page 6 of 12, Printed On: 7/9/2007 File hhimber 07-00535inu 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 One Bayfront Plaza; (hereinafter referred to as the "PROJECT") to be located at approximately 100 South Biscayne Boulevard, 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 100 South Biscayne Bouievard, Miami, Florida. The PROJECT is located on a gross lot area of approximately 3.35± acres and a net lot area of approximately 2.20± acres of /and (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 approximately 1,049 foot, 70 story high mixed use structure to be comprised of approximately 850 total hotel rooms with recreational amenities; approximately 535,960 square feet for hotel use; approximately 112,000 square feet of retail floor space; approximately 120,000 square feet of exhibition/banquet floor space; approximately 2,215,000 square feet of office space; and approximately 2.563 total parking spaces. The Major Use Special Permit Application for the PROJECT also encompasses the following lower ranking Special Permits: MAJOR USE SPECIAL PERMITS MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701, Definition (2), to allow non-residential uses involving in excess of two hundred thousand (200,000) square feet of floor area; MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701, Definition (3), to allow a hotel involving in excess of three hundred fifty (350) rooms; MAJOR USE SPECIAL PERMIT, as per 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; City of' Miami Page 7 of 12 Primed On: 7/9/2007 File Number' 07-00535mo The Major Use -Special Permit encompasses the following Special Permits and requests, CLASS il SPECIAL PERMIT, as per ARTICLE 4, Section 401, Class U Special Permits, to allow erection of any new building in CBD district; CLASS II SPECIAL PERMIT, as per ARTICLE 4, Section 401, Class II Special Pern-iits, to allow a waiver of the required five-foot setback on lots which have less than two hundred (200) linear feet of frontage on a given street and where the location, size and nature of adjacent buildings would preclude future redevelopment with a consistent setback along at least one half (1/2) of the block; CLASS II SPECIAL PERMIT, as per ARTICLE 4, Section 401, under Conditional principal uses (8) of C-1 Restricted Commercial District, to allow banquet hail; CLASS SPECIAL PERMIT, as per Article 15, Sect.1512 Off -Street Parking Guides & Standards, to allow reduction of required parking backup distance from 23-0" to 22-0. CLASS II SPECIAL PERMIT, as per Article 15, Sect.1512, Section 1512, Class Special Permit required for waiver of design standard and guidelines to allow a waiver of City of Miami Parking Guides & Standards requirement of one (1) additional foot in stall dimension where the side of any stall abuts a wall, fence, building, or other physical obstruction, to allow the minimum stall width dimension of 8'-6" from face of any obstruction; CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 923, Sub -Section 923.2, Sub -Section 923.2.1. Reduction in stall dimensions by Class II Special Permit; criteria and limitations on reductions, to allow reduction of eight (8) 12'x35x15loading berth dimensions to eight (8) 10`x 25x15' as follows; Required Four (4) 12 feet wide x 35 feet long x 15 feet high Five (5) 12 feet wide x 55 foot long x 15 feet high Proposed Three (3) 12 feet wide x 55 feet long x 15 feet high Eight (8) 10 feet wide x 25 foot long x 15 feet high 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 II SPECIAL PERMIT, as per ARTICLE 9, Section 917, Sub -Section 917.1.1, Parking maneuvers on public streets or sidewalks prohibited; backing into an alley by Class Special Permit; exceptions, to allow maneuvering on public street (S.E. 1st Street) of three (3) loading trucks; 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 ceremony; 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 ground breaking ceremonies CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 918, Sub -Section 918.2. Ternporary off-street City ttf Miami Page 8 of 12 Printed On: 7/9/2007 Re_ Number: 07-00535rnu offsite parking for construction crews, criteria, to allow temporary off-street offsite parking, for construction crews working on a residential project under construction; within R-3 or more permissive zoning district; CLASS 1 SPECIAL PERMIT, as per ARTICLE 9, Section 920, Sub -Section 920.1.2. Limitations an 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 10.5, Sub -Section 10.5.4,5, CBD-Central Business District Commercial, Temporary Signs (3) , to allow temporary development signs; 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 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 Terra Architecture, dated March 7, 2007; the landscape plan shall be implemented substantially in accordance with plans and design schematics on file prepared by AMP Art & Design, dated March 5, 2007; 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 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 CBD (Central Business District) 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 City of Miami Page 9 of 12 Printed On: 7/9/2007 File Number. 7-00535mu 1) Meet all applicable building codes, ;and development regulations, crdinanc_es 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 obtainrnent 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. 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. Ail 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 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. City of Miami Page 10 of 12 Printed On: 7/9/2007 File, Number; 07-0053.5mb 10) If the project is to be developed in phases, the Applicant shall submit an nterim 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) The ground floor along Biscayne Boulevard shall incorporate street side cafe to activate the proposed plaza and its seating; (b) The project should take advantage of the allow ten (10) percent reduction of parking for being located within six hundred (600) feet of a Metrornover station. In addition, the applicant shall reduce the verticality of the parking garage by exploring the possibilities of providing underground parking, off -site parking, or robotic parking; (c) The project as presented exceeds the current maximum allowed height of the Miami -Dade Aviation Department (MDAD) of 949 feet AMSL. If prior to the issuance of the building permit for One Bayfront Plaza, Miami -Dade County adopts a new ordinance which allows for greater height (1,049 feet AMSL), then this project may be built to the highest approved height by said Ordinance: (d) The proposed pedestrian bridge is denied. Pedestrians should access the building from the street/pubiic right of way; (e) The construction contract must contain a provision of no traffic interruption during peak hours (7 AM - 9 AM and 4 PM - 6 PM). 12) Pursuant to comments by the City of Miami Public Works Department, the following street improvements shall be required: (a) S.E. 1 st Street - Replace all damaged sidewalk, curb and gutter adjacent to the project site and mill and resurface the entire width, curb to curb, between S.E. 3rd Avenue and Biscayne Boulevard; (b) S.E. 2nd Street - Coordinate replacement of all damaged sidewalks, curb and gutter adjacent to the project site with the Florida Department of Transportation; (c) S.E. 3rd Avenue - Replace all damaged sidewalk, curb and gutter adjacent to the project site and mill and resurface the entire width, curb to curb, between S.E. 2nd Street and S.E. lst Street; (d) Biscayne Boulevard - Coordinate with the Florida Department of Transportation for replacement of all broken and damaged sidewalk and cub andgutter adjcent to heprojct site. Please contat the Cty' Planning Department and City's Cl/Transportation Department for Burle Marx Decorative Sidewalk implementation requirements. 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 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 Co-' of Miami "'age 11 of 12 Printed On: 7/9/2007 File Number- 07-00535mu 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 wffl 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. (3) 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 snail become effective immediately upon override of the veto by the City Commission. Cir fMiumi Page 12 of 12 Primed On: 7/9/2007