HomeMy WebLinkAboutR-08-0047City of Miami
Legislation
Resolution: R-08-0047
City Hall
3500 Pan American
Drive
Miami, FL 33133
www.miamigov.com
File Number: 07-00783mu Final Action Date: 1/24/2008
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 OFF BRICKELL PROJECT, TO BE LOCATED AT APPROXIMATELY
WEST OF BRICKELL WAY ON SOUTHWEST FIRST AVENUE, SOUTH OF
SOUTHWEST 13TH STREET (CORAL WAY) AND NORTH OF SOUTHWEST 15TH
ROAD, MIAMI, FLORIDA, TO CONSTRUCTA MIXED -USE PROJECT COMPRISED
OF APPROXIMATELY 153 FEET, 8 INCHES IN HEIGHT WITH A TEN -STORY
HOTEL TOWER WITH 213 HOTEL UNITS AND APPROXIMATELY 138,830
SQUARE FEET OF HOTEL FLOOR AREA, A SEVEN -STORY OFFICE TOWER
WITH APPROXIMATELY 128,807 SQUARE FEET OF OFFICE FLOOR AREA, AND
TWO STORIES OF RETAIL WITH APPROXIMATELY 101,402 SQUARE FEET OF
RETAIL FLOOR AREA; AND APPROXIMATELY 414 TOTAL PARKING SPACES;
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 4, 2007, Judith A Burke (referred to as "APPLICANT"), submitted a complete
Application for Major Use Special Permit for Off Brickell (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, 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 June 6, 2007 to consider the
proposed project and offer its input; and
WHEREAS, the Urban Development Review Board met on July 18, 2007, and consider the
proposed project and recommended APPROVAL; and
WHEREAS, the Miami Zoning Board at its meeting on September 24, 2007, Item No. 8, adopted
Resolution No. ZB 07-0086 by a vote of nine to zero (9-0), recommended APPROVAL of the special
exception as hereinafter set forth; and
WHEREAS, the Miami Planning Advisory Board, at its meeting held on December 5, 2007 Item
City of Miami
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No. 4, following an advertised public hearing, adopted Resolution No. PAB 07-048 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
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 West of
Brickell way on S.W. First Avenue, South of S.W. 13th Street (Coral Way) and North of S.W. 15th
Road, Miami, Florida, more particularly described on "Exhibit A," attached and incorporated.
Section 3. The PROJECT is approved for the construction of a mixed use project comprised
of approximately 153 feet, 8 inches in height with a ten story hotel tower with 213 hotel units and
approximately 138,830 square feet of hotel floor area, a seven story office tower with approximately
128,807 square feet of office floor area, and two stories of retail with approximately 101,402 square
feet of retail floor area; and approximately 414 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 SD-7 (Central Brickell Rapid Transit
Commercial -Residential District) zoning classification of Zoning Ordinance No. 11000, the Zoning
Ordinance of the City of Miami, Florida, as amended.
c. Pursuant to Section 1305.2 of the Zoning Ordinance, the specific site plan aspects of the
PROJECT that have been found by the City Commission (based upon facts and reports prepared or
submitted by staff or others) to adhere to the following Design Review Criteria subject to the any
applicable conditions in the Development Order herein:
DESIGN REVIEW CRITERIA APPLICABILITY COMPLIANCE
(I) Site and Urban Planning:
(1) Respond to the physical Yes Yes
contextual environment taking
into consideration urban form
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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:
(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 Yes Yes
interaction;
(2) Design facades that respond Yes Yes
primarily to the 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
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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
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
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suitable design element.
(VII) Signage and Lighting:
(1) Design signage appropriate Yes **N/A
for the scale and character of
the project and immediate
neighborhood;
(2) Provide lighting as a design Yes **N/A
feature to the building facade,
on and around landscape
areas, special building or site
features, and/or signage;
(3) Orient outside lighting to Yes **N/A
minimize glare to adjacent
properties;
(4) Provide visible signage Yes **N/A
identifying building addresses
at the entrance(s) as a
functional and aesthetic
consideration.
(VIII) Preservation of Natural Features:
(1) Preserve existing vegetation Yes Yes
and/or geological features
whenever possible.
(IX) Modification 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 $60,700,000 and to employ approximately
461 workers during construction (FTE-Full Time Employees); The project will also result in the
creation of approximately 790 permanent new jobs (FTE) for building operations and will generate
approximately $6,200,000 annually in tax revenues to the City (2007 dollars).
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e. The City Commission further finds that:
(1) the PROJECT will have a favorable impact on the economy of the City;
(2) the PROJECT will efficiently use public transportation facilities;
(3) any potentially adverse effects of the PROJECT will be mitigated through compliance with
the conditions of this Major Use Special Permit;
(4) the PROJECT will favorably affect the need for people to find adequate housing
reasonably accessible to their places of employment;
(5) the PROJECT will efficiently use necessary public facilities;
(6) the PROJECT will not negatively impact the environment and natural resources of the City;
(7) the PROJECT will not adversely affect living conditions in the neighborhood;
(8) the PROJECT will not adversely affect public safety;
(9) based on the record presented and evidence presented, the public welfare will be served
by the PROJECT; and
(10) any potentially adverse effects of the PROJECT arising from safety and security, fire
protection and life safety, solid waste, heritage conservation, trees, 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 June 4,
2007, and on file with the Planning Department of the City of Miami, Florida, shall be relied upon
generally for administrative interpretations and is incorporated by reference.
Section 8. The City Manager is directed to instruct the Planning Director to transmit a copy of
this Resolution and attachment to the APPLICANT.
Section 9. The Findings of Fact and Conclusions of Law are made with respect to the Project
as described in the Development Order for the PROJECT, incorporated within.
Section 10. The Major Use Special Permit Development Order for the PROJECT is granted and
issued.
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}
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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 Off Brickell, (hereinafter referred to as the "PROJECT") to be located at approximately West of
Brickell Way on S.W. First Avenue, South of S.W. 13th Street (Coral Way) and North of S.W. 15th
Road, 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 West of
Brickell Way on S.W. First Avenue, South of S.W. 13th Street (Coral Way) and North of S.W. 15th
Road, Miami, Florida. The PROJECT is located on a gross lot area of approximately 5.86± acres and
a net lot area of approximately 3.02± 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 will be a mixed use project comprised of approximately 153 feet, 8 inches in height
with a ten story hotel tower with 213 hotel units and approximately 138,830 square feet of hotel floor
area, a seven story office tower with approximately 128,807 square feet of office floor area, and two
stories of retail with approximately 101,402 square feet of retail floor area; and approximately 414
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 a
non-residential development involving in excess of two hundred thousand (200,000) square feet of
floor area;
The Major Use Special Permit encompasses the following Special Permits and the additional
requests:
SPECIAL EXCEPTION, as per Article 9, Section 917.9, Joint parking facilities for contiguous uses,
Special Exception required, allowing adjoining lots with a common access ways;
City of Miami
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CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 607.3, Class II Special Permit, to allow
erection of any new building in SD-7 district;
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 II Special Permit;
exceptions, to allow maneuvering on public street of loading trucks;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 908, Sub -Section 908.2, Access, to allow
driveways of width greater than 25 feet;
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 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 I 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. Temporary off-street
offsite parking for construction crews, criteria, to allow temporary off-street offsite parking, for
construction crews working on a residential commercial project under construction, within SD-7 or
more permissive zoning district;
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 10.6.3.7, SD-7 Central
Brickell Rapid Transit Commercial -Residential District, 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;
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- 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, as well as the landscape plan prepared by Dorsky, Hodgson, Parrish, Yue Architecture,
Planning, Interior, dated July 19, 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 SD-7 (Central Brickell Rapid Transit
Commercial -Residential 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
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.
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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. 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 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.
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: Materials - (a) Include a clear indication of what type of materials are
being proposed for all four elevations of the building, including windows, balconies, and garage
screening materials. This information can be submitted as a labeled color rendering. Material
samples and precedent photographs are encouraged; Loading - (b) Confirm the loading dimensions
and turning radius requirements with the Public Works Department in order to verify the feasibility of
the proposed loading arrangement, (c) The views to the loading area shall be screened with
exceptional materials and treatments in order to improve the quality of the design, (d) Clarify the
Retail loading solution; Landscape - (e) Submit a landscape plan that specifies the species and
proposed locations of all plant materials, (f) Provide a complete tree survey of existing conditions
including species, diameter and spread including all trees in the right-of-way. Refer to the City of
Miami tree protection ordinance passed in January 2005 and indicate how tree mitigation will be
achieved. Note that the City calculates tree replacement by the "sum of inches" of tree trunk at breast
height, while the county uses square footage of tree canopy, (g) Provide a continuous canopy of
shade trees to provide comfort for pedestrians along all street frontages. These shade trees shall be
aligned close to the edge of the curb in the public right of way (at no greater than 33' on center) to
provide a buffer for pedestrians from vehicular traffic. The applicant shall obtain approval and a
permit from the Public Works Department for the aforementioned landscaping improvements in the
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right of way. This green space and landscaping may not be included in the calculations for meeting
green space zoning requirements.
12) Pursuant to comments by the City of Miami Public Works Department, the following street
improvements shall be required: (a) Coral Way - Coordinate with Florida Department of
Transportation the replacement of damaged sidewalk, curb and gutter. (b) Brickell Way - Construct
new sidewalk, curb and gutter on the west side of the roadway adjacent to the project sit Construct
stormwater drainage system including inlets, French drain and cross drain pipes.
[Enter Text Here]
Reconstruct the pavement on the west half and mll and resurface the reminder of the
roadway, full width from Coral Way to Broadway fer to required subdvision
improvements for the "Brickell Wet II" and "Col Station at Brickell Way" subdivisions);
(c) Broadway - (c.1) Parking and construct staging will be not permitted within the
median and the workmen parking, including "lunch truck" activities, will be not
permitted on the south side of the roadway. These activities must be coordinated with
the NET Service Center and provided at an approved location; (c.2) On the north side
of Broadway between Brickell Way and S.W. 1 Avenue (south) construct new sidewalk,
curb and gutter. Construct modification to the existing stormwater drainage system
including inlets and cross drain pipes. Reconstruct pavement, full width, between the
median curb and the new parking curb, (c.3) On the south side of Broadway between
Brickell Way and S.W. 1 Avenue (south), re -grade swale and install shade tolerant
ground cover. Replace damaged sidewalk and protect the existing rock wall from
damage. Mill and resurface the pavement full width, between the median curb to the
restored swale.
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)
(2)
(3)
(4)
(5)
(6)
(7)
the PROJECT will have a favorable impact on the economy of the City; and
the PROJECT will efficiently use public transportation facilities; and
the PROJECT will favorably affect the need for people to find adequate
housing reasonably accessible to their places of employment; and
the PROJECT will efficiently use necessary public facilities; and
the PROJECT will not negatively impact the environment and natural resources of the
City; and
the PROJECT will not adversely affect public safety; and
the public welfare will be served by the PROJECT; and
City of Miami
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(8) any potentially adverse effects of the PROJECT will be mitigated through conditions of
this Major Use Special Permit.
The proposed development does not unreasonably interfere with the achievement of the objectives of
the adopted State Land Development
Footnotes:
{1} If the Mayor does not sign this Resolution, it shall become effective at the end of
ten (10) calendar days from the date it was passed and adopted. If the Mayor vetoes
this Resolution, it shall become effective immediately upon override of the veto by the
City Commission.
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