HomeMy WebLinkAboutR-08-0100City of Miami
Legislation
Resolution: R-08-0100
City Hall
3500 Pan American
Drive
Miami, FL 33133
www.miamigov.com
File Number: 07-01023mu Final Action Date: 2/28/2008
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 WAGNER SQUARE PHASES II AND III, A MIXED -USE
PROJECT, TO BE LOCATED AT APPROXIMATELY 1700 NORTHWEST 14TH
AVENUE, MIAMI, FLORIDA; TO CONSTRUCT TWO STRUCTURES WITH AN
APPROXIMATE MAXIMUM HEIGHT OF 191 FEET AND 8 INCHES (13 STORIES)
COMPRISED OF APPROXIMATELY 48 RESIDENTIAL UNITS; APPROXIMATELY
286,933 SQUARE FEET OF OFFICE SPACE; APPROXIMATELY 15,843 SQUARE
FEET OF COMMERCIAL SPACE; AND APPROXIMATELY 1,407 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 November 7, 2006, A. Vicky Garcia -Toledo, Esquire, on behalf of Wagner
Square, LLC & Wagner Square I, LLC. (referred to as "APPLICANT"), submitted a complete
Application for Major Use Special Permit for Wagner Square Phase II and III (referred to as
"PROJECT") pursuant to Articles 5, 9, 13 and 17 of Zoning Ordinance No. 11000, for the properties
located at approximately 1700 N.W. 14th Avenue, 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 September 19, 2007 to consider
the proposed project and offer its input; and
WHEREAS, the Urban Development Review Board met on November 21, 2007, to consider
the proposed project and recommended APPROVAL WITH CONDITIONS; and
WHEREAS, the Miami Planning Advisory Board, at its meeting held on January 16, 2008 Item
No. 4, following an advertised public hearing, adopted Resolution No. PAB 08-004 by a vote of nine
to zero (9-0), 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,
City of Miami
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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 1700
N.W. 14th Avenue, Miami, Florida, more particularly described on "Exhibit A," attached and
incorporated.
Section 3. The PROJECT is approved for the construction of an approximate 191 feet and
8 inches -foot, 13-story high mixed use structure to be comprised of approximately 48 total multifamily
residential units with recreational amenities; approximately 286,933 square feet of office space;
approximately 15,843 square feet of commercial space, and approximately 1,407 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 C-11 (Restricted Commercial) and C-2
(Liberal Commercial) zoning classifications 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. No.
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.
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(II) Architecture and Landscape Architecture:
(1) A project shall be designed Yes.
to comply with all applicable
landscape ordinances;
(2) Respond to the neighborhood Yes.
context;
(3) Create a transition in bulk Yes.
and scale;
(4) Use architectural styles Yes.
and details (such as roof lines
and fenestration), colors and
materials derivative from
surrounding area;
(5) Articulate the building facade Yes.
vertically and horizontally in
intervals that conform to the
existing structures in the vicinity.
(III) Pedestrian Oriented Development:
(1) Promote pedestrian Yes.
interaction;
(2) Design facades that Yes.
respond primarily to the
human scale;
(3) Provide active, not blank Yes.
facades. Where blank walls
are unavoidable, they should
receive design treatment.
*Yes.
*Yes.
*Yes.
*Yes.
*Yes.
*Yes.
*No
*No
(IV) Streetscape and Open Space:
(1) Provide usable open space Yes. *No.
that allows for convenient and
visible pedestrian access from
the public sidewalk;
(2) Landscaping, including plant Yes. *Yes.
material, trellises, special
pavements, screen walls, planters
and similar features should be
appropriately incorporated to
enhance the project.
(V) Vehicular Access and Parking:
(1) Design for pedestrian and Yes. No.
vehicular safety to minimize
conflict points;
(2) Minimize the number and Yes. No.
width of driveways and curb
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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.
(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. No.
structures with program uses.
Where program uses are not
feasible soften the garage
structure with trellises,
landscaping, and/or other
suitable design element.
(VII) Signage and Lighting:
(1) Design signage appropriate Yes. **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;
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(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.
and/or geological features
whenever possible.
*Yes.
(IX) Modification of Nonconformities:
(1) For modifications of Yes. N/A.
nonconforming structures,
no increase in the degree of
nonconformity shall be
allowed;
(2) Modifications that conform Yes. 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
These findings have been made by the City Commission to approve this project with conditions.
d. The PROJECT is expected to cost approximately $185,284,617, and to employ
approximately 275 workers during construction (FTE-Full Time Employees); The project will also result
in the creation of approximately 20 permanent new jobs (FTE) for building operations and will
generate approximately $820,196 annually in tax revenues to the City (2008 dollars).
e. The City Commission further finds that:
(1) the PROJECT will have a favorable impact on the economy of the City;
(2) the PROJECT will efficiently use public transportation facilities;
(3) any potentially adverse effects of the PROJECT will be mitigated through
compliance with the conditions of this Major Use Special Permit;
(4) the PROJECT will favorably affect the need for people to find adequate housing
reasonably accessible to their places of employment;
(5) the PROJECT will efficiently use necessary public facilities;
(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
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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 9,
2006, and on file with the Planning Department of the City of Miami, Florida, shall be relied upon
generally for administrative interpretations and is incorporated by reference.
Section 8. The City Manager is directed to instruct the Planning Director to transmit a copy
of this Resolution and attachment to the APPLICANT.
Section 9. The Findings of Fact and Conclusions of Law are made with respect to the
Project as described in the Development Order for the PROJECT, incorporated within.
Section 10. The Major Use Special Permit Development Order for the PROJECT is granted
and issued.
Section 11. In the event that any portion or section of this Resolution or the Development
Order is determined to be invalid, illegal, or unconstitutional by a court or agency of competent
jurisdiction, such decision shall in no manner affect the remaining portions of this Resolution or
Development Order which shall remain in full force and effect.
Section 12. The provisions approved for this Major Use Special Permit, as approved, shall
commence and become operative thirty (30) days after the adoption of the Resolution.
Section 13. This Major Use Special Permit, as approved, shall expire two (2) years from its
commencement and operative date.
Section 14. This Resolution shall become effective immediately upon its adoption and
signature of the Mayor. {1}
DEVELOPMENT ORDER
Let it be known that pursuant to Articles 5, 9, 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 Wagner Square Phase II and III (hereinafter referred to as the "PROJECT") to be located at
approximately 1700 N.W. 14th Avenue, 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
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PROJECT DESCRIPTION:
The proposed PROJECT is a mixed use development to be located at approximately 1700
N.W. 14th Avenue, Miami, Florida. The PROJECT is located on a gross lot area of approximately
3.93± acres and a net lot area of approximately 3.38± acres of land (more specifically described on
"Exhibit A", incorporated herein by reference). The remainder of the PROJECT's Data Sheet is
attached and incorporated as "Exhibit B".
The proposed PROJECT will be an approximate 191 feet and 8 inches -foot, 13-story high
mixed use structure to be comprised of approximately 48 total multifamily residential units with
recreational amenities; approximately 286,933 square feet of office space; approximately 15,843
square feet of commercial space, and approximately 1,407 parking spaces; providing for certain floor
area ratio ("FAR") bonuses.
The Major Use Special Permit Application for the PROJECT also encompasses the following
lower ranking Special Permits:
MAJOR USE SPECIAL PERMITS
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701. Definition (8) and ARTICLE 9,
Section 914, Sub -Section 914.1 Dwelling unit, square footage, and off-street parking bonuses for
contribution to Affordable Housing Trust Fund; exceptions, to allow an increase up to twenty (25)
percent of additional floor area as a development bonus of approximately 39,708.81 square feet, the
user shall make a non-refundable bonus developer contribution of an amount of $492,389.24 to the
Affordable Housing Trust Fund administered by the City of Miami;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701, Definition (9) and ARTICLE 5,
Sect. 502. PUD districts; minimum area, maximum densities and maximum floor area ratios permitted
(a)(c), to allow up to 20 % increase of floor area ratio, for an increase of approximately 59,011.03
square feet of floor area;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17. Section 1701, Definition (7), to allow any single
use or combination of uses requiring or proposing to provide in excess of five hundred (500) off-street
parking spaces;
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;
The Major Use Special Permit encompasses the following Special Permits and requests:
CLASS II SPECIAL PERMIT, as per Article 4, Section 401, C-1 Restricted Commercial, Class II
Special Permits required, to allow an increase of the maximum allowed footprint of 40 % the Gross
Lot Area to 60% GLA;
CLASS II SPECIAL PERMIT, as per ARTICLE 15, Section 1512, to allow a waiver of City of Miami
Off-street Parking Guides & Standards, only for reduction of required backup distance in driveway
isles from 23 feet to 22 feet;
City of Miami
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CLASS II SPECIAL PERMIT, as per Article 15, Sect.1512, 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 917.14.1, to allow Automated Parking Lifts;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 923.2.1, to allow reduction of loading berth
dimensions as follows;
Phase II
Required number of loading berth: Four (4) 12 feet wide x 35 feet long x 15 feet high
Proposed number of loading berth: Two (2) 12 feet wide x 35 feet long x 15 feet high
Two (2) 10 feet wide x 20 feet long x 15 feet high
Phase III
Required number of loading berth: One (1) 12 feet wide x 35 feet long x 15 feet high
Proposed number of loading berth: One (1) 10 feet wide x 20 feet long x 15 feet high
CLASS II SPECIAL PERMIT, as per Article 9, Section 908.2, to allow access driveway width greater
than twenty five (25) feet from a public street roadway;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 927, 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 906.9, 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, to allow parking for temporary special event
such as ground breaking ceremonies;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 918.2, to allow temporary off-street offsite
parking for construction crews working on a commercial -residential project under construction;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 920.1.2, 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 10.5.4.3, C-1 Restricted 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;
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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 5, 9, 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 Fullerton Diaz Architecture, signed and dated November 29, 2007;
said design 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.
The PROJECT conforms to the requirements of the proposed C-1 (Restricted Commercial), as
contained in the Zoning Ordinance, the Zoning Ordinance of the City of Miami, Florida, as amended.
The proposed comprehensive plan future land use designation on the subject property allows the
proposed uses.
CONDITIONS
THE APPLICANT, ITS SUCCESSORS, AND/OR ASSIGNS, JOINTLY OR SEVERALLY, PRIOR TO
THE ISSUANCE OF ANY BUILDING PERMITS, SHALL COMPLY WITH THE FOLLOWING:
1) Meet all applicable building codes, land development regulations, ordinances and other
laws and pay all applicable fees due prior to the issuance of a building permit including the required
Affordable Housing Trust fund contribution of $12.40 per square foot for any applicable FAR
increase sought under those provisions.
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.
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4) Obtain approval from, or provide a letter of assurance from the Department of Solid Waste
that the PROJECT has addressed all concerns of the said Department prior to the obtainment of a
shell permit.
5) Comply with the Minority Participation and Employment Plan (including a
Contractor/Subcontractor Participation Plan) submitted to the City as part of the Application for
Development Approval, with the understanding that the APPLICANT must use its best efforts to
follow the provisions of the City's Minority/Women Business Affairs and Procurement Program as a
guide.
6) Record the following in the Public Records of Dade County, Florida, prior to the issuance
of a Temporary Certificate of Occupancy or Certificate of Occupancy, a Declaration of Covenants
and Restrictions providing that the ownership, operation and maintenance of all common areas and
facilities will be by the property owner or a mandatory property owner association in perpetuity.
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: (a) Include in the northern facade a textural difference (rough and
smooth stucco) corresponding with the colors (grey and white) proposed along the parking garage
wall to provide further visual distinction and break the massing of this surface; (b) Articulate the
white contrasting panels by adding a 2-3" depth to the surface of the garage wall. These features
should allow shadows and additional depth along this wall; (c) Detail the depth of the eyebrow
features on this facade; and (d) Enhance the landscape buffer along the NW corner of Phase I and
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the SW corner of Phase III (both corners along NW 15th Ave) with approximately 50' length of a
multi -tiered landscape planting of trees, palms, bamboo or similar materials.
12) Pursuant to comments by the City of Miami Public Works Department, the following
conditions shall be required of the applicant: a) N.W 17th Street - Construct new handicap ramp
(ADA complaint) at 25' corner radius. Replace broken and damaged sidewalk on the north side of
the street adjacent to the project site. Install sod and street trees in the swale area adjacent to the
project site; (b) NW 14th Avenue - Replace all broken and damaged sidewalk, curb and gutter on
the west side of the project site; (c) NW 15th Avenue - Construct new sidewalk, curb and gutter on
the east side of the avenue adjacent to the site. Install sod and street trees in the parkway adjacent
to the project site.
13) A development bonus to permit a mixed use of 39,708.81 square feet of floor area shall
require a non-refundable payment to the Affordable Housing Trust Fund of an amount of $12.40 per
square foot for a total of $$492,389.24.
[Enter Text Here]
14)
Appro
val of the proposed Wagner Square MUSP for Phase II and III is contingent on
modification of an existing covenant in lieu of unit of title, changing the numbers of
units on hase I and Phase III, frm 52 uitsnach phae to 56 units in phase I and 48 units
in phse III for the same overall total of 104 units for all phases.
15) Prior
to the issuance of a building permit, the applicant shall submit implementation of the
following strategies to reduce peak hour traffic: (1) Promote carpooling and ride
sharing programs; (2) Provide easily accessible bicycle racks within the facility; (3)
Provide transit information for residents and patrons; and (4) Amenities designed to
encourage all modes of transportation.
16) Within
90 days of the effective date of this Development Order, record a certified copy of the
Development Order specifying that the Development Order runs with the land and is
binding on the Applicant, its successors, and assigns, jointly or severally.
THE CITY SHALL:
Establish the operative date of this Permit as being thirty (30) days from the date of its
issuance; the issuance date shall constitute the commencement of the thirty (30) day period to appeal
from the provisions of the Permit.
CONCLUSIONS OF LAW
The PROJECT, proposed by the APPLICANT, complies with the Miami Comprehensive
Neighborhood Plan, as amended, is consistent with the orderly development and goals of the City of
Miami, and complies with local land development regulations and further, pursuant to Section 1703 of
the Zoning Ordinance:
(1) the PROJECT will have a favorable impact on the economy of the City; and
City of Miami
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(2) the PROJECT will efficiently use public transportation facilities; and
(3) the PROJECT will favorably affect the need for people to find adequate housing
reasonably accessible to their places of employment; and
(4) the PROJECT will efficiently use necessary public facilities; and
(5) the PROJECT will not negatively impact the environment and natural resources of the
City; and
(6) the PROJECT will not adversely affect public safety; and
(7) the public welfare will be served by the PROJECT; and
(8) any potentially adverse effects of the PROJECT will be mitigated through conditions of
this Major Use Special Permit.
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.
Footnotes:
{1} If the Mayor does not sign this Resolution, it shall become effective at the end of ten calendar
days from the date it was passed and adopted. If the Mayor vetoes this Resolution, it shall become
effective immediately upon override of the veto by the City Commission.
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