HomeMy WebLinkAboutCC Legislation (Version 2)y of la
isiation
Resolution
City Hail
35D Pan American
Drive
tarn , FL 33133
w msamigOV.cOm
File Number; O5-OO624m ;
Final Action: Date:
A RESOLUTION OF THE MIAMI CITY COMMISSION. WITH ATTACHMENTS,
APPROVING WITH CONDITIONS, A SUBSTANTIAL MODIFICATION TO A
MAJOR USE SPECIAL PERMIT PURSUANT TO ARTICLES 5, 9, 13, 17 AND 22
OF ZONING ORDINANCE NO. 11000, AS AMENDED, FOR THE CAPITAL AT
BRICKELL (F.K.A. SMA) PROJECT. TO BE LOCATED AT APPROXIMATELY
1420, 1430, 1434 & 1438 SOUTH MIAMI AVENUE, 1401 & 1429 SOUTHWEST
1ST AVENUE, 26, 44 & 54 SOUTHWEST 14TH STREET, AND 21, 37, 45 & 65
SOUTHWEST 14TH TERRACE, MIAMI, FLORIDA; TO BE COMPRISED OF THE
FOLLOWING CHANGES: 1) TO DECREASE THE MULTIFAMILY RESIDENTIAL
UNITS FROM 832 UNITS TO 542 UNITS AND 364 NEW HOTEL ROOMS; 2) TO
INCREASE THE OFFICE SPACE FROM 108,543 SQUARE FEET TO 209,022
SQUARE FEET; 3) TO REDUCE THE RETAIL SPACE FROM 47,853 SQUARE
FEET TO 11,048 SQUARE FEET; 4) TO PROVIDE 6,856 SQUARE FEET OF
RESTAURANT AREA; AND 5) TO DECREASE THE OFF-STREET PARKING
SPACES FROM 1,274 TO APPROXIMATELY 1,053 PARKING SPACES, THE
NORTH TOWER WILL HAVE A NEW MAXIMUM HEIGHT OF 682 FEET, AND THE
SOUTH TOWER A NEW MAXIMUM HEIGHT OF 633 FEET; 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 August 6, 2007 N. Patrick Range, as attorney on behalf of Cabi SMA LLLP and
City National Bank of Florida under Trust Agreement 2401-1967-00 (referred to as "APPLICANT"),
submitted a complete Application for a Substantial Amendment to Major Use Special Permit for the
Capital at Brickell project (referred to as "PROJECT") pursuant to Articles 5, 9, 13, 17 and 22 of
Zoning Ordinance No. 11000, for the properties located at approximately 1420, 1430, 1434 & 1438 S
Miami Avenue, 1401 & 1429 SW lst Avenue, 26, 44 & 54 SW 14th Street, and 21, 37, 45 & 65 SW
14th Terrace, 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 5, 2007 to consider
the substantial modification to an approved MUSP project and offer its input; and
WHEREAS, the Urban Development Review Board met on September 19, 2007, to consider
the proposed project an recommended approval with conditions; and
WHEREAS, the Miami Planning Advisory Board, at its meeting held on January 16, 2008 Item
No. 3, following an advertised public hearing, adopted Resolution No. PAB 08-003 by a vote of nine to
City of Miami
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zero (OHO) recommending APPROVAL with conditions as presented in the Major Use Special Permit
Development Order as attached and incorporated; and
WHEREAS, the Miami Zoning Board, at its meeting on June 9, 2008, item No. 6, following an
advertised public hearing, adopted Resolution No, ZB 08-051 by a vote of five to zero (5-0) vote,
recommending APPROVAL of the special exception as part of a Major Use Special Permit, as per
plans on file with a time limitation of twenty-four months in which a building permit must be obtained,
as set forth ; 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 Substantial Amendment to 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 Substantial Amendment to 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, at
approximately 1420, 1430, 1434 & 1438 S Miami Avenue, 1401 & 1429 SW lst Avenue, 26, 44 & 54
SW 14th Street, and 21, 37, 45 & 65 SW 14th Terrace, Miami, Florida, more particularly described on
"Exhibit A,18 attached and incorporated.
Section 3. The PROJECT is approved for the construction of an approximate 682 feet 0
inches, 56 story high mixed use structure to be comprised of approximately 542 total multifamily
022 square feet of
residential units and 36and 6,856 square feetf crest Ourrant floor area; and apprce space and 11,048
oximately oximately 1 053 t
square feet retail spacece total
q
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 is 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:
City of Miami
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DESIGN REVIEWAPP -TY
&Site and Urban Planning;
(1) Respond to the physical
contextual environment taking
into consideration urban form
and natural features;
(2) Siting should minimize the Yes Yes
impact of automobile parking
and driveways on the pedestrian
environment and adjacent
properties;
(3) Buildings on corner lots Yes Yes
should be oriented to the corner
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.
Pedestrian Oriented Development:
(1) Promote pedestrian Yes Yes
interaction;
(2) Design facades that Yes Yes
respond 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
Yes
Yes
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the public sidewalk;
(2) Landscaping, including plant Yes
material, trellises, special
pavements, screen walls, planters
and similar features should be
appropriately incorporated to
enhance the project,
Yes
IV) 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 N/A
as district buffer.
(VD 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
suitable design element.
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) Design signage appropriate Yes "N/A
for the scale and character of
the project and immediate
neighborhood;
(2) Provide lighting as a design Yes
feature to the building facade,
on and around landscape
areas, special building or
site features, and/or signage;
(3) Orient outside lighting to Yes *`NIA
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.
**NaA
(VIII) Preservation of Natural Features:
(1) Preserve existing vegetation Yes **NIA
and/or geological features
whenever possible.
(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, 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 $1,065,133,300, and to employ
approximately 532 workers during construction (FTE-Full Time Employees); The project will also result
in the creation of approximately 460 permanent new jobs (FTE) and will generate approximately
$5,306,100 annually in 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 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
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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
(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 Substantial Amendment to
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 August 6,
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}
the
DEVELOPMENT ORDER
Let it be known that pursuant to Articles 5, 9, 13, 17 and 22 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
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File rIumber 05-00524mm
ify of Miami, Florida. has considered in a public hearing, the issuance of a Substantial Amendment to
Major Use Special Permit for Capital at Brickell, (hereinafter referred to as the "PROJECT") to be
located at approximately 1420, 1430, 1434 & 1438 South Miami Avenue, 1401 & 1429 SW lst
Avenue, 26, 44 & 54 SVV 14th Street, and 21, 37, 45 & 65 SW 14th Terrace, Street, 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 with a height of approximately 490 feet is a mixed use development to be
located at approximately 1420, 1430, 1434 & 1438 South Miami Avenue, 1401 & 1429 SW lst
Avenue, 26, 44 & 54 SW 14th Street, and 21, 37, 45 & 65 SW 14th Terrace, Miami, Florida. The
PROJECT is located on a gross lot area of approximately 3.78± acres and a net lot area of
approximately 2.78± 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 original project had a height of approximately 649-foot and the proposed substantial amendment
approximate height is 682 feet, 56-story high mixed use structure to be comprised of approximately
542 multifamily residential units and 364 hotel rooms; an increase the office space from 108,543
square feet to 209,022 square feet, a reduction of retail space from 47,853 square feet to 11,048
square feet; 6,856 square feet of restaurant floor area, and a reduction the off-street parking spaces
from 1,274 to approximately 1,053 parking spaces; providing for certain floor area ratio ("FAR")
bonuses.
This Permit also includes the following requests:
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701, (1), to allow a residential
development involving in excess of two hundred (200) dwelling units;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17. Section 1701, (2), to allow a non-residential
development involving in excess of two hundred thousand (200,000) square feet of floor area;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17. Section 1701, (3), to allow hotels involving in
excess of three hundred fifty (350) rooms;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17. Section 1701, (7), for any single use or
combination of uses requiring or proposing to provide in excess of five hundred (500) off-street parking
spaces;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701, (9) and ARTICLE 5, Sect. 502, to
allow up to 20 % increase of floor area ratio, for an increase of approximately 196,816 square feet of
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floor area;
The Substantial Amendment to Major Use Special Permit encompasses the following Special Permits
and additional requests:
SPECIAL EXCEPTION, as per Article 9, Section 91 8.1.2, to allow valet parking for restaurant and
hotel (up to fifty percent of parking spaces in excess of that required by ordinance);
CLASS ll SPECIAL PERMIT, as per ARTICLE 5, Section 607.3, to allow erection of any new building
in SD-7 district;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 908.2, to allow driveways of width greater
than 25 feet;
CLASS lI SPECIAL PERMIT, as per Article 15, Sect.1512, to allow reduction of required backup
distance from 23'-0" to 22'-0"
CLASS ll SPECIAL PERMIT, as per ARTICLE 6, Section 607.8.3, to allow development of ground
level open space residentiallrecreational space;
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 916.2.1, 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 10.6.3.7, 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 Substantial Amendment to 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
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The requirement to record in the Public Records a Declaration of Covenants and/or Restrictions
providing that the ownership, operation andmaintenance of ail 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, 17 and 22 of Zoning Ordinance 11000, approval of the requested
Substantial Amendment to Major Use Special Permit shall be considered sufficient
for the s brate
permits requested and referenced above as well as any other special approvalsrequired bythe 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 Architects, Inc., dated October 17, 23 and 30, 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 is 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 existing comprehensive plan future
land use designation on the subject property allows the proposed uses.
CONDITIONS
THE APPLICANT, 1TS 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.
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.
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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 roust 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 Attorneys 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, prior to the issuance of the building permit: a) Provide greater detail of
the decorative scoring stucco patterns along the northern facade or propose decorative treatment; b)
Provide west elevation (no part of MUSP submittal) for review and approval by the Planning Director;
c) Provide a tree survey and disposition plan for review and approval; d) Provide proposed landscape
treatment for portions of the facade that are blank at the ground level in order to soften the impact on
the pedestrian realm; e) The applicant shall comply with Miami -Dade County Ordinance 04-203,
Section 33-335. This ordinance states that all building heights reviewed by the Dade County Aviation
Department shall be in accordance with the "Airport Height Zoning Area Map" for Miami International
Airport.
12) Pursuant to HEPB Resolution 2005-040, the applicant shall contact the City of Miami
Pservation Officer prior to obtain a building permit, in order to meet the following conditions: (a) Submit
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monthly reports to the City of Miami during any archeological testing and monitoring activities to
document the results of any finds; (b) Submit two final reports to the City of Miami within 90 days of
completion of the archeological investigations and monitoring; (c) Submit a detailed archeological
management or mitigation plan to the City of Miami prior to the commencement of any further
archeological investigations or construction activities if significant archeological material is identified.
13) Pursuant to comments by the City of Miami Public Works Department, the applicant shall
meet the following conditions: (a) S.W. 14 Street: Replace ail damaged and broken sidewalk, curb and
gutter adjacent to the project site. Mill and resurface the entire width, curb to curb, between S.W, 1
Avenue and South Miami Avenue: b) South Miami Avenue: Replace all damaged and broken sidewalk,
curb and gutter adjacent to the project site. Mill and resurface the entire width, curb to curb, between
S.W. 14 Street and S,W, 14 Terrace. Stormwater drainage improvements will be required along South
Miami Avenue; c) S.W. 14 Terrace: Construct sidewalk, curb and gutter adjacent to the project site.
Mill and resurface the entire width, curb to curb, between Brickell Way and South Miami Avenue; and
d) Brickell Way (fka S.W. 1 Avenue): Construct new sidewalk, curb and gutter adjacent to the project
site. Mill and resurface the entire width, curb to curb, between S.W. 14 Street and S.W. 14 Terrace.
Stormwater drainage improvements will be required along Brickell Way.
14) 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)
(8)
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
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,
City of Miami
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APPROVED AS TO FORM AND CORRECTNES
JULIE 0. BRU
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 shall become effective
immediately upon override of the veto by the City Commission.
Co, of Miami
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