HomeMy WebLinkAboutP&Z AnalysisPLANNING AND ZONING DEPARTMENT
ANALYSIS
Case No. 2003-0748
VACATION AND CLOSURE OF A PORTION OF A PUBLIC RIGHT OF WAY,
BEING THE PORTION OF AN ALLEY BOUNDED BY NE 24th STREET,
BETWEEN BISCAYNE BOULEVARD AND NE 4th AVENUE.
Pursuant to Section 55-15 (c) of the Miami City Code, the Planning and Zoning Department
has reviewed the proposed street vacation and closure to determine whether it is in the
public interest, or whether the general public would benefit from the vacation of the right-
of-way.
The following findings have been made:
• It is found that the proposed alley to be vacated is located immediately East of Biscayne
Boulevard between NE 23'd Street and NE 24tt Street.
• It is found that the vacation of the alley is required to complete the project mixed use
project known as "The Steps on the Boulevard".
• It is found that the project was reviewed by the Internal Design Review Committee and
found to be adequate in providing urban design characteristics, which the City of Miami
has been advocating. It most be noted that as part of the review of Internal Design
Review Committee, there is still a pending issue regarding the appearance of the
proposed parking garage facade along the alley and NE 4th Avenue (Please see attached
Design Review Comments).
• It is found that the proposed vacation of the right of way is therefore in the public
interest.
Based on these findings, the Planning and Zoning Department recommends
approval of the request.
C i T Y 0 F M I A M I
PLANNING AND ZONING DEPARTMENT
PRE.-AppLIcA'I'ION DESIGN REVIEW COMMENTS
VACATION OF ALLEY
THE STEPS ON THE BOULEVARD
BISCAYNE BLVD. & NE 24 ST.
1-17-04
The following comments represent the unified vision of the Pre -Application Design Review Committee, which
consist of all staff members in the Urban Design and Land Development Divisions.
COMMENTS:
The following comments are being made in an effort to develop projects to their highest potential and make a
significant contribution to improving the quality of our built environment with great architecture and urban
design.
Context
The committee appreciates the context information provided, including the photographs of the property,
neighboring properties and other projects under development within the vicinity of this project.
Overall
The committee would like to compliment you on the high standards of design developed for this project. The
proposal possesses many of the positive urban design characteristics which the City of Miami has been
advocating for including:
• The provision of retail space and residential liner apartments wrapping the entire height of the garage
along Biscayne Blvd. and NE 24 St;
• Required loading spaces are contained within the building;
• The building is provided with a great amount of transparency through the use of windows, balconies
and terraces;
• The proportions and the stepping down of the building's massing from the northeast corner of the
site appear well considered and appropriate for the scale of the site.
Garage
• It is critical that parked cars be hidden from view. Provide details of the materials proposed to cover
the garage openings adjacent to the alley and NE 4th Ave, and indicate how all vehicles and vehicular
ramps will be concealed from public view.
It is our intention with these comments to aid in expediting Special Permit applications with your
voluntary efforts in making the necessary changes; thereby, avoiding any preventable delays
particularly prior to a project's submission to the Large Scale Development Committee or the
Urban Development Review Board.
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