HomeMy WebLinkAboutAnalysis & MapsANALYSIS FOR
STREET CLOSURE
File ID# 2413
REQUEST: Pursuant to Section 55-15 (c) of the Miami City Code, the applicant proposes the closing and
vacating, a portion of a public alley.
PROJECT ADDRESS: A portion of a public alley located along the west side of NW 42 Avenue (Le
Jeune Road), from West Flagler Street to NW Street, of approximately 0.029 acres (1,276 square feet)
of land.
APPLICANT: Keystone Havana Club, LLC
COMMISSION DISTRICT: District 4
ZONING DESIGNATION: T6-8-0
FOLIO#: not applicable
NET OFFICE: Flagami
GENERAL INFORMATION:
REQUEST: Pursuant to Section 55-15(c), of the City Code of Ordinances, the applicant requests the
vacation and closure of a public alley.
As depicted below, the proposed alley closure lies within the limits of the approved Keystone Havana
Club Plat (#1987). The subject alley is located within Kinloch Park Subdivision and Flagami NET District.
NW 2ND STREET
E7
!Pi.- Mill
<t_____NwlsrsFREET
it I Nu ni
IInuilmHII.P
UI
z
F AGEER STarrF
TRACT •A'
RAGYFRR $ MEET AND LE 1FL M
ROAD PROPERTY
P.I.J¢,PGA
LOCATION SKETCH
NOT TO SCALE
LarsoF
it
Vicinity Map
•
wrle .4 'e <mrx wuwe
771 N�Aa. t✓mr[ //' C SKIWT FBEGINN
vu 4 3+•r+M•J � N �537W
a Nra . i fo:7
EMIR
. n RLCOAP,N90• go' ow
,; MEASV ED=NRB'3J'gf W
. (BASIS OF BEARING: g
? 1! ASIN41 aMren T
_ _ _ _ : 1, — _ NQ9'3T I - MESS• I'
�revmue -�—•- —WriPURd43i aCW Sari - —!�, saw
•.. •,--,..-;; WEST FL4GLER STREET
renysprtrr•
}�l
SFsrasvi � �x F' 3':e._
REO3RO.N9p 2' W ,S.061 r
l r:• 4E.M11rYWd x3.33 & q1'�
aa.r.
w%w matt ,
Proposed alley closure outlined in red
City of Miami
Planning and Zoning Department
BACKGROUND:
The applicant (Keystone Havana Club, LLC.) owns all the properties bisected by the alley to the north
and south. Previously, the applicant applied for and received approval with conditions from the City of
Miami, Plat and Street Committee for the Re -Plat and Street Closure (Tentative Plat #1897) of Keystone
Havana Club.
This request is to close and vacate a Public Alley, located along the west side of NW 42 Avenue (Le
Jeune Road), from West Flagler Street to NW Street and has approximately 0.029 acres (1,276 square
feet) of land in area. The purpose of the request is to close and vacate the alley at the Property in order
to annex the closed section of the alley into the approved Tract A to create a unified site for future
development. The applicant has proffered a three dimensional public access easement in the original
footprint of the portion of the alley proposed to be closed and vacated while providing means of ingress
and egress for the public.
There are no overhead utilities above the alley. Any existing underground utilities located within the alley
will be relocated or easements must be created.
The existing alley is 15 feet in width by 85.02 feet in length and runs east to west direction. The alley
fronts NW 42 Avenue to the east and NW 43 Avenue to the west.
NW.I ST S
!MO 1
—44
Aerial View of the proposed Alley Closure
Proposed Alley Closure (outlined in red).
CI
NW I ST ST
crulvri.
all7GLER S
Lund
®SUBJECT ALLEY CLOSURE
SUBJECT APPLICANT PROPERTIES
Current Zoning.
Proposed Ailey Closure (Outlined in red).
T4-L
This alley closure is considered a key element in unifying the Tract, providing a buildable site for future
development.
File Id # 2413
2IPage
City of Miami
Planning and Zoning Department
ANALYSIS:
The following is an evaluation of the request pursuant to Section 55-15(c) of the City Code of
Ordinances which states that in addition to technical requirements for vacation and closures, that the
Plat and Street Committee review four (4) public interest findings related to vacation and closures. The
Plat and Street Committee Findings for the street closure application are attached as Exhibit A, and
summarized below.
1. Public interest Finding: Is it in the public interest, or would the general public benefit from the
vacation of the rights -of -ways or easements?
Plat and Street Committee Response: The portion of the alley proposed for vacating and closure
will be replaced by a three dimensional easement, allowing public ingress and egress. The closure
of the alley will create a unified development site compatible with the current Transect Zone
development patterns. The project may include a mixed -use building conducive to pedestrian activity,
circulation, and available to the general public.
2. Public Interest Finding:. Is the general public no longer using the rights -of -way or easement,
including public service vehicles such as trash and garbage truck, police, fire or other emergency
vehicles?
Plat and Street Committee Response: The existing alley proposed to be closed and vacated is
completely within the boundaries of the Tentative Plat site. The portion of the Alley closure will be
replaced by a public ingress and egress easement. Although the approved Tract A is occupied, the
proposed Public Alley to be closed and vacated is not utilized by emergency or service vehicles
beyond the limits of the site and the site itself requires limited service. Solid waste service is provided
by private commercial carriers.
3. Public Interest Finding: Would there be no adverse effect on the ability to provide police, fire or
emergency services?
Plat and Street Committee Response: Although public service vehicles do not utilize the alley, a
through access will be maintained beyond the limits of the public access easement to ensure that
there is no adverse effect. The alley is surrounded by the Property, which faces three separate right
of ways, with access for police, fire and emergency services. Therefore, there would be no adverse
effect on the ability to provide fire, police or emergency services.
4. Public Interest Finding: Would the vacation and closure of the rights -of -way or easements have a
beneficial effect on pedestrian and vehicular circulation in the area?
Plat and Street Committee Response: The alley proposed to be closed and vacated is not part of
the general neighborhood vehicular or pedestrian circulation system. By approving the proposed alley
closure, it will allow a comprehensive redevelopment program in the future which may benefit
improvement circulations within the alley area with the inclusion of an improved sidewalks on the
private property portion.
On May 4, 2017, The Plat and Street Committee members voted to recommend approval, 6 (six) in
favor and 0 (zero) in denial, of this alley closure request subject to conditions.
File Id#2413
31Page
City of Miami
Planning and Zoning Department
CONCLUSION:
The proposed alley closure is consistent with the goals, objectives, and policies of the Miami
Comprehensive Neighborhood Plan (MCNP). This closure will facilitate cohesive development, economic
growth, and revitalization, as the proposed development. Specifically, MCNP Policy LU-1.3.15 states,
that the City will continue to encourage a development pattern that enhances existing neighborhoods by
developing a balanced mix of uses including areas for employment, shopping, housing, and recreation
in close proximity to each other.
The closure of the alley (along the west side of NW 42 Avenue from West Flagler Street to NW Street),
as presented, is important for the revitalization and enhancement of the areas surrounded. This alley
closure will result in a positive impact for the neighborhood and for the City of Miami in general.
Based on the Plat and Street Committee findings, conditions of approval, and staffs analysis, the
Planning and Zoning Department recommends the Approval of the request to close the alley subject to
the following conditions:
1. The applicant or their successor shall comply with the conditions of approval stated for the
Keystone Havana Club Tentative Plat #1897, in a letter dated May 26, 2017 issued by the
Department of Public Works.
2. The applicant or their successor shall comply with all development standards identified in Miami
21 Code and all applicable Local, State and Federal regulations.
Jai q elin-L is
Cr i-f of Land Development
Luiz Vicentini
Planner I
Exhibit A- Plat and Street Committee Comments letter for, Keystone Havana Club, Plat #1897, dated May 26, 2017.
File Id # 2413
4IPage
EXH 1 BIT -A
PLAT & STREET COMMITTEE LETTER OF
APPROVAL WITH CONDITIONS
Cttp of Aliami
May 26, 2017
Keystone Havana Club, LLC
ATTN: Enrique Puig
10 NW 42 Avenue, Suite 700
Miami, FL 33126
DANIEL J. ALFONSO
City Manager
KEYSTONE HAVANA CLUB
TENTATIVE PLAT # 1897
LOCATED ALONG THE WEST SIDE OF NW 42 AVENUE (LE JEUNE ROAD), FROM W. FLAGLER
STREET TO NW 1 STREET
Ladies and Gentlemen:
The City of Miami Plat and Street Committee, at its meeting of May 4, 2017, APPROVED the above tentative
plat subject to the following revisions being made to the tentative plat, additional information being provided
and/or variances being granted. Please be advised that the processing of your tentative plat cannot proceed
until these conditions and/or comments have been satisfied:
Public Works
1. Note only — the applicant states desires to comply with the provisions of the City of Miami Code,
Section 54-4 (b) in regards to vacation of portion of public alley.
2. Show dimensions from the structures and improvements within 25-foot strip along the perimeter of
the proposed plat lines.
3. Provide Development Intent.
4. Add "State Road 968" to West Flagler Street.
5. Add "State Road 953" to Le Jeune Road.
6. Correct lot identification on surrounding subdivisions.
7. Provide existing right of way widths.
8. Label "15' public alley" in all pages.
9. Correct "15' ingress easement" in page #2 of #3, and relocate correctly as "ingress -egress
easement"
10. Benchmark information needs correction on the datum conversion.
11. Provide a legend for curve data and other abbreviations.
12. Provide ties to block corners and identify type of monument found.
13. Provide a copy of the Certified Corner Record used in the proposed plat
14. Provide ties to street intersections with bearing and distance for the monument lines and the center
lines to both intersections.
15. Verify if a monument was found at center of Section 5-54-41.
16. Combine Sheet #2 and #3 into 1 (one) sheet.
17. Provide underground information of existing storm water system adjacent to proposed plat —
underground lines, inlet rim elevation, inlet type, structure bottom elevation, pipe invert elevation
and direction, pipe size, pipe length, exfiltration trench.
DEPARTMENT OF PUBLIC WORKS
444 SW 2^d Avenue, 8th Floor / Miami, FL 33130 / (305) 416-1200 / Fax: (305) 416-1278
Mailing Address: P.O. Box 330708 Miami, FL 33233-0708
KEYSTONE HAVANA CLUB - TENTATIVE PLAT #1897
May 26, 2017
Page 2 of 4
18. A plat approval letter from the Florida Department of Transportation (FDOT) is required at the time
of final plat approval. A copy of the final plat must be submitted to the FDOT, not a copy of the
tentative plat.
19. Specify easement as 3(three)-dimensional easement with vertical clearance specified. A minimum
of 15-foot vertical clearance is proposed.
Alley Closure — Standard Comments
20. A letter from the Miami -Dade Water and Sewer Department is required to determine if any
adjustments to their facilities or easements are required (only for road and/or alley vacation)
21. Existing utilities located within the street, alley, and easement to be closed and vacated must be
relocated or easements provided.
22. Provide a legal opinion as to if any claim has been filed for reversionary rights to the Right of Way
to be closed and vacated, pursuant to Florida Statutes Chapter 177, Section 177.085.
23. Public Hearing/Planning, Zoning and Appeals Board (PZAB).
a. An opinion of title as to reversionary rights for the right-of-way to be closed and vacated will
be required by the Planning, Zoning and Appeals Board. The opinion of title must also
address whether or not there are individuals, in addition to the abutting property owners,
having an interest in the right-of-way to be closed and vacated. A copy of the opinion of title
must be provided to the Public Works Department.
b. The Planning, Zoning, and Appeals Board will require a sketch and legal description with a
square footage, on an 8 'A" X 11" paper, for the proposed closure. Contact the Office of the
Hearing Boards, at 305-416-2030. Provide a copy to the Public Works Department.
24. The Plat and Street Committee has reviewed the tentative plat of Keystone Havana Club and
determined that all technical requirements contained in the Miami City Code Subdivision Regulations
have been met and has approved the tentative plat. The members of the Plat and Street Committee
have further considered the request for vacation and closure of the alley with respect to Miami City
Code requirements and have voted 6 (six) in favor and 0 (zero) in denial of this vacation and closure
request.
Planning/Zoning
25. Location sketch must be legible, including the zoning transect lines.
26. Existing Unity of Title must amended or released. New Unity of Title, to include the portion of
alley being vacated, must be recorded simultaneously with the plat.
Standard Comments
27. A letter from Comcast is required to determine if any adjustments to their facilities or easements are
required.
28. Verify with Miami -Dade County that the proposed plat name is acceptable.
29. All encroachments across proposed tract and/or lot lines must be removed prior to final plat submittal.
30. An Opinion of Title, in the City of Miami Opinion of Title form, must be provided at the time of final
plat submittal.
31. Current backup documentation will be required for all who execute the final plat. A resolution for
authority to execute documents and a Certificate of Good Standing from the Secretary of State are
required, if applicable.
32. Tentative plat application must be made with Miami -Dade County after receiving approval from the
City of Miami Plat and Street Committee. Provide a copy of the notice of action to Public Works.
33. Be advised that an incomplete final plat package will not be accepted by the City of Miami. It is the
owner's responsibility to work with his/her surveyor and attorney to assure that everything is in order
before submitting the final plat package.
34. Be advised that if all requirements for scheduling the final plat for City Commission action are not
in order, the final plat will not be scheduled for a City Commission meeting.
KEYSTONE HAVANA CLUB - TENTATIVE PLAT #1897
May 26, 2017
Page 3 of 4
35. A letter of concurrency from Miami -Dade County School Board is required prior to the final plat
approval (see contact sheet). The tentative plat name and tentative plat number must be included on
the application form.
36. A letter from Miami -Dade Water and Sewer Department is required to release the final plat in
connection with water and sewer service agreements.
37, For informational purposes, provide two 8 '/2" x 11" sketches of the division of the land; one sketch
of the existing divisions before the plat is recorded and one sketch of the divisions after the plat is
recorded.
In addition to the above requirements, you should be aware of the following:
1. State and local laws require the installation of various physical improvements in the public rights -of -
way when property is platted. These subdivision improvements include paving, drainage,
landscaping, sidewalks, etc. In some cases this could represent a substantial investment on your part.
REQUIRED: The submission of an electronic file of the tentative plat, in an AutoCAD, to the City
of Miami Public Works Department, Roadway Plans Section will EXPEDITE the preparation and
enhance the ACCURACY of the subdivision improvement letter required for the final plat approval.
2. The alteration, relocation or installation of utilities such as storm and sanitary sewers, electric,
telephone, water, etc., caused by this plat will be at the property owner's expense. Also, utility
easements may be required on the property being platted.
3. A building permit will not be issued on the property being platted until the final plat is recorded or as
authorized by the City of Miami Code Section 55-10(i). Also, the Temporary Certificate Occupancy
and/or Certificate of Occupancy for any building construction will be issued only after all the required
subdivision improvements have been completed.
4. Approval for fire flow requirements must be obtained from the Fire -Rescue Department prior to the
issuance of a building permit.
5. In order to mitigate problems associated with access and construction activities throughout the
neighborhood, the contractor/developer is encouraged to notify the affected neighborhood residents,
in writing, of the project starting and completion dates at the time of issuance of permits. The
contractor/developer may coordinate the notification of residents with the local City of Miami NET
Service Center.
6. Additional items must be provided to the City of Miami Department of Public Works before the final
plat is submitted to the City Commission for approval. You will be notified in writing as to what
these items are after the amount of the bond has been determined for the necessary subdivision
improvements. It is required that the applicant contacts the City of Miami Public Works Survey
Section to verify that all final plat submittal documents are complete prior to final plat submittal.
7. Tentative plat approval is only valid for 1(one) year and 6(six) months from the date of the Plat and
Street Committee meeting at which time it was approved.
If you have any questions concerning these requirements, please refer to the attached sheet for the appropriate
person to contact.
Si cerely,
v
Ju =1 Santaba, P.E., CFM
Su ' visor of Plats — Plat and Street Committee
Director Public Works Department
JS/AB/ab� ;�<i14 4
Enclosure: Contact Sheet
c: Delta Mapping and Surveying, Inc.
13301 S.W. 132 Avenue, Suite 117
Miami, FL 33186
KEYSTONE HAVANA CLUB - TENTATIVE PLAT #1897
May 26, 2017
Page 4 of 4
D.E.T. Strategic Consultants, LLC
7195 N.W. 179 Street, #204
Miami Lakes, FL 33015
Plat and Street Committee Members
Nzeribe Ihekwaba, Ph.D., P.E., Assistant City Manager/Chief of Operations
Survey
Development and Roadway Plans
Central
CI
MIAMI 21 (EXISTING)
File ID: 2413
Street (Alley) Closure
T6=8=O
9
NW 1 STST
T6-8-O
Legend
SUBJECT ALLEY CLOSURE
SUBJECT APPLICANT PROPERTIES
T4-L
T6-8-O
T6-8-O
IN
N
ADDRESS: 10 NW 42 Ave
0 100 200
400 Feet