Loading...
HomeMy WebLinkAboutAnalysis and Mapsi5u[r 51A110 *)1 Ito[ G City of Miami Planning Department Division of Land Development ANALYSIS FOR ALLEY CLOSURE PZAB File ID No. 3962 Applicant(s): Location: Commission District Miami 26, LLC, Lerner 276 NW 26 Street, LLC, Lerner 2545 NW 3 Ave, LLC, Wynwood Doors, LLC. An Alley located south of NW 26 Street, west of NW 2 Avenue, north of NW 25 Street and east of NW 3 Avenue District 5 - Commissioner Keon Hardman Net District Office: Wynwood / Edgewater Preparer: Anne -Christine Carrie, Planner li A. GENERAL INFORMATION REQUEST: Pursuant to Section 55-15(c), of the City Code of Ordinances, Miami 26, LLC, Lerner 276 NW 26 Street, LLC, Lerner 2545 NW 3 Ave, LLC, Wynwood Doors, LLC (the "Applicant") request to vacate, close, abandon and discontinue the use of a private alley located south of NW 26 Street, west of NW 2 Avenue, north of NW 25 Street and east of NW 3 Avenue (the "Alley"). SUBJECT PROPERTY: The subject property lies within an Urban Center -Open "T5-O" zoning district with a Neighborhood Revitalization District (NRD-1) Overlay. The alley is within the Wynwood/Edgewater NET area. The alley is T-shaped and contains approximately 7,259 square feet of land, located south of Northwest 26 Street, west of Northwest 2 Avenue, north of Northwest 25 Street and east of Northwest 3 Avenue. The first segment ('[Segment A") is approximately 200 feet in length and runs north to south from NW 26 Street to NW 25 Street. Segment A abuts local restaurants, art galleries and private art exhibits including the Wynwood Walls and Wynwood Doors displays. The second Alley segment (Segment B) runs east to west for approximately 500 linear feet from NW 3 Avenue eastward up to a crossing point with Segment A. Segment B faces a screened parking lot, as well as retail, warehouse, and restaurant uses. The aerial of the whole alley is shown in Figure 1, on page 2 of this analysis. The application is made on behalf of the property owners of lands included in the existing "NW 2nd Commercial Subdivision" plat (the "Original Plat"), a copy of which is provided as Attachment "A". Figure 1: The area highlighted in yellow below denotes the full lengths of Segments A and B. B. BACKGROUND The request for the alley closure is in conjunction with the tentative plat application #1901 for the "Tony Goldman Plat" (the "T-Plat"). The Alley was dedicated on March 24, 1929 by the platting of the Original Plat via Ordinance No. 366. The dedication was made for the sole use of those properties included in the Original Plat that abut the Alley. Said properties are currently identified in the Original Plat as Lot 1, and Lots 6 to 34. The Original Plat also assigned the reversionary rights for the entire width of the Alley to the owners of the afore -mentioned Lots. Over time, Segment A and the eastern portion of Segment B, as well as several of the adjoining parcels, came to be used for private displays of artwork now known as Wynwood Walls and Wynwood Doors. Meanwhile, the western portion of Segment B was paved over and is currently used for private parking and loading. C. ANALYSIS On July 20, 2017, the Plat and Street Committee approved the tentative plat with conditions for technical requirements. In accordance with Section 55-15 (c), the Applicant's request was assessed by the Plat and Street Committee (which includes Planning Staff) using the four (4) criteria listed in Chapter 55. The complete list of Findings is provided as Attachment "2," and further analyzed below: Criteria #1: Plat and Street Committee Finding #1: Planning Staff Analysis #1: Is the request in the public interest, or would the general public benefit from the vacation of the rights -of -ways or Easements? "Public does not use the alley. It is a private alley for the sole use of property owners. Public will benefit from business and development on the site." Per the documents submitted by the Applicant, the closure and vacation of the entire alley puts the Wynwood Walls and Wynwood Doors exhibit at risk. The loss of the tourist attraction entails a loss of patronage for the neighboring venues. The Opinion of Title, dated March 28, 2018, as well as the Original Plat, indicate that the Applicant has reversionary rights to this alley and may PZAB File ID No. 3962 Page 2 of 10 Criteria #2: Plat and Street Committee Finding #2: Planning Staff Analysis #2: Criteria #3: Plat and Street Committee Finding #3: Planning Staff Analysis #3: thereby vacate it through the public hearing process. Once the platting process is complete, the Applicant may improve the site in a manner that conforms to the Miami 21 standards. As such, the Plat and Street Committee determined that "the public will benefit from the business and development of the site." Is the general public no longer using the right-of-way or Easement, including public service vehicles such as trash and garbage truck, police, fire or other emergency vehicles? "There is no existing public use. Emergency service vehicles currently have access from the adjacent main streets. Garbage/solid waste collection are conducted by a private provider." According to the Applicant's Letter of Intent, public service vehicles, including emergency service vehicles, do not currently use the Alley. Furthermore, the Plat and Street Committee made the determination that there is no existing public use for the alley, such that emergency service vehicles currently have access from the adjacent main streets and that garbage/solid waste collection is conducted by a private provider. The Plat and Street Committee approved Tentative Plat #1901 with conditions, including the need to create easements or relocate existing utilities. As of a site visit by staff on April 16, 2018, the westernmost portion of Segment B appears to have a surface parking lot and a privately -serviced garbage dumpster. The remainder of Segment B and Segment A are used as part of the Wynwood Walls and Wynwood Doors exhibits. Over the past few years, the private displays of art on this site have attracted many tourists to the area and thereby generated additional revenue for businesses in the Wynwood community as a whole. Since the establishment of the Wynwood Walls, new businesses have opened in the area which led to the development of a large number of previously underutilized lots. Therefore, although the general public may not, and does not, technically use the alley for access, the traffic generated by the use of the alley as Wynwood Walls is crucial to the entire Wynwood neighborhood. Would there be no adverse effect on the ability to provide police, fire or emergency services? There is no adverse effect because there is no current use for emergency services. There will be no adverse effect upon police, fire or emergency services, because none of the foregoing services currently use the Alley. At this time, all properties abutting the Alley have frontage on a public street, and are able to receive public services from that frontage. PZAB File ID No. 3962 Page 3 of 10 Criteria #4: 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 Finding #4: Planning Staff Analysis #4: There is no effect on the pedestrian and vehicular circulation in the area. At this time, locals and tourists use the private pedestrian path to navigate through the Wynwood Walls and Wynwood Doors. Although the area is maintained and controlled by the owners of the land, visitors of the site have the ability to safely walk across this city block from NW 25 Street to NW 26 Street. The traffic generated by the Wynwood Walls and Doors displays has allowed businesses to use the Alley as a permanent entrance. At the Plat and Street Committee meeting, it was determined that there exists no vehicular connection via the Alley to the streets. Therefore, the Committee gave a favorable recommendation to close alley. The Plat and Street Committee members voted 6 (six) in favor and 0 (zero) in denial of this private alley closure request. D. CONCLUSION Closure of the Alley on which the Wynwood Walls and Wynwood Doors partially sit would deprive the community of a significant generator of revenue. However, the applicant has provided sufficient evidence that the technical requirements for the closure were met. Although the land could in fact be developed with the current configuration of the lots, this closure is likely to promote the development of the abutting properties in accordance with the goals, objectives, and policies of the Miami Comprehensive Neighborhood Plan ("MCNP"). Furthermore, in accordance with Chapter 54, Section 54-4 (b), as well as the findings by the Plat and Street Committee, the request for a vacation of the Alley satisfies the minimum requirements of Section 55-15 of the City Code. E. RECOMMENDATION Pursuant to Chapter 55, Section 55-15, of the City of Miami Code of Ordinances, and the aforementioned findings, the Planning Department recommends approval of the request to close, vacate, abandon and discontinue from public use a private Alley located within the Tony Goldman T-Plat #1901, subject to the conditions listed in the adopting resolution, and provided below for reference. 1. Identify subsurface improvements, existing or proposed, on the survey per Section 55- 7(b)(1)(m) of the City Code. 2. Indicate in writing the purpose of the vacation, proposed use, and any intent to demolish existing structures including but not limited to, the private art exhibits and the pedestrian corridors that are currently in place. 3. Delete the portion of the legal description that is showing the alley as part of the property ownership. PZAB File ID No. 3962 Page 4 of 10 4. Existing utilities in the right-of-way to be closed and vacated must be relocated or easements must be created. 5. The Applicant, owner, or their successor must meet all applicable development standards identified in Ordinance No. 13114, as amended, the Zoning Ordinance of the City of Miami, Florida as well as all other applicable local, county, state, and federal regulations. 6. A building permit, including phased permits, will not be issued on the property being platted until the final plat is recorded or as authorized by the Section 55-10(i) of the City Code. 7. A Certificate of Occupancy, Temporary Certificate of Occupancy, Certificate of Use, or Temporary Certificate of Use shall only be issued after all the required subdivision improvements have been complete. 8. The Applicant, owner, or their successor shall comply with the conditions of approval stated for the Tony Goldman Tentative Plat #1901, provided as Exhibit "D", in the letter dated August 15, 2017, issued by the Department of Public Works. 9. Pursuant to Section 55-15(h) of the City Code, the approval should be valid for a period of four (4) years and shall remain independent of the referenced tentative plat during this period. Chi • and Development ACC Rev. 5/16/18 & 5/21/18 PZAB File !D No. 3962 Page 5 of 10 ATTACHMENT 1 !VAIN "L'rtA:;tt- aY,wd P4,11,J- C 1r {ep?'I :i NMIillI + l` ..rt aJr�Ippl.a��ae` i . EMo a..a..rt..n, aSf Yit71iL`T• ' ^ ' y , 1 mi mmmnni NYIOr^1 AVW +mr-. nerra rt-Rena ark. rnya,.Qi Ave. do .u.t.e-nl.nisaseJS isffit rlp Ave Camered aidfrision rry 5cc. 25-T. 5•3-S,r�.4r Ftit R. NIAW7 R VFar4OPMS ff./o moa .S6.4Ld Yeek3• ffi OI fiw FLd/9ZS fi Non -Order Search Doc: FLDADE:MPLT 16-0000g Page 1 of 1 Qi 7 •Men•... HEN Nwpsal ran enra. 17..1, N1.M1914E10PMCNY OHM (CI tp J J4N r kin, am!kMrtwr Ma *Waked ant n offAtt F^c Amnia 1'....-t. IAL.S ..171DN, y e rt-paidhhian d Ihar ocean lands aikaek b. rim ,,.,sy d Dodo uW arr. .!dbt.tnrr.t. hard..,, thn.,BW 1Na 1lll to }yd at), rh rnc..4 ,.., In Nock Iwo NEJr NI14E SUP.W,.19N. mda, R Plat .tt j .er.T.d m PI.> Beak 9 at for Si of fhr FIdrhe Mecorea e! Dade.Ceanty, b/ta.. AI... Lois (1) belt Ta kJit..:.oj )tlkrtPit therone soerediiW, or of H R. rf d.d lot br On. (f) 6.:n3 ntar, ar ,9 Y W=Peaty Al.a eel. swn.Clq. Thin ken (r1,1) ad reaercev (H]el p{¢sh PNe WININMt104, Vill A^,x.enr+ny b Nor ehr,.d nororrIrri In plot BaAy of fS..ae 7, girths Nit. Reverde ce eerie d Gouty i.. ada. And Ian .ud Miprr Lewippwl i Cempana• ry hareby V.Jr.ta A the prrralholy.e .1 Obits �. p..p.r p.rp.... N.... d+.da..,, .,.n„u. rr 2M,... 5A.rrw....y. off yr..401 .U.�. A..,h. Aaiun/an ► Ih. pert.lrai .,. aaa Jai... .a ,is .r rrnew of dM ...Forte.. at. t areb and re no erker)ant The •11.11 Bi » a m., Oaml!nM Company 1.14.V n sun or a wn enrol Ihyr*he d+tt.mm I.�"r1.a �..Wil ndn, mvJ. dM wirPgis Wflrp(Di 1M d Mina D...l NnN C..v. La ..1. r'= a .n Ila It ...dd 41nn+ far Ale w*Pa+er LMrae,''..ra ywn+era a uw. srlTy a.b rara+L+ri dyd hbN.or�,;4e9. ss prom LJ r f .�' ��. pTTrlM4�S •. prom...a. d . y .l..+• il,tr A V AN f. STATE pp ilplNb �yp..�.j�yy..JJ.�r, COt :PIA' A P 1 C/ a E1 r. • Oft. m. I M.. W airy Ihaf an OdeSi 4.11o, } T.,.t ry I.L�,• pgt ! jN •• JPA. Ieraena„tlJ. R Slrnnr roM s.msn &Au. - I PLYELCPMSN.. CntiPAk.Y ....faro• d {T vop .. s. d+`p.rnvrs eaaarrNe it md.,b. r...a.am.rmrdnaMnr aneedpaTrtnga Nara'�ndlhd.ed 144 .edrLe r.-pawk.on eJ Arr said u,ae....rRsM,syend fitted 4h .3 d.h a-d ewPeraYran. 1r,TN1Ff,'q aynon,. ...a dTre,d e..l n Mir+. lhrid., , .. a.,d flan. Irsr .M.we .a,.rieead. SAL My Canrrat.'�f' ^'/ r'8. u9,yr♦ye r...daR• rnreard., ry- t.m�. J.ati$R (si0 rm. a Ple* wvr u Idf.su.s bey if P:n,� tp�; raM OWi1t 4,,.h1tL.G it Ja,.rn .f ANnai nM N...brrwrird 1%1 fir .1aeh.d pl.l .! 4,or. jtd4VE. p101.I1r.ECl.4. *9449.9Y1 nor. .rtvorrr n• ..nN} .arrry.d amd PI.i.iv,d.r..r enr..dr n. ..3Cartir EUIFIJEtft Ave .n ra all I .r.,.,a• .r a�j }dv of .wows,xarns~..r: tie : 0:.1'1 ynwean Requested By: gregwinters, Printed: 8/2512017 4:27 PM PZAB File ID No. 3962 Page 6 of 10 ATTACHMENT 2 Cap offlitting J. AMINO al, August 15. 2017 Lanai 2545 M W 3rd Ave., LLC Lama 276 NW 26ds St,,11.0 Mrsiani 26. LLC :Vynwnnd Doors, 114 c&i David Casid]o Swum 8. Bureau Uf 200 S. Biscayne Boalevent Suns 4100 Miami, FL 13131 LOCATED ALON"O THE SOUTH SIDS OF NW 26 STREiEC, FROM NW 2 AVENUE TO NW 3 AVENUE; AND ALONG THF. NORTH SIDE OF NW 25 STRUT, FROM NW 2 AVENUE TO APPROXIMATELY 230 FEET WEST Of NW 2 AVENUE Ladies sad Gentlemen: The City of Milani Piet and Street Cceentitta4 at kit meet* of July ]Ai. 2017„ APPROVED do above tontetrnno plot subject ao die %hosing revisions king aside IC tlltc teuteave pia„ additionel iafoaesation Erring provided endier n cs being greeted. Mew be advised eat the ;amass* of your tentative plea mince proceed until dime conditions andk►r ominous have been art stied: Public Wanks 1. Lad olritlleo to be aulttduid to Supervisor of Pius Rs Office of City Attorney to recommend cs dais app1oability of City of Mini Code Seaton 55-13(bX1). 2. Application e. Application is se be re.ezicred. There a only one %ali secs; tread en additional waiaOia b. Sabah et sseeeedirupdated Corpora's Rillabildaa. 3. Logsdon Sitwell a. Coaeot Sabdiivision asrastac, plat book and peps numbers of the surfing subdivisions, b. Under location tarp label Wade EntAksol osedon, the city, comity, and orate. 4. in tiro title back hider the taaindvs plat some isotionri seedos. mwruhlp. reap city, outcry, and stoic 5. Winds ibe update survey date i■ ail pepw. 6. Rehr in die slouch as -Boundary sod Topographic Survey". 7, teed deseaipcicxr is shoeing*. alley as pert of ilhe property ownership, semis to be deleted. N. Revise tits i I ,:.rlption Or prowlde Surveyor's affidavit (differs from Opi tins ands prerserere rtiaa}. 9, Show I.. Harsco radios, with cove clue at the Northam and Southeast cornea of die Framed pia. [f the existing buildings arc to ramie. a rows for tits usher tithe 254cct comer radius design standsad mg be subaaitied b die $upsr viler of Piste. 10. On main sketch, show nndatrlyriarg bolt vrli i dhpiriion. Dtr 44/ 8P1214 Aaraaa, & Ma.e lYratil aL nano pint40.4ne) lMeg 01.14M-E7e WWI. Meow PAX Pat AWN Mai RalIIIQr S PZAB File ID No. 3962 Page 7 of 10 1X3NY COLDMAN T NTAT1VE PLAT *1901 Augrnt 13, 2017 Page: 2 of 4 11 _ Comet Subdivialos meow tithe memoriam subdivleiona, 12. Move the stetsmmtt "AN EXPRESSED PURPOSE OF THIS PLAT tS TO C U)SE, VACATE, ABANDON AND DISCONTINUE ..." under the Lepl Description. 13. I rioting utilities in the right of wiry to be closed and vacated must be relocated or cascntenn mum be meted. Provide units on MianrFDsde County Flood Criteria. e a kp! opinion as to Weary cline buses Mess Mad Sir rrveroiseary reshot* the Private Arsy te be (bee* mud vacated, persrast to PMrhis States' Chapter 177. Section 177.01115. 16. Show thus ani property bee (tomtit of the plat) as a solid line and the proposed riot -way line ors *dished line. Be advised that an the final plat this will be remised. 17, Makeclaw drtisativa barmen the lines for bomulleries. lots owl bud dingo P order to cisarly identify theta, 1 S. Provide des to Moak comes and identifY 'type of montnneat found. 19. Provide a copy of the Certified Corner Record awed its the proposed pint 20. Add symbols 1 tb6revitioes ea legend 21. Provide ties to street aneraeetir wt with hewing end riictwnnri for the meetweest llweis end the Denier liners to all ietcresatkess. Z2.: haw present widths of a mitting tight of way. Pls■niner2oning 23. All sncru woes proposed trace ardics lot liner: must be removed prior to final plat submittal seers r dabie iautrtrmemt neeeptable to lrlerrlag{lonimg Department and City of Atsorsrcy alone msart be proerlid, 24_ The erisdag ain't erres thud atett rime meats ex mp0y with applicable re siekerrrentm elhelmet 21Zion, li (*daises. Proof& a,ilneni•iin(imagism front pleeerdeegsad Zoning Eli.ps'rhos** en c esplin nos net de mew. 25. Very Veen is exudes Unity of ride or Caveman/ In lien of Title affecting the property. 26. Provide additional sketch elbowing purse logs and their area's. Standard Ccs rncata 27, A letter frven Coeetiostt k required to damning if any adjustments to their fscilitieee or easnanasrtd are required. 2S, Verify with Miemi-Dade Canty that fts proposed plat name is socspt ble. 29. An Opinion of Titlet, in the City of Mintmi Opislan OFilek berm, must be prtwiidsd et the time: of Band plat aeabeninal. 30. Current backupdoonntantation will be required far all whop eatcoute the final pie. A taaiutian fry auisority CO aACISIO documents mad • Cartifienae ofGood Standing frt= the Secretary of Seatc ere inquired, if mynah's. 31. Te ntetivc Piet application resat be raedee ribs Miami -Leads Count • altar reeeirleg approval from the City of Alissnii fiat and S+umct C moutons. Provide a eaapey of the edict a rction to Public Works. 32. Be advised drat sa Incomplete fitnat plat pates, will not be eoespoad by the Cy tut bawd it is the O,,i et''a reempoeeability to work with War ar+edor and sessey es muse diet everything is in older before mutneitting the final plat peel age. 33. Be advised that if an requirements for .twit i hiss the final plat for City Cum.itsdon acllcn errs mot in order, the Thal pint will not be scheduled kr a City Cothedirrioo ttssetwij. 34. A leder of c+artmurane€y bun Miami-Ce de Cep School Bard Is ravished prior to the femme print approval (one sonte+ot share). The tentative plat .muse and aseetive plat amber taint he Wised CM the eppliahion tares.. 35. A hider Mom its Miami -Dads Wear end Sewer Depertmeatie required to deseresinee if any atlivenseale to their Bakke or enemata are required' Tt3NY GOLDMAN TENTATIVE PLAT 01401 Mpst 13,2417 Page 3 of 4 3s. A letter !rode M1mR1.Dade WOW ale Bawer Nomad d is required to rime tie and plat in • sao■neotioe with water and sewer service a reeasretsr, 37. Poe Maknostkoal purposes. povideiewra b yi"" z 1 I" shooks of the division ado kn4 0.. else* aft divisions blare lire plat is r�eoerded and tree doe al tee dlvieia o attar et pill is Standard Cossmeets far Sega maw lS.e met Voodoo I. Pxisttrg milieu located within the street, allay. sad easement to be cbaed and vacated root be waloesied or esaestherits provided. 2. Public HearhipfPlotabg, Zoning and App,ssI leased (PZAB) a. An eopi r- - ' r tie as too reversiorsry rigkes for therigboCeley en be dosed and vomited will be ronseed `r Planning, Zoning aced Appeals Bawd The vpimioa of title must also address whet! : w not there are irdivideds, in milieu ee its akedng property owners, having ace :1'st is the r rt-of- +racy OD be closed and versed. A eat af the opinion of dtle• sanest be provided se the PuWk Woeta Department. bL The Phonies. poker. and Appeals Board will require a sketch and Lead deaoeipcion with a SPASM flsotnpe as ea $ lS"' X 11" papers fhr doe propossd closure. Comet the Mica i of ties Ma rim iilrsasda, at 30S-416-2030. Prod*, a (ropy ea Moe Public Warts ligortment. 3. Iris 1Plt and Ei et Comoilles ices nwiewed ihb tentative piss of Tony Golden t vhdlvteekta rind dsosrsitrsd est ail lschniod segninmeents ctrotainod In the Miami City tide Diedivisket Repletion: aw have bees in awed ghee approved the tentative plat. The members of the No rad Street Camden: ittsve further considered the rood fear vacation and douse of the Whb nips* to Miami City Cods regairwnertes and have voted 6 in *MT sit ,d 0 in denial of this vacation and dome request. In addition to the above requirements, yam tihotdd be a*sc des knowing: 1, Some and local laws requiem ifss iedalkdon of venom physical uteproveemnb is lute pubs >w r►gtetsc- way estico properly is ply- These subdivision impeua►emert a iodide psnring, drainage, landscaping.. sue, Ma. in maces caws ads could ssprsont a staboonfal investment ate yawn pot P ::MMI MED Ise slsbersissios ciao electronic flue of the tenoedivre pia, in an AuzoCAD. to the City or Miami Public Web Dgtsrtment, Roadwaly Pima Sections will EX MUTE the preposition and mhssce the ACCURACY ofths subdivider' improvement Iwo required for the fuel pit apprrmel, 2. 'Iles Win, relocation or bastathedoe of Welke ethos as dome and smithery s—s. +siaetrir, selegion0. Want, ccc. carved by this pit will be at the property ommes expense. Ahoy Airy easements aatgr be required co die property be pawed 3. A bseildirtg permit will scat be issued on M property being phttwd taxi the final plat h sseoeded or st authorized by the City of Mimi Code Section 55-10(I). Also, the Temporary Certificate Csac pancy and/or Contitlicer0e of Occupancy Rw any hollering construction will be bored only alter all the required s+ebeil isiou improvements have been. completed. 4. Approval For fairs Bow mgdransants menu be obeeinod Iron [des Pie, -Ramona Drstroset prior iD the imam of a bedding wait 3. In oilier to problems steads ed with awe and aastrutd n activldss nugh et the neighborhood, the oont;raeiodde reloper is anomonged to notify do eith nd neighlmehvod treeldca a, in writing, of the project sa=tiss and onmoleiian dads at the Barra at books or permits. The contra*vfdo ee1oper inky othordkmis the notification of modems wide the local City of Miami NET Service Omer. 6. Additional idh■hs mu* be pnyvided to the Ciiy of Miami fl►aportmacnt Pukdic Works befog des final plat is oltistaittad to the aty Commission it asprawl,. Yost will be Kaki in *rides as to what throw limo are raw the easoest of tine bond hes been deeerislinsi fen rr the naeaesaary subdiiisiam improvements. 1t is required thee the applicant ca■emes ie Cky of ktiami Public Wost. Survey Section to verify' that all final plat, *baaionl d►► ernews are complete gdagja final plat ssehaittei. PZAB File ID No. 3962 Page 9 of 10 TONY GOLDMAN TENTATIVE PLAT P t 9i11 Moat 15,2017 Page 4off 7. T tine past approval is ally void far Ions) yrar and b(Dai) moths from the dale Ohba PiM and Sheet Caaoveairtzvx ■eosltng at which lire it was approved. !fry hams any question aaaatenitlg iris requirements. please retorts the sotaahod shalt fix the appropriate wan b ComPICI. Slovenly, go,., J a1 SNOW P.S. CPU S1rperviaw ofPim .M Met mad Sliest Cor■aail4w Diaaiu Wurfa Deportment @: Scimetbaro-Sheakm & Ali Ijx 3240 Carpacala Way Minter, FL 33025 Piet and Wert Committee Members Neacibe Ihekw*bu. Pik., P.E., Assistant City rstasialpte4Chiefof Operations Survey Development and Roadway Plies C:eatral PZAB File FD No. 3962 Page 10 of 10 AERIAL FILE ID: 3962 ALLEY CLOSURE �L _ !t! leerwr .�'*�x.lfe1PI �.. NW 27THST r-r 1 er, r ,.r k�F � 411E l�,l er- 1,8 f ' 1111R1r rlpe tee r Miami -Dade GiA. my JTD ADDRESS: SOUTH OF NW 26 ST, WEST OF NW 2 AV, NORTH of NW 25 ST & EAST OFNW3AV 0 75 150 300 Feet Legend rA Transit Corridor Buffer ■ 1 Transit Corridors MIAMI 21 (EXISTING) FILE ID: 3962 ALLEY CLOSURE N ADDRESS: SOUTH OF NW 26 ST, WEST OF NW 2 AV, NORTH of NW 25 ST & EAST OF NW 3 AV 0 75 150 300 Feet