HomeMy WebLinkAboutAnalysis and MapsANALYSIS FOR
STREET CLOSURE
File ID# PZ-18-418
REQUEST: Pursuant to Section 55-15 (c) of the Miami City Code, the applicant proposes the closing,
vacating, abandoning and discontinued for public use a portion of an alley.
PROJECT ADDRESS: Located at the northwest corner of Northwest 62 Street and Northwest 15
Avenue, Miami, Florida.
APPLICANT: Atlantic Pacific Communities LLC; and City of Miami.
COMMISSION DISTRICT: District 5 FOLIO#: not applicable
ZONING DESIGNATION: T6-8-O NET OFFICE: Model City
PLANNER: Luiz Vicentini - Planner I - Lvicentini@miamigov.com
GENERAL INFORMATION
REQUEST: Pursuant to Section 55-15(c), of the City Code of Ordinances, the Applicant (Atlantic Pacific
Communities LLC) requests the closing, vacating, abandoning and discontinued for public use a portion
of an alley.
As depicted below, the proposed alley closure (outlined in red) lies within the limits of the approved MLK
Residences Tentative Plat #1928. The proposed vacation and closure is located within the East Liberty
City Subdivision and the Model City Neighborhood Enhancement Team (NET).
Aerial and Vicinity Map
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Proposed Alley closure
City of Miami
Planning Department
This request is to close, vacate, abandon and discontinue for public use a portion of an alley, located at
the northwest corner of Northwest 62 Street and Northwest 15 Avenue, Miami, Florida. The alley is 15
feet in width by 139.91 feet in length
The alley proposed to be closed and vacated is comprised of approximately 0.029 acres (1,275 square
feet) of land and runs in north to south direction.
The purpose of the request is to annex the closed section of the alley into the approved Track A to create
a unified site for a future development (affordable housing community) contemplated for the Property.
BACKGROUND
On September 6, 2018, the applicant applied for and received approval with conditions from the City of
Miami, Plat and Street Committee for the re -plat and for the alley closure of MLK Residences (Tentative
Plat #1928).
The property is comprised of six vacant lots located on the northwest corner of NW 62 Street and NW 15
Avenue, in Miami, Florida. It was originally platted as part of the East Liberty City Subdivision, as
recorded on January 6, 1936, in Plat Book 39, Page19, according to Miami -Dade County Public Records.
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Portion of East Liberty City Plat, recorded on January 6, 1936
The Property and the alley are owned by the City of Miami, who owns Lots bisected by the alley to the
east (Lots 6 through 9) and to the west (Lots 11 through 15).
The Applicant is under contract with the City to purchase and redevelop the Property as part of an
affordable housing community. The agreement is predicated on the Applicant's commitment to develop
affordable housing on the unified Property after the closure and vacation of the alley.
The alley will not be closed from public use, as the applicant has proffered a three-dimensional public
ingress -egress easement in the portion of the alley proposed to be closed and vacated. Specifically, the
applicant proposes to replace the existing alley with an operational fifteen -foot -wide easement for public
use.
File PZ-18-418
21Page
City of Miami
Planning Department
Aerial view of the proposed alley closure.
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 the technical requirements for vacation and closures, the Plat and Street
Committee is to review four public interest findings. The Plat and Street Committee Findings for the Alley
closure application are provided as Attachment B, 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 vacation and closure of the alley would remove this
portion of the alley from the City's maintenance schedule, thereby removing a burden on City services
and the taxpayers. The vacated portion of the alley will be replaced by a three-dimensional easement,
permitting public ingress and egress. The easement area will be improved as part of the
redevelopment of the Property, including by not limited to curb cuts and paving, currently in a
deteriorated condition.
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 portion of the Alley proposed to be closed and vacated
will be replaced by a public ingress -egress easement, which will maintain the current level of access
File PZ-18-418
31Page
City of Miami
Planning Department
through the Property. In addition, the easement will provide a sixteen feet of vertical clearance access
as required by the Fire Department for emergency rescue vehicles. There will be no restriction on
access within the proposed easement area and no negative impact on the general public. 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: As noted above, there would be no adverse effect on the
ability to provide fire, police or emergency services to the Property, as a three-dimensional easement
will replace the alley. In addition, the alley is surrounded by the Property, which face three separate
right of ways with access for police, fire and emergency services. Moreover, the ability for the
applicant to redevelop the Property under Miami 21 afforded by the vacation and closure of the alley
may have a beneficial impact on Police services as any new development will incorporate the guiding
principal of Miami 21 of Crime Prevention through Environmental Design.
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: Through the platting process, subdivision improvements
will be made which will improve vehicle circulation and the pedestrian realm along the public right of
way adjacent to the Property. By approving the proposed Alley closure, it will allow a comprehensive
redevelopment program in the future which may benefit circulation in the area.
In addition of the Department of Resilience and Public Works findings, the Planning Department has
conducted a comprehensive analysis of the site and has found that the Property does not exceed 340
linear feet in length, therefore, the future development does not require a cross block passageway to
connect Northwest 62 Street and Northwest 62 Terrace.
In addition, Staff has found that the proposed alley to be closed and vacated will remain open for the
general public, with the creation of a three-dimensional ingress -egress easement in replacement of the
existing alley. The future easement will connect the Northwest 62 Avenue with the remaining portion of
the existing alley located south of NW 15 Avenue.
On September 6, 2018 the Plat and Street Committee members voted to recommend approval, 6 in favor
and 0 in denial of this alley closure request subject to conditions (attachment B). On November 9, 2018,
the Miami Dade County Plat Committee members reviewed the MLK Residences plat and recommended
approval subject to conditions (attachment C).
CONCLUSION
The closure of the Alley (located between NW 62 Terrace and NW 62 Street), as presented, is important
for the revitalization and enhancement of the areas it abuts. This alley closure will result in a positive
impact for the neighborhood and for the City of Miami in general.
File PZ-18-418
4IPage
City of Miami
Planning Department
Based on the Plat and Street Committee findings to approve the closure of the Alley with conditions, and
staff analysis, the Planning Department recommends the Approval of the request to close and vacate a
portion of an alley subject to the following conditions:
1. The Applicant or their successor shall comply with the conditions of approval stated for the MLK
Residences Plat (#1928), in a letter dated October 23, 2018, issued by the Department of Public
Works.
2. The Applicant or their successor shall submit the Affordable Housing Agreement documents at
the time of building permitting.
3. The Applicant or their successor shall comply with the conditions of approval stated for the MLK
Residence Plat (#1928), in a Notice of Action issued November 9, 2018 by the Miami Dade County
Plat Committee.
4. The Applicant or their successor shall comply with all development standards identified in Miami
21 Code and all applicable Local, State and Federal regulations.
Jacquelin
Chief of L
ment
2/27/2019
Attachment A- Sketch to accompany Legal Description
Attachment B- Plat and Street Committee letter of Approval
Attachment C- Miami Dade County Plat Committee Notice of Action
File PZ-18-418
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MIAMI 21 (EXISTING)
PZ-1 8-418
VACATION CLOSURE
NW 64TH ST-
NW 63RD ST
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NW 17TH AVE
NW 62ND TER
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NW 63RD ST
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NW 61ST ST
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-NW 60TH ST
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PZ-18-418 - PROPOSED ALLEY CLOSURE
0 125 250 500 Feet
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NWi63RD ST
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AERIAL
PZ-18-418
VACATION CLOSURE
PZ-18-418 - PROPOSED ALLEY CLOSURE
0 125 250 500 Feet
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