HomeMy WebLinkAboutAnalysis and MapsCity of Miami
Planning Department
ANALYSIS FOR
VACATION CLOSURE
Staff Analysis Report No.
PZ-25-19337
Property Addresses
1400 Northwest 20 Street
Folio Numbers
01-3135-0480-010
Miami 21 Zoning Code
"T6-8-O," Urban Core Transect Zone -Open
MCNP Designation
General Commercial ( partially Coastal High Hazard Area)
City Commissioner District
District 01, Commissioner Miguel Angel Gabela
Commissioner District Office
Allapattah
Planner
Claudia Diaz, Planner II; ,.idiazid miamiciov.com
Property Owner
Allapattah Investors LLC.
Project Representative
Carlos L. Diaz, Esquire, diazc@gtlaw.com
A. REQUEST
Carlos L. Diaz, Esquire, on behalf of Allapattah Investors, LLC, (the "Applicant") pursuant
to Chapter 55, Section 55-15(a) of the City of Miami Code of Ordinances, as amended,
(the "City Code"), requests to close, vacate, abandon, and discontinue from public use of
a twelve -foot (12'-0") Public Roadway with a twenty -five-foot (25'-0") Utility Easement
located near the southwest corner of the site, as well as a ten -foot (10') Utility Easement
running through the center of the property generally bounded by Northwest 20 Street,
Northwest 14 Avenue, and Northwest 19 Terrace, and located at 1400 Northwest 20
Street, Miami, Florida (the "Roadway and Utility Easements Vacation").
B. RECOMMENDATION
Pursuant to Chapter 55, Section 55-15(a) of the City of Miami Code of Ordinances, as
amended, the City of Miami Plat and Street Committee and Planning Department
recommend Approval with Conditions of the requested closure, vacation,
abandonment, and discontinuation from public use of a Public Roadway and two (2) Utility
Easements (collectively referred to as the "Roadway and Utility Easements"), based on
the facts and findings outlined in this staff report.
Staff Analysis Report No. (PZ-25-19337 1400 NW 20 ST-Vacation Closure) — Page 1 of 9
A. BACKGROUND
The Property's Miami 21 Code's Transect Zones
Pursuant to Article 3, Section 3.8.2.c of the Miami 21 Code, there is a recorded covenant
dated June 25, 1984, between the City and a national banking association, Sun Bank, the
owner of Tract "A", which includes a paved area designated as the "Parking Area." The
covenant acknowledges the existence of a ten -foot utility easement ("Easement") within
the Property. The Property was originally platted on May 11, 1972, under the subdivision
entitled "Midtown Subdivision,"(see attachement 1) which is located within the Miami
Comprehensive Neighborhood Plan (MCNP) and carries Future Land Use Designations
of "General Commercial." The site is zoned "T6-8-O," Urban Core Transect Zone — Open,
and the 1972 Plat includes both the Road and the Easement referenced in the Covenant
(See Attachent 6).
T6-B-O
KV191, TER
Figure 1 Miami 21
CI -Ho
Staff Analysis Report No. (PZ-25-19337 1400 NW 20 ST-Vacation Closure) — Page 2 of 9
B. PROPERTY
Site Location
The Roadway and Utility Easements Vacation Site is generally bounded by Northwest 20
Street, Northwest 14 Avenue, and Northwest 19 Terrace, referring to Figure 1. The
Property's gross area is approximately 87,817 square feet or 2.016 acres ("Legacy
Twenty, "Tentative Plat #2070.) (see Attachment 2)
Figure 2 Aerial view of the Roadway and Utility
Easements(Delineated in orange.) (Property is
delineated in red)
Surrounding Uses
The Site is surrounded by a mix of Commercial, Institutional, Industrial, and Residential
Uses, all within high -density urban zones (150 DU/Acre). The "T6-8-O," Urban Core
Transect Zone- Open supports the proposed Mixed -Use development, and the
surrounding context suggests strong compatibility, especially with Transit and Institutional
Uses to the east and Residential/Commercial Uses to the west and south.
Staff Analysis Report No. (PZ-25-19337 1400 NW 20 ST-Vacation Closure) — Page 3 of 9
Miami 21
MCNP / Density
Existing Use
North
"T6-8-O," Urban Core
Transect Zone - Open
"General Commercial"
150 DU/Acre
Industrial
South
"T6-8-O," Urban Core
Transect Zone - Limited
"Restricted Commercial"
150 DU/Acre ( Coastal High Hazard
Area)
Commercial
East
"CI -HD," Civic, Institution —
Health District Zone
"Major Institution, Public Facilities,
Transportation and Utilities."
150 DU/Acre ( Coastal High Hazard
Area)
Transportation
Utilities
West
"T6-8-O," Urban Core
Transect Zone - Open
"Restricted Commercial"
150 DU/Acre
Residential
Table 1: Future Land Uses, Miami 21 Zones, and Surrounding Uses
C. PORPOSAL
The Property is located within the "T6-8-O," Urban Core Transect Zone -Open, and the
Roadway and Utility Easements primarily serve this Site.
According to the tentative plat and survey, the area includes:
• A platted twelve -foot (12'-0") roadway with a twenty -five-foot (25'-0") utility easement
near the southwest corner of the site, totaling approximately 2,353 square feet (0.054
acres).
• A ten -foot (10') utility easement running through the center of the property, totaling
approximately 2,806 square feet (0.064 acres).
Please refer to Figure 3 for a visual representation of the easement locations.
Staff Analysis Report No. (PZ-25-19337 1400 NW 20 ST-Vacation Closure) — Page 4 of 9
14
NORTH
N.W. 19TI1TERRACE _
'LEGAn7IVENTr
.i. ' 'LEGACY TWENTY'
NoaTw
LOCATION MAP
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PROPERTYADORESS:
LEGAL DESCRIPTION.
L :GENE
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CONTAG
DEVELOPMENT INFORMATION:
.,ufNEYORB NOTES: -----.—
SURVEYOR'S CERTIFICATE:
Figure 3 Property Survey. Roadway and Utility Easements with red rectangular Outline
The Vacation and Closure of the Replating of the Property
Pursuant to Chapter 55, Section 55-15 of the City Code, the Applicant is replatting the
Property with the intent to vacate the existing Roadway and Utility Easement located within
the site. This intent is documented in the "Legacy Twenty — Tentative Plat #2070-A," (See
Attachment 2) which was digitally signed and sealed by Jacob Gomis, Professional
Surveyor and Mapper (LS No. 6231), of Royal Point Land Surveyors, Inc., with a Survey
Date of May 21, 2025.
D. ANALYSIS
Chapter 55, Section 55-15(c)
Pursuant to Chapter 55, Section 55-15(c) of the City Code, "In addition to review for
technical compliance, the plat and street committee shall also consider the request for
vacation and closure with respect to the following:
Criteria 1:
Is it in the public interest, or would the general public benefit
from the vacation of the rights- of -way or easement?
Staff Analysis Report No. (PZ-25-19337 1400 NW 20 ST-Vacation Closure) — Page 5 of 9
Finding 1:
The proposed closure and vacation of the Roadway and Utility
Easements serve the public interest by eliminating obsolete
encumbrances, allowing the Site to be redeveloped into an efficient,
Miami 21-aligned mixed- use project that enhances the neighborhood,
spurs economic investment, and increases local housing options.
The Roadway and Utility Easements no longer serves the purpose for
which it was created since the 1972.
Criteria 2:
Is the general public no longer using the rights of way or easement?
including public service vehicles such as trash and garbage trucks,
police, fire, or other emergency vehicles?
Finding 2:
The Roadway and Utility Easements are not utilized by the general
public. Following the City's 2015 alley closure, the Roadway and Utility
Easement no longer provide public or service connectivity. Any
existing utilities within the Roadway and Utility Easements will be
relocated as necessary to serve the proposed development on the
Property and the area.
Criteria 3:
Would there be no adverse effect on the ability to provide police,
fire, or emergency services?
Finding 3:
There would be no adverse effect on the ability to provide police, fire,
or emergency services as a result of the Easements closure.
Currently, public service vehicles and other emergency vehicles
do not benefit from the Easements. All public service vehicles,
including trash and garbage trucks, police, fire and other emergency
vehicles can access the Property directly along the three existing
street frontages, Northwest 19th Terrace, Northwest 14th Avenue, or
Northwest 20th Street.
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?
Finding 4:
The vacation and closure of the Roadway and Utility Easements will
have a beneficial effect on the pedestrian and vehicular circulation in
the area. Eliminating these obsolete easements will improve pedestrian
and vehicular circulation by enabling a cohesive, modern development
that supports walkability, increases street -level activity, and
accommodates future population growth and service demand in the
area.
FINDINGS
• The Applicant is the owner of the property located at 1400 Northwest 20 Street, Miami,
Florida (the "Property").
• The Property is bounded by Northwest 20 Street, Northwest 14 Avenue, and Northwest 19
Terrace.
• The Property is located within the "T6-8-O," Urban Core Transect Zone — Open.
Staff Analysis Report No. (PZ-25-19337 1400 NW 20 ST-Vacation Closure) — Page 6 of 9
• The Property has the "General Commercial" Future Land Use designation.
• The Planning Department has received an application for a Pre -Application Review
(PREAPP-21-0185) for a proposed mixed -use development located at 1400 Northwest 20
Street, which includes 290 residential units and approximately 3,000 square feet of
ground -level retail space.
• Additionally, the Planning Department reviewed and approved Urban Development
Review Board (UDRB) Application PZ-22-13260, which was submitted along with various
waiver requests to support the development of the proposed mixed -use building.
• The Roadway and Utility Easements located at the Southwest corner are located within
the Site bounded by the East Property lines, limits of the Plat with a chain link fence and
by Northwest 19 Terrace to the South.
• The Utility Easement in the center of the site is bounded to the north by Northwest 20
Street, and to the south by Northwest 19 Terrace.
• Per the T Plat #2070-A, the property line to the east measures 230.55', the property line to
the west measures 280.04', the property line to the north measures 289.27', and the
288.57property line to the south measures 288.57'.
• The total perimeter length of the Property is total perimeter of +/- 1,486 linear feet, where
total street frontage (north, east, and south) to be +/- 808.39 linear feet
• On February 6, 2025, the Plat and Street Committee reviewed and approved the Legacy
Twenty — Tentative Plat #2070-A. (See Attachment 2)
• Pursuant Chapter 55, Section 55-15(a) of the City Code, as amended, the Department of
Resilience and Public Works and Office of Capital Improvements confirmed the
expenditures of funds, Attachment 4, Attachment 5.
• The Planning Department reviewed the request pursuant to the Miami 21 Code and the
Miami Comprehensive Neighborhood Plan.
• Pursuant to Article 2, Section 2.1.2(b)(3) of the Miami 21 Code, the proposed vacating and
closure of the Roadway and Utility Easements are consistent with the City's planning
goals. This provision encourages private development to enhance infrastructure capacity
and support a pedestrian -friendly public realm. The proposed Vacation Closure facilitates
a project that improves urban accessibility and contributes to a high -quality, walkable
environment.
• The Roadway and Utility Easements Vacation is consistent with Article 2, Section 2.1.2.b.3
of the Miami 21 Code in that the proposed private Development will not only promote a
more efficient and accessible urban space but will also contribute to the enhancement of
the surrounding public environment by providing a pedestrian -friendly public realm
• Pursuant to Article 2, Section 2.1.3.3(b) of the Miami 21 Code, the proposed Vacation
Closure supports the principle that development should balance vehicular access with
pedestrian mobility and the preservation of public space. The Application advances this
goal by eliminating underutilized Easements while maintaining public access through
existing street frontages, resulting in a more integrated and pedestrian -friendly site design.
• Pursuant to Article 3, Section 3.8.2.b of the Miami 21 Code, the request for the vacation
and closure of Roadway and Utility Easements are consistent with the principles guiding
thoroughfare design. Miami 21 promotes a connected street grid with block perimeters
Staff Analysis Report No. (PZ-25-19337 1400 NW 20 ST-Vacation Closure) — Page 7 of 9
ideally not exceeding 1,320 feet to support walkability and reduce congestion. The
proposed redevelopment improves internal circulation while maintaining access for public
and service vehicles via existing street frontages.
• Pursuant to Capital Improvements Goal CI-1 of the Miami City Neighborhood Plan
(MCNP), the request also supports sound fiscal management and the timely provision of
public facilities. Approval will allow the City to reallocate resources toward infrastructure
improvements that meet current and future needs, enhancing the overall quality of life.
Therefore, the proposed Vacation Closure is consistent with both the Miami 21 Code and
the MCNP, supporting its approval.
• Pursuant to Goal TR-1 of the Miami Comprehensive Neighborhood Plan (MCNP), the
request also aligns with the objective of creating an efficient, cost-effective circulation
network that reduces automobile dependency and mitigates roadway congestion.
• As noted during the Plat and Street Committee meeting held on February 6, 2025, City
departments reviewed the proposal and provided conditions and comments necessary for
its advancement (see Attachment 3). The Letter of Intent (LOI) confirms that the closure
will not adversely impact public access but rather facilitate redevelopment consistent with
the Miami 21 Code. It will also remove the subject property from the City's tax roll,
transferring maintenance responsibilities to the property owner.
• The proposed Vacation Closure will enhance public space, improve circulation, and
reduce municipal maintenance obligations without negatively affecting the transportation
network. Therefore, the request is consistent with both the Miami 21 Code and the MCNP,
supporting its approval.
• Pursuant to the Letter of Intent (LOI), the Applicant has reserved public access and utility
easements over the vacant areas, ensuring continued service and connectivity. The
closure enhances integration with Northwest 20 Street, Northwest 14 Avenue, and
Northwest 19 Terrace, and supports traffic -calming measures to manage volume and
speed.
• The removal of obsolete Roadway and Utility Easements, the improved Site layout
contributes to a safer, more functional public realm. Therefore, the request is consistent
with the objectives of the Miami 21 Code and supports approval.
• Pursuant to Article 3, Section 3.8.2.c of the Miami 21 Code, the request for the vacation
and closure of Roadway and Utility Easements align with the Code's intent to maintain a
connected and efficient thoroughfare network. Miami 21 encourages block perimeters not
exceeding 1,320 feet to promote walkability and reduce congestion. The proposed closure
removes underutilized easements while preserving essential connectivity through reserved
public access and utility easements, as outlined in the Letter of Intent (LOI).
• The Roadway and Utility Easements Vacation improves Site circulation by enhancing
connectivity between Northwest 20 Street, Northwest 19 Terrace, and Northwest 14
Avenue, while integrating traffic -calming measures to promote safety. This approach
aligns with both functional and aesthetic urban design principles and supports the goals of
Miami 21 by fostering improved connectivity, enhancing pedestrian and vehicular safety,
and contributing to a more cohesive and integrated public realm.
Staff Analysis Report No. (PZ-25-19337 1400 NW 20 ST-Vacation Closure) — Page 8 of 9
CONCLUSION
Pursuant to Chapter 55, Section 55-15(a) of the City of Miami Code of Ordinances, as
amended, the City of Miami Plat and Street Committee and Planning Department
recommends Approval with Conditions of the requested closure, vacation, abandonment
and discontinued from public use of a Roadway and two (2) Utility Easements based on the
facts and findings in this staff report.
CONDITIONS
1. The vacation and closure of the Roadway and Utility Easements batch stamp file number
PZ-25-19337, shall be developed in accordance with the "Legacy Twenty - Tentative Plat
#2070-A", digitally signed and sealed by Jacob Gomis from Royal Point Land Surveyors,
Inc., Professional Surveyor and Mapper, LS No. 6231, State of Florida, with a Survey Date
of May 21, 2025.
2. The Applicant or their successor shall comply with all conditions and/or comments in the
letter drafted and signed by Juvenal Santana, P.E., CFM, Supervisor of Plats - Plat and
Street Committee, Department of Resilience, Public Works, Development and Roadway
Plans, Planning and Zoning, and standard comments, on May 20, 2025, for the Tentative
Plat # 2070-A located along the west side of Northwest 14 Avenue, from Northwest 19
Terrace to Northwest 20 Street.
3. The Applicant, owner, or successor shall meet applicable development standards
identified in the Miami 21 Code and all applicable local, county, state, and federal
regulations.
4. The Applicant, owner, or their successor shall provide an access plan for review and
acceptance by the City's Fire -Rescue, Police, Solid Waste Departments, and the Capital
Improvements Program/Office Transportation.
5. A building permit, including phased permits, shall not be issued on the Property being
platted until the final plat is recorded in the official records of Miami -Dade County, Florida
or as authorized by Section 55-10(j) of the City of Miami Code of Ordinances, as amended.
6. Approval of the requested vacation and closure shall be valid for a period of four (4) years
and shall remain independent of the referenced tentative plat during this period, pursuant
to Section 55-15 of the City of Miami Code of Ordinances, as amended.
7. A Certificate of Occupancy shall only be issued after all the required subdivision
improvements have been completed.
8. The City reserves the right to inspect the site to ensure compliance with the conditions
listed.
Staff Analysis Report No. (PZ-25-19337 1400 NW 20 ST-Vacation Closure) — Page 9 of 9
r_7137PocuSignedd by:
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David Snow
Planning Director
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Graham Jones
Assistant Director
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Mawusi Khadija Watson, MUP
Chief of Land Development
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Claudia Diaz, M. Arch, CNU-A
Planner II
Attachments:
Attachment 1: 1972 Midtown Subdivision Plat.
Attachment 2: City Letter "Legacy Twenty - Tentative Plat #2070-A"
Attachment 3: "Legacy Twenty - Tentative Plat #2070-A Survey.
Attachment 4: Expenditures of funds/restricted funds confirmation
("confirmation") Public Works
Attachment 5: Expenditures of funds/restricted funds confirmation
("confirmation") OCI
Attachment 6: Covenant
Staff Analysis Report No. (PZ-25-19337 1400 NW 20 ST-Vacation Closure) — Page 10 of 9
AERIAL
EPLAN ID: PZ-25-19337
VACATION CLOSURE
ADDRESS(ES): 1400 NW 20 ST
0 75 150
300 Feet
I 1
Easement
Parcel
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(At..71i LEI i!t `-..i sue)
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INl1%U' L9.J 11 lI�JU
FUTURE LAND USE MAP (EXISTING)
EPLAN ID: PZ-25-19337
VACATION CLOSURE
ADDRESS(ES): 1400 NW 20 ST
0
75 150
300 Feet
I 1
NW 20TH ST
Easement
=Parcel
NW 14TH AV
— NW 19TH TER
MIAMI 21 ATLAS (EXISTING)
EPLAN ID: PZ-25-19337
VACATION CLOSURE
ADDRESS(ES): 1400 NW 20 ST
0 75 150 300 Feet
I I I I I I I
Easement
= Parcel
J
NW 20TH ST
x
1-
T6-8-O
L
NW 19TH TER