Approve preliminary subdivision plat creating two single-family residential lots on Southwest 120 Street

DATE: August 31, 2023 TO: Yocelyn Galiano, ICMA-CM, LEED-GA Village Manager FROM: Stephen R. Olmsted, AICP, LEED-GA Planning Director RE: Ridgeline Corner Subdivision Preliminary Subdivision Plat; 6200 SW 120 Street PETITION REQUEST RE Invest 1 LLC (Owner)/AGD Developers, LLC - Gerhardt Grill (Applicant) are requesting approval of a Preliminary Subdivision Plat (“Ridgeline Corner”) for the division of property and creation of two (2) single-family residential lots on property located at the 6200 SW 120 Street, Pinecrest, Florida, within the EU-1, Residential Estate zoning district. Lot 1 is proposed to be 46,500 square feet in gross area (40,500 square feet net); and lot 2 is proposed to be 62,403 square feet in gross area (44,841square feet net). OWNER/APPLICANT RE Invest 1 LLC (Owner)/AGD Developers, LLC - Gerhardt Grill (Applicant). The initial application submitted to the Village of Pinecrest indicated the owner of the property to be RE Consult 1, LLC. It was subsequently determined during the review process that the owner of the property is RE Invest 1, LLC. The applicant has submitted a revised application indicating the correct property owner’s name. SITE LOCATION The subject property is located on the south side of SW 120 Street, immediately west of SW 62 Avenue, at 6200 SW 120 Street, Pinecrest, Florida, within the EU-1, Residential Estate zoning district. 2 SUBJECT PROPERTY EXISTING CONDITIONS An existing single-family residence, a concrete block and stucco wall, and mature landscaping exist on the subject property. The applicant proposes to demolish these structures and construct a new residence on each of the two lots if approved. The Village Council approved a Preliminary Subdivision Plat for this property in 2006 but the owner elected not to pursue approval of a final subdivision plat at that time. The property has since been sold and the current owner and applicant are now requesting approval of a new preliminary subdivision plat. PUBLIC COMMENT The Building and Planning Department has not received any correspondence in opposition to the requested 2-lot subdivision. PINECREST LAND DEVELOPMENT REGULATIONS Article 8 of the Pinecrest Land Development Regulations contains standards for the subdivision and platting of property in the Village of Pinecrest. Review and approval of the preliminary plat by Miami-Dade County Fire Rescue Department, Department of Environmental Resources and Management, Public Works Department, Water and Sewer Department and the State Department of Health will be required prior to submittal of a final plat to the Village of Pinecrest. 3 County water is available to the subject property via an existing 12-inch water main abutting the property on SW 120 Street and SW 62 Avenue and connection of both proposed lots to the available water line will be required. Division 3.2, Paragraph (m) requires fire hydrants to be provided and spaced no more than 500 feet apart and no more than 150 feet to the center of any lot. One fire hydrant exists across from the southeast corner of the plat, on the east side of SW 62 Avenue, south of SW 120 Street. An additional fire hydrant will be required to meet hydrant spacing requirements of the Village’s Land Development Regulations. The applicant has acknowledged the need for one or more additional hydrants. All required fire hydrants will need to be indicated on the final plat at the time of submittal. Sewage disposal is proposed to be provided by on-site septic tanks. Approval by the Florida Department of Health and Miami-Dade County Department of Environmental Resource Management will be required. All utilities are required to be installed underground within easements to be shown on the final plat. A single-family residence exists on the subject property, across the proposed dividing line between lots 1 and 2. The applicant has submitted an application for demolition of the existing structures. All non-conforming structures will need to be demolished prior to approval of the final plat. A non-conforming concrete block and stucco wall exists adjacent to the north and east property lines. The applicant has submitted an application for demolition of the wall. The non-conforming wall will need to be demolished prior to issuance of building permits. The applicant is proposing to dedicate an additional 5 feet of right-of-way on the south side of SW 120 Street to allow for a total right-of way width of 75 feet, including 40 feet on the south side of SW 120 Street and 35 feet on the north side, to match the right-of-way condition existing in SW 120 Street east of the subject property. For the purpose of issuing a development order, the proposed lot split may be deemed to have a minimal impact and may not be subject to the transportation concurrency requirements of the Village of Pinecrest provided the following conditions are met: The development proposal is for an increase in density or intensity of less than or equal to twice the density or intensity of the existing development; the transportation impact of the proposed development alone does not exceed 0.1 percent of the maximum service volume at the adopted level of service standard for peak hour of 4 the affected transportation facility; and the cumulative total transportation impact from the minimal impact exception does not exceed three percent of the maximum service volume at the adopted level of service standard of the affected transportation facility, if the proposed development does not meet the minimum level of service standard. The proposed subdivision consisting of one additional home (net increase) will have a de minimus impact on the adjoining transportation network. A concrete sidewalk exists adjacent to both proposed lots on the south side of SW 120 Street. Construction of a sidewalk adjacent to Southwest 62 Avenue or payment of a fee in lieu of construction will be required prior to issuance of building permits as determined by the Administrative Official. Construction of driveways adjacent to Southwest SW 62 Avenue and/or SW 120 Street will require a driveway permit. Sidewalks that are damaged during construction will need to be replaced by the developer. Stormwater management is proposed to be addressed on each individual lot in conjunction with the issuance of building permits. Mature trees exist on the subject property. A tree removal permit will be required before building permits are issued for the construction of a new home on either lot. The Dimensional Requirements of the EU-1, Residential Estate zoning district are provided for the Village Council’s consideration as follows: a. Minimum lot area: One acre, including one-half of the rights-of-way adjacent to the site. b. Maximum density: One principal dwelling unit per one gross acre. c. Maximum height: Principal use - One-story structure or portion of the structure that is one story: 24 feet. If the roof of the one story structure has a pitch of at least 6/12, then the peak of such roof may be 28 feet in height. Two-story structure or portion of the structure that is two-story, including the parapet: 35 feet. However, any portion of the building or structure with a flat roof, or sloped roof concealed by a parapet, shall not exceed 28 feet to the top of the roof or 29.5 feet to the top of the parapet. 5 d. Maximum lot coverage: i. Maximum building coverage (inclusive of all structures): 20 percent for two-story structures; 25 percent for one-story structures. ii. Maximum impervious surface ratio: 45 percent. iii. Minimum green space: 55 percent. e. Minimum lot width and street frontage: 125 feet. Pursuant to the requirements of Division 8.2 (o) 2. of the Pinecrest Land Development Regulations, corner lots are required to have a width equal to the width for internal lots plus “the difference between the required front yard width and required side yard width”. The required width for internal lots within the EU-1, Residential Estate zoning district is 125 feet. f. Minimum lot depth: 200 feet. The measurement shall be from the centerline of the abutting front right-of-way. g. Minimum setbacks and maximum floor area ratios: All development must comply with setbacks for wetlands. Also, the following setbacks apply within the EU-1 district: Front: 50 Feet; Rear: 25 feet; Side 20 Feet; Street Side: 30 Feet h. Minimum size living area: 1,800 square feet. The preliminary plat meets all dimensional requirements of the EU-1, Residential Estate zoning district. RECOMMENDATION Staff recommends approval of the preliminary subdivision plat subject to the following conditions of approval: 1. Review and approval of the proposed final plat by the Miami-Dade County Water and Sewer Department, Miami-Dade County Department of Economic and Regulatory Resources, Miami-Dade County Fire Rescue Department, Miami-Dade County Transportation and Public Works Department, and Florida Department of Health prior to submittal of a final plat. 2. Extension of potable water lines to both lots. 6 3. Indication of a second required fire hydrant on the final plat and installation of the required hydrant during future construction, prior to issuance of a certificate of occupancy for the first residence to be constructed. 4. Approval of installation of septic tanks by the Florida Department of Health and Miami- Dade County. 5. Indication of utility easements on the final plat and installation of all utilities underground. 6. Demolition of all non-conforming structures prior to approval of the final plat, and demolition of the non-conforming wall prior to issuance of a certificate of occupancy. 7. Installation of pedestrian sidewalks adjacent on the east side of SW 62 Avenue or payment in lieu of construction as required by the Administrative Official. 8. Approval of driveway connection permits by the Village of Pinecrest prior to the issuance of building permits. 9. Repair of damaged or broken sidewalks prior to issuance of a certificate of occupancy 10. Approval of a stormwater management plan for each new residence prior to the issuance of building permits. 11. Review and approval of a separate tree removal permit prior to the removal of any trees from the subject property or adjoining road right-of-way. 12. Confirmation of the setting of lot corners and permanent reference monuments or submittal of a surety bond to the Village of Pinecrest in the amount of $100.00 per lot corner and $300.00 per PRM with a 25% contingency prior to recording of the final plat, if approved by the Village Council.