Approve final subdivision plat for Morningstar Renewal Center in Pinecrest

DATE: September 30, 2024 TO: Yocelyn Galiano, ICMA-CM Village Manager FROM: Stephen R. Olmsted, AICP, LEED-GA Planning Director RE: Morningstar Renewal Center - Final Subdivision Plat 7275 SW 124 Street PETITION REQUEST Reverend Thomas Wenski Archbishop Archdiocese of Miami (Owner) and Carla Lopez (Applicant) are requesting approval of a Final Subdivision Plat (“Morningstar Renewal Center”) for the platting of property located at 7275 SW 124 Street, Pinecrest, Florida, within the PS, Public Service Zoning District. Proposed Tract “A” is 350,497 square feet (8.05 acres) in area. The purpose of the plat is to satisfy platting requirements and allow the future development and addition of a meeting room, restrooms, outdoor plaza/dining terrace on the property. Division of the property into additional lots is not proposed. The Applicant’s Letter of Intent explaining proposed future construction is attached. Note: The submitted Letter of Intent references a proposed 2,882 square-foot building addition, whereas a site plan submitted by the applicant indicates the new building addition to be 4,034 square feet in area. The proposed building will consist of meeting space and break- out rooms for those attending retreats at Morningstar. Any future development will be subject to review and approval of a site development plan in compliance with all requirements of the Village’s Land Development Regulations. OWNER/APPLICANT Reverend Thomas Wenski Archbishop Archdiocese of Miami (Owner) and Carla Lopez (Applicant). 2 SITE LOCATION The subject property is located 7275 SW 124 Street, Pinecrest, Florida, within the PS, Public Service Zoning District. SUBJECT PROPERTY EXISTING CONDITIONS Morningstar Renewal Center exists on the subject property. St. Louis Catholic Church is located to the north of the subject property. Single-family residences exist to the east, west, and south. The Village Council approved the Preliminary Plat on October 10, 2023. PUBLIC COMMENT The Building and Planning Department has received one inquiry about the extent of proposed development. Information was provided as requested. 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. The Village’s Surveyor, Hadonne, has reviewed the proposed Final plat and found that it meets the platting requirements of the Village of Pinecrest, Miami-Dade County, and State of Florida. Hadonne’s review letter is attached. County water is available to the subject property via an existing 12-inch water main. 3 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. There is one (1) existing fire hydrant on the subject property, located to the west of the existing building. Three (3) additional fire hydrants in the right-of-way of SW 124 Street and SW 72 Avenue are proposed to be installed as required. Sewage disposal is available to the property via an existing sewer main. Any new utilities are required to be installed underground within easements to be shown on the final plat. For the purpose of issuing a development order, the proposed plat 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 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 is proposed for the purpose of accommodating a future building addition and will not otherwise result in the creation of any additional building lots. The Final plat appears to have a de minimus impact on the adjoining transportation network. Impacts will be further assessed at the time of consideration of a site development plan. A concrete sidewalk exists adjacent to both SW 124 Street and SW 72 Avenue. Sidewalks that are currently damaged and sidewalks that are damaged during construction will need to be replaced by the developer. Access to the subject property is provided from two (2) existing driveways on the north side of SW 124 Street. Additional points of ingress are not proposed or recommended. Stormwater management will need to be addressed in conjunction with the issuance of building permits. The site appears to be large is large enough to accommodate any additional stormwater drainage improvements that may be required but a stormwater management plan and calculations will be required to be submitted and reviewed in conjunction with a future application for building permits. 4 The applicant has been advised that palm trees may not be planted in the right-of-way. Street trees in compliance with tree specifications of the Village’s Land Development Regulations will be required at the time of construction of the new building on Tract “A”. Mature trees exist on the subject property. Relocation of any impacted trees should be required as an alternative to removal when possible. A tree removal permit for the removal or relocation of trees will be required before building permits are issued for the proposed building addition. The dimensional requirements of the PS, Public Service zoning district are provided for the Village Council’s consideration as follows: 1. Minimum lot area. Development plans for sites within the PS district shall provide sufficient acreage and open space and be properly screened and buffered in order to minimize potential adverse impacts on adjacent land uses. The required acreage shall be consistent with best management principles and practices for specific public and semi-public services. 2. Maximum height. The maximum height of a structure shall be two stories and shall not exceed 35 feet in height unless the height is approved as a conditional use and found to meet all standards governing land use and intensity within this Code. 3. Maximum lot coverage: a. Maximum building coverage (inclusive of all structures): 30 percent. b. Maximum impervious surface ratio: 65 percent. c. Minimum green space: 35 percent. 4. Floor area ratio. The maximum floor area ratio for any land use within the PS district shall be as shown below: TABLE 4.26 Height of Building Floor Area Ratio 1 story 0.40 2 stories 0.51 5. Minimum setbacks. All development must comply with setbacks for wetlands and waterways established in the Code. In addition, the following setbacks shall apply within the PS district: 5 TABLE 4.27 Structure Required Setbacks in PS district Setbacks Front Rear Between Buildings Side Side Street Principal 25 25 20(2) 20 30 Accessory (1) 10 20 20 30 Notes: (1) See accessory use regulations. (2) Twenty feet, except where doors, windows or other openings in the building wall of a living unit face a wall of the same building and/or a wall of another building on the same site, then there shall be provided a minimum clear distance of not less than 30 feet. Said distance to be measured on a line projected at right angles at the opening to the opposite wall. 6. Green space and landscaping. a. Green space. On each lot there shall be provided a green space equal to at least 35 percent of the total lot area. The required green space shall be unencumbered with any structure or off-street parking and shall be landscaped and well maintained with grass, ground cover included within the "Florida- friendly plant database," trees and shrubbery, except that ten percent of any driveway or parking area constructed of open cell unit pavers (turf block) and two percent of any driveway or parking area constructed of brick pavers with a sand and/or gravel sub base or underlayment and any artificial turf provided within a sports field or stadium may be counted as green space. b. Landscaping and tree protection. Landscaping and trees shall be provided in accordance with provisions of Article 6 of the Land Development Code. The PS, Public Service zoning district requires maintenance of 35% greenspace on the subject property. Approximately 74% of the property is proposed to remain as undeveloped greenspace. The Final plat meets all dimensional and other requirements of the PS, Public Service zoning district. RECOMMENDATION Staff recommends approval of the final subdivision plat subject to the following conditions of approval: 6 1. Installation of additional required fire hydrants consistent with spacing requirements of the Village’s Land Development Regulations during future construction, prior to issuance of a certificate of occupancy. 2. Any new utilities shall be installed underground. 3. Repair of damaged or broken sidewalks prior to issuance of a certificate of occupancy 4. Approval of a stormwater management plan prior to the issuance of building permits. 5. Indication and planting of street trees and landscaping as required by the Village’s Land Development Regulations; and review and approval of a separate tree removal permit prior to the relocation or removal of any trees from the subject property. Relocation of any impacted trees shall be required as an alternative to removal when possible. 6. Development plans for construction of the proposed building addition and improvements within the proposed platted subdivision, if approved, shall be reviewed and approved by the Building and Planning Department following review of plans and issuance of required building permits.