Approve conditional use permit for ten temporary classroom trailers at Gulliver Preparatory School

12645 Pinecrest Parkway Pinecrest, FL 33156 Patricia Janisse, Acting Planning Director pjanisse@pinecrest-fl.gov www.pinecrest-fl.gov 305.324.2121 DATE: June 3, 2026 TO: Yocelyn Galiano, ICMA-CM Village Manager FROM: Pat Janisse, AICP, LEED-GA Acting Planning Director RE: Gulliver Schools, Inc (Gulliver) 6491-6675 SW 88 Street PETITION REQUEST Melissa Tapanes Llahues, Esq. (Applicant) and Gulliver Preparatory Schools, Inc. (Owner) are requesting approval of the following: 1. A conditional use permit to allow placement of ten (10) portable classroom trailers on the north side of the Gulliver campus for a period not to exceed two (2) years. The purpose of the proposed temporary classrooms is to replace classroom space scheduled for demolition during final phase of Gulliver Master Plan during construction. No increase in the maximum permitted student enrollment cap is proposed. SITE LOCATION The subject property is located at 6491, 6545, 6575, 6605, 6675 SW 88 Street, Pinecrest, Florida 33156, within the PS, Public Service zoning district. 12645 Pinecrest Parkway Pinecrest, FL 33156 Patricia Janisse, Acting Planning Director pjanisse@pinecrest-fl.gov www.pinecrest-fl.gov 305.324.2121 SUBJECT PROPERTY OWNER/APPLICANT OWNER: Gulliver Schools, Inc. (Gulliver) APPLICANT: Melissa Tapenes, Esq. BACKGROUND In 2019, the Village Council approved a revised site development plan (Development Order 2019-0716-B) for Gulliver and Immanuel Presbyterian Church allowing the development of new classrooms, an auditorium, a gymnasium, a parking garage, and a new church. Gulliver is now demolishing existing classrooms to build new classrooms as per approved Master Permit and are requesting the proposed temporary classroom trailers. A total of ten (10) temporary portable classroom trailers are proposed to be located on the Gulliver campus for a period of two (2) years to accommodate students during construction of new permanent classrooms as approved by the Village Council in Development Order 2019-0716-3-B and will be used for the 2026-2027 school year. PINECREST LAND DEVELOPMENT REGULATIONS 1. Temporary Classrooms – Conditional Use Permit – The temporary classroom trailers proposed to be located on the Gulliver campus are a conditionally permitted use. Division 3.3 of the Village’s Land Development Regulations include criteria for consideration of a conditional use permit. The existing school and approved redevelopment activities are proceeding in compliance with plans and development orders previously approved by Miami-Dade County and the Village of Pinecrest. 12645 Pinecrest Parkway Pinecrest, FL 33156 Patricia Janisse, Acting Planning Director pjanisse@pinecrest-fl.gov www.pinecrest-fl.gov 305.324.2121 Division 3.3 Conditional Use Approval ANALYSIS In order to obtain approval of a Conditional Use, the applicant is required to demonstrate the following: 1. LAND USE COMPATIBILITY - The conditional use, including its proposed scale and intensity, traffic generating characteristics, and off-site impacts shall be compatible and harmonious with adjacent land uses and shall not adversely impact land use activities in the immediate vicinity. Gulliver is an established school in the Village of Pinecrest. Continued compliance with restrictions and requirements of the Land Development Regulations and approved development order will help to ensure and maintain land use compatibility between the proposed temporary classrooms and adjoining single- family residential uses. Substantial landscaping and building setbacks will continue to buffer campus activities from adjoining residences located to the south and east. 2. SUFFICIENT SIZE, SITE SPECIFICATIONS AND INFRASTRUCTURE TO ACCOMMODATE THE PROPOSED USE - The size and shape of the site, the proposed access and internal circulation, and the urban design must be adequate to accommodate the proposed scale and intensity of conditional use requested. The site shall be of sufficient size to provide adequate screening, buffers, landscaping, open space, off-street parking, efficient internal traffic circulation, infrastructure and similar site plan improvements needed to mitigate against potential adverse impacts of the proposed use. This site is large enough to accommodate ten (10) temporary classroom trailers for a limited period of 2 years and will not generate a demand for levels of service greater than those required to support the campus redevelopment approved by the Village Council in 2019. 3. COMPLIANCE WITH THE COMPREHENSIVE DEVELOPMENT MASTER PLAN (CDMP) AND LAND DEVELOPMENT CODE - The conditional use and site plan shall comply with environmental, zoning and other applicable regulations of the Land Development Code and shall be consistent with the Comprehensive Development Master Plan (CDMP). The existing school and additional temporary classrooms are consistent with the Future Land Use Element of the Village’s Comprehensive Development Master Plan and are a conditionally permitted use within the PS, Public Service zoning district. The proposed school and ten (10) additional temporary classrooms trailers are consistent with setback requirements of the Land Development Regulations. 4. PROPER USE OF MITIGATIVE TECHNIQUES - The conditional use and site plan shall incorporate mitigative techniques needed to prevent adverse impacts to adjacent land uses. In addition, the design scheme shall appropriately address off-site impacts to ensure that land use activities in the immediate vicinity, including community infrastructure, are not burdened with adverse impacts detrimental to the general public health, safety and welfare. The existing campus is developing in accordance with approved plans which include ample setbacks and landscaping adjacent to established residential areas to the south and east of the school. The classrooms 12645 Pinecrest Parkway Pinecrest, FL 33156 Patricia Janisse, Acting Planning Director pjanisse@pinecrest-fl.gov www.pinecrest-fl.gov 305.324.2121 trailers are proposed to be located within the north-central portion of the campus and are not expected to generate additional adverse impacts. 5. HAZARDOUS WASTE - No conditional use which generates hazardous waste or uses hazardous materials shall be located in the Village unless the specific location is consistent with the CDMP, Land Development Code, and does not adversely impact well fields, aquifer recharge areas, or other conservation resources, as may be applicable now or in the future. The proposed use shall not generate hazardous waste or require use of hazardous materials in its operation unless the Village Council approves conditions requiring mitigative techniques designed to prevent any adverse impact to the general health, safety and welfare. This standard is not applicable. The proposed temporary classrooms are not expected to generate hazardous waste or require use of hazardous material. STAFF RECOMMENDATION Based on the above analysis, the Building and Planning Department recommends approval of the proposed conditional use for placement of ten (10) temporary classroom trailers on the Gulliver campus subject to the following requirements and conditions: 1. Compliance with all requirements of the Village of Pinecrest, including the Pinecrest Code of Ordinances and Comprehensive Development Master Plan; and review and approval of an application for building permits subject to compliance with applicable permitting requirements. 2. Continued compliance with all requirements and conditions of Pinecrest Development Order 2019-07-3B and the Declaration of Restrictions. 3. Removal of the ten (10) temporary classroom trailers from the Gulliver campus no later than the end of the 2027-2028 school year. 4. This conditional use does not grandfather, vest, or approve any use that violates this conditional use, these conditions, the Village Code of Ordinance, or other applicable law. 5. Conditions imposed by other development orders or resolutions affecting the property not expressly modified herein shall remain in full force and effect. 6. Temporary classrooms shall be located as per submitted plan by Zysocvich Architects site plans. PUBLIC HEARING NOTICE PUBLIC HEARING NOTICE SUBJECT PROPERTY On Thursday, June 11, 2026, at 7:00 p.m., the Village of Pinecrest Zoning Board will conduct the following Public Hearing to be held at the Pinecrest Municipal Center, Council Chamber, 12645 Pinecrest Parkway, Pinecrest, Florida. OWNERS/APPLICANT(S): Gulliver Preparatory School, Inc. (Owner) and Melissa Tapanes Llahues (Applicant) ITEM: A conditional use permit to allow placement of ten (10) portable classroom trailers on the north side of the Gulliver campus, located at 6491, 6575, 6605, and 6675 SW 88 Street (Kendall Drive), for a period not to exceed two (2) years. LOCATION: The subject property is located on the north side of the Gulliver campus, located at 6491, 6575, 6605, and 6675 SW 88 Street (Kendall Drive). REQUEST: Requesting the Village Council’s review and consideration of a conditional use permit to allow placement of ten (10) portable classroom trailers on the north side of the Gulliver campus, located at 6491, 6575, 6605, and 6675 SW 88 Street (Kendall Drive), for a period not to exceed two (2) years. The purpose of the proposed temporary classrooms is “to accommodate classes that would normally take place inside existing campus facilities” for students who will be temporarily displaced during the final phase of construction. No increase in student enrollment is proposed. All interested parties are urged to participate. Live streaming video of the meeting will be available at www.pinecrest-fl.gov/live. If you do not wish to attend the in-person meeting, public comments may be submitted in writing prior to the hearing via e-mail to planning@pinecrest-fl.gov or on ZOOM during the meeting by sending a request to clerk@pinecrest-fl.gov prior to 12:00 Noon on Thursday, June 11, 2026. For additional information, you may contact the Building and Planning Department by calling (305) 234- 2121, via e-mail at planning@pinecrest-fl.gov, or writing to the department at 12645 Pinecrest Parkway, Pinecrest, Florida 33156, where a copy of the application is on file. In accordance with the American with Disabilities Act of 1990, all persons who are disabled and who need special accommodations to participate in this meeting because of that disability should contact the Village Clerk at (305) 234-2121 not later than seven business days prior to such proceeding. Should any person decide to appeal any decision of the Village Council with respect to any matter considered at such meeting or hearing, that person will need a record of the proceedings and, for such purpose, may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based (F.S. 286.0105). Gulliver Preparatory School CUP Application – Hearing Signage Exhibit 1 2 3 4 5 6 7 8 Sign 1: Posted 5/7/2026 Sign 2: Posted 5/7/2026 Sign 3: Posted 5/7/2026 Sign 4: Posted 5/7/2026 Sign 5: Posted 5/7/2026 Sign 6: Posted 5/7/2026 Sign 7: Posted 5/7/2026 Sign 8: Posted 5/7/2026