Approve final subdivision plat creating two single-family residential lots

DATE: September 30, 2024 TO: Yocelyn Galiano, ICMA-CM Village Manager FROM: Stephen R. Olmsted, AICP, LEED-GA Planning Director RE: Ridgeline Corner - Final Subdivision Plat 6200 SW 120 Street PETITION REQUEST RE Invest 1 LLC (Owner)/AGD Developers, LLC - Gerhardt Grill (Applicant) are requesting approval of a Final 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). 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 Mature trees and landscaping exist on the subject property. A single-family residence, and concrete block and stucco wall were recently demolished and removed. The Village Council approved the Preliminary Plat on September 12, 2023. 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. 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 is 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 is proposed to be located on the south side of SW 3 120 Street between Lots 1 and 2. The new proposed fire required will need to be installed prior to occupancy of the first new residence. 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 non-conforming concrete block and stucco wall exists adjacent to the north and east property lines. The non-conforming wall will need to be demolished prior to issuance of a certificate of occupancy for the first home to be constructed. 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 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 on the west side of 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. 4 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. 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. 5 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 final 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. Extension of potable water lines to both lots. 2. Installation of the required fire hydrant during future construction, and prior to issuance of a certificate of occupancy for the first residence to be constructed. 3. Approval of installation of septic tanks by the Florida Department of Health and Miami- Dade County. 4. Indication of utility easements on the final plat and installation of all utilities underground. 5. Demolition of the non-conforming wall prior to issuance of a certificate of occupancy for the first home. 6. Installation of a pedestrian sidewalk along the west side of SW 62 Avenue or payment in lieu of construction as required by the Administrative Official. 7. Approval of driveway connection permits by the Village of Pinecrest prior to the issuance of building permits. 8. Repair of damaged or broken sidewalks prior to issuance of a certificate of occupancy 6 9. Approval of a stormwater management plan for each new residence prior to the issuance of building permits. 10. 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. Relocation of any impacted trees shall be required as an alternative to removal when possible.