Approve preliminary subdivision plat for Felber Estates property access

DATE: November 10, 2025 TO: Yocelyn Galiano, ICMA-CM Village Manager FROM: Stephen R. Olmsted, AICP Planning Director RE: Revised Plat of Felber Estates; North side of SW 98 Terrace, east of 9755 60 Avenue - Preliminary Subdivision Plat PETITION REQUEST Mango Grove Land Trust (Owner) and Bruce W. Greer, Trustee (Applicant) are requesting approval of a preliminary subdivision plat (“Revised Plat of Felber Estates”) to replat and combine a portion of Lot 32 Felix Park Home Acres Subdivision (Folio #20-5001-006-0431) with Lots 1A and 2A of Felber Estates Subdivision, for the purpose of providing vehicular access to the subject property. The parcel proposed to be platted, Lot 1, Block 1 is proposed to be 41,214.73 square feet (0.95 acres) in net area. OWNER/APPLICANT Mango Grove Land Trust (Owner)/ Bruce Greer, Trustee, and Evelyn Greer (Applicants) SITE LOCATION The subject property is located on the north side of SW 98 Terrace, and east of 9755 60 Avenue, in the Village of PInecrest, Florida, within the EU,1, Residential Estate and EU-M, Residential Modified Estate zoning districts. EXSTING CONDITIONS A mango grove exists on the subject property. The owners recently acquired the subject property, including the lot located immediately west of the subject property, and two strips of land immediately north of SW 98 Terrace. These two strips of land, Lots 1 A and 2 A, previously belonged to the owners of Lots 1 and 2 of the Felber Estates Subdivision that are located on the south side of SW 98 Terrace. The applicant and owners plan on maintaining the mango grove that currently exists on the property and have demolished the residential structure on the property located to the immediate west. The subject property is currently “landlocked” without any direct vehicular access to SW 98 Terrace. Acquisition of the two narrow strips of land on the north side of SW 98 Terrace (“Lots 1A and 2A”), and incorporation of the lots into the proposed plat will allow vehicular access to the property and subsequent development of a single-family residence when the owner(s) elect to do so. The existing parcel is 41,214.73 square feet (0.95 acres) in net area, exclusive of area to the centerline of the adjoining road, and 47,289.73 square feet (1.08 acres) in gross area including one half of the adjoining road right-of-way. PUBLIC COMMENT The Building and Planning Department has not received any correspondence regarding the proposed subdivision plat. PINECREST LAND DEVELOPMENT REGULATIONS The Village’s surveying consultant, Hadonne, has reviewed the proposed preliminary plat and determined that it meets the platting requirements of the Village of Pinecrest, Miami-Dade County, and Florida Statutes. SUBJECT PROPERTY 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. Division 8.2, 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, or “otherwise in compliance with the spacing and installation requirements of Miami-Dade County Fire Rescue Department”. A fire hydrant exists at the southeast corner of SW 60 Avenue and SW 98 Terrace, approximately 180 feet west of the subject property. The Miami-Dade County Fire Rescue Department will review plans for compliance at the time of future construction, if any. Installation of an additional fire hydrant may be required at that time. Sewage disposal and treatment will occur by means of an on-site septic tank following review and approval of the Florida Department of Health. Installation will be completed at the time of construction of a single-family residence on the property. All new utilities will be installed underground and within easements indicated on the final plat. Vehicular access will be provided from SW 98 Terrace. The proposed subdivision allowing for the utilization of an existing lot will have a de minimus impact on the adjoining transportation network. Although the existing road right-of-way for SW 98 Terrace is 50 feet wide, in compliance with Village requirements, the existing pavement is 18 feet wide, less than the standard 20 feet of pavement for local streets in Pinecrest. However, almost the entire width of the existing pavement is located on the north side of the centerline of the road, closest to the subject property. The end of the cul-de-sac at the eastern terminus of SW 98 Terrace does not include a standard turn-around to allow a vehicle to easily reverse direction without driving off the pavement. Staff recommends completion of a paved turn-around within the cul-de-sac right-of-way to allow for safe maneuvering of vehicles at the time of construction of a residence on the subject property. The Owner will be required to construct a sidewalk adjacent to the lot at the time of construction of a single-family residence or pay a fee in lieu of construction. 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. The subject property is incompliance with lot area requirements of the Village’s Land Development regulations. 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 to the top of the parapet. 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, provided the height to the top of the tie beam does not exceed 24 feet. Two-story structure or portion of the structure that is two-stories: 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 2 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. 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 following plat restrictions are required to be included under “Village of Pinecrest Plat Restrictions” on the final plat and will need to be added to the mylar copy prior to final signatures and release to the applicant for recording: “No buildings or any kind of construction or trees or shrubs shall be placed on easements, rights- of-way, swales or dedications without approval of the administrative official”. “Village of Pinecrest zoning and land development regulations now in effect or as same may be from time to time amended or changed applicable to the area within which this subdivision is located shall be observed”. The existing 6-foot wall and chain link fence adjacent to the front of the property does not comply with current Village fence requirements and will need to be removed or modified to comply with Village requirements at the time of construction of a single-family residence on the property. RECOMMENDATION Staff recommends approval of the preliminary subdivision plat subject to the following conditions of approval: 1. Compliance with all requirements of the Village’s Land Development Regulations. 2. Installation of an additional fire hydrant if determined to be necessary by the Miami-Dade Fire Rescue Department at the time of construction of a single-family residence on the subject property. 3. Addition of the following “Village Plat Restrictions” on the final plat: “No buildings or any kind of construction or trees or shrubs shall be placed on easements, rights-of-way, swales or dedications without approval of the administrative official”. “Village of Pinecrest zoning and land development regulations now in effect or as same may be from time to time amended or changed applicable to the area within which this subdivision is located shall be observed”. 4. Completion of a standard vehicular turn-around within the cul-de-sac right-of-way in compliance with Village standards and requirements at the time of construction of a residence on the subject property. 5. Removal or remodeling of the existing wall and fence adjacent to the front of the property in compliance with requirements of the Village’s Land Development Regulations at the time of construction of a single-family residence. PUBLIC HEARING NOTICE PUBLIC HEARING NOTICE On Tuesday, November 18, 2025, to begin being heard not later than 7:00 p.m., the Village Council will conduct the following Public Hearing to be held at the Pinecrest Municipal Center, Council Chamber, 12645 Pinecrest Parkway, Pinecrest, Florida: OWNERS/APPLICANT(S): Mango Grove Land Trust (Owner) and Bruce W. Greer, Trustee (Applicant) ITEM: Preliminary subdivision plat (“Revised Plat of Felber Estates”). LOCATION: The subject property is located on the north side of SW 98 Terrace, and east of 9755 60 Avenue, in the Village of Pinecrest, Florida, within the EU,1, Residential Estate and EU-M, Residential Modified Estate zoning districts. REQUEST: Approval of a Preliminary subdivision plat (“Revised Plat of Felber Estates”) to replat and combine a portion of Lot 32 Felix Park Home Acres Subdivision (Folio #20-5001-006-0431) with Lots 1A and 2A of Felber Estates Subdivision, for the purpose of providing vehicular access to the subject property. New Lot 1, Block 1 is proposed to be 41,214.73 square feet (0.95 acres) in net area. 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 Tuesday, November 18, 2025. 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 Americans with Disabilities Act of 1990, all persons with disabilities and who need special accommodations to participate in this meeting because of that disability should contact the Village Clerk at (305) 234-2121 no later than seven (7) 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). 5990 9781 9755 9701 9841 SUBJECT PROPERTY 6010 9741 5900 5950 6010 5970 9841 9781 9741 9701 5990 9755