Approve conditional use permit for on-premise alcohol service at Sergio's restaurant

DATE: January 12, 2026 TO: Yocelyn Galiano, ICMA-CM Village Manager FROM: Stephen Olmsted, AICP Planning Director RE: Conditional Use Permit - Alcohol Consumption on Premises Sergio’s Restaurant – 11927 Pinecrest Parkway PETITION REQUEST MMG Pinecrest Center, LLC (Owner) and Sergio’s Pinecrest #7, LLC/Carlos Gazitua (Applicant) are requesting approval of a Conditional Use Permit (Sale of alcohol for consumption on the premises) to allow the on-premise consumption of beer, wine and spirits (4-COP license) with the sale of food. Sergio’s recently opened their new restaurant in Pinecrest in the space formerly occupied by International House of Pancakes (“IHOP”) within the MMG Pinecrest Center Shopping Center. OWNER/APPLICANT OWNER: MMG Pinecrest Center, LLC APPLICANT: Sergio’s Pinecrest #7, LLC/Carlos Gazitua PUBLIC COMENT The Building and Planning Department has not received any correspondence regarding the requested conditional use permit. SITE LOCATION The existing restaurant is located within the MMG Pinecrest Center Shopping Center, located at 11927 Pinecrest Parkway, Pinecrest, Florida 33156, within the BU-1A, General Business Development zoning district. PINECREST LAND DEVELOPMENT REGULATIONS “Alcohol consumption on premises” is a conditionally permitted use within all of the commercial business zoning districts of the Village of Pinecrest, including the BU-1A General Business Development zoning district. Requirements for consideration and approval of a conditional use are described and provided in the Village’s Land Development Regulations, Division 3.3, Conditional Use Approval. Consideration of the proposed conditional use permit by the Village Council at a quasi-judicial public hearing is required. A conditional use may be permitted by the Village Council upon a finding that the proposed use is in compliance with the criteria and requirements of the Land Development Regulations. A conditional use may be denied if the Village Council determines that the proposed use does not meet the criteria herein provided or is averse to the public interest. Required criteria include 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. The existing restaurant is a permitted and established use on the subject property. Consumption of beer, wine, and spirits with meals on site is ancillary to the permitted restaurant use and will not adversely impact other commercial land use activities in the immediate vicinity. 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. The existing restaurant has sufficient size, site specifications and infrastructure to accommodate the proposed conditional use. 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 CDMP. The proposed use is consistent with Policies 1-1.2.1, 1-1.2.2, and 1-1.2.3 of the Village’s Comprehensive Development Master Plan and complies with all applicable provisions of the Land Development Regulations (LDRs). 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 restaurant’s hours of operation are Sunday through Thursday from 6:00 a.m. to 10:00 p.m., and Friday and Saturday from 6:00 a.m. to 12:00 midnight. Consumption of beer, wine, and spirits is proposed to occur both indoors and outdoors within an outdoor dining area immediately adjacent to the restaurant. The proposed conditional use will be established in compliance with the Village Land Development Regulations. Staff is unaware of any adverse impacts that would be detrimental to the public health, safety, and welfare and, so mitigative measures appear to be unwarranted. 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. Approval of a conditional use permit to serve beer, wine, and spirits with food on the premises will not generate hazardous waste or use hazardous materials. RECOMMENDATION The Building and Planning Department recommends approval of the requested conditional use for the on-premise consumption of beer, wine, and spirits (4-COP license) in conjunction with the sale of food at Sergio’s Restaurant. PUBLIC HEARING NOTICE PUBLIC HEARING NOTICE On Tuesday, January 20, 2026, 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): MMG Pinecrest Center, LLC (Owner) and Sergio’s Pinecrest #7, LLC/Carlos Gazitua (Applicant) ITEM: Conditional use permit (Sale of alcohol for consumption on the premises) to allow the on-premise consumption of beer, wine and spirits (4-COP license) LOCATION: The subject property is located at 11927 Pinecrest Parkway, Pinecrest, Florida 33156 within the MMG Pinecrest Center Shopping Center. The existing restaurant, “Sergio’s”, is located within the BU-1A, General Business Development Zoning District. REQUEST: Approval of a conditional use permit (Sale of alcohol for consumption on the premises) to allow the on-premise consumption of beer, wine and spirits (4-COP license) on property located at 11927 Pinecrest Parkway, Pinecrest, Florida 33156 within the MMG Pinecrest Center Shopping Center 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 January 20, 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 by 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). SUBJECT PROPERTY 02 NEW 6" CONCRETE TYPE 'D' CURB TO MATCH EXISTING. 01 1.5" TYPE S-1 ASPHALT PAVEMENT. 8" LIMEROCK BASE COURSE COMPACTED TO MIN. 98% (MODIFIED PROCTOR) MIN. LBR=100 PER AASHTO T-180. 12" STABILIZED SUBBASE, COMPACTED TO MIN. 98% MIN. LBR=40, PER AASHTO T-180. 03 NEW WHITE 4" PARKING STRIPPING. 04 NEW PRECAST CONC. WHEEL STOP. 05 NEW LANDSCAPED AREA (SEE LANDSCAPE DWGS). 06 NEW CONCRETE SLAB (SEE PROPOSED FLOOR PLAN A102, AND FINISH PLAN A108). KEY NOTES 33'-8" 19'-0" 9'-0" TYP 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" TYP 02 02 01 03 03 04 05 05 05 05 06 06 PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE EXISTING LANDSCAPED AREA EXISTING CHAINLINK FENCE PROPOSED SERGIO'S RESTAURANT EXIST. EXISTING PARKING EXISTING PARKING EXISTING PARKING EXISTING PARKING 69'-10" 10'-10" R3'-6" * REFER TO SHEET A101.1 PERVIOUS AND IMPERVIOUS AREAS FOR VERIFICATION OF ADDED LANDSCAPED AREAS 07 NEW COMPACTED GRAVEL (AROUND BIKE RACK AREA). 7'-0" 9'-0" 07 9'-0" EXISTING STANDARD PARKING SPACE EXISTING ACCESSIBLE PARKING SPACE EXISTING ACCESS AISLE EXISTING CURB RAMP EXISTING FIRE HYDRANT EXISTING PYLON SIGN FPL UTILITY POLE 8'-0" 1'-2" 6'-5" 4'-1" 02 6" MAX ELECTRICAL ROOM 02 EXISTING TREE TO REMAIN (TYP.) 19'-0" 9'-0" TYP EXISTING 9'-0" PARKING SPACES R2'-10" 02 08 NEW SHADE TREE 20' HIGH WITH MIN. 8"-10" TRUNK (REFER TO LANDSCAPING PLAN). 22'-2" NEW CURB TYPE "D" NEW CURB TYPE "D" MAX SLOPE AT 1:48 EXISTING TREES TO REMAIN SEE LANDSCAPE DRAWINGS 02 02 08 SLOPE 11'-6" NEW ASPHALT OVERLAY EL. 0-0" T.O. FINISH FLOOR EL. -0-1/2" T.O. FINISH FLOOR EL. -0-5" T.O. SLAB FINISH EL. -0-11" T.O. ASPHALT PROPOSED PARKING SPACES: 6 @ 9'-0" 05 04 04 04 04 04 EXISTING TREES TO REMAIN SEE LANDSCAPE DRAWINGS R2'-10" R2'-10" 9'-0" 05 4" STL BOLLARDS, SEE SHEET 01/A501 9'-0" 6" 18'-0" 2'-0" NEW 4" WIDE PAINTED WHITE STRIPES NEW 6" WIDE BY 6" HIGH CONCRETE TIRE STOP ANCHORED TO THE GROUND, DETAIL A101/3 NEW CONCRETE WHEEL STOP W/NEW STEEL REINF. BAR EXISTING PAVEMENT 2" 3" 6" (2) #4 BARS x 18" LONG THRU WHEEL STOP AND PAVEMENT 3" NOTE: TEMPORARY CONSTRUCTION FENCE ARE TO BE INSTALLED PRIOR TO CONSTRUCTION STARTING A TEMPORARY FENCE PERMIT IS REQUIRED BEFORE INSTALLATION VAPOR BARRIER OVER 95% COMPACTED FILL 4" CONC. SLAB 8" 18" 12" R 8" 6" 2"R FACE TOP OF PAV'T. 4" 11'-6" ASPHALT OVERLAY 6" 1" MILL A CHANNEL 3' WIDE X 1" DEEP 3'-0" PROJECT: OWNER: Sergio's Pinecrest Center PROPOSED SERGIO'S RESTAURANT 11927 S DIXIE HWY. MIAMI FL, 33156 SHEET NUMBER: JOB NO: REVISIONS: CHECKED: DRAWN: SHEET TITLE: 8000 NW 7 Street, Suite 101 Miami, Florida 33126 T. 3 0 5 - 7 4 0 - 0 1 5 0 F. 3 0 5 - 7 4 0 - 0 1 5 8 e-mail: tagdbi@tagdbi.com Copyright Notice: These drawings, designs and ideas are the property of The Architects Group, Inc. and are protected under the copyright laws of Florida. No part thereof shall be copied, or used in connection with any work other than for the specific project for which they have been prepared without written consent of The Architects Group, Inc. corporate license AAC 002228 website: www.tagmiami.com FL. Lic. 10590 Pedro P. Ramos, R.A. DEPT. : DATE SUBMITTED TO BLDG. FAMILY RESTAURANT SINCE 1975 12595 SW 137 AVENUE SUITE 102 MIAMI, FLORIDA 33186 A101 12.20.24 2206-03 LDR.MM.FO.ES PR 1 REVISION 02.05.25 2 BLDG DEPT. REV 03.21.25 3 REVISION 07.30.25 4 REVISION 09.10.25 5 REVISION 10.06.25 PROPOSED SITE PLAN ALTERATIONS SCALE: 3/32" = 1'-0" PROPOSED SITE PLAN ALTERATIONS 01 NORTH SCALE: 1/4" = 1'-0" TYP. PARKING SPACE DETAIL 02 SCALE: 1-1/2" = 1'-0" WHEEL STOP DETAIL 03 SCALE: 1-1/2" = 1'-0" 6" CURB (TYPE "D") 04 SCALE: 3/4" = 1'-0" ASPHALT OVERLAY RAMP 05 ELEV.+ 10'-6" GYP. BD ELEV.+ 11'-11" PROPOSED SIMULATED WOOD BEANS 3' X 8" @ EQUAL SPACING ELEV.+ 11'-09" PROPOSED SIMULATED ELEV.+ 9'-0" PROPOSED SOFFIT ELEV.+ 12'-5" PROPOSED CEILING (REFER TO FINISH PLAN A108) ELEV.+ 9'-0" PROPOSED SOFFIT ELEV.+ 9'-0" PROPOSED SOFFIT ELEV.+ 11'-9" BOTT. OF DECORATIVE WOOD BEAM @ 33" EXISTING WALK-IN COOLER EXISTING WALK-IN FREEZER ELEV.+ 11'-8" PROPOSED SOFFIT ELEV.+ 12'-2" 2' x 4' TECTUM ACOUSTICAL PANELS ELEV.+ 12'-00" GYP. BD. SOFFIT WOMEN'S RESTROOM DINING AREA BAR / COFFEE AREA CANOPY PROPOSED OPEN-AIR CAFE MEN'S RESTROOM STORAGE KITCHEN WAITER 01 A203 01 A202 02 A203 02 A202 03 A203 AIR CURTAIN ELEV.+ 12'-2" 2' x 4' TECTUM ACOUSTICAL PANELS ROLL DOWN SCREEN EXISTING HOOD TO REMAIN ELEV.+ 9'-0" PROPOSED CEILING ELEV.+ 8'-0" PROPOSED CEILING ELEV.+ 8'-0" PROPOSED CEILING ELEV.+ 9'-0" PROPOSED CEILING GC TO COORDINATE SIZE TO ENSURE CEILING PANEL FIT FULL SIZE. NOT PANEL CUTTING ALLOWED. 1'-4" 1'-4" 16'-0" 1'-8" 14'-0" 8'-0" 7'-0" MATCH LINE B/A103 A/A103 01 A203 01 A202 02 A203 A201 03 A201 02 A201 01 02 A202 03 A203 A206 07 A204 01 A205 04 A204 03 A204 02 A205 06 05 08 EXISTING WALK-IN COOLER EXISTING WALK-IN FREEZER WOMEN'S RESTROOM DINING AREA BAR / COFFEE AREA CANOPY ABOVE PROPOSED OPEN-AIR CAFE 489 SF MEN'S RESTROOM STORAGE KITCHEN WAITER COOKING LINE DISH WASHING AREA PROPOSED OUTDOOR SEATING AREA OPEN-AIR CAFE (887 SF) TOTAL OPEN-AIR CAFE IS LESS THAN 30% & THE PRIMARY RESTAURANT AREA (1,150 SF) PROPOSED OPEN-AIR CAFE AT 398 SF. OUTDOOR SEATING AREA TENANT SPACE LEASE LINE EXISTING VETERINARY CLINIC (OCCUPANCY - BUSINESS GROUP B) EXISTING 2HR RATED CMU WALL 247 SF INTERIOR TENANT SPACE AREA AT 3,779 SF HAND SINK MOP SINK HAND SINK HAND SINK HAND SINK MOP SINK EFD EFD EFD EFD EFD EFD EFD EFD EFD NFD NFD NFD NFD EFS EFS SD EFS NFS NFS SD HOST EXISTING RESTROOM PREP. AREA EFS NTD EFD NFS EXISTING FLOOR FINISH SLOPED FLOOR FINISH COMPACTED GRAVEL AREA NEW CONCRETE SLAB E. SPK E. SPK E. SPK E. SPK E. SPK E. SPK E. SPK E. SPK NEW BOLLARD NEW BOLLARD NEW BOLLARD NEW BOLLARD COPPER RAIN WATER LEADER SEE A201 LANDSCAPE (SEE LANDSCAPED DWG) LANDSCAPE (SEE LANDSCAPED DWG) LANDSCAPE (SEE LANDSCAPED DWG) LANDSCAPE (SEE LANDSCAPED DWG) NEW BOLLARD NEW BOLLARD NEW BOLLARD NEW BOLLARD NEW BOLLARD MAX SLOPE AT 1:48 NEW 6" TYPE "D" CURB NEW 6" TYPE "D" CURB NEW 6" TYPE "D" CURB NEW 6" TYPE "D" CURB NEW 6" TYPE "D" CURB A102 12.20.24 2206-03 FO.LDR.MM.ES PR 1 REVISION 02.04.25 2 BLDG DEPT REV 03.21.25 3 REVISION 05.07.25 4 COORDINATION 06.06.25 PROPOSED FLOOR PLAN PROJECT: OWNER: Sergio's Pinecrest Center PROPOSED SERGIO'S RESTAURANT 11927 S DIXIE HWY. MIAMI FL, 33156 SHEET NUMBER: JOB NO: REVISIONS: CHECKED: DRAWN: SHEET TITLE: 8000 NW 7 Street, Suite 101 Miami, Florida 33126 T. 3 0 5 - 7 4 0 - 0 1 5 0 F. 3 0 5 - 7 4 0 - 0 1 5 8 e-mail: tagdbi@tagdbi.com Copyright Notice: These drawings, designs and ideas are the property of The Architects Group, Inc. and are protected under the copyright laws of Florida. No part thereof shall be copied, or used in connection with any work other than for the specific project for which they have been prepared without written consent of The Architects Group, Inc. corporate license AAC 002228 website: www.tagmiami.com FL. Lic. 10590 Pedro P. Ramos, R.A. DEPT. : DATE SUBMITTED TO BLDG. FAMILY RESTAURANT SINCE 1975 12595 SW 137 AVENUE SUITE 102 MIAMI, FLORIDA 33186 SCALE: 3/16" = 1'-0" PROPOSED OVERALL FLOOR PLAN 01 SCALE: 3/16" = 1'-0" PROPOSED OVERALL REFLECTED CEILING PLAN 02