Approve preliminary subdivision plat for Kendall Imports North commercial tract

DATE: May 27, 2022 TO: Yocelyn Galiano, ICMA-CM, LEED-GA Village Manager FROM: Stephen R. Olmsted, AICP, LEED-GA Planning Director RE: Kendall Imports North Preliminary Subdivision Plat; 10601 and 10661 Pinecrest Parkway PETITION REQUEST G.F.B. Enterprises, LLC (Owner) and Lou Campanile (Applicant) are requesting approval of a preliminary subdivision plat (“Kendall Imports North”) for the platting of property and the creation of one commercial tract on property located at 10601 and 10661 Pinecrest Parkway, Florida, within the BU-1A, General Business Development zoning district. Tract “A” is proposed to be 1.45 acres (63,365 square feet) in area. OWNER/APPLICANT GFB Enterprises, LLC (Owner) and Lou Campanile (Applicant) SITE LOCATION The subject property is located at 10601 and 10661 Pinecrest Parkway, Pinecrest, Florida 33156 within the BU-1A, General Business Development zoning district. 2 EXISTING CONDITIONS/BACKGROUND The subject property, consisting of two (2) unplatted parcels, is 1.45 acres in area. Platting of the property is required to allow future development. The Village Council previously approved a preliminary subdivision plat for the subject property in 2017 and a final subdivision plat in 2020. At the time, the plat included two separate tracts that were intended to be joined with a Unity of Title. However, due to a change in circumstances and ownership, the owners now intend to combine both separate properties into one tract (Tract “A”). The property is the former site of a restaurant and gas station. Monitoring wells exist on the subject property and are proposed to be protected and maintained as required. More recently, the property was used by Kendall Toyota as a temporary parking lot to accommodate dealership and construction employees during past construction activities. A site development plan for a Pre-Owned Lexus Dealership was approved by the Village Council on June 10, 2021 and issuance of building permits is pending. The subject property is currently undeveloped. Residential duplexes exist adjacent to the subject property on the east side. A buffer wall and landscaping exist along the eastern boundary and will be modified as necessary to comply with the requirements of the Land Development Regulations and approved site development plan. PUBLIC COMMENT The Building and Planning Department has not received any correspondence in opposition to the proposed preliminary plat. SUBJECT PROPERTY 3 PINECREST LAND DEVELOPMENT REGULATIONS Article 8 of the Pinecrest Land Development Regulations includes requirements for the subdivision and platting of property in the Village of Pinecrest. 1. Alleys are required to be provided along rear lot lines of commercial subdivisions. Surveyor’s Note 19 on the preliminary plat indicates that “In the event the property is redeveloped, an alley will be provided in conformance with the requirements of the Village of Pinecrest if required by the Village Council after a public hearing.” The Village Council has reviewed the issue of the alley in conjunction with the approved site development plan and determined that an alley should not be required with the proposed development at this time. The note gives the Village Council the opportunity to revisit the requirement in the event of future redevelopment of the property. 2. A central water system is required to be provided in accordance with the requirements of Miami-Dade County Water and Sewer Department. Indication of proposed water lines on the final plat will be required. Compliance with the Village’s water concurrency management requirements was confirmed at the time of review of submitted development plans. 3. A central wastewater system is required to be provided in accordance with the requirements of Miami-Dade County Water and Sewer Department. Indication of proposed water lines on the final plat will be required. Compliance with the Village’s wastewater concurrency management requirements was confirmed at the time of review of submitted development plans. 4. All utilities are required to be installed underground within easements to be shown on the final plat. 5. The location and test results of soil borings, indicating soil types and conditions and their suitability for any particular proposed development will be required to be confirmed prior to the issuance of building permits. 6. Although the Land Development Regulations require submittal of an environmental survey showing endangered vegetative communities and wildlife habitats, staff believes that the site in its current condition does not contain any endangered species or habitat since the property was formerly used as a gas station and temporary parking lot. 7. Development will require approval of a “National Pollution Discharge Elimination System” (NPDES) stormwater permit from the Florida Department of Environmental 4 Protection or authorized agency for soil and sedimentation control prior to issuance of building permits. 8. Division 3.2, Paragraph (m) requires fire hydrants to be provided and spaced no more than 300 feet apart and no more than 150 feet to the center of any lot. Fire hydrants exist adjacent to Pinecrest Parkway 20 feet south of the north driveway for Lexus of Kendall and approximately 310 feet farther north. Although the fire hydrants are spaced more than 300 feet apart, the existing hydrants are no more than 150 feet to the approximate center of each lot. An additional fire hydrant was required as a condition of approval of the site development plan and will be necessary to comply with Village hydrant spacing requirements. Review and approval of proposed and required fire control facilities and appurtenances by the Miami-Dade County Fire and Rescue Department will be required. 9. Iron pipe and rebar are indicated at the lot corners. Pursuant to the Village’s platting requirements, permanent monuments of stone or concrete are required to be placed at all corners. Certification that permanent reference monuments have been set and that permanent control points will be set within one year of recording of the final plat will be required prior to final plat approval. 10. Pedestrian sidewalks exist adjacent to the east side of Pinecrest Parkway and on the south side of SW 106 Street, east of the subject property. Extension of the existing sidewalk on SW 106 Street to the west to connect to the existing sidewalk on the east side of Pinecrest Parkway is required per the site development plan approved by the Village Council on June 8, 2021. 11. A Stormwater Management Plan was reviewed and approved with the application and plans submitted for a building permit. 12. Review and approval of the final plat by the South Florida Water Management District will be required. 13. A traffic study related to the approved Pre-Owned dealership was submitted and approved in conjunction with the approved site development plan. Turning movements at the SW 106 Street driveway have been limited by the Village Council to right-turn in and left-turn in only. 14. Due to the site’s proximity to Pinecrest Parkway (US 1), review and approval of proposed driveways, utility connections, and on-site stormwater management will be required by the Florida Department of Transportation (FDOT). 5 15. Proposed driveways and utility connections along SW 106 Street will require Pinecrest Public Works permits and approval of the Miami-Dade County Transportation and Public Works Department prior to issuance of building permits. 16. Mature trees exist on the subject property. A tree removal permit will be required prior to removal of any existing trees. 17. The Dimensional Requirements of the BU-1A, General Business Development zoning district are provided for the Village Council’s consideration as follows: a. Minimum lot area, lot frontage, and lot width: Interior Lots - 5,000 square feet; Corner Lots – 7,500 square feet. Minimum lot width and street frontage: Interior Lots - 50 feet; Corner Lots – 75 feet. b. Maximum height: Principal use – Four (4) stories; forty-five (45) feet. c. Maximum lot coverage: i. Maximum building coverage (inclusive of all structures): 40 percent. ii. Maximum impervious surface ratio: 77.5 to 88 percent. iii. Minimum green space: 12 to 22.5 percent. d. Floor Area Ratio – 0.40 to 0.73 e. Minimum setbacks and maximum floor area ratios: The following setbacks apply within the BU-1A district: Front: 20 Feet; Rear: 5 feet from a business district boundary, 20 feet from a residential district boundary; Side: 0 Feet adjacent to a business district boundary, 15 feet from a residential district boundary; Street Side: 15 Feet The preliminary plat meets all lot area, frontage, and width requirements of the BU-1A, General Business Development zoning district. Compliance with Building coverage, floor area ratio, and green space requirements was confirmed at the time of review of the submitted development plans. 6 RECOMMENDATION Staff recommends approval of the submitted preliminary subdivision plat subject to the following conditions of approval: 1. Extension of county water and sewer to the subject property and review and approval of the preliminary plat by the Miami-Dade County Water and Sewer Department. 2. Indication of utility easements on the final plat and installation of underground utilities. 3. Confirmation of the location and test results of soil borings, and indicating soil types and conditions and their suitability for proposed development prior to the issuance of building permits. 4. Approval of an NPDES stormwater permit from the Florida Department of Environmental Protection or authorized agency prior to issuance of building permits. 5. Installation of fire hydrants as required by the Village’s Land Development Regulations and review and approval of proposed and required fire control facilities and appurtenances by the Miami-Dade County Fire Rescue Department. 6. Certification that permanent reference monuments have been set and that permanent control points will be set within one year of recording of the final plat is required to be provided prior to review and approval of the final plat. 7. Extension of pedestrian sidewalks along SW 106 Street to the existing sidewalk adjacent to Pinecrest Parkway. 8. Review and approval of the final plat by the South Florida Water Management District. 9. Approval of driveway connection permits by the Pinecrest Public Works Department, the Miami-Dade County Public Works Department’s Traffic Engineering Division, and the Florida Department of Transportation (FDOT) prior to issuance of building permits. 10. Review and approval of a separate tree removal permit by the Village of Pinecrest prior to the removal of any trees from the subject property or adjoining road rights-of-way. 11. Review and approval of the preliminary plat by all required review agencies of Miami- Dade County including the Miami-Dade County Department of Regulatory and Economic Resources, Water and Sewer Department, and Division of Environmental Resources Management.