Approve conditional use permit for alcohol sales at Platea Prime Steakhouse

DATE: November 10, 2025 TO: Yocelyn Galiano, ICMA-CM Village Manager FROM: Stephen Olmsted, AICP Planning Director RE: Conditional Use Permit - Alcohol Consumption on Premises Platea Restaurant – 12151 Pinecrest Parkway PETITION REQUEST Fernando Salazar, representing Platea Prime Steakhouse & Ceviche Bar (Applicant), and Su Dixie Belle, LLC (owner) 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. SITE LOCATION The subject property is located within the Dixie Belle Shops Shopping Center, located at 12151 Pinecrest Parkway, Pinecrest, Florida 33156, within the BU-1, Restricted Commercial Development zoning district. Subject Property OWNER/APPLICANT OWNER: Su Dixie Belle, LLC APPLICANT: Fernando Salazar, representing Platea Prime Steakhouse & Ceviche Bar (Applicant) EXISTING CONDITIONS Platea Restaurant is an established steak restaurant and ceviche bar in the Dixie Belle Shops shopping center. The restaurant currently has a conditional use permit and 2 COP license to serve beer and wine, previously approved for the former Pei Wei Restaurant and subsequently transferred to Platea. The current owners are now seeking a permit to amend the Village Council’s previous development order to allow the sale of spirits in addition to beer and wine. The restaurant owners are in the process of adding more outdoor dining area and seating necessary to meet the requirements of the Florida Department of Business and Professional Regulation for issuance of a 4- COP license. 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-1 Restricted Commercial 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 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 Monday through Friday from 6:00 p.m. to 10:00 p.m.; Saturday from 5:00 p.m. to 10:00 p.m.; and Sunday from 4:00 p.m. to 9:00 p.m. 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. Therefore, 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 Platea Restaurant. 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): Su Dixie Belle, LLC (Owner); and Fernando Salazar, representing Platea Prime Steakhouse & Ceviche Bar (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 12175 Pinecrest Parkway, Pinecrest, Florida 33156 within the Dixie Belle Shoppes Shopping Center. The existing restaurant, “Platea”, is located within the BU-1, Restricted Commercial 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 12175 Pinecrest Parkway, Pinecrest, Florida 33156 within the Dixie Belle Shoppes 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, 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). SUBJECT PROPERTY