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On October 12, 2022, the Village Council met to adopt the final recommended plan submitted by the Pinecrest Parkway Citizen’s Committee. This marked the end of a nearly two-year process undertaken by the Village Council to update the 2012 Pinecrest Parkway Vision Plan.
Review the 2022 Pinecrest Parkway Vision Plan at www.pinecrest-fl.gov/US1Plan.
Since commencing its work last April, the committee worked closely with planning consultants, Village staff and engaged residents to develop the new Vision Plan to guide future development along the US 1 commercial corridor. This process, though arduous and at times contentious was successful, ultimately addressing the vast majority of concerns raised by residents regarding building heights, buffers and traffic.
I would like to extend a very special thank you to the seven members of the Citizen’s Committee for volunteering their time and knowledge to develop the praiseworthy document.
During the same October 12 meeting, the Village Council took the first step to codify the Vision Plan recommendations by adopting ordinances on first reading that update the Village’s Comprehensive Master Plan, Land Development Regulations and Zoning Map.
Review the ordinances passed on first reading at www.pinecrest-fl.gov/US1Plan.
The adopted ordinances implement most of the Citizen’s Committee recommendations and introduce residential, mixed-use development on five parcels adjacent to transit stations.
Aside from improved landscaping throughout the entire corridor and updated architectural guidelines to spur more attractive development throughout, the most notable change involves the expansion of the Pinecrest Business Alternative District to two new areas across from SW 104 Street and SW 136 Street.
The two new district areas will function similar to what has existed since 2002 across both Dadeland Metrorail Stations — providing an alternate option for future development while preserving underlying existing zoning.
Most important, with the adoption of the ordinances Village Council took steps to preserve the overall four-story building height limit that currently exists throughout the US 1 corridor within a revised, 51-foot envelope.
Village Council took steps to enhance the corridor’s character by adopting code revisions for the designated Pinecrest Business Alternative Districts that will improve the quality of life of all residents, especially those living adjacent to the commercial areas.
Specifically, new requirements for the alternative districts lower the allowable building heights from four to two-stories and provide increased landscape buffers where the affected commercial properties meet the single-family residential properties.
The ordinances adopted by the Village Council on first reading also provide improved amenities for new developments including, but not limited to, more open spaces to promote outdoor dining, colonnades, mature canopy trees, art in public places, and rooftop terraces.
A new Architectural Review Board may be established to review the larger projects to analyze and critique any future proposed development impacts on traffic and other infrastructure to ensure compatibility with residential areas and concurrency standards.
The ordinances provide a slight increase in the Floor Area Ratio (from .73 to 1) to comply with the new requirements of Miami-Dade County’s Rapid Transit Zone.
And finally, the ordinances provide a residential dwelling unit standard of 35 units per acre and increase the minimum size of dwelling units from 600 square feet to 1,000 square feet.
In the Pinecrest Business Alternative District across the Dadeland North Metrorail Station, these revised standards will have the effect of decreasing density as some affected areas are currently zoned at 50 units per acre.
Village staff is providing background on the visioning process, the Miami-Dade County Rapid Transit Zone and its effects on the Pinecrest Parkway corridor, and the details of the three ordinances that were adopted on first reading in October during three town hall meetings scheduled for November 7.
The Village Council will be considering the ordinances on second reading at a future date after the Village receives input about the proposed code revisions from the State of Florida.
As always, I am available to answer any questions and address any concerns. My email address is jcorradino@pinecrest-fl.gov. You can also call me at 305-606-2364.
