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 There
is no denying that the identity of Pinecrest neighborhoods' has been
evolving over the last decade; however, the recent trend toward very
large, boxy, two-story homes has become a concern. In an effort to
safeguard the identity of the Village of Pinecrest, as a more rural
neighborhood, of large homes surrounded by green space, the council
has decided to adopt new zoning requirements. Council members have
repeatedly stated that they think it is important to set limitations
that would prevent Pinecrest from becoming another Coco Plum. This
refers to the massive homes that occupy nearly the entire lot in that
upscale Coral Gables neighborhood.
The defined objective of the council is to encourage
the construction of one-story homes and limit the size of homes built
on an acre to about 12,000 square feet. Existing homes and those whose
permits are applied for within five months after the adoption of the
new code, would be governed by Miami-Dade County code, which was
previously adopted by the Village of Pinecrest.
As an incentive to build one-story homes, the council
is recommending that the existing lot coverage allowances, refereed to
as the floor-to-area-ratio (FAR) of 15% for the first floor, be
increased to 20%. However, in order to discourage huge boxy style
homes, the second floor FAR will be reduced to 10%. Additionally, the
council is considering changing the existing side set backs from 15
feet to 25 feet within the EU1 zoning (acre lots). Guidelines for
accessory structures on acres will also be modified. Accessory
structures, such as guesthouses and pool cabanas, will be required to
be built within the potential footprint of the house. Lots zoned EUM,
approximately half acres, may experience changes only on set backs for
auxiliary structures.
As the council reviewed and discussed each proposed
change, several residents pointed out the implications of such changes
on acre lots whose shapes were not plated as ideal acres. One builder
pointed out that because his lot was long and narrow, under the new
code, he would be forced to build a one-story house that resembled a
car wash. This would certainly defeat the concept of protecting the
existing beauty of Pinecrest.
My lot has a long frontage, and when my husband and I
built our house nearly thirteen years ago, we requested a variance to
encroach into the side set-back to protect the canopy of a large oak
tree. A twenty-five-foot side setback is a huge number and I have no
doubt that the zoning department will experience an increase in
variance requests.
Although, the council's efforts are laudable and were
undertaken with the best of intentions, it became clear during the
hearing that revamping the zoning code is a major undertaking that
will require careful and extensive analysis of all the variables.
When evaluating the growth and architectural future of
the Village of Pinecrest, in the end, the existing zoning code,
strictly enforced as it has been, may best serve our community.
I can be reached at 305-666-7969 or via fax,
305-666-8487.
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