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Item Q6 BOARD OF COUNTY COMMISSIONERS AGENDA ITEM SUMMARY Meeting Date: August 18, 2004 Bulk Item: Yes No ~ Division: Growth Management Department: Planning AGENDA ITEM WORDING: A public hearing to consider a DCA Transmittal Resolution for approval of the Livable CommuniKeys Master Plan for Tavernier Creek to Mile Marker 97 as an amendment to the 2010 Comprehensive Plan and amendments to the Future Land Use Map and Land Use District Maps. (First of two public hearings required). ITEM BACKGROUND: Public meetings on the LCP for Tavernier Creek to Mile Marker 97 began in March of 2001. Over the next three years, staff worked with the public to identify areas of opportunity and constraint looking at the natural and built environment and ways to maintain and enhance the community character of the Keys. Through a series of public workshops, a survey and numerous public hearings before the Planning Commission, the LCP evolved into its final form. The Planning Commission recommended approval on June 23, 2004. Staffhas included an additional Future Land Use Map change recommendation with this agenda package for RE # 482320.000000 and RE# 00482310.000000 (Coconut Palm Motel, 198 Harberview Dr. FL.) The property currently has a split FLUM of Residential Medium (RM) and Residential High (RH); the land use designation is Mixed Commercial (Me). Policy 101.20.2.2 was added to the Ordinance to incorporate the Master Plan into the Comprehensive Plan. Staff recommends adoption ofthe Master Plan for the Tavernier Creek to MM 97 as an amendment to the Monroe County Year 2010 Comprehensive Plan. An additional FLUM amendment to Action Item 1.4.2(3) is also recommended as detailed above to correct the discrepancy in land use designation for the Coconut Palm Motel by changing the Future Land Use Map designation. PREVIOUS RELEVANT BOCC ACTION: The Board approved the Livable CommuniKeys program as an amendment to the Year 2010 Comprehensive Plan on February 22, 2001. CONTRACT/AGREEMENT CHANGES: None STAFF RECOMMENDATIONS: Approval. TOTAL COST: N/ A COST TO COUNTY: N/A BUDGETED: Yes _No SOURCE OF FUNDS REVENUE PRODUCING: Yes NolL AMOUNT PER MONTH Year APPROVED BY: County Atty --X- OMB/Pur To Follow Not Required _ AGENDA ITEM #qto DIVISION DIRECTOR APPROVAL: DOCUMENTATION: Included X DISPOSITION: LIVABLE COMMUNIKEYS MASTER PLAN TAVERNIER CREEK TO MILE MARKER 97 THE LIVABLE COMMUNIKEYS MASTER PLAN FOR TAVERNIER CREEK TO MILE MARKER 97 DIRECTS FUTURE GROWTH AND REDEVELOPMENT, PROTECTS THE NATURAL ENVIRONMENT, AND PROPOSES WAYS TO ENHANCE THE CHARACTER OF THE COMMUNITY. RECOMMENDATIONS Staff: Approval July 11, 2004 Staff Report DRC: Approval March 8, 2004 Resolution #D09-04 pc: Approval June23,2004 Resolution #P34-04 DRAFT BOCC TRANSMITTAL RESOLUTION RESOLUTION NO. -2004 A RESOLUTION BY THE MONROE COUNTY BOARD OF COUNTY COMMISSIONERS TRANSMITTING TO THE DEPARTMENT OF COMMUNITY AFFAIRS THE REQUEST FILED BY THE PLANNING AND ENVIRONMENTAL RESOURCES DEPARTMENT AMENDING THE YEAR 2010 COMPREHENSIVE PLAN BASED ON RECOMMENDATIONS ADOPTED AS PART OF THE LIVABLE COMMUNIKEYS MASTER PLAN FOR TAVERNIER CREEK TO MILE MARKER 97. WHEREAS, the Monroe County Board of County Commissioners held a public hearing on August 18, 2004, for the purposes of considering the transmittal to the Florida Department of Community Affairs, for review and comment, a' proposed amendment to the Monroe County Year 2010 Comprehensive Plan, Future Land Use Map and Land Use District Map; and WHEREAS, the Planning Commission and the Monroe County Board of County Commissioners support the requested amendments to the Monroe County Year 20 10 Comprehensive Plan, the Future Land Use Map and Land Use District Map; NOW THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY, FLORIDA THAT: Section 1. The Board of County Commissioners does hereby adopt the recommendation of the Planning Commission pursuant to the draft ordinance for the adoption of the proposed amendments to the Monroe County Year 20 I 0 Comprehensive Plan, Future Land Use Map and Land Use District Map; and Section 2. The Board of County Commissioners does hereby transmit the proposed amendments with a copy of the adopted Livable CommuniKeys Master Plan for Tavernier Creek to Mile Marker 97 to the Florida Department of Community Affairs for review and comment in accordance with the provisions of Sections 163.184 and 380.0522, Florida Statutes; and Section 3. The Monroe County Staff is given the authority to prepare and submit the required transmittal letter and supporting documents for the proposed amendment in accordance with the requirement of9J-I1.006 of the Florida Administrative Code; and Section 4. The Clerk of the Board is hereby directed to forward a copy of this resolution to the Director of Planning and Environmental Resources. 10f2 Initials _ PASSED AND ADOPTED BY THE Board of County Commissioners of Monroe County, Florida at a regular meeting held on the 18th day of August, 2004. Mayor Murray Nelson Mayor Pro Tern David P. Rice Commissioner Charles "Sonny" McCoy Commissioner George Neugent Commissioner Dixie Spehar BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY, FLORIDA BY Mayor Murray Nelson (Seal) ATTEST: DANNY L. KOLHAGE, CLERK DEPUTY CLERK MONROE COUNTY ArJORNEY :;~;rJ)JO ORM Date: 20f2 Initials _ DRAFT BOCC ORDINANCE TAVERNIER CREEK TO MILE MARKER 97 MASTER PLAN AND FUTURE LAND USE MAP AMENDMENTS ORDINANCE NO. -2004 AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY COMMISSIONERS AMENDING THE YEAR 2010 COMPREHENSIVE PLAN AND ADOPTING THE LIVABLE COMMUNIKEYS MASTER PLAN FOR TAVERNIER CREEK TO MILE MARKER 97; PROVIDING FOR THE REPEAL OF ALL ORDINANCES INCONSISTENT HEREWITH; AND DIRECTING THE DIRECTOR OF PLANNING AND ENVIRONMENTAL RESOURCES TO FORWARD A CERTIFIED COPY OF THIS ORDINANCE TO THE FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS AND PROVIDING AN EFFECTIVE DATE. WHEREAS, the Monroe County Year 2010 Comprehensive Plan Objective 101.20 identifies the Livable CommuniKeys Planning Program as a planning program designed to address community needs while balancing the needs of all of Monroe County; and WHEREAS, Policy 101.20.1 of the Year 2010 Comprehensive Plan directs Monroe County to develop a series of Community Master Plans which shall include specific criteria, including close coordination with other community plans ongoing in the same area and sets out twelve principles to direct development of the master plans; and WHEREAS, the Livable CommuniKeys Master Plan for Tavernier Creek to Mile Marker 97 (referred to hereafter as the Master Plan) is the product of the Livable CommuniKeys program as outlined in the Monroe County Year 20 I 0 Comprehensive Plan Objective 101.20; and WHEREAS, in conjunction with the Master Plan a commercial corridor enhancements master plan was developed for lands within the right-of-way of the U.S. I corridor from MM 93.5 to Mile Marker 91, to improve the streetscape aesthetics of Tavernier and guide enhancements and design themes that recognized the distinctive flavor of Tavernier to create an identifiable and high quality image for the U.S. I corridor; and WHEREAS, the Tavernier Creek to Mile Marker 97 Planning Area set as a VISIon: An island community committed to preserving its heritage, natural setting and stands of native tropical hardwood hammocks, with improvements to the visual character of the U.S. I corridor, limited redevelopment of commercial properties, and neighborhoods where residents have access to the water and recreational facilities; and WHEREAS, the Master Plan carries through with that vision providing for the preservation, restoration, acquisition and management of environmentally sensitive lands, protection and enhancement of the planning areas small town character, design guidelines 10f7 Initial and standards to guide renovation and redevelopment of the U.S I corridor and historic resources, controlled and directed commercial development, promotion and encouragement of the provision of employee and affordable housing, encouragement of multi-model transportation, vehicle, bicycle and pedestrian safety improvements, enhancement of existing park facilities and provision of additional recreational resources; and WHEREAS, the Master Plan will be adopted as a part of the Comprehensive Plan, and therefore any conflicts between the two must be resolved; and WHEREAS, as part ofthe comprehensive LCP process, Future Land Use Map and Land Use District Map amendments are proposed to bring properties into conformance with the Master Plan and other guiding documents; and WHEREAS, the Livable CommuniKeys Master Plan, Draft One was reviewed during a regularly scheduled meeting of the Development Review Committee held on March 8, 2004, where staff and public comment were received; and WHEREAS, during a regularly scheduled meeting on March 24, 2004, the Monroe County Planning Commission reviewed the Livable CommuniKeys Master Plan, Draft One, which included staff changes to clarify language of the plan, suggested changes based on public input and staff recommendations, consideration of the plan was continued to the next Planning Commission meeting in Key Largo; and WHEREAS, during a regularly scheduled meeting on April 28, 2004, the Monroe County Planning Commission again reviewed the Livable CommuniKeys Master Plan, discussed proposed changes with staff and the public and continued the plan to the next Planning Commission meeting in Key Largo for further consideration; and WHEREAS, during a regularly scheduled meeting on May 26, 2004, the Monroe County Planning Commission reviewed the Livable CommuniKeys Master Plan, containing revisions based on staff research, input from the public during previous meetings, suggestions gathered from public input and recommended changes by staff, based on further public comment at the meeting, the plan was continued to the next Planning Commission meeting in Key Largo for further consideration; and WHEREAS, during a regularly scheduled meeting on June 23, 2004, the Monroe County Planning Commission reviewed the Livable CommuniKeys Master Plan, accepted the proposed changes from the previous meetings, staff recommendations and suggestions from the public, recommended a further amendment to the Master Plan and recommended approval to the Board of County Commissioners; and WHEREAS, the Strategies and Action Items in the Livable CommuniKeys Master Plan for Tavernier Creek to Mile Marker 97 are the equivalent to the Objectives and Policies in the Monroe County Year 2010 Comprehensive Plan; and 20f7 Initial WHEREAS, the Monroe County Board of County Commissioners were presented with the following information, which by reference is hereby incorporated as part of the record of said hearing: 1. The Staff Report prepared on July II, 2004 by K. Marlene Conaway, Director, Planning and Environmental Resources; 2. Proposed changes to the Monroe County Year 2010 Comprehensive Plan, Future Land Use Map and Land Use District Map; 3. Comments by the public; and WHEREAS, the Monroe County Board of County Commissioners examined the proposed amendments to the Year 2010 Comprehensive Plan and Future Land Use District Map submitted by the Monroe County Planning Department at a public hearing on August 18, 2004; and WHEREAS, the Monroe County Board of County Commissioners makes the following Findings of Fact based on the evidence presented: 1. Objective 101.20 mandates that the county complete a series of master plan documents to address local needs while balancing the needs of all of Monroe County. The Tavernier Creek to Mile Marker 97 Master Plan requires implementation of the recommended Strategies and Action Items. The Master Plan must be adopted as an amendment to and a part of the ' Year 20 10 Comprehensive Plan. 2. Policy 101.20.1 requires the county to develop each master plan in accordance with Twelve (12) specific principles. 3. The Master Plan utilizes the Land Use District Map and Future Land Use Map (FLUM) to regulate land use type, density and intensity on a parcel basis within the planning area. 4. The Master Plan reviewed non-conforming land uses to identify their most appropriate Land Use District Map and Future Land Use Map designations. Action Item 1.4.2 (I) identifies by real estate parcel numbers, properties that are non-conforming now that are appropriately located and should be allowed to continue with all the rights of a conforming land use through amendment to the Land Use District Map and Future Land Use Map. 5. The Master Plan reviewed county owned properties to identify their most appropriate Land Use District Map and Future Land Use Map designations. Action Item 1.4.2 (2) identifies by real estate parcel 3 on Initial numbers, county owned properties that are environmentally sensitive and in order to limit development and preserve them for the future re- designates them from Improved Subdivision (IS) to Native Area (NA) and from Residential Medium (RM) to Residential Conservation (RC) on the Land Use District Map and Future Land Use Map respectively. 6. The Master Plan identified undeveloped properties designated as commercial within the FLUM that are located within established, built-out neighborhoods. Action Item 1.4.3 identified by real estate parcel numbers, properties to be removed from commercial consideration by changing the Future Land Use Map designation from Mixed-Use Commercial (MC) to Residential Medium (RM). WHEREAS, the Monroe County Board of County Commissioners makes the following Conclusions of Law based on the evidence presented: I. The Livable CommuniKeys Program requires Monroe County to produce a series of Master Plans which address local needs while balancing the needs of all of Monroe County; and 2. The Master Plan was adopted as the policy document to direct growth and development from Tavernier Creek to Mile Marker 97; and 3. The Master Plan, as adopted, recommends the amendments proposed by this ordinance in order to avoid conflicts with existing Objectives and Policies and to enable the implementation of the Livable CommuniKeys Program; and 4. The proposed amendments are internally consistent with and further the Goals, Objectives and Policies ofthe Year 2010 Comprehensive Plan and the Principles of Guiding Development set forth in Chapter 380, Florida Statutes; and WHEREAS, the Monroe County Board of County Commissioners hereby supports the decision of the Monroe County Planning Commission and the staff of the Monroe County Planning Department; and WHEREAS, it is the desire of the Monroe County Board of County Commissioners that the following amendments to the Monroe County Year 2010 Comprehensive Plan be approved, adopted and transmitted to the state land planning agency for approval. 40f7 Initial NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY, FLORIDA, THAT: Section 1. The Livable Communi Keys Master Plan for Tavernier Creek to Mile Marker 97 is adopted as an amendment to the Monroe County Year 2010 Comprehensive Plan. Section 2. Amend Policy 101.20.2 in the Monroe County Year 2010 Comprehensive Plan (adopted with the Big Pine Key and No Name Key Plan) to read as follows: Policy 101.20.2 The Community Master Plans shall be incorporated into the 20 I 0 Comprehensive Plan as a part of the plan and be implemented as part of the Comprehensive Plan. The following Community Master Plans have been competed in accordance with the principals outlined in this section and adopted by the Board of County Commissioners: 1. Master Plan for Future Development of Big Pine Key and No Name Key, dated August 2004 and adopted by the Board of County Commissioners on August 18, 2004 is incorporated by reference into the 2010 Comprehensive Plan. The term Strategies in the Master Plan is equivalent to the term Objectives in the Comprehensive Plan and the term Action Item is equivalent to the term Policy; the meanings and requirements for implementation are synonymous. 2. The Livable Communi Keys Master Plan for Tavernier Creek to Mile Marker 97 dated (date) and adopted by the by the Board of County Commissioners on (date) is incorporated by reference into the 2010 Comprehensive Plan. The term Strategies in the Master Plan is equivalent to the term Obiectives in the Comprehensive Plan and the term Action Item is equivalent to the term Policy; the meanings and requirements for implementation are synonymous. Section 3. Change the Future Land Use Map designation of parcels identified with following real estate parcel numbers from Residential Medium (RM) to Mixed Use Commercial (MC): 566000.000000,566240.000000, 477140.000000,566120.000000,477150.000000, 477160.000000,477170.000000, 477210.000000,565970.000100,477180.000000 and illustrated on the attached map which is hereby incorporated by reference and attached as Exhibit I. Section 4. Change the Future Land Use Map designation of parcels identified with following real estate parcel numbers from Residential Medium (RM) to Residential Conservation (RC): 476750.000000,476760.000000, 476770.000000, 476780.000000 and illustrated on the attached map which is hereby incorporated by reference and attached as Exhibit 2. 50f7 Initial Section 5. Change the Future Land Use Map designation of parcels identified with following real estate parcel numbers from Mixed Use Commercial (MC) to Residential Medium (RM): 555880.000000,556090.000000, 556080.000000, 555860.000000, 555910.000000, 555890.000000, 555960.000000, 555970.000000, 555850.000000, 555840.000000, 556010.000000, 555830.000000, 556020.000000, 555820.000000, 556040.000000, 556030.000000, 555990.000000, 556070.000000, 556000.000000, 556060.000000, 556050.000000 and illustrated on the attached map which is hereby incorporated by reference and attached as Exhibit 3. Section 6. Change the Future Land Use Designation of parcels identified with the following real estate numbers from Residential Medium (RM) and Residential High (RH) to Mixed Use Commercial (MC): 00482320.000000 and 00482310.000000 and illustrated on the attached map which is hereby incorporated by reference and attached on Exhibit 4. Section 7. If any section, subsection, sentence, clause, item, change, or provision of this ordinance is held invalid, the remainder of this ordinance shall not be affected by such validity. Section 8. All ordinances or parts of ordinances in conflict with this ordinance are hereby repealed to the extent of said conflict. Section 9. This ordinance shall be transmitted by the Planning Department to the Department of Community Affairs pursuant to Chapter 163 and 380, Florida Statut~s. Section 10. This ordinance shall be filed in the Office of the Secretary of State of Florida but shall not become effective until a notice is issued by the Department of Community Affairs or Administrative Commission finding the amendment in compliance with Chapter 163, Florida Statutes. , (The remainder of this page intentionally left blank) 6 of? Initial PASSED AND ADOPTED BY THE Board of County Commissioners of Monroe County, Florida at a regular meeting held on the _ day of_, 2004. Mayor Murray Nelson Mayor Pro Tern David P. Rice Commissioner Charles "Sonny" McCoy Commissioner George Neugent Commissioner Dixie Spehar BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY, FLORIDA BY Mayor Murray Nelson (Seal) ATTEST: DANNY L. KOLHAGE, CLE DEPUTY CLERK 7 of? Initial EXHIBIT No. 1 I , Map 2A Proposed Future Land Use Map Amendment: Street Map Key: Key Largo Mile Marker: 91.5 Proposal: Change Future Land Use District from RM to MC Property Description: RE 566000, 566240, 477140, 566120, 477150, 477160,477170,477210,565970.0001,477180 Land Use District Map #: 152 and 155 EXHIBIT NO. 1 Proposed Future Land Use Map Amendment: Aerial Key: Key Largo Mile Marker: 91.5 , Proposal: Change Future Land Use District from RM to MC Property Description: RE 566000, 566240, 477140, 566120, 477150, 477160,477170,477210,565970.0001,477180 150 Feet Land Use District Map #: 152 and 155 EXHIBIT NO. 1 \ . Key: Key Largo The Monroe County Year 2010 Comprehensive Plan Future Land Use Map is proposed to be amended as indicated above and briefly described as: I' Mile Marker: 91.5 Proposal: Change Future Land Use District from RM to MC Property Description: RE 566000,566240,477140,566120,477150, 477160,477170,477210,565970.0001,477180 150 Feet Land Use District Map #: 152 and 155 EXHIBIT NO. 2 I , Map 1A Proposed Future Land Use Map Amendment: Street Map Key: Key Largo Mile Marker: 91.5 Proposal: Change Future Land Use District from RM to RC Property Description: RE 476750, 476760,476770,476780 Land Use District Map #: 155 EXHIBIT NO. 2 Proposed Future land Use Map Amendment: Aerial Key: Key Largo Mile Marker: 91.5 Proposal: Change Future Land Use District from RM to RC Property Description: RE 476750,476760.476770,476780 200 Feet Land Use District Map #: 155 EXHIBIT NO. 2 The Monroe County Year 2010 Comprehensive Plan Future Land Use Map is proposed to be amended as indicated above and briefly described as: Key: Key Largo Mile Marker: 91.5 Proposal: Change Future Land Use District from RM to RC Property Description: RE 476750, 476760, 476770, 476780 200 Feet Land Use District Map #: 155 EXHIBIT NO. 3 \ , ~,..."..""'..',.,,,' .. .' . . , Proposed Future Land Use District Map Amendment: Street Map Key: Key Largo Mile Marker: 91.5 Proposal: Change Future Land Use District from Me to RM Property Description: RE 555880, 556090, 556080,55860,555910,555890,555960,555970,555850, 55840,556010,555830,556020,555820,556040, 556030,555990,556070,556000,556060,556050 Land Use District Map #: 155 EXHIBIT NO. 3 Proposed Future Land Use District Map Amendment: Aerial Key: Key Largo ~ ~ Mile Marker: 91.5 Proposal: Change Future Land Use District from Me to RM Property Description: RE 555880, 556090, 556080,55860,555910,555890,555960,555970,555850, 55840,556010,555830,556020,555820,556040, 556030,555990,556070,556000,556060,556050 Land Use District Map #: 155 200 Feet EXHIBIT NO. 3 --- The Monroe County Year 2010 Comprehensive Plan Future Land Use Map is proposed to be amended as Key: Key Largo indicated above and briefly described as: Mile Marker: 91.5 ~ Proposal: Change Future Land Use District from Me to RM Property Description: RE 555880, 556090, 556080,55860,555910,555890,555960,555970,555850, 55840,556010,555830,556020,555820,556040, 556030,555990,556070,556000,556060,556050 Land Use District Map #: 155 200 Feet EXHIBIT NO. 4 , .....,..n"" Proposed Future Land Use Map Amendment: Street Map Key: Key Largo Mile Marker: 92 Proposal: Change Future Land Use District from RM and RH to MC Property Description: RE 482320 and 482310 Land Use District Map #: 151 I / I i I i I I I I I I / I ! ;i i i i ! i L~._____....___ I /1 ,/' /f II I/~ ___ I -~---..... /~ . --.......... MC The Monroe County Year 2010 Comprehensive Plan Future land Use Map is proposed to be amended as indicated above and briefly described as: Key: Key Largo Mile Marker: 92 Proposal: Change Future Land Use District from RM and RH to MC Property Description: RE 482320 and 482310 200 Feel Land Use District Map #: 151 I EXHIBIT NO. 4 Proposed Future Land Use Map Amendment: Aerial Key: Key Largo Mile Marker: 92 Proposal: Change Future Land Use District from RM and RH to Me Property Description: RE 482320 and 482310 200 Feet Land Use District Map #: 151 Board of County Commissioners Land Use District Map Ordinance ORDINANCE NO. -2004 AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY COMMISSIONERS APPROVING THE CHANGES TO THE LAND USE DISTRICT MAP FOR TAVERNIER CREEK TO MILE MARKER 97 AS DET AILED IN THE LIVABLE COMMUNIKEYS MASTER PLAN FOR TAVERNIER CREEK TO MILE MARKER 97 DATED JULY 24, 2004; PROVIDING FOR THE REPEAL OF ALL ORDINANCES INCONSISTENT HEREWITH; AND DIRECTING THE DIRECTOR OF PLANNING AND ENVIRONMENTAL RESOURCES TO FORWARD A CERTIFIED COPY OF THIS ORDINANCE TO THE FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS AND PROVIDING AN EFFECTIVE DATE. WHEREAS, at a regularly scheduled meeting on August 18, 2004, the Monroe County Board of County Commissioners held the first of two public hearings on the Livable CommuniKeys Master Plan for Tavernier Creek to Mile Marker 97 (referred to hereafter as the Master Plan) as the policy document to direct growth and development from Tavernier Creek to Mile Marker 97; and WHEREAS, the proposed Comprehensive Plan and Future Land Use and Land Use District Map changes have been recommended by the Master Plan; and WHEREAS, the Master Plan is the product of the Livable CommuniKeys progt;am as outlined in the Monroe County Year 2010 Comprehensive Plan Objective 101.20 which is to address community needs while balancing the needs of all of Monroe County; and WHEREAS, as a part of the comprehensive LCP process, Future Land Use and Land Use District Map amendments are proposed to bring properties in conformity with the Master Plan and other guiding documents; and WHEREAS, the proposed amendments were reviewed during a meeting of the Development Review Committee on March 8, 2004, where staff and public comment were received; and WHEREAS, during a regularly scheduled meeting on June 23, 2004, the Monroe County Planning Commission reviewed the amendments and recommended approval, to the Board of County Commissioners; and WHEREAS, the Livable CommuniKeys Master Plan for Tavernier Creek to Mile Marker 97 in Action Item 1.4.2 (I), Action Item 1.4.2 (2) and Action Item 1.4.3 included the changes to the Future Land Use Map and Land Use District Map; and WHEREAS, the Future Land Use Map amendments were adopted with the Livable CommuniKeys Master Plan for Tavernier Creek to Mile Marker 97 in Action Item 1.4.2 (1), Page 10f5 Initial Action Item 1.4.2 (2) and Action Item 1.4.3 and the following Land Use District Map amendments are in conformance with the Master Plan and the Future Land Use Map: I. Change the Land Use District Map designation of parcels identified with following real estate parcel numbers from Improved Subdivision (IS) to Mixed. Use (MU): 566000.000000, 566240.000000, 477140.000000, 566120.000000, 477150.000000, 477160.000000, 477170.000000, 477210.000000, 565970.000100, 477180.000000 and illustrated on the attached map which is hereby incorporated by reference and attached as Exhibit I. 2. Change the Land Use District Map designation of parcels identified with following real estate parcel numbers from Improved Subdivision (IS) to Native Area (NA): 476750.000000, 476760.000000, 476770.000000, 476780.000000 and illustrated on the attached map which is hereby incorporated by reference and attached as Exhibit 2. WHEREAS, the Monroe County Board of County Commissioners examined the proposed amendments to the Year 2010 Comprehensive Plan, Future Land Use and Land Use District Maps submitted by the Monroe County Planning Department at a public hearing on August 18, 2004 and approved a Transmittal Resolution to transmit the plan and Future Land Use Map amendments to the Florida Department of Communit'y Affairs (DCA); and WHEREAS, The Monroe County Board of County Commissioners were presentep with the following information, which by reference is hereby incorporated as part of the record of said hearing: 1. Staff Report prepared on July 11,2004 by K. Marlene Conaway, Director, Planning and Environmental Resources; and 2. The Livable CommuniKeys Program Master Plan for Tavernier Creek to Mile Marker 97; and WHEREAS, the Monroe County Board of County Commissioners makes the following Findings of Fact based on the evidence presented: 1. Objective 101.20 mandates that the county complete a series of master plan documents to address local needs while balancing the needs of all of Monroe County. The Tavernier Creek to Mile Marker 97 Master Plan requires implementation of the recommended Strategies and Action Items. The Master Plan must be adopted as an amendment to and a part of the Year 2010 Comprehensive Plan. 2. Policy 101.20.1 requires the county to develop each master plan in accordance with Twelve (12) specific principles. Page 2 of5 Initial 3. The Master Plan utilizes the Land Use District Map and Future Land Use Map (FLUM) to regulate land use type, density and intensity on a parcel basis within the planning area. 4. The Master Plan reviewed non-conforming land uses to identify their most appropriate Land Use District Map and Future Land Use Map designations. Action Item 1.4.2 (I) identifies by real estate parcel numbers, properties that are non-conforming now that are appropriately located and should be allowed to continue with all the rights of a conforming land use through amendment to the Land Use District Map and Future Land Use Map. 5. The Master Plan reviewed county owned properties to identify their most appropriate Land Use District Map and Future Land Use Map designations. Action Item 1.4.2 (2) identifies by real estate parcel numbers, county owned properties that are environmentally sensitive and in order to limit development and preserve them for the future re-designates them from Improved Subdivision (IS) to Native Area (NA) and from Residential Medium (RM) to Residential Conservation (RC) on the Land Use District Map and Future Land Use Map respectively. 6. The Master Plan identified undeveloped properties designated as commercial within the FLUM that are located within established, built-out neighborhoods. Action Item 1.4.3 identified by real estate parcel numbers, properties to be removed from commercial consideration by changing the Future Land Use Map designation from Mixed-Use Commercial (MC) to Residential Medium (RM). WHEREAS, the Monroe County Board of County Commissioners makes the following Conclusions of Law based on the evidence presented: I. The Livable CommuniKeys Program requires Monroe County to produce a series of Master Plans which addresses local needs while balancing the needs of all of Monroe County; and 2. The Master Plan is adopted as an amendment to the 2010 Comprehensive Plan and is the policy document to direct growth and development in the Tavernier Creek to MM #97 planning area; and 3. The Master Plan, as adopted, recommends the amendments to the Land Use District Maps; and 4. The proposed amendments are internally consistent with and further the Goals, Obj ectives, and Policies of the Year 20 I 0 Comprehensive Plan and the Principals of Guiding Development set forth in Chapter 380, Florida Statutes; and Page 3 0[5 Initial WHEREAS, the Monroe County Board of County Commissioners hereby supports the recommendation of the Monroe County Planning Commission and the staff of the Monroe County Planning Department; and WHEREAS, it is the desire of the Monroe County Board of County Commissioners that the following amendments to the Monroe County Land Use District Map be approved, adopted and transmitted to the state land planning agency for approval; NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY, FLORIDA, that the preceding Findings of Fact and Conclusions of Law support it's decision to Approve the Land Use District Map amendments: Section 1. Change the Land Use District Map designation of parcels identified with following real estate parcel numbers from Improved Subdivision (IS) to Mixed Use (MU): 566000.000000, 566240.000000, 477140.000000, 566120.000000, 477150.000000, 477160.000000, 477170.000000, 477210.000000, 565970.000100, 477180.000000 and illustrated on the attached map which is hereby incorporated by reference and attached as Exhibit I. Section 2. Change the Land Use District Map designation of parcels identified with following real estate parcel numbers from Improved Subdivision (IS) to Native Area (NA): 476750.000000,476760.000000, 476770.000000, 476780.000000 and illustrated on the attached map which is hereby incorporated by reference and attached as Exhibit 2. Section3. If any section, subsection, sentence, clause, item, change, or provision of this ordinance is held invalid, the remainder of this ordinance shall not be affected by such validity. Section 4. All ordinances or parts of ordinances in conflict with this ordinance are hereby repealed to the extent of said conflict. Section 5. This ordinance shall be transmitted by the Planning Department to the Department of Community Affairs pursuant to Chapter 380, Florida Statutes. Section 6. This ordinance shall be filed in the Office of the Secretary of State of Florida, but shall not become effective until a notice is issued by the Department of Community Affairs or Administrative Commission finding the amendment consistent with Chapter 380, Florida Statutes. The remainder of this page intentionally left blank Page 4 of5 Initial PASSED AND ADOPTED by the Board of County Commissioners of Monroe County, Florida at a regular meeting held on the day of 2004. Mayor Murray Nelson Mayor Pro Tern David P. Rice Commissioner Dixie Spehar Commissioner George Neugent Commissioner Charles "Sonny" McCoy BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY, FLORIDA BY Mayor Murray Nelson (SEAL) ATTEST: DANNY L. KOLHAGE, CLERK Date: DEPUTY CLERK Page 5 of 5 Initial Proposed Land Use District Map Amendment: Street Map Key: Key Largo Mile Marker: 91.5 Proposal: Change Land Use District from IS to MU Property Description: RE 566000, 566240, 477140, 566120, 477150, 477160,477170,477210,565970.0001,477180 Land Use District Map #: 152 and 155 EXHIBIT NO. 1 I , Proposed Land Use District Map Amendment: Aerial Key: Key Largo ~ Mile Marker: 91.5 Proposal: Change Land Use District from IS to MU Property Description: RE 566000, 566240, 477140, 566120, 477150, 477160,477170,477210,565970.0001,477180 150 Feet Land Use District Map #: 152 and 155 EXHIBIT NO. 1 \ ~ Mll~~,~~~ ~.M.' \~. I - · ~~~~CM~~ " 'k, .-- ..' ,/~ " ,,~ ~~ ~ I · ,~~ ~~. .~~ .'. '-7 . , , . ~ ~., , ~; '. " " -~,,, ,)l~" . ~~ R, /- -- (~ /',' .w.. ~'. 't~ . I Ji.' .f. · .l~~I. ...' ~~ ~~:. .>'.: ~ I.... .w. ,.~ ~~~'p .. ':~.. .\.:,",..:;Jt "'..- -.., F lL' I~" .I' ~ · .. w ". " ,. .... I ^ - -I- "~l,.""". ~1~1:/~.;"'- ,,) /. ~ '>J? .I~.. .1. , · ' , !U:ftlil LV"". ,,' Ci:,. I I , I . . I I , ': " " "'--,"! " n -.. ~ · - ,---, '-"'~~ /i~,,~:;". "~ .~ 'Ul'~;' ~ ",'U ""'-''- )~ . ;.', '~~!~f't~i = C '. / ~"I" ., . ~,.'.. ~ ",," .. y.,.;r,. '. ... .. · . ..- #,,' .'... / , ","'" " .. ~. ...... ./ " , ~. '.".'... tr .. .. _ /~.,' "".i ~~........ .,..... L-. .,) .i'/ ""'''',''. .'..1. . ~-11'''O ___r- , ~.,'" ''', , './ ",. · · .. .... u.. -h___; .t'./ ,,-' .. ., .. - : 0,1'" . .,Ie, --__-..__________ ~'. .I).;,,~. '. ' "'" l'~.,._ .. · , KEY · - S R--~--- ~, ~ ,...,..... "",-.. '.. I.- J ' /~~, ~^"yG~-.,;/ '~'" ~ ~ I I,. . ~-_______ . !'y,l, 0.... '~~.... ~J ------- V , "'~.' /- . 0-..1 ------. : / ",)~'ff~~, ,', "'~"''I(. ~ W;~ ")"-1 t I I. I I . I.::;,{ ~, ~ ~ ~'''',.~ .,,"'.':; ..~,. ;~.. nltin..&"._ 7..::J ~~~t.;J~~ .jr-:'.-:, lJ] ~4IJJDt,'",I,.l,".,_,'"":,t".""..,',-",,,l~ '~_n~ I I I t .I.~.. J;);'r;;:/;',:-~ '-. 71.__ "J.:J:Jl~ N,a././,I.\I\.\Ij.J-J '-/ IS "" /^'''-. . ;y l, IS ~~ ~~ ~""" " ~,," The Monroe County Land Use District Map is proposed to be amended as indicated above and briefly described as: Key: Key Largo Mile Marker: 91.5 Proposal: Change Land Use District from IS to MU Property Description: RE 566000,566240,477140,566120,477150, 477160,477170,477210,565970.0001,477180 Land Use District Map #: 152 and 155 EXHIBIT NO. 2 Map 1A Proposed Land Use District Map Amendment: Street Map Key: Key Largo Mile Marker: 91.5 Proposal: Change Land Use District from IS to NA Property Description: RE 476750, 476760, 476770, 476780 Land Use District Map #: 155 EXHIBIT NO. 2 Proposed Land Use District Map Amendment: Aerial Key: Key Largo Mile Marker: 91.5 Proposal: Change Land Use District from IS to NA Property Description: RE 476750, 476760, 476770, 476780 ~ 200 Feel Land Use District Map #: 155 I I I I I I I I KEY LARGO " I --' --- --- ....-...... 55 EXHIBIT NO. 2 "-- "-''- 1 , , , , , , , I , I I I , 1 I , I , I , , I I " "'- \ uc ~,,' l "- '''-, " The Monroe County Land Use District Map is propsed to be amended as indicated above and briefly described as: Key: Key Largo Mile Marker: 91.5 Proposal: Change Land Use District from IS to NA Property Description: RE 476750,476760,476770,476780 I Land Use District Map #: 155 I BOCC STAFF REPORTS I. Staff Report detailing the planning process and giving an overview ofthe Master Plan 2. Staff recommended additional Future Land Use Map amendment for Coconut Palm Inn. 3. Staff recommended 2010 Comprehensive Plan amendment to Policy 101.20.2 to incorporate the Tavernier Creek to MM 97 Plan into the Comprehensive Plan as a part of the Plan. TO: Board of County Commissioners Memorandum FROM: K. Marlene Conaway, Director, Planning and Environmental Resources DATE: July 11, 2004 RE: Livable CommuniKeys Master Plan for Tavernier Creek to Mile Marker 97 The Planning and Environmental Resources Department is pleased to present you with the Livable CommuniKevs Master Plan for Tavernier Creek to Mile Marker 97. The Plan evolved over a period of three (3) years beginning with an introductory and visioning workshop in March of 200 I and progressing in an evolutionally process that saw the recommended adoption of the Plan by the Planning Commission in June of 2004. The Livable CommuniKeys Master Plan (LCP) for Tavernier Creek to Mile Marker 97 was the product of an interested and involved public working with a dedicated but changing county staff. Through the visioning workshop and an area wide survey conducted in August of 2001 the Plan was given its priorities and its long range goals. Additional meetings helped to further refine the Plan including two meetings in October of 2003 that provided the public and staff an opportunity to work with consultants to develop the Tavernier Commercial Corridor Enhancements Master Plan. This plan is a component of the LCP for Tavernier Creek to Mile Marker 97 and was developed to address commercial corridor enhancements for lands within the right-of-way of the U.s. I corridor from MM 93.5 to Mile Marker 91. I. Background The Board of County Commissioners in February of 2001 recognizing the uniqueness of each island community, the diversity of land, environment, development and community issues and goals, established the Livable CommuniKeys Program (LCP) as an amendment to the Monroe County Year 2010 Comprehensive Plan. The LCP was established under Objective 101.20 of the Year 2010 Master Plan and directed Monroe County to "address local community needs while balancing the needs of 10f4 Tavernier LCP BaCC Staff Report 07/11/04 II A5 p.rn, all Monroe County communities". The effort was to "focus on the human crafted environment" . The LCP was further refined through Policy 101.20.1 of the Monroe County Year 2010 Comprehensive Plan. Policy 101.20.1 listed twelve guiding principles and directed that Monroe County "develop a series of Community Master Plans" based on these principles. To date the LCP for Big Pine has been completed by planning staff and adopted by the Monroe County Board of County Commissioners. The LCP for Stock Island is underway and the LCP for Key Largo will begin this month. The LCP for Tavernier Creek to Mile Marker 97 has been completed by staff, recommended for approval by the Planning Commission and is the subject of this request for adoption. The work on the LCP for Tavernier Creek to Mile Marker 97 began in 2001. Planning staff looked at the historic and cultural context of the study area to document and understand the beginnings of the community and to ascertain how it had evolved and developed over time. Planning staff documented the communities built and natural environment collecting existing land use, demographic, housing, and commercial and other relevant data to develop a current conditions summary. The LCP for Tavernier Creek to Mile Marker 97 also looked at the planning area in the context of Goal 105 of the Monroe County Year 20 I 0 Comprehensive Plan. The purpose of Goal 105 is to refocus the counties land acquisition efforts, conserve natural resources and direct future development to infill areas in conjunction with the individual community master plans. Essential to the planning process were the workshops and public meetings held to gather public input. In addition, staff conducted an area wide survey to gain a broader understanding of the concerns and desires of members of the community and to hear from those who had not participated in the public meetings and workshops. Based on information collected through the LCP process, the public identified seven issues that were important to the community: I. Maintain the existing small town community "island" character of the area. 2. Preserve the remaining significant natural lands. 3. Recognize the uniqueness of and preserve the Tavernier Historic District. 4. Limit additional new commercial development while providing opportunities to redevelop existing commercial structures. 5. Increase opportunities for local involvement in planning issues. 6. Improve and expand existing water access and provide additional shoreline access for the residents. 7. Protect the existing water-related/dependent uses such as restaurants, marinas, and commercial fishing and permit rebuilding if destroyed in the footprint. 20f4 Tavernier LCP BOCC Staff Report 07/11/04 1 L45 p,m. From this beginning, the master plan was formed around thirteen elements. Each element focuses on an issue of importance to the planning area and states a specific planning goal designed around a major topic to be addressed through the LCP process. For example, the Goal of the Economic Development Element is "Sustain the existing commercial and industrial businesses and encourage redevelopment or infill between MM 91 and Burton Drive and discourage additional strip development of the U.S.l Corridor". Each element also includes a Current Conditions Summary and Analysis of Community Needs. Finally, and following from the summary and analysis, staff with the help and guidance of the public developed possible strategies for reaching each element goal with action items that are the implementation tools for each strategy. II. Major Issues Addressed during the Planning Commission Hearings The LCP Master Plan for Tavernier Creek to Mile Marker 97 was presented to the Planning Commission in March of 2004. Based on additional research requested by the Planning Commission and working with the public, staff made changes to the Master Plan for review by the Planning Commission. The final LCP Master Plan for Tavernier Creek to Mile Marker 97 addressed some of the last concerns voiced by the public, issues identified by the Planning Commission and additional language developed by staff to create a Master Plan staff, the public and the Planning Commission supported. Several major issues were discussed and addressed by staff and the Planning Commission during the Public Hearing Process. Changes were made in response to comments or in some cases after further review, it was determined no change was warranted. Following is a listing of some of these issues: _ Public Comment: Include a recommendation to prohibit new Formula Retail establishments in the planning area. Response: Action Item 7.2.3 was added to Goal 7, Strategy 7.2 "Investigate the feasibility and economic effects of a Formula Retail Establishments Ordinance." -Public Comment: Remove the pool proposal for Harry Harris Park (This was an item added because of comments received during the planning process) Response: The pool was deleted from the plan. -Public Comment: Delete proposed Future Land Use Map (FLUM) amendments for existing commercial properties on US# I; the proposed change is from Residential Medium (RM) to Mixed Use (MU). The businesses are currently non-conforming because of the residential zoning. Other testimony was received that the proposed map amendment should remain in the plan. Response: The FLUM amendments should remain in the plan. The US#1 corridor in this area is a commercial corridor and the businesses should be made conforming. 30f4 Tavernier LCP BOCC Staff Report 07/11/04 II :45 P,\TI, -Public Comment: Change the FLUM designation of existing homes on Tavernier Road and Atlantic Circle from a Mixed Use/Commercialland use district (MC) to Residential Medium (RM). Response: Created Action Item 1.4.3 to change the FLUM. -Public Comment: Requested that Tavernier Key, offshore island, be included. Response: A section on "Offshore Island" was added to the Introduction. -Public Comment: Limit commercial development in the u.s. I corridor especially within the greenbelt. Response: Created Action Item 3.1.2 to limit the size of individual commercial and transient use structures within the planning area to a maximum of 2,500 square feet. -Public Comment: Allow for the expansion ofthe Tavernier Historic District. Response: Action Item 4.1.5 was added to investigate expansion of the boundaries to include additional areas of historic importance. _ Public Comment: Limit opportunities to rebuild nonconforming commercial structures within the required shoreline setback. Response: Action Item 8.1.1 was modified and now directs that existing commercial uses on the shoreline be inventoried and that uses which are currently within the shoreline setback be documented. III. Recommendations The Planning Commission voted June 23, 2004 to recommend approval of the LCP Master Plan for Tavernier Creek to Mile Marker 97, to the Board of County Commissioners. The Planning and Environmental Resources Department supports the LCP Master Plan for Tavernier Creek to Mile Marker 97 as approved by the Planning Commission and recommends that it be approved and transmitted to the DCA for review and comment. The Livable CommuniKeys Master Plan for Tavernier Creek to Mile Marker 97 will be adopted as part of the Monroe County Year 2010 Comprehensive Plan. In addition to being adopted as the policy document to direct growth and development from Tavernier Creek to Mile Marker 97, the Master Plan includes amendments to the Future Land Use Map and Land Use District Map. 40f4 Tavernier LCP BOCC Staff Report 07/11/0411.45 p.m. MEMORANDUM To: Board of County Commissioners From: Marlene Conaway, Director of Planning and E~vironmental Resources Subject: Coconut Palm Inn FLUM amendment Date: July 28, 2004 I. Request: Staff requests an additional Future Land Use Map amendment to be included in the Livable Communi Keys Master Plan for Tavernier Creek to Mile Marker 97 under Action Item 1.4.3. II. Backe:round Information: Future Land Use Map (FLUM) amendments were reviewed with the Livable CommuniKeys Master Plan for Tavernier Creek to Mile Marker 97 under action Item numbers 1.4.2 and 1.4.3. The proposed FLUM amendments were identified by staff and the public to coincide with the underlying land use district designation, to accommodate future development, protect existing uses and to correct previous mapping errors on the FLUM. Subsequent to the completion of the Livable CommuniKeys Master Plan for Tavernier Creek to Mile Marker 97 it came to the attention of staff, through a pre-application conference for a proposed redevelopment at Coconut Palm Inn, that the FLUM designation for their property, RE #'s 00482310.000000 and 00482320.000000, was different from the Land Use District Map designation. The residential FLUM designation on the property makes the Inn a non-conforming use and prevents the upgrade and redevelopment of the site. Page I of 2 III. Findinl! of Facts: The property is approximately 1.334 acres and is located at Mile Marker 92 The property consists ofa 16 unit motel that was built between 1947 and 1949 and has been operating as a motel since that time. Based on current Monroe County land use district maps and 1986 zoning maps the property has a designation of Mixed-Use (MU) which accommodates hotel/motel rooms. The FLUM, with an effective date of 1992, has a split designation of Residential Medium (RM) and Residential High (RH). Based on policy 101.4.21 of the Monroe County Comprehensive Plan Motel/Hotel rooms are not permitted uses in areas designated as RM or RH on the FLUM. The creation of the FLUM was based on the 1986 zoning maps. It has been determined that the property was given an incorrect FLUM designation that does not correspond to the land use district, Mixed Use (MU). A FLUM designation of Mixed-Use Commercial (MC) will be in conformance to the use on site and the land use district designation ofMU. IV. Staff Recommendation: Staff recommends and supports a FLUM change from RM to MC and from RH to MC and further requests that the Future Land Use Map be amended and the following item be included in the Tavernier Creek to MM 97 Master Plan under Action Item 1.4.3: Change the Future Land Use Map designation of parcels identified with the following Real Estate numbers from Residential Medium (RM) and Residential High (RH) to Mixed-Use Commercial (MC): 00482310.000000 and 00482320.000000 and illustrated on the attached map. Page 2 of 2 I , · ..."nuu Proposed Future Land Use Map Amendment: Street Map Key: Key Largo Mile Marker: 92 Proposal: Change Future Land Use District from RM and RH to MC Property Description: RE 482320 and 482310 I Land Use District Map #: 151 / , I , , ,/ / I ! i ! i ! ! / ,1........;...___...____ ,/ .I /1 /1 / / ,I / / / / MC / - j -----...-----.",.."'...... RH The Monroe County Year 2010 Comprehensive Plan Future land Use Map is proposed to be amended as indicated above and briefly described as: Key: Key Largo Mile Marker: 92 " Proposal: Change Future Land Use District from RM and RH to Me Property Description: RE 482320 and 482310 200 Feel Land Use District Map #: 151 Proposed Future land Use Map Amendment: Aerial Key: Key Largo Mile Marker: 92 Proposal: Change Future Land Use District from RM and RH to MC Property Description: RE 482320 and 482310 " 200 Feet Land Use District Map #: 151 FROM: Board of County Commissioners AIO K. Marlene Conaway, Director, Planning and Environme.....J r ~ Resources ....0 Memorandum TO: DATE: July 30, 2004 RE: Amendment to the 2010 Comprehensive Plan to add Policy 101.20.2.2 Background Goal 101.20 of the 20 I 0 Comprehensive Plan directs the County to develop a series of Community Master Plans undertaken through the Livable CommuniKeys Planning Program. The Master Plan for Tavernier Creek to MM 97 is being incorporated into the 2010 Comprehensive Plan as an amendment to the Plan. Policy 101.20.2 and 101.20.2.1 are being added to the Comprehensive Plan with the adoption of the Big Pine Key and No Name Key Master Plan. The Department of Community Affairs (DCA) in their Objections, Recommendations and Comments (ORC) Report recommended several changes to the Policy to assure that it is understood that the Strategies in the Master Plan is equivalent to the term Objectives in the Comprehensive Plan and the term Action Item is equivalent to the term Policy. Discussion An amendment is also needed to the 20 I 0 Comprehensive Plan to incorporate the Master Plan for Tavernier Creek to MM 97. The terminology in this Master Plan is similar to that used in the Big Pine Key and No Name Key Master Plan; therefore a similar amendment will be required. By adding this amendment to the Plan at this time there will not be a problem in the ORC from the DCA during their review. The amendment to the Policy in the 2010 Comprehensive Plan was not part of the public hearing of the Planning Commission, although the adoption of the Master Plan as an amendment to the Comprehensive Plan is the legal basis of the Plan. Staff Recommendation Include the following amendment to Policy 101.20.2 of the 2010 Comprehensive Plan incorporating the Master Plan for Tavernier Creek to MM 97 into the Plan as part of the Plan. Policv 101.20.2 The Community Master Plans shall be incorporated into the 2010 Comprehensive Plan as a part of the plan and be implemented as part of the Comprehensive Plan. The following Community Master Plans have been competed in accordance with the principals outlined in this section and adopted by the Board of County Commissioners: 10f2 Tavernier Staff Report Policy 101.20.2 07/11/0411.45 p.m. I. Master Plan for Future Development of Big Pine Key and No Name Key, dated August 2004 and adopted by the Board of County Commissioners on August 18, 2004 is incorporated by reference into the 20 I 0 Comprehensive Plan. The term Strategies in the Master Plan is equivalent to the term Objectives in the Comprehensive Plan and the term Action Item is equivalent to the term Policy; the meanings and requirements for implementation are synonymous. 2. The Livable CommuniKeys Master Plan for Tavernier Creek to Mile Marker 97 dated (date) and adopted by the by the Board of County Commissioners on (date) is incorporated by reference into the 2010 Comprehensive Plan. The term Strategies in the Master Plan is equivalent to the term Obiectives in the Comprehensive Plan and the term Action Item is equivalent to the term Policy; the meaning:s and requirements for implementation are synonymous. 20f2 Tavernier Staff Report Policy 101.20.2 07/1lI04 11:45 p.m. PLANNING COMMISSION RESOLUTION # P34-04 PLANNING COMMISSION RESOLUTION NO. P34-04 A RESOLUTION BY THE MONROE COUNTY PLANNING COMMISSION RECOMMENDING APPROVAL TO THE BOARD OF COUNTY COMMISSIONERS OF THE LIVABLE COMMUNIKEYS MASTER PLAN FOR TAVERNIER CREEK TO MILE MARKER 97. WHEREAS, the Monroe County Year 2010 Comprehensive Plan in Objective 101.20 directs Monroe County to address local community needs while balancing the needs of all Monroe County Communities in an effort that focuses on the human crafted environment undertaken through the Livable CommuniKeys Planning Program; and WHEREAS, Policy 101.20.1 of the Year 2010 Comprehensive Plan directs Monroe County to develop a series of Community Master Plans in accordance with twelve (12) enumerated principles; and WHEREAS, the Monroe County Planning and Environmental Resources Department in compliance with the Monroe County Year 2010 Comprehensive Plan has prepared the Livable CommuniKeys Master Plan for Tavernier Creek to Mile Marker 97; and WHEREAS, the Livable CommuniKeys Master Plan for Tavernier Creek to Mile Marker 97 addresses the specific local community needs identified by the public and staff in a series of public meetings, individual and group discussions with the public, a survey and staff research; and WHEREAS, the vision set for the Tavernier Creek to Mile Marker 97 Planning Area is: An island community committed to preserving its heritage, natural setting and stands of native tropical hardwood hammocks, with improvements to the visual character of the U.S. I corridor, limited redevelopment of commercial properties, and neighborhoods where residents have access to the water and recreational facilities; and WHEREAS, the Livable CommuniKeys Master Plan for the area of Tavernier Creek to Mile Marker 97 develops that vision providing for the preservation, restoration, acquisition and management of environmentally sensitive lands, protection and enhancement of the planning areas small town character, design guidelines and standards to guide renovation and redevelopment of the U.S I corridor and historic resources, controlled and directed commercial development, promotion and encouragement of the provision of employee and affordable housing, encouragement of multi-model transportation, vehicle, bicycle and pedestrian safety improvements, enhancement of existing park facilities and provision of additional recreational resources and improvements to the streetscape aesthetics of Tavernier with guidance for enhancements and design themes that recognize the distinctive flavor of Tavernier to create an identifiable and high quality image for the U.S.I corridor; and Resolution P34-04 Page 1 of3 Initials WHEREAS, The Tavernier Commercial Corridor Enhancements Master Plan responds to the goals developed by the community and detailed in the Livable CommuniKeys Master Plan Program, and WHEREAS, a survey was mailed to businesses and residences throughout the Tavernier Creek to Mile Marker 97 planning area in August of2001 to provide the public with an opportunity to express their views on a variety of issues; and WHEREAS, three public workshops for the Livable CommuniKeys Program were held to provide an opportunity for the public and county to review community needs and identify strategies to guide future development, the meetings were held on March 1,2001, September 27, 2001 and February 25, 2004 in Tavernier, an additional two public workshops were held for the Tavernier Commercial Corridor Enhancements Master Plan on October 9 and 10, 2003; and WHEREAS, the Livable CommuniKeys Master Plan was reviewed during a regularly scheduled meeting of the Development Review Committee held on March 8, 2004, where staff and public comment were received; and WHEREAS, during a regularly scheduled meeting on March 24, 2004, the Monroe County Planning Commission reviewed the Livable CommuniKeys Master Plan which included staff changes to clarify language of the plan, suggested changes based on public input and staff recommendations, consideration of the plan was continued to the next Planning Commission meeting in Key Largo; and WHEREAS, during a regularly scheduled meeting on April 28, 2004, the Monroe County Planning Commission again reviewed the Livable CommuniKeys Master Plan, discussed proposed changes with staff and the public and continued the plan to the next Planning Commission meeting in Key Largo for further consideration; and WHEREAS, during a regularly scheduled meeting on May 26, 2004, the Monroe County Planning Commission reviewed the Livable CommuniKeys Master Plan with revisions based on staff research and recommended changes, information and suggestions from the public during previous meetings, and continued the meeting to the next Planning Commission meeting in Key Largo for further consideration; and WHEREAS, during a regularly scheduled meeting on June 23, 2004, the Monroe County Planning Commission amended the Draft Plan to investigate the possiblility of expanding the Tavernier Historic District to include additional areas of historic importanmce with the addition of Action Item 4.1.5 Action 4.1.5: Investigate the expansion of the boundaries of the historic district to include additional areas of historic importance; and WHEREAS, during a regularly scheduled meeting on June 23, 2004, the Monroe County Planning Commission recommended adoption of the Draft Plan to the Board of County Commissioners; and Resolution P34-04 Page 2 of3 Initials WHEREAS, the Livable CommuniKeys Master Plan contains recommendations to amend the Future Land Use and Land Use District maps for Tavernier Creek to Mile Marker 97; NOW THEREFORE, I. BE IT RESOLVED BY THE PLANNING COMMISSION OF MONROE COUNTY, FLORIDA, that the preceding findings support their decision to recommend APPROVAL to Monroe County Board of County Commissioners of the proposed Livable CommuniKeys Master Plan for Tavernier Creek to Mile Marker 97. PASSED AND ADOPTED By the Planning Commission of Monroe County, Florida at a regular meeting held on the 23th day of June, 2004. Chair Lynn Mapes Vice Chair Denise Werling Commissioner David C. Ritz Commissioner Julio Margalli Commissioner James Cameron YES YES YES YES YES PLANNING COMMISSION OF MONROE COUNTY, FLORIDA By Lynn Mapes, Chair Signed this day of , 2004. Resolution P34-04 Page 3 of3 Initials DEVELOPMENT REVIEW COMMITTEE RESOLUTION #D09-04 MONROE COUNTY FLORIDA LIVEABLE COMMUNIKEYS MASTER PLAN TAVERNIER CREEK TO MM97 NO. D09-04 A RESOLUTION BY THE MONROE COUNTY DEVELOPMENT REVIEW COMMITTEE RECOMMENDING APPROVAL TO THE PLANNING COMMISSION OF THE LIVABLE COMMUNIKEYS MASTER PLAN; TAVERNIER CREEK TO MILE MARKER 97. WHEREAS, during a regularly scheduled meeting held on March 8, 2004, the Development Review Committee conducted a review and consideration of the Livable CommuniKeys Master Plan for Tavernier Creek to Mile Marker 97; and WHEREAS, the Development Review Committee examined the Livable CommuniKeys Master Plan for the area of Tavernier Creek to Mile Marker 97; and WHEREAS, the Monroe County Year 2010 Comprehensive Plan created the Livable CommuniKeys Planning Program as a way to address local community needs while balancing the needs of all Monroe County communities; and WHEREAS, the Livable CommuniKeys Planning Program was created to focus on the human crafted environment; and WHEREAS, the Monroe County Year 2010 Comprehensive Plan states; Obiective 101.20 Monroe County shall address local community needs while balancing the needs of all Monroe County communities. These efforts shall focus on the human crafted environment and shall be undertaken through the Livable CommuniKeys Planning Program. ; and WHEREAS, Policy 101.20.1 of the Monroe County Year 2010 Comprehensive Plan sets out twelve principles to direct development of the master plans; and WHEREAS, the Monroe County Planning and Environmental Resources Department in compliance with the Monroe County Year 2010 Comprehensive Plan has prepared the Livable CommuniKeys Master Plan for the area of Tavernier Creek to Mile Marker 97; and DO #009-04 Livable Communi Keys Master Plan Tavernier Creek to Mile Marker 97 Page 10f2 WHEREAS, the Livable CommuniKeys Master Plan for the area of Tavernier Creek to Mile Marker 97 addresses the specific local community needs identified by the public and staff in a series of public meetings, individual and group discussions with the public, a survey and staff research; and WHEREAS, the Livable CommuniKeys Master Plan for the area of Tavernier Creek to Mile Marker 97 will be reviewed and discussed at a series of Planning Commission meetings where public comment will be taken on the Plan; and WHEREAS, the final Livable CommuniKeys Master Plan for the area of Tavernier Creek to Mile Marker 97 must be approved by the Monroe County Board of County Commissioners and the Florida Department of Community Affairs; NOW THEREFORE, BE IT RESOLVED BY THE DEVELOPMENT REVIEW COMMITTEE OF MONROE COUNTY, FLORIDA, that the preceding findings support their decision to recommend APPROVAL to Monroe County Planning Commission of the proposed Livable CommuniKeys Master Plan for the area of Tavernier Creek to Mile Marker 97. PASSED AND ADOPTED by the Development Review Committee of Monroe County, Florida, at a meeting held on the 8th day of March, 2004. Aref Joulani, DRC ,Chair Ralph Gouldy, Sr. Admin. Environmental Resources David Dacquisto, Director, Upper Keys Island Planning Team Robb Will, Planner Health Department (by fax) Department of Public Works (by fax) Department of Engineering (by fax) YES YES YES YES YES YES YES DEVELOPMENT REVIEW COMMITTEE OF MONROE COUNTY, FLORIDA By Aref Joulani, DRC Chair Signed this day of ,2004 DO #D09-04 Livable Communi Keys Master Plan Tavernier Creek to Milel'vlarker 97 Page 2 of2 Y./, ~ 7?~ ~d~?~- ~ ~ ~~~ ~ .;ifoo;J/ ~ ~ ~ ~~z;L.. ~ .. ....--vo 7~r~ 0-1/,:10l'< "~!'" ,,55 '" , !,'" ",," ,- ~" ",----- " .-'~- ),,:tfi ","<'!' ",,',. t. ~ "'-'~.<. ,.. .' , , :s ...; - -',- _..----u..- '61> Co !!Master "':t- cravernier Cree )In isfaruf community rich in history and character DRAFTFQU July 4, 2004 -'" '-,-" A,Coordiftated Effort By: Monrcoe County Planning & Environmental Resources Department, and the Community of Tavernier Creek to Mile Marker 97, Livable CommuniXeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 ,.---._~~~-------~~ '"'~. -, ~.~---~- ~,,'io -'-,' < ;;:.< .: .;-,> '1'''""'II.'IR FOR 'AVERIIIR '0 MILE MA ~~f 'Ii t$(; , 2004.20'4 DRAFT FOUR July 4,2004 Prepared bY. ijlt~l'Resources '--~~':< with &I jM-arlen~o~away, P.lanning Dire<;tor a~dPio' Lt; Da~ld DacqUIsto, Upper .'... ti...~ \~etf Stuncard, Princip. ;"Maureen Lackey, Sent. Robert Will, SeniorPlanner Heather Cotton, Planner Jason King, Planner Kim Rohrs, GIS Planner DRAFT FOUR 2 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 Community Vision We envision the Tavernier Creek Bridge to Mile Marker 97 Planning Area as: An island community committed to preserving, its heritage, natural setting and stands of native tropical hardwood hammocks, with improvements to the visual character of the U.S. 1 corridor, limited redevelopment of commer- cial properties, and neighborhoods where residents have access to the water and recreational facilities. DRAFT FOUR 3 Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 Executive Summary The Livable CommuniKeys Program is the local community planning initiative of the Monroe County Planning Commission and the Planning & Environmental Resources Department. The Livable CommuniKeys program is the forum in which community and redevelopment plans that offer a clear direction for each community's future are prepared. This Master Plan has been cre- ated for the planning area of Tavernier Creek Bridge to approximately Mile Marker 97 of unin- corporated Monroe County. Over the last four years, the residents and property owners of the planning area have met with Monroe County Planning Staff to identify the needs and desires of the community for future development and preservation of the planning area. Objective 101.20 of the Monroe County Comprehensive Plan states that "Monroe County shall address local community needs while balancing the needs of all Monroe County communities. These efforts shall focus on the human crafted environment and shall be undertaken through the Livable CommuniKeys Planning Program." The Planning Department, with Policy 101.20.1, was charged with the task of designing a Community Master Plan for the Tavernier Creek to Mile Marker 97 area. The creation of this document involved coordination with local agencies and reports already cre- ated such as the Stormwater Master Plan, Monroe County Seven Year Roadway and Bicycle Path Plan, Monroe County Wastewater Master Plan, Florida Keys Scenic Highway and Over- seas Heritage Trail, 1990 and 2000 U.S. Census Reports and District Six FDOTprojects and others. This plan utilizes current conditions for the following areas: Land Use; Transportation, Parks and Recreation, Community Facilities, Environmental Resources; Economic Development and Tourism; Historic, Cultural, and Archeological Resources; and Housing and Community Design and Streetscape for the planning area. With this report, staff will proceed to implement the goals for this particular island community to guide future development and redevelopment including the protection of existing residential and commercial areas. The theme throughout the LCP is one of protection for the natural environment, preservation of the historic elements of Tavernier and guided development and growth in a manner that is com- patible with community goals. The LCP introduced several new concepts and new strategies to implement the goals identified through the plan development process: · Adopt and utilize the tier system to categorize land according to environment sensi- tivity in order to guide protection and acquisition of land by the county. · Evaluate non-conforming land uses to determine appropriate designation and con- tinue to utilize the Land Use District Map and supporting Future Land Use map to evaluate individual properties. · Preserve the natural environment by adopting a tier map system, limiting clearing for new construction to maintain tree cover and increasing the native hammock buffer areas adjacent to US 1. Designate MM 91 to Burton Dr. as a "Community Center" with guidelines and standards including the "Commercial Enhancement Plan" that protect and compliment the town of Tavernier's historic context. DRAFT FOUR 4 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 . Protect the integrity of Tavernier's Historic District by researching and clearly identify- ing the boundaries of the district and by providing guidelines and standards that manage future development and protect historic resources and the natural environment. · Recognize the shortage of housing for employees, maintain and improve the existing stock of affordable housing in combination with the development of new employee hous- ing as part of the development or redevelop of commercial buildings constructed at a vil- lage scale under the design guidelines and standards established for the area. · Plan for new commercial development based on an inventory and analysis of existing commercial uses and future needs assessment. · Recognize the importance to the community and economy of existing marina facilities encouraging redevelopment to meet existing health and environmental standards and protect existing legally established commercial uses located within the shoreline setback by providing an opportunity to rebuild in the existing footprint if destroyed. · Coordinate efforts of the Florida Department of Transportation and the county to pro- mote a safer pedestrian and bicycle environment and to mitigate the affect ofU.S.l traf- fic on residential neighborhoods. · Protect, maintain and acquire public shoreline as part of a county wide parks and recrea- tion master plan that includes a range of passive and active recreational opportunities. · Maintain community involvement in the implementation of the plan by providing pro- gress updates and creating a committee to advise the Planning Commission on project proposals within the identified corridor. DRAFT FOUR 5 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 Table of Contents July 4, 2004' Chapter One: Introduction Summary ofthe LCP Planning Process Format of Master Plan Elements Chapter Two: Land Use and Redevelopment Element Goal One: Directing Growth Chapter Three: Community Character Element Goal Two: Preserve Neighborhood Qualities Goal Three: Maintain Community Character Goal Four: Protect Historic and Cultural Resources Chapter Four: Housing Element Goal Five: Maintain Housing Affordability Chapter Five: Environmental Protection Element Goal Six: Preservation, Management, and Restoration Chapter Six: Economic Development Element Goal Seven: Redevelopment and Infill Goal Eight: Water Dependant Commercial Uses Chapter Seven: Transportation Element Goal Nine: Transportation System Chapter Eight: Parks and Recreation Element Goal Ten: Parks and Recreation Chapter Nine: Community Facilities Element Goal Eleven: Public Facilities Chapter Ten: Community Involvement Element Goal Twelve: Community Involvement Capital Costs Summary Glossary 9 27 29 32 37 40 43 49 54 59 63 67 72 80 85 88 89 DRAFT FOUR 6 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 Figure 1.1 Figure 1.2 Figure 1.3 Figure ].4 Figure 1.5 Figure 1.6 Figure 1.7 Figure 2.] Figure 3.1 Figure 4.1 Figure 6.] Figure 8.] Tab]e 1.1 Tab]e ].2 Tab]e ].3 Tab]e ].4 Tab]e 8.1 List of Figures Location/boundary map of the planning area. Aeria] map indicating hammock areas. ADvanced IDentification map of the planning area. Historic overlay district with historically significant sites. Vacant lands within the planning area. Proposed tier system map. F]ow chart illustrating the master plan process. Map of proposed FLUM and zoning changes. Historic overlay district and proposed expanded district area. Existing residential areas within the planning area. Existing commercia] uses within the planning area. Existing parks and recreation areas. List of Tables Public and private vacant and developed lands. Population and housing demographics. Annual household income for the planning area. Distribution of vacant lands in the proposed tier system. Public shoreline access points. 11 13 14 16 18 25 30 35 47 50 62 73 18 20 22 24 73 Note: The totals on different tables and within the text may not be identical because of the different data sets used to generate them. The primary differences are because of rounding, the inclusion of bay-bottom in the base numbers or changes in the tax rolls. The differences, for the most part, are less than five percent (5%). DRAFT FOUR 7 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004. ADID ALS BOCC CARL DCA EAR ESA FDCA FDEP FDOT FKAA FKCCS FKERTF FLUM FWS HCC HPC IS LCP LOS MCLA NGO NROGO PUV PVA ROGO SFWMD SMMP SOR SSMP TDR TNC TRE Acronyms Advanced Identification of Wetlands Advanced Life Support Monroe County Board of County Commissioners State of Florida Conservation and Recreational Lands Program Department of Community Affairs Evaluation and Review Endangered Species Act Florida Department of Community Affairs Florida Department of Environmental Protection Florida Department of Transportation Florida Keys Aqueduct Authority Florida Keys Carrying Capacity Study Florida Keys Environmental Restoration Trust Fund Future Land Use Map United States Fish and Wildlife Service Historic District Commission Historic Preservation Commission Improved Subdivision Livable CommuniKeys Program Level of Service Monroe County Land Authority Non-Governmental Organization Non-Residential Rate of Growth Ordinance Private Upland Vacant Parcel Population Viability Analysis Residential Rate of Growth Ordinance South Florida Water Management District Monroe County Storm water Management Master Plan State of Florida Save Our Rivers Program Monroe County Sanitary Sewer Master Plan Transferable Development Rights The Nature Conservancy Transferable ROGO Exemptions Introduction 8 DRAFT FOUR Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 Introduction The Livable CommuniKeys Program is a community-driven planning effort to address the very specific needs of unique island communities within the Florida Keys. The overall goal is to de- , termine the appropriate amount, type and location of additional development within the LCP planning area. The LCP process includes community participation through a variety of methods. This process generates a community vision, assesses the needs of the community with goals and objectives. The objectives are evaluated for feasibility within the current regulatory and physical framework for how wel1 they fit the community vision. A Master Plan contains the specific de- velopment layout for the LCP planning area as well as action items that must be implemented to achieve the development and community vision. The Master Plan is a working document that is continually scrutinized and updated by the community and planning staff. Relationship to Comprehensive Plan The Monroe County Year 2010 Comprehensive Plan was adopted in 1993 and became effective in its entirety in 1997. It contains the guiding goals, objectives and policies for implementation of growth management actions over the 20-year period covering 1990 through 2010. Some of the actions apply equally throughout Monroe County such as the need for adequate solid waste disposal facilities or the allocation of building permits limited by hurricane evacuation clearance times. Other actions, while applying countywide, vary in their importance by locale. Actions such as the need for preservation of historic resources or the planning of recreational facilities take on different meaning in different local communities up ,and down the Keys. There are also local needs that are not addressed in the Comprehensive Plan at all such as community goals to- wards beautification. The Master Plan does not replace the Comprehensive Plan but focuses on the very specific needs of the local community. It is also a proactive planning tool rather than a strict regulatory docu- ment in that it identifies actions needed to meet the community's needs and goals. The Master Plan is attached as an addendum to the Comprehensive Plan. Some existing Comprehensive Plan policies will not be affected at all by the Master Plan. Other existing policies may be modi- fied for consistency or entirely replaced by the Master Plan. The Livable CommuniKeys Pro- gram and Master Plan development are outlined in the comprehensive plan in Policy 101.20.1 which states: "Monroe County shall develop a series of Community Master Plans. Master Plans will be de- veloped in accordance with the fol1owing principles: I. Each Community Master Plan will contain a framework for future development and redevel- opment including the designation of growth boundaries and future acquisition areas for pub- lic spaces and environmental conservation; 2. Each Community Master Plan will include an Implementation Strategy composed of action items, an implementation schedule, and a monitoring mechanism to provide accountability to communities; Introduction DRAFT FOUR 9 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 3. Each Community Master Plan will be consistent with existing Federal and State require- ments and overall goals of the 2010 Comprehensive Plan to ensure legal requirements are met. While consistency with the goals of the 2010 Comprehensive Plan is paramount, the 2010 Plan will be updated and amended where appropriate; 4. Each Community Master Plan will be closely coordinated with other community plans and other jurisdictions to ensure development or redevelopment activities will not adversely im- pact those areas; 5. Each Community Master Plan will include appropriate mechanisms allowing citizens contin- ued oversight and involvement in the implementation of their plans. Through the Commu- nity Master Plans, programs for ongoing public involvement, outreach, and education will be developed; 6. Each Community Master Plan will include a Capital Improvements program to provide cer- tainty that the provision of public facilities will be concurrent with future development; 7. Each Community Master Plan will contain an environmental protection element to maintain existing high levels of environmental protection as required in the 2010 Comprehensive Plan; 8. Each Community Master Plan will include a community character element that will address the protection and enhancement of existing residential areas and the preservation of commu- nity character through site and building guidelines. Design guidelines for public spaces, landscaping, streetscaping, buildings, parking lots, and other areas will be developed through collaborative efforts of citizens, the Planning Department, and design professionals reinforc- ing the character of the local community context; 9. Each Community Master will include an economic development element addressing current and potential diversified economic development strategies including tourism management. The preservation and retention of valued local businesses, existing economies, and the devel- opment of economic alternatives will be encouraged through the process; 10. Each Community Master Plan will contain a Transportation Element addressing transporta- tion needs and possibilities including circulation, safe and convenient access to goods and services, and transportation alternatives that will be consistent with the overall integrity of the transportation system not resulting in negative consequences for other communities; and 11. Each Community Master Plan will be based on knowledge of existing conditions in each community. The Planning Department will compile existing reports, databases, maps, field data, and information from other sources supplemented by community input to document current conditions; and 12. Each Community Master Plan will simplify the planning process providing clarity and cer- tainty for citizens, developers, and local officials by providing a transparent framework for a continuing open dialogue with different participants involved in planning issues." Introduction DRAFT FOUR 10 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 _~,vab\{ \~mm\ln\J<,eys Vtogtam ..~ ",~","~ Tavernier Creek to Mile Marker 97 Tavernier Study Area .t':':; , ., ir:j rJ).' tn' ; ;",-,.,.,-, \,I:( !i., N A O~ -. Tavernier Study Area .1.,/1 ,Ale'"'. eAt"'" j<J:~V""Uit Figure 1.1 Location/boundary map of the planning area. Introduction DRA FT FOUR July 4, 2004 l' t=-" V 4' /\tj,~f!!f:" (-'I{Y:l i; N A .. - , I I Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004' Relationship to State Legislation A Comprehensive Plan is required to be adopted by Monroe County under Florida Statute 163 and must be compliant with the required format and minimum content listed in the Florida Ad- ministrative Code (FAC 9J-5). The Master Plan will be adopted as a modification of the exist- ing Comprehensive Plan and the Florida Department of Community Affairs will review the modification for compliance with the applicable statutes and codes. This review will likely be most focused in areas where Master Plan policies replace existing Comprehensive Plan policies and serve as the Evaluation and Review (EAR) for this planning area. Master Plan for Tavernier Creek Bridge to Mile Marker 97 This Master Plan covers the area from the Tavernier Creek Bridge at approximately Mile Marker 91 to Mile Marker 97. The geographic boundaries of the planning area are illustrated in Figure 1.1. Offshore Islands The Florida Keys archipelago from Tavernier Creek to MM 97consists of Key Largo and addi- tional scattered islands including Tavernier Key and Pigeon Key with other offshore islands such as Butternut Key, Dove Key and Rodriquez Key in the vicinity. While not specifically part of the Tavernier Creek to MM 97 Livable CommuniKeys Master Plan, offshore islands are a vital facet of the Florida Keys natural environment. In recognition of the important part they play, off shore islands are afforded special protection under Policy 102.7.2 and Policy 102.7.3 of the 2010 Master Plan which limits development potential on off- shore islands. The Monroe County Land Development Regulations further limit development on offshore islands affording them another level of protection through Sections 9.5-122.3 Evaluation criteria, 9.5-262 Maximum residential density and district open space and 9.5.347 Open space requirements amongst other provisions. Island Geology This island community extending from Tavernier Creek Bridge to approximately Mile Marker 97 is comprised of Key Largo Limestone, formed from ancient reefs, which are extremely po- rous. The geological processes that formed the reefs and the Florida Keys as we know them to- day began in the Pleistocene Period. During this era, melting glaciers raised sea level to where water covered much of the Florida peninsula and all ofthe area that is now the Keys. The warm temperatures and shallow waters that covered this area were ideal for coral growth. Scientists have discovered that the Keys developed into a nearly continuous coral reef tract from the area that is now Miami to the Dry Tortugas. Core samples show massive hard corals and point to a larger, denser coral reef system than the living reef that now lies off our shores. When the last Ice Age struck, about 28,000 years ago, sea levels dropped drastically, and the Keys, as well as the Florida Bay, were transformed into swamp, then dry land. Then, about 1] ,000 years ago, water levels moderated to approximately current levels, leaving the Keys exposed and fill- ing Florida Bay. Introduction DRAFT FOUR ]2 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 ... ..... \..\vab\: ("."mvn'\~<.eY5 Ytogtam . ~ "~-'-"../~ Tavernier Creek to Mile Marker 97 ~~ty Planni~:lihd~~onmental Re80~~8 Of>~rtment N A Th" ".IIf'U{<>IUorr_<:.ai:i>'-'f-'),,~ ).o["'llJl;_~" r.."'ltl-..... r-Pwe (Oftl)' Tht ~ (9I>r..fI..4heJP'If" II cl.1<~l{f..~'~ <>tl.ly .....~ b<>l A<::t...el:t'l,.. ~~l b-r....fl"""e."..,<:'!l..,""~, n,b! <i_J."I_IIfi~~u:.f;:mue<<, hq-,...dJo.y Kl lJ~.. }lClll'.mIl-4'f ?dU'. nf, Figure ].2 Aerial map indicating hammock areas. Introduction DRAFT FOUR 13 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 _,., .' \..\vab\! ;,mmunii<eys \,togtam -=-~-/~ J~ Tavernier Creek to Mile Marker 97 ADID Habitat Habitat _ Wate, _ Mangrove _ Scrub mangrow l1li S..tmarsh _ Buttonwood _Hammock _ P'..elands l1li Exotics l1li Developed l1li F,_ale, hardwood l1li Fr~.rpn. _ Freshwate' marsh _ GraHlands RidlleAoiilmmock l1li Dune N A n.... Figure].3 ADvanced IDentification map of the planning area. Introduction July 4, 2004 "". ~/.~ty Plannirjo;l:~nmental Reso~~ ne?"'rtment Thu P;iIl'J' 1~!<:<r Mt>n'~'('~~-;-Gr~ u...~~f hVln_ f'"","'~"'a>ly n..d.t'.._."...th........i.t1Iu___ly ..,~"'~ r..-.cJlrr:ur_Jr doopo<:! h.ooJD<:bnu. rlln'CO'/f. nud.. n~1l1 ..,(WIl:n_ '1' ida,"'(t(:_~ Ir.c<<~a:Nr. h~......(l.., f:J r.... N_~.....:.>u)" DR,4FT FOUR ]4 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 Near Shore Waters The shallow waters near the shore are ,composed of a series of interconnecting and interdepend- ent natural habitats. These include fringing saltmarsh/buttonwood or transitional, fringing man- groves and sea-grass, meadows as well as hard-bottom regions, patch reefs and bank reefs. The' areas' ecosystem, as well as other areas throughout the Florida Keys, supports a diverse assem- blage of species, including those which are commercially and recreationally important, unique to the area or spatially limited due to habitat constraints. Hammock Types Tropical Hardwood Hammocks can be very dense and support many types of Keys' wildlife. Tropical Hardwood Hammock is found only in the Keys and some parts of Miami-Dade County, the more diverse hammocks are primarily located in the Keys. The Tavernier Creek to Mile Marker 97 planning area has vacant as well as developed lands with Tropical Hardwood Ham- mock. These hammocks are either low elevation (below five feet mean sea level) or high eleva- tion (above five feet mean sea level). The elevation of land, with the associated salinity of the soil, creates two different types of forests. Those hammocks with lower elevations and saltier soils typically have smaller trees, while higher elevation forests typically can get larger trees and a wider variety of plant species. Large areas of hammock, some vacant and some developed residentially, are located within the Harris Ocean Park Estates and Palma Sola Subdivisions, near U.S. ] at Mile Marker 92 Ocean:' side, Mile Marker 94 ocean and bayside, within Lime Grove Estates both ocean and bayside and at the northern end of the planning area, in Key Largo Narrows. ADID Wetlands Classifications ADvanced IDentification of Wetlands (ADID) studies were performed within the planning area. Larger wetlands are mapped within the following platted subdivisions in the area: Largo Beach, Ocean Park Village, Palma Sola, and unfilled platted lots within Hammer Point. There are also wetlands identified within Lime Grove Estates, and large wetland tracts adjacent to Hammer Point and Sunset Acres, as well as Oceanside north of Burton Drive at Mile Marker 93. Other individual wetland lots are scattered throughout the planning area. Figure 1.3 illustrates the habitat within the planning area. Endangered Species The Monroe County Endangered Species Animal Maps identify five separate areas of federally designated endangered species habitat within the planning area. These are the Palma Sola subdi- vision, the isolated hammock north of Harry Harris Park, the hammocks on both ocean and bay side at Mile Marker 94, bay side at approximately Mile Marker 94.3-95, and both ocean and bay side at Key Largo Narrows at the northern end of the planning area. All of these marked habitat areas indicate that the White Crowned Pigeon is known within the area, and the other five poten- tial species are the Indigo Snake, the Key Largo Woodrat, the Key Largo Cottonmouse, the Mi- ami Black Head Snake and the Schaus' Swallowtail Butterfly. Introduction DRAFT FOUR ]5 \ " July 4, 2004 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 .~:~~~~ Tavernier Creek to Mile Maf'ker 97 Historically Significant Sites \~ \. -~ \,-'~..~ "'.... '.~" -'\, " '~'- '\ ~', I '1---t2, 1 ,:lr~' , "'--' '~""'; " '''. \ \, /1~ I l~~ /l.-............, / ~,L " / / 1 i ,. /./ \, Historic District and Sites \ " ) " !~.. )j~> . L-.--.---- ~____-~~ ---- r::::::IJ ....$1 <:0: [)stnCl . H'sICllca1y S~;;md':anl Srl~ \ \ l' '. ~/~~~-:::-~_// { ,r"'.--....... 'I "J:..---- , 0' \.-or N ~,-"t, -i!,.',>,....,~,~,' ~ ~.,.. t ...<~~""!" ~"""'-~ I.":.iiii~__.............~..... .......-....... ......(..........k._~... _..."'IltCIt..I"QlI'........'""~..,,........... ...._.......,.. *'-lI'It,....III~ :t.""",4lf:r,D: 1>.t._~lOC..!: A ..r Figure ].4 Historic overlay district with historically significant sites. Introduction DRAFT FOUR ]6 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 Historical and Cultural Context The history ofthis Tavernier Creek to MM 97 planning area is the culture that created the island community. Limes, tomatoes, pineapples and tropical fruits qualified Tavernier as a farming' community in the early 1900's. Hurricane destruction and the advent of Flagler's Railroad re- sulted in the demise of the farming industry with a corresponding change to a commercial fish- ing trade in the historical area. As a result of continued efforts, by local organizations and residents, to maintain the historical resources within Tavernier much of the community remains contextually intact. A historic over- lay designation, known as "Historic Tavernier", was established in the planning area with adop- tion of the 2010 Comprehensive Plan. It is one of the most unique and well-preserved historic communities in unincorporated Monroe County. The community includes a mixture of historic structures located on the ocean side between Coconut Row to the south and just beyond mile marker 92 to the north. Several historical structures within the community are located along U.S. I (Overseas Highway) and are currently occupied by commercial uses. A majority of the historic structures are residential homes nestled in the neighborhood that extends behind the commercial area. The purpose ofthe historic overlay designation was to protect Tavernier's his- toric resources in accordance with Objective 104 of the Comprehensive Plan. Prior to the desig- nation, the historical homes and businesses located within the area were lost or in danger of be- ing compromised as a result of increased pressure from new development. It is evident that cur- rent development in the outer fringes of the historic community does not fit within the context of the community character. The planning area also consists of an assortment of archaeological and cultural resources. To the south of Tavernier Historic District and on the ocean side is a large parcel of land between Ocean Boulevard and Tavernier Creek Bridge, which is known as Tavernier Creek Hammocks. The Land Authority recently donated the parcel of land to the State of Florida with the intent that it be preserved as a conservation area. Aside from its more apparent environmental quali- ties, the land holds rich historical, cultural, and possible archaeological resources. The Tavern- ier Creek Hammocks has indisputable ties to the history ofthe Upper Keys. According to a local report, the area around Tavernier, like that of much of the Upper Keys, was a thriving commu- nity of farmsteads focused on the production of pineapples, tomatoes, and other vegetables which were exported to the mainland. Tavernier was a sparsely populated area with large tracts of land being utilized for cultivation. The Tavernier Creek Hammocks was once one of these thriving farmsteads, which extended behind what is today the Tavernier Town Plaza. After a series of irreparable events in the early 1900's, attention turned towards commercial fishing as a source of income. Tavernier Creek became an essential route between the Atlantic Ocean and the Florida Bay, and a central location to establish business and residence. Tavernier steadily became a thriving multifaceted community that offered an abundance of services and opportuni- ties. In addition to the farm on the Tavernier Creek Hammock parcel, the site includes a cistern of unknown origin, and the location of an old ball field. The ball field was a popular area for com- munity activity. It was located on the southern end ofthe property until being relocated adjacent to the Old Tavernier School between 1930 and 1940. The Tavernier Creek Hammocks is sig- Introduction DRAFT FOUR 17 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 . niflcant to local heritage and is an attractive location for sustainable improvement in a manner which can enhance social value, spark economic opportunity, provide an educational and recrea- tional resource for residents at a minimal cost while protecting and preserving the integrity of the existing environment. The primary method of protecting resources in the planning area has been through the establish- ment ofa historic overlay, land acquisition, and the designation of historic places and sites. Ac- cording to a report produced by GAl consultants, fifty-three (53) historical sites have been iden- tified as significant and eligible for the National Register of Historic Places. Land Use The planning area contains most of the uses that are needed to support a small thriving commu- nity. The residential community is primarily single family and mobile homes, although there are a couple of condominium complexes. Commercial uses are primarily located on U.S. 1 with the largest concentration in the MM 91 to MM 93.5 area. Services and light industrial uses (boat repair, garages, construction companies, etc.) are concentrated bayside in this same general area, although, a mix of uses can be found throughout the U.S. 1 corridor. Water dependent uses such as marinas and boat rentals and water economically enhanced activities such as restaurants and hotels are located on the Florida Bay and Atlantic Ocean. Parcels Acres ~ .- Private Develo ed 2,912 442 1,210 4,564 623 822 295 1,740 35.8 47,2 17,0 100.0 '~ 1~_"~ Public Private Vacant Source: Monroe County Planning Department I-~;;ivat~- De~eloped . Public [J Private Vacant I L___,________.____~_..____.~ Total The Tavernier Creek to MM 97 planning area consists of 1,740 acres divided into 4,564 separate parcels and lots. Six hundred and twenty three acres are developed, leaving 1,117 acres vacant. The majority of this acreage is in public ownership: 822 acres. The remaining vacant 295 acres are in private ownership. In order to determine the potential for future development in the planning area a vacant land analysis was undertaken using the County Geographical Information System (GIS) and the data from the property appraisers files. The majority of vacant lands in the Tavernier Creek to MM 97 planning area are publicly owned; 822 acres. There is a total of 295 vacant acres in private ownership divided into approximately] ,21 0 parcels, 660 of which are lots zoned for single fam- ily or mobile home construction. Nearly one hundred and seventy (170) of these lots and most of the parcels are in the designated Natural and Conservation area and are slated for acquisition. Part of the four hundred and ninety (490) lots remaining in the planning area may be inappropri- ate for development because of fragmented hammock areas or wetlands. Many of the non-residential properties, which appear as undeveloped in the property appraisers data base are currently being used as storage lots or parking for existing businesses. Of the ]] 0 vacant commercial parcels (20 acres) there are only 40 truly available parcels and five of these are in the Natural Resources and Conservation Area. However, a number of the existing sites are under utilized and are ripe for redevelopment. Introduction DRAFT FOUR 18 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 lII~i "~~i!:~ Tavernier Creek to Mile Marker 97 Exisiting Government Owned and Private Vacant Land Vacant Land Public Ownership _ State of Florida .. Monroe County Village of Islamorada _ Federal _ Residential Vacant _ Commerical Vacant Institutional Vacant 1\: A Figure 1.5 Vacant lands within the planning area Introduction , }4~,C(Oumy Planning ihd ~nmental Reso~_8 Ilif~rtment -:-.". .~ ,,' n,,, Ill,",' i. Cur u'-...<<-< c.:qaly c:ir.--Ih M.nq~rnc:'1 I1i"',na> f--"f"'>''''<on.ll'' 1l........_......t..__...2hI_..."'...Y .,d no,", f1ct IIl:Cunecll' ~~C "~4In~.. p.-.:~b. na<i!'. nttlt d ..a~n_ ~ .,ir.f,llfic_on Jl\I"""....Q~ rrtp.-ed II]' fo':F D* NGo'IIntlMt ~o:n DRAFT FOUR 19 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004' Demographics The demographic information included in this Master Plan was taken from the ] 990 and 2000 Census. The data indicate that the permanent population of the planning area has declined more than ten percent (10%) from a population in 1990 of 4,301 to a population of 3,852. The de- crease in population occurred while housing units counted in the Census increased by 235 units, a 7.3% increase. The shift in housing in the planning area is towards more seasonal occupancy (seasonal includes al1 types of second vacation home uses). In 1990, 998 units or 31 % of the planning areas 3,206 housing units were only used on a seasonal basis. In 2000 1,455 units, 42% of the total housing units, were for seasonal use, an increase of 457 seasonal units. The Census Bureau statistics identified a decrease in the total number of rental units in the plan- ning area in the ten years between 1990 and 2000, from 681 rental units (606 rented, 75 for rent) to 560 rental units (520 rented, 40 for rent) in 2000, a decrease of 12] rental units. This decrease in actual numbers of rental units, even with an increase in the number of total housing units re- flects an increase in seasonal/weekend owners. Single family residential homes account for 42% of the residences in the planning area. The remainder of the residential units is multi-family dwellings (4%), condominiums (24%) or mobile homes (30%). The decrease in permanent households and rental units in this planning area of primarily smal1 houses and mobile homes illustrates the problem with the loss of affordable employee housing county-wide. The planning area's permanent population of 3,852 residents is split evenly between males and females. The numbers of individuals living permanently in the area have decreased for al1 age groups, with the largest decrease in the 21 to 54 year old age groups (]5%). The over 55 age group and the under 20 have decreased by 7.6% and 4. ] 5% respectively. Table 1.2 POP lation and housin demograPhics .,.~ '7 1990 2000 Percent 1990 2000 Percent Change Change Persons 4,301 3,852 -10.4 78,024 79,589 2.0 Male 2,219 1,948 -12.2 40,976 42,327 3.2 Female 2,082 1,904 -8.5 37,048 37,262 0.6 0-20 780 748 -4.1 15,786 15,464 -2.1 21-54 2,055 1,749 -14.9 40,601 42,591 4.7 55-85 1,466 1,355 -7.6 21,637 21,534 -0.5 Households 1,971 1,755 -11.0 33,583 35,086 4.3 House units 3,206 3,441 7.3 46,215 51,617 10.5 Persons per occuoied housing unit 2.03 2.19 7.9 2.24 2.23 -0.4 Occupied houses 1,971 1,755 -11.0 33,583 35,086 4.3 Renter occupied 606 520 -14.2 12,729 13,186 3.5 Vacant houses 1,235 1,686 36.5 12,632 16,531 23.6 For rent 75 40 -46.7 2,010 1,663 -20.9 For sale 71 67 -5.6 943 759 -24.2 Not occupied 34 30 -11.8 560 304 -84.2 Seasonal 998 1,455 45.8 7,928 12,628 37.2 Other 57 93 63.2 1,191 1,177 -1.2 Source: U.S. Census ]990 and 2000 Introduction DRAFT FOUR 20 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 Population Projections The permanent population in the planning area is 3,852 residents living in 1,755 households. Fu- ture population projections are made for a locality to provide government with the amount and ' timing of growth for which services and facilities wilI be needed in the future. Making popula- tion projections for the County is difficult. Normally to project future populations the availabil- ity of land designated for development is considered along with the rate of development of new homes, the numbers of households, which wilI result from development and the persons per household. In a planning area such as this, where the permanent population decreased by 10% while housing units increased by 7%, projecting future populations becomes very difficult. ROGO is the system whereby residential permits are issued in Monroe County. Since 1992 when ROGO was started approximately 70 permits have been issued in the planning area. With more than six hundred lots in the planning area appropriately zoned for development of single family homes and land zoned for commercial uses which can be developed for employee hous- ing there is available land for residential development. The current County and State emphasis on providing housing for the local workforce indicates that there will probably be an increase in al1ocations for affordable housing. For this projection it is determined that new development over the next twenty years will either continue at the same rate of the last ten years or increase by a maximum of 50% over the next 20 years. Therefore, between 140 and 210 new housing units will be constructed in the Tavernier Creek to MM 97 planning area by the year 2024. The percentage of permanent housing units of the total wilJ'most likely continue at the current percentage (5 I % permanent households) or decrease over the next 20 years. Using 51 % for the calculation results in a projection of 70 to 110 new housing units constructed in the planning area wilI be for permanent residents. This wilI increase the permanent population by between 155 and 234 persons if the household size continues to be 2.] 9 persons per household. The total perma- nent population will increase to between 4,0] 0 and 4,085 persons. If the percentage of seasonal to permanent units continues to increase at the rate experienced between 1990 and 2000 the number of permanent households will be reduced by 10% and the permanent population will decrease. With the opportunities for providing employee/affordable-housing units in the plan- ning area the potential for maintaining a larger percentage of the additional units as permanent housing has increased. The County is required by Florida Statutes to plan for and provide adequate public facilities and services to the "functional population", which is a combination of the permanent, seasonal, and transient populations. By the year 2024, the new housing units constructed in the planning area wilI require service for an increase in the functional population of between 310 and 460 persons. Introduction DRAFT FOUR 2] Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 Income The 2000 Census income statistics for the planning area report that nearly half ofthe households earn less than $40,000 annually and 63% earn less than $50,000. While 3% earn more than $150,000 annually. In 1990, 75% of the permanent residents earned less than $50,000 annually. The largest decrease in numbers of households was in the below $20,000 annual income level, which decreased by 39%. It is impossible to tell from the statistics if this decrease in the lowest income levels is because of improving salaries and total income or if it reflects the change in the population to more seasonal and less rental units. Based on the 2000 U.S. Census figures, the median income for this planning area's residents is $42,830, which is comparable to the County median income of$42,283. Less than $20,000 $20,000 - $39,999 $40,000 - $49,999 $50,000 - $74,999 $75,000 - $99,999 $100,000-$150,000 More than $150,000 1. Actual total household fi ures for the Source: v,s, Census 1990 and 2000 585 355 686 539 212 209 258 292 117 166 64 124 48 70 area are estimates calculated with 10,642 11 ,648 3,406 4,435 1,341 1,109 Land Acquisition For many years, the concurrent need for natural resource protection and relief to regulated land- owners has been a recognized problem throughout the Keys. Agencies who are participants and have been intermediaries in the acquisition of some of the sites within the Florida Keys Ecosys- tem project are The Nature Conservancy, Monroe County Land Authority (MCLA), State of Florida, United States Fish and Wildlife Service, and South Florida Water Management District. In the early 1990s a priority acquisition plan that focused on remaining habitat and preservation of wildlife movement corridors was developed. All of these agencies can conduct acquisition activities essentially anywhere within the administrative boundaries that encompass the entire planning area. Their focus in the past has been on natural lands, usually on acreage parcels, that have higher wildlife habitat value. Acquisition of land through the Florida Keys Ecosystem project includes most of the remaining unprotected Rockland hammocks (tropical hardwood hammocks) in the Keys. It is important habitat to many rare plants and animals and consists of 17 sites in the Upper and Middle Keys encompassing the remaining fragments of unprotected tropical hardwood hammock greater than ] 2.5 acres. The project includes habitat for migratory birds, the state-threatened white-crowned pigeon and 34 species of rare vascular plants and 34 rare animals. All the project sites are threat- Introduction DRAFT FOUR 22 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 ened by intense development in the Keys. Within the Tavernier Creek Bridge to Mile Marker 97 planning area, there are three areas which are part ofthis project: Dove Creek (498 acres, several large ownership's, remaining subdivided- 187 acres acquired through MCLA), Tavernier Creek (83 acres, one major ownership), and Key, Largo Narrows (one major ownership-acquired through MCLA). Additional parcels in public ownership include: the former Ragen Tract (Tavern Towne Ham- mock); lands near the former Cooke Barrow Pit, Oceanside at Mile Marker 92; the former Unger tracts located ocean side at Mile Marker 94 and bayside at Mile Marker 94.5; the former Richardson tract bays ide in Lime Grove Estates at Mile Marker 96; and the former DeCarionl Roberts Tract, also known as Curry Cove, at the Key Largo Narrows, Mile Marker 97 Ocean- side. In addition to public agency purchase of private property, purchases of private lots have been made by ROGO applicants to garner additional "points" towards an allocation under the county's dwelling unit allocation system. These properties have been deeded to Monroe County. Publicly owned lands account for 840 acres, nearly 50% of the vacant land in the planning area, and 440 ofthe 4,565 vacant parcels. Comprehensive Plan Goal 105 This Comprehensive Plan amendment was designed to refocus land acquisition efforts, conserve natural resources and direct future development to infill areas in coordination with the Livable CommuniKeys Program. The proposed Tier System consists of a set of over-lay maps and regu- lations directing growth to infill existing subdivisions and commercial areas and identifying those areas, which should be acquired for conservation and density reduction. The System' has a major role in the implementation of this Master Plan and the FKCCS. The mapping of the land outside of mainland Monroe County into one of three tiers provides a focus for acquisition and guidance to the public of areas most appropriate for development. Natural Resource and Conservation Areas (Tier n are designated to conserve and protect signifi- cant environmental habitat and provide for restoration and connection of fragmented habitat patches. Development is severely restricted and the vacant lands are included in County, State and Federal acquisition and conservation boundaries. Introduction DRAFT FOUR 23 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004' Transition Areas (Tier II) are designated to offer an alternative to developing fragmented habitat areas and to help reduce low-density sprawl. Subdivisions in this area are less than fifty percent (50%) built out. These areas are often appropriate for future development but because of the low density are also appropriate for a County density reduction program. This is a cooperative pro- gram between existing residents of the area and the County to acquire lots and either sell them back to the neighbors or maintain them as open space. New development is discouraged, but al- lowed with restrictions in the amount of permitted clearing. The current acquisition program is expanded to include vacant platted subdivision lots in this Tier. Infill Area (Tier III) is designated for redevelopment and infill of new development. Develop- ment is encouraged in these subdivisions that are more than fifty percent (50%) built. Full infra- structure is present or in future plans. Community Centers may be designated and become eligi- ble as receiver sites for Transfer of Development Right (TDR) and corresponding higher den- sity. The Tier system has been used as a tool in developing this Master Plan to estimate the develop- ment potential and amount of land acquisition required in the planning area. The map (Figure 1.6) and table (Table 1.4) present the distribution of parcels under the working draft Tier System in the Tavernier Creek to MM 97 planning area. The actual Tier Maps will be adopted as a zon- ing overlay after additional refinement. Source: Monroe CoWlty Planning Department DRAFT FOUR 24 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 .' '\.,vabL mmun ;"eys Ytogtom . ~/" J~~<~ Tovern'er' Creel< to Mrle Ma,-ker 97 ~ Tier Ma p TIer Designation _T...,t n..'ll _'fl..,a, _ MIlItary L_ ., " Milo "'""k., ... ~CountT Planni.,ih:t ~nmental R~II(i~ nepa"">t'ftt A ll.u_..,..,....".._.....'-....-., I.____~r....__ ,,__.__.-.1-, n..a..w...~__i....._.........._...._ _-i_.-#'.........'._....,........~.,..........--.. ,...t.t........~. .._.._.._.... ..... ,.,....,.......... r.,_ _.......... r-' Figure ].6 Proposed Tier system map. Introduction DRAFT FOUR 25 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004' Development Context and Constraints Listed below for reference purposes are the primary existing development constraints from Tav- ernier Creek Bridge to Mile Marker 97. All of these constraints apply countywide but their par- ticular application to this planning area is discussed below. ROGO: As of the date of this report, the residential rate of growth ordinance (ROGO) allocates 42 total units (market rate plus affordable) annually to the Upper Keys. Permits for the planning area will continue to be limited and allocated with the rest of the Upper Keys under ROGO. Since the inception of the Rate of Growth Ordinance (ROGO) in 1992, sixty-three permits for new homes, including five affordable houses, have been issued and constructed in the planning area. Three applicants aggregated lots to receive extra points in the ROGO system decreasing the overall potential density. There are currently 17 ROGO applications awaiting allocation awards. Two of the 17 applications have received points for lot aggregation, further reducing the potential units. Approximately 25% to 30% of the remaining vacant lots are environmentally sensitive and will receive negative environmental points in ROGO and have therefore been avoided by potential ROGO applicants. NROGO: "NROGO" is the acronym for "Non-residential Rate of Growth Ordinance" under which the construction of new or expanded commercial uses is regulated. The amount of new and expanded commercial space permitted is tied to the level of residential development permit- ted, which is 239 square feet of commercial space per residential unit allocated. NROGO does not allocate commercial space by Keys sub-area but does so Keys-wide on a semi-annual basis. To date, there have been no NROGO applications for any projects between Tavernier Creek Bridge and Mile Marker 97. Florida Keys Carrying Capacity Studv (FKCCS): Implementation of the FKCCS is required in the work program in the 2010 Comprehensive Plan. The FKCCS is being used to modify the ROGO and NROGO and this may affect the number and location of residential permits that can be issued in the future county wide. Summary of the Lep Planning Process DRAFT FOUR 26 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 Summary of the LCP Planning Process Community Vision We envision the Tavernier Creek Bridge to MM 97 Planning Area as: An island community committed to preserving its heritage, natural setting and stands of native tropical hardwood hammocks, with improvements to the visual character of the U.S. 1 corridor, limited redevelopment of com- mercial properties, and neighborhoods where residents have access to the water and recreational facilities. The community vision was written taking into consideration the responses received from the community at workshops, in the survey of the residents and landowners, and in the U.S. 1 busi- ness survey between MM 9] and MM 93.5. LCP Citizen Participation Process Three major public workshops and meetings held on March 1, 2001, September 20, 2001, and March 26, 2002 facilitated the LCP planning effort providing an opportunity for direct participa- tion of the community with planning staff and each other. In addition surveys were used to try and gain a broader understanding of the concerns and desires of the members of the community who did not attend the meetings. The survey was included in the second of three newsletters that were mailed to all residents, property owners and interested parties. An additional survey was sent to businesses in the area to gain a better understanding of the issues of importance to the commercial segment of the population. From this outreach, the key community issues were iden- tified and a community vision formulated. Community Issues As a result of the many forms of feedback from residents, evaluation of the planning area and analysis of the existing conditions, several issues were identified by the Community: ]. Maintain the existing small town community "island" character of the area. 2. Preserve the remaining significant natural lands. 3. Recognize the uniqueness of and preserve the Tavernier Historic District. 4. Limit additional new commercial development while providing opportunities to redevelop existing commercial structures. 5. Increase opportunities for local community involvement in planning issues. 6. Improve and expand existing water access and provide additional shoreline access for the residents. 7. Protect the existing water-related/dependent uses such as restaurants, marinas, and commer- cial fishing and permit rebuilding if destroyed in the footprint. Summary of the LCP Planning Process DRAFT FOUR 27 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004' Planning Issues and Objectives From the start of the planning process and throughout the development of the Existing Condi- tions Report and this Master Plan a number of planning issues and objectives have been identi- fied and considered in the development of this plan. Following in no specific order of impor- tance: . Reduce impacts on safety and traffic movement from the highway and unlimited access development patterns. . Provide opportunities for affordable/employee housing for the residents of the commu- nity. . Reduce land use conflicts from non-conformities. . Provide for flexible building setback and parking standards within the U.S. 1 corridor to reflect the historic development patterns. . Explore alternative parking solutions for conforming and non-conforming commercial uses. . Identify and protect existing water dependent uses, both environmental and economic, recognizing that the waters ofthe Keys are why people want to be here. . Maintain and increase opportunities for water access for the community. . Find ways to reduce the impact on the residential community from the large numbers of tourists that travel through the area on U.S. 1. . Increase the land acquisition program to preserve the remaining high quality hammocks and wetlands in the planning area. . Work with the neighborhoods in a cooperative effort to purchase hammock areas that create their "sense of place". . Preserve the character of historic Tavernier, including the setting and context. Because many of the planning concerns involved issues specific to the U.S. I corridor area, the Planning Department contracted for a Corridor Enhancement Plan which was funded by FDOT. Two public workshops were held specifically to address aesthetic and planning issues within the corridor area from Tavernier Creek to approximately MM 94.5. The first workshop was held on October 23, 2003 with a follow up design and planning workshop on December 4, 2003. Many of the ideas and recommendations which resulted from these workshops and the Tavernier Corridor Enhancement Plan are integrated into the LCP master Plan. The Livable CommuniKeys Program (LCP) is a community-driven planning effort aimed at de- termining the amount, type and location of additional development appropriate for the planning area and is directly tied to the Monroe County Year 2010 Comprehensive Plan through adoption by the Board of County Commissioners. The need and budget for community facilities and ser- vices are identified to serve the existing community and any growth that may occur. The Mon- roe County Department of Planning and Environmental Resources have provided the profes- sional guidance and expertise in drafting the plan. Format of Master Plan Elements DRAFT FOUR 28 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 Format of Master Plan Elements There are thirteen elements in this Master Plan. Each one focuses on an issue of heightened im- portance to the Tavernier Creek Bridge to Mile Marker 97 Planning Area. The format for these , elements is different from the comprehensive plan because this Master Plan is a culmination of the LCP process, not a starting point. Therefore, the community and planning staffhave already reviewed and analyzed much of the available data about the island and they have been through a planning process whereby "problems" (questions, issues and uncertainties) have been identified and needs have been verbalized. The Master Plan provides the tools for problem solving by fulfiJling three basic tasks: . Statement ofthe goals of the LCP process as it applies to the planning area. . Redefined analysis of specific community and planning needs to fulfill the goals. . Identification of strategies and action to meet the needs. Goals Each element states a specific planning goal designed around the major topics to be addressed through the LCP process such as growth and redevelopment, economic viability, environmental protection, and community character. Current Conditions Summary Information specific to the planning area is available in the Existing Conditions Report. Some information was also provided during the LCP process in newsletters and workshops. Demo- graphics, inventories of community facilities, and land ownership patterns are examples of infor- mation presented in this section. Analysis of Community Needs The problem, issue or shortfall in the community or environment and the opportunities are stated here. These have been identified either by the community or by the planning staff. The commu- nity includes the affected public, stakeholders, and elected officials and they have identified needs to the planning staff in a variety of ways: workshop participation, mail surveys, meetings, phone calls, and letters. The planning staff identified additional needs either through planning analysis of existing information, professional judgment based on observations of data or condi- tions, or coordination with facility or service providers. Strategies and Action Items As part of the Master Planning process the planning staff has identified and evaluated possible strategies for meeting each need. The possible strategies were also evaluated relative to one an- other to identify conflicts and to identify opportunities for one strategy to fulfill multiple needs. In this way a final set of strategies was completed. Action items were then developed towards implementation of each strategy. Format of Master Plan Elements DRAFT FOUR 29 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004' The plan is therefore written in the form of goals, strategies and action items rather than goals, objectives and policies as in the Comprehensive Plan. Where strategies and action items replace current comprehensive plan policies, this is noted and action items for deleting or modifying those policies are included in the applicable element. It is very important to note that this plan will be an addendum to the Monroe County Year 2010 Comprehensive Plan and the Compre- hensive Plan remains in full effect in the Tavernier Creek to MM 97 planning area. The plan format is illustrated in the flow chart in Figure 1.7. The flow chart starts with an indi- vidual need identified in the plan. A comprehensive strategy for meeting the need is formulated based on the information in hand. If the information in hand is sufficient to implement the strat- egy the action items for implementation can be written directly into the Master Plan. If not, an action item can be written to procure new information or further analyze existing information. Note that new information not only feeds back into implementation but may reveal new strate- gies, may redefine the need or may even reveal new needs. To be a meaningful and current im- plementation tool over the entire twenty-year planning horizon, the Master Plan must include this iterative process of problem solving that monitors success and identifies changing condi- tions and new issues. It must also allow for timely response and tracking of progress towards problem solving. Identified Com m unity Need W rite Action Items to Obtain Information New Information May Change Need or Strategy Identified Strategy ENOUGH INFORMATION IN HAND FOR IMPLEMENTATION? n n YES NO New Need Identified W rite A ction Item s for 1m plem entation Monitor and Update Figure I. 7 Flow chart illustrating Master Plan process. DRAFT FOUR 30 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 ~' .,'.".':.... -~ .~-',-:~~- ir-: "''1--; ',f .M .- ~r LAND USE AND REDEVELOPMENT ELEMENT Land Use and Redevelopment Element DRA FT FOUR 3] Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004' GOAL ONE DIRECT FUTURE GROWTH TO LANDS THAT ARE MOST SUITABLE FOR DEVELOPMENT, PREVENT SPRAWL INTO LESS DEVELOPED AREAS AND ENCOURAGE PRESERVATION OF ENVIRONMEN- TALLY SENSITIVE LANDS. Current Conditions Summary The community of Tavernier Creek to MM 97 is an older developed community. The majority of the areas appropriate for development have been developed. Therefore it is understandable that approximately 45% of the vacant privately owned parcels in this planning area are in the designated Natural Resource and Conservation Area (Tier I). The area contains several larger parcels and totals] 50 vacant acres; 50% of the remaining vacant privately owned acres. The 490 IS/URM lots outside the Natural Resource and Conservation area (Tier II and Tier III) are those most likely to be developed in the future. However some of these IS/URM lots may contain wetlands or fragmented hammock areas or they may be the yard of a developed lot. The more than one hundred vacant commercial parcels in the property records without structures are primarily parking lots or driveways of existing businesses. The actual potential new commercial development sites are much lower approximately forty parcels. It is projected that between 140 and 2 I 0 new single family housing units may be constructed in the planning area over the next twenty years. With a total of 660 platted IS/URM lots plus 360 vacant parcels which permit residential uses, there are a large number of lots and parcels that will not receive a permit. According to the estimates at least 80% of the vacant lots and parcels in the planning area will not receive a permit for a new residential use during the twenty-year planning horizon. If a portion of the new residential units are built as multi-family employee housing on commercially zoned parcels the number of single family lots not receiving permits in the 20 year planning horizon will increase. Goal 105 was adopted by the Board of County Commissioners to direct the County's future de- velopment to infill areas in existing subdivisions and commercial corridors and to focus the ac- quisition program towards preserving wetlands and the important terrestrial habitat areas. The goal also addresses the need to reduce the over-all numbers of lots and privately owned vacant lands in the County with a program to purchase fragmented hammocks and vacant lots in subdi- visions that are less than fifty percent (50%) built (Tier II). These lots may be sold back to the adjacent neighbors or be held jointly by the community or remain in County ownership as a re- serve for birds and small wildlife. Discouraging sprawl is accomplished as much by maintaining existing uses on scarified lands as it is in preventing development from moving into undeveloped areas. The planning area has a number of uses that are nonconforming because of the Land Use District they are located in. Lawfully established residential uses that are over-density or are in a land use district that does not allow residential uses are made conforming under recent amendments to the Comprehensive Land Use and Redevelopment Element DRAFT FOUR 32 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 Plan and the Land Development Regulations. Non-residential uses that are non-conforming do not have that same protection and may not be replaced if more than fifty percent (50%) de- stroyed. Redevelopment of the property is prevented because the non-confonnity may not be expanded. Currently there are non-conforming retail uses, professional buildings and restaurants. Analysis of Community Needs Property Rights There are a large numbers of vacant privately owned lots and parcels in the County. The County needs to work with landowners to acquire those lots that are least appropriate for future develop- ment. This is only fair to the landowners who will not receive a permit in the twenty-year plan- ning horizon. Goal 105 The Tier maps need to be finalized and adopted for the planning area to give a clear understand- ing of where development is appropriate and where the County should be concentrating acquisi- tion efforts. With the State taking additional responsibility for acquiring the Natural Resource and Conservation Areas (Tier I), the County needs to be purchasing land to reduce the over-all numbers of lots in the planning area. Nonconforming Uses There are non-residential uses and structures within the planning area that are inappropriately classified in regard to land use designation. These buildings often contribute to the character and economic vitality of the planning area and need to be evaluated to determine if the land use des- ignation should be changed. As a result of the non-conforming status of many of these struc- tures, material improvements or enlargements to the site is extremely difficult, thus the structure is not improved and many times the building is left vacant. ' Recommended Strategies and Actions Strategy 1.1 Designate the entire planning area into Natural Resource and Conservation Areas (Tier I), Tran- sition Area (Tier II) or Infill Areas (Tier III) as appropriate. Action Item 1.1.1: Prepare Tier System Overlay Map for the planning area based on Goal 105 and established planning criteria and principals for designation of each Tier area and public involvement. Action Item 1.1.2: Adopt the Tier system map separate from but as an Overlay of the Land Use District Map. The Tier System Overlay Map shall be used primarily to focus acquisition efforts in Tier I and Tier II and to guide development to appropriate areas in Tier II and Tier III. Strategy 1.2 Follow the public acquisition strategy, detailed in Strategy 6.2, to purchase land from willing sellers in the planning area to preserve important upland habitats and reduce the large number of parcels in the planning area, which will not receive a permit in the twenty year planning horizon. Land Use and Redevelopment Element DRAFT FOUR 33 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004' Strategy 1.3 Review and evaluate the land use designation of lawful1y established non-conforming land uses and structures within the planning area to determine appropriate designation. Action Item 1.3.1: Promote community character, establish conformance and resolve land use issues by identifying and changing the land use designation on parcels of land containing non-conforming uses and rezone as appropriate. Action Item 1.3.2: Discourage the continuance of nonconforming uses that are determined in the review to be inappropriate for the area in which they are located. Strategy 1.4 Continue to utilize the Land Use District Map and Supporting Future Land Use Map (FLUM) to regulate land use type, density and intensity on an individual basis within the planning area. Action Item 1.4.1: Continue to recognize the FLUM categories and land use districts as the regulatory tool used for evaluating individual proposals for compliance with land develop- ment standards such as type of use and intensity of use. This will promote orderly and safe development that is consistent with the Comprehensive Plan and will protect the integrity and conformance status of existing development. Action Item 1.4.2: Adopt the following parcel specific revisions to the FLUM category and Land Use District Map: I. Change the designation of parcels identified with real estate parcel numbers: 566000; 566240; 477]40; 566120; 477]50; 477]60; 477]70; 477210; 565970.0001; and 477180 within the Tavernier Creek to Mile Marker 97 planning area from Improved Subdivision (IS) to Mixed Use (MU) on the land use district map and from Residential Medium (RM) to Mixed Use Commercial (MC) on the Future Land Use Map (FLUM). This proposed change will eliminate the number of nonconforming structures that exist on these proper- ties and bring them into conformity with the current use and surrounding community. 2. Change the designation of parcels identified with real estate parcel numbers: 476750; 476760; 476770; 476780 which are owned by Monroe County and within the Tavernier Creek Bridge to Mile Marker 97 Master Plan planning area from Improved Subdivision (IS) to Native Area (NA) and on the Future Land Use Map from Residential Medium (RM) to Residential Conservation (RC)." Action Item 1.4.3: Change the FLUM designation of parcels identified with the following Real Estate numbers: 555880; 556090; 556080; 555860; 555910; 555890; 555960; 555970; 555850; 555840; 556010; 555830; 556020; 555820; 556040; 556030; 555990; 556070; 556000; 556060, and 556050; which are within the Tavernier Creek Bridge to Mile Marker 97 Master Plan planning area from Mixed-Use Commercial (MC) to Residential Medium (RM). The purposed change will prevent an established, built-out neighborhood area with no commercial uses from being considered an area slated for commercial use pursuant to the FLUM. It is of note that Real Estate numbers: 555940; 55950 and 556100 are not listed on the FLUM as Mixed-Use (MC) and were not included. Land Use and Redevelopment Element DRAFT FOUR 34 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 .~ i~:~ Tavernier Creek to Mile Marker 97 '-, / Proposed Zoning/FLUM Changes ,l{f~'1f: <."':',/ .,(~ - )/"...,- ""~>2;'{~')~)' ~\EiDflc4iC1~Ti t.. "i ': \;! "1- /~ /, $ , ~ ~~ Zoning/FLUM Changes Zoning: IS to NA FLUM: RM to RC 'N" 11... 250 500 I /..:,i;c(,c Plann'~: ~ ~',',"""".',~,.:" ~ental lnff-, "'. ", Re80~ '.' ent -~<.~~-~~:--..> 'Jhj,..i.foI:.....C_~........Di...._ pup_ _,. ThI.....carUinMl......i.IIIMInIi....., _aq_~1d1pin"___..~,.. ft.'" fI..... 01 tl:IeIiAClllilftd__M Pnt-'.Sy KJU'K O,,:""'2IlO4 Feel Figure 2.] Map of proposed FLUM and Zoning changes Land Use and Redevelopment Element DRA FT FOUR 35 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 ..t .It: ~t, \I iii"",,,,, ",,' , ~..~ . COMMUNITY CHARACTER ELEMENT Community Character Element DRAFT FOUR 36 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 GOAL TWO PRESERVE AND PROTECT THE QUALITIES OF NEIGHBOR- HOODS BETWEEN TAVERNIER CREEK BRIDGE AND MILE MARKER 97 - ITS SMALL TOWN UNIQUE CHARACTER, LUSH NATURAL ENVIRONMENT AND WATER ORIENTATION. Current Conditions Summary The words "small town" serves to both paint a picture and suggest the atmosphere of the Tav- ernier Creek Bridge to Mile Marker 97 planning area. This planning area is not extremely di- verse, but has many interesting neighborhoods with their own individual identities. From the his- toric "conch-style" construction, to the mixed use neighborhoods and large commercial center in the traditional town of Tavernier, to the hammock in the northern end of the planning area, a de- fining characteristic are the green spaces which separate uses and provides privacy to the neighborhoods. The major land use in this island community is native habitat, both upland hammocks and wet- lands. The natural areas surround the residential neighborhoods giving to each a unique "sense of place". The tall native trees are in contrast to areas in the lower Keys where the vegetation is low or was mostly removed during construction activities. The hammock provides a buffer for the residential neighborhoods from the noise and motion on U.S. 1. The hammock stand in the median of U.S. I contributes to the over-al1 environmental and scenic quality of the planning area. The development pattern is reflected in the proposed Tier Map designations. The infil1 areas, Tier III, are the existing neighborhoods with more than 50% of the existing lots developed. Tier I contains the larger natural areas, greater then four acres, providing the major divisions between neighborhoods. The smal1er patches of fragmented hammocks throughout the area and large Suburban Residential lots with hammock on U.S. ] are designated Tier II. Citizens of this planning area during the workshops and responding to surveys identified the proximity to the water, natural environment and open (green area) space as the main qualities they liked about living in this planning area. Preservation of the natural environment and smal1 town "island" character are the qualities identified as most important. Analysis of Community Need Development Patterns Preserving the existing development patterns in this planning area - neighborhoods separated by green space - is of primary importance to the residents. There is also much support for maintain- ing the tal1 trees within the neighborhoods. Continued support by citizens of this area for the protection and preservation of these qualities is critical in the implementation ofthe Master Plan. Community Character Element DRAFT FOUR 37 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 U.S. 1 Buffer and Median The natural vegetated buffer along U.S. ] and in the median needs to be preserved. The vegeta- tion not only buffers the residential neighborhoods from the major highway in the Florida Keys, but also provides a feeling of a green belt between the traditional towns of Tavernier and Rock Harbor/Key Largo. Expanding the natural vegetation along the roadway would enhance and pro- vide additional buffer to the road and the neighborhoods. Tier Maps A mechanism needs to be instituted to identify those areas more appropriate for infill (Tier III) development and other areas that need to be preserved (Tier I) in a natural state. Monroe County is already in the process of developing the Tier Maps pursuant to countywide Smart Growth Ini- tiatives adopted in Goal 105 of the Comprehensive Plan. Any permitted development in the Tier II areas needs to be carefully controlled to consider the character the fragmented hammocks which contribute to the character ofthis planning area. Recommended Strategies and Actions Strategy 2.1 Limit clearing for new construction to maintain the tree cover in the neighborhoods and along the U.S. 1 corridor area. Action Item 2.1.1: Amend existing habitat analysis policies and regulations to designate all lots in Tier I in this planning area as automatic high quality and limit clearing to a maximum of twenty percent. Action Item 2.1.2: Amend existing habitat analysis policies and regulations to designate all lots containing hammock areas in Tier II and Tier III in this planning area, whether old or re- growth, as automatic moderate quality and limit clearing to a maximum of forty percent. Action Item 2.1.3: Cluster new development on lots adjacent to U.S. 1 between Tavernier Creek and MM 97 away from the roadway maintaining the maximum amount of existing vegetation, even if the quality of the hammock would dictate clustering the development closer to the road under Sec. 9.5-345(f). Action Item 2.1.4: Prohibit the transfer of development rights (TDRs) to increase density on lots zoned Suburban Residential (SR) with upland native vegetation that are less than 20,000 square feet in size. Strategy 2.2 Prepare and adopt a Tier System Map for the planning area designating the boundaries of Tier I, Tier II and Tier III lands as described in Comprehensive Plan Policy 105.2.1 and prioritize areas in Tier I for acquisition to maintain the terrestrial environment and Tier II for local character and environmental quality. Action Item 2.2.1: Acquire Tier I lands, adjacent to publicly owned land, to preserve the ma- jor divisions between neighborhoods as well as preserve the most significant environmental habitat. Community Character Element DRAFT FOUR 38 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 Action Item 2.2.2: Prioritize the vacant fragmented hammock patches in Tier II, which are not currently protected with a conservation easement, for acquisition by the County. These fragments are an important character element of the planning area. Strategy 2.3 Increase the native hammock buffer areas adjacent to U.S. 1. Action Item 2.3.1: Coordinate with Florida Department of Transportation to plant the median of U.S. 1 and any excess right-of-way that does not currently contain hammock, with native vegetation between MM 93 and MM 97. Action Item 2.3.2: Require landscape buffers in this section of U.S. 1 to be planted with na- tive plants. Action Item 2.3.3: Encourage existing businesses between Mile Markers 93 and 97 to pro- vide native landscape buffers on their properties. Community Character Element DRAFT FOUR 39 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 GOAL THREE DEFINE, MAINTAIN AND ENHANCE THE COMMUNITY CHARAC- TER FROM MM91-MM93.5. Current Conditions Summary Community character was a major point of discussion and planning focus during the LCP proc- ess. While the planning area (MM 91- MM 97) as a whole is defined by the native terrestrial habitat Mile Marker 91 to 93.5 has its own unique identity. Defining the community character meant many things to LCP workshop participants and survey respondents including recognition of the unique natural character, maintaining the area's historic character and moderate pace, and enhancement of community gathering areas for conducting business, socializing and recreation. Homes for the residents of the town are primarily small single family houses or mobile homes; some built as early as the 1920's and 1930's. Larger homes, built more recently, are beginning to fill in the shoreline and replace some of the traditional "conch' style homes. Small mobile homes are also being replaced by "double-wide" or stick built houses. However, the essential character of the area remains one of small homes nestled along the shoreline or within the up- land hammocks. In October 2003 Monroe County proceeded with a design planning process for the commercial corridor area for Mile Marker 91 to 93.5. The charrette was a facilitated community discussion during which design concepts were developed and graphically assembled at the meeting for im- mediate reaction. Analysis of Community Needs U.S. I and Maior Street Beautification The idea of the Main Street element introduced and evaluated during the LCP process drew some support in the community with ideas for beautification of U.S. 1 and the commercial cen- ter of the island. Circulation and ease of accessibility for the human population was integrated into the beautification element during the corridor enhancement charrette process. Parking and Setbacks from U.S. 1 When U.S. 1 was widened to four lanes through this planning area many existing businesses lost much oftheir parking and setback from the roadway. The businesses became non-conforming as to parking and setbacks, this presents a problem when they try to redevelop or when new owners try and start a new business. Community Character Element DRAFT FOUR 40 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 Commercial Building Design Guidelines There may be support for design guidelines for new and replacement buildings. Tavernier is a 'historic community" with many remaining examples of early "conch" construction. Recom- mendations for design guidelines will be included in the Corridor Enhancement Plan. Care should also be taken to ensure that design requirements do not stifle a positive redevelopment ' momentum. Scale of Residential Construction While there is general support in the community for limited additional residential construction, there is concern that new construction should be of the general scale of existing homes. This is- sue is not in relation to the larger single-family homes being built in the town, but in relation to the potential for employee housing projects that may be proposed in the area. In particular there was opposition to multi-family "garden apartment" type of units. Recommended Strategies and Actions Strategy 3.1 Recognize and protect the existing mix ofland uses in the U.S. 1 corridor area as the character that defines planning area. Action Item 3.1.1: Designate a "Community Center" from MM 91 to Burton Dr. pursuant to Policy 105.2.15 where Tier III infill and incentives for redevelopment will be encouraged. -..:....., Action Item 3.1.2: Limit the size of individual commercial and transient use structures in the '\ Tavernier Creek Bridge to Mile Marker 97 Master Plan planning area (both the Community Center and the Greenbelt) to a maximum of 2,500 square feet. More than one 2,500 square foot building shall be allowed where permitted by the Land Development Regulations. The I Urban Commercial (UC) Land Use District containing Tavernier Towne Center should be exempted. _ Action Item 3.1.3: Prohibit the designation of new commercial land use districts beyond that contained in this Master Plan in order to protect the existing viability of the U.S. 1 Corridor Area and Community Center and to prevent the further sprawl or strip commercial zoning. Action Item 3.1.4: Prohibit the following new uses or change of uses within the Tavernier Creek Bridge to Mile Marker 97 planning area: ]) Commercial retail high-intensity uses that generate above one hundred (100) average daily trips per one thousand (1,000) square feet; 2) Storage areas as a principal use; 3) Outdoor retail sales on a vacant lot and any new or ex- panded outdoor retail sales associated with structures of less than five hundred (500) square feet of floor area. Community Character Element DRAFT FOUR 4] Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 Strategy 3.2 Develop and adopt a Commercial Corridor Enhancement Plan for the U.S. 1 Corridor Area be- tween MM 91 and MM 93.5. Action Item 3.2.1: Define the U.S. 1 Community Center as the area from MM 91 to Burton Dr. It is the focus of community activity due to the dominant land use pattern of commercial and other non-residential uses. A program of planning for this area shaH be continued and accelerated. Action Item 3.2.2: Generate a Corridor Enhancement Plan, based upon the corridor enhance- ment planning process which includes ideas for improvement of traffic and pedestrian! bicycle movement, parking, beautification, and incorporation of parks/open space. Action Item 3.2.3: Develop and adopt design standards and design guidelines for develop- ment within the U.S. 1 Corridor Area and the Community Center. Action Item 3.2.4: Provide incentives for property owners on U.S. 1 to make landscaping and building improvements and bring signs into conformance with the Enhancement Plan. Strategy 3.3 Adopt a Tavernier Main Street District Overlay to include the designated Community Center from MM 9] to Burton Dr. and create Land Development Regulations specific to the overlay. Action 1tem 3.3.1: Provide alternative parking options for businesses such as a municipal parking lot. Action Item 3.3.2: Provide "contextual" setbacks to preserve the historic character of the area and remove existing non-conformities. Action Item 3.3.3: Define the elements that contribute to the community character of Tavern- ier and adopt Design Guidelines for development and redevelopment so the qualities of the community are preserved. Action Item 3.3.4: Prohibit new storage lots on U.S. ] within the planning area in order to enhance the community character ofthe U.S. 1 Corridor Area. Action Item 3.3.5: Require existing commercial parcels proposed for Employee Housing density bonuses be developed in a "village" type design with single family houses, duplexes or town house units with a maximum of four units to a structure. Action Item 3.3.6: Encourage smaH businesses, that are not of historic quality, on U.S. 1 to add employee apartments; either attached or on the property if construction can be accom- plished within the design guidelines for the commercial corridor. Action Item 3.3.7: Encourage adaptive reuse of historic non-residential structures for em- ployee housing being careful to maintain the historic qualities of the structures. Community Character Element DRAFT FOUR 42 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 GOAL FOUR PROTECT AND ENHANCE HISTORIC, CULTURAL, AND AR- CHAEOLOGICAL RESOURCES WITHIN TAVERNIER TO MAINTAIN THE INTEGRITY OF THE COMMUNITY'S UNIQUE CHARACTER. Current Conditions Summary The Comprehensive Plan contains standards for recognizing, designating, protecting, and pre- serving historic structures within the county (Objective ] 04), which are further implemented through current Land Development Regulations (Article VIII). Monroe County has stipulated specific procedures for protecting historic, cultural and archaeological resources in the develop- ment review process. Under current regulations all new proposed development in the ROGO and NROGO system carry significant bonus or penalty points for projects, which either have an adverse or positive affect on a historic structure or known archaeological resource. In addition, the County coordinates with other agencies and organizations to maintain a current inventory of historic, cultural, and archaeological resources. The County has worked closely with the Tav- ernier Historic Group and the Historic Florida Keys Foundation to identify current and potential places and sites for future preservation within the planning area. In addition, during the past 20 years, three independent cultural resource surveys have been completed with the planning area. The most recent survey was conducted in July 2003 by GAl Consultants. At the request of the county, GAl consultants completed an architectural survey of all unincor- porated areas and an evaluation for listing sites in the National Register of Historic Places and/or Monroe County Landmarks. The survey included a detailed list of properties located within the Tavernier Creek to Mile Marker 97 planning area as weB as specific recommendations for the area. Of all the properties surveyed, fifty-three were identified as being eligible for national his- toric designation. Currently, eight of those properties are designated as Monroe County land- marks and seventeen are listed as Monroe County Historic Landmarks. In addition to the im- portance of each individual site and/or structure, the consultants recognized Tavernier as being collectively significant and recommended that it be nominated as a district on the National Reg- ister of Historic Places. Other recommendations include, completing a comprehensive survey every 5 to 8 years, establishing a marker program, conducting a comprehensive review of the historic preservation ordinance, as well as developing and adopting historic architectural design guidelines for historic properties or those contributing to historic districts. The primary method of protecting such resources in the planning area has been through the es- tablishment of a historic overlay, land acquisition, and the designation of historic places and sites. The designation process requires the owner of a property proposed for historic designation to voluntarily submit an application requesting the designation. The Historic Preservation Com- mission reviews the application based on criteria in the LDRs and recommends either approval or denial to the Board of County Commissioners. Only those properties approved for historic designation are subject to the requirements ofthe ordinance and review by the Historic Preserva- tion Commission. A certificate of appropriateness is required before a permit may be issued on the property. Forty-eight historical places and sites have received local, state, and/or national designation as of adoption of this master plan. Community Character Element DRAFT FOUR 43 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 Analysis of Community Need Protection of Historic. Cultural. and Archaeolo2.ical Resources The Comprehensive Plan and LDRs contain policies regarding the voluntary designation and protection of historic, cultural, and archaeological resources. There is a need to specifically ad- dress the resources within the planning area with specific focus on protecting the integrity of the historic district. Standards are needed that will protect the historical structures, as well as the current landscape and public infrastructure. Coordination between multiple agencies needs to take place to ensure that conservation areas are permanently protected from development. Desi2.l1 Guidelines for Historic District The Comprehensive Plan and the Land Development Regulations do not address specific design guidelines for historical districts. There is a need to create such guidelines specific to Old His- toric Tavernier to maintain and enhance the integrity of the district. New development and sub- stantial improvements have been permitted to occur without regard to the architectural style of the district. Potentially, as development continues to occur in such a way that it does not harmo- nize with the current character the integrity of the historic district may be lost. These design guidelines should be coordinated with the Corridor Enhancement Plan. Desi2.n Review Committee There is a need to expand the historic preservation functions of the Historic Preservation Com- mission to oversee all development activities within the planning area. All development activi- ties that occur within the historic district impact the over-all value of the district and should be designed to reflect the historic character of the area. Evaluation and Monitorin2. Resources Recently, a survey of existing and potential historic resources has been conducted. There is a need to update the existing inventory of resources on a regular basis as the number of buildings and/or sites reach the 50-year threshold for designation eligibility. In addition, there is a need to maintain coordination between the county and other agencies to ensure that regulations for his- toric designation, preservation and conservation are being met and to limit the overlap in activi- ties. Recommended Strategies and Actions Strategy 4.1 Protect the future integrity of Tavernier's Historic District by adopting ordinances that clearly define the boundaries of the district, commit to preserving the historic qualities of the district and provide guidelines for all future development activities in the district. Action Item 4.1.1: Expand the boundaries of the Historic District to include all properties highway to ocean from the current Historic District Overlay southern boundary through to Tavernier Creek and the adjacent property to the north in addition to the current historic overlay. Action Item 4.1.2: Adopt the expanded boundaries of Tavernier Historic District, as an over- lay on the Future Land Use Map and the Land Use District Map. Community Character Element DRAFT FOUR 44 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 Action Item 4.1.3: Prepare and adopt historic design guidelines and regulations that specifi- cally define the architectural and contextual qualities and criteria that shall be followed for all development, remodeling and redevelopment projects within the District. Action Item 4.1.4: Investigate the option of expanding the authority of the Historic Preserva- tion Commission to review, approve the design of and issue a Certificate of Appropriateness for any building permit applications in the Tavernier Historic District for exterior improve- ment or interior improvement if cited as significant to the properties designation. Action Item 4.1.5: Investigate the expansion of the boundaries of the Historic District to in- clude additional areas of historic importance. Strategy 4.2 Coordinate with the Florida Departments of Transportation, Environmental Protection, and Community Affairs, local agencies, the Florida Keys Aqueduct Authority, Keys Electric, Key Largo Waste Treatment District and the South Florida Water Management District to ensure the continuing protection, maintenance and improvement of the historic area. Action Item 4.2.1: Work with coordinating agencies to investigate the potential of creating a passive pedestrian accessible recreation area at the Tavernier Creek hammocks site, bayside, to be incorporated into the county-wide Overseas Heritage Trail Plan. Action Item 4.2.2: Work with the Florida Department of Transportation to maintain current pavement widths. In addition, on local streets discourage finished curbs and gutters, and in- stead encourage grassy or stone lined drainage ditches or natural swales where needed. Action Item 4.2.3: Coordinate with Public Works to discourage the act of tree topping and/or major pruning along public right of way within the Historic District. Action Item 4.2.4: Acquire hammock lands within the Historic District to maintain the con- text ofthe historic community character. Action Item 4.2.5: Encourage all agencies to work with the Historic Preservation Commis- sion when considering improvements or changes to any public facility in the Tavernier His- toric District; they will need a Certificate of Appropriateness to do improvements. Strategy 4.3 Provide recognition and definition to the Tavernier Historic Overlay District. Action Item 4.3.1: Establish a voluntary Historic Marker Plaque program for historic homes that are identified as a local, state, and/or national historic, cultural, or archaeological re- source. Action Item 4.3.2: Erect a historical marker on both north and southbound lanes upon enter- Community Character Element DRAFT FOUR 45 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 ing the Historic Tavernier District. Action Item 4.3.3: Prepare an application to nominate the area defined as "Historic Tavern- ier" for designation on the National Register of Historic Places. Action Item 4.3.4: Create and establish an identification system within the Monroe County Building Permit Tracking system in order to identify historic or contributing properties, which will ensure the protection and proper maintenance of such properties. Fiscal Implications and Anticipated Capital Improvement Projects The major fiscal implications found within the Community Character Element are those of land acquisition for the preservation of natural resources and of neighborhood character within the historic district and other neighborhoods within the planning area. The plan calls for all vacant, privately owned parcels designated as Tier I to be considered for acquisition using state or county funding resources. Additionally, the plan calls for the ~cquisition of several fragmented hammock patches Tier II areas in order to preserve community character and protect the patches from being further divided. While these actions are specifically defined as a part of this element, they are a part of the larger acquisition program described in the Environmental Protection Ele- ment. The Community Character Element also specifically mentions the acquisition of hammock par- cels in the historic district to preserve the habitat and character of the area. There are approxi- mately 30 parcels which fall under this category, all to be designated Tier II or Tier III. Tier II parcels are accounted for in the Environmental Protection Element, however, the Tier III parcels are not. The approximate assessed value of the 30 parcels in the historic district is $600,000. Community Character Element DRAFT FOUR 46 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 _",..., \..\"ob\ mrnun\i{eys Ytogtam __~ <'~'...J~ Tavernier Creek to Mile Marker 97 Tavernier Historic District " A Figure 3.1 Historic overlay district and proposed expanded district area. July 4, 2004 I · ",;;~'fi' ~; .',?1J,~~''i @; . 'f/ /~?I,,-:J: I~ ~~(\iIill!!l~g I'. i_c,;c".., ld,l,;,,,,,ul~ ' ~,@ ; S:i@~-~- I ~ ->;:? , p:, . ,,' ~~(?Ecl]Jjjj~ff:~ <,,', Historic District Existing Historic Distric:l _ Proposed Historic District Mo~.county Planni'*"iiM ~,,',;,-,r mental Reso~ ~ent n... ~ i. rnr ~~('lU1l). 0mwdiI M~ otrillim ~criy. Thc4...~~a-ew...iI~ft'e""" .m~ ,,01 ..nnttt,r "iC1~.J*'td...,...... 0". ..~. ...- Wcntiftnl..... ....IlmIIfKn l'rcpwcd I~-. KR o.IC"; ~:<I03 Community Character Element DRAFT FOUR 47 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 "~OC.jA:'iON }N( ,-~~- ---,.--..--- f" ~F..,.",.,'"",~,',,~,. " '""c .' HOUSING ELEMENT Housing Element DRAFTFOUR 48 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 GOAL FIVE MAINTAIN THE AVAILABILITY OF HOUSING THAT IS AFFORD- ABLE FOR LOCAL RESIDENTS AND THE WORKFORCE WHILE PRESERVING THE CHARACTER OF THE COMMUNITY. Current Conditions Summary This planning area has traditionally been a working community from the early farmers and fish- ermen to the firemen, teachers and service workers who lived within the area. In the last ten years the demographics of the area has changed with a decline in permanent population of more than 10%, from ],971 persons to 1,755 persons. The largest decline in population was in the 21 to 54 age group, (15%); the prime working years. Housing units have increased, according to the Census Bureau, by 235 units, while permanent housing has decreased by 11 %, 216 units. This includes a decrease in rental units of 121 units. The change in household types living here permanently is also evident when income level com- parisons are made in the U.S. Census for the 1989 to 1999 periods. The median household in- come for the planning area in 2000 was $42,830 (the medium income level county-wide was approximately $42,283). There was a decrease of 380 households making less than $50,000 a year in the ten-year period and an increase of 164 households making more than $50,000 a yearl Of the sixteen business owners or managers in the planning area who responded to a Planning Department survey in June 2002, none indicated that their employees were paid more than $40,000 a year and most of their employees lived outside the planning area. With the upward trend of more seasonal units in the area, the cost of existing housing for the year-round resident is also increasing. According to census figures, 50% of the residents in owner-occupied units and 50% of the residents in rental units in the planning area spend more than one fourth of their monthly household income on housing expenses alone. According to the 2000 U.S. Census Bureau, the median owner-occupied dwelling unit in the planning area is val- ued at $226,000. Discussions with realtors in the area provide an estimate that the selling price of homes in the area has increased by approximately thirty percent (30%) a year for the last two years. The number of renter occupied housing has decreased since] 990, while rentals have in- creased within the county as a whole. The median rent within the planning area is $715. Approximately one third of the dwelling units in the planning area are mobile homes. These have traditionally been an economical alternative for both the workforce and retirees to live in the area. A windshield survey of areas zoned URM, which allow both mobile homes and de- tached residential units, has resulted in what appears to be an increase of stick built or modular construction and a corresponding decrease in mobile homes over the last few years. According to Building Department records, within the past ten years only ] 6 mobile homes have been re- placed with single family residences, but over half of those have been in the last two years, indi- cating an increasing trend at mobile home replacement. However, within the past ten years a total of 4] mobile homes have been upgraded to newer models but have not been replaced with single family homes. Figure 4.] Shows the existing housing types within the planning area. Housing Element DRAFT FOUR 49 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 III~" ,:::~'i'~ Tavernier Creek to Mile Marker 97 Existing Residential Uses Residential Use Single Family _ Multi-Family I Condominium _ Recreational Vehicle _ Mobile Home L I Mobile Home Park --"~'" r'-" ,l,Y 'I( , , 1'01 A. Figure 4.1 Existing residential areas with the planning area. Housing Element July 4, 2004' --/ \_J,f~ M6~,~ty Planning,iiJld ~~nmentaJ Reso~oe8oe~ent ."r_,. ~..,' nil m"f' u f.:.r Ikmr_ cQiy Or-a MIrl...m..nt 0..1"_ J'''l1-'~:orl o:uly Tb".d.M~cou.G...d b.tiJI il'U"r.r~"", _1,. ""dlll:O;~ "(~ .-("rlllet,. dr(..t.;l ~,""'tl, J.....d.s. f~..k. naMeiwrn. C1fi..6uDM.m(lfmlltle4l J.'rtIf'.....d f\,. D: D.. ~ 2'{03 DRA FT FOUR 50 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 Analysis of Community Need Affordability of housing units The continuing need for maintaining and increasing the availability of affordable housing in the, area was a concern expressed in the workshops and surveys by some respondents. The occu- pancy trend in the planning area is towards more seasonal and weekend residents. Housing costs are rising beyond the affordability of the current permanent residents. When homes are sold, at current prices, they are out of the range of affordability for many of the permanent residents of the community and those who would like to live near where they work. Therefore when most people sell there homes it is to move out of the Florida Keys as they can not afford to purchase another house. Mobile Homes Housing costs for a mobile home are typically less than that of a single-family dwelling or con- dominium. As these units are sold they are often purchased by seasonal residents and either de- molished and rebuilt as more expensive units or only used on a part time basis. Sustainability of the existing affordable units in the area may also require protection of the existing mobile homes. Housing types Residents have expressed concerns that affordable housing developments will not fit into this historic community of small conch style houses and mobile homes. They do not see their com- munity as wanting any additional garden style apartment complexes, which are being used in other areas to provide affordable housing in the County. More than 60% of the respondents to the Planning Department community survey supported architectural design guidelines. Recommended Strategies and Actions Strategy 5.1 Promote employee housing above and in conjunction with commercial buildings in the Commu- nity Center Overlay district, as this planning area has capacity to add some employee-housing units based on the commercial floor area ratio of the different commercial parcels. Action Item 5.1.1: Work with businesses in the area when they are ready to develop and re- develop to identify if the site could also be used to provide employee housing and explain the county incentives for providing affordable employee housing. Action Item 5.1.2: Redevelopment projects will come into compliance with landscaping and bulk regulations so far as practicable. Housing Element DRAFT FOUR 5] Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004' Strategy 5.2 Encourage the development and redevelopment of commercial and mixed-use zoned land for employee housing. Action Item 5.2.1: Maintain the community character of the planning area by requiring that an affordable and employee housing developments of four or more units be developed in a "village" type design with single family, duplexes or town houses with a maximum of four units per structure. The units will conform to the design guidelines for development in the U.S. 1 corridor or the Tavernier Historic District as applicable. Action 5.2.3: Investigate opportunities to acquire commercial properties of sufficient size for the construction of employee housing units with the County owning the land in perpetuity. Strategy 5.3 Maintain and improve the existing stock of affordable housing. Action Item 5.3.1: Continue and expand the existing programs of the Monroe County Housing Authority to assist first time home buyers purchase housing in the planning area. Action Item 5.3.2: Identify current mobile home parks that serve as affordable workforce housing and determine if it would be appropriate for the county to acquire and maintain them as affordable housing. Action Item 5.3.2: Investigate reducing the permit cost of the replacement of mobile homes to encourage existing units to upgrade and remain affordable. Housing Element DRAFT FOUR 52 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 --,-~~- ~ - ~ ENVIRONMENTAL PROTECTION ELEMENT Environmental Protection Element DRA FT FOUR 53 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 GOAL SIX PRESERVE, MANAGE, AND RESTORE WHERE APPROPRIATE, THE NATURAL RESOURCES WITHIN THE PLANNING AREA, TAKING CARE TO PRESERVE OPEN SPACE AND PROTECT WATER QUAL- ITY AND TO ACQUIRE ENVIRONMENTALLY SENSITIVE LANDS. Current Conditions Summary Environmental protection within the planning area has primarily been implemented using the following mechanisms environmental design criteria in the Land Development Regulations, dis- couraging development in environmentally sensitive areas through the ROGO point system and acquisition of terrestrial and wetland habitat. Natural resource land management activities within the planning area have focused on manage- ment of undisturbed habitat or restoration of disturbed habitat areas. Traditional habitat manage- ment within the planning area has usually included the following activities: land protection (i.e., from dumping, roaming domestic animals, poaching, etc.), eradication of invasive exotic vegeta- tion, habitat restoration through replanting of disturbed areas. These activities are best suited to unpopulated or sparsely populated areas. Until recently most agencies have generally avoided the acquisition of platted, improved subdivision lots, whether they contained natural habitat or not. The application of management activities to subdivision lots presents additional problems, primarily due to concerns of neighbors. The amount of work needed to manage small frag- mented subdivision parcels has made the cost-benefit ratio seem less attractive in the scheme of a management program that covers thousands of acres. The Natural Resource and Conservation areas (Tier I) Map is based upon all areas of hammocks greater than four acres or undeveloped parcels adjacent to natural areas which provide a buffer and can be restored. There are approximately 500 parcels of privately owned land in Tier I in the planning area designated for acquisition. Most of the designated endangered species habitat is also included in this mapped area, with the exception of turtles and wetland species, which re- ceive protection on a site-by-site basis. The majority of the smaller fragmented hammocks isolated by surrounding development are mapped in the Transition Area (Tier II). They are not of the same high quality ofthe Natural Re- source and Conservation Areas, but they provide habitat for songbirds and small animals and contribute to the quality of the neighborhoods. Wetlands are also protected. The degree of protection is dependent on the quality of the wetland. High quality undisturbed wetlands, regardless where they are located, are classified as "red flag" and may not be disturbed for development activities. Disturbed wetlands may be filled and de- veloped; the mitigation for the development activity is based on the quality of the wetland on the site. Environmental Protection Element DRAFT FOUR 54 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 The natural environment is of critical concern to most of the residents of the planning area. Pres- ervation of the natural resources in the area was recognized by a large majority of the respon- dents as important in maintaining the quality oflife and character ofthe planning area. Analysis of Community Needs Habitat Management Implementation. There is a need to plan for organized habitat management of lands acquired for conservation purposes. The county has not traditionally engaged in natural lands management in the past and has only recently dedicated one employee position to this activity. Therefore, efficient habitat management will likely be accomplished through heavy coordination with existing management entities operating within the planning area. There is a need to anticipate future management needs based upon habitat acquisition goals and to determine how the county will handle expand- ing management responsibilities. Protection of Hammocks. All remaining hammocks of four acres or greater are included in the Conservation and Natural Areas (Tier I) Overlay Map and need to be protected as high quality habitat. Further protection is also needed for smaller habitat parcels (Tier II), which may be within partially developed neighborhoods. The habitat classification system used to determine open space requirements should be modified to reduce al10wable clearing on lots with habitat. Public Lands A large amount of acreage in this planning area approximately 840 acres is in public ownership. The boundaries for Conservation and Resource Lands (CARL) need to be expanded to include all of Tier I and be designated for State acquisition. The County should concentrate acquisition efforts on the Tier II fragmented habitat areas. Recommended Strategies and Actions Strategy 6.1 Create and adopt Tier System Land Use District Overlay Maps for the planning area depicting the locations of Tier I, Tier II and Tier III lands as described in Comprehensive Plan Policy ] 05.2.1. Action Item 6.1.1: Draft the Tier I overlay to follow the Conservation and Natural Areas boundary. Tier I will include all contiguous hammock areas above four acres and restoration areas between fragmented hammocks to increase the hammock size and buffers where possi- ble. Action Item 6.1.2: Draft the Tier II overlay areas that include the smaller hammock patches isolated by surrounding development, which provide habitat for songbirds and small animals and contribute to the quality of the neighborhoods. Action Item 6.1.3: Draft the Tier III overlay areas to contain subdivisions that are mostly built out and appropriate for infill development. Environmental Protection Element DRAFT FOUR 55 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 Strategy 6.2 Prepare an acquisition strategy, coordinating with state agencies, to acquire parcels with the highest habitat value first. Action Item 6.2.1: Prioritize the acquisition of Tier I lands over Tier II and Tier III lands. Action Item 6.2.2: Encourage the State of Florida to revise the CARL boundaries within the planning area to correspond with the coverage of Tier I as depicted on the Tier System Over- lay Map for the purpose of prioritizing State purchases. Action Item 6.2.3: Coordinate with the state to acquire the lands within the Natural Resource and Conservation Areas (Tier I). Action Item 6.2.4: Prioritize the County acquisition program to Tier II lands and wetland parcels in Tier III ifthe State accepts primary responsibility for Tier I acquisition. Action Item 6.2.5: Identify lots and parcels in the Transition Areas (Tier II) with fragments of hammock and/or wetlands for public acquisition in close coordination with neighborhood groups. Action Item 6.2.6: Provide the highest priority for acquisition in Action Item 6.2.5 to those parcels with neighboring property owners or communities who want to partner with the county to purchase the lot and/or will take responsibility for maintenance and protection of the resource. Action Item 6.2.7: Acquire as the third priority those scarified lots in the Transition Area (Tier II), which will be acquired for density reduction. Those communities and/or neighbor- ing property owners who wish to partner with the county in the acquisition process will re- ceive a higher priority for acquisition. Action Item 6.2.8: Prepare criteria to be applied in determining which properties will receive the first offers in the Transition Areas (Tier II). Strategy 6.3 Identify and pursue existing and new means of retiring development rights. Action Item 6.3.1: Amend the administrative relief and beneficial use provisions of the Com- prehensive Plan to require purchase of land for Tier I applicants and to allow purchase or issuance of a permit for Tier II and Tier III applicants as appropriate. Action Item 6.3.2: Encourage density reduction through lot aggregation on Tier II and Tier III lands. Action Item 6.3.3: Coordinate with the local community and/or neighboring homeowners acquiring upland hammock lots in Tier II with the objective of sharing the purchase costs and deeding ownership and maintenance responsibilities to the community and/or neighbors. Environmental Protection Element DRAFT FOUR 56 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 Strategy 6.4 Formulate and carry out a plan for habitat management of lands acquired for conservation pur- poses. Action Item 6.4.1: Offer any lands purchased by the County adjacent to State owned lands to the State for management. Action Item 6.4.2: Identify and prioritize conservation lands under County ownership and management for implementation of management activities and anticipate future management needs based upon the projected acquisition timing of properties. Action Item 6.4.3: Identify and prioritize management activities such as fence removal, inva- sive exotic vegetation control, control of free roaming pets and habitat restoration. Strategy 6.5 Reduce the permitted clearing of Hammock lots. Action Item 6.5.1: Amend existing habitat analysis policies and regulations to designate all lots containing hammock areas in Tier II and Tier III in this planning area, whether old or re- growth, as automatic moderate quality and limit clearing to a maximum of forty percent. Fiscal Implications and Anticipated Capital Improvement Projects As with the capital costs outlined in the Community Character Element, the capital costs in- volved in the Environmental Protection Element revolve around the acquisition of sensitive habitat for the protection of the natural environment and character of the communities. The plan recommends that the state revise the acquisition boundaries to include Tier I properties to be- come priority for the state to purchase. There are approximately 392 vacant Tier I parcels in the planning area under private ownership that are outside of the state preservation boundaries. The approximate assessed value of these parcels is $1.5 million The plan also calls for the acquisition of Tier II parcels with fragments of hammock and/or wet- lands by the county or though public-private partnerships with the local neighborhoods. The cost of implementing this action of the plan is unclear at this time, as the location and amount of parcels which fulfill the above criteria is unknown. However, the intent was to keep the cost low to both the county and the partnering neighborhood groups by forming a partnership. The benefit to the county is the protection of sensitive habitat and a reduction in density, while the neighborhood retains the benefit of the natural and historic character. Environmental Protection Element DRAFT FOUR 57 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 . ~:fJ1 ~.. "lft'M. . ECONOMIC DEVELOPMENT ELEMENT Economic Development Element DRA FT FOUR 58 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 GOAL SEVEN SUSTAIN THE EXISTING COMMERCIAL AND INDUSTRIAL BUSI- NESSES AND ENCOURAGE REDEVELOPMENT OR INFILL BE- TWEEN MM 91 AND BURTON DRIVE AND DISCOURAGE ADDI- TIONAL STRIP DEVELOPMENT OF THE Us. 1 CORRIDOR. Current Conditions Summary There are approximately twenty-four industrial and manufacturing businesses in the planning area. Most of these are small businesses employing one or two people. They include home-based occupations or mobile repair services and are located primarily between MM 91 and MM 93.5. Types of industrial businesses in the area are boat repair, fabrication and other home-based oc- cupations or mobile repair services. The need to inventory and consider the redevelopment of water-dependent and water-related uses is included in the 2010 Comprehensive Plan in Objec- tive 212.1 and Chapter 9J-5.12 ofthe Florida Administrative Code. Commercial retail is concentrated along the U.S. 1 corridor area. There are approximately 180 commercial businesses identified in the property appraiser's records in the planning area includ- ing a major shopping center, restaurants, specialty shops, and professional, construction and ser- vice related offices. Tourist housing is an important economic activity in the planning area, providing jobs and cus- tomers for the restaurants and specialty shops in the area. Eight motels, with 270 rooms, provide for transient visitors to the area. An additional 160 units may be rented for "vacation rentijls" in the gated community of Ocean Pointe. There are four Recreation Vehicle (RV) Parks with 113 approved recreational vehicle spaces for the camper. Key Largo Ocean Resort, the only park area zoned Recreation Vehicle (RV) and restricted to transient uses, is currently going through an amendment process to permit permanent dwelling units. Analysis of Community Needs Nonconforming Uses There are non-residential uses and structures within the planning area that are inappropriately classified in regard to land use designation. These buildings often contribute to the character and economic vitality of the planning area and need to be evaluated to determine if the land use des- ignation should be changed. As a result of the non-conforming status, material improvements or enlargements to the site is extremely difficult to make, thus the structure is not improved and many times left vacant. This discourages redevelopment of existing commercial buildings. Appearance of the Business District There have been some recent redevelopment projects which have used many elements which reflect the community character through upgrading commercial structures and landscaping in the business district over the last few years. There needs to be a way to assure that future redevelop- ment and infill projects reflect the community character of the planning area. An improved busi- ness district will attract additional customers to the area. Economic Development Element DRAFT FOUR 59 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004' Impact of industrial uses on adiacent homes Many of the industrial type uses in the mixed-use district are operated without consideration of the neighboring homes. These businesses should be encouraged to clean up or be shielded from residential neighboring properties. Parking and Setbacks from U.S. 1 When U.S. 1 was widened to four lanes through this planning area many existing businesses lost much of their parking and setback from the roadway. The businesses became non-conforming as to parking and setbacks, this presents a problem when they try to redevelop or when new owners try and start a new business. R V Park Conversions With RaGa limiting the allocation and permitting of new residential and transient residential units RV Parks are being converted to un-permitted permanent residential dwellings, which do not meet the building code or fire safety requirements. One such park, zoned RV, in the area is currently going through an amendment process to change the zoning to permit permanent resi- dents. Other Parks are being redeveloped as hotels or motels. the loss of these available spaces will reduce the variety of overnight stay options for visitors to this area of the Florida Keys. Recommended Strategies and Actions Strategy 7.1 Consider the over-all economic viability ofthe planning area when reviewing the land use desig- nations oflawfully established non-conforming land uses and structures in Strategy 1.3. Strategy 7.2 Maintain and enhance economic activity and opportunity within the U.S. 1 corridor. Action Item 7.2.1: Inventory and analyze the characteristics of existing commercial uses within the corridor and expansion potential in order to project the likely rates and amounts of commercial space needed over the planning horizon. Action Item 7.2.2: Use the results of the county wide economic study to assist in determin- ing future commercial used trends and needs into the twenty-year planning horizon. This in- formation may also be used to retain the marketability of existing business uses and com- mercial structures. Action Item 7.2.3: Investigate the feasibility and economic effects of a Formula-Retail Estab- lishments Ordinance. Strategy 7.3 Encourage redevelopment of obsolete non-residential structures and uses within the planning area. Action Item 7.3.1: Examine and revise, where appropriate, the existing regulations regarding nonconforming uses and structures to encourage redevelopment of existing properties con- sistent with the Corridor Enhancement Plan and community vision. Economic Development Element DRAFT FOUR 60 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 Action Item 7.3.2: Ensure that new commercial design guidelines do not create a burden on existing businesses with the potential for redevelopment. Action Item 7.3.3: Explore ways of easing some of the financial burden of redevelopment such as county and state funding of landscaping within the designated Historic District and along U.S. 1. Action Item 7.3.4: Encourage existing businesses within the mixed-use areas to provide landscaping or opaque fencing to buffer their operations from adjacent residential neighbors. Strategy 7.4 Recognize the importance of the availability of the tourist housing, hotels, motels, condomini- ums and RV Parks in the planning area to the over-aU economic stability ofthe business com- munity. Action Item 7.4.1: Use the results ofthe county wide economic study to assist in determin- ing future tourism housing trends to project the need for hotels, motels, tourist housing and RV Parks over the twenty-year planning horizon. Action Item 7.4.2: Inventory and analyze the RV Parks in the county to determine their continuing viability under the existing regulatory structure in the County, and the demand for rental spaces and the economics of continuing. Action Item 7.4.3: Implement, where appropriate, the results of the RV Park study includ- ing regulatory changes. Economic Development Element DRAFT FOUR 61 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004' .~~;~j~ TQvernun' Creek to Mile Morker 97 Existing Commercial and Light Industrial Uses <-:/ v - """"'-'<i..... Ugh< "''''_1 U"'I L ;0; ~ ~,.~. t 1AI .-.~....~,. ,..........".,......... c...ii4jfor.-o.~ ~ ~.f'" .."...~.......t.a.:...u...... ~~~.....64-.in~........g.r-..... r..c ~1IfOQIlI._ ~1III'keo"''''''''' ~1y_1Oo; totb,-~_?: A ,. - .__k...... Figure 6.] Existing commercial and light industrial uses within the planning area. Economic Development Element DRAFT FOUR 62 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 GOAL EIGHT RECOGNIZE WATER-DEPENDENT AND WATER-RELATED COM- MERCIAL USES AS A PRIMARY SOURCE OF ECONOMIC SUSTAIN- ABILITY WITHIN THE PLANNING AREA. Current Conditions Summary Citizens place a high value on water-dependent or water-related uses. For the recreational and commercial boaters alike, marinas, restaurants, bait and tackle shops that surround the shoreline in the planning area are as important as the gas and convenient stores that dot U.S. 1. The ser- vices provided by businesses located on land that support water-related activities are reliant eco- nomically as well on the water in the planning area. The need to inventory and consider the rede- velopment of water-dependent and water-related uses is included in the 2010 Comprehensive Plan in Objective 212.1 and Chapter 9J-5.12 ofthe Florida Administrative Code. Water-dependent uses include marinas, commercial fishing, boat launching facilities and beaches. Water-related uses include concession stands, bait and tackle shops and fish houses. Hotels and restaurants that are located on the water while not water dependent or related as in the traditional definition are economically enhanced by the location on the water. Restaurant seating and bars and concessions that are locate<;l within the shoreline setbacks and on docks within the planning area are economically enhanced and dependent on their location in close proximity to the water. These uses do not conform to the current environmental protection regulations. Water-related and water-dependent commercial uses in the planning area and their primary Real Estate Numbers include: . Blue Waters Marina (RE 488970, 489135-004300) . Mangrove Marina (RE 479170,90340) . Curtis Marine (RE 489110) Water-related/economically enhanced because of a location on the water: . Snappers Restaurant (RE 492290) . The Weston Hotel (RE 91] 90) . Island Bay Resort (RE 490150) . Bay Breeze (RE 451210) . Stone Ledge Motel (RE 88640) . Dove Creek Lodge (RE 492340) . Popps Motel (RE 88590) . Travel Trailer Town (RE 486850.0002) . Coconut Inn (RE 482310, RE 482330) Economic Development Element DRAFT FOUR 63 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004' Analysis of Community Needs Commercial Uses on the Shoreline Restaurants and motels are often financially dependent on their location on the water, because of the attraction the water provides to potential customers. Current setback regulations may make it impossible for many of these uses to redevelop if destroyed. The requirements may also make it impossible to substantially improve the facilities. There is a need to protect these uses. Marinas and Mooring Field The four marinas in the planning area are needed water access points for the residents of the community. No new marinas should be permitted, but redevelopment and expansion of existing marinas could be encouraged if environmental regulations are followed. There is an identified need for a mooring field within the planning area and Community Harbor has been a recom- mended area for such a use. Recommended Strategies and Actions Strategy 8.1 Protect existing commercial uses that are located within the shoreline setbacks. Action Item 8.1.1: Inventory the existing commercial uses on the shoreline and document, which uses are currently within the shoreline setback. Action Item 8.1.2: Amend the Land Development Regulations to permit existing commercial uses to remain within the shoreline setbacks as long as storm water is managed and shoreline vegetation maintained. Action Item 8.1.3: Prohibit new commercial uses within the shoreline setback unless permit- ted as accessory uses. Action Item 8.1.4: Assure accessory uses permitted within the shoreline setback are properly managed to protect near shore waters. Strategy 8.2 Recognize the importance to the community and economy of existing marina facilities. Action Item 8.2.1: Encourage redevelopment of existing marinas, adding pump out facilities and controlling storm water run-off to meet existing health and environmental standards. Action Item 8.2.2: Allow expansion of existing facilities and non-livaboard boat slips, if the density does not exceed that permitted in the Comprehensive Plan and LDRs. Action Item 8.2.3: Prohibit the permitting of new marinas in the planning area. Economic Development Element DRAFT FOUR 64 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 Action Item 8.2.4: Encourage the implementation of a mooring field at Community Harbor, utilizing Mangrove Marina as the shore side management facility. The need for a mooring field in this location was identified in the 30 July 2002 Preliminary Planning Document for a Keys- Wide Mooring Field System. Strategy 8.3 Discourage the development of non-water-dependant commercial uses on appropriately zoned waterfront properties. Economic Development Element DRAFT FOUR 65 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004' -. ,~_."'-"'--'--- . ~, f. '~' . ..:y.,',.-, ..",." ,.', ~.'.', ' ,'.i , "4- , ) TRANSPORTATION ELEMENT Transportation Element DRAFT FOUR 66 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 GOAL NINE PROVIDE FOR ALL CITIZENS OF THE PLANNING AREA A SAFE AND VIABLE TRANSPORTATION SYSTEM VIA u.s. 1, COUNTY ROADS AND THE BICYCLE/PEDESTRIAN TRAIL. Current Conditions Summary The inventory of existing roads, bridges and facilities for Tavernier Creek to Mile Marker 97 includes U.S. 1 as the principal highway with numerous local and two collector roads serving the many subdivisions. While U.S. 1 is the only state-maintained road in this planning area, Monroe County maintains 19 miles of county roads in the planning area. The Florida Depart- ment of Transportation maintains the one bridge, Tavernier Creek Bridge. U.S. 1 is a four-lane highway within the planning area, with one traffic signal at Ocean Boulevard, the location of Tavernier Towne Shopping Center and Mariner's Hospital, a major commercial center. This U.S. I roadway segment, in addition to the county roads in the planning area has a Level of Service (LOS) 'A'. This LOS is the considered the highest standard achievable. There is a taxi cab service available in this planning area as well as a public bus system. The Dade-Monroe Express transit system provides public transportation from Florida City to Mara-; thon. This is a contracted service provided through the Miami-Dade Public Transit System. Sidewalks and curb ramps are currently provided along U.S. 1 on the bayside lanes from the Tavernier Creek Bridge to Sterling Drive and on the Oceanside lanes from the Tavernier Creek Bridge to the Tavernier Hotel at MM 91.8. Curb ramps have been recently completed on U.S. I by FDOT to provide compliance with the Americans with Disabilities Act. Many destinations in the southern end of the planning area are easily accessible in a few minutes by walking and bicy- cling. The existing pathways for non-motorized travel on U.S. 1 are part of the Overseas Heritage Trail, a multi-agency collaboration between the Florida Department of Environmental Protec- tion, Florida Department of Transportation, Monroe County and local governments. The Over- seas Heritage Trail planned adjacent to U.S. ] from Key West to Key Largo will provide alterna- tive transportation and recreational opportunities for citizens and visitors to the Florida Keys. The existing pathway within the study area is found on the bayside lane of U.S. 1 from MM 97 to 96.5, at this point, the trail crosses U.S. ] and continues adjacent to the oceanside lane to the Tavernier Business District at approximately MM 92. The trail is envisioned to be widened to between 8 feet or ] 0 feet to accommodate two-way traffic. Current design guidelines suggest that a bike path should be provided on both sides of the roadway to discourage bicyclists riding against traffic. Transportation Element DRAFT FOUR 67 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 In addition to the pathways on U.S. 1, The Monroe County 1997 Bicycle and Pedestrian Plan calls for new paths on Westbound U.S. 1 from Mockingbird Road (MM 95.5) to Tavernier Creek Bridge. A bike lane has been constructed by Monroe County Public Works on the north side of Burton Street and First Street, providing access to Harry Harris Park. In this planning area, trail designers will evaluate the use of the West side to provide a facility for two-way traffic. Environmental and existing development constraints may reduce the width in some areas to 8 feet. Analysis of Community Needs Bicvcle and Pedestrian Traffic Bicycle and pedestrian traffic in this planning area is largely contained within neighborhood boundaries because of the difficulty of safely crossing U.S. 1. The community has suggested an additional traffic signal, although it would constrain traffic on this four-lane segment. Transportation Concerns At the first community workshop 43% ofthe respondents to the question of "what they like least about living in the islands" replied with a transportation issue - traffic congestion, noise and speed, need for acceleration/deceleration lanes, lack of adequate public transportation, need for more bike paths, road widening on county roads and alignment, etc. Recommended Strategies and Actions Strategy 9.1 Coordinate with the Florida Department of Transportation to implement measures to mitigate the impact of U.S. 1 traffic on the residential neighborhoods. Action Item 9.1.1: Explore the potential of replanting excess right-of-way in native vegeta- tion providing a visual and sound barrier along U.S. I. Action Item 9.1.2: Consider and implement different types of traffic calming devices to im- prove the flow oflocal automobile, bicycle and pedestrian traffic within the U.S. 1 corridor. Action Item 9.1.3: Conduct traffic study and analysis of traffic calming methods to reduce speed limit through Town Center including narrowing of drive lanes, on-street parking, and additional landscaping. Strategy 9.2 Promote safer pedestrian and bicycle travel through signalized crossings. Action Item 9.2.1: Coordinate with the Florida Department of Transportation to provide a marked crosswalk with intelligent transportation system technologies such as: count-down signals, illuminated push buttons, or other appropriate devices capabilities at the signalized intersection in front of the Tavernier Towne Center (RE 899] 0.000] and surrounding). Transportation Element DRAFT FOUR 68 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 Strategy 9.3 Improve bicycle/pedestrian environment on neighborhood streets. Action Item 9.3.1: Coordinate efforts ofFDOT, County Engineering Department, and Plan- ning Department to delineate safe bicycle/pedestrian routes through the neighborhood. Action Item 9.3.2: Initiate landscaping program on designated bicycle/pedestrian routes, if necessary . Strategy 9.4 Encourage bicycle/pedestrian traffic between residential and commercial areas. Action Item 9.4.1: Work with all commercial and business owners and operators to encour- age the incorporation of bicycle parking onto existing sites and in future development plans. Action Item 9.4.2: Identify and develop safe bicycle/pedestrian routes between residential and commercial properties, which could include using aesthetic signs to mark bicycle/ pedestrian routes. Strategy 9.5 Promote bicycle and pedestrian friendly design. Action Item 9.5.1: Develop guidelines with suggestions for bicycle/pedestrian friendly de- sign during redevelopment and development of commercial properties. Strategy 9.6 Implement the recommendations of the Monroe County Bicycle-Pedestrian Master Plan. Action Item 9.6.1: Seek funding to implement the findings ofthe Bicycle-Pedestrian Master Plan for the construction of a bike path on the bayside from approximately MM 92 to 97 to complement the existing bike path/sidewalk on the oceanside. Strategy 9.7 Improve pedestrian safety on side streets and U.S. I. Action Item 9.7.1: Coordinate with FDOT to stripe crossings of side streets with U.S. 1. Strategy 9.8 Improve amenities for transit users. Action Item 9.8.1: Seek funding to provide bus shelters at regular bus stops. Action Item 9.8.2: Investigate a circular transit route within the planning area. Transportation Element DRAFT FOUR 69 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004' Strategy 9.9 Improve driver safety through the Tavernier area. Action Item 9.9.1: Work with the Florida Department of Transportation to complete the turn lane improvements and intersection improvements for the Tavernier area. Action Item 9.9.2: Work with the Florida Department of Transportation, private business owners and the community to improve the delineation of driveway access for businesses in the median at about MM 92.5 (Dairy Queen [RE 490210.0001], Shell Man [RE 490210], etc.). Fiscal Implications and Anticipated Capital Improvement Projects Of the many potential projects that are outlined in the Transportation Element, only a small number would fall under the financial responsibility of the county because most of the work pro- posed is within the U.S. 1 corridor area where money for improvements may be obtained from FDOT. There is approximately $250,000 worth of safety improvements that are planned for the Overseas Heritage Trail for which a funding source has not yet been identified, however the DEP and National Park Service, along with FDOT are partners and may provide sources of funding. Transportation Element DRAFT FOUR 70 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 .-- --~--- .~~--- ---,-,- ,,"" , ;~. , ..; r PARKS AND RECREATION ELEMENT Parks and Recreation Element DRAFT FOUR 7] Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 GOAL TEN ENHANCE EXISTING PARK FACILITIES AND PROVIDE ADDI- TIONAL RESOURCES FOR ACTIVE AND PASSIVE LAND-BASED RECREATION AND PROTECT SHORELINE ACCESS FOR WATER BASED RECREATIONAL ACTIVITIES FOR ALL AGE GROUPS WITHIN THE COMMUNITY. Current Conditions Summary Currently, there are two parks within the planning area that are appropriately identified as county owned public recreational facilities. These facilities are actively used by both residents and visitors. Harry Harris Community Park is the oldest and largest of the two parks. It is a ] 6.4 acre activity-based recreational facility located at Mile Marker 92.5, which offers ball fields, basketball courts, restrooms, picnic shelters, boat ramps, swim area, and a playground. Old Settlers Park is a 3.2 acre neighborhood facility which offers light activity and some passive recreation. Although it implies "old", the Old Settlers Park was established in October 1996 and is located within the Historic Overlay of Tavernier. It is a quaint neighborhood park that offers a small trail, butterfly garden, pavilion, and a playground. Both parks provide beautiful ocean vistas that capture the Florida Key's unique environment. There are a number of "pocket-parks" maintained by the county and a few sites throughout the planning area that are slated to become parks in the future. Currently, there are two county owned sites, Sunset Point and Sunny Haven that are existing parks, however they remain pri- marily undeveloped. These locations are less than an acre in size and support residents and visi- tors within walking or biking distance. Currently, there are plans to improve the boat ramp and include a dock and kayak launch at the Sunset Point Park. Another two acre parcel located at Mile Marker 95.5 bayside, known as Varadero Beach, is entirely undeveloped, and slated to be- come a passive pedestrian oriented park. The name Varadero means 'boatyard' in Spanish. The county-owned property at mile marker 95.5 was named in reference to the popular resort location on the Peninsula de Hicacos in Cuba, which attracts vacationers from all over the world. Unlike the 12 mile peninsula in Cuba, Vara- dero Beach in the planning area offers pedestrian access to the bay for swimming. It is desig- nated as a motor boats prohibited zone within 300 feet of the shoreline in the cove. This code was enacted in order to protect natural aquatic resources and ensure the protection of the health, safety, and quality oflife for both residents and visitors. In addition to participating in land-based recreation, many residents and visitors spend their lei- sure time engaged in recreational activities on the water or at its shoreline. The Monroe County Comprehensive Plan specifies in Goal 213 that the county shall ensure adequate public access to the beach or shoreline consistent with public need and environmental constraints. Due to the high demand for residential waterfront property and the significant focus on development, public access to the shoreline has become severely limited. Within the planning area, Harry Harris Park offers the most ideal location for water-based activities. The community park offers two boat ramps, parking for boat trailers, swim area, and locations for fishing along the shoreline. Parks and Recreation Element DRAFT FOUR 72 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 The high volume of boating activity during weekends, peak season, and holidays creates diffi-' cult parking conditions. The large volume of traffic at Harry Harris Community Park, has con- vinced some community members to ~eek alternative locations for water-based activities and shoreline access. There are four county owned parcels with shoreline access, as well as twelve locations where access exists at the end of local streets. These locations have been utilized for launching boats, windsurfing, and fishing. These locations offer no parking and are only large enough to serve the surrounding neighborhood. Along with the number of locations for land and water based activities, there is an existing bike Table 8.1 Public Shoreline Access Points ~~;"-"--,' ",I'.! > Access to Sunny Haven Public Park > Pedestrian and bike access Natural shoreline > Swirruning and fishing > Non-motorized boat access > Non-motorized boat access > Bike and pedestrian access > Undesignated parking on shoulder of road > Fishin > Deep water access for boats (no parking) > Pedestrian and bike access Surfaced boat ramp > Non-motorized boat access > Fishin > Deep water access with perimeter canal > No parking Un-s urfaced boat ramp. . > Bike and pedestrian access > Fishin > Deep water acces s no boat ramp Natural shoreline > Pedestrian and bike access > Fishing > Pedestrian and bike access > Non-motorized boat access > Fishin > Pedestrian and bike access Natural shoreline > Non-motorized boat access > Fishin > Deep water access for boats (no parking) > Pedestrian and bike access Surfaced boat ramp > Non-motorized boat access > Fishin Beach Ocean Carribean Ave. Dove Creek Natural shoreline Jo-Jean Way Bay Lobster Ln. Ocean Lowe St. Ocean North Sunrise Dr. Ocean Eroding fill Ocean View Dr. Ocean Sunrise Dr. Ocean SolD'ce: Monroe COWlty Planning Department Parks and Recreation Element DRAFT FOUR 73 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004' . ,- \.\vClI, bh ,'"jmm""n'\/,',:,~e:ts il.og.am I , ~ct~"",_~ I Tavernier Creek to "'-,lie Marker 97 I Existing Public Recreation Areas I ,..~,.",___~._,,__..~.~..,..__._..........J ~ '\.,.' ',/ 1_ Public Recreation At.. Hwry "-u. p- J / ,I \ ~ A ~ P1a . '.",.".,' ',', ',' " DtaJ ~~", " R~" t -,~~.-,:,!.~/ 'Do.w... . "" ..... c:....Qf.................. ~ ....-.,..... ........ ~_. aw.-........a;- ............. ..~l"..-~~.....~ ,..~.-~..._~ ~.. D; ~.'l~__) _. Figure 8.] Existing public parks and recreation areas. Parks and Recreation Element DRAFT FOUR 74 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 path that abuts the U.S. 1 corridor. Currently, the Department of Environmental Protection' (DEP) is in the process of enhancing the bike path through the Florida Keys Overseas Heritage Trail Program. It accommodates bike ,and pedestrian oriented leisure activities, as wel1 as pro- viding alternative modes of transportation. Final1y, there are a number of private businesses and homeowners parks sprinkled throughout the community that supplement the variety of recrea- , tional opportunities. Analysis of Community Need Enhance Recreational Services and Infrastructure During the LCP process, the public expressed an interest in having a public pool and a commu- nity center among the recreational services provided within their community, as wel1 as the need to update the current facilities at Harry Harris Community Park. Due to the lack of available land and geographical constraints, Harry Harris Park is an ideal location to provide a wider range of services. Existing neighborhood recreation areas, Sunny Haven, Sunset Point, as wel1 as other potential sites should be evaluated for utilization and the need for new or updated facili- ties. A network of trails and waterways designed to connect both community and neighborhood parks together would create a comprehensive recreational system for al1 ages with diverse inter- ests to enjoy. Expand Passive Resource-Based Recreational Opportunities There is a lack of accessibility and circulation for passive recreation within the Tavernier Creek to Mile Marker 97 planning area. Passive recreation differs from activity-based recreation in its focus on type of activity and geographical location and size.' Passive recreation activities occur within particular natural and/or cultural settings. These parks are typical1y developed through a series of linear winding paths and/or circulation systems, which differ from activity-based rec- reation that is more conducive within large unobstructed open areas. Passive resource.:based recreation areas are typical1y located within conservation lands, which provide a dual benefit for the community. These locations offer a recreational amenity while effectively maintaining the preservation of an ecosystem. Protect and Increase Public Shoreline Access During the Livable CommuniKeys Process, protecting and increasing public access to the shore- line was indicated as a priority within the Tavernier Creek to Mile Marker 97 planning area. Public access is limited, and therefore a majority of residents and visitors must rely on county- owned parks to gain access. There is a need for the county to designate or acquire public lands for the primary purpose of providing shoreline access with facilities to accommodate water- based activities. Recommended Strategies and Actions Strategy 10.1 Provide a balanced and comprehensive park and recreation system available to the community. Action Item J O. J. J: Receive and review the results from the county wide parks and recrea- tion master plan currently being conducted in order to identify opportunities within the plan- nIng area. Parks and Recreation Element DRAFT FOUR 75 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004' Action Item 10.1.2: Allow for the upgrade of current facilities at Harry Harris Community Park to accommodate needed changes and evolved interests. Action Item 10.1.3: Develop and/or enhance the facilities at Sunset Point and Sunny Haven to provide additional recreational opportunities for residents and visitors within walking and/ or biking distance. This may include passive and/or active recreational uses such as green space, boat ramp, volleyball court, playground and similar uses. Action Item 10.1.4: Identify locations and prioritize land acquisition for small local "pocket- parks" in neighborhoods, which do not have existing public or private recreational facilities within walking distance of the residents being served. Action Item 10.1.5: Coordinate with state and federal agencies, non-profit organizations, as well as other private and public entities to ensure that passive and active recreational oppor- tunities are being provided to all users, in conformance with standards adopted by the American Disabilities Act. Strategy 10.2 Develop a system that will guide the acquisition, design, and development of county owned pub- lic parks and recreational facilities within the Upper Keys to ensure that the future needs of the community are being met. Action Item 10.2.1: Establish a Parks and Recreation Forum for the Upper Keys, including representatives from public and private agencies as well as interested citizens who are re- sponsible for overseeing parks and recreation development and to ensure the delivery of ef- fective and efficient services. Action Item 10.2.2: Build and foster meaningful public and private partnerships within the community to ensure equitable distribution of services throughout the Tavernier Creek to Mile Marker 97 planning area. Action Item 10.2.3: Prioritize development and services which will maximize the number of opportunities while accommodating the needs of all users. Action Item 10.2.4: Utilize available resources and potential funding opportunities to fund capital improvements projects to enhance parks and recreation facilities, services, and opera- tional support. Strategy 10.3 Enhance current passive recreational areas to provide adequate accessibility and outdoor educa- tion opportunities to all users, while maintaining the sensitive natural and cultural resources within the planning area. Action Item 10.3.1: Provide a variety of appropriate quality passive recreational activities and outdoor educational opportunities where consistent with overarching environmental con- servation responsibilities. Parks and Recreation Element DRAFT FOUR 76 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 Action Item 10.3.2: Design and establish trail improvements to blend with the natural envi~ ronment. Provide improvements and management practices in sensitive habitats adequate to protect the natural resources. Action Item 10.3.3: Advocate responsible stewardship of natural resources through the de- ' velopment of an interpretive educational program within passive recreational areas. Action Item 10.3.4: Prioritize the acquisition of public recreational lands to maximize the preservation of scenic vistas, undeveloped views, and access to water resources. Action Item 10.3.5: Provide a trail system off U.S. 1 corridor, with posted access points and passive recreational facilities to accommodate appropriate uses that connect existing and fu- ture parks to the greatest extent practical. Action Item 10.3.6: Incorporate historically significant sites into the design and development of parks within the Tavernier Historic Overlay district to promote cultural education and awareness. Strategy 10.4 Protect and maintain all existing public shoreline access points within the planning area. Action Item 10.4.1: Identify potential shoreline access points and parcels within the planning area. ' Action Item 10.4.2: Do not allow abandonment of county-owned land with access to the shoreline. Action Item 10.4.3: Reclaim county-owned public shoreline access points. Action Item 10.4.4: Survey the community to determine the need for minor improvements that will enhance recreational opportunities. Action Item 10.4.5: Identify and post signage at all public access points. Action Item 10.4.6: Work with interested residents to provide low-impact amenities at public access points within their neighborhoods. Strategy 10.5 Make additional shoreline access available to the public, which offers opportunities for safe and diverse water-based activities while protecting the integrity of the natural environment and the residential community character. Action Item 10.5.1: Make the acquisition of land with shoreline access a priority between Tavernier Creek and Mile Marker 97. Parks and Recreation Element DRAFT FOUR 77 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 Action Item 10.5.2: Coordinate work and activity with other agencies and groups, including but not limited to the Florida Keys Overseas Paddling Trail Program, Monroe County Ma- rine Resources, National Oceanic and Atmospheric Administration and the DEP Division of Recreation and Parks, to further ensure harmony and consistency with the overall protection and preservation of beaches and shoreline within the county. Action Item 10.5.3: Implement appropriate mechanisms for regulating boating activities lo- cated within 300 feet of county owned public land with shoreline access in order to provide appropriate locations for diverse water-based recreation activities and to ensure public safety and environmental protection. Action Item 10.5.4: Develop a pedestrian/bicycle park at the property recently purchased by the county at MM 95 (a.k.a. Varadero Beach). Fiscal Implications and Anticipated Capital Improvements Projects The Parks and Recreation element outlines numerous potential capital improvement projects, from the acquisition of pocket parks to the improvement to existing facilities and shoreline ac- cess points. However, to determine costs of the proposals outlined in the plan, the types of fa- cilities the community wants must first be determined. The ongoing Parks and Recreation Mas- ter Plan process will shed some light on what improvements or acquisitions need to take place, but until the time that specific projects are identified, a cost estimate is not possible. GOAL ELEVEN Parks and Recreation Element DRAFT FOUR 78 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 S(l(.tJ, ---- -- ..~ .~_. ----.--- l' COMMUNITY FACILITIES ELEMENT Community Facilities Element DRAFT FOUR 79 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 PROVIDE ADEQUATE PUBLIC FACILITIES TO SERVE THE EXIST- ING AND FUTURE NEEDS OF THE TA VERNIER CREEK TO MM 97 PLANNING AREA Current Conditions Summary Sanitary Wastewater and Storm Water Management Certain public facilities are already planned including sewer and storm water management facili- ties. The Monroe County Sanitary Wastewater Master Plan sets out priorities for provision of advanced wastewater treatment to the county for "hot spots" where collection and centralized treatment systems are recommended. Facilities are required to be available by 2010 in order to fulfill Comprehensive Plan and Florida Law mandates. Even if these schedules fall behind it is safe to assume that these facilities will be built within the twenty-year planning horizon of this Master Plan. Major subdivisions slated for service include Harris Ocean Park, Palma Sola, Sherrill Park, Hammer Point Park and area along U.S. 1. The Storm Water Management Master Plan contains mainly regulatory and non structural im- provement recommendations for handling storm water. The plan identified needed retrofit pro- jects in the planning area, they were not considered either a high or medium priority. Listed pro- jects include the Pipe at the end of Jo Jean Way in Community Harbor and the intersection of Burton Drive and U.S. I. Localized flooding in areas with large parking lots are a problem throughout the Keys. Schools The school age children in this planning area attend school in either Islamorada or Key Largo. Monroe County, over the last ten years has been an area of "losing" school population. In this planning area persons below age twenty decreased by four percent. Currently there are approxi- mately 522 school age children (ages 5 to 17) in the planning area. Population projections for the planning area estimate an additional 155 to 234 persons over the twenty-year planning hori- zon. If 20% ofthese persons, as represented in the 2000 Census, are below twenty (20) years old it will result in an additional thirty (30) to forty-seven (47) students by 2024. The percentage of seasonal units in the area may continue to increase, which will reduce the actual number of school age children. Public Water Supply The Florida Keys Aqueduct Authority provides public water to the planning area, there is suffi- cient capacity allocated to service the proposed population increase. Monroe County Fire Rescue Services Monroe County Fire Rescue Services oversee the operations of career and volunteer fire/rescue and emergency medical service in unincorporated Monroe County. Monroe County and the study area from Tavernier Creek Bridge to Mile Marker 95 is well served by the Tavernier fire station located in Tavernier at 151 Marine A venue, Tavernier, MM 92. The Key Largo fire sta- tion serves the study area from MM 95 to MM 97. The Tavernier fire rescue station is staffed 24/7 by two (2) full time paid fire fighter/paramedics augmented by volunteer fire fighters. The Tavernier fire rescue station is provided with the fol- Community Facilities Element DRAFT FOUR 80 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 lowing equipment: two (2) Advanced life support (ALS) ambulances, two (2) fire engines and one (1) ladder truck with ninety-five (95) ft. ladder extension. The Fire Rescue Services Depart- ment will respond to emergency calls with one (1) ALS Ambulance staffed by one (1) fire- fighter/paramedic and one (1) firefighter/emergency medical technician, and one (1) fire engine staffed by one (1) firefighter/paramedic. Planned upgrades to the Tavernier fire rescue station' will provided improved living accommodations for crew and a more efficient station design. Fire rescue uses 2000 to 3000 gallon water tankers to compensate for issues concerning the loca- tion and supply of water for fire suppression. The water tankers are used to transport water for fire suppression to the fire. Additional tankers are brought on scene as needed. The existing four (4) inch water pipes throughout much of the planning area have inadequate water pressure for fire suppression. The Florida Keys Aqueduct Authority is replacing the four (4) inch pipe with six (6) inch pipe when repairs are made. The six (6) inch pipe is sufficient for fire suppression. Additional water for fire suppression is made available through fire wells consisting of six (6) inch pipe extending ninety (90) feet into the ground to salt-water. Salt-water wells provide an acceptable supply of water for fire suppression. Fire Rescue Services annually inspects each fire well to determine if it can supply sufficient water for fire suppression. Monroe County Fire Rescue Services has a mutual aid agreement with the Islamorada Fire De- partment. If a structural fire occurs within the study area the Tavernier fire station works coop- eratively with the Islamorada Fire Department and the Key Largo fire station to suppress the fire. Monroe County Fire Rescue Services is the primary emergency medical services ambulance pro- vider for the Tavernier Creek to MM 95 area. North of MM 95 ambulance services are provided by the Key Largo Ambulance. Emergency medical services will respond emergency medical calls with one (1) ALS Ambulance staffed by one (1) firefighter/paramedics and one (1) fire- fighter/emergency medical technician. The Fire Marshal's office working with the Monroe County Building Department provides analysis and review of proposed construction plans to identify fire related concerns and to build fire safety into the finished project. The Fire Marshal's office also provides for yearly fire safety inspections of commercial properties and assembly occupancies. Other Public Facilities and Services Other public facilities and services are provided to the community from adjacent facilities in the Village of Islamorada and/or Key Largo, including libraries, a senior center, sheriffs substation and county office buildings. Analysis of Community Needs Wastewater and Storm Water Management Facilities. According to the Sanitary Wastewater Master Plan and Storm Water Management Master Plan these types of facilities are scheduled to be installed in the planning area within the twenty-year planning horizon. Collection systems will be installed in the right-of-ways of existing roads. Al- though the timing of these facilities is laid out in their respective plans implementation of both plans has fallen behind schedule. There is also a need to re-evaluate projected sewer and storm water layouts in relation to new development patterns introduced through this Master Plan. Community Facilities Element DRAFT FOUR 81 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004' Water Supplv for Fire Suppression There is a need to continue the Florida Keys Aqueduct Authority upgrade program of the water distribution system that is replacing four (4) inch pipe with six (6) inch or larger pipe and to identify areas where saltwater wells can be installed to assure sufficient water is available for fire suppression. Response to Emergencv Cal1s. Location and Building Identification It is sometimes difficult for Monroe County Fire Rescue, fire suppression and emergency medi- cal services, to locate an emergency call location due to inadequate addressing on buildings. There is a need for all buildings to be identified and addressed in locations clearly visible from the street. Fire rescue recommends six (6) inch numbers in contrasting colors to the background. Law enforcement has a similar issue and would also find this helpful. All Facilities and Services The public needs to be assured that there will be sufficient public facilities to serve the current and projected population throughout the twenty-year planning horizon. Recommended Strategies and Actions Strategy 11.1 Continue to prepare a yearly report detailing the adequacy of public facilities in the County and highlighting specific areas where inadequacies exist or areas that approaching inadequacy. Action Item 11.1.1: Present the report to the Planning Commission at the Key Largo Plan- ning Commission meeting so the public is made aware of any inadequacies and any plans for improving service to the area. Action Item 11.1.2: Coordinate closely with the Board of Education, Fire Marshall, Florida Keys Aqueduct Authority, the Key Largo Sewer Authority and other agencies and organiza- tions providing services and facilities to the planning area. Strategy 11.2 Increase the availability of water for fire suppression. Action Item 11.2.1: Bring all residences to within 800 feet of a fire hydrant and all commer- cial uses within 500 feet of a fire hydrant by working with the Monroe County Fire and Res- cue and the Florida Keys Aqueduct Authority as the two agencies continue to install hydrants and replace aqueduct pipes. Action Item 11.2.2: Identify priority areas for pipe upgrading based on a fire needs assess- ment conducted by Monroe County Fire Rescue Services and work with the Florida Keys Aqueduct Authority to include priority areas into their work plan. Action Item 11.2.3: Identify necessary fire well and hydrant locations during construction plan review and make necessary fire weBs and hydrants a requirement of construction plan and building permit approval. Action Item 11.2.4: Continue the program of the Fire Rescue Services to inspect salt water Community Facilities Element DRAFT FOUR 82 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 wells annually to determine continuing suitability as a supply of water for fire suppression.' Order repair or replacement of fire wells as necessary. Strategy 11.3 Protect the public health and safety by requiring that all buildings be identified with street num- ' bers of at least six (6) inches in height in contrasting colors to the background placed in a loca- tion clearly visible from the street so they can be located in case of an emergency. Action Item 11.3.1: Require that all buildings be addressed using numbers of at least six (6) inches in height placed in a location clearly visible from the street as part of the review for new construction and remodeling projects and as a condition of building permit approval. Strategy 11.4 Develop new and expanded public facilities to the level necessary to adequately serve existing and future development over the twenty-year planning horizon. Public facilities development shall also be consistent with the Year 2010 Comprehensive Plan. Action Item 11.4.1: Install a sanitary sewage treatment system in accordance with the Mon- roe County Sanitary Wastewater Master Plan. Components may include centralized or clus- ter facilities for collection and treatment, all of which shall be developed on disturbed and/or scarified uplands or in existing rights-of-way. The projected sewage treatment requirements for the planning area should be revisited and confirmed to be consistent with the final devel- opment plan adopted pursuant to the Master Plan. ' Action Item 11.4.2: Allow installation of stormwater treatment systems in accordance with the Monroe County Storm water Management Master Plan. Any facilities installed for cen- tralized collection and treatment should be developed on disturbed and/or scarified uplands or in existing rights-of-way. Fiscal Implications and Anticipated Capital Improvement Projects The largest known public facilities project to be undertaken by the County over the 20 year plan- ning horizon is the provision of sanitary sewer services to the planning area. According to the Sanitary Wastewater Master Plan (SWMP) the planning area is the ranked fifth out of21 'hot spots' in the Upper Keys in order of importance for the installation of sanitary sewer facilities. Currently the County is working on the number two ranked 'hot spot' in the Upper Keys. The Key Largo Wastewater Treatment District is the deciding body for the provision of wastewater service to the planning area. The SWMP estimates that the Tavernier regional wastewater col- lection system will cost approximately 8.6 million dollars. Additionally, improvements to the Tavernier Fire station are moving forward as of the writing of this plan including renovation of the existing structure and the addition of living quarters. The budgeted amount for the Tavernier fire station is $600,000. GOAL TWELVE Community Facilities Element DRAFT FOUR 83 Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 ). "f" 'l:r'.. .. "1 t~ COMMUNITY INVOLVEMENT ELEMENT Community Involvement Element DRAFT FOUR 84 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 CONTINUE TO SUPPORT' THE LOCALIZED SENSE OF COMMU- NITY, WHICH ENCOURAGES CITIZEN INVOLVEMENT IMPLE- MENTING AND MONITORING THE LIVABLE COMMUNIKEYS PROGRAM (LCP) MASTER PLAN Current Conditions Summary The community has demonstrated their interest in planning for the future ofthe Tavernier Creek to MM 97 planning area by attending workshops, community meetings, responding to surveys and sending correspondence to the planning department concerning what they wanted to achieve in this planning process. Continuous community feedback has allowed staff to gain an under- standing of the needs and desires of the community. The community interest has kept the project on track moving forward toward the Vision. Four Livable CommuniKeys News Letters were written and distributed to all residents of the community and to property owners who may live in a different location. The newsletters were an outreach effort to the community, as a whole, to assure that everyone had an opportunity to become informed about the issues being addressed. Each of the three LCP workshops was well attended by interested residents and business owners in the area. Policy 101.20. I of the 2010 Comprehensive Plan directs that the LCP Master Plans be devel- oped following certain principles. Principle Two states that the community master plans will in- clude a monitoring mechanism to provide accountability to the communities. Principle Five di- rects that "each Community Master Plan will include mechanisms allowing citizens continued oversite and involvement in the implementation of their plans. Through the Community Master Plans, programs for ongoing public involvement, outreach, and education will be developed." Analysis of Community Needs Continuing Community Involvement Mechanisms need to be developed to assure that the citizens of this planning area are kept in- formed and have an opportunity for meaningful comment on plan implementation and required LDR text amendments and progress on the corridor enhancement plan. Recommended Strategies and Actions Strategy 12.1 Provide updates to the community on all aspects of plan implementation and the status of public projects in the planning area. Action Item 12.1.1: Work closely with the County communications office to distribute infor- mation through press releases and the "hot topics" page on the web site. Community Involvement Element DRAFT FOUR 85 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 Action Item 12.1.2: Continue to provide speakers to civic and service organizations to dis- cuss LCP Master Plan issues. Action Item 12.1.3: Publish and distribute a public newsletter on a periodic basis to provide community awareness and update on the progress. Strategy 12.2 Establish a committee to advise the Planning Commission on project proposals within the identi- fied corridor. Action Item 12.2.1: The Board of County Commissioners shaH appoint five to seven Com- mittee members to include representatives from the business community, the general citi- zenry, and design professionals to serve as volunteers reviewing and commenting on plans for projects and improvements along the corridor. Action Item 12.2.2: Specify procedures for Committee rev,iew of development and redevel- opment proposals concerning conformance to the architectural guidelines in the Tavernier Corridor Enhancement Plan. Action Item 12.2.3: Hold all meetings of the Committee in a public forum and advertise the date and agenda following the Florida "Sunshine" Law requirements. Action Item 12.2.4: Support the Committee by having the planning department provide tech- nical and secretarial staffing, mailings, advertising, and preparation of Committee reports. Strategy 12.3 Develop a detailed staff work program to implement the Tavernier Creek to MM 97 Livable CommuniKeys Master Plan. Action Item 12.3.1: Prioritize Action Items and develop a timeline completion. Action Item 12.3.2: Involve the community in reviewing the prioritization during a Planning Commission public meeting. Action Item 12.3.3: Monitor progress on the work program by preparing a yearly report to the Board of County Commissioners and the Community. Community Involvement Element DRAFT FOUR 86 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 Jc.... ,.III, "{" , ~;l - CAPITAL COSTS SUMMARY Capital Costs Summary DRAFT FOUR 87 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 . Capital Costs Summary While there are significant capital costs to fully implementing the Tavernier Creek to Mile Marker 97 Livable CommuniKeys Plan, the majority of them will be shouldered by the state and federal government, or are unknown at this time due to the need for further community input. Table 11.1 below outlines the known and potential capital costs which are outlined in various element of this plan. The table indicates an approximate cost as well as the source of funds (if known at this time). Tier I Ac uisition Tier II and Tier III Hanunock lots Overseas Herita e Trail Wastewater Treatment Facilities Total Cost o/Capital Improvements :0 $ 1,500,000 Unidentified $ 600,000 Unidentified $ 250,000 FDOT/DEP/National Park Service $ 8,600,000' Sources outlined in SWMP $ 10,950,000 The major fiscal implications found within this plan are based upon the proposed acquisition of environmentally significant lands within the planning area. Within the Historic District bounda- ries (including the proposed expanded historic boundary), there are approximately 30 vacant, private parcels Tier II and Tier III that contain fragments of hammock with a taxable value of approximately $600,000. There are roughly 392 private, vacant Tier I parcels targeted for acqui- sition within the entire planning area with an approximate assessed value of$1.5 million. Of the many potential projects that are outlined in the plan, only a limited number are defined enough to estimate a cost. Capital Costs Summary DRAFT FOUR 88 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 Glossary This glossary is intended to supply general definitions of planning terms and is not intended to serve as a legal reference. Acquisition Areas - Land identified for public acquisition by County, state and federal govern- mental agencies including land to be acquired as part ofthe land acquisition program and smart growth initiatives of the Monroe County 2010 Comprehensive Plan and Livable CommuniKeys Program to secure for conservation and passive recreation purposes privately-owned environmen- tally sensitive lands, to limit sprawl by retiring development rights on privately-owned vacant lands and to acquire land for affordable housing. Action Items - Comprehensive plans and plans such as the Tavernier Creek to MM 97 Master Plan are written in a way that goes from the general to the specific. Issues are identified, strate- gies are developed to explain what you are going to do to address the issue and action items are developed that tell you how the strategy will be carried out. Active Recreational Facilities - Facilities, which provide for organized leisure-time activities requiring equipment and taking place in a prescribed places, sites or fields such as a tennis court, racquetball court, basketball court, spa/exercise room, playfield/playground, miniature golf course, golf course and fitness course. Addendum - This is an addition or supplement to the Livable CommuniKeys Master Plan. You will usually find the Addendum at the end of a report or plan and it provides additional explana- tion ofterms and will often provide the background information that supports statements made in the main body of the report or plan. Adaptive Reuse - The development of a new use for an older building or for a building origi- nally designed for a special or specific purpose. Adaptive reuse is particularly useful for preserv- ing historic structures. Affordable Housine: - Housing with a controlled sales price or rent within the means of a low to moderate-income household. Allocations for affordable housing are divided into 50% for those making less than the medium income (currently $57,200) and 50% for those making 120% of the medium income. The Planning Department requires a yearly report of the income of occupants of rental units and the income of a buyer upon the sale of an owner occupied unit. Archeoloe:icaI and Cultural Resources - Resources that embody and reflect the county's his- torical, cultural, archeological, and architectural heritage, as reflected in such individual sites, dis- tricts, and archeological areas. Buffer - Any space that separates uses. For example, buffer yards are required along the front of businesses that are located along U .S.l. The buffer can range from twenty feet to five feet in width depending on the quantity of trees and shrubs planted in the buffer. Buildine: Footprint - The area under a building. DRAFT FOUR 89 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 Built Environment - This refers to the development placed on land and includes streets, com- mercial buildings and houses. It is the opposite ofthe natural environment which is land that has not been built upon or changed from the way it was. Bulk Ree:ulations - Refer to the limitations placed on development and include restrictions on the size and height of buildings and restrictions on the placement of buildings on a site including the distance the building must be placed from lot lines. Calmine: Devices - Devices used to slow traffic on residential streets to increase safety and im- prove the quality of life in the neighborhood. Some examples of traffic calming devices would include stop signs and speed bumps. Capital Improvements - These are major county funded projects that include road, park, library, public buildings, emergency services and police facilities. They often take years to plan and months to construct. Certificate of Appropriateness - A "Certificate of Appropriateness" would be granted by the Historic Preservation Commission after reviewing the proposed changes to an historic structure and finding that the changes are consistent with the guidelines established to guide work on his- toric structures. Cistern - An artificial reservoir e.g. an underground tank, for storing water collected. Cluster - A development design technique that concentrates buildings in specific areas on a par- cel to allow the remaining land to be used for recreation, common open space, and preservation of environmentally sensitive areas. Commercial- A land use category that includes businesses intended to serve the needs of the public including services, retail sales and professional services. Commercial Center - For the purposes of the Livable CommuniKeys Master Plan the area from MM91 to Burton Dr.. It is the focus of community activity due to the dominant land use pattern of commercial and other non-residential uses. Commercial Corridor - Refers to the area between MM91 and Burton Dr. where businesses are concentrated. Community Center Overlav District - A zoning district that will be applied over and in addition to the existing zoning and that will add specific regulation to areas where mixed-use development will be focused. Community Character - In general, this refers to the essential characteristics of a community without which that community would lose its unique identity. They are the elements that define a place. The whole of the LCP Plan serves to define the community character in summary the com- munity character for Tavernier Creek Bridge to Mile Marker 97 is defined by the area's existing small town community island character, the "conch-style" houses, the green spaces that separate uses and its relationship to the water. DRAFT FOUR 90 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 CommuniKevs Proeram - This is a local community planning initiative of the Monroe County Planning Commission and the Planning & Environmental Resources Department. The Livable CommuniKeys program is the forum in which community and redevelopment plans that offer a clear direction for each community's future are prepared. Comprehensive Plan - Means the Monroe County Comprehensive Plan, which constitutes the required elements ofthe County's Comprehensive Plan adopted pursuant to Section 163.3177, Florida Statutes. The comprehensive plan contained a direction to develop "Community Master Plans" to guide development in the Keys. Out of this direction Individ- ual plans have been developed and are being developed for distinct areas of the Keys. The Stock Island plan and Tavernier Creek to MM 97 plans are underway and soon work on the Key Largo Plan will begin. Conch Stvle - The common local name given to an early building style of classic Conch Houses of Key West and the Florida Keys, based on American and Bahamian traditions, util- izing available materials to create structures adapted to this climate. Typical examples are small, wood-frame buildings set on piers with front porches. The earliest surviving examples in Tavernier date from the early twentieth century. Conservation Area - An area that has been set aside for careful preservation and protection by the state or county in order to manage natural resources to prevent exploitation, destruc- tion, or neglect. Contextual - The interrelated conditions in which something exists or occurs. A building or object can be said to be contextual if it fits within the environment established by the commu- nity character. A home painted purple and gold may be appropriate in Minnesota the home of the Minnesota Vikings but the color choice may be said to be out of context within an area of "conch-style houses" that are predominantly white with green or blue trim. Setbacks and bulk may also be a contextual element in a neighborhood. Density - The number of dwellings that may be constructed on a property as measured in dwelling units or rooms per acre. In order to determine the actual numbers of dwelling units or rooms that may be constructed, first you must subtract from the property all land that can not be built upon such as bay bottom and wetlands to arrive at the net buildable area ofthe site. Maximum Net density then refers to the maximum density permitted to be developed on the net buildable acreage with the transfer of development rights (TDR) or bonus for em- ployee housing. Development - Development means the carrying out of any building activity, the making of any material change in the use or appearance of any structure or land or water, or the subdi- viding of land into two (2) or more parcels. Emplovee Housine - An attached or detached dwelling unit that is intended to serve as af- fordable, permanent housing for working households, which derive at least seventy (70) per- cent of their household income from gainful employment in Monroe County and meet the re- quirements for affordable housing; 20% ofthe employee housing units may be market rate housing as per sections 9.5-4(A-5) and 9.5-266. (Ord. No. 19-1989, ~ ](PDl ]A); Ord. No. 47- 1999, ~ 2; Ord. No. 003-2002, ~ 1) DRAFT FOUR 91 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 Exotic Veeetation - See Invasive Exotic Garden- TVDe ADartments - Two or three story multifamily structures generally built at ten to twenty dwelling units per acre, and including related off-street parking, open space and recreation. Green SDace - See Open Space Habitat - The sum total of the natural conditions and environmental factors in which a plant or animal lives. Hammock - A subtropical forest that is a rare habitat in the Florida Keys, especially those located five (5) or more feet above sea level, with a diverse assemblage of plants and trees and that provides habitat for native birds and mammals. Historic District - Area identified in the Monroe County 2010. Comprehensive Plan and on the Future Land Use Map as a Historic District because of the historic significance of the area. There is a current Tavernier Historic District designation. Historic Site (Historic ProDertv) - A location which has been identified as having a special significance to the history, pre-history, architecture or culture of a community. A historic site mayor may not have structures on it, its importance comes more from what significant event took place at that location than what is built upon it. Historic Overlav - A method used to add additional zoning regulations to a specific area which are applied in addition to the standards of the underlying or base zoning. These can be used to add extra protection to areas of historic significance. Institutional - A zoning designation reserved for uses which serve the recreational, religious, educational, cultural or health needs of the community, including educational and scientific research facilities. Invasive Exotic - Means non-native vegetation; invasive exotic plants north of the Seven Mile Bridge include Melaleuca (Melaleuca quinquinerva), Australian Pine (spp. Casuarina), Bra- zilian Pepper (Schinus terebinthifolius), Leatherleaf (Colubrina asiatica), and Sapodilla (Manilkara zapota). Land Use - The current uses on the land, whether residential, commercial, industrial, vacant or other. Lot (also Platted Lot and Recorded Lot) - A parcel ofland, that has been legally subdivided and a plat recorded, of at least sufficient size to meet minimum zoning requirements for use, coverage, area and to provide such yards and other open spaces as are required in the land de- velopment regulations. Monroe County Wastewater Master Plan - See Sanitary Wastewater Management Plan DRAFT FOUR 92 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 Moorinl! Field - An area, off shore. in which there exists facilities and typically a designation for the purpose of securing watercraft. National Rel!ister of Historic Places - The list of historic properties significant in American his- , tory, architecture, archeology, engineering, and culture, maintained by the Secretary of the Inte- rior, as established by the National Historic Preservation Act of 1966. Nonconforminl! Structure - A lawfully existing (permitted) the size, dimensions, or location of which does not comply with all ofthe current standards and regulations; for example the structure may be built too close to the shore line or it may have been constructed below the flood level. Nonconforminl! Use - A use or activity that was lawfully existing (permitted), which because of changes in the standards and regulations, fails to conform to the present regulatory requirements. A business that was permitted and conforming once legal at its location may be made noncon- forming if the Comprehensive Plan or Land Use Regulations are changed so that the use is no longer allowed at its present location. Ooen Soace - That portion of any parcel or area of land or water which is required to be main- tained such that the area within its boundaries is open and unobstructed from the ground to the sky. Ordinary Reoairs or Maintenance - The work done to prevent the deterioration of a building or structure, or any part of a building or structure, by keeping the building or structure as nearly as practicable to its condition before any deterioration, decay, or damage. Parcel- For the purpose ofthis LCP Plan, parcel refers to any quantity ofland that can be de- fined by location and boundaries and mayor may not be legally subdivided and recorded. A lot is a parcel of land, but a parcel of land is not necessarily a lot. Passive Recreational Facilities (Land-Based) - Facilities which provide for unorganized lei- sure-time activities that do not require equipment but that take place in nature trails and garden areas are some ofthe activities that could be described as passive recreational opportunities. They offer an opportunity to enjoy nature and the outdoors without taking part in the type of strenuous activities that are offered by such facilities as ball parks, swimming pools and soccer fields. Permanent Residential Unit - A dwelling unit that is the home of a permanent, full time resident ofthe area and counted as such in the census; not a Seasonal Residential Unit or a Transient Resi- dential. Peroetuitv - The state of continuing for a long time or indefinitely. Planninl! Area - Specific to this plan the Planning Area refers to the area between approximately Tavernier Creek and Mile Marker 97 that is covered in the Livable CommuniKeys Master Plan. Platted Lot - A lot which is part of a platted subdivision for which the subdivision plat has been recorded in the office of the clerk of the circuit court ofthe county DRA FT FOUR 93 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 Pocket Park - A small park that may be as small as one lot in area which is used for passive rec- reation or which may contain playground equipment for small children. Public-Private Partnership - A merging of public and private resources to achieve an end result or product that would be difficult to achieve through public or private activity alone. Rate of Growth Ordinance (ROGO) - The point system that it used to determine the allocation of residential building permits. Reconstruction (Historic Structures)- The process of reproducing by new construction, the ex- act form and detail of a demolished building, structure, or object, as it appeared at a certain point in time. Renovation or Rehabilitation of Historic Sites - Referring to the sites that have historical or cul- tural significance, and meaning the act or process of returning a property to a state of utility through repair or alteration that makes possible an efficient contemporary use while preserving those portions or features ofthe property that are significant to its historical, architectural, cul- tural, and archeological values. Rental Units - Housing occupied by a tenant paying rent to an owner. Restoration - The act or process of accurately recovering the form and details of a historic prop- erty and setting, as it appeared at a particular period of time, by means of the removal of later work or by the replacement of missing earlier work. Sanitary Waste Water Master Plan - Adopted in May 2000 by the Board of County Commis- sioners and in the process of being implemented, the objective ofthe plan is to provide an equita- ble, ecologically, sound, and economical implementation strategy for managing wastewater and improving the water quality of the Florida Keys. Scarified Land - An area that is cleared of native vegetation, or topographically modified such that the land is not presently in a successional sequence leading to the establishment of the vegeta~ tive communities that were cleared or disturbed. Setback - The distance a structure is required to be from the property line, another structure and! or the shore line. Site - The term is meant to identify a location such as a space of ground occupied or to be occu- pied by a building. Sprawl - Growth of urban area that is scattered, unplanned, and unchecked. Stick Built Houses - Built entirely on-site except that it may include some factory components such as roof and floor trusses, wall panels, door frames, etc. Storaee Area - Sometimes referred to as a "Storage Lot", storage area is the term used in Land Development Regulations to describe the outdoor storage of boats, campers, equipment, and ma- DRAFT FOUR 94 Livable CommuniKeys Master Plan/or Tavernier Creek Bridge to Mile Marker 97 July 4, 2004 terials for more than twenty-four (24) hours. This is considered a light industrial use and does not include waste transfer stations, junkyards or other heavy industrial uses. Stormwater Master Plan - See Sanitary Waste Water Master Plan. Streetscape - The view along a street from the perspective of a driver or pedestrian, especially of the natural and man-made elements in or near the street right of way, including street trees, lawns, landscape buffers, signs, street lights, above-ground utilities, drainage structures, side- walks, bus stop shelters and street furniture. Tier System - Policy 105.2.1 recognizes the Tier System as a means of acquiring land, direct- ing development to infill area, reducing sprawl and meeting the Monroe County Comprehen- sive Plans smart growth initiatives. The Tier System is categorized into three areas: Natural Area (Tier 1); Transition and Sprawl Reduction Area (Tier 2); and Infill Area (Tier 3). Transfer of Development Riehts (TDR) - The County's process through which the rights to develop one lot ofland is transferred to another lot. See 9.5-265 of the Land Development Regulations. Generally, Transfer of Development Rights (TDR) programs include the convey- ance of development rights by deed, easement, or other legal instrument authorized by local law to another parcel ofland and the recording of that conveyance. TDRs are required to achieve Maximum Net Density, and a TDR may be purchased in some Land Use Districts to make a very small lot buildable. Transient Residential Unit - A dwelling unit with tenancies ofless than twenty-eight (28) days duration used for transient housing such as a hotel or motel room, or space for parking a recreational vehicle or travel trailer. . Transient Use - Uses involving a Transient Residential Unit. Vacation Rental- Or vacation unit means an attached or detached dwelling unit that is rented, leased or assigned for tenancies of less than twenty-eight (28) days duration. Vacation rental use does not include hotels, motels, and RV spaces, which are specifically addressed in each district. Villaee-Tvpe Desien - A design type characteristic of walk able, traditional villages with amenities and services within easy reach. In the Tavernier Plan the term is further defined to control bulk by limiting the construction to single family, duplex or town houses with a maxi- mum of four units per structure. Water-Dependent Facility - A use that relies on access to open waters to support its activi- ties. An example of this would be a marina, aquatic equipment rental booth, or a waterfront restaurant. Wetlands - Areas of saturated or flooded soils where there is a prevalence of plants that grow in or are adapted to water, or which require a very wet environment. Wetlands provide impor- tant habitats, floor and storm protections, and water quality benefits, and their development is regulated by the federal government. Workforce Housine - A term sometimes used when referring to employee housing. See Employee Housing. DRAFT FOUR 95 Monroe County Q~& Growth MaIul8ement Division 2798 Overseas Hizhway Suite 410 Marathon, Florida 33050 Voice: (305) 289-2500 FAX: (305) 289-2536 Board of County Commissioners Mayor Murray E. Nelson, Dist. 5 Mayor Pro Term David P. Rice, DistA Dixie Spehar, Dist. 1 Georze Neuzent, Dist. 2 Charles "Sonny" McCoy, Dist. 3 August 17, 2004 TO: Board of County Commissioners FROM: K. Marlene Conaway, Director Department ofPlanning~ and Environmental Resources SUBJECT: Response to the Tavernier Community Association letter - LCP concerns This memo is to provide the Board of County Commissioners with information on Agenda Item Q6. The Tavernier Community Association (TCA) letter of August 16,2004 expressed concern with the proposed change in the Land Use designation for several properties on US 1. A point by point response is provided for the issues raised by the Tavernier Community Association. Similar items have been combined to eliminate duplicate responses: TCA Point Number 1: "The parcels being directed to be up-zoned from Improved Subdivision to Mixed Use would be the only parcels along the ocean side of the Tavernier Commercial Corridor to be zoned Mixed Use." Staff Response: The parcels are currently and have historically been used for commercial retail and office use. One building also includes a residential use above the commercial. Commercial zoning exists to the north and east of the subject property along the Overseas Highway. Although no other Mixed Use (MU) zoned property is located in the vicinity it would not be out of context with the existing zoning in the area. Across US 1 from the subject parcels on the bay side is the Tavernier Towne Plaza. This is a 35-acre high intensity shopping area zoned Urban Commercial. East of Tavernier Towne Plaza is a 40- acre Mixed Use neighborhood. To the northeast of the subject parcels on the ocean side, is a Sub Urban Commercial Land Use strip which continues with one interruption for the one mile length of the Community Center Overlay District. The Mixed Use designation provides a transition between the residential community and the commercial uses because both uses are permitted in the district. The Mixed Use Land Use District designation also helps to implement amongst other Livable CommuniKeys Master Plan strategies, Strategy 3.3, Action Item 3.3.6 encouraging small businesses to add employee apartments. The Tavernier Livable CommuniKeys Plan further directs Staff to promote affordable housing. Strategy 5.2 reads, "Encourage the development and redevelopment of commercial and mixed-use zoned land for employee housing." Strategy 5.1 reads, "Promote commercial housing above and in conjunction with commercial buildings in the Community Center Overlay district, as this area has capacity to add some employee housing units based on the commercial floor area ratio of the different commercial parcels." TCA Point Numbers 2, 5, 6 and 7: "No other so-called 'non-conforming' parcels in the planning area are slated to be zoned to a high intensity of use to cure their non-conformities"; "The properties slated for higher-intensity zoning will not and never have been denied commercial use"; "The current commercial use of the properties has been unchanged for many, many decades and businesses have prospered"; and "We question whether or not a higher-intensity zoning will actually cure the non-conformities and may, instead, serve to further the non-historic use of the properties." Staff Response: The owners of the subject parcels applied for the Land Use District change. The Liveable CommuniKeys Plan provided the opportunity for land owners to apply for a change of designation, where they felt their businesses were incorrectly zoned. A change to Mixed-Use with its list of permitted and conditional uses is best suited to bring existing uses and structures on the subject parcels into conformance with the Monroe County Code. The commercial uses are currently Non-conforming uses and if destroyed could not be replaced or redeveloped without coming into compliance with the Future Land Use Map (FLUM)- Residential Medium (RM) and the Land Use District Designation- Improved Subdivision (IS). The only type of development that could be permitted is one residential dwelling unit per IS lot. These parcels, at a major intersection of US 1, is appropriate for the existing mixed commercial and residential uses; not single family homes. It is incorrect to refer to the change in Land Use District as a change "to a high intensity use". High intensity uses are prohibited on vacant parcels by the Non Residential Rate of Growth Ordinance (NROGO) whenever a NROGO allocation is required. High intensity uses are also prohibited by Action Item 3.1.2 of the Tavernier LCP which limits the size of individual commercial structures to 2,500 square feet. TeA Point Numbers 3 and 4: "While the properties are all within the Tavernier Historic District Overlay, nothing about the Overlay applies in any way to protect contiguous, conforming residential neighbors from any of the unintended consequences ofa zoning upgrade"; and "Only a lot line and a few shrubs protect contiguous, conforming neighbors from any increase in the intensity of use of these commercial properties." Staff Response: The properties are part of the Tavernier Historic District boundaries in the Master Plan. Strategy 4.1 provides protection for the District by requiring adoption of an Historic District Over-lay and guidelines and regulations for all Page 2 of3 development, redevelopment and remodeling within the district to assure that new development complies with the Historic character of the area. Mitigation of negative externalities between commercial and residential use is required by the Monroe County Code. Any redevelopment or substantial improvement of the subject parcels would require that the parcels are brought into conformance with the Code. Action Item 7.3.4 encourages existing businesses in the mixed use district to provide landscaping or opaque fencing to buffer the adjacent residential neighbors. Pursuant to Section 9.5- 377, District boundary buffers, a Class D buffer between 20 and 35 feet wide is required between Improved Subdivision (IS) lots and Mixed Use (MU) lots. The density of the vegetation in the buffer varies inversely with the width of the buffer yard. Pursuant to the MCC, Section 9.5- 391- 394, Outdoor Lighting, all lighting from nonresidential uses shall be located, screened or shielded so that adjacent residential lots are not directly illuminated. Any new development on the subject parcels would also be subject to all other parts of the Tavernier LCP including the proposed design guidelines and design standards. Page 3 of3