Item Q2
BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: February 16,2005
Division: Growth Management
Bulk Item: Yes
No X
Department: Planning
Staff Contact Person: K. Marlene Conaway
AGENDA ITEM WORDING:
A public hearing to adopt Ordinances amending the Year 2010 Comprehensive Plan and Future Land Use
Map, incorporating the Livable CommuniKeys Master Plan for Tavernier Creek to Mile Marker 97
including revisions at the direction of the Board of County Commissioners, and amending the Land Use
District Map pursuant to Action Items 1.4.2 of the Master Plan. (Second of two public hearings)
ITEM BACKGROUND:
All of the proposed Comprehensive Plan amendments and map amendments are included as a part of the
Livable CommuniKeys Master Plan, but formally changed through the comprehensive plan amendment
process. DCA has formally reviewed the transmittal and responded with no objection. Additionally,
changes recommended by staff are included.
PREVIOUS RELEV ANT BOCC ACTION: The Board adopted the Master Plan, identifying specific
Action Items for further review and consideration, and a Transmittal Resolution for the Master Plan and
amendments to the 2010 Comprehensive Plan and Future Land Use maps on August 18, 2004.
CONTRACT/AGREEMENT CHANGES:
None
STAFF RECOMMENDATIONS:
Approval.
TOTAL COST:
N/A
BUDGETED: Yes
No
COST TO COUNTY: N/ A
SOURCE OF FUNDS
REVENUE PRODUCING: Yes
No X
AMOUNT PER MONTH
Year
APPROVED BY:
County Atty X
DIVISION DIRECTOR APPROVAL:
DOCUMENTATION: Included X
DISPOSITION: AGENDA ITEM #
ADOPTION OF THE
TAVERNIER CREEK TO MILE MARKER 97
LIVABLE COMMUNIKEYS MASTER PLAN
AND AMENDMENTS TO THE
YEAR 2010 COMPREHENSIVE PLAN
AND
FUTURE LAND USE AND LAND USE DISTRICT MAPS
Amendments to the Year 2010 Comprehensive Plan and the Livable
CommuniKeys Master Plan for Tavernier Creek to Mile Marker 97
incorporating revisions approved by the Board of County
Commissioners. The amendments include the addition of Action Items,
changes to Action Items and the deletion of Action Items. Future Land
Use Map and Land Use District Map changes are proposed pursuant to
Action Item 1.4.2 of the Master Plan.
DCA:
Letter
November 5, 2004 ORe
Boce:
Transmittal
August 18,2004 Resolution # -04
Boce:
Approval
August 18, 2004 Ordinance # -04
DRAFT BOCC ORDINANCE
TAVERNIER CREEK TO MILE MARKER 97
MASTER PLAN AND
FUTURE LAND USE MAP AMENDMENTS
ORDINANCE NO.
-2005
AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY
COMMISSIONERS AMENDING THE YEAR 2010 COMPREHENSIVE
PLAN AND FUTURE LAND USE MAPS, 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
DEP ARTMENT 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 adopted 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 on Key Largo from Tavernier Creek to Mile Marker 97; and
WHEREAS, the Monroe County Year 2010 Comprehensive Plan (referred
to hereafter as the 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 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 Master Plan is the product of the Livable CommuniKeys
program as outlined in the 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. 1 corridor from MM 93.5 to Mile Marker 9l, 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.l corridor; and
WHEREAS, the Master Plan 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.
1 corridor, limited redevelopment of commercial properties, and neighborhoods
where residents have access to the water and recreational facilities; and
1 of?
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 area's small town
character, design guidelines and standards to guide renovation and redevelopment of
the U.S 1 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, the Strategies and Action Items in the Master Plan are the
equivalent to the Objectives and Policies in the Comprehensive Plan; and
WHEREAS, as part of the comprehensive Livable CommuniKeys Program
process, Future Land Use Map amendments are proposed to bring properties into
conformance 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 Board of County Commissioners examined the proposed
amendments to the Year 2010 Comprehensive Plan and Future Land Use Map
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 map
amendments to the Florida Department of Community Affairs (DCA); and
WHEREAS, the Florida Department of Community affairs (DCA)
responded to the county transmittal on November 5, 2004 in an Objection,
Recommendations and Comments report prepared pursuant to Rule 9J-I1.01O; and
WHEREAS, during a regularly scheduled meeting on February 16, 2005, the
Board of County Commissioners reviewed the report from DCA, and amendments
recommended by staff to the proposed Comprehensive Plan and the Master Plan; and
WHEREAS, the Board of County Commissioners were presented with the
following information, which by reference is hereby incorporated as part of the
record of said hearing:
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1. The Staff Report prepared January 18,2005 by K. Marlene Conaway,
Director, Planning and Environmental Resources;
2. Objection, Recommendations and Comments report prepared by the
Florida Department of Community Affairs (DCA); dated November
5, 2004;
3. Proposed changes to the Monroe County Year 2010 Comprehensive
Plan, Future Land Use Map and Land Use District Map;
4. Comments by the public; 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
Community 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 Monroe County Year
2010 Comprehensive Plan.
2. Policy 101.20.1 requires the county to develop each Community
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 (l) 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)
3 of?
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 1.4.2 (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 Community Master Plans which address local
needs while balancing the needs of all of Monroe County; and
2. The Master Plan is 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 fUliher
the Goals, Objectives and Policies of the Year 2010 Comprehensive
Plan and the Principles of Building Development set forth in Chapter
380, Florida Statutes; and
WHEREAS, the Monroe County Board of County Commissioners hereby
supports the recommendation of the Monroe County Planning Department; and
WHEREAS~ it is the desire of the Monroe County Board of County
Commissioners that the following amendment to the Monroe County Code 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:
Section 1. Adopt the Livable CommuniKeys Master Plan for Tavernier
Creek to Mile Marker 97 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 to read as follows:
40f7
Policy 101.20.2 The Community Master Plans shall be incorporated into
the 201 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 completed
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 Objective 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 February II, 2005 and adopted by the Board of County
Commissioners on February 16, 2005 is incorporated by reference into the
2010 Comprehensive Plan. The term Strategies in the Master Plan is
equivalent to the term Objective 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, 477180.000000 and illustrated on
the attached maps which are hereby incorporated by reference and attached as
Exhibits lA, IB and IC.
Section 4. 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, 477180.000000 and illustrated on
the attached maps which are hereby incorporated by reference and attached as
Exhibits 1D, IE and IF.
Section 5. Change the Future Land Use Map designation of parcels
identified with following real estate parcel numbers from Residential Medium (RM)
to Residential Conservation (RC):
50f7
476750.000000, 476760.000000, 476770.000000, 476780.000000 and illustrated on
the attached maps which are hereby incorporated by reference and attached as
Exhibits 2A, 2B and 2C.
Section 6. 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 maps which are hereby incorporated by reference and attached as
Exhibits 2D, 2E and 2F.
Section 7. 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 maps which are hereby incorporated
by reference and attached as Exhibits 3A, 3B and 3C.
Section 8. Change the Future Land Use Map designation of the parcel
identified with following real estate parcel number from Residential Medium (RM)
to Mixed Use Commercial (MC):
482310.000000 and illustrated on the attached maps which are hereby incorporated
by reference and attached as Exhibits 4A, 4B and 4C.
Section 9. Change the Future Land Use Map designation of a parcel
identified with following real estate parcel number from Residential Medium (RM)
and Residential High (RH) to Mixed Use Commercial (MC):
482320.000000 and illustrated on the attached maps which are hereby incorporated
by reference and attached as Exhibits 4A, 4B and 4C.
Section 10. 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 11. All ordinances or parts of ordinances in conflict with this
ordinance are hereby repealed to the extent of said conflict.
Section 12. 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 complete compliance with Florida Statutes.
6of7
Section 13. This ordinance shall be transmitted by the Planning
Department to the Department of Community Affairs pursuant to Chapter 163 and
380, Florida Statutes.
Section 14. The Monroe County Staff is authorized to prepare and submit
the required transmittal letter and supporting documents for the proposed amendment
in accordance with the requirement of 9J -11.006 of the Florida Administrative Code.
PASSED AND ADOPTED BY THE Board of County Commissioners of
Monroe County, Florida at a regular meeting held on the _ day of
2005.
Mayor Dixie Spehar
Mayor Pro Tern Charles "Sonny" McCoy
Commissioner George Neugent
Commissioner David P. Rice
Commissioner Murray Nelson
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY
Mayor Dixie Spehar
(Seal)
A TTEST: DANNY L. KOLHAGE, CLERK
L ~~f' I
DEPUTY CLERK
70f7
Exhibit 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 MC
Property Description: 566000,566240,477140,566120,477150,477160,
~77170,477210,477180
Map Amendment: M24064
Land Use District Map #: 152 and 155
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,
477160,477170,477210,477180
150
Feel
Map Amendment: M24064
land Use District Map #: 152 and 155
Exhibit 1 C
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Proposed Future Land Use Map Amendment: Aerial
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Mlle Marker: 91.5
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Property Description: RE 566000,566240,477140,566120,477150,477160
477170,477210,477180
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Map Amendment: M24064
Land Use District Map #: 152 and 155
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, ,477180
Mao Amendment: M24064
Land Use District Map #: 152 and 155
Proposed Land Use Map Amendment: Aerial
Key: Key Largo
Mile Marker: 91.5
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Proposal: Change Land Use District from IS to MU
Property Description: RE 566000, 566240, 477140, 566120,477150,
477160,477170,477210, ',477180
150
Feel
Map Amendment: M24064
Land Use District Map #: 152 and 155
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Key: Key Largo
Mile Marker: 91.5
The Monroe County Land Use District Map is proposed to be
amended as indicated above and briefly described as:
Proposal: Change Land Use District from IS to MU
Property Description: P.ES6GODo, 566240, 477140, 566120, 477150,
477160,477170,477210 ,477180
Map Amendment: M24064
Land Use District Map #: 152 and 155
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
Map Amendment: M24064
Land Use District Map #: 155
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
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Map Amendment: M24064
Land Use District Map #: 155
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
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Mile Marker: 91.5
Proposal: Change Future Land Use District from RM to RC
Property Description: RE 476750, 476760,476770,476780
200
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Map Amendment: M24064
Land Use District Map #: 155
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
Map Amendment: M24064
Land Use District Map #: 155
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
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Map Amendment: M24064
Land Use District Map #: 155
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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
Map Amendment: M24064
Land Use District Map #: 155
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,
556080,555860,555910,555890,555960,555970,555850,
555840,556010,555830,556020,555820,556040,
556030,555990,556070,556000,556060,556050
Map Amendment: M24604 Land Use District Map #: 155
Proposed Future land Use District Map Amendment: Aerial
Key: Key Largo
Mile Marker: 91.5
Proposal: Change Future Land Use District from MC to RM
Property Description: RE 555880,556090,
556080,555860,555910,555890,555960,555970,555850,
555840,556010,555830,556020,555820,556040,
556030,555990,556070,556000,556060,556050
Map Amendment: 24064 Land Use District Map #: 155
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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 MC to RM
Property Description: RE 555880,556090,
556080,555860,555910,555890,555960,555970,555850,
555840,556010,555830,556020,555820,556040,
556030,555990,556070,556000,556060,556050
Map Amendment 24064 Land Use District Map #: 155
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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
Map Amendment: M24064
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 Me
Property Description: RE 482320 and 482310
,
200
Feet
Map Amendment: M24064
Land Use District Map #: 151
Me
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
Feet
Map Amendment: M24064
Land Use District Map #: 151
BOARD OF COUNTY COMMISSIONERS
LAND USE DISTRICT MAP
ORDINANCE
ORDINANCE NO. -2005
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
DETAILED IN THE LIVABLE COMMUNIKEYS MASTER PLAN FOR
TAVERNIER CREEK TO MILE MARKER 97 DATED FEBRUARY 2005;
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 Map and Land Use
District Map changes have been recommended by the Master Plan, as adopted on August 18,
2004 and the adoption resolution states that the Future Land Use Map and Land Use District
Map changes would be brought before the Commission at a subsequent hearing; and
WHEREAS, the Master Plan is the product of the Livable CommuniKeys program 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 Momoe County; and
WHEREAS, as a part of the comprehensive LCP process, Future Land Use Map 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 Momoe County
Planning Commission reviewed the amendments and recommended approval, to the Board of
County Commissioners; and
Page 1 of5
Initial
WHEREAS, the Master Plan in Action Item 1.4.2 included the changes to the Future
Land Use Maps and Land Use District Maps;
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),
Action Item 1.4.2 (2) and Action Item 1.4.2 (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 maps which are
hereby incorporated by reference and attached as Exhibits ] D, 1 E and IF.
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 maps which are hereby incorporated by reference and attached as
Exhibits 2D, 2E and 2F; and
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 Community Affairs (DCA); and
WHEREAS, the Florida Department of Community affairs (DCA) responded to the
county transmittal on November 5, 2004 in an Objection, Recommendations and Comments
report prepared pursuant to Rule 9J-l1.01O; and
WHEREAS, during a regularly scheduled meeting on February 16, 2005, the Board of
County Commissioners reviewed the report from DCA, and amendments recommended by staff
to the proposed Comprehensive Plan and the Master Plan; and
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. Staff Report prepared on January 18, 2005; 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
Page 2 of5
Initial
WHEREAS, the Monroe County Board of County Commissioners held the second of
two public hearings on February 16, 2005 on the proposed amendments; and
WHEREAS, the Monroe County Board of County Commissioners makes the following
Findings of Fact based on the evidence presented:
1. Objective 10 1.20 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 Monroe County Year
2010 Comprehensive Plan. Policy 101.20.2 will provide a mechanism to
recognize individual master plans as they are adopted by the BOCC as a part of
the Comprehensive Plan; and
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-confonning land uses to identify their most
appropriate Land Use District Map and Future Land Use Map designations.
Action Item 1.4.2 (l) 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 and re-designates them from
Improved Subdivision (IS) to Mixed Use (MU) on the Land Use District Map and
Residential Medium (RM) to Mixed Use Commercial (MC) on the Future Land
Use Map.
5. The Master Plan reviewed county oW11ed 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) on the Land Use District Map and from Residential
Medium (RM) to Residential Conservation (RC) on the Future Land Use Map.
6. The Master Plan identified undeveloped properties designated as commercial
within the FLUM that are located within established, built-out neighborhoods.
Action Item 1.4.2 (3) identified by real estate parcel numbers, properties to be
removed from commercial consideration by changing their Future Land Use Map
designation from Mixed-Use Commercial (MC) to Residential Medium (RM).
Page 3 of5
Initial
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 Mile
Marker 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,
Objectives, and Policies of the Year 20 I 0 Comprehensive Plan and the Principals of
Guiding Development set forth in Chapter 380, Florida Statutes; and
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, 477180.000000 and illustrated on the attached
maps which are hereby incorporated by reference and attached as Exhibits ID, IE and IF.
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
maps which are hereby incorporated by reference and attached as Exhibits 2D, 2E and 2F.
Page 4 of 5
Initial
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 163 and 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 in compliance with Chapter 163,
Florida Statutes.
PASSED AND ADOPTED by the Board of County Commissioners of Monroe County, Florida
at a regular meeting held on the day of 2005.
Mayor Dixie Spehar
Mayor Pro Tem Charles "Sonny" McCoy
Commissioner George Neugent
Commissioner David 1) Rice
Commissioner Murray Nelson
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY
Mayor Dixie Spehar
(SEAL)
ATTEST: DANNY L. KOLHAGE, CLERK
MONftOE COUNTY A1'1'ORIEY
AfJP~ '" TO FOAM
~ !~l 1.2HJ)~
lnm.:
DEPUTY CLERK
Page 5 of5
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, ,477180
Map Amendment: M24064
Land Use District Map #: 152 and 1 55
Proposed Land Use 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, ',477180
150
Feet
Map Amendment: M24064
Land Use District Map #: 152 and 155
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The Monroe County Land Use District Map is proposed to be
amended as indicated above and briefly described as:
Proposal: Change Land Use District from IS to MU
Property Description: P.E.!6'OOO, 566240, 477140. 566120, 477150,
477160,477170,477210 ,477180
Map Amendment: M24064
Land Use District Map #: 152 and 155
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
Map Amendment: M24064
Land Use District Map #: 155
Proposed Land Use District Map Amendment: Aerial
Key: Key La rgo
Mile Marker: 91.5
Proposal: Change Land Use District from IS to NA
Property Description: RE 476750, 476760,476770,476780
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Map Amendment: M24064
Land Use District Map #: 155
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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
Map Amendment: M24064
Land Use District Map #: 155
BOCC STAFF REPORT
GROWTH MANAGEMENT DIVISION
2798 Overseas Highway
Suite 400
Marathon, Florida 33050
Voice: (305) 289-2500
FAX: (305) 289-2536
BOARD OF COUNTY COMMISSIONERS
Mayor Dixie M. Spehar, District 1
Mayor Pro Tem Charles "Sonny" McCoy, District 3
George Neugent, District 2
David P. Rice, District 4
Murray E. Nelson, District 5
MEMORANDUM
To:
The Board of County Commissioners
From:
K. Marlene Conaway, Director, Planning and Environmental Resources
Date:
January 25, 2005
Subject:
Livable CommuniKeys Mastel' Plan for Tavernier Creek to Mile Marker 97
Summary
The Board of County Commissioners (BOCC) reviewed and approved Transmission to the
Department of Community Affairs (DCA) of the Livable CommtmiKeys Master Plan for
Tavernier Creek to Mile Marker 97 at a Public Hearing on August IS, 2004.
At that time, the BOCC expressed concern with three Action Items (four issues) in the
Tavernier Creek to Mile Marker 97 Master Plan. The Board made one change to Action Item
3.1.2. The Action Items were sent to the Planning Commission for their consideration and
recommendation.
The Planning Commission during a regularly scheduled meeting on October 19, 2004, heard
comment from the public and staff and in their recommendation, confirmed the BOCC
decision on Action Item IA.2 but made alternative recommendations for Action Item 3.1.2
and Action Item 5.2.1.
The BOCC on November 17, 2004, reviewed the Planning Commission and staff
recommendations and heard comments from the public and staff and directed staff to further
amend the Livable CommuniKeys Master Plan Tavernier Creek to Mile Marker 97 and bring
a revised version to the BOCC for approval when the transmittal was approved by the DCA.
The DCA's response did not identify any objections, recommendations or comments to the
Livable CommuniKeys Master Plan for Tavernier Creek to Mile Marker 97.
Page I of8
Amendments as Directed by the BOCC November 17, 2004
(Additions are underlined and deletions struck out)
A. Future Land Use Map and Land Use District Amendments
I. Amend Action Item 1.4.2 identifies a number of nonconforming uses and brings the
sites into conformity with the current use and future planning for the sites:
Action Item 1.4.2: Adopt the following parcel-specific revisions to the Future
Land Use Map (FLUM) category and Land Use District Map:
1) Change the designation of parcels identified with real estate parcel
numbers: 566000.000000, 566240.000000, 477140.000000,
566120.000000, 477150.000000, 477160.000000, 477170.000000,
477210.000000, 565970.000100 and 477180.000000 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 (Me) on the Future Land Use Map (FLUM).
2) Change the designation of parcels identified with real estate parcel
numbers 476750.000000, 476760.000000, 476770.000000 and
476780.000000 which are owned by Monroe County from Improved
Subdivision (IS) to Native Area (NA) and on the Future Land Use Map
from Residential Medium (RM) to Residential Conservation (RC)."
3) Chan~e 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):
0048231 0.000000 and 00482320.000000.
B. Text Amendments
1. Revise existing Action Item 3.1.2 and create new Action Items 3.1.5 to require certain
development and redevelopment in the US Highway 1 Community Center be
consistent with community design standards and implement an Interim Development
Ordinance on that development:
Action Item 3.1.2: Review all development plans for ne''''' commercial and
transient stractures greater than 2,500 sq'cmre to aSS'o.lre community character of
the mea is considered before approval. Require that any development or
redevelopment approved within the designated U.S. Highway 1 Community
Center, meeting the following criteria, be consistent with design standards
established pursuant to Action Items 3,2.3 and 3.3.3:
Page 2 of8
1. Any new or expanded non-residential structures of g.reater than
2,500 square feet in floor area;
2. Any new or expanded outdoor retail sales;
3. Any new residential structure containing. more than three units or
redeveloped residential structure containing more than three units
that involves a change in floor area, building height. or
configuration of building footprint;
4. Any new transient residential structure or redeveloped eXlstmg.
transient residential structure that involves a change in floor area.
building height, or configuration of building footprint.
Action Item 3.1. 5: Enact a temporary moratorium on all development meeting
the threshold for design review and approval in Action Item 3.1.2 until
adoption of design standards for the U.S. Highway I Community Center are
adopted or six months after the effective date of this Master Plan, whichever
occurs first.
2. Create new Action Item 3.1.6 and Action Item 3.1.7 to require certain development,
remodeling or redevelopment in the Tavernier Historic Overlay District be consistent
with historic architecture preservation design standards and implement an Interim
Development Ordinance on that development:
Action Item 3.1.6: Require that any development remodeling or
redevelopment approved within the designated Tavernier Historic Overlay
District (Figure 3.1), to include the areas designated as the Existing Historic
District and Proposed Historic District. meeting the following criteria, be
consistent with design standards and in compliance with regulatory controls
established pursuant to Strategy 4.1:
1. Any structure that is designated by Monroe County as a historic
resource;
2. Any structure identified by "The final Report Historic Architectural
Survey of Unincorporated Areas of Monroe County Florida (2003)"
prepared by GAl Consultants Inc.
Action Item 3J 7 (new): Enact a temporary moratorium on all development
meeting the threshold for design review and approval in Action Item 3 .I.6 until
adoption of design standards and regulatorv controls for the Tavernier Historic
Overlay District are adopted or six months after the effective date of this
Master Plan, whichever occurs first.
Page 3 of8
3. Revise Strategy 3.3 and Action Item 3.3.5 to clarify that the proposed zoning overlay
is for the Community Center and design guidelines are required:
Strategy 3.3
Adopt Tavernier Main Street District Overlay to include th:e-a 20n1n12- overlay
for the designated Community Center defined in Action Item 3.2.1 and specific
Land Development Regulations for that overlay.
Action Item 3.3.5: Require existing commercial parcels proposed for Employee
Housing density bonuses be developed "village" type consistent with the
design standards adopted pursuant to Action Items 3.2.3 and 3.3.3. with single
family houses, duplexes or to\\'1lhouse units with a maximum of four units to a
structure.
4. Delete Action Item 5.2.1. The design requirements in Action Item 3.2.1 will control
the development of all Multi-unit developments:
Action Item 5.2.1: Maintain the community character of the planning area by
requiring that all affordable and employee housing developments of four or
more units be developed in a "village" type design '.'lith single family, duplexes
or to\Vl1 houses \vith u maximum of four units per structure. The :.mits 'N1ll
conform to the design guidelines for development in the U.S. 1 corridor or the
Tavernier Historic district as applicable.
Additional Changes Recommended By Staff of the Planning Department
(Additions are underlined and deletions struck out)
Language in the FLUM amendments was modified:
. To clarify the location of the map amendments in Action Item 1.4.2.
Subsequent to the meeting of the BOCC in November 2004, staff reviewed the proposed
amendments, met with a community group and discussed the proposed changes with several
members of the community. After careful consideration staff recommends the following
reVISIOns:
Action Item 3.1.2 is modified:
. To require specific development and redevelopment, in an expanded area to include
the US Highway 1 corridor between Tavernier Creek and Mile Marker 97 including
the Community Center, to comply with applicable design standards.
. To apply the design standards to all new or expanded non-residential structures
regardless of floor area.
. To apply the design standards to residential structures of 1110re than two units.
Action Item 3.1.5 is modified:
Page 4 of 8
. To delete duplication of language.
Action Item 3.1.6 is modified:
. Action Item 3.1.6 is renumbered to Action Item 4.3.5.
. The language is modified to include any new development, remodeling or
redevelopment in the requirement to meet design standards.
Action Item 3.1.7 is modified:
. Action Item 3.1.7 is renumbered to Action Item 4.3.6.
. Language was added to specify that new development, exterior remodeling or
redevelopment within the Tavernier Historic Overlay District was included in the
Interim Development Ordinance if it meets the criteria for inclusion under Action Item
4.3.6.
. The specific language to include only structures designated by Monroe County as a
historic resource or those identified by the GAl report was dropped.
A. Future Land Use Map and Land Use District Amendments
1. Amend Action Item 1.4.2 to add missing language in amended 1 and 2 below and
divide Action Item 1.4.2, 3 into two parts bringing the language of amendments 3 and
4 below into conformance with the language of the other amendments:
Action Item 1.4.2: Adopt the following parcel-specific revisions to the Future
Land Use Map (FLUM) category and Land Use District Map:
1. Change the designation of parcels identified with real estate parcel
numbers: 566000, 566240.000000, 477140.000000,
566120.000000, 477150.000000, 477160.000000, 477170.000000,
477210.000000, 565970.000100 and 477180.000000 within the
Tavernier Creek to Mile Marker 97 planning area ham Improved
Subdivision (IS) to Mixed Use (MU) on the Land Use District Map
and from Residential Medium (RM) to Mixed Use Commercial
(Me) on the Future Land Use Map (FLUM).
2. Change the designation of parcels identified with real estate parcel
numbers: 476750.000000, 476760.000000, 476770.000000 and
476780.000000 which are owned by Monroe County and within the
Tavernier Creek to Mile Marker 97 from Improved Subdivision (IS)
to Native Area (NA) and on the Future Land Use Map from
Residential Medium (RM) to Residential Conservation (RC)."
3. Change the Future Land Use Map designation of parcels identified
'Nith the following real estate numbers from Residential Medium
(RM) and Residential High (RH) to Mixed Use Commercial (Me):
Page 5 of 8
00482310.000000 cmd 00182320.000000. Change the FLUM
designation of the parcel identified with the following real estate
number: 00482310.000000 from Residential Medium (RM) to
Mixed-Use Commercial (Me).
4. Change the FLUM designation of the parcel identified with the
following real estate number: 00482320.000000 from Residential
Medium (RM) and Residential High (RH) to Mixed-Use
Commercial (Me).
B. Text Amendments
1. Amend Action Item 3.1.2 to add missing language that clarifies the area affected,
remove the exception for developments or redevelopment of less than 2,500 square
feet and apply regulations to residential structures with more than two units:
Action Item 3.1.2: Reyiew all development pIons for new commercial ond
transient structures greater than 2,500 square to assure community character of
the urea i~ considered before approval. Require that any new development or
redevelopment approved within the designuted U.S. Highvvay I corridor
between Tavernier Creek and Mile Marker 97 including the Community
Center, which meet the following criteria, be consistent with design standards
established pursuant to Action Items 3.2.3 and 3.3.3:
1. Any new or expanded non-residential structures of greater than 2.500
square feet in floor urea;
2. Any new or expanded outdoor retail sales;
3. Any new residential structure containing more than two iliree units
or redeveloped residential structure containing more than two tflre.e
units that involves a change in floor area, building height. or
configuration of building footprint;
4. Any new transient residential structure or redeveloped eXlstmg
transient residential structure that involves a change in floor area.
building height, or configuration of building footprint.
2. Amend Action item 3.1.5 to delete duplicate language.
Action Item 3.1.5: Enact a temporary moratorium on aU development meeting
the threshold for design review and approval in Action Item 3.1.2 until
adoption of design standards for the U.S.Hi~hway lcorridor between
Tavernier Creek and Mile Marker 97 including the Community Center are
Page6of8
adopted or six months after the effective date of this Master Plan, whichever
occurs first.
3. Action Item 3.1.6 was renumbered 4.3.5 to place it Goal Four of the Master Plan
covering the Historic District. Action Item 4.3.5 was amended to apply design
standards to all existing and proposed structures in the Historic District not only those
identified as historic structures:
Action Item ~ 4.3. 5fne:wf: Require that any new development. remodeling
or redevelopment approved within the designated Tavernier Historic Overlav
District (Figure 3.1). i'Tleeting the following criteria. be consistent with design
standards and in compliance with regulatorv controls established pursuant to
Strategy 4.1.
1. Any structure that is designated by Monroe County as a historic resource:
/,ny structl~re identified by "The final Report Historic /,rchitectuml Survey of
Unincorporated fseas of Monroe County Florida (2003)" prepared by Gf.I
Consultants Inc.
4. Action Item 3.1.7 was renumbered 4.3.6 to place it in Goal Four of the Master Plan
dealing with the Historic District. Action Item 4.3.6 was amended to correct language
deficiencies:
Action Item *-l-:-l- 4 3.6-fne-w): Enact a temporary moratorium on all new development.
exterior remodelinj2, or redevelopment within the Tavernier Historic Overlay District
(Figure 3.1) meeting the threshold for design reviev,' and approyal in l^,etion Item 3.1.6
~ until adoption of design standards and regulatory controls for the Tavernier
Historic Overlay District are adopted or six months after the effective date of this
Master Plan. whichever occurs first.
C. Editing Change
In response to Action Item 4.1.1 and Action Item 4.1.2, the map "Historically Significant
Sites", "Figure 1.4 Historic overlay district with historically significant sites", is amended and
will include the "Existing Historic District" and "Proposed Historic District" as shown on
Figure 3.1, within the "Hi storie Overlay District". In addition, historically significant sites
within the expanded "Historic Overlay District" will be added to the map.
In response to Action Item 4.1.1 and Action Item 4.1.2, the Tavernier Historic District
"Figure 3.1 Historic overlay district and proposed cKpunded district area" is amended
to read "Figure 3.1 Historic Ovcrlav District" and will include the "Existing Historic
District" and "Proposed Historic District" within the "Historic Overlay District".
Page 7 of8
New maps Figure 2.2 and Figure 2.3 were created to add clarity to the boundaries of the "u.s.
I Community Center" and the "U.S. 1 Corridor Area Between MM 91 and MM 93.5
respectively.(verify maps and clarify)
Action Item 2.I.1 is amended to reflect the clearing allowance on Tier I designated lands
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 ten percent.
Action Item 5.2.3 is renumbered to Action Item 5.2.1.
Action Item ~ 5.2.1: Investigate opportunities to acquire commercial properties of
sufficient size for the construction of employee housing units with the County owning
the land in perpetuity.
IV. Staff Recommendation
Staff recommends adoption of the Livable Communi Keys Master Plan for Tavernier Creek to
Mile Marker 97 with the staff recommended amendments.
Page 8 of8
Livable CommuniKevs Master Plan for Tavernier Creek Brltlee to Mile MlIl'ker 97
Tav;;:rrll""r Creek to Mi Ie !.\crker 97
U.S. I Community Center
"-
.,
A
:r1='1-=.M ;;->)" :.tK t~-!:_ lNJ;zhE-iO'J;t.
Figure 2.2 Nlap {lethe u.s. I Community Ccnler (outUned in red)
Includes pan.~els on US.! mK! r"cord~'d aggregalions.
o
500
1,000
iFeel
Community Character Element
42B
Tavernier Creek to Mile Marker 97
Historic Overlay District and
Identified Historically
Significant Sites
N
A
0 0.25 0.5
Miles
Figure 1.4: Historic Ovenay District with identified historically significant sites.
Exhibit 1
Historic Overlay District
and Sites
Historic Dismct
T.biz:m..apI.:"[<<Mro;Lf-Q!tC='o/O:l:i?MA~Diti.mOli-
pup~~. 1bd.:J"-/l.~d~:r..t.!Ii~:-"'l:'.\\l,.
al..d~IilJt~_lEl;ict~..~,m;aEl.z..
1.i.ght9fwll.'P. a'i~ti~mi:n./?;r.mOlti.oo..
'''''''''''' By, !tRIIK "". J.wzy 2005
LilIable CummuniKevs Master Plan for Tavernier Creek Brid!!e to Mile Marker 97
To vex'hi er
"'..i
,
A
Figure 2.3 Map of the U.S. I Corridor Area Between
Mile Marker 9j and Mile Marker 935
o 500 1 ,000
,feet
Community Character Element
42 C
BOCC RESOLUTION #427-2004
AMENDING THE DRAFT LIVABLE
COMMUNIKEYS MASTER PLAN
FOR TAVERNIER CREEK
TO MILE MARKER 97
RESOLUTION NO. 427 -2004
A RESOLUTION BY THE MONROE COUN'TY BOARD OF COUN'TY
COMMISSIONERS DIRECTING THE PLANNING AND ENVIRONMENTAL
RESOURCES DEPARTMENT TO AMEND THE DRAFT LIVABLE
COMMUNIKEYS MASTER PLAN FOR TAVERNIER CREEK TO MILE
MARKER 97 BEFORE BRINGING THE PLAN TO THE BOARD FOR
ADOPTION,
WHEREAS, the Monroe County Board of County Commissioners (BOCC) held
a public hearing on August 18, 2004, for the purpose of considering the transmittal
of the Tavernier Creek to MM 97 Master Plan to the Florida Department of
Community Affairs (DCA), for review and comment; and
WHEREAS, the BOCC approved the Tavernier Creek to MM 97 Master Plan, a
proposed amendment to the Monroe County Year 2010 Comprehensive Plan, Future
Land Use Map and Land Use Designation Map for transmittal to the DCA; and
WHEREAS, during discussion of the Livable CommuniKeys Master Plan for
Tavernier Creek to Mile Marker 97 the Board of County Commissioners heard
comments from the public present and identified three (3) action items containing
four (4) separate issues in the Livable CommuniKeys Master Plan that required
further review and consideration; and
WHEREAS, the Board of County Commissioners directed staff to return
Action Item 1.4.2, Action Item 3.1.2 and Action Item 5,2.1 to the Monroe County
Planning Commission for further consideration and recommendation before the
adoption hearing for the Plan; and
WHEREAS, a public workshop, with public comment, was held during the
September 22, 2004, Planning Commission meeting to discuss the Action Items and
the Future Land Use Map (FLUM) and Land Use District Map amendments contained
in the items; and
WHEREAS, during a regularly scheduled meeting on October 7, 2004, the
Development Review Committee reviewed the Action Items and staff alternatives,
heard comments from staff and the public, and recommended to the Monroe
County Planning Commission approval of the staff recommendations; and
WHEREAS, during a regularly scheduled meeting on October 19, 2004, the
Planning Commission, at a Public Hearing, discussed the Action Items identified by
the Board of County Commissioners, reviewed the proposed amendments to the
Livable CommuniKeys Master Plan, and heard comments from staff and the public;
and
WHEREAS, the Planning Commission recommended to the Monroe County
Board of County Commissioners that Action Item 1.4.2 be amended to delete parcel
Staff recommendation
10f5
Initials_
number 565970.0001 from the FLUM and Land Use District Map amendments for
the businesses located ocean-side, across US # 1 from the Tavernier Town Shopping
Center and that the Coconut Palm FLUM amendment be incorporated into Action
Item 1.4.2; and
WHEREAS, the Planning Department supports the recommendation of the
Planning Commission that Action Item 1.4,2 be amended to delete parcel number
565970.0001 from the FLUM and Land Use District Map amendments and that the
Coconut Palm FLUM amendment be incorporated into A(:tion Item 1.4.2; and
WHEREAS, the Planning Commission recommended that the Board of
County Commissioner's revision to Action Item 3.1. 2 be further refined to limit the
square footage of new structures to a maximum of 2,500 square feet, excluding
redevelopment and the Urban Commercial Land Use District from the limits; and
WHEREAS, the Planning Commission recommended to the Monroe County
Board of County Commissioners no change to Action Item 5.2.1 which limits
affordable and employee housing developments to structures containing a
maximum of 4 units and that the Action Item remain as presented in the Draft
Livable CommuniKeys Master Plan for Tavernier Creek to Mile Marker 97; and
WHEREAS, the Planning Department in reviewing Action Items 3.1.2 and
5.2.1 determined that the primary concern raised by members of the residential
community is that development and redevelopment be well designed and
constructed to enhance the community and the business community's concern is
that the requirements for design and construction be econOmically cost effective;
and
WHEREAS, the Planning Department finds that the restrictions on the
number of units within structures for affordable or employee housing is
discriminatory and reduces opportunities for such housing; and
WHEREAS, the Planning Department in analyzing options to achieve the
desired outcome has determined that many existing structures in the US # 1
corridor currently exceed the 2,500 square foot floor area limitation and that the
design of the site and structure is the primary determinate of the aesthetics and of
the character of the corridor; and
WHEREAS, the Monroe County Board of County Commissioners has
considered the Planning Commission recommendation, staff recommendations and
publiC comments;
NOW THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA THAT:
Staff recommendation
2 Qf5
Initials _
Section 1: Amend Action Item 1.4.2 to read as follows in order to eliminate the
number of nonconforming structures that exist on these properties and bring them
into conformity with the current use and surrounding community:
Action Item 1.4.2
"Action Item 1.4.2: Adopt the following parcel.specific revisions to the Future
Land Use Map (FLUM) category and Land Use District Map:
1) Change the designation of parcels identified with real estate parcel
numbers: 566000, 566240, 477140, 566120, 477150, 477160, 477170,
477210, and 477180 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).
2) Change the designation of parcels identified with real estate parcel
numbers 476750, 476760, 476770 and 476780 which are owned by Monroe
County from Improved Subdivision (IS) to Native Area (NA) and on the
Future Land Use Map from Residential Medium (RM) to Residential
Conservation (RC)."
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 (Me): 00482310.000000 and
00482320.000000.
Section 2: Revise existing Action Item 3.1.2 and create new Action Items 3.1.5,
3.1. 6 and 3.1. 7 as follows to require certain development and redevelopment in the
US Highway 1 Community Center be consistent with community design standards:
1. Act;on Item 3.1.2: Require that any development or redevelopment
approved within the designated U.S. Highway 1 Community Center, meeting
the following criteria, be consistent with design standards established
pursuant to Action Items 3.2.3 and 3.3,3:
1. Any new or expanded non-residential structures of greater than 2,500
square feet in floor area;
2. Any new or expanded outdoor retail sales;
3. Any new residential structure containing more than three units or
redeveloped residential structure containing more than three units that
involves a change in floor area, building height, or configuration of
building footprint;
4. Any new transient residential structure or redeveloped existing
transient residential structure that involves a change in floor area,
building height, or configuration of building footprint.
Staff ft,'Conunendation
30f5
Ini rials
2. Action Item 3.1.5 (new): Enact a temporary moratorium on all development
meeting the threshold for design review and approval in Action Item 3.1.2
until adoption of design standards for the U.S. Highway I Community Center
are adopted or six months after the effective date of this Master Plan,
whichever occurs first.
3. Action Item 3.1.6 (new). Require that any development, remodeling or
redevelopment approved within the designated Tavernier Historic Overlay
District (Figure 3.1), to include the areas designated as the Existing Historic
District and Proposed Historic District, meeting the following criteria, be
consistent with design standards and in compliance with regulatory controls
established pursuant to Strategy 4.1:
1. Any structure that is designated by Monroe County as a historic
resource;
2. Any structure identified by "The final Report Historic Architectural
Survey of Unincorporated Areas of Monroe County Florida (2003)"
prepared by GAI Consultants Inc.
4. Action Item 3.1.7 (new): Enact a temporary moratorium on all development
meeting the threshold for design review and approval in Action Item 3.1.6
until adoption of design standards and regulatory controls for the Tavernier
Historic Overlay District are adopted or six months after the effective date of
this Master Plan, whichever occurs first.
Section 3: Revise Strategy 3.3 and Action Item 3.3.5 as follows to clarify that the
proposed zoning overlay is for the Community Center and design guidelines are
required:
Strategy 3.3
Adopt a zoning overlay for the designated Community Center defined in
Action Item 3.2.1 and speCific Land Development Regulations for that
overlay.
Action Item 3.3.5: Require existing commercial parcels proposed for
Employee Housing density bonuses be developed consistent with the design
standards adopted pursuant to Action Items 3.2.3 and 3.3.3.
Section 4: Delete Action Item 5.2.1. The design requirements in Action Item 3.2.1
will control the development of all multi-unit developments:
Action Item 5.2.1: Investigate opportunities to acquire commercial
properties of sufficient size for the construction of employee housing units
with the County owning the land in perpetuity.
Staff recommendation
40f5
lnitials_
Section 5: The Department of Planning and Environmental Resources is directed to
make the changes as detailed in this resolution to the Livable CommuniKeys Master
Plan for Tavernier Creek to MM 97 before bringing the Plan to the Board for
adoptIon.
PASSED AND ADOPTED BY THE Board of County Commissioners of Monroe
County, Florida at a regular meeting held on the 17th day of November, 2004.
Mayor Spehar
Mayor Pro Tern McCoy
Commissioner Nelson
Commissioner Neugent
- Commissioner Rice
i;~~-6ANNY L.KOLHAGE, Clerk
'~7 /' /
'" l Il (, I -
6Y d~~' ,-...J-I~~~~'G
DeputY Clerk
yes
~
yes
no
yes
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
By ___{j~ >n ~M/
Mayor/Chairperson
jresGMD
Staff recommendation
50f5
Initials
FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS
OBJECTIONS, RECOMMENDATIONS AND
COMMENTS (ORC) REPORT
PREPARED PURSUENT TO RULE 9J~11.010
---.
~~-
.
STATE, OF FLORIDA
DEPARTMENT 0 Fe 0 M. M U NIT Y AFFAIRS
"Dedicated to making Florida a better place to call home"
JEB BUSH
Govemor
Secretary
THADDEUS L. COHEN, AlA
November 5,2004
The Honorable Murray Nelson
Mayor, Monroe County
Board of County Commissioners
530 Whitehead Street
Key West, Florida 33040
Dear Mayor Nelson:
.
The Department of Community Affairs has completed its review of the proposed
Comprehensive Plan Amendment for Monroe County (DCA No. 04-2), which was received on
September 24, 2004. Copies of the proposed amendment have been distributed to appropriate
state, regional and local agencies foI their review, and the~ corinnents are enclosed.
The Department has reviewed the comprehensive plan amendment for consistency with
Rule 9J-5, Florida Administrative Code (F.A.C:) and Chapter 163, Part II, Florida Statutes (F.S.).
The Department does not identify any Objections and this letter serves as the ObjeCtions,
Recommendations and Comments (ORC) report.
For your assistance, we have attached procedures for fmal adoption and transmittal of the
comprehensive plan amendment. If you have any questions, please call Roger Wilburn, Principal
Planner, or Rebecca Jetton, ACSC Administr~tor, at (850) 922-1766.
Sincerely yours,
CA~~
Charles Gauthier, AICP
Chief, Office of Comprehensive Planning
CG/rjs
Enclosures: Review Agency Comments
Transmittal Procedures
cc: K. Marlene Conaway, Director, Planning & Environmental Resources
. Carolyn A. Dekle, Executive Director, South Florida Regional Planning COUlltil
2 5 5 5 S HUM A R 0 OAK B 0 U LEV A RD. TAL L A H AS SEE . FLORIDA 32 3 9 9 . 2 1 0 0
Phone: 850.488.8466/Suncom 278.8466 FAX: 850.921.0781/Suncom 291.0781
I n t ern eta d d res s: .h t t D : /I www.dca_slate.fI.us
Cfl.lTJCAl STATE CONCERN FielD OFFICE
279Q O-~rseas Highway. Sulle ~12
Marathon, FL 3;1050-2227
C OMMUNlTY PLA."'NING
2555 Shumard Oak Boule_ard
Tan"hassee, FL ~2399-2100
EMERGENCY MANAGEMENT
2555 Shumard Oak Boolevard
TaHah",see, FL 32399-2100
HOUSING & COMMUNITY DEVELOPMENt
2555 Shumard Oak llc\.JIeV<lr<l
Tallahassee. fL32399-2100
.
e
.
TRANSMITTAL PROCEDURES
Upon receipt of this letter, Monroe County has 60 days in which to adopt, adopt with
changes, 'or determine that tl;1e County will not adopt the proposed amendment. The process for
adoption ofloeal government comprehensive plan amendments is outlined in s. 163.3184, F. S"
and Rule 9 J -11. 011, F.A. C. The County must ensure that all ordinances adopting comprehensive
plan amendments are consistent with the provisions of Chapter 163.3189(2)(a), F.S.
Within ten working days of the date of adoption, the County must submit the following to
the Department:
Three copies of the adopted comprehensive plan amendments;
A listing of additional changes not previously revieweq;
A listing of findings by the local governing body, if any, which were not included in the
ordinance; and
".0:. .
A statement indicating the relationship of the additional changes to the Department's
Objections, Recommendations and Comments Report.
The above amendment and documentation are required for the Department to conduct a
compliance review, make a compliance determination and issue the appropriate notice ofiutent.
. In order to expedite the regional planning council's review of the amendments, and .
.pursuant.to R:u1e 9~,-1 LOl1(5),.F.A.C.,ple~se prov~d~ acopy 9fthe. adop,ted amendment direc.tIY
. to the Execuuve Duector of the South FlondaReglOnal Planrung COunCIl. . .. .
Please be advised that Section 163.31 84(8)(c), F.B., requires the Department to provide a
courtesy information statement regarding the Department's Notice of Intent to citizens who
furnish their names and addresses at the local government's plan amendment transmittal
(proposed) or adoption hearings. In order to provide this courtesy information statement, local
governments are required by law to furnish the names and addresses of the citizens requesting
this information to the Department. Please provide these required names and addresses to
the Department when you transmit your adopted amendment package for compliance
review. In the event there are no citizens requesting this information, please inform us of
this as well. For efficiency, we encourage that the information sheet be provided in electronic
format.
-----
~
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,.. . t .
,
SOUTH FWRIDA WATER MANAGEMENT DISTRICT
3301 Gun Club Road, West Palm Beach, Florida 33406 . (561) 686-8800 . FL WATS 1-B00-432-20-!5 . TOO (561) 697.2574
Mailing Address: P.O, Box 24680, West Palm Beach, FL 33416-4680 . www.sfwmd.gov
GOV 08-20
II J1
l b \l q I bf
-: ' .?.~~ . 't'-'\g.~~: 'ill';':~;"< ~ .
..~.___4L J:J .
;
':; I; '1 e '2004
~ ' .I '.\ 1
. L, RPM BSP
-~ :?lJ\M PRi)CESSING~
;-,=~'
'October 15, 2004
Ray Eubanks, Administrator
Plan Review and Processing
Department of Community Affairs
2555 Shumard Oak Boulevard
Tallahassee, FL 32399-2100 .
Dear Mr. Eubanks:
Subject:
Amendment Comments
Monroe County, DCA #04-2
.
South Florida Water Management District staff has reviewed the above subject
document and forwards no adverse comments. If you have any questions or
require additional information, please contact Cecelia Weaver at (305) 853-3219 ,
.. or m~at(561) 682-6779. . ' " ' ....
Sincerely,
P.K. Sharma, AICP
Lead Planner
Water Supply Planning & Development Division
PKS/nk
Cc: 'K. Marlene. Conoway, Monroe County
. . Robert DanIels, SFRPe: . .
Rebecca Jetton, DCA, Keys Office
.
GOVERNING BOARD
EXECUTIVE OFFICE
Nicolas J. Gll tierrez, Jr., Esq., Oillir
Pamela Brooks-Thomas, V"....C1mlr
Irela M, 13ague
Michael Collins
Hugh M English
Lennarl E. Lindahl. P.L
Ke\'In McCarty
Harkley R. Thornton
Trudi K. Williams, F.E.
Henry Dean, EUClili''i'DIn!clor
.
.
.
STATE OF FLORIDA
DEPARTMENT OF COMMUNITY AFFAIRS
"Dedicated to making Florida a better place to call home"
JEB BUSH
Governor
THADDEUS L. COHEN AlA
Secretary
:MEMORANDUM
TO:
Lindy McDowell, DEP
Susan Harp, DOS
Gary Donn, FDOT 6
Robert DanielsSouth Florida RPC
P.K. Sharma, South Florida WMD
Linda Harless, AG
Brian Barnett, FISH
DATE:
November 9, 2004
SUBJECT: Notification
RE:
Monroe County DCA # 04-2
Pursuant to the notification requirements of Rule 9J-11.009(5) F AC, the Department will
not review the above referenced proposed comprehensive plan amendment(s).
2565 SHUMARD OAk BOULEVARD . TALLAHASSEE. FLORIDA 32399-2100
Phone: 850.488.8466/$uncom 278.8466 FAX: 850.921.0781fSuncom 291.0781
Internet addreSll: http://www.dca.state.fLus
CRITICAL $T ATE CONCERN FIELD OF~ICE COMMUNITY PLANNING
EMERGENCY MANAGEMENT
HOUSING & COMMUNITY DEVELOPMENT
.
'.
.
12/02/2004 11:05
8504883309
COMM PLANNING
PAGE 04/06
itA"!' ....
STATE OF FLORIDA
DEPARTMENT OF COMMUNITY AFFAIRS
"Dedicated to making Florida 8 better ptac6 to call home"
JEB BUSH
GowmOf
TIIaddeu& Cohe.,
~er.toly
MEMORANDUM
TO:
THROUGH:
Charles Gauthier, Chief~ Comprehensive Planning
Wilbum Roger, AC. ting Rogion.1 Planning Admit:ttr ~
Rebecca Jetton, ACSC Administrator ~ cr---
MonTOe County Detennination to Review Amendment 04-02
FROM:
SUBJECT:
DATE:
November 3,2004
October 31, 2004
30-day Date:
MAJL~OUT DATE:
November 30, 2004
Executive Summary
The Monroe County Comprehensive Plan, at Goal 1 05, refleCts the county's intent to develop a Livable
Communikeys Master Plan for each island within the Florida Keys. This amendment incorporates the
Tavernier Livahle Communikeys Plan into the comprehensive plan. The Tavernier area contains a blend
of historic conch buildings, a commercial center, and large expanses of hammock and wetland!:!. The
community vision includes maintaining the tree canopy, adopting a tiered system to 1'CCogni7..e native
terrestrial areas, developed areas and transition sprawl reduction areas. The community opposes intensive
commercial development and wants to maintain and focus on a historic overlay district. The community
prefers village style affordable housing~ needs new water access points and additional parks. The
community indicates a need to better identify addresses of commercial buildings, and move forward with
wastewater plant construction.
Thc County is proposing to revise the Future Land Use Map designation for ten parcels from. Residential
Medium to Mhed Use Commercial to recogni7.e existing developed businesses along US 1 that were
made non conforming on the PLUM when the initial Monroe County Comprehensive Plan was adopted.
Field staff has conducted on-site visits to ensure that these sites already contain developed commercial
uses.
Four parcels designated Residential Medium on the Future Land Use Map isj;Jeing proposed to be
designated Residential Conservation. These parcels contain hammock and it is appropriate to lower the
density of these parcels from one unit per lot to one unit per four acres
2555 SHUMARD OAK eOUI.EYARO . TALLAHASSEE, FLORIDA 32399.:2:11)1)
Phone; {8S0) 48a.e46\l/$uncom 276.ll4fl6 PAX: (050) 921-0791/Suncom 2!l1.07f,11
In1ernet address: nttp:llwww.dea......h.rl.us
CRITICAL STATE CO~FlN 1'1F.~O 01'1'10:: COMMUNITY PLANNING EMERGENC'I" MlINAGEMGNT
2796 CMrsoo. Highway, Guile 212 2555 Brrul'\'liltll OSk Boule1lSrd 2&55 Sl'Iuf1wd ~k ~1Il'ItI:l
fMrnll>DI1. FL 330M.<:1~ Tal18h8!lM'e. Fl 32399-2100 T8r,n~~~. F'l S239ll-2'lOO
(305) <eg440," 10001 400-2:356 (650) ~1:l-99S9
HOl,lSltlG & COMMUNITY Dl:VElOFMENT
~$!G Sl1umsJd OIIk ElouI\WsJd
T91leh~ee. Fl. ~m.~100
(SSO) 4$e-1956
..
.
d2/2004 11: 06
COMM PLANNING
8504883309
PAGE 05/06
..
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.~ .-'.
Eleven parcels currently designated Mixed Commercial arc being proposed for a Future land Use Map
change to Residential Medium. The proposed change will maintain the development pattern ofan
established neighborhood with no commercial uses,
The recognition of the existing commercial uses will enable repairs and expansions to structures. The
density will intensify because Mixed Use Commerci.al anows hotels and Residential Medium does not
allow hotels, however the Monroe County plan has a prohibition on llew transient uses. The floor area
ratio will also increase from .20 to .45. Exj.sting transient units could be purchased and transferred to the
existing commercial sites if the amendment iiS approved. The sites are not environmentally sensitive and
the infrastructure is operating at the adopted level of service standards. Development in both bmd use
categories must meet a minimum open space ratio of twenty percent of the parcel.
Monroe County submitted the Ewlustion and Appraisal Report timely and it is currently under review by
staff.
The Department has not received a request from an affected party for review of the amendment and staff
recommends the Department not review tbe amendment.
Recommendation
Ba.'ied on the above stated issues, staff recommends that the Department not review the amendment
package.
REVIEW
BUREAU CHIEF~S DETERMINATION TO REVIEW
Monroe County PrODOS~dment 04-02
NOT REVIE~ I'" DATE
1\ )'\ t
-.;,:;,-
2
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 Vear 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 Communi Keys 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 (l2)
enumerated principles; and
WHEREAS, the Monroe County Planning and Environmental Resources Department in
compliance with the Momoe County Veal' 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 Tavemier 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
'VHEREAS, tho vision set for the Tavomier Creek to Mile Marker 97 Planning Area is:
An island community cm11Initted 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 commercial properties, and neighborhoods where residents have access
to the water and recreational facilities; and
'VHEREAS, the Livable CormmmiKeys Master Plan for the area of Tavemier Creek to
MHe Marker 97 develops that vision providing for the preservation, restoration, acquisition and
management of envirorunentally sensitive lands, protection and enhancement of the planning
areas small to\vn character, design guidelines and standards to guide renovation and
redevelopment of the U.S 1 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 Tavemier with guidance for
enhancements and design themes that recognize the distinctive Havor of Tavernier to create an
identifiable and high quality irnage for the U.S.1 conidor; and
\VHEREAS, 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
Resolution P34.04
Page 10f3
In;t;a11-
BE IT RESOLVED BY THE PLANNING COIV[MISSION OF MONROE COUNTY,
FLORIDA, that the preceding findings support their decision to recommend APPROV AL 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 23rd 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
By
F MONROE COUNTY, FLORIDA
Signed this
711 day of \.ScpA mbei, 2004.
APPROVED AS TO FORM
AND LEGAf\.SUFFf);IENC Y(
, , I /"/ q / /.
. \[17 f/ /1/// /1/ ,.
BY ..._ ..~:J .i_ ,~ /;..;: t.... /
l~tto1-ney's Office
Resolution P34-04
Page 3 of3
I'itinyitL
DEVELOPMENT REVIEW COMMITTEE
RESOLUTION #D09-04
DEVELOP1\.fENT.REVIEW COMMITTEE.RESOLUTIONNO..D09~04
A RESOLUTION BY THE MONROE COUNTY DEVELOPMENT REVIEW
COMM!TI'EBRECQ1vllv1EWINGAPlR.OVAL TO mE .PLANNING
CONf)4ISSIONOF THE LtV:A:atECQ~YSMA$r:aR PLAN FOR
T~VI!ttNIERcrmnK>TOM[[.E.MARK.BR97, nRAFToNEFoRFuRTHBR
PUBLIC.REVlEW AND. COMMENT.
WBElt&A$, during ..(1. regularly schedtiledmeetingheld on March 8, 2004, 1he
DevelopmentReviewCoIl1111itteecoriducteda revJe\vandconsideration.of the Livahle
CommuniKeysMastetPlan.(LCP)forTaverriier CreektoMileMar.ker97~ Draft One; and
c _' ,. _. . ' .
'VlIEl,{E,AS,ti1eDeyeloPl1loot Review COIlU1litteee.xmnined])raft One ofthel\1aster
. Plan,. dated Fcbt'l:Lary 20) 2.004; and.
WHElt&A$, the MoIlI'OcCounty Year 2010 C(rtnP~hensive Plan Objflc.tive HH.20
Q'llttin~tbe:LivahleCornnruniKeysasa pl~llgprogranl.whichis to address community needs
while balancing fue lleedS ofallofMollroe County; and
WHEiU;AS, Polipy lQl.2.9.1 of theYeat 2010 (Joll1prehetlSivePlan dirt':Qts MontOe
County to develop a series ofCommllIlityMaster Plans wbich shall include specific criteria,
including close coordination with other community plans Qngoing lathe same area; and
WlmllEAs,.theTa.YemierCr~ektQ:Mn~Mark:er97LGP. began in early 2QOl~nd with a
pllp1ic wOrksh()Pb.e1<i OIiMarcb1, 2001;<and.
WHEREAS, two other workshops. were heldonSeptember 20, 2001 and March 26; 2002
i:n order to prQvide an opportunity forcomtI11.Ulity input and to direct the LCPplarmingeffort;
a:I1dsurveyswere sent. t() Propqty ownws and business ownenlJo provide :flJrtherfeedbackfor
the plan; and .
WBEREAS,theresulting draftpl~addre$sestheplannillg andeomrnunityissues 1'tlised
intheme~til1gs,.bbtainedthroughsU1Yeys.an<l:public.comtr1ents; .and
WIlER.EAS,draftoneoftheLCPwm be reviewed and discussedataseries.ofPhmning
Cpmmisslonmeetirigs..wlierepubliccotttil:1ent\Vi11be..ta.1p,m. on.th~ Plan;.Md
WHEREAS, the final LCP docurnentmust beapprQved by the MonrQe County Board of
County Commissioners and the Florida Department ofComrnunity Affairs as the policy
document to guide future growth anddeveli)pment of the plannlngarea;
Reso]JltibnD09.:04
Page 1 .0[2
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 MOlioe County Planning Commission of the
proposed Livable CommuniKeys Master Plan for Tavernier Creek to Mile Marker 97, Draft One
for further public review and comment.
PASSED AND ADOPTED By the Development Review Committee of Monroe County,
Florida at a regular meeting held on the 8th day of March, 2004.
Aref Joulani, Senior Coordinator, Development Review
Ralph Gouldy, Senior Administrator, Envirornnental Resources
David Daquisto, Island Planning Team Director (Upper Keys)
Robert Will, Senior Planner
Department of Health (by fax)
Department of Public Works (by fax)
Department of Engineering (by fax)
YES
YES
YES
YES
YES
YES
YES
DEV~I=l'<'T REvrn,\ COMMITTEE OF MONROE COUNTY, FLORIDA
-- 4.+ }
;
By
Aref Joulani, DRC Chair
Signed this 2'1 fJJday of Mev" Co h , 2004.
Resolution D09-04
Page 2oE2
~-~
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"!11
Liva6Ce Communixns
::Master C/fan
cTavernier Cree
'To
:MiCe 'JILarR!r 97
An is(mw commutlity n'c'" in nistory awl cnanuh'r
Feb1ild1'Y I b, 1005
~.
.--
it,
A Coorctinated Effort B "j~
Mon rc..e County. Plan n i ng & Fn.....i ronmen ~ 1 ReSJ..lurce::: nepaTtmellt. a.nd
lhe Com mUlli t}' of T a\ -ernier Creek tJ.-, Mile \1~ rker \) 7 _
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
MASIER PLAI . -= ~
FOR IAVERIIER CREEK BRI.GE
TO MILE MARKER .,
2004.2024
Prepared by:
The Monroe County Department of Planning and Environmental Resources
':~L
with '~
'8,
K. Marlene Conaway, Planning Director and Project Leader
David Dacquisto, Upper Keys Director
Jeff Stuncard, Principal Planner
Maureen Lackey, Senior Planner
Robert Will, Senior Planner
Heather Cotton, Planner
Jason King, Planner
Kim Rohrs, GIS Planner
2
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.
3
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 FDOT projects 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 ofland 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.
4
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
. 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 of US. 1 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.
5
Table of Contents
Chapter One:
Introduction
Summary of the LCP Planning Process
Format of Master Plan Elements
9
27
29
Chapter Two: Land Use and Redevelopment Element
Goal One: Directing Growth
32
Chapter Three: Community Character Element
Goal Two: Preserve Neighborhood Qualities
Goal Three: Maintain Community Character
Goal Four: Protect Historic and Cultural Resources
37
40
43
Chapter Four: Housing Element
Goal Five: Maintain Housing Affordability
49
Chapter Five: Environmental Protection Element
Goal Six: Preservation, Management, and Restoration
54
Chapter Six: Economic Development Element
Goal Seven: Redevelopment and Infill
Goal Eight: Water Dependant Commercial Uses
59
63
Chapter Seven: Transportation Element
Goal Nine: Transportation System
67
Chapter Eight: Parks and Recreation Element
Goal Ten: Parks and Recreation
72
Chapter Nine: Community Facilities Element
Goal Eleven: Public Facilities
80
Chapter Ten: Community Involvement Element
Goal Twelve: Community Involvement
85
Capital Costs Summary
88
Glossary
89
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
Figure 1.1
Figure 1.2
Figure 1.3
Figure 1.4
Figure 1.5
Figure 1.6
Figure 1.7
Figure 2.1
Figure 3.1
Figure 4.1
Figure 6.1
Figure 8.1
Table 1.1
Table 1.2
Table 1.3
Table 1.4
Table 8.1
List of Figures
Location/boundary map of the planning area.
Aerial 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.
Flow 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 commercial 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
19
25
30
35
47
50
62
74
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%).
7
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
ADID
ALS
BOCC
CARL
DCA
EAR
ESA
FDCA
FDEP
FDOT
FKAA
FKCCS
FKERTF
FLUM
FWS
HCC
HPC
IS
LCP
LOS
MCLA
NGO
NROGO
PUV
PYA
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
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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 well 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 following principles:
1. 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
9
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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
10
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
.-"J~ih.:\vaL :lmIJr!, ~l~!YS YtOC\i:tm
~~- -~_. _~'c,~/
Tavernier Creek to Mile Marker 97
Tavernier Study Area
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A
05
Mles
Tavernier Study Area [Z]
Ml;inroe coupty
Planning and$pVlt-onmental
Reso'll,foes :Oep.~ment
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~t~
Thisl:l:l;lpisfor:Monroo:: C01Jr~/Growth:MmageJ:J:l.om1D:tvisi.orJ.
purpO~"'5 mUy_ The data c01"ll:a:itv,dllinm:is ill15l:r&tiw. =y
:mdmaynot :urur3teif@pKtbourtd:rri.f!"parrek,ro:td5,
rigJIofw::..}'!',ori.det'l:Iifi:w.minfoDJ:W:ioIL
Prl!pomdBy: KR D~: Novm:.b~ 2003
KeY West
Figure 1.1 Locationlboundary map of the planning area.
Introduction
~
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15
Mles
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,
11
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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 (F AC 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 of the 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 11,000 years
ago, water levels moderated to approximately current levels, leaving the Keys exposed and fill-
ing Florida Bay.
Introduction
12
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
~'-iva'
..:; ~. -~
Tavernier Creek to
'') m \J ..
':15 "toe - . ,m
~-./
Mile Marker 97
Monroe County
Planning and Environmental
Re"oun'es Department
N
A
Th:. r.1~r' I' :"" ~,f,,(, ..~ I-"."~I'; I~r,.....-:t_ ~:f.~l.\~:"'f.~~U T ,-.1 1 "1.
!:~~: ..~ .;~~_~::~~;:;:,;. :~-::~,_:.I;.?: :~;~~.~~.~':.:~;~;.I~;'~~;~ ~:.:i,!~i~I~~ ~:~';_..~)J~~,I-"
,".:)
;,~: .~I ~ d ~.... -
Figure 1.2 Aerial map indicating hammock areas.
Introduction
13
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
~\..\VOi'
~~..
Tavernier
qmv,
>15 Yto~:.
.~
Mile Marker 97
m
-...............
Creek to
./
ADID Habitat
Habitat
_Water
Man grove
....
Scrub mangrove-
" S;3.ltmi3r~h
Bl1ltonwaod
Hammock
.,
Pin ela rtd s
.';..ft
Exotics
Owel op ed
_ Fre.hwater hardwood
Freshwater pine
~ Fre.hwater marsh
Gra'5.'Slan.ds
J '_
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Mon,'oe County
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"L 1.1. 1~1.I1':; ~ < I .i-.j,.I.I.,~ :'. (.1 :Vi '31 ", ',~ :rl :-!..~I.l.~'~I~1 ~IJll ~'.-I: ~ .,.
,'~~,_'.l~' :(.:'." -::-.~ .h~~ (.'~,I."('~ i ~Ir-:'"~I~ I 'I:I'I'~~.\~I'_'~. ~I..'
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~II --
j"~r:")P~ ~".' r::;: T'.\I~ ~.l:,',,~!Y,~~r :......;
Figure 1.3 ADvanced IDentification map of the planning area.
Introduction
14
N ear 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 ofland, 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. 1 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
15
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Figure 1.4 Historic overlay district with historically significant sites.
Introduction
16
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
Historical and Cultural Context
The history of this 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. 1 (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 of the 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 of the 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 of the property until being relocated adjacent
to the Old Tavernier School between 1930 and 1940. The Tavernier Creek Hammocks is sig-
Introduction
17
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
nificant 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 of a 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
Total
2,912
442
1,210
4,564
623
35.8
".Yo ."..
10% 63% 47%
Private Developed
Public
822
295
47.2
17.0
Private Vacant
1,740
100.0
. Private Developed . Public . Private Vacant
Source: Monroe County Planning Department
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 1,210 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 110
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
18
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
~~' ~
Tavernier Creek to
>jS "tor m
~ j
Mile Marker 97
Exisiting Government Owned
and Private Vacant land
I
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Vacant Land
Public Ownership
_ state of Florida
~ Monroe County
Village of Islamorada
_ Federal
_ Residential Vacant
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Monroe County
Planning and Environmental
ResourcE'S Department
A
t.I,?S
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f'I....p::.!~ i ~.-:.. ;:1: I '.)t~ i: '."~I":"Ir'~~. ::11,.
Figure 1.5 Vacant lands within the planning area
Introduction
19
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
Demographics
The demographic information included in this Master Plan was taken from the 1990 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 all 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 121 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 small 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 all age
groups, with the largest decrease in the 21 to 54 year old age groups (15%). The over 55 age
group and the under 20 have decreased by 7.6% and 4.15% respectively.
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 , 'Xl4 -8.5 37,048 37,262 0.6
0-20 700 748 -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 -no 33,583 35,086 4.3
House units 3,2~ 3,441 7.3 46,215 51,617 10.5
Persons per occupied 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
Forrent 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 1990 and 2000
Introduction 20
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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 will 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 will 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%, proj ecting future populations becomes very difficult.
RaGa is the system whereby residential permits are issued in Monroe County. Since 1992
when RaGa 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
allocations 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 will most likely continue at the current
percentage (51% permanent households) or decrease over the next 20 years. Using 51% for the
calculation results in a projection of70 t0110 new housing units constructed in the planning area
will be for permanent residents. This will increase the permanent population by between 155 and
234 persons if the household size continues to be 2.19 persons per household. The total perma-
nent population will increase to between 4,010 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
will require service for an increase in the functional population of between 310 and 460 persons.
Introduction
21
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
Income
The 2000 Census income statistics for the planning area report that nearly half of the 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.
Table 1.3 Annual Household income for the planning area
Less than $20,000 585 355 10,642 7,254
$20,000 - $39,999 686 539 11,648 9,057
$40,000 - $49,999 212 209 3,406 3,870
$50,000 - $74,999 258 292 4,435 6,974
$75,000 - $99,999 117 166 1,341 3,632
$100,000-$150,000 64 124 1,109 2,411
More than $150,000 48 70 1,030 1,908
1. Actual total household figures for the planning area are estimates calculated with population demograhic data.
Source: u.s. Census 1990 and 2000
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 ofland 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
12.5 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
22
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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 of this 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 bayside in Lime Grove Estates at Mile Marker 96; and the former DeCarion/
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 of the 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 I) 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
23
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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.
Table 1.4 Distribution of vacant lands in the proposed Tier system
Private Vacant Residential 500 170 280
Private Vacant Commercial! 6 8
Public Land 400 6
1. 72 of these lots are being used for parking and storage
Source: Monroe County Planning Department
245
275
100
30
245
24
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
~~\.-'I.VO'"
~~.~'--.,
.,n,-,
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: .': ....... I I:.. I I" I":-".~ ,-- ~ -.
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Tier Map
Til."f Designalio n
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Figure 1.6 Proposed Tier system map.
Introduction
....
."
~lq.Jl~""" Ca"':1.l~'
1-11..-. n:r:1 n~ .D.nd J.:r"I....I5"....r: rn....!': tc:~
5i:r-o.:ulJJrn.o:"'I r'h'~;.A I ~ II".,:-:.r
25
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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 Study (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 LCP Planning Process
26
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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 91 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:
1. 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
27
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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 US. 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 of the 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 US. 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 US. 1 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
28
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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 staff have 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 fulfilling three basic tasks:
· Statement of the 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.
Analvsis 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
29
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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 A ction Item s to
Obtain Information
New Information
May Change
Need or Strategy
Identified Strategy
ENOUGH INFORMATION IN HAND FOR IMPLEMENTATION?
n n
YES
NO
New
Nee d
Identified
W rite A ction Item s
for Implementation
Monitor and Update
Figure 1.7 Flow chart illustrating Master Plan process.
30
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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LAND USE AND
REDEVELOPMENT ELEMENT
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Land Use and Redevelopment Element
31
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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 150 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 210 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
32
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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-conformity 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
33
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marlur 97
Strategy 1.3
Review and evaluate the land use designation of lawfully established non-confonning land uses
and structures within the planning area to detennine appropriate designation.
A ction 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-confonning uses and rezone as appropriate.
Action Item 1.3.2: Discourage the continuance ofnonconfonning uses that are detennined 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 1.4.2: Adopt the following parcel-specific revisions to the Future Land Use
Map (FLUM) category and Land Use District Map:
1. Change the designation of parcels identified with real estate parcel numbers:
566000.000000,566240.000000, 477140.000000,566120.000000,477150.000000,
477160.000000,477170.000000,477210.000000 and 477180.000000 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).
2. Change the designation of parcels identified with real estate parcel numbers
476750.000000,476760.000000,476770.000000 and 476780.000000 which are
owned by Monroe County from Improved Subdivision (IS) to Native Area (NA) and
on the Future Land Use Map from Residential Medium (RM) to Residential
Conservation (RC).
3. Change the FLUM designation of parcels identified with the following Real Estate
numbers: 555880.000000; 556090.000000, 556080.000000, 555860.000000,
55591 0.000000; 555890.000000~ 555960.000000; 555970.000000~ 555850.000000;
555840.000000; 556010.000000; 55830.000000; 556020.000000; 555820.000000~
556040.000000; 556030.000000; 555990.000000; 556070.000000; 556000.000000;
556060.000000, and 556050.000000; 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:
555940.000000,555950.000000 and 556100.000000 are not listed on the FLUM as
Mixed-Use (MC) and were not included.
4. Change the Future Land Use Map designation of parcels identified with the following'
real estate numbers from Residential Medium (RM) and Residential High (RII) to
Mixed.Use Commercial (MC): 482310.000000 and 482320.000000.
34
Land Use and Redevelopment Element
Livable Comm uniKevs Master Plan for Tavernier Creek Bridfle to Mile Marker 97
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Tavernier Creek to Mile Marker 97
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Land Lise and Redevelopment Element
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35
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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COMMUNITY CHARACTER ELEMENT
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Community Character Element
36
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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 US. 1. The hammock stand in the
median of US. 1 contributes to the over-all environmental and scenic quality of the planning
area.
The development pattern is reflected in the proposed Tier Map designations. The infill 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 smaller patches of fragmented hammocks throughout the area and large
Suburban Residential lots with hammock on US. 1 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 small
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 tall trees within the neighborhoods. Continued support by citizens of this area for the
protection and preservation of these qualities is critical in the implementation of the Master Plan.
Community Character Element
37
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
US. 1 Buffer and Median
The natural vegetated buffer along US. 1 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 of this 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 US. 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 US. 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
38
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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 US.!.
Action Item 2.3.1: Coordinate with Florida Department of Transportation to plant the median
of US. 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 US. 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
39
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
GOAL THREE
DEFINE, MAINTAIN AND ENHANCE THE COMMUNITY CHARAC-
TER FROM MM 91-MM 93.5.
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
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.
U.S. 1 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.
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.
Community Character Element
40
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
Recommended Strategies and Actions
Strategy 3.1
Recognize and protect the existing mix of land uses in the U.S. 1 conidor 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: Require that any new development or redevelopment approved within the
designated US Highway 1 Community Center, meeting the following criteria, be consistent
with design standards established pursuant to Action Items 3.2.3 and 3.3.3:
1. Any new or expanded non-residential structures of greater than 2,500 square feet in floor
area;
2. Any new or expanded outdoor retail sales;
3. Any new residential structure containing more than three units or redeveloped residential
structure containing more than three units that involves a change in floor area, building height
or configuration of building footprint;
4. Any new transient residential structure or redeveloped existing transient residential structure
that involves a change of floor area, building height, or configuration of building footprint.
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 ofthe US 1
Conidor 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: 1) Commercial retail high-intensity uses
that generate above one hundred and fifty (150) 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 expanded outdoor retail sales associated with structures of less than
five hundred (500) square feet of floor area.
Action Item 3.1. 5: Enact a temporary moratorium on all development meeting the
threshold for design review and approval in Action Item 3.1.2 until adoption of design
standards for the US Highway 1 Community Center are adopted or six months after the
effective date of this Master Plan. whichever comes first.
Action Item 3.1. 6: Require that any development or redevelopment approved within the
designated Tavernier Historic Overlay District (Figure 3.1), to include the areas
designated as the Existing Historic District and Proposed Historic District, meeting the
following criteria, be consistent with design standards and in compliance with regulatory
controls established pursuant to Strategy 4.1 :
1. Any structure that is designated by Monroe County as a historic resource;
2. Any structure identified by "The Final Report Historic Architectural Survey of
Unincorporated Areas of Monroe County Florida (2003)" prepared by GAl Consultants
Inc.
Action Item 3.1. 7: Enact a temporary moratorium on all development meeting the
threshold for design review and approval in Action Item 3.1.6 until the adoption of design
standards and regulatory controls for the Tavernier Historic Overlay District are adopted
or six months after the effective date of the Master Plan, whichever occurs first.
41
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
Strategy 3.2
Develop and adopt a Commercial Corridor Enhancement Plan for the US. 1 Corridor Area be-
tween MM 91 and MM 93.5.
Action Item 3.2.1: Define the US. 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 shall 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 US. 1 Corridor Area and the Community Center.
Action Item 3.2.4: Provide incentives for property owners on US. 1 to make landscaping and
building improvements and bring signs into conformance with the Enhancement Plan.
Strategy 3.3
Adopt a zoning overlay for the designated Community Center defined in Action Item 3.2.1
and specific Land Development Regulations for that overlay.
Action Item 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 US. 1 within the planning area in order to
enhance the community character of the US. 1 Corridor Area.
Action Item 3.3.5: Require existing commercial parcels proposed for Employee Housing
density bonuses be developed consistent with the design standards adopted pursuant to Action
Items 3.2.3 and 3.3.3.
Action Item 3.3.6: Encourage small businesses, that are not of historic quality, on US. 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
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Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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 104), 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 well 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 of the 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
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Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
Analysis of Community Need
Protection of Historic, Cultural, and Archaeological 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.
Design 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.
Design 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 Monitoring 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
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Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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 of the 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
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Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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.
Action Item 4.3.5: Require that any development, remodeling or redevelopment approved
within the designated Tavernier Historic Overlay District (Figure 3.1), to include the
areas designated as the Existing Historic District and Proposed Historic District, meeting
the following criteria, be consistent with design standards and in compliance with
regulatory controls established pursuant to Strategy 4.1:
1. Any structure that is designated by Monroe County as an historic resource;
2. Any structure identified by "The Final Report Historic Architectural
Survey of Unincorporated Areas of Monroe County Florida (2003)"
prepared by GAl Consultants Inc.
Action Item 4.3.6: Enact a temporary moratorium on all development meeting the
threshold for design review and approval in Action Item 4.3.5 until adoption of design
standards and regulatory controls for the Tavernier Historic Overlay District are adopted
or six months after the effective date of this Master Plan, whichever occurs first.
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 acquisition 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
46
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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Community Character Element
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HOUSING ELEMENT
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Housing Element
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Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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 1,971 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 year.
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 1990, 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 16 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 41 mobile homes have been upgraded to newer models but have not been replaced with
single family homes.
Figure 4.1 Shows the existing housing types within the planning area.
Housing Element
49
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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Figure 4.1 Existing residential areas with the planning area.
Housing Element
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Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
Analysis of Community Need
Affordabilitv 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. Sustainabilityof
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
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Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
Strategy 5.2
Encourage the development and redevelopment of commercial and mixed-use zoned land for
employee housing.
Action 5.2.1: 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.
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ENVIRONMENTAL PROTECTION ELEMENT
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Environmental Protection Element
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Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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 of the 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
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Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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 of life and character of the 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 allowable 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
105.2.1.
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
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Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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 if the 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
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Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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 adj acent 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
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ECONOMIC DEVELOPMENT ELEMENT
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Economic Development Element
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Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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 of the 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 rentals" 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
59
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
Impact of industrial uses on adi acent 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 US. 1
When US. 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.
RV 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 of the 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 US. 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
60
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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.!.
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-
urns and RV Parks in the planning area to the over-all economic stability of the business com-
munity.
Action Item 7.4.1: Use the results of the 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 R V Park study includ-
ing regulatory changes.
Economic Development Element
61
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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Economic Development Element
62
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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 of the 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 located 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 91190)
. 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
63
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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
64
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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
65
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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TRANSPORTATION ELEMENT
la,
Transportation Element
66
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
GOAL NINE
PROVIDE FOR ALL CITIZENS OF THE PLANNING AREA A SAFE
AND VIABLE TRANSPORTATION SYSTEM VIA Us. 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 US. 1 as the principal highway with numerous local and two collector roads serving
the many subdivisions. While US. 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. US. 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 US. 1 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 US. 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 US. 1
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 US. 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 US. 1 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 US. 1 from MM 97
to 96.5, at this point, the trail crosses US. 1 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 10 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
67
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
In addition to the pathways on US. 1, The Monroe County 1997 Bicycle and Pedestrian Plan
calls for new paths on Westbound US. 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 US. 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% of the 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 US. 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 US.!.
Action Item 9.1.2: Consider and implement different types of traffic calming devices to im-
prove the flow of local automobile, bicycle and pedestrian traffic within the US. 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 pushbuttons, or other appropriate devices capabilities at the signalized
intersection in front of the Tavernier Towne Center (RE 89910.0001 and surrounding).
Transportation Element
68
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
Strategy 9.3
Improve bicycle/pedestrian environment on neighborhood streets.
Action Item 9.3.1: Coordinate efforts of FDOT, 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 of the 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.!.
Action Item 9.7.1: Coordinate with FDOT to stripe crossings of side streets with U.S.!.
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
69
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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
70
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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PARKS AND RECREATION ELEMENT
la,
Parks and Recreation Element
71
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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
16.4 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 of life 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
72
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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 seek 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
Beach
Ocean
Natural shoreline
Carribean Ave.
Dove Creek Natural shoreline
Jo-Jean Way
Surfaced boat ramp
Bay
Lobster Ln.
Ocean
Un-surfaced boat ramp
Lowe St.
Ocean
Natural shoreline
North Sunrise Dr.
Ocean
Eroding fill
Ocean View Dr.
Ocean
Natural shoreline
Sunrise Dr.
Ocean
Surfaced boat ramp
Source: Monroe COllllty Planning Department
Parks and Recreation Element
> Access to Sunny Haven Public Park
> Pedestrian and bike access
> Swimming and fishing
> Non-motorized boat access
> Non-motorized boat access
> Bike and pedestrian access
> Undesignated parking on shoulder of road
> Fishing
> Deep water acces s for boats (no parking)
> Pedestrian and bike access
> Non-motorized boat access
> Fishing
> Deep water access with perimeter canal
> No parking
> Bike and pedestrian access
> Fishing
> Deep water access no boat ramp
> Pedestrian and bike access
> Fishing
> Pedestrian and bike access
> Non-motorized boat access
> Fishing
> Pedestrian and bike access
> Non-motorized boat access
> Fishing
> Deep water acces s for boats (no parking)
> Pedestrian and bike access
> Non-motorized boat access
> Fishing
73
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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Parks and Recreation Element
74
Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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 well as pro-
viding alternative modes of transportation. Finally, 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 well 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 well
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 all 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 typically 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 typically 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 10.1.1: 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-
mng area.
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Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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.
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Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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 US. 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.
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Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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 pedestrianlbicycle 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.
Parks and Recreation Element
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Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
July 4, 2004
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COMMUNITY FACILITIES ELEMENT
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Community Facilities Element
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Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
GOAL ELEVEN
PROVIDE ADEQUATE PUBLIC FACILITIES TO SERVE THE EXIST-
ING AND FUTURE NEEDS OF THE TAVERNIER 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 nonstructural 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. 1. 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% of these 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 firelrescue
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 Avenue, 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
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Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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 ofMM 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, sheriff s 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
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Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
Water Supply 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 Emergency Calls, 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 wells 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
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Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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 Stormwater 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 of 21 '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.
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Llr;!JfllIl(!I/JilJ,JnJ12jFKll&Pe~ 1J;ltiJlljtlJ1Tavernier Creek Bridge to Mile Marker 97
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Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
GOAL TWELVE
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 of the 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 101.20.1 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
proj ects 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
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Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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 shall 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 review 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
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Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
CAPITAL COSTS
SUMMARY
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Capital Costs Summary
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Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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 Acquisition
Tier II and Tier III Hammock lots
Overseas Heritage Trail
Wastewater Treatment Facilities
Total Cost of Capital Improvements
$ 1,500,000 Unidentified
$ 600,000 Unidentified
$ 250,000 FDOT/DEP/Nationa1 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
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Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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 of the 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 of terms 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 Housin2 - 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.
Archeolo2ical 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.
Buildin2 Footprint - The area under a building.
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Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
Built Environment - This refers to the development placed on land and includes streets, com-
mercial buildings and houses. It is the opposite of the natural environment which is land that has
not been built upon or changed from the way it was.
Bulk Re2ulations - 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.
Calmin2 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.
Community 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.
Community Corridor Area- Refers to the area between MM91 and 93.5 where businesses are
concentrated.
Community Center Overlay 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.
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Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
July 4, 2004
CommuniKevs Pro2ram - 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 of the 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 Style - 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
obj ect 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.
Densitv - 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 of the
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.
Employee Housin2 - 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% of the employee housing units may be market rate
housing as per sections 9.5-4(A-5) and 9.5-266. (Ord. No. 19-1989, S I(PDIIA); Ord. No. 47-
1999, S 2; Ord. No. 003-2002, S 1)
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Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
Exotic Ve2etation - See Invasive Exotic
Garden-Type Apartments - 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 Space - 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 Property) - 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 Overlay - 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
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Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
Moorin2 Field - An area, off shore, in which there exists facilities and typically a designation for
the purpose of securing watercraft.
National Re2ister 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.
Nonconformin2 Structure - A lawfully existing (permitted) the size, dimensions, or location of
which does not comply with all of the 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.
Nonconformin2 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.
Open Space - 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 Repairs 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 of this 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 of the 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
of the area and counted as such in the census; not a Seasonal Residential Unit or a Transient Resi-
dential.
Perpetuity - The state of continuing for a long time or indefinitely.
Plannin2 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 of the county
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Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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 of the 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 of the 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.
Stora2e 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-
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Livable CommuniKeys Master Plan for Tavernier Creek Bridge to Mile Marker 97
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.
Streets cape - 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 Ri2hts (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 of land 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 of less 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.
Villa2e-Tvpe Desi2n - 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 Housin2 - A term sometimes used when referring to employee housing. See
Employee Housing.
95
~~
COMMUNITY
POST OFFICE BOX 72
PII:305-393-2316
ASSOCIATION
TAVERNIER, FL 33070
FAJ(:305~52-6158
MAIL: (._stutT.(i!hellsouth.net
February 12th, 2005
Re: Petitions concerning the 91-97mm Livable Communikeys Master Plan. (LCP)
Dear Board of County Commissioners of Monroe County
Please find enclosed signatures affixed to a petition that asks the BaCC to reverse their
November 17th, 2004 (Agenda item T -4) position regarding these community-driven
goals of the 91-97mm LCP Master Plan.
The approximate tally of qualified signatures (I say approximate because signatures keep
dribbling in) sets at 540: 414 from the planning area; 85 from north of97mm; 41 from
remainder of Unincorporated M.C.* We characterize that as respectable and tells the
BaCC that we are a tight knit community and know what we want. Please BOCC, hear
our voice and respect our wishes at the February (2005) BOCC meeting on the 16th at the
Key Largo Library.
Sincerely,
~
Chris Gardner
President
Note: The unqualified count of signatures found on the petitions is 610. The 540 figure
came after culling signatures from Islamorada and duplicate signatures
lY--,y