Item Q3
Meeting Date: August 17,2005
Bulk Item: Yes No -X-
BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Division: Growth Management
Department: Planning and Environmental Resources
Staff Contact Person: K. Marlene Conaway
AGENDA ITEM WORDING:
A public hearing to consider an ordinance amending the Land Use District Map to include the Tavernier
Creek to Mile Marker 97 U.S. Highway 1 Corridor Overlay including Community Center and creating
Section 9.5-260.2, Monroe County Code; that establishes a new land use district, the Tavernier Creek to
Mile Marker 97 U.S. Highway I Corridor District Overlay, adopts by reference the "Tavernier Creek to Mile
Marker 97 U.S. Highway 1 Corridor Development Standards and Guidelines", and requires development to
be reviewed and approved based these standards and guidelines.
ITEM BACKGROUND:
The Board of County Commissioners (BOCC) at their meeting of February 16, 2005, adopted the Livable
CommuniKeys Master Plan Tavernier Creek to Mile Marker 97 (Master Plan) as an amendment to the
Monroe County Year 2010 Comprehensive Plan. The Master Plan identified the importance of the
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor and the need to develop design standards and
guidelines to recognize and develop an architectural vision for the corridor. This is accomplished by the
creation of a new land use district overlay "Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor
District Overlay," adoption by reference of the "Tavernier Creek to Mile Marker 97 U.S. Highway 1
Corridor Development Standards and Guidelines", to recognize and develop an architectural vision for the
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor and to provide for review of certain
development located within the "Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor District
Overlay" and, amendment of the Land Use District Map to identify and designate a portion of U.S.
Highway 1 as the "Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor District Overlay."
The Planning Commission reviewed the staff draft and after holding a public hearing, recommended
approval.
PREVIOUS RELEVANT BOCC ACTION: The BOCC adopted the Livable CommuniKeys Master Plan
for Tavernier Creek to Mile Marker 97 on February 16,2005. There is an Interim Development Ordinance
currently in effect that restricts development in the designated Tavernier Creek to Mile Marker 97 U.S.
Highway Corridor and Community Center until September I, 2005 or whenever the land development
regulations and design standards and guidelines become effective, whichever comes first.
CONTRACT/AGREEMENT CHANGES: NIA
ST AFF RECOMMENDATIONS: Approval
TOTAL COST: NI A
COST TO COUNTY: NI A
BUDGETED: Yes
SOURCE OF FUNDS:
No
REVENUE PRODUCING: Yes N/ A No
DOCUMENTATION:
Included ~
APPROVED BY: County Atty -X- OMB/Purchasi
DIVISION DIRECTOR APPROVAL:
DISPOSITION:
AGENDA ITEM #
CREATE NEW LAND DEVELOPMENT REGULATIONS
SECTION 9.5-260.2
TAVERNIER CREEK TO MILE MARKER 97 U.S.
HIGHWAY 1 CORRIDOR DISTRICT OVERLAY
ADOPT BY REFERENCE
TAVERNIER CREEK TO MILE MARKER 97 U.S.
HIGHWAY 1 CORRIDOR DEVELOPMENT STANDARDS
AND GUIDELINES
AMEND LAND USE DISTRICT MAP TO DESIGNATE
TAVERNIER CREEK TO MILE MARKER 97 U.S.
HIGHWAY 1 CORRIDOR DISTRICT OVERLAY
BOARD OF COUNTY COMMISSIONERS
KEY LARGO
AUGUST 17,2005
CREATE NEW LAND DEVELOPMENT REGULATIONS
SECTION 9.5-260.2
TAVERNIER CREEK TO MILE MARKER 97 U.S. HIGHWAY 1
CORRIDOR DISTRICT OVERLAY
ADOPT BY REFERENCE
TAVERNIER CREEK TO MILE MARKER 97 U.S. HIGHWAY 1
CORRIDOR DEVELOPMENT STANDARDS AND GUIDELINES
AMEND LAND USE DISTRICT MAP TO DESIGNATE
TAVERNIER CREEK TO MILE MARKER 97 U.S. HIGHWAY 1
CORRIDOR DISTRICT OVERLAY
Create a new land use district overlay "Tavernier Creek to Mile Marker
97 U.S. Highway 1 Corridor District Overlay", adopt by reference the
"Tavernier Creek to Mile Marker 97 U.s. Highway 1 Corridor
Development Standards and Guidelines," and amend the Land Use
District Map to identify and designate the Tavernier Creek to Mile
Marker 97 U.S. Highway 1 Corridor including the Community Center
as the "Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor
District Overlay".
STAFF:
Approval
June 9, 2005
DRC:
Approval
June 9, 2004
Resolution # D I 0-05
PC;
Approval
July 27,2004
Ordinance # P21-05
DRAFT BOCC ORDINANCE
CREATE NEW LAND DEVELOPMENT REGULATIONS
SECTION 9.5-260.2
TAVERNIER CREEK TO MILE MARKER 97 U.S. HIGHWAY 1
CORRIDOR DISTRICT OVERLAY
ADOPT BY REFERENCE
TAVERNIER CREEK TO MILE MARKER 97 U.S. HIGHWAY 1
CORRIDOR DEVELOPMENT STANDARDS AND GUIDELINES
AMEND LAND USE DISTRICT MAP TO DESIGNATE
TAVERNIER CREEK TO MILE MARKER 97 U.S. HIGHWAY 1
CORRIDOR DISTRICT OVERLAY
AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY
COMMISSIONERS ADOPTING THE AMENDMENTS TO THE MONROE
COUNTY LAND DEVELOPMENT REGULATIONS CREATING A NEW
SECTION 9.5-260.2 TAVERNIER CREEK TO MILE MARKER 97 U.S.
HIGHWAY 1 CORRIDOR DISTRICT OVERLAY; ADOPTING BY
REFERENCE THE TAVERNIER CREEK TO MILE MARKER 97 U.S.
HIGHWAY 1 CORRIDOR DEVELOPMENT STANDARDS AND GUIDELINES
AND AMENDING THE LAND USE DISTRICT MAP TO DESIGNATE THE
TAVERNIER CREEK TO MILE MARKER 97 U.S. HIGHWAY 1 CORRIDOR
INCLUDING THE COMMUNITY CENTER AS THE TAVERNIER CREEK TO
MILE MARKER 97 U.S. HIGHWAY 1 CORRIDOR DISTRICT OVERLAY;
ESTABLISHING THE TAVERNIER CREEK TO MILE MARKER 97 U.S.
HIGHWAY 1 CORRIDOR DISTRICT OVERLAY AND ADOPTING
ST ANDARDS AND GUIDELINES FOR THE REVIEW OF DEVELOPMENT
PROJECTS; PROVIDING FOR REPEAL OF ALL ORDINANCES
INCONSISTENT HEREWITH; PROVIDING FOR INCORPORATION IN THE
MONROE COUNTY CODE OF ORDINANCES; DIRECTING THE PLANNING
AND ENVIRONMENTAL RESOURCES DEPARTMENT TO TRANSMIT A
COPY OF THIS ORDINANCE TO THE FLORIDA DEPARTMENT OF
COMMUNITY AFFAIRS; AND, PROVIDING FOR AN EFFECTIVE DATE.
ORDINANCE NO. 2005
AN ORDINANCE BY THE MONROE COUNTY BOARD OF
COUNTY COMMISSIONERS ADOPTING THE AMENDMENTS TO
THE MONROE COUNTY CODE CREATING A NEW SECTION 9.5-
260.2 TAVERNIER CREEK TO MILE MARKER 97 U.S. HIGHWAY
1 CORRIDOR DISTRICT OVERLAY; ADOPTING BY REFERENCE
THE TAVERNIER CREEK TO MILE MARKER 97 U.S. HIGHWAY
1 CORRIDOR DEVELOPMENT STANDARDS AND GUIDELINES
AND AMENDING THE LAND USE DISTRICT MAP TO
DESIGNATE THE TAVERNIER CREEK TO MILE MARKER 97
U.S. HIGHWAY 1 CORRIDOR INCLUDING THE COMMUNITY
CENTER AS THE TAVERNIER CREEK TO MILE MARKER 97 U.S.
HIGHWAY 1 CORRIDOR DISTRICT OVERLAY; ESTABLISHING
THE TAVERNIER CREEK TO MILE MARKER 97 U.S. HIGHWAY
1 CORRIDOR DISTRICT OVERLAY AND ADOPTING
STANDARDS AND GUIDELINES FOR THE REVIEW OF
DEVELOPMENT PROJECTS; PROVIDING FOR REPEAL OF ALL
ORDINANCES INCONSISTENT HEREWITH; PROVIDING FOR
INCORPORATION IN THE MONROE COUNTY CODE OF
ORDINANCES; DIRECTING THE PLANNING AND
ENVIRONMENT AL RESOURCES DEPARTMENT TO TRANSMIT
A COPY OF THIS ORDINANCE TO THE FLORIDA DEPARTMENT
OF COMMUNITY AFFAIRS; AND, PROVIDING FOR AN
EFFECTIVE DATE.
WHEREAS, the Board of County Commissioners at their meeting of February
16, 2005, adopted the Livable CommuniKeys Master Plan Tavernier Creek to Mile
Marker 97 as an amendment to the Monroe County Year 2010 Comprehensive Plan
(referred to hereafter as the 2010 Plan); and
WHEREAS, The Livable CommuniKeys Master Plan for Tavernier Creek to
Mile Marker 97 (referred to hereafter as the Master Plan) is the product of the Livable
CommuniKeys program as outlined in the 20 I 0 Plan Objective 101.20; and
WHEREAS, Objective 105.1.2 directs the County to prepare design guidelines to
ensure that future uses and development are compatible with scenic preservation and
maintenance of the character of the casual island village atmosphere of the Florida Keys;
and
WHEREAS, Action Item 3.1.2 in the adopted Master Plan requires that design
standards be prepared and that any new development or redevelopment within the US 1
Highway corridor be consistent with design standards; and
WHEREAS, Action Item 3.1.5 in the adopted Master Plan directs the County to
adopt a temporary moratorium on development in the corridor until the guidelines are
adopted or six months after the effective date of the Master Plan, whichever comes first;
and
WHEREAS, during a regular scheduled meeting on January 19, 2005, the Board
of County Commissioners, in anticipation of the adoption of the Master Plan, voted to
contract with HDR Inc., consultants, to prepare design standards and implementation
measures including amendments to the Monroe County Code for the Tavernier Creek to
Mile Marker 97 U.S. Highway 1 Corridor including the Community Center; and
WHEREAS, HDR Consultants prepared the Tavernier Creek to Mile Marker 97
U.S. Highway 1 Corridor Development Standards and Guidelines and implementation
measures including amendments to the Monroe County Code creating a new Section 9.5-
260.2 Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor District Overlay, a
Land Use District Map amendment to designate the Tavernier Creek to Mile Marker 97
U.S. Highway 1 Corridor including the Community Center as the Tavernier Creek to
Mile Marker 97 U.S. Highway 1 Corridor District Overlay and adopting by reference the
Tavernier Creek to Mile Marker 97 Corridor Development Standards and Guidelines; and
WHEREAS, a series of four workshops were held with the public to identify
issues, generate ideas and develop concepts for corridor development and to strengthen
the architectural character of the corridor; and
WHEREAS, during regularly scheduled meetings on June 22 and July 27, 2005,
the Monroe County Planning Commission reviewed the amendments and after hearing
the staff report and presentation from HDR Inc. consultants, and hearing comments from
the public, recommended approval of the proposed amendments to the Monroe County
Code and Land Use District Map to the Board of County Commissioners on July 27,
2005; and
WHEREAS, during a regularly scheduled meeting on August 17,2005 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:
1. The staff report prepared July 27, 2005 by K. Marlene Conaway, Director,
Planning and Envirorunental Resources; and
2. Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor
Development Standards and Guidelines; and
3. Proposed changes to the Monroe County Code and Land Use District
Map; and
4. A presentation by HDR consultants on the Tavernier Creek to Mile
Marker 97 Development Standards and Guidelines, Monroe County Code
and Land Use District Map amendments; and
6. Comments of the of the Growth Management Staff; and
7. 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 The Board of County Commissioners at their meeting of February 16,
2005, adopted the Livable Communi Keys Master Plan Tavernier Creek to
Mile Marker 97 as an amendment to the Monroe County Year 2010
Comprehensive Plan;
2. Objective 105.1.2 directs the County to prepare design guidelines to
ensure that future uses and development are compatible with scenic
preservation and maintenance of the character of the casual island village
atmosphere of the Florida Keys;
3. Action Item 3.1.2 in the adopted Master Plan requires that design
standards be prepared and that any new development or redevelopment
within the US 1 Highway corridor be consistent with design standards;
4. The Board of County Commissioners contracted with HDR Inc.,
consultants, to prepare the corridor design standards and implementation
measures including amendments to the Monroe County Code at their
meeting of January 19,2005;
5. HDR Consultants prepared the Tavernier Creek to Mile Marker 97 U.S.
Highway 1 Corridor Development Standards and Guidelines and
implementation measures including amendments to the Monroe County
Code creating a new Section 9.5-260.2 Tavernier Creek to Mile Marker 97
U.S. Highway 1 Corridor District Overlay, a Land Use District Map
amendment to designate the Tavernier Creek to Mile Marker 97 U.S.
Highway 1 Corridor including the Community Center as the Tavernier
Creek to Mile Marker 97 U.S. Highway 1 Corridor District Overlay and
adopting by reference the Tavernier Creek to Mile Marker 97 Corridor
Development Standards and Guidelines;
6. A series of four workshops were held with the public to identify issues,
generate ideas and develop concepts for corridor development and to
strengthen the architectural character of the corridor; and
WHEREAS, the Monroe County Board of County Commissioners makes the following
Conclusions of Law based on the evidence presented:
1. The Master Plan was adopted as the policy document to direct growth and
development from Tavernier Creek to Mile Marker 97; and
2. The Master Plan, as adopted, directs the preparation of design guidelines
as proposed by this ordinance in order to protect and enhance the
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor including
the Community Center; and
3. The proposed amendments are internally consistent with and further the
Goals, Objectives and Policies of the Year 2010 Comprehensive Plan and
the Livable CommuniKeys Master Plan for Tavernier Creek to Mile
Marker 97; and
4. The proposed map amendment does meet the requirements outlined in
Section 9.5-511 of the Monroe County Code and will not negatively affect
and alter the character of the surrounding community.
NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA THAT:
Section 1. The Board specifically adopts the findings of fact and conclusions of law
stated above.
Section 2. The land use district map shall be amended to include the Tavernier Creek
to Mile Marker 97 U.S. Highway 1 Corridor District Overlay as identified in the
Tavernier Creek to Mile Marker 97 Livable CommuniKeys Master Plan as the Tavernier
Creek to Mile Marker 97 U.S. Highway 1 Corridor including the Community Center and
which is hereby incorporated by reference and attached as Exhibit 1.
Section 3. A new Section 9.5-260.2, Monroe County Code is hereby created that
reads as follows:
"Sec. 9.5-260.2 Tavernier Creek to Mile Marker 97 U.S. Hi2.hwav 1 Corridor
District Overlay.
(a) Purpose: The purpose of the Tavernier Creek to Mile Marker 97 U.S. Highway 1
Corridor District Overlay is to implement the policies of the comprehensive plan and
Tavernier Creek to Mile Marker 97 Livable COffimuniKeys Master Plan by protection
of existing resources and enhancement of future development
(b) Application: The Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor
Development Standards and Guidelines are hereby adopted by reference and declared
a part of this chapter. Within the overlay district as designated on the Tavernier
Creek to Mile Marker 97 U.S. Highway 1 District Overlay Map, uses permitted as of
right and uses requiring a minor or major conditional use permit shall be reviewed
based upon the Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor
Development Standards and Guidelines" and approved if found in compliance with
these Standards and Guidelines
(c) The Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development
Standards and Guidelines may be amended by resolution of the Board of County
Commissioners upon recommendation of the Planning Commission and the Director
of Planning.
Section 4: If any section, subsection, sentence, clause, item, change or provision of
this ordinance is held invalid, the remainder shall not be affected by such invalidity.
Section 5: All ordinances or parts of ordinances in conflict with this ordinance are
hereby repealed to the extent of said conflict.
Section 6: The ordinance is hereby transmitted to the Florida Department of
Community Affairs pursuant to Chapter 380, Florida Statutes.
Section 7: This ordinance shall be filed in the Office of the Secretary of State of the
State of Florida, but shall not become effective until a notice is issued by the Department
of Community Affairs or Administration Commission approving ordinance pursuant to
Chapter 380, Florida Statutes.
PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
Florida at a regularmecting held on the _ day of 2005.
Mayor Dixie Spehar
Mayor Pro Tern Charles "Sonny" McCoy
Commissioner Georgc Neugent
Commissioner David Rice
Commissioner Murray Nelson
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY
Mayor Dixie Spehar
(SEAL)
ATTEST: DANNY L. KOHAGE, CLERK
Deputy Clerk
ATTACHED -TAVERNIER CORRIDOR DISTRICT MAP
A TT ACHED ~ TAVERNIER CORRIDOR DISTRICT MAP
Tavernier Creek to Mile Marker 97
U.S. 1 Corridor District Overlay
Exhibit 1
Legend
_ US 1 Corridor
Florida Keys
. Mile Marker
+
0,25 0,5
I
Miles
MONROE COUNTY
PLANNING AND ENVIRONMENTAL RESOURCES DEPARTMENT
'I'ms MAP IS FOR MONROE CoUNTY GIlOW1H MANAGEMENT DmSION
PURPOSES ONn'. THE DATA CONTAINED HEREIN IS ILWSTllATIVEAND MAY
NOT ACCUllA1'EIY DEPICT BO-l,J'NDARIES, JIAlI.CHIS, ROADS, RIGIIT OF WAYS,
OR IDEN'I'IFICAnON INFORMAl'ION.
Created D!:I' K/\ C/!uI'fI-1; 2005
BOARD OF COUNTY COMMISSIONERS
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 Tern Charles "Sonny" McCoy, District 3
George Neugent, District 2
David P. Rice, District 4
Murray E. Nelson, District 5
MEMORANDUM
To:
Monroe County Board of County Commissioners
From:
K. Marlene Conaway
Date:
July 27, 2005
Subject:
Amendment to the Land District Regulations to add Section 9.5.260.2 to
establish the Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor
District Overlay and adopt by reference the Tavernier Creek to Mile
Marker 97 U.S. Highway 1 Corridor Development Standards and
Guidelines.
Summary
The Board of County Commissioners (BOCC) at its meeting of February 16,2005 adopted the
Livable CommuniKeys Master Plan Tavernier Creek to Mile Marker 97 (Master Plan).
Action Item 3.1.2 of the Master Plan identified the development and redevelopment within the
U.S. 1 Highway corridor Tavernier Creek to Mile Marker 97 and Community Center that
would be required to comply with design standards to be established for the area.
On January 16, 2005, the BOCC contracted with HDR consultants to develop design
standards and design guidelines for development and redevelopment within the U.S. 1
Highway corridor Tavernier Creek to Mile Marker 97 and Community Center and to write the
implementation language including required amendments to the Monroe County Code.
The consultants worked with the public and county staff and through observation, a series of
four (4) workshops and with a mailed survey, identified the current and evaluated future
architectural styles for the corridor. The "Tavernier Creek to Mile Marker 97 U.S. Highway 1
Corridor Development Standards and Guidelines" identify the architectural theme for the
corridor and provide the standards and guidelines necessary to carry out the evaluation of
future development to promote projects that are in keeping with and support the community
vision for the corridor.
Page 1 of 4
In order to implement the "Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor
Development Standards and Guidelines," a text amendment is proposed to the Monroe County
Code to create the "Tavernier Creek to Mile Marker 97 U.S. Highway I Corridor District
Overlay." The "Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development
Standards and Guidelines" are adopted by reference. A land use district map amendment is
also proposed to identify and designate the area of the "Tavernier Creek to Mile Marker 97
U.S. Highway 1 Corridor District Overlay."
At a regularly scheduled meeting of June 9, 2005, the Development Review Committee met to
consider the amendments and voted to recommend to the Planning Commission approval of
the proposed amendments.
The Planning Commission met in two meetings on June 22, 2005 and July 27, 2005 to
consider the amendments and voted to recommend the approval to the Board of County
Commissioners.
Background
The "Tavernier Creek to Mile Marker 97 Development Standards and Guidelines" were
developed with the participation of the public and contain the standards and guidelines that
promote an architectural awareness and vision for the Tavernier Creek to Mile Marker 97 U.S.
Highway 1 Corridor.
In order to implement the "Tavernier Creek to Mile Marker 97 U.S.. Highway 1 Corridor
Development Standards and Guidelines", it is necessary to create a new land use district as an
overlay to the existing zoning to allow for the implementation of specific development
standards and guidelines for the corridor.
The corridor is not a standardized streetscape and development style and intensity varies along
its length. As a result, the corridor was divided into three (3) transects or zones, separated by
development intensity with the most intense land use located in the T4 Transect, medium
density in the T3 Transect and the least developed properties located within the T2 Transect.
The "Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Standards
and Guidelines", reflect this division and apply rules differently depending on the Transect the
property is located.
All properties within the corridor are subject to the "Tavernier Creek to Mile Marker 97 U.S.
Highway 1 Corridor Development Standards and Guidelines". Planning staff will review as
of right projects for compliance with the "Tavernier Creek to Mile Marker 97 U.S. Highway I
Corridor Development Standards and Guidelines" and the planning commission will include
the review as part of any conditional use permit application.
The "Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor District Overlay" will
provide the regulatory authority to implement the standards and guidelines and adopts by
Page 2 of4
reference the "Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development
Standards and Guidelines",
In order to implement the requirements of the "Tavernier Creek to Mile Marker 97 U.S.
Highway I Corridor District Overlay", it is necessary to amend the land use district map to
designate the boundaries of the "Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor
District Overlay."
"Sec. 9.5-260.2 Tavernier Creek to Mile Marker 97 U.S. Hi2hwav 1 Corridor District
Overlay.
(a) Purpose: The purpose of the Tavernier Creek to Mile Marker 97 U.S. Highway I Corridor
District Overlay is to implement the policies of the comprehensive plan and Tavernier
Creek to Mile Marker 97 Livable CommuniKeys Master Plan by protection of existing
resources and enhancement of future development.
(b) Application: The Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor
Development Standards and Guidelines are hereby adopted by reference and declared a
part ofthis chapter. Within the overlay district. as designated on the Tavernier Creek to
Mile Marker 97 U.S. Highway 1 District Overlay Map. uses permitted as of right and uses
requiring a minor or maior conditional use permit shall be reviewed based upon the
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Standards and
Guidelines" and approved if found in compliance with these Standards and Guidelines.
(c) The Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Standards
and Guidelines may be amended by resolution of the Board of County Commissioners
upon recommendation of the Planning Commission and the Director of Plallfling.
Land Use District Map Amendment
The boundaries of the proposed land use district map amendment to designate the "Tavernier
Creek to Mile Marker 97 U.S. Highway 1 Corridor District Overlay," are identified on the
attached maps Exhibit 1.
Planning Commission Action
The Monroe County Planning Commission at its meeting of July 27, 2005, recommended
approval to the Board of County Commissioners of the Monroe County Code text amendment
to create Sec. 9.5-260.2 and adoption of the Tavernier Creek to Mile Marker 97 U.S. Highway
1 Corridor Development Standards and Guidelines by reference, and the Land Use District
Map amendment to designate the Tavernier Creek to Mile Marker 97 U.S. Highway 1
Corridor District Overlay.
Page 3 of 4
Staff Recommendation
Staff recommends APPROVAL to the Board of County Commissioners of the amendment to
the Monroe County Code to add Sec. 9.5-260.2 and land use district map amendment to
designate and identity the Tavernier Creek to Mile Marker 97 U.S. Highway I Corridor
including the Community Center as the "Tavernier Creek to Mile Marker 97 U.S. Highway 1
Corridor District Overlay".
Cc: Timothy J. McGarry, Director Growth Management
Page 4 of 4
PLANNING COMMISSION
RESOLUTION # P21-05
PLANNING COMMISSION RESOLUTION NO. P21-05
AN RESOLUTION BY THE MONROE COUNTY PLANNING
COMMISSION APPROVING THE AMENDMENTS TO THE
MONROE COUNTY CODE CREATING A NEW SECTION 9.5-260.2
TAVERNIER CREEK TO MILE MARKER 97 U.S. HIGHWAY 1
CORRIDOR DISTRICT OVERLAY; ADOPTING BY REFERENCE
THE TAVERNIER CREEK TO MILE MARKER 97 U.S. HIGHWAY
1 CORRIDOR DEVELOPMENT STANDARDS AND GUIDELINES
AND AMENDING THE LAND USE DISTRICT MAP TO
DESIGNATE THE TAVERNIER CREEK TO MILE MARKER 97
U.S. HIGHWAY 1 CORRIDOR INCLUDING THE COMMUNITY
CENTER AS THE TAVERNIER CREEK TO MILE MARKER 97 U.S.
HIGHWAY 1 CORRIDOR DISTRICT OVERLAY; ESTABLISHING
THE TAVERNIER CREEK TO MILE MARKER 97 u.s. HIGHWAY
1 CORRIDOR DISTRICT OVERLAY AND ADOPTING
ST ANDARDS AND GUIDELINES FOR THE REVIEW OF
DEVELOPMENT PROJECTS; PROVIDING FOR REPEAL OF ALL
ORDINANCES INCONSISTENT HEREWITH; PROVIDING FOR
INCORPORATION IN THE MONROE COUNTY CODE OF
ORDINANCES; DIRECTING THE PLANNING AND
ENVIRONMENT AL RESOURCES DEPARTMENT TO TRANSMIT
A COPY OF THIS ORDINANCE TO THE FLORIDA DEPARTMENT
OF COMMUNITY AFFAIRS; AND, PROVIDING FOR AN
EFFECTIVE DATE.
WHEREAS, the Board of County Commissioners at their meeting of February
16, 2005, adopted the Livable Communi Keys Master Plan Tavernier Creek to Mile
Marker 97 as an amendment to the Monroe County Year 2010 Comprehensive Plan
(referred to hereafter as the 2010 Plan); and
WHEREAS, The Livable CommuniKeys Master Plan for Tavernier Creek to Mile
Marker 97 (referred to hereafter as the Master Plan) is the product of the Livable
CommuniKeys program as outlined in the 2010 Plan Objective 101.20; and
WHEREAS, Objective 105.1.2 directs the County to prepare design guidelines to
ensure that future uses and development are compatible with scenic preservation and
maintenance of the character of the casual island village atmosphere of the Florida Keys;
and
WHEREAS, Action Item 3.1.2 in the adopted Master Plan requires that design
standards be prepared and that any new development or redevelopment within the US 1
Highway corridor be consistent with design standards; and
WHEREAS, Action Item 3.1.5 in the adopted Master Plan directs the County to
adopt a temporary moratorium on development in the corridor until the guidelines are
adopted or six months after the effective date of the Master Plan, whichever comes first;
and
WHEREAS, during a regular scheduled meeting on January 19, 2005, the Board
of County Commissioners, in anticipation of the adoption of the Master Plan, voted to
contract with HDR Inc., consultants, to prepare design standards and implementation
measures including amendments to the Monroe County Code for the Tavernier Creek to
Mile Marker 97 U.S. Highway 1 Corridor including the Community Center; and
WHEREAS, HDR Consultants prepared the Tavernier Creek to Mile Marker 97
U.S. Highway 1 Corridor Development Standards and Guidelines and implementation
measures including amendments to the Monroe County Code creating a new Section 9.5-
260.2 Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor District Overlay, a
Land Use District Map amendment to designate the Tavernier Creek to Mile Marker 97
U.S. Highway 1 Corridor including the Community Center as the Tavernier Creek to
Mile Marker 97 U.S. Highway 1 Corridor District Overlay and adopting by reference the
Tavernier Creek to Mile Marker 97 Corridor Development Standards and Guidelines; and
WHEREAS, a series of four workshops were held with the public to identify
issues, generate ideas and develop concepts for corridor development and to strengthen
the architectural character of the corridor; and
WHEREAS, during regularly a scheduled meetings on June 22, 2005 the Monroe
County Planning Connnission was given a presentation from HDR Inc. consultants on the
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Standards
and Guidelines; and
WHEREAS, during regularly scheduled meetings on June 22, 2005 and July 27,
2005, the Monroe County Planning Connnission was presented with the following
evidence which is hereby incorporated as part of the record of said hearings:
1. The staff reports prepared June 8, 2005, July 14, 2005 and July 21, 2005 by K.
Marlene Conaway, Senior Director, Planning and Environmental Resources; and
2. Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development
Standards and Guidelines; and
3. Proposed changes to the Monroe County Code and Land Use District Map; and
4. Comments of the of the Growth Management Staff; and
5. Comments by the public; and
WHEREAS, the Monroe County Planning Commission adopted the following
Findings of Fact based on the evidence presented:
1 The Board of County Commissioners at their meeting of February 16, 2005,
adopted the Livable CommuniKeys Master Plan Tavernier Creek to Mile Marker 97 as an
amendment to the Monroe County Year 20 I 0 Comprehensi ve Plan;
2. Objective 105.1.2 directs the County to prepare design guidelines to ensure that
future uses and development are compatible with scenic preservation and maintenance of
the character of the casual island village atmosphere of the Florida Keys;
3. Action Item 3.1.2 in the adopted Master Plan requires that design standards be
prepared and that any new development or redevelopment within the US 1 Highway
corridor be consistent with design standards;
4. The Board of County Commissioners contracted with HDR Inc., consultants, to
prepare the corridor design standards and implementation measures including
amendments to the Monroe County Code at their meeting of January 19, 2005;
5. HDR Consultants prepared the Tavernier Creek to Mile Marker 97 U.S. Highway
1 Corridor Development Standards and Guidelines and implementation measures
including amendments to the Monroe County Code creating a new Section 9.5-260.2
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor District Overlay, a Land
Use District Map amendment to designate the Tavernier Creek to Mile Marker 97 U.S.
Highway 1 Corridor including the Community Center as the Tavernier Creek to Mile
Marker 97 U.S. Highway 1 Corridor District Overlay and adopting by reference the
Tavernier Creek to Mile Marker 97 Corridor Development Standards and Guidelines;
6. A series of four workshops were held with the public to identify issues, generate
ideas and develop concepts for corridor development and to strengthen the architectural
character of the corridor; and
WHEREAS, the Monroe County Planning Commission makes the following
Conclusions of Law based on the evidence presented:
1. The Master Plan was adopted as the policy document to direct growth and
development from Tavernier Creek to Mile Marker 97; and
2. The Master Plan, as adopted, directs the preparation of design guidelines as
proposed by this ordinance in order to protect and enhance the Tavernier Creek to Mile
Marker 97 U.S. Highway 1 Corridor including the Community Center; and
3. The proposed amendments are internally consistent with and further the Goals,
Objectives and Policies of the Year 2010 Comprehensive Plan and the Livable
Communi Keys Master Plan for Tavernier Creek to Mile Marker 97; and
4. The proposed map amendment does meet the requirements outlined in Section
9.5-511 of the Monroe County Code and will not negatively affect and alter the character
of the surrounding community.
NOW THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION
OF MONROE COUNTY, FLORIDA, that the preceding findings of fact and
conclusions of law support their decision to recommend APPROVAL to the Board of
County Commissioners of the following text and map amendments of the Monroe County
Code and Land Use District Map as requested by the Monroe County Department of
Planning and Environmental Resources:
Section 1. The Plmming Commission specifically adopts the findings of fact and
conclusions of law stated above.
Section 2. The land use district map shall be amended to include the Tavernier Creek
to Mile Marker 97 U.S. Highway 1 Corridor District Overlay as identified in the
Tavernier Creek to Mile Marker 97 Livable CommuniKeys Master Plan as the Tavernier
Creek to Mile Marker 97 U.S. Highway 1 Corridor including the Community Center and
which is hereby incorporated by reference and attached as Exhibit 1.
Section 3. A new Section 9.5-260.2, Monroe County Code is hereby created that
reads as follows:
"Sec. 9.5-260.2 Tavernier Creek to Mile Marker 97 U.S. Hh!hwav 1 Corridor
District Overlav.
(a) Purpose: The purpose of the Tavernier Creek to Mile Marker 97 U.S. Highway 1
Corridor District Overlay is to implement the policies of the comprehensive plan and
Tavernier Creek to Mile Marker 97 Livable CommuniKeys Master Plan by protection
of existing resources and enhancement of future development.
(b) Application: The Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor
Development Standards and Guidelines are hereby adopted by reference and declared
a part of this chapter. Within the overlay district. as designated on the Tavernier
Creek to Mile Marker 97 U.S. Highway I District Overlay Map, uses permitted as of
right and uses requiring a minor or maior conditional use permit shall be reviewed
based upon the Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor
Development Standards and Guidelines" and approved if found in compliance with
these Standards and Guidelines
(c) The Tavernier Creek to Mile Marker 97 U.S. Highway I Corridor Development
Standards and Guidelines may be amended bv resolution of the Board of County
Commissioners upon recommendation of the Planning Commission and the Director
of Planning,
PASSED AND ADOPTED By the Planning Commission of Monroe County,
Florida at a regular meeting held on the 27th day of July 2005.
Chair Lynn Mapes
Vice Chair Denise Werling
Commissioner James Cameron
Commissioner Randy Wall
YES
YES
YES
YES
PLANNING COMMISSION OF MONROE COUNTY, FLORIDA
By
Lynn Mapes, Chair
Signed this _ day of
,2005.
DEVELOPMENT REVIEW COMMITTEE
RESOLUTION #DIO-05
DRC RESOLUTION NO. DI0-05
AN RESOLUTION BY THE MONROE COUNTY DEVELOPMENT REVIEW COMMITTEE
RECOMMENDING APPROVAL TO THE MONROE COUNTY PLANNING COMMISSION
OF THE AMENDMENTS TO THE MONROE COUNTY CODE CREATING A NEW
SECTION 9.5-260.2 TAVERNIER CREEK TO MILE MARKER 97 U.S. HIGHWAY 1
CORRIDOR DISTRICT OVERLAY; ADOPTING BY REFERENCE THE TAVERNIER
CREEK TO MILE MARKER 97 U.S. HIGHW AY 1 CORRIDOR DEVELOPMENT
STANDARDS AND GUIDELINES AND AMENDING THE LAND USE DISTRICT MAP TO
DESIGNATE THE TAVERNIER CREEK TO MILE MARKER 97 U.S. HIGHWAY 1
CORRIDOR INCLUDING THE COMMUNITY CENTER AS THE TAVERNIER CREEK TO
MILE MARKER 97 U.S. HIGHWAY 1 CORRIDOR DISTRICT OVERLAY; ESTABLISHING
THE TAVERNIER CREEK TO MILE MARKER 97 U.S. HIGHWAY 1 CORRIDOR
DISTRICT OVERLAY AND ADOPTING STANDARDS AND GUIDELINES FOR THE
REVIEW OF DEVELOPMENT PROJECTS; PROVIDING FOR REPEAL OF ALL
ORDINANCES INCONSISTENT HEREWITH; PROVIDING FOR INCORPORATION IN
THE MONROE COUNTY CODE OF ORDINANCES; DIRECTING THE PLANNING AND
ENVIRONMENT AL RESOURCES DEPARTMENT TO TRANSMIT A COPY OF THIS
ORDINANCE TO THE FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS; AND,
PROVIDING FORAN EFFECTIVE DATE.
WHEREAS, the Board of County Commissioners at their meeting of February 16, 2005,
adopted the Livable CommuniKeys Master Plan Tavernier Creek to Mile Marker 97 as an amendment
to the Monroe County Year 2010 Comprehensive Plan (referred to hereafter as the 2010 Plan); and
WHEREAS, The Livable Communi Keys Master Plan for Tavernier Creek to Mile Marker 97
(referred to hereafter as the Master Plan) is the product of the Livable Communi Keys program as
outlined in the 2010 Plan Objective 101.20; and
WHEREAS, Objective 105.1.2 directs the County to prepare design guidelines to ensure that
future uses and development are compatible with scenic preservation and maintenance of the character
of the casual island village atmosphere of the Florida Keys; and
WHEREAS, Action Item 3.1.2 in the adopted Master Plan requires that design standards be
prepared and that any new development or redevelopment within the US I Highway corridor be
consistent with design standards; and
WHEREAS, Action Item 3.1.5 in the adopted Master Plan directs the County to adopt a
temporary moratorium on development in the corridor until the guidelines are adopted or six months
after the effective date of the Master Plan, whichever comes first; and
Iof3
WHEREAS, during a regular scheduled meeting on January 19, 2005, the Board of County
Commissioners, in anticipation of the adoption of the Master Plan, voted to contract with HDR Inc.,
consultants, to prepare design standards and implementation measures including amendments to the
Monroe County Code for the Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor including
the Community Center; and
WHEREAS, HDR Consultants prepared the Tavernier Creek to Mile Marker 97 U.S. Highway
I Corridor Development Standards and Guidelines and implementation measures including
amendments to the Monroe County Code creating a new Section 9.5-260.2 Tavernier Creek to Mile
Marker 97 U.S. Highway I Corridor District Overlay, a Land Use District Map amendment to
designate the Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor including the Community
Center as the Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor District Overlay and
adopting by reference the Tavernier Creek to Mile Marker 97 Corridor Development Standards and
Guidelines; and
WHEREAS, a series of four workshops were held with the public to identify issues, generate
ideas and develop concepts for historic preservation and to strengthen the architectural character of the
historic district; and
WHEREAS, during a regularly scheduled meeting on June 9, 2005, the Monroe County
Development Review Committee, conducted a review and consideration of the request filed by the
Monroe County Department of Planning and Environmental Services to recommend approval to the
Monroe County Planning Commission of the proposed amendments; and
WHEREAS, the Development Review Committee reviewed the following information.
1. The staff report prepared by David A. Dacquisto, Director, Island Planning Team dated June 6,
2005; and
2. The draft "Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development
Standards and Guidelines" and proposed changes to the Monroe County Code and Land Use
District Map; and
3. Comments made by the Development Review Committee.
NOW THEREFORE, BE IT RESOLVED BY THE DEVELOPMENT REVIEW COMMITTEE
OF MONROE COUNTY, to recommend APPROVAL to the Monroe County Planning Commission
of the following as requested by the Monroe County Department of Planning and Environmental
Services:
Section 1. The land use district map shall be amended to include the Tavernier Creek to Mile
Marker 97 U.S. Highway 1 Corridor District Overlay as identified in the Tavernier Creek to Mile
Marker 97 Livable Communi Keys Master Plan and which is hereby incorporated by reference and
attached as Exhibit 1.
Section 2.
A new Section 9.5-260.2, Monroe County Code is hereby created that reads as follows:
20f3
"Sec. 9.5-260.2 Tavernier Creek to Mile Marker 97 U.S. Hi2hway 1 Corridor District Overlay.
(a) Purpose: The purpose of the Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor District
Overlay is to implement the policies of the comprehensive plan and Tavernier Creek to Mile
Marker 97 Livable CommuniKeys Master Plan by protection of existing resources and
enhancement of future development.
(b) Application: The Tavernier Creek to Mile Marker 97 U.s. Highway 1 Corridor Development
Standards and Guidelines are hereby adopted by reference and declared a part of this chapter.
Within the overlay district, as designated on the Tavernier Creek to Mile Marker 97 V.S. Highway
1 District Overlay Map, uses permitted as of right and uses requiring a minor or maior conditional
use permit shall be reviewed based upon the Tavernier Creek to Mile Marker 97 V.S. Highway 1
Corridor Development Standards and Guidelines" and approved if found in compliance with these
Standards and Guidelines
(c) The Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Standards and
Guidelines may be amended by resolution of the Board of County Commissioners upon
recommendation of the Planning Commission and the Director of Planning.
PASSED AND ADOPTED by the Development Review Committee of Monroe County, Florida at a
regular meeting held on the 9th day of June 2005.
Aref Joulani, St. Administrator, Development Review and Design Yes
Jeff Stuncard, Principal Planner Yes
Andrew Trivette, Biologist Yes
Department of HeaIth (by fax) Yes
Department of Public Works (by fax) Yes
Department of Engineering (by fax) Yes
DEVELOPMENT REVIEW COMMITTEE
BY
Aref Joulani, DRC Chair
Signed this
day of
, 2005
ATTACHED - U.S. 1 HIGHWAY CORRIDOR BETWEEN MILE MARKER 97, AND
COMMUNITY CENTER MAPS
3of3
TAVERNIER CREEK TO MILE MARKER 97 U.S. HIGHWAY 1
CORRIDOR DEVELOPMENT STANDARDS AND GUIDELINES
4i{~~,~..~
df.0P--\;'--'d~~iP<....
..~;y ~'mm.ll_____, ~~' "
/ic/i;_'~ ilBlt; ~.\,
!'~ ,,^,,;./-, i-I' ',";':'.
-..'c' .' L,- I '~ 'C) ",',
-, ...... ..-', I ,,~ '-', ,
rc ,- '?y< :; .. i /1::..;
,~ '~, >. I ~' ',ii.--
,.~... ;g:" ..
~ . . '."
.... '....~' "-_/;;-:,~,,,
':.~-.~--..-~~_/.,..
~
,
~
....."'-.
/" ..
t' ..
/:
/'
_ r
./
~.
,/ "A"
~, ....".
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor
Development Standards and Guidelines
July 28, 2005
Monroe County, Florida
HDR Inc.
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Standards and Guidelines
DRAFT 7/28/2005
Acknowledgements
Thanks to the following 45 people who joined us during
four days of intensive design, planning and visioning. Bob
Brown, Bob Rothband, Burke Cannon, Charles Smith,
Chris Gardner, Commissioner Nelson, Connie Smith,
Constance Smith, Dan Randall, David Zehlch, Debi Miller,
Deborah Shaw, Delsa Wilson, Dick Lancaster, Don
Randall, Ed Staffin, Emma Fishburn, Gary Gross, George
Scott, Glenn Patton, Jeff Dugan, Jerry Wilkinson, Jill
Patterson, Joe Vetrich, Joel Pollack, John Hammerstrom,
Jose A Ortega "Tony", Jose Papa, Joseph Vetrich, Judy
O'Hara, Judy Vetrich, Kelly Dugan, M. Clothier, Mary
Wilkinson, Nancy Lancaster, Patti Zelch, Richard
Lancaster, Roland Muench, Shelley Miklas, Sloan Muench,
Steve Gibbs, Steve Wilson, and Tom Willi. Special thanks
to Jerry Wilkinson for helping us find historical data and
images and to John Hammerstrom for the aerial photo on
the cover. Thanks to DPZ for sharing information on the
Transect. Also thanks to the planning staff of Monroe
County, Marlene Conaway, Director; Director David
Dacquisto, Upper Keys Director; and Jason King, Planner.
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Standards and Guidelines
DRAFT 7/28/2005
TABLE OF CONTENTS
Chapter
Title
1. Introduction
2. Background
3. Current Conditions
4. Development Standards and Guidelines
5. Building Types
Appendices
1. Community Participation
Visual Preference Survey
Design Workshops
2. Land Development Regulations Text Amendments
Sec. 9.5-260.2 Tavernier Creek to Mile Marker 97
U. S. Highway 1 Corridor Overlay
3. Glossary
4. Standards and Guidelines Reference
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Standards and Guidelines
Page
1
3
5
8
19
21
22
24
25
28
DRAFT 7/28/2005
1. Introduction
The Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development
Standards and Guidelines prescribe the basic rules for development on properties fronting
US Highway 1 between Tavernier Creek and Mile Marker 97. These rules were
developed in keeping with the recommendations of the Livable CommuniKeys Plan
(LCP). These guidelines function as an overlay and should be used to direct development
and redevelopment within the Corridor.
The intent of the standards and guidelines is to provide guidance to regulate the
appearance of development and redevelopment in the US 1 Corridor, in order to help
maintain and increase a unique cultural identity of Tavernier in relation to other locations
along the US 1 Highway.
The guidelines also address the issue of assisting the Tavernier community to develop,
strengthen, reinforce and more fully express a desired sense of physical identity. At
present, there are few clues to let visitors know when they have arrived in Tavernier,
other than the obvious ones: passing over the Tavernier Creek bridge from the south, or
seeing the signs announcing the community limits.
The architecture of the corridor is an amalgam of building styles and sizes, colors and
materials, covering nearly three-quarters of a century. Other than the tropical and sub-
tropical landscaping and foliage, it is often difficult to discern where one is; the roadside
character seems equally appropriate to Lawrence KS or Tucson AZ as to the Florida
Keys.
At present, the most obvious sign that one has
arrived at the "center" of the community is that the
road treatment shifts from a rural section to a more
urban section complete with concrete curbs and
gutters, landscaped medians and sidewalks on both
sides of the highway. It is hoped that the application
of the guidelines contained in this document can
help reinforce the desired community character,
particularly in the "downtown," by controlling
simple yet critical architectural issues such as
building placement, building configuration, and the
use of materials, elements and color.
Ultimately, it is hoped that the materials in this
document will help guide architects, contractors,
developers and property owners looking to develop
and redevelop sites and structures within Tavernier
so that, over time, a byproduct of their efforts will be
a more coherent and cohesive sense of place for the
community as a whole.
Figure 1 Partial Aerial View of the
US 1 Corridor in Tavernier
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Standards and Guidelines
1
DRAFT 7/28/2005
2. Background
Tavernier began as a farming community
late in the 19th Century, and later, with the
introduction of Henry Flagler's railroad
connecting Key West to the mainland, it
became a fishing village and a railroad
town. Although the advance of the Overseas
Highway (now US Highway 1) was
partially due to the hurricane of 1935 that
destroyed the railroad, the highway's origin
dates back to land boom of 1921. Tavernier
was mostly developed by the Key Largo
Development Company in 1925. By 1928, Figure 3 Bridge Construction c. 1937
the railroad was on what are today the From the Collection of Jerry Wilkinson
southbound lanes of US Highway 1, and the
Overseas Highway was on today's northbound lanes. The hurricane of Labor Day 1935
not only wiped out the railroad, it took the lives of over 420 people, many of whom were
WW I veterans working on the bridges and roads of the Overseas Highway. By 1937, as
Tavernier continued its unhurried development, Flagler's railroad right-of-way was
bought and the reconstruction of a roadway to connect Key West with the mainland
resumed.
In February of 1939 the nation was made aware of the Overseas Highway when President
F. D. Roosevelt drove through Tavernier en route to Key West and the Caribbean. During
WW II Commissioner Harry Harris moved the bar he owned from the ocean side to the
bay side knowing the highway would be expanded to four lanes, thus favoring his and
others new locations by allowing for parking. The highway was expanded to four lanes in
the late I950s and early I960s, making necessary the relocation of one building (today
Schwartz's offices) and the condemnation of a handful of minor buildings north of the
Tavernier Hotel. Between 1978 and 1983 most of the bridges along the highway were
replaced, including the bridge over Tavernier Creek.
The wide right-of-way section that characterizes Tavernier today is the product of having
parallel alignments for the railroad and the highway, and later on, the desire of
community leaders to maintain a divided four lane highway.
Interest in planning the form and appearance of US Highway 1 from Tavernier Creek to
Mile Marker 97 gained momentum with the implementation of the Livable
CommuniKeys Plan (LCP), which was developed as an extension of the county's
comprehensive growth management and local community participation. The LCP
recommended that guidelines for the commercial district be drafted, and these guidelines
respond to the goals presented in the LCP:
Goal One: direct future growth to lands that are most suitable for development,
prevent spraw I into less developed areas and encourage preservation of environmentally
sensitive lands.
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Standards and Guidelines
3
DRAFT 7/28/2005
Goal Two: preserve and protect the qualities of neighborhoods between Tavernier
Creek Bridge and Mile Marker 97 - its small town unique character, lush natural
environment and water orientation.
Goal Three: define, maintain and enhance the community character from MM91 to
MM93.5, and
Goal Four: protect and enhance historic, cultural and archeological resources
within Tavernier to maintain the integrity of the community's unique character.
These guidelines were developed with the participation and input collected during a four-
day workshop (February 22 through 25, 2005). This workshop was set up in order to
help the consultant team understand the aspirations of the Tavernier community and
revisit the goals and vision stated in the LCP.
An issue is the identity of the Overseas Highway versus the fast-paced US Highway 1;
both are one and the same, but the name Overseas Highway has lost prominence. Also, a
central issue is the relation between the town, the community and the highway and how it
relates to the place that the community knows as "downtown."
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Standards and Guidelines
4
DRAFT 7/28/2005
3. Current Conditions
The US Highway 1 Corridor from Tavernier Creek to Mile Marker 97 is a regional
highway comprising three distinct conditions: exurb an - places where the natural
environment is dominant and there is little if any development; suburban - places where
some development occurs but without an organizing urban structure to them; urban - the
place where the greatest concentration of development occurs, also known as the
"downtown."
The corridor is categorized by measuring two dimensions: the corridor's length and its
cross section. These two dimensions are analyzed using the concept of the Transect.
Applicable to any location, the Transect (Figure 4) is an idealized geographical slice in
which sectors vary in the amount of development and natural space running from the
most densely developed sectors - the urban core, to the undeveloped sectors - the natural
zone. An overlap of characteristics occurs where one sector transitions to the next. The
Transect is used here to analyze and prescribe the guidelines central to this document.
The Transect does not eliminate the standards set by the county's land development
regulations or zoning law; instead, it helps organize the regulations according to the
sector of the Transect to which they belong.
oj h; 1,1 Ii . I I I I. I I
I . I I I I I I LI ~ 1'.1 ~ I I . I I I
-:.,...~ ' ~:~' il....il ~ ,. '...... ~... IIi t. . I, /rl
I.,)"
~,"IO
.....
T1 :~~:K'lL
T 2 EXURBAN
T3 ~~~~'1~u.\1
T 4 ~~~~~u._ L~~N T5 ~;~NCI:NI~" T6 ~;~NGJ"= DA ~~~~~I~~~
Figure 4 The Transect
Courtesy of Duany Plater-Zyberk ft Co.
Three Transect sectors (zones) occur in Tavernier: general urban zone (T4), suburban
zone (T3) and exurb an zone (T2). Figure 5 illustrates the locations of each zone in
Tavernier.
The General Urban zone occurs in downtown Tavernier from the Tavernier Creek to
approximately Mile Marker 92. It is the area where most of the retail and commercial
mixed-use development are found, it is also the area that the community identifies as its
center.
The Suburban zone occurs in five locations along the corridor: from Mile Marker 92 to
Mile Marker 93; on the Bay Side north of Camelot Dr.; from Dove Creek States, through
Mile Marker 95, to the Ocean side to Saint Heights; on Mile Marker 96 on the Ocean side
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Standards and Guidelines
5
DRAFT 7/28/2005
from Lime Grove Estates to Wynken Blynken & Nod Estates; and On the Bay side
between Mile Markers 96 and 97. The Suburban zone is characterized by intermittent
occurrences of open space, residential development of diverse densities, and industrial
and general commercial uses following a pattern similar to that found in the mainland
suburbs.
The exurb an zone is the sparsest and accounts for the areas not included above; some
areas are actual conservation zones where no development may occur, but in other areas
varied uses may exist.
The vision for the corridor allows the individual zones to maintain their distinctive
characteristics, yet, this document encourages a unified image of the corridor as a whole,
where landscape and the built environment share common elements.
Like many highway-oriented communities, Tavernier has to deal with a duality. On the
one hand, it needs to recognize the demands for the highway to accommodate and serve
the needs of high-speed through traffic. On the other hand, the town also needs to turn
inwards to define a true community center with destinations, design standards and an
overall character that helps provide a sense of identity and place for the community itself.
The LCP recommended that the segment between Mile Marker 91 and Burton Drive be a
community center. Its node is at the Mariner's Hospital and the Winn-Dixie general area.
The Tavernier historic district on the Ocean side of the highway was mostly developed in
the I920s and is now protected as an architectural and historic resource. The Tavernier
Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Guidelines were
developed in conjunction with an overlay for the historic district, called the Tavernier
Historic Preservation Guidelines.
Other than the historic district there is no consistent theme to the architecture that
populates the corridor. However, in the development of new architecture there is the
expressed intention to use materials and architectural forms that are seen as appropriate to
the Keys, such as metal roofs, stucco or wood siding, arcades and porches (Figure 6).
.
~i"
#/j"~
/ '.;:,~
1.-/' ['-' I.... '"
fFII II. ;:
Figure 6 Contemporary Tavernier Architecture
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Standards and Guidelines
7
DRAFT 7/28/2005
4. Guidelines for Development
The Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development
Guidelines are the rules for development on the parcels fronting US Highway 1, outside
of the public right-of-way. They are adopted by the County Commission as an overlay to
the existing zoning, and administered by the Monroe County Planning Department as
stipulated in the Monroe County Land Development Regulations (LDR).
The guidelines are divided into three regulating Zones according to the level of
development in the corridor (General Urban, Suburban and Exurb an), and three
regulating standards of construction: site development, building configuration, and
building elements and materials (Table 1).
Site Development Building Configuration Building Elements
Frontages Width Roofs
Parking Depth Exterior Walls
Fac;:ade Proportions Doors
Roof Shape Windows
Porches and Arcades Railings
Shutters
Dormers
Signs
Table 1 Regulating Standards of Construction
Site Development
Frontages
The intent of the guidelines for building frontages is to promote consistent fa<;ade planes
and landscaped buffers for the zones of the Transect found along the corridor.
General Urban - There are three unique conditions where the public frontage has
to be slightly different because of the conditions created by different development
patterns. Areas 2 and 3 in Figure 7 maintain most of the original platting or lot
subdivision and have shallow lots, whereas Area 1 is composed of large parcels.
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Standards and Guidelines
8
DRAFT 7/28/2005
Figure 7 General Urban Frontages
"'-.
l_____J
"/
i ' 'I
Bay Side-Deep Lots: This frontage
has raised curbs drained by inlets,
and narrow sidewalks separated from
the vehicular lanes by a wide planting
strip. The planting consists of a
single tree species planted at regular
intervals. There is a strip devoted to
automobiles for a driveway, parking,
or a Porte Cochere. The main
entrances to buildings face the public
frontage. A narrow strip separates the
vehicular realm from the building.
I 10' 20'
When the lot depth is greater than : 35'
150 feet, it is recommended that the setback
minimum setback be 35 feet, of Figure 8 Urban Frontages-Bay Side
which the 10 feet adjacent to the right-of-way will be a landscaped buffer (Figure
8). Driveways will be specified with curb-and-gutter details similar to the existing
urban curb. The planning director may authorize a roof overhang of not more than
three (3) feet into the front yard setback.
~I
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Standards and Guidelines
9
DRAFT 7/28/2005
Bay Side-Shallow Lots: This frontage
has raised curbs drained by inlets,
and narrow sidewalks separated from
the vehicular lane by a wide planting
strip. The planting consists of a
single tree species placed at regular
intervals. There is no parking or
driveways between the building and
the right-of-way other than the
driveways to access parking areas in
the rear or to the side of buildings.
The main entrances to buildings face
the public frontage. When the lot is
less than 150 feet deep, the minimum
front yard setback shall be 15 feet
(Figure 9). The planning director
may authorize a roof overhang of not more than three (3) feet into the front yard
setback.
Ocean Side: This frontage has raised
curbs drained by inlets, and narrow
sidewalks separated from the
vehicular lane by a narrow planting
strip. The planting consists of a
single tree species placed at regular
intervals. There is no parking or
driveways between the building and
the right-of-way other than the
driveways to access parking areas in
the rear or to the side of buildings.
The main entrances to buildings face
the public frontage. The minimum
front yard setback shall be 15 feet
(Figure 10). The planning director
may authorize a roof overhang of not
more than three (3) feet into the front
yard setback.
.j
,~i
oil
j
i
10' 5' I
15'
setback
Figure 9 Urban Frontages-Bay Side
I 15' I
setback
Figure 10 Urban Frontages-Ocean Side
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Standards and Guidelines
10
DRAFT 7/28/2005
Suburban - This frontage has
open swales drained by
percolation, without parking, and
a bicycle path or sidewalk along
one or both sides. The
landscaping consists of multiple
species arrayed in naturalistic
clusters. The recommended front
yard setback is 25 feet (Figure
11).
Exurban - This frontage has
open swales drained by
percolation, without parking, and
a bicycle path or sidewalk along
one or both sides. The
landscaping consists of the
existing natural condition or
multiple species arrayed in
naturalistic clusters. Buildings
are buffered by a recommended
minimum front yard setback of
50 feet (Figure 12).
I.
.1
25'
setback
Figure 11 Suburban Frontages
50'
setback
Figure 12 Exurban Frontages
Parking
The intent is to adequately provide off-street parking and to maximize the efficiency of
parking in the downtown area.
General Urban - On-street parking available along the each site's frontage can be
counted as part of the parking requirement for the uses found on that site. The
required parking may be within a 5-minute walk (1J4 mile) from the lot, subject to
a signed parking agreement between the parties. Parking lots
need to be buffered at the front or when viewed from the
fronting street. Residential parking requirements in this zone
are lowered to 1.5 spaces per dwelling unit. Hotel parking
requirements in this zone are lowered to 0.75 spaces per
room. Retail parking requirements are lowered to 3.0 spaces
per 1,000 square feet of gross floor area. Shared parking is
calculated as follows: the sum of required parking spaces for
Table 2 Shared Parking
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Standards and Guidelines
11
DRAFT 7/28/2005
any two uses is divided by the ratios in Table 2 to obtain the shared parking
required.
Suburban - Overlay does not affect the underlying zoning.
Exurban - Overlay does not affect the underlying zoning.
Building Configuration
Width
The intent is to break down the apparent mass of buildings wider than 50 feet by creating
fa<;ade insets at intervals appropriate to the mass of the building.
General Urban and Suburban - The
maximum continuous fa<;ade of any
building fronting onto US Highway
1 cannot be greater than 50 feet. A
building wider than 50 feet will be
architecturally defined as a series of
smaller units, with insets between
primary fa<;ades. The inset fa<;ade
shall not be setback less than 6 feet.
The inset fa<;ade should not be
wider than 1/3 of a primary fa<;ade
segment or 17 feet. The arcade of a
building may continue across this
setback to provide architectural and pedestrian continuity at the ground level
(Figure 13).
Exurban - No guideline applies because the setbacks would obscure the building
from the highway. However, it is recommended that large footprint buildings
follow the guideline above.
Figure 13 Articulating Long Fac;:ades
Depth
The intent is to break down the apparent mass of buildings deeper than 50 feet by
creating fa<;ade insets at intervals appropriate to the mass of the building. This guideline
applies particularly to buildings whose main entrance or whose primary parking area
fronts a side fa<;ade.
General Urban and Suburban -
Buildings deeper than 50 feet
should show architectural insets
defined as a series of smaller
units. The minimum fa<;ade inset
setback should be 3 feet (Figure
14).
Exurban - No guideline applies.
However, it is recommended that
large footprint buildings follow
the guideline above.
Figure 14 Articulating Long Depths
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Standards and Guidelines
12
DRAFT 7/28/2005
Roof Shape
The intent is to create a unifying architectural character in the corridor.
General Urban - Sloped roofs are
encouraged; however, commercial
buildings may have flat roofs
terminated with parapets that extend
no less than 2 feet and no more than 4
feet from the edge of the roof (figure
15). Roof-top mechanical equipment
should not be visible from the
sidewalk on the opposite side of any
fronting street directly across from the
subject building.
Suburban and Exurban - All buildings in residential zones should have sloped
roofs. Sloped roofs can be hipped or gabled and may carry dormers that are
structurally integrated.
Porches and Arcades
The intent is to encourage the use of porches and arcades in the General Urban zone to
enhance the pedestrian realm.
General Urban - All buildings
fronting US Highway 1 must
have a treatment such as arcades
or porches. At a minimum, the
building must have awnings
extending no less than 6 feet
from the main fa<;ade of the
building (Figures 16 and 17).
Arcades and porches start at the
setback line, and the clear
interior dimension is not
narrower than 6 feet or wider
than 12 feet.
THE R! F:~~T~;
['Hi)~
~
-"
Figure 15 Parapet
Figure 16 Wrap-around Porches
/;::/\-------- _'oc -, - - - 7///~...",'
"'" ./'<"',,")
',; /" . ..
, ffi!J ~ltOO D[m)~
~*)J~J,ro~fJ~m' ~
The area must be used for
circulation only, and will not
count toward the NROGO. The
proportions of the bays in
arcades and porches should be
predominantly vertical; the
height should be at least 10%
greater than the width. The
minimum width for a bay is 8
feet.
Suburban and Exurban - No guidelines apply, however, the use of arcades and
porches is encouraged for commercial buildings.
Figure 17 Arcade
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Standards and Guidelines
13
DRAFT 7/28/2005
Building Elements and Materials
Although there is no single dominant vernacular architecture within Tavernier, over time
an architectural theme has developed and includes metal roofs, clapboard siding, and
clear glazing fenestration.
Roofing
The intent is to use materials characteristic of Tavernier architecture.
General Urban - Roof materials
such as standing seam metal
(Figure 18), stamped metal and
V-crimp metal are recommended.
Flat roofs must be raked at the
minimum slope necessary to shed
water and must include parapets
as described earlier. Composition
tile is not recommended
Suburban and Exurban - Materials include standing seam metal, stamped metal,
V-crimp metal, and composition tile for residential buildings. Commercial
buildings may have flat roofs.
Exterior Walls
The intent is to have a unified palette of materials characteristic of Tavernier.
General Urban, Suburban and
Exurban - Materials include clapboard
siding and novelty or drop siding.
Masonry exterior finishes, such as
stucco and textured stucco as well as
exposed and painted brick, are
recommended for commercial
structures. Materials resembling wood
siding may be acceptable if the
building technique is properly applied.
Fish scale siding is acceptable (Figure 19). The use of board and batten siding
should be allowable only for residential use in the Suburban and Exurban zones.
i
r
~
Figure 18 Standing Seam Metal Roofing
_/..c
/.'"
'.
/-.,.
,~.
Figure 19 Fish Scale Siding
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Standards and Guidelines
14
DRAFT 7/28/2005
Doors
The intent is to have doors that are
compatible with Tavernier architecture.
General Urban and Suburban -
All commercial buildings should
have panel or flush doors with
clear glass insets (Figure 20.
Doors should be hinged; pivot or
sliding doors are not acceptable.
Exurban - No guideline applies,
however, it is recommended that
the guideline above be observed.
Figure 20 Commercial Door
Windows
The intent is to have windows that are compatible with Tavernier architecture.
General Urban and Suburban -
Window types should include bay,
casement, single hung, and double
hung. Single-pane and awning
windows are permissible if the window
has imbedded mullions. The minimum
vertical proportion of a window should
be 1.5 times its width (Figure 21).
Windows may be grouped in bands of
two or more when separated by a
visible wider mullion. The use of a
window lintel (or cap) is optional;
however, all windows should have
sills. The glazing in all windows should be clear and non-reflective; stained glass
may be used for accents.
Exurban - No guideline applies, however, it is recommended that the guideline
above be observed.
111111111
IIIIIIII
IIIIIIII
IIIIIIII
Figure 21 Window Proportions
Railings
The intent is to have architectural elements that are compatible with the type of
architecture encouraged.
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Standards and Guidelines
15
DRAFT 7/28/2005
General Urban and Suburban - The
use of railings is recommended for
exterior porches, and not
recommended for arcades unless
required by the building code. All
railings must meet the requirements
of the applicable building code.
Railings should consist of square or
rectangular section stiles. Railings Figure 22 Carved Railing
with flat-board carved motifs may be acceptable (Figure 22). Aluminum, plastic
and wrought iron railings are not recommended.
Exurban - No guideline applies, however, it is recommended that the guideline
above be observed.
Shutters
The intent is to allow the use of shutters that are compatible with the architecture of
Tavernier.
General Urban. Suburban and
Exurban Shutters should be
operable and should cover the entire
surface of the window when closed.
Removable hurricane shutters are
allowed if they are used only during
storm events and their railing or .<
application is not conspicuous. Two Figure 23 Bahama and Hinged Shutters
types of shutters are encouraged:
bahama and hinged shutters (Figure 23).
Dormers
The intent is to allow the use of dormers that are an integral part of the building.
General Urban and Suburban -
Dormers are allowable; however,
applied dormers that are not
structurally and spatially integral to
the building are not allowable.
Dormers may be used as vents for the
buildings mechanical system.
Dormers can also be used to expand
the head room in the interior of a
building (Figure 24).
Exurban - No guideline applies,
however, it is recommended that the
guideline above be observed.
"' .-lor - .
,jt\::~ t?~~
j ~r;_1 , Jfj
. n .~
/
_0.
Figure 24 Spatially and Structurally Integrated Dormer
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Standards and Guidelines
16
DRAFT 7/28/2005
Signs
The intent is to have signs that are appropriate in scale and graphics to the character of
the corridor.
General Urban, Suburban and
Exurban -guidelines apply to two
types of signage:
1. Applied signs that are attached
directly to a building; these are
generally referred to as building signs
(Figure 25).
2. Projecting signs that are Figure 25 Applied Sign
perpendicular to a building fa<;ade, to
be seen as pedestrians pass by; these are often referred to as blade signs (Figure
26).
These two forms of signs are controlled in order to
help create an effective overall environment and
remain sympathetic to the design of the subject
building. Signs should be externally illuminated, not
translucent or internally illuminated. Signs must be
designed concurrently and coherently with the fa<;ade
or shop front with which they are associated, sharing
overall composition, material and color.
Signs built to be seen from the automobile can be wall
sign, canopy sign, vertical blade sign, and window
sign. Wall signs and vertical blade signs must be
affixed to the primary fa<;ade of the building,
immediately above the designated commercial use.
Canopy signs must be affixed to the canopy or awning
immediately in front of the commercial use. Window
signs must be within the windows of the designated
use. Neon lighting can be used for window signs.
/
~ J. ~~~
}. t <~ '
: -<i -:: i
/ '-'i-[l
-f: {~ I
R 'r
1'(' .~~ ,
~ ~ ~.
., ~~:~~>.<
~~ !_~l "_~ ~-:~-~-.r
..:-._~ . r - "'_~
r '."
I
,
,
~
/
Figure 26 Blade Sign
When more than one commercial use is contained within a building, all of the
commercial uses must use the same type of auto-oriented signage. Exceptions to
this requirement must be negotiated on a case-by-case basis with the Director of
Planning.
Each use along US Highway 1 that has a distinct street number must portray that
number adjacent to the appropriate entryway and should be wall-mounted or
window-mounted.
Signs built to be seen primarily by pedestrians can be wall sign, horizontal blade
sign, and window sign. Wall Signs must be affixed to the wall of the structure, in
front of the designated commercial use. Blade signs must hang overhead within
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Standards and Guidelines
17
DRAFT 7/28/2005
arcades or porches, in front of the designated commercial use. Blade signs can
also be supported by horizontal brackets that project from the wall of the
structure. Window signs must be within the windows of the designated
commercial use. Neon lights can be used for window signs.
Signs that are attached to a building identifying the building, as opposed to its
uses or tenants can be wall or vertical blade signs.
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Standards and Guidelines
18
DRAFT 7/28/2005
5. Building Types
The intent is to guide the development of new construction so that buildings continue to
define a character for Tavernier and that the massing, scale and materials of new
structures are compatible with this character. These are the recommended types for new
construction in the corridor. The listed building types are not the universe of buildings
that can be developed in the corridor; they are merely applied examples of the guidelines
and standards in this document. Figure 27 does not accurately reflect all county
regulations and is illustrative of building concept only.
Large Commercial Building
The intent is to create a building
prototype that would fit in the
General Urban zone deep lots or in
the suburban zone.
This building type is characterized by
the aggregation of smaller buildings;
where possible, these should be
arranged as to create positive
accessible open space (Figure 27).
The building may be clad with siding
or finished with stucco. The primary
fa<;ade is lined with arcades and
balconies; windows are covered with
operable Bahama shutters, and roofs are standing seam metal.
'9"
" ,~-_.,~-'~
"., ,~~.~~;~! '~;.~ttl~'~:'~:)'
'.... ':-~". " '
Figure 27 Large Commercial Building Type
Multifamily Residential
The architecture of the building should consist of the materials recommended in these
guidelines and it should be compatible with architectural and urban character of
Tavernier. Access to individual units should be obvious from the street level (Figure 28).
'~ 1f-~r:~T~_~
-
,.i..: 'f)"'" "--"'q'-"-'" ""-"'q"-' -q'''' , '
. \ \,+' . . ~ . . -' . - .~., '. - : . . . - . ", ~
:': f~- -,ll"~' t.T ,,-]1 ff - ~~:I- fXJ""
, - -_, -- -- T--; 1 -- ", "1 .
,;-' ,....._ _, ....I., " ~,,, _ _.
. t,
- -...>-.t., ... ~
i;~.}~~j;;~::~-~r..<~ ~:.
.' !'h, .1''' ,'" """')'-;;0. ",,'~ ~,~...{ 0"':
,.... . I" '~f~' j ('- -'" ::\;,; ''>>f'''''' " "-
, . ,'"].,) ) \~ 'Ylfry''l:'- ,,-;.....{{
.,,<,r ..<)!.., -I/,~ 'll:~('('..;(,*'fY')J\
, ..J. ,.-i ~ . _ t).::'i=r::~II' . )I~~""
,~ ' --' ,p ;."1,, Iii ~'_I J-..~
- .-..:...... . -,.I I ...: ~~ : "r ~I"
'.Co:_,,' - _A'.~A_.~.:L:~;; '" /
Figure 28 Multi Family Building
~....' ..
....., .
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Standards and Guidelines
19
DRAFT 7/28/2005
The width of a multifamily building
should not be greater than 50 feet. A
building wider than 50 feet should be
architecturally defined as a series of
smaller and repetitive units, with insets
between primary fa<;ades. The inset
fa<;ade should not be setback less than 6
feet. The inset fa<;ade should not be
wider than 1/3 of a primary fa<;ade
section (Figure 29).
The depth of a multifamily building
when deeper than 50 feet, it should show
architectural insets defined as a series of
smaller repetitive units. The minimum
fa<;ade inset setback should be 3 feet
(Figure 30).
Figure 29 Articulating Long Fac;:ades
Figure 30 Articulating Long Depths
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Standards and Guidelines
20
DRAFT 7/28/2005
Appendix 1
Community Participation
The following is a summary of the existing conditions, architectural character of the
Tavernier Historic District and the findings from a four-day community-based design
exercise held at the Lion's Club in Key Largo between February 22 and 25, 2005. In
addition, the consultant team held a telephone conference and met with Historic Florida
Keys Foundation (HFKF) historic preservationist, George Born. Between 22 and 25
February 2005, the HDR Team hosted a planning workshop to gauge the community's
interest and understanding of its historic resource. On a separate session, the HDR Team
met with members of the Monroe County Historic Preservation Commission (and others
not in the HPC) to gather their expert view and aspirations for the historic district.
a. Image Preference Survey (IPS)
Methodology
The IPS was developed utilizing commercial and residential images taken from the
Tavernier Historic District and the US 1 corridor. The goal was to provide the attendees
with a comprehensive "snapshot" of individual historic buildings and architectural
elements. The end result would be an analysis of the goals and objectives for the design
guidelines.
Summary
The IPS was conducted Tuesday, February 22, 2005 during the first meeting and again
Thursday, February 24. The attendees were asked to rate the images, which were grouped
into categories and subcategories. The attendees rated the images based on a scale of -5, -
3, -1, 0, 1, 3 or 5, with -5 being the least preferred and 5 the most preferred. The survey
was divided into two parts. Part 1 concentrated on the US 1 commercial corridor and Part
2 examined the residential historic district. Each section contained an average of 50
Images.
Results of the Survey
Part 1 US 1 Commercial Corridor
1. Placement - the attendees preferred buildings located in the mid-lot range;
not too close to the road but not too far back.
2. Scale - the attendees preferred smaller one-story buildings.
3. Materials - wood was the material of choice for the attendees.
4. Roofs - hip roofs with dormers were the roof type preferred by the
attendees.
5. Opening (Doors and Windows) - classic vertical rectangular doors and
openings are preferred.
6. Ground Plane - the attendees preferred that there should be some
landscaping located adjacent to where the building hits the ground. Lattice
work is preferable as a material linking buildings to the ground.
7. Color- muted colors and white were the color preferences for buildings.
8. Brackets and railings - there wasn't a general consensus for brackets and
railings, however concrete railings were not preferred.
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Standards and Guidelines
21
DRAFT 7/28/2005
9. Shutters - the attendees rated the shutters that were non-functional and
fixed to the wall as the worst type of shutters. The other shutters were all
seen as desirable.
10. Signs - color and creativity are preferred elements when noting signs.
The interior lit signs were the least favorable.
Part 2 Residential Historic District
1. Placement - the attendees preferred the residences to be located in the
mid-lot range.
2. Scale - the scale preference of the attendees leaned towards smaller
structures.
3. Materials - the attendees preferred wood to stucco. A combination of the
materials received mixed views.
4. Roofs - every roof shown received favorable ratings. Hip roofs are the
typical roof form found in the historic district.
5. Openings (Doors and Windows) - the attendees preferred openings based
on vertical windows and wood doors with either a single pane of glass or
multiple panes of glass.
6. Ground Plane - landscaped ground plane adjacent to the building was
preferred by the attendees.
7. Color - muted colors and white were preferred.
8. Brackets and Railings - attendees prefer wood brackets and railings to
metal ones. Also within the context of the building style attendees
preferred buildings with brackets and railings as opposed to those without.
9. Shutters - all traditional shutters were seen as appropriate except
aluminum clam shell shutters.
b. Design Workshops
The residents of Tavernier were invited to attend a four-day series of design activities
conducted by Monroe County and HDR, Inc. The purpose of the activities was to solicit
input and gather comments regarding the development of design guidelines for the US 1
commercial corridor and the residential historic district. The activities included two-hour
long workshops consisting of presentations that incorporated the existing conditions, built
environment analysis and guidelines for development on the US 1 commercial corridor
and within the residential historic district. The workshops also included an image
preference survey and question I answer session among the residents.
The workshops yielded a set of new options for development along the US 1 corridor and
the residential historic district. The options were displayed as architectural renderings.
The renderings derived from the existing architectural heritage of Tavernier and the
results of the image preference survey. The renderings included residential, commercial,
and mixed-use types.
The activities culminated with a report on the image preference survey results, meetings
with stakeholders and a summary of the four-day visioning workshop. The consensus of
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Standards and Guidelines
22
DRAFT 7/28/2005
the residents was to create a consistent image of Tavernier through the implementation of
design guidelines. In addition, the attendees agreed that enhancement of the commercial
design standards for development would benefit the overall economy of Tavernier.
W orkshop Notes
. Some attendees felt that the zero setbacks -having building constructed immediately
along their property lines -- were not desirable for the commercial corridor.
. The general consensus from the attendees was that the design guidelines should be
more restrictive.
. One attendee was in favor of no restrictions at all.
. The T2, T3, T4 districts are seen as a good way to mix the guidelines.
. The notion of the "greenbelt" for Tavernier was brought up in regards to the districts.
. The attendees mentioned that landscape requirements should be incorporated into the
guidelines.
. The sentiment that the "new buildings should match the old buildings" was agreed
upon by the attendees.
. There was a suggestion that Monroe County provide financial incentives to the
property owners to improve the appearance.
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Standards and Guidelines
23
DRAFT 7/28/2005
Appendix 2
land Development Regulations Text Amendments
The following code language is contained within the existing Monroe County Land
Development Regulations. Text amendments are identified (underlined text) where
appropriate to codify these guidelines.
9.5-260.2
Tavernier Creek to Mile Marker 97 U. S. Hi2hwav 1 Corridor
Overlay.
(a) Purpose: The purpose of the Tavernier Creek to Mile Marker 97 U S. Highway 1
Corridor Overlay is to implement the policies of the comprehensive plan and
Tavernier Creek to Mile Marker 97 Livable CommuniKeys Master Plan by protection
of existing resources and enhancement of future development.
(b) Application: The Tavernier Creek to Mile Marker 97 US. Highway 1 Corridor
Development Standards and Guidelines are hereby adopted by reference and declared
a part of this chapter. Within the overlay district, uses permitted as of right and uses
requiring a minor or major conditional use permit shall be evaluated based upon the
Tavernier Creek to Mile Marker 97 Corridor Development Standards and Guidelines.
(c) The Tavernier Creek to Mile Marker 97 US. Highway 1 Corridor Development
Standards and Guidelines may be amended by resolution of the Board of County
Commissioners upon recommendation of the Planning Commission and the Director
of Planning.
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Standards and Guidelines
24
DRAFT 7/28/2005
Art Deco
Bahama Shutter
Base height
Board-and- Batten
Certificate of Appropriateness
Chimney
Commercial Vernacular
Composite Tile
Comprehensive Plan
Contributing Structure
Coral Stone
Depth
Dormer
Driveway
Appendix 3
Glossary
Architectural style characterized by bold outlines
and streamlined shapes. Stucco is the predominant
exterior wall material.
Type of storm shutter made of horizontal elements,
when open it allows visibility while shading the
window, when closed it provides good storm
protection.
Building base height is the height to which the first
habitable floor is built.
Type of siding where vertical boards are overlapped
by narrow wooden strips.
A Certificate of Appropriateness (COA) is a
document approving work on local landmarks or
properties in historic districts based on consistency
with applicable design guidelines or standards.
A vertical element that project through and above the
roofused as an exhaust for air, smoke or fumes.
Commercial vernacular architecture is buildings that
are used for selling products or services, but are not
of the "pure architecture," such as department stores
designed by famous architects
A manufacture tile made of more than one material
to improve durability and installation.
The guiding policy document for all land use and
development regulations in Monroe County, and for
regional services throughout the County including
transportation, sewers, parks and open space.
A historic building that is part of the register of
historic buildings.
It is a fossilized stone that contains remnants of
marine life.
The depth of a building is the distance between its
front and back walls.
A gabled extension built out from a sloping roof to
accommodate a vertical window
The extension of a street into a private property to
access parking.
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Standards and Guidelines
25
DRAFT 7/28/2005
Exurban Used in this document as a substitute to the term
rural which is not used because in land use law it
triggers development and services restrictions.
Fence An accessory structure intended for use as a barrier
to property ingress or egress or for decorative use.
Frame Modern A wooden frame building that has for base a
reinforced concrete structure.
Frame Vernacular A wooden frame building that uses traditional wood
frame technology.
General Urban Used in this document to indicate the denser and
more developed areas along the corridor. The
predominant uses are retail and office with some
residential mix.
Gabled Roof The end of a building as distinguished from the front
or rear side. The triangular end of an exterior wall
from the level of the eaves to the ridge of a double-
sloped roof.
Guidelines Set of rules and suggestions to guide development
Height The height of a building is the distance between the
ground and its highest point, and it can be measured
to a parapet or ridge.
Hipped Roof The inclined external angle formed by the
intersection of two sloping roof planes. Runs from
the ridge to the eaves.
Land Development Regulations Are the policies and regulations on land use,
development and construction.
Livable CommuniKeys Plan It is Monroe's County Master Plan for the county
and its parts.
Lot coverage The percentage of the lot area covered by the ground
floor of principal and accessory buildings.
Masonry Vernacular It is a masonry building where the masonry has been
applied in a traditional way.
New Construction In the guidelines, new construction refers to new
buildings developed within the Tavernier Historic
District
Non-Contributing Structure In the guidelines, the term refers to existing
buildings within the historic district that are not
recorded as historic.
N oveUy Siding Type of milled siding that is thin above and thicker
below with a concave bevel.
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Standards and Guidelines
26
DRAFT 7/28/2005
Setbacks
The superimposition of a district that changes the
rules for development from the underlying zoning.
An exterior space attached to the building, generally
under a separate roof shape.
A sloping roof member that supports the roof
covering which extends from the ridge or the hip of
the roofto the eaves.
The minimum distances that structures must be held
back from property lines.
Characterized by low density residential, this zone is
more vegetated than the general urban zone. In this
zone blocks tend to be larger.
Is a geographical cross-section of the region used to
reveal a sequence of environments. The purpose of
transect planning is to identify the main qualities of
immersive environment to then find the balance
between them.
The width of a building is the distance between the
edges along its front and it can be measured to an
exterior wall or to the edge of a porch.
Overlay
Porch
Rafter
Suburban
Transect
Width
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Standards and Guidelines
27
DRAFT 7/28/2005
Appendix 4
Standards and Guidelines Reference
General Urban Suburban Exurban
Site Development
Setbacks ./ ./ ./
Parking ./ x x
Fences ./ ./ ./
Driveways ./ x x
Building Configuration
Height x ./ ./
Width ./ ./ x
Depth ./ ./ x
Roof Shape ./ ./ ./
Porches and Arcades ./ x x
Building Elements
Roofs ./ ./ ./
Exterior Walls ./ ./ ./
Doors ./ ./ ./
Windows ./ ./ ./
Ra Hi ngs ./ ./ x
Shutters ./ ./ ./
Dormers ./ ./ x
Signs ./ ./ ./
Tavernier Creek to Mile Marker 97 U.S. Highway 1 Corridor Development Standards and Guidelines
28
DRAFT 7/28/2005