HomeMy WebLinkAboutItem U01 BOARD OF COUNTY COMMISSIONERS
COUNTY of MONROE Mayor Michelle Lincoln,District 2
The Florida. Keys Mayor Pro Tem David Rice,District 4
p Craig Cates,District 1
James K. Scholl,District 3
- Holly Merrill Raschein,District 5
Regular Meeting
June 10, 2026
Agenda Item Number: U1
26-32244
BULK ITEM: No DEPARTMENT: Planning and Environmental
Resources
TIME APPROXIMATE: STAFF CONTACT: Thomas Francis-Siburg,
Planning & Development Review Manager
AGENDA ITEM WORDING:
A Public Hearing to Consider Approval of a Resolution Amending the Tavernier Historic District
Preservation Guidelines, Consistent with the Recommendation of the Monroe County Planning
Commission and the Monroe County Planning Director,Pursuant to Monroe County Land Development
Code Section 130-129(c).
ITEM BACKGROUND:
In accordance with Monroe County Land Development Code ("LDC") Section 130-129(c):
"The Tavernier Historic District Preservation Guidelines may be amended by resolution of the
BOCC upon recommendation of the Planning Commission and the Planning Director. "
PREVIOUS RELEVANT BOCC ACTION:
On August 17, 2005, the Monroe County Board of County Commissioners (`BOCC", "Monroe
County","Board", or the"County")adopted Ordinance No. 019-2005, amending the text of the Monroe
County Land Development Code ("LDC") and amended the Monroe County Land Use Map to create
the Tavernier Historic District Overlay, adopted the Tavernier Historic District Preservation Guidelines,
and adopted standards and guidelines for the review of development projects, added definitions, and
provided for certificates of appropriateness for certain development within the Tavernier Historic
District.
In 2023, the Monroe County BOCC accepted a small matching grant from the State of Florida,
Department of State,Division of Historic Resources,grant no. 24.h.sm.100.003, for the Project"Design
Guideline Update for the Tavernier Historic District and Publicly Owned Historic Structures in
Unincorporated Monroe County". Because Monroe County had achieved Certified Local Government
("CLG") status, no matching funds were required from Monroe County.
On September 14, 2023, the Monroe County BOCC entered a contract on September 14, 2023, with
Archaeological&Historical Conservancy,Inc., for professional services to update the current Tavernier
Historic District Preservation Guidelines (adopted pursuant to Ordinance No. 019-2005), pursuant to
above-referenced small matching grant fund grant no. 24.h.sm.100.003.
Between December 2023 and June 2024, the Monroe County Historic Preservation Commission
("HPC") discussed recommendations on the update to the Tavernier Historic District Preservation
Guidelines.
On June 3, 2024, the HPC approved a resolution recommending APPROVAL of the update to the
Tavernier Historic District Preservation Guidelines through Resolution No. HP 06-2024. This resolution
was signed and dated on June 27, 2024, following receipt from the Archaeological & Historical
Conservancy, Inc., of the completed revised update to the Tavernier Historic District Preservation
Guidelines.
Following receipt from the Archaeological & Historical Conservancy, Inc., of the completed revised
update to the Tavernier Historic District Preservation Guidelines, the Monroe County Planning &
Environmental Resources Department("Department")professional staff identified insufficiencies in the
regulatory implementation of the revised Tavernier Historic District Preservation Guidelines.
On July 23, 2024, the Monroe County Planning Commission approved a resolution recommending
DENIAL of the update to the Tavernier Historic District Preservation Guidelines through Resolution
No. P11-24, as a result of the concerns raised by Department professional staff.
On August 21, 2024, the BOCC confirmed the acceptance of receipt of the final product received from
Archaeological&Historical Conservancy, Inc. ("AHCI"), consisting of a comprehensive update to the
Tavernier Historic District Preservation Guidelines prepared by AHCI, in accordance with Section
7.2.1, Article VII, of the Board's contract with AHCI and the small matching grant from the State of
Florida- Department of State - Division of Historical Resources (Grant No. 24.h.sm.100.003).
On January 6, 2025, the HPC indicated a desire to continue working with Department professional staff
to update the Tavernier Historic District Preservation Guidelines. Periodically, between January 2025
and February 2026, the HPC went over recommendations on updates to the Tavernier Historic District
Preservation Guidelines attentive to appropriate and practical regulatory implementation.
On March 2, 2026, the HPC met to obtain recommendations on a proposed update to the Tavernier
Historic District Preservation Guidelines and recommended APPROVAL through HPC Resolution No.
HP 09-2026 to the Monroe County Planning Commission and Monroe County Board of County
Commissioners of the update to the Tavernier Historic District Preservation Guidelines originally
prepared by Archaeological & Historical Conservancy, Inc., and further updated by Monroe County
Planning and Environmental Resources Department professional staff.
On April 22, 2026, the Monroe County Planning Commission met to obtain recommendation on a
proposed update to the Tavernier Historic District Preservation Guidelines and recommended
APPROVAL through Planning Commission Resolution No. P 12-26 to the Monroe County Board of
County Commissioners of the update to the Tavernier Historic District Preservation Guidelines
originally prepared by Archaeological & Historical Conservancy, Inc., and further updated by
Department professional staff.
On June 08, 2026, a Community Meeting is scheduled to occur at the Murray Nelson Government
Center. As of the drafting of this Professional Staff Report the meeting has been advertised and no
public comments have been received by the Monroe County Planning and Environmental Resources
Department.
INSURANCE REQUIRED:
No
CONTRACT/AGREEMENT CHANGES: N/A
STAFF RECOMMENDATION:
APPROVAL.
DOCUMENTATION:
Tavernier Historic District Guidelines UPDATE
Staff Report
Adopted Historic Preservation Comission Resolution No. HP 09-2026
Adopted Planning Commission Resolution No. P12-26
BOCC Resolution DRAFT
FINANCIAL IMPACT:
Effective Date:
Expiration Date:
Total Dollar Value of Contract:
Total Cost to County:
Current Year Portion:
Budgeted:
Source of Funds:
CPI:
Indirect Costs:
Estimated Ongoing Costs Not Included in above dollar amounts:
Revenue Producing: If yes, amount:
Grant:
County Match:
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From a Ma o East and(Vest Florida b Bern d Romand c 1784.
Bernard
(Library of Congress)
TAVERNIER HISTORIC DISTRICT
PRESERVATION GUIDELINES
MONROE COUNTY, FLORIDA: APRIL 2026
Prepared for: THE CITIZENS OF TAVERNIER AND THE FLORIDA KEYS
With the Assistance of:
MONROE COUNTY,FLORIDA
BOARD OF COUNTY COMMISSIONERS
Mayor Michelle Lincoln, District 2 • Mayor Pro Tem David Rice, District 4
Craig Cates, District 1 • James K. Scholl, District 3 • Holly Merrill Raschein, District 5
PLANNING COMMISSION
Commissioners:
Ron Denies • George Nugent• Joe Scarpelli • Rosemary Thomas • Eric Anderson• Douglas Piyor• Christina Gardner
Growth Management Director: Emily Schemper, AICP, CFM
Senior Director of Planning and Environmental Resources: Devin Tolpin, AICP, CFM
Senior Assistant County Attorney: Derek Howard, MA, JD
HISTORIC PRESERVATION COMMISSION
Commissioners:
Brad Bertelli • Leslie C. Calero • Kate DeLoach • Erica Poole • Brian Shea
Diane Silvia, Preservationist, PhD, RPA
Prepared by:
ARCHAEOLOGICAL AND HISTORICAL CONSERVANCY, INC.
4800 SW 64th Avenue,Davie,Florida 33314
archlgcl@bellsouth.net
Revised by:
MONROE COUNTY PLANNING AND ENVIRONMENTAL RESOURCES DEPARTMENT
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MONROE COUNTY,FLORIDA:APRIL 2026
TABLE OF CONTENTS
1. INTRODUCTION 1
IL BRIEF HISTORY OF HISTORIC PRESERVATION 2
HISTORIC PRESERVATION IN EARLY AMERICA 2
HISTORIC PRESERVATION IN MONROE COUNTY 3
111. HISTORIC TAVERNIER 4
IV.USING THESE GUIDELINES 10
V. ARCHITECTURAL STYLES AND DISTINGUISHING FEATURES 13
FRAME VERNACULAR 13
MASONRY VERNACULAR 13
COMMERCIAL VERNACULAR 14
MINIMAL TRADITIONAL 14
MID-CENTURY MODERN 15
VI.REHABILITATION OF HISTORIC BUILDINGS 16
ELEMENTS OF A HOUSE 16
ROOFS 16
COMMON ROOFS AND MATERIALS 18
EXTERIOR FINISHES 19
WINDOWS 25
ENTRANCES AND PORCHES 28
DOORS 29
STOREFRONTS AND SIGNS 31
SITE, LANDSCAPE,AND FENCES 33
ADA AND ACCESSORY STRUCTURES 35
POOLS,ACCESSORY STRUCTURES,AND EQUIPMENT 37
ADDITIONS 38
DEMOLITION BY NEGLECT 40
NEW BUILDINGS 42
VII. ARCHAEOLOGICAL RESOURCES 45
Vlll. ADAPTING TO THE ENVIRONMENT 47
FLOOD HAZARD 47
SUSTAINABILITY 51
GREEN BUILDING PROGRAMS 56
IX. PRESERVATION AND ITS FINANCIAL BENEFITS 57
AD VALOREM TAX EXEMPTION 57
FEDERAL AND STATE HISTORICTAX CREDITS 57
TAX BENEFITS FOR CONVEYING CONSERVATION EASEMENTS 58
CRITERIA FOR EVALUATION FOR LISTING IN THE NATIONAL REGISTER OF HISTORIC PLACES 58
X. GLOSSARY 60
XI. NOTES 64
BIBLIOGRAPHY 64
ADDITIONAL INFORMATION 66
XII. APPENDICES 67
APPENDIX 1. MAP OF THE TAVERNIER HISTORIC DISTRICT(c.2025) 67
APPENDIX 2. STANDARDS FOR THE REHABILITATION OF HISTORIC BUILDINGS 68
APPENDIX 3. GUIDELINES FORCOMMISSION MEMBERS 70
APPENDIX 4. MONROE COUNTY HISTORIC PRESERVATION COMMISSION RULES AND PROCEDURES 71
APPENDIX S. CONTRIBUTING STRUCTURES IN THE TAVERNIER HISTORIC DISTRICT 76
Io INTRODUCTION
The Tavernier Historic District Preservation Guidelines prescribe the basic rules
for development and property maintenance in the area known as the Tavernier
Historic District as recommended by the Tavernier Livable CommuniKeys Plan
(LCP). The Tavernier Historic District is bounded on the north by US Highway 1,
on the west by the Tavernier Creek, on the south by the Atlantic Ocean and on the
east by Mile Marker 92. Within the district there are more than 76 historic
structures. These guidelines should be used to guide development and
redevelopment within the Tavernier Historic District. They are an instrument for
the implementation of the rules for development within Monroe County's
Comprehensive Plan and Land Development Code, and the Livable CommuniKeys
Plan.
The intent of the guidelines is to provide guidance for the sustainability and
evolution of the Tavernier Historic District to help preserve its cultural and
architectural integrity. The guidelines will provide principles used to regulate the
appearance of new development as well as the rehabilitation and maintenance of
historic structures to encourage regular maintenance, accurate restoration, and
appropriate alterations or additions, in addition to work to be done on
noncontributing structures. These Guidelines rely on the Secretary of the Interior's
Standards for Rehabilitation and Guidelines for Historic Preservation as their
foundation.A Certificate of Appropriateness is typically required to secure building
permits in the historic district.
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Aerial view of Tavernier in 1951 (Historic Preservation Society of the Upper Keys/Jerry Wilkerson).
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 j
II. BRIEF HISTORY OF HISTORIC PRESERVATION
HISTORIC PRESERVATION IN EARLY AMERIC:A
Historic preservation in the United States began almost in tandem with the founding of the nation.
In 1788, having mapped the prehistoric earthworks at the junction of the Muskingum and Ohio
Rivers, Rufus Putnam planned the town of Marietta there to conform to the topography of what he
saw as "evidence of an ancient history of the new nation." Long before the Mount Vernon Ladies
Association saved George Washington's home in 1858, early Americans began to perceive historic
structures "not solely as vessels of historical memory or metaphors for the past. They also saw
them as real estate" and in so doing, "they made preservation a way of defining what should not
be for sale . . . a strategy for making a moral economy."'
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Drawn by Henry Horn in 1846.
THE MOUND AT MAMMA.
Public Domain, https://commons.wikimedia.org/w/index.php?curid=6927774
The first preservation law enacted in the United States was the Antiquities Act of 1906. It provided
legal protection for cultural and natural resources of historic or scientific value on federal lands. It
strove to avoid the loss of archaeological resources through heedless private collecting as
exploration boomed during the continental expansion of the late 1800s. The National Historic
Preservation Act of 1966 was enacted in response to widespread destruction of cultural resources
by urban renewal projects in the mid-1960s. It established procedures for protecting historic and
archaeological resources at the federal level and provides the model for state and local legislation.
In 1976, the federal Historic Rehabilitation Tax Credit (HRTC or HTC) was established as an
incentive for private capital to invest in rehabilitating historic buildings. Since then, the program
has helped rehabilitate more than 48,293 buildings, created 2.67 million local jobs, and returned
$4.9 billion to the Federal Treasury.
Tavernier Historic District preservation Guidelines Monroe County,Florida:April 2026 2
HISTORIC PRESERVATION IN MONROE COUNTY
Having fallen on hard economic times after the hurricane of 1926 and the stock market crash of
1929, Key West initiated the preservation of distressed structures using Federal Emergency Relief
Administration funding in 1934. This program, initiated by the Federal Government and approved
by the citizens, was meant to transform Key West, a city dependent upon fishing, sponging, and
turtling, into a tourist destination. In the late 1950s-1960s, the destruction of several historic
buildings including the Convent of Saint Mary's and the near loss of the Geiger House resulted in
public outrage and the beginning of the Preservation movement in Key West. The State of Florida
Bureau of Historic Preservation, Division of Historical Resources established a satellite office in
Key West and the governor appointed members to the Historic Florida Keys Preservation Board
as support. The Old Tavernier Town Association focused on preserving the historic character of
their community and requested Florida's Historic Preservation staff to begin recording Tavernier's
historic structures in 1983. A more extensive survey of historic structures throughout
unincorporated Monroe County was completed in 2003. The data compiled in these studies was
used for creating the Livable CommuniKeys Master Plan (LCP) for Tavernier Creek Bridge to
Mile Marker 97. This was a coordinated effort by the Monroe County Planning and Environmental
Resources Department and the community of Tavernier. This plan laid the groundwork for
establishing the Tavernier Historic District, the development of design guidelines, establishing the
Historic Preservation Commission for design review, and additional cultural resource surveys.
With these accomplishments, unincorporated Monroe County met the state's requirements to
achieve Certified Local Government (CLG) status. As a CLG, nonmatching grants funded a
detailed study of the Tavernier Historic District by Otten and Hyland in 2008 and the Monroe
County Cultural Resource Assessment update by Carr et al. in 2016. A second assessment by Carr
et al. in 2019 surveyed Conch Key, Duck Key, Indian Mound Estates, and several archaeological
sites.
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Audubon House, photographed here in 1961,was constructed for John Geiger
in the 1840s(State Archives of Florida/Marks).
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 3
III. HISTORIC TAVERNIE
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Mid-1930s Tavernier streetscape(Historic Preservation Society of the Upper Keys.)
The place name Tavernier comes from its small oceanside island, named Caio de Tabanos or
Horsefly Key as early as 1639.It was recorded as Cayo de Tivanos in 1763.By 1775 it was labeled
on a chart as Key Tavernier3.
Pioneer homesteaders developed the settlement of Planter, located several miles north of present-
day Tavernier. The heart of that community included the Bakers, the Lowes, and the Alburys, all
from Abaco in the Bahamas.
Although the Homestead Act of 1862 opened land in the Keys to the public, the land was not
surveyed until 1872.
By at least 1860,
Benjamin Baker of
Key West established
pineapple plantations
y
on Plantation Key and
north of Planter3. His
success in growing "
pineapples, tomatoes, d
and melons inspired °' / ' ,." N
the founding of the
community of Planter.
The Planter post office ca. 1899(Historic Preservation Society of the Upper Keys).
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 4
William and Robert Albury were the first to settle there from Abaco, followed in 1875 by Amos
and Ada Lowe who arrived in a "storm-battered sailing ship." The site of the Lowe house at the
southern tip of Key Largo became known as Lowe's Point. The Alburys lived just east of the
Lowes, and the Sam Johnson family arrived next.
The growing Bahamian population in Key
Largo is reflected in the U.S. Census which �% r
lists sixty-one inhabitants in 1870 two hundred
in 1890, and three-hundred-fifty in 1900. E
Planter was devastated by hurricanes in 1906, E l O,
1909, 1910, and 1911 which contributed to aj
blight that destroyed much of the pineapple
crop. Many of the settlers moved south to the
community of Tavernier which was tied to
Flagler s newly constructed Over-Sea (now
commonly called Overseas ) Railroad. The
first post office in Tavernier was established on
March 9, 1911, on land owned by Amos Lowe
1 (1y %
and Robert Albury. The population also shifted a
from the bayside to the oceanside of Key Largo
toward the railroad right-of-way. Pineapples being transported on a sailboat, Florida Keys,
ca. 1890(State Archives of Florida/Marks).
Planter tended to refer to all of southern Key Largo until construction of the Tavernier station by
the Florida East Coast Railway in 1908. In 1909, the Planter post office closed. The following
year, the Over-Sea Railroad reached Key West, creating a fast track by train, ferry, and steamer
between Jacksonville and
Havana. SCAL OF 8T74TQTE WL Enm &gym muw� war �
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Flagler's railroad and the ��" '°
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lower tariffs he charged
on Cuban pineapples let `076,,�
them supplant the local
Ai e
produce', and Tavernier .' '4
farmers had to grow other ,� �� ". � ; ���
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crops. They grew winter /4' �ex ��.
vegetables m Small '� �aN � + "��� � nemu ds K yen+ff
,r ue i „ n, D-elia> h
gardens and had groves of iNYaMu
citrus and tropical fruit "
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trees such as date and � � AdylIMrkw � �
wi� rn�
coconut palms, bananas,
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mangos, guava, and r°scue� 'o1�,R. a � w r
sapodilla. As truck .,,. rr � � a+urea
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farming expanded so did
'
the population. aum« Kr rwtr i
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Section of a Florida East Coast Railway brochure showing stations and stops in the
upper Keys(State Archives of Florida).
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 5
Another consequence of this abrupt revolution in transportation was the growing value of Keys
real estate. The Albuiy and Lowe children subdivided the family land and deeded lots to family
members. The divisions between their lots became streets like Coconut Row, Lowe Street, Ocean
Avenue, Tavernier Trail, Beach Road, and Sunrise Drive. The railroad and its successor, the
Overseas Highway, also resulted in a reorientation of construction, especially public and
commercial, to inland locations favoring access to the overland transportation. Architecture was
influenced as access opened to new materials and techniques.
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Tavernier land boom, 1925 (Historic Preservation Society of the Upper Keys).
While most places went bust after the collapse of the Florida Land Boom, Tavernier acquired
several new residents. Marvin Thompson and his brothers(arriving from Key West c. 1919); 011ie
M. Woods, H. S. McKenzie, in the late 1920s; Cliff Carpenter in the 1920s-30s; Harry Harris, the
Wilkinsons, and the Allens in the 1930s;the Killingsworth family and the Alleys in the late 1930s-
1940s.
011ie Woods was involved in numerous business and real estate ventures. He is noted for platting
the 011iewood development which became Tavernier 2 Subdivision in 1929. "Mac" and Hazel
McKenzie moved from Miami in 1928 and partnered with Woods to build the Standard Oil gas
station. Mac built other structures that are now landmarks, including the drugstore (the Copper
Kettle restaurant) and the Key Theater (Tavernier Hotel). He provided the first electricity
(mornings and evenings) to subscribers from a diesel generator. The Old Tavern Tea Room was
already built when he arrived and his first job in Tavernier was managing itj.
Cliff Carpenter worked with Mac McKenzie to build many of the houses in Tavernier that are now
historic. He also had a farm on Plantation Key where he grew tomatoes and melons. A visit to
Mable's Place, the restaurant owned by his sister in Key Largo, inspired Harry Harris to move to
Tavernier. He started to work for McKenzie but soon inclined to politics, becoming county
commissioner for a total of 28 years. He is associated with the historic homes at 114 Lowe Street
and 122 Lowe Street. A monument was erected in his memory in Harry Harris Park. Doug
Killingsworth had been a fireman in Homestead; he helped start the second oldest volunteer fire
department in the Keys in 1934 using a hand-me-down pump from Key West towed by Eugene
Lowe's pickup.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026
The Overseas Highway, initially State Road 4A, was a project that spanned the boom and bust.In
1919, the Miami Motor Club was looking for a way for sport fishermen to drive to Key Largo.
Realtors wanted access to the undeveloped Upper Keys, and locals had been lobbying for a road
for tourists since 1895. A route through Card Sound was chosen. Other sections of road followed,
and by 1928 a highway had been completed between Homestead and Key West, except for a 41-
mile ferry trip between Lower Matecumbe and No Name Key. The drive to Tavernier in 1928 was
over "a bumpy rock road," but it changed things in the Upper Keys even more than the railroad
had. Weekend cottages proliferated, charter fishing became popular (Rodney Albury, Cliff
Carpenter, and Eugene Lowe became charter boat captains), and farms gradually disappeared.
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Tavernier conchs navigate the Great Depression. Harry Harris is seated at far left(State Archives of Florida).
The uncommonly vigorous economy in Depression-era Tavernier was interrupted on Labor Day
in 1935 by a devastating hurricane. The disaster was the impetus for the employment of reinforced
concrete to counteract higher winds and the elevation of structures on piers or stilts to mitigate
flooding. One early example in Tavernier is the Edward "Doc" and Alice Lowe/Red Cross House
at 1 Ballast Trail. Doc had been a paramedic for the railroad, later settling in Tavernier. The Lowes
moved into their house in 1935 as soon as it was finished. It was all-concrete, including the roof
which drained into a cistern under the house.
Left: Red Cross
House at 1 « i
Ballast Trail.
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Jfl� i/s
Wilkinson
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on concrete
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Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 7
Another example is the Wilkinson House: Jack Wilkinson moved from Miami to the Planter area
where he fished and collected marine specimens, living in a tent. He married Kay, who left her
family in Miami to join him. Their children were born in the tent. They moved to Tavernier and in
1951 built a wood frame house raised a full story above ground on concrete piers. The home seems
modern because it influenced so many that have followed.
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Looking south at buildings that survived the hurricane,Tavernier 1935. Drug store and hotel at far left;
railroad houses at far center; Captain Bob Comb's house,front right(State Archives of Florida).
The Labor Day Hurricane destroyed 40 miles of track on the Over-Sea Railroad. Its right-of-way
and bridges were sold to the State of Florida. Monroe County, with federal funding, built the
second Overseas Highway in 193 8. This version of the highway made auto ferries obsolete. It built
a system of auto bridges on top of the former railroad bridges between Lower Matecumbe Key and
Big Pine Key. It retained sections of the original road between Card Sound and Upper Matecumbe
Key, and Big Pine and Key West 3. The highway was modernized in 1944. The Tavernier segment
was expanded to four lanes in 1966.
Public utilities, headquartered at the Electric Co-op and the Aqueduct Authority in Tavernier,
spread across the Keys in the 1940s. The 1935 New Deal-built hurricane shelter and public school
became the Monroe County Health Department. Mac McKenzie was the first president of the
Upper Keys Chamber of Commerce when it opened in 1947. By 1951, Tavernier and Islamorada
were tied for the number of listings in the phone book—four times as many as the surrounding
communities.
Architecture continued to evolve, reflecting mid-century building trends. An example is the house
at 163 Coconut Row,built in 1947,bought by John C. and Lois M. Stormont in 1973. The history-
conscious Stormont couple were instrumental in forming the Old Tavernier Town Association and
in raising the money to relocate and preserve the 1928 Merlin Albury House and the 1936
Methodist Church.
The Livable Communikeys Plan (LCP) for Tavernier Creek Bridge to Mile Marker 97 was a
coordinated effort by the Monroe County Planning and Environmental Resources Department and
the community of Tavernier. This plan laid the groundwork for establishing the Tavernier Historic
District and recommended drafting design guidelines according to goals 1-4 as outlined in the LCP:
Goal One: Direct future growth to lands that are most suitable for development, prevent sprawl
into less developed areas, and encourage preservation of environmentally sensitive lands.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 8
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 MM 91 to MM 93.5,
and
Goal Four:Protect and enhance historic, cultural, and archeological resources within Tavernier
to maintain the integrity of the community's unique character.
An effort was made to nominate Tavernier's Historic District for listing in the National Register of
Historic Places, but the nomination was rejected by the State of Florida. In 2005, Monroe County
approved landmark designation for the Historic District. Local designation, it should be noted,
provides greater protection to cultural resources than does a National Register listing.
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Left: Merlin Albury House at its current location on the Overseas Highway. Right:the Methodist Church as the
Tavernier Masonic Lodge in 1965 before being relocated (Historic Preservation Society of the Upper Keys).
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// .,�t �i�,m, !l� !�/rlrll//i i/l/i��i//%l��(/�/✓�� Y�'i/ 1/ l,1 1 �l+�arcr
� ✓,„P �' � !�/! i��r A� wit�'r'!y(ti1 %1��%/ ����Jj�rli�l�/a,�lUfi% 1Y�1
',`�/ �u//'ill/J%4� /I✓ � � a�/i�y
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Built in 1947,this house was bought by pioneering preservationists John and Lois Stormont in 1973.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 9
IV. USING THESE GUIDELINES
LL �
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Tavernier Historic District(Monroe County Planning& Environmental Resources GIS 3/8/2024).
A historic district stabilizes and improves property values, maintains the historical integrity of the
community, and promotes civic pride. By stimulating cultural tourism, it supports the economy of
Tavernier and the Florida Keys. See Chapter IX of these guidelines for a discussion of financial
benefits available for rehabilitation projects.
These guidelines will help determine what repairs and improvements can be made to a property
within the Tavernier Historic District—whether the property contributes to the character of the
historic district or not. The following steps should help you preserve the historical characteristics
of Tavernier by facilitating the rehabilitation and preservation of contributing structures, the
appropriate redevelopment of structures, and the appropriate construction of new buildings. These
steps apply to all structures within the district whether contributing or noncontributing. Please
refer to the Glossary for a list of terms and definitions and to Appendix 5 for the list of contributing
and designated historic structures.
Step 1. Determine which category applies to your property.
Step 2. Determine what work needs to be done to your property and whether a repair is possible.
Repair and maintenance are always the preferred treatment.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 10
Step 3. If an architectural feature can't be repaired, consult the following chapters of the guidelines
to determine a compatible replacement. Contributing structures: a replacement should
match the historic feature in size, shape, material, and mechanism if operable.
Step 4. Some projects, such as elevating a structure, may require HPC review. Consider whether
your project will benefit from any recommended environmental adaptations. Refer to
Chapter VIII of these guidelines.
Step 5. Apply per the rules in LDC Chapter 135, Section 6 for either a regular or special certificate
of appropriateness (COA) according to your project type. See the COA Approval Matrix
below to determine which certificate is needed. Include with the application photos of your
property from the roadway, photos of adjacent properties, closeups of the project area, and
illustrations of any manufactured products to be used, such as roofing, shutters, doors, and
windows. Include any additional attachments per the checklist on each application. You
should avoid purchasing materials or products in advance because permits may come with
conditions that pertain to those items or their installation. Permits may have other
provisions that affect the overall scope of work. Work done to a contributing property or
structure or any noncontributing property or structure and new buildings within the
Tavernier Historic District requires a COA and must be in accordance with the following
table.
COA APPROVAL MATRIX AS PER LDC SECTION 135-6(a)
Certificate of Appropriateness Approval Matrix
Work to be Done Contributing or Regular Special
Noncontributing Certificate(') Certificate
property/structure within
Tavernier Historic District
Accessory Structure Contributing;Noncontributing — X
ADA Improvements Contributing — X
ADA Improvements Noncontributing X —
Awning Contributing — X
Awning Noncontributing X —
Decks,Porches,or Patios Contributing;Noncontributing — X
Demolition of Principal Structures Contributing('); — X
Noncontributing
Demolition of Accessory Structures Contributing — X
Demolition of Accessory Structures Noncontributing X —
Docks,Boat Lifts,and Dock Structures Contributing;Noncontributing X —
Door Replacement Contributing — X
Door Replacement Noncontributing X —
Driveways Contributing;Noncontributing X —
Energy Saving Devices(for example, solar Contributing;Noncontributing — X
devices),Visible from Street
Energy Saving Devices(for example, solar Contributing;Noncontributing X —
devices),Not Visible from Street
Elevation of Structures Contributing;Noncontributing — X
Fences,Walls,Gates Contributing;Noncontributing X —
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 11
Landscape Features(for example,fountains,or Contributing;Noncontributing — X
arbors)Visible from Street
Landscape Features(for example, fountains,or Contributing;Noncontributing X —
arbors)Not Visible from Street
Mechanical Equipment Including Pad or Contributing;Noncontributing — X
Stand,Visible from Street
Mechanical Equipment Including Pad or Contributing;Noncontributing X —
Stand,Not Visible from Street
Pools Contributing;Noncontributing — X
Roof Repair/Replacement Contributing;Noncontributing X —
Shutters Contributing — X
Shutters Noncontributing X —
Signs Contributing;Noncontributing — X
Window Replacement Contributing — X
Window Replacement Noncontributing X —
General Note: The Planning Director may refer any application to the HPC for review.
(a) Work to be done that is located within the Tavernier Historic District and is eligible for approval by regular
certificate of appropriateness per this matrix shall be reviewed per the Tavernier Historic District Preservation
Guidelines.Work to be done that is inconsistent with these guidelines shall require a special certificate of
appropriateness.
(b) In accordance with subsection 135-6(d).
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 12
V. ARCHITECTURAL STYLES AND DISTINGUISHING FEATURES
Tavernier has examples of several architectural styles that are typical of structures built in South
Florida between the 1920s and 1960s. These include frame vernacular, masonry vernacular,
commercial vernacular, minimal traditional, and mid-century styles. Few examples survive from
the late pioneer period (1865-1920). Many of the remaining buildings are later in date and
connected to the rise of tourism and increase in population after construction of the Overseas
Highway and in the post-war boom. Most structures in the Historic District represent domestic
architecture. The few commercial buildings cluster along the Overseas Highway.
FRAME VERNACULAR � " �
Vernacular buildings represent the
typical method of construction used
by pioneers in South Florida.
Vernacular architecture is ordinary
architecture. It does not adhere to a �
particular school of design and is not
i
architect driven. The builder's
experience coupled with local
material creates a useful and practical
building. Frame vernacular structures
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are framed in wood. In Tavernier they � a�
are usually rectilinear in form and
noted for their simplicity.
Frame Vernacular
Built on foundations of masonry or stone piers they can be one, one and a half, or two stories in
height and often have a raised front porch. Exterior walls are faced with vertical board and batten
or horizontal clapboard. Early examples of this style have gabled or hipped roofs. Althoughmany
original roof coverings were wood, metal, or asbestos shingles, most have been changed to
composition shingles or sheet metal. Windows are typically double-hung sash, and doors are
simple, sometimes with a glazed panel. Oolitic limestone trim, chimneys, exposed rafters, and
brackets are the only common decoration in this style. Attic louvers are common but are not there
for decoration.
MASONRY VERNACULAR
Masonry vernacular was also a common form of construction in South Florida and the Florida
Keys. Nationally, brick was used in this style of construction, but the scarcity of brick in Florida
limited its use. Hollow clay tile, oolitic limestone,and concrete block were the most common types
of material used locally. Structures are both symmetrical and asymmetrical with some variation
due to the arrangement of interior spaces. Roofs may be gabled and hipped with composition
shingles or flat and parapeted.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 13
Many shingled roofs have been re-roofed with sheet metal.
Windows traditionally were double-hung sash or casement.
Aluminum awning and jalousie windows proliferated in the
1940s and 1950s. Nearly all the masonry vernacular
buildings in Tavernier are commercial rather than
residential buildings.
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Masonry Vernacular
COMMERCIAL VERNACULAR
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Early commercial buildings built along the x 4
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Overseas Highway in Tavernier were masonry .0 ;
vernacular structures. The prototype for several
of those that had parapeted roofs was probably
the Old Tavern Tea Room, possibly built by
� i'/s�✓ '� r�,
011ie Woods where "Mac" McKenzie first
worked when he came to Tavernier. He wenton
to build the adjacent theater,which soon became " f
the Keys Hotel (later known as the Tavernier
Hotel), the drugstore, and many other now �
historic Tavernier buildings.
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Commercial Vernacular
MINIMAL TRADITIONAL
During World War II, most of the construction of
domestic architecture in the United States came to a halt i
because of the lack of building supplies. When the war
ended and building resumed, many of the historical ���
precedents of earlier styles were largely abandoned.
Instead, builders simplified forms, building small
practical houses for returning service men who bought
housing under the GI Bill. Many of these houses have a
front-facing gable roof and few decorative ornaments. r
Roof pitches are low, and eaves are close. These houses
are built of a variety of materials and were popular as
tract housing throughout the late 1940s and early 1950s.
Minimal Traditional
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 14
MID-CENTURY MODERN
Mid-century modern is an architectural style that generally reflects modem development in the
middle years of the twentieth century. Although the term first appears in the 1950s, a further
investigation shows that the period of importance for these designs is from 1933 to 1965. An
American interpretation of the International and Bauhaus movements, it is generally simple in
form, often geometrical,related to nature, and having ample windows and open floor plans. It may
incorporate built-in planters, stucco reliefs and arches,breezeways, and intricate metal sun grilles.
One of the few examples of this style in historic Tavernier is pictured below.
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Mid-Century Modern
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 15
VI. REHABILITATION OF HISTORIC BUILDINGS
There are four approaches to the treatment of historic buildings recognized by The Secretary of the
Interior's Standards for Rehabilitation and Guidelines for Historic Preservation: preservation,
restoration,reconstruction, and rehabilitation (detailed in Appendix II).
Rehabilitation is the technique of preserving a property's historical character while making the
changes that may be needed to repair, stabilize, update, or adapt it to a new use.
The Standards for Rehabilitation will be the most useful tool that residents of the Historic District
can use as they approach the task of repairing or altering their contributing property, and they are
the focus of these guidelines.
The standards were originally published in 1977 and revised in 1990 as part of the Department of
the Interior regulations (36 CFR Part 67, Historic Preservation Certifications). They pertain to
historic buildings of all materials, construction types, sizes, and occupancy, and encompass the
exterior and the interior of historic buildings. The standards are to be applied to specific
rehabilitation projects in a reasonable manner, taking into consideration economic and technical
feasibility.
The Standards for Rehabilitation are the standards most often used by local historic district
commissions nationwide.
ELEMENTS OF A HOUSE "1
ROOF(GABLE) EXTERIOR FINISH
Standards for rehabilitation are (WOOD SIDING)
analyzed below according to the
basic elements of residential and WINDOW(SASH) EAVE
commercial structures found in PORCH ROOF "
(SHED) RAFTER TAIL
the Historic District. Rodney �y
Atbury's house provides a good MAIN DOOR
example Of a frame vernacular (WOOD PANEL) +; COLUMN
.
t (WOOD POST)
house that has many of the
typical elements. These are the PORCH
yp (WOOD FRAME) FOUNDATION
(MASONRY PIER
elements that in variation and ' )
combination will characterize
the style or type of construction
of a historic building. Rodney Albury on his porch in Planter,ca.1900(State Archives of Florida).
RIDGE
ROOFS SLOPE ROOF
pi aa
25
11 BODY
VALLEY,--
If you think of a building as divided into three basics BASE
sections, you can see that the roof is the most
important insofar as it shelters the other parts of the �t
building.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 16
Common roof types4
1
Gable Clipped gable orjerkin head Cross gable Gable on hip
Hip Hip on hip Pyramid Gambrel
Gull wing or butterfly Parapet
Flat Shed
Dormer on gable
Roofs often have secondary structures—such as dormers, cupolas, steeples, vents, weathervanes,
skylights—and chimneys.
Recommendations
The following recommendations apply to both contributing structures and noncontributing
structures except for items 1 and 4, which only apply to contributing structures.
1. Identify your roofs shape, material, and its character-defining trim and other features. Preserve
these features and avoid adding new features or structures that would change the roofs appearance.
2. Clean gutters and downspouts often. Replace deteriorating flashing, shingles, and fasteners
carefully, and inspect for water intrusion. Protect leaking areas while waiting to make repairs.
3. Repair a roofs historic materials whenever possible. If a section needs to be replaced, use the
same kind of material. If an original material is not available, substitute a compatible material, for
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 17
example a replica metal tile for an original, a modern composite shingle of the same color and
texture for an original, a modern clay tile of similar shape and color for an original.
4. Reconstruct a missing feature using historical documentation and make sure it is compatible
with the building. Avoid removing a historical feature or secondary structure without replacing it.
5. Locate new mechanical equipment, solar panels, skylights, etc., out of public view. Place them
where they do not block or obscure character-defining features.
6. Preserve structural components and decorative features when replacing a roof. Insure that the
correct structural components are properly installed and remain in sound condition.
7. Parapets: When replacing a flat roof that has a parapet, avoid altering the appearance of the
parapet with metal flashing or a cap that will be visible outside the building.
8. Composition shingles: Choose white or lighter colors for energy efficiency when replacing
shingle roofs.
9. Metal roofs: For new roofs, use a corrosion-resistant product: aluminum would be the first
choice, Galvalume a more affordable second(saltwater will shorten its normal life,but it will last
longer than galvanized.)Use unpainted metal.Near the waterfront,prefer a standing seam, double-
folded profile with concealed clips. Avoid exposed fasteners. Rinse your roof frequently for longer
life. Build a new or reconstructed roof at a minimum slope of 3:12 to let the roof drain freely.
10. Clay Tile: An existing clay tile roof may be rehabilitated or replaced if destroyed by natural
causes,but clay tile is not recommended for noncontributing structures or new buildings.Additions
to noncontributing structures as well as new buildings must use typical roof types, materials as
listed previously, and colors consistent with the Historic District. Added roofs on all buildings
should be nondestructive of the main roof.
11. Flat roofs are not recommended for residential buildings.New commercial buildings may have
flat roofs with parapets of between 2 and 4 feet higher than the roof.
COMMON ROOFS AND MATERIALS
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Clay tile Stamped metal shingles
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 18
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Composition shingles 5v crimp sheet metal
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Flat roof Standing seam sheet metal
EXTERIOR FINISHES
Exterior finishes include the fabric that clads a building and the building's trim or finishing touches.
Finish materials commonly found in Tavernier are masonry(brick, stone, concrete, stucco),wood,
and metal. Trim and finishing touches can include door and window brackets. The following
comments apply to both contributing and noncontributing structures except as noted.
Masonry : �� ��°
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Brick is uncommon in the Tavernier Historic District
and in the Florida Keys generally. It is more likely to be
found as a building material in a chimney, which also is �
rare in the Keys. The important thing to remember is x
that brickwork should be cleaned gently, pressure clean
on low with water and mild detergents. Chemicals are
harmful. Repair loose mortar by hand. Make repairs
only where and when they are necessary.
A rare brick chimney
Historically, a lime-based cement that bonded easily to brick and stone was used as masonry
mortar. It was weak, soft, and flexible and let water vapor pass through the mortar joints, allowing
the walls to breathe. Portland cement, a mixture of limestone, clay, and additives became popular
in the early twentieth century because it was stronger, harder, and cured faster than traditional
mortars, which it soon replaced. But a building is dynamic; it has thermal, moisture, and wind
stresses that can cause damage if not relieved, which is what happened over the years to buildings
using Portland cement. Therefore, it is recommended that original mortar be analyzed and repaired
with a"natural" cement that matches the original chemistry,physical properties, and aesthetics.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 19
Stucco over concrete block is far more common. It should be repaired by patching with a stucco
that matches the existing material in chemical composition, strength, coarseness, thickness,color,
and surface texture. Repair a stucco feature if parts are missing or duplicate it, if entirely missing.
The stucco's texture should be replicated in places where repair is needed. Proposed stucco texture
which does not match the existing material will be reviewed individually.
1
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Masonry finishes:stucco over a wood frame house,a masonry chimney,and a painted block outbuilding.
Stone either native oolitic limestone or
coquina, is found in the Historic District
more frequently as a decorative feature
than as a structural element. Like brick, ?�
stonework should be cleaned with care
and not subjected to sandblasting or
high-pressure washing. Unpainted brick
and stone elements — those surfaces
should not be painted or treated with
sealant but left bare to naturally breathe.
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Oolitic limestone wall,chimney,and foundation veneer examples.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 20
Abrasion cleans by eroding dirt or paint, but it also erodes the surface of the building, causing
irreparable physical and aesthetic damage. It can wear away mortar joints and remove the natural
protective surface or patina of a masonry wall,increasing its exposure to weathering. It can destroy
decorative detailing on molded architectural features, ornamental carving on stone or wood, and
evidence of historical craftsmanship or any woodwork that has been hand planed,milled,or carved.
All historical surfaces should be cleaned with the gentlest means possible.
Water-repellent coatings or sealers are intended to keep liquid water from penetrating the surface
while allowing water vapor to enter and leave. They are usually transparent but may change the
appearance of some types of masonry. They partially penetrate the surface and as a result are nearly
impossible to remove. Waterproof coatings, including elastomeric paints, seal the surface from all
moisture. They may work until water enters from elsewhere and then it will not be able to escape.
Moisture-related problems are usually leaky roofs and gutters, missing mortar, or cracks and open
joints around doors and windows. If a historic building is kept in good repair, water-repellant
coatings should not be necessary; waterproof coatings should never be used above grade.
Contributing and noncontributing structures: Stucco should be repaired with material that matches
the existing in coarseness, thickness, color, and surface texture.
New buildings; New buildings will be reviewed on an individual basis and may use wood,
concrete,block, stucco and fiber cement fabrics. Aluminum or vinyl siding is not allowed.
Wood
Wood is the most common building material and the most common material for decorative
features, which are often displayed on the porch. The house with the stone foundation cover
pictured on the prior page is a case-in-point: the square posts with base and cap, the balustrade
with its lathe- turned balusters, the exposed rafters, the functional and decorative shutters, and the
picket fence.
Wood siding itself is a feature and comes in a variety of profiles and is the most typical exterior
fabric in the Historic District. It is the recommended fabric for additions to noncontributing
structures and for new buildings. Non-historical materials offered in the guise
of convenience such as aluminum or vinyl, should be avoided. Wood trim
should be retained and replaced in contributing structures. In noncontributing
structures and new buildings, brackets are allowed provided they do not create
a false sense of historical development. In all structures, brackets should be
functional features. They should not be unnecessarily frilly and should not be
there solely as ornaments.
Teardrop or Cove Cut Lap
Double Ogee or Drop
Clapboard Beveled Dolly Tongue& Shiplap Channel Rounded V-Rustic Board&Batten
Varden Groove Rustic Drop
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 21
Wood features that reveal a
building's history can be found in
surprising places. Original features
found in some buildings can be
clues to the age of those features.
Research can help in making
accurate restorations and
reconstructions.
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Old Tavernier Post Office first floor ceiling sign ed by
. � Robert Harold Albury.
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Paints spatter over original Dade Count fine
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Front porch of Old Tavernier Post Office.
Door and brackets are obvious alterations.
Recommendations
The following recommendations apply to both contributing and noncontributing structures except
for items 3 and 4, which only apply to contributing structures.
1. Match the existing historical wood siding when repairing or replacing. Stagger the new with the
old such to blend them.
2.Paint cut ends of replacement boards before installing them. Use an appropriate varnish or sealer
on parts of a building that are normally unpainted, such as the ends of exposed rafter tails. Remove
paint on an existing surface only when it has to be repainted; remove the paint carefully by hand,
using chemical stripper,when necessary. Avoid the use of sand-blasting,water-blasting or torching
to remove original painted surfaces.
Tavernier Historic District preservation Guidelines Monroe County,Florida:April 2026 22
3.Repaint repairs and replacements with matching colors. Paint a building in colors suitable to the
building and the Historic District. Stripping a painted or varnished surface to bare wood without
refinishing it is not recommended.
4. Identify your building's character-defining wood features and photograph and measure them for
future reference.
5. Repair a historical feature whenever possible, as opposed to replacing it. Avoid replacing an old
or introducing a new feature that has no historical precedent or is incompatible in scale, material,
or color. For example, the fancy brackets and oval door on the front porch of the Old Tavernier
Post Office as shown on the prior page.
6. Reconstruction: If replacement or reconstructing is necessary, avoid using new materials to give
it a new look, as opposed to retaining its historical characteristics. Asbestos siding is safe if left in
place undisturbed. Removal, if necessary, should only be done by a certified professional.
7. Deterioration: Periodically inspect for and promptly treat deterioration, such as leaks in gutters
or flashing, cracks in wood surfaces, and crumbled caulking. Correct the causes and effects of
insect and fungus damage as soon as it is detected. Trim vegetation so that it does not touch the
building and insure that water does not collect on wood surfaces. All surfaces should drain freely.
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Wooden leaf shutter;ornamental brackets. Exposed rafters in the old Methodist Church.
8. Shutters: Retain existing shutters and repair deteriorated existing shutters with cedar, cypress,
or treated pine.
Contributing structures: Wood top- or side-hinged shutters (also known as Bahama shutters and
leaf shutters) comparable to those typical of the Historic District, as pictured in many places above
and throughout, are recommended if they are compatible with the historical character of the
district. They may be made with solid board, vertical boards, louvers, or panels. Other types are
permitted but must be reviewed on an individual basis. Also see the following section on Windows
(pages 25-27) and Chapter VIII under Sustainability.
Noncontributing and new structures: Top- or side-hinged shutters comparable to those typical of
the Historic District, as pictured in many places above and throughout, are recommended if they
are compatible with the historical character of the district. They may use wood, metal, or fiber
cement fabrics. Non-functional/decorative shutters may be allowed but must be of size and
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 23
installation to approximate full coverage of the window or door, Fabric awnings for residential
structures should be limited to side and rear elevations. Fabric awnings and shutters for new
buildings will be reviewed on an individual basis. Also see the following section on Windows,
pages 25-27 and Chapter VIII under Sustainability.
Metal
The use of architectural metal is rare in the Tavernier Historic District. Common uses include
doors, window frames, balustrades, secondary roof structures and trim, shutters, signage, and
miscellaneous hardware. Many of the recommendations for wood exterior finishes apply.
Miscellaneous hardware, such as wall-
mounted light fixtures, should be chosen
carefullywith period of significance,
style, scale, and mass in mind so as not
/
to detract from the building's
architecture. v
.
Pits or dents in metal, which often occurr,„„ ;
due to abrasive cleaning, cannot be easily
filled or smoothed unless the surface was
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originally painted. Exposed metal that � �
has been damaged usually will have to be �� I
replaced.
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The above applies to contributing and
noncontributing structures. «� 11
Metal ornamentation and railing.
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Ornamental aluminum screen door. Aluminum clamshell shutter, metal door and window
frames, metal eave drip edge, metal lamp.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 24
WINDOWS
The eyes of a house, windows are key character-defining features. Original windows, their form
and material, are especially important as they also are indicators of the period and type of
construction. You should identify and document any original windows in your building before
embarking on window repair or replacement projects. Lacking an original window, historical
photos can help, as can comparison with original windows preserved in buildings of a similar style
and period. Thought must go into replacing windows that are no longer made and expensive to
duplicate.
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-- ash window configurations': 1-over-1
(1/1) 3-over-1 (3/1)-typical windows for
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mission revival or frame vernacular styles.
Sill., The latter can be subdivided as shown left
Double-hung sash (DHS)window and right. Sash window(clipped for porch
parts:6-over-6 lights,interior view.' roof).
... --
.....................
Left: double-hung window Awning Casement Jalousie Slider
Right: single-hung window Awnings, casements,jalousies, and sliders'are more commonly found in masonry
(lower sash only operates). vernacular or mid-century modern style buildings, usually with metal rather than
wood frames. Fixed glass windows proliferated with the advent of air conditioning.
Recommendations
All of the recommendations below apply to both contributing and noncontributing structures.
1. Identify the original window types in your building. If none are original, research them using
historical photos or by studying original windows in buildings comparable to your own.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 25
2. Repair is always preferable to replacement. Retain original windows and protect them with
shutters or storm panels.
3. Replacement: The choice of a replacement window should take into account material, size,
proportion, type and depth of mounting, type of operation, depth of muntins, number and division
of lights, trim, and header and sill type. For contributing structures, the HPC will decide if
replacement or a change of type is warranted. Impact resistant windows are a replacement option
if the new unit replicates the old in configuration, details, design, materials, and color.
4. Protect your windows with shutters or install storm panels even if the windows are impact
resistant. If permanent, operable shutters are present, insure that they are functional and sufficient.
If not, research an appropriate style as you would a window type or prepare the opening for
removeable storm panels.
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Bahamas shutters are common in Tavernier and serve to
protect as well as to shade a window. Below right, in the
Wilkinson house,top-hinged shutters wrap around the house,
and the living area is raised a full story above the ground.
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1
Left(above and below): Bahamas
ror
shutters under porch roof; note door
with jalousie light.
Right(above):These Bahamas shutters
wrap around the house. Wilkinson House top-hinged shutters.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 26
, W��
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One-over-one(1/1) DHS windows and leaf shutters.
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Go
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Above and below:6/6 DHS window
W , t
and shutters and second story awning /
window.
„M..
For contributing structures,
Windows should be com-
patible with the character of
the Historic District. Fixed
glass or picture windows, Old Post Office original 1/1 DHS window and original shutter.
pivoted windows and J� w
sliding windows are notes°
acceptable as replacements. r��y.
(See page 52 for more
information.)
For noncontributing struc-
tures and new buildings
windows should be com-
patible y
in le generally
style, g y
double hung, casement, or
fixed glass and may be
impact rated. Window
frames may be metal or
wood. Example of aluminum clamshell shutters.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 27
ENTRANCES AND PORCHES
The entrance to a historic building, however humble or
distinctive is an invitation. It is comp osed of a door and
especially in a residence a porch: the surrounding of a door that
elaborates the transition from outdoors to indoors. It can be as
simple as a roof and stoop or as complex as a veranda.
a
r Imp ii jr1lr i iNr e � a-��
w
������'ci ��9�I1)fNG�N II�nCGkNgG�Vhll�)�l� '��qU;11f4V➢iiB�116�1'r'�����li �,llN� ,r, � t ,�- �
r'lP�J�R,
The old Railroad House moved and reconstructed to have both a Minimal Traditional style.
veranda and an observation deck or widow's walk above.
Above right: The house has a panel door with one light
and awning windows typical of a Minimal Traditional
style. The prominent handrails add some mass to the
stoop. The pediment atop the door header is one of many
loans from the classical orders popular in American 'tl� i 1P �J �
housesa small gable roof sheltering the doorstep ' � �
might be more in keeping. Conti-ibuting structures and
noncontributing structures may have porch additions if
a review determines them compatible with the district.
A porch proposed for a new building must be compatible,..
with the Historic District. Second floor porch added to 1919 building in 1986.
In the Florida Keys, early porches tended to run the
full length of the facade. The railroad house
reconstruction with its expansive veranda emulates
a kind of Caribbean coastal architecture that prizes
indoor/outdoor fluidity. Public or commercial ( '
buildings like the Old Tavernier Post Office or the
Packing House (center right) have generous, full-
length porches. The latter's second floor porch
addition is unobtrusive but would be improved
with simpler,less ornate balusters. The rule applies
to other features like brackets, which should be
simple and used structurally and not decoratively. Old Post Office (1926)showing first and second floor
porches(Historic Preservation Society of the Upper Keys).
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 28
When considering porches and entrances, one can also discuss the base of the house, which is
normally visible in front. An appropriate lattice that screens a raised foundation should be made
of wood, not vinyl. The Railroad House (below left) uses a vertical-slats design, echoing its
ry r
F� l�
r it e�
balustrade,while the house on the right uses a
more common diamond grid lattice. There are
several examples of stone used as a pier
Am Al
foundation infill that sometimes
rises to a half wall or wainscot. The ;r
house below has a neither a porch
nor a patio but a sort of deck
addition, which is ahistorical. �
^
r
Left: horizontal lattice and front deck
addition; neither are recommended.
Above:stone wainscot covering the
foundation. Note incongruous match
r.' •;; of awning window with French doors.
Contributing structures should retain original materials. Noncontributing structures and new
buildings should use diamond- or square-patterned lattices or native stone.
DOOR
The guidelines for doors should follow those for windows with the option of installing screen
doors, storm doors and shutters. A door, especially a front door, gets more abuse than a window,
so it should be scrupulously maintained and repaired. A door is more often replaced; its effect is
singular and not multiple as with windows; it meets us daily on our way in and out and it greets
visitors. Consequently, as encountered in the field, a front door tends to reflect more of a personal
choice than a style or period—adhering to the historical intent is recommended. Doors often have
associated windows, such as operable transoms in early buildings; sidelights and other
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 29
configurations of fixed glass in later buildings—which will then limit replacement choices. Flush
and batten doors are not traditional in Tavernier. Leaf shutters are historically of batten
construction. Sliding glass doors and French doors can be updated and can be interchanged if the
replacement matches the historic door and window materials and configuration.
Noncontributing structures and new buildings: Doors should be compatible with the character of
the Historic District, as shown in the common door configurations figure below.
Common Door ConfigurationS4
6 OIL 10
1
IIE
r �
9•-
u
Frame Vernacular&later:panel Frame Vernacular&later: panel Frame Vernacular&later. French
doors in various configurations. doors with one or more lights. door in various configurations.
c n�j-4±-
IJ
�f
u
Frame and Masonry Vernacular: Masonry Vernacular:flush doors Mission Revival: arched doors,
wood or metal framed jalousie. with horizontal or staggered lights. wood plank or multiple lights.
U/�
1
f
Minimal traditional:Sidelights and more elaborate versions of lighted panel doors become popular. Mid-
century modern utilized many of the earlier door types with metal frames, ornamental screen doors,and
the increased use of fixed pane windows.The metal screen door is compatible with the Historic District.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 30
Contributing structures: Doors should be compatible with the character of the Historic
District and match the style of the home, if possible. Otherwise, wood panel doors (made of
horizontal rails and vertical stiles that frame one or more panels) and single-pane French
doors are traditional and most appropriate. Batten or flush doors are not traditional to
Tavernier. Screen doors hinged in front of the primary door are common.
STOREFRONTS AND SIGNS
Doors and windows in historic commercial buildings updated to new uses and historic houses
converted to stores or offices lose their tethers to tradition so that the choices for replacement
require more thought. Prior consultation with architectural preservation staff at Florida Division
of Historical Preservation is strongly recommended.
Historical storefronts have already undergone transformations. The Tavernier Hotel and nearby
buildings that have prominent parapets were
y g p p p P
likely copied from the Old Tavern Teai��///�iii%
Room, which predates them. The current
facade of the former hotel in terms of door
r
and window openings is not far from the
original, comparing it to the archival photo
below. As a theater, it had no windows of r ;,; iq 0'T
door openings on the side. These had to be brae g
imagined.
r
d nr % /r�J �i ��� env, i i � /✓ �
r
i
Tavernier Hotel in 2016.
U " In an early photo, you can see that nearby parapeted buildings
had facade-wide storefronts. The trim is carried around the
building. You can see that storefront awnings are popular.
Awnings are not only traditional but also easily replaceable,
nondestructive enhancements. The point is that archival photos
Y� can be used to make educated decisions when rehabilitating
fl
historic structures.
rot rt,/riiio�/rre��rr _
Theater under construction (Historic
Preservation Society of the Upper
Keys.) Is'y
J
CAFt
N Mw
A �
jar
K
y
w yr
li N o
t
f The theater in 1930s Tavernier. The Old Tea Room is
��� ��U�tJr adjacent beyond and the as station on this side, the peak
J Y g
of its roof just visible.The drugstore,with striped canopy, is
One of the former drugstore's modern iterations(2016.) next to it. Next to the drugstore in the foreground is the
Better Food Store. (Historic Preservation Society of the
Upper Keys
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 31
Storefront doors and fixed glass windows are not recommended for homes in the Historic District.
There are precedents in commercial buildings as evidenced in the historic Tavernier street scene
pictured on the previous page. However, if the precedent cannot be followed, or in a case where
fixed glass is ahistorical but there is no alternative that would not create a false interpretation,it can
be a neutral choice that differentiates modern from historic.
Al
l,<
Al,�r
off
a %u
Left: Mac and Woods'Standard Oil station in the 1930s.The drugstore is visible beyond (Historic Preservation Society
of the Florida Keys.) Right:one of the gas station building's modern iterations(2016.)
The Tavernier Hotel complex offers some lessons in planning. Thought was given not only to
individual forms but also to their integration with one another in the context of their history. This
integration can help fashion a memorable old Tavernier experience. Noncontributing structures
and new buildings must be compatible with the character of the Historic District.
Color
In the Historic District, original colors should be maintained. White is typical. Shutters are often
painted a dark green; porch flooring, grey; porch ceiling, sky blue; picket fences, white. Color
schemes should follow historical precedent. Several paint companies carry paint lines that replicate
colors common to various styles and periods. Historic Tavernier does not present a wide range of
hues: primarily, white and off-white; secondarily, pastel yellows,blues, pinks, and greens.
Signs
Signs should be appropriate in scale and graphic design to the character of the Historic District.
Spot-lit signs (but not fluorescent) are preferred to internally lit signs which distract from the
architecture. Signs should be in a place that does not hide important historical features andshould
be properly sized
and lettered. All
signs on buildings
u
in the Historic sT�
District whether old Settlers Pare
contributing Or Homs:79GAM Cfmtl5unse
KEAae FOLLOW THE RULES
noncontributing � , �a=tlp
I f J MG®IdMR C4YYtl5CMkYffi i, f r.
wi�,��w,�g0_0
require a special "�`�-� � ��
i '?p / PedaeYr ant a88c onfN
i, ��y� "�^' m,,��� y � � ❑ 7 dory
COA,and they also ,
V III�I i�lv Iy fl( al9 r;aY; ✓� l an ma n
must comply with the LDC, Chapter
142.
Examples of allowed signs in the Tavernier Historic District.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 32
SITE, LANDSCAPE, AND FENCES
Tavernier's Historic District is a distinctive community of natural and cultural resources. The
essence of the Historic District's charm is to be found in its long-stewarded yard trees. Yet all
forms of plants, trees, and hammock were vital to the survival of the community and, therefore,
inextricably tied to the history of the area.
For generations, the tall trees and hammock in Tavernier have been cared for because they
provided shade, food, and a buffer against hurricane-force winds and flying debris. This contrasts
with areas in the Lower Keys where the vegetation is low or was mostly removed during
construction activities. In Tavernier, trees were typically not cut for lumber—although a few
mahoganies may have been used for ship masts—early residents found storm-felled and dried tree
trunks readily available and easier to cut than green trees. Decorative exotics like poinciana began
appearing in the 1920s and 1930s with the influx of"Yankee" settlers.
The list of fruit trees used by the settlers included edible tamarind varieties, sapodilla, guava, sugar
apple, sea grape, lime trees, coconut, Spanish lime, soursop,key lime, Barbados cherry, and rough
skin lemon. Less commonly orange, banana, and date palm were grown. In the 1930s before the
arrival of grocery stores to the area, the only regularly available fresh produce was from trees.
Although it was difficult to grow vegetables such as tomatoes and cucumbers due to the thinpoor
soil, the subtropical weather, and local insects, nearly everyone had a sea grape tree in their back
yard.6
V ji[
IE
VNI
Y ' nrm+y r
i
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YA'� ■ YY '4 r d.
�+M•y'. •bf�ll � +♦K44�14f1'v+M i� f' �� II��IlIC<��l�ll'lll� / i t �-
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Native trees framing historic buildings in the Tavernier Historic District.
Native canopy trees you might find in Tavernier, include black ironwood, buttonwood, cabbage
palm, coffee columbrina, geiger tree, gumbo limbo, inkwood, Jamaica dogwood, lancewood,
mahogany, mastic, milkbark, paradise tree, pigeon plum, pitch apple, poisonwood, princewood,
redbay, saltbush, satin leaf, sea grape, short leaf fig, simpson stopper, slash pine, strangler fig, wild
tamarind, and willow bustic. (For a thoroughgoing native planting list see LDC Section 114-105.)
In the Tavernier Historic District, all trees should be conserved. Except for ten or fewer stems of
exotic plant species and other exceptions noted*, "the removal of any tree regardless of size, or
major pruning of any tree over six inches DBH, shall require a development permit."(LDC Section
114-103.) *Exemptions for trees presenting a danger also are discussed in that section.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 33
Fences
Drives, walks, borders, plantings, and fences can
enhance, hide, or detract from a historic property.
Front yard picket fences are typical. They should be
made of wood and be no higher than four feet. Fences
or walls should not hide the home. The fence of the
house at top,left, screens the patio but it also conceals
the entrance,which is an important feature of a house.
It seems to be too high, and the slats are too wide and
close. of recommended.
nd
Below, 2 left, is pictured a fence that also has wide,
unpainted slats; here,rising to a tall gate that obscures
the main entrance to the home. (Not recommended.)
Next, 3rd left, is an example of a compatible fence.
The height of its pickets and the space between them
allow one to see over and through the fence, and its
( nmiwY ipa, i�YrYarilr�,ro1�n
. form leads the eye to the historic property beyond.
Below, 4th left, is an even better example of a
v,' Y transparent fence except for the tall bushes behind it.
From these examples, additional guidelines for fences
can be derived: front yard fences should have pickets
narrow enough and spaced apart far enough so that the
view of the property is not obscured but possibly even
enhanced or framed. Side and rear yard fences behind
the front yard setback may be 6 feet tall and made of
wood or metal for contributing properties. Alternate
materials will be reviewed on an individual basis.
Noncontributing properties and new buildings may
use wood, metal, vinyl, and composite material, and
"M may incorporate concrete footers and columns.
As for walls a low wall (almost a border) of oolitic
limestone rock can be allowed in all cases where it is
compatible with the individual structure and its
context within the district (see example below.)
r
"
uY Ni
fl
r / f
,
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 34
Driveways �1
i r
t
It is recommended that driveways and walkways - �
be made of crushed shell, gravel, or other
permeable material. Concrete and pavers are A '
allowed in earth tones (gray-brown) as well as "
brick. Asphalt is not allowed on residential
apply to all These considerations a 1
properties.
properties within the Historic District.
Mechanical Equipment
Mechanical and energy-saving equipments"�
should be installed so it is not visible from the
street. If this is not possible the equipments "
should be screened from view with a landscape
buffer or a partition of lattice or similar
material. Noncontributing structures and new
buildings also must comply.
MFF� w"P"
N11
I'
American Disabilities Act Examples of historic properties optimizing landscaping.
The American Disabilities Act (ADA) is the federal statute that prohibits discrimination against
people with disabilities. The Florida Legislature incorporated the 1991 ADA into the Florida
Building Code (FBC). The Florida Accessibility Code is a component of the FBC.
Title III of the ADA prohibits discrimination by private entities operating as places of public
accommodation and commercial facilities. It applies to older commercial buildings as well as to
new construction. Discrimination includes "failure to remove architectural barriers . . . in existing
facilities" unless it can be shown that removing a barrier is "not readily achievable" or
accommodation cannot be provided through other means. Achievable means "easily
accomplishable and able to be carried out without much difficulty or expense."7 ADA regulations
(Florida Accessibility Code 2023 Section 202.4.1) state: "Alterations made to provide an
accessible path of travel to the altered area will be deemed disproportionate to the overall alteration
when the cost exceeds 20% of the cost of the alteration to the primary function area."
The regulations state that additions and alterations to existing buildings or facilities shall comply
with ADA. Exceptions include alterations where compliance is technically unfeasible (in which
case compliance must be to the maximum extent feasible) and residential units.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 35
Per ADA Advisory 202.5, Alterations to Qualified Historic Buildings and Facilities Exemptions,
there are exceptions to the regulations for accessible routes (206.2.1 Exception 1 and 206.2.2
Exception 7), for entrances(206.4 Exception 2), and for toilet facilities (213.2 Exception 2). When
compliance with the requirements for any of these elements would threaten or destroy the historic
significance of the building an exemption or alternate means of meeting the requirements can be
requested from the Florida Department of State, Bureau of Historic Preservation, Division of
Historical Resources. Visit Accessibility Exceptions for Historic Buildings on the Division of
Historical Resources website for more information including a consultation submittal form.
The approach to ADA compliance most visibly affecting properties in the Tavernier Historic
District is the wheelchair ramp, which will be briefly discussed next.
In historic buildings the most obvious barriers are stairs: the first priority listed for accomplishing
barrier removal is: "Access to places of public accommodation from public sidewalks,parking, or
public transportation by, for example, installing an entrance ramp, widening an entrance, or
creating accessible parking." This is how the ADA is mandated in Florida as law regarding
wheelchair ramps:
Slope: A wheelchair ramp pitch of 1:12, or for every inch of rise 12 inches of length, a width of
36 inches for residential and 48 inches for commercial buildings, resting platforms 4 by 5 or 5 by
5 feet for every ramp longer than 30 inches. Width: the landing clear width shall be at least as wide
as the widest ramp run leading to the landing. Length: the landing clear length shall be 60 inches
long minimum. Change in Direction: ramps that change direction between runs at landings shall
have a clear landing 60 inches minimum by 60 inches minimum, and a similar flat surface by doors
if the ramp turns.
Exception: In existing sites, buildings, and facilities, ramps shall be permitted to have running
slopes steeper than 1:12 complying with Florida Building Code, Table 405.2 (below) where such
slopes are necessary due to space limitations (note: a slope steeper than 1:8 is prohibited):
Slope Maximum Rise
Steeper than 1:10 but not steeper than 1:8 3 inches
Steeper than 1:12 but not steeper than 1:10 6 inches
Advisory: To accommodate the widest range of users, provide ramps with the least possible
running slope, and wherever possible, accompany ramps with stairs for use by those individuals
for whom distance presents a greater barrier than steps; e.g., people with heart disease or limited
stamina.
Doorways: Where doorways are located adjacent to a ramp landing, maneuvering clearances
required by code (FBC 404.2.4 and 404.3.2) shall be permitted to overlap the required landing
area.
As stated, private residences are not regulated under ADA, but ramps are often constructed for
disabled residents. The many narrow lots and high first floors in the Historic District provide little
latitude for constructing ramps. Preferably, ramps or elevators should be located to side or rear
doors.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 36
For access to the front facades of commercial buildings, wheelchair ramps can be combined with
porches or porch additions. An example is the ramp that jointly serves the relocated Merlin Albury
House and the Methodist Church. The ramp joins the front porch of the Albury house to the north,
and to the south, a porch addition to the Methodist Church. In ;;
use in 2024 as a bakery and cafe,the properties formerly housed
the Florida Keys Free Press,when the two signs now redesigned
for the cafe were installed.
The wheelchair
ramp leading to the
front porch of the1
Albury House(to the
left)shares an
. � r �
entrance with the A
a
ram leadingto the rl, r� 1, r
front porch of the ' +�l
Methodist Church
I
t y
(t0 the right.)
For a more thoroughgoing and detailed guide to handicapped-accessibility strategies for historic
buildings, see National Park Service Preservation Brief 32: Making Historic Properties
Accessible (http://www.npshistory.com/publications/preservation/briefs/32.pdf).
POOLS„ ACCESSORY STRUCTURES, AND EQUIPMENT
Swimming pools are obtrusive,
so ideally,they should be located
in the backyard. The lot pictured
on the right is larger than most
and the pool and house are
located at the end of a long
driveway. Pools and decks that
are not visible from the street,
screened by trees and shrubs, are
allowable for all properties in the
district under a Regular
Certificate of Approval.
Mechanical equipment should be located to the side or rear or where they do not distract from the
facade and other character-defining parts of the building. If mechanical equipment cannot be
discretely located, it should be screened from view. Boat docks, lifts, davits, and dock structures
are acceptable. This applies to both contributing and noncontributing structures and to new
buildings.
Accessory structures like pool cabanas,sheds,free standing garages,chickee huts,and other roofed
structures will be reviewed on an individual basis.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 37
ADDITIONS
An addition enlarges a building and alters its appearance. Consider first whether the desired result
can be obtained by changing the interior. Note that the Standards for Rehabilitation states:
"New additions . . . shall not destroy historic materials that characterize the property.The new work
shall be differentiated from the old and shall be compatible with the massing, size, scale, and
architectural features . . . New additions and adjacent or related new construction shall be
undertaken in such a manner that if removed in the future, the essential form and integrity of the
historic property and its environment would be unimpaired."
One should not create a mystery as to what part of a house is original or an economic dilemma for
a future owner who may wish to restore it. The first rule of thumb in designing an addition is to
place it in an inconspicuous location. An addition at the rear is the least visible and typically takes
advantage of the deep side of the lot. The thing to avoid is d
to nullify the original facade by placing the addition on or
adjacent to it.
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The roof of an addition should match that of thehistoric Above: an enclosed back porch or Florida
building, and it should not encroach into it. Additionsto room could serve the same purpose while
the side should be as far back on the lot as possible. An preserving the historic entrance.
addition should not overwhelm the historic building in volume or in height. Porch additions are
allowed if a review determines that the addition is compatible with the architecture of the district.
New porches,balconies, and greenhouses should always be located on noncharacter defining sides
of the building. Porch expansions in association with wheelchair ramps are discussed previously.
It is recommended that additions be constructed with the same finished floor elevation as the
historic building. Noncontributing structures also should comply with these principles in order to
maintain compatibility with the character of the district. Some structures that are not currently
contributing have the potential, after appropriate rehabilitation, to become contributing upon
review.
w
Left:a compatible side addition to the rear that has less visual impact;the shed roof sloping from the
gable could be removed without damaging the main roof. Center: an incompatible design that harms
the historic roof. Right:the height of the addition is excessive and is not compatible with the district.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 38
i r
"P
s- r
Above: The placement of these two garages adjacent to the front facade is not recommended.
They should be set farther back. However, they succeed in demonstrating how an addition can
be both stylistically compatible with and distinguishable from the historic house.
Left: The carport, when
empty, seems to be a
solution. But now a car can
intrude into part of the
house. Furthermore the
` main entrance is eclipsed
� P by the side door.
None of these three
" addition designs are
�✓ `� recommended, but at least
they can be removed
without great harm to the
historic home.
r
n
r
,r r rs7rmr, r r
'4r% N � �"'"i i�r � tr '�� rr it �".'�" ,uws, �..., ��i r P l��✓ KKF rM r 9 �r 4.,r��;I�Y'r, f�, ,,,,," .
rvl�„ ��d.�,rr",t,an"✓f,,x� fi��w�. �a�rr�;'„ ... v "'�.... ^mti, _ JN,�'a';'+tibi,u M".,, . w,.,.,�,,,.,,
Above: Looking east and north, the massing and scale of these additions at first glance may look
compatible, but they imbue the house with an enigmatic style. It is no longer easy to discern the
original house. Facing east is a porch or foyer addition. Facing south there is likely an enclosed
porch extending into a screened porch addition. The four dormers are incongruous and neither
structurally nor stylistically recommended as additions to historic roofs. Dormers may be added
to noncontributing structures if they are structurally and spatially integrated with the building.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 39
DEMOLITION BY NEGLECT
11
k .
Despite the best of intentions,
circumstances can arise that cause
repairs to be put on the back burner.
ui �yJ, Any property suffers when
neglected. Repairs postponed
" become more complicated and
arduous, while deterioration in a
y�
historic property has the added
I � ,
problem of damage to the
� structure's historical integrity,
which in turn weakens the integrity
of the Historic District. The
pictures to the left show how much
�y i4
,
"1
r
a roof can rust in seven years of neglect. The recommendation
for historical siding is to repair it rather than replace it or to
replace damaged areas with a similar material. This ends up
takinga lot more effort than regular maintenance would have.
Pictured g d on the right is siding in good condition alongside
siding that will have to be replaced. Issues like this
compromise the security and integrity of the house and pose
a daunting list of repairs.
' Y
. u�r �✓.��4vr 1��i,Y n,,. �.w4r,:. a,,,,, ,..�,! �rr,i, ,,,.! ., ,eJ s�� ,�„ rJ,,.,,;.,n „� ,,,,e�
Pictured above: A pier foundation infilled with concrete and stone.There is an opportunity here to
remove the solid concrete and cover the openings with a good quality wood lattice:fixing damage,
allowing flow-through in a flood,and returning the house to its historical form.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 40
When deterioration progresses until a building is unsafe for habitation and becomes a candidate
for destruction, it is called"demolition by neglect."This is a shame for any building but especially
for one with historical significance. The Land Development Code provides for actions that may
be undertaken when a designated historic structure falls into disrepair. The full text of the code
follows:
Sec. 135-8. Maintenance of Designated Historic Property.
(a) Nothing in this article shall be construed to prevent the ordinary maintenance, repair,
or improvement, which does not involve a change of design, appearance, or material, or
prevent ordinary maintenance of landscaping features.
(b) Where the HPC determines that a designated historic property is endangered by lack
of maintenance and repair, it shall notify appropriate officials of the county, so that the
county may seek correction of such deficiencies under authority of applicable laws and
regulations.
(c) In the event the building official determines that any designated historic structure is
unsafe, he shall immediately notify the HPC of such findings. Where feasible within
applicable laws and regulations, the building official shall endeavor to have the structure
repaired rather than demolished and shall take into consideration any comments and
recommendations of the HPC. The HPC may take appropriate actions to effect and
accomplish preservation of such structure including, but not limited to, negotiations with
the owner and other interested parties.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 41
NEW BUILDINGS
The standards for new (infill) construction in the Historic District are similar to the standards for
rehabilitation: compatibility with the character of the district in massing, scale, and height;
placement and orientation; and materials and details.
r
. w
p �, e 1, t✓wi�/ � ��,
"rfiN�� i«�vm ir�inyrr miry�t'mbrJ
l I ,7i m'�� r7k^Mr ill � i
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This infill house and its garage are examples
of compatible new construction, approved
by the commission in 2016.They are slightly
larger and taller than is typical. ,
In contrast to the above, some homes—
most located on the oceanfront—have
little in common with Historic District ��
typology. Like the building pictured on
the right, they show what not to do and
persuade us that these guidelines can IF
aid '
aid in development, planning and
, providing
decision making, as well as rovidm
guidance to property owners.
,ry
This 1940s elevated home w �
could be a model for new64'
oceanfront construction
that aspires not to one-up
but to complement the ➢� � �� ,,,, .,,,,i-�iii
Historic District.
Three building categories can be
identified for new construction in the
Historic District: single family homes,
duplexes, and multifamily residential
and commercial buildings. ��;f;,
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 42
Single Family Home
New single-family homes can be --- ---
modeled on a style that is typical
of the district without replicating "
it. It should be distinguished but - �� n
` complementary to its neighbors. �� F�"� ai��%'
P w „
New residences must comply
� .... with the Monroe County
Comprehensive Plan and LDC
the Florida Building Code, and Federal Emergency Management
Administration (FEMA) flood hazard requirements*. The first floor
4v4/a,�;, will generally be elevated above the Base Flood Elevation. The
�• overall height of a building should be compatible with the scale of the
district. The heights of new buildings and additions to noncontributing
structures will be reviewed for adverse impacts on the district.
Above and right: higher and
lower elevation new homes.
*Always consult Monroe County for current flood hazard data and requirements. See Chapter VIII
below for a further discussion of environmental considerations.
Duplex
A duplex must comply with the Monroe County Comprehensive Plan and LDC, the Florida
Building Code, and Federal Emergency Management Administration (FEMA) flood hazard
requirements. It should be inspired by a type of historic Tavernier architecture in a way that it is
distinct from but complements the district. It should strive to maintain compatible massing, scale,
and height. The dual residences can be separated by a common wall or by a breezeway.
lqw
Duplex divided by a breezeway.
Multifamily Residence and Commercial
Commercial buildings and multifamily residences larger than duplexes are not allowed in the
Historic District other than on the Overseas Highway. They should follow the principles outlined
in these guidelines. In addition, structures parallel to the street that are wider than 50 feet and
buildings perpendicular to the street that are deeper than 50 feet should not be monolithic; rather,
they should be articulated structures. Units should be individualized, facades facing the street or a
lane, superstructures relieved by indentations, and roof shapes repeated in a pattern as shown on
the next page.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 43
w�
� . .
Multifamily or commercial parallel to the Multifamily or commercial perpendicular to street:
street: Relieve each 50-foot or less segment Individualize units by relieving the superstructure and
by an indentation 1/3 the length of the repeating roof shapes.The porch should wrap where
segment.The porch should be six feet deep. units face a lane.
Streetscape
Streets are public spaces—the lifelines of a neighborhood, town, or city. Architects increasingly
regard the streetscape as a design element crucial to cultivating community. Historic districts have
provided a paradigm for modern urban design because historic streetscapes inherently knit the
fabric of the street into a unique experience of place. It is important for new construction to
complement and not disrupt the fabric or rhythm of the street.
Massing, Scale, Height, and Placement
The most obvious disrupter of a streetscape is a building that is too big or too tall. Even when a
two-story structure is permitted by code, it may overwhelm its neighbors and break the rhythm of
the street. A building can be out of scale in its details as well; for example, windows too big or
atypical, columns out of proportion, or precipitous roof pitches. When submitting plans for new
construction, it is advisable to include street elevations that show the proposed building in
comparison to its historic neighbors. The new building should not have a foreign presence on the
street. Front and side setbacks and the distance between houses should be respected.
Materials and Details
The standards for rehabilitation of historic structures are also applicable to new construction.
Atypical styles and materials should not be introduced. Materials and details should be consistent
with the historical type that guides the design. This applies to commercial and industrial buildings
too; they should not be outsized monolithic boxes made of glass and steel or sheet metal.
� r
This grocery and restaurant built in 1972 is atypical but not overwhelming. Its low profile, eyebrowed and
parapeted facades,and masonry construction mitigate its effect on the district.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 44
VII. ARCHAEOLOGICAL RESOURCES 7777
r
�.
The archaeological context of Tavernier is an important art �r ""°""
g P p '„ ' .�
SW
of understanding the Historic District's historical context. � 0111'
Although prehistoric materials have not yet been
documented in the district, historic archaeological materials
� ✓',i, u,w�r�rr��yvwnau�
dating back to the mid-nineteenth century have been found. 6
„l�✓ � �aodw M ;
� air ..,,.....
w.
a
i � ��� )�� rfa � w,✓i`��i tea" �s w,:a �.
w �1 The Historic District includes grounds as
well as buildings. Left:old cistern behind
the Joesph V. Albury House. Above: Old
Settlers Park.
I ,I
Ji/r,��✓y/ i i� µ�'�J ,
Vacant lots south of the Methodist Church showing stones marking a historic feature and an elevated mound.
Despite the overall shallowness of soils in Tavernier, archaeological artifacts and features likely
occur, including features, such as trash pits, historic foundations, isolated graves, cisterns,
agricultural rock piles, stone walls, stone borders, and stone mounds.
Ground disturbing activities at a designated historic property that contains an archaeological
landmark or known archaeological site requires a Special Certificate of Appropriateness and is
subject to archaeological monitoring and review. Refer to Appendix 5 for a list of designated
historic properties. Pursuant to LDC Section 135-6(e), such activities include:
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 45
• Utility Excavations
• Foundation excavations
• Demolition
• New Construction
• Swimming pool excavation
• Tree removal andtree
installation
Archaeological Finds
Historic artifacts that may be uncovered during ground-disturbing activities include ceramics,
bricks, bottles, toys, keys, coins, and buttons. Prehistoric artifacts include faunal bone, ceramics,
and shell and bone tools.
If archaeological artifacts or features are uncovered during ground-disturbing activities, Monroe
County and the Florida Division of Historical Resources
should be contacted immediately.
Examples of if`
prehistoric
and historic
i' �a artifacts. lac
P
Upper left:
Strombus
shell celt
,�- (adze) e�tt
i/ cAD1000.
Lower left:
Key Largo
Incised
pottery
a cAD1200.
i A, to Right: late
nineteenth
r m %i century
medicine CM
/��1 bottle
///U/i fragment.
If human remains are uncovered, immediately notify the police,the medical examiner, and Florida
Division of Historical Resources staff. If the medical examiner determines that the remains are
prehistoric, then the State Archaeologist will be informed and the discovery will come under the
provisions of Chapter 872.05, Florida Statutes, governing the discovery of unmarked human
burials.
Tavernier Historic District preservation Guidelines Monroe County,Florida:April 2026 46
Kill. ADAPTING TO THE ENVIRONMENT
FLOOD HAZARD
Most of Monroe County is in a floodplain where base flood elevations (BFE) range from 6 to 17
feet above mean sea level as currently measured. The Tavernier Historic District is in a Special
Flood Hazard Area (SFHA) with currently determined elevations from 9 to 15 feet. (Note that as
of the drafting of this document, the methods for calculating mean sea level, coastal flood
elevations, and the Flood Insurance Rate Maps are in the process of being revised.)
Monroe County participates in the National Flood Insurance Program (NFIP). The program was
created by Congress under the National Flood Insurance Act of 1968. It makes federally-backed
flood insurance available to communities in SFHAs. Historic District homeowners are encouraged
to maintain or buy a policy (it goes into effect 30 days after purchase) to lock in a lower-risk rate
before the maps change. If your risk goes down after the new maps become effective,you can have
your policy rerated. By renewing your policy each year, you may retain grandfathered rates which
can be passed on to a new owner. NFIP gives special consideration to historic properties:
• Historic properties do not have to meet floodplain requirements as long as they maintain
their historical integrity/designation.
• Historic property owners can obtain flood insurance at the most advantageous rate as long
their property maintains its historical integrity/designation.
• If a historic property is proposed to be elevated it must first obtain a finding of No Adverse
Effect under a Section 106 review.
The relation between your building's elevation and the BFE affects your flood insurance premium.
BFE is the elevation of surface water resulting from a flood that has a one percent chance of
equaling or exceeding that level in any given year.
FEMA diagram illustrating flood
hazard concepts and terminology.
IZIM1101ZE
I FIRM = Flood Insurance Rate Map.
--------------------
Wave hetofit 3 ff 3it>Wave heIgrt?t It Wwahelght<1,5ft BFE Idt SFHA=Special Flood Hazard Area.
Properly elevated(puss-FIRM)baikfing In CHH
OFEinr.kWiti i s Zone X in not in a SHFA.
mve effects
�._...Best pWins-Elevated
tyaat nn are Coastal p sae a� AE and VE are zones for which a BFE
� rcenrnrrartl , G,
rh ncn s 6a has been determined, VE denoting
added wind velocity.
Normal water level
➢rnpropedyalev rt(pn-F1,14 I '�f � /� i�, Coastal A Zone is a newly created AE
zone in which regulations for Design
sfrrare0ine Beach yr frr „ i
face region Flood Elevations are equivalent to
those for Zone VE.
eM�xK�MtX�ua Po�a7aw��'I,�nrNlMvis._.. uah���roT��i�,uM�4 Mt�t���0.u,wwrr bsln�'g:..
IWbWdrA4«n CGu�gtYss4 FNlr,�'ih 9^CrPskIT�`J'M'et�,' t'MY'�L�',�'Wllau^�grvqi`A%IAVca&L g1V�ww4Ne.Mri
Tavernier Historic District preservation Guidelines Monroe County,Florida:April 2026 47
NFIP requires that any new construction on vacant parcels comply with floodplain regulations
including the current Design Flood Elevation.
BFE is not the only factor influencing insurance rates. Since 2022, FEMA has calculated new and
renewing rates using "Risk Rating 2.0,"which incorporates more risk factors, such as abuilding's
replacement cost, distance from water, and type of construction. For more information, consult
Monroe County and policy advocates like Fair Insurance Rates for Monroe (FIRM).
When Is Flood Insurance Obligatory?
Flood insurance coverage is a requirement for all federal or federally related financial support used
for buying or building in Special Flood Hazard Areas like the Tavernier Historic District including:
• Financial institutions, commercial lenders, savings and loan associations, savings banks, and
credit unions overseen by federal agencies such as the Federal Reserve, the Federal Deposit
Insurance Corporation, the Comptroller of Currency, the Farm Credit Administration, the
Office of Thrift Supervision, and the National Credit Union Administration.
• Loans acquired by Fannie Mae or Freddie Mac in the secondary mortgage market.
• Loans and grants from agencies like the Department of Veterans Affairs, Farmers Home
Administration, Federal Housing Administration, Small Business Administration.
• Disaster assistance from FEMA.
Designing to Code in the Floodplain
mvruia�NNtisa„6mrru s,
i
Current Florida Building Code(FBC) and Monroe
County Code requires the Design Flood Elevation tr,,, um, nazty"
(DFE) (measured at the finished floor elevation in �°Jv'm! ,Ynt
v;��arwri (v�zut r Ll ��r�k"r9u�f if�mmmage�f
the AE flood zone or the bottom of the lowest `
horizontal structural member in the VE flood
zone) be constructed one foot above BFE
(freeboard = 1 foot.) However, FBC and FEMA ! t , n ,
Coastal Floodplain Mapping are periodically emu)
updated.
The Monroe County LDC (Chapter 122 — FEMA diagram illustrating space or freeboard between
Floodplain Management) defines a historic BFE (including wave action) with DFE established at the
structure for the purposes of floodplain lowest horizontal structural member.
management as structures that are listed in the
National Register of Historic Places,the Florida Inventory of Historic Places, or any designated or
contributing property on an inventory of local historic places. Such historic structures are
determined "eligible for the exception to the flood hazard area requirements of the Florida
Building Code, Existing Building, Chapter 12 Historic Buildings." (For current flood regulations,
refer to the Monroe County website or contact the Monroe County Floodplain Management.)
Tavernier Historic District Preservation Guidelines Monroe County.Florida:April 2026 48
In addition to the Design Flood Elevation,the FBC establishes standards for flood openings in new
construction. These standards can be used to retrofit historic buildings as well. If your house is
built on piers, the lattice should allow water to pass freely through, but if you have a continuous
foundation, consider having a licensed professional create openings in the foundation wall: at least
one opening in each wall of each enclosed part of the house. The opening should have 1 square
inch of area per 1,000 square feet of enclosed floor and be no more than 1 foot above grade(always
reconfirm the latest standards with the county.) This is to equalize the rate of the rise and fall of
water outside and inside to avoid destabilization of the house by asymmetrical pressures.
-------------------------------------------------—------ ------------------- — ... — ..__.... —......................................................... ------------------------------vk
�w Storage
`•gib Flood openings
{ /V •
/ Connection at top-' Air vent;does not
Crawlspace of wall to provide — satisfy flood
lateral support opening requirement
Interior openings may be Garage Flooding No more than 1 foot
necessary to prevent above interior or
-
interior wall collapse exterior grade
p r- Smbedrnenttal „ .,, �.„-e�/���/.resist
erosion and scout
...............
diagrams illustrating the recommended design or installation of flood openings in a residence having a
continuous foundation.
Elevating a Building
Raising a building by lifting it from the existing foundation is one of the commonest means of
addressing flood risk. However, elevating a building on a new foundation can adversely affect the
historic character and integrity of the building and associated historic district if not carefully
considered and planned. A small house will be difficult to elevate more than a few feet without
impacting its historic character and elevating it a full story will not likely meet the Standards for
Rehabilitation. Elevation may cause substantial changes to the appearance of foundations,porches,
terraces, and other exterior features. Elevation will make handicapped access more of a challenge.
Above all, elevations must be coordinated to maintain the spatial and architectural relationships
among buildings and the character of the Historic District. Elevation of all structures within the
district require a special certificate of appropriateness. Except for what specifically pertains to
historic buildings, the following recommendations also apply to noncontributing structures.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 49
Recommendations"
• Identify materials and features of the building that must be preserved in orderto retain its
historic character. Document features that may be lost or altered.
• Assess the impact of the project on the site, setting, and design of the property. It is not
recommended to elevate a building that interacts with its landscape by design such as having
interior spaces opening onto a terrace or courtyard.
• Inspect the building for structure deficiencies and correct them prior to starting work. The
historic building must be stable or temporarily reinforced in order to be raised, and there must
be a structural system that can support the building on temporary cribbing while a new
foundation is constructed.
• Protect fragile features and materials, such as decorative plaster, subjectto damage from
minor movements or vibrations.
• Demolishing later additions and porches without regard to their historical significance is not
recommended.
• Identify and retain the historic massing, scale, size, form, and proportional relationship of the
major elements of the historic building and the Historic District.
• Use existing features such as porches and stairs to minimize the impact of the elevation, but
do not add conjectural features such as adding a new porch.
• Elevating a small-scale building to a height approaching a full story is not recommended.
• Salvage and reuse materials and features like stone from the historic foundation particularly
where visible.The goal is to match the look of the new foundation to the visual characteristics
of the historic foundation.
• Retain a substantial visual connection of the building to the ground when using an open
foundation type. Use piers, posts, or columns large enough in width or circumference with
number and placement similar to that of traditional style even if new technology structurally
requires fewer supports.
• Relocate all utilities above flood risk or protect them in watertight enclosures. Conceal,
insulate, and protect utility connections, ducts, or pipes located underneath the building in an
open foundation.
• Alleviation of perceived change in height can be effected by adding an incremental amount
of fill or raised plantings at the foot of the new foundation. Note, however, that altering a
landscape, garden, or archaeological site that is historically significant in its own right or is
integral to the significance of the site in conjunction with the building, is not recommended.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 50
SUSTAINABILITY
Introduction to the Concept of Sustainability
The goal of sustainability is to cultivate conditions under which our generation can live in harmony
with nature in a resilient and productive way that equally benefits our children and grandchildren.
A building that is already built is inherently sustainable. It embodies energy already expended in
the extraction, manufacture, and transportation of materials and construction of the building. It
only expends operational energy: HVAC, appliances, lighting, plumbing, and maintenance. The
cost of making sustainable improvements to a historic building is balanced by the savings implicit
in its embodied energy. It reminds us that moderns didn't invent "green building." We can have
the best of both worlds when we improve historic buildings with contemporary technology while
enjoying what they contribute to our experience of place and tradition.9
Historic Houses: Inherent Features + Recommendations4
�b 4 R
1"'y„pFm
III¶' /
ii
i
l
Diagrammatic cross section of a vernacular historic house showing
inherent sustainable features and recommended improvements.
1. Roofs have sufficient slope to allow water to drain freely. Metal roofs reflect heat. Tile roofs
have insulating properties. Soffit vents allow air to flow. Wide eave overhangs provide shade.
+Insulation is a useful improvement and licensed professionals insure best practices. When re-
roofing, consider cooler, more corrosion-resistant options, and reinforce hurricane bracing.
2. Attics collect heat rising from the living area of the house and release it through roof vents.
+Insulation and HVAC are useful improvements.
3. Wood walls had no insulation, were drafty but allowed moisture to dissipate quickly. Concrete
block walls have inherent thermal and acoustic insulation.
+Insulation and HVAC systems are useful improvements.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 51
4. Original doors and windows are equal to new windows in terms of insulating properties.
+ Maintain caulking and weather stripping and keep windows in good working order. Adding
shutters or hurricane panels is the best way to protect windows from storm damage.
5. Pier and stem wall foundation openings passively cool by allowing air to flow through the crawl
space. Foundation openings equalize external and internal water flow rates in floods.
+ Insure that screens or foundation openings allow proper water flow during flood events.
6. Porches are character-defining features that provide shade and reduce heat gain in the house.
+Keep porches in good condition and maintain their historical integrity.
Energy Audits
The first thing to do before making sustainability improvements is to determine its existing
efficiency by conducting an energy audit. An audit will provide you with a benchmark against
which you can measure the success of any particular improvement.
You can do your own audit,or you can hire a professional—with an audit by a certified professional
you may be able to claim the Energy Efficient Home Improvement Credit on your federal taxes.
For more information see Home Energy Assessments on the U.S. Department of Energy's website,
www.energy.gov.
Passive Strategies
Any improvements not involving the installation of mechanical equipment (active improvements)
are considered passive. Passive improvements are the most economical. The following passive
strategies are recommended for historic structures. For more information refer to NPA's Illustrated
Guidelines on Sustainability for Rehabilitating Historic Buildings. If you have questions specific
to your individual home, you can consult Florida Division of Historical Resources staff.
Windows and doors are character-defining features that should be preserved and carefully
maintained.Air loss through windows and doors and heat gain through windows are considerable.
• Maintain weather stripping and caulking.
• Maintain porches, eaves, and awnings that shelter openings. Add as appropriate.
• Reduce heat gain through windows with curtains, shades, and blinds.
• Use nonreflective,non-tinted"Low-E"film on windows. Avoid mirrored or tinted glass.
• When a window has to be replaced, use Energy Star certified products or products with
low U- factors (heat loss) and low SHGC (Solar Heat Gain Coefficient)ratings.
• Impact resistant windows can provide extra protection and reduce insurance costs. If a
window has lost more than 55% of its historic fabric, replacement by a new impact
resistant unit is allowed if the new unit replicates the historic window in configuration,
details, design, dimensions, material, and color5.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 52
Roofs, too, are character-defining features that should be carefully maintained. The highest heat
gain in a house is absorbed from the roof, up to 30% of the total. When a roof has to be replaced,
look for cool materials but keep to the style that is appropriate for your historic house.
• Choose Energy Star—certified products or those with a high solar reflectance index(SRI).
• Select light colors for greater reflectivity: white, light gray, or light tan.
• If tiles are appropriate, clay or concrete have inherent insulating properties. Vented clay
tiles cool additionally by allowing hot air to escape.
• When re-roofing, take advantage of access to the structure by adding insulation and
reinforcement, such as hurricane strapping.
Appliances: Dryers use about 6% of your home's electricity. Water heaters can use up to 18%.
• Keep the lint trap in your dryer clean and use a clothesline whenever possible.
• Set your water heater to 120 degrees Fahrenheit, as recommended by the Department of
Energy,unless a higher temperature (130-140)is needed for specific health reasons.
Electric lights generate gratuitous heat.
• Enjoy daylight as long as possible.
• Replace incandescent with LED lights, which use less energy and are cooler. Unlike
incandescent lights, LEDs come in different color temperatures (lower being warmer).
• Use lamps, desk lights, and spotlights whenever possible and area lighting as needed.
•Use occupancy sensors for little-used rooms and daylight sensors for outdoor lighting.
Water: You can reduce your use of water with the following strategies:
• When replacing plumbing choose low-flow or WaterSense—certified products. Retrofit
existing fixtures with kits that improve their efficiency.
• Collect rainwater in discretely located barrels or cisterns for use in toilets or for irrigation.
• Landscape with plants that are drought tolerant and native to our coastal environment.
Shade trees properly placed reduce air conditioning costs. Trees and plants decrease
pollution,reduce runoff,and by filtering rainwater,improve water quality. See the Florida-
Friendly Landscaping Program for more information.
• Avoid water damage to electrical and mechanical equipment by locating them in an area
that is well above your building's Design Flood Elevation.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 53
Active Strategies
Active strategies, especially those that generate energy, pose a danger to a structure's historical
integrity if not thoughtfully deployed. Active improvements include solar panels, solar hot water
heaters, and home-energy management systems that utilize external power generators and storage
batteries. Historic building owners should balance reasonable energy savings at reasonable costs
with the advantages of the embodied energy and historical integrity of their property.
Solar Photovoltaics
Solar panels are placed for optimum exposure to the sun, typically on the south slope of a roof at
an angle of 15-40 degrees.Installing panels on historic buildings limits their placement to the least
visible plane of a roof. They also can be installed on the ground or on an ancillary structure.
• Solar panels should not be installed in windows or on walls. Position panels behind
existing features such as parapets, dormers, and chimneys.
• Choose low-profile, flat panels to be installed level with the roof surface matching its
slope. Use panels compatible in color to the roof, use unobtrusive mounting equipment.
• The installation on a roof should be reversible: it should not damage the historical
integrity of the property or the district. If panels are removed, roofing material should be
repaired/replaced to match the existing.
• The same rules apply to installation of panels on ancillary structures. If the roof is flat, set
the panel back from the eave to minimize visibility.
• Freestanding or detached panels also should be placed so as to minimize visibility from
the public right-of-way
Solar Hot Water Heaters
Solar hot water heaters can be more obtrusive than photovoltaics because most types have a tank
in addition to a panel. The same precautions apply. Consult with preservation staff before
purchasing and deploying a solar hot water heater.
Home Energy Management Systems
You can make your historic building smart or smarter by using one of these monitoring systems
but avoid those that require obtrusive on-site power generation. Consult preservation staff.
Not Recommended Under Any Circumstances
• Removal of historic roofing materials during installation of solar systems.
• Removal of dormers, chimneys, or other historical features to add solar systems.
• Any other installation that will cause irreversible damage to historic material or features.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 54
New Construction/Noncontributing
The same considerations apply to noncontributing structures and new buildings in the Historic
District. New construction has the advantage that modern technologies can be designed into the
new building in a way that does not adversely affect the historical character of the district.No need
for awkward add-ons. The structural design can deploy active strategies while the architectural
form retains compatibility with the district.
Hurricane Force Winds
Flood insurance does not cover damage from water blown into a house by hurricane force winds.
Often that type of damage is covered under homeowner's insurance. Make sure your policy covers
it. The best protection for windows is shutters. If your home has original or replacement shutters,
check that they operate properly and are in good, storm-resistant condition. If not, you can install
hurricane shutters. Available types and recommendations follow. If you need advice specific to
your individual home, you can consult Florida Division of Historical Resources (FDHR)
preservation staff.
• Metal or polycarbonate corrugated storm panels—removable.
• Accordion shutters—not appropriate where visible from the public right-of-way.
• Hurricane fabric screens—light and easy to store.
• Impact resistant leaf shutters can stay in place when stylistically compatible.
• Impact resistant Bahama shutters can stay in place when stylistically compatible.
• Recessed flush bolts can be used in masonry walls and painted to match the wall.
• Panelmates screw into wood studs and attach to storm panels with wing nuts.
• Removable tracks above and below the window—don't use permanent tracks.
• Install hardware in a consistent pattern: lined up vertically or horizontally.
• Take care to choose a system that does not interfere with door or window trim.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 55
GREED BUILDING PROGRAMS
Many programs offer guidance, certifications, or financial assistance. Monroe County and the
Florida Keys Electric Cooperative are worth consulting as well as those listed above and below.
LIVING
°° BUILDING Better Buildings'
C U,S DUPA10MEN1
CHALLENGE CHALLENGE
The Living Building Challenge asks
Better Buildings Challenge partners have
What if every single act of design
saved 900 trillion Btus to date.Visit:
a and construction made the world
EH_ a better place?Visit: https://betterbuildingssolutioncenter.ene
Living future.org rgy.gov/challenge
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Leadership in Energy and Environmental Design
is the most widely used framework forhealthy,
efficient,and cost-saving green buildings in the
The Residential Energy world.For more information visit
Services Network is a usgbc.org/leed
non-profit that provides
home energy audits and
ratings.Visit:resnet.us
Florida.-Friendly
Landscaping"PROGRAMP ,.
The Florida-Friendly Landscaping Program is a project of
the University of Florida Institute of Food and Agricultural
Sciences(IFAS) Extension,supported and sponsored in
part by the Florida EPA. For further information visit
ffl.ifas.ufl.edu
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Energy Star is administered WaterSense is administered
by the U.S. Environmental by the US EPA. For further
Protection Agency(US EPA). information on saving water
For more information visit visit epa.gov/watersense
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Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 56
IX. PRESERVATION AND ITS FINANCIAL BENEFITS
Owning a historic property in the Tavernier Historic District can be a source of pride, in addition
to the satisfaction of living with a profound sense of place. Guaranteeing the district's integrity and
longevity depends on a collaboration between citizens and government. Government must provide
support by enforcement as much as citizens do by adhering to the Preservation Guidelines.
Property owners are encouraged to apply for historic designation. The application is searchable
online. If your application is accepted it will be reviewed at public meetings of the HPC and the
Board of County Commissioners (LDC Section 135-5.)All residents are encouraged to attend and
participate in these meetings. Your participation and enthusiasm can make a difference. Only a
few of the many potentially eligible properties in the Historic District have been designated to date.
The criteria for evaluation are provided below.Designation by Monroe County can be a step toward
listing in the National Register. The application form is available on the Forms and Applications
page of the Monroe County website. Designation may be a requirement for the Ad Valorem Tax
Exemption described below: Consult FDHR staff for further information.
Residents also are encouraged to consider membership in the Historic Preservation Commission.
Members are appointed by the Board of County Commissioners (BOCC) and serve overlapping
three-year terms. One seat is reserved for a lay member who does not need to have related
professional expertise but rather a special interest in preservation.You may send a letter of interest
to your county commissioner and if there is an opening it could go to the BOCC for approval. HPC
members are concerned citizens,but the commission itself is a quasi-judicial entity. Guidelines for
commission members are summarized in Appendix 3, and Rules and Procedures in Appendix 4.
AD VALOREM TAX EXEMPTION
Apart from the benefits of historic preservation discussed above and in Chapter III, there are
financial incentives for the rehabilitation of historic buildings in the Tavernier Historic District.
Your historic structure may be eligible for an Ad Valorem Tax Exemption (LDC Chapter 135
Article II.) This will exempt a qualifying property from Monroe County property taxes for 100%
of the cost of improvements that follow these Preservation Guidelines. The exemption will remain
in effect for a period of ten years. Before you embark upon making improvements to your historic
property, consider this benefit. Consult with FDHR staff to see if your building and project are
eligible and to guide you through the process. The application forms are available on the Property
Tax Exemption page of the FDHR website.
FEDERAL AND STATE HISTORIC TAX CREDITS
Twenty percent of the qualified expenses of a rehabilitation project may be eligible for a federal
Historic Rehabilitation Tax Credit (HRTC). This 20% tax credit is claimed from the IRS. To
qualify, all or part of your historic building must be income-producing as distinct from being your
personal residence. For other eligibility requirements see the National Park Service and IRS
websites. Applications for the HRTC are available on the FDHR website.
Tavernier Historic District preservation Guidelines Monroe County,Florida:April 2026 57
Florida may enact a state HRTC, which includes a 20% tax credit plus a 10%bonus for properties
located in Main Street program areas. It is part of a bill sponsored by the Florida Trust for Historic
Preservation, currently titled the Main Street Historical Tourism and Revitalization Act. The
Florida Trust will reintroduce this bill to the Florida Legislature for the fifth time in 2025.
TAX BENEFITS FOR CONVEYING CONSERVATION EASEMENTS
If you own a historic building or an archaeological site, you can place a conservation easement
on your property. A conservation easement is a legal agreement a property owner makes with a
nonprofit or government entity to protect a cultural or natural resource on the property.
Conservation easements are tailored to a property owner's individual needs, allowing them to
protect specific resources on their property while retaining ownership. Types of easements that
may be relevant to Tavernier Historic District owners are historic preservation easements, open
space, and scenic easements. Conveying (donating) a conservation easement to Monroe County
has three benefits:
1. Property taxes. Placing a property under an easement lowers the property's fair market
value because it restricts the use of the land. This can result in a reduction of property
taxes. State and local law as well as individual tax assessment determine the amount of
this reduction.
2. Estate taxes. Conservation easements allow families to permanently protect their land
without giving up ownership. Children who have inherited land from their families often
cannot afford the estate taxes and are forced to sell it. By placing an easement on family
land that restricts its future development, the property's overall value is reduced, which
results in lower taxes.
3. Federal income taxes. A property owner who donates a conservation easement may be
eligible for a federal income tax deduction if the property under easement meets
specific criteria. Under IRS code, the easement must be donated in perpetuity to a
qualified entity for conservation purposes only. In addition to historic preservation,
IRS code recognizes easement categories in public recreation and/or education,
significant natural resource, scenic enjoyment, and pursuant to local government
policy.
For more information see the Conservation Easements and Tax Benefits pages, from which this section
is derived, on the FDHR website.
CRITERIA FOR EVALUATION FOR LISTING IN THE NATIONAL REGISTER OF HISTORIC
PLACES (From-the NationA Register Bu lath "How to AppIy the NatIonA Register Criteria for I:vAuation.")
The quality of significance in American history,architecture,archaeology, engineering,and culture
is present in districts, sites, buildings, structures, and objects that possess integrity of location,
design, setting, materials, workmanship, feeling, and association, and:
Tavernier Historic District preservation Guidelines Monroe County,Florida:April 2026 58
a. That are associated with events that have made a significant contribution to the broad
patterns of our history; or
b. That are associated with the lives of significant persons in or past; or
c. That embody the distinctive characteristics of a type, period, or method of construction, or
that represent the work of a master, or that possess high artistic values, or that represent a
significant and distinguishable entity whose components may lack individual distinction; or
d. That have yielded or may be likely to yield, information important in history or prehistory.
Criteria Considerations
Ordinarily cemeteries, birthplaces, graves of historical figures, properties owned by religious
institutions or used for religious purposes, structures that have been moved from their original
locations, reconstructed historic buildings, properties primarily commemorative in nature, and
properties that have achieved significance within the past 50 years shall not be considered eligible
for the National Register. However, such properties will qualify if they are integral parts of districts
that do meet the criteria or if they fall within the following categories:
a. A religious property deriving primary significance from architectural or artistic distinction
or historical importance; or
b. A building or structure removed from its original location but which is primarily significant
for architectural value, or which is the surviving structure most importantly associated with
a historic person or event; or
c. A birthplace or grave of a historical figure of outstanding importance if there is no
appropriate site or building associated with his or her productive life; or
d. A cemetery that derives its primary importance from graves of persons of transcendent
importance, from age, from distinctive design features, or from association with historic
events; or
e. A reconstructed building when accurately executed in a suitable environment and presented
in a dignified manner as part of a restoration master plan, and when no other building or
structure with the same association has survived; or
£ A property primarily commemorative in intent if design, age, tradition, or symbolic value
has invested it with its own exceptional significance; or
g. A property achieving significance within the past 50 years if it is of exceptional importance.
Properties must also retain integrity.
Integrity is the ability of a property to convey its significance. Historic properties either retain
integrity (convey their significance) or they do not. Within the concept of integrity, the National
Register criteria recognizes seven aspects or qualities that, in various combinations, define
integrity. To retain historic integrity a property will always possess several, and usually most, of
the aspects. The retention of specific aspects of integrity is paramount for a property to convey its
significance. Determining which of these aspects are most important to a particular property
requires knowing why,where, and when the property is significant.
The Seven Aspects of Integrity
The seven aspects are: Integrity of Location, Design, Setting, Materials, Workmanship, Feeling, and
Association.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 59
X, GLOSSARY
adaptive use: The reuse of a building or structure, usually for purposes different from the original
use such as residence converted into offices.
alteration: Any change in the arrangement of a building, including work affecting the structural
parts of a building or a change in wiring,plumbing, or heating systems.
appeal: A request for a review of a decision, finding, order, interpretation or other action by a
historic preservation board.
Bahamas shutter: A type of shutter made of horizontal elements that when open allows visibility
while shading the window and when closed provides storm protection.
base height: The height above ground to which a building's first habitable floor is built.
board and batten: Siding made of vertical boards having their joined edges covered by narrow
strips called battens.
building depth: The distance between a building's front and back walls.
building height: The vertical distance measured from the crown of the road to the highest point of
the roof.
building width: The distance between the edges along a building's front which can be measured
from an exterior wall or the edge of a porch.
carport: A covered automobile shelter. It has one or more sides open to the weather.
casement window:A window with one or two sashes hinged at the sides,usually opening outward.
certificate of appropriateness: An authorization for work to be done to a designated historic
property or structure or any property or structure within the Tavernier Historic District. A
certificate of appropriateness is not a building permit. A county building permit shall be
issued prior to the commencement of work on such property or structure. There are two
types of certificates: Regular and Special.
clapboards: Horizontal wooden boards thinner at the top and overlapped to form a weather-proof
exterior fabric.
context: The setting in which a historic element, structure, site, street, or district exists.
coquina: Stone containing fossilized remnants of marine life. Sometimes called coral stone.
coral rock: A common name for Florida oolitic limestone.
comprehensive plan: The compilation of goals, objectives, policies, and maps for the physical,
social, and economic development within the County, adopted by ordinance pursuant to
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 60
Chapter 163, Part Il, Florida Statutes, as amended and containing all statutorily-required
elements.
contributing structure: Contributing property or structure means a property or structure within
the Tavernier Historic District that is listed on the National Register of Historic Places or
the Florida Master Site File list of historical structures or is a BOCC designated historic
property or structure.
demolition by neglect: Abandonment of a building or structure by the owner resulting in such a
state of deterioration that its self-destruction is inevitable, or where demolition of the
building or structure to remove a safety hazard is a likely result.
design guidelines: Criteria providing direction to rehabilitation or new construction projects in
order to ensure that they respect the character of historic structures or districts.
designated historic property or structure: A building, site, structure, or object that is designated
by Board of County Commissioners (BOCC) resolution as an archeological, historic, or
cultural landmark in accordance with Chapter 135 Article I of the Monroe County Land
Development Code.
fagade: Colloquially, the front or principle face of a building; architecturally, any specific face of
a building.
fence: A barrier made of rocks, logs, posts, boards, wire, stakes, rails, masonry components, or
similar material or combination of materials.
fenestration: The disposition or arrangement of windows and other openings in a fagade.
flashing: Thin metal sheeting used to waterproof the joints of roof planes or the junctions between
the roof and vertical surfaces.
foundation: The lowest portion of a building that supports the structure above.
front lot line: The dividing line between the lot and the street.
gable: The triangular portion of a wall carrying a pitched roof.
gable (or gabled) roof: A pitched roof with one downward slope on either side of a horizontal
ridge.
hip (or hipped) roof: A roof with four uniformly pitched sides,two sides being triangular and two
being trapezoidal.
historic district: A definable geographic area that contains a significant concentration of related
structures or sites unified by past events, physical development, design, setting, materials,
workmanship, sense of cohesiveness, or related historical or aesthetic considerations. The
significance of a district may be recognized as local, state, or national landmarks and may
be legally protected by a preservation ordinance- or land development code-authorized
Tavernier Historic District preservation Guidelines Monroe County,Florida:April 2026 61
historic preservation board or commission.
historic integrity: Of a structure, true to its original location, design, setting, materials,
workmanship, feeling, and association.
infill: New construction in historic districts on vacant lots or to replace existing buildings.
landscape: The natural and/or manmade habitat experienced at a single place, including its
topography, vegetation, structures and their patterns.
Land Development Code(LDC): Ordinances enacted by the County for the regulation of any aspect
of development as defined herein.
Livable Communikeys Plan (LCP): Monroe County's Master Plan for the county and its parts.
lattice: A structure consisting of strips of metal or wood or interlaced to form regularly spaced
openings.
lot coverage: The percentage of the lot area covered by the ground floor of principal and accessory
buildings.
mullion: A vertical member that divides a window or separates one window or door from another.
muntin: The wood or metal strips that divide a multi-pane window.
new building: In the Tavernier Historic District Preservation Guidelines it means buildings
developed within the Tavernier Historic District.
noncontributing structure or property: A building within the Tavernier Historic District that is
not recorded as historic and does not meet the definition of contributing structure.
overlay: The superimposition of a district that changes the rules for development from that of the
underlying zoning.
parapet: A low solid protective wall or railing along the edge or perimeter of a roof orbalcony.
pier: A column that supports a concentrated load; or a vertical member that is an integral part of
a wall, usually placed at intervals along the wall to support it laterally or to support a
concentrated load.
porch: A covered structure or recessed space on the exterior of a building.
preservation: The act or process of applying measures to sustain the existing form, integrity and
material of a structure, site, or district, and its characteristic landscape, in order to provide
for continued use, including stabilization and maintenance of historically distinguishing
elements such as windows and doors.
rafter: A sloping roof member extending from the ridge or hip to the eaves that supports the roof
covering.
Tavernier Historic District preservation Guidelines Monroe County,Florida:April 2026 62
regular certificate of appropriateness: Issued by the Planning Director for ordinary repairs or
maintenance to a designated historic property or structure, or any property or structure
within the Tavernier Historic District.
scale: The harmonious relationship of a building or group of building parts to one another and to
the human figure.
setback: The area between a building or structure and the property line of the parcel of land on
which the building or structure is located, unoccupied and unobstructed from the ground
upwards, except for fences or other development permitted in the area as provided for in the
Land Development Code. In measuring a setback, the horizontal distance between the
property line and the furthermost projection of the building or structure shall be used. Further,
the setback shall be measured at a right angle (90 degrees) from the property line.
setting: The sum of the character-defining attributes of a locality, neighborhood, district, or
property.
siding: The exterior covering or fabric of a structure; sheathing.
sign: Any object, device, display or structure or part thereof situated outdoors or indoors that is
used to advertise, identify, display, direct, or attract attention to an object, person,
institution, organization, business, product, service event or location and by any means
including words, letters, figures, designs, symbols, fixtures, colors, or projected images.
special certificate of appropriateness: Issued by the Historic Preservation Commission for the
renovation, rehabilitation, restoration, or demolition of a contributing or designated
historic property or structure, for new construction within the Tavernier Historic District,
or for permission to dig or otherwise excavate in the case of an archeological landmark. All
renovation, rehabilitation, restoration, or demolition of contributing or designated historic
public property or structures shall also be approved by the BOCC, following
recommendation by the Historic Preservation Commission.
stabilization: Making a deteriorating structure weather resistant and structurally sound without
altering its present fonn, commonly in anticipation of preservation.
streetscape: The distinguishing character of a street created by the sum of its attributes: width,
curvature,paving, furnishings, vegetation, and buildings.
vernacular architecture: Construction that largely uses local materials with traditional method
and forms, adapted to local climates and customs.
viewshed: The environment, especially the natural environment—an open space or scenic view
visible from a viewpoint of a historic site or structure, that may contribute to its historical
character.
Tavernier Historic District preservation Guidelines Monroe County,Florida:April 2026 63
I. NOTES
1. Whitney Martinko,Historic Real Estate:Market Morality and the Politics of
Preservation in the Early United States. (Philadelphia: University of Pennsylvania Press, 2020).
2.National Trust For Historic Preservation. "Historic Tax Credits," Savingplaces.org, accessed 5/1/2024,
https://savingplaces.org/historic-tax-credits
3. Bradford Bertelli, email message to Historic Florida Keys Foundation, May 20, 2024; email message to
authors,May 31,2024.
4. Treasure Coast Planning Council.
Historic Preservation Design Guidelines, (City of Lake Worth Beach, Florida, 2019a). Historic
Preservation Educational Guidelines, (City of Lake Worth Beach,Florida,2019b).
5. City of Key West,Historic Architectural Guidelines,(Key West,Florida,2002).
6. HDR,Inc. Tavernier Historic Preservation Guidelines.(Monroe County,Florida,2005).
7. Leah Riley, "A Misunderstood Area of ADA Compliance: Existing Facilities," Bumhamnationwide
(blog), accessed 6/10/24,
http s://www.bumhamnationwide.c om/final-review-blog/a-misunderstood-area-of-ada-compliance-existing-facilities
8.National Park Service, "Guidelines on Flood Adaptation for Rehabilitating Historic Buildings," Nps.org,
accessed 6/11/2024,
https://www.npa.gov/articles/000/guidelines-on-flood-adaptation-for-rehabilitating-historic-buildings.htm
9.National Environmental Protection Agency,"Leann About Sustainability," EPA.org,accessed 7-23-2024,
https://www.epa.gov/sustainability/learn-about-sustainability#care
10. Jane S. Day, Landmark Manual. Town of Palm Beach: Landmarks Preservation Commission, and
Preservation Foundation of Palm Beach, 2009.
BIBLIOGRAPHY
Carr, Robert S., et al.Monroe County Cultural Resource Assessment Update. Certified Local Government
Grant#F1503. Monroe County,Florida, 2016.
Carr, Robert S., et al.Monroe County Cultural Resource Assessment II. Certified Local Government Grant
#19.h.sm.200-040. Monroe County,Florida,2019.
City of Charleston Guidelines for Elevating Historic Buildings. Charleston, South Carolina: Board of
Architectural Review, 2019.
City of Key West.Historic Architectural Guidelines. Key West, Florida, 2002.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 64
Day, Jane S. Landmark Manual. Town of Palm Beach: Landmarks Preservation Commission, and
Preservation Foundation of Palm Beach, 2009.
Franchuk, Jessica. "Considerations and concerns for coastal installations."Metal Roofing Magazine.
Goldberger,Paul. Why Architecture Matters. New Haven: Yale University Press, 2009.
Harris,Cyril,Editor.Dictionary of Architecture and Construction.New York:Alfred A.Knopf, 1989.HDR,
Hiss, Tony. The Experience ofPlace. New York:Penguin Random House, 1991.
Historic Architectural Review Commission. Historic Architectural Guidelines: Design Guidelines in
Key West's Historic District. City of Key West,Florida, 1991.
Hyland, Mathew G. and Megan L. Otten. Discovering Tavernier. GAI Consultants, Inc. Fort Lauderdale,
Florida,2008.
Inc. Tavernier Historic District Preservation Guidelines. Monroe County,Florida, 2005.
Iola, Wisconsin: Shield Wall Media, 2019-2020. Accessed 4/30/2024.
Kaufman, Kathleen. "Top Ten List of Board Practices." Gainesville: Department of Sustainable
Development. City of Gainesville,Florida, 2024.
Kooles, Kimberly and Caty Rushing. Sample Guidelines for Solar Systems in Historic Districts. Athens,
Georgia: National Alliance of Preservation Commissions (NAPC), 2011. Accessed 3/29/2024.
https://www.growsolar.org/wp-content/uploads/2015/08/Sample-Guidelines-for-Solar-Systems-in-Historic-Districts.pdf
Martinko, Whitney. Historic Real Estate: Market Morality and the Politics of Preservation in the Early
United States. Philadelphia: University of Philadelphia Press, 2020.
McAlester,Virginia and Lee.A Field Guide to American Homes. New York:McGraw-Hill Book Company,
1975.
Mississippi Development Authority(MDA)
Elevation Design Guidelines: For Historic Homes in the Mississippi Gulf Coast Region.
Jackson: MDA,2008a.
Mississippi Development Authority (MDA) Elevating Historic Properties: Grant Recipient Guide to Low
Impact Construction. Jackson, Mississippi: MDA,2008b.
Elevating Historic Properties:Historic Preservation Commission Guide.
Jackson: MDA,2008c.
National Park Service, "Guidelines on Flood Adaptation for Rehabilitating Historic Buildings." Nps.org.
Accessed 6/11/2024.
https://www.nps.gov/articles/000/guidelines-on-flood-adaptation-for-rehabilitating-historic-buildings.htm
Otten, Megan L. and Mathew G. Hyland. Discovering Tavernier: History and Architecture in Tavernier's
Historic District. Key West: Monroe County and Historic Florida Keys Foundation, 2008.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 65
Riley,Leah.A Misunderstood Area of ADA Compliance: Existing Facilities. Burnhamnationwide (blog).
Accessed 6/10/24.
https://www.bumhamnationwide.com/final-review-blog/a-misunderstood-area-of-ada-`compliance-existing-facilities
Treasure Coast Planning Council
Historic Preservation Design Guidelines. City of Lake Worth Beach,2019a.
Historic Preservation Educational Guidelines. City of Lake Worth Beach, 2019b.
United States Department of Energy. Learn About Sustainability. EPA.gov Accessed 7/23/2024.
https://www.epa.gov/sustainability/learn-about-sustainability#care
U.S. Department of Energy. Home Energy Assessments. Office of Energy Saver. Energy.gov. Accessed
3/29/2024.https://www.energy.gov/energysaver/home-energy-assessments
Wilkerson, Jerry. "History of Tavernier." Historical Society of the Upper Keys. Accessed 1/22/2024.
https://keyshistory.org/tavernier.html
ADDITIONAL INFORMATION:
• Florida Trust for Historic Preservation:https://www.floridatrust.org/
• National Park Service—Historic Preservation:
https://www.nps.gov/subjects/historicpreservation/index.htm
• National ParkService—Technical Preservation Services:
https://www.nps.gov/tps/how-to-preserve/briefs.htm
• National Park Service—Preservation Briefs:
https://www.nps.gov/orgs/1739/preservation-briefs.htm
http://www.n psh istory.com/publications/preservation/briefs/32.pdf
https://www.n ps.gov/orgs/1739/upload/flood-adaptation-guidelines-2021.pdf
https://www.n ps.gov/orgs/1739/upload/susta ina bility-gu ideli nes.pdf
https://www.nps.gov/articles/000/guidelines-on-flood-adaptation-for-rehabilitating-historic-buildings.htm
• National Trust for Historic Preservation:https://savingplaces.org/
• State of Florida, Department of State, Division of Historical Resources:https://dos.fl.gov/historical/
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 66
II. APPENDICES
APPENDIX 1, MAP OF THE TAVERNIER HISTORIC DISTRICT, CONTRIBUTING PROPERTIES,
AND HISTORIC: STRUCTURES/PROPERTIES (c. 2025)
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Tavernier Historic District(Monroe County Planning&Environmental Resources GIS 10/2/2025).Map is current as of
date of publication.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 67
APPENDIX 2, STANDARDS FOR THE REHABILITATION OF HISTORIC BUILDINGS
Rooted in over 120 years of preservation ethics in both Europe and America, The Standards for
Rehabilitation are common sense principles in nontechnical language. They were developed to
help protect our nation's irreplaceable cultural resources by promoting consistent preservation
practices. The Standards may be applied to all properties listed in the National Register of Historic
Places: buildings, sites, structures, objects, and districts. It should be understood that the Standards
are a series of concepts about maintaining, repairing, and replacing historic materials, as well as
designing new additions or making alterations; as such, they cannot, in and of themselves, be used
to make essential decisions about which features of a historic property should be saved and which
might be changed. But once an appropriate treatment is selected, the Standards provide
philosophical consistency to the work.10
The Four Approaches
Four approaches to the treatment of historic buildings are recognized by The Secretary of the
Interior's Standards for Rehabilitation and Guidelines for Historic Preservation:
PRESERVATION means maintaining a historic building by repair, keeping to the original
materials as much as possible; and replacing a feature, if necessary, by using a compatible item. It
means not only preserving the original structure but also retaining parts of the building that
represent a later historical period.
RESTORATION returns a property to a specific time period. It can involve removing additions,
reconstructing missing portions and features, and replacing finishes. The Oldest House(1820s)and
the Audubon House (1840s) in Key West are eminent examples in Monroe County.
RECONSTRUCTION means rebuilding a historical resource that has been lost using archival
images and architectural drawings. It also can mean reconstructing part of a building that has been
destroyed or effaced over time.
REHABILITATION is the technique of preserving a property's historical character while making
the changes that may be needed to repair, stabilize, update, or adapt it to a new use.
The Ten Standards: The Secretary of the Interior's Standards for Rehabilitation
The following are the Standards most often used by local historic district commissions nationwide.
They are regulatory for the Historic Preservation Tax Incentives program. All publicly owned
contributing or designated historic property or structures located in unincorporated Monroe County
will be reviewed according to these standards.
Tavernier Historic District preservation Guidelines Monroe County,Florida:April 2026 68
1. A property will be used as it was historically or be given a new use that requires minimal
change to its distinctive materials, features, spaces and spatial relationships.
2. The historic character of a property will be retained and preserved.The removal of distinctive
materials or alteration of features, spaces and spatial relationships that characterize a property
will be avoided.
3. Each property will be recognized as a physical record of its time, place and use. Changes
that create a false sense of historical development, such as adding conjectural features or
elements from other historic properties, will not be undertaken.
4. Changes to a property that have acquired historic significance in their own right will be
retained and preserved.
5. Distinctive materials, features, finishes and construction techniques or examples of
craftsmanship that characterize a property will be preserved.
6. Deteriorated historic features will be repaired rather than replaced. Where the severity of
deterioration requires replacement of a distinctive feature, the new feature will match the
old in design,color,texture and,where possible,materials.Replacement of missing features
will be substantiated by documentary and physical evidence.
7. Chemical or physical treatments, if appropriate,will be undertaken using the gentlest means
possible. Treatments that cause damage to historic materials will not be used.
S. Archeological resources will be protected and preserved in place. If such resources must be
disturbed, mitigation measures will be undertaken.
9. New additions, exterior alterations or related new construction will not destroy historic
materials, features and spatial relationships that characterize the property. The new work
will be differentiated from the old and will be compatible with the historic materials,
features, size, scale and proportion, and massing to protect the integrity of the property and
its environment.
10. New additions and adjacent or related new construction will be undertaken in such a manner
that, if removed in the future, the essential form and integrity of the historic property and
its environment would be unimpaired.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 69
APPENDIX 3. GUIDELINES FOR COMMISSION MEMBERS (Kaufman2024)
1. Do utilize your local and federal Criteria and Standards to base your decisions...try to avoid using
phrases that sound like you are basing decisions on personal opinion or taste, such as"I really don't like
this,"or"this is ugly,"or"this just doesn't look right to me."
2. Do treat all applicants with fairness and politeness,regardless of what you think of the project or request.
3. Do remember that the meeting is being recorded,and those transcripts and recordings are public record.
Do not speak with other commissioners about an application if it can't be said into the microphone for
all to hear. Even if it is not about the actual project, applicants will feel like there is unjust influence
happening at the dais.
4. Remember that the Historic Preservation Board is a quasi-judicial board and is subject to Sunshine
Laws. Essentially this means that you cannot speak to another commissioner about any project on the
agenda, or a project that you know is coming up on a future agenda, outside of the public hearing. This
includes phone calls and emails. You are, however, allowed to talk with Staff about any and all items
on the agenda.
5. You may speak with a concerned citizen about an agenda item outside of the meeting,but it is a best
practice to make sure that you disclose this fact at the beginning of the agenda item in the meeting.
Simply state for the record that this person called/wrote/emailed/spoke with you about this item,but that
you are able to make a fair and informed decision on it that will be based on testimony provided at the
meeting.
6. Staffs email is public record. Therefore, be aware that anything you email to Staff is also public
record. If in doubt,just call Staff. Board members' emails, even your personal email, could potentially
become public record.Best practice is,if you don't want it in a newspaper, don't put it in an email.
7. Applicants have the right to a fair hearing (due process). It would be best if you could familiarize
yourself with the project and staff recommendations before the hearing. Your decision is important,
ensure that it is an informed one.
8. Recusals from voting can only be done if there is an actual conflict of interest.When you need to recuse
yourself, simply let the Chair know at the beginning of the item, state your conflict, and leave the dais.
You will be notified of when you can return when the item is finished.
9. Respect the Chairperson. This is something that we all forget to do sometimes, but when a Board
member wants to speak to an applicant or ask a question,the proper way to"gain the floor"is to request
it through the Chair. A Board member does this by simply asking "Mr./Mrs. Chair, may 1 have the
floor," or "Mr. Chair, may I ask a question," or even most simply, "Through the Chair...." The
Chairperson will then nod or verbally turn the floor over to the Board member wanting to speak.
10. Ask for a deferral or continuance if you really don't feel like enough information was provided, but
just remember people often have contractors or architects waiting to be paid. If there is adequate
infonnation provided, the Board should be making a decision, even if it is an uncomfortable one. It is
Staff s responsibility to ensure that applications are complete and are brought to you with a
recommendation,but you do not have to agree with that recommendation.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 70
APPENDIX 4. MONROE COUNTY HISTORIC PRESERVATION COMMISSION RULES AND
PROCEDURES
MONROE COUNTY HISTORIC PRESERVATION COMMISSION
RULES AND PROCEDURES
n l � ��;��
"fey
" w✓ I �+""
Monroe Counly Historic Preservation Commission Rules and Procedures
pine mo nme(:0 uraty lfistoric Pivsiwrrvaaiaauv Col III r crrr secfion 1135-1(g)(q), MollI~aam., Carunhh Lam DuveIa>prrallm p'ode is
pgrr°aanted trine aaaihofw iy k) Ada:nput SW h inarlera "rf'pni`oce°diae =ivsk anwn For tpnl a drmu nw,traatioli of,irk ICSJ,10BSbflifit,S tac f."ra°varurra t'fwc,
pin.,torric',danesei"vnatml f.,in^nuanmmIsskm,"s dnc,,v-kg1,s and pwmcnaecilin gs.
l t:onnduct rah Lin ryfimu
The Ph mnnunng and EMvitormiend,'d Ry,-SniLRO+w Depnanutninerfl (lnichisive of'ifr pan ofession°iad ndesn nnee(s))i is innstn°hnctea:d marl to
pnlac.:c nanny anpmpwkia annncnin, iiernn, nit° dnnnrlsosall orrn the Historic V c;c» rrvalnann.n �;"ainrin�nn�iaaia,nn'� nag c�nnnd.n, wfless, and until ian die
gnninfevn icnrrnnal uptna.dt(,1111cnint of,flab.° p tof.ssio nail stai'd`f'and,tllnc. Depnanmsnnnn rnt, raB the a doc,anmlcrnafauflnaann required by the Mtrra oc
l,ieamflt„y 1.aarha.^S rsnd Monroe Co uaniy NMI sr/rrnua, iasdUldil"d in the aapbpmp cafdon. that the uapipa8aa°ai6on is
pgulle nally in comptlianna,ur vitpn tlnc; technrcaa� of the Monroe f'arauuay f,racpe,; and Monroe `:cm tir
t ]Plan, and that the aappidac�atkm p rovriilc:s knll then inifon�mnnationn rcna awnnnal°wl'y cnc, the d by tlnrn y`n�nnnanini,;n;Corr ant
render its rdeckio n he anggAIca nt I ay cntlnel rrevlm.,, tdc aprpniian.n bon in accorrd nme, mdtdi the rncommnmennclnanoll s ot,the
Dcpnantnmlcw's p rolus4mud staff, or mrnaay rrccpnncvt, lira wrntnnnag„ that the apnprlinnkntkm dnrc^ cIrbrnnentrnd to the ffistorria
Presn nnr,ntnanow Cmnrnksionat n:fnek next.reg'cup<nrdy schechdcad rnectinnq,,ilo,mt vvnld Ieel YYn�;anc.lvnnmtiva.nn�rnnrt nunanpraina urr7¢;^rrat�i,
11. AI!l",innf<B InafiaLnn or rcc(mil;(rric"hldIcag bLllt not lNiimliiied to(IV",Iwiligs,photos,nna'npnsn,anal tln.nconniennts), cif Icf'gaI innn nV'iniraru 1,
fncrnnrn the anp plicannn mind/iii grknrticnpraunnts PRO,dnc nncsc° IV(,d papa trine°l'daannrnnnnpg naand ..n�MrcwrnnnneintanN dfirsi�narc°c.w Dep°raarriviomt.no
la i thzm tent (M)ulenndkii afniy;deaf me the Hinntacniac l�"r�n.-sc°mv�afioni f wrmmnnrii scorn nruc crinnlg dale, at which the aapp°ncc a6onn
is, sc;h e dnnde d to hw i enninntde^rend bly the l limorb c, f"res i va ion f oitmninsioni, If aw", ti nin h it dmwmirnt afirm or rl:,L0rcda, or lugg,al
rTk,Plorannada, fiom The anpwlihumot and/or prknatic,upn,nnaf is n�Feceinr .A on the mah caaNen char udiay pig on to ^,aiic➢ me efing cdrratcn„ xt
mum lnwwn rc°cei� red l a the N.teparitnnnnlitt no dantei than '1100 PM. raanon to be connskiered bll, dic Historic Preselivadon
t„wnnimnissuonn do sprraaH connsttilIm lie gAv �nnnacPedaxaw, nnotic:c to tlme Depanailme nC s p mfc sn,nollal stnraffl tine counsel ffor f to
t'wauUM","nn tarn the llnsfarnc l re° erv,ot.ion Commission,issionn, I'm Depaaallmennt pnNA aksicnnn,d ntidl, fern't`caainrrty aaa:rw.rrnnsc;d,Of (br tlinn
lltstomic, Ccnnl-vlms�innrn,to n�iadn c:gaWCt y nnlcdL;mat,nMA,e;anndaale,or respond on d In, such nniforrrnaticm or Tecwrd°s, of
to such Ccapaal nn�nconiann-ain dka, of ann"ny are ssubrnxitred in non—compliance xi l'n dds d.0 c of Procedure.
C, A majority vote of`the Historic f°nc iery atlanan R: fnnmli rnionr is rednuIre d bi:' null"lw the nnnlnrnmalio n,p el, flawls.,nnn re;coi ds,of
memoranda,as refr,rimc,a d can the fiorepgcnnnnpn dfaalo aw( Procedure,"zrNn ch is sruiPalral'ed in asr th saki dfnnlca"s
ten (W)cakmdar day aubii nissio n rLacplinkirlc tit, into the record.
f't. pin pRno-:.s nntarrticwt bY speakers an the ptaubkc Ciearl ng, the I Btmic p"neserWviatirnl? 4;(sannnln;^WTI tNwn°c ;rip) re:�wyl e^,, the iigw,M
trw dsrrilt that are non rrlatcnt-WNy rr(Ac°vannnt to the aapp hcauGiorn under review,on diait,,ve deardy Iepefi6vc°rrf
p oinnt:nn p revncnansly nnnnnde.
The Chairperson or presiding ntncinnbet of the dli rnornm, Preservation f,nitnmisnion mrna�ara lnrniit p lescoationns io thtawc
nunnni¢u es Itel nnandivnduaad slwaker,ca tnw five mimnuana^s tar l'hc;se natural peisons re nmcscWmg an org"ariwruiticm(nwcm-prof"it or
frr l-praifnt)cn° leyanl person.
6l( ..p.he first pma.nr crnn nTlnnpnra,se ntiriy scachi orfp annnnrnwtncwl or legan rwei,c»car shall fre afflcrvvc•;d the fivca.mrnaantass, Sni0hkc:quennfly,
all ccCCnnan speakers on behalR nrf vt:uah errprrizaticmn or legal person shail h aoin nnaw nniOre thin ffnnc^c rrainiiutes tin acdndcsr
the Histwic, Presemvaidonn f,nwnnnnnmissknii,
(2) Mike; ldi,,Ioric, Nescrrvaafnrwmn f awmirnksionr may mcqw.ies( pvrroof aaf aaw.d ority to speak on Iwhaffin#'inn oq):Iarniiz.aation a°nn�
on dielm f o a Nosyrad person, nnnd nnnnap uaxgiwros`;t 1prcicnCol trine pnnng,M existence oi'ann w amntzmii anrr or iwd the leg;naR excisa ennc;c
eaf' n leg,,ad pn nnkennn,
din as col adannce°.vviGh Rh,nde Rq,,I ulatnnugg the R°1csi i da Bar 4.-19 pl°`ln:rmAaa Rule of lawfi°snkmani t;arindn.ict 4-3,0'y,as amended,
a lnnnnryei reprs;nkenIinod a the in dnefanna.urine. Historic G lVSevc°wnafia.mm) CMTI Miss, on nAalNw n it is ae d npy,as ka le gish ive body or
when the,l lisW.r.`ni wc,laresery;at.cwi l"w mnrni rsnon iaa acli ny i6ni,a inai n,ad�u dic�ative and/or proroc,ce dnnip";
ir, na,c}anired to idntiadose that ibe appearance, is in a wepnnc.rcnntafnvc capacity, and tdnaal davvyer slnaafl s.onf6rnan to Rule
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 71
Rq,'(dadng the Florida Bar 4-3,3(a) through 4 33(d) and 4-13 4(a) LhRAIgh 4-3,4(c), as amended (F'kjr da Rule o s l
Prof'c,,skmal Conduct 4-3 3(a)through 4-33(d), and 4-3,4(a)through 4-`3.4(c),as amended)
G. pn qUasi-judicial proceedings and in quasi-lCgISNAfiVC J)Voc.cofings,any apphcam,ageni offficapphcant,ormernber of
the public purporting to offir expert testimony shall identify miy educational, occupafional, ami other ostensible
experfisc ffim fficy which is rrelevarit to theli, quaMlcwions to speak as an cxpert icg,,m'ding the mattui meta cr
consideration Any lfistoHc flresefvatron Conitnission Con fnissiones, or Counsel, may inquirc iurther saws to such
expertise,
1 Burdens of Proof and Standards of Review.
A. The apphcaol l-mslhe inifla bmden of ploofm sh(m that its and
the Mouroe County Codes,did Monroe County Comprehensive Plan,arid ir0ceva w I 1or da getwnd Caw,
3 Testimonv and wrhlerl Comiments,
A. The 1,mesencc and uabdu t', u,)cross-examiru�,the audu)r ofwl aflida'm or s�'IniU sVVCPM 01,3tfe led statemcni us rcqu cd
f6l, 4S admiSSR)flily, into lire record aWrhe, fh,,,torFc Presemation Commission, urfless Nx poml CaLrSe ShOWD (SlWh A',
for example, the de,,,ith ark throve affiam),� Uds nlay be waived and/cn knfiaIed by a laduretoob ect try thv,
adn6ssion of'such affi(kMi or sivaeular sworn or anested sialement
B, Apf)Hcants, Lq.,YeWs I'm apphcams, and mcmbers or the public rnay subink 6kyOy written conimentsio rise- Phvm6ng
and Envkonmewd Resources Depayment f6r co nsklerafion lJy the l fis4o6c, Preserva6cm ('�mnm'Vslon, Propc y and
torrrely sutnnitted vyauUen coinmems may be conswdcred as part and the record as Provided eke where in thesc p�fies of
Prm,edurc and its confbradty Wilh Olt' MOUNW,COLMt),' "odes and Comptchenskv Plan.
4 ffitsiJudicial )roceediniks.
A. All quasi-judicial proceedings shaH be,in conformity with Florida general law,
B. All clmsijudicial proceedings shall be accordance with Division 7, Article III, Chapter 2, Monroe County Code of
Ordinances,
C All discussions between I fistoric Preservation Commission members and applicants,their agents,or their counsel,or
mernbers of the gerwral public, regarding a. quasi-Judicial matter to be considered (it, decided by the Historic
Preservation Commission,shall take place at public hearings arid be part ofthe public record.Ex parte corriann-fications,
with rhe.°applicant,his,her, or its agent(s), and/or his,her,or its counsel, and/or with inernbers of the gerleral public,
regarding a quasi-Judicial matter to be considered or-decided by the Historic Preservation Commission member,should
nol occur. Homiever,if any such ex parte communication occurs or any infiorrnation is coramunicrrted ex parte by such
person or party m as Himoric Preservation C.carimission rnember regarding any quasi-Judicial matter to be considered
or decided by the I listoric Preservation Corn mission, the. Historic Preservation Commission member must disclose
that ex parle communication and the information cominurricated ex parte prior to any consideration, discussion, or
decWon ofthat iteln.
D. For qrtasrjudicial hearings involving development applications (including but not lin-sited to requc�sts ter special
certificates of appropriateness, etc.), the following will be the order of'presentation, unless varied at the rneeting by
the Historic Preservation COMFuiSSiOn:
Monroe County Planning and Environmental Resources Department professional staff'will first present their
professional staff'repoti(s)and/or presentation(s);
(2) The hearing will be opened for the applicant to speak;
(3) The hearing will then be opened for public comment(s);
(4) After this, Depamnent profc,ssional staff may present any clarif`}fing information to tire Historic Preservation
Con inission;
(5) The Historic Preservation Commrssion Cornmissioners will then deliberate the matter, and t1w Historic
Preservation Commission shall thereafter conduct its vote;
(6) At any time during the hearing, the Historic Preservation Cornmission Coinnnssioners may ask Department
professional staff questions,arid rnay ask questions soft e applicant or ofpubhe speakers,
E The fiaflUre to file a timely,proper,and sufficiently specific o�b'jection,or to present a limely arid sufficiently-,pecifi�:,
legal argUment or ground for relief,or to timely raise a sufficiently specific materially relevant is issue,shall be
considered an irrevocat)lcr.itirisdi(,,,tioriaI waiver and failure to preserve such obJection,argurnern,or ground for relief'.,
or legal issue,and/or ii-rev(ocable,itiris(,iictioiiaI forfeiture of the opportunity to file such obJection or to present such
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 72
liuga argurnent,growid An mhdl ca &gal mcuum,and Sliare to pre invc Such ingunlo'nt or gloand fin
rdKQ or QM Que
F. Of=U)proyny HN a OmOy nwHon hw rdwarkg wUh Te HkWc Preserva6on Cornmission thiough the
Mmnw Way Phnnhg and FnvhmrnmMd Rnmmes Dqmnmn%in the likWic lVesmNathn CommisMon's
capaeny as the Vow trkunai W aduhnislOve=U(w judicial annals,Romedt,(w ao%q IwWghg its dw
thwic Presumajism ComrnkhmY m1wakm wy and aH publK SuKkKes in the findings offacl, sunimarics,
chr Owernww; m cmdushms of law ememd in is%rKwi duluoxQ edmz0vidy WwWQQ any wW ad mW
putaa rVe histAficiencies W rquimiag coy of a nurc virnpOte wder Rdly addie,sing,such insufficiencic's, rs and
Ail 4 denned a Wivng wMver of such issaw(s,and WmahbW ndwe U)preiverve ermw mi such EVound(s) in any
apped,pioccalArg, x adlon OW swks adnihismadve(w juchchl redef himin said written decid(m,
W ForrnM ruts of e0dowe shO me mMQ4 bw bwk &w pmW W be obser�,esi and shatl govern quasi-judicial
ImuceedAWs heRwe dw WaKc PixwmwWn Wmvnkhm Wounry (hicluW& No ncq hmited vh Qwhirmis,
requests foo prodU6011, 1'equests for md interrogatoires) is not perinkted oraulhisrrzed in Historic
Pieservation Commission pioucvdings,
5, 11Le-Lin,,, thesorum,
A, S
0) DminV each item before, cohc 1-fistohc Preserva6cffl (OMMOMM, 011 CM11111MIk, ierYNH-kS, �4a WTUWS, aMd
aqum=W be exchish,co be nmde at We lecMinwTe HOWc laws vadon thmnd"Ani,as as Kok,OmOy
irlw Lhe inicropholle, and, H televised, vKHe to the TV audievee 14) emnmems, mmaki mmeinemy or
aTumms may be made aml nmn a loulAn dheot bn hom ofa QuopNme.IS Mulsow ofdAs requRment
N tar msurc OW W� commenis, reinarlics, slatements, or aq.�,,wnems may l,e enknvid �fTno flee. rninutes andAw lhe
word,
(2) No applicant, womsid dw an apQws ca ruw0wr of Ow pubhc nmy d4=1 qumdwB to hANWh members of
IN., lhstio6c Preservalion Comfniss° oin'
(3) No apphema, counsel kw an apolann or nvuber of die, pubhe may dim(x( qtw'mions lo as Vil"'Senter, akhough
connarent frorn such peisow; may iesu�l in a Histork�PresorvaGoin CcnvriJss m meniber askuvig a question
to a lsyescustalion presenter m darffv a matte'r,
(4) N�o apphcaia, counsel �or ar� apphicant, or, tneiWm of the pWIN amy &�ec� quesfions to Monroe (',�ourlty
professlional Staff" aklmugh Publ, commireo frorn sitwh Pinnnn; Irwy ;auk 0 a nwMW of dw ws1wrc
Presei afion Comminkm 04hy as qwstkm R) Da My ptofessuonal stalw WHY a mwwo M%Mh as pMy(our,
4 tepricsented, coumel thr Jua pwny's cmusel) may diml cpw9kni lo Qw, pal"Awl mad dimbg
aulhulzed crassexanOwAn W an npprop6.ale'duly ncific'ed quasiju&6"'d plocce(fing
(5) No applican; anume! Ar m applicam, of rile nfl,"wr 0,the Pubfic may dime quesfiom concunbrig, awwzfaHy
relevarn clements of a chhn in, qjwai U) a 11WHe PowmalOn Cbmnd%km nwmkq U) CmMy pirlawAmal
wiaM or w comeel ka Om (Am", Wwnh pWAI ammurl Rmn swh perwris amy mmt in Te 14wric,
Prcservatk)n qmmkn w Cbm, pRWAW Mel,ono wtumo V Ow Cmwy,
(6) No apphcant,couissed tor an appliicaw.or inwnber c1the public may dimc, qiwsaions m counsel bi Ific C!Wy,
(7) No meurber of the ptdhhc nray diTei,'t qucs6ons to an apphinam Wwgh pd)hc mrimam bom smh pawns ruy
resdit in the lbsunk Prvwrvwkm ComnKlm aA&g a ywMWn M an"Mimm to QHQ a mawn
(8) No menibef, ofdie pubhe ummay chrect quemlons to cmiNd R an appl-icant,
(9) 14o applicariii, counsd Pw an qVWwW cw nwmWr or Te puNk rml dkim";wKimN to Me amhmm, ow to
members of Me pidqO
(10)Each speaker shall cliewly stwe Its ur Iser imme Ror the renwid,W, 0 qThmNq he oymism5n im QM person
repressnited, of any.
(I QFach speakisr•"s reawks must be Amewd U)dw Wodu NewnwOn Cominkshmi ag a'spine and WN nw he to
hAvridiml HAm I Pmw"Mkm Co"nWm imulas, WH rim be us Ow aMAwwC sMU not be W comse! ha r
JW apphcanl'rhlfl& not bc to Counl"v ptoRxQxsA sW% W no be taw amwel Rw Ow Como,nd AwH not he to
the wui'h ertci.�or g�fflery oil �'nernbcns of gcnefal pl'oflic"
(12)Fadi speaker WH aw;Mw hk in ha cmmmMs"WON; to We before the lfisl(6c Pmorvatfon
Comrnhs,shon he,or she h,,v,requested W slicak on,
"Ba,;ic due prcixss" dliIfl bC CMItUUCCI as VnwwmmN mith the 1crns `%Qnwal due prowesO
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 73
(13)Speakers may not address,o per siM in addrc5smng, hnirrawrial awh-)r 1rrtJeVan1 lopics,
OfSpeakers in ay not use any Form ofpnAatnty or ah,B6,/e comirrerits,
(15)0mchra or acts hi vKhthn ofa mmj)e of dkomdan and cxnnment Rut of Prwe&wc aMvwmd hemirr AaH not
be cwNWared by Ve Histortc 11reservatrcm t"w mximission in making ir[�, fimd dcck4m on the inatter be4bre, if.
LIMMY (VadmA,
I) Speaken; may iml rdhe to yMd 1he lectern and/or podh,nn when the ffistohc Preserva6orr (,!ontrnissiolr
CIAMmom or ynking mernber of the firstwic 10semathn Comrnksicrn has stated that He or Iter speaUlg
time is tq-�.
(2) One speakcr, w1wther a nmwt or as fegM penon, nmy wA dmMe oi lransk.tr 16s, het, or ices, speak4ig Onle to
another speaker,
(3) The 11himic Prewrvadon Ct"nmissimi CANMerwn or presidAg memher of dw HWmA"wwMwwv
C'ornrr[ksion may llo6fy and wmn as speak,cr that his sir her cornmews have excmhd Ow mmM (Ile wQVct
mauer of die propoddon wh1h hu or he ham !Mgned ij to Mew,
(4) Shouthy or 30hig at the Cs oimoe (Yunry I hmode Prnemadmi Cornn&sfon M Mmmu Cmn4 PAnnhy wid
Envin."irnenital Rosourues Depanniew plOcssion'd slaff, or al Counsot for the f,oanly, is strrcfly prohNted al all
trnies. AH such behavior awnMicaUy consthito dkMay(w unmny,mus:MM V MaIm ME llkwic
llrcscu vatr(nr CoymniS6-m's Rkdcs of Prix"edwe
Abulve comnierus MOr persomil attacks VaH he cw0dwvd immawk! and Me= U) dw hwring or
procceding and shalf comthre as hrmch 4 Te pMcges to address nii offer corrwienls,l Ternark,,;, sirgwnenfs,
swtemwww pwNhathmsto be Mmwk Pi-cwmMKn MrrriksJon,and shAl no be u4ermw& MI mwh behvOr
autonlafic"ffly constitwes m:dii,made dya or cownrpurous condw in viohlkorr of tiw ffiswt ic Prriwvaflon
Corranisston's Ruiles 01'6 rOCt"dLU'C,
(6) All persons and enfifie's areprohNlecj Am n UNg Undwy re"Hwoux(w presm1bg nmHurx nW inaMMY M=
to the sfein umdtn cowNuMM Sarah bAavkg awmnwMy consMaes Moulafy car canumulAuous conduct in
MUM of Ow 11sro6c Pre�;ervafion Connnssron`s RiOe of Procedure,
(7) h"dcs shouing, ehipp ng, app,audmng, cheering, singing, fieckfing, booing, or verkstl owbmMs in mqTon of or K
opposilkin to as speakeCs remarlis, are lxa-mieted AH such beha6w ShO bv and
difioydcdy or contcrnpWoin CMOMI K Mahn of dw I hmoric PwsmvMkm MuNmAnN RiAm orPmeedme.
(8) No shoudng, u1VpMg, MTAudirqz, ch(xaHng, MckPing. bcx)ing, or wAbai cwthumts K siqlxnt of vw Pit
oppshOn Mi as MgKc NewmMkc CanmQkm CommisAwwO remmQ am pumhot AN smh bdw%
,J,Wl be cmisideied dbunmws M dhcedMyo"untempluous GnmduO. in vicdation of8hc Historic Pcowmatkil
C,omnika,ion's R�Jes cd llwccdwe,
(9) oo ckippung,applawf0g,chee6sq,skjong, heckhng, bo6u,cm shmmhg Mmi le aulence car gdkil w vahk
m9b""N air mWporl of or in q)p)AHon to wouNnu, arguinw1%or MaWnwMs by co wad Or be(bun, or Ike
ionwks of cowNel for art nppliemn me punOwd. M mwh basivror MH be smAkmd dkomMums nd
cHwandy or cmdemptuous conduct in vloblin of Te I KoHc Pmwmwhn MmAmM4 RM of Nmx&rc
(10)('eHLdX' tCtCPhORC COnveisaOons shalf A WKWWd durAig Mank Pwax"thn (Anwdsimi medhW, AH
tcicphone rirq,,crs in dw I Nude Nownathn Cmnmkbm QAV and djkal ineeting roonqs) shall be so m
Wart nwdc.
I)AL peasurls and en it are ptohbiwd fiont of VoRnce cw Knotming a CMnM n a0s of Wdence
(fl2)Any nidiVidi,lal Or 0rgW6ZMiorv#1 or leg al person represewmNe m1w allanNs h) dknMt a Made PresamOn
Coltunksion incefing,shall bc sklbjeca w la.gap habHily and wiioyi as awholized by law.
(13)lhe 1100c 11wervath"i (Onndhon UATuimm o; puddh;g rneinber of flie lfiswrtc Pieservation
Commission k MiflKKMd M MWWM an hdvdml whi vioWns wd lereaftei refuses to coase viMafing, and
=Mmws M v Me the behavYal coMuct Rides of Prmisbire appoved hew6n a)have Ve MUM Presmvalkin,
Ommiksion QUM nr dQAM mcmhg moilin and may rrqmm for n du audwiTzed bw Muumnem apnoy
officer to phys caky reniovc, from or phl sically escort out ofa Historic Preservathn CornmMm nwahg wom,
all indivtdtud who viotarcsand vioMirig mW mmakmaw vKhw the h6nkmid wn&wt
Rtdcs ofllroceduuc aprercwed hcreki.
(14)Conducl or acts it MUM rep a frehaOmsd =Omt Rul oFPnKvdwr app,oved herein shaft not be cmNkemd
by Ow HMO PTwerubm MmOssOn it mahng is Onal deckimi on the K
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 74
6, Ryky of Pgbwte.
A. Say I Handc Ifeseworibm (Surnkskmi (Annnikshner AaH MuSuly confine data or her eoon"wntt Aakonmos,
mmiaarks,conhniflons, and questwins to quc',Ilon under debate
H. Wfwn a n"Non is pNwnWd and wxomk(L of is under e(wKSMAm and no Wwr modon OwV be rmsNed OrnPer,
CXC(jx to amend, to aQowq or to Ny on tinier "'slack. W la umtNue lo a dMe wain Tw w mbb w a dwe
such as to sonwMe allar the occrarence Mn hidependent everu, whl ch is art6cipate'd to occur
m an unkrwyn line in the Ntwe)
7. Decktons',
Al Otd� one MsIoHc PrescrvaOotr Conm)uS�'Jon mew1wr nwy have we BMW at a time. whun a lkstodc PicsVivafim
inember Ms me nmo no ova isume Pmwmmkn ComAsshn memhr moinw"t.
111. Dcdiberafions of 1he 1-hmc)hc Preservat.Jon Cmnmksion, .md kekow on M maers by dw Mnk PmwmMQt
C'omnnssion, shaH bo oade M be puNh; w0fiq al whUi Kee qQualhon or. jimpmal A huaQ wikss the likInHe
PrewnNathn Commission considers aiddi6omal trine 66r defibetafion rwc 'SaVy a10(1 (',OW)fiDUCS t11Q, heu6ngtar awthew
ined0g,
C An applWation may nw be w0drawn by an appilant Xw the 1AUmQ Prewmmkm ComnAkm we ho bmn
Memd bykelhstmic Prosavalm Unradshm(Tairperson 01 fly the prcs4hnp'-�,,urns nibua of the Histork,Preservation
(.;OMAM01,
1), When the Iiistoric 19wavathn Onrunksion's vote ona matter is evenly dMded, the niodon sied be dt,,eawd to hirive
hilted,
E When a q=Stiori has been decided by the llistorict'reservamica Conimksimr,on ya Ffistoruc Prescrva6on Conimnision
MOW= voting on the pmwHing side inay move Am remnMdMon of dw questV excMely at he same
nwailig,
Conflicts.
In my kimame whmv a pmUmv ema%lwd by Me RuN of Me ve violates or is irr irjeconcdah'de coriffict vVith
f1deraI ol state;law or(,;oiumy orchnanc.e,he pmmOmOO emkhOwd hemwn&AaH he STemki; only U)he extew ol'
mwh h mamObWe contIOL IF any pwOon 1wreof k M by an admKistra0ve hea6rig ofikei or court of compi,,Ien�
>NdwOmi to he uwalij nwh ponim vhMi be deemed severAde 'fOwn the recnainder and, to the exlent possiNe, the
Sh"M be operahvc without the inva6d poi[Onn
9. WAM s Ru W"4 Or&r.
In aP evet"and caws not Lmvemd by Mvw pmcwhimN VMS RuNs of Or&T OwH he uwd as a gewnd guWc mod may
he Momd Q Ow liw& lIrsawailon Coin"skm Chadpes mm or the 1weskiNg nmahr d Ow [UmAc PwwmM&ii[
C'onnnk'sion' urdess Ow IMMS %semw1n;(Omm ;Ain(winics Hit:Ualqxrmm or preshUng nionber(I the hUmic,
PrvwmWkm (An"Um,
PASSM AND ADMTEI) by Ow Moric PreservMWn (ImurNsWn of Monwe Coun, MrWa, at a duy, noked
rmblic uneehng this 61 day id February,2023.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 75
f I^1 1 dI"I ; '. .�'�:f,I II:"all I Ifl,d� � I°!If:"i lryl "Ifl: I d I I:I i I II „ N i V : d I"k "iI'I:Iw;,I II ' II'1 I I II: I '^,'"^fI VMI"1II V I hI",I�:: IM;I+: I:';iI^ H" IICI
ADDRESS (.Previous address) RE NO. MASTER SITE FILE NO. BOCC Reso.
200 Albury Lane 00089980-000000 MO02013
140 Atlantic Circle Drive 00555940-000000 M001982
143 Atlantic Circle Drive 00090060-000000 MO03628
166 Atlantic Circle Drive 00556070-000000 M001983
186 Atlantic Circle Drive 00556030-000000 MO03629
190 Atlantic Circle Drive 00555810-000000 MO03630
178 Beach Road 00090270-000202 MO03643
182 Beach Road 00557180-000000 M001984
198 Beach Road 00557130-000000 M001985
200 Beach Road (198 Beach Rd.) 00557120-000000 M001889
115 Coconut Row 00566100-000000 MO03645
125 Coconut Row 00566210-000000 MO03719
139 Coconut Row 00566070-000000 MO03718
163 Coconut Row 00566110-000000 M001891
181 CoconutRow* 00566040-000000 MO03644 447-1997
240 Lincoln Avenue 00478200-000000 M001892
114 Lowe Street 00565980-000000 M001989
122 Lowe Street* 00566160-000000 MO03637 446-1997
124 Lowe Street 00566180-000000 MO03638
130 Lowe Street 00566140-000000 MO03639
133 Lowe Street (1 Ballast Trail) 00090220-000000 M001993
157 Lowe Street 00090270-000000 MO03640
180 Lowe Street 00566280-000000 M001990
181 Lowe Street 00566330-000000 M001991
`denotes a designated historic property.See Glossary for definition.The information in this appendix is current as of the date of publication.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 76
185 Lowe Street 00566340-000000 M003641
191 Lowe Street (189 Beach Rd) 00566350-000000 M001984
192 Lowe Street (184 Lowe Street) 00566290-000000 M001992
195 Lowe Street 00566380-000000 M003642
204 Ocean Boulevard 00477260-000000 M001893
131 Ocean View Drive 00555350-000000 M001994
91461 Overseas Highway 00477170-000000 M003655
91495 Overseas Hwy (105 Coconut Row) 00566120-000000 M001986
91731 Overseas Hwy (91701 Overseas Hwy) 00556190-000000 M001995
Methodist Church
91731 Overseas Highway* 00556190-000000 M001997 287-1997
Merlin AlburyHouse
91865 Overseas Highway 00555610-000000
o Old Tavern Tea Room (91861 Overseas Hwy.)* M003626 527-1996
o Tavernier Hotel* M001996 526-1996
o Standard Oil Station (91871 Overseas Hwy.)* M003627 525-1996
o Copper Kettle Restaurant (91875 Overseas Hwy.)* M003625 524-1996
91951 Overseas Highway 00089940-000000 M001998
91991 Overseas Highway 00089939-000000 MOO19999
92001 Overseas Highway 00089670-000100 M002000
91770 Overseas Highway* 566040-000000 M003648 446-1997
Lowe House
91701 Overseas Highway* 00556190-000000 M001995 288-1997
Tavernier MethodistChurch
114 Sunrise Drive 00506400-000000 M002004
118 Sunrise Drive 00506390-000000 M002001
120 Sunrise Drive 00506380-000000 M002002
133 Sunrise Drive* 00506000-000000 M002003 538-1996
Allen House
*denotes a designated historic property.See Glossary for definition.The information in this appendix is current as of the date of publication.
Tavernier Historic Disnict Preservation Guidelines Monroe County,Florida:April 2026 77
137 Sunrise Drive 00506020-000000 M001894
140 Sunrise Drive` 00506330-000000 M003633 523-1996
Roberts House
141 Sunrise Drive 00506030-000000 M003717
149 Sunrise Drive 00506460-000000 M003635
162 Sunrise Drive 00506230-000000 M003634
256 Tarpon Street 00555250-000000 M002006
114 Tavern Drive 00555910-000000 M002007
120 Tavern Drive* 00555890-000000 M002008 444-1997
124 Tavern Drive 00555880-000000 M003632
128 Tavern Drive 00555860-000000 M003631
132 Tavern Drive* 00555850-000000 M002009 167-1997
Pinder Albury House
136 Tavern Drive* 00555840-000000 M002011 445-1997
140 Tavern Drive* 00555830-000000 M002012 133-1996
Woods House
153 TavernierTrail 00506030-000000 M003716
159 Tavernier Trail* 00506830-000000 M002010 448-1997
Wilkinson House
165 TavernierTrail 00506490-000000 M003715
*denotes a designated historic property.See Glossary for definition.The information in this appendix is current as of the date of publication.
Tavernier Historic District Preservation Guidelines Monroe County,Florida:April 2026 78
2
3 rwA.
4 MEMORANDUM
5 MONROE COUNTY PLANNING&ENVIRONMENTAL RESOURCES DEPARTMENT
6
7 To: Monroe County Board of County Commissioners
8
9 Through: Devin Tolpin, AICP, CFM, Senior Director of Planning and Environmental Resources
10
11 From: Thomas Francis-Siburg, AICP, Acting Planning and Development Review Manager
12
13 Date: May 22, 2026
14
15 Subject: A resolution considering the Historic Preservation Commission and Planning
16 Commission recommendations of approval, in accordance with Monroe County Land
17 Development Code Sections 130-129(c) and 135-3(g)(6), to adopt the revised Tavernier
18 Historic District Preservation Guidelines as originally drafted by the Archaeological &
19 Historical Conservancy, Inc., and revised by the Monroe County Planning and
20 Environmental Resources Department.
21
22 Meeting: June 10, 2026
23
24 I. REQUEST
25
26 Background
27 In accordance with Monroe County Land Development Code ("LDC") Section 130-129(c):
28 "The Tavernier Historic District Preservation Guidelines may be amended by resolution of the
29 BOCC upon recommendation of the Planning Commission and the Planning Director. "
30
31 In accordance with Monroe County LDC Section 135-3(g)(6):
32 "Advise the Planning Commission and the BOCC on all matters related to historic preservation
33 policy, including the use, administration, and maintenance of publicly-owned designated historic
34 properties;"
35
36 Prior Relevant County Actions
37 On August 17, 2005, the Monroe County Board of County Commissioners (`BOCC") adopted
38 Ordinance No. 019-2005, amending the text of the Monroe County Land Development Code ("LDC")
39 and amended the Monroe County Land Use Map to create the Tavernier Historic District Overlay,
40 adopted the Tavernier Historic District Preservation Guidelines, and adopted standards and guidelines
41 for the review of development projects, added definitions, and provided for certificates of
42 appropriateness for certain development within the Tavernier Historic District.
43
44 In 2023, the Monroe County BOCC accepted a small matching grant from the State of Florida,
45 Department of State, Division of Historic Resources, grant no. 24.h.sm.100.003, for the Project"Design
46 Guideline Update for the Tavernier Historic District and Publicly owned Historic Structures in
47 Unincorporated Monroe County". Because Monroe County had achieved Certified Local Government
48 ("CLG") status, no matching funds were required from Monroe County.
BOCC 05.20.2026 Page 1 of 3
I On September 14, 2023, the Monroe County BOCC entered a contract on September 14, 2023, with the
2 Archaeological&Historical Conservancy,Inc., for professional services to update the current Tavernier
3 Historic District Preservation Guidelines, adopted pursuant to Ordinance No. 019-2005,pursuant to the
4 small matching grant fund grant no. 24.h.sm.100.003.
5
6 Between December 2023 and June 2024, the Monroe County Historic Preservation Commission
7 ("HPC") discussed recommendations on the update to the Tavernier Historic District Preservation
8 Guidelines.
9
10 On June 3, 2024, the HPC approved a resolution recommending APPROVAL of the update to the
11 Tavernier Historic District Preservation Guidelines through Resolution No. HP 06-2024. This resolution
12 was signed and dated on June 27, 2024, following receipt from the Archaeological & Historical
13 Conservancy, Inc., of the completed revised update to the Tavernier Historic District Preservation
14 Guidelines.
15
16 Following receipt from the Archaeological & Historical Conservancy, Inc., of the completed revised
17 update to the Tavernier Historic District Preservation Guidelines, the Monroe County Planning &
18 Environmental Resources Department Staff identified insufficiencies in the regulatory implementation
19 of the revised Tavernier Historic District Preservation Guidelines.
20
21 On July 23, 2024, the Planning Commission approved a resolution recommending DENIAL of the
22 update to the Tavernier Historic District Preservation Guidelines through Resolution No. P11-24, as a
23 result of the concerns raised by the Planning & Environmental Resources Department Staff.
24
25 On August 21, 2024, the BOCC confirmed the acceptance of receipt of the final product received from
26 Archaeological & Historical Conservancy, Inc. (AHCI), consisting of a comprehensive update to the
27 Tavernier Historic District Preservation Guidelines prepared by AHCI,in accordance with Section 7.2.1,
28 Article VII, of the Board's contract with AHCI and the small matching grant from the State of Florida -
29 Department of State - Division of Historical Resources (Grant No. 24.H.SM.100.003).
30
31 On January 6, 2025,the HPC indicated a desire to continue work-ing with the Planning&Environmental
32 Resources Department Staff to update the Tavernier Historic District Preservation Guidelines.
33 Periodically, between January, 2025 and February, 2026, the HPC would discuss recommendations on
34 updates to the Tavernier Historic District Preservation Guidelines and paying special attention to its
35 regulatory implementation.
36
37 On March 2, 2026, the HPC met to obtain recommendations on a proposed update to the Tavernier
38 Historic District Preservation Guidelines and recommended APPROVAL through HPC Resolution No.
39 HP 09-2026 to the Monroe County Planning Commission and Monroe County Board of County
40 Commissioners of the update to the Tavernier Historic District Preservation Guidelines originally
41 prepared by Archaeological & Historical Conservancy, Inc., and further updated by the Planning and
42 Environmental Resources Department Staff.
43
44 On April 22, 2026, the Planning Commission met to obtain recommendation on a proposed update to
45 the Tavernier Historic District Preservation Guidelines and recommended APPROVAL through
46 Planning Commission Resolution No. P12-26 to the Monroe County Board of County Commissioners
47 of the update to the Tavernier Historic District Preservation Guidelines originally prepared by
48 Archaeological&Historical Conservancy, Inc., and further updated by the Planning and Environmental
49 Resources Department Staff.
BOCC 05.20.2026 Page 2 of 3
I On June 08, 2026, a Community Meeting is scheduled to occur at the Nelson Government Center. As of
2 the drafting of this Staff Report the meeting has been advertised and no public comments have been
3 received by the Planning & Environmental Resources Department.
4
5 11. STAFF RECOMMENDATION
6
7 Staff recommends APPROVAL of the updated guidelines.
8
9
10 I1I. EXHIBITS
11
12 1. Tavernier Historic District Preservation Guidelines
13 2. Planning Commission Resolution No. P12-26
14 3. Historic Preservation Commission Resolution No. HP 09-2026
BOCC 05.20.2026 Page 3 of 3
5u✓ aw ✓tG
6
7 MONROE COUNTY, F1,ORH)A
S HISTORIC: PRESERVATION COMMISSION RF,SOIA.JTICIN NO. HPC 09-2026
9
10 A RESOLUTION O1° THE MONROE COUNTY HISTORIC
I 1 PRESERVATION COMMISSION RECOMMENDING NDINC AN
12 ADVISORY APPROVAL TO ADOPT REVISED TAVERNIF R.
13 HISTORIC DISTRICT PRESERVATION Cit.JIDELINFS
14 INITIALLY APPROVED BY TI-IL MONROL" COUNTY 130ARD
15 OF COUNTY COMMISSIONERS PURSUANT TO
16 ORDINANCE NO. 019-2005, AS UPDA'FED BY ]'HE MONROE
17 COUNTY PLANNING AND ENVIRONMENTAL REw,SOt)RC'F'1S
18 STAFF' FOLLOWING BOCC DIRT C:"I"ION THR.OUGI I At�GI.JST
19 21,2024,BULK APPROVAL BY THE BOCC, OF TI-It,RT;VISED
20 TAVF'RNIER HISTORIC DISTRICT PRESERVATION
21 GUIDELINES AS 11RT PARED BY i."I IE ARCIII OLOGICAI., &
22 HISTORICAL CONSERVANCY,RVANCY, INC'., WHICIT ENTERS:D A
23 CONTRACT FOR THE' t1PDA'T1-: WITH MONROE COUNTY
24 ON S1;P'TE�.MB R 14, 2023, PURSUANT TO A SMALL
25 MA'TCE ZING GRAN]" FROM 11-11 STATE OF FLORIDA,
26 DEPARTMENT' OF S"T ATE', DIVISION OF I IIS"TORICAI..,
27 RI:SC: URCL S (GRANT NO. 24.11SM.100.003).
28
29 WHEREAS,the Monroe County Board of County C:'ommissioners (hereinafter referred to
30 as the "BOCC") adopted the Livable CommuniE eys Master Plan Tavernier Creek to Mile Marker
31 97 as part ofthe Monroe County Comprehensive Plan on February 16, 2005; and
32
33 WHEREAS, Action Item 4.3.5 in the adopted Livable Corn.muniKeys Master Man.
Sat required that design standards be prepared and that any new development or redevelopment within
35 the designated "Tavernier Historic District Overlay be consistent with design standards and in
36 compliance with regulatory controls; and
37
38 WHEREAS, on August 17, 2005, the BOCC adopted Ordinance. No. 019-2005, which
39 amended the text of the Monroe County Land Development Code (LDC) to create the Tavernier
40 Historic District Overlay and amended the text related to Certificates of Appropriateness, adopted
41 the Tavernier Historic Preservation. Guidelines by reference, amended the Land t9se District Map
42 to designate the Tavernier Historic District as the J'avernier Historic District Overlay, established
43 the 'Tavernier- Historic District Overlay and adopted standards and guidelines for the review of`
44 development projects,added definitions and provided for certificates of appropriateness for certain
45 development within the. "Tavernier Historic District; and
46
47 WHEREAS, the Monroe County Historic Preservation Commission (hereinafter referred
48 to as the "Iistoric Preservation Commission- or "EIPC.") is authorized to identify and recommend
Historic Preservatioo Commission ResolLrtioi7 No. H1'' 09-2026 Page 1 of
I to the BOCC sources for grant assistance from state, federal, and private sources for the purpose of
2 historic preservation; and
3
4 WHEREAS, the BOCC entered into a srtiall matching grant with the State of Florida,
5 Department of State,. Division of historical Resources, grant number 24.h.sm.100.003, for the
6 Project"Design Guideline Update for the Tavernier I listoric District and Publicly owned Historic
7 Structures in Unincorporated Monroe County portions of Unincorporated Monroe County"; and
8
9 WHEREAS, on September 14, 2023, the BOCC entered into a ccn-►tract with the
10 Archaeological & Historical Conservancy for professional services to update the Tavernier
11 Historic Architectural Design Guidelines written in 2005 to meet current conditions which include
12 but not be limited to integration of the Land Development regulations, incorporating the recently
13 approved staff approval matrix, and promoting wind and water damage while protecting the
14 historic integrity of the community; and
15
16 WHEREAS, the Tavernier Creek to Mile Marker 97 U.S. Highway I Corridor
17 Development Standards and Guidelines may be amended by resolution of the BOCC upon
18 recommendation of the Planning Commission and the Director of Planning in accordance with
19 LDC Section 130-128; and
20
21 WHEREAS, the 'Tavernier Historic District Preservation Guidelines may be amended by
22 resolution of the BOCC upon recommendation of the Planning Commission and the Planning
23 Director in accordance with LDC Section 130-129; and
24
25 WHEREAS, at a regularly scheduled, duly noticed public meeting held can December 4,
26 2023, the Historic Preservation Commission met to obtain recommendations on a proposed update
27 to the Tavernier Historic District Preservation Guidelines approved by the BOCC pursuant to
28 Ordinance No. 019-2005 that was being prepared by Archaeological & Historical Conservancy
29 Inc., which entered a contract for the update with Monroe County on September 14,2023, pursuant
30 to a Small Matching Grant from the State of Florida, Department of State, Division of Historical
31 Resources (Grant No. 24.h.sm.100.003); and
32
33 WHEREAS, at a regularly scheduled, duly noticed public meeting held on January 8,
34 2024, the I listoric Preservation Commission met to obtain recommendations on a proposed update
35 to the Tavernier Historic District Preservation Guidelines approved by the BOCC.' pursuant to
36 Ordinance No. 019-2005 that was being prepared by Archaeological & Historical Conservancy
37 Inc.,which entered a contract for the update with Monroe County on September 14,2023,pursuant
38 to a Small Matching Grant from the State of Florida, Department ol'State, Division of Historical
39 Resources (Grant No. 24.h.sm.100.003); and
40
41 WHEREAS, at a regularly scheduled, duly noticed public meeting held on May 6, 2024,
42 the Historic Preservation Commission met to obtain recommendations on a proposed update to the
43 Tavernier Historic District Preservation Guidelines approved by the BOCC pursuant to Ordinance
44 No. 0 19-2005 that was being prepared by Archaeological & Historical Conservancy Inc., which
45 entered a contract for the update with Monroe County on September 14, 2023,pursuant to a Small
46 Matching Grant from the State of Florida, Department of`State, Division of"Historical Resources
47 (Grant No. 24.h.sm.100.003); and
48
Historic Preservation Commission Resolution No. HP 09-2026 Page 2 of 6
I WHEREAS, at a regularly scheduled, duly noticed public meeting held on June 3, 2024,
2 the Historic Preservation Commission met to obtain recommendations on a proposed update to the
3 Tavernier Iiistoric District Preservation Guidelines approved by the BOCC pursuant to Ordinance
4 No. 019-2005 that was being prepared by Archaeological & Ilistorical Conservancy Inc., which
5 entered a contract for the update with Monroe County on September 14, 2023, pursuant to a Small
6 Matching Grant from the State of Florida, Department of State, Division of Historical Resources
7 (Grant No. 24.h.sm.100.003); and
8
9 WHEREAS, the I listoric Preservation Commission is authorized to advise the Planning
10 Commission and the BOCC on all matters related to historic preservation policy, including use,
II administration, and maintenance of publicly-owned designated historic properties and may
12 recommend land development regulations, comprehensive plan amendments, and municipal code
13 amendments to the Planning Director to assist in the preservation of historic properties in
14 accordance with LDC Section 135-3; and
15
16 WHEREAS, at a regularly scheduled, duly noticed public meeting held on June 3, 2024,
17 the I listoric Preservation Commission recommended approval of the Tavernier historic District
18 Preservation Guidelines Update tluough I-IPC Resolution No. LIP 06-2024, signed and dated on
19 June 27, 2024; and
20
21 WHEREAS, the 'favernier Historic District Preservation Guidelines may be amended by
22 resolution of the BOCC upon recommendation of the Nanning Commission and the Planning
23 Director in accordance with LDC Section 130-129; and
24
25 WHEREAS, the Tavernier I-listoric District Preservation Guidelines have been
26 incorporated into the Monroe County Land Development Code through Ordinance No. 0 19-2005,
27 which amended the text of the Monroe County Land Development Code (LDC) to create the
28 '"I'avernier I listoric District Overlay and arnended the text related to Certificates of
29 Appropriateness, adopted the Tavernier Historic Preservation Guidelines by reference, arriended
30 the Land Use District Map to designate the 'Tavernier historic District as the Tavernier Historic
31 District Overlay, established the 'Tavernier Flistoric District Overlay and adopted standards and
32 guidelines for the review of development projects, added definitions and provided for certificates
33 of appropriateness for certain development within the Tavernier I listoric District; and
34
35 WHEREAS, a revised version of the Tavernier I listoric District Preservation Guidelines
36 by Archaeological Conservancy, Inc., was received by Monroe County on June 27, 2024; and
37
38 WHEREAS, the Planning and Environmental Resources Department Staff, inclusive of
39 the Planning Director, identified insufficiencies in the regulatory implementation of the revised
40 guidelines through Land Development Cade Chapter 135 and recommended the Monroe County
41 BOCC not adopt the revised Tavernier Historic District Preservation Guidelines by Archaeological
42 & Flistorical Conservancy, Inc., was received by Monroe County on June 27, 2024; and
43
44 WHEREAS, at a regularly scheduled, duly noticed public meeting held on July 23, 2024,
45 the Planning Commission met to obtain recommendations on a proposed update to the Tavernier
46 historic District Preservation Guidelines approved by the BOCC pursuant to Ordinance No. 019-
47 2005 that was being prepared by Archaeological & I-listorical Conservancy, Inc., which entered a
48 contract for the update with Monroe County on September 14, 2023, pursuant to a Small Matching
Historic Preservation Commission Resolution No. 111) 09-2026 Page 3 of 6
I Grant from the State of Florida, Department ot'State, Division of I listorical Resources,(Grant No.
2 24.h.sm.100.003); and
3
4 WHEREAS, at a regularly scheduled, duly noticed public meeting held on July 23, 2024,
5 the Planning ('I recommendation met and obtained a recomendation of approval by the Historic
6 Preservation Commission on a proposed update to the Tavernier Historic District Preservation
7 Guidelines approved by the BOCC pursuant to Ordinance No. 019-2005 that was being prepared
8 by Archaeological & Historical Conservancy, Inc., which entered a contract for the update with
9 Monroe County on September 14, 2023, pursuant to a Small Matching Grant from the State of
10 Florida, Department of State, Division of Historical Resources (Grant No. 24.1i.sm.100.003); and
11
12 WHEREAS, at a regularly scheduled, duly noticed public meeting held on July 23, 2024,
13 the Planning Commission met and obtained a recornmendation of denial by the planning and
14 F.'rivironmental Resources Department Staff, inclusive of the Planning Director, on a proposed
15 update to the Tavernier Historic District Prescrvation Guidelines approved by the BOCC pursuant
16 to Ordinance No. 0 19-2005 that was being prepared by Archaeological & I listorical Conservancy,
17 Inc.,which entered a contract for the update with Monroe County On September 14,2023, pursuant
18 to a Small Matching Grant from the State offlorida, Department of State, Division of Historical
19 Resources (Grant No. 24.h.srn.100.003); and
20
21 WHEREAS, at a regularly scheduled, duly noticed public meeting held on July 23, 2024,
22 the Planning Commission approved a recommendation ot'denial through Planning Commission
23 Resolution No. P 11-24, signed and dated on August 12, 2024 of the adoption of the revised
24 Tavernier Historic District Preservation Guidelines., which were recommended for approval
25 through Historic preservation Commission Resolution No. HP 06-2024 and recommended for
26 denial by the Planning and Environmental Resources Department Staff". and
27
28 WHEREAS, on August 21, 2024, the BOC( confirmed the acceptance of receipt of the
29 final product received from Archaeological & Historical Conservancy, Inc. (AI-ICI), consisting of
30 a comprehensive update to the Tavernier Historic District Preservation Guidelines prepared by
31 AFICI, in accordance with Section 7.2.1, Article VILI of the Board's contract with AFICI and the
32 small matching grant from the State of Florida - Department of State - Division of' Historical
33 Resources (Grant No. 24JLSM.100.003); and
34
35 WHEREAS, at a regularly scheduled, duly noticed public meeting held on January 6,
36 2025, the Historic preservation Commission requested the Historic preservation Commission keep
37 working with the Planning and Environmental Resources Department On update the Tavernier
38 Historic District Preservation Guidelines approved by the Monroe County Board of County
39 Commissioner Pursuant to Ordinance No, 0 19-2005; and
40
41 WHEREAS, at a regularly scheduled, duly noticed public meeting held on April 15, 2025,
42 the Historic Preservation Commission met to obtain recommendations on a proposed update to the
43 Tavernier Historic District Preservation Guidelines approved by the BOCC pursuant to Ordinance
44 No. 019-2005 that was being prepared by Archaeological & Historical Conservancy Inc., which
45 entered a contract for the update with Monroe County on September 14, 2023, pursuant to a Small
46 Matching Grant from the State of Florida, Department of State, Division off-listorical Resources
47 (Grant No. 24.h.sm.100.003) and further updated by the Planning and Environmental Resources
48 Department Stall',- and
Ifistoric Presei-Nation Cominissiori Resolutioji No, 11P 09-2026 Page 4 ot'6
1
2 WHEREAS, at a regularly scheduled, duly noticed public meeting held on August 22,
3 2025, the Historic Preservation Commission met to obtain recommendations on a proposed update
4 to the Tavernier Historic District Preservation Guidelines approved by the BOCC pursuant to
5 Ordinance No. 019-2005 that was being prepared by Archaeological & Historical Conservancy
6 Inc., which entered a contract for the update with Monroe County on September 14,2023,pursuant
7 to a Small Matching Grant from the State of Florida, Department of State, Division of Historical
8 Resources (Grant No. 24.h.sm.100.003) and further updated by the Planning and Environmental
9 Resources Department Staff, and
10
11 WHEREAS, at a regularly scheduled, duly noticed public meeting held on December 01,
12 2025, the I fistoric Preservation Commission met to obtain recommendations on a proposed update
13 to the Tavernier Historic District Preservation Guidelines approved by the BOCC pursuant to
14 Ordinance No. 019-2005 that was being prepared by Archaeological & Historical Conservancy
15 Inc.,which entered a contract for the update with Monroe County on September 14,2023,pursuant
16 to a Small Matching Grant frorn the State of Florida, Department of State, Division of historical
17 Resources (Grant No. 24.h.sm.100.003) and further updated by the Planning and Environmental
18 Resources Department Staff-, and
19
20 WHEREAS, at a regularly scheduled, duly noticed public meeting held on March 2, 2026,
21 the Historic Preservation Commission met to obtain recommendations on a proposed update to the
22 Tavernier I listoric District Preservation Guidelines approved by the BOCC pursuant to Ordinance
23 No. 019-2005 that was being prepared by Archaeological & Historical Conservancy Inc., which
24 entered a contract 11or the update with Monroe County on September 14, 2023, pursuant to a Small
25 Matching Grant from the State of Florida, Department of State, Division off-listorical Resources
26 (Grant No. 24.h.sm.100.003) and further updated by the Planning and Environmental Resources
27 Department Staff, and
28
29 WHEREAS, the Historic Preservation Commission is authorized to advise the Planning
30 Commission and the BOCC on all matters related to historic preservation policy, including use,
31 administration, and maintenance of publicly-owned designated historic properties and may
32 recommend land development regulations, comprehensive plan amendments, and municipal code
33 amendments to the Planning Director to assist in the preservation of historic properties in
34 accordance with LDC Section 135-3; and
35
36 NOW THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF
37 MONROE COUNTY, FLORIDA, that the Monroe County Historic Preservation Commission
38 recommends APPROVAL to the Monroe County Planning Commission and Monroe County
39 Board of County Commissioners of the update to the Tavernier Historic District Preservation
40 Guidelines prepared by Archaeological & Historical Conservancy, Inc., and further updated by the
41 Planning and Environmental Resources Department Staff.
42
43 PASSED AND ADOPTED BV THE HISTORIC PRESERVATION COMMISSION
44 of Monroe County, Florida, at a regular meeting held on the 02 day of March, 2026.
45
46 Brian Shea, Chair YES
47 Kate DeLoach, Vice Chair Absent
48 Brad Bertelli, Commissioner YES
Historic Preservation Commission Resolution No. HP 09-2026 Page 5 of 6
I Erica Poole, Commissioner YES
2 Leslie Calero, Commissioner YES
3
4 HISTORIC PRESERVATION COMMISSION OF MONROE COUNTY, FLORIDA
S I
6 By ,✓
7 Brian Shea, Chair,`Monroe County Historic Preservation.Commission
8
9 Signed this _ f_._.-..._-.clay of 1"1 ,,. .tv.� , 2026
10
1.1
12 approved as to Forin and Legal Sufficiency by __/s/Vmd Wow4id
13 Monroe County Attorney's Office
14
15 NOTICE OF RI(;HT TO ADMINISTRATIVE, APPEAL
16
17 This Resolution may be appealed pursuant. to Monroe County Land Development Code Section
18 135-9. A notice of appeal in the form prescribed by the Planning; Director must be tiled with the
19 county administrator and with the Planning and Environmental Resources Department within 30
20 days of execution of this Resolution.
21
Ilistoric Preservation Commission Resolution No. HP 09-2026 Page 6 of
„u7
it
i�u�"nd Nor
MONROE (:'OUNTY, FLORIDA
PLANNING COMMISSION RESOLUTION NO. P12-26
A RESOLUTION BY THE MONROE COUNTY PLANNING
COMMISSION RECOMMENDING APPROVAL, 'I O THE; BOARD
OF COUNTY COMMISSIONERS OF ADOPTION OE” THE;
REVISED TAVERNIER HISTORIC DISTRICT PRESERVATION
GUIDELINES INITIALLY APPROVED PURSUANT TO
ORDINANCE NO. 019-2005, AS ORIGINALLY PREPARED BY
THE ARCHEOLO ICAL & IIISTORK AL CONSERVANCY AND
UPDATED BY THE MO NROE: COUNTY PLANNING AND
ENVIRONMENTAL REIS(. URC"E,S STAFF FOLLOWING BOCC;
DIREcrION THROUGH AUGUST 21,2024, BULK APPROVAL BY
THE BOC"C.".
WHEREAS,the Monroe County Board ofC'ounty Commissioners (hereinafter referred to
as the "`11OCC:"") adopted the Livable ('rrrtrrr1 Lill IKeys Master flan "Tavernier Creek to Mile Marker
97 as part of the Monroe County Comprehensive Ilan on February 16, 2005, and
WHEREAS, Action Item 4.3.5 in the adapted Livable (1ommuniKeys Master Ilan.
required that design standards lire prepared and that an)( new development or redevelopment within
the designated Tavernier I fistoric District Overlay be consistent with design standards and in
compliance with regulatory controls; and
WHEREAS, on August 17, 2005, the BOC:C adapted Ordinance No. 019-2005, which
amended the text ofthe Monroe County Land Development C"ode. (LDC) to create the "Tavernier
Historic District Overlay and amended the teat related to Certificates of'Appropriateness, adapted
the Tavernier l listoric Preservation Guidelines by reference, amended the Land Use District Map
to designate the Ffavernier Historic District as the Tavernier 11istoric District Overlay, established
the Tavernier Historic District Overlay and adopted standards and guidelines far the review of
development projects,added definitions and provided for certificates ofappropriateness for certain
development within the favernier Historic District, and
WHEREAS, the Monroe County Historic Preservation Commission (hereinafter referred
to as the, "I listoric ['reservation. C:`ommission", or"l IPC-) is authorized to identify and recommend
to the BOCC: sources for grant assistance from state, federal, and private Sources for the purpose of`
historic preservation; and
WHEREAS, the 130CC entered into a srrrall matching grant with the State of Florida,
Department of State, Division of` Historical Resources, grant number 24.h.srrr.100,003, liar the.
Project "Resign Guideline Update ferrthe Favernier Historic District and publicly owned llistoric
Structures in Unincorporated Monroe County portions of Unincorporated Monroe Cormty", and
P4'::' Id.eSOIufion No. P 12-26
Page I «t'4
WIIEREAS, on September 14, 2023, the BO(.I C entered into a contract with the
Archaeological & Historical Conservancy for professional set-vices to update the 'Tavernier
Historic Architectural Design Guidelines written in 2005 to meet current conditions which include
but not be limited to integration oftlic Land Development regulations, incorporating the recently
approved staff approval matrix, and promoting wind and water damage while protecting the
historic integrity ofthe community; and
WHEREAS, the 'Tavernier I listoric District Preservation Guidelines may be amended by
resolution of the BOCC upon recommendation of'the Planning Commission and the Planning
Director in accordance with LDC Section 130-129; and
WHEREAS, at regularly scheduled, duly noticed public meetings field on December 4,
2023 January 8, 2024, May 6, 2024, and June 3, 2024, the I IPC met to obtain recommendations
on a proposed update to the 'Tavernier Historic District Preservation Guidelines approved by the
BOCC Pursuant to Ordinance No. 019-2005 that was being prepared by Archaeological &
Historical Conservancy Inc., which entered a contract for the update with Monroe County on
September 14, 2023, pursuant to a Small Matching Grant from the State of Florida, Department of
State, Division ol"Historical Resources (Grant No. 24.h.sm.100.003), and
WHEREAS, the I IPC is authorized to advise the Planning Commission and the BOCC on
all matters related to historic preservation policy, including use, administration, and maintenance
of publicly-owned designated historic properties and may recommend land development
regulations, comprehensive plan amendments, and Municipal code amendments to tile Planning
Director to assist in the preservation of historic properties in accordance with LDC Section 135-3;
and
WHEREAS, at a regularly scheduled, duly noticed public meeting held on June 3, 2024,
the HFC recommended approval Of the'Favemier Historic District Preservation Guidelines Update
through HPC Resolution No. fill 06-2024, signed and dated on June 27, 2024; and
WHEREAS, the 'Favernier Historic District Preservation Guidelines may be amended by
resolution of the BOCC upon recommendation of the Planning Commission and the Planning
Director in accordance with LDC Section 130-129; and
WHEREAS, the 'Tavernier Historic District Preservation Guidelines have been
incorporated into the Monroe County [.,and Development Code through Ordinance No. 0 19-2005,
which amended the text of the Monroe County Land Development Code (LDC) to create the
`Tavernier Historic District Overlay and amended the text related to Certificates of
Appropriateness, adopted the Tavernier I listoric Preservation Guidelines by reference, amended
the Land LJsc District Map to designate the Tavernier Historic District as the 'Tavernier Historic
District Overlay, established the 'Tavernier Historic District Overlay and adopted standards and
,(,Y,,LlideIincs for the review of development pro.icets, added definitions and provided for certificates
of'appropriateness for certain development within the -Tavernier Historic District; and
WHEREAS, a revised version of the Tavernier Historic District Preservation Guidelines
by the Archaeological & Historical Conservancy, Inc., was received by Monroe County on June
27, 2024, and
WHEREAS, the Planning and Environmental Resources Department Staff, inclusive Of
tile Planning Director, identified insufficiencies in the regulatory implementation of the revised
Resolution No. P12-26
Page 2 of 4
guidelines through Land Development Code Chapter 135 and recommended the Monroe County
BOCC not adopt the revised Tavernier historic istoric I)istrict Preservation Guidelines by Arc haeo I ogica I
&-, I listorical Conservancy. Inc., was received by Monroe COUnly on June 27. 2024, and
WHEIZEAS, at a regularly scheduled, duly noticed public meeting held oil July 23, 2024,
the Planning Commission met and obtained a recommendation ol' approval by the IIPC on a
proposed update to the Tavernier I listoric District Preservation Guidelines approved by the BOC(
pursuant to Ordinance No. 019-2005 that was being prepared by Archaeological & Historical
Conservancy, Inc., which entered a contract for the update with Monroe County oil September 14,
2023, pursuant to a Small Matching Grant from the State ol'I'lorida, Department of'State, Division
of"historical ReSOLU-CeS (Grant No. 24.h.sni.100.003). and
WHEREAS, oil August 21, 2024. the BOCC conlirriled the acceptance ot'receipt of the
final product received From Archaeological & Historical Conservancy, Inc. (Al ICI), consisting of
as comprehensive update to the Tavernier I listoric District Preservation Guidelines prepared by
Al K], in accordance with Section 7.2.1, Article Vil, of'the Board's contract with At ICI and the
small matching grant fi-orn the State of' Florida - Department of State - Division of I listorical
I�esources (Grant No. 24J I.SM.100.003)l- and
WHEREAS. at a regularly scheduled. duly noticed I)Ublic meeting held on January 6.
2025, the I listoric Preservation Commission requested the HPC keep working with the Planning
and Environmental Resources Department oil update the Tavernier I listoric District Preservation
Guidelines approved by the Monroe ounty Board 01* County COrnmiSSiOnCr pursuant to
Ordinance No. 019-2005; and
WHEREAS, at regularly scheduled, duly noticed public meetings held on April 15, 2025,
August 22, 2025, December 01, 2025, and March 02, 2026, the I listoric Preservation Commission
met to obtain recornmendations oil a proposed update to the Tavernier I listoric District
Preservation Guidelines approved by the BOCC pursuant to Ordinance No. 019-2005 that was
being prepared by Archaeological & Historical Conservancy Inc., which entered a contract for file
Update vvith Monroe County on September 14, 2023, pursuant to a Small Matching Grant 1rorn the
State of Florida, Department of' State, Division ol' Historical I esources (Grant No.
24.h.srn.100.003) and fidr-ther updated by the Planning and F"nviromnental Resources Department
Staff-, and
WHEREAS, the I IPC is authorized to advise the planning Commission and the BOCC on
all matters related to historic preservation policy, including use, administration, and maintenance
of' publicly-awned designated historic properties and may recommend land development
regulations, comprehensive plan amendments, and Municipal code amendments to the planning
Director to assist in the preservation ot'llistoric properties in accordance with I-I)C. Section 135-3,
a n(I
WHEREAS. at a regularly scheduled,duly noticed public meeting held on March 2, 2026,
the I IPC recommended approval ol'theTavernier I listoric District preservation GUidelines Update
through I IPC' Resolution No. I IP 09-2026, signed and dated on March 12, 2026; and
WHEREAS, at a regular scheduled, duly noticed public meeting held oil April 22, 2026,
the Monroe County Planning Commission met to review and make a recommendation on the
Tavernier Historic District Preservation GUidelincs Updatc, and
ReSOIL16011 \0 1)1-2-26
Page 3 ot'4
NOW THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF
MONROE COUNTY, FLORIDA, that the Monroe County Planning Commission recommends
approval with changes to address any grammatical errors and/or identified scrivener's errors,
including pagination of the document, of the update to the Tavernier Historic District Preservation
Guidelines prepared by Archaeological & Historical Conservancy, Inc., and further updated by the
Planning and Environmental Resources Department Staff, prior to being heard by the Monroe
County Board of County Commissioners,
PASSED AND ADOPTED BY THE PLANNING COMMISSION of Monroe County,
Florida, at a regular meeting held on the 22 nd day of April, 2026.
Ron Denies, Chair YES
Eric Anderson, Commissioner YES
George Neugent, Commissioner YES
Joe Scarpelli, Commissioner YES
Rosemary Thomas, Commissioner YES
PLANNING COMMISSION MONROE COUNTY, FLORIDA
By�
Ron Denies, Chair.
Signed this day of 2026
ell
N 40 At il dYAPPU-B�Ll
Monroe County Planning Commission Attorney JESSICAMUINNEY
'W
Notary Public-State Of Florida A-
0
State
Approved As To Form COMMisslon:#HH 4,60615
crr MY Comm,Expires Nov 1,2027
Bonded throush National Notary Assn].
Hunter O'Connor, Esq
[)are: 05/04/2026 FILED WIT"F1 THE
M A 5 00r�F)
A G' ENCY C"L.,ERK
Resolution No. 1112-26
Page 4 of'4
3 %SM
5 MONROE COUNTY, FLORIDA
6 MONROE COUNTY BOARD OF COUNTY COMMISSIONERS
7
8 RESOLUTION NO. -2026
9
10 A RESOLUTION APPROVING AMENDMENT OF THE TAVERNIER
11 HISTORIC DISTRICT PRESERVATION GUILDELINES, CONSISTENT WITH
12 THE RECOMMENDATIONS OF APPROVAL OF THE MONROE COUNTY
13 PLANNING COMMISSION, MONROE COUNTY HISTORIC PRESERVATION
14 COMMISSION, AND THE SENIOR DIRECTOR OF THE MONROE COUNTY
15 PLANNING & ENVIRONMENTAL RESOURCES DEPARTMENT.
16
17
18 WHEREAS, the Monroe County Board of County Commissioners (`BOCC", "Monroe
19 County", "Board", or the "County") adopted the Livable CommuniKeys Master Plan Tavernier Creek
20 to Mile Marker 97 ("LCP") as part of the Monroe County Comprehensive Plan, on or about February
21 16, 2005; and
22
23 WHEREAS, Action Item 4.3.5 in the adopted LCP required that design standards be prepared
24 and that any new development or redevelopment within the designated Tavernier Historic District
25 Overlay be consistent with design standards and in compliance with regulatory controls; and
26
27 WHEREAS, on August 17, 2005, the BOCC adopted Ordinance No. 019-2005,which amended
28 the text of the Monroe County Land Development Code("LDC")to create the Tavernier Historic District
29 Overlay and amended the text related to Certificates of Appropriateness, adopted the Tavernier Historic
30 Preservation Guidelines by reference, amended the Monroe County Land Use District Map to designate
31 the Tavernier Historic District as the Tavernier Historic District Overlay, established the Tavernier
32 Historic District Overlay, adopted standards and guidelines for the review of development projects,
33 added definitions and provided for certificates of appropriateness for certain development within the
34 Tavernier Historic District; and
35
36 WHEREAS, the Monroe County Historic Preservation Commission ("Historic Preservation
37 Commission" or "HPC") is authorized to identify and recommend to the BOCC sources for grant
38 assistance from state, federal, and private sources for the purpose of historic preservation; and
39
40 WHEREAS, the BOCC entered into a small matching grant with the State of Florida —
41 Department of State—Division of Historical Resources (Grant Number 24.h.sm.100.003)for the Project
42 "Design Guideline Update for the Tavernier Historic District and Publicly Owned Historic Structures in
43 Unincorporated Monroe County portions of Unincorporated Monroe County"; and
44
45 WHEREAS, on September 14, 2023, the BOCC entered into a contract with Archaeological &
46 Historical Conservancy, Inc., for professional services to update the Tavernier Historic Architectural
47 Design Guidelines written in 2005 to meet current conditions which include but not be limited to
48 integration of the Land Development regulations, incorporating the recently approved professional staff
1 of 5
1 approval matrix, and promoting wind and water damage while protecting the historic integrity of the
2 community; and
3
4 WHEREAS, the Tavernier Historic District Preservation Guidelines may be amended by
5 resolution of the BOCC upon recommendation of the Monroe County Planning Commission and Monroe
6 County Planning Director in accordance with LDC Section 130-129(c); and
7
8 WHEREAS, at regularly scheduled, duly noticed public meetings held on December 4, 2023
9 January 8,2024,May 6, 2024, and June 3,2024, the HPC met to obtain recommendations on a proposed
10 update to the Tavernier Historic District Preservation Guidelines approved by the BOCC pursuant to
11 Ordinance No. 019-2005 that was being prepared by Archaeological & Historical Conservancy, Inc.,
12 which entered a contract for the update with Monroe County on September 14,2023,pursuant to a Small
13 Matching Grant from the State of Florida—Department of State—Division of Historical Resources (i.e.,
14 above-referenced Grant No. 24.h.sm.100.003); and
15
16 WHEREAS,the HPC is authorized to advise the Monroe County Planning Commission and the
17 BOCC on all matters related to historic preservation policy, including use, administration, and
18 maintenance of publicly-owned designated historic properties and may recommend land development
19 regulations, comprehensive plan amendments, and municipal code amendments to the Planning Director
20 to assist in the preservation of historic properties in accordance with LDC Section 135-3; and
21
22 WHEREAS, at a regularly scheduled, duly noticed public meeting held on June 3, 2024, the
23 HPC recommended approval of the Tavernier Historic District Preservation Guidelines Update through
24 HPC Resolution No. HP 06-2024, signed and dated on June 27, 2024; and
25
26 WHEREAS, the Tavernier Historic District Preservation Guidelines may be amended by
27 resolution of the BOCC upon recommendation of the Planning Commission and the Planning Director
28 in accordance with LDC Section 130-129(c); and
29
30 WHEREAS,the Tavernier Historic District Preservation Guidelines have been incorporated into
31 the Monroe County Land Development Code by and through Ordinance No. 019-2005, which amended
32 the text of the LDC to create the Tavernier Historic District Overlay and amended the text related to
33 Certificates of Appropriateness, adopted the Tavernier Historic Preservation Guidelines by reference,
34 amended the Land Use District Map to designate the Tavernier Historic District as the Tavernier Historic
35 District Overlay, established the Tavernier Historic District Overlay, adopted standards and guidelines
36 for the review of development projects, added definitions and provided for certificates of appropriateness
37 for certain development within the Tavernier Historic District; and
38
39 WHEREAS, a revised version of the Tavernier Historic District Preservation Guidelines by
40 Archaeological &Historical Conservancy, Inc., was received by Monroe County on June 27, 2024; and
41
42 WHEREAS, Monroe County Planning and Environmental Resources Department professional
43 staff, inclusive of the Planning Director, identified insufficiencies in the regulatory implementation of
44 said revised guidelines through Monroe County Land Development Code Chapter 135 and
45 recommended that the BOCC not adopt the revised Tavernier Historic District Preservation Guidelines
46 by Archaeological & Historical Conservancy, Inc., received on June 27, 2024; and
47
2 of 5
1 WHEREAS, at a regularly scheduled, duly noticed public meeting held on July 23, 2024, the
2 Monroe County Planning Commission met and obtained a recommendation of approval by the HPC, and
3 approved a recommendation of DENIAL to the BOCC on a proposed update to the Tavernier Historic
4 District Preservation Guidelines approved by the BOCC pursuant to Ordinance No. 019-2005 that was
5 being prepared by Archaeological & Historical Conservancy, Inc., which entered a contract for such an
6 update with the County on September 14, 2023, pursuant to a Small Matching Grant from the State of
7 Florida — Department of State — Division of Historical Resources (i.e., above-referenced Grant No.
8 24.h.sm.100.003); and
9
10 WHEREAS, on August 21, 2024, the BOCC confirmed the acceptance of receipt of the final
11 product received from Archaeological & Historical Conservancy, Inc. ("AHCI"), consisting of a
12 comprehensive update to the Tavernier Historic District Preservation Guidelines prepared by AHCI, in
13 accordance with Section 7.2.1, Article VII, of the Board's contract with AHCI and said small matching
14 grant from the State of Florida — Department of State — Division of Historical Resources (i.e., above-
15 referenced Grant No. 24.H.SM.100.003); and
16
17 WHEREAS, at a regularly scheduled, duly noticed public meeting held on January 6, 2025, the
18 Historic Preservation Commission requested that the HPC keep working with Monroe County Planning
19 and Environmental Resources Department professional staff on updating the Tavernier Historic District
20 Preservation Guidelines approved by the BOCC pursuant to Ordinance No. 019-2005; and
21
22 WHEREAS, at regularly scheduled, duly noticed public meetings held on April 15, 2025,
23 August 22, 2025, December 1, 2025, and March 2, 2026, the HPC met to obtain recommendations on a
24 proposed update to the Tavernier Historic District Preservation Guidelines approved by the BOCC
25 pursuant to Ordinance No. 019-2005 that was being prepared by AHCI, which, as noted, entered a
26 contract for the update with Monroe County on September 14,2023,pursuant to a Small Matching Grant
27 from the State of Florida—Department of State—Division of Historical Resources(i.e.,above-referenced
28 Grant No. 24.h.sm.100.003) and further updated by Monroe County Planning and Environmental
29 Resources Department professional staff, and
30
31 WHEREAS,the HPC is authorized to advise the Monroe County Planning Commission and the
32 BOCC on all matters related to historic preservation policy, including use, administration, and
33 maintenance of publicly-owned designated historic properties and may recommend land development
34 regulations, comprehensive plan amendments, and municipal code amendments to the Planning Director
35 to assist in the preservation of historic properties in accordance with LDC Section 135-3; and
36
37 WHEREAS, at a regularly scheduled, duly noticed public meeting held on March 2, 2026, the
38 HPC recommended approval of the Tavernier Historic District Preservation Guidelines Update through
39 HPC Resolution No. HP 09-20261, signed and dated on March 12, 2026; and
40
41 WHEREAS, at a regularly scheduled, duly noticed public meeting held on April 22, 2026, the
42 Monroe County Planning Commission met to review and make a recommendation of approval to the
43 BOCC, adopt the Tavernier Historic District Preservation Guidelines Update, in accordance with LDC
44 Section 130-129(c), through Planning Commission Resolution No. PC12-26, signed and dated on May
45 5, 2026; and
46
47 WHEREAS, the Monroe County Planning and Environmental Resources Department held a
48 regularly scheduled, duly noticed community meeting on June 8,2026,to discuss with the general public
3 of 5
1 the recommended adoption of the Tavernier Historic District Preservation Guidelines Update, in
2 accordance with LDC Section 102-159(b)(3); and
3
4 WHEREAS, at a regularly scheduled, duly noticed public meeting held on June 10, 2026, the
5 Senior Director of the Monroe County Planning and Environmental Resources Department
6 recommended that the BOCC adopt the Tavernier Historic District Preservation Guidelines Update, in
7 accordance with LDC Section 130-129(c); and
8
9 WHEREAS, at a regularly scheduled, duly noticed public meeting held on May 20, 2026, the
10 BOCC met to review the recommendation of approval to the Monroe County Planning Commission and
11 BOCC by the HPC,in accordance with LDC Section 135-3, and the recommendations of approval to the
12 BOCC by the Planning Commission and the Senior Director of the Monroe County Planning and
13 Environmental Resources Department in accordance with LDC Section 130-129(c), to adopt the
14 Tavernier Historic District Preservation Guidelines Update;
15
16 NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
17 COMMISSIONERS OF MONROE COUNTY, FLORIDA
18
19 Section 1. Recitals. The foregoing recitals, findings of fact, and conclusions of law are true and
20 correct and are hereby incorporated as if fully stated herein.
21
22 Section 2. The Monroe County Board of County Commissioners (`BOCC", "Monroe County",
23 "Board", or the "County") hereby approves the Tavernier Historic District Preservation
24 Guidelines prepared by Archaeological & Historical Conservancy, Inc., and further
25 updated by Monroe County Planning and Environmental Resources Department
26 professional staff, attached as that certain instrument entitled"TAVERNIER HISTORIC
27 DISTRICT PRESERVATION GUIDELINES" and dated "APRIL 2026", which
28 accompanied the BOCC agenda item through which this Resolution was duly heard and
29 considered at the BOCC's June loth, 2026, public meeting.
30
31 Section 3. To the extent of any internal or external conflicts, inconsistencies, and/or ambiguities,
32 within this Resolution or between this Resolution and the Monroe County Code of
33 Ordinances, Florida Building Code, Monroe County Land Development Code, Monroe
34 County Comprehensive Plan, or any other approval of the Monroe County Board of
35 County Commissioners, Monroe County Planning Commission, Monroe County
36 Development Review Committee, Monroe County Planning&Environmental Resources
37 Department, or other department or office of Monroe County, the more restrictive rule,
38 regulation, law,provision, and text shall always apply.
39
40 Section 4. Subject to Section 3. above, the interpretation of this Resolution and all provisions of the
41 Monroe County Comprehensive Plan, Florida Building Code, Monroe County Codes,
42 Florida Statutes, and floodplain management regulations whose interpretation arise out
43 of, relate to, or are interpreted in connection with this Resolution, shall be liberally
44 construed and enforced in favor of Monroe County, and such interpretation shall be
45 entitled to great weight in adversarial administrative proceedings, at trial, in bankruptcy,
46 and on appeal.
47
4 of 5
1 Section 5. This Resolution neither ratifies nor approves, nor shall be interpreted as ratifying or
2 approving, any violation or violations of the Monroe County Code of Ordinances,
3 Monroe County Land Development Code, Monroe County Comprehensive Plan,
4 floodplain management regulations, Florida Building Code, Florida Statutes, Florida
5 Administrative Code, or any other law,rule, or regulation,whether Federal or of the State
6 or of Monroe County, and shall not be construed as ratifying or approving of any such
7 violation of law(s), rule(s), or regulation(s).
8
9 Section 6. Approval of this Resolution shall not estop or waive, nor shall be construed as estopping
10 or waiving, Monroe County's right to enforce, seek enforcement of, and require
11 compliance with the Monroe County Codes, Monroe County Comprehensive Plan,
12 floodplain management regulations, Florida Building Code, Florida Statutes, Florida
13 Administrative Code, or any other law, rule, or regulation, whether at law or in equity.
14
15 Section 7. Inconsistency, Partial Invaliditv, Severability, and Survival of Provisions. If any
16 portion of this Resolution, or any part or portion thereof, is held to be invalid or
17 unenforceable by any administrative hearing officer or court of competent jurisdiction,
18 the invalidity or unenforceability of such provision, or any part or portion thereof, shall
19 neither limit nor impair the operation, enforceability, or validity of any other provision of
20 this Resolution, or any remaining part(s) or portion(s) thereof. All other provisions of
21 this Resolution, and remaining part(s) or portion(s) thereof, shall continue unimpaired in
22 full force and effect.
23
24 Section 8. Effectiveness. This Resolution shall become effective as provided by law.
25
26 PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,Florida,
27 at a regular meeting held on the 1 Oth day of June, 2026.
28
29 Mayor Michelle Lincoln
30 Mayor Pro Tem David Rice
31 Commissioner Craig Cate
32 Commissioner James Scholl
333
4 Commissioner Holly Merrill Raschein
35 BOARD OF COUNTY COMMISSIONERS
36 OF MONROE COUNTY, FLORIDA
37
38 By:
39 MAYOR MICHELLE LINCOLN
40 MONROECO `�ATTORNEY
41 : O O
rv �
42
�...
43 (SEAL) . m .. _.. . _ .
44 ATTEST: KEVIN MADOK CLERK PETER O RI
45 ASSISTANT COUNTY ATTORNEY
46 Date: .-_,. 5/29/26
47 By:
48 AS DEPUTY CLERK
5 of 5