Item I8BOARD OF COUNTY COMMISSIONERS
County of Monroe A
Mayor George Neugent, District 2
The Florida. Keys w) Mayor Pro Tem David Rice, District 4
y �r Danny L. Kolhage, District I
Heather Carruthers, District 3
Sylvia J. Murphy, District 5
County Commission Meeting
April 12, 2017
Agenda Item Number: I.8
Agenda Item Summary #2810
BULK ITEM: No DEPARTMENT: Planning/Environmental Resources
TIME APPROXIMATE: STAFF CONTACT: Mayte Santamaria (305) 289-2500
n/a
AGENDA ITEM WORDING: Discussion and direction on proposed amendments to Land
Development Code amending Section 101-1 to create definitions related to flood protection height
exceptions; and amending Section 130-187 to address height exceptions for non -habitable
architectural decorative features within the Ocean Reef Master Planned Community and to provide
certain exceptions to the height limit in order to protect property from flooding and reduce flood
insurance costs. ITEM TO BE DISCUSSED WITH THE FIRST 3:OOPM PUBLIC HEARING
AGENDA ITEM REGARDING THE PROPOSED HEIGHT AMENDMENTS TO THE
COMPREHENSIVE PLAN.
ITEM BACKGROUND:
The Monroe County Planning & Environmental Resources is proposing Comprehensive Plan
amendments to:
1) amend Policy 101.5.30 to include the definition of height within the height limit policy;
2) create Policy 101.5.31 to allow non -habitable architectural decorative features within the Ocean
Reef community, but that such features shall not exceed 5 feet above the building's roof -line
(building together with the architectural decorative feature cannot exceed 40ft);
3) create Policy 101.5.32 to allow an exception of the height limit of:
a. up to a maximum of five (5) feet above the 35-foot height limit so lawfully existing
buildings can voluntarily elevate up to three (3) feet above FEMA base flood elevation
with a maximum height of 40 feet; and
b. a maximum of three (3) feet above the 35-foot height limit shall be provided to allow new
(new construction or substantially improved) buildings to voluntarily elevate up to three
(3) feet above FEMA base flood elevation with a maximum height of 38 feet
4) create Policy 101.5.33 to allow an exception of the height limit for lawfully established existing
buildings which alreadv exceed the 35-foot height limit to rebuild to a height of 40ft to meet
BFE or if proposing to exceed a total height of 40 feet, require a public hearing before the
Planning Commission and the Board of County Commissioners. The BOCC shall adopt a
resolution specifying the maximum approved height.
The proposed amendments are proposed to provide certain exceptions to the height limit in order to
protect property from flooding and reduce flood insurance costs by establishing standards when a
structure can elevate above FEMA base flood elevation and including a maximum height limit.
To implement the proposed Comprehensive Plan amendments, staff of Monroe County Planning &
Environmental Resources is proposing Land Development Code amendments to:
1) amend Section 101-1 to add definitions for elevate, elevated building and retrofit.
2) amend Section 130-187 to provide for the height exceptions created by the proposed Comp Plan
policies, as follows:
a. create subsection A to allow non -habitable architectural decorative features within the
Ocean Reef community, but that such features shall not exceed 5 feet above the
building's roof -line (building together with the architectural decorative feature cannot
exceed 40ft);
b. create subsection B.1. to allow a maximum of three (3) feet above the 35-foot height limit
shall be provided to allow new (new construction or substantially improved) buildings to
voluntarily elevate up to three (3) feet above FEMA base flood elevation with a
maximum height of 38 feet;
i. The PC recommended including that: "In no event shall anew building exceed 38
feet in height or two (2) habitable floors."
c. create subsection B.2. to allow up to a maximum of five (5) feet above the 35-foot height
limit so lawfully existing buildings can voluntarily elevate up to three (3) feet above
FEMA base flood elevation with a maximum height of 40 feet;
d. create subsection B.3. to specify that no height exception shall result in a total building
height that exceeds 40 feet;
e. create subsection B.4. to specify that buildings not being elevated to at least meet the
required FEMA BFE are not eligible for this exception (must at least meet BFE);
f. create subsection B.S. to specify that no exception shall be provided to new buildings
located in an AE 10 or VE 10 or greater FEMA flood zone.
. lhis r ec«r77rt7er7clatior7 t-i°cr.s provided h l�7thlic ir7l�7tt i 7 crr7 eff«r l to disincentive the
nebv construction cif horne.s ivithir7 the A 10 or f/ 10 or greater 1''I A,1.4 flood
zone and direct developrnew, ivith the height exc•eplion, to the AI 5 through AI 9
and Xzone.s, ivith 5,468 vacat7t;, privatelY' oivnedparcels.
1. Ba5ed on currew 1 'h,A,1z4 flood zones, there are 1,441 vctcctr7t;, privatel�
c ivnedparcels ivithir7 AI 10 throngh AI 16.
2. Ba5ed on currew h,A,1A floodzones, there are 846 vctcctr7t;, privatel�
of vnedparcels ivithir7 V 10 throngh V 17 and Vh. 26.
3. the currew drcrf cif the cornprehensive plan and land developrnew code
arnendrnews inchide that the.stth.stanlial irnprovernew qfexisling h7tilling5
Shall a1vo he con,vi ere a "neiv " building SWt l�` earzfzot evtimate the
nurnher qf'pr «leer ties t-i°hich rt7cr require a .stth.stanlial irnpr overnew in the
f ttttre and cannon evirnate the additional nurnher of pr opertie.s ivhich ivill
he excluded fi«rt7 the height excel�tic�r7. 1r'7trther, .staff'crr7ticil)crte.s lvith the
release cif the 1 '1,.A,1.4 updated flood reaps that additional properties ivill he
des igynated ivithin an A 10 or f/ 10 or greater F h,Alz4 flood zone.
4. S cr,f r"ecor'62mend5' elinfi 2aling the proposed r"es1r iclion 0f 1he tt.s'e of, 1he
he ,rhl exception t-i° ll in an A 110 or f/ 10 or grealer h.A,1.4 floodzone.
g. create subsection C to allow an exception of the height limit for lawfully established
existing buildings which already exceed the 35-foot height limit to rebuild to a height of
40ft to meet BFE, provided the b building is limited to the existing lawfully established
intensity, floor area, building envelope (floor to floor height), density and type of use;
h. create subsection D to allow an exception of the height limit for lawfully established
existing buildings which already exceed the 35-foot height limit, proposing to exceed a
total height of 40 feet, to go through a public hearing before the Planning Commission
and the Board of County Commissioners to determine the maximum height allowed. The
BOCC shall adopt a resolution specifying the maximum approved height after
considering the following criteria:
i. The physical characteristics of the existing building and parcel;
ii. The susceptibility of the existing building and its contents to flood damage and
the effects of such damage on the property owner;
iii. The possibility that materials from the existing building may be swept onto other
lands to the injury of others;
iv. The availability of alternate solutions;
v. If the new proposed building height will result in increased flood risk; result in
additional threats to public safety; result in extraordinary public expense; create
nuisance; or cause fraud on or victimization of the public;
vi. Community character; and
vii. Buildings not being elevated to at least meet the required FEMA BFE are not
eligible for this exception.
c. `s cr, frecornmerrds adding the )1loti,ing addiliorral c•r filer ia:
1 he flood zorre of'1he parcel;
�lre rr�tft�herc��'dti°ell�rrg ttrt��.s lc�tif tll�� e.s�ahl�.slred c�rrd c�rr arrcrl��.s�.s cl�'
the rntmher of'cht°ell rrg units t-i°lr ch may, rrol he ahle to redevelop on
the .stthjecl parcel it,ilhow a heighl excepliorr;
The Monroe County Board of County Commissioners held a special meeting on October 7, 2014, to
consider the transmittal of the proposed amendments (the Monroe County 2030 Comprehensive
Plan) to the Florida Department of Economic Opportunity (DEO) and the hearing was continued to
December 10, 2014, to discuss the following:
• Policies 101.5.31 and 101.5.32: BOCC directed staff to work on height policies for
addressing the replacement of existing buildings which exceed the 35ft height limit,
architectural features, flood protection purposes and affordable housing. Staff to present
drafts during the regular December BOCC meeting.
During the regular December 10, 2014 BOCC meeting, the BOCC directed staff to maintain the
existing adopted height policies and to extract the proposed changes to the height limit policy and
process it as a separate amendment.
During the Comprehensive Plan update process, recommendations to amend the height policy were
made to address new issues, such as: anticipating new FEMA flood maps and creating a mechanism
to assist property owners to protect their property from flooding and reduce flood insurance costs as
well as issues in permitting relative to architectural decorative features.
Flood maps inform communities about the local flood risk and help set minimum floodplain
standards for communities to build with safety and resiliency in mind. Flood maps determine the
cost of flood insurance, which helps property owners to financially protect themselves against
flooding. The lower the risk, the lower flood insurance premiums will be. Flood maps are also the
basis for flood insurance rates through the NFIP.
As risks change, insurance premiums also change to reflect those risks. [Note, FEMA is in the
process of re -mapping the Florida Keys] Flood insurance premiums may be going up; however,
property owners may be able to reduce premiums if they build their home or business to be safer,
higher, and stronger.
The proposed changes are mainly to address exceptions to the height limit of 35ft to allow property
owners the ability to elevate 3ft for new buildings and 5ft for lawfully existing buildings in order to
voluntarily raise their home up to 3ft above the FEMA base flood elevation. These exceptions are
proposed to promote flood protection, minimize flood damage, reduce flood insurance premiums and
minimize future expenditures of public funds for recovery from flood events.
PREVIOUS RELEVANT BOCC ACTION:
December 10, 2014 — BOCC directed staff to maintain the existing adopted height policies and to
extract the proposed changes to the height limit policy and process it as a separate amendment.
BOCC 2/15/17 (P-3): The Monroe County Board of County Commissioners held a public hearing
to consider the transmittal of the proposed text amendment for height. The Board continued the
public hearing to the BOCC 3/15/17 meeting in Key Largo, FL and to the BOCC 4/12/17 meeting in
Marathon, FL to allow the item to be heard in all three areas of the Keys.
CONTRACT/AGREEMENT CHANGES:
n/a
STAFF RECOMMENDATION: Direction on the proposed changes to the Land Development
Code for the potential, future Public Hearing on the height exception amendments
DOCUMENTATION:
Proposed Comp Plan and Land Development Code Amendments
1- height FEMA flood zones and number of private parcels
2- Example HEIGHT ANALYSIS
3- flood - height exception scenarios
4- 15 FEMA build back rebuild datasheets
5- NFIP Insurance- Elevation vs Premium
6- Proposed amendments - CP and LDC (table)
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:
Grant:
County Match:
Insurance Required:
Additional Details:
h]XTA1IH11."
If yes, amount:
Mayte Santamaria
Completed
Assistant County Administrator Christine
Hurley
03/28/2017 3:38 PM
Steve Williams
Completed
Jaclyn Carnago
Completed
Budget and Finance
Skipped
Maria Slavik
Skipped
Kathy Peters
Completed
Board of County Commissioners
Pending
03/26/2017 4:39 PM
Completed
03/28/2017 4:36 PM
03/28/2017 4:40 PM
03/26/2017 4:16 PM
03/26/2017 4:16 PM
03/28/2017 8:02 PM
04/12/2017 9:00 AM
PROPOSED COMPREHENSIVE PLAN AND
LAND DEVELOPMENT CODE AMENDMENTS
(Deletions are stfiekeii �hfeetJ+ and additions are underlined.)
Comp Plan text amendments are in black text.
_ , , � ° c c x4°
. a.I1 E.
Planning Commission recommendations are shown with deletions in blUC with a
_ _*4� _ . and. additions in blUC with a d0UblQ Underline,
inee
Staff"i'l-ecoii-ii is al at oias are slay -vvnn -,,lth dd'e of-6 1 a re -vvlth a and addit olas 111
red -volt a a doubIe uderhhle.
Policy 101.5.30
In order to preserve the existing community character and natural environment,
Monroe County shall limit the height of structures including landfills to 35 feet.
Height is defined as the vertical distance between grade and the highest part of
any structure, including mechanical equipment, but excluding spires and/or
steeples on structures used for institutional and/or public uses only, chimneys,
radio and/or television antennas, flagpoles, solar apparatus; utility poles and/or
transmission towers, and certain antenna supporting structures with attached
antennas and/or collocations. However, in no event shall any of the exclusions
enumerated above be construed to permit any habitable or usable space to exceed
the applicable height limitations, except as specifically permitted in Policies
101.5.31, 101.5.32 and 101.5.33. TF-77-r-Vej-=':!E)iis will be allowed fef apptti4eiia-nees to
. In the case of airport
districts, there shall be no exceptions to the 35-foot height limitation.
Policy 101.5.31
For Ocean Reef_ a Lyated master planned communitv which is inaccessible to the
surrounding community, and has a distinct community character, buildings may
include non -habitable architectural decorative features (such as finials, railings,
widow's walk, parapets) that exceed the 35-foot height limit in Policy 101.5.30,
but such features shall not exceed 5 feet above the building's roof -line. This
exception shall not result in a building together with any architectural decorative
feature with a height that would exceed 40 feet.
As used in this policy a master planned communitv means a planned communit
of 100 or more acres in area subject to a master plan or other development order
approved by the county where public access is restricted and the community is
operated and maintained by the community including the provision of
comprehensive, private utilities and transportation facilities and services within
its boundaries and a homeowners association or similar entity which regulates
development standards and monitors development requests by its members.
Policy 101.5.32
Within in 1 year of the effective date of this policy, Monroe County shall adopt
Land Development Regulations which provide a Flood Protection Height
Exception to Policy 101.5.30 to promote public health, safety and general
welfare, allow adaptation to coastal flooding, storm surge and other hazards,
protect property from flooding and minimize damages, minimize public and
private losses due to flooding, minimize future expenditures of public funds for
flood control projects and for recovery from flood events, and mitigate rising
flood insurance premiums. A Flood Protection Height Exception of up to a
maximum of five (5) feet above the 35-foot height limit shall be provided to
allow 1awf lly cxistin buildings to be voluntarily elevated up to three (3) feet
......... .......
above FEMA base flood elevatioof a.
Maximum of three .It... e.. rovi c to
allow new (new construction or substantially improved�ll��ld�w� s tc� vc�l w�t�r�ly
elevate d elevation. These cxccplinri
are in order to promote flood protection, minimize flood damage, reduce flood
insurance premiums and minimize future expenditures of public funds for
recovery from flood events. In no case shall a Flood Protection Height Exception
result in a newbuildi�a cx eed�n a nax��n n l c� l t cif 3 fact and a law My
........ ............... ..... ......... ................. .................. .................. ........
x,i_ llwbuilding exceeding a maximum height of 40 feet.
Policy 101.5.33
Within in 1 year of the effective date of this policy, Monroe County shall adopt
Land Development Regulations which provide a Flood Protection Height
Exception for lawfully established existing buildings which exceed the 35-foot
height limit, to promote public health, safety and general welfare, allow
adaptation to coastal flooding, storm surge and other hazards, protect property
from flooding and minimize damages, minimize public and private losses due to
flooding, minimize future expenditures of public funds for flood control projects
and for recovery from flood events, and mitigate rising flood insurance
premiums. A lawfully established existing building may be repaired, improved,
redeveloped and/or elevated to meet required FEMA base flood elevation (BFE)
provided the building does not exceed a total maximum building height of 40
feet, and the building is limited to the existing lawfully established intensity,
floor area, building envelope (floor to floor height), density and type of use. For
lawfully established existing buildings that are proposed to exceed a total height
of 40 feet, a public hearing before the Planning Commission and the Board of
County Commissioners shall be required to review and specify the maximum
approved height prior to issuance of any county permit or development approval.
The Planning Commission shall provide a recommendation to the BOCC on the
maximum height of a building. The BOCC shall adopt a resolution specifying the
maximum approved height.
Section
11011-11.
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Lai' I cfi��t " ...................... .......
Table of FEMA flood zones and number of private, vacant parcels in unincorporated Monroe County
FEMA Flood Zone
Number of
% of total
% of total
# of Private-
Parcels
Vacant Parcel
X
1,935
3.40%
462
0.2 PCT ANNUAL
5.16%
0
CHANCEFLOOD
�4
HAZARD
999
1.76%
165
o
AE 5
1
0.00%
-
AE 6
1,964
3.46%
95
AE 7
8,996
15.83 %
296
o
N M
o
AE 8
14,824
26.08%
2,699
0
AE 9
11,272
19.83 %
1,916
AE 10
6,835
12.02%
1,098
83.48%
AE l l
21983
5.25%
326
AE 12
121
0.21%
12
AE 13
418
0.74%
5
i�,
� o
o �,
AE 14
36
0.06%
-
AE 15
3
0.01%
-
CZ
AE 16
1
0.00%
-
VE 9
5
0.01%
1
3 story
VE 10
327
0.58%
67
VEII
11019
1.79%
272
VE 12
1,443
2.54%
265
VE 13
1,069
1.88%
127
7� �4
o
VE 14
11815
3.19%
52
VE 15
352
0.62%
52
�
o
VE 16
31
0.05%
10.76%
7
VE 17
33
0.06%
2
0
VE 19
5
0.01%
-
VE 20
1
0.00%
-
VE 21
8
0.01%
-
0
VE22
7
0.01%
-
VE 23
1
0.00%
-
o
o ro
VE 24
1
0.00%
-
0
VE 26
2
0.00%
-
OPEN WATER
10
0.02%
2
total parcels
56,843
7,921
Note: As of October 2014 there are approximately 56,843 parcels in unincorporated Monroe County.
The total from the spreadsheet will be different as some of the submerged parcels do not fall within the FEMA
Zones.
A
ao
D
rn
J
N
(D fTl N D
0 o n 'rn
O 0 O J
0 N N
m mcrD
0 ET D 'rn
O O O' N
C, N N
M
Examples:
Height Measured from Crown of Road
rn
eight = cn
5ft
A
eight = aM
7ft
A
eight = v
Oft
rn
at
D
rn
eight = c0
5ft
D
rn
eight = o
7ft -
D
rn
eight =
Oft -
D
rn
N
I� Tlrzl�
TL5
T(L��
D
rn
N
O
CD M N D
0 o n 'rr,
m mcrD
oon'm
.ac<> N
i
Examples:
Height Measured from Crown of Road
D
rn
eight = 41
5ft
D
rn
eight =
7ft
N
eight =
Oft
D
rn
a�
eight =
5ft
eight =
7ft
co
eight =
Oft
I� Trllzl�
T-L5
lc�,
<_ 2'roof
lM
lM
lM
current code
built at BFE
351imit
32' habitable structure height
= 3 STORIES
CR OF RD 5' NGVD
NATURAL ELEVATION 3' NGVD
35'measured from"grade"
"grade"= crown of road
current code
built at BFE
351imit
35'measured from"grade"
"grade"= crown of road
flat roof
ii
ii
M]
current code
built at BFE
351imit
30' habitable structure height
= 3 STORIES
CR OF RD 5' NGVD
NATURAL ELEVATION 3' NGVD
35'measured from"grade"
"grade"= crown of road
current code
built at BFE
351imit
35'measured from"grade"
"grade"= crown of road
<_ 3'roof
lM
lM
current code
built at BFE
351imit
23' habitable structure height
= 2 STORIES
BFE 17' NGVD
CR OF RD 5' NGVD
NATURAL ELEVATION 3' NGVD
35'measured from"grade"
"grade"= crown of road
current code
built at BFE
351imit
35'measured from"grade"
"grade"= crown of road
current code
built at BFE
351imit
35'measured from"grade"
"grade"= crown of road
flat roof
ii
ii
M]
current code
built at BFE
351imit
30' habitable structure height
= 3 STORIES
CR OF RD 5' NGVD
NATURAL ELEVATION 3' NGVD
35'measured from"grade"
"grade"= crown of road
flat roof
ii
ii
M]
current code
built at BFE
351imit
30' habitable structure height
= 3 STORIES
CR OF RD 5' NGVD
NATURAL ELEVATION 3' NGVD
35'measured from"grade"
"grade"= crown of road
<_ 1'roof
ii
ii
M]
current code
built at BFE
351imit
31' habitable structure height
= 3 STORIES
CR OF RD 6' NGVD
NATURAL ELEVATION 3' NGVD
35'measured from"grade"
"grade"= crown of road
<_ Proof
ii
ii
M]
current code
built at BFE
351imit
31' habitable structure height
= 3 STORIES
CR OF RD 6' NGVD
35'measured from"grade"
"grade"= crown of road
on
existing structure
built on ground
below BFE
351imit
EXISTING STRUCTURE
NATURAL ELEVATION 3'NGVD
35'measured from"grade"
per current code
"grade"= crown of road
existing structure
built on ground
below BFE
Only eligible for 3'c[
becaUse only eleva
351imit Troof
EXISTING STRUCTURE
= 3 STORIES
35'measured from"grade"
per current code
"grade"= crown of road
10'
As risks change, insurance premiums also change to
reflect those risks. Your flood insurance premium may
be going up.
However, you may be able to reduce your premium if
you build your home or business to be safer, higher,
and stronger.
The Biggert-Waters Flood Insurance Reform Act of
2012 provides long-term changes to the National
Flood Insurance Program.
Under the new law, rates are likely to increase overall
to reflect the true flood risk of your home and many
insurance discounts will be eliminated.
For example, premiums for certain non -primary
residences' in high -risk areas will increase 25 percent
per year until they reflect full -risk rates.
Policy rates for all properties could increase based on
one or all of the following circumstances:
• Change of ownership
• Lapse in coverage
• Change in risk
• Substantial damage or improvement to a building
Some changes will depend on external factors such
as when flood risk maps are revised, buildings are
damaged or improved, or when flood claims are filed.
Talk with your community officials and insurance
agent to see how these changes could affect you.
v=M€�
reduce the impact on your finances.
• The financial consequences of not having
flood insurance coverage could be devastating
if another flood occurs.
$9,500/year $1,410/year
$95,000/10 years $14,100/10 years
BASE FLOOD ELEVATION (BFE) The elevation
shown on the Flood Insurance Rate Map (FIRM)
for high -risk flood zones ("A" and ' V" zones)
indicates the water surface elevation resulting
from a flood that has a 1 percent chance of
equaling or exceeding that level in any given year.
When they applied for a building permit,
local officials told them to build at least 2 feet above grade
to meet the current building code that accounts for potential
flood levels.' Their insurance agent told them that if they
built even higher than required, they could lower both their
premiums and their flood risk.
'Communities that participate in the National Flood Insurance Program (NFIP) are required
to have all buildings constructed in high -risk areas to be built to at least the elevation
shown on the flood maps. This is known as the Base Flood Elevation (BFE) and represents
the height floodwaters from a one -percent chance flood will reach or exceed in any given
year. To help ensure a safer community, many communities require construction to be a
foot or two higher than the BFE.
The ParkerS realized that weather is
unpredictable and that flood risk can change.
Another big flood could happen at any time. But
could they really afford to build higher? It was time
to break out the calculator and do the math.
F1
Estimated construction costs: $25 , 00
• Estimated monthly mortgage payment: $1,122
• Flood insurance premium: $143 per month or $1,716 per year
• Total monthly costs: $1,265
Estimated construction costs: $252,125
Estimated monthly mortgage payment: $1,132
Flood insurance premium: $46 per month or 552 per year
Total monthly costs: $1,178
Note: This comparison is based on a 1-story home in an AE Flood Zone built at BFE and 3 feet above BFE c
concrete or CMU perimeter with vents. It has the NFIP maximum coverage of $250,000 building coverage
$100,000 contents coverage with a $1,000 deductible. Elevation costs are estimated at roughly 0.85 perci
of total construction costs per additional foot of elevation. Cost savings could vary for different constructi,
methods. Insurance premiums are based on rates published in the Jan. 2013 NFIP Manual. Mortgage pay
are based on a 30-year fixed-rate mortgage at 3.5 percent APR for the full construction amount and exclu
aM
Not every case is the same. Consider your situation.
The Parkers' story is only one example. There are many variables that will impact your decision about how you rebuild.
Talk to your community officials, insurance agent, builders, and other experts to answer the following questions:
1. What is my current flood zone?
Different flood zones require different kinds of construction. How you
rebuild will depend in part on your zone and local building requirements.
2. How high does my community require me to hail
If the building is in a high -risk zone (beginning with the letter "A" or "V"), there is a required minimum elevation for
construction. Many communities have a requirement to build even higher. This is called a "freeboard requirement."
3. What are Advisory Base Flood legations s B and how ill they affect ect e
ABFEs sometimes are issued after a major flooding event when FEMA has more current flood hazard data available
than exists in the current effective Flood Insurance Rate Maps in a given area. ABFEs are provided to communities
as a tool to support them in recovering in ways that will make them more resilient to future storms.
. Is there a chance I could he mapped into a new flood zone
or have a higher Base Flood Elevation in the future?
FEMA is working to update Flood Insurance Rate Maps nationwide. If your community has
outdated maps, the new ones could show your home in a higher risk area or with a higher BFE.
5. How close am I to a high -risk flood area?
Flood risk changes over time. If you are near a high -risk zone, you might want to rebuild in a way
that would comply with that zone in case maps change in the future. If you are near a coastal
high -risk zone (a zone starting with "V"), consider rebuilding on posts, piles or piers.
6. How might my flood risks change in the future?
Physical changes can affect how much water reaches flooding sources, how far the water spreads when floods
occur, and the manner in which buildings are exposed to a flood. In addition, new data gathering and modeling
technology allows FEMA to identify and map flood hazard areas more accurately now than in the past.
7. How much will flood insurance cost?
National Flood Insurance Program premiums reflect flood risk. In general, if your building is in a high -risk
area, the higher you build above the BFE, the lower your premium and potential for flood damage. In
high -risk VE zones, any enclosed structure below the first floor of the building typically will double
insurance premiums. Certain types of enclosures will further increase those premiums.
i they applied for a building permit,
Mcials told them to build at least 5 feet above grade
it the current building code that accounts for potential
avels.l Their insurance agent told them that both their
ms and flood risk would be lower if they built higher
hat participate in the National Flood Insurance Program (NFIP) are
✓e all buildings constructed in high -risk areas to be built to at least
hown on the flood maps. This is known as the Base Flood Elevation
esents the; height floodwaters from a one -percent chance flood
<ceed in any given year. ;To help ensure a safer community, many
construction costs: $400,000
monthly mortgage payment: $1,796
rance premium: $878 per month or $1,536 per year
:hly costs: $2,67
ction costs: $403,600
mortgage payment: $1,612
mium: $315 per month or $3,780 per year
: $2,127
)n a 1-story home in a VE Flood Zone built on wood pilings at BFE
FIP maximum coverage of $250,000 building coverage and $100,000
? deductible. Elevation costs are estimated at roughly 0.3 percent of 1
f foot,of elevation. Insurance premiums are based on rates published
tortgage payments are based on a 30-year fixed-rate mortgage at 3..
Lion amount and exclude all insurance costs. Flood insurance must b,
»t T
Ml-
1. What is my current flood zone?
Different flood zones require different kinds of construction. How you
rebuild will depend in part on your zone and local building requirements.
2. How high does my community require to boil
If the building is in a high -risk zone (beginning with the letter "A" or "V"), there is a required minimum elevation for
construction. Many communities have a requirement to build even higher. This is called a "freeboard requirement."
3. What are Advisory Base Flood Elevations s B and how will they affect
ABFEs sometimes are issued after a major flooding event when FEMA has more current flood hazard data available
than exists in the current effective Flood Insurance Rate Maps in a given area. ABFEs are provided to communities as
a tool to support them in recovering in ways that will make them more resilient to future storms.
. Is there a chance I could into a new flood zone
r have a higher Base Flood Elevation in the future?
FEMA is working to update Flood Insurance Rate Maps nationwide. If your
community has outdated maps, the new ones could show your home in a higher
risk area or with a higher BFE.
5. How close am I to a high -risk flood area?
Flood risk changes over time. If you are near a high -risk zone, you might want to rebuild
in a way that would comply with that zone in case maps change in the future.
6. How might my flood risks change in the future?
Physical changes can affect how much water reaches flooding sources, how far the water spreads when floods
occur, and the manner in which buildings are exposed to a flood. In addition, new data gathering and modeling
technology allows FEMA to identify and map flood hazard areas more accurately now than in the past.
7. How much will flood insurance cost?
National Flood Insurance Program premiums reflect flood risk. In general, if your building is in a high -risk
area, the higher you build above the BFE, the lower your premium and potential for flood damage. In
high -risk VE zones, any enclosed structure below the first floor of the building typically will double
insurance premiums. Certain types of enclosures will further increase those premiums.
R
$10000
Annual Premium
95
Zone VE
'41
edculated using the NFIP Flood Insurance Manual, April 1, 2017, for a one-story
tvith no basement and no enclosure. Premiums (including fees) are based on th,
building coverage of $250,000 and contents coverage of $100,000, with $2,00011
building and contents coverages. Zone V building is assumed to be free of
wilding replacement cost ratio of 0.75 or more. M
I
IcS19% savings over at-BFE premiurn 0 Zote V2
WWI
m Zone AE
im,
)00 $4000 $6000 $8000
Annual Premium
,oriculated using the NFIP Flood Insurance Manual, April 1, 2017, for a one-story
.vith no basement and no enclosure. Premiums (including fees) are based on the
building coverage of $250,000 and contents coverage of $100,000, with $2,000
building and contents coverages. Zone V building is assumed to be free of
oluilding replacement cost ratio of 0.75 or more.
! I I I I I I : Y I I I 1 11 1 1 11 � ! I ! I I I I I ! • 0 1 . I
PROPOSED COMPREHENSIVE PLAN
Se.,:',,flfan -1 01-1 - D
o. r,!or,"
---------------
sjH S' S
I ........... ..................
41
L.................
ss.......... . ....................
y... ............. . . . . .................. ......
Policy 101.5.30
S e 13 0 - 187 U,
In order to preserve the existing community character and natural environment, Monroe County shall
No stri'!,.'A'Url',"� 0-1'"J
limit the height of structures including landfills to 35 feet. Height is defined as the vertical distancetr
alo r
between grade and the highest Part of any structure, including mechanical equipment, but excluding
u"-",s only:
t,,:ss:on
sr) cificc,"','flHV
-------- - -
s of" the,", -x-h5E
S e to d t
1 n t
3 3,
spires and/or steeples on structures used for institutional and/or public uses only: chimneys: radio and/or
television antennas: flagpoles: solar apparatus: utility poles and/or transmission towers: and certain
antenna supporting structures with attached antennas and/or collocations. However, in no event shall
any of the exclusions enumerated above be construed to Permit any habitable or usable space to exceed
the applicable height limitations, except as specifically permitted in Policies 101.5.31, 101.5.32 and
101.5.33. ExE;eptians be f9F to buildings, tFansffl'66'E)R tE)weFS
will allowed appwtena%es and E)theF
GiMi1aF GtFUGtUFeG. In the case of airport districts, there shall be no exceptions to the 35-foot height
.,Jussons
limitation.
Policy 101.5.31
A;
For Ocean Reef, a gated master Planned community which is inaccessible to the surrounding
...............................
s! Hs
Ss" R'05ff1'
................
5 -
. ......................
t, h"D's 0"')sn
2 . ................
...........
I
community, and has a distinct community character, buildings may include non -habitable architectural
decorative features (such as finials, railings, widow's walk, parapets) that exceed the 35-foot height limit
in Policy 101.5.30, but such features shall not exceed 5 feet above the building's roof -line. This
exception shall not result in a building together with any architectural decorative feature with a height that
would exceed 40 feet.
As used in this policy, a master planned community means a planned community of 100 or more acres in
area subject to a master plan or other development order approved by the county where public access is
restricted and the community is operated and maintained by the community including the provision of
comprehensive, private utilities and transportation facilities and services within its boundaries and a
homeowners association or similar entitv which reaulates development standards and monitors
.....
Policy 101.5.32 :,u;<< 0 C)
Within in 1 year of the effective date of this policy, Monroe County shall adopt Land Development
Regulations which provide a Flood Protection Height Exception to Policy 101.5.30 to promote public ."'-or
health, safety and general welfare; allow adaptation to coastal flooding, storm surge and other hazards;�IVIII
;
Protect property from flooding and minimize damages; minimize public and private losses due to
flooding; minimize future expenditures of public funds for flood control projects and for recovery from
flood events; and mitigate rising flood insurance premiums. A Flood Protection Height Exception of up to°
a maximum of five (5) feet above the 35-foot height limit shall be provided to allow Ivvfiu l --------------i_n. hitl:!
buildings to be voluntarily elevated up to three (3) feet above FEMA base flood elevations and a (load
rpt nti_an._._he ht.....g ption of a maximum of three f .1 fact above the 3 --foot heiah__t..._limit ...._ att....
rovido to..allow new (new construction or substantially improved)u buildings to voluntarily I v t u
three i3 feef move FFI�A base flaod elevatian. These exce Lions are in order to romote flood' ' .v
.......................................................... .......... ............................ .......... ..........
protection, minimize flood damage, reduce flood insurance premiums and minimize future expenditures
of public funds for recovery from flood events. In no case shall a Flood Protection Height Exception ......'..'t.
result in a new .__bu.i.l_dn...._e ce n .._p.�.�._r� _xir�.ur�_..�be�i. ht of 38 feet and a lawfully existin .. buildin -
.................... .:.. :....:......:::..............................................................................g.......�1 ; three
exceeding a maximum height of 40 feet.
3 N -,)(, g
r
Policy 101.5.33
Within in 1 vear of the effective date of this oolicv. Monroe Countv shall adopt Land Development
Regulations which provide a Flood Protection Height Exception for lawfully established existing buildings
which exceed the 35-foot height limit, to promote public health, safety and general welfare; allow
adaptation to coastal flooding, storm surge and other hazards; protect property from flooding and
public funds for flood control projects and for recovery from flood events; and mitigate rising flood
insurance premiums. A lawfully established existing building may be repaired, improved, redeveloped
and/or elevated to meet required FEMA base flood elevation (BFE) provided the building does not
exceed a total maximum building height of 40 feet, and the building is limited to the existing lawfully
established intensity, floor area, building envelope (floor to floor height), density and type of use. For
lawfully established existing buildings that are proposed to exceed a total height of 40 feet, a public
hearing before the Planning Commission and the Board of County Commissioners shall be required to
review and specify the maximum approved height prior to issuance of any county permit or development
approval. The Planning Commission shall provide a recommendation to the BOCC on the maximum
height of a building. The BOCC shall adopt a resolution specifying the maximum approved height.
I
w
.......
. ...................
. ..............
All,
ro
tD
J 7�
VA
tjI
Board of County Commissioners
April 12th,2017
Marathon Government Center
Mayor Neugent and Commissioners, I am Deb Curlee Vice President of Last Stand and I am speaking
today on behalf of Last Stand.
Last Stand supports creating mechanisms that would allow existing and new homes to be raised above
Base Flood Elevation as protection against sea level rise and increased flood insurance premiums.
However, we are opposed to blanket exceptions for the 35 foot height limit.
We support raising of an existing building to add voluntary clearance(free board) to the BFE provided
that:
a.) there is a special mechanism in the code for approval;
b) for each foot of voluntary clearance you add beneath the building, you can add one foot over the 35-
foot height with a maximum of three additional feet;
c.) the total height of the raised building shall not exceed 38 feet in elevation; and
d.) the space created under the first floor must be non -habitable space with usable space dedicated only
to storage or parking.
For new buildings we are opposed to the exception of the 35 foot height limit to add 3 feet of voluntary
clearance (freeboard). We believe that new buildings can adhere to the 35 foot height limit and also
provide two stories over parking while adding voluntary clearance to the BFE.
We support the grandfathering of non -conforming height limits to certain buildings in Monroe County
provided:
a.) the need for the redevelopment of the building is involuntary and the use remains the same;
b.) the new building's height cannot exceed that of the old building. As such, compliance with FEMA,
along with any additional voluntary clearance (freeboard) above BFE must be equal or less than the
height of the old non -conforming building; and
c.) the footprint of the new building must be the same or smaller than the footprint of the original
building.
Last Stand is opposed to the exception for decorative elements to the 35 foot height limit in Ocean Reef
because of concerns that a precedent will be established for other gated communities in the rest of
Monroe County.
As currently proposed, Last Stand is opposed to the exception to the 35 foot height limit for affordable
housing in Monroe County. The complex issue of affordable housing and its location needs to be
addressed separately and comprehensively.
Last Stand thanks the commissioners and the staff for the hard work on these issues and for choosing to
continue the item to allow for input from residents in the upper keys.
Tha you,/
De �ee Vice President Last Stand