Item I6
BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: September 21 . 2005
Division:
Grmvth Management
Bulk Item: Yes X
No
Department:
Staff Contact Person: Dianne Bair, CFM
AGENDA ITEM WORDING:
Approval of a request by Monroe County A.irport Services for a floodplain variance to section 9.5-
317(3)b.(i) in order to construct an 11,800 square foot hangar belmv base flood elevation at the
Marathon Airport.
ITEM BACKGROUND:
Non elevated non residential structures used for parking only are limited to 300 square feet unless they
meet the floodproofing requirements contained in section 9.5-317(b )(2)a. A variance to this size
limitation may be approved provided the construction is consistent with the Federal standards and
criteria for Flooplain Management as set fOl1h in section 9,5-3] 7(b )(3)b,(ii),(iv) and (v). This hangar
will be located in an AE 6' and 7' ilood zone, The hangar floor elevation will be 4.5'above mean sea
level (MSL). The depth of flooding would be 2 to 3 feet during a 1 ~;() event and would have minimal
impact on properly anchored and vented buildings with the floor elevation of 4 .5' MSL.
PREVIOUS REVEL ANT BOCC ACTION:
Variance approved for placement of four T-hangers January 17, 2002
CONTRACT/AGREEMENT CHANGES:
None
STAFF RECOMMENDATIONS:
Approval
TOTAL COST: -0-
BUDGETED: Yes No ~-
COST TO COUNTY: -0-
SOURCE OF FUNDS: -0-
REVENUE PRODUCING: Yes
'f
Cl J'>
Year
APPROVED BY: County Atty
Risk Management NI A
DIVISION DIRECTOR APPROVAL:
DOCUMENTATION:
Inc1 uded X
Not Required__
DISPOSITION: AGENDA ITEM #
TABLE OF CONTEIVTS:
Part a:
Staff Report
Letters ofNotitlcation
Part b:
Flood Variance Application
Site Plan
Building Detail
Part c:
Site Photo's
Receipt: Fees have been \valved. This is a Monroe County Airport Services
project.
Part a:
STAFF REPORT
LETTERS OF NOTIFICATION
STAFF REPORT
TO:
Timothy J. McGarry, Director, Growth Management Division
FROM:
Dianne Bair CFM, Special Projects Administrator
DA TE:
August, 2005
SUBJECT:
Flood Variance Request For an 11,800 square foot Enclosed
Hangar at the Marathon Airport
VARIANCE REQUEST:
As provided for in Article VII, Division 6 Variances to the floodplain management
requirements, Section 9-5-318 of the Monroe County Code, the Monroe County Airport
Services is requesting a variance to section 9.5-3l7(2)(b )(i) of the Floodplain
Management Ordinance "Non residential accessory structures: All nonresidential
accessory structures, or enclosed areas below base flood elevation, which meet the
following criteria, may be permitted if (i) The enclosed area is three hundred (300)
square feet or less;".
BASIS OF REQUEST:
Monroe County Airport Services is requesting a variance to the size limitation of non-
residential structures located below the required base flood elevation. The purpose of
the request is to construct an 11,800 square foot pre fabricated metal aircraft hangar
below base flood elevation for the placement of private jets during severe thunderstorm
conditions at the Marathon Airport.
ST AFF REVIEW OF VARIANCE REQUEST:
(1) In accordance with Section 9.5-318(c)(1) of the Monroe County Code variances
shall be issued only upon a determination that the variance is the minimum necessary,
considering the flood hazard, to afford relief, and only upon ALL the following
conditions:
a. Showing of good and sufficiellt cause:
The applicant has demonstrated good and sufficient cause. The request is to the size of
the structure only. This is the minimum variance necessary in that it will comply with
all other floodplain management requirements. The structure will be restricted to
parking of aircraft, meet the A-zone flood venting requirements and be properly
anchored. This is consistent with both the Federal standards and the requirements of
the Monroe County Floodplain Management Ordinance.
b. A determillation that failure to grant the variance will result in
exceptional hardship to the applicant
Failure to grant this variance will result in an exceptional hardship. Variances to the
size limitation contained in Section 9.5-317(3)(b )(i) have previously been approved by
the Board of County Commissioners for hangars at both the Key West International
Airport and the Marathon Airport.
c. A determination that granting the variance will not result in increased flood
heights, additional threats to public safety; extraordinary public expense;
lluisance; fraud on or victimization of the public, or conflict with other provisions
of this chapter.
Flood vents will be installed to allow flood waters to flow evenly through the structure
preventing buildup of water loading. Granting this variance will not increase the flood
heights, result in additional threats to public safety, extraordinary public expense,
nuisance, fraud on or victimize the public.
(2) THE FOLLOWING FACTORS SHALL BE RELEVANT IN GRANTING THE
V ARlANCE:
a. Physical characteristics of construction;
The construction will be in compliance with all Federal standards set forth in 60.3 CFR,
Florida Building Codes and the Monroe County floodplain management standards set
forth in Section 9.5-3 I 7(3)b.(ii), the use is parking of aircraft; 9.5-317(3)b.(iv) the
construction will meet the venting and flood resistant materials requirements and; 9.5-
317(3)b.(v) the building will meet the anchoring and windload requirements.
b. Whether it is possible to use the property by a conforming met/rod of
construction;
The hangar building would not be sufficient in size if limited to 300 square feet or less.
Floodproofing would be cost prohibitive for parking of aircraft.
c. The possibility that materials may be swept onto other lands to the injury of
others;
A properly constructed, anchored and vented ground level enclosed area will allow
water to flow through without destroying the structure or displacing the structure from
its foundation and therefore will not cause material to be swept away onto other lands.
d. The danger to life and property due to flooding or erosion damage.
There will be no danger to life or property. The building is for parking of aircraft and
not for habitational purposes. The location of the hangars at the airport will not pose
property damage. According to the agent the aircraft will be evacuated during
hurricane conditions.
e. The susceptibility of the proposed facility and its contents to flood
damage and the effects of such damage on the individual owner;
The building itselfwill be constructed with materials and methods that will prevent
flotation collapse and lateral movement. The aircraft are normally stored outside and
evacuated during hurricane conditions. This hangar would be to house the aircraft
during severe thunderstorm conditions. There will be no damage posed by flood to the
building, the contents or the owner.
f. The importance to the community of the services provided by the
proposed facility;
This is not applicable.
g. The necessity of the facility of a water dependent location where applicable;
This is not applicable.
h. The availability of alternative locations less subject to flooding;
All of Monroe County is located in a floodplain. This is an ideal location being
located in an AE flood zone. Additionally the base flood elevation is 6' and TMSL
and the ground elevation is 4.0' to 5.0' MSL. This land is susceptible to minimal water
inundation of2' to 3' during a 1 % flood.
i. The compatibility of the proposed use with existing and anticipated
development;
The proposed use being located within an airport district is compatible with existing
and anticipated development.
j. The relationship of the proposed use to the comprehensive plan, land
development regulations and the floodplain management program for the
area;
Airplane hangars are specific to airport districts and therefore this construction is
consistent with the goals, objectives and policies of the Monroe County Year 2010
Comprehensive Plan
Ground level enclosed parking areas properly anchored, vented and constructed with
flood resistant materials, and used to park the aircraft that would be stored outside, are
consistent with the floodplain management program.
k. The safety and access to the property for ordinary and emergency vehicles in
times of flooding,'
Coastal floods are generated by hurricanes in Monroe County. In the event of flooding
from hurricane conditions, the property would not be accessible for emergency
vehicles. However, this is true for the entire County. Additionally, evacuation is
required for hurricane categories that would generate the I % flood and the in general
aircraft that would be housed in the hangars would be evacuated. There would be no
reason for people to be at the hangar site during hurricane conditions.
I. The expected heights, velocity, duration, rate of rise and sediment transport of
the floodwaters and the effects of wave action, if applicable, at the site;
There is a I % chance in any given year this site could experience flood waters reaching
6 (AE 6) to 7 (AE 7) feet above mean sea level, with most of the building site located in
the 6 foot zone (AE 6). The average ground elevation at this site is approximately 4.0
to 5.0 feetMSL. This is the lowest area of the airport. Other areas of the airport range
from 5.0 to 7.0 feet MSL. This specific site could be inundated with 2 to 3 feet of
water. The velocity of the water in the AE flood zone would depend on the windspeed.
The water will be driven by hurricane force winds. The rate of rise and sediment
transport is associated with riverine flood conditions and not applicable to hurricane
generated coastal flooding. This scarified site would be no more affected with a
properly anchored and vented hangar than it would be without.
m. The cost of providing governmental services during and after flood
conditions, including maintenance and repair of public utilities and facilities
such as sewer, gas, electrical and water systems and streets and bridges.
This is not applicable.
CONCLUSIONS:
In conclusion the staff has determined that the applicant meets the criteria for a
variance established in Section 9.5-318 of the Monroe County Code.
RECOMMENDATION:
It is recommended that the Board of County Commissioners approve the variance
request.
County of Monroe
Growth ManaJ;!"ement Division
2798 Overseas Highway
Suite 400
Marathon, Florida 33050
Voice: (305) 289.2500
F r\X: (305) 289-2536
Board of County Commissioners
Mayor Dixie Spehar, Dist. I
Mayor Pro Tem Charles "Sonny McCoy", Dist. 3
Comm. George Neugent, Dist. 2
Comm. David P. Rice, Dist. 4
Comm. Murray Nelson, Dist. 5
August 4, 2002
The Craig Company
PO Box 372
Key West, FL 33041-0372
Att: Barbara Mitchell
RE:
Flood Variance application for an 11,800 SF aircraft hangar below base flood
elevation at the Marathon Airport
Dear Ms, Mitchell:
This is to inform you that your application for a flood variance has been scheduled to be heard
before the Board of County Commissioners on September 21, 2005. This meeting will be held
at the Marathon EOC/BOCC Chambers beginning at 9:00 A.M.
We have made a recommendation of approval for your request. If you have any questions, do
not hesitate to contact this office 305) 289-2518.
~~
Dianne Bair, CFM
Special Projects Administrator
Growth Management Division
Cc: Peter Horton
Part b:
FLOOD VARIANCE APPLICATION
SITE PLAN
BUILDING DETAIL
Monroe County Building Department
2798 Overseas Highway
Marathon, Florida 33050
The Craig Company
Comprehensive Planning
Resortrf ourism Planning
Land Use Regulation
Deve!opment Feasibility
Site Design
Expert Witness
Mailing address: P. O. Box 372
Key West, FL 33041-0372
July 14,2005
Attn: Ms. Mary Wingate
Office location: 600 White 8t.
Key West, FL 33040
Phone: 305/294-1515
Fax: 305/292.1525
E.mail barb@craigcompany-com
Re: Flood Variance Request
Dear Mary,
Attached you will find our application for a flood variance for the new airport hangar at the
Marathon Airport. Yesterday, the Planning Commission approved the project. Prior to the
issuance of a building permit we will need to obtain a flood variance for the hangar from the
Board of County Commissioners.
I have included in this application the authorization form allowing us to represent the County in
this matter as well as the application with justification and a set of plans.
If you need anything further, please let me know. We appreciate your attention to this matter
and hope you are able to process it as soon as possible.
Thanks again for your help, if you have any questions please feel free to give me a call.
Sincerely,
c:::~...,. L '. r. f\
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Bar~ra Mitchell
Senior Associate
Cc: Donald L Craig, AlCP
Brian Schmitt
Peter Horton
DATE
RECEiVED
MONROE COUNTY
BU LDING DEPT.
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URS CORPORATION
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APPLI.CATJON FOR VARIANCi: TO FLOOD HAZARD 'ORDINANCE
$u~t to: MON'CHt County BuIlding P'.flt'tm4nt
* 50.00 f.. 10,'" fItIl'!9'of ""~icrion
, _A..R:ril 28, 2005
DATE
Af>Ptw ANT'S NAf'."e _--M.Q$OE CQon:J.1Y PHONE (305) 296-7223
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APPUt.'ANT"$MAIUNGAObAESS -2.400 overseas Highwax, Marathon, Flori~-.E~_____
NAMe <.W f'ERSOf{ SU6MIYl1UG APPl,.ICA TION URS CORPORATION
MARINa AOOMtSS OFASoVE 7659 CORPORATE CENTER DRIVE, SUITE 400; MIAMI, FL 33126
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EXPLAm!REQUeBT FOR VAR'ANC€: (OrllJwlngl!J or phows If ~$Cary.. The purpose of tbis- va~:~c~~
t_o. C\119~. t!1~ d~~e~oplll,E!nt of rectangular ,hangar encld-SM 'with required .ven~in~,
locat~ we.st~ pf ~-.!.i~tinq ten:!!inal bulldin~ with is. floor elevation 4.!l at ._~
Florida Keys Marathon Airport.
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tmtt!iFA "I EXPiAfN WHY YOU b."UEVE "fOUR RI$OVEi'ST SHOUUJ BE GMNTt!.O: This request should be
granted f~~ the .:s-e:~~~~~t~at during severe rain storm the aj.,~craft would be removed
into the hanqfl!il .,p1gs there is drainage ven~n9:_ In the enclQsed rectangular hangar
as ~~tailed in MOnr?e Coun.1y. C9.Qe Section 9.5-317B.III.
tfY'IIE UNO&.RS-tAf1P THAT R..OOD INSURANCE' AATE~OVl':Mt:NTS sa-nw THE! ReQUIRED El.eVATfONS
WIU f'4I!'iSUL1"'N HIGHPf<!iEMINUMRATt;S. .
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PAGE 02/02
Authorization Form
Please complete tp.is form if someone other than the property O'VVl1er is representing the property.
We,~12, i tkilT/}!\. \ and Co ~ t U '^_ G, s:' l.-L, 1>fauthorize
Represpnting Monroe County Representing Grantair Inc.
r Donald 1. Craig of The Craig Company to represent my property for
Signa nroe County Representative
Subscribes an sworn to (or affirmed) before me on It-P/ld 028 I LOO~ (date) by
rer'fil. ::J ff6,272M (name of "'y ~ 01' other slgner). ,He/She i.personally
known me or has presented ~IJ Ut-l /) {('Iulte r'fl . as Identrfication,
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- I / ,1 tJ J' ",~~~.j:~ Denise H. Holland
v il.! r~ v-' ~'~~". ~ Commission #DD276524
Noukys Signature and Seal \~....~~~:2 Expires: Dee 21, 2007
":fQH'';~'" Bonded Thru
"" \ Atlantic Bonding Co.. Inc.
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ignature of Grantair Inc. Representative
Subscribes;U sworn to (or affirmed) before me on It! IZJ ;}8 I ;} Oos (date) by
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known to me or has presented _ as identification.
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Part c:
SITE PHOTO'S
RECEIPT
THE FLOOD VARIANCE APPLICATION FEE OF $50.00 IS WAIVED
FOR COUNTY SPONSORED PROJECTS