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Item C4M ounty of f Monroe ELj » °o � BOARD OF COUNTY COMMISSIONERS /� � �� Mayor George Neugent, District 2 leOI1d8 Ke Sou', y r i Mayor Pro Tem David Rice, District 4 •. =�1 Danny L. Kolhage, District 1 Heather Carruthers, District 3 w Sylvia J. Murphy, District 5 County Commission Meeting November 29, 2017 Agenda Item Number: CA Agenda Item Summary #3594 BULK ITEM: No DEPARTMENT: Assistant County Administrator Christine Hurley TIME APPROXIMATE: STAFF CONTACT: Christine Hurley (305) 292 -4441 N/A AGENDA ITEM WORDING: Presentation of Code Compliant Small Modular Units as an affordable alternative housing solution on scattered sites throughout Monroe County ITEM BACKGROUND: The Monroe County Mayor declared a State of Local Emergency on September 5, 2017 due to Hurricane Irma, a "threat of danger to the populace inhabiting Monroe County" and that the County "may require expedient action in order to protect the health, safety and welfare of the community." Hurricane Irma, a Category 4 hurricane, made landfall in the Florida Keys on September 10, 2017, causing substantial damage to and loss of property. During the initial recovery phase, many vendors selling various housing products contacted county staff and elected officials to promote their alternative housing products. Staff received several types of housing in emails from various vendors; however, those did not include detailed costs or budget information or details on code compliance. Jim Saunders, a local modular housing developer, has developed several locations in the Keys with small modular elevated housing units. Knowing the amount of damage that occurred to our lowest cost housing, in the Florida Keys, Mr. Saunders assisted staff by providing sample modular products that meet the Florida Building Code and floodplain regulations, with potential costs. Mr. Saunders will be present at the BOCC meeting and can present local knowledge and construction cost examples of a potential small modular housing unit prototype — like a teaching tool for redeveloping after the storm. Staff is seeking discussion and direction on whether the County Commission would consider issuing an RFP for construction of a small modular home that meets codes on a site currently owned by the County as a prototype for affordable, workforce housing. A funding type for a potential prototype has not been identified; however, the BOCC has approved a legislative change request to add construction of affordable housing to the Land Authority funding. The County already owns a couple of housing units rented to county staff, based on a lottery. After bidding and constructing this prototype, the unit could be rented in the same way. The County owns: • Key Largo Park duplex 2 units that are 1,300 SF each. The rent is $550 /month ($5 /SF /year) • Big Pine Key Park unit that is 2,006 SF. The rent is $1,672month ($10 /SF /year) If developed, this prototype could be viewed by the local community as a potential example for property owners to consider in their re- building options. This prototype could also be utilized as an example for the potential development of scattered sites (Tier III subdivision parcels) through an RFP process, assuming the BOCC directs the Land Authority to target these properties for the future development of workforce housing. PREVIOUS RELEVANT BOCC ACTION: N/A CONTRACT /AGREEMENT CHANGES: N/A STAFF RECOMMENDATION: DOCUMENTATION: 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: Insurance Required: Additional Details: To be determined 11/29/17 NEW COST CENTER ADDED $0.00 Irma Recovery- Housing REVIEWED BY: Christine Hurley Completed 11/20/2017 11:13 AM Mayte Santamaria Completed 11/20/2017 1:08 PM Steve Williams Completed 11/20/2017 1:17 PM Budget and Finance Completed 11/20/2017 2:26 PM Maria Slavik Completed 11/20/2017 2:41 PM Kathy Peters Completed 11/21/2017 10:18 AM Board of County Commissioners Pending 11/29/2017 10:00 AM Item C.4 Emily Schemper, Asst. Director of Planning and Environmental Resources MC Codes related to Manufactured &Mobile Home Units ZONING Manufactured and Mobile Homes damaged or destroyed (by flood or any other 111eans), so as to require substantial im1) rove ment, which are not located within a URM, URM -L, CTA, CFV, or CFSD Zoning District, and are not located within a CorT1r7iunity Center Overlay District: MAY NOT BE REPAIRED OR REPLACED WITH MANUFACTURED AND MOBILE HOMES (LDC §102- 56(f)) MC Codes related to Manufactured &Mobile Home Units FLOOD ELEVATION MAY ELEVATE ON 36" REINFORCED PIERS Manufactured and Mobile Homes within A or V zones that meet all of the following criteria: 1. NOT substantially damaged by a flood (may be substantially damaged by other means), verified by affidavit; and (44 CFR §60.3(e)(1), §60.3(e)(8), §60.3(c)(12); LDC §122- 4(b)(4)b.) Z. Within a URMA Zoning District; and (LDC §130 -53) 3. Within a Manufactured and Mobile Home Park or Subdivision with facilities constructed before 1/1/1975; and (44 CFR §60.3(e)(1), §60.3(e)(8), §60.3(c)(12); LDC §122- 4(b)(4)b.) 4. On a lot Contiguous to and surrounded by manufactured and mobile homes that are also not elevated to base flood elevation. (LDC §122- 4(b)(4)b.) Manufactured and mobile homes that meet all of the above criteria may be placed on 36" reinforced piers. MC Codes related to Manufactured &Mobile Home Units MUST ELEVATE TO BASE FLOOD ELEVATION All other Manufactured and Mobile Homes within A or V zones, which are substantially damaged by a flood or other means and do not meet the criteria above for 36" reinforced piers: A Zones: Must elevate finished floor to or above Base Flood Elevation (BFE). (44 CFR §60.3(e)(1), §60.3(c)(6)) V Zones: Must elevate bottom of beam (lowest horizontal structural member) to or above BFE. (44 CFR §60.3(e)(8), §60.3(e)(4); LDC §122- 4(b)(1)a.) Item C.4 Jim Saunders, Local Modular Housing Developer /Builder Presentation of Code Compliant Small Modular Units as an affordable alternative housing solution on scattered sites throughout Monroe County e -- 1 L Jb < Small Home Pricing To Monroe County Standards Assembled are some examples of small homes built as modular homes to Monroe County Code, and single wide modular replacement housing for both low sets where elevation allows, and on elevated foundations where required with parking underneath. There is no contractor profit or overhead shown in theses budgets which may $10,000 to costs. All pricing shown includes metal roof, Hardi (cemplank concrete siding), and impact windows and doors. Delivery costs have been calculated to Marathon for pricing examples. All of these homes are priced to meet Monroe County Codes with 180 MPH wind loads. The single wide modular homes have 9 foot high sidewalls, and nominal 2.5/12 pitch to meet delivery height restrictions. The typical sidewall in mobile homes is 7'6" or a max 8'. The 9' high sidewalls allow for 60" high windows instead of 48" high windows. Typical appliances included in the homes are 18CF refrigerator, 4 burner stove /oven combo/ and dishwasher. In all cases upgrades are available. Prices can be lowered by using shingle roofs, vinyl siding, and non - impact windows (would need shutters), but as this last hurricane demonstrated shingle roofs, vinyl siding and non - impact openings don't do well. Home costs are not in direct relationship to square feet size. It costs the same to deliver a 13 feet wide 500 SF small home as it does to deliver a 765 SF 2 BR, 2 BA single wide modular. Electric service, plumbing connections, plans, elevation certs, delivery, set, tie down, stairs HVAC, etc. are very similar for a 500 SF home as for a 2 BR 765 SF home. Homes can be built to any size and with any floor plan design. Firefly Tiny Home 500 Sq Ft ME REAR ELEVATION LEFT ELEVATION FRONT ELEVATION RQM Q �i�l "dill�� - 1 �e Edisto -2 K.L:er t s -�.►+ a�.s� G i L•wp Fic. •' FIRST LEVEL FLOOR PLAN 2 BE C & 2 ELA T" 4 small single -wide modular replacement home examples without overhead or contractor profit Low Set 500 Sq Ft 0 Low Set 765 Sq Ft Elevated Set 500 Sq ft Elevated Set 765 Sq Ft 0 u -- 1 Lot Engineering 0 2 2 elevation carts allowance 800 800 800 31 Site engineering 1 1 1,500 1.500 4 Home Engineering 1 1500 1,500 1,5 5 Septic -- sewer connect with -in 20 ft 1,500 1,500 1.500 1.500 B General Conditions General Con ditions Overhead and profit Supervision D 10 Site Work 1 site prep final grade rocks read) allowance 1 1 1.500 1,500 121 10 auger pile, 1.5 foot high column 6,000 7 13 10 au er pile, 8 foot high column 9 10 14 Low entry stair wood rails and land 1 1 15 Wood Entry Stair landing d and wood railing 4 _ 4 T Fire ceiling code 4,100 6 502_ 17 - Lower Enclosure 1e 16 I Plumbing, Electrical HVAC 20 Base Plumbing mcl drops water 21 , Base Electnc overhead service AC s plit system allowance - LI Delivered 2,500 2,500 3 - _ 2 2,500 3 000 3.500 3,500 3.000 _ 3,500 3.500 3.000 Home Base 180 MPH home delivered 2BI2BA metal roof impact glass 51 62 51 -2 000 �a Crane and Set _t Drive set and bedown 3,500 3 000 4.000 5 2e Crane allowance 2- 500 2.500 Flooring Options 28 Miscellaneous 29 Pest Control Treatment (Two)(code) 30 Cost And Draws 400 450 400 450 31 Total Cost 76,100 88,950 92,400 107,21 32 Total Of Draws I Silver Shores 805 Modular and 803 Mobile S Jade II�, 805 Modular and 803 Mobile S Jade I 4 Silver Shores 823 S Jade Other Mobile homes on Jade in Silver Shores i Windley Key Facing SE Toward Units 23 (Green Bldg), 22, 21, 20 zzd rc Picture from 24 totally destroyed) Looking back toward 23 elevated Modular) 22, 21 and 20 which were destroyed loe . V\ ,0 fi fv• i OME PARK CONDOM PLA RECORDED IN PLAT BOOK 1, PAGE 50 6 ION 2'y. TOWNSN 63 SOU 7 FAST 40NqOE r - )UN T v, t= L OR ! DA CE i W -SEE ' 01 MEN JE'Tr w ` o � + 523' OA' E Ol 18 X5 �R no. 00' ( x 1 Y T I i1EMA m Ltd CE r t- 24 90' ` i f CE 03`58" E ' 37' 7 iw !8` 13' . ten .. 1 er r a a -• 4= WA Irma em W r4'Wi Q V 4 F +9N xEMi% Rkilw slamorada: z; 4 destroyed now mobile home )6 dl' 9� '_V Yes eel units; o n e condemned; �3 �,vdul and one small single -wide modular replacement home survived i Monroe County Modular Replacement Housing Summary Single Family replacement homes to meet Monroe County codes are more expensive than mobile homes. Pricing for similar style homes with increased square footage is not directly increased per square feet size (The Larger home the lower square foot price). Issues and suggestions Frame modular housing costs tends to be a less costly solution that CBS, and is built to the same building code standards. Concrete modular homes are available, but are heavy and typically require two cranes or one very large crane usually not available in lower keys. Typical lot sizes aren't large enough to spot two cranes, and access to lots doesn t usually allow this type of construction. Single family re- developments have an economy of scale when multiple homes are being done at the same time. The least costly type of affordable housing is multi - family development. s 7 Discussion and Direction Item C.4 Consider issuing an RFP for construction of a small modular home that meets codes on a site currently owned by the County as a prototype for affordable, workforce housing. A funding type for a potential prototype has not been identified; however, the BOCC has approved a legislative change request to add construction of affordable housing to the Land Authority funding.