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Item H4 BOARD OF COUNTY COMMISSIONERS AGENDA ITEM SUMMARY Meeting Date: February 19, 2014 Division: Growth Management Bulk Item: Yes X No _ Department: Building Staff Contact: Mary Wingate, CFM AGENDA ITEM WORDING: Approval of a request by Monroe County Flight Strip(Monroe County Airport Services)for a floodplain variance pursuant to Monroe County Code Section 122-4(b)(3)b1(i) and 122-4(6)(3)6.2 for the construction of two hangars, one of 12,600 square feet and the other of 7,800 square feet. Both hangars are to be constructed below the base flood elevation by 1 to 2 feet 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 set forth in Monroe County Code(MCC) Sec. 122-4(b)(3)b.2. A variance to the size limitation may be approved provided the construction is consistent with the Federal standards and criteria for Floodplain Management as set forth in MCC Section 122-4(6)(3)6.1(ii)-(v). The proposed hangars will be located in an AE 6' and AE 7' flood zone. The hangar floor elevations will be 5.' NGVD. The depth of flooding may be 1 to 2 feet during a 1% flood event. The hangars should be minimally impacted if properly constructed, anchored and vented. PREVIOUS RELEVANT BOCC ACTION: An approval was granted by the BOCC on September 28, 2005 for a similar variance for placement of an 11,800 square foot hangar. CONTRACT/AGREEMENT CHANGES: None STAFF RECOMMENDATIONS: Approval TOTAL COST: -0- BUDGETED: Yes No -0- COST TO COUNTY: -0- SOURCE OF FUNDS: -0- REVENUE PRODUCING: Yes No X AMOUNT PER MONTH Year APPROVED BY: County Atty N/A OMB/Purchasing N/A Risk Management N/A DOCUMENTATION: Included X Not Required DISPOSITION: AGENDA ITEM# Revised 11/06 MEMORANDUM MONROE COUNTY PLANNING DEPARTMENT We strive to he caring, professional and fair To: Christine Hurley,Director,Growth Management Division M"•` ze` �From: Jerry Smith,Sr. Director Building Official,and Floodplain Administr. `= Through Mary Wingate,CFM,Senior Floodplain Coordinator Date: January 22, 2014 L� „. RE: Flood Variance request for two enclosed hangars at Marathon Airport VARIANCE REQUEST: Monroe County Flight Strip (Monroe County Airport Services) is requesting a variance to the size limitation pursuant to Monroe County Code Section 122-4(6)(3)bl(i) and 122-4(6)(3)6.2. of the Floodplain Management Ordinance, which states that"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 Flight Strip (Monroe County Airport Services) requests a variance to the size limitation of non-residential structures located below the required base flood elevation. The purpose of the request is approval to construct two prefabricated metal aircraft hangar buildings (12,600 and 7,800 square feet, respectively) below base flood. Aircraft using the Marathon Airport will be stored/parked in these two structures containing 11 total hangars. The use is permittable but without the variance,the size is not. STAFF REVIEW OF VARIANCE REQUEST: The National Flood Insurance variance criteria are based on the general principal of zoning law that variances pertain to a piece of property and are not personal in nature. A properly issued variance is granted for a parcel of property with physical characteristics so unusual that complying with the ordinance would create an exceptional hardship to the applicant or the surrounding property owners. Those characteristics must be unique to that property and not shared by adjacent parcels. The unique characteristics must pertain to the land itself, not to the structure, its inhabitants, or the property owners. (I) In accordance with Section 122-5(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 a finding of ALL of the following conditions: a. Showing of good and sufficient cause: The applicant has demonstrated good and sufficient cause. The variance request is to the size of the structures only. This is the minimum variance necessary in that the structures will comply with all other floodplain management requirements. The structures will be restricted to parking of aircraft, meet the AE zone flood venting requirements and be properly anchored. One of the hangars will have a bathroom which is to be elevated above the base flood elevation in accordance with Section 122-4(b)(2)a. This is consistent with both the Federal Standards and the requirements of the Monroe County Floodplain Ordinance. Parking of aircraft in hangars on airport property is consistent with the use of the land as an airport facility. b. A determination 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 for below flood accessory buildings contained in Section 122-4(b)(3)bl(i) have previously been approved by the Board of County Commissioners for hangars at both the Key West International Airport and the Marathon Airport. In fact, the approval of this variance will serve a public purpose. The community needs aircraft hangar space. c. A determination that granting the variance will not result in increased flood heights, additional threats to public safety; extraordinary public expense; nuisance;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 structures 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. d. Specific written findings linked to the factors below. (2) THE FOLLOWING FACTORS SHALL BE RELEVANT IN GRANTING THE VARIANCE: 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 122-4(b)(3)bl(ii) the use is parking of aircraft; Section 122-4(b)(3)bl(iv): the construction will meet the venting and flood resistant material requirements of 122-4(b)(3)b.1(iii); and Section 122-4(b)(3)b1(v) the building will meet the anchoring and wind load requirements. b. Whether it is possible to use the property by a conforming method of construction; The hangar buildings would not be sufficient size if limited to 300 square feet or less. Flood proofing would be cost prohibitive for parking of aircraft. Parking and storage of aircraft or other vehilces is permitted in space located below the base flood elevation. 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 structures from their foundations and therefore will not cause material to be swept away on to other lands. d. The danger to life and property due to flooding or erosion damage. The buildings are for parking of aircraft and not for habitation purposes. During an evacuation, the aircraft should be evacuated, as they would if stored/parked outside. Therefore, there will be no danger to life or property. e. The susceptibility of the proposed facility and its contents to flood damage and the effects of such damage on the individual owner; The buildings themselves will 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. These hangars would be used to house the aircraft for security purposes and for general protection from the elements. The flood zone is AE 6' and AE 7' and the average ground elevation is 3.3' NGVD. The site plan provided states the finished floor of the two hangar buildings will be 5' NGVD. This means there is a one percent chance in any given year that the enclosures could submerged by I' to 2' of water which should not significantly affect the aircraft, even if not evacuated. f. The importance to the community of the services provided by the proposed facility; The community will be enhanced through the addition of extra aircraft parking. The additional parking will be attractive to those wishing to visit our community from the air. g. The necessity of the facility of a water dependent location where applicable; This is not applicable. This is not a water dependent facility. 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 7' NGVD. The ground elevations where the hangars are proposed range from 1.9' to 4.7'. The land is susceptible to minimal water inundation of 2' to 5' during a 1% flood. i. The compatibility of the proposed use with existing and anticipated development; The proposed use 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 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 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. Z 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 1% chance in any given year this site could experience flood waters reaching 6(AE 6') to 7' (AE 7') feet above mean sea level. The average ground elevation at this site is 3.3' NGVD. This specific site could be inundated with up to 3.5 feet of flood water. The velocity of the water in the AE flood zone would depend on the wind speed. The water will be driven by hurricane force winds. The rate and 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. 122-5(3) When the board of county commissioners shall consider the property of granting a variance as permitted by this chapter, the following factors shall NOT be considered relevant: a. The physical disabilities or handicaps and health of the applicant or members of his family; b. The domestic difficulties of the applicant or members of his family; c. The financial difficulty of the applicant in complying with the floodplain management provisions of this chapter; or d. The elevation of surrounding structures CONCLUSIONS: In conclusion the staff has determined that the applicant meets the criteria for a variance established in Section 122-5 of the Monroe County Code. Monroe County has issued 6 other such variances since 1987 for hangar construction greater than 300 square feet at the two County Airport sites. RECOMMENDATION: Approve the variance request.