Item B15
BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: April 19, 2001
Division: Growth Management
Bulk Item: Yes ---X.. No
Department: Building
AGENDA ITEM WORDING:
Consideration of a request by Frank Toppino for a floodplain variance to section 9.5-317(3)b.(i) in
order to construct a 2000 square foot Quonset hut below base flood elevation to house construction
and debris at the Rockland Solid Waste Transfer Station.
ITEM BACKGROUND:
Non elevated non residential structures used for storage 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 forth in section 9.5-317(b)(3)b,(ii),(iv) and (v). The Quonset
hut will be located in an AE 10' flood zone and will be used to shelter construction and debris from
inclement weather to reduce the potential for runoff of the leachette generated as part of this process.
PREVIOUS REVELANT BOCC ACTION:
None
CONTRACT/AGREEMENT CHANGES:
None
STAFF RECOMMENDATIONS:
Approval
TOTAL COST:
-0-
BUDGETED: Yes
No -0-
COST TO COUNTY: -0-
REVENUE PRODUCING: Yes
NoL AMOUNTPERMONTH_ Year
DOCUMENTA TION:
Included X
k Management N/ A
APPROVED BY: County Atty N/ A
DIVISION DIRECTOR APPROVAL:
, AICP
To Follow
Not Required
AGENDA ITEM #J -4,r
DISPOSITION:
,\1
X. Revised 2/27/01
\
, .
,
TABLE OF CONTENTS:
Part a:
Staff Report
Letters of Notification
Part b:
Flood Variance Application
Site Plan
Building Detail
Part c:
Site Photo's
Receipt
Part a:
STAFF REPORT
LETTERS OF NOTIFICATION
STAFF REPORT
TO:
Timothy J. McGarry, Director, Growth Management Division
FROM:
Dianne Bair, Floodplain Administrator
DATE:
March 23, 2001
SUBJECT:
Flood Variance Request Solid Waste Transfer Station
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, Frank Toppino is requesting
a variance to section 9.5-317(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:
Mr. T oppino is requesting a variance to the size limitation for the purpose of constructing
a 2000 square foot Quonset hut at the Solid Waste Transfer Station on Rockland Key to
shelter construction and debris (c&d) from inclement weather in order to reduce the
potential for runoff of the leachette generated as part of the process.
STAFF REVIEW OF VARIANCE REQUEST:
(I) In accordance with Section 9.5-318(c)(I) 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. SI,owing of good and sufficient 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. The structure will contain
flood vents according to the A-zone requirements. This is consistent with both the
Federal standards and the requirements of the Monroe County Floodplain Management
Ordinance. There is good and sufficient cause because the requirement of a Quonset hut
to prevent runoff is a condition of a Major Conditional Use Approval passed and adopted
by the Monroe County Planning Commission on December 11, 2000.
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 harship in that not complying
with the conditions of the Major Conditional Use Approval may compromise the
construction of the Solid Waste Transfer Station.
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 water to flow evenly through the structure in
the event of flooding. There will be no build up of water on the structure. Therefore
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
VARIANCE:
a. Physical characteristics of construction;
The construction will be in compliance with all Federal standards as well as the Monroe
County floodplain management standards set forth in Section 9.5-3I7(3)b.(ii), the use is
limited storage (iv) it will meet the venting and flood resistant materials requirements and
(v) it will meet the anchoring and windspeed requirements.
b. Whether it is possible to use the property by a conforming method of
Construction;
The Quonset hut would not be sufficient in size for construction and debris material if it
were only to be 300 square feet or less.
c. The possibility that materials may be swept onto other lands to the injury of
others;
The property is zoned for Industrial use. The size of this parcel in 1 acre and it is
located within an existing industrial complex. A properly constructed, anchored and
vented ground level enclosure 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 storage and not for
habitational purposes. The location of the building on an acre of land in an industrial
complex will not pose property damage
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 itself will be constructed with materials and methods that will prevent
flotation collapse and lateral movement. The contents are construction and debris
normally stored outside. There will be no damage posed by flood to the building, the
contents or the owner.
t The importance to the community of the services provided by the
proposed facility;
Because there are no landfills in Monroe County all materials must be transferred to out
of the County, Transfer stations are an integral and critical part of the process.
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 in an
isolated area of an industrial complex and being located in an AE flood zone.
i The compatibility of the proposed use with existing and anticipated
development;
The proposed use being located within an industrial complex surrounded by rock quarries
is compatible with existing and anticipated development.
j. The relationship 01 the proposed use to the comprehensive plan, land
development regulations and the floodplain management program for the area;
Based upon Monroe County Planning Department Administrative Interpretation #01-97,
Stafffinds that the Planning Director has determined that the Industrial Land Use District
is developed. Therefore it is concluded that the 2000 square foot Quonset hut is not
subject to Policy 101.3.3, and therefore is consistent with the goals objectives and
policies of the Monroe County Year 2010 Comprehensive Plan
Ground level storage areas designed to be anchored, vented and constructed with flood
resistant materials, and used to store material that is normally stored outside, is consistent
with the floodplain management program.
k. The safety and access to the property for ordinary and emergency vehicles in
times of flooding;
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 whole County. Additionally, evacuation is required for
hurricane categories that would generate the 1 % flood and since this is a transfer station
within an industrial complex there is no reason for people to be on site during hurricane
conditions.
L 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
10 feet above mean sea level. The average ground elevation at this site is approximately
4 to 5 feet above mean sea level. This means the site could be inundated with 5 to 6 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 are not applicable to hurricane generated coastal flooding. Wave
action for a 1 % flood would be 3 feet. This scarified site would be no more affected
with the Quonset hut 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 to the construction of this Quonset hut
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.
Growth Mana2ement Division
2798 Overseas Highway
Suite 400
Marathon,Florida 33050
Voice: (305) 289-2500
FAX: (305) 289-2536
County of Monroe
~,..,...",....".....-..-,..'...,..
.': -- .."
,j
<"'1"."1
l)
Board of County Commissioners
Mayor George Neugent, Dist. 2
Mayor Pro Tern Nora Williams, Dist. 4
Comm. Charles "Sonny" McCoy, Dist. 3
Comrn. Murray Nelson, Dist. 5
Comrn. Dixie Spehar, Dist. 1
April 10,2001
State of Florida, Department
of Community Affairs
2796 Overseas Highway
~arathon,FL 33043
Dear DCA Representative:
Enclosed please find the attached photocopies of the following Flood Variance Application(s):
1. A variance requested by Frank Toppino for a 2000 SF Quonset hut below base flood
elevation.
If you have any questions, do not hesitate to contact this office.
......
County of Monroe
Growth Manal!.ement Division
2798 Overseas Highway
Suite 400
Marathon, Florida 33050
Voice: (305) 289-2500
FAX: (305) 289-2536
Board of County Commissioners
Mayor George Neugent, Dist. 2
Mayor Pro Tem Nora Williams, Dist. 4
Comm. Charles "S01my" McCoy, Dist. 3
Comm. Murray Nelson, Dist. 5
Comm. Dixie Spehar, Dist. I
April 10, 2001
Frank P. Toppino
PO Box 787
Key West, FL 33040
RE:
Flood Variance application for a 2000 SF Quonset hut below base flood
elevation on part ofGovt Lots 5 & 6, Rockland Key, MM 8.8
Dear Mr. T oppino:
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 April 19, 2001. This meeting will be held at the
Harvey Governmental Center in Key West 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,
Floodplain Administrator
Monroe County
County of Monroe
Growth Manal!.ement Division
2798 Overseas Highway
Suite 400
Marathon, Florida 33050
Voice: (305) 289-2500
FAX: (305) 289-2536
Board of County Commissioners
Mayor George Neugent, Dist. 2
Mayor Pro Tern Nom Williams, Dist. 4
Comm. Charles "Sonny" McCoy, Dist. 3
Comm. Murray Nelson, Dist. 5
Comm. Dixie Spehar, Dist. I
March 2~ 2001
Frank P. Toppino
PO Box 787
Key West, FL 33041-0787
RE: Flood Variance for Rockland Recycling
Dear Sir:
I am in receipt of your application for a flood variance for a Quonset Hut to house
construction and debris. You had requested that I try and schedule this variance for
the March Board of County Commission hearing. I regret to inform you that the
March Board of County Commission hearing is scheduled to be held in Key Largo.
Article III, Section 9.5-21(g) requires that flood variances be heard in the area in
which the site is located. The earliest Board meeting I can schedule you for will be
the April meeting which is scheduled to be held in Key West.
I will notify you by mail the date your request is scheduled. If you have any
questions, please do not hesitate to contact me at (305)-289-2518
~
Dianne Bair
Floodplain Manager
Part b:
FLOOD VARIANCE APPLICATION
SITE PLAN
BUILDING DETAIL
APPLICATION FOR VARIANCE TO FLOOD HAZARD ORDINANCE
~
Submit to: Monroe County Building Department
2798 Overseas Highway, Suite 300
Marathon, FL 33050-2227
$50.00 fee for filing application
DATE
,7- 2."- -01
eoc.J::/~nv[) ~~(tyal/",JC7
APPLICANTSNAME Ft?A-v /\ ~PP/vo
APPLICANTS MAILING ADDRESS ;:?tJ. iBll( 76'7.
NAME OF PERSON SUBMITI'ING TIiISAPPLICA nON
MAILING ADDRESS OF ABOVE
PROPERTY DESCRIPTION: KEY fCoc../(.(frflcJ D Lar (3<1"-' 7 BLOCK
SUBDIVISION 5e.c. .:z / 'l'w17 t7 eA-v t7t:. ~ C.
STREETOR ROAD Ih m q - v S I
EXPLAIN REQUEST FOR V ARlANCE: CDrawings or photos if necessary)
"'(A~ G UAlJ Sf.! T fw..,.- -r;; he<LSe <!:-f- 0 "A-' ekse Or k'A/;'?
PHONE ":<9~ Q 0 c...
/6;.tt d)~ ,~ '::1' ,J ~~ V /
BRIEFLY EXPLAIN WHY YOU BELIEVE YOUR REQUEST SHOULD BE GRANTED:
e/l/I.., ~-f P1I4T~/C/~J." r; 13e:. MI)i/~ell ~.:/) .t',uJ.. t'~ /'rs~l{l~
.
It/i)
I/we understand that a site visit and inspection will be performed upon application for a variance and I/we hereby
agree that by signing this application I/we give Monroe County the right to inspect the premises during normal work
hours and with reasonable notice; and any unpermitted structures or uses below base flood elevation must meet the
current code requirements before the application may be scheduled before the Board of County Commissioners; and
1/we understand that any addition or alteration of an enclosed area below base flood elevation which would violate
any conditions of the variance may not be permitted; and 1/we understand that a successful variance application will
likely result in a dramatic increase in my flood insurance premiums.
53~Jv ~
APPLICANTS SIGNATURE
DO NOT WRITE BELOW THIS LINE
TO BE COMPLETED BY ASSISTANT BUILDING OmCIAL
PROPERlY INSPECTED~Y ~ .
co(:!:/~~;- _~
DATE
~
3 ~ .2 J',(J /
~~~...~~.
A VFO 1J97l.F
.. 1:6.....
~61 ~~ - ~
~ ~;;f
\ \~ j 'f'
~~--
I
I
\
\
\
,
\
\
\
,
t\
"
~
\
\
\
"
111:..
-I
tot
~~~
~~.
g'~-
"eo-
.-y- ~ ~
.::. ,", r
.-
......
<;- .................
c.
g
g
10
~
8
8
~
111:..
-~
tot
:~
~..
///
j//
I I;
r r
~ ~::-
'---
~~
l:-<
,.
:~- - - - "-
~..
--'/
.- --- I
I
I
I
I
/
/
/
/
/
/
/
I
I
/
/
\ /
\.../
.-
,
-
"-- .-
.-
.00 "Sl
\
8
~,
w "-
8 ........,
8
~
I
u,
~i
1=
'---
,
b
C>
..
...
"-
"
M
t-ooanan
~ ~ ~ ~ ~
~ @@o~
~
ll!"
-~
tot
:~
~..
Rockland Recycling Center
PO Drawer 1149 ,
Rockland Key, Florida 33040
LEGAL DESCRIPTION:
COMMENCING at the Southwest Corner of ROCKLANn VILLAGE,
acCording to the Plat thereof as recorded in Plat'Book 4, Page 133
of the PUblic Records of Monroe County, Florida; thence due
North a distance of 1144.97' along the West line of said Rockland
Village to a Point; thence S 90000' 00" Wa distance of 1600.00' to
the POINT OF BEGINNING; thence continue S 900 00' 00" W a
distance of 360.00'; thence S 00" 00' 00" E a distance or'120.00';
~ thence N 90000' 00" E a dIstance of 360.00'; thence N 00000' 00"
Wa distance of 120.00' to the POINT OF BEGINNING.
", ",
r r
:E
)>
r '!. ",
r I r
0> pi
I} .
Ul
0
C -------------------------------
Z
0
)> ~- '-l t
;--1 I U!,
lSO 0 I
.
-z 0
.
R:> -------------------------------
(/) ",
r r ",
)> '!. r ",
Ul
I U. Ul r
rn 0> 0
.
"U I
r 50'-0"--+- ",
)> 32.-0~32.-0" r
Z . pi
0
4'- "
5'
r-1
ah!~lll-
" J!-
.::i
~~
o ,-
>0
C I-
~
OUl
-~
o .
t">
Oz
'0
96
!"'Al
al
f;2
vi
:E
JTl
(/)
-I
~JTl
~r
I JTl
1<
q)>
-I
o
Z
SLAB lie WAll.. DETAILS
~---~-...-
mcILAIm IlICTCURto cmn'D
~
,"
o
.
5'
-..I
,"
i
2
~
......Al
0'"
Cll::
>",
z....
VI>
"'r-
--t
:J:Al
cO
,;j~
o
o
1$;
Al
2'
M
-
--
-
wn..k TgppiDa
T
ClIl
-1L-
Ul
I'
o
.
1 I
~ ~2.
'I}
.0
C
Z
-0
~)>
!-I
'-0
qz
:E
)>
r
r
(/)
JTl
o
-I
o
Z
5'-0. I I.l
-
J 1/211 ~
.
I
. ~
I
.jlo.
-
.......
,.,
.
CJI > Ul
.. VI ~
CJI 'tI
l :J: .
.......> >
or-
a ~~ z
)( 0
::e 'till:: :J:
.jlo. 0
a ;g~ Al
:e 8::l al
0
:e ....0 r-
z'tl vl
lI:: 8>
",
VI Z
:J: --t
ImNBUTl' - NWEm mmTES. P.A.
IOJIIIJlIIUJU) UY. )'1
-_1-
- _1--
---
O~~~;};j~~"
----~7~~--
=<='""=
,...,..;.:-....-:.. --=- ~",;;..~~
- -~-.:.t'-~"'~ ....
4;"::?~ ~~
~-
c~...
,...
- "-.:- -_:- ,-~
- --~~~~K:;::
- --~.:
.l ,_.
"e ~ZC~~'~
~-::-~
-=~~...
.... --
..,
~ ' F ~~::.~-;e ~~
~.~ ~;:~.,.;
~J
'REFERENCE TYPE FEE ID
MISC.
M
DATE.......,.., .
TIME.. ..".".,.
RECE I PT NUMBER. .
OPERATOR ID,.",
CHECK. , . , , . . . , , ,
TOTAL. . . . . . . . . . .
FLOOD
03/21/01
12:56
24032
wingatem
50.00
50.00
THIS REC
50.00