Item M07
BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: August 20. 2003
Division: Growth Management
Bulk Item: Yes --X- No
Department: Building
AGENDA ITEM WORDING:
Approval of a request by Monroe County Airport Services for a floodplain variance to section 9.5-
317(3)b.(i) in order to construct eight 3,300 SF hangars, one 11,200 SF hangar, one 5,600 SF hangar
and one 12,408 SF building with eight T-hangars at the Key West International 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 forth in section 9.5-317(b )(3)b.(ii),(iii),(iv) and (v). These
hangars will be located in an VE 11' flood zone. The hangar floor elevation will be 3.5'above mean
sea level (MSL). This item is time sensitive and has been requested to be heard in Key Largo instead
of Key West.
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
No-X- AMOUNTPERMONTH~ Year
DOCUMENTATION:
Included X
Risk Management N/ A
APPROVED BY: County Arty N/ A
DIVISION DIRECTOR APPROVAL:
To Follow_
Not Required_
DISPOSITION:
AGENDA ITEM # ~ 7
/
Revised 2/27/01
TABLE OF CONTENTS:
Part a:
Staff Report
Letters of Notification
Part b:
Flood Variance Application
Site Plan
Part c:
Site Photo's
Receipt: Fees have been waived. This is a Monroe County Airport Services
project.
Part a:
STAFF REPORT
LETTER OF NOTIFICATION
STAFF REPORT
TO:
Timothy J. McGarry, Director, Growth Management Division
FROM:
Dianne Bair, Floodplain Administrator
DATE:
July 247,2003
SUBJECT:
Flood Variance Request For Enclosed Hangars At Key West
International 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 9.5-317(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:
Monroe County Airport Services is requesting a variance to the size limitation for the
purpose of constructing eight 3,300 square foot hangers, one 11,200 square foot hangar,
one 5,600 square foot hangar and one 12,408 square foot building with eight T-hangars
at the Key West International Airport.
STAFF 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 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
structures will be restricted to parking only, and meet all V -zone requirements set forth
in section 9.5-317(b.)(5) Coastal High Hazard Zones, of the Monroe County Code.
This is consistent with both the Federal standards and the requirements of the Monroe
County Floodplain Management Ordinance.
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 contained in Section 9.5-317(3)(b)(i) have previously been approved by
the Board of County Commissioners for other hangars at the Key West International
Airport as well as at 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;
nuisance; fraud on or victimization of the public, or conflict with other provisions
of this chapter.
The walls of the hangars will be constructed to the safe load design breakaway
construction criteria and will not create obstructions. 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 minimum Federal standards as well as
the Monroe County floodplain management standards set forth in Section 9.5-317
b.(3)b.(ii), the use is parking of aircraft; 9.5-317 b.(3)b.(iii) the walls will meet the
breakaway standards; and 9.5-317 b.(3)b.(v) the structure will be properly anchored.
b. Whether it is possible to use the property by a conforming method of
construction;
The hangar building would not be sufficient in size for the parking of aircraft if limited
to 300 square feet or less.
c. The possibility that materials may be swept onto other lands to the injury of
others;
The breakaway walls will not be swept onto other lands and will remain on the airport
property. The hangars will be constructed on the property where the VE zone changes
to an AE zone before it reaches the taxi way. This should serve to reduce the distance
the debris will be carried away from the buildings.
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 application the aircraft will be evacuated in severe
weather.
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 aircraft are normally stored outside and
evacuated during storms. The aircraft will still be evacuated during storms according
to the application. There will be no damage posed by flood to the building, the
contents of the building 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 the best available area in that
it is not located near any other buildings or property and the VE zone changes into an
AE zone 260 feet from the outward limits of the construction.
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, located and constructed
according to V -zone criteria, 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;
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 throughout County. Additionally, evacuation is required for
hurricane categories that would generate the 1 % flood and the aircraft that would be
housed in the hangars would be evacuated. There is no reason for people to be at the
hangar site during hurricane conditions.
1. 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
from 8 to 11 feet above mean sea level. The average ground elevation at this site is
approximately 3.0 to 3.5 feet above MSL. This specific site could be inundated with 5
to 8 feet of water. The velocity of the water in the VE flood zone is generated by the
tidal surge. The water will be driven by hurricane force winds. The rate of rise and
sediment transport are not applicable to hurricane generated coastal flooding.
Additional debris from the breakaway wall failure is to be anticipated but because of
the location the debris should not affect other structures. Debris may be washed onto
the limits of taxiway "A" but there is a 1500 foot buffer of AE zone between taxiway
"A" and the hangers.
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 Manallement Division
2798 Overseas Highway
Suite 400
Marathon, Florida 33050
Voice: (305) 289-2500
FAX: (305) 289-2536
Board of County Commissioners
Mayor Dixie Spehar, Dist. I
Mayor Pro Tern Murray Nelson, Dist. 5
Comm. Charles "Sonny" McCoy, Dist. 3
Comm. George Neugent, Dist. 2
Comm. David P. Rice, Dist. 4
August 1, 2003
Peter Horton
Airport Manager
3491 S. Roosevelt Blvd.
Key West, FL 33040
RE:
Flood Variance application in order to construct eight 3,300 SF hangers
one 11,200 SF hanger, one 5,600 SF hanger and one 12,408 SF building with
eight T -hangars below base flood elevation at the Marathon Airport
Dear Mr. Horton:
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 August 20, 2003. This meeting will be held at
the Key Largo Library 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.
Sincerely,
Dianne Bair, CFM
Floodplain Administrator
Part b:
FLOOD VARIANCE APPLICATION
SITE PLAN
. .~.. . ." "... .' . .. ."
APPLICA TJON FOR V AR'ANC(; TO. FLOOD HAZARD ORDINANCE
hbmh: '0: Monroe Coun1:y Bui~ DGPIInment
)
"$0.00'" for f'....~Of~tion
. .
O"TE
June 18, 2003
AP'PUf" ANT'S NAMe
MONROE COUNTY
PH~30S 296-7223
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N.AMe OF PERSONSU&MtTnNG APPUCA nON tJRS COIU'ORATIQN
"'~tl,""G AODReSS OF A80Vl; 5805 NW 11 'I'll STM:eT, SUI'l'2 340: !(t~l, FL
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suePlVfstON PARCEL." 1'~
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')(Pl.lI\'~ REQUeST FOR VARIANCE: .DrlJwing. or photroa If nec~. THE PURPOSE OF THI S VARIANCE IS
TO ALLOW THE ENCLOSED HANGARS TO PROVIDE THE NECESSARY VENTING REQUIRED BY MONROE
t
COUNTY CODE. THE HANGAR DEVELOPMENT IS LOCATED WEST OF TH~ MAIN TERMINAL OF
KEY WEST INTERNATIONAL AIRPORT.
BRftiFI. .. eXF'LAJNWHY YOU IU;UEYE Y'0lffl ~GQUeST SHOULO BE GRANTEO: ~~OU~ST...mlQ.~L-
GRANTED FOR THE REASONS TBA-'l' DURING A SEVERE RAIN STOm, THE AIRCRAFT WOULD BE REMOVED
- - --_ ....... or __ . --....-
..!!.....~!' Tag H~~, PLUS 'l'IlERE IS DRAINAGE VENTING IN ALL T~ 'ENCl:,OSED _HANGARS AS
..Q~XA~!t~lt.!.R...HD$OE CQ~TY CCUlK.,SBC'I'ION q 5-~] 7R. 1 TT _
lJYI.e UNOE.RS'rA.t#) THAT FLOOD IN$UAANce RATI;S F'ROVEMENTS aaow 'tHE RI;QUtRSo aevA T10NS
\/ItIU ~ESVL TIN HIGt-tPREMINOM RATeS.
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TO BE '":OMPlETe'D 8Y ~ONlNG PIAECTO~
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f'f~OM! It TV INSN;CTE10 6V
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COM1v.'rN'rs~_
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PUA!.t'! RETURN APPUCA .....ON TO:
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Part c:
SITE PHOTO'S
THE FLOOD VARIANCE APPLICATION FEE OF $50.00 IS WAIVED
FOR COUNTY SPONSORED PROJECTS
LOOKING SOUTH
LOOKING SOUTH
HANGAR DEVELOPMENT FOR
MAJOR CONDITIONAL USE
KEY WEST INTERNATIONAL AIRPORT
URS
LOOKING NORTH
LOOKING NORTH
HANGAR DEVELOPMENT FOR
MAJOR CONDITIONAL USE
KEY WEST INTERNATIONAL AIRPORT
URS
LOOKING EAST
LOOKING EAST
HANGAR DEVELOPMENT FOR
MAJOR CONDITIONAL USE
KEY WEST INTERNATIONAL AIRPORT
URS
LOOKING WEST
LOOKING WEST
HANGAR DEVELOPMENT FOR
MAJOR CONDITIONAL USE
KEY WEST INTERNATIONAL AIRPORT
URS