Item I1
BOARD OF COUNTY COMMISSIONERS
AGENDAITEMSU~Y
Meeting Date: May 21 . 2008
Division:
Growth Management
Bulk Item: Yes -X... No
Department:
Building
Staff Contact Person: Dianne Bair. CFM
AGENDA ITEM WORDING:
Approval of a request by The Racquet Club at Ocean Reef, mc., for a floodplain variance to section
9.5-317(3)b.(i) in order to construct a 600 square foot maintenance equipment and supply storage
building below base flood elevation at 212 Anchor Drive, Ocean Reef, Key Largo RE00081730-
000000.
ITEM BACKGROUND:
Non elevated non residential structures used for limited 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 Floodplain Management as set forth in section 9.5-317(b)(3)b.(ii),(iv) and (v). This
structure will be located in an AE 9' flood zone. The floor elevation will be 6'above mean sea level
(MSL). The depth of flooding would be up to 3 feet during a 1 % event and would have minimal
impact on a properly anchored and vented building. The storage will be maintenance equipment. Any
supplies that would be damaged shall be stored on shelving a minimum of 3 feet above the ground slab.
PREVIOUS REVELANT BOCe ACTION:
None
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.,L AMOUNTPERMONTH_ Year
APPROVED BY: County Atty N/A OMB/Purchasing N/A
Risk Management N/ A
DOCUMENTATION:
mcIuded X
Not Required_
DISPOSITION:
AGENDA ITEM #
County of Monroe
Growth Management Division
Office or the Director
2798 Overseas Highway
Suite #400
~anuhon,FL 33050
Voice: (305) 289-2517
FAX: (305) 289-2854
Board or Countv Commissioners
~ayor Charles "Sonny" McCoy, Dist. 3
Mayor Pro Tern Mario Di Gennaro, Dist. 4
Dixie Spehar, Dist. I
George Neugent, Dist. 2
Sylvia Murphy, Dist. 5
We strive to be caring, professional and fair
FLOOD VARIANCE REQUEST
THE RACQUET CLUB AT
OCEAN REEF, INC.
BOCC MAY 21,2008
TABLE OF CONTENTS:
Part a:
Staff Report
Letters of Notification
Part b:
Flood Variance Application
Site Plan
Building Detail
Photos
Part c:
Receipt
Part a:
STAFF REPORT
LETTERS OF NOTIFICATION
STAFF REPORT
TO:
Andrew O. Trivette, Director, Growth Management Division
FROM:
Dianne Bair CFM, Special Projects Administrator
DATE:
May 6, 2008
SUBJECT:
Flood Variance Request For an 600 square foot maintenance
and supply limited storage structure
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 Racquet Club at Ocean
Reefis 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:
The Racquet club at Ocean Reef, Inc. 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 house lawn and maintenance equipment and supplies for the
racquet club. All supplies vulnerable to flood damage will be stored on racks or
shelving above base flood elevation or three (3) feet above the slab.
STAFF REVIEW OF VARIANCE REQUEST:
(I) In accordance with Section 9.5-318(c)(l) 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 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
limited storage and will 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 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. The storage of lawn maintenance equipment and
supplies is considered "limited storageH. The 9' base flood elevation is 3 feet above
the 6' ground slab elevation and all vulnerable supplies will be stored on racks or
shelving at least 3' above the ground. The variance is to the size only. Denial of the
variance would result in an exceptional hardship since the proposal meets the intent and
purpose set forth in Section 9.5-315 of the Monroe County Code and minimum federal
standards and this variance has been approved for other non-residential limited storage
facilities.
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 building will be in compliance with the AE zone standards. 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 set forth in 60.3 CFR,
Florida Building Codes and the Monroe County floodplain management standards set
forth in Section 9.5-317(3)b.(ii), the use is storage of non damageable materials; 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 method of
construction;
The maintenance storage building would not be sufficient in size if limited to 300
square feet or less. It is conforming to the minimum federal requirement for AE zone
construction.
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. The 1 % flood height of 3' above the ground slab is minimal. The
maintenance equipment is normally stored outdoors. The housing of the equipment
will further reduce possibility of being swept 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 not for habitational
purposes. The business will be closed during a storm. Damage to lawn maintenance
equipment is normally expected even ifnot housed..
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 storage of smaller supplies and
equipment will be a minimum of 9 feet above base flood elevation. There will be no
damage posed by flood to the building, the larger mowers and maintenance equipment
will be subject to water damage whether housed or not.
t The importance to the community of the services provided by the
proposed facility;
Ocean Reef and many other areas have tennis and racquet clubs and are important
amenities to the quality of life. Housing of maintenance equipment is in keeping with
the surroundings in this gaited community.
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. The base flood elevation of9'MSL and the ground slab
elevation of 6.0' MSL means the building on this land is susceptible to minimal water
inundation up to 3' during a 1 % flood.
i. The compatibility of the proposed use with existing and anticipated
development;
The proposed use being located in a gaited and manicured community is compatible
with existing and anticipated development in this commercial land use district.
j. The relationship of the proposed use to the comprehensive plan, land
development regulations and the floodplain management program for the
area;
The Racquet Clubs is an amenity in this Major Development and Land Use District it is
located in and therefore this construction is consistent with the goals, objectives and
policies of the Monroe County Year 2010 Comprehensive Plan
Ground level enclosed storage areas properly anchored, vented and constructed with
flood resistant materials, used for limited storage that could 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. There would be no
reason for people to be at the racquet club 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 I % chance in any given year this site could experience flood waters reaching
9 (AE 9) feet above mean sea level. The average ground elevation at this site is
approximately 5.0' MSL. This specific site could be inundated with up to 4 feet of
flood water. The velocity of the water would be that associated with coastal AE zone
flooding. 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 building 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 Management Division
Office or the Director
2798 Overseas Highway
Suite #400
Marathon, FL 33050
Voice: (305) 289-2517
FAX: (305) 289-2854
Board or Countv CommJssloners
Mayor Charles "Sonny" McCoy, Dist. 3
Mayor Pro Tern Mario Di Gennaro, Dist. 4
Dixie Spehar, Dist. I
George Neugent, Dist. 2
Sylvia Murphy, Dist. 5
We strille to be ctlring, professionalllnd fair
The Racquet Club at Ocean Reef, mc.
212 Anchor Drive
Key Largo, FL 33037
RE:
Flood Variance application for a 600 SF enclosure for limited storage pwposes, below
base flood elevation.
Dear Sir:
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 May 21, 2008. This meeting will be held at the Key Largo Library
beginning at 9:00 A.M.
We have made a recommendation of approval with conditions for your request. If you have any
questions, do not hesitate to contact this office 305) 289-2518.
Sincerely,
~arr,
Special Projects strator
Growth Management Division
Part b:
FLOOD VARIANCE APPLICATION
SITE PLAN
BUILDING DETAIL
PHOTOS
APPLICATION FOR VARIANCE TO FLOOD HAZARD ORDINANCE
Submit to: Monroe County Building OIlPllrtment
. 60.00 f811 for flUng of IIppllcation
DATE
'~~y/~/
APPlICANT'SNAME ~ ~rtlv~T .C'4.--b 47' at''-'"'' /i:/ T-1.-'(
v
APPUCANT'S MAILING ADDRESS ..J/~ A....c..I.()A .D~ k'SV L.tq7J , ,c/
NAME OF PERSON SUBMITTING APPliCATION a.. v / Cd ,// A'% ~ .
.
MAILlNGADDResSOFABOVE ':;14 .-9A.1ciPll IJ~ K"y LI('J'8 . // 330J)
PROPERTY DESCRIPTION: KEY / tJ ? Pi? / cf" LOT BLOCK
SUBDIVISION f9 'Y/ Zs&t"",/ ,,:1 J::ty L#l./IIJ .PdJ;'-r-.J /i"j'tJII'.s RffJ'.:I-I/y./nr
,. ".
STREET OR ROAD 2/~ A....t:kd j),e
EXPlAIN REaUESTFORVARIANCE: IDrawlnglorphotoslfnecelNryl 7A,~ S /rvL-~"~ 0/ ,"PO ~ :/1
JJ' All- ,,-n. ""'/I"JVI"1 Nt't't!JStlrf/ A, ~.,/'c/v S A,IE.~ 7I/~ ~ c~/ur
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;' Po'
PHONE ~Pr fb;' J faJ>
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BRIEFL Y EXPlAIN WHY YOU BeUeVE YOUR REQUEST SHOULD BE GRANTED: 77.:-.f .:Irvt: /U f c_ iLh //
~AI~V ,1PVJl- ~Eu</""r..',r ..."ti $'''I'/t'r..f ulld tv,// ..pI A,tN,
i>lIl.Jc/' IJ/" Wit/t:/' 0".. BAa" A:J/v.-,h/oVj.
f y
I/WE UNDERSTA~ THAT FLOOD INSURANCE RATES FOR IMPROVEMENTS BELOW THE REQUIREO ELEVA nONS
WILL...ULT .. HlGH.....'NUM RATES. L~~
PPlICANT'S SIGNATURE
DO NOT WRITE BELOW THIS LINE
TO BE COMPlETED BY ZONING DIRECTOR
PROPERTY INSPECTED BY
COMMENTS
DATE
PlEASE RETURN APPLICATION TO:
ZNROE COUNTY 11'"'8
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Part c.
THE FLOOD VARIANCE APPLICATION FEE
THE RACQUET CLUB AT OCEAN REEF, INC.
OPERATING ACCOUNT
TAX 10# 591694271
212 ANCHOR DR. PH. 305-367-3808
KEY LARGO, FL 33037
GI811Al.TIJI PRIVATa lANK. TRUlY
'-'<.EAN REEF OFFICE
KFV LARGO. FLORIO... 33037
7313
63-0045/2610
04
4/23/2008
PAY TO THE
ORDER OF monroe County Building Department
$ ..50.00
Fifty and 00/100.uuauAuA.uuu.uauuA-.......____U.UAUAUU__.UUA...U....u....
DOLLARS
monroe County Building Department
Private Blinking
MEMO
uIOO? 3 ~ 3111 I: cb ?OqO~ 5 51:
OO~OO 3 c~ CbU'
THE RACQUET CLUB AT OCEAN REEF, INC.
7313
monroe County Building Department
9150. Storage Shed
4/23/2008
50.00
Operating Account - 4
50.00
THE RACQUET CLUB AT OCEAN REEF, INC.
7313
monroe County Building Department
9150. Storage Shed
4/23/2008
50.00
Operating Account - 4
50,00
R
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MONROE COUNTY ***LIVE***
Page
1 of
1
MISCELLANEOUS RECEIPT
RECEIPT #
RECEIPT DATE
111898
05/06/2008
PRINT DATE
PRINT TIME
OPERATOR
COPY #
05/06/2008
11:16:29
antetomj
1
RECEIVED BY
REC'D. FROM
UDF 106.1
UDF 106.2
NOTES : STORAGE SHED LIMITED
antetomj
THE RACQUET CLUB
CASH DRAWER: 2
FEE ID
AMOUNT
THIS RCPT
BALANCE
FLOOD
50.00
50.00
0.00
--------
--------
--------
--------
--------
--------
TOTALS:
METHOD OF PAYMENT
50.00
AMOUNT
50.00
0.00
NUMBER
CHECK
TOTAL RECEIPT :
50.00
7313
------------
------------
50.00