Item J1
BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: December 21 ,2005
Division:
Growth Management
Bulk Item: Y es ~
No
Department:
Building
Staff Contact Person: Dianne Bair. CFM
AGENDA ITEM WORDING:
Approval of a request by Overseas Lumber Supply Inc., for a floodplain variance to section 9.5-
3l7(3)b.(i) in order to construct an 3,852 square foot CBS open storage building (no garage doors)
below base flood elevation at Overseas Lumber Supply, 30500 Overseas Highway, Big Pine Key.
ITEM BACKGROUND:
Non elevated non residential structures used for limited storage only are limited to 300 square feet
unless they meet the f1oodproofing requirements contained in section 9.5-3l7(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 9,5-3l7(b)(3)b.(ii),(iv) and (v). This
structure will be located in an AE 8' flood zone. The existing ground elevation is 5'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, All storage will be on racks at least 3 feet above
the floor. This building will replace an existing smaller lumber storage building.
PREVIOUS REVELANT BOCC ACTION:
None
CONTRACT/AGREEMENT CHANGES:
None
STAFF RECOMMENDATIONS:
Approval
TOTAL COST: -0-
BUDGETED: Yes No ~O-
COST TO COUNTY: -0-
SOURCE OF FUNDS: -0-
REVENUE PRODUCING: Yes
No X AMOUNTPERMONTH_ Year
Risk Management NI A
APPROVED BY: County Atty NI A
DIVISION DIRECTOR APPROVAL:
DOCUMENTA TION:
Included X
Not Required_
DISPOSITION:
AGENDA ITEM #
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:
Timothy J. McGarry, Director, Growth l\lanagement Division
FROM:
Dianne Bair CFM, Special Projects Administrator
DATE:
November 10, 2005
SUBJECT:
Flood Variance Request For an 3,852 square foot Open Ended
CBS 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 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:
Overseas Lumber Supply, 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 replace a smaller lumber storage structure with a 3,852 square foot
CBS lumber storage structure. The structure will have open ends (no garage doors) to
accommodate delivery truck drive through to load for delivery. All lumber will be
stored on racks above base flood elevation.
STAFF REVIEW OF VARIANCE REQUEST:
(1) 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
storage oflumber on racks above base flood elevation 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 lumber is considered "limited storage", and
will not be damaged in a storm event. The 8' base flood elevation is 3 feet above the
5 ~ ground elevation and all lumber will be stored on racks at least 3' above the ground.
The building will have no doors on either end to accommodate trucks driving through
the storage building and loading lumber for deliveries. The variance is to the size only
and the contents are protected by being above base flood. Damage is being minimized
to the maximum extent possible. 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.
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.
Open ends with no garage doors will serve as flood vents to allow flood waters to flow
evenly through the structure preventing buildup of water loading. In the event garage
doors are to be installed in the future~ the CBS walls would have to be vented with
3~852 square inches of NET OPEN AREA flood vents. 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 lumber storage building would not be sufficient in size if limited to 300 square feet
or less.
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 lumber will be stored on anchored shelving above base flood
elevation and will not be 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 and the lumber storage will be
above the base flood elevation.
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 will be a minimum of 8 feet
above base flood elevation. There will be no damage posed by flood to the building,
the contents or the owner.
f. The importance to the community of the services provided by the
proposed facility;
Overseas Lumber provides a service for construction and repair materials to the lower
keys community. This proposed structure will replace a smaller lumber storage
structure. As the community of the lower keys has gro\\tTI over the past twenty years,
the need for service has increased.
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 of 8 ~MSL and the ground
elevation of 5.0' MSL means this land is susceptible to minimal water inundation up to
3' during a I % flood.
L The compatibility of the proposed use with existing and anticipated
development;
The proposed use being located within an existing lumber yard is compatible with
existing and anticipated development in this commercial land use district. This
building will replace an existing lumber storage building on the site.
j. The relationship of the proposed use to the comprehensive plan, land
development regulations and the floodplain management program for the
area;
Lumber storage is specific to a lumber yard and the Suburban Commercial (SC) 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 1 % flood. There would be no
reason for people to be at the lumberyard 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
8 (AE 8) 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 3 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 staffhas 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
2798 Overseas Highway
Suite 400
Marathon, Florida 33050
Voice: (305) 289-2500
FAX: (305) 289-2536
Board of County Commissioners
Mayor Charles "Sonny" McCoy, Dist. 3
Mayor Pro Tem Murray Nelson, Dist. 5
Corom> Dixie Spehar, Dist. 1 L
Comm. George Neugent, Dist. 2
Carom. David p, Rice, Dist. 4
November 22, 2005
Overseas Lumber Supply, Inc.
c/o Sheryl Bower, AICP
88101 Overseas Hwy
Islamorada, FL 33036
RE:
Flood Variance application for a 3,852 SF open ended lumber storage building
below base flood elevation.
Dear Ms, Bower:
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 December 21,2005. This meeting will be held at
the Marathon EOC/BOCC Chambers 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.
Sincerely,
;fI!!i!!l~ .
Special Projects Administrator
Growth Management Division
Part b:
FLOOD VARIANCE APPLICATION
SITE PLAN
BUILDING DETAIL
PHOTOS
~==~ APPLICA nON FOR v ARIANCE TO FLOOD HAZARD ORDINANCE
0D [0/3/05
DATE 10/, /06
. . /
APPLICANT'S NAME PHONE jos-' 31 ?'172:Z
APPUCANT'SMA.UJNGADDRESS "/t;~} C'V l( 'arnortJ~ t?3
NAME OF PERSON SUBMITTING APPLICATION :'Jheft,,1' t1JfJ wty thCP
MAILINGADDRESSOFABOVE B'Blol Ovev "1\,,'3" ",v' tSl2rv10Y2"cts\ f:>t~3os("
,{2.li':- 1/ . J~ SE \ILl of' Ne tl'-f or ~ 2h) t b&C; I'Z-q t:::
PROPERTI' DESCRIPTION: KEY ~J N~ LOT' BLOCK
Submit to; Monroe COUnty Building Department
$50.00 tee for MOl of .pplkatlon
SUBDIVISION
STREET OR ROAD '305"00 ()t;c }2S{ fk tl.A/V) .
EXPLAIN REQUEST FOR VARIANCE: (Drawingsorphoros if necessary) It uAf({J'lIl./€E A5 NECCSS/1Rv.t 10
'j:Jt"u.J j..(/ t"ti< J3BT PVIVCTlo(V{(Vb o~ W!J1&:::J2.~AAttJ d/'eifZi'iTJOjV - l5uS,;ver5
Uii.dVcr:L ffQt::?~rzS" tfol'i::rv!:( $~1ba"'-6c( 10 l'ntkj{V(;;: 7U 1/\f>'WtU-- 6/f121jbe. [)J:JK:J
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PlOD'-) I:h4-'Jnnt-:,& oK- L0s:--;t:S, !lIO EL€CrTJ!!.J.G Ot\ PL-Vfn61/\/6
JiWE UNDERSTAND THAT FLOO~ INSURANCE RA TFS FOR IMPROVE~~~tr'THfiEgu1k~ ,ELEVATIONS
WILL RESULT IN IDGH PREMINVM RATES.
'^~~""~ L1-p,-\
~?~07 \('7//v
PLEASE RETlJIUi APPLICATION TO:
ELEC
FLOOD ZONE: AE+8.01 N.G.V.D.
ZONING: SUBURBAN COMMERCIAL
LOCATION MAP - Not to Scale
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THE STORMWATER WILL BE MAINTAINED ON SITE BY RETENTION SWALES
LOCATED AS NOTED ON THE PLAN AND SECTION ON THIS SHT.
PHOTO - ExistingjjlshwaV Entrance
M/04
CD
PHOTO - Existin One Star Elevated Structure - Office & Retail 2
M/04
PHOTO - Existing Office & Enclosed Storage Structures f3\
M/04 ~
PHOTO - Existing Enclosed & Covered Storage Structures f4\
M/04 \.2J
Part c.
THE FLOOD VARIANCE APPLICATION FEE
MONROE COUNTY ***LIVE***
Page
1 of
1
MISCELLANEOUS RECEIPT
f~
RECEIPT #
76631
PRINT DATE
PRINT TIME
OPERATOR
COPY #
10/03/2005
14:43:54
dugank
3
RECEIPT DATE
10/03/2005
RECEIVED BY
RECID. FROM
UDF 106.1
UDF 106.2
dugank
OVERSEAS LUMBER
CASH DRAWER: 3
NOTES : FLOOD VARIANCE
FEE ID
AMOUNT
THIS RCPT
BALANCE
FLOOD
50.00
50.00
0.00
__......,0'n'nY0""-__......
-.......---..............-
-............,,""'----.....
-------_.......""'""-
____"'"""'-H-m____
.",..."......._---""'---
TOTALS:
50.00
50.00
0.00
METHOD OF PAYMENT
AMOUNT
NUMBER
----~-----------~
CHECK
--------~---------
50.00
122464-BANK OF AMERI
--.....,..............___.......-.'n'n'O__
............---......."""'.....---......
TOTAL RECEIPT :
50.00