Item J2
BOARD OF COUNTY COMMISSIONERS
ADD-ON
AGENDA ITEM SUMMARY
Meeting Date: January 17.2002
Division: Growth Management
Bulk Item: Yes ----X- No
Department: Building
AGENDA ITEM WORDING:
Consideration of a request by Monroe County Airport Services for a floodplain variance to section 9.5-
317(3)b.(i) in order to construct three 9,809 square foot buildings with eight T-hangars each and one
12,408 square foot building with eight T-hangars below base flood elevation 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 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). These hangars
will be located in an AE 7' flood zone. The hangar floor elevation will be 5.0'above mean sea level
(MSL). The depth of flooding would be 2 feet during a 1% event and would have minimal impact on
properly anchored and vented buildings with the floor elevation of 5 .0' MSL.
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- AMOUNT PER MONTH_ Year
APPROVED BY: County Atty Nt A
Risk Management Nt A
DMSION DIRECTOR APPRO V AL:
, AICP
DOCUMENTA TION:
Included X
To Follow
Not Required_
AGENDA ITEM # J". ~
DISPOSITION:
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: Fees have been waived. This is a Monroe County Airport Services
project.
Part a:
STAFF REPORT
LETTERS OF NOTIFICATION
STAFF REPORT
TO:
Timothy J. McGarry, Director, Growth Management Division
FROM:
Dianne Bair, Floodplain Administrator
DATE:
January 7, 2002
SUBJECT:
Flood Variance Request For Enclosed Hangars At Marathon
Airport
VARIANCE REQUEST:
As provided for in Article Vll, Division 6 Variances to the floodplain management
requirements, Section 9-5-318 of the Monroe COWlty Code, the Monroe COWlty 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 three 9,809 square foot buildings with eight T hangars each and
one 12,408 square foot building with eight T hangars at the Marathon Airport.
STAFF REVIEW OF VARIANCE REQUEST:
(1) In accordance with Section 9.5-318(c)(I) of the Monroe COWlty Code variances
sh~ll 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 parking
only, meet the A-zone 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 for hangars at the Key West International 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.
Flood vents will be installed to allow flood waters to flow evenly through the structure
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.
(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 9.5-317(3 )b.(ii), the use is
parking of aircraft; 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 hangar 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 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 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 or
the owner.
f. The importance to the community of the services provided by ti,e
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 an ideal location being located
in an AE flood zone. Additionally the base flood elevation is TMSL and the ground
elevation is 4.0' to 5.0' MSL. This land is susceptible to minimal water inundation of2'
to 3' during a 1 % flood.
L The compatibility of ti,e 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, 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;
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 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.
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 7
feet above mean sea level. The average ground elevation at this site is approximately 4.0
to 5.0 feet MSL. This is the lowest area of the airport. Other areas of the airport range
from 5.G to 7.0 feet MSL. This specific site could be immdated with 2 to 3 feet of water.
The velocity of the water in the AE flood zone would depend on the windspeed. The
water will be driven by hunicane force winds. The rate of rise and sediment transport
are not applicable to hunicane 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.
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 Comty Code.
RECOMMENDATION:
It is recommended that the Board of Comty Commissioners approve the variance
request.
Part b:
FLOOD VARIANCE APPLICATION
SITE PLAN
BUILDING DETAIL
FROM :
FAX Kl. :
Jan. 07 20B2 12:59PM Pl
P.;::CElv:n
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Build;~'9,B~t~n:ONFOR VARIANCB TO FLOOD HAZARD ORDINANCE
DATE / -7 - 0 J-.. ---L
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DA.'I1I OcroSER 3, 2001
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1UMEOI.J.6SQt1~~l1ON tlRS ~ORPORA'I'TON
LlAIlJS(.~DDI$SSapA80VB S80S HW llt.h STREBT, SUITS 340:--.MYAMl:. n. '1~''2,,_~^I(''1
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B1iUJ!PLY IiXl'J-AIN WHY' yOU ~"E yotm.1dtlOudJSr SSOa.DBaGRANTED:
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THE FLOOD VARIANCE APPLICATION FEE OF $50.00 IS WAIVED
FOR COUNTY SPONSORED PROJECTS
LOOKING NORTH
LOOKING WEST
HANGAR DEVELOPMENT FOR
MAJOR CONDITIONAL USE
MARATHON AIRPORT
UDS Ureiner Woodward Clyde
LOOKING EAST
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LOOKING EAST
HANGAR DEVELOPMENT FOR
MAJOR CONDITIONAL USE
MARATHON AIRPORT
UDS Greiner Woodward Clyde
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LOOKING EAST
LOOKING EAST
HANGAR DEVELOPMENT FOR
MAJOR CONDITIONAL USE
MARATHON AIRPORT
UDS Greiner Woodward Clyde
LOOKING EAST
LOOKING EAST
HANGAR DEVELOPMENT FOR
MAJOR CONDITIONAL USE
MARATHON AIRPORT
UDS Greiner Woodlvard Clyde