Clearwater board approves variance for floating fuel dock at Beach Marina replacement project

The Building Flood Board of Adjustments and Appeals in Clearwater on March 4 approved a variance allowing a floating fueling dock and attendant structure as part of the Beach Marina Replacement Project, following presentations by city staff and the project engineer and a staff recommendation supporting the request.

The variance permits construction seaward of the mean high-water line for a new 65-slip marina replacement that will replace existing fixed timber docks with floating docks, a fueling system and a walled attendant building. Gene Henry, floodplain administrator for the city, told the board the request “was reviewed and coordinated with the State of Florida and FEMA” and that staff supports the variance as designed.

The board’s approval matters because the proposed work lies in a coastal high-hazard (V) zone and departs from local minimum standards and guidance found in the city’s Chapter 51 flood regulations, the Florida Building Code and 44 C.F.R. 60.3. The city and the project team emphasized that the design aims to meet the intent of those standards and to preserve the city’s Community Rating System (CRS) benefits for residents.

City marine officials and the engineer of record described the project and its flood protections in detail. Mike McDonald, marine and aviation director for the city of Clearwater, said the existing marina, built in the 1940s and altered through the 1960s, was in “serious disrepair” and needed rebuilding. Nicole Shaw, the project engineer with Moffatt & Nichol, said the replacement maintains the same slip count (65) while modernizing the facilities. Shaw said the team used a conservative site base flood elevation (BFE) of +13.6 feet NAVD and a design flood elevation (DFE) set 2 feet above that at +15.6 feet NAVD for all project elements.

Shaw described the proposed floating fuel building as anchored to a floating dock restrained by steel guide piles driven into limestone; pile tops were designed to +17 feet NAVD to provide additional freeboard. The floating dock has a 2-foot freeboard and the building’s finished floor is sited above that freeboard, she said. Utilities for the attendant building are routed within the floating system and kept above water in normal and design flood conditions, with flexible connections at the gangway. The project team said materials and utility chases were chosen to be flood- and corrosion-resistant.

The team also outlined redundancy and safety measures for the fuel system, including leak-detection systems, emergency shutoffs and certified operators. McDonald said the existing fueling facility historically served commercial and recreational vessels and handled fuel and wastewater; he described daily monitoring procedures and storage of spill-response equipment.

Board members asked about permitting and insurance. Staff and the applicant said the project has received or been coordinated with several required permits and reviews: an Army Corps of Engineers authorization, a Florida Department of Environmental Protection (DEP) permitting process including a 404 review, and a Pinellas County water navigation permit. Gene Henry noted that, under the city’s flood-damage-prevention code, the over-water structure itself would not be eligible for conventional flood insurance coverage; the city currently self-insures such assets.

Board discussion emphasized minimizing departures from code. Henry noted the state floodplain manager had advised that a variance process was the appropriate path for the city to preserve compliance with the National Flood Insurance Program and to retain CRS points. Marcus Williamson, public works director, and the engineer said the design reduces the total overwater footprint by removing seven existing overwater structures (about 2,680 square feet removed) and replacing them with a single new overwater building (about 790 square feet), which the team presented as a net reduction in overwater development.

After closing the public hearing, a board member moved to grant the variance based on the application, testimony and the staff report, and to include findings under city code sections 51.606 and 51.608. The motion was seconded and the board voted 4–0 to approve the variance.

Votes at a glance - Approval of minutes for Feb. 7, 2021: motion, seconded; approved unanimously (vote not individually recorded). - Election of officers: Motion to appoint Mister Cooper as chair — seconded and approved unanimously (4–0). Motion to appoint Catherine as vice chair — seconded and approved (4–0). - Beach Marina Replacement Project variance (floating docks and attendant fueling structure): Motion to grant variance under code sections 51.606 and 51.608 — seconded; approved 4–0.

What remains: city staff and the applicant said the project still requires final building permits and continued permit coordination across federal, state and county agencies before construction. Staff noted the variance approval applies only to this request and does not establish a precedent for other projects.