FLORIDA BUILDING COMMISSION
ACCESSIBILITY ADVISORY COUNCIL
November 19, 2012
Chairman Jack Humburg called the Council to order via webinar at 2:00 P.M.. on November 19, 2012. Members present were Barb Page, Catherine Powell, Bill Riha, Julie Kates and Jim Woolyhand.
Review of Applications for Waivers from Accessibility Code Requirements:
1676 James Avenue Hostel, Miami Beach: The applicant requested a waiver from providing vertical accessibility to the second floor of an apartment building (built in 1941) being changed to a high end Hostel with 14,908 square feet. The project consists of renovating the building facade, reconfiguring interior partitions and converting apartment rooms into hostel rooms with an estimated cost of $777,261.00. All amenities on the second floor will be provided on the ground floor. Accessibility to the ground floor has been ensured throughout with new ramps and a chair lift at the lobby, 2 accessible rooms with hearing impaired plus 2 hearing impaired rooms, one accessible restroom for each sex and accessible routes. An estimate of $96,520.00 for an elevator was submitted to substantiate financial costs will be incurred by the owner if the waiver is denied. NOTE: This application was approved by the Commission at its October, 2012 meeting provided documentation of disproportionate cost was verified by staff. The estimates supplied do not constitute 20% of the construction cost, so the application is being referred back to the Council. Bill Riha moved to defer action on the recommendation, since disproportionate cost had not been demonstrated. Following a second by Catherine Powell, the vote of the Council was unanimous in favor of the motion.
BeachComber Hotel, 1340 Collins Avenue, Miami Beach: The applicant requested a waiver from providing vertical accessibility to the 12 guest rooms on the first/ground floor of a 29 room two story hotel. The building is deemed historically significant and is within the City of Miami Beach’s Art Deco District. The project will cost $348,000 and includes replacing toilet fixtures and installation of new ceramic flooring and drywall. Four of the rooms will be slightly reconfigured. There are no accessible rooms on the first floor, and the alteration work will provide two fully accessible rooms and one for the hearing impaired with communications features; however, Table 224.4 requires that four rooms be designated for the hearing impaired. A new lift will also be installed from street level to the lobby area. The applicant investigated also adding a lift to the first floor, but the existing corridor and stairs are not wide enough to provide a clear egress when the lift would be engaged. Enlarging the corridor would destroy a large portion of the terrazzo floor which is a critical element in the hotel’s historic designation. Juan Paolo D’Onofrio represented the applicant and confirmed that the design had been modified to include four rooms with hearing impaired features. Julie Kates moved to recommend granting the waiver, since it would be unnecessary to provide accessibility to all rooms. Barbara Page seconded the motion and the vote of the Council was unanimous in favor of it.
Casanova Suites Miami, 524 Ocean Drive, Miami Beach: The applicant requested a waiver from providing vertical accessibility to two of 22 rooms provided in a hotel undergoing an alteration. The project consists of converting 3,037 square feet on the first floor from a nightclub to seven hotel rooms. Two of the seven rooms cannot be made vertically accessible because a concrete header supporting two rooms below would have to be removed, and doing so would damage the structural integrity of the building. The construction cost is estimated to be between $175,000 and $225,000; however, no bids for making the areas in question accessible were provided since it is not a matter of cost, but technical infeasibility that is the reason for the waiver request. Roberto Mataraz represented the applicant. Barb Page moved to recommend granting the waiver since it would be unnecessary and technically infeasible to make the two affected rooms accessible. Following a second by Catherine Powell, the vote of the Council was unanimous in favor of the motion.
A1A Burrito Works, 608 South Ocean Shore Boulevard, Flagler Beach: The applicant requested a waiver from providing vertical accessibility to a new, $60,000 42’ x 18’ deck being added to an existing restaurant. The cost for the project is $60,000 and estimates from $47,620 5to $137,000 were submitted as the cost to add an elevator or protected lift to the site. The restaurant is located adjacent to the ocean and the marine environment makes upkeep and maintenance of mechanical equipment very difficult and costly. NOTE: This application for waiver was previously denied; however, the applicant has submitted a new package that includes more detailed analysis of the costs to provide vertical accessibility. Catherine Powell moved to recommend denying the waiver and following a second by Julie Kates, the vote of the Council was unanimous in favor of the motion..
Lamers Bus Lines, 849 Industrial Drive, Wildwood: The applicant requested a waiver from providing vertical accessibility to the 1,750 square foot second floor of a pre-engineered metal building used as a tour bus facility. The 10,080 square foot first floor contains a waiting room for customers and loading area to the buses. The second floor is designed for the drivers and mechanics, and according to the applicant will not be open for public use. No estimates were submitted for the overall cost of the project. Tom Williford represented the applicant and confirmed that the second floor will be used only by bus company employees. Julie Kates moved to recommend denying the waiver as there is no justification for not making the second floor accessible to the employees. Bill Riha seconded the otion and the vote of the Council was unanimous in favor of it.
HarborWalk Village Zipline Attraction, Destin: The applicant requested a waiver from providing vertical accessibility to one 65 foot tower and one 93 foot tower with both takeoff and landing platforms on each. Patrons will be able to access the zipline feature from the takeoff platform and return to the starting tower from the landing area. The project will cost $1,172,000 and while estimates of $240,000 to $600,000 to construct waterproof shafts and elevator equipment were provided, the primary hardship to the applicant is technical difficulty and concern that safety for individuals with mobility impairments may not be possible. Section 234.3 of the code states, “Amusement rides shall provide at least one wheelchair space complying with 1002.4 or at least one amusement ride seat designed for transfer complying with 1002.5 or at least one transfer device complying with 1002.6. Exceptions: 1. Amusement rides that are controlled or operated by the rider shall not be required to comply with 234.3. 3. Amusement rides that do not provide amusement ride seats shall not be required to comply with 234.3.” Julie Kates moved to recommend deferring action on the application and to determine if the zipline has a seat and if patrons can control the rate of descent. Catherine Powell seconded the motion and the vote of the Council was unanimous.
Baoli Restaurant Miami, 1908 Collins Avenue, Miami Beach: The applicant requested a waiver from providing vertical accessibility to the second floor of a restaurant undergoing an alteration. The project previously received a waiver for the first floor which contains a restaurant and an outdoor courtyard. The second floor is not open to the public and is used for offices and storage rooms. The alteration work will add an outdoor bar area and increase the occupant load of the building. According to the applicant, installation of a mechanical elevator or lift would damage the historic integrity of the building and decrease usable seating space and employee work areas. A preliminary estimate of $772,000 was submitted as the cost of construction, which may be modified prior to the Council’s review. The cost of a lift would be $43,371 - $46,112 and $25,000 - $30,000 to prepare the building for installation. An elevator would be $68,000 - $76,000 plus preparation work. Matthew Amster represented the applicant. Julie Kates moved to recommend granting the waiver and following a second by Catherine Powell, the vote of the Council was unanimous in favor of the motion.
There being no further business to come before the Council, the meeting adjourned at 3:45 P.M.