GROUNDS FOR APPROVAL

· Economic Hardship

o Does the cost of providing vertical accessibility meet or exceed 20% of the cost of the alteration to the primary function area?

o If the 20% threshold is met, the waiver SHALL be granted.

o Does not apply to new construction.

§ Fit-outs/Build-outs are considered new construction

· Historic Nature

o Has the applicant provided documentation of the historic significance of the building?

o Would the historic significance of the structure be negatively impacted by the alterations applicant would have to make to provide accessibility?

o Can be combined with Technical Infeasibility or Economic Hardship

· Technical Infeasibility

o Is the structure built in a way that would otherwise place unnecessary, unreasonable, or extreme hardship on the applicant, if they were required to provide accessibility?

§ Has the applicant provided comments from a licensed design professional?

§ Would have to rebuild, demolish, encroach on property lines, etc.

Greenview Hotel (Greenview Hotel LLC) - WAV # 359

Issue: Vertical accessibility to all levels.

Project Type: Alteration to an existing building or facility

Project Progress: In Plan Review

Analysis:

The applicant is requesting a waiver from providing vertical accessibility to the elevated first floor of a 3 story historic hotel with 16,100 square feet and 45 guest rooms. The second and third floors are serviced by an elevator with dimensions of 50 inches wide by 33 inches deep (11.5 square feet provided) with a door clear opening width of 33 inches compared to the required minimum dimensions of 36 inches width by 54 inches deep (16 square feet required). Because of the elevator's location being adjacent to various means of egress, the elevator cannot be enlarged without encroaching on these required means of egress. The stair from the lobby to the first floor guest room’s level narrows to 58-1/2 at the top, the finished width of the corridor. The stair is sandwiched between the elevator on one side and the historic front desk. This would allow only a wheelchair stair lift to be used. However, because of the width of the stair and encroachment of the lift, the lift would encroach into the required means of egress and would not be approved by the fire marshal. For that reason, providing a lift to the first elevated level would be technically infeasible and would destroy the historic front desk .The Applicant is renovating the bathrooms in the guest rooms. The hardship is caused by a condition or set of conditions affecting the owner which does not affect owners.

Uploaded Documents:

1. Historic Documentation

2. Licensed Design Professional Comments

3. Plans/Pictures

4. Final Order

STAFF RECOMMENDATION:

Staff recommends granting the request for waiver for vertical accessibility on the grounds of technically infeasibility.

Items to be waived:

Vertical accessibility to the structure, as required by section 553.509, Florida Statutes.

553.509 Vertical accessibility. This part and the Americans with Disabilities Act Standards for Accessible Design do not relieve the owner of any building, structure, or facility

governed by this part from the duty to provide vertical accessibility to all levels above

and below the occupiable grade level, regardless of whether the standards require an

elevator to be installed in such building, structure, or facility, except for:

(a) Elevator pits, elevator penthouses, mechanical rooms, piping or equipment catwalks

and automobile lubrication and maintenance pits and platforms;

(b) Unoccupiable spaces, such as rooms, enclosed spaces and storage spaces that are not

designed for human occupancy, for public accommodations or for work areas; and

(c) Occupiable spaces and rooms that are not open to the public and that house no more

than five persons, including, but not limited to equipment control rooms and

projection booths.

(d)Theaters, concert halls, and stadiums, or other large assembly areas that have stadium-style seating or tiered seating if ss. 221 and 802 of the standards are met.

(e)All play and recreation areas if the requirements of chapter 10 of the standards are met.

(f)All employee areas as exempted in s. 203.9 of the standards.

(g)Facilities, sites, and spaces exempted by s. 203 of the standards.

(2)However, buildings, structures, and facilities must, as a minimum, comply with the Americans with Disabilities Act Standards for Accessible Design.

206.2.4 Spaces and Elements. At least one accessible route shall connect accessible building or

facility entrances with all accessible spaces and elements within the building or facility

which are otherwise connected by a circulation path unless exempted by 206.2.3

Exceptions 1 through 7.

402.2 Components Accessible routes shall consist of one or more of the following components:

Walking surfaces with a running slope not steeper than 1:20, doorways, ramps, curb

ramps excluding the flared sides, elevators, and platform lifts. All components of an

accessible route shall comply with the applicable requirements of Chapter 4 and 208.3.1.

Waiver Criteria: There is no specific guidance for a waiver of this requirement in the code.

The Commission’s current rule, authorized in Section 553.512, Florida Statutes, provides criteria

for granting waivers and allows consideration of unnecessary or extreme hardship to the

applicant if the specific requirements were imposed.

MOTIONS

· I move to recommend that the Florida Building Commission approve this request for waiver on the grounds of _________________.

o Economic Hardship

o Historic Nature

o Technical Infeasibility

· I move to recommend that the Florida Building Commission deny this application.

o No rationale necessary.

· I move to recommend that the Florida Building Commission defer this request for waiver to the next meetings of the Council and the Commission for the purpose of allowing the applicant to _________________:

o Submit requested information

o Contact building official or building department

o Etc.