BACKGROUND
On May 6, 1987, the City Commission adopted Ordinance No. 87-2565, designating the area between 77th Street and 79th Street from the east side of Collins Avenue to the Erosion Control Line as the Altos Del Mar Historic District. The district includes both the RS-4 (properties fronting on Collins Avenue) and RS-3 (properties between Atlantic Way and the ocean) zoning districts.

In 2001, specific land development regulations were adopted for this area in response to the districts unique physical and environmental characteristics. At the same time, a series of supplementary design guidelines were adopted, in part, to help mitigate the incongruity that would be created between existing and new construction designed in accordance with the coastal flood protection regulations. There are currently a total of 23 (12 oceanfront and 11 non-oceanfront) properties located within the Altos Del Mar Historic. Six of these properties, including three oceanfront properties, are classified as Contributing. The remaining nine oceanfront properties contain homes constructed within the past decade.

ANALYSIS
The attached draft Ordinance was prepared by the representatives of the owner of the property located at 7801 Atlantic Way. The subject oceanfront property, which is located within the Altos Del Mar Historic District and has a zoning classification of RS-3, contains an existing single family home that is classified as contributing. The proposed Ordinance includes a request to modify the manner in which maximum building height is measured, as well as an expansion of allowable height exceptions and unit size exemptions.

Specifically, the proposed Ordinance would allow for maximum building height to be measured from Base Flood Elevation plus one (1’) foot of freeboard. Additionally, parapets and guard rails, as well as stair and elevator enclosures, would be added to allowable height exceptions. Currently maximum height is measured from grade and allowable height exceptions for oceanfront properties within this district are limited to chimneys and air vents.

The measurement of height from grade is a benchmark that is specific to the Altos Del Mar area. This measurement benchmark, as well as the maximum overall height of 37 feet, were put in place as part of an area specific response to the required wave crest elevation for oceanfront properties in Altos Del Mar. Over time, however, grade has varied along Atlantic Way and the measurement of building height for new construction has become less consistent. In order to apply a more uniform standard, while still maintaining the successful scale and character for new construction envisioned by the development regulations adopted in 2001, the Administration is supportive of the proposed modification pertaining to the measurement of building height. Although this modification will result in approximately one (1’) foot of additional height for a new home, it will help with retaining the existing grade elevation for the site and result in less removal of existing fill that exists above grade.

As it pertains to the proposed height exception modifications, the Administration believes that the proposal to allow for elevator bulkheads, parapets and guardrails to be located above the maximum permitted height would not negatively impact the character of the neighborhood. In this regard, any elevator structure proposed above the main roof line would be required to be located toward the center of the roof and would be subject to the Certificate of Appropriateness review criteria. Providing accommodations for vertical accessibility is also a much needed, and important amendment.

Additionally, the requested unit size exemption for an elevator structure would enable recently constructed homes within the Altos Del Mar area, which may have been built at the maximum allowable unit size, to introduce vertical accessibility to the roof level. The Administration also recommends expanding the unit size exemption for elevator bulkheads to all single-family zoning districts in the City. This would allow for increased accessibility for those single-family properties that are currently constructed at or above the maximum allowable unit size.

Regarding parapets and guardrails, the Florida Building Code requires safety rails with a minimum height of 42” above the roof deck level. As such, the Administration has no objection to including guardrails or parapet walls, up to a maximum height of 42” above the roof deck, as an allowable height exception for oceanfront lots within Altos Del Mar.

While supportive of the proposed modification to allow for elevator access to the roof, the Administration does have a concern relative to the proposed height exception for stair enclosures. A stair enclosure, especially when combined with an elevator, has the potential to disrupt the consistent scale, height and massing present on oceanfront properties within the Altos Del Mar area. Further, unlike elevators, there are a number of creative design options for open stairs, as can be seen in the more recently constructed homes within Altos Del Mar. As such, the Administration would recommend that stair enclosures not be included as an allowable height exception for the RS-3 district within Altos Del Mar.

There is also an additional minor clean-up amendment that the Administration would recommend be included as part of this request. Specifically, the reference to Section 142-1162 in Section 142-107(e) should be replaced with Section 142-105(b)(7).

Finally, it is important to note that the subject request does not propose expanding the height exemptions of the dry lots (lots on the west side of Atlantic Way) as these properties are currently permitted to follow the allowable height exemptions included in 142-105(b)(7).