1999.08.02_PB_Minutes_Workshop. TOWN OF HIGHLAND BEACH
PLANNING BOARD
WORKSHOP MEETING
Monday, August 2, 1999 9:30 A.M.
Chairman Alfred E. Bresnahan called the Workshop Meeting to order
in Commission Chambers at 9:30 A.M.
Town Clerk Doris Trinley called the roll. The Chairman and Vice
Chairs S. Myron Browner and Guido Teichner, as well as Members
Victor P. Hadeed, Harold R. Hagelmann and Eugene Diliberto were
present. Member Gerald B. Church was absent.
Town Attorney Thomas E. Slney, Building Official Robert S. Dawson
and representatives of Duncan Associates were also present.
NEW BUSINESS
Lengthy discusssion continued regarding revised draft code
amendments relating to building height issue, concluding with
MOTION being made by MR. HAGELMANNjMR. BROWNER recommending
Alternate I regarding determination of finished floor elevation for
all parcels east of SRAlA as set forth in Attachment I, page 2,
• 5 . 19 (b) .
Roll call vote was as follows:
Mr. Diliberto........ yes
Mr. Hagelmann........ yes
Mr. Teichner......... yes
Mr. Hadeed........... no
Mr. Browner.......... yes
Mr. Bresnahan........ yes
It was agreed that Mr. Hodgkins of Duncan Associates would revise
the draft code amendments regarding building height to reflect this
recommendation, as well as other revisions agreed upon this date,
and the final draft would be ready for the Public Hearing to be
held August 11, 1999.
Note: Copy of Duncan Associates final proposed amendments dated
July 29, 1999, including other revisions agreed to at this meeting,
attached to and made part of these Minutes.
There being no further business to come before the Board at this
time, Chairman Bresnahan adjourned the Workshop Meeting at 10:30
A.M. upon MOTION by MR. BROWNERfMR. TEICHNER.
dmt
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• Minutes of Planning Board Workshop Meeting
August 02 1999 Paae 2 of 2
APPROVE:
~LL ~~ C . ~ 2~cL=
Alf d E. Bresnahan, Chairman
~t.~,o/
S. Myron Brower, Vice Chairman
r_,,; ran TP; rhner _ Vice Chairman
~farol/d Hagelmarin
./
ua ne Diliberto
Absent
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Gerald B. Church
Attest:
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Date : ~ ~ ~
•
Victor.,P. Hadeed
duncan associates
• land develop ent regulations
growth management
impact fees
MEMORANDUM
•
TO: Planning Board, Town of Highland Beach
FROM: Marty Hodgkins, Duncan Associates
Jon Carleen, Urban Design Studio
SUBJECT: Draft Code Amendments Regarding Building Height Issues
DATE: Juy 29, 1999
On Juy 26, 1999, the Planning Board held a workshop meeiing, to consider draft code
amendments rekxFing to building height issues. At the conclusion of the meeting, the Planning
Board requested specific changes to the draft code amendments. The proposed code
amendments appear as Attachment I and recommend the following changes:
(1) determination of finished floor elevation (FFE) for the west side of SRAI A;
(2) determination of FFE for the east side of SRAI A;
(3) measurement of building height;
(4j exceptions to building height; and
(5) definitions for building height exception, habitable space, and usable
space.
fiese amendments are to be considered at a Planning Board workshop meeiing on Monday,
August 2, 1999 at 9:30 a.m.
Please do not hesitate to contact me if you have any questions or require further information.
cc: Mayor and Town Commission
Ben Saag, Town Manager
Tom Sliney, Town Attorney
Bob Dawson, Building Official
From the desk of...
L Martin Hodgkins, AICP
Associate
DIJNGN /LSSOCIATEs
390 South Juno Lane
Juno Beach, Florida 33408
561/626-2420
Fax: 56 I /630-9852
e-mail: rnhodgldns@rrmndspring.com
ATTACHMENT 1.
• Proposed Amendments -
Town of Highland Beach Zoning Code
(NOTE: Language with strikcever to be deleted; language underlined in bold to be added.)
A. Determination of Finished Floor Elevation
The following language is recommended for determining finished floor elevation.
5.19 Determination of finished floor elevation.
(a) West of SR A 1 A.
For all parcels west of SR AI A, minimum finished floor elevation shall be the higher
of the following:
(I) six (6) inches above the flood elevation as determined by the United States
Federal Emergency Management Agency (FEMA), or successor agency; or
(2) - eighteen (18) inches
above the average height of the centerline of the nearest public or
• private road providing access to the site.
If a higher minimum elevation is established by the Florida Department of
Environmental Protection (DEP) or FEMA, the higher elevation shall be used by the
Town.
(b) East of SR A I A.
For all parcels east of SRAIA, finished floor elevation shall be
ALTERNATE 1: not more than thirty (30) inches above the "design breaking wave
crest or wave approach as superimposed on the storm surge with dynamic wave
setup of aone-hundred year storm" elevation as determined by DEP (See Figure I ).
Use of this finished floor elevation shall be consistent with the standards listed below.
r1
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2
Figure 1
~Y(NOTE: 8 feet maximum height for garage interior refers to clear height between
• finished floor and finished surface of the ceiling.)
uP1o3o' nn~+x
9 PeouEO~unE
~ ~~ r-caw~avx~ars
RNSF~ RAOR
QEP. ESTE~.ISF~
Fff7Wl~HYTSTFdJC1LfiE
B~1d4T10N
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Figure I A
• ~k(NOTE: 8 feet maximum height for garage interior refers to clear height between
finished floor and finished surface of the ceiling.)
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t~uiv~
t7.E.P. ~STABI.lSHED
PERl~AANEN'P S'T€itJ~'C'URE
ELEVA'~"It~N
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(I) A building permit shall not be issued by the Town until approval for the
finished floor elevation is granted by the Department of Environmental
Protection.
2 ~ The area below the finished floor elevation may used for non-habitable
purposes, including a garage, storage, clothes washing/dying, etc.
~~ The area below the finished floor elevation may be air conditioned and may
include a bathroom with sink and toilet,
The area below the finished floor elevation shall not exceed eight (8) feet in
clear height as measured from the __-`_~~ ~` ~.`.~ finished floor to the exterier
finished surface of the ceiling.
~4,) Finished floor elevation for a garage shall not be constructed
below the lesser of the following:
a. the flood elevation as determined by FEMA: or
b. eighteen (18) inches above the average height of the
centerline of of the nearest public or prnrate road providing
access to the site.
•
B. Measurement of Building Height
The following is proposed as a new definition for measuring building height for single famihr
dwelling units.
13.7 Building height means the vertical distance between the finished floor elevation and the
following:
(a) flat roof: the highest point of any flat roof associated with a structure; and
(b) pitched roof: the highest point of
the highest roof ridge or peak associated with a structure (see Figure 2).
C. Exceptions to Building Height
•
The following is proposed as a new code section to address this issue.
5.20 Exceptions to building height.
The following exceptions to building height limits for single family dwellings shall be
permitted.
5
Figure 2
TOP OF HiGfiEST RIDGE
+OR PEAK
`'" / PEAK~^ ~~
'~ ~ \ 2
C~ 7
S ~ ~~ ~ 6
Z
FINISHED FLOOR ELEVAT1C31V __,~___,.,~.,.
__._
__
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(a) Exceptions.
• Exceptions to building heights shall include such functional and nonfunctional
architectural features as chimneys, cupolas, towers, dormers, parapet walls, domes,
and spires. Mechanical features considered exceptions to height limitations include
heating, ventilating, and air conditioning equipment, and flag poles and radio or
television antennae.
(b) Measurement. Height exceptions shall be measured from that point of a flat or
pitched roof utilized to determine building height.
(c) Limitations. Height exceptions shall comply with the limitations listed below.
(I) Not more than two height exceptions. including elevators. shall be
allowed on any defined roof line.
(2) The size of each architectural height exception. unless otherwise
provided herein. shall be limited to a total of four feet by four feet by four
feet and a maximum volume of 64 cubic feet.
(3) The size of height exceptions or architectural features shall not exceed four
feet above that point of a flat or pitched roof utilized to determine building
height, except as may be required to comply with building codes for
functional chimneys or similar features.
•
(4) Parapet walls shall not exceed 4 feet in height.
(5) For single family dwellings, heating, ventilating, air conditioning, and exhaust
equipment. and radio or television antenna shall not exceed the height
of a parapet wall. In the absence of a parapet wall. such equipment
shall be screened in a manner consistent with the archtectural
style, colors, and materials of the principal structure.
(6) The height of flag poles shall not extend -F6 4 feet beyond that
point of a flat or pitched roof utilized to determine building height.
(7) All height exceptions shall be constructed in a manner consistent with the
architectural style, colors, and materials of the principal structure.
(d) Elevators.
Elevator housings for single family dwellings may exceed the height exception
limits as provided herein, provided the structures are consistent with the standards
listed below.
(I) The housing or structure shall
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Alternative 1: not exceed the height or size of height exceptions
permitted by this Section.
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Alterntive 11: not exceed five feet by five feet bX ten feet and a
maximum volume of 225 cubic feet.
(2) One externally visible elevator per single family residential structure is allowed.
(~}-~'°`" The elevator housing"shall nct be.ind~ded in theaimit of two height exceptions- --°
_.. ..,,
~- e.per roof lire. .--~ ` --~
(4) A canopy or other weather protection for an elevator door may be
provided in a scale consistent with the intended function.
(5) The elevator housing shall be constructed in a manner consistent with the
architectural style, colors, and materials of the principal structure.
(e) Observation Decks and Widows' Walks.
Observation decks and widows' walks shall be permitted subject to the standards
listed below.
(I) The observation area shall not exceed 225 square feet, and habitable,
~,y~s~b~~area shall not be provided.
•
(2) The walks or decks shall be open air features, and shall not be walled, roofed,
or otherwise enclosed.
(3) Electricity, water, and similar services shall not be installed, unless determined
necessary by the Building Official to meet requiremerrts of the building code.
(4) The surface of walks or decks shall not exceed the overall building height limit.
(5) Not more than one deck or walk per principal structure or dwelling shall be
installed.
(6) Access to a deck or walk may be provided by an elevator or an unenclosed
stairway.
(~ Swimming pools, spas, Jacuzzis, hot tubs, and any other recreational facilities
shall not be provided on a roof top of a single family dwelling. Recreational
facilities of this nature may be permitted on the roof of a multiple family
dwelling if approved by the Town Commission.
(8) Safety railings shall be provided to meet building or safety codes, provided
such railings shall not be opaque.
r:
(9) The decks, walks, and safety railings shall be constructed in a manner
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consistent with the architectural style, colors, and materials of the principal
structure.
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D. Definitions
The following definitions are proposed to be added to Section 13 of the Zoning Code.
3.7a Building height exception mean functional or decorative architectural features such as
parapet walls, chimneys, towers, cupolas, and turrets, and roof or wall mounted items such as
flag poles, and radio and television antennae allowed to exceed the building height limit.
13.30 Habitable Space means enclosed air conditioned or non- air conditioned areas utilized for
residential purposes, including cooking, sleeping, bathing, and similar daily activities.
3.31 Usable Space means an enclosed or unenclosed area, whether or not air conditioned, for
such accessory residential uses as private garage, personal storage, 5 d'"
e~~,clothes washing/drying, etc., including a bathroom with sink, toilet, shower,
etc.
heightdraft. I
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