HomeMy WebLinkAboutRe Cape Canaveral Height Restrictions (12)Thank you David. This helps. Have a couple of questions:
[a] when you say "deck line of mansard roof" I take that to mean the
roof deck, and that the heigh of the mansard above the deck does not
count against the maximum height. Is that correct?
[b] Is there any relief if I am putting parking (non-habitable space)
on the ground floor of the building as in the County. For example:
- crown of road 11 feet NGVD
- finished floor of garage 12 Feet NGVD
- finished floor in first habitable floor 22 feet NGVD
- does the 10 feet between the garage floor and the first habitable
finished floor count against the 45 feet. I assume the answer is yes,
but just want to ask to be 100% clear.
[c] With respect to FEMA compliance, if I have a situation whereby
- crown of the road is at 11 Feet NGVD
- FEMA VE Zone Base Flood Elevation is at 12 Feet NGVD
- average grade of site is at 12.5 Feet NGVD
Do I get relief from the having to place the first finished floor at 12
Feet NGVD since this is essentially at the VE Base Flood Elevation?
If I get relief in order to construct the first habitable floor above
the FEMA BFE, what is that distance above the BFE that I can build the
First Finished Floor to in order to be above the BFE?
Does pushing the building up in this manner in order to be safely above
the BFE count agains't my total height inside 45 feet?
Michael: is there any other relieve whereby compliance with FEMA
requirements override the height measurements in order to build safe
buildings up and out of the Base Flood Elevations in VE zones?
Thank you for the clarifications.
Tom Hermansen
On Jul 5, 2016, at 9:56 AM, David Dickey
<D.Dickey@cityofcapecanaveral.org
<mailto:D.Dickey@cityofcapecanaveral.org> > wrote:
Good morning Tom. The only “relief” provided by the City Code with
respect to height is in Sec. 110-471, which you discuss in your email.
If the property in question is in the Overlay, there is the ability to
go to 65 feet with Community Appearance Board (CAB) approval. Over 65
feet requires approval from the Council. The CAB approved the only
request to come before it (Homewood Suites).
The following definition from Section 110-1 of the City Code
distinguishes between habitat able and non-habitable. This is the
provision we used to pierce the 45 feet barrier for the City Hall
building under construction.
Height of building means the vertical distance from 12 inches above the
crown of the fronting road or finish grade at the building line,
whichever is highest, to (i) the highest point of flat roof; (ii) the
deck line of a mansard roof; (iii) the average height between the eaves
and ridge for gable, hip and gambrel roofs. Excess fill placed at or
around any portion of the building shall not be used as a means to
circumvent any maximum height requirement. Excess fill shall mean any
fill above the first/ground floor elevation. Measurement must be in
compliance with the 100-year flood level, as determined by the Federal
Emergency Management Agency.
The City Code requires that the finished floor be 1 foot over the crest
of the adjacent road.
I have copied Mike German, who is the City’s Floodplain Administrator.
Dave
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From: Tom Hermansen [mailto:tomh@oceanpartnerscb.com
<http://oceanpartnerscb.com> ]
Sent: Saturday, July 02, 2016 5:12 PM
To: David Dickey <D.Dickey@cityofcapecanaveral.org
<mailto:D.Dickey@cityofcapecanaveral.org> >
Subject: Cape Canaveral Height Restrictions
David
Am trying to understand how Cape Canaveral Measures Height
There is a general height restriction of 45 feet in most areas.
Section 110-471 provides exceptions to the measurement of height for
non-habitable structures on top of the buildings.
Are there other sections that also provide for relief from the 45 foot
height measurement?
Such as:
is it measured to the top of the finished floor, or to the average
height of the roof structure (I recall dealing with this when we built
the residence inn but cannot find the sections)
is there exception to height measurement if one puts parking underneath
the building as the County permits to achieve buildings like the one in
the attached photo?
where is height measured from. Is it from the average grade of the
site?
Are there requirements to raise the grade above the adjacent road and
above the base flood elevation?
Tom Hermansen
(941) 587-2808
<image007.jpg>
Florida has a very broad public records law. As a result, any written
communication created or received by the City of Cape Canaveral
officials and employees will be made available to the public and/or
media upon request, unless otherwise exempt. Under Florida Law, email
addresses are public records. If you do not want your email address
released in response to a public-records request, do not send electronic
email to this entity. Instead, contact our office by phone or in writing
Florida has a very broad public records law. As a result, any written
communication created or received by the City of Cape Canaveral
officials and employees will be made available to the public and/or
media upon request, unless otherwise exempt. Under Florida Law, email
addresses are public records. If you do not want your email address
released in response to a public-records request, do not send electronic
email to this entity. Instead, contact our office by phone or in writing
Florida has a very broad public records law. As a result, any written
communication created or received by the City of Cape Canaveral
officials and employees will be made available to the public and/or
media upon request, unless otherwise exempt. Under Florida Law, email
addresses are public records. If you do not want your email address
released in response to a public-records request, do not send electronic
email to this entity. Instead, contact our office by phone or in writing
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