Issue: Vertical accessibility to the second floor guest rooms and rooftop pool area.
Analysis: The applicant is requesting a waiver from providing vertical accessibility to guest rooms on the second floor of a new, 22 unit hotel costing $4.8 million. As required, one unit on the first floor is fully accessible and all others on that level have accessible entrances. According to the applicant, because of the hotel’s location within the Key West historic district, there are height limitations that would prevent an elevator shaft being constructed higher than the proposed roof line. Stairs are the only way to enter the second floor and the rooftop pool area.
Project Progress:
The project is under construction.
Items to be Waived:
Vertical accessibility to the second floor and rooftop pool of a hotel, as required by Section 553.509, Florida Statutes.
553.509: Vertical accessibility - Nothing in sections 553.501-553.513 or the guidelines shall be construed to relieve the owner of any building, structure or facility governed by those sections from the duty to provide vertical accessibility to all levels above and below the occupiable grade level, regardless of whether the guidelines require an elevator to be installed in such building, structure or facility, except for:
(1) Elevator pits, elevator penthouses, mechanical rooms, piping or equipment catwalks and automobile lubrication and maintenance pits and platforms;
(2) 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
(3) 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.
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.