1796 Beach Avenue 06.23.2006 (Height Issue)Sonya, IF the survey is correct (I'll explain shortly), then this start point appears reasonable. I'm assuming this 16.67 is intended to be the Grade Developed Calculated Average (GDCA).
The street level elevation on Beach Ave. is 10.5'. The existing 2 story home has a finished floor elevation of 22.84' (by the survey) - calculated FFE for the proposed house is ~21.7'.
Looking at the spot elevations on the topo survey, a GDCA of 16.67' for all spots outside the structure footprint appears reasonable (didn't run the numbers - just by inspection of
the numbers shown (from 11.5' to 20.6 and back down to 12.0 at the ECL).
However, going out to the lot and looking, the peak elevations of the lot do not appear to be the 8 1/2 to 10' above the roadway elevation shown on the survey. I don't think we want
to get into the game of challenging Surveyors, if they sign and seal it. The difference will be more on the order of 1' than the 16' you are concerned with.
I think we need to make the Designer / Engineer provide the actual Grade Developed Calculated Average documentation with his application.
Also, I'm not sure how we can say this submittal would be enough to vest or grandfather him in. Without structure plans, he can't say significant expense has been made. They say they
have already applied to FDEP - should we ask for a copy of that submittal? That's what I did with Jim Dupre's last Beach Ave. project - it would carry more weight than mere 'conceptual'
plans.
Rick
>_____________________________________________
>From: Doerr, Sonya
>Sent: Friday, June 23, 2006 10:30 AM
>To: Carper, Rick
>Subject: Help with questionable height measurement
>
>
>Rick,
>
>I need your help with something. Gary Grider (Grider Construction) submitted a set of plans for Tom and Judy Coughlin's new house at 1796 Beach (not yet for building permits, but
to be vested before any residential standards are adopted.) They are also working on their FDEP permit.
>
>My concern is they way the have calculated height. From the Beach Avenue side, the front of the house gained an extra 16.67 feet using what they have noted as "Mean Sea Level Average
Grade". Then the full 35-feet starts above the 16.67 mark, which from the Beach Avenue side provides for a 51-foot elevation. I sent him a letter and told him that he needed to use
the Calculated Grade Average definition in the Code, and be sure that it was fully justified, because it >will be questioned. This is a high lot and there is quite a bit topography
on the lot, but not so much that they should get an extra 16+ feet in elevation, I don't think. I need the "engineer's review."
>I put the set of plans and my earlier letter to him in your mailbox. His number is 463-4606 if you need to discuss with him. Thanks!
>
>Sonya