Overview
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Location: Longboat Key, FL
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Project Type: Vertical Addition & Coastal Home Renovation
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Scope: Rooftop deck addition, exterior spiral staircase, HVHZ-rated multi-slide patio doors, and a comprehensive interior remodel (kitchen, multiple bathrooms, and bedrooms).
Snapshot
Located on Longboat Key, FL, this vertical addition and coastal home renovation project featured a custom rooftop deck addition accessed by an exterior spiral staircase. The comprehensive scope also included the installation of HVHZ-rated multi-slide patio doors and a full interior remodel encompassing the kitchen, multiple bathrooms, and bedrooms.
Challenge
Executing a vertical addition and expanding exterior openings on a barrier island requires navigating strict local building codes and significant structural obstacles. Adding a rooftop deck requires cutting into the existing roofline, and supporting the live load of a new deck on an older framing system demands heavy structural reinforcement. Additionally, waterproofing a flat deck surface in a high-rain, high-wind coastal zone is highly prone to failure if not engineered with commercial-grade precision.
Expanding the coastal envelope presented another major hurdle. The client wanted unobstructed views from the bedroom, which required installing oversized multi-slide patio doors. Modifying load-bearing exterior walls on Longboat Key requires significant structural header reinforcement to support the new span and pass stringent High-Velocity Hurricane Zone (HVHZ) wind-load codes.
Strategy
To deliver this coastal home addition efficiently, we prioritized structural integrity and strict phased construction management. We structurally reinforced the home’s existing framing to safely carry the new rooftop deck, implementing a multi-layer waterproofing system to ensure long-term leak prevention. To provide roof access without eating into the interior floor plan, we engineered and installed a weather-resistant exterior spiral staircase.
For the envelope expansion, we reframed the exterior wall openings and installed reinforced structural steel headers to accommodate the heavy, impact-rated multi-slide doors. We meticulously leveled the sill tracks to ensure the panels glide smoothly while maintaining a watertight, hurricane-grade seal that strictly adheres to local barrier island codes. Finally, we prioritized sealing the exterior envelope before bringing in the interior trades. Once the roof deck and impact doors were watertight, our team safely executed the interior phase, gutting and rebuilding the kitchen, multiple bathrooms, and bedrooms without weather-related delays.
Result
The completed Longboat Key renovation successfully expanded the property’s usable footprint while completely modernizing its interior. By structurally integrating a watertight vertical addition and HVHZ-rated glass systems, Holliday Group delivered a highly durable, code-compliant waterfront home optimized for the coastal Florida environment.
