Building in Key Colony Beach

Question:  What is the 50 Percent Rule?

Answer: The FEMA 50 percent rule is a guideline used by the Federal Emergency Management Agency (FEMA) to determine whether or not a damaged structure in a flood zone is considered substantially damaged. The rule states that if the cost of repairs after a flood or other disaster exceeds 50% of the structure’s pre-damage market value, then the structure is considered substantially damaged.  Some areas will give you 50 Percent of the value and and extra 20 Percent of that.  For example if the building structure is said to be evaluated at $200,000,  you would be able make $100,000 plus $20,000 for a total of $120,000 in repairs.

If a structure is considered substantially damaged, then it must be brought into compliance with current floodplain management regulations, which could include elevating the structure or modifying its design to reduce the risk of future flood damage. If the cost of the required improvements exceeds 50% of the structure’s pre-damage market value, then the owner may be required to demolish and rebuild the structure in compliance with the floodplain regulations.

The FEMA 50 percent rule is intended to ensure that structures in flood-prone areas are built to withstand future flooding events and to protect public safety and property.

3 Year Period

Remember that upgrades are assessed over a span of three years. Prior to acquiring a residence positioned in a flood zone, it’s crucial to grasp the extent of enhancements carried out by the current seller. Should the current seller have already completed significant renovations, reaching the maximum improvement threshold, and you proceed with the property purchase, should a hurricane occur within that three-year timeframe, there’s a substantial possibility that you won’t be permitted to restore the building.

Question: Where can I find my Flood Zone information?

Answer: Simply follow the link provided below. In the search bar, input either your address or real estate number.

Current Flood Map

Question: I’ve heard about the upcoming release of new Flood Maps. Where can I go to verify my future Flood Elevation and zone?

Answer: FEMA has issued a draft flood map. You can verify the changes using the provided link below.

Draft Flood Maps

Question: What are some of the changes on the Draft Flood Maps?

Answer: The New Draft Flood Maps will change the Elevation and in some areas the Flood Zone as well.  

Flood Map Elevations

Currently, new flood maps are under development, and they are expected to raise all elevations in Key Colony Beach by approximately 1.5 feet. Several residences in Key Colony Beach are situated just above the flood zone. However, with the impending release of the new maps, these homes will likely fall below the flood line and will, therefore, be subject to the 50 percent rule.

Flood Zone Changes

Several areas in Key Colony Beach will experience a change in Flood Zone, in addition to alterations in the flood elevations. At present, there are two flood zones: AE and VE. The new maps will introduce a new Flood Zone called Coastal A. This change in flood zone will impact how structures are built. Homes that were formerly located in AE and are now in VE or Coastal A zones will require higher construction standards. These higher standards will translate to higher costs for homeowners.

Always check the Draft Map to get an idea of what you can expect in the future.

When contemplating the purchase of a property in Key Colony Beach situated at or below ground level within a flood zone, it’s vital to consider that in the event of a hurricane, you might be required to dismantle your existing structure and replace it with a new one that complies with floodplain regulations.

Question: What are the existing building height restrictions in Key Colony Beach

Answer: The current building height restriction is 40 feet.  Please review the code as some areas maybe different.

Building Height

Question: What are the setbacks?

Answer: The setbacks will vary based on the zoning of the lot. To determine the specific setbacks, utilize the provided link to the zoning map. Subsequently, follow the link to the municode, which will direct you to the relevant section.

City of Key Colony Beach Zoning Map

Set Backs in Key Colony Beach

Question: Is it necessary to construct above flood levels?

Answer: Yes, all new construction must be built above flood levels.

Question: Are downstairs enclosures permitted in Key Colony Beach?

Answer: Yes, there is no size linit to what you can enclousre. However,  downstairs enclousure are for STORAGE only not living space.  Downstairs enclosure must also have the proper vents or break away walls. 

Question: What’s the process for obtaining a dock on my property?

Answer: To secure a dock on your property, you need to submit an application through both the Army Corps of Engineers (ACOE) and the Department of Environmental Protection. Additionally, engineered plans for the dock will also be required.

Note: Please be aware that the Key Colony Beach frequently updates its ordinances, so staying informed about potential changes is important. These answers are not guaranteed, and it’s advisable to always confirm with the Key Colony Beach for for accurate information.

If we missed a question, please give us a call 310-384-5647 or send us an email at [email protected] 

Links:

City of Key Colony Beach

What you Need to Know about Flood Insurance in the Florida Keys