Rogo

The anticipation is high regarding the future of ROGO in the Florida Key. Islamorada has officially exhausted its building allocations. The City of Marathon is set to deplete its allocations by 2025, and the county has slowed its pace, anticipating the end of ROGO in 2026.

Background of Rogo

For those not familiar, the Rate of Growth Ordinance, or ROGO, was established to ensure resident safety during hurricanes. All of the Florida Keys are designated as an Area of State Critical Concern which served to constrict and control new development based on Hurricane Evacuation and provide oversight by the State. A 24-hour maximum evacuation time for residents and a 48-hour evacuation time for transient guests was established in Florida Law.

The Department of Community Affairs, now DEO, monitors evacuation times, reports to the Governor, and awards building permits every decade. The latest tranche, awarded in 2013, expires on June 31, 2023.

New Study for Rogo

Currently, a new evacuation study is underway, and indications from prior research suggest that the 24-hour evacuation time might have been exceeded. If this holds true, it is widely recognized that the Florida Legislature would need to enact fresh legislation, extending the evacuation period to facilitate the issuance of more residential building permits.

Past evacuation models suggest that extending the evacuation time to at least 30 hours would be necessary to meet the demand for residential dwelling unit permits, allowing for the construction of homes on the approximately 8000 estimated buildable lots in the Keys.

5 Scenarios

The DEO presented the County and Keys’ Cities with five scenarios, spanning from a complete halt on residential building permits to the potential allocation of permits for nearly all of the estimated 8000 buildable lots.

Balancing these diverse interests and formulating a plan acceptable to Legislators in Tallahassee presents a formidable challenge. The ongoing development raises environmental concerns, with arguments suggesting that the Keys have exceeded their environmental and biological carrying capacity. This is evident in the decline of fish stocks, coral bleaching, water quality loss, and eutrophication. The addition of complexities arises from the need to expand evacuation times, address sea level rise, and tackle traffic issues.

On the other hand, restricting property owners from building might necessitate the government purchasing lots at fair market value, potentially incurring costs amounting to billions and placing a burden on local taxpayers.

The Response

The County responded to DEO by requesting a postponement of any action until the 2025 Legislative Session.

Educated Guess for Rogo

Here’s what could unfold after plenty of discussions, debates, and careful consideration of the far-reaching impacts of the two extreme scenarios on the table.

It is likely that more residential permits will be allocated by the State in the next three years to avert taking cases and that the rate of permits being awarded to property owners will be at or below current levels.

To accommodate more permits the evacuation times established for residents will have to be increased from the current 24 hours. If that time is increased to about 30 hours there would potentially be enough permits available to build almost 8000 new homes on all of the buildable lands remaining in the Keys.

It will take many years to provide for all of the infrastructure necessary to support new residential units including expanded and improved roads, central sewer, stormwater, along with increased potable water and electric capacity as well as the work force housing necessary to support these new units.

As a result, whatever new allocations that are issued will likely be metered out over possibly decades as the infrastructure is put in place.

Should the Legislature choose to extend evacuation times, the subsequent allocation of new residential dwelling units would fall under the purview of the Governor and Cabinet.  Local jurisdictions would then play a pivotal role in determining housing ratios and ownership preferences, further contributing to the intricacy of the balancing act.

Those property owners whose use of their land is ‘taken’ by regulation can petition government to compensate them for the loss of use of their property.

The future of ROGO in the Florida Keys remains intricate and subject to ongoing discussions and decisions.

Prumo & Carden

Amy’s success as a Florida Keys Elite Agent and Diamond Award Winner is truly awe-inspiring. With over a decade of experience in the real estate industry, she has cemented her position as a trailblazer and pioneer. Her unwavering commitment to excellence is reflected in her impressive academic credentials, which include a Master’s Degree in Marketing and Management. Amy’s marketing programs are simply unmatched, ensuring that your property is showcased to the widest audience of potential buyers, thus guaranteeing maximum exposure.

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Downstairs Enclosures: What You Need to Know

Background

Living in the Florida Keys comes with unique challenges, especially when it comes to understanding the rules regarding downstairs spaces in homes.

Rules for Downstairs Enclosures

Here in the Florida Keys, the entire area is at risk of flooding, so there are important rules to follow. If your house was built after 1974, one key rule is that the lowest floor of your home must be above the flood level. This is crucial to prevent flood damage to your property.  Homes that were built before 1974 and have living areas below flood are grandfathered in.

What You Can Do In Your Downstairs Enclosure?

If you have a downstairs area in your home, it’s essential to know that it can only be used for limited purposes. Specifically, these spaces are reserved for parking your vehicles or storing items like lawnmowers, tools, and equipment that you would typically keep outdoors.

Understanding Flood Levels

To make informed decisions about your property, you need to grasp the concept of flood levels. The flood level is the lowest point in your home where you can have living space. To find out the specific flood levels for your area, you can easily check online flood maps.

Difference Between Spaces

To avoid any confusion, it’s vital to differentiate between your regular living spaces and other areas in your home. Living spaces are where you cook, eat, sleep, and spend your daily life. Other floors, like your downstairs area, are designated for parking vehicles or storage, such as tools and equipment.

Using Enclosure Spaces Wisely

When it comes to using the storage spaces below your home, keep in mind that they should exclusively serve for parking cars or storing items like lawnmowers and tools. It’s essential not to place furniture or belongings that can’t withstand exposure to water in these areas. The purpose of these spaces is to provide a safe and dry spot for items typically stored outside.

Seeking Guidance

If you ever find yourself uncertain about these rules or need further clarification, don’t hesitate to reach out and contact us. 

You can also contact the folks at the Monroe County Growth Management Division, Office of Floodplain Management. You can give them a call at 305.453-8759. They are there to assist you in understanding and complying with the regulations governing downstairs enclosures in the Florida Keys.

Bad

Downstairs Enclosure

New Regulations Came out about downstairs enclosures

so be sure to read our other post

– Buying a home in the Florida Keys – Downstairs Enclosures 

– Florida Keys Building – Downstairs Enclosures

You might also want to check out :

– Breaking Down Flood Maps in the Florida Keys  

If your thinking about buying a home in the FloridaKeys, be sure to check out our main Buying Page for some really great information!

You can also Contact Us with any of your buying questions.  We would love to hear from you.

Prumo & Carden

Amy’s success as a Florida Keys Elite Agent and Diamond Award Winner is truly awe-inspiring. With over 13 years of experience in the real estate industry, she has cemented her position as a trailblazer and pioneer. Her unwavering commitment to excellence is reflected in her impressive academic credentials, which include a Master’s Degree in Marketing and Management. Amy’s marketing programs are simply unmatched, ensuring that your property is showcased to the widest audience of potential buyers, thus guaranteeing maximum exposure.

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Includes Local home Inspectors and Insurance compaines 

What do you mean I can’t build on my land?

Why can’t I just build on my own land?

If you’re thinking about snagging a piece of empty land down in the Florida Keys with big dreams of putting up your own house one day, hold your horses and do some digging first. It’s not as simple as staking your claim and breaking ground. Nope, before you can start hammering away, you’ve got to jump through a few hoops and nab what the county folks call an “Allocation” or a “Building Right.”

But why the fuss over this “allocation,” you ask?

Well, the Florida Keys have this special status given by Florida itself – they’re labeled an “Area of Critical State Concern.” Basically, this means the state keeps a tight grip on how much brand-new stuff can pop up on these islands. And we’re talking strictly about fresh constructions on empty plots here.

So, what’s the big idea behind all this? The state’s got a simple goal: make sure everyone can hit the road and evacuate within 24 hours if a hurricane comes a-knockin’.

Now, why’s Florida got its nose in how the Keys grow? Couple of reasons. First off, they want to keep that natural beauty intact. Think environment, waterways, and all that jazz. But the real star of the show is people’s safety – that’s priority numero uno.

Back in ’74, Florida dished out a limited bunch of permits for the entire Florida Keys. And they didn’t just sprinkle ’em all over; each slice of the Keys got its own little pile of permits. You got the Upper Keys, Islamorada, Marathon, Big Pine Key and the Lower Keys, plus Key West, all divvied up.

Rate Of Growth Ordinance

Since way back then, the counties and cities in the Florida Keys have been playing a points game when it comes to handing out these building rights. More points mean a quicker ticket to that construction party. They’ve got a fancy name for this points thing: ROGO, which stands for Rate Of Growth Ordinance. Oh, and don’t be surprised if you come across the term “BPAS” – that’s just another name for the same gig, meaning Building Permit Allocation System. It’s like ROGO’s cool cousin.

Oh, and a little tidbit: “allocation” and “building permit” are like best buds down here. Sometimes, you might have the golden allocation ticket (aka the right to build), but you’re still twiddling your thumbs waiting on the actual permit to come through from the city or county bigwigs.

Quick FYI, though – places like Layton and Key Colony Beach are the renegades of this whole ROGO game. They’ve got a pass on that front.

In a nutshell, if you’re eyeing a vacant piece of land in the sunny expanse of the Florida Keys with dreams of crafting your very own oasis, it’s crucial to get your facts straight before you start envisioning the palm trees and hammocks. The process isn’t as straightforward as it seems – you can’t just roll up and start building.

For more information about building a home in the Florida Keys, please reach our to us at – 310-384-5647.

Prumo & Carden

Amy’s success as a Florida Keys Elite Agent and Diamond Award Winner is truly awe-inspiring. With over 13 years of experience in the real estate industry, she has cemented her position as a trailblazer and pioneer. Her unwavering commitment to excellence is reflected in her impressive academic credentials, which include a Master’s Degree in Marketing and Management. Amy’s marketing programs are simply unmatched, ensuring that your property is showcased to the widest audience of potential buyers, thus guaranteeing maximum exposure.

Sign up for our Newletter or Download our free List of Service Providers 

Includes Local home Inspectors and Insurance compaines