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.

Amy Prumo – 310-384-5647

[email protected]

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.

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.

Amy Prumo – 310-384-5647

[email protected]

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.

Development & Regulatory ABC’s in the Florida Keys.

The following is a list of the most common acronyms associated with Development, Permitting and Government Regulation in the Keys with a brief description and explanation of how it impacts or integrates into the overall development picture.

ACOE: Army Corps of Engineers. Establishes Jurisdictional Wetland Boundaries which describe buildable vs. non-buildable areas. The ACOE is one of the agencies responsible for permitting of docks and seawalls as well as federal enforcement of environmental wetland regulations.

BPAS: Building Permit Allocation System. See ROGO

BFE: Base Flood Elevation.

Described by “A”,”V”, “X” and soon “Coastal A” Flood zones.

“A” Zones: The BFE is measured from the top of the lowest living level.

“V” Zones: The BFE is measured from the lowest structural member supporting the lowest living area

“X” Zones: Outside the Special Flood Hazard.

“Coastal A” Zone: BFE measured as an “A” Zone with “V” zone construction standards for the DSE.

DEO: Department of Economic Opportunity. State Agency responsible for managing the Monroe County Area of State Critical Concern including ROGO and BPAS.

Note:

Monroe County is the only county in the State of Florida designated as an Area of State Critical Concern

El. Cert:  Elevation Certificate. Required survey establishing the elevation of the various floors in a structure relative to the Flood Elevation.

FAR: Floor Area Ratio. The % of the parcel size that can be developed with structures based on the Intensity of Use.

FDEP: Florida Department of Environmental Protection. Responsible for State level permitting of docks, seawalls and wetlands enforcement.

FEMA: Federal Emergency Management Agency. Responsible for managing the NFIP (National Flood Insurance Program) which provides Subsidized flood insurance and for establishing flood zones and flood elevations.

FDOT: Florida Department of Transportation. Providing curb cuts onto State Roads (US#1)

FKAA: Florida Keys Aqueduct Authority. Manages water supply into the Keys and sewer systems in various parts of the Keys.

FLUM: Future Land Use Map. Super-Land Use Classification established to control future development and re-development under which the various Land Use or Zonings exist.

LDR’s: Land Development Regulations. The development code which includes Zoning classifications, Bulk Regulations (Setbacks, building heights, FAR’s. OSR’s,) Density & Intensity Tables, Parking and Landscaping Requirements, etc.

LOS: Level of Service. The Comprehensive Land Use Plan contains provisions that are designed to Maintain minimum levels of service for roads, hurricane evacuation times, utilities, Etc. NROGO: See ROGO.

OSR: Open Space Ratio. Area of the site open to the sky and not covered by buildings.

ROGO: Rate of Growth Ordinance. Otherwise known as the Building Permit Allocation System or BPAS Dwelling unit allocations.

NROGO or Non-Residential ROGO is the associated allocation on a square foot basis for commercial development. ROGO and BPAS are designed to maintain the LOS for Hurricane Evacuation prescribed by law and part of the Comprehensive Land Use Plan. Allocations for ROGO, NROGO and BPAS are granted by local government based on a scored application that places preference on applications that impose less impacts on the various LOS. The overall allocations are metered out by DEO in 10 year traunches and are subject to the level of service for the 24 and 48-hour hurricane evacuation times. The current 10-year allocation began in 2013 and ends in 2023 at which time it is generally acknowledged that the 24-hour evacuation time will be exceeded which will potentially result in no additional or a reduced number of ROGO or BPAS Allocations going forward. ROGO Lot: (or BPAS dedication lot) Lots which are dedicated to local government as part of the ROGO or BPAS application process which accrue points towards the overall application score.

SFWMD: South Florida Water Management District. Manages and enforces Water Management Policy in South Florida. Permits larger projects (2 plus acres) which impact on water quality as it relates to storm water runoff.

TBR: Transferable Building Right. An existing building right based on a pre-existing dwelling unit that can be transferred via an administrative or conditional use process from a sender site to a receiver site. Also known as a ROGO Exemption. The process varies from the Cities to the County where various rules control the process. In Marathon there is a fee of $40,000 to effect the transfer which is done administratively. In the County it is a Conditional Use. Once the transfer is complete a new dwelling unit can be constructed on the receiver site.

TDR: Transferable Development Right. TDR’s do not convey a building right but provide density to comply with the allocated or max net density of the receiver site. TDR’s are used to convey land area making the sender site unbuildable and the receiver site buildable. The rules for transfer of TDR’s are complex as TDR’s have both quantitative (number) and qualitative (type) features. Once the TDR transfer is effected the receiver site is then eligible for a ROGO or BPAS allocation.

TRE: Transferable ROGO Exemption. The process for transferring a ROGO exemption in Unincorporated Monroe County from a sender site to a receiver site which requires Planning Commission approval. TRU: Transient Residential Unit. The City of Marathon uniquely identifies transient residential dwelling units as campground spaces, RV units or hotel/motel units which can be transferred from one site to another with no transfer fee exacted. TRU’s provide for the construction of a 1-bedroom transient unit with 2 bedroom units provided for with a loss of 10% in density and 3 bedroom units a loss 15% of density.

Tier System: Tier I: Environmentally sensitive and generally unbuildable under ROGO scoring.

Tier II: Transition Lands on Big Pine and No Name Keys which are generally unbuildable.

Tier III: Infill lots located in developed subdivisions with adequate infrastructure.

Tier IIIA: Special Protection Areas which do not fit in Tier I or Tier II.

If your thinking about buying a home in the Florida Keys, 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.

Metal Roofs – The Golden Standard in the Florida Keys.

Have you ever looked at the roofs of the homes in the Florida Keys?  If so, you will notice most of the homes have opted for a metal roof. A metal roof is the gold standard when it comes to protection in a hurricane and added home value.  According to the Metal Roofing Alliance metal roofs earn a 140-mph rating and can some can withstand wind gust up to 180 mph.

From an untrained eye you might think that all metal roofs are the same, but they are not.  

The two most popular metal roofs that are installed on homes in the Florida Keys are V-Crimp Roofs and Standing Seam Roofs.

So what’s the difference and is one better than the other?

V-Crimp

A V-Crimp roof is a metal roof that has an “V” groove in it. When looking at a v-crimped roof, the fasteners are exposed and you are able to see the screws. The fasteners that are used are screws with rubber washers. The problem with the rubber washer is that the extreme heat and sun cause the washers to deteriorate over time and eventually the rubber washer will need to be replaced.

Standing Seam Roof

With a Standing Seam Roof, the fastener and the washers are hidden or concealed. Which makes this type of roofing extremely durable and weather resistant. The panels are attached to the roof deck, so the metal is free from any holes that could allow water to get in. Metal roofs of this type are lightweight and can last up to 60 years.

Maintenance

Both types of metal roofing are low maintenance and last much longer than your standard shingle roof. In addition, both are versatile and come in different colors. The best color options to reflect light and reduce heat transfer is white. However, if you really like the look of a black roof, you can get that too.

Cost

When comparing Standing Seam vs. V-Crimp, roof, cost can be a big difference. If you choose to install a Standing Seam Roof, you can expect to pay quite a bit more. Standing Seam roofs require a complex installation process.

Conclusion

Whether you chose to install a V-Crimp Roof or a Standing Seam roof, remember to stay on top of your roof maintenance so you can prevent large costly problems in the future.

Local Florida Keys Roofing Companies

All Area Roofing and Construction

Lindholm Construction

Eagle of the Keys Roofing

Amy Prumo – 310-384-5647

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.