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Planning, Zoning, and Building |
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Planning, Zoning, and Building |
Monica Daigle, Planning, Zoning, and Building Director
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Building Division
501 Bay Isles Road Longboat Key, FL 34228 (941) 316-1966 telephone (941) 316-1970 facsimile
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Planning, Zoning and Building Forms | Chapter 157 Subdivision Regulations | Chapter 158 Zoning Code
The Building Division is responsible for the implementation of the Florida Statewide Building Code, through building plan review, permitting and inspections. Additionally, the Division implements the Federal Emergency Management Agency (FEMA) standards, guaranteeing membership in the National Flood Insurance Program (NFIP).
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FLASH, Inc. -
The Federal Alliance for Safe
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Florida Statewide Building Code
The State of Florida adopted a statewide building code, which became effective on March 1, 2002, (revised October 1, 2005). Information on the statewide building code can be found at the Florida Building Commission website. Additional building codes and standards information and practices can be obtained by contacting Randy Fowler, Building Official, at 941/316-1966 or at MyFlorida.com.
If you have a question as to whether a permit is required for proposed work, please contact the Building Official, Randy Fowler, at 941/316-1966. A list of exemptions from permitting for minor work is listed in Ordinance 04-12 (Building Permit Minor Work Exemptions).
(Ordinance 04-12 Requires Adobe Acrobat Reader)
Inspections are conducted prior to the finalization of permits on residential and non-residential structures for building, mechanical, electrical, plumbing and gas permits. Inspections must be scheduled at least 24-hours prior to the desired inspection date. To schedule an inspection please call 941/316-1966.
All permit applications and plans are reviewed for compliance with the Florida Statewide Building Code and/or applicable trade code (i.e., plumbing code, electrical code, etc.). No permit shall be issued until the proposed plans clearly indicate compliance with all applicable codes.
All contractors must be registered with the Building Division and must maintain, with the Planning, Zoning and Building Department, copies of required valid state and/or local contractor’s license and proof of general liability and workman’s compensation insurance. Please contact the Building Division, at 941/316-1966, to verify the status of licensing and insurance documents on file with the Department. Click here for current listing of licensed area contractors.
Notice To Owner
Hire only licensed and insured design professionals (i.e., architects, engineers, etc.) and contractors. Check to see the status of disciplinary actions or complaints with the Florida Department of Business and Professional Regulations.
Frequently Asked Building Questions
Why does the State of Florida have such strict requirements?
Why are the requirements on the mainland different than on the island?
If “minor work” is part of a larger project, is a permit required?
Does the Town participate in the National Flood Insurance Program?
Who should I contact if I have any other permitting or building code questions?
What is the Statewide Building Code?
In order to insure consistency and to improve implementation over multiple jurisdictions, the State of Florida elected to adopt a statewide building code. Construction in the Town of Longboat Key is under the Florida Statewide Building Code, which became effective March 1, 2002 (revised October 1, 2005). The Florida Building Code outlines who can pull a permit and when a permit is required. In addition, it establishes the minimum standards by which buildings are to be designed and constructed.
Who Interprets the Statewide Building Code?
The Town, through Chapter 150, Buildings of the Town Code, has adopted the Florida Statewide Building Code. The Statewide Building Code designates the local Building Official as the authority for implementation and interpretation of the Town Code. The Florida Building Commission may hear appeals of the local Building Official's determination.
Why does the State of Florida have such strict requirements?
The Town is under the jurisdiction of the Florida Statewide Building Code. The Statewide Building Code was developed to correct poor construction quality and damage as a result of hurricanes such as Hurricane Andrew. The Florida Legislature and governor have enacted requirements for all communities to adopt and enforce standard building, electrical, mechanical, plumbing and other specialty trade codes. Cities, towns and counties in Florida have little discretion when it comes to permitting and licensing requirements. The Building Official, inspectors, and plans examiners are all licensed through the state.
Why are the requirements on the mainland different than on the island?
As a barrier island, the Town is designated, by the State of Florida, as a coastal high-hazard area. Flood and wind protection criteria are stricter than mainland criteria due to the physical nature of a barrier island. The Florida Department of Environmental Protection (FDEP) requires state permits for all structures west of the state's Coastal Construction Control Line (CCCL) - roughly all property west of Gulf of Mexico Drive. Redevelopment of property is often limited to renovation and maintenance with the goal of bringing all construction up to current codes to reduce risk and maintain the public health, safety and welfare.
A permit is required to construct, enlarge, alter, repair, move, demolish or change the occupancy of a building or structure, or to erect, install, enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical, or plumbing system; the installation is regulated by technical code. The Town has adopted an ordinance that allows “minor work” to be exempt from permitting (Ordinance 04-12: Building Permit Minor Exemptions).
Any owner, authorized agent or contractor may apply for a permit for work on a single-family detached home. Owners cannot pull permits in multi-family buildings (condominiums) or for rental or leased properties. If you hire a contractor in Florida, they must be licensed and insured. If you live in a single-family home, you may do your own work but still must file plans and obtain permits demonstrating all applicable code requirements are met. As a means of addressing unlicensed contractor fraud, the state enacted requirements requiring that owner-builders, who pull their own permits, wait one year before selling their homes. If you live in a condominium or similar multi-family structure, the state requires you to hire a licensed and insured contractor, providing an additional degree of protection to your neighbors.
What are the ‘minor work exemptions’ from building permit?
In 2004, the Town adopted a list of “minor work” that may be exempt from permitting. No person shall erect or construct, or proceed with the erection of any building or structure, nor repair, add to, enlarge, move, improve, alter, convert, extend, or demolish any building or structure in the Town, or cause the same to be done without first obtaining a building permit from the Building Official, unless the work is deemed to be “minor Work”. “Minor Work” shall be defined as improvements or repairs with no change affecting the mechanical or technical code, which has no structural affect whatsoever to the building or structure. Examples include, but are not limited to:
Painting*
Wallpaper, wall coverings, or drywall finish
Drywall or sheetrock repair – up to 48-square feet
Floor and wall tile
Rugs, carpeting or other floor covering
Replacing cabinets, counter tops, and refacing
Replacement of existing fixtures or appliances – so long as there is no alteration or modification of existing wiring
Sink, dishwasher, or toilet replacement – so long as a licensed plumber performs the work
Replacement of existing hardware
Repair of broken glass (does not include replacement of window)
Driveways, decks and patios directly at-grade (must meet specific zoning criteria and must be approved by the Zoning Division as an exception)
Small, incidental roof leak repairs (maximum of 100-square feet (1 square))
Other items determined by the Building Official to be minor in accordance with Ordinance 04-12 and the Florida Building Code
* When painting buildings with fire suppression systems and/or fire alarms, the owner shall notify the Fire Chief in accordance with Chapter 94 of this Code.
If “minor work” is part of a larger project, is a permit required?
“Minor Work” may require a building permit if the work is part of a greater project. Additionally, these items, as well as any other items determined by the Building Department to be minor work, may require a tracking permit if the building is deemed to be Federal Emergency Management Agency (FEMA) non-compliant or the work to be performed is below Base Flood Elevation (BFE) as determined by the FEMA. Nothing contained herein shall relieve the property owner from compliance with the Florida Accessibility Code or other federal or state regulations.
If any person is in doubt whether the work to be performed falls within a “minor work” exception, that person shall request a binding interpretation from the Building Official. That person shall set forth, with specificity, the facts as to the extent and nature of the work on the Binding Interpretation of Minor Work request form provided by the Planning, Zoning and Building Department.
(Form Requires Adobe Acrobat Reader)
Is a building permit required for fences and walls?
Although fences and walls are not considered to be “Minor Work”, a building permit is not required to install, repair or maintain a fence or wall. However, Zoning Exception approval is required by the Planning and Zoning Staff to ensure compliance with the applicable zoning regulations.
What is the cost of a building permit fee?
The Town of Longboat Key has adopted permit fees by ordinance with the goal of insuring that building fees cover only the costs of associated Department services, in compliance with Florida Statutes. The Town building permit fees are set as percentage of the value of the improvements per $1,000 dollars value of construction. Effective 10/01/05, Town reduced building permit fees from $21.50 per $1,000 to $19.50 per $1,000 dollars value of construction.
How long does a permit stay active?
The Florida Statewide Building Code allows for periods of up to six months to lapse without requiring work to proceed on an individual job site.
What hours can contractors work?
To help preserve the lifestyle of Longboat Key, the Town Code prohibits disturbing noises before 8 a.m. and after 5 p.m. every day. Longboat Key Police enforce this provision of the Code.
Does the Town participate in the National Flood Insurance Program?
The Town participates in the National Flood Insurance Program (NFIP) and Community Rating System (CRS) to secure discounts for owners on their insurance premiums and to maintain Town eligibility for disaster assistance. Compliance with minimum flood elevations and building material requirements contributes to a reduction in flood insurance rates town-wide. Due to wind and flood conditions, in coastal high-hazard areas, design criteria for construction must meet 130-mile per hour wind load. Structures must also be designed to withstand wave action from potential storm surge.
The space between the required B.F.E. per the FIRM flood maps and the Town Ordinance required elevation. (The Town's Flood Control Ordinance is based on the FEMA recommended flood model for freeboard)
A-zone New residential construction elevated one foot above B.F.E.
New non-residential- flood proofed one foot above B.F.E.V-zone New residential and non-residential construction elevated three feet above B.F.E. or elevation required by F.D.E.P. whichever is higher C.C.C.L All flood zones on the seaward side of the CCCL will be required to be elevated three feet above B.F.E. or elevation required by F.D.E.P. whichever is higher
F.E.M.A. Federal Emergency Management Agency
F.I.R.M. Flood Insurance Rate Map B.F.E. Base Flood Elevation Freeboard Additional height above the required minimun elevation of the F.I.R.M. C.C.C.L. Coastal Construction Control Line
F.D.E.P Florida Department of Environmental Protection What is Base Flood Elevation (BFE)?
New homes are required to meet or exceed the minimum flood elevations (Base Flood Elevation (BFE)) established through the Flood Emergency Management Agency (FEMA). The elevation requirements vary depending on the location of the property and its elevation/zone.
Who should I contact if I have any other permitting or building code questions?
If you have a question about the Florida Statewide Building Code or permitting, please call the Planning, Zoning and Building Department at 941/316-1966.
