3 Key West’s Hardwood Deck Construction Rules That You Probably Didn’t Know.
We all dream of building the perfect hardwood deck. If you are one of the lucky ones that are able to build your deck in the Florida keys, you must make sure you do it right from the start and avoid breaking any rules. Here are 3 rules you must consider before building your deck in the Keys.
Structures must have their lowest floor elevated to or above the base flood elevation
If you’ve heard of the Florida Keys then you’ve probably heard of rising sea levels and floods. Living in the Florida Keys can be a blessing, and such privilege needs to be looked after in several ways. For builders, contractors and decking experts this means to properly follow certain rules to attain the perfect balance between creating a beautiful piece of architecture that will resonate with the Key West environment and building a structure that is useful in any type of situation that may arise.
This applies to decks and docks in particular. Whether its hardwood or composite, Ipe wood or capped polymer, none of that matters if what you build will eventually be underwater. Your job is to build outstanding, decade-lasting decks or docks in homes and buildings that will be both aesthetically pleasing and useful for the many years to come.
According to the Monroe County Land Development Code, every structure that is built must have its lowest level elevated to be the same or above the base flood elevation. Base flood elevation, or BFE, refers to the level surface water is expected to rise during a 100-year flood. This elevation will depend on the FEMA’s (Federal Emergency Management Agency) actual flood zone where your decking project is located, and since there are many on Key West, make sure to check the ones that apply to you here.
Even though this applies mainly to habitable spaces, you’d probably want to avoid building anything below this threshold (not only because you’d be breaking the law, but you will probably save thousands of dollars in repairs and replacements if a flood actually occurs). Any rule that will keep money in your pockets is a good rule, BUILD ABOVE THE BASE FLOOD ELEVATION.
- You will need special permissions to build your deck in the Historic District of Key West
Key West’s historic district, also known as Old Town, is a beautiful area of the Florida Keys that encompasses almost 10 square miles of historic buildings (these are buildings that were built 50 or more years past the current date) and other structures. This means that, in order to continue their preservation, you must follow certain rules issued by the Historic Architectural Review Commission (HARC) when building your deck.
First and foremost, it’s important for you to know that any additions or elevations to a building or project need to be approved by the HARC. This means that for you build your deck in the beautiful Historic District of Key West you will need to apply for a Certificate of Appropriateness (COA), a document issued by the Historic Preservation Planners that reviews different projects and deems them appropriate for Key West’s Historic District, which means that they meet the regulations of the United States Secretary of the Interior’s Standards and Guidelines (USSISG) and the Historic Architectural Guidelines. The HARC also clearly dictates that, even though a structure or addition (a deck in this case) does not need a building permit, it will always require a certificate of appropriateness.
HARC Approval is required for:
- Repairs
- Painting
- Restoration/Rehabilitation
- Additions
- New constructions
- Fences (new or replaced)
- Alterations to streets or sidewalks
- Installation of signs,benches or any type of lighting
- Construction of Decks
- Your Key West deck must meet all of the Federal Emergency Management Agency’s regulations when being built near the coastline
As you know, your decking construction must follow certain rules and regulations depending on each state and city. For the city of Key West, and the Florida Keys in general, the Federal Emergency Management Agency will ensure that every deck is aligned with the Home Builder’s Guide to Coastal Construction. This long and detailed document covers everything you need to know about building in coastal areas, and will come in handy for all your projects near the shores of Florida and California.
There are not as many requisites as one would think for a document this size, chapter 8 encompasses all the requirements and recommendations for the construction of decks, pools and accessory structures under or near coastal buildings. Its purpose is to summarize National Flood Insurance Program (NFIP) requirements and general guidelines for the construction and installation of decks and other structures. Here are the three main requirements you need to take into consideration when building your hardwood deck:
- If a deck is structurally attached to a building in Zone V, the bottom of the lowest horizontal member of the deck must be elevated to or above the elevation of the bottom of the building’s lowest horizontal member.
- A deck built below the Design Flood Elevation (DFE) must be structurally independent of the main building and must not cause an obstruction.
- If an at-grade, structurally independent deck is to be constructed, a design professional must evaluate the proposed deck to determine whether it will adversely affect the building and nearby buildings (e.g., by diverting flood flows or creating damaging debris)
(FEMA, 2010)
Having a pleasant afternoon on a private Cumaru or Ipe deck whilst enjoying the beautiful views of the Florida Keys it’s something many may consider a fantasy. Don’t let yours be ruined by breaking these simple restrictions. Ipe Decking Key west wishes you the best of luck on your decking adventures!
REFERENCES:
Kin. (2021). Base Flood Elevation Definition. Kin Insurance. https://www.kin.com/glossary/base-flood-elevation
City of Key West FL. (2021). FAQs • Key West, FL • CivicEngage. City of Key West FL Org. https://www.cityofkeywest-fl.gov/Faq.aspx?QID=298
Federal Emergency Management Agency (FEMA). (2010). FEMA P-499: Home Builder’s Guide to Coastal Construction. City of Key West FL. http://www.cityofkeywest-fl.gov/DocumentCenter/View/785/2010-FEMA-Coastal-Construction-Manual-PDF?bidId=
