Key Biscayne is an island between the Atlantic and Biscayne Bay, and almost every lot is in a flood zone. Sealed permit plans for seawalls, docks and boat lifts, elevated decks and stairs, pergolas, additions and new homes, with the flood detailing in the set from the start. Fixed fee, quoted the same business day.
The Village of Key Biscayne Building, Zoning and Planning Department reviews the permit. The Village counts improvements against the home's market value: at 49%, including additions from the year before, the whole house has to be raised to flood elevation or floodproofed, so we size the scope with that line in mind. New homes sit at least 18 inches above the crown of the street or 24 inches above average lot grade. Seawalls, docks and lifts on tidal water also need a Miami-Dade Class I environmental permit (DERM); the sealed plans are what that application attaches. Oceanfront lots seaward of the state Coastal Construction Control Line add a state coastal permit. All of it is High-Velocity Hurricane Zone: Miami-Dade NOAs and HVHZ provisions on the set.
Services on Key Biscayne
Seawall, Dock & Boat Lift Plans on Key Biscayne: seawall replacement and caps, docks and lifts on the bay and canals.
Deck & Elevated Deck Plans on Key Biscayne: raised decks and stairs in flood zones.
Pergola & Patio Cover Engineering on Key Biscayne: NOA-matched, HVHZ-anchored.
Additions & Remodels on Key Biscayne, scoped against the 49% rule.
New Homes on Key Biscayne: building design and HVHZ structural sets.
Permit Comment Responses on our own sets.
Areas: Key Biscayne, Mashta Island, Harbor Drive, the Village Green area, bayfront and oceanfront lots.
Every project is quoted individually as a fixed fee. Fees depend on scope, complexity, size, jurisdiction and turnaround.
(239) 253-0401 · Pamela@fcs-eng.com
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