VENICE FL WATERFRONT F.A.Q.
Buying a Venice FL area waterfront home or vacant lot requires a fair amount of due diligence on your behalf by an experienced local Realtor.
WHAT IS THE COASTAL
CAN I ADD
A BOAT DOCK?
CAN THE MANGROVES
The Coastal Construction Control Line, or CCCL, is a line set by the state of Florida to protect beach dunes which can be subject to erosion due to major storm events. The CCCL is used to control construction that can negatively impact the dunes and protected plant and animal species.
Many older homes and structures are located seaward of the CCCL line on the barrier islands in my service area. You can repair and replace any structure on it's existing footprint if it is seaward of the CCCL, within certain dollar limits. New construction will require an exhaustive permitting process from the DEP.
In addition to Florida's CCCL, Sarasota County has established it's own Gulf Setback Line, which is meant as a line of prohibition. No construction seaward of this line will be allowed, unless an "unusual" hardship can be demonstrated. Approval of new construction requires a variance and a public hearing.
I have access to online mapping tools which provide overlays of the CCCL and Sarasota County setback lines for each individual property parcel on the barrier islands.
Anything that goes on, in, or over the waters of the state of Florida (Gulf or bay) will require a permit from the Florida Department of Environmental Protection (DEP). It is more difficult to get a permit for a new boat dock than it is to repair an existing one.
You will most likely need additional permits from Sarasota County for new or replacement docks. You may update existing boat docks and pilings if the footprint of the structure remains unchanged.
Duncan Seawall is a very good resource to answer basic questions about boat docks and lifts.
As with boat docks, an existing seawall can be repaired with proper permitting. Repairing an existing seawall is easier than getting a permit for a new seawall on an undeveloped lot.
As with boat docks, Duncan Seawall is an excellent resource for all your seawall questions and can handle the permitting and construction process.
Florida has over 550,000 acres of mangroves. 80% of those are in some form of private or governmental ownership and are set aside for preservation and conservation. Mangroves are an important part of Florida's waterfront ecosystem, acting as a filter for sediment and providing habitat for wildlife.
Mangroves may be trimmed, and often times, can be trimmed quite aggressively. There are three types of mangroves. The red and black variety grow in the tidal shorefront. The red mangrove has the appearance of "legs" which extend into the water. The black mangrove grows taller, and is characterized by finger type growths called pneumatophores protruding from the ground. White mangroves look more tree-like and grow further upland.
There are state licensed mangrove trimming specialists who can offer consultation on trimming within state guidelines.
Seagrapes are also a protected species most frequently found in dune ecosystems on the barrier islands. Seagrapes provide a valuable windbreak during storms, and it's roots help stabilize the dunes. The species is quite hardy and survives radical trimming.
FLOOD INSURANCE AND
BASE FLOOD INFORMATION
Please visit my page about flood insurance and the new FEMA FIRM (Flood Insurance Rate Map).
Waterfront homes built on stilts or pilings may not need flood insurance if the lowest level of the structure is above BSE (base flood elevation), generally 8 to 14 feet above ground in most natural waterfront areas of Sarasota County, such as canals and on our barrier islands.