§ 6-100. Permits required.

(a)

Applicability. A permit shall be required for all work shown in the following table, except where specifically exempted this section.

Work Requiring a Permit	Residential Exceptions*
Site preparation including: land clearing, placements of fill, excavation, and blasting; however, no permit for site preparation may be issued except in conjunction with the establishment of a use or structure allowed in the land use district.	None. However, no fee (including education; contractor investigation; or tech fees) shall be charged for invasive exotic vegetation removal if permit is not classified as clearing and grubbing.
Removal of invasive exotic vegetation	A permit is not required for the removal of ten or fewer stems of invasive exotic vegetation on parcels with a lawfully established principal use; however, this exemption shall not apply if the removal is part of a larger clearing operation undertaken in segments within any one calendar year, whether by the same or different contractors and/or the property owner or if undertaken in conjunction with any construction.
Demolition	Residential demolition where the fair market value of the demolition work is less than $2,500.00 and all pertinent utilities have been properly disconnected.
Tie downs of habitable structures	None
Signs	Those signs that are specifically exempt from permit requirements pursuant to part II of this Code; however, in no case shall a sign be exempt if its installation represents a threat to life and safety.
Fences	None
Sheds	None. Effective July 1, 2013, sheds are no longer exempt from permitting per this Section.
Chickees not constructed by Miccosukee or Seminole Indians	None
Any new construction and remodeling work of principal and accessory structures	Interior remodeling where the fair market value of such work is less than $2,500.00 and there is no change in the original size or configuration.
	Exterior and interior painting of single- and two-family residential buildings.
	Installation of carpeting and floor coverings in single- and two-family residential buildings that have previously been inhabited, if the fair market value of the work is less than $5,000.00.
	Normal maintenance or ordinary minor repairs where the fair market value of such work is less than $2,500.00.
All work in the electrical, mechanical, and plumbing trades	Normal maintenance or ordinary minor repairs where the fair market value of such work is less than $2,500.00.
	The installation of satellite antennas and microwave receiving antennas that do not exceed one meter in diameter but only where mounted on existing buildings or structures.
All work subject to the floodplain management requirements of part II of this Code	Normal maintenance or ordinary minor repairs where the fair market value of such work is less than $2,500.00.
Resource extraction activities (as defined in part II of this Code)	None
Any work involving life safety	None

 

*Note: Notwithstanding the exceptions set forth herein, permits will always be required for new work involving electrical, mechanical, plumbing or any improvements subject to floodplain regulations; and if the construction, repair, remodeling or improvement work is a part of a larger or major operation, whether undertaken by the same or different contractor. NO EXCEPTIONS apply to work conducted below base flood elevation and/or subject to the floodplain management requirements of the Monroe County Code to structures located within a Coastal Barrier Resource System (CBRS) or structures located within flood zone AE or flood zone VE. All residential work that is exempt from Monroe County permitting shall still comply with the Florida Building Code, this chapter, and part II of this Code and shall be subject to code compliance.

(b)

Separate permit required. A separate permit shall be required for each principal structure and any dock, seawall, and riprap accessory structure.

(c)

Blanket invasive exotic removal permit. An annually renewable blanket permit for the removal of invasive exotic vegetation is available to not-for-profit conservation agencies as approved by the county biologist.

(d)

Permit exemptions for Hurricane Wilma. Notwithstanding the provisions of subsection (a) of this section, the following work shall be exempted from requiring a permit prior to the time periods specified below:

(1)

No permit shall be required where imminent danger to life or safety exists or to prevent further property damage caused by Hurricane Wilma. Property owners may make necessary repairs to the minimum extent necessary without a permit; however, photographs should be taken before and after the necessary repairs. This exemption from the permitting requirements of this chapter shall be for a period of 60 days from the effective date of the ordinance from which this section is derived.

(2)

No permit shall be required for any residential work involving the replacement of 300 square feet or less of storm damage roof shingle. This exemption from the permitting requirement of this chapter shall be for a period of 60 days from the effective date of the ordinance from which this section is derived.

(3)

No permit shall be required for any work involving the demolition/removal of dry wall, cabinet and vanities, heating/cooling and electrical systems, and floor coverings in flooded structures, and demolition of storm damaged accessory structures or docks, seawalls, and lifts. This exemption from the permitting requirement of this chapter shall be for a period of 90 days from the effective date of the ordinance from which this section is derived.

(e)

Miccosukee and Seminole chickee huts. Chickees constructed by the Miccosukee Tribe of Indians or the Seminole Tribe of Florida require a land development permit. The term "chickee" means an open-sided wooden hut that has a thatched roof or palmetto or other traditional materials, and that does not incorporate any electrical, plumbing, or other non-wood features. Chickees shall comply with part II of this Code and shall be subject to code compliance.

(Code 1979, § 6-17; Ord. No. 010-2002, § 6; Ord. No. 033-2004, § 1; Ord. No. 031-2005, § 2; Ord. No. 026-2013, § 2 ; Ord. No. 018-2015 , § 1)

Editor's note

Ord. No. 018-2015, § 1, adopted Sept. 16, 2015, changed the title of § 6-100 from "Building permits required" to read as herein set out.