PROPOSED BUILDING HEIGHT INCREASE
One of the Planning Board’s recommendations includes increasing the maximum building height for single-family homes from 30 feet above Base Flood Elevation (BFE), the current regulation, to 35 feet above BFE.
If you look at some of the existing elevated single-family homes throughout the town, you can get a clear idea of how a structure appears when the building height is 30 feet above the Base Flood Elevation (BFE), our current regulation.
The Town’s current zoning code is antiquated and contains outdated provisions or provisions which are now inconsistent with the Town’s Comprehensive Plan, and needs to be updated to ensure compliance with current Florida laws.
Some of the proposed changes include:
-
Updating obsolete language.
-
Aligning zoning districts with terms used in the Comprehensive Plan.
- Replacing run-on sentences with tables and maps for better clarity.
The Town Planner has presented the revisions to the zoning code to the Town’s Planning Board and that body has provided its recommendations to the Commission.
The Commission will consider the adoption of this ordinance at 2 public hearings. The 1st reading of Ordinance 2026-02 will be held on Wednesday, March 4th, 2026 at 6:30 pm at Town Hall. The 2nd and Final reading of Ordinance 2026-02 will be held on Monday, March 16th, 2026 at 6:30 pm at Town Hall.
Read the proposed zoning code update ordinance, # 2026-02 HERE.
…TO CONTACT YOUR REPRESENTATIVES AND VOICE YOUR OPINIONS!
READ THE SUMMARY OF PROPOSED BILLS
WHICH COULD AFFECT YOU.
These are the bills which, if passed, will affect Redington Beach residents.
Here are your representatives and their contact information:
District 18 Senator Nick DiCeglie
https://www.flsenate.gov/
District 61 Representative Linda Chaney
Contact Linda Chaney HERE
Florida Senators – FL Senate Home Page https://www.flsenate.gov/
Florida Representative – FL House of Representatives Home Page https://www.myfloridahouse.
Town Election Update 1/26/26
There will be NO election in the Town of Redington Beach in March 2026.
To learn more about the Pinellas County Supervisor of Elections Office, click here
For more information about elections in the Town of Redington Beach,
ATTENTION REDINGTON BEACH RESIDENTS:
Effective November 10, 2025, SAFEbuilt will be managing the Redington Beach Building Department. All Redington Beach business will be moved to the SAFEbuilt office located at 17985 Gulf Blvd, Redington Shores, FL 33708. Phone number is 727-202-6825. Details to follow.
THE RESIDENT-ONLY BEACH PARKING LOT HAS REOPENED.
PLEASE MAKE SURE YOU HAVE A CURRENT (EXPIRES 3-31-26) PARKING STICKER.
BRING THE VEHICLE REGISTRATION AND YOUR ID TO OBTAIN THE CURRENT STICKER.
UPDATE 8-8-25: A workshop will be held on Monday, August 11th at 6pm to discuss the proposals received as a result of RFP #25-0707.
Link to view proposals here: https://www.dropbox.com/scl/fi/3kfv2kmd917t07kdewicb/RFP-25-0707-Proposals.zip?rlkey=6nv38i23ezse0fbpk8whx6o42&st=ykvhirpw&dl=0
The Town of Redington Beach has issued a Request for Proposals (RFP) for Building Department services.
Additional updates and details will be shared as they become available.
Redington Beach Appeal Options
Regarding Substantial Damage/Improvement Determinations
As the initial FEMA-required Substantial Damage/Substantial Improvement (SD/SI) process has passed its initial phase (the Tidal Basin determinations), and many owners have undertaken the administrative appeal step with the Building Official, the Town has continued to receive questions from owners who are not yet clear on the steps and their options to dispute SD/SI determinations. In an effort to assist and educate residents and owners, the Town is providing this overview.
Step 1(A). Substantial Damage Initial Determination. Pursuant to FEMA regulations and the Town’s floodplain code, after a storm, the Town is required to determine if a structure was “substantially damaged” by the storm. The initial determination for the 2024 storms which hit the Town were performed by the FDEM-funded, County-provided services of Tidal Basin workers. This initial assessment of each structure in Town was then compiled by Tidal Basin and ultimately that entity produced the initial SD determinations for each structure.
Step 1(B). Substantial Improvement Initial Determination. If the determination of Tidal
Basin was that a structure was not SD, then having cleared that hurdle, many owners
submitted building permit applications. The FEMA rules and floodplain code also require
the Building Official to make a determination of whether the value of the work being sought in the application exceeded 50% of the structure’s value. If so, this would be a Substantial Improvement and would also trigger the need to elevate.
Step 2. Building Official Administrative Appeal. FEMA’s SD/SI Manual provides that a local
government afford opportunities for owners to challenge both SD and SI determinations.
The Town’s Building Department implemented its administrative appeal process, posted the appeal form, and has been processing appeals from many owners. While that “Step 2” appeal process is still ongoing for some owners, other owners were able to receive new
determinations from the Building Official during this Step 2 process. The Town continues to encourage owners who are not satisfied with their initial (Step 1) determinations to make use of the Step 2 process, provide the Building Official with the documents and other information needed, so the Building Official can complete reviews as soon as possible.
Step 3. Appeal of Building Official determination to Special Magistrate. If an owner
receives the Building Official’s final determination in the Step 2 process, but still does not
agree with it, there are two options left.
First, Town Code § 10-7(b) provides that a Special Magistrate may hear appeals “when it is alleged there is an error in any requirement, decision, or determination made by the floodplain administrator in the administration and enforcement of” the floodplain code.
Obviously, an SD/SI determination is such a determination. If an owner desires to make use of this Step 3 option, the owner must first have completed the Step 2 appeal and received a final determination from the Building Official after a complete appeal has been made.
Appeal to the Special Magistrate cannot occur until the Step 2 process is completed, and an owner
cannot, for instance, simply refuse to provide necessary information to the Building Official such that the Building Official cannot make an effective determination, in hopes of better luck at Step 3. There must first be a final determination by the Building Official.
Assuming that determination is in hand, the owner would then complete the SD/SI
appeal application and submit it, along with all necessary information set out in the
application form, to the Town Clerk. The Clerk will then coordinate with the Special Magistrate and
provide notice to each applicant of the date and time their appeal will be heard.
It is important for owners to understand that in this setting, the Special Magistrate will not be issuing a
“variance” of any kind, and so issues of “hardship” and the like will not be relevant. Rather, the Special Magistrate would be reviewing the factual and legal basis of the Building Official’s determination, and hearing each owner’s legal or factual challenges to such determination.
This proceeding would be quasi-judicial, with testimony taken under oath. And so an owner wishing to use this Step 3 process will need to ensure that any witnesses he or she desires to rely on (contractors, architects, etc.) are present at the hearing and prepared to testify.
Of course, copies of any documentary evidence an owner would want to submit should
also be brought to the hearing, with copies for the Town and Special Magistrate.
Optional Step 3: Judicial Declaration. Owners not wishing to use the Step 3 Special Magistrate process
may also elect to file a Declaratory Judgment Action in circuit court seeking a declaration
from a Circuit Judge that the Building Official’s determination under Step 2 was in error. The Town cannot provide legal advice to owners, and so if an owner has questions of that
nature, the Town encourages the owner to consult with her or his legal counsel.
The Town hopes that this overview helps to clarify the steps in the process.
ELEVATE FLORIDA
STATEWIDE RESIDENTIAL MITIGATION PROGRAM
Elevate Florida: FDEM’s Residential Mitigation Program
Important Notice: Elevate Florida Application Deadline Approaching
Attention all interested property owners! Please be advised that applications will no longer be accepted after April 11, 2025, at 7:00 p.m. ET. All draft applications that have not been submitted by the deadline will not be considered for funding. To access your draft application, log into your account, click on the Status tab at the top of your screen, and click on the tracking number hyperlink. Make sure to complete and click on the Submit button before the deadline to ensure your application is considered. Don’t miss out on this opportunity—submit your application today!
Elevate Florida is a first-of-its-kind, groundbreaking statewide residential mitigation program. Led by the FDEM, this program is designed to protect homes and communities by reducing damage caused by natural disasters like hurricanes and floods.
Application Details
The Elevate Florida application portal has launched! To apply, create an account and complete the application on the Elevate Florida Portal. Please use this link, https://fdem-resmit.my.site.com/Elevate/
Property Owner Eligibility
Your property does not need to have experienced flooding or damage to be considered. However, applications may be prioritized based on history of loss.
Property owners must:
- Be over the age of 18,
- Be a U.S. citizen, non-citizen national, or qualified alien,
- The legal owner of the residential property in the State of Florida, and
- Be able to contribute up to twenty-five percent (25%) of the project’s total cost. Property owners will be required to provide up to 25% of initial inspection costs prior to inspections being completed. Total project cost will vary based on factors such as project type, square footage of living space, foundation and construction type, and any necessary project activities. Approved property owners will receive a detailed breakdown of their construction cost-share and will have time to decide if they would like to move forward with the project’s next phase. The cost-share will also include relocation expenses during construction, meaning the program will pay at least 75 percent of these expenses.
Multi-family real estate such as duplexes, triplexes, condos, townhomes, semi-detached homes, apartments and manufactured homes may be eligible.
Eligible Construction Projects
- Structure Elevation: Physically raising an existing structure.
- Mitigation Reconstruction: The construction of an improved, elevated building on the same site where an existing building and/or foundation has been partially or completely demolished or destroyed. These activities result in the construction of code-compliant and hazard-resistant structures. Mitigation Reconstruction is the alternative to Structure Elevation when the structure is not sound enough to elevate, as determined during application review.
- Acquisition/Demolition: A structure is purchased from voluntary sellers and demolished, to be maintained by the local community as open space. The local community must agree to participate in this project type.
- Wind Mitigation: Measures that reduce the risk of future wind damage to structures. This may include alterations to the roof, windows, doors, and other vulnerable components of structures. Wind mitigation is another alternative for homes that are not sound enough to elevate.
Potential Program Benefits
- Significant Cost Savings – Homeowners can save 75–100 percent on the cost of protecting their property from future flood damage, making it a cost-effective alternative to managing the project independently.
- Lower Insurance Premiums – Reduce flood insurance costs with improved property resilience.
- Increased Property Value – Strengthen your home’s value with long-term flood protection.
- Comprehensive Support – Enjoy end-to-end assistance, from application to construction, including contractor services, temporary housing support, and Americans with Disabilities Act (ADA) accommodations.
We encourage you to take advantage of this valuable opportunity to safeguard your home both enhancing resiliency in your community and for all Floridians. If you have any program questions or need help with the application, you can submit inquiries through the “Contact Us” page on the portal or email [email protected]. You can also call the contact center Monday – Friday from 7:00 a.m. to 7:00 p.m. ET at 877-ELEV8FL (877-353-8835). To access TTY services, dial 711.
For more information including a Homeowner Guide and frequently asked questions, please visit the portal at the link above.
The video recording of the January 11th Building Department informational meeting
can be viewed by clicking HERE.