Belleair Beach · Pinellas County
Belleair Beach houses, between the Gulf and the harbor.
A small city on Sand Key, with houses on the Gulf, on Clearwater Harbor and along the canals. Every one of them sits in a flood zone. We design the interiors in full, with that in mind from the first line.
Every serious remodel is tested against 50%.
The city states that Belleair Beach lies entirely in a Special Flood Hazard Area, in AE and VE zones. Its threshold is 50% of the structure’s market value, using the Property Appraiser’s value or an independent appraisal.
The city publishes what counts toward the number: cabinets, tile and fixtures do; plug-in appliances, pools, docks and seawalls do not. That rewards a design that is itemised line by line, which is how we draw every project.
Primary bath · Render, then completed
The city first, then the county.
Belleair Beach contracts with Pinellas County for permitting and inspections. The city approves a pre-permit application first; the county then issues the permit and inspects. Knowing that order, and having drawings ready for both, is what keeps a project from waiting.
The landscape has rules too.
Within thirty feet of a shoreline or seawall, the city allows only palms to be planted, and waterfront trees are trimmed so they do not block a neighbour’s view. When a project reaches the garden or the terrace, we design it inside those lines. Inside the house, we specify finishes that tolerate water below the flood elevation and place equipment above it.
The work
Drawn first. Then built.
Primary bath · Completed
Bedroom · Furnishings
Bathroom · Design
Objects · Furnishings
Bathroom · Completed
One core service, two ways to begin.
Full-Service Interior Design is our core service, for projects that need a developed design and the studio alongside you. Design Day and the Design Consultation are for decisions and direction. It all starts with a twenty-minute introductory call.
Who issues permits in Belleair Beach?
Pinellas County, under a contract with the city. The city approves a pre-permit application first, and the county then issues the permit and performs the inspections.
Is my house in a flood zone?
Yes. The city states that all of Belleair Beach lies in a Special Flood Hazard Area, in AE and VE zones, and its substantial-improvement threshold is 50% of the structure’s market value.
What counts toward the 50%?
The city lists it: built-in work such as cabinets, tile and fixtures counts; plug-in appliances, pools, docks and seawalls do not. We itemise the design so the number is clear before permit.
Where do we start?
With a twenty-minute introductory call to understand the project. From there we recommend Full-Service Interior Design, a Design Day or a Design Consultation, whichever fits.