Planning FAQs

1. How do I know which disciplines have been assigned to an application?

1.     ProjectDox offers a variety of reports pertaining to the activity and actions taken within each application.

2.     To view which disciplines have been assigned to an application, use the “Projectflow – Workflow Routing Slip” or “Projectflow – Department Review Status” reports.

3.     Reports can be accessed via the “Project Reports” tab in the upper right of  the ProjectDox application.

2. How do I contact the reviewers assigned to an application?

1.    The names of the reviewers assigned to an application will appear in the “Projectflow – Workflow Routing Slip” or “Projectflow – Department Review Status” reports, as well as next to any Checklist Items (comments) or Changemarks (annotations made directly on files) provided.

2.    Reviewers can be contacted through the ePlan Discussion Board email.

-      Discussion Board Email: Discussion Board email is the primary method of communication as it consolidates all correspondence within the ePlan application.

·      Discussion Board email can be accessed in via the “notepad” icon located in the upper right hand of the application.

·      Once the email has been drafted, select “Save and Prepare Email”.

·      Do not select all Users/Groups within the ePlan system; emails should be sent only to the plans reviewers and pertinent members of the project team.

·      Only members of the project team that are registered in ePlan can participate in the Discussion Board email.

3. How do I view comments associated with an application?

1.     ProjectDox offers a variety of reports pertaining to the activity and actions taken within each application.

2.     To view Checklist Items (comments) or Changemarks (annotations made directly on files), use the “Projectflow - Checklist Items” and “Projectflow - Change Marks” reports.

3.     Reports can be accessed via the “Project Reports” tab in the upper right of  the ProjectDox application.

4. How can I see the review status of each department/division assigned to an application?

1.     ProjectDox offers a variety of reports pertaining to the activity and actions taken within each application.

2.     To check the review status of disciplines assigned to an application, use the “Projectflow – Department Review Status” reports.

3.     Reports can be accessed via the “Project Reports” tab in the upper right of  the ProjectDox application.

5. How do I add another contact to an application/Applicant Group?

1.    For Special Permit applications (applications that begin with PZ), contact ePlanPZ@miamigov.com.

2.    For building permits (applications that begin with BD), contact ePlanBuilding@miamigov.com.

3.    Please note that the request to add additional contacts to the Applicant Group must come from the Owner or Owner’s Representative, as listed on the project application.

6. How do I request to have files voided from a Special Permit application?

1.    For Special Permit applications (applications that begin with PZ), contact the lead Planning or Zoning reviewer assigned to the application.

2.    For building permits (applications that begin with BD), contact ePlanBuilding@miamigov.com.

3.    Please note that the request to void files must come from the Owner or Owner’s Representative, as listed on the application.

7. How do I request deletion of pages that were uploaded incorrectly to a Special Permit application?

1.    Files that have been uploaded to an application cannot be deleted as they are part of the public record; therefore, files can only be “Voided.”

2.    For Special Permit applications (applications that begin with PZ), contact the lead Planning or Zoning reviewer assigned to the application.

1.    For building permits (applications that begin with BD), contact ePlanBuilding@miamigov.com.

2.    Please note that the request to void files must come from the Owner or Owner’s Representative, as listed on the application.

8. How do I request the termination of an application?

1.    For Special Permit applications (applications that begin with PZ), contact ePlanPZ@miamigov.com.

2.    For building permits (applications that begin with BD), contact ePlanBuilding@miamigov.com.

3.    Please note that the request to terminate an application must come from the Owner or Owner’s Representative, as listed on the application.

9. How do I obtain a City of Miami Code Violation or Lien Search Report?

1.     Lien Search reports can processed online using the property’s folio number.

2.     Detailed instructions can be found on our website:

Run a Lien or Violation Search

3. Please note that a Special Permit will not be approved or heard at public hearing if a property is subject to an ongoing city enforcement procedure unless the subject of the application would cure the outstanding violation.

10. How do I pay an invoice?

1.     Payments to the City of Miami can be made online using the Customer Number or Transaction ID that appears on the invoice.

Make a Payment

11. Who do I contact at the Miami Parking Authority regarding the availability of on-street parking in front of a property?

1.    A letter from the Miami Parking Authority (MPA) is required for any on-street parking that is being used to satisfy off-street parking associated with a development project.

2.    Contact Humberto Escandon, Senior Operations Manager of Enforcement for the MPA: hescandon@miamiparking.com

12. Who do I contact regarding the review of traffic and circulation for a project?

1.    Certain Planning and Zoning entitlements may require a traffic study.

2.    To verify if a Traffic Impact Study or Traffic Study is required, contact Collin Worth, Transportation Analyst, City of Miami Department of Resilience and Public Works: cworth@miamigov.com.

3.    For educational projects, contact Jon Orue, Traffic Engineering Division of the Miami-Dade County Department of Transportation and Public Works: jon.orue@miamidade.gov.

NOTE: For projects that require external review of traffic and circulation, Applicants are encouraged to engage with Miami Dade County Traffic Engineering Division early in the Planning entitlement process. Comments from Miami Dade Miami Dade County Traffic and Engineering will be requested by the Planning Department during the first review cycle of a project.   

13. What information needs to appear on a boundary survey?

1.    A Boundary Survey is used to verify all existing conditions on a property or assemblage of properties. 

2.    A Boundary Survey shall be to scale and signed and sealed by a Professional Surveyor and Mapper.   

3.    A Boundary Survey shall depict the followings, unless when the items are not existing and applicable:

§  Date of Survey (must be 12 months or less from application or 6 months or less for Rezone/Comprehensive Plan Amendments)

§  North arrow/point

§  Graphic Scale

§  Elevation datum (NGVD or City of Miami Datum)

§  Legal description

§  Lot dimensions/boundary information

§  Net and gross lot areas (in feet and acres)

§  Buildings and other essential and significant features

§  Easements

§  Dedications

§  Width of the Right of Way; dimensions from base building line to monument line and center line of street, un-dedicated right of way width

§  Street names

§  Spot elevations relative to stationing with exact location denoted by point or cross sign next to elevation numbers (i.e. x 12.34) along centerline of street, lip of gutter, top of curb, front and back of sidewalk spaced at 15 – 20ft on center.  All elevations shall be based on City of Miami Datum and it shall be indicated as such on the survey

§  Existing stormwater drainage system – inlet and manholes (description, elevation, invert, bottom elevation, pipe size, type, length), curb and gutter/valley gutter (location/horizontal alignment)

§  Existing sewer and water mains and overhead utilities

§  Sidewalk (width) and handicap ramp

§  Existing edge of pavement/width of pavement, driveway approaches (location and width)

§  Existing trees, utility poles

14. What information do I need to include in a letter of intent (LOI)?

1.    The letter of intent is a narrative that describes all aspects of the project and associated request(s).

2.    The following information, as applicable, is to be provided in the LOI:

  • Name of applicant and relationship to property
  • Subject property address(es) and folio number(s). LOI must reference the City address and tenant space, as applicable.  
  • Description of the property (size, zoning, land use, historic district, subdivision, other designations). Information can be obtained from the City of Miami GIS Application: https://maps.miamigov.com/miamizoning/index.htm
  • Project description (adaptive reuse or new construction, existing and proposed uses, development program)
  • Pertinent operational details including hours or operation, number of employees, etc.
  • Request(s) (Waiver/Warrant/Exception, etc.) with applicable Code section.
  • Justification statement for granting approval of request(s)
  • Analysis of how request(s) satisfy applicable code criteria
  • Contact information for applicant’s representative 

15. What projects require a public hearing?

The following quasi-judicial boards review and approve Special Permit applications:

Historic and Environmental Preservation Board (HEPB)

1.    The following Special Permits require a hearing by HEPB:

·  Special Certificates of Appropriateness

·  Special Certificates to Dig

·  Special Certificates of Approval

2.    Historic Resource Nominations

3.    Appeals of Tree Permits 

Planning Zoning and Appeals Board (PZAB)

1.    The following Special Permits require a hearing by PZAB:

  • Exceptions
  • Variances
  • Rezonings
  • Special Area Plan Designations (SAPs)
  • Comprehensive Plan Amendments (FLUM)
  • Special Appearances
  • Vacation Closures
  • Appeals of Warrant and Waivers

2.    To request a hearing for PZAB, refer to the following link:  https://www.miamigov.com/Services/Building-Permitting/Planning-Zoning/Request-a-Hearing-for-a-Planning-or-Zoning-Application

City Commission

1.    The following Special Permits require a hearing by the City Commission:

  • Certain Exceptions (Extensions of Time, Alcohol Service Establishments with floor areas greater than 5,000 sf)
  • Rezonings
  • Special Area Plan (SAPs) Designations
  • Comprehensive Plan Amendments (FLUM)
  • Special Appearances
  • Vacation Closures
  • Appeals of PZAB decisions
  • Appeals of HEPB decisions 

Art in Public Places Boards (AIPPB)

1.    The following development projects are subject to compliance with Art in Public Places:

·  Government Development Projects, as defined in Article 1, Section 1.1. of Miami 21.

·  Private Sector Capital Development on land owned by the government or on private land with the Structure owned by the government.

·  All development projects funded or partially funded by General Obligation Bond (“GOB”) dollars.

2.    Projects that wish to satisfy public art requirements through on-site public art shall require review and approval by the Art in Public Places Board.

16. What projects require review by an advisory board?

The following review boards are advisory in nature, and provide recommendations to the Planning Director:

Urban Development Review Board (UDRB)

1.    Special permits (Waiver, Warrant, Exception, SAP) with floor areas in excess of 200,000 sf or as deemed necessary by the Planning Director

2.    By Right projects with floor areas in excess of 200,000 sf

3.    Projects with parking that extends into Second Layer

4.    All new construction along Charles AV 

Wynwood Design Review Committee (WDRC)

1.    Projects within the NRD-1 boundaries in excess of 200,000 square feet of total Floor Area shall be referred to the Wynwood Design Review Committee.

2.    Eligible properties in the NRD-1 that wish to participate in the Wynwood Transfer of Development Rights (TDR) Program.

3.    Projects in the NRD-1 with parking that extends into Second Layer along a Primary Frontage.

4.    All newly constructed Principal Building ground floor Facades along Primary and Secondary Frontages in the NRD-1.

5.    Projects that intend to screen parking stalls, access aisles, or driveways located along any side or rear lot line with a wall or fence.

6.    Building Identification and Business Identification Signs in the NRD-1.

Coordinated Review Committee (CRC)

1.    Special permits (Warrants, Exceptions in excess of 200,000 sf

2.    Special Area Plans (SAP)

3.    Any buildings within a Special Area Plan that were not specifically approved as part of the SAP.

4.    All properties located within the Coconut Grove Village Center 

17. When do projects require review by Miami Dade County?

Preapplication Review Processes

1.    Miami Dade County Department of Transportation and Public Works (DTPW) and Department of Environmental Resources Management (DERM) have preapplication processes

2.    The Applicant shall provide comments from external processes in review cycle 1

3.    Applicable to Special Permits and Building Permits

Miami Dade Biscayne Bay Shoreline Development Review Committee

1.     Any development which falls wholly or partially within the shoreline development review boundary and meets the thresholds described in Section 33D-34 of the Miami Dade County Code of Ordinances shall be reviewed by the Biscayne Bay Shoreline Development Review Committee.

2.     The Applicant shall notify Miami Dade County staff coordinator in writing at the time of filing the application with the City of Miami for any proposed development that is subject to review by the committee. 

Miami River Commission

1.    Any development which fronts onto the Miami River.

2.    Warrant applications for Crew Quarters in the D1, D2, D3 Districts shall receive comments from the Miami River Commission prior to Warrant Final Decision.

3.    Contact Brett Bibeau, Managing Director for the MRC: brettbibeau@miamirivercommission.org