The Planning Department facilitates and regulates land development, preserves natural resources for our distinct neighborhoods, and cultivates an improved quality of life for our city’s diverse communities.

There are several divisions within the department: Administration, Art in Public Places, Community Planning, Environmental Resources, Hearing Boards, Historic Preservation, Land Development, and Urban Design.


Planning and Zoning Fee Estimate Calculator

Department Head

Lakisha Hull, AICP, LEED AP BD+C, Director

The hours listed below do not apply to holidays and weekends. The department is closed for lunch between 12:30 - 1:30 pm*. 

Hearing Boards

General Information
Monday - Friday: 8:30 am - 12:30 pm
Submit An Appeal 
Monday - Friday: 8:30 am - 5:00 pm

Historic Preservation

General Information
Monday-Friday: 8:30 am - 12:30 pm or by appointment

Land Development, Urban Design and Comprehensive Planning

General Information
Monday - Friday: 8:30 am - 12:30 pm or by appointment

Pre-Application Meeting

Pre-Application Meetings are held on the 2nd and 4th Tuesday of each month from 2:00 pm to 4:00 pm. To request a meeting, click here. 

The Historic Preservation Division promotes the identification, evaluation, rehabilitation, adaptive use, and restoration of the City's historic, architectural, and archeological heritage. The City of Miami currently has over 100 individual resources and sites, and 10 local districts that are designated in the Miami Register of Historic Places. In order to ensure that the distinguishing characteristics of the City’s historical treasures are preserved, regulations are instituted in Chapter 23 of the City Code along with the adoption of the Historic Design Guidelines and the Secretary of the Interior's Standards for Rehabilitation.

Have questions about a project on a historic property? 

We highly recommend speaking to a preservation staff member before undertaking a project on a historic property. You can make an appointment and/or ask general questions by calling your district's representative.

  • Beverly Terrace Historic District, Lummus Park Historic District, Morningside Historic District, Palm Grove Historic District, Riverview Historic District, and South River Drive Historic District, contact Indra Alma at or 305-416-1096
  • Prescreen of HEP applications including: Ad Valorem, TDD/TDR, Certificates to Dig, Certificate of Appropriateness, Special Certificate of Appropriateness, Checklists, and State Extensions, contact Gabriel Alviarez at or 305-416-1433
  • Archaeological Conservations Areas, Demolition Permits, Downtown National Register District, Environmental Preservation Districts, and Scenic Transportation Corridors, contact Adrian Espinosa-Valdor at or 305-416-1418
  • Bayside Historic District, Buena Vista East Historic District, Coconut Grove Village West Multiple Property Designation, Miami Modern/Biscayne Boulevard Historic District, Spring Garden Historic District, and Section 106 Applications, contact Ken Kalmis, at or 305-416-1551
  • Ad Valorem Applications, Demolition Waivers, Charles Ave New Construction, Designation of Historic Resources, Historic Districts, Multiple Property Designations, Transfer of Development Density (TDD)/Transfer of Development Rights (TDR), contact Anna Pernas, or 305-416-1137

We prepare, disseminate, and preserve, public hearing records for the majority of the city of Miami's quasi-judicial and quasi-legislative boards.   

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Electronic Plan Review (ePlan)

View information, directions, and services related to The City of Miami's new "Electronic Plan Review" (ePlan).

All Things ePlan

We have added a new online service to our electronic plans review (ePlan) catalog:
Apply Online now for a Covenant, Unity of Title, or Agreement Review

Sign Up For A ePlan Training

Development of Regional Impact (DRI)

A Development of Regional Impact (“DRI”) is a development, the character or magnitude of which extends beyond the county in which it is developed. Of the several DRIs in the City of Miami, only two are generally active at this time. They are area-wide DRIs that support large-scale urban development in the urban core: the Downtown DRI and the Southeast Overtown / Park West DRI. 

Learn more about Miami's DRI

Art in Public Places

View Information about the Art In Public Places (AIPP) Program

Bonds and Letters of Credit (Planning)

Services include Submitting a Bond or Letter of Credit and Releasing a Bond. 

School Concurrency

New housing brings more residents, some of whom will be children with a need for an education. The City of Miami saw the need to make sure that we have the school capacity to educate an increase in population. School Concurrency is the process used between developers, the City of Miami and Miami-Dade County to ensure space within schools for all future residents. 


In order to make any changes to a historic property, you need either a COA or an SCOA. See our guidelines and permit instructions below:

Repair or Renovate a Designated Historic Property

Special Certificate of Appropriateness (SCOA) 

Standard Certificate of Appropriateness (COA)

Special Permits

Are you trying to open a business (or a residence that functions as a business such as a group home), and the Miami 21 code states that you need a Warrant for your usage and zone? The City of Miami issues Warrant permits for proposed uses in transect zones where the function is not allowed by right.

Apply for a Warrant

Are you trying to build or renovate a business or residence, and your plans are not 'allowed by right' according to Miami 21 code? The City of Miami issues Waivers intended to relieve practical difficulties in complying with the Miami 21 Code, when such Waivers meet a specific list of requirements.

Apply for a Waiver

Are you trying to open a business, and the zoning code states that you need an Exception? The City of Miami issues Exception permits for proposed uses in transect zones where the function is not allowed by right. Exception permits require a hearing with the PZAB (Show info) and may require City Commission approval.

Apply for an Exception

Are you trying to change the zoning designation of your property? The City of Miami offers change of zoning processes that go before hearing boards for approval. NOTE: New rezone applications are heard by PZAB  twice a year (March and September).  Based on those dates, we encourage that you start this process at least six months before your desired hearing date. You may not request a hearing for a rezone until you have gone through the full rezone request process. 

Request a Change of Zoning (Rezone/FLUM/SAP)

The diversity and character of Miami is not only reflected in its citizens. Each neighborhood is unique. In order to preserve the character of our neighborhoods, the Planning Department has developed and implemented guidelines for development. 

Miami Comprehensive Neighborhood Plan (MCNP)

Historic Sites and Districts

Master Plans

Neighborhood Conservation Districts (NCDs)

Neighborhood Revitalization Districts (NRDs)



City Code

City of Miami Code of Ordinances, including Chapter 23 (Historic Preservation)

Miami 21

Miami 21: You can now view the Miami 21 Code of Ordinances on Codehub, which can be divided by article & appendix, searched, or bookmarked. The Miami 21 Code establishes standards and procedures for new development or redevelopment in the City. It also adopts the Miami 21 Atlas, which acts as the official Zoning Atlas of the City and is filed in the City Clerk’s office. The Miami 21 Atlas designates a Transect Zone for all lands within the City.


Permitting Forms and Documents

Application Checklists

Special Permits Checklist


Historic Design Guideline

Non-Historic Guidelines

External Resources

Planning Resource Guide  has a list of outside entities and resources that we frequently consult in our day to day work. They may be helpful for you in understanding more about Planning concepts. 


The below directs you to the current and past issued Warrants, Waivers, and Determinations. 

View Warrants, Waivers, and Determinations

The below links direct you to the current Intended Decisions Posted for Tree Permitting 

View Intended Decisions Posted for Tree Permitting



Administration Division

Lakisha Hull, AICP, LEED AP BD+C, Director
David SnowAssistant Director
Sevanne Steiner CNU-A, Assistant Director
Jessica Iturrey, Assistant to the Director
Yvonne Hernandez, Administrative Assistant II

Art In Public Places Division

Efren Nunez, AIPP Manager/Planner II

Comprehensive Planning Division

Sue Trone, Chief of Community Planning

Learn more about Comprehensive Planning

Hearing Boards Division

Olga Zamora, Chief of Hearing Boards

Historic Preservation Division

Anna Pernas, Preservation Officer

Land Development Division

Sevanne Steiner, InterimChief of Land Development

Urban Design Division

Graham Jones, Chief of Urban Design  

Planning Coordinators 

Earlene Lutes-Brown, Urban Design Planning Technician 
Gabriel Alviarez, Historic Preservation Planning Technician 
Meleny Lastra, Land Development Planning Technician 
Ricardo Lopez-Aladna, Land Development Planning Technician 

Visit our archived department page if you don't find what you need. 

Planning Department Archives