Determine if you need a Warrant
You want to be sure you're applying for the correct special permit. Find out if you need a Warrant or an Exception (or if you need a special permit at all) by going through this process. The City of Miami issues Warrant permits for proposed uses in transect zones where the use is not allowed by right, see . If you have determined that a Warrant is necessary, follow the below steps.
NOTE: Per Miami 21, Article 7 Section, 184.108.40.206.c.1, a Warrant is valid for two years during which a building permit or Certificate of Use must be obtained (excluding demolition or landscape permits). A one-time extension, for a period not to exceed an additional year, may be obtained if approved by the Planning Director.
Attend a Pre-Application meeting
Some Warrant processes require a Pre-Application meeting. Learn more about the Pre-Application process
If you are not familiar with the Warrant process, it is recommended you request a Pre-Application meeting. At the Pre-Application, you will meet with City staff to obtain information and guidance relating to your project.
Prepare your Documents for Upload
You will need to upload and name* specific documents for your Warrant application. View our Warrant checklist for more information about these documents(PDF, 210KB).
*These names can not change once they've been given. View our standard naming convention.
NOTE: After your finish the online application process, below, you will still have to sign the application that will be emailed to you and upload it as a document (see below). Any documentation prepared by a professional, that is required to be “signed and sealed” (see above checklist) will need a digital signature. Learn how to obtain a digital signature.
Apply for Warrant Online
- You will have to create an ePlan account or login to an existing account.
- Select "standard application". You can name your application whatever you want (the first step), this does not refer to the standard naming convention. You will receive instructions from here.
- You will be asked if you'd like to submit your documents online. When you hit "yes" follow the instructions below for submitting/uploading documents online.
- After you have completed your initial submission, you will receive an email from eplans@Miamigov.com prompting you to upload your documents. To do this, log back into the portal, and this time select "manage my existing projects".
- Select your project number, and go to the "applicant upload task" tab. Be sure you have named your documents correctly (see above) and obtained a digital signature, if necessary.
- Upload documents and submit.
- This is also where you can manage your project as the below process progresses.
NOTE: Once you hit "upload complete - send to City of Miami", your ability to upload any more documents will be restricted until the completion of the City's application acceptance process.
Modify Plans and Documents, if Necessary
You will likely receive an email with comments from the City, as plans/documents often require modifications. Address the comments/issues to the best of your ability. Once you have addressed the comments from reviewers, you will need to re-submit your revised documents (go to "manage my existing project").
Revise your Documents
You may modify the content of your file(s), but do not change the file names when you re-submit.
If there is no activity on the project in ePlan within six months, the application may be considered abandoned and you may have to restart the application process
NOTE: Multiple cycles of comments may occur between you and staff. Nevertheless, all issues must be resolved before official project approval may be issued.
Go Before a Board, if Necessary
If, at some point in the process, you were told that your project requires advisory/recommending board review (i.e. UDRB, CRC, etc.), that board meeting will not be scheduled until the staff review has been completed and the minimum requirements have been met (you will be notified of this completion).
NOTE: You may not begin this process until the above staff review has been completed, and the minimum requirements have been met (you will be notified of this completion and given a signed letter to send to neighbors).
You must notify abutting neighbors, nearby registered HOAs (which includes the Planning Department and appropriate commissioners) and the applicable Neighborhood Service Center office of your project.
Steps for Sending Notification Letters
Once you have the addresses, you must:
- Make copies of the signed letter that was given to you from the City.
- Send a copy of this letter via U.S. Certified Mail to each addressee, and make copies of all addressed letters as well as all mail receipts (one per letter).
- A copy of these letters must be submitted in your final application (see below) within five days of the date on your certified mail receipts.
- Notices that are mailed prior to being signed by staff, will result in you having to start the notification process over.
NOTE: There is a minimum of thirty (30) calendar days from the date you mail the notifications and provide proof of notification to the City before you can receive a Final Warrant Decision. In some cases, it will be longer than thirty (30) calendar days for the Final Warrant Decision to be issued.
Review Fees & Pay for your Application
Fees for a Warrant are calculated based on Chapter 62 of the City code. View Planning and Zoning Fees. You will be emailed a transaction statement (invoice) with your total amount due.
You will need you transaction ID number in order to complete this task.
Appeal, if Desired
- If you receive an approval with conditions, you must comply with all conditions (within the lifespan of the warrant) before a building permit can be issued.
- If denied and you'd like to appeal, see below.
- You will be notified by staff if your Warrant is appealed and how to proceed accordingly.
Please note that anyone can appeal a warrant approval or denial within 15 days of posting to the City's Website. View Warrant Postings. Begin the appeal process.
The Planning & Zoning Appeals Board (PZAB) will determine whether the Warrant is upheld or rescinded. Please note that in the event that a Warrant is appealed, the Warrant will be placed on hold pending determination.