Land Development

The Land Development Division is responsible for guiding developers, architects, and the general public through the entitlement (Special Permit) process. The Division applies current zoning codes to evaluate and provide recommendations that facilitate city-wide development of varying scales and changes of zoning that affect the general welfare of the City of Miami. The Division issues Special Permits, which incorporate design review to ensure the appropriateness of the development within the City’s diverse neighborhoods and waterfront, and works with stakeholders to better understand their needs and those of the neighborhood to implement amendments to existing regulations as required.

Below, find some of our most used services. If you'd like to apply for a permit, we recommend viewing our Permits & Construction page or our Guide to Getting a Permit.

Request a Rezone

Are you interested in requesting a change to the Future Land Use Map (FLUM) or Zoning District for your property? You can apply for a Rezone, Rezone & FLUM Amendment or a Special Area Plan Amendment (SAP) twice a year. Email planning@miamigov.com or call 305-416-1400 with questions.

Apply for an Exception Permit

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.

Apply for a Warrant Permit

Are you trying to open a business, and the zoning code states that you need a warrant? The City of Miami issues warrant permits for proposed uses in transect zones where the function is not allowed by right.

Get a Development Project Covenant

Are you applying for a permit and were told that you need a covenant agreement with Office of Zoning, Planning, or Housing? Are you trying to get a covenant on your property released? Common covenants include: Unity of Title, Covenant in Lieu, Single Family use, and more.

Apply for a Zoning Waiver

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.

Permitting Forms & Documents

NOTE: These are not applications, all applications are digital. This forms library includes checklists and forms necessary to include in the applications for certain permitting projects.

Guidelines & Resources

CITY CODES

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

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.

FORMS & CHECKLISTS

Permitting Forms and Documents 

Special Permits Checklist

GUIDELINES

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. 

Planning Zoning and Appeals Board

The planning, zoning and appeals board is an integral part of the total process of planning for the future development and growth of the city. The board is to serve as an instrument of advice and recommendation in all phases and aspects of the comprehensive planning program authorized by Section 38 of the City Charter.

Learn more about the Planning, Zoning and Appeals Board (PZAB)

 

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