Order Your Miami Site Plan – Built for Miami 21 Code, Flood Zones, Coastal High‑Hazard Areas & EPlan
Stop revising. Stop resubmitting. Get a reviewer‑ready site plan delivered tomorrow – prepared for Miami’s unique floodplain rules, hurricane retrofit standards, and the City of Miami ePlan (ProjectDox) portal.
Miami homeowners and contractors face a permitting reality that’s different from anywhere else in Florida. The City of Miami operates under the Miami 21 Zoning Code – a form‑based code that regulates building placement by transect zones, not just by use. Miami‑Dade County has its own flood criteria maps, 25‑year/3‑day stormwater retention requirements, and sea‑level rise forecasts of 2 feet or more. And if your property is in a Coastal High‑Hazard Area (Zone VE) or triggers FEMA’s 50% Rule, your site plan must include additional elevation certificates, flood vents, impact‑resistant glazing, and seawall notes – requirements that don’t exist in inland cities.
We fix that before you click “Upload.” Property lines, setbacks, easements, flood zone notes, hurricane glazing references – we include everything the Miami Planning Department and Zoning Plans Processing Section check. Upload your address. We deliver a PDF ready for ePlan/ProjectDox attachment – with the upper‑right corner left blank for the city’s batch stamp.
What’s Included in Your Miami Site Plan – Built for Miami 21, FEMA & Coastal High‑Hazard Areas
We don’t draw generic Florida plans. We build plans to Miami 21 Code (Article 7, Section 7.1.2.1 for by‑right development), Miami‑Dade County Chapter 33 Zoning Code, and FEMA floodplain regulations. Every Miami plan includes:
Verified property lines – From recorded plats, not rounded GIS approximations (Zoning Plans Processing Section requires plat‑matched dimensions).
Setback dimensions – Measured from the furthest projection (eaves, gutters, balconies) per Miami 21 transect zone standards (T3, T4, T5, T6).
Existing house footprint – So the reviewer sees the current structure and can verify compliance with lot coverage rules.
Proposed structure – ADU, addition, garage, pool, shed, hurricane retrofit – labeled with dimensions.
Lot coverage and floor area ratio (FAR) calculation – Miami 21 regulates FAR by transect zone. Your plan must show the calculation. Omit it, and the review stops.
Utility easements – Shown with recorded book/page numbers (required for any permanent structure near easements; Sunshine Network letter required if encroaching).
Flood zone reference with BFE (Base Flood Elevation) – FEMA panel number and BFE in NGVD or NAVD values. If your property is in Zone AE or VE (Coastal High‑Hazard Area), we add the required elevation certificate reference, flood vent note, and seawall inspection statement.
Freeboard elevation note – Where applicable, we include the required freeboard (typically +1 foot above BFE in many Miami‑Dade zones).
Grading and drainage plan – Required for all yards, showing finish elevations in NGVD/NAVD and referencing Miami‑Dade’s 25‑year/3‑day stormwater retention standard (upgraded from the 10‑year standard, with individual lot retention requirements increased by 30‑100%).
Landscape compliance notes – Referencing Chapter 18A of the Miami‑Dade Code (Landscaping Code) and required shade diagrams (Unit Size, Lot Coverage, Front/Rear/Street Side Open Space).
Tree preservation notes – If your project impacts trees, we include the required survey and preservation language.
Seawall and coastal structure notes – For waterfront properties, we add seawall inspection requirements and coastal construction control line references.
Hurricane retrofit notes – For projects in the HVHZ (High‑Velocity Hurricane Zone), we reference required Notice of Acceptance (NOA) for exterior building components.
North arrow and engineer’s scale – So the reviewer can measure distances immediately.
Clear “existing vs. proposed” – Different line types for quick scanning by the reviewer.
ePlan‑ready PDF – Sized and formatted for ProjectDox upload. Upper‑right corner left blank for the city’s batch stamp (required for all drawings). File named according to the City of Miami’s Standard Naming Convention.
24‑hour turnaround for most Miami residential plans. Free revisions if the city asks for changes.
Why Miami Rejects Site Plans (And It’s Rarely a Design Flaw)
Miami’s review process has specific triggers that other Florida cities don’t enforce as strictly – including Florida Building Code (FBC) requirements for wind‑borne debris protection and HVHZ (High‑Velocity Hurricane Zone) standards. Here’s what actually gets flagged by the Zoning Plans Processing Section and the Building Department:
| What They Check | Why Plans Fail | Our Fix |
|---|---|---|
| Flood zone reference with BFE | “Zone X – no hazard” without FEMA panel number or BFE. FBC requires BFE reference for all structures, even outside high‑risk zones. | We add FEMA panel number, BFE, and freeboard elevation in NGVD/NAVD values. |
| FEMA 50% Rule compliance note | Not shown on plans. If your renovation cost exceeds 50% of the home’s market value, the entire structure must be brought to current flood standards – and that must be noted. | We include the 50% Rule statement and compliance note. |
| Coastal High‑Hazard Area (Zone VE) notes | Missing seawall inspection report reference, coastal A zone fill restrictions, or breakaway wall requirements. | We add coastal construction control line references and seawall notes. |
| HVHZ (High‑Velocity Hurricane Zone) compliance | Missing Notice of Acceptance (NOA) references for windows, doors, and garage doors. FBC requires NOA numbers for all exterior components in HVHZ. | We reference required NOA numbers and impact‑resistant glazing notes. |
| Floor area ratio (FAR) calculation | Not shown on plan or wrong for your transect zone (T3, T4, T5, T6). | We calculate FAR per Miami 21 standards and include on plan. |
| Freeboard elevation note | Missing. FBC requires +1 foot above BFE in many Miami‑Dade zones. | We add the required freeboard note. |
| Lot coverage calculation | Missing or incorrect. | We calculate lot coverage percentage and show on plan. |
| Shade diagrams (Unit Size, Lot Coverage, Front/Rear/Street Side Open Space) | Missing. Required by City of Miami Beach and some Miami‑Dade municipalities. | We include required shade diagrams with calculations. |
| As‑built survey age >1 year | FBC requires survey dated no more than one year from submittal. | We recommend obtaining a new survey or note the plan is derived from plat records. |
| Grading plan | Missing finish elevations in NGVD/NAVD, no reference to 25‑year/3‑day retention standard. | We add contour lines, finish grades, retention calculation, and swale details. |
| Tree preservation notes | Missing for protected species. | We add preservation language. |
| Seawall inspection note | Missing for waterfront properties. | We add seawall inspection requirement note. |
| Utility easements | “Utility easement” label without recorded book/page number. Zoning Plans Processing requires instrument reference. | We research and add the book/page reference from county records. |
| Sunshine Network letter | Missing for permanent structures (pools, sheds, garages) encroaching into easements. | We note that a Sunshine Network letter is required for encroachments. |
| HVHZ glazing NOA | Missing Notice of Acceptance numbers for windows, doors. | We reference required NOA numbers for impact‑resistant glazing. |
| ePlan file naming | Incorrect naming convention or missing blank corner for city batch stamp. ProjectDox will reject the upload automatically. | We name files per City of Miami Standard Naming Convention and leave upper‑right corner blank. |
| Zoning Data Sheet not included | Required for City of Miami Beach single‑family permits. Missing = incomplete submission. | We note that Zoning Data Sheet must be completed and attached separately. |
Each missing item triggers a correction. Each correction adds 4‑6 weeks to your project because you go to the back of the queue.
Our plans include everything. You submit once.
Miami Permit & Site Plan Rules – Fast Summary (City of Miami vs. Miami‑Dade County)
Important distinction: The City of Miami and Miami‑Dade County have separate permitting processes. The City of Miami operates under Miami 21 Zoning Code (form‑based code with transect zones T3‑T6). Unincorporated areas of Miami‑Dade County operate under Chapter 33 Zoning Code. Always check which jurisdiction your property is in before submitting.
| Requirement | City of Miami | Miami‑Dade County (Unincorporated) |
|---|---|---|
| Zoning code | Miami 21 (transect zones T3‑T6) | Chapter 33 (traditional zoning) |
| Site plan required | Yes – for all new construction, additions, ADUs, pools, hurricane retrofits | Yes – building permit construction plans reviewed for compliance |
| Submission portal | ePlan / ProjectDox (iBuild for building permits, iPW for Public Works, OAS for Planning & Zoning) | Submission Portal (formerly Concurrent Plans Processing) |
| Plan review timeline | 24 hours – 10 business days for initial review; corrections add 10‑30 days per cycle | 15 days for site plan review; denials in writing |
| Flood zone requirement | BFE reference in NGVD/NAVD values; freeboard (+1 ft) where required; 50% Rule compliance note | BFE reference; freeboard (+1 ft) where required |
| Coastal High‑Hazard Area (VE) | Seawall inspection report, breakaway walls, coastal A zone restrictions | Same |
| HVHZ requirements | NOA numbers for windows, doors, garage doors; impact‑resistant glazing notes | Same |
| Grading plan | Required for all yards; finish elevations in NGVD/NAVD; 25‑year/3‑day retention standard | Required where site alteration exceeds 10% of site area |
| Tree protection | Protected species require preservation notes or mitigation plan | Chapter 24‑49 tree removal permit may be required |
| ADU rules | Permitted in certain transect zones (T3‑L, single‑family lots); minimum lot size 7,500 sq ft; maximum size 400 sq ft; must be within main structure or attached | Same (city‑specific) |
| ePlan formatting | Upper‑right corner blank (2×2, 3×3, or 4.5×4.5 depending on sheet size); files named per Standard Naming Convention | Plans submitted via Submission Portal |
| Sunshine Network letter | Required for permanent structures encroaching into easements | Same |
Sources: City of Miami Planning Department, Miami‑Dade Zoning Plans Processing Section, 2026.
Pricing – Fixed, No Surprises
| Service | Price |
|---|---|
| Basic Site Plan (setbacks, property lines, existing/proposed) | $89 |
| Enhanced Plan (+ FAR, flood BFE, utility easements, Miami 21 compliance) | $149 |
| Premium Plan (+ grading/drainage, HVHZ notes, seawall/coastal notes, 50% Rule compliance) | $249 |
Revisions included free if the city asks for changes.
How It Works – Miami
Upload your address – Tell us where your project is.
We pull public records – Plats, deeds, GIS data, FEMA flood maps, easements.
We draft your plan – Built to Miami 21 or Miami‑Dade Chapter 33 standards, with ePlan‑ready formatting.
You submit via ePlan/ProjectDox – Use our PDF with your permit application.
You appear in person (if required) – Certain applications may require in‑person submittal at the Stephen P. Clark Center or the Permitting and Inspection Center.
No site visit needed. No survey required for most properties.
Miami‑Specific Mini Case Study: Coconut Grove Waterfront ADU – Rejected Three Times Over Flood Zone & 50% Rule
The project: A homeowner in Coconut Grove (City of Miami, T3 zone) wanted to add a 400 sq ft ADU (detached) on a 7,800 sq ft lot near Biscayne Bay. The property is in Flood Zone AE (Coastal High‑Hazard Area).
First rejection: The original site plan showed the ADU dimensions and setbacks – but no BFE reference, no freeboard note, and no 50% Rule compliance statement. The Zoning Plans Processing Section rejected because “flood zone information incomplete.”
Second rejection (after homeowner hired another drafter): The new plan added a BFE note but omitted the required seawall inspection reference and coastal A zone restrictions. Also, the ADU size exceeded the maximum 400 sq ft (by 60 sq ft). Rejected again.
Third rejection: The homeowner reduced the ADU size to 400 sq ft but didn’t include the HVHZ glazing NOA numbers for impact‑resistant windows. The reviewer flagged “NOA numbers missing for exterior openings.”
What we fixed: We added the correct FEMA panel number (12086C0215J), BFE (+10′ NGVD), freeboard note (+1′), 50% Rule compliance statement, seawall inspection note, coastal A zone fill restrictions, HVHZ glazing NOA references, and proper ADU size (400 sq ft). We also reformatted the PDF for ProjectDox upload – left 4.5×4.5 blank corner, named files per Standard Naming Convention.
Outcome: Approved on the next submission. Total delay saved: 12 weeks.
Ready to Get Your Miami Site Plan?
Don’t let a missing BFE note, a wrong transect zone calculation, or a ProjectDox formatting error delay your project. Upload your address – we’ll deliver a reviewer‑ready PDF built for Miami 21, Miami‑Dade Chapter 33, FEMA floodplain regulations, and ePlan submission.
Order Your Miami Site Plan Now – Basic Plan $89
Questions? Call the City of Miami Planning Department at (305) 416‑1400 or the Miami‑Dade Zoning Plans Processing Section at (786) 315‑2650. Or contact us – we answer same day.
FAQ – Miami Site Plans
Most plans delivered within 24 hours. Upload before noon, get your PDF tomorrow.
Yes. We add FEMA panel number, BFE in NGVD or NAVD values, freeboard elevation (+1 ft where required), and 50% Rule compliance statement.
We add NOA (Notice of Acceptance) number references for impact‑resistant glazing, doors, and garage doors where applicable.
Yes. We include seawall inspection notes, breakaway wall references, and coastal A zone fill restrictions where required.
We revise for free. Send us the correction letter, we update the plan, you resubmit. No extra charge.
Yes. We calculate FAR per Miami 21 transect zone standards and lot coverage percentage.
Yes. We use recorded plats and county GIS data. Only complex boundaries or coastal high‑hazard areas may need a survey – we’ll advise.
We customize for your specific jurisdiction. The City uses Miami 21 (form‑based code); Miami‑Dade County uses Chapter 33. We’ll ask which one applies and build accordingly.
Yes. FEMA’s 50% Rule applies to renovations. If your project cost exceeds 50% of the home’s market value (excluding land), the entire structure must be brought to current flood standards. We include the required compliance note.
Yes. Miami allows ADUs on lots of at least 7,500 sq ft in certain transect zones (T3‑L, single‑family lots). Maximum size is 400 sq ft. We include all ADU‑specific requirements.
Yes. We format the PDF to meet ProjectDox requirements: upper‑right corner blank for the city’s batch stamp, correct file naming per Standard Naming Convention. If the city rejects due to formatting, we revise for free.
Click the button below, enter your address, and checkout. We do the rest.