How does Miami 21's transect system work?

Miami 21 uses transect zones (T3 through T6) that prescribe building form rather than just use. T3 is suburban (20-foot front setback, 35-foot height max), T4 is general urban, T5 is urban center with build-to lines, and T6 is urban core with minimal setbacks. Each zone specifies lot coverage, Floor Lot Ratio, frontage types, and architectural standards. Check the Miami 21 Atlas for your zone.

What hurricane requirements affect my site plan?

Miami is in a High-Velocity Hurricane Zone with 175+ mph design wind speeds. All exterior openings require impact-resistant glazing or approved shutters. All building products must have Miami-Dade County NOA approval. Roofs need enhanced connections and approved materials. Your site plan should show building orientation and wind-resistant landscaping features.

What flood zone requirements apply?

New residential construction must be elevated at least 1 foot above BFE (2 feet recommended for sea level rise). Much of Miami is in AE or VE flood zones. The city's Stormwater Master Plan projects 10-17 inches of sea level rise by 2040. Your site plan must show flood zone, BFE, and proposed finished floor elevation. Consider additional freeboard for long-term protection.

How do I submit my site plan?

Submit through the iBuild portal at miami.buildingeye.com for electronic plan review. Alternatively, use a licensed private provider for potentially faster review (5-10 business days vs. 10-20 for city review). Walk-in service is at 444 SW 2nd Avenue, 7th Floor.

What tree protection is required?

Miami-Dade's Tree Ordinance protects trees 18 inches+ diameter. Removal requires a tree permit and mitigation through replacement or Tree Trust Fund payment. Mangroves are protected by state law and require DEP permits. Your site plan must show all trees 18 inches+ with species, diameter, and canopy spread.

Can I use a private provider for plan review?

Yes, Miami allows licensed private provider plan review as an alternative to city review. Private providers can review building plans and issue approval letters, typically in 5-10 business days compared to 10-20 for standard city review. The city still issues the building permit based on the private provider's approval letter.

What is the Floor Lot Ratio (FLR)?

FLR is Miami 21's version of Floor Area Ratio (FAR). It limits total building floor area as a ratio of lot area. FLR limits vary by transect zone: T3 allows approximately 1.0, T4 allows 2.0-3.0, T5 allows 3.0-5.0, and T6 varies by sub-zone. Bonus FLR may be available through public benefits contributions.

How long does the permit process take?

Standard city plan review takes 10-20 business days for residential and 20-45 days for commercial. Private provider review takes 5-10 business days. Historic preservation review adds 30-60 days. Flood zone and environmental reviews may add additional time. Track your application through the iBuild portal.

Miami Site Plan Requirements & Permit Guide (2025)

By Site Plan Creator Team • March 6, 2026

Guide to creating site plans for building permits in Miami, including Miami 21 zoning, hurricane requirements, and sea level rise considerations.

Miami Site Plan Requirements: Complete Guide for Building Permits

Creating a site plan for a building permit in Miami, Florida requires meeting requirements set by the City of Miami Building Department. Miami is unique among US cities for its Miami 21 form-based zoning code, its location in a High-Velocity Hurricane Zone (HVHZ), and the increasing importance of sea level rise adaptation in development planning.

What Is a Site Plan and Why Does Miami Require One?

A site plan is a scaled drawing showing your property boundaries, existing structures, proposed construction, setbacks, and site features. The Building Department requires a site plan for all building permit applications to verify compliance with the Miami 21 Code (the city's zoning ordinance) and the Florida Building Code — High-Velocity Hurricane Zone (FBC-HVHZ). Look up your property's transect zone through the city's Miami 21 Zoning Atlas.

Required Site Plan Elements

The Building Department requires the following elements on all site plans:

Property boundaries with accurate dimensions and total lot area
Setbacks from all property lines per Miami 21 Transect Zone standards
Existing structures with square footage, height, number of stories, and use
Proposed construction clearly distinguished from existing structures
Finished floor elevation (FFE) relative to Base Flood Elevation and Crown of Road
Flood zone designation with FEMA panel number and BFE
Lot coverage calculation per transect zone standards
FLR (Floor Lot Ratio) — Miami 21's version of FAR
Parking spaces per Miami 21 Article 4, Table 4
Driveways and access with sight triangles
Tree survey showing all trees 18 inches+ diameter
North arrow and scale
Miami-Dade County folio number

Miami 21 Transect Zones

Miami 21 organizes the city into transect zones from natural to urban core, each with specific building form and setback standards:

T3 (Sub-Urban): Front 20 feet, side 10 feet (7.5 feet for lots under 50 feet wide), rear 20 feet. Max lot coverage 50%. Max height 35 feet (2.5 stories).
T4 (General Urban): Front 10 feet, side 5 feet, rear 20 feet. Max lot coverage 60%. Max height 45-55 feet.
T5 (Urban Center): Front 0-10 feet (build-to line), side 0 feet, rear 10 feet. Max lot coverage 80%. Max height 65+ feet.
T6 (Urban Core): Front 0 feet (build-to line), side 0 feet, rear 10 feet. Max lot coverage 80%. Height varies by sub-zone (up to unlimited).
D1/D2/D3 (Waterfront, Industrial, Marine): Special standards for non-residential waterfront and industrial areas.

Unlike traditional zoning, Miami 21 prescribes building form rather than just use, specifying build-to lines, frontage types, and architectural standards.

High-Velocity Hurricane Zone Requirements

All of Miami-Dade County is designated a High-Velocity Hurricane Zone (HVHZ) under the Florida Building Code, imposing the nation's most stringent wind resistance standards:

Design wind speed: 175+ mph for most of Miami per ASCE 7
Impact-resistant glazing: All exterior openings must have impact-resistant windows/doors or approved shutters (no plywood)
Roof requirements: Enhanced roof-to-wall connections, specific underlayment, and approved roofing materials
Product approval: All building components must be Miami-Dade County NOA (Notice of Acceptance) approved
Your site plan should show building orientation relative to prevailing wind directions and any wind-resistant landscape features

Flood Zone and Sea Level Rise Requirements

Miami's flood risk considerations are among the most critical in the nation:

FEMA flood zones: Much of Miami is in AE or VE zones
Elevation requirements: New residential construction must be elevated at least 1 foot above BFE per Florida Building Code. The City of Miami recommends elevating 2 feet above BFE to account for sea level rise
Sea level rise projections: Miami's Stormwater Master Plan incorporates projected sea level rise of 10-17 inches by 2040. Some areas may require additional elevation beyond FEMA minimums
King tide flooding: Site plans in low-lying areas should address seasonal high-tide flooding and groundwater intrusion
Freeboard: Additional height above BFE strongly recommended for long-term flood protection

Tree Protection Requirements

Miami-Dade County's Tree Ordinance protects significant trees:

Protected trees: Trees 18 inches+ diameter on private property require a tree removal permit
Specimen trees: Rare or exceptional trees receive the highest protection
Mangroves: Protected by state law; removal requires DEP permits
Mitigation: Removed protected trees require replacement at specified ratios or payment to the Tree Trust Fund
Your site plan must show all trees 18 inches+ with species, diameter, and canopy spread

How to Submit Your Site Plan

iBuild Portal

Submit through the iBuild portal at miami.buildingeye.com for electronic plan review. Upload plans in PDF format, pay fees, and track your application in real-time.

Private Provider Plan Review

Miami allows private provider plan review as an alternative to city plan review. Licensed private providers can review plans and issue approval letters, often faster than the city process.

In-Person Submission

Walk-in service at 444 SW 2nd Avenue, 7th Floor, Miami, FL 33130.

Permit Fees and Timeline

Plan review fees: Based on project valuation per the Building Department fee schedule
Building permit fees: Calculated from construction valuation
Impact fees: Transportation, parks, fire/rescue, school, and water/sewer impact fees
Technology surcharge: Applied to all permit fees
Timeline: Residential 10-20 business days. Commercial 20-45 business days. Private provider review often 5-10 business days. Historic preservation review adds 30-60 days.

Creating Your Miami Site Plan with Site Plan Creator

Site Plan Creator makes it easy to generate a professional, permit-ready site plan for your Miami property. Simply enter your address, and the tool automatically loads your property boundaries, building footprints, and aerial imagery. You can then add setback lines, label structures, draw proposed construction, and export a scaled PDF ready for Building Department submission.

Frequently Asked Questions

How does Miami 21's transect system work?: Miami 21 uses transect zones (T3 through T6) that prescribe building form rather than just use. T3 is suburban (20-foot front setback, 35-foot height max), T4 is general urban, T5 is urban center with build-to lines, and T6 is urban core with minimal setbacks. Each zone specifies lot coverage, Floor Lot Ratio, frontage types, and architectural standards. Check the Miami 21 Atlas for your zone.
What hurricane requirements affect my site plan?: Miami is in a High-Velocity Hurricane Zone with 175+ mph design wind speeds. All exterior openings require impact-resistant glazing or approved shutters. All building products must have Miami-Dade County NOA approval. Roofs need enhanced connections and approved materials. Your site plan should show building orientation and wind-resistant landscaping features.
What flood zone requirements apply?: New residential construction must be elevated at least 1 foot above BFE (2 feet recommended for sea level rise). Much of Miami is in AE or VE flood zones. The city's Stormwater Master Plan projects 10-17 inches of sea level rise by 2040. Your site plan must show flood zone, BFE, and proposed finished floor elevation. Consider additional freeboard for long-term protection.
How do I submit my site plan?: Submit through the iBuild portal at miami.buildingeye.com for electronic plan review. Alternatively, use a licensed private provider for potentially faster review (5-10 business days vs. 10-20 for city review). Walk-in service is at 444 SW 2nd Avenue, 7th Floor.
What tree protection is required?: Miami-Dade's Tree Ordinance protects trees 18 inches+ diameter. Removal requires a tree permit and mitigation through replacement or Tree Trust Fund payment. Mangroves are protected by state law and require DEP permits. Your site plan must show all trees 18 inches+ with species, diameter, and canopy spread.
Can I use a private provider for plan review?: Yes, Miami allows licensed private provider plan review as an alternative to city review. Private providers can review building plans and issue approval letters, typically in 5-10 business days compared to 10-20 for standard city review. The city still issues the building permit based on the private provider's approval letter.
What is the Floor Lot Ratio (FLR)?: FLR is Miami 21's version of Floor Area Ratio (FAR). It limits total building floor area as a ratio of lot area. FLR limits vary by transect zone: T3 allows approximately 1.0, T4 allows 2.0-3.0, T5 allows 3.0-5.0, and T6 varies by sub-zone. Bonus FLR may be available through public benefits contributions.
How long does the permit process take?: Standard city plan review takes 10-20 business days for residential and 20-45 days for commercial. Private provider review takes 5-10 business days. Historic preservation review adds 30-60 days. Flood zone and environmental reviews may add additional time. Track your application through the iBuild portal.

How to Create a Site Plan in Miami

Look Up Your Property Information: Use the Miami 21 Zoning Atlas to find your transect zone, FLR limits, and building form standards. Check the FEMA Flood Map for your flood zone and BFE. Note your Miami-Dade County folio number.
Assess Hurricane and Flood Requirements: Determine your flood zone, required finished floor elevation (BFE + 1 foot minimum, 2 feet recommended), and HVHZ product requirements. Consider sea level rise projections for long-term planning.
Create Your Site Plan: Enter your Miami address in Site Plan Creator to automatically load property boundaries, building footprints, and aerial imagery. Add setback lines per your transect zone and label structures.
Include All Required Elements: Ensure your site plan includes property boundaries, transect zone setbacks, FFE relative to BFE, flood zone, lot coverage, FLR, parking per Miami 21, tree survey, and north arrow with scale.
Prepare Supporting Documents: Prepare a tree survey for trees 18 inches+, elevation certificate documentation, HVHZ product specifications, and stormwater management plans as needed.
Submit Through iBuild or Private Provider: Upload plans through the iBuild portal or engage a licensed private provider for faster review. Pay plan review fees and track your application.
Manage Review and Obtain Permit: Respond to reviewer comments and resubmit corrections. Once approved, pay all fees including impact fees, obtain your building permit, and schedule inspections. An elevation certificate will be required during and after construction.