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Entitlements in Miami-Dade, Broward, Palm Beach, Monroe Coun

Entitlements are the legal approvals required to develop or modify a property. These approvals ensure that projects comply with zoning laws, land use regulations, and community standards. Whether you’re seeking a Conditional Use Permit, Plat Note Amendment, Rezoning, or Special Exception, securing entitlements is a critical step in moving your project forward.


Navigating entitlements in Miami-Dade, Broward, Palm Beach, Monroe Counties and throughout Florida can be complex. Many approvals require public hearings, community outreach, and coordination with multiple government agencies. Understanding each type of entitlement can help property owners and developers streamline the process and avoid unnecessary delays.


What Are Entitlements?


Entitlements are approvals granted by local government agencies that allow property owners to develop land or change how a property is used. They determine what can be built, how it can be used, and whether modifications to existing zoning are permitted.


Conditional Use Permit


A Conditional Use Permit (CUP) allows a property to be used in a way that is not typically permitted under its zoning designation. Unlike a rezoning, which permanently changes the zoning classification, a CUP allows a specific use under certain conditions.

Conditional Use Permits are often required for:


  • Commercial businesses in residential zones
  • Schools, churches, or community centers in non-commercial areas
  • Certain types of multi-family housing in single-family zones


CUPs require public hearings where community members can provide input. The local government may impose conditions on the project to minimize negative impacts on surrounding properties.


Plat Note Amendment


A Plat Note Amendment modifies restrictions or conditions recorded on an approved subdivision plat. Plats establish land division, property boundaries, and development limitations. If a developer wants to change how a platted property is used or developed, an amendment is required.


Common reasons for plat note amendments include:


  • Increasing the number of residential units
  • Modifying commercial or industrial use restrictions
  • Changing setbacks or lot coverage requirements


Approval typically requires review by the county’s planning and zoning board and may involve public hearings.


Plat


A Plat is a formal map that outlines property boundaries, streets, and easements for a subdivision or development. Plats must be reviewed and approved by local authorities before construction can begin.


Key steps in the plat approval process:


  • Submitting a preliminary plat for review
  • Addressing comments from zoning officials and planners
  • Obtaining final approval and recording the plat with the county


Plats ensure that land is properly subdivided and developed in compliance with zoning regulations.


Rezoning


Rezoning is the process of changing a property's zoning designation. This is required when a developer wants to use land for a purpose not allowed under its current zoning.


Common rezoning requests include:


  • Changing residential zones to commercial or mixed-use
  • Increasing allowable building height or density
  • Converting agricultural land to residential or commercial use


Rezoning requires approval from local planning boards and often involves public hearings. Community support is critical to securing approval.


Site Plan


A Site Plan is a detailed layout showing how a property will be developed. It includes building locations, parking, landscaping, drainage, and access points.


Site plans must be approved before construction begins to ensure compliance with:


  • Zoning and land use requirements
  • Environmental regulations
  • Traffic and safety standards


A well-prepared site plan helps streamline the entitlement process by addressing potential concerns early.


Special Exception


A Special Exception is a zoning approval that allows a property to be used in a way not typically permitted in that zone but is deemed beneficial to the community. Unlike a variance, which grants relief from zoning requirements, a special exception allows a specific use under predefined conditions.


Examples of special exceptions include:


  • Daycare centers in residential areas
  • Hotels in certain commercial zones
  • Parking structures in mixed-use developments


Public hearings and community outreach are often required before approval.


Variance


A Variance allows property owners to deviate from specific zoning requirements due to unique property conditions. Variances are granted when strict enforcement of zoning laws would cause unnecessary hardship.


Typical variances include:


  • Reducing setback requirements
  • Increasing building height limits
  • Allowing less parking than required


To obtain a variance, property owners must demonstrate that their request is necessary due to the property’s unique circumstances and that it won’t negatively impact surrounding properties.


Waiver


A Waiver is a request to modify or bypass a specific zoning or development requirement. Unlike a variance, which is based on hardship, a waiver is granted when strict compliance with zoning regulations is impractical or unnecessary.


Waivers are commonly used for:


  • Reducing landscaping or parking requirements
  • Modifying design standards for unique projects
  • Adjusting setbacks for minor changes to a development


Waivers are often reviewed administratively but may require public input depending on the request.


Warrant


A Warrant is an approval granted under Miami 21 zoning for uses or design elements that require additional review. Unlike a variance or special exception, a warrant is used for pre-approved conditions within the zoning code.


Common warrant requests include:


  • Allowing minor design modifications
  • Approving specific business types in mixed-use areas
  • Adjusting setbacks or frontage requirements


Warrants are often reviewed administratively and may not require public hearings.


Public Hearing


Many entitlement requests, such as rezoning, variances, and conditional use permits, require a public hearing. During the hearing, property owners present their case, and the community has an opportunity to voice concerns or support.


Public hearings are required for:


  • Rezoning requests
  • Variances and special exceptions
  • Conditional use permits
  • Major site plan approvals


Preparation is key to a successful public hearing. Property owners should be ready to address concerns raised by planning officials and the public.


Community Outreach


Community outreach is an essential part of the entitlement process. Many entitlement requests require developers to engage with local residents, business owners, and neighborhood associations to gain support for their projects.


Effective community outreach strategies include:


  • Hosting informational meetings
  • Addressing community concerns early in the process
  • Demonstrating how the project benefits the local area


Strong community support can make it easier to secure approvals and avoid opposition during public hearings.


Navigating Entitlements Throughout South Florida


Whether you need a Conditional Use Permit, Plat Note Amendment, Rezoning, Special Exception, or Variance, we can help. Our team works in Miami-Dade, Broward, Palm Beach, Monroe County, and throughout Florida, guiding property owners and developers through the entitlement process.


Our services include:


  • Zoning and entitlement consulting
  • Site plan preparation and review
  • Public hearing representation
  • Community outreach and engagement


If you're planning a development project and need help securing entitlements, contact us today. Our experts will handle the details so you can focus on bringing your project to life.


Entitlements FAQs


What is a Conditional Use Permit?
A Conditional Use Permit allows a property to be used for a specific purpose that is not typically permitted under its zoning, subject to conditions set by the local government.


How do I change my property’s zoning?
Rezoning requires an application, review by planning officials, and approval at a public hearing. Community support can help improve the chances of approval.


What is the difference between a variance and a special exception?
A variance provides relief from zoning requirements due to property-specific hardships, while a special exception allows a specific use that is generally beneficial to the community.


Why do I need a site plan?
A site plan shows how a property will be developed and ensures compliance with zoning, safety, and environmental regulations.


What is a plat?
A plat is a formal map that divides land into lots and establishes property boundaries, streets, and easements.


How can I get community support for my project?
Engaging with local residents, addressing concerns, and highlighting community benefits can help build support for your project.


What is the next step if I need entitlements for my project?

Contact us today. Our team will guide you through the process and help secure the approvals needed to move your project forward.

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