/ Miami-Dade · Developers & builders
The first Miami-Dade question is use, envelope, and which desk — not a copied setback table.
Before a developer prices a site, five doors have to be named: what the land-use actually is, which jurisdiction (unincorporated folio 30 or a city), where outdoor equipment can live, whether impact fees are a different desk from the MEP permit sheet, and whether a variance, flood, kitchen, or workforce path is already in the way. This page does not compute a setback, a parking count, or a fee. We do not copy Chapter 33 lot-size tables and do not certify property lines.
Tool: What is the first Miami-Dade question? Packet: developer first-question PDF · ES. Zoning checklist baseline: what Zoning Plans Processing actually asks for. Pads: setback screen. Zoning as MEP: pad, use, variance. Impact fees: which bucket. MEP categories: which application.
- Name the actual use and the actual construction type first. New building, addition, interior alteration, change of use, and an RTU that “moved” are different doors. A restaurant schedule on a retail suite is a zoning comment that lands on mechanical.
- Folio 30 is unincorporated County. A city is not that table. Miami, Miami Beach, Hialeah, Coral Gables, and Key Biscayne have their own fire departments — County fire impact fees are not collected there. Other municipal impact fees still exist. Call the city.
- Outdoor equipment lives inside a zoning envelope. Within ten feet of a property line, the next document is a survey with markers that stay until C.O. Unpierced walls and openings are different envelopes. Mechanical enclosures do not count toward height; a parapet more than five feet does. Neither one is 306.5 access. We do not certify the survey.
- Impact fees are not the mechanical permit sheet. Five County buckets. The unit is not always a square foot. A change of use can trigger even when no new building is added. Dated snapshot — not a quote — lives on the impact-fee coordinator.
- A variance, Housing Agreement, or flood overlay is not skipped MEP. Three years unused, the Board may take a variance back. Workforce / affordable is a County housing path (currently described up to 120% AMI). We still seal MEP. We do not process the exemption. Flood and coastal setbacks are a survey / floodplain desk — we coordinate equipment elevation, we do not certify the map.
The pro forma used “office.” The menu is a restaurant. The condenser sits in the side yard.
Impact fees were treated as the mechanical permit. The folio is a city. Parking and landscape are holding the pad, and mechanical was drawn as if the envelope were already free. Send the folio and the actual use — not the row you wish you were in.
What to send
Folio (does it start with 30?), stated use vs actual use, new vs addition vs change of use, site plan or survey showing outdoor equipment, whether a variance / Housing Agreement exists, and whether anyone mixed impact fees into the MEP permit budget.
If the site is still a sketch and mechanical is already being priced
Send the folio and the actual use. Masterbuild will say which door is first — not quote a setback or a fee.
Send Project Background+1 (786) 398-6940 · osmany.portal@masterbuildconsulting.com
Masterbuild provides engineering services under a written scope. Nothing on this page is a zoning opinion, a setback table, a fee quote, a CZAB filing, or a flood determination. We do not copy County zoning checklists and do not certify property lines. Confirm current Chapter 33 and the live County impact-fee PDF. This is not legal advice.