/ Miami-Dade · Variance clock
A variance is not a mechanical permit.
A variance for the generator pad is not a mechanical permit. If you do not use it, the Board can take it back. Original Masterbuild writing — not a copy of Chapter 33 Article XXXVI and not zoning advice. Masterbuild seals MEP. We do not file Community Zoning Appeals Board applications. We do not argue vested rights. Confirm live 33-317.
Packet: variance clock PDF · ES. 180-day building-permit clock: a fail does not extend. Pad location: ten-foot survey. DIC: not mechanical review.
- No building permit on a CZAB action the County Commission still has jurisdiction to review, until the Commission’s final decision. Mechanical is a type of permit.
- Only early door: temporary conditional permit if withholding it would cause imminent peril to life or property, with conditions including a bond. A tenant opening date is not imminent peril.
- Variance, special exception, new use, special permit, or unusual use not utilized within three years may be terminated after noticed hearings, unless the resolution set its own time limit.
- Utilized = the use is established, or a building permit was issued, acted upon, and the development is progressively and continuously carried to conclusion. Pulling a permit and letting it sit is not utilization.
- A pending rezoning freezes permits for an unused variance until that hearing concludes. If the rezoning is approved, the unused variance dies unless the rezoning resolution continues it.
Tool: Variance clock, DIC, or a moratorium?
Setback variance from 2022, condenser still on the truck, rezoning filed in 2026
Permits frozen. Variance may terminate. Two zoning clocks, zero MEP.
What to send
The resolution number, the date it was granted, whether a building permit was issued and acted upon, and whether a rezoning or Commission review is pending.
If the variance is older than you think and the pad is still in the catalog
Send the resolution. Masterbuild will say whether the mechanical set still has no row — not whether the Board will keep the variance.
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 variance application, a vested-rights determination, a bond, or a representation about the Board. Confirm live 33-317. This is not legal advice.