Phased Permitting for High-Rise Threshold Buildings

The City of Miami may allow certain high-rise threshold building projects to move through permitting in phases. Phased permitting allows eligible projects to begin specific early construction activities while later portions of the project continue through the permitting process.

This process is intended to support large, complex projects by reducing idle time between permit reviews and construction milestones. Each phase permit remains subject to City review, required approvals, inspections, and any conditions established by the Building Official.

Phased permitting is generally reserved for high-rise threshold buildings over 75 feet in height. Projects under 75 feet may be considered only with approval from the Building Official.

What is Phased Permitting?

Phased permitting allows a project to be reviewed and permitted in separate construction stages instead of waiting for every part of the project to be approved before any work begins.

For example, a project may be able to begin approved soil improvement work while the foundation permit is still under review. Later, foundation work may begin while vertical construction documents continue through review.

This can help accelerate the overall construction timeline, but each permit phase must still meet all applicable code, documentation, inspection, and approval requirements.

Steps

Step 1.Step 1: Pre-Submission Meeting

Before submitting phased permits, you must request a pre-submission meeting with the Building Official via email at LTorresIII@miamigov.com. This meeting is to review the proposed phasing strategy, confirm whether the project may qualify, identify required documents, and discuss the expected sequence of submissions.

IMPORTANT: The pre-submission meeting does not guarantee approval of phased permitting. Final approval remains subject to review by the City and the Building Official.

Step 2.Step 2: Project Kick-Off Meeting

After the pre-submission discussion, the project team participates in a kick-off meeting with City staff. This meeting establishes the permitting approach, confirms the proposed phases, and helps align the applicant, design professional, reviewers, and City staff before formal phased permit reviews move forward.

Step 3.Step 3: Master Permit Submission

The master permit serves as the main permit record for the overall project. The master permit remains active throughout the phased permitting process. The master permit timeline may vary depending on the size, scope, and complexity of the project.

Step 4.Step 4: Soil Improvement Permit

The soil improvement permit may allow early site-related work to begin once approved. Typical work associated with the phase may include:

General site preparation
DSM or sheet piles
Test piles
Potential production piles

Estimated permitting duration: approximately 12 weeks / 3 months. Once the soil improvement permit is approved and issued, eligible work may begin while later phases continue through review.

Step 5.Step 5: Foundation Permit

The foundation permit may allow approved foundation-related work to begin before the vertical permit is completed. Typical work associated with this phase may include:

Pile caps
Grade beams
Elevator pits
First lift columns

Estimated permitting duration: approximately 24 weeks / 6 months. Foundation work may only proceed after the applicable permit is approved and issued.

Step 6.Step 6: Vertical Permit

The vertical permit covers the above-ground construction portion of the project. This phase is typically the most complex and may include structural, architectural, life safety, mechanical, electrical, plumbing, fire, accessibility, and other required reviews.

Estimated permitting duration: approximately 32 weeks / 8 months. Vertical construction may only begin after the vertical permit is approved and issued.

Important Conditions / Disclaimers

Phased permitting does not waive required reviews, approvals, inspections, or code requirements.
Each phase must be reviewed and approved by all disciplines before any work under that phase can begin.
Approval of one phase does not guarantee approval of future phases.
The Building Official may approve, deny, limit, or condition the use of phased permitting based on the project scope, risk, documentation, and applicable code requirements.
Projects under 75 feet in height may only be considered for this process if approved by the Building Official.
The City may require additional documentation, meetings, revision, or coordination before accepting or approving phased permit submissions.