Preparing a Site Plan for Submission to a Florida City vs. County

When it comes to land development in Florida, where you submit your site plan matters just as much as what’s in it. Cities and counties often have different review processes, codes, and timelines — and understanding these differences can make or break your project schedule.

A well-prepared site plan demonstrates compliance with local zoning, drainage, traffic, and utility requirements. Whether you’re working in a municipality like Doral or a county jurisdiction like Miami-Dade, knowing how to tailor your submission is essential for smooth approvals.

Why Jurisdiction Matters

Each city and county in Florida operates under its own Land Development Regulations (LDRs).

• Cities focus on design aesthetics, landscaping, and conformance with zoning and architectural guidelines.

• Counties typically emphasize infrastructure, stormwater systems, and regional impacts like traffic and utilities.

Misunderstanding jurisdictional boundaries can result in submitting plans to the wrong agency or missing critical review requirements.

To see how local agencies impact design, read: How Local Drainage Districts Affect Site Development.

Key Differences: City vs. County Submissions

Aspect	City Review	County Review
Regulatory Focus	Urban design, landscaping, parking, signage, and architectural style.	Infrastructure, stormwater, drainage, roadway, and utility coordination.
Primary Reviewer	Planning and Zoning Department; Public Works may assist.	Development Services or Public Works Engineering Division.
Stormwater Oversight	Typically coordinated with local drainage districts or county standards.	Reviewed for compliance with county and FDEP regulations.
Permit Integration	Often combined with building permit review.	May require pre-approval before separate building permit submittal.
Review Timeline	30–60 days (varies by city).	45–90 days, depending on agency coordination.

Working With Multiple Review Agencies

Many projects in Florida fall under multiple jurisdictions — for instance, a city project that still requires county stormwater or FDOT access approval.

A civil engineering company in Florida must coordinate with:

• City Planning and Zoning Departments for urban design and landscaping.

• County Development Services for drainage and infrastructure.

• FDEP and Water Management Districts for stormwater and Environmental Resource Permits (ERPs).

To learn how ERPs integrate with site planning, see: Environmental Resource Permits (ERP) in Florida: A Developer’s Guide.

Common Challenges

Developers often underestimate how much jurisdictional overlap exists between city and county requirements. Common issues include:

• Missing utility coordination or stormwater calculations required by county reviewers.

• Submitting incomplete landscape or traffic plans required by city planning boards.

• Confusion over which agency issues final development approval.

Working with an experienced planning engineer ensures that every technical and procedural step aligns with the correct regulatory body.

For more on navigating environmental and zoning complexities, read: What Is the Florida Land Use Map and How to Read It.

Conclusion

Submitting a site plan in Florida is never a one-size-fits-all process. Cities and counties each have their own priorities, standards, and review workflows.

By identifying the correct jurisdiction early, coordinating with relevant agencies, and preparing detailed, code-compliant plans, developers can significantly shorten review times and avoid costly resubmissions.

FAQs

• Who reviews site plans in Florida?

  City Planning and Zoning Departments handle municipal projects, while county Development Services review unincorporated areas.

• Can both city and county review the same project?

  Yes — especially when a city project impacts county roads, drainage systems, or utilities.

• How do I know if my project is in city or county jurisdiction?

  Check the property’s jurisdiction in your county’s GIS Land Information Viewer or contact the local planning department.

• Do counties require pre-application meetings?

  Many do. Early coordination helps identify submittal requirements and streamline permit approval.

Partnering With Florida Agencies for Development Success

At RSP Engineers, we guide developers through both city and county site plan processes, ensuring every document — from grading and drainage to stormwater permits — meets the right regulatory standards. Our expertise helps projects move seamlessly from design to approval, saving time and minimizing risk.