Miami 21 Warrant or Exception (use not allowed by right; extended hours): Miami restaurant guide

City of Miami — Planning Department / PZAB

What it is

Discretionary zoning approval when Miami 21 Article 4, Table 3 marks your use 'W' (Warrant, administrative with neighbor notice) or 'E' (Exception, PZAB public hearing). Certain alcohol service establishments and extended hours fall here.

When a restaurant needs it

Only if Table 3 shows W or E for your use in your transect zone, or you seek alcohol hours or uses beyond what is allowed by right.

How to apply

Hold a pre-application meeting, then submit via ePlan with a letter of intent, plans, survey and (for alcohol) the alcohol reservation letter and distance survey. Respond to comments, mail neighbor notices, and attend PZAB if it is an Exception.

Documents you’ll need

Application signed by owner or representative
Letter of intent
Signed/sealed site and floor plans with seating
Operational plan (hours, parking, security, sanitation, noise attenuation if within 200 ft of residential)
Alcohol reservation letter with certified distance survey (alcohol uses)
Disclosure affidavit of no monies due to the City

Fee

Warrant fees are calculated under City Code Chapter 62 (amount not listed). Exception: $1,500 for non-residential uses, $2,500 if City Commission review is required, plus $1,500 advertising, mail notice at cost, and $6 per meeting package.

Processing time

Warrant: at least 30 calendar days after neighbor notice before a final decision, plus a 15-day appeal window. Exception: several months including PZAB hearing.

Renewal

Valid 2 years to obtain a building permit or CU; one 1-year extension possible.

Who files

Signed by the property owner or the owner's representative; usually prepared by a land-use attorney or planner.

Good to know

Most restaurants are allowed by right in commercial and mixed-use transects, but bars, lounges and late-night alcohol uses often are not. Check Table 3 before signing.

Official source

City of Miami — Warrant permit · City of Miami — Exception permit

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Last reviewed 2026-10-06. Guidance only, not legal advice.