# Fort Lauderdale Is in a High-Velocity Hurricane Zone — Every Site Plan Must Reference HVHZ-Compliant Materials and Miami-Dade NOA Approvals
There are two counties in the entire United States designated as High-Velocity Hurricane Zones under the Florida Building Code: Miami-Dade and Broward. Fort Lauderdale is in Broward.
That designation has a concrete effect on every permit application. All construction materials — windows, doors, roofing, sheathing, decking materials, fence components, shed panels — must have a Miami-Dade Notice of Acceptance (NOA). The standard Florida Statewide Product Approval that's sufficient in Gainesville, Tampa, or Jacksonville is not sufficient in Broward County. If your site plan doesn't reference HVHZ compliance, the reviewer flags it.
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Verify Jurisdiction First
Before you draw anything, confirm your property is inside Fort Lauderdale city limits — not one of the 30 other municipalities in Broward County.
Broward County has 31 municipalities. A Fort Lauderdale mailing address can sit inside Davie, Plantation, Wilton Manors, or any other municipality. Each has its own building department. Fort Lauderdale cannot issue permits for properties in a neighboring city — and the LauderBuild system will not accept applications for out-of-jurisdiction properties.
How to verify: Go to the Broward County Property Appraiser and search your address. The ownership record shows the municipality. If it says "City of Fort Lauderdale," you're in the right place.
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What the Site Plan Must Show
| Element | Fort Lauderdale Requirement |
|---|---|
| Property lines | Lot boundaries — from property survey, not seawall edge (canal lots) |
| Setbacks | Per ULDR for your zoning district — most common rejection reason |
| Existing structures | All existing buildings, sheds, structures |
| Proposed project | Footprint, dimensions, use, location |
| Easements | All utility, drainage, and access easements |
| Flood zone | FEMA flood zone designation (significant portions of Broward are Zone AE) |
| Base Flood Elevation (BFE) | If in flood zone — show BFE |
| Impervious surface | Square footage of existing and proposed impervious areas |
| HVHZ notation | Reference to HVHZ-compliant materials and Miami-Dade NOA |
| Legal description | From property survey |
| Folio number | Broward County property ID — required on all applications |
| Scale | Typically 1″ = 20′ or 1″ = 30′ |
| North arrow | Required |
| Title block | Address, owner, project description, date |
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Fort Lauderdale Setbacks (RS-8 Single-Family)
| Setback | Standard RS-8 |
|---|---|
| Front | 25 ft |
| Rear | 25 ft |
| Interior side | 7.5 ft |
| Corner lot — street side | 12.5 ft |
| Accessory structures | 5 ft rear and side |
| Pool — water edge to rear | 7.5 ft minimum |
| Pool — water edge to side | 7.5 ft minimum |
| Fence — street side | 3 ft minimum from street property line |
Garage and carport setbacks:
- Garages: minimum 20 ft front yard setback
- Carports: may encroach into front yard with minimum 15 ft setback, max 10 ft height, max 200 sq ft roof area within required yard — must be open on all sides
Architectural features: Eaves, balconies, and cornices may extend up to 3 feet from the building face or one-third of the required yard, whichever is less. Unenclosed balconies may extend 5 feet into the front yard.
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Canal-Front Properties: Special Rules
Fort Lauderdale's 165 miles of waterways mean a significant portion of residential properties are canal-front. Canal lots have additional requirements:
- Property line setbacks are measured from the property line — not the seawall edge
- Nothing but a mooring device can be installed or attached directly to a seawall
- Fences, walls, and hedges within sight triangles on waterfront properties cannot exceed 2.5 feet in height
- Waterway buffer setbacks may apply in some canal zones — verify with Development Services
For a canal-front permit, the site plan must clearly distinguish between the property line and the seawall/bulkhead edge, and show setbacks measured from the correct reference.
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HVHZ Requirement: What Goes on the Site Plan
Add a notation to your site plan general notes referencing HVHZ compliance:
> "All materials used in construction shall comply with Florida Building Code HVHZ provisions (Chapters 15 and 44). All products shall have a current Miami-Dade Notice of Acceptance (NOA) prior to installation."
For sheds specifically: sheds require signed and sealed shop drawings from a Florida-licensed engineer or a Miami-Dade NOA for the entire shed system.
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Submission Requirements
| Requirement | Details |
|---|---|
| Portal | LauderBuild — fortlauderdale.gov/lauderbuild |
| Paper applications | Not accepted |
| Email submissions | Not accepted |
| Surveys | 2 surveys (signed and sealed originals OR copies with completed Zoning Affidavit) |
| Simple permits | Survey copies accepted with signed Survey Affidavit |
| Completeness review | 5 business days |
| Walk-through permits | Next business day, 8:00–9:30 AM Mon–Fri |
Walk-through permit qualifying scopes include simple permits for fence, driveway, patio, deck, and sheds 100 sq ft or under — where the review is straightforward and can be completed at the counter.
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Project-by-Project Requirements
| Project | HVHZ Note | Guide |
|---|---|---|
| Deck | Decking materials need Miami-Dade NOA; structural fasteners HVHZ compliant | Permit required |
| Pool | Pool setbacks 7.5 ft rear and side; flood zone compliance | Permit required |
| Fence | Street side 3 ft from street property line; survey affidavit accepted | Walk-through eligible |
| Shed (≤100 sq ft) | NOA or PE-sealed shop drawings required; survey affidavit accepted | Walk-through eligible |
| Garage | Garage: 20 ft front setback; HVHZ materials | Permit required |
| Addition | Full site plan; HVHZ notation; two sealed surveys | Permit required |
| Driveway | Survey affidavit accepted; verify ROW permit need | Walk-through eligible |
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Using the Site Plan Creator for a Fort Lauderdale Permit
- Enter your Fort Lauderdale address. Broward County parcel data loads — lot boundaries and Folio number from county records.
- Add your Folio number to the title block. Required on all Fort Lauderdale applications. If labels need adjusting, use fix property line labels.
- Place your project. RS-8 setbacks at 25/25/7.5/12.5 ft generate from the lot boundaries. Verify your zoning district and the correct setback tier.
- Add flood zone and BFE. Look up your flood zone at the FEMA Flood Map Service. Note the zone and BFE on the plan.
- Calculate impervious surface. Add existing + proposed impervious areas and note the total in a plan summary.
- Add HVHZ compliance notation. Include the HVHZ general note in the plan notes section.
- Export and upload through LauderBuild.
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What This Doesn't Replace
The site plan creator produces preliminary, conceptual drawings. It does not produce a licensed boundary survey — Fort Lauderdale requires two signed and sealed survey originals (or copies with Zoning Affidavit) with most permit applications. The HVHZ material compliance, Miami-Dade NOA documentation, and PE-sealed shop drawings (for sheds and structural components) must be prepared by licensed professionals. Final permit approval is at the sole discretion of the City of Fort Lauderdale Development Services Department.
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Local Resources
- Fort Lauderdale LauderBuild Portal — all digital permit submissions
- Fort Lauderdale Development Services — 700 NW 19th Avenue; (954) 828-6520
- Broward County Property Appraiser — jurisdiction verification and Folio number
- Miami-Dade NOA Product Search
- FEMA Flood Map Service Center
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Nearby Florida Cities
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Frequently Asked Questions
1. What is a High-Velocity Hurricane Zone (HVHZ)?
HVHZ is a wind speed designation under the Florida Building Code applying to Miami-Dade and Broward Counties. Construction in HVHZ must meet stricter wind resistance standards than the rest of Florida. All products used in construction — windows, doors, roofing, sheathing, shed panels — must have a Miami-Dade Notice of Acceptance (NOA), which is a higher certification standard than standard Florida Product Approval.
2. What is a Miami-Dade NOA?
A Notice of Acceptance (NOA) is a product approval issued by the Miami-Dade Building Department certifying that the product meets HVHZ wind resistance standards. For a building product to be used in HVHZ construction, it must have a current NOA number. Search approved products at the Miami-Dade Building Department website.
3. How do I verify my property is in Fort Lauderdale city limits?
Go to the Broward County Property Appraiser at bcpa.net, search your address, and check the municipality listed on the ownership record. If it says "City of Fort Lauderdale," your permits go through LauderBuild. If it says any other municipality, contact that city's building department.
4. What is LauderBuild?
LauderBuild is Fort Lauderdale's Accela Citizen Access online permitting portal. All permit applications, plan uploads, fee payments, and status tracking are handled through the portal. No paper applications, no email submissions — everything digital.
5. What is the walk-through permit process in Fort Lauderdale?
Walk-through permits are processed the next business day, Monday through Friday between 8:00 and 9:30 AM. Qualifying project types include fence, driveway, patio, deck, and sheds 100 sq ft or under. The permit is reviewed and issued at the counter during that window rather than going through the standard multi-day review process.
6. What is the Broward County Folio number and where do I find it?
The Folio number is Broward County's unique property identifier — required on all Fort Lauderdale permit applications. Find it on the Broward County Property Appraiser website (bcpa.net) by searching your address.
7. Are canal properties setbacks measured from the seawall?
No — setbacks are measured from the property line, not the seawall or bulkhead edge. The property line typically runs along the shoreline of the waterway, not at the seawall structure. Show both the property line and the seawall location on the site plan to make the relationship clear.
8. Does a shed in Fort Lauderdale need engineer-sealed drawings?
Yes — sheds in Fort Lauderdale either need signed and sealed shop drawings from a Florida-licensed engineer or a Miami-Dade NOA for the complete shed system. This is an HVHZ requirement that applies citywide in Fort Lauderdale.
9. What does the impervious surface calculation need to show?
Total square footage of existing impervious surfaces (house footprint, driveway, paved areas, pool deck) plus the square footage of proposed new impervious surfaces. Express as a total square footage added and as a percentage of lot area. This feeds into zoning compliance review for lot coverage limits.
10. Can non-licensed contractors pull permits in Fort Lauderdale?
Under recent Florida legislation (HB 735), non-licensed contractors may register for minor construction work. Owner-builders can pull permits for their own property. Licensed contractors follow the standard contractor registration process with Development Services.
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Start Your Fort Lauderdale Site Plan
LauderBuild digital submission. HVHZ notation included. Folio number in title block. Flood zone and impervious surface calculated. Canal-front setbacks from property line, not seawall. Enter your address, pull Broward County parcel data, place your project, and export. First plan is free.
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