Concord Crest Real Estate: Streamlined Land-Use Advisory & Permitting in South Florida

South Florida is one of the most active development regions in the U.S. and also one of the most complex. Zoning restrictions, building codes, coastal regulations, flood and resiliency standards, and neighborhood review boards can stretch schedules and budgets if you don’t plan for them early. Concord Crest Real Estate brings a practical playbook to this challenge. As a collaboration between Concord Wilshire and Crest Real Estate, the firm blends decades of development and design experience with hands-on entitlement and permitting know-how to keep projects moving through due diligence to final inspection.

This guide walks developers, architects, and owners through Concord Crest’s approach to strategical land-use and entitlement advisory, permit expediting, code analysis, and community outreach across Miami-Dade, Broward, and Palm Beach counties so you can anticipate issues, align your design with the code, and protect your investment.

Why permitting is different in South Florida

South Florida regulators balance growth with resilience. That means floodplain rules, coastal construction control lines, hurricane wind design, parking and traffic studies, mixed-use density bonuses, and neighborhood character standards can all influence the site plan. Add in special zoning overlays, historical review, and environmental constraints, and a straightforward project can collect avoidable delays if the team doesn’t plan for them up front.

The costliest delays rarely come from a “no”—they come from late-stage redesigns triggered by code findings that should have been caught earlier. Concord Crest’s core value is a proactive layout of design parameters so your design and development reflect what the jurisdiction will actually approve without major holdups.

Concord Crest’s role from Due Diligence to Certificate of Occupancy.

Concord Crest works as a bridge between the development team and the authorities having jurisdiction (AHJs). Typical involvement includes:

• Pre-acquisition due diligence: zoning summaries, allowed uses, density/FAR checks, setbacks, height limits, parking demand, special overlays, and likely variances
• Entitlement strategy: identifying the cleanest path (by-right vs. conditional, waivers, variances) and mapping approvals to completion
• Permit expediting: shepherding plans through intake, review cycles, comment resolution, resubmittals and approval with tracked timelines
• Coordination: aligning architectural, environmental, civil, MEP, structural, and utility design so reviewers see a consistent, code-true plan set
• Closeout: final inspections, conditions of approval, and documentation for Certificate of Occupancy or Completion

Land-use advisory: aligning concept with code

A concept that looks great on paper can stall if it misses a small line in the code. Concord Crest reviews early drawings against:

• Base zoning vs. Rezoning (e.g., TOD, RTZ, Mixed-Use, coastal, historic)
• Use permissions (by-right permitted, conditional, accessory)
• Design Parameters (height, FAR, lot coverage, setbacks, stepbacks)
• Open space and landscaping (canopy, native species, buffers)
• Mobility (parking counts, EV spaces, loading, bicycle and transit facilities)
• Resiliency (stormwater, finished floor elevations, floodproofing)

The result is a clear code memo that flags conflicts, outlines remedies (administrative adjustments vs. waivers), and provides a go/no-go for schematic design. Catching these constraints early prevents weeks of costly redesign later.

Entitlement strategy and timeline optimization

Every jurisdiction has a different public notice process, staff reviews, board hearings, and blackout dates. Concord Crest builds a realistic entitlement calendar with:

• Submittal windows and hearing dates
• Required studies (traffic, environmental, noise, shadow, wind)
• Community meetings and outreach periods
• Sequential vs. parallel approvals (site plan, platting, utilities, right-of-way)

Optimizing the order of operations - what to run in parallel and what must be sequential—can trim months without cutting corners. The team also highlights critical-path items (easements, dedications, DOT approvals, utility planning) that often sit off to the side until they become blockers.

Permit expediting across Miami-Dade, Broward, Palm Beach

“Expediting” isn’t skipping steps it’s about clean submittals, complete responses, and steady momentum through review cycles. Concord Crest focuses on:

• Pre-screen completeness: checklists so plans don’t bounce at intake
• Reviewer coordination: knowing who reviews what (zoning, fire, building, environmental) and the order they prefer
• Comment logs: each cycle tracked, resolved, narrated and archived to avoid repeat comments
• Resubmittal packets: annotated sheets and response letters that make it easy for staff to sign off

When jurisdiction portals differ (e.g., separate portals for zoning and building), Concord Crest keeps both tracks aligned so approvals land together, not weeks apart.

Code analysis that prevents redesign

A thorough code analysis up front pays for itself. Concord Crest checks:

• Life safety: egress, fire ratings, separations, occupant loads
• Accessibility: paths, slopes, clearances, vehicular and pedestrain circulation
• MEP/energy: energy code, HVAC, lighting, power, controls
• Structural and wind: exposure categories, uplift, impact zones
• Environmental: tree protection, coastal setbacks, stormwater capacity

Instead of broad advice, you get line-item clarity for the specific sections that apply to your use and program so architects and engineers can design confidently.

Community outreach that builds support

Many South Florida projects benefit from early community engagement. Concord Crest helps you:

• Map stakeholders (neighborhood associations, BID/CRA groups, adjacent owners)
• Prepare plain-language boards that show scale, traffic, and community benefits
• Collect and address feedback, then fold responses into the submittal
• Document outreach so staff and boards see evidence of listening

The aim isn’t just to avoid resistance, it’s to build practical improvements (screening, loading hours, pedestrian safety) that make the project work better and review smoother.

Mixed-use and change-of-use scenarios

Mixed-use projects unlock density and program flexibility but introduce added checks: separate egress, rated separations, parking strategies, delivery and loading logistics, and trash/recycling. Concord Crest coordinates the matrix so retail, residential, and amenity spaces meet their own rules without tripping each other.

For change-of-use (e.g., warehouse to creative office or food hall), the team scopes triggered upgrades such as sprinklers, ADA upgrades, grease interceptors, noise controls—so costs and timelines are visible before lease commitments.

Development risk controls and documentation

Smart development keeps a paper trail. Concord Crest maintains:

• Decision logs explaining code interpretations and agreed solutions
• Condition and Clearance trackers for board approvals and staff sign-offs
• Closeout lists for TCO/CO, as-builts, and O&M requirements

This documentation reduces rework, helps future tenants and lenders, and speeds refi or sale once the project stabilizes.

Pro Tip

Plan your traffic study and utility will-serves early—even before schematic design is locked. Positive letters in hand shorten zoning reviews and prevent late questions that force site plan tweaks.

Key Takeaways

• Proactive clarity: Early land-use advisory prevents late redesigns.
• Map the path: A realistic entitlement calendar keeps momentum through hearings and reviews.
• Submit clean: Comment logs, annotated resubmittals, and reviewer alignment cut cycles.
• Engage neighbors: Practical outreach reduces friction and improves designs.