City of Delray Beach, FL
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Development Applications and Review Process
Delray Beach's development application process is now fully digital! With eServices, you can easily apply, submit documents, pay fees, and download certified sets online. Prefer paper? No problem! Bring in your documents, and we'll help digitize them for you with our scanning service for a fee.
To submit a development application, click here to visit our newly launched eServices portal.
A pre-application meeting must be requested on eServices for most requests. Once the pre-application meeting is received, the "Primary Contact" noted on the form will be contacted to schedule the meeting.
A pre-application meeting request may not be required (i.e. color or material change, or Beach Overlay) or necessary if determined by a Planner for the specific request. A note regarding this determination must be provided with the application submittal.
Exhibits (i.e. photos, surveys, site plans, etc.) must be attached to the Pre-application Meeting Request form to assist in the review and discussion during the meeting.
A virtual Teams meeting invitation will be sent for the first available meeting. In your email, you may include options for meeting dates (Monday – Friday, excluding holidays) and meeting start times (8:30-11 and 1:30-4) or you may specify days/times that you are unable to attend. If an in-person meeting is preferred, please specify.
NOTE: Pre-application meetings are non-binding, and comments are provided solely based on the questions and information presented. All aspects of a development project cannot be reviewed during a pre-application meeting; the complete review will occur upon submittal.
LDR Amendments: As the LDR is updated, the adopted amendments are available on the Land Development Regulations page until available on Municode. Please review this page to ensure the most up to date regulations are used to develop future applications.
The current Fee Schedule outlines all required development application and processing fees. Current fee schedule adopted on October 15, 2024 via Resolution No. 208-24. In-lieu of parking fees were adopted on December 10, 2024 via Resolution No. 80-24.
SCAM ALERT: Fake Emails Targeting Development Services Customers
The City of Delray Beach has identified a fraudulent email scam targeting customers of our Development Services Department. These emails impersonate City staff and falsely claim to be related to development applications scheduled for upcoming board agendas. They request wire transfer payments to advance an application or appear on a Planning and Zoning agenda. This type of scam was recently highlighted in an article in Planning Magazine.
For example, the correspondence references a specific property and a fabricated approval process. These emails are not from the City of Delray Beach and are being used by online criminals in an attempt to steal money from customers.
How to Identify the Scam:
- The email uses the wrong board name: There is no “Planning and Zoning Commission.” The correct name is the Planning and Zoning Board.
- The email signature does not match the email signatures used by the city.
- Although the email appears to be sent from a city staff member, the sender's email address is not legitimate. Official city communications will come from an @mydelraybeach.com address, never from domains like @usa.com.
- The email asks for payment by wire transfer, which the City of Delray Beach will never do.
What You Should Know:
- City staff will never ask you to wire or Venmo money
- All application and permitting fees must be paid through the official City of Delray Beach eServices portal at https://cityofdelraybeachfl-energovweb.tylerhost.net/apps/selfservice - /home.
If you receive an unexpected or suspicious message related to a project:
- Do not respond, click the links, or open any attachments
- Contact your Development Services Planner, at (561) 243-7040 or via their direct phone number or email address.
If you have questions or need to verify any communication, please contact the Development Services Department directly at (561) 243-7040 or email pzmail@mydelraybeach.com
Thank you for your attention to this important matter and for helping the City of Delray Beach prevent fraud.
The following requirements apply to all development-related presentations before City Boards and the City Commission and are intended to ensure consistency, transparency, and technical compatibility for all public meetings.
Submission Timelines: Presentations must be submitted to the assigned project planner by 5:00pm at least 3 business days before the scheduled meeting date.
Monday Meeting = Wednesday prior to meeting
Tuesday Meeting = Thursday prior to meeting
Wednesday Meeting = Friday prior to meeting
Thursday Meeting = Monday prior to meeting
Development Services Management Group (DSMG): Presentations must be submitted to the assigned project planner by noon the day before the scheduled meeting date.
Submission Method: All presentations must be submitted electronically by direct email to the assigned project planner. File transfers via cloud storage (e.g., Dropbox, OneDrive) must include download access without password restrictions.
File Format and Technical Specifications
- Accepted formats: PowerPoint (.ppt or .pptx) or Adobe PDF (.pdf).
- File size limit: 25 MB unless otherwise coordinated with the assigned project planner.
- Screen format: 16:9 widescreen recommended for optimal display.
- All images and graphics must be embedded; linked files will not display.
- Videos or animations must be pre-approved by staff and embedded in the file.
Content Requirements, as applicable
- Cover slide with project name, file number, and meeting date.
- Context images (aerials, site photos, street views).
- Site plan and key development data (zoning, land use, size, density, etc.).
- Architectural elevations, sections, and renderings as applicable.
- Landscape plan highlights (if applicable).
- Summary of requested actions, including required findings and how the request meets the LDR.
- Relief Requests: Requirement vs. request, and review of criteria for action.
- Applicant’s concluding slide summarizing benefits, compliance points, or responses to staff comments.
Presentation Time Limits
- Standard time allotment: Maximum 10 minutes per applicant presentation unless otherwise allowed per the Board rules or approved request for more time.
- Time includes all speakers for the applicant team.
- Rebuttal time, if granted, is at the discretion of the Chair (and typically does not exceed 5 minutes.)
Presenter Protocol: Only the applicant, authorized representatives, or designated agents may present. All presenters must state their name, address, and professional affiliation for the record. Laser pointers or personal devices may not be connected to City equipment.
Failure to Comply: Presentations not meeting these requirements may be excluded from the meeting. City staff is not responsible for formatting errors, missing content, or technical failures resulting from late or noncompliant submissions.
Updated: August 18, 2025
Part 1 Checklists
All application types
Certificate of Appropriateness (COA): Application type required for all exterior improvements and alterations to a designated historic site or property or any property located within designated historic districts.
- Single-Family Residential & Duplex Structures
- For Multi-Family/Commercial properties:
- Relocation of a Historic Structure
- Signs (inc. Master Sign Program)
Other Requests (Stand-alone)
- Historic Designation
- Historic Property Tax Exemption
- Relief: Variance
- In-Lieu of Parking
- Master Sign Program
- Relief: Internal Adjustment
- Relief: Waiver
NOTE: If an application checklist is not listed above, but the property is in a historic district, please refer to the other lists to find the application checklist, i.e. LDR Text Amendment, Land Use Map Amendment, Rezoning, etc..
Site Plans
Other Application Types and Requests
- Abandonment of Easement
- Abandonment of Right-of-Way
- Annexation
- Beach Property Overlay District
- Comprehensive Plan Text Amendment
- Conditional Use
- In-Lieu of Parking Fee
- LDR Text Amendment
- Land Use Map Designation Amendment (Comp. Plan)
- Master Sign Program
- Subdivision/Final Plat
- Plat Exemption
- Rezoning
Annexation Affidavit: Stormwater
Beach Property Owners Checklist
Calculation of Fees Form (Level 2, 3, & 4 Site Plan Applications)
CBD Incentive Program (Coming Soon! Contact Staff if needed.)
Historic - Demolition Justification Statements
Historic - Relocation Justification Statements
Historic - Variance Justification Statements
Historic - Visual Compatibility and Secretary of the Interior's Justification Statements
Master Sign Program (non-HPB)
Owner's Consent and Designation of Agency
SCAD Form (School Capacity Determination)
Workforce Housing Incentive Program (Coming Soon! Contact Staff if needed.)
Part 2 Checklists
Drawings, Documents, and Sub-records
(Refer to the Plan and Document Requirements page for required details.)
COA Application Document Checklists
- Single-family Residence or Duplex - Minor
- Single-family Residence or Duplex - Major
- For Multi-Family/Commercial properties:
- Master Sign Program
- Demolition
- Relocation
Historic Ad Valorem Tax Exemption
Sub-record Checklists
Drawing and Documents Checklists:
- Abandonment of Easement
- Abandonment of Right-of-Way
- Annexation of Territory
- Beach Property Overlay
- Conditional Use (stand-alone)
- In-Lieu of Parking Fee
- Landscape Plan
- Master Development Plan (when required per zoning district)
- Site Plans
- Subdivision/Final Plat
Sub-record Checklists:
- Conditional Use (only when part of a Level 4 application)
- Master Development Plan (only when required with a rezoning request)
