Sealed permit plans for Coral Gables, Pinecrest and Key Biscayne: pergolas and louvered roofs, decks, seawalls and docks on Biscayne Bay, additions and new homes. Built to clear Miami-Dade review the first time. Fixed fee, quoted the same business day.
Miami-Dade is High-Velocity Hurricane Zone: Miami-Dade NOAs for products, HVHZ provisions on the structural set. In Coral Gables, new homes, additions and pools go through the Board of Architects review before the building permit; Pinecrest and Key Biscayne each run their own building departments. Seawalls and docks on tidal water also need a Miami-Dade Class I environmental permit (DERM), even inside a city; the sealed plans support that application, they do not replace it.
Services in Coral Gables, Pinecrest and Key Biscayne
Pergola & Patio Cover Engineering in Coral Gables and Pinecrest: NOA-matched products, HVHZ anchorage.
Seawall, Dock & Boat Lift Plans in Key Biscayne and Coral Gables: seawall caps and replacements, docks and lifts.
Deck & Elevated Deck Plans in Miami-Dade: pool decks, raised decks and stairs.
Additions & Remodels in Pinecrest and Coral Gables: room additions, lanai enclosures, bearing-wall openings.
New Homes & ADUs in Miami-Dade: building design and HVHZ structural sets.
Permit Comment Responses: structural comments on our own sets, answered and resubmitted.
Areas: Coral Gables, Pinecrest, Key Biscayne, South Miami, Coconut Grove, Palmetto Bay, Gables Estates, Cocoplum.
Every project is quoted individually as a fixed fee. Fees depend on scope, complexity, size, jurisdiction and turnaround.
(239) 253-0401 · Pamela@fcs-eng.com
© 2026 Floridian Construction Services, LLC d/b/a FCS Engineering · Florida PE No. 96645 · Engineering Business Registration No. 39643 · All rights reserved.
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