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FAQs

Manalapan wants
the building in three
dimensions before
it looks at two.

Home remodeling and construction in Manalapan, planned against the Town's own published architectural review. Review is graded into four levels by how much of the property you are changing, and the top two require a model — physical, rendered or animated — before the drawings are considered at all.

Start a Manalapan Review See Which Level Applies

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Scroll

Tab 00 — Start here

Tell us the address, and we will tell you which file it opens

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Your enquiry has been sent to the Elbaz Construction team. A member of the team will call you back within one business day.

Rolled construction drawings and a tape measure on a work table on site

TAB 01

Tab 01 — Graded by how much you change

Four levels.
Set by scope,
not by opinion

Most architectural review is a single process that everything goes through. Manalapan grades it into four, and the grade is decided by measurable facts about your project rather than by anyone's judgement of how significant it is.

South Florida project by Elbaz Construction: rolled construction drawings and a tape measure on a site table. The level is settled before the drawings are finished.

The Town’s Architectural Commission application publishes the level definitions by scope. Level 1 covers changes to exterior walls, generators, roofing, windows, doors, awnings or columns “which are significantly different in color, texture, material, or appearance than those existing”, colour changes that need no building permit, and landscape works involving less than 20% of on-site vegetation.

Level 2 adds accessory structures and expansions or demolitions “up to 10% of the existing total floor area on the property but not to exceed 300 square feet”. Level 3 takes work above that up to 50%. Level 4 is new primary structures, or anything at or above 50% of existing floor area. The measurement decides the level, and the level decides what you have to produce.

Levels of architectural review

Adopted by Resolution 10-2010 and defined by scope rather than by discretion. The level is a calculation, which means it can be established before design begins.

300

Square feet, where Level 2 stops

Expansions or demolitions of up to 10% of existing total floor area — “but not to exceed 300 square feet”. Two tests, and the stricter one governs.

Sets of plans

“11 set of Plans; 2 Signed and Sealed — We require two full-size sets signed and sealed and the other nine can be 11″x17″ in size.”

Days before the meeting for presentation material

“Samples, renderings, pdfs, jpegs and Power Point photos are due 14 days prior to meeting.” The application deadline and this deadline are different dates.

Structural framing drawings being reviewed against architectural plans

TAB 02

Tab 02 — What each level demands

The four Manalapan review levels, and what triggers each

The levels are cumulative in effort but distinct in trigger. Reading them properly at the start is what makes a Manalapan project predictable, because the level determines both the documents and the presentation.

LVL 4

Level 4 — new primary structures

The full review, with general and site data

Level 4 covers new primary structures; expansion or demolition “equal to or greater than 50% of the existing total floor area on the property”; development agreements; zoning map or comprehensive plan amendments; and developments of regional impact under F.S. Section 380.06. Only Level 4 requires the General Data and Site Data sheets.

Suitability. Applies to a new house, and to any major work that crosses the 50% line. That line is measured against existing total floor area on the property, so it is a calculation done from the record rather than an impression.

Maintenance. The Site Data sheet asks for setbacks, average lot width, lot coverage with the arithmetic shown, greenspace, basement, first and second floor air-conditioned areas, floor heights above mean sea level, ceiling heights, total building height above the first floor, and building grade in NAVD.

TriggerNew primary structures

OrExpansion or demolition at or above 50% of floor area

OrA development agreement, or a map or plan amendment

RequiresGeneral Data and Site Data sheets

AndOne of the three presentation methods

Engineered steel beam to timber post connection with column cap and bolts

LVL 3

Level 3 — the middle band

Detached habitable structures, and larger works

Level 3 covers detached, habitable, accessory structures; expansions or demolitions “greater than 300 square feet or 10% of the existing total floor area on the property but not more than 50%”; landscape works at or above 50% of on-site vegetation; and anything that would otherwise be Level 1 or 2 but also needs a sign review.

TriggerDetached habitable accessory structures

OrWorks over 300 sq ft or 10%, up to 50%

OrLandscape works at or above 50% of vegetation

Also requiresOne of the three presentation methods

Reinforcement steel placed in an excavated footing before a concrete pour

LVL 2

Level 2 — structures and surfaces

Where accessory work and hard surface sit

Level 2 covers accessory structures other than detached habitable ones; expansions or demolitions up to 10% of existing floor area but not exceeding 300 square feet; increases or decreases in impervious surface areas or changes in impervious surface materials; walls, fences and gates; landscape works over 20% and no less than 50%; and statues or sculptures.

TriggerAccessory structures, not detached habitable

OrUp to 10% of floor area, not exceeding 300 sq ft

OrAny change in impervious surface area or material

AlsoWalls, fences, gates, statues and sculptures

Illustrative library photograph, not an Elbaz project: a house floor plan laid out on a glass table

LVL 1

Level 1 — appearance changes

Including work that needs no building permit at all

Level 1 covers changes to exterior walls, generator applications, roofing, windows, doors, awnings or columns “which are significantly different in color, texture, material, or appearance than those existing”; changes in exterior wall, roofing, window trim or door colors which do not require a building permit; and landscape works involving less than 20% of on-site vegetation.

TriggerSignificantly different colour, texture or material

IncludesColour changes needing no building permit

OrLandscape works under 20% of vegetation

Point to noteReview can apply where a permit does not

Steel beam set into a load-bearing wall opening during a residential remodel

BIZ

Business registration

Before any work is done in town

The Town states that any person, firm or business must hold a business registration to do any work in town, obtained at Town Hall, and that it should be secured before beginning work. Permitting runs on My Government Online, where an account is created to submit permits and schedule inspections.

Required ofAny person, firm or business working in town

Obtained atTown Hall

TimingBefore work begins

Permitting systemMy Government Online

Black geometric double entry door with full-height sidelights, seen from the entrance hall looking out

TAB 03

Tab 03 — What appearance review looks at

Doors, terraces and the surfaces around them

Manalapan's Level 1 list is specific about what counts: exterior walls, roofing, windows, doors, awnings and columns that are significantly different in colour, texture, material or appearance. These are Elbaz Construction projects in South Florida; none is presented as a Manalapan project or as having been approved by the Commission.

Grey double entry door with obscured glazed panels and a matching frame, set into a rendered wall under a covered entry

A grey door with obscured glazing

A grey double entry door with obscured glazed panels and a matching frame, set into a rendered wall. Obscured glazing changes the appearance of an elevation as much as clear glass does.

TAB 04

Tab 04 — The model comes first

Three ways to show a Manalapan building before it exists

This is the requirement that makes Manalapan different from every other municipality in this batch. Levels 3 and 4 must include one of three presentation methods, adopted by Ordinances 231 and 238, and each one is specified in detail.

A three-dimensional scale model

Of “the entire lot or lot of record”, depicting all proposed colours, materials, textures, landscaping, lot grade, improvements, structures, accessory structures and driveways. A physical model of the whole property, not of the building alone.

Or a colour axonometric pair with a perspective

“Detailed axonometric (color), two (2) views and a color rendered perspective, one (1) view” — depicting the same complete list of colours, materials, textures, landscaping, grade, structures and driveways.

Or a computer model with an animated walk-through

Presented at the Commission meeting, “with four (4) significant printed views or perspectives (color)”. The animation is presented live; the printed views are what stay in the record.

All three must show the neighbours

“All presentations must show the primary structure, any accessory structures, site (including landscaping), driveways and scaled contextual relationship to immediately adjacent houses and/or properties.” The building is reviewed in its street, not on its own.

Landscape shown at its real size

New landscaping is depicted “at the proper relative size and scale as listed on the associated landscape plan”, and existing landscaping at its size at the time of submission. Renderings cannot hide a building behind trees it does not have yet.

And the plan wins if they disagree

“Should any conflict exist between the submitted landscape plan and the landscape renderings, the landscape plan shall control.” The attractive drawing does not override the measured one.

Read together, these are a serious attempt to stop a building being approved on a flattering image. The model has to show the whole lot, in context, with the planting at the size it will actually be on the day it goes in. That is expensive to produce late and straightforward to produce on time, which is the entire argument for establishing the Manalapan review level before design starts.

TAB 05

Tab 05 — Application to agenda

How a Manalapan submission reaches a meeting

The Town publishes what a complete application contains and what happens if it is not complete. Both are worth reading before the calendar is planned.

STEP 1

Establish the level

A calculation, not a judgement

Measure the work against existing total floor area, against 300 square feet, and against the vegetation percentages. Those numbers place the project in one of the four levels, and the level determines both the fee band and whether a model is required.

Measured againstExisting total floor area on the property

And against300 square feet

AndPercentage of on-site vegetation

ResultThe level, and therefore the requirements

Covered terrace with the travertine paver field laid and materials still on site as work continues

TAB 06

Tab 06 — Scope, and the level it lands in

Three projects, and the measurements that grade them

Three pairings from Elbaz Construction projects in South Florida, chosen because each illustrates a scope that Manalapan's level definitions treat explicitly. Each row says in its own words whether the two frames are one property or two.

Large-format paver terrace laid around a sunken spa beneath a thatched shade structure, with a rendered boundary wall behind

Screened patio enclosure set on a paved slab at the rear of a house, with lawn running up to the edge

Covered spa standing on a paver deck against a white boundary wall, with a circular paver medallion set into the paving

Two-storey modern house under construction on a sand lot, glazing installed and a dark works trailer standing at the side

Close view of a large glazed screen wall, the panes carrying reflections with ceiling fans visible in the room behind

Every photograph on this page is of a South Florida project by Elbaz Construction. None is presented as being in Manalapan, and no pictured property is said to have been approved by the Architectural Commission. Where a frame is a licensed library photograph rather than our own work, its caption says so.

TAB 07

Tab 07 — How we run a Manalapan review

Seven things we settle before a Manalapan application is filed

A graded review with a model requirement rewards preparation more than almost any other process in South Florida. These are the checks we do, in the order we do them.

Calculate the level before designing

Existing total floor area, the 300 square foot ceiling, and the vegetation percentages. Those numbers decide the level, and the level decides whether a model is required at all.

Quality check

The Manalapan review level established from measurements and recorded before design begins.

Prevents

Designing to Level 2 and discovering the project is Level 3.

Commission the presentation early

A scale model, a rendered axonometric pair or an animated computer model is a piece of production work with its own lead time. It is commissioned while the design is being resolved, not after.

Quality check

The chosen presentation method commissioned alongside the design.

Prevents

A complete application with no way to present it for six weeks.

Include the neighbouring properties

Every presentation must show the scaled contextual relationship to immediately adjacent houses. That means surveying or photographing what is next door as part of the work.

Quality check

Adjacent properties measured or photographed and included at proper scale.

Prevents

A model of a building with nothing around it, sent back.

Reconcile the landscape plan and the renderings

Where they disagree the landscape plan controls. So the renderings are produced from the landscape plan rather than alongside it, with planting at its real size.

Quality check

Renderings checked against the landscape plan before submission.

Prevents

A rendering that shows the building behind trees that do not exist yet.

Get the seal and the notarisation

Drawings for structures larger than 500 square feet or costing more than $3,000 are drawn or verified by a state registered architect or engineer and sealed. Separately, the application is notarised.

Quality check

Seal obtained and application notarised before the deadline, not on it.

Prevents

A complete package that cannot be filed because a notary was not booked.

Produce eleven sets, correctly split

Two full-size sets signed and sealed, and nine at 11x17. Printing is planned as a task rather than assumed, because two of the eleven are different from the other nine.

Quality check

Eleven sets produced to the published split and checked before delivery.

Prevents

Eleven identical sets, none of which is what was asked for.

Work both deadlines backwards

The application deadline and the fourteen-day presentation deadline are different dates, and missing either means the project is not placed on the agenda at all.

Quality check

Both deadlines mapped against the published meeting calendar at programme stage.

Prevents

A month lost to a deadline that was two weeks earlier than assumed.

Freestanding poolside pavilion with timber-slat cladding, dark stone boundary wall and travertine paving, complete

TAB 08

Tab 08 — The application, in the Town’s words

What Manalapan publishes about architectural review

Everything in this tab is from the Town of Manalapan's own Architectural Commission application, dated 04/2025, and the Town's Building Department pages, read on 19 August 2026.

The submission

“11 set of Plans; 2 Signed and Sealed — We require two full-size sets signed and sealed and the other nine can be 11″x17″ in size.”
A narrative letter describing the project.
An agent’s authorisation letter if the owner is not presenting.
A model, if applicable.
“Samples, renderings, pdfs, jpegs and Power Point photos are due 14 days prior to meeting.”

The rules about the application

“ALL APPLICATIONS MUST BE COMPLETE, SIGNED, NOTARIZED AND SUBMITTED BY THE DEADLINE DATE.”
“If all required information is not presented with this application, the project will not be placed on the agenda.”
Drawings for structures larger than 500 sq. ft. or costing more than $3,000 must be drawn or verified by a state registered architect or engineer and sealed.
If any drawing is not in full compliance with the Zoning Code, “the application will be rejected.”
The application and attachments “become part of the Official Records of the Town of Manalapan, Florida, and are not returnable.”

The hearing

“All residents are notified of applicant’s request by mail.”
The owner, architect or authorised agent are urged to attend.
Criteria are those “found in Town Code, Section 152.23”.
The Commission “may approve, approve with conditions, or disapprove” a request that does not meet those criteria.
That is so even where the application meets minimum zoning requirements.

The model requirement, and why it is unusual

Levels 3 and 4 must include one of three presentation methods adopted by Ordinances 231 and 238: a three-dimensional scale model of the entire lot; a detailed colour axonometric in two views plus one colour rendered perspective; or a computer generated colour model with an animated walk-through presented at the meeting with four significant printed colour views. Whichever is chosen, it must show “scaled contextual relationship to immediately adjacent houses and/or properties”. Very few municipalities ask to see the building in its street before approving it. Manalapan does.

Zoning compliance is necessary and not sufficient

The application states it in terms: “Although an application meets minimum zoning requirements the Architectural Commission may approve, approve with conditions, or disapprove a request not found to meet Architectural Review criteria as found in Town Code, Section 152.23.” A compliant design can still be refused on appearance grounds, which is precisely what an architectural commission is for — and it is why the presentation material is worth real investment.

The landscape plan controls the renderings

Presentations must show new landscaping “at the proper relative size and scale as listed on the associated landscape plan”, and existing landscaping at its size at the time of submission. And: “Should any conflict exist between the submitted landscape plan and the landscape renderings, the landscape plan shall control.” The measured document beats the attractive one, which stops a building being approved behind planting that will take fifteen years to arrive.

Two deadlines, and one consequence

The application must be complete, signed, notarised and in by the deadline date; presentation material is due fourteen days before the meeting. Missing either does not produce a late hearing — “the project will not be placed on the agenda for review and consideration.” On a calendar of scheduled meetings that is a month, not a day, which is why both dates are worked backwards from at programme stage.

Everything above is the Town of Manalapan’s own published Architectural Commission application, dated 04/2025, and its Building Department pages, read on 19 August 2026. Meeting dates, deadlines and requirements change, and the Town directs applicants to its website for the current calendar. Confirm the current position with the Town, or ask us to — we do it on every file. Nothing here is a fee quotation, a review-time promise, or an opinion about whether a specific application will be approved.

TAB 09

Tab 09 — Decisions that set the level

The choices that change a Manalapan review most

None of these has a universally right answer. Each has a right answer for a specific property, and here the wrong one moves the project into a different review level with a different production requirement.

Compared onKeep the addition inside the limitsDesign what the brief actually needs

The test

Up to 10% of existing floor area AND not over 300 sq ft

Above either of those

Level

Level 2

Level 3 or 4

Model required

Yes, one of three methods

Production effort

Drawings and samples

Drawings, samples and a full presentation in context

Best when

The brief genuinely fits inside the ceiling

It does not, and forcing it would compromise the house

Pool deck construction by Elbaz Construction in South Florida: large-format pavers being set, poured slabs, falls and substrate preparation before the finished surface

TAB 10

Tab 10 — The application, in order

A Manalapan architectural submission, front to back

Drawn from the Town's own published application. This is the order the work goes in, and the first item decides most of what follows.

This is a drawing, not a photograph, and it is a summary of the Town of Manalapan’s published Architectural Commission application dated 04/2025 rather than a substitute for it. The application and calendar the Town publishes at the time you file are what govern your submission.

Establish the review level

From existing floor area, the 300 square foot ceiling and the vegetation percentages.

The application form

Complete, signed and notarised, by the published deadline date.

Agent’s authorisation letter

Required if the owner is not presenting at the meeting.

The narrative letter

Describing the project in words, alongside the drawings.

Eleven sets of plans

Two full-size sets signed and sealed; the other nine may be 11x17.

General Data and Site Data

Level 4 only: setbacks, coverage arithmetic, floor areas, heights and grade.

The presentation method

Levels 3 and 4: a scale model, a rendered axonometric pair, or an animated computer model.

Samples and renderings

Due fourteen days before the meeting, as a separate deadline.

01 · Graded by measurement

Floor area, 300 square feet, vegetation percentage.

02 · Sealed above the threshold

Over 500 sq ft or over $3,000 — by a state registered architect or engineer.

03 · Notarised

The application itself, before the deadline.

04 · Presented in context

Scaled relationship to immediately adjacent houses.

05 · Reconciled

The landscape plan controls where renderings disagree.

06 · Noticed to residents

All residents are notified by mail.

TAB 11

Tab 11 — What moves the calendar

What actually drives a Manalapan budget and calendar

We do not publish prices, and we do not publish review times as if they were ours to promise. What can be published honestly is which variables move them, and in Manalapan the largest of them is decided before design begins.

What moves the number

Which review level the project lands in

Level 2 needs drawings and samples. Levels 3 and 4 need a model, or a rendered set, or an animated presentation — with the neighbouring properties shown at scale. That is a production budget, and it is decided by a measurement.

Which presentation method is chosen

A physical scale model of an entire lot, a detailed colour axonometric pair with a perspective, and an animated computer model are three different crafts with three different lead times.

Whether the neighbours were surveyed

Every presentation must show scaled contextual relationship to immediately adjacent houses, so what is next door has to be measured or photographed as part of the work.

The two deadlines

Application by the deadline date, presentation material fourteen days before the meeting. Missing either means the project is not placed on the agenda, and on a scheduled calendar that is a month.

Whether the seal was arranged

Anything larger than 500 square feet or costing more than $3,000 is drawn or verified and sealed by a state registered architect or engineer. That is a professional appointment with its own timetable.

Whether hard surface is changing

An increase, a decrease or a change of material in impervious surface is its own Level 2 trigger, and it frequently arrives unnoticed alongside a terrace or a covered structure.

What happens after issue

Approval may carry conditions

The Commission may approve, approve with conditions, or disapprove. Conditions attached at the meeting become obligations on the build.

The submission is a public record permanently

The application and its attachments become part of the Official Records of the Town, and are not returnable.

Neighbours were notified before it was approved

All residents are notified by mail, so the project is known in the street before work starts.

The landscape plan is what was approved

Where renderings and the plan differed, the plan controlled — so the plan is what has to be built.

A further change may be a further application

Design changes after approval are tested against the same level definitions that graded the original.

TAB 12

Tab 12 — What the Commission sees

Entrances, terraces and the elevations they sit in

Five photographs of South Florida projects by Elbaz Construction, assembled as a moving sequence. Not footage, and not Manalapan: these are the elements an architectural review actually looks at, photographed on our own projects.

One contractor, level through certificate

Design-build means the people who calculated the review level are the people who build what the Commission approved. Nothing is lost in a handover, because there is no handover.

We file in 104 municipalities

Manalapan is one of them, and the only one that asks to see the building in three dimensions first. A town that reviews this carefully is a town worth preparing properly for.

Licence CBC1265280

Certified Building Contractor, licensed, bonded and insured. Verifiable with the Florida Department of Business and Professional Regulation.

Questions we are actually asked

A great deal does, and the Town grades it into four levels by scope. Level 1 reaches as far as "changes in exterior wall, roofing, window trim or door colors which do not require a building permit" — so architectural review can apply to work that needs no building permit at all.

By measurement rather than judgement. Level 2 covers expansions or demolitions "up to 10% of the existing total floor area on the property but not to exceed 300 square feet"; Level 3 covers work above that up to 50%; Level 4 covers new primary structures or anything at or above 50%. Two tests, and the stricter one governs.

Levels 3 and 4 must include one of three presentation methods: a three-dimensional scale model of the entire lot; a detailed colour axonometric in two views plus one colour rendered perspective; or a computer generated colour model with an animated walk-through presented at the meeting with four significant printed colour views.

Yes, and this is the part people underestimate. "All presentations must show the primary structure, any accessory structures, site (including landscaping), driveways and scaled contextual relationship to immediately adjacent houses and/or properties." The building is reviewed in its street, not on its own.

Eleven. The application is specific: "11 set of Plans; 2 Signed and Sealed — We require two full-size sets signed and sealed and the other nine can be 11"x17" in size." Two of the eleven are different from the other nine, so printing is a planned task rather than an assumption.

Fourteen days before the meeting: "Samples, renderings, pdfs, jpegs and Power Point photos are due 14 days prior to meeting." That is a separate date from the application deadline, and both have to be worked backwards from the published meeting calendar.

It does not get heard. "If all required information is not presented with this application, the project will not be placed on the agenda for review and consideration." On a calendar of scheduled meetings that is a month rather than a day.

The applicant certifies that "all drawings and specifications for buildings or structures either larger than 500 sq. ft. or costing more than $3,000 must be drawn or verified by a state registered architect or engineer and his seal of office imprinted thereon." Separately, the application itself must be notarised.

No, and the Town says so directly: "Although an application meets minimum zoning requirements the Architectural Commission may approve, approve with conditions, or disapprove a request not found to meet Architectural Review criteria as found in Town Code, Section 152.23." Zoning compliance is necessary and not sufficient.

The plan wins. "Should any conflict exist between the submitted landscape plan and the landscape renderings, the landscape plan shall control." Renderings must also show new planting at its proper relative size and existing planting at its size at the time of submission, so a building cannot be presented behind trees it does not have yet.

Yes. "All residents are notified of applicant’s request by mail." In a town of this size that is genuinely everyone, which is another reason the presentation material is worth doing properly.

No. The application and attachments "become part of the Official Records of the Town of Manalapan, Florida, and are not returnable." Anything submitted should be assumed to be permanently part of the public record.

Yes, and it is one of the most commonly missed triggers. Level 2 includes "increases or decreases in impervious surface areas or changes in impervious surface materials". It feels like landscaping and it is architectural review.

Yes. Any person, firm or business must hold a Town business registration to do any work in Manalapan, obtained at Town Hall, and it should be secured before work begins. Permitting itself runs on My Government Online, where an account is created to submit permits and schedule inspections.

No. Elbaz Construction is a Certified Building Contractor, licence CBC1265280, working across Miami-Dade, Broward and Palm Beach counties, and Manalapan is one of 104 municipalities we file in. Filing widely is how we know that a town asking for a model in context is asking for something genuinely useful, not something ornamental.

Tab 13 — Why Elbaz

One contractor, from the level calculation to the certificate

We calculate the level before we design

Existing floor area, the 300 square foot ceiling, the vegetation percentages. That calculation decides the production budget, so it happens first rather than after the drawings.

Certified Building Contractor CBC1265280

Licensed, bonded and insured, verifiable with the Florida Department of Business and Professional Regulation, and registered with the Town before any work begins.

We file in 104 municipalities across three counties

Miami-Dade, Broward and Palm Beach. Manalapan asks for more preparation than any of them, and preparation is the part of a project we control completely.

We commission the presentation on time

A scale model, a rendered axonometric set or an animated walk-through has its own lead time. It is booked alongside the design, not after it.

We survey what is next door

Every presentation must show the scaled relationship to immediately adjacent houses, so the neighbouring properties are measured as part of the work rather than sketched from memory.

We quote the Town, not ourselves

Every requirement, threshold and deadline on this page is Manalapan’s own published wording. We do not publish fee amounts, review-time promises or approval odds, because none of them is ours to give.

Verified Google reviews

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TAB 14

Tab 14 — Read further

Everything on this page connects to something else we either build or file. These are the pages that go deeper.

Service Areas

Proudly serving homeowners across Miami-Dade, Broward and Palm Beach

(754) 236-0675

104 municipalities across three counties — and we hold the licence to build in all of them. Not sure about your address? Ask us.

TAB 15

Tab 15 — Start the review

Tell us the address.
We will tell you
which level it is.

Most of what determines a Manalapan project is knowable before anything is designed — existing floor area, the percentage the work represents, whether hard surface is changing, and therefore which review level applies. We run that calculation first.

What happens next

Within one business day

A call back to understand the property and the brief.

The level calculation

Existing total floor area, the 300 square foot ceiling and the vegetation percentages, measured against your actual scope.

The presentation decision

Whether a model is required, and which of the three published methods suits the argument your design is making.

A scope and a programme

Written against the published meeting calendar, with both deadlines worked backwards from.

Useful to have ready

The property address
The existing total floor area, if you know it
Whether any driveway, patio or paved surface is changing
Whether trees or planting are being removed
Your survey, if you have a recent signed and sealed one
What you want the building to become

LicenceCBC1265280

CountiesMiami-Dade · Broward · Palm Beach

Municipalities104

DeliveryDesign-build, in-house

Thanks — that came through.

Your enquiry has been sent to the Elbaz Construction team. A member of the team will call you back within one business day.

Manalapan wantsthe building in threedimensions beforeit looks at two.

Tell us the address, and we will tell you which file it opens

Thanks — that came through.

Four levels.Set by scope,not by opinion

The four Manalapan review levels, and what triggers each

Level 4 — new primary structures

Level 3 — the middle band

Level 2 — structures and surfaces

Level 1 — appearance changes

Business registration

Doors, terraces and the surfaces around them

A grey door with obscured glazing

Three ways to show a Manalapan building before it exists

A three-dimensional scale model

Or a colour axonometric pair with a perspective

Or a computer model with an animated walk-through

All three must show the neighbours

Landscape shown at its real size

And the plan wins if they disagree

How a Manalapan submission reaches a meeting

Establish the level

Assemble the seven items

Get it sealed, and notarised

Two deadlines, not one

The meeting, and the neighbours

Three projects, and the measurements that grade them

A terrace, laid and finished

A screened enclosure, and a spa deck

New construction, and its glazing

Seven things we settle before a Manalapan application is filed

Calculate the level before designing

Commission the presentation early

Include the neighbouring properties

Reconcile the landscape plan and the renderings

Get the seal and the notarisation

Produce eleven sets, correctly split

Work both deadlines backwards

What Manalapan publishes about architectural review

The submission

The rules about the application

The hearing

The model requirement, and why it is unusual

Zoning compliance is necessary and not sufficient

The landscape plan controls the renderings

Two deadlines, and one consequence

The choices that change a Manalapan review most

A Manalapan architectural submission, front to back

Establish the review level

The application form

Agent’s authorisation letter

The narrative letter

Eleven sets of plans

General Data and Site Data

The presentation method

Samples and renderings

What actually drives a Manalapan budget and calendar

What moves the number

Which review level the project lands in

Which presentation method is chosen

Whether the neighbours were surveyed

The two deadlines

Whether the seal was arranged

Whether hard surface is changing

What happens after issue

Approval may carry conditions

The submission is a public record permanently

Neighbours were notified before it was approved

The landscape plan is what was approved

A further change may be a further application

Entrances, terraces and the elevations they sit in

One contractor, level through certificate

We file in 104 municipalities

Licence CBC1265280

Questions we are actually asked

One contractor, from the level calculation to the certificate

We calculate the level before we design

Certified Building Contractor CBC1265280

We file in 104 municipalities across three counties

We commission the presentation on time

We survey what is next door

Manalapan wants
the building in three
dimensions before
it looks at two.

Four levels.
Set by scope,
not by opinion

Tell us the address.
We will tell you
which level it is.