Site Plans for Permits
Scaled, dimensioned, permit-ready site and plot plans with setbacks, coverage and easements checked against your zoning, drawn from your survey or recorded plat.
- Licensed PE in your state
- One fixed fee in writing
- Revisions until approved
- Quote usually within the hour
Prefer to talk?(737) 409-9610contact@residentialpe.com
- From $599
- One fixed fee, quoted before work starts
- 48 to 72 hours
- Typical turnaround for simple scopes
- Sealed for your state
- By an engineer licensed where you build
- Revisions included
- Until your permit is approved
A site plan is the sheet the permit clerk looks at first. It shows the lot, what is on it, what you are adding, and how far everything sits from the property lines. If it is unscaled, undimensioned or missing a setback, your application stops there.
What is on a permit-ready site plan
- Property boundaries with dimensions and bearings taken from the recorded plat or your survey
- North arrow, drawn scale and a title block with the address and parcel number
- Existing structures, driveways, walks, decks, pools and slabs
- The proposed work, clearly distinguished from what already exists
- Setback dimensions from each property line to each structure, front, rear and both sides
- Easements, rights of way and building lines as recorded
- Lot coverage and impervious area calculations against the zoning limit
- Utilities, septic and well locations with required separation distances
- Grading, drainage arrows and spot elevations where the jurisdiction asks for them
- Parking, access and turning where applicable
Why permits get rejected for the site plan
In our experience the same handful of reasons come back again and again: a plan drawn without a scale, a setback that does not meet the zoning table, impervious coverage over the limit, a structure sitting on an easement, no septic separation shown, or a plan that simply does not match the survey on file. We check all of those before the sheet is sealed, which is the difference between one submission and three.
Not sure what your permit needs?Send what you have. An engineer replies with scope and a fixed price, usually within the hour.
Get a free quoteChat with an engineerWhat we need from you
- The address or parcel number
- Your survey if you have one, if not, we work from the recorded plat and county GIS data where that is accepted
- What you are building, with rough dimensions and where you would like it
- Any comment letter or checklist the city or county gave you
What you receive
- A scaled, dimensioned site or plot plan as a print-ready PDF
- A zoning check against the setback, height and coverage limits for your parcel
- A PE seal and signature where the jurisdiction requires a sealed plan
- Revisions and reviewer responses until the submission is accepted
Turnaround and price
Most residential site plans are delivered in 24 to 72 hours. Pricing is a fixed fee quoted before any work starts, and simple lots sit at the low end of our range. Stamped plans and plans requiring grading or drainage design are quoted with the civil scope included.
Common uses
Fences, sheds, garages and carports. Pools, spas and pool barriers. Decks, patios, pergolas and driveways. ADUs and additions. Septic permits and well permits. Variance and zoning applications. New home builds and lot splits.
What a site plan for a permit must show
A site plan is a bird’s-eye drawing of your property. It tells the plan reviewer where the new work goes and proves it fits the zoning rules. Requirements differ from city to city, but most departments expect the same core information, drawn to a standard scale with a north arrow and a title block.
- Property lines with dimensions and bearings, the street name and any alleys
- Existing buildings, decks, driveways and other structures, labelled to remain or to be removed
- The proposed work, clearly shaded or hatched so it stands out
- Setback distances from every new structure to each property line
- Easements, rights-of-way and utility lines that cross the lot
- Lot area, building footprint, lot coverage and impervious area calculations where the zoning code limits them
- Driveways, parking spaces and the path from the street to the entrance
- Utility locations: water, sewer or septic, gas and electric
- Drainage: the direction water flows and where it leaves the lot
Setbacks, coverage and height: the zoning checks
Zoning rules decide how much of the lot you can build on and where. Front, side and rear setbacks keep buildings a set distance from the property lines. Lot coverage limits the share of the lot covered by buildings, and some codes also limit total impervious area including driveways and patios. Floor area ratio limits the total floor area relative to the lot size. Height limits apply to the building and sometimes to fences and accessory structures.
A good site plan answers each of these with a number. Instead of making the reviewer measure, the drawing states the setback distance, the coverage percentage and the remaining allowance. That is one of the simplest ways to avoid a comment letter. If the project does not fit, the plan shows it early, so you can adjust the design or apply for a variance before spending money on full drawings.
Survey, plat or GIS: what base the plan starts from
The site plan is only as good as the information under it. A boundary survey by a licensed land surveyor is the most reliable base, and many jurisdictions require one for new homes, additions near setback lines and anything involving a property line dispute. A topographic survey adds ground elevations and is needed when grading or drainage design is part of the permit.
For many small projects, such as a shed, a deck or an addition far from the property lines, departments accept a plan drawn from the recorded plat and county GIS data. We tell you before you pay which base your department will accept. That single answer often saves weeks and a surveyor’s fee, and when a survey is required we tell you exactly what to order so you do not pay for more than the permit needs.
Plot plan, site plan and civil site plan: the difference
The names are often used interchangeably, but departments sometimes mean different things. A plot plan is usually a simple drawing for a small project showing the lot, buildings and setbacks. A site plan adds more detail such as utilities, driveways and drainage. A civil site plan, required for new homes, larger additions, sloped lots and commercial sites, adds engineered grading, stormwater management and erosion control, sealed by a civil engineer.
If your department’s checklist asks for a grading plan, a stormwater report or an erosion control plan, the scope is civil engineering, and we quote that work together with the site plan so you submit one coordinated set.
Accessory dwelling units and detached structures
ADUs, detached garages, workshops and pool houses are where site plans matter most, because they are often placed close to the side and rear property lines. Many states have relaxed setbacks for ADUs, and the site plan shows the specific rule your project relies on. The plan also shows the separation between buildings, fire access, utility connections for the new unit and any parking the city still requires.
Common reasons site plans get rejected
- Setbacks drawn but not dimensioned, or measured to the wrong point such as a fence instead of the property line
- Missing easements, especially utility and drainage easements recorded on the plat
- Lot coverage or impervious area not calculated
- Scale missing or wrong, so the reviewer cannot measure
- Existing structures left off, which changes coverage and setback calculations
- Drainage not shown when the project adds roof or paving area
Every site plan we prepare is checked against your department’s checklist before delivery. If the reviewer still has a comment, we revise and respond at no extra charge until the permit is issued.
How long a site plan takes
For a typical residential project with a survey or a clear plat, the site plan is drawn, checked and delivered in 48 to 72 hours. Projects that need engineered grading, stormwater calculations or coordination with a surveyor take longer, and you get a firm date with the quote. The fastest route is to send everything at once: the address or parcel number, any survey you already have, a sketch of where the new work goes, photos of the lot and the department’s submittal checklist if it has one.
Site plans for decks, sheds, pools and fences
Small projects still need a clear site plan. Decks and porches show the distance to property lines and the house, plus any easements under the footings. Sheds and accessory buildings show the setbacks for accessory structures, which are often smaller than for the main house but not zero. Pools and spas show the pool barrier, the distance to property lines and buildings, and the location of the equipment pad and any electrical service. Fences and walls show the height and the location relative to the property line and the sight triangle at corners and driveways, which many cities protect for traffic safety.
Commercial and multi-family site plans
Commercial site plans carry more information because more departments review them. Planning checks setbacks, landscaping and parking counts. Engineering or public works checks grading, drainage, driveways and utility connections. The fire department checks access lanes, turning radius and hydrant locations. Accessibility reviewers check the route from accessible parking to the entrance. A well organized site plan puts each of these on clearly labeled sheets so every reviewer finds their part fast, and we coordinate them with the civil design when the scope includes grading and stormwater.
When the plan shows a problem
Sometimes the site plan reveals that the project does not fit: the addition crosses the side setback, the lot coverage is over the limit, or an easement sits where the garage was planned. Finding this on paper is the cheapest moment to find it. We show you the numbers and the options, such as moving or resizing the work, using an exception the code allows for your project type, or applying for a variance. Then the plan is updated before anything else is drawn.
What reviewers check first on a site plan
Plan reviewers usually start with the numbers. They compare the setbacks shown on the plan with the zoning district’s requirements, check that the lot coverage and impervious area are within limits, and confirm that easements are respected. Next they look at access: the driveway width and slope, the distance from the street corner, and in some places the visibility triangle at the driveway. Then they look at utilities and drainage. A plan that states each of these values directly, rather than leaving the reviewer to measure, is approved faster.
When the site plan is part of a larger set, the reviewer also checks that it agrees with the architectural plans. The footprint, the dimensions and the location of doors and decks should match exactly. Because we prepare site plans together with the rest of the drawings when needed, those sheets are coordinated before submission.
Keeping the site plan current during construction
If the layout changes after approval, for example the house shifts a few feet on the lot or a deck grows, the site plan should be revised and resubmitted. Inspectors compare the built footprint with the approved plan, and some jurisdictions require a foundation location survey before framing. Small changes caught early are quick to update and keep the permit valid.
Need a site plan quickly? Send the address and a sketch of the proposed work, and we will confirm the base your department accepts and the delivery date.
Sample sheets from recent permit sets
References: ICC building codes · NCEES state licensing boards
Site plans for permits: common questions
Is a site plan the same as a survey?
No. A survey is field-measured by a licensed surveyor and establishes the boundary. A site plan is a drawing that shows your proposal on the lot. Many jurisdictions accept a site plan drawn from a recorded plat; some require it to be based on a current survey. We will tell you which applies to your parcel before you spend anything.
Does the site plan need an engineer’s stamp?
It depends on the jurisdiction and the scope. Many simple residential permits accept an unsealed scaled plan. Where a seal is required, we provide one from an engineer licensed in your state.
Can you work from my old survey?
Usually yes, if the boundary has not changed. Send it and we will confirm.
Can you trust an online engineering service? Here is how to check us.
Everything below can be verified before you pay anything. Ask us about any of it on chat.
Check the engineer’s license yourself
Every set is sealed by a Professional Engineer licensed in the state where you build. The name and license number on the seal can be looked up on your state licensing board’s website.
Know the price before anything starts
You get the scope, one fixed fee and the delivery date in writing. No hourly billing and no surprise invoices.
Covered until your permit is approved
If plan review sends comments, the engineer answers them and revises the drawings at no extra charge.
Talk to the team directly
Live chat, phone or email, 24 hours a day, 7 days a week. You reach the people working on your project, not a call center.
Your plans and payments stay private
Your files are used only for your project. Payments go through PCI-DSS compliant processors, so card details never reach our servers.
A registered US company
Residential PE is operated by Site Planers LLC, a US-registered company. Our terms and privacy policy are published in full.
Or reach us directly:(737) 409-9610contact@residentialpe.com
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Send plans, photos, a survey or a sketch. A licensed engineer replies with scope, price and a delivery date, usually within the hour, seven days a week.
Request your free quote
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- One fixed fee in writing before any work starts
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Other engineering we handle for permits
Structural engineering
Beams, framing, foundations and lateral design, calculated and sealed.
Review and PE stamp
Already have drawings? An engineer checks them to code and seals them.
MEP engineering
HVAC, electrical and plumbing plans with load calculations.
Civil and site engineering
Grading, drainage, stormwater and site plans to local standards.
Load bearing wall removal
Beam, post and footing design with the letter your inspector wants.
Retaining wall engineering
Wall design with stability calculations and drainage details.