Site Plan for Permit and Plot Plan Drafting
A scaled site plan for permit that shows your lot, setbacks, structures, utilities and drainage the way zoning and building reviewers expect.
- Stamped by a PE licensed in your state
- Built to IBC, IRC and local amendments
- Plan-check comments answered
Show the reviewer exactly where your project sits
Before anyone checks your framing or your floor layout, a zoning reviewer checks where the building goes. A site plan for permit, also called a plot plan, places the proposed work on your lot and proves it meets setbacks, height limits, lot coverage and easement restrictions. If the site plan is wrong, nothing else in the application moves.
We prepare site and plot plans for new homes, additions, ADUs, garages, pole barns, decks, pools, fences, manufactured homes and commercial buildings. Each plan is drawn to scale from your survey, plat, parcel map or measurements, and labeled with the dimensions and data your jurisdiction lists on its checklist.
When the project also involves significant earthwork, slopes or stormwater requirements, we can expand the site plan into engineered grading and drainage plans as part of the same scope, so you are not hiring a second consultant to redraw the same lot.
What you receive
- Scaled site plan with north arrow
- Property lines, bearings and dimensions
- Setback and easement lines
- Lot coverage and impervious area table
- Utilities, driveway and drainage arrows
- PDF ready for zoning and building review
What we show on your site plan
A complete plot plan answers the zoning, building and utility questions before the reviewer has to ask.
Property lines and dimensions
Boundary lines with bearings and distances taken from your recorded survey or plat, lot area, street frontage and the parcel number the jurisdiction uses to locate the property.
Setbacks and easements
Required front, side and rear setbacks drawn as lines on the plan, plus utility, drainage and access easements so reviewers can confirm nothing encroaches on them.
Existing and proposed structures
Every building, deck, pool and accessory structure, labeled existing or proposed, with distances to property lines and between buildings for fire separation checks.
Coverage and area calculations
Lot coverage, impervious surface area and floor area tables where your zoning code limits them, broken down by house, garage, driveway, patio and new work.
Utilities and services
Water, sewer or septic, gas, electric service and meter locations, plus proposed utility routes to a new ADU, garage or outbuilding where they cross the lot.
Drainage and grade information
Drainage arrows, spot elevations where needed, downspout discharge points and the grade fall away from the foundation that the residential code requires.
Your Stamped, Permit-Ready Plans Start With One Upload
Send your drawings or describe the project. A licensed engineer reviews it and sends a clear, fixed-fee proposal, often within hours.
- Free and no obligation
- Reviewed by a licensed PE
- Secure file upload
Zoning checks a site plan for permit has to pass
Zoning rules come from your city or county, not the building code, and they vary widely from one jurisdiction to the next and even between neighboring zoning districts. A good site plan makes the zoning review easy by putting the numbers on the sheet. We show:
- Setbacks for the zoning district, including any special rules for corner lots, accessory buildings or ADUs.
- Lot coverage as a percentage of lot area, compared against the maximum allowed.
- Impervious area totals, which many jurisdictions now cap or tie to stormwater requirements.
- Building height and number of stories where height limits apply.
- Parking spaces and driveway width when parking is regulated.
- Floor area ratio where the zoning code uses one.
We also note the zoning district, the parcel number, the lot area and the source of the boundary information in a data block on the sheet, so the reviewer does not have to look anything up. If the project is close to a limit, we flag it before drafting so you can adjust the design, or apply for a variance with accurate numbers, instead of finding out at the counter.
Some zoning codes also regulate fence height, accessory building size, distance between buildings on the same lot and the location of mechanical equipment such as condensers and generators. When those rules apply to your project, we show the relevant dimensions on the plan rather than leaving them for a reviewer to request.
Utilities, drainage and grading on the plot plan
Building departments and public works offices use the site plan to check how the new work connects to services and how water leaves the lot. We locate the water meter or well, sewer lateral or septic tank and drain field, gas meter and electric service, and show new trenches for utilities feeding an ADU, shop or garage. Where a septic system is present, we keep new structures clear of the tank and field and note the separation your health department requires.
For drainage we draw arrows showing surface flow away from buildings and toward the street, swales or an approved discharge point. The residential code requires finished grade to slope away from the foundation, and we note that requirement and any swales or downspout extensions that achieve it. New roofs and paving add runoff, so we show where downspouts discharge and keep that water off neighboring lots.
On sloped or larger sites, spot elevations or contours may be needed. Some jurisdictions also require an erosion and sediment control plan once disturbed area passes a local threshold. We tell you when the scope crosses into an engineered grading or stormwater plan, so the right level of drawing is submitted the first time.
Commercial site plans carry more data again, including parking counts and accessible spaces, the accessible route from the public way to the entrance, refuse enclosures, fire lanes and hydrant locations. We prepare those sheets as part of tenant improvement and change-of-use permits when the site itself is changing.
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- Free and no obligation
- Reviewed by a licensed PE
- Secure file upload
What a site plan is and what it is not
A site plan for permit is a drawing prepared from survey or record information. It is not a boundary survey. Only a licensed land surveyor can establish property corners, resolve boundary disputes or certify the location of improvements. When your jurisdiction requires a stamped survey, for example for new homes near a setback line, in a flood zone or before a foundation is poured, we build our site plan on top of the surveyor’s work.
For many additions, accessory buildings and alterations, a recorded plat, a previous survey or a county parcel map is enough to prepare an accepted plot plan. We will tell you which applies to your project before you order anything. Your deed, title documents and any recorded easements are also worth sending, because an easement that does not appear on the plat can still stop a project.
For sites in a mapped flood zone, the site plan typically has to show the flood zone designation and base flood elevation, and we can coordinate with our flood elevation and floodproofing services when the structure needs to be elevated or floodproofed.
Site plans for ADUs, garages and accessory buildings
Accessory structures generate more site plan questions than any other project type. An ADU or detached garage has to meet its own setbacks, keep required separation from the main house, preserve access for fire department and utilities, and often meet parking or path-of-travel rules. Many jurisdictions also require the site plan to show the existing house footprint, its use and its distance from the new building.
We draw these plans with both structures dimensioned, utility routes shown, and the coverage table updated to include the new footprint. Where the building code requires fire-resistant construction for walls close to a property line or to another building, the site plan establishes that distance, and we carry it into the wall details.
If you are planning an ADU or garage, getting the site plan right first confirms the building will fit before you invest in full construction drawings. It is the quickest way to find out whether the footprint, height and location you have in mind will work on your lot.
For manufactured and modular homes placed on a lot, the site plan also shows the home’s footprint, the orientation of the long axis, the foundation or pier area and the utility connections, which several placement permits require before the home is delivered.
You likely need a site plan if
- You are building a new home or ADU
- You are adding onto an existing house
- You are building a garage, shed or barn
- You are installing a pool, deck or fence
- You are placing a manufactured home
- Zoning asked for setbacks and lot coverage
How it works, start to finish
From your first message to stamped drawings, you work directly with the engineering team.
- 1Share your projectSend the address, scope and any drawings, photos or plan-check comments. Two minutes is enough.
- 2Receive a fixed-fee proposalAn engineer reviews the scope and replies with a firm price and delivery date for your site & plot plans drawings.
- 3Engineering and draftingWe run the calculations and prepare drawings to the codes your jurisdiction enforces, checked before sealing.
- 4Stamped set deliveredYou receive a sealed PDF set ready to submit, and we answer any plan-check comments within scope.
Rules a site plan is reviewed against
Site plans are reviewed primarily against local rules, along with the building code your jurisdiction has adopted:
- Your city or county zoning ordinance and subdivision regulations
- International Residential Code (IRC) site and grading provisions
- International Building Code (IBC) for commercial sites
- Local stormwater and erosion control requirements
- Health department septic system rules where applicable
How licensing works. Engineering drawings must be sealed by a Professional Engineer licensed in the state where your project is located. PE Engineer works with a network of state-licensed PEs, so every set is reviewed and stamped by an engineer with an active license in the state where your project is located. Their name and license number appear on the seal, exactly as your building department requires.
Related services
Grading & Drainage PlansEngineered grading and drainage plans for new homes, additions, ADUs, manufactured homes and commercial pads, prepared to local ordinances and PE stamped.Explore More
ADU PlansPermit-ready ADU plans for detached units, garage conversions, additions and basement units, with site, architectural, structural and energy sheets in one set.Explore More
Stormwater ManagementDetention, retention and infiltration design, runoff calculations, erosion control plans and SWPPPs prepared to local stormwater ordinances and PE stamped.Explore MoreFrequently asked questions
What is the difference between a site plan and a plot plan?
The terms are mostly interchangeable. Plot plan is common for residential permits, while site plan is used more for commercial projects and plans that include grading, parking or landscaping. Both show the lot, structures, setbacks and site features to scale, and both are reviewed against your local zoning rules.
Do I need a survey to get a site plan?
Not always. Many projects can use a recorded plat, previous survey or county parcel map. A new survey is usually required for new homes, work close to a setback line, flood zones or whenever the jurisdiction asks for one. We tell you which applies to your project before you order anything.
Can you draw a site plan from Google Earth or a parcel map?
Aerial images and GIS parcel maps are useful for locating features, but they are not accurate enough on their own for setback-critical work. We combine them with your recorded plat, survey or field measurements to produce a plan the zoning reviewer can rely on.
What does lot coverage mean on a site plan?
Lot coverage is the portion of the lot covered by buildings, and in some codes by all impervious surfaces, expressed as a percentage of lot area. Zoning codes cap it to control density and runoff. We calculate it for existing and proposed conditions and compare it to your district’s limit.
Can a site plan show my septic system and well?
Yes. We locate the tank, drain field and well from your records, permits or measurements, and show required separations from new structures and driveways. Some health departments also require their own septic review before a building permit is issued, and we can prepare the drawing they need.
How long does a site plan take?
A residential plot plan is usually one of our quickest deliverables, typically within a few business days of receiving your survey or plat and a description of the proposed work. Commercial site plans take longer depending on parking, grading and utility scope. Rush service is available.
Get your free site & plot plans proposal
Tell us where the project is and what you need. Attach any drawings, photos or plan-check comments. A licensed engineer reviews every request.
- Upload your filesPlans, sketches, photos or comments
- Get a fixed-fee proposalUsually the same day
- Receive stamped drawingsSealed by a PE licensed in your state