Buy a Site Plan – $89 | Drafted Around What Your City Rejects
Every service on this page will sell you a drawing. Most of them will get it back in a correction letter.
The difference isn’t speed. It isn’t price. It isn’t satellite imagery or GIS data — every competitor uses the same sources.
The difference is whether the person drafting your plan knows what the reviewer on the other side of the counter is going to flag.
Missing Base Flood Elevation. Setback measured to the foundation instead of the eave. Impervious surface listed as a single combined number when the city wants line items. ADU footprint that’s 40 square feet over the local cap. A grand tree that shows up on the reviewer’s aerial and nowhere on your plan.
None of those are drafting errors. They’re knowledge gaps — and they cost you weeks.
We draft site plans starting from what reviewers reject, not from what looks complete.
$89. Delivered in 24 hours. Free revisions if the city sends it back.
What You're Actually Buying When You Order a Site Plan
A site plan is the document that tells a building department reviewer three things: what’s currently on the property, what you’re proposing to build, and whether both comply with local zoning and code.
Reviewers don’t approve visions. They approve paperwork. Specifically, they check whether the paperwork answers every question on their internal checklist — and when it doesn’t, they send it back.
That checklist varies by city. Sacramento’s reviewers care about tree ordinance driplines and FEMA panel numbers. Jacksonville checks Base Flood Elevation against your proposed finished floor elevation before anything else touches the file. Raleigh routes your application through five concurrent reviewers — one open comment from any of them stalls the other four.
A drawing that doesn’t account for those specifics isn’t a site plan for your permit. It’s a drawing that looks like one.
What you’re actually buying is a document built to clear the checklist for your specific city — not a generic residential template dressed up in your address.
What Goes Wrong When You Buy the Wrong One
Here’s what real correction letters say. Not paraphrased. This is the language:
“Flood zone reference missing. FEMA panel number required.”
“Setback dimensions shown to foundation. Measurement must be to furthest projection. Resubmit.”
“Impervious surface calculations not provided as line items. House, driveway, patio, and deck must be listed separately.”
“Grand tree (DBH 26″) identified on aerial but not shown on site plan. Tree protection zone required.”
“ADU square footage exceeds 25% of primary structure. Revise footprint.”
“Easement shown without recorded instrument number. Book and page reference required.”
Every one of those comments adds a resubmission cycle. In most cities that’s 10 to 30 business days back in the queue. Your contractor moves on. Your material costs shift. Your project loses momentum.
None of those corrections are the result of a hard permit situation. They’re the result of a plan drafted by someone who didn’t know the local checklist.
What We Do Differently
We don’t start from a blank canvas and add your address. We start from your city’s submittal requirements and build backward.
Before a single line gets drawn, we pull your parcel from the county recorder, check your zoning district and applicable setbacks, identify flood zone exposure, flag any tree protection ordinances, verify ADU caps if relevant, and cross-reference the specific notes your city’s reviewers require on the plan face.
That research takes time. It’s why our plans cost more than a $49 template service — and why they come back with correction letters far less often.
What every plan we deliver includes:
- Property lines from recorded plat dimensions — not rounded GIS coordinates
- Setbacks measured to the correct building element for your jurisdiction
- Flood zone designation and FEMA panel number where required
- Existing and proposed structures with accurate footprints
- Lot coverage calculation shown with line items
- Easements with recorded instrument references
- North arrow, engineering scale, legal description
- Utility connection points
- City-specific notes added to the plan face
What gets added based on your city and project type:
- Base Flood Elevation and proposed finished floor elevation (coastal and river-adjacent cities)
- Tree protection zones and dripline delineation (cities with active tree ordinances)
- Riparian buffer extents (properties near regulated streams)
- ADU compliance notation — size, height, lot coverage verified against local caps
- Historic overlay acknowledgment where applicable
- Impervious surface line items in the format your city’s stormwater reviewer requires
- Grading notes for sloped lots or drainage-sensitive parcels
Who Orders From Us
Homeowners
who need a site plan for a permit and don't want to spend three weeks figuring out what the building department actually needs. They want one PDF, submitted once, approved.
Contractors
who pull permits regularly and have learned the hard way that a rejected plan doesn't just delay one job — it cascades across their schedule. They send us the address and get a document that goes in complete.
Small builders and developers
working in multiple jurisdictions who can't afford to maintain deep local code knowledge for every market they operate in. We carry that knowledge so they don't have to.
Homeowners who already got rejected
and need to understand what the correction letter means and get a revised plan back to the building department without losing another month.
Project Types We Cover
A site plan requirement isn’t limited to major construction. Building departments across the US require a site plan for:
| Project | Why a Site Plan Is Required |
|---|---|
| ADU / Accessory Dwelling Unit | Zoning must verify lot coverage, setbacks, height, and ADU-specific size caps before approval |
| Garage (detached or attached) | Setback from property lines, lot coverage, and impervious surface impact must be shown |
| Room addition | Existing footprint plus addition must be verified against setback and lot coverage limits |
| Swimming pool | Setbacks from all property lines, barrier/fence notation, and equipment pad location required |
| Deck or patio | Setback compliance and impervious surface contribution must be documented |
| Shed or accessory structure | Even small structures have setback requirements; plans needed in most jurisdictions |
| Fence | Many cities require a site plan showing fence line relative to property lines and easements |
| Driveway widening or addition | Impervious surface calculation and access geometry required |
| Home office conversion or JADU | Floor plan relationship to primary structure and zoning compliance required |
If you’re not sure whether your project needs a site plan, the answer in most US jurisdictions is: if you’re pulling a permit, you need one.
Pricing — What Each Level Includes
| Plan | Price | Best For |
|---|---|---|
| Basic | $89 | Standard residential permits — garage, shed, fence, deck. Property lines, structures, setbacks, lot coverage, north arrow, scale. |
| Enhanced | $149 | Projects with flood exposure, tree protection requirements, easements, or utility coordination. Adds FEMA data, impervious line items, tree notation, easement references. |
| Premium | $249+ | ADUs, additions, complex lots, grading-sensitive parcels, historic overlays, Missing Middle project types. Full compliance verification for your specific city and district. |
✅ Free revisions if your city returns correction comments
✅ 24-hour turnaround on most residential projects
✅ No survey required for the majority of single-family permits
✅ All 50 states — no site visit needed
Why "Guaranteed Approval" Claims Don't Tell the Full Story
You’ve seen it on the other sites. “100% permit acceptance guarantee.” “Money back if rejected.”
Here’s what that actually means: if the city rejects the plan, they’ll revise it. Which is what free revisions means. The guarantee isn’t that the plan passes — it’s that they won’t charge you for the resubmission.
Neither will we.
The difference is that we’d rather not need the revision cycle at all. A correction letter doesn’t just cost a revision — it costs you the time in the resubmission queue, the window with your contractor, and sometimes the momentum of the entire project.
We’d rather build the plan correctly once than revise it correctly twice.
What Happens After You Order
Step 1 — Enter your address and project type at checkout.
No forms. No lengthy questionnaire. Your address tells us most of what we need. We pull the rest from county records and city GIS.
Step 2 — We research your parcel.
Zoning district, setbacks, flood zone, tree ordinance status, ADU caps if applicable. This takes more time than generating a template — it's the work that keeps the plan out of a correction queue.
Step 3 — We draft the plan.
Every sheet built to your city's submittal format. City-specific notes added to the plan face. Measurements verified against recorded plat dimensions.
Step 4 — You receive your PDF within 24 hours.
Ready to upload to your city's permit portal, print for counter submission, or share with your contractor.
Step 5 — If corrections come back, send them to us.
We revise at no charge. Most corrections on plans we draft are clarifications, not redesigns.
Real Outcomes From Real Projects
Sacramento, CA — Detached ADU, Land Park Homeowner’s first plan came back for missing flood panel, oversized ADU footprint (1,000 sq ft against an 800 sq ft cap), and absent tree protection for a protected oak. We corrected all three. Approved on the next review cycle. Saved roughly five weeks.
Jacksonville, FL — Detached ADU, Westside Two correction cycles on a template plan — no BFE, incorrect ADU math, no grand tree location. We added FEMA panel 12031C0290J, mapped the 29″ live oak with drip-line notation, verified the ADU at 748 sq ft against the 750/25% cap, and ran the impervious calculation. Cleared DSD and BID review on the resubmission.
Raleigh, NC — Rear Addition, Southeast Raleigh Seasonal drainage channel running along the rear of the lot — blueline on USGS mapping, therefore a regulated Neuse River riparian buffer. The proposed addition footprint sat inside Zone 2. We shifted the footprint 6 feet, mapped both buffer zones, itemized the impervious surface calculation under the pre-2001 grandfathered framework, and located two rear trees per UDO Article 9.1. Stormwater and Urban Forestry cleared on resubmission.
FAQs — Before You Order
Most residential permits in the US do not require a licensed engineer or surveyor stamp on the site plan. A non-certified, professionally drafted plan is accepted by the majority of US building departments for standard residential projects — garages, additions, ADUs, pools, decks, sheds, and fences. If your project does require a certified plan, we’ll tell you upfront before you pay.
You don’t need to. That’s part of what we research before drafting. Enter your address at checkout and we pull the zoning, flood zone, parcel dimensions, and applicable city-specific requirements. You provide the address; we provide the compliance knowledge.
A survey is a legally certified document prepared by a licensed land surveyor that establishes boundary locations and elevations with legal authority. A site plan is a permit document that shows proposed improvements relative to the property and verifies zoning compliance. Most residential permits don’t require a survey — they require a site plan. We provide the latter.
Send us the correction comments and we revise at no additional cost. The revision turnaround is typically faster than the original plan since the parcel research is already done.
All of them. ADUs require the most city-specific research — size caps, height limits, lot coverage, and accessory dwelling standards vary significantly by jurisdiction. We verify all of it before the plan is finalized.
Your property address and project type. If you have a survey, a sketch, or any prior permit documents, those help — but they’re not required. We work from county recorder data, GIS, and city zoning records for most projects.
Click the button below. Enter your address. Select your project type. Check out. We do the rest.
We Cover All 50 States
No site visits. No local representatives. No scheduling delays. Every plan is researched and drafted remotely using county parcel records, city zoning portals, GIS data, and direct knowledge of local submittal requirements.
High-volume markets we’ve worked extensively:
California: Sacramento | Los Angeles | San Diego | San Jose | Fresno | Oakland | Bakersfield
Texas: Austin | Dallas | Fort Worth | San Antonio | Houston | Plano
Florida: Jacksonville | Tampa | Orlando | Miami | Fort Lauderdale
Southeast: Atlanta | Charlotte | Raleigh | Nashville | Savannah
Mountain West: Denver | Phoenix | Las Vegas | Colorado Springs | Tucson
Pacific Northwest: Seattle | Portland
Don’t see your city listed? Enter your address at checkout — we cover every jurisdiction in the US.