Permit-Ready Site Plans for All 50 States.

Converting a garage to an ADU needed a complete coordinated set — architectural, structural and MEP — plus a PE stamp before ePZB would accept it. The owner sent us the address. We handled the rest.

Lee County processed 8,774 permits in 2025 — reviewers expect a complete first submission. A prior plan was rejected for a missing impervious calc and no equipment pad. We redrew it in 12 hours with F.S. 515.29 fully labeled and impervious surface at 44% of the 50% limit.

Broward requires a 5-foot pool barrier, not Florida's statewide 48-inch standard. The submitted plan said "48 inches minimum" and was rejected same day. We relabeled it 60 inches (Broward HVHZ), added the 54-inch latch height, and the HVHZ wind notation.

On Cape Coral's 400 miles of canals, the property line sits landward of the seawall — but the contractor measured from the seawall. Rejected: setbacks didn't match the parcel record. We pulled the recorded plat and redrew the 5-foot setback from the true boundary.

FastTrack rejects wrong file names before a reviewer even opens the plan. Two DIY attempts had already bounced at intake. We formatted to FastTrack spec — correct naming, fence line, height, gate locations, corner sight triangle.

A Tampa address can mean two separate permit systems — city or county — and the wrong one is an automatic rejection. We verified the annexation boundary, then drew the ADU under SB 943: 4-ft rear/side setbacks, one parking space, lot coverage at 38% of the 50% limit.

Naples requires engineer-sealed structural drawings for residential pools, beyond the standard site plan. We drew 5-foot setbacks all sides, the equipment pad and enclosure footprint, and coordinated the PE stamp on the structural sheets.

Miami-Dade's BDFD runs the country's most rigorous plan review. A restaurant-to-retail change of occupancy triggered ADA path-of-travel and HVHZ structural review — 3 standard + 1 van accessible space, NOA references, PE stamp on structural sheets.

Converting office to medical office triggers ADA, MEP, and HVHZ structural requirements at once — every material needs a Miami-Dade NOA. We prepared ADA parking, path of travel, exam-room hand-washing stations, and NOA references with PE stamp.

St. Pete uses a 7-foot pool side setback in RS-1 zones, not the 5-foot standard used across most of Pinellas. We caught the contractor's 5-foot spec before submission and moved the pool — the fence doubled as the F.S. 515.29 barrier.

Sarasota's accessory structure threshold is 100 sq ft, not 200 like many assume. A 144 sq ft shed already installed drew a Stop Work Order after a neighbor reported it. We prepared the after-the-fact plan with all four setbacks and foundation type.

This waterfront lot sat in a FEMA AE zone with a 7-ft BFE. We placed the equipment pad at 7.5 ft — above BFE — added the hydrostatic uplift note, and documented F.S. 515.29 compliance alongside the flood zone labeling.

Post-SB 943, garage-to-ADU is one of Alachua's most common permit types. This one changed occupancy from U to R-3, requiring the full coordinated set — framing, electrical with AFCI and load calcs, plumbing isometric, HVAC with Manual J.

Adding 24 spaces triggered ADA compliance and stormwater documentation. We prepared the ADA count (1 accessible + 1 van), drainage direction, pervious pipe detail, and PE stamp on the drainage calculations, formatted for JaxPermits.

Leon County is inland — no HVHZ, standard 48-inch barrier. We drew F.S. 515.29 compliance, labeled the equipment pad, and calculated impervious surface at 31%, well under the 50% limit, formatted for TLC intake.

Manatee HOA communities need two approvals on separate timelines — architectural committee and county. The homeowner submitted to the county first and got bounced back for HOA proof. We prepared the county plan for both submissions in parallel.

The original 400 sq ft deck would have pushed this lot to 52% impervious — over the max. We caught it during drafting and trimmed it to 360 sq ft, landing at 49.8%, avoiding a formal variance and a 4-week delay.

EnerGov requires every discipline as a separately named PDF. We delivered a full 28-sheet set across architectural, structural and MEP, with EnerGov-compliant naming and PE stamp on structural and applicable MEP sheets.

HVHZ pool barrier fencing needs a Miami-Dade NOA — standard big-box aluminum panels don't qualify. We flagged this before the homeowner ordered materials, then documented NOA certificate numbers, barrier height and wind notation.

Adding electrical to the covered porch triggered an electrical plan requirement on top of the site plan. Escambia sits in the panhandle Wind Borne Debris Region, so the roof framing needed wind zone documentation too.

LADBS processes more permits than any building department in the country and has strict PDF scaling and layer-naming rules. We drew the 25-ft front / 5-ft side / 5-ft rear setbacks, Title 24 note for the heated pool, and equipment pad clearance.

AB 68 makes garage-to-ADU conversions ministerially approved in California — no discretionary review — but the plan still has to meet objective standards. We drew 4-ft setbacks per SB 9, parking, and utility connection notation.

San Jose approved 2,400 ADU permits in 2024 alone. We drew the footprint, setbacks per the San Jose RS zone, one required parking space, and the lot coverage calculation, formatted for Development Services.

California commercial permits require PE stamp plus ADA path-of-travel and Title 24 energy compliance. We prepared the ADA count, accessible route from the public sidewalk, fire lane radius, and PE stamp on structural and energy sheets.

Wildland-Urban Interface zones in Sacramento restrict fence materials to non-combustible only. This corner lot also needed a sight-triangle. We verified the WUI designation and drew both the fire-resistant fence spec and the corner sight triangle.

This parcel sat close to California Coastal Commission jurisdiction. We verified it was outside the coastal zone (no CDP needed) and drew the pool per Long Beach RS-3 setbacks with barrier and impervious surface documentation.

This addition added a bathroom, which pulled in a plumbing plan alongside the site plan and Title 24 energy compliance. We drew the existing and proposed footprints with all setbacks and flagged the engineering referral.

Bay Area rents make an 800 sq ft ADU worth roughly $2,800/month. We prepared the full permit set — site plan, floor plans, elevations, framing, MEP with Title 24 compliance, and PE stamp on structural sheets.

Riverside sits in Seismic Zone 4 — California's highest. The kit manufacturer's drawings were stamped by an Arizona PE, which California doesn't accept. We coordinated a California-licensed PE review with updated seismic and wind notation to CBC standards.

Bakersfield's climate runs an 8-month pool season, making it one of California's busiest pool permit markets. We drew the 5-ft rear/side setbacks, barrier notation, equipment pad, and impervious surface calculation.

Houston has no citywide zoning — setbacks come from deed restrictions and Harris County code instead. We verified the deed restrictions, then prepared the commercial plan with ADA parking, fire lane, drainage notation, and PE stamp.

Dallas has zoning, unlike Houston, plus HOA deed restrictions common in Uptown. We drew RS zone setbacks, pool barrier notation, and impervious surface — Texas has no statewide barrier law like F.S. 515.29, so local code was cited directly.

Austin's HOME Initiative allows up to 3 units on single-family lots — Texas's most permissive ADU law. This 640 sq ft detached cottage was drawn under HOME standards with LDC setbacks, parking, and utility connection notation.

The planned fence line crossed a CPS Energy easement, which would have triggered a rejection. We caught it during parcel research, revised the fence line to avoid it, and noted the easement on the final plan.

Fort Worth is the fastest-growing large US city, and second-story additions always need structural engineering — bearing wall analysis and new floor framing. We drew the site plan and coordinated the structural PE review.

DFW suburban HOAs are often stricter than the city itself. The first submission skipped HOA pre-approval and drew a comment. We prepared the Plano site plan (5-ft rear/side setbacks) while HOA approval ran in parallel.

Restaurant occupancy from retail triggers fire suppression review, MEP changes, and ADA upgrades, plus a Type II hood system. We prepared updated ADA parking, grease trap notation, hood location, and PE stamp on structural and MEP sheets.

A prefab storage building was purchased without checking permit rules first — McKinney requires a permit over 120 sq ft. We prepared the after-the-fact site plan with the footprint, all setbacks, and foundation type.

El Paso's hilly terrain drives frequent retaining wall permits — walls over 4 feet need structural engineering in most Texas jurisdictions. We drew wall location, drainage direction, and coordinated the PE-stamped wall section and footing schedule.

Texas requires a PE stamp statewide for commercial permits — the kit manufacturer's drawings didn't have one. We coordinated a Texas PE review with ASCE 7-22 wind documentation for North Texas and TAS accessibility standards.

Inman Park is a historic district where visible exterior changes can trigger extra review. We verified the pool sat in the rear yard, out of street view — no historic review needed — then drew R-4 zone setbacks and barrier notation.

Garage drawings had been rejected for missing a PE signature and date, with 4 business days left on the correction notice. We coordinated a Georgia-licensed PE review and delivered the stamped drawings in 2 business days.

Marietta and Cobb County are separate, overlapping permit systems. We verified the parcel sat within Marietta's boundary — not Cobb — then drew the fence line: 6 ft rear/side, 4 ft front yard, gate locations, HOA note.

Savannah's Historic Landmark District spans 2.5 square miles — one of the largest in the US — and requires MPC review before a building permit issues. We prepared the site plan for both the MPC review and the county permit, sequenced correctly.

Georgia has no statewide ADU law like Florida's SB 943 — rules vary city by city. Roswell allows ADUs in residential zones with a special use permit, which we flagged early and drew setbacks, parking, and utility connection around.

Gwinnett added 35,000 residents in 2023 alone. With no statewide barrier law, we cited Gwinnett's local code directly — pool location, setbacks from all property lines, barrier documentation, and equipment pad.

Philadelphia's L&I is one of the Northeast's busiest building departments. The storage-to-retail conversion needed ADA parking documentation, an accessible path from the SEPTA entrance, fire lane notation, and PE stamp.

Phoenix allows small accessory structures without a permit in some zones — but this RS-3 lot required one for any enclosed structure. We verified the zone, then drew setbacks from all four lines and the concrete slab foundation.

Charlotte is one of the fastest-growing cities in the Southeast. North Carolina follows its own Residential Code for pool barriers, parallel to but distinct from F.S. 515.29. We formatted the site plan for the Charlotte Permits portal directly.

Denver's ADU ordinance has been one of the Mountain West's most active since 2021. This owner combined a fence permit and ADU site plan in one submission — fence line and height, plus ADU footprint per Denver's R-2 zone setbacks.