Site Plan for Permit in Jacksonville, FL | Fast Drawings

A residential site plan—also commonly called a plot plan—is an overhead drawing showing how the existing and proposed improvements fit within the complete property.

It can help Jacksonville reviewers understand:

• Which legal property is being developed
• What buildings and improvements already exist
• What construction is proposed
• The proposed project’s size and location
• Distances to property boundaries and other buildings
• Whether an easement or right-of-way affects the project
• How vehicles and pedestrians access the property
• Whether grading, drainage, floodplain, well or septic review applies
• Whether the site plan agrees with the remaining permit documents

A clear site plan cannot guarantee permit approval. It provides measurable property and project information for review by the City and any participating agency.

What Is a Site Plan for a Jacksonville Permit?

A site plan is a scaled and dimensioned drawing of a property as viewed from above.

It commonly identifies:

• Property address and real estate tax number
• Complete property boundaries
• Lot dimensions
• The existing house or principal building
• Garages, carports and accessory structures
• Decks, patios and covered areas
• Swimming pools and equipment
• Driveways, parking and walkways
• Proposed construction
• Distances to property lines
• Distances between buildings
• Recorded easements and rights-of-way
• Wells and septic systems when applicable
• Drainage and elevation information when required
• North arrow and drawing scale

The site plan is only one part of the permit package.

Depending on the project, Jacksonville may also require:

• Certified property survey
• Architectural floor plans
• Exterior elevations
• Foundation plans
• Structural drawings and calculations
• Truss engineering
• Energy calculations
• Florida product-approval information
• Septic or well approval
• Drainage plan
• FEMA Elevation Certificates
• Documents signed and sealed by licensed professionals

For a broader explanation, read our Plot Plan for Permit guide .

What Jacksonville Reviews on a Residential Site Plan

Jacksonville’s residential permit guidance states that the Zoning Section reviews the scaled site plan or survey for:

• Real estate tax number
• Property address
• Zoning designation
• Height of the proposed structure
• Lot size
• Lot coverage
• Required setbacks
• Structure dimensions
• Distances from structures to property lines
• Recorded covenants and deed restrictions when applicable
• Recorded subdivision plat when applicable

Development Services can also review:

• Minimum lot frontage
• Lot grading
• Floodplain conditions
• Encroachment into a City easement
• Encroachment into a public right-of-way

Projects served by a private well or septic system may require separate Health Department review.

Official source: City of Jacksonville — Residential Permits .

Does Jacksonville Require a Survey?

Jacksonville distinguishes between metes-and-bounds and lot-and-block legal descriptions.

A Florida-licensed land surveyor may be needed when:

• No reliable survey is available
• Property corners cannot be located
• The proposed project is close to a boundary
• The lot has an irregular shape
• Existing property documents conflict
• Certified elevations are required
• A floodplain certificate is required
• The City specifically requests a survey

What a Jacksonville Residential Site Plan Should Show

Property address and tax number

Include the correct:

• Property address
• Real estate tax number when required
• Legal description when available
• Lot and block information when applicable
• Subdivision name when applicable
• Project title
• Short scope description
• Drawing or revision date

The identifying information should agree with the permit application, survey and remaining plan sheets.

Complete property boundaries

Show:

• Front property line
• Left-side property line
• Right-side property line
• Rear property line
• Street-side line on a corner lot
• Angled or irregular boundary segments
• Available lot-line dimensions
• Adjoining streets
• Public alley when present

Do not automatically treat a fence, hedge, wall, pavement edge or online parcel outline as the legal property line.

Existing structures and improvements

Show existing features that can affect the proposed project.

• Main house
• Existing addition
• Attached or detached garage
• Carport
• Shed or workshop
• Accessory dwelling
• Deck or porch
• Patio cover
• Swimming pool or spa
• Pool equipment
• Driveway and parking
• Walkways
• Retaining walls
• Fences and gates when relevant

Omitting an existing structure can affect coverage, setbacks, access and building-separation review.

Proposed project footprint

Clearly identify the proposed work.

Use:

• A clear “PROPOSED” label
• A distinct hatch pattern
• A heavier outline
• A different line style
• An existing-and-proposed legend

Show the complete footprint, including relevant:

• Exterior walls
• Foundation outline
• Supporting posts
• Deck or porch platforms
• Stairs and landings
• Roof projections
• Pool-equipment pads
• New driveway or paving
• Structures proposed for removal

Project dimensions

Show the overall length and width of the proposed project.

An irregular structure should include enough dimensions to define the complete shape.

The dimensions should agree with:

• Permit application
• Foundation plan
• Floor plan
• Exterior elevations
• Structural plans
• Contractor or manufacturer drawings

Setback measurements

Show the shortest relevant distance from the proposed work to:

• Front property line
• Left-side property line
• Right-side property line
• Rear property line
• Street-side boundary on a corner lot
• Recorded building line when applicable
• Known easements

Jacksonville does not use one universal setback for every residential property.

The applicable requirement can depend on:

• Zoning district
• Project type
• Lot width and configuration
• Corner-lot status
• Structure height
• Planned unit development requirements
• Recorded covenants
• Deed restrictions
• Previous zoning approvals

Read Setbacks and Zoning: How to Find the Rules for Your Property and Property Setbacks Explained for Homeowners .

Distance between buildings

Show measurable separation between the proposed project and relevant existing structures.

This can include the distance to:

• Main house
• Detached garage
• Carport
• Shed
• Accessory dwelling unit
• Pool equipment
• Other buildings

Building separation can affect zoning, access, fire resistance and project classification.

Street, driveway and access information

Show:

• Adjoining street name
• Public alley
• Existing and proposed driveway
• Driveway width when required
• Parking area
• Garage-door location
• Public sidewalk
• Curb line
• Vehicle and pedestrian gates

Driveway, curb, sidewalk or utility work within a City right-of-way can require a separate right-of-way permit.

Easements and rights-of-way

Show known:

• Utility easements
• Drainage easements
• Sewer easements
• Access easements
• Shared-driveway easements
• Conservation easements
• City rights-of-way

A project can satisfy its normal zoning setback and still conflict with an easement.

The City reviews proposed structures to determine whether they encroach into a City easement or right-of-way. Work within those areas can require a separate Development Services permit.

Wells and septic systems

For properties served by private systems, the plan may need to show:

• Private well
• Septic tank
• Drain field
• Wastewater lines
• Required separation from the proposed structure

Jacksonville’s residential guidance states that the site plan must show the septic tank and potable-water well when those systems are used.

The Health Department may need to approve the proposed location before the permit can proceed.

North arrow, scale and labels

Include:

• North arrow
• Written drawing scale
• Graphic scale bar when useful
• Readable dimensions
• Clearly identified measurement units
• Existing and proposed labels
• A legend for line types and symbols

Jacksonville Site Plans by Project Type

Jacksonville Shed Site Plan Requirements

Jacksonville publishes a separate permit pathway for sheds accessory to one- and two-family residential properties.

The City’s current shed page calls for a site plan consisting of a scalable certified survey.

It must show:

• The proposed shed
• Distance from the shed to at least two adjacent property lines
• All structures on the property
• Any private well
• Septic tank and drain field when present
• Shed height from grade to the roof peak

When the property is served by an onsite well or septic system, the Health Department must approve or stamp the site plan.

Residential sheds measuring 150 square feet or more also require:

• Structural design drawings
• Signature and seal of a Florida-licensed design professional
• Applicable product-approval information

A drafted site plan does not replace the certified survey or sealed structural drawings required under this pathway.

Official source: City of Jacksonville — Residential Shed Permit .

Floodplain and Elevation Requirements

Floodplain requirements depend on the location of the proposed construction.

Jacksonville’s residential guidance states that when a structure is located in a special flood-hazard area other than Zone X, two FEMA Elevation Certificates must be prepared by a surveyor during construction:

• One when the finished floor is completed
• One when construction is complete

A floodplain permit package may also require:

• Flood-zone designation
• Base flood elevation
• Proposed finished-floor elevation
• Existing and proposed ground elevations
• Flood-resistant construction information
• Professional surveying or engineering

A standard drafted site plan cannot replace an Elevation Certificate or other professionally certified floodplain document.

Lot Grading and Drainage

Jacksonville Development Services reviews applicable lot-grading conditions.

Additional grading or drainage information may be requested when the project:

• Adds a large roof or paved area
• Changes the direction of surface runoff
• Uses fill
• Changes existing ground elevations
• Is located on an infill lot
• Affects a drainage easement
• Includes a retaining wall
• Is in or near a floodplain

The permit package may need to show:

• Existing and proposed elevations
• Drainage arrows
• Swales
• Finished-floor elevation
• Retaining walls
• Cut-and-fill areas
• Stormwater facilities
• Pre- and post-development drainage information

A basic drafted plan does not replace civil engineering, drainage calculations or grading design when those services are required.

Driveways and Right-of-Way Work

Private-property driveway work should be distinguished from construction in a public right-of-way.

A driveway site plan may need to show:

• Existing and proposed driveway
• Driveway width and length
• Property-line connection
• Public sidewalk
• Curb or roadside ditch
• Street pavement
• Garage or parking area
• Nearby utility structures
• Relevant elevations
• Driveway culvert when applicable

Jacksonville’s right-of-way guidance requires drawings to locate the proposed work horizontally from known references such as the roadway centerline, right-of-way line or property line.

Relevant vertical elevations must use a known benchmark. Additional details are required for driveway culverts.

Right-of-way permit applications are submitted and reviewed through JAXEPICS.

Official source: City of Jacksonville — Right-of-Way Permitting .

Residential Site Plan vs Survey vs Site-Development Plans

Formal construction plans for site development are different from a straightforward residential plot plan.

Depending on the project, they can include:

• Topographic survey
• Grading plan
• Drainage and stormwater design
• Utility plan
• Parking and vehicle circulation
• Landscape plan
• Tree-removal and tree-protection plans
• Irrigation plan
• Erosion-control plan
• Public infrastructure improvements

Jacksonville requires formal construction plans for site development to be signed and sealed by the registered professionals responsible for the design. Landscape, tree and irrigation sheets require the appropriate landscape-architecture certification.

A basic unsigned site plan should not be presented as a replacement for professional site-development plans.

Official source: City of Jacksonville — Site Development Plan Review .

Current Jacksonville Electronic Permit Process

Jacksonville requires electronic permit submission through JAXEPICS.

Jacksonville’s current online-submission guidance states:

• Electronic submission is required for all permit types.
• Documents must be uploaded in PDF format.
• Site plans belong in the Site Plans folder.
• Digitally signed and sealed plans cannot be password protected.
• Separate approvals may be required from agencies such as Historic Preservation, the Downtown Investment Authority or the Health Department.

The City also advises that pre-2026 editions of the listed permit forms have not been accepted since June 8, 2026.

Official sources: Jacksonville Online Permit Submission and Checklists, Forms and Documents .

What to Send With Your Jacksonville Site Plan Order

Complete source information helps reduce uncertainty while the drawing is being prepared.

How Our Jacksonville Site Plan Drafting Service Works

1. Place your order. Select the site-plan option matching the requested level of detail.
2. Provide the property address. Confirm that Jacksonville is the correct reviewing authority.
3. Upload the property documents. Send any survey, plat, previous plan or permit comments.
4. Describe the proposed project. Include its dimensions, height, use and basic scope.
5. Mark the intended location. Send a sketch, marked survey, photographs or construction plans.
6. Review the completed draft. Check the property layout, project position, dimensions and labels.
7. Confirm the complete permit package. Obtain any separate survey, engineering, architecture, drainage or floodplain documents required by Jacksonville.

The usefulness and accuracy of the drawing depend on the surveys, records, measurements, photographs and project information supplied.

USA Site Plans provides drafting services. Standard drawings are not signed or sealed by a Florida-licensed surveyor, architect or engineer.

Common Jacksonville Site Plan Problems

• The wrong permitting jurisdiction is assumed
• The property’s legal-description type is not checked
• A required survey is missing
• Only the immediate project area is shown
• Property-line dimensions are omitted
• A fence is assumed to be the legal boundary
• Existing structures are missing
• The proposed project is not clearly labeled
• Project dimensions are incomplete
• Property-line distances are unclear
• Building separation is omitted
• The driveway or public alley is missing
• Recorded easements are ignored
• A private well or septic system is not shown
• Floodplain requirements are overlooked
• Grading or drainage information is missing
• The site plan conflicts with architectural plans
• Documents are uploaded to the wrong JAXEPICS folder
• An outdated City form is submitted
• A drafted plan is used where signed and sealed plans are required

A complete drawing cannot eliminate every review comment, but it can reduce corrections caused by missing, unclear or inconsistent site information.

Read Why Site Plans Get Rejected for Permits and What Permit Reviewers Check First .

Jacksonville Residential Site Plan Checklist

Related Permit Guides

Frequently Asked Questions

Does every Jacksonville residential permit require a site plan?

No. The required documents depend on the project. Work involving new structures, additions, sheds, pools, garages, driveways and exterior site changes is more likely to require a scaled site plan or survey.

Does Jacksonville require a survey?

A metes-and-bounds legal description requires a survey and scaled site plan. A lot-and-block property will usually require a scaled site plan, although the City may still request a survey—particularly in an older subdivision.

Does a shed require a certified survey?

Jacksonville’s homeowner shed-permit pathway calls for a scalable certified survey showing the shed, all property structures, distances to at least two adjacent property lines, and any well or septic system.

When does a shed require sealed structural drawings?

The City states that a residential shed measuring 150 square feet or more requires structural design drawings signed and sealed by a Florida-licensed design professional.

Do wells and septic systems need to be shown?

They should be shown when the property uses private systems. Health Department approval may also be required for work near the well, septic tank or drain field.

What happens when the property is in a flood hazard area?

Floodplain review and surveyor-prepared Elevation Certificates may be required. Additional elevation, grading or flood-resistant construction information can also apply.

Does driveway work require a separate permit?

Work within a City-controlled right-of-way or easement can require a separate right-of-way permit. The plans may need horizontal location measurements, relevant elevations and additional culvert information.

Can a drafted site plan establish my legal property lines?

No. A drafted plan uses available survey and property information but does not independently locate or certify legal property boundaries.

How are Jacksonville permit plans submitted?

Electronic submission is required through JAXEPICS. Documents must be PDFs and uploaded to the applicable folders, including the dedicated Site Plans folder.

Are USA Site Plans drawings signed or sealed?

No. USA Site Plans provides drafting services. Licensed surveying, architecture, engineering and professional seals must be obtained separately when required.

Will a Jacksonville site plan guarantee permit approval?

No. Jacksonville and any participating agencies control the permit decision and may request revisions, a survey, drainage information, engineering, architectural plans or other supporting documents.

Official Jacksonville Resources

1. City of Jacksonville — Residential Permits
2. Building Inspection Division FAQs
3. Residential Shed Permit
4. Online Permit Submission and JAXEPICS
5. Checklists, Forms and Documents
6. Jacksonville Zoning Section
7. Right-of-Way Permitting
8. Site Development Plan Review
9. JAXEPICS Permit System

Disclaimer: This article provides general educational information and is not legal, surveying, engineering, architectural, floodplain, zoning or permitting advice. Jacksonville requirements vary according to the property, legal description, zoning, project type, subdivision, easements, flood conditions, drainage and current regulations. USA Site Plans is an independent drafting service and is not affiliated with the City of Jacksonville or Duval County. A drafted site plan does not establish legal property boundaries or replace a licensed survey, engineering, architecture or another professionally certified document when required. Confirm current requirements with the authority reviewing the application.