The short answer
Who prepares a site plan depends on the stage and on the state. A concept or preliminary site plan is a layout of buildings, drives, parking and lots, pads or units, and it can be drawn by a site planner, an architect, a landscape architect or an engineer; New Jersey's board rule names "an architect, planner, engineer, or licensed landscape architect" for the locations of drives, parking layout, pedestrian circulation and access [2]. The plan that is filed for approval, released for construction or recorded is sealed by licensed professionals, each in its own lane: a land surveyor for the boundary, topography and plats, a professional engineer for grading, drainage, stormwater and utilities, an architect for the buildings, and in several states a landscape architect for site layout and grading. Iowa's building code handbook puts the sealing rule in one line: "Site/Plot plans may be sealed and certified by an Iowa licensed architect, professional engineer or landscape architect" [1].
Below the thresholds that trigger a license, some states leave the drawing open: Wisconsin's practice act lets "any person, firm or corporation" prepare plans for a new building under 50,000 cubic feet [4]. Boundary information pulls the other way. In Illinois, a site plan that shows dimensions or bearings relating to boundaries must be signed and sealed by a professional land surveyor as well as the design professional responsible for the proposed conditions, even where the survey is only an underlay [3].
By stage: who draws it, who seals it
The drawing and the seal are different questions. At the concept stage the plan is a layout, and many cities and counties accept it unsealed. As the plan moves toward approval, construction and recording, each part passes to the profession licensed for it.
| Stage | Who draws it | Who seals it |
|---|---|---|
| Concept, sketch, pre-application | Site planner, architect, landscape architect or engineer; Vermont's planning statute does not require a purely local site plan to be sealed [6] | Many cities and counties accept an unsealed plan; Maine's engineering rule exempts documents marked PRELIMINARY or PROGRESS [7], Arizona's Board rule lets a document marked preliminary, draft or not for construction go to a review body unsealed [5], and Missouri requires no seal on preliminary or incomplete documents [8] |
| Preliminary site plan or plat | The same professions; New Jersey assigns drives, parking and circulation to an architect, planner, engineer or landscape architect [2] | Set locally: Sussex County, Delaware requires a land surveyor's or engineer's seal on site plans [9], Cedar Rapids, Iowa a civil engineer's certification [10] |
| Final site plan and construction drawings | Engineer, architect, landscape architect and land surveyor of record | Each seals the sheets in its own scope, as New Jersey's division of responsibility sets out [2] |
| Plat for recording | Land surveyor | The surveyor's seal; South Carolina's register of deeds must refuse a plat without it [11], and Minnesota treats plats as licensed land surveying work [12] |
State by state
The rows below follow a common pattern, with the land surveyor sealing boundaries and recorded plats, the engineer sealing engineered site work and the architect sealing buildings above a threshold that each state sets differently. The differences are in who else may draw the layout and where each threshold sits.
| State | Who prepares or seals what |
|---|---|
| Alabama | "Any building 2,500 square feet or larger that is erected, enlarged, or altered requires the services of a registered architect, other than those exempted" (Ala. Admin. Code 100-X-4-.02) [13]; the construction stormwater plan (CBMPP) must be "prepared and certified by a Qualified Credentialed Professional (QCP)" [14] |
| Alaska | Architects seal building design, engineers civil and site systems, land surveyors boundary surveys and plats; a registrant who issues final drawings stamps and signs them (AS 08.48.221; 12 AAC 36.185) [15] |
| Arizona | A nonregistrant may design "a one or two story building or structure" of up to 3,000 sq ft, for not more than 20 persons, with spans of 20 ft or less unless engineered trusses are used (A.R.S. 32-144(A)(4)) [16]; a registrant seals before submitting to "any regulatory or review body," "unless the document is marked 'preliminary,' 'draft,' or 'not for construction'" (A.A.C. R4-30-304(D)) [5] |
| Colorado | Anyone may prepare plans for one- to four-family dwellings and for one-story garages, offices, industrial buildings and warehouses not designed for more than ten persons, and above that an architect seals (C.R.S. 12-120-403); a Colorado PE seals final grading, drainage, stormwater and utility design [17] |
| Connecticut | Engineering and land surveying are separate licenses: a PE may not practice land surveying, nor a surveyor engineering, without a combined license (CGS Chapter 391) [18] |
| Delaware | Site, grading and stormwater plans take a Delaware PE seal, boundary and subdivision plats a land surveyor's, building documents an architect's (24 Del. C. Chapters 3, 27 and 28) [19]; Sussex County requires a surveyor's or engineer's seal on site plans [9] |
| Georgia | No architect's seal for one- and two-family homes, farm buildings or single-story buildings not exceeding 5,000 sq ft outside listed occupancies; no PE seal where completed cost is under $100,000 or use is exclusively private or farm; recorded plats by a registered land surveyor (O.C.G.A. 43-4-14, 43-15-24, 15-6-67) [20] |
| Hawaii | Officials may not accept building plans without an architect's or structural engineer's seal unless the building is exempt, and land court maps need a land surveyor's seal (HRS 464-11); private one-story buildings estimated at no more than $40,000 are exempt unless framed in reinforced concrete or structural steel (HRS 464-13) [21] |
| Illinois | A site plan showing boundary dimensions or bearings is sealed by a professional land surveyor and by the design professional; a PE may not seal architectural drawings (225 ILCS 325/47) [3] |
| Indiana | Design professionals are required for Class 1 structures that need a design release, except structures of 30,000 cubic feet or less, additions of 30,000 cubic feet or less, and alterations that do not affect structural safety (675 IAC 12-6-9(a)) [22] |
| Iowa | Site and plot plans may be sealed by an architect, professional engineer or landscape architect [1]; Cedar Rapids requires a registered civil engineer's certification [10] |
| Kansas | Architecture covers the design of non-exempt buildings "and the spaces within and the site surrounding such buildings" (K.S.A. 74-7003) [23]; a licensee may not seal documents outside the licensee's field of practice (K.A.R. 66-6-4(d)) [24] |
| Kentucky | An architect is required for assembly, business and mercantile buildings with a capacity of 100 persons or more, institutional and educational buildings regardless of capacity, and residential buildings of more than 12 dwelling units or 50 persons (KRS 323.033(1)) [25] |
| Louisiana | A Louisiana architect is the professional of record on work costing more than $125,000 above occupancy floor-area thresholds (R.S. 37:155) [26], 4,000 sq ft for business, mercantile and residential; a civil engineer may stand in for the architect only on factory, storage, utility and high-hazard occupancies [27] |
| Maine | An engineer's seal on plans filed with a public body, none on documents marked PRELIMINARY or PROGRESS [7]; landscape architecture covers site access, circulation, parking and their grading where a site plan ordinance requires a stamp (32 M.R.S. section 220) [28] |
| Maryland | A licensee may seal only work under their responsible control during preparation (COMAR 09.21.02.03) [29]; Howard County requires a Maryland registered engineer or architect to prepare Site Development Plans [30] |
| Massachusetts | Locating structures relative to property lines is land surveying (250 CMR 5.01), and engineering is done by or under a PE's direct charge [31]; buildings of 35,000 cubic feet or more need sealed documents under construction control (780 CMR 107.6) [32] |
| Michigan | Unlicensed persons may design detached one- and two-family residences up to 3,500 sq ft of calculated floor area (MCL 339.2012(1)(d)) [33]; no seal is required for a public work costing less than $15,000 (MCL 339.2014(e)) [34] |
| Minnesota | Only licensed architects, engineers, land surveyors, landscape architects and geoscientists may prepare plans, specifications, reports and plats in those professions, and plats are land surveying work (Minn. Stat. 326.03, subd. 1) [12]; building plans "shall be prepared and certified by an architect or engineer licensed," subject to exemptions (Minn. R. 1800.5200) [35] |
| Missouri | Licensees "affix the seal to all final technical submissions," and "Nothing in this section... shall require any professional to seal preliminary or incomplete documents" (RSMo 327.411) [8] |
| Mississippi | No architect for one- and two-family homes or farm buildings, or for buildings under 5,000 SF and not over two stories; for exempt projects "plans and specifications may be prepared by anyone" (Miss. Code Ann. 73-1-39) [36] |
| Montana | Final engineering designs and decisions are reserved to licensed PEs (MCA 37-67-103) [37]; a map not used for the authoritative location of property boundaries is outside land surveying (ARM 24.183.1111) [38] |
| Nebraska | Non-licensed persons may design buildings within occupancy limits, such as business under 3,000 SF and storage under 5,000 SF (Title 110 NAC, Board Rule 10.3) [39] |
| New Hampshire | An architect's seal for buildings under the state building code, except single- and two-family homes and farm buildings (RSA 310-A:52); boundary plats by a licensed land surveyor; engineered stormwater and drainage by a PE [40] |
| New Jersey | Boundary and topographic survey by a land surveyor; drives, parking and circulation by an architect, planner, engineer or landscape architect; engineering sheets sealed by a PE (N.J.A.C. 13:40-7) [2] |
| New Mexico | Both an architect's and an engineer's seal on non-residential projects with a construction valuation over $400,000 or an occupant load over 50 [41] |
| New York | Town Law section 274-a leaves a site plan's required elements to the local law and does not itself require a seal [42]; residence buildings of 1,500 sq ft gross area or less need no architect (Educ. Law 7307(5)), and the Education Department states that "the determination as to whether the seal of a licensee is needed is determined by the authority having jurisdiction" [43] |
| North Carolina | The engineering act "shall not prevent ... (1) The practice of architecture as defined in Chapter 83A of the General Statutes, landscape architecture as defined in Chapter 89A of the General Statutes, or contracting" (G.S. 89C-25) [44]; landscape architecture covers incidental drainage and erosion control within an overall site design but does not authorize engineering (G.S. 89A-2(b)) [45] |
| North Dakota | Landscape architecture includes the "production of overall site plans"; an architect is always required for A-1, E, H and I occupancies (NDCC 43-03) [46]; boundary surveys and plats by a registered land surveyor (NDCC 43-19.1) [47] |
| Ohio | "No seal is required for any plans... for any residential buildings, as defined in section 3781.06" (ORC 3791.04(A)(2)(b)) [48], and non-architects may prepare plans for residential buildings (ORC 4703.18(C)) [49] |
| Oklahoma | At 2 stories or fewer, business buildings up to 100,000 gross sq ft and mercantile buildings up to 200,000 gross sq ft need no architect, while institutional, A-1, A-4, A-5 and hazardous buildings need one at any size (59 O.S. 46.21b, as amended in 2025) [50]; the thresholds count the original building plus additions (AG Opinion 07-19) [51] |
| Pennsylvania | The architect exemption covers drawings "for detached one-family or two-family dwellings not more than three stories in height and their accessory structures," with no dollar or square-foot test (63 P.S. 34.15) [52] |
| Rhode Island | Landscape architects' scope includes grading, drainage and stormwater design and the preparation and review of site plans; a PE may do architectural work incidental to engineering up to 35,000 cubic feet [53] |
| South Carolina | Plans, plats and reports a licensee prepares must be sealed when filed with public authorities, and an unsealed plat cannot be recorded (S.C. Code 40-22-270) [11]; no architect for buildings under three stories and under 5,000 square feet outside assembly, institutional, educational and hazardous occupancies (40-3-290) [54] |
| South Dakota | No license needed below occupancy thresholds, such as offices, stores and service stations of 7,000 sq ft or less and warehouses of 20,000 sq ft or less (SDCL 36-18A-9) [55] |
| Tennessee | Only a registered architect or engineer may prepare plans, except for business, factory, hazardous, mercantile, residential and storage buildings under three stories and under 5,000 square feet, one- and two-family dwellings and farm buildings (TCA 62-2-102) [56] |
| Texas | A private commercial building of 2 stories or less and 20,000 sq ft or less is exempt from the Architects Act (Occ. Code 1051.606(a)(4)(D)) [57], and a building for 24-hour custodial care needs an architect regardless of size (1051.703(a)(1)) [58]; preliminary engineering documents may be released unsealed when marked as not for construction, bidding or permit use, and the final version is sealed, signed and dated (22 TAC 137.33(e), (f)) [59] |
| Utah | Landscape architecture includes production of a site plan (58-53-102(3)) [60]; a site plan bears a landscape architect's seal unless an exemption applies, including the one for persons licensed under the architects act (58-53-304, 58-53-602) [61, 62] |
| Vermont | The planning statute does not require a purely local site plan to be sealed (24 V.S.A. Chapter 117) [6]; no architect license for one- to four-family dwellings or farm buildings (26 V.S.A. Chapter 3) [63] |
| Virginia | Business and mercantile buildings up to 5,000 sq ft of total net floor area or three stories, and factory and storage buildings up to 15,000 sq ft or three stories, are exempt from the architect and engineer licensing requirement (Va. Code section 54.1-402) [64] |
| Washington | Design work for residential buildings with four or fewer units and for buildings not exceeding four thousand square feet is not the practice of architecture (RCW 18.08.410, AGO 2022 No. 3) [65]; final documents carry the licensee's seal, signature and date (WAC 196-23-020) [66] |
| West Virginia | No architect for detached single-family dwellings, multifamily buildings of three stories or less, or farm buildings for up to ten persons (W. Va. Code 30-12-12) [67]; Charleston requires an architect's or engineer's seal on commercial plans over $50,000 [68] |
| Wisconsin | Anyone may prepare plans for a building under 50,000 cubic feet (Wis. Stat. 443.15) [4]; above it, a Wisconsin-registered engineer, architect or designer signs and seals [69] |
| Wyoming | No architect for private residences, or for garages, commercial, industrial and office buildings and warehouses of not more than two stories designed for not more than ten persons (W.S. 33-4-117); plats and land surveys sealed by a licensed land surveyor [70] |
The four sealing professions, and who else may draw
Land surveyors. Massachusetts treats the delineation of structures relative to property lines as land surveying, and a licensed PE "cannot make property line determinations" [31]. Illinois carries the rule onto the site plan sheet: a plan that shows technical information "such as dimensions or bearings, relating to boundaries" must be signed and sealed by a professional land surveyor [3]. South Carolina's register of deeds must refuse to record a plat that lacks a professional surveyor's signature and seal [11].
Professional engineers. Engineered site work is sealed by a PE. Colorado names grading and drainage plans, stormwater and detention design, traffic studies and utility design among the final engineered documents that carry a Colorado PE's seal [17], and Montana reserves "final engineering or land surveying designs or decisions" to licensees while letting employees and subordinates draft under direct supervision [37].
Architects. Each state sets its own line for when building plans need an architect, and the lines differ sharply: a single-story building of 5,000 sq ft outside listed occupancies in Georgia [20], "four thousand square feet" in Washington [65], 50,000 cubic feet in Wisconsin [4], two stories and ten occupants in Wyoming [70], 2 stories and 20,000 sq ft for a private commercial building in Texas [57], and a one or two story building of up to 3,000 sq ft for not more than 20 persons in Arizona [16]. Do I need an architect for a site plan sets out those thresholds in full.
Landscape architects. In several states the landscape architect is a site plan professional, not only a planting designer. Iowa lists the landscape architect beside the architect and engineer for site and plot plans [1]. North Dakota's definition of landscape architecture includes the "production of overall site plans, landscape grading, and landscape drainage plans" [46]. Maine's covers site vehicular access and circulation, multi-vehicle parking areas and their grading and drainage where a site plan ordinance requires a stamp [28], and Rhode Island's covers the preparation and review of site plans [53]. In Utah, the licensing act defines landscape architecture to include production of a site plan and requires a site plan to bear a landscape architect's seal unless an exemption applies [60, 62]. North Carolina sets the limit on the other side: landscape architecture covers drainage and erosion control incidental to an overall site design, and the chapter does not authorize a landscape architect to practice architecture, engineering or land surveying [45].
Planners and unlicensed designers. The layout itself is open wider than the seal. New Jersey's board rule names a planner beside the architect, engineer and landscape architect for drives, parking, circulation and access [2]. Mississippi's architecture board says that for most exempt building projects "plans and specifications may be prepared by anyone" [36]. Vermont's planning statute does not require a purely local site plan, with its layout, parking count, landscaping and setbacks, to be sealed [6]. And under Montana's board rules, drawing a map that is not relied on to locate property boundaries authoritatively falls outside the practice of land surveying [38].
Where the local code narrows the field
State law sets the floor, and a city or county can add to it. Iowa law admits three sealing professions for site plans, yet Cedar Rapids requires both its administrative and preliminary site development plans to be "certified by a registered civil engineer licensed in the State of Iowa" [1, 10]. Howard County, Maryland requires a Maryland registered engineer or architect to prepare Site Development Plans [30]; Sussex County, Delaware requires a land surveyor's or engineer's seal on site plans [9]; and Charleston, West Virginia requires the signature and seal of a registered architect or engineer on plans for commercial projects over $50,000 [68].
Washington's Attorney General put the point plainly: "It is primarily up to local building officials to determine which types of documents are required or sufficient" [65]. South Carolina's engineering statute preserves any local ordinance that independently requires a sealed plan (40-22-280(C)) [71]. New Jersey runs the other way: no municipal or county ordinance may reduce or expand the professions' scopes in preparing site plans and major subdivisions [2]. Gaston County, North Carolina leaves the field open: it encourages, but does not require, a site plan prepared by a North Carolina licensed engineer, architect, landscape architect or land surveyor (UDO 5.2.1(A)) [72].
Agencies can bring the seal in at the first formal step. The Metropolitan St. Louis Sewer District starts project review with "One set of plans prepared and sealed by an engineer registered in the State of Missouri" [73]. NCDOT Division 10's driveway permit package requires traffic impact analyses, signal studies and drainage studies to be prepared under the direct charge of, and sealed by, a North Carolina licensed professional [74]. San Antonio requires a design professional to prepare the construction documents for every Group A (assembly) occupancy (City Code Sec. 10-8(a)(1)) [75], which is the rule an office or retail to restaurant conversion meets; see the restaurant conversion case study. Where the unsealed plan is accepted in writing is collected in where unsealed site plans are accepted.
What this means for your plan set
For a developer, the working sequence follows from the table. A preliminary site plan settles the layout, the yield and the site data table; the land surveyor supplies the boundary; and the engineer and architect of record build the sealed set on the approved layout. Innowave prepares the preliminary plan, which is preliminary by design; engineering is done by the client's engineer of record.
The preliminary site plan service covers that first plan, and the site plan consultant and site plan architect pages explain how the studio works beside the professionals of record. For the stage names counties use and when each takes a seal, read preliminary vs final site plan. State pages set out the approval layers in Alaska, Arizona, Colorado, Delaware, Georgia, Illinois, Indiana, Iowa, Kansas, Massachusetts, Michigan, Minnesota, Missouri, Montana, New York, North Carolina, Ohio, Texas, Utah and Virginia; and service areas covers where the studio works. For the sheet-by-sheet content of a submittal, see anatomy of a permit-ready site plan, and to scope a plan for your parcel, start a project.
Frequently asked questions
Who draws site plans?
At the concept and preliminary stages, site planners, architects, landscape architects and engineers; New Jersey's board rule names an architect, planner, engineer or licensed landscape architect for drives, parking and circulation [2]. The sealed set comes from the professionals of record: a land surveyor for the boundary survey, a professional engineer for the engineering sheets and an architect for the building sheets [2].
Can a landscape architect seal a site plan?
In several states, yes. Iowa's building code handbook lists the landscape architect beside the architect and engineer for site and plot plans [1], North Dakota includes the "production of overall site plans" in landscape architecture [46], and Rhode Island's scope covers preparation and review of site plans [53]. Utah's Landscape Architects Licensing Act defines the practice to include production of a site plan and requires a site plan to carry a landscape architect's seal unless an exemption applies [60, 62]. A city can narrow that: Cedar Rapids, Iowa requires a registered civil engineer [10].
Does a preliminary site plan need a seal?
Several state rules say no. Arizona's Board rule lets a document go to a regulatory or review body unsealed when it is marked "preliminary," "draft" or "not for construction" [5]; Missouri's statute requires no professional to seal preliminary or incomplete documents [8]; Maine's engineering rule exempts documents marked PRELIMINARY or PROGRESS [7]. The seal comes with the final technical submissions and the permit set.
Can anyone draw a site plan?
Below the thresholds that trigger a license, often yes. Vermont's planning statute does not require a purely local site plan to be sealed [6], Wisconsin lets any person prepare plans for a building under 50,000 cubic feet [4], and Mississippi's architecture board says that for exempt projects "plans and specifications may be prepared by anyone" [36]. Boundary information is the exception: in Illinois a site plan that shows it needs a land surveyor's seal [3].
Sources
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- 2)N.J.A.C. 13:40-7 and 13:27-7, permissible division of responsibility in submission of site plans and major subdivision plats, New Jersey State Board of Professional Engineers and Land Surveyors; New Jersey State Board of Architects.
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- 66)WAC 196-23-020, seal and stamp usage, Washington State Legislature. Accessed 2026-08-02.
- 67)W. Va. Code 30-12-12, West Virginia Legislature. Accessed 2026-08-31.
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- 72)Gaston County Unified Development Ordinance, Chapter 5, Permit Approval, Gaston County, North Carolina (Municode library). Accessed 2026-10-10.
- 73)Development review, Metropolitan St. Louis Sewer District. Accessed 2026-10-10.
- 74)NCDOT Division 10, District 2 driveway permit application package (October 14, 2025), North Carolina Department of Transportation (posted by the City of Charlotte). Accessed 2026-10-10.
- 75)Chapter 10, Building-Related Codes (effective May 1, 2025), City of San Antonio, Development Services Department. Accessed 2026-10-10.
How these sources were chosen and when the page is reviewed: how we research.