Lee County is processing more residential building permits right now than any other county in Florida. To handle the volume, the county has standardized the easy projects and intensified the scrutiny on the complex ones.
If you're building a shed or a deck in unincorporated Lee County, you can use a pre-approved Master Plan and skip the engineer entirely. But if you're renovating a house in a flood zone, your permit application is going to be scrutinized against FEMA's 50% substantial improvement rule. Here is what you need on your site plan for both scenarios.
Do You Need a Site Plan for a Small Permit in Lee County?
Yes. Practically every residential permit in Lee County — from a backyard pool to a detached garage — requires a site plan.
The site plan must be drawn to scale (minimum 1/8″ = 1′) and clearly show all property lines, existing structures, the proposed construction, distances from all property lines (setbacks), and any adjacent water bodies.
The Master Plan Advantage
For unincorporated Lee County residents, the building department offers pre-approved Master Plans:
- Shed master plan: SHED - RESMSTR2021-00001
- Deck master plan: DECK - RESMSTR2021-00002
If your project fits the parameters of these Master Plans, you do not need to hire an engineer or architect to draw construction details. You simply provide the Master number on your application and submit it along with your site plan showing where the structure will sit on your lot.
Who Runs Into This in Lee County
- Owner-builders in unincorporated Lee County taking advantage of the Master Plans to pull their own shed and deck permits
- Pool Contractors in Cape Coral and Lehigh Acres processing high volumes of pool permits (pools are the single largest category of residential permits in the county)
- homeowners rebuilding post-Ian who are navigating the 50% substantial improvement threshold
- Contractors submitting through eConnect, Lee County's mandatory online permitting system
What Needs a Site Plan in Lee County
- Shed permit site plan — Required. If using the county Master Plan, your site plan just needs to show footprint and 5-foot accessory setbacks.
- Deck permit site plan — Required. Master Deck Plan available for unincorporated properties.
- Fence permit site plan — Required depending on height and location. Must show property lines and fence materials/height.
- Pool permit site plan — Pools are the most common permit in Lee County. Site plan must show 5-foot water edge setbacks, F.S. 515.29 barrier compliance, and include PE-stamped drainage plans.
- Garage permit site plan — Required. Must show footprint, driveway, and setbacks.
- Addition permit site plan — Required. Substantial improvement rule review will apply if the property is in a Special Flood Hazard Area.
- ADU permit site plan — Required. Confirm zoning eligibility and parking requirements.
Why This Trips People Up in Lee County
The City vs. County jurisdiction divide. A "Fort Myers" mailing address doesn't mean you're in the City of Fort Myers. Lee County Building & Construction handles permits for the vast unincorporated areas around Fort Myers, Cape Coral, and Bonita Springs. If you submit a county application for a property inside city limits, it gets rejected. Verify your parcel status on LCPA GeoView first.
FEMA's Substantial Improvement Rule (The 50% Rule). If you are renovating a home in a Special Flood Hazard Area (SFHA) and the cost of the renovation exceeds 50% of the pre-flood structure's market value, the entire structure must be brought up to current flood code. This usually means elevating the finished floor above Base Flood Elevation (BFE) — a massive expense. Your permit application and site plan must clearly document the scope to prove you aren't crossing this threshold accidentally.
The 10-day correction clock. When Lee County issues a correction notice on a permit application, you have exactly 10 business days to respond. If you miss the window, your application is abandoned and you start over.
Contractors vs. Owner-Builders. Contractors are strictly required to use the eConnect online system for permit submission (1 digital set of plans). Owner-Builders are allowed to submit paper applications in person at the Monroe St. office (requires 3 collated sets of plans).
Zoning and Setbacks in Unincorporated Lee County
For standard AG-2 and RS-1 single-family residential zones:
| Structure Type / Location | Minimum Setback |
|---|---|
| Front yard | 25 ft |
| Rear yard | 20 ft |
| Interior side yard | 7.5 ft |
| Corner lot side street | 15 ft |
| Accessory structure (sheds) | 5 ft rear and side |
| Pool water edge | 5 ft rear and side |
Always verify your specific zoning district with the Lee County Department of Community Development at (239) 533-8319 before finalizing your layout.
How the Tool Handles This — 5 Steps
SitePlans.ai loads Lee County parcel data so you're starting from your actual property boundaries, not a blank screen:
- Enter your address — Lot lines and existing building footprints load from county records.
- Place your project — Add your shed, deck, pool, or addition to the lot.
- Set the required setbacks — The tool calculates distances to property lines so you can hit that 5-foot accessory minimum or 25-foot front yard requirement.
- Add flood zone and pool notations — Add required F.S. 515.29 barrier notes for pools or SFHA flood zone notations for additions.
- Export a clean PDF — Download a titled, scaled (e.g., 1″=20′) plan ready for eConnect upload or to pair with a Master Shed Plan.
Where This Tool Fits — and Where It Doesn't
| Situation | Best path |
|---|---|
| Shed or deck using Lee County Master Plan | SitePlans.ai for the required site plan; submit with Master Plan number |
| Pool permit | SitePlans.ai for layout; you will also need PE-stamped drainage plans |
| Pre-fabricated shed | SitePlans.ai for site plan; provide DCA Plan Tracking # with application |
| Property in a "V" flood zone | Licensed surveyor and engineer required for elevation documentation |
| Renovation nearing the 50% FEMA threshold | Licensed professional recommended to navigate substantial improvement documentation |
| Property line dispute | Licensed land surveyor |
| Commercial project | Licensed architect or engineer required |
| Plan rejected | SitePlans.us for human-reviewed revision |
What This Doesn't Replace
Our Site Plan maker online Platform helps create preliminary, conceptual, permit-style site plans for smaller residential projects where local rules allow homeowner- or contractor-prepared drawings. It is not a licensed land survey, sealed engineering drawing, PE/PLS/architect stamp, or a guarantee of permit approval. Properties in Special Flood Hazard Areas (SFHA) or Coastal High Hazard Areas (V zones) often require elevation certificates and sealed engineering. Where Lee County or a specific city requires a licensed professional's certification, that requirement must still be followed.
Comparison: Your Options for a Lee County Site Plan
| Method | Cost | Time | Stamp | Notes |
|---|---|---|---|---|
| Hand sketch | Free | 1–2 hrs | ✗ | Often rejected if scale or setbacks are inaccurate |
| SitePlans.ai | Free first plan | Minutes | ✗ | Pulls Lee County parcel data; perfect pairing for Master Shed/Deck plans |
| CAD drafter | $300–$800+ | 1–2 weeks | Sometimes | Better for complex custom homes or additions |
| Licensed surveyor/engineer | $500–$2,000+ | 1–3 weeks | ✅ | Mandatory for SFHA elevation requirements or substantial improvements |
| SitePlans.us (done-for-you) | Custom | 1–3 days | ✗ (human-reviewed, non-certified) | Best for responding to a 10-day correction notice |
Common Mistakes That Delay Lee County Permits
- Applying to the wrong office — A Fort Myers address might be county jurisdiction. Check LCPA GeoView first.
- Missing the 10-day correction window — Watch your eConnect dashboard; the clock starts immediately when a notice is issued.
- Ignoring the 50% rule — Submitting a massive renovation plan without addressing the pre-flood structure value triggers an automatic audit of your budget.
- No pool barrier notes — F.S. 515.29 compliance (48-inch barrier, self-latching gates) must be stated on the plan.
- Not using the Master Plan — Submitting custom shed drawings when a Master Plan applies wastes your time and money.
- Scale not shown — Site plans must be drawn to a legible scale (minimum 1/8″ = 1′) and explicitly labeled.
- Missing water bodies — Any canal, creek, or water body within 25 feet of the project must be drawn on the site plan.
Support and Local Resources
- Lee County Building & Permitting Services — leegov.com/dcd
- Lee County Master Shed & Deck Guides — leegov.com/dcd/BldPermitServ/guides/shedreq
- Lee County Property Appraiser (LCPA) — leepa.org — check jurisdiction and parcel boundaries
- City of Fort Myers Building Department — cityftmyers.com
- City of Cape Coral Building Division — capecoral.gov
- FEMA Flood Maps — msc.fema.gov
Nearby Counties
- Broward County site plan guide
- Manatee County site plan guide
- Florida permit site plan requirements
- Miami-Dade County site plan guide
Frequently Asked Questions
1. Can a homeowner draw their own site plan in Lee County?
Yes. For standard residential projects like sheds, decks, and fences, Owner-Builders can submit homeowner-prepared site plans. Using the county's pre-approved Master Shed or Master Deck Plans makes this process even easier, as you only need the site plan for location, not structural engineering.
2. How do I know if I'm in unincorporated Lee County or a city limit?
Check your parcel on the Lee County Property Appraiser website (leepa.org) using LCPA GeoView. Mailing addresses are deceptive — many "Fort Myers" and "Cape Coral" addresses actually fall within unincorporated Lee County jurisdiction.
3. What is the FEMA 50% Substantial Improvement Rule?
If your property is in a Special Flood Hazard Area (SFHA) and you are renovating, adding on, or repairing damage, the total cost of the work cannot exceed 50% of the structure's pre-damage market value without triggering a requirement to bring the entire structure up to current flood code (usually requiring floor elevation).
4. What are the setbacks for a shed or pool in Lee County?
In unincorporated Lee County, accessory structures (sheds) and the water's edge of a pool require a minimum 5-foot setback from the rear and side property lines. Front setbacks for the primary structure are typically 25 feet. Verify your specific zoning district before building.
5. How long do I have to fix a rejected permit application?
Lee County enforces a strict 10-business-day correction deadline. Once a correction notice is issued via eConnect or over the counter, you must respond with the corrected documents within that window, or the application may be voided.
6. Do I need an engineer for a pool permit?
While you can draft the site plan showing the pool's location and setbacks, Lee County requires PE-stamped drainage plans for the added impervious surface of a pool installation.
7. Can contractors submit paper plans in Lee County?
No. Contractors are required to use the eConnect online permitting system and submit digital plans. Only qualified Owner-Builders are permitted to submit paper applications (which requires 3 collated sets of plans).
8. Can I use SitePlans.ai for a Lee County permit?
Yes. Enter your address, pull your Lee County parcel boundaries, place your project at the correct setbacks, and export a scaled plan. This pairs perfectly with the county's Master Shed and Master Deck Plans for Owner-Builder submissions.
9. What is SitePlans.us and when should I use it?
SitePlans.us is our done-for-you drafting service. If you receive a 10-day correction notice and don't know how to fix your site plan, or if your project is highly complex, our team will review the county's comments and draft a permit-ready (non-certified) plan fast.
10. What if my property lines look wrong in SitePlans.ai?
GIS parcel data is a representation, not a legal survey. If your boundaries look significantly off in the tool, verify them against LCPA GeoView. If you are building very close to a setback line or have a boundary dispute, you must hire a licensed land surveyor.
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Pair Your Master Plan With a Professional Site Plan
If you're using a Lee County Master Plan, you're halfway there. Now enter your address below to pull your property lines, place your shed or deck, verify your 5-foot setbacks, and download the site plan you need to finish the application.
Build My Lee County Site Plan →
Hit with a 10-day correction notice? Send the county's comments to SitePlans.us and we'll draft the revision for you.