Plan

WHAT IS A SITE PLAN?
A site plan—sometimes called a plot plan—is an architectural document that functions as a

readable map of a building site, giving you all the details you need to know about how the
structure will be oriented on the lot. A builder or contractor will create a diagram that shows
the plot of land and its property lines, along with its landscape features, structural elements,
setbacks, driveways, utility poles and power lines, fencing, and on-site structures.
Even landscape elements that don’t sit right on your property might be recorded on a site plan,
says Jordan Smith, because the site notes can contain valuable information that impact your
property. For instance, a tree on a neighbor’s property might impact the way you protect the
land in your lot.
The site plan often appears on the title page of your property’s collection of documents (known
collectively as blueprints) and functions as the overview of the property. It includes the sheet
index of all the different prints.
Most site plans are 2D aerial maps that give you a clear overview of your property’s features. A
3D rendering is a three-dimensional, full-color plan that’s particularly useful for understanding
the landscape, including plantings, the building’s parking, and outdoor structures.
What are the uses of a site plan?
In addition to use by architects and contractors, site plans have several other important
functions. County governments require that you file site plans so they can make sure that the
state and local building codes are followed. They are also a historical record of the structure,
and any alterations a property owner has made over time.
Real estate agents use site plans to show all the home’s key features, including the size, scale,
and orientation, and key outdoor features.
For those working on home improvement projects like a new pool, home addition or a deck,
you’ll use the site plan to plot out those revisions. “Instead of just drawing up a patio and
sending it out, we’ll put it on the original prints and we’ll make a revision,” builder and
craftsman Jordan Smith explains. You might even see possibilities in a site plan that you hadn’t
originally considered, such as space for an additional landscape feature or outdoor room.
11 Elements of a good site plan

Here are the 11 things a good site plan must include:
1) Directions, notes, and abbreviations, as well as project data and a vicinity map.
2) Property lines: Property lines are called out around the exterior of the lot.
3) Setbacks: These are the spaces between a building and its property line.
4) Existing and proposed conditions: Fence lines, utility and power lines need to be shown
on your site map. These will also illustrate whether inspectors need to be called in
during the construction process.
5) Construction limits: This will show the parts of the property where the construction is
happening and show the areas near the site where you’ll be taking up space for
equipment parking and storage.
6) Parking: A site plan will always show parking dimensions, including parking spaces, areas
for turning around, and especially in urban and high-traffic areas, the flow of traffic.
7) Surrounding streets and street signs: Along with the flow of traffic, a site plan will show
you how your property functions within the streets and avenues that surround it, or if it
is at the end of a quiet cul-de-sac. You’ll also be able to see these features in a separate
“vicinity map.”
8) Driveways: A good site plan usually shows the exact dimensions of driveways and curbs.
9) Fire Hydrants: City codes govern the distance your property must be from fire hydrants,
and a new construction site plan will also include these when they are submitted for
approval to the city.
10) Easements: Site plans will always include easements, which is a feature of your property
that is shared by someone else for a specific purpose. Examples include a pathway
through your property to a neighborhood park, utility lines, or parts of the property that
are maintained by a homeowners association.
11) Landscaped areas: A good site plan will include not only the measurement, but also the
type of landscape feature (such as a deciduous tree, or a desert landscape) and retaining
walls.
WHAT ARE ARCHITECTURAL PLANS?
To put it simply, architectural plans are the overall design of a building. In addition to the
design, they offer notes with detailed specifications regarding important components to the
plan such as materials that will be used, area calculations, and more. Prior to construction,
architectural plans are meticulously reviewed by the applicable city departments in the
jurisdiction in which the project is located.
Architectural plans break-down each of the following components into granular details:
• Scope of work to be conducted
•Floor plans
• Elevations
• Area Calculations
• Fixtures and Materials
• Demo Plans (if applicable)
• Code Analysis (i.e. egress requirements, applicable codes, use, occupant load, etc)
How are Architectural Plans Used in the Permitting Process?
Each city and jurisdiction adopts architectural standards and codes that a permit applicant must
adhere to. Below are a few items that an applicant must ensure…
Table of Contents: Make sure your table of contents matches the actual contents. While it
seems straightforward, we often run into cases where architects make mistakes with this.
Stapled Correctly: Different cities desire that plans be separated out by trade, while others
require them to be bundled together into one package. Additionally, multiple copies of plans
are normally required for review. The most common reason that plans will need to be
separated out with multiple copies is so that separate departmental reviews can be conducted
simultaneously.
Building Plans: Ensure your structural calculations fall within the range specified by the
applicable code. ADA should also be addressed in every aspect of your plans and specifically
spelled out on your building plans. A curve ball will be demonstrating heights and elevations in
the specified way the plan reviewer likes best. Another aspect with respect to building plans
that a commercial building permit expediter should make mention of are racking permits. If
shelves and racking go beyond an acceptable threshold or hold an excessive weight an racking
permit will be required.
Mechanical Plans: Air conditioners, heaters, and even insulation will be reviewed on
mechanical plans. As a commercial building permit expediter I want to make mention of
restaurant permits. If you are building a kitchen for a food establishment then you will need to
have an overhead exhaust that has already been approved by the city.
Electrical Plans: Load calculations, fixtures, and mounting information needs to be spelled out
as well as literally drawn out. If you’re hoping to get an electrical permit approved in California
ensure that applicable Title 24 codes are given their day on your plans. If you want more
specific information on Title 24 give me and my team a call.
Plumbing Plans: Ensure materials are approved as well as points of connections established.
States like California require demonstrating that water use is efficient and conserved
appropriately. Make sure your plans drafter understands the local code interpretation as well
as applicable laws.
Fire Review: Fire sprinkler systems, whether in a retail or restaurant, require a separate check
and can be time-consuming. My usual recommendation is to see if a temporary build permit
while the fire department review is taking place. However, some jurisdictions prohibit such
permits and you will need to wait for the fire review to be completed.
Applications: This doesn’t really directly correlate to drafting plans however, if you’re thinking
like a commercial building permit expediter then you’ll understand the applications are just as
important as the plans being submitted. Calculations, correct landlord information, and even
contact information can hold up the permit approval process. Everything needs to match up
perfectly.
WHAT IS A STRUCTURAL PLAN?
A structure plan is a framework to guide the development or redevelopment of an area by
defining the future development and land use patterns, areas of open space, the layout and
nature of infrastructure (including transportation links), and other key features and constraints
that influence how the effects of development are to be managed.
Structure plans comprise one or more maps, plans or diagrammatic representations of the
proposed layout, features, character and links for areas being developed or redeveloped. The
maps or plans in structure plans do not typically go into such detail as to define individual lot
boundaries or the physical form of buildings and structures. The maps, plans or representations
are usually supported by text explaining the background to the issues that initiated the
structure plan and the approaches to manage those issues.
Issues that may be managed through a structure plan include:

 Urban consolidation and greenfield expansion
 The type and location of land uses that will be permitted, including development type,
density and staging
 Multi-modal transport links and connectivity (such as roading, rail, sea and air links,
public transport, cycle and pedestrian access)
 The location, type, scale and staging of infrastructure required to service an area,
including stormwater, water and sewerage
 Integration of new development and growth with infrastructure and existing urban
development
 Landscape character and amenity
 Reserves and open space networks
 Natural hazards
 The provision of community facilities
 The protection of sites, features or values (which may be cultural, ecological, historical
or amenity related)
 Areas of contamination
 Provision and location of network utilities.
There are various terms used to describe the general structure plan process, including Master
Planning, Development Framework Plan etc. While the nature of these plans may differ slightly
depending on the primary focus and scale of the plan, the overall structure planning analysis
process is largely the same.

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WHAT IS A SITE PLAN?

A site plan—sometimes called a plot plan—is an architectural document that functions as a

11 Elements of a good site plan

Issues that may be managed through a structure plan include:

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