SDCI Tip #103 - Site Plan Requirements

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Seattle, WA 98124-4019

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Site Plan Requirements

Updated July 1, 2024

Applications for City of Seattle Master Use Permits

(MUPs) and construction permits require site plans. This

Tip will assist you in preparing a site plan. It lists informa-

tion that must appear on site plans submitted with per-

mit applications and provides examples of preliminary,

basic, and enhanced site plans.

For general information on standards for plans and draw-

ings, as well as helpful hints and guidelines on how to

prepare a plan, refer to Tip 106, General Standards for

Plans and Drawings, and Tip 103A, Site Plan Guidelines.

If your project site is in an environmentally critical area

(ECA), reference Tip 103B, ECA Site Plan Requirements,

for details on what additional items should be included

in your site plan. Reference Tip 220, Lot Coverage,

Height and Yard Standards for Homes in Neighborhood

Residential Zones, for site plan details if your project

comes within 2 feet of the height limit or is taking advan-

tage of sloping-lot height bonus provisions in Seattle's

Land Use Code (SMC Title 23).

What is a Site Plan?

A site plan is an accurate drawing or map of a property

that shows its size and shape; and the size, shape

and location of man-made and natural features (such

as buildings, structures, driveways, and trees) on the

property. Site plans show both what currently exists on

the site and what physical changes you wish to make to

the site.

You may choose to contact SDCI to ask questions

about what you may do on a site. If so, you will need

to have a preliminary site plan to discuss. A preliminary

site plan contains enough information to help staff

understand the scope of your project. We can assist you

in identifying codes, requirements, and processes that

could impact your project.

To find out what permits are required for a proposed

project and what plans you will need to prepare, contact

the SDCI Applicant Services Center (ASC), www.seattle.

gov/sdci/about-us/who-we-are/applicant-services-

center, (206) 684-8850.

NOTE: Be aware that the information provided to you

can be only as reliable as the information you provide.

Information given at the ASC is advisory only and

does not constitute approval of an application.

Types of Site Plans

A preliminary site plan is a rough version of your site

plan designed to help resolve preliminary questions.

A basic site plan may be submitted for preliminary ap-

plication site visit (PASV) during intake to satisfy the SDCI

requirement for smaller projects, including: small commer-

cial alterations and additions, changes of use not affecting

parking, truck loading, vehicle access, or residential (one-

and two-family dwellings) additions and alterations and

detached accessory structures less than 2,000 square

feet in area and without new vehicular access.

An enhanced site plan is required for more complex

projects, such as construction of a new single-family,

multifamily, or commercial project.

Preliminary Site Plan

The information listed below is sufficient for site plans

used for coaching and pre-submittal conferences. The

information for the public right-of-way does not need to

be prepared by a licensed surveyor at this point; it is in-

tended as general information only. You need to submit

a preliminary site plan when you submit your preliminary

application.

Note: We accept a less-detailed or "simple" preliminary

site plan for projects including interior-only tenant

improvements or alterations. The simple site plan must

show street name, property lines with dimensions,

general size and location of the building(s) on the site,

property addresses, legal description, assessor's parcel

number, and North arrow.

103

SDCI Tip #103—Site Plan Requirements page 2

LEGAL DISCLAIMER: This Tip should not be used as a substitute for codes and regulations. The applicant is responsible for compliance

with all code and rule requirements, whether or not described in this Tip.

The following information is required:

1. Address of project.

2. Owner's name.

3. Legal description of the property, including any

easements and project numbers of short plats or lot

boundary adjustments.

4. King County Assessor's parcel number (property tax

account #).

5. King County recording number for any easements

or other pertinent legal features.

6. North arrow pointing to the top of sheet and consis-

tent across all sheets.

7. Property lines, dimensions and bearings.

8. Dimensions and right-of-way limits in addition to

roadway widths of adjacent streets (by name), alleys

or other adjacent public property.

9. Curbs, sidewalks, and street trees: type, location,

and dimensions.

10. Street and alley improvement type (asphalt, con-

crete, gravel, etc.).

11. The boundaries of steep slopes, steep slope buf-

fers, wetlands, wetland buffers, riparian manage-

ment areas, and any other ECA areas, per Tip103B,

Environmentally Critical Area Site Plan Requirements.

12. SDCI building identifiers for sites with more than one

building.

13. Location of the pedestrian path to each dwelling

unit and the primary entrance to each building.

14. If existing or proposed building structures (e.g:

building overhangs, chimneys, gutters, sky-bridges,

tunnels, underground parking, etc.) extend into,

over, or under the ROW, a utility easement, or

known utility for which there is no easement, the

dimensions of these structures and their locations

must be provided.

15. Location and dimensions of all driveways, parking

areas, and other paved areas (existing and pro-

posed).

16. General location, size, and shape of any structures

presently on the site and of those proposed for con-

struction; including buildings, retaining walls, patios,

decks, porches, rockeries, and driveways (existing

and proposed).

17. For existing and proposed structures, the front, side

and rear distances from structures to property lines, and

distances between structures, porches and decks.

18. For projects subject to the provisions of SMC Chapter

25.11, Tree Protection, you must show the following:

 Location, species, and diameter at 4.5 feet

above the ground of all Tier 1, Tier 2, Tier 3,

and Tier 4 trees, including off-site Tier 1, Tier 2,

Tier 3, and Tier 4 trees with canopies overhang-

ing and/or roots extending onto the lot.

 Tree protection area per SMC 25.11.060.A for

all Tier 1, Tier 2, Tier 3, and Tier 4 trees that will

be retained during development.

 Tree protection fencing for all Tier 1, Tier 2, Tier

3, and Tier 4 trees that will be retained during

development. SDCI’s Tree and Vegetation Pro-

tection Detail must be included in the plan set.

Basic Site Plan

The information listed below is sufficient for site plans

submitted for the following types of projects:

 Small commercial alterations and additions

 Change of use not affecting parking, truck loading,

vehicle access

 Residential (one- and two-family dwellings) additions

and alterations and detached accessory structures

less than 2,000 square feet in area without new

vehicular access

Include everything required on the preliminary site plan,

as well as the following information, to create a basic

site plan. Numbers 19-29 are the additional items

required for a basic site plan.

The following information is required:

19. The drawing's scale (min. 1" = 10').

20. Specific location, size, and shape of all existing and

proposed structures, including buildings, retaining walls,

patios, decks, porches, rockeries, and driveways.

21. A location plan is required when repair and/or minor

interior alteration to an existing structure

is proposed.

22. Street and alley improvement dimensions.

23. Include site lot coverage calculations.

24. Identification of proposed work, including proposed

changes to the physical features of the site or existing

structures. Clearly distinguish between existing and

proposed features. Statements such as "Existing

wall to remain" are acceptable call-outs.

25. Location and dimension of all window wells, fire-

places, chimneys, etc.

SDCI Tip #103—Site Plan Requirements page 3

LEGAL DISCLAIMER: This Tip should not be used as a substitute for codes and regulations. The applicant is responsible for compliance

with all code and rule requirements, whether or not described in this Tip.

26. Center elevation and developed roadway at 25-foot

intervals if a change to access or parking is pro-

posed.

27. Identify existing and finished grade elevation of

driveway at property line, and at garage entry, if a

change to access or parking is proposed

28. Curb cut width and distance from adjacent property

lines. (Label curb cuts as "existing" or "proposed.")

29. Identify all physical restrictions to site access (utility

poles, rockeries, street trees, Metro bus stops, etc.)

if a change to access is proposed.

Enhanced Site Plan

Include everything required on the preliminary and basic

site plans. Numbers 30-44 are additional items required

for an enhanced site plan.

The following information is required:

30. Elevations and contour lines with labeled contour

intervals on sloping sites or where earth grading is

proposed (2-foot intervals).

31. Identify top and bottom of steep slopes (as defined

in SMC 25.09) and show dimensions from slope

top/bottom to the building(s).

32. Identify drainage ditches, natural watercourses, and

culverts.

33. All proposed and existing street trees and other

landscaping in the public right-of-way.

34. Sewer mains (sanitary only {PPS} and/or combined

sewers {PS}).

35. Storm drains {PSD}, catch basins, and inlets.

36. Water mains, fire hydrants, and water meters.

37. Power poles, street lights, signal and transit poles,

overhead system, bus zones, street signs, etc. adja-

cent to the subject property.

38. All other elements between the pavement edge and

property line (such as side sewer, electrical ducts

and vaults, electrical conduits, handholes, ditches,

culverts, curb ramps, etc.).

39. On-site stormwater treatment, infiltration, or deten-

tion systems.

40. Calculations demonstrating compliance with appli-

cable Land Use Code development standards.

41. For street improvement plans (SIPs) refer to the City

of Seattle's standard plans. Standard plans 002 and

003 provide information related to standard symbols

and abbreviations, which are required when submit-

ting plans to SDOT.

Site Plan Examples

Site plan examples are included on the next few

pages. Figure 1 shows a preliminary site plan; Figure

2 shows a basic site plan; and Figure 3 shows an

enhanced site plan.

For More Information

Additional information on requirements and assistance

with site plans are available from:

 King County Assessor

www.kingcounty.gov/depts/assessor.aspx

 Department of Assessment Real Estate Office

7th floor, King County Administration Building

500 Fourth Ave

(206) 296-7300

 Seattle Department of Construction and Inspec-

tions (SDCI)

www.seattle.gov/sdci

 Applicant Services Center

(206) 684-8850

 Drainage Review Desk

(206) 684-5362

 Seattle Dept. of Transportation (SDOT)

www.seattle.gov/transportation

 Engineering Records Vault

47th floor, Seattle Municipal Tower

700 Fifth Ave

(206) 684-5132

 Street Use Counter

37th floor, Seattle Municipal Tower

700 Fifth Ave

(206) 684-5283

Links to SDCI's Tips, Director's Rules, and Seattle

Municipal Code are available on our website at

www.seattle.gov/sdci.

Access to Information

SDCI Tip #103—Site Plan Requirements page 4

LEGAL DISCLAIMER: This Tip should not be used as a substitute for codes and regulations. The applicant is responsible for compliance

with all code and rule requirements, whether or not described in this Tip.

Figure 1: Preliminary Site Plan Elements

Preliminary Site Plan

Elements Key

1. Adjacent streets and

alleys by name and

width

2. Street and alley

improvement type

3. Easements

4. Distances from

structures to property

lines

5. General size and

shape of current and

proposed structures

6. Curbs, sidewalks,

and street trees: type,

location and dimension

7. Building identifiers for

sites with more than

one building

8. Location of primary

entrance

9. Property line

dimensions

10. Proposed work clearly

depicted

11. Address of project,

owner's name, legal

description, and King

County Assessor

Parcel No. (and KC

Recording number

for any easements or

other pertinent legal

features)

12. North direction arrow

SDCI Tip #103—Site Plan Requirements page 5

Figure 2: Basic Site Plan Elements

Checklist

1. Streets by name.

2. Labeled and dimen-

sioned porches and

decks.

3. Easements.

4. Setbacks.

5. All roof overhangs

with dotted lines.

Roof overhang is the

total of the EAVE and

the GUTTER.

6. Dimension all exte-

rior walls.

7. Dimension all over-

hangs (dimensions

include gutters).

8. Location and dimen-

sion of chimneys if

they protrude.

9. Property lines and

dimensions.

10. Proposed work

clearly depicted.

11. Address of project,

owner's name, legal

description, and King

County Assessor

Parcel No. (and KC

Recording number

for any easements or

other pertinent legal

features).

12. North direction arrow

SDCI Tip #103—Site Plan Requirements page 6

Figure 3: Enhanced Site Plan Elements

Checklist

1. Street by name.

2. Street trees and

landscaping.

3. Sewer mains or com-

bined sewers (PPS).

4. Storm drains (PSD)

and catch basins.

5. Stippling (dotting)

helps to identify

walks and pave-

ments.

6. Ground elevations

and contour lines

on sloping sites or

where proposed.

7. Water mains, fire

hydrants, and water

meters.

8. Locations and

dimensions of all

porches and decks.

9. Property lines and

dimensions.

10. Power poles, street

lights, bus zones,

street signs, etc.

adjacent to property.

11. Address of project,

owner's name, legal

description, and King

County Assessor

Parcel No. (and KC

Recording number

for any easements or

other pertinent legal

features).

12. North direction arrow

LEGAL DISCLAIMER: This Tip should not be used as a substitute for codes and regulations. The applicant is responsible for compliance

with all code and rule requirements, whether or not described in this Tip.