Site Plan for Permit in Vancouver, BC | Residential Plans

If you are applying for a residential permit in Vancouver, BC, a clear site plan can be one of the most important drawings in your application.

A site plan for permit in Vancouver is a top-down drawing that shows the property boundaries, existing buildings, proposed work, setback distances, parking access, trees, grades, and other features that may affect the project.

Depending on the type of work, your site plan may need to show:

• the legal description and property address;
• property lines and site dimensions;
• the existing house and accessory buildings;
• the proposed addition, garage, deck, carport, or laneway house;
• front, rear, and side-yard setbacks;
• streets, lanes, driveways, and parking spaces;
• retaining walls, fences, and similar structures;
• existing and proposed grades;
• trees and tree-protection barriers;
• easements, rights-of-way, and encroachments;
• site coverage and impermeable surfaces;
• water, sewer, gas, and drainage information where required;
• a north arrow, drawing scale, dimensions, and project notes.

The exact requirements depend on the project, the property’s zoning district, whether a development permit is needed, and whether the City requires a current survey or additional professional documents.

The City of Vancouver directs applicants to use the application checklist that applies to their project and states that incomplete building-permit applications are not accepted for processing. [1][3]

What Is a Site Plan for a Vancouver Building Permit?

A site plan is a scaled, bird’s-eye view of the entire property.

It is different from a floor plan. A floor plan shows rooms, walls, windows, stairs, and other features inside a building. A site plan shows how the buildings and exterior improvements relate to the lot.

For a Vancouver residential project, the drawing helps reviewers understand:

• the size and shape of the property;
• where the existing house is located;
• where garages, decks, carports, sheds, and other structures are located;
• where the proposed project will be built;
• how far the work is from each property line;
• how vehicles reach a garage or parking area;
• whether the property is served by a rear lane;
• whether trees, grades, utilities, or easements affect the project;
• how much of the site is occupied by buildings and impermeable materials.

The City’s addition and renovation checklist requires a site plan for all applications covered by that checklist. It identifies details such as the address, legal description, north arrow, site dimensions, buildings, setbacks, parking, access, retaining walls, grades, and trees. [4]

When May You Need a Site Plan in Vancouver?

A site plan may be required when a project changes the exterior footprint, use, access, or physical layout of a residential property.

Common examples include:

• home additions;
• detached garages and carports;
• decks and covered outdoor areas;
• laneway houses;
• new single-detached houses or duplexes;
• multiplex projects;
• accessory buildings;
• swimming pools;
• secondary-suite work involving parking or exterior access;
• new driveways or changes to parking access;
• retaining walls and grade changes;
• projects affecting trees, drainage, or utilities.

Building permits are generally required for new buildings, additions, alterations, and many renovation projects. The City recommends checking the requirements for the specific project before construction begins. [1]

Building Permit vs. Development Permit

A building permit and a development permit address different parts of the approval process.

Building Permit

A building permit reviews the proposed construction under the applicable Vancouver Building By-law and related safety requirements.

Development Permit

A development permit reviews the proposal against zoning, land-use, siting, design, and development regulations.

The City explains that a separate development permit may be required for larger projects, projects involving particular land uses, or proposals requiring zoning relaxations. In other situations, development and building review may be combined. [1]

A site plan can support both reviews because it shows the location, dimensions, access, and relationship of the proposed work to the rest of the property.

Check the Property’s Zoning Before Preparing the Plan

Vancouver is divided into different zoning districts. The rules that apply to one property may not be the same as those that apply to another property several blocks away.

The City’s Zoning and Development By-law regulates how land may be used and developed. Applicants should first identify the zoning district and then review the district schedule and other policies that apply to the property. [2]

Zoning rules may affect:

• permitted uses;
• front, rear, and side yards;
• building height;
• building depth;
• floor space ratio;
• site coverage;
• impermeable surface coverage;
• parking and access;
• accessory-building locations;
• tree retention and landscaping.

Do not assume that one standard setback or coverage limit applies throughout Vancouver. The site plan should be prepared using the regulations for the specific property and project.

What Should a Vancouver Permit Site Plan Show?

The required information varies by application, but the following elements commonly appear on Vancouver residential site plans.

1. Property Address and Legal Description

The drawing should identify the property clearly.

Information may include:

• street address;
• street name;
• legal description;
• lot, block, district lot, and plan number;
• Property Identifier number where required;
• project title;
• drawing date and revision date.

The information on the site plan should match the permit application, survey, title documents, and other submitted drawings.

2. North Arrow and Drawing Scale

The drawing should include a north arrow and be prepared at a legible scale.

The required scale depends on the project checklist. For example, the City’s detached garage and carport checklist identifies a minimum site-plan scale of 1:100, while other drawings may require a larger scale. [5]

The scale should be consistent and clearly displayed so reviewers can understand the dimensions and site relationships.

3. Property Lines and Site Dimensions

The complete property boundary should be shown, including:

• front property line;
• rear property line;
• left and right side property lines;
• site width and depth;
• irregular boundary dimensions;
• ultimate property lines where applicable;
• lane-dedication or established building lines.

A fence, hedge, driveway edge, or lawn boundary should not automatically be treated as the legal property line.

Where accurate boundary information is important, the City may require a survey prepared, signed, and sealed by a BC land surveyor. [4]

4. Existing House and Accessory Buildings

The drawing should show and dimension all buildings on the site.

This may include:

• the principal house;
• detached garage;
• carport;
• shed;
• laneway house;
• deck or porch;
• other accessory buildings.

The City’s addition and renovation checklist says buildings should be dimensioned to their outermost cladding, not simply drawn as approximate boxes. [4]

5. Proposed Project Footprint

The proposed work should be clearly distinguished from the existing property layout.

Use a clear label such as:

• Proposed Addition;
• Proposed Detached Garage;
• Proposed Carport;
• Proposed Deck;
• Proposed Laneway House.

Show the proposed length, width, location, and relevant projections. Depending on the project, these may include:

• stairs and landings;
• roof overhangs;
• bay windows;
• chimneys;
• window wells;
• posts and footings;
• patio wells;
• mechanical equipment.

For a horizontal addition, the City requires the existing building and proposed addition dimensions to be provided, with the addition clearly identified. Separate existing and proposed site plans may also be submitted. [4]

6. Front, Rear, and Side-Yard Setbacks

Setbacks are the distances between a building or structure and the applicable property line or building line.

A Vancouver site plan may need to show:

• front-yard setback;
• rear-yard setback;
• left side-yard setback;
• right side-yard setback;
• setbacks to foundation walls;
• setbacks to the face of exterior cladding;
• distance between the house and an accessory building;
• distance between multiple accessory buildings.

Where a lane dedication or established building line applies, setbacks may need to be measured from that line rather than from an assumed edge of the property. [5]

7. Streets, Lanes, Driveways, and Parking

Vehicle access is an important part of many Vancouver residential applications.

The site plan may need to show:

• street names;
• rear-lane location and width;
• existing and proposed driveways;
• curbs and street crossings;
• parking-space size and location;
• parking access width;
• manoeuvring areas;
• paving materials;
• garage or carport access.

The City’s addition checklist asks for the size, location, and number of off-street parking spaces, together with the access to parking, curbs, and paving materials. [4]

8. Retaining Walls, Fences, and Similar Structures

Existing and proposed retaining walls, fences, and similar features should be shown when they affect the project.

For retaining walls, the City may require:

• wall location;
• wall length;
• top-of-wall elevation;
• bottom-of-wall elevation;
• relationship to property lines;
• relationship to existing and proposed grades.

These details help reviewers understand changes in grade and whether the work may affect drainage or neighbouring properties.

9. Existing and Proposed Grades

Grade information may be needed for additions, garages, laneway houses, retaining walls, and other projects affecting the ground.

The site plan or supporting survey may need to show:

• existing grades at site corners;
• finished grades at building corners;
• garage or accessory-building slab elevation;
• lane-centre elevations;
• retaining-wall elevations;
• principal-building floor elevations;
• drainage and rainwater-management features.

The detached garage and carport checklist asks for existing and finished grades at the corners of the site and proposed accessory building, together with lane elevations where applicable. [5]

10. Trees and Tree-Protection Information

Trees can affect where a building, deck, driveway, or excavation may be placed.

The City’s residential checklists may require the location of:

• trees on the subject property;
• trees on neighbouring properties close to the boundary;
• street trees;
• tree-protection barriers;
• tree trunks and drip lines;
• trees proposed for retention or removal.

Vancouver generally requires a permit to remove a private-property tree with a diameter of at least 20 centimetres, measured at 1.4 metres above the ground, unless an applicable exception applies. [9]

An arborist report may also be required when construction could affect protected trees or their critical root zones.

11. Easements, Rights-of-Way, and Encroachments

Registered or known restrictions affecting the property should be identified.

These may include:

• utility rights-of-way;
• sewer or water easements;
• lane dedications;
• shared-access areas;
• registered encroachments;
• maintenance-access areas.

A proposed structure should not be placed over a right-of-way or easement without confirming that the location is permitted.

12. Site Coverage and Impermeable Materials

Some Vancouver zoning districts regulate both building coverage and impermeable material coverage.

Impermeable materials may include:

• houses and accessory buildings;
• garages and carports;
• decks;
• paved patios;
• concrete or asphalt walkways;
• driveways and parking pads;
• pools;
• other surfaces that prevent water from entering the soil.

The City may require a separate site-coverage and impermeable-material plan rather than placing all calculations on the main site plan. The applicable zoning district determines whether this separate drawing is required. [4][5]

13. Sewer, Water, Gas, and Drainage Information

More complex projects may require utility and service information.

A laneway-house site plan, for example, may need to show:

• public water connection;
• storm and sanitary services;
• pipe sizes and elevations;
• storm sumps;
• gas-service location;
• rainwater-detention tank location;
• sewer and water connection notes.

The City’s current laneway-house checklist states that a sewer and water permit application must be opened before the associated building-permit application will be accepted. [7]

Site Plans for Common Vancouver Projects

Home Addition and Renovation Site Plans

An addition changes the footprint of the principal building and can affect setbacks, site coverage, parking, trees, grades, and drainage.

A site plan for an addition may need to show:

• existing house dimensions;
• proposed addition dimensions;
• the proposed addition clearly highlighted;
• all accessory buildings;
• required yards and setbacks;
• parking and access;
• retaining walls and fences;
• existing and proposed grades;
• permit-size trees;
• site and impermeable-surface coverage.

The City says a survey plan is required for most renovation projects involving additions, foundation reconstruction, raising a building, or altering grades. That survey must be prepared, signed, and sealed by a BC land surveyor. [4]

See our Vancouver addition site plan for permit guide for more project-specific information.

Detached Garage Site Plans

A detached garage site plan should clearly show:

• garage length and width;
• property lines and site dimensions;
• front, rear, and side-yard sizes;
• distance between the garage and house;
• street and lane access;
• garage-door orientation;
• driveway or parking access;
• existing and finished grades;
• slab elevation;
• trees and tree barriers;
• rights-of-way and easements;
• roof-drainage system;
• site-coverage calculations.

The City’s garage and carport checklist requires the site plan to identify streets and lanes, yard dimensions, buildings, grades, driveways, parking access, easements, trees, drainage, and coverage information. [5]

See our Vancouver garage site plan guide for more details.

Carport Site Plans

A carport site plan should show the proposed structure, posts, roof area, access, and relationship to the house and property lines.

Important information may include:

• carport footprint;
• post locations;
• roof projections;
• property-line setbacks;
• vehicle access;
• parking-space dimensions;
• existing driveway;
• trees, easements, and drainage.

See our Vancouver carport site plan for permit guide.

Deck Site Plans

The City’s deck checklist requires an architectural site plan as part of the application package for decks covered by that checklist. [6]

The drawing should show:

• complete site dimensions;
• north arrow;
• house and garage dimensions;
• street names and location;
• legal description and address;
• deck size and location;
• front, rear, and side-yard dimensions;
• building depth;
• trees and tree-protection barriers.

Separate floor plans, elevations, structural details, footing details, and guard or stair information may also be required. [6]

Laneway-House Site Plans

A laneway house is a more complex project than a basic garage or deck. The application may involve zoning data, surveys, utilities, landscaping, tree protection, energy documents, professional design, and registered title documents.

The site plan may need to show:

• principal and accessory buildings;
• front, rear, and side setbacks;
• lane width and location;
• parking access and spaces;
• existing and finished grades;
• trees and tree barriers;
• rights-of-way and encroachments;
• water, storm, sanitary, and gas services;
• rainwater-management equipment;
• building and slab elevations.

The City also requires drawings to be submitted in vector PDF format and identifies a survey prepared by a BC registered land surveyor among the laneway-house application requirements. [7][8]

Pool Site Plans

A pool site plan may need to show the pool footprint, property-line setbacks, existing buildings, access, fencing, equipment, drainage, decks, trees, and impermeable surfaces.

Review our Vancouver pool site plan for permit guide for project-specific information.

Does a Site Plan Replace a Legal Survey?

No. A drafted site plan and a legal survey serve different purposes.

A site plan organizes available property and project information into a clear permit drawing. A survey prepared by a BC land surveyor establishes measured information such as:

• property dimensions;
• property corners;
• existing buildings;
• setbacks;
• grades and elevations;
• lanes and street crossings;
• easements and rights-of-way;
• nearby trees and retaining walls.

A professional survey may be required when:

• an addition changes the house footprint;
• the project is close to a property line;
• the property is irregular;
• grades are being altered;
• an encroachment may exist;
• accurate elevations are required;
• a lane dedication or easement affects the project;
• the applicable City checklist requires it.

A fence or aerial image alone should not be relied upon to establish a legal property boundary.

Electronic Drawing Requirements

Vancouver accepts permit applications electronically, but drawings must follow the City’s document standards.

The City’s electronic application guidance says drawings should:

• be prepared as vector-format PDF files;
• be legible and presented at an acceptable scale;
• include space in the title block for the City’s approval stamp;
• contain digital professional seals and signatures where required;
• not be submitted as scanned CAD printouts.

Scanned paper drawings may not be accepted and can delay the permit process. [8]

Common Reasons Vancouver Site Plans Need Corrections

A site plan may require revisions when reviewers cannot confirm the location, dimensions, or zoning compliance of the proposed project.

Common problems include:

• property lines or site dimensions are missing;
• the legal description is incomplete;
• the north arrow or drawing scale is missing;
• existing buildings are not shown;
• the proposed work is not clearly distinguished;
• front, rear, or side setbacks are missing;
• setbacks are measured from the wrong line;
• the street or rear lane is not shown;
• parking and driveway access are unclear;
• grades or retaining-wall elevations are missing;
• trees and tree barriers are omitted;
• easements or rights-of-way are ignored;
• site-coverage calculations are incomplete;
• the site plan does not match the floor plans or elevations;
• the drawing is uploaded as a blurry scan instead of a vector PDF.

Using the correct City checklist before preparing the plan can reduce avoidable review comments.

What to Send When Ordering a Vancouver Site Plan

Providing complete information at the beginning helps produce a more useful drawing.

Useful items include:

• property address;
• project type;
• proposed length and width;
• preferred project location;
• distance from nearby property lines;
• photos of the property and work area;
• a rough sketch or marked-up aerial image;
• existing survey plan, if available;
• previous site plan or approved drawings;
• floor plans or construction drawings;
• City correction comments, if already received;
• known easement or right-of-way information;
• lane, driveway, and parking details;
• tree locations;
• known grade or retaining-wall information.

How SitePlans.ca Can Help

SitePlans.ca prepares clear residential site plans for permit applications across Canada.

For a Vancouver project, your plan may show:

• property boundaries and site dimensions;
• existing house and accessory buildings;
• proposed project footprint;
• front, rear, and side setbacks;
• streets, lanes, driveways, and parking access;
• retaining walls and fences;
• trees and relevant site features;
• known easements and rights-of-way;
• site coverage information;
• north arrow, scale, dimensions, labels, and notes.

You can also review our British Columbia site plan services page and our Canadian building-permit site plan checklist.

Final Thoughts

A site plan for a permit in Vancouver should make the entire property and proposed project easy to understand.

It should clearly show what already exists, what is being added, where the legal property boundaries are, how setbacks are measured, and whether parking, lanes, grades, trees, easements, utilities, or site coverage affect the project.

Before submitting an application, review the current City of Vancouver checklist for the specific project and zoning district. Some applications may also require architectural drawings, structural engineering, an arborist report, a current survey, utility information, or other professional documents.

Need a clear residential drawing for your Vancouver permit application? Order your site plan online and provide your property and project details to get started.

Official Sources

1. City of Vancouver — Get a Building Permit
2. City of Vancouver — Zoning and Development By-law
3. City of Vancouver — Building and Renovating Forms, Checklists, and Bulletins
4. City of Vancouver — Addition and Renovation to Single-Detached Houses Checklist
5. City of Vancouver — Detached Garage or Carport Building Permit Checklist
6. City of Vancouver — Decks in Residential Zones Application Checklist
7. City of Vancouver — Laneway-House Application Requirements
8. City of Vancouver — Electronic Permit Applications
9. City of Vancouver — Protection of Trees By-law