Site Plan for Permit in New Orleans, LA: Flood Elevations and Setbacks

A site plan for a permit in New Orleans, LA may need to show more than property lines and the proposed construction. Because flood risk and elevation requirements affect many New Orleans properties, permit reviewers may also need information about the site’s flood zone, Base Flood Elevation, existing grade and proposed finished-floor elevation.

A clear site plan helps reviewers understand where the project will be built, whether it meets the applicable setbacks and how its proposed elevation relates to local flood requirements.

Order Your New Orleans Site Plan

When Is a Site Plan Needed in New Orleans?

The City of New Orleans may request a site plan when exterior construction changes the existing layout, setbacks or building elevation of a property. Projects that commonly require a site plan include:

• New houses and residential buildings
• Home additions
• Detached garages and accessory structures
• Sheds and workshops
• Carports and covered patios
• Decks, porches and exterior stairs
• Swimming pools
• Driveway additions or modifications
• Building-elevation and house-raising projects

The exact documents required depend on the project, zoning district, flood zone and property location. Historic-district properties may also require review by the Historic District Landmarks Commission or the Vieux Carré Commission.

What Should a New Orleans Permit Site Plan Show?

New Orleans describes a site plan as a drawing showing the property lines, dimensions, buildings, driveways and other important site features. A residential permit plan may include:

• The property address and parcel information
• The complete property boundary
• Lot dimensions
• A north arrow and drawing scale
• Existing buildings and accessory structures
• The proposed addition or new structure
• Front, side and rear setbacks
• Distances between buildings and property lines
• Driveways, sidewalks, streets and rights-of-way
• Recorded servitudes or easements
• Existing and proposed building elevations when required
• Relevant drainage or grading information

All important measurements should be clearly identified. A reviewer should be able to understand the proposed layout without estimating distances from an aerial photograph.

Understanding Flood Elevations in New Orleans

New Orleans is especially sensitive to flood-elevation requirements. However, being located in a mapped flood zone does not automatically mean every small project must elevate the entire building. The rules depend on the type and value of the proposed work, the existing building and whether the project is classified as new construction, substantial improvement or repair of substantial damage.

Several elevation terms may appear during permit review.

Base Flood Elevation

The Base Flood Elevation, commonly abbreviated as BFE, is the calculated height that floodwater is expected to reach during the flood event used for floodplain regulation. It is usually expressed using an established vertical datum rather than simply as a height above the surrounding yard.

Existing Grade

Existing grade is the current ground elevation around the building or proposed construction area. Because ground levels can change across a property, a single measurement may not describe the entire site.

Finished-Floor Elevation

The finished-floor elevation is the elevation of the completed occupied floor. For elevated houses, the finished floor may be above piers, columns or an enclosed area that is limited to parking, storage or building access.

Design or Required Flood Elevation

The required elevation may include additional height above the mapped BFE. New Orleans guidance generally states that new construction and substantial improvements must be elevated to the higher of:

• One foot above the applicable Base Flood Elevation; or
• Three feet above the highest adjacent curb.

Coastal V zones and unusual property conditions may be subject to different construction and measurement requirements. Always have the current requirement confirmed for the specific address.

Does a Site Plan Replace an Elevation Certificate?

No. A site plan and an Elevation Certificate serve different purposes.

• A site plan shows the horizontal layout of the lot, including property lines, structures, setbacks, driveways and proposed improvements.
• An Elevation Certificate documents surveyed building and ground elevations for floodplain-management and insurance purposes.

The City may already have an Elevation Certificate on file for the property. If one is required but unavailable, New Orleans advises property owners to contact a licensed land surveyor.

USA Site Plans does not prepare certified Elevation Certificates or establish surveyed elevations. We can add customer-supplied elevation information to a permit site plan when appropriate.

Why Setbacks Matter

A setback controls how close construction may be placed to a property line, street or another regulated feature. New Orleans setback rules vary considerably because the city contains historic urban neighborhoods, suburban residential areas, commercial districts and other specialized zoning districts.

Some neighborhoods use conventional front-yard setbacks. Other districts use a build-to line that helps new construction follow the established pattern of nearby buildings. This is one reason a general setback number should not be applied to every New Orleans property.

Front Setback

The front setback or build-to line controls the building’s relationship to the street. The required placement may be influenced by the zoning district and the established position of neighboring buildings.

Interior Side Setback

Side setbacks protect access, light, ventilation and separation between structures. Narrow New Orleans lots can make side-yard measurements especially important.

Rear Setback

The rear setback affects additions, garages, sheds, pools and accessory structures. A proposed rear addition must be checked against both the rear property line and any existing accessory building.

Corner-Side Setback

A corner property normally has an additional street-facing side. The corner-side yard may be regulated differently from an interior side yard, so both street frontages should be shown on the site plan.

How to Find the Applicable Setbacks

Before choosing the final project location:

1. Confirm the property’s zoning district.
2. Review the bulk and yard regulations for that district.
3. Check whether a build-to line applies.
4. Identify any recorded servitudes or easements.
5. Determine whether the property is in a local historic district.
6. Confirm the proposed layout with the City before construction.

The New Orleans Property Viewer can help with preliminary zoning and property research. However, online parcel lines are not a legal boundary survey.

Property Lines Must Be Shown Carefully

Setbacks are measured from property lines—not automatically from fences, curbs, driveways or landscaping. A fence may have been installed inside the boundary, and the visible edge of a yard may not match the recorded lot line.

Useful sources of boundary information include:

• A recent boundary survey
• A recorded subdivision plat
• Title or closing documents
• An earlier approved site plan
• Measurements supplied by a licensed surveyor

If a boundary is uncertain, disputed or essential to locating the proposed structure, hire a Louisiana-licensed land surveyor before proceeding.

What About Servitudes and Easements?

Louisiana property records may use the term servitude for rights that are often called easements elsewhere. These areas may provide access for utilities, drainage, shared driveways or other purposes.

A structure can comply with its zoning setbacks and still conflict with a servitude. Known servitudes should therefore be shown separately from setback lines.

New Construction and Professional Stamps

The City of New Orleans states that plans for new building construction must be stamped by a licensed architect or engineer before construction. Other projects may also require professional drawings depending on their structural complexity and permit classification.

USA Site Plans provides unsigned residential site-plan drafting. Our service does not replace architectural, engineering, surveying or elevation-certification services when the City specifically requires a licensed professional.

Information to Gather Before Ordering

Providing complete information helps us prepare your drawing quickly. Before ordering, gather:

• The New Orleans property address
• The type and intended use of the project
• The proposed structure’s length and width
• Distances from the project to each property line
• Photos or a sketch showing the proposed location
• An available survey, plat or previous plan
• Known servitudes or easements
• Available BFE or Elevation Certificate information
• Comments received from Safety and Permits

Common Reasons a Site Plan Needs Revision

• The proposed structure is not dimensioned.
• Distances to property lines are missing.
• The plan uses a fence as the assumed boundary.
• The applicable setbacks are not shown.
• A driveway, servitude or accessory structure is omitted.
• The proposed finished-floor elevation is unclear.
• The flood information does not use the required vertical reference.
• The project requires a survey, Elevation Certificate or professional stamp.

Professional New Orleans Site Plans in 24 Hours

USA Site Plans prepares clear residential site plans using available parcel records, aerial imagery and measurements provided by the property owner. Your plan can show the existing property layout, proposed construction, property lines, setbacks, driveways and known servitudes.

Our standard turnaround is approximately 24 hours after we receive the necessary project information.

Our drawings are unsigned and are not boundary surveys, Elevation Certificates or engineered floodplain plans. If the permit authority requires one of those documents, you will need the appropriate Louisiana-licensed professional.

Frequently Asked Questions

Does every New Orleans permit need flood-elevation information?

No. The requirement depends on the property and scope of work. New construction, substantial improvements and building-elevation projects are more likely to require detailed flood-elevation documentation.

Can USA Site Plans determine my Base Flood Elevation?

We can include reliable information supplied by the customer or available from relevant records, but we do not certify the property’s BFE or field elevations. Confirm flood requirements with the City and use a licensed surveyor when certification is needed.

Can I measure setbacks from my fence?

Only if the fence is confirmed to follow the legal property line. Otherwise, use a recent survey or obtain assistance from a licensed land surveyor.

Are setbacks the same throughout New Orleans?

No. Setbacks and build-to requirements depend on the zoning district, lot configuration, project type and surrounding development pattern.

Does an addition have to meet current flood-elevation rules?

It depends on the size, cost and classification of the work. An addition or renovation classified as a substantial improvement may trigger additional floodplain requirements. Confirm this before finalizing the design.

Can USA Site Plans prepare a certified Elevation Certificate?

No. Elevation Certificates require surveyed elevation information and should be completed by a qualified licensed professional.

Order Your New Orleans Permit Site Plan

A properly prepared site plan can help permit reviewers check the proposed construction against property lines, setbacks, servitudes and flood-related requirements. Send us your project details, available property documents and measurements, and we can prepare a professional residential permit drawing.

Get Your New Orleans Site Plan

Official New Orleans Resources

• Standards for Complete Permit Applications
• New Orleans Floodplain Management
• NOLA Ready Flood-Elevation Guidance
• New Orleans Comprehensive Zoning Ordinance
• New Construction Permit Information

Permit, zoning and floodplain requirements can change and may vary by property. Confirm the current requirements with the City of New Orleans Department of Safety and Permits before beginning construction.