Site Plan for Permit in Lincoln, NE: Sheds and Decks

Planning a new shed, deck or house addition in Lincoln, Nebraska? Before construction begins, you may need a building permit and a site plan showing exactly where the proposed work will be located.

A site plan gives Lincoln’s Planning and Development Services Department a clear top-down view of the property. It shows the relationship between the proposed project, existing buildings, property boundaries, streets, driveways, easements and required setbacks.

Why a residential site plan is important

A project may appear to fit comfortably in the yard but still conflict with zoning, an easement or a required setback. A site plan allows reviewers to check the proposed placement before a foundation, deck footing or concrete slab is installed.

Lincoln’s residential plan checklist says a site plan should identify the building’s location and size, setbacks from lot lines, easements, zoning, minimum building setbacks, street names, the legal property description, lot dimensions, a north arrow, drawing scale, parking spaces and driveway access.^[4]

What should a Lincoln site plan show?

Site plans for sheds in Lincoln

Lincoln includes sheds among the common homeowner projects for which a building permit may be required. The City also provides a detached accessory-building diagram for applicants preparing residential plans.^[1][5]

The permit and plan requirements can depend on the shed’s size, construction and intended use. A small storage structure may involve fewer construction details than a large workshop, detached garage or building with electrical service.

Regardless of the structure’s size, do not choose its final location based only on a fence, hedge or the apparent edge of the yard. These features may not follow the legal property boundary.

Important shed information to include

• The proposed shed’s overall width and length
• The type of shed, such as prefabricated or site-built
• The distances to the side and rear lot lines
• The distance between the shed and the house
• The location of any existing garage or accessory building
• Known utility or drainage easements
• The proposed foundation, slab or anchoring method when required

Site plans for decks in Lincoln

The City also needs construction information explaining how the deck will be built. Depending on the design, the plans may need to show footings, posts, beams, joists, stairs, railings and the connection between the deck and the house.

Lincoln’s deck guidance says decks attached to a home must be supported by the house and/or frost-free footings at least 36 inches deep. Decks more than 30 inches above the adjacent ground require a guardrail at least 36 inches high.^[2]

What to show on a deck site plan

• The existing house footprint
• The proposed deck’s width and projection from the house
• Deck stairs and landings
• Distances from the deck and stairs to property lines
• Nearby driveways, sidewalks and accessory structures
• Whether the deck is attached or freestanding
• Any roof, pergola or hot tub included in the project

Stairs can extend beyond the main deck platform, so the site plan should measure setbacks from the closest part of the complete project—not only from the rectangular deck floor.

Site plans for house additions

A site plan for an addition should clearly distinguish the existing house from the proposed construction. Reviewers should be able to identify the new footprint and measure its relationship to every relevant property boundary.

Common residential additions

• Bedroom or family-room additions
• Kitchen expansions
• Attached garages
• Sunrooms and enclosed porches
• Mudrooms and entry additions
• Home-office additions
• Covered patios connected to the house

What to show for an addition

• The existing house and proposed addition shown separately
• The addition’s overall width and length
• Distances from the addition to property lines
• Existing and proposed doors, stairs or porches affecting the footprint
• Driveways, parking and nearby accessory buildings
• Known easements and utility areas
• The street name and property access

How setbacks affect your project

A setback is the required distance between a building or structure and a property line, street or other regulated feature. It determines where construction may be placed on the lot.

Lincoln directs property owners to identify their zoning designation using the City’s zoning maps and then review the applicable rules in Title 27 of the Lincoln Municipal Code. Some properties are also affected by overlay districts, special permits or use permits that impose additional restrictions.^[6]

This means a setback used for another property—even one in the same neighborhood—may not apply to your project.

Why easements matter

An easement gives another party the right to use part of the property for a particular purpose. Common examples include utility, drainage, sewer and access easements.

Lincoln’s residential site-plan checklist specifically requires easements to be shown. A shed, deck footing or addition placed within an easement can interfere with underground utilities, drainage or future maintenance access.^[4]

If your survey or recorded plat identifies an easement near the proposed project, confirm what restrictions apply before finalizing the location.

How the Lincoln permit process generally works

1. Define the project.
   Record the project type, proposed dimensions, intended use and preferred location.
2. Check the zoning.
   Identify the property’s zoning district and determine which setbacks and site restrictions apply.
3. Gather property information.
   Locate an available survey, recorded plat, legal description or other reliable parcel documents.
4. Prepare the site plan.
   Show the property, existing structures, proposed work, project dimensions, setbacks, streets, driveways and easements.
5. Prepare construction drawings.
   Add the structural plans and details required for the shed, deck or addition.
6. Submit the building-permit application.
   Lincoln provides building-permit applications through its Citizen Access system.^[7]
7. Respond to review comments.
   Revise the plans if reviewers request additional dimensions, construction details or site information.
8. Receive the permit and schedule inspections.
   Do not begin permit-required work until approval has been issued. Required inspections must be completed as construction progresses.

Common site-plan mistakes

• The proposed project is not clearly labeled.
• The site plan does not show the property boundaries.
• Project dimensions are missing.
• Distances from the structure to lot lines are not included.
• A fence is incorrectly treated as the legal property line.
• Known easements are omitted.
• The site plan and construction plans show different project sizes.
• Stairs, landings or roofed areas are left out of the footprint.
• The street name, north arrow or drawing scale is missing.
• The applicant did not check the property’s zoning designation.

Can an aerial-based site plan be used?

An aerial-based site plan can provide a clear and affordable drawing for many straightforward residential projects. It can show the house, driveway, yard, existing improvements and proposed project in an easy-to-understand format.

However, aerial imagery does not legally establish property boundaries. A current survey or recorded plat should be used when accurate boundary information is required, especially when construction is proposed close to a setback or easement.

Frequently asked questions

Building-permit and zoning requirements can change and may vary according to the property and project. Confirm current, project-specific requirements with the City of Lincoln Planning and Development Services Department before beginning construction. USA Site Plans is an independent drafting service and is not affiliated with the City of Lincoln.