Site Plan for Permit in Sioux Falls, SD: Setbacks

Planning a shed, detached garage, workshop or other accessory building in Sioux Falls? Before construction or installation begins, you will need to confirm the permit requirements and show where the proposed structure will be placed.

A residential site plan provides a top-down view of the property. It helps the City review the proposed building in relation to property boundaries, the existing home, other outbuildings, easements, required setbacks and vehicle access.

Accessory buildings covered by the permit rules

An accessory building is a secondary structure serving the home or residential property. Common examples include:

Do small sheds still need a permit?

Yes. Sioux Falls states that any accessory structure added to a property needs a permit. A shed smaller than 200 square feet may have simpler construction requirements, but its location must still comply with zoning, setback and easement rules.^[1]

This is an important distinction. A small shed may be treated differently under portions of the residential building code, but that does not mean it can be placed anywhere on the lot.

What should a Sioux Falls site plan show?

The City’s current accessory-structure guide says the site plan must show property lines with dimensions, easement locations, applicable setback lines, the residence, all outbuildings and any required paving.^[2]

Site plan versus construction plans

A site plan explains where the building will be located. Construction plans explain how it will be built. A complete accessory-building application may require both.

Sioux Falls’ accessory-structure package lists a site plan, front, side and rear elevations, a foundation plan and a wall cross section among the required drawings.^[2]

Understanding accessory-building setbacks

A setback is the required distance between a building and a property line, street or another regulated feature. The applicable distance depends on the proposed location, zoning district and conditions of the specific lot.

Sioux Falls explains that a detached accessory building located at least 10 feet from the residence and at least 60 feet from all front property lines may generally be placed within two feet of the side and rear property lines.^[3]

That two-foot placement rule is not universal. A different setback may apply when:

• The building is less than 10 feet from the house
• The proposed location is less than 60 feet from a front property line
• The property is a corner lot
• The lot borders an alley
• The building is located within or near an easement
• The zoning district uses different development standards
• The structure is unusually large or tall
• The property is within a mobile-home park

Corner lots and multiple front yards

Corner lots often have two property lines treated as front yards because the parcel borders two streets. This can significantly reduce the part of the yard available for a detached garage or shed.

The setback from the street-facing side may be larger than a normal interior side-yard setback. The City advises applicants that special rules apply to corner lots and recommends confirming the permitted location with the Zoning Office.^[3]

A site plan for a corner property should clearly label:

• Both adjoining streets
• Each front property line
• The driveway and vehicle access
• The proposed garage or shed location
• The complete distances to both street-facing boundaries
• Any visibility or utility areas near the corner

Properties next to an alley

Alley access can affect the placement of a detached garage, especially when the garage door faces the alley. Adequate space may be needed between the building and the alley for vehicle access, door operation and safe maneuvering.

Sioux Falls notes that special rules apply to lots abutting an alley. Confirm the applicable setback and access requirements before choosing the final garage location.^[3]

Rear-yard coverage limits

The City’s accessory-structure guidance says a detached accessory structure cannot occupy more than 30 percent of the rear-yard area.^[2]

This means a building may satisfy the minimum property-line setbacks but still be too large for the available rear yard. Existing sheds, garages or other accessory structures may also affect the calculation.

The current guide also states that the accessory structure cannot be larger than the footprint of the main building.^[2]

Why easements matter

An easement is an area where another party may have rights for utilities, drainage, access or maintenance. Common residential easements include:

• Electric and communications easements
• Water and sewer easements
• Storm-drainage easements
• Access easements
• Shared driveway easements

Sioux Falls requires easement locations to be shown on the accessory-building site plan. The City also warns that special permission may be needed when a shed is proposed within an easement.^[2][3]

Even when a utility company allows a structure in an easement, the owner may be responsible for moving or removing it if future utility access is needed.

Property lines and fences

A fence, hedge, tree line or edge of pavement does not necessarily mark the legal property boundary. A fence may be inside the property, directly on the boundary or partly over the line.

Use an existing survey, mortgage survey, recorded plat or other reliable property information when preparing the site plan. If property corners cannot be located or the proposed building will be very close to a setback, a licensed land surveyor may be needed.

Building close to a property line

Zoning setbacks are not the only concern when a building is close to a property line. Building-code requirements can also affect exterior walls, roof projections, windows, doors and other openings.

Sioux Falls’ current accessory-structure guide includes fire-separation requirements based on the distance from the building to the lot line. Buildings close to a boundary may require fire-resistant walls, restricted openings or limits on roof-eave projections.^[2]

A site plan showing accurate boundary distances helps determine whether these additional construction requirements apply.

Vehicle access and required paving

A storage shed used only for lawn equipment may not need the same access as a detached garage intended for vehicles. The proposed use can determine whether driveway paving must be shown.

Sioux Falls’ accessory-building guide says the use of the structure must be reviewed to determine whether paving is required. When paving is required, it must generally be a concrete or asphalt hard surface.^[2]

For a detached garage, the site plan should show:

• The garage-door location
• The existing and proposed driveway
• The width of the paved access
• The connection to the street or alley
• Nearby sidewalks and utility areas

How to check the property’s zoning

Sioux Falls uses different zoning districts with different front, side and rear-yard standards. The City’s Interactive Zoning Interface provides the regulations associated with each zoning district.^[4]

Property owners can use the City’s Parcel Finder to review current parcel and zoning information for a Sioux Falls address.^[5]

Generic zoning-district setbacks should not be confused with the special placement rules available to qualifying detached accessory structures. Review both the zoning district and the accessory-building requirements.

How the permit process generally works

1. Define the proposed building.
   Record its intended use, width, length, height, construction type and preferred location.
2. Check the zoning district.
   Use the City’s parcel and zoning tools to identify the property’s zoning designation.
3. Gather property information.
   Locate an existing survey, mortgage survey, recorded plat or other reliable parcel records.
4. Check setbacks and easements.
   Confirm the allowed location, rear-yard coverage and any corner-lot, alley or easement restrictions.
5. Prepare the site plan.
   Show property lines, existing structures, proposed construction, dimensions, setbacks, easements and access.
6. Prepare the construction drawings.
   Add the elevations, foundation plan, wall section and structural information required for the building.
7. Submit the permit application.
   Sioux Falls allows residents and contractors to file and access permits through the City’s Customer Self Service portal.^[6]
8. Respond to review comments.
   Revise the drawings if the City requests clearer dimensions, a different location or additional construction details.
9. Receive the permit and schedule inspections.
   Do not begin permit-required work until approval has been issued. Complete the required inspections as construction progresses.

Common site-plan mistakes

• The proposed accessory building is not clearly labeled.
• The site plan does not show property lines.
• The building’s width and length are missing.
• Distances to the side and rear property lines are omitted.
• A fence is incorrectly used as the confirmed property boundary.
• The distance between the new building and the house is missing.
• Existing sheds or detached garages are not shown.
• Easements are omitted from the drawing.
• The plan assumes a two-foot setback without confirming eligibility.
• The building occupies too much of the rear yard.
• Garage paving and vehicle access are not shown.
• The site plan and construction drawings show different building dimensions.

Can an aerial-based site plan be used?

An aerial-based site plan can provide a clear and easy-to-understand layout for many residential accessory-building projects. It can show the house, yard, driveway, existing outbuildings and proposed structure in one organized drawing.

However, aerial imagery does not legally establish property boundaries. When the building will be close to a setback or easement, use reliable survey information or consult a South Dakota licensed land surveyor.

Frequently asked questions

Permit, zoning and setback requirements can change and may vary by property and project. Confirm current, project-specific requirements with the City of Sioux Falls Planning and Development Services Department before purchasing materials or beginning construction. USA Site Plans is an independent drafting service and is not affiliated with the City of Sioux Falls.