Dallas, TX Site Plan: Two Copies, a Certified County Plat, and One Rule for Second-Story Additions

# Dallas, TX Site Plan: Two Copies, a Certified County Plat, and One Rule for Second-Story Additions

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Does Dallas Require a Site Plan?

Yes — and it comes with a companion document most homeowners don't know about.

The City of Dallas requires two (2) copies of a site plan with every residential permit application. The site plan must include a legal description (lot, block, and address), be drawn to a standard scale, be full-size (not reduced), and be sufficiently legible and large enough to take accurate dimensions.

But there's a second document: a certified county plat must accompany the application. This is separate from your site plan drawing. The certified county plat is obtained directly from the Dallas County Clerk at 509 Main St, 2nd Floor, Dallas, TX — or from the Collin County or Denton County Clerk if your property falls in those jurisdictions.

All applications are submitted through the Develop Dallas portal — Dallas's online platform for building permits, inspections, and construction document review.

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Who Runs Into This in Dallas

Homeowners adding rooms, second stories, garages, pools, or decks in Dallas's established residential neighborhoods — from Oak Cliff to North Dallas to East Dallas.

Contractors managing residential remodels and additions who need to coordinate the certified plat procurement alongside the site plan drawing.

Builders doing infill construction or new builds — the certified plat requirement applies to every permit application, not just complex projects.

Commercial clients expanding retail, office, or industrial properties in Dallas's diverse commercial zones.

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What Projects Need a Site Plan in Dallas

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What Dallas Asks For on a Site Plan

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The Dallas-Specific Requirements You Need

Two Full-Size Copies — Both Must Be Complete

Dallas requires two complete, full-size copies of your site plan. Both must include all required elements. Partial copies, reduced copies, or missing elements on either set will result in the application being returned.

"Full size" means not reduced from the original drawing. The plans must be legible and large enough to take accurate dimensions.

Certified County Plat — Get It Before You Submit

The certified county plat is separate from your site plan drawing. It is a recorded document showing your lot's legal boundaries as recorded with the county. You must:

1. Go to the Dallas County Clerk's office at 509 Main St, 2nd Floor, Dallas, TX (or the relevant county clerk if in Collin or Denton County)
2. Request a certified copy of your plat
3. Include it with both sets of your permit application

This is a physical document step — allow time to obtain it before your planned submission date.

Second-Story Addition: Engineer's Letter Required

If you're adding a second story to an existing single-story home, Dallas requires an engineer's letter verifying that:

• The existing foundation can structurally support the added weight
• The first-floor framing can support the new second-story load
• The assessment is performed in accordance with the Dallas Residential Code

This letter must be signed by a licensed engineer. Submitting a second-story addition permit without this letter will result in rejection at the plan review stage.

Energy Code and Lead RRP Compliance

• Energy Code compliance is required: Dallas enforces its Residential Green Building Program and requires Energy Compliance forms.
• EPA Lead RRP compliance is required for work on structures built before 1978. If your project touches a pre-1978 structure, RRP certification documentation must be included.

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How the Site Plan Tool Handles Dallas Projects

Step 1 — Generate right-of-way: Enter your Dallas address. The tool pulls Dallas County parcel data and generates your property boundary with right-of-way lines — including street name information required on the site plan.

Step 2 — Manage layers: Activate layers for property lines, setbacks, easements, and structure footprints. Dallas requires all of these to appear clearly.

Step 3 — Place all structures: Add your existing structures first — Dallas requires the footprint of all existing buildings, including projections beyond the foundation line. Then add your proposed structure.

Step 4 — Create a driveway: Mark the drive approach location on the plan. Dallas requires existing and proposed drive approaches to be shown.

Step 5 — Complete the walkthrough: Run the built-in checklist to confirm every required Dallas element is on the plan before exporting.

Step 6 — Generate title sheet: Auto-generate the title block with legal description, lot/block, address, north arrow, and scale.

Step 7 — Print two full-size copies: Print both copies at the correct scale. Obtain your certified county plat from the Dallas County Clerk. Compile the full package and upload to the Develop Dallas portal.

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Where the Tool Fits — and Where It Doesn't

The tool handles:

• Auto-loading Dallas County parcel data
• Generating property lines, setbacks, building footprints
• Drive approach placement and maneuvering areas
• Title sheet with legal description, address, and scale
• PDF export for dual-copy submission

The tool does NOT replace:

• The certified county plat (must be obtained from the county clerk)
• An engineer's letter for second-story additions
• Energy compliance form preparation
• EPA Lead RRP documentation

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What This Doesn't Replace

Our site plan creator produces preliminary and permit-style site plans for residential projects. It does not produce:

• Certified county plats (must be obtained from the county clerk)
• Engineer's letters for structural load verification
• Sealed engineering plans
• Energy Code compliance forms
• EPA Lead RRP documentation

Always confirm specific requirements with the City of Dallas Building Inspection Division before submitting. Requirements may vary by project type and scope.

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DIY vs. Drafter vs. SitePlans.ai

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Common Mistakes on Dallas Permit Applications

1. Submitting reduced-size copies — Plans must be full-size. Reduced copies are rejected.
2. Missing the certified county plat — The plat is a separate document from the site plan and must be included with both sets. Forgetting to obtain it delays submission.
3. No second-story engineer's letter — Second-story additions require an engineer's structural assessment. Submit without it and the permit review stops.
4. Missing utility poles or storm water inlets — These must appear on the plan. Reviewers specifically look for them.
5. Only one copy — Two complete copies are required. One set is kept by the city; one is returned stamped.
6. Projections beyond foundation line missing — Bay windows, overhangs, and other projections beyond the foundation must appear on the footprint drawing.

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Local Resources

• City of Dallas Building Inspection Division — permits, checklists, and inspections
• Develop Dallas portal — online permit submission
• Dallas Central Appraisal District (DCAD) — parcel search and property data
• Dallas County Clerk (certified plats) — 509 Main St, 2nd Floor, Dallas, TX

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Nearby Cities

SitePlans.ai covers the full Dallas-Fort Worth Metroplex:

• Frisco, TX — fire hydrant spacing requirements on residential site plans
• Denton, TX — notarized application and drainage arrow requirements
• Austin, TX — PE-sealed summary letter and heritage tree survey
• Conroe, TX — PE-stamped foundation plans and NFIP flood requirements
• Dallas County area

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Pricing

Your first plan is free — no card required.

For Enterprise deals contact sales@siteplans.ai

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FAQ

1. How many copies of my site plan does Dallas require?

Two complete, full-size copies must be submitted with every residential permit application.

2. What is the certified county plat and where do I get it?

It's a certified copy of your recorded lot plat, showing legal boundaries as filed with the county. Obtain it from the Dallas County Clerk at 509 Main St, 2nd Floor, Dallas, TX (or Collin/Denton County Clerk if applicable).

3. Do I need an engineer's letter for a second-story addition?

Yes. An engineer's letter verifying that the existing foundation and first-floor framing can structurally support the new second-story load is required before the permit will be issued.

4. What are the setbacks in Dallas?

R-7.5(A): Front 25 ft, Side 5 ft, Rear 5 ft. R-5(A): Front 20 ft, Side 5 ft, Rear 5 ft. R-10(A): Front 30 ft, Side 8 ft, Rear 8 ft. Always verify your specific zoning designation with the Building Inspection Division.

5. What must the Dallas site plan show?

Legal description, standard scale, north arrow, all property lines with metes and bounds, building lines, easements, footprint of all structures including projections, setbacks, drive approaches, maneuvering areas, sidewalks, curbs, utility poles, and storm water inlets.

6. Can plans be submitted as reduced copies?

No. Plans must be full-size — not reduced. They must be sufficiently large and legible to take accurate dimensions.

7. Where do I submit permit applications in Dallas?

Through the Develop Dallas portal. Upload all documents, including the site plan and certified county plat.

8. Does the Energy Code apply to my project?

Dallas enforces its Residential Green Building Program and Energy Compliance requirements. Energy Compliance forms must be included in the permit package.

9. Does EPA Lead RRP apply to my project?

If your project involves work on a structure built before 1978, EPA Lead RRP compliance documentation is required.

10. What if my property boundary looks wrong in the tool?

Cross-reference with Dallas Central Appraisal District (DCAD) records. If there's a discrepancy, hire a licensed surveyor before submitting.

11. Does SitePlans.ai guarantee permit approval?

No. Permit approval depends on your local building department's review, project scope, and code compliance.

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