Why a permit-ready site plan matters on Orcas Island

Small missing details on a site plan can turn a quick permit into a months long headache on Orcas Island. San Juan County expects scaled plans that show property lines, setbacks, wells, septic, LPG tanks, driveways, and topography. San Juan County's site-plan instructions spell out those requirements and common drawing errors. Drawing A Site Plan Instructions (San Juan County)

Submissions go through the county Permit Center (SmartGov), and review times can run from a few days to over 250 days depending on complexity. San Juan County Permit Center (SmartGov)

This post walks you through the core plan content, environmental and utility constraints, and practical logistics like drainage, access, and prefab or phased builds. Missing title blocks, north arrows, property dimensions, or critical-area mapping commonly trigger plan returns and costly rework.

Drawing standards and the must-have elements reviewers won’t skip

Want your packet returned less often? Start by following San Juan County's drawing rules exactly. San Juan County's site-plan instructions spell out scale, sheet size, title block, and required plan content. Drawing A Site Plan Instructions (San Juan County)

Draw site plans to a standard engineering scale such as 1" = 20', 30', 40', or 50' and include a bar scale so a reduced copy stays accurate. Use preferred sheet sizes like 8.5"x11", 11"x17", 18"x24", or 24"x36" and only use 8.5"x11" when everything remains legible.

Site identification, title block, and orientation

Every sheet must carry a complete title block with owner name, site address, tax parcel number, lot description, drawing title and scale, revisions, date, and preparer contact information. Also include a north arrow on all site and related drawings so reviewers can quickly verify orientation and setbacks.

What to show on the map so reviewers don't ask for basics

• Show the location and dimensions of all property lines clearly so setbacks and lot coverage are verifiable.
• Label all easements by type and dimension, including utility, drainage, view, open space, and access easements.
• Delineate the Limits of Work to show exactly where grading, excavation, fill, driveways, and structures will occur.
• Plot existing and proposed buildings with dimensions, heights, uses, and distances to property lines measured to the furthest projection.
• Show on-site driveways, parking, and total impervious surface square footage so stormwater reviewers can reconcile plans.

Topography, elevations, and legibility tips

Provide spot elevations at each corner of the site and at each corner of the structure base. If the parcel slope exceeds 1:10, include existing and proposed contours at 5-foot intervals so grading impacts are clear.

Make text readable in at least 10-point font and avoid colors reserved for staff comments. We recommend a final checklist: scale with bar, north arrow, full title block, property lines and easements, Limits of Work, building footprints, elevations, and contours.

Check these items before uploading to SmartGov to avoid simple returns and delays. For common permit pitfalls and pre-permit strategies we use on Orcas, see our guide: Permit Pitfalls on Orcas: How to Avoid Delays and Costly Rework

Map the constraints reviewers check first to speed approvals

Want fewer plan returns and faster reviews? Start by mapping the constraints that drive every San Juan County checklist. Reviewers look first for zoning limits, shoreline and critical-area buffers, septic and well locations, and clear utility routes.

Critical areas, shoreline, and zoning — show the buffers and overlays

San Juan County requires all critical areas and their buffers to be delineated on the site plan. That includes wetlands, streams, ponds, geologic hazards, flood areas, and fish and wildlife habitat.

If your work is within 300 feet of a potential wetland you will need a wetland report or delineation prepared by a qualified professional. Shoreline rules apply inside 200 feet of the ordinary high water mark and can add additional setbacks and mitigation.

For quick reference see the county wetland guidance and the state Critical Areas Ordinance.

Wells and septic — show availability, setbacks, and the reserve area

You must get a Certificate of Water Availability from San Juan County Health before you submit a building permit application. If a septic system is involved, a licensed on-site sewage designer must prepare and submit the sewage design ahead of the permit.

On the plan show the proposed tank and drainfield footprint, plus a clearly labeled reserve drainfield area for future use. Also show well protection zones and standard setbacks so reviewers can verify separations at a glance.

Utilities and access — trace routes, easements, and safety clearances

Include routing for electrical lines, solar arrays, propane tanks, and fuel piping on the site plan. Note required clearances and firefighter access for solar and the location and size of any LPG tanks.

Label existing utility easements and any proposed trenching or surface runs so reviewers can check impacts to buffers or trees.

Supporting studies you should plan to attach

• Wetland delineation and report prepared by a qualified wetlands professional when work is within 300 feet of a possible wetland.
• Geotechnical report for development in or within 200 feet of Category I geologic hazard areas, or where steep slopes exist.
• Septic feasibility study and full on-site sewage system design prepared by a licensed designer, showing drainfield and reserve area.
• Arborist report for hazard tree removal, and when significant trees may be affected by construction or access routes.
• Stormwater and soils reports if land disturbance exceeds thresholds such as 7,000 square feet of clearing or new impervious area.

Practical takeaway: put these layers on separate, labeled sheets so reviewers can find each item quickly. Show reserve drainfield zones, well protection areas, and utility paths clearly. Submit the water certificate and septic design before applying to DCD.

Make drainage, logistics, and fire access obvious to reviewers

Worried your site plan will get bounced back? Make the functional systems impossible to miss. San Juan County requires a Stormwater Site Plan for most projects and for any work that creates 2,000 square feet or more of new or replaced impervious surface, or disturbs 7,000 square feet or more of land. Lay that out first so reviewers know you met thresholds. San Juan County Stormwater Management Guidance

Show existing and proposed drainage plainly on the map. Label contours, flow arrows, pipes, swales, ponds, and the total impervious area with your calculations so stormwater reviewers can reconcile numbers at a glance.

Draw permaculture features the way reviewers expect

Swales, rain gardens, ponds, and cisterns must be dimensioned and annotated, not just sketched. Explain grades, infiltration design or underdrains, overflow routes, and setbacks to wells and foundations so the feature reads as engineered and maintainable.

• Show swale width, depth, grade, berm shape, and the intended overflow path.
• List infiltration rates or storage calculations for rain gardens, ponds, and cisterns.
• Attach a maintenance plan that describes sediment removal, inspection frequency, and responsible parties.

Map phased and prefab logistics so installation looks workable

If modules are shop-built or you plan phased work, show delivery routes, staging zones, and crane locations. Identify swing radii and sequence so reviewers can see safe lifts and unobstructed emergency access.

• Mark primary ingress and egress for oversized trucks with turning radii and any road upgrades needed.
• Reserve a visible staging area for modules and materials that keeps access drives clear.
• Show crane footprint and swing circle, and note temporary ground protection or cribbing to carry heavy loads.

Document drive, fire access, and erosion controls up front

Driveway plans must include finished width, grades, and turning provisions so inspectors can verify safe access. Fire apparatus access needs a 20-foot clear width, turnarounds for dead ends over 150 feet, vertical clearance of 13 feet 6 inches, and pavement or structure to carry roughly a 75,000-pound load.

Show erosion BMPs and wildfire controls on the same sheets as logistics. Indicate staged clearing, silt fences or check dams, re-vegetation plans, and defensible-space zones with plant types or hardscape limits so both environmental and fire reviewers can sign off.

Next steps to get your site plan approved

Ready to move from drawings to a permit?

• Request a San Juan County pre-application meeting and ask for a site visit to identify required studies and constraints.
• Assemble key reports up front: Certificate of Water Availability, septic design, wetland or geotechnical studies, and arborist or stormwater reports as needed.
• Show phased work, delivery routes, drainage, and fire access on scaled, legible drawings so reviewers can verify a buildable sequence.
• Submit through the San Juan County Permit Center (SmartGov) and monitor status with My Portal so you can track review timelines. San Juan County Permit Center (SmartGov)

Thorough, legible plans plus early coordination with county planners, the health department, and tribal or state reviewers are the fastest path to approval.

If you want help turning plans into a permit-ready package in Eastsound or the San Juan Islands, Cascadian Design-Build can help. Call us at (360) 472-0022 or email info@cascadian.homes.

We'll keep your project green, clear, and on track so you can enjoy a smoother build and more time on the island things that matter.