Baltimore Site Plan Requirements & Permit Guide (2025)

By Site Plan Creator Team •

Guide to creating site plans for building permits in Baltimore, including DHCD requirements and the TransForm Baltimore zoning code.

Baltimore Site Plan Requirements: Complete Guide for Building Permits

Creating a site plan for a building permit in Baltimore, Maryland requires meeting specific requirements set by the Department of Housing and Community Development (DHCD), which manages permits and inspections. Baltimore's development is governed by Article 32 (Zoning) of the Baltimore City Code and the Transform Baltimore Comprehensive Zoning Code, which modernized the city's zoning in 2017.

What Is a Site Plan and Why Does Baltimore Require One?

A site plan is a scaled drawing showing your property boundaries, existing structures, proposed construction, setbacks, and site features. DHCD requires a site plan for all building permit applications to verify compliance with the Transform Baltimore Zoning Code and the International Building Code as adopted by Maryland. Look up your zoning through the city's CELS mapping portal.

Required Site Plan Elements for DHCD

  • Property boundaries with accurate dimensions and total lot area
  • Setbacks from all property lines per the Zoning Code
  • Existing structures with square footage, height, and use
  • Proposed construction clearly distinguished from existing
  • Lot coverage and Floor Area Ratio (FAR) calculations
  • Parking spaces per Zoning Code (residential zones often have no minimum)
  • Driveways and access points with dimensions
  • Stormwater management features per Maryland Stormwater Design Manual
  • Tree survey showing all trees on the property
  • North arrow and scale
  • Maryland Department of Assessments and Taxation (SDAT) account number

Baltimore Zoning and Setback Requirements

The Transform Baltimore Zoning Code uses a transect-based approach:

  • R-1 (Detached Residential): Front 25 feet, side 8 feet, rear 25 feet. Lot coverage max 35%. FAR max 0.5.
  • R-2 (Detached/Semi-Detached): Front 25 feet, side 4 feet, rear 25 feet. Lot coverage max 45%.
  • R-4 (Rowhouse): Front varies by block context (typically 0-15 feet), side 0 feet (party wall), rear 18 feet minimum. Lot coverage max 70%.
  • R-5 through R-8 (Multi-Family): Increasing density with modified setbacks and FAR limits from 0.75 to 4.0.
  • Rowhouse zones: The dominant residential form in Baltimore; front setback follows the established building line of the block.

Historic Preservation Requirements

Baltimore has extensive historic districts overseen by the Commission for Historical and Architectural Preservation (CHAP):

  • Over 50 local historic districts covering large portions of the city
  • Certificate of Appropriateness required for exterior alterations, new construction, and demolition in CHAP districts
  • Tax credits: Baltimore and Maryland offer significant historic rehabilitation tax credits (up to 25% state credit) as incentives for appropriate preservation
  • National Register districts: Federal tax credits available for income-producing properties
  • CHAP review adds 30-60 days to the permit timeline

Maryland Stormwater Management Requirements

Baltimore follows Maryland's comprehensive stormwater regulations:

  • Environmental Site Design (ESD): Maryland requires ESD to the Maximum Extent Practicable (MEP) for all new development
  • Threshold: Projects disturbing 5,000+ sq ft or creating 500+ sq ft of impervious surface require stormwater management
  • ESD practices: Rain gardens, micro-bioretention, permeable pavement, green roofs, rooftop disconnection, and conservation landscaping
  • Baltimore City DPW approval: Required for all regulated projects
  • Stormwater utility fee: Monthly fee based on impervious surface area

Flood Zone Requirements

Baltimore has flood risk areas particularly along the Inner Harbor, Jones Falls, and Gwynns Falls:

  • FEMA flood zones: AE zones along waterways and the harbor
  • Elevation requirements: New residential construction must be elevated to BFE plus freeboard per Maryland Building Performance Standards
  • Coastal flood risk: The Inner Harbor and Fells Point areas face tidal flooding risk
  • Your site plan must show flood zone designation and proposed elevations if applicable

Parking Requirements

Baltimore has reformed parking requirements as part of the Transform Baltimore Code:

  • No minimum parking required in most residential zones (R-4 through R-8)
  • Transit-oriented development: Reduced parking near transit stations
  • Maximum parking limits in some commercial zones to discourage excess surface parking
  • Where parking is provided, your site plan must show ADA-accessible spaces, dimensions, and access drives

How to Submit Your Site Plan

Online Permits

Submit through Baltimore's online permitting portal at dhcd.baltimorecity.gov for electronic plan review. Upload plans in PDF format, pay fees, and track status.

In-Person Submission

Walk-in service at 417 E. Fayette Street, Room 100 for permit applications and questions.

Permit Fees and Timeline

  • Plan review fees: Based on project scope per DHCD fee schedule
  • Building permit fees: Calculated from construction cost
  • No impact fees: Baltimore does not charge traditional development impact fees
  • DPW stormwater review fees: For projects requiring stormwater management plans
  • Timeline: Residential plan review 10-15 business days. Commercial 20-30 business days. CHAP review adds 30-60 days. DPW stormwater review adds 15-30 days.

Creating Your Baltimore Site Plan with Site Plan Creator

Site Plan Creator makes it easy to generate a professional, permit-ready site plan for your Baltimore property. Simply enter your address, and the tool automatically loads your property boundaries, building footprints, and aerial imagery. You can then add setback lines, label structures, draw proposed construction, and export a scaled PDF ready for DHCD submission.

Frequently Asked Questions

What are Baltimore's rowhouse setback requirements?
In R-4 rowhouse zones (Baltimore's most common residential type), front setbacks follow the established building line of the block (typically 0-15 feet), side setbacks are 0 feet (party wall), and rear setbacks are 18 feet minimum. Lot coverage can be up to 70%. Detached R-1 zones require 25-foot front and 8-foot side setbacks.
What historic preservation requirements apply?
Baltimore has over 50 local CHAP historic districts. Properties in these districts need a Certificate of Appropriateness for exterior alterations, new construction, and demolition. CHAP review adds 30-60 days. Baltimore and Maryland offer significant rehabilitation tax credits (up to 25% state credit) for appropriate historic preservation work.
What stormwater management is required?
Maryland requires Environmental Site Design (ESD) to the Maximum Extent Practicable. Projects disturbing 5,000+ sq ft or creating 500+ sq ft of impervious surface need a stormwater management plan approved by DPW. ESD practices include rain gardens, permeable pavement, green roofs, and conservation landscaping. Monthly stormwater utility fees apply.
Does Baltimore require parking for new homes?
No. The Transform Baltimore Zoning Code eliminated minimum parking requirements in most residential zones (R-4 through R-8), which cover the majority of the city. Where parking is voluntarily provided, it must meet ADA accessibility standards. Maximum parking limits apply in some commercial zones.
What flood zone requirements apply?
Properties in FEMA AE zones along the Inner Harbor, Jones Falls, and Gwynns Falls must elevate new construction to BFE plus freeboard per Maryland Building Performance Standards. The Inner Harbor and Fells Point face tidal flooding risk. Your site plan must show flood zone designation and proposed elevations.
How do I submit plans to DHCD?
Submit through Baltimore's online permitting portal at dhcd.baltimorecity.gov for electronic plan review. Upload plans in PDF format, pay fees, and track status. Walk-in service is at 417 E. Fayette Street, Room 100. Residential permits typically take 10-15 business days.
What tax incentives are available for historic buildings?
Baltimore offers significant tax incentives: Maryland Heritage Structure Tax Credit (up to 25% of qualified expenses), Baltimore City Historic Tax Credit, and Federal Historic Preservation Tax Credit (20% for income-producing properties). These credits make historic rehabilitation projects financially attractive and can be combined for substantial savings.
How long does the Baltimore permit process take?
Residential plan review takes 10-15 business days. Commercial permits take 20-30 business days. CHAP review for historic properties adds 30-60 days. DPW stormwater review adds 15-30 days. Simple residential projects may qualify for expedited processing.

How to Create a Site Plan in Baltimore

  1. Look Up Your Property Information: Use Baltimore's CELS mapping portal to find your zoning district, CHAP historic district status, flood zone, and development standards. Note your SDAT account number.
  2. Determine Review Requirements: Check if your property is in a CHAP historic district, flood zone, or requires stormwater management. Determine if your project complies with the Transform Baltimore Code or needs zoning relief.
  3. Create Your Site Plan: Enter your Baltimore address in Site Plan Creator to load property boundaries, building footprints, and aerial imagery. Add setback lines and label structures per your zoning district.
  4. Include All Required Elements: Ensure your site plan includes property boundaries, setbacks, lot coverage, FAR, parking (if provided), stormwater features, flood zone if applicable, and north arrow with scale.
  5. Prepare Supporting Documents: For CHAP districts, prepare photos and architectural descriptions. For regulated projects, prepare stormwater management plans with ESD measures. Prepare flood elevation documentation if needed.
  6. Submit Through Online Portal: Upload plans through the online permitting portal. Pay fees and track status. Submit CHAP applications concurrently if in a historic district. Submit DPW stormwater plans separately if required.
  7. Manage Review and Obtain Permit: Respond to DHCD reviewer comments. Attend CHAP hearings if required. Once all approvals obtained, pay final fees and receive your building permit. Post permit on site and schedule inspections.