What are the typical residential setbacks in Indianapolis?

In D-3 zones (most common single-family), front setbacks are 25 feet, side setbacks 5 feet, and rear setbacks 25 feet with 35% maximum lot coverage. D-5 compact zones have 20-foot front setbacks and 45% coverage. Corner lots require a street-side setback of 50% of the front setback. Verify through the Indy GIS portal at maps.indy.gov.

How does the consolidated government affect permitting?

Indianapolis and Marion County operate under a consolidated government (Unigov), meaning BNS handles all building permits throughout Marion County (except for excluded cities like Beech Grove, Lawrence, Southport, and Speedway). This creates a single permitting authority for most of the metropolitan area.

What stormwater management is required?

Projects disturbing 1 acre or more need a stormwater management plan with post-construction BMPs. Citizens Energy Group charges monthly stormwater fees based on impervious surface. Green infrastructure measures are encouraged. The DigIndy tunnel project is addressing combined sewer overflow issues citywide.

What historic district requirements apply?

The Indianapolis Historic Preservation Commission reviews projects in designated historic districts and for individual landmarks. A Certificate of Appropriateness is required for exterior work. Conservation districts have less restrictive design review. IHPC review adds 30-60 days to the timeline.

What transit-oriented development standards apply?

Properties along IndyGo BRT corridors (Red Line and future routes) may have reduced parking requirements and increased density allowances. The Regional Center Overlay covers downtown with modified setbacks and parking reductions. Some areas use form-based code with build-to lines instead of traditional setbacks.

How do I submit plans to BNS?

Submit through Accela Citizen Access at indygov.org for electronic plan review. Upload plans in PDF format, pay fees, and track status. Walk-in service is at 200 E. Washington Street, Suite 1160. Over-the-counter permits are available for minor residential work.

Does Indianapolis require parking for new homes?

Yes, single-family dwellings typically require 2 off-street parking spaces. Multi-family requires 1.5-2 spaces per unit. Reduced parking is available in the Regional Center Overlay and along BRT corridors. Some form-based code areas have eliminated parking minimums.

How long does the Indianapolis permit process take?

Residential plan review takes 10-15 business days. Commercial permits take 20-30 business days. Over-the-counter permits for minor work are processed same-day. IHPC review for historic properties adds 30-60 days.

Indianapolis Site Plan Requirements & Permit Guide (2025)

By Site Plan Creator Team • March 6, 2026

Everything you need to know about creating site plans for building permits in Indianapolis, including the Consolidated Zoning and Subdivision Ordinance.

Indianapolis Site Plan Requirements: Complete Guide for Building Permits

Creating a site plan for a building permit in Indianapolis, Indiana requires meeting specific requirements set by the Department of Business and Neighborhood Services (BNS). Indianapolis operates under a consolidated city-county government (Unigov) with Marion County, meaning BNS handles permitting for the entire county. The Consolidated Zoning and Subdivision Ordinance (Chapter 744) governs all development.

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

A site plan is a scaled drawing showing your property boundaries, existing structures, proposed construction, setbacks, and site features. BNS requires a site plan for all building permit applications to verify compliance with the Consolidated Zoning Ordinance and the Indiana Building Code. Look up your property's zoning through the Indy GIS portal at maps.indy.gov.

Required Site Plan Elements for BNS

Property boundaries with accurate dimensions and total lot area
Setbacks from all property lines per Chapter 744
Existing structures with square footage, height, and use
Proposed construction clearly distinguished from existing
Lot coverage calculation
Parking spaces per Chapter 744 parking regulations
Driveways and access with dimensions
Landscaping and buffering per the ordinance
Drainage and stormwater features
North arrow and scale
Marion County parcel number

Indianapolis Zoning and Setback Requirements

D-A (Dwelling, Agricultural): Front 30 feet, side 8 feet, rear 25 feet. Lot coverage max 25%.
D-3 (Dwelling, Single-Family): Front 25 feet, side 5 feet, rear 25 feet. Lot coverage max 35%.
D-5 (Dwelling, Single-Family Compact): Front 20 feet, side 5 feet, rear 25 feet. Lot coverage max 45%.
D-8 (Dwelling, Two-Family): Front 20 feet, side 5 feet, rear 25 feet. Lot coverage max 50%.
D-10 through D-12 (Multi-Family): Front 20 feet, side 10 feet, rear 25 feet. Lot coverage max 60-65%.
Corner lots: Street-side setback is 50% of the front setback requirement.

Regional Center and Transit-Oriented Development

Indianapolis has adopted progressive development standards for downtown and transit corridors:

Regional Center Overlay: Downtown and near-downtown areas with modified setbacks, parking reductions, and design standards
IndyGo BRT corridors: Transit-oriented development standards along the Red Line and future BRT routes with reduced parking and increased density
Form-based zones: Select areas use form-based code with build-to lines and frontage requirements instead of traditional setbacks

Stormwater Management Requirements

Indianapolis stormwater is managed by the Department of Public Works (DPW) and Citizens Energy Group:

Stormwater management plan: Required for projects disturbing 1 acre or more
Post-construction BMPs: Required for regulated projects to manage water quality and quantity
Green infrastructure: Indianapolis encourages bioretention, rain gardens, pervious pavement, and other LID measures
Stormwater utility fee: Monthly fee from Citizens Energy Group based on impervious surface
Combined sewer overflow (CSO): The DigIndy tunnel project addresses CSO; green infrastructure helps reduce inflow

Historic Preservation Requirements

Indianapolis Historic Preservation Commission (IHPC) reviews projects in designated historic districts and for individual landmarks
Certificate of Appropriateness required for exterior work in historic districts
Conservation districts: Less restrictive design review preserving neighborhood character
IHPC review adds 30-60 days to the permit timeline

How to Submit Your Site Plan

Accela Citizen Access

Submit through Indianapolis's Accela Citizen Access portal at indygov.org for electronic plan review.

In-Person Submission

Walk-in service at 200 E. Washington Street, Suite 1160 for permit applications.

Permit Fees and Timeline

Plan review fees: Based on project scope per BNS fee schedule
Building permit fees: Calculated from construction cost
No traditional impact fees: Indianapolis does not charge development impact fees
Timeline: Residential plan review 10-15 business days. Commercial 20-30 business days. IHPC review adds 30-60 days. Over-the-counter permits available for minor residential work.

Creating Your Indianapolis Site Plan with Site Plan Creator

Site Plan Creator makes it easy to generate a professional, permit-ready site plan for your Indianapolis 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 BNS submission.

Frequently Asked Questions

What are the typical residential setbacks in Indianapolis?: In D-3 zones (most common single-family), front setbacks are 25 feet, side setbacks 5 feet, and rear setbacks 25 feet with 35% maximum lot coverage. D-5 compact zones have 20-foot front setbacks and 45% coverage. Corner lots require a street-side setback of 50% of the front setback. Verify through the Indy GIS portal at maps.indy.gov.
How does the consolidated government affect permitting?: Indianapolis and Marion County operate under a consolidated government (Unigov), meaning BNS handles all building permits throughout Marion County (except for excluded cities like Beech Grove, Lawrence, Southport, and Speedway). This creates a single permitting authority for most of the metropolitan area.
What stormwater management is required?: Projects disturbing 1 acre or more need a stormwater management plan with post-construction BMPs. Citizens Energy Group charges monthly stormwater fees based on impervious surface. Green infrastructure measures are encouraged. The DigIndy tunnel project is addressing combined sewer overflow issues citywide.
What historic district requirements apply?: The Indianapolis Historic Preservation Commission reviews projects in designated historic districts and for individual landmarks. A Certificate of Appropriateness is required for exterior work. Conservation districts have less restrictive design review. IHPC review adds 30-60 days to the timeline.
What transit-oriented development standards apply?: Properties along IndyGo BRT corridors (Red Line and future routes) may have reduced parking requirements and increased density allowances. The Regional Center Overlay covers downtown with modified setbacks and parking reductions. Some areas use form-based code with build-to lines instead of traditional setbacks.
How do I submit plans to BNS?: Submit through Accela Citizen Access at indygov.org for electronic plan review. Upload plans in PDF format, pay fees, and track status. Walk-in service is at 200 E. Washington Street, Suite 1160. Over-the-counter permits are available for minor residential work.
Does Indianapolis require parking for new homes?: Yes, single-family dwellings typically require 2 off-street parking spaces. Multi-family requires 1.5-2 spaces per unit. Reduced parking is available in the Regional Center Overlay and along BRT corridors. Some form-based code areas have eliminated parking minimums.
How long does the Indianapolis permit process take?: Residential plan review takes 10-15 business days. Commercial permits take 20-30 business days. Over-the-counter permits for minor work are processed same-day. IHPC review for historic properties adds 30-60 days.

How to Create a Site Plan in Indianapolis

Look Up Your Property Information: Use the Indy GIS portal at maps.indy.gov to find your zoning district, historic district status, overlay districts, and flood zone. Note your Marion County parcel number.
Determine Review Requirements: Check for historic district, Regional Center Overlay, BRT corridor, or form-based code requirements. Determine if your project is by-right or needs variance/rezoning from the Board of Zoning Appeals.
Create Your Site Plan: Enter your Indianapolis address in Site Plan Creator to load property boundaries, building footprints, and aerial imagery. Add setback lines per Chapter 744.
Include All Required Elements: Ensure your site plan includes property boundaries, setbacks, lot coverage, parking, driveways, landscaping, stormwater features, and north arrow with scale.
Prepare Supporting Documents: Prepare stormwater management plans for regulated projects. For historic districts, prepare IHPC Certificate of Appropriateness application.
Submit Through Accela Portal: Upload plans through Accela Citizen Access. Pay fees and track status. Submit IHPC applications concurrently if in a historic district.
Manage Review and Obtain Permit: Respond to BNS reviewer comments. Attend IHPC or BZA hearings as required. Once approved, pay final fees, receive permit, and schedule inspections.