This page outlines the Application Instructions and Submittal Requirements necessary to obtain a site plan permit within the City of Austin's jurisdiction (full-purpose and limited-purpose city limits). The regulatory requirements and approval procedures are defined in Volume III, Chapter 25 of the City of Austin Land Development Code (LDC).

The application and checklist are available on the Forms & Applications webpage. Additional information about the site plan permitting process can be found by visiting the Site Plans, Exemptions, and Corrections webpage.

All requirements can also be found in the City of Austin Land Development Code. 
 

What you will find on this page:

Application Instructions

The application must be complete and accurate before submitting. Please refer to the following descriptions to ensure all information is entered correctly. All information is required (if applicable).

Project Information

Choose the Application type

This information can be found on the Site Plans, Exemptions, and Corrections webpage.

Small Project

Your project may qualify as a small project if all conditions required by Land Development Code 25-5-3 are met:

  • Your project consists of a building, a parking area, or both – and
  • Totals 5,000 square feet or less of impervious cover – and
  • Has a maximum limit of construction of 10,000 square feet

Small projects have reduced fees, shorter review times, and do not require notification.

Project Name

Provide the name of the proposed project.

Project Street Address (or range)

Provide the project's street address or range of addresses for all streets abutting the property. For assistance, call 512-974-2797 or email addressing@austintexas.gov. For more information, visit the Address Management Services webpage.

Description of Proposed Development

Provide a summary description of the proposed project, including the type of development, number of buildings, and other proposed site improvements such as parking, water quality/detention ponds, landscaping, etc.

Legal Description or Subdivision Reference

The site plan will not be released unless it has been determined that the tract is a legal lot/tract. This determination will be made during the review process. If it cannot be determined that the tract is a legal lot/tract, the applicant will be requested to prove legal lot status or subdivide. If a subdivision is required, it must be recorded prior to the release of the site plan.

Legal Description example:

  • East 50 feet of Lot 1, Block A, Austin Subdivision
  • One acre out of the Santiago Del Valle Grant, as recorded in Volume 1, Page 1, of Travis County Deed Records

Deed Reference

Provide the volume, document number, and page numbers of the deed conveying the property to the present owner and the total size of the property conveyed. This information is on the deed or is available from the title company or through the County Appraisal District.

Tax Parcel Number(s)

These numbers may be found on the tax plats or tax certificates you are providing.

Applicant/Agent Information

Provide all contact information. If an agent is designated, this is considered the “Applicant” and will be the primary contact.

Owner Information

If the owner is not the applicant, provide all contact information. The current owner must sign the application or attach a written authorization for the agent. Be sure all signatures are legible and address information is correct.

Engineer Information

Provide all engineer contact information, if applicable.

Other Professional/Trade Information

Provide all professional and/or trade contact information, if applicable. Examples include general contractors, electrical contractors, and landscape architects.

Property Attributes

Affordable Housing Programs

  • Permanent Supportive Housing (PSH)

    Permanent Supportive Housing projects include a residential element to satisfy affordability requirements. The project must meet eligibility requirements as determined by the City of Austin Housing Department. These projects must proceed through early design consultation services through the Public Project Division. Visit the Public Project Review webpage to learn more.

  • S.M.A.R.T. Housing

    S.M.A.R.T. Housing projects include a residential element meeting affordability requirements. A pre-certification letter from the City of Austin Housing Department and a subsequent pre-submittal meeting are required prior to the site plan application submittal. For more detailed information regarding submittal requirements, expedited timeframes, and discounted fees, visit the Housing Development Assistance webpage.

  • Density Bonus

    Indicate your intention to pursue a density bonus. If the certification letter from the Housing Department has been obtained, submit it with the site plan completeness check application. For more detailed information regarding various density bonus programs, visit the Housing Development Assistance webpage.

  • Government Funding

    Please indicate if your project has received government funding, including tax credits or bonds. Please indicate any funding expiration dates affecting permitting timelines.

Tax Credits or State/Federal Funding

Indicate if there are tax credits or state/federal funding.

Capital Improvement

Capital Improvement Projects (CIP) are directly funded and maintained by the City of Austin (or city department) or feature an explicit agreement to qualify as CIP. Projects range from street reconstruction and water/wastewater infrastructure improvements to new fire stations and libraries.

School Project (AISD/Charter School)

We recognize the development of independent school districts within the City of Austin’s full-purpose jurisdiction as a public primary educational facility per LDC 25-2-6(37), inclusive of open enrollment charter schools as defined under the Texas Education Code.

School District

Provide the name of the school district that this project is located within.

Demolition

If the site plan includes the demolition of an existing building(s) or structure(s), one photograph with an oblique view (front and side façade in the same photo) for each building to be demolished must be submitted with the application.

Number of Newly Proposed Residential Units (if applicable)

Indicate the number of living units for all multifamily projects.

Current Watershed Protection Regulations

To determine the following information, refer to the GIS Viewer, Property Profile:

  • Smart Growth Zone/Drinking Water Protection Zone
  • Watershed
  • Watershed Classification
  • Edwards Aquifer Recharge Zone

In order to determine if your project is not subject to current watershed regulations, submit the Project Review Form (formerly Chapter 245 Review form). The form must be approved for Vested Rights Review prior to submittal of the completeness check application.

Hill Country Roadway

The following information is required when a project is located within a Hill Country Roadway Corridor (see Land Development Code Chapter 25-2, Article 11 for more information):

  • Construction lines, including all buildings, parking and vehicular use areas, and all areas of required cut and fill
  • Methods of screening all air conditioning and heating units, penthouses, parapet walls, or water storage reservoirs for fire safety from public view, both vertically and horizontally
  • Horizontal view cross-section of all structures and the height of each structure drawn to scale to illustrate the height calculations
  • For projects requesting performance incentives for scenic vista protection, the plan shall:
    • Illustrate the location and nature of any existing or potential scenic vista from or in close proximity to public roadways or recreation areas
    • Show how vistas would be impacted by the proposed development
  • A slope map drawn at a maximum of 5-foot contour intervals indicating all improvements (structures, driveways, and parking areas) on slopes of 1-15%, 15-25%, 25-35%, and over 35%
  • The total area (in sq. ft.) within each slope of 0-15% 15-25%, 25-35%, and over 35%
  • Floor-area information based on intensity zone and slope gradients

Principal Street Type

Please refer to Land Development Code 25-2, Subchapter E, to determine your project’s street type.

Neighborhood Plan

To determine whether this site is located within a neighborhood plan, visit the Long Range Planning webpage.

Regulating Plans

Visit the Plans, Regulations, and Special Projects webpage to determine whether this site is located within a TOD District, the North Burnet Gateway (NBG), or the East Riverside Corridor (ERC).

To determine whether this site is located within a Planned Unit Development (PUD) or Planned Development Agreement (PDA), visit the Office of the City Clerk webpage.

Historic District

To determine the following information, refer to the GIS Viewer, Property Profile:

  • Local Historic District (HD zoning)
  • National Register Historic District
  • Landmarked property (H zoning)

Great Street Program

Visit the Great Streets Program webpage to learn more information and requirements.

License Agreements

Property owners must obtain a license agreement with the City of Austin to temporarily encroach into a public right-of-way or an easement for the private use of a structure or improvement (see City Code Chapter 14-11). The City reserves the right to give the Licensee 90 days' notice to remove the encroaching improvement. The following are the most common examples of when license agreements are required: Tower cranes, retention or excavation support systems, streetscapes, awnings, canopies, benches, bike racks, trash receptacles, street trees, landscaping, irrigation, outdoor dining areas or pedestrian lighting.

Visit the Land Development Engineering webpage to learn more about the License Agreement requirements and application process.

Service Providers

Provide the name for each of the following:

  • Electric Utility Provider
  • Water Provider
  • Wastewater Disposal Provider

Application Assessment

Traffic Impact Analysis (TIA)

A Traffic Impact Analysis (TIA) determination is required prior to the submittal of the site plan application. This determination is made by the Transportation and Public Works Department. Check whether a Transportation Impact Analysis is required to complete the TIA Determination Worksheet and to learn more about the TIA requirements.

Large Retail Use

According to Ordinance # 20070215-072 a large retail use (100,000 sq. ft. or greater) requires a Conditional Use Permit from the Land Use Commission.

Conditional Use

Land Development Code 25-2-491 provides a table listing permitted and conditional uses for each zoning district.  “P” means a permitted use, “C” means a conditional use, and “X” means a use is prohibited. A conditional use site plan permit requires approval from the Land Use Commission.

Development Assessment or Concept Site Plan

If you have received a Development Assessment or Concept Site Plan Application, indicate the file number. For received Development Assessments, Intake staff will apply the credit associated with the assessment to your application fee. The assessment credit is void if not used within six months.

Off-Site Parking

If off-site parking is requested, the site plan must show the primary use, the off-site parking, and the property address and legal description of both sites. To assure the continued availability of the parking, a written agreement between the owner of the off-site parking and the owner of the primary use is required. In addition, an Off-Site/Shared Parking Application and fees are required. Consult with the Transportation and Public Works Department for more details.

Shared Parking

If shared parking approval is being requested under Section 25-6-476, a Shared Parking Analysis is required. In addition, an Off-Site/Shared Parking Application and fees are required. Consult with the Transportation and Public Works Department for more details.

Site Area Information

Site Area

Indicate the gross and net site area and the limits of construction. See Section 25-1-21(44) of the Land Development Code for a definition of Gross Site Area, and Section 25-8-62 for a definition of Net Site Area.

Zoning Chart

Complete the chart, indicating the zoning (within the City limits), existing and proposed uses, and area of each tract. If there is only one tract, refer to it as Tract 1.

Impervious Cover

Indicate the existing and proposed percent of impervious cover. Impervious cover is anything that prevents water from percolating into the ground, such as buildings, drives, concrete pads or walkways, compacted surfaces for driving, etc. For questions, consult the Land Development Information Services (LDIS).

Underground Storage Tanks

If underground storage tanks are existing or proposed, additional review will be required.

Related Cases

Provide the file numbers which relate to applications on this property that have been filed in the past.

Land Use Site Plan Data – as applicable

Consult with Land Development Information Services (LDIS) to determine the following information:

  • Compatibility Standards (Article 10 of Land Development Code 25-2-1051)
  • Combining District/Overlay Zone
  • Green Building Program Rating

Waiver/Variance/Etc. – as applicable

Indicate all waivers, variances, or alternatives being pursued in this application. Identifying the need for these at the beginning of the process may help prevent delays.

Variances

When requesting a variance, please include in the Engineer’s Summary Letter a description of the variance and justification, and the applicable ordinance and section from which you are requesting a variance.

City Arborist Review

Indicate the tree information that is being impacted by the development.

Submittal Verification

Ensure all information entered in the application is complete and accurate before signing.

Inspection Authorization

As part of the application process, provide permission for inspection of the property. If a gate exists on the property, provide the contact information.

Acknowledgment Form

The applicant should carefully check the subdivision plat note/deed restrictions records before signing the Acknowledgment Form. Plat notes are shown on the face of the subdivision plat. Plats are available at the City or the Courthouse. Deed restrictions are recorded at the Courthouse. If you do not have them in your possession the certificate is still required. The tax certificate should indicate that no taxes are owed.

Consolidated Site Plan Application Requirements

Intake Completeness Check Submittal Requirements
  • Completed Consolidated Site Plan Completeness Check Application with all appropriate signatures (Note: The owner authorization and inspection section must be signed by the owner or an agent authorization letter signed by the owner must be presented.)
  • Current Tax Certificates (If exempt, certificate still required). The tax certificate should indicate that no taxes are owed.
  • Engineering Report (Not required for utility, extensions, CUP, transportation, and parking projects)
  • Engineer’s Summary Letter with overall site plan application summary with signature, seal, and date
  • Completed and signed Traffic Impact Analysis (TIA) Determination Worksheet and, if required, a TIA (report and technical addendum). Visit the Traffic Impact Analysis (TIA) Determination Worksheet submittal webpage.
  • Project Review Form (Formerly Chapter 245 Review form. If check box C is checked, the form must be approved for Vested Rights Review prior to submittal)
    • For Site Plan Extension – verification by Vested Rights Review is required for a previously approved Project Review Form
  • Legible location map as a separate PDF with a red-marked site area
  • One set of plans including a cover sheet with signature and seal and the following items:
    • Legal description demonstrating recorded subdivision or Land Status Report (if applicable)
    • Limits of construction and property boundaries with bearings and dimensions
    • All existing utilities and crossovers clearly identified
    • All existing easements and setbacks clearly identified
    • All sheets sealed by an active licensed State of Texas professional engineer (PE) with the engineering firm registration number included
  • For Extensions
    • One previously approved set of plans
  • For Revisions
    • One previously approved unmarked set of plans
    • One proposed set of plans with changes in red
  • If S.M.A.R.T. Housing fees and review times are being requested, submit the S.M.A.R.T. Housing certification letter
  • If Density Bonus (DB) 90 is being pursued, submit the Certification Letter
Engineer's Summary Letter Requirements

No construction plans will be accepted unless accompanied by a summary letter signed and sealed by the same registered Texas professional engineer who sealed the construction plans. Summary letters for small projects do not require an engineer unless slopes or trenches exceed five feet (see City of Austin LDC Sec. 25-5-3).

The summary letter should describe the proposed development and might include, but not limited to, the following:

  • Acreage to be developed
  • The watershed in which the project is located
  • Type of development
  • Explanation of any proposed project phasing
  • Methods to be used for handling stormwater runoff (i.e., drainage easements, channels, curb inlets, storm sewers, detention, sedimentation and filtration ponds, water quality control methods, etc.)
  • Effect the proposed development will have on existing and future drainage systems in the area and on the natural and traditional character of the land and waterways
  • Justification for exemption from the watershed protection regulations
  • Address dam safety and landfill certification requirements
  • Include the variance request with a description of the variance and justification, and the applicable ordinance and section
Addressing Review Requirements

Visit the Address Management Services webpage and refer to “Guides and Instructions" for additional details.

  • Address layout page with “Addressing Plan” as page title and listed in Sheet Index
  • Building unit number layout page for each unique floor plan and listed in Sheet Index
  • Unit layout table detailing each unit number location per floor
  • Main front entrance, building doors, entries, and access points; driveway access points, handicap parking, garages, sidewalk access, breezeway, and skywalks with specific floor access points clearly labeled
  • All construction address locations needing permit or electricity identified, including main switch/main circuit breaker, floors, elevators, carports, fire pump, firewalls, generator, house panels, etc. (Refer to the Building / Unit Identifier List (PDF) for the appropriate identifier)
Austin Energy Requirements
Austin Fire Requirements
  • Show standard Fire Department notes. View the Consolidated Site Plan Application: Notes and Templates (PDF) for the required notes. Changing the required text in your plan set will result in the rejection of the application.
  • On the plan set, show the location of all existing and proposed fire hydrants, including all existing public fire hydrants located within 500 feet of the property boundaries
Austin Water Utility & Wastewater System Requirements
  • Current version of the Austin Water General Information and Construction Notes for Commercial Sites and Subdivision Plans sheet with all projects specific information completed, including fire flow requirement and other project demands
  • Engineer’s Report must include the required information in accordance with 30 Texas Administrative Code (TAC) § 217, if force mains or lift stations are proposed
  • Service Extension Request (SER) design or referenced to a separate submittal under concurrent review (if applicable)
  • Austin Water project ID# and/or Geographic Information System (GIS) ID#s and location, size, and material of all existing water, reclaimed water, and wastewater mains, lines, services, and appurtenances clearly identified
  • Project name, case number, design engineer name, and SER number for connections to proposed water, reclaimed water, and wastewater mains or facilities to be constructed by others clearly noted (if applicable)
  • Profile view for all public water, reclaimed water, and wastewater mains per Utilities Criteria Manual (UCM) 2.5.1.E.3. If three or more plan and profile sheets are provided, include an overall location map and keymaps on each plan sheet
  • Add a copy of the W/WW Service Extension Request to the cover sheet. A completed and signed SER is not necessary for completeness check. However, an application must be submitted.
  • Pressure Zone and Service Extension Number are required on cover sheet.
  • A general location map (Showing Grid number & Mapsco Page number)
  • Show standard Austin Water Utility construction notes. View the Consolidated Site Plan Application: Notes and Templates (PDF) for the required notes. Changing the required text in your plan set will result in the rejection of the application.
  • Size, pipe material, and location of main with respect to the easements and rights-of-way.
  • Location, size, and material of all existing water and wastewater mains, lines, and services.
  • Indicate wastewater flow direction on all plan views for both existing and proposed wastewater mains.
  • Location, size, and description of other utilities where they may conflict with water or wastewater mains or other service lines.
  • If new force mains or lift stations are part of the plans, an additional set of the plans and an engineer’s report, in accordance with chapter 217 of the TCEQ rules, shall be submitted to 625 E. 10th St., Suite 400, Austin, Texas. Review by the Facility Engineering Division will be concurrent to the Pipeline Engineering review.
  • A pre-development Water Benchmarking Application is required if the site plan application is for a commercial, multi-family, or mixed-use development. Austin Water must approve the Water Benchmarking Application as a condition of site plan approval. The application and instructions can be accessed at the Water Benchmarking webpage.
Austin Water Utility Wastewater System Requirements

All plan view drawings shall also include the following items:

  • Station numbers at all proposed connections to existing or proposed wastewater mains.
  • Provide manhole ID numbers and profile numbers or City Job numbers at all wastewater connection points.
  • The location, alignment, and structural features of the wastewater main, including manholes and concrete retards, if applicable.
  • Calculated design pressure at highest and lowest lot served and provide fire flow demand in gpm per the International Fire Code (Show information on Cover Sheet).
  • Station numbers for beginning points, ending points, manholes, clean-outs, and other appurtenances.
  • Location of all existing and proposed wastewater services, mains, and manholes.
  • Retaining walls, including geo-grid, straps, tie-backs, and all other components.

A profile view shall be provided for all wastewater mains (identify and public or private) and shall also include the following items:

  • The existing ground profile and proposed street finish grade or subgrade or finished grade if not under the pavement.
  • Station numbers and elevations of all utility crossings.
  • Identify the pipe size, percent grade, and pipe material to be used, including ASTM and/or AWWA designation. If an alternate material is to be allowed, both should be listed (for example, “DI class 350 or SDR 26 PVC”).
  • Station numbers and elevations for starting points, ending points, manholes, clean-outs, and intermediate points every 100 feet.
  • Elevations shall be indicated on the profile showing the finish floor elevations of all existing structures. If the structure has an active septic tank or other disposal system, the flow line elevation of the plumbing where it exits from the structure is to be indicated.
  • If a lot or tract is vacant, side shots may be required from the middle of each lot to ensure gravity service is possible from the lot to the main.
  • Design flows, minimum and maximum, and flow velocities at minimum and maximum dry weather flows.
  • Retaining walls, including geo-grid, straps, tie-backs, and all other components.
  • Culverts, bridges, and other drainage structures.
City Arborist (Tree) Requirements
  • Tree survey for all trees 8" diameter and larger within or have Critical Root Zones touching the Limits of Construction that is certified by a surveying professional
  • Tree protection plan per Land Development Code (LDC 25-8-604)
Environmental Requirements

The Environmental Requirements (PDF) establishes submittal requirements for all environmental ordinances. Certain requirements may be waived by the Director of the Watershed Protection Department if they are determined by the Director to not be applicable.

The following are additional environmental requirements and documents for a Consolidated Site Plan Application:

  • Environmental Resource Inventory (ERI) per LDC 25-8-121 if any of the following conditions exist:

    • Within the Edwards Aquifer Recharge Zone
    • Containing a Critical Water Quality Zone (CWQZ)
    • With a gradient of more than 15%
    • Containing or within 150 feet of a potential or verified wetland feature

    Provide a completed ERI per ECM 1.3.1 or a previously approved ERI waiver per ECM 1.3.2 that meets the criteria described in LDC 25-8-121 to 125 and ECM 1.3.0.

  • Erosion and sedimentation control plan (LDC 25-8-181)
  • Environmental Criteria Manual (ECM) Appendix Q1/Q2 tables (LDC 25-8-62, 25-8-63)
  • Landscape plans, ECM Appendix C table, notes, and details
  • Watershed classification and standard notes
  • Critical Environmental Features and buffers identified (LDC 25-8-281)
  • CWQZ/ Water Quality Transition Zone and 100-year floodplains delineated (LDC 25-8-92, 25-8-93)
  • Project Review Form (formerly Chapter 245 Review form)
  • Identify variances (LDC 25-8-41, 42, 43)
  • Erosion sedimentation control plan (LDC 25-8-181)
  • Tree protection plan (LDC 25-8-604)
  • Tree Survey for trees over 8” (LDC 25-8-181)
  • Slope map (except in urban watersheds) (LDC 25-8-301)
  • Grading plan (LDC 25-8-181)
  • Appendix Q1/Q2 (LDC 25-8-62, 63)
  • Critical Environmental Features identified (LDC 25-8-281)
  • All trenching in the Recharge Zone that is greater than (5’)  five feet deep requires inspection by a geologist, per the Void and Water Flow Mitigation Rule
  • Engineer’s report
  • Landscape plans, Appendix C,  notes and details
  • Plat notes (ECM Appendix P)
  • CWQZ/WQTZ and 100-year floodplains delineated (LDC 25-8-92, 93)
  • Watershed status and standard notes
  • Restrictive covenants
  • Storm Water Pollution Prevention Plan (if over 1 acre LOC and if infrastructure is proposed) (ECM 1.4.0)
Floodplain Requirements
  • Drainage Criteria Manual (DCM)-compliant Floodplain Study in a signed and sealed report, if the topographic lines indicate a drainage area greater than 64 acres
  • Floodplain note on the cover sheet with the correct Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map Panel number and revision letter (suffix), and the correct effective date
  • Lowest Finished Floor Elevation shown on all proposed structures in relation to Mean Sea Level (regardless of whether or not the proposed structure is in the floodplain) per LDC 25-12-53 section D.1
  • Clearly delineated FEMA 100-year floodplain, if FEMA floodplain is located on the site
  • Clearly delineated, fully developed floodplain (25-year and 100-year) on the site based on the City of Austin study or Engineer's Floodplain Study for drainage area greater than 64 acres
  • Drainage easements to contain 100-year floodplain (either existing or to be dedicated)
  • For parking areas in the fully developed 100-year floodplain, show the average depth of water is less than eight inches and the greatest depth no more than twelve inches per LDC 25-7-95
  • Show any and all development in the fully developed floodplain (both 25-year and 100-year), meet Chapter 25-7 floodplain requirements, or meet exception requirements
Land Development Engineering Requirements

Land Development Engineering reviews development plans for constructability and right-of-way code compliance. This team also assists the public with obtaining rights to use the City right-of-way and easements (streets, sidewalks, alleys, public utilities) through various means, depending on the project. Visit the Land Development Engineering webpage for information, requirements, and the application process for temporary and permanent encroachments.

A License Agreement is required for temporary encroachments. The following are the most common examples of when license agreements are required:

  • Tower cranes
  • Retention or excavation support systems
  • Streetscapes
  • Awnings
  • Canopies
  • Benches
  • Bike racks
  • Trash receptacles
  • Street trees
  • Landscaping
  • Irrigation
  • Outdoor dining areas
  • Pedestrian lighting

An Encroachment Agreement is required for permanent encroachments. The following examples are when an encroachment agreement is required:

  • Structural Improvements
  • Parking Garages
  • Enclosed Balconies
  • Tunnels
  • Sky Bridges
  • Sub-surface facilities

If temporary or permanent encroachments are proposed, submit the applicable agreement to Land Development Engineering. The agreement must be approved before the Formal Site Plan Application is approved and released.

Regional Stormwater Management Program (RSMP) Requirements

Visit the Regional Stormwater Management Program (RSMP) webpage for additional information.

  • Regional Stormwater Management Program (RSMP) Feasibility Determination using the RSMP Feasibility Viewer or by sending the RSMP Feasibility Determination Request Form (available on the RSMP webpage) to RSMP@austintexas.gov (if RSMP Feasibility Viewer does not work for project)
  • Completed Regional Stormwater Management Program (RSMP) Feasibility Meeting to participate in RSMP (if participation is proposed)
  • Completed RSMP Application Form (available on the RSMP webpage)
  • Request RSMP participation in Engineer’s Summary Letter and Report:
    • Include the RSMP section and explain how the project complies with the participation requirements per DCM 1.2.2.G.1-4, DCM 8, or a Prior RSMP Agreement
    • Provide a summary table with existing and proposed flows for the 2-year, 10-year, 25-year, and 100-year events with any differences in drainage patterns explained
  • Appraisal information PDF from the appraisal district website or a certified appraisal
  • Documentation of Area Claimed as Allowable Exclusion from the RSMP Payment Calculation (floodplain, water quality, or conservation easements)
  • Smart Housing Only: Smart Housing Certification Letter
  • DCM 8 Only: Modeling Files, Drainage Analyses, and No Adverse Impact Analyses (zipped together)
  • Prior RSMP Only: Prior RSMP case number(s), RSMP Approval Letter(s), RSMP Conditional Approval Letter(s) and Executed RSMP Agreement(s)
  • RSMP Participation by the Construction of Drainage Infrastructure Improvements Only:
    • Modeling Files (zipped)
    • Engineering Cost Estimate including only the RSMP–approved improvements
  • Existing and Proposed Drainage Area Maps including existing and proposed points of analysis, contours, spot elevations, and flow arrows.
    • DCM 1.2.2.G cases: Documentation proving proposed impervious cover doesn't exceed the maximum allowed and the proposed conditions direct the site's flows to right-of-way, drainage infrastructure, a drainage easement, or creek
  • Existing and Proposed Grading Plans (if applicable)
  • For RSMP Participation by the Construction of Drainage Infrastructure Improvements Only:
    • Plan & Profile Sheets detailing the proposed improvements
Right-of-Way Management Requirements

If an engineered Traffic Control Plan (T.C.P.) is not provided, work-specific details must be noted in the plan view.

  • All utility plans are required to meet the Utilities Criteria Manual (UCM) and Drainage Criteria Manual (DCM)
  • Plans are required to be submitted to the Austin Utility Location and Coordination Committee (AULCC) when excavations exceed 25 LF in DAPCZ, or 300 LF outside DAPCZ. Additional intake fees may apply for AULCC. Plans requiring a license agreement and/or a site development requiring a tower crane should be submitted to AULCC. Please review the process and requirements for plan submittal on the Austin Utility Location and Coordination Committee webpage.
  • Required TCP Details: Appropriate 804s series
  • Lane Closures and Flagging
  • Sidewalk affected
  • Devices
    • Cones
    • Barricades
    • Signs
  • Work area protection
    • Temporary Paving (1100s4 series)
    • Steel Plates (or backfill each day)
    • Fencing
    • Material and Equipment Storage
  • Covered Walkways for all overhead activities
  • Stabilized Construction Entrance  Entrance
  • Detours
  • General Notes
  • Restoration
    • Asphalt/Pavement (1100s series details)
    • Sidewalk (sidewalk repair details)
    • Driveways ( appropriate 400s series)
    • Curb Repair (appropriate 400s series)
    • Pipe installation and Trench Repair
    • Pavement Marking
  • Parking
    • Utilizing public parking (metered spaces)
  • AULCC clearance for all utility extensions over 300’ outside DAPCZ and over 25’ in DAPCZ
Site Plan Requirements
  • Legal description, and if applicable, the Land Status Determination
  • Tax certificate (unless tax exempt). The legal description on the plan must match the tax certificate
  • Signature on the application matches the owner on the tax certificate or  warranty deed
  • If the site plan includes demolition or relocation of an existing building(s) over 45 years old, provide one photograph showing the front and side façades for each building to be demolished or removed.
  • Commission approval required (CUP, HCR,  East  Austin Overlay)
  • Zoning application needed (check  conditional overlay)  overlay)
  • Commercial Design Standards addressed
    • Correct roadway type
    • Building placement
    • Sidewalk layout correctly shown
    • Alternative equivalent compliance noted, if requested
  • Show standard notes and signature blocks. View the Consolidated Site Plan Application: Notes and Templates (PDF) for the required notes. Changing the required text in your plan set will result in the rejection of the application.
Show the following in the plan set:
  • Boundary lines with bearings and dimensions
  • All zoning districts on or near  the site
  • Existing  land uses on adjoining tracts (& across  the street if compatibility)
  • Boundary of all zoning districts on or near the site; all existing adjoining land uses
  • Location of all buildings within 50 feet of the site
  • Finished floor elevations
  • Show limits of construction, including access drives
  • Data table with the following:
    • Proposed and allowed floor area ratio (FAR)
    • Impervious cover percentage and square footage
    • Building coverage percentage and square footage
    • Unit count
    • Building height feet and stories
    • Gross floor area per building and overall total
    • Open space percentage and square footage (if applicable)
    • Finished floor elevation(s)
    • Foundation type
    • If applicable:
      • The type of restaurant (drive-in/fast food, limited, general), type of office (administrative and business, medical, professional), number of rooms for hotels or similar facilities, number of employees, and/or number of children for proposed school and daycare services, if applicable
      • Number of residential use types and sizes, if applicable
      • Amenities, such as swimming pools, patios, etc.
  • Show dimensions to the nearest one-half foot of all existing and proposed buildings
  • Show location of parking lots and vehicle use areas, landscape islands, peninsulas, and medians; amenities, walls, fences, sidewalks, and all other land improvements
  • The locations, types, and limits of existing site improvements to be retained (structures, parking lots, planted areas, etc.)
  • The location of 25-year and 100-year floodplains, storm sewers, and easements and centerline of existing watercourses, drainage features; note on the cover sheet if a 100-year floodplain exists on site
  • If not on the City sewer system, delineate the drain field
  • Location of all existing and proposed loading docks, truck parking, outdoor display and storage, trash collection, trash compaction, mechanical equipment, and other service functions, indicating required screening.
  • Location of principal building entrances
  • Distances between buildings, building setbacks, and front street, side street, interior and rear yards; tie buildings to site in two different directions; show all structural connections between buildings such as overhead walkways, landings, or roof attachments
  • Widths of all unobstructed access roadways with appropriate finished grades, widths, lengths, turnarounds, and turning radii (T-section, hammerhead, cul-de-sac)
  • Compliance with the Commercial and Multifamily Recycling Ordinances is mandatory for multifamily complexes with 100 or more units and businesses with an aggregate of at least 100 employees. See City Code12-3-141 for more details. For information call (512) 974-9727 or visit Zero Waste Business Services webpage.
Show the following on the Cover Sheet:
  • Date of submittal
  • Project title and street address
  • Name and type of Principal Street by roadway type, including internal circulation routes
  • Property owner, address, telephone number
  • Designer(s) company name, address, telephone number (include same for Planner, Architect, Landscape Architect, and Engineer)
  • Name of watershed and classification
  • State if subject to or exempt from the Watershed Protection Regulations
  • Indicate by note if any part of the project is within a 100-year floodplain
  • Legal description of the property by lot, block, and subdivision name, or by metes and bounds, if recorded, indicate the book and page number
  • Site location map that clearly indicates the precise location of the tract
  • Related Case No(s): __________________________________    (Zoning/Subdivision, etc.)
  • Revision/Correction Table as shown in Exhibit V: Revision/Correction Table on Cover Sheet
  • List of all waivers and variances granted
  • Number each sheet submitted and indicate the total number of sheets on each sheet (e.g. 2 of 4). Number the cover sheet as #1. Sheet numbers must be consecutive whole numbers with no letter or decimal suffixes such as A, B, C, or .1, .2. .3, etc.
  • Provide an index of site plan sheets on the cover sheet.
Base Information Required on All Sheets:
  • Project title
  • North arrow
  • Engineering scale shall be 1"=10', l"=20', 1"=30', or 1"=40'; if the project is too large, provide a sheet showing an overall plan, with separate pages showing detail at 1"=20'
  • Designer(s) company name, address, and telephone number
  • Seal and signature of the engineer preparing plans, and the date the plans were signed by the engineer (not required for small projects)
  • Signature block in the lower right-hand corner of each sheet
  • Boundary lines with bearings and dimensions
  • City limit line, when located in or near the site
  • Street address verified by the Address Division of Communications and Technology Management (CTM)
  • Show the natural topography of the site and land located within 100 feet of the site, at two-foot elevation intervals; if the site is less than 2% slope, then spot elevations are required every 100’
  • Existing and proposed streets, alleys, and private drives adjacent to and within the property including median cuts; existing, dedicated right-of-way should be indicated next to the street name; proposed right-of-way and all pavement widths
  • All existing and future dedicated easements
  • Location of all existing and proposed electric utility facilities on the site and adjacent right-of-ways
  • Exact locations and types of all utility lines, underground and overhead, existing and proposed
  • Location of all proposed and existing structures to remain; indicate any demolitions by dashed footprint
Compatibility Standards

The following information is required when a project is subject to the Compatibility Standards of Sections 25-2-1051, 25-2-1052, 25-2-1061 through 1068, 25-2-1081, and 25-2-1082:

  • Land use map showing all land uses adjacent to or across the street from the subject tract
  • Building elevations with architectural elements; architectural elements such as windows, roofs, doors, exterior materials, or other design elements that will demonstrate that the proposed building(s) will be sympathetic to structures on adjoining properties
  • Setbacks, when adjacent to residential uses or zoning
  • Intensive recreational uses such as swimming pools, playgrounds, tennis courts, etc.
  • Cross-section(s), giving a horizontal view of all structures and the proposed height of each structure to scale
Hill Country Roadway Corridor Requirements (LDC 25-2-1101 through 1107)

In addition to the information required by subsections I and II of this section, the following information is required when a project is located within a Hill Country Roadway Corridor:

  • Construction lines, including all buildings, parking and vehicular use areas, and all areas of required cut and fill
  • Methods of screening all air conditioning and heating units, penthouses, parapet walls, or water storage reservoirs for fire safety from public view, both vertically and horizontally
  • Horizontal view cross-section of all structures and the height of each structure drawn to scale to illustrate the height calculations
  • For projects requesting performance incentives for scenic vista protection, the plan shall:
    • Illustrate the location and nature of any existing or potential scenic vista from or in close proximity to public roadways or recreation areas
    • Show how such vistas would be impacted by the proposed development
  • A slope map drawn at a maximum of 5-foot contour intervals indicating all improvements (structures, driveways, and parking areas) on slopes of 1-15%, 15-25%, 25-35%, and over 35%
  • The total area (in sq. ft.) within each slope of 0-15% 15-25%, 25-35%, and over 35%
  • Floor-area information based on intensity zone and slope gradients
Connectivity Improvements

The following information is required when a project is subject to the Design Standards in Subchapter E of Chapter 25-2:

  • Plan showing the location and dimensions of selected connectivity improvements per 2.3.2.B.2
  • Note on the plan indicating specifics of the design of the improvements
Site Amenities

When a project is subject to the Design Standards in Subchapter E of Chapter 25-2, a plan showing the following information is required:

  • A plan showing the location, details, and dimensions of sidewalks, tree planting areas, street trees, plazas, private, common open spaces, street furniture, and other pedestrian amenities
  • Note on the plan indicating specifics of the design of the improvements including:
    • Proposed dimensions (at installation and at maturity for plants)
    • Groundcovers for open spaces
    • Materials (for furniture and pavements, and other structural improvements)
  • In an illustrative form show the types of pavements, trees, plantings, street furniture, or other elements to be included in the site amenities
  • A utility plan showing the location of all utilities including power lines, sewer, and water to illustrate compliance with location requirements within circulation areas
  • If applicable, a statement of intent to provide a Fee-in-Lieu of the required common open space pedestrian amenity required by Subchapter E of Chapter 25-2, Section 2.7
Exterior Lighting Plan

Exterior lighting plans shall be submitted for all projects subject to the Subchapter E Design Standards of Chapter 25-2. The plans shall include the following:

  • Photometric plan showing the proposed location, number, type, and intensity levels of the lighting throughout the site indicating foot-candle measurements. The plan shall indicate all site lighting excluding on-building fixtures. Off-site fixtures that will be installed or retained in the right-of-ways shall also be indicated on the plan.
  • In table form on the plan, the details of all proposed exterior lighting fixtures shall be provided indicating the following:
    • Manufacturer
    • Model and style of fixture
    • Lamp type (i.e., low-pressure sodium, metal halide, etc.)
    • Minimum, maximum, and average intensity
    • Hours of uses
  • A graphic representation of each fixture shall be provided, acceptable formats include catalogue cut sheets, illustrations, or other similar representation
Waterfront Overlay District Requirements

Show compliance with the requirements as defined in Sec. 25-2-731 through 745 of the LDC.

Austin Energy Green Building Program Requirements

Show compliance with the requirements as defined in LDC 25-2-591 through 594.

The following information is required when a project requires a Green Building Program Rating:

  • A Letter of Intent signed by both GBP staff and development point of contact

Adult-Oriented Businesses

The following is required when a project is for any type of adult-oriented business regulated by Sec. 25-2-801:

  • A land use map of the adjacent land uses on each lot located within a 1,000-foot radius of the site
Off-Site Parking

The following information is required when a project is requesting off-site parking:

  • Location of all sidewalk pedestrian ramps between the off-site parking and the public entrances of the use, if handicapped spaces are located off-site
  • Legal and practical walking distance between the nearest off-site parking space and the nearest public entrance of the use, measured in accordance with Sec. 25-6-501
  • Note on the plan indicating that signage will be provided as required by Sec. 25-6-503: one sign at the off-site parking facility indicating the property or use which it serves, and one sign on the use site indicating the location of the off-site parking
  • Note on the plan indicating days and hours of operation for the proposed use and the uses from which spaces are being leased
Transportation Requirements

Visit the Transportation and Public Works Department webpage to learn more.

  • Completed and signed Traffic Impact Analysis (TIA) determination form and a TIA (report and technical addendum). Check whether a Transportation Impact Analysis is required to complete the TIA Determination Worksheet and to learn more about the TIA requirements.
  • Show all frontage roads, intersections, entrance/exit ramps, and driveways abutting and adjacent to the subject property within 300 feet of side property lines (or indicate that there are none)
  • Provide dimensions for driveway spacing
    • Driveway dimensions and design specifications (driveway widths, driveway curb return radii, and profiles of finished grades)
    • Adjacent driveways within 300 feet
    • Offsets from opposing driveways (undivided streets only)
    • Proposed operation of driveways on site plan (i.e. one-way or two-way operation), identifying and labeling all physical barriers to vehicular access
  • Parking table
    • Proposed land use(s) and square feet
    • Number of provided parking spaces
  • Off-street and on-street vehicle, bicycle, and off-street loading parking
    • Dimension the width, depth, and angle of stalls
    • Dimension parking aisle width, and width on internal driveways
    • Identify the type (standard, compact, handicapped, bicycle) of actual parking spaces
    • For garage parking, show structural supports, turning radii; circulation, and ramp grades
    • Identify the number and location of compact spaces
    • Identify the location of off-street loading spaces, if required
  • Show and identify the accessible route of travel and ramps connecting all accessible elements and spaces on the site that can be negotiated by a person using a wheelchair and is usable by persons with other disabilities (indicated by dotted lines, a shading pattern, or other identifiable legends)
  • Handicapped parking spaces meeting State standards
  • Existing right-of-way width
  • All existing and proposed behind-the-curb improvements
  • Grading Plan included both existing and proposed grade lines
  • Boundary lines with bearings and dimensions
  • Dimensions for all new and modified improvements in the right of way
  • Horizontal (plan) and vertical (profile) and target speed for any roadway construction
  • Signage and striping plan for any work in the right of way
  • Retaining walls: Top and bottom wall elevations, sealed structural drawings for any over 2’.
  • Identify the location of existing or proposed dumpsters or garbage carts
  • Identify proposed work adjacent to or encroaching into the City of Austin Right of Way, including aerial encroachments.
  • Label all roadways, drives, overpasses, bridges, culverts, and decorative/pervious pavers and identify as designed to support the loads imposed by heavy fire department apparatus
  • Location of all existing and proposed loading docks, truck parking, outdoor display and storage, trash collection, trash compaction, mechanical equipment, and other service functions, indicating required screening.
  • Texas Department of Transportation centerline stationing if driveway connection to a State highway is proposed
  • On undivided roadways, show existing driveways on opposite sides of the street within 120 feet of site driveways, or indicate in a note if there are none
  • Physical obstructions (utility poles, trees, storm sewer inlets, etc.) in right-of-way which could affect sidewalk/driveway locations
  • Dimensions of vertical clearance within fire lanes, including tree limbs, for all driveways and internal circulation areas on site, where overhead clearance is restricted
  • Note on plan indicating if a reduction in on-site parking requirements has been assumed and the number of spaces credited
  • Internal circulation system showing vehicular, bicycle, pedestrian paths and connections to off-site access
  • Note on the plan indicating that each compact parking space must be identified by a sign stating "Small Car Only" and signs posted on site directing motorists to such spaces
  • Show queue spaces or queuing areas for drive-through uses
  • Show the location and width of sidewalks on site plan, if required by the City of Austin Transportation Criteria Manual or Subchapter E: Design Standards and Mixed Use
  • The location and design of all pedestrian sidewalk ramps related to the construction of this site
Traffic Study Requirements for On-Street Parking Request

With the application to allow on-street parking on Core Transit Corridors within the City limits, an engineering study shall be submitted and prepared by a Professional Engineer with proficiency in Traffic Engineering. The minimal requirements for the study are:

  • Location
  • Right-of-way width
  • Street width
  • Street lane configuration
  • Proposed sidewalk features
  • Land uses in area
  • Driveways in area
  • Other parking allowed on-street in the area
  • Bicycle routes in the area
  • Traffic volumes (hourly for 24 hours, by direction)
  • Posted speed
  • Operating Speed (85th percentile speed by direction)
  • Location of nearby Capital Metro bus stops
  • Distance downstream to signal or stop sign
  • Distance upstream to signal or stop sign
  • Sight distance to and from the parking location
  • Show how ADA/TAS requirements are met
  • Proposed safety mitigation measures
  • Recommendation of the Engineer
Off-Site Parking

The following information is required when a project is requesting off-site parking:

  • Location of all sidewalk pedestrian ramps between the off-site parking and the public entrances of the use, if handicapped spaces are located off-site
  • Legal and practical walking distance between the nearest off-site parking space and the nearest public entrance of the use, measured in accordance with Sec. 25-6-501
  • Note on the plan indicating that signage will be provided as required by Sec. 25-6-503: one sign at the off-site parking facility indicating the property or use which it serves, and one sign on the use site indicating the location of the off-site parking
  • Note on the plan indicating days and hours of operation for the proposed use and the uses from which spaces are being leased
Reduction in Minimum Off-Street Parking Requirements

The following information is required when a project is requesting a reduction in the minimum off-street parking requirements per Sec. 2.4.2 of Subchapter E, Chapter 25-2 - Design Standards and Mixed Use:

  • Location of all on-street parking spaces located adjacent to the site including spaces on Internal Circulation Routes
  • Note on the plan indicating the number of on-street parking spaces or spaces on Internal Circulation Routes to be considered as credit for the reduction
  • The location, dimensions, and area of significant stands of trees preserved over and above those required by the code to be considered for parking credit
  • The number of car-sharing vehicles to be associated with the project to be considered for parking credit
  • The number and location of shower facilities with 3 or more lockers provided in nonresidential buildings to be considered for parking credits
Request for On-Street Parking

  • With a request to allow on-street parking, an engineering study must be provided which addresses the criteria listed in Exhibit VI: Traffic Study Requirements. Contact the Transportation and Public Works Department for further information.

Construction Details

The following items or notes should be shown:

  • Show adequate dimensions, layout details, and general notes adjacent to all details
  • Include a traffic control plan when working in the street (contact the Transportation Department at 512-974-1150 for further information)
  • If driveways are proposed, a City of Austin standard driveway detail shall be shown to be constructed
Water Quality and Drainage Engineering Requirements
  • Engineer’s signature, seal, and date without qualifiers on the front page of bound documents containing engineering work.
  • Engineer's project summary letter signed, sealed, and dated including, but not limited to, a discussion of compliance with 2-year peak flow control and water quality requirements.
  • Provision for flood control compliance or RSMP application package.
    • If interested in RSMP participation, a feasibility meeting must be held prior to completing the application. Provide proof of the feasibility meeting at the completeness check. In accordance with the outcome of the feasibility meeting, a complete RSMP application package (form and all applicable attachments) must be provided at the formal development application submittal. Visit the Regional Stormwater Regional Management Requirements section for more information on program participation and requirements.
    • If a previous RSMP agreement has been made, an application for the current development is still necessary. Provide the RSMP case number and associated site plan or subdivision number along with any supporting documentation, including but not limited to:
      • Signed formal RSMP agreement
      • Payment receipt
      • Signed conditional approval or approval letter
      • Drawings or exhibits showing the location and extent of previous cases in relation to the current site plan.
    • If RSMP  participation is approved, control of the 2-year flow is still required.
  • Standard details shown on the plans. The construction detail sheets should include any required structural walls, inlets, sedimentation/filtration, and detention inlet and outlet controls, etc.
  • Floodplain delineations and drainage easements (or right-of-way) for fully developed condition flows, including defined channels on or near the proposed site.
  • All drainage calculations must be utilizing the latest Atlas-14 rainfall intensity values, effective January 13, 2020.
  • Existing and  proposed drainage area maps include:
    • A common point of analysis is delineated for existing and proposed drainage area maps, with the point of analysis clearly defined on the plans
    • Separate drainage areas for offsite flows conveyed through the site
    • A summary table comparing existing and proposed conditions, including any information used to determine the peak flows for all drainage areas
    • Calculations for time of concentration, runoff coefficient, and curve numbers used
    • Existing and proposed contours with contour labels and flow arrows
  • Drainage layout map with drainage system layout.
  • Drainage profiles for public  storm infrastructure with supporting data  to include:
    • Flow rate within the pipe
    • Velocity within the pipe
    • Diameter/material of the pipe
    • HGL
  • Detention pond(s) and standard details to include:
    • Cross-section of proposed ponds showing the 2, 10, 25, and 100-year water surface elevations with all pertinent elevations and flowlines
    • Detail of the pond outlet structure with calculations
    • Stage-storage discharge table
  • If the applicant is proposing to use an existing pond, please provide all pertinent permitted plan sheets for the existing pond.
  • Water Quality pond(s) and standard details to include:
    • Applicable ECM R-Table for water quality control measures provided
    • Cross-section of proposed ponds showing the water quality surface elevation with all pertinent elevations and flowlines
    • Detail of the pond splitter box
  • Appendix T if requesting Payment-in-Lieu of water quality controls. Payment-in-Lieu will be evaluated at formal review.

Contact Us

Appointments & Live Chat
Appointments

Visit the PDC Appointments webpage to schedule a virtual or in-person appointment with the appropriate workgroup.

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Visit the Site Plan webpage and click the blue chat bubble in the lower-right corner to chat with Site Plan Review Intake staff. Depending on the question, an appointment may be recommended. Visit the About Development Services webpage to view chat hours.

 

Related Links

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