The process begins with submitting an application on any business day at the Intake Center, 4th floor, One Texas Center, 505 Barton Springs Road, and may be found at (link to application). Each zoning application is assigned to a Case Manager and a review team. Once your application has been submitted, any questions, problems, conflicts, etc. should be directed to the Case Manager, who will serve as the liaison between you and the City of Austin and be your main point of contact. If you need to see your Case Manager, it is suggested an appointment be made in advance. A written report from staff will be available to the applicant and the public several days before the item is scheduled for review by the Land Use Commission.

Zoning requests are typically heard by the assigned Land Use Commission on the fourth or fifth Tuesday of the month following the date of submittal (approximately 6 to 7 weeks), and by the City Council on the fourth Thursday following the Commission’s recommendation. City Council approvals or approvals with conditions result in a city ordinance which must be voted on and approved by the City Council in three readings (2nd and 3rd readings can be combined). Adopted city ordinances are available at the Public Records Search.

In an area with a neighborhood plan, a zoning or rezoning within a neighborhood planning area follows the same procedure as cases outside of the planning areas as long as the application is not amending the neighborhood plan or the Future Land Use Map for that area. You would need to file a neighborhood plan amendment case if you are seeking a land use designation that is different from the Future Land Use Map for the neighborhood plan where the subject property is located. To determine if you need a neighborhood plan amendment, please follow the instructions on the Plan Amendment Process application.

A Planned Unit Development (PUD) is intended for large or complex developments under unified control planned as a single continuous project, to allow single or multi-use projects within its boundaries and provide greater design flexibility for development proposed within the PUD. Use of a PUD district should result in development superior to that which would occur using conventional zoning regulations. PUD zoning is appropriate if the PUD enhances preservation of the natural environment; encourages high quality and innovative design and ensures adequate public facilities and services for development within the PUD.

The minimum size generally considered appropriate for a PUD is ten acres. Absent unique or special topographic constraints or other exceptional circumstances affecting the property, creation of a PUD is not justified for development of tracts of less than ten acres since conventional zoning regulations should provide for adequate development. Please refer to Chapter 25-2, Division 5, (Section 1.1 through Section 2.5.7).  You can also download the  PUD Ordinance document.

The protest provisions contained in Section 25-2-284 are commonly referred to as "petition rights." This provision generally provides that when the Land Use Commission has not recommended approval of a request for rezoning to a planned unit development (PUD) district, or when a written protest against a proposed rezoning is signed by 20% or more of either the area of the lots or land included in such proposed change, or of the lots or land immediately adjoining the same and extending 200 feet, such rezoning shall not become effective except by the favorable vote of three-fourths of all members of the Council. In computing the percentage of land area, the area of streets and alleys shall be included in the computation. Zoning Petition

In some cases these requirements will preclude the issuance of a site plan exemption. In other cases the exemption may be granted, but the applicant should be advised that other regulations must be met before the business can open. Refer to the Land Development Code, Sections 25-5-146 (b), 25-2-808 and 25-6-471 (c).

1. Restaurant is an establishment engaged in the preparation and retail sale of food and beverages for on-premise consumption or in a ready-to-consume state. Restaurants are further classified as General or Limited. Only a Restaurant-General may serve alcoholic beverages. At least 51% of the gross income must be derived from the sale of prepared food. A restaurant use is first allowed in the LR Neighborhood Commercial District.
2. Cocktail lounge is a business engaged in the preparation and retail sale of alcoholic beverages for consumption on the premises. Uses such as billiard parlors, dance halls, and live music venues may be included in this category if alcohol sales exceed 49% of the gross revenue. A cocktail lounge use is permitted in the CBD district, and conditional in the L, W/LO, CS-1 and CH districts.
3. Liquor sales refer to an establishment engaged in retail sale of alcoholic beverages for consumption off the premise. A liquor sales use is permitted in the CBD, DMU, CS-1 and CH districts and conditional in the LI and MI districts.
4. Alcoholic beverage permit is a permit issued by the Texas Alcoholic Beverage Commission authorizing the sale of alcoholic beverages.
5. Late-hours permit is a permit issued by the Texas Alcoholic Beverage Commission authorizing a restaurant to serve alcohol between midnight and 2:00 a.m.

A Traffic Impact Analysis (TIA) provides information on the projected traffic expected from a proposed development. A TIA also evaluates the impact of proposed development on the roadways in the immediate proximity of the proposed development. The TIA should identify any potential traffic operational problems or concerns and recommend appropriate actions to address such problems or concerns. 

A traffic impact analysis shall be consistent with the code requirements and the Transportation Criteria Manual. The geographic area to be considered in the TIA shall be established by the Director. The TIA should consider and account for the potential traffic to be generated by other undeveloped sites within the established study boundaries.

A neighborhood traffic analysis is a simplified TIA that assesses the impact of a proposed project on residential streets. A neighborhood TIA is limited to an evaluation of existing and projected operating levels of residential streets and an identification of mitigation measures needed to minimize traffic impacts.

TIA requirements apply to each individual lot when an application is made to zone or rezone the lot or for site plan approval to develop the lot.

Generally modifications to an application may include but are not limited to:

1. A reduction in the number of projected vehicle trips per day.
2. Dedication of additional right-of-way.
3. Rerouting of traffic and of proposed access and egress points serving the proposed project;
4. Participation in the funding of traffic signal and /or intersection improvements.

Vehicle Trip Thresholds A local or collector street means any roadway not designated as an arterial street. A residential local or collector street is one along which 50% or more of the frontage within 1,500 feet of the proposed project's property lines (or the nearest arterial, whichever distance is less) is zoned SF-5 or more restrictive uses.

• A TIA is required if the expected number of trips generated by the project exceeds 2,000 vehicle trips per day.
• A neighborhood traffic analysis is required if the project has access only to a residential local or collector street and the expected number of vehicle trips generated by the project exceeds 300 vehicle trips per day over the existing uses.

The Applicant and his designated agent, as well as property owners, renters and utility account holders, registered neighborhood associations, community groups and environmental interest groups located within 500 feet of the zoning change are mailed an initial notice of filing within 14 days of application submittal. The notice includes the applicant's contact information, descriptions of the existing and proposed zoning, and Staff contact information. Subsequent notice(s) identifying the date and time of the Land Use Commission and City Council meetings are also mailed prior to these public hearings. Signs which identify the case number are also posted on all properties under zoning review.

What are some benefits of trees?

Trees supply character to a landscape, create a sense-of-place, provide a habitat for plants and animals, promote interacting within the community, temper local climate, reduce stormwater runoff/erosion, diminish building lines, conceal unsightly views, provide solitude, assist in conserving energy, and increase property values.

What type of tree is this?

There are over 100 tree species in the Hill Country area. Access the following sites for additional information: Austin Grow Green and Texas A&M Horticulture - Texas Native Trees.

How do I measure a tree?

See illustration

How do you tell the age of a tree?

The Texas Forest Service states, "Every year a tree goes through a growing season when conditions are right for it to gain size. A ring forms on the inside of tree for each year that tree has been alive. A simple core sample can be taken using a special tool known as an increment borer. The rings on this core sample are then counted to determine the age of that tree."

What is Oak Wilt and is my tree susceptible?

Most oak trees are vulnerable to oak wilt. However there are steps that limit susceptibility (i.e. using pruning spray immediately after pruning, pruning in the colder months, removing diseased firewood). Oak wilt is a serious disease caused by a fungus that attacks the vascular system of virtually all species of Oak trees resulting in the death of the tree in nearly every instance. The disease spreads mainly through interconnecting root systems of adjacent trees; and through wounds on trees (don't prune oak trees in the springtime). Large infection areas can be controlled by "forest sanitation" methods that emphasize the removal of infected trees at the perimeter of the disease area. One method of dealing with the disease is to encourage tree diversity on your land. A fungicide (Alamo) properly applied to specimen trees prior to or during the very early stages of the disease has shown some promise for controlling oak wilt.

Is ball moss killing my tree?

In most cases, the answer is no. For a full explanation, read our fact file on ball moss.

There is something wrong with my trees. Can someone come out and look at them?

The City of Austin does not provide tree consulting for citizens. While we are happy to answer basic questions over the phone or via email, we can not provide a full diagnosis of what may be ailing your tree(s). We recommend consulting with a certified arborist for those questions.

Below are a few links that can help you find a Certified arborist in your area.

Trees are Good (Click on the "Find a Tree Care Service" link)

American Society of Consulting Arborists

The City of Austin is currently investigating the potential for a streetcar or light rail system to connect the Mueller redevelopment area, the University of Texas, the Capitol complex, downtown, and the Austin-Bergstrom International Airport. There are two possible routes to connect Downtown to the airport, but the recommended route is along East Riverside Drive because the transit line would serve existing neighborhoods, the area already has high transit ridership and the potential for transit-supportive development and redevelopment, and because there is sufficient street Right-of-Way for a dedicated median-running transit line without the need for the City to acquire land. Although final route recommendations and system designs are not complete, and funding has not been identified for the rail system, the Master Plan and Regulating Plan are intended to serve as a guide for future land use regulations and design standards that will be supportive of transit. For more information about the proposed urban rail system, visit the Austin Strategic Mobility Plan website.

Design Based Codes or Form Based Codes are a type of land development regulations that places primary emphasis on the physical form of buildings and site development with the end goal of producing a predictable built environment or specific type of 'place'. This sets them apart from conventional zoning, which focuses primarily on uses (commercial, residential, etc) and numerical standards (e.g. maximum building heights and density) whose physical outcomes in terms of what a development will look like are difficult to predict. By addressing physical form of development explicitly, Design Based Codes can provide more contextually sensitive and predictable results. For more information on Form Based Codes, visit the Form Based Code Institute.

The ERC Master Plan was adopted by the City Council in February 2010 after more than a year and a half of public input and planning. It establishes a long-term vision, plan and implementation strategy for the corridor, including specific land use, urban design, and transportation recommendations. The Regulating Plan will build upon the ERC Master Plan by providing specific standards or requirements for new development and redevelopment, regarding what building form is appropriate throughout the study area to achieve the results articulated by the community.

If your property is located within the East Riverside Corridor (ERC) planning area boundary, as shown in the ERC Master Plan, then the City is considering rezoning your property.

The City is in the process of creating a draft Regulating Plan (a design-based code with new zoning and urban design regulations) specially tailored for the ERC area, based on the goals of the ERC Master Plan. The Regulating Plan standards will likely be applied to properties in the ERC Master Plan area through a new specially-created zoning category for the East Riverside Corridor.

Check the ERC website for public input opportunities as the regulations are being developed over the next year. Ultimately, the draft Regulating Plan and proposed property rezonings will be presented to the City Council at a public hearing, where Council will consider adopting the Regulating Plan and approving the rezonings.