Fast Track Process

A consolidated administrative site plan consists of two major elements that are submitted and reviewed concurrently:  

• The Land Use Element includes information on the land use, site design, and layout (such as building height, setbacks, density, and parking) and demonstrates compliance with zoning, site development, and transportation 
• The Construction Element includes detailed information on the construction aspects of the site design (such as grading, detention, filtration, erosion/sedimentation controls, landscaping, and tree protection) and demonstrates compliance with drainage, water quality, and environmental regulations. 

The City of Austin created an optional Fast Track process (LDC 25-5-23) to provide an option for a quicker startup time for site construction. This optional process allows a developer to start constructing site improvements prior to the full site plan being approved and released.  The Fast Track option is only available for a Consolidated Site Plan submission.

What is the Fast Track process? 

The Fast-Track process divides the site plan review into two approval Phases, F1 and F2. This process is only available in non-environmentally sensitive areas (urban or suburban watershed zones) and sites requiring no discretionary decisions. The applicant or the engineer must be certified by the City of Austin for Fast Tracking.  

F1 is the approved construction work, which may be done prior to the approval of the remainder of the plan, not including buildings. The site construction that will be allowed for F1 can include the following:  

• placing fencing around the construction area, tree protection fencing, erosion/sedimentation controls, and stabilized construction entrances
• pre-construction conference with City inspectors
• construction of temporary detention/sedimentation ponds 
• clearing, rough grading, and tree removal
• final detention and water quality ponds 
• construction of paved areas, curbs, islands

*Paving of parking, driveways, and interior roads, and construction of curb and gutter may not be allowed until F2 is approved if the location of buildings, the expected number of employees, or other reasons preclude determining location or size.  

F2 is the remainder of the work to be done, including the land use and compatibility details. When F1 is approved, the developer can begin construction on the approved activities, saving the time it may take to bring the review's land use and compatibility elements into final compliance.  

Fast track review times are the same as for a non-fast-track project, and it does not offer reduced overall approval time. The benefit of this process is that it allows a project to start on an accelerated schedule.  Larger projects and projects that are required to demonstrate work development for grants can benefit from this process.  

View the Fast Track Quick Guide ^(PDF) for more information.

Fast Track Requirements

1. Each Fast Track project must have a project coordinator with current Fast Track Certification from the City. The project coordinator is responsible for obtaining site plan approval and assumes the responsibility for the coordination of all related site construction activity.

   • If you are interested in becoming fast track certified, begin by familiarizing yourself with the Fast Track Manual ^(PDF). Once ready, you may then take an open-book test. The accreditation is then good for one year and can be renewed indefinitely. There are fees associated with becoming accredited and maintaining the accreditation, as well as filing a Fast Track application. For more details, please email Kate Castles. 

2. The Fast Track process can only be used with a Consolidated Site Plan application. Site Plan prerequisites are: 

   • Legal lot description or subdivision reference. If a subdivision is required, it must be recorded before the site plan is released.
   • Traffic Impact Analysis (TIA) Determination - Visit the TIA Determination webpage to download and submit the Worksheet Determination form. 
   • Parkland Final Determination or Early Determination letter. Visit the Parkland Dedication webpage to learn more about these regulations.
   • Current Tax Certificates are fully paid.
   • Vested Rights Determination (If applicable) 
   • S.M.A.R.T. Housing- (If applicable) A pre-certification letter from the Neighborhood Housing and Community Development Department. Visit the Housing Development Assistance webpage to learn more. 
   • AB+C account email address. If you don't have an account, create one at AB+C.
3. The development must be located within the boundaries of an urban or suburban watershed.

4. The following information must be included with the application:

   • Letter requesting Fast Tracking and outline of development staging.  

   • Show proof of City of Austin Fast Track certification for the project coordinator and a letter from the owner authorizing the coordinator to be responsible for all phases of site development.

   • Show F1 and F2 areas and indicate the exact work to be conducted on affected sheets for each Phase. 

   • Submit a construction schedule showing in detail the expected times for City review of each Phase and expected construction start and finish dates. This schedule will be reviewed by the City’s Fast Track Review Team to determine the project's feasibility.

   • The complete submittal includes an environmental impact report with a tree and critical features survey to determine if Fast Tracking is feasible. The trees surveyed should be those larger than eight inches in diameter, and the protective fencing should be shown for those trees that need it.

5. Fiscal posting for erosion/sedimentation controls and restoration must be submitted before F1 can be approved.

6. The applicant must have obtained all the necessary approvals and other authorizations from all other applicable governmental entities for the development authorized by the F1 site plan. Fast Tracking will be denied if other governmental authorizations are required and have not been obtained.

7. Once F1 is approved, temporary erosion/sedimentation controls, silt fences, fencing around the limits of construction, and tree protection must be installed before any site work or clearing.

8. Fast Tracking will be discontinued if any Commission or Council variances or waivers are identified during the review process unless the variances do not affect F1 and can be approved before the completion of F1.

9. If required, permanent detention and water quality ponds will be installed in the first part of construction to keep sediment and pollutants from reaching any waterways.

10. Fast Tracking of driveways and parking will not be permitted until all issues concerning driveway location and design, on-site circulation, surface parking, and building location have been resolved.

11. Access roads of grades and materials acceptable to the Fire Department will be required before building construction and will be maintained during construction.

    • Any site preparation or construction limiting the required access to other buildings will require Fire Department approval.

    • Required hydrants shall be installed and completed before building construction unless authorized by the Fire Department.

    • Hydrants and other existing fire protection systems must be maintained throughout site preparation and building construction job unless otherwise authorized by the Fire Department.

How to Apply

  Prepare

Obtain necessary items listed under requirements. 

 

  Complete Consolidated Site Plan Application

Visit the Forms & Applications webpage to view applications, checklists, and associated packets. Please review the instructions and supplemental information to ensure all information is completed and submitted correctly. Include the following Fast Track required documents:

• Current Tax Certificates fully paid (If exempt, certificate still required) 
• Engineering Report 
• Project Review Form
• Completed Traffic Impact Analysis (TIA) Determination Worksheet. 
• Sealed Engineer’s Summary Letter (Copy that is not in the Engineer Report) 
• Location Map (PDF) with a red-marked site area
• Letter requesting Fast-Tracking and outline of development staging.  
• Show proof of City of Austin Fast Track certification for the project coordinator.  
• Show Phase One and Phase Two areas and indicate the exact work to be conducted on affected sheets for each Phase. 
• Submit a construction schedule showing in detail the expected times for City review of each Phase and expected construction start and finish dates. This schedule will be reviewed by the City’s Fast Track Review Team to determine the project's feasibility. 

*Fast track can also be requested after the formal review process has started.  Once a project is in formal review, the fast track can be requested with an update submission with the above requirements. Speak with your Case Manager before submitting a request for Fast Track to determine the feasibility. 

 

  Submit Online 

Submit your application online with the Initial Site Plan Application Web Form. Before you begin, please note all applicable prerequisites must be uploaded with your application.

Initial Site Plan Application Web Form 

 

  Meet with the Case Manager

Before acceptance of the project, the applicant’s team will meet with the Case Manager to go over the submittal. At the meeting, the Case Manager will determine the feasibility of processing the application as a Fast Track project, including likely timelines and what will be needed at each review phase.

 

  Completeness Check

During the completeness check, staff verifies all required administrative and technical items have been submitted.  You will receive a Completeness Check Result Letter. If an application is determined incomplete, updates may be submitted up to the completeness check expiration date. Visit the Forms & Applications webpage for the Completeness Checklist for a Consolidated Site Plan. Submit updates using the Site Plan Update web form.

Site Plan Update and Formal Web Form 

 

  Formal Review

Once the Completeness Check has been approved and fees paid, submit your application for Formal Review using the Site Plan Update and Formal Submittal Web Form. After the completeness check has been approved, dedicated experts of multiple disciplines will review your project to ensure your plan complies with the code. When the review is completed, you will receive a Master Comment Report.  The Master Comment Report will indicate which phase of the project each comment is for. 

•  Notification: Notification of the site plan application is mailed to interested parties within 14 days of formal submittal. Interested parties will receive a copy of the Master Comment Report and notification if and when the site plan is approved. Land Use Commission site plans require notification of public hearings. Land Use Commission action is appealable to the City Council.

Site Plan Update and Formal Web Form 

 

  Updates 

If comments note any deficiencies with compliance with the code, you can update your site plan and resubmit for review. It is common for a project to undergo multiple reviews.  Submit updates using the Site Plan Update web form.

Site Plan Update and Formal Web Form 

 

  Phase One Permit Issuance

Once all code requirements have been met for Phase One, and Fast track fees paid, it will be approved and released by issuance of a Phase One development permit. 

 

  Updates 

Phase Two, which includes all the site work not contained within Phase One, is still under review. If Phase Two is not approved within the Land Development Code's deadlines, the temporary development permit for Phase One will be revoked.

 

  Permit Issuance

When Phase Two is approved, all fees paid, and the electronic submission of the final plan with the required signatures has been made, the entire site plan is released. A development permit is then issued for the entire project. 

Questions? Contact us.

If you have questions about Fast Track or want to inquire about certification, email Kate Castles.