Image of a subdivision project

 

A subdivision of land occurs when a property owner, within the City limits or the Extra Territorial Jurisdiction (ETJ), divides a tract of land into two or more parts for the purpose of sale, development, or extension of utilities to the property to be subdivided. Additional types of subdivisions include combining platted lots and/or portions of lots into new lots by resubdivision, adjusting lot lines between existing legal lots by amended plat, or vacation of plats.

 

Approval for subdivision development must be obtained in the following order: Project Assessment (if required), Preliminary Plan (if required), Final Plat, Subdivision Construction Plan

Submit Your Application Online

Submit subdivision applications and updates through our newly updated web forms. The new web forms increase efficiency and provide guidance on submission requirements and allow applicants to:    

  • Submit applications for subdivisions (project assessments, preliminary plans, plats, construction plans, revisions/amendments, and apply for extensions)  
  • Submit updates for subdivisions 
  • Instantly upload large files up to 150MB each  

Before you begin, please note all applicable prerequisites must be uploaded with your application. Submittal requirements can be found on the Subdivision Intake Submittal Checklist (PDF).   

To learn how to apply visit the section for your application type on this webpage. 

 

Submit Your Initial Subdivision Application 

The Initial Subdivision Application web form allows you to submit Subdivision applications and upload required documents. Before you begin, please note all applicable prerequisites must be uploaded with your application. Requirements can be found on the Project Assessment Application (PDF) and Subdivision Application Instructions (PDF). 

Initial Subdivision Application Web Form

You can provide feedback for this submission process. 

 

Submit Your Subdivision Formal Submittal or Updates 

The Subdivision Update and Formal Submittal web form allows you to submit updates for completeness check and formal reviews. Completeness Checks, Vacations and Subdivision Construction Plans may be submitted any time but Preliminary Plans and Plats must be submitted on a formal submittal day (PDF) by 3 p.m. 

Update and Formal Submittal Web Form

You can provide feedback for this submission process. 

 

What you will find on this page: 

 

Land Status Determination (Platting Exception)

State Law prohibits the connection of utility services to a lot that is not legally platted (i.e., a subdivision recorded in the County records.) Additionally, the City of Austin Land Development Code requires Subdivision approval to precede the issuance of Building Permits and/or Site Plans. Both codes provide exceptions from this requirement which are reviewed through the Land Status Determination process.

 

How to Apply

 

 step 1  Determine Eligibility

Use the Land Status Determination Wizard to determine if your tract qualifies for a Land Status Determination. Schedule a Land Status/Subdivision appointment or contact staff via email if you need assistance with the wizard or additional information.

 

step 2  Submit an Application

If you believe your tract will qualify for Land Status Determination, complete the Land Status Determination Application (PDF), gather documents listed on the Land Status Wizard, and submit all application materials via the AB+C Portal. You must create an account if this is your first time using the AB+C Portal.

Apply in the AB+C Portal

 

step 3  Application Review

Staff will review the request to confirm all information and documents needed for review have been provided. If additional information is needed, staff will contact the applicant via email. Once everything has been provided, the fee will be billed and can be paid on the AB+C Portal. You may need to notify your reviewer via email once the payment is made.

 

step 4  Approval or Denial

Review staff will contact the applicant via email within 10 business days with the completed determination.

 

Prerequisites

Submittal Prerequisites (PDF) are approvals that must be obtained before submitting an application for a preliminary plan, final plat, or subdivision construction plan. This list identifies approvals that must be obtained before the formal submittal of an application for a preliminary plan, final plat, or subdivision construction plan. This is not a completeness checklist and not all items apply to all applications. 

  • General 
    • Final City Council approval of any proposed zoning application 
    • Final determination for Chapter 245 vested rights, or applicability of “other” rules. Visit the Vested Rights webpage to learn more.
    • Parkland final determination or Early Determination (PED) letter. Submit a request for a PED. 
    • Driveway/Utility Plan for residential flag lots. Approved by: AFD, AE, AW, Transportation Planning, Environmental, City Arborist, Subdivision, Drainage, Water Quality 
    • Alternative Method of Compliance (AMOC) from Austin Fire Department for urban, cottage, or small lots (only in full-purpose jurisdiction)
    • A non-standard legal document(s) reviewed and approved by the legal department
    • Approved Land Management agreements (License Agreement and/or Encroachment approved by City Council). Visit the Land Management webpage to learn more. 
    • Approved variance from the Board of Adjustment for lot size or lot width. 
    • Engineer’s sealed fiscal cost estimate 
    • If any portion of the plat is in the Hays County ETJ, the plat must be approved by Hays County before it is submitted to the City of Austin.  
  • Transportation 
    • Approved Traffic Impact Analysis (Travis County ETJ only). Visit Travis County’s TIA webpage to learn more.  
    • Driveway permit from TXDOT for any connection to a state ROW. Visit the TXDOT webpage to learn more about Driveway permits.  
    • Driveway permit from Travis County for any connection to a county ROW. Visit the Travis County’s Driveway webpage to learn more.  
  • Utilities 
    • Approved Service Extension Request (SER) from AW for water, wastewater, or reclaimed water. Visit the Service Extension webpage to learn more.  
    • Will-Serve letter and capacity confirmation for Preliminary Plan not served by Austin Water  
    • Formal Service Commitment confirmation for final plat not served by Austin Water 
    • Letter of support from controlling easement owner (Austin Energy, Austin Water, Watershed Protection, etc.) for an Easement Vacation 
    • Certificate of Convenience and Necessity (CCN) release 
  • Environmental 
    • Final determination for SOS limited adjustment(s)    
    • Council approval of SOS Redevelopment exception(s) 
    • Recommendation from Environmental Board for any environmental variance that requires a public hearing.* 
  • Drainage / Floodplain / RSMP 
    • Final determination for Alternative Equivalent Compliance (AEC) for Water Quality, including fee-in-lieu* 
    • Regional Stormwater Management Program (RSMP) participation letter. Visit the RSMP webpage to learn more.  
    • Floodplain variance approved by Council. Visit the Floodplain Regulations webpage to learn more. * 
    • Final determination for any modification of the adopted COA Floodplain Hydraulic Model.  
    • Austin Utility Location and Coordination Committee (AUCCL) approval: Before submittal of a subdivision construction plan. Visit the AULCC webpage to learn how to apply.  
    • CLOMR (Conditional Letter of Map Revision) for the proposed change to a FIRM (Flood Insurance Rate Map) 
  • Concurrent Review of Subdivision applications
    • The revised process includes significant changes to concurrent review involving subdivision applications. All zoning processes, both required and requested, must be completed before formal acceptance of a subdivision application.
    • Commission approval of a preliminary plan, where required, is a prerequisite requirement for the submittal of a Final Plat;
    • Commission, or administrative approval, of a Final Plat, is a prerequisite requirement for the submittal of a Subdivision Construction Plan application.
       

Project Assessment

The Subdivision Project Assessment has been created to provide for a high-level evaluation of the potential code compliance of a future subdivision application. In addition to explaining the procedures and requirements for subdivision, a Project Assessment will evaluate potential major issues for the project, provide a recommendation on any discretionary approvals, and answer any questions from the applicant. A Project Assessment is required before submitting a formal subdivision application if it includes any variances, waivers, or discretionary approvals. 

Variances, Waivers, and Discretionary Approvals

The following items require a Project Assessment before the formal submittal of a plan/plat application.

  • Regional Stormwater Management Program participation;
  • Alternative Equivalent Compliance for Water Quality;
  • SOS limited adjustments; Redevelopment exceptions;
  • Floodplain
    • Floodplain Variance (Council approval required)
    • Delineation of Floodplain –if the application is proposing an independent study or not using the City delineation
    • Modification of an adopted City of Austin Floodplain Hydraulic Model
  • Conditional Letter of Map Revisions
  • Letter of Map Revisions Variances from Land Development Code requirements
    • EV, SOS Amendment
    • Subdivision
    • Transportation
    • Heritage Tree
    • Any Utility Codes that allow formal variances
  • Waivers and administrative variances from criteria, discretionary
    • Flag lots (Title 25 only) 
    • Drainage Criteria Manual
    • Transportation Criteria Manual
    • Environmental Criteria Manual
    • Protected Tree
    • Fire – Alternative Method of Compliance (AMOC) tied to subdivision layout and right-of-way (ROW) widths, not limited to just small lots
    • Utility Criteria Manual
  • Non-standard legal documents Real estate applications
    • Easement and ROW Vacation (Application before submittal of PA or concurrent)
    • Encroachment Agreement (Council approval before formal submittal)
    • License Agreement (Administrative approval)
  • Parkland - Determination or verification of parkland dedication requirements
  • Parkland – Chapter 26 – Approved before the filing of a Preliminary or Final Plat
  • Cottage, Urban or Small lots in city limits that require an AMOC for Fire Department approval
  • Plat vacations
  • Non-standard Retaining Walls for a subdivision Construction Plan – Distribute to Public Works Department (PWD) and Quality and Standards Management Division (QSMD)

 

How to Apply  

 

 step 1  Complete Application 

Complete a Project Assessment Application (PDF) .

  

step 2  Submit Online  

Submit your application online with the Initial Subdivision Application web form. You will be asked to include your AB+C account email address. If you don't have an account, create one at AB+C. Once your project is accepted for review, you will receive an invoice. The invoice can be paid on the AB+C portal. One business day after the invoice is paid, your project will be distributed and the completeness check review time will start. 

Initial Subdivision Application Web Form

 

step 3  Completeness Check 

During the Completeness Check (CC), staff verifies all high-level required administrative and technical items have been submitted. Administrative staff sends a Completeness Check Result Letter at the end of the 10 business days CC review. If an application is determined incomplete, updates may be submitted through the Update and Formal Submittal Web Form up to the CC expiration date. 

Update and Formal Submittal Web Form
 

step 4​   Formal Review 

After CC has been approved, submit your project for formal review through the Update and Formal Submittal Web Form. During the formal review, dedicated experts of multiple disciplines will review the project to ensure the plan/plat complies with the code. When the review is completed, staff sends a Master Comment Report.  If you have questions about comments, reach out to the assigned reviewer noted in the Master Comment Report for clarification. 

 Update and Formal Submittal Web Form

 

step 5​  Updates  

If there are comments noting any compliance deficiencies with applicable regulations, the plan or plat can be updated and resubmitted for up to two additional reviews. Updates must be submitted within 6 months (180 days) of issuance of reports.  Use the Update and Formal Submittal Web Form to submit updates as well.  

 Update and Formal Submittal Web Form

 

Step 6 ​ Results  

The evaluation will result in a Master Comment Report with all reviewers' recommendations on the discretionary approval, variance, or waiver. The formal subdivision application must be submitted within 180 days for the staff’s recommendation in the Project Assessment to apply to the formal application. 

 

 Preliminary Plans and Final Plats

Preliminary Plans 

A preliminary plan is a map or drawing of a proposed development that requires Land Use Commission (and in some cases Commissioners Court) approval. Approval of the preliminary plan establishes a mutual commitment on the part of the City/County and the subdivider to the subdivision layout for final plat approval, including the location and width of streets, lots, blocks, and easements shown on the plan.  

The most common improvement that triggers a preliminary plan is when a new ROW (Right of Way) or an extension of an existing ROW is proposed. This applies to public and private rights of way. Widening of existing ROW does not require a preliminary plan and can be accomplished with a street deed. Refer to LDC Sec. 25-4-51 for details on what triggers a preliminary plan. A final plat must be recorded before the preliminary plan expiration date. 

See the application packet on the Forms & Applications webpage for a complete list of required items.

Revisions to Preliminary Plans 

A change to an approved preliminary plan is classified as either a minor deviation or a minor revision.

Minor deviations are changes that do not increase development density or impervious cover. For example, shifting a lot line one foot to increase the size of a residential lot, but not the number of residential lots. Minor deviations are so minor that no application is required and are processed concurrently with the final plat. 

Minor revisions to an approved preliminary plan require an application and a fee. The following are examples of some changes that would require an application for a revised preliminary plan:

  • Street alignment changes Adding or deleting streets
  • Converting a cul-de-sac to a through street or visa-versa
  • Converting a public street into a private street
  • Increases in the number of lots which increase the density or intensity of development

Any revision that goes beyond the scope of changes identified in Sec. 25-4-61 of the LDC requires a new preliminary plan.

 

Final Plats 

A final plat is a map or drawing of a subdivision approved by the Land Use Commission or Department Director and recorded by the County Clerk. There are two types of final plats: Finals with Preliminary Plans, and Finals without Preliminary Plans.  Please view the Preliminary Plans information to learn when one is necessary.

Amending Plats 

An amended plat is used to make minor changes to existing legal lots, it can not remove plat restrictions, or require a variance. The most common reasons for submitting a plat amendment are to move a common lot line between platted lots or to correct a scrivener or clerical error or omission (e.g. lot numbers, acreage, street names, adjacent plats).

Replats/Resubdivisons (Platting without Vacation of the Preceding Plat)

A resubdivision is a further division of all or part of a recorded, final plat. A resubdivision of all or part of a recorded plat is possible if the following provisions are met per Texas Local Government Code (TLGC Sec. 212):

  • No restrictions or requirements are removed from the original final plat (building setback lines, typical notes, easements required for approval of the original plat, etc.);
  • The plat is signed by all the owners of the resubdivision;

 

How to Apply:

 

step 1  Prepare

​Review prerequisites and obtain any necessary approvals. Obtain recommendations through a Project assessment if the subdivision application includes any variances, waivers, or discretionary approvals.

 

step 2  Complete Application 

Visit the Forms & Applications webpage to download the application and review instructions and supplemental information. Please ensure all information is entered correctly. The following items may be required with the application submittal:

  • Current Tax Certificates 
  • Proposed Preliminary Plan, Final Plat, or Construction Plans in PDF format 
  • Tax map (with redlined site area) 
  • Engineering Report 
  • Sealed Engineer’s Summary Letter 
  • Owners Deed 
  • Parkland Early Determination Letter 
  • Letter from utility provider (if not in the city) for Water, Wastewater, and Electric 
  • Location map on a separate sheet with the red-marked site area 
  • Project Review Form 
  • Copy of latest Project Assessment report, if applicable 
  • Copy of the Preliminary Plan, if applicable 
  • An Environmental Resource Inventory or an ERI waiver, if applicable 

 

step 3  Submit Online  

Submit your application online with the Initial Subdivision Application Web Form. You will be asked to include your AB+C account email address. If you don't have an account, create one at AB+C). Once your application is accepted, you will receive an invoice. The invoice can be paid on the AB+C portal. Once the invoice is paid, your project will be distributed for completeness check review, and review time will start. 

Initial Subdivision Application Web Form

 

step 4  Completeness Check 

During the Completeness Check (CC), staff verifies all required administrative and technical items have been submitted.  Administrative staff sends a Completeness Check Result Letter at the end of the 10 business days CC review. If an application is determined incomplete, updates may be submitted through the Update and Formal Submittal Web Form up to the CC expiration date. Completeness Check is a required process for all applications, including projects that have completed Project Assessments. 

Update and Formal Submittal Web Form

 

step 5  Formal Review 

After CC has been approved, submit your project for formal review through the Update and Formal Submittal Web Form on a submittal day by 3 p.m. View the Formal Submittal Calendar (PDF).

During the formal review, dedicated experts of multiple disciplines will review the project to ensure the plan/plat complies with the code. The initial review of a subdivision application is due in 30 calendar days. When the review is completed, a Master Comment Report is sent to the commission with staff's recommendations. The Land Use Commission makes the determination, they may “Approve”, “Approve with conditions”, or “Disapprove with reasons”.

If you have questions about comments, reach out to the assigned reviewer noted in the Master Comment Report for clarification.   

Update and Formal Submittal Web Form

 

Step 6  Updates  

If Commission “Approved with Conditions” or “Disapproved with reasons”, you will be able to submit updates to your plan/plat based on the recommendations in the Master Comment Report.  Updates can be submitted up to the Update Submittal deadline, which is 90 calendar days from the Formal Submittal date. For an update submittal, the determination is due in 15 calendar days. Use the Update and Formal Submittal Web Form and Formal Submittal Calendar (PDF) to submit updates as well.  If you are near the expiration of the application and will not be able to clear comments speak with your case manager for guidance on the next steps.

Update and Formal Submittal Web Form

 

step 7  Results  

Preliminary Plans: 

Once Plans are approved, they are stamped with an expiration date, uploaded to Amanda, and sent back to the applicant.  The plat must be recorded before the expiration date of the preliminary plan

Approval of a revision of a preliminary plan does not change the expiration date from the original approved preliminary plan. 

Final Plats:

Once the Plat is approved, the recordation process begins, and fiscal is due.  

Fiscal is due 90 calendar days from the Update Deadline. Along with Fiscal, a Subdivision Construction Agreement must be submitted. Visit the Fiscal Surety webpage to learn more. 

Recordation is due 80 business days from Update Deadline. All items needed to record the plat must be submitted to the case manager by the close of the business day. The Case Manager completes recordation with the County Clerk's Office.   

 

Timeline for Preliminary Plan and Final Plat

 

Subdivision Construction Plans

A subdivision construction plan includes infrastructure necessary for the construction of the subdivision including, but not limited to streets, drainage, water, wastewater, detention and water quality, environmental controls, and protection of important environmental features and trees. A subdivision construction plan is not a building permit and does not authorize the construction, demolition, or relocation of buildings.

How to Apply:

 

step 1  Complete Application 

Visit the Forms & Applications webpage for the application packet. Please review the instructions and supplemental information to ensure all information is entered correctly. The following items will be required with the application submittal: 

  • Current Tax Certificates 
  • Proposed Preliminary Plan, Final Plat, or Construction Plans in PDF format 
  • Tax map (with redlined site area) 
  • Engineering Report 
  • Sealed Engineer’s Summary Letter 
  • Owners Deed 
  • Parkland Early Determination Letter 
  • Letter from utility provider (if not in the city) for Water, Wastewater, and Electric 
  • Location map on a separate sheet with red marked site area 
  • Project Review Form
  • Copy of latest Project Assessment report, if applicable 
  • Copy of the Preliminary Plan, if applicable 
  • Copy of the Recorded Plat, if applicable
  • An Environmental Resource Inventory or an ERI waiver, if applicable 

 

step 2  Submit Online  

Submit your application online with the Initial Subdivision Application Web Form. Please include your AB+C account email address. If you do not have an account, create one at AB+C. Once your application is accepted, you will receive an invoice. The invoice can be paid on the AB+C portal. Once the invoice is paid, your project will be distributed for completeness check review, and review time will start. 

Initial Subdivision Application Web Form

 

step 3  Completeness Check 

During the Completeness Check (CC), staff verifies all required administrative and technical items have been submitted.  Administrative staff sends a Completeness Check Result Letter at the end of the 10 business days CC review. If an application is determined incomplete, updates may be submitted through the Update and Formal Submittal Web Form up to the CC expiration date. Completeness Check is a required process for all applications, including projects that have completed Project Assessments. 

Update and Formal Submittal Web Form
 

step 4  Formal Review 

After CC has been approved, submit your project for formal review through the Update and Formal Submittal Web Form by 3 p.m. 

During the formal review, dedicated experts of multiple disciplines will review the project to ensure the plan/plat complies with the code. The initial review of a subdivision application is due in 30 calendar days. When the review is completed, a Master Comment Report is sent with staff's recommendations. If you have questions about comments, reach out to the assigned reviewer noted in the Master Comment Report for clarification.   

Update and Formal Submittal Web Form

 

step 5  Updates  

If the determination is “Approved with Conditions” or “Disapproved with reasons”, you can make updates to your plan/plat based on the recommendations  and resubmit for review.  Updates can be submitted up to the Update Submittal deadline, which is 365 calendar days from the Formal Submittal date. For an update submittal, the determination is due in 15 calendar days. Use the Update and Formal Submittal Web Form and Formal Submittal Calendar (PDF) to submit updates as well. If you are near the expiration of the application and will not be able to clear comments speak with your case manager for guidance on the next steps.

Update and Formal Submittal Web Form

 

Step 6  Results

Once all outstanding fees have been paid and all comments cleared a Subdivision Construction Permit is issued. A Subdivision Construction Permit expires 3 years from the approval date if construction has not started. An extension of the deadline can be submitted, which if granted would extend the Subdivision Construction for an additional year. 

 

Subdivision Construction timeline

Subdivision Vacations

A plat vacation destroys the force and effect of the prior subdivision on the subject property. A total vacation eliminates an entire subdivision plat, including all lots and public rights-of-way, as well as any restrictions that may have been contained on the plat. A partial vacation eliminates only the designated lots, public rights-of-way, and/or plat restrictions indicated in the vacation document. A plat vacation may totally or partially vacate a subdivision, but it may not be used to vacate portions of lots or specific notes on recorded plats.

A vacation must be approved in the same manner as the plat was originally approved and must be signed by all the owners of lots in the original subdivision. Therefore, if the original plat was approved by the City’s Land Use Commission, approval by the Commission is required to vacate the plat. If the original plat was approved by the County Commissioners Court, approval by the Court is required to vacate the plat (County Commissioners Court approval is not required if the site is now located in the full purpose jurisdiction of the City). If the original plat was approved administratively, then it can be vacated with the approval of the Director of the Development Services Department. 

Plat vacations should be submitted with a concurrent replat of the land area that is being vacated. However, if a replat is not submitted concurrently with a plat vacation then approval from transportation, electric, engineering, and any other utility that has an easement that was created by the plat, is required before approval of the vacation. 

NOTE: Plat vacations are not subject to the same review and approval timeline requirements under H.B. 3167

How to Apply:

 

step 1  Schedule an appointment (Optional)

Schedule a Land Status/Subdivision appointment below to meet with a Planner for guidance on what type of vacation is best for your project.

 

step 2  Complete Application 

Visit the Forms & Applications webpage and select the correct application type. Please review the instructions and supplemental information to ensure all information is entered correctly. All plat vacations (partial or total) require the signatures of all of the property owners of the existing, recorded plat, as required by state law.

 

step 3  Submit Online  

Submit your application online with the Initial Subdivision Application Web Form.  Please include your AB+C account email address. If you don't have an account, create one at AB+C. Once your project is accepted for review, you will receive an invoice.  The invoice can be paid on the AB+C portal. Once the invoice is paid, your project will be distributed for completeness check review, and review time will start. 

Initial Subdivision Application Web Form

 

step 4  Completeness Check 

During the Completeness Check (CC), staff verifies all required administrative and technical items have been submitted.  Administrative staff sends a Completeness Check Result Letter at the end of the 10 business days CC review. If an application is determined incomplete, updates may be submitted through the Update and Formal Submittal Web Form up to the CC expiration date. Completeness Check is a required process for all applications, including projects that have completed Project Assessments. 

Update and Formal Submittal Web Form
 

 step 5  Formal Review 

After CC has been approved, submit your project for formal review through the Update and Formal Submittal Web Form. During the formal review, dedicated experts of multiple disciplines will review the project to ensure the vacation complies with the code. If Land Use Commission approval is required, the Case Manager schedules the subdivision vacation application for a Land Use Commission hearing.

Update and Formal Submittal Web Form

 

Step 6  Updates  

If there are comments noting any deficiencies with compliance with code, you will be able to make updates to your vacation based on the recommendations  and resubmit for review.  If the subdivision case is in review when the update deadline passes, all comments must be cleared with that update, or the application expires.  An application to vacate a plat expires one year from formal submittal. 

Update and Formal Submittal Web Form

 

 Number 7  Results

Once all outstanding fees have been paid and all comments cleared the vacation is recorded in a vacation legal document. 

 

HB 3167: Overview

Beginning September 1, 2019, the City’s subdivision application process changed significantly to comply with the requirements of House Bill (HB) 3167 passed during the recent 86th Session of the Texas Legislature.

HB 3167 impacts subdivision development applications by:

  • Requiring a uniform 30-calendar day deadline for action to “Approve”, “Approve with conditions”, or “Disapprove with reasons” all subdivision applications, and a 15-calendar day period for action following subsequent updates to these applications;
  • Modifying state statute to mandate that applications are automatically approved due to lack of action within the 30-calendar day initial period and the 15-calendar day subsequent update periods;
  • Prohibiting new review comments after the initial 30-calendar day review period;
  • Modifying the approval authority and public notice requirements for certain subdivisions. 

 

In response to HB 3167 the following changes were implemented: 

  • Modified requirements for approval to allow subdivision cases to be heard by either Zoning and Platting or Planning Commission without limitation to adopted neighborhood plan or geographic location;
  • Added provisions to the LDC to clarify that following action other than approval of a subdivision application by the commission, the application may be returned to either commission for subsequent consideration following the submittal of updated information by the applicant;
  • Modified the subdivision application life to be 90 calendar days for Preliminary Plans and Plats and 1 year for associated Subdivision Construction Plans. The application life has been modified to begin when the application is accepted for formal review rather than the current practice of beginning on the date of acceptance for completeness check;
  • Created a Subdivision Project Assessment application and process, to coordinate the evaluation of the code compliance of a proposed subdivision application;
  • Requires the completion of a Project Assessment application for all subdivisions that propose a variance or waiver from adopted code or criteria or a discretionary approval of an alternative compliance measure. A variance request filed with the Project Assessment application will result in an assessment of the variance request, a proposed staff recommendation on the variance or waiver, and a board of commission recommendations where applicable. The variance assessment and staff recommendation will apply to the formal application for subdivisions submitted within the 180-day timeframe;
  • Defined and created a review and approval process for “Minor Plats”;
  • Created a process to provide that a Minor Plat with no associated variances may be administratively approved as provided in 212 and 232 of the LDC;
  • Establish a defined order of approvals in the land development application process - Zoning, Preliminary Plan, Plat, Subdivision Construction Plans, and Site Development Permit. This change eliminates most concurrent reviews of subdivision applications and requires final approval of previous prerequisite applications before filing for the next permitting phase;
  • Completeness check will be enhanced to require a complete submittal;
  • Establish prerequisite requirements for the formal acceptance of subdivision applications, including:
    • Completed vested rights determinations, if applicable;
    • Final Council approval of all zoning processes, required or requested, including covenant amendments or terminations;
    • Identification of transportation requirements, including verification of proposed street intersection and driveway access locations by the appropriate jurisdiction;
    • Utility service information including final approved water or wastewater service extension requests, if required;
    • A completed Project Assessment and recommendations for all variances or waivers from code or criteria;
    • Information regarding floodplain delineation or modifications, if the current adopted models are being modified;
    • Parkland dedication verification, if a fee in lieu is being requested;
    • Engineering fiscal estimates; and
    • Identification and final approval of any non-standard real estate documents that may be required based on the design of the proposed development.

 

City and County Coordination

The City of Austin’s Subdivision jurisdiction for areas Outside of the City of Austin Extraterritorial Jurisdiction (ETJ) crosses over several different counties and each has its requirements.  Below is a quick reference as to the requirements per county. 

Travis County

A single submittal is reviewed jointly by both the City of Austin and Travis County, under LDC Chapter 30, for subdivisions that are under the jurisdiction of both entities. There are additional submittal requirements for properties in the City of Austin ETJ within Travis County. County requirements that are different than for the City of Austin: 

  • Parkland requirements 
  • Needs County Commissioners Court if not administrative 
  • No zoning in ETJ (no land use control…is min lot size); zoning in Limited Purpose 
  • Limited purpose – is zoned and needs a C.O.A. SR reviewer (city review for any portion in the full purpose city limits if the site is split). 

Visit the Travis County webpage to learn more about their requirements. 

 

Hays County

In ETJ or Limited Purpose that are in Hays County, the city reviews under LDC Chapter 25.  Applications are required for each jurisdiction, City of Austin and Hay's County.  

  • No zoning in ETJ (no land use control…is min. lot size); zoning in Limited Purpose 
  • No Commissioners Court 
  • Different Recordation fees and requirements 
  • Parkland is the same as in City 

Visit the Hays County webpage to learn more about their regulations and permit process. 

 

Bastrop County

In ETJ or Limited Purpose that are in Bastrop County, the city reviews under LDC Chapter 25. Submit your application to the city, and the case manager will advise if a county application is required.   

 

Reviews and Processes Administered by the Development Services Department

In the AB+C Portal, you can see all reviews assigned to an application and the point of contact for each type of review. 

Board of Adjustment  - The City of Austin Board of Adjustment (BOA) hears and decides on requests for variances (or modifications) of  Zoning site development regulations, and off-street parking requirements, and signs regulations, as well as hears and decides appeals of administrative actions under Chapter 25-2 (Zoning) in the City of Austin Land Development Code. The BOA consists of members appointed by the Austin City Council. Visit the Board of Adjustment webpage to learn more. 

City Arborist - The City Arborist group reviews projects for compliance with the City of Austin's Tree Ordinance. Visit the City Arborist webpage to learn more. 

Water Quality and Drainage  - The Water Quality and Drainage engineers are responsible for ensuring that development projects within the City’s jurisdiction comply with the Land Development Code, design criteria, and standard engineering principles.  Specific areas of responsibility include flood management, stormwater conveyance and mitigation, surface water quality, roadway design and facility, and stream bank structural stability. Visit the Water Quality and Drainage webpage to learn more and to schedule a virtual or in-person appointment.

Environmental - The Environmental review is primarily concerned with the enforcement of the regulations detailed in Chapter 25-8, Subchapter A; and Chapter 25-2, Subchapter C, Article 9 of the City’s Land Development Code; and portions of Section 1 and Section 2 of the Environmental Criteria Manual, and consist of such regulations as impervious cover restrictions per individual watershed classification, stream buffer preservation, grading and construction on slopes restrictions, erosion and sedimentation control regulations, and landscaping.

Land Management - The Land Management team assists customers with obtaining rights for the use of City right-of-way and easements (streets, sidewalks, alleys, public utilities). Visit the Land Management webpage to learn more. 

 

Reviews and Processes Administered by Other City Departments

In the AB+C Portal, you can see all reviews assigned to a site plan and the point of contact for each type of review. 

Austin Energy - Visit the Service Design & Planning webpage to learn more about their processes, standards, and code. 

Austin Fire - Austin Fire Department's (AFD) Fire Protection engineers are primarily responsible for fire safety features in the design of buildings, including the design of the overall site, and new and renovated buildings. Visit the AFD Plan Review webpage to learn more.

Austin Water - There are multiple review groups within the Austin Water Department. Visit the Utility Development Services webpage to schedule a virtual or in-person appointment.

Watershed Protection - The Watershed Protection Planning Division ushers new or updated rules and ordinances through the stakeholder process, ensures compliance with state and federal regulations, and supports the department’s GIS functions. Visit Watershed's Administrative Criteria and Ordinances webpage to learn more about the current watershed regulations by zone and watershed classification. 

Information and technology - Visit the Address Management Services webpage to request address verification, reserve street names, view addressing changes, and review standards.

Law -The Land Use and Real Estate Division provide legal advice, legislative drafting, and transactional and contractual assistance to specific City departments on real estate, zoning, land development, environmental protection, and endangered species. The LUR Estate Division reviews legal documents submissions such as easements. View all Easement and Restrictive Covenant templates on the Forms and Applications webpage.

Parks and Recreation -  A subdivision applicant shall provide for the parkland needs of the residents by the dedication of suitable land for park and recreation purposes or by payment of a fee in lieu of land. The City may require dedication of land if the proposed development is in a park-deficient area and/or meets other dedication criteria.   Visit the Parkland Dedication webpage to learn more about these regulations.

Transportation Department - Visit the Transportation Department webpage to learn more about review services to developers/applicants and their consultants on all aspects of transportation associated with a proposed development/redevelopment. 

*This is not a complete list and not all reviews apply to all applications

 

Forms & Applications 

For a complete list of forms and applications, visit the Subdivision section of the Forms & Applications webpage.

 

Resources

City’s implementation of the code, criteria, and process changes proposed for compliance with HB 3167.

Stakeholder meeting information.

The draft ordinance as approved by City Council on August 22, 2019.

Fees

For more information, visit the Fees webpage. 

Tools

The Property Profile tool answers questions about specified properties and development regulations within the City. With Property Profile, you can search for information, see aerial images, including street views, create custom maps, download data, and run a report detailing a specified property. 

Visit more online tools. 

 

Appointments

Subdivision / Land Status Determination Questions

The Land Development Information Services staff, previously known as the Development Assistance Center (DAC), can answer general questions regarding the subdivision application process, requirements, and land status determinations (i.e., exceptions to subdivision planting) and determine if the property is a platted lot. 

  • For questions on a Subdivision project currently in review, please contact the Case Manager. 

Schedule Virtual AppointmentSchedule In Person AppointmentCita VirtualCita en persona

 

Subdivision Application Submission Questions

Ask Land Use Intake staff how to fill out and submit a new Subdivision application.  

Expected Appointment Duration: 15 minutes  

 

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