# Austin, TX Site Plan: Before You Draw Anything, Check for Heritage Trees and Get an Engineer on the Phone
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Does Austin Require a Site Plan?
Yes — and it's the most layered site plan process in Texas.
The City of Austin requires a Consolidated Site Plan for most residential and commercial projects. Applications are submitted through the Austin Build + Connect (AB+C) portal. The Consolidated Site Plan Completeness Check Application must be submitted with a specific package of documents — several of which require a licensed Professional Engineer.
The residential exemption: Construction or alteration of four or fewer residential units is exempt from the full site plan review process under certain conditions. However, this does not exempt those projects from building permit requirements — you still submit plans for building review. The exemption only applies to the formal Consolidated Site Plan review track.
For most projects that don't qualify for this exemption — including commercial, multi-family, and larger residential developments — the full site plan process applies and includes requirements that most cities don't have.
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Who Runs Into This in Austin
Homeowners building ADUs, additions, pools, or decks in Austin's fast-growing neighborhoods — especially those near creeks, greenbelts, or large mature trees.
Builders developing infill lots or new construction — the tree survey requirement affects site selection, footprint decisions, and grading plans before a shovel touches the ground.
Contractors managing residential projects who need to coordinate between the PE for the summary letter, the arborist for the tree survey, and the AB+C portal for submission.
Commercial clients expanding or developing in Austin — the full Consolidated Site Plan review applies, including watershed and environmental review for properties near Austin's creek corridors.
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What Projects Need a Site Plan in Austin
| Project | Track | Key Requirements |
|---|---|---|
| New construction (5+ units) | Consolidated Site Plan review | Full package + PE seal + tree survey |
| ADU | Building permit (if ≤4 units total) | Plot plan + tree survey if heritage trees present |
| Addition | Building permit (if ≤4 units total) | Plot plan + tree survey if applicable |
| Pool | Building permit | Site plan showing pool location, barriers, setbacks |
| Deck | Building permit | Site plan showing deck footprint, setbacks, height |
| Shed / garage | Building permit | Plot plan with setbacks |
| Commercial | Consolidated Site Plan review | Full package + PE seal + environmental review |
| Multi-family | Consolidated Site Plan review | Full package + PE seal + tree survey |
| Fence | Building permit | Fence location, height, property lines |
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What Austin Asks For on a Site Plan
| Required Element | What to Show | Why It Matters |
|---|---|---|
| Property boundaries | Lot lines with bearings and dimensions | Establishes legal buildable area |
| Limits of construction | Clearly defined scope boundary | Required for review and field inspection |
| Setbacks | Per LDC Section 25-2, Subchapter C | Most common rejection reason |
| Existing structures | Location, square footage, height, and use | Shows what's already on the property |
| Proposed structures | Location and dimensions | Shows what you're adding |
| All existing utilities and crossovers | Clearly identified | Required for utility connections |
| All existing easements | Clearly identified | Identifies restricted areas |
| Tree survey | All heritage trees — 24-inch diameter trunk or larger | Required by city ordinance |
| Floodplain information | Flood zone boundaries if applicable | Required for FEMA compliance |
| Legal description | Recorded subdivision or Land Status Report | Required for property identification |
| Engineer's seal | Active Texas PE on all sheets | Required for most site plan applications |
| Engineer's Summary Letter | Signed, sealed, and dated | Required for plan acceptance |
| Tax certificates | Showing no taxes owed | Required for all applications |
| North arrow + scale | Standard scale with north arrow | Required on all plans |
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The Austin-Specific Requirements That Define the Process
The PE-Sealed Engineer's Summary Letter
This is Austin's most distinctive permit requirement. All site plan applications must include an Engineer's Summary Letter — and the letter must be:
- Signed and sealed by an active, licensed Texas Professional Engineer
- Dated
- The PE's engineering firm registration number must appear on all plan sheets
Exception for small projects: Summary letters for small projects (where slopes and trenches are under 5 feet) do not require a PE's seal unless slopes or trenches exceed five feet (per LDC Sec. 25-5-3). Confirm with Development Services whether your project qualifies.
This requirement means almost every Austin site plan application involves a licensed engineer, even for relatively modest projects.
Heritage Tree Survey — 24-Inch Trunk Diameter
Austin's Tree Ordinance requires a tree survey showing all heritage trees with a trunk diameter of 24 inches or larger. Trees proposed for removal must be specifically identified. If a heritage tree is within the construction zone or affected by grading or excavation, additional review and possibly mitigation is required.
Check your lot for large mature trees before finalizing your site plan. A heritage tree you didn't know about can change your entire building footprint.
Watershed Review
Austin's creek corridors and the Colorado River watershed create additional environmental review requirements for properties near water features. If your property is in or near a watershed protection zone, additional environmental documents may be required as part of the site plan package.
Check Austin's online mapping tools before starting to understand your watershed status.
Tax Certificates Required
A current tax certificate showing no taxes owed must be included in the site plan application package. Obtain this from the Travis County Tax Office before you submit.
S.M.A.R.T. Housing and Density Bonus
If your project qualifies for S.M.A.R.T. Housing certification or a Density Bonus program, the relevant certification letter must be included in the submittal.
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How the Site Plan Tool Handles Austin Projects
Step 1 — Enter your address: The tool loads your Travis County parcel data automatically and maps your property boundaries.
Step 2 — Place trees: Mark all large trees on the lot. The tool lets you place tree symbols with diameter notations — this helps you prepare the tree survey layer before taking it to a certified arborist.
Step 3 — Generate setbacks: Your buildable envelope appears — SF-2 zones: 25 ft front, 5 ft side (15 ft corner street-side), 10 ft rear.
Step 4 — Add structure: Place the proposed structure within the setback envelope. Check clearances from heritage tree drip lines.
Step 5 — Export PDF: Download the site plan. This is the visual base for your permit package — you'll add the PE's seal and the engineer summary letter as separate documents.
Step 6 — Compile the AB+C package: Gather your tax certificate, engineer's summary letter, legal description, and any S.M.A.R.T. Housing or Density Bonus letters. Upload everything through the Austin Build + Connect portal.
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Where the Tool Fits — and Where It Doesn't
The tool handles:
- Auto-loading Travis County parcel data
- Generating setback lines and building footprints
- Helping you mark tree locations for the survey
- Producing a title sheet with address and north arrow
- Exporting PDF for permit package compilation
The tool does NOT replace:
- A licensed PE's Engineer's Summary Letter (required in Austin)
- A certified arborist's heritage tree survey
- Watershed protection review documents
- Tax certificate from Travis County Tax Office
- Floodplain analysis or elevation certificates
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What This Doesn't Replace
Our site plan creator produces preliminary and permit-style site plans for residential projects. It does not produce:
- PE-sealed engineering documents of any kind
- Certified tree surveys (must be prepared by a certified arborist)
- Floodplain elevation certificates
- Tax certificates
- Recorded plats or Land Status Reports
Always verify current requirements with the City of Austin Development Services Department — Austin's Land Development Code is frequently updated.
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DIY vs. Drafter vs. SitePlans.ai
| DIY (Hand-drawn) | Traditional Drafter | SitePlans.ai | |
|---|---|---|---|
| Time | 6–12 hours | 3–10 day wait | 15–20 minutes |
| Cost | Free (your time) | \$400–\$1,000 | Free to start |
| Travis County parcel data | Manual | Varies | Auto-loaded |
| Setback lines | Manual calculation | Included | Auto-generated |
| Tree location layer | Manual | Included | One-click placement |
| PE seal | No | No (separate) | No (separate — required in Austin) |
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Common Mistakes on Austin Permit Applications
- Missing the PE seal on the summary letter — The most common completeness failure. The engineer's summary letter must be signed and sealed by an active Texas PE.
- Overlooking heritage trees — A 24-inch diameter tree you didn't survey can halt construction. Walk the entire lot before finalizing the footprint.
- No tax certificate — The certificate must be current and show no taxes owed. Get it from Travis County Tax Office before submitting.
- Assuming the 4-unit exemption covers everything — The exemption removes the Consolidated Site Plan review requirement, but building permits and all code compliance still apply.
- Ignoring watershed zones — Properties near Austin's creeks or the Colorado River may trigger additional environmental review.
- Incorrect legal description — The legal description or Land Status Report must match official county records.
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Local Resources
- City of Austin Development Services Department — permit applications, LDC, AB+C portal
- Travis County Appraisal District (TCAD) — parcel search and property data
- Austin Build + Connect (AB+C) portal — submit all site plan and permit applications online
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Nearby Cities
SitePlans.ai covers the full Texas metro region:
- Dallas, TX — certified county plat and second-story engineer letter requirements
- Frisco, TX — fire hydrant spacing requirements on residential site plans
- Denton, TX — notarized application and drainage arrows
- Conroe, TX — PE-stamped foundation plans and NFIP flood requirements
- Travis County area
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Pricing
Your first plan is free — no card required.
| Plan | Price | Best For | What You Get |
|---|---|---|---|
| Free / Basic | \$0 | Homeowners with one project | One project, 5 PDF exports, title sheet, editable title block, property lines |
| Contractor Pro | \$69/mo | Contractors with repeat projects | Branded title blocks, advanced layers, DXF export |
| Builder Plan | \$299/mo | Higher-volume builders | Multiple sheet sizes, company branding, advanced layers |
| Done-For-You | From SitePlans.us | Complex, rejected, or urgent projects | Human-reviewed permit-ready plan |
For Enterprise deals contact sales@siteplans.ai
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FAQ
1. Do I need a site plan for a building permit in Austin?
Yes — for most projects. The City of Austin requires a Consolidated Site Plan for commercial, multi-family, and larger residential projects. Projects involving four or fewer residential units may qualify for an exemption from the formal site plan review, but building permits are still required.
2. What is the AB+C portal?
Austin Build + Connect is the City of Austin's online portal for submitting all site plan applications, building permits, and related documents. All applications must go through this portal.
3. Do I need a PE to sign my site plan in Austin?
Yes — for most applications. The Engineer's Summary Letter must be signed and sealed by an active Texas-licensed Professional Engineer. Small projects where slopes and trenches are under 5 feet may have a limited exception — confirm with Development Services.
4. What is a heritage tree in Austin?
A heritage tree is any tree with a trunk diameter of 24 inches or larger. All heritage trees on a site must be identified in a tree survey included with the permit package.
5. What happens if I don't survey a heritage tree?
If construction affects an un-surveyed heritage tree, the city can halt the project. Significant fines and mitigation requirements may apply. Survey all large trees before finalizing your site plan.
6. What are the setbacks in Austin's SF-2 zone?
Front yard: 25 ft, Side yard: 5 ft (15 ft on corner street-side), Rear yard: 10 ft. Always verify your specific zoning designation with Development Services.
7. What is the residential exemption from site plan review?
Construction or alteration of four or fewer residential units may be exempt from the Consolidated Site Plan review process under certain conditions. This does not exempt the project from building permits or code compliance.
8. What tax documents do I need?
A current tax certificate from the Travis County Tax Office showing no taxes owed must be included in the site plan application package.
9. Does the watershed zone affect my permit?
If your property is near a creek, greenway, or the Colorado River corridor, additional environmental review requirements may apply. Check Austin's mapping tools before starting.
10. How do I find my parcel data in Austin?
Use the Travis County Appraisal District (TCAD) parcel viewer. Our tool auto-loads Travis County data when you enter your address.
11. Does SitePlans.ai guarantee permit approval?
No. Permit approval depends on your local building department's review, project scope, and code compliance.
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