What are the typical residential setbacks in Austin?

In SF-2 zones (the most common), front setbacks are 25 feet, side setbacks 5 feet (15 feet on corner street-side), and rear setbacks 10 feet. Maximum lot coverage is 40%, impervious cover 45%, and FAR 0.40:1. SF-4A small lot zones have reduced setbacks. Always check Austin's Property Profile tool for your specific zone and any overlay conditions.

What is my property's impervious cover limit?

Impervious cover limits depend on your watershed zone: Barton Springs Zone allows only 15-25%, Water Supply zones 20-40%, Suburban 40-55%, Urban 55-80%. Your site plan must show a detailed calculation of all impervious surfaces including buildings, driveways, walkways, and patios as a percentage of total lot area. Check your watershed zone through Austin's GIS tools.

What tree protection rules affect my site plan?

Heritage trees (24 inches+ DBH) cannot be removed without a Land Use Commission variance and require 3:1 replacement. Protected trees (19 inches+ DBH) require permits and 1:1 mitigation. No construction is allowed in the Critical Root Zone. All trees 8 inches+ must be surveyed with species, DBH, canopy, and health condition. A certified arborist report is required.

How do I submit plans through AB+C?

Austin Build + Connect (AB+C) at abc.austintexas.gov is the city's electronic plan review system. Create an account, upload plans in PDF format, pay fees, and track your application. AB+C routes your application to all reviewing departments (building, zoning, fire, environmental, drainage) simultaneously for parallel review.

What are Austin's compatibility standards?

Compatibility standards limit development intensity for commercial and multi-family projects within 200-540 feet of single-family zoning. They impose graduated height limits (e.g., 2 stories within 50 feet), additional setbacks, and enhanced screening. These standards significantly affect buildable area for mixed-use and commercial projects near neighborhoods.

Can I build an ADU in Austin?

Yes, ADUs are permitted in all single-family zones. Detached ADUs require 4-foot side and 10-foot rear setbacks. Maximum size is 1,100 sq ft or 15% of lot area. No additional parking required. The ADU counts toward your lot's total impervious cover limit, which is critical in restrictive watershed zones.

What environmental review is required?

Projects in the Barton Springs Zone must comply with the Save Our Springs (SOS) Ordinance with strict impervious cover limits and water quality controls. All properties must address critical environmental features (springs, seeps, bluffs, canyon rimrock). Environmental review adds time to the permitting process, especially in sensitive watershed zones.

How long does Austin plan review take?

Residential plan review takes 10-21 business days for initial review. Commercial site plans take 30-60 days. The Express Permitting program processes qualifying residential projects in 5 business days. Multiple reviewing departments (building, zoning, fire, environmental, drainage) review simultaneously through AB+C, but each may generate separate comments.

Austin Site Plan Requirements & Permit Guide (2025)

By Site Plan Creator Team • March 6, 2026

Everything you need to know about creating site plans for building permits in Austin, including Development Services requirements and environmental regulations.

Austin Site Plan Requirements: Complete Guide for Building Permits

Creating a site plan for a building permit in Austin, Texas requires meeting specific requirements set by the Development Services Department (DSD). Austin is known for its comprehensive environmental protections, particularly for the Edwards Aquifer, Barton Springs watershed, and heritage trees. The Land Development Code (LDC) governs all zoning and site development requirements.

What Is a Site Plan and Why Does Austin Require One?

A site plan is a scaled drawing showing your property boundaries, existing structures, proposed construction, setbacks, and site features. DSD requires a site plan for all building permit applications to verify compliance with Austin's Land Development Code (Title 25). You can look up your property's zoning, watershed location, and environmental features through Austin's Property Profile tool at austin.maps.arcgis.com.

Required Site Plan Elements for DSD

DSD requires the following elements on all site plans:

Property boundaries with accurate dimensions and total lot area
Setbacks from all property lines per LDC Section 25-2, Subchapter C
Location of all existing structures with square footage, height, and use
Proposed construction clearly distinguished from existing structures
Impervious cover calculation with percentage of total lot area
Building coverage separate from total impervious cover
Parking spaces per LDC Section 25-6, Subchapter E
Tree survey showing all heritage trees (24 inches+ DBH) and protected trees (19 inches+ in most zones)
Critical environmental features (springs, seeps, bluffs, canyon rimrock)
Drainage and grading showing compliance with the Drainage Criteria Manual
Watershed designation and any water quality zone location
North arrow and scale
Travis County Appraisal District account number

Austin Zoning and Setback Requirements

Austin's LDC organizes zoning districts with the following common residential setbacks:

SF-2 (Single-Family Standard Lot): Front 25 feet, side 5 feet (15 feet on corner street-side), rear 10 feet. Lot coverage max 40%. Impervious cover max 45%. FAR max 0.40:1.
SF-3 (Single-Family, attached housing): Front 25 feet, side 5 feet, rear 10 feet. Lot coverage max 40%. Impervious cover max 45%.
SF-4A (Small Lot Single-Family): Front 15 feet, side 3 feet, rear 5 feet. Lot coverage max 50%. Impervious cover max 55%.
SF-6 (Townhouse/Condominium): Front 15 feet, side 0 feet (party wall) or 5 feet, rear 10 feet.
MF-2 through MF-6 (Multi-Family): Setbacks increase with density and height.

Impervious Cover and Watershed Requirements

Austin's impervious cover limits are among the most significant site plan considerations and vary dramatically by watershed location:

Barton Springs Zone (BS): Maximum 15-25% impervious cover with the most restrictive water quality requirements (Save Our Springs Ordinance)
Water Supply Rural (WSR): Maximum 20-25% impervious cover
Water Supply Suburban (WSS): Maximum 25-40% impervious cover
Suburban (SUB): Maximum 40-55% impervious cover
Urban (URB): Maximum 55-80% impervious cover (least restrictive)
Transition Zone: Maximum 40-60% impervious cover with additional water quality requirements

Your site plan must include a detailed impervious cover calculation and demonstrate compliance with your watershed zone's limits.

Tree Protection Requirements

Austin's tree protection regulations are among the most comprehensive in Texas:

Heritage trees: Trees 24 inches+ DBH. Cannot be removed without a variance from the Land Use Commission. Removal requires replacement at a 3:1 ratio and payment into the Tree Mitigation Fund.
Protected trees: Trees 19 inches+ DBH (8 inches+ in Hill Country Roadway zones). Require tree permits for removal with mitigation at a 1:1 ratio.
Critical Root Zone (CRZ): The area within a radius of half the tree's canopy spread, or 10 feet from the trunk, whichever is greater. No construction, grading, or trenching allowed within the CRZ.
Tree survey required: All trees 8 inches+ DBH must be surveyed and shown on the site plan with species, DBH, canopy spread, health condition, and CRZ
Certified arborist report: Required for permit applications affecting protected or heritage trees

Compatibility Standards

Austin's compatibility standards (LDC Section 25-2-1062 through 25-2-1066) limit development intensity near single-family neighborhoods:

Trigger distance: Apply to commercial and multi-family projects within 200-540 feet of single-family zoning
Height limits: Graduated height limits based on distance from single-family property (e.g., 2 stories within 50 feet)
Setback requirements: Additional setbacks beyond base zoning requirements
Screening requirements: Enhanced screening walls and landscaping between incompatible uses

ADU Requirements in Austin

Austin has expanded ADU permissions significantly in recent years:

ADUs permitted in all single-family residential zones
Setbacks: 4-foot side, 10-foot rear for detached ADUs
Size limit: Maximum 1,100 sq ft or 15% of lot area, whichever is less
Height: 2 stories maximum, 30 feet
Parking: No additional parking required
Impervious cover: ADU counts toward the lot's total impervious cover limit
Short-term rental: ADUs may be used as short-term rentals if the property meets STR licensing requirements

How to Submit Your Site Plan

Austin Build + Connect (AB+C)

Submit through Austin Build + Connect (AB+C) at abc.austintexas.gov for electronic plan review. Create an account, upload plans in PDF format, pay fees, and track your application in real-time. AB+C replaced the previous AMANDA system.

Walk-In Service

The Development Services Center at 6310 Wilhelmina Delco Drive, Austin, TX 78752 accepts walk-in appointments for questions, pre-submission conferences, and over-the-counter permits.

Permit Fees and Timeline

Plan review fees: Based on project valuation and square footage per DSD fee schedule
Building permit fees: Calculated from construction valuation
Impact fees: Water, wastewater, and transportation impact fees for new construction
Parkland dedication: Required for new residential subdivisions
Timeline: Residential plan review 10-21 business days for initial review. Commercial site plans 30-60 days. Express Permitting program available for qualifying residential projects (5 business days). Multiple reviewing departments may extend timeline.

Creating Your Austin Site Plan with Site Plan Creator

Site Plan Creator makes it easy to generate a professional, permit-ready site plan for your Austin property. Simply enter your address, and the tool automatically loads your property boundaries, building footprints, and aerial imagery. You can then add setback lines, label structures, draw proposed construction, and export a scaled PDF ready for DSD submission.

Frequently Asked Questions

What are the typical residential setbacks in Austin?: In SF-2 zones (the most common), front setbacks are 25 feet, side setbacks 5 feet (15 feet on corner street-side), and rear setbacks 10 feet. Maximum lot coverage is 40%, impervious cover 45%, and FAR 0.40:1. SF-4A small lot zones have reduced setbacks. Always check Austin's Property Profile tool for your specific zone and any overlay conditions.
What is my property's impervious cover limit?: Impervious cover limits depend on your watershed zone: Barton Springs Zone allows only 15-25%, Water Supply zones 20-40%, Suburban 40-55%, Urban 55-80%. Your site plan must show a detailed calculation of all impervious surfaces including buildings, driveways, walkways, and patios as a percentage of total lot area. Check your watershed zone through Austin's GIS tools.
What tree protection rules affect my site plan?: Heritage trees (24 inches+ DBH) cannot be removed without a Land Use Commission variance and require 3:1 replacement. Protected trees (19 inches+ DBH) require permits and 1:1 mitigation. No construction is allowed in the Critical Root Zone. All trees 8 inches+ must be surveyed with species, DBH, canopy, and health condition. A certified arborist report is required.
How do I submit plans through AB+C?: Austin Build + Connect (AB+C) at abc.austintexas.gov is the city's electronic plan review system. Create an account, upload plans in PDF format, pay fees, and track your application. AB+C routes your application to all reviewing departments (building, zoning, fire, environmental, drainage) simultaneously for parallel review.
What are Austin's compatibility standards?: Compatibility standards limit development intensity for commercial and multi-family projects within 200-540 feet of single-family zoning. They impose graduated height limits (e.g., 2 stories within 50 feet), additional setbacks, and enhanced screening. These standards significantly affect buildable area for mixed-use and commercial projects near neighborhoods.
Can I build an ADU in Austin?: Yes, ADUs are permitted in all single-family zones. Detached ADUs require 4-foot side and 10-foot rear setbacks. Maximum size is 1,100 sq ft or 15% of lot area. No additional parking required. The ADU counts toward your lot's total impervious cover limit, which is critical in restrictive watershed zones.
What environmental review is required?: Projects in the Barton Springs Zone must comply with the Save Our Springs (SOS) Ordinance with strict impervious cover limits and water quality controls. All properties must address critical environmental features (springs, seeps, bluffs, canyon rimrock). Environmental review adds time to the permitting process, especially in sensitive watershed zones.
How long does Austin plan review take?: Residential plan review takes 10-21 business days for initial review. Commercial site plans take 30-60 days. The Express Permitting program processes qualifying residential projects in 5 business days. Multiple reviewing departments (building, zoning, fire, environmental, drainage) review simultaneously through AB+C, but each may generate separate comments.

How to Create a Site Plan in Austin

Look Up Your Property Information: Use Austin's Property Profile at austin.maps.arcgis.com to find your zoning, watershed zone, impervious cover limit, tree protection requirements, compatibility standards, and any overlay districts. Note your Travis County Appraisal District account number.
Assess Environmental Constraints: Determine your watershed zone and impervious cover limit. Identify critical environmental features, protected and heritage trees, and any floodplain on your property. These constraints may significantly limit buildable area.
Create Your Site Plan: Enter your Austin address in Site Plan Creator to automatically load property boundaries, building footprints, and aerial imagery. Add setback lines per LDC Section 25-2, label structures, and draw proposed construction.
Include All Required Elements: Ensure your site plan includes property boundaries, setbacks, impervious cover calculation with watershed compliance, tree survey with all trees 8 inches+ DBH, parking, drainage, critical environmental features, and north arrow with scale.
Prepare Environmental and Tree Reports: Order a certified arborist report if protected or heritage trees are affected. Prepare drainage studies per the Drainage Criteria Manual. For Barton Springs Zone properties, prepare SOS Ordinance compliance documentation.
Submit Through AB+C: Upload plans and supporting documents through Austin Build + Connect (AB+C) at abc.austintexas.gov. Pay plan review fees. Consider the Express Permitting program for qualifying residential projects.
Manage Review and Obtain Permit: Track your application through AB+C as it routes to multiple reviewing departments. Respond to each department's comments and resubmit corrections. Once all departments approve, pay impact fees, obtain your permit, and schedule inspections.