Entitlements & Timeline

Austin timelines should be underwritten by risk profile. Clean by-right projects can still take significant time, while complex sites with rezoning, infrastructure, environmental, or neighborhood issues can run 3-5 years acquisition-to-CO.

Realistic Timelines

Clean by-right site plan9-18 mo

Rezoning / DB / CUP6-18 mo

Contested rezoning / PUD18-36+ mo

Complex / problem site36-60+ mo

Core Risks

Environmental / watershedHigh

Drainage / water qualityHigh

Utilities / offsite workHigh

Neighborhood processVariable

Key Tools

DB90 / density bonus90' potential

HOME amendmentsUnit yield

VMU / area overlaysSite-specific

PUDLarge / complex

60-120 days

Contract + Go/No-Go Diligence

Title, survey, floodplain, Phase I ESA, trees, utilities, civil constraints, and entitlement risk memo.

3-9 months

Pre-Application + Feasibility

Concept plan, civil pre-screen, utility coordination, transportation scoping, and stakeholder outreach.

6-18 months

Entitlement / Public Process

Rezoning, CUP, density bonus, PUD, compatibility relief, or neighborhood-plan issues. Contested cases can run 18-36+ months.

9-24 months

Site Plan + Technical Review

DSD review, drainage, water quality, trees, TIA, fire access, utilities, and comment cycles. Complex sites can stretch 24-36+ months.

18-36+ months

Construction + CO

Construction, utility tie-ins, ROW work, inspections, punch list, and certificate of occupancy.