City
of A
ustin
Guide to
Zoning
City of
A
ustin
Planning & Zoning
De
p
ar
tment
505 Barton
Springs R
oad
One Texas
Center
A
ustin,
TX
78704
September 2016
DISCLAIMER: This Guide is for informational purposes only. It does not constitute legal
regulations. Consult the Land Development Code for specific regulations:
http://www.austintexas.gov/department/austin-city-code-land-development-code.
City of Austin
1
September 2016 Zoning Guide
Contents
I.
Introduction to Zoning
2
II.
Zoning Principles
5
III.
Zoning Process
6
IV.
Challenging a Zoning Request
8
V.
Base Zoning Districts
11
Residential Districts 13
Office Districts 36
Commercial Districts 42
Industrial
Districts 61
Special Purpose Districts 69
VI.
Combining Districts
72
VII.
Description of Allowed Uses
78
2
City of Austin
Zoning Guide
September 2016
I. INTRODUCTION TO
Z
ONING
What
is zoning?
Zoning establishes the types of land uses permitted on a parcel of land within the full or limited
purpose jurisdiction of the City of Austin. Zoning also sets the development standards for a site,
such as building height, setbacks, floor-to-area ratio, neighborhood compatibility, screening,
landscaping, and impervious cover limitations.
The purpose of land use regulations such as zoning is to create compatible land uses, ensure
proper design and construction standards, and promote the overall public good.
Zoning has three elements:
Allowed uses: Section VII of this guide provides a list of allowed uses by category—
Residential, Civic, Commercial, Industrial, and Agricultural. Each zoning district allows for
multiple uses such as single family residential, food sales, retail, or religious assembly. Most uses
are allowed in several zoning districts, and each zoning district allows several uses. Uses can be
permitted (allowed by right, without any zoning review by the City) or conditional (which needs
Planning Commission or City Council approval).
Site
development
standards: Regulations that guide how buildings may be placed
on a site. This includes standards such as height, setbacks, floor-to-area ratio, neighborhood
compatibility, screening, landscaping, and impervious cover limitations. Note that not all of
the site development standards that may affect a piece of property are controlled by the zoning
district (other examples include subdivision regulations and residential compatibility).
Geography: Zoning is applied to property within the City of Austin or its limited
purpose jurisdiction.
How to read a zoning district
Zoning districts are generally represented by a code, such as SF-3 or NO-MU-NP.
Every
pro
perty
in Austin has a base zoning district. The City has 39 base zoning districts; each base zoning
district and its code is listed in Table 1. Other zoning districts, called combining districts, provide
additional regulations to base zoning districts (see Table 2). If a property is part of
a combining district, its zoning code will list the base district code, followed by a dash, and
then the combining district. For example, a mixed use (-MU) combining district applied to a
neighborhood office district (NO) is shown as NO-MU. The zoning of a property may include
multiple combining districts: NO-MU-H-NP is a neighborhood office (NO) district that allows
mixed use (-MU), is a historic property (-H), and follows a neighborhood plan’s requirements
(-NP).
City of Austin
3
September
2016 Zoning Guide
What
is the difference
between
zoning and land use?
People often confuse zoning with land use. In Austin, land use is a general indication of how land
is used—residential, commercial, industrial, open space, etc. Land use defines broad categories;
zoning is used to implement the land use plan. It further refines the permitted uses and standards
for a site. The City of Austin has established a land use planning process with significant
public participation to determine how land should be used both now and in the future through
the development of the Future Land Use Map. This map, which is adopted by City Council,
provides a framework for future zoning decisions.
What
is my zoning?
To determine the zoning of your property, the City of Austin has created a map viewer available
on the City’s website. This viewer enables you to type in your address and click on a button to
retrieve zoning information (as well as other City GIS data).
The Development Web Map viewer can be accessed at:
http://www.austintexas.gov/department/gis-and-maps.
Although this tool is intended for public use, it is not an official verification of zoning.
Verification of zoning is required prior to issuance of a subdivision, site plan, site plan
exemption, building permit or certificate of occupancy. You can request a zoning verification
letter from the
Development
Assistance Center, 505 Barton Springs Road, 1st Floor. The
phone number is (512) 978-4000.
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City of Austin
Zoning Guide
Table 1. Base Zoning Districts
Residential Commercial
September 2016
LA
RR
SF-1
SF-2
SF-3
SF-4A
SF-4B
SF-5
SF-6
MF-1
MF-2
MF-3
MF-4
Lake Austin Residence
Rural
Residence
Single Family—Large
Lot
Single Family—Standard
Lot
Family Residence
Single Family—Small Lot
Single Family—Condominium
Ur
b
an
Family Residence
Townhouse
&
Condominium
Multifamily
—Limited
Density
Multifamily—Low Density
Multifamily—Medium Density
Multifamily—Moderate Density
NO
LO
GO
CR
LR
GR
L
CBD
DMU
W/LO
CS
CS-1
CH
Limited Office
General
Office
Commercial Recreation
Neighborhood Commercial
Community Commercial
Lake Commercial
Central Business
District
Downtown Mixed Use
Warehouse/limited
Offi
ce
General
Commercial Services
Commercial-Liquor Sales
MF-5
Multifamily—High Density
Specia
MF-6
MH
Multifamily—Highest Density
Mobile Home Residence
DR
A
V
Industri
ial
AG
IP
LI
MI
Industrial
P
ark
Limited
Industrial Services
Major
Industry
P
PUD
TN
Planned Unit Development
Traditional
Neighborhood
R&D
Research
&
Development
Table 2. Some of the Combining Zoning Districts
Code District name
-CO Conditional Overlay Combining
District
-H Historic Combining
District
-MU Mixed Use Combining
District
-NP Neighborhood Plan Combining
District
-PDA Planned
Development
Area
-V Vertical Mixed Use Building
City of Austin
5
II. ZONING PRINCIPLES
September 2016 Zoning Guide
The City of Austin has established twelve Zoning Principles as a guide to preserve the
compatibility of land uses. City Staff, stakeholders and property owners should use the
following principles to evaluate all zoning requests.
• Zoning should be consistent with the Future Land Use Map (FLUM) or
adopted neighborhood plan.
• Zoning should satisfy a public need and not constitute a grant of special privilege to
an individual owner; the request should not result in spot zoning.
• Granting a request for zoning should result in an equal treatment of similarly
situated properties.
• Granting the zoning should not in any way set an undesirable precedent for
other properties in the neighborhood or within other areas of the city.
•
Zoning should allow for a reasonable use of the property.
• Zoning changes should promote compatibility with adjacent and nearby uses and
should not result in detrimental impacts to the neighborhood character.
• Zoning should promote a transition between adjacent and nearby zoning districts,
land uses, and development intensities.
• Zoning should promote the policy of locating retail and more intensive zoning near
the intersections of arterial roadways or at the intersections of arterials and major
collectors.
• The request should serve to protect and preserve places and areas of historical
and cultural significance.
• Zoning should promote clearly identified community goals such as creating
employment opportunities or providing for affordable housing.
• A change in conditions has occurred within the area indicating that there is a basis
for changing the originally established zoning and/or development restrictions for the
property.
• The rezoning should be consistent with the policies adopted by the City Council or
Planning Commission/Zoning and Platting Commission.
6
City of Austin
Zoning Guide
September 2016
III. ZONING PROCESS
Who can request a rezoning?
A rezoning may be requested by:
• Property owner
• City Council
• Planning Commission/Zoning and Platting Commission
• Historic Landmark Commission—if the property is proposed to be designated as a
historic landmark (H) combining district, or a historic area (HD) combining district.
• A petition of at least 60% of the owners of land in a proposed historic district.
What
is the rezoning process?
An application for rezoning is reviewed by City staff, and then scheduled before the Land Use
Commission. All requests that fall within the boundaries of an adopted neighborhood planning
area, or an area with a resolution from City Council to move forward with a plan, are scheduled
for a public hearing before the Planning Commission. All other zoning requests are scheduled
before the Zoning and Platting Commission. Following a public hearing from one of these
Commissions, an additional public hearing is scheduled for City Council. City Council will
approve or deny the rezoning request.
What
happens if my property is rezoned—can I continue my use?
There are cases when a rezoning can result in a nonconforming use. A nonconforming use is the
use of any land, building, or structure that does not conform with current applicable regulations,
but complied or was not under requirements to comply with regulations at the time the use
was established. There are specific code requirements, relating to the discontinuance of a non-
conforming use as well as the ability to make any changes to a nonconforming use.
How do I get a copy of an approved zoning ordinance?
Once City Council approves a zoning request, a copy of the approved ordinance can be obtained
through the City Clerk’s Office. You can either call and request a copy, or you can perform an
online Public Records search.
If a property is rezoned with a conditional overlay (CO) attached to the zoning, you can find the
specifics of the CO in the zoning ordinance.
Public records can be accessed through the City Clerk’s webpage:
http://www.austintexas.gov/edims/search.cfm.
City of Austin
7
September 2016 Zoning Guide
Notices (steps 2, 4 and 6) are sent to property owners, registered community associations, and
utility account holders within 500 feet of a property that is being rezoned.
8
City of Austin
Zoning Guide
September 2016
IV. CHALLENGING A ZONING REQUEST
When a property owner requests a zoning change, nearby neighbors are considered to have a stake
in the zoning as well and have the opportunity to challenge the zoning request before
City
Council.
Doing so requires that City Council approve the zoning change by three-fourths majority.
Please note that petition rights do not apply to interim-zoned property.
Steps involved in challenging a zoning request:
a. Work with the property owner or neighborhood to try to reach a compromise, or work
through the neighborhood plan process.
b. Send a letter stating opposition to staff, Planning Commission, and City Council.
c. Appear at the public hearings at Planning Commission and City Council.
d. File a zoning petition with the zoning case manager.
What
is a zoning petition?
A petition is one way a person may oppose a proposed rezoning. A petition may
be filed (1) by a property owner opposed to a rezoning of his of her own property
or (2) by property owners within 200 feet of the proposed change. In order for a
petition by nearby property owners to be considered valid, property owners of 20%
or more of the land within 200 feet of the proposed rezoning must sign the petition.
What
is the
effect
of a petition?
A three-fourths majority vote of city council is required to overturn a valid petition.
How to file a petition
A petition should be dated and addressed to the City Council. In order to be legally binding, the
first paragraph should read as follows:
We, the undersigned owners of property affected by the requested
zoning change described in the referenced file, do hereby
protest against any change of the Land Development Code
which would zone the property to any classification other than
.
After this initial statement, briefly state the reasons for the protest.
City of Austin
9
September 2016 Zoning Guide
This statement should be followed by the original signatures of the protesters and their
addresses. If a protester signs for other than the owner of record, a Power of Attorney should
accompany the petition. Signatures should be in blue or black ink to facilitate reproduction.
Property owner information is obtained from the Travis Central Appraisal District. If there has
been a recent sale of the property, the current owners may not be shown. A copy of the deed or
closing statement must be furnished with the petition to establish ownership.
Please furnish the name and phone number of a contact person in case there are questions about
the petition.
The case file number and zoning information may be obtained from the zoning case manager
within the Planning and Zoning Department, 505 Barton Springs Rd, Fifth Floor. Although not
required, it is also suggested that a numeric printout of the property owners and a copy of that
portion of the tax plat showing 200 feet around the area proposed for rezoning be obtained.
The nine-digit parcel number for each property within a 200-foot radius must be determined, as
follows:
• The first five digits of the parcel number is the tax plat number.
• The next two digits is the block number. This is the large underlined number shown on
each block.
• The last two digits is the lot number. This is the small underlined number on each lot.
This parcel number corresponds to the numbers shown on the property owner printout.
Calculating 20% of the property within 200 feet of a rezoning request
A brief description of the process for determining the validity of a petition is as follows:
A. Figure square footage of area within 200-foot radius of property being rezoned, excluding
property being considered.
B. Figure each petitioner’s area. These areas should include one-half of right-of-way
adjacent to the petitioner’s property.
C. Figure percentage: Total of
petitioners’
area (B) divided by Total area within 200’ radius
(A).
If (C) is greater than or equal to 20%, the petition is valid.
Condominium projects may protest the rezoning if the petition is signed by the appropriate
officer of the governing body of the condominium. An individual condominium owner shall
not be included when calculating the petition unless the documents governing the condominium
clearly establish the right of an individual owner to act with respect to his or her respective
undivided interest in the common elements of the condominium.
10
City of Austin
Zoning Guide
September 2016
What
is the deadline to file a petition?
The zoning petition shall be filed with the zoning case manager no later than noon on the
Wednesday prior to the 3
rd
Reading of the scheduled item at City Council. However, the petition
should be furnished to the zoning case manager as early as possible prior to the Council hearing
so the validity may be determined prior to the hearing.
The zoning petition can be found at this link:
http://www.austintexas.gov/department/zoning-resources.
City of Austin
11
V. BASE ZONING
D
ISTRICTS
September 2016
Zoning Guide
A Base Zoning District establishes regulations governing land use and site development in a
specific geographic area. Regulations may include:
• A minimum lot size
• A minimum lot width
• Maximum impervious coverage
• Maximum height allowances
• Required setbacks
Building
Coverage:
A percentage limit on the amount of a lot that may be covered by a
building.
Density: The number of dwelling units (houses, apartments, duplexes etc), or buildings per unit
of land. In Neighborhood Planning, this is often expressed as dwelling units per acre or units per
lot.
Floor Area Ratio (FAR): The floor area ratio (FAR) is the principal bulk regulation controlling
the size of buildings. FAR is the ratio of total building floor area in relation to the area of
its
zoning
lot. Each zoning district has an FAR control which, when multiplied by the lot area of the
zoning lot, produces the maximum amount of floor area allowable in a building on the zoning lot.
For example, on a 10,000 square-foot lot in a zoning district with a maximum FAR of 1.0, the
floor area of a building cannot exceed 10,000 square feet.
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City of Austin
Zoning Guide
September 2016
Impervious
Cover:
Anything that stops rainwater from soaking into the ground, including
roads, sidewalks, driveways, parking lots, swimming pools, and buildings. The allowable amount
of impervious cover is determined by the more restrictive of the zoning district and watershed
regulations.
Minimum Site Area: Limits the number of dwelling units on a site by requiring a certain
amount of square footage at a site for a specific type of multi-family unit (efficiency, one-
bedroom, two-bedroom, etc.). For example, if a zoning district for a 10,000 square foot lot
requires 2,500 square feet for each two-bedroom unit, then four two-bedroom units can be built
on that lot.
Setbacks: The minimum distance between buildings and any lot line.
Provided below is general information regarding the most common base zoning districts. Refer
to the City of Austin Land Development Code for additional development standards.
Notes for
Permitted
Uses
(c) Conditional Use Permit is required
(PC) Permitted in the district, but under some circumstances may be conditional
* Additional standards may apply. See Section VII, Description of Allowed Uses, for
Austin City Code
references.
City of Austin
13
Residential
Districts
September 2016
Residential Districts
Zoning Guide
RR
Rural Residence
Rural Residence district is intended for a low density residential use on a lot that is a minimum of
one acre. An RR district designation may be applied to a use in an area for which rural
characteristics are desired or an area whose terrain or public service capacity require low density.
Site
Development
Standards
Lot
Massing
Minimum Lot
Size
43,560 sq
ft
Maximum Height
35
ft
(1 acre)
Minimum Setbacks
Minimum Lot
W
idth
100
ft
Front
y
ard
40
ft
Maximum Units Per
Lot
1
Street side
y
ard
25
ft
Maximum Building
Cov
erage
20%
Interior side
y
ard
10
ft
Maximum Impervious
Cov
er
25%
Rear
y
ard
20
ft
Permitted
and Conditional
Uses
†
For detail on marked uses in the
Rural
Residential
district
,
see
the
Austin City Code 25-2-552.
Residential
Single-Family
Residential†
* Short-Term Rental
Civic
Club or Lodge (c) *
College and
University
Facilities
(c)
Communication Service Facilities *
Community Events *
Community Recreation—Public (c) *
Community Recreation—Private (c) *
Cultural
Services
(c)
Day Care Services—Commercial
(c)
Day Care Services—General
(c)
Day Care Services—Limited
Family Home *
Group Home Class I—General (c) *
Group Home Class I—Limited *
Local
Utility
Services
(c)
Private
Primary
Educational Services (c) *
Private Secondary Educational Services (c) *
Public
Primary
Educational Services *
Public Secondary Educational Services *
Religious Assem
b
ly
Safety Services
(c)
Telecommunication
Tower (PC) *
Commercial Agricultural
Kennels
(c)
Special Use—Historic (c) *
Stables
(c)
Community Garden
Urban Farm *
14
City of Austin
Zoning Guide
Residential Districts
SF-1
Single Family Residence—Large Lot
September 2016
Single Family Residence Large Lot district is intended for a low density single-family residential
use on a lot that is a minimum of 10,000 square feet. An SF-1 district designation may be
applied to a use on land with sloping terrain or environmental limitations that preclude standard
lot size or to a use in an existing residential development on a lot that is 10,000 square feet or
more.
Site
Development
Standards
Lot Massing
Minimum Lot Size 10,000 sq ft Maximum Height 35
ft
Minimum Lot Width 60 ft Minimum Setbacks
Maximum Units Per Lot
1 Front yard 25
ft
Maximum Building Coverage 35% Street side yard 15
ft
Maximum Impervious Cover 40% Interior side yard 5
ft
Rear yard 10
ft
Permitted
and Conditional
Uses
Residential
Single-Family Residential * Bed and Breakfast Residential (Group 1) *
Short-Term Rental Conservation Single Family Residential
Civic
Club or Lodge (c) *
College and
University
Facilities (c) *
Communication Service Facilities *
Community Events *
Community Recreation—Public (c) *
Community Recreation—Private (c) *
Cultural
Services
(c)
Day Care Services—Commercial
(c)
Day Care Services—General
(c)
Day Care Services—Limited
Family Home *
Group Home Class I—General (c) *
Group Home Class I—Limited *
Local
Utility
Services
(c)
Private
Primary
Educational Services (c) *
Private Secondary Educational Services (c) *
Public
Primary
Educational Services *
Public Secondary Educational Services *
Religious Assem
b
ly
Safety Services
(c)
Commercial
Special Use—Historic (c) *
Agricultural
Community Garden
Urban Farm *
City of Austin
15
September 2016
SF-2
Residential Districts
Zoning Guide
Single Family Residence—Standard Lot
Single Family Residence Standard Lot district is intended for a moderate density single-family
residential use on a lot that is a minimum of 5,750 square feet. An SF-2 district designation may
be applied to a use in an existing single-family neighborhood that has moderate sized lots or to
new development of single-family housing on lots that are 5,750 square feet or more.
Site
Development
Standards
Lot Massing
Minimum Lot Size 5,750 sq ft Maximum Height 35
ft
Minimum Lot Width 50 ft Minimum Setbacks
Maximum Units Per Lot
1 Front yard 25
ft
Maximum Building Coverage 40% Street side yard 15
ft
Maximum Impervious Cover 45% Interior side yard 5
ft
Rear yard 10
ft
Permitted
and Conditional
Uses:
Residential
Single-Family Residential * Bed and Breakfast Residential (Group 1) *
Civic
Club or Lodge (c) *
College and
University
Facilities (c) *
Community Events *
Communication Service Facilities *
Community Recreation—Public (c) *
Community Recreation—Private (c) *
Cultural
Services
(c)
Day Care Services—Commercial
(c)
Day Care Services—General
(c)
Day Care Services—Limited
Short-Term Rental
Family Home *
Group Home Class I—General (c) *
Group Home Class I—Limited *
Local
Utility
Services
(c)
Private
Primary
Educational Services (c) *
Private Secondary Educational Services (c) *
Public
Primary
Educational Services *
Public Secondary Educational Services *
Religious Assem
b
ly
Safety Services
(c)
Telecommunication
Tower (PC) *
Commercial
Special Use—Historic (c) *
Agricultural
Community Garden
Urban Farm *
16
City of Austin
Zoning Guide
Residential Districts
SF-3
Family Residence
September 2016
Family Residence district is intended as an area for moderate density single-family residential
use, with a minimum lot size of 5,750 square feet. Duplex use is permitted under development
standards that maintain single-family neighborhood characteristics. This district is
a
ppropr
iate
for existing single-family neighborhoods having typically moderate sized lot patterns, as well as
for development of additional family housing areas with minimum land requirements.
Site
Development
Standards
Lot
Massing
Minimum Lot
Size
5
,
750
sq
ft
Maximum Height
35
ft
Minimum Lot
W
idth
50
ft
Minimum Setbacks
Maximum Units Per
Lot
1
Front
y
ard
25
ft
Maximum Building
Cov
erage
40%
Street side
y
ard
15
ft
Maximum Impervious
Cov
er
45%
Interior side
y
ard
5
ft
Rear
y
ard
10
ft
Permitted
and Conditional
Uses
†
For detail on marked uses in the Family Residence
district
,
see
the
Austin City Code 25-2-552.
Residential
Bed and Breakfast Residential (Group 1) * Single-Family Attached Residential *
Duplex Residential * Single-Family Residential *
Retirement Housing (Small Site)
†
* Two-Family Residential *
Short-Term Rental
Civic
Club or Lodge (c) *
College and
University
Facilities (c) *
Communication Service Facilities *
Community Events *
Community Recreation—Public (c) *
Community Recreation—Private (c) *
Cultural
Services
(c)
Day Care Services—Commercial
(c)
Day Care Services—General
(c)
Day Care Services—Limited
Family Home *
Group Home Class I—General (c) *
Group Home Class I—Limited *
Local
Utility
Services
(c)
Private
Primary
Educational Services (c) *
Private Secondary Educational Services (c) *
Public
Primary
Educational Services *
Public Secondary Educational Services *
Religious Assem
b
ly
Safety Services
(c)
Commercial Agricultural
Special Use—Historic (c) * Community Garden
Urban Farm *
City of Austin
17
September 2016
SF-4A
Residential Districts
Zoning Guide
Single-Family Residence—Small Lot
Single-Family Residence Small Lot district is intended for a moderate density single-family
residential use on a lot that is a minimum of 3,600 square feet. An SF-4A district use is subject
to development standards that maintain single family neighborhood characteristics.
Site
Development
Standards
Lot Massing
Minimum Lot Size 3,600 sq ft Maximum Height 35
ft
Minimum Lot Width 40 ft Minimum Setbacks
Maximum Units Per Lot 1 Front yard 15
ft
Maximum Building Coverage 55% Street side yard 10
ft
Maximum Impervious Cover 65% Interior side yard —
Rear yard —
Permitted
and Conditional
Uses
Residential
Small Lot Single-Family Residential * Short-Term Rental
Civic
Club or Lodge (c) *
College and
University
Facilities (c) *
Communication Service Facilities *
Community Events *
Community Recreation—Public (c) *
Community Recreation—Private (c) *
Cultural
Services
(c)
Day Care Services—Commercial
(c)
Day Care Services—General
(c)
Day Care Services—Limited
Family Home *
Group Home Class I—General (c) *
Group Home Class I—Limited *
Local
Utility
Services
(c)
Private
Primary
Educational Services (c) *
Private Secondary Educational Services (c) *
Public
Primary
Educational Services *
Public Secondary Educational Services *
Religious Assem
b
ly
Safety Services
(c)
Telecommunication
Tower (PC) *
Commercial
Special Use—Historic (c) *
Agricultural
Community Garden
Urban Farm *
18
City of Austin
Zoning Guide
Residential Districts
SF-4B
Single-Family Residence Condominium Site
September 2016
Single-Family Residence Condominium Site district is intended for moderate density single-
family residential use on a site surrounded by existing structures, most of which are single-family
residences. An SF-4B district use is subject to development standards that maintain single
family neighborhood characteristics. An SF-4B district designation may only be applied to a use
at a proposed location if the existing use at the location is designated as an urban family (SF-5)
or less restrictive district.
Site
Development
Standards
Lot Massing
Minimum Size of Site 1 acre Maximum Height 2 stories
Maximum Size of Site 5 acres Minimum Setbacks
Minimum Lot Width 40 ft Front yard 25
ft
Minimum Site Area per Building 2,800 sq ft Street side yard 15
ft
Minimum Site Area per Unit 3,600 sq ft Interior side yard n/a
Maximum Building Coverage 40% Rear yard 15
ft
Maximum Impervious Cover 60%
Permitted
and Conditional
Uses
Residential
Small Lot Single Family Residential Short-Term Rental
Civic
Club or Lodge (c) *
College and
University
Facilities (c) *
Communication Service Facilities *
Community Events *
Community Recreation—Public (c) *
Community Recreation—Private (c) *
Cultural
Services
(c)
Day Care Services—Commercial
(c)
Day Care Services—General
(c)
Day Care Services—Limited
Family Home *
Group Home Class I—General (c) *
Group Home Class I—Limited *
Local
Utility
Services
(c)
Private
Primary
Educational Services (c) *
Private Secondary Educational Services (c) *
Public
Primary
Educational Services *
Public Secondary Educational Services *
Religious Assem
b
ly
Safety Services
(c)
Telecommunication
Tower (PC) *
Commercial Agricultural
Special Use—Historic (c) * Community Garden
Urban Farm *
City of Austin
19
September 2016
SF-5
Residential Districts
Zoning Guide
Urban Family Residence
Urban Family Residence district is intended for moderate density single-family residential use on
a
lot that is a minimum of 5,750 square feet. A duplex, two-family, townhouse, or condominium
residential use is permitted in an SF-5 district under development standards that maintain single
family neighborhood characteristics. An SF-5 district designation may be applied to a use in
an existing family residential neighborhood in a centrally located area of the City. An SF-5
district may be used as a transition between a single family and multifamily residential use or to
facilitate the implementation of City affordable housing programs.
Site
Development
Standards
Lot
Massing
Minimum Lot
Size
5
,
750
sq
ft
Maximum Height
35
ft
Minimum Lot
W
idth
50
ft
Minimum Setbacks
Maximum Units Per
Lot
n/a
Front
y
ard
25
ft
Maximum Building
Cov
erage
40%
Street side
y
ard
15
ft
Maximum Impervious
Cov
er
55%
Interior side
y
ard
5
ft
Rear
y
ard
10
ft
Permitted
and Conditional
Uses
†
For detail on marked uses in the Urban Family Residence
district
,
see
the
Austin City Code
25-2-559.
Residential
Bed and Breakfast Residential (Group 1) * Retirement Housing (Large Site) (c) *
Bed and Breakfast Residential (Group 2) * Short-Term Rental
Condominium Residential * Single-Family Residential *
Duplex Residential * Single-Family Attached Residential *
Retirement Housing (Small Site)
†
* Townhouse Residential *
Small Lot Single-Family Residential
Short-Term Rental
Two-Family
Residential (c)*
Civic
Club or Lodge (c) *
College and
University
Facilities (c) *
Communication Service Facilities *
Community Events *
Community Recreation—Private (c) *
Community Recreation—Public (c) *
Cultural
Services
(c)
Day Care Services—Commercial
(c)
Day Care Services—General
(c)
Day Care Services—Limited
Family Home *
Group Home Class I—General (c) *
Group Home Class I—Limited *
Local
Utility
Services
(c)
Private
Primary
Educational Services (c) *
Private Secondary Educational Services (c) *
20
City of Austin
Zoning Guide
Residential Districts
SF-5 (continued)
September 2016
Civic (continued)
Public
Primary
Educational Services *
Public Secondary Educational Services *
Religious Assembly
Safety
Services (c)
Telecommunication Tower (PC) *
Commercial
Special Use—Historic (c) *
Agricultural
Community Garden
Urban Farm *
City of Austin
21
September 2016
SF-6
Residential Districts
Zoning Guide
Townhouse & Condominium Residence
Townhouse and Condominium Residence district is intended as an area for moderate density
single family, duplex, two family, townhouse, and condominium use. SF-6 is appropriate in
selected areas where a transition from single-family to multifamily use is appropriate.
Site
Development
Standards
Lot
Massing
Minimum Lot
Size
5
,
750
sq
ft
Maximum Height
35
ft
Minimum Lot
W
idth
Maximum Building
Cov
erage
50
ft
40%
Minimum Setbacks
Front
y
ard
25
ft
Maximum Impervious
Cov
erage
55%
Street side
y
ard
Interior side
y
ard
Rear
y
ard
15
ft
5
ft
10
ft
Permitted
and Conditional
Uses
†
For detail on marked uses in the Townhouse
&
Condominium Residence
district
,
see the
Austin City Code 25-2-559.
Residential
Bed and Breakfast Residential (Group 1) * Retirement Housing—Large Site (c) *
Bed and Breakfast Residential (Group 2) * Short-Term Rental
Condominium Residential * Single-Family Residential *
Duplex Residential * Single-Family Attached Residential *
Retirement Housing—Small Site
†
* Townhouse Residential *
Small Lot Single-Family *
Two-Family
Residential *
Short-Term Rental
Civic
Club or Lodge (c) *
College and
University
Facilities (c) *
Communication Service Facilities *
Community Events *
Community Recreation—Private (c) *
Community Recreation—Public (c) *
Cultural
Services
(c)
Day Care Services—Commercial
(c)
Day Care Services—General
(c)
Day Care Services—Limited
Family Home *
Group Home Class I—General (c) *
Group Home Class I—Limited *
Local
Utility
Services
(c)
Private
Primary
Educational Services (c) *
Private Secondary Educational Services (c) *
Public
Primary
Educational Services *
Public Secondary Educational Services *
Religious Assem
b
ly
Safety Services
(c)
Telecommunication
Tower (PC) *
22
City of Austin
Zoning Guide
Residential Districts
SF-6 (continued)
Commercial
Special Use—Historic (c) *
Agricultural
Community Garden
Urban Farm *
September 2016
City of Austin
23
September 2016
MF-1
Residential Districts
Zoning Guide
Multi-Family Residence—Limited Density
Multifamily Residence Limited Density district is intended for multifamily use with a maximum
density of up to 17 units per acre, depending on unit size. An MF-1 district designation may
be applied to a use in a residential neighborhood that contains a mixture of single family and
multifamily uses or in an area for which limited density multifamily use is desired. An MF-1
district may be used as a transition between a single family and higher intensity uses.
Site
Development
Standards
Lot
Massing
Minimum Lot
Size
8
,
000
sq
ft
Maximum Height
40
ft
Minimum Lot
W
idth
50
ft
Minimum Setbacks
Maximum Building
Cov
erage
45%
Front
y
ard
25
ft
Maximum Impervious
Cov
er
55%
Street side
y
ard
15
ft
Maximum Floor Area
Ratio
n/a
Interior side
y
ard
5
ft
Maximum Units Per
Acre
17
Rear
y
ard
10
ft
Permitted
and Conditional
Uses
†
For detail on marked uses in the
Multi-Family
Residence—Limited Density
district
,
see the
Austin City Code 25-2-560.
Residential
Bed and Breakfast Residential (Group 1) * Retirement Housing (Large Site) (c) *
Bed and Breakfast Residential (Group 2) * Short-Term Rental
Condominium Residential * Single-Family Residential *
Duplex Residential * Single-Family Attached Residential *
Multifamily
Residential
†
Townhouse Residential *
Retirement Housing (Small Site) *
Two-Family
Residential *
Civic
Club or Lodge (c) *
College and
University
Facilities (c) *
Communication Service Facilities *
Community Events *
Community Recreation—Private (c) *
Community Recreation—Public (c) *
Congregate
Living
(c)
Cultural
Services
(c)
Day Care Services—Commercial
(c)
Day Care Services—General
(c)
Day Care Services—Limited
Family Home *
Group Home Class I—General *
Group Home Class I—Limited *
Local
Utility
Services
(c)
Private
Primary
Educational Services (c) *
Private Secondary Educational Services (c) *
Public
Primary
Educational Services *
Public Secondary Educational Services *
Religious Assem
b
ly
Residential Treatment
(c)
Safety Services
(c)
24
City of Austin
Zoning Guide
Residential Districts
MF-1 (continued)
Civic (continued)
Telecommunication
Tower (PC) *
Commercial
Special Use—Historic (c) *
Agricultural
Community Garden
Urban Farm *
September 2016
City of Austin
25
September 2016
MF-2
Residential Districts
Zoning Guide
Multi-Family Residence—Low Density
Multifamily Residence Low Density district is the designation for a multifamily use with a
maximum density of up to 23 units per acre. An MF-2 district designation may be applied to a
use in a multifamily residential area located near single-family neighborhoods or in an area for
which low-density multifamily use is desirable.
Site
Development
Standards
Lot
Massing
Minimum Lot
Size
Minimum Lot
W
idth
8
,
000
sq
ft
50
ft
Maximum Height
(ft
)
40
ft
or 3 stories
Maximum Building
Cov
erage
50%
Minimum Setbacks
Maximum Impervious
Cov
er
Maximum Floor Area
Ratio
Maximum Units Per
Acre
60
%
n/a
23
Front
y
ard
Street side
y
ard
Interior side
y
ard
Rear
y
ard
25
ft
15
ft
5
ft
10
ft
Permitted
and Conditional
Uses
†
For detail on marked uses in the
Multi-Family
Residence—Low Density
district
,
see
the
Aus-
tin City Code 25-2-561.
Residential
Bed and Breakfast Residential (Group 1) * Retirement Housing—Large Site (c) *
Bed and Breakfast Residential (Group 2) * Single-Family Residential *
Condominium Residential * Single-Family Attached Residential *
Duplex Residential * Townhouse Residential *
Multifamily
Residential
†
Two-Family Residential*
Retirement Housing—Small Site * Short-Term Rentals
Civic
Club or Lodge (c) *
College and
University
Facilities (c) *
Communication Service Facilities *
Community Events *
Community Recreation—Private (c) *
Community Recreation—Public (c) *
Congregate
Living
(c)
Cultural
Services
(c)
Day Care Services—Commercial
(c)
Day Care Services—General
(c)
Day Care Services—Limited
Family Home *
Group Home Class I—General *
Group Home Class I—Limited *
Group Home Class
II
(c) *
Local
Utility
Services
(c)
Private
Primary
Educational Services (c) *
Private Secondary Educational Services (c) *
Public
Primary
Educational Services *
Public Secondary Educational Services *
26
City of Austin
Zoning Guide
Residential Districts
MF-2 (continued)
September 2016
Civic (continued)
Religious Assem
b
ly
Residential Treatment
(c)
Safety Services
(c)
Telecommunication
Tower (PC) *
Commercial
Special Use—Historic (c) *
Agricultural
Urban Farm *
Community Garden
City of Austin
27
September 2016
MF-3
Residential Districts
Zoning Guide
Multi-Family Residence—Medium Density
Multifamily Residence Medium Density district is intended to accommodate multifamily use
with a maximum density of up to 36 units per acre. This district is appropriate for multifamily
residential areas located near supporting transportation and commercial facilities, generally in
more centrally located areas, and in other selected areas where medium density multifamily use
is desirable.
Site
Development
Standards
Lot
Massing
Minimum Lot
Size
Minimum Lot
W
idth
8
,
000
sq
ft
50
ft
Maximum Height
Minimum Setbacks
40
ft
Maximum Building
Cov
erage
55%
Front
y
ard
25
ft
Maximum Impervious
Cov
er
Maximum Floor Area
Ratio
Maximum Units Per
Acre
65
%
.75:1
36
Street side
y
ard
Interior side
y
ard
Rear
y
ard
15
ft
5
ft
10
ft
Permitted
and Conditional
Uses
†
For detail on marked uses in the
Multi-Family
Residence—Medium Density
district
,
see the
Austin City Code 25-2-562.
Residential
Bed and Breakfast Residential (Group 1) *
Bed and Breakfast Residential (Group 2) *
Condominium Residential *
Duplex Residential *
Group Residential
(c)
Multifamily
Residential
†
Retirement Housing (Small Site) *
Retirement Housing (Large Site) (c) *
Short-Term Rentals
Single-Family Residential *
Single-Family Attached Residential *
Townhouse Residential *
Two Family Dwellings *
Civic
Club or Lodge (c) *
College and
University
Facilities (c) *
Communication Service Facilities *
Community Events *
Community Recreation—Private (c) *
Community Recreation—Public (c) *
Congregate
Living
(c)
Convalescent Services
(c)
Cultural
Services
(c)
Day Care Services—Commercial
(c)
Day Care Services—General
(c)
Day Care Services—Limited
Family Home *
Group Home Class I—General (c) *
Group Home Class I—Limited *
Group Home Class
II
(c) *
Local
Utility
Services
(c)
Private
Primary
Educational Services (c) *
28
City of Austin
Zoning Guide
Residential Districts
MF-3 (continued)
September 2016
Civic (continued)
Private Secondary Educational Services (c) *
Public
Primary
Educational Services *
Public Secondary Educational Services *
Religious Assem
b
ly
Residential Treatment
(c)
Safety Services
(c)
Telecommunication
Tower (PC) *
Commercial
Special Use—Historic (c) *
Agricultural
Community Garden
Urban Farm *
City of Austin
29
September 2016
MF-4
Residential Districts
Zoning Guide
Multi-Family
Residence—Moderate-High
Density
Multifamily Residence Moderate-High Density district is intended to accommodate multifamily
and group residential use with a maximum density of 36 to 54 units per acre, depending on unit
size and mix. This district is appropriate for moderate-high density housing in centrally located
areas near supporting transportation and commercial facilities, in areas adjoining downtown
Austin and major institutional or employment centers, and in other selected areas where
moderate-high density multifamily use is desirable.
Site
Development
Standards
Lot
Massing
Minimum Lot
Size
Minimum Lot
W
idth
8
,
000
sq
ft
50
ft
Maximum Height
Minimum Setbacks
60
ft
Maximum Building
Cov
erage
60%
Front
y
ard
15
ft
Maximum Impervious
Cov
er
Maximum Floor Area
Ratio
Maximum Units Per
Acre
70%
.75:1
36-54
Street side
y
ard
Interior side
y
ard
Rear
y
ard
15
ft
5
ft
10
ft
Permitted
and Conditional
Uses
†
For detail on marked uses in the
Multi-Family
Residence—Moderate-High Density
district
,
see
the
Austin City Code 25-2-563.
Residential
Bed and Breakfast Residential (Group 1) *
Bed and Breakfast Residential (Group 2) *
Condominium Residential *
Duplex Residential *
Group
Residential
Multifamily
Residential
†
Retirement Housing (Small Site) *
Retirement Housing (Large Site) (c) *
Short-Term Rentals
Single-Family Residential *
Single-Family Attached Residential *
Townhouse Residential *
Two Family Dwellings *
Civic
Club or Lodge (c) *
College and
University
Facilities (c) *
Communication Service Facilities *
Community Events *
Community Recreation—Private (c) *
Community Recreation—Public (c) *
Congregate
Living
(c)
Convalescent Services
(c)
Cultural
Services
(c)
Day Care Services—Commercial
(c)
Day Care Services—General
(c)
Day Care Services—Limited
Family Home *
Group Home Class I—General (c) *
Group Home Class I—Limited *
Group Home Class
II
(c) *
Hospital Services—Limited
(c)
Local
Utility
Services
(c)
30
City of Austin
Zoning Guide
Residential Districts
MF-4 (continued)
September 2016
Civic (continued)
Private
Primary
Educational Services (c) *
Private Secondary Educational Services (c) *
Public
Primary
Educational Services *
Public Secondary Educational Services *
Religious Assem
b
ly
Residential Treatment
(c)
Safety Services
(c)
Telecommunication
Tower (PC) *
Commercial
Special Use—Historic (c) *
Agricultural
Community Garden
Urban Farm *
City of Austin
31
September 2016
MF-5
Residential Districts
Zoning Guide
Multi-Family Residence—High Density
Multifamily Residence High Density district is intended for multifamily and group residential
use with a maximum density of up to 54 units per acre, depending on unit size. An MF-5 district
designation may be applied to a use in a centrally located area near supporting transportation and
commercial facilities, an area adjacent to the central business district or a major institutional or
employment center, or an area for which high density multifamily use is desired.
Site
Development
Standards
Lot
Massing
Minimum Lot
Size
Minimum Lot
W
idth
8
,
000
sq
ft
50
ft
Maximum Height
Minimum Setbacks
60
ft
Maximum Building
Cov
erage
60%
Front
y
ard
15
ft
Maximum Impervious
Cov
erage
Maximum Floor Area
Ratio
Maximum Units Per
Acre
70%
1:1
54
Street side
y
ard
Interior side
y
ard
Rear
y
ard
15
ft
5
ft
10
ft
Permitted
and Conditional
Uses
†
For detail on marked uses in the
Multi-Family
Residence—High Density
district
,
see
the
Aus-
tin City Code 25-2-563.
Residential
Bed and Breakfast Residential (Group 1) *
Bed and Breakfast Residential (Group 2) *
Condominium Residential *
Duplex Residential *
Group
Residential
Multifamily
Residential
†
Retirement Housing (Small Site) *
Retirement Housing (Large Site) (c) *
Short-Term Rentals
Single-Family Residential *
Single-Family Attached Residential *
Townhouse Residential *
Two Family Dwellings *
Civic
Club or Lodge (c) *
College and
University
Facilities (c) *
Communication Service Facilities *
Community Events *
Community Recreation—Private (c) *
Community Recreation—Public (c) *
Congregate
Living
(c)
Convalescent Services
(c)
Cultural
Services
(c)
Day Care Services—Commercial
(c)
Day Care Services—General
(c)
Day Care Services—Limited
Family Home *
Group Home Class I—General (c) *
Group Home Class I—Limited *
Group Home Class
II
(c) *
Hospital Services—Limited
(c)
Local
Utility
Services
(c)
Private
Primary
Educational Services (c) *
Private Secondary Educational Services (c) *
32
City of Austin
Zoning Guide
Residential Districts
MF-5 (continued)
September 2016
Civic (continued)
Public
Primary
Educational Services *
Public Secondary Educational Services *
Religious Assem
b
ly
Residential Treatment (c)
Safety
Services (c) Telecommunication
Tower (PC) *
Commercial
Special Use—Historic (c) *
Agricultural
Community Garden
Urban Farm *
City of Austin
33
September 2016
MF-6
Residential Districts
Zoning Guide
Multi-Family Residence—Highest Density
Multifamily Highest Density district is intended for multifamily and group residential use. An
MF-6 district designation may be applied to a use in a centrally located area near supporting
transportation and commercial facilities, an area adjacent to the central business district or a
major institutional or employment center, or an area for which the high density multifamily use
is desired.
Site
Development
Standards
Lot Massing
Minimum Lot Size
8
,
000
sq ft Maximum Height 90
ft
Minimum Lot Width 50 ft Minimum Setbacks
Maximum Building Coverage 70% Front yard 15
ft
Maximum Impervious Cover 80% Street side yard 15
ft
Interior side yard 5
ft
Rear yard 10
ft
Permitted
and Conditional
Uses
Residential
Bed and Breakfast Residential (Group 1) *
Bed and Breakfast Residential (Group 2) *
Condominium Residential *
Duplex Residential *
Group
Residential
Multifamily Residential
Retirement Housing (Small Site) *
Retirement Housing (Large Site) (c) *
Short-Term Rentals
Single-Family Residential *
Single-Family Attached Residential *
Townhouse Residential *
Two Family Dwellings *
Civic
Club or Lodge (c) *
College and
University
Facilities (c) *
Communication Service Facilities *
Community Events *
Community Recreation—Private (c) *
Community Recreation—Public (c) *
Congregate
Living
(c)
Convalescent Services
(c)
Cultural
Services
(c)
Day Care Services—Commercial
(c)
Day Care Services—General
(c)
Day Care Services—Limited
Family Home *
Group Home Class I—General (c) *
Group Home Class I—Limited *
Group Home Class
II
(c) *
Hospital Services—Limited
(c)
Local
Utility
Services
(c)
Private
Primary
Educational Services (c) *
Private Secondary Educational Services (c) *
Public
Primary
Educational Services *
Public Secondary Educational Services *
Religious Assem
b
ly
Residential Treatment (c)
Safety
Services (c) Telecommunication
Tower (PC) *
34
City of Austin
Zoning Guide
Residential Districts
MF-6 (continued)
Commercial
Special Use—Historic (c) *
Agricultural
Community Garden
Urban Farm *
September 2016
City of Austin
35
September 2016
MH
Residential Districts
Zoning Guide
Mobile Home Residence
Mobile Home Residence district is intended for a mobile home residence park and mobile home
subdivision use. An MH use is subject to standards that promote a residential environment and
compatibility with adjoining family residence neighborhoods.
Site
Development
Standards
Lot Massing
MH Minimum Site Area 90,000 sq ft Maximum Height 35
ft
MH Subdivision Minimum Site
Area
5,750 sq ft
(Height may be further limited when
adja-
cent
to
more restrictive
districts.)
Permitted
and Conditional
Uses
Residential
Mobile Home
Residential
Civic
Club or Lodge (c) *
College and
University
Facilities (c) *
Communication Service Facilities *
Community Events *
Community Recreation—Private (c) *
Community Recreation—Public *
Congregate
Living
Convalescent Services
(c)
Cultural
Services
(c)
Day Care Services—Commercial
(c)
Day Care Services—General
(c)
Day Care Services—Limited
Family Home *
Group Home Class I—General *
Group Home Class I—Limited *
Group Home Class
II
(c) *
Local
Utility
Services
(c)
Private
Primary
Educational Services (c) *
Private Secondary Educational Services (c) *
Public
Primary
Educational Services *
Public Secondary Educational Services *
Religious Assem
b
ly
Safety Services
(c)
Telecommunication
Tower (PC) *
Commercial Agricultural
Special Use—Historic (c) * Community Garden
Urban Farm
36
City of Austin
Office
Districts
Zoning Guide
Office Districts
September 2016
NO
Neighborhood Office
Neighborhood Office district is the designation for a small office use that serves neighborhood
or community needs, is located in or adjacent to a residential neighborhood and on a collector
street that has a width of 40 feet or more, and does not unreasonably affect traffic. An office in
an NO district may contain not more than one use. Site development regulations applicable to
an NO district use are designed to preserve compatibility with existing neighborhoods through
renovation and modernization of existing structures.
Site
Development
Standards
Lot Massing
Minimum Lot Size 5,750 sq ft Maximum Height 35
ft
Minimum Lot Width 50 ft or 2 stories
Maximum Building Coverage 35% Minimum Setbacks
Maximum Impervious Cover
60% Front yard 25
ft
Maximum Floor Area Ratio .35:1 Street side yard 15
ft
Interior side yard 5
ft
Rear yard 5
ft
Permitted
and Conditional
Uses
Residential
Bed and Breakfast Residential (Group
I)
* Bed and Breakfast Residential (Group
II)
*
Civic
College and
University
Facilities (c) *
Communication Service Facilities *
Community Events *
Community Recreation—Private (c) *
Community Recreation—Public *
Congregate
Living
(c)
Counseling Services
Day Care Services—Commercial
Day Care Services—General
Day Care Services—Limited
Family Home *
Group Home Class I—General *
Group Home Class I—Limited *
Group Home Class
II
(c) *
Local
Utility Services
Private
Primary
Educational Services *
Private Secondary Educational Services (c) *
Public
Primary
Educational Services *
Public Secondary Educational Services *
Religious Assem
b
ly
Residential Treatment
(c)
Safety Services
Telecommunication
Tower (PC) *
City of Austin
37
September 2016
NO (continued)
Commercial
Administrative
and Business
O
ffi
ces
Art
Gallery
*
Art Workshop *
Office Districts
Professional
O
ffi
ces
Software Development
Special Use—Historic (c) *
Zoning Guide
Agricultural
Community Garden
Urban Farm *
38
City of Austin
Zoning Guide
Office Districts
LO
Limited Office
September 2016
Limited Office district is the designation for an office use that serves neighborhood or
community needs and that is located in or adjacent to residential neighborhoods. An office
in an LO district may contain one or more different uses. Site development regulations and
performance standards applicable to an LO district use are designed to ensure that the use is
compatible and complementary in scale and appearance with the residential environment.
Site
Development
Standards
Lot Massing
Minimum Lot Size
5
,
750
sq ft Maximum Height 40
ft
Minimum Lot Width 50 ft or 3 stories
Maximum Building Coverage 50% Minimum Setbacks
Maximum Impervious Cover 70% Front yard 25
ft
Maximum Floor Area Ratio .7:1 Street side yard 15
ft
Interior side yard
5
ft
Rear yard 5
ft
Permitted
and Conditional
Uses
Residential
Bed and Breakfast Residential (Group
I)
* Bed and Breakfast Residential (Group 2) *
Civic
Club or Lodge
(c)
College and
University
Facilities (c) *
Communication Service Facilities *
Community Events *
Community Recreation—Private (c) *
Community Recreation—Public *
Congregate
Living
(c)
Convalescent Services
Counseling Services
Cultural Services
Day Care Services—Commercial
Day Care Services—General
Day Care Services—Limited
Family Home *
Group Home Class I—General *
Group Home Class I—Limited *
Group Home Class
II (c)
Hospital
Services—Limited
(c)
Local
Utility Services
Private
Primary
Educational Services * Private
Secondary Educational Services (c) * Public
Primary
Educational Services *
Public Secondary Educational Services *
Religious Assem
b
ly
Residential Treatment (c)
Safety
Services Telecommunication Tower
(PC) *
City of Austin
39
September 2016
LO (continued)
Commercial
Administrative
and Business
O
ffi
ces
Art
Gallery
*
Art Workshop *
Communication Services
Medical
O
ffi
ces—not
exceeding
5,000 sq/ft of gross floor
space
Office Districts
Medical Offices—exceeding
5,000 sq/ft of gross floor space
Professional
O
ffi
ces
Software Development
Special Use—Historic (c) *
Zoning Guide
Agricultural
Community Garden
Urban Farm *
40
City of Austin
Zoning Guide
Office Districts
GO
General Office
September 2016
General Office district is the designation for offices and selected commercial uses predominantly
serving community or citywide needs, such as medical or professional offices.
Site
Development
Standards
Lot Massing
Minimum Lot Size
5
,
750
sq ft Maximum Height 60
ft
Minimum Lot Width 50 ft Minimum Setbacks
Maximum Building Coverage 60% Front yard 15
ft
Maximum Impervious Cover 80% Street side yard 15
ft
Maximum Floor Area Ratio
1:1 Interior side yard 5
ft
Rear yard 5
ft
Permitted
and Conditional
Uses
Residential
Bed and Breakfast Residential (Group
I)
* Bed and Breakfast Residential (Group 2) *
Civic
Club or Lodge
(c)
College and
University
Facilities *
Communication Service Facilities *
Community Events *
Community Recreation—Private (c) *
Community Recreation—Public *
Congregate
Living
Convalescent Services
Counseling Services
Cultural Services
Day Care Services—Commercial
Day Care Services—General
Day Care Services—Limited
Family Home *
Group Home Class I—General *
Group Home Class I—Limited *
Group Home Class
II
*
Guidance Services
Hospital Services—General
(c)
Hospital Services—Limited
Local
Utility Services
Private
Primary
Educational Services *
Private Secondary Educational Services *
Public
Primary
Educational Services *
Public Secondary Educational Services *
Religious Assem
b
ly
Residential Treatment
(c)
Safety Services
Telecommunication
Tower (PC) *
Commercial
Administrative
and Business
O
ffi
ces
Art
Gallery
*
Art Workshop *
Business or Trade School
Business Support Services
Communication Services Medical
O
ffi
ces—not
exceeding
5,000 sq/ft of gross floor space
City of Austin
41
September 2016
GO (continued)
Commercial (continued)
Medical Offices—exceeding
5,000 sq/ft of gross floor
space
Off-site Accessory
P
arking
Personal Services
Printing and Publishing *
Office Districts
Professional
O
ffi
ces
Restaurant—Limited
(c)
Software Development
Special Use—Historic (c) *
Zoning Guide
Agricultural
Community Garden
Urban Farm *
42
City of Austin
Commercial
Districts
Zoning Guide
Commercial Districts
September 2016
CR
Commercial Recreation
Commercial Recreation district is intended for commercial or recreation use that serves
visitors
to major recreational areas, including Lake Travis and Lake Austin. Site development
regulations applicable to a CR district use are designed to minimize visual and environmental
disruptions of scenic views.
Site
Development
Standards
Lot Massing
Minimum Lot Size
20
,
000
sq ft Maximum Height 40
ft
Minimum Lot Width
100
ft Minimum Setbacks
Maximum Building Coverage 25% Front yard 50
ft
Maximum Impervious Cover 60% Street side yard 50
ft
Maximum Floor Area Ratio
.25:1 Interior side yard 20
ft
Rear yard 20
ft
Permitted
and Conditional
Uses
Residential
Bed and Breakfast Residential (Group
I)
* Bed and Breakfast Residential (Group 2) *
Civic
College and
University
Facilities (c) *
Community Events *
Communication Service Facilities (c) *
Community Recreation—Private *
Community Recreation—Public *
Counseling Services
Cultural Services
Day Care Services—Commercial
(c)
Hospital Services—Limited
(c)
Local
Utility Services
Private
Primary
Educational Services (c) *
Private Secondary Educational Services (c) *
Public
Primary
Educational Services (c) *
Public Secondary Educational Services (c) *
Religious Assembly
(c)
Telecommunication
Tower (PC) *
Commercial
Art
Gallery
Art Workshop *
Campground
(c)
Consumer
Convenience
Services
(c)
Hotel-Motel
(c)
Indoor Entertainment
(c)
Indoor Sports and Recreation
(c)
Marina
Outdoor Entertainment
(c)
Outdoor Sports and Recreation
City of Austin
43
September 2016
CR (continued)
Commercial (continued)
Recreational Equipment Maintenance
&
Storage
Recreational Equipment Sales
Restaurant—General (c) *
Agricultural
Community Garden
Urban Farm
Commercial Districts
Restaurant—Limited *
Service Station (c) *
Special Use Historic (c) *
Theater
Zoning Guide
44
City of Austin
Zoning Guide
Commercial Districts
LR
Neighborhood Commercial
September 2016
Neighborhood Commercial district is intended for neighborhood shopping facilities that provide
limited business services and office facilities predominately for the convenience of residents of
the neighborhood.
Site
Development
Standards
Lot
Massing
Minimum Lot
Size
Minimum Lot
W
idth
5
,
750
sq
ft
50
ft
Maximum Height
40
ft
or
3 stories
Maximum Building
Cov
erage
50%
Minimum Setbacks
Maximum Impervious
Cov
er
Maximum Floor Area
Ratio
80%
.5:1
Front
y
ard
Street side
y
ard
25
ft
15
ft
Interior side
y
ard
Rear
y
ard
n/a
n/a
Permitted
and Conditional
Uses
†
For detail on marked uses in the Neighborhood Commercial
district
,
see
the
Austin City Code
25-2-586.
Residential
Bed and Breakfast Residential (Group
I)
* Bed and Breakfast Residential (Group 2) *
Civic
Club or Lodge
(c)
College and
University
Facilities *
Communication Service Facilities *
Community Events *
Community Recreation—Private (c) *
Community Recreation—Public (c) *
Congregate
Living
(c)
Counseling Services
Cultural Services
Day Care Services—Commercial
Day Care Services—General
Day Care Services—Limited
Family Home *
Group Home Class I—General *
Group Home Class I—Limited *
Group Home Class
II
(c) *
Guidance Services
Hospital Services—Limited
(c)
Local
Utility Services
Private
Primary
Educational Services *
Private Secondary Educational Services *
Public
Primary
Educational Services *
Public Secondary Educational Services *
Religious Assem
b
ly
Residential Treatment (c)
Safety
Services Telecommunication Tower
(PC) *
City of Austin
45
September 2016
LR (continued)
Commercial
Districts
Zoning Guide
Commercial
Administrative
Business
O
ffi
ce
Alternative Financial Services (c)
Art
Gallery
Art Workshop *
Consumer
Convenience
Services
Consumer Repair Services
Financial Services
Food Sales
General Retail Sales—Convenience
General Retail Sales – General – not exceeding
5,000 sq. ft of gross floor
space
†
Medical
O
ffi
ces—not
exceeding
5,000 sq/ft of gross floor
space
Medical Offices—exceeding
5,000 sq/ft of gross floor
space
(c)
Off-Site Accessory
P
arking
Pedicab Storage and Dispatch
Personal Improvement Services – not
exceeding
5,000 sq/ft of gross floor space
Personal Services
Pet Services
Plant
Nursery
(c) *
Printing and
Pu
b
lishing
Professional
O
ffi
ce
Restaurant—Limited *
Restaurant – General – not exceeding
4,000 sq/ft of gross floor
space
†
*
Service Station *
Software Development
Special Use Historic (c) *
Industrial
Custom Manufacturing
(c)
Agricultural
Community Garden
Urban Farm *
46
City of Austin
Zoning Guide
Commercial Districts
GR
Community Commercial
September 2016
Community Commercial district is the designation for an office or other commercial use that
serves neighborhood and community needs and that generally is accessible from major traffic
ways.
Site
Development
Standards
Lot Massing
Minimum Lot Size
5
,
750
sq ft Maximum Height 60
ft
Minimum Lot Width 50 ft Minimum Setbacks
Maximum Building Coverage 75% Front yard 10
ft
Maximum Impervious Cover 90% Street side yard 10
ft
Maximum Floor Area Ratio 1:1 Interior side yard n/a
Rear yard n/a
Permitted
and Conditional
Uses
Residential
Bed and Breakfast Residential (Group
I)
* Bed and Breakfast Residential (Group 2) *
Civic
Club or Lodge
(c)
College and
University
Facilities *
Communication Service Facilities *
Community Events *
Community Recreation—Private *
Community Recreation—Public *
Congregate
Living
Counseling Services
Cultural Services
Day Care Services—Commercial
Day Care Services—General
Day Care Services—Limited
Family Home *
Group Home Class I—General *
Group Home Class I—Limited *
Group Home Class
II
*
Guidance Services
Hospital Services—General
(c)
Hospital Services—Limited
Local
Utility Services
Private
Primary
Educational Services *
Private Secondary Educational Services *
Public
Primary
Educational Services *
Public Secondary Educational Services *
Religious Assem
b
ly
Residential Treatment
Safety Services
Telecommunication
Tower (PC) *
Commercial
Art
Gallery
Alternative Financial Services
Art Workshop *
Administrative
and Business
O
ffi
ces
Automotive
Rentals
Automotive Repair Services
Automotive Sales
Automotive Washing of any type
Bail Bond Services
(PC)
City of Austin
47
September 2016
GR (continued)
Commercial Districts
Zoning Guide
Commercial (continued)
Business or Trade School Business
Support Services Commercial Off-
Street
P
arking
Communications
Services Consumer
Convenience
Services Consumer Repair Services
Drop-Off Recycling Collection Facility *
Exterminating Services
Financial Services
Food Preparation
(c)
Food Sales
Funeral Services
General Retail Sales—Convenience
General Retail Sales—General
Hotel-Motel
Indoor Entertainment
Indoor Sports and Recreation
Medical
O
ffi
ces—not
exceeding
5,000 sq/ft of gross floor
space
Medical Offices—exceeding
5,000 sq/ft of gross floor
space
Off-Site Accessory
P
arking
Outdoor Entertainment
(c)
Outdoor Sports and Recreation
Pawn Shop Services
Pedicab Storage and Dispatch
Personal Improvement Services
Personal Services
Pet Services
Plant
Nursery (c)
Printing and
Pu
b
lishing
Professional
O
ffi
ce
Research Services
Restaurant—General
Restaurant—Limited
Service Station
Software Development
Special use Historic
(c)
Theater
Industrial
Custom Manufacturing
(c)
Agricultural
Community Garden
Urban Farm *
48
City of Austin
Zoning Guide
Commercial Districts
L
Lake Commercial
September 2016
Lake Commercial district is intended for use located near Town Lake. An L district designation
may be applied to a development that includes any combination of office retail, commercial,
and residential uses. Use and site development regulations applicable to an L district use
are designed to ensure that the use is compatible and complementary with the Town Lake
environment.
Site
Development
Standards
Lot Massing
Minimum Lot Size
5
,
750
sq ft Maximum Height
200
ft
Minimum Lot Width 50 ft Minimum Setbacks
Maximum Building Coverage 50% Front yard 10
ft
Maximum Impervious Cover 50% Street side yard 10
ft
Maximum Floor Area Ratio 8:1 Interior side yard n/a
Rear yard n/a
Permitted
and Conditional
Uses
Residential
Bed and Breakfast Residential (Group
I)
*
Condominium Residential
(c)
Townhouse Residential (c) *
Bed and Breakfast Residential (Group 2) *
Group Residential
(c)
Multifamily
Residential
(c)
Civic
Club or Lodge
(c)
College and
University
Facilities (c) *
Communication Service Facilities (c) *
Community Events *
Community Recreation—Private *
Community Recreation—Public *
Congregate
Living
(c)
Counseling Services
Cultural Services
Day Care Services—Commercial
(c)
Day Care Services—General
(c)
Day Care Services—Limited
(c)
Family Home (c) *
Group Home Class I—General (c) *
Group Home Class I—Limited (c) *
Group Home Class
II
(c) *
Guidance Services
(c)
Hospital Services—General
(c)
Hospital Services—Limited
(c)
Local
Utility
Services
(c)
Private
Primary
Educational Services (c) *
Private Secondary Educational Services (c) *
Public
Primary
Educational Services (c) *
Public Secondary Educational Services (c) *
Religious Assembly
(c)
Residential Treatment
(c)
Safety Services
(c)
Telecommunication
Tower (PC) *
City of Austin
49
September 2016
L (continued)
Commercial Districts
Zoning Guide
Commercial
Art
Gallery
Art Workshop
(c)
Administrative
and Business Offices
(c)
Automotive Rentals
(c)
Automotive Repair Services
(c)
Automotive Sales
(c)
Automotive Washing of any type
(c)
Business or Trade School
(c)
Business Support Services
(c)
Cocktail Lounge (c) *
Commercial Off-Street Parking
(c)
Communications Services
(c)
Consumer
Convenience
Services
(c)
Consumer Repair Services
(c)
Financial Services
(c)
Food
Preparation
Food Sales
(c)
General Retail
Sales—Convenience
(c)
General Retail Sales—General
(c)
Hotel-Motel
(c)
Agricultural
Community Garden
Urban Farm
Indoor Entertainment
(c)
Indoor Sports and Recreation
(c)
Laundry
Services
(c)
Medical
O
ffi
ces—not
exceeding
5,000 sq/ft of gross floor
space
(c)
Medical Offices—exceeding
5,000 sq/ft of gross floor
space
(c)
Off-Site Accessory Parking
(c)
Outdoor Entertainment
(c)
Outdoor Sports and Recreation
(c)
Personal Improvement Services
(c)
Personal Services
(c)
Pet Services
(c)
Printing and
Pu
b
lishing
Professional Office
(c)
Research Services
(c)
Restaurant—General (c) *
Restaurant—Limited
(c)
Service Station (c) *
Theater
(c)
50
City of Austin
Zoning Guide
Commercial Districts
CBD
Central Business District
September 2016
Central Business District is intended for an office, commercial, residential, or civic use located
in the downtown area. Site development regulations applicable to a CBD district use are
designed to: ensure that a CBD use is compatible with the cultural, commercial, historical, and
governmental significance of downtown and preserves selected views of the Capitol; promote the
downtown area as a vital commercial retail area; create a network of pleasant public spaces and
pedestrian amenities within the downtown area; enhance existing structures, historic features,
and circulation patterns in the downtown area; and, consider significant natural features and
topography in the downtown area.
Site
Development
Standards
Lot Massing
Minimum Lot Size n/a Maximum Height
n/a
Minimum Lot Width n/a Minimum Setbacks
Maximum Building Coverage 100% Front yard
n/a
Maximum Impervious Cover 100% Street side yard
n/a
Maximum Floor Area Ratio
8:1 Interior side yard
n/a
Rear yard
n/a
Permitted
and Conditional
Uses
Residential
Bed and Breakfast Residential (Group
I)
*
Condominium
Residential
Townhouse Residential *
Duplex Residential *
Bed and Breakfast Residential (Group 2) *
Group
Residential
Multifamily Residential
Short-Term Rentals
Single-Family Residential *
Civic
Club or Lodge
(c)
College and
University
Facilities *
Communication Service Facilities *
Community Events *
Community Recreation—Private *
Community Recreation—Public *
Congregate
Living
Convention Center
Counseling Services
Cultural Services
Day Care Services—Commercial
Day Care Services—General
Day Care Services—Limited
Family Home *
Group Home Class I—General *
Group Home Class I—Limited *
Group Home Class
II
*
Guidance Services
Hospital Services—General
(c)
Hospital Services—Limited
Local
Utility Services
Maintenance and Service Facilities
(c)
City of Austin
51
September 2016
CBD (continued)
Commercial Districts
Zoning Guide
Civic (continued)
Private
Primary
Educational Services *
Private Secondary Educational Services *
Public
Primary
Educational Services *
Public Secondary Educational Services *
Religious Assem
b
ly
Residential Treatment
Safety
Services Telecommunication Tower
(PC) *
T
ransitional
Housing
(c)
T
ransportation Terminal
(c)
Commercial
Adult-Oriented Business *
Adult Lounge *
Art
Gallery
Art
W
orkshop
Administrative
and Business
O
ffi
ces
Automotive Rentals
(c)
Automotive Repair Services
(c)
Automotive Sales
(c)
Automotive Washing of any type
(c)
Bail Bonds Services
(PC)
Business or Trade School
Business Support Services
Carriage Stable
(c)
Cocktail Lounge *
Commercial Off-Street Parking
(c)
Communications Services
Consumer
Convenience
Services
Consumer Repair Services
Exterminating Services
Financial Services
Food
Preparation
Funeral Services
General Retail Sales—Convenience
General Retail Sales—General
Food Sales
Hotel-Motel
Indoor Entertainment
Indoor Sports and Recreation
Laundry Service
Liquor Sales
Medical
O
ffi
ces—not
exceeding
5,000 sq/ft of gross floor
space
Medical Offices—exceeding
5,000 sq/ft of gross floor
space
Off-Site Accessory Parking
(c)
Outdoor Entertainment
(c)
Outdoor Sports and Recreation
Pedicab Storage and Dispatch
Personal Improvement Services
Personal Services
Printing and
Pu
b
lishing
Professional
O
ffi
ce
Research Services
Restaurant—General *
Restaurant—Limited
Service Station (c) *
Software Development
Theater
V
ehicle
Storage
(c)
Industrial
Custom Manufacturing
Limited Warehousing and
Distri
b
ution
Agricultural
Community Garden
Urban Farm
52
City of Austin
Zoning Guide
Commercial Districts
DMU
Downtown Mixed Use
September 2016
Downtown Mixed Use district is intended for use located on the periphery of an area that has a
CBD designation. A DMU district designation may be applied to a development that includes
any combination of office retail, commercial, and residential uses and that is compatible with
the downtown area. A DMU district use with an intermediate density may be used as a transition
between the downtown area and surrounding districts. A DMU district is suitable for an area to
which the central business district may expand.
Site
Development
Standards
Lot Massing
Minimum Lot Size n/a Maximum Height
120
ft
Minimum Lot Width n/a Minimum Setbacks
Maximum Building Coverage 100% Front yard
n/a
Maximum Impervious Cover 100% Street side yard
n/a
Maximum Floor Area Ratio
5:1 Interior side yard
n/a
Rear yard
n/a
Permitted
and Conditional
Uses
Residential
Bed and Breakfast Residential (Group
I)
*
Condominium
Residential
Townhouse Residential *
Duplex Residential *
Bed and Breakfast Residential (Group 2) *
Group
Residential
Multifamily Residential
Short-Term Rentals
Single-Family Residential *
Civic
Club or Lodge
(c)
College and
University
Facilities *
Communication Service Facilities *
Community Events *
Community Recreation—Private *
Community Recreation—Public *
Congregate
Living
Counseling Services
Cultural Services
Day Care Services—Commercial
Day Care Services—General
Day Care Services—Limited
Family Home *
Group Home Class I—General *
Group Home Class I—Limited *
Group Home Class
II
*
Guidance Services
Hospital Services—General
(c)
Hospital Services—Limited
Local
Utility Services
Maintenance and Service Facilities
(c)
Private
Primary
Educational Services *
Private Secondary Educational Services *
Public
Primary
Educational Services *
Public Secondary Educational Services *
Religious Assem
b
ly
Residential Treatment
Safety Services
City of Austin
53
September 2016
DMU (continued)
Commercial Districts
Zoning Guide
Civic (continued)
Telecommunication
Tower (PC) *
Transitional
Housing
(c)
Transportation Terminal
(c)
Commercial
Adult-Oriented Business *
Adult Lounge *
Administrative
and Business
O
ffi
ces
Alternative Financial Services
Art
Gallery
Art
W
orkshop
Automotive Rentals
(c)
Automotive Repair Services
(c)
Automotive Sales
(c)
Automotive Washing of any type
(c)
Bail Bonds Services
(PC)
Business or Trade School
Business Support Services
Cocktail Lounge (c) *
Commercial Off-Street Parking
(c)
Communications Services
Consumer
Convenience
Services
Consumer Repair Services
Exterminating Services
Financial Services
Food
Preparation
Food Sales
Funeral Services
General Retail Sales—Convenience
General Retail Sales—General
Hotel-Motel
Indoor Entertainment
Indoor Sports and Recreation
Laundry Service
Liquor Sales
Medical
O
ffi
ces—not
exceeding
5,000 sq/ft of gross floor
space
Medical Offices—exceeding
5,000 sq/ft of gross floor
space
Off-Site Accessory Parking
(c)
Outdoor Entertainment
(c)
Outdoor Sports and Recreation
Pawn Shop Services
Pedicab Storage and Dispatch
Personal Improvement Services
Personal Services
Printing and
Pu
b
lishing
Professional
O
ffi
ce
Research Services
Restaurant—General *
Restaurant—Limited
Service Station (c) *
Software Development
Theater
V
ehicle
Storage
(c)
Industrial
Custom Manufacturing
Limited Warehousing and
Distri
b
ution
Agricultural
Community Garden
Urban Farm
54
City of Austin
Zoning Guide
Commercial Districts
W/LO
Warehouse Limited Office
September 2016
Warehouse/Limited Office district is intended for an office or warehouse use for a building trade
or other business that does not require a highly visible location or generate substantial
volumes
of heavy truck traffic, that generates low or moderate vehicular trips, and that requires less
access than a retail use. A W/LO district use may require special measures to be compatible with
adjacent uses. A W/LO district use may be located on a site that is adjacent to or near an arterial
or major nonresidential collector street, adjacent to a rail line, or near existing or proposed
employment uses. A W/LO district use may also be located on a site that functions as a
transition between commercial and industrial uses. A W/LO district use may be located adjacent
to a residential use only if the density of the residential development is higher than a typical
single-family density or if the physical conditions of the site allow for buffering and project
design to mitigate potential adverse effects.
Site
Development
Standards
Lot Massing
Minimum Lot Size 43,560 sq ft Maximum Height 25
ft
(1 acre) or 1
story
Minimum Lot Width
100
ft Minimum Setbacks
Maximum Building Coverage
n/a Front yard 25
ft
Maximum Impervious Cover 70% Street side yard 25
ft
Maximum Floor Area Ratio .25:1 Interior side yard 5
ft
Rear yard
25
ft
Permitted
and Conditional
Uses
Residential
Bed and Breakfast Residential (Group
I)
* Bed and Breakfast Residential (Group 2) *
Civic
Club or Lodge
(c)
College and
University
Facilities (c) *
Communication Service Facilities *
Community Events *
Community Recreation—Private (c) *
Community Recreation—Public (c) *
Convalescent Services
Counseling Services
Cultural Services
Day Care Services—Commercial
Day Care Services—General
Day Care Services—Limited
Local
Utility Services
Private
Primary
Educational Services * Private
Secondary Educational Services (c) * Public
Primary
Educational Services *
Public Secondary Educational Services (c) *
Religious Assem
b
ly
Safety Services
Telecommunication
Tower (PC) *
City of Austin
55
September 2016
Commercial Districts
Zoning Guide
W/LO (continued)
Commercial
Administration and Business Office
Art
Gallery
Art
W
orkshop
Building Maintenance Services
Business or Trade School
(c)
Business Support Services
Communications Services
Construction Sales and Service (c)
Convenience
Storage
(c)
Industrial
Custom Manufacturing Limited Warehousing and
Distri
b
ution
Agricultural
Community Garden
Urban Farm
Electronic Prototype Assem
b
ly
Electronic Testing *
Equipment Repair Services
(c)
Exterminating Services
(c)
Food
Preparation
Pedicab Storage and Dispatch
Printing and
Pu
b
lishing
56
City of Austin
Zoning Guide
Commercial Districts
CS
General Commercial Services
September 2016
General Commercial Services district is intended predominately for commercial and industrial
activities of a service nature having operating characteristics or traffic service requirements
generally incompatible with residential environments.
Site
Development
Standards
Lot Massing
Minimum Lot Size
5
,
750
sq ft Maximum Height 60
ft
Minimum Lot Width 50 ft Minimum Setbacks
Maximum Building Coverage 95% Front yard 10
ft
Maximum Impervious Cover 95% Street side yard 10
ft
Maximum Floor Area Ratio 2:1 Interior side yard n/a
Rear yard n/a
Permitted
and Conditional
Uses
Residential
Bed and Breakfast Residential (Group
I)
* Bed and Breakfast Residential (Group 2) *
Civic
Club or Lodge
(c)
College and
University
Facilities *
Communication Service Facilities *
Community Events *
Community Recreation—Private *
Community Recreation—Public *
Congregate
Living
Counseling Services
Cultural Services
Day Care Services—Commercial
Day Care Services—General
Day Care Services—Limited
Family Home *
Group Home Class I—General *
Group Home Class I—Limited *
Group Home Class
II
*
Guidance Services
Hospital Service—Limited
Hospital Services—General
(c)
Local
Utility Services
Maintenance and Service
Facilities
Priv
ate
Primary
Educational Services *
Private Secondary Educational Services *
Public
Primary
Educational Services *
Public Secondary Educational Services *
Religious Assem
b
ly
Residential Treatment
Safety Services
Telecommunication Tower (pc)
Transitional
Housing
(c)
Transportation Terminal
(c)
City of Austin
57
September 2016
CS (continued)
Commercial Districts
Zoning Guide
Commercial
Administrative
and Business
O
ffi
ces
Adult-Oriented Business *
Agricultural
Sales and Services
Automotive
Rentals
Art
Gallery
Art
W
orkshop
Automotive Repair Services
Automotive Sales
Automotive Washing—of any type
Bail Bond Services
Building Maintenance Services
Business or Trade School
Business Support Services
Campground
Commercial Blood Plasma Center *
Commercial Off-Street
P
arking
Communications Services
Construction Sales and Services
Consumer
Convenience
Services
Consumer Repair Services
Convenience
Storage
Drop-Off Recycling Collection Facilities *
Electronic Prototype Assem
b
ly
Electronic Testing *
Employee Recreation
Equipment Repair Services
Equipment Sales
Exterminating Services
Food
Preparation
Food Sales
Funeral Services
Financial Services
General Retail Sales—Convenience
General Retail Sales—General
Hotel/Motel
Indoor Entertainment
Indoor Sports and Recreation
Kennels
Laundry Services
Medical
O
ffi
ces—not
exceeding
5,000 sq/ft of gross floor
space
Medical Offices—exceeding
5,000 sq/ft of gross floor
space
Monument Retail Sales
Off-Site Accessory
P
arking
Outdoor Entertainment
(c)
Outdoor Sports and Recreation
Pawn Shop Services
Personal Improvement Services
Personal Services
Pet Services
Plant
Nursery
*
Printing and Publishing Services
Professional
O
ffi
ce
Research Services
Restaurant—Limited
Restaurant—General *
Service Station *
Software Development
Theater
V
ehicle
Storage
Veterinary Services
Industrial
Custom Manufacturing Limited Warehousing and
Distri
b
ution
Agricultural
Community Garden
Urban farm
58
City of Austin
Zoning Guide
Commercial Districts
CS-1
Commercial-Liquor Sales
September 2016
Commercial Liquor Sales district is intended predominately for commercial and industrial
activities of a service nature having operating characteristics or traffic service requirements
generally incompatible with residential environments, and also includes liquor sales as a
permitted use.
Site
Development
Standards
Lot
Massing
Minimum Lot
Size
Minimum Lot
W
idth
5
,
750
sq
ft
50
ft
Maximum Height
Minimum Setbacks
60
ft
Maximum Building
Cov
erage
95%
Front
y
ard
10
ft
Maximum Impervious
Cov
er
Maximum Floor Area
Ratio
95%
2:1
Street side
y
ard
Interior side
y
ard
Rear
y
ard
10
ft
n/a
n/a
Permitted
and Conditional
Uses
CS-1 has the same permitted uses as CS (Commercial Services), with the addition of Adult
Lounge *, Cocktail Lounge (c) *, and Liquor Sales, and with the exclusion of Electronic Testing
and Monument Retail Sales.
City of Austin
59
September 2016
CH
Commercial Districts
Zoning Guide
Commercial Highway
Commercial Highway Services district is intended predominately for major mixed use
developments of a service nature which typically have operating and traffic generation
characteristics requiring location at the intersection of state maintained highways, excluding
scenic arterials. High residential densities are expected. Site development regulations and
performance standards contained in this chapter are intended to ensure adequate access to and
from all uses, and to permit combinations of office, retail, commercial, and residential uses
within a single development.
Site
Development
Standards
Lot Massing
Minimum Lot Size 20,000 sq ft Maximum Height **
Minimum Lot Width 50 ft Minimum Setbacks
Maximum Building Coverage 85% Front yard 50
ft
Maximum Impervious Cover 85% Street side yard 50
ft
Maximum Floor Area Ratio 3:1 Interior side yard 25
ft
Rear yard 25
ft
Permitted
and Conditional
Uses
Residential
Bed and Breakfast Residential (Group
I)
* Group
Residential
Bed and Breakfast Residential (Group 2) *
Multifamily Residential
Condominium Residential Townhouse Residential *
Civic
Club or Lodge
(c)
College and
University
Facilities *
Communication Service Facilities *
Community Events *
Community Recreation—Private *
Community Recreation—Public *
Congregate
Living
Counseling Services
Cultural Services
Day Care Services—Commercial
Day Care Services—General
Day Care Services—Limited
Employee Recreation *
Family Home *
Group Home Class I—General *
Group Home Class I—Limited *
Group Home Class
II
*
Guidance Services
Hospital Service—Limited
Hospital Services—General
(c)
Local
Utility Services
Maintenance and Service
Facilities
Private
Primary
Educational Services *
Private Secondary Educational Services *
Public
Primary
Educational Services *
Public Secondary Educational Services *
60
City of Austin
Zoning Guide
Commercial Districts
CH (continued)
September 2016
Civic (continued)
Religious Assem
b
ly
Residential Treatment
Safety Services
Transitional
Housing
(c)
Transportation Terminal
(c)
Telecommunication
Tower (PC) *
Commercial
Administrative
and Business
O
ffi
ces
Adult-Oriented Business *
Adult Lounge *
Agricultural
Sales and Services
Art
Gallery
Art
W
orkshop
Automotive
Rentals
Automotive Repair Services
Automotive Sales
Automotive Washing—of any type
Bail Bond Services
Building Maintenance Services
Business or Trade School
Business Support Services
Campground
Cocktail Lounge (c) *
Commercial Blood Plasma Center *
Commercial Off-Street
P
arking
Communications Services
Construction Sales and Services
Consumer
Convenience
Services
Consumer Repair Services
Convenience
Storage
Drop-Off Recycling Collection Facilities *
Equipment Repair Services
Electronic Prototype Assem
b
ly
Electronic Testing *
Equipment Sales
Exterminating Services
Financial Services
Food
Preparation
Food Sales
Funeral Services
General Retail Sales—Convenience
General Retail Sales—General
Hotel/Motel
Indoor Entertainment
Indoor Sports and Recreation
Kennels
Laundry Services
Liquor Sales
Medical
O
ffi
ces—not
exceeding
5,000 sq/ft of gross floor
space
Medical Offices—exceeding
5,000 sq/ft of gross floor
space
Off-Site Accessory
P
arking
Outdoor Entertainment
(c)
Outdoor Sports and Recreation
Pawn Shop Services
Pedicab Storage and Dispatch
Personal Improvement Services
Personal Services
Pet Services
Plant
Nursery
*
Printing and Publishing Services
Professional
O
ffi
ce
Research Services
Restaurant—Limited
Restaurant—General *
Service Station *
Software Development
Theater
V
ehicle
Storage
Veterinary Services
Industrial
Custom Manufacturing Limited Warehousing and
Distri
b
ution
Agricultural
Community Garden
Urban Farm
City of Austin
61
Industrial
Districts
September 2016
Industrial Districts
Zoning Guide
IP
Industrial Park
Industrial Park district is intended for limited commercial service use, research and development
use, administrative use, or manufacturing use that meets strict development and performance
standards and is generally located on a large site or in a planned industrial center.
Site
Development
Standards
Lot Massing
Minimum Lot Size
43
,
560
sq ft Maximum Height 60
ft
(1 acre) Minimum Setbacks
Minimum Lot Width
100
ft Front yard 25
ft
Maximum Building Coverage
50% Street side yard 25
ft
Maximum Impervious Cover
80% Interior side yard 50 ft**
Maximum Floor Area Ratio
1:1 Rear yard 50 ft**
Permitted
and Conditional
Uses
Civic
Club or Lodge
(c)
College and
University
Facilities *
Communication Service Facilities *
Community Events *
Community Recreation—Private *
Community Recreation—Public *
Congregate
Living
Counseling Services
Cultural Services
Day Care Services—Commercial
Day Care Services—General
Day Care Services—Limited
Employee Recreation *
Group Home Class I—Limited *
Group Home Class I—General *
Group Home Class
II
*
Local
Utility Services
Maintenance and Service
Facilities
Railroad Facilities
Religious Assem
b
ly
Residential Treatment
Safety
Services
Telecommunications Tower *
Transitional Housing
(c)
Transportation
T
erminal
(c)
Commercial
Administrative
and Business
O
ffi
ces
Agricultural
Sales and Services
Art
Gallery
Art
W
orkshop
Automotive
Rentals
Automotive Repair Services
Automotive Sales
Bail Bond Services
(PC)
62
City of Austin
Zoning Guide
Industrial Districts
IP (continued)
September 2016
Commercial (continued)
Building Maintenance Services
Business or Trade School Business
Support Services Communications
Services Construction Sales and
Services
Convenience
Storage
Electronic Prototype Assem
b
ly
Electronic Testing *
Exterminating Services
Financial Services
Food
Preparation
Indoor Entertainment
Indoor Sports and Recreation
Medical Offices—exceeding
5,000 sq/ft of gross floor area
Medical
O
ffi
ces—not
exceeding
5,000 sq/ft of gross floor area
Off-Site Accessory
P
arking
Outdoor Entertainment
(c)
Outdoor Sports and Recreation
Pedicab Storage and Dispatch
Personal Services
Plant
Nursery
*
Printing and
Pu
b
lishing
Professional
O
ffi
ce
Research Services
Restaurant—Limited
Restaurant—General *
Service Station *
Software Development
Theater
Industrial
Custom Manufacturing
General Warehousing and
Distri
b
ution
Agricultural
Community Garden
Urban Farm
Light Manufacturing
Limited Warehousing and
Distri
b
ution
City of Austin
63
September 2016
MI
Major Industry
Industrial Districts
Zoning Guide
Major Industry district is intended for a commercial service use, research and development use,
administrative use, or manufacturing use generally located on a large site planned for major
industrial development.
Site
Development
Standards
Lot Massing
Minimum Lot Size 50 acres Maximum Height
120
ft
Minimum Lot Width
250
ft Minimum Setbacks
Maximum Building Coverage
75% Front yard n/a
Maximum Impervious Cover
80% Street side yard n/a
Maximum Floor Area Ratio 1:1 Interior side yard 50 ft**
Rear yard 50 ft**
Permitted
and Conditional
Uses
Civic
Club or Lodge
(c)
Communication Service Facilities *
Community Events *
Community Recreation—Private *
Community Recreation—Public *
Congregate
Living
Counseling Services
Cultural Services
Day Care Services—Commercial
Day Care Services—General
Day Care Services—Limited
Employee Recreation *
Group Home Class I—Limited *
Group Home Class I—General *
Group Home Class
II
*
Local
Utility Services
Maintenance and Service
Facilities
Railroad Facilities
Religious Assem
b
ly
Residential Treatment
Safety Services
Telecommunications Tower (PC) *
Transitional
Housing
(c)
Transportation Terminal
(c)
Commercial
Administrative
and Business
O
ffi
ces
Agricultural
Sales and Services
Art
Gallery
Art
W
orkshop
Automotive
Rentals
Automotive Repair Services
Automotive Sales
Automotive Washing of any type
Bail Bond Services (pc)
Building Maintenance Services
Business or Trade School
Business Support Services
Commercial Off-Street
P
arking
Communications Services
Construction Sales and Services
Consumer Convenience Services
Convenience
Storage
Drop-Off Recycling Collection Facility *
Electronic Prototype Assem
b
ly
64
City of Austin
Zoning Guide
Industrial Districts
MI (continued)
September 2016
Commercial (continued)
Electronic Testing * Equipment
Repair Services Equipment
Sales
Financial Services
Food
Preparation
Food Sales
General Retail Sales – Convenience
General Retail Sales – General
Hotel-Motel
Indoor Entertainment
Indoor Sports and Recreation
Liquor Sales
(c)
Medical Offices—exceeding
5,000 sq/ft of gross floor area
Medical
O
ffi
ces—not
exceeding
5,000 sq/ft of gross floor area
Monument Retail Sales
Off-Site Accessory
P
arking
Outdoor Entertainment
(c)
Outdoor Sports and Recreation
Pedicab Storage and Dispatch
Personal Improvement Services
Personal Services
Plant
Nursery
*
Printing and
Pu
b
lishing
Professional
O
ffi
ce
Research Services
Restaurant—Limited
Restaurant—General *
Scrap and Salvage
(c)
Service Station *
Software Development
Theater
V
ehicle
Storage
Industrial
Basic
Industry
Custom Manufacturing
General Warehousing and
Distri
b
ution
Agricultural
Community Garden
Urban Farm
Light Manufacturing
Limited Warehousing and
Distri
b
ution
Recycling Center *
City of Austin
65
September 2016
LI
Industrial Districts
Zoning Guide
Limited Industrial Service
Limited Industrial Service district is the designation for a commercial service use or limited
manufacturing use generally located on a moderately sized site.
Site
Development
Standards
Lot Massing
Minimum Lot Size
5
,
750
sq ft Maximum Height 60
ft
Minimum Lot Width 50 ft Minimum Setbacks
Maximum Building Coverage 75% Front yard
n/a
Maximum Impervious Covera 80% Street side yard
n/a
Maximum Floor Area Ratio 1:1 Interior side yard
—
Rear yard
—
Permitted
and Conditional
Uses
Civic
Club or Lodge
(c)
College and
University
Facilities *
Communication Service Facilities *
Community Events *
Community Recreation—Private *
Community Recreation—Public *
Congregate
Living
Counseling Services
Cultural Services
Day Care Services—Commercial
Day Care Services—General
Day Care Services—Limited
Employee Recreation *
Group Home Class I—Limited *
Group Home Class I—General *
Group Home Class II *
Local
Utility Services
Maintenance and Service
Facilities
Railroad Facilities
Religious Assem
b
ly
Residential Treatment
Safety Services
Telecommunications Tower *
Transitional
Housing
(c)
Transportation Terminal
(c)
Commercial
Administrative
and Business
O
ffi
ces
Agricultural
Sales and Services
Art
Gallery
Art
W
orkshop
Automotive
Rentals
Automotive Repair Services
Automotive Sales
Automotive Washing—of Any
T
ype
Bail Bond Services
Basic
Industry
Building Maintenance Services
Business or Trade School
Business Support Services
Campground
Commercial Off-Street
P
arking
Communications Services
Construction Sales and Services
Consumer
Convenience
Services
Convenience
Storage
Drop-Off Recycling Collection Facilities *
66
City of Austin
Zoning Guide
Industrial Districts
LI (continued)
September 2016
Commercial (continued)
Electronic Prototype Assem
b
ly
Electronic Testing *
Equipment Repair Services
Equipment Sales
Exterminating Services
Financial Services
Food
Preparation
Food Sales
Funeral Services
General Retail Sales—Convenience
General Retail Sales—General
Hotel-Motel
Indoor Entertainment
Indoor Sports and Recreation
Kennels
Laundry Services
Liquor Sales
(c)
Medical Offices—exceeding
5,000 sq/ft of gross floor area
Medical
O
ffi
ces—not
exceeding
5,000 sq/ft of gross floor area
Monument Retail Sales
Off-Site Accessory
P
arking
Outdoor Entertainment
(c)
Outdoor Sports and Recreation
Pedicab Storage and Dispatch
Personal Improvement Services
Personal Services
Plant
Nursery
*
Printing and
Pu
b
lishing
Professional
O
ffi
ce
Research Services
Restaurant—Limited
Restaurant—General *
Scrap and Salvage Services
(c)
Service Station *
Software Development
Theater
V
ehicle
Storage
Veterinary Services
Industrial
Basic
Industry
Custom Manufacturing
General Warehousing and
Distri
b
ution
Light Manufacturing
Agricultural
Community Garden
Urban Farm
Limited Warehousing and
Distri
b
ution
Recycling Center *
Resource
Extraction
City of Austin
67
September 2016
R&D
Industrial Districts
Zoning Guide
Research and Development
Research and Development district is intended for research use located on a site with a
campus-style design. An R&D district designation may be applied to testing services, research
warehousing services, or research assembly services. An R&D district use may not include
fabrication, processing, manufacturing, refining, or resource extraction.
Site
Development
Standards
†
For detail on marked standards and uses in the Research and Development
district
,
see the
Austin City Code
25-2-6032
and 25-2-603.
Lot Massing
Minimum Lot Size 5 acres Maximum Height 45 ft
†
Minimum Lot Width
100
ft Minimum Setbacks
Maximum Building Coverage 40% Front yard 75
ft
Maximum Impervious Coverage 50%
†
Street side yard
100
ft
†
Maximum Floor Area Ratio .25:1
†
Interior side yard
100
ft
†
Rear yard 50 ft
†
Permitted
and Conditional
Uses
Residential
Single-Family Residential *
Civic
Administrative
Services
†
Aviation Facilities
†
Camp
†
Cemetery
†
Club or Lodge
†
College and
University
Facilities
†
*
Communication Service Facilities
†
*
Community Events
†
*
Community Recreation—Private
†
*
Community Recreation—Public
†
*
Congregate
Living
†
Convalescent Services
†
Cultural
Services
†
Day Care Services—Commercial
†
Day Care Services—General
†
Day Care Services—Limited
†
Detention Facilities
†
Employee Recreation
†
*
Family Home
†
*
Group Home Class I—General
†
*
Group Home Class I—Limited
†
*
Group Home Class
II
†
*
Guidance Services
†
Hospital Service—Limited
†
Hospital Services—General
†
Local
Utility
Services
†
Maintenance and Service Facilities
†
Major Public Facilities
†
Major Utility Services
†
Military Installations
†
Private
Primary
Educational Services
†
*
Private Secondary Educational Services
†
*
Public
Primary
Educational Services
†
*
Public Secondary Educational Services
†
*
Railroad
Facilities
†
Religious Assembly
†
68
City of Austin
Zoning Guide
Industrial Districts
R&D
(continued)
September 2016
Civic (continued)
Residential Treatment
†
Safety Services
†
Park and Recreational Services-
General
†
Transitional
Housing
†
Transportation Terminal
†
All other Civic Uses
†
Park and Recreational Services-Special
†
Stables
Postal Facility
†
Commercial
Administrative
and Business Offices
†
Agricultural
Sales and Services
†
Art
Gallery
†
Art Workshop
†
Automotive Rentals
†
Automotive Repair Services
†
Automotive Sales
†
Automotive Washing—of any type
†
Building Maintenance Services
†
Business or Trade School
†
Business Support Services
†
Campground
†
Commercial Off-Street Parking
†
Communications Services
†
Construction Sales and Services
†
Consumer
Convenience
Services
†
Convenience
Storage
†
Equipment Repair Services
†
Equipment Sales
†
Exterminating Services
†
Financial Services
†
Food Preparation
†
Food Sales
†
Funeral
Services
†
General Retail
Sales—Convenience
†
General Retail Sales—General
†
Hotel/Motel
†
Indoor Entertainment
†
Indoor Sports and Recreation
†
Kennels
†
Pedicab Storage and Dispatch
†
Laundry
Services
†
Liquor Sales
†
Marina
†
Medical
O
ffi
ces—not
exceeding
5,000 sq/ft of gross floor
space
†
Medical Offices—exceeding
5,000 sq/ft of gross floor
space
†
Monument Retail Sales
†
Off-Site Accessory Parking
†
Outdoor Entertainment
†
Outdoor Sports and Recreation
†
Pawn Shop Services
†
Personal Improvement Services
†
Personal Services
†
Pet Services
†
Printing and Publishing
†
Professional Office
†
Recreational Equipment Maint.
&
Stor
.
†
Research Testing Services
†
Recreational Equipment Sales
†
Research Assembly Services
†
Research Services
†
Research Warehousing Services
†
Restaurant—Limited
†
Restaurant—General
†
*
Service Station
†
*
Software Development
†
Theater
†
V
ehicle
Storage
†
Veterinary
Services
†
Industrial
Basic
Industry
†
Custom Manufacturing
†
General Warehousing and Distribution
†
Agricultural
Community Garden
Urban Farm
Light Manufacturing
†
Limited Warehousing and Distribution
†
Resource Extraction
†
City of Austin
69
September 2016
Special Purpose Districts
Zoning Guide
Special Purpose
Districts
AG
Agricultural
Agricultural district is intended for an agriculture use or an agriculture-related use. The purpose
of the AG district designation is to preserve areas of prime agricultural soils, concentrate urban
development in and around growth centers, promote compact urban development, and preserve
the environment and open spaces.
Site
Development
Standards
†
For more detail on
the
Agricultural
district
,
see
the
Austin City Code 25-2-621.
Lot
Massing
Minimum Lot
Size
10 acres
Maximum Height
60
ft
Minimum Lot
W
idth
—
Minimum Setbacks
Maximum Building
Cov
erage
—
Front
y
ard
100
ft
Maximum Impervious
Cov
erage
Maximum Floor Area
Ratio
—
—
Street side
y
ard
Interior side
y
ard
Rear
y
ard
100
ft
100
ft
100
ft
AV
Aviation Services
Aviation Services district is intended for an airport-related use that requires direct access to
airport facilities or that is compatible with or supports airport operations and services. An AV
district designation may be applied to major public airport facilities, including airport-related
uses on public lands and on private lands adjoining airport facilities.
DR
Deveploment Reserve
Development Reserve district is intended for a temporary use or a use that will not commit land
to a particular use pattern or intensity. A DR district designation may be applied to a use
located
on land for which: adequate public services or facilities are not available; economic,
demographic, and geographic data is not available; or land use and urban development policies
have not been completed.
70
City of Austin
Zoning Guide
Special Purpose Districts
P
Public District
September 2016
Public district is the designation for a governmental, civic, public service, or public institution
use. A P district designation may be applied to a use located on property used or reserved for a
civic or public institutional purpose or for a major public facility, regardless of ownership of the
land on which the use is located.
Site
Development
Standards
a. For a site less than one acre, the site development regulations of an adjoining zoning
district apply for a distance of 100 feet into the site. The minimum lot size requirement
of an adjoining zoning district does not apply to a use by the City.
b. For a site of one acre or more, the site development regulations are established by the
approval of a conditional use site plan.
See Austin City Code 25-2-624 for additional information on Site Development Standards.
PUD
Planned Unit Development
Planned Unit Development district is intended for a large or complex single or multi-use
development that is planned as a single contiguous project and that is under unified control. The
purpose of a PUD district designation is to preserve the natural environment, encourage high
quality development and innovative design, and ensure adequate public facilities and services
for development within a PUD. A PUD district designation provides greater design flexibility
by permitting
modifications
of site development regulations. Development under the site
development regulations applicable to a PUD must be superior to the development that would
occur under conventional zoning and subdivision regulations. A PUD district must include at
least 10 acres of land, unless the property is characterized by special circumstances, including
unique topographic constraints.
The Land Use Plan establishing uses and site development regulations must be approve by City
Council.
Minimum Site Areas: Inside City - 10 acres recommended.
Outside City - 250 acres
required.
City of Austin
71
September 2016
TN
Special Purpose
Districts
Zoning Guide
Traditional Neighborhood
Traditional Neighborhood district is intended for compact, mixed-use development that reflects
the urban design practices that existed in the United States from colonial times until the 1940’s.
The TN district is governed by Chapter 25-3 (Traditional Neighborhood District).
Minimum Site Area: Not less than 40 contiguous acres and not more than 250 contiguous
acres
Types: A traditional neighborhood district is divided into at least two types of Areas, and each
type has different land use and site development regulations. A traditional neighborhood district
must have at least one Neighborhood Center Area and at least one Mixed Residential Area. A
traditional neighborhood district may also have a Neighborhood Edge Area, a Workshop Area, or
an Employment Center Area.
72
City of Austin
VI. COMBINING
D
ISTRICTS
Zoning Guide
Combining Districts
September 2016
-MU
Mixed Use Combining District
Mixed Use combining district is intended for combination with selected base districts, in order
to permit any combination of office, retail, commercial, and residential uses within a single
development.
Allows development of all types of residential uses, including single-family
residential, multifamily residential, and townhomes.
Base Districts: The MU combining district may be combined with the commercial base
districts listed below. The MU combining district may not be used with a residential base district.
Table 3. Mixed Use Combining Districts
Code District Name
NO-MU
Neighborhood Office-Mixed Use
LO-MU
Limited Office-Mixed Use
GO-MU General Office-Mixed Use
LR-MU
Neighborhood Commercial-Mixed Use
GR-MU
Community Commercial-Mixed Use
CS-MU General Commercial Services-Mixed Use
CS-1-MU Commercial Liquor Sales-Mixed Use
Permitted
Uses
Residential
Townhouse Residential
Multifamily
Residential
Single-Family
Residential
Single-Family Attached
Residential
Small-Lot Single-Family
Residential
Two-Family Residential
Condominium
Residential
Duplex
Residential
Group
Residential
Civic
Group Home Class
I—Limited
Group Home Class I—General
Group Home Class
II
Civic uses as permitted in the base
district.
Commercial
Vertical
mixed use
b
uildings
,
subject
to
compliance
with Section 4.3 of Subchapter E of the Land
Development Code.
Commercial uses as permitted in the base
district.
City of Austin
73
September 2016
-MU (continued)
Combining Districts
Zoning Guide
MU Combining District Standards for Residential
Uses
The following residential uses must be developed in accordance with the site development
regulations for that use specified in the Land Development Code:
• Single-Family Residential—must comply with the site development regulations
prescribed by the Land Development Code for a family residence (SF-3) district, except
for the front yard setback. The use must comply with the front yard setback prescribed
for the base district.
•
Single-Family
Attached Residential
• Small-Lot Single Family Residential
• Two-Family Residential
• Duplex Residential
For the following residential uses listed below, a specific minimum site area (listed in Table 4) is
required, determined by the base zoning district and the type of unit.
• Multifamily Residential
• Townhouse Residential
• Condominium Residential
• Group Residential
• Group Home
Table 4. Site area required for each dwelling unit
Zoning District Unit type
Eff
iciency
1-Bedroom
2- or more bedroom
NO
3,600 sq
ft
4,000 sq
ft
4,400 sq
ft
LO,
L
R
1,600 sq
ft
2,000 sq
ft
2,400 sq
ft
GO
,
GR,
C
S
,
C
S-1
800
sq
ft
1,000 sq
ft
1,200 sq
ft
-V
Vertical Mixed Use Building Combining District
The Vertical Mixed Use Building combining district may be applied in combination with any
commercial base zoning district and allows for the combination of office, retail, commercial and
residential uses with a vertical mixed use building.
74
City of Austin
Zoning Guide
Combining Districts
-CO
Conditional Overlay Combining District
September 2016
Purpose: The purpose of the conditional overlay (CO) combining district is to modify use and
site development regulations to address the specific circumstances presented by a site. Use and
site development regulations imposed by a CO combining district must be more restrictive than
the restrictions otherwise applicable to the property.
Application: A conditional overlay may be applied any base district to do the following:
• Prohibit permitted, conditional and/or accessory uses otherwise allowed in a base district.
• Make a permitted use a conditional use
• Decrease the density that may be constructed
• Increase minimum lot size or minimum lot width requirements
• Decrease maximum floor to area ratio (FAR)
• Decrease maximum building heights
• Increase minimum yard and setback requirements
• Establish buffering requirement (hedge, fence, undisturbed buffer along property lines)
• Decrease maximum building or impervious coverage requirements
• Limit the maximum square footage of building space
• Restrict access to adjacent roads and require specific design features to minimize the
effects of traffic
• For a mixed use (MU) combining district, prohibit or make conditional a use that is
otherwise permitted by Chapter 25-2, Subchapter E (Mixed Use Zoning Districts) of the
Land Use Development Code.
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-H
Combining Districts
Zoning Guide
Historic Landmark Combining District
Purpose: To protect, enhance, and preserve individual structures or sites that are of
architectural, historical, archaeological, or cultural significance.
There are specific criteria listed in the Land Development Code that the structure or property
must meet to be eligible for the historic landmark (H) combining district including:
• The property must be at least 50 years old, unless the property is of exceptional
importance as defined by National Register Bulletin 22, National Park Service (1996)
• The property retains sufficient integrity of materials and design to convey its historic
appearance
When filing a rezoning case to add this combining district to a property, the case must go to the
Historic Landmark Commission for recommendation prior to the Planning Commission and City
Council.
-HD
Historic District Combining District
Purpose: To protect, enhance, and preserve areas that include structures or sites that are of
architectural, historical, archaeological, or cultural significance.
A local historic district is a geographically- or thematically-defined area, possessing a significant
concentration of buildings united by their history and/or architecture. At least 51% of the
principal buildings within a district must contribute to its historic character, and at least 60% of
the property owners within the district must consent to its establishment. A local historic district
should reflect the boundaries of original subdivisions of the area. In no case may a local historic
district be smaller than one block-face.
Local historic districts are zoning overlays, setting forth special regulations for historic areas
of the city in a district preservation plan. The Landmark Commission will review and
a
ppr
ove
or
deny a Certificate of Appropriateness regarding the removal or demolition of a contributing
building in the district. The Commission will also review applications for building permits on
contributing properties and new construction, and will approve a Certificate of Appropriateness
for proposals which comply with the District Design Standards contained in the District
Preservation Plan. Denial of Certificates of Appropriateness may be appealed to the appropriate
land use commission (Planning or Zoning and Platting), then to City Council.
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Zoning Guide
Combining Districts
-NP
Neighborhood Plan Combining District
September 2016
Purpose: To allow infill development by implementing a neighborhood plan that has been
adopted by the council as an amendment to the comprehensive plan.
Below is a list of items that may be added to properties (individual, subdistrict or area-wide)
within an NP combining district. These options are discussed during the neighborhood planning
process and, if chosen, are adopted concurrently with the neighborhood plan. These options may
also be added in the future through the rezoning and plan amendment process.
A. APPLICATION OF INFILL SPECIAL USE OPTIONS
Cottage Lot Urban
Home Secondary
Apartment
Neighborhood Urban Center
Corner Store
Neighborhood Mixed Use Building
Residential Infill
Secondary Apartment
Small Lot Amnesty
B. APPLICATION OF DESIGN STANDARDS
Front Porch Setback
Impervious Cover and Parking Placement Requirements
Garage Placement
C. OTHER ITEMS
Establishment of Front or Side Yard Parking
Requirements for Mobile Food Establishments
Modification of Residential Design and Compatibility Standards
Modification of Affordability Requirements
Note: For additional information on Infill Special Use Options and Design Standards, refer to
the Infill Options and Design Tool Handbook
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-PDA
Combining Districts
Zoning Guide
Planned Development Area Combining District
Purpose: (1) To provide for industrial and commercial uses in certain commercial and
industrial base districts; or (2) incorporate the terms of a planned development area agreement
into a zoning ordinance following annexation of a property that is subject to a planned
development agreement.
A planned development area may be combined with the following base districts:
• Industrial park (IP)
• Limited industrial services (LI)
• Commercial highway services (CH)
• Major industry (MI)
• Research and development (R&D)
Regulations established by a PDA combining district may modify:
a. permitted or conditional uses authorized in the base district;
b. site development regulations in the base zoning district except for Compatibility
Standards; or
c. off-street parking or loading regulations, sign regulations, or landscaping or screening
regulations applicable in the base district.
-NCCD
Neighborhood Conservation Combining District
Purpose: To preserve neighborhoods with distinctive architectural styles that were substantially
built out at least 30 years ago.
A Neighborhood Conservation Combining District is a zoning overlay that can modify the
base zoning district and create new site development standards and prescrive the allowable and
conditional uses in an area in order to promote new development, redevelopment, or significant
remodeling that is in character with the existing neighborhood. The district can make site
development standards more or less restrictive or create new site development standards. It can
also prohibit or limit uses or allow uses in a base zoning district where they were not previously
allowed.
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VII. DESCRIPTION OF ALLOWED
U
SES
Zoning Guide
September 2016
Description of Allowed Residential
Uses
Residential uses include the occupancy of living accommodations on a non-transient basis.
Residential uses exclude institutional living arrangements providing 24-hour skilled nursing or
medical care and those providing forced residence, including mental hospitals and prisons.
BED AND BREAKFAST RESIDENTIAL use is the use of a residential structure to provide rooms
for temporary lodging for overnight guests on a paying basis. For additional regulations, see
Austin City Code 25-2-781 through 25-2-787.
CONDOMINIUM
RESIDENTIAL use is the use of a site for attached or detached condominiums,
as defined in the Texas Property Code. For additional regulations, see Austin City Code
25-2-776.
CONSERVATION SINGLE FAMILY RESIDENTIAL use is the use of a site for multiple detached
dwelling units with each dwelling unit located on an individual lot and the remainder of the
site being jointly-owned and preserved as open space.
DUPLEX RESIDENTIAL use is the use of a site for two dwelling units within a single building,
other than a mobile home. For additional regulations, see Austin City Code 25-2-773 and
25-2-778.
GROUP
RESIDENTIAL use is the use of a site for occupancy by a group of more than six persons
who are not a family, on a weekly or longer basis. This use includes fraternity and sorority
houses, dormitories, residence halls, and boarding houses.
MOBILE HOME RESIDENTIAL use is the use of a site for occupancy of mobile homes on a
weekly or longer basis. This use includes mobile home parks and mobile home subdivisions.
MULTIFAMILY RESIDENTIAL use is the use of a site for three or more dwelling units, within one
or more buildings, and includes condominium residential use.
RETIREMENT HOUSING (LARGE SITE) use is the use of a site for more than 12 dwelling units
designed and marketed specifically for the elderly, the physically handicapped, or both. For
additional regulations, see Austin City Code 25-2-777.
RETIREMENT HOUSING (SMALL SITE) use is the use of a site for 3 to 12 dwelling units
designed and marketed specifically for the elderly, the physically handicapped, or both. For
additional regulations, see Austin City Code 25-2-777.
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Special Purpose Districts
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Residential
uses
(continued)
SHORT-TERM RENTAL use is the rental of a residential dwelling unit or accessory building,
other than a unit or building associated with a group residential use, on a temporary or transient
basis in accordance with Article 4, Division 1, Subpart C (Requirements for Short-Term Rental
Uses) of this chapter. The use does not include an extension of less than 30 consecutive days of
a previously existing rental agreement of 30 consecutive days or more. The use does not
include a rental between parties to the sale of that residential dwelling unit.
SINGLE-FAMILY
ATTACHED
RESIDENTIAL use is the use of a site for two dwelling units,
each located on a separate lot that are constructed with common or abutting walls or connected
by a carport, garage, or other structural element. For additional regulations, see Austin City
Code 25-2-772.
SINGLE-FAMILY RESIDENTIAL use is the use of a site for only one dwelling unit, other than a
mobile home. For additional regulations, see Austin City Code 25-2-771 and 25-2-778.
SMALL LOT SINGLE-FAMILY RESIDENTIAL use is the use of a small lot for only one detached
dwelling unit, other than a mobile home. For additional regulations, see Austin City Code
25-2-779.
TOWNHOUSE
RESIDENTIAL use is the use of a site for townhouses. For additional regulations,
see Austin City Code 25-2-775.
TWO-FAMILY RESIDENTIAL use is the use of a lot for two dwelling units, each in a separate
building, other than a mobile home. For additional regulations, see Austin City Code 25-2-774
and 25-2-778.
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Description of Allowed Civic
Uses
Civic uses include the performance of utility, educational, recreational, cultural, medical,
protective, and governmental functions, and other uses that are strongly vested with public or
social importance.
ADMINISTRATIVE SERVICES use is the use of a site for provision of offices or administrative,
clerical, or public contact services, together with incidental storage and maintenance of necessary
vehicles. This use includes federal, state, county, and city offices.
AVIATION FACILITIES use is the use of a site for provision of landing fields, aircraft parking
and service facilities, and related facilities for operation, service, fueling, repair, storage,
charter, sales, or rental of aircraft, including activities directly associated with the operation and
maintenance of airport facilities.
CAMP use is the use of a site for provision of indoor or outdoor activities for children, including
sports, arts and crafts, entertainment, recreation, educational activities, swimming, fishing,
horseback riding, and incidental food service. If incidental to the camp use, camp facilities
may be
used to provide meeting, recreation, or social facilities for a private association or group.
CEMETERY
is the use of land that is dedicated for cemetery purposes for the burial of the dead,
including columbariums, crematoriums, mausoleums, and mortuaries.
CLUB OR
LODGE
use is the use of a site for provision of meeting, recreational, or social
facilities by a private or nonprofit association, primarily for use by members and guests. This use
includes private social clubs and fraternal organizations. For additional regulations in residential
districts, see Austin City Code 25-2-836.
COLLEGE
AND UNIVERSITY FACILITIES use is the use of a site as an educational institution
of higher learning that offers a course of study designed to culminate in the issuance of a degree
in accordance with the Texas Education Code. For additional regulations, see Austin City Code
25-2-831.
COMMUNICATION SERVICE FACILITIES use is the use of a site for the transmission,
transfer, or distribution of telephone service and related activities. For additional regulations, see
Austin City Code 25-2-804.
COMMUNITY EVENTS use is a use described in Local Government Code Chapter 334 as
permitted for an “approved venue project”, except for a hotel, zoological park, museum, or
aquarium. The use includes the sale of alcoholic beverages. For additional regulations, see Austin
City Code 25-2-842.
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Civic uses (continued)
COMMUNITY
RECREATION
(PRIVATE) use is the use of a site for the provision of an indoor
or outdoor recreational facility for use by residents or guests of a residential development,
planned unit development, church, private primary or secondary educational facility, club or
lodge, or non-profit organization. For additional regulations, see Austin City Code 25-2-837.
COMMUNITY
RECREATION
(PUBLIC) use is the use of a site for the provision of an indoor
or outdoor recreational facility for use by the general public, but not for economic gain. For
additional regulations, see Austin City Code 25-2-837.
CONGREGATE
LIVING use is the use of a site for the provision of 24 hour supervision
and assisted living for more than 15 residents not needing regular medical attention. This use
includes personal care homes for the physically impaired, mentally retarded, developmentally
disabled, or persons 60 years of age or older, basic childcare homes, maternity homes, and
emergency shelters for victims of crime, abuse, or neglect.
CONVALESCENT
SERVICES use is the use of a site for the provision of bed care and in-patient
services for persons requiring regular medical attention. This use excludes the provision of
surgical or emergency medical services and the provision of care for alcoholism, drug addiction,
mental disease, or communicable disease.
CONVENTION CENTER use is the use of a site for the provision of space or facilities owned
or managed by the City for conventions, meetings, exhibitions, shows, gatherings, presentations,
or celebrations, including related incidental facilities for office and administrative use, food and
beverage preparation and service, and on-site and off-site parking facilities.
COUNSELING
SERVICES use is the use of a site for the provision of daytime counseling to
neglected or abused children, 15 years of age or younger, or their managing conservators, who
are referred by a governmental entity or other counseling service providers.
CULTURAL
SERVICES use is the use of a site for a library, museum, or similar facility.
DAY CARE SERVICES
(COMMERCIAL)
use is the use of a site for the provision of daytime
care for more than 20 persons. This use includes nursery schools, preschools, day care centers
for children or adults, and similar uses, and excludes public and private primary or secondary
educational facilities.
DAY CARE SERVICES (GENERAL) use is the use of a site for the provision of daytime care
for more than 6 but not more than 20 persons. This use includes nursery schools, preschools, day
care centers for children or adults, and similar uses, and excludes public and private primary or
secondary educational facilities.
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Civic uses (continued)
DAY CARE SERVICES (LIMITED) use is the use of a site for the provision of daytime care for
six persons or less. This use includes nursery schools, preschools, day care centers for children
or adults, and similar uses, and excludes public and private primary or secondary educational
facilities.
DETENTION FACILITIES use is the use of a site for the provision by a public agency of housing
and care for legally confined individuals.
EMPLOYEE RECREATION
use is the use of a site for the provision of an indoor or outdoor
recreational facility for use by employees of a business engaged in basic industry, commercial
services, manufacturing, administrative activities, or research and development services, that is
located on property reserved by the business for future expansion. For additional regulations, see
Austin City Code 25-2-838.
FAMILY HOME use is the use of a site for the provision of a family-based facility providing
24 hour care in a protected living arrangement with not more than two supervisory personnel
and not more than six residents who are suffering from orthopedic, visual, speech, or hearing
impairments,
Alzheimer’s disease, pre-senile dementia, cerebral palsy, epilepsy, muscular
dystrophy, multiple sclerosis, cancer, heart disease, diabetes, mental retardation, autism, or
emotional illness. For additional regulations, see Austin City Code 25-2-841.
GROUP
HOME, CLASS I (GENERAL) use is the use of a site for the provision of a family-
based facility providing 24 hour care in a protected living arrangement for more than 6 but not
more than 15 residents and not more than 3 supervisory personnel. This use includes
foster homes,
homes for the physically and mentally impaired, homes for the developmentally disabled,
congregate living facilities for persons 60 years of age or older, maternity homes, emergency
shelters for victims of crime, abuse, or neglect, and residential rehabilitation facilities for alcohol
and chemical dependence. For additional regulations, see Austin City Code 25-2-841.
GROUP
HOME, CLASS I (LIMITED) use is the use of a site for the provision of a family-
based facility providing 24 hour care in a protected living arrangement for not more than
6 residents and 2 supervisory personnel. This use includes foster homes, congregate living
facilities for persons 60 years of age or older, maternity homes, and homes for persons with
physical or mental impairments not listed in the description of family home use. Persons with
physical or mental impairments are persons whose impairments substantially limit one or more
of the persons’ major life activities, who have a record of the impairment, or who are regarded
as having the impairment, as defined in the Americans with Disabilities Act. For additional
regulations, see Austin City Code 25-2-841.
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Civic uses (continued)
GROUP
HOME, CLASS II use is the use of a site for the provision of a family-based facility
providing 24-hour care in a protected living arrangement for not more than 15 residents and
not more than 3 supervisory personnel. This use includes homes for juvenile delinquents,
halfway houses providing residence instead of institutional sentencing, and halfway houses
providing residence to those needing correctional and mental institutionalization. For additional
regulations, see Austin City Code 25-2-841.
GUIDANCE SERVICES use is the use of a site for the provision of daytime counseling,
guidance, recuperative, or similar services to persons requiring rehabilitation assistance as a
result of mental illness, alcoholism, detention, drug addiction, or similar condition.
HOSPITAL SERVICES (GENERAL) use is the use of a site for the provision of medical,
psychiatric, or surgical services on an in-patient basis, and includes ancillary facilities for out-
patient and emergency treatment, diagnostic services, training, research, administration, and
services to patients, employees, and visitors.
HOSPITAL SERVICES (LIMITED) use is the use of a site for the provision of medical,
psychiatric, or surgical services on an out-patient basis, and includes emergency treatment,
diagnostic services, training, administration, and services to out-patients, employees, and
visitors.
LOCAL
UTILITY SERVICES use is the use of a site for the provision of services that are
necessary to support the development in the area and involve only minor structures including
lines and poles.
MAINTENANCE AND SERVICE FACILITIES use is the use of a site for the provision of
maintenance, repair, vehicular or equipment servicing, material storage, or similar activities,
and includes equipment service centers and similar uses having characteristics of commercial
services, contracting, or industrial activities.
MAJOR UTILITY FACILITIES use is the use of a site for the provision of generating plants,
electrical switching facilities or primary substations, refuse collection or disposal facilities, water
or wastewater treatment plants, or similar facilities.
MILITARY INSTALLATIONS use is the use of a site for the provision of military facilities by the
federal or state government.
PARKS AND
RECREATION
SERVICES (GENERAL) use is the use of a site for the provision of
parks, playgrounds, recreation facilities, or open spaces available to the general public and under
the management or control of a public agency.
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Civic uses (continued)
PARK AND
RECREATION
SERVICES (SPECIAL) use is the use of a site for the sale of beer or
wine in a building that is located in a park or recreation facility under the management or control
of a public agency.
POSTAL FACILITIES use is the use of a site for the provision of postal services and includes post
offices, bulk mail processing, and sorting centers operated by the United States Postal Service.
PRIVATE PRIMARY
EDUCATIONAL
FACILITIES use is the use of a site for a private or
parochial school offering instruction at the elementary school level in the branches of learning
and study required to be taught in the public schools of the state. For additional regulations, see
Austin City Code 25-2-832.
PRIVATE
SECONDARY EDUCATIONAL
FACILITIES use is the use of a site for a private or
parochial school offering instruction at the junior and senior high school levels in the branches
of learning and study required to be taught in the public schools of the state. For additional
regulations, see Austin City Code 25-2-832.
PUBLIC PRIMARY
EDUCATIONAL
FACILITIES use is the use of a site for a public school
offering instruction at the elementary school level in the branches of learning and study required
to be taught in the public schools of the state. For additional regulations, see Austin City Code
25-2-833 and 25-2-834.
PUBLIC
SECONDARY EDUCATIONAL
FACILITIES use is the use of a site for a public school
offering instruction at the junior and senior high school levels in the branches of learning and
study required to be taught in the public schools of the state. For additional regulations, see
Austin City Code 25-2-833 and 25-2-834.
QUALIFIED COMMUNITY
GARDEN
use is a garden that complies with the requirements of
Chapter 8 -4 (Qualified Community Garden) of the City Code.
RAILROAD FACILITIES use is the use of a site for provision of railroad yards, equipment
servicing facilities, or terminal facilities.
RELIGIOUS ASSEMBLY use is regular organized religious worship or religious education in a
permanent or temporary building. The use excludes private primary or secondary educational
facilities, community recreational facilities, day care facilities, and parking facilities. A property
tax exemption is prima facie evidence of religious assembly use.
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Civic uses (continued)
RESIDENTIAL TREATMENT use is 24-hour supervision, counseling, or treatment for more than
15 residents not needing regular medical attention. This use includes alcohol and chemical
dependency rehabilitation facilities, facilities to which persons convicted of alcohol or drug-
related offenses are ordered to remain under custodial supervision as a condition of probation or
parole, and residential care facilities and halfway houses for the emotionally ill.
SAFETY SERVICES use is the use of a site for provision of public safety and emergency services,
and includes police and fire protection services and emergency medical and ambulance services.
TELECOMMUNICATION TOWER
use is the use of a site for provision of a structure built
exclusively to support one or more antennae for receiving or transmitting electronic data or
telephone communications. For additional regulations, see Austin City Code 25-2-839 and
25-2-840.
TRANSITIONAL HOUSING use is the use of a site for the supervision or detention of more
than 15 residents who are making the transition from institutional to community living. This use
includes pre-parole detention facilities and halfway houses for juvenile delinquents and adult
offenders, and overnight shelters for the homeless.
TRANSPORTATION
TERMINAL use is the use of a site for the provision of a facility for the
loading, unloading, or interchange of passengers, baggage, or incidental freight or package
express between modes of transportation, and includes bus terminals, railroad stations, airport
terminals, and public transit facilities.
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Description of Allowed Commercial
Uses
Commercial uses include the sale, rental, servicing, and distribution of goods, and the provision
of services, other than those classified as industrial or civic uses.
ADMINISTRATIVE AND BUSINESS OFFICES use is the use of a site for the provision of
executive, management, or administrative services. This use includes:
a. administrative offices and services, including real estate, insurance, property
management, investment, personnel, travel, secretarial, telephone answering, and
photocopy and reproduction; and
b. business offices for public utilities, organizations, associations, and other use
classifications if the service rendered is customarily associated with administrative office
services.
ADULT-ORIENTED
BUSINESS use means an adult arcade, adult bookstore, adult cabaret, adult
lounge, adult novelty shop, adult service business, or adult theater. For additional regulations, see
Austin City Code 25-2-801.
ADULT
LOUNGE
use means an adult cabaret that serves alcoholic beverages. For additional
regulations, see Austin City Code 25-2-801.
AGRICULTURAL
SALES AND SERVICES use is the use of a site for the on-site sale of feed,
grain, fertilizers, pesticides and similar goods, or the provision of agricultural services with
incidental storage of goods off-site. This use includes hay, feed, and grain stores and tree service
firms.
ALTERNATIVE FINANCIAL SERVICES BUSINESSES use is the use of a site for a check
cashing business, payday advance or loan business, money transfer business, motor
vehicle title loan business, or a credit access business as defined in this section.
(a) This use excludes:
(1) a state or federally chartered bank, savings and loan association or credit union,
or a pawnshop, and
(2) a convenience store, supermarket, or other retail establishment where consumer
retail sales constitute at least 75% of the total gross revenue generated on site.
(b) A check cashing business is an establishment that provides one or more of the
following:
(1) an amount of money that is equal to the face of a check or the amount specified
in a written authorization for an electronic transfer of money, less any fee
charged for the transaction;
(2) an agreement not to cash a check or execute an electronic transfer of money for
a specified period of time; or
(3) the cashing of checks, warrants, drafts, money orders, or other commercial
paper for compensation by any other person or entity for a fee.
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(c) A payday advance or loan business is an establishment that makes small
consumer loans of $2,500 or less, usually backed by postdated check or
authorization to make an electronic debit against an existing financial account,
where the check or debit is held for an agreed-upon term or until a customer's
next payday and then cashed unless the customer repays the loan to reclaim the
check or debit. Such establishments may charge a flat fee or other service charge
and/or a fee or interest rate based on the size of the loan amount.
(d) A motor title loan business is an establishment that makes small consumer loans
of $2,500 or less that leverage the equity value of a car or other vehicle as
collateral where the title to such vehicle is owned free and clear by the loan
applicant and any existing liens on the vehicle cancel the application. Failure to
repay the loan or make interest payments to extend the loan allows the lender to
take possession of the vehicle.
(e) A credit access business has the same meaning as defined in Section 393.601 of
the Texas Finance Code
ART
GALLERY
use is the use of a site for the display or sale of art. For additional regulations,
see Austin City Code 25-2-802.
ART
WORKSHOP
use is the use of a site for the production of art or handcrafted goods, and it
includes the incidental sale of the art produced. For additional regulations, see Austin City Code
25-2-802.
AUTOMOTIVE
RENTALS use is the use of a site for the rental of automobiles, noncommercial
trucks, trailers, or recreational vehicles, including incidental parking and servicing of vehicles.
This use includes auto rental agencies, trailer rental agencies, and taxicab parking and
dispatching.
AUTOMOTIVE
REPAIR SERVICES use is the use of a site for the repair of automobiles,
noncommercial trucks, motorcycles, motor-homes, recreational vehicles, or boats, including the
sale, installation, and servicing of equipment and parts. This use includes muffler shops, auto
repair garages, tire sales and installation, wheel and brake shops, body and fender shops, and
similar repair and service activities, but excludes dismantling or salvage.
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Commercial uses (continued)
AUTOMOTIVE
SALES use is the use of a site for sale or rental of automobiles, noncommercial
trucks, motorcycles, motor-homes, recreational vehicles, or boats, including incidental storage,
maintenance, and servicing. This use includes new and used car dealerships, motorcycle
dealerships, and boat, trailer, and recreational vehicle dealerships.
AUTOMOTIVE
WASHING use is the use of a site for washing and cleaning of passenger
vehicles, recreational vehicles, or other light duty equipment.
BAIL BOND SERVICES use is the use of a site by a licensed bail bond surety to provide bail
bond services regulated by Texas Occupations Code Chapter 1704. The use does not include
bail bond services that are provided by an attorney and that are exempt from the state licensure
requirements under Texas Occupations Code Section 1704.163.
BUILDING MAINTENANCE SERVICES use is the use of a site for provision of maintenance
and custodial services to firms rather than individuals. This use includes janitorial service,
landscape maintenance, and window cleaning services.
BUSINESS OR
TRADE SCHOOL
use is the use of a site for provision of education or training
in business, commerce, language, or other similar activity or occupational pursuit that is not
otherwise described as a home occupation, college, university, or public or private educational
facility.
BUSINESS
SUPPORT
SERVICES use is the use of a site for sale, rental, or repair of equipment
or supplies used by office, professional, or service establishments, but excludes automotive,
construction, and farm equipment. This use includes office equipment and supply firms, small
business machine repair shops, and hotel equipment and supply firms.
CAMPGROUND
use is the use of a site for provision of camping or parking areas and
incidental services for travelers in recreational vehicles or tents. This use includes recreation
vehicle parks.
CARRIAGE STABLE use is the use of a site for housing of horses used solely to pull carriages,
but excludes uses permitted in the description of stable.
COCKTAIL
LOUNGE
use is the use of a site for retail sale of alcoholic beverages for
consumption on the premises, including taverns, bars, and similar uses, other than a restaurant
use as that term is described in this section. For additional regulations, see Austin City Code
25-2-808.
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Commercial uses (continued)
COMMERCIAL BLOOD
PLASMA CENTER use is the use of a site as a facility for the donation
or sale by individual donors of blood plasma and other blood products, with the exception of
whole blood. A “blood bank” as defined by Texas Health and Safety Code Section 162.001 is
not a
commercial blood plasma center. For additional regulations, see Austin City Code 25-2-803.
COMMERCIAL
OFF-STREET PARKING use is the use of a site for the parking of motor
vehicles on a temporary basis within a privately owned off-street parking facility. This use
includes commercial parking lots and garages and excludes parking as an accessory use.
COMMUNICATIONS SERVICES use is the use of a site for the provision of broadcasting or
information relay services through electronic and telephonic mechanisms, but excludes major
utility facilities. This use includes television, film, or sound recording studios, telecommunication
service centers, and telegraph service offices.
CONSTRUCTION
SALES AND SERVICES use is a use involving construction activities, the
incidental storage of materials on sites other than construction sites, and the on-site sale of
materials used in the construction of buildings or other structures, other than retail sale of paint,
fixtures and hardware. This use includes building materials stores, tool and equipment rental
or sales, and building contractor businesses, but excludes automobile sales, automobile rentals,
automobile washing, automotive repair services, commercial off-street parking, equipment repair
services, equipment sales, service stations, and vehicle storage.
CONSUMER CONVENIENCE
SERVICES use is the use of a site for the provision of
convenient and limited services to individuals in access-controlled facilities that make twenty-
four hour operation possible. This use includes the renting of private postal and safety deposit
boxes to individuals and automated banking machines.
CONSUMER
REPAIR SERVICES use is the use of a site for the provision of repair services
to individuals or households rather than firms. This use includes appliance repair shops, watch
or jewelry repair shops, and musical instrument repair shops, and excludes automotive repair
services, equipment repair services, and service stations.
CONVENIENCE
STORAGE use is storage services primarily for personal effects and
household goods within enclosed storage areas having individual access. This use includes mini-
warehouses, and excludes workshops, hobby shops, manufacturing, and commercial activity.
DROP-OFF RECYCLING
COLLECTION
FACILITY use is a facility used for the collection
and transfer, but not the actual processing, of recyclable materials. Recyclable materials include
glass, paper, plastic, cans, or other source-separated, non-putrescible materials, and excludes
motor oil, chemicals, household appliances, tires, automobiles, automobile parts, and putrescible
materials. For additional regulations, see Austin City Code 25-2-805.
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Commercial uses (continued)
ELECTRONIC PROTOTYPE
ASSEMBLY use is the use of a site for the assembly of prototype
electrical and electronic components for computers, computer peripherals, scientific or medical
measuring or analyzing instruments, radio, telephone, and similar equipment. This use excludes
the production of goods for sale to customers, and chip, wafer, or semiconductor prototype
assembly.
ELECTRONIC
TESTING use is the use of a site for testing an electrical or electronic component
for a computer, computer peripheral, radio, telephone, scientific or medical instrument, or
similar
equipment. The use excludes the manufacture of assembly of a product. For additional
regulations, see Austin City Code 25-2-811.
EQUIPMENT REPAIR SERVICES use is the use of a site for the repair of trucks of one ton or
greater capacity, tractors, construction equipment, agricultural implements, or similar heavy
equipment. This use includes truck repair garages, tractor and farm implement repair services,
and machine shops, but excludes dismantling and salvage activity.
EQUIPMENT SALES use is the use of a site for the sale or rental of trucks of one ton or greater
capacity, tractors, construction equipment, agricultural implements, mobile homes, or similar
heavy equipment, including incidental storage, maintenance, and servicing. This use includes
truck dealerships, construction equipment dealerships, and mobile home sales establishments.
EXTERMINATING SERVICES use is the use of a site for the eradication or control of rodents,
insects, or other pests with incidental storage on sites other than where the service is rendered.
FINANCIAL SERVICES use is the use of a site for the provision of financial and banking
services. This use includes banks, savings and loan institutions, stock and bond brokers, loan and
lending activities, and similar services.
FOOD PREPARATION
use is the use of a site for the production of prepared food for wholesale
distribution in a structure with not more than 5,000 square feet of gross floor area. The use
includes wholesale bakeries, commercial kitchens, and specialty food processing or packaging
shops, bus excludes the on-site slaughter of animals and the commercial production of ice.
FOOD
SALES use is the use of a site for the retail sale of food or household products for home
consumption. This use includes grocery stores, delicatessens, meat markets, retail bakeries, and
candy shops.
FUNERAL
SERVICES use is the use of a site for the preparation human dead for burial or
arranging or managing funerals. This use includes funeral homes and mortuaries.
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Commercial uses (continued)
GENERAL
RETAIL SALES (CONVENIENCE) use is the use of a site for the sale or rental of
commonly used goods and merchandise for personal or household use, but excludes uses
classified more specifically in this section. This use includes the provision of household cleaning
and maintenance products, drugs, cards, stationery, notions, books, tobacco products, cosmetics,
specialty items, apparel, jewelry, fabrics, cameras, photography services, household electronic
equipment, records, sporting equipment, kitchen utensils, small home appliances, art supplies
and framing, arts and antiques, paint, interior decorating services, office supplies, and bicycles.
GENERAL
RETAIL SALES (GENERAL) use is the use of a site for the sale or rental of commonly
used goods for personal or household use, but excludes uses classified more specifically in this
section. This use includes department stores, furniture stores, and establishments providing
home furnishings, appliances, wallpaper, floor-covering, or automotive parts and accessories
(excluding service and installation).
HOTEL-MOTEL
use is the use of a site for the provision of rooms for temporary lodging. This
use includes hotels, motels, and transient boarding houses.
INDOOR ENTERTAINMENT use is a predominantly spectator use conducted within an enclosed
building. This use includes meeting halls and dance halls.
INDOOR SPORTS AND
RECREATION
use is a recreational use conducted within an enclosed
building. This use includes bowling alleys, billiard parlors, ice and roller-skating rinks, penny
arcades, electronic video arcades, and indoor racquetball courts.
KENNELS use is the use of a site for the boarding and care of dogs, cats, or similar small
animals. This use includes boarding kennels, pet motels, and dog training centers.
LAUNDRY SERVICES use is the use of a site for the provision of laundering, dry cleaning, or
dyeing services other than those classified as personal services. This use includes bulk laundry
and cleaning plants, diaper services, and linen supply services.
LIQUOR SALES use is the use of a site for the retail sale of alcoholic beverages for off-premises
consumption. This use includes liquor stores and bottle shops.
MARINA use is: the wet or dry storage or docking of seaworthy watercraft, including ramps and
hoists for boats, for profit; or the provision of docks, wharves, piers, floats, or similar structures
for the anchoring, mooring, housing, or storing of more than three watercraft.
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MEDICAL OFFICES use is the use of a site for the consultation, diagnosis, therapeutic,
preventative, or corrective personal treatment by doctors, dentists, medical or dental laboratories,
or similar practitioners of medical and healing arts for humans, licensed for practice by the state.
The use includes a compounding pharmacy that does not exceed 3,000 square feet of gross
floor area. A compounding pharmacy may prepare and sell prescription drugs and also sell non-
prescription drugs, medical supplies, and other health products. The sale of other merchandise is
permitted only as an accessory use.
MONUMENT
RETAIL SALES use is the use of a site primarily for the retail sale of monuments
for placement on graves. This use includes the sale, storage, and delivery of headstones,
footstones, markers, statues, obelisks, cornerstones, and ledgers.
OFF-SITE
ACCESSORY
PARKING use is the use of a site for the provision of parking spaces,
together with driveways, aisles, turning and maneuvering areas, clearances, and similar features,
located on a different site from the principal use.
OUTDOOR
ENTERTAINMENT use is a predominantly spectator use conducted in open, partially
enclosed, or screened facilities. This use includes sports arenas, racing facilities, and amusement
parks.
OUTDOOR
SPORTS AND
RECREATION
use is a recreational use conducted in open, partially
enclosed, or screened facilities. This use includes driving ranges, miniature golf courses, golf
courses, swimming pools, tennis courts, and outdoor racquetball courts.
PAWN
SHOP SERVICES use is the use of a site for the lending of money on the security of
property pledged in the keeping of the pawnbroker, and the incidental sale of the property.
PEDICAB STORAGE AND DISPATCH
use is the use of a site for the staging, storage, and
dispatch of non-motorized vehicles, including incidental parking and servicing of these vehicles.
PERSONAL IMPROVEMENT
SERVICES use is the use of a site for the provision of
informational, instructional, personal improvement, and similar services of a nonprofessional
nature. This use includes photography studios, driving schools, health or physical fitness studios,
reducing salons, dance studios, and handicraft or hobby instruction.
PERSONAL
SERVICES use is the use of a site for the provision of periodically needed services
of a personal nature. This use includes beauty or barbershops, seamstress or tailor services, shoe
repair shops, and dry cleaning pick-up station services.
PET SERVICES use is the use of a site for the retail sale of small animals customarily used as
household pets, or the provision of veterinary grooming, or boarding services, totally within a
building. This use includes pet stores, small animal clinics, and pet grooming shops, but excludes
uses for livestock and large animals.
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Commercial uses (continued)
PLANT NURSERY use is the use of a site for sale of plants or related goods or services. This use
includes garden centers and tree service firms. For additional regulations, see Austin City Code
25-2-806.
PRINTING AND PUBLISHING use is the use of a site for the bulk reproduction, printing,
cutting, or binding of written or graphic material. For additional regulations, see Austin City
Code 25-2-810.
PROFESSIONAL OFFICE use is the use of a site for the provision of professional or consulting
services in the fields of law, architecture, design, engineering, accounting, or similar professions.
RECREATIONAL
EQUIPMENT MAINTENANCE AND STORAGE use is the use of a site for
the maintenance, service, or storage of sports equipment, watercraft, watercraft motors, trailers,
motorcycles, or motor-homes.
RECREATIONAL
EQUIPMENT SALES use is the use of a site for the sale or rental of sports
equipment, watercraft, watercraft motors, trailers, motorcycles, or motorhomes, and includes
incidental storage, maintenance, and servicing.
RESEARCH ASSEMBLY SERVICES use is the use of a site for the assembly of products related
to research services and used by the owners of the research establishment or affiliated entities in
the delivery of services performed by the owner or affiliated entities. This use excludes the mass
production of products for general sale to customers.
RESEARCH SERVICES use is research of an industrial or scientific nature. This use includes
electronics research laboratories, space research or development firms, and pharmaceutical
research labs, and excludes product testing.
RESEARCH TESTING SERVICES use is research activity that may be permitted only with the
approval of the Council within a planned development area district.
RESEARCH
WAREHOUSING
SERVICES use is the use of a site for enclosed or screened
storage of materials or equipment related to research services, and excludes bulk warehousing
or permanent storage of hazardous or toxic substances, except as authorized by a planned
development area district ordinance.
RESTAURANT
(GENERAL) use is the use of a site for the preparation and retail sale of food
and beverages and includes the sale and on-premise consumption of alcoholic beverages as an
accessory use. For additional regulations, see Austin City Code 25-2-808.
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Commercial uses (continued)
RESTAURANT
(LIMITED) use is the use of a site for the preparation and retail sale of food
and beverages and excludes the sale of alcoholic beverages for on-premise consumption. For
additional regulations, see Austin City Code 25-2-809.
SCRAP AND SALVAGE SERVICES use is the use of a site for the storage, sale, dismantling
or other processing of used or waste materials that are not intended for re-use in their original
forms. This use includes automotive wrecking yards, junkyards, and paper salvage yards.
SERVICE STATION use is the use of a site for the provision of fuel, lubricants, parts and
accessories, or incidental services to motor vehicles. For additional regulations, see Austin City
Code 25-2-813.
SOFTWARE DEVELOPMENT
use is the use of a site for development or testing of computer
software packages including magnetic disks, tapes, and associated operating manuals. This use
excludes printing, distribution, and software manufacturing.
SPECIAL USE HISTORIC is a use that complies with the requirements of Section 25-2-807
(Special Use In Historic Districts).
STABLE use is the use of a site for boarding, breeding or raising of horses not owned by the
occupants of the premises, or the rental of horses for riding. This use includes boarding stables or
public stables.
THEATER use is the use of a site for presentation of plays, motion pictures, or other dramatic
performances within a building.
VEHICLE STORAGE use is the use of a site for long-term storage for vehicles. This use
includes storage of vehicles towed from private parking areas and impound yards, but excludes
dismantling or salvage.
VETERINARY SERVICES use is the use of a site for provision of veterinary services and
hospitals for animals. This use includes pet clinics, dog and cat hospitals, and veterinary
hospitals for livestock and large animals.
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Description of Allowed Industrial
Uses
Industrial uses include the on-site extraction or production of goods by non-agricultural methods,
and the storage and distribution of products.
BASIC INDUSTRY use is the use of a site for:
a. the basic processing and manufacturing of materials or products predominately from
extracted or raw materials;
b. storage or manufacturing processes that involve flammable or explosive materials; or
c. storage or manufacturing processes that involve hazardous or commonly recognized
offensive conditions, including poultry processing.
CUSTOM
MANUFACTURING
use is the use of a site for on-site production of goods by the use
of hand tools, domestic mechanical equipment not exceeding five horsepower, or a single kiln not
exceeding 12 kilowatts, and the incidental sale of those goods. This use includes candle- making
shops and custom jewelry manufacturing.
GENERAL WAREHOUSING
AND DISTRIBUTION use is open-air storage, distribution, or
handling of materials or equipment. This use includes monument or stone yards, grain elevators,
and open storage yards.
LIGHT
MANUFACTURING
use is the use of a site for manufacture, predominantly from
previously prepared materials, of finished products or parts, including processing, fabrication,
assembly, treatment, and packaging of the products, and incidental storage, sales, and distribution
of the products. This use excludes basic industrial processing.
LIMITED
WAREHOUSING
AND DISTRIBUTION use is the use of a site for provision of
wholesaling, storage, or warehousing services within an enclosed structure. This use includes
wholesale distributors, storage warehouses, and moving or storage firms.
RECYCLING CENTER use is the use of a site for collection, transfer, or processing of recyclable
materials. Recyclable materials include glass, paper, plastic, cans, or other source-separated,
non-putrescible materials. This use excludes bulk or single-feed reverse vending machines. For
additional regulations, see Austin City Code 25-2-862.
RESOURCE
EXTRACTION use is the use of a site for on-site extraction of surface or sub-
surface mineral products or natural resources. This use includes quarries, borrow pits, sand or
gravel operations, oil or gas extraction, and mining operations.
STOCKYARDS use is the use of a site for temporary keeping of livestock for slaughter, market,
or shipping. This use includes stockyards, animal sales, and auction yards.
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Description of Allowed Agricultural
Uses
Agricultural uses include the on-site production of plant and animal products by agricultural
methods.
ANIMAL
PRODUCTION
use is the use of a site for the raising of animals or production of
animal products including eggs and dairy products, on an agricultural or commercial basis. This
use includes grazing, ranching, dairy farming, and poultry farming.
COMMUNITY GARDEN use is the use of a site for growing or harvesting food crops or ornamental
crops on an agricultural basis, by a group of individuals for personal or group use, consumption or
donation.
CROP PRODUCTION
use is the use of a site for the raising and harvesting of tree crops, row
crops, or field crops on an agricultural or commercial basis, including packaging and processing.
HORTICULTURE
use is the use of a site for the growing of horticultural or flora cultural
specialties, including flowers, shrubs, and trees intended for ornamental or landscaping purposes,
but excluding retail sales. This use includes wholesale plant nurseries and greenhouses.
SUPPORT
HOUSING use is the use of a site for living accommodations by agricultural
employees or their families.
URBAN FARM use is the use of an urban site for the production and sale of organic agricultural
products. For additional regulations, see Austin City Code 25-2-863
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