Austin Land Use and Zoning Guide: Regulations, Restrictions, and Resources
CITY OF AUSTIN
Zoning
Zoning laws in Austin are governed by the Land Development Code. The code classifies land into various zoning categories (e.g., residential, commercial, industrial). Each category has specific rules about land use, building types, and densities. Edge cases include properties that fall within special overlays such as Historic Districts or Planned Unit Developments (PUDs), which may have additional restrictions.
Click here for a zonability report courtesy of independence Title
Residential Zoning Districts
Residential zoning in Austin includes 16 districts, ranging from rural residences to multifamily housing:
- Rural Residence (RR): For large, rural properties.
- Lake Austin (LA): For properties near Lake Austin.
- Single Family (SF): Includes seven different districts for single-family homes, each with varying density and lot size requirements.
- Multifamily (MF): Includes six districts for multifamily housing, such as apartments and condos, with different density and building height regulations.
ZONING CHEAT SHEET
SF-1 (Single Family Residence – Large Lot)
- Minimum Lot Size: 10,000 sq ft
- Minimum Lot Width: 60 ft
- Maximum Units Per Lot: 1
- Maximum Building Coverage: 35%
- Maximum Impervious Coverage: 40%
- Floor to Area Ratio: Not specified
- Maximum Height: 35 ft
- Minimum Setbacks:
- Front Yard: 25 ft
- Street Side Yard: 15 ft
- Interior Side Yard: 5 ft
- Rear Yard: 10 ft
ADU okay (min lot size of 5,750 sqft)
SF-2 (Single Family Residence – Standard Lot)
- Minimum Lot Size: 5,750 sq ft
- Minimum Lot Width: 50 ft
- Maximum Units Per Lot: 1
- Maximum Building Coverage: 40%
- Maximum Impervious Coverage: 45%
- Floor to Area Ratio: Not specified
- Maximum Height: 35 ft
- Minimum Setbacks:
- Front Yard: 25 ft
- Street Side Yard: 15 ft
- Interior Side Yard: 5 ft
- Rear Yard: 10 ft
ADU okay (min lot size of 5,750 sqft)
SF-3 (Family Residence)
- Minimum Lot Size: 5,750 sq ft
- Minimum Lot Width: 50 ft
- Maximum Units Per Lot: 1
- Maximum Building Coverage: 40%
- Maximum Impervious Coverage: 45%
- Floor to Area Ratio: Not specified
- Maximum Height: 35 ft
- Minimum Setbacks:
- Front Yard: 25 ft
- Street Side Yard: 15 ft
- Interior Side Yard: 5 ft
- Rear Yard: 10 ft
ADU okay (min lot size of 5,750 sqft)
SF-4A (Single Family Residence – Small Lot)
- Minimum Lot Size: 3,600 sq ft
- Minimum Lot Width: 40 ft
- Maximum Units Per Lot: 1
- Maximum Building Coverage: 55%
- Maximum Impervious Coverage: 65%
- Floor to Area Ratio: Not specified
- Maximum Height: 35 ft
- Minimum Setbacks:
- Front Yard: 15 ft
- Street Side Yard: 10 ft
- Interior Side Yard: None specified
- Rear Yard: None specified
SF-4B (Single Family Residence – Condominium Site)
- Minimum Site Size: 1 acre
- Maximum Site Size: 5 acres
- Minimum Lot Width: 40 ft
- Minimum Site Area per Building: 2,800 sq ft
- Minimum Site Area per Unit: 3,600 sq ft
- Maximum Building Coverage: 40%
- Maximum Impervious Coverage: 60%
- Floor to Area Ratio: Not specified
- Maximum Height: 2 stories
- Minimum Setbacks:
- Front Yard: 25 ft
- Street Side Yard: 15 ft
- Interior Side Yard: Not applicable
- Rear Yard: 15 ft
SF-5 (Urban Family Residence)
- Minimum Lot Size: 5,750 sq ft
- Minimum Lot Width: 50 ft
- Maximum Units Per Lot: Not specified
- Maximum Building Coverage: 40%
- Maximum Impervious Coverage: 55%
- Floor to Area Ratio: Not specified
- Maximum Height: 35 ft
- Minimum Setbacks:
- Front Yard: 25 ft
- Street Side Yard: 15 ft
- Interior Side Yard: 5 ft
- Rear Yard: 10 ft
SF-6 (Townhouse & Condominium Residence)
- Minimum Lot Size: 5,750 sq ft
- Minimum Lot Width: 50 ft
- Maximum Units Per Lot: Not specified
- Maximum Building Coverage: 40%
- Maximum Impervious Coverage: 55%
- Floor to Area Ratio: Not specified
- Maximum Height: 35 ft
- Minimum Setbacks:
- Front Yard: 25 ft
- Street Side Yard: 15 ft
- Interior Side Yard: 5 ft
- Rear Yard: 10 ft
MF-1 (Multifamily Residence – Limited Density)
- Minimum Lot Size: 8,000 sq ft
- Minimum Lot Width: 50 ft
- Maximum Units Per Acre: 17
- Maximum Building Coverage: 45%
- Maximum Impervious Coverage: 55%
- Floor to Area Ratio: Not specified
- Maximum Height: 40 ft
- Minimum Setbacks:
- Front Yard: 25 ft
- Street Side Yard: 15 ft
- Interior Side Yard: 5 ft
- Rear Yard: 10 ft
MF-2 (Multifamily Residence – Low Density)
- Minimum Lot Size: 8,000 sq ft
- Minimum Lot Width: 50 ft
- Maximum Units Per Acre: 23
- Maximum Building Coverage: 50%
- Maximum Impervious Coverage: 60%
- Floor to Area Ratio: Not specified
- Maximum Height: 40 ft or 3 stories
- Minimum Setbacks:
- Front Yard: 25 ft
- Street Side Yard: 15 ft
- Interior Side Yard: 5 ft
- Rear Yard: 10 ft
MF-3 (Multifamily Residence – Medium Density)
- Minimum Lot Size: 8,000 sq ft
- Minimum Lot Width: 50 ft
- Maximum Units Per Acre: 36
- Maximum Building Coverage: 55%
- Maximum Impervious Coverage: 65%
- Floor to Area Ratio: 0.75:1
- Maximum Height: 40 ft
- Minimum Setbacks:
- Front Yard: 25 ft
- Street Side Yard: 15 ft
- Interior Side Yard: 5 ft
- Rear Yard: 10 ft
MF-4 (Multifamily Residence – Moderate-High Density)
- Minimum Lot Size: 8,000 sq ft
- Minimum Lot Width: 50 ft
- Maximum Units Per Acre: 36-54
- Maximum Building Coverage: 60%
- Maximum Impervious Coverage: 70%
- Floor to Area Ratio: 0.75:1
- Maximum Height: 60 ft
- Minimum Setbacks:
- Front Yard: 15 ft
- Street Side Yard: 15 ft
- Interior Side Yard: 5 ft
- Rear Yard: 10 ft
MF-5 (Multifamily Residence – High Density)
- Minimum Lot Size: 8,000 sq ft
- Minimum Lot Width: 50 ft
- Maximum Units Per Acre: 54
- Maximum Building Coverage: 60%
- Maximum Impervious Coverage: 70%
- Floor to Area Ratio: 1:1
- Maximum Height: 60 ft
- Minimum Setbacks:
- Front Yard: 15 ft
- Street Side Yard: 15 ft
- Interior Side Yard: 5 ft
- Rear Yard: 10 ft
MF-6 (Multifamily Residence – Highest Density)
- Minimum Lot Size: 8,000 sq ft
- Minimum Lot Width: 50 ft
- Maximum Units Per Acre: Not specified
- Maximum Building Coverage: 70%
- Maximum Impervious Coverage: 80%
- Floor to Area Ratio: Not specified
- Maximum Height: 90 ft
- Minimum Setbacks:
- Front Yard: 15 ft
- Street Side Yard: 15 ft
- Interior Side Yard: 5 ft
- Rear Yard: 10 ft
MH (Mobile Home Residence)
- Minimum Site Area: 90,000 sq ft
- Subdivision Minimum Site Area: 5,750 sq ft
- Maximum Building Coverage: Not specified
- Maximum Impervious Coverage: Not specified
- Floor to Area Ratio: Not specified
- Maximum Height: 35 ft
- Minimum Setbacks: Not specified
Planned Unit Developments (PUDs)
PUDs are large, complex developments planned as a single project. They offer greater design flexibility and must be superior to what would be allowed under conventional zoning. PUDs must include at least 10 acres of land and require City Council approval for their Land Use Plan.
Floor to Area Ratios
Typically in Austin, the FAR are about .40-.45. Meaning you can build a maximum of 40%-45% of the lot size. For example; a 10,000 sq ft lot would allow in a residential neighborhood a 4,000 sq ft property.
Deed Restrictions
Deed restrictions are legal limits placed on how a property can be used, written into the deed. They are typically set by developers, homeowners' associations, or local governments to maintain a certain standard within a neighborhood. Common restrictions include limits on building height, property use (e.g., residential vs. commercial), types of structures, and aesthetic rules like paint color or landscaping. These restrictions are binding on all future owners of the property unless legally removed.
Utilities
ADU Possibilities
(ADUs cannot be taller than two stories). In Austin, regulations state that your lot must be at least 5,750 square feet to build an ADU, and not only can the unit be no larger than 1,100 square feet or 15 percent of the lot size, but it must also be at least 10 feet from the main house on the same lot. Plus, the building cover for the site cannot exceed 45 percent of the lot. And you must provide one parking space for your ADU in addition to the existing parking you already have on your property, unless you live within a quarter-mile of a transit stop. (per keepers land development website)
Trees
Heritage trees are protected trees that meet certain size and species criteria. In Austin, trees with a diameter of 24 inches or more (measured four and a half feet above the ground) are considered heritage trees and are protected by city regulations. Removal or significant trimming of these trees requires a permit. Agents should consult the City of Austin’s tree protection regulations and the Urban Forestry Program for detailed information.
Permit Requirements:
- A permit is required to remove or impact protected trees.
- Permits are typically free for dead, diseased, or hazardous trees.
- For healthy protected trees, permit applications are reviewed by the City Arborist
Critical Root Zone (CRZ):
The CRZ is an area around the tree that must be protected during development.
It's calculated as: tree diameter (inches) x 2 = CRZ diameter in feet.
Different levels of protection apply to different parts of the CRZ.
The following species are Heritage Trees:
- Cypress Bald
- Elm American
- Ash Texas
- Texas Cypress
- American
- Elm Cedar
- Madrone Texas
- Maple Bigtooth
- All Oaks
- Pecan
- Walnut Arizona
- Walnut Eastern Black
Removal of a Heritage Tree is prohibited unless the Planning and Development Review Department has issued a permit for the removal under this division.
Fire flow test
A fire flow test measures the water pressure and flow rate from a hydrant to ensure there’s enough water supply to fight fires. It's necessary to confirm the local water system can support firefighting efforts, especially when new developments or buildings are added.