GENERAL DEVELOPMENT STANDARDS.

Austin City Code tit. 25, ch. 25-3, art. 4

in effect

Austin City Code § 25-3-71 APPLICABLE TO ALL DEVELOPMENT.

§ 25-3-71 - APPLICABLE TO ALL DEVELOPMENT. This article applies to the design and development of a traditional neighborhood district. Source: Section 13-9-41; Ord. 990225-70; Ord. 031211-11.

Austin City Code § 25-3-72 PROPERTY OWNERS' ASSOCIATION.

§ 25-3-72 - PROPERTY OWNERS' ASSOCIATION. (A) Conditions, Covenants, and Restrictions for all the property within a traditional neighborhood district must be filed in the county real property records by the owner before a final subdivision plat may be approved, a lot sold, or a building permit issued. (B) Conditions, Covenants, and Restrictions must be approved by the city attorney, and they must: (1) create a Property Owners' Association with mandatory membership for each property owner; (2) establish architectural standards that are in conformity with the requirements of this chapter; (3) create an Architectural Control Committee to review development for compliance with the architectural standards and issue certificates of approval; (4) provide for the ownership, development, management, and maintenance of private open space (except plazas owned by individual property owners), community parking facilities, community meeting hall, and other common areas; (5) provide for the maintenance of the landscaping and trees within the streetscape; (6) require the collection of assessments from members in an amount sufficient to pay for its functions; (7) be effective for a term of not less than 50 years; (8) require that the Property Owners' Association obtain the approval of the director regarding the disposition and management of private open space, community parking facilities, community meeting hall, and other common areas before it may be dissolved; and (9) require that the Property Owners' Association obtain the approval of the director for amendments to the Conditions, Covenants, and Restrictions which relate to provisions required by this chapter. Source: Section 13-9-42; Ord. 990225-70; Ord. 031211-11.

Austin City Code § 25-3-73 COMMUNITY MEETING HALL.

§ 25-3-73 - COMMUNITY MEETING HALL. (A) A community meeting hall for the use of the neighborhood residents is required. The community meeting hall is a civic use. (B) A community meeting hall must be located so that it is easily accessible to the residents. It may be placed in a square, park, or other suitable open space location. (C) The minimum size of a community meeting hall is 2,000 square feet. A community meeting hall must be large enough to meet the needs of the neighborhood residents. Source: Section 13-9-43; Ord. 990225-70; Ord. 031211-11.

Austin City Code § 25-3-74 ARCHITECTURAL STANDARDS.

§ 25-3-74 - ARCHITECTURAL STANDARDS. (A) The Conditions, Covenants, and Restrictions shall establish architectural standards for the property within a traditional neighborhood district. The standards must comply with this section. (B) The architectural standards must achieve the following objectives: (1) architectural compatibility; (2) human scale design; (3) integration of uses; (4) encouragement of pedestrian activity; (5) buildings that relate to and are oriented toward the street and surrounding buildings; (6) residential scale buildings in Mixed Residential Areas; (7) buildings that contain special architectural features to signify entrances to the Neighborhood Center Area and important street intersections; and (8) Neighborhood Center Area buildings that focus activity on the neighborhood square. (C) The director may adopt guidelines for architectural standards for inclusion in the Traditional Neighborhood District Criteria Manual. Source: Section 13-9-44; Ord. 990225-70; Ord. 031211-11.

Austin City Code § 25-3-75 LAND USE ALLOCATIONS.

§ 25-3-75 - LAND USE ALLOCATIONS. (A) Each lot within a traditional neighborhood district must be allocated to a particular land use category. (B) The amounts of land that must be allocated to particular land use categories, excluding streets, alleys, open spaces, drainage controls, and water quality controls, are as follows: (1) For a Neighborhood Center Area: (a) Townhouse, condominium, and multi-family uses shall be allocated not less than 20 percent of the land area. (b) Commercial uses shall be allocated not less than 20 percent of the land area. (c) Civic use shall be allocated not less than five percent of the land area, or one-half acre, whichever is greater. In a traditional neighborhood district of 100 acres or less, the provision of a community meeting hall in the Neighborhood Center satisfies the civic use allocation even if less than one-half acre is used. (2) For a Mixed Residential Area: (a) Single family residential use shall be allocated not less than 50 percent and not more than 80 percent of the land area. (b) Duplex use shall be allocated not more than 10 percent of the land area. (c) Townhouse, condominium, and multi-family uses shall be allocated not less than 10 percent of the land area. (d) Commercial uses shall be allocated not less than one percent and not more than two percent of the land area. (e) Civic uses shall be allocated not less than two percent of the land area. (C) A preliminary subdivision plan may not be approved until the director approves a Land Use Allocation Map, submitted by the owner, that allocates a particular land use category to each lot on the preliminary subdivision plan. (D) Development and use shall comply with the Land Use Allocation Map. (E) The director may approve a revision to a Land Use Allocation Map if the director finds that (a) the revised land uses are appropriate, and (b) the revision does not adversely affect land owners within 200 feet of the boundary line of a revised area. (F) A Land Use Allocation Map and the land use allocations required by this section are effective for a period of 50 years after the date the map is first approved by the director. Source: Section 13-9-45; Ord. 990225-70; Ord. 031211-11.

Austin City Code § 25-3-76 OPEN SPACE.

§ 25-3-76 - OPEN SPACE. The following open space requirements apply within a traditional neighborhood district: (1) Not less than 20 percent of the gross land area of the traditional neighborhood district must be open space. (2) Public open space shall conform to the plans, goals, and standards of the Parks and Recreation Department and must be approved by the director of the Parks and Recreation Department. (3) The Parks and Recreation Department shall be consulted regarding the locations and types of private open space. (4) The portions of drainage and water quality facilities that are usable by the public for recreational purposes, as determined by the director, may be designated as parks or greenbelts. (5) At least one square shall be located in the Neighborhood Center Area. The required square shall be at least one-half acre in size in a traditional neighborhood district of 100 acres or less, and the required square shall be at least one acre in size in a traditional neighborhood district that is larger than 100 acres. (6) A square must adjoin streets along at least 75 percent of its perimeter. (7) A plaza must adjoin building lots along at least 50 percent of its perimeter. (8) At least one green that is not less than one acre in size must be located within 600 feet of the geographic center of the traditional neighborhood district. (9) A park may be not less than 10,000 square feet in size. (10) A greenbelt may not be located behind dwellings. The director may permit exceptions where topography, existing street layout, or other good reasons that make this restriction impractical. If a greenbelt is located behind dwellings, access shall be provided in accordance with the Traditional Neighborhood Criteria Manual standards. (11) A greenbelt must have an average width of not less than 200 feet. A greenbelt may be not less than 50 feet wide. Not more than 10 percent of the uninterrupted length of a greenbelt may be the minimum 50 feet width. A greenbelt must have not less than 25 percent of its boundary abutting a street. (12) At least 90 percent of the lots in a Mixed Residential Area must be within 600 feet of a square, plaza, green, or park. Source: Section 13-9-46; Ord. 990225-70; Ord. 031211-11.

Austin City Code § 25-3-77 PARKLAND DEDICATION.

§ 25-3-77 - PARKLAND DEDICATION. The parkland dedication provisions of Chapter 25-4, Article 3, Division 5 (Parkland Dedication) apply to a traditional neighborhood district, except as follows: (1) The amount of land required to be dedicated for parkland is 25 percent of the open space in a traditional neighborhood district. The formula in Section 25-1-602 (Dedication Of Parkland Required) does not apply. (2) At the time of zoning, the director of the Parks and Recreation Department shall require one of the following: (a) dedication by the subdivider of all or part of the required amount of parkland; (b) payment in lieu of dedicated parkland by the subdivider; (c) general public access on up to 25 percent of the open space; or (d) a combination of (a), (b), and (c), not to exceed the equivalent of 25 percent of the open space. (3) Land to be dedicated as parkland or to which there will be general public access shall be shown on the Development Plan. (4) The director of the Parks and Recreation Department shall calculate a parkland fee at the time of zoning, and shall apportion a parkland fee by acreage to each final subdivision plat. A subdivider shall pay a parkland fee, if required, before a final subdivision plat may be approved. (5) The owner of a tract of land that has been designated for general public access may make and enforce reasonable regulations that are similar to City park regulations. Source: Section 13-9-47; Ord. 990225-70; Ord. 031211-11.

Austin City Code § 25-3-78 DRAINAGE.

§ 25-3-78 - DRAINAGE. (A) The drainage provisions of the Land Development Code apply to development in a traditional neighborhood district, except as provided in this section. (B) Drainage planning and engineering for a traditional neighborhood district shall be for the district as a whole. (C) In designing drainage facilities, impervious cover calculations shall assume maximum impervious cover for each lot within the traditional neighborhood district. (D) Drainage facilities shall be privately owned, with easements granted to the City, and maintained for functionality by the City, unless other arrangements are made with the director of the Watershed Protection and Development Review Department. (E) A final plat may not be approved unless a drainage master plan for the entire traditional neighborhood district has been approved by the director of the Watershed Protection and Development Review Department. A final plat may not be approved unless adequate drainage facilities are provided for all property within the plat. Source: Section 13-9-48; Ord. 990225-70; Ord. 010329-18; Ord. 031211-11.

Austin City Code § 25-3-79 WATER QUALITY.

§ 25-3-79 - WATER QUALITY. (A) The water quality provisions of the Land Development Code apply to development in a traditional neighborhood district, except as provided in this section. (B) Water quality planning and engineering for a traditional neighborhood district shall be for the district as a whole. (C) Allowable impervious cover is calculated in accordance with this subsection. (1) In calculating water quality related development intensities, the term "site" shall include all property within a traditional neighborhood district. (2) In calculating water quality development intensities, a traditional neighborhood district is classified as "commercial development". (3) Impervious cover calculations shall assume the maximum impervious cover allowable for each lot within a traditional neighborhood district. (D) Impervious cover limits in a traditional neighborhood district are as follows: (1) Overall impervious cover for a traditional neighborhood district is limited to 65 percent of net site area or the amount permitted in the watershed, whichever is less. (2) A Neighborhood Center Area lot, except an open space lot, is limited to impervious cover of not more than 90 percent of gross site area. (3) A Mixed Residential Area lot, except a commercial lot or an open space lot, is limited to impervious cover of not more than 65 percent of gross site area. A commercial lot is limited to impervious cover of not more than 90 percent of gross site area. (4) A Neighborhood Edge Area lot, except an open space lot, is limited to impervious cover of not more than 65 percent of gross site area. (5) A Workshop Area lot or Employment Center Area lot, except an open space lot, is limited to impervious cover of not more than 80 percent of gross site area. (6) Open space impervious cover limits are as follows: (a) An open space lot that is a plaza or square is limited to impervious cover of not more than 90 percent of gross site area. (b) Greenbelts, preserves, parks, and greens are limited to impervious cover of not more than 10 percent of gross site area overall. (c) A greenbelt, preserve, park, or green may be restricted by the owner to impervious cover of less than 10 percent of the gross site area. The restricted amount shall be used for impervious cover calculations. (d) Impervious coverage for greenbelts, preserves, parks, and greens classified as public open space shall be calculated and enforced separately from those classified as private open space. (E) Water quality control facilities shall be privately owned, with easements granted to the City, and maintained for functionality by the City, unless other arrangements are made with the director of the Watershed Protection and Development Review Department. (F) A final plat may not be approved unless a water quality master plan for the entire traditional neighborhood district has been approved by the director of the Watershed Protection and Development Review Department. A final plat may not be approved unless adequate water quality control facilities are provided for all property within the plat. (G) Development on a lot may not exceed the impervious cover limit set forth in this section. A building or construction permit may not be issued for development that exceeds the limit. Source: Section 13-9-49; Ord. 990225-70; Ord. 010329-18; Ord. 031211-11.

Austin City Code § 25-3-80 LANDSCAPING.

§ 25-3-80 - LANDSCAPING. The landscaping requirements of Chapter 25-2, Subchapter C, Article 9 (Landscaping) apply to development within a traditional neighborhood district, except as follows: (1) A street yard 1,000 square feet or less in size is not required to be landscaped. (2) A parking area with 12 motor vehicle parking spaces or less is not required to have landscaped islands, peninsulas, or medians. Source: Section 13-9-50; Ord. 990225-70; Ord. 031211-11.

Austin City Code § 25-3-81 ROADWAY DESIGN.

§ 25-3-81 - ROADWAY DESIGN. (A) The roadway designs used within the different areas of the traditional neighborhood district may vary depending on the proposed function of the roadway, the anticipated adjacent land uses, and the anticipated traffic load. The City encourages the use of a variety of designs to lend character to the neighborhood. (B) Roadway designs that may be used in a traditional neighborhood district are in the Traditional Neighborhood District Criteria Manual. (C) The director may approve the use of innovative roadway designs that are not listed in the Traditional Neighborhood District Criteria Manual. Source: Section 13-9-51; Ord. 990225-70; Ord. 031211-11.

Austin City Code § 25-3-82 VEHICULAR ACCESS.

§ 25-3-82 - VEHICULAR ACCESS. (A) Direct vehicular access from a lot to an alley in the traditional neighborhood district is permitted and preferred. Direct vehicular access from a lot to a street is not permitted, except as provided in this section. (B) Exceptions. (1) Direct vehicular access from a lot to a street is permitted in a Neighborhood Edge Area or if a lot does not abut an alley. (2) The director may grant vehicular access from a lot to a street if the director determines it is warranted by exceptional circumstances. (C) If adjacent lots have direct vehicular access to a street, the director may require that the access be through a common or joint driveway. Source: Section 13-9-52; Ord. 990225-70; Ord. 031211-11.

Austin City Code § 25-3-83 PARKING.

§ 25-3-83 - PARKING. (A) The following parking regulations apply in a traditional neighborhood district: (1) A parking lot or garage may not be adjacent to a square or adjacent to or opposite a street intersection. (2) A parking lot shall be located at the rear or side of a building. If located at the side, screening shall be provided at the lot line by landscaping or decorative walls or fences. (3) Compact parking spaces are prohibited. (4) There is no off-street loading requirement for a building with less than 10,000 square feet of gross building area. The director shall determine the location, number, and dimensions of the off-street loading for a larger building. (5) Except as approved by the director, parking in alleys is prohibited. (6) There are no minimum parking requirements for motor vehicles, except for accessible space parking. The required minimum number of accessible spaces is determined by the requirements of Section 25-6-471 (Off-Street Parking) and Section 25-6-474 (Parking Facilities for Persons with Disabilities). (7) A commercial use parking lot or garage must provide not less than one bicycle parking space for every 10 motor vehicle parking spaces. (B) In a Neighborhood Center Area, not more than 125 percent of the parking previously required in Appendix A (Tables of Off-Street Loading Requirements and Former Off-Street Parking Requirements) to Chapter 25-6 (Transportation) may be provided on-site. Source: Section 13-9-53; Ord. 990225-70; Ord. 031211-11; Ord. No. 20231102-028, Pt. 34, 11-13-23.

Austin City Code § 25-3-84 PARKING AREA DESIGN AND CONSTRUCTION STANDARDS.

§ 25-3-84 - PARKING AREA DESIGN AND CONSTRUCTION STANDARDS. (A) Parking and loading facilities, circulation areas, and queue lines must comply with the design and construction standards in this section and the Traditional Neighborhood District Criteria Manual. (B) Surfacing, curbing, and drainage improvements on all parking and loading facilities must preclude the free flow of water onto adjacent properties, public streets, or alleys and provide adequate drainage. (C) Areas used for primary circulation, for frequent idling of vehicle engines, or for loading activities shall be designed and located to minimize impacts on adjoining properties, including provisions for screening or baffling. (D) All parking and loading facilities shall be maintained to assure desirability and usefulness of the facility. The facilities shall be maintained free of refuse, debris, or other accumulated matter and shall at all times be available for the off-street parking or loading for which they are required or intended. Source: Section 13-9-54; Ord. 990225-70; Ord. 031211-11.

Austin City Code § 25-3-85 SIGNS.

§ 25-3-85 - SIGNS. Signs are regulated by Chapter 25-10 (Sign Regulations). Source: Section 13-9-55; Ord. 990225-70; Ord. 031211-11.

Austin City Code § 25-3-86 COMPATIBILITY STANDARDS.

§ 25-3-86 - COMPATIBILITY STANDARDS. (A) Except for lighting in a public right of way, all exterior lighting must be hooded or shielded so that the light source is not directly visible from adjacent properties. Exterior lighting may not exceed 0.4 foot candles across the source property line. (B) The noise level of mechanical equipment may not exceed 70 decibels at the property line. (C) The use of highly reflective surfaces, including reflective glass and reflective metal roofs with a pitch of more than a run of seven to a rise of 12, is prohibited. This prohibition does not apply to solar panels and copper or painted metal roofs. (D) Dumpsters and permanently placed refuse receptacles must be located at least 20 feet from adjacent residential uses. The location of and access to dumpsters or any other refuse receptacles must comply with the Transportation Criteria Manual. (E) Commercial, multi-family, and condominium uses must be screened in accordance with this subsection. Yards, fences, vegetative screening, or berms shall be provided to screen off-street parking areas, mechanical equipment, storage areas, and areas for refuse collection. If fences are used for screening, the height may not exceed six feet unless otherwise permitted in the Land Development Code. The property owner is responsible for the upkeep and maintenance of fences, berms, and vegetative screening. Source: Section 13-9-56; Ord. 990225-70; Ord. 031211-11.

Austin City Code § 25-3-87 ADDITIONAL REGULATIONS FOR ALL DEVELOPMENT.

§ 25-3-87 - ADDITIONAL REGULATIONS FOR ALL DEVELOPMENT. (A) A principal building must have its main entrance from a street or plaza. (B) Development must comply with the Greenbuilder provisions of the Traditional Neighborhood District Criteria Manual. (C) Drive-through facilities and other facilities that allow people to remain in vehicles while receiving products or services are prohibited. This prohibition does not apply to the fueling facilities of a service station. (D) A residential use may be located above the first floor of a commercial building. (E) A stoop, open porch, or balcony may extend into the front setback not more than five feet. (F) A townhouse must have a private rear yard not less than 200 square feet in size. A townhouse must have a finished first floor elevation not less than eighteen inches above the elevation of the sidewalk at the front lot line. Source: Section 13-9-57; Ord. 990225-70; Ord. 031211-11.

Austin City Code § 25-3-88 ACCESSORY USES.

§ 25-3-88 - ACCESSORY USES. (A) The accessory use regulations of Chapter 25-2, Subchapter C, Article 5 (Accessory Uses) apply except as provided in this section. (B) Notwithstanding Section 25-2-893 (Accessory Uses for a Principal Residential Use), one accessory dwelling unit containing not more than 700 square feet of gross building area is permitted as an accessory to a residential use if the other requirements of this chapter are met. (C) Notwithstanding Section 25-2-894 (Accessory Uses for a Principal Commercial Use), commercial uses may include the following as accessory uses, activities, and structures on the same site or lot: (1) a commercial use not listed as a permitted use in the same district that: (a) is operated primarily for the convenience of employees, clients, or customers of the principal use; (b) occupies less than 10 percent of the total floor area of the use; and (c) is located and operated as an integral part of the principal use and does not comprise a separate business use or activity; or (2) a parking facility in a Neighborhood Center Area. Source: Section 13-9-58; Ord. 990225-70; Ord. 031211-11.

Austin City Code § 25-3-89 MAJOR CIVIC USE SITE DEVELOPMENT REGULATIONS.

§ 25-3-89 - MAJOR CIVIC USE SITE DEVELOPMENT REGULATIONS. (A) The following site development regulations do not apply to a major civic use: (1) maximum front yard setback; (2) minimum front yard setback; (3) minimum street side yard setback; (4) minimum interior yard setback; (5) minimum rear yard setback; (6) maximum building coverage; (7) maximum building footprint; and (8) maximum height. (B) The director shall specify the parameters of the development regulations listed in Subsection (A) for each specific development proposal. The parameters shall not be more restrictive than those that would otherwise apply to a civic use. Source: Section 13-9-59; Ord. 990225-70; Ord. 031211-11.

Source: City of Austin, City Code and City Charter (Municode Library, library.municode.com)URL: https://library.municode.com/tx/austin/codes/code_of_ordinances?nodeId=TIT25LADE_CH25-3TRNEDI_ART4GEDESTFetched: 10/27/2026