Combining and Overlay Districts.

Austin City Code tit. 25, ch. 25-2, subch. A, art. 2, div. 6

in effect

Austin City Code § 25-2-161 CAPITOL DOMINANCE (CD) OVERLAY DISTRICT PURPOSE AND BOUNDARIES.

§ 25-2-161 - CAPITOL DOMINANCE (CD) OVERLAY DISTRICT PURPOSE AND BOUNDARIES. (A) The purpose of the Capitol dominance (CD) overlay district is to protect the visual and symbolic significance of the State Capitol by keeping buildings in close proximity to the Capitol from dominating the structure. (B) The CD overlay district applies to all property in a one-quarter mile radius of the State Capitol dome. Source: Section 13-2-171; Ord. 990225-70; Ord. 031211-11.

Austin City Code § 25-2-162 CAPITOL VIEW CORRIDOR (CVC) OVERLAY DISTRICT PURPOSE.

§ 25-2-162 - CAPITOL VIEW CORRIDOR (CVC) OVERLAY DISTRICT PURPOSE. (A) The purpose of the Capitol view corridor (CVC) overlay district is to preserve the view of the State Capitol Building by limiting the height of structures located in the capitol view corridors. (B) The CVC overlay district applies to all property in the capital view corridors described in Appendix A of this chapter. Source: Section 13-2-145 (a); Ord. 990225-70; Ord. 031211-11.

Austin City Code § 25-2-163 CENTRAL URBAN REDEVELOPMENT (CURE) COMBINING DISTRICT PURPOSE.

§ 25-2-163 - CENTRAL URBAN REDEVELOPMENT (CURE) COMBINING DISTRICT PURPOSE. (A) The purpose of a central urban redevelopment (CURE) combining district is to promote the stability of neighborhoods in the central urban area. (B) A CURE combining district may be used: (1) for sustainable redevelopment of homes, multifamily housing, and small businesses; (2) to accommodate high priority projects that enhance the stability of urban neighborhoods including the development of affordable housing and small businesses along principal transportation routes that serve a neighborhood; (3) to improve the natural environment; and (4) to encourage high quality development with architectural design and proportion compatible with the neighborhood. Source: Section 13-2-180; Ord. 990225-70; Ord. 031211-11.

Austin City Code § 25-2-164 CONDITIONAL OVERLAY (CO) COMBINING DISTRICT PURPOSE.

§ 25-2-164 - CONDITIONAL OVERLAY (CO) COMBINING DISTRICT PURPOSE. (A) The purpose of a conditional overlay (CO) combining district is to modify use and site development regulations to address the specific circumstances presented by a site. (B) A CO combining district may be used to: (1) promote compatibility between competing or potentially incompatible uses; (2) ease the transition from one base district to another; (3) address land uses or sites with special requirements; and (4) guide development in unique circumstances. Source: Section 13-2-120; Ord. 990225-70; Ord. 031211-11.

Austin City Code § 25-2-165 CONGRESS AVENUE (CA) OVERLAY DISTRICT PURPOSE AND BOUNDARIES.

§ 25-2-165 - CONGRESS AVENUE (CA) OVERLAY DISTRICT PURPOSE AND BOUNDARIES. (A) The purpose of the Congress Avenue (CA) overlay district is to protect the historic character and symbolic significance of Congress Avenue and to enhance the pedestrian environment of the area. (B) The CA overlay district applies to all property zoned CBD or DMU that is between the alleys on each side of and parallel to Congress Avenue from First Street to Eleventh Street. Source: Section 13-2-172; Ord. 990225-70; Ord. 031211-11.

Austin City Code § 25-2-166 CONVENTION CENTER (CC) OVERLAY DISTRICT PURPOSE AND BOUNDARIES.

§ 25-2-166 - CONVENTION CENTER (CC) OVERLAY DISTRICT PURPOSE AND BOUNDARIES. (A) The purpose of the Convention Center overlay district is to protect and enhance the health, safety, and welfare of the public, to promote pedestrian activity and vitality in the Convention Center area, and to protect the existing character of the area. (B) Except as otherwise provided in Subsection (C), the Convention Center overlay district applies to the land bounded on the west by the boundary line for the Congress Avenue combining district; on the north by the boundary line for the East Sixth/Pecan Street combining district and extending eastward across IH-35 to Waller Street; on the east by Waller Street and an imaginary centerline of Waller Street, if that street were extended in a straight line south to intersect the shoreline of Town Lake; and on the south by the north Town Lake shoreline. (C) Property in the following areas is excluded from the Convention Center overlay district if the property was owned by a governmental entity on February 20, 1994 or is owned by a governmental entity at the time an application for a development permit is filed and if the property is used for a governmental tax-exempt purpose: (1) the land bounded by East 4th Street on the north, East 3rd Street on the south, Trinity Street on the west, and Red River Street on the east; (2) the land bounded by East 5th Street on the north, East 4th Street on the south, IH-35 on the west, and Waller Street on the east; and (3) the area bounded by East 2nd Street on the north, East 1st Street on the south, Red River Street on the west, and Sabine Street on the east. Source: Section 13-2-176; Ord. 990225-70; Ord. 031211-11.

Austin City Code § 25-2-167 DOWNTOWN CREEKS (DC) OVERLAY DISTRICT PURPOSE AND BOUNDARIES.

§ 25-2-167 - DOWNTOWN CREEKS (DC) OVERLAY DISTRICT PURPOSE AND BOUNDARIES. (A) The purpose of the downtown creeks (DC) overlay district is to promote public accessibility to the creeks, to promote pedestrian use of the creeks, and to protect and enhance the scenic character of the creek corridors. (B) The DC overlay district applies to property within 60 feet of the centerline of creeks that is located within the CBD or DMU base districts. Source: Section 13-2-175; Ord. 990225-70; Ord. 031211-11.

Austin City Code § 25-2-168 DOWNTOWN PARKS (DP) OVERLAY DISTRICT PURPOSE AND BOUNDARIES.

§ 25-2-168 - DOWNTOWN PARKS (DP) OVERLAY DISTRICT PURPOSE AND BOUNDARIES. (A) The purpose of the downtown parks (DP) overlay district is to enhance the pedestrian use and vitality of downtown parks and to establish a unique urban design identity associated with the public open spaces. (B) The DP overlay district applies to property zoned CBD or DMU that is within: (1) 60 feet of the public right-of-way surrounding Republic Square; (2) 60 feet of the public right-of-way surrounding Brush Square; or (3) 60 feet of the public right-of-way surrounding Wooldridge Square. Source: Section 13-2-174; Ord. 990225-70; Ord. 030612-93; Ord. 031211-11.

Austin City Code § 25-2-169 EAST AUSTIN (EA) OVERLAY DISTRICT PURPOSE AND BOUNDARIES.

§ 25-2-169 - EAST AUSTIN (EA) OVERLAY DISTRICT PURPOSE AND BOUNDARIES. (A) The purpose of the East Austin (EA) overlay district is to reduce the concentration of intensive commercial and industrial uses in close proximity to residential areas in East Austin and to mitigate the effect of commercial and industrial uses on nearby residential uses. (B) Except as provided in Subsection (C), the EA overlay district applies to property located in the area bounded by Interregional Highway 35, Airport Boulevard, and Town Lake. (C) The EA overlay district does not apply to land included in a neighborhood plan combining district. Source: Section 13-2-190; Ord. 990225-70; Ord. 000406-81; Ord. 031211-11.

Austin City Code § 25-2-170 EAST SIXTH/PECAN STREET (PS) OVERLAY DISTRICT PURPOSE AND BOUNDARIES.

§ 25-2-170 - EAST SIXTH/PECAN STREET (PS) OVERLAY DISTRICT PURPOSE AND BOUNDARIES. (A) The purpose of the East Sixth/Pecan Street (PS) overlay district is to protect the historic character of East Sixth/Pecan Street and to enhance the pedestrian environment of the area. (B) The PS overlay district applies to all property zoned CBD or DMU that is located between the alleys and the extension of alley lines on each side of and parallel to East Sixth Street from IH-35 to the first alley east of and parallel to Congress Avenue. Source: Section 13-2-173; Ord. 990225-70; Ord. 031211-11.

Austin City Code § 25-2-171 HISTORIC LANDMARK (H) COMBINING DISTRICT AND HISTORIC AREA (HD) COMBINING DISTRICT PURPOSES.

§ 25-2-171 - HISTORIC LANDMARK (H) COMBINING DISTRICT AND HISTORIC AREA (HD) COMBINING DISTRICT PURPOSES. (A) The purpose of a historic landmark (H) combining district is to protect, enhance, and preserve individual structures or sites that are of architectural, historical, archaeological, or cultural significance. (B) The purpose of a historic area (HD) combining district is to protect, enhance, and preserve areas that include structures or sites that are of architectural, historical, archaeological, or cultural significance. Source: Section 13-2-1 and 13-2-100; Ord. 990225-70; Ord. 031211-11; Ord. 041202-16.

Austin City Code § 25-2-172 MIXED USE (MU) COMBINING DISTRICT AND VERTICAL MIXED USE (VMU) OVERLAY DISTRICT.

§ 25-2-172 - MIXED USE (MU) COMBINING DISTRICT AND VERTICAL MIXED USE (VMU) OVERLAY DISTRICT. Mixed use (MU) combining districts and vertical mixed use (VMU) overlay districts are described and governed by Subchapter E, Article 4 (Mixed Use). Source: Sections 13-2-165; Ord. 990225-70; Ord. 031211-11; Ord. 20060831-068.

Austin City Code § 25-2-173 NEIGHBORHOOD CONSERVATION (NC) COMBINING DISTRICT PURPOSE.

§ 25-2-173 - NEIGHBORHOOD CONSERVATION (NC) COMBINING DISTRICT PURPOSE. The purpose of a neighborhood conservation (NC) combining district is to preserve neighborhoods with distinctive architectural styles that were substantially built out at least 30 years before the date an application for an NC combining district classification is filed. Source: Section 13-2-130; Ord. 990225-70; Ord. 031211-11.

Austin City Code § 25-2-174 PLANNED DEVELOPMENT AREA (PDA) COMBINING DISTRICT PURPOSE.

§ 25-2-174 - PLANNED DEVELOPMENT AREA (PDA) COMBINING DISTRICT PURPOSE. The purpose of a planned development area (PDA) combining district is to: (1) 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 area agreement. Source: Section 13-2-150; Ord. 990225-70; Ord. 031211-11.

Austin City Code § 25-2-175 WATERFRONT OVERLAY (WO) DISTRICT PURPOSE AND BOUNDARIES.

§ 25-2-175 - WATERFRONT OVERLAY (WO) DISTRICT PURPOSE AND BOUNDARIES. (A) The purpose of the waterfront overlay (WO) district is to promote the harmonious interaction and transition between urban development and the park land and shoreline of Town Lake and the Colorado River. (B) The WO district applies to all property in its boundaries. (C) The boundaries of the WO district are identified in Appendix B of this chapter. Source: Section 13-2-160(a); Ord. 990225-70; Ord. 031211-11.

Austin City Code § 25-2-176 NEIGHBORHOOD PLAN (NP) COMBINING DISTRICT PURPOSE.

§ 25-2-176 - NEIGHBORHOOD PLAN (NP) COMBINING DISTRICT PURPOSE. The purpose of a neighborhood plan (NP) combining district is to allow infill development by implementing a neighborhood plan that has been adopted by the council as an amendment to the comprehensive plan. Source: Ord. 000406-81; Ord. 990225-70; Ord. 031211-11.

Austin City Code § 25-2-177 CRIMINAL JUSTICE CENTER OVERLAY DISTRICT PURPOSE AND BOUNDARIES.

§ 25-2-177 - CRIMINAL JUSTICE CENTER OVERLAY DISTRICT PURPOSE AND BOUNDARIES. (A) The purpose of the criminal justice center (CJC) overlay district is to mitigate the effects of the criminal justice center on the surrounding neighborhood by restricting certain land uses. (B) The CJC overlay district applies to the area generally bounded on the north by 13th Street, on the east by Guadalupe Street, on the south by 7th Street, and on the west by Shoal Creek Boulevard. The official map of the district is on file with the director of the Neighborhood Planning and Zoning Department, who shall resolve uncertainty regarding the boundary of the district. Source: Ord. 010426-48; Ord. 031211-11.

Austin City Code § 25-2-178 BARTON SPRINGS ZONE OVERLAY DISTRICT PURPOSE AND BOUNDARIES.

§ 25-2-178 - BARTON SPRINGS ZONE OVERLAY DISTRICT PURPOSE AND BOUNDARIES. (A) The purpose of the Barton Springs Zone (BSZ) overlay district is to preserve the natural beauty of the Hill Country, protect the image and character of the neighborhoods in the district, and reduce the negative effects of urbanization by restricting the scale and intensity of retail development. (B) The BSZ overlay district applies to the portion of the Barton Springs Zone, as described in Section 25-8-2 (Descriptions of Regulated Areas), that is within the city's zoning jurisdiction. Source: Ord. 031204-57; Ord. 031211-11.

Austin City Code § 25-2-179 UNIVERSITY NEIGHBORHOOD OVERLAY (UNO) DISTRICT PURPOSE AND BOUNDARIES.

§ 25-2-179 - UNIVERSITY NEIGHBORHOOD OVERLAY (UNO) DISTRICT PURPOSE AND BOUNDARIES. (A) The purpose of the university neighborhood overlay (UNO) district is to promote high density redevelopment in the area generally west of the University of Texas campus, provide a mechanism for the creation of a densely populated but livable and pedestrian friendly environment, and protect the character of the predominantly single-family residential neighborhoods adjacent to the district. (B) The UNO district consists of the following subdistricts: (1) inner west campus subdistrict; (2) outer west campus subdistrict; (3) Guadalupe subdistrict; and (4) Dobie subdistrict. (C) The boundaries of the UNO district and each subdistrict are identified in Appendix C (University Neighborhood Overlay District Boundaries, Subdistrict Boundaries, And Height Limits) of this chapter. Source: Ord. 040902-58.

Austin City Code § 25-2-180 LAKE AUSTIN (LA) OVERLAY DISTRICT.

§ 25-2-180 - LAKE AUSTIN (LA) OVERLAY DISTRICT. (A) The purpose of the Lake Austin (LA) overlay district is to protect the scenic, recreational, and environmental benefits of Lake Austin by restricting the scale and intensity of development near the lake. (B) The boundaries of the Lake Austin (LA) overlay district include land that is located within 1,000 feet of the shoreline of Lake Austin, as defined under Section 25-2-551 (Lake Austin (LA) District Regulations) and is: (1) located within the Lake Austin (LA), Interim Lake Austin (I-LA), Development Reserve (DR), Planned Unit Development (PUD), Rural Residential (RR), or Interim Rural Residential (I-RR) base zoning district on or after June 24, 2014; or (2) located on a site of one acre or more that is: (i) comprised of two or more lots aggregated on or after June 24, 2014; and (ii) zoned or rezoned single family residence large lot (SF-1), single family residence standard lot (SF-2), family residence (SF-3), single family residence small lot (SF-4A), single family residence condominium site (SF-4A), urban family residence (SF-5), or townhouse and condominium residence (SF-6) base zoning district. (C) In the event of a conflict, the regulations applicable to a Planned Unit Development (PUD) zoning district control over the regulations prescribed in Section 25-2-647. (D) The official map of the Lake Austin Overlay district is on file with the Planning and Development Review Department, which shall resolve any uncertainty regarding the boundary of the district. Source: Ord. No. 20140626-114, Pt. 1, 7-7-14.

Austin City Code § 25-2-181 DENSITY BONUS COMBINING DISTRICTS.

§ 25-2-181 - DENSITY BONUS COMBINING DISTRICTS. (A) Density bonus (DB) combining districts authorize a particular property to participate in a voluntary density bonus or incentive program that provides modifications to development regulations or other regulatory-related benefits in exchange for community benefits. (B) DB 90 Combining District allows residential uses on sites with certain commercial base zoning districts, modifies compatibility requirements, and grants additional height in exchange for income-restricted housing. (C) DBETOD Combining District allows residential uses, preserves certain existing residential and non-residential uses, modifies compatibility standards and site development regulations, and grants additional building height in exchange for income-restricted housing. (D) DBCS Combining District allows for resiliency and posterity for centers of art and live music while encouraging affordable creative spaces in new developments. (E) Citywide Density Bonus (DBC) Combining District. (1) A reference to citywide density bonus (DBC) combining district in Title 25 (Land Development) is the collective reference for two or more of the combining districts described by this subsection. (2) DBC combining district authorizes a particular site to participate in a voluntary density bonus or incentive program that provides modifications to site development regulations or other regulatory-related benefits in exchange for community benefits. Generally, lower intensity DBC combining districts are compatible with most eligible commercial zones; while higher intensity DBC combining districts are more likely compatible near pedestrian oriented, high-quality transit. (3) DBCBase Combining District allows residential uses and commercial or civic uses on sites with certain commercial base zoning districts and modifies site development regulations and compatibility requirements in exchange for income-restricted housing. (4) DBC 15 Combining District allows residential uses and commercial or civic uses on sites with certain commercial base zoning districts, modifies site development regulations and compatibility requirements, and grants an additional 15 feet in building height in exchange for income-restricted housing. (5) DBC30 Combining District allows residential uses and commercial or civic uses on sites with certain commercial base zoning districts, modifies site development regulations and compatibility requirements, and grants an additional 30 feet in building height in exchange for income-restricted housing. (6) DBC45 Combining District allows residential uses and commercial or civic uses on sites with certain commercial base zoning districts, modifies site development regulations and compatibility requirements, and grants an additional 45 feet in building height in exchange for income-restricted housing. In many instances, this height is compatible in more intense commercial base zones located within ½ mile of high-quality transit. (7) DBC60 Combining District allows residential uses and commercial or civic uses on sites with certain commercial base zoning districts, modifies site development regulations and compatibility requirements, and grants an additional 60 feet in building height in exchange for income-restricted housing. In many instances, this height is compatible in more intense commercial base zones located within ¼ mile of high-quality transit. (F) Downtown Density Bonus (DDB) Combining Districts. (1) DDB400 Combining District promotes high-density and pedestrian friendly redevelopment in the downtown area and modifies site development regulations and grants 400 feet of additional building height in exchange for income-restricted housing and other community benefits. (2) DDB850 Combining District promotes higher-density and increased pedestrian-friendly redevelopment in the downtown area and modifies site development regulations and grants 850 feet of additional building height in exchange for income-restricted housing and other community benefits. Source: 20240229-073, Pt. 2, 3-11-24; Ord. No. 20240516-005, Pt. 4, 7-15-24; Ord. No. 20241010-034, Pt. 2, 10-21-24; Ord. No. 20260521-056, Pt. 3, 6-1-26; Ord. No. 20260528-067, Pt. 7, 6-8-26.

Austin City Code § 25-2-182 EQUITABLE TRANSIT-ORIENTED DEVELOPMENT (ETOD) COMBINING DISTRICT PURPOSE AND BOUNDARIES.

§ 25-2-182 - EQUITABLE TRANSIT-ORIENTED DEVELOPMENT (ETOD) COMBINING DISTRICT PURPOSE AND BOUNDARIES. (A) The purpose of the equitable transit-oriented development (ETOD) combining district is to enhance transit-supportive uses, encourage more intentional and equitable land stewardship with increased bicycle, pedestrian, and transit connectivity, housing options and opportunities, public realm activation, and new economic opportunities near public transit. (B) The boundaries of the ETOD district are identified in Appendix G (ETOD Boundaries) of this chapter. Source: Ord. No. 20240516-005, Pt. 2, 7-15-24.

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_CH25-2ZO_SUBCHAPTER_AZOUSDIMADIDE_ART2ZODI_DIV6COOVDIFetched: 10/27/2026