Subdistrict Regulations.

Austin City Code tit. 25, ch. 25-2, subch. C, art. 3, div. 8, subpt. C

in effect

Austin City Code § 25-2-731 AUDITORIUM SHORES SUBDISTRICT REGULATIONS.

§ 25-2-731 - AUDITORIUM SHORES SUBDISTRICT REGULATIONS. (A) This section applies in the Auditorium Shores subdistrict of the WO combining district. (B) The primary setback line is located: (1) 1,200 feet landward from the Town Lake shoreline for all properties located east of the Union Pacific Railroad; and (2) for all property located west of the Union Pacific Railroad with frontage on Riverside Drive, the primary setback covers the entire property. (C) The secondary setback line is the northern boundary of public right-of-way of Barton Springs Road for all properties located east of the Union Pacific Railroad. (D) This subsection applies to a nonresidential use in a building adjacent to park land adjoining Town Lake. (1) For a ground level wall that is visible from park land or a public right-of-way that adjoins park land, at least 60 percent of the wall area that is between 2 and 10 feet above grade must be constructed of clear or lightly tinted glass. The glass must allow pedestrians a view of the interior of the building. (2) Entryways or architectural detailing is required to break the continuity of nontransparent basewalls. (E) The maximum gross floor area at ground level is: (1) for a structure in the primary setback area, 2,000 square feet; and (2) for a structure in the secondary setback area, 75,000 square feet. (F) The maximum height is: (1) for structures located in the primary setback, the lower of 25 feet or the maximum height allowed in the base zoning district; and (2) for structures located in the secondary setback, the lower of 60 feet or the maximum height allowed in the base zoning district. Source: Section 13-2-702(l); Ord. 990225-70; Ord. 031211-11; Ord. 20090611-074; Ord. 20130425-103.

Austin City Code § 25-2-732 BALCONES ROCK CLIFF SUBDISTRICT REGULATIONS.

§ 25-2-732 - BALCONES ROCK CLIFF SUBDISTRICT REGULATIONS. (A) This section applies in the Balcones Rock Cliff subdistrict of the WO combining district. (B) The primary setback line is located: (1) 75 feet landward from Town Lake shoreline; or (2) 50 feet landward from the Town Lake shoreline, for a single-family lot platted before July 17, 1986 that is either zoned RR or at least 20,000 square feet in size. (C) For an area not included in a primary setback area or a secondary setback area, the maximum impervious cover is 30 percent. (D) For the exterior of a building visible from park land adjacent to Town Lake, natural building materials are required. (E) For the portion of a structure that is visible from the Town Lake shoreline, at least 75 percent of the structure at grade level must be screened with trees and shrubs native to the Balcones Cliff subdistrict and approved by the city arborist. (F) The maximum height is the lower of 35 feet or the maximum height allowed in the base zoning district. Source: Section 13-2-702(o); Ord. 990225-70; Ord. 031211-11; Ord. 20090611-074.

Austin City Code § 25-2-733 BUTLER SHORES SUBDISTRICT REGULATIONS.

§ 25-2-733 - BUTLER SHORES SUBDISTRICT REGULATIONS. (A) This section applies in the Butler Shores subdistrict of the WO combining district. (B) The primary setback lines are located: (1) 100 feet landward from the Town Lake shoreline; (2) 35 feet south of the southern boundary of Toomey Road; (3) 35 feet south of the southern boundary of Barton Springs Road; (4) 35 feet north of the northern boundary of Barton Springs Road; and (5) 100 feet from the Barton Creek centerline. (C) The secondary setback line is located 100 feet from the primary setback line of Town Lake. (D) Impervious cover is prohibited on land with a gradient that exceeds 25 percent. (E) This subsection applies to a nonresidential use in a building adjacent to park land adjoining Town Lake. (1) For a ground level wall that is visible from park land or a public right-of-way that adjoins park land, at least 60 percent of the wall area that is between 2 and 10 feet above grade must be constructed of clear or lightly tinted glass. The glass must allow pedestrians a view of the interior of the building. (2) Entryways or architectural detailing is required to break the continuity of nontransparent basewalls. (3) Except for transparent glass required by this subsection, natural building materials are required for an exterior surface visible from park land adjacent to Town Lake. (F) For a structure on property adjacent to and oriented toward Barton Springs Road, a building basewall is required, with a maximum height of: (1) 45 feet, if north of Barton Springs Road; or (2) 35 feet, if south of Barton Springs Road. (G) That portion of a structure built above the basewall and oriented towards Barton Springs Road must fit within an envelope delineated by a 70 degree angle starting at a line along the top of the basewall with the base of the angle being a horizontal plane extending from the line parallel to and away from the surface of Barton Springs Road. (H) The maximum height is: (1) for structures located north of Barton Springs Road, the lower of 96 feet or the maximum height allowed in the base zoning district; and (2) for structures located south of Barton Springs Road, the lower of 60 feet or the maximum height allowed in the base zoning district. Source: Section 13-2-702(m); Ord. 990225-70; Ord. 031211-11; Ord. 20090611-074.

Austin City Code § 25-2-734 EAST RIVERSIDE SUBDISTRICT REGULATIONS.

§ 25-2-734 - EAST RIVERSIDE SUBDISTRICT REGULATIONS. (A) This section applies in the East Riverside subdistrict of the WO combining district. (B) The primary setback line is located 100 feet landward from the Town Lake shoreline. (C) For an area not included in a primary setback area or a secondary setback area, the maximum impervious cover is 50 percent. (D) The maximum height is the lower of 96 feet or the maximum height allowed in the base zoning district. Source: Section 13-2-702(i); Ord. 990225-70; Ord. 031211-11; Ord. 20090611-074.

Austin City Code § 25-2-735 FESTIVAL BEACH SUBDISTRICT REGULATIONS.

§ 25-2-735 - FESTIVAL BEACH SUBDISTRICT REGULATIONS. (A) This section applies in the Festival Beach subdistrict of the WO combining district. (B) The primary setback line is located 100 feet landward from the Town Lake shoreline. (C) The secondary setback line is located 50 feet landward from the primary setback line. (D) For an area not included in a primary setback area or a secondary setback area, the maximum impervious cover is: (1) 40 percent; or (2) 70 percent, for a site that: (a) contains congregate care and retail uses on 15 or more acres; (b) is adjacent to 1.5 or more acres of parkland or publically accessible open space; (c) includes, within the congregate care use, at least: (i) 310 rental housing units that serve residents earning at or below 60% of area median family income; (ii) 40 rental housing units that serve residents earning at or below 30% of area median family income; and (iii) 100 rental housing units that serve residents which are either: • earning at or below 30% of the area median family income and receiving a rent subsidy; or • earning at or below 50% of area median family income, without a rent subsidy, or with a rent subsidy that is required to be available under federal law to residents earning up to 50% of area median family income. (d) contains the following enhanced water quality features: (i) water quality treatment utilizing green water quality controls sized at ½-inch or greater, based on assumed impervious cover of 68%; (ii) at least 30,000 square feet of porous pavement for pedestrian areas; (iii) at least 8,126 cubic feet of rainwater harvesting sufficient to capture 1.3 inches of runoff from 75,000 square feet of impervious cover; and (iv) onsite water quality ponds sufficient to treat a minimum of 6,200 cubic feet of off-site drainage. (E) For purposes of Subsection (D)(2) of this section, the term "rent subsidy" means a project-based voucher issued by, or under the auspices of, an agency of the United States Government that provides a rental subsidy to the landlord for a particular rental housing unit in an amount equal to or exceeding the difference between 30% of the resident's income and the market rate for the residential housing unit. (F) If an applicant elects to develop a site at greater than 40% impervious cover, as authorized under Subsection (D)(2) of this section, a restrictive covenant or other legal instrument approved by the director must be executed prior to site plan release in order to ensure that the conditions in Subsection (D)(2)(a)—(d) are binding on the site plan and enforceable by the City. (G) The maximum height is the lower of 60 feet or the maximum height allowed in the base zoning district. Source: Section 13-2-702(e); Ord. 990225-70; Ord. 031211-11; Ord. 20090611-074; Ord. No. 20160623-101, Pt. 1, 7-4-16.

Austin City Code § 25-2-736 LAMAR SUBDISTRICT REGULATIONS.

§ 25-2-736 - LAMAR SUBDISTRICT REGULATIONS. (A) This section applies in the Lamar subdistrict of the WO combining district. (B) The primary setback lines are located: (1) 100 feet landward from the Town Lake shoreline; and (2) 90 feet from the Johnson Creek centerline. (C) The secondary setback line is located 100 feet landward from the primary setback line that is parallel to the Town Lake shoreline. (D) For a structure located within 140 feet of the Johnson Creek centerline, the maximum height is the lower of 35 feet or the maximum height allowed in the base zoning district. For all other structures, the maximum height is the lower of 60 feet or the maximum height allowed in the base zoning district. (E) Surface parking is prohibited, except for a parking area for buses, van pooling, the handicapped, or public access to park land. (F) A garage access point or curb cut is prohibited if the pattern or alignment of the surrounding, existing sidewalks would be disrupted. Source: Section 13-2-702(b); Ord. 990225-70; Ord. 000309-39; Ord. 031211-11; Ord. 20090611-074.

Austin City Code § 25-2-737 MONTOPOLIS/RIVER TERRACE SUBDISTRICT REGULATIONS.

§ 25-2-737 - MONTOPOLIS/RIVER TERRACE SUBDISTRICT REGULATIONS. (A) This section applies in the Montopolis/Riverside Terrace subdistrict of the WO combining district. (B) The primary setback line is located 150 feet landward from the 430 foot contour line along the Colorado River. (C) The secondary setback line is located 100 feet landward from the primary setback line. (D) The maximum height in the secondary setback is the lower of 60 feet or the maximum height allowed in the base zoning district. Source: Section 13-2-702(g); Ord. 990225-70; Ord. 031211-11; Ord. 20090611-074.

Austin City Code § 25-2-738 NORTH SHORE CENTRAL SUBDISTRICT REGULATIONS.

§ 25-2-738 - NORTH SHORE CENTRAL SUBDISTRICT REGULATIONS. (A) This subsection applies in the North Shore Central subdistrict of the WO combining district. (B) The primary setback lines are located: (1) 100 feet landward from the Town Lake shoreline; (2) 60 feet from the Shoal Creek centerline; and (3) 50 feet from the Waller Creek centerline. (C) Surface parking is prohibited, except for a parking area for buses, van pooling, taxis, delivery services, commercial loading, public transportation, the handicapped, or public access to park land. (D) The location of a garage access point or curb cut must minimize the disruption of pedestrian traffic on existing sidewalks. (E) A structure must fit within an envelope delineated by a 70 degree angle starting at a line 45 feet above the property boundary line nearest Town Lake, Shoal Creek, or Waller Creek, with the base of the angle being a horizontal plane extending from the line parallel to and away from the surface of Town Lake, Shoal Creek, or Waller Creek. (F) This subsection applies to a nonresidential use in a building adjacent to Town Lake. (1) For a ground level wall that is visible from park land or a public right-of-way that adjoins park land, at least 60 percent of the wall area that is between 2 and 10 feet above grade must be constructed of clear or lightly tinted glass. The glass must allow pedestrians a view of the interior of the building. (2) Entry ways or architectural detailing is required to break the continuity of nontransparent basewalls. (3) Except for transparent glass required by this subsection, natural building materials are required for an exterior surface visible from park land adjacent to Town Lake. (G) A building may not be constructed within 80 feet of the existing east curb line of Congress Avenue south of First Street. Source: Section 13-2-702(c); Ord. 990225-70; Ord. 000309-39; Ord. 031211-11.

Austin City Code § 25-2-739 RAINEY STREET SUBDISTRICT REGULATIONS.

§ 25-2-739 - RAINEY STREET SUBDISTRICT REGULATIONS. (A) This section applies in the Rainey Street subdistrict of the WO combining district. (B) The primary setback lines are located: (1) 150 feet landward from the Town Lake shoreline; and (2) 50 feet from the Waller Creek centerline. (C) This subsection applies to property in the Rainey Street Subdistrict zoned central business district (CBD) after April 17, 2005. (1) For a building located on Red River Street from Cesar Chavez Street to Driskill Street or River Street from I-35 to River Street's western terminus, the development must have sidewalks not less than ten feet wide along the street frontage. (2) A use with a drive-in service is prohibited. (3) Except as provided in Subsection (C)(4) below, for a residential or mixed-use building the maximum building height is forty (40) feet. (4) An applicant may exceed the forty foot height limit and achieve a floor-to-area ratio of 8:1 if at least five percent of the square footage of dwelling units developed within that floor-to-area ratio of 8:1 is available to house persons whose household income is eighty percent or below the median family income in the Austin statistical metropolitan area, as determined by the director of the Neighborhood Housing and Community Development Office. (a) In meeting the five percent requirement, mixed-use projects shall provide on-site affordable housing in proportion to the amount of floor area in the project that is devoted to residential uses. (b) The affordability period for housing units shall be forty years for rental housing and ninety-nine years for on-site for sale housing. The affordability period begins on the date a certificate of occupancy is issued. (c) On-site affordable housing units offered for sale shall be reserved, sold, and transferred to an income eligible buyer subject to a resale restricted, shared equity agreement approved by the director of Neighborhood Housing and Community Development. (d) An applicant may not deny a prospective tenant affordable rental housing based solely on the prospective tenant's participation in the Housing Choice Voucher Program or in any other housing voucher program that provides rental assistance. (e) The bedroom count mix for the affordable units must be proportional to the overall bedroom count mix within an overall development. (f) A unit is affordable for purchase or rental if, in addition to the other requirements of this section, the household is required to spend no more than 30 percent of its gross monthly income on mortgage or rental payments for the unit. Source: Section 13-2-702(d); Ord. 990225-70; Ord. 031211-11; Ord. 20050407-063; Ord. 20130523-106; Ord. 20140227-054, Pt. 2, 3-10-14; Ord. No. 20251023-063, Pt. 4, 11-3-25; Ord. No. 20260528-067, Pt. 5, 6-8-26.

Austin City Code § 25-2-740 RED BLUFF SUBDISTRICT REGULATIONS.

§ 25-2-740 - RED BLUFF SUBDISTRICT REGULATIONS. (A) This section applies in the Red Bluff subdistrict of the WO combining district. (B) The primary setback lines are located: (1) 40 feet from the 450 foot contour line, from Pleasant Valley road to the extension of Shady Lane; and (2) 40 feet from the 440 foot contour line from the extension of Shady Lane to US 183. (C) A secondary setback line is located 110 feet from the corresponding primary setback line. (D) For the exterior of a building adjacent to Town Lake, natural building materials are required on the exterior surface. (E) The maximum height within the secondary setback is the lower of 35 feet or the maximum height allowed in the base zoning district. Source: Section 13-2-702(f); Ord. 990225-70; Ord. 031211-11; Ord. 20090611-074.

Austin City Code § 25-2-741 SOUTH LAKESHORE SUBDISTRICT REGULATIONS.

§ 25-2-741 - SOUTH LAKESHORE SUBDISTRICT REGULATIONS. (A) This section applies in the South Lakeshore subdistrict of the WO combining district. (B) The primary setback lines are located: (1) 65 feet landward from the Town Lake shoreline; and (2) 50 feet south of Lakeshore Boulevard. (C) The maximum height is the lower of 60 feet or the maximum height allowed in the base zoning district. Source: Section 13-2-702(h); Ord. 990225-70; Ord. 031211-11; Ord. 20090611-074.

Austin City Code § 25-2-742 SOUTH SHORE CENTRAL SUBDISTRICT REGULATIONS.

§ 25-2-742 - SOUTH SHORE CENTRAL SUBDISTRICT REGULATIONS. (A) This section applies in the South Shore Central subdistrict of the WO combining district. (B) The primary setback lines are located: (1) 150 feet landward from the Town Lake shoreline; (2) 80 feet from the East Bouldin Creek centerline; and (3) 35 feet north of the northern public right-of-way boundary of Riverside Drive. (C) The secondary setback lines are located: (1) 50 feet landward from the primary setback line parallel to the Town Lake shoreline; and (2) 130 feet from the primary setback line parallel to the East Bouldin Creek centerline. (D) This subsection applies to a nonresidential use in a building adjacent to park land adjoining Town Lake. (1) For a ground level wall that is visible from park land or a public right-of-way that adjoins park land, at least 60 percent of the wall area that is between 2 and 10 feet above grade must be constructed of clear or lightly tinted glass. The glass must allow pedestrians a view of the interior of the building. (2) Entryways or architectural detailing is required to break the continuity of nontransparent basewalls. (3) Except for transparent glass required by this subsection, natural building materials are required for an exterior surface visible from park land adjacent to Town Lake. (E) For a structure property adjacent to and oriented toward Riverside Drive, a building basewall is required, with a maximum height of: (1) 45 feet, if north of Riverside Drive; or (2) 35 feet, if south of Riverside Drive. (F) That portion of a structure built above the basewall and oriented toward Riverside Drive must fit within an envelope delineated by a 70 degree angle starting at a line along the top of the basewall with the base of the angle being a horizontal plane extending from the line parallel to and away from the surface of Riverside Drive. (G) The maximum height is: (1) for structures located between the primary and secondary setback lines, the lower of 35 feet or the maximum height allowed in the base zoning district; (2) for structures located south of Riverside Drive between South Congress Avenue and East Bouldin Creek, the lower of 45 feet or the maximum height allowed in the base zoning district; (3) for structures located within 100 feet of the right-of-way of South Congress Avenue or South First Street, the lower of 60 feet or the maximum height allowed in the base zoning district; and (4) for structures located in all other areas of the subdistrict, the lower of 96 feet or the maximum height allowed in the base zoning district. Source: Section 13-2-702(k); Ord. 990225-70; Ord. 031211-11; Ord. 20090611-074.

Austin City Code § 25-2-743 TRAVIS HEIGHTS SUBDISTRICT REGULATIONS.

§ 25-2-743 - TRAVIS HEIGHTS SUBDISTRICT REGULATIONS. (A) This section applies in the Travis Heights subdistrict of the WO combining district. (B) The primary setback lines are located: (1) 100 feet landward from the Town Lake shoreline; (2) 80 feet from the East Bouldin Creek centerline; and (3) 80 feet from the Blunn Creek centerline. (C) Section 25-2-714 (Additional Floor Area) applies only to structures located between Bouldin and Blunn Creeks. (D) For an area not included in a primary setback area or a secondary setback area, the maximum impervious cover is 50 percent. (E) The maximum height is: (1) for structures located between the shoreline of Lady Bird Lake and Riverside Drive, the lower of 45 feet or the maximum height allowed in the base zoning district; and (2) for structures located elsewhere in the subdistrict, the lower of 60 feet or the maximum height allowed in the base zoning district. Source: Section 13-2-702(j); Ord. 990225-70; Ord. 031211-11; Ord. 20090611-074.

Austin City Code § 25-2-744 UNIVERSITY/DEEP EDDY SUBDISTRICT REGULATIONS.

§ 25-2-744 - UNIVERSITY/DEEP EDDY SUBDISTRICT REGULATIONS. (A) This section applies in the University/Deep Eddy subdistrict of the WO combining district. (B) The primary setback lines are located: (1) 200 feet landward from the Town Lake shoreline, between Tom Miller Dam and Red Bud Trail; and (2) 300 feet landward from the Town Lake shoreline, between Red Bud Trail and MoPac Boulevard. (C) The secondary setback lines are located: (1) 50 feet landward from the primary setback line, between Tom Miller Dam and Red Bud Trail; and (2) 100 feet landward from the primary setback line, between Red Bud Trail and MoPac Boulevard. (D) For a primary setback area, a secondary setback area, or an area within 50 feet of a secondary setback line: (1) the maximum building height is 35 feet; and (2) the floor to area ratio may not be increased under Section 25-2-714 (Additional Floor Area). (E) For an area not included in a primary setback area or a secondary setback area, the maximum impervious cover is 40 percent. (F) The maximum height is the lower of 60 feet or the maximum height allowed in the base zoning district. Source: Section 13-2-702(a); Ord. 990225-70; Ord. 031211-11; Ord. 20090611-074.

Austin City Code § 25-2-745 ZILKER PARK SUBDISTRICT REGULATIONS.

§ 25-2-745 - ZILKER PARK SUBDISTRICT REGULATIONS. (A) This section applies in the Zilker Park subdistrict of the WO combining district. (B) The primary setback line is located 100 feet landward from the Town Lake shoreline. (C) The secondary setback line is located 700 feet landward from the primary setback line. (D) For an area not included in a primary setback area or a secondary setback area, the maximum impervious cover is 40 percent. (E) (Reserved) (F) The maximum height is the lower of 45 feet or the maximum height allowed in the base zoning district. Source: Section 13-2-702(n); Ord. 990225-70; Ord. 031211-11; Ord. 20090611-074.

Austin City Code § 25-2-746 CITY HALL SUBDISTRICT REGULATIONS.

§ 25-2-746 - CITY HALL SUBDISTRICT REGULATIONS. (A) This section applies in the City Hall subdistrict of the WO combining district. (B) The primary setback line is located 100 feet landward from the Town Lake shoreline. (C) A surface parking area located at or above grade is prohibited, except for a parking area for buses, van pooling, taxis, delivery services, commercial loading, public transportation, the handicapped, or public access to park land. (D) The location of a garage access point or curb cut must minimize the disruption of pedestrian traffic on existing sidewalks. (E) A structure: (1) must fit within an envelope delineated by a 70 degree angle starting at a line 45 feet above the property boundary line nearest Town Lake, with the base of the angle being a horizontal plane extending from the line parallel to and away from the surface of Town Lake; or (2) may not exceed a height of 100 feet. (F) This subsection applies to a nonresidential use in a building adjacent to Town Lake. (1) For a ground level wall that is visible from park land or a public right-of-way that adjoins park land, at least 60 percent of the wall area that is between 2 and 10 feet above grade must be constructed of clear or lightly tinted glass. The glass must allow pedestrians a view of the interior of the building. (2) Entry ways or architectural detailing is required to break the continuity of nontransparent basewalls. (3) Except for transparent glass required by this subsection, natural building materials are required for an exterior surface visible from park land adjacent to Town Lake. Source: Ord. 990715-115; 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_CH25-2ZO_SUBCHAPTER_CUSDERE_ART3ADRECEDI_SPCSUREFetched: 10/27/2026