SMALL LOT SINGLE-FAMILY RESIDENTIAL USE.
Austin City Code § 25-2-779
in effect§ 25-2-779 - SMALL LOT SINGLE-FAMILY RESIDENTIAL USE.
(A) This section applies to a small lot single-family residential use.
(B) This section supersedes the base zoning district regulations to the extent of conflict.
(C) Only one dwelling unit is permitted on a lot.
(D) This subsection applies to small lot single-family residential use on a property zoned single-family residence small lot (SF-4A) district or less restrictive.
(1) The minimum lot size is:
(a) 3,600 square feet; or
(b) for a corner lot, 4,500 square feet.
(2) A lot that fronts on a cul-de-sac must have:
(a) a chord width of not less than 33 feet at the front lot line;
(b) a width of not less than 40 feet at the front yard setback line; and
(c) a width of not less than 40 feet at all points 50 feet or more behind the front lot line.
(3) The maximum height for a structure is 35 feet.
(4) The minimum front yard setback is 15 feet.
(5) The minimum street side yard setback is 10 feet.
(6) The minimum interior side yard setback is three and one-half feet, except:
(a) an interior side yard setback is not required if the interior side yard is adjacent to property zoned single-family residence small lot (SF-4A) district; and
(b) the combined width of the interior side yards of a lot may not be less than seven feet.
(7) The minimum rear yard setback is five feet, excluding easements.
(8) The minimum setback between a rear access easement and a building or fence is 10 feet.
(9) The maximum building coverage is 55 percent.
(10) The maximum impervious cover is 65 percent.
(11) A small lot single-family residential use must comply with the requirements of Section 25-4-232 (Small Lot Subdivisions).
(E) Subsections (F) through (M) apply to small lot single-family residential use on property zoned family residence (SF-3) district or more restrictive.
(F) Lot Standards.
(1) A lot must be at least 1,800 square feet but less than 5,750 square feet.
(2) Lot Width.
(a) Except for a flag lot, a lot must be at least 15 feet wide.
(b) Except for the portion of a flag lot that provides street access, a flag lot must be at least 20 feet wide.
(3) A flag lot must comply with Section 25-4-177 (Flag Lots).
(4) Except as provided in Subdivisions (5) and (6), the following setbacks apply:
(a) The minimum street side yard setback:
(i) on a Level 1 street is the greater of five feet from the property line or 10 feet from curb, or in the absence of curbs, from the edge of the pavement; or
(ii) on a Level 2, Level 3, or Level 4 street is 10 feet from the property line.
(b) The minimum side yard setback is:
(i) five feet;
(ii) zero feet if adjacent to the portion of a flag lot that provides street access; or
(iii) zero feet for a side lot line that is shared with a lot that was subdivided to less than 5,750 square feet and was approved on or after August 16, 2024.
(c) The minimum front yard setback is:
(i) 10 feet; or
(ii) five feet if the lot is a flag lot;
(iii) zero feet if the lot is a flag lot and the front lot line is shared with a lot that is shared with a lot that was subdivided to less than 5,750 square feet on or after August 16, 2024.
(d) The minimum rear yard setback is:
(i) five feet; or
(ii) zero feet for a rear lot line that is shared with a lot that was subdivided to less than 5,750 square on or after August 16, 2024.
(5) Except for a street side yard setback, when an attached dwelling unit abuts a property line, the minimum setback for that property line is zero.
(6) Projections into Required Yards.
(a) A windowsill, belt course, cornice, flue, chimney, eave, awning, box window, or cantilevered bay window may project two feet into a required yard. The two-foot limitation does not apply to a feature required for a passive energy design.
(b) A one-story uncovered porch, stoop, or steps may project three feet into a required yard.
(G) Building cover limits do not apply to a property zoned family residence (SF-3) district or more restrictive.
(H) Impervious Cover.
(1) The maximum impervious cover is the maximum allowed in the base zoning district regulations.
(2) Except for a flag lot, the maximum front yard impervious cover for driveways and parking areas is 50 percent.
(I) Subchapter F (Residential Design and Compatibility Standards) does not apply to a property zoned family residence (SF-3) district or more restrictive except as provided in Subsection (J).
(J) Gross Floor Area.
(1) This subsection applies to a property located within the area described in Subsection 1.2.1 of Subchapter F (Residential Design and Compatibility Standards).
(2) GROSS FLOOR AREA means the total enclosed area of all floors in a building with a clear height of more than six feet, measured to the outside surface of the exterior walls, except as provided in this subsection.
(3) The gross floor area may not exceed the greater of 1,650 square feet or a floor-to-area ratio of 0.55.
(4) The maximum unit size is 2,300 square feet.
(K) Design Standards.
(1) This subsection does not apply to a flag lot.
(2) The minimum number of street-facing entrances is one.
(3) Garage Placement
(a) In this subsection,
(i) BUILDING FAÇADE means the front-facing exterior wall or walls of the first floor of the residential structure closest to the primary street, and the term excludes the building façade of the portion of that structure designed or used as a parking structure. Projections from front-facing exterior walls, including but not limited to eaves, chimneys, porches, stoops, box or bay windows, and other similar features as determined by the building official, are not considered part of the building façade.
(ii) PARKING STRUCTURE means an attached or detached garage or carport.
(b) A parking structure may not be closer to the front lot line than the front-most exterior wall of the first floor of the building façade.
(c) If a parking structure with an entrance that faces a front-yard abutting public right-of-way is less than 5 feet behind the building façade, the width of the parking structure may not exceed the width of the building façade as measured parallel to the front lot line.
(L) Access Requirements for Driveways.
(1) For lot widths less than 20 feet, the site may only take vehicular access off an improved alley or from a side street.
(2) For lot widths 20 feet or greater but less than 30 feet, the site may only take vehicular access off of an improved alley, from a side street, or through a joint-use driveway with adjoining lots.
(3) For lot widths of 30 feet or greater, the site may take vehicular access off of an improved alley, through a joint-use driveway with adjoining lots, or by individual driveway.
(M) Reserved.
Source: Ord. 041118-57; Ord. No. 20240516-006, Pt. 5, 5-27-24; Ord. No. 20250227-039, Pt. 2, 10-1-25.
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_ART4ADRECEUS_SPARESPUS_S25-2-779SMLOSIMIREUSFetched: 10/27/2026