The Austin Land Development Code, in plain English
We're KiliGray Homes. We build in Central Austin, which means we read Title 25 constantly. These pages are how we explain it to our own clients. Each one cites the section it's drawn from and carries the date we last checked it.
Floor-to-Area Ratio (FAR)
On a standard single-dwelling lot of 5,750 sq ft or larger, Austin allows the greater of 0.40 × your lot size or 2,300 sq ft of countable floor area — a 7,000 sq ft lot allows 2,800 sq ft.
Height limits
One dwelling inside the Subchapter F boundary is capped at 32 feet — 35 in the 100-year floodplain.
Impervious cover
Most Austin single-family lots allow 45% impervious cover — 40% in SF-1.
Overlays & combining districts
A combining or overlay district sits on top of base zoning and modifies it.
Parking requirements
Off-street motor vehicle parking is not required in Austin.
Setbacks
A standard SF-2 or SF-3 lot requires 25 feet in front, 5 feet at the interior side, 10 feet at the rear and 15 feet on a street side.
Site plans & review
Construction or alteration of four or fewer residential units on a legal lot needs no site plan, provided the improvement is not in the 100-year floodplain or the director finds an insignificant effect on the waterway.
Small lots
A small lot is at least 1,800 sq ft but less than 5,750 sq ft on SF-3 or more restrictive zoning.
Subdividing & flag lots
Lot area is rarely what stops a split.
The tent (setback planes)
An inwardly sloping 45-degree plane begins 15 feet directly above your side and rear property lines.
Tree protection
A protected tree is 19 inches or more in diameter measured four and a half feet above natural grade, any species.
Units & ADUs
Up to three dwelling units are permitted on SF-1, SF-2 and SF-3 lots.
Zoning districts
SF-3 is Austin's most common residential district: 5,750 sq ft minimum lot, 50 ft width, up to three units, 35 ft height, 45% impervious cover.
We are homebuilders, not the City of Austin. This page explains how we read the code in practice — it is not legal advice and it is not an official determination. Always confirm with Austin Development Services before you rely on it for a project. The authoritative text is the Austin Land Development Code.