Austin CS and CS-1 zoning: the same envelope, a different use

Last verified August 7, 2026 against the Austin Land Development Code · Kimbrough Gray · KiliGray Homes

CS and CS-1 carry an identical envelope in §25-2-492: 60 feet of height, a 2:1 floor-to-area ratio, 95 percent building coverage and 95 percent impervious cover, on a 5,750 square foot minimum lot with a 10 foot front yard. The table states no interior side or rear yard for either. What separates the districts is the use, not the dimensions.

Applies to: Property zoned general commercial services (CS) or commercial services — liquor sales (CS-1). Additional restrictions apply where either district sits inside an overlay.

One envelope, two districts

CS and CS-1 are dimensionally identical. Every figure in §25-2-492 matches across the two columns:

60 feet of height
2:1 floor-to-area ratio — the most permissive outside downtown
95 percent building coverage and 95 percent impervious cover
5,750 square foot minimum lot, 50 foot minimum width
10 foot front yard and 10 foot street side yard; no interior side or rear yard stated

What separates the districts is the use. CS-1 is commercial services — liquor sales. The envelope does not change; what you may operate inside it does.

District Lot size sq ft

95 percent coverage is effectively the whole lot

This is the most permissive coverage figure in the commercial table outside downtown, and it changes what a neighboring site feels like. At 95 percent building coverage and 95 percent impervious cover, a CS lot can be built essentially edge to edge with almost nothing left pervious.

Combined with 2:1 floor area, a 20,000 square foot CS site carries 40,000 square feet of floor area over a 19,000 square foot footprint. For comparison, GR next door is 75 percent coverage at 1:1 — half the floor area on the same land.

The dash in the side and rear rows is not a zero setback. §25-2-492 states no interior side or rear yard for CS and CS-1. What actually governs the edge next to housing is compatibility standards, which reach 75 feet from a property with one to three dwelling units zoned SF-5 or more restrictive and impose a 40 foot height cap within 50 feet. On a CS site backing onto houses, compatibility — not the base table — decides the buildable envelope.

Over 35 feet next to LA, RR or SF-1

A CS or CS-1 building that exceeds 35 feet and is adjacent to an LA, RR or SF-1 district picks up §25-2-585: exterior glass must be clear or lightly tinted, and exterior light illuminating the building above the second floor is prohibited.

Both conditions must hold. Note which districts trigger it — LA, RR and SF-1 only. A CS building next to SF-2 or SF-3, which covers most of Central Austin, does not engage this section.

Overlays can restrict uses that the base district permits. Inside the East Austin overlay, for instance, several uses that are permitted in a CS or CS-1 base district become conditional, and one is prohibited outright. Those restrictions come from the overlay, not from CS zoning, and they do not apply outside it. Always check whether a site sits in an overlay before reading the base district as the whole answer.

Common questions

What is the difference between CS and CS-1 zoning in Austin?

Not the dimensions — §25-2-492 gives both districts 60 feet, 2:1 floor-to-area ratio, 95 percent building coverage and 95 percent impervious cover. The difference is the permitted use: CS-1 is commercial services liquor sales.

What is the floor-to-area ratio in Austin CS zoning?

2:1. That is the highest floor-to-area ratio of any Austin commercial district outside downtown, where DMU is 5:1 and CBD is 8:1.

How much of a CS lot can be covered by building in Austin?

95 percent building coverage and 95 percent impervious cover under §25-2-492 — effectively the entire lot. Watershed and overlay limits can be lower and govern where they are.

Are there side or rear setbacks in Austin CS zoning?

The §25-2-492 table states none for CS or CS-1. That is the base table being silent, not a zero-setback rule — where a CS site adjoins housing, compatibility standards control the buildable envelope.

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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; permitting questions go to Austin Development Services Department.