Central Austin: North University NCCD and Tract Limits

Last reviewed September 17, 2026 · City of Austin planning documents · Kimbrough Gray · KiliGray Homes

Central Austin requires three separate zoning checks: North University’s NCCD, West University’s zoning and UNO where mapped, and Hancock’s adopted conditions. North University’s setback and two-family provisions can limit a project even when HOME allows its general housing type.

Applies to: Identify North University, West University or Hancock, then the actual NCCD subdistrict or ordinance tract. West Campus/UNO is a separate regulatory area.

Restrictions traced to adopted documents

North University: survey-based front and side constraints

Part 6(3) uses the average front setbacks of principal single-family buildings on the same side of the block, with a maximum five feet beyond that average; Districts 7/7A have an exception. The Residential District table also requires a new principal structure to be at least 10 feet from a principal structure on an adjacent lot. Part 7(3)(e) sets a 60-foot front setback for attached garages.

040826-58, Part 6(3); Part 7(1), (3)(e) (PDF p. 20).

The 2011 amendment adds a real two-family constraint

Ordinance 20110804-040 amended the two-family provision to require at least 7,000 square feet and 50 feet of frontage, and a maximum 0.4:1 floor-area ratio as defined by Subchapter F. It retained the rear-unit size provision and corner-lot exception. These are use-specific ordinance conditions, not voluntary plan language.

20110804-040, Part 3, amending Part 6(5) (PDF p. 1).

HOME and the NCCD must be read by use

Applicable NCCD regulations override conflicting §25-2-773 standards. A clause specifically covering duplex/two-family use does not automatically become a three-unit restriction; general setback and height provisions can still apply to three units.

Code Interpretation CI2026-0002 — Duplex, Two-Unit, and Three-Unit Site Development Standards, Section II, p. 2; Section III (PDF p. 2).

West University has adopted tract height limits too

Ordinance 040902-57 sets 30-foot height limits on Tracts 36, 52, 133A (2806 and 2808 San Pedro) and 1019 (2833 and 2841 San Gabriel). It sets 35 feet on Tract 201. These parcel conditions must be checked against later rezoning; they are not a general West Campus height schedule.

040902-57, Part 7(1)–(2) (PDF p. 3).

A three-unit permit still needs the correct unit classification

At 205 E. 34th, City staff argued in 2025 that the NCCD’s duplex/two-family FAR cap did not cover a genuine three-unit use, while acknowledging setback errors. The Board granted the appeal after finding the submitted design contained more than three units, along with setback and attic-calculation issues. That record cannot be cited as an approved three-unit exception. Staff report; Board decision, p. 3.

Plan documents

Reading plans, amendments and PDF page references

Apply the ordinance to the parcel

Identify North University, West University or Hancock, then the actual NCCD subdistrict or ordinance tract. West Campus/UNO is a separate regulatory area. See how this review handles original ordinances, amendments and HOME.

Send us an address and we will tell you what we find

We do this research ourselves on every project we take on — zoning, floodplain, watershed, trees, whether it is a legal lot. Send us an address and we will run it and tell you what we find. It works the same whether you own a vacant lot, a house you are thinking of adding a unit to, or a house you are thinking of replacing. No charge and no strings, and if it is a bad lot we will say so.

Send us an address

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.