Hyde Park and North Hyde Park: NCCD Building Restrictions

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

Hyde Park and North Hyde Park have different NCCDs. Their ordinances contain actual limits on lot area, height, setbacks and garage placement. HOME does not erase an applicable NCCD restriction. A clause limited to duplex or two-family use must be distinguished from standards that apply to every residential project.

Applies to: The mapped NCCD and its subdistrict control. North Hyde Park’s Residential District examples below do not apply automatically to its Avenue A, Duval or Guadalupe districts, or to the separate southern Hyde Park NCCD.

Restrictions traced to adopted documents

North Hyde Park: two-unit and three-unit uses are different

Part 7(4) conditions a duplex or two-family residential use in the Residential District on a lot of at least 7,000 square feet. Part 5(1)(a) otherwise follows the Code’s permitted and conditional residential uses. The 7,000-square-foot clause names duplex/two-family use; it does not name three-unit residential use.

20050818-064, Part 5(1)(a); Part 7(4) (PDF p. 16).

Why HOME does not override the NCCD

The City’s May 2026 interpretation says a combining district or regulatory overlay controls when it conflicts with §25-2-773; otherwise both apply. It also identifies three-unit residential use as permitted in SF-1, SF-2 and SF-3, but not the standard multifamily districts. A third unit therefore requires its own use analysis; adding a unit does not remove the NCCD’s other standards.

Code Interpretation CI2026-0002 — Duplex, Two-Unit, and Three-Unit Site Development Standards, Sections II–III, pp. 2–4 (PDF p. 2).

North Hyde Park: height and coverage still constrain the project

The Residential District table sets SF-2/SF-3 minimum lots at 5,750 square feet, building coverage at 40%, impervious cover at 45%, and principal-building height at 30 feet and 2½ stories. Accessory structures and secondary dwelling units have a 25-foot height limit. Whether a proposed building is principal or accessory matters.

20050818-064, Part 7(1), including notes (PDF p. 15).

North Hyde Park: front setbacks and garage location

Part 6(3) contains front-setback averaging and exceptions. Part 7 uses 25–30-foot street yards on named street types and a 15-foot minimum on other streets, subject to those provisions. West of Duval, an attached garage ordinarily must be 60 feet from the front property line. For lots under 90 feet deep, Part 7(11)(a) instead places the garage/accessory-building front setback at least 15 feet behind the front building setback line.

20050818-064, Part 6(3); Part 7(2)–(3), (10)–(11) (PDF p. 11).

Southern Hyde Park: a separate ordinance and different wording

Ordinance 020131-20, Part 8, sets a 30-foot Residential District height limit and generally 25–30-foot street yards on avenues, Duval and the south side of West 39th, with averaging provisions. Part 8(7) names two-family use for its 7,000-square-foot condition; it does not use North Hyde Park’s identical duplex/two-family wording. Part 8(15) places attached garages 60 feet from those specified street property lines. Other Hyde Park subdistricts have their own tables.

020131-20, Part 8(1)–(7), (15) (PDF p. 15).

Reading the North Hyde Park provisions together

For an SF-2 or SF-3 lot in the Residential District, our reading of Part 5 and Part 7 is that a genuine three-unit use can be permitted even where the duplex/two-family lot-area condition would prevent two units. The applicable Residential District lot size, height, coverage and setbacks still have to be met. This is a reading of the cited provisions, not a City determination for an individual permit or an extension of the rule to commercially zoned or multifamily-zoned land.

Historic-district review is an additional layer

Check the parcel’s historic designation independently of its NCCD. The two boundaries and approval processes are different. The Hyde Park preservation plan is the relevant starting point for historic-district work; the neighborhood plan’s design preferences do not establish that designation.

Plan documents

Reading plans, amendments and PDF page references

Apply the ordinance to the parcel

The mapped NCCD and its subdistrict control. North Hyde Park’s Residential District examples below do not apply automatically to its Avenue A, Duval or Guadalupe districts, or to the separate southern Hyde Park NCCD. See how this review handles original ordinances, amendments and HOME.

Common questions

Does HOME override a conflicting NCCD restriction?

No. CI2026-0002 says an applicable combining district or regulatory overlay controls over conflicting Section 25-2-773 standards. The exact use and scope of the NCCD provision still matter.

Does North Hyde Park’s 7,000-square-foot duplex rule also name three-unit use?

No. Part 7(4) names duplex and two-family residential use. Part 5 otherwise follows the Code’s permitted residential uses. Read together, those provisions support a distinct three-unit use analysis on eligible SF-2/SF-3 property, while the applicable NCCD lot size, height, coverage and setbacks continue to constrain the project.

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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.