South River City: Fairview Park NCCD and Housing Limits

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

Fairview Park’s NCCD has adopted lot-area, density and height provisions. Greater South River City also includes separate South River City and St. Edwards neighborhood-plan zoning. A project needs the actual district boundary and residential-use classification before a numerical restriction is applied.

Applies to: Fairview Park Ordinance 19860807-H as amended, or the applicable South River City/St. Edwards NP ordinance; the combined planning area is broader than the NCCD.

Restrictions traced to adopted documents

Fairview Park’s two-family rule

Part 6(B) conditions two-family use on at least 7,000 square feet, limits the secondary dwelling’s gross floor area to 15% of lot area and caps building coverage at 40%. These are adopted use-specific conditions; they should not be replaced by a generic statement that HOME allows two units everywhere.

19860807-H, Part 6(B) (PDF p. 3).

Density limits depend on the use and zoning named

Part 6(D) limits specified multifamily, condominium and townhouse developments with at least three units to 11 units/acre in MF-2, 15 in MF-3 and 22 in MF-4, with separate qualifying senior-project provisions. This is not a universal three-unit HOME cap: first establish the current use classification and the applicable NCCD clause.

19860807-H, Part 6(D) (PDF p. 4).

The NCCD’s height transition has express exceptions

Part 2 limits qualifying SF-6-or-less-restrictive development adjacent to or across from SF-3-NCCD property to 30 feet/two stories within 100 feet and 40 feet/three stories within 300 feet. Development abutting South Congress is expressly excluded from this provision.

19860807-H, Part 2 (PDF p. 2).

St. Edwards has its own height conditions

Ordinance 20050929-Z002 Part 6(3) caps Tracts 106–109 and 126 at 40 feet. Its Part 3 adopts the porch, yard and garage tools.

20050929-Z002, Part 3; Part 6(3) (PDF p. 3).

South River City’s separate subdistrict selection

Ordinance 20050929-Z003 Part 3 places its front-yard impervious-cover/parking-placement and garage tools in the Travis Heights–Swisher subdistrict. Fairview Park’s NCCD provisions require their own review.

20050929-Z003, Part 3 (PDF p. 4).

The proposed housing use matters

Which garage rule applies to single-family, two-unit and three-unit projects?

Plan documents

Reading plans, amendments and PDF page references

Apply the ordinance to the parcel

Fairview Park Ordinance 19860807-H as amended, or the applicable South River City/St. Edwards NP ordinance; the combined planning area is broader than the NCCD. 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.