Mixed Use Development Standards for Small Lots
On a 2,567 sq ft lot with 2 FAR, you can build a total of 5,134 sq ft. You can develop a townhouse (2,000 sq ft min lot) or 1-3 multi-family units depending on the base district (GO/GR/CS allow ~3 units). You cannot build a Neighborhood Mixed Use Special Use building, as it requires a 5,750 sq ft minimum lot.
In Austin’s zoning code, development on a lot of approximately 2,567 square feet within a mixed-use context is governed by specific minimum lot sizes, site area requirements per unit, and base district regulations. While certain special uses require larger lots, standard mixed-use combining districts and specific residential types allow for development on sites of this size.
Development Capacity and Site Constraints
With a site area of 2,567.015 square feet and a Floor Area Ratio (FAR) of 2, the maximum total gross floor area for the building is 5,134 square feet. While a maximum height of 135 feet is permitted by the user's specific district, the actual building massing will be limited by the FAR and required setbacks.
Minimum Lot Size Compatibility
A lot of 2,567 square feet meets or fails the following minimum requirements:
- Townhouse (Mixed Residential Area): Permitted. The minimum lot size is 2,000 square feet [Source 2, § 25-3-122].
- Neighborhood Mixed Use Building Special Use: Not Permitted. This specific use requires a minimum lot size of 5,750 square feet [Source 1, § 25-2-1504].
- Commercial Multi-family/Condominium (Mixed Residential Area): Not Permitted under standard Traditional Neighborhood District tables, which require 3,600 square feet [Source 2, § 25-3-122].
Permitted Residential Density in Mixed Use (MU) Districts
In a Mixed Use (MU) combining district, the number of residential units allowed on a 2,567-square-foot lot depends on the underlying base district and the size of the units [Source 5, § 4.2.1].
Potential Unit Counts by Base District
| Base District Type | Efficiency Unit (min site area) | 1-Bedroom Unit (min site area) | 2+ Bedroom Unit (min site area) |
|---|---|---|---|
| GO, GR, CS, CS-1 | 800 sq. ft. (~3 units) | 1,000 sq. ft. (~2 units) | 1,200 sq. ft. (~2 units) |
| LO, LR | 1,600 sq. ft. (~1 unit) | 2,000 sq. ft. (~1 unit) | 2,400 sq. ft. (~1 unit) |
| Neighborhood Office (NO) | 3,600 sq. ft. (None) | 4,000 sq. ft. (None) | 4,400 sq. ft. (None) |
Building Types and Uses
A Mixed Use (MU) combining district allows for the combination of office, retail, commercial, and residential uses in a single development [Source 5, § 4.2.1].
Allowed Building Forms
- Vertical Mixed Use (VMU) Buildings: These buildings are permitted in MU districts and VMU Overlay districts. Residential uses are typically located above the ground floor of commercial buildings [Source 3, § 25-2-1567; Source 5, § 4.2.1].
- Townhouses and Condominiums: Permitted in MU combining districts and Traditional Neighborhood Districts, provided they meet the 2,000 sq. ft. minimum lot size for townhouses [Source 2, § 25-3-122; Source 5, § 4.2.1].
- Qualifying Developments: If the project participates in the Affordability Unlocked Bonus Program, it is exempt from minimum site area requirements and maximum FAR limits, potentially allowing for higher density on this small lot [Source 18, § 25-2-518].
Prohibited Features
- Drive-Through Facilities: Neighborhood mixed-use buildings may not include drive-through facilities [Source 1, § 25-2-1504].
- Parking Placement: In mixed-use contexts, parking is often prohibited in front of the building. At least 50% of provided parking must typically be located to the rear of the building [Source 1, § 25-2-1504].
Height and Setback Considerations
While the user identifies a 135-foot height limit, specific district standards may apply:
- Mixed Residential Area Standards: If developed under these specific standards, height is often capped at 35 feet [Source 2, § 25-3-122].
- Adjacency Rules: If a neighborhood mixed-use building is adjacent to a roadway with two or fewer lanes, the height may not exceed 40 feet [Source 1, § 25-2-1504].
- Setbacks: Standard mixed-use setbacks often require a minimum front yard of 5 to 10 feet and a maximum front yard of 10 to 15 feet to maintain a pedestrian-oriented streetscape [Source 1, § 25-2-1504; Source 2, § 25-3-122].