Austin Zoning Districts and Map Codes
Austin, TX uses a system of base and combining districts. There are 16 residential districts (LA to MF-6), 13 commercial districts (NO to CH), 4 industrial districts (IP to R&D), and 9 special purpose districts. The hierarchy of restrictiveness begins with LA (most restrictive) and ends with LI (least restrictive). Properties must have one base district but may also include combining districts like Historic (H) or Mixed Use (MU).
The City of Austin’s zoning jurisdiction is organized into specific base districts and combining districts. These districts establish site development regulations and performance standards to promote compatible land use patterns [§ 25-2-31]. Every piece of land within the zoning jurisdiction must be designated as a named zoning base district, and while different portions of a site may have different base districts, only one base district designation applies to any single portion of a site [§ 25-2-221].
Residential Base Districts
There are 16 residential district designations. These are established based on factors such as density, lot size, terrain, location, and public infrastructure [§ 25-2-52].
| Map Code | District Name |
|---|---|
| LA | Lake Austin residence |
| RR | Rural residence |
| SF-1 | Single-family residence large lot |
| SF-2 | Single-family residence standard lot |
| SF-3 | Family residence |
| SF-4A | Single-family residence small lot |
| SF-4B | Single-family residence condominium site |
| SF-5 | Urban family residence |
| SF-6 | Townhouse and condominium residence |
| MF-1 | Multifamily residence limited density |
| MF-2 | Multifamily residence low density |
| MF-3 | Multifamily residence medium density |
| MF-4 | Multifamily residence moderate-high density |
| MF-5 | Multifamily residence high density |
| MF-6 | Multifamily residence highest density |
| MH | Mobile home residence |
[§ 25-2-32(B)]
Commercial Base Districts
Commercial districts range from small-scale neighborhood offices to high-density downtown mixed-use areas.
| Map Code | District Name |
|---|---|
| NO | Neighborhood office |
| LO | Limited office |
| GO | General office |
| CR | Commercial recreation |
| LR | Neighborhood commercial |
| GR | Community commercial |
| L | Lake commercial |
| CBD | Central business |
| DMU | Downtown mixed use |
| W/LO | Warehouse limited office |
| CS | General commercial services |
| CS-1 | Commercial-liquor sales |
| CH | Commercial highway services |
[§ 25-2-32(C)]
Industrial Base Districts
Industrial districts are categorized into four primary designations:
- IP: Industrial park
- MI: Major industry
- LI: Limited industrial services
- R&D: Research and development
[§ 25-2-32(D)]
Special Purpose Base Districts
These districts are used for unique land uses or specific geographic planning areas and are not included in the standard hierarchy of base districts [§ 25-2-33].
- DR: Development reserve
- AV: Aviation services
- AG: Agricultural
- PUD: Planned unit development
- P: Public
- TN: Traditional neighborhood
- TOD: Transit oriented development
- NBG: North Burnet/Gateway
- ERC: East Riverside Corridor
[§ 25-2-32(E)]
Combining and Overlay Districts
A zoning combining district designation may be applied to a property in addition to its base district designation [§ 25-2-221].
| Map Code | Combining District Name | Map Code | Combining District Name |
|---|---|---|---|
| H | Historic landmark | PS | East Sixth/Pecan Street |
| HD | Historic area | DP | Downtown parks |
| CO | Conditional overlay | DC | Downtown creeks |
| NC | Neighborhood conservation | CC | Convention center |
| PDA | Planned development area | CURE | Central urban redevelopment |
| WO | Waterfront overlay | EA | East Austin |
| MU | Mixed use | NP | Neighborhood plan |
| VMU | Vertical mixed use | UNO | University neighborhood overlay |
| V | Vertical mixed use building | DB90 | Density bonus 90 |
| CVC | Capitol view corridor | ETOD | Equitable transit-oriented development |
| CD | Capitol dominance | DBETOD | Density bonus ETOD |
| CA | Congress Avenue | DBCS | Density bonus creative spaces |
[§ 25-2-32(F)]
District Hierarchy
Residential, commercial, and industrial base districts are arranged in a hierarchy based on restrictiveness. This hierarchy begins with LA (Lake Austin residence) as the most restrictive district and ends with LI (Limited industrial services) as the least restrictive district [§ 25-2-33].
Specialized District Classifications
Transit Oriented Development (TOD) Districts
TOD districts are further classified into specific regional types:
- Downtown TOD: Convention Center.
- Neighborhood Center TOD: Plaza Saltillo, Martin Luther King, Jr. Blvd., and Lamar Blvd./Justin Lane.
- Town Center TOD: Northwest Park and Ride, North IH-35 Park and Ride, Oak Hill, Highland Mall, and South IH-35 Park and Ride [§ 25-2-766.04].
Traditional Neighborhood Districts (TN)
A TN district must be at least 40 contiguous acres but no more than 250 acres. It is divided into specific areas, including a mandatory Neighborhood Center Area (focal point with retail/civic uses) and at least one Mixed Residential Area [§ 25-3-3].
Waterfront Overlay (WO) Subdistricts
The Waterfront Overlay district is divided into 16 subdistricts, including University/Deep Eddy, Lamar, North Shore Central, Rainey Street, Festival Beach, Red Bluff, Montopolis/River Terrace, South Lakeshore, East Riverside, Travis Heights, South Shore Central, Auditorium Shores, Butler Shores, Zilker Park, Balcones Rock Cliff, and City Hall [Appendix B].