Austin Land Development Code Title 25, Chapter 25-2 sets maximum building coverage (impervious cover) by zoning district. SF-2 zones allow 40% building coverage and 45% impervious cover. SF-3 zones allow 40% building coverage and 45% impervious cover. The McMansion ordinance applies additional floor-to-area ratio (FAR) limits of 0.40:1 in affected neighborhoods. In the Barton Springs Zone, impervious cover limits are significantly lower (15-25%) under the Save Our Springs ordinance. Exceeding limits requires a variance.
Austin's lot coverage regulations limit the total area of a lot that may be covered by buildings, driveways, patios, and other impervious surfaces. In single-family residential zones, maximum lot coverage is typically 35–50% of total lot area. Multi-family and commercial zones allow higher coverage (60–80%). Lot coverage includes all roofed structures, concrete/asphalt surfaces, and any material that prevents stormwater infiltration. Permeable pavers, green roofs, and rain gardens may qualify for impervious surface credits, effectively allowing additional coverage. Accessory structures (sheds, detached garages, pools) count toward total coverage. Exceeding lot coverage limits requires a variance from the zoning board. Texas's stormwater management requirements and drought and conservation concerns support lot coverage restrictions.
Exceeding lot coverage without variance: $200–$1,000 fine and removal/modification order. Building permit denial for projects exceeding limits. Variance application fees: $200–$500.
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See how Austin's lot coverage limits rules stack up against other locations.
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