Austin, TX Zoning Overlays & Bonuses: Specific Plans Overview (2026)
Key Facts
- Base code
- City Code Title 25
- Plan
- Imagine Austin Future Land Use
- CodeNEXT abandoned
- August 2018
- HOME phase 1 and 2
- 2023-2024 reforms
- Min lot size now
- 1,800 square feet
Summary
Austin's Land Development Code in City Code Title 25 still uses 1980s-vintage Euclidean zoning categories paired with the Imagine Austin Future Land Use Map, after the CodeNEXT replacement effort was abandoned in 2018 and successor HOME initiatives moved incrementally.
Sec. 232.003. SUBDIVISION REQUIREMENTS. By an order adopted and entered in the minutes of the commissioners court, and after a notice is published in a newspaper of general circulation in the county, the commissioners court may: (1) require a right-of-way on a street or road that functions as a main artery in a subdivision, of a width of not less than 50 feet or more than 100 feet; (2) require a right-of-way on any other street or road in a subdivision of not less than 40 feet or more than 70 feet; ... (4) adopt, based on the amount and kind of travel over each street or road in a subdivision, reasonable specifications relating to the construction of each street or road.
Full Breakdown
Austin's existing Land Development Code (LDC) in Title 25 dates to 1984 base, with hundreds of overlay districts, neighborhood plans, and conditional overlay amendments layered on top. CodeNEXT, a six-year, multi-million-dollar comprehensive replacement, was abandoned by Council Resolution in August 2018 after lawsuit risk and political controversy. The Imagine Austin Comprehensive Plan and its Future Land Use Map still guide zoning decisions. Recent reforms focused on incremental moves: HOME Phase 1 and Phase 2 (2023-2024) reduced minimum lot size to 1,800 square feet, allowed three units on most single-family lots, eliminated parking minimums citywide, and expanded Affordability Unlocked density bonuses, addressing many CodeNEXT goals piecemeal.
Violations & Fines
Zoning violations under City Code 25-2 trigger stop-work orders, daily fines up to $2,000 under Title 25 Subchapter A, and certificate of occupancy denial. Unpermitted use changes also create disclosure obligations on resale.
Frequently Asked Questions
What replaced Austin CodeNEXT?
Can I build three units on my Austin single-family lot?
Sources & Official References
Other rules in Austin
Texas rules heatmap·Compare Austin to another location·View the Texas zoning overlays & bonuses overview
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