AUSTIN HOME AMENDMENT
WHAT CHANGED IN THE CODE AND HOW IT MAY AFFECT HOMEOWNERS
Written by Okkem Design
The recent amendments to city building codes under the HOME initiative bring significant changes to properties zoned for single-family use in order to expand housing options, create more housing density potential, and allow for more affordable housing within city limits. The updates now allow for up to three dwelling units on lots zoned SF-1, SF-2, and SF-3.
Phase 1 of the HOME initiative eliminates the traditional distinction between “primary” and “secondary” dwelling uses, a shift designed to simplify development regulations and allow for larger secondary dwellings. Provisions for guest houses and on-site employee housing have been removed from city code entirely. Phase 2 introduces provisions for Small Lot Single Family Residential Uses, which allows for the development of lots as small as 3600 sqft. These revisions aim to encourage denser development while maintaining neighborhood character in single-family zones.
Subchapter F, commonly referred to as the “McMansion Ordinance”, now only applies to lots with a single dwelling on them. Duplex, two-unit and three-unit residential uses are now governed by section 25-2-77, which eliminates tent provisions and allows for a higher floor-to-area ratio (FAR). Two-unit lots can have a FAR of 55% or 3200 sqft, whichever is greater. Three-unit lots can go as high as 65% or 4350 sqft, whichever is greater.
Additionally, all duplex, two-unit, and three-unit residential properties are now subject to a maximum building coverage of 40% and an impervious cover limit of 45%, increasing the base zoning allowance for SF-1 zones. There have been adjustments made to the front, rear, and side building setbacks to accommodate more units as well. Garages and carports count toward both impervious cover and building coverage, while unenclosed carports and porches are excluded from FAR and Gross Floor Area as long as they meet specific open-siding requirements.
These code adjustments aim to balance increased housing density with environmental management and neighborhood compatibility. As Austin has grown over the last decades, its population has skyrocketed, driving up housing prices and property taxes and displacing the original population that made it special. It is imperative to account for the increasing population and make adjustments to city development to ensure sustainable growth, allowing all members of the community to live and thrive long term in our city.
Map of Austin’s SF-1, SF-2, and SF-3 zones
