chapter 23-4: general planning...

Chapter 23-4: General Planning Requirements

LDC Revision 2019 | City of Austin Land Development Code

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Table of Contents

Contents

Article 23-4A: Purpose and ApplicabilityDivision 23-4A-1: Purpose and Applicability

23-4A-1010 Purpose

23-4A-1020 Applicability

Article 23-4B: Parkland DedicationDivision 23-4B-1: General Provisions

23-4B-1010 Purpose and Applicability

23-4B-1020 Review Authority

23-4B-1030 Parkland Assessment

Division 23-4B-2: Dedication

23-4B-2010 Dedication of Parkland

23-4B-2020 Standards for Parkland Dedication

23-4B-2030 Private Parkland

23-4B-2040 Parkland Dedication or Fee In-Lieu at Building Permit

23-4B-2050 Parkland Dedication Bonus

Division 23-4B-3: Fees

23-4B-3010 Fee In-Lieu of Parkland Dedication

23-4B-3020 Parkland Development Fee

23-4B-3030 Fee Payment and Expenditure

Article 23-4C: Urban Forest Protection and PlantingDivision 23-4C-1: General Provisions

23-4C-1010 Purpose and Applicability

23-4C-1020 Definitions

23-4C-1030 Review Authority

23-4C-1040 Application

23-4C-1050 Review and Inspection Procedures

23-4C-1060 Fees and Waivers

23-4C-1070 AdministrativeModificationofCityPolicies,Rules,andDesignStandards

23-4C-1080 ViolationsandOffenses

23-4C-1090 Administration and Enforcement

23-4C-1100 Expiration of Approval

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Table of Contents

Division 23-4C-2: Small Public, Keystone, and Protected Trees

23-4C-2010 General Provisions

23-4C-2020 Small Public Trees

23-4C-2030 Keystone Trees

23-4C-2040 Protected Trees

23-4C-2050 Appeal

Division 23-4C-3: Heritage Trees

23-4C-3010 Removal or Impact Prohibited

23-4C-3020 AdministrativeModification

23-4C-3030 Appeal

23-4C-3040 Land Use Commission Variance

23-4C-3050 Application for Variance

23-4C-3060 Variance Prerequisite

23-4C-3070 VarianceEffectiveDateandExpiration

Article 23-4D: Water QualityDivision 23-4D-1: General Provisions

23-4D-1010 Findings and Purpose

23-4D-1020 Applicability

23-4D-1030 Residential Development

23-4D-1040 Review Authority

23-4D-1050 Environmental Criteria Manual

23-4D-1060 Designation of Regulated Areas

23-4D-1070 Engineer’sCertification

Division 23-4D-2: Exceptions and Variances

23-4D-2010 Limited Adjustment

23-4D-2020 Condemnation and Accessibility Exceptions

23-4D-2030 Redevelopment Exception in Urban and Suburban Watersheds

23-4D-2040 Redevelopment Exception in the Barton Springs Zone

23-4D-2050 Redevelopment Exception in the Water Supply Rural & Water Supply Suburban Watersheds

23-4D-2060 Land Use Commission Variances

23-4D-2070 AdministrativeModifications

23-4D-2080 SummaryofVariancesandModifications

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Chapter 4: General Planning Requirements

Table of Contents

Division 23-4D-3: Impervious Cover

23-4D-3010 Applicability of Impervious Cover Standards

23-4D-3020 Uplands Zones Established

23-4D-3030 Net Site Area

23-4D-3040 Impervious Cover Calculations

23-4D-3050 Impervious Cover Assumptions

23-4D-3060 Impervious Cover Limits for Urban Watersheds

23-4D-3070 Impervious Cover Limits for Suburban Watersheds

23-4D-3080 Impervious Cover Limits for Water Supply Suburban Watersheds

23-4D-3090 Impervious Cover and Density Limits for Water Supply Rural Watersheds

23-4D-3100 Impervious Cover Limits for the Barton Springs Zone

23-4D-3110 Impervious Cover Limits for Educational Facilities

23-4D-3120 Transfers of Development Intensity

Division 23-4D-4: Waterway and Floodplain Protection

23-4D-4010 WaterwayClassifications

23-4D-4020 Critical Water Quality Zones Established

23-4D-4030 Water Quality Transition Zones Established

23-4D-4040 Critical Water Quality Zone Development

23-4D-4050 CriticalWaterQualityZoneStreet,Driveway,andTrailCrossings

23-4D-4060 Water Quality Transition Zone Development

23-4D-4070 FloodplainModification

Division 23-4D-5: Protection for Special Features

23-4D-5010 Environmental Resource Inventory

23-4D-5020 Critical Environmental Features

23-4D-5030 Wetland Protection

Division 23-4D-6: Water Quality Control and Green Stormwater Infrastructure Standards

23-4D-6010 Applicability of Water Quality Control Standards

23-4D-6020 Previous Waivers and Special Exceptions

23-4D-6030 Water Quality Control and Green Stormwater Infrastructure Standards

23-4D-6040 Optional Payment Instead of Structural Controls in Urban Watersheds

23-4D-6050 Optional Payment Instead of Structural Controls in Non-Urban Watersheds

23-4D-6060 Cost Recovery Program

23-4D-6070 Water Quality Control Maintenance and Inspection

23-4D-6080 Dedicated Fund

23-4D-6090 Barton Springs Zone Operating Permit

23-4D-6100 Fiscal Security in the Barton Springs Zone

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Table of Contents

Division 23-4D-7: Erosion and Sedimentation Control

23-4D-7010 Erosion and Sedimentation Control

23-4D-7020 Development Completion

23-4D-7030 ModificationofErosionControlandConstructionSequencingPlans

23-4D-7040 Additional Erosion and Sedimentation Control Standards in the Barton Springs Zone

23-4D-7050 Temporary Storage Areas; Topsoil Protection

23-4D-7060 Fiscal Surety

Division 23-4D-8: Additional Standards in All Watersheds

23-4D-8010 Overland Flow

23-4D-8020 Interbasin Diversion

23-4D-8030 Construction on Slopes

23-4D-8040 Clearing of Vegetation

23-4D-8050 Clearing for a Roadway

23-4D-8060 Cut Standards

23-4D-8070 Fill Standards

23-4D-8080 Spoil Disposal

23-4D-8090 Blasting Prohibited

23-4D-8100 Wastewater Restrictions

23-4D-8110 Storm Sewer Discharge

23-4D-8120 RestrictionsonDevelopmentImpactingLakeAustin,LadyBirdLake&LakeWalterE.Long

23-4D-8130 ThreatenedorEndangeredSpeciesNotification

Division 23-4D-9: Save Our Springs Initiative

23-4D-9010 Title and Purpose

23-4D-9020 Amendment

23-4D-9030 Declaration of Intent

23-4D-9040 Pollution Prevention Required

23-4D-9050 NoExemptions,SpecialExceptions,WaiversorVariances

23-4D-9060 ApplicationtoExistingTracts,PlattedLots,andPublicSchools

23-4D-9070 Expiration of Prior Approvals

23-4D-9080 LimitedAdjustmenttoResolvePossibleConflictswithOtherLaws

23-4D-9090 Construction of Ordinance

23-4D-9100 Reduce Risk of Accidental Contamination

23-4D-9110 EfficientandCost-EffectiveWaterQualityProtectionMeasures

23-4D-9120 Severability

23-4D-9130 Adoption of Water Quality Measures

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Table of Contents

Article 23-4E: Affordable HousingDivision 23-4E-1: Citywide Affordable Housing Bonus Program

23-4E-1010 Purpose and Intent

23-4E-1020 Applicability and Review Authority

23-4E-1030 GeneralProvisionsfortheCitywideAffordableHousingBonusProgram

23-4E-1040 AffordableHousingBonusCalculation

23-4E-1050 AlternativestoOn-siteProductionofAffordableUnitsforResidentialDevelopments

23-4E-1060 Non-Residential and Mixed-Use Bonus Fee

23-4E-1070 Fee Adjustment and Update

23-4E-1080 Application Procedures

23-4E-1090 AffordabilityRequirements

23-4E-1100 Reporting,Compliance,andEnforcement

Division 23-4E-2: Downtown Density Bonus Program

23-4E-2010 Purpose and Applicability

23-4E-2020 Review Authority

23-4E-2030 Application Review

23-4E-2040 Downtown Density Bonus Gatekeeper Requirements

23-4E-2050 Changes in Design of Proposed Building

23-4E-2060 CommunityBenefits

23-4E-2070 Rainey Street Subdistrict Bonus


Division 23-4E-3: Tenant Notification and Relocation


23-4E-3020 TenantNotificationRequired

23-4E-3030 Additional Notice Requirements

23-4E-3040 Tenant Relocation Program

23-4E-3050 Tenant Relocation Assistance – Developer Funded

23-4E-3060 Tenant Relocation Assistance – City Funded

23-4E-3070 Offenses

Division 23-4E-4: S.M.A.R.T. Housing

23-4E-4010 Administration

23-4E-4020 Program Requirements


23-4E-4040 RequiredAffordabilityPeriod

23-4E-4050 Fee Waivers and Exemptions


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Table of Contents

Division 23-4E-5: Additional Affordable Housing Incentives

23-4E-5010 AdditionalAffordableHousingIncentives

Division 23-4E-6: Affordability Impact Statements

23-4E-6010 AffordabilityImpactStatements

Division 23-4E-7: Affordability Unlocked Bonus Program

23-4E-7010 Purpose,Applicability,ShortTitle,Authority,andConflict

23-4E-7020 Eligibility


23-4E-7040 Certification

23-4E-7050 Post-Construction Requirements and Penalty

23-4E-7060 Development Bonuses

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Article 23-4A: Purpose and ApplicabilityContents

Division 23-4A-1: Purpose and Applicability

23-4A-1010 Purpose


Chapter/Article/Division Number for page numbering

2A

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Purpose and Applicability

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Purpose and Applicability


Division 23-4A-1: Purpose and Applicability

23-4A-1010 Purpose

(A) This chapter establishes standards and regulations that apply at multiple stages of the development process and address a wide range of impacts that development may have on the City’s residents and environment.

(B) The purpose of this chapter is to:

(1) Ensurethatnewdevelopmentcontributesto,andisservedby,astrongmunicipalpark system that provides passive and active recreational amenities and open space accessible to residents in all areas of the city;

(2) Protect and replenish the City’s urban forest resources;

(3) Provide for the protection of water quality and protection against the impacts of flooding;

(4) Encouragethecreationandpreservationofaffordablehousing;and

(5) SustaintheCity’sculture,music,andartscommunitiesandindustries.

(C) Achievingtheseobjectivesisessentialtothedevelopmentofahealthy,sustainable,anddesirablecityenvironment.Implementationofthischapterprotectspublichealth,safety,and welfare and furthers the goals of the Land Development Code.


(A) Exceptwhereotherwiseprovided,thischapterappliestodevelopmentwithintheCityofAustin and the extraterritorial jurisdiction.

Contents23-4A-1010 Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4A-1020 Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

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23-4A-1010 Purpose and Applicability


Article 23-4B: Parkland DedicationContents

Division 23-4B-1: General Provisions














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Parkland Dedication


Division 23-4B-1: General Provisions


(A) Purpose

(1) The City of Austin has determined that recreational areas in the form of public parks are necessary for the well-being of the City’s residents.

(2) The City has further determined that the approval of new residential development creates a need for additional parkland and park amenities to serve new residents and maintain existing levels of service.

(3) ToaddresstheimpactsofnewdevelopmentontheCity’sparksystem,thisarticle:

(a) Requires residential development to dedicate parkland or pay a fee in-lieu of land dedication as a condition to development approval; and

(b) Establishes a fair method for determining the amount that new development may reasonablyberequiredtocontribute,basedonitsdirectimpactstotheCity’spark system and the need for high quality parkland to serve the City’s residents.

(B) Applicability

(1) The requirements of this article apply to:

(a) A residential subdivision in the planning jurisdiction;

(b) A site plan in the zoning jurisdiction that includes residential units or a hotel-motel use; and

(c) Aresidentialbuildingpermit,asprovidedunderSection23-4B-2040(ParklandDedication or Fee In-Lieu at Building Permit).

(2) The following are exempt from the requirements of this article:

(a) A subdivision or site plan for which parkland was previously dedicated or payment madeunderthisTitle,exceptforthedwellingunitsorlotsthatexceedthenumberfor which dedication or payment was made;

(b) Development within the City’s extraterritorial jurisdiction that is within Travis County and governed by Title 30 (Austin/Travis County Subdivision Regulations); and

(c) AffordabledwellingunitsasdescribedinArticle23-4E(AffordableHousing).

Contents23-4B-1010 Purpose and Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4B-1020 Review Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

23-4B-1030 Parkland Assessment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

4B-1 pg. 1City of Austin | LDC Revision 2019


(A) Authority and responsibility for implementing this chapter is delegated to the Parks Director,whichisreferredtointhischapteras“thedirector.”However,thecitymanagermay from time to time delegate particular functions under this chapter to one or more otherCitydepartments,whichshallcontroloverthegeneraldelegationinthissubsection.

(B) Inexercisingauthorityunderthischapter,thedirectormayconsultwithotherCitydepartments regarding issues within that department’s area of expertise. For a summary ofgeneralfunctionsperformedbyvariousCitydepartmentsunderthisTitle,seeSection23-1B-3020 (Overview of City Departments).

(C) The director is authorized to take actions that are necessary to implement this article by administrativerule,whichataminimum,shallincludethefollowing:

(1) ADeficientParkAreaMap,illustratingshortagesinparkland;and

(2) Parkland Dedication Operating Procedures establishing:

(a) Boundaries for service areas required by Section 23-4B-3030 (Fee Payment and Expenditure) for use of a fee in-lieu of parkland dedication and parkland development fee;

(b) General standards for dedicated parkland under Section 23-4B-2020 (Standards for Dedication of Parkland);

(c) Procedures for obtaining an assessment under Section 23-4B-1030 (Parkland Assessment); and

(d) Methodology for determining:

(i) Parkland cost factor and park level-of-service under Section 23-4B-3010 (Fee In-Lieu of Parkland Dedication); and

(ii) Park development cost factor and facilities level-of-service under Section 23-4B-3020 (Parkland Development Fee); and

(iii) Other provisions deemed necessary for implementing this article.


(A) Purpose and Applicability.

(1) Thissectionestablishesaprocessbywhichanapplicantmay,priortosubmittingadevelopmentapplication,obtainadeterminationonhowtherequirementsofthisarticle apply to proposed development.

(2) An assessment under this section may be requested in advance of submitting a site plan or subdivision application and is subject to the requirements of Section 23-2C-1060 (Project Assessment).

(B) Review Procedure.

(1) Torequestaparklandassessmentunderthissection,anapplicantmustprovideinformation required by the director to assess the impact of proposed development ontheparksystemandthesuitabilityoflandfordedication.Theinformationmust,ataminimum,includethenumberofresidentialunitsproposedandthesizeandlocation of the site.

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23-4B-1020 General Provisions

(2) Afterreceivingarequestforparklandassessment,thedirectorshallissueanassessment in accordance with timelines established under Section 23-2C-1010 (Application Requirements and Procedures).

(C) Contents of Parkland Assessment.

(1) A parkland assessment must:

(a) State whether the applicant is required to:

(i) Dedicateparklandand,ifso,theapproximateamountandgenerallocationofthe dedication;

(ii) Pay a fee in-lieu of dedication; or

(iii) Provide a combination of fee in-lieu and land dedication; and

(b) Describe:

(i) Theassumptionsonwhichtheassessmentisbased,includingthenumberofresidential units and amount of land proposed to be developed; and

(ii) The reasons for requiring dedication of land or payment of a fee in-lieu based on the criteria in Section 23-3B-3010 (Fee In-Lieu of Parkland Dedication).

(D) Effect of Parkland Assessment. A parkland assessment under this section is valid for one year from the date the assessment is issued and shall guide decisions by the director onlanddedicationsorfeein-lieurequiredforproposeddevelopment,providedthat:

(1) The number of residential units does not vary by more than 10 percent from the number of units on which the parkland assessment was based; and

(2) The proposed development is consistent with other assumptions on which the parkland assessment was based.





(A) Dedication Required. An applicant for subdivision or site plan approval must provide for the parkland needs of the residents by the dedication of suitable land for park and recreational purposes under this article or by payment of a fee in-lieu of dedication under Section 23-4B-3010 (Fee In-Lieu of Parkland Dedication).

(B) Subdivision Dedication.

(1) Fordedicationmadeatsubdivision,theareatobededicatedmustbeconveyedbydeedtotheCityandmaybeshownonthepreliminaryplanandfinalplatas“ParklandDedicatedtotheCityofAustin.”

(2) The subdivider shall dedicate to the City all parkland required by this article when a platisapproved,exceptthatthedirectormaydeferdedicationofparklandtositeplanapproval if development within the subdivision will require a site plan under Division 23-6B-2 (Site Plan Review).

(C) Site Plan Dedication.

(1) For dedication made at site plan the area to be dedicated must be conveyed by deed totheCityandshownonthesiteplanas“ParklandDedicatedtotheCityofAustin.”The applicant shall dedicate the parkland required by this article to the City by deed beforethesiteplanisreleased,exceptthatthedirectormayallowdedicationtobedeferreduntilissuanceofacertificateofoccupancyiftheapplicantpostsfiscalsecurity to ensure compliance with the dedication requirement.

(2) Innegotiatingadeedunderthissection,thedirectormayrequirethatareasonableportion of the total impervious cover permitted on the site be allocated to the dedicated parkland to allow for construction of parkland amenities without unduly impacting development of the proposed site plan.

(D) Building Permits. For a building permit that is subject to Section 23-4B-2040 (Parkland DedicationorFeeIn-LieuatBuildingPermit),theareatobededicatedmustbeshownina deed to the City. The applicant shall dedicate to the City all parkland required by this article before a building permit is issued.

(E) Criteria for Land Dedication.

(1) LevelofService.ExceptasprovidedunderSubsection(H),theamountofparklandrequiredtobededicatedtotheCityis9.4acresforevery1,000residents,asdetermined by the following formula:

(9.4×NumberofUnits×ResidentsperUnit)/1,000=AcresofParkland

Contents23-4B-2010 Dedication of Parkland . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4B-2020 Standards for Parkland Dedication . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

23-4B-2030 Private Parkland . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4

23-4B-2040 Parkland Dedication or Fee In-Lieu at Building Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

23-4B-2050 Parkland Dedication Bonus . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5


(2) Densities.

(a) Incalculatingtheamountofparklandtobededicatedunderthissection,thenumber of residents in each dwelling unit is based on the following densities:

Table 23-4B-2010(A): Calculation of Parkland

Density Classification Residents in Each Dwelling UnitLow Density: Not more than 8 units per acre 2.8

Medium Density: More than 8 and not more than 15 units per acre

2.2

HighDensity:Morethan15unitsperacre 1.7

Hotel-MotelDensity:Totalnumberofrooms 1.7 × Annual Occupancy Rate

(b) If the density of a development is not known:

(i) Thedensityisassumedtobethehighestpermittedinthezone,orifthepropertyisnotzoned,36dwellingunitsperacre;or

(ii) Foraresidentialsubdivisionwithintheextraterritorialjurisdiction,theapplicantmayreducetheassumeddensitybyagreeing,inamannerthatisenforceablebytheCityandapprovedbythecityattorney,thatanysubsequent increases in density may require additional dedication of parkland under this section or payment of a fee in- lieu of dedication under Section 23-4B-3010 (Fee In-Lieu of Parkland Dedication).

(F) Dedication Costs.AnapplicantmustpayallcostsoftransferringtheparklandtotheCity,including the costs of:

(1) An environmental site assessment without any further recommendations for clean-up,certifiedtothecitynotearlierthanthe120thdaybeforetheclosingdate;

(2) ACategory1(a)landtitlesurvey,certifiedtothecityandthetitlecompanynotearlierthan the 120th calendar day before the closing date;

(3) AtitlecommitmentwithcopiesofallScheduleBandCdocuments,andanowner’sTitle policy;

(4) A fee simple deed;

(5) Taxes prorated to the closing date;

(6) Recording fees; and

(7) Charges or fees collected by the title company.

(G) PUD Parkland Requirements. Development within a Planned Unit Development (PUD)Zonemay,ifrequiredbytheordinanceadoptingthePUD,besubjecttoadditionalparkland requirements and may be entitled to count dedicated parkland towards meeting open space requirements under Section 23-3C-9130 (Planned Unit Development Zone).

(H) Fifteen Percent Urban Core Cap. The amount of parkland required to be dedicated within the Parkland Dedication Urban Core may not exceed 15 percent of gross site area forthedevelopmentrequiredtoprovidethededication,exceptuponconsentoftheapplicant or as authorized under this subsection.


23-4B-2010 Dedication

(1) The director may request that the Land Use Commission approve dedication in excess ofthe15percentcap,uptotheamountrequiredunderSubsection(E),ifdoingsoisnecessarytoaddressacriticalshortageofparklandforanareaidentifiedintheDeficientParklandAreaMaporprovideconnectivitywithexistingorplannedparksorrecreational amenities.

(2) Before the Land Use Commission considers a request under this subsection forapproval,thedirectorshallpresenttherequesttotheParksBoardforarecommendation.

(3) Inconsideringarequestfromthedirectorunderthissubsection,theLandUseCommission may:

(a) Deny the director’s request and limit the required dedication to no more than 15 percent of gross site area; or

(b) Requireadditionalparklanddedicationbeyondthe15percentcap,uptothelesser of either the amount required under Subsection (E) or the minimum amounttheLandUseCommissionfindstobenecessarybasedonthecriteriainSubsection(H)(1)andtheParklandDedicationOperatingProcedures.

(4) If an applicant dedicates less than the amount of land required for dedication under Subsection(E)duetothe15percentcapimposedbythissubsection,thedirectorshallrequire payment of a fee in-lieu of dedication under Section 23-4B-3010 (Fee In-Lieu of Parkland Dedication) for the remaining undedicated land.


(A) Inadditiontotherequirementsofthisarticle,landtobededicatedasparklandmustmeetthe requirements of this subsection.

(1) Parkland must be easily accessible to the public and open to public view so as to benefitarearesidents,enhancethevisualcharacteroftheCity,protectpublicsafety,andminimizeconflictswithadjacentlanduses.

(2) On-streetandoff-streetconnectionsbetweenresidentialneighborhoodsshallbeprovided,whereverpossible,toprovidereasonableaccesstoparksandopenspaceareas.

(3) ParklandmustcomplywiththestandardsintheComprehensivePlan,theParkandRecreationLong-RangePlan,theEnvironmentalCriteriaManual,andtheParklandDedication Operating Procedures.

(B) Thedirectorshalldeterminewhetherlandofferedfordedicationcomplieswiththestandards for dedication under Subsection (A) and may require a subdivision or site plan applicant to provide information deemed necessary to determine compliance.

(C) ExceptasotherwiserequiredundertheParklandDedicationOperatingProcedures,50percentofacreageinthe100yearfloodplainthatisdedicatedasparklandmaybecreditedtowardfulfillingtherequirementsofthisarticleifanyadjoininglandwithinthe25yearfloodplainisalsodedicatedasparkland.Thelandwithinthe25-yearfloodplainmaynotbecreditedtowardfulfillingtherequirementsofthisarticle.



(D) Landidentifiedonthedeficientparklandareamapthatdoesnototherwisecomplywiththe standards for parkland dedication may be accepted as dedicated parkland if the director determines that the land will provide recreational or educational opportunities for the surrounding community. Fifty percent of the acreage of land accepted for dedicationunderthissubsectionmaybecreditedtowardfulfillingparklanddedicationrequirements.


(A) Thedirectormayallowuptoa100percentcredittowardfulfillingtherequirementsof:

(1) Section 23-4B-2010 (Dedication of Parkland) for privately owned and maintained parkland or recreational easements that are available for use by the public and meet the standards of the Parkland Dedication Operating Procedures; and

(2) Section 23-4B-3020 (Parkland Development Fee) for recreational facilities that are located on privately owned and maintained parkland and available for use by the public.

(B) ForasubdivisionorsiteplanlocatedoutsidetheCitylimits,thedirectormayallowuptoa100percentcredittowardfulfillingtherequirementsofthisarticleforprivateparklandif:

(1) The director determines that the private parkland meets City parkland standards; and

(2) The land owner agrees to dedicate the private parkland to the City if the City annexes the land for all purposes.

(C) Ifprivateparklandwillincludeconstructionofrecreationalamenities,theapplicantmustpostfiscalsuretyinanamountequaltothefeein-lieuprovidedforunderSection23-4B-3010 (Fee In-Lieu of Parkland Dedication) and the development fee required under Section23-4B-3020(ParklandDevelopmentFee).Thefiscalsuretymustbepostedbeforefinalplatapprovalorbeforesiteplanrelease,foranyportionofthesubdivisionthatwillrequire a site plan.

(D) Yards,setbackareas,andprivatepersonalopenspacesrequiredbythisTitlemaynotbecountedasprivateparklandunderthissection,exceptforarequiredsetbackoryardthatincludes a public trail.

(E) Ifprivateparklandisallowed,arestrictivecovenantgrantingpublicaccessmustberecorded before the site plan or subdivision is approved unless:

(1) Thedirectorallowstheapplicanttodefertheobligationuntilissuanceofacertificateofoccupancyorapprovalofasiteplan,whicheverisapplicable;and

(2) Theapplicantpostsfiscalsecuritytoensurecompliancewiththeobligationtorecordthe covenant.




(A) Dedicationofparklandorpaymentinlieuofdedication,asdeterminedbythedirectorunderthisarticle,isrequiredtoobtainabuildingpermitforresidentialdevelopmentlocated within a subdivision that:

(1) Atthetimeofsubdivisionapproval,wasdeemedtobeexemptfromarequirementto dedicate parkland or pay a fee in-lieu of dedication based on the assumption that development within the subdivision would be limited to non-residential uses; and

(2) Hasnotsubsequentlydevelopedwithauseforwhichparklandwasdedicatedorafeein-lieu of dedication was paid.

(B) The amount of a fee in-lieu of parkland dedication under this section shall be calculated in accordance with Section 23-4B-2010 (Dedication of Parkland) and Section 23-4B-3010 (Fee In-Lieu of Parkland Dedication).


(A) Purpose and Applicability.

(1) Thissectionmodifiessitedevelopmentregulationstoreducepotentialimpactsofparkland dedication on the capacity of development to provide residential housing units.

(2) This section applies to development for which parkland dedication is required under thisarticle,exceptfordedicationsmadewithinaPlannedUnitDevelopmentzone.

(B) Density and Floor-to-Area Ratio (FAR) Calculations. If parkland is dedicated to the Cityasaconditiontoapprovalofasiteplan,thefollowingrequirementsofArticle23-3C(Zones) shall be calculated based on gross site area and shall include the portion of the site dedicated as parkland:

(1) Themaximumfloor-to-arearatio;and

(2) The maximum number of units per acre.




Dedication




(A) Fee In-Lieu Authorized. The director may require or allow a subdivision or site plan applicant to deposit with the City a fee in-lieu of dedicating parkland under Section 23-4B-2010 (Dedication of Parkland) if:

(1) Thedirectordeterminesthatpaymentofafeein-lieuofdedicationisjustifiedunderthe criteria in Subsection (B); and

(2) The following additional requirements are met:

(a) Less than six acres is required to be dedicated under Section 23-4B-2010 (Dedication of Parkland); or

(b) The land available for dedication does not comply with the standards for dedication under Section 23-4B-2020 (Standards for Dedication of Parkland).

(B) Review Procedure and Criteria.

(1) In determining whether to require dedication of land under Section 23-4B-2010 (Dedication of Parkland) or allow payment of a fee in-lieu of dedication under this section,thedirectorshallconsiderwhetherthesite:

(a) Islocatedwithinthedeficientparkareamap;

(b) Is adjacent to existing parkland;

(c) Hassufficientacreagetomeetthestandardsfordedicatedparklandundertheparkland dedication operating procedures;

(d) Isneededtoaddressacriticalneedforparklandortoremedyadeficiencyidentifiedbythedeficientparkareamap;or

(e) Would provide increased connectivity with existing or planned parks or recreational amenities.

(C) Fee Amount. The amount of the fee in-lieu of parkland dedication is established in the annual fee schedule based on a recommendation by the director in accordance with this subsection.

Contents23-4B-3010 Fee In-Lieu of Parkland Dedication . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4B-3020 Parkland Development Fee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

23-4B-3030 Fee Payment and Expenditure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4


Table 23-4B-3010(A): In Lieu Fee Calculation

Density Classification Residents in Each Dwelling UnitLow Density: Not more than 8 units per acre 2.8 x Land Cost per Person


2.2 x Land Cost per Person

HighDensity:Morethan15unitsperacre 1.7 x Land Cost per Person

Hotel-MotelDensity:Totalnumberofrooms 1.7 × Annual Occupancy Rate x Land Cost per Person

(1) Forpurposesofcalculating“LandCostperPerson”todeterminethefeein-lieuunderthis subsection:

(a) LandCostperPerson=(ParklandCostFactor)/(ParklandLevelofService)

(b) Where:

(i) “ParklandCostFactor”isdeterminedbythedirectorbasedontheaveragepurchasepricetotheCityforacquiringanacreofparkland,excludingametroor district park or golf course; and

(ii) “ParklandLevel-of-Service”is:

ParklandLevelofService=CityPopulation)/(NetParkAcreage)

(iii) “CityPopulation”isdeterminedbytheCityDemographer;and

(iv) “NetParkAcreage”isthetotalcitywideacreageofneighborhoodparks,pocketparks,andgreenways,asdeterminedbythedirectorbeforeadoptionof the annual fee ordinance by the Council.

(D) Fee In-Lieu and Dedication. If the director determines that payment of a fee in-lieu of parkland dedication is authorized under this section for only a portion of the landrequiredtobededicatedunderSection23-4B-2010(DedicationofParkland),thedirector may allow an applicant to pay a fee in-lieu for that portion and require that the remaining land be dedicated. If an applicant dedicates parkland under Section 23-4B-2010 (DedicationofParkland),thedirectormaynotincludethatacreageincalculatingthefeein-lieu required by this section for any remaining land not included in the dedication.


(A) Development Fee Required. ExceptasprovidedinSubsection(C),anapplicantmustpaya parkland development fee as a condition to approval of a residential subdivision or site planinordertoensurethatlandisdevelopedwithrecreationalamenitiessufficientforpark use.

(B) Fee Amount. The amount of the development fee is established in the annual fee schedule based on a recommendation by the director in accordance with this subsection.


23-4B-3020 Fees

Table 23-4B-3020(A): Parkland Development Fee

Density Classification Residents in Each Dwelling UnitLow Density: Not more than 8 units per acre 2.8 x Park Development Cost per Person


2.2 x Park Development Cost per Person

HighDensity:Morethan15unitsperacre 1.7 x Park Development Cost per Person

Hotel-MotelDensity:Totalnumberofrooms 1.7 × Annual Occupancy Rate x Park Development Cost per Person

(1) For purposes of determining the development fee under Subsection (B)(1):

ParkDevelopmentCost=(ParkDevelopmentCostFactor)/(ParkFacilitiesLevelof Service)

(2) Where:

(a) “ParkDevelopmentCostFactor”isdeterminedbythedirectorbasedonthe average cost of developing an acre of parkland up to the standards of a neighborhood park; and

(b) “ParkFacilitiesLevel-of-Service”is:

ParkFacilitiesLevelofService=(CityPopulation)/(NumberofDevelopedParks)

(c) Where:

(i) “CityPopulation”isdeterminedbytheCityDemographer;and

(ii) “NumberofDevelopedParks”isthetotalnumberofparksdevelopedwitharecreationalamenityortrail,asdeterminedbythedirectorpriortoadoptionof the annual fee ordinance by the Council.

(C) Construction of Amenities. The director may allow an applicant to construct recreationalamenitiesonpublicorprivateparkland,ifapplicable,in-lieuofpayingthedevelopmentfeerequiredbythissection.Inordertoutilizethisoption,theapplicantmust:

(1) Postfiscalsuretyinanamountequaltothedevelopmentfee;

(2) Ifadedicationoflandisrequired,constructrecreationalamenitiespriortothe dedication in a manner consistent with the Parkland Dedication Operating Procedures; and

(3) Documenttherequiredamenitiesconcurrentwithsubdivisionorsiteplanapproval,ina manner consistent with the Parkland Dedication Operating Procedures.


(A) Payment of a fee required under Section 23-4B-3010 (Fee In-Lieu of Parkland Dedication) or Section 23-4B-3020 (Parkland Development Fee) must be paid as required by this subsection.

(1) If a fee in-lieu of dedication or a parkland development fee is required as a condition tosubdivisionapproval,theapplicantmustdepositthefeewiththeCitybeforefinal


23-4B-3030 Fees

plat approval. The applicant may defer payment of a fee until site plan approval unless development proposed within the subdivision is exempt from the requirement to submit a site plan under Chapter 23-6 (Permits and Special Approvals).

(2) If a fee in-lieu of dedication or a parkland development fee is required as a condition tositeplanapproval,theapplicantmustdepositthefeewiththeCitybeforethesiteplan may be approved.

(B) The director shall place fees paid under Section 23-4B-3010 (Fee In-Lieu of Parkland Dedication) or Section 23-4B-3020 (Parkland Development Fee) into separate funds and use the fees consistently with the requirements of this subsection.

(1) ExceptasprovidedinSubsection(B)(3),thedirectorshallusefeespaidunderSection 23-4B-3010 (Fee In-Lieu of Parkland Dedication) solely to acquire parkland or recreationaleasementsthatwillbenefitresidentsofthedevelopmentforwhichthefees are assessed. These parkland or recreational easements must be located within a service area designated by the director under the Parkland Dedication Operating Procedures.

(2) The director shall use fees paid under Section 23-4B-3020 (Parkland Development Fee)solelytoacquireanddeveloprecreationalamenitiesthatwillbenefitresidentsofthe development for which the fees are assessed and are located within a service area designated by the director under the Parkland Dedication Operating Procedures.

(3) The director may use fees paid under Section 23-4B-3010 (Fee In-Lieu of Parkland Dedication)consistentwiththepurposesdescribedinSubsection(B)(2)if,withinoneyearfromthedatethefeesareappropriatedforexpenditure,thedirectordeterminesthat land which meets the requirements of Section 23-4B-2020 (Standards for Parkland Dedication) is unavailable for purchase within the service area for which the fees were assessed.

(C) TheCityshallexpendafeecollectedunderthisarticlewithinfiveyearsfromthedatethefeesareappropriatedforexpenditurebythedirector.Thisperiodisextendedbyfiveyearsif,attheendoftheinitialfive-yearperiod,lessthan50percentoftheresidentialunits within a subdivision or site plan have been constructed.

(D) IftheCitydoesnotexpendafeepaymentbythedeadlinerequiredinSubsection(C),the subdivision or site plan applicant who paid the fee may request a refund under the requirements of this subsection.

(1) A refund may only be requested for unbuilt units for which a fee in-lieu of dedication waspaid.TherefundrequestmustbemadeinwritingandfiledwiththeParksDirector not later than 180 calendar days after the expiration of the deadline under Subsection (C).

(2) Iftherefundrequestistimelyfiled,thedirectorshall:

(a) Refund the amount of unspent fees that were collected under this article in connection with approval of a subdivision or site plan; and

(b) If a site plan for which fees were assessed was subsequently revised to reduce the numberofunits,recalculatetheamountduebasedonthereducednumberofunits and refund any fees paid in excess of that amount.


23-4B-3030 Fees

Article 23-4C: Urban Forest Protection and PlantingContents

Division 23-4C-1: General Provisions







23-4C-1070 AdministrativeModificationofCityPolicies,Rules,andDesignStandards

23-4C-1080 ViolationsandOffenses








23-4C-2050 Appeal



23-4C-3020 AdministrativeModification

23-4C-3030 Appeal




23-4C-3070 VarianceEffectiveDateandExpiration

4C pg. iCity of Austin | LDC Revision 2019

4C pg. ii LDC Revision 2019 | City of Austin

Urban Forest Protection and Planting


Division 23-4C-1: General Provisions


(A) Purpose.

(1) Thepurposeofthisarticleistoconserve,protect,andreplanttheurbanforestthatcontributestoasafe,livable,andresilientcommunity.Thecityrecognizesthat preservation of existing trees is prioritized as these trees provide greater environmentalservices,suchasshadingbuildingsandsidewalks,uselesswater,andprovide a greater sense of place. The city further recognizes the urban forest is an integral part of the city’s infrastructure and protecting this asset greatly contributes tofurtheringcityplansandordinancesthataddressenvironmental,social,andeconomic well being.

(B) Applicability.

(1) This article applies in the zoning jurisdiction and to all development on city property in the planning jurisdiction.


(A) Thissectiondefineswordsandphrasesthatareusedprimarilyinthisarticle.ForwordsandphrasesusedgenerallythroughoutthisTitle,seeSection23-12A-1030(GeneralTermsand Phrases).

Critical Root Zone. Anareaaroundthetreewhereimpacts,suchasrootlossandsoilcompaction impact on a tree’s survival.

Diameter at Breast Height or DBH. The diameter of the trunk of a tree typically measured four and one-half feet above natural grade.

Contents23-4C-1010 Purpose and Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4C-1020 Definitions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4C-1030 Review Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

23-4C-1040 Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

23-4C-1050 Review and Inspection Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4

23-4C-1060 Fees and Waivers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4

23-4C-1070 AdministrativeModificationofCityPolicies,Rules,andDesignStandards . . . . . . . . . . . . . . . . . 5

23-4C-1080 ViolationsandOffenses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

23-4C-1090 Administration and Enforcement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

23-4C-1100 Expiration of Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6

4C-1 pg. 1City of Austin | LDC Revision 2019

Extreme Risk. A tree that has started to fail or is very likely to fail in the near future and poses severe consequences to people or property.

Heritage Tree. AtreethathasaDBHofatleast24inchesandisoneofthefollowingspecies:

a. Cypress (Taxodium spp.);

b. American elm (Ulmus americana);

c. Cedar elm (Ulmus crassifolia);

d. Anaqua (Ehretia anacua);

e. Oaks (Quercus spp.);

f. Pecan (Carya illinoensis);

g. Walnuts ( Juglans spp.).

Irreversible Condition. A biotic or abiotic condition that causes steady and terminal declineintreestructureorhealth.Treesaffectedbyanirreversibleconditionarereasonably expected to become a liability to life or property in the near future.

Keystone Tree. AtreethathasaDBHofatleast8inches,butlessthan19inches.

Protected Tree. AtreethathasaDBHofatleast19inches.

Public Tree. A tree that has at least two thirds of its trunk diameter located on real property owned or controlled by the city.

Reasonable Access. Accesstoapropertythatisreasonablebasedonthespecificsitecircumstances.Reasonableaccessmustbebypermittedaccess,amongtheleastimpactfuloptions,andneednotbethedesiredaccessiftherearereasonablealternatives.

Reasonable Use. Auseforaspecificparceloflandthatisreasonablebasedonthespecificsitecircumstancesincluding,butnotlimitedto,parcelsize,zoning,trees,environmentalfeatures,andotherapplicableregulations.Areasonableusemustbeapermitteduse,butneednotbetheeconomicallyhighestandbestuseofaparcel,andmust be among the least impactful potential uses of the property.

Regulated Tree. Asmallpublictree,keystonetree,protectedtree,orheritagetree.

Remove or Impact. An act that causes or may be reasonably expected to cause a tree todie,including:

a. Uprooting;

b. Severing or injuring the trunk;

c. Damaging the critical root zone; and

d. Pruning more than 25% of the live canopy.

Small Public Tree. ApublictreethathasaDBHofatleast4inchesoraplantedpublictree of any diameter.

4C-1 pg. 2 LDC Revision 2019 | City of Austin



(A) ExceptforfunctionsspecificallydelegatedtotheDevelopmentServicesDirector,referredtothroughoutthisarticleas“thedirector,”authorityandresponsibilityforimplementingthisarticleisdelegatedtothecityarborist,whoisappointedbythecitymanager.However,thecitymanagermayfromtimetotimedelegateparticularfunctionsunderthischaptertooneormoreothercitydepartments,whichshallcontroloverthegeneraldelegations in this subsection.

(B) Inexercisingauthorityunderthisarticle,thecityarboristmayconsultwithothercitydepartments regarding issues within that department’s area of expertise. For a summary ofgeneralfunctionsperformedbyvariouscitydepartmentsunderthisTitle,seeSection23-1B-3020 (Overview of City Departments).

(C) The director shall adopt administrative rules to implement this article. In consultation withtheTransportationandPublicWorksdirectors,thedirectorshalladoptadministrative rules to implement the street tree regulations in Article 23-8E (Street Tree Requirements). The rules shall be adopted under Chapter 1-2 (Adoption of Rules) and must be consistent with the requirements of this article. Rules adopted under this article shall include:

(1) Tree survey and assessment requirements;

(2) Tree preservation standards;

(3) Guidelines for identifying impacts that may constitute removal;

(a) Methods to protect trees during development;

(b) Mitigation measures;

(c) Planting requirements for residential lots;

(d) Right of way tree planting;

(e) Criteriaandperformanceindicators,includingacanopycovergoal,forassessingthe state of the urban forest;

(f) Process for submitting a retroactive application to remove a regulated tree damaged by natural causes;

(g) Asummaryoftheregulationsinthisarticleincludingtreetypes,sizes,andapplicability;

(h) A species protection prioritization list; and

(i) Other provisions necessary for the administration and enforcement of this article.

(D) The city arborist shall report annually to the Environmental Commission and Planning Commission.Thereportshallinclude,ataminimum,developmentimpactstoregulatedtrees and the state of the urban forest.


(A) Anapplicationproposingtoremoveorimpactaregulatedtreemaybefiledby:

(1) For a tree on private property:

(a) The owner or owner’s agent of the property on which the tree is located; or



(b) Thecity,ifthetreeposesasignificantrisktothepublic.

(2) For a tree on public property or a public street or easement:

(a) Acitydepartment,publicutility,orpoliticalsubdivisionwiththeauthoritytoinstallutilitylinesorotherpublicfacilitiesin,on,orabovetheproperty,street,oreasement; or

(b) The owner of the property adjacent to the property where the tree is located or the owner’s agent.

(B) An application must:

(1) Befiledwiththedirector;

(2) Include information as prescribed by the Environmental Criteria Manual and other applicable rules; and

(3) Include the fees required under Section 23-4C-1060 (Fees and Waivers).


(A) An applicant may request a project assessment prior to submitting a development application to determine how the requirements of this article apply to a proposed development.

(B) The city arborist shall review all applications to remove or impact a regulated tree for compliance with this article.

(C) The city arborist shall determine if an application complies with this article before a permit may be issued.

(D) The city arborist shall require mitigation conditions consistent with this article and the Environmental Criteria Manual before approving an application to remove or impact a regulatedtree.Theresponsibledirectorshallnotgrantfinalapprovalofanapplicationproposingtoremoveorimpactaregulatedtreeuntiltheapplicantsatisfiesthemitigationconditionsorpostsfiscalsuretytoensureperformanceofthemitigationconditions.

(E) The city arborist shall inspect projects during development to ensure permit compliance.


(A) Anapplicantmustpaytheassessment,review,orinspectionfeesestablishedbyseparateordinanceifassessment,review,orinspectionbythecityarboristisrequiredbythisarticle.

(B) The review and inspection fees may be waived if the application is for:

(1) Removal or impact of a regulated tree due to repairs to an occupied structure or property not associated with a development application; or

(2) Removal of a regulated tree that is dead or poses an extreme risk to life or property.

(C) Tree mitigation requirements are waived for Subsections (B)(1) and (2).



23-4C-1070 Administrative Modification of City Policies, Rules, and Design Standards

(A) The city arborist may request that a city department administratively modify a policy,rule,ordesignstandardtotheextentnecessarytopreservearegulatedtreeifenforcement will otherwise result in removal or removal by impact.

(B) Atthecityarborist’srequest,aresponsibledirectormayadministrativelymodifytheapplicablepolicy,rule,ordesignstandardifthedirectordeterminesthatawaiverormodificationwillnotposeathreattopublicsafety.

(C) Thissectiondoesnotprovideauthorityforanadministrativemodificationthatisnototherwise authorized under city code.

23-4C-1080 Violations and Offenses

(A) A person may not:

(1) Remove or impact a regulated tree without obtaining the city arborist’s review and approval under this article; or

(2) Remove or impact a heritage tree without obtaining approval of the city arborist or a variance from the Land Use Commission under Division 3 of this article.

(B) A property on which any act prohibited under Subsection (A)(1) has occurred is in violation of this article unless the violation is remedied in a manner approved by the city arborist consistent with the requirements of this article.

(C) AsprovidedinSection23-2J-1020(GeneralOffensesandViolations),itshallbeanoffensetotakeanyactionprohibitedunderthisarticle,ortomaintain,use,oroccupyapropertythat violates this article.


(A) Administrative and Judicial Enforcement. The city arborist is charged with enforcement ofthisarticleandmayenforcethisarticle,includingtheviolationsdescribedinSection23-4C-1080(ViolationsandOffenses),consistentwiththeproceduresestablishedinArticle23-2J (Enforcement).

(B) Effect of Violations on Development Review. If the city arborist determines that a propertyisinviolationofthisarticle,thedirectormaydisapproveanapplicationofasiteplanorbuildingpermitunlessthecityarboristcertifiesthatallreasonablemitigationmeasures have been performed consistent with requirements of the Environmental CriteriaManual,whichmayinclude:

(1) Forremovalofanytreeinviolationofthisarticle,enhancedmitigationrequirementscommensurate with the loss of area that was contained in the critical root zone of the tree; or



(2) Forremovalofaheritagetreeinviolationofthisarticle,replantingoneormoretreesintheoriginallocationoftheheritagetreeandmitigationsufficienttopreserveorprotect an area generally equivalent to the critical root zone of the heritage tree.

(C) Appeal.

(1) IfthedirectordisapprovesanapplicationunderSubsection(B),theapplicantmayappeal the director’s decision to the Land Use Commission consistent with the requirements of Article 23-2I (Appeals).

(2) Inconsideringanappealunderthissection,thedirectorshallbeartheburdenofproving the violation and the reasonableness of any required mitigation consistent with the procedures for enforcement appeals under Section 23-2I-4020 (Appellate Burden).Tocarrytheburden,thedirectormustprovideclearandconvincingevidence that:

(a) Thecityinitiatedenforcementactivityfortheviolationandnotifiedthepropertyowner within two years of the violation; and

(b) The mitigation required by the city arborist is consistent with this article and associated rules.


(A) An approval not associated with a development application expires one year after the dateofitsapproval,providedthatthemitigationconditionsinthepermitremainineffectuntil the conditions are met.

(B) An approval associated with a development application expires when the associated permitexpires,providedthatthemitigationconditionsinthepermitremainineffectuntilthe conditions are met.





(A) Development applications should incorporate all regulated trees to preserve the natural character of the landscape unless the city arborist has approved an application to remove or impact a regulated tree under this article.

(B) Exceptasotherwiseallowedunderthisdivision,apersonmaynotremoveorimpactasmallpublic,keystone,orprotectedtreeunlessthecityarboristhasissuedapermitforthe removal or impact under this division.


(A) An application proposing to remove or impact a small public tree is required only if the proposed removal or impact is associated with a development application.

(B) The city arborist may approve an application to remove or impact a small public tree associated with a development application only after determining that:

(1) The tree poses an extreme risk to life or property;

(2) The tree is dead;

(3) Thetreeisaffectedbyanirreversiblecondition;

(4) Removalofthetreecannotbeavoidedthroughminorchangestoadevelopment,suchasgrading,access,parking,orlandscapeislandconfiguration,thatwouldnotchange building layout or number of units;

(5) Thetreepreventstheopeningofnecessaryvehiculartrafficlanesinastreetoralley;

(6) The tree prevents the construction of utility or drainage facilities that may not feasibly be rerouted and reasonable alternative construction methods have been exhausted; or

(7) The proposed development complies with 23-9E and street tree requirements in the Transportation Criteria Manual and Environmental Criteria Manual.

Contents23-4C-2010 General Provisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4C-2020 Small Public Trees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4C-2030 Keystone Trees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4C-2040 Protected Trees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

23-4C-2050 Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2



(A) ExceptasinSubsection(B),anapplicationproposingtoremoveorimpactakeystonetree is only required if the proposed removal or impact is associated with a development application.

(B) An application proposing to remove or impact a keystone tree associated with a developmentapplicationisnotrequiredifthepropertyiszonedR2A,R2B,R2C,orR3.

(C) AdevelopmentapplicationonpropertyzonedR2A,R2B,R2C,orR3maycountkeystonetrees towards tree planting or mitigation requirements.

(D) The city arborist may approve an application to remove or impact a keystone tree only after determining that:




(4) Removalofthetreecannotbeavoidedthroughminorchangestoadevelopment,suchasgrading,access,parking,orlandscapeislandconfiguration,thatwouldnotchange building layout or number of units; or

(5) For a tree located on public property or a public street or easement:

(a) ThetreepreventstheopeningofnecessaryvehiculartrafficlanesinastreetoralleyasidentifiedintherequirementsandpoliciesoftheTransportationPlanorTransportation Criteria Manual; or

(b) The tree prevents the construction of utility or drainage facilities that may not feasibly be rerouted and reasonable alternative construction methods have been exhausted.


(A) The city arborist may approve an application to remove or impact a protected tree only after determining that:




(4) The tree prevents reasonable use of the property; or

(5) For a tree located on public property or a public street or easement:

(a) ThetreepreventstheopeningofnecessaryvehiculartrafficlanesinastreetoralleyasidentifiedintherequirementsandpoliciesoftheTransportationPlanorTransportation Criteria Manual; or

(b) The tree prevents the construction of utility or drainage facilities that may not feasibly be rerouted and reasonable alternative construction methods have been exhausted.


23-4C-2030 SmallPublic,Keystone,andProtectedTrees

(B) The city arborist may recommend that the Board of Adjustment or Land Use Commission approvevariancesorthattheresponsibledirectorapproveadministrativemodificationsasauthorizedunderthisTitle,ifthevarianceormodificationwouldallowdesignsolutionsthat the city arborist believes will preserve a protected tree.

23-4C-2050 Appeal

(A) An applicant may appeal the denial of an application that proposes to remove or impact a protected tree to the Land Use Commission consistent with the requirements of Article 23-2I (Appeals).

(B) An appeal under this section requires review by the Environmental Commission prior to the Land Use Commission hearing.


23-4C-2050SmallPublic,Keystone,andProtectedTrees


23-4C-2050 SmallPublic,Keystone,andProtectedTrees




(A) Exceptasotherwiseallowedunderthisdivision,apersonmaynotremoveorimpactaheritage tree unless the city arborist has issued a permit for the removal or impact under this division.

(B) ApermittoremoveorimpactaheritagetreemaybeissuedonlyifamodificationorvarianceisapprovedunderSection23-3C-3020(AdministrativeModification)or23-3C-3040 (Land Use Commission Variance).

(C) The requirements in this division apply to trees on private and public property. To the extentofconflictwithanothersectionofthecode,thisdivisioncontrols.

23-4C-3020 Administrative Modification

(A) ThedirectormaygrantanadministrativemodificationfromSection23-4C-3010(RemovalorImpactProhibited)toremoveorimpactaheritagetreeafterdetermining,basedonthecityarborist’srecommendation,that:


(2) The tree is dead; or

(3) Thetreeisaffectedbyanirreversiblecondition.

(B) ThedirectormaygrantanadministrativemodificationfromSection23-4C-3010(Removalor Impact Prohibited) to remove or impact a heritage tree that does not have at least one stemthatis30inchesinDBHorlargerafterdetermining,basedonthecityarborist’srecommendation,thattheheritagetreemeetsthecriteriainSubsection23-4C-2040(A)(ProtectedTrees),andthat:

(1) Theapplicanthasappliedforandbeendeniedavariance,waiver,exemption,modification,oralternativecompliancefromanotherCityCodeprovisionwhichwouldeliminatetheneedtoremovetheheritagetree,asrequiredinSection23-4C-3060(Variance Prerequisite); and

Contents23-4C-3010 Removal or Impact Prohibited. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4C-3020 AdministrativeModification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4C-3030 Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

23-4C-3040 Land Use Commission Variance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

23-4C-3050 Application for Variance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

23-4C-3060 Variance Prerequisite . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4

23-4C-3070 VarianceEffectiveDateandExpiration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4


(2) Removing or impacting the heritage tree is not the result of a method chosen by theapplicanttodeveloptheproperty,unlessthedesignwillallowforthemaximumprovisionofecologicalservice,historic,andculturalvalueofothertreesonthesite.

(C) For a property that fronts a corridor designated by Division 23-3A-5 (Growth Concept Map andTransitPriorityNetwork),thedirectormaygrantanadministrativemodificationfromSection 23-4C-3010 (Removal or Impact Prohibited) to remove or impact a heritage tree thathasatleastonestemthatis30inchesDBHorlargerafterdetermining,basedonthecityarborist’srecommendation,thattheheritagetreemeetsthecriteriainSubsection23-4C-2040(A)(ProtectedTrees),andthat:

(1) Transplanting the heritage tree is not feasible due to tree condition;

(2) Theapplicanthasappliedforandbeendeniedavariance,waiver,exemption,modification,oralternativecompliancefromanotherCityCodeprovisionwhichwouldeliminatetheneedtoremovetheheritagetree,asrequiredinSection23-3C-3060(Variance Prerequisite); and

(3) Removing or impacting the heritage tree is not the result of a method chosen by theapplicanttodeveloptheproperty,unlessthedesignwillallowforthemaximumprovisionofecologicalservice,historic,andculturalvalueofothertreesonthesiteorrequirements.

(D) Anapplicantbearstheburdenofestablishingthattherequestedmodificationmeetsallapplicable requirements and criteria.

(E) Anadministrativemodificationgrantedunderthissection:

(1) Shall be the minimum change necessary;

(2) Shall require mitigation as a condition of waiver approval for waivers requested under Subsection (B) or (C) of this section; and

(3) MaynotbeissueduntiltheapplicanthassatisfiedthemitigationconditionsrequiredunderSubsection(E)(2)ofthissectionorpostedfiscalsuretyadequatetoensurethatperformance of the mitigation conditions will be achieved not later than one year after issuance of the variance.

(F) ThedirectorshallpreparewrittenfindingstosupportthegrantordenialofanadministrativemodificationrequestunderSubsections(A),(B),or(C)ofthisSection.

23-4C-3030 Appeal

(A) AnapplicantmayappealdenialofanadministrativemodificationunderSection23-4C-3020(AdministrativeModification)totheLandUseCommissionconsistentwiththerequirements of Article 23-2I (Appeals).

(B) An appeal under this section requires review by the Environmental Commission prior to the Land Use Commission hearing.


23-4C-3030 HeritageTrees


(A) The Land Use Commission may grant a variance from Section 23-3C-3010 (Removal or Impact Prohibited) to remove or impact a heritage tree that has at least one stem that is 30inchesDBHorlargerafterdetermining,basedonthecityarborist’srecommendation,thattheheritagetreemeetsthecriteriainSubsection23-4C-2040(A)(ProtectedTrees),and:

(1) Theapplicanthasappliedforandbeendeniedavariance,waiver,exemption,modification,oralternativecompliancefromanotherCityCodeprovisionthatwouldeliminatetheneedtoremoveorimpacttheheritagetree,asrequiredinSection23-4C-3060 (Variance Prerequisite); and

(2) Removing or impacting the heritage tree is not the result of a method chosen by theapplicanttodeveloptheproperty,unlessthedesignwillallowforthemaximumprovisionofecologicalservice,historic,andculturalvalueofothertreesonthesite;or

(3) The location of the tree impacts access requiremenets or public safety.

(B) A variance granted under this section:

(1) Shall be the minimum change necessary;

(2) Shall require mitigation as a condition of variance approval for variances requested; and

(3) MaynotbeissueduntiltheapplicanthassatisfiedthemitigationconditionsrequiredunderSubsection(B)(2)ofthissectionorpostedfiscalsuretyadequatetoensurethatperformance of the mitigation conditions will be achieved not later than one year after issuance of the variance.

(C) Consideration of a variance under this section requires review by the Environmental Commission prior to the Land Use Commission hearing.

(D) Inactingonavarianceapplication,theLandUseCommissionissubjecttotheproceduresestablishedinDivision23-2G-1(VariancesandSpecialExceptions),includingtherequirementtoconductapublichearingandmakewrittenfindings.


(A) Foraheritagetreelocatedonpublicpropertyorapublicstreetoreasement,anapplication requesting a variance to allow removal or impact of the heritage tree may be filedby:

(1) Acitydepartment,publicutility,orpoliticalsubdivisionwiththeauthoritytoinstallutilitylinesorotherpublicfacilitiesinorabovetheproperty,street,oreasement;or

(2) Theownerofpropertyadjoiningthesiteofthetree,ortheowner’sagent.

(B) Foraheritagetreelocatedonprivateproperty,anapplicationrequestingavariancetoallowremovingorimpactingtheheritagetreemaybefiledby:

(1) Theownerofthepropertyonwhichthetreeislocated,ortheowner’sagent;or

(2) Thecityarborist,ifthetreeisdeadorposesanextremerisk.

(C) An application requesting a variance to allow removing or impacting a heritage tree must:


23-4C-3050HeritageTrees

(1) Befiledwiththedirector;

(2) Include the fee prescribed by ordinance; and

(3) Include the information prescribed by the Environmental Criteria Manual.


(A) Ifavariance,waiver,exemption,modification,oralternativecompliancefromanotherCityCode provision would eliminate the need for a variance from Section 23-4C-3010 (Removal orImpactProhibited),beforerequestingavariancetoallowremovingorimpactingaheritage tree on private property the applicant shall:

(1) Requestavariance,waiver,exemption,modificationoralternativecompliancefromthe City Code provisions that would eliminate the need to remove or impact the heritage tree; and

(2) Obtainagrantordenialofthevariance,waiver,exemption,modificationoralternativecompliance that would eliminate the need to remove or impact the heritage tree.

(B) A request for a variance to allow development that removes or impacts a heritage tree maynotbeconsideredunlessthevariance,waiver,exemption,modification,oralternativecompliance from other City Code provisions is denied.

(C) This section does not apply to an application for a variance to remove or impact a heritage treebasedonthecriteriainSubsection23-4C-2040(A)(1),(2),or(3)(ProtectedTrees).

(D) Thebodyconsideringthevariance,waiver,exemption,modification,oralternativecomplianceshallconsiderthebenefitofpreservingtheheritagetreeindeterminingwhethertograntordenytherequestforavariance,waiver,exemption,modification,oralternative compliance from another City Code provision.

(E) Thissectiondoesnotrequireanapplicanttorequestavariance,waiver,exemption,modification,oralternativecomplianceifthedirectordeterminesthattodosowouldendanger the public health and safety.

23-4C-3070 Variance Effective Date and Expiration

(A) Approvalofavariancerequesttoremoveorimpactaheritagetreeiseffectiveimmediately.

(B) A variance to remove or impact a heritage tree expires:

(1) Oneyearafteritseffectivedate,providedthatthemitigationconditionsinthevarianceremainineffectuntiltheconditionsaremet;or

(2) Foranapplicationthatisassociatedwithapendingsubdivision,siteplan,orbuildingpermitsubmittedtothecity,whenthedevelopmentpermitexpires.


23-4C-3060 HeritageTrees

Article 23-4D: Water QualityContents

Division 23-4D-1: General Provisions







23-4D-1070 Engineer’sCertification








23-4D-2070 AdministrativeModifications

23-4D-2080 SummaryofVariancesandModifications














4D pg. iCity of Austin | LDC Revision 2019


23-4D-4010 WaterwayClassifications




23-4D-4050 CriticalWaterQualityZoneStreet,Driveway,andTrailCrossings


23-4D-4070 FloodplainModification



















23-4D-7030 ModificationofErosionControlandConstructionSequencingPlans




4D pg. ii LDC Revision 2019 | City of Austin

Water Quality













23-4D-8120 RestrictionsonDevelopmentImpactingLakeAustin,LadyBirdLake&LakeWalterE.Long

23-4D-8130 ThreatenedorEndangeredSpeciesNotification






23-4D-9050 NoExemptions,SpecialExceptions,WaiversorVariances

23-4D-9060 ApplicationtoExistingTracts,PlattedLots,andPublicSchools


23-4D-9080 LimitedAdjustmenttoResolvePossibleConflictswithOtherLaws



23-4D-9110 EfficientandCost-EffectiveWaterQualityProtectionMeasures



4D pg. iiiCity of Austin | LDC Revision 2019

Water Quality

4D pg. iv LDC Revision 2019 | City of Austin

Water Quality


Division 23-4D-1: General Provisions


(A) Findings

(1) Thecitycouncilmakesthefollowingfindings:

(a) The Austin Comprehensive Plan calls for protecting and improving the water qualityofAustin’screeks,lakes,andaquifersforcommunityuseandsupportofaquatic life.

(b) Austin’s watersheds are the lands that contribute to and sustain the City’s creeks and lakes. Development anywhere within a watershed can impact water that flowsthroughitaswellasdownstreamreceivingwaters.Protectionofwatershedsis critical to the health of waterways and the City’s water supply.

(c) Urbanizationandchanginglanduseconditionsmodifywatershedhydrology,disruptaquatichabitat,andincreaseerosionandthelevelofpollutantsinwaterways.

(d) Austin lies along the boundary of two ecological regions: the Edwards Plateau and theBlacklandPrairie,whichdifferincertaincriticalrespects.

(i) TheEdwardsPlateaufeaturessteepslopes,ruggedcanyons,andthecavesand springs of the Edwards Aquifer. Its thin soils and rapid transmission ofwatermeanstormwaterreceivesverylittlefiltration,whichriskscontaminationofsurfaceandgroundwater.Inaddition,thesewesternwatersheds drain to the City’s principle sources of drinking water.

(ii) Incontrast,theBlacklandPrairiefeaturesbroad,alluvialfloodplainsaswellasdeep but erosive clay soils and creek banks.

(e) Giventhesefundamentalphysicaldifferences,watershedregulationshavebeentailoredtobestfittheuniqueandsubstantiallydifferentconditionsofeachregion.

(f) Protection of the City’s watersheds and the quality of its water supply is necessary toprotectpublichealth,safety,andwelfare.

(2) InadditiontothefindingsinSubsection(A)(1),thecitycouncilincorporatesthefollowingassupplementalfindings:

Contents23-4D-1010 Findings and Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4D-1020 Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

23-4D-1030 Residential Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

23-4D-1040 Review Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

23-4D-1050 Environmental Criteria Manual . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

23-4D-1060 Designation of Regulated Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

23-4D-1070 Engineer’sCertification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

4D-1 pg. 1City of Austin | LDC Revision 2019

(a) The Watershed Protection Master Plan and all supporting documentation and studies cited therein; and

(b) Section13-15-201(FindingsandObjectives),adoptedinPart1ofOrdinanceNo.860508-v.

(B) Purpose.ThepurposeofthisarticleistoprotectthewaterqualityoftheCity’screeks,lakes,andaquifersthrough:

(1) Setbacksthatpreserveandrestorethenaturalfunctionofwaterwaysandfloodplain;

(2) Developmentstandardsthatprotectsensitiveenvironmentalfeatureslikecaves,wetlands,springs,andsteepslopes;

(3) Limitsonimperviouscoverthatprotectnaturalfunctionandinfiltration;

(4) Limits on grading that maintain natural hydrology and minimize site disturbance;

(5) Stormwatercontrolmeasuresthatslowdown,filter,andusepollutedrunoffinbeneficialways;

(6) Facilitating redevelopment that increases the degree to which pre-existing construction complies with this article; and

(7) Regulations and review procedures that protect property rights.


(A) ExceptasprovidedinSubsections(B)and(C),thisarticleappliesintheplanningjurisdiction.

(B) Forapreliminaryplan,finalplat,orsubdivisionconstructionplanintheportionoftheCity’s extraterritorial jurisdiction that is within Travis County:

(1) This article does not apply; and

(2) Title 30 (Austin/Travis County Subdivision Regulations) governs.

(C) Development by the City of Austin is not exempt from the standards of this article.


(A) Applications to develop one to two residential units and applications to develop three to nineresidentialunitsthatmeetspecificconditionsaresubjecttotherequirementsofthisarticleidentifiedinDivision23-2B-2(ResidentialDevelopmentRegulations).


(A) Authority and responsibility for implementing this article is delegated to the director of theDevelopmentServicesDepartment,whichisreferredtointhisarticleas“thedirector.”However,thecitymanagermayfromtimetotimedelegateparticularfunctionsunderthischaptertooneormoreothercitydepartments,whichshallcontroloverthegeneraldelegation in this subsection.

4D-1 pg. 2 LDC Revision 2019 | City of Austin

23-4D-1020 General Provisions

(B) Inexercisingauthorityunderthisarticle,thedirectormayconsultwithotherCitydepartments regarding issues within that department’s area of expertise. For a summary ofgeneralfunctionsperformedbyvariousCitydepartmentsunderthisTitle,seeSection23-1B-3020 (Overview of City Departments).


(A) The director shall adopt an Environmental Criteria Manual to aid in administering and enforcing this title. The manual shall be adopted by administrative rule and must be consistent with the requirements of this title.

(B) The Environmental Criteria Manual shall include standards for:

(1) ImperviouscovercalculationsandassumptionsasdefinedunderDivision23-4D-3(Impervious Cover);

(2) ApplicabilityandgeometryofstreambuffersrequiredunderDivision23-4D-4(Waterway and Floodplain Protection);

(3) DevelopmentinstreambuffersandfloodplainmodificationasallowedunderDivision23-4D-4(WaterwayandFloodplainProtection),includingthefunctionalassessmentoffloodplainhealth;

(4) IdentificationandprotectionofcriticalenvironmentalfeaturesasrequiredunderDivision 23-4D-5 (Protection of Special Features);

(5) Design,construction,andmaintenanceofwaterqualitycontrolsasrequiredunderDivision 23-4D-6 (Water Quality Control and Green Stormwater Infrastructure Standards);

(6) Eligibility and calculations for the payment-in-lieu and cost recovery provisions established under Division 23-4D-6 (Water Quality Control and Green Stormwater Infrastructure Standards);

(7) Design and installation of erosion and sedimentation controls as required under Division 23-4D-7 (Erosion and Sedimentation Control);

(8) Calculation of slopes as required under Section 23-4D-8030 (Construction on Slopes);

(9) Technical compliance with Division 23-4D-9 (Save Our Springs Initiative);

(10) Design,installation,andmaintenanceofthelandscaperequirementsandcalculationoftheFunctionalGreenScoreasrequiredunderSection23-3C-10090(HillCountryRoadwayOverlay),Section23-3C-10140(WaterfrontOverlay),andDivision23-3D-3(Landscape); and

(11) Urbanforestprotectionandreplenishment,aslistedunderSection23-4C-1030(Review Authority).




(A) Designation of Regulated Areas. Forpurposesofadministeringthisarticle,theWatershed Director shall determine the boundaries of regulated areas according to the following designations:

(1) BARTON SPRINGS ZONE means the Barton Creek watershed and all watersheds that contributerechargetoBartonSprings,includingtothoseportionsoftheWilliamson,Slaughter,Onion,Bear,andLittleBearCreekwatershedslocatedintheEdwardsAquifer recharge or contributing zones.

(2) BARTON CREEK WATERSHEDmeansthelandareathatdrainstoBartonCreek,including Little Barton Creek watershed.

(3) EDWARDS AQUIFER is the water-bearing substrata that includes the stratigraphic rock units known as the Edwards Group and Georgetown Formation.

(4) EDWARDS AQUIFER CONTRIBUTING ZONE means all land generally to the west and upstream of the Edwards Aquifer recharge zone that provides drainage into the Edwards Aquifer recharge zone.

(5) EDWARDS AQUIFER RECHARGE ZONE means all land over the Edwards Aquifer that rechargestheaquifer,asdeterminedbythesurfaceexposureofthegeologicunitscomprisingtheEdwardsAquifer,includingtheareasoverlainwithquaternaryterracedeposits.

(6) SOUTH EDWARDS AQUIFER RECHARGE ZONE means the portion of the Edwards Aquifer recharge zone that is located south of the Colorado River and north of the Blanco River.

(7) SUBURBAN WATERSHEDSincludeallwatershedsnototherwiseclassifiedasUrban,WaterSupplySuburban,orWaterSupplyRuralwatersheds,andinclude:

(a) TheBrushy,Buttercup,Carson,Cedar,Cottonmouth,CountryClubEast,CountryClubWest,Decker,DryCreekEast,ElmCreek,ElmCreekSouth,Gilleland,HarrisBranch,Lake,Lockwood,Maha,Marble,NorthForkDry,Plum,Rattan,Rinard,SouthBoggy,SouthForkDry,SouthBrushy,Walnut,andWilbargerCreekwatersheds;

(b) The Colorado River watershed downstream of U.S. 183; and

(c) ThoseportionsoftheOnion,Bear,LittleBear,Slaughter,andWilliamsoncreekwatersheds not located in the Edwards Aquifer recharge or contributing zones.

(8) URBAN WATERSHEDS include:

(a) TheBlunn,Buttermilk,Boggy,EastBouldin,Fort,Harper’sBranch,Johnson,LittleWalnut,Shoal,Tannehill,Waller,andWestBouldinCreekwatersheds;

(b) The north side of the Colorado River watershed from Johnson Creek to U.S. 183; and

(c) The south side of the Colorado River watershed from Barton Creek to U.S. 183.



(9) WATER SUPPLY RURAL WATERSHEDS include:

(a) The Lake Travis watershed;

(b) TheLakeAustinwatershed,excludingtheBullCreekwatershedandtheareatothe south of Bull Creek and the east of Lake Austin; and

(c) TheBearWest,Bee,Bohl’sHollow,CedarHollow,Coldwater,CommonsFord,Connors,Cuernavaca,HarrisonHollow,HogPen,Honey,LittleBee,PantherHollow,RunningDeer,St.Stephens,Steiner,andTurkeyCreekwatersheds.

(10) WATER SUPPLY SUBURBAN WATERSHEDS include:

(a) TheBull,Eanes,DryCreekNorth,Huck’sSlough,TaylorSloughNorth,TaylorSloughSouth,andWestBullCreekwatersheds;

(b) The Lady Bird Lake watershed on the south side of Lady Bird Lake from Barton Creek to Tom Miller Dam;

(c) The Lady Bird Lake watershed on the north side of Lady Bird Lake from Johnson Creek to Tom Miller Dam; and

(d) The Lake Austin watershed on the east side of Lake Austin from Tom Miller Dam to Bull Creek.

(B) Verification Required. The Watershed Director may require an applicant to:

(1) Verify the boundary of an area described in Subsection (A); and

(2) Forpropertywithin1,500feetofanEdwardsAquiferrechargezoneboundary,theWatershedDirectormayrequirethatanapplicantprovideacertifiedreportfromageologist or hydrologist verifying the boundary location.

(C) Boundary Map. A map of the areas described in Subsection (A) is maintained by the WatershedDirectorandavailableforinspectionattheofficesoftheDevelopmentServices Department.

23-4D-1070 Engineer’s Certification

(A) Anengineermustcertifyaplanorplatascomplete,accurate,andincompliancewiththe standards of this article. The director may waive this standard after making a determination that the plan or plat includes only minor alterations or improvements that do not require the services of an engineer.





(A) ExceptasprohibitedbyDivision23-4D-9(SaveOurSpringsInitiative),alimitedadjustment from the standards of this article may be granted under Division 23-2G-3 (Limited Adjustments).


(A) Thedirectormayapprovereplacementofexistingdevelopmentlocatedonaproperty,orincludedinanapprovedsiteplan,ifthedevelopmentisreconfiguredasaresultofright-of-wayconfigurationandthereplacementcomplieswiththissection.

(B) Fordevelopmentthatexistedinthecondemnedareaoftheproperty,theWatershedDirector may:

(1) Approve replacement of development that existed in the condemned area onto the remainder of the property; and

(2) Administrativelymodifythefollowingrequirementsofthisarticle,iftheWatershedDirector determines that the replacement development will not increase the pollutant loading:

(a) Requirements applicable to development in the water quality transition zone and the critical water quality zone; and

(b) The limitations of this article on impervious cover.

(C) For property that had existing development or that was included in a released site plan onMarch10,1996,thedirectormayapproveadditionaldevelopmentthatexceedstheimpervious cover limitations of this article if the director determines that the increased impervious cover is necessary to comply with the accessibility standards of the Americans With Disabilities Act or the Building Code.

Contents23-4D-2010 Limited Adjustment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4D-2020 Condemnation and Accessibility Exceptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4D-2030 Redevelopment Exception in Urban and Suburban Watersheds . . . . . . . . . . . . . . . . . . . . . . . . . . 2

23-4D-2040 Redevelopment Exception in the Barton Springs Zone . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

23-4D-2050 Redevelopment Exception in the Water Supply Rural & Water Supply Suburban Watersheds . 4

23-4D-2060 Land Use Commission Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6

23-4D-2070 AdministrativeModifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

23-4D-2080 SummaryofVariancesandModifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10



(A) Applicability. This section applies to property that contains existing development and is located in an Urban or Suburban watershed if:

(1) AnydevelopmentconstructedwithoutapermitafterJanuary1,1992hasbeenremoved from the site and the area restored to pre-development conditions; and

(2) Theapplicantfilesasiteplanapplicationorconcurrentsubdivisionandsiteplanapplications and elects for the property to be governed by this section.

(B) Requirements for Redevelopment Exception. This article does not apply to redevelopment of property under this section if the redevelopment:

(1) Does not increase the existing amount of impervious cover on the site;

(2) Removes any existing impervious cover from within 50 feet of the centerline of a classifiedwaterwayandrevegetatestheareaasprescribedintheEnvironmentalCriteria Manual;

(3) Provides water quality controls that comply with Section 23-4D-6030 (Water Quality Control and Green Stormwater Infrastructure Standards) for the redeveloped area or an equivalent area on the site;

(4) Doesnotincreasenon-compliance,ifany,withSection23-4D-4040(CriticalWaterQualityZoneDevelopment),Section23-4D-4050(CriticalWaterQualityZoneStreet,Driveway,andTrailCrossings),Section23-4D-5020(CriticalEnvironmentalFeatures),or Section 23-4D-5030 (Wetland Protection);

(5) Complies with Section 23-4D-5010 (Environmental Resource Inventory) and all constructionphaseenvironmentalstandardsineffectatthetimeofconstruction,including Division 23-4D-7 (Erosion and Sedimentation Control); and

(6) DoesnotplaceredevelopmentwithintheErosionHazardZone,unlessprotectiveworks are provided as prescribed in the Drainage Criteria Manual.


(A) Applicability

(1) This section applies to property that contains existing development and is located in the Barton Springs Zone if:

(a) AnydevelopmentconstructedwithoutapermitafterJanuary1,1992hasbeenremoved from the site and the area restored to pre-development conditions; and

(b) Theapplicantfilesasiteplanapplicationorconcurrentsubdivisionandsiteplanapplications and elects for the property to be governed by this section.

(2) Forredevelopmentgovernedbythissection,thissectionsupersedesDivision23-4D-9(SaveOurSpringsInitiative),totheextentofconflict.

(B) Definitions. In this section:

1. STANDARD POND means water quality controls that comply with Section 23-4D-6030 (Water Quality Control and Green Stormwater Infrastructure Standards); and


23-4D-2030 Exceptions and Variances

2. SOS POND means water quality controls that comply with Section 23-4D-6030 (Water Quality Control and Green Stormwater Infrastructure Standards) and the pollutant removal standards of Subsection 23-4D-9040(A).

(C) Requirements for Redevelopment Exception. The requirements of this article do not apply to redevelopment of property under this section if the redevelopment meets all the following conditions:

(1) The redevelopment may not increase the existing amount of impervious cover on the site.

(2) The redevelopment must remove any existing impervious cover from within 50 feet ofthecenterlineofaclassifiedwaterwayandrevegetatetheareaasprescribedintheEnvironmental Criteria Manual.

(3) The redevelopment must provide water quality treatment for either the entire site or for an untreated impervious area at least twice the size of the redeveloped imperviousarea,whicheverissmaller,asprescribedintheEnvironmentalCriteriaManual.

(4) The water quality controls on the site must provide a level of water quality treatment thatisequaltoorgreaterthanthatwhichwaspreviouslyprovided.Ataminimum,a site with more than 40 percent net site area impervious cover must provide a standard pond for the area required to be treated under Subsection (3). A site with 40 percent or less net site area impervious cover must provide an SOS pond for the area required to be treated under Subsection (3).

(5) The owner or operator of the redevelopment must obtain a permit as required under Section 23-4D-6090 (Barton Springs Zone Operating Permit) for both standard ponds and SOS ponds.

(6) Theredevelopmentmaynotincreasenon-compliance,ifany,withSection23-4D-4040(CriticalWaterQualityZoneDevelopment),Section23-4D-4050(CriticalWaterQualityZoneStreet,Driveway,andTrailCrossings),Section23-4D-4060(WaterQualityTransitionZoneDevelopment),Section23-4D-5020(CriticalEnvironmentalFeatures),or Section 23-4D-5030 (Wetland Protection).

(7) The redevelopment must comply with Section 23-4D-5010 (Environmental Resource Inventory)andallconstructionphaseenvironmentalstandardsineffectatthetimeofconstruction,includingDivision23-4D-7(ErosionandSedimentationControl)andSection 23-4D-6100 (Fiscal Security in the Barton Springs Zone).

(8) RedevelopmentmaynotbelocatedwithintheErosionHazardZone,unlessprotectiveworks are provided as prescribed in the Drainage Criteria Manual.

(9) Theapplicantmustmitigatetheeffectsoftheredevelopment,ifrequiredbyandincompliance with Subsection (D).

(D) Mitigation Land Required. If the required water quality treatment is provided by a standardpond,redevelopmentofthepropertyunderthissectionrequiresthepurchase,restriction,orrestorationofmitigationlandincompliancewiththissubsection.

(1) The combined impervious cover of the mitigation land and the portion of the required treatment area treated by standard ponds may not exceed 20 percent of the gross site area.

(2) Themitigationstandardmaybesatisfiedby:



(a) Paying into the Barton Springs Zone Mitigation Fund a non-refundable amount established by ordinance;

(b) TransferringtotheCity,incompliancewithSubsection(D)(3),mitigationlandapproved by the Watershed Director within a watershed that contributes recharge toBartonSprings,eitherinsideoroutsidetheCity’sjurisdiction;

(c) Placing restrictions in accordance with Subsection (D)(3) on mitigation land approved by the Watershed Director within a watershed that contributes recharge toBartonSprings,eitherinsideoroutsidetheCity’sjurisdiction;

(d) Removing existing impervious cover from and restoring an on-site critical water qualityzone,waterqualitytransitionzone,orcriticalenvironmentalfeaturebuffer,ifapprovedbytheWatershedDirectorandinaccordancewiththeEnvironmental Criteria Manual; or

(e) AcombinationofthemitigationmethodsdescribedinSubsections(D)(2)(a)-(d),ifapproved by the Watershed Director.

(3) An applicant redeveloping under this section must pay all costs of restricting the mitigationlandortransferringthemitigationlandtotheCity,includingthecostsof:

(a) An environmental site assessment without any recommendations for further clean-up,certifiedtotheCitynotearlierthanthe120thdaybeforetheclosingdate transferring land to the City;

(b) ACategory1(a)landtitlesurvey,certifiedtotheCityandthetitlecompanynotearlier than the 120th day before the closing date transferring land to the City;

(c) AtitlecommitmentwithcopiesofallScheduleBandCdocuments,andanowner’s title policy;

(d) Afeesimpledeed,or,forarestriction,arestrictivecovenantapprovedastoformby the City Attorney;

(e) Taxes prorated to the closing date;

(f) Recording fees; and

(g) Charges or fees collected by the title company.

(E) Administrative Rules. The Watershed Director shall adopt rules establishing criteria for the review and approval of redevelopment under this section to ensure that the proposed mitigation,mannerofdevelopment,andwaterqualitycontrolsoffsetthepotentialenvironmental impact of the redevelopment.


(A) Applicability. This section applies to property that contains existing development and is located in a Water Supply Rural or Water Supply Suburban watershed:

(1) AnydevelopmentconstructedwithoutapermitafterJanuary1,1992hasbeenremoved from the site and the area restored to pre-development conditions; and

(2) Theapplicantfilesasiteplanapplicationorconcurrentsubdivisionandsiteplanapplications and elects for the property to be governed by this section.



(B) Requirements for Redevelopment Exception. The requirements of this article do not apply to redevelopment of property under this section if the redevelopment meets all of the following conditions:

(1) The redevelopment may not increase the existing amount of impervious cover on the site.

(2) The redevelopment must remove any existing impervious cover from within 50 feet ofthecenterlineofaclassifiedwaterwayandrevegetatetheareaasprescribedintheEnvironmental Criteria Manual.

(3) The water quality controls for the redeveloped areas or an equivalent area on the site must provide a level of water quality treatment that is equal to or greater than that whichwaspreviouslyprovided.Ataminimum,thesitemustprovidewaterqualitycontrols that comply with Section 23-3D-6030 (Water Quality Control and Green Stormwater Infrastructure Standards) for the redeveloped area or an equivalent area on the site.

(4) Theredevelopmentmaynotincreasenon-compliance,ifany,withSection23-4D-4040(CriticalWaterQualityZoneDevelopment),Section23-4D-4050(CriticalWaterQualityZoneStreet,Driveway,andTrailCrossings),Section23-4D-4060(WaterQualityTransitionZoneDevelopment),Section23-4D-5020(CriticalEnvironmentalFeatures),or Section 23-4D-5030 (Wetland Protection).

(5) The redevelopment must comply with Section 23-4D-5010 (Environmental Resource Inventory)andallconstructionphaseenvironmentalstandardsineffectatthetimeofconstruction,includingDivision23-4D-7(ErosionandSedimentationControl).

(6) RedevelopmentmaynotbelocatedwithintheErosionHazardZone,unlessprotectiveworks are provided as prescribed in the Drainage Criteria Manual.

(7) Theapplicantmustmitigatetheeffectsoftheredevelopment,ifrequiredbyandincompliance with Subsection (C).

(C) Mitigation Land. Redevelopmentofpropertyunderthissectionrequiresthepurchase,restriction,orrestorationofmitigationlandincompliancewiththissubsection.

(1) The combined impervious cover of the mitigation land and the redeveloped area may not exceed 20 percent of gross site area if in a Water Supply Rural watershed or 40 percent of gross site area if in a Water Supply Suburban watershed.

(2) Themitigationstandardmaybesatisfiedby:

(a) Paying into the Water Supply Mitigation Fund a nonrefundable amount established by ordinance;

(b) Transferring to the City in compliance with Subsection (C)(3) mitigation land approved by the Watershed Director within a Water Supply Rural or Water Supply Suburbanwatershed,eitherinsideoroutsidetheCity’sjurisdiction;

(c) Placing restrictions in compliance with Subsection (C)(3) on mitigation land approved by the Watershed Director within a Water Supply Rural or Water Supply Suburbanwatershed,eitherinsideoroutsidetheCity’sjurisdiction;

(d) Removing existing impervious cover from and restoring an on-site critical water qualityzone,waterqualitytransitionzone,orcriticalenvironmentalfeaturebuffer,ifapprovedbytheWatershedDirectorandinaccordancewiththeEnvironmental Criteria Manual; or



(e) AcombinationofthemitigationmethodsdescribedinSubsections(C)(2)(a)-(d),ifapproved by the Watershed Director.

(3) An applicant redeveloping under this section must pay all costs of restricting the mitigationlandortransferringthemitigationlandtotheCity,includingthecostsof:

(a) An environmental site assessment without any recommendations for further clean-up,certifiedtotheCitynotearlierthanthe120thdaybeforetheclosingdate transferring land to the City;

(b) ACategory1(a)landtitlesurvey,certifiedtotheCityandthetitlecompanynotearlier than the 120th day before the closing date transferring land to the City;

(c) AtitlecommitmentwithcopiesofallScheduleBandCdocuments,andanowner’s title policy;

(d) Afeesimpledeed,or,forarestriction,arestrictivecovenantapprovedastoformby the City Attorney;

(e) Taxes prorated to the closing date;

(f) Recording fees; and

(g) Charges or fees collected by the title company.

(D) Administrative Rules. The Watershed Director shall adopt rules establishing criteria for the review and approval of redevelopment under this section to ensure that the proposed mitigation,mannerofdevelopment,andwaterqualitycontrolsoffsetthepotentialenvironmental impact of the redevelopment.


(A) Variance Authorized. This section authorizes the Land Use Commission to grant a variancefromspecifiedrequirementsofthisarticle.

(B) Variance Procedures.

(1) Application and Public Notice Requirements. A request for a variance under this section is subject to the general procedures for Land Use Commission variances establishedinDivision23-2G-1(VariancesandSpecialExceptions),includingSection23-2G-1030(ApplicationRequirements)andSection23-2G-1040(PublicHearingandNotification).

(2) Limited to Site Plan or Subdivision. Except as provided in Division 23-2B-2 (ResidentialDevelopmentRegulations)orbyanotherprovisionofthisTitle,avarianceunder this section may only be requested for a project that requires approval of a site plan or subdivision application.

(3) Environmental Commission Review. The Environmental Commission shall consider an application for a variance under this section and forward its recommendation to the Land Use Commission. The Land Use Commission shall consider the Environmental Commission’s recommendation before acting on a variance.

(4) Applicant’s Burden. An applicant for a variance under this section must establish that the request meets applicable criteria under Subsection (C).

(C) Criteria for Approval.



(1) General Criteria. ExceptasprovidedinSubsections(C)(2)-(3),theLandUseCommission may grant a variance from a requirement of this article after determining that:

(a) The variance:

(i) Isnotnecessitatedbythescale,layout,constructionmethod,orotherdesigndecisionmadebytheapplicant,unlessthedevelopmentasawholeprovidesgreater overall environmental protection than would be required without the variance;

(ii) Is the minimum deviation from the code standard necessary to allow a reasonable use of the property; and

(iii) Doesnotcreateasignificantprobabilityofharmfulenvironmentalconsequences; and

(b) Development with the variance will result in water quality that is at least equal to the water quality achievable without the variance.

(2) Supplemental Criteria. The Land Use Commission may grant a variance from a requirementofSection23-4D-4040(CriticalWaterQualityZoneDevelopment),Section23-4D-4050(CriticalWaterQualityZoneStreet,Driveway,andTrailCrossings),Section23-4D-4060(WaterQualityTransitionZoneDevelopment),orSection23-4D-8120(RestrictionsonDevelopmentImpactingLakeAustin,LadyBirdLake,andLakeWalterE.Long),afterdeterminingthat:

(a) The criteria for granting a variance in Subsection (C)(1) are met;

(b) The requirement for which a variance is requested prevents any reasonable use of the property; and

(c) The variance is the minimum deviation from the code standard necessary to allow the least impactful reasonable use of the property.

(3) SOS Variances Prohibited. The Land Use Commission may not grant a variance from a standard of Division 23-4D-9 (Save Our Springs Initiative).

(D) Action on Variance Application.Inactingonavarianceapplication,theLandUseCommission is subject to the procedures established in Division 23-2G-1 (Variances andSpecialExceptions),includingtherequirementtoconductapublichearingandmakewrittenfindings.TheCommissionmayapproveavariancesubjecttoreasonableconditionsunderSection23-2G-1060(ConditionsandModifications).

23-4D-2070 Administrative Modifications

(A) Applicability. TheWatershedDirectormaygrantanadministrativemodificationfromtherequirementsspecifiedinthissection,exceptthatamodificationmaynotbegrantedfrom the requirements of Division 23-4D-9 (Save Our Springs Initiative).

(B) Application Requirements.

(1) Arequestforanadministrativemodificationunderthissectionmustbeassociatedwith a development application and must include any information required by the Watershed Director to evaluate whether the request meets the applicable requirements and criteria in Subsections (C) and (D).



(2) Anapplicantbearstheburdenofestablishingthattherequestedmodificationmeetsall applicable requirements and criteria.

(C) Regulations Subject to Modification. The Watershed Director may approve an administrativemodificationfromthefollowingregulations:

(1) Section23-4D-4040(CriticalWaterQualityZoneDevelopment),ifthemodificationis:

(a) Necessarytoprotectpublichealthandsafety,orifthetypeofdevelopmentrequiringthemodificationdirectlycontributestoasignificant,demonstrableenvironmentalbenefitandislocatedwithinafloodplainareaclassifiedasinfairorpoorcondition,asdeterminedbyafunctionalassessmentoffloodplainhealthas prescribed in the Environmental Criteria Manual;

(b) NecessarytoallowanathleticfieldinexistenceonOctober28,2013,tobemaintained,improved,orreplaced;

(c) NecessarytoallowanathleticfieldtobeinanareanototherwiseallowedunderSection 23-4D-4040(Critical Water Quality Zone Development);

(d) Necessary to allow a hard surfaced trail to be located in an area not otherwise allowed under Section 23-4D-4040 (Critical Water Quality Zone Development); or

(e) Necessarytoallowthespecifiedgreenstormwaterinfrastructuretobelocatedin an area not otherwise allowed under Subsection 23-4D-4040 (Critical Water Quality Zone Development).

(2) Section23-4D-4040(CriticalWaterQualityZoneDevelopment),iftheproposeddevelopment is within an Urban watershed and:

(a) Is located not less than 25 feet from the centerline of a waterway;

(b) Islocatedoutsidetheerosionhazardzone,unlessprotectiveworksareprovidedas prescribed in the Drainage Criteria Manual;

(c) Doesnotincreasenon-compliance,ifany,withSection23-4D-4040(CriticalWaterQualityZoneDevelopment),Section23-4D-4050(CriticalWaterQualityZoneStreet,Driveway,andTrailCrossings),Section23-4D-5020(CriticalEnvironmentalFeatures),orSection23-4D-5030(WetlandProtection);and

(d) Restores native vegetation and soils if development is removed from the critical water quality zone;

(3) Subsection23-4D-4050(A)(3))(CriticalWaterQualityZoneStreet,Driveway,andTrailCrossings),onlyfordevelopmentlocatedoutsidetheBartonSpringsZone;

(4) Section 23-4D-5020 (Critical Environmental Features);

(5) Subsection 23-4D-6030(D) (Water Quality Control and Green Stormwater Infrastructure Standards);

(6) Section 23-4D-8020 (Interbasin Diversion);

(7) Section 23-4D-8050 (Clearing for a Roadway);

(8) Section23-4D-8060(CutStandards)orSection23-4D-8070(FillStandards),for:

(a) AcutorfillofnotmorethaneightfeetinaSuburbanwatershed;or

(b) Apublicprimaryorsecondaryeducationalfacility,withinallwatersheds;and

(9) Subsection 23-4D-8080(A) (Spoil Disposal).



(D) Criteria for Approval. TheWatershedDirectormaygrantamodificationfromaregulation under Subsection (C) only after determining that the proposed development meetstheobjectivesofthestandardforwhichthemodificationisrequestedandthefollowing additional criteria:

(1) ForpropertyintheBartonSpringsZone,thatthemodificationwillresultinwaterqualitythatisatleastequaltothewaterqualityachievablewithoutthemodification;

(2) ForamodificationtoSubsection23-4D-4040(CriticalWaterQualityZoneDevelopment),whichpertainstoathleticfields,thattheproposedworkonorplacementoftheathleticfieldwillhavenoadversewaterqualityimpacts;

(3) ForamodificationtoSection23-4D-4040(CriticalWaterQualityZoneDevelopment),that the green stormwater infrastructure is:

(a) Not required for regulatory compliance;

(b) Designedtocapturerunofffromexisting,untreatedimperviouscover;and

(c) Proposed in a location that is the minimum necessary departure from code standards;

(4) ForamodificationtoSubsection23-4D-4050(A)(3)(CriticalWaterQualityZoneStreet,Driveway,andTrailCrossings),thatthedesignofthecrossingwillimprovecreek function and mitigate adverse water quality impacts as prescribed in the Environmental Criteria Manual;

(5) ForamodificationtoSection23-4D-5020(CriticalEnvironmentalFeatures),thatthe proposed development does not include mechanized shoreline access and the proposed measures preserve all characteristics of the critical environmental feature in accordance with the Environmental Criteria Manual;

(6) ForamodificationtoSubsection23-4D-6030(D)(WaterQualityControlandGreenStormwaterInfrastructureStandards),thattheproposedwaterqualitycontrolisnecessitatedbyuniquesiteconditions,excludinganypotentiallossofimperviouscover entitlements resulting from full compliance;

(7) ForamodificationtoSection23-4D-8020(InterbasinDiversion),thattherearenoadverse water quality or drainage impacts;

(8) ForamodificationtoSection23-4D-8060(CutStandards)orSection23-4D-8070(FillStandards),thatthecutorfillisnotlocatedonaslopewithagradientofmorethan15percentorwithin100feetofaclassifiedwaterway;and

(9) ForamodificationtoSubsection23-4D-8080(A)(SpoilDisposal),useofthespoilprovidesoneormoreofthefollowingnecessarypublicbenefits:

(a) Roadways;

(b) Stormwater detention facilities;

(c) Public or private park sites; and

(d) BuildingsitesthatcomplywithSection23-4D-8060(CutStandards),23-4D-8070(FillStandards),andArticle23-9E(Drainage).



23-4D-2080 Summary of Variances and Modifications

(A) The Watershed Director shall prepare and maintain for public inspection a written summaryofvariancesandmodificationsgrantedanddeniedunderSections23-4D-2060(LandUseCommissionVariances)and23-4D-2070(AdministrativeModifications).





(A) The impervious cover standards of this article do not restrict impervious cover on a one or two-unit residential lot but apply to the subdivision as a whole.

(B) Forasubdivisionwithcommercial,civic,industrial,ormulti-familylotsandaninternalroadway,theimperviouscovercalculationfortheplattedlotswillneedtoaccountfortheroadway if the roadway exceeds the impervious cover limits within the right-of-way.

(C) The impervious cover standards of this article do not apply to an application for a roadwayimprovementwithlessthan8,000squarefeetofnewimperviouscover.Forthepurposesofthissection,roadwayimprovementsarelimitedtointersectionupgrades,low-watercrossingupgrades,additionsforbicyclelanes,andadditionsformasstransitstops.


(A) An uplands zone includes all land and waters not included in a critical water quality zone or a water quality transition zone.


(A) Net site area includes only the portions of a site that lie in an uplands zone and have not been designated for surface spray wastewater irrigation.

(B) ForlanddescribedinSubsection(A),netsiteareaistheaggregateof:

Contents23-4D-3010 Applicability of Impervious Cover Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4D-3020 Uplands Zones Established . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4D-3030 Net Site Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4D-3040 Impervious Cover Calculations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

23-4D-3050 Impervious Cover Assumptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

23-4D-3060 Impervious Cover Limits for Urban Watersheds . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4

23-4D-3070 Impervious Cover Limits for Suburban Watersheds . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4

23-4D-3080 Impervious Cover Limits for Water Supply Suburban Watersheds . . . . . . . . . . . . . . . . . . . . . . . . 6

23-4D-3090 Impervious Cover and Density Limits for Water Supply Rural Watersheds . . . . . . . . . . . . . . . . . 6

23-4D-3100 Impervious Cover Limits for the Barton Springs Zone . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7

23-4D-3110 Impervious Cover Limits for Educational Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7

23-4D-3120 Transfers of Development Intensity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8


(1) One-hundred percent of the land with a gradient of 15 percent or less;

(2) Forty percent of the land with a gradient of more than 15 percent and not more than 25 percent; and

(3) Twenty percent of the land with a gradient of more than 25 percent and not more than 35 percent.

(C) Net site area does not apply in the Urban and Suburban watersheds.


(A) Imperviouscoverisdefinedasthetotalareaofanysurfacethatpreventstheinfiltrationofwaterintotheground,includingbutnotlimitedtoroads,parkingareas,andbuildings. Impervious cover shall be calculated in accordance with this section and the Environmental Criteria Manual. The exclusions listed in Section (B) do not apply to impervious cover calculations for the purposes of complying with Chapter 23-9E (Drainage).

(B) Impervious cover calculations exclude:

(1) Sidewalks in a public right-of-way or public easement;

(2) Multi-use trails open to the public and located on public land or in a public easement;

(3) Waterqualitycontrols,excludingsubsurfacewaterqualitycontrols;

(4) Detentionbasins,excludingsubsurfacedetentionbasins;

(5) Groundlevelrainwaterharvestingcisterns,excludingsubsurfacecisterns;

(6) Drainage swales and conveyances;

(7) Thewatersurfaceareaofgroundlevelpools,fountains,andponds;

(8) Areas with gravel placed over pervious surfaces that are used only for landscaping or by pedestrians and are not constructed with compacted base;

(9) PorouspavementdesignedundertheEnvironmentalCriteriaManual,limitedtoonlypedestrianwalkwaysandmulti-usetrails,andlocatedoutsidetheEdwardsAquiferrecharge zone;

(10) FirelanesdesignedasprescribedintheEnvironmentalCriteriaManual,thatconsistofinterlockingpavers,andarerestrictedfromroutinevehicleaccess;

(11) An access ramp for an existing one or two-unit residential unit if:

(a) A person with a disability requires access to a dwelling entrance that meets the standardsofDivision23-10B-11(ResidentialCode),SectionR320.6(Visitabledwelling entrance);

(b) Thebuildingofficialdeterminesthattherampwillnotposeathreattopublichealth and safety;

(c) The ramp:

(i) Isnowiderthan48inches,exceptthatanyportionofalandingfortheramprequired for turns may be no wider than 60 inches; and

(ii) Mayhaveahandrailing,butmaynothavearooforwalls;and


23-4D-3040 Impervious Cover

(d) The ramp is located that utilizes existing impervious cover to the greatest extent possible if:

(i) Impervious cover on the property is at or above the maximum amount of impervious cover allowed by this Title; or

(ii) If placement of the ramp would result in the property exceeding the maximum amount of impervious cover allowed by this Title;

(12) A subsurface portion of a parking structure if the Watershed Director determines that:

(a) The subsurface portion of the structure:

(i) Is located within an Urban or Suburban watershed;

(ii) Is below the grade of the land that existed before construction of the structure;

(iii) Is covered by soil with a minimum depth of two feet and an average depth of not less than four feet; and

(iv) Hasanareanotgreaterthan15percentofthesite;

(b) The applicant submits an assessment of the presence and depth of groundwater atthesitesufficienttodeterminewhethergroundwaterwillneedtobedischargedor impounded; and

(c) The applicant submits documentation that the discharge or impoundment of groundwaterfromthestructure,ifany,willbemanagedtoavoidadverseeffectsonpublichealthandsafety,theenvironment,andadjacentproperty;and

(13) Construction of no more than 100 square feet of impervious cover for the placement of on-site recycling and organics diversion containers and related screening if:

(a) Existing development on the site meets or exceeds the amount of impervious cover allowed by this article or Chapter 23-3 (Zoning Code);

(b) The use of the exemption is the only feasible way for the development to comply withCityCodeChapter15-6,Article5,asdeterminedbytheDirectorofAustinResource Recovery; and

(c) The site is located outside of the Barton Springs Zone.


(A) This section applies to impervious cover calculations for one and two-unit residential lots.

(B) Except as provided in Subsection (C):

(1) Foreachlotgreaterthanthreeacresinsize,10,000squarefeetofimperviouscoverisassumed;

(2) Foreachlotgreaterthanoneacreandnotmorethanthreeacresinsize,7,000squarefeet of impervious cover is assumed;

(3) Foreachlotgreaterthan15,000squarefeetandnotmorethanoneacreinsize,5,000square feet of impervious cover is assumed;



(4) Foreachlotgreaterthan10,000squarefeetandnotmorethan15,000squarefeetinsize,3,500squarefeetofimperviouscoverisassumed;

(5) Foreachlotgreaterthan5,000squarefeetandnotmorethan10,000squarefeetinsize,2,500squarefeetofimperviouscoverisassumed;

(6) Foreachlotnotmorethan5,000squarefeetinsizeinthezoningjurisdiction,theamount of impervious cover assumed shall be calculated using the maximum impervious cover for development established in Article 23-3C (Zones); and

(7) Foreachlotnotmorethan5,000squarefeetinsizeintheextraterritorialjurisdiction,2,500squarefeetofimperviouscoverisassumed.

(C) For a lot that is restricted to a lesser amount of impervious cover than prescribed by this section,thelesseramountofimperviouscoverisassumed.Howthelotisrestrictedissubject to the approval of the director.

(D) ExceptasprovidedinSubsection(C),thissectiondoesnotrestrictimperviouscoveronanindividual lot.

(E) The applicant must demonstrate that all proposed one and two-unit residential lots have usable lot area that can reasonably accommodate the assumed square footage of impervious cover established by Subsection (B). The usable lot area must account for all applicablewaterwaysetbacks,floodplains,steepslopes,criticalenvironmentalfeatures,protectedtrees,on-sitesewagefacilities,andotherrelevantcoderestrictions.


(A) Applicability.

(1) This section applies to development in the uplands zone of an Urban watershed.

(2) Impervious cover limits in this section are expressed as percentages of gross site area for the entire site.

(B) Maximum Impervious Cover.

(1) Maximum impervious cover for development within the City’s zoning jurisdiction is established in Article 23-3C (Zones).

(2) Maximum impervious cover for development outside the City’s zoning jurisdiction is 80 percent.


(A) Applicability.

(1) This section applies to development in the uplands zone of a Suburban watershed.

(2) Impervious cover limits in this section are expressed as percentages of gross site area for the entire site.




(1) This subsection applies in the extraterritorial jurisdiction and in the portions of the Lake,Rattan,Buttercup,SouthBrushy,andBrushyCreekwatershedsthatareinthezoning jurisdiction.

(a) Impervious cover for a one or two-unit residential use with a minimum lot size of 5,000squarefeetmaynotexceed:

(i) Forty-fivepercent;or

(ii) If development intensity is transferred under Section 23-4D-3120 (Transfers ofDevelopmentIntensity),50percent.

(b) Impervious cover for a one or two-unit residential use with a lot smaller than 5,000squarefeetinsizemaynotexceed:

(i) Fifty-fivepercent;or


(c) Impervious cover for a multi-family residential use may not exceed:

(i) Sixty percent; or


(d) Imperviouscoverforacommercial,mixed-use,civic,orindustrialusemaynotexceed:

(i) Sixty-fivepercent;or


(2) This subsection applies in the portion of the zoning jurisdiction that is outside the Lake,Rattan,Buttercup,SouthBrushy,andBrushyCreekwatersheds.

(a) Impervious cover for a one or two-unit residential use with a minimum lot size of 5,000squarefeetmaynotexceed:

(i) Fifty percent; or


(b) Impervious cover for a one or two-unit residential use with a lot smaller than 5,000squarefeetinsizemaynotexceed:

(i) Fifty-fivepercent;or


(c) Impervious cover for a multi-family residential use may not exceed:

(i) Sixty percent; or




(d) Imperviouscoverforacommercial,mixed-use,civic,orindustrialusemaynotexceed:

(i) Eighty percent; or



(A) Applicability.

(1) This section applies to development in the uplands zone of a Water Supply Suburban watershed.

(2) Impervious cover limits in this section are expressed as percentages of net site area.


(1) Impervious cover for a one or two-unit residential use may not exceed:

(a) Thirty percent; or

(b) If development intensity is transferred under Section 23-4D-3120 (Transfers of DevelopmentIntensity),40percent.

(2) Imperviouscoverforacommercial,mixed-use,civic,industrial,ormulti-familyusemay not exceed:

(a) Forty percent; or

(b) If development intensity is transferred under Section 23-4D-3120 (Transfers of DevelopmentIntensity),55percent.


(A) Applicability.

(1) This section applies to development in the uplands zone of a Water Supply Rural watershed.

(2) Density and impervious cover limits are based on net site area.

(B) Maximum Impervious Cover and Density.

(1) Foraoneortwo-unitresidentialuse,densitymaynotexceed:

(a) Oneunitforeachtwoacres,withaminimumlotsizeofthree-quartersacre;or

(b) If development intensity is transferred under Section 23-4D-3120 (Transfers of DevelopmentIntensity),oneunitforeachacre,withaminimumlotsizeofone-half acre.

(2) This subsection applies to a cluster housing development that maximizes common open space by grouping housing units to minimize individual yards and has a maximumlotareaof15,000squarefeetfordetachedresidentialdevelopment.

(a) Density may not exceed:



(i) One unit for each acre; or

(ii) If development intensity is transferred under Section 23-4D-3120 (Transfers ofDevelopmentIntensity),twounitsforeachacre.

(b) At least 40 percent of the uplands area of a site must be retained in or restored toitsnaturalstatetoserveasabuffer.Thebuffermustbecontiguoustothedevelopment and must receive overland drainage from the developed areas of thesiteunlessawaterqualitycontrolisprovided.Useofthebufferislimitedtofences,waterqualitycontrolsthatcomplywithSection23-4D-6030(WaterQualityControlandGreenStormwaterInfrastructureStandards),utilitiesthatcannotreasonablybelocatedelsewhere,irrigationlinesnotassociatedwithwastewaterdisposal,andaccessforsiteconstruction.Awastewaterdisposalareamaynotbeinthebuffer.

(3) Thissubsectionappliestoacommercial,mixed-use,civic,industrial,ormulti-familyuse.

(a) Impervious cover may not exceed:

(i) Twenty percent; or


(b) At least 40 percent of the uplands area of a site must be retained in or restored toitsnaturalstatetoserveasabuffer.Thebuffermustbecontiguoustothedevelopment and must receive overland drainage from the developed areas of thesiteunlessawaterqualitycontrolisprovided.Useofthebufferislimitedtofences,waterqualitycontrolsthatcomplywithSection23-4D-6030(WaterQualityControlandGreenStormwaterInfrastructureStandards),utilitiesthatcannotreasonablybelocatedelsewhere,irrigationlinesnotassociatedwithwastewaterdisposal,andaccessforsiteconstruction.Awastewaterdisposalareamaynotbeinthebuffer.


(A) This section applies to development in the Barton Springs Zone.

(B) Maximum impervious cover for development in the Barton Springs Zone is established in Division 23-4D-9 (Save Our Springs Initiative).


(A) This section establishes impervious cover limits for development of a public primary or secondary educational facility.

(B) InwatershedsotherthananUrbanwatershedortheBartonSpringsZone,themaximumimpervious cover in an uplands zone is 50 percent of net site area or 60 percent of net site area,iftransferofimperviouscoverisauthorizedandused.

(C) InanUrbanwatershed,maximumimperviouscoveristhegreaterof:

(1) Sixty-fivepercentgrosssitearea;or



(2) The impervious cover allowed under Article 23-3C (Zones) for the base zoning district in which the educational facility is located.

(D) IntheBartonSpringsZone,maximumimperviouscoverisestablishedbyDivision23-4D-9(Save Our Springs Initiative).


(A) General Standards.

(1) Anapplicantwhoqualifiesforadevelopmentintensitytransferunderthissectionmustcomplywiththestandardsofthissubsectiontoeffectthetransfer.

(a) Fortransfersbetweentwosubdividedtracts,anapplicantmust:

(i) Transfer development intensity to a receiving tract that is within the same watershedclassificationasthetransferringtractunlessthetransferringand receiving tracts are both owned by the applicant and not separated by property held in separate ownership;

(ii) Concurrently plat the transferring and receiving tracts and transfer all development intensity at that time of platting;

(iii) Note the development intensity transfer on the plats of the transferring and receivingtracts,inamannerapprovedbythedirector;and

(iv) Fileinthedeedrecordsarestrictivecovenantorotherappropriatedocument,approvedbythecityattorney,thatdescribesthedevelopmentintensitytransfer approved under this section.

(b) For transfers between two site plans:

(i) An applicant must transfer development intensity to a receiving tract that is withinthesamewatershedclassificationasthetransferringtract;unlessthetransferring and receiving tracts are both owned by the applicant and not separated by property held in separate ownership;

(ii) The transfer must be noted on the receiving and transferring site plans;

(iii) Anapplicantmustfileinthedeedrecordsarestrictivecovenantorotherappropriatedocument,approvedbythecityattorney,thatdescribesthedevelopment intensity transfer; and

(iv) The transfer must occur before the receiving and transferring site plans are released.

(c) Fortransferswithinasinglesiteplan,anapplicantmustfileinthedeedrecordsarestrictivecovenantorotherappropriatedocument,approvedbytheCityAttorney,thatdescribesthedevelopmentintensitytransferapprovedunderthissection.

(B) Suburban Watersheds.

(1) Anapplicantwhocomplieswithaprovisionofthissubsectionqualifiesforthedevelopmentintensitytransferdescribedintheprovision,subjecttothestandardsin Subsection (A) and the impervious cover limitations in Section 23-4D-3070 (Impervious Cover Limits for Suburban Watersheds).



(a) Theapplicantmaytransfer20,000squarefeetofimperviouscovertoanuplandszone for each acre of land in a critical water quality zone:

(i) Dedicated to the city or another entity approved by the Watershed Director in fee simple and which the city or other approved entity accepts; or

(ii) Onwhichrestrictionsareplacedtothebenefitofthecityorotherapprovedentity and which the city or other approved entity accepts; and

(iii) The applicant does not include in impervious calculations elsewhere.

(b) Theapplicantmaytransfer20,000squarefeetofimperviouscovertoanuplandszone for each acre of land in an uplands zone:

(i) Locatedeitherinthe100-yearfloodplainorinanenvironmentallysensitivearea as determined by environmental resource inventory and approved by the Watershed Director; and

(ii) Dedicated to the city or another entity approved by the Watershed Director in fee simple and which the city or other approved entity accepts; or

(iii) Onwhichrestrictionsareplacedtothebenefitofthecityorotherapprovedentity and which the city or other approved entity accepts; and

(iv) The applicant does not include in impervious calculations elsewhere.

(c) Land dedicated in fee simple to the city under this subsection may also be credited toward the parkland dedication standards of Article 23-4B (Parkland Dedication).

(C) Water Supply Suburban Watersheds.

(1) Anapplicantwhocomplieswithaprovisionofthissectionqualifiesforthedevelopmentintensitytransferdescribedintheprovision,subjecttothestandardsin Subsection (A) and the impervious cover limitations in Section 23-4D-3080 (Impervious Cover Limits for Water Supply Suburban Watersheds).

(a) Theapplicantmaytransfer15,000squarefeetofimperviouscovertoanuplandszone for each acre of land in a critical water quality zone or water quality transition zone:




(b) Land dedicated in fee simple to the city under this subsection may also be credited toward the parkland dedication standards of Article 23-4B (Parkland Dedication).

(D) Water Supply Rural Watersheds.

(1) Anapplicantwhocomplieswithaprovisionofthissectionqualifiesforthedevelopmentintensitytransferdescribedintheprovision,subjecttothestandardsin Subsection (A) and the impervious cover limitations in Section 23-4D-3090 (Impervious Cover and Density Limits for Water Supply Rural Watersheds).



(a) Theapplicantmaytransferonesingle-familyresidentialhousingunitor6,000squarefeetofimperviouscoverforcommercial,civic,industrial,ormulti-familydevelopment to an uplands zone for each acre of land in a critical water quality zone or water quality transition zone:




(b) Land dedicated in fee simple to the city under this subsection may also be credited toward the parkland dedication standards of Article 23-4B (Parkland Dedication).

(E) Barton Springs Zone.

(1) Development intensity may not be transferred in the Barton Springs Zone except as part of an adjustment under Section 23-4D-9080 (Limited Adjustment to Resolve PossibleConflictsWithOtherLaws).




23-4D-4010 Waterway Classifications

(A) Thissectionclassifiesthewaterwaysaccordingtodrainagearea.

(B) In all watersheds except Urban watersheds:

(1) A minor waterway has a drainage area of at least 64 acres and not more than 320 acres;

(2) An intermediate waterway has a drainage area of more than 320 acres and not more than 640 acres; and

(3) A major waterway has a drainage area of more than 640 acres.


(A) IntheWaterSupplyRuralwatersheds,WaterSupplySuburbanwatersheds,andBartonSpringsZone,acriticalwaterqualityzoneisestablishedalongeachwaterwayclassifiedbySection23-4D-4010(WaterwayClassifications).

(1) The boundaries of a critical water quality zone coincide with the boundaries of the 100-yearfloodplaincalculatedunderfullydevelopedconditionsasprescribedintheDrainageCriteriaManual,except:

(a) Foraminorwaterway,theboundariesofthecriticalwaterqualityzonearelocated not less than 50 feet and not more than 100 feet from the centerline of the waterway;

(b) Foranintermediatewaterway,theboundariesofthecriticalwaterqualityzoneare located not less than 100 feet and not more than 200 feet from the centerline of the waterway;

(c) Foramajorwaterway,theboundariesofthecriticalwaterqualityzonearelocatednot less than 200 feet and not more than 400 feet from the centerline of the waterway; and

(d) ForthemainchannelofBartonCreek,theboundariesofthecriticalwaterqualityzone are located 400 feet from the centerline of the creek.

Contents23-4D-4010 WaterwayClassifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4D-4020 Critical Water Quality Zones Established . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4D-4030 Water Quality Transition Zones Established . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

23-4D-4040 Critical Water Quality Zone Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4

23-4D-4050 CriticalWaterQualityZoneStreet,Driveway,andTrailCrossings . . . . . . . . . . . . . . . . . . . . . . . . . 7

23-4D-4060 Water Quality Transition Zone Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

23-4D-4070 FloodplainModification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9


(2) NotwithstandingtheprovisionsofSubsections(A)(1)(a),(b),and(c),acriticalwaterquality zone does not apply to a drainage ditch located parallel to a railroad or public roadway if the ditch:

(a) Was designed and constructed primarily to serve the adjacent railroad or public roadway;

(b) Isnotasegmentormodificationofanaturalwaterway;

(c) Does not possess any natural and traditional character; and

(d) Cannot reasonably be restored to a natural condition due to existing site constraints.

(B) IntheSuburbanwatersheds,acriticalwaterqualityzoneisestablishedalongeachwaterwayclassifiedbySection23-4D-4010(WaterwayClassifications).

(1) Foraminorwaterway,theboundariesofthecriticalwaterqualityzonearelocated100 feet from the centerline of the waterway.

(2) Foranintermediatewaterway,theboundariesofthecriticalwaterqualityzonearelocated 200 feet from the centerline of the waterway.

(3) Foramajorwaterway,theboundariesofthecriticalwaterqualityzonearelocated300 feet from the centerline of the waterway.

(4) The critical water quality zone boundaries may be reduced to not less than 50 feetfromthecenterlineofaminorwaterway,100feetfromthecenterlineofanintermediatewaterway,and150feetfromthecenterlineofamajorwaterwayiftheoverall surface area of the critical water quality zone is the same or greater than thesurfaceareathatwouldbeprovidedwithoutthereduction,asprescribedintheEnvironmental Criteria Manual.

(5) NotwithstandingtheprovisionsofSubsections(B)(1),(2),and(3),acriticalwaterquality zone does not apply to a drainage ditch located parallel to a railroad or public roadway if the ditch:





(C) InanUrbanwatershed,acriticalwaterqualityzoneisestablishedalongeachwaterwaywith a drainage area of at least 64 acres. This does not apply in the area bounded by InterstateHighway35,RiversideDrive,BartonSpringsRoad,LamarBoulevard,and15thStreet.

(1) The boundaries of the critical water quality zone coincide with the boundaries of the 100-yearfloodplaincalculatedunderfullydevelopedconditionsasprescribedintheDrainage Criteria Manual; provided that the boundary is not less than 50 feet and not more than 400 feet from the centerline of the waterway.

(2) NotwithstandingtheprovisionsofSubsection(C)(1),acriticalwaterqualityzonedoesnot apply to a drainage ditch located parallel to a railroad or public roadway if the ditch:


23-4D-4020 Waterway and Floodplain Protection





(D) Critical water quality zones are established to include the inundated areas that constitute LakeWalterE.Long,LakeTravis,LakeAustin,LadyBirdLake,andtheColoradoRiverdownstream of Lady Bird Lake.

(E) Critical water quality zones are established along and parallel to the shorelines of Lake Travis,LakeAustin,LadyBirdLake,andLakeWalterE.Long.

(1) The shoreline boundary of a critical water quality zone:

(a) ForLakeTravis,coincideswiththe681.0footcontourline;

(b) ForLakeAustin,coincideswiththe492.8footcontourline;

(c) ForLadyBirdLake,coincideswiththe429.0footcontourline;and

(d) ForLakeWalterE.Long,coincideswiththe554.5footcontourline.

(2) Thewidthofacriticalwaterqualityzone,measuredhorizontallyinland,is:

(a) 100 feet; or

(b) Foradetachedsingle-familyresidentialuse,75feet.

(F) Critical water quality zones are established along and parallel to the shorelines of the Colorado River downstream of Lady Bird Lake.

(1) The shoreline boundary of a critical water quality zone coincides with the river’s ordinaryhighwatermark,asdefinedbyCodeofFederalRegulationsTitle33,Section328.3(Definitions).

(2) The inland boundary of a critical water quality zone coincides with the boundary of the100-yearFEMAfloodplain,exceptthatthewidthofthecriticalwaterqualityzone,measuredhorizontallyinland,isnotlessthan200feetandnotmorethan400feet.


(A) IntheWaterSupplyRuralwatersheds,WaterSupplySuburbanwatersheds,andintheBartonSpringsZone,excludingLakeAustin,LakeTravis,andLadyBirdLake,awaterquality transition zone is established adjacent and parallel to the outer boundary of each critical water quality zone.

(B) The width of a water quality transition zone is:

(1) Foraminorwaterway,100feet;

(2) Foranintermediatewaterway,200feet;and

(3) Foramajorwaterway,300feet.




(A) Inallwatersheds,developmentisprohibitedinacriticalwaterqualityzoneexceptasprovided in this division. Development allowed in the critical water quality zone under this division must be revegetated and restored within the limits of construction as prescribed in the Environmental Criteria Manual.

(B) Afencethatdoesnotobstructfloodflowsisallowedinacriticalwaterqualityzone.

(C) Low impact park development is allowed in a critical water quality zone if a program of fertilizer,pesticide,andherbicideuseisapprovedbytheWatershedDirector,subjecttothe conditions in this subsection.

(1) Lowimpactparkdevelopmentincludesmulti-usetrails,golfcartpaths,theportionsofagolfcourseleftinanaturalstate,sustainableurbanagricultureorcommunitygardens,athleticfields,andanareaorfacilityintendedforoutdoorrecreationalactivitieswhichdoesnotsignificantlyaltertheexistingnaturalvegetationordrainagepatterns or increase erosion. Low impact park development does not include a parking lot.

(2) InaWaterSupplyRuralwatershed,WaterSupplySuburbanwatershed,ortheBartonSpringsZone,lowimpactparkdevelopmentislimitedtomulti-usetrails,sustainableurbanagricultureorcommunitygardens,andanareaorfacilityintendedforoutdoorrecreational activities.

(3) A master planned park that is approved by the council may include recreational development other than that described in Subsections (C)(1) or (C)(2).

(4) A hard-surfaced trail may cross the critical water quality zone under Section 23-4D-4050(CriticalWaterQualityZoneStreet,Driveway,andTrailCrossings).Ahardsurfaced trail that does not cross the critical water quality zone may be located within the critical water quality zone only if:

(a) Designed in compliance with the Environmental Criteria Manual;

(b) Located outside the erosion hazard zone unless protective works are provided as prescribed in the Drainage Criteria Manual;

(c) Limited to 12 feet in width unless a wider trail is designated in the Urban Trails MasterPlan,theParksandRecreationLongRangePlan,oranadoptedparkmaster plan;

(d) Located not less than 25 feet from the centerline of a waterway if within an Urban watershed;

(e) Locatednotlessthan50feetfromthecenterlineofaminorwaterway,100feetfromthecenterlineofanintermediatewaterway,and150feetfromthecenterlineof a major waterway if within a watershed other than an Urban watershed;

(f) Locatednotlessthan50feetfromtheshorelineofLakeTravis,LakeAustin,LadyBirdLake,andLakeWalterE.Long,asdefinedinSection23-4D-4020(CriticalWater Quality Zones Established); and

(g) Located not less than 100 feet from the ordinary high water mark of the Colorado River downstream from Longhorn Dam.

(5) Low impact park development may include sustainable urban agriculture or a community garden only if:



(a) In an Urban watershed and located not less than 25 feet from the centerline of awaterway,orinawatershedotherthananUrbanwatershedandlocatednotlessthan50feetfromthecenterlineofaminorwaterway,100feetfromthecenterlineofanintermediatewaterway,and150feetfromthecenterlineofamajor waterway;

(b) Locatednotlessthan50feetfromtheshorelineofLakeTravis,LakeAustin,LadyBirdLake,andLakeWalterE.Long,asdefinedinSection23-4D-4020(CriticalWater Quality Zones Established);

(c) Located not less than 100 feet from the ordinary high water mark of the Colorado River downstream from Longhorn Dam;

(d) Designed in compliance with the Environmental Criteria Manual; and

(e) Limitedtogardenplotsandpaths,withnostoragefacilitiesorotherstructuresover 500 square feet.

(6) InaSuburbanorUrbanwatershed,lowimpactparkdevelopmentmayincludeanathleticfieldonlyif:

(a) In an Urban watershed and located not less than 25 feet from the centerline of a waterway,orinaSuburbanwatershedandlocatednotlessthan50feetfromthecenterlineofaminorwaterway,100feetfromthecenterlineofanintermediatewaterway,and150feetfromthecenterlineofamajorwaterway;

(b) Located not less than 50 feet from the shoreline of Lady Bird Lake and Lake WalterE.Long,asdefinedinSection23-4D-4020(CriticalWaterQualityZonesEstablished);

(c) Located not less than 100 feet from the ordinary high water mark of the Colorado River downstream from Longhorn Dam; and

(d) The applicant submits to the Watershed Director a maintenance plan to keep theathleticfieldwellvegetatedandminimizecompaction,asprescribedintheEnvironmental Criteria Manual.

(D) ThestandardsofthissubsectionapplyalongLakeTravis,LakeAustin,orLadyBirdLake.

(1) Adock,publicboatramp,bulkheadormarina,andnecessaryaccessandappurtenances,areallowedinacriticalwaterqualityzonesubjecttocompliancewithDivision23-3D-9(Docks,Bulkheads,andShoreline).Forasingle-familyresidentialuse,necessary access may not exceed the minimum area of land disturbance required to construct a single means of access from the shoreline to a dock.

(2) Disturbed areas must be restored in compliance with the Environmental Criteria Manual and the following standards:

(a) Withinalakefrontcriticalwaterqualityzone,oranequivalentareawithin25feetofashoreline,restorationmustinclude:

(i) Atleastonenativeshadetreeandonenativeunderstorytree,per500squarefeet of disturbed area; and

(ii) One native shrub per 150 square feet of disturbed area; and

(b) Remainingdisturbedareasmustberestoredperstandardspecificationsfornative restoration.



(3) WithintheshorelinesetbackareadefinedbySection23-3C-3070(LakeAustin(LA)Zone)andwithintheoverlayestablishedbySection23-3C-10110(LakeAustinOverlay),nomorethan30percentofthetotalnumberofshadetreesof8inchesorgreater,asdesignatedintheEnvironmentalCriteriaManual,mayberemoved.

(4) Beforeabuildingpermitmaybeissuedorasiteplanreleased,approvalbytheWatershed Director is required for chemicals used to treat building materials that will be submerged in water.

(5) Bankerosionabovethe100-yearfloodplainmaybestabilizedwithinalakefrontcritical water quality zone if the restoration meets the standards of Subsection (D)(2).

(6) Aretainingwall,bulkhead,orothererosionprotectiondevicemustbedesignedand constructed to minimize wave return and wave action in compliance with the EnvironmentalCriteriaManual.Ashorelinemodificationwithinthewaveactionzonewith a greater than 45 degree vertical slope for any portion greater than one foot in heightisnotallowedonoradjacenttotheshorelineofalake,unlesstheshorelinemodificationislocatedwithinanexistingman-madechannel.

(E) Autilityline,includingastormdrain,orautilityeasementassociatedwithplannedinfrastructureisprohibitedinthecriticalwaterqualityzone,exceptasprovidedinSubsection (F) or for a necessary crossing. A necessary utility crossing may cross into or through a critical water quality zone only if:

(1) The utility line follows the most direct path into or across the critical water quality zone to minimize disturbance;

(2) The depth of the utility line and location of associated access shafts are not located withinanerosionhazardzone,unlessprotectiveworksareprovidedasprescribedinthe Drainage Criteria Manual; and

(3) IntheBartonSpringsZone,isapprovedbytheWatershedDirector.

(F) IntheUrbanandSuburbanwatersheds,autilitylinemaybelocatedparalleltoandwithinthe critical water quality zone if:

(1) In an Urban watershed and located not less than 50 feet from the centerline of a waterway,orinaSuburbanwatershedandlocatednotlessthan50feetfromthecenterlineofaminorwaterway,100feetfromthecenterlineofanintermediatewaterway,and150feetfromthecenterlineofamajorwaterway;

(2) Located not less than 50 feet from the shoreline of Lady Bird Lake and Lake Walter E. Long,asdefinedinSection23-4D-4020(CriticalWaterQualityZonesEstablished);

(3) Located not less than 100 feet from the ordinary high water mark of the Colorado River downstream from Longhorn Dam;

(4) Designed in compliance with the Environmental Criteria Manual;

(5) Locatedoutsidetheerosionhazardzone,unlessprotectiveworksareprovidedasprescribed in the Drainage Criteria Manual; and

(6) The development includes either riparian restoration of an area within the critical water quality zone equal in size to the area of disturbance in compliance with the EnvironmentalCriteriaManual,orpaymentintotheRiparianZoneMitigationFundofa non-refundable amount established by ordinance.

(G) In-channel detention basins and in-channel wet ponds are allowed in the critical water quality zone only if designed in accordance with the Environmental Criteria Manual.



(H) Floodplainmodificationsareprohibitedinthecriticalwaterqualityzoneunless:

(1) Thefloodplainmodificationsproposedarenecessarytoaddressanexistingthreattopublichealthandsafety,asdeterminedbytheWatershedDirector;

(2) Thefloodplainmodificationsproposedwouldprovideasignificant,demonstrableenvironmentalbenefitandarelocatedwithinafloodplainareaclassifiedasinfairorpoorcondition,asdeterminedbyafunctionalassessmentoffloodplainhealthasprescribed in the Environmental Criteria Manual; or

(3) Thefloodplainmodificationsproposedarenecessaryfordevelopmentallowedinthe critical water quality zone by Section 23-4D-4040 (Critical Water Quality Zone Development),23-4D-4050(CriticalWaterQualityZoneStreet,Driveway,andTrailCrossings),orSection23-4D-8120(RestrictionsonDevelopmentImpactingLakeAustin,LadyBirdLake,andLakeWalterE.Long).

(I) IntheUrbanandSuburbanwatersheds,vegetativefilterstrips,raingardens,areasusedforirrigationorinfiltrationofstormwater,orothercontrolsasprescribedinruleareallowed in the critical water quality zone if:

(1) In an Urban watershed and located not less than 50 feet from the centerline of a waterway,orinaSuburbanwatershedandlocatednotlessthan50feetfromthecenterlineofaminorwaterway,100feetfromthecenterlineofanintermediatewaterway,and150feetfromthecenterlineofamajorwaterway;

(2) Located not less than 50 feet from the shoreline of Lady Bird Lake and Lake Walter E. Long,asdefinedinSection23-4D-4020(CriticalWaterQualityZonesEstablished);

(3) Located not less than 100 feet from the ordinary high water mark of the Colorado River downstream from Longhorn Dam;

(4) Locatedoutsidethe100-yearfloodplain;and

(5) Locatedoutsidetheerosionhazardzone,unlessprotectiveworksareprovidedasprescribed in the Drainage Criteria Manual.

( J) Developmentassociatedwithpowergeneration,transmission,ordistributionattheDecker Creek Power Station is allowed in the critical water quality zone.

(K) Aresidentiallotthatis5,750squarefeetorlessinsizemaynotincludeanyportionofacritical water quality zone.

23-4D-4050 Critical Water Quality Zone Street, Driveway, and Trail Crossings

(A) Apublicstreet,privatestreet,ordrivewaymaynotcrossthecriticalwaterqualityzoneofany waterway unless:

(1) Necessary to comply with the standards of Article 23-8F (Street Design) or necessary toprovideprimaryaccesstoatleasttwocontiguousacresoratleastfiveresidentialunits;

(2) Thealignmentminimizesdisturbancetothecreek,riparianzone,andotherenvironmentalfeaturesasspecifiedintheEnvironmentalCriteriaManual;and

(3) The crossing does not utilize culverts and is designed in compliance with the Drainage and Environmental Criteria Manuals.



(B) NotwithstandingSubsection(A),improvementsareallowedtoexistingpublicstreets,privatestreets,anddrivewayscrossingthecriticalwaterqualityzonethataredeterminedby the Watershed Director to be necessary to protect public health and safety for the purposesoffloodmitigationorerosion.

(C) Inallwatersheds,multi-usetrailsmaycrossacriticalwaterqualityzoneofanywaterwayif:

(1) Designed in compliance with the Environmental Criteria Manual; and

(2) Thedevelopmentdemonstratesnoadditionaladverseimpactfromfloodorerosionpotential.


(A) Water Supply Suburban Watersheds.

(1) Development is prohibited in a water quality transition zone that lies over the South EdwardsAquiferrechargezone,exceptfor:

(a) Development described in Section 23-4D-4040 (Critical Water Quality Zone Development)orSection23-4D-4050(CriticalWaterQualityZoneStreet,Driveway,andTrailCrossings);and

(b) Minor drainage facilities or minor water quality controls as described in the Environmental Criteria Manual.

(2) In a water quality transition zone that does not lie over the South Edwards Aquifer rechargezone,theimperviouscoverofthelandareaofasitemaynotexceed18percent.Indetermininglandarea,landinthe100-yearfloodplainisexcluded.

(3) Water quality controls may be in a water quality transition zone that does not lie over the South Edwards Aquifer recharge zone.

(B) Water Supply Rural Watersheds.




(2) Development is prohibited in a water quality transition zone that lies outside the SouthEdwardsAquiferrechargezone,exceptfor:

(a) Development described in Section 23-4D-4040 (Critical Water Quality Zone Development)orSection23-4D-4050(CriticalWaterQualityZoneStreet,Driveway,andTrailCrossings);

(b) Minor drainage facilities or minor water quality controls as described in the Environmental Criteria Manual;

(c) Streets; and



(d) One and two-unit residential development with a minimum lot size of two acres andadensityofnotmorethanoneunitforeachthreeacres,excludingacreageinthe100-yearfloodplain.

(3) A lot that lies within a critical water quality zone must also include at least two acres in a water quality transition zone or uplands zone.

(C) Barton Springs Zone Watersheds.




(2) Development is prohibited in a water quality transition zone that lies outside the SouthEdwardsAquiferrechargezone,exceptfor:

(a) Development described in Section 23-4D-4040 (Critical Water Quality Zone Development)orSection23-4D-4050(CriticalWaterQualityZoneStreet,Driveway,andTrailCrossings);

(b) Minor drainage facilities or minor water quality controls as described in the Environmental Criteria Manual;

(c) Streets; and

(d) One and two-unit residential housing with a minimum lot size of two acres and a densityofnotmorethanoneunitforeachthreeacres,excludingacreageinthe100-yearfloodplain.

23-4D-4070 Floodplain Modification

(A) Allfloodplainmodificationsmust:

(1) Be designed to accommodate existing and fully-vegetated conditions;

(2) Encouragesoundengineeringandecologicalpractices,preventandreduceadversewaterqualityimpacts,andencouragethestabilityandintegrityoffloodplainsandwaterwaysasprescribedinthefloodplainmodificationcriteriaintheEnvironmentalCriteria Manual;

(3) Restorefloodplainhealth,orprovidemitigationifrestorationisinfeasible,tosupportnaturalfunctionsandprocessesasprescribedinthefloodplainmodificationcriteriainthe Environmental Criteria Manual; and

(4) ComplywiththestandardsofArticle23-9E(Drainage),theDrainageCriteriaManual,and the Environmental Criteria Manual.

(B) Floodplainmodificationwithinacriticalwaterqualityzoneisprohibitedexceptasallowedunder Section 23-4D-4040 (Critical Water Quality Zone Development).

(C) Floodplainmodificationoutsideacriticalwaterqualityzoneisallowedonlyifthemodificationproposed:



(1) Isnecessarytoaddressanexistingthreattopublichealthandsafety,asdeterminedby the Watershed Director;

(2) Wouldprovideasignificant,demonstrableenvironmentalbenefitandislocatedwithinafloodplainareaclassifiedasinfairorpoorcondition,asdeterminedbyafunctionalassessmentoffloodplainhealthasprescribedintheEnvironmentalCriteriaManual;

(3) Is necessary for development allowed by Section 23-3D-4040 (Critical Water Quality Development),23-3D-4050(CriticalWaterQualityZoneStreet,Driveway,andTrailCrossings),orSection23-3D-8120(RestrictionsonDevelopmentImpactingLakeAustin,LadyBirdLake,andLakeWalterE.Long);or

(4) Islocatedwithinafloodplainareaclassifiedasinfairorpoorcondition,asdeterminedbyafunctionalassessmentoffloodplainhealthasprescribedintheEnvironmentalCriteriaManual,andprovidesrestorationormitigationinaccordancewiththeratiosandspecificationsprescribedintheEnvironmentalCriteriaManual.

(D) If on-site restoration is infeasible as prescribed in the Environmental Criteria Manual and mitigationisrequiredbythissection,itmaybesatisfiedby:

(1) Paying into the riparian zone mitigation fund a nonrefundable amount established by ordinance;

(2) Transferring in fee simple or placing restrictions on mitigation land approved by the Watershed Director and meeting the following conditions:

(a) Locatedwithinthesamewatershedclassification;

(b) In compliance with the procedures in Section 23-4D-2040 (Redevelopment ExceptionintheBartonSpringsZone),Subsection(D)(3);

(c) Dedicatedtoorrestrictedforthebenefitofthecityoranotherentityapprovedbythe Watershed Director and which the city or other approved entity accepts; and

(d) Anamountproportionatetotheamountofareawithintheexistingfloodplainthatisproposedtobemodified,asprescribedintheEnvironmentalCriteriaManual; or

(3) AcombinationofthemitigationmethodsdescribedinSubsection(D)(1)-(2),ifapproved by the Watershed Director.


23-4D-4070 Waterway and Floodplain ProtectionFloodplainModification



(A) Anapplicantshallfileanenvironmentalresourceinventorywiththedirectorforproposeddevelopment located on a tract:

(1) Within the Edwards Aquifer recharge zone;

(2) Containing a critical water quality zone;

(3) With a gradient of more than 15 percent; or

(4) Containing,orwithin150feetof,apotentialorverifiedwetlandfeatureasidentifiedinthe wetland map maintained by the Watershed Protection Department.

(B) An environmental resource inventory must:

(1) Identify critical environmental features and propose protection measures for the features;

(2) Provideanenvironmentaljustificationforspoildisposallocationsorroadwayalignments;

(3) Proposemethodstoachieveoverlandflow;

(4) Describe proposed industrial uses and the pollution abatement program; and

(5) Be completed as prescribed in the Environmental Criteria Manual.

(C) An environmental resource inventory must include the following elements:

(1) Ahydrogeologicreport,whichmust:

(a) Generallydescribethetopography,soils,andgeologyofthesite;

(b) Identifyspringsandsignificantpointrechargefeaturesonthesite;

(c) Demonstrate that proposed drainage patterns will protect the quality and quantityofrechargeatsignificantpointrechargefeatures;and

(d) Identifyallrecordedandunrecordedwaterwells,bothonthesiteandwithin150feet of the boundary of the site.

(2) Avegetationreport,whichmust:

(a) Demonstrate that the proposed development:

(i) Preservestothegreatestextentpracticablethesignificanttreesandvegetation on the site; and

Contents23-4D-5010 Environmental Resource Inventory . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4D-5020 Critical Environmental Features . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

23-4D-5030 Wetland Protection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4


(ii) Providesmaximumerosioncontrolandoverlandflowbenefitsfromthevegetation.

(b) Include one of the following:

(i) A tree survey of all trees with a diameter of at least eight inches measured four and one-half feet above natural grade level; or

(ii) OnapprovaloftheWatershedDirector,aerialimagerythatwasphotographedbetween the months of April and November; and

(iii) A vegetation survey that shows the approximate locations and types of all significantvegetation.

(3) Awastewaterreport,whichmust:

(a) Provideenvironmentaljustificationforasewerlinelocationinacriticalwaterquality zone;

(b) Address construction techniques and standards for wastewater lines;

(c) Includecalculationsofdrainfieldorwastewaterirrigationareas;

(d) Describe alternative wastewater disposal systems used over the Edwards Aquifer recharge zone; and

(e) Addresson-sitecollectionandtreatmentsystems,theirtreatmentlevels,andeffectsonreceivingwatercoursesortheEdwardsAquifer.

(D) The Watershed Director may permit an applicant to exclude from an environmental resource inventory information required by this section after determining that the information is unnecessary because of the scope and nature of the proposed development.


(A) Drainage patterns for proposed development must be designed to protect critical environmentalfeaturesfromtheeffectsofrunofffromdevelopedareas,andtomaintainthe catchment areas of recharge features in a natural state. Special controls must be used wherenecessarytoavoidtheeffectsoferosion,sedimentation,orhighratesofflow.

(B) A residential lot may not include a critical environmental feature or a critical environmentalfeaturebufferzone.

(C) Thissubsectionprescribesthestandardsforcriticalenvironmentalfeaturebufferzones.

(1) Abufferzoneisestablishedaroundeachcriticalenvironmentalfeaturedescribedinthis article.

(a) ExceptasprovidedinSubsection(C)(1)(b),thewidthofthebufferzoneis150feetfrom the edge of the critical environmental feature.

(b) Forapointrechargefeature,thebufferzonecoincideswiththetopographicallydefinedcatchmentbasin,exceptthatthewidthofthebufferzonefromtheedgeof the critical environmental feature is:

(i) Not less than 150 feet;

(ii) Not more than 300 feet; and


23-4D-5020 Protection for Special Features

(iii) Calculated in compliance with the Environmental Criteria Manual.

(2) Withinabufferzonedescribedinthissubsection:

(a) The natural vegetative cover must be retained to the maximum extent practicable;

(b) Constructionisprohibited,exceptforrestorationactivitiesortheconstructionofeducational trails as approved by the Watershed Director; and

(c) Wastewater disposal or irrigation is prohibited.

(3) Iflocatedatleast50feetfromtheedgeofthecriticalenvironmentalfeature,theprohibition of Subsection (C)(2)(b) does not apply to:

(a) A yard or hiking trail;

(b) A recharge basin approved under Section 23-4D-6030 (Water Quality Control and Green Stormwater Infrastructure Standards) that discharges to a point recharge feature; or

(c) AninnovativerunoffmanagementpracticeapprovedbytheWatershedDirectorthatisdesignedtoaddressthestandardsofthissection,enhancetherechargeofgroundwaterandthedischargeofsprings,andmaintainthefunctionofcriticalenvironmental features.

(4) Perimeter fencing with not less than one access gate must be installed at the outer edgeofthebufferzoneforallpointrechargefeatures.ThefencingmustcomplywiththeStandardSpecificationsManual.

(5) TheownermustmaintainthebufferzoneincompliancewithstandardsintheEnvironmentalCriteriaManualtopreservethewaterqualityfunctionofthebuffer.

(6) All critical environmental feature locations and required setbacks must be shown onpreliminarysubdivisionplans,siteplans,orotherpermitsasdeterminedbytheWatershed Director.

(7) Allcriticalenvironmentalfeaturelocationsmustbeshownonfinalplats.

(D) Whenvoidsintherocksubstrateareuncoveredduringdevelopment,thefollowingprotocol must be followed:

(1) Construction in the area of the void must cease while the applicant conducts a preliminary investigation of the void as prescribed in the Environmental Criteria Manual.

(2) The applicant must contact a city environmental inspector to schedule further investigation by the city of the void as prescribed in the Environmental Criteria Manual if the preliminary investigation indicates that the void:

(a) Is at least one square foot in total area;

(b) Blows air from within the substrate;

(c) Consistently receives water during any rain event; or

(d) Potentially transmits groundwater.

(3) Construction may only proceed after mitigation measures are reviewed and approved by the Watershed Director.




(A) Wetlandsmustbeprotectedinallwatersheds,exceptforwetlandslocatedwithintheareaboundedbyInterstateHighway35,RiversideDrive,BartonSpringsRoad,LamarBoulevard,and15thStreetthatarenotassociatedwiththecriticalwaterqualityzoneofLady Bird Lake.

(B) Protection methods for wetlands include:

(1) Appropriate setbacks that preserve the wetlands or wetland functions;

(2) Wetlandmitigation,includingwetlandreplacement;

(3) Wetland restoration or enhancement; or

(4) Use of wetlands for water quality controls.

(C) The Watershed Director may approve:

(1) The removal and replacement of a wetland; or

(2) The elimination of setbacks from a wetland that is proposed to be used as a water quality control.





(A) IntheBartonSpringsZone,waterqualitycontrolsarerequiredforalldevelopment.

(B) InawatershedotherthanaBartonSpringsZonewatershed,waterqualitycontrolsarerequired for development:

(1) Located in the water quality transition zone;

(2) Ofagolfcourse,playfield,orsimilarrecreationaluse,iffertilizer,herbicide,orpesticide is applied; or

(3) Ifthetotalofnewandredevelopedimperviouscoverexceeds5,000squarefeet.

(C) Allnewdevelopmentmustprovideforremovaloffloatingdebrisfromstormwaterrunoff.

(D) The water quality control standards in this division do not require water quality controls on a one or two-unit residential lot but apply to the residential subdivision as a whole.

(E) The water quality control standards in this division do not require water quality controls foraroadwayimprovementwithlessthan8,000squarefeetofnewimperviouscover.Forthepurposesofthissection,roadwayimprovementsarelimitedtointersectionupgrades,low-watercrossingupgrades,additionsforbicyclelanes,andadditionsformasstransitstops.


(A) Water quality controls in compliance with Section 23-4D-6030 (Water Quality Control andGreenStormwaterInfrastructureStandards)arerequiredforacommercial,civic,industrial,ormulti-familydevelopmentwithmorethan20percentimperviouscoverthathas been granted a waiver of previous water quality standards or a special exception under this article.

Contents23-4D-6010 Applicability of Water Quality Control Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4D-6020 Previous Waivers and Special Exceptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4D-6030 Water Quality Control and Green Stormwater Infrastructure Standards . . . . . . . . . . . . . . . . . . . 2

23-4D-6040 Optional Payment Instead of Structural Controls in Urban Watersheds . . . . . . . . . . . . . . . . . . . . 3

23-4D-6050 Optional Payment Instead of Structural Controls in Non-Urban Watersheds . . . . . . . . . . . . . . . 3

23-4D-6060 Cost Recovery Program . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4

23-4D-6070 Water Quality Control Maintenance And Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4

23-4D-6080 Dedicated Fund . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

23-4D-6090 Barton Springs Zone Operating Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

23-4D-6100 Fiscal Security In The Barton Springs Zone . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6



(A) A water quality control must achieve the load reduction standards prescribed in the Environmental Criteria Manual.

(B) A water quality control must capture and treat the water draining to the control from the contributingarea.Therequiredcapturevolumeisthefirstone-halfinchofrunoffandanadditionalone-tenthofaninchofrunoffforeach10percentincreaseinimperviouscoverover 20 percent for the contributing area.

(C) A water quality control must be designed in compliance with the Environmental Criteria Manual and must be accessible for maintenance and inspection.

(D) The required water quality treatment must be provided using green stormwater control measures,asprescribedintheEnvironmentalCriteriaManual.

(E) NotwithstandingSubsection(D),allorpartoftherequiredwaterqualitytreatmentmaybe provided using other water quality controls for:

(1) Areaswithlandusesoractivitiesthatmaygeneratehighlycontaminatedrunoff,asprescribed in the Environmental Criteria Manual;

(2) Aprojectthatprovideswaterqualitytreatmentforcurrentlyuntreated,developedoff-siteareasofatleast10acresinsize;or

(3) Sites with greater than 90 percent gross site area impervious cover.

(F) The location of a water quality control:

(1) Must avoid recharge features to the greatest extent possible;

(2) Mustbeshownontheslopemap,preliminaryplan,siteplan,orsubdivisionconstructionplan,asapplicable;and

(3) InaWaterSupplyRuralwatershed,maynotbeinthe40percentbufferzone,unlessthecontroldisturbslessthan50percentofthebuffer,andislocatedtomaximizeoverlandflowandrechargeintheundisturbedremainderofthe40percentbufferzone.

(G) An impervious liner is required for structural water quality controls over the Edwards AquiferRechargeZone.Ifalinerisrequiredandtherearemultiplecontrolsinseries,linersareonlyrequiredforthefirstcontrolintheseries.

(H) Approval by the Watershed Director is required for a proposed water quality control that is not described in the Environmental Criteria Manual. The applicant must substantiate thepollutantremovalefficiencyoftheproposedcontrolwithpublishedliteratureoraverifiableengineeringstudy.Reviewandapprovalarebasedon:

(1) Technical merit;

(2) Compliance with the standards of this article for water quality protection and improvement;

(3) Resource protection and improvement;

(4) Advantages over standard practices; and

(5) Anticipated maintenance requirements.



(I) IntheBartonSpringsZone,stormwatercontrolsmustbeplacedinsequenceifnecessaryto remove the required amount of pollutant. The sequence of controls must be:

(1) Based on the Environmental Criteria Manual or generally accepted engineering principles; and

(2) Designed to minimize maintenance requirements.


(A) The Watershed Director shall identify and prioritize water quality control facilities for the Urban watersheds in an Urban watersheds structural control plan.

(B) An Urban Watersheds Structural Control Fund is established for use in the design and construction of water quality control facilities in the Urban watersheds.

(C) Instead of providing the water quality controls required by Section 23-4D-6010 (ApplicabilityofWaterQualityControlStandards),inanUrbanwatershedanapplicantmay request approval to deposit with the City a nonrefundable cash payment. The director shall review the request and approve or disapprove the request based on the standards in the Environmental Criteria Manual.

(D) The director shall deposit a payment made under this section in the Urban Watersheds Structural Control Fund.


(A) A Non-Urban Watersheds Structural Control Fund is established for use in the design and construction of water quality control facilities in watersheds other than an Urban watershed.

(B) Instead of providing the water quality controls required by Section 23-4D-6010 (ApplicabilityofWaterQualityControlStandards),inanon-Urbanwatershedanapplicantmay request approval to deposit with the city a nonrefundable cash payment. The director shall review the request and approve or disapprove the request based on the standards in the Environmental Criteria Manual. To be eligible to request the optional payment,thedevelopmentmust:

(1) Be located within the zoning jurisdiction;

(2) Be a residential subdivision less than two acres in size; and

(3) Demonstrate exemption from the preliminary plan standard as determined by Section 23-5B-2010 (Purpose and Applicability).

(C) The director shall deposit a payment made under this section in the Non-Urban Watersheds Structural Control Fund.




(A) An applicant who redevelops property in an Urban watershed and is required to construct a water quality control may qualify for cost participation by the city for:

(1) Construction of the water quality control; or

(2) Optional payment instead of construction of the water quality control under Section 23-4D-6040 (Optional Payment Instead of Structural Controls in Urban Watersheds).


(A) Foracommercial,civic,industrial,ormulti-familydevelopment:

(1) The record owner of the development must maintain the water quality control serving thedevelopmentincompliancewiththeEnvironmentalCriteriaManual,whetheror not the control is located on the same property as the development. The record owner must provide the city proof of the right to access and maintain the control if it is not located on the same property as the development.

(2) Ifmorethanonedevelopmentisservedbyasinglewaterqualitycontrol,therecordowners of the control and all developments served by the control must be jointly and severally responsible for maintenance of the control in compliance with the Environmental Criteria Manual.

(3) The city shall inspect each water quality control that is not a subsurface control at least once every three years to ensure that the control is being maintained in compliance with the Environmental Criteria Manual. If the control fails inspection requiringanadditionalinspection,theWatershedDirectormaychargeare-inspectionfee.

(4) The record owner of a subsurface water quality control must provide the Watershed Director with a maintenance plan and an annual report from an engineer verifying that the control is in proper operating condition.

(B) For a one or two-unit residential development:

(1) The city shall be responsible for maintenance of a water quality control only after the control has been accepted for maintenance by the city.

(2) The city will accept a water quality control for maintenance upon determining that it meetsallstandardsoftheEnvironmentalCriteriaManualand,ifapplicable,Section23-4D-6100 (Fiscal Security in the Barton Springs Zone).

(3) Untilthecityacceptsawaterqualitycontrolformaintenance,therecordowner(s)ofthe control and the development served must maintain the control in compliance with the Environmental Criteria Manual.

(C) The Watershed Director may authorize an alternative arrangement for maintenance of a water quality control in compliance with the Environmental Criteria Manual. If an alternativearrangementisapprovedbytheWatershedDirector,thecityattorneyshalldetermine whether an agreement is necessary; the agreement must be approved by the cityattorneyandfiledofrecord.




(A) The Finance Department shall establish a dedicated fund to:

(1) Monitor water quality controls; and

(2) Maintain water quality controls for one and two-unit residential development.

(B) An applicant must pay the required fee into the fund:

(1) Fordevelopmentthatdoesnotrequireasiteplan,whentheapplicantpostsfiscalsecurityforthesubdivisionorrequeststhatthedirectorrecordthesubdivisionplat,whicheveroccursfirst;or

(2) Fordevelopmentthatrequiresasiteplan,whenthesiteplanisapproved.

(C) TheWatershedDirectorshalladministerthefund,allocatethefundforappropriateprojects,andreportannuallytothecouncilregardingthestatusofthefundandthemonitoring and maintenance program described in this section.


(A) IntheBartonSpringsZone,theowneroroperatorofacommercial,civic,industrial,or multi-family development is required to obtain an annual operating permit for the required water quality controls.

(B) Toobtainanannualoperatingpermit,anapplicantmust:

(1) Provide the Watershed Director with:

(a) A maintenance plan; and

(b) The information necessary to verify that the water quality controls are in proper operating condition; and

(2) Paytherequired,nonrefundablefee.

(C) The Watershed Director may verify that a water quality control is in proper operating condition by either inspecting the water quality control or accepting a report from an engineer.

(D) The Watershed Director shall issue an operating permit after determining that:

(1) The applicant has complied with the standards of Subsection (B); and

(2) The water quality controls are in proper operating condition.

(E) The Watershed Director shall transfer an operating permit to a new owner or operator if,notlaterthan30daysafterachangeinownershiporoperation,thenewowneroroperator:

(1) Signs the operating permit;

(2) Accepts responsibility for the water quality controls; and

(3) Documents the transfer on a form provided by the Watershed Director.




(A) FordevelopmentintheBartonSpringsZone,anapplicantmustprovidethecitywithfiscalsecuritytoensurethatwaterqualitycontrolsaremaintainedproperly.ThedirectorshallcalculatetheamountoffiscalsecurityincompliancewiththeformulaintheEnvironmental Criteria Manual.

(B) Thedirectormaynotreturnthefiscalsecuritytotheapplicantuntil:

(1) The expiration of one year after the completion of the development; and

(2) Thedirectorreceivesverificationthatthecontrolsareconstructedincompliancewiththe approved design by:

(a) Theapplicant’sdeliveryofacertifiedengineeringconcurrenceletter;and

(b) A report from a city inspector.





(A) Temporary erosion and sedimentation controls:

(1) Are required for all development until permanent revegetation has been established; and

(2) Must be removed after permanent revegetation has been established.


(A) Development is not completed until:

(1) Permanent revegetation is established; and

(2) The director:

(a) Receives the engineer’s concurrence letter; and

(b) Certifiesinstallationofthevegetationforacceptance.

(B) Development must be completed in compliance with Subsection (A) before the city may acceptmaintenanceresponsibilityforstreets,drainagefacilities,orutilities,orissueacertificateofoccupancyorcompliance,unlessthecityandtheapplicantenterintoanagreement to ensure completion of the revegetation within a named period.

23-4D-7030 Modification of Erosion Control and Construction Sequencing Plans

(A) A city inspector may modify an erosion control plan or construction sequencing plan in thefield:

(1) Withoutnoticetothepermitholder,ifthemodificationisaminorchangetoupgradeerosioncontrolsorreflectconstructionprogress;and

(2) After two days written notice to the permit holder if:

(a) The inspector determines that an erosion control or the construction sequencing is inappropriate or inadequate; and

Contents23-4D-7010 Erosion and Sedimentation Control . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4D-7020 Development Completion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4D-7030 ModificationofErosionControlandConstructionSequencingPlans . . . . . . . . . . . . . . . . . . . . . . 1

23-4D-7040 Additional Erosion and Sedimentation Control Standards in the Barton Springs Zone . . . . . . . 2

23-4D-7050 Temporary Storage Areas; Topsoil Protection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

23-4D-7060 Fiscal Surety . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3


(b) Thedirectorhasconfirmedinwritingtheinspector’sdetermination.


(A) This section provides additional erosion and sedimentation control standards for development in the Barton Springs Zone.

(B) Atemporaryerosionandsedimentationcontrolplanandawaterqualityplancertifiedbyan engineer and approved by the director is required.

(1) Theplansmustdescribethetemporarystructuralcontrols,sitemanagementpractices,orotherapprovedmethodsthatwillbeusedtocontroloff-sitesedimentationuntilpermanentrevegetationiscertifiedascompletedunderSection23-4D-7020 (Development Completion).

(2) Thetemporaryerosioncontrolplanmustbephasedtobeeffectiveatallstagesofconstruction.Eachtemporaryerosioncontrolmethodmustbeadjusted,maintained,and repaired as necessary.

(C) Thedirectormayrequireamodificationofthetemporaryerosioncontrolplanafterdeterminingthattheplandoesnotadequatelycontroloff-sitesedimentationfromthedevelopment.Approvalbythedirectorandtheengineerwhocertifiedtheplanisrequiredforamajormodificationoftheplan.

(D) The applicant must designate a project manager who is responsible for compliance with the erosion and sedimentation control and water quality plan standards during development.

(E) Thelengthoftimebetweenclearingandfinalrevegetationofdevelopmentmaynotexceed18months,unlessextendedbythedirector.

(F) If an applicant does not comply with the deadline in Subsection (E) or does not adequately maintainthetemporaryerosionandsedimentationcontrols,thedirectorshallnotifytheapplicant in writing that the city will repair the controls or revegetate the disturbed area at the applicant’s expense unless the work is completed or revegetation is begun not later than the 15th day after the date of the notice.

(G) Apersoncommitsanoffenseifthepersonallowssedimentfromaconstructionsitetoenter a waterway by failing to maintain erosion controls or failing to follow the approved sequence of construction.


(A) The site plan or subdivision construction plan must designate the areas to be cleared for temporary storage of spoils or construction equipment. Areas cleared for temporary storage must be located and restored in compliance with the Environmental Criteria Manual.

(B) During and after site grading and construction operations the topsoil must be protected and vegetation left in place to the maximum extent practicable in compliance with the Environmental Criteria Manual.



(C) Forareasonthesitethataretoremainperviouspost-development,anysoilsthatarecompacted during site grading and construction operations must be decompacted in compliancewiththeEnvironmentalCriteriaManualandtheStandardSpecificationsManual.


(A) Asiteplanmaybeapprovedonlyiftheapplicantprovidesfiscalsurety,consistentwiththerequirementsofSection23-2C-4020(FiscalSecurity),for:

(1) Installing and maintaining erosion and sedimentation controls throughout construction on the site;

(2) Revegetating the site; and

(3) Performingon-siteandoff-sitecleanup.





(A) Drainage patterns must be designed as prescribed in the Environmental Criteria Manual to:

(1) Prevent erosion;

(2) Maintainandrestoreinfiltrationandrechargeoflocalseepsandsprings;

(3) Attenuate the harm of contaminants collected and transported by stormwater; and

(4) Wherepossible,disconnectimperviouscover,maintainandrestoreoverlandsheetflow,maintainnaturaldrainagefeaturesandpatterns,anddisperserunoffbacktosheetflow.

(B) Whereapplicable,theapplicantmustdesignanenclosedstormdraintomitigatepotentialadverse water quality impacts by using methods to prevent erosion and dissipate dischargesfromoutlets.Applicantmustlocatedischargestomaximizeoverlandflowthroughbufferzonesorgrass-linedswaleswhereverpracticable.


(A) Developmentmaynotdivertstormwaterfromonewatershedtoanother,exceptasauthorized by this section.

(B) A proposed diversion of less than 20 percent of the site based on gross site area or less thanoneacre,whicheverissmaller,maybeallowediftheapplicantdemonstratesthat:

Contents23-4D-8010 Overland Flow . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4D-8020 Interbasin Diversion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4D-8030 Construction on Slopes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

23-4D-8040 Clearing of Vegetation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

23-4D-8050 Clearing for a Roadway . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

23-4D-8060 Cut Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4

23-4D-8070 Fill Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

23-4D-8080 Spoil Disposal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6

23-4D-8090 Blasting Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6

23-4D-8100 Wastewater Restrictions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6

23-4D-8110 Storm Sewer Discharge . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6

23-4D-8120 RestrictionsonDevelopmentImpactingLakeAustin,LadyBirdLake&LakeWalterE.Long . . 7

23-4D-8130 ThreatenedorEndangeredSpeciesNotification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7


(1) Existing drainage patterns are maintained to the extent feasible; and

(2) There are no adverse water quality or drainage impacts.


(A) Construction of a Roadway or Driveway

(1) An applicant may not construct a roadway or driveway on a slope with a gradient of more than 15 percent unless the construction is necessary to provide primary access to:

(a) At least two contiguous acres with a gradient of 15 percent or less; or

(b) Buildingsitesforatleastfiveresidentialunits.

(2) Forconstructiondescribedinthissubsection,acutorfillmustberevegetated,orifacutorfillhasafinishedgradientofmorethan33percent,stabilizedwithapermanentstructure. This does not apply to a stable cut.

(B) Construction of a Building or Parking Area

(1) An applicant may not construct:

(a) A building or parking structure on a slope with a gradient of more than 25 percent; or

(b) Exceptforaparkingstructure,aparkingareaonaslopewithagradientofmorethan 15 percent.

(2) An applicant may construct a building or parking structure on a slope with a gradient of more than 15 percent and not more than 25 percent if the standards of this subsection are met.

(a) Impervious cover on slopes with a gradient of more than 15 percent may not exceed 10 percent of the total area of the slopes.

(b) The terracing techniques in the Environmental Criteria Manual are required for construction that is uphill or downhill of a slope with a gradient of more than 15 percent.

(c) Hillsidevegetationmaynotbedisturbedexceptasnecessaryforconstruction,and disturbed areas must be restored with native and adapted vegetation as prescribed in the Environmental Criteria Manual.

(d) Forconstructiondescribedinthissubsection,acutorfillmustberevegetated,orifacutorfillhasafinishedgradientofmorethan33percent,stabilizedwithapermanent structure. This does not apply to a stable cut.

(C) Subdivision Notes

(1) A preliminary subdivision plan that proposes a single-family residential lot on a slope with a gradient of more than 15 percent must include a plan note identifying the lot and describing the standards of Subsection (D)(2).


23-4D-8030 Additional Standards in All Watersheds

(2) Afinalplatthatproposesasingle-familyresidentiallotonaslopewithagradientofmore than 15 percent must include a plat note:

(a) Identifying the lot; and

(b) Stating the impervious cover and construction standards for the lot.


(A) Clearing of vegetation is prohibited unless the director determines that the clearing:

(1) Is in compliance with a released site plan or subdivision construction plan;

(2) Is allowed under this section or Section 23-4D-8050 (Clearing for a Roadway); or

(3) Isnotdevelopment,asthattermisdefinedinDivision23-12A-1(GeneralDefinitions).

(B) Clearing of vegetation for agricultural operations is prohibited if an application to develop for a non-agricultural use has been granted or is pending. The director may waive this prohibitionafterdeterminingthattheclearinghasabonafideagriculturalpurposeandisunrelated to the proposed development or sale of the land for non-agricultural uses.

(C) An applicant may clear an area up to 15 feet wide or remove a tree with a diameter of not more than eight inches to perform surveying or geologic testing in preparation for site planorfinalplatapproval.


(A) Anapplicantmayclearanareaforroadconstructionaftersiteplanorfinalplatapprovalin compliance with this section.

(B) Roadway clearing width may not exceed:

(1) Twicetheroadwaysurfacewidth,orthewidthofthededicatedright-of-way,whichever is less; or

(2) Forroadconstructionproblemareasoflessthan300feetinlength,twoandone-halftimes the roadway width.

(C) ThedirectormaygrantanadministrativemodificationtoSubsection(B)ifrequiredbyunusual topographic conditions.

(D) If clearing on slopes could result in materials sliding onto areas beyond the clearing widths describedinSubsection(B),retainingwallsorotherpreventativemethodsarerequired.

(E) Thelengthoftimebetweenroughcuttingandfinalsurfacingofroadwaysmaynotexceed18 months.

(F) IftheapplicantdoesnotmeetthedeadlinedescribedinSubsection(E),thecityshallnotifytheapplicantinwritingthatthecitywillfinishtheroadwaysorrevegetatethedisturbed area at the applicant’s expense unless the work is completed not later than the 60th day after the date of the notice.




(A) Cutsonatractoflandmaynotexceedfourfeetofdepth,except:

(1) In an Urban watershed;

(2) In a public roadway right-of-way;

(3) Forconstructionofabuildingfoundationorswimmingpool,excludingthesurrounding pool deck;

(4) For construction of a water quality control or detention facility and appurtenances for conveyancesuchasswales,drainageditches,anddiversionberms,if:

(a) The design and location of the facility within the site minimize the amount of cut over four feet;

(b) The cut is the minimum necessary for the appropriate functioning of the facility; and

(c) The cut is not located on a slope with a gradient of more than 15 percent or within 100feetofaclassifiedwaterway;

(5) Forutilityconstructionorawastewaterdrainfield,iftheareaisrestoredtonaturalgrade;

(6) Inastate-permittedsanitarylandfillorasandorgravelexcavationlocatedintheextraterritorialjurisdiction,if:

(a) The cut is not in a critical water quality zone;

(b) Thecutdoesnotaltera100-yearfloodplain;

(c) Thelandfillorexcavationhasanerosionandrestorationplanapprovedbythecity; and

(d) All other applicable city code provisions are met; or

(7) For construction of a driveway necessary to provide primary access if:

(a) The construction is in compliance with 23-4D-8030 (Construction on Slopes);

(b) The cut is not in a critical water quality zone;

(c) The cut is limited to no more than eight feet in depth;

(d) Thecutoverfourfeetistheminimumamountnecessarytocomplywithfireaccess requirements and the horizontal and vertical curve requirements of the Transportation Criteria Manual; and

(e) There is no other feasible alternative for driveway location.

(B) A cut must be restored and stabilized.

(C) A roadway cut must be contained within the roadway clearing width described in Section 23-4D-8050 (Clearing for a Roadway).




(A) Fillonatractoflandmaynotexceedfourfeetofdepth,except:

(1) In an Urban watershed;

(2) In a public roadway right-of-way;

(3) Underafoundationwithsidesperpendiculartotheground,orwithpierandbeamconstruction;

(4) For construction of a water quality control or detention facility and appurtenances for conveyancesuchasswales,drainageditches,anddiversionberms,if:

(a) Thedesignandlocationofthefacilitywithinthesiteminimizetheamountoffillover four feet;

(b) Thefillistheminimumnecessaryfortheappropriatefunctioningofthefacility;and

(c) Thefillisnotlocatedonaslopewithagradientofmorethan15percentorwithin100feetofaclassifiedwaterway;

(5) Forutilityconstructionorawastewaterdrainfield;

(6) Inastate-permittedsanitarylandfilllocatedintheextraterritorialjurisdiction,if:

(a) Thefillisderivedfromthelandfilloperation;

(b) Thefillisnotplacedinacriticalwaterqualityzoneora100-yearfloodplain;

(c) ThelandfilloperationhasanerosionandrestorationplanapprovedbytheCity;and

(d) All other applicable City Code provisions are met; or

(7) For construction of a driveway necessary to provide primary access if:

(a) The construction is in compliance with Section 23-4D-8030 (Construction on Slopes);

(b) Thefillisnotinacriticalwaterqualityzone;

(c) ThefillislimitedtonomorethaneightfeetindepthasdescribedinDivision23-4D-8 (Additional Standards in All Watersheds);

(d) Thefilloverfourfeetistheminimumamountnecessarytocomplywithfireaccess requirements and the horizontal and vertical curve requirements of the Transportation Criteria Manual; and

(e) There is no other feasible alternative for driveway location.

(B) Afillareamustberestoredandstabilized.

(C) Fill for a roadway must be contained within the roadway clearing width described in Section 23-4D-8050 (Clearing for a Roadway).




(A) Aspoildisposalsitemaynotbelocatedina100-yearfloodplainoronaslopewithagradient of more than 15 percent.

(B) The location of a spoil disposal site must be reasonably accessible. An access route:

(1) Mustuseexistingandapprovedroadways,ifpossible;and

(2) Maynotbelocatedinawaterway,unless:

(a) A reasonable alternative is not available; or

(b) The access route is for the construction of a water quality control.

(C) A spoil disposal site and an access route must be restored and revegetated in compliance with the Environmental Criteria Manual.


(A) Blasting on property located in the Edwards Aquifer recharge zone is prohibited in acriticalwaterqualityzoneorawaterqualitytransitionzone,unlesstheapplicantdemonstrates that a feasible alternative does not exist.

(B) Blastingisprohibitedwithin300feetofacriticalenvironmentalfeature,unlesstheapplicant demonstrates that a feasible alternative does not exist.


(A) A lot in the Edwards Aquifer recharge zone with private on-site sewage facilities must demonstrate compliance with City Code Chapter 15-5 (Private Sewage Facilities).

(B) Landapplicationoftreatedwastewatereffluentisprohibited:

(1) On a slope with a gradient of more than 15 percent;

(2) In a critical water quality zone;

(3) Ina100-yearfloodplain;

(4) On the trunk of trees required to be surveyed as prescribed in the Environmental Criteria Manual;

(5) InthebufferzoneestablishedaroundacriticalenvironmentalfeatureunderSection23-4D-5020 (Critical Environmental Features); or

(6) During wet weather conditions.


(A) AcertificateofoccupancymaynotbeissuedfordevelopmentsubjecttothisarticleunlessthedevelopmentisincompliancewithChapter6-5,Article5(DischargesIntoStormSewers Or Watercourses).



23-4D-8120 Restrictions on Development Impacting Lake Austin, Lady Bird Lake & Lake Walter E. Long

(A) ThestandardsofthissectionapplytodevelopmentonoradjacenttoLakeAustin,LadyBirdLake,orLakeWalterE.Long.

(B) Exceptasotherwiseprovidedbythissection,placingfillordredginginalakeisprohibited.

(C) Aretainingwall,bulkhead,orothererosionprotectiondevicemaynotcaptureorrecapture land from a lake unless doing so is required to restore the shoreline to whichever of the following boundaries would encroach the least into the lake:

(1) Theshorelineasitexisted10yearspriortothedateofapplication,withdocumentation as prescribed in the Environmental Criteria Manual; or

(2) The lakeside boundary of the subdivided lot line.

(D) A bulkhead may be replaced in front of an existing bulkhead once if:

(1) The existing bulkhead was legally constructed;

(2) Construction of the replacement bulkhead does not change the location of the shoreline by more than six inches; and

(3) The Watershed Director determines that there is no reasonable alternative to replacement of the bulkhead in the location of the existing bulkhead.

(E) The director may approve up to 25 cubic yards of dredging in a lake if the dredging is necessary for navigation safety.

23-4D-8130 Threatened or Endangered Species Notification

(A) This section applies in areas of the planning jurisdiction that may contain habitat for federallylistedthreatenedorendangeredspecies,asdefinedintheEnvironmentalCriteria Manual.

(B) On submission of an application for a subdivision or site plan in an area described in Subsection(A),theapplicantmustgivenoticeoftheapplicationtotheappropriateauthority,including:

(1) United States Fish and Wildlife Service;

(2) Texas Parks and Wildlife Department;

(3) Balcones Canyonlands Conservation Plan Coordinating Committee Secretary; and

(4) TravisorWilliamsonCounty,asapplicable.

(C) The notice must include a statement that the development could cause the loss of threatened or endangered species habitat.





(A) Thisdivision,tobeknownastheSaveOurSpringsInitiative,(SOShereafter)setsoutspecial requirements for development of land in watersheds within the City’s planning jurisdiction which contribute to Barton Springs.

(B) ThisdivisioncodifiestheSaveOurSpringsInitiativePetitionOrdinanceasadoptedbypopularvoteonAugust8,1992andamendedbythecouncil.


(A) Thisdivisionmayberepealedoramendedonlybyanaffirmativevoteofathree-quartersmajority of the city council.

Contents23-4D-9010 Title and Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4D-9020 Amendment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4D-9030 Declaration of Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

23-4D-9040 Pollution Prevention Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

23-4D-9050 NoExemptions,SpecialExceptions,WaiversorVariances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

23-4D-9060 ApplicationtoExistingTracts,PlattedLots,andPublicSchools . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

23-4D-9070 Expiration of Prior Approvals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

23-4D-9080 LimitedAdjustmenttoResolvePossibleConflictswithOtherLaws . . . . . . . . . . . . . . . . . . . . . . . 4

23-4D-9090 Construction of Ordinance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

23-4D-9100 Reduce Risk of Accidental Contamination . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

23-4D-9110 EfficientandCost-EffectiveWaterQualityProtectionMeasures . . . . . . . . . . . . . . . . . . . . . . . . . . 5

23-4D-9120 Severability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

23-4D-9130 Adoption of Water Quality Measures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5



(A) The people of the City declare their intent to preserve a clean and safe drinking water supply,topreventfurtherdegradationofthewaterqualityinBartonCreek,BartonSprings,andtheBartonSpringsEdwardsAquifer,toprovideforfair,consistent,andcosteffectiveadministrationoftheCity’swatershedprotectionordinances,andtopromotethepublichealth,safety,andwelfare.TheCityrecognizesthattheBartonSpringsEdwardsAquifer is more vulnerable to pollution from urban development than any other major groundwatersupplyinTexas,andthatthemeasuressetoutinthisdivisionarenecessaryto protect this irreplaceable natural resource.


(A) InthewatershedscontributingtoBartonSprings,nodevelopmentnoranyrevision,extension,oramendmentthereof,maybeapprovedunlessitisdesigned,carriedout,and maintained on a site-by-site basis to meet the pollution prevention requirements set forthbelowforthelifeoftheproject.Topreventpollution,imperviouscoverforallsuchdevelopmentshallbelimitedtoamaximumof15percentintheentirerechargezone,20percentofthecontributingzonewithintheBartonCreekwatershed,and25percentintheremainder of the contributing zone. The impervious cover limits shall be calculated on a netsiteareabasis.Inaddition,runofffromsuchdevelopmentshallbemanagedthroughwater quality controls and onsite pollution prevention and assimilation techniques so that noincreasesoccurintherespectiveaverageannualloadingsoftotalsuspendedsolids,totalphosphorus,totalnitrogen,chemicaloxygendemand,totallead,cadmium,E.coli,volatileorganiccompounds,pesticides,andherbicidesfromthesite.Foragivenproject,impervious cover shall be reduced if needed to assure compliance with these pollutant load restrictions.

(B) WithinthewatershedscontributingtoBartonSprings,Section23-4D-4020(CriticalWaterQuality Zones Established) of the Land Development Code is amended so that in no event shall the boundary of the critical water quality zone be less than 200 feet from the centerline of a major waterway or be less than 400 feet from the centerline of the main channelofBartonCreek.Nopollutioncontrolstructure,orresidentialorcommercialbuilding,maybeconstructedinthecriticalwaterqualityzoneinthesewatersheds.

23-4D-9050 No Exemptions, Special Exceptions, Waivers or Variances

(A) Therequirementsofthisdivisionarenotsubjecttotheexemptions,specialexceptions,waivers,orvariancesallowedbyDivision23-4D-2(ExceptionsandVariances).AdjustmentstotheapplicationofthisdivisiontoaspecificprojectmaybegrantedonlyassetoutinSection23-4D-9080(LimitedAdjustmenttoResolvePossibleConflictswithOtherLaws)below.


23-4D-9030 Save Our Springs Initiative

23-4D-9060 Application to Existing Tracts, Platted Lots, and Public Schools

(A) This division does not apply to development on a single platted lot or a single tract of land that is not required to be platted before development if the lot or tract existed on November1,1991andthedevelopmentiseither:

(1) Construction,renovation,additionsto,repair,ordevelopmentofasingle-family,single-familyattached,oraduplexstructureusedexclusivelyforresidentialpurposes,and construction of improvements incidental to that residential use; or

(2) Developmentofamaximumof8,000squarefeetofimperviouscover,includingimpervious cover existing before and after the development.

(B) This division does not apply to development of public primary or secondary educational facilities if the city and the school district enter into a development agreement approved by a three-quarters vote of the city council protecting water quality pursuant to Section 13-2-502(n)(7) of the Land Development Code.

(C) This division does not apply to the replacement of development which is removed as a result of right-of-way condemnation.

(D) Thisdivisiondoesnotapplytoaroadwayimprovementwithlessthan8,000squarefeetofnewimperviouscover.Forthepurposesofthissection,roadwayimprovementsarelimitedtointersectionupgrades,low-watercrossingupgrades,additionsforbicyclelanes,and additions for mass transit stops.


(A) WithinthewatershedscontributingtoBartonSprings,thefollowingprovisionsshallgovern the expiration of certain prior approvals:

(1) Previously Approved Preliminary Subdivision Plan:

(a) Unlessithasorwillhaveexpiredsooner,apreliminarysubdivisionplaninitiallyapprovedbeforetheeffectivedateofthisdivisionexpiresoneyearaftertheeffectivedateofthisdivision,ortwoyearsafteritsinitialapprovalwhicheverdateislater,unlessanapplicationforfinalplatapprovalisfiledbeforethisexpirationdateandafinalplatisapprovednolaterthan180daysafterfiling.

(b) Noapprovedpreliminaryplan,andnoportionofanapprovedpreliminaryplan,shallbevalidoreffectiveaftertheexpirationdateestablishedbythispart,orshallbeextended,revised,orrenewedtoremaineffectiveaftertheexpirationdate,except according to Subsection (A)(3) of this section.

(2) Previously Approved Site Plan:

(a) Unlessithasorwillhaveexpiredsooner,asiteplanorphaseorportionthereofinitiallyapprovedbeforetheeffectivedateofthisdivisionshallexpireoneyearaftertheeffectivedateofthisdivision,orthreeyearsafteritsinitialapproval,whicheverdateislater,unless:

(i) Anapplicationisfiledbeforethisexpirationdateforbuildingpermitsforallstructures shown on the site plan or phase or portion thereof and designed forhumanoccupancy,andthebuildingpermitsareapprovedandremainvalidandcertificatesofoccupancyareissuednolaterthantwoyearsafterthis expiration date; or



(ii) If no building permits are required to construct the structures shown on a site plandescribedinSubsection(A)(2)(a)ofthissection,constructionbeginsonall buildings shown on the site plan or portion or phase thereof before this expirationdate,andthebuildingsarediligentlyconstructedandcompleted,andcertificatesofcomplianceorcertificatesofoccupancyareissuednolaterthan two years after this expiration date.

(b) Noapprovedsiteplan,andnoseparatephaseorportionofanapprovedsiteplan,shallbevalidoreffectiveaftertheexpirationdateestablishedbythispart,orshallbeextended,revised,orrenewedtoremaineffectiveaftertheexpirationdate,except according to Subsection (A)(3) of this section.

(3) Approved Plans Which Comply.Anapprovedpreliminarysubdivisionplan,portionofapreliminaryplan,approvedsiteplan,orseparatephaseorportionofanapprovedsite plan that complies with this division or that is revised to comply with this division does not expire under Subsection (A)(1) or (2) of this section and remains valid for the period otherwise established by law.

23-4D-9080 Limited Adjustment to Resolve Possible Conflicts with Other Laws

(A) ThisdivisionisnotintendedtoconflictwiththeUnitedStatesConstitutionortheTexasConstitution or to be inconsistent with federal or state statutes that may preempt a municipal ordinance or the Austin City Charter.

(B) The terms of this division shall be applied consistently and uniformly. If a three-quarters majorityofthecitycouncilconcludes,oracourtofcompetentjurisdictionrendersafinaljudgmentconcludingthatthisdivision,asappliedtoaspecificdevelopmentprojectorproposalviolatesalawdescribedinSubsection(A)ofthissection,thecitycouncilmay,afterapublichearing,adjusttheapplicationofthisdivisiontothatprojecttotheminimumextentrequiredtocomplywiththeconflictinglaw.Anyadjustmentshallbestructured to provide the maximum protection of water quality.


(A) This division is intended to be cumulative of other city ordinances. In case of irreconcilable conflictintheapplicationtoaspecificdevelopmentproposalbetweenaprovisionofthisdivisionandanyotherordinance,theprovisionwhichprovidesstrongerwaterqualitycontrolsondevelopmentshallgovern.IfawordortermusedinthisdivisionisdefinedintheAustinCityCodeof1981,asthatcodewasineffectonNovember1,1991,thatwordortermshallhavethemeaningestablishedbytheAustinCityCodeof1981ineffectonthatdate,unlessmodifiedinthisdivision.




(A) WithinoneyearoftheeffectivedateofthisdivisiontheCityofAustinEnvironmentalandConservationServicesDepartmentshallcompleteastudy,withcitizeninput,assessingthe risk of accidental contamination by toxic or hazardous materials of the Barton Springs Edwards Aquifer and other streams within the City and its extraterritorial jurisdiction. The assessment shall inventory the current and possible future use and transportation of toxicandhazardousmaterialsinandthroughtheCity,andshallmakerecommendationsfor city actions to reduce the risk of accidental contamination of the Barton Springs EdwardsAquiferandofotherwaterbodies.Within60daysofcompletionofthestudy,andfollowingapublichearing,thecitycouncilshalltakesuchactionsdeemednecessaryto minimize risk of accidental contamination of city waters by hazardous or toxic materials.

23-4D-9110 Efficient and Cost-Effective Water Quality Protection Measures

(A) Incarryingoutcityeffortstoreduceorremedyrunoffpollutionfromcurrentlydevelopedareasortopreventrunoffpollutionfromcurrentlydevelopedordevelopingareas,thecitycouncilshallassurethatfundsforremedial,retrofitorrunoffpollutionpreventionmeasuresshallbespenttoachievethemaximumwaterqualitybenefit,andshallassurethattheneedforfutureretrofitisavoidedwheneverfeasible.


(A) Ifanyprovision,section,subsection,sentence,clause,orphraseofthisdivision,ortheapplicationofthesametoanyperson,property,orsetofcircumstancesisforanyreasonheldtobeunconstitutional,void,orotherwiseinvalid,thevalidityoftheremainingportionsofthisdivisionshallnotbeaffectedbythatinvalidity;andallprovisionsofthisdivision are severable for that purpose.


(A) Theadoptionofthisdivisionisnotintendedtoprecludetheadoption,atanytime,byamajority vote of the city council of stricter water quality requirements upon development in the watersheds contributing to Barton Springs or of further measures to restore and protect water quality.



Article 23-4E: Affordable HousingContents

Division 23-4E-1: Citywide Affordable Housing Bonus Program



23-4E-1030 GeneralProvisionsfortheCitywideAffordableHousingBonusProgram

23-4E-1040 AffordableHousingBonusCalculation

23-4E-1050 AlternativestoOn-siteProductionofAffordableUnitsforResidentialDevelopments












23-4E-2060 CommunityBenefits





23-4E-3020 TenantNotificationRequired





23-4E-3070 Offenses

4E pg. iCity of Austin | LDC Revision 2019





23-4E-4040 RequiredAffordabilityPeriod








23-4E-7010 Purpose,Applicability,ShortTitle,Authority,andConflict






4E pg. ii LDC Revision 2019 | City of Austin

AffordableHousing

Division 23-4E-1: Citywide Affordable Housing Bonus Program


(A) The purpose of this division is to establish general requirements and procedures for thesubmittalandreviewofanapplicationfortheCitywideAffordableHousingBonusProgram(AHBP),whichisavoluntary,incentive-baseddensitybonusprogramthatprovides enhanced development potential for projects that increase the supply of moderate to lower-cost housing consistent with the requirements of this division.

(B) TheintentoftheAHBPisto:

(1) Implement the goals and policies of the Imagine Austin Comprehensive Plan and the AustinStrategicHousingBlueprint;

(2) Increasehousingsupply,diversity,andaffordabilitywhilepreservingandenhancingthe unique character of the city’s neighborhoods; and

(3) Narrowthehousingdeficitforhouseholdsthatcannotaffordmarket-pricedrentalorfor-sale housing.


(A) Applicability.

(1) TheAHBPappliescitywideinzonesinwhichabonusisoffered,exceptinthefollowingzones:

(a) Downtown Zones. A density bonus request in the area covered by the Downtown Density Bonus Program (see Figure 23-4E-2030: Downtown Density Bonus Program Map) must meet the requirements of Division 23-4E-2 (Downtown Density Bonus Program).

Contents23-4E-1010 Purpose and Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4E-1020 Applicability and Review Authority. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4E-1030 GeneralProvisionsfortheCitywideAffordableHousingBonusProgram . . . . . . . . . . . . . . . . . . 2

23-4E-1040 AffordableHousingBonusCalculation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

23-4E-1050 AlternativestoOn-siteProductionofAffordableUnitsforResidentialDevelopments . . . . . . 10

23-4E-1060 Non-Residential and Mixed-Use Bonus Fee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11

23-4E-1070 Fee Adjustment and Update . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12

23-4E-1080 Application Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12

23-4E-1090 AffordabilityRequirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12

23-4E-1100 Reporting,Compliance,andEnforcement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13

4E-1 pg. 1City of Austin | LDC Revision 2019

(b) University Neighborhood Overlay Zone. A density bonus request in the University Neighborhood Overlay (UNO) Zone must meet the requirements of Section 23-3C-10130 (University Neighborhood Overlay).

(c) Planned Unit Development (PUD) Zone. A density bonus request in the Planned Unit Development (PUD) Zone must meet the requirements of Section 23-3C-9130 (Planned Unit Development (PUD) Zone).

(d) Former Title 25.AdensitybonusrequestintheFormer25(F25)Zone,establishedinSection23-3C-9090(FormerTitle25(F25)Zone),shallbesubjecttotherequirementsanddensitybonusincentives,ifany,asavailableunderFormerTitle 25.

(2) RequirementsforparticipationintheAHBParedeterminedbasedonthezoneinwhichthedevelopmentisproposed,asprovidedunderArticle23-3C(Zones).

(B) Review Authority.

(1) AuthorityandresponsibilityforimplementingthischapterisdelegatedtotheHousingDirector,whichisreferredtointhischapteras“thedirector.”However,thecitymanager may from time to time delegate particular functions under this chapter to oneormoreothercitydepartments,whichshallcontroloverthegeneraldelegationin this subsection.

(2) Inexercisingauthorityunderthischapter,thedirectormayconsultwithothercitydepartments regarding issues within that department’s area of expertise. For a summary of general functions performed by various city departments under this Title,seeSection23-1B-3020(OverviewofCityDepartments).

23-4E-1030 General Provisions for the Citywide Affordable Housing Bonus Program

(A) Approval. Anaffordablehousingbonusunderthisdivisionisapprovedadministrativelyanddoesnotrequireadiscretionaryapproval,includinganamendmenttothecomprehensive plan or this Title.

(B) Source of Income. An applicant cannot deny a prospective tenant housing based solely ontheprospectivetenant’sparticipationintheHousingChoiceVoucherProgramorinanyother housing voucher program that provides rental assistance.

(C) Availability.

(1) Allaffordablehousingunitsmustbemadeavailableconcurrentlywiththemarketrateunits for single-phase developments and in compliance with the director-approved phasingplanformulti-phasedevelopments,exceptasprovidedinSection23-4E-1050(Alternatives to On-site Production of Bonus Units for Residential Development).

(a) Formulti-phasedevelopments,anapplicantmustenterintoawrittenprojectphasingplaninaformapprovedbythedirector.Thephasingplanmustbefiledwith the director before building permits are issued and must contain a plan for thesequenceofconstructionofallresidentialunits,includingtheconstructionoftheaffordableunits.

(2) Failure to comply with Subsection (C) may result in the withholding of site plan approvals,buildingpermits,orcertificatesofoccupancy.

4E-1 pg. 2 LDC Revision 2019 | City of Austin

23-4E-1030 CitywideAffordableHousingBonusProgramGeneralProvisionsfortheCitywideAffordableHousingBonusProgram

(D) Proportional Bedroom Count. Affordableunitsmustbedeliveredandmaintainedsuchthatthemixofthenumberofbedroomsintheaffordableunitsisthesameasthemixofthenumberofbedroomsinthemarketrateunits,exceptthattheprovisionofdedicatedtwoorthree-bedroomaffordableunitsmaycountastwoorthreeone-bedroom/efficiencyaffordableunitsatthediscretionofthedirector.

(E) Floating Rental Units.Thelocationsofaffordablerentalunitsinadevelopmentmaychangeovertime,ifthepropertyownermaintainsthetotalnumberofrequiredaffordableunitsforthedurationoftheaffordabilityperiod.

(F) Dispersion and Access

(1) On-siteaffordablehousingunitsshouldbereasonablydispersedthroughoutthedevelopmenttoavoidclusteringofaffordableunits.

(2) Allaffordablehousingunitsmustbeaccessiblebythesameroutesasthemarket-rateunits.

(3) Occupantsofaffordablehousingunitsmusthaveaccesstoallon-siteamenitiesavailabletomarket-rateunits,includingthesameaccesstocommonareasandfacilitiesaffordedtooccupantsofmarket-rateunits.

(G) Design Standards.AffordableunitscreatedthroughtheAHBPmayhavedifferentinteriorfinishes,features,andappliancessolongastheaffordableunitsarefunctionallyequivalent to the market-rate units in the development and the interior components in theaffordableunitsaredurable,goodquality,andconsistentwithfederal,state,andlocalstandards for new housing.

(H) Affirmative Marketing.Eachdevelopmentwillhaveanaffirmativemarketingandoutreachplanforthelengthoftheaffordabilityperiod,approvedbythedirector,thatisconsistentwithU.S.DepartmentofHousingandUrbanDevelopmentregulations.Thisplanwillensurethatdevelopmentshaveinplaceaffirmativefairhousingmarketingpoliciesinsolicitingbuyersandtenants,indeterminingtheireligibility,andinconcludingsales and rental transactions. The plan will include ways to publicize or market the availability of housing opportunities to low- and moderate-income households and to protectedclasses,aswellasinformationonfairhousinglawsandprotections.

23-4E-1040 Affordable Housing Bonus Calculation

(A) Affordable Housing Bonus Incentives.

(1) Asanincentivetoprovideaffordablehousing,anapplicantmayapplyforabonusincompliance with this division.

(2) Bonuses include additional:

(a) Units in a main building;

(b) Dwelling units per acre;

(c) Floor area ratio; or

(d) Height.

(3) A residential bonus area is calculated as indicated in Table (A) (Bonus Calculation).

(4) A non-residential bonus area is calculated as indicated in Section 23-4E-1060 (Non-Residential and Mixed Use Bonus Fee) and Table 23-4E-1040(A) (Bonus Calculation).


23-4E-1040CitywideAffordableHousingBonusProgramAffordableHousingBonusCalculation

Table 23-4E-1040(A) Bonus Calculation 1

Incentive Non-Residential Bonus Square Feet 2 Residential Bonus Units 2,3

Additional Units in Main Building (max.) (See Figure (1))

N/A

Number of units that exceed the maximum units allowed by base entitlements

Proposed Units – Allowed Base Units

Additional Dwelling Units per Acre (DUA) (See Figure (2))

N/A

Number of units that exceed the maximum units allowed by base entitlements

Additional Floor Area Ratio (FAR) (See Figure (3))

Non-residentialgrossfloorarea4 multiplied by theproportionofgrossfloorareathatexceedsthemaximumgrossfloorareaallowedbybase

entitlements

Number of units multiplied by the proportion ofgrossfloorareathatexceedsthemaximumgrossfloorareaallowedbybaseentitlements

Additional Height (Stories/Feet)

(See Figure (4))

Non-residentialgrossfloorarea4 multiplied by the proportion of Comprehensive Floor Area (CFA)5 that exists above the height allowed by

base entitlements

Number of units multiplied by the proportion of Comprehensive Floor Area (CFA)5 that exists above the height allowed by base entitlements

1Wheremultiplebonusesareapplicable,themaximumcalculatedbonusareaorbonusunitsapply.

2Anapplicantmaypayafeeinlieuofprovidingon-siteaffordableunitsincompliancewithSubsection23-4E-1050(C)(HousingFee-In-Lieu)andSection23-4E-1060(Non-ResidentialandMixedUseBonusFee).

3Bonus unit calculations round up to the nearest whole number of units.4Non-residentialgrossfloorareaincludesthetotalgrossfloorareaoccupiedbynon-residentialuses.5CFAincludesthetotalenclosedareaofallfloorsinabuildingwithaclearheightofmorethansixfeet,measuredtotheoutsidesurfaceoftheexteriorwallsanddeductingatriaairspace.Includesundergroundfacilities,loadingdocks,parkingfacilities,andenclosedcommunicationpaths.

Allowed Base DUA

Proposed Development DUA

Proposed Development DUA

-X

Proposed Units ( )

( )Allowed Base FAR

Proposed Development FAR


-X

Non-residential Gross Floor Area

Allowed Base FAR



-X

Proposed Units ( )

( )Proposed Units

Comprehensive Floor Area of any space above the base height limit

Comprehensive Floor AreaX( )Non-

residential Gross Floor Area

Comprehensive Floor Area of any space above the base height limit

Comprehensive Floor AreaX


23-4E-1040 CitywideAffordableHousingBonusProgramAffordableHousingBonusCalculation

Figure 23-4E-1040(2) Calculating Dwelling Units per Acre Bonus

Additional Units in Main Building (Max. Units)

24proposedunits–12baseunits=12bonusunitsBonus Units

Additional Dwelling Units per Acre (DUA)

Bonus Units

24 proposed units

48 proposed DUA - 36 base DUA 48 proposed DUAX = 6 bonus units( )

48 Proposed DUAResidential GFA 20,000 SF

Commercial(not included in Res. GFA)

36 Base DUAResidential GFA 20,000 SF

1/2 Acre Parcel1/2 Acre Parcel

Commercial

Base (max.) Proposed w/ Bonus

Note: Only one possible scenario shown as an example how to calculate bonus units. Images do not illustrate other applicable development standards.

Figure 23-4E-1040(1) Calculating Bonus for Additional Units in Main Building

12 Base UnitsResidential GFA 20,000 SF


24 Proposed UnitsResidential GFA 20,000 SF

Note: Only one possible scenario shown as an example how to calculate bonus units. Images do not illustrate other applicable development standards.



Figure 23-4E-1040(3) Calculating Floor Area Ratio Bonus

Figure 23-4E-1040(4): Calculating Height Bonus

Non-Residential Bonus Square Feet

Additional Floor Area Ratio (FAR)Bonus Units

20,000sfproposednon-residential GFA

2.0 proposed FAR - 1.5 base FAR 2.0 proposed FARX = 5,000bonussf

36 proposed units

2.0 proposed FAR - 1.5 base FAR 2.0 proposed FARX = 9 bonus units

( )( )

Non-Residential Bonus Square Feet

Additional Height (Stories/Feet)Bonus Units

36 proposed units

40,000sfproposedCFA-30,000sfbaseCFA40,000sfproposedCFAX = 9 bonus units( )

Note: Only one possible scenario shown as an example how to calculate bonus square feet or bonus units. Images do not illustrate other applicable development standards.

ResidentialBase FAR 1.5

36 Units

Bonus FAR

Commercial

ResidentialProposed FAR 2.0

36 Units


20,000 SF Site

40,000 SFTotal GFA

Commercial

30,000 SFTotal GFA

20,000 SF Site

Note: Only one possible scenario shown as an example how to calculate bonus square feet or bonus units. Images do not illustrate other applicable development standards.

Residential4 Stories20,000 SF

Commercial1 Story

5,000 SF

Residential4 Stories20,000 SF

2 Bonus Stories10,000 SF

Base (max.)

Proposed w/ Bonus

Underground Parking5,000 SF

Underground Parking5,000 SF

35,000 SFTotal GFA 40,000 SF

Total CFA

Commercial1 Story

5,000 SF

25,000 SF 30,000 SF Total GFA Total CFA

40,000sfproposedCFA-30,000sfbaseCFA40,000sfproposedCFAX = 1,250bonussf( )5,000sfproposed

non-residential GFA



(B) Affordable Unit Set Aside for Residential Developments. The number of units set aside asaffordableisdeterminedincompliancewithTable23-4E-1040(B)(AffordableUnitSetAside Requirements).

(1) Application.TheaffordabilityrequirementsdescribedinTable23-4E-1040(B)areappliedbasedongeographytoensuretherequirementsreflectsub-marketvariationsandzone-specificbonusoptions.

(2) Calculation. The number of bonus units are determined by using Table 23-3E-1040(A) (BonusCalculation).Thenumberofaffordableresidentialunits(setaside)iscalculatedas follows:

Bonus Units x Affordable Unit Set Aside % = Number of Affordable Units (round up to the nearest whole number of units).

Table 23-4E-1040(B): Affordable Unit Set-Aside Requirements

Set-Aside Requirements1,2,3

5%

7%

10%

12%

15%

17%

20%

25%

30%

40%

50%1Foradwellingunittoqualifyas”affordable”aunitmustcomplywithSubsection23-4E-1090(A).2All unit set aside calculations resulting in fractional units must be rounded up to the next whole number.

3Theset-asideisshownasapercentageofbonusunits.Forzoneswith“-A”inthezonename,allresidential dwelling units are bonus units.



Table 23-4E-1040(D): Affordable Unit Set Aside Requirements in For-Sale Properties in "A" Zones

Ownership Units

Income (MFI) Householdsatorbelow80%ofMedianFamilyIncome

Affordability Period (Years) 99 Years

Sub-

Area

Re

quire

men

ts

Areas Units Set Aside1,2

TA 5%

UA 10%

VA 15%

WA 20%

XA 30%

YA 40%

ZA 50%1Foradwellingunittoqualifyas"affordable”aunitmustcomplywithSubsection23-4E-1090(A).2All unit set aside calculations resulting in fractional units must be rounded up to the next whole number.

See “Proposed General Administrative Procedures

for Affordable Housing Bonus and Downtown

Density Bonus Programs” companion document for the most up-to-date set-

aside numbers.

Table 23-4E-1040(C): Affordable Unit Set Aside Requirements in For-Sale Properties

Ownership Units

Income Householdsatorbelow80%ofMedianFamilyIncome


Sub-

Area

Re

quire

men

ts

Areas Units Set Aside 1,2

T 5%

U 10%

V 15%

W 20%

X 30%

Y 40%

Z 50%1Foradwellingunittoqualifyas"affordable”aunitmustcomplywithSubsection23-4E-1090(A).2All unit set aside calculations resulting in fractional units must be rounded up to the next whole number.




aside numbers.



Table 23-4E-1040(E): Affordable Unit Set Aside Requirements in For-Rent Properties

Rental Units


Affordability Period (Years) 40 YearsSu

b-Ar

ea

Requ

irem

ents

Areas Units Set Aside1,2

A 5%

B 10%

C 15%

D 20%

E 30%

F 40%

G 50%1Foradwellingunittoqualifyas"affordable”aunitmustcomplywithSubsection23-4E-1090(B).2All unit set aside calculations resulting in fractional units must be rounded up to the next whole number.

Table 23-4E-1040(F): Affordable Unit Set Aside Requirements in For-Rent Properties in "A" Zones

Rental Units



Sub-

Area

Re

quire

men

ts

Areas Units Set Aside 1,2

AA 2%

BA 4%

CA 6%

DA 8%

EA 10%

FA 12%

GA 14%1Foradwellingunittoqualifyas"affordable”aunitmustcomplywithSubsection23-4E-1090(B).2All unit set aside calculations resulting in fractional units must be rounded up to the next whole number.




aside numbers.




aside numbers.



(C) Affordability Periods.

(1) Rental Units. Anapplicantshallagreetocontinuedaffordabilityofallaffordablerentalunitsfor40years.Theaffordabilityperiodforrentalprojectsbeginsonthedateofissuanceofthelastcertificateofoccupancyforthedevelopment.

(2) Ownership Units. Anapplicantshallagreetocontinuedaffordabilityofallaffordableownershipunitsfor99years.Theaffordabilityperiodforownershipunitsbeginsonthedateofsaleforeachaffordableownershipunittoaneligiblebuyer.

(D) Occupancy Conversion.

(1) If a project that received a density bonus under this article then converts from ownershipunitstorentalunits,orrentalunitstoownershipunits,theapplicantmustfollowtheaffordabilityperiodforthenewoccupancyandshallreceivecreditfortheperiodofaffordabilitybeforetenureconversion.Forexample,ifarentalprojectisconvertedtoownershipafter10years,theownershipunitsmustremainaffordablefor a period of 89 years.

99 years (ownership tenure) - 10 years (period of tenure before conversion) = 89 years

(2) Ifaconversionprojectisapproved,theapplicantmustcomplywiththeapplicablesetasiderequirements,asprovidedbytheproperty'srestrictivecovenant.

23-4E-1050 Alternatives to On-site Production of Affordable Units for Residential Developments

(A) Purpose.Thissectiondescribespotentialalternativestoon-siteproductionofaffordableunitsindevelopmentswithresidentialunits.Anyproposaltomeetaffordabilityrequirementsthroughoneofthealternativesbelowrequiresapprovalfromthedirector,usingcriteriadescribedintheAffordableHousingCriteriaManual.

(B) Housing Fee in-lieu.Subjecttoapprovalfromthedirector,anapplicantmaypayafeein-lieuofprovidingtheaffordableunitsincompliancewiththefollowing:

(1) Thetotalfeein-lieuofaffordableunitsrequiredforadevelopmentisdeterminedbymultiplyingtherequiredaffordableunitsbythecorrespondingresidentialhousingfee-in-lieu per unit as published in the city’s fee schedule at the time the project’s site plan is submitted.

Required Affordable Units x Residential Housing Fee-in-Lieu per Unit = Total Fee

(2) The bonus units must be calculated in compliance with Table 23-3E-1040(A) (Bonus Calculation)andTables23-3E-1040(B)through(E)(AffordableUnitSet-AsideRequirements).

(C) Off-site Production.Off-siteproductionofaffordableunitsmaybeproposediftheoff-siteproductionofaffordableunitsproducesmoreaffordableunitsoragreatercommunitybenefit,subjecttoapprovalbythedirector.Off-siteaffordableunits:

(1) Mustbedeed-restrictedtoachieveatleastthesameaffordabilityperiodandincomerestrictionsastheprojectaccessingtheAffordableHousingBonusandmayincludeany combination of new units or units in an existing structure;


23-4E-1050 CitywideAffordableHousingBonusProgramAlternativestoOn-siteProductionofAffordableUnitsforResidentialDevelopments

(2) Must include at least the same number of units and same bedroom count mix as wouldberequiredinthebonus,exceptthattheprovisionofdedicatedtwoorthreebedroomaffordableunitsmaycountastwoorthreeone-bedroom/efficiencymarketrate units at the discretion of the director;

(3) Must be within one mile of the property seeking the bonus or in a location approved bythedirector,suchasahighopportunityareaoranareathatallowsthecitytomeetoneormoreofthegoalsestablishedintheStrategicHousingBlueprint;

(4) Must include the payment of a fee equal to the total fee in-lieu amount due for the developmentaccessingtheAHBP,whichshallbeheldinescrowuntilafinalcertificateofoccupancyisissuedfortheoff-siteunits;and

(5) Mustreceivecertificateofoccupancyfortheoff-siteunitswithin36monthsofthedatethatthefinalcertificateofoccupancyisissuedforthepropertyseekingthebonus.

(D) Land Dedications. Land dedication may be proposed as an alternative to on-site productionofaffordableunits,subjecttoapprovalbythedirector.Theapplicantmaydonatetothecitylandthatiswithinonemileofthepropertyseekingthebonus,withinahighopportunityarea,anareathatallowsthecitytomeetoneormoreofthegoalsestablishedintheStrategicHousingBlueprint,orthatthedirectordeterminesissuitablefortheconstructionofaffordableunitsandisofequivalentorgreatervaluethanisproduced by applying the housing fee in-lieu. Any dedicated land must be within the full purpose jurisdiction of the City of Austin.


(A) Fornon-residentialdevelopmentsseekingadevelopmentbonus,thebonusisprovidedasheight,stories,orfloorarearatio,usingthefollowingformula:

(Base Feet/Stories/FAR) + (Bonus Feet/Stories/FAR) = Total Feet/Stories/FAR (See Article 23- 4D (Specific to Zones) for the applicable bonus)

Bonus square footage is calculated using the formulas for Non-Residential Bonus Square Feet in Table 23-4E-1040(A) (Bonus Calculation).

(B) Todeterminethetotalfee,thebonussquarefootageofthenon-residentialdevelopmentis multiplied by the non-residential housing fee in-lieu (dollar amount per square foot as publishedintheCity’sfeescheduleatthetimetheproject’ssiteplanissubmitted),usingthe following formula:

Non-Residential Bonus Square Feet x Non-Residential Housing Fee-In-Lieu per Square Foot = Total Non-Residential Fee

(C) Formixed-usedevelopments,thetotalaffordabilityrequirementisthefeeforthenon-residential component (see Subsection (A) and (B)) and either:

(1) The fee for the residential component (see Subsection 23-4E-1050(C)); or

(2) ThenumberofaffordableunitsrequiredbySubsection23-4E-1040(B).


23-4E-1060CitywideAffordableHousingBonusProgramNon-Residential and Mixed-Use Bonus Fee


(A) Thedirectorshallevaluateand,ifnecessary,mayproviderecommendationsannuallytothecitycounciltoadjustthehousingfeein-lieu,non-residentialbonusfee,orrequiredsetasideofaffordableunits.


(A) Application Requirements. Theapplicantmustsubmitanaffordablehousingbonusapplication to the director in compliance with Article 23-2C (Application Review & Process).

(B) Housing Director’s Approval. Following the submittal and approval of an application incompliancewiththisdivision,thedirectorshallexecuteacontractualagreementwiththeapplicanttopreservetheminimumaffordabilityperiodandrelatedrequirementsimposedbythisdivisionandissueanaffordabilitycertificationlettertotheapplicant.

(C) Applicant's Obligation.

(1) Theapplicantmustexecutethecontractualagreementandobtainthecertificationletterbeforetheauthorizedofficialmayapproveadevelopmentpermitapplicationfortheproposeddevelopmentwiththeincentivesofferedbythisdivision.

(2) BeforethebuildingofficialmayissueacertificateofoccupancyunderSection23-2C-5020(CertificateofOccupancy),theapplicantmustfulfillallobligationsincludingbut not limited to the payment of all fees and execution of land use restrictions andcontractualagreementstoensurethattheapplicantmeetsallapplicableAHBPrequirements.

23-4E-1090 Affordability Requirements

(A) Affordable Ownership Units.

(1) ThelandownermustenterintoarestrictivecovenantregardingAffordableHousingRequirements,asamendedatthetimeofthereceiptoftheaffordabilitycertificationletter,unlessthelandownerisrequiredtocomplywithSubsection(C).Therestrictivecovenantmustinclude,butisnotlimitedto,thefollowing:

(a) Theaffordabilityperiod;

(b) The agreement that the unit must be sold to an income eligible household at or below80percentoftheMedianFamilyIncome(MFI)HOMELimits,asamendedperhouseholdsize,andasdefinedbytheU.S.DepartmentofHousingandUrbanDevelopment for the Austin-Round Rock Metropolitan Statistical Area. The income determination is conducted by the director;

(c) Theagreementthatthemaximumsalespriceforaffordableownershipunitsmustnot exceed three times the annual income for a household at 80 percent of the MFI for the Austin-Round Rock Metropolitan Statistical Area as updated by the U.S.DepartmentofHousingandUrbanDevelopment,adjustedforunitsizewhereone bedroom equals one person. The maximum sales price can be up to 3.5 times


23-4E-1070 CitywideAffordableHousingBonusProgramFee Adjustment and Update

the annual income for a household at 80 percent MFI if a household member has completed a city-approved home buyer counseling or education class; and

(d) The set aside requirements for rental units applicable in the event of occupancy conversion approved under Subsection 23-4E-1040(C).

(2) Thelandownermustincludedirector-approvedlanguageregardingtheaffordableunits in the condominium declaration or homeowners association document.

(3) Atthetimeofthesaleofanaffordableownershipunit,thebuyermustenterintoa resale restriction agreement and a covenant limitation on resale price and buyer income,asamended.

(4) Otheragreementsmaybeenteredinto,ifneeded,tosellanaffordableownershipunit to an eligible buyer.

(B) Affordable Rental Units.

(1) Thelandownermustenterintoarestrictivecovenantbeforetheissuanceofthefinalcertificateofoccupancy,unlessthelandownerhastocomplywithSubsection(C).Therestrictivecovenantmustinclude,butisnotlimitedtothefollowing:

(a) Theaffordabilityperiod;

(b) The units must be rented to income eligible households at or below 60 percent of theMedianFamilyIncome(MFI)HOMELimits,asamendedperhouseholdsize,andasdefinedbytheU.S.DepartmentofHousingandUrbanDevelopmentforthe Austin-Round Rock Metropolitan Statistical Area;

(c) Themaximummonthlyrentalrateforanaffordablerentalunitmustnotexceed30 percent of the average gross monthly income for a household at 60 percent of theMFI,adjustedforunitsizewhereonebedroomequalsoneperson;and

(d) The set aside requirements for ownership units applicable in the event of occupancy conversion approved under Subsection 23-4E-1040(C).

(C) Secure the Affordability Restrictions. Other agreements may be entered into as approvedbythedirector,tosecuretheaffordabilityrestrictionsoftheproject.

(D) Restrictive Covenant for Zone Change. If the applicant is requesting a zone change that isrequiredforthedeliveryofaffordableunits,thelandownermustexecutearestrictivecovenant or other form of land use restriction approved by the director concurrent with approval of the zone change by the city council.

23-4E-1100 Reporting, Compliance, and Enforcement

(A) Thedirectorshallestablishprocesses,compliance,andmonitoringcriteriaforimplementingtheaffordabilityrequirementsofthisdivision.Trainingofpropertyownersorpropertymanagersbeforetheinitialleaseupandduringtheaffordabilityperiodmaybe required.


23-4E-1100CitywideAffordableHousingBonusProgramReporting,Compliance,andEnforcement

(B) Forrentalunits,affordabilitycomplianceandmonitoringrequirementsmustincludethesubmissionofdirector-approvedinitialoccupancyaffordabilitycompliancedocumentationwithin30daysoftheissuanceofthefinalcertificateofoccupancyforthelastbuildingwitharesidentialuseinthedevelopment,andmonthlythereafteruntilthepropertyownerhasdemonstratedinitialcompliancewiththedevelopment'saffordabilityrequirements.Initialcomplianceisdefinedasinitiallyleasingallrequiredaffordableunitstoincomequalifiedhouseholds.Thedirectorshallperformmonitoringofaffordabilityrequirementsforthedurationoftherequiredaffordabilityperiodforrentalunits.

(1) If,foranyreason,thedirectorisunabletoconfirmthattheaffordabilityrequirementsweremetduringany12-monthperiod,thepreceding12monthsmaynotbeusedtosatisfytheminimumaffordabilityrequirementsinSection23-4E-1090(AffordabilityRequirements).

(C) Forownershipunits,affordabilitycomplianceandmonitoringwillbeconductedwiththeeligiblebuyerandthedirectoratthetimeofsale,eachtimetheunitissold.

(D) Fordevelopmentsthathavereceivedanaffordabilitycertificationletter,thedeveloperor property owner shall notify the director when building permits are issued for the development.

(E) ApersoncommitsanoffenseifthepersonfailstocomplywiththerequirementsinSubsections (B) through (D). A culpable mental state is not required and need not be proved.Apersoncommitsaseparateoffenseforeachdaythepersonfailstoprovidethedocumentationrequiredtoestablishaffordabilitycomplianceorthenotificationofbuildingpermitissuance.Eachoffenseispunishablebyafinenottoexceed$500.

(F) The director shall enforce the requirements of this division consistent with the procedures established under Article 23-2J (Enforcement).


23-4E-1100 CitywideAffordableHousingBonusProgramReporting,Compliance,andEnforcement



(A) Purpose. The purpose of this division is to establish procedures for participation in theDowntownDensityBonusProgram,whichisavoluntary,incentive-baseddensitybonus program that provides enhanced development potential for projects that increase the supply of moderate to lower-cost housing consistent with the requirements of this division.

(B) Applicability. This division applies to developments applying for a density bonus within the Downtown Core (DC) and Commercial Center (CC) Zones.


(A) General Implementation.

(1) Authority and responsibility for implementing this division is delegated to the PlanningDirector,whichisreferredtointhischapteras“thedirector.”However,the city manager may from time to time delegate particular functions under this chaptertooneormoreothercitydepartments,whichshallcontroloverthegeneraldelegation in this subsection.

(2) Inexercisingauthorityunderthisdivision,thedirectormayconsultwithothercitydepartments regarding issues within that department’s area of expertise. For a summary of general functions performed by various city departments under this Title,seeSection23-1B-3020(OverviewofCityDepartments).

(B) Rules and Guidelines. The director shall adopt and update the Downtown Density BonusProgramguidelinesinaccordancewithCityCodeChapter1-2(AdoptionofRules),exceptthattheHousingDirectorshalladoptandupdateguidelinesfortheaffordabilitycomponent.

Contents23-4E-2010 Purpose and Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4E-2020 Review Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4E-2030 Application Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

23-4E-2040 Downtown Density Bonus Gatekeeper Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4

23-4E-2050 Changes in Design of Proposed Building . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

23-4E-2060 CommunityBenefits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

23-4E-2070 Rainey Street Subdistrict Bonus . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12

23-4E-2080 Reporting,Compliance,andEnforcement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14



(A) Affordable Housing Review.

(1) Initial Application.ToparticipateintheDowntownDensityBonusProgram,aperson must submit an application to the director for initial review and processing under Division 23-2B-1 (General Provisions). The application must include an affordabilitycomponent,providingdetailedinformationregardingthenumberandtypeofaffordableunitstobeprovided,inadditiontootherinformationrequiredby the director to evaluate whether the proposed development meets all applicable requirements for program participation.

(2) Housing Director’s Approval. Following receipt of an application to participate in theDowntownDensityBonusProgram,thedirectorshallforwardtheaffordabilitycomponenttotheHousingDirectorforreviewandapproval.IftheaffordabilitycomponentmeetstheapplicableguidelinestheHousingDirectorexecuteacontractualagreementwiththeapplicanttopreservetheminimumaffordabilityperiodandrelatedaffordabilityrequirementsimposedbythisdivisionandshallissueanaffordabilitycertificationlettersummarizingthetermsoftheaffordabilitycomponent and stating that the application meets all applicable requirements.

(3) Applicant's Obligation.

(a) An applicant must execute a contractual agreement with the City of Austin and obtainanaffordabilitycertificationletterunderSubsection(A)(2),beforethedirector may approve an application to participate in the Downtown Density Bonus Program or present the application to city council for approval.

(b) BeforethebuildingofficialmayissueacertificateofoccupancyunderSection23-2C-5020(CertificateofOccupancy)foraprojectparticipatingintheDowntownDensityBonusProgram,theapplicantmustfulfillallobligationsincludingpayment of fees and execution of land use restrictions to ensure that the applicantsatisfiestheapprovedaffordabilitycomponentandmeetsallapplicableprogram requirements.

(B) Downtown Density Bonus Floor Area Ratio or Height Requirements.

(1) Properties in the downtown that are eligible for a density bonus under this division are shown on Figure (1) (Downtown Density Bonus Program Map).

(2) TheamountofadditionalfloorarearatioorheightachievedbyaDowntownDensityBonusforasiteislimitedbythemaximumheightorfloorarearatioidentifiedonFigure (1) (Downtown Density Bonus Program Map).

(3) ThemaximumheightsandmaximumfloorarearatiosonFigure(1)(DowntownDensityBonusProgramMap)donotmodifyasite'sprimaryentitlement.IfthemaximumheightormaximumfloorarearatioallowedunderaprimaryentitlementexceedstheheightorfloorarearatioinFigure(1),thebonusareaiscalculatedbyusingthesite'sprimaryentitlementthatdoesnotexceedthemaximumsshownonFigure (1).

(4) Anapplicantmayrequestafloorarearatiothatexceedsthemaximumfloorarearatioin Figure (1) (Downtown Density Bonus Program Map) if:

(a) TheapplicanthasalreadyachievedthemaximumfloorarearatioinFigure(1)(Downtown Density Bonus Program Map) by participating in the Downtown Density Bonus Program;


23-4E-2030 Downtown Density Bonus ProgramApplication Review

N IH

35

SBN

IH 3

5 N

B

N IH

35

SVR

D S

B

N IH

35

SVR

D N

B

E 7TH ST

W 5TH ST

LAVA

CA

ST

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25:1, no limit15:1, no limit15:1, 400’8:1, 200’5:1, 120’4:1, 100’3:1, 90’3:1, 50’Public Parks/Open Space (ineligible)Areas Ineligible for Density Bonus Program (height and density may not exceed underlying zoning)

Max. Floor Area Ratio (FAR), Max. Height (Feet)

no FAR or height limit

8:1200’

8:1200’

8:1200’

8:1200’

5:1120’

5:1120’

4:1100’

3:190’

3:150’

3:190’

5:1120’ CO

NG

RESS RE

D R

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WES

T

4TH

6TH

11TH

12TH

15TH

MARTIN LUTHER KING JR

RAIN

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LAM

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1ST

BARTON SPRINGS

RIVERSIDE

GU

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CESAR CHAVEZ




Figure 23-4E-2030(1) Downtown Density Bonus Program Map


23-4E-2030 Downtown Density Bonus ProgramApplication Review

(b) Theapplicantsubmitsawrittenrequestandrationalefortheadditionalfloorarearatio to the director;

(c) The director makes a written recommendation on the application and then submits the recommendation to the Planning Commission for its review and recommendation; and

(d) The council determines that:

(i) ThedevelopmentincludesadditionalcommunitybenefitsdescribedinSection23-4E-2060(CommunityBenefits),exceedingthoseofferedtoachievethefloorarearatioinFigure(1)(DowntownDensityBonusProgramMap);

(ii) The same methodology and bonus area are granted for each community benefitasdescribedintheDowntownDensityBonusProgramtoachievethedesired bonus area;

(iii) Thecouncildeterminesthatapprovingtheadditionalfloorarearatiosubstantially furthers the goals and objectives of the Downtown Austin Plan and the Austin Comprehensive Plan; and

(iv) Residentialparkingisofferedseparatelyfromthedwellingunit.

(5) Properties in the Rainey Street Subdistrict must comply with Section 23-4E-2070 (Rainey Street Subdistrict Bonus).

(6) Thefeein-lieudescribedinSection23-4E-2060(D)(3)(HousingFeeforAffordableHousing)mayvarybyuseanddowntowndistrict.Theapplicablefeein-lieuwithineachoftheninedistrictsisestablishedbythecity'sfeeschedule.


(A) ToissueadensitybonusundertheDowntownDensityBonusProgram,thedirectormustdetermine that the proposed development meets the following requirements:

(1) Theapplicantshallsubmitaschematiclevelsiteplan,buildingelevations,andotherdrawings,simulationsorotherdocumentsnecessarytofullydescribetheurbandesign character of the development and relationship of the development to its surroundings to the director.

(a) The application shall include a vicinity plan locating the project in context and showingaminimumnineblockareaaroundtheproject,thelocationandnatureofnearbytransitfacilities,andalandscapeplan.

(b) Thesiteplanandlandscapeplanshallbecertifiedincompliancewiththecity’sGreat Streets Standards.

(2) The Design Commission shall evaluate and make recommendations regarding whether the development is in substantial compliance with the City’s Urban Design Guidelines and the director shall consider comments and recommendations of the Design Commission.


23-4E-2040 Downtown Density Bonus ProgramDowntown Density Bonus Gatekeeper Requirements

(3) The applicant shall execute a restrictive covenant committing to provide streetscape improvementsalongallpublicstreetfrontages,consistentwiththeCity’s Great Streets Standards.

(4) The applicant shall execute a restrictive covenant committing to achieve a minimum two star rating under the Austin Energy Green Building program using the ratings ineffectatthetimethedevelopmentisregisteredwiththeAustinEnergyGreenBuilding Program. The applicant shall also provide the director with a copy of the development'ssignedAustinEnergyGreenBuildingLetterofIntentbeforethedirector may approve a density bonus for a site.

(5) Afterthedirectordeterminestheapplicantmeetsthegatekeeperrequirements,theapplicantshallprovidesufficientwritteninformationsothatthedirectorcandetermine:

(a) Thesite'sprimaryentitlement;

(b) The amount of bonus area that the applicant is requesting;

(c) The total dollar amount the applicant will pay if the applicant chooses to obtain theentirebonusareaexclusivelybypayingafeein-lieu,andtheamountofthefeetobededicatedtoeachcommunitybenefit;and

(d) Thecommunitybenefitstheapplicantproposestoprovidetoobtainbonusareaifthe bonus area will not be obtained exclusively by paying a fee in-lieu.


(A) Ifthedesignofabuildingchangesafteradensitybonusisapprovedunderthisdivision,the director shall review the new design for compliance with this section before the buildingpermitisapproved.Abuildingpermitforafinaldesignwillnotbeapproveduntilthedesigncomplieswiththissectionandtherestrictivecovenantsareamendedtoreflectneworrevisedcommunitybenefits.

23-4E-2060 Community Benefits

(A) Community Benefit. An applicant may achieve a density bonus by providing community benefitsoutlinedinthissection.

(B) Administrative Approval. If the applicant chooses to achieve 100 percent of the density bonusbyprovidingcommunitybenefitsdescribedinSubsections(C)through(E),thedirector may approve the density bonus administratively.

(C) Affordable Housing Community Benefit Percentages.

(1) A development must achieve at least 50 percent of the desired density bonus by compliance with Subsection (D).

(2) Foranyportionofthedesireddensitybonusnotachievedbyprovidingaffordablehousing,theapplicantmustachievethedensitybonusbyprovidingoneormoreofthecommunitybenefitsprovidedinSubsections(F)and(G).


23-4E-2060 Downtown Density Bonus ProgramChanges in Design of Proposed Building

(3) Theapplicantisrequiredtoexecuteanagreement,restrictivecovenant,orotherbinding restriction on land use in compliance with this division.

(D) Affordable Housing Community Benefit. An applicant may use one or more of the following:

(1) On-site Affordable Housing. A development may achieve a density bonus by providingon-siteaffordablehousingwithinthedevelopment.Theamountofdensitybonus that may be achieved for each square foot of dwelling unit devoted to on-siteaffordablehousingisestablishedbytheAffordableHousingCriteriaManual.AffordablerequirementsareidentifiedinSubsection(E).

(2) Family-friendly Housing.Adevelopmentprovidingon-siteaffordablehousingmayachieve additional density bonus by providing one or more family-friendly eligible bedrooms. The amount of density bonus that may be achieved for each family-friendlyeligiblebedroomisestablishedbytheAffordableHousingCriteriaManual.

(3) Housing Fee for Affordable Housing.

(a) The development may achieve a density bonus by paying a fee established in the City'sfeeschedule.ThefeewillbepaidintotheAffordableHousingTrustFund.

(b) The funds generated by the fee are exclusively for permanent supportive housing for low barrier approaches for the chronically homeless.

(E) Affordability Requirements.Forpurposeofthissection,aunitisaffordableifitmeetsthe requirements of Subsections (E)(1) and (E)(2).

(1) Affordability Requirements for Owner-occupied Units.

(a) On-siteforsaleaffordablehousingunitsmustbereserved,soldandtransferredtoanincomeeligiblebuyersubjecttoaresalerestricted,sharedequityagreementapprovedbytheHousingDirector,fornotlessthan99yearsfromthedate the unit is sold to an eligible buyer.

(b) The units must be made available for ownership and occupancy by households atorbelow120percentoftheMedianFamilyIncome(MFI)HOMELimits,asamendedperhouseholdsize,andasdefinedbytheU.S.DepartmentofHousingand Urban Development for the Austin-Round Rock Metropolitan Statistical Area. TheHousingDirectorconductstheincomedetermination.

(c) Aunitisaffordableforpurchaseifthemaximumsalespricefortheunitdoesnotexceed three times the annual income for a household at 120 percent of the MFI for the Austin-Round Rock Metropolitan Statistical Area as updated by the U.S. DepartmentofHousingandUrbanDevelopment,adjustedforunitsizewhereonebedroom equals one person. The maximum sales price can be up to 3.5 times the annual income for a household at 120 percent MFI if a household member has completed a City-approved homebuyer counseling or education class.

(2) Affordability Requirements for Rental Units.

(a) On-siterentalaffordablehousingunitsmustbereservedasaffordableforaminimumof40yearsfollowingtheissuanceofthecertificateofoccupancy.

(b) The units must be made available for rental by households at or below 80 percent oftheMFIHOMELimits,asamendedperhouseholdsize,andasdefinedbytheU.S.DepartmentofHousingandUrbanDevelopmentfortheAustin-Round


23-4E-2060 Downtown Density Bonus ProgramCommunityBenefits

RockMetropolitanStatisticalArea.TheHousingDirectorconductstheincomedetermination.

(c) Aunitisaffordableforrentifthemaximummonthlyrentfortheunitdoesnotexceed 30 percent of the average gross monthly income for a household at 80 percent of the MFI for the Austin-Round Rock Metropolitan Statistical Area as updatedbytheU.S.DepartmentofHousingandUrbanDevelopment,adjustedfor unit size where one bedroom equals one person.

(d) Anapplicantmaynotdenyaprospectivetenantaffordablerentalhousingbasedonlyontheprospectivetenant'sparticipationintheHousingChoiceVoucherProgram or in any other housing voucher program that provides rental assistance.

(F) Additional Community Benefit Options.

(1) Rainey Street Subdistrict Historic Preservation Community Benefit.

(a) Adevelopmentmayachievedensitybonusforeachhistoricallysignificantbuildingthat is rehabilitated and:

(i) Preserved on site;

(ii) Relocated to a site within the Rainey Street Subdistrict; or

(iii) Relocated to a location within the city limits as determined appropriate by the HistoricLandmarkCommission.

(b) The amount of bonus area that may be achieved for on-site improvements for RaineyStreetSubdistricthistoricpreservationisestablishedbytheAffordableHousingCriteriaManual.

(c) BuildingseligibleforthiscommunitybenefitincludethosebuildingswithintheRaineyStreetNationalHistoricRegisterDistrictthatthecity'shistoricpreservationofficerhasdeterminedcontributetothehistoriccharacteroftheRaineyStreetNationalHistoricRegisterDistrict.

(d) AdevelopmentusingthiscommunitybenefitoptionmustmaintainthearchitecturalintegrityofthebuildingasdeterminedbytheHistoricLandmarkCommissionwhetherornotthebuildingiszonedHistoricLandmark(H)orHistoricDistrict(HD)Overlay.

(e) TheHistoricLandmarkCommissionmustreviewandapprovemodificationstoabuilding before the city may grant a density bonus.

(f) A development can use this option only if a substantial percentage of the external walls and internal structure remain intact at project completion.

(g) An applicant must provide a description of the rehabilitation that describes the existing conditions of the building and the proposed work. The applicant must submitphotographsshowingthemajorcharacterdefiningfeaturesofthebuildingbefore the start of work.

(h) Beforethebuildingofficialissuesanytypeofcertificateofoccupancy,anapplicantmust submit documentation verifying that the work has been completed as proposed. The documentation must be submitted in a format similar to the Description of Rehabilitation portion of the United States Department of the InteriorNationalParkServiceHistoricPreservationCertificationApplication.



(i) Anapplicantwhocannotfinishrestorationasproposedmustpayintoadedicatedfund the applicable fee in-lieu for the density bonus initially granted for this communitybenefit.Theapplicant'spaymentisbasedonthefeein-lieuineffectinthecity'sfeeschedulewhentheapplicantpays.

(2) Day Care Services Community Benefit. A development can achieve density bonus by providing on-site day care services within the development. The amount of density bonus that can be achieved for each square foot of day care services that are providedisestablishedbytheAffordableHousingCriteriaManual.

(a) The applicant must execute a restrictive covenant that requires compliance with all relevant requirements of this section and that ensures continuation of operationsandmaintenanceofthefacilitywiththeprovidedcommunitybenefituseforaperiodofatleast10years,whichisthelifeoftheagreement.

(b) Thecityshallapproveoftheoperatorandtheleaseterms,whichmustbefornoless than 10 years.

(c) The facility must comply with applicable state and local codes.

(d) Thefacilitymustbeopenduringnormalbusinesshoursatleastfivedayseachweek and 50 weeks each calendar year.

(e) The facility must be maintained and kept in a good state of repair throughout the life of the agreement.

(f) If the day care services use is non-operational for more than 180 days in any 365 dayperiod,theapplicantmustpayintotheAffordableHousingTrustFundtheapplicable fee-in-lieu for the density bonus initially granted for this community benefit.Thepaymentwillbeapro-ratedamountbasedonthetimeleftinthetermoftheagreementandbasedonthefee-in-lieuineffectintheCity'sfeeschedule when the applicant pays.

(3) Cultural Uses Community Benefit. A development can achieve density bonus by providing on-site cultural uses within the development. The amount of density bonus that may be achieved for each square foot of cultural uses provided is established by theAffordableHousingCriteriaManual.

(a) The applicant must execute a restrictive covenant that requires compliance with all requirements of this section and that ensures continuation of operations and maintenanceofthefacilitywiththespecifiedcommunitybenefituseforaperiodofatleast10years,whichisthelifeoftheagreement.

(b) Thedirectorshallapprovetheoperatorandtheleaseterms,whichmustbefornofewer than 10 years.

(c) Usemustmeetthedefinitionofculturaluses.

(d) If the required use is non-operational for more than 180 days in any 365 day period,theapplicantmustpayintotheAffordableHousingTrustFundtheapplicable fee in-lieu for the density bonus initially granted for this community benefit.Thepaymentwillbeapro-ratedamountbasedonthetimeleftinthetermoftheagreementandbasedonthefeein-lieuineffectinthecity'sfeeschedule when the applicant pays.



(4) Live Music Community Benefit. A development can achieve density bonus by providing an on-site live music use. The amount of density bonus that may be achievedforeachsquarefootoflivemusicuseisestablishedbytheAffordableHousingCriteriaManual.

(a) The applicant must ensure continuation of operations and maintenance of the facilitywiththeprovidedcommunitybenefituseforaperiodofatleast10years,which is the life of the agreement.

(b) Thedirectorshallapprovetheoperatorandtheleaseterms,whichmustbefornofewer than 10 years.

(c) The operator of the facility must maintain proper permitting and documentation toplayamplifiedmusicinthespace.

(d) If the required use is non-operational for more than 180 days in any 365 day period,theapplicantmustpayintotheAffordableHousingTrustFundtheapplicable fee in-lieu for the density bonus initially granted for this community benefit.Thepaymentwillbeaproratedamountbasedonthetimeleftinthetermoftheagreementandbasedonthefeein-lieuineffectinthecity'sfeeschedulewhen the applicant pays.

(5) On-Site Improvements for Historic Preservation Community Benefit. A development can achieve a density bonus by providing on-site improvements for historic preservation. The amount of density bonus that may be achieved for on-site improvementsforhistoricpreservationisestablishedbytheAffordableHousingCriteria Manual.

(a) Buildings eligible for on-site improvements for historic preservation community benefitinclude:

(i) BuildingsdesignatedasCitylandmarks,recordedTexasHistoricLandmarks,StateAntiquitiesLandmarks,orlistedontheNationalRegisterofHistoricPlaces;

(ii) ContributingpropertieswithinNationalRegisterorLocalHistoricDistricts;

(iii) Buildingsdeterminedbythehistoricpreservationofficertobehistoricallysignificant;or

(iv) BuildingsdeterminedeligibleforlistingontheNationalRegisterofHistoricPlacesbytheStatehistoricpreservationofficer.

(b) Requirementsforthecommunitybenefitinclude:

(i) Developmentusingthiscommunitybenefitoptionforon-siteimprovementsmustmaintainthearchitecturalintegrityofthebuilding,asdeterminedbytheHistoricLandmarkCommissionwhetherornotthebuildingiszonedasaHistoricLandmark(H)orHistoricDistrict(HD)OverlayZone.

(ii) TheHistoricLandmarkCommissionshallreviewandapprovemodificationstoa building before the director may grant a density bonus.

(iii) A development may be granted a density bonus for on-site improvements for historic preservation only when a substantial percentage of the external walls and internal structure remain intact at development completion.



(iv) Applicant must provide a description of rehabilitation that describes the existing condition of the building and the proposed work. The applicant must submitphotographsshowingthemajorcharacter-definingfeaturesofthebuilding before starting work.

(v) Beforethebuildingofficialissuesanytypeofcertificateofoccupancy,anapplicant must submit documents verifying that the work has been completed as proposed. The documents must be submitted in a format similar to the description of rehabilitation portion of the United States Department of the InteriorNationalParkServiceHistoricPreservationCertificationapplication.

(vi) Ifrestorationcannotbecompletedasproposed,theapplicantmustpayinto a dedicated fund the applicable fee in-lieu for the density bonus initially grantedforthiscommunitybenefit.Theapplicant'spaymentwillbebasedonthefeein-lieuineffectinthecity'sfeescheduleatthetimetheapplicantpaysthe fee.

(6) Fee In-Lieu for Off-Site Historic Preservation Community Benefit. The developmentmayachieveadensitybonusbypayingafeein-lieuofoff-sitehistoricpreservationatthedollarpersquarefootestablishedbytheAffordableHousingCriteria Manual. The fee is paid into a dedicated fund.

(a) The director will administer the fund.

(b) This option cannot be used if an applicant is proposing to demolish all or a substantialpercentageofabuildingthehistoricpreservationofficerconsidershistoricallysignificant.

(7) Green Building Community Benefit. An applicant may achieve a density bonus by constructing a development to green building standards that exceed the gatekeeper requirements. The amount of density bonus that may be achieved for constructing adevelopmenttogreenbuildingstandardsisestablishedbytheAffordableHousingCriteria Manual and must meet the following requirements:

(a) The applicant shall execute a restrictive covenant committing to achieve a three star rating under the Austin Energy Green Building (AEGB) program using theratingsineffectatthetimetheratingsapplicationissubmittedforthedevelopment.

(b) Theapplicantshallalsoprovidethedirectorwithacopyofthedevelopment'ssigned AEGB Letter of Intent before the director may approve the density bonus for a site.

(c) An applicant must submit an AEGB checklist indicating the measures the development intends to meet the applicable green building requirement before the director may approve a density bonus for a site.

(d) A development seeking an AEGB rating will be subject to at least one inspection during construction and an inspection at substantial completion.

(i) If the required three star AEGB rating is not achieved within nine months from timeofoccupancy,anapplicantmustpayintotheAffordableHousingTrust



Fund the applicable fee in-lieu for the density bonus initially granted for this communitybenefit.Theapplicant'spaymentwillbebasedonthefeein-lieuineffectinthecity'sfeeschedulewhentheapplicantpays.

(8) Publicly Accessible On-Site Plaza Community Benefit. A development may achieve a density bonus by providing a publicly accessible on-site plaza. The amount of density bonus that may be achieved by providing a publicly accessible on-site plaza is establishedbytheAffordableHousingCriteriaManual.

(a) If the required plaza is non-operational for more than 180 days in any 365 day period,theapplicantmustpayintoadedicatedfundtheapplicablefeein-lieuforthedensitybonusinitiallygrantedforthiscommunitybenefit.Thepaymentwillbebasedonthefeein-lieuineffectinthecity'sfeeschedulewhentheapplicantpays.

(9) Off-Site Open Space Fee In-lieu Community Benefit. The development may achieve adensitybonusbypayingafeein-lieuofoff-siteopenspaceatthedollarpersquarefootestablishedbytheAffordableHousingCriteriaManual.Thefeewillbepaidintoadedicated fund.

(a) The director shall administer the fund.

(b) The fee in-lieu option is only available for open space beyond what is already required by this Title.

(c) The applicant must deposit a nonrefundable cash payment with the City.

(10) Green Roof Community Benefit. A development may achieve a density bonus by providing green roofs. The amount of the density bonus that may be achieved for the constructionofgreenroofsisestablishedbytheAffordableHousingCriteriaManual.

(a) Green Roofs must be built to the Vegetated ("Green") Roof Performance Standards in Appendix W of the Environmental Criteria Manual. The percent of vegetated roof cover is calculated as a portion of total roof area excluding mechanicalequipment,photovoltaicpanels,swimmingpools,andskylights.

(b) If the green roof fails to meet the Vegetated ("Green") Roof Performance Standardsformorethan180daysinany365dayperiod,theapplicantmustpayinto the dedicated fund the applicable fee in-lieu for the density bonus initially grantedforthiscommunitybenefit.Thepaymentwillbebasedonthefeein-lieuineffectinthecity'sfeeschedulewhentheapplicantpays.

(c) Green roof areas used to achieve a density bonus through the Green Roof CommunityBenefitmaynotbeusedtoachieveadensitybonusthroughthepubliclyaccessibleon-siteplazacommunitybenefit.

(G) Other Community Benefits.Anapplicantmayoffertoprovideothercommunitybenefitsnotdescribedinthissection.Theapplicantmustprovidesufficientinformationabouttheothercommunitybenefitsforthedirectortodeterminewhethertheothercommunitybenefitsserveapublicandmunicipalpurposeconsideringthecriterialistedbelow:

(1) The director shall consider the following to make a determination:

(a) If members of the general public will be able to enjoy the proposed other communitybenefitwithoutpayingforitsaccess,use,orenjoyment;

(b) Iftheproposedothercommunitybenefitwillconnecttoandbeaccessiblefrompublic right-of-way or other publicly-accessible space;



(c) Iftheproposedothercommunitybenefitwillprovideapublicamenitythatisparticularly lacking in the proposed location;

(d) Iftheproposedothercommunitybenefitwillnotimposeasignificantburdenonpublicresourcesformaintenance,management,policing,orotherreasons;and

(e) Any other information provided by the applicant that shows the other communitybenefitservesapublicandmunicipalpurposeandfurthersthecity'scomprehensive planning goals.

(2) Ifaproposedothercommunitybenefitprovidesapartialbenefittoadevelopment,itwillnotbedisqualified;thedirectorwillallocateonlythecostofthepublicportionofthebenefittotheothercommunitybenefits.

(3) Ifthedirectordeterminesthattheproposedbenefitqualifiesasacommunitybenefit,the director shall:

(a) Quantifythemonetarycostfortheproposedothercommunitybenefitbyusingstandard industry sources as well as locally based data on development costs to quantifythemonetarycost,withoutmark-up,fortheproposedothercommunitybenefit;and

(b) Determine the cost to be applied toward achieving the desired density bonus.

(4) The amount determined by the director may be applied to achieve a density bonus on the same basis as the fee in-lieu rate applicable to the type and location of the development.

(5) Thedirector'srecommendationconcerningtheproposedothercommunitybenefitand the monetary value that is applied to achieve the density bonus shall be presented to the Planning Commission for recommendation and the council for approval.

(6) If the applicant proposes to achieve a density bonus by providing other community benefits,thevalueofthepublicportionoftheproposedothercommunitybenefitsmust be equal to or greater than the total dollar amount the applicant would pay if the payment was based on the applicable fee in-lieu required to earn that requested bonus area.

(H) Community Benefit Calculations for Mixed-Use Developments. Mixed-use developmentsmustprovidecommunitybenefitsinproportiontotheamountoffloorareainthedevelopmentthatisdevotedtodifferentusecategories.


(A) TherequirementsofthissectionapplytotheRaineyStreetSubdistrict,asidentifiedinSection 23-3C-10140 (Waterfront Overlay Zone).

(1) Arequestforabonusforafloorarearatioofupto8:1mustcomplywiththerequirements of Subsection (B).


23-4E-2070 Downtown Density Bonus ProgramRainey Street Subdistrict Bonus

(2) Arequestforabonusexceedingafloorarearatioof8:1issubjecttotherequirementsof Subsection (C).

(B) Bonus Floor Area Ratio up to 8:1.

(1) A development in the Rainey Street Subdistrict may exceed the 40 foot height limit Subsection23-4D-9140(F)(7)(iii)andachieveafloorarearatioofupto8:1ifatleastfivepercentofthesquarefootageofthedwellingunitsdevelopedwithinthatfloorarea ratio of 8:1 is available to house persons whose household income is 80 percent orbelowtheMFIHOMELimits,asamendedperhouseholdsize,andasdefinedbytheU.S.DepartmentofHousingandUrbanDevelopmentfortheAustin-RoundRockMetropolitanStatisticalArea.TheHousingDirectorconductstheincomedetermination.

(2) Inmeetingthefivepercentrequirement,mixed-usedevelopmentshallprovideon-siteaffordablehousinginproportiontotheamountoffloorareaintheprojectthatisdevoted to residential uses.

(3) Theaffordabilityrequirementsforowner-occupiedunitsshallbe40yearsforrentalhousingand99yearsforon-siteforsalehousing.Theaffordabilityperiodbeginsfollowingtheissuanceofthecertificateofoccupancy.

(4) On-siteforsaleaffordablehousingunitsmustbereserved,sold,andtransferredtoanincomeeligiblebuyersubjecttoaresalerestricted,sharedequityagreementapprovedbytheHousingDirector.

(5) Anapplicantmaynotdenyaprospectivetenantaffordablerentalhousingbasedonlyontheprospectivetenant'sparticipationintheHousingChoiceVoucherProgramorinany other housing voucher program that provides rental assistance.

(6) Thebedroomcountmixfortheaffordableunitsmustbeproportionaltotheoverallbedroom count mix within an overall development.

(7) Aunitisaffordableforpurchaseorrentalif,inadditiontotheotherrequirementsofthissection,thehouseholdisrequiredtospendnomorethan30percentofitsgrossmonthly income on mortgage or rental payments for the unit.

(C) Bonus Floor Area Ratio Exceeding 8:1.

(1) Toachieveabonusareaexceedingafloorarearatioof8:1intheRaineyStreetSubdistrict,thedevelopmentmust:

(a) ComplywiththerequirementsofSubsection(B)toachieveafloorarearatioof8:1; and

(b) Fortheportionofthedevelopmentthatexceedsafloorarearatioof8:1,complywith the requirements of the Downtown Density Bonus Program in Sections 23-4E-2010(PurposeandApplicability)through23-4E-4060(Reporting,Compliance,and Enforcement).

(2) ThemaximumheightandmaximumfloorarearatiothatadevelopmentintheRaineyStreet Subdistrict may achieve under the Downtown Density Bonus Program are shown on Figure 23-4E-2030(1) (Downtown Density Bonus Program Map).


23-4E-2070 Downtown Density Bonus ProgramRainey Street Subdistrict Bonus


(A) Theaffordabilityrequirementsofthisdivisionaresubjecttothereporting,monitoring,andcompliancerequirementsofSection23-4E-1100(Reporting,Compliance,andEnforcement).

(B) TheHousingDirectorshallevaluateand,ifnecessary,mayproviderecommendationstocounciltoadjustthehousingfeein-lieuandaffordablehousingcommunitybenefitsdescribed in Subsection 23-4E-2060(D) annually.


23-4E-2080 Downtown Density Bonus ProgramReporting,Compliance,andEnforcement



(A) Thepurposeofthisdivisionistomitigate,throughnotificationrequirementsandrelocationassistance,theeffectoftenantdisplacementresultingfrommulti-familyredevelopment and the demolition or change in use of multi-family buildings and manufacturedhomeparks.Thisdivisiondoesnotregulateoraffectthelandlord-tenantrelationship.

(B) Exceptwhereotherwiseprovided,therequirementsofthisdivisiondonotapplytoanydwelling unit:

(1) Demolished or vacated because of damage caused by the tenant or by other events beyondtheowner’scontrol,includingfire,civilcommotion,maliciousmischief,vandalism,tenantwaste,naturaldisaster,orotherdestruction;

(2) Owned by a public housing agency;

(3) Locatedinsidetheboundariesofaneducationalfacilitythatisoccupiedbystudents,faculty,orstaffoftheinstitution;

(4) For which relocation assistance is required to be paid to the tenants under federal or state law; or

(5) Operated as emergency or temporary shelter for homeless persons and owned or administeredbyanonprofitorganizationorpublicagency.

23-4E-3020 Tenant Notification Required

(A) Applicability.Thetenantnotificationrequirementsofthissectionapplytoanapplicationto:

(1) Demolishorpartiallydemolishamulti-familybuildingconsistingoffiveormoreoccupiedresidentialunits,includingademolitionpermitorabuildingpermitthatauthorizes demolition;

(2) Approve a site plan or a land use approval for an existing manufactured home park consistingoffiveormoreoccupiedresidentialunits;or

Contents23-4E-3010 Purpose and Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4E-3020 TenantNotificationRequired. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4E-3030 Additional Notice Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

23-4E-3040 Tenant Relocation Program . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4

23-4E-3050 Tenant Relocation Assistance – Developer Funded . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

23-4E-3060 Tenant Relocation Assistance – City Funded . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

23-4E-3070 Offenses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5


(3) RezoneapropertywithintheResidentialManufacturedHome(MH)Zonedesignationthatcontainsanexistingmanufacturedhomeparkconsistingoffiveormoreoccupiedresidential units.

(B) Timing.Anapplicantmustprovidetenantnotificationeitherbefore,orconcurrentwith,submittaloftheapplication.Todemonstratethattherequirednotificationwasprovidedincompliancewiththissubsection,theapplicantmustincludeacertifiedstatement,onaformapprovedbytheHousingDirector,confirmingthatalltenantsentitledtoanoticeunderSubsection(C)receivednotificationwithinthefollowingtimeframes:

(1) Multi-family Building. A minimum of 120 days before the date that an application for a building permit or a demolition permit can be approved; or

(2) Manufactured Home Park. A minimum of 270 days before the date that an applicationforarezone,siteplan,orlanduseapprovalmaybeapproved.

(C) Application Approval. The application may be approved no earlier than:

(a) Forademolitionorbuildingpermit,120daysafteralltenantsofthemulti-familybuildingwhoareentitledtonoticeunderSubsection(D)receivenotificationrequired under this section; or

(b) Forarezone,siteplan,orchangeofusepermit,atleast270daysafteralltenantsof the manufactured home park entitled to notice under Subsection (D) received notificationrequiredunderthissection.

(D) Noticing Delivery Procedures. ThenotificationrequiredbythissectionmustbeonaformapprovedbytheHousingDirectorandcomplywiththefollowingnoticingprocedures:

(1) Noticemustbedeliveredbytheapplicant,ortheapplicant’srepresentative,orbyregisteredorcertifiedmail,withreturnreceiptrequested.

(2) Notice must be delivered to all units:

(a) Proposed for demolition in a multi-family building under a permit application for which notice is required under Subsection (A)(1); or

(b) Locatedinamanufacturedhomeparkincludedinarezone,landuseapproval,orsite plan application for which notice is required under Subsection (A)(2) through (A)(3); and

(3) Noticemustincludethefollowinginformation,inEnglish,Spanish,andanyotherlanguageasrequiredbytheHousingDirector:

(a) The applicant’s name and contact information;

(b) Adescriptionofthedevelopmentapplicationforwhichnotificationisrequiredunder Subsection (A);

(c) Astatementthatapplicationmaybeapprovedonorafterthe120thor270thday,whicheverapplies,followingreceiptofthenoticeandmayresultindisplacementof tenants;

(d) A description of any tenant relocation assistance that may be available under Section23-4E-3040(TenantRelocationProgram),includingincomeeligibilityrequirements and forms of requesting assistance;


23-4E-3020 TenantNotificationandRelocationTenantNotificationRequired

(e) Information regarding applicable school district policies relating to district residency requirements;

(f) Information regarding the requirements of state law for return of security deposits;

(g) Information regarding the availability of fee waivers from Austin Energy for obtaining utility service at a new residence where relocation is required due to displacement;

(h) OtherinformationasmayberequiredbytheHousingDirector,includingcontactinformation for tenant relocation assistance and services to assist displaced tenants; and

(4) ThenoticemustbeonaformprovidedbytheHousingDirector,whichmustbeuniform for all applicants except that the director may require an additional language as provided under Subsection (D)(3).

(E) Re-notification. If an applicant requests an extension of a demolition permit for which notificationunderthissectionisrequired,theapplicantmustprovidere-notificationtotenants consistent with the requirements for a new application.


(A) AtthetimethatnotificationisprovidedunderSection23-4E-3020(TenantNotificationRequired),theowneroroperatorofamulti-familybuildingormanufacturedhomeparkmust post one or more signs in compliance with this section.

(B) ThesignmustbeonaformapprovedbytheHousingDirectorandmustbeinEnglish,Spanish,andanyotherlanguageasrequiredbytheHousingDirector,andmustinclude:

(1) Adescriptionoftheapplicationforwhichnotificationisrequiredandstatethatany new or existing tenants may be required to relocate from the site as a result of proposed demolition or redevelopment;

(2) Tenant relocation assistance information and contact number; and

(3) To the greatest extent feasible:

(a) Foramulti-familybuilding,bepostedatthefrontoftheleasingofficeorotherprimarybuildingentranceasdeterminedbytheHousingDirector.

(b) Foramanufacturedhomepark,bepostedatthemainentranceinalocationvisible to the public from the adjacent public right-of-way or private drive; or

(C) Asign,requiredunderthissection,mustremainonthepropertyuntil:

(1) Foramulti-familybuilding,thedatethatthedemolitionactivitybegins;and

(2) Foramanufacturedhomepark,theearlierof:

(a) Thedatethatthepropertystopsbeingusedasamanufacturedhomepark,or

(b) Ifapplicable,thedatethatthesiteplanapprovalorlanduseapprovalexpires.

(D) If a landowner or a landowner’s agent rents a unit to a new tenant following application forapermitrequiringnoticeunderSection23-4E-3020(TenantNotificationRequired),thelandownerorlandownersagentmustprovidethetenantwithnotificationthatincludesthe information required under Subsection 23-4E-3020(D).


23-4E-3030TenantNotificationandRelocationAdditional Notice Requirements


(A) TheHousingDirectorshalladoptatenantrelocationprogrambyadministrativeruleforthepurposeofmitigatingtheeffectsoftenantdisplacementresultingfrommulti-familyredevelopment within the city.

(B) Thetenantrelocationprogrammust,ataminimum,includeeachofthefollowing:

(1) Tenant Relocation Fee. The program must include a methodology to be used by theHousingDirectorinrecommendingtothecounciltheamountofthefeerequiredunder Section 23-4E-3050 (Tenant Relocation Assistance – Developer Funded). Themethodologymustincludeanexusstudythataccountsfortheeffectsofdisplacementtotenantcommunitiesdirectlyaffectedbymulti-familyredevelopmentand to the community as a whole. The fee must be consistently calculated and uniformlyapplied,butmayvarybasedonnumberofunits,bedrooms,andotherobjectivecriteriaidentifiedbythenexusstudy.

(2) Eligibility for Tenant Relocation Assistance. The program shall establish eligibility requirements that a tenant must meet to receive tenant relocation assistance under Section 23-4E-3050 (Tenant Relocation Assistance – Developer Funded) or Section 23-4E-3060(TenantRelocationAssistance–CityFunded).Atminimum,theeligibilityrequirements must:

(a) Requirethatatenant'shouseholdincomeislesserorequalto70percentofmedianfamilyincomeor,forresidentsofamanufacturedhomepark,80percentof median family income;

(b) RequirethatatenantresideatthepropertyonthedatethattheinitialnotificationrequiredunderSection23-4E-3020(TenantNotificationRequired)isdelivered;

(c) Require a tenant to submit a claim form documenting income eligibility no later thanthedeadlineestablishedbytheHousingDirector;

(d) Prohibit participation by tenants of multi-family redevelopment exempt from this divisionunderSubsection23-4E-3010(B),exceptthattheHousingDirectormayallow use of funds under Section 23-4E-3060 (Tenant Relocation Assistance – City Funded) to provide relocation assistance for tenant displacement resulting from fire,civilcommotion,maliciousmischief,vandalism,naturaldisaster,orotherdestruction beyond the control of the owner or tenant.

(3) Use of Tenant Relocation Assistance. The program must specify the types of expenses for which tenant relocation assistance may be provided. Eligible expenses paid using funds collected under Section 23-4E-3050 (Tenant Relocation Assistance – Developer Funded) must be reasonably attributable to tenant displacement based on the nexus study required under Subsection (B)(1).

(4) Refund Procedures. The program shall establish procedures by which an applicant who paid a tenant relocation fee under Section 23-4E-3050 (Tenant Relocation Assistance – Developer Funded) may request a refund of any fees not spent for an authorized purpose within 10 years after approval of an application for which notificationisrequired.

(C) TheHousingDirectormayincludeadditionalelementsinthetenantrelocationprogram,includingbutnotlimitedtonotificationformsandotherdocumentsrelevanttomeetingthe requirements of this division.


23-4E-3040 TenantNotificationandRelocationTenant Relocation Program


(A) An applicant for a multi-family redevelopment shall pay a tenant relocation fee established by separate ordinance as a condition of approval of:

(1) APlannedUnitDevelopment(PUD)Zone,asrequiredunderSection23-3C-9130(Planned Unit Development (PUD) Zone); or

(2) A rezone or other discretionary land use approval that requires approval by the councilandisreasonablylikelytoresultintenantdisplacement,unlesswaivedbythecouncil.

(B) TheHousingDirectorshalldepositafeeimposedunderthissectionintotheDeveloperFundforTenantRelocationAssistance,whichisestablishedunderthissection.TheHousingDirectorshallusethefundtoprovidetenantrelocationassistancetoeligibletenantsatthedevelopmentorsiteforwhichthepaymentwasmade,consistentwithrequirements adopted under Section 23-4E-3040 (Tenant Relocation Program).


(A) The City of Austin Tenant Relocation Fund is established for use in providing relocation assistance to tenants displaced by multi-family redevelopment.

(B) TheHousingDirectorshalladministerthefundconsistentlywithguidelinesestablishedunder Section 23-4E-3040 (Tenant Relocation Program) and may use the fund to provide relocation assistance to any tenant displaced due to:

(1) Developmentactivityforwhichnotificationisrequiredbythisdivision,whetherornotthe applicant was required to pay a fee under Section 23-4E-3050 (Tenant Relocation Assistance – Developer Funded);

(2) Emergency orders to vacate based on health and safety concerns;

(3) Fire,civilcommotion,maliciousmischief,vandalism,naturaldisaster,orotherdestruction beyond the control of the owner or tenant; or

(4) Major repairs or renovations of multi-family buildings.

23-4E-3070 Offenses

(A) Failuretodeliverthenotificationrequiredbythisdivisiontooneormoreunitswithinamulti-familybuildingormanufacturedhomepark,isconsideredanoffense,underSection23-2J-1020(GeneralOffensesandViolations).Itisaseparateoffenseforeachdaytheapplicantfailstodeliverrequirednotificationtoanindividualunitwithinamulti-familybuildingormanufacturedhomeparkforwhichnotificationisrequired.

(B) Eachoffenseispunishablebyafinenottoexceed$500.

(C) TheHousingDirectorshallenforcetherequirementsofthisdivisionasprovidedunderArticle 23-2J (Enforcement).


23-4E-3070TenantNotificationandRelocationTenant Relocation Assistance – Developer Funded


23-4E-3050 TenantNotificationandRelocation




(A) TheHousingDirectorshalladministertheS.M.A.R.T.Housingprogramandmayadoptandimplement program guidelines or rules and establish the requirements for an application under the program.

(B) TheHousingDirectorshallnotifythePublicWorksDirectorandTransportationDirectorofproposedS.M.A.R.T.Housingdevelopmentswithinahalfmileofanexistingorplannedtransit route or stop.


(A) S.M.A.R.T.Housingishousingthatissafe,mixed-income,accessible,reasonablypriced,transit-oriented,andcompliantwiththecity’sgreenbuildingstandards.

(B) S.M.A.R.T.Housingmust:

(1) Be safe by providing housing that complies with this Title;

(2) Providemixed-incomehousingbyincludingdwellingunitsthatarereasonably-priced,as described in Subsection (C);

(3) Provide for accessibility for a development of more than three dwelling units by providing at least 10 percent of the dwelling units that comply with the accessibility requirements of the building code;

(4) Provide for visitability for a development with three or fewer dwelling units by either:

(a) Complying with the design and construction requirements of City Code Chapter 5-1,Article3,Division2(DesignandConstructionRequirements);or

(b) Complying with the local visitability amendment of the international residential code.

(5) Be located within one-half mile walking distance of a local public transit route at the timeofapplication,exceptasprovidedinSubsection(D);and

(6) Achieve at least a one star rating under the Austin Green Building Program.

Contents23-4E-4010 Administration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4E-4020 Program Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4E-4030 AffordabilityRequirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

23-4E-4040 RequiredAffordabilityPeriod . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

23-4E-4050 Fee Waivers and Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4

23-4E-4060 Reporting,Compliance,andEnforcement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4


(C) Areasonablypriceddwellingunitisonethatisaffordableforpurchaseorrentalaccordingto the following:

(1) Ifthedwellingunitisofferedforpurchase,themaximumsalespricemustnotexceedthree times the annual income for a household at the MFI level required by Section 23-4E-4030(AffordabilityRequirements),adjustedforunitsizewhereonebedroomequals one person. The maximum sales price can be up to 3.5 times the annual incomeforahouseholdattherequiredMFIlevelifahouseholdmemberhasfinisheda city-approved homebuyer counseling or education class.

(2) Ifthedwellingunitisofferedasarental,themaximummonthlyrentalratemustnotexceed 30 percent of the average gross monthly income for a household at the MFI levelrequiredbySection23-4E-4030(AffordabilityRequirements),adjustedforunitsize where one bedroom equals one person.

(D) TheHousingDirectormaywaivethetransit-orientedrequirementinSubsection(B)(5)ifthe development meets one of the following criteria:

(1) The development will be in a high opportunity area or an area that allows the City ofAustintomeetoneormoreofthegoalsestablishedintheStrategicHousingBlueprint;

(2) TheapplicantappliesforStateorFederalGovernmentfunds,includingtheLowIncomeHousingTaxCreditProgram,relatedtothedevelopment;

(3) ThedevelopmentaffirmativelyfurthersfairhousingasdeterminedbytheHousingDirector and in consideration of the city’s analysis of impediments or assessment of fair housing; or

(4) The development is within one half-mile of a planned local public transit route documented in a plan approved by the Capital Metropolitan Transportation Authority.

(E) Anapplicantmaynotdenyaprospectivetenantaffordablerentalhousingbasedsolelyontheprospectivetenant’sparticipationintheHousingChoiceVoucherProgramorinanyother housing voucher program that provides rental assistance.


(A) TobeeligiblefortheS.M.A.R.T.HousingProgram,ahousingdevelopmentmustcomplywith the requirements of this section.

(1) For ownership dwelling units 10 percent of dwelling units must be available to households at or below 80 percent of the MFI.

(2) Forrentaldwellingunits,10percentofdwellingunitsmustbeavailabletohouseholdsat or below 60 percent of the MFI.

(3) ForrentalAccessoryDwellingUnits(asdefinedin23-3C-2030(LandUses)),theAccessory Dwelling Unit must be available to households at or below 80 percent of the MFI,andthepropertyownermustresideontheproperty.

(B) Forahouseholdtobeeligibletopurchaseorrentareasonably-priceddwellingunit,thehousehold'sgrossannualincomemaynotexceedtheMFIrequiredbySubsection(A).


23-4E-4030 S.M.A.R.T. AffordabilityRequirements

23-4E-4040 Required Affordability Period

(A) TobeeligiblefortheS.M.A.R.T.HousingProgram,unlessalongertermisrequiredbylaw,privateagreement,oranotherprovisionofthiscode,allreasonablypriceddwellingunitsinaS.M.A.R.T.Housingdevelopmentmustremainreasonablypricedforthefollowingaffordabilityperiodscommencingonthedatethefinalcertificateofoccupancyisissued:

(1) Forownershipdwellingunits,aperiodofatleast99years;and

(2) Forrentaldwellingunits,aperiodofatleast40years.

(3) ForrentalAccessoryDwellingUnits,wherethepropertyownerresidesontheproperty,aperiodofatleast5years.

(B) IfareasonablypriceddwellingunitwithinaS.M.A.R.T.Housingdevelopmentisconvertedfromarentalunittoanowner-occupieddwellingunitduringtheapplicableaffordabilityperiod,thedwellingunitissubjecttotheaffordabilityperiodandaffordabilityrequirementsapplicabletoanowner-occupieddwellingunit.Thenewaffordabilityperiodbegins on the date that the converted dwelling unit is available for owner occupancy.

(C) If the development does not comply with the requirements to maintain the applicable percentage of dwelling units as reasonably priced for the duration of the applicable affordabilityperiod,thedevelopershallreimbursethecityforallfeeswaivedplusapenalty charge equal to the total amount of fees waived.

(D) Theapplicantisrequiredtoexecuteanagreement,restrictivecovenant,orotherbindingrestrictiononlandusethatpreservesaffordabilityincompliancewiththeS.M.A.R.T.HousingProgram.


23-4E-4040 S.M.A.R.T. RequiredAffordabilityPeriod


(A) IftheHousingDirectordeterminesthatthehousingdevelopmentmeetstherequirementsofSection23-4E-4030(AffordabilityRequirements)andSection23-4E-4040(RequiredAffordabilityPeriod),thedevelopmentiseligibletoreceivewaiversofallfeesassociatedwiththefollowingfeeschedules,exceptthatfeesorresubmittalofapplications,re-inspections,boardandcommissionhearings,andtemporarycertificatesofoccupancyshall not be waived:

(1) Commercial Building Plan Review and Permits;

(2) Development Assistance Center;

(3) Expedited Plan Review;

(4) HistoricPreservation;

(5) Residential Building Plan Review and Permits;

(6) Site Plan Review;

(7) Subdivision Plan Review;

(8) Site and Subdivision Inspection;

(9) Tree Review and Inspection;

(10) Watershed Protection Fees;

(11) Zoning and Special Districts; and

(12) Miscellaneous Development Services Department Fees.

(B) Additional fees that may be waived by separate ordinance or other city council action include:

(1) Austin water utility capital recovery fees (Section 23-9C-4070 (Exemption for Certain AffordableHousing));

(2) Parkland dedication fees (Section 23-4B-1010 (Purpose and Applicability));

(3) Austin energy line extensions fees in accordance with Austin Energy’s Line Extension PolicyforAffordableHousing(AustinEnergyDesignCriteriaManual);

(4) Transportation mitigation fees (Section 23-8D-2050 (Reduced Transportation Mitigation)); and

(5) Service connections to certain lots (City Code Section 15-9-157).


TheHousingDirectorshallestablishreporting,compliance,monitoring,andenforcementmechanisms and procedures for implementing the S.M.A.R.T. housing policy and program.


23-4E-4050 S.M.A.R.T. Fee Waivers and Exemptions


23-4E-5010 Additional Affordable Housing Incentives

(A) An applicant who sets aside 10% of the total units in a development as income-restricted affordableunits,asverifiedbytheHousingDirector,mayrequestaparkingadjustmentconsistentwithSection23-3D-2050(Off-StreetMotorVehicleParkingReductions)fromthe Planning Director before the site plan is approved under Article 23-3C (Zones).

(B) Fordevelopmentsthatmeetaffordabilitycriteriaunderthisarticle,thefollowingincentives apply:

(1) For developments that require an analysis under Article 23-8C (Transportation Review &Analysis),themaximumcostofsystemimprovementsthatmayberequiredunderArticle 23-8D (Development Conditions and Mitigation) is reduced according to the following requirements:

(a) Ifatleast10percent,butlessthan20percent,ofthedwellingunitsareaffordable,themaximumcostisreducedbythepercentageofaffordableunits;

(b) Ifatleast20percent,butlessthan50percent,ofthedwellingunitsareaffordable,themaximumcostisreducedby50percent;and

(c) Ifatleast50percentofthedwellingunitsareaffordable,nomitigationmayberequired.

Contents23-4E-5010 AdditionalAffordableHousingIncentives . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1



23-4E-6010 Affordability Impact Statements

(A) Administration.TheHousingDirectorshalladoptandimplementguidelinesorrulestoimplement this division.

(B) Proposed Changes Affecting Affordability.Anewordinanceorrule,orachangetoanexistingordinance,rule,orcomprehensiveplanthatmayaffecthousingaffordabilitymaynotbeapprovedunlesstheHousingDirectorhaspreparedanAffordabilityImpactStatement (AIS) for the proposed regulation or change.

(1) The sponsoring department initiating the proposed change or adoption of a new ordinanceorrulemustsubmitanAffordabilityImpactStatementRequestFormandprovideacopyofthedraftordinanceorruleinlegislativeformattotheHousingDirector.

(2) An AIS must accompany any proposed amendments or new regulations seeking city board,commission,orsubcommitteerecommendations.

(3) Ifchangesthataffecthousingaffordabilityaremadetothedraftordinanceorruleduringtheexternalstakeholderprocess,thesponsoringdepartmentmustsubmitanewAISRequestFormtotheHousingDirectorwithanupdateddraftoftheproposedordinance or rule so that the director may update the AIS before the item appears before the council.

(4) IfanAISshowsapotentiallynegativeoveralleffectonhousingaffordability,theproposed change may only go forward after approval from the city manager.

(5) AnAISisnotrequiredforthecounciladoptionofannexations,budgets,orbudgetamendments,exceptforthosethatincreasedevelopmentfeesthatmayaffecthousingaffordability,whicharenototherwisewaived.

Contents23-4E-6010 AffordabilityImpactStatements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1



23-4E-7010 Purpose, Applicability, Short Title, Authority, and Conflict

(A) Purpose. Thepurposeofthisdivisionistoestablishavoluntaryaffordablehousingbonusprogram that allows for increased density for residential dwelling units.

(B) Applicability. This division applies within the zoning jurisdiction.

(C) Short Title. Thisdivisionmaybecitedas“AffordabilityUnlockedBonusProgram”.

(D) Authority. Thedirectormayadopt,implement,andenforce:

(1) Program guidelines; and

(2) Administrative rules in accordance with Chapter 1-2 (Adoption of Rules).

(E) Conflict. Aprovisionofthistitlethatisspecificallyapplicabletoaqualifyingdevelopmentgovernsoveraconflictingprovisionofthistitle.


(A) AproposeddevelopmentqualifiesasaType1developmentandiseligibleforthisprogram if:

(1) It includes:

(a) Aminimumofthreedwellingunits,

(b) Onlyaffordabledwellingunits;or

(c) One or more structures that serve as a dwelling unit for seven or more unrelated individualswhoshareamenities,suchasakitchen,bathrooms,orlivingareas;

(2) Atleast25percentoftheaffordabledwellingunitsincludetwoormorebedrooms,supportivehousing,housingforolderpersons,oranycombinationofthethree;

(3) Notmorethan25percentoftheproposeddevelopment’sgrossfloorareaisforcommercial uses;

(4) Itisnewconstruction,itisredevelopmentofasitewithoutexistingmulti-familystructures,ortheexistingdevelopmentonthesitecomplieswiththerequirementsinSubsection (D); and

Contents23-4E-7010 Purpose,Applicability,ShortTitle,Authority,andConflict . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4E-7020 Eligibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

23-4E-7030 AffordabilityRequirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

23-4E-7040 Certification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

23-4E-7050 Post-Construction Requirements and Penalty . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4

23-4E-7060 Development Bonuses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4


(5) ItmeetstherequirementssetforthinSection23-4E-7030(AffordabilityRequirements).

(B) Exceptforaproposeddevelopmentparticipatinginagovernment-operatedaffordablehousingprogramwithstricterrequirements,theapplicantforaproposedrentaldevelopment:

(1) Shall incorporate lease provisions that are consistent with:

(a) TheU.S.DepartmentofHousingandUrbanDevelopment(HUD)Section8Tenant-BasedAssistanceHousingChoiceVoucher(HCV)Programrelatedtothetermination of tenancy by owner;

(b) AnyleaseaddendumrequiredasaconditiontoreceivecityorAustinHousingFinanceCorporation(AHFC)funds;and

(c) 24 C.F.R. § 245.100 related to a tenant’s right to organize; and

(2) Maynotdiscriminateonthebasisofanindividual’ssourceofincomeasdefinedinSection5-1-13(Definitions)ofTitle5(CivilRights).

(C) AproposeddevelopmentqualifiesasaType2developmentandiseligibleforadditionalbonuses if it meets the standards imposed in Subsections (A) and (B) plus one or more of the following:

(1) Atleast50percentoftheaffordabledwellingunitsincludetwoormorebedrooms;

(2) For a rental development:

(a) At least 75 percent of the total units or sleeping units serve households whose incomesaverage60percentMFIorbelow,roundeduptothenearestunitorsleeping unit; or

(b) Atleast10percentoftheaffordableunitsorsleepingunitsservehouseholdswithincomesof30percentMFIorbelow,roundeduptothenearestunitorsleepingunit; or

(3) Foranowner-occupieddevelopment,atleast75percentoftheowner-occupieddwelling units or sleeping units serve households whose incomes average 80 percent MFI or below; or

(4) Is located within ¼ mile of an activity corridor designated in the Imagine Austin Comprehensive Plan and is served by a bus or transit line.

(D) A proposed development that will require the applicant to redevelop or rebuild an existing multi-family structure is eligible for this program if:

(1) The proposed development meets the standards imposed in Subsections (A) and (B);

(2) The existing multi-family structure requires extensive repairs and for which rehabilitationcostswillexceed50percentofthemarketvalue,asdeterminedbythebuildingofficial;

(3) Theproposeddevelopmentwillreplaceallexistingunitsthatwereaffordabletoahousehold earning 80 percent MFI or below in the previous year and have at least as many bedrooms;

(4) The applicant provides current tenants with:

(a) Notice and information about the proposed development on a form approved by the director; and


23-4E-7020 AffordabilityUnlockedBonusProgramEligibility

(b) RelocationbenefitsthatareconsistentwithFederalUniformRelocationAssistanceandRealPropertyAcquisitionPoliciesActof1970,42U.S.C.A.4601,etseq.; and

(5) The applicant grants current tenants the option to lease a unit of comparable affordabilityandsizefollowingcompletionofredevelopment.


(A) An applicant complies with the requirements in this section if the applicant participates inagovernment-operatedaffordablehousingprogramthatimposes,ataminimum,thesameaffordabilityrequirements.

(B) A rental development must comply with at least the following:

(1) At least 50 percent of the total units or sleeping units serve households whose incomes average 60 percent MFI or below; and

(2) At least 20 percent of the total units or sleeping units serve households with incomes of 50 percent MFI or below.

(C) Except for a Type 2 owner-occupied development that complies with the requirements in Section23-4E-7020(Eligibility),atleast50percentoftheowner-occupieddwellingunitsorsleeping units must serve households whose incomes average 80 percent MFI or below.

(D) Ifthenumberofunitsrequiredinthissectionincludelessthanawholeunit,theunitnumber is rounded up to the nearest whole unit.

(E) TheminimumaffordabilityperiodforarentaldevelopmentisthegreateroftheaffordabilityperiodrequiredfordevelopmentreceivingcityorAustinHousingFinanceCorporation(AHFC)fundsor40yearsfollowingtheissuanceofthelastcertificateofoccupancy required for the qualifying development.

(F) Theminimumaffordabilityperiodforanowner-occupieddwellingunitis99yearsfollowingtheissuanceofacertificateofoccupancyfortheowner-occupieddwellingunit.

(G) Inamulti-phasedqualifyingdevelopment,thedirectormaybegintheminimumaffordabilityperiodupontheissuanceofthelastcertificateofoccupancyforeachphase.


(A) Ifthedirectorcertifiesthataproposeddevelopmentmeetstherequirementsofthisdivision,theaccountableofficialisauthorizedtoprocessadevelopmentapplicationasaqualifying development.

(B) Before the director may certify that a proposed development meets the requirements of thisdivision,theapplicantshallexecute:

(1) Anagreementtopreservetheminimumaffordabilityperiodandrelatedrequirementsimposed by this division; and

(2) A document for recording in the real property records that provides notice of or preservestheminimumaffordabilityrequirementsimposedbythisdivision.


23-4E-7040AffordabilityUnlockedBonusProgramAffordabilityRequirements

(C) The form of the documents described in Subsection (B) must be approved by the city attorney.

(D) The director may certify an applicant who complies with the requirements in Subsection (B)becausetheapplicantparticipatesinagovernment-operatedaffordablehousingprogramthatimposes,ataminimum,thesameaffordabilityrequirements.


(A) Forarentaldevelopment,thepropertyownerorthepropertyowner’sagentshallprovidethe director with information that allows the director to verify compliance with the affordabilityrequirements.Theinformationshallbeprovidedonanannualbasisandonaform approved by the director.

(B) If,foranyreason,thedirectorisunabletoconfirmthattheaffordabilityrequirementsweremetduringany12-monthperiod,thepreceding12monthsmaynotbeusedtosatisfytheminimumaffordabilityrequirementsinSection23-3E-7030(AffordabilityRequirements).

(C) An applicant complies with the requirements in this section if the applicant complies with monitoringandincomeverificationrequirementsthatareimposedandenforcedaspartofagovernment-operatedaffordablehousingprogram.

(D) ApersoncommitsanoffenseifthepersonfailstocomplywiththerequirementinSubsection(A).Aculpablementalstateisnotrequired,andneednotbeproved.Apersoncommitsaseparateoffenseforeachdaythepersonfailstoprovidethedocumentation.Eachoffenseispunishablebyafinenottoexceed$500.


(A) SeeSection23-3D-10090(AffordabilityUnlockedDensityBonus)forthespecificdevelopmentregulationsthatarewaivedormodifiedforqualifyingdevelopmentsthatcomplywiththeaffordabilityrequirementsoftheAffordabilityUnlockedBonusProgramdescribed in this article.


23-4E-7050 AffordabilityUnlockedBonusProgramPost-Construction Requirements and Penalty