The dimensional specifications in this division shall apply to all existing properties and to the: (1) construction, erection, expansion, and remodeling of all structures; and (2) the platting, replatting, subdivision, or resubdivision of all lots/tracts within the incorporated municipal boundaries of the city. Section 36.01.008(2)(D) and table 36-1 contain dimensional specifications exclusively for the platting, replatting, subdivision, or resubdivision of lots/tracts/properties within the city’s ETJ (extraterritorial jurisdiction). When a dimensional specification depicted on the recorded plat for an existing property differs from a dimension in this division, the more stringent/restrictive provision shall apply.
(Ordinance 361 adopted 3/28/18)
No lot shall have an area, depth or frontage less than that shown on the schedule of regulations as being required in the district in which the lot is located, and no lot shall be less in width than the minimum lot width shown on such schedule.
(Ordinance 361 adopted 3/28/18)
A structure for a permitted use may be constructed on any lot existing of record on May 5, 1970, even if such lot does not meet the area, width, and depth requirements of this article, provided that the following conditions are met:
(1) 
Such lot will properly support a private sewage facility adequate to handle the anticipated needs of the proposed use; and
(2) 
The structure proposed to be built upon such lot will comply with all the remaining dimensional regulations. No deviation from such remaining regulations shall be permitted except through the usual variance procedure.
(Ordinance 361 adopted 3/28/18)
(a) 
Area.
In computing the area of a lot, no part of a street shall be included.
(b) 
Width.
The width of a lot shall be measured along the front building setback line.
(c) 
Depth.
The depth of a lot shall be the horizontal distance between the front and rear lot lines measured along the median between the side lot lines.
(Ordinance 361 adopted 3/28/18)
(a) 
(1) 
No principal building shall have any front, side or rear setback distance less than that shown on the schedule of regulations as being required in the district in which the building is located, except that the minimum setback distance from Bee Cave Road shall be 50 feet regardless of which direction the building is facing. The setback distance from the Capital of Texas Highway shall be a minimum of 75 feet.
(2) 
Unroofed steps and ramps shall not be considered as part of the principal building when measuring the setback distance of such building.
(3) 
Roof overhangs and eaves a minimum of 8 feet above natural grade up to two (2) feet into the front, side or rear setback. All other building elements shall not encroach into setbacks.
(4) 
Allowed encroachments: Equipment slabs for pool equipment and/or mechanical equipment, generators and other similar equipment may encroach up to five (5) feet into side and rear setbacks after meeting all the following requirements:
(A) 
Attached to the primary structure foundation;
(B) 
Screened to appropriately dampen noise;
(C) 
Slab is limited to 12 feet in length;
(D) 
Equipment cannot be greater than five (5) feet in height measured from natural grade;
(E) 
Screening must extend six (6) inches above the height of the equipment; and
(F) 
Must be shown on the approved building plans.
(b) 
Yards are the open areas between building setback lines and lot lines. Structures shall not be permitted in yards except as otherwise provided herein.
(1) 
Front yards.
Front yards extend the full width of the lot. Their depth is measured from the edge of the right-of-way line of the street to the minimum front setback line.
(2) 
Rear yards.
Rear yards extend the full width of the lot. Their depth is measured from the rear lot line to the minimum rear setback line.
(3) 
Side yards.
Side yards extend from the front yard to the rear yard. Their depth is measured from the side lot line to the nearest minimum side setback line.
(c) 
In the case of lots abutting on more than one street, the full width of the front yard shall be provided from each street.
(Ordinance 361 adopted 3/28/18; Ordinance 2024-016 adopted 10/9/2024)
The minimum setback distances for accessory structures, other than unroofed steps, ramps, fences, walks, driveways, driveway gates, playscapes. and mailboxes, shall be the same as the setback distances applicable to a principal building under the appropriate category in section 22.03.281. Accessory structures, including overhangs and eaves, shall not encroach into setbacks. Propane tanks shall not be required to meet the setback requirements of this section so long as they are permitted and placed in accordance with the Liquefied Petroleum Gas Safety Rules adopted by the Railroad Commission of Texas in title 16, part 1, chapter 9, of the Texas Administrative Code, including any and all future amendments thereto.
(Ordinance 2020-005 adopted 5/13/20)
The amount of ground covered by the principal and accessory structures and parking areas shall not exceed the maximum percentage of the total lot area shown on the schedule of regulations.
(Ordinance 361 adopted 3/28/18)
(a) 
Prohibition.
No person shall build, construct or erect a structure at a height greater than that shown on the schedule of regulations contained in section 22.03.281 as being permitted in the zoning district in which the structure is located.
(b) 
Measuring height.
No part of any principal structure shall rise more than the maximum height shown on the schedule of regulations contained in section 22.03.281, above natural ground grade or original grade directly below. If the average natural slope in the area directly below the foundation of the principal structure is 25% or greater, than no part of any principal structure shall rise more than 32' above natural ground grade directly below.
(c) 
Exposed foundations.
Foundations with 4 vertical feet or more exposed must be concealed with dense, evergreen vegetative buffers if the exposed must be concealed with dense, evergreen vegetative buffers if the exposed foundation is readily visible from any street or property.
(d) 
Roof appurtenances.
All functional roof appurtenances and features such as electronic receiving devices, air-conditioning machinery, plumbing vents, and chimneys may exceed the maximum heights established in section 22.03.281(b) by no more than 6 feet. Chimneys may not have a horizontal component of more than 4 ft. If there is any dispute as to the “functionality” of a proposed roof appurtenance, the city administrator will make that decision subject to appeal to the city’s board of adjustment.
(Ordinance 361 adopted 3/28/18)
(a) 
No dwelling unit shall have an enclosed living area smaller than that shown on the schedule of regulations.
(b) 
The minimum floor area shall be computed exclusive of breezeways, garages, open porches, carports, or accessory buildings not designed and used directly and specifically for dwelling purposes.
(Ordinance 361 adopted 3/28/18)
(a) 
Where the slope gradient exceeds 25 percent nonresidential development is not permitted.
(b) 
Dimensional regulations for listed zoning districts:
Dimensional Minimums of Lots
Dimension/ Zoning
R-1
R-2
R-3
O
GUI
B-1
B-2
B-3
MU-1
Acreage (acres) (A)
1
1
2
1.5
2
1.5
2
20
30
Depth (feet)
150
150
400
200
200
200
200
500
(C)
Width (feet) (B)
150
150
400
150
150
150
150
500
(C)
Minimum Building Setback Distance in Feet From Front Lot Line
Lot Size/ Zoning
R-1
R-2
R-3
O
GUI
B-1
B-2
B-3
MU-1
Greater than or equal to .5 acre
50
50
50
50
50
50
50
(IV)(a)
(C)
Less than .5 acres
30
30
N/A
30
30
30
30
N/A
N/A
Minimum Building Setback Distance in Feet From Rear Lot Line
Lot Size/ Zoning
R-1
R-2
R-3
O
GUI
B-1
B-2
B-3
MU-1
Greater than or equal to .5 acre
30
30
50
40
40
40
40
(IV)(c)
(C)
Less than .5 acres, greater than or equal to .375 acres
25
25
N/A
30
30
30
30
N/A
N/A
Less than .375 acres–zero
15 (F, E)/20
15 (F, E)/20
N/A
30
30
30
30
N/A
N/A
Minimum Building Setback Distance in Feet From Side Lot Lines
Lot Size/ Zoning
R-1
R-2
R-3
O
GUI
B-1
B-2
B-3
MU-1
Greater than or equal to .5 acre
25
25
50
(I)
(I)
(I)
(I)
(IV)(c)
(C)
Less than .5 acres, greater than or equal to .375 acres
20
20
N/A
(II)
(II)
(II)
(II)
N/A
N/A
Less than .375 acres–zero
15 (F, E)/20
15 (F, E)/20
N/A
(II)
(II)
(II)
(II)
N/A
N/A
Maximum Impervious Cover in Percent of Lot Area
Lot Size/ Zoning
R-1
R-2
R-3
O
GUI
B-1
B-2
B-3
MU-1
Greater than or equal to .5 acre
25%
25%
25%
(IX)
(III)
(III)
(III)
(V)
(C)
Less than .5 acres, greater than or equal to .2 acres
*, †
*, †
25%
(IX)
(III)
(III)
(III)
(V)
(C)
* The following formula applies:
P = (size of acre expressed as a whole number and decimal) X (.5) - (.5)
Example:
P = (.25 acres) (.5) - .5
P = (.125) - .5 = -0.375%
P = 37.5% allowable impervious cover for a .25 acre lot
† In order to receive and increase in allowable impervious cover over 25%, the property must be connected to the city’s wastewater service.
Dimensions of Structures
Dimension/ Zoning
R-1
R-2
R-3
O
GUI
B-1
B-2
B-3
MU-1
Maximum height (feet)
30
25
30
30 (VIII)
30 (VIII)
30 (VIII)
30 (VIII)
37 (VIII)
(D)
Minimum floor area of each dwelling unit (square feet) (total square footage of each dwelling unit)
1,600
1,000
600
N/A
N/A
N/A
N/A
N/A
(C)
Maximum floor area per building or single use occupancy (square feet) (total square footage of the footprint of the building)
N/A
N/A
N/A
15,000
20,000
15,000
20,000
(VI)(b)
60,000
Minimum separation between buildings (linear feet)
N/A
N/A
N/A
30
30
30
30
(VI)(c)
(C)
(A)
Land donated/dedicated to and accepted by the city shall be credited to the area of the lot/tract from which the donated land originated.
(B)
For residential lots on culs-de-sac, the minimum lot width at the front street property line shall be 33 feet measured along the chord of the arc.
(C)
See section 38.03.040 et seq.
(D)
Residential 30 feet; nonresidential 37 feet.
(E)
No portion of the structure in an extended setback shall be taller than 16' above natural grade.
(F)
If the proposed building is a one-story structure, the lesser setback distance applies. If any portion of the building is a two-story structure, the greater setback distance applies.
Footnotes:
(I)
The sum of 50 feet with neither side less than 25 feet, except a minimum of 40 feet for any side that adjoins R-1, R-2, and R-3.
(II)
The sum of 40 feet with neither side less than ten feet except a minimum of 25 feet for any side that adjoins R-1, R-2, and R-3.
(III)
The improvements constructed on a project site within a B-1, B-2 or GUI zoning district shall meet the following impervious cover requirements provided that for parcels of land with GUI zoning, the minimum lot size shall be two acres:
 
(a)
A maximum of 35 percent of the total site area shall be permitted to be impervious cover. Up to six percent impervious cover shall be allowed for common driveways, governmental facilities and fire access driveways in the rear and at the sides of buildings; provided, however, if such driveways or facilities total less than six percent of the impervious cover, the percentage allowed shall be the actual percentage of impervious cover required by the driveways or facilities. This six percent increase shall not be counted in computing the maximum impervious cover. A developer may be permitted to increase the maximum impervious cover to 47 percent, as approved by the city council, by selecting from the following weighted incentives:
 
 
Incentive items.
 
 
a.
Provide off-site public sewage disposal system: 8% increase in impervious cover.
 
 
b.
Increase landscaping or setbacks (front and one side or rear) by more than 50 percent of ordinance requirements. Setback increases applicable only if unaffected by natural features, topography, creekbeds, etc. Landscaping should provide for using predominantly native plants and grasses to minimize the use and impact of pesticides, herbicides and fertilizers: 2% increase in impervious cover.
 
 
c.
Construct detention basins with sedimentation/filtration basins in addition to required detention basins: 2% increase in impervious cover.
 
 
d.
Provide primarily ten feet or greater landscaped separations between parking aisles: 2% increase in impervious cover.
 
 
e.
Provide 75 percent or more of the required vehicle parking underneath and/or to the side or rear of the building: 2% increase in impervious cover.
 
 
f.
Maintain natural state of site in excess of 25 percent requirement:
 
 
 
1.
If 30 percent in natural state: 1% increase in impervious cover.
 
 
 
2.
If 35 percent in natural state: 2% increase in impervious cover.
 
 
 
3.
If 40 percent or more in natural state: 3% increase in impervious cover.
 
 
g.
Use of low water consumption plumbing fixture: 1% increase in impervious cover.
 
 
h.
Donation of right-of-way (ROW): 2% increase in impervious cover.
 
 
i.
Based on the evaluation by the zoning and planning commission and the city council, an increase in allowable impervious cover ranging from one percent to five percent may be approved for a project that demonstrates highly innovative architecture, site planning and land use techniques of a caliber not previously utilized in the city’s area and/or of such a quality as to set an excellent example for subsequent developments.
 
 
 
The criteria for evaluation shall include, but not be limited to, the following:
 
 
 
1.
Reduction of building mass by breaking up buildings.
 
 
 
2.
Techniques to enhance the pedestrian scale of the project, including sidewalks and covered walkways.
 
 
 
3.
Measurable efforts to preserve greenbelts at the expense of street visibility.
 
 
 
4.
Construction of berms to block off-street visibility of pavement and parking areas.
 
 
 
5.
Noise abatement efforts to adjoining sites by providing solid walls and dense planting.
 
 
 
6.
Other provisions to lessen the visual impact of the project on surrounding properties.
 
 
 
7.
Revegetation of strategic, previously open setback areas with mature, indigenous landscaping.
 
 
 
8.
Other unscheduled project design elements may be considered in this incentive item.
(IV)
(a)
See section 22.03.275(a).
 
(b)
The sum of 100 feet with neither side less than 50 feet, except as noted in subsection (IV)(d) below.
 
(c)
Fifty feet except as noted in section 22.03.275(a) or subsection (IV)(d) below.
 
(d)
If B-3 use abuts R-1, R-2 or R-3 use on the rear or side property line, a minimum building setback of 75 feet shall be required. Fifty feet of this setback shall be a densely planted buffer. Parking, driveways, walks, steps, trash storage and disposal fields are permissible within this setback area as long as these permissible improvements are not within the planted buffer. Disposal fields constructed in this area shall be revegetated to as much of its natural and undisturbed appearance as possible.
(V)
The improvements constructed on a project site within a B-3 zoning district shall meet the following impervious cover requirements:
 
(a)
At least 25 percent of the total site area shall remain in its natural, undisturbed state. Streambeds and other natural features shall be designated as open space. Areas used to buffer development in the B-3 district from other adjacent properties shall also be designated as open space. If large, natural, indigenous trees are utilized, or undisturbed natural knolls, undisturbed outcroppings or other areas of natural beauty are incorporated into the site design, the undisturbed, natural state requirement of 25 percent may be reduced to 20 percent of the total site area.
 
(b)
A maximum of 40 percent of the total site area shall be permitted to be impervious cover. Up to three percent impervious cover shall be allowed for common driveways, governmental facilities and fire access driveways in the rear and at the sides of buildings; provided, however, if such driveways or facilities total less than three percent of the impervious cover, the percentage allowed shall be the actual percentage of impervious cover required by the driveways or facilities. This three percent increase shall not be counted in computing the maximum impervious cover. A developer may be permitted to increase the maximum impervious cover to 52 percent, as approved by the city council, by selecting from the following weighted incentives:
 
 
(1)
Incentive items:
 
 
 
a.
Provide off-site public sewage disposal system: 8% increase in impervious cover.
 
 
 
b.
Increase landscaping or setbacks (front and one side or rear) by more than 50 percent of ordinance requirements. Setback increase applicable only if unaffected by natural features, topography, creekbeds, etc. Landscaping should provide for using predominantly native plants and grasses to minimize the use and impact of pesticides, herbicides and fertilizers: 2% increase in impervious cover.
 
 
 
c.
Construct detention basins with sedimentation/filtration basins in addition to required detention basins: 2% increase in impervious cover.
 
 
 
d.
Provide primarily 20 feet or greater landscaped separations between parking aisles: 2% increase in impervious cover.
 
 
 
e.
Provide a major piece of sculptural art, continuously available for public view: 1% increase in impervious cover.
 
 
 
f.
Maintain natural state of site in excess of 25 percent requirement:
 
 
 
 
1.
If 30 percent in natural state: 1% increase in impervious cover.
 
 
 
 
2.
If 35 percent in natural state: 1% increase in impervious cover.
 
 
 
 
3.
If 40 percent or more in natural state: 3% increase in impervious cover.
 
 
 
g.
Construct a hike and bike or nature trail for public use: 2% increase in impervious cover.
 
 
 
h.
Use of low water consumption plumbing fixtures: 1% increase in impervious cover.
 
 
 
i.
Based on evaluation by the zoning and planning commission and the city council, an increase in allowable impervious cover ranging from one percent to five percent may also be approved for a project that demonstrates highly innovative architecture, site planning and land use techniques of a caliber not previously utilized in the city’s area and/or of such a quality as to set an excellent example for subsequent developments.
 
 
 
 
The criteria for evaluation shall include, but not be limited to, the following:
 
 
 
 
1.
Reduction of building mass by breaking up buildings.
 
 
 
 
2.
Techniques to enhance the pedestrian scale of the project, including sidewalks and covered walkways.
 
 
 
 
3.
Measurable efforts to preserve greenbelts at the expense of street visibility.
 
 
 
 
4.
Construction of berms to block off-street visibility of pavement and parking areas.
 
 
 
 
5.
Noise abatement efforts to adjoining sites by providing solid walls and dense planting.
 
 
 
 
6.
Other provisions to lessen the visual impact of the project on surrounding properties.
 
 
 
 
7.
Revegetation of strategic, previously open setback areas with mature, indigenous landscaping.
 
(c)
The balance of the project may be landscaped using mostly indigenous trees and shrubs, used for stormwater detention, used for private sewage disposal systems, or otherwise disturbed so long as the surface of the area remains pervious.
(VI)
The improvements constructed within a B-3 zoning district shall meet the following dimensional requirements:
 
(a)
Each property shall be individually site-planned according to the terrain, traffic and sewage disposal considerations.
 
(b)
Single occupancy use sizes in a B-3 use district shall be limited as follows:
 
 
(1)
On a 40-acre or larger site three major single occupancy uses up to 65,000 square feet each may be constructed within the project in accordance with subsection (VI)(c) below. All other single occupancy uses shall not exceed 20,000 square feet.
 
 
(2)
On a 20-acre to 40-acre site two major occupancy uses up to 65,000 square feet each may be constructed within the project in accordance with subsection (VI)(c) below. All other single use occupancy uses shall not exceed 20,000 square feet.
 
 
(3)
Buildings joined by a weather protected passageway shall not be considered separate structures if more than 25 percent of their common facing walls are joined by the passageway.
 
(c)
In order to utilize the site topography and preserve open space areas on other portions of the site, including setback buffers, single occupancy uses may be joined in a common structure when divided by a fire separation wall built in accordance with the International Building Code and International Fire Code, current adopted edition. Otherwise, the minimum building separation shall be 30 feet.
(VII)
Repealed. Any reference to footnote (VII) in the chart in section 22.03.281(b) should be disregarded.
(VIII)
Height adjustments.
 
(a)
An increase of seven feet in the height limitation of buildings in zoning district O, B-1, B-2, B-3 and GUI may be granted when all of the following conditions are met:
 
 
1.
Fifty percent or more of the required vehicle parking is provided underneath and/or to the side or rear of the building.
 
 
2.
The parking provided in subsection (a)1. of this subsection is not visible from an abutting street.
 
 
3.
All required parking is on slopes of 25 percent or less.
 
 
4.
The building does not exceed a maximum of two stories, excluding the vehicle parking level.
 
 
5.
Impervious cover does not exceed the requirement of this article.
 
 
6.
The roof line is a pitch, shed or modification thereof as approved by the city council.
(IX)
The improvements constructed on a project site within an “O” zoning district shall meet the following impervious cover requirements:
 
(a)
A maximum of 30 percent of the total site shall be permitted to be impervious cover for the “O” office zoning districts. A developer may be permitted to increase the maximum impervious cover to 42 percent, as approved by the city council, by selecting from the following weighted incentives:
 
 
(1)
Provide off-site public sewage disposal systems and donation of sewer right-of-way easement to the city. 8%
 
 
(2)
Donation of right-of-way for street purposes. 2%
 
 
(3)
Donation of easement for greenbelt of parkway. 2%
(Ordinance 361 adopted 3/28/18)