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Tent (McMansion) Survey

Tent (McMansion) Survey

Site development regulations for single-family, duplexes and other non-multi-family residential development (the McMansion Ordinance and changes to the City’s duplex regulations) went into effect on October 1, 2006 in Travis County Texas.

Where do these Regulations Apply?

The McMansion Ordinance does not apply to every property within the City of Austin. It applies only within specific boundaries (generally, greater central Austin). The Mueller Planned Unit Development is exempt fro the regulations. Properties zones SF-4A are also exempt unless they are adjacent to properties zoned SF-2 and SF-3. The changes to the City’s duplex regulations apply throughout the entire city oand are not limited to a specific area.

What Residential structures are subject to the McMansion Ordinance?

• Single-Family
• Small lot single family
• Single family attached
• Duplex
• Two family (a main residence and a secondary dwelling)
• Secondary apartment (neighborhood planning tool)
• Urban Home (neighborhood planning tool)
• Cottage Lot
• Bed and Breakfast (Group 1) residential

What does the McMansion ordinance do?

The McMansion Ordinance limits the size of new and remodeled structures to the greater of >2300 square feet or 0.4 to 1 floor –to-area-ration (FAR) (the limit applies to the combined square footage of all residential units on a lot).

To figure out what a 0.4 FAR means for your property, simply multiply your total lot size by 0.4, for example; a 0.4 FAR applied to a 10,000 square foot lot would yield an allowable 4,000 square feet of gross floor area.

>Adds provisions to the City’s definition of gross floor area that explain how square footage must be calculated for:

• Second and third story covered porches (included in your square footage)
• Basements meeting certain criteria (excluded in your square footage)
• Garages and other parking areas (included after a certain amount)
• Areas with ceiling heights of greater than 15 feet (included by counting the square footage twice)
• Mezzanines and lofts (included)
• Habitable attic spaces meeting certain criteria (excluded)

Otherwise, gross floor area means the total enclosed area of all floors in a building with a clear height of more than six feet, measured to the outside surface of the exterior walls. The term includes loading docks and excludes atria airspace, parking facilities, driveways, and enclosed loading berths and off-street maneuvering areas.

• Adds a building envelope requirement, created by side and rear setback planes, so that all structures on a site must fit within this envelope (there is an allowance for remodels, some building features are allowed to protrude through the setback planes)
• Adds a side wall articulation requirement, though the side wall articulation requirement does not apply to new construction that is less than 2,000 square feet in gross floor area and less than 32 feet in height
• Changes how height is measured for uses subject to the McMansion ordinance so that it is measured from the lower of natural or finished grade
• Changes the maximum height from:

- 35 to 32 feet for single-family, small-lot single-family, single-family attached, bed and breakfast (group 1 and group 2) residential structures

-30 feet to 32 feet for duplexes

-30 feet to 32 feet for two-family residential structures

-The 35 foot height limit stays in effect for urban home and cottage lot special uses.

-The 30 foot height limit stays in effect for secondary apartment special uses.

• Decreases the minimum rear yard setback from 10 feet to 5 feet for a secondary dwelling unit if the lot abuts an alley.
• Establishes minimum front yard setbacks that are slightly different than the setbacks prescribed previously in the City’s Land Development Code
• Allows neighborhoods within the “McMansion Boundary” modify the McMansion

Ordinance

Other approved changes with the McMansion Ordinance that went into effect on

October 1, 2006:

• Require that the two units of a duplex share a common roof and a common wall for at least 50% of the maximum depth of the building, and prohibit the separation of the two units by a breezeway, carport or other open building element; instead of a shared common wall, the two units can share a common floor and ceiling (applies citywide to all duplexes, not just those within the “McMansion Boundary”.
• Amend how noncomplying structures may be modifi3ed (applies citywide to all used, not just residential uses).
• Amend when and how a damaged or destroyed noncomplying structure may be restored (applies citywide to all uses, not just residential).

The above information is provided as a highlight of the October 1, 2006 changes. If you have specific questions or need other information regarding the ordinance please contact the city of Austin or reference the ordinance.