5006 Shoal Creek Blvd, Austin TX 78756

Residential configuration	Total floor area
Existing 1951 single-family house	1,191 sq ft
Renovated or enlarged existing house	Up to 5,089 sq ft
New house replacing the existing house	Up to 5,089 sq ft
Two homes in one building - conflicts with deed restriction	Up to 6,997 sq ft
Three homes in one building - conflicts with deed restriction	Up to 8,270 sq ft

Measure	City maximum
Ground covered by buildings	5,089 sq ft (40% of lot)
Buildings, paving and other impervious surfaces	5,725 sq ft (45% of lot)
Building height	32 ft

Recorded restriction	Subdivision findings	Report assessment
A split needs approval from owners of two-thirds of the subdivision lots.	15 replats since 1982; 11 created new lots, producing 27 current lots (10%). Owner approvals were not established.	Treat as enforceable
One detached single-family dwelling per building plot.	25 lots (9%): 4 duplexes and 21 with a second dwelling or garage apartment.	Uncertain enforceability
Garages and other outbuildings cannot be residences.	19 additional lots (7%) with separate living quarters; 10 have a bathroom. This is not a complete count for this rule.	Uncertain enforceability
Buildings must stay 25 ft from the front property line.	102 mapped roofs within 25 ft (42%); 49 within 21 ft (20%), allowing 4 ft for eaves and map error.	Uncertain enforceability

Ground measured	Land area
Inside the one-house setbacks	8,773 sq ft
Excluded by creek and flood limits	−2,024 sq ft
Connected ground with slope below 15%	6,749 sq ft

Development in subdivision past 5 years

City-issued building permits on 280 lots across three Shoalmont plats, September 16, 2021 to September 16, 2026.

New buildings by category

	Permitted	Three storeys	Second home on its lot	Prior home demolished	Permit names HOME (2-3 unit)
Single-family houses	12	0	0	8	0
Accessory dwellings	2	0	2	0	0
Two-family buildings	0	0	0	0	0
Studios, garages, pool houses	6	•	•	•	•
Pools and other structures	18	•	•	•	•

New homes, newest first

Address	Building	Floors	Sq ft	Issued	Prior home demolished	HOME	Permit
5408 Montview St	Single-family house	2	4,452	Nov 2025	✓	•	2025-140704 BP
2212 W 49th St	Single-family house	1	2,298	May 2025	✓	•	2025-039131 BP
5211 Woodview Ave	Accessory dwelling	1	459	Jan 2025	•	•	2025-009662 BP
5615 Shoalwood Ave	Single-family house	2	4,481	Sep 2024	✓	•	2024-122694 BP
5514 Montview St	Single-family house	2	4,201	Aug 2024	✓	•	2024-074127 BP
5010 Shoal Creek Blvd	Single-family house	2	3,085	Jul 2024	✓	•	2024-082909 BP
5019 Shoal Creek Blvd	Accessory dwelling	2	1,572	Jun 2024	•	•	2023-011942 BP
4903 Shady Glade Ct	Single-family house	2	4,144	Dec 2023	✓	•	2023-062595 BP
5500 Shoalwood Ave	Single-family house	1	4,899	Dec 2023	•	•	2021-077272 BP
5607 Woodview Ave	Single-family house	2	5,030	Aug 2023	✓	•	2023-102649 BP
4902 Shady Glade Ct	Single-family house	2	3,839	May 2022	✓	•	2022-068204 BP
2114 Lawnmont Ave	Single-family house	2	2,763	Apr 2022	•	•	2022-039520 BP
2112 Lawnmont Ave	Single-family house	2	2,543	Apr 2022	•	•	2022-038841 BP
5405 Shoalwood Ave	Single-family house	2	5,493	Oct 2021	•	•	2021-162151 BP

Source: City of Austin, Issued Construction Permits; data as of September 13, 2026.

The lot in 3D

Open the 3D view

codeandcontour.com/example-report/3d

Access code

056 413

3D site model with surroundings and slope colors. Blue: subject building; gray-blue: nearby buildings; black: lot lines. Terrain and canopy: 2021 LiDAR; slope bands: 2017 terrain. Contours at 2 ft and 10 ft; elevations in feet NAVD88. Open the view for layers and SketchUp downloads.

Detailed findings and sources

Contents

5006 Shoal Creek Blvd, Austin TX 78756 · TCAD 227433 · September 30, 2026

Front matter

—Cover1

—Executive summary2

—Contents7

Part I — Findings

1Current site8

2Site conditions9

3Buildable envelope10

4Contiguous ground w/Less Slope11

5Floodplain12

6Zoning14

7Deed restrictions15

8Subdivision Litigation17

9Development in Subdivision Past 5 Years18

10Permits & recorded documents19

Part II — Constraints register

—Every screened layer, in City of Austin Property Profile vocabulary, with sources21

Part III — Exhibits

ACity of Austin Property Profile Report26

BFEMA FIRMette (National Flood Hazard Layer)27

CCity of Austin FloodPro map28

DCity of Austin Floodplain Information Request Form29

ETCAD Property Summary Report30

FSoils32

GUtilities33

Restriction instruments appendix

—Recorded subdivision restrictions, read in full (3 instruments, Travis County Deed Records)34

Back matter

—Glossary49

Numbers are screening-grade, not survey-grade.

Current sitePart I · Findings · §1

Figure 1 — Current site

Site as built

Parcel boundary (TCAD)

Contour, 2 ft interval (NAVD88)

Existing structures (COA 2023 planimetrics)

Water / flood

CWQZ (Critical Water Quality Zone)

Austin 25-yr floodplain (City fully-developed 100-yr)

Austin 100-yr floodplain (FEMA 500-yr)

Context

Adjacent parcel (TCAD)

Neighboring building (OSM)

Data notes

Contours at 2 ft, NAVD88, 26 ft of relief across the lot. Drawn in the same frame and at the same scale as the figure in Buildable envelope, so the two compare directly.
Structure footprints: COA 2023 planimetrics: 2 structures (1,644 + 336 sqft). City-registered footprints are drawn as-is and never snapped; about a third of principal buildings in this fabric cross TCAD cadastral lines, and only a boundary survey arbitrates.
Lot-line lengths are measured off the TCAD polygon, not a survey.
Water and flood zones as mapped, continued onto the neighbouring parcels; sources and rules on the Floodplain sheet.

Site conditionsPart I · Findings · §2

Street View photograph of 5006 Shoal Creek Blvd, Austin TX 78756

Figure 2 — Street view. Google Street View, March 2024.

Figure 3 — Tree canopy. Canopy cover only, not a tree survey. Austin 2022 canopy layer.

Property facts

Fact	Value	Source
Situs	5006 Shoal Creek Blvd, Austin TX 78756	TCAD GIS layer
TCAD PROP_ID	227433 · geo 0227000309	TCAD roll 2027 (2026-09-17)
Legal description	N50FT OF LOT 6 SHOALMONT ADDN SEC 2	TCAD roll 2027 (2026-09-17)
Lot size	12,724 sqft (0.292 ac)	TCAD polygon (measured)
Street frontage	50.0 ft abutting Shoal Creek Boulevard	TCAD polygon (measured)
Existing structures	1,980 sqft footprint · 2 structures (1,644 + 336)	COA Building Footprints 2023
Owner of record	LANGE JOHN A	TCAD roll 2027 (2026-09-17)
TCAD market value (2026)	$787,519	TCAD roll 2027 (2026-09-17)
· land / improvements (2026)	$514,453 / $273,066	TCAD roll 2027 (2026-09-17)
Improvement year built	1951	TCAD roll 2027 (2026-09-17)
Jurisdiction	AUSTIN FULL PURPOSE (FULL)	COA jurisdictions
Zoning	SF-2	COA zoning GIS

Tree canopy

City of Austin mapped tree canopy covers more than 75% of the lot. Data not available on individual trees. Protected and heritage tree rules (City Arborist).

Buildable envelopePart I · Findings · §3

Figure 4 — Buildable envelope. Slope from USGS 3DEP 1 m LiDAR, plane-fitted over a 13 ft radius. This is not a survey.

Slope (rise/run)

EASY <15%

MODERATE 15–25%

STEEP 25–35%

EXTREME >35%

Contour, 2 ft interval (NAVD88)

Boundaries

Parcel boundary (TCAD)

Setback — Single-family

Setback — HOME (2–3 unit)

Water / flood

CWQZ (Critical Water Quality Zone)

Austin 25-yr floodplain (City fully-developed 100-yr)

Austin 100-yr floodplain (FEMA 500-yr)

Setbacks applied

Edge	Setback	Edge	Setback
Front — Single-family	25 ft	Front — HOME (2–3 unit)	15 ft
Side	5 ft	Rear	10 ft

LDC 25-2-492 · LDC 25-2-773(B) (interior side from LDC 25-2-492), Ord 20231207-001 (effective Feb 5, 2024)

Not applied: Subchapter F §2.3 front-setback averaging, a lesser-of rule that can only reduce the front setback and turns on neighboring houses this report does not survey. Required setback planes, a height limit that steps down toward the side lot lines, are described in Subchapter F §2.6 and are not drawn here.

Height: 32 or 35 ft. Part of this parcel is inside the 100-year floodplain, measured in Floodplain; the limit is set where the building goes — 32 ft outside, 35 ft inside (Subchapter F §2.2). The base zoning district allows 35 ft (LDC 25-2-492); where the Subchapter F figure is lower, it governs. A new house inside the floodplain first needs a floodplain variance (25-7-92(B), 25-7-92(C)); a replacement house adding no units is the exception (25-7-93(A)(2)). See Floodplain.

Parking: one on-site accessible space (LDC 25-6-471(B)). Off-street parking is otherwise not required (LDC 25-6-471(A)).

Contiguous ground w/Less SlopePart I · Findings · §4

Computer model based on public data. Does not replace a survey or engineering report.

Figure 5 — Single-family

Figure 6 — HOME (2–3 unit)

Contiguous ground

Under 15% slope

15–25% slope

Boundaries

Parcel boundary (TCAD)

Existing structures (COA 2023 planimetrics)

Setback — that panel’s path

Water / flood

CWQZ (Critical Water Quality Zone)

Austin 25-yr floodplain (City fully-developed 100-yr)

Austin 100-yr floodplain (FEMA 500-yr)

Single-family

Measure	sqft	% of lot
Lot (TCAD polygon)	12,724	100%
Inside setbacks	8,777	69%
Envelope outside no-build water	6,749	53%
Contiguous less sloped blocks >400 ft²	6,749	53%

HOME (2–3 unit)

Measure	sqft	% of lot
Lot (TCAD polygon)	12,724	100%
Inside setbacks	9,177	72%
Envelope outside no-build water	7,136	56%
Contiguous less sloped blocks >400 ft²	7,136	56%

Slope from USGS 3DEP 1 m LiDAR, plane-fitted over a 13 ft radius. Outlines show contiguous ground under 25% slope within each path’s setbacks and outside the no-build water shown. This is not a survey.

FloodplainPart I · Findings · §5

Figure 7 — Topography & water. 2 ft contours (index 10 ft), NAVD88, from USGS 3DEP 1 m LiDAR; 26 ft of relief. Water: FEMA floodplain, Austin fully developed floodplain and creek buffers — Austin FloodPro.

Site as built

Parcel boundary (TCAD)

Contour, 2 ft interval (NAVD88)

Existing structures (COA 2023 planimetrics)

Water / flood

CWQZ (Critical Water Quality Zone)

Austin 25-yr floodplain (City fully-developed 100-yr)

Austin 100-yr floodplain (FEMA 500-yr)

Water & flood coverage

Zone	% of lot	sqft
CWQZ (Critical Water Quality Zone)	23.9%	3,035
Austin 25-yr floodplain (City fully-developed 100-yr)	17.1%	2,181
Austin 100-yr floodplain (FEMA 500-yr)	23.9%	3,035
Combined	23.9%	3,035

CWQZ — Critical Water Quality Zone. Development generally prohibited (LDC 25-8-261).
25-yr floodplain — Might allow for a replacement dwelling adding no units (25-7-92(A), 25-7-96).
100-yr floodplain — Might allow a replacement building 2 ft above the flood elevation (25-7-93, 25-12-53(C)(1)(a)).
Combined — ground in any zone this report deducts from buildable area (the CWQZ and the regulatory floodplain tiers).
Tiers defined at 25-7-6(B) and 25-7-7(B): no watershed has been amended for Atlas 14.

Required finished-floor elevation

The City of Austin publishes regulatory water-surface elevations for this parcel. Its Floodplain Information Request Form is reproduced in Part III. The figures below are our arithmetic on those values — not a signed floodplain determination from the City’s floodplain office, and not the engineered elevation its form requires: “Floodplain elevations to be used for development applications must be determined by a Texas Registered Professional Engineer.” Elevations are in feet above NAVD88, the sea-level reference current surveys and elevation certificates use.

Input	ft	Role in calculation
COA fully developed 100-year water-surface elevation	626.30	candidate — used (the two coincide)
FEMA 500-year (0.2% annual chance) water-surface elevation	626.30	candidate — coincides with the value used
FEMA 100-year base flood elevation (BFE)	624.62	context; not a candidate for the governing surface
COA fully developed 25-year water-surface elevation	624.62	context; not a candidate for the governing surface
Governing regulatory surface	626.30	the higher of the two candidates above
Freeboard required by LDC 25-12-53(C)(1)(a)	+ 2.00	“Unless otherwise specified in Title 25 (Land Development), the lowest floor of a building or structure shall be elevated a minimum of two feet above the design flood elevation.”
Required finished-floor (lowest-floor) elevation	628.30	our arithmetic on the City’s published values

Austin’s code contains no “higher of” rule — the design flood (LDC 25-12-52(A)(3)) is an either/or on the area’s Atlas 14 amendment status, not screened here — so the higher of the two candidates is used: at or above the design flood under every limb, it can overstate the requirement and cannot understate it.

Source: City of Austin Floodplain Information Request Form, parcel 0227000309, queried 2026-09-16. Values read verbatim.

Elevation certificates nearby

Address	Fin. floor	BFE	Dist, ft
5000 SHOAL CREEK BLVD	630.4	623.0	105
5012 SHOAL CREEK BLVD	636.5	626.11	127
4914 SHOAL CREEK BLVD	629.3	622.3	298
5003 STRASS DR	631.0	626.5	478
2507 HANCOCK DR	635.7	629.5	503

FloodPro. Datum varies by certificate: NGVD29 or NAVD88.

ZoningPart I · Findings · §6

Figure 8 — Vicinity zoning

SF-2SF-3Subject parcel

Source: City of Austin Zoning, queried 2026-09-17. Not a zoning determination.

Neighborhood plan. This parcel is in the ROSEDALE neighborhood planning area; the City has not adopted a neighborhood plan for it (planning status: FUTURE PLANNING AREA).

Property profile. The City of Austin’s Property Profile Report for this parcel is reproduced as Exhibit A. It lists:

Planning & zoning: zoning, zoning cases and ordinances, mapped overlays, future land use (FLUM), neighborhood plan, infill options, restricted parking areas, historic-landmark status
Environmental: FEMA and City floodplain flags, watershed regulation area and boundaries, creek buffers, Edwards Aquifer zones, erosion hazard review buffer
Political boundaries: jurisdiction, council district, county, school district, and the Community Registry — who receives notice of a case here

Subdivision covenants — a second set of rules on this lot

This lot is zoned SF-2 and bound by the recorded restrictions of its subdivision. Both apply, and where the recorded set is the stricter it is the one that governs. Clause by clause, and how they reach this lot: Deed restrictions.

Deed restrictionsPart I · Findings · §7

What binds this lot

The rules are in the recorded restrictions of Shoalmont Addition Sec 2: Deed Records Vol. 762, Pgs. 97-99 (supplement); Deed Records Vol. 643, Pgs. 243-246 (original); Deed Records Vol. 7684, Pgs. 1-419 (operative text Pgs. 1-6; Pgs. 7-419 are the Affidavits of Consent) (amendment), reproduced in the Restriction instruments appendix. The restrictions say an unenforced rule still stands (Vol. 762 Pg. 98, clause (L)).

Covenant	Zoning w/o Covenant	Exceptions Across the Subdivision	Covenant Enforceability	Source
One detached single-family dwelling per building plot. One detached single-family dwelling and its private garage per building plot; no other structure.	Stricter. Zoning allows one house, or two or three homes on a lot of 5,750 sq ft or more (LDC 25-2-773).	25: 4 duplexes, 21 with a second dwelling or garage apartment (9%) TCAD 2025 roll	uncertain enforceability	Vol. 762 Pg. 97, clause (A)
Garages and other outbuildings cannot be residences. No garage, outbuilding, trailer or temporary structure used as a residence.	Stricter. Zoning allows two or three homes under LDC 25-2-773.	19 additional lots with a separate structure TCAD classes as living quarters, 10 with a bathroom; not a complete count for this rule (7%) COA building footprints 2023 · TCAD 2025 roll	uncertain enforceability	Vol. 762 Pg. 98, clause (F)
No lot split without two-thirds of the owners. No resubdivision of any lot without a recorded approval signed by the owners of two-thirds of the lots.	Stricter. Zoning allows a split into lots of 5,750 sq ft and 50 ft of width (LDC 25-2-492).	15 replats since 1982; 11 created new lots, producing 27 current lots. Owner approvals were not established (10%) Travis County Clerk records (Docs 200100191 to 202200247; Plat Book 88 Pg 291; 1982 to 2026)	treat as enforceable	Vol. 7684 Pg. 3, clause (M)
Lot at least 50 ft wide. No house on a plot narrower than 50 ft at the front setback line.	Same as zoning	4 (1%) TCAD 2025 parcels · Travis County Clerk records	likely enforceable	Vol. 762 Pg. 98, clause (C)
Front setback 25 ft. No building nearer than 25 ft to the front line.	Stricter. Zoning allows 25 ft for one house (LDC 25-2-492); 15 ft for two or three homes (LDC 25-2-773(B)).	Read at 21 ft, 4 ft inside the rule for eaves and parcel-line error: 102 within 25 ft, 49 within 21 ft (42%, 20%) COA building footprints 2023 · TCAD 2025 parcels	uncertain enforceability	Vol. 762 Pgs. 97-98, clause (B)
Residences only. All lots are residential lots.	Same as zoning	16 lots in commercial use (6%) TCAD 2025 roll	likely enforceable	Vol. 762 Pg. 97, clause (A)
Rear 5 ft utility easement. The rear 5 ft of every lot is reserved for utility installation and maintenance.	•	•	•	Vol. 762 Pg. 98, clause (H)

Counts cover 272 lots across the three plats, excluding eight exempt Burnet Road lots; building counts cover 255 houses.

Dwelling counts may overlap; residential use of outbuildings is unconfirmed. Counts are not legal thresholds. (Henke, 728 S.W.2d 39, 42, 44 (1987))

Lot area: 12,723 sq ft (minimum 6,000 sq ft): meets. Lot width: 50.0 ft (minimum 50 ft): meets.

The Buildable envelope uses City setbacks; the restrictions above also apply.

Documents

Document	Date	What it says for this lot
Restrictions, Shoalmont Addition Section 2, Deed Records Vol. 762 Pgs. 97-99	January 23, 1946	Sets the rules above for every lot in Section 2, Lot 6 included; any owner may sue to enforce; failure to enforce is no waiver.
Shoalmont Addition Section 2 plat, Plat Book 4, Page 50	February 27, 1939	Adolph Kohn's 1938 subdivision of Block 13 of Shoalmont Addition into Lots 1 to 12 between Shoal Creek Boulevard and the creek; Lot 6 is about 100 ft wide, so the north 50 ft is its north half. The Clerk's note on its face points to the restrictions at Vol. 762 Pg. 97; a 5 ft public-utility easement is reserved along the rear of every lot.
Amended restrictions, Deed Records Vol. 7684 Pgs. 1-6	February 19, 1982	Signed by the owners of more than half the lots in Section 2, the Resubdivision and the original Addition. Runs the restrictions to January 1, 2036, then ten years at a time; amended or revoked only by the owners of two-thirds of the lots; no lot split without that approval; any owner may sue, and a violator pays the winning side's legal fees. Pages 7 to 419 are the owners' consent affidavits, 206 of them.
Consent affidavit for this lot, Deed Records Vol. 7684 Pgs. 212-213	January 12, 1982	John A. Lange and Lois C. Lange, owners of the north half of Lot 6, Section 2, at 5006 Shoal Creek, agreed to the amended restrictions for this lot; both signed, acknowledged the same day before a Travis County notary. The only affidavit in the instrument for any part of Lot 6.
Restrictions, Shoalmont Addition, Deed Records Vol. 643 Pgs. 243-246	March 26, 1940	The 1940 restrictions of the first Shoalmont plats, on the same pattern; the 1982 amendment covers them and Section 2 together.
City of Austin, Deed Restrictions and Development	September 16, 2026	Staff must approve a permit that meets the Land Development Code whether or not it conforms to a deed restriction; the parties named in the restriction enforce it.

Subdivision LitigationPart I · Findings · §8

Court cases located

These cases involve people named in the accounts below; their links to Shoalmont development disputes remain unconfirmed. [3]

Case / filed	Court docket
Chan v. Bentrup D-1-GN-09-003323 Travis County, 98th District Court Filed September 28, 2009	January 7, 2011: plaintiffs filed a notice of non-suit, withdrawing their suit.
McMurtry v. City of Austin D-1-GN-09-003864 Travis County, 353rd District Court Filed November 10, 2009	December 3, 2009: temporary restraining order recorded. March 1, 2011: plaintiffs dropped the City from the suit. February 9, 2012: case dismissed for want of prosecution.
Chan v. Morris D-1-GN-09-003885 Travis County, 353rd District Court Filed November 12, 2009	October 18, 2011: agreed final judgment and permanent injunction recorded.

Other records

5511 Woodview — 2009. On May 28, 2009, the Allandale Neighborhood Association opposed a proposed lot split. The December 1, 2009 City minutes name Ben Bentrup as the applicant and record that the application was withdrawn. [4] [5]

5518 Shoalwood — December 15, 2009. City minutes identify Lone Star Renaissance LLC, a defendant in the McMurtry case, as the applicant for a proposed three-lot replat in Shoalmont. Neither these minutes nor the Woodview records identifies the subject of a lawsuit. [3] [6]

City Council submissions — April 26, 2012. Residents' submissions describe a Shoalmont lot-split dispute that reached court. [2]

Austin Monitor — June 14, 2013. The article reported that Catherine Fryer and Lorinda Holloway had participated in earlier litigation over lot splits in Shoalmont. [1]

[1] Austin Monitor, June 14, 2013
[2] City Council public submissions, April 26, 2012, pp. 22, 30
[3] Travis County Odyssey, court dockets by case number
[4] Allandale Neighbor, June 2009, pp. 22–23
[5] Zoning and Platting Commission minutes, December 1, 2009, p. 4
[6] Zoning and Platting Commission minutes, December 15, 2009, p. 3

Checked September 29, 2026. Historical activity located; not a complete litigation history or a prediction of future lawsuits.

Development in Subdivision Past 5 YearsPart I · Findings · §9

New buildings by category

Building permits the City issued on the 280 lots of the 3 plats the same recorded restrictions bind (Sec 2 (Plat 4/50), Resub (Plat 4/9), Addition (Plat 3/230); Deed restrictions), September 16, 2021 to September 16, 2026.

	Permitted	Three storeys	Second home on its lot	Prior home demolished	Permit names HOME (2–3 unit)
Single-family houses	12	0	0	8	0
Accessory dwellings	2	0	2	0	0
Two-family buildings	0	0	0	0	0
Studios, garages, pool houses	6	•	•	•	•
Pools and other structures	18	•	•	•	•

New homes, newest first

Address	Built	Storeys	Sq ft	Permitted	Prior home demolished	HOME (2–3 unit)	Permit
5408 Montview St	Single-family house	2	4,452	Nov 2025	✓	•	2025-140704 BP
2212 W 49th St	Single-family house	1	2,298	May 2025	✓	•	2025-039131 BP
5211 Woodview Ave	Accessory dwelling	1	459	Jan 2025	•	•	2025-009662 BP
5615 Shoalwood Ave	Single-family house	2	4,481	Sep 2024	✓	•	2024-122694 BP
5514 Montview St	Single-family house	2	4,201	Aug 2024	✓	•	2024-074127 BP
5010 Shoal Creek Blvd	Single-family house	2	3,085	Jul 2024	✓	•	2024-082909 BP
5019 Shoal Creek Blvd	Accessory dwelling	2	1,572	Jun 2024	•	•	2023-011942 BP
4903 Shady Glade Ct	Single-family house	2	4,144	Dec 2023	✓	•	2023-062595 BP
5500 Shoalwood Ave	Single-family house	1	4,899	Dec 2023	•	•	2021-077272 BP
5607 Woodview Ave	Single-family house	2	5,030	Aug 2023	✓	•	2023-102649 BP
4902 Shady Glade Ct	Single-family house	2	3,839	May 2022	✓	•	2022-068204 BP
2114 Lawnmont Ave	Single-family house	2	2,763	Apr 2022	•	•	2022-039520 BP
2112 Lawnmont Ave	Single-family house	2	2,543	Apr 2022	•	•	2022-038841 BP
5405 Shoalwood Ave	Single-family house	2	5,493	Oct 2021	•	•	2021-162151 BP

Source: City of Austin, Issued Construction Permits, data as of September 13, 2026.

Permits & recorded documentsPart I · Findings · §10

Legal lot status, what has been permitted here, and where the recorded instruments are

Legal lot status

Recorded plat	SHOALMONT ADDITION SEC 2.
TCAD legal description	“N50FT OF LOT 6 SHOALMONT ADDN SEC 2” — a portion of a platted lot, conveyed by measured call
City land-base type	LOT
Determination	Not made in this report. Only the City of Austin determines legal-lot status, by Land Status Determination (LDC 25-4-2). Fee $415.89 (City of Austin Development Services FY 2025-26 fee schedule, Site Plan Review Fees, effective 2025-10-01); determination emailed within ten business days of a complete application. If denied, the route is platting: an infill plat carries $6,160.53 + $77.89 per acre in City review fees alone. Form and process: Subdivision Application Process. The City publishes no searchable record of issued determinations — ask the seller for the letter.

Permit history — 5 record(s), parcel id match

Issued	Type	Status	Description
2025-05-28	Building Permit — Repair	Final	EXPRESS: Handicap Ramp
2009-12-29	Building Permit — Remodel	Final	Repair/replace existing porch deck (replace concrete with wood - same footprint) and porch roof. Replace all…
1988-06-14	Electrical Permit — Remodel	VOID	A/C Changeout To Residence
1988-06-14	Mechanical Permit — Remodel	VOID	A/C Changeout To Residence
1988-06-14	Plumbing Permit — Remodel	VOID	A/C Changeout To Residence

Pending applications	No plan-review application is pending on this parcel — City of Austin Plan Review Cases (daily feed), checked 2026-09-17; new filings appear within ~1 day.
Searched	TCAD parcel 0227000309 and address pattern `5006 SHOAL CREEK%`, City of Austin issued construction permits, queried 2026-09-17
Scope	This table is issued permits only; older work can predate the dataset or be indexed under a different address spelling.

Recorded documents for this property

Date filed	Document	Finding
2018-10-30	Release of home-equity lien Document 2018170349	TruWest Credit Union releases the Langes' 2009 home-equity deed of trust.
2009-12-22	Home-equity deed of trust Document 2009209721	Loan secured by the north 50 feet of Lot 6. Released in 2018.
1995-07-11	Abstract of judgment Judgment Records, Book 807, p. 2269; document 20427	Copy not retrieved. Indexed under City of Austin and John Lange. Whether this is the property owner is unconfirmed.
1990-06-25	Power of attorney Real Property Records, Vol. 11215, p. 1098; document 90054040	John Albert Frederick Lange appoints his wife, Lois Carolyn Lange. No specific property is described.
1989-08-07	Release of mechanic's lien Real Property Records, Vol. 10995, pp. 29-30; document 89066017	First Gibraltar Bank releases the 1979 lien as paid in full.
1979-11-02	Mechanic's lien and trust deed Mechanic's Lien Records, Vol. 6654, pp. 2257-2259	Lien for siding, windows and foundation work on this property. Released in 1989.
1967-09-01	Warranty deed Deed Records, Vol. 3342, p. 1502	Copy not retrieved. TCAD identifies this as the deed to John A. Lange for the north 50 feet of Lot 6. Order a copy.

Travis County Clerk records searched 2026-09-16 to 2026-09-17: owner names, legal description, address and recording references. Subdivision restrictions are listed under Deed restrictions.

Constraints registerPart II

64 screened layers, grouped and labelled as the City of Austin Property Profile Report labels them — with the source of every answer

Field	Status	Detail	Source
Planning & Zoning
Zoning:	INFO	SF-2 — base district SF-2	Austin Zoning map (majority of lot area)
Subdivision covenants:^†	INFO	Recorded restrictions of SHOALMONT ADDITION SEC 2 bind this lot alongside zoning; where they are the stricter they govern. Instruments read in full: Deed Records Vol. 762, Pgs. 97-99; Deed Records Vol. 643, Pgs. 243-246; Deed Records Vol. 7684, Pgs. 1-419 (operative text Pgs. 1-6; Pgs. 7-419 are the Affidavits of Consent). In force to 2036-01-01, amended by 66-2/3% of the lots in the Subdivisions, one vote per lot. Clause chart: Deed restrictions; instruments reproduced: Restriction instruments appendix.	Travis County Deed Records, recorded instruments
Future Land Use (FLUM):	NO	No designation — ROSEDALE is a FUTURE PLANNING AREA area; the City has not adopted a future land use map here.	Austin Future Land Use Map (by lot area)
Neighborhood Plan:	YES	ROSEDALE — FUTURE PLANNING AREA (ord —)	Austin Neighborhood planning areas
Infill Options:	NO	not mapped on or near the lot	Austin Neighborhood plan infill options
Infill Options (named, City profile):	NO	The City’s Property Profile Report prints no infill option for this parcel. That is the City’s field, left empty on its report; it is not a statement that this parcel is outside every neighborhood plan. The City’s report is Exhibit A.	City of Austin Property Profile Report
ADU / secondary dwelling pathway:^†	NO	The City lists no “ADU Approx Area Reduced Parking” entry in this parcel’s Zoning Overlays. The City’s report is Exhibit A.	City of Austin Property Profile Report
Historic Landmark:	NO	none within 500 ft	Austin Zoning map + Historic landmarks
Zoning Overlays:
NCCD	NO	not mapped on or near the lot	Austin Neighborhood Conservation Combining Districts
Conditional Overlay (CO)	NO	not mapped on or near the lot	Austin Conditional overlays
ETOD Overlay	NO	outside mapped ETOD eligibility subdistricts	Austin ETOD Overlay map
National Register district	NO	not mapped on or near the lot	Austin National Register historic districts
Lake Austin (LA)	NO	not mapped on or near the lot	Austin Lake Austin overlay
Airport	NO	not mapped on or near the lot	Austin Airport zoning overlay
Capitol View Corridor	NO	not mapped on or near the lot	Austin Capitol View Corridors
Scenic Roadway	NO	not mapped on or near the lot	Austin Scenic Roadways overlay
Hill Country Roadway	NO	not mapped on or near the lot	Austin Hill Country Roadways overlay
Waterfront	NO	not mapped on or near the lot	Austin Waterfront overlay
Subchapter F residential design standards^†	YES	inside the mapped Subchapter F (residential design standards) area — LDC/25-2-Subchapter F	Austin Residential design standards map (Code: LDC/25-2-Subchapter F)
Environmental
Fully Developed Floodplain:	YES	COA fully-dev 25-yr — 17.1% of lot (2,181 sqft)	Austin FloodPro (measured in this report)
	YES	COA fully-dev 100-yr — 6.7% of lot (854 sqft)	Austin FloodPro (measured in this report)
FEMA Floodplain:	YES	FEMA 100-yr (AE/A) — 17.1% of lot (2,181 sqft)	Austin FloodPro (measured in this report)
	YES	FEMA 500-yr — 6.7% of lot (854 sqft)	Austin FloodPro (measured in this report)
Creek Buffers:	YES	CWQZ (Critical Water Quality Zone) — 23.9% of lot (3,035 sqft) · treated as no-build here	Austin FloodPro (measured in this report)
	NO	WQTZ (Water Quality Transition Zone) — not mapped on or near the lot	Austin FloodPro (measured in this report)
Austin Watershed Regulation Areas:	YES	URBAN / Desired Development	Austin Watershed regulation areas
Watershed Boundaries:	YES	Shoal Creek -> Lady Bird Lake	Austin FloodPro: Watershed boundaries
Edwards Aquifer Recharge Zone:	NO	not mapped on or near the lot	Austin Edwards Aquifer recharge zone
Edwards Recharge Zone Buffer (1,500 ft):^†	NO	Outside both. Measured over the full parcel boundary, no part of this parcel falls inside the City’s mapped recharge zone or inside its 1,500-foot buffer. That is a boundary result at the City’s published resolution and nothing more. Source: the City’s Edwards Aquifer recharge-zone buffer and Edwards Aquifer recharge zone layers, measured over the full parcel boundary, retrieved 2026-09-17.	Austin Edwards Aquifer recharge-zone buffer + Edwards Aquifer recharge zone (by lot area)
Barton Springs Zone:	NO	not mapped on or near the lot	Austin Barton Springs Zone
Erosion Hazard Zone Review Buffer:	NO	not mapped on or near the lot	Austin Erosion Hazard Review Zone
Species Habitat (BCCP fee zones):^†	NO	Outside the BCCP permit area — no habitat fee zone. 1996 fee-zone maps — a fee instrument, not a species survey or a clearance; a clearing permit can still trigger USFWS consultation.	Travis County TNR Balcones Canyonlands Conservation Plan permit area
Wildland-Urban Interface:	NO	not mapped on or near the lot	Austin Wildland-Urban Interface map
Landfill Buffer:	NO	not mapped on or near the lot	Austin Landfill buffers
FEMA FIRM Panel:	INFO	48453C0455J — effective 2016-01-06 (stored UTC; COA forms print 1/5/2016) · Countywide, Panel Printed	FEMA National Flood Hazard Layer, FIRM panels
Impervious Cover (existing):	INFO	~3,533 sqft = 27.8% of lot (Structure 1,980, Paved Driveway 1,281, Pavement 144, Sidewalk 128)	Austin Impervious cover (2023)
Critical Environmental Features:
Spring	NO	none within 500 ft	Austin Springs
Wetland	NO	none within 500 ft	Austin Wetlands
Rock outcrop	NO	none within 500 ft	Austin Rock outcrops
Flood records nearby:
Elevation Certificates	NEARBY	6 within ~500 ft; nearest 5000 SHOAL CREEK BLVD (~105 ft) — finished floor 630.4, base flood 623.0	Austin FloodPro: Elevation certificates
Letters of Map Amendment (LOMA)	NO	none within ~500 ft	Austin FloodPro: Letters of Map Amendment
Letters of Map Revision (LOMR)	NO	none within ~500 ft	Austin FloodPro: Letters of Map Revision
Tree Permits (nearby):	INFO	70 issued tree permit(s) within ~500 ft; 27 flagged heritage, 41 recording the removal of a regulated tree. Nearest: 5008 SHOAL CREEK BLVD, ~23 ft away, trunk diameter as recorded (inches) 23 Issued nearby, not here: the City maps each permit at an address centroid for the address it names. No permit found here is recorded at this lot’s address. Issue dates and permit numbers only — no permit status is reported. See Tree permits issued near this lot in Part I.	Austin Issued tree permits (nearby address points)
Tree Canopy over buildable envelope:^†	INFO	Mapped tree canopy covers more than 75% of the lot. A band, never a figure — this layer over-maps canopy edges, and the City’s canopy generations disagree by up to 36 points on one parcel. “For planning purposes only. Dataset does not account for individual trees, tree species, nor any metric for tree canopy height.” — City of Austin, Tree canopy (2022) layer documentation. See Tree canopy in Part I.	Austin Tree canopy (2022) (lot area)
Political Boundaries
Jurisdiction:	YES	AUSTIN FULL PURPOSE (FULL)	Austin Jurisdictions
Jurisdiction Date of Record:^†	INFO	full purpose, dated March 14, 1946. This is the jurisdiction date the City’s boundary record carries for this location, and it is the figure a Land Status Determination reports. It is not a determination and it is not evidence that one exists — whether a Land Status Determination has ever been issued for this parcel is not publicly determinable, because the City does not publish issued determinations.	Austin Jurisdiction dates of record (lot boundary)
Annexation History / ETJ Release:^†	NO	No ETJ release and no citable annexation instrument. The layer returns 2 record(s) over this parcel — AUSTIN CITY LIMITS (effective 1985-12-19); FULL PURPOSE ON OR BEFORE 03/14/1946 (effective 1946-03-14) — and none of them carries an ordinance number or a case number to cite. City of Austin Jurisdiction history, measured over the full parcel boundary, retrieved 2026-09-17.	Austin Jurisdiction history (lot boundary)
County:	INFO	Travis County, Texas — this report covers the Travis County appraisal fabric only	TCAD parcel map
School District:	YES	Austin ISD	Austin School districts
Community Registry:	INFO	9 organisation(s) on the City’s Community Registry for this parcel: Allandale Neighborhood Association; Austin Neighborhoods Council; Bull Creek Road Coalition; Friends of Austin Neighborhoods; Homeless Neighborhood Association; North Austin Neighborhood Alliance; Preservation Austin; Rosedale Neighborhood Association; Shoal Creek Conservancy. The City’s report is Exhibit A.	City of Austin Property Profile Report
Utilities & Easements^†
Austin Water Service Area:	YES	in AW service/impact-fee area; tap capacity and line locations are not public and need a tap plan	Austin Water service area
OSSF (septic) Permitting Authority:^†	YES	On-site sewage facility (OSSF) permits at this location are issued by the City of Austin. Measured over the full parcel boundary, the whole of this parcel falls inside the City’s On-site Sewage Facilities Jurisdiction layer: FULL PURPOSE (full-purpose annexation area). This is the City of Austin’s published On-site Sewage Facilities Jurisdiction boundary, measured over the full parcel boundary. It is a boundary layer, not a permit record: the City’s OSSF permit files are a separate request and this report has not pulled them. This row answers one question and only one: which government office issues an on-site sewage facility (OSSF, or “septic”) permit at this location. It is not a finding about the ground under this parcel, it is not a statement that an on-site system could or could not be permitted here, and it is not evidence that one exists. Those are separate questions with separate evidence, and this screen supplies none of it. It is also not the Austin Water Service Area row: that row asks whether this parcel is inside Austin Water’s service and impact-fee area, and a parcel can fall inside one of the two and outside the other. City of Austin On-site Sewage Facilities Jurisdiction, measured over the full parcel boundary, retrieved 2026-09-17.	Austin On-site Sewage Facilities Jurisdiction (lot boundary)
Utility Service Obligation (PUC CCN):^†	NO	No retail utility is mapped as certificated to serve this tract. Both the Commission’s water and its sewer certificate layers were queried over the full parcel boundary and neither returns a holder. A Certificate of Convenience and Necessity (CCN) is the Public Utility Commission of Texas’ grant of a retail water or sewer service area. The Commission’s description of this dataset states that a CCN “obligates the water or sewer retail public utility to provide continuous and adequate service to every customer who requests service in that area.” Read this as a map result, not as an answer about service. The absence of a CCN polygon over a tract does not mean a utility would refuse it, and it says nothing at all about a private water well or about an on-site sewage facility. The City of Austin holds water CCN 11322 and sewer CCN 20636 in this same dataset and neither one’s mapped area reaches central Austin — an Austin parcel served by Austin Water is a miss here too. What this row reports, and all it reports, is that the Commission’s map shows no retail utility holding a certificated obligation to serve this tract. Source: the Public Utility Commission of Texas’ ArcGIS Online organisation — the services behind the Commission’s Water and Sewer CCN Viewer — measured over the full parcel boundary. Retrieved 2026-09-17. The Commission’s service reported its last edit as 2026-07-14.	Public Utility Commission of Texas, Water + Sewer CCN Service Areas (lot boundary)
Recorded Easements (COA GIS):	NO	none mapped on parcel (COA layer is not title-complete — survey/title still governs)	Austin Mapped easements
Property & Permit Records^†
TCAD Record:	INFO	market $787,519 (2026 certified roll); built 1951; N50FT OF LOT 6 SHOALMONT ADDN SEC 2 — other attributes as published by the parcels layer. That layer is a geometry service: its attribute columns carry no vintage and lag the certified appraisal roll by 1–3 years. The land/improvement split and owner of record, 2027 tax year are in the Property record table in Part I, from the same TCAD appraisal record.	TCAD parcel map
Legal Lot Status:	INFO	inside a recorded subdivision, but described as a portion of a platted lot · see Legal lot status in Part I for the determination process and its current cost. Only the City of Austin determines legal-lot status.	Austin subdivision boundaries + TCAD + Austin lot lines
Permit History:	INFO	5 permit(s); 0 not finalized; latest 2025-05-28 Building Permit	Austin Issued Construction Permits
Pending Applications (plan review):^†	NO	No plan-review application is pending on this parcel — checked 2026-09-17; new filings appear within ~1 day.	Austin permit applications
Development Cases (City review):^†	NO	No development case is mapped on this parcel — City of Austin development review cases (subdivision, site plan, zoning, neighborhood plan amendment), retrieved 2026-09-17. City of Austin development REVIEW cases — subdivision, site plan, zoning and neighborhood-plan amendments — not building permits. Statuses shown are dated and come from the City’s case tables, where those are maintained (subdivision, site plan, zoning in flight). A concluded zoning case shows none: the City’s status field is not maintained after a case concludes, and the adopting ordinance is the evidence of an outcome.	Austin Development review cases, lot boundary
Code Enforcement Cases:	NO	No Austin Code complaint case is recorded against this parcel id. Matched on the TCAD parcel id, not on an address string. A complaint case (-CC) records an allegation; a violation case (-CV) is listed where the City opened one. About 13% of citywide complaint rows carry no parcel id and cannot be matched by any parcel key.	Austin Code Complaint Cases
Additional layers screened^†
Local historic district	NO	not mapped on or near the lot	Austin Zoning map + Local historic districts
NR individual listing	NO	not mapped on or near the lot	National Park Service, National Register locations
State Antiquities Landmark	NO	not mapped on or near the lot	Texas Historical Commission, State Antiquities Landmarks
RTHL (state landmark)	NO	not found (no complete public RTHL map exists; TxDOT survey layer checked)	TxDOT historic resources survey

Queried 2026-09-17 00:03:46; “NEARBY” = within ~500 ft of the parcel but not intersecting it. Section names and field labels follow the City of Austin Property Profile Report; ^† marks groups and individual rows that are ours, not sections the City publishes. Where the City prints only a code — “Creek Buffers: CWQZ” — the Detail column carries what we measured here. The Source column is ours. Screening aid, not a regulatory determination.

Exhibit A — City of Austin Property Profile ReportPart III · Exhibit A

Source: City of Austin Property Profile, generated 2026-09-16.

Exhibit B — FEMA FIRMette (National Flood Hazard Layer)Part III · Exhibit B

Source of record — reproduced as issued, not re-drawn

Source: FEMA Flood Map Service Center, generated 2026-09-16.

Exhibit C — City of Austin FloodPro mapPart III · Exhibit C

Source: City of Austin FloodPro, generated 2026-09-16. Subject parcel outlined in red by this report.

Exhibit D — City of Austin Floodplain Information Request FormPart III · Exhibit D

Source: City of Austin FloodPro, generated 2026-09-16.

Exhibit E — TCAD Property Summary ReportPart III · Exhibit E · 1 of 2

Exhibit E — TCAD Property Summary ReportPart III · Exhibit E · 2 of 2

Source: Travis Central Appraisal District, generated 2026-09-16.

Exhibit F — SoilsPart III · Exhibit F

Source of record — reproduced as issued, not re-drawn

USDA Web Soil Survey — Soil Map tab with the parcel drawn as the area of interest

Source: USDA NRCS Web Soil Survey — Travis County, Texas (TX453), survey area version 27, established 2025-09-05; captured 2026-09-16. The link opens this map with the same area of interest.

Nearby foundation repairs

Permit	Issued	Address	Description	Status
2019-219033 BP	2020-06-29	5004 SHOAL CREEK BLVD	Foundation repair	Final

Some permits may require soil investigations, depending on the work done.

Source: City of Austin, Issued Construction Permits dataset — building permits within 250 ft of the parcel center whose description mentions foundation; queried 2026-09-16. Permit numbers link to the City’s permit record.

Exhibit G — UtilitiesPart III · Exhibit G

Water mainSewer mainStorm drainSubject lotHydrant

	Mapped main	Size / material	From lot
A	Water main	6-inch cast iron	14 ft
B	Sewer main	24-inch concrete	23 ft
C	Sewer main	48-inch reinforced concrete	25 ft
D	Sewer main	8-inch PVC	49 ft

Distances are approximate, measured to the mapped lot boundary. These mains do not establish the lot’s connection or available capacity.

ElectricIn Austin Energy’s mapped service area. Equipment locations are not shown.GasGas lines and service at this lot are not established by the public maps reviewed. Texas Gas Service.

Sources: Austin Water; Austin wastewater; City storm drains. Retrieved September 27, 2026. Parcel: TCAD; building footprints: City of Austin; streets: OpenStreetMap. In-service mains within 300 ft of the lot.

Vol. 762, Pgs. 97-99Restriction instruments appendix · 1 of 3 · page 1 of 3

← Deed restrictions sheet · Deed Records Vol. 762, Pgs. 97-99 · supplement · filed 1946-01-23 · Adolph Kohn and wife Mollie Kohn, together with Guy R. Hester, Clifford E. Wolff and Leroy T. Clark, 'owners of property in the subdivision below' · Portal image, 3 pages reproduced

Vol. 762, Pgs. 97-99Restriction instruments appendix · 1 of 3 · page 2 of 3

Vol. 762, Pgs. 97-99Restriction instruments appendix · 1 of 3 · page 3 of 3

Vol. 643, Pgs. 243-246Restriction instruments appendix · 2 of 3 · page 1 of 4

← Deed restrictions sheet · Deed Records Vol. 643, Pgs. 243-246 · original · filed 1940-03-26 · Adolph Kohn and wife Mollie Kohn, with seventeen other lot owners (Eula Lee and Chas. O. Betts; W. S. and Gertrude Brewer; John B. Hejl; Otto H. Richter; Jas. R. Reed; Julius Schutze Jr.; A. L. White; R. E. Manlove Jr.; Effie Wilson-Waldron; James L. Hess; Ella V. Quante; William C. Leet and wife; Arthur McKenzie; P. G. Wilson and wife) · association PDF, 4 pages reproduced

Deed Records Vol. 643, Pgs. 243-246, page

Vol. 643, Pgs. 243-246Restriction instruments appendix · 2 of 3 · page 2 of 4

Vol. 643, Pgs. 243-246Restriction instruments appendix · 2 of 3 · page 3 of 4

Vol. 643, Pgs. 243-246Restriction instruments appendix · 2 of 3 · page 4 of 4

Vol. 7684, Pgs. 1-419Restriction instruments appendix · 3 of 3 · page 1 of 8

← Deed restrictions sheet · Deed Records Vol. 7684, Pgs. 1-419 (operative text Pgs. 1-6; Pgs. 7-419 are the Affidavits of Consent) · amendment · filed 1982-02-19 · the owners of more than fifty percent (50%) of the lots in Shoalmont Addition, the Resubdivision of Shoalmont Addition and Shoalmont Addition Section #2, executing in counterparts (recital, Vol. 7684 Pg. 2) · association PDF, 8 pages reproduced · PDF pages 1-6 and 212-213 of 419 reproduced; the other pages are not reproduced (pages 7 to 419 are the 206 owners' consent affidavits; this lot's own, pages 212-213, is reproduced)

Deed Records Vol. 7684, Pgs. 1-419 (operative text Pgs. 1-6; Pgs. 7-419 are the Affidavits of Consent), page

Vol. 7684, Pgs. 1-419Restriction instruments appendix · 3 of 3 · page 2 of 8

Vol. 7684, Pgs. 1-419Restriction instruments appendix · 3 of 3 · page 3 of 8

Vol. 7684, Pgs. 1-419Restriction instruments appendix · 3 of 3 · page 4 of 8

Vol. 7684, Pgs. 1-419Restriction instruments appendix · 3 of 3 · page 5 of 8

Vol. 7684, Pgs. 1-419Restriction instruments appendix · 3 of 3 · page 6 of 8

Vol. 7684, Pgs. 1-419Restriction instruments appendix · 3 of 3 · page 7 of 8

Vol. 7684, Pgs. 1-419Restriction instruments appendix · 3 of 3 · page 8 of 8

GlossaryBack matter

Every term this report uses that a general reader should not be expected to know

CWQZ (Critical Water Quality Zone) A City of Austin buffer along creeks where new construction is essentially prohibited (LDC 25-8). This report treats it as hard no-build area.

WQTZ (Water Quality Transition Zone) A buffer strip just outside the CWQZ — 100 to 300 ft wide by waterway size — in the water supply rural, water supply suburban and Barton Springs watersheds only, and never on Lake Austin, Lake Travis or Lady Bird Lake (LDC 25-8-93). What it allows depends on which of those three the lot is in; the Floodplain sheet states the rule that governs here.

FEMA zone AE FEMA’s high-risk “100-year” floodplain — a 1% chance of flooding in any year — where base flood elevations have been computed. Lenders require flood insurance here and city floodplain rules apply.

FEMA 0.2% (500-year) zone FEMA’s moderate-risk area with a 0.2% chance of flooding in any year. Since the 2019 Atlas 14 update, Austin regulates development here as if it were the 100-year floodplain.

BFE (Base Flood Elevation) The water level, in feet above sea level, that the 1%-annual-chance flood is expected to reach. Finished-floor requirements are measured against it.

WSEL (Water Surface Elevation) The modeled flood height at a specific point. Austin permits use the fully-developed 100-year WSEL, which is often higher than FEMA’s published BFE.

Freeboard A required safety margin above the flood elevation. LDC 25-12-53(C)(1)(a) requires the lowest floor of a building or structure to be elevated a minimum of two feet above the design flood elevation, unless Title 25 specifies otherwise.

FIRM panel Flood Insurance Rate Map — the official FEMA map sheet covering the lot. The panel number and effective date identify which flood map revision governs.

Elevation Certificate A FEMA form, completed by a licensed surveyor, recording a building’s floor elevations relative to the flood elevation. Used for permitting and flood-insurance pricing.

LOMA (Letter of Map Amendment) A FEMA determination that a lot or building sits on natural ground above the flood elevation and is officially removed from the mapped floodplain — often ending mandatory flood insurance.

LOMR (Letter of Map Revision) FEMA’s official change to the flood map itself, usually after a new study or channel project. Nearby LOMRs mean the mapped floodplain has been redrawn since the base FIRM.

NAVD88 North American Vertical Datum of 1988 — the modern zero point for elevations in feet. Older documents may use NGVD29, which differs by a few tenths of a foot in Austin; compare like to like.

FLUM (Future Land Use Map) The neighborhood plan’s map of intended long-term land use. It guides rezoning decisions but is not zoning — current zoning controls what can be built today.

NP (Neighborhood Plan) A “-NP” suffix on Austin zoning means an adopted neighborhood plan covers the lot, layering plan-specific standards and optional infill tools on top of the base district.

NCCD (Neighborhood Conservation Combining District) An overlay that writes a neighborhood’s custom development standards into zoning; its rules can supersede citywide programs (including HOME) on covered lots.

CO (Conditional Overlay) Site-specific restrictions attached during a zoning case — banned uses, lower height, trip limits. A “-CO” suffix means the base district was modified for that tract; pull the ordinance to see how.

ETOD / DBETOD (transit-oriented overlay) Equitable Transit-Oriented Development overlay along transit corridors; the DBETOD density-bonus subdistrict grants extra height and units in exchange for income-restricted housing and modifies some site standards.

WUI (Wildland-Urban Interface) Areas near fire-prone open land where Austin’s WUI code adds ignition-resistant construction requirements for new buildings and major additions.

FAR / gross floor area (Subchapter F) Floor-to-area ratio: building floor area as a fraction of lot area. In single-family districts, Subchapter F (“McMansion”) caps gross floor area — typically 0.4 × lot — with its own counting rules for attics, garages and high-volume rooms.

HOME Phase 1 / 2 Austin’s 2023–24 “Home Options for Middle-income Empowerment” amendments: Phase 1 allows up to 3 dwelling units on a single-family lot; Phase 2 allows resubdivision down to roughly 1,800 sqft per home. Optional — they apply only if used. Council INITIATED them by Resolution No. 20230720-126, adopted July 20, 2023, which directed staff to draft amendments reducing the minimum lot size and allowing up to three units on single-family-zoned property; the City’s case name is “Single Family Lot and Use Modifications (HOME Amendments)”, case C20-2023-024. That resolution dates the regime and is not the law: a resolution initiating code amendments does not itself amend the code. The codified sections — 25-2-773, 25-2-779 and 25-6-471 — are the authority for every HOME figure in this report.

Impervious cover Roofs, driveways, patios and other surfaces rain cannot soak through. Zoning and watershed rules cap it as a share of the lot (45% in most Austin single-family districts).

CEF (Critical Environmental Feature) Springs, seeps, wetlands, rimrock, caves and sinkholes protected by LDC 25-8-281. Each carries a buffer — commonly 150 ft, up to 300 ft — where development is restricted.

ETJ (Extraterritorial Jurisdiction) Land outside the city limits where Austin reviews subdivisions but zoning does not apply. “Full purpose” is the opposite: inside the city, with zoning and all city rules.

OSSF (On-Site Sewage Facility / septic) A septic system, needed where no wastewater main serves the lot. Requires its own permit and enough suitable soil area for the drain field.

Setback envelope The part of the lot left after subtracting required front, side and rear setbacks — the ground a new building is allowed to occupy.

Contiguous buildable area The largest single connected patch of ground gentle enough for ordinary construction (under 25% slope) inside the setback envelope — and outside no-build water zones where they exist. A practical measure of usable building area.

LSD (Land Status Determination) The City of Austin’s official ruling that an unplatted or illegally platted tract is exempt from the State platting requirement (LDC 25-4-2 in the full-purpose city, LDC 30-2-2 in the limited-purpose area and ETJ). It is the only mechanism that establishes legal-lot status — no report, GIS layer or appraisal record can. The City does not publish issued determinations, so a seller who has one must produce the letter.

BCCP (Balcones Canyonlands Conservation Plan) The regional US Fish & Wildlife Service §10(a)(1)(B) habitat permit covering much of western Travis County. Its 1996 fee-zone maps set the participation fee for clearing land in mapped golden-cheeked warbler and karst invertebrate habitat. The maps are a regulatory instrument, not a biological survey.

GCWA (golden-cheeked warbler) A federally endangered songbird that nests only in central Texas oak-juniper woodland. The BCCP maps its habitat in fee zones (Zone 1 Confirmed Habitat through Zone 3 Not Known to be Habitat) for the purpose of computing a participation fee.

Slope-tiered impervious cover (Lake Austin) In the Lake Austin (LA) zoning district, LDC 25-2-551 caps impervious cover per slope band (breakpoints at 15 / 25 / 35% gradient) instead of one flat percentage — with different, more permissive tiers for a lot platted before April 22, 1982 or a tract not required to be platted. Development on gradients over 35% is prohibited apart from narrow exceptions. It does not apply outside the LA district.