Permitted uses in Buda, TX

The AG column of the Use Chart (Sec. 2.06.05) permits by right, among others: single family detached dwellings, accessory dwellings (P-2), modular homes (P-6), short-term residential rentals (P-7), agricultural uses (P-10), home-based businesses (P-18), churches, public or private schools, libraries, parks, farmer's markets (P-34), and electrical power substations. Boarding or commercial stables, bed and breakfast inns, micro breweries (S-9), animal shelters with outside kennels, and banquet or special event centers need a Specific Use Permit. P-# and S-# entries carry the numbered conditional standards in Sec. 2.06.06. Confirm any specific use against the live Use Chart row before acting.

The R-1 column of the Use Chart permits by right, among others: single family detached dwellings, accessory dwellings (P-2), modular homes (P-6), short-term residential rentals (P-7), agricultural uses (P-10), home-based businesses (P-18), churches, schools, libraries, and parks. Bed and breakfast inns need a Specific Use Permit. Duplexes, townhouses, multiplexes, and apartments are not listed as permitted in R-1. P-# and S-# entries carry the Sec. 2.06.06 conditions.

The R-2 column of the Use Chart permits by right, among others: single family detached dwellings, modular homes (P-6), short-term residential rentals (P-7), agricultural uses (P-10), home-based businesses (P-18), churches, schools, libraries, and parks. An accessory dwelling is S-2: it needs a Specific Use Permit unless it is at least 20 feet behind the front line of the primary structure on a lot at least 100 feet wide and at least 12,000 square feet (Sec. 2.06.06 condition 2.d). Bed and breakfast inns and transient food trucks on qualifying properties carry their own conditions.

The R-3 column of the Use Chart permits by right, among others: single family detached dwellings, duplexes, townhouses, patio homes, multiplexes (3-plex/4-plex), modular homes (P-6), short-term residential rentals (P-7), home-based businesses (P-18), churches, schools, libraries, and parks. Accessory dwellings are S-2 (Specific Use Permit). Small commercial services such as barber or beauty shops, dance or music studios, convenience grocery, and daycare facilities appear as S in R-3. Townhomes on individual lots follow R-4 regulations (Sec. 2.03.04.C.1).

The R-4 column of the Use Chart permits by right, among others: duplexes, townhouses, multiplexes (3-plex/4-plex), modular homes (P-6), short-term residential rentals (P-7), home-based businesses (P-18), grocery market, assisted living or nursing homes, churches, schools, libraries, and parks. Accessory dwellings are S-2. The Dwelling, Multi-Family (Apartment) row is not marked permitted in R-4 even though the district intent statement mentions apartments; treat the Use Chart as controlling and confirm any apartment project with Development Services. Single family detached dwellings are not listed as permitted in R-4.

The R-5 column of the Use Chart permits by right, among others: multi-family apartments, duplexes, townhouses, modular homes (P-6), short-term residential rentals (P-7), home-based businesses (P-18), grocery market, assisted living or nursing homes, churches, schools, libraries, and parks. Accessory dwellings are S-2. Townhomes on individual lots follow R-4 regulations (Sec. 2.03.06.C.1).

The R-MH column of the Use Chart permits by right, among others: manufactured homes (P-5), community or group homes (P-1), home-based businesses (P-18), churches, schools, libraries, and parks. Manufactured home parks or subdivisions must be at least five acres and at most 25 acres (Sec. 2.06.06 condition 5). Accessory dwellings and site-built single family detached dwellings are not listed as permitted in R-MH.

The B-1 column of the Use Chart permits by right, among others: retail store (shop), professional or medical office, medical clinic, restaurant without drive-thru (P-12), grocery convenience store and market, gym, barber or beauty shop, bed and breakfast inn, daycare facility, antique shop, art gallery, and home-based businesses (P-18). Banks (S-11), restaurants with drive-thru (S-12 and S-30), fuel pumps (S-15), movie theatres, hotels, and animal care with outside kennels need a Specific Use Permit. Residential density in mixed use projects is capped at 6 dwelling units per acre (Sec. 2.07.02).

The B-2 column of the Use Chart permits by right, among others: retail store (shop), supermarket (P-29), professional or medical office, bank, full service hotel, restaurant without drive-thru (P-12), automobile parts store (P-29), minor automobile service garage (P-29, P-30), full service car wash (P-29, P-30), gym, medical clinic, and catering. Big box retail, drive-thru restaurants (S-12), outside storage (S-22), and limited service hotels need a Specific Use Permit. Condition 29 requires an SUP for certain auto-oriented uses within 400 feet of residential uses; condition 30 applies overlay district use tables. Mixed use density is capped at 10 dwelling units per acre (Sec. 2.07.02).

The B-3 column of the Use Chart permits by right, among others: big box retail, retail store (shop), supermarket, movie theatre, full service hotel, gasoline filling station (P-15), drive-thru restaurant (P-12, P-30), liquor store (P-12), bar or tavern (P-12), automobile parts store, minor and major automobile service garages (major is S-30 then P at LI), and offices. Automobile sales (S-30), commercial outdoor amusement, RV parks, truck stops (S-15), and outside storage (S-22) need a Specific Use Permit. Condition 30 applies overlay use tables where O-R or O-G applies. Mixed use density is capped at 14 dwelling units per acre (Sec. 2.07.02).

The LI column of the Use Chart permits by right, among others: light industrial and assembly processes, light manufacturing, warehouse (P-30), office/warehouse, macro and micro breweries (P-9), commercial laundry (P-30), carpentry shop, research and development laboratories, ambulance service, and artisan's studio. Contractors yards (S), mini storage (S-31), micro-data centers (S), outside storage (S-22), building material sales (S), and prisons (S) need a Specific Use Permit. Condition 31 items such as automobile sales are permitted only within the O-R or O-G overlays. Residential dwellings are not permitted in LI.

The HI column of the Use Chart permits by right, among others: heavy industrial or manufacturing operations (P-16, P-30), light manufacturing, warehouse, wholesale center, food processing, woodworking and planing mill (P-30), wrecking or auto salvage yard (P-30), automobile sales (P-31, overlay only), commercial laundry, and carpentry shop. Outdoor shooting ranges, rodeos, mini storage (S-30), prisons, and truck stops (S-15) need a Specific Use Permit. HI zoning is not permitted within 1,000 feet of any residential district except AG (Sec. 2.04.05.A). Unscreened open storage is allowed only in HI rear yards, not within 60 feet of a residential use (Sec. 2.06.06 condition 22.g).

O-R is an overlay on top of the base zoning along FM 967 and parts of FM 1626. Use Table 28 in Sec. 2.10.11.D overrides the base district permitted-use status for parcels in the overlay, and Use Chart conditions 30 and 31 defer to it. Corridor development standards in Sec. 2.10.11 also apply. Check both the base district column of the Use Chart and Use Table 28 before concluding a use is allowed.

O-G is an overlay along Loop 4, FM 967, FM 2001, FM 1626, Cabela's Drive, Main Street, Robert S. Light Boulevard, part of West Goforth Road, and Old San Antonio Road. Use Table 29 in Sec. 2.10.12.D overrides the base district permitted-use status inside the overlay, and Use Chart conditions 30 and 31 defer to it. Corridor design standards in Sec. 2.10.12 also apply. Check both the base district column of the Use Chart and Use Table 29 before concluding a use is allowed.

O-H preserves historic sites, structures, and landmarks; each individual overlay carries specific standards. Designation and development in the overlay, including review procedures, follow Sec. 2.10.10. Mixed use buildings inside the Historic Overlay have their own Use Chart row limited to the F4H, F5, and F5H columns. Confirm certificate-of-appropriateness style requirements with Development Services before exterior work on a property in O-H.

Each PD is created by its own ordinance with a development plan that fixes the permitted uses, densities, and standards for that PD; the citywide Use Chart applies only as the PD ordinance provides. The city GIS layer records the PD name (for example Creekside Park) in the polygon attributes. Obtain the specific PD ordinance from Development Services before relying on any use or dimensional assumption.

F1 is the most restrictive form district, for recreation and community gathering while protecting sensitive landscapes along Garlic Creek and Onion Creek. The F1 column of the Use Chart permits by right, among others: parks, unlighted play fields, agricultural uses (P-10), single family detached dwellings (P-25), churches, schools, libraries, and adult day services; building form must follow the Form Based Code (Subsection 2.08).

Form District 2 (F2) is designated Reserved in Sec. 2.05.05 and has no column in the Use Chart. The city GIS layer still contains F2 polygons. For any parcel showing F2, confirm the applicable regulations directly with Development Services; this pack carries no use or dimensional standards for F2.

The F3 column of the Use Chart permits by right, among others: single family detached dwellings (P-25), duplexes (P-25), multiplexes (P-26), accessory dwellings (P-25), short-term residential rentals (P-7), home-based businesses (P-18), bed and breakfast inns, art galleries, career schools, churches, schools, and parks. Small commercial such as artisan's studios, banks (S-11), and daycare are Specific Use Permit items. Building placement and form follow the Form Based Code; multiplexes must follow the Sec. 2.08.07 building types with no accessory dwelling units (condition 26).

The F3H column of the Use Chart permits by right, among others: single family detached dwellings (P-25), duplexes (P-25), multiplexes (P-26), accessory dwellings (P-25), short-term residential rentals (P-7), home-based businesses (P-18), retail store (shop), shoe repair, and professional offices; barber shops, banquet facilities, and grocery market require a Specific Use Permit. Development must match the character and form of the historic downtown fabric, and Historic Overlay procedures in Sec. 2.10.10 can apply.

The F4 column of the Use Chart permits by right, among others: single family detached dwellings (P-25), multiplexes (P-26), townhouses (P-25), accessory dwellings (P-25), mixed use buildings (P-25), retail store (shop), offices, medical clinics, restaurants without drive-thru (P-12), automobile parts stores, gyms, and grocery convenience stores; multi-family apartments (S-25), duplexes (S-25), banks (S-11), and daycare need a Specific Use Permit. Form standards come from Subsection 2.08.

The F4H column of the Use Chart permits by right, among others: single family detached dwellings (P-25), duplexes (P-25), multiplexes (P-26), townhouses (P-25), accessory dwellings (P-25), mixed use buildings (P-25, with an SUP if within the Historic Overlay per the Sec. 2.08.02 note), home-based businesses (P-18), and bed and breakfast inns; barber shops (S), dance studios (S), and grocery market (S) are Specific Use Permit items. Development must match the historic downtown character, and Sec. 2.10.10 procedures can apply.

The F5 column of the Use Chart permits by right, among others: townhouses (P-25), accessory dwellings (P-25), mixed use buildings (P-25), retail store (shop), offices, medical clinics, restaurants without drive-thru (P-12), gyms, hotels (full service), grocery stores, art galleries, and small indoor live music venues (P-28); multi-family apartments (S-25), banks (S-11), tattoo studios (S), and daycare are Specific Use Permit items. Form standards come from Subsection 2.08.

The F5H column of the Use Chart permits by right, among others: townhouses (P-25), accessory dwellings (P-25), mixed use buildings (P-25), retail store (shop), offices, medical clinics, restaurants without drive-thru (P-12), art galleries, antique shops, and small live music venues (P-28); multi-family apartments (S-25), hotels (S), banks (S-11), and bars (S-12) are Specific Use Permit items. New buildings must be compatible infill matching the historic commercial fabric; Sec. 2.10.10 procedures can apply.