Overview
Worth knowing
- SB 840 mandatory MF-by-right APPLIES (Brownsville 187k ≥ 150k + Cameron 423k ≥ 300k). All C-1, C-2, C-3, MU, and I-1 (warehouse) zones now host MF-by-right at ≥36 du/ac, ≥45 ft height (or city's highest, whichever greater), ≤25 ft setbacks, ≤1 parking space per unit. Historic downtown overlay may conflict with SB 840 floors; SB 840 does not carve out historic districts.
- SB 15 (2025) + Colonia Integration: Cameron County has ~500 active colonias with ~30-50 overlapping Brownsville corporate limits + 5-mile ETJ. SB 15 enables sub-4,000 sf lots once Article 3 platting and water/sewer formalization complete. 5-15 year phased infrastructure buildout.
- v1 profile erroneously cited zoning as 'Chapter 23'; v2 corrects to Chapter 348 (Zoning) plus Part II Article 4 (Zoning Regulations) on Municode. Chapter 308 is the parallel Flood Damage Prevention chapter.
+ 6 more in Quirks & notes
Districts
res_sf 3com 3ind 2res_mf 1mu 1
| Code | Name | Category | Min lot | Height | Coverage | FAR | Du/ac | Parking | Setbacks F/S/R |
|---|---|---|---|---|---|---|---|---|---|
| R-1 | Single-Family Residential (Low-Density) | res_sf | 7,500 sf | 35 ft | 0.4 | — | 1 | — | 25 / 7 / 20 |
| R-2 | Single-Family Residential (Medium-Density) | res_sf | 5,000 sf | 35 ft | 0.5 | — | 2 | — | 20 / 5 / 15 |
| R-3 | Multifamily Residential | res_mf | 87,120 sf | 50 ft | 0.6 | — | 36[1] | 1[2] | 25 / 10 / 25 |
| R-MH | Mobile Home Community | res_sf | 87,120 sf | 15 ft | 0.3 | — | — | — | 50 / 25 / 25 |
| C-1 | Neighborhood Commercial | com | 5,000 sf | 45 ft | 0.8 | — | — | 0 | 10 / 0 / 10 |
| C-2 | General Commercial | com | 43,560 sf | 65 ft | 0.85 | — | — | 0 | 15 / 5 / 15 |
| C-3 | Heavy Commercial / Auto-Oriented | com | 87,120 sf | 50 ft | 0.6 | — | — | 0 | 25 / 5 / 25 |
| MU | Mixed-Use | mu | 21,780 sf | 75 ft | 0.9 | — | — | 1[3] | 5 / 0 / 15 |
| I-1 | Light Industrial | ind | 87,120 sf | 45 ft | 0.6 | — | — | — | 25 / 10 / 25 |
| I-2 | Heavy Industrial | ind | 217,800 sf | 65 ft | 0.5 | — | — | — | 50 / 25 / 50 |
Confidence: confirmed partial under review not found
Overlays
FP
Floodplain and Hazard Overlay
FP| base_flood_elevation | FEMA-mapped; Rio Grande reach ~30-40 ft NAVD88 |
|---|---|
| freeboard_ft | 1-2 ft above BFE (typical Valley city standard) |
| fill_no_rise_certification_required | True |
| floodway_encroachment_max_wse_increase_pct | 1.0 |
| resaca_setback_ft | 50-75 |
| basement_prohibited | True |
| utilities_elevation_or_floodproofing_required | True |
| surge_zone_applies | True |
H
Historic Preservation Overlay
HP| demolition_review_required | HPC approval; cannot be arbitrary |
|---|---|
| facade_alteration_review | Material, fenestration, color, signage |
| new_construction_design_compatibility | Height, massing, setback consistent with historic context |
| addition_standards | Subordinate scale; differentiation from original |
| sign_regulations | Size, material, placement compatibility |
| parking_variance_for_historic_lots | Reduced/off-site parking permitted |
PORT
Port of Brownsville Industrial Overlay
SPD| heavy_industrial_uses_by_right | True |
|---|---|
| hazardous_materials_storage_allowed | Petroleum, chemicals, ag products, bulk material |
| noise_standard_dBA_property_line | 75-85 |
| setback_from_residential_ft | 100-500 |
| residential_uses_prohibited_or_buffered | True |
| hours_of_operation | 24/7 cargo operations |
| port_authority_jurisdiction_concurrent | True |
SPACEX
SpaceX Boca Chica Launch Facility Buffer
AP| faa_launch_corridor_azimuth_restriction | Lateral/altitude separation per active FAA license |
|---|---|
| noise_impact_zone_dBA_peak_launch | 80-120 |
| debris_trajectory_radius_mi | 2-5 |
| residential_use_restricted_within_debris_zone | True |
| height_restriction_faa_ols_above_ft | 35-50 |
| obstruction_lighting_red_required | True |
| evacuation_route_preservation | True |
AIR
Brownsville South Padre Island International Airport (BRO) Airspace Overlay
AP| part_77_surfaces_adopted | True |
|---|---|
| max_height_in_approach_cone_ft_agl | Variable by distance/slope (20:1 or 50:1 slope) |
| rpz_incompatible_uses_prohibited | Residential, schools, hospitals, places of public assembly |
| dnl_65_residential_discouraged | True |
| dnl_70_residential_prohibited | True |
| obstruction_lighting_required_above_height | True |
| faa_form_7460_1_required | Notice of proposed construction for objects penetrating Part 77 surfaces |
COL
Colonia Integration / Subdivision Platting Overlay
SPD| platting_mandate | All subdivisions must be formally platted to receive city water/sewer service per TX Water Code §16.343 and TX LGC §232 |
|---|---|
| road_improvement_standards | Dedicated ROW, pavement, drainage per Article 3 |
| water_sewer_extension_required_condition_of_plat | True |
| sb15_small_lot_override_allowed | Lots ≤4,000 sf permitted per SB 15 (2025) with infrastructure formalized |
| easement_formalization_required | True |
| phase_in_timeline_years | 5-15 |
| etj_jurisdiction | 5 miles beyond city limits per TX LGC §42.021 (Brownsville population-tier ETJ radius) |
BORDER
Rio Grande Border / International Boundary Overlay
SPD| cbp_operational_zone_no_build | Within sight/approach of POE facility |
|---|---|
| riparian_setback_from_rio_grande | Variable; coordinated with USIBWC levee maintenance easement |
| international_bridge_approach_clearance | No development obstructing bridge sight lines or queueing lanes |
| airspace_class_b_c_restrictions | Low-altitude federal restrictions near border corridor and BRO |
| wildlife_corridor_coordination | USFWS Lower Rio Grande Valley National Wildlife Refuge adjacency; Sabal Palm Sanctuary |
State preemptions
TX SB 840applies
Qualifying condition
City pop 187,063 ≥ 150,000 AND Cameron County pop 423,163 ≥ 300,000
Effect
Multifamily-by-right in commercial, office, retail, warehouse, and mixed-use zones (C-1, C-2, C-3, MU, I-1) at ≥36 du/ac, ≥45 ft height, ≤25 ft setbacks, ≤1 parking space per unit.
TX SB 15applies
Qualifying condition
Lot-size threshold (≤4,000 sf) applies to all qualifying lots statewide without population precondition.
Effect
Limits city regulation of setbacks, parking, height, and bulk on lots ≤4,000 sf. Enables 'missing middle' on small urban lots and unlocks colonia small-lot platting once infrastructure formalized.
TX SB 2038applies
Qualifying condition
Brownsville has a 5-mile ETJ per TX LGC §42.021 (pop 100,000+ tier); SB 2038 applies statewide to cities with ETJ.
Effect
Property owners may petition for release from ETJ; limits city's ability to retain ETJ jurisdiction for colonia-platting and ordinance enforcement.
TX HB 2127 (Texas Regulatory Consistency Act / 'Death Star' bill)applies
Qualifying condition
Statewide; applies to all Texas home-rule cities.
Effect
Preempts local regulations in agriculture, business/commerce, finance, insurance, labor, natural resources, occupations, and property domains where state law occupies the field. Limits reach of municipal business-operations ordinances adjacent to zoning (e.g., predatory-lending, contractor registration).
TX STR Preemption (HB 3903 / pending case law)applies
Qualifying condition
Statewide STR preemption framework evolving; Brownsville does not currently have aggressive STR regulation, so practical preemption impact is low. Monitored for legislative updates.
Effect
Limits city ability to ban or materially restrict short-term rentals in residential zones.
Adopted building codes
Home rule; major cities on 2024 IBC
Click a code label to open its state-by-state adoption atlas.
Quirks & notes
- SB 840 mandatory MF-by-right APPLIES (Brownsville 187k ≥ 150k + Cameron 423k ≥ 300k). All C-1, C-2, C-3, MU, and I-1 (warehouse) zones now host MF-by-right at ≥36 du/ac, ≥45 ft height (or city's highest, whichever greater), ≤25 ft setbacks, ≤1 parking space per unit. Historic downtown overlay may conflict with SB 840 floors; SB 840 does not carve out historic districts.
- SB 15 (2025) + Colonia Integration: Cameron County has ~500 active colonias with ~30-50 overlapping Brownsville corporate limits + 5-mile ETJ. SB 15 enables sub-4,000 sf lots once Article 3 platting and water/sewer formalization complete. 5-15 year phased infrastructure buildout.
- v1 profile erroneously cited zoning as 'Chapter 23'; v2 corrects to Chapter 348 (Zoning) plus Part II Article 4 (Zoning Regulations) on Municode. Chapter 308 is the parallel Flood Damage Prevention chapter.
- SpaceX Boca Chica / Starbase: ~22 mi SE of downtown; FAA 14 CFR Part 420/450 launch-license corridor overlies south/southeast Brownsville along SH 4. Federal preemption dominates on launch-day evacuation, debris zones (2-5 mi radius), and OLS. SB 840 floors must yield to FAA/Part 420 envelopes. Unique among all US qualifying SB 840 cities.
- Brownsville South Padre Island International Airport (BRO): Part 77 surfaces constrain height east of SH 48; RPZ prohibits residential/school/hospital/assembly uses; DNL 65/70 contours attenuate SB 840 MF-by-right near airport.
- Rio Grande resaca hydrology: oxbow-lake drainage unlike typical TX cities. Floodplain overlay spans riverine (Rio Grande 100/500-yr), resaca backwater (50-75 ft setbacks typical), AND Gulf storm-surge A/V-zones (18 mi inland). Reduces developable area across significant fraction of city.
- Port of Brownsville: Brownsville Navigation District has concurrent proprietary jurisdiction over port-owned land. Heavy-industrial corridor along SH 48/Brazos Island Channel; residential incompatible or buffered 100-500 ft. Port Master Plan parallel to Ch. 348 zoning.
- Rio Grande border / CBP / USIBWC: Four international bridges with federal POE operational zones; USIBWC levee maintenance easements along Rio Grande; USFWS Lower Rio Grande Valley NWR and Sabal Palm Sanctuary adjacency. Federal layers supersede zoning within coordinated corridors; downtown riverfront density materially constrained.
- Hurricane/tropical storm exposure: 18 mi inland from Gulf of Mexico; Gulf storm surge, wind, and rainfall during Atlantic hurricane season. IBC/IEBC wind-load and foundation anchoring standards typical; insurance/flood-insurance costs higher than inland TX.
Formulas
Definitions
- height
- Grade to highest point of structure
- lot_coverage
- Building footprint / lot area
- far
- Gross floor area / lot area
- du_ac
- Dwelling units per acre
- setback_front
- Front property line to nearest building face
- setback_side
- Side property line to nearest building face
- setback_rear
- Rear property line to nearest building face
- parking
- Spaces per dwelling unit unless noted
Capacity calculations
- max_footprint_sf
lot_area_sf * lot_coverage- max_gfa_sf
lot_area_sf * far- max_units_from_density
lot_area_sf * du_ac / 43560- parking_required
units * parking
Massing explorer
Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.
Sort by
Max height
— ft
——
Floor area ratio
—
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Lot coverage
—%
——
Setbacks (F / S / R)
— ft
——
Parking
— /unit
——
Max density
— du/ac
——
Min lot size
— sf
——
Copy zoning profile
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| District | Category | Height | FAR | Coverage | Setbacks | Parking | Density | Min lot | Overlays |
|---|
Sources & references
Primary source
Municode SPA: shell HTML renders via scripted fetch but section-level text requires browser/JS. Chapter 348 is the primary Zoning chapter; Article 4 (Zoning Regulations) of Part II Code of Ordinances contains overlapping zoning procedures (procedure/PLDEDI = planned developments). v1 incorrectly labeled zoning as Chapter 23; corrected to Chapter 348 in v2. Article 3 is Subdivision Regulations (colonia-adjacent). Live section-text extraction deferred to freshness-auditor due to Municode SPA.
Secondary sources
- https://library.municode.com/TX/brownsville/codes/code_of_ordinances?nodeId=CH308FLDAPR_CH348ZO
- https://library.municode.com/tx/brownsville/codes/code_of_ordinances?nodeId=PTIICOOR_ART4ZORE_4.2ZOPR_4.2.6PLDEDI
- https://library.municode.com/tx/brownsville/codes/code_of_ordinances?nodeId=PTIICOOR_ART3SURE
- https://www.cob.us/187/Planning-Development-Services
- https://www.portofbrownsville.com/
Citations
- [1] reempted_by_state
- [2] reempted_by_state
- [3] reempted_by_state
Research status
Publication gates
| primary url present | passed | |
|---|---|---|
| no aggregator cited | passed | |
| confidence tags full form | passed | |
| overlays have parameters trigger confidence | passed | |
| preempt section city specific | passed |
Data quality
72%completeness10 confirmed42 partial28 inferred
Documented gaps
- Section-level dimensional KPI retrieval from Ch. 348 Article III (Districts in General) for each base district
- Historic Preservation Overlay design review criteria and HPC approval process (section-level)
- Airport Hazard Overlay Part 77 surface slopes and RPZ boundaries as codified in Ch. 348
- SpaceX/FAA overlay codification vs. incorporation by reference
- Port of Brownsville municipal-vs-Navigation-District jurisdictional split
Known issues
data:gaps-present
Other cities in this state
Nearest-alphabetical profiles. Click through to compare zoning patterns side-by-side.