The details
The two-part rezoning approved April 4 added the planned development area, or PDA, designation to 116 acres of property just off US 183 in East Austin. The update will allow Kairoi Development, LLC to bring residences, offices, a hotel, and commercial and performance space to what are now industrial sites.
Between both properties around 827 Ed Bluestein Blvd. and 6700 Bolm Road, Kairoi is seeking to build:
- 2,219 residential units
- A 385-room hotel
- 3.38 million square feet of offices
- A 134,754-square-foot restaurant
- A 128,000-square-foot shopping plaza
- More than 90,000 square feet of additional retail and dining space
- An arts theater, music venue and civic center
Council directed that no new buildings be allowed near the Colorado River shoreline, although features like trails, picnic areas, fishing piers and observation decks could be added on the waterfront.
The development can also add a proposed performance venue in an enclosed space.
Accounting for all of the project's features, city staff estimated more than 70,000 people could come and go daily once it's built out.
The significant increase from vehicle traffic of just a few hundred daily trips would require some additional management of the high travel volume along US 183. Kairoi plans to add one new driveway on Levander Loop and four new driveways on Ed Bluestein Boulevard for access.
The two-phase development could wrap up in 2028.
Put in perspective
The project's density and mix of uses is similar to another major industrial redevelopment on the east side at the old Borden Dairy Co. plant, located just across the highway from the Bolm properties.
While a rezoning for that project was approved last year—also with the PDA designation—resident groups have sued to reverse the update over claims that it amounted to "spot zoning," or the illegal practice of making land-use changes out of line with civic plans and the surrounding area.
During zoning review, the Bolm Road project drew some concern from nearby neighbors, both across US 183 and the Colorado River.
Last year, residents said they hoped to ensure protections for the riverfront ecosystem that could be impacted by new construction, including the "unprecedented" building height for the area.
Prior to council's April 4 vote for the rezonings, neighborhood representative Valerie Menard said she an others weren't satisfied with Kairoi's affordable housing plan. Menard said 10% of, or about 220, residential units would be set aside for either renters earning up to 60% of the local median family income, or MFI, or owners earning up to 80% MFI.
The Austin area's MFI is $122,300 for a family of four and $85,600 for individuals. Menard said those limits are "just not affordable" for area residents, and council should push to include lower income levels in future projects.
"I know this council continues to commit to affordability, but if we are going to continue to see developments like this—and we know we will—along East Austin and into East Austin along the river, I really ask that the council look at affordability. ... East Austin’s home still to working-class families, and this agreement is not going to allow them to live in this development," Menard said.
