Item #5 C814-2025-0111 Presentation — original pdf
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1404 East Riverside PUD Small Area Planning Joint Committee C814-2025-0111 March 10, 2026 1 Site Aerial 2 Current Property Details • Address: 1400 ½, 1404, 1404 ½, and 1408 East Riverside Drive • Size: 2.62 Acres • Use: Vacant/demolished education structure • Zoning: ERC-CMU, East Riverside Corridor – Corridor Mixed-Use subdistrict • Overlays: Waterfront Overlay – East Riverside Subdistrict • Site Plan: Property has approved site plan, SP-2021-0451C 3 Zoning and Subdistrict Map ERC-CMU (East Riverside Corridor – Corridor Mixed Use) to PUD (Planned Unit Development) N/A To be removed from ERC Regulating Plan via code amendment 4 Project Details Residential project, with a maximum height of 180 feet and a maximum FAR of 4:1 Housing: • Approximately 381 units (222 units previously approved via site development permit - totaling 159 additional units) • 15 on-site affordable units at 60% MFI totaling 8,568 square feet • Additional $1,183,986.00 fee-in-lieu for increased bonus area above the baseline to the Affordable Housing Trust Fund ($9 per bonus square foot per PUD Ordinance) Parking: • 100% of parking in structured garage • Wiring for EV charging for 25% of parking spaces with initial EV stations at 10% of vehicular parking spaces • Long-term bicycle parking to equal or exceed 150% of code required bike spaces Community Amenities/Contributions • 1.17 acres of parkland dedicated via approved SDP • Upgraded streetscape and public open space plaza along East Riverside Drive • Public water bottle filling station • Public art piece 5 Parkland Dedication and Streetscape Improvements 6 Code Modifications • Additional Permitted Uses: Multifamily Residential • Prohibit intensive/noxious uses in CS base district • Maximum height limited to 180 feet • Maximum FAR limited to 4:1 • Allow 58-foot driveway on Manlove Street to accommodate tenant ingress/egress, loading, and trash/recycling collection • Code modification to allow impervious cover up to 65% for an area not included in the primary or secondary setback of the Waterfront Overlay (Note: Impervious cover for the entire property is 43%) • Variance request for the removal of Tree #15269 (37-inch Live Oak) and Tree #15268 (32- inch Live Oak) • Tree #15268 mitigation payment at 400% of the total inches to Urban Forest Replenishment Fund • Tree #15269 classified as DDI, no mitigation required 7 Code Modifications • (Previously approved via SDP) Maneuvering permitted on Manlove Street for loading/unloading • (Previously approved via SDP) Allow emergency access-only fire lane with collapsible bollards and mountable curb on Riverside Drive • (Previously approved via SDP) Waiver request to reduce setbacks from the bluff/rimrock, seep/spring and wetland CEF. Project to comply with approved Wetland Mitigation Plan. • (Previously approved via SDP) Tree# 15276 (26-inch American Elm) to be permitted for removal and mitigated at a rate of 150%. 8 Land Use Superiority • Prohibit the following uses, otherwise permitted in CS district: Bed and breakfast residential Residential treatment Adult-oriented businesses Automotive rentals Automotive repair services Automotive sales Automotive washing 1. 2. Guidance services 3. Hospital services 4. 5. 6. 7. 8. 9. 10. Bail bond services 11. Business or trade school 12. Campground 13. Commercial blood plasma center 14. Construction sales and services 15. Convenience storage 16. Drop-off recycling collection facility 17. Electronic testing 18. Equipment repair services 19. Equipment sales 20. Extermination services 21. Funeral services 22. Kennels 23. Laundry services 24. Monument retail sales 25. Plant nursery 26. Printing and publishing services 27. Service station 28. Vehicular storage 29. Veterinary services 30. Custom manufacturing 31. Limited warehousing and distribution 9 Affordable Housing Superiority • 15 on-site affordable units at 60% MFI totaling 8,568 square feet • $1,183,986.00 fee-in-lieu for additional bonus area above the baseline to the Affordable Housing Trust Fund at $9 per bonus square foot per PUD Ordinance 10 Open Space Superiority • 1.17 acres of property dedicated as parkland via SDP (44% of the property) • Minimum 9,000 square feet of public common open space (includes approx. 6,000 square feet of plaza space along Riverside; excludes dedicated parkland) • Minimum 13,000 square feet of private common open space accomplished via two community amenity spaces at top floor of building and atop garage podium • Public art piece to be provided on-site, or incorporated into additional aspects including a bus stop or other public use 11 Environmental Superiority • 100% of the required site stormwater shall be treated using water quality methods on site • Off-site stormwater captured and treated (7,000 square feet of Manlove Street) with innovative water quality controls, such as a jellyfish • Tree plantings to be native tree species selected from Appendix F (Descriptive Categories of Tree Species) of the ECM and Central Texas native seed stock • 100% of non-turf plant materials selected from Grow Green guide • Roof area vegetation native to Edwards Plateau and Blackland Prairie ecoregions • At a minimum, native plantings proposed for green stormwater infrastructure water controls, landscape areas and designated restoration areas will include: Eastern Gramagrass, Switchgrass and Wooly Bufferfly Bush. • Minimum 30% of required landscaped area within streetyard (20% LDC minimum) 12 Environmental Superiority, cont. • Condensate capture proposed for irrigation • Tree relocation – 54-inch Live Oak along frontage to be moved to parkland • Ground level shade trees unconstrained by utilities upsized to 4-inch caliper • Multiple understory trees to be planted above 25% threshold (does not count towards mitigation) • Single-species of tree planting species not to exceed 15% for total mitigation (promotes biodiversity) • Porous pavement proposed for minimum of 60% of flatwork within dedicated parkland area • Integrated Pest Management 13 Mobility Superiority • 100% structured parking • Minimum of 10% of vehicular spaces with EV stations installed; 25% wired for future EV charging installation • Minimum 150% of code required bicycle spaces for long-term parking • Connection to pedestrian paths to Ann and Roy Butler Hike and Bike Trail (entrance < 1/10-mile from PUD) • Connection to future urban rail Lakeshore Station (< ¼ mile distance) • Coordination with TPW and ATP on improvements that differ from TCM to enhance multimodal accessibility adjacent to the project • Public gated roadways prohibited 14 Building Design Superiority • AEGB 3-star rating • LEED Pilot Bird Deterrence compliance • Native plant landscaping/rooftop installations with green roof media • Minimum 6 points of Subchapter E Building Design Options • Increase in residential units meet standards of ADA accessible dwelling units • Public water bottle filling station • Dark Skies compliance 15 Heritage Trees 16 Project Timeline and Process Date October 2025 November 2025 January 6, 2026 March 10, 2026 April 1, 2026 April 14, 2026 Process PUD Development Assessment completed PUD formal application package submitted to City for review Meeting with East Riverside/Oltorf Combined Neighborhood Association Small Area Planning Joint Committee Environmental Commission Planning Commission Late Spring/Early Summer 2026 City Council 17 18 PUD vs. Approved Site Development Permit Site Development Permit (Permitted Today) PUD (Proposed) Residential Unit Count: 222 units 381 units Maximum FAR (by right): Maximum FAR (with Density Bonus): 2:1 2.25:1 Maximum Height: 85 feet per SDP 96 feet per Waterfront Overlay Maximum Impervious Cover (outside WO primary and secondary setbacks): 50% 2:1 4:1 180 feet 65% 19