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Environmental Commission backs 1404 East Riverside PUD with environmental conditions
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Summary
The Austin Environmental Commission recommended approval of a planned unit development at 1404 East Riverside that would add roughly 381 multifamily units (including 15 on‑site affordable units), imposing conditions on stormwater treatment, tree mitigation and bird‑friendly measures; the recommendation passed unanimously and will move on to city review.
The Austin Environmental Commission on April 1 recommended approval of a planned unit development (PUD) for 1404 East Riverside that would amend an existing Acton School redevelopment plan and allow taller, denser housing with on‑site affordable units.
Staff from Austin Watershed Protection, led by Sean Watson, told commissioners the site is roughly 2.62 acres, contains wetland setbacks and critical environmental features along its north edge, and has an approved site plan that already dedicates 1.17 acres to parkland. Watson said staff recommends approval of the PUD with environmental superiority elements — including rain gardens, a biofiltration pond, native seeding and an innovative 'jellyfish' manhole filter to treat roughly 7,000 square feet of currently untreated runoff from Manlove Street. "Staff recommends approval of the PUD with environmental supporting elements as conditions," Watson said.
The applicant, represented by Amanda Swer of Drinter Group, said the redevelopment would add approximately 381 multifamily units, including 15 on‑site affordable units totaling about 8,500 square feet. Swer described transit proximity, structured parking, on‑site green roofs and commitments to native landscaping and condensate capture for irrigation. "This will have the 15 units on‑site," she said, noting the project also increased mitigation for a marginal heritage tree at the commission’s recommendation.
Commission discussion focused on several recurring concerns: the proposed maximum height (the PUD seeks to allow up to 180 feet in place of lower base heights), mitigation and survival of relocated heritage trees, the performance and maintenance of the 'jellyfish' filter, access and visibility to the site’s parkland, and the amount and configuration of parking. Staff and the applicant provided details: the overall impervious cover for the site is 46 percent, the project proposes structured parking with 477 parking spaces (below a theoretical 628 under older code assumptions), and the jellyfish filter is a privately maintained precast unit whose filter elements are periodically inspected and rinsed.
The commission modified the staff recommendation with a number of commission conditions: expanded bird‑friendly lighting and design measures, stronger native‑planting and no artificial turf, a clarified park access plan with required signage, restrictions on tree removal during avian nesting season, and language asking the developer to "reconsider reserving some spots, including ADA, on the ground‑level garage for public park access." The commission also increased mitigation for one heritage tree to 400 percent of the standard rate, as the applicant proposed to relocate that tree on‑site and maintain it under a multi‑year care plan.
A formal recommendation (20260104‑001) was moved, seconded and adopted in a roll‑call vote; the public‑facing recommendation will go to the planning process (the case already has a scheduled planning commission hearing) and later to City Council as part of normal land‑use review.
Next steps: the project will continue through the city’s planning and council process; Planning Commission review and a future council hearing were noted by staff. The commission’s recommendation is advisory to City Council and documents the environmental conditions the commission wants enforced as the PUD proceeds.
