The Bolm Riverfront District is a transformative mixed-use redevelopment underway along the Colorado River in East Austin. Spanning 115 acres near US 183, the project will convert former industrial land into a vibrant residential district designed to connect people, nature, and the surrounding community.

Led by Kairoi Residential, the multi-phase development includes two adjacent sites—Bolm West (71 acres) and Bolm East (44 acres)—that will bring multifamily housing, mixed-use spaces, and riverfront amenities to one of Austin’s rapidly evolving areas.

Pape-Dawson’s Austin team is providing critical civil engineering services to support the redevelopment, helping transform a historically industrial corridor into a community-oriented riverfront destination.

Pape-Dawson is responsible for a broad range of civil engineering, surveying, and transportation services for the Bolm Riverfront District, ensuring the site can support new development while addressing complex environmental and infrastructure considerations.

Key services include:

• Floodplain modeling and reconfiguration along the Colorado River
• Environmental code analysis and coordination for Critical Environmental Features (CEFs), including wetlands
• Regulatory coordination involving Waters of the United States (WOTUS) requirements
• Design of water quality and amenity ponds
• Utility infrastructure redesign and relocation
• Internal roadway and access planning
• Coordination with TxDOT and design for a roundabout, deceleration lanes, and access improvements along US 183
• Planning coordination for a new Austin Energy substation

The project currently has three active permits with the City of Austin, reflecting the complex regulatory coordination required to move the development forward.

Engineering Challenges

Redeveloping the Bolm Riverfront site requires extensive coordination due to its environmental conditions and infrastructure constraints.

The property lies downstream of Longhorn Dam, which introduces unique hydrologic modeling requirements for floodplain analysis. In addition, wetlands located within the project boundary are classified as Critical Environmental Features, requiring careful environmental evaluation and regulatory compliance.

The site’s prior use as concrete and asphalt manufacturing plants also created infrastructure and environmental challenges that must be addressed through thoughtful planning and engineering solutions.

Pape-Dawson’s team is working closely with project partners and public agencies to navigate these factors while maintaining the project’s vision for a river-connected development.

Community Impact

The Bolm Riverfront District represents a significant shift in land use for this portion of East Austin. Where heavy industrial operations once stood, the new development will introduce housing, public amenities, and riverfront access designed to serve residents and the broader community. The project also aims to utilize Capital Metro service to a previously unserved part of East Austin.

Planned features include:

• Multifamily housing and food & beverage establishments across both development sites
• Mixed-use spaces on the West site
• Hike and Bike trails along the Colorado River
• Community gathering and amenity spaces
• Improved connectivity to US 183 and nearby public transit

The development’s location and scale position it to become a signature project on Austin’s east side, supporting continued growth and revitalization in the area.

Photo Credit: TBG

Building a Community-Focused District

As East Austin continues to evolve, the Bolm Riverfront District will play an important role in shaping the area’s future by bringing together housing, recreation, and environmentally conscious design along one of the city’s most important waterways.

With its scale, environmental considerations, and community-focused design, the Bolm Riverfront District represents a signature project for Pape-Dawson’s Austin team and a major step in the ongoing evolution of Austin’s east side.