| 1/26/2026 | 0 |
CITY PLAN COMMISSION
| APPROVED CONDITIONALLY
Minutes note: Ms. Fonseca and Ms. Connelly presented.
Appearing:
Alyssa Remington, DCD
The applicant, Pontis LLC, plans to construct a five-story office building at 350 S. Water Street. The ground floor would include parking, a lobby, and building support spaces. The upper 4 floors are anticipated to be utilized as office space. Additionally, this site is zoned Industrial Mixed (IM) and located within the Riverwalk Site Plan Review Overlay Zone (SPROZ).
Due to the railroad encumbrance on the southeast portion of the property, the applicant is requesting a deviation from the SPROZ standards by proposing not to construct their initial Riverwalk segment along the full length of river frontage of the site, which will obstruct a future connection to the south. Additionally, the applicant is asking a temporary deviation from the SPROZ standard that requires the Riverwalk to be open to the public 24-hours per day until a future Riverwalk segment is constructed to the north or south of the site, at which time, this segment will connect. DCD outlined their analysis of the proposal alongside the SPROZ standards and deviation criteria. As part of the analysis of the deviation request, DCD also recommends that a potential future easement over the north walkway be provided as part of the Riverwalk easement agreement so that it remains an option as a public connection point in the future, should certain conditions exist.
Appearing:
Ali Kopyt, architect
Peter Moede, Pontis, LLC
Ms. Kopyt presented on specific details of the development project. Their small lot size and railroad deed restriction make it infeasible for their Riverwalk portion to be publicly accessible at the time it is constructed, and prevents construction of the Riverwalk along the full frontage of the site. The request for a temporary deviation from providing public access to the Riverwalk would be until they can connect to future adjacent segments.
Commissioners inquired about interim private access to the Riverwalk patio, resolution on railroad issues, status of the adjacent concrete silos, and parking for the anticipated office use.
Ms. Kopyt replied. Private Riverwalk patio access was via the north walkway, which is temporarily gated, from S. Water St. Resolutions for the adjacent railroad property was unknown. The adjacent concrete silos are unoccupied. The enclosed parking within the proposed building is for building tenants with 2 temporary outdoor spaces along S. Water St. (outside of the SPROZ) for deliveries. They would comply with public access to the Riverwalk portion after the temporary deviation is lifted and outstanding issues with the adjacent sites to the north and south were resolved. They were open to the easement discussion.
Tia Torhorst, Harbor District, testified in support of staff recommendations relating to full public access to the Riverwalk and an easement that potentially includes the north walkway.
DCD outlined the staff recommendation and recommended conditions of approval. For this site, DCD acknowledges the unique site constraints and has identified a number of recommended conditions of approval that have a direct nexus to the requested deviations that would mitigate the impacts of the requested deviation consistent with SRPOZ standards and a number of additional requested technical updates to the exhibits.
There was discussion regarding whether the 5 foot walkway would be part of the public access easement. DCD clarified that the terms of the easement were not part of this overlay file being reviewed by the City Plan Commission, and this would be discussed as part of the negotiations with DCD, and the easement along with the development agreement would ultimately be subject to Common Council approval.
Staff recommended approval conditionally.
Conditions:
1. Adjustment to Exhibits:
a. Applicant adds language to the project narrative that was conveyed to DCD by the applicant’s architect via email regarding the grade of the site at the north and south connection points and the additional analysis that was done in order to conclude that future Riverwalk connections to the north and south are feasible from a grade and elevation standpoint. This information supplements the “Elevation Clarification” drawing that was provided by the applicant’s architect.
b. Prior to City Plan Commission, applicant submits additional information to the file that has been shared with DCD staff verbally and in emails with respect to options that have been explored to provide the required public access to the Riverwalk on site at the time of building construction, and why those were determined to be infeasible.
c. Applicant adds language to the deviation narrative that was conveyed to DCD by the applicant’s architect via email regarding the grade of the site at the north and south connection points and the additional analysis that was done in order to conclude that future Riverwalk connections to the north and south are feasible from a grade and elevation standpoint. This information supplements the “Elevation Clarification” drawing that was provided by the applicant’s architect.
2. Final plans that are submitted for permitting reflect the elevations cited in the applicant’s Elevation Clarification exhibit.
3. Limitation of Approval: As noted in the project and deviation narratives, the approval of this project, as it relates to the Riverwalk SPROZ, and the deviation is specific to the building plans and design included in this file. If the building is not constructed as approved, this approval relating to the Riverwalk SPROZ is null and void.
4. Easement Agreement: Final negotiation and execution of an easement agreement related to future public access to the Riverwalk shall occur prior to the issuance of building permits.
5. Public Access: The deviation from the 24-hour public access requirement is temporary until such time that a Riverwalk segment is constructed to the north or south of the subject property.
Vice-chair Nemec moved approval conditionally, seconded by commissioner Washington. (Prevailed 7-0)
| Pass | 7:0 |
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