City Plan Commission Meeting - June 8, 2026

The City Plan Commission met on June 8, 2026, at 1:31 PM in Room 301-A, City Hall, and virtually. Commissioners present: Allyson Nemec, Jesus Gonzalez, Ranell Washington, Tarik Moody, Willie Smith. Chair Stephanie Bloomingdale and Commissioner Catrina Crane were excused. The meeting covered two major zoning items: a minor modification to the Kane Commons Planned Development and a combined rezoning and Riverwalk approval for a 12-story, 200-unit multifamily building called The Everett at 234 South Water Street.

Consent Calendar

• Minutes Approval: The minutes of the May 18, 2026 meeting were approved unanimously without objection.

Public Comments & Testimony (on Items 3 & 4 – The Everett)

• Stephanie Ludovic (resident, 221 East Oregon Street): Opposed the development. She expressed concerns about the building height being twice as tall as surrounding structures, loss of existing trees and birds, increased traffic, and site constraints given the small lot.
• Andrew Oates (nearby resident): Inquired about boat slip access post-development. He generally supported the building but wanted clarification on whether slips would be public or resident-only.
• Hannah Cazzola (resident near the site): Opposed. She argued the 12-story building was out of scale with the neighborhood (surrounding parcels zoned IM, capped at 45-75 feet), would block sunlight for hours each day, had a floor area ratio of 10.3 vs. 8.5 for nearby buildings, represented a 50% increase in units over the prior proposal, and noted a pattern of failed proposals on the site. She also raised concerns about traffic safety, lack of a traffic analysis, and potential DNR/floodplain permitting issues.
• No additional public testimony was offered online or in person.

Discussion Items

Item 1 (260047) – Minor Modification to Kane Commons Phase 1

• Proposal: Exterior alterations to an existing duplex at 1162-64 East Kane Place, including new siding (vertical board and batten), window alterations, new doors, a first-floor porch and second-floor deck on the north side, new roofing, and new siding. The property is part of a condo development without a formal design review board.
• Staff Recommendation: Approval, as consistent with the Lower East Side plan for resident investment and neighborhood enhancement.
• Applicant Presentation: Russ LaFrombois (architect) and Patrick Mutsune (owner) described the changes, noting that the west-side deck would be removed. They emphasized blending with the historic character of the neighborhood.
• Commissioner Discussion: Questions about the condo association's design review process (none formal), future exterior changes, and color selection. The commission noted that minor future alterations could be handled at staff level.
• Vote: Commissioner Moody moved approval conditionally, seconded by Commissioner Smith. The motion carried 5-0. Condition: Minor exterior alterations (doors, windows, porches, siding) on structures fronting East Kane Place may be approved by DCD staff provided they do not substantially change the character.

Items 3 & 4 (252190 and 260085) – The Everett Development (Combined)

• Proposal: Rezoning from General Planned Development (Admiral’s Wharf) to a new Detailed Planned Development for a 12-story, 200-unit market-rate apartment building with 198 parking spaces, 50 bike spaces, and a new Riverwalk segment. The site is at 234 South Water Street, within the Harbor District and the Riverwalk Site Plan Review Overlay Zone (SPROZ).
• Staff Recommendation: Approval with five conditions (e.g., updated plans for bike parking, loading zone, native landscaping, glazing selection, building materials page).
• Applicant Presentation: Brian Griebl (architect, VJS) and Carl Kaeding (developer) presented the design: precast concrete base, brick, metal panels; residential amenities including fifth-floor and rooftop decks; Riverwalk with gathering spaces and ADA ramps. They noted that overhead utilities would be moved underground, and boat slips would be available to residents and possibly the public.
• Commissioner Discussion: Points raised included:
  • Ingress/egress and loading zones: Dawn Schmidt (DPW) requested a short loading zone near the main entrance on Water Street, in addition to a loading zone on Oregon Street.
  • Traffic: DPW stated the development would not generate enough traffic to require a traffic impact analysis; future traffic calming (protected bike lane) on Water Street was mentioned.
  • DNR and floodplain: The applicant confirmed ongoing contact with DNR and that the design accounts for the ordinary high water mark.
  • Height and density: Staff noted the previous Admiral’s Wharf proposal was 11 stories; the current proposal is similar in mass. The unit mix (57 studios, 99 one-bedroom, 43 two-bedroom, 1 three-bedroom) is market-rate.
  • Shadow studies: The applicant performed shadow studies for three times of year and will submit them.
  • Native vegetation: Staff condition requires an updated landscape plan with native plantings.
• Community Concerns Addressed: Ms. Fonseca (staff) responded that the parking per unit is consistent with market trends, that height is appropriate given the site constraints and previous approvals, and that DNR/floodplain review is satisfactory.
• Update on Conditions: The commission adopted the five staff conditions, with Condition 1 explicitly including a loading zone along South Water Street at Pittsburgh Avenue as requested by DPW.

Key Outcomes

• Kane Commons Modification (260047): Approved conditionally (5-0). Resolution recommended for adoption and assigned to the Zoning, Neighborhoods & Development Committee.
• The Everett Rezoning (252190): Approved conditionally (5-0). Ordinance recommended for passage and assigned to the Zoning, Neighborhoods & Development Committee.
• The Everett Riverwalk/SPROZ Approval (260085): Approved conditionally (5-0). Plan Commission Resolution approved with same conditions.
• Next Steps: The applicant will incorporate conditions and continue working with DCD staff. The items now move to the City Council’s Zoning, Neighborhoods & Development Committee for further consideration.
• Adjournment: The meeting adjourned at 2:50 PM.