Committee approves River 504 row‑homes plan; considers $268,000 TIF rebate amid tree, parking concerns

The Planning and Development Committee on an omnibus motion approved a planned unit development (PUD) amendment and a preliminary/final plan for River 504, a four‑building, eight‑unit row‑home project on the northeast corner of First and Prairie streets, and held a separate discussion about a proposed TIF redevelopment agreement to reimburse public improvements. The committee recommended approval of the entitlement and advanced the matter to city council; the TIF request was the subject of a straw poll and will return for further review.

The project proposes four two‑unit buildings facing First Street with attached rear garages, a largely brick facade, a partial fourth floor stepped back at the rear and on‑street parking. Planning staff said the developer is proposing 14–15 on‑street parking spaces after adding one streetscape island rather than the two islands recommended by the planning commission because of underground utility conflicts. Staff also said the developer will donate 3.5 feet of property to the city to widen the public sidewalk area.

Why it matters: the project occupies the last remaining Brownstone PUD parcel on First Street and will change a segment of the city’s intended First Street streetscape. Committee members and nearby residents raised neighborhood‑scale concerns—particularly the removal of mature right‑of‑way trees, the visual transition between commercial and residential blocks, parking counts, and whether sewer or utility routing alternatives could avoid tree removal.

Project details and developer rationale Ellen, planning staff, summarized entitlements and the planning commission recommendation, including the commission’s condition to add two landscape islands; staff and the applicant proposed one island because two were not feasible owing to utility conflicts. The applicant, represented by Julie Thallier of J and B Builders, said the team had previously proposed mixed‑use and a parking garage but that the cost and market conditions made that concept infeasible. “We did propose the mixed‑use development. The overall cost of that type of development with the parking garage as well as the common element did not make the project feasible,” Thallier told the committee, adding that the current plan reduces density relative to an earlier approval and was intended as a transition to Mount Saint Mary’s Park.

Public financing and TIF Derek, city staff, presented a proposed tax‑increment financing redevelopment agreement related to the River 504 project. “The request from the developer would be a maximum reimbursement of $268,000 to assist with the construction of the public parking spaces and public streetscape,” he said, and explained the proposed reimbursement would be paid from the First Street TIF District after the work is completed. Staff also noted the First Street TIF District must be extended before the agreement can proceed; that extension was scheduled separately for a future meeting.

Committee concerns and direction to staff Multiple committee members said they oppose cutting mature right‑of‑way trees and urged staff and the applicant to study alternative sewer routing, underground utility options or other design changes to preserve trees. Committee members also debated streetscape continuity with the Milestone Row area, whether the proposed on‑street islands should be retained (which would reduce available parking), and the market demand for four‑story, high‑end row homes.

Outcome and next steps The committee approved the PUD amendment and preliminary plan and advanced the entitlement to city council. On the TIF reimbursement, the committee took only a straw poll and did not finalize an agreement; staff will return with updates. Staff committed to investigate sewer/utility routing and tree‑preservation alternatives and to report back before council consideration. The First Street TIF District extension must be resolved before any TIF agreement would be finalized.