Planning commission approves site plan for 51-unit Pierce Street apartment, recommends council allow height exemption

The Port Washington Planning Commission on Sept. 18 approved a building site and operations plan for a four-story, 51-unit apartment building with two levels of covered parking and about 4,300 square feet of ground-floor commercial space at 115 East Pierce Street and recommended the Common Council grant a special exemption to exceed the B-4 Central Business District 35-foot height limit.

The proposal, presented by applicant Haley Dobre, calls for underground parking, stepped upper floors along most street frontage and about a 3-foot decorative parapet that raises the project's average height to roughly 55 feet; one corner measures about 61 feet above the local grade. Dobre said the additional fourth floor made the project financially feasible and that, if approvals proceed, she expects construction to begin in spring 2026 with a target opening of June 1, 2027.

The plan matters because the site is in a portion of downtown identified for redevelopment in the city's plan and because the B-4 zoning requires review and a two-thirds council vote for any building taller than 35 feet. Bob Harris, city planning staff, told the commission that approval of the building and site plan would be forwarded to the Common Council along with the commission's recommendation on the special exemption. Harris said staff recommends approval, subject to final civil plans by the city engineer, staff approval of a revised landscaping plan and the council's approval of the special exception.

The design team described measures to reduce the building's perceived mass, including substantial upper-floor setbacks along approximately 80% of the frontage, differentiated bays to relate to the scale of nearby Franklin Street buildings, and high-quality exterior materials including a cast-stone base, masonry and cementitious panels. Scott, a designer with EUA, said the revisions reduced the project footprint by about 9,000 square feet from the earlier concept plan and that the design review board had unanimously recommended approval while suggesting changes that the applicant incorporated.

Dobre told the commission she expects strong market demand downtown, citing a city-center vacancy rate of about 2 percent and the presence of a nearby proposed data center. "I strongly believe there's a large market demand here," she said, and added that lenders required the fourth floor for financing. When asked about timing, Dobre said, "If everything went my way, probably May, June 1 at the latest is my plan. 06/01/2027." The design team confirmed the parapet is roughly 3 feet tall and that rooftop mechanicals would be located internal to the building footprint where possible.

Commissioners asked about retail sizes, exterior lighting, materials and the long blank wall on one elevation. The applicant said retail suites are sized for small, fast-casual or fitness uses (roughly 1,500–2,500 square feet); lighting will be primarily downlight and concealed LED under a pronounced cornice; and landscaping and building articulation will break up the long façade. Commissioners suggested the owner consider public art or an installation on the long wall to activate the alley and recommended a lighter brick color to better match downtown context; the applicant said final material samples would be provided.

The commission moved to approve the building and site plan and then voted to recommend the special exemption to the Common Council. The special-exemption recommendation will proceed to the council for a public hearing and, if approved, requires a two-thirds vote to allow the building to exceed 35 feet. Planning staff also noted the project will need final civil engineering approval and staff sign-off on landscaping prior to building permits.

The commission record shows no public complaints on file regarding the site plan; Harris said the planning office had received five emails of support from downtown businesses and Main Street.

Votes and next steps: the planning commission approved the building site and operations plan and recommended approval of the special exemption; the Common Council will hold a public hearing and vote on the special exemption (two-thirds required) and the city engineer must approve final civil plans before permits are issued.