Downtown Commission Takes No Action on 25-Story Estrella Tower Proposal
A conceptual review of The Estrella leaves design and demolition approvals pending under downtown zoning rules.
For the property at 199 E. Rich St., the applicant sought conceptual feedback from the commission on Tuesday, Oct. 27, 2026, for new construction of a 25-story mixed-use tower named The Estrella. The Certificate of Appropriateness application lists its status as Conceptual Review - No Action.
An architectural rendering illustrates The Estrella, a proposed mixed-use tower at 199 E. Rich St. in downtown Columbus.
Credit: Berardi+ Partners / Bluestone Brothers via Columbus Underground · Illustration Image source
Illustrative rendering
On behalf of property owner Rico 199 LLC, architecture firm Berardi+ Partners submitted the application. Local developer Bluestone Brothers previously proposed a 19-story, 180-unit building on the site. Updated plans propose 296 residential units on floors 8 through 24, along with seven penthouses on the 25th floor. Automobile parking has been increased to 327 access-controlled spaces, including 26 spaces designated for visitors. Floors 2 through 5 will house garage spaces and resident services, while the sixth floor will feature an outdoor pool plaza for residents alongside indoor fitness, meeting, and co-working spaces.
The development site is comprised of six parcels bounded by South Fourth Street to the west, E. Rich Street to the north, South Young Street to the east, and E. Cherry St. to the south, containing nine structures built between 1900 and 1940. The applicant is seeking conceptual feedback from the commission to demolish the nine existing structures and construct The Estrella. Of those nine buildings, eight are potentially contributing structures. Three parcels containing two-story and three-story structures from 1900 and 1910 are not part of the development proposal and will remain standing.
The application was previously heard in February 2025, when the Downtown Commission decided to continue the demolition request until a replacement structure was approved. Under Downtown District Code 3359, no permit for demolition in the downtown district shall be granted without commission approval via a Certificate of Appropriateness, and no certificate will be issued unless a replacement use has been reviewed and approved. Guidelines state that a COA should be issued for the proposed replacement use or building prior to issuance of the demolition permit. To approve the demolition, the commission must determine whether the proposal allows for new development that is of greater significance to the character of the surrounding area than the existing structures.
Previously, Pique Media reported on the staff analysis on Oct. 22.
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Supporting evidence (10)
For the property at 199 E. Rich St., the applicant sought conceptual feedback from the commission on Tuesday, Oct. 27, 2026, for new construction of a 25-story mixed-use tower named The Estrella.
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Downtown Commission October 27, 2026 Page 12 of 16 Application: COA2601058 Address: 199 E Rich St. Owner/Applicant: Rico 199 LLC (owner) / Berardi + Partners (applicant) Project Request: Conceptual Project Classification: Demolition; New Construction Work Description: New Construction of 25-story Mixed-Use Tower Proposed Work Description: The site is comprised of 6 parcels bounded by S. Fourth Street to the west, E. Rich Street to the north, S. Young St. to the east, and E. Cherry St. to the south. The site contains 9 structures built between 1900 and 1940, of which 8 are potentially contributing. Three parcels containing two, 2 and 3-story structures from 1900 and 1910 are not a part of the development proposal and will remain. The applicant is seeking conceptual feedback from the Commission to demolish the 9 existing structures and construct a mixed-use development named The Estrella.
On behalf of property owner Rico 199 LLC, architecture firm Berardi+ Partners submitted the application.
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Owner/Applicant: Rico 199 LLC (owner) / Berardi + Partners (applicant)
Updated plans propose 296 residential units on floors 8 through 24, along with seven penthouses on the 25th floor.
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• An increase of residential units from 277 to 296, including 1-BR and 2-BR dwellings, located on floors 8-24. 7 Penthouse units will be located on the 25th floor.
Automobile parking has been increased to 327 access-controlled spaces, including 26 spaces designated for visitors.
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• Parking has been increased from 322 to 327 access-controlled including 26 spaces for visitors.
Floors 2 through 5 will house garage spaces and resident services, while the sixth floor will feature an outdoor pool plaza for residents alongside indoor fitness, meeting, and co-working spaces.
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• Floors 2-5 will occupy garage spaces and resident services while the 6th Floor will now contain a rooftop plaza with a pool for residents. The east and west edges of the 6th floor will be developed as interior spaces to accommodate fitness, meeting, and co-working spaces.
The development site is comprised of six parcels bounded by South Fourth Street to the west, E. Rich Street to the north, South Young Street to the east, and E. Cherry St. to the south, containing nine structures built between 1900 and 1940.
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The site is comprised of 6 parcels bounded by S. Fourth Street to the west, E. Rich Street to the north, S. Young St. to the east, and E. Cherry St. to the south. The site contains 9 structures built between 1900 and 1940, of which 8 are potentially contributing.
The applicant is seeking conceptual feedback from the commission to demolish the nine existing structures and construct The Estrella.
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The applicant is seeking conceptual feedback from the Commission to demolish the 9 existing structures and construct a mixed-use development named The Estrella.
Of those nine buildings, eight are potentially contributing structures.
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The site contains 9 structures built between 1900 and 1940, of which 8 are potentially contributing.
Three parcels containing two-story and three-story structures from 1900 and 1910 are not part of the development proposal and will remain standing.
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Three parcels containing two, 2 and 3-story structures from 1900 and 1910 are not a part of the development proposal and will remain.
The application was previously heard in February 2025, when the Downtown Commission decided to continue the demolition request until a replacement structure was approved.
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The application was last seen at the February 2025 meeting where the commission decided to continue the demolition until a replacement structure was approved.
COA2601058 · Certificate of Approval/Appropriateness — 199 E RICH ST
Supporting evidence (1)
The Certificate of Appropriateness application lists its status as Conceptual Review - No Action.
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{Address=199 E RICH ST, Applicant=Berardi+ Partners; George Berardi, Document listing=Listed, Documents=3, Public view=Detail page, Record=COA2601058, Series role=historic, Status=Conceptual Review - No Action, Type=Certificate of Approval/Appropriateness, Type role=other}
Supporting evidence (1)
Local developer Bluestone Brothers previously proposed a 19-story, 180-unit building on the site.
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Last year, local developer Bluestone Brothers proposed a 19-story, 180-unit building on the site.
Supporting evidence (3)
Under Downtown District Code 3359, no permit for demolition in the downtown district shall be granted without commission approval via a Certificate of Appropriateness, and no certificate will be issued unless a replacement use has been reviewed and approved.
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Downtown District Code- 3359 Downtown District Zoning Code Standards: Except in cases of public emergency as determined by the city's chief building official or by court order, no permit for the demolition of a structure in the downtown district shall be granted without the approval of the commission via a certificate of appropriateness. No certificate of appropriateness will be issued unless: Standard Staff Comments A replacement use has been reviewed and approved by the downtown commission, and historic resources commission if applicable; or
Guidelines state that a COA should be issued for the proposed replacement use or building prior to issuance of the demolition permit.
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A replacement use/building has been reviewed and approved by the Downtown Commission, and Historic Resources Commission, if applicable. Such review can occur concurrently with the COA application for a demolition. However, a COA should be issued for the proposed replacement use/building prior to issuance of the demolition permit.
To approve the demolition, the commission must determine whether the proposal allows for new development that is of greater significance to the character of the surrounding area than the existing structures.
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In regard to the proposed demolition, the Commission will need to determine if the proposal allows for new development, which in their opinion is of greater significance to the character of the surrounding area.
Staff Report Outlines 25-Story Estrella Tower Plans Ahead of Downtown Commission Review
Supporting evidence (1)
Previously, Pique Media reported on the staff analysis on Oct. 22.
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Staff Report Outlines 25-Story Estrella Tower Plans Ahead of Downtown Commission Review