Video 0:41
Video
Bluestone Brothers Submits New Application for 25-Story Estrella Tower
Read the full articleDeveloper Bluestone Brothers submitted a new Certificate of Appropriateness application on November 5 for The Estrella at 199 East Rich Street. The proposed 25-story downtown tower would demolish nine existing buildings, requiring commission approval for a replacement building.
How we know this
The sources and records behind this story, with the facts they support.
COA2601204 · Certificate of Approval/Appropriateness — 199 E RICH ST
Supporting evidence (3)
A new Certificate of Appropriateness application was submitted on Nov. 5, 2026, for The Estrella, a proposed 25-story mixed-use tower at 199 E. Rich St.
Read supporting passage
Document: Applicant Submitted Materials · 20261105_DC_Estrella 11x17 (r).pdf · attachment 5452259 · 2026-11-05T00:00:00Z · 75.80 MB
A new Certificate of Appropriateness application was submitted on Nov. 5, 2026, for The Estrella, a proposed 25-story mixed-use tower at 199 E. Rich St.
Read supporting passage
199 E Rich Street 25-Story Mixed-Use Tower See application for more detailed description
The application lists the applicants as Bluestone Brothers, LLC, George Berardi, and Stanley Lan and records its status as Under Review.
Read supporting passage
{Address=199 E RICH ST, Applicant=Bluestone Brothers, LLC; George Berardi; Stanley Lan, Document listing=Listed, Documents=1, Public view=Detail page, Record=COA2601204, Series role=historic, Status=Under Review, Type=Certificate of Approval/Appropriateness, Type role=other}
Supporting evidence (9)
For The Estrella at 199 E. Rich St., the applicant previously sought conceptual feedback from the Downtown Commission on Oct. 27, 2026.
Read supporting passage
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.
Plans for the 25-story building propose 296 residential units on floors 8 through 24, along with seven penthouses on the 25th floor.
Read supporting passage
• 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.
The tower includes 327 access-controlled parking spaces across floors 2 through 5 and an outdoor pool plaza on the sixth floor.
Read supporting passage
• Parking has been increased from 322 to 327 access-controlled including 26 spaces for visitors.
The tower includes 327 access-controlled parking spaces across floors 2 through 5 and an outdoor pool plaza on the sixth floor.
Read supporting passage
• 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 project site comprises six parcels bounded by South Fourth Street, East Rich Street, South Young Street, and East Cherry Street, containing nine structures built between 1900 and 1940.
Read supporting passage
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 development team is seeking to demolish the nine existing structures to construct The Estrella, including eight potentially contributing historic buildings.
Read supporting passage
The applicant is seeking conceptual feedback from the Commission to demolish the 9 existing structures and construct a mixed-use development named The Estrella.
The development team is seeking to demolish the nine existing structures to construct The Estrella, including eight potentially contributing historic buildings.
Read supporting passage
The site contains 9 structures built between 1900 and 1940, of which 8 are potentially contributing.
Three parcels containing two- and three-story structures are excluded from the development and will remain standing.
Read supporting passage
Three parcels containing two, 2 and 3-story structures from 1900 and 1910 are not a part of the development proposal and will remain.
In February 2025, the commission voted to continue the demolition request until a replacement structure was approved.
Read supporting passage
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 previous Certificate of Appropriateness application lists its status as Conceptual Review - No Action.
Read supporting passage
{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 (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.
Read supporting passage
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
City standards state that a Certificate of Appropriateness should be issued for the proposed replacement use or building prior to the issuance of a demolition permit.
Read supporting passage
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 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.
Read supporting passage
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 city staff analysis on Oct. 22 and the commission taking no action on Oct. 28.
Read supporting passage
Staff Report Outlines 25-Story Estrella Tower Plans Ahead of Downtown Commission Review
Downtown Commission Takes No Action on 25-Story Estrella Tower Proposal
Supporting evidence (1)
Previously, Pique Media reported on the city staff analysis on Oct. 22 and the commission taking no action on Oct. 28.
Read supporting passage
Downtown Commission Takes No Action on 25-Story Estrella Tower Proposal