December 2010

Contents

Introduction Planning Process 1 The Study Area 2 Planning Framework 3

Strategy Framework Changes 12 Challenges 13 Opportunities: Transformative Projects 25

Redeveloping the I-195 Parcels 26 Creating the I-195 Pedestrian Bridge & New Waterfront Parks 30 Expanding & Planning for the Knowledge District 31 Working Towards a Streetcar System 32 Improving Circulation Downtown: LaSalle & Emmett Squares 34 Improving Kennedy Plaza 37 Revitalizing Cathedral Square 38 Reconstructing the I-95 Viaduct 41 Guiding Preservation Oriented Development 42 Providence Gas Company Site 110 Westminster Street Dynamo House

Goals and policies 45

Introduction On May 31, 2006, Mayor Cicilline and the City Council announced Providence To- morrow— an innovative and inclusive planning process designed to provide a framework for the growth and preservation of Providence’s neighborhoods. Since then, the City Council has adopted a new Comprehensive Plan and the Depart- ment of Planning and Development has conducted detailed planning studies in each of the City’s neighborhoods. During the development of the Comprehen- sive Plan, it became clear that Downtown Providence is an area of special value, of particular concern and interest to the City.

Planning Process This plan is the result of a planning study with sev- study of Downtown, past planning efforts were eval- eral components, the most significant of which was uated, and current conditions, which have changed the Downtown Charrette, held in October of 2008. considerably since the completion of the charrette, Unlike the other neighborhood charrettes that were were considered. held throughout the Providence Tomorrow planning process, the Downtown Charrette focused on urban The next step, beginning in the Fall of 2010, is a design. Though the Charrette touched on other im- more in-depth analysis of the development poten- portant topics, it did not address in detail the variety tial of the part of Downtown known as the emerg- of topics in the other neighborhood planning stud- ing “Knowledge District.” The analysis will include a ies such as housing, infrastructure, and recreation. development plan for the Knowledge District, with The goal of the Downtown Charrette was to set the focus on the unique conditions needed to support framework for a unified design vision for the entire the development of life science-driven projects, and Downtown area which would detail specific land a development code for all of Downtown that puts use and design regulations (such as height, mass- into place the regulatory framework to achieve the ing, scale, and interaction with the public realm) to goals and objectives identified in the Downtown achieve the design vision and support the continued Charrette, this Downtown Plan and the specific de- growth and economic development of Downtown. velopment plan for the Knowledge District. This plan is one step toward that goal. As part of the

1 The Study Area Downtown is bounded to the north by Orms Street; to the Smith south by Henderson Street; to the west by Interstate 95; and With nearly 150 acres of land area, Downtown Provi- Hill to the east by the Moshassuck River, Canal Street, and the dence is divided into three areas: Downcity, Capital Providence River. Center and the Jewelry District. This plan addresses issues in all three districts as well as connections to It includes three subdistricts, Capital Center (Area A) to the A north, Downcity (Area B) in the center, and the Jewelry Dis- the surrounding neighborhoods of Upper South D College trict/Old Harbor (Area C) to the south. Providence, Fox Point, College Hill, Smith Hill, Fed- Hill eral Hill, and the West End. This study also evaluated edges of Downtown: the Prom- enade Connection (Area D), the West Side Edge (Area E), the Downcity is the core of Downtown Providence Federal Hospital Edge (Area F), and the East Side Edge (Area G). Hill B and is bordered by I-95 to the west, Pine Street to G Fox the south, Memorial Boulevard to the north, and E Point the Providence River to the east. Subdistricts within I-95 Downcity include the Financial District, the Downc- West End. C ity Arts District, Cathedral Square, and the Conven- tion Center. In addi- tion to being home Upper F to the City’s Financial South Prov. District, Downcity is rich in historical and cultural resources, many of which have the Downcity regulations. Downcity also includes of Downtown through the relocation of the existing been reinvigorated the area traditionally known as Weybossett Hill, railroad tracks and the uncovering of the River. The by historic tax cred- where future efforts such as the activation ofCa- uncovering of the River and construction of the new its and a wave of re- thedral Square, the re-establishment of the historic street con- investment over the street grid, and improved connectivity to the West nections be- past two decades. End will soon take center stage. gan in 1986 and was In 1994, the City created the Downcity District, an Capital Center is comprised of the land area north co m p l e te d overlay zoning district designed to direct develop- of Memorial Boulevard, east of Canal Street/Col- by 1992. ment in Downcity, protect historic and architectural lege Hill, and South of Orms Street. Capital Center is character, encourage round-the-clock pedestrian home to the State Capital and state office buildings. In addition activity, promote the arts and entertainment, and The Capital Center that we see today is the result of to the Provi- support residential uses. The Downcity Design Re- the 1979 Capital Center Plan which proposed and lat- dence Place view Committee (DRC) was created to administer er resulted in the implementation of the expansion Mall, in re-

2 ing center of industry to an urban neighborhood Planning Framework marked by surface parking lots and disuse. Since the 1970s, a number of plans have been devel- oped for portions of Downtown. These plans have Over the last 15 years, several health care and higher informed the development of this Downtown Plan. educational facilities, as well as private-sector life sci- The most significant of these plans are described be- ences firms have sprung up in the Jewelry District, low: which is strategically located between the main campuses of Brown University and Rhode Island The Interface: Providence plan of 1974 was a re- Hospital. Brown has begun construction of its medi- sponse to the energy crisis of the previous year. The cal school in the Jewelry District. The City continues plan aimed to make Downtown a walkable area that to build upon the Jewelry District as a center of re- could be accessed by multiples modes of transit in- search and innovation to ensure that it becomes a cluding buses and trains. cent years, Capital Center has seen the construction true center of the State’s knowledge-based econo- of three new hotels, two high-end residential towers, my. The Capital Center Plan was created in 1979 with and a new corporate headquarters building. The Vet- the intention of creating marketable land for a new erans Memorial Auditorium Arts & Cultural Center in The relocation of Interstate 195—which currently commercial sector of Providence, enhancing access the northern portion of the Capital Center District separates the Jewelry District from Downcity—will to Downtown Providence, providing an ordered set has also reinvented itself and is contributing to the allow for the reconnection of the historic street grid, of public open spaces, creating a dense urban dis- revitalization of a long ignored corner of Downtown. will open up approximately 14 acres of land for rede- trict, creating visual and physical linkages between The Providence Train Station is an important transit velopment within the District, and will include a new Downtown Providence and Smith Hill, and enriching hub within Capital Center that serves rail commut- five-acre waterfront park. The area is well positioned Providence’s livability and vitality, among other ob- ers and travelers through both the Massachusetts to again become a dynamic urban neighborhood. jectives. To accomplish this, the Capital Center Plan Bay Transportation Authority (MBTA) and Amtrak proposed relocating the existing railroad tracks, con- systems. structing a new railroad station, and daylighting the River. The Jewelry District is located between I-95 to the west, Henderson Street to the south and Pine Street The Old Harbor Plan of 1992 was created to plan for to the north. With portions designated as a Local the relocation of Interstate 195, which would open Historic District in 1991, the Jewelry District includes up a significant amount of land for redevelopment many industrial structures and factories constructed in Downtown Providence. The objectives of the plan between 1830 and 1930. This area was once home were to identify land that would be created by the to innovation and creativity in the jewelry industry relocation and establish street patterns for the land and served as one of the centers of manufacturing in disturbed. The land use component of the plan was Providence. With the downturn of manufacturing in meant to identify accessible waterfront areas, define the United States, the Jewelry District, like so many the nature of the reclaimed land and strengthen other northern cities, changed from a dense thriv- relationships between Downtown, the East Harbor

3 and the East Side. In addition, the plan also aimed to focus on improving the economic, social and cultur- were to: complete the extension of Memorial Boulevard and al vitality of the city with emphasis on design and • Improve pedestrian, vehicular and biking con- define a program of implementation and funding for pedestrian friendliness. nections between Downtown and the western what was proposed. neighborhoods along Westminster Street; Providence 2020, produced in 2006, recognized the • Reduce the negative environmental effects of The Downcity Plan (written between 1991 and 1994), need to create a development pattern for Down- I-95 within the project boundaries; was sponsored by the City of Providence and the town, as many proposed projects exceeded Down- Providence Foundation and was intended to be a re- town dimensional requirements, resulted in haphaz- • Connect Cathedral Square to its surroundings development plan for Downtown. Traffic circulation, ard development with inconsistent densities and and redesign Cathedral Square, making it a vi- parking, physical Improvements, architecture and heights, and lacked physical and economic connec- tal, well-used center of a mixed-income, mixed- design standards, development strategies, and the tions to other parts of the City. The plan also recog- use neighborhood; and, promotion of arts and entertainment were some of nized the need for a method to direct public and • Identify sites for mixed-use and mixed-income the topics that the plan recommendations covered. private investment to different sectors of Downtown development, including affordable housing. Some vital implementation efforts included the cre- and simultaneously develop parks, explore shared ation of a Downcity District, the Downcity Design parking and build upon the architecture of old and The intention of the Rethinking Kennedy Plaza study Review Committee, the Downtown Circulation Plan new buildings. of 2008 was to attract more people to Kennedy Plaza and the creation of the Downtown Improvement by connecting it to other parts of the City and in- The Providence Knowledge Economy Study of 2004 District. These efforts continue to play an integral creasing the pedestrian-friendly nature of the Great- targeted the potential of academic, medical and role in defining and regulating Downtown develop- er Plaza area. Some of the main recommendations educational institutions as an economic engine for ment. of the study were to integrate the Plaza as part of the City. Strategies included fostering collaboration, a larger circulation system, take advantage of the increasing the commercialization of research, in- The Jewelry District Concept Plan of 1999 revolved Plaza’s proximity to arts venues, partner with local creasing the competitiveness of knowledge-based around developing the District as a regionally com- institutions, and improve the Plaza’s connectivity to industries, and delivering a sustainable governance petitive business area to boost employment and cul- the nearby skating rink. structure for the newly proposed economy. The tural capital through its reputation as a design/arts study was particularly relevant to the Jewelry Dis- district and increase access to the waterfront. The The Jewelry District/Old Harbor Planning Framework trict as it was already home to a number of knowl- plan also envisioned the Jewelry District as a loca- Study of 2008 specifically focused on the Jewelry edge economy components including medical insti- tion for live/work spaces and a collection of public District, acknowledging its mixed-use nature and tutions such as Rhode Island Hospital and Women spaces. Like other Downtown plans, the need for pe- its potential to become a vital area for the emerging and Infants Hospital and, more recently, educational destrian-oriented streets and effective public transit knowledge economy due to its proximity to hospi- institutions like Brown University. was stressed. tals, educational institutions and research facilities. The major goals of the plan were to create a greater The Cathedral Square Feasibility Study of 2007 ex- The Connecting and Completing Downcity Provi- mix of uses within the Jewelry District, increase strat- amined the feasibility of reconnecting Westminster dence plan, based on a charrette conducted in 2004, egies for economic development, improve connec- Street through Cathedral Square as recommended touched on similar themes of connecting Down- tivity, and define design guidelines for development. in the Westminster Crossing and Completing and Con- town with other parts of the City. There was a strong Proposed actions to achieve these goals included necting Downcity reports. The objectives of the study

4 additional planning and rezoning, creating an open with more than sixty participants from all sectors of space implementation plan, fostering public/private the community. Charged with developing a new Vi- What is a Charrette? partnerships, creating incentives for mixed-use de- sion for Downtown Providence in 2030, the group The term “charrette” originated at ecole des velopment, and improving the management and first reviewed the Foundation’s 2010 vision docu- Beaux Arts in Paris, the world’s top architectural maintenance of public spaces and infrastructure. ment, which it adopted in the 1990s. After the work- school in the 19th century, and is derived from shops ended, a core group of Young Leaders contin- a French word meaning “little cart.” Carts were The 2009 Rhode Island Interstate 195 Relocation Sur- ued to develop a new document, Providence 2030: A circulated to collect final plans. Students would jump on the cart, polishing their drawings up to plus Land: Redevelopment and Marketing Analysis Vision for Downtown, incorporating sections about the last minute. was a collaborative effort between the Rhode Island the economy, culture, the civic realm, mobility, edu- Department of Transportation (RIDOT), the City of cation and sustainable practices. The committee fi- Today the word “charrette” describes a process Providence and the Rhode Island Economic Devel- nalized the vision with guidance from key Founda- of dynamic, interactive community planning. Its goal is to bring all the stakeholders —and all opment Corporation (RIEDC). The report analyzes tion members, and it was formally adopted by The the issues—into one room. this process can be issues related to the disposition of the parcels of Foundation in early 2010. This twenty year vision for applied to different projects, but always uses land created by the demolition of the existing I-195 Downtown Providence reflects the group’s aspira- the same basic strategy. a team consisting of through Providence’s Jewelry District and the Fox tions for Providence including continuing to grow a citizens, elected officials, planners, architects, Point neighborhood and offers recommendations vibrant economy, supporting a world renowned cul- developers, business owners, city officials, and for the redevelopment of the parcels. The plan’s ture, caring for the civic realm , celebrating mobility, other stakeholders works to root out potential analysis focused on ways to maximize the potential and expanding sustainable practices. This Down- problems, identify and debate solutions, and create a plan in a set amount of time. meeting of new development to increase the commercial tax town Plan advances many of the goals identified by both day and night for several days, participants base in the City, increase income, sales and corporate the Providence 2030 vision work together in both large and small groups taxes to the State, and to attract knowledge-based through a series of brainstorming sessions, industries and promote the commercialization of in- sketching workshops and other exercises. stitutional research. The report also addressed the revitalization of the area by identifying ways to max- Providence imize the development of high-quality mixed-use space, thoughtfully address the historic character of Tomorrow Neighborhood surrounding properties and ensure high-quality ur- Charrettes ban design. Establishing connections to parks and Providence has 25 distinct neighborhoods, each with taking advantage of the proximity of the waterfront unique character and identity. While neighborhoods were also stressed as way to guide the infill of the share many features, each has its own set of planning available parcels. issues and concerns. An important part of Providence Tomorrow is the in depth, detailed planning studies In the summer of 2009, The Providence Foundation that are conducted at the neighborhood level. The launched a program called Young Leaders to engage neighborhoods were grouped together so that a younger professionals within member organiza- total of ten neighborhood charrettes, or planning tions. Consultants led a series of three workshops, studies, were completed between 2007 and 2009. In More than 200 people participated in the Downtown Charrette.

5 addition to the neighborhood charrettes, a separate charrette and planning study was undertaken for The Benefits of Charrettes in Planning the waterfront. a Charrettes provide a framework for creating a shared vision shaped by community involvement, directed by consultants representing key disciplines.

a Charrettes provide an opportunity to improve and expand the relationships between residents and their Providence Tomorrow government through meaningful public involvement and education.

Downtown Charrette a Charrettes help a community to develop a shared vision of its future by allowing for increased More than 200 people participated in the planning opportunities for residents to make positive contributions to the planning process. charrette for Downtown, which took place Octo- a Charrettes help to create better plans by gaining more diverse input and involvement and help increase ber 27-30, 2008. The ten public sessions were held the likelihood that plans will be realized. at 222 Richmond Street in the Jewelry District. The charrette was a balance of presentations, education and input from the public. The first evening session Downtown Charrette Schedule was an opportunity for the public to join with elect- ed officials in a visioning exercise for the future of Downtown.

Three of the sessions analyzed the existing condi- tions and the vision for the future of Downtown’s dis- tricts: Capital Center, Downcity and the Jewelry Dis- trict. The other sessions were in-depth discussions of topic areas, including a session on Downtown parks, which focused on the two new waterfront parks and the pedestrian bridge that will connect them when the highway is demolished. A session on edge con- ditions and transitions to neighborhoods adjacent to Downtown focused on the height, massing and scale of buildings of new developments. Another session focused on how to use nodes of activity, green spaces and greenways to create connections and linkages between Downtown’s districts. The other evening sessions were devoted to the con- sultants’ presentations of alternative concepts for the future development of Downtown, which were based on the input from the public discussions and

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R O A N AR Y C D V E T S Y I AU I T A H W PL Plan was to direct growth in a mannerO that would EXI C N T

T AI S

L T C A VE S G E R W LI L AC O W R O

ST A Y R R L A

N A PL T ST A E ER T L E O

R R VE I M P DEF PR A R O I N M EW N NA L R O MO VE C L O BEN Y SEEK AN A O S AL ST PO H O A ST O T L Y L R ES ST

H N O G EL HEAL R N I H FO S O W T Y T R N D S A O Y ST S K M K E AL I RIC AU N D I ES S EN T V ST ON T H SE N N F L S A I ST R BY R EF SPE C SH VE VE F A ST TH A O E I ING T L S S U SH I N

EY VES R complement the entire City and develop a uniform WEA H S R E MAN U PL R N SL HAR I T U VE T A BOYD T V E AVE HURST ST O N AN EE PL E D L C A PL R ST G R Y A I KI

M O R N S ST BR ST NING ST N SI EY MAN A EAN M T T L O A PI

F T G C G VD T WALK ST D SEAR N LI I ING BU F N F M T BL AN N NT AVE ST G ST M U MOU ST AL N O R ER I I O AI S ST CT F KEPL EAG R T A V EL TU O R vision for how future developmentIA would be de- NE ST T A M ST E ST R ST E ASH ST GEORGE ST O V M ER ST M S W Z E E ONTROSE ST L T EORG AL M G ST L E E EG T N C PL L A EXC G D T L E H N A AN S N G EW VE E 1 O ST VE S VE AR ST A Y S T K S G C VE S T H S 2 G A D A S L N U A T Y ST SAXE I EXC E LENT ST AM L EE D T O

E P T

E VER PKI EV K I N N BEN D BR signed. Several areas were identified as key “areas E O ST AT O WE H

L LL C O O ED R S AVE AR X ST S ST ER T ST ST E AST EXI N O KEN S ST I T O O S O D ST ST T SPR T N P U ED O F O CE YT D T Y EST F

ST C S PR EM W R S O S L ER A O E J R M ONE ST G O D S ST D AH R Y U K BEN VE ES N AI HAL D C Y H V EP N VE E L N R A ST T AL N A I L A IA F BR T S ER ST D S N IEL O R ED A E I AN Y CHARLESF A KI EEN S O M SAL L 2 D of change”—those places where developmentEU and L T AM ASQ M S T O T N C 2 BEVE M N R C T AN T SABI E ST BU D E PEC T G S TON M D BO A S E H M O LE G T T N ST H ET L D R U ST D T A ST S R T O N S AMHER ST H C ST A T N SS R S S D K ST C I T AM U R R E ST IAM XE O ST R LL EW PL E I T ST AN W W EN ST N SW ST PO D D A EXI L O O F S O U 7 I W T EE Y ST M M I S D A L SU G GR N L SO T I T ER ER ST T E M A PE A SL E E W L ST D T redevelopment is most likely to occur in the future. AD C E FED ED ST T S VE G E N ON N T EE R C YER 6 U KO VI A AL ST ABO A REM SSU U I F TH T C R S T N ST T D PO T VE J T VE EM SN SSE I N W VI D S O BR ER T L A O A ST I Y O EL T R S T N PI O ST PU ST Z BO OHN VE ST ST O N J T ST T I E W S ST D ST L W ST ST AN R TR T S N ST P AL ST G N SER P 1 ST P G E EY N A T ST W ST S I BAR Y G S O YO BA D O ST S C N ST T ResidentialL and open space areas, to be maintained A W S E O ST R I N G LD U I O I E N A A U AR T ST T T ST ST T ST APPL R ST N BO EN O R PEN KEN L T L T H G ES REN EXI J EEN EXI EAST T E ST E AM D EL B ST J ET ST AN AC P D T EG ST L G ST C I S I EL L R C ET G ST ESO T ST N D IN D SI R RAN T D R KSO T G AM R E A EN EN O D G ST W AU D N I ST H R E Y D D ST N EC EN N L R ST ICK 3 I F EL R O W T I S ST ST S ST O R 1 T I N S and preserved, compriseG the majority of the City’s F N KI EL D PEL T D T EW T O M L T D BO R F SA ESS S VI AN SHEL T O ST ER F ER F R VE W I H T ES ST EXI EXI N S ST O N N N L AR R W I EY O N AL C P T G K L S T N C VE L L C ST PE KI 6 O L L T A SPR I N KW O IL AY KN O T I A C NG E EE W ST AR ST N VE H 2 O H VER G SER YR F S AD C N C N EST P ST EXI R M C SC O I N A I ST T O G AI I ST R SH T Y M AF HO BR S BA T 9 Y 2 H ST O M N I A AR land area. DowntownI Providence is identifiedD as a L H U 5 C N R ST U T W VI N R C O U W EL E K 5 A T F ASH T I 19 R T C C AN N L G ST S I W ST ST T R N T T E ST O AF EL T H E AI AL VES I H G F H AN T S ID Z SH E I T 7 N P W BAI L R M BR AL 2 D I D EL I N AR G T 5 T A A R 9 ST E A ER A Y R 1 M W H RY D L S O EXI T D E YET ST L T N AL C O EL ST D O N IN BAR Y ST L N T O O KN W M A D ST P S AH D 5 B AR BAR N ST D Growth District, an area that the plan identifies as O ST B INGT ST ASH A A Y B L W 9 ST I A ET A VE O N R R ST EL T I A E 1 ST T I IC D EY N I ST D SET D A R C T ER I G SYR BU T U I VER AC E ST USE ST H O SS S AR S D S T L M TFO ST M N RD T A SAN O ST O O VE G ST JOHNSTON E ST R BASS ST F EL AC PET E ST T OR N O ST S H AL N ST R KI W E TER G H R L NS H T S BODEL ST TMI I T N ES L A ES PO C U I L V A O one that is T expected E toL V ER seeI change and developE - ED ST W ST M SU L N K EL T VE BR W PPI SO PO A IN S H I O O G ER D EYS L N W D M G H I H M O I C 5 N T Y KES R ST ST I ED A A R Z S I N 9 A L SO D ST AR H H D ASKI M SPI AN A K 1 T Y VE S S VEL ST O O A T LE D E I T C T IKE A AM G ER ST ST ST T H H T N ST A W T ST N R H T H AM AM VE ST O AN PI SU I A ment. AVE G O M A N S A D S EA PI N WOO T D N ST L SE W K S M V EAST T I L O A O S T O S P O O T F EXT L AN SU S P S A F A AB ST ST ST ST T E L D S I VE E T AK A F O N N S R ST T ST T VE D A E H L

O ST Y D T

E V SQ D S ST C SH RANKLIN M S I F

ER KI A R ST O T D E T ST R A AV S

I IER W EXI T D S O N HIT R S L W IL D N H T MARVIN ST W E T T T S O I ST P EL U O EXI EC T R A D C T D OW ST ST L L WILL G EN PO F K 20 D D R PEAR AN EBO J E T R FR ST ER U A AD ST R VI T S T C ST S D H N ST N AL L BORDEN ST

R Y M DSO T

C A E HU ST A B R Y E I O ST L L O L N AL T ST E ST AR R E PL R P KEL ST D Providence Tomorrow: The Interim R ComprehensiveL H ER ST A SSER T ST L ST L SO ST EL YE PH A T ST AN L Y H S W ES L A A D ST R A I M E S LI WOO L N ST C H D I XBU O H D ER C N T ST N EW ST ST S G AR EN U A I SE EXI J AM T L T M T KEN EN S SON S D AR DER H ST ARCH ST S HEN BAR EH T T C R T D HAPIN AVE ST T Plan designates virtually all of the study area as I VI D S R A D W M L O 1 EAST PROVIDENCE L I O IL Y I ST 9 O R SO D AM N ST R N ST W ST L L N D M AN R T PR T 1 EL L WEND D L EN EXI EL S ST L ST E ER E I EN W O ST C I C ST H R E S SEVE E O ST S N O VE L W C L T A L N AR T O G U O IS RE N T C N N Y A R IN ST Y ST ST L E D A ST V C M M Y Downtown/Mixed Use.AN According to the plan: G E 1 ST RO L ER A VI SED T D T E EN ALE ST U R T D 9 ST ER ST S ER W W A T SU ES A C L W S T C E FIEL C L D ST PER Y Y A W ST E EB L ON ST L AL F A IO KST SER S C O R W Y A O EL ST T S BL ST T SPR T O BY VE ER R D F AGUE ST ST A O ST D D O CO PL M SI E R M E U N L R D ST AV R O S OC D R ST ST T K PARKIS AVE AN AR A A A A L R O L H C VE IL A W AN ROM W H AU C W Y A O ELL ST I This area is intended to revitalizeSO and restoreE the VE N ST VE ST VE I M ET I R F O A ST HARVARD AVE R A A ST S ST O PH VE KEN BEL TH AVE O V A R WO DARTMOU T ST R S O O T BR EL D L DM ST E E E AN ON R S ST D F IA ET RES VU ST BINS N Y ST RO I G E D ES E S O ES A A D Y L H V EL D T PR O I E HAN AN O W OVE WESLEYAN AVE S H ST I T J ASS VE W A R ST R F L A VER T historic core business area and to accommo- E I C L E N L A VE L AV I D A T EN Y D HILLHU M LAR ST EVEL RST AVE A N R S IL M T A AVE PO EL IO A AL T PLENTY ST W I S VE N ST PR R L U V R T ST LG D H M EL AKE O E PI T N PL L WHAT CH O A AVE ON ST EER W S E R AVE L SO ER A I C Y T L O VE PR IL HEST J BA H T C M L SAL BEN E ST I K T U PEAC AM R SI LI T S

N S C

date appropriate expansionD of the Downtown I PL W A R EN UNION AV I ST BL E ED O E O Y PU ST D C D N ES Y E IC A I E A T VE WHITMARSH ST L A BA O O V V BU ST S

I ST ST Y PO L E K ST R ST F W R E U E F AL T RN A C SB U I AL W D I B AD O TON AVE ST Land Use MapO (Providence Tomorrow: The Interim ComprehensivePRINCE Plan) ST SAL ER E SAR B ST A SH

area. It is characterizedI by a variety of business, C SW OG AVE U T B T S S O L BEN OR A LD R T SAR O ST T 1 ED H S MOORE ST EYN K ST AN 0 SW I T R VE O RAS ST C T A C AL T D ST S TU ST M U ER EAN ST LL ST TT EVI M DABO I AN 1 BAXT PO VE N AN EM A SW T 0 DS S S T L ER E N H O H YL O C ST C ST EYN L SA E N MAWNEY R AR 7 Y SAL ST R O AH A IC ER S ST VE O U BL R T YL I I PU L AL ST S I SA BURNETT G E L UR ST T O H O AN T L U T ST SEYM N ST S ST ST EN T ST R IN ST D D GREENWICH D ST G D H OO D D T W R S R O O EXI T T O R F N AN VE X ST A O EXI A A AN U S N D VE IAN T ST L ST 1 VE R O T IL 8 AM S L A BU S T G A G ST N N R VE IG T ER AVE BR AT 1 G YM AU E R Y D H L W 8 ST A W SSI A SO T A N PL I H M AL OR ST ST M G N ST SI N D E LL C UM C ST E I T A H ST D AU C MY R AU T S I BAF M M E U RBER ST U H T P S G H AP ST ST S LU T ER O ON L YL T I A T BY AR VE ST G BL 8 C A AR U F T O ST 1 SH H I N EST AX N ESS O F U L T A R O ST G H C N N T N C M S O NG AM I I C D W AG T E RED AVE EXI EL S AD I ER L AR RB ST T HU D L R T RIC TLAN HARDSON ST U O S D R A S ST M O N T I ST T T TAR E S O ASKA N EARL ST S N E L T C EBR O V T VE N A R A N IA EAN PO O VE VAN GT O E A SYL U N D EM N I S AI D EX PEN L VE E EL A ST ST C AD ER A VE TI ST ELM A AN N TL SO IO N A ST L AVE ER VI I X T N A T AN ER O M PR P MINAL RD

LEN SU ST BR T I ST AVE C P O I E R D C D E A AD U ST AI KI N EL I I R EL A SKI AT ST AD PL L ST V K D AL BYF E O G ST L I N ST N ST T ERN N W H ES N T S T ST AVE G ST O S T Y IC ASS E N T T S L T R D G T AN S C ST AI I ST IN KE M EAR S D N EL N R D RA AL O ST ACCES G AR SAC O D SER S RD AD W R AF ST ST NS FIEL H ER EN ST ST T RT H ELL VE N SASS IN ST PO JO A VI R VI AL T O VE ASS T K C A S EN C R T C I E T O ER YO R T ST N L S R AN R AK ST ET E EW BAKE HAPM D Y D PO R ST C AVE SSE N EVI ES KER O AC ONT M TH TOR EW U E C N VD R H BL ESC EY A M AR L VE BAI A VE D E IA I N ST RG C R T R ST W EO ST L O T G H F AG L L N S I EL SO VE I EL F ILL A AVE G USSE G ST J LINA RK N AN D A R LO R ARO YO D E E C VI EW S VE N R V C M ST N VE A ST SET O A PO ORE A O R A WESTM E SPI BR DIAN A W ST N VE G IN VE I E R EN R ER A N VI D T L I T VE D O L E ST N ST I L W AN A A H D TER BEL R M A ISK I SEA E OL SEL VE D T F A R ED M S D AVE O VI I AC W N A I E AVE LL A OH AV SH ST U I VE IA AD H ST D ORN T O C VER K IF I SEA C Y AL PY R L O C Y O EXI ST A F ST T 1 A 7 BABC T R K AD ROGER WILLIAMS AVE S W R E DE C ST T AV D VD N ST AR N AN Y AC R O BL E ST LA C E M VE ST E R 1 R M VER A D V AL N I F 0 C T O ST TO S A H G R ROUNDS A O N VE U N I T O E ASH BO S V W AVE AR S YT A TS H M I A 1 VE AC P N A I ST IO USET 0 H O H T R ST RUTHER 5 R VE G I LEN AVE 9 A A SSAC AVE R T N M A U M A AL T BAM VO G AG S A AN 6 AL R R PO A 1 L AR YR SINCLAIR AVE IN U C N T DEN F ESER KM AV T Y AVE E NTGOMER R ST O A M R EXI MONTGOMERY AVE N

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ST V A E A VE PL L MA IL EXIT H CRANSTON 16 E VE 10 N 10 A PI D

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BISS R H ELL D ATH ST P AWA Y ST O 0 ET 1 N

WARWICK

The information depicted on this map is for planning purposes only. Legend It is not adequate for legal boundary definition, regulatory Single Family Residential PROPOSED LAND USE interpretation, or parcel-level analyses. Low Density Residential Medium Density Residential Produced by the Providence Planning and Development GIS Lab. High Density Residential 400 Westminister Street, Providence, R.I. 02903 Neighborhood Commercial/Mixed Use General Commercial/Mixed Use Data Sources: Downtown/Mixed Use . Providence Geographic Information System Business/Mixed Use Waterfront Mixed Use/Neighborhood Date: February 7, 2010 0 1,500 3,000 6,000 Waterfront Mixed Use/General Feet Y:\StandardMaps\Zoning Waterfront/Port Public Space/Open Space 1 inch = 926 feet Conservation The Plan’s Objective LU 4 states: “Promote vibrant District, defined as follows: eas or large vacant areas. Opportunities for mixed-use areas. Promote the development of pedestrian-oriented, mixed-use development These areas are centered around the Down- mixed-use areas with different levels of intensity and transit hubs can be found in most of these town core, and along the waterfront and in and use to improve the jobs/housing balance and areas. Successfully developing these areas manufacturing areas in the city. They have encourage alternative modes of transportation.” Re- should not come at the expense of displac- many different characteristics, but common garding Downtown, Strategy C states: ing existing residents. Instead, these areas are traits include: close proximity to a commercial intended to become diverse mixed-use areas, C. Encourage continued investment in the area arterial street, locations in older industrial ar- designated as Downtown/Mixed Use on Map 11.2 ‘Future Land Use’ with a high concentra- tion of business, commercial, institutional, cul- tural and residential uses by:

1. Identifying changes to regulations and other strategies to minimize the conflict between residential, business and enter- tainment uses, such as developing a mea- surement process for nightlife’s impact and creating a strategy for its use by the Board of Licenses in managing the renewal of li- censes and projecting the effect of a new license issue.

2. Refining the unified design vision for the area through the neighborhood planning process, using previous plans such as the Downcity Plan, the Jewelry District Plan and Providence 2020 as a starting point.

3. Refining existing regulations to better implement the goals of protecting the his- toric character and environmental assets of the area while promoting new investment.

4. Identifying strategies to increase parking Downtown without negatively impacting the character of the built environment.

The Plan also designates Downtown as a Growth Areas of Stability and Change (Providence Tomorrow: The Interim Comprehensive Plan)

8 with the addition of new residents to the areas, 2. Reflect design vision adopted as part of rather than displacement. neighborhood plans.

Objective LU 2 states: “Direct Growth. Encourage 3. Encourage adaptive reuse of historic growth in areas best suited to provide access to jobs, structures where economically feasible. housing and transit.” The strategies for this objective 4. Create incentives for development. are as follows:

A. Use the neighborhood planning process to:

1. Develop a unified design vision for Growth Districts, Growth Corridors and Transitional Areas identified on Map 11.1 ‘Areas of Stability and Change’ that identi- fies the preferred pattern and character of development including mass, scale, build- ing height, design, use, and density, and considers topography, streets, sidewalks and open spaces.

2. Identify nodes of increased density to support transit options.

3. Identify significant buildings and view corridors to be protected.

4. Identify environmentally important fea- tures to be preserved or enhanced such as views, river and harborfront areas and po- tential pedestrian access points.

5. Confirm and/or refine proposed locations and boundaries for Jobs Districts, land use designations, proposed greenways and proposed open space/public space.

B. Update regulations to:

1. Maintain and enhance waterfront views to and from the city.

9 10 Strategy framework Since 2007, when Providence Tomorrow: The Interim Comprehensive Plan was written, significant changes have impacted Downtown. The economic downturn has resulted in vacant office space and a difficult climate for retail storefronts and small business throughout the City; however, the effects are most pronounced in Downtown. At the same time, new opportunities for economic growth are on the immediate horizon in the emerging Knowledge District, with the expansion of a number of the City’s largest institutions, and with the relocation of the I-195 corridor and its unprecedented opportunity to create a new vibrant urban neigh- borhood as part of Downtown.

This section identifies several of the recent changes, challenges and opportu- nities with immediate impacts for Downtown. Some of the challenges facing Downtown are presented as a series of case studies that highlight a particular issue that is representative of a larger district-wide concern. Nine projects that are currently planned or underway are identified as opportunities. These projects have the potential to be transformative and catalytic and are expected to shape the future of Downtown.

11 Changes es in the District. There are also a handful number DID also manages the Downtown beautification pro- of small life sciences and technology firms locating gram, which has grown to incorporate nearly two- Investment in Downtown here. hundred hanging baskets, five ground level planting In December of 2007, when Providence Tomorrow areas and fifty sidewalk planters. By partnering with was adopted, the City and Downtown were still en- Green the Knowledge District the City, the DID helps to repair downtown side- joying a building boom. Like the rest of the country, walks, find funding for sidewalk brick repair, replace “Green the Knowledge District” (GKD) is a collab- the financial crisis that began in 2008 hit Providence missing and broken street signs, and place new bike orative effort of the Ocean State Consortium of hard. Some Downtown projects have stalled, leaving racks and trash receptacles throughout Downtown. Advanced Resources (OSCAR) and the City of Provi- vacant lots and buildings, yet there still is develop- dence that aims to catalyze sustainable economic ment happening. Notable projects recently com- In addition to keeping Downtown clean and beau- growth and development and raise the profile of pleted or under construction include: the headquar- tiful, the DID also employs “Safety Guides” who pa- Rhode Island through new jobs, technologies and ters of Moran Shipping on Francis Street and the trol Downtown on foot and on bicycle, promoting a businesses, along with retention of businesses in Blue Cross/Blue Shield headquarters at Waterplace friendly, safe downtown atmosphere. the area. The group will work with key stakeholders Park in Capital Center; AS220’s Mercantile Block on to help facilitate the green design, planning, imple- Washington Street and the renovation of the Smith- mentation, and marketing of environmental and Mathewson building in Downcity; and, in the Jew- Hospitality Resource Partnership cost efficiencies for the Knowledge District. In January 2007, the Downtown Improvement Dis- elry District, the renovation of 222 Richmond Street trict (DID) collaborated with the City of Providence for Brown University’s new medical school. In addition to savings in operating costs and energy, and other organizations to establish the Hospitality an expected outcome of GKD will be for the Knowl- Resource Partnership (HRP) with the goal of creating Interstate 195 Relocation edge District to serve as a state, regional and nation- a more safe and vibrant arts and cultural environ- The half-billion dollar relocation of a segment of In- al model for sustainable design and development ment in Downtown. The HRP is a model of private/ terstate 195 through Providence is rapidly moving and to promote human resource and capital invest- public collaboration among diverse stakeholders— toward a conclusion. Almost all of the new traffic ment. By encouraging and even requiring the use of including the City of Providence, the Downtown movements are open on the new highway and the sustainable elements such as solar power, grey wa- Improvement District, the Rhode Island Foundation, demolition of the old highway has begun. (For more ter recycling, and green roofs, “Green the Knowledge the Providence Foundation, various colleges and information on the I-195 Relocation refer to the “Op- District” is intended to demonstrate how urban com- universities, the Providence Police Department, mul- portunities: Transformative Projects” section of this munities can simultaneously foster economic devel- tiple neighborhood organizations, the Providence plan.) opment and improve energy efficiency, ecological Downtown Churches Association, and numerous health and sustainability, and quality of life. music venues—to identify opportunities to create Knowledge District safe and vibrant nightlife in the Capital City. These The Jewelry District and the Hospital District to its Downtown Improvement District efforts include: south are emerging as an area of growth for health The Downtown Improvement District (DID), which • Partnership with the Providence Police Depart- care and higher educational institutions. Lifespan, launched in early 2005, has helped to significantly ment License Enforcement Unit to establish a Care New England, Johnson & Wales University, and improve Downtown by removing litter, power wash- program aimed at identifying and targeting Brown University all now have prominent presenc- ing sidewalks, removing graffiti, and weeding. The underage drinking throughout the City of Provi-

12 dence. ger required review of demolition by the Historic rary lot for more than two years was closed. District Commission. It also permitted demolition • Development of the floor host training ordi- to be granted if a building was vacant for five years, The difficult economic climate combined with a chal- nance which mandates floor hosts (bouncers) despite efforts to lease the space, and allowed tem- lenging regulatory climate can make Providence’s to receive job specific training and background porary surface parking lots as a temporary use when Downtown unattractive to developers. When a new checks. construction delays followed demolition. development project is not viable in Downtown, surface parking can be financially attractive for a Several high-profile demolitions were to follow, developer; however, surface parking is aesthetically Challenges some enabled by the new Downcity Zoning regula- and environmentally detrimental to Downtown and tion, others not. The Grant’s Block proposal, a large contrary to the City’s vision. Land Use parking structure with mixed-use retail and residen- Available Land and Interim Uses tial buildings on each end, resulted in the razing of Interim uses for vacant lots and blank storefronts Downtown’s historical development pattern has numerous buildings along Union Street between must be seriously considered during this economic been eroded over the years. Buildings have been Westminster and Weybosset Streets in 2005. In downturn. Innovative interim uses such as tempo- demolished and not been replaced, leaving gaps in 2008, two three-story buildings were demolished on rary retail stalls, sheltered market space, public art the urban fabric. Parking lots now occupy prime de- Washington Street to make way for an eleven-story displays, and community gardens should be en- velopment sites. While parking is a necessity, Down- Sierra Suites Hotel. Both of these demolitions were couraged at these sites. Although many agree that town’s land should be used more efficiently, with approved by the Downcity Design Review Commit- surface parking and other uses that do not positive- parking in structures. tee. The former police and fire headquarters build- ly contribute to a vibrant pedestrian environment ing at LaSalle Square and the fire-damaged Second should not be allowed in Downtown, there are many Once an area of dense, uninterrupted urban fabric, Universalist Church building that housed the origi- challenges, such as existing zoning regulations, that Downtown now has a proliferation of surface park- nal Downcity Diner were both condemned by the must be overcome. ing lots. Prior to the 1990s, when Providence ad- City building official and demolished. In all of these opted a Downtown Historic District and, later, the cases, temporary parking lots have either been ap- Over the past twelve years, Providence has absorbed Downcity District, there were no restrictions on de- proved or are pending approval. only 641,000 square feet of office space, for an aver- molition and establishment of surface parking. This age of 53,000 square feet per year. In the next few has resulted in a Downtown punctured by holes in To combat this issue, significant changes were made years, over 400,000 square feet of office space is -ex the fabric that detract from the pedestrian environ- to the Downcity Zoning Ordinance in 2009. Demo- pected to become available (Chan Krieger report). ment of Downtown. litions are now only permitted once architectural Even if the absorption rate returns to the twelve- plans are complete and building permits for new year average of 53,000 square feet per year after the When first enacted, the Downcity Zoning District construction have been granted. The provision recession, it would take eight years for all of that strictly controlled demolition and prohibited most that permitted demolition of a building vacant for space to be occupied. In addition to the significant surface parking lots. Following a court judgment five years has been removed. The regulations were amount of office space and land already available in that invalidated the Downcity Zoning regulations, strengthened to permit surface parking only when it Downtown, the release of the I-195 parcels for rede- the re-adopted provisions of 2004 resulted in weak- is shielded by a building from a major street. A per- velopment will increase the supply of available land. ened demolition provisions. The ordinance no lon- ceived loophole that would have allowed a tempo- This vast supply of developable land and available

13 THAYER ST SMITH ST

T

S

State

E

House E

P

S N. MAIN ST 95 CANAL ST A Capital G Center College Hill Prov. Place EXCHANGE ST Mall ANGELL ST

FRANCIS ST WATERMAN ST RISD Brown MEMORIAL BLVD University

EXCHANGE TERR Convention Center

Dunkin’ Donuts Center URI WESTMINSTERDORRANCE ST ST WASHINGTON ST BENEFIT ST WEYBOSSET ST S. MAIN ST Trinity Rep. Downcity JWU

EMPIRE ST PPAC 95 New Waterfront Fox Cathedral Park Square Point CHESTNUT ST Brown U. SHIP ST Medical School Dynamo

RICHMOND ST EDDY ST House PINE ST Jewelry POINT ST Central/ FRIENDSHIP ST Classical CLIFFORD ST District High Schools Children’s Museum SOUTH ST

195

POINT ST

ALLENS AVE

Rhode Island Upper South Hospital BROAD ST Providence Women & Infants DUDLEY ST 95 BLACKSTONE ST

PLAIN ST

EDDY ST THAYER ST CCRI SMITH ST PRAIRIE AVE Vacant/Underutilized office space drives down demand and rent prices throughout the City.

T

S

State

E House E I-195 Redevelopment Parcel P PUBLIC ST S N. MAIN ST 95 CANAL ST A The limited availability of capital and the downturn in the real estate market caused by Capital G Transformative Project Center (see DowntownCollege Plan for more info.) the national recession will especially impact the marketability of the I-195 properties Hill in the short-term. The City and appropriate partners should consider strategic acquisi- Prov. Place EXCHANGE ST * tion of I-195 parcels and vacant lots in Downcity in order to reduce the available supply Mall ANGELL ST of land as well as to provide public amenities like Downtown parks that can, in turn, add

FRANCIS ST WATERMAN ST RISD value to the remaining available parcels. As Downtown is built-out, those parcels could Brown University MEMORIAL BLVD be developed to fill in the urban fabric. When the economy comes out of the reces-

EXCHANGE TERR sion, Downtown, especially the I-195 parcels, will be very attractive for development, Convention Center given the highway access and proximity to Dunkin’ Donuts institutions. Center URI WESTMINSTERDORRANCE ST ST WASHINGTON ST BENEFIT ST WEYBOSSET ST S. MAIN ST Trinity Rep. Downcity JWU In order to create the vibrant urban envi-

EMPIRE ST PPAC ronment that is desired in Downtown, the 95 New City must revise the existing regulations Waterfront Fox Cathedral Park and remove barriers to achieving this goal. Square Point CHESTNUT ST Brown U. Incentives may need to be developed to SHIP ST Medical School Dynamo encourage property owners to provide in- RICHMOND ST EDDY ST House PINE ST Jewelry POINT ST terim uses other than surface parking. The Central/ FRIENDSHIP ST Classical CLIFFORD ST District High City should also work with Providence Art Schools Children’s Museum Windows to expand their program to in- SOUTH ST

195 clude a broader area of Downtown and possibly to include vacant lots. Providence POINT ST Art Windows—a

ALLENS AVE program that is Total Area of All Lots Vacant/Underutilized Lots % of Total Area supported by the Rhode Island Upper South Hospital that is vacant/ BROAD ST Providence Foun- Providence underutilized WomenSF & Acres SF Acres Infants dation, Fidel- DUDLEY ST Capital Center 2,952,152 68 95380,000 9 13% ity investments, BLACKSTONE ST the City, the RI Downcity 4,395,710PLAIN ST 101 630,000 14 14% State Council on Providence Art Windows fills vacant Jewelry District

EDDY ST the Arts, and Ve- CCRI storefronts with art installations as a way to (including 16 acres of I-195PRAIRIE AVE 4,427,425 102 2,009,846 46 45% Vacant/UnderutilizedRedevelo pment parcels, excluding rizon—exhibits connect Downcity gallery spaces and improve planned waterfront park) I-195 Redevelopment Parcel art installations the pedestrian environment. (Image courtesy PUBLIC ST DOWNTOWN TOTAL 11,775,260 271 3,019,846 69 25% of Providence Art Windows) Transformative Project in empty retail (see Downtown Plan for more info.) * 14 spaces in Downcity. The shows, which are judged Land Use Challenge: by local residents and artists, positively contribute 110 Westminster to the pedestrian experience throughout Downcity. Granoff Associates and BlueChip Properties’ 2005 announce- to remove the ment of their plans for” One Ten” Westminster was exciting façade on the news for Providence—it would be the tallest building in the grounds that Institutional Challenges City, and the first significant new building in Downcity in de- it was an ob- Tax exempt colleges and hospitals are increasingly cades. It was also contentious, as the skyscraper of luxury con- struction and important to the State’s economy, and many of these dominiums would require the removal of several historic build- an eyesore, institutions are poised to expand their presence in ings. Proposed for the lots between the Arcade and the Turk’s preservation- Downtown, particularly in the Jewelry District and Head Building, the modern building was welcomed by some as ists demanded on the I-195 redevelopment parcels. Institutional an emblem of the Providence “Renaissance”. Others preferred a more cre- expansion—by both the construction of new build- to save the historic Providence National Bank building that ative strategy “One Ten” was slated to replace. that held the ings on already owned land and through the acqui- developer to sition of new land—creates great potential for eco- The developers’ design was approved by the Downcity Design their original nomic growth through the provision of jobs and the Review Committee under the condition that they preserve the contract of 110 Westminster Street, where a historic creation of related enterprises; however, expansion Weybosset Street façade of the bank and incorporate it into maintaining facade faces the possibility of demolition of the institutions’ tax exempt property within Provi- their new tower. The developers complied with the DRC’s re- the façade and to make way for another surface parking dence results in a significant loss of local property quest and began demolition in September 2005. Within a few utilizing the lot in Downcity.. tax revenue. months, the bank façade was braced with steel supports in empty space in preparation for the duress of the adjacent construction work a productive manner. Either way, the committee insisted that and the rest of the lot was fully cleared. O’Connor must first present reports on the financial feasibility In 2003, the City and four of the City’s colleges of alternatives to demolition and bring to them proof of finan- reached an agreement which stipulates that instead After the demolition was complete, the project experienced cial hardship in order to proceed in addressing their request. of an automatic tax exemption once a property is continuing delays as the financing became unstable in the eco- O’Connor has yet to return with their findings, and the lot re- brought into institutional use, the tax payments de- nomic downturn. The tower was redesigned several times, and mains vacant, with the steel structure still encroaching on the cline incrementally over a 15-year period. This agree- in 2006 new plans featuring a W Hotel in the lower floors were public right-of-way. presented to and approved by the DRC. In June 2008, after fur- ment also resulted in the colleges paying annual payments in lieu of taxes, although they are signifi- ther delays, another much shorter building was proposed in an In a sense, the façade has become symbolic of the difficult de- attempt to cut costs. velopment climate in Downtown. For the owner, it has become cantly less than what the taxes would be for tax-pay- a liability—standing in the way of a clean, marketable site. For ing entities. This landmark agreement was the first of In 2009, four years after the demolition, the financing for the the City, it is in the way as well, blocking pedestrian traffic and its kind in Providence, but as it doesn’t apply to other tower had still not solidified and the lot at 110 Westminster re- preventing repaving of the street. Nevertheless, the façade is a tax exempt institutions such as hospitals, it is limited mained vacant. The bracing that held the deteriorating bank part of the historic fabric of this curving stretch of Weybosset in scope. Recent cuts in State revenue-sharing to façade still obstructed the Weybosset Street sidewalk and Street. For many, its presence is preferable to the alternative municipalities have made Providence even more re- prevented any repaving efforts by the City. O’Connor Capital view of a parking lot. The City and the owners are still working Properties, who acquired the property from BlueChip in 2008, together to fins a solution for this development site. liant on property taxes. The City must explore other went before the DRC in October 2009 to request permission to means to mitigate the loss of revenue from non- remove the bank façade in order to build a temporary surface profit expansion. Downtown benefits greatly from parking lot. While area retailers were supportive of the measure institutional growth, but the City must ensure that

15 this growth is tied to sound fiscal policy. Infrastructure Challenge: Tensions between Land Uses Train Station Parking Garage The underground parking garage at Providence Station is in Downtown Providence is home to a diverse mix of dire need of repair. Due to deferred maintenance, the garage uses, as a healthy urban area should be. Character- has been subject to serious water damage through the open ized by a variety of business, financial, institutional, joints in the concrete supportive structure. Despite not being public, quasi-public, cultural, residential, light manu- directly responsible for the garage, the Department of Trans- facturing, and other related uses, potential conflicts portation (RIDOT) is invested in keeping the 360-space garage arise with the close proximity of uses, often within open to serve the commuters riding on Amtrak and Massachu- setts Bay Transportation Authority (MBTA) trains. The expand- the same block or building. ing MBTA system and proposed South County Commuter Rail by MetroPark Ltd. The land above the garage, which features a Service will require all the existing parking at the Providence plaza, Railroad Street and Park Row West, is owned by the City. Downtown is the right location for arts and cultural Station and more. venues, including those that are regional entertain- The plaza has deteriorated dramatically since it was built, which ment destinations. The diversity of arts, cultural The ownership situation and, therefore, the responsibility for has increased the amount of water damage sustained by the ga- maintenance at the site, is complex. The land beneath the and entertainment venues in Downtown is central rage beneath. The City hopes to renovate the plaza as soon as garage is owned by Capital Properties and leased by Meyers’ to Providence’s identity and should continue to be the necessary funds become available. The project is expected Park Row Properties. The garage is owned by Meyers’ and run encouraged and developed further. In recent years, to cost roughly$10 million. however, with the conversion of buildings in Down- town’s core to residential use, Downtown is also be- coming a residential neighborhood. It is essential to Infrastructure Challenge: find ways to balance the mix of uses within Down- Woonasquatucket River Dredging town and mitigate potential conflicts, such as noise The Woonasquatucket River, which flows under the Providence Place Mall through the heart of Downtown before emptying into the and late night crowds, so that the diverse mix of uses Providence River, is an invaluable asset to the City of Providence. It is also home to WaterFire, Providence’s major public art display that occurs weekly throughout the summer and early fall. WaterFire commissioned a study in 2004 that found it generates an estimated $33 remains. One way to better address these potential million for the City in spending and draws roughly one million spectators to the city each year. Unfortunately, the Woonasquatucket is conflicts is to consider special criteria for entertain- silting at a rapid rate, creating very shallow areas that make it difficult for WaterFire boats to load and light its floating braziers. Water- ment venues with performance standards to miti- Fire spend roughly $24,000 each year on the maintenance of engines and rudders that run aground in low water. Already, WaterFire is gate the impacts on less intensive uses. The Hospi- forced to aim for high tide and close the hurricane barrier to artificially raise water levels in order to put on the spectacle. In March 2010, tality Resource Partnership is working to create safe massive floods across Rhode Island caused exaggerated silting that formed pungent shoals in the Water Place basin which brought and vibrant nightlife in Providence. (See page 12 for increased public attention to the urgent need for dredging. Despite an obvious need, funding to dredge the lower Woonasquatucket is not easily obtained. Maguire Group’s January 2008 Dredging Study projected it would cost roughly $10 million to dredge the river more detail.) to its original dimensions by relocating 60,000 cubic yards of silt upland. However, returning the river to those dimensions is not a sufficient solution in the long-term, considering the speed in which it has recently become silted. In order to slow the rate of silting in Infrastructure the future, a committee of stakeholders and City officials proposed the building of a sedimentation basin that would collect the silt Like other areas of the City, Downtown’s physical in an area away from the park with road access that would ease future dredging when necessary. In November 2009, the City applied for $3.8 million of State funding through the Water Resources Development Act to remove 12,000 cubic yards of material in the lower infrastructure—including roads, streetlights and Woonasquatucket and an additional 18,000 cubic yards for the construction of the sedimentation basin west of Francis Street. The underground utilities—requires regular mainte- request is pending. nance to keep it functioning safely and efficiently.

16 Unique to Downtown, however, are other infrastruc- The committee has built upon the standards report Important civic structures should be celebrated ture challenges such as the dredging needs of the produced by Wilbur Smith Associates (WSA) in Janu- with active plazas and urban design features. In rivers, the repair of the train station parking garage ary 2000, which identified sign types and general order to maximize the use of our open spaces, the and the maintenance of historic materials on side- specifications. Led by Urban Place Consulting, the City must ensure that residents, workers and visi- walks. Several sidewalks in Downtown are begin- committee’s goal is to launch a new signage pro- tors are easily able to locate and link into the open ning to buckle due to the existence of historic under- gram that incorporates the WSA findings, where space network. Activating these important nodes ground vaults that have not received reinforcement relevant, with necessary updating to ensure that the is a challenge; the City should continue to activate or maintenance. As Downtown is home to many finished product is accurate, current, and ready for open spaces through enhanced programming visitors,events and festivals, it is essential that the implementation. (markets, live music events, etc.) and should pro- infrastructure be upgraded and maintained for aes- mote active ground-floor uses along the edges of thetics, safety and artistic excellence. The Rhode Is- After much consideration, the committee deter- open spaces. Consideration should also be given land Department of Transportation is currently using mined that Phase One of the wayfinding plan would to views and vistas that will showcase these iconic federal funds to ensure that all sidewalks in Down- focus on a vehicular signage program for the geo- structures and open spaces. town are ADA compliant. graphic area bounded by Smith Street to the north, I-95 to the west, Benefit Street to the east, and Point Completing the Urban Fabric and Enhanc- Street to the south. The committee completed an in- ing Connections Wayfinding ventory of existing Downtown signage, noting each Completing the urban fabric not only involves To a newcomer, Downtown may appear to be a con- sign’s current condition. Plans for new signs are cur- improving connections to surrounding fusing series of one-way streets and alleys with un- rently underway, and fieldwork is nearly complete. neighborhoods, but also improving connections clear indications of how to reach a given destination. Once a list of new signs has been finalized, a design and filling in holes within Downtown’s three In lieu of coherent signage, locals often base direc- firm will be able to develop documents for sign fab- districts. Highway construction and urban renewal tions on landmarks and, while this may seem quaint rication and installation. schemes such as Cathedral Square that were to some, to many visitors it is uninviting. implemented throughout Downtown in the mid- 20th century separated individual neighborhoods Downtown Providence is a critical regional transpor- Urban Design and districts from one another, interrupting the tation hub for Rhode Island, yet it currently lacks a Creating a Linked Open Space Network urban fabric and severely reducing pedestrian comprehensive wayfinding system. The Downtown Downtown has many wonderful iconic structures— and vehicular connectivity. To mitigate these Providence Wayfinding Signage Committee, which such as the Cathedral of Saints Peter and Paul, the effects, the City will need to make significant has been focusing on this issue since 2008, hopes Courthouse, City Hall, and PPAC—and many existing infrastructure investments. Throughout the three to better connect residents and visitors with infor- and planned open spaces—such as Burnside Park, Downtown districts, gaps in the urban fabric effect mation about major attractions. The Department the State House lawn, Roger Williams Memorial Park, the character of streets and pedestrian linkages. of Planning has helped to guide this committee, in and the planned five-acre waterfront park in the (See page 13 for further discussion of interim uses partnership with staff from the Providence Depart- Jewelry District. and available land.) ment of Art, Culture + Tourism, the Providence War- wick Convention & Visitors Bureau, the Providence The challenge for Downtown is to link those struc- The conversion of one-way streets to two-way Foundation and other Downtown organizations. tures and sites in an identifiable and cohesive way. streets greatly improves the connectivity of

17 Downtown and should be continued where feasible. uses (especially ground floor uses) along these As new development sites, such as those in the The Downtown Circulator Project has already key corridors and streets that connect Downtown Knowledge District and Capital Center emerge, office resulted in the conversion of Washington Street to to surrounding neighborhoods. Loading, service space is becoming less common in Downcity while two-way, and is currently in the design and planning entrances, blank walls, and garages should be residential and entertainment uses are becoming phase for Weybossett, Empire and Fountain streets. prohibited along these important corridors. more common, especially along Westminster and (See page 34 for further discussion of the Downtown Washington streets. The City must begin to adjust Circulator Project.) Downcity the way we look at Downcity in order to reflect Within Downcity, the unique identity of small the unique identities of important corridors and Key areas where connections should be enhanced blocks, architectural character, and the diverse subdistricts (Financial District, Downcity Arts District, include those identified below. Retail and street- skyline should be maintained and enhanced. The Cathedral Square etc.) within Downcity. level activity should first be strengthened along viability of retail corridors, especially Westminster key corridors and nodes within Downtown, then Street, should be enhanced with appropriate infill Capital Center expanded to connect to adjacent neighborhoods development in order to complete the urban fabric. Due to the large block sizes that were created by the and districts. Particular attention should be paid Important gateways such as LaSalle Square should 1979 Capital Center Project Development Plan, con- to streetscapes, pedestrian amenities, signage, the be celebrated with proper urban squares to calm nectivity from Capital Center to Downcity, Smith quality of urban design, building heights, and land traffic and improve pedestrian connectivity. Hill, the Promenade District, and College Hill is par-

As part of the planning process for Downtown, the consultant team studied ways to improve connections between important open spaces and iconic structures (left), ways to improve the urban fabric (middle) and ways to improve connections to surrounding neighborhoods (right).

18 trian connection beneath the pedestrian experience along this corridor would cre- Providence Place Mall to Francis ate a more seamless connection over the highway. Street. Both Promenade and Kins- ley streets should be enhanced to Several proposals to develop these lots have come create a better connection from forward in the past several years (see inset box on the Promenade Corridor to Capital the next page), but none of the plans have come to Center. fruition. The height of new development along this corridor is a particularly important issue. This edge Within Capital Center, these con- must be sensitively developed to respond to neigh- nections are also particularly chal- borhood character while reacting to the develop- lenging: ment potential of increased height and density that comes from the edge’s proximity to Providence’s • Capital Center to College Hill and Smith Hill via Smith dense urban core. Street; The connection between the train station and the rest of Downtown could be improved The 2010 West End, Federal Hill, and Reservoir Neigh- by enhancing pedestrian amenities and introducing active uses, such as small retail • Park Row between College Hill borhood Plan calls for neighborhood-serving mixed stalls or cafes. and Capital Center; use developments that would increase walkability • Avenue of the Arts between and neighborhood identity along this corridor, such ticularly difficult. With popular MBTA commuter rail as locally-owned street-level businesses like gro- service and several new developments, including Park and Francis streets in Capital Center; cery stores, pharmacies, dining establishments, and the new Blue Cross Blue Shield offices and several other mixed-uses. The Neighborhood Plan also sug- residential buildings, Capital Center may now have • Exchange Street between Gaspee and Railroad streets, just west of the Providence Train Station; gests that the Downtown edge should have build- the population density to support active ground- and, ing heights that step down from the parcels closest level uses and active open spaces. The expansion of • Capital Center to Downtown along Memorial to the highway into the residential neighborhoods, the MBTA commuter rail service south of Providence Boulevard and via Francis and Exchange streets. keeping topography in consideration and limiting will also bring additional pedestrians to the area. As height to buffer the neighborhood from the high- an important gateway to Providence, the area sur- West Side Edge way and draw vitality from Downtown out into the rounding the train station should be vibrant and at- The West Side Edge runs south from Atwells Avenue neighborhoods. At both the West End and Down- tractive. The current lack of quality street-level urban to the Hospital District along the I-95 corridor. This town charrettes, participants hoped for iconic and design and active uses surrounding Station Park and area is currently home to a mix of building types innovative buildings to act as neighborhood gate- the train station plaza must be addressed. By intro- and uses including senior housing high rises, the ways, preferably designed with sustainable practices ducing small-scale retail stalls or cafes in and around Providence Public Safety Complex, a variety of auto- in mind. The Neighborhood Plan also suggests that the park and plaza, the City could begin to activate oriented businesses, and several vacant lots and un- projects should have two faces, one on West Frank- this neglected area. derutilized parcels. The vacancies in this corridor un- derscore the rift between the neighborhoods to the lin and the other on the side streets to address the neighborhood edge, and forbids drive-thru use as Particular attention should be paid to the pedes- west and Downtown created by the construction of I-95. Developing these parcels and improving the inconsistent with the urban character desired in the

19 Urban Design Challenge: West Side Edge

The following four sites and others along the West Franklin Street Corridor are crucial to the task of knitting together Downtown and adjacent neighborhoods. While none of these proj- ects have, as of yet, come to fruition, the City has recognized this area as one ripe for growth.

383 West Fountain Street MetroLofts an abandonment of Bradford In October 2005, the Armory Revival Company proposed a In 2006, the Procaccianti Group announced plans to build a con- Street and air rights over Fed- $30-million, 82-condo, six-story development at 383 West dominium tower next to the Public Safety Complex on Service eral Street, but the developer’s Fountain Street. The plan required a permit to demolish ex- Road 7 between Washington and Westminster Streets. The West original request for height and isting manufacturing buildings, and a zoning variance that Broadway Neighborhood Association was concerned about density bonuses was denied allowed 31 additional feet in height. Some neighborhood resi- the design of the building, which would serve as a gateway to by the Zoning Board. In March dents were resistant to allow the large development due to the West Side neighborhoods, and successfully lobbied to integrate 2008, the developers proposed necessary demolition of historic buildings and for fear of traffic changes into several of the proposed designs. A newer 165-foot a revised 250-foot building, congestion. Despite gaining master plan approval, this project design addressed many of the neighborhood’s concerns, and which was approved by the was shelved and the manufacturing buildings were renovated tried to draw more directly from Providence’s design aesthetic, Zoning Board; however, the to house a fitness center and other uses. but was still taller than many preferred. The project did receive developers are now waiting for more favorable market condi- the necessary variances from the Zoning Board in November tions to begin construction. 2007, but additional design review was requested by the Plan- ning Department. The project has since been shelved. CVS In January 2009, Paolino Properties introduced a plan to build Vista della Torre a 24-hour drive-thru CVS in the place of the former Boy Scouts Vista Della Torre is a high-security condominium tower that Building at 15 Broad Street. Although the development could was proposed in June 2007 by developer Frank Zammeillo for provide potential jobs and amenities, many residents opposed the intersection of Federal and Bradford streets in Federal Hill. its suburban, auto-oriented design. As one of the key sites right The original plans were for an $80 million, 330-foot tower that off of the highway, the site should be developed as a gateway would straddle Federal Street and whose adjacent parking to the neighborhood, using design features that better fit the structure would require closing a portion of Bradford Street. neighborhood’s character. Several variations of the plans were The City Council Public Works Committee granted the project presented, but the project has since been withdrawn.

Two additional projects that are proposed or underway could positively impact the West Franklin Street corridor. The first, a new peripheral bus hub planned for Cahir Street between Broad and Westminster streets will create queue space for buses and also include pedestrian amenities such as new bus shelters, map and schedule information, and bike racks. This sub-hub will increase economic viability in the area by drawing riders into the corridor from three nearby high schools and by adding convenient transportation options for businesses and residents.

The second project, the reconnection of Westminster Street through to Downtown may have the most potential to merge Downtown with West Side neighborhoods. Although only pro- posed at this point, this connection would further increase the importance of the West Franklin Street corridor, since the additional connection would need to be linked into a vibrantly developed neighborhood across I-95. The through-street would itself have an enormous impact on the continuity of Downtown and the neighborhoods, but could also spur develop- ment in its vicinity. Both projects will improve connections between neighborhood-based cultural activities.

20 corridor. In addition, the Plan calls for right-of-way Edge, these connections are particularly challeng- In addition, a coherent identity, such as “CityWalk”, amenities to be designed to be more pedestrian- ing: together with a branding and wayfinding program, friendly through the use of improved street-level will help to promote this new network of linked ur- retail, landscaping, lighting, street furniture, bike • Dorrance, Richmond, Chestnut and Claverick ban spaces. streets to connect Downcity with the Jewelry lanes, and signage throughout the corridor, espe- District; cially around the I-95 bridges. These recommenda- Downtown Pedestrian tions would bind together adjacent neighborhoods • Point Street and the planned I-195 pedestrian with Downtown to improve both. bridge between the Jewelry District and Fox Environment Point; and, In addition to highlighting the important con- nections in each of the districts in Downtown, it If feasible, Westminster Street should connect • Friendship, Clifford and Eddy streets between is critical to improve the overall pedestrian envi- through Cathedral Square to fully link Downcity with the Jewelry District and the Hospital District. ronment throughout Downtown, and connecting the West End. (For more information on the proposed downtown along its edges to adjacent neighbor- phasing plan for Cathedral Square, see pages 36-39.) The redevelopment of the I-195 parcels, with the de- hoods to the east, west, north and south. Along the West Side Edge, these connections are velopment of new waterfront parks and a pedestrian also particularly challenging: bridge that links them together, provides an oppor- tunity to consider a larger network of linked urban The Downtown Circulator and IWAY projects • Broad Street, Washington Street, Broadway, and spaces that connect Fox Point to the Jewelry Dis- represent significant investments in public infra- Atwells Avenue between the West End/Federal trict continuing through the I-195 parcels and link- structure, and a great opportunity to ensure that Hill and Downcity; ing across I-95 along the Crawford Street bridge to pedestrian amenities, putting a priority on pedes- • East Franklin Street; and, Upper South Providence and the Southside neigh- trian movements and walkability are addressed borhoods. The cohesive network of linked open and showcased in these projects. • West Franklin Street. spaces could be made of a sequence of varied land- In addition, these projects point to a larger issue Jewelry District and Hospital District Edge scapes from parks to bridges to promenades and of the need to develop a comprehensive approach The Jewelry District contains diverse block sizes and generous public sidewalks and pedestrian-oriented to public infrastructure that puts into practice an eclectic urban fabric. Infill development should streetscapes. good urban design principles and results in an respect this existing urban context. The City should outstanding public realm. Providence should be, ensure that any large “knowledge industry” build- To fill in the missing pieces from India Point Park, and can be, known as a City that is completely ings, such as research facilities, constructed in this through the waterfront parks and pedestrian bridge walkable with a great pedestrian environment area are well integrated into the smaller surrounding will require careful planning of the I-195 parcels with and as a City that honors the public realm with context. Providing active street-level uses, such as special consideration for pedestrian movements outstanding infrastructure. retail, will be essential to maintaining connectivity, through the corridor. Public access through build- especially along key corridors and across the I-195 ing plazas or courtyards can be an essential compo- redevelopment parcels. Connectivity to the water- nent to making the linked network of open spaces Regulations front is also an important challenge that must be ad- a success, while ensuring that the I-195 parcels are The regulation of land in Downtown is both permis- dressed during redevelopment efforts. fully redeveloped. sive and restrictive. It is permissive in the sense that it allows for a wide range of uses and for the tall- Within the Jewelry District and Hospital District est buildings in the City, but restrictive because of

21 the various special districts that impose significant The regulations discourage demolition of his- time, the rules have become a patchwork, with some regulation and often require review by one or more toric structures. unnecessary overlap and some conflict. New regu- public boards and commissions. The State and local lations should be crafted that implement the vision regulatory environment—where the time required • The Jewelry Manufacturing Historic District of Downtown as distinct districts within a coherent and the overall complexity of the permitting process overlays portions of the D-1 and D-2 zones. It whole. One common element of Downtown regula- are concerning—contributes to the high cost of de- also discourages demolition and regulates al- tions should be design review. In fact, per two sepa- velopment in Downtown. Property taxes, rents, con- terations and new construction through review rate memoranda of agreement with the State and struction costs, and the cost of parking Downtown by the Historic District Commission (HDC). Federal governments, design review is required for are also concerns, especially when nearby cities and land in the I-195 corridor and in Capital Center, to en- towns offer lower costs and free parking. • The Industrial and Commercial Buildings Dis- sure that there will be no adverse impact on historic trict (ICBD) contains several individual proper- resources. Zoning Regulations ties in the D-1 and D-2 zones. The ICBD is a his- Two base zoning districts predominate Downtown: toric district and requires HDC review, but the Aside from overlap and conflict, there are several is- D-1, Downtown Central Business District, and D-2, regulations are somewhat less stringent than in sues that the Zoning Ordinance has not kept pace Downtown Mill District. Both are mixed-use zones, traditional historic districts. with. These include outdoor uses, such as restaurant permitting residential, office, services, entertain- seating and open air markets, both of which are ar- ment and, in the case of D-2, some light manufactur- • The I-3 Floating Zone overlays several blocks in guably overly restricted in Downtown. (For more de- ing. The zones both require buildings to be built with Downtown. It is intended for the development tail on tensions between land uses see page 15.) Also, no setback from the street. Height in D-2 is capped of higher educational institutions. Development the Ordinance is not equipped to deal with desirable at seven stories, not to exceed 90 feet, while in D-1 in this zone must be in accordance with an Insti- development such as research and development fa- the maximum height varies with several subzones, tutional Master Plan approved by the City Plan cilities and laboratories—especially in the emerging from 45 feet to 300 feet. Commission. Because the I-3 zone is also within Knowledge District. the Downcity District, the Downcity Design Re- Special Districts view Committee must also review development Other Regulations Downtown also is regulated by several special dis- here. Other regulations governing the use of property tricts that impose requirements additional to the in Downtown include the building and fire codes, base zoning: • The Capital Center Special District is an area which often require major modifications of older in the northern part of Downtown, also within buildings. Many businesses must secure liquor, res- • The Downcity District is an overlay zone, more the Downcity District. Any development in the taurant, or entertainment licenses from the Licens- or less coincident with the D-1 zone, which sub- Capital Center District is reviewed by the Capital ing Board. Also, the RI Coastal Resources Manage- jects new structures and modifications of exist- Center Commission according to the Commis- ment Council regulates land use within 200 feet of ing structures to design review by the Downcity sion’s regulations. Some aspects of the Downc- the tidal rivers in Downtown. Design Review Committee. The review and reg- ity District regulations apply here as well. ulations are intended to ensure that the build- ings are urban in character, pedestrian-oriented, Each of the various regulations for Downtown was and fit in to the historical context of the District. developed with a legitimate purpose; however, over

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B S E E M S T R1 T T I T R T I L A M E N C H O R E T I T A F S E N N L U I T R D G B N S E T E A H S AV D V R E E T O G T E T T D R E W I O R L T O T N E E S S I E E N B 1 S S O F D S O F L O T S E V N L R I L Y V L A P C E V N M ET A HD R A S E A I 6 H R F E N T I O O T S F Y V S S D E E D E T S C D H S R R N R I V O E O I T H T C1 A G V E I S A 1 L T E D R A I O T I L P T A O N D F I G T S F R Y V Z F N ALE A P C T T F 13 R RV S A A S N R A TE H 6 9 T L B L I G A IN T CF I H F E S H T O 38 S C4 M T B T S E C I V S D C R R N I N T R Plat E R1 Y G I A S 1 D N S V T L P 5 L X O.S. I T I 5 T N T A 1 L I S N G T S C SPlat G N N E 1 E 1 A 1 S 71 S B R D1-150 M R A A N G H _ N T U R D E C E E E T Y L S U Plat S H R O D T E A A B T I I E P S H L S 9 A C R O N R E A I S E 1 Y V T N O D 9 U T M E H I A M R W RD SC 5 T O R C ST G T N T S O D H 1 HIP R A T OO 4 W L H N S S I 19 M L L _ M F 5 5 E T Y C A N F L S U R O.S. 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D D I Y R D K

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F B S N S M H M A T R U O O N A E L S T S O IN E S B B 5 H Plat A S I N E N W P E M YE A T A T M T A G N S S 1 U H U L C S T T E E V S A S V A Plat C1 N V R D E V A M 9 E S E H O W R I S E U O R T M S H S S S O I S N C4 Y R T B T 115 S 1 HD S A S B E O A S K S S T L S T E S E T A V L A C E A T E Plat R E H T T N E G R R I C M D S F F T N M E H A H A A 115 S T S E S S P I S T H T T T A U R T M E B L T N A H R S T A T E S 21 P S S R H E R E Plat 76 O R E 3 R T G O T T E T C2 E NA W O A M A E V S RP Q L R E I E S A C D S S V E V A A Y E T N F H S A T T S M A W R L P.S. 9 S 3 O E I S 118 A E A D C M P D T D E S Y P G N E W L V D2 T S C N R A 5 T O V T E D A U Plat U I D S H S N Y RP E D O O A H B ER A 35 R T S T S N V A S S Y K W O I R M F R S I P C2 A M V O D H S E GR D N N RP R P T A K O K A T N A T T E D P LD S T U I S E L N P S A 9 U A A E H R O A N A E A E R W T T L S A B E R E C S 35 M D S B C1 7 N V A I S I H T O T E 5 M E O S S I N R S L I T O N A I A M G S T D E A R T T O 76 N T P R T TN O S O E R K P R N U S R S D A N E E R L S I S O 122 T A D D H A R Plat I U T O U N R 21 A E D A C N O S D E S L L S C2 V I N S T S E S T A T V O R S B I T T A S S A 118 C2 K O D W R O N I D T C1 R S N W S W N C O P I O H O Y A T Plat T D D O L N D O T D D K M A S M U L N A L R1 E B S S P P T T S I N W T B O O M I S I R A S S I V S N T R A S T E S I T W E D K R S R W O T T S O O E V Y I H S TA E N T E T N W R M N S N T H M S I D S S R E S S D S T P Y T O A S W U M S S S R P T S I T O E T T T A B A D T S W O A T D T T W A S Y H IK D ND R A T E Y L D H C L S S S R E A T T A R L I T L M E 122 O O A D E D A S T S O H T E N S T D P V L R L I T RM I A O V T E A R LE C S H L L E C S T T O V C D D A L S L S C A A G E S S S I I T E T T V K T D A A W R A L T W W E E H N N O O D V S T R N I A D O E M O S C I T S S R E T O O O RP K T 85 A M1 A W O O D A Plat T X K B G G S D T O A N S T W O V T H T AIN 32 A E EA D H S E S V R O B N R H A A S M N Plat V I T E T G H S K A P W A T T S T B L S T Plat A T O W C I K G L Y S N S UN T E G Plat T H M T A T A T E Plat N R S V O R M N I D Y C4 L S T S R S OR S T H O I L H K N U T C ST L S Y A W A I R E O N L A T E A D E S G T T V A L O S M R L A S N A A S A E F O.S. E B V S S S N L T W S L S L E D T T S G P M L R C A E T M S E O U E O S A W E T A T W S T A E N V D O D A S O 85 R2 B K O M L V N N I E S S R T F M O A O A N S R3 S R T E U S O P E L R A O T M T S E S I O G M E I I S I O W O E S D S R L T N S U S L A A H S E E G V T B E S A K T D S L K M L P G C4 N N I S M A E O A N P T O T S E A P D A W S S S K B D S A A R E T F B O E S I O T T 1 S S R U R L S A . E I E A L I O W O U S C L L S L T N T N L O M T E T T S G A F R D L V E A I V Z R T K P I O R I 107 E N S D T O R Y E

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E E R E C A T B S I B L A E N L K Plat D D H R I B T E M M T G I A E E S V R T I A C D A N A Plat Y T S E W U O R R 29 D S L T S S E S A A A V O R A S H O I N A B S K R D 24 IC E S D N GL T A O.S. D Y R I T V E T G I R O I T Plat R A S T V T I T C D N N S Plat N O P.S. Y U R E A D O T N S T A E I N T L O S T S K D T G 18 T E T B E S NYE S S N 5 E U T T S C V ST V R A S A Plat E O S 9 T A T S N R O O N S U H T IN S O T S M E WSOD H S E T S 1 T T E A 18 L S T T V E S N W R I S N E B 5 P N P M S E YE T S U C4 C ST T Plat H A A 115 V A S R A A S 9 R E O T E U O R T H T G NA E H S S 1 HD S K E S S A K S T T E T B V Plat H S 21 R I H S S S 3 H F M S E 115 E W O S T V C2 RP I I R I T A T M D D Y E E T E R R T T TN P.S. 9 G E O E A A A S E D E Q S P D2 T N T E D T A 5 T U I S D S RP H D H S S D O A I B ER 35 3 S M S S N V E S E W M F C R1 R M O R V RP R R P H R G D N Y A A U E P T E P R A T H T A E DA C1 R T S S I K I P O N O O T N T M S E S T D L I A A U I D S O S 9 E T O O A K O R R 35 N U D B N VE I A S I S H E 5 M O D A GR T DC N U A O S T IN N R P T T S B E S S N I A C2 E E R O I S T C1 S R W S R Plat I O O O R 21 A NK A M N S TE P S S T L R1 E S O T O S P T M R K D S T N D T N W I A T H T T I Y E D N AE H T TM U L IN N R D T S H S M S S I B T S I P S R S I T E A S I T D D O W R N O S IK D R A T D M C E D S S S S E T I O T S T P S M S S O A E A O R T H T T T R I RM T S W E Y D T D C T YW S H AV R LAN G T S E LL M S T D S T T D A E T O O A P EV T R L H O I A O V R L N I S RP C K S D D A T A W E C Plat T S S K IK G I T N S T A A AV T E A H E E T R H D S I S C M Plat R O T N S T O T H S S L W T W I G T H S N T A E 32 G Plat R AAS V T T O E I A E N V C4 A Plat S T S R K C A K G S N T T E H A O Plat R T A M L M N F S L O.S. S E U S S T H S T L S W T P M I E S M E U G A T V S A R2 K A E N N I V S O S B A N M S T R R O T A S E W O I S E E L T A A S L O S T A S G M L E K F S P S N U T O E TS E S D A S K T P M B D T 1 S E S I M L S A U E . S A A L I L D NO V T T K T S F N I V Z R O S A M 107 I N ICE S R S R O E S V E S R N E R H I E E Y T W P O D 112 O R F E S L T A N S L S S S E N S T G E K P A T O E O D A S K T 32 B D T S I E S I T S 1 S A . L A W A I C E L O S F L E N G P I T A F 107 D T T Y V Z R R N I CE S R E I V S E E V I N T H S R E D E Y T D 112 F P S R3 S O R O L D S A L SQ H A S E L A NKLIN T S E T B A D R O T V ST F S W N A C BE A M F T LO E T S M1 G G P M T P R N Y S A R H S D E Y I R E D T A E R S R V O T L A SQ C A A I N A I T R KLIN H N E O L A D R V F I T S T D I O S E O O C N E C B V T A A M T LO A Plat T O I G E P T S R L R M S S N D R A IE N T T Y R E IT C E T T A C T T R V O.S. R H L T F S R I N A 26 S W L G M I T 26 T S W L R C K I K S E D O O I S O M C V Plat O I A T L D O E P L R P T E L R E I T S E W S T S E IN IE N T L V A T W T MAR TT H L C O I O T E IN C H RY S O F T A L P R R H W O C O C O M T S S S G K V E D A K M L I O S O T E L S W E L T Y A S L T A VIN E T T MAR N G C S I E D P R Y ST N S D S AR L R R T C C T T S S P O GST P E M1 I T 105 WILLOW L C L S K T E E R T R S O D T N T ST A NE Y C A S PITAL T LI M A T D A N A OS E S B H U E S R S D CQ D T E A F D T JA T T L R S S T R ST P T E E R N 105 OW S ILL T K L DR E W HSD R L S N U LINE T W A J C T A E P D B D U E A RM R O T S R D Q D A C S F JA Y O U Y T V N A F RDEN ST R T R C1 J L O E T D U L A B E R N W S S U S N ST G F T A I F DSO D S T S A P O C4 Y D I O B PI HU H E L T E N RG M G C Y L R S O L D UD E V I T L L A O F RDEN ST T J H D O Y L S L E T A D D A B O K E L T T L E I S S U L S I R T

C2 N C K I ST R I M F C O SO Plat F S R Y P N UD L T T S S O B I O H E I I P E L E H M R A R S O A R H O LL D DUDS C M L L H D Y T O O E K X A D L L S L I L L S C Plat U K I S T W O N O S A R T M S O N C S R P A R T T O R T L R B S H K N D H 0 S T T T E D E T R L R E C L Y U E W X T T S S A W S T S 1 D S E O S S A WO R R T T C1 S B T Y S S K S T U S E S E T H L T 0 T D W D L T L T O S S U Y T I O 22 S I E T X E E T W I S R3 I D S N 1 T D NF A NF E M S R I S E I P.S. S T I D E S A R L A L O ST E L U S L E T E OD U L P W J P O T O 22 O S S B E W T T T R Y I O E N IA N R S T N M B G D A X T L A S D E A H L D A L M Plat O S SON ST I E O N N E W ER E N T CH ST S Plat HEND O R R T AR G T T Plat A S N D H E C S C1 S E H N R F W M S T H Plat T P.S. T S ON S T E ERS T R H ST ND O I CHAP T R T ARC Plat HE D I O T S L Plat N AVE A S T S Plat E E O Plat A S W N T S L R R T T M E C2 T T S C S S D Plat B F Plat HAPIN AV T A B A B WIL E E S T R D N T O T A L S S A D V N ST 30 S V M E A T 36 R I T Plat T I R T S M 23 S R S B L S A L R A E I S WIL E E L T T Y S D SO 30 A L E S E E N N D R O ST T EN O M E D Y PER CT V M 23 H 108 T 37 RW H R V T COW I L 111 S W W C E A Y I M T O.S. END A R L R N A N E L ELL ST O O A E N T ST R E D E H S D 108 A L M D V 37 E L S S E D T T V E R N C2 E D S W S R A S S V ENDE D L A L O T T L LL ST EN O E N S C N T D W T O O W I W O.S. R G A E O 36 L A R R C R S Y I R D E R N S E N ST E I 195 O T R C H L A T E U A O O W E S L E O LL S T D O.S. I IS A S N WAR E T N ST C R T A R B U T T Y EN W I-1 L W S I 195 M T S I U E E H N HO N V E O L S E E S M R V V LIS M OS E A A S S E EDALE S L WE S M I T N T R ST G T R T L H L T FI O N C T M OS W E L A E T A L I EDA DOS L LE ST T C V E R T R E E T E A M E T U P.S. H E R W WE S E E S R E V A E L ST T H TFI DU A F W E C2 R T E S IES LD D L M S L S I G F U D S T T E O V L W Y R T S Y N T P Y W I Plat Y M E H A LE ST WE ST L O A D C4 S D A A E C R E U E TF L L R T D N S IE O.S. I S A O L T R S E S O I L T U D S S T H Y W Y S T M V R O E S R L FRE R M K P E Y T N U A S T V E S C IENDS L T E AC E TO 17 E L R S N H R R V S E I A L T L E IP S P P SB I KS E T W D O FE B E T N P.S. S R S O AC R L T R S K W F L I C O T I E R R I Y A A T N L F IE B A S E N E N SPR L S O S R O S NDSH L S E D A C T T IP Y S U G OT R S P S V U E A S T E S R B E T S A H ST C R T D RK S T I I L E A S IN S T E I S S T M C 111 L O S T PR A S S E A L D N AG T M C R3 S S A C UE ST A W S C T O 16 L L I M D D VE 19 L O.S. F RG S A O A M O T S S D O T O W L R CK O LAR H G N M IL A C S A A D S O P PARKIS AVE T V 17 T W N M VE 16 E 18 19 S S S O O ST A D A PO lat T V O T R C P T N E CK LA RO PARKIS AVE Y IL S O.S. T N R A A P MW W V W S EL S E P L R I Plat Plat T T S S T T R3 T F O R N W N S C S R1 C1 ESTERLY AVE Plat S ROM L E S I W U P V Legend O E EL I S N I Plat L T N A S S A T H S T Plat T F I S O O HWESTER Plat HARVARD AVE K E Legend S O LY C I S A AVE R I T U A E C U Plat N P.S. O N T T P T N N R S N O UTH AVE I Q G 31 V DARTMO D E A CM1 S S AVE This map is an index for the 26 panels that comprise the H L L R1 RVARD S I I HA O A O N E W N R This map is an index for the 26 panels that comprise the T V R R L U R OO I U D T S T I A E P O N E R A S MAN E L C4 R O 31 TH AVE Q T 46 S MAGDA D L T ST V S S DARTMOU D LENE ST A R A R S T S A O T R U S W N 104 A C2 T V A S S N T OO T I T B A D S Y E Y T S O S B R MA N R O 110 O N N R MA E S O S S S GDALENE ST R R A O T S E O 46 T NS O S T A A H DL BI S 104 L N B G T E L O A L U Y M O T E V P E R T B T V 110 E O Y S D E O R O T L R L V S L A N T O City of Providence Official Zoning Map. It is to be used L N W S P E Y A O U H D City of Providence Official Zoning Map- Overlay Zoning Districts. M E A O E L H R1 RM C4 D1-45 D1-20E 0 M2 S U E C1 Y V AEN ESLEYAN AVE N H ICBD P E I O O W E E E

R A WSOD T Plat U U VER R A L I-1 R E S V A Streets D E E L O W R T H W E

CD V V T O A S F T A A R O R R A R V V HA AN AVE I P.S. E E T E Plat E R I T NOV WESLEY H E T E T E E L A F R I S E R W R ST R L E A A L Plat N V S L A A V T S A D D V S IE Y R C4 A AVE O V C M S L O E E D E A S L L L E LD T C D L V AR A N R for reference only and not to determine the official T HILL E N A A ILL S T L Plat It is to be used for reference only and not to determine the official HUR N ST AVE E A A E D N W V S A Y T H H S M R3 TO M S S E O A T L PLENTY SI L I E V T Panel Index T 109 A V S HIL E N R R T AV IM I A T LHUR A U G S D I-2 T ST AVE A IL L R R L N H A G E V S Plat A E V P C L L L IO S L E IL I T 109 T LENTY ST W P T D T M S N P L R2 RP O.S. D1-75 D1-300 W1 E N H H HD S

E U O N E R3 E T 45 N L O S Plat A O V E A M1 S C B Streets MSCOD I-2 L A WHAT CHE A W A S VE O I LT O E zoning of any property. ER AVE L D A L H H N zoning of any property. E IL E T O R N V E E E 45 K H R O T U T O

V N S T A T Panel Index A W A W E I C

V HA I W H L T CHEER A L C S P L O E VE O C E T R A E PEACE ST IL N I-1 E S K A

P L V E H A T T A T R V R D WT M R L 42 L T S N TE I S T O U R K N A CE ST ES E N EA S D W P S A P CH A T UNIO E L M D P N AVE V R IN E V S M

E C 4G2 S N IL O U W O S I N N Plat R A L S S N B F C W R D O E WT L T M A O UNION AVE U R3 C1 P.S. D1-100 I D2 S W2 G P E T E NE S R DS O W AY I O O H N R Plat T B P M P A A B B E L F W CCOD V SH ST R O T I-3 T C A HITMAR IN V C2 A E W B O A S S S O G E R R E R3 N T D O DD E AY T M C O H A Y A B T A U T V I O E O C V N S T E E V S O R City of Providence Official Zoning Map N G E S L Created June 19, 2009 C1 T R T Y WHITMARSH ST Created June 19, 2009 T N E A P S R T O T S V AL O C 44 S S C4 E TO ST N W AM N BU NE ST S H S R T A 18 S I R T Y A A N L U T V V LDALT LE S A B 44 UR S T O O S R E L E O ST G T C1 W E B N S I N A H T S IS R T I A ST A S B S ST PRINCETON RG C2 CV D D D1-150 LD M1 W3 T AL BU N S T I O S S T S ER A A T T L ¯ R2 N E O I Plat BoundMaries H W S IB T A E S PRINCETON ST A S S E 9 ¯ S AV T H

T I N T N AB S T T S S City of PrEovidence Official ZoningI Map 5 S E LD T I S GL E B 9 H S N O.S. E E V O T LL HD A T E E N B S Y S D Y SA D U 5 W C2 E E T I L T S K L C MOORE S H R E N O T V E K R T T T A D E S YN S A C N Y S S W S I RL T E ST A T T ER C T MOORE S R N W T C K S TT T T U S 1 A A T Y O S S

M P.S. T S P T R A T A S B T

0 T R G Plat I C T

E S O 1 A T H M T VE D S B A M2 S A L M A

R S A 0 R Plat M1 T S A I G E U

E Overlay Zoning Districts S O R A DABOLL ST L E T E H N S M B T A T

L E R T S K S L T A O S I

A I E N S P I BOLL ST L V N A A U DA K T A N S M T T S W S I S L I D S D A S A E N T C4 A L E T V I A S Plat O E 47 D L R N P T A N W S A N I L S S S U T T Y R T A D T H E S P L T U 47 U U R A Plat E E M O S R S O MAWNEY ST N E R S N

P N E T L T U Y S Y E R T A Y U H A T R S V Y O S L S T S A T M1 MAWNEY S E R V C P N E L E A R Y L E S Y O Y A L R A V T T S T 43 R V L N S Overlay SZoning Map for Downtown E Zoning Map for Downtown A E U R S E G O IC O U Plat T 43 T R WY L N I N S T M1 O Y H RE B O H R3 R U T S A O N BURNETT ST S S T E W U T S S L A U S P S Plat T WY C R A T E C I REN H O T I D H N S AR L A R O N R R ST BURNETT ST W L T S B D S O S OU TO E ST S T S F SEYM S A L U N R HO O X T D D A R P O E O A G A R ST B L T S L O OUR A Y D C T S T S F YM C E T I G N X SE N E NL R O 48 A A E E O R T C1 E V T H B S Y B T R P.S. A N A T E LEHIGH ST R H EENWICH ST S X C T H S N U S GR A A C A 48 D R T I M O D H Y B S T D D T V S T W D A T B O S T ST R X N LEHIGH ST A H W N U N S GREENWICH S O R N N E S M O D N O R T A A E T D O Y S H T T HMB D O T T E A T S VE R S O A S H W R N R A N E N S M C U A A N O N M T H TA M S R S T A N T T S E I H I S E C2 R E O S A L A V A A O T IL M I C U S A G S T S L N M 23 R T N S R V T N N A L T IA S M R A O T L E S E N T R S IL I G R U SG T T S L T E S N Y A N S S T A L T T E L R G M T E S S A L T LL R T N IG S E N X G R YA RE U S T P D T VE B WY T SW A G S ST M Plat S A E L R IG T O A A L T LL E L E X H N R A E S I B Y S P T E W S T P D Plat V W S D S M B E A A O A S A I H P R L E H A M S I D C W U D S T D T L RG S S B H A A A O I H P R R T A M R S D N U W U A I T N C T T E S M D H S L A S R C N U O R T H T M I T R L R S T R M U A N L U U Y 49 S N I Y S A E E T M N H E M A S H S N U A H T M T T E M 49 C R S I C I U U Y T A IN A D IT S S T A C N Y G N T M A S T E M I M S I T L V E H I O L N D C N T V E G N I E H E I L S T Plat E H C B A T T O V I L V O.S. T T N T T S E A Plat E S M O N S S TER O A P B R T S U L A S F V T L T C N ST S L A C2 OU E H R N A T E G H F T O S AR E T F T T CY V S S T S S I A OU H S P AX N H F T T U F L S T O L L 55 S S Y I AL O E T I E X R G C A N R S B A C G O LF L 55 E T S N I O N B T R E C L E V O E Plat O V C A T C A V A U ST S A U T S G S N N T IN N E O O Plat E N T REDW R TO R ST T R G A G H G N E G I D N N N DW IN D O I RD E A X B X R E A C E C1 S L R E L M E T D V D M1 E I S E O S A L D 54 N T V B I V R S A E A L D V T T L A BE N C R A S LA I E IC D R 54 O T T S T T T U U O R N S S T H S R N E N T T B O ND O N P A W A S R S L A Plat S T TL A HU O D UT L T ST U A D T R E R N T N A R Plat P T H A O T E C V S D S S P.S. RI A RD E U U E A R IO E I S H T S T C V R V M D N S I A A G T R A T U E S T S O L N E O I M AR D E I R E O B N AI L ST TA G 50 C E W3 I L R I RL N O Y A L I E E O B D O V 50T L A S A L I C Y R3 S O O P A V E A E T C N S R P A M E T D S R3 E N A T M R2 R S T N S S E MA S T L T E HD L O S E R V N T Plat A N X I O 20 21 A 22 N O Plat RG S N S I E G C120 A 21 22 L ST E T E ER A E T G V T R S S A M V R A NEW YOR Plat A T E K AVE N U A E N 52 R S N AV MT Plat IO NEW YORK AVE I S O E U A L N 52 P I I A ID S T R IL A V M1 I T L S P A N A V E P I A S D RD P L T R T C A A A C4 N P D MIN T D A L E R I I E E L R P V T S L T C A C 53 R IE A IN R RM A X D L E I S F 53 E T U O L C A Y E K R N M T B T IE K S Plat LE R S S V F N A K L E N Plat I K U I T Y E T Plat P V B S A L I A T L Plat K S L C E L N L R E N T A A T A I K E L I T P G N O C V E N S E M N RTNE I IN T T ST ST L N W G T S S E E G W Y E 57 N I T ERN L IN N S T EST S E T ST S S T 51 S R SS GW N 57 E O A S A G O Y V T S R1 C E T T L T A D T S E H 51 R T S S E O C2 E G A S AS D IN T C V L PlS at IN E C I O T T I A D R H LA D A S R E T M R E W LL S D ID O T A T IC D A A A S W W S A A G R L L R T ACCES N P.S. F A E W N T S D S S RD V A D O O T S A L I S A T E A S S R N N E T CCESS S T N LD TT F A T S O.S. S RD V 5 S N FIE O E A O D S Plat N A A R I T E L ST G O S H 9 RTE HN EN 101 K S S IE T T T I T PO O LL D C S S V ST N NF I A 5 E IN G N T J G E S A H A ER H LE V S IN I O S S S T 9 RT EL L A T I I T PO D O A T R R R S IN N J R O T S V S V I O S L D A C E A A E A R R S W D C T E O T S N T D L C E A Y 101 C2 S L T I D D C A M1 T S T S E N S R T T S R C IN G C4 Y S T E S IA T E U T R2 N R N E O AK Q T I E R B T R N S A R C U K G E S A O.S. N T C O.S. O T R Q B S T E E G E E R2 O R N A L P O T E N R A V K RG A O N S C LG A R O A E A V ST S E A P N C A Y S T N V N T OS S AR S T A MA N P S S A E L E R M Y C Y A E T N M A I O R C A CH S AP R2 E R R S T H E S N U K L E I M Y O C V K T C O R A O O E O H A E S T A N U NT E S H O K R O V K N T T E T T V C E R E V T V H A A O S E S S O H T R N T T N T S E I T T R O E A E E V S R V Plat O A O T W C4 I S E T IA V W S S O E T G A C2 E R E R S O E O V V E E R Plat A D C4 W G D A D S M E LV I M G E R U Y B R E O S C4 IL O R N U R A Plat E T D S B G M T S T M1 R M P.S. S W H S U T 60 O C1 M L E I H L E C Plat E T Plat L E I F M1 V S V H 56 N A C G A O E L A R1 N N LLS AV T LIN O JI A T I S O H L E N S S G N 58 R A L LI SO CA Plat Plat RO W O.S. ILL I RD T J R ETT A A O A G GANS C N L R R2 TO D T L F S E N A N W A VE F I 56 A R 125 A G E T E T I K S N R S L R R N A E E Plat G C M D O L AV E I O W Y LO V R K E P O R W V D E E T R ST V S BR O E A C S O A F E STMORE A V O N S V I OM Y I E A V W 60 D T A T 58D E E A E P RO EW E V Plat D N MORE S S P V L S B N A T R G L E WES A V D E LM S R Plat B SK VE O A W A D E I R W E I A E V A E E F D R I R I D S R N L E N E N IE L R L E V N I S O.S. T R G P 125 R T I R2 M N T L A R V T T N A S R O S O M R E S L E A I R D I E G R T E D E H T A S N S V I E R LT A S T V H O R M N S 126 T S T I D O A R R I W M V E A T H N T N T A I S E R L 126 E T S P E S E D W O D A AV T I D W I E A M R A D H V C Plat N S N A R Y E A L AA W V V R E A A H S T I IA E D A E I I L S C1 E S D E T A A V V L N V C A Plat A A I E A P T N N I L S V L A O V E O U A A I N R1 D T RT A P A L H E T DI H A O V D EE IA L R S N O Y T I V A S S C4 M M N I L N L C E O E R S S O A T I SANTIA O D D RT A E GO ST N H F A A O E L LI K M L S A C S R S U R T SAN C I R A T IAGO ST H S F C A T S R D E O.S. O 59 X A E T T H R L T AV C A D E 59 S IO E S T O R H V G S O L A T N T F T A S T O ON U A S A K A A T M E F T S ER S E A T ROGER W ILLIAM S V T AV N X S AVE T N K A S LA T Plat S NIA E E A A N C2 T ROGER W ILLIAM R2 N R S E N K AL D S AVE K S FO Plat E C D C LI I H A E R A L A N C T E O T T CA F W Plat O S N W2 C S I C H R T N A R A B R S B R T B T A R S T Y F NA W E B T T B M VE R S A R U B A IC 1 T Y R1 O N A C E AVE H TO A L M T B C U 0 R I 87 G N A C 1 IN L O O C1 RO A T H G A H M L UNDS A S R E D R 87 VE R 0 S C E V Plat A V A T W V T V I-2 R1 S C N ROUNDS A L A L D E VE R S 61 O V B R O D V S E T T M N E N L R Y E O O B W A U A VE ID V S T T S C P A E S A W S Y E AVE E A S V W TT R A V N VE ID S N T A E E U P O A S T A IO T US O O A GT TS R E H N T S N E S R U C T B HI SE U S T A 61 SA O R IO AS U O

E V G S T A H B H RUTHERGLEN M E T M A A R W C T S T A A VE R M D H A S R V A S A W RUTHE M M A O H R RGLEN B E T T AV S Plat A E V M H W A F E A A O L

Y C S V R A V T N A V U E

Y C 1 A M V T R A G E G A I B E

N A D 0 A S LA A 1 A C2 A T AM G

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Legend Legend This map is an index for the 26 panels that comprise the This map is an index for the 26 panels that comprise the City of Providence Official Zoning Map. It is to be used R1 RM C4 D1-45 D1-200 M2 A Streets WSOD ICBD I-1 City of Providence Official Zoning Map- Overlay Zoning Districts. Panel Indfeor refxerence only and not to determine the official It is to be used for reference only and not to determine the official R2 RP O.S. D1-75 D1-300 W1 B Streets MSCOD PaHDnelI-2 Index zoning of any property. zoning of any property. R3 C1 P.S. D1-100 D2 W2 CCOD I-3 DD City of Providence OfficialCreZatoednJuinne 1g9, 2M009ap Created June 19, 2009 ¯ RG C2 CD D1-150 M1 W3 ¯ Plat Boundaries City of Providence Official Zoning Map Overlay Zoning Districts 24 Opportunities: Transformative Projects Already a decades-long process, the revitalization of Downtown is continuing with initiatives large and small. The following is a list of projects that, if realized, have the most significant transformative potential.

1-195 Parcels Smith Hill 95 I-195 Pedestrian Bridge Capital Center College New Waterfront Parks Train Hill Station

Cathedral Square

6 10 Greater Convention Kennedy Possible Future Connection Center Plaza

Federal Hill Downcity Knowledge District Fox 95 Cathedral Point Square Streetcar Study Corridor

West End Jewelry Downtown Circulator District Improvements

195 Possible Future Connection Enhancement Upper South Hospital Providence District Kennedy Plaza

I-95 Viaduct Project

95 Key Preservation-Oriented Development Opportunities Lower South Providence

25 Redeveloping the I-195 Parcels bor Plan’s I-195 Relocation strategy also included: IWAY Redevelopment: Urban renewal schemes and the construction of • Using the western area to accommodate the Past Planning Efforts Routes 6/10 and Interstates 95 and 195 in the 1950’s expansion of institutions such as Rhode Island and 1960’s destroyed a significant part of the city’s Hospital and Johnson & Wales University; The Jewelry District Concept Plan (1999), the Providence 2020 urban fabric and isolated neighborhoods from each • Expanding the existing residential and commer- Plan (2006), the 2008 planning charrette for Downtown, the other and from Downtown. cial uses on the east side; Jewelry District/Old Harbor Planning Framework Study (2008), and the Rhode Island Interstate-195 Relocation Surplus Land: • Identifying sites for public attractions; Redevelopment and Marketing Analysis (2009) all explored The concept of relocating Interstate-195 was official- • Increasing public transportation by land and wa- possible development scenarios emerging from the reloca- ly adopted by the City in the form of the Old Harbor ter; tion of I-195. The main goals for the I-195 redevelopment effort that emerged from this series of planning initiatives Plan (1992). The Plan identified 44 acres of right-of- • Linking to adjacent districts with walkways and included: way to be liberated by the relocation of I-195, and corridors; and, proposed to enlarge the area by an additional 26 • Dedicating significant portions of the land for • Maintaining diverse block sizes, eclectic urban fabric, and varied building sizes, mass, and character; acres of land for potential development. The basic open space uses. concept of the Plan was “to return Old Harbor to • Improving connections to the waterfront and to adjacent neighborhoods and districts; its historical status as [the] gateway of the city.” As In 2000, RIDOT began construction on what has • Strengthening the urban fabric of important corridors such, the Plan established a continuous street pat- been named the IWAY project. Originally built in such as Dyer, Richmond and Chestnut streets; tern with a balanced mix of land uses, guaranteed the 1950’s to accommodate 75,000 vehicles per day, • Establishing design regulations and building heights that access to the waterfront, and included a program of encourage infill development to respect the scale and I-195 was serving twice that many vehicles per day proportion of the area’s historic context, but allows for a implementation and funding. Goals of the Old Har- by the early 2000’s. RIDOT undertook the realign- contemporary design aesthetic; ment and reconstruction effort in order to improve • Improving pedestrian safety and connectivity at the Point Street and Clifford Street bridges; both safety and traffic flow at the I-95/1-195 junc- • Developing additional open space; tion. The twelve-year construction project required RIDOT to relocate many businesses and acquire over • Improve access to transit in the area; 80 properties along the new alignment path. Now • Encouraging a mix of office, institutional, residential, and mixed-use development to support the emerging nearing completion, all new roads, bridges and Knowledge Economy; ramps are scheduled to be in use by the end of 2010. • Promoting sustainable development; By the end of 2012, the old infrastructure will be • Encouraging the development of cultural establishments demolished and the redevelopment parcels will be such as museums, visual arts venues, and performance venues; ready for reuse. • Leveraging institutional investment and public-private partnerships to achieve a “shared vision”; The completion of the relocation of I-195 will pro- • Creating of a signature pedestrian bridge across the river; vide safer and more efficient travel through parts and, of the City, including to and from the hospitals, and • Developing a unified parking management strategy for the area. will allow the reconnection of the historic street The construction of Interstates 95 and 195 in the mid-20th cen- tury separated the Jewelry District and West End from Downc- grid when the highway superstructure is removed, ity. contributing to improved multi-modal connectiv-

26 ity throughout the City. The urban patterns of the surplus land created by the I-195 realignment are generally defined by the historic street alignment that pre-existed the highway construction. This ap- proach logically achieves the goals of reconnecting Downcity and the Jewelry District on the west side of the river. This pattern also maintains the east-west continuity of the Downcity street grid (Clifford and Friendship streets) and connectivity toward the riv- erfront.

The local streets on the west side of the river will be designed to allow for good pedestrian and bicycle movements, enhance connections to public spaces and parks, and adequately allow for through-traffic but at a design speed suitable for an urban neigh- borhood.

The relocation of Interstate 195 also presents an important new opportunity for waterfront parks. A concept plan has been developed for two signature waterfront parks on eight acres of land liberated by the highway’s relocation along the east and west banks of the Providence River. These parks will be connected by a new pedestrian bridge built atop the piers that now carry I-195 across the River. I-195 Downcity/Jewelry District Redevelopment Parcels

Leveraging the presence of area institutions to pro- mote private-sector development of research facili- and Brown University along the I-195 corridor pres- & Wales University’s (JWU’s) Institutional Master Plan ties and other knowledge-based industries will be ent tremendous opportunities for institutional de- proposes a development scenario for Parcels 31, 35 crucial to the redevelopment of many of the I-195 velopment of many of the parcels. The institutional and 36, although recently, the University has deter- redevelopment parcels. Research- and life sciences- presence in Downcity and the Jewelry District, and mined that it will not seek to acquire Parcel 35. related development will complement the ongoing the stated commitments and interests of each in- effort to revitalize the Jewelry and Hospital districts stitution, suggest that higher education uses—or Brown University has also expressed an interest in District, known also as the Knowledge District. The uses with institutional partnerships—present vi- Parcels 22, 25 and 27. These parcels directly abut properties that are owned by Johnson and Wales able prospects for parcel redevelopment. Johnson property owned by the two universities and would

27 therefore make non-institutional development more scale, quality, character, and uses along this front- ed to the goals stated in the 2008 Providence Knowl- challenging. In the interest of advancing the mixed- age will be critical to achieving the goal of appropri- edge Based Economy report and the Jewelry District use goals for the Jewelry District, institutional devel- ate and active park edges. For this reason, an active, Framework Study. The site also benefits from front- opment need not consist of entirely academic uses, mixed-use street frontage is encouraged. age along Richmond Street, which has remained an but would benefit from private development part- important north-south connector between the Jew- nerships with supporting uses such as research, con- With the potential to combine the parcel with the elry District and Downcity given its negotiation be- ference and hospitality facilities, and incubator space adjacent surface lot on Eddy and Clifford streets, the tween the two different street grid geometries and that would benefit from institutional proximity. dimension of the northern half of Parcel 22 is typical its continuation beneath the highway toward Down- of the larger Downcity block pattern and would sup- town. Undoubtedly, this street will take on even Redevelopment Parcels on the Downtown port an office or research facility footprint. The prox- greater importance following the highway removal, (West) side of the IWAY project imity of the large, blank façade of the Courthouse on particularly if the Parcel 25 frontage of Richmond The 5.90-acre Parcel P4 is designated as open space the opposite side of Clifford Street makes this front- Street reinforces the importance of the street and and is proposed to be a public waterfront park, cur- age challenging and, because of this condition, the is designed to promote activity at street level. While rently in the programming and schematic design Clifford Street frontage of Parcel 22 may be ideal for the Eddy Street frontage of the parcel is likewise im- phases and referred to as Harbor Landing Park. The structured parking, although some level of active portant, its terminus at the Clifford Street wall of the opportunity for highway demolition to open up the ground floor uses should be encouraged to prevent Courthouse unfortunately dampens its significance Old Harbor and re-establish connections between contributing further to the unfriendly character of as a major connector. the Jewelry District and the waterfront is one of the this block. The site location also benefits from the significant public benefits of the IWAY Redevelop- proximity to the Jewelry District properties owned While the large dimensions of Parcel 25 present the ment Project. Issues affecting the successful imple- by Brown University and their current and future in- potential to accommodate two or more buildings of mentation of the park include creating the desired stitutional presence within the District. adequate dimension for institutional or private re- pedestrian bridge connection to the east side of the search facilities (+/- 30,000 square foot footprints), river, the redevelopment and activation of the edges The dimension, configuration and location of the the width across the block does present various ur- of the parcels on the north and south sides of the 2.25-acre Parcel 25 all suggest significant develop- ban design challenges that must be carefully consid- park, and the timing of disposition and development ment opportunities. The central proximity to several ered. The elimination of the Eddy Street extension of abutting parcels in concert with the timing of the of Brown University’s properties gives the site the through Parcels 22 and 25 offers new ways to think park construction—both for the benefit of the park’s added potential to contribute to the institution’s in- about Parcels 22 and 25 together; there may be op- success and the added value of the parcels that the terests in expanding it’s presence in the Jewelry Dis- portunities for multiple smaller buildings rather than open space will create. trict and, in particular, bio-medical and life sciences one or two large structures. facilities. The University has expressed an interest in Parcel 22 has unique potential for development Parcel 25, as the site offers a great deal of flexibility At 0.63 acres, Parcel 27 is one of the smallest of the given its position between the proposed waterfront with respect to planning and development options Jewelry District parcels to be created from the I-195 park, the Jewelry District, Downcity, and Old Har- with or without the assembly of the abutting prop- relocation. The parcel configuration will restore the bor. Development on Parcel 22 will enjoy significant erties. historic street grid and, together with the proposed frontage across Dyer Street from the proposed Old Development by Brown University or private sector Parcel 28 on the north side of Clifford Street, will Harbor riverfront park proposed on Parcel P4. The uses seeking proximity to the institution is well suit- play an essential part of the successful realization of

28 a new Clifford Street corridor. The scale, design and and Downcity. Its definition by two important north- sions, unless combined with the abutting properties proposed uses of development along Clifford Street south corridors and two equally important east-west to the north, as proposed by the Johnson & Wales are particularly important to the success of this new corridors, makes this a key development parcel. University Master Plan. Johnson & Wales (JWU) owns street corridor. the abutting property to the north, which includes Parcel 30 is a 0.63-acre parcel that is defined on surface parking and Johnson Hall on the corner of The Richmond street frontage is defined by the area the north by the proposed alignment of Friend- Chestnut and Pine streets. The University’s acquisi- currently beneath the highway overpass connect- ship Street which will extend to the west from the tion of the surplus parcel is logical and the only likely ing the Jewelry District and Downcity. The southern existing alignment that is interrupted by I-195. The near-term opportunity for development of Parcel edge of the parcel directly abuts a collection of con- narrow dimension of Parcel 30 makes development 31. As a stand-alone parcel, the dimensions do allow tiguous property owned by Brown University which opportunities extremely limited, unless pursued for a multi-family or student housing, but would be fronts on Richmond and Ship streets and is currently in combination with either or both of the Clifford limited to a single-load corridor building over half used for surface parking. Combined with the Brown Street buildings on the southern half of the block. of the site. The JWU Plan proposes student housing parcels, Parcel 27 would occupy the entire triangu- New development on the site could be combined fronting on both Friendship and Pine streets and lar block with the exception of a small structure at with a historic rehabilitation of the Irons and Russell connected mid-block at ground level with common 89 Ship Street, which is listed as part of the Jewelry Building, which dates from 1903 and is good exam- circulation. Manufacturing National Historic District. Site access ple of traditional Jewelry District industrial building is currently available from Richmond Street. Clifford stock. Without the assembly of the adjacent proper- Parcel 34 is a 1.55-acre parcel that is defined on the Street will also provide additional site access. ties, the dimensions of Parcel 30 would likely be able north by Clifford Street, extending from East Frank- accommodate multi-family or student housing. The lin Street on the west to Claverick Street on the east. Parcel 28 is a 1.35-acre parcel that will play an im- site has limited east frontage on Chestnut Street and Hoppin Street will be discontinued north of Bassett portant role in recreating the east-west link of the limited west frontage on Claverick Street. Site access following the creation of Parcel 34. To the east, Parcel Clifford Street alignment which was severed by the is currently available from Chestnut Street. The re- 34 abuts surface parking lots and small commercial I-195 construction. The scale, design and proposed connected Friendship Street and Claverick Street will properties located at 33 and 41 Bassett Street. East uses of a Parcel 28 development along Clifford Street provide additional site access. The scale, design and Franklin Street and Bassett Street will be extended are important to the success of this new street cor- proposed uses of Parcels 30 and 31 along Friendship and Clifford Street will be reconfigured to provide ridor. As a stand-alone development parcel, or when Street are important to the success of this re-estab- site access. Parcel 34 will ultimately play an impor- combined with the commercial property on the lished corridor. tant role in recreating the east-west link of Clifford corner of Richmond and Friendship streets, the di- Street which was severed by construction of I-195. mensions of Parcel 28 could accommodate a 30,000 Parcel 31 is a .56 acre parcel that is defined on the The parcel configuration will restore the historic square foot footprint, which is well suited to office south by the proposed alignment of Friendship street grid and, together with the proposed Parcel and research facilities. This typology is consistent Street, which will extend to the west from the exist- 35 to the north, has the opportunity to anchor the with the type of development considered by Brown ing alignment that is interrupted by I-195. Site ac- west end of a new Clifford Street corridor. The scale, University and suggested in the Jewelry District cess is currently available from Chestnut Street. The design and proposed uses of a Parcel 34 develop- Framework Plan. Strategically, the parcel is unique in reconnected Friendship and Claverick streets will ment along Friendship Street are important to the its position at the center of the surplus parcels and is provide additional site access. Development of Par- success of the new east-west corridor and the sense an important transition between the Jewelry District cel 31 will be a challenge due to its narrow dimen- of arrival into the neighborhood.

29 perhaps, a townhouse typology. Smaller scale hous- At 2.3 acres, Parcel 35 is the largest development Parcel 36 will ultimately play an important role in ing could be built to complete the street corridor parcel of all of the surplus land and represents the recreating the east-west link of Friendship Street and complement development on the south side of only entirely contiguous ownership block among which was severed by the construction of I-195. Par- Pine Street. Additional surface parking at this corner the west side parcels. The parcel configuration will cel 36 has the opportunity to anchor the west end should be discouraged. restore the historic street grid and, together with of a new Friendship Street corridor. The Johnson & the proposed Parcel 34 to the south and Parcel 36 Wales Master Plan proposes a Hospitality College at to the north, has the opportunity to anchor the west the west end of the parcel. The remainder of the par- Creating the I-195 Pedestrian Bridge end of a new Friendship and Clifford Street corridor. cel, a narrow sliver of land along Friendship Street, and New Waterfront Parks A new bridge across I-95 will connect Clifford Street directly abuts Johnson & Wales’ Rolo Building. The The City of Providence is now staging a limited de- to the west side of the highway and will present the Master Plan’s proposal to create a linear open space sign competition to select a designer for the Provi- opportunity for the west end of Parcel 35 to serve as along the south side of the building is a good solu- dence River Pedestrian Bridge, which will replace the a Jewelry District “gateway” site from the west. The tion to what is essentially a remnant site with no real old Interstate-195 Bridge that spans the Providence scale, design and proposed uses of a Parcel 35 de- development potential. River. The design competition is intended to provide velopment along Friendship Street are important to a creative jump-start for the design and construction the success of the new east/west corridors and the Parcel 37 is a 0.54-acre triangular parcel that is de- process and to clarify program elements, design op- sense of arrival into the neighborhood. Although fined on the north by the proposed Bassett Street portunities and associated project costs. Parcel 35 was a central component of the proposed extension connecting to the new extension of East Johnson & Wales Master Plan, the University has de- Franklin Street, which will define the west side of the The bridge will create a new connection for pedes- termined that it will no longer seek to acquire this parcel. Hoppin Street will not connect through to trians and bicyclists from the Fox Point and College parcel. The dimension and layout as a contiguous East Franklin Street. The parcel will have access from Hill neighborhoods to Downtown, particularly to the block provides great flexibility in its redevelopment Bassett and Hoppin streets. Site access from East emerging “Knowledge District.” The new bridge will potential. Parcel 35’s location along the Interstate Franklin Street may be restricted by the site’s steep also encourage commuters from the East Side and suggests that it is an appropriate location for a taller slope. Parcel 37 also presents a challenge due to its East Bay, many of whom already work in the Hospi- building that would benefit from highway visibility. triangular shape and small dimension. tal District and the emerging Knowledge District, to use public transit, as the bridge will allow commut- At 1.15 acres, Parcel 36 is a thin strip of remnant land Parcel 41 is a 0.3-acre parcel that is defined on the ers to take the bus to the East Side and walk over to along Friendship Street that abuts the Johnson & north and east by the abutting property owned by the Knowledge District without having to transfer at Wales student services building and a surface park- the Providence Housing Authority and an existing Kennedy Plaza. The bridge will also serve as the link ing lot owned by the University. Combined with the high-rise residential development. Site access is cur- between two new waterfront parks that will be de- University’s ownership, Parcel 36 would be a contig- rently available from Pine Street. East Franklin Street veloped as part of the I-195 relocation project. uous block of single ownership. East Franklin, Friend- will be extended and provide additional site access. ship and Claverick streets are all being reconnected Due to the steep slope of the parcel, a retaining The Providence Foundation and the City of Provi- to the existing grid and will provide site access from wall should be constructed to allow reasonable use. dence invited Project for Public Spaces (PPS) to en- three sides. The existing Pine Street bridge across Parcel 41 is a small parcel, although it could accom- gage stakeholders to develop a preliminary program I-195 will be removed as part of the I-Way project. modate a small multi-family residential footprint or, for the parks and to provide best practices for man-

30 aging vibrant and successful public spaces. In early bridge, help determine the design and program- been home to great higher-educational institutions, 2009, PPS held focus groups with area private devel- ming concepts for the bridge and initiate a “Friends including Brown University, Rhode Island School of opers, City staff, the project engineer and designers, of the Bridge and Waterfront Parks” group that will Design, Johnson & Wales University, the University of community group representatives, and local institu- partner with the City in the management and main- Rhode Island, and the Community College of Rhode tions to discuss activating and managing the spaces. tenance of these important public spaces. Island. All of these institutions have facilities in the A large public workshop was held. The themes that Downtown area, bringing creativity, knowledge, in- emerged from that process mirror the principles of In addition to connecting the existing river walks novation, youth, and culture to the environment. In creating a great waterfront, namely designing for and the College Hill neighborhood with the Jewelry addition, medical facilities and related research ac- flexibility and phased implementation, creating both District, the new pedestrian bridge is an exciting op- tivities form a core and expanding component of the active and passive recreation areas, encouraging portunity to weave together the design themes of greater Downtown’s economy, led by Rhode Island non-vehicular access, programming seasonal uses, the City’s history and emerging future as a center Hospital and Women and Infants Hospital. and connecting to other destinations in Providence. of innovation, design excellence and creative- and knowledge-based businesses and industries. The The Knowledge District is already home to several Since then, a I-195 Pedestrian Bridge Committee— proposed bridge must incorporate the five exist- significant research centers such as Brown Univer- made up of local architects, neighborhood residents, ing piers as a primary design element. The bridge sity’s 135,000 square foot Warren Alpert Medical staff from RIDOT and the City of Providence, and pri- should be twenty feet wide at a minimum (inside di- School (under construction), Women and Infants’ vate business representatives—has been meeting mension) to allow for walkers, bikers, runners, stroll- Hospital, the Kilguss Research Institute, Brown Uni- to advocate for the construction of the pedestrian ers, and roller bladers to safely traverse the bridge. versity Laboratory for Molecular Medicine, Lifespan Adequate seating Biomedical Research Center, the Center for Restor- and passive gather- ative and Regenerative Medicine, Miriam Hospital’s ing spaces should be Weight Control and Diabetes Research Center, the included along the Neurosurgery Foundation, the Tech Collective, and 450-foot span to ac- the RI Center for Innovation and Entrepreneurship. commodate small In addition, private research and development firms gatherings and pass- such as NabSys and Isis Biopolymer are taking root ing pedestrians and and growing in the Knowledge District. IBM recently bicyclists. designated Providence for its newest global partner- ship which will explore technology & community problem-solving together with Brown University, the City and the State.

E x p a n d i n g As the area of the City best positioned to accom- and Planning modate the growth and expansion of jobs through for the Knowl- life science research and product development, it is essential that the Knowledge District be carefully The new pedestrian bridge must incorporate the five existing granite piers as a primary design element. edge District Providence has long planned to ensure that this limited acreage is devel-

31 GROWING THE KNOWLEDGE ECONOMY t h e p o w e r o f p a r t n e r s h i p The Providence Knowledge District capitalizes on the city’s compact size and the close proximity of each partner’s campus. GROWING THE KNOWLEDGE ECONOMY Brown University t h e p o w e r o f p a r t n e r s h i p Campus The Knowledge DistrictThe Boundaries Providence Knowledge District capitalizes on the city’s compact size and Kennedy the close proximity of each partner’s campus. Plaza College Brown University Hill There is broad interest from stake- Campus Kennedy holders to revise the boundaries of Plaza College Hill RI School the Knowledge District to include the of Design RI School Downcity Downcity of Design Campus Downtown core. As much of the Jew- Campus elry District and I-195 land is targeted

for medical research and develop- Johnson & Wales I-95 Campus Johnson ment and related uses and activities, Brown & Wales University Fox Campus I-95 Campus Downcity is becoming attractive to Point Brown other knowledge-based businesses, PINE STREET Jewelry University Fox District Campus Providence I-195 Point such as design and technology inno- River vation. There is consensus that the PINE STREET Jewelry ‘Knowledge District’ brand should be District Providence I-195 considered more broadly to include all 5 to 8 River RI Hospital 10 to 16 minute walk knowledge-based and creative busi- minute walk Hospital nesses and industries. The revision District

to the Knowledge District boundary Women & Infants would reflect its broader meaning and

EDDY STREET EDDY

PRAIRIE AVENUE definition. CCRI ALLENS AVENUE Campus

RI Hospital PUBLIC STREET I-95 Hospital District

Women & Infants Knowledge District Boundary be evaluated and revised. The City will consider a wide range of regulatory schemes,

1/4 and 1/2 Mile Walking Radius EDDY STREET EDDY including form-based codes, incentive zoning, regulations and incentives for “green” PRAIRIE AVENUE RI School of Design Campus CCRI ALLENS AVENUE Campus Brown University Campus development, transit-oriented development, transfer of development rights, land de- Johnson & Wales Campus CCRI Campus velopment project review, and design review. PUBLIC STREET I-95 Women & Infants

RI Hospital

The Knowledge District capitalizes on the City’s compact size and the close proximity of each part- Working Towards a Streetcar System ner’s campus. The Rhode Island Public Transit Authority (RIPTA) and the City of Providence are cur- rently working with HDR Engineering to perform an Alternatives Analysis and Envi- oped to its best advantage. The City of Providence is now undertaking a study ronmental Assessment (AAEA) for an urban circulator system (such as a streetcar or to determine the types of buildings that are necessary for the life sciences and enhanced bus service) to link Upper South Providence, Downtown, and College Hill. how they can be integrated into the Knowledge District. The AAEA Study, named the Providence Core Connector Study, is expected to be com- pleted by late 2011/early 2012. In order to realize the vision in Providence’s various plans for the district, the zoning and land development regulations in the study area—such as land use, The Core Connector Study aims to connect destinations in Downcity and the Knowl- building and block dimension, building design, and the review process—will edge District between Kennedy Plaza and Rhode Island Hospital to the Providence 32 Train Station, and to a proposed Thayer Street Hub and environmental. From an economic perspective, shaped the expansion of Providence until they were on College Hill. An investment in this area would the streetcar acts as a catalyst for development and replaced by buses in the 1940’s. Now, nearly 150 provide access to numerous attractions, including redevelopment, and provides an opportunity for years after streetcar was first introduced, the tech- Downcity offices, college campuses, medical and re- public-private partnerships. Socially, streetcar proj- nology again has stirred interest as a means to shape search facilities, cultural and entertainment venues, ects enhance the pedestrian experience and create growth and spark new economic development op- transportation centers, and the Convention Center. places where people want to be. Service is available portunities. If proved feasible, the initial circulator alignment and and oriented to all residents. From an environmen- operating plan will be finalized after various circula- tal viewpoint, streetcar projects encourage a smaller Providence is not alone in its renewed interest in tor alternatives have been considered. Extensions to carbon footprint, and support the use of “green” streetcars. Cities across the country are rediscover- serve adjoining neighborhoods may be studied as technology and infrastructure. ing streetcars as a place-making tool and mobility part of a later phase. Streetcars had a defining impact on the growth of option to support a desire for increased economic Providence beginning during the Civil War. Horse- development, pedestrian activity, and sustainable Streetcar, one of the urban circulator systems being drawn streetcars and, later, electric trolley cars, growth. Unlike more intensive rail technologies considered, is a rail-based technology that is differ- ent from other forms of rail transit because of its re- The “Core Corridor” of the Streetcar/Circulator System duced infrastructure requirements and its ability to operate with automobiles in mixed traffic. Streetcar The concentration of activities within the compact “core” area of Upper South Providence, Downtown, and College Hill makes central Providence an excellent candidate for a streetcar line: lines are typically designed for relatively short dis- tances, and provide urban circulation rather than re- • As one of the lowest income neighborhoods in the City, Upper South Providence has a large population of residents who are considered to have a great need for improved public transit. gional mobility. Streetcars are a vital component of place-making and have positive impacts on all three • As the state’s primary medical district, the Hospital District contains three major hospitals supporting over 10,000 employees, making it the state’s largest private employer. As part of this project, RIPTA and the City hope to help Rhode Island Hospital primary aspects of sustainability—economic, social, reduce demand for parking in the district, which, at approximately 15,000 cars per day, is encroaching upon residents in Upper South Providence.

• Over 99,000 employees work in or near the Knowledge District, which is home to numerous facilities specializing in research and development for the life sciences field including: educational facilities for Brown, Johnson and Wales, and the Community College of Rhode Island; a research labs for Brown, Lifespan and Women and Infants; and numerous private bio-tech related businesses.

• Downtown destinations such as PPAC, Trinity Repertory Company, the Dunkin’ Donuts Center and the Convention Center draw tourists and residents alike to Downtown for various events throughout the year.

• As RIPTA’s principal hub of bus operations for the metropolitan area and much of the State, Kennedy Plaza serves over 30,000 passengers daily.

• The Providence Train Station provides MBTA-operated commuter rail service to Boston and Amtrak-operated service to Boston and New York City. This station currently serves over 2,700 daily MBTA riders. In addition, Providence Station is the 18th largest station in Amtrak’s system, serving over half a million Amtrak riders annually.

• College Hill’s Thayer Street, which is proposed as the northern terminus for the streetcar/ circulator, is a high volume pedestrian area that links to both the Brown University campus and adjacent residential neighborhoods. Brown University is, in addition Streetcars helped to shape Providence in the late 1800’s and to being one of the City’s largest employers, the base for a large student population. early 1900’s. (Source: The Providence Journal)

33 such as heavy rail and even light rail, streetcars are operating costs will be explored. Any financing plan II includes converting Empire Street from Fountain viable in cities large and small, and their unique ben- will also assess RIPTA’s ability to operate and main- Street to Weybosset Street from one-way to two-way efits are being successfully demonstrated in places tain a streetcar/circulator system. traffic as well as converting Weybosset Street from ranging in size from Kenosha, Wisconsin to Seattle, Dorrance to Broad Street from one-way to two-way. Washington. Nearly 100 cities are actively engaged Improving Circulation Downtown: Empire Street will have one lane going south (to- in streetcar planning, design, or construction. LaSalle & Emmett Squares wards Broad Street) and two lanes traveling north Restoration of Weybosett, Empire and Washington bound (toward Fountain Street). Empire Street will The feasibility of a streetcar starter line was initially streets to two-way traffic was first proposed during be repaved, parallel parking will be striped on both explored during the Providence Metropolitan Tran- the early 2000’s as part of the Downtown Circulator sides of the street, and it will receive new coordi- sit Enhancement Study, which RIPTA, in partnership project. In 2004, the decision was made to phase the nated traffic signals and pedestrian crossings. The with the City, initiated in 2008. The Study identified project in order to advance the Washington Street overall objective of Phase II is to make Empire and and prioritized current, emergent and future transit portion of the project while design continued for opportunities for the Providence metropolitan area. Empire Street and Weybosett Street. The conclusions of this study were issued in a final Improving Circulation report in December 2009. (A full copy of the report Key Actions Downtown: Past Planning can be found at www.transit2020.com.) The Report The following actions describe the phased imple- Efforts identifies ten recommendations to further enhance mentation plan of the Downtown Circulator project. Prior to the 1963 Weybosett Hill Redevelopment Plan and transit in the metropolitan area. One of those recom- the 1970 Downtown Providence Plan, Weybosett Street was two-way and met Westminster Street in front of the mendations is to “Build a Providence Streetcar Sys- Phase I Cathedral of Saints Peter and Paul. The 1963 Plan squared tem.” Phase I, the conversion of Washington Street from off Weybosett Street with Broad Street and Empire Street, eliminating the western section to construct the one-way to two-way traffic, was successfully imple- Cathedral Square apartments and additional buildings in The Providence Core Connector Study will include mented in 2004. This conversion has resulted in an the area. a strong public outreach component to educate a increase in investment along Washington Street as it The 1970 Downtown Plan proposed Downtown as a series range of stakeholders on the costs and benefits of is now easier to access both sides of the street. Since of superblocks with automobile traffic only allowed on the any proposed investment. the street was returned to two-way traffic, the Ho- periphery of Downtown or on the highways surrounding tel Dreyfus and the Mercantile Block have been re- Downtown. The blocks within Washington, Empire, Weybosset, and Dorrance streets were envisioned as a An initial Economic Impact Development Analysis habilitated with artists housing and restaurants and pedestrian zone with the Westminster Street pedestrian was completed as part of the Report, evaluating the retail businesses. Additionally, the block across from mall as the centerpiece of a revitalized Downtown. feasibility of building a streetcar system in Provi- Trinity Repertory Theater has received significant in- To achieve this vision Washington, Empire, and Weybosset dence. The Core Connector Study will further evalu- vestment. While it is likely that some of this invest- streets were converted from two-way streets to one- ate potential economic impact to result from the ment would have occurred without the street being way, creating a counter-clockwise ring road around the Downtown pedestrian zone. It was anticipated that development and operation of a streetcar system returned to two-way traffic, it certainly contributed these ring roads would allow people to feel safer moving versus other possible circulator systems. Given the to the transformation of the street. about the Downtown pedestrian retail zone surrounding many demands on state and local spending, innova- Phase II Westminster Street, but it is now widely recognized that this design had the opposite result, leading to the further tive funding options, and the potential for develop- Since 2004, planning and design has continued for decline of Downtown. ing predictable revenue streams to support ongoing Phase II of the Downtown Circulator project. Phase

34 Weybosset streets more pedestrian-friendly and to improve traffic flow and circulation throughout this part of Phase III Downtown. During the planning and design process for Phase II, the re-configuration of LaSalle and Emmett squares, Weybosset Street will also receive new coordinated signals and pedestrian crossings, as well as being along with Fountain and Sabin streets, was raised. repaved and restriped. Damaged sidewalks in the project area The reconfiguration of these two squares has been will also be repaired. In the vicinity of the Providence Per- discussed periodically through the years and was forming Arts Center (PPAC), Weybosset will receive addition- a l discussed by Andres Duany during his 1994 and streetscape enhancements. These enhancements will define the 2004 Downtown charrettes. area around PPAC as a pedestrian-oriented, urban destination through the use of different materials such as granite pavers, ex- posed aggregate concrete roads and sidewalks, street furniture, relocation of parts of the historic comfort station, new traffic sig- nals, and decorative street lighting.

This phase of the project also includes realignment of much of the curb line along Weybosset Street between Dorrance and Snow streets to make traveling along the road safer for both pedestri- ans and automobiles while allowing for a drop-off lane in front of the theater. This project will serve as a catalyst to further spark revitalization along the street, building on the restoration of the Smith-Mathewson building that was damaged by fire in 2006, the construction of a new building on the adjacent vacant lot, and the renovation and restoration of the eastern half of the Benjamin Dyer Block, which is currently being converted into apartments with up- LaSalle Square (above) and Emmett Square (below) will be re- graded restaurant and retail space at ground-level. configured as part of Phase III.

Phase II Empire and Weybossett Street improvements.

35 tain Street making it a more pedestrian-friendly en- vironment. These elements will work together to help transform the street from a pass-through to a destination for City residents. It is expected that the street improvements will add to the significant de- velopment opportunities in the immediate area, in- cluding the redevelopment of the old Public Safety building parking lot, the Fogarty building and, po- tentially, the Providence Journal buildings. The conceptual plan for Phase III of the Downtown Circulator Project proposes making Sabin Street two-way and enhancing the exist- ing Fountain Street , which will remain one-way, with enhanced street trees and planted medians. The reconfiguration of LaSalle and Under the current design plans, Sabin Street will Emmett squares are also proposed as part of Phase III. become two-way from Broadway to the Dorrance/ Francis/Exchange intersection. Dorrance Street will The 1994 proposal gave two options for Emmett Emmett Square had become “a critical connection also become a two-way street. This will improve Square; both options eliminated the three islands between Capital Center and Downcity,” and recom- the flow of traffic for buses and cars to the Financial currently in the intersection. (LaSalle Square was mended redesigning the intersection as an urban District and will take some of the pressure off of the studied in the 2004 charrette.) The first option called square with a one-way traffic pattern. To accomplish Downtown exit ramps and Memorial Boulevard. for reconfiguring Burnside Park to allow Exchange this he proposed building two lanes of one-way traf- Terrace to line up with Washington Street and re- fic on three sides of the square. He also proposed Emmett Square will be reconfigured to function designing the park so it extended up to the former taking property for the redevelopment of certain more like an actual city square. LaSalle Square will Union Station buildings along the current Exchange sites to facilitate development of the area. Duany have two-way traffic from Broadway/Sabin to Foun- Terrace. It also proposed redesigning the corner that proposed transforming LaSalle Square from an in- tain Street. Reconfiguration of these areas will fa- is currently home to the Providence Journal in order tersection into an actual square. It was felt that re- cilitate better pedestrian movement across the in- to improve pedestrian and vehicular flow through designing the area would alleviate congestion and tersections and will allow for more efficient bus and the intersection. make a safer and more enjoyable pedestrian envi- car movements through the area. Materials, details ronment. and final design are still underway for Phase III of the The second option suggested a roundabout that Downtown Circulator, but it is anticipated that con- would eliminate the three islands currently in exis- The LaSalle Square and Emmett Square plans for the struction will begin in 2011. This work will dovetail tence and reconfigure property lines to accommo- third phase of the Downtown Circulator are currently with the proposed improvements to Greater Ken- date the roundabout in a manner safe for pedes- in design. Current design plans propose making Sa- nedy Plaza that are discussed below. trians and automobiles. In this option, Exchange bin Street two-way with Fountain Street remaining Terrace was reconfigured slightly, but not to the one-way with a “boulevard-like” feel accomplished same extent as the first option. through new street trees and planted medians. It is expected that design elements such as bumping out Improving Kennedy Plaza Kennedy Plaza has gone through several physical The 2004 charrette looked at both Emmett Square the sidewalks at crosswalks, improving landscaping transformations over the past 150 years. When first and LaSalle Square. In 2004, Duany recognized that and reconfiguring parking will slow traffic on Foun- laid out in 1848, the area was named Exchange Place

36 and it was the civic center of Providence. In the mid- when The Rhode Island Public Transit Authority (RIP- 1860s, Exchange Place became an important trans- TA) transformed the entire plaza into an intermodal portation node as a result of the streetcar lines that transit hub. Along with the creation of a centrally lo- radiated from this area. By the early 20th century cated hub for RIPTA’s buses and passengers came the the Plaza had been developed as a fine example of problems that now plague the Plaza. As its role as a the City Beautiful movement in urban planning— major transportation node increased, gone was the a grand concourse connecting the imposing civic civic center and gathering space that the Plaza had monuments of City Hall and the Federal courthouse. once provided. Bus congestion, overcrowding, noise It was officially named Kennedy Plaza in 1964. Since and crime became new challenges for the Plaza. then, the plaza has been altered and redesigned sev- eral times to meet the State’s increasing public trans- As RIPTA’s principal hub of operations for the metro- portation needs. politan area and much of the State, Kennedy Plaza’s Increased programming in Burnside Park and throughout operations are at full capacity with no room for expan- Greater Kennedy Plaza, along with improvements to the pedes- trian environment, will help make Kennedy Plaza more than a The most significant redesign took place in 1999, sion. In addition to two privately utilized berths, 44 of utilitarian transit hub. 56 routes in the statewide RIPTA system terminate in Kennedy Plaza utilizing 19 berths. These berths serve the concerns and problems with the Plaza, and to cre- over 30,000 passengers daily and are concentrated ate and generate new ideas for programming it into a around an area with limited shelter and seating for lively public space. passengers. This pedestrian and transit activity in- cludes passengers served by intercity coach buses In late 2007, the GKPWG hired the New York-based also in operation in the plaza area. To address the op- non-profit firm Project for Public Spaces (PPS) to help erational issues at Kennedy Plaza, RIPTA and the City support the group effort in creating a great public of Providence are currently working to develop new space. In February 2008, the City of Providence host- “peripheral hubs” throughout Downtown and sur- ed a workshop with PPS to meet with and present to rounding neighborhoods to relieve pedestrian and groups of key area stakeholders, which helped design vehicular congestion and create a more pleasant and and initiate a public process for moving forward. A fo- welcoming environment in the Plaza area. Four new cal point for participants was the immediate need for hub locations have been identified in the West Side, more events, programs and active use of the space College Hill, Capitol Center, and the Hospital District. itself by the public at large. Within months of that meeting, funds were raised and a Program Manager In 2006, the Greater Kennedy Plaza Working Group was hired to launch a programming schedule for the (GKPWG) was formed by a group of civic leaders and 2008 summer season. public officials to focus on ways to improve Kennedy Plaza and connect the success of the City to one of The City continues to work with RIPTA and other stakeholders RIPTA sponsored a Kennedy Plaza workshop in the its most significant public spaces. Several meetings to reinvent Kennedy Plaza and to improve the pedestrian expe- summer of 2009 to generate visionary ideas for the rience in the area. and workshops were held to immediately address

37 Plaza to improve our center of operations. For the from a utilitarian transit hub into a vibrant gateway City, beyond enhanced transportation, the economic to Downtown that offers activities, events and com- and social benefit of Kennedy Plaza is that it simply merce and is a true destination for the City. provides a concentration of students, workers, resi- dents, and visitors in the Downtown area. By rede- signing activity locations, physical features and open Revitalizing Cathedral Square space, this population density is an opportunity to Cathedral Square—a half-acre public plaza framed nurture businesses and activities. by the Cathedral of Saints Peter and Paul—has histor- ically been a significant node within the city of Provi- Development of the four new peripheral hubs will dence. The Square once marked the confluence of heighten the visibility, accessibility and convenience Westminster, Weybosset and Jackson streets. Neigh- of transit to employment centers and destinations borhood shops, theatres, hotels, and residences once just outside of Downtown, and will enable RIPTA to lined the tight-knit fabric of these streets. With the reduce bus layover time and the overall level of bus construction of Interstate-95 and urban renewal ef- activity in Kennedy Plaza. This will help connect the forts during the 1960s and 1970s, that urban fabric Plaza to Burnside Park and Downtown Providence, was destroyed, dividing Downtown from the West while reinforcing it as the central hub of the RIPTA End. system. The 1970 Downtown Providence Plan called for Reconfiguring berths in the Greater Plaza area will the creation of “superblocks” that would eliminate better facilitate transfers between carriers and im- through-traffic in the Weybossett Hill area, however prove the safety and security of the area. It will also several service roads with on-street parking were to create a more pleasant experience for pedestrians as remain. A European-inspired pedestrian plaza was they enjoy the enhanced amenities and programs planned as the terminus of Westminster Street , pro- that have evolved over the last two years such as viding what was deemed a more appropriate setting the Monthly Market Bazaar, Public Square Day, Noon for the Cathedral of Saints Peter and Paul. Tunes, Fun and Fit Thursdays, Beer Garden Thursday events, and Farmers’ Market Fridays. The Cathedral Square that exists today—designed by architect I.M. Pei—eliminated the street grid alto- Today, the City is continuing the engagement with gether, completely cutting off the area from vehicu- the public and private sector concerning the next lar traffic. It was imagined that the buildings lining steps of the reinvention of Kennedy Plaza with the the Westminster walkway would be arcaded and goals of enhancing ridership, improving the pedestri- would contain a mix of uses at ground level, creat- an experience, offering public space, and reconnect- ing an active pedestrian environment leading up ing Downtown to the surrounding neighborhoods. to the square. Above, high-end apartments and of- Cathedral Square and Weybossett Hill were once integrated into the traditional urban fabric of the City. This dialogue promises to transform Kennedy Plaza fices would provide a constant pedestrian flow. Due

38 to an economic downturn however, this full vision accordance with the I.M. Pei Plan, several streets was never achieved. Elderly, assisted-living and low- in the project area, including Westminster Street, income housing were built instead, and retail uses Jackson Walkway and a section of Winslow Street never filled in the arcaded ground-floors along the have been converted to pedestrian walkways. The Westminster Mall extension. Due to a lack of both City of Providence has retained ownership of these pedestrian and vehicular activity surrounding Cathe- walkways and provides maintenance. As these dral Square, the area has become a place for vagrants streets were previously converted from vehicular and crime. roads to walkways, there is sufficient right of way With little on-street parking and a lack of service to restore these walkways as roadways. The trees roads throughout the Square, residents of the Ca- and ornamental lighting that were installed along thedral Square apartment buildings, workers at the these walkways could easily remain as pedestrian offices of the Archdiocese and service trucks park -il amenities once they are converted to vehicular legally in the Square. The lack of street connectivity, roadways. the placement of Bishop McVinney Auditorium, the lack of a signaled crosswalk, as well as the unfriendly nature of both Franklin Street and the Westminster Street bridge over the highway, prevent pedestrians from comfortably walking between Downtown and

I.M. Pei’s design for Cathedral Square (above) was based on the West End along Westminster Street. designs of European plazas such as the Piazza San Michele, the Piazza Grande, the Domplatz, and the Piazza del Duomo. Key Actions The following actions describe a proposed imple- Without the mix of uses that were envisioned for the buildings lining the Square, Pei’s full vision of an active European plaza mentation plan for the redevelopment of Cathedral was never realized, and today, Cathedral Square sits devoid of Square. The goal of the phased implementation plan almost any pedestrian activity (below). is to improve both pedestrian and vehicular connec- tions from Downcity through to the West Side neigh- borhoods and to make Cathedral Square an active, Delivery trucks, USPS trucks, and other vehicles welcoming neighborhood node. regularly drive throughout the Square and along Jackson Walkway, entering from the Broad, Frank- Phase One lin and Fenner street entrances. These vehicles • Open Westminster Street to outbound vehicular make the plaza and walkways uncomfortable for traffic between Greene Street and Jackson Walk- pedestrians and have broken many of the pavers. way, Jackson Walkway to outbound vehicular traf- Phase Two recommends that these entrances be fic between Westminster and Washington streets, closed off with new bollards and that the broken and Lyman Street to outbound vehicular traffic pavers be replaced. On-street parking should be between Jackson Walkway and Franklin Streets. In provided where possible along these newly estab-

39 lished streets.

Phase Two • Install new bollards to prevent unauthorized ve- hicles from entering Fenner Street, north of Pond Street. Removable bollards would still allow emer- gency vehicles access to the walkway. • Install new bollards to prevent unauthorized ve- hicles from entering Jackson Walkway via Broad Street. Removable bollards would still allow emer- gency vehicles access to the walkway. with grass, and installing new benches, trash cans and ornamental lighting will help to make this area more pedestrian-friendly. The City will work the Phase Five Parks Department and City Forester to replace un- • Open Westminster Street between Jackson Walk- healthy trees with lower lying vegetation. way and Fenner Street to outbound vehicular traf- fic • Open Fenner Street to two-way vehicular traffic.

Phase Six • Option A - Open Westminster Street to outbound vehicular traffic between Fenner and Franklin streets; demolish McVinney Auditorium and the • Patch broken pavers and fix broken lights along Chancery offices. This option would leave two Jackson Walkway. development parcels of 18,000 and 43,000 square feet. Phase Three • Redesign the Square in front of the Cathedral of • Option B - Open Westminster Street to out- Phase Four Saints Peter & Paul. The stairs and pavers in front of bound vehicular traffic between Fenner and Frank- • Open Westminster Street to outbound vehicu- the Cathedral are in poor shape and are a hazard to lin streets; demolish only the central section of the lar traffic between Empire and Greene streets. The pedestrians. McVinney Auditorium while retaining both the streetscape treatments that make Westminster north and south wings of the Chancery. The 500- • Renovate the historic front facade and entrance Street east of Empire Street such a wonderful pe- foot long north wing includes three floors of of- of the Cathedral. destrian environment should continue along the fices. The 720-foot south section includes two full newer portions of Westminster Street beyond Em- • Redesign the planted area in Cathedral Square. stories of offices with a reduced office footprint pire Street. The continuation of this street and its The extensive paving, uncomfortable benches and on the first floor. A two-story boiler room in the pedestrian-friendly elements will help to unite Ca- dense tree canopy make this area especially un- basement of the south section currently serves the thedral Square with the rest of Downcity. comfortable for pedestrians. Replacing the pavers heating needs of the Chancery, Cathedral and ad-

40 jacent rectory. In addition to the Auditorium, the ing for pedestrians. The lack of a crosswalk forces below the design strength and the rebar inside the center section, proposed for demolition under this pedestrians to walk to either the Broad/Franklin piers obviously rusting. option, includes the entrance lobby, elevator shaft or the Washington/Franklin intersection to cross and stairs. A National Grid electrical vault, located Franklin Street. RIDOT has been informed by the Federal Highway in the center of the building, provides service to • Improve the pedestrian right-of-way along Administration (FHWA) that they will not support the the Chancery only. Demolition of the central sec- Franklin Street. Unlike some earlier alternatives, rehabilitation of the bridge and that it must be re- tion would require new entrance façades, eleva- this plan does not call for the relocation of Frank- placed. To that end, RIDOT is proposing to replace tors and stairwells to be constructed along the lin Street closer to the highway, although wider the Viaduct through a design-build process rather demolition faces, and new heating/ventilating/air sidewalks, bulb-outs, on-street parking, and other than the traditional bridge design process. This will conditioning facilities to be installed. The function streetscape improvements should be considered shorten the design and construction period for the of the existing electrical vault would also have to here as they would greatly improve the pedestrian new Viaduct bridge and should result in cost savings be replaced. A minimum 15-foot separation would environment. for RIDOT. be required between the western fenestrated fa- cade and adjacent development parcels (Cathedral From the City’s perspective, the reconstruction of Square Feasibility Study). This option would allow Reconstructing the I-95 Viaduct the Viaduct bridge provides an opportunity to create for the possibility of two new building footprints better connections to Downtown from the highway The Providence Viaduct, completed in 1964, carries or additions along the new portion of Westminster and to improve conditions for pedestrians and cars a quarter-mile of Interstate 95 over the Woonas- Street between Fenner and Franklin streets. on the roads below the Viaduct. Due to its utilitarian quatucket River, Amtrak’s north-east corridor train design, it is often difficult for drivers to discern that • Option C - Renovate the Franklin Street facade tracks, Kinsley, Promenade and Francis streets, and they are traveling on a bridge over a river, local roads of McVinney Auditorium. If Options A and B prove the Routes 6/10 interchange. Exit ramps off the Via- and pedestrian crossings. The City plans to work infeasible, renovating the facade to improve the duct provide access to Rhode Island State offices, with RIDOT to ensure that the new bridge design building’s relationship with pedestrians, adding the Providence Place Mall, the Dunkin’ Donuts Cen- feels and looks like a bridge. a traffic signal and crosswalk, and improving the ter and Convention Center, the Veteran’s Memorial pedestrian right-of-ways along Franklin Street and Auditorium, and Downtown Providence, Kennedy Although the design of the new viaduct bridge is im- the Westminster Street Bridge (as described at be- Plaza, and Waterplace Park. The Viaduct carries ap- portant to the City, the opportunities for improving low) would help to establish a better pedestrian proximately 230,000 vehicles per day (115,000 in the areas below the Viaduct are of even greater im- connection between Cathedral Square and the each direction). West End. portance. The City will be working with RIDOT to im- prove connections underneath the Viaduct from Kin- The Viaduct has been determined to be structurally sley and Promenade to the Mall and Francis Street. Phase Seven deficient by RIDOT and USDOT engineers. According While there is an existing pedestrian connection, it is • Improve the pedestrian right-of-way along the to RIDOT, the deck of the Viaduct is badly deteriorat- poorly lit and not well used due to pedestrian safety Westminster Street bridge over Interstate-95; ed and has been shored up in many locations. There concerns. add a traffic signal and crosswalk to the Franklin/ are numerous cracks in the steel girders and they no Westminster intersection. Narrow sidewalks and longer meet State and Federal standards for load The City will work with RIDOT to enhance the pedes- little protection from oncoming vehicles make carrying capacity. The concrete support piers under trian environment under the Viaduct along Kinsley the Westminster Street Bridge particularly forbod- the bridge are decayed, with the concrete testing

41 make the area a more welcoming environment and since reusing buildings conserves resources. to increase the feeling of safety in the area. In the past two decades, Downtown made great As part of the Viaduct project, the State should also strides. Tax incentives for preservation, such as the look at the bridge’s off-ramps to explore making the Rhode Island State Historic Tax Credit, have had a intersections at the ends of the ramps more pedestri- dramatic impact in Providence. Created in 2002, the an-friendly. In particular, ramps from the Viaduct to State Historic Tax Credit offset some of the high costs Memorial Boulevard should be studied to determine associated with preservation-oriented development ways to slow the traffic down on the ramps to make and enabled the rehabilitation of many buildings in Connections below the Viaduct, such as the connection be- Downtown. neath the Providence Place Mall to the Promenade area, will the pedestrian crossings at Memorial Boulevard and also be an important part of the rebuilding of the Viaduct. Francis Street safer and to possibly permit a pedes- trian crossing on the west side of the intersection. Downtown now contains hundreds of dwelling units and many of the necessary services to accommo- and Promenade to complement the improvements date the new residents, but Downtown’s transforma- to the pedestrian crossing under the Viaduct and the tion is not yet complete. When the State Historic Tax Mall. This will help draw residents from the Smith Hill Guiding Preservation-Oriented and Valley neighborhoods (in particular, the Found- Development ry and The 903 residents) to Downtown through the Providence has a proven record of successful reha- improved crossing. The improvements to the pedes- bilitation and adaptive reuse of its historic buildings. trian crossing and the area underneath the Viaduct While there are many examples of successful preser- should include new lighting and landscaping to vation-orientated development located throughout the City’s neighborhoods, some of the most high- profile examples are located in Downtown. These include the Smith Building, the Dreyfus Building, the Providence Performing Arts Center, the Pell-Chafee Theater, the Mercantile Building, the Burgess, Low, O’Gorman & Alice buildings, the Shepard’s Building, and many others. These examples show that pres- ervation-oriented development is a viable economic development tool that has had a significant impact on the look and feel of Downtown.

N By adaptively reusing Downtown buildings, we pre- serve not only individual architectural gems, but also The intersection of Memorial Boulevard and Francis Street Downtown has many successful examples of preservation- should be studied to slow traffic, improve pedestrian safety and the traditional fabric of the City, which lends itself oriented development, such as the rehabilitation of the 1890’s to possibly permit a pedestrian crossing on the west side of the so well to a pedestrian environment. Preservation- Peerless Building into 97 loft-style residential units and ground intersection (shown above). oriented development is also green development, floor retail space.

42 Credit was eliminated in 2008, an important incen- mentioned properties if appropriate. tive to Downtown development was lost. There re- main underutilized and vacant buildings that should 110 Westminster Street be renovated and rehabilitated. As buildings are re- A casualty of the financial crisis of 2008, the vacant used and re-purposed, they can catalyze other de- lot at 110 Westminster Street, with its propped-up velopments. facade on Weybosset Street, is a hole in the heart of the City’s Financial District. Adjacent to the site sits The following are examples of possible preservation- the Arcade at 130 Westminster Street. Reputedly the oriented development sites that have the greatest country’s first retail mall, the Arcade’s doors are now catalytic potential: closed for business. The combined parcels provide an excellent opportunity for preservation-oriented Providence Gas Company site development. The Providence Gas Company site consists of the Providence Gas Company Building, 100 Weybosset The development opportunities at 110 Westmin- Street, the Teste/Philip Wolfe Building, 108 Wey- ster Street are abundant. The approximately 20,000 bosset Street, the Dorrance Building, 92 Dorrance square foot site could accommodate a range of proj- Street, the Narragansett Garage, 98 Dorrance Street, ects, from a 350-foot tall skyscraper to the subdivi- Since National Grid relocated their offices in 2006, 100 Wey- and the surface parking lot located at 110 Dorrance sion of the lot and the building for one or two smaller bossett, 98 Dorrance (above), the adjoining Teste/Wolfe Build- ing, and the Narragansett Garage have stood vacant. Street. structures. Two elements of the site lend itself to In 2005, a skyscraper—set to be the tallest in Providence—was preservation-oriented development: the engineered proposed for 110 Westminster (below). Today, the lot remains vacant due to financing issues and the historic Weybossett National Grid relocated their offices from 100 Wey- facade along Weybosset Street and the adjacent Ar- Street facade that was preserved during demolition has an un- bosset and 98 Dorrance streets in 2006. Since then, cade. The 18,000 square foot Arcade is an interna- certain future. these buildings, along with the adjoining Teste/ tionally-known architectural attraction that brings Wolfe Building and the Narragansett Garage, have many visitors to Providence. stood vacant. The potential redevelopment of this approximately 20,600 square foot development site The issues associated with making the Arcade a fi- offers multiple opportunities. Ideally, the existing nancially-viable property are well known. An oppor- buildings could be rehabilitated into office/retail tunity exists to develop 110 Westminster Street and space with a rehabilitated Narragansett Garage pro- the Arcade into a project that favors both sites. An viding parking for the buildings. The 10,000 square ideal development would be a 10- to 15-story mixed- foot surface parking lot adjacent to the garage pro- use building that could house retail, hotel and office vides an opportunity for new infill construction of a uses and incorporate the existing Weybosset Street six- to ten-story mixed-use building that would fill facade. The Arcade could easily be connected to this the current void in the streetscape and help activate development with minimal intrusion while hosting this part of Downtown. This parcel could also poten- additional retail space on the upper floors and res- tially be developed in conjunction with the afore- taurants on the first floor. The new development

43 would allow the Arcade to be economically viable while keeping this important architectural landmark open to the public.

Dynamo House Another casualty of the financial crisis, Dynamo House, is a stalled adaptive reuse project of the for- mer South Street Station Power Plant. This signifi- cant waterfront development will house retail, office space, a hotel, and the Smithsonian-affiliated Heri- tage Harbor Museum. The cathedral-like 390,000 square foot structure, located on the Providence Riv- With the developer in bankruptcy, the Dynamo House —an adaptive reuse project of the former South Street Station Power Plant in er, is planned to be the cornerstone of the redevel- the Jewelry District —has sat partially finished for two years while the City and various parties have been attempting to find a solution opment of the Jewelry District and the Downtown that will move the project forward. Providence waterfront.

line see page 32.) The project has been idle for two years. Currently, the structure has no windows and is completely open to Providence has a history of taking “white elephants” the elements. With the developer in bankruptcy, var- and providing vibrant, new uses for them. With ious parties, including the City, have been attempt- some determination and thoughtful development, ing to analyze the project’s current economic situ- Dynamo House can be another success story for the ation and find a path to move the project forward. City.

Even in the best of economic times, the redevelop- ment of this site would be daunting. In addition to the significant expense of rehabilitating the build- ing, the site presents numerous constraints—pri- marily a lack of parking. Most of the vacant land to the north of the building has been reserved by Na- tional Grid for an electrical sub-station. A potential solution is to develop a parking garage or mixed-use building that encloses the sub-station. If realized, the proposed streetcar/urban circulator starter line running along Eddy Street south to the Hospital Dis- trict could alleviate the site’s parking issue. (For more information on the City’s efforts to create a streetcar

44 Goals and Policies The key outcome of the Downtown Plan is the development of a multi-phase action plan for the neighborhood. The Goals and Policies table below details the goals for Downtown and identifies specific actions needed to achieve the vision.

Address the key land use challenges Downtown: vacant land, interim uses, institutional uses and tensions between land uses.

Leverage the presence of area institutions to promote the commercialization of research and development and to attract knowledge-based industries.

Work with area institutions to ensure Allow for the expansion of institutions Downtown in a manner that is consistent with the mixed-use charac- that their growth and development ter of the area and also bolsters the City’s tax base. Downtown is mutually beneficial for the City and the institutions. Encourage area institutions to serve as lead tenants in privately-developed buildings and to create partner- ships with developers.

Partner with institutions to improve infrastructure, parks and public rights-of-way Downtown.

Revise licensing and zoning regulations for entertainment venues to create performance standards to miti- gate impacts on less intensive uses.

Minimize conflicts between residents Consider staggering the closing times of Downtown’s bars and clubs to improve public safety and other uses. Ensure through regulation that life sciences facilities will be compatible with a mixed-use environment.

Continue to work with the Hospitality Partnership to address conflicts as they arise.

45 (cont’d) Address the key land use challenges Downtown: vacant land, interim uses, institutional uses and tensions between land uses.

Incentivize the redevelopment of vacant land Downtown.

Discourage the creation of additional Extend uniform demolition controls to all Downtown districts. vacant land Downtown.

Evaluate opportunities to improve existing demolition controls.

Collect examples of successful urban interim installations and research the management structure and roles and responsibilities of the parties involved.

Update zoning regulations to allow various types of interim uses such as farmers markets, pop-up retail spaces, temporary parks and public open spaces, community gardens, temporary structures, temporary performance and cultural venues, public pavilions, areas for food vendors, etc.

Encourage interim uses that will Align zoning, building, fire and licensing review as needed to make it easy and fast for a business or individu- provide activity along surface parking al for to gain approvals necessary to establish an interim use. lots edges, and provide destinations for underutilized parcels Downtown, Create a marketing campaign for Downtown’s interim use program and for the individual installations. including the I-195 parcels.

Create a public/ private partnership to manage the program and ensure high quality installations.

Identify a “champion” for the program.

Work with Providence Art Windows to expand their program to include a broader area and possibly include vacant lots.

46 Address infrastructure challenges Downtown.

Continue to support the Downtown Improvement District and its efforts to keep Downtown clean, safe, -at tractive, and accessible.

Develop ongoing public/private partnerships to address ongoing infrastructure problems and maintenance. Improve the safety and attractiveness of Downtown by upgrading the infra- structure and maintaining cleanliness. Identify funding sources for the most critical infrastructure issues facing Downtown such as the repair of the train station parking garage and dredging of the Woonasquatucket River.

Ensure that all sidewalks downtown are ADA compliant.

Improve wayfinding throughout Downtown and surrounding areas .

Implement Phase I of the wayfinding plan developed by Downtown Providence Wayfinding Signage Commit- Connect residents and visitors with tee. information about major attractions and destinations in Downtown. Identify a design firm to develop documents for sign fabrication and installation.

47 Create a coherent, linked open space network and enhance connections throughout Downtown.

Celebrate and link iconic structures and sites: PPAC, Cathedral of Saints Peter and Paul; the Courthouse, Ken- nedy Plaza, City Hall, and the Convention Center through active plazas and urban design features, as well as streetscape improvements, signage and markers.

Maximize use of open spaces by ensuring that residents, workers and visitors are easily able to locate and public open spaces find connections between them.

Continue to activate open spaces and through enhanced programming such as markets, live music, etc. and expand programming to new areas. Create an identifiable and cohesive open space network that links impor- Ensure that ground-floor uses along the edges of open space areas are active and promote pedestrian activ- tant destinations within Downtown ity. and adjacent neighborhoods. Travel routes within the open space network should consider views and vistas to iconic structures.

Improve Waterplace Park: activate the Riverwalk by encouraging restaurants, retail and cafes within the Riverwalk area, especially along South Water Street; consider creating a kayak and canoe launch

Continue to work with the public / private partnerships to transform Kennedy Plaza from a transit hub into a vibrant gateway in the heart of Downtown that is a destination for amenities and programs such as the market bazaar, farmers markets, live music events. Create enhanced public spaces within the Kennedy Plaza and Burnside Park area with amenities such as small cafes.

Continue to pursue the conversion of one-way streets to two-way streets where feasible to significantly Complete the urban fabric and en- improve connectivity throughout Downtown. hance connections within Downtown and to surrounding areas. Strengthen and enhance through regulation, incentives, partnerships retail and street-level activity along key corridors and nodes within Downtown and key connections to adjacent neighborhoods.

48 (cont’d) Create a coherent, linked open space network and enhance connections throughout Downtown.

The unique identity of small blocks and architectural character should be enhanced through sensitive infill development, particularly along key retail corridors like Westminster Street.

Complete the urban fabric and en- Important gateways to Downtown such as La Salle Square should be celebrated with a proper urban square hance connections within Downcity that functions as a gateway as well as a way to calm traffic and improve pedestrian connectivity. and to surrounding areas.

Rethink Downcity as a series of subdistricts each with a unique identity and land use focus, such as the Fi- nancial District, Cathedral Square, etc. and revise regulations and marketing approaches to reflect the goals for each subdistrict.

Enhance the Providence Train Station as an important gateway to Downtown for visitors and as a focal point for pedestrians. The area surrounding the train station, including the area surrounding Station Park, should be vibrant and attractive with quality street-level urban design and activity.

Identify creative partnerships to introduce small-scale retail stalls and cafes, and other small-scale or tempo- Complete the urban fabric and en- rary uses in the area. hance connections within Capital Cen- ter and to surrounding areas. The following pedestrian connections are in particular need of improvement: the connection beneath the mall to Francis Street to create a better connection from the Promenade Corridor to Capital Center, the Smith Street corridor, Park Row, Avenue of the Arts between Park and Francis Street, Exchange Street between Gaspee and Railroad Street, and the connections to Downcity along Memorial Boulevard, Frances Street and Exchange Street.

49 (cont’d) Create a coherent, linked open space network and enhance connections throughout Downtown.

Maintain the electric urban fabric and diverse block sizes in the Jewelry District with infill sensitive to the existing character.

Ensure active street-level uses to create connectivity and activity along key corridors and nodes within the Complete the urban fabric and en- Jewelry District and across the I-195 development parcels. hance connections within the Jewelry District and Hospital Edge and to sur- Ensure connectivity to the waterfront, particularly to the waterfront park and pedestrian bridge, as the area rounding areas is redeveloped.

The following connections should be targeted for improvement: the connection between Downcity and the Jewelry District along Dorrance, Richmond, Chestnut and Claverick Streets, the connections along Friend- ship, Clifford and Eddy Streets between the Jewelry District and the Hospital area.

Encourage the sensitive redevelopment of the parcels along the I-95 Service Road to improve the pedes- trian experience along the road as well as to create a more seamless connection Downtown to the west side neighborhoods.

Encourage the creation of neighborhood gateways along Broadway and Westminster Streets to enhance neighborhood identity and strengthen the Downtown edge.

Complete the urban fabric and en- Support RIPTA’s efforts to create a peripheral hub on Cahir Street to create a transit center to serve the stu- hance connections within the West dents, businesses and residents in the area. Side Edge and to surrounding areas.

Evaluate the possibility of connecting Westminster Street through Cathedral Square to Downtown to create an essential and direct link from the West Side to Downtown.

The following connections should be prioritized for improvements: the connections from the West Side to Downtown along Broad Street, Westminster Street, Washington Street, Broadway and Atwells Avenue, and the corridors of East and West Franklin Streets along I-95.

50 Improve, streamline and modernize zoning and other regulations for Downtown.

Evaluate ways to eliminate regulatory overlap, including the potential of combining review boards, where feasible.

Extend design review to include all of the I-195 parcels and the Jewelry District.

Create revised zoning regulations that are straightforward, predictable and Evaluate the operation and regulations of the City Plan Commission, Capital Center Commission, the Down- reduce redundancy and overlap. city Design Review Committee and Historic District Commission to reduce complexity and overlap and to improve the process and outcomes for design review.

Consider existing and future transit routes Downtown and revise regulations accordingly.

Promote developments that positively contribute to the public realm through public open space, outdoor seating, roof gardens, etc.

Ensure that the revised zoning regulations implement the sustainability goals and objectives identified in this plan.

Ensure that the revised zoning regulations promote connectivity, enhance views and urban public spaces. Create revised zoning regulations that proactively encourage a dense, mixed use, urban environment Downtown Craft regulations that implement the vision of Downtown as district districts and sub-districts with unique and prioritizes transit-oriented devel- character and land use focuses. opment, adaptive reuse, and new de- velopments that are compatible with Evaluate the regulation for open air markets and uses, including outdoor seating to determine if changes are the existing character. needed to encourage these uses.

Ensure that life science uses and knowledge-based industries are permitted and encouraged, particularly in the Knowledge District.

Work with a zoning consultant with expertise in form-based codes, sustainable practices and mixed-use urban environments.

51 Grow a vibrant economy Downtown.

Reduce the Downtown commercial vacancy rate by increasing awareness of available space and promoting the diversity of uses possible Downtown.

Promote Downtown as a lively space that with significant business amenities.

Package Downtown as an area that can provide business expertise through clustering of creative and knowl- Aggressively market Downtown office edge based businesses. space. Promote incentives through tax policy and revised regulations to encourage businesses development and retention.

Promote the revitalization and renovation of buildings in Downtown.

Actively encourage existing and start-up businesses to locate in Downtown.

Create jobs by attracting a diverse range of businesses with special emphasis on knowledge based indus- tries.

Increase the number of jobs provided Use the influence of healthcare and educational institutions to provide expertise and human capital for busi- Downtown. nesses locating Downtown.

Promote more arts and art-related businesses Downtown.

Focus on attracting specialty retail downtown to increase visitors during evenings and weekends. Enhance the viability of key retail Prohibit loading, service, blank walls and garages along these corridors. corridors such as Westminster Street, Washington Street and Weybosset Consider one-story liner shops as a temporary measure to mask surface parking. Street. Strengthen regulations regarding demolition to preserve the historic Downtown fabric.

52 Enhance mobility Downtown with improved walking and biking conditions, diverse transit options, improved way- finding systems and adequate parking.

Support a policy to fund and build shared parking facilities Downtown ensuring that all of downtown is Develop a parking strategy to reduce within a 10-minute walk from a parking facility. the need for and impact of parking Downtown. Maximize the number of on-street parking spaces in Downtown by evaluating all current on-street parking spaces, loading zones, valet zones, etc. to ensure that all viable parking areas are taken being utilized.

Reconnect the urban fabric of important Downtown corridors by creating consistent street edges and streetscapes: Westminster, Washington, Weybosset should have consistent lighting, street furniture and signage.

Complete the long-planned Phase II of the Downtown Circulator Project to transform Weybosett and Empire streets into two-way streets to improve traffic flow and improve the pedestrian environment.

Reconfigure Emmett and LaSalle Squares to function as urban squares to facilitate pedestrian movement and serve as gateways to Downtown.

Consider transforming Exchange Terrace into a two-way street with buses on the south side and on-street Improve pedestrian, bicycle and parking on the north side. vehicular circulation and connectivity throughout Downtown. Transform Sabin Street into a two-way street, with on-street parking to improve traffic flow and relieve pres- sure from the Downtown exist ramps and Memorial Boulevard.

Narrow Fountain Street to two lanes, one-way, with diagonal on-street parking and pedestrian enhance- ments to create a boulevard feel and make it a more welcoming urban streetscape.

Consider ways to improve the pedestrian and bicyclist experience along Memorial Boulevard through traffic calming, streetscape and traffic geometry changes.

Simplify wayfinding throughout downtown with district maps and improved signage for parking, destina- tions, and parks.

53 (cont’d) Enhance mobility Downtown with improved walking and biking conditions, diverse transit options, improved wayfinding systems and adequate parking.

Support RIPTA’s efforts to develop four new peripheral hubs in Downtown and along the Downtown edges to relieve pedestrian and vehicular congestion in Kennedy Plaza, as well to provide additional access to choice to transit riders.

Reinvent Kennedy Plaza to enhance rider experiences and improve pedestrian spaces; disperse bus berths along Exchange Terrace; complete construction of peripheral bus hubs throughout Providence to alleviate congestion in Kennedy Plaza, ensuring that a peripheral hub is located in the Jewelry District.

Continue to work with RIPTA to complete the Alternatives Analysis and Environmental Assessment (AAEA) for an urban circulator system (such as a streetcar or enhanced bus service) to link Upper South Providence, Downtown and College Hill.

Improve public transit. Promote the urban circulator goals of connecting destinations in Downcity and the Knowledge District be- tween Kennedy Plaza and Rhode Island Hospital to the Providence Train Station, and to a proposed Thayer Street Hub on College Hill.

Evaluate various circulator alternatives that include future extensions to serve adjoining neighborhoods.

Work with RIPTA and other partners to identify innovative funding options and develop predictable revenue streams to support ongoing operating costs for transit.

Work with RIPTA and others to develop a financing plan for the ongoing operation and maintenance of a streetcar/ or urban circulator system.

54 (cont’d) Enhance mobility Downtown with improved walking and biking conditions, diverse transit options, improved wayfinding systems and adequate parking.

Consider creating a Parking Management District to oversee a parking strategy in the Jewelry District.

Allow off-site parking to count towards development parking requirements.

Offer parking reduction incentives in tandem with measures that reduce parking demand.

Develop a parking strategy to reduce the need for and impact of parking Extend the restaurant parking exemption to additional uses. within the Jewelry District.

Enable parking models that encourage mixed-use development.

Utilize fee in-lieu of providing off-street parking spaces to facilitate the development of parking garages in the Jewelry District.

Consider unbundling residential parking requirements.

Reconnect the urban fabric of the corridors between the Jewelry District and Downtown by creating consis- tent street edges and streetscapes along Dorrance, Clifford, Point, Eddy, Richmond, Empire/Chestnut, and Claverick streets. These streets should have similar lighting, street furniture and clear signage.

Improve pedestrian safety and connectivity at the Point Street and Clifford Street bridges through improved Improve pedestrian, bicycle and pedestrian crossings and pedestrian phase signals. vehicular circulation and connectivity throughout the Jewelry District. Address potential pedestrian-vehicular conflicts along Clifford at Richmond and Chestnut.

Consider connecting Richmond to the waterfront with a new east-west street.

Site parking structures on larger blocks closest to Interstate 95 and the Point Street overpass.

55 Enhance cultural opportunities and experiences Downtown by prioritizing the role of the arts and culture.

Increase Downtown’s profile as a des- Boost tourism and increase the volume of Downtown business customers by encouraging and promoting tination. conventions and festivals.

Incorporate and showcase the work of local artists into the fabric of activities in the built and natural envi- ronment and at special events. Provide opportunities for the arts and entertainment to play a prominent Promote a diversity of cultural programming, reaching out to all demographic groups. role in the everyday culture of Down- town. Promote 18-hour street life fostered by the right mix of residential, business, institutional, and entertain- ment uses.

Provide additional programming of events and festivals.

Continue to support and build on the success of Waterfire.

Make walkway improvements to accommodate strollers, cyclists and joggers.

Enliven the Riverwalks. Implement creative programming on the waterfront.

Consider the addition of a canoe/kayak launch.

Promote uses such as galleries, restaurants and appropriate retail along South Water Street.

Consider an additional civic and/or event structure such as a museum, performance space or community center.

Establish a Downtown Cultural Authority to strengthen, centralize and effectively market downtown cre- ative activity and public space.

Mobilize the creative sector. Encourage and promote the development of cultural facilities in the Jewelry District.

Integrate the Creative Capital brand into Downtown marketing and support the creative sector.

56 Promote green and sustainable practices Downtown.

Promote and facilitate ecologically sustainable site planning, improved stormwater management, and use of rain gardens and other Low Impact Development (LID) practices. When practicable excess paving should be minimized. stormwater management should be entirely on-site, and shared systems should be employed.

Promote and facilitate energy efficiency and the use of non-petroleum-based energy sources for both build- ings and vehicles.

Promote the availability and use of increased transit options and other alternatives to car travel, the de- velopment of transit hubs on the periphery of downtown, and the development and maintenance of more attractive and accessible transit stops. Promote and maintain sustainable de- velopment practices, energy efficiency and transportation use. Improve pedestrian and bicycle connections to transit and to key shopping, entertainment and open space destinations.

Promote and facilitate the use of environmentally safe construction materials, minimize construction debris and pollution, and enforce applicable regulations.

Promote green roofs, planted areas and other more literally “green” practices for new development.

Make the “Knowledge District” a model of energy-efficient, pedestrian-friendly and sustainable develop- ment, supporting the “Green the Knowledge District” initiative.

Develop a cohesive and identifiable open space network connecting parks, open spaces, cultural resources, and the waterfront.

Add green squares and parks at important intersections and along key corridors, designating sites for “de- paving” where feasible. Promote increased green space, mini- mize paving and connect open spaces. Where practicable, consider more literal “greenways,” with more planting and less paved area.

Reduce parking requirements for new development.

Promote grassing and planting I-195 parcels prior to their development.

57 Promote green and sustainable practices Downtown. (cont’d)

Assess and remediate contaminated development and open space sites on I-195 development and park parcels.

Improve, mitigate and remediate Continue to promote the Downtown Business Improvement District and its beautification, planting and sources of environmental contamina- cleanup efforts. tion and prioritize air quality, water quality and litter prevention. Consider a public education campaign to prevent litter on city streets and in parks and open spaces.

Mitigate the potential effects of airborne dust and dirt from I-195 parcels prior to and during development and enforce applicable regulations (see also planting, above).

Emphasize the development and preservation of access, connections and views to the waterfront.

Emphasize and preserve the rivers Highlight the Providence and Woonasquatucket rivers and Waterplace as important assets by prioritizing Downtown. routine maintenance, dredging and flood mitigation efforts, and by securing funding to do so.

Recognize, preserve and support wildlife habitat in the rivers and along their banks.

Identify incentives, funding sources, loans and programs to promote and implement these goals and actions.

58 Promote green and sustainable practices Downtown. (cont’d)

Improve overall tree health as well as the number of large, long-lived trees by removing dead trees and stumps, widening tree pit openings, protecting existing trees with tree pit guards and increasing the regular tree care of existing trees.

Create a more dense and continuous tree canopy by increasing species diversity, utilizing highest tree plant- ing standards and innovative technologies, continuing the tree restitution program for damaged city trees, creating public / private partnerships to plant additional trees. Help trees grow and thrive Downtown. Increase tree stewardship among downtown business owners by distributing tree care instructions to prop- erty owners, creating a menu of options for business owners to support tree planting, and forming a group is citizen stewards trained in basic tree care.

Revise design regulations to include more detailed requirements for trees such as identifying appropriate tree species with similar size, structure and leaf form in particular areas, creating new tree pit size stan- dards, utilizing a standard perimeter tree pit guard design.

59 Promote the redevelopment of the I-195 parcels and other parcels within the Knowledge District.

Activate the street edge: encourage mixed-use buildings and districts in order to create a more vibrant neighborhood; encourage active ground floor uses; discourage surface parking as a principle use; limit on- site surface parking along the street edge of parcels; pull buildings up to the street edge.

Ensure quality development by implementing a design review process, through the existing Downcity Dis- trict Design Review Committee or a new committee for the Jewelry District.

Select a method for controlling height by either mandating height or setting height limits that may be increased in exchange for public benefits: calibrate incentive based regulations with demand to ensure that the public benefits are likely to be exercised; regulate height by stories, rather than feet, to allow for flexibil- ity for developers and variation in the skyline (with a maximum height to discourage abuse); identify strate- gies for appropriate transitions in building height. Contribute to the revitalization of the Jewelry District and the redevelop- Maintain the unique identity of diverse block sizes, eclectic urban fabric and varied building sizes, mass and ment of the I-195 parcels by ensuring character. thoughtful urban design and the devel- opment of a high quality mixed-used Complete a detailed block by block development plan for the Knowledge District - including the Jewelry Dis- urban neighborhood. trict and Hospital District: Evaluate the possibility of and locations for consolidating blocks to accommodate the larger institutional buildings that will be required as part of the Knowledge Economy; identify strategies for appropriate transitions in land use; identify locations for retail nodes and primary retail corridors; Iden- tify the utility and infrastructure constraints to new development.

Prioritize sustainable design to showcase the Knowledge District as a center for innovation and green ap- proaches and technologies.

Undertake an environmental assessment of the I-195 parcels to identify any presence of hazardous materi- als, and to better understand the costs, regulatory requirements, and schedule ramifications associated with any potential clean-up.

Consider the strategic acquisition of particular I-195 parcels and vacant lots in Downcity to reduce the sup- ply of available land as well as to provide public amenities such as Downtown pocket parks or temporary uses that will add value to the remaining available parcels.

60 (cont’d) Promote the redevelopment of the I-195 parcels and other parcels within the Knowledge District.

Work with RIEDC to market key properties and provide economic development incentives and financing.

Create a development plan for the Knowledge District, including the I-195 parcels, that identifies and plans for the development needs of knowledge-based land uses.

Ensure that any larger footprint life sciences developments, such as research facilities are well integrated to the surrounding context.

Work with RIDOT to ensure that local streets on the west side of the river will be designed for pedestrians, bicycles and built for an urban neighborhood design speed.

Continue to work with RIDOT as the designs are developed and finalized for both waterfront parks and as the adjacent parcels are disposed of and redeveloped. Particular attention should be paid the to uses of (cont’d) Contribute to the revitaliza- parcels adjacent to the west side park to ensure the park’s success and to maximize the added value that tion of the Jewelry District and the the park will create. redevelopment of the I-195 parcels by ensuring thoughtful urban design Continue to work with RDOT as the pedestrian bridge design process unfolds and ensure that the design and the development of a high quality suitably addresses the diverse needs of bridge users. mixed-used urban neighborhood. Ensure that regulations and the development plan promote a balanced mixed use neighborhood with office, institutional, residential and retail developments.

Ensure that the Parcel 25 street frontage along Richmond Street is designed to promote activity because of the importance of Richmond Street as a north-south connector between the Jewelry District and Downcity.

Ensure that the scale, design and uses of new developments along Clifford Street contribute to its success as an important corridor. Parcel 28 is a particularly important parcels, located in the center of the i-195 parcels and in the middle of important north-south and east-west corridors.

Parcel 35 will serve as a key Jewelry District gateway from the west side, over the new I-95 bridge and should be redeveloped accordingly.

61 Develop a detailed vision for each district within Downtown.

Define a series of street segments that are of the highest priority such as “A” Streets or future transit routes.

Define additional areas of focus for future phases of the visioning process.

Assemble a small, focused group that can help direct the vision.

Define a detailed, illustrated, street- Create a public engagement and informational process that provides several opportunities for public input. by-street vision for Downtown that can be used by the public and private sectors to market Downtown. Summarize key characteristics for each focus area such as height, land use, incentives, etc.

Summarize the types of activities and uses for each Downtown District.

Develop a narrative for each of the Downtown districts to be used with marketing materials.

Assemble a team to develop the materials for Downtown’s vision.

62