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Archive | Development

Capital Center Commission Design Review Committee Meeting – August 4, 2015

featured-capital-center Capital Center Commission Design Review Committee Meeting
Tuesday, August 4, 2015 • 8:00 am
Joseph A. Doorley, Jr. Municipal Building
444 Westminster Street, 1st Floor Conference Room Providence, RI 02903

Agenda

  1. Roll Call
  2. Minutes
    Meetings of May 19, 2015 and June 16, 2015
  3. Parcel 12
    Presentation of revised plans for the construction of a new hotel on the property.
  4. Adjournment
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City Plan Commission Meeting – July 21, 2015

CPC City Plan Commission Meeting
Tuesday, July 21, 2015 – 4:45pm
444 Westminster Street, First Floor

Opening Session

  • Call to Order
  • Roll Call
  • Approval of minutes from June 16, 2015 meeting – for action
  • Director’s Report

Development Review Regulations

1. Amendment of Development Review Regulations – A discussion on the amendments to the City Plan Commission’s Development Review Regulations – for discussion

Zoning Ordinance Amendment

2. Referral 3394 – Zoning Ordinance Amendment regarding student homes – Proposed amendment to the zoning ordinance to create regulations for student homes – for action

City Council Referral

3. Referral 3395 – Abandonment of DeWolf Street1 – The applicant is requesting to abandon the entirety of DeWolf Street, which lies between Audrey Street and Appleton Street to merge it with their abutting property – for action (Olneyville)

Minor Subdivision

4. Case No. 15-024 MI – 32 Luke Street (Preliminary plan approval) – The applicant is proposing to subdivide a lot measuring approximately 15,912 SF into two lots measuring approximately 5,000 SF and 10,912 SF – for action (AP 97 Lot 948, Charles)

5. Case No. 15-028 MI – 342 Eddy Street (Preliminary and Final plan approval)2

sga-south-street-landing-parking-garage

Rendering of proposed parking garage at South Street Landing by SGA.

The applicant is proposing to create a new lot measuring approximately one acre from Lot 429 which measures approximately 6.5 acres. The applicant is requesting to combine the preliminary and final plan stages – for action (AP 21 Lot 429, Downtown)

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ProJo: Major development proposed for ‘premier’ waterfront property in Pawtucket

peregrine-pawtucket

Peregrine Group LLC and city officials expect to announce Tuesday a proposal for a commercial and residential development on nearly 11 acres of prime waterfront property along the Seekonk River and bounded by Division, Water and School streets.

[…]

Kane and his business partner, Samuel Bradner, another principal at Peregrine who is the lead on the project, expect the medical office and residential apartments to cost about $40 million to $45 million to build. Plus, Kane said, they expect the project needs as much as $8 million more in other costs, including parking, walkways and public access to the riverfront.

See also:

Greater City Providence: Stick a fork in it: Pawtucket Hampton Inn (Aug. 2009)
Providence Business News: Riverfront revival in Pawtucket? (Mar. 2014)

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Capital Center Design Review Committee Meeting – June 16, 2015

featured-capital-center Capital Center Commission Design Review Committee Meeting
Tuesday, June 16, 2015 • 8:00am
Joseph A. Doorley, Jr. Municipal Building
444 Westminster Street, 1st Floor Conference Room Providence, RI 02903

parcel-12

A hotel proposal will be considered for Parcel 12 (aka the Triangle Parcel)

  1. Roll Call
  2. Minutes
    Meetings of March 17, 2015, April 21, 2015 and March 19, 2015
  3. Parcel 14: Veterans Memorial Auditorium
    Proposal to install 2-sided marquee sign and electronic message board.
  4. Parcel 9: GTECH Building
    Proposal to replace existing GTECH signage with new IGT signage.
  5. Parcel 12
    Presentation of plans for the construction of an extended stay hotel on the property.
  6. Adjournment
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Downtown Design Review Committee Meeting – June 15, 2015

featured-drc Downtown Design Review Committee
Monday, June 15, 2015 – 4:45pm
Department of Planning and Development, 1st Floor Conference Room 444 Westminster Street, Providence, RI 02903

Opening Session

  • Call to Order
  • Roll Call
  • Approval of Meeting Minutes of March 9, 2015 and May 11, 2015

New Business

44-hospital

1. DRC Application No. 13.13: 44 Hospital Street Continued review of the proposal by 44 Hospital Street, LLC to demolish the existing structure located at 44 Hospital Street, and to construct a new six?story mixed?use building on the site. The applicant was granted a waiver for demolition of the existing building and conceptual approval of the new design at the July 8, 2013 DRC meeting. The applicant is returning to the DRC for final design review.

Adjournment

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WPRI: Major life-sciences complex proposed for 195 land

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Life-sciences complex proposed for Parcels 22 and 25. Image from Google Maps.

Two private developers – Wexford Science & Technology LLC and CV Properties LLC – submitted a proposal last week to the I-195 Redevelopment District Commission seeking approval for a million-square-foot-plus multi-use project on parcel 22 and parcel 25 of the vacant former highway land, WPRI.com confirmed Wednesday.

“It is a major life sciences complex that includes lab space, academic research space, a hotel with meeting space and residential and retail components,” Eric Cote, a spokesman for CV Properties, told WPRI.com.

“It is a very large proposed complex,” he said. “The size that it may ultimately be will depend on our discussions with the 195 Commission, so it could change, but it’s currently envisioned as a project in excess of 1 million square feet.

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Warwick Beacon: RI Mall won’t house outlets

rhode-island-mall-bing

Rhode Island Mall. Image from Bing.

Outlet stores won’t be coming to Warwick.

On Thursday, Adam Winstanley of Winstanley Enterprise LLC confirmed reports the proposal to convert Rhode Island Mall into an outlet mall has been abandoned and that the company has a contract to sell the property, which as Midland Mall was the state’s first suburban mall.

Winstanley sees Rhode Island Mall as “coming back as a big box mall,” meaning in place of smaller stores congregated around a couple of anchor stores, there would be five or six larger stores. He put those stores at between 40,000 and 60,000 square feet each.

Because we all know what a sure bet big box stores have been over the last decade.

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ProJo: Developer considers mixed-use plan for Louttit site in S. Providence

loutit

Site of former Loutit / What Cheer Steam Laundry

A Rhode Island development firm has plans for a $10-million mixed-use project on a vacant South Providence industrial site.

Bourne Avenue Capital Partners, an offshoot of New England Construction Co. Inc., of East Providence, wants to undertake the project on land that for decades was home to the Louttit Laundry operation. The last portion of the long, two-story Louttit building was demolished in 2008.

[…]

Sluter envisions a multi-story building ranging from 35,000 to 50,000 square feet with ground-floor commercial space and 30 to 45 apartments on the upper floors. He has a tentative agreement with a food cooperative to be the first-floor anchor tenant.

After a 2001 fire, the Loutit / What Cheer Steam Laundry building was demolished 2008. Plans for redevelopment of the site were proposed by SWAP and WBNA and probably others, but the recession laid waste to all plans.

See also: ArtInRuins: Loutit / What Cheer Steam Laundry
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PawSox Baseball Stadium News

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Proposed site of PawSox stadium. Image from Google Maps

PBN reports on PawSox President James J. Skeffington’s tour of the riverfront land in the Jewelry District he proposes to build a new home for the PawSox on:

In a tour of the site, overlooking College Hill and the Providence skyline, attorney James J. Skeffington said consultants had determined the seven-acre proposed site will support the baseball park that team owners want to build.

In addition, he said, team owners have reached an agreement to use the parking garage planned for the South Street Landing project, now under construction on an adjacent site. Under the plan, the parking garage will be enlarged to 750 spaces, to accommodate the baseball traffic, he said, and the PawSox owners will contribute financially to its construction.

The parking garage at South Street Landing has sought relief from City Zoning requiring ground floor retail uses in parking structures. With the increased size of the structure and the increased diversity of visitors (they won’t mostly be Nursing School students presumably) there should be no reason for the garage developers not to conform to City zoning regulations.

ProJo also has a report:

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ProJo: Raimondo administration steps up role on I-195 land

ridot-195

State officials are looking at the wisdom of adding to the land that falls under control of the I-195 Redevelopment District Commission and the feasibility of allowing a stadium on the vacant state property in downtown Providence.

[…]

The Rhode Island Commerce Corporation, which Pryor leads as commerce secretary, last Friday began the search for a consultant to help devise a real-estate development strategy for the land opened by the highway relocation project.

The agency released a request for proposal that contemplates the highway commission controlling development of property adjacent to the highway corridor in downtown Providence, as well as evaluating “special purpose uses” for the land, including “athletic/stadium/entertainment facilities, structured parking, etc.” The request was made in conjunction with the commission and the City of Providence.

It is good that this Governor is actively working to develop this land. I do however worry about the State’s involvement in developing downtown. I don’t have too much faith in the understanding of urbanism and what makes a good city at the State level (Exhibit 1: State House surface parking).

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PBN: Why is it so hard to build in Providence?

waterplace-cranes-2006

Cranes constructing the Waterplace Towers in 2006.

Development is not predictable, to the point of being difficult. Companies that have built projects in the city, or who want to, describe a market beset by financial obstacles, administrative hurdles and, as a result, a yearslong paucity of new construction – even as cranes have seemingly dominated the skyline in Boston.

Despite the poor general economy and loss of jobs, however, Providence has construction costs that remain as high as in Boston, according to development professionals. But the rents that can be collected from buildings in Providence, whether from business tenants or apartment residents, don’t approach those of Boston.

And the property taxes are higher here – particularly for residential buildings. In Boston, an apartment building falls under the residential tax rate, currently $12.11 for each $1,000 of assessed value. In Providence, the same building pays the commercial rate of $36.75.

All of this amounts to what developers call a “feasibility gap” for Providence, the void between rents and costs of construction.

What do you think needs to be done (if anything) to jump start development in Providence?

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WPRI: Sources: New PawSox owners want to move to Providence

mccoy-flickr

McCoy Stadium in Pawtucket. Photo (cc) Drew Bennett.

The new owners of the Pawtucket Red Sox want to move the team to a privately-financed stadium in Providence, according to multiple sources with direct knowledge of the situation.

The stadium would be paid for by the new owners, but they would require the state to give them land at no cost, according to sources. The owners are eying the vacant former I-195 land downtown, which the state borrowed $38.4 million to buy back in 2013. The money, plus interest, is supposed to be repaid with the proceeds from selling the land.

On Twitter there was speculation of them wanting to use the West Side 195 park, I would say absolutely not to that, we were promised parks, not ballparks.

“We were briefed last night,” [Pawtucket Mayor Don] Grebien said Monday. “It knocked the wind out of us.” The new owners told Grebien they want the team to play in an “urban district with transportation,” he said.

They said ‘urban’ and ‘transportation,’ :swoon: But wait, this needs lots of vetting, don’t try to trick me!

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PBN: Elizabeth Mill in Warwick to be razed, redeveloped

integlia-warwick-002

Renderings from McGeorge Arcitecture Interiors.

The historic Elizabeth Mill will be razed and some of its architectural elements incorporated into a new building, under a plan that Warwick officials hope will serve as a development catalyst for the City Centre Warwick district.

The plan would create a four-story, 300,000-square-foot building with modern efficiencies, suitable for retail, office and residential space, according to Mayor Scott Avedisian. The mill’s cast iron stairs, doors and bricks will be incorporated into a new structure.

Michael Integlia & Company, an engineering and construction management firm, will market the conceptual plan.

You can see a skelton of white beams that create a ghost of the tower of the mill being demolished, which is sad and creepy.

Though our historic buildings are an extremely important part of what makes our region unique and special, I’m not afraid to admit that not all can always be saved. Could someone have tried harder to save this building? Maybe, but it seems that will not happen. Keeping some little remenants and building a literal skeleton to remember the building is just dumb though. If the building has to go, get rid of it and move on.

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The Commons at Providence Station – aka Capitol Cove Building B

capitol-cove-building-b-rendering-001

View from intersection of Smith and Canal Streets

Today the Capital Center Commission approved plans for a new building in Capital Center, the second phase of Capitol Cove, now dubbed, The Commons at Providence Station.

The developer described the building in a presentation to the Commission:

Phase II – The Commons at Providence Station

The first phase of Capitol Cove was the construction of Building A in 2005. The current phase is development of Building B on Parcel 6, and the project has been renamed to The Commons at Providence Station. The project will consist of 169 units of residential apartments, approximately 169 enclosed parking spaces, as well as amenity areas, leasing office, and community spaces.

Site
The site extends the established street grid and breaks down
the scale of the building into an appropriate size for the site. The site boundaries are Smith Street to the North, Canal Street along the East, and the existing Building A along the South edge of the site towards Park Row. The West elevation of the building faces the catenaries and rail line of the Amtrak/MBTA commuter rail lines.

The entry to the site will be along an existing road which runs parallel to Building A. The drive entry up to Building B will consist of a circular courtyard and will provide a drop-off area, entry into the garage (west side), and an area set aside for van or truck parking for building deliveries. This space will also accommodate moving trucks to allow for clearance of any vehicular or pedestrian traffic within the courtyard entry. The Riverwalk will connect from Building A up to Smith Street.

Design
The approved design has been maintained for the new project. The approach to newer, more efficient building materials and finish materials has been considered in the current design. The shape of the building and surrounding area remain true to the intent of the original design approved by the Committee in 2003.

Facade
The design incorporates architectural variety in the approach
to materials to allow for smaller, distinct architectural districts rather than a monolithic development. Materials used in Building A will be incorporated in Building B. The buildings will be finished in two tones of brick, metal panel accents, and exterior painted cementitious panel system.

Parking
Two levels of parking are planned. Level P1 will enter from the East at the entry courtyard. Level P2 will enter from Smith Street. Level P1 will connect the entry, amenity, and community spaces. Both Level P1 and P2 will include residential units along the Canal Street side.

Summary
Building B is a challeng ing use of the undeveloped area of Parcel 6 because of the close proximity to the Amtrak/commuter rail lines, which generate noise and feature prominent catenary lines. These detrimental features make this parcel especially difficult and costly to develop. Taking these challenges into consideration, the team seeks to address these issues with design solutions. The development will include a continuation of the Riverwalk from Building A, and complete the connection from Park Row West to Smith Street, allowing uninterrupted pedestrian access. The area along the Riverwalk will include landscaping similar to that on the adjacent sites. The building will be designed and built to follow LEED Design Guidelines and will seek to meet LEED Silver criteria at minimum.


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Capital Center Commission Meeting – December 10, 2014

featured-capital-center Capital Center Commission Meeting
Wednesday, December 10, 2014 • 12:00 noon
Joseph A. Doorley, Jr. Municipal Building
444 Westminster Street, 1st Floor Conference Room Providence, RI 02903

capitol-cove-street-view

The second phase of Capitol Cove is proposed for the area to the right of the existing building. Image from Google Street View

Agenda

  1. Roll Call
  2. Minutes
    2.1 Approval of Commission Meeting Minutes of October 8, 2014
    2.2 Acceptance of DRC Meeting Minutes of August 19, 2014
  3. Acceptance of 2015 CCC Meeting Schedule
  4. Parcel 6: Building B – Request for approval to construct a new apartment building (Building B). Buildings A and B of the Capitol Cove Project were previously approved by the Commission in 2003. Building A was completed in 2008.
  5. Parcel 9: GTECH Building – Request for approval to conduct exterior building alterations, install new signage and landscaping for The Capital Grille.
  6. District Maintenance Issues
  7. Adjournment

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