Zoning changes to be implemented from the Comprehensive City Plan were the focal point of the City Planning Commission’s Dec. 17 meeting.
The changes have been broken up into two phases, with the thornier and more complex zoning issues to be sorted out in the second round. The Phase 2 zoning changes include limits on the construction of new gas stations, the creation of an ad hoc committee on design standards and development bonuses or incentives, regulation of student housing, and further discussion of inclusionary zoning measures. Those measures will be brought to the CPC beginning in early 2025.
The changes approved by the CPC on Dec. 17 will next be voted on by City Council before the Mayor can sign off on the measures.
The current batch of zoning changes includes rowhouse zoning standards, multi-family zoning changes (“this includes changing areas of R-2 to R-3, changing areas of R-3 to R-4, changing all areas of C-1 to C-2,” according to the CPC), and other smaller, specific modifications. Here are four takeaways on the latest from the CPC.
- The CPC’s Year in Review
Lev Simon, a planner for the City, read out some stats on the CPC’s year in review as well as the state of development in Providence overall. “You also reviewed 23 City Council referrals, 11 zones change requests, seven ordinance text changes… and five street abandonments,” Simon said.
The CPC received 74 total cases, not all of which made it to the Commission — this year, more cases were put in administrative review due to state and city development regulation changes. The CPC approved 382 new residential dwelling units, and three school related projects.
Simon also reported out on the “full development pipeline for the city,” sharing that 85 projects, including 3,375 total units, are moving through the city’s procedures. You can see a map of active and completed projects throughout Providence here.
“This past year, the city issued permits for 576 new residential dwelling units of various forms and lost through either demo or renovation, 24 units, bringing us to a total of 552 new dwelling units, somewhat above our average,” he said. “Throughout the past 10 years, we’ve added a little under 5,000 new units and lost a little under 500 for a net total of around 4500.”
- New Regs for Rowhouses
In an effort to increase density throughout the city, the Comprehensive Plan includes upzoning initiatives. Additionally, the CPC approved some zoning changes for rowhouses throughout the city. One point of contention surrounded the minimum lot sizes for rowhouses in R-4 zones
“Rowhouses are the way to achieve both density and good design,” said CPC Chair Michael Gazdacko.
The CPC recommended that the City Council approve individual rowhouses to have their own lots, and additionally a slightly smaller minimum lot size for rowhouses in R4 districts, potentially allowing for higher density.
“We have to try somewhere, and then see what we get,” Gazdacko said.
- Significant Trees
Another point of discussion was the consequences for homeowners who remove significant trees from their properties. A significant tree is “any tree that measures 32 inches or more in diameter at four and one-half feet above the ground,” according to the city’s zoning ordinance, and helps improve air quality, temperature regulation, and other environmental and contribute to Providence’s tree canopy.
Currently, the ordinance dictates that removing a significant tree without the permission of the City Forester is subject to a fine — which was struck down in court. The alternative proposed by Providence’s Department of Planning and Development was that homeowners would have to plant three new saplings that would eventually grow into large trees.
Commissioner Cyd McKenna had concerns about adding an undue burden to a homeowner who has to remove an unsafe tree; the commission ultimately recommended that homeowners who receive permission to remove unstable or diseased trees will only have to plant one new tree. Others will still be expected to plant three new trees.
- Elimination Capital Center Special Development District
The Capital Center Special Development District will ultimately be sunsetted — Azar mentioned that the overlay district can’t be removed until both the city and state authorize the change, which will likely occur in 2025.
By Katy Pickens / Planning & Preservation Writer / kpickens@ppsri.org