ES EAST SIDE I-195 OVERLAY DISTRICT
1103 ES EAST SIDE I-195 OVERLAY DISTRICT
A. Application The design standards contained in this Section apply to all existing structures and new construction on property within the ES East Side I-195 Overlay District. The ES Overlay District applies to lots zoned the C-2, W-2, and OS District in the Fox Point neighborhood on the East Side of Providence.
B. Development Review and Approval All development in the ES Overlay District is subject to Development Plan Review by the Downtown Design Review Committee following the process outlined in Article 19.
C. Prohibited Uses The following uses are prohibited in the ES Overlay District:
1. Principal uses that require enclosed buildings that are not inhabited by people and have no windows.
2. Parking lots as a principal use.
3. Ground floor residential development along Wickenden Street frontage.
4. Single-family dwellings.
5. Auto-oriented or automotive uses including gas stations, car washes, vehicle service/repair, vehicle operation facility, and retail uses with drive-through facilities.
D. Design Standards These design regulations specify dimensional and performance standards that are in some cases more restrictive and in other cases less restrictive than the underlying zoning districts. The uses for the underlying districts shall be changed except as provided herein. Design standards for specific parcels in the ES Overlay District are addressed in item D below.
1. Façade Design
a. Building façades shall be built within a build-to zone of between zero and eight feet from the lot line. Such façades shall occupy this build-to zone for at least 80% of each lot frontage of the property. These provisions apply to all land within the ES Overlay District, with the exception of Parcel 1A. (Figure 11-1)
b. Minimum building height is two stories, with the exception of Parcel 1A.
c. Minimum building height for Parcel 1A is one story.
d. The design of the building base and upper stories shall be expressed in a manner that defines the pedestrian realm at ground-level and provides visual relief through the use of building step backs, façade articulation, material changes, and/or similar architectural features.
e. The primary exterior finish materials on the façade shall be brick, limestone, sandstone, granite, terra cotta, cast stone, glass, metal, painted wood, cement-based composites, phenolic resin-based composites, or other similar material. The use of non-durable materials such as vinyl and other similar products is prohibited on the first floor and is discouraged on upper floors.
f. Awnings on South Main Street, South Water Street and Wickenden Street are strongly encouraged. Awnings shall be designed to provide convenient and adequate covered area for pedestrians and conform to the following: i. Awnings shall be variations on the shed form.
ii. Use of one continuous awning across more than one building is prohibited.
iii. Awnings shall be constructed of metal, canvas, or fire-resistant acrylic. Use of plastic and vinyl is prohibited.
iv. Back-lit and waterfall awnings are prohibited.
v. Dome awnings are permitted only above building entryways. Only the address number or building name may be printed on the awning.
vi. Awnings may project up to eight feet into a public right-of-way.
g. Exterior insulating finish systems (EIFS) is permitted on the ground floor by waiver from the Downtown Design Review Committee. An application for waiver under this subsection shall be approved provided that the following conditions are satisfied: i. Only EIFS that include an integral air and moisture barrier is permitted.
ii. So that it is impact resistant, for areas up to 8 feet above grade, the EIFS shall include a base mesh layer weighing a minimum 20 oz./sq. yd., followed by a second mesh layer weighing a minimum of 4 oz./sq. yd. For all areas exposed to direct impact higher than 8 feet above grade (such as balconies), the use of a single layer of reinforcing mesh with a minimum weight of 12 oz./sq. yd. is required.
iii. The material shall be an aesthetically-appropriate facsimile of stone, brick, stucco, metal panel, or other traditional building material.
iv. Removal or covering of historic features in order to install EIFS shall be prohibited.
2. Residential Building Design
a. The ground floor façade of first floor residential units shall contain areas of transparency equal to at least 35% of the wall area of the story between the height of two feet and nine feet above grade. Each upper story façade shall provide areas of transparency equal to at least 25% of the wall area of the story. (Figure 11-2)
b. Front-loaded residential parking garages with primary vehicle access from a public right-of-way are prohibited.
c. Rear-loaded at-grade or “tuck-under" residential parking garages are encouraged and permitted so long as they are sited a minimum linear distance of 20 feet from a public right-ofway. (Figure 11-3)
d. Ground floor residential development shall be elevated 18 to 36 inches above grade along South Main Street and South Water Street and have primary building access from a public right-of-way.
3. Non-Residential Building Design
a. Variations in building materials, windows, color, articulation, signage, and awnings are encouraged and are permitted for ground floor retail and restaurant uses.
b. Commercial storefronts shall contain areas of transparency equal to at least 70% of the wall area of the story between the height of one foot and 12 feet above grade. Each upper story façade shall provide areas of transparency equal to at least 35% of the wall area of the story. This provision for upper stories may be waived if it conflicts with building or fire codes. (Figure 11-4)
4. Fence and Wall Design Fences and walls are permitted subject to the following regulations. The Design Review Committee may grant waivers to these provisions.
a. Exterior landscaping walls shall be faced to complement the surrounding architecture.
b. Walls of a uniform material shall vary in pattern, texture and color and employ elements such as columns, pilasters, banding, or cornices to interrupt the monotony of continuous lengths of wall.
c. Fences shall be constructed from steel, aluminum, or wrought iron and may include stone or brick piers. Fence colors shall be chosen to blend into the landscape.
d. Fences and walls shall not exceed six feet in height.
5. Parking Parking shall conform to the requirements of Article 14 of this Ordinance, along with the following provisions: a. Driveway access to parking lots and parking structures is permitted on James Street, Transit Street, Dollar Street, Pike Street, Tockwotten Street, and George M. Cohan Boulevard.
b. Driveway access to parking lots and parking structures is prohibited on South Main Street, South Water Street, and Wickenden Street, with the following exceptions: i. When the lot has no frontage on any of said streets.
ii. When supported by evidence indicating impracticality due to site conditions and approved by the City Traffic Engineer.
iii. To satisfy the provisions set forth in item D below.
c. The maximum width of a one-lane curb cut for driveway access to parking lots and parking structures is 12 feet. The maximum width of a two-lane curb cut for driveway access to parking lots and parking structures is 24 feet. The minimum linear distance between curb cuts is 50 feet. (Figure 11-5)
d. Surface parking is strongly discouraged in the ES Overlay District, and only permitted by waiver from the Design Review Committee as an accessory use subject to the following conditions:
i. Accessory use parking lots are only permitted on the same lot as a principal use building.
ii. Accessory use parking lots are prohibited within 20 feet of South Main Street, South Water Street, and Wickenden Street. For areas between the parking lot and South Main Street, South Water Street, and Wickenden Street that do not contain buildings, such areas shall be landscaped and fenced as required by the Design Review Committee. Such areas may contain hardscape elements. (Figure 11-6)
iii. Surface parking provided along James Street, Transit Street, Dollar Street, Pike Street, Tockwotten Street, or George M. Cohan Boulevard shall be separated from the public right-of-way by a landscaped strip in accordance with Section 1504. The Design Review Committee may require fences and/or walls to buffer the parking.
iv. The Design Review Committee may impose a time limit on the waiver that permits surface parking.
v. The parking surface shall utilize low-impact-development practices consistent with Providence Code of Ordinances and state laws to treat and discharge stormwater.
vi. Light poles may not exceed 18 feet in height, and their design shall conform to Section 1301.
vii. The Design Review Committee may impose further conditions to ensure that surface parking areas do not have a negative impact on the surroundings.
e. Ground floor parking structures shall be physically separated from South Main Street, South Water Street, and Wickenden Street by a linear distance of at least 20 feet. (Figure 11-7)
f. Parking structure façades shall conceal from view the entirety of all parked vehicles from the far side of any right-of-way that abuts the property containing the parking structure. (Figure 11- 8)
6. Loading Off-street loading docks and areas shall be provided in accordance with Article 14 and the following provisions: a. Driveway access to loading areas is permitted on James Street, Transit Street, Dollar Street, Pike Street, Tockwotten Street, and George M. Cohan Boulevard.
b. Driveway access to loading areas is prohibited on South Main Street, South Water Street, and Wickenden Street, with the following exceptions: i. When the lot has no frontage on any of said streets.
ii. When supported by evidence indicating impracticality due to site conditions and approved by the City Traffic Engineer.
iii. To satisfy the provisions set forth in item d below.
c. Interior loading shall be screened from view by solid, non-transparent doors that shall remain closed when the loading dock is not in use.
d. The maximum width of a one-lane curb cut for driveway access to loading areas is 12 feet. The maximum width of a two-lane curb cut for driveway access to loading areas is 24 feet. The minimum linear distance between curb cuts is 50 feet. Wider curb cuts may be permitted by waiver if it’s demonstrated that loading areas cannot be reasonably accessed given site conditions. (Figure 11-9)
7. Site Lighting Internal site lighting shall include decorative and/or concealed fixtures. Light spillage onto a public street or adjacent properties is prohibited.
E. Parcel-Specific Design Standards In addition to the above general design standards, the following parcel-specific design standards apply to development proposed for construction on the I-195 Relocation Surplus Parcels identified below. EAST SIDE I-195 RELOCATION SURPLUS LAND 1. Parcel 1A
a. Design Standards
i. The ground floor building façade of all new buildings fronting the riverfront and South Water Street shall contain areas of transparency at least 70% of the wall area of the story, between the height of one foot and 12 feet above grade, of each building façade.
ii. New buildings shall visually or physically reflect the historic alignment of the former Coin Street, Patriot Street, and Doubloon Street riverfront gangways through the use of signs, pavement markings, architecture, or other interpretive elements. (Figure 11-11)
iii. Surface parking lots and parking structures are prohibited.
iv. Curb cuts and driveway access are prohibited.
v. Off-street parking is not required.
2. Parcel 2
a. Design Standards
i. No parcel-specific design standards, except as provided in this Section.
3. Parcel 3
a. Design Standards
i. No parcel-specific design standards, except as provided in this Section.
4. Parcel 5
a. Design Standards
i. Building façades shall be constructed within a build-to zone of between zero and three feet from the lot line for 100% of the Wickenden Street frontage.
ii. A publicly-accessible mid-block connection of at least 20 feet in width shall be provided for pedestrian and/or vehicular circulation between South Main Street and South Water Street; the centerline for which shall be located within a linear distance of between 30% and 70% of the length of the South Water Street block frontage between Dollar Street and Wickenden Street (see map). Curb cuts for access to vehicle parking and loading areas are permitted along South Main Street and South Water Street at said mid-block location. (Figure 11-12 and Figure 11-13)
5. Parcel 6
a. Design Standards
i. Building façades shall be constructed within a build-to zone of between zero and three feet from the lot line for 100% of the Wickenden Street frontage.
6. Parcel 8
a. Design Standards
i. No parcel-specific design standards, except as provided in this Section.
7. Parcel 9
a. Design Standards
i. No parcel-specific design standards, except as provided in this Section.
8. Parcel P1
a. Design Standards
i. No parcel-specific design standards, except as provided in this Section.
F. Development Incentives
1. There exists a significant opportunity to create an active, mixed-use, pedestrian-friendly, and amenity-rich urban environment on the East Side I-195 surplus land and reconnect the Fox Point neighborhood to its waterfront. In order to achieve this vision, the City seeks to encourage development that has significant public benefits, strengthens the South Main Street and South Water Street corridors, and enhances east-west pedestrian connections to the Providence Riverfront. Height bonuses are intended to give property owners incentives to provide additional community amenities, such as passive and active recreational open space, active ground floor land uses, mixed-use development, and transportation infrastructure, in conjunction with the proposed development.
2. For proposed developments within the ES Overlay District, the Design Review Committee is authorized to grant height bonuses of up to two stories above the maximum building height of the underlying zoning district if one or more of the following are provided as part of the proposed project.
a. Provision of 50% or more of off-street parking in a parking structure in conformance to the provisions set forth in this Section.
b. Provision of on-site, publicly-accessible open space for passive and/or active recreation within the ES Overlay District totaling a minimum of 10% of the lot area, with the condition that the open space is available for use every day, year-round, during daylight hours, and maintained by the property owner.
c. Provision of a minimum of 5,000 square feet of active ground floor uses fronting South Main Street, South Water Street, or Wickenden Street including but not limited to restaurants and cafes, sales and service retail, professional office space, art galleries, performance space, and community event space.
d. Provision of vertical mixed-use development, of which at least 50% is devoted to residential use.