I-195 Redevelopment District Planning, Development, and Design
Opportunity and Challenge
An unprecedented redevelopment opportunity arose for the State of Rhode Island when 40 acres of prime real estate became available in downtown Providence after a 1-mile long stretch of Interstate I-195, an 8-lane highway that had bisected the heart of the City since the 1950’s, was relocated by the RI Department of Transportation (RIDOT). However, an environmental legacy from 200 years of urban industry and a long list of other physical, legal, planning, transportation, regulatory, and financial challenges required creative navigation to maximize the economic and redevelopment potential of 24 newly created development parcels to foster a new age of economic vitality and civic opportunity for the City.
In 2011 the RI Legislature created the I-195 Redevelopment District and its governing Commission as a quasi-governmental agency charged with acquisition and responsible development of the newly accessible land to drive economic opportunities. Since 2012, Fuss & O’Neill has been the engineering consultant for the District, operating as an extension of the District’s team, to provide strategic environmental, planning, engineering, permitting, and construction expertise and guidance.
Land Acquisition, Planning, and Permitting
As part of the initial highway relocation project, the city street grid was reconstructed to knit the previously bifurcated downtown neighborhoods back together. This resulted in the creation of 24 new parcels of land available for development, totaling 26 acres.
Initially, our team of planners, engineers, and scientists assisted the District in the definition of the parcel network, development of a plan for revitalization, and prioritization of development goals focused on a combination of community park spaces, residential development, and innovation-based commercial opportunities. We then assisted the District with environmental, permitting, infrastructure, engineering, and legal due diligence to support the transfer of ownership of the development parcels from the RIDOT to the District. This support included in-depth analysis of existing conditions and demonstration of compliance with state, local, and federal regulatory programs and existing legislative, historical, and environmental impact studies and memoranda of understanding.
Land not impeded by stormwater, parking, environmental issues, or permitting limitations is significantly more valuable to developers, and would support the density of development needed to meet the District’s goals. To that end, Fuss & O’Neill worked closely with regulators and stakeholders to develop creative development and permitting tools to provide flexibility and expediency in the development process to maximize the economic impact and sense of place provided by each subsequent development project in the District. These strategies included approval of unique District-wide master permitting programs with state regulatory agencies for stormwater management, coastal development, and environmental remediation to remove uncertainty and streamline permitting durations.
A critical anchor to the District was the establishment of a central public amenity, including two parks and a pedestrian bridge that act as economic drivers and development catalysts to enhance developer interest, activation, and land value.
Sustainable Community Assets and Infrastructure
Core to the District’s mission of economic development and downtown revitalization was the planning and development of high-quality public amenities, parks, and associated community infrastructure to establish the District as a desirable destination for developers, owners, residents, and the public. To bring this vision to fruition, we implemented an infrastructure sustainability assessment and assisted the District team with the development, design, construction, and activation of seven acres of waterfront public parks integrated into the fabric of the developing community. These park spaces included open spaces, multiple temporary and permanent food and beverage concessions, temporary and permanent art installations, pedestrian and bicycle infrastructure, riverwalks, and flexible infrastructure to support community use, public festivals, events, and activities.
Parcel Build-Out and Owner’s Representation
Concurrent with the buildout of the public spaces and supporting infrastructure, we assisted the District in the positioning, solicitation, and evaluation of development teams interested in the acquisition and development of individual parcels in accordance with the District plan, priorities, goals, and guidelines. Our role included the initial vetting of competitive development proposals, technical review of site design and permitting components, assisting in the transition of ownership, and the provision of representation services during construction to keep the District and other municipal, public and private stakeholders updated on progress.
Since the inception of the I-195 Redevelopment District, Fuss & O’Neill has provided strategic and creative planning, design, environmental, and engineering ideas and solutions to enhance the value of the land in the District, and to maximize the efficiency, quality, and economic and social impact of the resulting development as the ultimate vision of the District is achieved. To date, 75% of the parcels within the District have been developed or are under contract, resulting in vibrant and bustling residential and commercial neighborhoods, which have attributed greatly to the vitalization and reconnection of communities in Providence.
