Providence is a city that has become highly skilled in the art of transformation. Hundreds of thousands of full-time and daytime residents are now accustomed to looking at proposed changes with a cool head, despite the initial anxiety that always comes with the new. This critical attribute is what separates our ambitious, evolving city from so many others.
Change is again on the agenda, with a four-day Providence Tomorrow comprehensive plan session beginning June 9 that focuses on the waterfront along Allens Avenue, and particularly the section north of the Port of Providence.
My vision of a 21st-century urban waterfront defies the either/or boundaries of the past. It is a vision of yet another major, new generator of jobs for the city and the region along with the 19.5 acres of downtown land recovered from the moving of Interstate 195 [in the Iway project].
It used to be that city waterfronts were either industrial or residential, but never both. They were either white collar or blue collar, but never both. They were either workday places or nightlife places, but never both. But times have changed, and if we want to maximize the economic value of our waterfront, it can – and should – be all of these things.
Other great American working waterfronts, such as those in Seattle, Portland, Maine, and Baltimore have capitalized on Americans’ changed attitudes about city life. They are buzzing hives of urban life that take advantage of advances in environmental remediation so that people are coming to work in factories on one side of a wall or to offices on the other. These places have proven that people are not just willing, but eager, to live in mixed-use areas that give them a front-row seat to an active shipyard or port. They are for people who like to walk to work and then to the nearby bar or restaurant afterwards. They embrace city life in all its facets – noise, commotion and 18-hour activity are what they are all about.
The area proposed for change is currently an eclectic mix of businesses ranging from longtime marine businesses to “adult entertainment clubs.” To start the transformation would require a change in zoning from industrial to mixed use, something that would allow for both office and residential development. Such a change is necessary to create an exciting mixed-use neighborhood and to maximize the opportunity for job creation.
The regulatory changes to be discussed at Providence Tomorrow meetings would not affect the land south of Thurbers, mostly made up by the Port of Providence. The port is packed with similar, water-dependent industries, many of which handle fuel and other hazardous materials. Most agree that it makes sense to maintain a segregated zone that only allows heavy industrial activity there. This also ensures that we remained positioned to capitalize on the expected growth in global shipping activity in the coming years.
The reason I am such a strong proponent of the mixed-use option north of Thurbers is because it broadens our opportunities while also allowing the businesses that are currently thriving there to continue to do so – with the likely bonus of enhanced real estate value.
Mixed-use zoning would give our northern waterfront the ability to grow and diversify, and the flexibility to evolve with a changing market over time. If market conditions dictate that more good jobs can be generated by expanding marina operations, we offer the flexibility for that to happen. If a company wants to be more vertically integrated with office and industrial use at the same site, we offer that flexibility, too. We also maximize the opportunity for new construction and the host of jobs that it provides.
Defenders of the status quo have argued that allowing residences and offices to locate there will ultimately mean the downfall of existing businesses. They have argued the case that these urban dwellers will eventually behave like suburbanites and seek to oust industrial businesses. I disagree.
The company decision-makers and residents attracted to mixed-use waterfronts are people who understand the value of being in such a setting, have made an investment to be there, and will continue to want an industrial, urban experience. And we as a city will be clear – and it is written in the draft comprehensive plan – that job creation will always be a central goal in the development of this area.
These are the issues that will be on the table this week at the Johnson & Wales Harborside Campus. I look forward to hearing the passionate ideas and concerns on all sides of this issue as the city works through this important decision. Everyone has a stake in the future of the capital city, and I would urge anyone to attend one or more of the sessions.
The Providence Tomorrow process is about all of us making our voices heard about the long-term future of our great and exciting city. The more input we have, the smarter we’ll be as a community about ensuring a prosperous tomorrow. •
David N. Cicilline is the mayor of the City of Providence. He can be contacted at www.providence.ri.com.
