PAWTUCKET DOWNTOWN DESIGN PLAN FINAL ... - VHB.com

Enhance design requirements
The review of the existing Zoning Ordinance performed by the PDDP team
showed that there are dozens of design guidelines or principles within the
ordinance that speak to issues of site design, circulation, building form, etc.
Notable among almost all of these standards was a pattern of language that
is somewhat subjective and open to interpretation. As such, these design
principles, however well-conceived, are difficult to enforce and present
uncertainty to both developers and City officials.
To remedy this situation, the PDDP team developed design standards for the
CD District that deal specifically with different aspects of site development.
Issues of pedestrian circulation, uses within setbacks, building orientation, and
architectural elements are clearly articulated and, in many cases, illustrated to
show visual representations of desirable practices.
GOAL
PROPOSAL
Anticipate future initiatives and opportunities
Reduce the allowable maximum height in the downtown
One of the more interesting observations from the audit of CD District
standards is the maximum allowable building height of 100 feet. This number
is striking for several reasons including the absence of buildings coming close
to that threshold, the lack of historic precedence for that height, and the idea
that such a building would comfortably accommodate eight stories and feel
very imposing among the smaller structures in the district. Surveying existing
buildings today and reviewing historic photographs, five to six story structures
are the largest buildings with any significant character and provide a strong
baseline for the largest height and massing that is consistent with the district’s
character.
Another important consideration is that many municipalities do consider
density or height bonuses as part of incentive programs within their Zoning
Ordinance. Examples of these programs include those for green buildings,
the provision of workforce housing, or the acceptance of development rights
through a Transfer of Development Rights (TDR) program. Each of these
initiatives either already exists in the State of Rhode Island or is under active
study. As a result, it is important for Pawtucket to look forward and consider
that there may be a time to offer these incentives in the downtown. If the
allowable height is already 100 feet, then there really would be no practical
opportunity to offer any height “bonus”.
The PDDP team recommends reducing the allowable maximum building
height within the CD District to 65 feet. This would allow a spacious five-story
structure, or a more tightly design six-story structure to be developed by-right.
This allowance would not pose any threat to revitalization of the downtown and
may anticipate the opportunity to offer incentives in the future.
142
PDDP DESIGN