Providence developments

DBM

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In this case it is every single parcel from the state line to Taunton River that has lapsed property lines, so there is no "ROW" anymore. Close physical encroachers are only a fraction of the issue as it's several hundred individual property owners who would have to be dealt with. Including, at Ocean Grove, all NON-encroaching adjacent property owners.

Put it this way: the whole of 195 in MA was built with less eminent domaining 55 years ago than the much shorter-mileage Warren Branch would require today. Mostly because sticking closer to the inlets/wetlands than the population density substantially consolidated the number of total property owners they had to deal with. No such luck here.
OK, I did some Google Maps reconnoitering; here's more-or-less the spot where the ROW (or former ROW) that you're alluding to dissolves away to nothing, I think:

Sanford Road intersection, Wesport.

East of Sanford Road, it runs for 9 miles essentially due east all the way to downtown New Bedford. And at all the crossings east of Sanford Road, you see two distinct rails, with cross-ties, and the gravel bed beneath--it appears as if it could be rehabilitated to a working rail line without undue exertion. But at Sanford Road--kaput.

Right, F-Line?
 

F-Line to Dudley

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OK, I did some Google Maps reconnoitering; here's more-or-less the spot where the ROW (or former ROW) that you're alluding to dissolves away to nothing, I think:

Sanford Road intersection, Wesport.

East of Sanford Road, it runs for 9 miles essentially due east all the way to downtown New Bedford. And at all the crossings east of Sanford Road, you see two distinct rails, with cross-ties, and the gravel bed beneath--it appears as if it could be rehabilitated to a working rail line without undue exertion. But at Sanford Road--kaput.

Right, F-Line?
Wrong line. That's the Wattupa Branch you linked to, which is very much MassDOT-owned and very much under landbanking protection on its abandoned miles. Wattupa is still active for freight from the wye in downtown New Bedford to a scrap metal company at US 6/MA 88 in Westport, with Bay Colony RR usually running through Dartmouth around lunchtime on Tues. and Thurs. Past MA 88 to Plymouth Ave. in Fall River it was active until the mid-80's for the former mills in downtown. Right now it's trailed from White's of Westport to Britland Park by the former Plymouth Ave. terminus, with one of the former mill spurs also trailed under I-195 to Rodman St. This is the line that could have been a direct consolidated Fall River-New Bedford connector except for the Old Colony never finishing the half-mile gap to Fall River Depot downgrade from Plymouth Ave. The I-195 City Hall air rights now block that unfinished gap.


The Warren Branch starts here in Warren, RI at a junction with the fully RIDOT-landbanked Bristol Branch. Street View is pointing at the approx. location of the former junction, with the Bristol Branch bike path on the other side of the parking lot. Turns due east while the Bristol Branch continues south. The RI portion is fairly unencroached, with just parking lots poured on it (first couple thousand feet I think stayed active a few decades after the rest was abandoned to reach a couple freight customers in Warren). 2 blocks of it is trailed in disconnected fashion right before the state line, spanning Kickemuit River and Long Lane. ROW easily traceable in the woods for the first half-mile across the state line, then it slams headlong into encroachment at Pearse Rd. in Somerset (where there's remains of a former elevated station). Then...nonstop encroachment through Ocean Grove.

Recently closed Brayton Point power plant and I-195 construction erased most traces of the rest of the ROW from Lee River through the sweeping curve it used to make north approaching the Taunton River (although there's not any structures built atop of it here). At Walker St. in Somerset near the river you find traces of an old road overpass with industrial building blocking it. Arch St. was built over a short portion. Then when MA 103 makes its sharp turn north the ROW ran alongside it in backlots (mostly unencroached) until converging at the "rotary to nowhere" which is where the double-decker Slades Ferry Bridge crossed the river. Fall River side of the bridge is currently dead-end Remington Ave., where tracks peeled off the upper-deck of the bridge and crossed Davol St. at roughly President Ave. (today's ugly-ass MA 79 elevated highway blocking that path).


There isn't a single fungible segment of it left in MA. It's either outright blocked or legally all gobbled up by adjoining property lines in all the most critical places, leaving the wooded unencroached areas by the state line and Brayton Point without any feasible way to tie themselves back together. Even if you tried to carve a path from the border to the I-195 median missing all houses en route and find some new jumping-off point off the median near the MA 103 exit, all the ocean inlets and wetlands abutting the highway end up wrecking the insertion angles to implausibility with bad geometry. It's a goner.
 

DBM

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Wrong line. That's the Wattupa Branch you linked to, which is very much MassDOT-owned and very much under landbanking protection on its abandoned miles. Wattupa is still active for freight from the wye in downtown New Bedford to a scrap metal company at US 6/MA 88 in Westport, with Bay Colony RR usually running through Dartmouth around lunchtime on Tues. and Thurs. Past MA 88 to Plymouth Ave. in Fall River it was active until the mid-80's for the former mills in downtown. Right now it's trailed from White's of Westport to Britland Park by the former Plymouth Ave. terminus, with one of the former mill spurs also trailed under I-195 to Rodman St. This is the line that could have been a direct consolidated Fall River-New Bedford connector except for the Old Colony never finishing the half-mile gap to Fall River Depot downgrade from Plymouth Ave. The I-195 City Hall air rights now block that unfinished gap.


The Warren Branch starts here in Warren, RI at a junction with the fully RIDOT-landbanked Bristol Branch. Street View is pointing at the approx. location of the former junction, with the Bristol Branch bike path on the other side of the parking lot. Turns due east while the Bristol Branch continues south. The RI portion is fairly unencroached, with just parking lots poured on it (first couple thousand feet I think stayed active a few decades after the rest was abandoned to reach a couple freight customers in Warren). 2 blocks of it is trailed in disconnected fashion right before the state line, spanning Kickemuit River and Long Lane. ROW easily traceable in the woods for the first half-mile across the state line, then it slams headlong into encroachment at Pearse Rd. in Somerset (where there's remains of a former elevated station). Then...nonstop encroachment through Ocean Grove.

Recently closed Brayton Point power plant and I-195 construction erased most traces of the rest of the ROW from Lee River through the sweeping curve it used to make north approaching the Taunton River (although there's not any structures built atop of it here). At Walker St. in Somerset near the river you find traces of an old road overpass with industrial building blocking it. Arch St. was built over a short portion. Then when MA 103 makes its sharp turn north the ROW ran alongside it in backlots (mostly unencroached) until converging at the "rotary to nowhere" which is where the double-decker Slades Ferry Bridge crossed the river. Fall River side of the bridge is currently dead-end Remington Ave., where tracks peeled off the upper-deck of the bridge and crossed Davol St. at roughly President Ave. (today's ugly-ass MA 79 elevated highway blocking that path).


There isn't a single fungible segment of it left in MA. It's either outright blocked or legally all gobbled up by adjoining property lines in all the most critical places, leaving the wooded unencroached areas by the state line and Brayton Point without any feasible way to tie themselves back together. Even if you tried to carve a path from the border to the I-195 median missing all houses en route and find some new jumping-off point off the median near the MA 103 exit, all the ocean inlets and wetlands abutting the highway end up wrecking the insertion angles to implausibility with bad geometry. It's a goner.
Got it--extremely helpful--and how amazing that it can be photo-illustrated so helpfully by all the Google streetview grabs, of course! Thanks for the quick reply & elucidation...
 

nicanbot

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MjolnirMan

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Based on that description, it sounds like it'll be replacing the parking lot and small retail buildings near the center of this image, and not the large parking garage.

1582046431065.png


EDIT: Some more information, including a... "rendering"...?
The proposed Brook Street building site currently houses several properties owned by Brown.

A single-story commercial building at 250 Brook St. is home to three retail establishments and a substation for the Providence Police Department. The University is engaged in discussion with each of those tenants to support their relocation efforts when current leases expire.

Two residential buildings on the site are used as rental units, with tenant agreements set to expire at the conclusion of the current semester. A third residential building on the site is vacant.

In considering new construction projects and modern adaptations of existing structures, Brown works to balance its commitment to preserving the character of its historic neighborhood with the need to provide spaces that enable the University to fulfill its mission. In evaluating this potential site, Brown commissioned a study by an external consultant to evaluate the historic, cultural and architectural significance of each of the existing structures. That analysis confirmed that none of the four buildings, which would be demolished to enable the new project, are eligible for individual listing in the National Register of Historic Places.
 
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nicanbot

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This story is from April 2019 from PEBB Capital; the developer involved with the 155 Chestnut project.

Anyway, it's on opportunity zones but I point it out because the writer notes that "...at PEBB Capital, we’re currently under contract on multiple land parcels in the Jewelry District of Providence, RI where we plan to build multiple mixed-use assets catering to the existing office, retail and residential demand which we expect to expand as the submarket continues to mature on the heels of Brown University’s expansion and the growth of the life sciences industry in the area. It’s far less risky for a developer to start at the periphery and work its way into the heart of the OZ."

I kind of thought this wouldn't be a one off project (if it ever gets off the ground), but does anyone know how to find out what parcels they could be referring to?
 

MjolnirMan

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The Providence City Plan Commission approved construction of a 61-unit apartment building in Fox Point, replacing 99-101 Gano St.

Per PBN:
The new building is designed by Union Studio Architecture and Design and will feature enclosed parking for 61 vehicles, topped by four floors of apartments in one- and two-bedroom configurations. It will rise to a height of 60 feet, which is 10 feet higher than the zoning allows. The City Plan Commission in its decision allowed the additional height.

The decision followed more than an hour of public comment on the project, most of it opposed. Residents of Fox Point and the Wayland Square neighborhoods cited the size and scale of the building and its impact on traffic.

John Goncalves, who is running unopposed to represent the neighborhood on the Providence City Council, urged a no vote. Although the project has been scaled back in size from the six-story building originally proposed, it’s still too big, he said. “It’s going to block sunlight and breezes and river views,” he said. “This scale … is not consistent with the predominantly residential nature of Gano Street.”
Screen-Shot-2020-05-19-at-7.32.24-PM.png

title.PNGdrawings.PNGrender.PNGlandscaping.PNG
(Images from the PDF on the CPC website)
 

Arlington

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There is nearly nothing true about this statement: “It’s going to block sunlight and breezes and river views,” he said. “This scale … is not consistent with the predominantly residential nature of Gano Street.”

Sunlight and Breezes and Views?
Much of Transit St is uphill from Gano.
The lot across the street is an empty lot
The shadows will mostly fall on the streets to the north and west and asphalt of the boat launch to the north.
A multiuse path invites everyone to have access to the water.

Residential Nature of Gano St?
Gano here is a half block from a freeway offramp and two blocks from an onramp
The rest of the streetwall is a plumber, a florist, a car dealer and a meat market
The building itself actually is residential, which is hard to say isn't consistent with a purportedly residential nature of the street. if anything it makes the neighborhood more residential.
 

F-Line to Dudley

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There is nearly nothing true about this statement: “It’s going to block sunlight and breezes and river views,” he said. “This scale … is not consistent with the predominantly residential nature of Gano Street.”

Sunlight and Breezes and Views?
Much of Transit St is uphill from Gano.
The lot across the street is an empty lot
The shadows will mostly fall on the streets to the north and west and asphalt of the boat launch to the north.
A multiuse path invites everyone to have access to the water.

Residential Nature of Gano St?
Gano here is a half block from a freeway offramp and two blocks from an onramp
The rest of the streetwall is a plumber, a florist, a car dealer and a meat market
The building itself actually is residential, which is hard to say isn't consistent with a purportedly residential nature of the street. if anything it makes the neighborhood more residential.
What about "undesireables"? Is there a whining angle where they can codedly out themselves as bigots to boot?
 

nicanbot

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Glad this was approved! I don’t know why folks would fight stuff like this. It’ll only improve things IMO and also it’s not like it’s talking access to the river away. The bike path is still there. It’s basically a mini waste land next to a highway on-ramp.

Also super excited to see 580 South Water moving along so quickly. Depressed for Fish Co down the street which basically planned to open the day the world changed. They have killer outside space.
 

MjolnirMan

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PBN: I-195 district development continues through coronavirus pandemic

Highlights:
 
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nicanbot

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Exeter going to be a total game changer for that pocket. Excited for it all!
 

nicanbot

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Some Pawtucket development news: https://www.valleybreeze.com/2020-0...llion-plan-requests-20-year-pact#.XuExQW5Fxv0

Representatives for the Peyser Group, in officially unveiling their plans for a $43 million project off Dexter Street, are asking for a 20-year tax stabilization agreement and an acquisition of a small city-owned property to better facilitate the project.

The Dexter Street Commons project will be a new 151,000-square-foot ground-up, market-rate residential mixed-used development, located one block from the new Pawtucket/Central Falls Commuter Rail Station and bus hub.

Director of Commerce Jeanne Boyle, in recommending approval of the stabilization agreement, said this project is “one of the most significant private investments to ever occur in Pawtucket,” acting as a catalyst to more development in the Conant Thread District.

Paired with the $400 million riverfront stadium project up the road, city officials say these anchor projects will lead to gaps in between filling with new development and tenants.


The editor does a good summary of some of the other development projects in the area.
 

Lrfox

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That looks pretty nice for the location. It'd be ideal for commuters.
 

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