Amended plan provides a forward-thinking framework for growth; addresses housing, homelessness, climate, affordability, and design 

Providence, RI – Tonight, City Council’s Committee on Ordinances approved the Comprehensive Plan, the city’s ten-year roadmap for land use and growth, with a series of transformative amendments from Councilors. This was the fifth Council-hosted public hearing on the Comp Plan. The approved amendments tackle key policy areas, including housing affordability, environmental justice, preserving neighborhood character, increasing sustainable infrastructure, and uplifting our most vulnerable communities. Crafted with input from community members who attended public meetings and submitted hundreds of letters of testimony, the amended Comp Plan demonstrates the Council’s commitment to chart a visionary people-first course for growth and development.

The steps taken tonight build on previously approved amendments, including Councilor Justin Roias’ strikethrough of language seemingly endorsing the relocation of the RIPTA bus hub, and Councilman John Goncalves’ prohibition of new gas station development. New language to the gas station prohibition was added tonight, providing an exception if land is unsuitable for residential development. A subsequent Zoning Ordinance will formally enact many of these amendments, providing necessary, effective, and long-term solutions for the people of Providence.

The amended version of the Comp Plan will go to the full Council for first passage at the November 7th regular Council meeting. Key amendments with quotes from lead Councilors can be found below, with additions highlighted. You can view the full redlined, amended Comprehensive Plan HERE.

INCLUSIONARY ZONING AND ANTI-DISPLACEMENT MEASURES

Council is committed to ensuring that Providence residents can remain in their neighborhoods without being priced out. As such, Council will take a people-first approach to both increase affordable housing stock and prevent displacement. New provisions include advocating for tenant protections for renters, studies to identify areas with high displacement risk, and, most importantly, a plan for inclusionary zoning. Inclusionary zoning is a key tool to ensure new developments set aside affordable units, with necessary subsidies allocated to make the policy feasible. This policy, proven effective in cities across the country, will help meet the high demand for affordable units in Providence. The new language in the amended Comp Plan, introduced by Council President Rachel Miller, will align with a future ordinance to enact this policy.

“Right now, rent and homeownership are untenable for Providence residents across income brackets,” said Council President Rachel Miller (Ward 13). “If we’re serious about stopping the cycle of displacement, we have to make affordability the rule, not the exception. That’s why we’re working towards inclusionary zoning — it’s a proven tool to fight gentrification, promote economically diverse neighborhoods, and build a fair, affordable housing market. By making sure developers set aside affordable units, we ensure that the working families can stay in the neighborhoods they call home.”

New language in the Housing Chapter Opportunities Commitment section reads: 

“In addition to these strategies informed by the Anti-Displacement and Comprehensive Housing Strategy study, the City will prioritize supplementary anti-displacement strategies such as inclusionary zoning, securing protections for those at-risk of displacement, and proactively monitoring affordable units to ensure long-term residents of Providence are not displaced. The City is committed to ensuring gentrification and displacement do not characterize Providence in the face of increased development as it has in and many other cities. Instead, the City will balance a steady growth of housing supply while protecting its residents who want to continue living in the capital city.” 

Additions to Housing Chapter Objective H2 include: 

M. Continue to support and establish new programs that encourage developers to build housing that is affordable to all, including by evaluating the market feasibility of adopting inclusionary zoning measures that are calibrated with tax and subsidy policy changes to enhance development feasibility.

T. Work with Community Development Corporations (CDCs) to conduct an analysis of displacement risk across the city to understand which neighborhoods are most vulnerable and ensure they are prioritized for affordable housing development. 

U. Advocate for stronger tenant protections for renters who are defined as being the most vulnerable to displacement. 

REDUCE OR ELIMINATE PARKING MINIMUMS

Required parking minimums drive up housing costs, underutilize valuable parcels of land, and deter developers from building housing. Council has approved updated language, introduced by Council President Miller, to prioritize the reduction and elimination of parking minimums. Developers already lack a profit motive to build affordable units, and noncompliance fees for parking minimums further disincentivize affordable housing construction. Removing this requirement wherever possible is crucial to effectively expand affordable housing stock, while decreasing reliance on personal vehicles. This step reaffirms Council’s dual commitments to expand affordable housing and promote climate-conscious transportation options.

“We need to break down the barriers that stifle our growth,” said Council President Rachel Miller (Ward 13). “A key example of this is outdated parking minimums, which have tied our hands and limited our potential. Reducing and eliminating parking minimums cuts through the red tape that slows affordable housing construction. This is a smart, necessary step that will free land for better use and incentivize developers to build the homes we clearly need. We cannot have concrete plots sitting unused.”

Changes to Land Use Chapter under Objective LU12 (with similar changes to LU2) include:

B. Reduce or eliminate off-street parking requirements in areas where high-density housing is permitted for appropriate development types and in appropriate zones, in coordination with management and enforcement of on-street parking and implementation of transportation demand management measures.

C. Ensure that parking regulations strike a balance between the demand for parking and the ability to develop land to its fullest potential by reducing parking minimums.

CD. Prioritize the elimination of parking minimums wherever feasible.

PROTECTIONS FOR THE PROVIDENCE PORT AND SOUTH SIDE RESIDENTS

For generations, the area in and around the Providence Port has been a dumping ground for heavy industries, endangering the health, safety, and well-being of South Side residents. Council moved to approve language, introduced by Majority Leader Pedro Espinal, that prompts the city to prohibit power plants dependent on fossil fuel combustion, noxious or toxic chemical manufacturing, and ethylene oxide manufacturing and storage in M2 and W3 zones. The new language encourages expansion of sustainable infrastructure in these areas to ensure our waterways are utilized without harming the environment or surrounding communities. The specific prohibitions will be made in the forthcoming zoning ordinance.

“For far too long, South Side residents have suffered due to inadequate environmental regulation in the Port of Providence,” said Majority Leader Pedro Espinal (Ward 10). “Responsible development of the port both ensures our city’s economic future and protects the well-being of our communities. We’ll keep working hard to protect our residents and prioritize environmental justice.”

In the Land Use Chapter, “How Do We Grow” section, the following changes were made (with the same language for W3 zones):

In the General Industrial District, M-2, the city shall prohibit the following future uses: power generation plants dependent on the combustion of fossil fuels or via processes that produce emissions at levels that are established to impact public health, noxious or toxic chemical manufacturing, and ethylene oxide manufacturing and storage facilities. Via the city zoning ordinance, the city may prohibit future industrial uses in the General Industrial District, M-2, that it determines go against the public interest of (a) public health and quality of life in near-industry neighborhoods or (b) realizing fossil fuel emissions reduction goals in response to climate change, and will encourage future industrial uses that promote environmentally just development and a just transition for workers currently maintaining fossil fuel dependent infrastructure and industry.

Future M-2 prohibited industrial uses may include, but are not limited to:

• Facilities that import, store, process, or distribute fossil fuels
• Facilities that import, store, manufacture, or distribute flammable, hazardous, or explosive chemicals or waste products
• Facilities that generate or result in harmful air pollution emissions
• Facilities that produce high carbon emissions or import and distribute high carbon content products
• Facilities that generate water pollution, including both point source and stormwater runoff pollution

This section shall not apply to publicly owned treatment works.

Future M-2 encouraged industrial uses include, but are not limited to:
• Offshore wind development and associated activities
• Solar electricity generation
• Battery energy storage facilities
• Microgrid infrastructure 
• Electric infrastructure for “ship to shore” plug-in power and charging electric zero-emission trucks
• Food and commercial goods import, storage, and distribution that can be run on zero-emission electrical infrastructure
• Vocational education facilities to support workforce development for a just transition to a green economy 

STRATEGIES TO REACH ZERO CARBON EMISSIONS 

Spearheaded by Deputy Majority Whip Sue AnderBois, Council approved substantial language changes to increase urgency and outline specific strategies to address the climate crisis. These new provisions will drive the city forward to meet its zero carbon emissions goals and increase investment in resiliency. Changes include enforcement of anti-idling regulations, cross-agency support for the Providence Tree Plan, incorporation of stormwater mitigation in all streetscape projects, prioritizing safe active transportation options, and intensified efforts to make all municipal buildings carbon neutral by 2040. Climate-focused additions also emphasize the importance of ensuring frontline communities disproportionately impacted by climate change are at the forefront of designing solutions.

“Every issue, from housing to street safety, is intertwined with climate,” said Deputy Majority Whip Sue AnderBois (Ward 3). “These amendments are proactive steps to build a future where all of us can thrive. We’ve created a roadmap for a just transition to clean energy, expanded active transportation options, and improved, resilient infrastructure, all while ensuring those most impacted have a seat at the table. The bold, decisive actions outlined in this plan will allow Providence to successfully meet its carbon neutrality goals and secure a strong, sustainable future for generations to come.”

Language was added throughout the plan, with some key changes including:

In the Sustainability Chapter under Objective SRE1:  

E. Incorporate stormwater mitigation and management into all streetscape projects.

In the Sustainability Chapter under Objective SRE2:

K. Support the implementation of the Providence Tree Plan and promote private and non-profit planting efforts that increase canopy coverage, especially in low-canopy neighborhoods. Partner across various municipal agencies to prevent disruptions to existing infrastructure (sidewalks, roads, etc) so that any trees the trees that planted can be sustained and grow, without causing mobility challenges for residents.

N. Expand and facilitate use of alternative non-carbon fuels and improve traffic circulation to reduce emissions and improve air quality. Prioritize development of non-car transportation options (biking, walking, scooting, etc) to eliminate emissions and improve air quality. 

In the Sustainability Chapter under Objective SRE4:

F. Continue to pursue weatherization, energy efficiency, and electrification at City-owned facilities and in work to comply with the City Ordinance requiring all municipal buildings to be carbon neutral by 2040.

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PROTECTED RIGHTS AND DIGNITY FOR UNHOUSED RESIDENTS

Under the leadership of Majority Whip Miguel Sanchez, the committee approved additional language to ensure future city policies addressing homelessness and encampments follow guidelines outlined by the US Interagency on Homelessness. New language underscores the necessity for compassionate, humane, and housing-first solutions, which may include temporary use permits for emergency shelters, improved outreach and services to encampments, increased access to mental health and substance use treatment, and the development of permanent housing options. In the wake of the Supreme Court’s decision permitting the criminalization of homelessness, this approach pushes back against punitive measures and is informed by public health best practices.

“Every Providence resident deserves to live with dignity,” said Majority Whip Miguel Sanchez (Ward 6). “This is especially true of our most vulnerable, unhoused residents. We firmly reject the notion that criminalization and punishment are effective solutions. Providence has a chance to lead by showing what real compassion looks like – finding solutions that lift people up, rather than kick them while they’re down. This plan sets us on a path to help every resident build a better life, no matter their circumstances.”

In the Housing Chapter, under Objective H3 changes include: 

J. Ensure that all city policies addressing homelessness and homelessness encampments on public property follow the guidelines outlined by the US Interagency Council on Homelessness. 

K. Adopt policies supporting the City’s unhoused residents including but not limited to providing temporary use permits for emergency shelters, improving outreach and social services to encampments, developing permanent housing options, ensuring access to mental health and substance use treatments, or other innovative solutions in housing, safety, and public health. 

NEW COMMITTEE FOR NEIGHBORHOOD DESIGN STANDARDS

As the Council prioritizes increasing housing stock, it has approved a plan, introduced by Councilwoman Helen Anthony, to ensure that new developments reflect the architectural strengths of Providence’s neighborhoods. The approved additions include the creation of a committee to develop and enforce design standards, common in many other cities, to guide development while not adversely impacting cost or timelines. The proposed committee would be comprised of community stakeholders, developers, architects, and designers.

“Providence’s rich culture and history are visible in the built environment all around us,” said Councilwoman Helen Anthony (Ward 2). “As we work to create more housing, it’s important that new developments enhance our neighborhoods, and don’t just encourage cheap, generic design. This new committee will help offer a greater voice to residents who care deeply about the future of their city and its thoughtful growth.”

In the Land Use Chapter under Objective LU9, changes include: 

C. Strengthen design regulations in residential and neighborhood commercial areas to promote a high-quality built environment, while ensuring new design regulations do not unnecessarily increase the cost of development or make the development review process less efficient or unpredictable.

F. Establish an ad hoc committee to advise on the creation of design regulations. The committee should include developers, architects and designers, and community stakeholders.

G. Conduct staff and board level design review processes to ensure compliance with new design regulations. 

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