New Arguments Made Against Proposed Blackstone Boulevard Development
Wednesday, November 19, 2014
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Opponents to the proposed development at Rochambeau and Blackstone Boulevard packed the City Planning Commission meeting on Tuesday.
"There are minimum design requirements that have to be presented at the master planning stage for a subdivision. This doesn't come close to conforming with those requirements," said Landry of the property owned by the Granoffs at 440-460 Rochambeau. "It's so shallowly developed, it doesn't allow the commission to determine if the property is consistent with the city's Comprehensive Plan.
Thomas Moses, the Granoff's lawyer, told the commission that the proposal for ten additional lots for total of twelve, with a minimum lot size of 6,000 square feet and 60 feet of frontage "conforms to the requirements" of a subdivision.
GET THE LATEST BREAKING NEWS HERE -- SIGN UP FOR GOLOCAL FREE DAILY EBLAST"My clients at one point considered demolishing the site," said Moses, to maximize the lot potential -- but did not.
And while dozens of opponents were prepared to speak out against the current subdivision plans, the Rochambeau vote was postponed until December 16, due to lack of quorum following a break.
Project Defended, Questioned
Moses presented Waterman Engineering's Richard Lipsitz, who showed the Commission several outlinde renderings of the proposed subdivision, including an aerial image of the surrounding properties in neighborhood.
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"It meets all dimensional regulations, and is a "by-right" plan," said Lipsitz, pointing out that the aerial photo showed lots similar in size to those proposed.
Landry, however, took issue with the classification of the proposal of the three plus acre plan as a subdivision "A major land development project is defined as one or more projects to be developed. There's no such thing as a "by-right" subdivision anymore -- the requirements are exactly the same."
Counsel for the the commission rejected the classification that the project might be classified as a major land developoment project, but Landry shot back the requirments at the "master plan" stage were the same.
"The project must conform to the comprehensive community plan, and its more than lines on paper, and more than just determining how much you can stuff in there," said Landry, saying that the proposal fell short of the the specifications required. "The [plan] goes on to underscore important considerations that have nothing to do with zoning, such as ensuring historic properties be maintained, and traditional neighborhood characteristics be respected."
Providence City Councilman Sam Zurier questioned the "rushed" timing of the proposal, given recent changes approved by the council that would increase minimum lot size from 6,000 square feet to 7,500 square feet.
"When [Moses] said the owner said the time was running out [due to his 88th birthday], there's a much more significant reason as to why it's being put forward at this time," said Zurier. "The Council has enacted an ordinance that will increase the minimum lot size from 6,000 to 7,500 square feet."
"It appears Mr. Azar acknowledged one technical incompleteness," continued Zurier, referring to Director of Planning Rober Azars 'role in the discussion about it being in a historic district. "I'm going to suggest the commission apply the complete application requirement. It's important not only because it could have impact on the shape of the project, this is not a concrete project. "
Opponents Voice Objections
The Commission allowed three opponents, who had signed up to provide testimony, to speak on Tuesday, prior to adjourning until the next meeting in December.
Terry Tullis, who lives nearby on Cole Avenue, questioned the timing of the proposal.
"I think most of us that are opposed respect the right of the Granoffs to develop their property, but this plan, had they waited until Jan. 1, it would be 7500 square feet [per lot]. It would be better than 6,000 [square feet]," said Tullis. "They want to get rid of this problem, but the neighborhood will have to live with it forever."
Stella Herzog, who lives on Rochambeau across from the Granoff property, noted, "There's 7 lots, but only 4 of us," referring to the lots proposed on the north side of the street as compared to the houses on the south side.
"I don't think they thought this out. There's a lot of traffic. I had 3 accidents coming out of my driveway, and I'm a good driver," said Herzog, who also referred to flooding issues in her basement and neighbors'. "If you stick in another 12 basements [in the proposed development], you'll push the water level out. I don't need an engineer to tell me that the water level's going to rise."
One neighbor -- Elizabeth Grossman -- had asked for an advisory opinion from the State Historical Preservation Officer Edward Sanderson, and shared the response she got back in a letter.
"The historical and design significance of the Brigham Estate includes not only the main residence but also several outbuildings and the landscaped setting. Any new construction on the property is likely to damage its historic character," wrote Sanderson.
Landry noted what he believed were missing elements of the plan as presented. "There needs to be conceptual landscaping plan. It's not here. The neighborhood, city, and citizens deserve better. Take your time, and require compliance with minimum submission requirements," Landry told the commission, to applause in the audience.
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