NEWS

Developer to move ahead with Park Ave. building

About 40 attend Saturday site walk & presentation

By EMMA BARTLETT
Posted 2/23/22

Neighbors, city council members and Mayor Ken Hopkins gathered inside the Pub On Park Saturday for a joint 90-minute site walk on Park Avenue and to hear what Marshall D’Ambrosio has planned …

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NEWS

Developer to move ahead with Park Ave. building

About 40 attend Saturday site walk & presentation

Posted

Neighbors, city council members and Mayor Ken Hopkins gathered inside the Pub On Park Saturday for a joint 90-minute site walk on Park Avenue and to hear what Marshall D’Ambrosio has planned for his property.

 The developer has plans to tear down Legion Bowl and Billiards and Pub On Park and construct an 84,000 square foot four story mixed-use building that would house up to 80 residential units and include a 2,000 square foot retail space on the first floor. After hearing feedback/concerns, D’Ambrosio aims to move the plan forward to the pre-application process.

D’Ambrosio has owned Legion Bowl & Billiards for the past 44 years and is the third generation owner of the family business which started on Reservoir Avenue in 1930. The family eventually moved to Park Avenue in 1948 and, for the past 90 years, have provided Rhode Islanders with a recreation center filled with Duckpin bowling, an arcade, billiards tables and a full service pub.

D’Ambrosio currently lives off Oaklawn Avenue and since 1998 has owned Northeast Equipment Finance and Leasing Corporation, a business providing financing and leasing for all types of business equipment, construction equipment and more. He graduated from Providence College with a degree in accounting.

Even with all necessary approvals in place construction of the project is two to three years away. D’Ambrosio gave a rough estimate of the building costing $15 million – all of which will be privately funded.

D’Ambrosio said over the past 20 years, many developers approached him about turning the space into storage units, or even for medical or pharmaceutical purposes.“I’m a stakeholder in this community as everyone in this room is,” D’Ambrosio said, mentioning that he would be working with the city and residents to create something “we all can be proud of.”

With questions of affordable and Section 8 housing, D’Ambrosio said nothing has been proposed at this time and everything is on the table. D’Ambrosio mentioned developers have been looking at rental rates in the area of Park Avenue and that most apartment rentals fall between $1,300 and $1,600; this number could change due to future market costs. The residential units’ rental rates will be based on construction costs, material costs and the housing market.

The proposed building shows more one bedroom units than two bedroom units, with D’Ambrosio saying he left that decision up to his architect since he knows housing trends. With smaller sized families and more individuals working from home, the greatest demand is smaller units. Additionally, the housing would most likely target young, individual professionals and people interested in downsizing from a house to an apartment. The number of units was based upon economics and cash flow so that the building is able to pay for itself.

As for the 2,000 square foot commercial space, developers do not know what type of business would be put there. Legion Development Inc. is also looking into the possibility of solar panels on the roof and possible electrical car hookups in the parking lot. Developers also mentioned that the construction would allow for drainage and landscape improvements, and there are hopes of creating a more walkable area, maybe even heading into Rolfe Square.

When asked about his thoughts on how the site walk conversation with neighbors went, D’Ambrosio said residents had inquisitive questions and he believes he and his team were able to put many of their concerns to rest.

Neighbors expressed concern about the influx of cars in the area – mentioning that cars often cut through the neighborhoods. Developers said they would be looking at impacts to the neighborhoods and that having the building on the main road would mitigate the number of individuals cutting through the neighborhoods. As of now, access points to the parking lot would come from Doric Avenue and Park Avenue.

When Councilwoman Aneice Germain brought up underground parking, D’Ambrosio said he looked into it, however, it would be expensive to implement and would raise building costs which would ultimately increase residential rates.

Cranstonians also inquired about the building having enough parking to which the developers said “absolutely.”

As for parking for those visiting the commercial store, developers believe this will not cause an issue with parking since residents will leave for work in the morning which opens up spaces for shoppers who will be gone once residents return for the evening; they noted other projects have followed this plan and have been successful.

 “In the end, we want to make sure this is something everybody’s comfortable with, can work with and is economically feasible,” said Edward Pimentel, AICP, a zoning officer for East Providence and a member of the development team.

After the site walk, City Planning Director Jason Pezzullo said the applicant decided to move forward. Many details still need to be worked out, but the next step is to put the master plan together and start the planning process.

 This development will require an amendment to the Comprehensive Plan Future Land Use Map [FLUM] from “Neighborhood Commercial Services” to “Special Redevelopment Area” and a zone change from C-3 (General Business) to C-3 withconditions to allow the requested density, building height, permitted uses and potentially reduced off-street parking. There will be plenty of public hearings, planning commission meetings and city council meetings with opportunities for individuals to hear more details and voice their opinions. Eric Prive from DiPrete Engineering said meetings will be publicized in advance and property owners within 400 feet of the development will be notified of upcoming meetings.

developer, Park Aven

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