HCID Development - Proceed with Caution
Following up on The Sun News reporting about proposed changes to the Hamilton Canal Innovation District (HCID) [Original Article Here], I have a few thoughts and notes.
Opportunities for large-scale, campus-esque urban development do not come along every day. Doing them right matters, and having strong Public-Private Partnerships (P3) makes a big difference. As an Architect (and someone that's studied Urban Planning), my position is typically PRO-development, especially for higher density, mixed use, and aesthetically pleasing projects. We need to ensure that the City's economic interest in the longterm success of the HCID, and how that aligns with the Sustainable Lowell 2025 (soon to be Lowell Forward 2040) Master Plan, are represented.
The City signed a Land Disposition Agreement (LDA) with Lupoli Companies in 2020 for the development of Parcels 1-5. The parking structure on Parcel 1 is completed / open for use, but those other Parcels remain in limbo. I recognize that market conditions change, and the Construction / Real Estate industries were especially affected over the last few years; but this isn't a matter of Pre- versus Post- Pandemic (this came together during it). I'd be very interested to learn more about the Project Feasibility as forecast in 2020, and what contingencies were considered. Yes, the cost of construction, labor, and interest rates followed an upward trajectory, but were any of those really an unusual / unexpected trend? What measures will be taken to ensure that we're not having this same conversation in 2028, with further requests to reduce Scope.
Personally I favor(*) Sal Lupoli's proposal to reduce the scale from 13 stories to 5 stories. With consideration for the Mill buildings that characterize Lowell's historic Downtown neighborhood, this will be a better fit. Let's address that asterisk (*) above. 7 fewer stories means a substantial reduction in the number of proposed housing units. I want to know how many were projected in 2020, how many are proposed in 2024, and if the Form Based Zoning will make adjustments to other Parcels in the HCID to offset this loss?
No objections to the consolidation of Parcels / pivoting from 3 new buildings to 2, so long as the overarching goals can be achieved. If not, can / will the Form Based Zoning reallocate those responsibilities to other Parcels?
Projects of this magnitude often facilitate incentives for Developers; it makes sense since these are very expensive investments in a Community. As a means of negotiating in good faith (since it's not the City asking for a "reset"), what carrots were offered to the Developer initially, are more being considered in light of these requests, or can new compromise solutions be brokered? Maybe the inclusion of some Affordable Housing Units alongside the Market Rate Units?
To be clear, I want to see the HCID projects go forward, including those that partner with Lupoli Companies, but I want assurances that commitments are being respected, and results delivered.