Allen Harbor / Calf Pasture Point Master Plan Prepared for: The Town of North Kingstown, Rhode Island Prepared by: The Cecil Group, Inc. with Parsons Brinckerhoff Quade & Douglass, Inc. September 2000 Allen Harbor / Calf Pasture Point Master Plan Final Report The Cecil Group, Inc. Acknowledgements North Kingstown Town Council David R. Burnham, Town Council President Patricia Beauchamp Kenneth C. D’Ambrosio Dale M. Grogan Robin Porter Town Manager, Richard Kerbel Town Clerk, James D. Marques Allen Harbor / Calf Pasture Point Master Plan Ad Hoc Committee Robert Holtzman, Chair Celia Humphreys Michael Simeone Beverly Brewer Suzanne Lussier Greg Soder Lorimer C. Dunklee Susan Macy William Waring Peter Elleman Thomas Moakley David Greenberg Shirley Shehan North Kingstown Recreation Department Al Southwick, Recreation Director Paul Duffy, former Assistant Recreation Director North Kingstown Planning Department Marilyn Cohen, Director Rebecca Cipriani, Principal Planner Rhode Island Economic Development Corporation Katherine Trapani, Senior Planner Amrita Roy, Associate Planner Leisure Services Committee North Kingstown Fire Department North Kingstown Police Department Allen Harbor Boating Association (formerly Quonset Davisville Navy Yacht Club) Mount View Neighborhood Association US EPA, Region I US Navy - Walter Davis, Environment Coordinator Consultant Team The Cecil Group, Inc., prime consultant Parsons Brinckerhoff Quade & Douglas, Inc. The participation of the community’s residents and town agencies has been instrumental in the development of the Allen Harbor / Calf Pasture Point Master Plan. Their contributions in the form of workshops and discussion provided valuable input necessary for a master plan that will benefit all of North Kingstown. Allen Harbor / Calf Pasture Point Master Plan Final Report The Cecil Group, Inc. Page ii A Vision for Allen Harbor and Calf Pasture Point …an improved marina and expanded recreation area…with a quiet and peaceful atmosphere – well harmonized with the environment… that allows for compatible development that is mindful of the cultural, historic, and educational needs of the community. Allen Harbor / Calf Pasture Point Master Plan Final Report The Cecil Group, Inc. Page iii TABLE OF CONTENTS Executive Summary............................................................................................................................................... 1 INTRODUCTION .................................................................................................................................................... 1 VISION OF THE COMPLEX..................................................................................................................................... 1 IMPLEMENTATION SCHEDULE.............................................................................................................................. 3 SUMMARY OF KEY CONCLUSIONS ....................................................................................................................... 4 I. Introduction....................................................................................................................................................... 7 OVERVIEW........................................................................................................................................................... 7 STUDY AREA OF THE PLAN.................................................................................................................................. 8 ORGANIZATION OF THE PLAN ............................................................................................................................ 10 PROPERTY DEEDS AND LEASE CONSIDERATIONS .............................................................................................. 10 PLANNING PROCESS AND INVOLVEMENT........................................................................................................... 11 II. History............................................................................................................................................................ 13 SETTING............................................................................................................................................................. 13 SITE HISTORY OF THE COMPLEX........................................................................................................................ 13 III. Existing Conditions...................................................................................................................................... 17 LAND USES AND ACTIVITIES ............................................................................................................................. 17 ENVIRONMENTAL CONDITIONS.......................................................................................................................... 23 TRANSPORTATION AND ACCESSIBILITY ............................................................................................................. 29 ARCHEOLOGICAL AND CULTURAL RESOURCES ................................................................................................. 31 INFRASTRUCTURE.............................................................................................................................................. 33 ADJACENT PROPERTIES AND AREAS OF INTEREST ............................................................................................. 38 HARBOR MANAGEMENT AND FEES.................................................................................................................... 40 CURRENT PROPOSALS........................................................................................................................................ 41 IV. Master Plan Recommendations................................................................................................................... 45 OVERVIEW OF THE PLAN’S RECOMMENDATIONS............................................................................................... 45 SAFETY CONCERNS AND REQUIREMENTS .......................................................................................................... 52 V. Implementation .............................................................................................................................................. 55 CONSTRUCTION PHASING .................................................................................................................................. 55 IMPLEMENTATION SCHEDULE............................................................................................................................ 56 CONSTRUCTION BUDGETS AND INCOME / EXPENSE STATEMENTS ..................................................................... 63 SUMMARY OF RESOURCES................................................................................................................................. 70 Appendix I: Community Involvement............................................................................................................... 73 Appendix II: Opportunities and Constraints.................................................................................................... 77 Appendix III: Summary of Alternative Development Scenarios.................................................................... 85 Appendix IV: Comparative Analysis for Similar Marina Operations ........................................................... 88 Allen Harbor / Calf Pasture Point Master Plan Final Report The Cecil Group, Inc. Page iv LIST OF FIGURES FIGURE 1. PROPERTIES UNDER NEGOTIATION WITH THE TOWN......................................................................................................7 FIGURE 2. PLANNING SUB-AREAS FOR THE ALLEN HARBOR COMPLEX MASTER PLAN ..................................................................9 FIGURE 3. WETLAND AREAS WITHIN THE COMPLEX....................................................................................................................23 FIGURE 4. FLOOD ZONES AROUND THE ALLEN HARBOR COMPLEX..............................................................................................26 FIGURE 5. ARCHEOLOGICAL AREAS WITHIN AND AROUND THE COMPLEX....................................................................................30 FIGURE 6. WATER AND SEWER LINES IN THE AREA......................................................................................................................31 FIGURE 7. FACILITIES IN THE ALLEN HARBOR COMPLEX............................................................................................................34 FIGURE 8. PROPOSED BICYCLE PATH TO THE ALLEN HARBOR COMPLEX ....................................................................................41 FIGURE 9. ILLUSTRATION OF THE COMPLEX IN TEN YEARS ........................................................................................................44 FIGURE 10. PROPOSED DEVELOPMENT AREAS IN WESTERN ALLEN HARBOR..............................................................................48 LIST OF TABLES TABLE 1. IMPLEMENTATION SCHEDULE .....................................................................................................................................57 TABLE 2. COSTS FOR PHASE I, YEARS 1 – 5...............................................................................................................................65 TABLE 3. COSTS FOR PHASE II, YEARS 6 – 10............................................................................................................................66