TOURISTER MILL MIXED-USE DEVELOPMENT
The former American Tourister Factory is located on a 14-acre site situated at the northern gateway to Warren, Rhode Island and includes frontage of 1,400 linear feet along the Warren River. It was first developed in 1847 as Warren Manufacturing Company by John Olney Waterman and continued operating until 1934 when Berkshire and Hathaway acquired the site. Later it was acquired by American Luggage Works which became American Tourister and finally Samsonite. The site sits directly adjacent to the Narragansett Electric (now National Grid) property which directly abuts the bridge from Barrington. The property is comprised of approximately 600,000 square feet of buildings in various states of repair. As with most locations of historical heavy industrial activity, the site and the National Grid site have various areas of environmental contamination, which appears to be well documented and addressed in accordance with RIDEM regulations. The manufacturing site is cordoned off from the Town and its residents by a chain link fence and is further isolated by its industrial uses. Warren’s Comprehensive Plan notes that “Perception of a place based on observations made from main roads may be inaccurate…” and the National Grid property, coupled with the Tourister Mill, at this point of entry, is Warren’s first impression to the world. Clearly, this is an opportunity to significantly improve this important gateway site into Warren and its “Perception of place”.
The development of this site is a rare opportunity to create an exciting Gateway to Warren. Our guideposts in the development proposal, in addition to community input, include a careful review of Warren’s Comprehensive Plan, its Waterfront Development Plan, the State of Rhode Island’s recently adopted Land Use 2025, recommendations and policies of SmartGrowth Rhode Island and discussions with Warren’s local government officials and officials of the various public works and public safety departments. Additionally we have met with the Rhode Island Department of Environmental Management (RIDEM), the Governor’s office on energy and officials of National Grid.
Our development Proposal has been submitted after very careful consideration and is meant to be a fluid and evolving plan. As with all developments, the ability to be financed and the opportunity for success will weigh heavily in the process - factors which rely on economic market conditions outside of the control of the developer. Nonetheless, we feel that the proposed mixed-use development is appropriate for the Town and will be successful in the marketplace. Our plan for the Tourister Mill strongly considers the following:
- Creation of open space – parks, pocket parks, walking and biking opportunities.
- Put “eyes on the street” by providing the above opportunities. Statistics show that communities that promote pedestrian and bicycle movement have less crime and happier, healthier residents.
- Re-knit the fabric of the Town by extending streets and walkways into the previously obstructed 14 acres of waterfront.
- Create active and vibrant opportunities for passive recreation, enhanced and convenient community services and low impact economic development industries like tourism.
WATERFRONT ACCESS AND TOWN CONNECTIVITY
It is well accepted fact, that the most successful and most livable cities and towns of the world are those that embrace and celebrate their waterfront. A prime example lies just a few miles west in the city of Providence. The development team strongly adopts the opinion that the waterfront belongs to the community and should never be restricted to exclusive use by abutting residents or by gated enclaves. Our proposal, therefore addresses this vision in the following manner:
- Create a public boardwalk from the National Grid site to the end of the southern edge of the property, approximately 1400 linear feet then continue along the extended Sisson street to Water Street, thereby providing a completed pedestrian connection to the Town Wharf.
- Connect the site through Kelley Street to create a spur access to the bike path and for canoe and kayak access to Belcher’s Cove.
- Work with the Town and National Grid to redevelop the adjacent property into a park and intercept area for vehicular traffic. By providing vehicle parking at this site with passive recreation activities, we can intercept vehicles before they impact the Town Streets and encourage continued movement into the Town by pedestrian or bicycle access.
- Extend Sisson Street into the site to complete the pedestrian connection to Water Street and align new construction to allow view corridors from Water Street to the Waterfront from Summer and Sisson Streets and a third unnamed street.
ENVIRONMENTAL
As with most sites of historical industrial use, contaminants of varying types have been deposited in the site soils. The site is also nearly 100% impermeable contributing to non-point, storm water discharge which Warren’s Comprehensive Plan correctly describes as an “insidious” source of water degradation. The development team recognizes that a heightened environmental approach is required in the development of the Tourister Mill and we have made significant efforts toward meeting that responsibility, for example:
- The development team has hired a LEED certified consultant to develop strategies for incorporating environmental sensitivity and green concepts where possible. These include review of daylighting efficiency, green roofs, water retention and reuse, solar power designs, recycling and the use of low impact materials.
- Increasing site permeability by installing green space and thereby reducing water quality degradation through non-point water runoff.
- The development team has been awarded a grant from the State of Rhode Island to undertake a feasibility study for development of a tidal energy electricity generation project in conjunction with site redevelopment. If the study proves this project to be feasible, we anticipate producing electricity for site consumption.
- Continued meetings with the Rhode Island Department of Environmental Management (RIDEM) to support properly incorporating Brownfield’s issues into redevelopment planning.
ECONOMIC GROWTH
The development of Tourister Mill will produce major economic benefits to the Town of Warren. Good construction jobs will be created during the anticipated 6 to 7 year duration of the development. Light commercial and retail opportunities will provide long-term jobs and additional tax revenues. Long-term jobs will also be created by the demands of the residential units and the commercial users for plumbers, electricians, carpenters and other trade professionals. There will also be a measurable impact to the services industries and entertainment venues.
- The development will provide significant property tax revenue to the Town while reducing the per-household costs of providing services due to economies of scale. The cost of providing Town services on a per household basis will be measurably less than what would be required in single-family configurations. Trash removal and interior street lighting and maintenance will not be a Town expense. The streets abutting the property are now maintained, paved, sanded and plowed. The unit types will not accommodate large numbers of families with children and would therefore have little impact on the education budget. Yet, property taxes will be assessed in the same proportion as though those services were rendered. The cost effectiveness will result in better funding for other service elements of the Town budget.
- This proposal anticipates that more than 40,000 square feet of commercial space will be available for business, including retail and commercial opportunities, producing additional revenues to the Town.
SUMMARY
The development team has undertaken considerable efforts to solicit input and recommendations from many sources including planning documents, residents, expert consultants and contractors and State and Local government officials. We believe that this proposal reflects not only those efforts, but our own personal desire to making this development one which we can showcase as an example of smart growth incorporating the site’s inherent sensitivities.
This proposal encourages open space preservation and creation, it opens several view corridors to the waterfront, it establishes pedestrian trails and waterfront access and promotes more pedestrian activity by connecting existing pedestrian corridors to the newly created ones. It creates scenic zones and landscapes and revitalizes the major gateway into the Town of Warren. This proposal improves the watershed by reducing non-point effluents into the Warren River thereby promoting a healthier environment for shellfish, finfish and other marine species. It creates opportunity to connect a spur to the East Bay bike path and considers intercept parking at the Narragansett Electric site next door in order to reduce vehicular congestion and emissions on Warren’s streets. It considers a non-polluting, renewable electric generation facility and incorporating energy reducing designs.
PROPOSAL SUMMARY
- The rehabilitation of obsolete, inefficient buildings into dense, efficient mixed uses including 316 housing units and commercial/retail space.
Restaurant and retail space on Water Street for continuity with Warren’s business development plan. - Creation of approximately 180,000 square feet of green space greatly improving site aesthetics and reducing Warren River water quality degradation by reducing storm water runoff.
- The creation of affordable artist live/work space and the potential for gallery space at the Town’s northern entrance.
- The creation of 1,400 linear feet of public waterfront access.
- Re-connection of 14 acres of waterfront property at Warren’s gateway back into the community fabric.
- Establishing pedestrian and bike connections between the waterfront walkway and the East Bay bike path to Warren’s downtown and waterfront wharf.
- Implementation of creative energy efficient and environmentally sensitive designs.
Development of a Tidal Energy feasibility and demonstration project. - The Creation of approximately 200 new construction jobs.
The creation of long- term service, commercial and retail job opportunities.
