NORTH SMITHFIELD – A project going back 21 years and with more debate than any other in the town’s history is still drawing crowds to the podium.
On May 14, representatives were back before the Planning Board for preliminary plan deliberations on the 126-lot Rankin Estates off Douglas Pike, a plan vigorously opposed by neighbors.
Those residents warn of lost natural resources, habitats, more dangerous traffic, and invasive gravel operations. Several questioned why the project needs three recreational fields, for use by future residents, are unnecessary, making them further suspicious of the intentions here.
Chairperson Gary Palardy noted at the outset that there’s a lot of new documentation to review on what is now a conservation project with 1, also emphasizing how the proposal goes back before any current members were on the board. He said there would be no vote taken on May 14, and that the public hearing would be continued to June 25.
In addition to being the project with the longest-running discussion, planners have also noted that this would likely be the largest subdivision ever built in North Smithfield. Proposals for this property go back to the 1990s.
Michael Kelly, attorney for applicant Narragansett Improvement Co., offered a history not the project and summarized new details, insisting that this has never, since 2005, been about a gravel operation and they will only do the work allowed by code.
He also highlighted how the project will preserve natural resources, and that recreational fields have been significantly reduced in size in response to concerns. Some 140 of 270 acres would be preserved as open space.
Kelly reminded the board of “bizarre” nature of this proposal’s history, including the Town Council seeking to block subdivisions a week after it was filed in 2005, and false claims of Native American burial grounds being on the property. He said they’re looking for a fair hearing based on competent evidence, adding that this project is going to move forward no matter what and guaranteeing that a judge won’t look favorably on what happened in the past.
Richard Keene, of the North Smithfield Heritage Association, said they don’t typically oppose development, as property owners have a right to build to the extent they’re allowed. He said he’s happy to see some suggestions implemented, but continues to be concerned about preservation of natural resources for this area of town.
Keene said he would like to see the area proposed for two recreation fields on the north end of the property preserved as forest as much as possible. He also questioned the third field being placed on top of what are currently some of the best examples of eskers in southern New England, and he wants to see those ridge formations preserved.
Keene said he would like to see the sides meet halfway on this, saying he didn’t like hearing Kelly discuss the idea of court. He said he plans to submit a list of proposed stipulations.
Resident Sahil Kumar, of Leonard Drive, told the board that it seems every time residents raise an issue, including through their 27-page written objection, the applicant addresses it but then something new comes forward. He called for blasting protections for wells and other measures.
This proposal has a complex history, said Kumar, in part because there hasn’t been a serious back-and-forth on it.
Palardy responded that it’s not up to the applicant to question their own design, it’s up to the board “to shoot holes in it.”
Alfred Hebert, a resident since 1975 who served on various boards, including zoning, said that board used to win because they did their homework and made sure people followed rules and regulations. He said he has faith that the board will make the correct decision based on evidence, and that whatever direction they take, it will set a precedent for the future.
This area where Rankin Estates is proposed is “a living” one, said Hebert, with a uniquely beautiful natural habitat. It has everything the town has been trying to protect for years, he said, and according to the comprehensive plan, the Nipsachuck area one of those historically, ecologically, and geologically important areas worthy of protection. He said he’s not saying no to development, but instead emphasizing that this is an area worthy of protection.
Hebert also questioned why the developer would find it financially necessary to have open field space only for residents. Children living here are going to be playing in their yards, not crossing a brook to kick a ball or throw a frisbee, he said.
Hebert asked that a number of stipulations be put in place and placed on deeds forever, including no hunting or trapping in open space, no interference with wildlife or destruction of beaver dams, no dumping of construction waste, yard waste, or homeowner waste in open space, and no motor vehicles in wetlands.
Mike Meo, of Christina Way, said he’s highly skeptical of the plan for three large fields, saying those spaces should instead be maintained as woods. The fields are smaller than the last plan, but there is no discernible use for either the fields or a parking lot, he said, and even if future residents will use it, why would it need to be included at the beginning of a 10-phase construction project? The developer might say it’s because they’re adjacent to an emergency road, but making this project less expensive for the developer doesn’t mean it’s in the best interest of the town.
Meo questioned why there is such persistence in developing fields, saying this is why residents are so concerned about excavating and mining of the site. He said the board has some discretion to put limits against the developer digging up areas and leaving “a cratered mess.” Meo said the board should reject the inclusion of the fields as part of preliminary plan considerations, and have the spaces left in their natural state.
Kaitlin Gonsalves, of Douglas Pike near the entrance of Rankin Estates, said she’s most concerned bout adding somewhere in the neighborhood of 240 more cars and 75 more students to a dangerous stretch of roadway. There is no speed limit sign heading into town on the roadway, she said, and many people speed and crash here.
Frank Ribezzo, also of Douglas Pike, said he’s seen dozens of crashes in his 21 years living here. He said there’s little reaction time as drivers speed over the crest of the hill, and putting 126 homes in just north of there will bring consequences.
An expert for the developer shared with the board that the majority of 54 crashes over three years at Douglas and Farnum Pikes were single-car crashes involving collisions with animals or single cars going off the road. There were no fatalities, he said. As for residents’ concerns about adding more school buses and drivers putting them in danger, he said it’s up to drivers to adhere to existing laws.
Palardy told the developer that he does think changes to the fields and parking area make sense, including moving the parking lot. He said his greatest concern with the plan is with its southernmost field and the steep grade it would replace, leading to issues with water runoff and wildlife. He said he doesn’t see what purpose that field serves unless the developer puts in recreational facilities, and he thinks it would go a long way toward improving plans by just erasing that field. Member Jeff Porter echoed that opinion.
Representatives for the developer said they’ll take that suggestion into consideration.
As the meeting closed, Palardy asked that everyone keep track of their questions and bring them back for the next phase of the public hearing on June 25.
