The Prequel
Beginning several years ago (see previous posts), this will be one of the largest (probably largest) residential property development in the history of the Town. The continuing saga over the last few years has been a conflict using the old saying "You cannot fight city hall."
A great deal of obfuscation in public hearings, quotes from Town employees in the Observer, the State's "culpability" and nestled in our municipal operations has culminated with two public hearings in November 2021. Clearly, this was a forgone conclusion. Created by the famous H-25 comprehensive plan approved by the Town Council several years ago; creating this over-reaching development in a rural part of town.
This situation is, and will be, similar to the Smithfield Commons initiative approved by the Planning Board many years ago. In the "fact" gathering process from paid consultants the Board approved the development saying ... there will be no significant impact on the traffic for Route 44. Really?! So how many times has the State re-designed the traffic light/intersection?!
This article, and future posts, will memorialize the continuing saga of the Town of Smithfield, Planning Board and developers of the Sand Trace property development.
It will continue through construction as well as after residency. Like the Connors Farm development, the Town may/will be "paying" for this long after the property taxes are deposited in the Town's accounts.
H-25 Applicability
- In Land and Subdivision Regs. on the Planner's site, P. 2 #2: Zoning Ordinance: Conformance with the current approved Comp. Plan and all subsequent amendments thereto" are to be followed.
- If this H-25 project is fully approved, it still fails to strike a reasonable balance between what is NOW allowed and the # of housing units proposed.
- Please read Michael Moan's four point memo on incorrect zoning from the March 2019 meeting when the Sand Trace was approved.
- Many points still remain to be addressed and are still valid.
Pedestrian Safety During/After Construction
- How is this being addressed?
- DOT: How to manage traffic on Rt. 5/116.
- Turning left from Pleasant View to Log Road is a blind turn due to shrubs which obstruct the oncoming traffic from opposite lane.
Blasting/Pounding Boulders for Removal
- Where are borings? How much, where and when? Neighbors need to be informed of this information.
- Should abutting foundations and structures be surveyed and documented with photos of interiors and exteriors in case damages result?
- The surrounding business owners should be concerned about the safety of their customers and employees. Business owners should be concerned about their hydrolic equipment, ovens, refrigeration equipment, foundations and other heavy equipment.
- Are seismic and decibel monitoring systems in place?
- In Land and Subdivision Regs. on the Planner's Site (Pg. 4 #8) : Aquifers/ confined or unconfined must be located and addressed--where are they?
- Will there be any possible damage to sewer and water pipes in the surrounding areas?
Concerns with the WRWC
- No mention of wildlife impact in Environmental Impact Statement.
Conservation Commission
- Requires an easement behind Phase 1 at the Stillwater Basin for monitoring.
- There are many easments that are currently in force along the Stillwater Reservoir system.
- WIth windborne contamination in mind, there are no points of access along the development's Phase I buildings to Stillwater Basin (off Log Road) where mercury was found in 2017 in fish tissue. Which is important to people who fish (and consume their catch) at the Stump Pond portion.
- Work with WRWC on a plan?
Site Plan Comments
- Sheet 3 of Landscape and Lighting : "Sidewalks" are stone dust; not poured concrete.
- Permanent surfaces should be used since the streets are only 26' wide.
- Autumn Run streets are 34' wide.
Town Engineering Comments
- "There should be concern with this tradeoff and actions to reduce, to the greatest extent that we can, the impacts to our environment, should be taken."
- That requires tighter management controls on the development’s bylaws/covenants/restrictions.
- Since the developer holds 100% of the condominium share, they can be driven to set the environmental controls to be as strict as we can imply.
- The ToS Planning Board should insist on tighter environmental controls through a long-term Operation & Maintenance plan for the Association that the Developer must follow; better controls on nutrient reduction.
- For instance, Autumn Run and other existing condominium properties may currently lack controls on the way they manage their private properties over the long-term.
- Within some of those environmental institutional controls of the O&M plan, the Association should be required to provide measurable deliverables to ensure their efforts are not in vain and maintain they have meaningful purpose.
LMI Requirements for Public Bus Service
- Where is the RIPTA bus service within walking distance at the present time?
- Has the developer submitted a formal request to the DOT and/or RIPTA for any changes?
- Having no sidewalks (or even a road shoulder) available on Log Road … how will residents of this development gain access to any public bus service?
- Or on Swan Road?
Next Post
You may read Part II of this post by clicking here.
