499 Dwelling Units Proposed For Ross Hill Road And Carolina

State Legislation Increases Housing Densities Ten Times More Than Allowed By Zoning

In just two months 499 dwelling units have been proposed in two new developments, one on Ross Hill Road (416 units) and one in Carolina (83 units) next to the Patricia Sprague Preserve. This will represent over 20 years of growth in Charlestown in one year and may be just the beginning of such proposals as both developments take advantage of new state legislation that requires that the “density bonus for a project which provides at least twenty-five percent (25%) low- and moderate-income housing shall be at least three (3) units per acre”.

The legislation increases the density in R3A zones from 1 to 10 dwelling units per lot, in R2A from 1 to 7 dwelling units, and in R40 from 1 to 4 dwelling units.

This legislation, H6081 was supported by Charlestown’s State Representative Tina Spears, and State Senator Victoria Gu. South Kingstown’s State Representative Teresa Tanzi was the sponsor. It’s possible our legislators didn’t understand the impact this legislation would have on Charlestown, but it’s not too late for them to seek a solution.

The legislation ignores the State Guide Plans, Charlestown’s Comprehensive Plan, the acquisition area for the Great Thicket National Wildlife Refuge, protection of Charlestown’s drinking water aquifers, and nearly every other guide for protecting Rhode Island’s environment and adaptation to climate change.

At a time of such unprecedented, and unplanned growth, our current Town Council is seeking ways to also develop some of the town’s designated open space for housing. We already have many areas in Charlestown that are built beyond carrying capacity, this will just exacerbate and expand those areas.

The Ross Hill Road Proposal

• Plat 16 Lot 212, 79.99 acres, Zoned R3A, Zoning allows about 20 houses
• 52 buildings with 8 units each, totaling 416 dwelling units
• 25% Low/Moderate Income, 75% Market Rate
• Two public wells with well head protection areas partly on other properties
• Access from Ross Hill Road
• Proposal had a Pre-Application meeting with the Planning Commission on September 25, 2024

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The Carolina Village Proposal

• Plat 28 Lot 82-1, 28.7 acres, Zoned R40, Zoning allows about 24 houses
• 83 Houses
• 25% Low/Moderate Income, 75% Market Rate
• Shared private wells
• Access from Carolina Back Road (Rt. 112)
• Abuts the Patricia Sprague Forest Preserve
• For comparison, there are about 40 houses along Rt. 112 on the Charlestown side of Carolina.
• Proposal has a Pre-Application meeting with the Technical Review Committee on November 13, 2024

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This level of growth in such a short time is unprecedented for our town. These new 499 units do not include the additional units in other new subdivisions that have been approved and do not include any accessory dwelling units (ADUs) that will be approved. This growth is the result of state legislation, but the current Town Council didn’t join with other rural towns to oppose the legislation or seek any solutions. Adopting a “more housing at any cost” strategy really does eventually have a cost. That cost will be paid by our groundwater, our forests, our schools, and tax bills for a prize of very little affordable housing.

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Bonnie Van Slyke, the author of this post, is a candidate for Town Council in the 2024 election. She was a member of the Charlestown Town Council from 2014 to 2022. She was the Town Council Liaison to the Planning Commission, Parks and Recreation Commission, and Senior Citizens Commission. She is a former officer and member of the Board of Directors of the Frosty Drew Observatory & Science Center, a former Chair of the Zoning Board of Appeals in Harvard, MA and a former member of the Board of Trustees of the Harvard Conservation Trust. Bonnie is a freelance copy editor, technical writer, and publications specialist. You can learn more about Bonnie on her profile page.