City of Central Falls Planning Board
Public Meeting
Wednesday, April 27, 2022 – 6:00 PM
1280 High Street, Central Falls, RI
MINUTES
The meeting was called to order by Chair Michael Lester at 6:15 pm
Michael Lester (Chair): present
Leslie Moore (Vice Chair): present
Hugo Figueroa: present
Laurilim Rosado: present
Gerard Levesque (Secretary): absent
(Victoria Huang resigned, so the Planning Board has five members at this time.)
The meeting was staffed by Jim Vandermillen, Assistant Director of Planning & Economic Development, and Tyler Miller, Esq., Legal Counsel to the Board
a. October 27, 2021 meeting
b. January 26, 2022 meeting
c. February 23, 2022 meeting
Michael Lester entertained a motion to table approval of the minutes. Leslie Moore moved to table approval of the minutes; Seconded by Hugo Figueroa. The motion passed by a voice vote.
Michael Lester entertained a motion to open new business. Laurilim Rosado moved to open new business; Hugo Figueroa seconded. The motion passed by a voice vote.
a. Presentation, Consideration and Possible Action regarding:
i. Case PB 22-04 – Minor Land Development
Davidson Realty Group, LLC, of 130 Fox Ridge St., Cranston, RI, applicant for 116 Chestnut St. (Plat 4, Lot 91, owned by Leslie Moore of 670 Broad St., Central Falls and currently under receivership) is seeking Preliminary Plan Approval for a proposed Minor Land Development to redevelop the vacant building and site to provide 9 new residential condominium units. The Planning Board may also consider Final Plan Approval during this meeting if requirements have been met by the applicant to the satisfaction of the Board.
Mr. Vandermillen read the description of the case as it appeared in the agenda (text above).
Mr. Miller swore in the Applicants, Michelle Davidson and Cliff Davidson of 130 Fox Ridge St., Cranston, RI, and John Dorsey, 55 Pine Street, Providence, the court-appointed Receiver for the property.
Mr. Dorsey presented context for the application, serving as the Receiver for the property. He explained that the proposed development results from a cooperative effort between the current owner and the applicant, he has indicated his favorable opinion of the proposed development to the Housing Court, and the proposal has been approved by the Housing Court.
Mr. Davidson introduced himself as a teacher and realtor. He explained that they want to get the building renovated to provide nine affordable housing units. He indicated that the proposal would need relief from parking requirements.
Ms. Davidson explained that they want to help first-time homebuyers, and that the development would be structured to be approved for Freddie Mac financing. She stated their experience with other projects, and explained that they intend to set up a condo association and the Davidson’s role would be to facilitate the process for new homeowners. She stated that they want to be partners going forward.
Mr. Lester asked who owns the property. Board Member Leslie Moore stated that she owns it, she has consulted with an attorney, and will recuse herself from this vote.
The Applicants and Mr. Dorsey responded to additional questions from the Board regarding plans for ownership or rental, the current status of the property, the number of floors, and parking.
Mr. Lester asked of there are other properties with fewer than two parking spaces per unit. Mr. Vandermillen explained the Planning Department’s position that two parking spaces are not needed for all residential units and that there is a recent history of the Zoning Board approving fewer than two spaces per unit.
Mr. Miller asked if the Applicants’ engineer or architect would be available to provide testimony if needed.
Mr. Lester entertained a motion to open the meeting for public comment
Leslie Moore moved to open the meeting for public comment; Laurilim Rosado seconded. The motion passed by a voice vote.
Richard Aubin, Jr., of 127 Chestnut Street was sworn in by Mr. Miller. Mr. Aubin stated that his concern is with parking, as many people don’t have driveways and have to park in the street. He also noted that water pressure is low to begin with and adding units will add to the demand and will cause a problem.
Antonio Miguel of 111 Chestnut Street was sworn in by Mr. Miller. Mr. Miguel also commented on the issue of water pressure, stating that he believes there is not enough pressure and that when there was a fire they fire department had to go to Broad Street. He stated that he doesn’t have a problem with the project, but of they downsized to 6 or 7 units he doesn’t think they would have a problem, adding that if they were 3 or 4 bedroom units there would be more cars. Mr. Miguel stated that he just wants good neighbors.
Ryan and Diana Oldmixon of 133 Chestnut Street were sworn in by Mr. Miller. Mr. Oldmixon stated that he has three vehicles that he has to park on the street, and he doesn’t want his wife to have to walk too far, especially in bad weather. The street is very congested, and the nearby hospital and school add to the parking on the street. He stated that 9 more families would add not only to parking but to congestion on the street, and added that people cut through Chestnut Street. He stated that he believes 9 units might be pushing it.
Robert Adams of 134 Chestnut Street was sworn in by Mr. Miller. Mr. Adams stated that his driveway always gets blocked. He indicated that downsizing would help.
Joseph Faira of 114 Chestnut Street was sworn in by Mr. Miller. Mr. Faria stated that he has lived right next to the property for 20 years, and noted that it has always been a commercial use. He stated that Chestnut is already saturated. He also commented that he doesn’t see how they can shoehorn into the parking spaces, stating that he takes issue with the 25 proposed spaces and that it seems unreasonable.
Mr. Lester asked if the Applicant wished to respond.
Mr. Dorsey stated that he is cognizant of the public’s comments. He noted that the water pressure would be resolved during the permitting process. He stated that the concerns about parking are understandable, and noted that the property is unique in that it sits on both streets, so the parking will be divided. He spoke about the standards that must be met for the zoning variance -- is the need for a variance due to the unique characteristics of the land, is it due to the action of the applicants, and would it change the characteristics of the neighborhood. He referred to staff’s comments that the City should be encouraging development that reduces (the need for large areas of parking). He noted that he would recommend approval.
Mr. Vandermillen distributed copies of the plans to the public.
Mr. Figueroa asked Ms. Moore how long she has owned the property, to which she responded 7 years. Ms. Moore described the types of uses on the site, some of which pre-dated her ownership, including a barbershop and car storage, noting that it had been active but not residential
Mr. Oldmixon commented on the plans for the diagonal parking spaces and also stated that he believes the reference to encouraging green transportation is not practical.
Mayran Calderon Hernandez of 139 and 141 Lincoln Avenue was sworn in by Mr. Miller. She commented that from the Lincoln Avenue perspective, she observes that people drive the wrong way. She stated that she believes it would be more beneficial to downgrade to units, and the development could then actually provide more benefit to the neighborhood.
Mr. Miguel suggested that speed cameras could be installed. He also stated that there will be a problem when it snows, and he also suggested that a dry well could be added (to handle stormwater).
Ms. Davidson stated that she had directed stormwater to green areas for another project (a church).
Mr. Miguel added that he is concerned about stormwater and speeding traffic, stating his concern that someone will get hurt.
Mr. Lester asked if there were any further comments; there were none.
Hugo Figueroa moved to close the meeting for public comment; Laurilim Rosado seconded. The motion passed by a voice vote.
Mr. Vandermillen read the staff recommendation into the record.
Mr. Lester asked if there were any other comments from the Board.
Mr. Figueroa stated that he owns a property on Lincoln Avenue, so he understands what the residents are saying. He indicated that if the people in attendance are here, then there are issues.
Ms. Moore stated that in her experience as a long-time Planning Board member, it is rare to have a project where the applicant will promote homeownership. She indicated that it seems strange to penalize an applicant for something that was done poorly before. She stated that if there are fewer units, then they will be 4-bedroom units so the result could be that there would be more cars.
The Board discussed their options for approval, with guidance from Mr. Miller and Mr. Vandermillen.
Laurilim Rosado moved to grant Preliminary Plan Approval of the Minor Land Development proposed for 116 Chestnut Street by the Applicant, with the condition that the Applicant continue discussions with the Planning Department on alternatives to parking and subject to the Zoning Board’s approval of all required variances; Hugo Figueroa seconded. A roll call vote was taken:
Laurilim Rosado – Aye
Hugo Figueroa – Aye
Michael Lester – Aye
(Leslie Moore abstained)
The motion passed.
Laurilim Rosado moved to delegate Final Plan Approval to Planning Department staff, with the condition that any significant changes to the development as currently proposed will be submitted to the Board before final approval; Hugo Figueroa seconded. A roll call vote was taken:
Laurilim Rosado – Aye
Hugo Figueroa – Aye
Michael Lester – Aye
(Leslie Moore abstained)
The motion passed.
Laurilim Rosado moved to adjourn; Leslie Moore seconded. The motion passed unanimously.