City of Central Falls Planning Board
Public Meeting
Wednesday, June 22, 2022 – 6:00 PM
1280 High Street, Central Falls, RI
MINUTES
The meeting was called to order by Chair Michael Lester at 6:05 pm
Michael Lester (Chair): present
Leslie Moore (Vice Chair): present
Gerard Levesque (Secretary): present
Laurilim Rosado: present
Hugo Figueroa: absent
The meeting was staffed by Jim Vandermillen, Assistant Director of Planning & Economic Development, and Tyler Miller, Esq., Legal Counsel to the Board
a. January 26, 2022 meeting
Gerard Levesque moved to approve the minutes of the January 26, 2022 meeting; Seconded by Laurilim Rosado. The motion passed by a voice vote.
b. February 23, 2022 meeting
Laurilim Rosado moved to table the minutes of the February 23, 2022 meeting; Seconded by Gerard Levesque. The motion passed by a voice vote.
c. April 27, 2022 meeting
Laurilim Rosado moved to table the minutes of the April 27, 2022 meeting; Seconded by Leslie Moore. The motion passed by a voice vote.
d. May 25, 2022 meeting
Gerard Levesque moved to table the minutes of the May 25, 2022 meeting because only two of the members present at that meeting were in attendance tonight; Seconded by Laurilim Rosado. The motion passed by a voice vote.
Leslie Moore moved to open new business; Gerard Levesque seconded. The motion passed by a voice vote.
a. Presentation, Consideration and Possible Action regarding:
i. Case PB-22-06 – Minor Subdivision
Adriana Duque, of 3 Melissa Circle, Greenville, RI, owner and applicant for 423 Pine St. (Plat 6, Lot 403) is seeking Preliminary Plan Approval for a proposed Minor Subdivision to divide the property into two parcels, a 4,233 SF lot fronting Pine Street and a 5,000 SF lot fronting Cross Street. 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).
Leslie Moore moved to open the public hearing; Laurilim Rosado seconded. The motion passed by a voice vote.
Mr. Miller swore in John Bedoya of 1354 Mendon Rd., Woonsocket, RI, engineer for the applicant.
Mr. Bedoya described the existing lot and showed a site plan. He explained that the applicant wants to divide the lot into two regular shaped (rectangular) lots, one with an area of 5,000 sq, ft. and one with an area of 4,233 sq. ft. An existing building in one corner was torn down because it was unsafe.
Mr. Lester asked if any zoning variance would be needed; Mr. Bedoya indicated that variances would be needed.
Mr. Miller explained that only the subdivision is being considered this evening, not the proposed future development.
Mr. Miller asked Mr. Bedoya to explain access to the lots, seeking clarification as to whether either lot would be “landlocked” and whether both lots would have street frontage. Mr. Bedoya stated that neither lot would be landlocked, and each would have street frontage.
Mr. Miller asked for an explanation of why the lots will be divided as shown in the site plan. Mr. Bedoya explained that the original proposal was to create a 6,000 sq. ft. lot and a 3,233 sq. ft. lot but the new dimensions responded to the Planning Department’s preference for two lots that were each closer to the minimum 5,000 sq. ft. lot size.
Mr. Miller asked if it would it be difficult to build on either lot if the property is divided as shown. Mr. Bedoya stated that it would not, but parking for the smaller lot would be accessed from the larger lot.
Mr. Bedoya responded to questions from the Board pertaining to current parking and use of the property.
Mr. Miller swore in the applicant/owner, Adriana Duque of 3 Melissa Circle, Greenville, RI.
Ms. Duque responded to questions from the Board pertaining to how long she has owned the property, her intent to subdivide the property at the time she purchased it, and whether she intends to retain ownership. She stated that she has owned the property since 2012, she intended to subdivide the property when she purchased it, and she intends to sell the properties.
Mr. Bedoya asked if he could present the proposed plan. Mr. Vandermillen explained that the Board is considering the subdivision only, and added that based on his review of the plan he believes it is a reasonable proposal.
Mr. Vandermillen read the staff recommendation.
Mr. Lester entertained a motion to close the public hearing as no one other than the applicant and her representative was present to comment on the proposed subdivision. Ms. Moore moved to close the public hearing; Ms. Rosado seconded. The motion passed by a voice vote.
Mr. Lester stated that Board would now move on to deliberation and consideration.
Gerard Levesque moved to grant Preliminary Plan approval of the proposed Minor Subdivision of 423 Pine Street; Laurilim Rosado seconded. A roll call vote was taken:
Leslie Moore – Yes
Gerard Levesque – Yes
Laurilim Rosado – Yes
Michael Lester – Yes
The motion passed.
Leslie Moore moved to delegate Final Plan Approval to Planning Department staff, with the condition that a Class I Survey and legal descriptions of the new lots be provided prior to final approval; Gerard Levesque seconded. A roll call vote was taken:
Leslie Moore – Yes
Gerard Levesque – Yes
Laurilim Rosado – Yes
Michael Lester – Yes
The motion passed.
Mr. Bedoya asked how much time they had to provide the Class I survey; Mr. Miller replied that they had 90 days.
ii. Case #PB-22-08 – Major Land Development
Tabares Bros 3, LLC, of 768 Broad St., Central Falls, RI, owner and applicant for 49-55 Sheridan St. (Plat 1, Lot 313) is seeking Master Plan Approval for a proposed Major Land Development to redevelop the site and construct a building with 2 ground floor commercial units and 10 residential units. The site also includes an existing 4-unit residential building.
Mr. Vandermillen read the description of the case as it appeared in the agenda (text above).
Michael Lester entertained a motion to open the public meeting for this case. Laurilim Rosado moved to open the public hearing; Gerard Levesque seconded. The motion passed by a voice vote.
Mr. Miller swore in John Bedoya of 1354 Mendon Rd., Woonsocket, RI, presenting on behalf of the applicant/owner.
Mr. Bedoya explained that a building on the site had burned, was torn down, and only the foundation remains. The foundation will be repaired and reduced slightly to make the building a regular shape. He explained that the existing building on the site is residential. Mr. Bedoya showed plans of the existing site and the proposed development, and described the proposed improvements to the site, including sidewalks, parking entrance and exit, underground stormwater system, and added green space.
Mr, Bedoya responded to questions from the Board and from Mr. Miller.
Mr. Miller swore in Steven Hamilton of 303 Jefferson Blvd., Warwick, RI.
Mr. Hamilton stated that he was “unfortunately speaking against” the proposed development. He showed photos of cars parking on and near the site and stated that a nearby industrial business needs to get trucks through the street.
Mr. Miller asked Mr. Hamilton, for the record, what his relationship is to the property. Mr. Hamilton stated that he works for Fair Value, the owner of the abutting property.
Mr. Lester asked Mr. Bedoya if he would like to respond.
Mr. Bedoya stated that he has spoken with the Planning and Building departments. The owner would consider using parking for the proposed business during the day and for residents at night. He suggested that perhaps the cars parking on the site now are from nearby businesses.
Mr. Hamilton replied that businesses are not parking there, and stated that his experience has been that tenants will need parking. He stated that he understands the housing problem in the city, but that problem can’t be solved by creating another problem. He said that he doesn’t see a solution; once the problem is created it can’t be solved.
Mr. Lester asked Mr. Bedoya if there has been any consideration to adding a third floor to create more surface area for parking. Mr. Bedoya stated that he has not discussed that with the owner.
Mr. Vandermillen read the staff recommendation.
Mr. Lester asked if there were any further comments; there were none.
Mr. Lester entertained a motion to close the public hearing. Mr. Levesque moved to close the public hearing; Ms. Rosado seconded. The motion passed by a voice vote.
Mr. Lester stated that Board would now move on to discussion and consideration.
Mr. Lester stated that he believes that six spots are too few, but stated that is not for the Planning Board to decide (as that issue will go before the Zoning Board).
Gerard Levesque moved to grant Master Plan approval of the proposed Major Land Development at 49-55 Sheridan Street subject to Zoning Board approval; Laurilim Rosado seconded. A roll call vote was taken:
Leslie Moore – Yes
Gerard Levesque – Yes
Laurilim Rosado – Yes
Michael Lester – Yes
The motion passed.
Mr. Miller stated that the Applicant has one year to get Preliminary Plan approval.
Gerard Levesque moved to adjourn; Laurilim Rosado seconded. The motion passed unanimously.
The meeting adjourned at 7:17 p.m.