City of Central Falls Planning Board
Thursday, July 24, 2024 – 6:00 PM
Council Chambers, 2nd Floor, City Hall
580 Broad Street, Central Falls
Acting Chair John Marenzana called the meeting to order at 6:15 PM.
Planning Director Jim Vandermillen called out roll call and present were the following Board members: Gerard Levesque, Hugo Figueroa, John Marenzana, and Erica Vallejo. Board member John Burkhardt was absent. Also in attendance: Tyler Miller, Legal Counsel.
Acting Chair Marenzana led the Board in reciting the Pledge of Allegiance.
a. June 26, 2024 meeting
On a motion by Ms. Vallejo, seconded by Mr. Levesque, the Board voted 4-0 to approve the meeting minutes of June 26, 2024.
On a motion by Mr. Levesque, seconded by Ms. Vallejo, the Board voted 4-0 to open Old
Business.
a. Application PB-24-04UDR – Preliminary Plan Review and Request for Zoning Relief
Tabares Bros 3, Inc., 768 Broad St., Central Falls, RI, owner and applicant for 37 Ledge St. (Plat 5, Lot 479), is seeking Master Plan and Preliminary Plan approval for a proposed Major Land Development to develop a 25-unit residential building on the lot and 3 commercial spaces. Pursuant to Unified Development Review, the applicant is also requesting a Use Variance to allow commercial use and Dimensional Variances for relief from minimum lot area per dwelling unit and maximum lot coverage.
Director Vandermillen read aloud the above description from the meeting Agenda.
Attorney Miller swore in John Bedoya, Engineer for the Applicant, and Sergio Tabares, the
Applicant.
Attorney Miller asked Mr. Bedoya to testify regarding his qualifications, so the Board may
vote to consider him as an expert witness. Mr. Bedoya testified regarding his qualifications, he
discussed his education and work history, among other things.
On a motion by Ms. Vallejo, seconded by Mr. Levesque, the Board voted 4-0 to approve Mr. Bedoya as an expert witness.
Mr. Tabares addressed the Board regarding parking for the commercial spaces. In the interest of
traffic, Mr. Tabares stated that he is only developing two (2) commercial spaces. Mr. Tabares
also stated that he will be using the existing entry and exit to the parking lot.
Mr. Marenzana inquired into the elevation of the commercial spaces, particularly with respect to
handicapped accessibility. Mr. Bedoya discussed handicapped parking in the rear of the building,
a handicapped ramp, and accessibility to the front/rear of the building, as well as to the street.
Mr. Bedoya presented three potential solutions to address stormwater runoff, once ground is
broken at the proposed development: (1) dig and expose soil; (2) remove ledge and put down
new soil; or (3) use an underground storage structure to slowly release water into the existing
City sewer system.
Mr. Marenzana inquired into the integrity of a certain wall on the property and whether water
would runoff into the street from residential above said wall. Mr. Bedoya responded, among
other things, that the water from that area is minimal and that erosion is not a concern.
Attorney Miller addressed the Board regarding voting procedures relative to merging preliminary
and master plan review, or approval of each item individually.
Attorney Miller expressed concern regarding traffic and pedestrian safety. Mr. Tabares
stated that he did not believe the development would cause traffic issues, citing personal
observations of the traffic in the development area.
The Board began considering the zoning issues in this matter.
Mr. Tabares confirmed that he is proposing to develop 25 residential units, and 2 commercial
units on the site.
Attorney Miller explained that, since the property is in a residential zone, the proposed
commercial use would require a use variance. Moreover, the Applicant would need to make the|
case that there would be no other beneficial use of the property, if the use variance were not
granted to allow for the commercial use of the property.
Attorney Miller asked Mr. Tabares why the commercial spaces could not be replaced by
residential. Mr. Tabares responded that the commercial uses would help create jobs and he does
not want to have to raise rents to support the project.
Mr. Marenzana commented that he has not heard the Applicant state why the commercial units
could not be residential units, instead.
Attorney Miller stated that a zone change could be an alternative to a use variance. Attorney
Miller continued to explain the relevant procedure to obtaining such a zone change.
Director Vandermillen expanded on Attorney Miller’s explanation of the process to obtain a
zone change.
Mr. Tabares stated that it would take some time to change the designs.
On a motion by Mr. Levesque, seconded by Mr. Figueroa, the Board voted 4-0 to approve
continuing this matter to the September 25, 2024, meeting of the Planning Board.
Director Vandermillen read aloud the Administrative Report to the Board.
On a motion by Mr. Levesque, seconded by Mr. Figueroa, the Board voted 4-0 to adjourn the meeting. The meeting was adjourned at 7:41 PM.
[Approved by the City of Central Falls Planning Board on October 23, 2024]
Pursuant to Rhode Island General Laws § 42-46-4, the Board reserves the right to convene in executive session on any of the aforementioned items for one or more of the purposes listed in Rhode Island General Laws § 42-46-5(1)-(10).
The City of Central Falls is an equal opportunity employer. ADA/EOE. TDD/TTY 401-727-7450. This notice is posted at City Hall, the Department of Public Works, and with the Secretary of State’s website pursuant to Rhode Island General Laws. To review Notice of Citizen’s Rights, visit the Attorney General’s webpage at www.riag.ri.gov