MINUTES OF THE REGULAR MEETING OF THE CUMBERLAND TOWN COUNCIL

WEDNESDAY, SEPTEMBER 17, 2025 at 7:30 P.M.

 CUMBERLAND TOWN HALL, EVERETT “MOE” BONNER, JR. COUNCIL CHAMBERS

45 BROAD STREET, CUMBERLAND, RHODE ISLAND

 

 

CALL TO ORDER

Council President Kinch called the Regular Meeting of the Cumberland Town Council to order at 7:35 p.m.

 

Members Present: Councilors Kinch, Bradley, Metivier, Shaw, Beaulieu, and Sweet

 

Members absent: Councilor Magill

 

PLEDGE OF ALLEGIANCE

 

GENERAL ANNOUNCEMENTS

 

CONSENT AGENDA

A.    Acceptance of Minutes of Regular Meeting of September 3, 2025.

 

B.     MUNICIPAL MOBILE FOOD ESTABLISHMENT LICENSE

1.      Shawarma Brothers

2.      La Loncherita Food Truck

 

MOTION BY COUNCILOR SHAW, SECONDED BY COUNCILOR BEAULIEU, AND IT IS UNANIMOUSLY VOTED TO APPROVE.  VOTE 6/0.

 

PUBLIC COMMENTS

Pat Ford addressed the council regarding a potential conflict of interest concerning the town's legal representation. He questioned whether attorney Kelley Morris Salvatore represents both the town and the Cumberland Town Council, and whether her partner Nicholas Hemond represents Hartford Holdings LLC, the firm involved in the tax stabilization agreement discussion. Mr. Ford argued this represents a clear conflict of interest where the attorney will essentially profit from both sides. He stated, "Looking at this, it kinda stinks."

 

Mr. Ford then expressed opposition to tax stabilization agreements in general, stating they reflect the apparent failure of our taxation system here in Cumberland. If you have to give people special deals to come here, let's give everybody a special deal. He emphasized concerns about underfunded schools, noting the high school mathematics department has a 27 percent proficiency rate.

 

Regarding the specific project, Mr. Ford questioned the financial impact: "Has anyone done an accounting of the additional costs relative to the alleged benefit that we will receive?" He argued the town would not receive most of the sales tax or jobs benefits and that "everyone in this room will end up paying for it." He concluded by urging the council to "stop being weak."

 

REPORTS/COMMUNICATIONS

A.    Report of Executive Session vote(s), as may be necessary

 

The President reported that no votes were taken in executive session.

 

B.     Monthly/Quarterly Financial Report ending August 2025

 

No questions were raised regarding the financial reports.

 

C.    Check registers for August 2025

 

No questions were raised regarding the check registers.

 

D.    Request from the Tax Assessor to review and approve August 2025 abatements and supplemental bills

 

Total 2025 Real Estate Supplement for approval: $9,634.98.

 

MOTION BY COUNCILOR SHAW, SECONDED BY COUNCILOR SWEET, AND IT IS UNANIMOUSLY VOTED TO APPROVE THE REAL ESTATE SUPPLEMENTS FOR $9,624.98.  VOTE 6/0.

 

E.     Department Reports

1.      Animal Control

2.      Building Committees  

3.      Building Official

4.      EMS

5.      Library  

6.      Parks & Recreation

7.      Planning & Community Development

8.      Police Department

9.      Senior Services

10.  Town Clerk’s Office

 

LICENSES

A.    VICTUALLING HOUSE LICENSE

1.      An application for a fourth-class victualling house license from Don Quintin Asados LLC d/b/a Don Quintin Asados, 1800 Mendon Road, Unit K13.

MOTION BY COUNCILOR SHAW, SECONDED BY COUNCILOR SWEET, AND IT IS UNANIMOUSLY VOTED TO APPROVE PENDING RETAIL SALES PERMIT.  VOTE 6/0.

 

B.     ENTERTAINMENT LICENSE

1.      An application for a special event entertainment license from the Cumberland Police Department for their annual Truck or Treat event at Garvin Elementary School, 1364 Diamond Hill Road, on October 5, 2025

MOTION BY COUNCILOR BEAULIEU, SECONDED BY COUNCILORS SWEET/SHAW, AND IT IS UNANIMOUSLY VOTED TO APPROVE PENDING PROMOTER’S PERMIT.  VOTE 6/0.

 

2.      An application for a special event entertainment license from the Garvin Elementary PTO for their Color Run Fundraiser event located at the Cumberland Monastery, 1464 Diamond Hill Road, on October 3, 2025, with a rain date of October 4, 2025.

MOTION BY COUNCILOR SHAW, SECONDED BY COUNCILORS SWEET, AND IT IS UNANIMOUSLY VOTED TO APPROVE.  VOTE 6/0.

 

C.  EXTENDED HOURS LICENSE

      1.  An application for an extended hours license from T.B.D Pizza, Inc. dba Domino’s,   

           250 Mendon Road, to extend closing time from 1:00 a.m. to 2:00 a.m. (Presentation & Permission to Advertise)

 

OLD BUSINESS:

A.    ORDINANCES for PUBLIC HEARING  

1.      #25-07 – An ordinance in amendment of the Code of Ordinances amending the Zoning Ordinance and Map  

               thereof with reference to Cumberland Assessor’s Plat 053, Lot 1781, and hydroelectric generation  

               facilities. (tabled from the June 4, 2025 council meeting).

 

The ordinance sub-committee requested a continuance.

MOTION BY COUNCILOR SWEET, SECONDED BY COUNCILOR SHAW, AND IT IS UNANIMOUSLY VOTED TO TABLE TO DECEMBER 3, 2025. VOTE 6/0.

 

2.   #25-19 – An ordinance establishing a tax stabilization agreement with Hartford Holdings, LLC, owner of the Historic Ann & Hope Mill located at 100 Ann & Hope Way (tabled from the September 3, 2025 council meeting).   

 

The public hearing was opened at 7:49 PM.

MOTION BY COUNCILOR BEAULIEU, SECONDED BY COUNCILOR SWEET, AND IT IS UNANIMOUSLY VOTED TO SUBSTITUTE ORDINANCE #25-19A FOR #25-19.  VOTE 6/0.

 

Chairwoman Beaulieu reported that the ordinance subcommittee had met several times, most recently on Monday, September 15, 2025, to discuss updates to the rate and terms in the agreement. She noted that the administration and the developer had reached an agreement, which the subcommittee supported on a 2-1 vote, though it was brought forward without recommendation at Councilor Metivier's request.

 

Attorney Nicholas Hemond, representing Hartford Holdings LLC, presented the project as "the last approval in what has been a 4-year quest" to restore the historic property to productive public use. He emphasized that the plans would restore the building to its original 1800s design by removing stop & shop additions, canopies, and awnings. The project includes over $1 million in drainage improvements and significant green space additions.

 

Mr. Hemond stated that everybody has a connection to this building and shared personal memories, noting that future generations would connect to it as their home rather than as a shopping destination. He explained the project's connectivity goals, including maintaining and improving the staircase to Broad Street, working with RIPTA on transit connections, and linking to the bike path on Mendon Road.

 

Regarding financing, Attorney Hemond stressed that "none of it can happen without a tax stabilization agreement." He noted the project cost had increased from $46 million at 3% interest in 2022 to $74 million at over 7% interest currently. He emphasized that negotiations with the mayor's office had lasted five months from April to September, resulting in the town paying "a lot more than we wanted to" under "a different structure than we wanted to."

 

 

Mr. Hemond presented the financial benefits: the property currently pays about $41,000 annually in taxes, generating approximately $840,000 over 20 years. With the tax stabilization agreement, the town would receive $5.6 million over 20 years, plus a voluntary $25,000 contribution for recreation spaces, tree coverage, public parks, and infrastructure. He cited a Grow Smart study showing that "for every 1 dollar of public investment in a historic project, you see 4 dollars of return."

 

Councilor Shaw inquired about the staircase connection to Broad Street, which he noted had been a concern for years.

 

Attorney Hemond confirmed that while not explicitly shown in plans, maintaining the connection was important both to town leaders and from a business perspective, as their tenants would want walking access to Broad Street.

 

Councilor Sweet asked about green space restoration.

 

Civil engineer Leonard Bradley, a nearly 60 year Cumberland resident, explained that while he didn't have exact percentages, the project would transform what is currently just a sea of asphalt by creating landscape islands, stormwater management areas, and potentially a dog park area near the railroad underpass.

 

Council President Kinch noted the project consists of 240 units, with all but 10 being one-bedroom or studio apartments, making it less likely to impact schools significantly.

 

During public comments, State Representative Brandon Vose spoke in support, stating he doesn’t think this is a handout or a giveaway. This is a step-up plan that makes development possible while protecting the taxpayers. 

 

He emphasized that the town would never receive less revenue than the Town currently receives, and highlighted benefits, including construction jobs, permanent jobs, housing options, and the developer's voluntary $25,000 investment and commitment to using local contractors.

 

Mr. Ford returned to oppose the agreement, criticizing what he called one of the oldest sales tricks in the book - the suggestion that no one else would develop the property without tax breaks. He argued the projected $5 million in tax revenue would be eaten up by school costs from new students, and if Cumberland actually ever steps up and funds their schools adequately, which he believes would result in a few hundred students despite the one-bedroom and studio configuration.  Mr. Ford states there's no contractual guarantee of that anywhere. Given the housing situation and the understanding that the rental prices on this apartment being affordable questioned, how is affordable defined. Mr. Ford would like to see specific rents now, and maybe I'll listen.  He concluded by saying he'd rather it stay empty than the taxpayers have to write an additional check.

 

Mayor Mutter addressed the council, acknowledging this as Cumberland's first tax stabilization agreement of this kind. He expressed confidence in the developer and the balance achieved through negotiations, noting the payments in the agreement are "real numbers," not projections. The Mayor emphasized his belief that the project would re-energize this area of town where he had lived for most of his life, stating the Valley is stronger when something is happening at that location.

 

Councilor Bradley proposed amendments requiring the project start within a year, that the landlord pay for emergency service calls, pay for any students attending public schools, and that the tax stabilization end upon sale of the property.

.

The Mayor noted that Section 3.1 already requires construction to commence within 12 months. Mayor Mutter expressed concern about the precedent of charging for emergency services and school attendance, calling it a dangerous place to start and questioning where such classifications would stop.

 

Councilor Sweet pointed out that the agreement already includes fixed payments over 20 years, starting in tax year 2026 and ending in tax year 2045, with payments escalating from $67,500 in year 6 to $775,000 by the agreement's end. She noted this structure prevents the developer from delaying completing the work.

 

Councilor Beaulieu cited current data showing only 6 students from 193 units at a comparable property, with 9 students projected for the 230 Ann & Hope units. She emphasized that the building configuration doesn't lend itself to having more bedrooms.  She also argued against singling out one building for emergency service charges after it invests in drainage, green space, and connectivity improvements.

 

Councilor Bradley made a motion to amend Ordinance 25-19a with the stated conditions. The motion failed for lack of a second.

 

During council comments, Councilor Sweet acknowledged the sensitivity of tax issues but emphasized she had done due diligence by consulting with developers in Rhode Island and Massachusetts, all of whom confirmed that no one will invest in this type of property with these types of problems without a tax stabilization agreement. She highlighted the project's benefits, including green space, trees, community revitalization, and opening pathways to Broad Street, calling it "one heck of a way to kick start" valley revitalization.

 

Councilor Beaulieu praised the project's potential to restore vibrancy to the area, noting she had driven by similar projects by the developer and observed them to be vibrant and alive with people.  She expressed excitement about the retail space that would allow public enjoyment of the property.

 

Councilor Shaw emphasized how the project complements state investment in the Broad Street initiative, including sidewalk and road improvements and train station access. He stated the project makes sense for the stage and foundation that was pretty much already set.  It would bring an infusion of young adults with access to Boston and Providence.

 

Council President Kinch concluded by envisioning the project as the anchor of Broad Street, drawing businesses like dry cleaners, diners, and other small businesses to the area.

 

The public hearing was closed at 8:33 PM.

Mayor Mutter noted for the record that the ordinance had been reviewed by the assistant solicitor, Peter Skwirz, before submission, though he was unable to attend the meeting.

MOTION BY COUNCILOR BEAULIEU, SECONDED BY COUNCILORS SWEET, AND IT IS VOTED TO APPROVE ORDINANCE #25-19A BY A ROLL CALL VOTE.  VOTE 5/1.

Nay: Councilor Bradley

 

NEW BUSINESS

A. APPOINTMENT

HISTORIC DISTRICT COMMISSION

1.      C. Mark Cataudella, appointment to replace Glenn M. Killough, term expires December 31, 2028

MOTION BY COUNCILOR SHAW, SECONDED BY COUNCILORS SWEET, AND IT IS UNANIMOUSLY VOTED TO APPROVE.  VOTE 6/0.

 

PUBLIC COMMENTS

 

Mr. Ford returned to address the council with congratulations; they had to do something even though it's going to cost the town money ultimately. You still can't fund the schools. You've got an attorney who's probably conflicted at some level.  He noted that elections are coming soon, and this type of vote has consequences.

 

Ford criticized the lack of assurances regarding children attending schools or rental rates, calling council members "a bunch of glorified salesmen." He emphasized the financial consequences of millions of dollars wasted, and the failure to generate tax revenue immediately in a town that is not in a great financial situation. 

 

 

ADJOURNMENT

MOTION BY COUNCILOR SHAW, SECONDED BY COUNCILOR SWEET, AND IT IS UNANIMOUSLY VOTED TO ADJOURN AT 8:37 P.M.  VOTE 6/0.