Cumberland, Rhode Island – Cumberland Council has granted permission for a developer to create a residential space above a garage space authorized for auto repair, going against the recommendation of the Planning Board and Planning Department.
On July 17, representatives from J.B. Cote Construction went before the council with a scaled-back plan for their properties on Grand Avenue, focused on 25 and 26 Grand Ave., simplifying somewhat a project that has been described as a complicated series of zone changes.
For 25 Grand Ave., they were seeking simply to have existing grandfathered auto repair and construction uses codified, while for 26 Grand Ave., they were seeking to develop a residential space above existing garage bays where auto repair is allowed.
The council’s ordinance subcommittee had voted 2-1 not to forward a positive recommendation on the requests to the full council, with Councilor Jim Metivier in the minority, but the full council ultimately voted 6-1 for the change.
Councilor Bob Shaw said he went to the meeting wanting to hear why the council should reject the proposal and why an apartment shouldn’t be allowed above a garage, but heard nothing convincing him that J.B. Cote representatives shouldn’t be allowed to follow their plan.
Attorney Charles Redihan, for the applicant, explained the improvements made by J.B. Cote owners since they took over the properties, saying they were simply looking, with the request for 25 Grand Ave., to match what is the past, present and future use there. The request to codify construction and auto repair uses in a commercial C-2 zone at 25 Grand Ave. had been recommended by the Planning Board, he noted.
26 Grand Ave. was also seeking the same mirrored vehicle repair and construction uses across the street, but with a home added to unoccupied space on the second floor. He said the uses would not be at odds with an apartment on the second floor, saying that to build anything on the second floor without a zone change from R-1 residential to C-2 commercial would be an expansion of a nonconforming use, and therefore not allowed.
Redihan again reiterated his stance that there are greater hazards at other properties with restaurants or bars on the first floor and homes above, including late hours and risk of fire.
Councilor Lisa Beaulieu commended the owners for the work they’ve done, but said she sees mixed auto repair and residential as an issue that they can’t ignore, especially as it relates to the future of the town. This is a safety issue beyond chemicals, with all the potential hazards related to large vehicles and equipment. She said mixed-use residential doesn’t fit, and she would support the work of the Planning Board in making its recommendation against the proposal.
The council then voted 6-1 in favor of the changes, with Beaulieu in the minority.
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