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Record of Proceedings

Cranston City Plan Commission Meeting – August 5, 2025

City Council — Tuesday, August 5, 2025
BodyCranston, Rhode Island
SessionCity Council
DateTuesday, August 5, 2025
StatusFILED
Video Record
0:00 / 3:19:06

Original source
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9:13

Going here.

9:14

We're gonna call this meeting in order.

9:17

It's about um six thirty four, six thirty-five.

9:22

So the first uh as I said a little bit before the meeting started uh with the exception of the minutes, we're gonna go in reverse order in regards to the application.

9:31

So but we're gonna do the minutes first.

9:38

Uh minutes is June minutes for June third, twenty twenty-five.

9:43

Is there any uh edits or discussion regarding those minutes?

10:02

Okay, Mr.

10:03

Commissioner Barberi makes a motion to approve the June 3rd minutes, seconded by Commissioner Mancini.

10:08

Any discussion?

10:09

All those in favor signify by saying aye.

10:12

Aye.

10:12

All those opposed say nay.

10:14

Ayes have it.

10:15

Commissioner Zells abstained.

10:17

June uh July 1st, 2025 minutes.

10:20

Um any edits or discussion regarding those minutes.

10:27

If not, the motion will be appropriate this time.

10:31

You'll be abstaining again, I remember all three meetings.

10:36

Moved by Commissioner Lampier.

10:37

Is there a second?

10:38

Seconded by Commissioner Exeter.

10:40

Uh any further discussion?

10:42

Hearing none.

10:42

All those in favor signify by saying aye.

10:44

Aye.

10:45

All those opposed say nay.

10:46

Ayes have it.

10:47

Commissioner Zedels abstained.

10:49

Last minute uh minutes July 17th of 2025.

10:55

Is there any edits or discussion regarding those minutes?

11:02

Seeing none, a motion would be appropriate this time.

11:06

Motion made by Commissioner Um Renzuli.

11:11

Seconded by Commissioner Mancini.

11:14

Any further discussion?

11:16

Hearing none.

11:16

All those in favor signify by saying aye.

11:18

Aye.

11:19

All those opposed say nay.

11:20

Ayes have it.

11:21

Commissioner Zidell's abstained.

11:24

Uh and commission and commissioner Aguero.

11:27

Yes.

11:27

Thank you.

11:33

Okay, we will go in reverse order.

11:35

We'll start with real term minor subdivision.

11:41

Okay, thanks for putting that.

11:42

I know this is a last minute chance.

11:48

Also, for the record, please uh note that Commissioner Barberi is abstaining from the votes on all three minutes.

11:57

Thank you.

11:59

All right.

12:00

Real term minor subdivision.

12:03

Um is the applicant here and wishes to be heard on this matter, and then we'll we'll hear from staff and we also take public comment.

12:10

Yes, thank you, Chairman.

12:13

President.

12:14

Good evening.

12:15

Uh for the record, my name is Robert Murray.

12:17

I'm an attorney with the firm of Tafton McSally, located at 21 Garden City Drive.

12:22

I'm here tonight on behalf of this uh applicant and owner uh the property uh out on Plainfield Pike at 2112 Plainfield Pike.

12:32

Some records show it as 2110 Plainfield Pike, but it is an industrial uh M2 zone piece of property.

Discussion Breakdown — Share of Meeting
Zoning and Land Use██████████████████████████████████34%
Public Engagement█████████████13%
Procedural███████████11%
Engineering And Infrastructure███████████11%
Public Safety█████5%
Public Works█████5%
Comprehensive Planning█████5%
Pending Litigation███3%
Licensing And Permits███3%
Summary of Proceedings

Cranston City Plan Commission Meeting – August 5, 2025

The Cranston City Plan Commission convened on August 5, 2025, at approximately 6:34 PM. The meeting included approval of prior meeting minutes, four subdivision/land development applications, and a discussion of the Comprehensive Plan update. Three applications were approved (one with a modified waiver), and one application (Bon Lane) was continued to September 2, 2025.

Consent Calendar

  • June 3, 2025 minutes: Approved on a motion by Commissioner Barberi, seconded by Commissioner Mancini, with Commissioner Zells abstaining. Chair noted Commissioner Barberi abstained from all minute votes.
  • July 1, 2025 minutes: Approved on a motion by Commissioner Lampier, seconded by Commissioner Exeter, with Commissioner Zedels abstaining.
  • July 17, 2025 minutes: Approved on a motion by Commissioner Renzuli, seconded by Commissioner Mancini, with Commissioners Zidells and Aguero abstaining.

Discussion Items and Public Comments

Realterm Minor Subdivision (2112 Plainfield Pike)

  • Applicant: Robert Murray (attorney) for RLF Roman number four terminals SPE LLC. Proposal to re-subdivide two industrial lots to create a conforming developable lot; requires a frontage variance (136 ft frontage needed vs. 200 ft required).
  • Staff recommendation: Approval, finding the dimensional relief dictated by lot shape, no environmental impacts, and consistency with comprehensive plan goals.
  • Public comment: None.
  • Vote: Motion by Commissioner Zidell to grant variance, seconded, passed unanimously. Motion by Commissioner Zidell to approve minor subdivision, seconded, passed unanimously.

Colleen Holmes Minor Subdivision (Liliana Way area)

  • Applicant: John Mancini (attorney). Request to subdivide one lot into two, with waivers for cul-de-sac (use hammerhead) and curbing.
  • Staff recommendation: Approval of subdivision and hammerhead waiver; conditionally supported curb waiver but deferred to DPW.
  • DPW Director Pereira: Objected to curb waiver due to runoff and maintenance concerns; recommended requiring curbing to be consistent with adjacent development.
  • Public comment: Brenna Hollinghurst (31 Liliana Way) raised concerns about applicant’s work practices (starting at 6 a.m., blocking fire hydrant). Applicant acknowledged and agreed to comply.
  • Vote: Motion by Commissioner Carrero to approve subdivision with staff recommendations, except denying the curb waiver (requiring curbing). Seconded by Commissioner Exeter. Motion passed (ayes unanimous).

199 Gladstone Street Minor Subdivision (Laurel Hill neighborhood)

  • Applicant: Dylan Conley (attorney). Proposal to reconfigure a 10,000 sq ft lot into two 5,000 sq ft lots (both undersized, requiring variances for lot size and frontage).
  • Staff recommendation: Approval with variances, finding consistency with neighborhood character and density.
  • Public comment: Councilman Andy Hall expressed support but requested conditions on parking and green space (e.g., tree planting).
  • Commission discussion: Retaining wall deemed unnecessary. Cabana shed removal discussed.
  • Vote: Motion by Commissioner Lampier to approve variance, seconded, passed unanimously. Motion by Commissioner Lampier to approve subdivision with two conditions: (1) removal of cabana shed, (2) meet or exceed off-street parking requirements. Seconded, passed unanimously.

Bon Lane Subdivision (major 90-acre development; also referenced as Vaughn Lane/Winnie Street)

  • Applicant: Steve Moses (attorney). Proposal to create multiple lots with three access points (Winnie Street, Vaughn Lane north and south). Main issue: public right-of-way status for Winnie Street and the first Vaughn Lane access.
  • Staff: No formal recommendation; hearing continued from prior month.
  • Public comment: Multiple abutters (Jessica Salter, Robert Transphone, others) spoke in opposition, citing lack of proven legal access, safety concerns, drainage impacts, and environmental harm. They urged denial.
  • Attorney Steve Sipole (for abutters): Argued applicant had not met burden of proof for public right-of-way; requested denial.
  • Commission discussion: Chair expressed concerns about Winnie Street access (no evidence of public acceptance). Commissioner Lampier noted need for reliable evidence of access before vesting lots at master plan stage.
  • Vote: Motion by Commissioner Zidell to continue hearing to September 2, 2025. Seconded by Commissioner Mancini. Motion passed (ayes unanimous). Applicant agreed to provide additional documentation.

Comprehensive Plan Update (City Planning Director’s Report)

  • Director Ashman: Reported progress on housing element and missing checklist items for state approval. Announced a special meeting on August 26, 2025, to review materials. Goal to submit amended plan to City Council by end of September, then to state by January 2026.
  • Discussion: Commissioner Lampier requested materials be available by August 19. Director confirmed. No vote; meeting scheduling confirmed.

Adjournment

The meeting adjourned on a motion by Director Carrero, seconded by Commissioner Lampier, passed unanimously.

Key Outcomes

  • Three sets of minutes approved (with abstentions).
  • Realterm Minor Subdivision: Variance and subdivision approved.
  • Colleen Holmes Minor Subdivision: Approved with hammerhead waiver, but curbing waiver denied (curbing required).
  • 199 Gladstone Minor Subdivision: Approved with conditions (remove cabana shed, meet parking requirements).
  • Bon Lane Subdivision: Continued to September 2, 2025; applicant to provide evidence on public right-of-way access.
  • Comprehensive Plan special meeting scheduled for August 26, 2025.

Meeting Transcript

Going here. We're gonna call this meeting in order. It's about um six thirty four, six thirty-five. So the first uh as I said a little bit before the meeting started uh with the exception of the minutes, we're gonna go in reverse order in regards to the application. So but we're gonna do the minutes first. Uh minutes is June minutes for June third, twenty twenty-five. Is there any uh edits or discussion regarding those minutes? Okay, Mr. Commissioner Barberi makes a motion to approve the June 3rd minutes, seconded by Commissioner Mancini. Any discussion? All those in favor signify by saying aye. Aye. All those opposed say nay. Ayes have it. Commissioner Zells abstained. June uh July 1st, 2025 minutes. Um any edits or discussion regarding those minutes. If not, the motion will be appropriate this time. You'll be abstaining again, I remember all three meetings. Moved by Commissioner Lampier. Is there a second? Seconded by Commissioner Exeter. Uh any further discussion? Hearing none. All those in favor signify by saying aye. Aye. All those opposed say nay. Ayes have it. Commissioner Zedels abstained. Last minute uh minutes July 17th of 2025. Is there any edits or discussion regarding those minutes? Seeing none, a motion would be appropriate this time. Motion made by Commissioner Um Renzuli. Seconded by Commissioner Mancini. Any further discussion? Hearing none. All those in favor signify by saying aye. Aye. All those opposed say nay. Ayes have it. Commissioner Zidell's abstained. Uh and commission and commissioner Aguero. Yes. Thank you. Okay, we will go in reverse order. We'll start with real term minor subdivision. Okay, thanks for putting that. I know this is a last minute chance. Also, for the record, please uh note that Commissioner Barberi is abstaining from the votes on all three minutes. Thank you.

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