Cranston Planning Commission Meeting - November 4, 2025
Cranston Planning Commission Meeting - November 4, 2025
The Cranston Planning Commission convened at 6:30 PM on November 4, 2025, under Chairman Steve Friars. The meeting addressed multiple applications, zoning recommendations, and comprehensive plan updates, with significant time allocated to the Lake View Development and a pre-application for workforce housing on Independence Way. Public testimony was heard on several items, and several matters were continued to future meetings.
Consent Calendar
- Minutes Approval: Minutes from the previous meeting were approved with an amendment by Commissioner Lamphere, adding a sentence regarding infrastructure burden. The vote was 6-0-1 (Commissioner Barberi abstained).
- 235 Beckwith Street: The applicant requested withdrawal of a subdivision application due to a change in ownership. The withdrawal was accepted without a vote.
Public Comments & Testimony
- 102 Old Oak Avenue: Anna Mendes (580 Dyer Avenue) expressed concerns about parking safety and the impact on her property, noting that the new driveway and parking would create hazards and that the development would be rented, not owner-occupied.
- Lake View Development: Several residents from Seven Mile Road spoke: Ricky Galtz (176 Seven Mile Rd) worried about frontage alignment and safety; Lauren Kennedy (176 Seven Mile Rd) cited traffic accidents at the intersection and water bodies on the property; William Rogeri (168 Seven Mile Rd) questioned whether lot five could be developed later; Martha Sermoli (91 Jackson Flat Rd) from Tabernacle Baptist Church noted stormwater issues and the property's use for church overflow parking.
- Independence Way Pre-Application: No public comment was heard during the pre-application presentation.
- Comprehensive Plan Amendments: Annette Born (51 Community Drive) thanked staff for their work and expressed interest in larger housing developments.
- Zoning Amendments: Robert Murray, attorney, commented on filing fees, arguing that fees should not be set to recover full staff costs as taxpayers subsidize the department, and that high fees can increase housing costs.
Discussion Items
- 102 Old Oak Avenue: The applicant requested a one-lot subdivision to create two 5,000 sq ft lots from four 2,500 sq ft lots, with dimensional variances for lot area and frontage. The existing two-family dwelling would remain, and a new single-family home proposed. Expert Michael McHugh testified that over 50% of lots in the area are 5,000 sq ft or smaller. Staff recommended approval, noting the proposal aligns with neighborhood character. After deliberation on driveway setbacks (Public Works Director suggested a 10-foot requirement, but staff found no such rule), the commission approved with a condition restricting the new lot to single-family use.
- Lake View Development (1611 Hope Road): Applicant proposed a 5-lot subdivision on a 172,000 sq ft parcel in the A20 zone. Lot five required a variance for frontage (53.74 ft vs. 125 ft required). The applicant offered to limit lot five's access to Hope Road only. Staff recommended approval with conditions on stone wall relocation and curbing. Public concerns about stormwater, traffic, and potential future subdivision of lot five were addressed. The commission approved the variances and preliminary plan, adding conditions that lot five access be from Hope Road and that stone walls on lots two and three be documented and relocated.
- Independence Way Pre-Application (Workforce Housing): Chris Elsey presented a 192-unit, 100% affordable workforce housing project at 60% Area Median Income, located on a site abutting I-295 and Walmart. The project requires a zone change to C2 with a density bonus and must be submitted to Rhode Island Housing by the end of 2025 to qualify for tax credits in a Qualified Census Tract. The commission expressed general support for the location and need, but noted the aggressive timeline. No vote was taken; the applicant was encouraged to engage with the city council and mayor.
- Natick Avenue Solar: The applicant presented modifications to the previously approved master plan, including reduced panel count (from 16,200 to 14,280), improved access road placement, a pollinator-friendly planting plan, and a screw-driven racking system to reduce construction noise. The public hearing was continued to November 19, 2025, at 6:30 PM to allow for public comment and commission questions.
- Comprehensive Plan Amendments: Director Ashman presented draft updates to the housing element, including population projections to 2046 and a focus on meeting the 10% affordability goal. No vote was taken; the matter was continued to December 2, 2025.
- Zoning Amendments:
- Omnibus Mandatory Changes: Staff presented amendments to comply with 2024-2025 state law changes. The commission adopted findings of fact and directed staff to submit an ordinance to the city council or administration. The vote was unanimous.
- Development Plan Review: Proposed amendments to align with state law and integrate subdivision regulations were discussed. The matter was continued to December 2, 2025.
- Filing Fees: Staff proposed splitting fees into two categories: $200 for administrative reviews and $400 for board reviews, maintaining per-unit charges. Chairman Friars suggested reviewing the historical basis of fees and considering inflation adjustments. The matter was continued to December 2, 2025.
- Inclusionary Zoning: A proposed ordinance requiring 15% affordable units in multifamily developments over 10 units was presented. Discussion included potential impacts on housing production. The matter was continued to December 2, 2025, after Chairman Friars noted the need for further consultation with the administration.
Key Outcomes
- 102 Old Oak Avenue: Approved the subdivision and dimensional variances, with a condition restricting the new lot to single-family use. (Vote: majority in favor)
- Lake View Development: Approved the preliminary plan and variances, with conditions limiting lot five access to Hope Road, stone wall preservation/relocation, and curbing installation. (Vote: unanimous)
- 846 Oaklawn Avenue (Sign): The commission voted 5-2 for a negative recommendation to the Zoning Board of Review, citing traffic safety concerns and available space to move the sign.
- 44 Shirley Boulevard (Fence): The commission voted 5-2 for a positive recommendation to the Zoning Board of Review, allowing an 8-foot rear and 7-foot side fence despite a recent city council ordinance limiting fences to 6 feet.
- Natick Avenue Solar: Public hearing continued to November 19, 2025, at 6:30 PM.
- Comprehensive Plan, Development Plan Review, Filing Fees, Inclusionary Zoning: All continued to December 2, 2025.
- Omnibus Zoning Amendments: Motion passed to adopt findings and direct staff to file the ordinance.
Meeting Transcript
All right, good evening, everyone. Uh, my name is Steve Friars, I'm chairman of the uh planning commission, and um I'll call this meeting to order. Uh for all those at home, I just wanted to indicate sorry for the technical difficulty, uh, for guess getting it started at six thirty. Uh, we will be following the agenda um as is shown. The one thing I'll be taking out of order is I'll be taking independence way before Natick Avenue Solar. Um and also for those interested in Natick Avenue Solar, um this proceed that application could take some time. Um allocating two to two and a half hours to that uh matter this evening. We may end up not uh deciding that matter this evening and continue it to another meeting based on past history. And therefore I would assume that by a ten o'clock we'll get to the zoning board of review and then the subsequent uh items on our agenda about comprehensive plan zoning amendments. So that's for those of you who are here and on Zoom, so you can plan accordingly your evening. Okay. With that said, I call I will now start approval um meeting. I see uh some proposed edits to our minutes from Commissioner Lamp here, Commissioner Lampier. Thank you, Mr. Chairman. Um page four of the minutes, and I did pass a copy out to everyone under the section entitled Comprehensive Plan Amendments. She also noted that this change coupled with the recommended development along Broad Street, Warwick Avenue, and Elmwood Avenue will disproportionately increase the burden on aging infrastructure and density east of Elmwood Avenue. Okay. Is there a second to Commissioner Lamphere's amendment? Second by Commissioner Eckster. Is there any discussion of the amendment? Okay, all those in favor of the amendment signify by saying aye. All those opposed say nay. All those in favor signify by saying aye. Aye. All those opposed say nay. The ayes have it. Commissioner Barberi abstains. Next item the agenda is 235 Beckwith Street. Um this, I believe, is a withdrawal request. Is that correct? Um director or Mr. Brugerman. Uh, yeah, so it's a uh request for withdrawal by the applicants. Um technically, what happened with this application is uh the original owner uh applied for uh a subdivision, then sold the lot, um, and now the new owner at first needed some time, which is why they asked for the continuance, but now that it's technically new owner, they're actually looking to submit a new application. Uh basically requesting the same thing, but it's a new owner, so they think they need a new application, so they want to request uh for withdrawal puppetches. Okay, I'll ask the solicitor do we have to vote on this or take public comment on it? Uh you don't have to do either, but if you want to take a vote, you can. Okay, I'll move it along. Do you guys want to take a vote? We just move along if we don't have to. You you can move it because it's it's not it hasn't been opened. Okay, we didn't have a hearing on this, so we're just gonna it's it doesn't have to have a vote on it. It's been withdrawn. Next item on the agenda is 102 Old Oak Avenue. Well, the out is the applicant here and wishes to be heard on this matter. Okay, you can maybe proceed. Thank you very much, Mr. Gary. Uh uh indicate that we've um sent out the required notice.
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