Cranston City Plan Commission Meeting - December 2, 2025

The Cranston City Plan Commission met on December 2, 2025, to approve minutes, hear a subdivision extension request, review a pre-application concept for a Dunkin' Donuts development, provide a recommendation on a use variance for container storage, adopt the 2026 meeting schedule, and discuss proposed updates to subdivision regulations and zoning ordinances. The meeting lasted from approximately 7:00 PM to 8:24 PM.

Consent Calendar

• The minutes of the November 4, 2025 meeting were approved unanimously without amendment.

Public Comments & Testimony

• Annette Bourne, 51 Community Drive, spoke during public comment on the zoning ordinances. She urged the commission to consider a broader application of inclusionary zoning, noting that tying it only to multifamily developments would not equitably distribute affordable housing citywide. She also referenced extensive research on inclusionary housing and cautioned that developers might avoid thresholds (e.g., building 9 units instead of 10).

Discussion Items

• Champlain Hills Extension Request: Dave Tagellinetti of the Copianato Group requested an as-of-right extension for phase one of the Champlain Hills project, a 90-unit multifamily development. The applicant has filed for final plan approval and is waiting on a sewer agreement negotiated with the city in 2015. A goal of beginning construction by spring/summer 2026 was stated. The commission granted the extension unanimously.
• Dunkin' Donuts Pre-Application Concept (Duncan Development): Attorney Joseph Brennan presented a concept for a Dunkin' Donuts plus retail and a restaurant on a vacant parcel at 0 Plainfield Pike (part of a previously approved subdivision). The project is in an M2 zone and will require a zone change with conditions to allow additional uses (e.g., bakery, bank, convenience store, urgent care, etc.). Two waivers are needed: 1) separation distance between driveways (under 40 feet), and 2) an attached drive-through (rather than freestanding). Initial discussion with RIDOT indicated no fatal flaws. The commission noted next steps include submitting a formal zone change application for city council action.
• Willow Properties Use Variance Recommendation: Attorney David Johnson represented William Hogan of Around Mobile Fencing and Storage, seeking a use variance to store empty shipping containers on the old Frito-Lay site at Stamp Farm Road. The containers would be stored empty, stacked up to three high (max 84 containers), in the rear of the property away from the road. The use is not allowed in any zone but is considered an industrial use consistent with the M2 character. The commission discussed the importance of conditions, including that containers be empty, contain no hazardous materials, and be limited to three containers in height and 84 on site. Staff recommended a positive recommendation to the Zoning Board of Review.
• Subdivision Regulations Discussion: Staff presented proposed updates to subdivision regulations largely driven by 2025 changes in state law. Key changes include: oversized lot subdivisions counted as minor subdivisions, optional pre-application meetings, state permits moved to final plan, final plan approval extended to two years (plus two one-year extensions). Additional city staff proposals include a requirement for street lights in all new developments (unless waived by DPW) and cisterns for subdivisions without public water. The commission discussed concerns about street lights becoming a city maintenance burden and the need for better integration with school capacity information. No vote was taken; further revision and a public hearing are expected in early 2026.
• Zoning Ordinance Amendments Discussion: Three topics were discussed: 1) Filing fee increases (last set in 2007) — a 25% increase was proposed, with debate on whether fees can be set by planning commission or require city council action. The commission leaned toward including fees in the subdivision regulations under statutory authority. 2) Inclusionary zoning — a proposal to require 15% of units in multifamily projects with 10+ units to be deed-restricted affordable. The commission discussed potential waivers for projects with extraordinary costs (e.g., historic structures) and the risk of suppressing development. 3) Development Plan Review (DPR) — still under discussion regarding whether to keep in zoning ordinance or move to regulations. No votes were taken.
• Comprehensive Plan Amendments: The housing element remains a priority. A workshop on open space and recreation is scheduled for January. The public hearing on the comprehensive plan amendments was continued to January 6, 2026.
• Director's Report: The director announced a signed agreement with Kittelson & Associates for TOD zoning work, an application for the Main Streets learning cohort (including Edgewood and Knightsville), a successful floodplain cleanup (44 tires removed), and a presentation at the regional planning conference.

Key Outcomes

• Minutes: Approved.
• Champlain Hills Extension: Approved unanimously (motion by Commissioner Lampier, seconded by Commissioner Barberi).
• Willow Properties Use Variance Recommendation: Approved as a positive recommendation to the Zoning Board of Review with conditions (containers empty, no hazardous materials, no more than three containers high, no more than 84 containers on site). Motion by Commissioner Lampier, seconded by Commissioner Renzuli; passed by voice vote (all ayes).
• 2026 Meeting Schedule: Adopted with an amendment to move the November meeting from November 3 (Election Day) to November 10, 2026. Motion by Commissioner Lampier, seconded by Vice Chairman Coop; passed unanimously.
• Comprehensive Plan Amendments: Public hearing continued to January 6, 2026.
• Next Meeting: Special meeting on December 9, 2025, for the Natick Solar project.