Cranston Plan Commission Meeting - January 6, 2026

The Cranston Plan Commission met on January 6, 2026, from approximately 6:34 PM to 11:30 PM. The meeting opened with re-elections of Chairman Stephen Fryas and Vice Chairman Robert Coop, and continuance of minutes approval. Major actions included a positive recommendation for a Dunkin' Donuts zone change and approval of the Natick Solar preliminary plan with extensive conditions after lengthy public testimony. The commission also gave initial feedback on a mixed-use development at 1681 Cranston Street, issued negative recommendations on a sign variance and a two-family home variance, and decided to advertise a public hearing on subdivision regulation updates.

Public Comments & Testimony

• Lake Street Villa: No public comment taken as the matter was continued to February.
• Dunkin’ Donuts Zone Change: No public comment offered.
• Natick Solar: Numerous abutters and community members spoke in opposition to the project, citing concerns about blasting impacts on homes, wells, septic systems, the nearby gas pipeline, flooding, noise, loss of rural character, and the adequacy of landscaping and inspections. Several speakers also criticized the applicant’s refusal to grant a continuance for the opposition’s attorney who was hospitalized. One neighbor (Rebecca Nugent) corrected a previous speaker’s characterization of her husband's military service. Councilman Richard Campano urged the commission to listen to residents’ concerns.
• 1681 Cranston Street Pre-Application: Commissioner Mancini (also an abutter) raised concerns about parking spillover into the neighborhood.
• Sign Variance at 580 Reservoir Ave: Councilman Andy Andah spoke in support of the application, stating the business is community-oriented.
• Narragansett Boulevard Variance: Annette Bourne spoke in support of the two-family home, arguing Cranston needs more housing.
• Subdivision Regulations: Annette Bourne raised fair housing concerns about requiring estimates of school-age children in project proposals.

Discussion Items

• Election of Officers: Chairman Fryas and Vice Chairman Coop were unanimously re-elected to their positions.
• Approval of Minutes: Continued to the February 3 meeting due to Chairman Fryas illness.
• Lake Street Villa Continuance: Staff reported an error in the notice required re-advertising; the matter was continued to February 3 with no public comment taken.
• Dunkin’ Donuts Zone Change (Ordinance 122502): Attorney Joseph Brennan presented the proposal to rezone 0 Plainfield Pike (Assessor's Plat 36/2, Lot 169) from M2 to M2 with conditions, allowing commercial uses including a drive-through Dunkin’ Donuts. Staff recommended a positive recommendation, citing consistency with the comprehensive plan and compatibility with surrounding industrial and commercial uses. The commission voted unanimously to approve a positive recommendation to the City Council.
• Natick Solar Preliminary Plan: The applicant (Robert Murray, attorney; Ryan Palumbo, developer; engineers and landscape architect) presented a revised plan for a solar farm on approximately 64 acres (28.7 acres disturbed). Key discussion centered on blasting near the Tennessee Gas Pipeline, landscaping inspections, parking, emergency access, and DEM permitting status. The commission debated conditions, including blasting distance (200 feet from pipeline), daily blasting window (11 AM to 1 PM), annual landscaping inspections for the project’s 30-year life, increased escrow ($42,000), pre- and post-blasting surveys offered to abutters within 500 feet, and final plan review by the commission. After closing public comment, the commission approved the preliminary plan with modified conditions (vote: all in favor).
• 1681 Cranston Street Pre-Application: Julie Bartlett presented a mixed-use, four-story building with 30 market-rate apartments and ground-floor retail, requesting variances for height and parking (54 spaces vs. 84 required). Commissioners expressed concerns about density (exceeding typical B-zone levels), inadequate parking potentially spilling into neighborhoods, and lack of affordable housing component. The applicant was advised to refine the plan before formal application.
• Sign Variance at 580 Reservoir Ave: Staff recommended a negative recommendation because the application lacked a site plan and because LED signs are not explicitly allowed and are considered visually distracting. Despite public support from Councilman Andah, the commission voted 8-1 (Commissioner Carrero opposed) for a negative recommendation to the Zoning Board.
• Narragansett Boulevard Two-Family Variance: The applicant sought a variance to build a two-family home on a 6,042 sq ft lot (8,000 sq ft required). Staff recommended positive, citing density analysis and housing goals. Commissioners opposed, citing inconsistency with neighborhood character (the lot was created by a recent subdivision) and the lack of a true hardship. The commission voted unanimously for a negative recommendation.
• Subdivision Regulation Updates: Director proposed advertising a public hearing on draft regulations. Chairman Fryas suggested including a checklist item for fiscal impact and estimated school-age children, drawing debate. Commissioners Coop and Carrera opposed, calling the metric arbitrary and burdensome. After public comment, the commission agreed to move forward with the public hearing process.
• Comprehensive Plan Amendments: Director Ashman noted a workshop scheduled for January 14 to solicit public input on the plan.

Key Outcomes

• Election: Chairman Stephen Fryas and Vice Chairman Robert Coop re-elected unanimously.
• Lake Street Villa: Continued to February 3, 2026.
• Dunkin’ Donuts Zone Change: Positive recommendation to City Council approved unanimously.
• Natick Solar Preliminary Plan: Approved with conditions, including:
  • Blasting prohibited within 200 feet of gas pipeline.
  • Blasting limited to 11 AM - 1 PM, weekdays only (no weekends/holidays).
  • Annual landscaping inspections for 30 years (escrow increased to $42,000).
  • Pre- and post-blasting surveys offered to abutters within 500 feet.
  • Final plan approval to be made by the commission.
  • DEM permit required before final plan approval.
• 1681 Cranston Street: No formal action; applicant to incorporate feedback.
• 580 Reservoir Ave Sign Variance: Negative recommendation (8-1) to Zoning Board.
• Narragansett Boulevard Variance: Negative recommendation (unanimous) to Zoning Board.
• Subdivision Regulations: Commission agreed to advertise a public hearing for the proposed updates.