Cranston Planning Commission Meeting - May 5, 2026

The Cranston Planning Commission met on May 5, 2026, at approximately 7:00 PM (transcript start time 22:21:36 UTC). The meeting opened with a moment of silence for Director Ashman's family and the swearing-in of new Commissioner John Carlosante. The commission addressed several items including a reinstatement request for a former prison site, a continuance, and a major discussion on a proposed 44-lot residential planned development (RPD) on Main Street (Vaughn Lane area). After extensive public testimony and expert review, the Vaughn Lane matter was continued to the June 2, 2026 meeting. The commission also issued zoning board recommendations on two other applications.

Consent Calendar

• Approval of Minutes: The minutes from April 7, 2026 were approved without edits (motion by Commissioner Coop, second by Commissioner Barberi, all in favor).
• Extension Request – Champlain Heights: Continued to June 2, 2026 at the applicant's request (motion by Commissioner Coop, second by Commissioner Exter, all in favor).

Public Comments & Testimony

• 20 Garter Drive (Reinstatement): No public comment in person or online; the applicant's attorney Robert Murray presented the request for reinstatement of the preliminary plan for a 201,000–232,000 sq ft industrial warehouse. The commission approved reinstatement.
• 1016 Park Avenue: Continuance granted to May 12, 2026 (motion by Commissioner Coop, second by Commissioner Lampier, all in favor).
• Vaughn Lane (RPD): Extensive public comment from abutters and residents:
  • Jennifer Sutcliffe (171 Main St) raised concerns about boundary surveys, road alignment near her property, snow plow damage, and safety of driveway proximity.
  • Robert Sansone (145 Main St) presented evidence of a drainage system not shown on plans, citing stormwater and downstream impacts.
  • Sonia Meissenborg (30 Roberts Ave) discussed deforestation, habitat loss (black bear, birds), tree canopy goals, and impacts on wetlands and HOA maintenance.
  • Dave Green (169 Main St) cited ledge issues and safety concerns with Road A's 47.6-ft right-of-way waiver.
  • Jan (last name not given, Hope Rd) requested traffic study, noted Indian burial concerns (Nipmuck), and financial impact of 80+ students (estimated cost $1.596 million/year).
  • Douglas (last name not given, abutter) emphasized fire and police coverage deficiencies, stating mutual aid is not reliable for daily service.
  • Drake Patton (684 Natick Ave) questioned the need for Vaughn Lane connection, gate proposal, and lack of conservation easement for open space.
  • Jessica Salter (6 Vaughn Lane) detailed concerns about traffic, ledge blasting, and phasing; requested a detailed phasing plan and fiscal impact analysis.
  • City Councilman Richard Campbell Piano requested a fiscal impact statement.
  • Abutter attorney Steven Slipole submitted prior memos and argued that the HOA structure must protect the city from infrastructure failure. He presented planning expert Brent Wiegand, who recommended a traffic study, geotechnical study, and phasing plan before master plan approval.
• 30 Ponemah Street (Zoning Recommendation): No public comment.
• Zero Fletcher Avenue (Zoning Recommendation): No public comment.

Discussion Items

• 20 Garter Drive Reinstatement: Staff presented five conditions consistent with the 2022 approval. The applicant confirmed a valid RIPDES permit extended to 2027. The commission approved reinstatement with conditions (motion by Commissioner Coop, second by Commissioner Mancini, all in favor).
• Vaughn Lane RPD (Master Plan): Applicant Tanessa Azar (Moses Ryan) and engineer Jenna Shea (DePrete Engineering) presented the 44-lot RPD on 91.6 acres, with 55.9 acres of open space (exceeding 21.4-acre requirement). Two waivers requested: 47.6-ft right-of-way (instead of 50 ft) on Road A, and waiver of sidewalks. Staff recommended approval with conditions including stormwater management, Vaughn Lane left unaltered, and a landscape plan. The applicant offered a gate on Vaughn Lane to limit traffic. Commissioner Lampier questioned the timing of waivers. After public comment and expert testimony, the commission decided to continue the matter to June 2, 2026, leaving public comment open, to allow time for review and to receive the applicant's written response to conditions proposed by the abutters' expert.
• Zoning Board Recommendations:
  • 30 Ponemah Street (Mark Spirito): Proposal to build two new single-family homes on 3,200-sq-ft lots (6,000 required, median 4,500). Staff gave negative recommendation due to density (13.61 units/acre vs. FLUM 10.89) and incompatibility with neighborhood character. Commission voted unanimously for a negative recommendation (motion by Commissioner Lampier).
  • Zero Fletcher Avenue (Gary Fletch): Request for use variance for motor vehicle storage on a lot across from M1 zone. Staff gave positive recommendation with conditions (stormwater and landscaping). Commission approved (motion by Commissioner Coop, second by Commissioner Barberi, 6-1 vote, Commissioner Lampier dissenting).

Key Outcomes

• 20 Garter Drive: Reinstated with conditions (carried over from original preliminary plan).
• Vaughn Lane RPD: Continued to June 2, 2026, meeting; public comment remains open. The applicant was asked to provide written acceptance or objections to conditions proposed by the abutters' expert.
• 30 Ponemah Street: Negative recommendation forwarded to Zoning Board.
• Zero Fletcher Avenue: Positive recommendation with conditions forwarded to Zoning Board.
• Special Meeting Scheduled: May 12, 2026, to handle the 1016 Park Avenue continuance and possibly comprehensive plan discussion (motion to schedule approved).
• Adjournment: Meeting adjourned at approximately 10:30 PM.