Cranston Planning Commission Meeting Summary – June 2, 2026
Cranston Planning Commission Meeting – June 2, 2026
The Cranston Planning Commission met on June 2, 2026, at 6:35 PM. The meeting was chaired by a commissioner who was recovering from a cold. The agenda included several subdivision and master plan extensions, a preliminary plan approval, a major master plan discussion for Bond Lane, two zoning ordinances, and zoning board recommendations. The meeting lasted until approximately 11:01 PM.
Consent Calendar
- Minutes of May 12, 2026, were approved unanimously. Commissioner Exeter abstained because he was not present at that meeting.
Discussion Items
Champlain Heights – Extension Request
- David Taglionetti (Copianotto Group) requested an extension for the Champlain Heights project (Phase 1: 90 units, Phase 2: 152 units, total 242 units). He stated they are in discussions with a national developer (Post Road Residential) for a joint venture or sale. The staff recommended the extension. The commission voted unanimously to approve the extension.
Legion Bowl – Extension Request
- Marshal D’Ambrosio (661 Park Avenue) requested a two-year extension of the master plan ordinance. He reported that financial markets are loosening and inquiries are being made, but no purchase trigger has been pulled. Staff recommended approval. The commission voted unanimously to approve the extension.
KG Amore venue – Preliminary Plan
- Gathering Gomez (16 Park Avenue) presented the preliminary plan. The staff had previously posted a technical glitch but now recommended approval. The commission voted unanimously to approve the preliminary plan. Commissioner Exeter abstained because he was not at the previous meeting.
Bond Lane (Von Lane) – Master Plan Discussion and Vote
- This was the most extensive item. The applicant (Tanessa Azar, Moses Ryan) and abutters’ attorney (Steven Slaypole) presented arguments. The abutters raised concerns about: traffic study need, Vaughan Lane gate, blasting/geotechnical impacts, stormwater peer review, phasing, construction hours, and stone walls. The applicant argued these issues are for preliminary plan stage. The commission voted to approve the master plan with conditions:
- Condition 3 modified: Von Lane shall not be improved to public city standards; a gate with a Knox box shall be placed in perpetuity separating the subdivision from Von Lane. If necessary, the waiver for dead-end street length is granted.
- Additional conditions: (1) Traffic study to be completed and peer-reviewed at preliminary plan. (2) Phasing plan at preliminary plan with the portion connecting to Von Lane in the last phase. (3) Impact study to be performed. (4) Stormwater plan peer review may be required after consultation with DPW.
- The motion passed (5-0-1? Actually, the transcript shows a voice vote with ayes having it, but no exact tally. The chair noted the gate condition and the additional conditions. The vote was unanimous.
Ordinances – Substandard Lots (O3) and Two-Family (O4)
- Councilman Andah introduced two ordinances to allow development on smaller lots in B1 and B2 zones. The staff presented analysis supporting positive recommendations, citing housing goals and reduced development pressure. After public comment (mostly in favor, but with concerns from attorney Robert Murray about unintended consequences), the commission voted to give negative recommendations to both ordinances. The reasons cited: inconsistency with Comprehensive Plan goals LU6 (protect and stabilize existing neighborhoods) and LU18 (preserve existing density), and inconsistency with the Future Land Use Map density of 10.89 units per acre. The votes were 6-0 for negative recommendations.
Elena Village – Subdivision (44 Village Avenue)
- Robert Murray represented the applicant (Ario and Laura Carino) to subdivide the property into two lots. The existing house would remain on an 8,097 sq ft lot (12,000 required) and a new lot would be created with 100 ft frontage. Abutter Mary Perillo raised concerns about water runoff, ledge, stone walls, and wildlife. The commission approved the variance and subdivision with conditions: (1) Stone walls not to be disturbed. (2) Redirect drain pipe into a dry well. The vote was unanimous.
Zoning Board Recommendations
- Beckwith Street (235 Beckwith St): The applicant was not present. Staff recommended positive, but Commissioner Lampier moved a negative recommendation due to insufficient information on lot coverage and frontage issues. The commission voted 6-0 for a negative recommendation.
- Dream Big Gymnastics (41 Western Industrial Drive): The applicant sought a use variance and parking relief. The staff recommended positive. The commission voted 6-0 for a positive recommendation.
- 555 Park Avenue (Alexander Oragio and Michael Solomon): The lot is very small (2,745 sq ft) and across from a gas station. The commission voted 3-3 on a positive recommendation, resulting in no recommendation to the zoning board. The chair, Commissioner Lampier, and Commissioner Exeter voted against; Commissioners Coop, Mancini, and Callasante voted for.
Key Outcomes
- Champlain Heights extension approved.
- Legion Bowl extension approved.
- KG Amore venue preliminary plan approved.
- Bond Lane master plan approved with conditions.
- Ordinances O3 and O4 received negative recommendations.
- Elena Village subdivision approved with conditions.
- Beckwith Street received negative recommendation.
- Dream Big Gymnastics received positive recommendation.
- 555 Park Avenue resulted in no recommendation (3-3 tie).
- Next meeting scheduled for July 7, 2026.
Meeting Transcript
The meeting is at six thirty-five. I'll be calling this meeting to order. I'm not seated in my usual location. Due to uh a cold. And um but I asked my colleagues that if uh if you want to speak and I can't see you, especially people on my left hand side here, please raise your hand, make a noise. Um I'm just doing this for basically everyone's benefit to be over here. Okay. All those in favor signify by saying aye. Those opposed say nay. Ayes have it. Next minutes of May 12th, 2026. Are there any edits to those minutes? Seeing none, do I have a motion to approve those minutes? Made by Commissioner Lampier. Seconded by Commissioner Callasante. Any discussion? All in favor signify by saying aye. Those opposed say nay. Ayes have it. Commissioner Exeter, you were abstaining on that vote, correct? That is correct. I was not at that meeting. Okay, thank you. Next, we have Champlain Heights. Please proceed. Good evening, Dave Tagley and Eddie with the copianotto group. If you want to have any discussion on this first, or you just want me to proceed? All right, so um we were here in front of you last year for a an extension to give you a an update as to where we're at with this project. We have recently over the last couple of months, uh, entered into discussions with a national developer to either joint venture with us on this project or perhaps even uh purchase this land and develop it themselves. Um we've recently been working with a company called uh post-road residential on our Avon project. We just recently entered into a purchase and sales slash joint venture agreement with this company. It's going well. Um, we're doing a similar uh joint venture sale agreement in Plymouth Mass with a company called HYM. So we feel that you know we've we've had a couple of these projects, joint venture and and sale agreements where uh we're working hand in hand uh with these national companies. They bring a little different approach to uh to making the economics work behind these residential developments, so we feel confident that within the next you know, probably six months, you know, we have something to move forward with okay for both phase two and also for phase one. Okay, so phase two is 152 units, phase one is 90. The company that we're working with, this sweet spot is about 250 units. This totals 242 total units. Okay, so they just completed a project in Warwick, Rhode Island, which is 90 percent leased. So they are aggressively looking for their second opportunity in in Rhode Island. Okay, thank you. Could you just I forgot to mention this? Could you state your name and address for the record, sir? Sure, it's uh David Taglionetti Combinado Group, 1414 at what have Johnston, Rhode Island. Thank you, sir. Uh is the staff have anything to add to this. You can just say no. Uh, not really, besides that we recommend that it gets continued. Okay, all right. Is uh any discussion if there's no discussion from the uh or questions from the commissioners?
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