[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6530566,"mediaKeyId","3648937-4b88805466479bd734115b94d1d4d2b8","parentId",3648937,"title","Planning commissions' routine approvals: variances and positive recommendations","audioSeconds",145,"startMs",7530000,"endMs",7675000,"viewUrl","/Search/View?dp=1&key=3648937-4b88805466479bd734115b94d1d4d2b8&start=7530&end=7675","thumbnailUrl","https://assets.pipeline.soar.com/3648937-4b88805466479bd734115b94d1d4d2b8/thumbnail_7530000.jpg","articleUrl","/articles/6530566/Cranston-City/Providence-County/Rhode-Island/Planning-commissions-routine-approvals-variances-and-positive-recommendations","mediaUrl","https://secure.pipeline.soar.com/6530566-fefd7124c47ac2c99ffb984f32bcadd4/orig.mp4?Expires=1770983361&Signature=Lb1zLY2m1iDMX3wQ5PkHmDPyaFCzobuRsMUMJJJofQbKv9Eefgl3lkwaRGnQjbMkFpY5asgVGkC~GhuHoHrslxokapOS4vWen3HhAJg0v7gSdzp0tH5E4~bYU2b11HQZfDRRJX4Gg9~akwiPgZR~J7AFUnbB0l5IgthaXDkHUi3SCSha2fFJlKbC5GCzQsbwOH0welFra2HDB1vP2HfOh-hKqbQ5qxXOoAjYJE1OBsmo-mIR6sKF0vkDP656AqOB3D0~LZ~CrkN0Z-Kd-iRezGdbO4RYd0rbq6L0Sa1WRk~OCQ4LoccpJuMzr8cOVIx2kgn22OAhWqsWxyMQ34~Hmg__&Key-Pair-Id=KUT5TJCACFTXG","author"," City of Cranston","date","2025-06-03T22:28:05Z","article","At its meeting the Cranston City Planning Commission took a series of shorter votes and recommendations on accessory structures and small lot variances.

0 and 12 Tacoma Street: The commission granted dimensional relief to exempt two contiguous 4,800‑square‑foot lots from merger and to permit a new single‑family dwelling on one of the substandard lots. Staff noted that the resulting density would fall within the future land‑use map range and recommended approval.

116 Shaw Avenue: The commission recommended approval of a variance to permit demolition and replacement of an existing garage on a zero‑to‑substandard sidewalk setback (0.9 feet). Staff said many adjacent properties have similar accessory‑structure setbacks and recommended a favorable action.

40 Ashley Street: The commission gave a positive planning recommendation for a proposal to replace an existing family house with a two‑family structure (a duplex). The applicant, represented by Robert Murray, said the intent is for family ownership of the two units. Staff recommended a favorable referral to the Zoning Board of Review; the commission recorded a positive recommendation.

All of these items were recorded as favorable by the commission; the Tacoma and Shaw decisions were approvals of dimensional variances at the planning level, while the Ashley Street action was a favorable recommendation to the zoning board.","mediaType","Video","parentTitle","June 3, 2025, City Plan Commission Meeting","oneSentenceSummary","The commission granted several dimensional variances and issued a positive zoning recommendation for a duplex conversion; details and staff conditions summarized.","taxTitle","Cranston City, Providence County, Rhode Island","taxId",4549,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6530571,"Commission approves two‑lot subdivision on Late Night Road; variance granted for frontage and lot size",1220,5602000,6822000,"/Search/View?dp=1&key=3648937-4b88805466479bd734115b94d1d4d2b8&start=5602&end=6822","https://assets.pipeline.soar.com/3648937-4b88805466479bd734115b94d1d4d2b8/thumbnail_5602000.jpg","/articles/6530571/Cranston-City/Providence-County/Rhode-Island/Commission-approves-twolot-subdivision-on-Late-Night-Road-variance-granted-for-frontage-and-lot-size","https://secure.pipeline.soar.com/6530571-bcbf2326e5703119bd00f04fa9ad5997/orig.mp4?Expires=1770983361&Signature=nzK7kQD57bmz-rOeoE1NB-ulfh~seEfgWLrF9W4wlxwAgCqT3w~tg1SXyDVZlMC1jDTjT5IJJ9VFNksvXt9H7AV662psGq4vz2z0yWzpyG0SR2kW4eS2FHWcBs9NC7SAtleBh4tvuQk7CPO~DG2P5WR98DBFRx6wDgORbaNHf749CeGWgrXSh88VwMsQzFWwVIwAg5h5fIfDDnnlQDC6uWjQmsj3KjXnCCHqwbg4c1Hz7N83cdovOzUjEA8ZroJTo4UBsY6TL0jg~ikpHCgQ-Zmk1yqxqIRqXbUeil-2v1pd4lQod49IIs2OBQ6oHd453EqI1DCWRJOFDwyqW1POag__&Key-Pair-Id=KUT5TJCACFTXG","The Cranston City Planning Commission approved a two‑lot subdivision for property on Late Night Road, granting the variance relief requested for frontage and lot size and approving the minor subdivision as recommended by staff.

Attorney Robert Murray presented the application on behalf of Nicholas and Cynthia Capessa. Murray said the parcel totals about 29,000 square feet and that the applicants seek to split it to create two family lots of roughly half the current area. \"The goal would be to create two lots for family members,\" Murray said; the applicants and several family members in the audience said the plan is to keep the lots in the family for adult children and grandchildren.

Murray and Nick Capessa said the new lots would be served by sewer and private wells; Capessa confirmed letters from the sewer and water utilities were included with the application. Staff recommended approval based on consistency with the comprehensive plan and the neighborhood character, noting other nonconforming lots in the broader area.

Neighbors spoke in opposition raising concerns about lot size and neighborhood character; Lawrence Moses, who owns adjacent parcels, argued the area to the immediate south contains largely five‑acre lots and that the division would be out of character. Supporters in the room said they intend to live on one of the new lots and emphasized family continuity.

The commission voted to grant the zoning relief requested and then approved the subdivision application with standard conditions. The minutes record the motions and the commission's favorable votes; the transcript shows the motion to grant the variance and the subsequent motion to approve the subdivision were carried.","The commission approved a two‑lot subdivision for property owned by Nicholas and Cynthia Capessa on Late Night Road, granting the relief requested for lot size and frontage; applicants said the lots are intended for family members.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6530576,"Planning commission grants one‑year extension for Champlain Heights approval",184,510000,694000,"/Search/View?dp=1&key=3648937-4b88805466479bd734115b94d1d4d2b8&start=510&end=694","https://assets.pipeline.soar.com/3648937-4b88805466479bd734115b94d1d4d2b8/thumbnail_510000.jpg","/articles/6530576/Cranston-City/Providence-County/Rhode-Island/Planning-commission-grants-oneyear-extension-for-Champlain-Heights-approval","https://secure.pipeline.soar.com/6530576-b4ee2819d8c9f323b948e504942f6c60/orig.mp4?Expires=1770983361&Signature=SWkmkS50ehyDLQwonKel74AOawYSS0sNKNq2B-VhzvrkpUiaT5NCPtg9bWtBPM819knfq8UFfXFXOZrbhz9jXvGPkK3FLHiqb9gk5XD2DvFeXdT0DD3i7gYJqeiR6k3-6he2Ihdg6CFEffZByXvfXV8LgorC0yewuMHXQ59sT8ehb52fjhMaH87KTBJn82zhdMc5qSbaJZehPkk-YriEcdFBdWRU4U4Ogt2dYoU4pT9ZGHslohISy5Qqpv3dkVhrdyqiFqm27kjYY2HCB1MUzETd4VP9T29w7-QwZ0DYHBGt5DMID0M4JqBvyLVl-0zEi5Qyi9EsjcgVCSsslWLvzQ__&Key-Pair-Id=KUT5TJCACFTXG","The Cranston City Planning Commission voted to grant a one‑year extension for the final plan approval for the Champlain Heights development.

Attorney Vanessa Azar of Moses Ryan, representing the applicant, told the commission the request was to keep an existing approval active while the team completes final plan work tied to a separate but related project. \"Since then, we've been working with planning to get that project to the finish line of final plan,\" Azar said, and she said the Champlain Heights approval includes some affordable units that will be built as part of the related phase.

Azar told the commission the parcel at issue involves roughly 52 residential units in the Scituate Avenue area; the applicant asked for another year to obtain permits and finalize details. After a brief exchange asking whether staff had objections, Vice President Koop moved to grant the extension; Commissioner Mancini seconded the motion and the commission voted to approve it.

The extension preserves the existing approval and allows the applicant to seek permits and complete coordination with permitting agencies before returning for subsequent filings.","The commission approved the applicant's request for a one‑year extension on the Champlain Heights approval; the extension covers work on related affordable units.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6530581,"Planning Commission continues review of 44‑lot Vaughn Lane residential plan district after hours of public comment",4482,692000,5174000,"/Search/View?dp=1&key=3648937-4b88805466479bd734115b94d1d4d2b8&start=692&end=5174","https://assets.pipeline.soar.com/3648937-4b88805466479bd734115b94d1d4d2b8/thumbnail_692000.jpg","/articles/6530581/Cranston-City/Providence-County/Rhode-Island/Planning-Commission-continues-review-of-44lot-Vaughn-Lane-residential-plan-district-after-hours-of-public-comment","https://secure.pipeline.soar.com/6530581-a37bbe01980e3635896fe7b950819540/orig.mp4?Expires=1770983361&Signature=lcsKrt-mG0GbGTl3jC96vXA4rlOPocPfADIgY4LA5s6WzAX0av06TT6FGRMxP4lhQK2vt-jodIwXExwqT0rKi~~pQ9ccZyRIWZ0zeds58a62iNisD4U0D2maJSpey8RVS5lu5s8pkl9q6evCrM-c0VbCMu1hTqVMnQwZHNSqCo6jf0syRuh7TFvfKDVr1nobwHh4yMuiCjIuL6cZBTVpHQ5yse3dc4gBJRyACoCjQbVI2pt3ADdCruw5Qs7gLkFMafHDEz-wxojjR0uM6jjqPbCDsgX6ftJ4RAGg1ABipzy6kHllT1xmDG5YHnoOmVzHCbbLR7v98RWzdeoFXxvakg__&Key-Pair-Id=KUT5TJCACFTXG","The Cranston City Planning Commission continued consideration of a proposed Residential Plan District (RPD) that would create 44 single‑family lots on roughly 91.5 acres along Vaughn Lane and Bond Lane, voting to carry the master‑plan application to the commission's July 1 meeting.

The applicant, represented by Vanessa Azar of Moses Ryan, described the submission as an RPD intended to concentrate 44 lots on about 30.5 acres while preserving roughly 56 acres as open space; Jenna Shea of Depre Engineering said the plan leaves wetlands and an adjacent aqueduct easement largely in open space and that water and sewer availability letters were submitted by Kent County Water Authority (CCWA) and West Warwick Sewer.

Commissioners and dozens of residents pressed the applicant and staff for more detail on traffic and emergency access, stormwater and wetlands permitting, ownership and maintenance of proposed open space, potential impacts on schools and the longstanding lack of postal delivery in the Fiskeville area.

\"We did receive feedback on the existing mail issue,\" Vanessa Azar said, describing outreach to the neighborhood and noting that the United States Postal Service controls delivery decisions. \"We definitely want to do what we can to help remedy this issue if adding units is enough to trigger service.\" Jonas Ferdinand, senior planner in the planning department, confirmed that staff would require more detailed engineering at preliminary plan and wrote that the master plan \"meets zoning regulations\" in concept but recommended conditions and further coordination on road widening, low‑impact development techniques and wetlands permits.

Public commenters described local constraints the commission must weigh. Jessica Salter, a Vaughn Lane resident, told the commission that Vaughn Lane is currently \"less than 13 feet wide\" in sections and said widening it would require removal of historic stone walls and private property: \"It is simply not conducive to serve as a safe traffic avenue for increased traffic.\" Multiple speakers raised concerns about flooding, the presence of ledge and the potential for blasting, possible effects on wells and private septic systems, wildlife and tree canopy loss, and longer emergency‑vehicle response times from existing stations.

Nick Lim, the city's registrar and director of elections, told the commission the Canvassing Board has repeatedly sought USPS action for the neighborhood and urged planners to treat mail delivery as part of project review because the city has sometimes had to hand‑deliver election mail in the area.

Staff and the applicant agreed that a number of issues would be addressed at the preliminary plan stage, but the commission said the range and intensity of concerns warranted more time. President Steve Price and several commissioners said they wanted site visits and additional engineering and legal detail, including the status of the Providence Water aqueduct easement that crosses the site.

With those outstanding issues, Vice President Koop moved to continue the master‑plan item; the commission seconded the motion and voted to continue the matter to the July 1 planning commission meeting so staff, the applicant and the public could supply additional information and engineering detail.

The continued review preserves the applicant's ability to pursue the by‑right RPD process while giving the planning department time to collect survey data, a formal wetlands determination and clearer proposals for road widening, stormwater design and coordination with Providence Water and utility providers.","The Cranston City Planning Commission continued consideration of a 44‑lot Residential Plan District (RPD) on Vaughn Lane to its July 1 meeting after lengthy public comment and staff questions on access, wetlands and utilities.","actionData","errors"]

Article not found

Planning commissions' routine approvals: variances and positive recommendations

Commission approves two‑lot subdivision on Late Night Road; variance granted for frontage and lot size

Planning commission grants one‑year extension for Champlain Heights approval

Planning Commission continues review of 44‑lot Vaughn Lane residential plan district after hours of public comment