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Commission approves subdivision and variances for 14 Dale Avenue replat; staff conditions include curb installation
Summary
The commission approved a minor subdivision to split a 9,500‑square‑foot lot at 14 Dale Avenue into two 4,750‑square‑foot lots and granted variances for lot size/frontage and a side setback; staff required curb installation and conditioned variance on final plan approval.
The Cranston City Planning Commission voted to approve the South Auburn replat that subdivides 14 Dale Avenue into two 4,750‑square‑foot lots, and granted the dimensional variances needed for lot size, frontage and a side setback.
Staff reported the parcel is in an A‑6 zone where the future land use map lists a density of about 7.26 units per acre. The applicant proposed splitting an existing 9,500‑square‑foot record lot into two 4,750‑square‑foot parcels, each with 50 feet of frontage; the existing house would remain on one parcel and a new single‑family home would be built on the other. Staff analysis found the proposed lot sizes and frontage are consistent with the existing character of Dale Avenue — staff noted that a large share of lots within 400 feet on Dale Avenue are already 4,750 square feet — and concluded the subdivision would cause only a small change in area density (staff estimated approximately a 0.6% increase in the broader area calculation).
The commission discussed legal standards for variances, including the statutory bar on creating a hardship by subdividing a conforming property. Commissioner Lamphere argued the applicant had created the need for relief by seeking the subdivision and expressed concern about increasing neighborhood density above the future land use map standard; other commissioners cited the existing lot pattern and compatibility with surrounding homes. The applicant’s attorney, Robert Murray, and applicant Robert Moll said the new house would be a two‑story colonial and that existing large trees would be retained where feasible.
The planning commission approved the zoning variances in a recorded vote. The commission then approved the minor subdivision conditioned on installation of concrete curbing along the frontage and on final plan review; staff’s recommendation also conditioned variance effectiveness on approval of the final plan. No public opposition was recorded; one neighbor asked about the proposed house form and landscaping and the applicant indicated landscaping will be provided and the house will be a two‑story colonial.
Next steps: the applicant must install curbing along the proposed frontage and submit a final plan; the zoning variance approvals were conditioned on completion of those final‑plan actions as recorded by staff.
