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Plan Commission issues negative recommendation for proposed split at 90 Wheeler Ave, citing neighborhood character
Summary
Commissioners voted to forward a negative recommendation to the zoning board for applications at 90 Wheeler Ave and 0 Wheeler Ave, expressing concern that proposed lot splits would place a four-family building on a lot far smaller than zoning standards and intensify local density.
The Cranston Plan Commission voted to forward negative recommendations to the zoning board on applications by 2 50 Smithfield LLC for 90 Wheeler Avenue and 0 Wheeler Avenue, after an extended debate about lot sizes, parking, and neighborhood character.
Attorney Robert Murray presented a plan that would retain an existing four-unit building on one parcel and create a new two-family dwelling on an adjoining lot, with a recorded driveway and cross-parking easement to serve both properties. Murray said the applicant owns multiple nearby properties and that the proposal includes on-site parking to meet requirements.
Several commissioners disagreed. Commissioner Lamphere argued the proposal would allow a four-family building on a lot that is only about 6,075 square feet where the zoning code contemplates a much larger lot for that use and called the request a "shoehorn" development. "When you take a look at this, you're going from what is close to 90% compliance to a lot that's 66% smaller than what is required by zoning," Lamphere said, adding that the change would not protect or stabilize the existing neighborhood.
Commissioners also discussed the practical effects of shared easements and future saleability; staff said off-street parking could be provided on the larger lot with a cross-parking easement, but several commissioners remained unconvinced that the configuration would be appropriate for the block. After debate the commission moved to forward a negative recommendation to the zoning board for both 90 Wheeler and 0 Wheeler.
The zoning-board hearing will evaluate the legal standards and any conditions; the plan commission's vote serves as the commission's recommendation on comprehensive-plan consistency.
