A 180-unit residential development could be coming to Cranston. The proposed Plainfield Pike development incorporating an affordable housing component was presented to the City Council and the Planning Commission Aug. 2 at a virtual site walk in council chambers. The 8.53 acre site is located next to RT 295 and near Walmart.

The property, owned by JG Holding Company LLC, is currently zoned C2 (general commercial) and C4 (heavy commercial). If the project is pursued, a zoning change would need to be approved by the Planning Commission and City Council. Attorney Robert Murray, representing JG Holding Company LLC and A.R. Building Company, said the zoning change would follow a similar process to the Legion Bowl project – including an amendment to the future land use map.

The developer, A.R. Building Company Inc., is a real estate development company with more than 50 years of experience. The business focuses on creating Class “A” apartment communities. The company was established in Pittsburgh, Pennsylvania, in 1968 and the company manages/owns over 9,000 luxury residential rental properties in 10 states.

Jason Kambitsis, President of A.R. Building Company Inc., said the company came to Rhode Island in 2014 when they created Cumberland’s Highland Hills. He told commissioners and council members that Reynolds Farm in North Kingstown would be similar to the proposed development for Cranston. Kambitsis said the company likes to incorporate floor to ceiling windows when they can while implementing wooden floors, granite countertops and stainless steel appliances. He said the company uses brick for the facade due to its durability and maintenance over time. All properties have a pool, clubhouse and fitness center.

Councilwoman Jessica Marino asked if the developer incorporated any green building or energy efficiency criteria in its projects to which Kambitsis said the buildings are extremely efficient by design and that the company installs electric car chargers in the lots and is looking at installing solar panels. He said the company also likes to incorporate decks in every unit so people can enjoy the outdoor space.

The developer proposes two four-story buildings with a total of 180 units. There would be 57 studio units, 64 one-bedroom units and 59 two-bedroom units; additionally, to help with the city’s desire to extend its affordable housing stock, the developer has agreed to a 15 percent affordable housing component.

The entrance to the residential development would come from Independence Way. Brandon Carr of DiPrete Engineering said the development is set back a bit and that there is an easement that crosses the property. There are two wetlands on opposite ends of the property, so the plan is to develop the land in between those two areas. Carr added that there will be a parking ratio of 1.5 spaces per unit – resulting in 272 spaces for two buildings.

The city will have an anticipated net tax revenue gain of $82,992. Additionally, Murray said the development – which is located near the Cranston-Johnston line – would likely have a small impact on schools.

 “The impact on schools is crucial for me,” said Commissioner Steve Frias.

The fiscal impact study, conducted by JDL Enterprises, concluded that four students would be expected from this residential development and enrolled in Cranston Public Schools. This number comes from the proposed design since the two bedroom units do not attract or retain families with children as potential residents, nor do the studio or one bedroom units; the report added that a projected number of 274 individuals would be building residents.

Frias looks to see if the schools have the capacity in that area – saying students would either be attending Stonehill Elementary School or Orchard Farms and that the developer should check to see if the district has the capacity to serve the children the developers think would be living in the proposed apartment complex. 

As for the development’s traffic impact study, Frias said the company is projecting 70 trips during peak hours in the morning and evening for 180 units. He would like the traffic engineer to explain how the development can have so many cars in the parking lot but only generate approximately 70 trips during peak hours.