THIS MEETING CAN BE HEARD IN ITS ENTIRETY ON THE TOWN OF MIDDLETOWN WEBSITE WWW.MIDDLETOWNRI.COM OR THE DVD IS AVAILABLE AT THE MIDDLETOWN LIBRARY.
At a Regular Meeting of the Town Council of the Town of Middletown, RI at the Middletown High School Cafeteria, 130 Valley Road, Middletown, RI in person on Tuesday, September 16, 2025 at 6:01 P.M.
Members Present:
Council President Paul M. Rodrigues, Presiding
Vice President Thomas P. Welch, III
Councillor Peter D. Connerton, Sr.
Councillor Christopher M. Logan
Councillor Charles R. Roberts
Councillor Dennis B. Turano
Councillor Barbara A. VonVillas
*AMENDED- September 12, 2025
POSTED – September 10, 2025
SPECIAL MEETING – September 16, 2025
The following items of business, having been filed with the Town Clerk under the Rules of the Council, will come before the Council at a special meeting to be held on Tuesday, September 16, 2025, at 6:00 P.M. at the Middletown High School, Cafeteria, 130 Valley Road, Middletown, Rhode Island. Said meeting will be conducted in person,
Virtual access will also be provided by telephone conference call/ webinar and members of the public may access and listen to the meeting in real-time by calling 1-877-853-5257 (Toll Free) or 1-888-475-4499 (Toll Free) and entering Meeting ID: 823 6039 7315 or on the web at https://us02web.zoom.us/j/82360397315; however, virtual access is being provided only as a convenience and is not an official "location" where access to the meeting is guaranteed. Being physically present at the meeting is the only way to guarantee complete access to the meeting, as the meeting will not be paused or rescheduled if the virtual access fails.
Wendy J.W. Marshall, MMC
Town Clerk
Town of Middletown
Town Hall – 350 East Main Road
Middletown, Rhode Island 02842
Dear Ms. Marshall:
Pursuant to the provisions of Article II, Section 203 of the Town Charter and in accordance with Sections 42-46-2., 42-46-4., 42-46-5., and 42-46-6., RIGL, I hereby call a Special Meeting of the Town Council to formally consider, discuss and act upon the following items of business. All items on this agenda, may be considered, discussed and voted upon.
PLEDGE OF ALLEGIANCE TO THE FLAG
An Ordinance of the Town of Middletown (First Reading)
An Ordinance in Revision to the Middletown Comprehensive Community Plan.
Proposed amendment to the Town’s Comprehensive Community Plan, Map L-4, as amended in February 2024 (Future Land Use) to change the destination of subject property from “Institutional” to “Limited & Office Business” in area located on West Main Road and designated as Lots 3, 4, 5, 7 and a portion of Lot 6 on TAP 102; Subject parcels are identified on attached map. (Planning Board recommendation on file).
An Ordinance of the Town of Middletown (First Reading)
An Ordinance in amendment to the Town of Middletown Official Zoning Map, The zoning designation of that certain lot or parcel of land presently identified as Lots 3, 4, 5, 7 and a portion of Lot 6, or portions thereof, on Middletown Tax Assessor's Plate 102, which is presently designated as “Public” shall be changed to LBA, “Limited Business, traffic sensitive”, and as shown on the attached plan. (Planning Board recommendation on file).
An Ordinance of the Town of Middletown (First Reading)
An Ordinance in amendment to the Town of Middletown, Town Code Title XV, Chapter 152, Entitled “Zoning Code” is amended by adding new Article 31 West Main-Coddington Overlay District; adding a new column and other revisions to Section 602 regarding uses allowed in the West Main-Coddington Overlay District; adding new lines to section 603 regarding dimensional requirements; and amendment to the Town of Middletown Official Zoning Map, indicating zoning designation of that certain lot or parcel of land presently identified as Lots 3, 4, 5, 6 & 7 on Middletown Tax Assessor's Plate 102 as the West Main-Coddington Overlay District, as shown on attached map. (Planning Board recommendation on file)
Said meeting will be held at the Middletown High School, Cafeteria, 130 Valley Road, Middletown, Rhode Island, on Tuesday, September 16, 2025, at 6:00 P.M.
____________________________________
Paul M. Rodrigues, President
Middletown Town Council
cc : Town Council Public Library Finance Director
Town Administrator Town Solicitor School Committee
This meeting location is accessible to the handicapped. Individuals requiring interpreter services for the hearing-impaired should notify the Town Clerk’s Office at 847-0009 not less than 48 hours before this meeting.
Posted on September 10, 2025 at Middletown Town Hall, Middletown Public Library and Secretary of State Web Site.
*Posted on September 12, 2025 at Middletown Town Hall, Middletown Public Library and Secretary of State Web Site.
1. Memorandum of Fire Chief, re: Purchase of Pumper-Tanker
On motion of Vice President Welch, duly seconded, it was voted unanimously to receive said memorandum.
2. Resolution of the Council, re: Approving Purchase of Pumper-Tanker.
On motion of Vice President Welch, duly seconded, to pass said resolution.
Town Administrator Shawn Brown reviewed the memorandum in item #1.
A vote was taken.
On motion of Vice President Welch, duly seconded, it was voted to pass said resolution; Councillor Roberts and Councillor Turano voted NO to said motion.
Items #3, #4 and #5 – The public hearings were open, all interested parties spoke.
3. Public Hearing (Advertised; Abutters Notified)
An Ordinance of the Town of Middletown (First Reading)
An Ordinance in Revision to the Middletown Comprehensive Community Plan.
Proposed amendment to the Town’s Comprehensive Community Plan, Map L-4, as amended in February 2024 (Future Land Use) to change the destination of subject property from “Institutional” to “Limited & Office Business” in area located on West Main Road and designated as Lots 3, 4, 5, 7 and a portion of Lot 6 on TAP 102; Subject parcels are identified on attached map. (Planning Board recommendation on file).
Public hearing was declared open.
4. Public Hearing (Advertised; Abutters Notified)
An Ordinance of the Town of Middletown (First Reading)
An Ordinance in amendment to the Town of Middletown Official Zoning Map, The zoning designation of that certain lot or parcel of land presently identified as Lots 3, 4, 5, 7 and a portion of Lot 6, or portions thereof, on Middletown Tax Assessor's Plate 102, which is presently designated as “Public” shall be changed to LBA, “Limited Business, traffic sensitive”, and as shown on the attached plan. (Planning Board recommendation on file).
Public hearing was declared open.
5. Public Hearing (Advertised; Abutters Notified)
An Ordinance of the Town of Middletown (First Reading)
An Ordinance in amendment to the Town of Middletown, Town Code Title XV, Chapter 152, Entitled “Zoning Code” is amended by adding new Article 31 West Main-Coddington Overlay District; adding a new column and other revisions to Section 602 regarding uses allowed in the West Main-Coddington Overlay District; adding new lines to section 603 regarding dimensional requirements; and amendment to the Town of Middletown Official Zoning Map, indicating zoning designation of that certain lot or parcel of land presently identified as Lots 3, 4, 5, 6 & 7 on Middletown Tax Assessor's Plate 102 as the West Main-Coddington Overlay District, as shown on attached map. (Planning Board recommendation on file)
Public hearing was declared open.
Town Solicitor Peter B. Regan reviewed the Town Zoning Code and Comprehensive Community Plan amendments that are being considered. Mr. Regan explained the area is currently zoned public and in order for the project to proceed, there must be amendments to the current ordinance.
Girard Galvin, Attorney for the Developers, reviewed the history of the project area on West Main Road and the Request for Information (RFI) submitted by the developers. Mr. Galvin noted the zoning overlay district being considered. Attorney Galvin also reviewed the planning board hearings that were previously held and the number of changes that were revised by the developers from the planning board’s request. Mr. Galvin noted the developers have made over thirty changes to the project at the request of the Planning Board and there are 4 areas that the developers do not want to change: 1. The restaurant in the development being able to serve alcohol by right (not with a Special Use Permit), 2. Having 2 drive thrus in the development- one for the bank and one for a business, 3. Stormwater mitigation- the planning board requested the standard beyond what is required by state law, and 4. Signage- the developers are requesting 3 signs and the Planning Board is requesting 2 signs.
Discussion centered around the 4 outstanding changes that the developers are requesting to remain unchanged, stormwater standards set by the state, the project would still have to proceed through the town’s planning process to include technical review and required permitting, the corner of Coddington and West Main Road is a gateway to Middletown, the developers providing a rendering of proposed signage for the development, requiring a restaurant in the development to apply for a special use permit for liquor service, a liquor license for the development would still need to be approved by the Town Council and the Council could put restrictions on the license, if there are other overlay areas in town that require special use permits, not treating overlay districts in the Town differently, the importance of the Planning Board’s recommendation for the development, conditions can be implemented into the overlay district, limiting the number of drive thrus in the development, if there is another drive thru a special use permit would be required, and concern with drive thrus in the development where people reside.
Town Administrator Shawn Brown reviewed acreage of the recreation complex area on West Main Road and the restrictions on the property. Mr. Brown also noted the Citizen’s Advisory Committee recommendations for the open space in the area.
Town Solicitor Peter Regan explained the deed restrictions on the property and the process of transferring the deed restrictions to another property of equal value. Mr. Regan explained the transfer of restrictions would be to another property that is owned by the Town, such as the Hoogendoorn property.
Paul Croce, Middletown, Planning Board Chair, noted the Planning Board changes that were requested for the drive thru and liquor service are required in a Limited Business zone.
Michael Lopes, Middletown, noted concern with the increase to the town sewer system in the area and the impact on the taxpayers. Mr. Lopes also stated concern about the increase in traffic and taking away open space from the area.
Chris Rowe, Middletown, read the following into the record:
Thomas Brown, Middletown, inquired about the amount of open space and the acreage in the area, noting concern about the loss of open space. Mr. Brown explained that Pottsy Field should not be removed until there is another field in place.
Phil Roberson, Middletown, noted that no one wants this, explaining the Town should not give up the land or open space, there will be an increase in traffic and the plan in its entirety should be rejected.
Carol Cummings, Middletown, noted the restrictions in the quit claim deed for the property, explaining the land shall not be leased, sold or assigned and the property can be returned back to the department of defense, if needed. Ms. Cummings requests the Council not to support the project and use the area for housing and a new senior center.
Wendy Riel, Middletown, read the following into the record:
Karen Biastre, Middletown, read the following into the record:
Leon Amarant, Middletown, noted the planning board recommendation memorandum to the Town Council and noted the Planning Board Recommendation memorandum which states adoption is not recommended without the necessary modifications by the developer.
Kim Blass, Middletown, read the following into the record:
Charlie Masterson, Middletown, noted the process for naming the Sakonnet Bridge for SSgt. Christopher Potts with the State of Rhode Island. Mr. Masterson explained this is a tough process.
Karen Roarke, Middletown, noted she is a member of the Citizen’s Advisory Committee. Ms. Roarke explained drive thru’ s are dangerous in a mixed-use development, and the development should follow town regulations.
Ram Nehra, Middletown, explained there is no place like Middletown and is concerned with the loss of open space. Mr. Nehra stated once open space is gone, it is gone forever, and the council should consider what the residents want for the area.
Mike Kane, Middletown, noted concern with the impact on the sewer system in the area, explaining the pump station will not be able to handle the additional load.
Melissa Welch, Middletown, noted the proposal is a significant change for the area, explaining there are many positive recreational opportunities that open space in the area can be used for.
Jerri Kim Evans, Middletown, sister of SSgt. Christopher Potts, noted the family is not in favor of moving the field, explaining the field is sacred.
Joan Thornton, Middletown, read the following into the record:
Michael Flynn, Middletown, read the following into the record:
My name is Michael Flynn
My address is 34 Warren Avenue
Good evening Mr. President and Town Councilors. Thank you for this opportunity to share my concerns. I feel bad for all of you because this is a tough decision.
1. The proposed Overlay states if there is a zoning conflict, “the requirements of [the Overlay] shall prevail.”
This would seem to put Middletown at great risk of losing the residential and open space areas to “Business Uses” over time.
2.The Planning Board memo of April 17, 2025, clearly states their negative recommendation to the Town Council if the Developer does not meet all the conditions outlined in that memo, which was attached to this evening’s agenda.
3.For these reasons I have to ask you to vote “No” on the 3 questions before you tonight:
Amendment to the Future Land Use Map, Map L-4 of the Middletown
Comprehensive Community Plan to change the designation of property fronting on West Main
Road and Coddington Highway, Plat 102, Lots 3, 4, 5, 7 and a portion of Lot 6 from Institutional
to Limited & Office Business;
changing the zoning designation of the subject property from Public, Traffic sensitive (PA) to
Limited Business, traffic sensitive (LBA); and the adoption an overlay zoning district that will cover the subject property.
Roberta Duffy, Middletown, noted the project is not a windfall to lower taxes and the Council would be setting a bad precedent by amending the zoning for the project. Ms. Duffy explained the residents should vote on the project.
Denise Brown, Middletown, explained that the current open space could be used for the community at this time. Ms. Brown noted the project should be put to a town vote.
Sondra Spencer, Middletown, noted the area should be kept as open space. Ms. Spencer explained the town needs affordable housing, not a hotel.
Martha Koziara, Middletown, explained there are grant monies available to assist communities with upgrading parks and recreational fields. Ms. Koziara noted she does not support the current project.
Gina Orszulak, Middletown, noted disappointment in the way the meeting has gone, explaining some people have not had their questions answered. Ms. Orszulak explained the residents trust the council to do what the residents want, noting opposition to the project.
John Garagliano, Middletown, noted opposition to the project and explained that residents have not been considered. Mr. Garagliano stated that the project had changed since the first plan. John Garagliano also noted concern that the project will impact infrastructure, traffic and the environment.
Walter Wasowski, Middletown, inquired if anyone wanted to speak in favor of the project, suggesting maybe the developers would back out of the project. Mr. Wasowski noted the town needs more affordable housing.
Vera Reid, Middletown, noted if the project goes ahead, the income from the businesses will go to the developer. Ms. Reid inquired if the annual income for the development had been calculated.
Deborah Murphy, Middletown, explained the proposed development will add noise and traffic to the area. Ms. Murphy also noted concern with the proposed development putting strain on all town services.
Terri Flynn, Middletown, read the following into the record:
Mike Taylor, Middletown, noted concern with the effect of the development on the Town’s Stormwater system, explaining the need to have development that works for the Town. Mr. Taylor noted the Planning Board Recommendation memorandum that states adoption is not recommended without the necessary modifications by the developer.
Alicia Reyes, Middletown, stated concern that the zoning changes, if adopted, would not have a positive impact on the residents in the West Main Road area. Ms. Reyes noted once the open space is gone, it’s lost forever and urges the Council to listen to the residents, explaining there are better solutions for the development of the area.
Judy Awkerman, Middletown, explained she wanted to register her opposition to the development, noting it is disrespectful to move Pottsy Field. Ms. Awkerman stated she does not want to add more commercial uses and traffic to the area, and does not want the project.
Mike Murphy, Middletown, addressed the Council noting concern with an increase in traffic and people cutting through the neighborhoods in the area. Mr. Murphy explained there is a need for a traffic study for the project, noting an increase in traffic would affect emergency response time negatively.
Arleen Kaull, Middletown, noted support for the project to increase revenues for the town and assist with lessening the tax burden for residents. Ms. Kaull noted the need for economic development and housing.
Audrey MacLeod Pfeiffer, Middletown, expressed concern that real economic development is needed with good paying jobs. Ms. MacLeod Pfeiffer noted that people working here cannot afford to live here.
Votes were taken at this time for items #3, #4 and #5.
3. Public Hearing (Advertised; Abutters Notified)
An Ordinance of the Town of Middletown (First Reading)
An Ordinance in Revision to the Middletown Comprehensive Community Plan.
Proposed amendment to the Town’s Comprehensive Community Plan, Map L-4, as amended in February 2024 (Future Land Use) to change the destination of subject property from “Institutional” to “Limited & Office Business” in area located on West Main Road and designated as Lots 3, 4, 5, 7 and a portion of Lot 6 on TAP 102; Subject parcels are identified on attached map. (Planning Board recommendation on file).
Public hearing was declared open.
All interested parties spoke, see above.
There being no other person present or on zoom desiring to be heard, public hearing remains open.
On motion of Vice President Welch, duly seconded, it was voted to receive said ordinance on its first reading; Councillor Roberts voted NO to said motion.
4. Public Hearing (Advertised; Abutters Notified)
An Ordinance of the Town of Middletown (First Reading)
An Ordinance in amendment to the Town of Middletown Official Zoning Map, The zoning designation of that certain lot or parcel of land presently identified as Lots 3, 4, 5, 7 and a portion of Lot 6, or portions thereof, on Middletown Tax Assessor's Plate 102, which is presently designated as “Public” shall be changed to LBA, “Limited Business, traffic sensitive”, and as shown on the attached plan. (Planning Board recommendation on file).
Public hearing was declared open.
All interested parties spoke, see above.
There being no other person present or on zoom desiring to be heard, public hearing remains open.
On motion of Vice President Welch, duly seconded, it was voted to receive said ordinance on its first reading; Councillor Roberts voted NO to said motion.
5. Public Hearing (Advertised; Abutters Notified)
An Ordinance of the Town of Middletown (First Reading)
An Ordinance in amendment to the Town of Middletown, Town Code Title XV, Chapter 152, Entitled “Zoning Code” is amended by adding new Article 31 West Main-Coddington Overlay District; adding a new column and other revisions to Section 602 regarding uses allowed in the West Main-Coddington Overlay District; adding new lines to section 603 regarding dimensional requirements; and amendment to the Town of Middletown Official Zoning Map, indicating zoning designation of that certain lot or parcel of land presently identified as Lots 3, 4, 5, 6 & 7 on Middletown Tax Assessor's Plate 102 as the West Main-Coddington Overlay District, as shown on attached map. (Planning Board recommendation on file)
Public hearing was declared open.
All interested parties spoke, see above.
There being no other person present or on zoom desiring to be heard, public hearing remains open.
On motion of Vice President Welch, duly seconded, it was voted to receive said ordinance on its first reading; Councillor Roberts voted NO to said motion.
On motion of Vice President Welch, duly seconded, it was voted unanimously to adjourn said meeting at 10:04 p.m.
Wendy J.W. Marshall, MMC
Council Clerk