1.    Approval of the minutes of the July 9, 2025 regular Planning Board meeting

1. Motion by Ms. Owen, seconded by Mr. Vaillancourt to approve the July 9, 2025 meeting minutes. Vote: 6-0-0. (Mr. Amarant had yet to arrive.)

2.    Correspondence

1. None. 

3.    Agenda modifications

a.    None.

4.    Old Business

1. Public Hearing – Application for combined Preliminary and Final Development Plan Review by Jeff Lipshires on behalf of CCE Development, LLC for adaptive reuse of an existing commercial building to establish an 8-unit multi-family dwelling structure under the provisions of Middletown Zoning Ordinance Section 728. Property located at 499 East Main Road, Tax Assessors Plat 113, Lot 27.

                                          i.    Mr. Croce stated that the Planning Board’s policy is to remove items from the agenda that are continued at the request of the applicant for more than six months. This application has exceeded that timeframe.

                                         ii.    Attorney Jay Lynch, on behalf of the applicant, stated that the applicant retained a traffic engineer who was present and had submitted a traffic report as request by the board.

                                        iii.    Mr. Croce noted that the Town Planner raised some questions that should be addressed, but the Town’s consulting engineer, Crossman Engineering, has not had an opportunity to review and comment the report due to its late submission. He asked if the applicant would be agreeable to an additional continuance.

                                       iv.    Mr. Lynch stated that he was agreeable to continuance, and that the in the meantime concerns raised by the Town Planner and Crossman would be addressed.

                                         v.    Motion by Ms. Owen, seconded by Mr. Vaillancourt to continue this item to the September 10, 2025 regular meeting.

                                       vi.    Mr. Amarant stated that traffic studies should evaluate projects in context with the surrounding area and anticipate future development. Mr. Croce stated that he and the Town Planner have been working with Crossman Engineering to draft guidelines for traffic studies. One of the requirements will be to factor in future development.

                                      vii.    Vote: 7-0-0.

b.    Concept review – Request of John & Allison Morgan for Planning Board review and comment on a conceptual major conservation subdivision development plan for property fronting on Miantonomi Ave., Boulevard, and Vernon Ave., and further identified as Lots 80 & 81 on Assessor’s Plat 108SE.

                                          i.    The applicant was not present. Mr. Wolanski stated that the applicant had contacted him to request that the matter be withdrawn as they are considering alternative options.

                                         ii.    Motion by Ms. Owen, seconded by Mr. Fenton to remove the item from the agenda. Vote: 7-0-0.

5.    New Business

a.    Request of Ocean State Holdings of 310 West Main Road, LLC for modification of the condition of approval included in the decision approving the combined Preliminary and Final Development Plan Review for the reconstruction of an existing 1,500+/- s.f. commercial building to allow installation of a screening fence in lieu of landscape screening along the Race St. property frontage. Property located at 310 West Main Rd., Tax Assessors Plat 108NW, Lot 16801.

                                          i.     Attorney David Martland represented the applicant. He stated that following approval of the development application a site visit revealed that space was limited and planting landscaping to accomplish the screening the board requested would be difficult. A solid fence is proposed. The applicant met with the Tree Commission which provided comments to the Planning Board indicating support for the fence, provided that the applicant work with the Tree Commission on plantings outside the fence along the Race Street right-of-way. The applicant is agreeable to working with the Tree Commission.

                                         ii.    Ms. Owen indicated her support for the revision to the Planning Board’s condition, as did Mr. Vaillancourt.

                                        iii.    There was discussion of the type of fence to be installed, with the applicant ultimately agreeing that the solid wood fence would be installed. He will contact neighbors for input on design details.

                                        iv.    Motion by Ms. Owen, seconded by Mr. Vaillancourt to revise the condition of the development plan approval to allow substitution of a solid wood fence for landscape screening provided that the applicant work with the Tree Commission on providing plantings along the Race Street right-of-way. Vote: 7-0-0. 

6.    Updates

a.    Status update on housing legislation introduced in the 2025 General Assembly session.

                                          i.    Mr. Wolanski provided a memo with the final status of all the bills. He has begun drafting proposed amendments to town regulations, which will be provided to the board for consideration during future meetings. Mr. Monti noted that most amendments are required by state law, with limited Town discretion.

2. Status Report on Planning Board action items.

                                          i.    Mr. Croce inquired about inclusionary zoning changes. Mr. Wolanski stated that this is something that has been considered but rejected in the past. Mr. Croce requested that prior draft be provided to the Board for discussion during the September regular meeting.

3. Committee reports

                                          i.    No committee reports were provided.

4. Upcoming meetings:

                                          i.    Regular Planning Board meeting – September 10, 2025

                                         ii.    Comp Plan Update Committee meeting – September 11, 2025

                                        iii.    Joint meeting with the Town Council – Mr. Huttler suggested that this meeting be postponed until late fall, after the hearings on the Middletown Center project are complete. Other board members agreed. Mr. Wolanski will work with the Town Clerk to identify potential dates and will poll the board members before a date is selected.

Motion by Ms. Owen, seconded by Mr. Vaillancourt to adjourn. Vote: 7-0-0

Meeting adjourned at approximately 6:35pm.

Respectfully submitted,

Mike Fenton, Secretary