PLANNING BOARD MINUTES

Special Meeting – Site Visit

December 1, 2025

 

Board members present:                                                    

Paul Croce                                                                 

Mike Fenton

Steve Huttler

Charlie Vaillancourt

 

Also present:

Ron Wolanski, Town Planner

Rudy Botros, Principal Planner

 

Members absent:

Leon Amarant

Joe Pierik

BJ Owen

 

The Board conducted a site visit to the property that is the subject of the applications listed below. The purpose of the meeting was for Planning Board members to view the subject property.

 

1.    3:00pm, Application of Derek Savas for Preliminary Plan approval of a Minor Land Development Project for a proposed 2,687 square foot commercial building to house an arcade, including request for a special use permit per zoning ordinance sections 602 and 902 to allow the arcade use in the limited business traffic sensitive (LBA) zoning district. Waivers from design requirements of Section 521 of the Subdivision & Land Development Regulations are requested, including sections 521.1.B.3; 521.1.E.2; 521.1.E.3; 521.2.B.1; and 521.2.C.  Property located at 40 Valley Road, and further identified as Tax Assessors Plat 107NE, Lot 402A.

o   Mr. Croce opened the meeting and shared that the purpose of the meeting is to view the property and to ask questions of the applicant for clarification purposes. There should be no deliberations.

o   Present were the applicant, Mr. Derek Savas, his attorney Mr. Girard Galvin, and Abby Ismail of Principe Engineering Inc.

o   Mr. Glavin summarized the proposal. This is phase 2 of the mini golf course project which calls for the construction of an arcade.  As it was incorporated into phase 1, most of the stormwater infrastructure, has already been built.

o   Mr. Wolanski introduced the waiver requests which may be resolved before the Planning Board meeting:

§  Viny siding in place of the required wood shingles.

§  Faux windows incorporated into the north and rear façade of the building.

§  Vegetative screening along the edge with abutters.

§  Pedestrian access from and to Valley Rd through to the arcade.

o   Mr. Savas explained that they were not opposed to faux windows and that windows were left out in an effort to mitigate and noise and lights emanating from the arcade to the abutters.

o   Ms. Ismail from Principe Engineering described two bio-retention or rain garden areas designed to catch the runoff from impervious surfaces.  These are depressions below the natural grade of the area filled in with crushed stone and soil mix for plantings that will facilitate water infiltration to the ground below.  No stormwater drainage waiver is being requested.

o   Ms. Ismail also described the proposed lighting as dark sky compliant and situated in the proper areas.

o   In response to questioning Atty. Galvin explained that the arcade’s hours of operation have not yet been finalized but would most likely close at 9:00 pm. Staff would be there to supervise at all hours of operation.

o   Mr. Croce closed the meeting to head to the next site.

2.    3:20pm, Request of the Town of Middletown for Master Plan approval for an affordable housing comprehensive permit application submitted pursuant to Middletown Zoning Ordinance, Article 17 Low and Moderate Income Housing- Comprehensive Permit, for development of 36 units of affordable single-family and multi-family housing. Property located at 351, 361, and 393 East Main Road, Assessor’s Plat 113, Lots 22, 23, and 23A. The application includes requests for adjustments from sections of the Middletown Zoning Ordinance, Town Code Chapter 152 as follows: §602, to allow a multi-family development project where not permitted in the R-20A zoning district;  §702 to allow more than one principal building on a single lot; §1500 to allow multi-family dwelling units without complying with every provision of Article 15; §1504 to allow a lot area of 271,218 square feet where a minimum of 360,000 square feet is required for the number and size of proposed dwelling units; §1505 to allow less than the required amount of open space; §1507 to allow parking within 25 feet of a dwelling structure; and §1508 to allow less than the required separation between principal buildings on the property.

o   Mr. Croce opened the meeting and shared that the purpose of the meeting is to view the property and to ask questions of the applicant for clarification purposes. There should be no deliberations.

o   Town Administrator Shawn Brown, Francis Spinella, Middletown’s housing consultant, and Jason Kroll of Horsely Witten Group, Inc. represented the Town of Middletown.

o   Mr. Spinella explained that the subject parcels had been acquired by the town through a Rhode Island Housing grant and that the two buildings on the site will be razed.  36 units of affordable housing would be available for the public earning 80% to 120% of local median income.  There will be a mix of single-family, duplex, and triplex units.

o   A discussion was held regarding the possibility of a gated secondary emergency access driveway to the High School property, which the applicant agreed to address.

 

Meeting adjourned by consensus at approximately 3:40pm

 

Respectfully submitted,  

Ron Wolanski

Town Planner