PLANNING BOARD MINUTES

Regular Meeting

October 8, 2025, 6pm

Town Council Chambers – Town Hall

350 East Main Road

Middletown, RI 02842

 

Board members present:    

Paul Croce, Chair                                          

Charlie Vaillancourt, Vice Chair

Michael Fenton, Secretary                                                                                                                

B.J. Owen

Leon Amarant

Steve Huttler

 

Member absent:

Joe Pierik

 

Also present:

Ron Wolanski, Town Planner

Michael Monti, Assistant Town Solicitor

Kendra Quewezance, Conflict Solicitor

 

Mr. Croce called the meeting to order at 6:00pm     

1.    Approval of the minutes of September 10, 2025 regular Planning Board meeting

1. Motion by Ms. Owen, seconded by Mr. Vaillancourt to approve the September 10, 2025 meeting minutes. Vote: 6-0-0.

2.    Correspondence

1. There was no correspondence.

3.    Agenda modifications

a.    Items 4.B and 5.A on the agenda were discussed prior to item 4.A.

4.    Old & New Business

a.    Public Hearing – Application of CGRI Middletown, LLC for combined Preliminary and Final Plan approval of a Minor Land Development Project for the construction of a 1,940 +/- sq. ft. bank with a drive-thru PTM lane, parking, landscaping, stormwater management, utilities, and other site improvements, and including requests for waivers from certain provisions of the commercial development design requirements of Section 521 of the Middletown Rules and Regulations Regarding the Subdivision and Development of Land, including sections 521.1.B.1; 521.1.B.2; 521.1.E.4 and 521.3.D.1. The application includes requests for special use permits per Middletown Zoning Ordinance Section 602 to allow alteration to an existing shopping center, Section 717 to allow a drive-up window, and Section 1212 to allow a sign 26’ in height where 10’ is allowed and 177 sq. ft. where 80 sq. ft. is allowed, and a request for variance from zoning ordinance Section 1305 to provide 0 loading spaces where 1 is required. Property located at 1400 West Main Road, Tax Assessors Plat 106, Lot 53A.

                                          i.     David Taglianetti represented the applicant. He stated that they are still working with BayCoast Bank to secure a lease for the proposed building. They will be prepared to proceed with project review during the November 12^th Planning Board meeting. He requested a continuance to that date.

                                         ii.    Motion by Mr. Amarant, seconded by Mr. Vaillancourt to continue the matter to the November 12, 2025 regular meeting Vote: 6-0-0. 

b.    Request of Saltwood Farm Development, LLC for certification of completion of Phase 2 of the Saltwood Farm Subdivision, release of any remaining performance security, and recommendation to the Town Council to accept Cross Country Lane as a town road.

                                          i.        Peter Gallipeau of Saltwood Farm Development, LLC was present. It was noted that the DPW Director and Town Engineer have certified completion of the required improvements for Phase 2 of the subdivision.

                                         ii.        Motion by Ms. Owen, seconded by Mr. Vaillancourt to release the performance security for Phase 2 subject to the required maintenance security being posted, and to recommend to the Town Council that Cross Country Lane be accepted as a town road. Vote: 6-0-0.

3. 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. Monti recused, and Ms. Quewezance served as solicitor.

                                         ii.        Mr. Wolanski noted that the public hearing was previously opened and remains open.

                                        iii.        Attorney Jay Lynch represented the applicant. He stated that information requested by the Town’s consulting engineer, Crossman, regarding the traffic analysis has been provided. He called Todd Brayton, a traffic engineer with Bryant Associates to testify.

                                       iv.        Mr. Brayton summarized the findings of the traffic study. He stated that the impact of the proposed development on traffic in the area would be insignificant. He was asked about Crossman’s recommendation that the driveway from East Main Road be closed to eliminate cut-through traffic. He stated that the opportunity for cut-through traffic is limited by the proximity of the driveway to the intersection with Aquidneck Ave.

                                         v.        Mr. Amarant stated that the cumulative impact of ongoing and anticipated development should be evaluated in traffic studies generally. Mr. Croce noted that the pending guidelines for completing studies will address this.

                                       vi.        There was discussion of the safety implications of allowing the proposed project to proceed as designed. Some board members expressed their ongoing concern about cut-through traffic. In response to a question Mr. Brayton agreed that closing the driveway from East Main Rd. would eliminate the concern over cut-through traffic. Mr. Lynch stated that his client is opposed to closing that driveway.

                                      vii.        There being no members of the public wishing to speak, motion by Ms. Owen, seconded by Mr. Vaillancourt to close the public hearing. Vote: 6-0-0.

                                     viii.        Motion by Mr. Vaillancourt, seconded by Ms. Owen to make the required findings and grant combined preliminary and final approval

                                       ix.        Discussion focused on the desire of some board members to address the potential for cut-through traffic. Mr. Huttler suggested that a condition be added to require that the driveway from East Main Rd. be closed as a condition of approval.

                                         x.        The maker of the motion and the seconder agreed to amend the motion to add that condition of approval.

                                       xi.        Vote on the motion as amended: 5-1-0, with Mr. Vaillancourt voting in opposition.

d.    Discussion and recommendation to the Town Council on proposed amendment to the Middletown Zoning Ordinance to implement inclusionary zoning for affordable housing.

                                          i.        Mr. Croce stated that this matter was continued from the prior meeting. Since then, he has talked with the Town Council president, who indicated his interest in seeing an inclusionary zoning ordinance submitted to the Town Council for consideration.

                                        ii.        Mr. Amarant stated that the full Town Council should be asked about its interest.

                                       iii.        Following additional discussion, it was agreed by consensus of the board to not take action at this time and to include inclusionary zoning as a discussion topic on the agenda for the joint Planning Board/Town Council meeting.

e.    Review of draft memo to the Town Council regarding potential discussion potential topics of discussion for the joint Town Council/Planning Board meeting to be held on November 3^rd.

                                          i.     Board members offered additional topics for discussion that should be included for discussion, including infrastructure, traffic, Town fees, and availability of recreational facilities.

                                         ii.    Mr. Croce will work with Mr. Wolanski to revise the draft memo to include the additional discussion topics, including inclusionary zoning.

5.    Updates

1. Status Report on Planning Board action items.

                                          i.        Mr. Croce requested that the rural village district item be removed from the report since no action has been taken due to the lack of interest on the part of the impacted property owners.

2. Committee reports

                                          i.        Comprehensive Plan Update Committee – Mr. Wolanski noted the next meeting of the committee on October 9^th and the public meeting on October 16th.

                                        ii.        Tree Commission – Ms. Owen stated that there is a presentation planned for a speaker to discuss tree species in Rhode Island and the problems they are facing.

                                       iii.        Open Space and Fields Committee – Mr. Fenton stated that Melissa Welch provided a presentation on shoreline access points during the last meeting and she is seeking support for maintenance of access points.

                                       iv.        Conservation Commission – Mr. Amarant stated that there has not been a meeting.

                                        v.        Middletown Center Citizen’s Advisory Committee – Mr. Fenton stated that there has not been a meeting.

3. Upcoming meetings:

                                          i.        Mr. Croce suggested that the joint meeting with the Town Council be rescheduled so that board members may attend the RIPEC annual meeting on November 3^rd, where Mr. Wolanski will receive an award. It was suggested that the meeting be held after the first of the year. Mr. Wolanski was asked to work with the Town Clerk to identify potential dates.

1.    Regular Planning Board meeting – November 12, 2025

2.    Comp Plan Update Committee meeting – October 9, 2025

3.    Comp Plan Update Committee public meeting – October 16, 2025

4.    Joint meeting with the Town Council – November 3, 2025 (to be rescheduled)

6.    Motion by Ms. Owen, seconded by Mr. Vaillancourt to adjourn. Vote: 6-0-0

Meeting adjourned at approximately 7:05pm.

 

Respectfully submitted,

Mike Fenton, Secretary