1.    Approval of the minutes of the March 11, 2026 regular Planning Board meeting and the March 4, 2026 site visit meeting.

1. Mr. Croce invited board members to make any comments, hearing none he asked for a motion to approve the minutes.
2. Motion by Ms. Owen, seconded by Mr. Vaillancourt to approve the March 11, 2026 regular Planning Board meeting and the March 4, 2026 site visit meeting minutes. Vote: 6-0-0.

2.    Correspondence

a.    No correspondence.

3.    Agenda modifications

a.    5.a would be heard after 5.b.

4.    Old Business

a.    Public Hearing - Request of Mello Realty, Inc., owner, and Coddington Cove Land Condominium Association, applicants for a waiver from design standards section 521.2.C of the Middletown Rules and Regulations Regarding the Subdivision and Development of Land for use of exterior building materials (vinyl siding) not meeting design requirements. Property located at 300 Coddington Hwy, Tax Assessors Plat 103, Lot 103.

                                          i.        Atty. Girard Galvin representing Mello Realty Inc. and the Coddington Cove Land Condominium Association explained that his client was unable to attend the meeting and is asking that the application be continued to the next Planning Board meeting to be held on May 13, 2026.

                                         ii.        Motion by Mr. Weber, seconded by Ms. Owen to continue the application to the next Planning Board meeting. Vote: 6-0-0.

b.    Public Hearing - Application of 223 Oliphant LLC for combined preliminary and final plan approval of a minor subdivision, and request for a variance from Middletown Zoning Ordinance Section 603 to allow creation of a building lot with no street frontage where frontage of 120 feet is required. Property located at 223 Oliphant Lane, Tax Assessor’s Plat 112, Lot 86.

                                          i.        Atty. David Martland representing the applicant, 223 Oliphant LLC, submitted a letter to the Planning Board to withdraw the application without prejudice.

                                         ii.        Motion by Mr. Weber, seconded by Ms. Owen to withdraw the application without prejudice. Vote: 6-0-0.

c.     Public Hearing – Application of SB Farm LLC Master Plan approval for a Major Land Development Project involving a proposed 13,862 square foot structure to house farmstand, café and agricultural uses, and associated site work, including parking, stormwater management and landscaping, and including request for waivers from design requirements of sections 521.1.B.1 and 521.3.D.3 of the Middletown Rules & Regulations Regarding the Subdivision and Development of Land. Property located at 913 Mitchell’s Lane, and further identified as Tax Assessors Plat 125, Lot 1.

                                          i.        Mr. Vaillancourt recused himself from review.

                                         ii.        Planning Director, Ron Wolanski, explained that due to a noticing error on the count of the Planning Department not all abutters were notified of the proceedings.  New notices must be sent out and the application would be continued to the next Planning Board meeting on May 13, 2026.

                                        iii.        Atty. Girard Glavin, representing the applicant Sweet Berry Farm, explained that neighbors opposed to the project and their counsel may be submitting briefs regarding the project to the Solicitor’s office.  Atty. Galvin will make sure these briefs get to Board members well in advance of the next hearing.

                                       iv.        Atty. Galvin also stated that since the continuance would make the application process time longer than 90 days, he would request an extension.

                                          i.        Motion by Mr. Weber, seconded by Mr. Skirzenski to continue the application to the next Planning Board meeting. Vote: 6-0-0.

d.    Discussion of, and recommendation to the Town Council on proposed design requirements and other restrictions for multi-family residential development, including proposed amendments to Middletown Zoning Ordinance Section 1508 – Building Design and Location; proposed amendments to the Use Table in the Middletown Zoning Ordinance; Section 602 – Schedule of District Regulations – Uses and Districts – Multi-family dwelling structure & Multi-family dwelling project to allow the uses in the R-10, R-20 and R-30 zoning districts by special use permit; Section 603 regarding dimensional requirements for two-family dwelling, multi-family dwelling structure, and multi-family dwelling project; and Section 1504 regarding allowable density for multifamily dwelling structure and multifamily dwelling project.

                                          i.        Since comments from the Solicitor’s office were yet to be received it was agreed to continue the matter.

                                         ii.        Motion by Ms. Owen, seconded by Mr. Weber to continue the matter to the next Planning Board meeting. Vote: 6-0-0.

e.    Request of the Town Council for review and recommendation on a draft complete streets ordinance.

                                          i.        Since comments from the Solicitor’s office were yet to be received it was agreed to continue the matter.

                                        iii.        Motion by Ms. Owen, seconded by Mr. Weber to continue the matter to the next Planning Board meeting. Vote: 6-0-0.

5.    New Business

a.    Public Hearing - Application of James H. Clausen, Trustee, for Master Plan approval of a major land development project, including a proposed 10,000 square foot office building and associated parking and other site work, and including requested waivers from certain design standards of Section 521 of the Middletown Rules and Regulations Regarding the Subdivision and Development of Land, including Sections 521.1.B.1 and 521.3.D.3. Property located at 30 Valley Rd., and further identified as Tax Assessor’s 107NE, Lot 402C. (Reviewed after 5.b)

                                          i.        Motion by Ms. Owen, seconded by Mr. Weber to open the public hearing. Vote: 6-0-0.

                                          i.        Atty. Martland representing the applicant presented the overall master site plan for a 10,000 sf office building at 30 Valley Rd.  This property was before the Board as part of a 3 lot subdivision.  The first two lots have been developed as the mini golf and RI Orthopedics.  The use is allowed by right, however we are seeking two waivers.  The first waiver is the requirement to have a 5 foot wide landscaped strip along the east side of the building adjacent to the parking area.  The second waiver seeks to allow a small parking lot in the front of the building which is usually only allowed at the sides and rear of the building. 

                                         ii.        The TRC meeting sent a positive recommendation to the Board.  A site visit made apparent the concern by many Board members regarding the need for a landscape buffer along the perimeter with residential neighborhoods.  Atty. Martland explained that no landscape plan has been submitted as it is not a requirement for initial master plan approval.  Mr. Martland went on to convey the applicant’s willingness to include the landscaped strip and negate the need for the waiver request.

                                        iii.        Atty. Martland introduced Lynn Small as the project engineer with North East Engineering.  She explained that the site is currently undeveloped and has been for years.  There are two wetland areas, one straddling the property line along the east side with RI Orthopedics, while the other is adjacent to Brailey Brook along the west side of the property.  There is a 200 ft watershed protection district the prohibits any constriction in the buffer zone.

Mrs. Small explained that due to some aggressive lawn mowing they were forced to replant some arborvitaes on site.  These developments get their water and sewer connections from the residential neighborhoods to the north of the property in the rear of the buildings.  Electric access would come from Valley Rd.  The project would be subject to state plan permitting that will be received before preliminary plan review and includes the following:

·         RIDOT state road permit for access and frontage

·         RIDEM RIPDEES permit for over one acre of disturbance

·         RIDEM freshwater wetlands permit

                                         ii.        The proposed development includes an office building with access from Valley Rd, with parking on the east side of the project and drainage on the west side of the project as that is the downhill side.  Runoff is captured and filtered through the water quality treatment device and then discharged into Brailey Brook.  RI Orthopedics incorporates its drainage feature at the front of the property.  Their stormwater outfall is conveyed through the property by three culverts underneath the entrance driveway in order to discharge into Brailey Brook.

                                        iii.        The plan meets the parking requirement for spaces.  The waiver request will allow for parking in the front similar to what is currently seen at RI Orthopedics.  Although town ordinance allows for one row of parking Ms. Small explained that it is more efficient design to have at least two rows with one travel lane in between.  This allows for less impervious surface over the entire project site.

                                       iv.        In answering an inquiry by Mr. Skirzenski, Ms. Small explained that the requirement for parking spaces is 3 per 1,000 sq ft of office space.  The plan calls for 45 when only 30 spaces are required.

                                         v.        Ms. Owen asked if the applicant had heard of any issues from the residential neighborhood at the far side of the property specifically regarding a landscaping buffer along the fence line.  Atty. Martland explained that Pam Rodgers will be creating the landscape plan for the project which will be submitted at Preliminary Plan approval.  The requirements entail a 20-foot landscape screening in that area which will be met.

                                       vi.        Mr. Skirzenski voiced his disapproval of a gas line or any fossil fuel infrastructure, incorporated into the design, given the state’s mandate to decrease its emission rate 45% by 2030.  As a legally binding mandate, Mr. Skirzenski advised that the applicant consider a heat pump mechanism, etc. for preliminary plan approval.  In response to questioning by Mr. Croce, Mr. Wolanski explained that there was nothing in state or local regulations that prohibit or limit the gas line connection.

                                      vii.        Mr. Pierik confirmed that the project called for an office building despite the signage on the plan indicating retail spaces.

                                     viii.        Mr. Croce asked a series of minor questions regarding the plans, the traffic impact study submitted, and confirmed that there would be further review of stormwater runoff from the wetlands on site.  He also asked about a minor property dispute involving a shed that currently sits on the property site.  Mr. Martland explained that there is an adverse possession claim on that small sliver of property that does not have to be settled before this matter is adjudicated and is likely to be resolved amicably.

                                       ix.        Mr. Croce asked why there was a landscape waiver requested despite a landscape plan not required by Master plan review.  Ms. Small indicated the waiver was regards to the 5 ft wide landscape buffer along the 5 ft sidewalk around the perimeter of the building.  Ms. Small explained that the plans do not indicate this requirement along the east side because they attempt to minimize disturbance to the wetlands on both sides of the project.  Mr. Martland indicated they would be amenable to tabling the landscape waiver request at this stage in order to look at possible solutions at which point it can be brought up at preliminary plan approval if necessary.

                                         x.        After Mr. Croce invited anyone from the public to speak, Alicia Reyes, of 30 Bliss Mine Rd., asked about the possibility that drainage into Brailey Brook would produce overflow onto abutting properties.  Ms. Small answered that although the calculations are not ready yet, state and town law requires a stormwater analysis of existing peak rates of runoff, their designed discharge points and a comparison with those to the proposed conditions to ensure that there is a reduction in peak runoff rates.  This will be included in a stormwater report and on file with DEM, DOT and also the Town of Middletown.  The polan will also be reviewed by the TRC before its introduced to the Planning Board.  A Bailey Brook flood plain analysis will also be incorporated during the state review process.

                                       xi.        After no members of the public wished to speak the Board moved to close the public hearing.

                                      xii.        Motion by Ms. Owen, and seconded by Mr. Vaillancourt to close the public hearing. Vote: 6-0-0.

                                     xiii.        Motion by Ms. Owen and seconded by Mr. Vaillancourt for Master plan approval and grant the 1 waiver regarding parking spaces in the front of the building. Vote: 6-0-0.

b.    Request of Wave Pond Hotel, LLC for a one-year extension of the combined Preliminary Plan and Final Plan approval for a Minor Land Development Project for construction of an eight-room motel, pool and associated site work. Property located at 38 Purgatory Road, Assessor’s Plat 116NW Lot 13. 

                                          i.        Mr. Martland representing the applicant requested a one year extension to allow his client to review some financing options.

                                         ii.        Mr. Wolanski explained that the request can be approved at the discretion of the Board. The current approval expires May 31, of 2026 so an extension would serve until May 31, 2027.

                                        iii.        Motion by Ms. Owen, seconded by Mr. Weber to give a one-year extension for project review. Vote: 6-0-0.

6.    Updates

1. Status Report on Planning Board action items.
2. Committee reports

                                          i.        Tree Commission

1.    Ms. Owen updated the board on Tree Commission activities.  Tree planting design by local street residents is underway as we as tree planting plans at 30 Valley Rd.  A work party at Albro Woods is scheduled for April 25th.

                                         ii.        Open Space and Fields Committee

1.    Mr. Vaillancourt stated the committee was looking for a replacement member on the Committee due to a resignation.  Next meeting is scheduled for April 15^th.

                                        iii.        Conservation Commission

1.    Mr. Skirzenski stated that the next meeting is scheduled for April 13^th.

                                       iv.        Middletown Center Citizens Advisory Committee

1.    Mr. Huttler was absent.

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

Meeting adjourned at approximately 7:45 pm.

Respectfully submitted,

Arthur S. Weber, Jr., Secretary