1.    Election of Officers for 2026

1. Mr. Croce invited nominations for chair. Mr. Huttler nominated Mr. Croce. There being no other nominations, the chair declared that Mr. Croce was elected as chair by acclamation.
2. Mr. Croce invited nominations for vice chair. Mr. Weber nominated Mr. Vaillancourt. There being no other nominations, the chair declared that Mr. Vaillancourt was elected as vice chair by acclamation.
3. Mr. Croce invited nominations for secretary. Ms. Owen nominated Mr. Weber. There being no other nominations, the Chair declared that Mr. Weber was elected as secretary by acclamation.

2.    Approval of the minutes of the February 11, 2026 regular Planning Board meeting and the February 3, 2026 special meeting.

1. Mr. Croce introduced requested modifications to the draft February 11, 2026 minutes.
2. Motion by Ms. Owen, seconded by Mr. Skirzenski to approve the February 11, 2026 regular Planning Board meeting minutes as amended. Vote: 6-0-0.
3. Motion by Mr. Huttler, seconded by Ms. Owen to approve the February 3, 2026 special Planning Board meeting minutes. Vote: 6-0-0.

3.    Correspondence

a.    Memorandum of the Town Planner dated February 27, 2026 re: Administrative Subdivision – Application of Bailey Avenue LLC and Peter Gallipeau Living Trust involving properties fronting Bailey Ave., and further identified as Lots 409 & 410 on Assessor’s Plat 126.

b.    Motion made and seconded to receive. Vote 6-0-0.

4.    Agenda modifications

a.    Mr. Croce stated that agenda items 5.B, 5.C, 6.A, 6.B should be continued to the next regular Planning Board meeting on April 8, 2026

b.    Motion by Mr. Weber, seconded by Ms. Owen to continue agenda items 5.B, 5.C, 6.A, 6.B to the April 8, 2026 regular Planning Board meeting. Vote: 6-0-0

5.    Old Business

a.    Review of discussion topics for the March 16, 2026 joint meeting with the Town Council.

                                          i.        Following discussion, by consensus, the presented list of discussion topics was approved.

                                         ii.        Mr. Weber and Mr. Huttler expressed a desire to request that the Town Council schedule a special meeting, rather than holding the joint meeting during a regular Town Council meeting. This would allow more time for discussion. Other board members agreed. Mr. Croce stated that he will discuss the matter with the Town Council President.

b.    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.        Continued to the April 8^th meeting.

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

                                          i.        Continued to the April 8^th meeting.

6.    New Business

a.    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.        Continued to the April 8^th meeting.

b.    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.        Continued to the April 8^th meeting.

c.     Public Hearing – Application of Newport Pickleball LLC for a minor land development project including installation of outdoor courts and other site work, including request for a special use permit per Zoning Ordinance Sections 902 and 902(g) to allow outdoor commercial recreation. Property located in the general business (GB) zoning district, and located at 105 Chases Lane, Tax Assessors Plat 106, Lots 150, 151, 152.

                                          i.        Motion made and seconded to open the public hearing. Vote: 6-0-0.

                                         ii.        The applicant was represented by attorney Michael Mineau, who introduced the application.

                                        iii.        Engineer Lyn Small was recognized as an expert in her field. She presented the existing conditions and proposed conditions plans. She answered questions form board members regarding stormwater management. There will be an increase in pervious area. The project will comply with minimum parking requirements and lighting standards.

                                       iv.        There was discussion of a question from the Tree Commission regarding the limited vegetative screening along the east side of the proposed courts. The applicant’s landscape architect, Pam Rogers, provided a revised plan that includes screening or arborvitaes along the entire length on the east side of the courts.

                                         v.        There was discussion of the possibility of adding more planted green space on the west and north sides of the courts. The applicant agreed to add landscaping to those areas.

                                       vi.        The applicant’s architect provided renderings of the courts.

                                      vii.        The applicant’s real estate expert testified as to the impacts of the project on the surrounding area and compliance with the Middletown Comprehensive Community Plan.

                                     viii.        The was discussion of the need for an operations plan for the outdoor courts which should address noise and hours of operation. The applicant agreed to provide one.

                                       ix.        The chair opened the meeting for public input.

1.    Kim Blast of Compton View Drive asked about use of the courts, and whether only members of the club can play. The applicant responded that the facility is open to the general public, but members get preference for reserving courts.

2.    Ms. Blast went on to comment on traffic concerns within the parking lot. She referenced the poor circulation at the Aquidneck shopping center since Starbucks opened, wondering if the same situation is likely to happen at this shopping center since Home Depot is especially busy in the summer. Mr. Croce answered that the circulation pattern at the Aquidneck shopping center, which was not approved by the Planning Board, is distinctive and quite different from the one proposed for this project.  For this reason, he was not concerned that the same situation would be repeated.

3.    Martha Koziara of Miller Street, a friend of the original developer, expressed concerns about noise impacts on Chase’s Estates on the west side of the property.  Ms. Koziara asked the applicant if they were amenable to providing screening on the west side by a type of sound baffling there if it is deemed necessary.  The applicant answered that he was amenable to that if it was necessary. 

4.    Mrs. Celine Angler of Mitchell’s Lane asked about hours of operation, pedestrian circulation, whether food and drink would be available outdoors, and the amount of time during the year the outdoor courts will be in use. The applicant responded the there will not be a bar outdoors, though food and drink could be brought from inside. The courts would be in use as weather permits, perhaps 8-9 months per year.

5.    Mrs. Angler also asked about the possibility for balls to escape the glass walls and the height of arborvitaes at installation.  Mrs. Rodgers answered that they would be installed at 6 to 7 feet and can grow up to 15 and 20 feet depending on how they were maintained.

                                         x.        There being no other members of the public wishing to speak, motion made and seconded to close the public hearing. Vote: 6-0-0

                                       xi.        Motion by Ms. Owen, seconded by Mr. Weber to grant the special use permit subject to the required findings and the following conditions of approval:

1.       Once the outdoor courts are in operation the applicant shall monitor sound levels, and mitigation measures shall be instituted in an attempt to address any complaints from abutting property owners regarding excessive noise.

2.       Prior to permitting, the applicant shall provide a copy of an operations plan/policies document regarding use of the outdoor courts to the Planning Department, which shall address, but not be limited to, hours of operation, lighting, food & beverage service, and rules of conduct.

3.       Prior to permitting, the revised landscape plan dated 3/11/2026 shall be further revised to include an increase in the amount of landscaping within the project area, reducing the amount of paved area on the west and north sides of the proposed courts. The plan shall be provided to the Planning Department.

4.    Use of the outdoor courts shall end by 9pm each day.

                                      xii.        Vote: 6-0-0

                                     xiii.        Motion by Ms. Owen, seconded by Mr. Weber to grant combined preliminary and final plan approval of the minor land development project subject to the required findings and the following conditions of approval:

1.       Once the outdoor courts are in operation the applicant shall monitor sound levels, and mitigation measures shall be instituted in an attempt to address any complaints from abutting property owners regarding excessive noise.

2.       Prior to permitting, the applicant shall provide a copy of an operations plan/policies document regarding use of the outdoor courts to the Planning Department, which shall address, but not be limited to, hours of operation, lighting, food & beverage service, and rules of conduct.

3.       Prior to permitting, the revised landscape plan dated 3/11/2026 shall be further revised to include an increase in the amount of landscaping within the project area, reducing the amount paved area on the west and north sides of the proposed courts. The plan shall be provided to the Planning Department.

4.    Use of the outdoor courts shall end by 9pm each day

                                     xiv.        Vote: 6-0-0

d.    Discussion and recommendation to the Town Council on proposed amendments to Middletown Zoning Ordinance, Town Code Chapter 152 to address legislation adopted in the 2025 session of the RI General Assembly, including bills H5796, H5797, H5798.  Proposed amendments to Sections 400, 602, 603, 604, 728, and adding new section 731.

                                          i.        Mr. Wolanski described each of the proposed zoning ordinance amendments intended to bring Town regulations into conformance with State law.

                                         ii.        Motion by Mr. Huttler seconded by Mr. Skirzenski to forward the proposed amendments as drafted to the Town Council with a positive recommendation. Vote: 6-0-0.

7.    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, particularly an April 25^th work party at Albro Woods.

                                         ii.        Open Space and Fields Committee

1.    Appointment of Planning Board member to serve on the Open Space & Fields Committee. Charlie Vaillencourt appointed.

                                        iii.        Conservation Commission

1.    Appointment of Planning Board member to serve on the Conservation Commission. Matt Skirzenski appointed.

                                       iv.        Middletown Center Citizens Advisory Committee

1.    Appointment of Planning Board member to serve on the Citizens Advisory Committee. Steve Huttler appointed.

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

Meeting adjourned at approximately 8:30 pm.

Respectfully submitted,

Arthur S. Weber, Jr., Secretary