Feb. 26, 2025 - Planning Board Meeting Public Hearing

1.    Public Hearing – Request of the Town of Middletown for Preliminary Plan approval of a Major Land Development Project to construct a building to serve as a combined middle/high school, including associated parking, landscaping, and other site work, and including requests for variances from the following sections of the Middletown zoning ordinance, Town Code Chapter 152, Article 12 - Signs: Section 1208(F) to allow roof-mounted signs where prohibited; Section 1212 (B)(2 & 4) to allow six total signs where three are permitted; Section 1212 (D)(1)(a) to allow two entry monument signs of 48 square feet and 5 feet 6 inches tall, one facing an arterial road and one facing a non-arterial road, where 16 square feet and 6 feet tall is permitted facing an arterial road and 8 square feet and 4 feet tall is permitted facing a non-arterial road; Section 1212 (D)(1)(a) to allow two single-business monument signs of 52 square feet and 47 square feet where 16 square feet each is permitted; and Section 1212 (D)(2)(a) to allow two building-mounted signs of 77 square feet and 74 square feet where 32 square feet each is permitted. Properties located in the public, traffic sensitive (PA) zoning district at 1113 & 1199 Aquidneck Ave., Tax Assessor’s Plat 113, Lots 199 & 198A.

A.    Motion by Mr. Fenton, seconded by Mr. Vaillancourt to open the public hearing. Vote: 7-0-0.

B.    Town Solicitor Peter Regan represented the Town of Middletown as the applicant. Mr. Regan shared the application received Master Plan approval in November 2024. Mr. Regan went over the zoning relief requests for signage. Mr. Regan shared that the RIDEM and RIDOT permits are still in process and asked the Board to apply obtaining those permits as a condition of approval.

C.   Engineer Steve Garvin went over existing changes, proposed utilities, stormwater management plan, and that comments from TRC, Roads and Utility, and Crossman Engineering were addressed.

D.   Architect Matt LaRue went over the lighting plans which will comply with Town regulations. Mr. LaRue spoke about the proposed signage which includes monument signs at the entrances and roof-mounted signs. Mr. LaRue spoke about the need due to two entrances, two schools, and visibility from the right-of-way. Mr. LaRue went over the design and placement. There was a discussion on the roof-mounted signs on purpose, lighting, and sightline issues which Mr. LaRue addressed satisfactorily.

E.    Mr. Amarant asked about the names of the schools which Mr. Regan shared the school committee and Town Council will decide on the names and it is not part of this application.

F.    Mr. Croce suggested considering mounting signs onto the building, downlighting, and screening of roof-top equipment which Mr. LaRue stated the applicant can explore but noted cost constraints.

G.   Mr. LaRue also shared that external building design has been modified to add four additional colors and only minor changes to the parking layout to better distribute the ADA parking spots.

H.   Landscape Architect Steve D’Ambrosia shared the team has been coordinating with Tree Commission and addressed most of their comments. Mr. D’Ambrosia shared some difficulty in obtaining specific species.

I.      There were questions about playing fields which Mr. Regan addressed the Town Administration is aware of and looking into to provide alternatives.

J.     Real estate appraiser James Houle presented his report to the Board.

K.    Mr. Huttler asked about use of school for emergencies. Mr. LaRue shared school is designed as shelter with emergency generator.

L.    The public were invited to speak.

M.   Thomas Silveria, expressed concern with moisture problem in the current Middle School and rooftop sign concerns. Mr. LaRue shared that designers are aware and design calls for waterproofing.

N.   Angel Silveria spoke about concerns with tree maintenance and proximity to building, incorporating Gaudet in the new name, and leaking skylights. Mr. D’Ambrasio expressed that the proposal show smaller trees near the building and will work with Tree Commission. Mr. LaRue shared contemporary products are better and installation testing throughout process to ensure skylights do not leak.

O.    No other members of the public wished to speak.

P.     Motion by Ms. Owen, seconded by Mr. Fenton to close the public hearing. Vote: 7-0-0.

Q.   Mr. Regan spoke about the long planning process over the last couple years with the building committee. In regards to the sign variance, Mr. Regan spoke about how it is  a large campus with two schools, thus it is important for people to be able to navigate the campus to drop off students. Mr. Regan also stated the applicant will explore and consider mounting signs on the building and the lighting direction but cited concerns with limitations due to amount of windows and other regulations.

R.   Motion by Ms. Owen, seconded by Mr. Fenton to grant the variance request from Section 1208(F) to allow roof-mounted signs where prohibited, subject to the condition that dark-sky compliant sign lighting be considered and that sign lighting be extinguished by 9pm or 30 minutes following the end of evening use of the facility, whichever is later, and to make the required findings. Vote: 7-0-0

S.    Motion by Ms. Owen, seconded by Mr. Vaillancourt to grant the following variance request and to make the required findings:

1.        Section 1212 (B)(2 & 4) to allow six total signs where three are permitted.

2.        Section 1212 (D)(1)(a) to allow two entry monument signs of 48 square feet and 5 feet 6 inches tall, one facing an arterial road and one facing a non-arterial road, where 16 square feet and 6 feet tall is permitted facing an arterial road and 8 square feet and 4 feet tall is permitted facing a non-arterial road.

3.        Section 1212 (D)(1)(a) to allow two single-business monument signs of 52 square feet and 47 square feet where 16 square feet each is permitted.

4.        Section 1212 (D)(2)(a) to allow two building-mounted signs of 77 square feet and 74 square feet where 32 square feet each is permitted.

T.    Vote: 7-0-0.

U.   Motion by Ms. Owen, seconded by Mr. Vaillancourt to approve the preliminary plan application of a major land development project, make the required findings, subject to the following conditions of approval:

1.        Conditions:

i.        Prior to permitting, final review and approval of the stormwater management plans and calculations shall be completed by the Town Engineer.

ii.        Prior to permitting, final design of the onsite sewer lines and connections shall be completed, subject to the approval of the Director of Public Works.

iii.        All required RIDEM and RIDOT permits shall be secured prior to the issuance of building permits.

iv.        All comments and questions raised by the Middletown Tree Commission and the Roads & Utilities Advisory Committee shall be addressed to the extent feasible prior to the issuance of building permits.

v.        All outdoor lighting shall be extinguished by 9pm or 30 minutes following the end of evening use of the facility, whichever is later

vi.        The applicant shall explore and consider building-mounted signs.

V.    Vote: 7-0-0.

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

Meeting adjourned at approximately 7:25pm.

Respectfully submitted,

Mike Fenton, Secretary