SITE VISIT - 3:00pm Apr. 3, 2026 - Planning Board Public Notice

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350 East Main Road, Middletown, RI 02842 (401) 849-4027 | MiddletownRI.com |

PLANNING BOARD MINUTES

Special Meeting – Site Visit

April 3, 2026

Board members present

Paul Croce, Chair

Steve Huttler

BJ Owen

Art Weber

Matt Skirzenski

Also present

Rudy Botros, Principal Planner

Members absent

Joe Pierik

Charlie Vaillancourt

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

1.    3:00pm, 30 Valley Rd. - 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.

o   Mr. Croce opened the meeting and stated 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   Representing the applicant was attorney David Martland, who explained that this property had been before the Board as a 3 lot subdivision.  The first two lots have been developed as the mini golf establishment and RI Orthopedics.  The use is allowed by right, however the applicant is 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.  In response to questioning by Board Members, Mr. Martland stated that he would request that the applicant incorporate the landscaped buffer which would negate the need for the initial waiver request.

o   Planning Board members expressed their desire for a landscaped buffer long the perimeter with the residential neighborhood.  Mr. Martland explained that since the applicant was seeking initial master plan approval no landscaped plan needed to be submitted as of yet, but that the applicant was open to considering that when the plans are drawn.

o   Planning Board members also questioned why the building was positioned as it was.  A representative from Northeast Engineers & Consultants, Inc. explained that due to the locations of wetlands on the property, the building had to be placed as it is and that requested waivers where to compensate for the limited area where the building could be positioned.  There are two wetland areas one that straddles the property line in the rear of the lot along the east side with RI Orthopedics.  The other is adjacent to Brailey Brokk along the west side of the property which includes a 200 ft watershed protection district that prohibits any construction in the buffer zone.

o   In answering Board Members questions regarding stormwater runoff, the Northeast Engineer’s representative stated that runoff is captured and filtered through the water quality treatment device and then discharged into Brailey Brook.  RI Orthopedics’ drainage feature is incorporated into the system at the front of the property.  The stormwater outfall from RI Orthopedics is conveyed through the property by culverts underneath the proposed driveway towards Brailey Brook.

o   Board Members had no other major concerns.

o   Mr. Croce closed the meeting.

Meeting adjourned by consensus at approximately 3:30 pm.

Respectfully submitted,

Rudy Botros, Principal Planner