Apr. 3, 2025 - Special Planning Board Meeting

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

PLANNING BOARD MINUTES

Special Meeting -

Middletown Commons Town Center

April 3, 2025, 6pm

Gaudet Middle School Cafeteria

1113 Aquidneck Ave

Middletown, RI 02842

Board members present:

Paul Croce, Chair

Charlie Vaillancourt, Vice Chair

Michael Fenton, Secretary

B.J. Owen

Leon Amarant

Joe Pierik

Steve Huttler

Also present

Ron Wolanski, Town Planner

Peter Regan, Town Solicitor

Anita Guo, Principal Planner

Mr. Croce called the meeting to order at 6:00pm. Mr. Regan gave introductory remarks and explained the Planning’s Board scope of review which per state law, the Planning Board provides an advisory opinion to the Town Council on the three agenda items and have to make a finding on whether the zoning amendments comply with the Town’s comprehensive community plan. Following a recommendation, the Town Council will then schedule a public hearing and vote on the petitions. If approved, the applicant will then work on developing detailed plans and file an actual project. The project will go through a major land development plan process with review from the Planning Board, state permitting, and public hearings.

a. Attorney Girard Galvin introduced himself as a representative of the applicant and development team. Mr. Galvin introduced Middletown Town Administrator Shawn Brown to provide a history of the project to date.

b. Mr. Brown provided a history of the project including the development of the West Main/Coddington Highway Master Plan, purchase of the former Navy Lodge property, request for information (RFI) for development partners of the site, selection of the development team, acceptance of concept plan by Planning Board and Town Council, creation of the Citizens Advisory Committee (CAC), and signing of the development agreement between the Town Council and development team in 2024. Mr. Brown also addressed the decision to relocate the Library to the new location at Enterprise Drive and spoke about the cost-saving benefits of the move. Mr. Brown spoke about the planned 4.8 acres of open space at the northern end of this project site which would include the original 1.5 acres of land reserved for the library, 1.3 acres around JFK school, and 2 acres west of JFK school. The CAC was recharged with reenvisioning the space. Mr. Brown noted there are deed restrictions on Pottsy Field which must be moved elsewhere in Town. There was discussion about the planned hotel which has been reduced in height and moved further down West Main Road. There would be 150 residential units with 15 of them permanently reserved for households meeting the 80% area median income (AMI) housing income requirement. Those affordable units will not rely on subsidies from the government. Currently the site does not produce any revenues but with the project, the projected revenues would be at least $1.1 million annually.

c. Mr. Regan spoke about how a conceptual plan was first submitted but no engineered plans have been submitted or approved yet.

d. Mr. Galvin shared that the development agreement specifies the title is Middletown Town Center but can be revised if the Town wishes.

e. Mr. Galvin and planner Paige Bronk spoke about the two revisions to the overlay since the last meeting including using Limited Business as the underlying zoning and reducing the hotel height to 55’ with a pitched roof. The hotel footprint would be larger as well as some financial impacts and loss of retail space. There was discussion about the landscaping requirements in the overlay and Mr. Galvin shared the intention for the municipal piece was to satisfy the landscape requirement for the entire development. Besides the municipal piece, there would be around 10% of landscaping in the commercial areas. The municipal piece would be revised to limit to the Public zoning district uses only and language was added to provide space to create a sense of community. Mr. Bronk testified that he found the zoning overlay and amendments consistent with the comprehensive plan.

f. Mr. Croce expressed satisfaction with the change to Limited Business but questioned rezoning the entire project area – including the municipal / open space. There was discussion on protecting that municipal piece for open space or public uses only.

g. Mr. Huttler spoke about how this is a special project for Middletown and expressed that the town commons should be a place that is walkable, family-friendly, and serves as a community gathering space. Mr. Huttler suggested the following changes to the zoning overlay:

i.    Add language in the overlay zone that the town commons should be a place that is walkable, family-friendly, and serves as a community gathering space as guiding principles.

ii.    Objectivities – project should reflect character and feel of a traditional town commons project and as welcoming gateway to Middletown.

iii.    Add “including creation of pedestrian friendly project which fosters family and community uses.”

iv.    Permitted uses: remove department stores under 30,000 s.f., supermarkets, and drive-in windows. Allow bank with drive-thru by special use permit only.

v.    Landscaping shall make up not less than 10% of area dedicated to commercial or residential uses

vi.    Stormwater management – add language that says the overlay shall provide best practices for rain water capture like rain gardens that highlight local beauty flora

vii.    Signage – add a landscaped iconic park at the corner of West Main and Coddington that contains a monument sign

h. There was discussion about the hotel providing community use of the facilities which developer James Karam shared that the conference rooms are available for nonprofits to use at no charge.

i. Mr. Amarant asked about the height of the co-locating cellular and antennas accessory use which the applicant stated a 6-8 feet antenna would be needed to enhance cellular receipt and internet in the hotel.  Mr. Amarant expressed restricting uses in the municipal parcel to only Public zoning district uses..

j. Ms. Owen encouraged applicant to work with Tree Commission on landscaping.

k. Mr. Fenton discussed the affordable housing units for families making 80% AMI would cost around $2,000 per month.

l. Mr. Pierik suggested changing iconic park at the West Main/Coddington Highway to a signage element.

m. Mr. Amarant asked whether the amount of affordable housing units could be increased which Mr. Galvin responded no due to the economic impacts.

n. There was discussion about the recreational complex which has certain restrictions and conveyances the Town must relocate and get approved before the land can be used for uses other than recreational. Mr. Regan confirmed the project is contingent on getting that approval.

o. Mr. Fenton encouraged a New England-style design aesthetic which Mr. Girard stated will comply with Town’s design goals.

p. Mr. Pierik spoke about how commercial financing, economic viability, and performance-driven factors come into play for this project.

There was discussion that the affordable units will be income-restricted and remain affordable and the units are not subsidized by state money.

q. Mr. Croce suggested the following changes:

i.    Under Procedure, clarify wording on referencing master plan approval.

ii.    Require special use permit for hotel/motel, lunchroom with alcohol, bars, miscellaneous personal services, miscellaneous business services, bank with drive-up window, miscellaneous professional services, motion picture theaters, churches, hospital/medical center or clinic, and accessory uses

iii.    Prohibit supermarket.

iv.    Remove the sentence prohibiting all land uses under commercial outdoor recreation category

v.    Restrict truck deliveries to hours from 7am to 8pm.

vi.    Increase the amount of affordable housing to 12% which Mr. Chris Bicho agreed.

vii.    Modify the hotel to a 55 feet high structure with pitched roof and hidden mechanicals and 4-story occupancy maximum

viii.    Restrict antennas to 6’ height limitation

ix.    Clarify location of pedestrian and sidewalks in driveway and parking lot areas

x.    Screen or set back HVAC equipment

xi.    Lighting shall meet town regulations

xii.    Consider reducing square footage and height of proposed signage. Mr. Galvin agreed to that change as a condition of approval.

r. Mr. Croce opened the floor for public input.

s. A member of the public expressed concerns about possible impacts on the Coddington pump station.

t. Robert Braman, Wedgewood Rd, spoke about stormwater drainage issues and concerns with mote pavement.

u. Wendy Riel, 48 Swan Drive, provided documents to Planning Board which cited open space as a top concern during a comprehensive plan public workshop and letter from the National Park Service that the Planning Board should avoid changes to the zoning overlay until federal land compliance has been resolved. Ms. Riel expressed concern with development and Pottsy Field and possibly breaching the conveyance agreement and asked for preserving Pottsy Field for future generations. Mr. Regan noted that there is a process to move the conveyances and any zoning approvals will include provisions that the restrictions will be relocated. Both project approvals and relocating the conveyances will proceed on parallel tracks and the NPS and Department of Interior are fine with that.

v. Amy Lord, 1011 Wapping Road, shared people are interested in open space, asked to not relocate Pottsy Field, and agreed with Ms. Riel’s comments.

w. Carol Cummings shared communications with Paul Jordan at RIDEM which discussed the Pottsy Field property is restricted in perpetuity to public outdoor recreational use and said that the Town has not started that process.

x. Karen Biastre, a member of Affordable Housing Committee but is speaking as resident tonight, asked the Planning Board to not send forward a favorable recommendation to the Town Council because the developers are only providing a single category of affordable housing – 80% AMI. There are no other types of housing like senior housing. Mr. Regan agreed that affordable housing standard/definition applies to the entire Town, not per development.

y. Melissa Grenell, 790 Green End Ave, expressed concerns with how the developers increased the amount of affordable units despite previously claiming it was a hard no and spoke of greed and lack of community.

z. Karen Roarke, 26 Renfrew Ave, agreed with the Limited Business zoning, special use permits, the suggested revisions, keeping municipal portion open space, and a landscape park at the corner. Ms. Roarke asked the project to comply with design and landscaping requirements and stated if the project cannot comply with landscape requirements, then the project is too big for the parcel.

aa. Christoper Row, 177 Chases Lane, stated he doesn’t think Pottsy Field can be reconveyed and that it would not be the same park if moved.

bb. Michael Lopes, Maple Ave, expressed concerns with traffic, sewer capacity, and costs to taxpayers. Mr. Croce clarified when a project application is submitted, the applicant has to submit a traffic study and permission from public utilities.

cc. Mike Flynn, 34 Warren Ave, asked Planning Board to vote no on the zoning overlay and said development documents should specify the amount of acreage for each residential, retail, and hotel use and doesn’t agree with a zoning overlay.

dd. Audrey Pfeifer, expressed concerns with costs to taxpayers including the money spent on the Hoogendoorn property and putting infrastructure there and suggested cell towers should be owned by the Town. Ms. Pfeifer suggested the Town’s separate affordable housing projects should be moved to this location and expressed concerns with the building design of those affordable housing projects.

ee. Terri Flynn, 34 Warren Ave, stated the project is not a Town Center and doesn’t comply with the comprehensive plan and Town visions and asked the Planning Board to vote nay on all three items.

ff. Kim Blass, 111 Compton Dr, expressed concerns with traffic and the number of hotels and banks on West Main Road and stated that Middletown has met its quota. Ms. Blass pointed out Affordable Housing Committee’s recommendation of 25% affordable units.

gg. Martha Coaziara, 8 Miller Street, stated the new laws stated that the affordable housing building designs do not need to comply with local standards and spoke about how cell towers enhance high speed internet for sports betting.

hh. Ahram Nickola, Middletown, expressed concern with limited open space for future generations and believed the land should be for recreational purposes. There is no need for another hotel and bad traffic.

ii. Joanna Thompson, 28 JH Dwyer Drive, shared she thinks the property should be developed only if the developer delivers on the Town Center and what is identified in the RFI.

jj. David Dill, 144 Busher Dr, stated Pottsy Field is sacred grounds and proposal is not a Town Center. He stated his support for a hotel and additional housing on the island and the proposed park on the corner. He stated 1.5 acres of open space is not enough and there needs to be more space for sports in that area of Town.

kk. Jordy Shaver, 149 Riverview, expressed concern that Town is not getting enough benefit for leasing land to the developers, suggested selling land, and expressed concerns with taxes.

ll. Alicia Raylias, 30 Bliss Mine Road, supported special use permit for the miscellaneous uses and expressed that it is premature to rezone the entire parcel including Pottsy Field and that it should not be General Business.

mm. Rose Hills, Berkeley Court, questioned moving Pottsy Field, asked clarifying questions about the location of the open space, and asked for more trees and buffers.

nn. Judy Ackerman, Chases Lane, asked for preservation of open space, stated that West Main Road is built out, opposed to the hotel and bank, and expressed concerns with cars cutting through neighborhoods to avoid West Main Road.

oo. John Gargaliano, 22 Wood Road, quoted the RFI submission from the Landings Group which cited mixed-use, mix-income, pedestrian-friendly town center, and library and expressed dissatisfaction with the changes from to the RFI to now.

pp. Denise Brown, Pequot Lane, stated her opposition to bank and hotel, and the need to preserve open space.

qq. Carl Salvo, 7 Circle Dr, asked clarification of on the hotel which the applicant responded would be 4 stories total.

rr. Antone Vivieros, 45 Bayview Park, agreed with others’ comments and questioned where the money was coming from for the open space bond, school, and library and that the tax rates are not dropping.

ss. Ann O’Donnell, 34 Hilltop, stated the Town doesn’t want what the developers are presenting and opposed to a hotel and another traffic light on West Main Road.

tt. Gale Greenwood, 308 Forest Ave, expressed concerns with increased impervious surfaces, agreed with other comments, and suggested for it to be a true community center and to turn JFK to a senior center.

uu. Marilyn Loveka, 34 Renfrew Ave stated they don’t want it.

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

ww. Mr. Galvin expressed he respected the public’s passions and stated that the goal to retain the Town’s natural beauty but also to find economic development opportunities and that this location is prime for economic development and asked for a positive recommendation from the Board.

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

yy. Mr. Croce called for a recess.

zz. Mr. Croce inquired whether other Planning Board members are inclined to vote tonight.

aaa. Mr. Huttler suggested Mr. Galvin and Mr. Regan redraft the zoning overlay with the suggested changes and allow the Board to review the revisions before voting on the petitions.

bbb. Ms. Owen thanked the public for attending the hearing and expressed hesitation in voting tonight.

ccc. Mr. Amarant thanked the developers and public for attending and agreed with Ms. Owen and Mr. Huttler. Mr. Amarant expressed hesitation in voting tonight with concerns about moving Pottsy Field, stormwater, and traffic.

ddd. Mr. Fenton expressed satisfaction with the progress made on the overlay but wanted to see the changes formalized into a document before making the final decision.

eee. Mr. Huttler asked for a line drawn for the 1.5 acres that the zoning is retained as Public.

fff. Mr. Vaillancourt and Mr. Pierik concurred with others and expressed wanting to see a final overlay document.

ggg. Mr. Croce pointed out that said no stormwater or traffic studies will be submitted until a formal project application is submitted in the future.

hhh. Mr. Wolanski stated that April 24th at the same location and time is a potential date for the next meeting.

iii. Motion by Ms. Owen, seconded by Mr. Vaillancourt to continue these items to a special meeting on April 24, 2025. Vote: 7-0-0

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

Meeting adjourned at approximately 9:10pm.

Respectfully submitted,

Mike Fenton, Secretary