Jan. 8, 2026 - Special Planning Board Meeting

1.    3:00pm, 315 Sachuest Point Rd. (Second Beach pavilion) - Request of the Town of Middletown for Development Plan Review and request for a waiver from Section 521.2.C of the Middletown Rules and Regulations Regarding the Subdivision and Development of Land regarding use of noncompliant exterior building materials for construction of a deck expansion, a steel framed fabric structure, and associated work on property located at 315 Sachuest Point Road, Tax Assessors Plat 127 Lot 18.

o   Mr. Croce opened the meeting and shared 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 town was Facilities Department manager, Mr. William Cronin, who answered questions from Board members regarding building materials.  No new impervious pavement would be added in the project.

o   Mr. Cronin explained that enlarging the deck would also allow for better circulation for patrons of the concession stand and those using the bathroom facilities.

o   Mr. Croce closed the meeting to head to the next site.

2.    3:20pm, 345 Valley Rd. – Application of EJ Lanni for Master Plan approval of a Major Land Development Project for a proposed addition of approximately 6,796 square feet of floor area to an existing commercial building.  The application includes request for a special use permit per zoning ordinance sections 1106 to allow development within Zone 1 of the Watershed Protection District and a variance from section 1301 (D) to allow parking with a 0-foot setback from the property line where 10 feet is required. Waivers from design requirements of Section 521 of the Subdivision & Land Development Regulations are requested, including sections 521.3.B. and D.1 regarding landscaping requirements.  Property located in the office business, traffic sensitive (OBA) zoning district at 345 Valley Road, and further identified as Tax Assessors Plat 114, Lot 1C.

o   Mr. Croce opened the meeting and shared 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   The applicant EJ Lanni and his representatives, Atty. Jeremiah Lynch III and professional engineer Chris Duhamel of DiPrete Engineering, attended the site visit.

o   The main questions from the Board members regarded stormwater drainage as the back part of the lot is in a Watershed Protection District for Bailey Brook.

o   The project calls for the addition of a third floor and an addition to the rear of the building that would require the parking lot to be pushed back towards Bailey Brook.  The side parking areas would remain pervious pavement.

o   Mr. Lanni and Mr. Duhamel explained to the Board members that the improvements to the overall stormwater drainage system would produce a net positive decrease in runoff than currently exists.

Meeting adjourned by consensus at approximately 3:45pm.

Respectfully submitted,

Mike Fenton, Secretary