Nov. 12, 2025 - Planning Board Meeting

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

PLANNING BOARD MINUTES

Regular Meeting

November 12, 2025, 6pm

Town Council Chambers – Town Hall

350 East Main Road

Middletown, RI 02842

Board members present:

Paul Croce, Chair

Charlie Vaillancourt, Vice Chair

Michael Fenton, Secretary

B.J. Owen

Leon Amarant

Steve Huttler

Joe Pierik

Also present

Ron Wolanski, Town Planner

Peter Regan, Town Solicitor

Rudy Botros, Principal Planner

Mr. Croce called the meeting to order at 6:00pm

• Motionby Ms. Owen, seconded by Mr. Vaillancourt to approve the October 8, 2025 meeting minutes.- Vote:6-0-0.

• There was no correspondence.

a.    Items 4.B and 5.C on the agenda were discussed after item 5.D.

a.    Public Hearing – Application of CGRI Middletown, LLC for combined Preliminary and Final Plan approval of a Minor Land Development Project for the construction of a 1,940 +/- sq. ft. bank with a drive-thru PTM lane, parking, landscaping, stormwater management, utilities, and other site improvements, and including requests for waivers from certain provisions of the commercial development design requirements of Section 521 of the Middletown Rules and Regulations Regarding the Subdivision and Development of Land, including sections 521.1.B.1; 521.1.E.4; 521.3.D.1; and 521.3.D.3. The application includes requests for special use permits per Middletown Zoning Ordinance Section 602 to allow alteration to an existing shopping center, Section 717 to allow a drive-up window, and Section 1212 to allow a sign 26’ in height where 10’ is allowed and 177 sq. ft. where 80 sq. ft. is allowed, and a request for variance from zoning ordinance Section 1305 to provide 0 loading spaces where 1 is required. Property located at 1400 West Main Road, Tax Assessors Plat 106, Lot 53A.

b.    Motion by Mr. Pierik, seconded by Mr. Vaillancourt to open a public hearing. Vote: 7-0-0.

i.     Mr. Pierik recuses himself from the application.

ii.    Attorney David Martland of CGRI Middletown, LLC, David Taglianetti of the Carpionato Group, and Renee Codega, a professional engineer with VHB, represented the applicant. Mr. Martland and Mr. Taglianetti, explained that this petition was part of a larger project that had been approved before the Board three years prior, in October of 2022.  However, the property owner did not proceed with implementing the relief that was provided.  The applicant is now returning to restore some of the prior approvals that have since expired.

iii.    Renee Codega stated that they are seeking the following variances:

1.    Loading spaces. There will be only small deliveries during the day and a loading space is not necessary.

2.    Bike racks. Providing space for 2 rather than 8 bike racks.

3.    Landscaped Buffer.  To allow for the proper operation of the access drive the buffer could not be placed where the regulation suggests.  The access drive acts as a common access point for the subject property as well as the Stop and Shop directly across from it.

iv.        Ms. Codega confirmed that she attended the Technical Review Committee and no issues were found.  However, the tree Committee had requested they reduce the number of trees provided in the plans to 17[KF1] [RB2] .

v.        A discussion between Mr. Huttler, Mr. Martland, and Mr. Taglianetti indicated that there were several reciprocal easements that covered utilities and drainage that also included Stop and Shop.

vi.        Mr. Huttler explained that the Planning Board as well as the Zoning Board, which handles sign variances, is attempting to create more conformity among the various sign structures along West Main Rd., to discourage competition among the retailers for taller and larger signs.  After a prolonged back and forth, Mr. Taglianetti agreed to make their sign 23’ in height and 126 sq. ft. in size, identical to the Stop and Shop sign directly across the access way.

vii.        There were no members of the public wishing to speak.

viii.        Motion by Ms. Owen, seconded by Mr. Vaillancourt to close the public hearing. Vote: 6-0-0.

ix.        Motion by Ms. Owen, seconded by Mr. Vaillancourt to approve, subject to findings and conditions, the loading space variance request to provide 0 loading spaces where 1 is required.  Vote: 6-0-0.

x.        Motion by Ms. Owen, seconded by Mr. Vaillancourt to approve, subject to findings and conditions, the Special Use Permit to allow alteration of an existing shopping center. Vote: 6-0-0.

xi.        Motion by Ms. Owen, seconded by Mr. Vaillancourt to approve, subject to findings and conditions, the Special Use Permit to allow a drive-up Personal Teller Machine window.  Vote: 6-0-0.

xii.        Motion by Ms. Owen, seconded by Mr. Vaillancourt to approve, subject to findings and conditions, the Special Use Permit to allow a 26’ tall 126 sq. ft. sign. Vote: 6-0-0.

xiii.        Motion by Ms. Owen, seconded by Mr. Vaillancourt to approve, subject to findings and conditions, the combined preliminary and final plan along with requested waivers. Vote: 6-0-0.

c.     Public Hearing - Request of Saltwood Farm Development, Farm Homeowners Association, Inc. to modify the approved plan for the subdivision open space of the Saltwood Farm Subdivision, fronting on Bailey Ave. & Sachuest Drive, to eliminate a portion of an existing gravel driveway through the open space parcel and provide an alternative route for maintenance of stormwater treatment facilities. Joe Pierik returned.

i.        Motion by Mr. Amarant, seconded by Ms. Owen to open a public hearing. Vote: 7-0-0[KF3] [KF4] .

ii.        Peter Gallipeau of 135 Bailley Avenue is requesting to remove a gravel driveway providing access to a pond and drainage facilities in the northern end of the lot. His plans highlight a route to access the area but it will be maintained as a grassy field.

iii.        Mr. Wolanski explained that although the Homeowner’s Association is responsible for maintaining the drainage infrastructure, the DPW would have the ability to do so, if need be, passing along the cost to the Homeowner’s Association. The town’s DPW director and Town engineer have reviewed the proposal and are comfortable with it.

iv.        There were no members of the public wishing to speak.

v.        Motion by Ms. Owen, seconded by Mr. Vaillancourt to close the public hearing. Vote: 6-0-0.

vi.        Motion by Ms. Owen, seconded by Mr. Vaillancourt to approve the modification to remove the gravel driveway.  Vote: 6-0-0.

d.    Public Hearing – Request of Newport National Real Estate, LLC for a waiver from design standards section 521.2.C of the Middletown Rules and Regulations Regarding the Subdivision and Development of Land for the proposed construction of a golf cart storage structure, including proposed use of exterior building materials not meeting design requirements. Property located at 425 Mitchell’s Lane, Assessor’s Plat 124, Lot 29.

i.        Motion by Ms. Owen, seconded by Mr. Vaillancourt to open a public hearing. Vote: 6-0-0.

ii.        Attorney David Martland, on behalf of the applicant Newport National Real Estate, LLC, stated this request is in conjunction with the 9 holes and clubhouse that are currently under construction at the site. The original approved plans indicate a golf cart parking area with a soft-sided tent structure.  Due to oversight, a waiver should have been requested for the soft-sided building and so that waiver is currently being requested.  Mr. Martland went on to say that the structure is about 800 ft from Mitchell’s Lane, has a low-profile and also color-matched to the proposed clubhouse it sits behind.  He claimed that the structure is not visible to the public.

iii.        Mr. Wolanski explained that although the applicant is referring to the structure as a tent it is a permanent steel structure with fabric sides.  Because it is a permanent structure, whereas a tent is temporary, the applicant has been asked to go through the review process and request approval for the soft-sided material.

iv.        In response to a question by Mr. Huttler, Sean Burns, a representative of Combined Properties, the property manager for Newport National Real Estate, LLC. explained that the material chosen was both the industry-standard used for golf cart storage structures and also cheaper to use than other building material.  A sample of the material was passed to Board members for their own inspection.

v.        Further discussion with Mr. Amarant revealed that the structure did not nor was it required to have a sprinkler system despite housing 110 carts.  It does however have a fire detection system that alerts the clubhouse and the local fire department.

vi.        In response to questioning, Mr. Burns confirmed that the material is also used for the roof and was the same material used on the Cart Barn, a similar structure on the other side of Mitchell’s Lane.

vii.        When Mr. Croce asked if members of the public wished to speak, Mr. Joseph Lopes of 345 Mitchell’s Lane, an abutter to the north, stated that the parking lot, the clubhouse and now the 170 foot long tent structure will be viewable from his backyard despite the screening provided. Mr. Burns responded that he hoped Mr. Lopes would look more favorably on the tree buffer provided in the plans when it matures and also promised to work with Mr. Lopes to alleviate his concerns.

viii.        There being no other members of the public wishing to speak.

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

x.        Motion by Ms. Owen, seconded by Mr. Vaillancourt to grant the requested waiver.  At the request of Mr. Vaillancourt, it was agreed, that the applicant would work cooperatively with Mr. Lopes to develop a landscape screening plan.  This plan would cover the common boundary and incorporate existing easements on Mr. Lopes property.

xi.        Mr. Wolanski suggested that the Board might want to request a landscape plan be submitted prior to the issuance of a permit to demonstrate the agreement between the applicant and Mr. Lopes.

xii.        Mr. Croce explained that because of the potential fire hazard as well as the applicant’s inability to meet the threshold for the waiver requirements he would vote against the proposal.

xiii.        Mr. Amarant expressed his dismay that the building code does not require a sprinkler system but would vote in the affirmative nonetheless because it is not required by code.  Mr. Croce, having sat on NFPA fire committees, stated that NFPA rules are the lowest possible levels of protection that are considered safe.

xiv.        Mr. Burns countered that the soft-side material was reviewed by a fire protection engineer and the building code was consulted.  For a building of that size and with the health risk involved a sprinkler system is not required.  Smoke detection systems, emergency lights, with exit signs and exit doors are all that is required by law.

xv.        Vote on the motion as amended: 6-1-0, with Mr. Croce voting in opposition.

e.    Review of proposed guidelines for traffic studies submitted to the Planning Board for development project applications.

i.        Elizabeth McChesney a registered professional traffic engineer with Crossman Engineering, gave her presentation on guidelines she developed for traffic consultants to follow when writing traffic impact studies for private developments.

ii.        Mr. Croce explained that the Planning Board was receiving traffic impact studies without concrete conclusions, complicating the planning board’s ability to make informed decisions.  The studies consistently showed that developments would add a small amount of incremental traffic.  Whereas, the new guidelines include volume to capacity ratios allowing the Board to better gauge approaching road capacity.

iii.        Town Solicitor Peter Regan and Mr. Wolanski argued that we must better define the thresholds triggering a traffic study, the study areas, and give the Planning Board discretion in deciding which developments on the main roads would require a study.  It was agreed that they along with Mr. Croce would meet separately to codify the thresholds and provide a revised draft to the board for review.

f.      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, and recommendation to the Town Council on 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; 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.        Mr. Croce explained that this was brought up because there was a concern that multifamily dwellings would not be visually compatible with the surrounding neighborhoods in the R-10 and R-20 districts they would be allowed in.

ii.        Mr. Wolanski explained that even with these guidelines there was significant hesitation among the Town Council to allow multifamily housing in the town’s residential districts.

iii.        Town Solicitor Peter Regan stated that by restricting the use of dimensional variances in favor of use variances in conjunction with the Special Use Permitting process, the Board could ensure that size requirements would hold.  It was agreed that Mr. Wolanski along with Mr. Regan would meet with Mr. Croce redraft the proposal to solidify the restrictions and make the design guidelines more specific and provide revisions to the board for review.

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

i.        Mr. Huttler and Mr. Pierik argued that these requirements would exacerbate the housing shortage by making housing development more expensive.

ii.        Mr. Wolanski pointed out that to fulfill the intent to have the Planning Board take the lead on reviewing and enforcing the ordinance, a mechanism would have to be put in place, since not all new developments are reviewed by the Board.

iii.        It was agreed that Mr. Wolanski, Mr. Regan and Mr. Croce would review the draft and consider modifications for review by the board.

• Status Report on Planning Board action items.

i.        In response to a question from Mr. Croce regarding draft airport zoning, Mr. Wolanski explained that the town’s concern is that RIAC should compensate the loss of development rights for properties abutting the airport, with the existing mechanisms it already has rather than use zoning to inhibit development around the airport.

• Committee reports

i.        Comprehensive Plan Update Committee – Mr. Wolanski noted the next meeting will be held November 13, 2025 to review summaries of the entire plan and invite comments.

ii.        Tree Commission – Ms. Owen stated that there was a meeting where they discussed the destruction of forests in Rhode Island.

iii.        Open Space and Fields Committee – Mr. Fenton stated that because of a lack of quorum, no meeting was held.

iv.        Conservation Commission – Mr. Amarant stated that there was a meeting that he was unable to attend and did not have a summary.

v.        Middletown Center Citizen’s Advisory Committee – Mr. Fenton stated that all further meetings have been put on hold.

• Upcoming meetings:

1.    Regular Planning Board meeting – December 10, 2025

2.    Comp Plan Update Committee meeting – November 13, 2025

Meeting adjourned at approximately 9:10 pm.

Respectfully submitted,

Mike Fenton, Secretary