At a Special Meeting of the Town Council of the Town of Middletown, RI at the Middletown Town Hall, 350 East Main Road, Middletown, RI in person and by telephone conference call/webinar, on Wednesday, June 29, 2022 at 6:00 P.M.
Vice President Thomas P. Welch, III, Presiding
Councillor Terri Flynn
Councillor Christopher M. Logan
Councillor M. Theresa Santos
Councillor Dennis B. Turano
Councillor Barbara A. VonVillas, Members Present
Council President Paul M. Rodrigues, Absent
Amended and Posted – June 23, 2022
POSTED – June 23, 2022
SPECIAL MEETING – June 29, 2022
The following items of business, having been filed with the Town Clerk under the Rules of the Council, will come before the Council at a special meeting to be held on Wednesday, June 29, 2022 at 6:00 P.M. at the Middletown Town Hall, 350 East Main Road, Middletown, Rhode Island. Said meeting will be conducted in person, by telephone conference call/ webinar, members of the public may access and listen to the meeting in real-time by calling 1-877-853-5257 (Toll Free) or 1-888-475-4499 (Toll Free) and entering Meeting ID: 853 7695 6305 or on the web at https://us02web.zoom.us/j/85376956305
Wendy J.W. Marshall, Town Clerk
Town of Middletown
Town Hall – 350 East Main Road
Middletown, Rhode Island 02842
Dear Ms. Marshall:
Pursuant to the provisions of Article II, Section 203 of the Town Charter and in accordance with Sections 42-46-2., 42-46-4., 42-46-5., and 42-46-6., RIGL, I hereby call a Special Meeting of the Town Council to formally consider, discuss and act upon the following items of business. All items on this agenda, may be considered, discussed and voted upon.
PLEDGE OF ALLEGIANCE TO THE FLAG
Resolution of the Council, re: Approve award of contract - Owner Project Manager Consulting Services- School Building Projects.
____________________________________
Paul M. Rodrigues, President
Middletown Town Council
cc : Town Council Public Library Finance Director
Town Administrator Town Solicitor School Committee
This meeting location is accessible to the handicapped. Individuals requiring interpreter services for the hearing-impaired should notify the Town Clerk’s Office at 847-0009 not less than 48 hours before this meeting.
Posted on June 23, 2022 at Middletown Town Hall, Middletown Public Library, Middletown Web Site and Secretary of State Web Site.
1. Application for Special Event Permit from Dwight D. Sipprelle, 165 Indian Avenue, for a Private Wedding Party Sipprelle Family on Sunday, July 3, 2022 from 6 pm to 12:00 am, with DJ.
On motion of Councillor Logan, duly seconded, to grant said Special Event Permit.
Attorney Turner Scott, Miller, Scott and Holbrook, Newport, was present representing the Sipprelle Family to answer Council questions.
Councillor Flynn inquired if the wedding event would end at midnight and how late the DJ would be playing.
Attorney Turner Scott, responding to Councillor Flynn, noted the DJ would play until midnight and may exceed the noise ordinance, which is why they filed for a special event permit. Attorney Scott explained that all the neighbors within 100 feet of the property had been notified.
Discussion centered around if a variance to the noise ordinance could be included in the special event permit application, there were no objections from the neighbors regarding the event, the ordinance allows for one sound variance per year, an application for sound variance must be applied for through the zoning board and advertised as a public hearing, and the police department can do a sound check to make sure the decibel level is not exceeded during the event.
A vote was taken.
On motion of Councillor Logan, duly seconded, it was voted unanimously to grant said Special Event Permit.
2. (Continued from Special Meeting, June 23, 2022)
Resolution of the Council, re: Approve award of contract - Owner Project Manager Consulting Services- School Building Projects.
On motion of Councillor Logan, duly seconded, it was voted unanimously to withdraw this item, at the request of the Administration.
3. Discussion and Review of Middletown Center concept plan – Project for 15 Acres at 600-740 West Main Road Redevelopment and matters related thereto.
On motion of Councillor Logan, duly seconded, it was voted unanimously to begin said discussion.
Attorney Girard Galvin, Galvin Law, Newport, representing the West Main Road/Coddington Development team, reviewed the history of the Middletown Center Concept plan, noting the presentation tonight reflects recommendations from the Planning Board. Mr. Galvin explained the next step would be to further discuss a ground lease for the project to continue the planning process.
Jason Grove, Architect, Cordtsen Design Architecture, presented a PowerPoint presentation of the Middletown Center Project, which is on file in the Office of the Town Clerk.
Discussion centered around the green space and trees camouflage the development, the whole site is mixed use zoning, options for crosswalks to the development across West Main Road, and concerns with the hotel in the development.
Jim Karam, Tiverton, Middletown Center Project Developer, noted the development team is committed to a successful project. Mr. Karam explained a market study was completed in 2021 that showed a need for an additional hotel in the area. Mr. Karam noted tourism is growing on the island and there is a need for housing with the Navy Base. Mr. Karam explained the retail area has no large box stores, space is available for restaurants, specialty retail and private offices. The proposed hotel is 144 rooms with a mixture of long and short-term stay and a mandatory traffic study will have to be completed as the project moves forward.
Discussion centered around a traffic study for the area, the concept for the library would be 2 floors totaling 24,000 sq feet, the ground lease for the property will generate income for the town, and there will be workforce housing in the area.
Chris Bicho, Portsmouth, owner of the Landings Real Estate Group, addressed the Council noting this is an incredible opportunity for the Town and the area is the gateway to Middletown. Mr. Bicho explained there is a shortage of affordable housing, this would provide 419 housing units.
Discussion centered around the need for affordable housing in town, working with Rhode Island Housing for funding and the goal is to have at least 10% of the units be affordable housing units.
Attorney Girard Galvin reviewed the following slide, entered here:
Mr. Galvin noted the revenue generated from the property for the Town would come from the ground lease, property tax, sales tax, hotel tax, meals, and beverage tax.
Robert Sylvia, Middletown, noted the history of the property and the BRAC process, explaining Middletown has more open space than any other Town and this area should not be considered for open space. Mr. Sylvia explained the development would help to bring economic stability to the Town in the future and will help the Town’s overall economy. Mr. Sylvia requests the Town Council support the project going forward.
Melissa Welch, Middletown, noted the project is consistent with the Town’s Comprehensive Community Plan, noting the need for housing for students at the Naval Station. Ms. Welch thanked the development team for the changes that were made to the Middletown Center proposal. Ms. Welch also suggested the use of Flexi Pave through the development, where it is able to be used, to assist with drainage.
Christopher Rowe, Middletown, addressed the Council explaining the area he resides in is used as a traffic cut through, noting concern that the proposed Middletown Center will increase traffic in the area. Mr. Rowe is concerned there will not be enough parking for the housing development and hotel.
Linda Finn, Middletown, addressed the Council explaining the original concept in 2014was a community involved plan and noted concern with the community space in the proposed Middletown Center project. Ms. Finn also noted concern with the loss of the preschool at the JFK school, green space throughout the area, the need for low-income housing, and opposition to the hotel.
Karen Biastre, Middletown, addressed the Council expressing concern that the area is already over saturated with development and there are 13 hotels in the area and traffic is busy. Ms. Biastre inquired if the hotel could be constructed on the Navy Base to provide additional housing, also noting she would like to see more community space.
Paul Croce, Planning Board Chair, addressed the Council explaining the changes the developer made to the Middletown Center Project by adding more green space, increasing the size of the library and the tower at the entrance. Mr. Croce suggested a bridge to cross over West Main Road to connect to the east side.
Andy Andrade, Middletown, addressed the Council explaining this is a unique opportunity for Middletown, the property will generate additional revenue for the Town. Mr. Andrade noted the need to find recreational space to replace the fields in the project area. Andy Andrade stated the project will give the town the opportunity to replace the library which is in need of repairs.
Karen Barbera, Middletown, addressed the Council noting the library is in a good location with adjacent open space, explaining she likes the idea of pocket parks for the project. Ms. Barbera noted stormwater management for the area is needed and the importance of using sustainable horticultural plantings.
Marjorie Pfieffer, Middletown, addressed the Council expressing concern with the hotel at the proposed Middletown Center location, noting the year-round occupancy rate in hotels is 60%. Ms. Pfieffer explained the need for affordable housing in town.
Discussion centered around the developer would like direction from the Town Council at this time, the need to make the development plan more defined, each bidder of the project included a proposed hotel, the need to include green elements in the project, affordable housing, the Town Solicitor and Town Administrator sitting with the developer to begin reviewing the finances and terms of the project, identifying zoning changes that will be needed and if an additional hotel is warranted in town.
Evan Smith, CEO Discover Newport, addressed the Council explaining that Discover Newport has no official position on the project, but is willing to assist with data and resources. Mr. Smith noted that the data shows demand for hotel space is growing over the next 2 years.
Discussion centered around the need to move the recreational fields to a new location, the need to speak to the Potts family regarding Potsy field, the bike path for the area, the project is still in the early stages and changes can still be made, the need to move the project along to review the ground lease and financial models, zoning changes that may need to be addressed, detailed engineering and further studies would be required in the development plan review process, additional Navy land that may become available as part of the BRAC process, the solicitor and administration should meet with the development team to draft an agreement/term sheet,
the solicitor and administration should proceed to develop a financial forecast for the project,
and the solicitor and administration should identify the zoning changes that may be necessary to construct the project.
On motion of Councillor Logan, duly seconded, it was voted to authorize the Town Solicitor and Town Administration to continue to work with the development team to explore financial terms and explore and identify zoning changes; Councillor Flynn voted NO to said motion.
On motion of Councillor Logan, duly seconded, it was voted unanimously to adjourn said meeting at 9:08 p.m.
Wendy J.W. Marshall, CMC
Council Clerk
Supporting documentation is available at http://clerkshq.com/default.ashx?clientsite=Middletown-ri