THIS MEETING CAN BE HEARD IN ITS ENTIRETY ON THE TOWN OF MIDDLETOWN WEBSITE WWW.MIDDLETOWNRI.COM OR THE DVD IS AVAILABLE AT THE MIDDLETOWN LIBRARY.
At a Regular 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 Tuesday, September 6, 2022, at 6:01 P.M.
Council President Paul M. Rodrigues, Presiding
Vice President Thomas P. Welch, III
Councillor Terri Flynn
Councillor Christopher M. Logan
Councillor M. Theresa Santos
Councillor Dennis B. Turano, arrives at 6:13 pm
Councillor Barbara A. VonVillas, Members Present
POSTED AUGUST 31, 2022
REGULAR MEETING SEPTEMBER 6, 2022
TOWN COUNCIL OF THE TOWN OF MIDDLETOWN, RHODE ISLAND
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 regular meeting to be held on Tuesday, September 6, 2022, at 6:00 P.M. Executive Session and 6:30 P.M. Regular Meeting 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: 873 7772 4007 or on the web at https://us02web.zoom.us/j/87377724007.
If you chose to join the meeting by zoom or telephone, Council Rules allow for the Public to speak only during the Public Forum and Public Hearings. If calling in by telephone, pressing *9 raises your hand and pressing *6 will unmute.
The items listed on the Consent portion of the agenda are to be considered routine by the Town Council and will ordinarily be enacted by one motion. There will be no separate discussion of these items unless a member of the Council, or a member of the public so requests and the Town Council President permits, in which event the item will be removed from Consent Agenda consideration and considered in its normal sequence on the agenda. All items on this agenda, with the exception of the Public Forum Session, may be considered, discussed, and voted upon in executive session and/or open session.
Pursuant to RIGL §42-46-6(b). Notice – “Nothing contained herein shall prevent a public body, other than a school committee, from adding additional items to the agenda by majority vote of the members. Such additional items shall be for informational purposes only and may not be voted on except where necessary to address an unexpected occurrence that requires immediate action to protect the public or to refer the matter to an appropriate committee or to another body or official.”
Any person not a member of the Council, desiring to address the Council concerning a matter on the docket of the Council, not the subject of a Public Hearing, shall submit a written request to the Town Clerk stating the matter upon which he desires to speak. Persons are permitted to address the Council for a period not to exceed five (5) minutes.
PLEDGE OF ALLEGIANCE TO THE FLAG
RECONSIDERATION
The Middletown Town Council follows the codification of present-day general parliamentary law as articulated in Robert’s Rules of Order Newly Revised 10th edition (2000), together with whatever rules of order the Council has adopted for its own governance. The motion to reconsider is one of the motions that can bring a question again before an assembly, and is designed to bring back for further consideration a motion which has already been voted on:
If, in the same session that a motion has been voted on, but no later than the same day or the next day on which a business meeting is held, new information or a changed situation makes it appear that a different result might reflect the true will of the assembly, a member who voted with the prevailing side can, by moving to Reconsider [RONR (10th ed.), p. 304-321] the vote,
propose that the question shall come before the assembly again as if it had not previously been considered. (From Robert’s Rules of Order Newly Revised In Brief, Robert, Evans et al., De Capo Press, 2004)
There were no reconsiderations.
EXECUTIVE SESSION
1. Executive Session - Pursuant to provisions of RIGL, Sections 42-46-2, 42-46-4 and 42-46-5 (a), (5) Land Acquisition, (2) Litigation (Middletown v. Karmik, LLC; C.A. No. NC-2020-0363) - review, discussion and/or potential action and/or vote in executive session and/or open session.
On motion of Vice President Welch, duly seconded, it was voted unanimously to recess open session and reconvene in executive session at 6:02 p.m.
Council President Rodrigues recused himself from acting on the litigation matter of business, due to a possible conflict of interest; Mr. Rodrigues left the session at 6:05 p.m.
Vice President Welch presiding.
On motion of Vice President Welch, duly seconded, it was voted unanimously to recess executive session and reconvene in open session at 6:30 p.m.
On motion of Vice President Welch, duly seconded, it was voted unanimously to approve the proposed settlement of the Karmik litigation; Councillor Turano voted No, due to not being present for the conversation.
On motion of Vice President Welch, duly seconded, it was voted unanimously to seal the executive session minutes pursuant to Section 42-46-7. RIGL.
Council President Rodrigues presiding.
PUBLIC FORUM
2. Pursuant to Rule 25 of the Rules of the Council, Citizens may address the town on one (1) subject only, said subject of substantive Town business, neither discussed during the regular meeting nor related to personnel or job performance. Citizens may speak for no longer than five (5) minutes and must submit a public participation form to the Council Clerk prior to the start of the meeting. All items discussed during this session will not be voted upon.
No one spoke during this session.
TOWN BUSINESS UPDATE
3. Town Administrator will provide an update on Town Projects.
On motion of Vice President Welch, duly seconded, it was voted unanimously to begin said Town Projects update.
Town Administrator Shawn Brown reviewed the following:
Affordable Housing – The flagging of wetlands has been completed on the Oliphant School property. The project architect and engineer have begun to prepare schematics for the project. A coordination meeting is scheduled next week to outline a project timeline.
Middletown Center – There have been several meetings to discuss the finances associated with the project. The have been some discussion about the potential rezoning options that may be required before the project may proceed. Lastly, the Town Clerk has advertised for residents to serve on the recently established advisory committee.
Green End Safety / Roundabout – The project engineer forward the Town a draft copy of the Alternatives Study on August 26th. The Town Engineer is coordinating the staff’s review of the draft document.
Roads – The Town Engineer and Director of Public Works continue to work with the successful bidder to revise the project scope because of higher than budgeted pricing. The contract will be on the September 19th docket.
Tax Reform – The implementation of the split residential tax program and revised exemption program has gone very well.
Middletown Outreach – The Town has advertised the coordinator position and is interviewing candidates.
School Building Committee – The School Committee has identified an OPM for the project and we are now preparing contract documents with assistance from the Solicitor. The next major step is to hire a project architect.
Middletown IT Department Update – Next 5 Years – No update.
Bond – Infrastructure Repair – Boring results from the Birchwood neighborhood were unfavorable; therefore, we are investigating other options to manage the stormwater experienced during large storms.
Pickleball Courts – Project is out to bid.
Keeping Middletown Clean – No update.
ARPA Money/Projects – The School Department has been asked to provide an update at the Council’s September 19th meeting.
Town/School Consolidation – On hold, pending regionalization.
Water Issues/Maidford River Project – Continuing to research issues related to project risks – specifically how to address the threat of identifying agrichemicals on private property. We have had a number of recent discussions about the potential for alternative sources of funding.
Short Term Rentals – The Town’s enforcement program is underway.
Build-Out Study Recommendations – No update.
School Performance Audit: No update.
Regionalization: Community meetings were held in August. Communications about the matter continue to be shared with the community.
Marijuana Legalization: The Town Council is placing a question on the November ballot to determine whether marijuana commerce shall be allowed in Middletown. Also, the Town Solicitor is developing contingency ordinances in the event the community votes in the event in favor of the activity.
The next update will be provided to the Town Council at the meeting on Monday, October 3rd.
Town Administrator Shawn Brown also noted a meeting with the Beach Commission which will include looking at the Beach Building and Boat Ramp. The area at the bottom of the boat ramp needs to be mapped. The committee will look for grant funding for the building and the need for a planning document for the beaches.
Council President Rodrigues noted that the family nights at the beach were successful a great community event.
Councillor Flynn requested that items #4 and #5 and Councillor Santos requested that item #10 be heard under the regular portion of the agenda.
CONSENT
4. Approval of Minutes, Regular Meeting, July 18, 2022.
On motion of Vice President Welch, duly seconded, it was voted unanimously to approve said minutes; Councillor Flynn abstained, due to being absent from the meeting.
5. Approval of Minutes, Special Meeting, July 20, 2022.
On motion of Vice President Welch, duly seconded, it was voted unanimously to approve said minutes; Councillor Flynn abstained, due to being absent from the meeting.
6. Approval of Minutes, Regular Meeting, August 1, 2022.
On motion of Vice President Welch, duly seconded, it was voted unanimously to approve said minutes.
7. Approval of Minutes, Regular Meeting, August 15, 2022.
On motion of Vice President Welch, duly seconded, it was voted unanimously to approve said minutes.
8. Application of DDO-New England, LLC dba Taco Bell #40867, 641 West Main Road, for Additional Hours of Operation for the 2021-2022 licensing year. (NEW; Requires Advertising for a future public hearing)
On motion of Vice President Welch, duly seconded, it was voted unanimously to receive said application and advertise for public hearing to be heard on October 3, 2022.
9. Application for Special Event Permit from Middletown Prevention Coalition for Middletown Family Day, A national prevention movement to educate about implementation of parental engagement to be held on Sachuest Beach, Saturday, September 24, 2022 (Rain Date – Sunday, September 25, 2022) from 4:00 pm to 8:00 pm. (Applicant requests all fees to be waived) – Council granted original permit for Saturday, September 24, 2022 on August 15, 2022. This application adds a rain date.
On motion of Vice President Welch, duly seconded, it was voted unanimously to grant said Special Event Permit (Rain Date- September 25, 2022) and waive all fees.
10. Transfer of Burial Lots, re: From Michael C. Tasso, Jr. to Arthur G. Tasso – Graves 73 & 74, Section 16.
On motion of Vice President Welch, duly seconded, to transfer said burial lots.
Councillor Santos inquired who keeps the Historical Cemeteries records in the Town.
Town Clerk Wendy J.W. Marshall, responding to Councillor Santos inquiry, noted that the State Cemetery Commission takes care of the Historical Cemeteries records.
A vote was taken.
On motion of Vice President Welch, duly seconded, it was voted unanimously to transfer said burial lots.
LICENSE
11. Application of DDO-New England, LLC dba Taco Bell #4086, 641 West Main Road, for a Victualling House License for the 2021-2022 licensing year. (NEW)
On motion of Vice President Welch, duly seconded, it was voted unanimously to grant said license subject to Building Official, Fire Marshal and Board of Health approvals.
PUBLIC HEARINGS
12. Public Hearing (Advertised)
An Ordinance of the Town of Middletown (First Reading)
An Ordinance in Revision to the Comprehensive Community Plan.
The future land use plan, language added to the plan’s Housing Element, page VII-26. (Planning Board recommendation on file)
Public Hearing was declared open.
Town Planner Ronald Wolanski reviewed the Planning Board memorandum and draft amendment to the Comprehensive Community Plan, entered here:
Enter memo and draft amendment
Councillor Flynn reviewed the following:
Enter supplemental information
Councilor Flynn made the following suggestions:
-The first page, bottom bullet, would be better written as, “...a significant opportunity to create new affordable and workforce housing for moderate and lower-income households.” She noted the language is more specific and based on a town document that already exists: the West Main/Coddington June 2021, RFI. (Supplemental information attached.)
-On the second page, referencing a resident’s email received by council, consider omitting specific names of the applications since they are currently under review and not yet approved. At this point in time, the summation paragraph adequately reflects the positive trend: “The combination of Town efforts and private development, if come to fruition, are anticipated to increase the share of residential units that meet the state definition of affordable from the current 5.2% to 8% or higher over the next several years."
Councilor Flynn asked if consideration of increasing the 10% affordable housing goal (given the town’s need), if updating statistics on housing type and a map of the town’s current affordable housing inventory should be included in this update for planning purposes.
Discussion centered around the Town Solicitor being concerned that the suggested changes to the ordinance will create a conflict and the RFI for the project is not in the Comprehensive Community Plan.
Lawrence Frank, Middletown, addressed the Council reading the following into the record:
Theresa Spengler, Middletown, addressed the Council noting concern that the current market rate is too high for low-income families.
Discussion centered around if the goal of 10% of Affordable Housing in the Town should be increased, trailers do not count as affordable housing, the Comprehensive Community Plan can only be changed four times a year, making housing affordable for seniors, developers have to comply with zoning regulations and there is no regulation that a developer must be required to build low-income housing.
There being no other person’s present desiring to be heard, public hearing will remain open.
On motion of Vice President Welch, duly seconded, it was voted unanimously to receive said ordinance on its first reading.
13. Public Hearing (Advertised)
An Ordinance of the Town of Middletown (First Reading)
An Ordinance in Amendment to the Town Code of the Town of Middletown, Title XV Land Use, Chapter 152 Zoning Code, Article 13- Off-Street Parking and Loading.
(Planning Board recommendation on file)
Public Hearing was declared open.
Councillor Flynn reviewed her April 19, 2021, docket request for a review of the Parking Ordinance, submitted as supplemental information. Mrs. Flynn noted the draft proposal from the Planning Board was very impressive, there was some document cross-referencing challenges. The Town Planner will revise to include a full listing of those uses that the Planning Board recommends have “No Parking Minimums.” The Town Planner will also clarify any recommended changes in parking minimum requirements from the original ordinance.
Town Planner Ronald Wolanski will provide the comparison table for the next regular Town Council meeting.
There being no other person’s present desiring to be heard, public hearing will remain open.
On motion of Vice President Welch, duly seconded, it was voted unanimously to receive said ordinance on its first reading.
OTHER COMMUNICATION
14. Email communication of Claro Dimen, Middletown Youth Wrestling Club, re: Request for civic appropriation for the purchase of a new wrestling mat.
On motion of Vice President Welch, duly seconded, it was voted unanimously to receive said email communication.
Discussion centered around if the purchase of the new wresting mat was on the ARPA list of athletic equipment from the School Department.
On motion of Vice President Welch, duly seconded, it was voted unanimously continue this item to the September 19, 2022, Regular meeting of the Council.
15. Memorandum of Finance Director thru Town Administrator, re: Police Department Surplus Vehicles.
On motion of Vice President Welch, duly seconded, it was voted unanimously to receive said memorandum.
16. Resolution of the Council, re: Police Department Surplus Vehicles.
On motion of Vice President Welch, duly seconded, it was voted unanimously to pass said resolution.
17. Memorandum of Finance Director, re: Financial Report – Twelve Months Ended June 30, 2022.
On motion of Vice President Welch, duly seconded, it was voted unanimously to receive said memorandum and report.
Finance Director Marc Tanguay reviewed the memorandum above and slide below.
18. Communication of Theresa M. Spengler, Chair, Middletown School Committee, re: School Department’s projected deficit.
Theresa M. Spengler, Middletown School Committee Chair, addressed the Council noting the School Department does not generate revenue. Ms. Spengler explained that the School Committee prioritizes the students, and the structural deficit is due to several years of underfunding the schools.
Council President Rodrigues read the communication above into the record.
Discussion centered around the deficit has been increasing since last year, the Town Council only approves the bottom line of the school budget and cannot tell the school department how to spend their funding, there has been a decrease in state funding to the schools, school fund balance was used to balance the school budget, it is a cumulative deficit and it’s the management’s responsibility to manage the budget, not the auditors.
19. Communication of Rosemarie K. Kraeger, Superintendent of Schools, re: Allocation of Town Contingency Funding.
On motion of Vice President Welch, duly seconded, it was voted unanimously to receive said communication.
Superintendent of Schools Rosemarie K. Kraeger and Attorney Laurie Miller reviewed the communication above.
Discussion centered around bus monitors are on all school buses, Finance Director Marc Tanguay oversees all school department spending, Mr. Tanguay reviews all school purchases and confirms the money for the purchase is in the budget, the school department built the budget based on a 4% increase, monies budgeted for substitute teachers, $500,000. contingency built in the budget for the school department, the school department needing a 4% increase yearly, the Council did not realize that contingency was not an emergency, some items in the budget were under budgeted, the issue is all about the kids, the need to have the kids educated and the teachers to educate the students.
Antone Viveiros, Middletown, addressed the Council noting concern of the school department having a future deficit. Mr. Viveiros noted that the School Facilities, Finance and HR departments should be merged with the Town and the School Department should just take care of education.
John Garigliano, Middletown, addressed the Council noting concern with the school department deficit.
Liana Ferreira Fenton, Middletown School Committee member, addressed the Council with a legislative update that education as a right will be submitted to the General Assembly again this legislative term.
On motion of Vice President Welch, duly seconded, to approve the expenditure of $500,000 in contingency as laid out.
Discussion centered around that if this appropriation is not approved the School Department will be operating at a deficit, getting the school department budget to balance, Mr. Viveiros suggested a forensic audit and overseeing the school budget.
A vote was taken.
On motion of Vice President Welch, duly seconded, it was voted to approve the expenditure $500,000 in contingency as laid out; Council President Rodrigues voted NO to said motion.
On motion of Vice President Welch, duly seconded, it was voted unanimously to recess this meeting at 9:50 pm.
On motion of Vice President Welch, duly seconded, it was voted unanimously to reconvene this meeting at 9:58 pm.
20. Communication of Rosemarie K. Kraeger, Superintendent of Schools, re: OPM Appointment.
On motion of Vice President Welch, duly seconded, it was voted unanimously to receive said communication.
Superintendent of Schools Rosemarie K. Kraeger addressed the Council noting that the Building Committee met and interviewed 3 OPMs and unanimously voted to appoint Collier’s Project Leaders.
21. Resolution of the Council, re: OPM Appointment.
On motion of Vice President Welch, duly seconded, it was voted unanimously to pass said resolution.
22. Communication of Rosemarie K. Kraeger, Superintendent of Schools, re: Request to surplus Gaudet School and High School ELA (English Learning Arts) books.
On motion of Vice President Welch, duly seconded, it was voted unanimously to receive said communication.
23. Resolution of the Council, re: Surplus of Gaudet School and High School ELA (English Learning Arts) books.
On motion of Vice President Welch, duly seconded, it was voted unanimously to pass said resolution.
TOWN COUNCIL
24. Memorandum of Councillor Turano, re: School ARPA Funds Allocation & Results – Beyond the Bell, results from summer program – Allocation of 200K Athletics and Arts. (Council action to forward to the School Administration for review and response)
Dennis Turano
Middletown Town Hall
350 East Main Road
Middletown, Rhode Island 02842
TO: The Honorable Paul Rodrigues, President & Members
Middletown Town Council
CC: Wendy Marshall, Council Clerk
FROM: Dennis Turano, Councilor
DATE: August 29, 2022
RE: School ARPA Funds Allocation & Results
I would like to discuss the usage of the ARPA money for the Beyond the Bell
program and the results of the summer program. I would also like to understand
how the allocation of 200K in ARPA funds for Middletown Athletics and the Arts is
being implemented and what does the priority list looks like.
On motion of Vice President Welch, duly seconded, to receive said memorandum and forward to the School Administration for review and response.
Councillor Turano requested the School Department to share the results of the summer program and update on the ARPA monies.
Superintendent of Schools Rosemarie Kraeger addressed the Council noting that the results of the summer program and ARPA information will be sent to the Town Council for the next meeting.
A vote was taken.
On motion of Vice President Welch, duly seconded, it was voted unanimously to receive said memorandum and forward to the School Administration for review and response.
25. Memorandum of Councillor Flynn, re: West Main/Coddington – Middletown Center.
Terri Flynn
Middletown Town Hall
350 East Main Road
Middletown, Rhode Island 02842
TO: The Honorable Paul Rodrigues, President & Members
Middletown Town Council
CC: Wendy Marshall, Council Clerk
FROM: Terri Flynn, Councilor
DATE: August 30, 2022
RE: West Main/Coddington – Middletown Center
This is a request for information, updates, and continued discussion of the West Main/Coddington Middletown Center project, to include:
1. Financials
At the June 29, 2022 council meeting (https://www.middletownri.com/491/Town-Council) the Solicitor was asked if financials could be collected with the property design still in flux. Answering that numbers could be generated from the current plan and would allow additional assessment criteria, the Solicitor was asked how onerous this process of collecting financials was in man-hours: 10, 40, or 120 hours. The Solicitor stated that an outside consulting team would be utilized and an estimate of the workload would be forthcoming to the council, but that information has not yet been received.
2. Market Study
Also, at the June 29, 2022 meeting, the Developers offered review of the Market Study. Follow up emails have been sent July 13th and August 5th (see attached) to coordinate that review, but there has been no response to date.
3. “Buildout” Explanation/Clarification
At council’s August 15, 2022 meeting (https://clerkshq.com/Middletown-ri?docId=AGENDA&path=Middletown_Council%2CMiddletown_Council_Agendas%2CAGENDA%2C), docket item #7 (https://clerkshq.com/Content/Attachments/Middletown-ri/220815_07.pdf?clientSite=Middletown-ri) it was noted that the Town Planner/Staff would best be able to explain and clarify the difference between the VHB consultants’ estimate that “the core study area could accommodate approximately 80,000 sq. ft. of retail space, and 45,000 sq. ft. of office space, as well as 50,000 sq. ft. of civic/municipal space,” which is a total of 175,000 sq. ft. while the current Middletown Center proposal totals 271,000-330,000 sq. ft., which is over 50% more square footage than the VHB calculation.
Thank you for your consideration.
Market Study Request Email Thread
On motion of Vice President Welch, duly seconded, it was voted unanimously to receive said memorandum.
Financials: - The Town Administrator reported that the process of collecting financials would take about 40 hours and there are information needs from other sources, like an update of the Keystone Report from Frank Spinella, the town’s affordable housing project manager. Within a week the Town Administrator will notify council when the financial numbers will be available. The Solicitor will coordinate with Peter Scotti to attend an Executive Session to provide details on the analysis required for this type of project.
Market Study. Discussion of personal, private, and proprietary information in the market study that would have to be culled prior to viewing. The Solicitor will get further descriptions of that type of information and tomorrow he will speak with Attorney Galvin and provide council with a Summary Letter. Review of the full detailed report may require a non-disclosure agreement and a smaller, defined group. Mrs. Flynn stated she was unaware market studies would contain PII (Personally Identifiable Information) and understood that the developers paid for the market study and would not wish to share its contents publicly at this time.
-Buildout. Mrs. Flynn made the following presentation with the supplemental information submitted:
The Planner’s memo was very good and does clarify why, in one scenario, buildout would be much higher than in another scenario, for the same exact property. I think that’s where the disconnect was [felt]. [It is] the element of context, that has been highlighted in review of the dozens and dozens of online public comments, testimony, calls, and emails. [It is this] additional perspective that I want to address tonight. The concern council is hearing from the public seems to be stemming from reasonable expectation. Page 1 of the handout is Section 5, page 14 in the Comprehensive Plan. At the bottom, the paragraph titled West Main / Coddington Development Center, in the red rectangle it reads, “The Development Center Master Plan (2011) serves as a guiding document for [the] transformation of the area...” That section goes onto say, “Based on the preferred development scenario prepared by VHB, the plan estimates that at buildout the core study area could accommodate...” I’ll stop there and it goes on to list approximate square footages for a total of 175K sq.ft. Readers of the Comprehensive Plan see that the VHB Master Plan has been defined as the guiding document for development of this public property; and the square [footage] detail that it says that the area can accommodate sets up a picture, and the amount of development that the public is reasonably expecting.
I understand the response – we've alluded to it earlier this evening- is to say the Comprehensive Plan is a guide. And that is true. However additional points I’d like to present is that [First,] the 330K sq.ft of the potential proposal, or 271K sq.ft., is definitely not 175K sq.ft. It is 50% to 100% more square footage. Based on the Comprehensive Plan presentation, you have to admit, that that is startling. One might expect a delta of 10% from the Master Plan, maybe 20%, but 50 to 100 [percent] I think for the public, is just shocking.
The second point. On the second page [of the handout is] page 13 of the June 2021 RFI –which for those who don’t know the acronym, is Request for Information- which asked for developers to submit their ideas for the property’s development. In yellow, the RFI respondents -and the public- see that the VHB Master Plan Report is referenced. Also, in yellow, it states the development goals for the property. This terminology is very important to the public and the readers: Goals. You will see that none of the Goals listed mention hotel or motel or any temporary lodging activities. Page 3 of the handout/When doing a word search of the 110-page VHB Master Plan, you can see "Find” results in the upper right of a search for the word “hotel.” That word does not even appear in the VHB Master Plan at all. This is part of expectation, there is no judging here. These are facts that add up to where we are. As an FYI, the word “motel” also doesn’t appear in the VHB Master Plan and the word “lodging” appears once and just to describe the activities of the Navy Lodge.
This is what the council is hearing from the public, I feel: their expectations from adopted town documents are not being met. Page 4 of the handout/To cover all bases, and taking the word search to the Comprehensive Plan, the word “Coddington” was searched to find additional sections that mention the property. The Comprehensive Plan states uses for the property. Highlighted in blue on the [handout] page, the list includes: “a mix of uses that is well-integrated with the surrounding neighborhoods;” “uses that are typical of a village center;” “Retail;” and “mixed-use [center] development.” What council is hearing from the public is that according to adopted Town Documents it seems that a hotel use is neither projected, predicted nor preferred at the West Main/Coddington location. The Hotel use only came into the picture as part of this particular developer team. Because that’s what the developer is familiar with and has expertise in.
The third point is that the Comprehensive Plan actually predicted this. Page 5 of the handout is Section 9 of the Comprehensive Plan, pages 17 & 18. The small top image is page 17 and identifies that the title of this section reads “West Main / Coddington Development Center Master Plan.” The larger image is page 18 and the highlighted statement reads, “Overlay zoning should be drafted and adopted to ensure the town’s vision for this special area is implemented when private development takes place.” No Overlay Zoning was done for this area. Perhaps the adopted town documents should be further scrutinized in place of the absent Overlay Zoning.
[This is] simply presenting facts and ideas. There are other things that the council might want to consider in their decision that won’t be mentioned tonight; they will come, we have time, and we are all discussing, but for one “end-game” consideration on page 6 [of the handout]. This is from the Comprehensive Plan, section 9, pages 4 and 5. Highlighted in yellow it reads, “Planned growth in the Two-Mile corner area including implementation of the West Main Cottington Development Center Master Plan is a priority for the town.” This begs the question if consideration to Two-Mile Corner should be made simultaneously with West Main/Coddington. If the State has identified Two-Mile Corner as a “Growth Center” and it is right next to West Main/Coddington, should that be part of the conversation?
Just like the earlier conversations about the anticipated level of affordable housing for this property, this is simply connecting the information dots for good decision-making. It is so critical to make sure all the important considerations are front and center. This assists both the Town and the developer to negotiate a proposal; a proposal that appropriately reflects the intended plan for this Middletown parcel of the public’s property. I don’t know what to do with an absent Zoning Overlay or what a Two-Mile Corner Growth Center is, but financial and market study information is coming, the Citizens Advisory Committee is being formed & now is the time to keep open communication to get the best possible proposal on the table.
Karen Biastre, Middletown, addressed the Council noting it is the fourth time she has spoken on this item before the Town Council and explains she feels strongly that the project is not for Middletown. Ms. Biastre noted the need for affordable housing and community space.
John Garagliano, Middletown, addressed the Council noting agreement with Karen Biastre. Mr. Garagliano expressed concern with the current traffic on West Main Road and potential increase of traffic, due to the development of the proposed Middletown Center.
Lawrence Frank, Middletown, read the following into the record:
Earlier in August Tom Welch said this about the proposed hotel for the Middletown Center:
“You can't argue the need because they can't get financing if they don't prove it.”
And the August 15 council meeting Paul Rodrigues said this:
“From what I'm understanding from the developer’s point is that if you go to a bank
they're not going to give you resources to build a hotel unless you can prove that it is needed”
This interested me because when my wife and I secured a mortgage for our home
In 1995, the lender, Bank Newport, never asked us whether we “needed” a house.
Perhaps commercial lenders have different standards. So, I looked up commercial lending requirements.
From the site Business News Daily, their section named “Commercial Real Estate Loan Requirements”
“The requirements for securing a loan fall into three main groups”
Security, Income and Credit.
Nowhere is “need” identified as a requirement. I looked at a number of different sites, and none used the word “need”.
It appears that both Mr. Welch and Mr. Rodrigues are repeating what the developers want them to hear, not what is fact.
However, for a moment let's take the developers claims as fact, that not only is a
hotel needed, but that need is part of the commercial lender’s requirements.
The developers have repeatedly said that there is a shortage of accommodations in
Middletown, and their hotel would help fill that need.
If that is truly the case, then it should not matter where the hotel is located. The
rooms will be in demand at any location in Middletown. And the developers will
get the return on their investment that they require. The hotel should not be built on
Middletown owned property. The developers should find another location for their hotel.
Of course, this is not just about a hotel, it is about building a monument to the egos
of the three developers. Chris Bicho, in one of his presentations to the council,
talked about a conversation he had with Art Weber, a member of the planning board. They marveled about the corner of Coddington and West Main as the gateway to Middletown.
In what universe does a large hotel, with large lit signage, announcing its corporate
ownership, become the first thing visitors see when they enter our town? Green
space, a library, these are the things that should greet not only our visitors, but our residents as well.
Audrey McCloud Pfieffer, Middletown, addressed the Council noting she likes how Tiverton constructed their new library with open space around the facility. Ms. Pfieffer explained the need for and is in favor of affordable housing.
On motion of Vice President Welch, duly seconded, it was voted unanimously to adjourn said meeting at 10:43 p.m.
______________________________
Wendy J.W. Marshall, CMC
Council Clerk
Supporting documentation is available at http://clerkshq.com/default.ashx?clientsite=Middletown-ri