THIS MEETING CAN BE HEARD IN ITS ENTIRETY ON THE TOWN OF MIDDLETOWN WEBSITE WWW.MIDDLETOWNRI.GOV, OR THE DVD IS AVAILABLE AT THE MIDDLETOWN LIBRARY AND MINUTES AND SUPPORTING INFORMATION CAN BE FOUND ON CLERKBASE THROUGH THE TOWN WEBSITE OR BY USING THE FOLLOWING LINK https://clerkshq.com/Middletown-ri

At a Regular Meeting of the Town Council of the Town of Middletown, RI at the J.H. Gaudet Middle School, Cafeteria, 227 Turner Road, Middletown, RI in person on Tuesday, July 14, 2026 at 6:01 P.M.

Members Present:

Council President Paul M. Rodrigues, Presiding

Vice President Thomas P. Welch, III

Councilor Peter D. Connerton, Sr.

Councilor Christopher M. Logan

Councilor Charles R. Roberts

Councilor Dennis B. Turano

Councilor Barbara A. VonVillas

POSTED – July 7, 2026

SPECIAL MEETING – July 14, 2026

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 Tuesday, July 14, 2026, at 6:00 P.M. at the J.H. Gaudet Middletown School, Cafeteria, 227 Turner Road, Middletown, Rhode Island. Said meeting will be conducted in person, Virtual access will also be provided by telephone conference call/ webinar and 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: 830 6222 5752 or on the web at https://us02web.zoom.us/j/83062225752 ; however, virtual access is being provided only as a convenience and is not an official "location" where access to the meeting is guaranteed. Being physically present at the meeting is the only way to guarantee complete access to the meeting, as the meeting will not be paused or rescheduled if the virtual access fails.

Wendy J.W. Marshall, MMC

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

Public Hearing (Advertised; Abutters Notified)

Public Hearing Remains open.

An Ordinance of the Town of Middletown (Second Reading)

An Ordinance in Revision to the Middletown Comprehensive Community Plan.

Proposed amendment to the Town’s Comprehensive Community Plan, Map L-4, as amended in February 2024 (Future Land Use) to change the destination of subject property from “Institutional” to “Limited & Office Business” in area located on West Main Road and designated as Lots , 4, 5, 6 and 7on TAP 102; Subject parcels are identified on attached map. (Planning Board recommendation on file).

Public Hearing (Advertised; Abutters Notified)

Public Hearing Remains open.

An Ordinance of the Town of Middletown (Second Reading)

An Ordinance in amendment to the Town of Middletown Official Zoning Map, The zoning designation of that certain lot or parcel of land presently identified as Lots , 4, 5, 6 and 7, on Middletown Tax Assessor's Plate 102, which is presently designated as “Public” shall be changed to LBA, “Limited Business, traffic sensitive”, and as shown on the attached plan. (Planning Board recommendation on file).

Public Hearing (Advertised; Abutters Notified)

Public Hearing Remains open.

An Ordinance of the Town of Middletown (Second Reading)

An Ordinance in amendment to the Town of Middletown, Town Code Title XV, Chapter 152, Entitled “Zoning Code” is amended by adding new Article 31 West Main-Coddington Overlay District; adding a new column and other revisions to Section 602 regarding uses allowed in the West Main-Coddington Overlay District; adding new lines to section 603 regarding dimensional requirements; and amendment to the Town of Middletown Official Zoning Map, indicating zoning overlay district designation of that certain lot or parcel of land presently identified as Lots 3, 4, 5, 6 & 7 on Middletown Tax Assessor's Plate 102 as the West Main-Coddington Overlay District, as shown on attached map. (Planning Board recommendation on file)

Said meeting will be held at the J.H. Gaudet Middle School, Cafeteria, 227 Turner Road, Middletown, Rhode Island, on Tuesday, July 14, 2026, at 6:00 P.M.

____________________________________

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 July 7, 2026 at Middletown Town Hall, Middletown Public Library and Secretary of State Web Site.

ALL PROPOSED AMENDEMENTS WERE READ INTO THE RECORD AND ANNOUNCED THAT PUBLIC HEARING REMAINS OPEN.

The public spoke about the proposed amendments, after Item #3 was read into the record.

1. Public Hearing (Advertised; Abutters Notified)

Public Hearing Remains open.

An Ordinance of the Town of Middletown (Second Reading)

An Ordinance in Revision to the Middletown Comprehensive Community Plan.

Public Hearing remains open.

2. Public Hearing (Advertised; Abutters Notified)

Public Hearing Remains open.

An Ordinance of the Town of Middletown (Second Reading)

An Ordinance in amendment to the Town of Middletown Official Zoning Map, The zoning designation of that certain lot or parcel of land presently identified as Lots , 4, 5, 6 and 7 , on Middletown Tax Assessor's Plate 102, which is presently designated as “Public” shall be changed to LBA, “Limited Business, traffic sensitive”, and as shown on the attached plan. (Planning Board recommendation on file).

Public Hearing remains open.

3. Public Hearing (Advertised; Abutters Notified)

Public Hearing Remains open.

An Ordinance of the Town of Middletown (Second Reading)

Public Hearing remains open.

The public spoke at this time:

Attorney Girard Galvin, representing MCTC, LLC, presented the following packet to the Town Council, entered here:

Enter packet

Mr. Galvin reviewed the history of the project, noting that at this time the only lot that his clients would be leasing is the lot where the old Navy Lodge was located, all the rest of the area will remain under Town control.

Paige Bronk, Professional Planner, representing MCTC, LLC, addressed the Council reviewing the map above, L-1, noting that the project supports all elements of the Town’s Comprehensive Community Plan.

Robert Kempenaar, Applicant, 351 West Main Road, addressed the Council reading the following into the record:

Karen Bloomstead, Manager at Howard Johnsons, spoke in support of the proposed project, explaining that another hotel will create more job opportunities and the need for more hotel rooms on the island.

Robert Kempenaar, Applicant, 351 West Main Road, addressed the Council reading the following letter from Senator DiPalma into the record:

Carol Cummunings, Middletown, addressed the Council in opposition to the project, noting the need for more green areas and that a hotel would bring more traffic. Ms. Cummings presented a certified copy of the Pottsy field deed requesting the Town to deed the property to the Aquidneck Land Trust.

Lawrence Frank, Middletown, addressed the Council, reading the following into the record:

Terry Flynn, Middletown, addressed the Council reading the following into the record:

Wendy Riel, Middletown, addressed the Council, speaking in opposition to the project and reading the following into the record:

Michael Lopes, Middletown, addressed the Council speaking in opposition to the proposed project. Mr. Lopes noted that everyone who lives here is against the project, explaining a hotel will bring more people and more traffic.

Karen Biastre, Middletown, addressed the Council reading the following into the record:

Phil Roberson, Middletown, addressed the Council speaking in opposition to the proposed project. Mr. Roberson noted that the developer gets prime property and requested that the Council protect the interests of the citizens.

Kim Blass, Middletown, addressed the Council, reading the following into the record:

Melissa Grinnell, Middletown, addressed the Council speaking in opposition to the project. Ms. Grinnell explained that she does not want the Town to look like a city, does not want more traffic and requests the Council to listen to the residents.

Chris Rowe, Middletown, addressed the Council, reading the following into the record.

Sheila Mullowney, Middletown, addressed the Council, suggesting the Council wait to implement the overlay district and slow down this project.

Martha Ullman, Middletown, addressed the Council, noting that the discussion about this area has changed several times, traffic is terrible on West Main Road, and the Council should listen to the people, they do not want another hotel.

Leon Amarant, Middletown, addressed the Council, noting that the plan before the Town Council is not the same plan that came before the Planning Board and suggests the Council revisit the area in the future.

Theresa Spengler, Middletown, addressed the Council, noting that some of the changes sound positive, but the proposal is not good. Ms. Spengler suggests that the Town Council deny this plan and look at the area again.

Joanne Thornton, Middletown, addressed the Council, reading the following into the record:

Mike Flynn, Middletown, addressed the Council, noting that the deal is good for the developer, not the taxpayer and presented them with the following questions/observations sheet, entered here:

Debra Fragola, Middletown, addressed the Council, reading a letter from Susan Aidie into the record:

Debra Fragola, Middletown, addressed the Council noting agreement with Susan Aidie’s letter.

Roberta Duffy, Middletown, addressed the Council in opposition to the project, explaining not every property that is under-utilized has to be developed. Ms. Duffy noted concern with traffic and zoning of the property.

John Gargliano, Middletown, addressed the Council, reading the following into the record:

Gina Orszulak, Middletown, addressed the Council reading a letter from Anne Galkowski into the record:

Gina Orszulak, Middletown, addressed the Council, noting that the best way to address the project and make everyone happy would be to start over.

Ram Nehra, Middletown, addressed the Council, inquiring why the Town Council wants this project, when the majority of the residents do not want a hotel.

Eric Lyons, Middletown, addressed the Council, noting that there is a human element to Pottsy field. Mr. Lyons explained Mr. Potts made the ultimate sacrifice; it’s a veteran’s memorial.

Martha Koziara, Middletown, addressed the Council speaking in opposition to the proposed project and about concerns with the developers.

James Karam, Applicant, addressed the Council reviewing a prior project in Boston that he was involved in.

Mark Donohue, Middletown, addressed the Council speaking in opposition to the proposed project and reviewing information from the Boston Globe about Mr. Karam’s involvement in a prior project.

Audrey Macleod Pfeiffer, Middletown, addressed the Council speaking about Mr. Karam’s prior project in Boston.

Melissa Welch, Middletown, addressed the Council noting that the change is not personal, if there is no change the Town will end up with an empty lot and two empty buildings. Ms. Welch explained that the Town needs a compromise.

Sonya Spencer, Middletown, addressed the Council, noting that the information from the developer this evening should have been given to the public prior to the meeting. Ms. Spencer urged the Town Council to vote no for the amendments.

Debra Murphy, Middletown, addressed the Council noting that she was on the Citizens Advisory Committee, explaining the space was for the residents and does not believe a hotel fits in that area.

Antone Viveiros, Middletown, addressed the Council, spoke in opposition to the proposed project, noting the petition from the people in opposition to the project. Mr. Viveiros requested the Town Council to vote no for the project.

On motion of Vice President Welch, duly seconded, it was voted unanimously to recess this meeting at 9:05 p.m.

On motion of Vice President Welch, duly seconded, it was voted unanimously to reconvene this meeting at 9:13 p.m.

Terri Flynn, Middletown, addressed the Council reading the following into the record by Alicia Reyes:

Terri Flynn, Middletown, addressed the Council in opposition to the project and noted the 2,000 signatures of people who signed a petition in opposition to the project.

Michael Fletcher, Middletown, addressed the Council, noting that the amount of money the Town will receive from the developers is too low. Mr. Fletcher suggests the Council start over.

Attorney Girard Galvin, MCTC, LLC, reviewed the process for amending the zoning ordinance and referenced changes in the zoning for the area, noted that Pottsy Field would not be moved, all the requests from the Planning Board are in the amendments and the Town maintains control of all the land.

Mr. Galvin read the following letter into the record from Yosef Perfido, entered here:

Councilor Roberts inquired why there was no signature on Mr. Perfido’s letter.

Robert Kempenaar noted that the communication was an email, there is no signature on the letter.

Michael Lopes, Middletown, addressed the Council noting that there is always room for people on the Navy Base hotels, local hotels and residences.

Melissa Grinell, Middletown, addressed the Council noting that people can stay at the two new hotels.

Melissa Welch, Middletown, addressed the Council explaining that from her personal experience it is true that there are multiple naval schools, many students and people stay all over the state. Ms. Welch noted there is a value to a hotel for housing, which benefits businesses, the community and it is needed.

Mark Donahue, Middletown, addressed the Council, noted a google search for Yosef Perfido shows he owns investment property.

All public hearings were declared closed:

1. Public Hearing (Advertised; Abutters Notified)

Public Hearing Remains open.

An Ordinance of the Town of Middletown (Second Reading)

Public Hearing remains open.

There being no other person present or on zoom desiring to be heard, public hearing was declared closed.

2. Public Hearing (Advertised; Abutters Notified)

Public Hearing Remains open.

An Ordinance of the Town of Middletown (Second Reading)

An Ordinance in amendment to the Town of Middletown Official Zoning Map, The zoning designation of that certain lot or parcel of land presently identified as Lots , 4, 5, 6 and 7 , on Middletown Tax Assessor's Plate 102, which is presently designated as “Public” shall be changed to LBA, “Limited Business, traffic sensitive”, and as shown on the attached plan. (Planning Board recommendation on file).

Public Hearing remains open.

There being no other person present or on zoom desiring to be heard, public hearing was declared closed.

3. Public Hearing (Advertised; Abutters Notified)

Public Hearing Remains open.

An Ordinance of the Town of Middletown (Second Reading)

Public Hearing remains open.

There being no other person present or on zoom desiring to be heard, public hearing was declared closed.

Town Solicitor Peter B. Regan noted that there are three items on the agenda for the Town Council to act on this evening. Mr. Regan also reviewed the next steps for the Developer if the Council passes the ordinances.

Vice President Welch, read the following into the record:

Councilor Roberts thanked all that attending and noted that he cannot support the project. Mr. Roberts explained that the project needs to be restarted.

Councilor Connerton explained that the project has been going on for years and noted support for the project.

Councilor VonVillas read the following into the record:

Councilor Turano explained that he does not agree with the process to get to this point and does not support the project. Mr. Turano noted that the plan has changed since the beginning.

Councilor Logan explained that this is a balancing act, the project has changed and he does not support the project.

Council President Rodrigues explained the need to generate revenue, not holding the Town back and supporting the Navy Base. Mr. Rodirgues noted he does not support the project; the project has changed since the beginning.

Votes were taken at this time:

1. Public Hearing (Advertised; Abutters Notified)

Public Hearing Remains open.

An Ordinance of the Town of Middletown (Second Reading)

An Ordinance in Revision to the Middletown Comprehensive Community Plan.

Public Hearing remains open.

There being no other person present or on zoom desiring to be heard, public hearing was declared closed.

On motion of Vice President Welch, duly seconded, it was voted to adopt said ordinance on its second reading; Vice President Welch, Councilor Connerton and Councilor VonVillas voted YES; Council President Rodrigues, Councilor Logan, Councilor Roberts and Councilor Turano voted NO to said motion; MOTION FAILED TO PASS.

2. Public Hearing (Advertised; Abutters Notified)

Public Hearing Remains open.

An Ordinance of the Town of Middletown (Second Reading)

An Ordinance in amendment to the Town of Middletown Official Zoning Map, The zoning designation of that certain lot or parcel of land presently identified as Lots , 4, 5, 6 and 7 , on Middletown Tax Assessor's Plate 102, which is presently designated as “Public” shall be changed to LBA, “Limited Business, traffic sensitive”, and as shown on the attached plan. (Planning Board recommendation on file).

Public Hearing remains open.

There being no other person present or on zoom desiring to be heard, public hearing was declared closed.

3. Public Hearing (Advertised; Abutters Notified)

Public Hearing Remains open.

An Ordinance of the Town of Middletown (Second Reading)

Public Hearing remains open.

There being no other person present or on zoom desiring to be heard, public hearing was declared closed.

On motion of Vice President Welch, duly seconded, it was voted unanimously to adjourn said meeting at 10:54 p.m.

Wendy J.W. Marshall, MMC