1.    Approval of the minutes of the October 8, 2025 regular Planning Board meeting.

2.    Correspondence

3.    Agenda modifications

4.    Old Business

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.    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.

5.    New Business

A.    Public Hearing - Request of Saltwood 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.

B.    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.

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

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

6.    Updates

A.    Status Report on Planning Board action items.

B.    Committee reports

1.    Comprehensive Plan Update Committee

2.    Tree Commission

3.    Open Space and Fields Committee

4.    Conservation Commission

5.    Middletown Center Citizens Advisory Committee

C.   Upcoming meetings:

1.    Comp Plan Update Committee – November 13, 2025, 6pm

2.    Special Planning Board meeting – November 24, 2025, 6pm

3.    Regular Planning Board meeting – December 10, 2025, 6pm

All items on this agenda may be considered, discussed and voted upon. The Planning Board has adopted a policy that any applications not reached before 9pm will be continued to the next regular monthly Planning Board meeting. This meeting location is accessible to the handicapped. Individuals requiring interpreter services for the hearing impaired should notify the Town Clerk’s Office at (401) 847-0009 not less than 48 hours before this meeting.