1.    Approval of the minutes of the January 14, 2026 regular Planning Board meeting and the January 8, 2026 special meeting.

2.    Correspondence

A.   Memorandum of the Town Planner, dated January 23, 2026, Re: Administrative Subdivision approval Gaston Family Trust and the Mary A. Chaves Revocable Trust involving properties fronting on Honeyman Ave. and Turner Road, and further identified as Lots 142 & 139 on Assessor’s Plat 114

3.    Agenda modifications

4.    Old Business

A.   Public Hearing – Application of EJ Lanni for Master Plan approval of a Major Land Development Project for a proposed addition of approximately 6,796 square feet of floor area to an existing commercial building.  The application includes request for a special use permit per zoning ordinance sections 1106 to allow development within Zone 1 of the Watershed Protection District and a variance from section 1301 (D) to allow parking with a 0-foot setback from the property line where 10 feet is required. Waivers from design requirements of Section 521 of the Subdivision & Land Development Regulations are requested, including sections 521.3.B. and D.1 regarding landscaping requirements.  Property located in the office business, traffic sensitive (OBA) zoning district at 345 Valley Road, and further identified as Tax Assessors Plat 114, Lot 1C.

B.   Public Hearing – Consideration of adoption of proposed amendments to the Middletown Rules and Regulations Regarding the Subdivision and Development of Land by adding Appendix D: Traffic Impact Study Requirements to implement requirements and guidelines for the preparation of traffic impact studies submitted for proposed subdivisions and development projects, and to provide a recommendation to the Town Council for ratification of said amendments.

C.   Discussion and recommendation to the Town Council on proposed amendments to Middletown Zoning Ordinance, Town Code Chapter 152, Section 728 regarding adaptive reuse, to address changes to state law.

D.   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; 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 to allow the uses in the R-10, R-20 and R-30 zoning districts by special use permit; 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.

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

F.    Discussion and recommendation to the Town Council on proposed amendments to the Middletown Zoning Ordinance, Town Code Chapter 152, section 802 regarding Destruction or Demolition of Nonconforming Structures.

5.    New Business

A.   Public Hearing - Request of Mello Realty, Inc., owner, and Coddington Cove Land Condominium Association, applicants for a waiver from design standards section 521.2.C of the Middletown Rules and Regulations Regarding the Subdivision and Development of Land for use of exterior building materials (vinyl siding) not meeting design requirements. Property located at 300 Coddington Hwy, Tax Assessors Plat 103, Lot 103

6.    Updates

A.   Status Report on Planning Board action items.

B.   Committee reports

1.    Tree Commission

2.    Open Space and Fields Committee

3.    Conservation Commission

4.    Middletown Center Citizens Advisory Committee

C.   Upcoming meetings:

1.    Joint meeting with Town Council – February 17, 2026

2.    Regular Planning Board meeting – March 11, 2026, 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.