1.    Approval of the minutes of the June 10, 2026 regular Planning Board meeting and the June 26, 2026 site visit minutes.

1. Mr. Skirzenski mentioned his name was misspelled at the bottom of page 3 of the regular Planning Board meeting minutes.
2. Motion by Mr. Weber, seconded by Mr. Vaillancourt to approve the June 10, 2026 regular meeting minutes as amended. Vote: 4-0-0.
3. Motion by Mr. Skirzenski, seconded by Mr. Vaillancourt to approve the June 26, 2026 site visit meeting minutes. Vote: 4-0-0.

2.    Correspondence

a.    For Planning Board consideration and action: Letter dated June 9, 2026 from Girard Galvin, Esq., on behalf of SB Farm, LLC requesting withdrawal without prejudice of the pending major land development project application involving property at 913 Mitchell’s Lane, and further identified as Tax Assessors Plat 125, Lot 1.

2. No action was taken due to lack of a quorum on this item. Item will roll over to next PB meeting. 

3.    Agenda modifications

a.    Mr. Croce recommended that item 4.f is reviewed before 4.e. 

4.    Old Business

a.    Public Hearing – Application of Kathryn Thomson for Preliminary Plan approval for a 2-lot minor subdivision, including request for variances from Town Code Chapter 152, Zoning Code, Section 603, for lots with 104.44 and 104.98 feet of street frontage where 120’ feet of frontage is required; from Section 720 (B) to allow creation of lots in the Traffic Sensitive District with 104.44 and 104.98 feet of street frontage where 300’ feet of frontage is required, and from Section 720(C)(1) requiring use of a common driveway to access the resulting lots. Property located at 534 Aquidneck Ave., and further identified as Tax Assessors Plat 114, Lot 116.

                                          i.        Motion by Mr. Skirzenski, seconded by Mr. Vaillancourt to open the public hearing. Vote: 4-0-0.

                                         ii.        Atty. Andrew Blaze with the firm Duffy and Sweeney a division of Stevens and Lee in Providence, Rhode Island, located at 321 South Main Street represented the applicant.  Mr. Blaze introduced architect Spencer Alexander of Andersen Alexander and professional engineer Lynn Small of Northeast Engineering.  Mr. Alexander discussed his credentials and was accepted as an expert.  Ms. Small had been before the Board multiple times.

                                        iii.        Mr. Alexander discussed the proposal and the dimensional variance request.  He explained that the current lot has a driveway running through it to provide access to existing homes.  The R20A traffic zone requires each lot to have 300 feet of frontage, the existing lots each have around 100 feet or so of frontage.  The proposal meets all other dimensional requirements and is asking only for a frontage variance.  The current driveway will be maintained and will continue to provide access to the existing homes and future homes built on the subdivided lots. 

                                       iv.        Ms. Lynn Small of Northeast Engineering at 6 Valley Road explained no improvements are planned as of now for the undeveloped lot and the site would be subject to stormwater and utility connection review.  These reviews will take place after the subdivision is approved and building permits are sought for possible homes.  There is a shared sewer line that will be tied into.  Well water will be made available.

                                         v.        Mr. Croce indicated that the TRC requested a revised Development Impact Statement.  Atty. Blaze and Ms. Small indicated that it is required for final plan approval.  Mr. Croce indicated that the Planning Board would like to see the revised copy when it becomes available.

                                       vi.        Mr. Croce asked Mr. Wolanski to go over the Road and Utilities Comments which reiterated statements made by Ms. Small. 

                                      vii.        Mr. Croce confirmed that no changes are planned from the already developed lot.

                                     viii.        Mr. Croce asked if any members of the pubic wanted to speak.

                                       ix.        Tim McGowan or the 532 Aquidneck Ave at the end of the shared driveway, asked if a single 4 bedroom family home was planned for that lot, which would make a total of 5 single family homes on that driveway.  He was concerned about stormwater drainage and the fact that possibly 3 of the proposed structures would be rented as short-term rentals and would add to the traffic congestion.

                                         x.        Mr. Croce asked Mr. Wolanski why the zoning ordinance requires 300 ft of frontage for each lot which can be brought down to 120 feet if a shared driveway is used.  Mr. Wolanski explained that this is in place to reduce the number of curb cuts on already busy streets.

                                       xi.        Mr. Skirzenski confirmed with Mr. Wolanski asked if this was a private driveway.

                                      xii.        Mr. Vaillancourt confirmed with Mr. Wolanski that since it is not a public road bur rather a driveway there are no sidewalk requirements.

                                     xiii.        Mr. Croce invited members of the public to speak.

                                     xiv.        Motion by Mr. Weber, seconded Mr. Vaillancourt to close the public hearing. Vote: 4-0-0.

                                      xv.        Motion by Mr. Skirzenski, seconded by Mr. Vaillancourt for approval of the requested variances subject to the conditions of the TRC and the findings. Vote: 4-0-0:

                                     xvi.        Motion by Mr. Skirzenski, seconded by Mr. Vaillancourt for preliminary plan approval subject to the conditions of the TRC and the findings. Vote: 4-0-0:

b.    Public Hearing – Application of The Collection on Honeyman, LLC for Preliminary Plan approval for a 4-lot minor subdivision, including creation of a new public street. A waiver is requested from Section 603 of the Middletown Rules and Regulations Regarding the Subdivision and Development of Land to allow a street with pavement width of 24 feet where 26 feet is required. Property fronting on Honeyman Ave., and further identified as Tax Assessors Plat 114, Lot 139.

                                          i.        Motion by Mr. Skirzenski, seconded by Mr. Vaillancourt to open the public hearing. Vote: 4-0-0.

                                         ii.        Mr. Duhamel, professional surveyor of DiPrete Engineering discussed the issued brought up in the previous hearing.  They included stormwater drainage, soil contamination that was found not to be a safety concern, soil erosion mitigation and air quality during construction.  Culverts and sewer connections would not create issues for abutters and the required grading to provide a swale in the south was provided.  The applicant, Lou Calcagni has agreed to provide an additional vegetative buffer along the southern side of the roadway after communication with an abutter at 193 Honeyman Ave.  A revised landscape plan will be necessary to submit.

                                        iii.        Mr. Croce confirmed the requirement to have the stormwater plan approved by the town engineer before final approval of the project.  Mr. Croce also discussed both the original and revised tree commission comments, asking if an additional street tree would be planted and discussed the comment regarding a tree cut down with Mr. Monti.

                                       iv.        Mr. Wolanski explained that it was the tree warden’s purview and not the planning board to decide the issue of the tree being cut down and the associated fee.

                                         v.        Mr. Croce reiterated the requirement for a sidewalk on one side of the cul de sac and the north side of the street to meet the recommendations of the comprehensive plan.

                                       vi.        Mr. Croce invited members of the public to speak.

                                      vii.        Kathleen Kroger, a direct abutter stated that the construction grading has created a 2-foot higher elevation along her property line and that this could cause flooding onto her property.

                                     viii.        Mr. Duhamel explained that the change in grading is caused by mounding around the foundation wall which would force the water to flow north towards a swale that would redirect the water towards Honeyman Ave and not into her lot, consistent with what currently takes place.  A more defined swale will be evident once grading is completed.

                                       ix.        Mr. Croce reminded Mrs. Kroger that the stormwater drainage plan would be reviewed by the Town Engineer, John Mello.  Ms. Kroger asked to discuss her concerns with him after his review.

                                         x.        Mrs. Kroger also mentioned that the applicant had responded to her air quality concerns with water tanks on site to dampen the soil and covering over it but she was still concerned.

                                       xi.        Motion by Mr. Skirzenski, seconded by Mr. Vaillancourt to close the public hearing. Vote: 4-0-0.

                                      xii.        Motion by Mr. Skirzenski, seconded by Mr. Vaillancourt for preliminary plan approval, including the waiver request for a 24-foot paved roadway subject to TRC conditions and the required findings, plus additional conditions to provide a sidewalk, and the vegetative screening along the south side of the roadway requested by the Tree Commission. Vote: 4-0-0

3. Application of The Collection on Valley Road, LLC (EJ Lanni) for Preliminary 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.  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.

                                          i.        Atty. Jeremiah Lynch, with the firm Moore, Virgadamo & Lynch represented the applicant and gave a brief description of the Master Plan approval back in February.  A Special Use Permit  for the construction of the addition in zone  1 of the Watershed Protection District and waivers for landscape buffers were approved.  The TRC gave a favorable recommendation and both the Tree and Conservation Commission were again consulted for preliminary plan approval.  The tree commission was delighted with the incorporation of their recommendations and had no concerns.  The Road and Utilities committee applauded the design of the stormwater management system of the subject site.  No changes have been made and in the meantime all state approvals have been acquired.  A traffic study by Crossman Engineering was presented that stated the traffic impact was minimal.

                                         ii.        Mr. Skirzenski and Mr. Croce applauded the drainage system that mitigated an area of ponding and responded to the Tree and Conservation Commission recommendations.

                                        iii.        Mr. Skirzenski confirmed that the lights proposed where dark sky compliant.

                                       iv.        Mr. Croce asked a clarifying question with regards to symbols on the plans that Mr. Duhamel explained were descriptions of the materials specifications described on page 4 of the plans.

                                         v.        One of the principals, Louis Calcagni, stated that the air condition units would be shielded from public view at the ground level in response to questioning by Mr. Croce.

                                       vi.        Motion by Mr. Weber, seconded by Mr. Vaillancourt, to make the required findings and provide preliminary plan approval of the project.  Vote: 4-0-0

4. Proposed Planning Board recommendation to the Town Council to add a Planning Board member to serve on the Middletown Economic Development Advisory Committee with recommendation to appoint Steven Huttler to this position.

                                          i.        Mr. Croce explained that this would be a non-voting member to which Mr. Weber expressed his dismay that this would make the position irrelevant.  Mr. Croce explained that liaison is to facilitate communication similar to what we have with other boards and commissions.

                                         ii.        Mr. Skirzenski confirmed with Atty. Monti that the Town Council would have to approve the request and that it was not the Planning Board’s purview to decide if the member could vote.

                                        iii.        After a member of the public objected Mr. Croce invited them up to speak.

                                       iv.        Ms. Martha Koziera of 8 Miller St., who has lived in Middletown since 1974, was adamant that she did not feel Mr. Huttler would be a suitable candidate for the role.

                                         v.        Mr. Skirzenski decided to abstain from voting.

                                       vi.        Motion by Mr. Vaillancourt, seconded by Mr. Croce to approve the proposal to recommend to the Town Council the addition of Steven Huttler to the Middletown Economic Development Advisory Committee as a non-voting liaison.  Vote: 2-1-0, with Mr. Weber voting in opposition and Mr. Skirzenski abstaining.

                                      vii.        Motion fails as 3 out of 4 votes of those present needed to pass.

5. Planning Board recommendation to the Town Council on a proposed inclusionary zoning ordinance amendment to the Middletown Zoning Ordinance, Town Code Chapter 152.

                                          i.        Heard after 4.f.

                                         ii.        Mr. Croce commented that the language of the draft needs further review.

                                        iii.        Motion by Mr. Skirzenski, seconded by Mr. Vaillancourt to continue item 4.e to the next Planning Board meeting on August 12, 2026. Vote: 4-0-0.

6. Planning Board recommendation to the Town Council on a proposed voluntary historic resource preservation incentive program.

                                          i.        Heard before 4.e.

                                         ii.        Motion by Mr. Weber, seconded by Mr. Vaillancourt to forward the summary along with the draft ordinance to the Town Council for their consideration. Vote: 4-0-0.

5.    Updates

1. Status Report on Planning Board action items

                                          i.        Mr. Wolanski was away and did not produce a report.

2. Updates on Committee Activity

                                          i.        Tree Commission

1.    Ms. Owen was not in attendance.

                                         ii.        Open Space and Fields Committee

1.    Mr. Vaillancourt stated they did not have a quorum last month.

                                        iii.        Conservation Commission

1.    Mr. Skirzenski indicated they discussed the 50 Enterprise Center residence project which they will provide some recommendations for.

                                       iv.        Middletown Center Citizens Advisory Committee

1.    Mr. Fenton no longer is on the Board.  It is unclear if the committee is still active. Mr. Croce asked that this item will be taken off the agenda going forward.

                                         v.        Miscellaneous Items

1.    Mr. Skirzenski asked Mr. Monti for a status update on the Draft Complete Streets Ordinance and other tabled items.  Mr. Croce asked that the item be placed on the next agenda at which time an update will be provided. Mr. Monti stated that he would discuss with the Town Solicitor and be prepared to discuss the matter during the August 12^th meeting. At Mr. Croce’s request it will be placed on the agenda for next month.

3. Upcoming meetings:

                                          i.        Regular Planning Board meeting – August 12, 2026, 6pm

Motion by Mr. Skirzenski, seconded by Mr. Vaillancourt to adjourn the meeting. Vote: 4-0-0

Meeting adjourned at approximately 7:39 pm.

Respectfully submitted,

Arthur S. Weber, Jr., Secretary