1.    Approval of the minutes of the April 8, 2026 regular Planning Board meeting and the April 3, 2026, and May 1, 2026 special meetings.

2.    Correspondence

A.    Decision of the Administrative Officer dated April 7, 2026 re. Application of Timothy and Connie Barlow for combined Preliminary and Final Plan approval for a 3-lot Minor Subdivision. Property located at 3 Wabasso Terrace, and further identified as Tax Assessor’s Plat 113, Lot 21H.

B.    Memo of the Town Planner dated April 8, 2026 re. Administrative Subdivision – Application of The Thanatopsis Trust and the Terry H. Morgenthaler Revocable Trust involving properties located at 738 Indian Ave. and 275 Vaucluse Ave., and further identified as Lots 47 & 705 on Assessor’s Plat 129.

C.   Memo of the Town Planner dated April 14, 2026 re. Administrative Subdivision – Application of Kyriaki Kyriakides involving properties located at 21 Casey Drive and further identified as Lots 20 & 4D on Assessor’s Plat 106

3.    Agenda modifications

4.    Old 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

A.    Public Hearing – Application of SB Farm LLC Master Plan approval for a Major Land Development Project involving a proposed structure with a 4,593 square foot footprint to replace the existing farmstand/cafe structure, and to construct a barn with a 7,500 square foot footprint; with the two structures connected by a basement structure with a 1,770 square foot footprint, and associated site work, including parking, stormwater management and landscaping, and including request for waivers from design requirements of sections 521.1.B.1 and 521.3.D.3 of the Middletown Rules & Regulations Regarding the Subdivision and Development of Land. Property located at 913 Mitchell’s Lane, and further identified as Tax Assessors Plat 125, Lot 1. This matter will be postponed to a future date in a larger venue. It will not be heard on May 13th. The new date will be announced as soon as possible.

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; 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.

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

5.    New Business

A.   Public Hearing - Application of 50 Enterprise Residences, LLC for Master Plan approval for a Major Land Development Project involving proposed construction of 7 office buildings totaling 9,380 square feet of office space, and including associated site work, such as redesign of onsite parking, stormwater management and landscaping. The property is located at 50 Enterprise Center and identified as Lot 15F on Tax Assessor’s Plat 113.

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.    Regular Planning Board meeting – June 10, 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.