Planning & Zoning Commission

Chair Thom Pattavina (’27) Middletown Vice-Chair Vice-Chair Secretary Nicholas SebastianFazzino Giuliano(’21) Thom Pattavina (’23) (’25) Secretary Shanay Fulton (’25) Planning and Zoning Members Members ers Richard Pelletier (’23) Rogers Pylant (’25) Catherine Johnson(’27) (’23) Marcus Fazzino (’21) Elizabeth Emery (’27) Vacant (’21)Spencer (’27) Morgan Monarca Nathaniel Commission Alternates Alternates Kellin Atherton (’23) Tyler Eckstrom (’25) Shanay Fulton (’23) James O’Connell (’21) Alan Cunningham (’27) Emily McEvoy (’26) Ex- Ex- Officio Officio Mayor InterimBen Florsheim Mayor Gene Nocera Marek Kozikowski, AICP, Director of Land Use REGULAR MEETING MINUTES WEDNESDAY, August 13, 2025 Council Chambers, City Hall & Virtual on WebEx 7:00 P.M. The meeting was held both virtually and in-person. Members of the public had access via https://webex.com, the WebEx application, and via telephone. Start: 7:00PM End: 8:13 PM 1. Pledge of Allegiance The Pledge of Allegiance was made. 2. Roll Call Present: Commissioner Sebastian Giuliano Commissioner Shanay Fulton Commissioner Rogers Pylant (Remote) Commissioner Nathaniel Spencer Commissioner Tyler Eckstrom (Seated for Commissioner Emery) Commissioner Emily McEvoy Commissioner Alan Cunningham (Seated for Commission Pattavina) Absent: Commissioner Thomas Pattavina Commissioner Elizabeth Emery Staff: Marek Kozikwoski, Director of Land Use Public: Fifteen members of the public in person. Six members of the public on WebEx. 3. Items removed from the Agenda None. 4. Public comment on items on the agenda which are not currently scheduled for a public hearing Page 1 of 6 None. 5. Confirmation that all hearing signs have been properly posted Director Kozikowski confirmed that all public hearing signs have been posted. 6. Public Hearings Motion to combine items 6.1 and 6.2 into one public hearing. Moved by Commissioner Eckstrom, seconded by Commissioner Monarca. Passed unanimously: 7-0. 6.1. Request for a subdivision creating two (2) lots from a 1.96 acre property located at 5 St. John’s Square in the MXI zone. Applicant/Agent: Dimitrios Karouta/PB Projects 18, LLC. S2025-6. Motion to approve the subdivision with conditions. Moved by Commissioner Spencer, seconded by Commissioner Cunningham. Motion to approve the subdivision with the following conditions: 1. An access easement for pedestrian access along the walkway between the subject property and the church property shall be filed on the land records. 2. Variance certificates for the variances in setback requirements in compliance with the M zone standards need to be filed on the land records. 3. A restoration and maintenance agreement for the arch between the subject property and the church property shall be finalized and recorded on the land records. 4. Water and Sewer easements for current and future infrastructure shall be filed on the land records. Moved by Commissioner Spencer, seconded by Commissioner Fulton. Passed unanimously: 7-0. 6.2. Request for a special exception and site plan approval for the conversion of an historic structure from a school to sixteen (16) apartments located at 5 St. John’s Square in the MXI zone. Applicant/Agent: Dimitrios Karouta/PB Projects 18, LLC. SE2025-8. Dimitri Karouta, PB Projects 18, Parker Benjamin, presented the applications. Mr. Karouta provided the commission with examples of their other historic building projects. Mr. Karouta explained that everything at Parker Benjamin is historic with preservation in mind. In order to convert St. John’s School into apartments, they are seeking a subdivision approval to separate the school from the church and the cemetery. This is a non-conforming lot and will remain non-conforming if the subdivision is approved. They received ZBA approval for the variance they needed for the subdivision. They have a shared use off-street parking agreement with the church. They have plans for easements for the walkway, the archway, maintenance of the structure, and separating water and sewer utilities in the buildings. They have no plans to make changes to the exterior of the structure at all. All the changes will be taking place within the interior. The interior changes will meet the National Park Service and State Historic Preservation standards. This project is revitalizing a historic property that was at risk of being demolished. Commissioner Eckstrom is glad to see that this building is being repurposed instead of being demolished. Commissioner Eckstrom asked the applicant to go into more detail about how they plan to retain the original characteristics of the interior of the building. Mr. Karouta responded that they will take detailed photos of the interior. He has walked through with the State Historic Preservation office to highlight pieces of the building that are unique, such as the tin Page 2 of 6 ceilings, that are to be preserved. They are taking the sixteen classrooms that exist and turning them into apartments without changing the flow of the building. Director Kozikowski asked the applicant to explain how he came to the decision to have a mix of work- force apartments as well as four affordable housing units. Mr. Karouta responded that this was something that was important to the church. Twelve units will be restricted to 100% AMI and four units will be restricted to 80% AMI. Commissioner McEvoy asked the applicant if there will be any issue with parking when Masses are in session. Mr. Karouta responded that the lot is mostly used during special events, like a wedding or baptism. The church didn’t seem too concerned. Motion to close the public hearing for item 6.1 and 6.2. Moved by Commissioner Spencer, seconded by Commissioner Fulton. Passed unanimously: 7-0. Motion to approve the special exception with the following conditions: 1. A written agreement shall be filed for the shared use of the parking lot located at North Main Street, Map-Lot: 20-0114. 2. A written agreement shall be filed stipulating that the exterior of the structure and the site will be restored and maintained in accordance with the historic time period the structure is identified as. 3. Rental rates are restricted so that twelve units are affordable at one hundred percent AMI and four units are affordable at eighty percent AMI. Moved by Commissioner Eckstrom, seconded by Commissioner Spencer. Passed unanimously: 7-0. 6.3. Request for a special exception and site plan approval for the construction of a 1,800 SF Federal Credit Union with a 2-lane drive thru located at 562 South Main Street in the B-2 zone. Applicant/Agent: Richard D. Carella, Esq/Updike Kelly & Spellacy, P.C. SE2025-9. Attorney Rich Carella, Updike Kelly and Spellacy introduced the application. Robin Swanson, Senior Vice President of Ellafi Credit Union, explained the history and purpose of this bank This credit union has been a part of Middletown for over ninety years under different names. Ellafi is a bank that focuses on women and their allies to help them achieve financial independence. Ms. Swanson explained they are looking to combine all of their transactional services into one place. David Carson, OCC Group, spoke to the commission about the site plans, including landscaping, parking, and site access plans. The site does fall within a flood zone. Due to the required landscaping onsite, the runoff from this site will be reduced. Commissioner Monarca asked the applicant to explain how they will take care of the environmental aspects of the site. Attorney Carella responded they will remediate the contaminant to the extent that they need to. This was the recommendation from their environmental consultant. Director Kozikowski stated that the plan that is before the commission now is a revised plan that was submitted late last week. Staff comments and issues to be worked out were for the original site plan submitted and Director Kozikowski asked Attorney Carella to go through how those comments were addressed. Attorney Carella explained that access easements were noted on the revised plans. The compensatory Page 3 of 6 storage has been recalculated. The site plan was revised to include an entrance and exit onto Norfolk Street. The Water and Sewer comments were addressed on July 31st. Public Works comments were addressed on August 7th. Motion to close the public hearing. Moved by Commissioner Spencer, seconded by Commissioner Cunningham. Passes unanimously: 7-0. Motion to approve the special exception. Moved by Commissioner Spencer, seconded by Commissioner Eckstrom. Passed unanimously: 7-0. 6.4. Petition to amend Section 6.3.2 of the Middletown Zoning Code to allow for private schools as a special exception use in the MXC and MXI zones. Applicant/Agent: City of Middletown/Department of Land Use. Z2025-7. Director Kozikowski presented the application. This proposal will have a positive impact on these zones. There are vacant buildings in these zones that can accommodate schools. Motion to close the public hearing. Moved by Commissioner Spencer, seconded by Commissioner Eckstrom. Passed unanimously: 7-0. Motion to approve the petition. Moved by Commissioner Spencer, seconded by Commissioner Eckstrom. Passed unanimously: 7-0. 6.5. Request for a special exception and site plan approval for a new private school at 151 Broad Street in the MXC zone. Applicant/Agent: Karen Roche/Queen of the Apostles Prep. SE2025-10. Karen Roche, Director of the Queen of the Apostles Preparatory Academy, presented the application. 151 Broad Street used to be a school. They are not making any changes to the building because of the previous academy that occupied the building. Commissioner McEvoy asked if this school will be accommodating students from Middletown and will the staff be from Middletown. Ms. Roche responded that they are new to Middletown. There has been some interest from teachers as well as from families in Middletown. Commissioner Spencer asked what grades this school will teach and what will be the length of the school day. Ms. Roche responded the grades will be K through 12 and the school day will be eight hours. Commissioner Giuliano asked the applicant to explain the pickup and drop off. Ms. Roche responded that they determined that they would use St. Sebastian’s parking lot. The families would come in off of Washington Street into St. Sebastian’s parking lot. They would then exit out onto Broad Street, and go right back onto Washington Street. Motion to close the public hearing. Page 4 of 6 Moved by Commissioner Spencer, seconded by Commissioner Cunningham. Passed unanimously: 7-0. Motion to approve the special exception with the following condition: 1. A license, easement or some agreement for the use of the church parking lot at 159 Broad Street for pickup and drop off of students shall be maintained. Moved by Commissioner Spencer, seconded by Commissioner Cunningham Passed unanimously: 7-0. 7. Old Business None. 8. New Business 8.1. Request for an affirmative GS 8-24 report for a new commercial lease for L’Amill Bio Beauty, PLLC at the R.M. Keating Historical Enterprise Park. 180 Johnson Street. Applicant/Agent: Christine Marques/Economic & Community Development. GS 8-24 2025-10. Judith Lamson presented the application. Ms. Lamson explained this business will occupy 200 square feet of space and the products are manufactured onsite. Motion to grant the GS 8-24. Moved by Commissioner Spencer, seconded by Commissioner Fulton. Passed unanimously: 7-0. 9. Public comment on topics which are not or have not been subject of a public hearing None. 10. Minutes, Staff Reports and Commission Affairs 10.1. Minutes Motion to approve the July 9, 2025 regular meeting. Moved by Commissioner Spencer, seconded by Commissioner Cunningham. Passed unanimously: 7-0. 10.2. RiverCOG Report None. 10.3. Staff Report None.. 10.4. Commission Affairs Page 5 of 6 None. 11. Adjournment Motion to adjourn. Moved by Commissioner Spencer, seconded by Commissioner Monarca. Passed Unanimously: 7-0. Submitted, Marek Kozikowski, AICP Director of Land Use Page 6 of 6