Middletown planning board declares lead-agency intent for major projects and approves multiple site plans and permits

The City of Middletown Planning Board on Wednesday night voted to declare its intent to serve as lead agency under the state environmental review process for several large developments and approved a string of site plans and permits, while holding preliminary hearings on other projects.

The board voted to declare intent to act as lead agency for Troedale Developers’ mixed-use proposal at 33–49 Mulberry Street and for Dreamfield Brands’ proposed cannabis packaging and distribution facility at 55 Midland Avenue. The board also approved a similar notice for the Middletown Commons proposal at 203–231 Dolson Avenue. Ryan Fellinger of Fellinger Engineering, representing the Mulberry project, told the board the plan would include “98 residential units” plus about 4,000 square feet of commercial space and that the applicant has submitted a long-form environmental assessment and materials to the city’s consultant.

The board also approved or otherwise acted on a series of routine and substantive applications on Wednesday:

- A resolution approving an extension for the application at 28–30 West Main Street (sixth-month extension). The motion passed on roll call.

- A final resolution for Coats of Middletown LLC, 140–142 Dolson Avenue (KFC). Architect Paul Ashworth said an earlier parking dispute with an adjacent property owner has been resolved and that a recorded easement covers the drive-through; the board adopted the resolution after closing the public hearing.

- Approval for Green Eastern International LLC, 71 East Main Street, to operate an acupuncture clinic. The applicant confirmed practitioners must be licensed and discussed hours; the board resolved operating hours during the review and adopted the resolution.

- Approval for “Fainting College,” 14 Jason Place, for classroom, lab and recreation space on the ground floor. Applicant Yimei Wong said the building already houses college classrooms on upper floors and the ground floor has been vacant; the board approved the ground-floor conversion subject to the usual permitting steps.

- Approval for 8–10 East Main Street LLC to add a loading dock and walk-in cooler for Datang supermarket. The applicant said deliveries will use a 19-foot box truck, with one truck expected to be stored on-site; board members asked that the site plan submitted with the building permit show the truck parking location.

- Approval for Timothy Furr (IHOP, 145 Dawson Avenue) to add beer and wine service and to extend hours affiliated with that permit. The board said it would approve alcohol service hours at 8 a.m. to 10 p.m. Monday–Saturday and 10 a.m. to 10 p.m. on Sundays in the resolution; members noted the State Liquor Authority (SLA) could impose different restrictions and that SLA rules would govern if more restrictive.

Separately the board took procedural steps on larger developments: it accepted a notice of intent to serve as lead agency for the Troedale Developers mixed-use project, and for the Franco Fidanza Middletown Commons project, and for Dreamfield Brands’ 55 Midland Avenue proposal. The board emphasized these votes to declare intent begin the state environmental review process and do not constitute project approval.

The board heard several preliminary presentations that did not require votes: DeWitt Acquisitions described plans to reopen a former gas station and convenience store at 16–18 County Route 78 and asked for early feedback; applicant Mark Domble said the property has been vacant “far too long” and outlined plans to reinstall modern double-walled tanks and pumps. Bell Flavors & Fragrances presented a conceptual 2,600-square-foot addition between Buildings 15 and 17 for flavoring and storage; the board expressed concern about odor control and said those engineering details will be reviewed at the building permit stage.

Board members asked routine clarifying questions about parking, truck storage, licensing and hours during several applications. Several approvals were unanimous on roll call with Board members Madden, McCormick, Brito, Witt, Dupree, Prie and Higbee recorded voting in favor of motions.

Votes at a glance

- Acceptance of minutes (June 4, 2025; Aug. 6, 2025): Approved (roll call: Madden, McCormick, Brito, Witt, Dupree, Prie, Higbee — all yes).

- Extension: 28–30 West Main Street — Approved (same roll call; motion to grant sixth-month extension).

- Coats of Middletown LLC (KFC), 140–142 Dolson Ave. (site plan/resolution): Public hearing closed and resolution adopted (applicant provided easement documentation for drive-through parking).

- Green Eastern International LLC, 71 East Main St. (acupuncture clinic): Resolution adopted; board noted that any practitioner must be licensed and clarified hours during the hearing.

- Fainting College, 14 Jason Place (ground-floor classrooms, lab, recreation room): Resolution adopted.

- 8–10 East Main Street LLC (Datang supermarket) — walk-in cooler and loading dock: Resolution adopted; board requested truck-parking detail in building permit package; applicant said deliveries will use 19-foot box trucks and typically one truck may be stored on site.

- Timothy Furr / IHOP, 145 Dawson Ave. — add beer and wine and amend hours for alcohol service: Resolution adopted. Approved alcohol service hours specified in the resolution as 8 a.m.–10 p.m. Monday–Saturday and 10 a.m.–10 p.m. Sundays; board reminded applicant SLA rules may alter allowable hours.

- Declaration of intent to serve as lead agency (SEQRA notice): Troedale Developers (33–49 Mulberry St., 98 units, mixed use) — approved; Franco Fidanza (203–231 Dolson Ave., Middletown Commons) — approved; Dreamfield Brands (55 Midland Ave., cannabis packaging and distribution; parcel splits City/Town) — approved.

What the board did not decide

- DeWitt Acquisitions (16–18 County Route 78, former gas station): Preliminary hearing only. No vote; board requested additional environmental/DEC documentation and a color rendering of the proposed canopy and façade at a future meeting.

- Bell Flavors & Fragrances (site addition): Preliminary concept presented; board requested additional engineering and odor-control details for future building-permit review.

Why it matters

The board’s lead-agency declarations formally begin the state environmental review process for several large projects that could add housing, commercial space and new industrial activity to Middletown. Approvals for business permits and site plans clear the way for local storefronts and services — including a drive-through restaurant, an acupuncture clinic, supermarket upgrades and alcohol service at an IHOP — to proceed to permitting and inspection.

Next steps

Approved applicants will submit building permits, site-plan revisions or required documents (for example, truck-parking plans or recorded easements) and proceed through the city’s permitting and inspection process. Projects placed under SEQRA will be circulated to interested agencies for comment as part of the environmental review process.