ZONING BOARD OF REVIEW
MIDDLETOWN, RHODE ISLAND
-MINUTES-
DATE: NOVEMBER 25, 2025
TIME: 6:00PM
LOCATION: TOWN HALL CHAMBERS – 350 EAST MAIN ROAD
*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.
______________________________________________________________________________
Administrative:
1. Roll call. Zoning Board of review was called to order at 6:13PM. The board members present: Thomas Heaney, Rick Lombardi, Rebecca Rogers, Christopher Rowe, and Antone Viveiros. Absent: Alicia Reyes, Judith Rosenthal, and Mark Donahue.
2. Adoption of the Zoning Board meeting minutes from October 28, 2025 as written. Rick Lombardi made the motion to accept the minutes and Christopher Rowe seconded. The minutes were approved 5-0.
3. Regular scheduled meeting scheduled December 23, 2025 is cancelled. A motion was made by Antone Viveiros, and seconded by Christopher. Approved 5-0.
4. Motion to approve calendar for 2026. Rick Lombardi made motion and Antone seconded. Approved 5-0.
5. No previous continued petitions.
______________________________________________________________________________
New petitions for September 23, 2025:
Petition ZBR-25-29: Ocean State Holdings of 310 West Main LLC (Owners) Susan Monteiro (Applicant) and Robert M. Silva, Esq. (Attorney) for a Special Use from 1212(B)(2) and 1212(D)(2)(B) to erect a wall sign that exceeds size & number of signs allowed and use the name "Newport" to identify the location. Said real estate is located at 310 West Main Road and further identified as tax assessors Plat 108NW Lot 16801.
Attorney Silva was present on behalf of the applicant. Said location was previously before the planning board to make changes to the building. At the location, there are four different franchises –Doge, Ram, Jeep and Chrystler, which were all approved by the planning board previously. What is being saught is to Identify the facility as Newport as there is no Newport sign on the front of the building. The area is commerical and located by hotels and other commerical buildings therefore the sign will fit in amongst the area. John Narcessian was present. Mr. Narcessian bought the property and business in March 2024. There are four different brands of cars but all are under the Newport brand. The request is to have the Newport sign to identify the entire brand under halo lighting. Jeff Connor was present who will install the lighting and sign. The Newport sign will be installed with halo lighting. Christopher Rowe mentioned the dementions on the drawing may not be correct. Mr. Connor stated the sign can withstand 120 mile per hour wind in accordance with the code. The Jeep logo is currently halo lit as well while the other 3 brands are face lit. When the chairman opened the meeting to the public, there were no objections. The hearing was closed and Rick Lombardi made a motion to approve. The motion was seconded and the motion was approved 5-0.
The reasonings for approving: The sign goes along with the new building and is keeping with the signage with the surrounding commerical buildings. The sign can withstand 120 mile per hour winds. A motion to amend the motion to approve with special Condition of having the correct drawing with correct measurements uploaded. Motion to amend was approved 5-0. Motion to approve petition with special conditions was approved 5-0.
Petition ZBR-25-30: Alexander Simmons, Jr. (Owner) for a Special Use from 1212 to install a 26 sq. ft. sign where 6 sq. ft. is allowed; and a height of 9'-5" where 6' is allowed. Said real estate is located at 1942 West Main Road and further identified as tax assessors Plat 104 Lot 3.
Attorney Bovian present on behalf of the owner. Simmons farm is in residential area but the farm has been in exsistence for a long time. Summons farm is located along West Main road and although there is a stretch of area where there are not many signs, due to nature of the property it is sloped down where the sign is positioned. The sign size is larger than allowed to see the sign from the road due to the slope. The sign is not complex and is simply there to identify the location of said property. The previous signs have always been about the same size. When the chairman opened the meeting to the public, there were no objections. The hearing was closed and Rick Lombardi made a motion to approve. The motion was second by Christopher Rowe. The reasonings for approving: the sign keeps in character with the surrounding area as further down West Main Road there are more signs similar in size and style; the saftey concerns regarding traffic issues is addressed by having the sign larger so it does not distract drivers from trying to see a smaller sign; due to the downslope of the property the sign needs to be larger to been seen from the road; and there are no bright lights or distracting lights – it is a simple sign. The motion was Approved 5-0.
Rick Lombardi made a motion to adjourn the November 25, 2025 meeting. Rebecca Rogers seconded the motion. The motion to adjourn was approved 5-0. The meeting was adjourned at 6:47PM.