Administrative:  

1. Roll call.
2. Adoption of Zoning Board meeting minutes from November 25, 2025.

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New Petitions:

Petition ZBR-25-28: Timothy Beck (Owner) for a variance from 321 (A) 803 (G) and 903 to replace existing 12' x 10' deck with a side yard setback of 13' where 15' is required.  Said real estate is located at 117+119 Vernon Avenue and further identified as tax assessors Plat 109 NE Lot 54.

Petition ZBR-25-32: Richard Splain (Owner) for a Special Use from 27 (C) 803 (A) & 902 to add one bedroom to Units A & B of the existing STR footprint.  Said real estate is located at 247 Oliphant Lane and further identified as tax assessors Plat 112 Lot 64.

Petition ZBR-25-33: Chris Psilos (Owner) and Dan Herchenroether (Architect) for a Variance from 603, 803(G) & 904 to construct a second story addition, a covered front entry, and a deck located 14.97' from the northern front property line where 23'.04 is required and 16.59' from the southern rear property line where 27.65' is required. Said real estate is located at 29 Newport Avenue and further identified as tax assessors Plat 115SE Lot 157 (A).

Petition ZBR-25-34: Richard Hart (Owner) for a Special Use from 602 & 902 to obtain approval for an owner occupied Short Term Rental.  Said real estate is located at 299 West Main Road and further identified as tax assessors Plat 108NW Lot 350.

Petition ZBR-25-35: Diane Vitale (Owner) for a Variance from 603, 803(G) & 903 to construct a roof over existing front porch.  Said real estate is located at 56 Crest Street and further identified as tax assessors Plat 116 NE Lot 160.

Petition ZBR-25-36: Ari K Ellis & Sabrina Holkar-Ellis (Owners) and David P Martland (Attorney) for a Variance from 604 (C & D) and 321 (A) to install a portion of an inground pool 10.8 feet from the side yard line where 20' is required.  Said real estate is located at 535 Indian Avenue and further identified as tax assessors Plat 129 Lot 300.

Petition ZBR-25-37: Elizabeth Orchard (Owner) for a Variance from 603, 803 (G) & 903 to install a dormer on the west side of the 2nd floor of existing house; resulting in a 5' setback where 15' is required.  Said real estate is located at 190 Boulevard and further identified as Plat 108 SE Lot 95.

Petition ZBR-25-38: Royal Plaza, LLC (Owners) Ortho Rhode Island (Applicant) and Matthew Leys (Attorney) for a Special Use from 1212 & 902 to allow an additional freestanding sign where one freestanding sign is permitted.  The sign is 18 sqft where 16 sqft is permitted.  Said real estate is located at 1 Corporate Place and further identified as tax assessors Plat 106 Lot 170. 

Petition ZBR-25-39: John P Kennedy & Caroline E Moran (Owners) and Cayton Scherf (Architect) for a Variance from 603, 803(G) & 903 to demolish and reconstruct a new dwelling 4' from the West side yard where 30' is required.  Said real estate is located at 6 Buena Vista and further identified as tax assessors Plat 129 Lot 72.4.

To follow along with each NEW petition on your cell phone or tablet:

1.      Scan the QR Code next to the petition of interest.

2.      Click ‘File’ to view any uploaded images of the project or correspondence.

3.      Click ‘Version’ to view the file (it is below the blue button that says download).

All items on this agenda may be considered, discussed, and voted upon.

POSTED: DECEMBER 30, 2025

* RI Secretary of State Webpage *Clerkbase *Middletown Library

*Town Hall of Middletown Bulletin Board * Middletownri.com Website.

*Meetings begin promptly at the time posted and will not last for more than four (4) hours. The Board normally will take a short break after 1½ to 2 hours of hearings to reassess the agenda and their ability to reach the remaining items pending before it.  The Board will not entertain/begin a new petition after 10:00 p.m. and will conclude all hearings at 10:30 p.m. therefore some petitions cannot be heard due to these time constraints and will be continued to the next regular meeting date.