ZONING BOARD OF REVIEW
MIDDLETOWN, RHODE ISLAND
-MINUTES-
DATE: JULY 28, 2026
TIME: 6:00PM
LOCATION: TOWN HALL CHAMBERS – 350 WEST 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.
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Administrative:
1. Roll call. Zoning Board of review was called to order at 6:02PM. The board members present: Thomas Heaney, Rick Lombardi, Rebecca Rogers, Judith Rosenthal, Alicia Reyes, Christopher Rowe, Kendall Homes, and Joseph Markey.
2. Adopt minutes from June 23, 2026 meeting.
3. One continued petition from previous month.
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Continued from JUNE 23, 2026
Petition ZBR-26-23: Sandro De Souza (Owner) for a Variance from 603 & 903 to construct an 18'X25' shed 8' from the side yard where 20' is required. Said real estate is located at 146 Oliphant Lane and further identified as tax assessors Plat 111 Lot 40.
There was no response for this petition and is was continued to the August 25, 2026 meeting.
New Summary Petition:
Petition ZBR-26-34 Madison Burgess (Owner) for a Variance from 603, 903 & 321 (A) to construct 8' x 8' front deck, 11' front yard setback where 25' is required. Said real estate is located at 11 Philips Avenue and further identified as tax assessors Plat 105 Lot 28.
This matter was presented as a summary petition. Rebecca Rogers recused herself. After reading in the summary petition, a motion was made to approve the petition as a summary case. When the chairman opend the meeting to the public, no one expressed concerns regarding the summary petition. Since no one objected, the board voted on the petition without a full hearing. Rick Lombardi made the motion to approve the summary petition and the motion was seconded by Christopher Rowe. The summary petition was approved 5-0. Voting members for only this petition were: Thomas Heaney, Rick Lombardi, Judith Rosenthal, Alicia Reyes, and Christopher Rowe.
New Petitions:
Petition ZBR-26-30 Clifton Hightower (Owner) for a Special Use from 602, 902 & 27C to obtain approval for an owner-occupied Short-Term Rental. Said real estate is located at 19 Crescent Road and further identified as tax assessors Plat 116NW Lot 33 C.
Mr. Hightower was present and sworn in. Mr. Hightower described his petition and wants to do an owner-occupied short term rental. Mr. Hightower explained that he currently redid the house and has 2 bedrooms upstairs he wants to rent. His driveway can fit 7-8 cars so parking is not an issue. He further explained that most of the surrounding neighbors all do short term rentals. Christopher Rowe provided map color coded with all surrounding short term rentals and Mr. Hightower appears to be the minority as most of his neighbors are short term rentals. 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. Alicia Reyes seconded. The motion was passed 5-0.
Reasoning: Mr. Hightower has been a resident of Middletown for a long time. The cost of the property keeps going up and the extra income from doing a short term rental will offset some of those increasing costs. Mr. Hightower meets the requirements as there is enough parking; he understands he needs to be present on the property when renting as a short term rental; and it is not changing the neighborhood but rather in line with the characteristics of the neighborhood.
Petition ZBR-26-31 Matthew Guerrera (Owner) for a Special Use from 602, 902 & 27C to obtain approval for an owner-occupied Short-Term Rental. Said real estate is located at 214 Morrison Avenue and further identified as tax assessors Plat 114 Lot 246.
Mr. Guerrera was present and sworn in. Mr. Guerrera described his petition and is looking to do an owner-occupied short term rental. The property has 3 bedrooms all located on the same floor. There is a 2-car garage for parking and a driveway that fits about 6 cars. Mr. Guerrera stated that he acquired the property 2 years. He tried doing monthly leases but that wasn’t working out. Mr. Guerrera explained he had Salve Regina students living in the property during the winter but he had issues. Mr. Guerrera wants to rent 2 rooms and will be residing in the other bedroom. Mr. Guerrera does own another home located at 220 Morrison Ave which is a grandfathered short term rental. Mr. Guerrera was questioned about if he has moved to 214 and he stated yes. 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. Rebecca Rogers seconded. The motion was passed 5-0.
Reasoning: This petition meets the requirements of having an owner occupied short term rental as there is plenty of parking on the property; it is keeping with the neighborhood as there are surrounding short term rentals; and Mr. Guerrera stated he lives in the property and will be present on the property when being used a short term rental.
Petition ZBR-26-32 CGRI Middletown LLC (Owners) and Poyant Signs (Applicant) for a Special Use from 1212 to allow a 132 sq.' sign where 80 sq.' is the max area and to be 23' high where 10' is allowed. Said real estate is located at 1400 West Main Road and further identified as tax assessors Plat 106 Lot 5300(A).
Bethany Leoana was present and sworn in. Ms. Leoana had permission to present this petition. Ms. Leoana described the petition as being the old Benny’s sign. It is currently 120 sq. feet and 25 feet tall. The plan would be to replace the old sign in the same place and reducing the height to 23 feet tall and 126 sq. feet. The petition is listed to have the sign be 132 sq. feet however Ms. Leoana clarified the square footage would only be 126. The idea is to have a more modern sign compared to the old sign. The sign would be used for Riverhead on the top part of the sign leaving the spot below for a future tenant. The increase would include allowing Riverhead to list their services and their logo on the sign and the total square footage includes not only the Riverhead portion of the sign but the space for a new tenant. Ms. Leoana stated that there are similar signs all along West Main Road and would fit in with the surrounding area. This project was presented to the Planning Board in November 2025 and they made comments about reducing the sign to 23 feet tall and 126 square feet. The K Plaza is the same height and same square footage which is directly across. Christopher Rowe measured some of surrounding signs including at all approximate measurements: McDonalds about 14 feet high; KFC is 18 feet high; Dominos is 16 feet high; Carwash is 14.5 feet high; Red roof 16 feet high. Concerns were raised by some of the board members, including what is the hardship in granting a 60% increase? Could all the wording on the sign be a distraction for drivers? Could there be safety concerns? Was there a traffic study to discuss these concerns? Is moving the sign to the other side an option? Moving the sign to the other side is not an option due to draining issues and the fenced area is not part of the property. Other board members felt like the sign would be good for the area since it is all commercial area and would enhance the neighborhood by removing the old sign and replacing it with a new sign. Having a business like Riverhead helps promote jobs and has made a good impact overall on the area. 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. Rebecca Rogers seconded. Rick Lombardi proposed that the petition be held until the August 25, 2026 meeting to consider some of the comments made by members of the board and possibly decreasing the height.
Petition ZBR-26-33 Coddington Cove Commons, LLC (Owners) David Martland (Attorney) for a Special Use from 602 to permit Units 207 and 208 as a brewery with retail sales and tasting room. Said real estate is located at 300 Coddington Highway and further identified as tax assessors Plat 103 Lot 103 LU2.
There was no response for this petition and is was continued to the August 25, 2026 meeting.
Rick Lombardi made a motion to adjourn the July 28, 2026 meeting. Judith Rosenthal seconded the motion. The motion to adjourn was approved 5-0. The meeting was adjourned at 6:50 PM.