[{"_1":2,"_112":-5,"_113":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76,88,100],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6572276,"mediaKeyId","3091086-0f452a9b63f2e999eb89b94a8cace782","parentId",3091086,"title","Zoning board approves conversion of Aquidneck Avenue market to full‑service restaurant with conditions on outdoor alcohol, lighting and buffering","audioSeconds",4710,"startMs",660000,"endMs",5370000,"viewUrl","/Search/View?dp=1&key=3091086-0f452a9b63f2e999eb89b94a8cace782&start=660&end=5370","thumbnailUrl","https://assets.pipeline.soar.com/3091086-0f452a9b63f2e999eb89b94a8cace782/thumbnail_660000.jpg","articleUrl","/articles/6572276/Rhode-Island/Zoning-board-approves-conversion-of-Aquidneck-Avenue-market-to-fullservice-restaurant-with-conditions-on-outdoor-alcohol-lighting-and-buffering","mediaUrl","https://secure.pipeline.soar.com/6572276-d59f75a3e67a471bcfc5dae32cab0c23/orig.mp4?Expires=1771129613&Signature=jOGvQFgXPcKk~-2UcLgPwP9U7~3FeDOt~9013O6r~qakFDr7taB17fMIQlI0sDNwXO~mPixB0GH25cVJwOPbS3R-e7~o-WMLMEaORI-oIhJZAmSgz~WDFdqe~ZEwvrX0kWopYumRNhnOha7uBQsqUAynvTp37256R6qoOaq62wkdlNDaysBYAeKaP02wKbcoWKxxOVdppqwxG3~6fA6n7EW-XAvyormbGJd3y9ifTUYJrTCuV~4TvYEh1kCQhz3oxhNMwoWBaTZFZuTlM2OwiRT~FSCzNcsPcGOv~wvdDdylFsc2fVIps5XdLWZ0O9lBiajs3i5CUk6a0d64b873Nw__&Key-Pair-Id=KUT5TJCACFTXG","author","Middletown, RI","date","2025-04-23T01:29:55.607Z","article","The Town of Middletown Zoning Board on a 5‑0 vote approved a special‑use permit allowing FLM Middletown Realty LLC and applicant JT Commons Inc. (operated by Newport Restaurant Group) to convert the former Food Love Market at 1037 Aquidneck Avenue into a full‑service restaurant with an indoor seating capacity of 163 and outdoor seating for up to 64.

The board attached conditions addressing concerns raised by nearby residents: no outdoor alcohol service after 10 p.m.; vegetative screening along the property edges that abut residences on Ellen, Columbia and Ward avenues; all lighting on the site must comply with the town’s lighting ordinance; and sound monitoring to address noise from the outdoor seating area. Board members also discussed restrictions on amplified outdoor entertainment and clarified the outdoor area would be seasonal and not winterized unless separately approved.

The applicant, represented by attorney David Martland, said the concept is a casual, family‑friendly pizza and steakhouse hybrid operated by Newport Restaurant Group. Corey Barrera, director of operations for Newport Restaurant Group, told the board the company sees the site as a long‑term operation and described proposed hours as kitchen service to about 10 p.m. on weeknights and about 11 p.m. on weekend nights. Barrera said the outdoor patio is intended primarily for seasonal use and that the company would not operate it as a late‑night bar.

Residents who live behind and beside the property, several of whom addressed the board, raised concerns about noise from late outdoor service, parking and the brightness of existing security lighting on the rear of the site. Neighbors asked whether the outdoor seating might host amplified music or large events; the applicant said there is no plan for live entertainment and described the planned outdoor audio as background music. Neighbors said they wanted an enforceable plan for vegetation and lighting changes, not only informal commitments.

Board members proposed and the applicant accepted conditions intended to balance business viability with neighborhood impacts: a vegetative screen on the portions of the east and south property lines that abut residential properties; redirection or modification of rear parking‑lot lighting so it is dark‑sky compliant; and an enforceable limit of no outdoor alcohol service after 10 p.m. Members also discussed monitoring outdoor sound levels from 9 p.m. until closing to ensure compliance with the town noise ordinance and agreed the town council retains authority over any liquor license.

After discussion and a review of testimony from a land‑use expert (Nathan Godfrey, principal, Newport Appraisal Group), the board voted to grant the special‑use permit subject to those conditions. The board recorded the motion as approved 5‑0.

The board and applicant noted the council will later consider any liquor license or outdoor service permissions that require council approval; the special‑use permit governs the land‑use aspect and imposes the conditions described above.

Votes at a glance: Special use permit for JT Commons/FLM Middletown Realty LLC (1037 Aquidneck Avenue) — approved 5‑0; conditions include no outdoor alcohol after 10 p.m., vegetative screening along abutting residential boundaries, compliance with the town lighting ordinance, and sound monitoring from 9 p.m. until closing.

The applicant said it would work with neighbors on a vegetation plan and lighting adjustments as required by the town, and that the patio will be seasonal. The board closed the public hearing before voting.

Proper names and identifiers used at the hearing included FLM Middletown Realty LLC, JT Commons Inc., Newport Restaurant Group and the property identified as Lot 202 on Tax Assessor’s Plat 113.","mediaType","Video","parentTitle","Zoning Meeting, April 22, 2025","oneSentenceSummary","The Town of Middletown Zoning Board on a 5‑0 vote approved a special‑use permit for JT Commons Inc. (Newport Restaurant Group) to convert the former Food Love Market at 1037 Aquidneck Avenue into a full‑service restaurant with indoor seating for 163 and outdoor seating for 64.","taxTitle","Town of Middletown, Newport County, Rhode Island","taxId",58176,"location","Rhode Island","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6572262,"Zoning board grants several variances and approves summary petitions; one continuance set for May",7406,209000,7615000,"/Search/View?dp=1&key=3091086-0f452a9b63f2e999eb89b94a8cace782&start=209&end=7615","https://assets.pipeline.soar.com/3091086-0f452a9b63f2e999eb89b94a8cace782/thumbnail_209000.jpg","/articles/6572262/Rhode-Island/Zoning-board-grants-several-variances-and-approves-summary-petitions-one-continuance-set-for-May","https://secure.pipeline.soar.com/6572262-6d38d4c63af6b2f935bbebb7dcb036de/orig.mp4?Expires=1771129613&Signature=JKKyGalmWW4oV1hnvynXhdg12h0B0QfqlpBUu79vCFuMX~83kAJ02Oh3uZrnG03hktyvtr3IUDHuIcGqlSS0c4Ddj0BULDQl9pUDUwy5f89X84y08acwiVoactqvZr8Qy2zPyrGInZCOjviJVWuk8pMR1nHNzUJumDbPAQfhOF61wtfheuKXTtRcqguesGpiLj13abXi9SjFq5OKo2wiPwGvMWPADpmIGwyFExID-8P71AXSsiEnzLMf5coI3UGTIP~OM~VIRFNNn6KKiOWPvhUjgi-waWYiWJMk~9INOdPb2NPWXiI6BMbJi8GMP7gV~KDrqdz5k-8J1qOycTYoEw__&Key-Pair-Id=KUT5TJCACFTXG","The Town of Middletown Zoning Board approved multiple variance and summary petitions during its meeting and granted a continuance in one case.

Summary petitions approved: The board granted two summary petitions taken under advisement earlier in the docket. The petitions included a variance for Robert Shaven at 213 Tuckerman Avenue to construct an open‑air entry porch 8 feet 8 inches from the property line where 16 feet is required (property identified as Lot 32 on Tax Assessor’s Plat 116); and a variance for Kirk E. Pickell at 7 J H Dwyer to construct a single‑family dwelling 15 feet from the northerly side property line where 20 feet is required (Lot 432 on Tax Assessor’s Plat 105). Both summary petitions were approved without public opposition and recorded as granted.

Other variances approved: The board also approved a variance for Brian Davis at 5 Pocono Road (Lot 156 on Tax Assessor’s Plat 105) to construct a living‑room addition 12 feet 6 inches from the side property line where 15 feet is required and 23 feet 4 inches from the rear property line where 30 feet is required. The applicant and his project architect described the lot as a corner, split‑level parcel with limited buildable configurations; the board found the proposed single‑story addition the least intrusive approach and voted to grant the variance 5‑0.

Continuance: William and Ellen Kelly (12 Harvey Road) requested a continuance and the board continued that petition to the May meeting (May 27) at the applicants’ request.

The board recorded each approval as granted by unanimous vote. The approvals were characterized as property‑specific variances consistent with the town’s variance criteria; no substantial public opposition was recorded for the approved variances.

Votes at a glance:
- Robert Shaven, 213 Tuckerman Avenue (side‑yard porch variance) — approved (summary petition).
- Kirk E. Pickell, 7 J H Dwyer (side‑yard setback for single‑family dwelling) — approved (summary petition).
- Brian Davis, 5 Pocono Road (side and rear setback variance for living‑room addition) — approved 5‑0.
- William and Ellen Kelly, 12 Harvey Road — continued to May 27 at applicants’ request.

Board members noted property lot shapes and preexisting conditions as common bases for relief in these cases and said the variances granted were the minimum necessary for the proposed improvements.","The Town of Middletown Zoning Board approved two summary variance petitions and several variances, including a living‑room addition variance at 5 Pocono Road. The board also continued one matter to the May meeting per applicant request.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6572267,"Zoning board permits north and south building signs for new Middletown Self Storage building, declines east wall request",3821,3489000,7310000,"/Search/View?dp=1&key=3091086-0f452a9b63f2e999eb89b94a8cace782&start=3489&end=7310","https://assets.pipeline.soar.com/3091086-0f452a9b63f2e999eb89b94a8cace782/thumbnail_3489000.jpg","/articles/6572267/Rhode-Island/Zoning-board-permits-north-and-south-building-signs-for-new-Middletown-Self-Storage-building-declines-east-wall-request","https://secure.pipeline.soar.com/6572267-e6da8987c31ebf1b5f0e659d8feed517/orig.mp4?Expires=1771129613&Signature=jl~3ZzB7zwVcP5b9IVAWcwANceSdafX5qWHA-Z2v6uh1ho5rPVwAhiQLIy8p49mbdtjeBoukNFcljbZznveYqPc4ttuCQudR5aPVndhzrKbZnhSdH40euywW5bDUjN24uTxAHnB2v5NmK-eKxgo-Z3Qszk8IOXPt2h2AQKivkIjIg4id0oTzUL-TM2xjtZANrQg1jvBX~~tlLXpYIEhpWn8FbWpSBAcalT~p6H3aS9SJF013u62lAdf1MoAeG2FYVfoL2kBiWogMAF~1S~gXOXT9sFeusxr2oLykallBjZY~5p31y0yNH2qFeu26uXMEyKn~PgjbgdBDcpbuVYQZXg__&Key-Pair-Id=KUT5TJCACFTXG","The Town of Middletown Zoning Board approved a sign special‑use permit for Middletown Self Storage LLC that allows building‑mounted signs on the north and south elevations of a new storage facility at 101 Valley Road (Lot 403 on Tax Assessor’s Plat 107 Southeast). The board voted 5‑0 in favor of the north and south signs and did not approve the east‑facing wall sign proposed in the application.

Applicant Robert Reed and attorney David Martland told the board the building’s architectural design resembles a low‑profile commercial structure and that, without large glass storefronts, drivers will not recognize the use unless signage is provided. The application proposed three identical building‑mounted signs (each about 33 square feet) on the north, south and east elevations plus a post‑style sign at the front of the site. During discussion board members and the applicant agreed the site topography made a low monument sign impractical and that building‑mounted and a post sign would be more visible from Valley Road.

Board members asked about lighting, police access and the sign size relative to the roadway. The applicant said the proposed signs are internally illuminated channel letters (backlit) and would operate on a photocell; he offered to set exterior lighting on a timer so signs are not illuminated late into the night. Nathan Godfrey, a land‑use appraiser who reviewed the plan, testified the sign proposal was consistent with the site design and comparable local approvals.

After discussion, the board approved the north and south building‑mounted signs by motion (5‑0) and declined the east wall sign as unnecessary; members said a pole or post sign and the two wall signs provided sufficient identification without over‑signing the building. One board member suggested the applicant coordinate with police regarding any lighting or security concerns and that new lighting comply with the town lighting ordinance. The board recorded the vote as 5‑0.

Action summary: Special‑use permit approved for north and south building‑mounted signs at 101 Valley Road (Middletown Self Storage LLC) — approved 5‑0. The east‑facing wall sign was not approved; the post/monument sign and any lighting must comply with town rules and may be subject to subsequent permit conditions.

The applicant and board agreed to coordinate on lighting timing and compliance before final installation.","The Zoning Board granted a special‑use permit allowing building‑mounted signage on the north and south elevations of the new Middletown Self Storage building at 101 Valley Road; the board did not approve an east wall sign after discussion about scale and context.",{"_33":101,"_35":36,"_37":38,"_39":102,"_41":103,"_43":104,"_45":105,"_47":106,"_49":107,"_51":108,"_53":109,"_55":56,"_57":58,"_59":110,"_61":62,"_63":64,"_65":111,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6572272,"Zoning board approves three owner‑occupied short‑term rental permits; one application continued",190,340000,530000,"/Search/View?dp=1&key=3091086-0f452a9b63f2e999eb89b94a8cace782&start=340&end=530","https://assets.pipeline.soar.com/3091086-0f452a9b63f2e999eb89b94a8cace782/thumbnail_340000.jpg","/articles/6572272/Rhode-Island/Zoning-board-approves-three-owneroccupied-shortterm-rental-permits-one-application-continued","https://secure.pipeline.soar.com/6572272-047a6131fd59181d5ee3ba5c3fc3fe6f/orig.mp4?Expires=1771129613&Signature=DYGp9~VrEh6IW~UjXBM~d3dARxTozBInRmj1fCfPGmL9jU3CFQuiBwOnY80MekigXl9ErZSv~AGS-2ctFaQji6l5p~qwcGjXBlu9KU17WgERGJyHYnepYaDobF7GyZxjK5c7hl-6rzmtfkFuId6utshAQR09rJ7F7Z~0nDc73dPCLbhqyvQPCMlWJz0kcOBhWqPPLfNmu3KKrnbKfhNLFuY93xaMGhuwLxUy74AUdA1nMwecP9tu1H5tav7SFHljEir37kvT9rYWLPttucquSUoViuMy11H0K0NtYlaXR5V8Rk7~WHEzOw0ws4ep6jtt~O7zYv1wNzVH2DvKck9LPQ__&Key-Pair-Id=KUT5TJCACFTXG","The Town of Middletown Zoning Board approved three owner‑occupied short‑term rental (STR) special‑use petitions and continued one application to the May meeting.

Petitions approved: James and Sharon Maguire (145 Compton View Drive, Lot 823 on Tax Assessor’s Plat 120) received board approval. The applicants told the board they live at the address year‑round and proposed renting two rooms with a likely maximum of four guests; they said there is parking for two cars on the site. The board noted the application met the requirements of the town’s updated short‑term rental ordinance and granted the special‑use permit 5‑0.

Philip Robertson and Lisa Anastokes (1 South Drive, Lot 58 on Tax Assessor’s Plat 117) also received approval. Robertson testified that he and his fiancée live at the property full time and planned to rent a first‑floor bedroom; the board took the petition under advisement then voted 5‑0 to approve the owner‑occupied STR.

Daphne M. Fogg (19 Renfrew Avenue, Lot 253 on Tax Assessor’s Plat 115) received approval for an owner‑occupied STR in a converted portion of a garage. Fogg said she will live on the property year‑round, proposed a maximum of two occupants, and said driveway parking would accommodate guests. The board approved her petition 5‑0.

Continued petition: William and Ellen Kelly (12 Harvey Road) requested a continuance and the board continued their application to the May meeting (May 27), per the applicants’ request.

Votes at a glance (owner‑occupied STRs):
- James and Sharon Maguire, 145 Compton View Drive — approved 5‑0; two rooms; parking for two vehicles; maximum occupancy stated as about four guests.
- Philip Robertson and Lisa Anastokes, 1 South Drive — approved 5‑0; owner‑occupied; single first‑floor bedroom to be used as STR.
- Daphne M. Fogg, 19 Renfrew Avenue — approved 5‑0; converted garage unit; maximum two guests; driveway parking available.
- William and Ellen Kelly, 12 Harvey Road — continued to May 27 meeting at applicants’ request.

Board members confirmed applicants understood affidavit and annual registration requirements associated with the STR ordinance and noted the approvals were based on the applications meeting the ordinance’ standards.","The Town of Middletown Zoning Board approved owner‑occupied short‑term rental permits for properties on Compton View Drive, South Drive and Renfrew Avenue, and continued one petition to the May meeting.","actionData","errors"]

Article not found

Zoning board approves conversion of Aquidneck Avenue market to full‑service restaurant with conditions on outdoor alcohol, lighting and buffering

Zoning board grants several variances and approves summary petitions; one continuance set for May

Zoning board permits north and south building signs for new Middletown Self Storage building, declines east wall request

Zoning board approves three owner‑occupied short‑term rental permits; one application continued