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

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.