Zoning board approves dimensional variance for 565 Wolcott Ave; owner to rebuild

The Town of Middletown Zoning Board voted 4–1 to approve a dimensional variance that will allow property owner Caroline Stone to demolish the existing house at 565 Wolcott Avenue and build a new dwelling with reduced setbacks.

The petition, presented by attorney Gerard Galvin, sought relief from required setbacks to permit a proposed front setback of 17.5 feet (25 feet required), a north side setback of about 9.4 feet (15 feet required) and a south side setback of 10.5 feet (15 feet required). Galvin told the board the new home would reduce the existing encroachments and that the undersized lot (approximately 73 feet wide) creates the primary hardship.

"My client is proposing to demolish this existing home and to rebuild it," Galvin said, adding the proposed design improves on the current nonconforming conditions. Owner Caroline Stone described the existing ranch as substandard, said she bought the property as a future family retirement home and confirmed the property currently carries a grandfathered short‑term rental registration that she does not intend to use immediately.

The board heard technical support from architect Mike Tartamella of Patrick Ahern Architects, who said the gambrel‑style design keeps street‑level massing low while complying with height and lot coverage rules, and from engineer Daniel Simanski of Northeast Engineers, who described proposed underground infiltration and surface drainage measures to prevent increased runoff. Land‑use appraiser Jim Houle testified that the proposal reduces encroachments and would not diminish surrounding property values.

Neighbor Raymond Lewis spoke against the application, saying transfer and reuse of grandfathered short‑term rental permits and larger replacement houses have contributed to investment pressure in the neighborhood. Several neighbors and an adjacent owner testified in favor of the plans, calling the design compatible.

Solicitor (Town counsel) explained the town follows state precedent that certain special use permits and grandfathered rights may run with the land; he noted that compliance with annual registration and any other licensing requirements remains the owner's responsibility.

After deliberation focusing on the narrow lot and whether the request would alter neighborhood character, board member Rick Lombardi made the motion to approve; Judith Rosenthal seconded. The motion passed 4–1.

The board approved the variance and will require the applicant to satisfy all building permits, code and registration requirements before construction proceeds.