Middletown Zoning Board of Appeals Special Meeting - April 7, 2026

This special meeting of the Middletown Zoning Board of Appeals was held on April 7, 2026 at 5:00 PM in the Council Chambers of City Hall. The board considered a single application for a variance to allow a drive-through coffee shop (Seven Brew) on a substandard lot and to permit additional signage. After a public hearing and deliberation, the board voted unanimously to approve both variances. Note: The agenda listed the meeting as Thursday, April 7, 2026, but April 7, 2026 is a Tuesday; the transcript records the meeting as Tuesday.

Consent Calendar

• Minutes of the February 5, 2026 special meeting were approved by a motion and unanimous vote.

Public Comments & Testimony

• Peter Frank Smith (212 Sisque Street, Middletown) raised concerns about tree removal, compliance with the Dark Skies ordinance for illuminated signs, air pollution from idling cars, traffic impacts, and the proximity of two existing coffee retailers. The board clarified that these issues pertain to the Planning and Zoning meeting scheduled for the next evening (April 8, 2026) and are not within the scope of the variance request. The applicant noted that 13 trees would be removed but 31 would be planted.

Discussion Items

• Variance Request V2026-1 – Applicant Attorney Richard D. Carella and engineer James Vagel (Stonefield Engineering) presented a proposal for a two-lane drive-through coffee shop at 733 Washington Street and 35 Boston Road in the MXC zone. The site is a combined parcel of two lots, resulting in approximately half an acre, created by the state's widening of Route 66 in 2010. The requested variances were:
  • Section 5.6.13 (Drive-Through Businesses) – Minimum lot area of 1 acre; the combined site is less than 1 acre.
  • Section 4.18.4.6 (Directory Signs) – Number of permitted signs; the applicant proposed 60 square feet of signage, exceeding the allowance by about 10 square feet. The applicant reduced directional signs to 3 square feet each (exempted by code) and added a pylon sign. The building has only 50 linear feet of storefront, limiting the sign area calculation.
• Board members discussed the hardship: the lot's irregular shape and size resulted from the state's taking, making it unsuitable for a sit-down restaurant. The building's small size (15 ft × 35 ft) also constrained sign placement. Member Andrew Santaniello noted that signs on Route 66 are often larger, and the proposed signage is appropriate for the road. Member Nicholas Ficaro expressed mild concern that the sign size was a self-imposed hardship from the franchise's branding standards, but he ultimately voted in favor after hearing that the building's configuration limited sign options.

Key Outcomes

• Motion to approve the variance request (Section 5.6.13 and Section 4.18.4.6) was made and seconded. The board voted unanimously in favor (all members present: Callie Grippo, Andrew Santaniello, Richard Pelletier, Nicholas Ficaro, with Tom Hazel as staff). The motion passed.
• The meeting was adjourned by unanimous vote following the decision.