Middletown Planning and Zoning Commission Regular Meeting - July 9, 2026

Note: The agenda listed the meeting date as July 8, 2026, but the instruction specifies July 9, 2026. This summary uses the provided date.

The commission held a public hearing on a special exception and site plan application for a permanent year-round farm market at 1171 Randolph Road. After public comments and commission discussion, the hearing was continued to July 22, 2026, to allow further neighbor outreach and refinement of plans. The commission also approved the minutes of the June 24, 2026 meeting.

Public Comments & Testimony

• Mr. and Mrs. Berger (34 Maple Shade Road, adjacent property owner): Spoke against the application, citing prior unauthorized use of the property as a wedding venue with loud music, bright lights, and large crowds (estimated more than 100 people). Expressed distrust in the applicant's representations and concern about sanitation and parking.
• Sebastian Giuliano (348 Maple Shade Road): Opposed the application, arguing that a year-round farm market is indistinguishable from a retail store and that the event space component is incompatible with the R-15 residential zone. Suggested the applicant withdraw and resubmit after more neighbor consultation.
• Dave Campanelli (11 Farm View Circle): Raised concerns about traffic on Randolph Road, parking adequacy, and the feasibility of a year-round market (questioning sources of produce in winter). Also noted existing traffic issues from nearby Big Y.
• Additional speaker (name not stated): Expressed support for the concept but opposition to the location, particularly the wedding venue aspect, and emphasized that the operation should remain agricultural.

Discussion Items

• Application Overview: Dominic DiMauro, operator of The Gardens at Stone Post Key, described the transformation of the property over four years from a seasonal flower shop to a year-round agricultural and agritourism destination. Proposed activities include a permanent farm market (limited to four days per month) and private events (max 10 per year, capped at 100 guests, Fridays and Saturdays only). The applicant stated that revenue from these activities would sustain the property and prevent redevelopment.
• Staff Input: Director Kozikowski confirmed that a permanent year-round farm market is a special exception use in the R-15 zone per Section 5.6.8.15, which allows additional activities such as private events, farm festivals, and food trucks. This special exception use was created by a zoning text amendment in 2021. There are no other approved examples of this use in the zone.
• Commission Questions:
  • Commissioner Eckstrom encouraged the applicant to collaborate with neighbors and suggested focusing on non-event activities like nature walks.
  • Commissioner Szynkowicz supported the concept but felt the location was inappropriate and stated he would not vote favorably.
  • Commissioner Spencer inquired about the applicant's ownership status and current operations; the applicant noted he would purchase the property if approved, and currently grows tropical plants and nursery stock year-round.
  • Commissioner Emory expressed support for a farm stand but not a year-round market or events, citing the residential zone and potential impacts on the neighborhood.
  • Commissioner Spencer also questioned historical use and traffic impacts; the applicant argued that existing traffic on the state highway is high and that 48 parking spots are adequate.
• Neighbor Outreach: The applicant admitted he had not spoken with all neighbors and agreed to continue discussions. Several commissioners noted the need for more concrete plans, particularly regarding event types and frequency.

Key Outcomes

• Public Hearing Continued: The commission voted unanimously to keep the public hearing open and continue it to the next regular meeting on July 22, 2026. No decision was made on the application.
• Minutes Approval: The minutes of the June 24, 2026 regular meeting were approved unanimously, with one abstention (Commissioner absent from that meeting).
• Next Steps: The applicant is expected to meet with neighbors and present more detailed plans at the July 22 meeting.