Middletown Planning and Zoning Commission Regular Meeting - April 8, 2026

A regular meeting of the Middletown Planning and Zoning Commission was held on Wednesday, April 8, 2026, at 7:00 PM in the Council Chambers, City Hall, and via WebEx. Vice-Chair Tyler Eckstrom presided, with Secretary Nathaniel Spencer, Commissioners Emery, Reagan, Szynkowicz, and Alternate Commissioners McEvoy and Cunningham present. The meeting included a public hearing on a special exception and site plan for a drive-thru beverage stand, a presentation on a new warehouse facility, and routine administrative items.

Public Hearing: Special Exception and Site Plan for Seven Brew Drive-Thru (SE2026-2)

• Proposal: Attorney Richard Carella, on behalf of applicant Rohan Kapoor (Seven Brew), requested a special exception and site plan approval to construct a 510-square-foot retail beverage establishment with a two-lane drive-thru at 733 Washington Street and 35 Boston Road, within the MXC zone. The property is approximately 0.57 acres (25,000 sq. ft.) with a 10-foot grade change. The building would be drive-thru only, no indoor seating, with 11 employee parking spaces, a 23-vehicle queue (10 inner, 13 outer lanes), and a 250-square-foot remote storage unit. The operation would employ about 60 people (mostly high school and college students), with hours Sunday–Thursday 5:30 AM–10:00 PM, Friday–Saturday 5:30 AM–11:00 PM. Traffic impact study indicated a 50% pass-by rate, peak trips below 50, and level of service A at the Boston Road signal, with queues typically 138–177 feet (50th percentile) and up to 240 feet (95th percentile) but not adversely affecting the intersection. The design includes LED lighting (2700K, full cutoff, dark-sky approved), a pylon sign, and landscaping (11 trees, 20 including evergreens, 6 shrubs). Snow storage was addressed, and a queuing management plan for grand openings was described.
• Public Comments: Three residents spoke. Pete Smith opposed the project, citing removal of established trees (planted ~2010), increased impervious surface, stormwater runoff, idling pollution, litter, and competition with existing nearby coffee shops (Dunkin', McDonald's, Starbucks). He questioned the community benefit. Howard Thody also opposed, raising concerns about traffic impact on Heritage Commons (convalescent home) and emergency vehicle access, noting difficulty exiting Enterprise driveway, and questioned the need for another coffee shop. Bill Wilson spoke in favor, highlighting the business's success in Wallingford, job creation for local youth, tax base relief, and competition. He argued the location is appropriate (not residential) and that the town should be open to development.
• Commission Discussion: Commissioners asked about snow removal plans (on-site storage with off-site removal if needed), whether walk-ups or bicycles are allowed (technically yes, but not encouraged – only 1–2% of transactions nationally), and concerns about queue spillover onto Boston Road during peak times. Commissioner Szynkowicz noted a personal experience with longer wait times at a similar location in Texas. Director Kozikowski requested clarification on the LED branding light hours (on during business hours, off one hour after close) and recommended a written queuing management plan as a condition of approval.
• Key Outcomes: The public hearing was closed. A motion was made and seconded to approve the special exception and site plan with two conditions: (1) the applicant shall provide a queuing management plan to city staff for general operations and adhere to it, and (2) all lights, including branding lights, shall be turned off no later than one hour after closing. The motion passed unanimously (all in favor, none opposed). The applicant also needs to merge the two parcels prior to permits.

New Business: Site Plan for Winair Warehouse (SPR2026-41)

• Proposal: Brian Coggan, Mark Reynolds (engineer), and Alan Lamson (architect) presented a request for site plan approval to construct a new 50,000-square-foot warehouse, office, and showroom facility at 1345 Newfield Street (Map-Lot 09-0006) in the NPC zone. The applicant, Winair, has been in Middletown since 1974, currently operating from a 2,000-square-foot building with 35 employees and 15 trucks per day. The new building would be a pre-engineered steel structure with warehouse space, a showroom, and nine offices. It would include a ramp connecting to the existing building for material movement under a canopy. The site plan includes a new entrance from Newfield Street, parking for customers and employees, loading docks for semi-trailers and box trucks, and stormwater detention. The project would require removal of an existing house and garage. Comments from staff and the Water and Sewer Department (dated April 6, 2026) require additional revisions, including drainage work. No traffic signal is proposed; a traffic impact study showed no diminished level of service.
• Commission Discussion: Commissioner Szynkowicz asked about a traffic light for the new entrance; the applicant stated a study found no need. No other questions were raised. The application was not ready for action.
• Key Outcomes: The commission agreed to keep the application open for further revisions. The item is expected to be placed on the April 22, 2026, or May 13, 2026, agenda once revised plans are submitted.

Other Business

• Consent Calendar: No items.
• Public Comment on Non-Hearing Items: None.
• Minutes: The minutes of the March 25, 2026, regular meeting were approved unanimously.
• RiverCOG Report: No meeting held; no report.
• Staff Report: Director Kozikowski reported that a first meeting with a consultant through RiverCOG regarding zoning changes for compliance with Public Act 25-1 (housing growth) is scheduled for the following day.
• Commission Affairs: None.
• Adjournment: The meeting adjourned at 8:23 PM.