Middletown Planning and Zoning Commission Meeting – July 22, 2026

On Wednesday, July 22, 2026, the Middletown Planning and Zoning Commission met at 7:00 p.m. in Council Chambers, City Hall, with virtual participation via WebEx. Chair Thom Pattavina presided, with Vice Chair Tyler Eckstrom, Secretary Nathaniel Spencer, members Elizabeth Emery, Morgan Monarca, Andrew Reagan, Vinny Szynkowicz, and alternates Alan Cunningham, Emily McEvoy, and Konrad Lenart present. Director of Land Use Marek Kozikowski also attended. The commission approved two routine commercial leases, approved a contested permanent farm-market special exception on a 6-1 vote, and continued a Wesleyan University zoning-map-amendment public hearing to August 26, 2026. The meeting adjourned at approximately 10:55 p.m.

Consent Calendar

• The commission unanimously approved GS 8-24 2026-7, an affirmative report for a new commercial lease for The Smith & Bishel Co. at the R.M. Keating Historical Enterprise Park, 180 Johnson Street. Economic development staff said the space is approximately 80 square feet and the lease would begin in September.
• The commission unanimously approved GS 8-24 2026-8 for First Chance, Inc. dba The Bridge at the same park. The lease covers about 900 square feet for tofu manufacturing and distribution; the business currently operates on Washington Street in Middletown.

Public Comments & Testimony – Item 6.1

• Applicant Dominic DiMauro, The Gardens at Stone Post Key, continued his request for a special exception and site plan approval for a permanent year-round farm market at 1171 Randolph Road in the R-15 zone. He described neighborhood open houses, added language committing to comply with the city noise ordinance, and said he would eliminate live bands/live music at private events. He stated the farm actively uses more than six acres and is registered with the state Department of Agriculture.
• The land use office received a form support letter signed by 49 Middletown residents and an email from Matthew Pagolo of 231 Scarborough Lane supporting the application.
• Several nearby residents opposed the request. Maria Bergen (34 Maple Shade Road) said she received no mailed notice and that petition signatures did not include cul-de-sac neighbors. Richard Bergen called the proposal commercial use and spot zoning, cited past property issues, and said he would prefer a subdivision. Larry Winkler (595 Maple Shade Road) spoke for his mother on Peppercorn Lane, said no information was received, and opposed the venue. David Wolfram (30 Maple Shade Road / 1213 Randolph Road) said he supports a farm market but opposes a wedding venue because the topographic hollow amplifies noise.
• Sebastian Giuliano (348 Maple Shade Road) argued the application failed the special-exception standards, saying the year-round farm market would fragment the residential development pattern, depreciate property values, and impair traffic. He compared the proposal to Lyman Orchards' Apple Barrel in Middlefield and argued the farm must pre-exist the market. He also cautioned that some commissioners' statements of support before the hearing closed could constitute pre-judgment and grounds for appeal.
• Other testimony raised concerns about amplified sound carrying, with Catherine Johnson referencing Wadsworth Mansion wedding noise and suggesting acoustic music. Larry Winkler asked whether any commissioner lived close to the site.

Discussion and Decision – Item 6.1

• Director Kozikowski presented a staff report dated July 17, 2026, and read eight proposed conditions of approval, then added a ninth condition prohibiting live music at private events. The conditions limit farmers market events to four per month during daylight hours, private gatherings including weddings to 10 per calendar year, each gathering to 100 guests, gatherings between May 1 and October 31, conclusion by 9:30 p.m. with guests and vendors off-site within 30 minutes, advance provision of event dates to the land use office, fire marshal, and police department, and all parking on site. The ninth condition prohibits live music at private events.
• Commissioner Spencer expressed support, citing a similar prior approval on Randolph Road and concluding the conditions were fair. Commissioners Eckstrom and Emery also supported the application, citing community outreach and noise mitigation. Commissioner Monarca voted no.
• The public hearing was closed, and the commission approved item 6.1 by roll call vote 6-1: Pattavina, Eckstrom, Spencer, Emery, Reagan, and Szynkowicz voted aye; Monarca voted nay.

Public Comments & Testimony – Item 6.2

• Attorney Richard Carella, representing Wesleyan University, presented petition Z2026-5 with campus planner Jeff Murphy and Sasaki planners Carlos Ceruzzi and Vinicius Gorgati. The petition would rezone about 17 Wesleyan-owned parcels on Church, High, and William Streets from the Downtown Village District (DVD) to the Institutional Development (ID) zone, and one William Street parcel (Map-Lot 24-0138) from DVD to MXC. The stated purpose is to create a "junior village" of up to 200 student housing beds, replace or renovate high-rise and low-rise dorms, and improve the William Street corridor. The applicant emphasized that this was a zoning map amendment, not a site plan, and that future plans would still go through design review and Planning and Zoning. The projected timeline includes about two years of design and a target opening in fall 2031.
• Public testimony was overwhelmingly opposed. Many speakers raised historic preservation, noting that properties such as 200 High Street (National Register), 214 High Street (Israel Bailey House), 208 High Street, 190 High Street, and 154 and 140 Church Street would lose DVD protections. Speakers said the rezoning would enable demolition of historic structures and amount to spot zoning.
• Residents and students also said the application was filed in mid-summer with inadequate notice and no meaningful consultation with Travers Square families, students, local unions, or the broader community. Several asked for binding commitments such as project labor agreements, local union jobs, community benefits agreements, payments in lieu of taxes, and commitments to not further erode the city's tax base.
• Former planning officials and architects argued the zone change would violate Middletown's Plan of Conservation and Development, weaken the village district, remove long-term city oversight, and allow buildings taller than the current zone permits. Some cited the 2020-2030 POCD's sustainability goals and said Wesleyan could build student housing under the existing DVD zone or on other university-owned land.
• A few speakers acknowledged Wesleyan had reached out to some community members but still opposed the zone change. The applicant team responded that the process began with city leadership and stakeholder outreach, that the DVD does not permit the needed institutional development, that no new parcels were being acquired, that the science building used 65% union labor and 89% local labor, and that 144 existing beds would be relocated, not added.

Discussion and Continuance – Item 6.2

• Commissioner Eckstrom stated opposition, saying the proposal would destroy history, burden Middletown taxpayers, and increase demand on city services while giving taxpayers nothing in return. He emphasized that the village district is important to the city's heritage and culture.
• After further discussion, the commission voted to continue the public hearing rather than close it. The hearing was continued to August 26, 2026, with the understanding that an extension could be requested if needed.

Key Outcomes

• Item 6.1 (The Gardens at Stone Post Key farm market) was approved 6-1 with the nine conditions presented by staff.
• Item 6.2 (Wesleyan University zone map amendment) was not decided; the public hearing was continued to August 26, 2026.
• Minutes of the July 8, 2026 regular meeting were approved.
• The RiverCOG report noted there had been no meeting and that the following week's meeting was canceled.
• Staff announced a Connecticut DOT public meeting on Tuesday, August 4, 2026, at 6:30 p.m. regarding rehabilitation of the railroad bridge over the Connecticut River, and noted a resident had donated a framed copy of the original 1927 zoning code to the city.
• No public comment was offered under item 9, and no commission affairs were raised before adjournment.