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Record of Proceedings

Middletown Planning and Zoning Commission Regular Meeting - September 10, 2026

Common Council & Commissions — Thursday, September 10, 2026
BodyMiddletown, Connecticut
SessionCommon Council & Commissions
DateThursday, September 10, 2026
StatusFILED
Video Record
0:00 / 2:45:19

Original source
Transcript — VerbatimClick a timed line to jump · ⧉ to share it
0:13

702, please rise for the pledge if you're able.

0:17

Pledge allegiance to the flag of the United States of America and to the Republic for which it stands.

0:23

One nation under God, indivisible with liberty and justice for all.

0:31

Okay, Commissioner Extram, if you wouldn't mind sitting in for chair.

0:35

I'm Chair for a Secretary.

0:37

Certainly, I mean if you want me to fill in for chair, that's fine.

0:40

All right, uh roll call.

0:42

Uh Chair Tom Padovina.

0:44

Present.

0:44

Vice Chair Tyler Extram, present.

0:46

Secretary Nathaniel Spencer.

0:48

Not here yet.

0:50

Commissioners Elizabeth Emory.

0:52

Present.

0:53

Commissioner Morgan Manarca.

0:55

Commissioner Andrew Regan.

0:58

Commissioner Vinny Susiekowitz.

0:59

Present.

1:00

Alternates, Commissioner Alan Cunningham.

1:03

Commissioner Emily McAvoy.

1:06

And Commissioner Conrad Leonard.

1:09

Commissioner McEvoy will be seated for Commissioner Monarca.

1:14

Item three, items removed from the agenda.

1:17

No items have been removed.

1:19

Item four, public comment on items on the agenda which are not currently scheduled for a public hearing.

1:25

So this is the time for anyone in the public that would like to speak to anything on the agenda that is not a public hearing.

1:30

So item 8.1 under new business.

1:34

And if anybody online wants to participate in this portion of the meeting, please use the raised hand function on the WebEx platform.

1:40

Or if you're dialing in, press star three and it'll recognize you as wanting to speak.

1:48

Item five.

1:49

Item five.

1:50

Confirmation that all hearing signs have been properly posted.

1:54

All public hearing signs were properly posted.

1:58

On the item six public hearing.

2:07

Okay.

2:07

I'll entertain a motion to combine items 6.1 and 6.2, but we will be voting on these separate and independently.

2:15

So moved.

2:20

Second.

2:20

All those in favor signify by saying aye.

2:23

Aye.

2:24

Any opposed signify by saying nay.

2:27

Okay, we'll hear item 6.1 and 6.2 together.

2:31

All right.

2:31

Um item 6.1 continued.

2:33

Um request for a resubdivision to create 29 lots from three parcels, totaling 11.61 acres with two cul-de-sac roads located at East Main Street, map lots 36-0431 and 0432 and Sand Hill Road, map blob 420248 in the RPZ zone, applicant agent Richard D.

2:54

Corella, Esquire, Updike Kelly and Spellasi PC, S2026-5, and then item 6.2, continued uh request for a special exception for the modification of lot sizes for the proposed new lots at East Main Street.

3:10

Map lots 36-0431 and 0432.

3:14

And Sand Hill Road, map lot 42-0248 in the RPZ zone.

3:21

Applicant agent Richard D.

3:22

Corella, Esquire, Updike Kelly and Spellisi, PC, SE 2026-10.

3:29

Thank you.

3:30

Name and address for the record.

3:31

Thank you.

3:32

Good evening, Commissioners.

3:33

I'm Attorney Richard Corella.

3:34

I have an office here at 179 Main Street in Middletown.

3:37

And I'm pleased to represent MS acquisitions, uh, the owners of which are John Salafi and Carl Magnano sitting in the audience tonight.

3:44

And joining me is John Gable from Consulting Consult Connecticut Consulting Engineers, uh, our site engineer.

3:51

We're here uh back from last uh month's meeting as a continuation to address some of the uh water and sewer comments and public works comments that we addressed last meeting um a little bit more formally, but just to kind of update you where we last left off.

4:06

Uh this is a 29-lot proposed subdivision along Sand Hill Road in Middletown.

Discussion Breakdown — Share of Meeting
Engineering And Infrastructure████████████████████████24%
Transportation Safety███████████████15%
Procedural█████████████13%
Historic Preservation█████████████13%
Floodplain Management█████████9%
Public Engagement████████8%
Community Engagement██████6%
Homelessness████4%
Water And Wastewater Management██2%
Summary of Proceedings

Middletown Planning and Zoning Commission Regular Meeting - September 10, 2026

The Middletown Planning and Zoning Commission met on September 10, 2026, at 7:00 PM in Council Chambers and via WebEx to conduct several public hearings and routine business. Key actions included approval of a special exception for a nonprofit community center, a contentious preliminary subdivision vote that failed on a 4-3 tally pending legal review, and continuance of two Washington Street drive-thru proposals.

Public Comments & Testimony

  • East Main Street / Sand Hill Road Subdivision (Items 6.1 & 6.2): Multiple residents spoke in opposition. Richard Tanasi (66 Millbrook Road) detailed decades of flooding and spring water issues, calling 29 homes a "disaster waiting to happen." Peter LePoint (16 Lee Street) criticized density, road grades, and stormwater design. Paul Piangenti (Sand Hill Road) expressed concerns about existing drainage and potential worsening. Sean Graves (Chauncey Road) argued flood maps are inaccurate and that piping could overload downstream systems. Christine King (38 Sand Hill Road) feared stormwater overflow and high water table. No public speakers supported the proposal.
  • Washington Street Drive-Thru Projects (Items 6.4 & 6.5): Lauren Janice Moravia (107 Plaza Drive) opposed both developments citing increased congestion, pedestrian safety, historic home loss, and lack of community need. Trish Hunt (21 Keith Lane) argued against another drive-thru and questioned traffic impacts, especially with an incoming Seven Brew. Jennifer Alexander (110 Washington Street) urged preserving historic houses and noted past zoning efforts (B3 zone). Catherine Johnson (161 College Street) criticized the site plan as cramped and destructive. Alan Munkittrick (Wake Forest, NC; former Portland resident) cited the Brainerd Place development as an example of integrating historic buildings into dense plans. Some speakers also questioned the traffic study's validity given pending Seven Brew construction.
  • Connection Center at 605 Main Street (Item 6.3): Several speakers supported the application. Dominic DiMartino (board member, St. Vincent DePaul) endorsed the mission and noted his nearby investments. Gary Wallace (29 Ironwood Lane) emphasized collaboration between agencies and law enforcement to address homelessness and addiction.

Discussion Items

  • Items 6.1 & 6.2 – Continued Public Hearing: Re-subdivision and Special Exception for 29 Lots at East Main Street and Sand Hill Road: Applicant/Attorney Richard Carella presented plans for a 29-lot subdivision with two cul-de-sac roads, stormwater detention basins, and an emergency accessway to Bielefield School. Engineer John Gable addressed water/sewer comments. Commissioners discussed stormwater capacity, lot sizes (special exception for reduced frontage/area), cul-de-sac length waiver, and compatibility with the RPZ zone (Residential Planned Zone). Commissioner Eckstrom supported the project as consistent with the Plan of Conservation and Development, citing incremental approach and drainage improvements. Commissioner Sinkowitz echoed support. Commissioner Reagan expressed concerns about density and feasibility without the special exception. Commissioner Emory questioned responsibility for downstream flooding. After public testimony, the commission voted sequentially: the special exception (reduced lot sizes) passed 5-2; the cul-de-sac length waiver passed 6-1; the preliminary subdivision vote was 4-3 in favor, but the chair ruled that city charter requires five affirmative votes, so the motion failed. Attorney Carella later raised a distinction between planning (subdivision) and zoning votes, requesting legal clarification before final action.
  • Item 6.3 – Special Exception for Eleemosynary Institution at 605 Main Street (The Connection/St. Vincent DePaul/Quinnipiac University): Applicant Beth Connor described plans for a "Center for Change" offering occupational therapy, vocational training, and sober activities. Noreen Carlson (Quinnipiac OT professor) reported 185 unique individuals served in the past year with 1,705 visits. Executive Director Mary Ellen Shakaroo noted the new St. Vincent DePaul building and commitment to maintaining a Main Street storefront. The commission praised the collaborative effort. The motion to approve passed unanimously.
  • Items 6.4 & 6.5 – Public Hearing: Special Exception and Site Plan for Restaurant (5,020 SF with drive-thru) at 797 Washington Street and Credit Union (2,500 SF with drive-thru) at 809 Washington Street: Attorney Carella presented plans for a quick-service restaurant (widely understood to be Chick-fil-A) and Dutch Point Credit Union, both with two-lane drive-thrus. Engineers described site grading with retaining walls, new signalized intersection, and consolidation of existing Liberty Bank exit. Traffic engineer David Tompkins stated no significant congestion impact and that the new signal would improve pedestrian safety. Public opposition focused on traffic, historic home removal (1730 saltbox and 1970s Cape), and chain restaurant proliferation. The Design Review Board had approved deconstruction and relocation of the historic structures. Commissioners raised concerns about traffic, historic preservation, and site constraints. Commissioner Eckstrom moved to continue the public hearing, which was approved unanimously. The hearing will resume at the next meeting.
  • Item 8.1 – 90-Day Extension for Subdivision Map at 159 Boston Road: The Department of Land Use requested more time to finalize the purchase of an excess land parcel for open space. The motion to approve passed.

Key Outcomes

  • Special Exception (Item 6.2) for reduced lot sizes (5,000 sq ft minimum, 50 ft frontage) at East Main/Sand Hill – Approved 5-2 (Commissioners Paddavina and Reagan dissenting).
  • Waiver of cul-de-sac length requirement (Item 6.1) – Approved 6-1 (Commissioner Paddavina dissenting).
  • Preliminary Subdivision (Item 6.1) for 29 lots – Commission vote 4-3 in favor (Eckstrom, Emory, Sinkowitz, McEvoy aye; Paddavina, Reagan, Cunningham nay). The chair ruled the motion failed for lack of five affirmative votes per city charter, but the applicant requested legal review of whether the charter's five-vote rule applies to subdivision approvals (planning function). Final status pending legal opinion.
  • Special Exception (Item 6.3) for the Connection Center at 605 Main Street – Approved unanimously.
  • Washington Street Projects (Items 6.4 & 6.5) – Public hearing continued to the next meeting; no vote taken.
  • 90-Day Extension (Item 8.1) for 159 Boston Road subdivision map – Approved.
  • Minutes of August 26, 2026 – Approved with one abstention (Commissioner not present).

Meeting Transcript

702, please rise for the pledge if you're able. Pledge allegiance to the flag of the United States of America and to the Republic for which it stands. One nation under God, indivisible with liberty and justice for all. Okay, Commissioner Extram, if you wouldn't mind sitting in for chair. I'm Chair for a Secretary. Certainly, I mean if you want me to fill in for chair, that's fine. All right, uh roll call. Uh Chair Tom Padovina. Present. Vice Chair Tyler Extram, present. Secretary Nathaniel Spencer. Not here yet. Commissioners Elizabeth Emory. Present. Commissioner Morgan Manarca. Commissioner Andrew Regan. Commissioner Vinny Susiekowitz. Present. Alternates, Commissioner Alan Cunningham. Commissioner Emily McAvoy. And Commissioner Conrad Leonard. Commissioner McEvoy will be seated for Commissioner Monarca. Item three, items removed from the agenda. No items have been removed. Item four, public comment on items on the agenda which are not currently scheduled for a public hearing. So this is the time for anyone in the public that would like to speak to anything on the agenda that is not a public hearing. So item 8.1 under new business. And if anybody online wants to participate in this portion of the meeting, please use the raised hand function on the WebEx platform. Or if you're dialing in, press star three and it'll recognize you as wanting to speak. Item five. Item five. Confirmation that all hearing signs have been properly posted. All public hearing signs were properly posted. On the item six public hearing. Okay. I'll entertain a motion to combine items 6.1 and 6.2, but we will be voting on these separate and independently. So moved. Second. All those in favor signify by saying aye. Aye. Any opposed signify by saying nay. Okay, we'll hear item 6.1 and 6.2 together. All right. Um item 6.1 continued. Um request for a resubdivision to create 29 lots from three parcels, totaling 11.61 acres with two cul-de-sac roads located at East Main Street, map lots 36-0431 and 0432 and Sand Hill Road, map blob 420248 in the RPZ zone, applicant agent Richard D. Corella, Esquire, Updike Kelly and Spellasi PC, S2026-5, and then item 6.2, continued uh request for a special exception for the modification of lot sizes for the proposed new lots at East Main Street. Map lots 36-0431 and 0432. And Sand Hill Road, map lot 42-0248 in the RPZ zone. Applicant agent Richard D. Corella, Esquire, Updike Kelly and Spellisi, PC, SE 2026-10.

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