Middletown Planning and Zoning Commission Regular Meeting – September 23, 2026

The Middletown Planning and Zoning Commission met on Wednesday, September 23, 2026, at 7:00 PM in Council Chambers and via WebEx. The meeting lasted until approximately 11:30 PM after two 15-minute extensions. The commission considered multiple applications including a commercial lease, a two-family dwelling, a Chick-fil-A restaurant and a credit union with drive-thrus, a 29-lot subdivision, and a 76-unit multifamily development with a mobile home park. Several items were continued or voted down due to unresolved concerns about drainage, traffic, and historic preservation.

Consent Calendar

• Item 8.1 – GS 8-24 Report for Razor to the Rosary, LLC lease at 180 Johnson Street (900 sq ft, 5-year term, hair salon): Approved unanimously by voice vote after brief discussion. The item was moved before the public hearings.

Public Comments & Testimony

• Item 6.1 – 672 East Main Street Lot B (two-family dwelling): Multiple neighbors expressed concerns about existing flooding on East Main Street and Millbrook Road, questioned drainage plans, and noted that water/sewer department comments from September 22, 2026, still did not recommend approval. Commissioner Ekstrom cited outstanding water/sewer issues as a reason to not support as presented. The public hearing was continued to October 14, 2026.
• Items 6.2 & 6.3 – 797 Washington Street (Chick-fil-A) & 809 Washington Street (Dutch Point Credit Union): Public testimony included opposition from nearby residents and historical society representatives who urged preservation of the 1739 Partridge-Southmayd Homestead. Concerns about traffic stacking, cumulative impact with the approved Seven Brew drive-thru, safety of employees in dual-lane drive-thru, and adequacy of the traffic study were raised. Letters of support from the Middlesex Chamber of Commerce and opposition from Ed McEwen were noted. The applicant argued that the historic house would be deconstructed and relocated, and that the project would improve the intersection by closing the Liberty Bank exit and adding a left-turn lane.
• Item 6.4 – 29-lot re-subdivision at East Main Street and Sand Hill Road: Extensive public testimony from approximately 20 residents citing dangerous roadway geometry, inadequate stormwater detention (noted in the city engineer’s September 8, 2026, memo), groundwater issues, traffic safety, and potential flooding. The applicant responded that drainage is designed for a 100-year storm and that the plan meets regulations, but acknowledged no groundwater testing was done. Commissioner Cunningham apologized for a procedural error at the September 9 meeting that necessitated a re-vote.
• Items 6.5 & 6.6 – 500 Washington Street: 76-unit multifamily & 23-unit mobile home park: A resident testified that left turns out of the site are dangerous and that stormwater flows to Palmer Field. Another mobile home tenant questioned lot sizes and parking. The applicant stated that the project meets all regulations, that stormwater basins are oversized, and that the traffic study projects level of service B at the driveway with average delay of 11 seconds.

Discussion Items

• Items 6.2 & 6.3 – Chick-fil-A and Credit Union: Commissioners discussed combining the Liberty Bank property (owned by the same applicant) into a unified access plan. The applicant noted that Liberty Bank’s lease ends in 2028 and future use is unknown, so they could not propose that tonight but would accept a condition for future connection. Commissioner Sinkowitz urged incorporating the Liberty Bank site to improve traffic flow. Commissioner Reagan expressed concern about preserving the historic house, noting the POCD emphasizes adaptive reuse. Director Kozikowski reminded the commission that special exception criteria allow off-site impact mitigation but that denial is warranted only if concerns cannot be reasonably mitigated. The motion to approve 6.2 (Chick-fil-A) with conditions (lot line revision and historic building deconstruction) failed 4-3 (needed 5 votes). Motion to approve 6.3 (credit union) with conditions (lot line revision and future driveway submission) passed 7-0.
• Item 6.4 – 29-lot subdivision: Commissioner Emory questioned groundwater versus stormwater calculations; the applicant’s engineer confirmed only rainfall was considered. Commissioner McAvoy reiterated a proposed condition for post-construction adjustment of detention basins if unforeseen issues arise. Commissioner Emory said she could not support without the city fixing existing infrastructure. The motion to approve failed 3-4.
• Item 6.5 & 6.6 – Multifamily and mobile home park: Commissioner Emory asked about a resident’s mobile home that has not been relocated; the applicant stated they have agreed to pay up to $10,000 but it may cost more. Director Kozikowski noted outstanding conditions including flood venting for garages and drainage easements. Commissioner Regan expressed skepticism about traffic estimates based on personal experience. The motion to approve 6.5 failed (3-4). The motion to approve 6.6 also failed (3-4).

Key Outcomes

• Item 8.1 (GS 8-24) – Approved unanimously.
• Item 6.1 (672 East Main Street two-family) – Public hearing continued to October 14, 2026, to allow water/sewer department review of revised plans submitted September 21, 2026.
• Item 6.2 (797 Washington Street, Chick-fil-A) – Motion to approve with conditions (lot line revision, historic building deconstruction) failed 4-3. The application is denied.
• Item 6.3 (809 Washington Street, credit union) – Approved 7-0 with conditions (lot line revision and future driveway plan for 827 Washington Street).
• Item 6.4 (29-lot re-subdivision, S2026-5) – Motion to approve failed 3-4. Application denied.
• Item 6.5 (76-unit multifamily, SE2026-12) – Motion to approve with conditions (flood proofing, drainage easements) failed 3-4. Application denied.
• Item 6.6 (23-unit mobile home park, SE2026-13) – Motion to approve with conditions (same as 6.5) failed 3-4. Application denied.
• Minutes of September 9, 2026 – Approved.
• Next Regular Meeting – November 18, 2026 (rescheduled from November 11 due to Veterans Day).