Commission approves gym, liquor permit, tank plan

Planning and Zoning · Meeting of June 10, 2026

Newington's Planning and Zoning Commission approved three permits and advanced new zoning rules at its June 10 meeting. Commissioners unanimously approved a 3,750-square-foot KidStrong gym at 1581 Southeast Road, a liquor permit for Sloppy Waffle restaurant at 2551 Berlin Turnpike, and a 34-foot argon tank at GKN Aerospace's Lewis Street plant, exceeding the standard 15-foot limit. Town Planner Paul Dixon outlined a draft "Conservation and Traffic Mitigation District" that would let the town require parking minimums on the Berlin Turnpike under a new state law, plus an "alternative compliance" option tied to a deed-restricted affordable unit under Connecticut General Statutes Section 8-30g.

Resident Bill McCarthy said residents are confusing a $2 million town-center bond with "high-rise buildings." A public hearing on the zoning changes is set for June 17.

In the full story:

• Public Comment: Town Center Bond and Kitts Lane Questions
• Zoning Enforcement Report: Vehicle Complaints and the Maple Hill Litigation
• Cedar Street Sidewalk Extension
• Public Hearing and Approval: KidStrong Gym at 1581 Southeast Road
• Public Hearing and Approval: Liquor Permit for Sloppy Waffle
• Site Plan Approval: GKN Aerospace Argon Tank
• Zoning Amendments: Parking Minimums, Affordable Housing and the Traffic Mitigation District
• Other Business: Culver Street Development, Scheduling and Closing Comments
• Who Was There
• Organizations And Documents Referenced
• The complete report: 3,062 words

Source: the Planning and Zoning meeting of June 10, 2026, reported from the official video recording and transcript.

Checked against the record: before publication this article was automatically compared with the meeting transcript.

The Full Article

Public Comment: Town Center Bond and Kitts Lane Questions

The meeting opened with residents raising questions left over from a town council meeting the night before. Bill McCarthy, of 206 Churchill Drive, told commissioners that confusion persists over a $2 million state bond granted for downtown development, with some residents believing the money is earmarked for high-rise construction. Town Planner Paul Dixon clarified that the bond, secured through the efforts of the town manager, council leadership and the state delegation, is meant to fund public improvements identified in the town center master plan, with specific allocations still undetermined. A steering committee, which Dixon said includes leadership from this commission, the Economic Development Commission, the town council, the senior center and the chamber of commerce, will have input on priorities before any plan moves forward.

McCarthy also asked about the Kitts Lane property, where he said a contractor has begun installing roughly 300 feet of fencing along the border. Dixon said the town is still waiting on final plans for the site, which carries a wetlands permit, and that the town engineer has reached out about progress. Resident Jacob Knowlton, of 10 Hillside Street, speaking in his separate role with the Capitol Region Council of Governments' planning and development department, told the commission his department is closing out several land-use studies and that the regional transportation department is wrapping up corridor studies, with a new solicitation expected soon. He suggested a Cedar Street traffic-demand study given the road's connections to New Britain, Wethersfield and West Hartford traffic. Knowlton also voiced support for the still-informal Keeney property redevelopment concept but flagged a design concern: three buildings toward the rear of the proposed site appeared to share a uniform facade, which he suggested could be broken up with bay windows or other detailing to improve the pedestrian experience, particularly given a pickleball-court property across the street that could eventually be redeveloped.

Rose Lyons, of 46 Elton Drive, asked for an update on the long-running Maple Hill Avenue case and raised a process question about the town center steering committee, saying she understood it would make recommendations to the town council, which would retain final authority over how the $2 million is spent. She also asked that the town make a more deliberate effort, beyond routine legal notices, to alert residents who are vocal on social media but may not be signed up for official notices.

Zoning Enforcement Report: Vehicle Complaints and the Maple Hill Litigation

The zoning enforcement officer, identified in the meeting only by his first name, Eric, delivered the zoning officer's report. He said complaints about unregistered and improperly stored vehicles have increased as warmer weather brings more residents outdoors, and that he can only run a license plate through the DMV system to confirm registration status, not ownership. He said an insurance-industry contact has told him Newington is seeing cases where vehicle owners remove plates but still carry partial insurance, which he uses as one indicator in these cases.

On enforcement litigation, Eric said the Maple Hill Avenue case received a Superior Court order that the property owner appealed to the Appellate Court; that appeal was denied a few weeks before the meeting. He and Dixon subsequently inspected the property and a related site on Stam Road, recording vehicle identification numbers and plates, and submitted forms to the DMV to verify registrations, with results expected within two to three weeks. A related case on Stam Road, which Eric said took six years to resolve the property's exterior, still requires an interior inspection because of the volume of vehicles and auto parts stored there; the town attorney is coordinating with the property owner's attorney on access. Eric said a Francis Avenue property is tied to the same underlying case. Commissioner Harper asked about rules on boat storage in a condominium's common area, and Eric said condominium boards must obtain commission approval for screening, parking and location before storing boats beyond a single unit.

Cedar Street Sidewalk Extension

Commissioner Harper raised concerns about a planned sidewalk extension along Cedar Street, citing a Superior Court decision from the town of Torrington holding that sidewalks are a town, not a state, responsibility even when state money funds installation. Harper said the planned extension over a bridge could create a tight, unsafe space for pedestrians and buses. Commissioner Woods and Dixon clarified that the project is already out to bid and under contract; it is a second section connecting the Vincent Street neighborhood, which already has pedestrian ramps and crosswalks but lacked a through-connection, to the existing sidewalk network reaching Maple Hill Avenue.

Public Hearing and Approval: KidStrong Gym at 1581 Southeast Road

The question before the commission was whether to grant a special permit under Section 3.11.1 for a place of assembly for recreation, allowing an indoor children's gym, KidStrong, to occupy 3,750 square feet in a building that straddles the Newington-Farmington line. Architect Philip H. Sarone, representing owner 1599 Southeast Road LLC, said the Newington portion totals about 2,700 square feet and the Farmington portion about 1,070 square feet. The facility would include two studios with a maximum of 15 students each, typically operating with about 12 students and staggered start times limiting overlap to roughly 24 students at peak. Parents generally remain on site during classes.

On parking, Sarone said town code requires 13 spaces for the KidStrong space alone; combined with an already-approved swim school and remaining retail space, the site needs 96 spaces total against 124 available, a surplus of 28. Commissioner Harper asked whether additional prospective tenants, including a potential Cold Stone Creamery occupying about 1,200 square feet, would significantly change the parking calculus. Dixon said any new use change on the Farmington side of the building would require its own review by Farmington's zoning department, and Newington would be notified as an abutter. Landlord representative Steve, identified only by first name, said his side has not signed leases yet but has met with Newington's zoning department on a fuller site plan including landscaping and lighting.

No one spoke for or against the petition during public comment. The commission voted to close the hearing, then separately voted to approve the special permit, both unanimously, with a condition that the applicant obtain all other applicable permits.

Public Hearing and Approval: Liquor Permit for Sloppy Waffle

The commission considered a special permit under Section 6.6.2 allowing an existing restaurant, Sloppy Waffle at 2551 Berlin Turnpike, to sell alcoholic beverages. The applicant of record, per the published notice, is Luis Ramos, owner of 2551 Berlin Turnpike LLC; the restaurant's owner, who introduced himself in a manner the recording rendered as "Luke Ramos Spolante," told the commission the request was driven largely by demand he has seen for brunch service and was pushed forward by his daughter, Sophia, who said she wants the business to "offer anything and everything for our clients" while keeping its family-dining identity. The permit would allow mimosas, sangria and alcohol-spiked coffee drinks.

Commissioners Fox, Gill, Kane, Rice-Davis, Pasquarelli and Woods each said they had no objection and several noted personal familiarity with the restaurant. Resident Rose Lyons spoke in favor during public comment, recalling when the owner first proposed the restaurant and praising the family's continued investment in Newington. No one spoke against the petition. The commission voted to close the hearing and then approved the special permit, both unanimously. Commissioners noted a typographical error on the printed agenda, which listed the item as "26-2" rather than the correct "26-8," and corrected the record before voting on the motion language.

Site Plan Approval: GKN Aerospace Argon Tank

GKN Aerospace Newington LLC, through representatives Christopher Rynon and Nicholas Strepa, sought a site plan and height modification under Section 4.4.3C to install a 34-foot vertical argon storage tank at its 179 Lewis Street plant, exceeding the standard 15-foot height limit for accessory structures in the Planned Development zone. The company said it is insourcing an advanced manufacturing process, used for welding and additive manufacturing, from its Sweden facility and needs a steady argon supply; the gas, Strepa said, makes up about one percent of the air people breathe and is non-reactive and non-flammable.

The tank would sit on an existing paved parking area on the north side of the building, 11 feet from the property line, more than the 5-foot minimum, and 81 feet from the building itself, with its top reaching roughly the same height as the adjacent structure, about a foot and a half taller. Strepa said the company considered a horizontal tank or an alternate location but chose the vertical design and the proposed site because space near the building is needed for maneuvering parts up to 12 feet in diameter with forklifts extending more than 26 feet, and an alternate site would have required new concrete paving, lost green space and added piping costs.

"This also impacts the safety of that area of moving in and out of this area with loading parts, staging them, pedestrian traffic," Strepa said, framing the vertical design as both a space-saving and safety measure.

Dixon told commissioners he had consulted the fire marshal and fire chief, who were aware of the tank, and recommended two conditions: any future change to the tank's height or location, or to its contents, would require a new application to the commission, given the tank's size and proximity to the property line. Commissioner Harper called the proposal "a very well thought out process" and asked about the basis for the height modification; Commissioner Fox asked about refill logistics, learning the tank holds 4,000 gallons and is refilled by truck and trailer. The commission voted unanimously to approve the site plan and height modification with the two staff-recommended conditions, citing compliance with the special-structure height provisions of Section 4.4.3C.

Zoning Amendments: Parking Minimums, Affordable Housing and the Traffic Mitigation District

The amendments exist because the commission has been rewriting its regulations to comply with a new state law affecting "middle housing" and off-street parking requirements, a process Dixon said is still in progress statewide, with some Connecticut towns further along than others. The question before the commission Wednesday was not a vote but a review of near-final draft language ahead of a public hearing scheduled for June 17.

Dixon outlined several changes from the draft the commission last discussed. Section 5.5.3E was clarified so a streamlined "summary review" process for buildings with two to nine units cannot be used as a backdoor path to avoid special-permit requirements for an accompanying commercial use, such as a retail store or auto-parts business. The draft also codifies required reviews by the town engineer and fire marshal, and incorporates "evergreen coniferous" language for buffer plantings and improved graphics.

The most substantive addition is Section 5.5.1.4, an "alternative compliance" option. Under the revised language, a project could seek minor relief from certain standards, but only if it meets all of several criteria rather than just one: the building must predate the regulations, the applicant must provide at least one deed-restricted affordable unit complying with Connecticut General Statutes Section 8-30g, the deviation must be consistent with the zoning regulations' intent, and it must not create an undue adverse effect on adjacent property or public health, safety or welfare, among roof- and parking-specific provisions. Dixon said he has asked the town attorney to review this section specifically and will report back before the hearing; he offered to strike the section entirely if the commission prefers.

Commissioner Minor, joining by phone amid a weak connection, asked whether the attorneys reviewing the draft have land-use experience; Dixon confirmed multiple attorneys at the town's firm specialize in land use and said he has also raised with them a separate question, flagged during a regional planning meeting Commissioner Kane also attended, about whether certain mixed-use requirements for two-to-nine-unit buildings should be read as "and" rather than "or." Commissioner Minor also asked why a proposed "Conservation and Traffic Mitigation District" includes the word "conservation" when it appears unrelated to environmental protection; Dixon said the phrase is borrowed terminology and the district is actually about requiring parking minimums in areas with poor walkability, mainly along the Berlin Turnpike, since the new state law otherwise bars towns from requiring parking for developments of 16 units or fewer. The district can cover up to two zones, with a combined cap of 8 percent of total commercial land area. A staff member identified as Charlie, working with GIS technician Monique, has begun mapping crosswalk access, proximity to schools and employment hubs, and bus routes to identify where such a district would do the most good; Dixon said staff can share that analysis with the commission before it becomes a formal application requiring its own hearing. Commissioner Woods said the draft represents a strong starting point "considering we really didn't have a pathway to follow," and Commissioner Kane credited the Capitol Region Council of Governments' Regional Planning Commission discussions and town staff for putting Newington ahead of many peer communities still working through the same state mandate. Dixon separately confirmed the state Office of Policy and Management does not review these regulations directly, though a related regional housing growth plan process, led in part by Capitol Region Council of Governments staff identified as Nicole and Caitlin Palmer, will eventually produce numbers the town wants to see coming.

No vote was taken on the amendments. The commission directed Dixon to proceed with the draft, including the alternative-compliance section for now, ahead of the public hearing scheduled for June 17 at 7 p.m.

Other Business: Culver Street Development, Scheduling and Closing Comments

Dixon gave a brief photographic update on the Culver Street residential development, reporting one building nearly enclosed with interior kitchen and bath work underway, a second building framed but not enclosed, a clubhouse with its shell and roof complete, and three additional buildings in earlier stages of foundation work. Commissioner Harper asked whether the developer has plans to repave the town road damaged during utility trenching; Dixon said the developer is coordinating with the town engineering department and agreed to check on a specific completion date tied to the Metropolitan District Commission's utility agreement.

No new petitions for scheduling were presented, though Dixon noted a pre-application for a rezoning on a parcel near Culver Street is expected to arrive this week. In a second round of public comment, a resident who gave an address the recording rendered unclearly asked whether a prior multi-town grant to make the Berlin Turnpike more walkable and bikeable, involving Wethersfield, Berlin and Newington along with the Capitol Region Council of Governments and the state Department of Transportation, remains active; Dixon said the federal RAISE grant application remains under review with no new information. Jacob Knowlton returned to recommend the commission favor illustrative graphics in the new form-based code that show buildings with garages set toward the rear rather than fronting the street, calling street-facing garages "a personal architectural pet peeve." Commissioners Kane and Rice-Davis both said they agreed with the point. Knowlton also questioned why the town center was being considered for inclusion in the traffic mitigation district, arguing the district's purpose is better suited to car-dependent corridors like the Berlin Turnpike rather than the walkable town center.

Commissioner Harper asked for a future status update on a project referred to during the meeting alternately as "the Myra Cone Gallagher" and "the Callahan Spark"; Dixon agreed to follow up. Commissioner Davis asked whether video feeds of in-person presentations, such as the GKN Aerospace slides, could be made visible to both commissioners and remote viewers; Dixon said he would check on the technical issue. The meeting adjourned without further business.

WHO WAS THERE

• Commissioners participating, by surname as rendered in the meeting recording: Fox, Gill, Kane (also rendered Cain), Rice-Davis (also rendered Davis), Minor, Pasquarelli (also rendered Pasquale and Pastorelli), Woods and Harper (also rendered Harpy and Hoppy). The commission's chairman presided over the meeting but was not identified by name in the recording. Roles beyond "commissioner" were not stated in the available sources.
• Staff in attendance: Town Planner Paul Dixon; a zoning enforcement officer identified only as Eric; a staff member identified only as Charlie, who works on GIS and traffic-related analysis; GIS technician Monique; and a staff member referred to as Maureen, who conducted the roll call.
• Public commenters: Bill McCarthy, 206 Churchill Drive; Jacob Knowlton, 10 Hillside Street, speaking both as a private resident and in his professional capacity with the Capitol Region Council of Governments' planning and development department; Rose Lyons, 46 Elton Drive; and an unidentified resident who raised a question about a regional Berlin Turnpike walkability grant.
• Applicants and representatives: Philip H. Sarone, architect, representing 1599 Southeast Road LLC and the KidStrong gym proposal; a landlord representative identified only as Steve; Luis Ramos, owner of 2551 Berlin Turnpike LLC, and his daughter Sophia, for Sloppy Waffle's liquor permit; and Christopher Rynon and Nicholas Strepa, representing GKN Aerospace Newington LLC, for the argon tank proposal.

ORGANIZATIONS AND DOCUMENTS REFERENCED

• Capitol Region Council of Governments (CROG): regional planning body cited repeatedly regarding regional land-use studies, a Regional Planning Commission meeting on middle-housing regulations, and a multi-town Berlin Turnpike walkability grant.
• Connecticut Department of Transportation (DOT): cited regarding the Cedar Street sidewalk project, the Hartford Avenue and Stoddard Avenue streetscape projects, and the pending Berlin Turnpike walkability grant.
• Connecticut Department of Economic and Community Development (DECD): grant source for the New Britain Avenue streetscape project.
• Metropolitan District Commission (MDC): utility agency cited regarding road repaving obligations tied to the Culver Street development.
• Connecticut General Statutes Section 8-30g: cited by Town Planner Paul Dixon as the affordable-housing standard a project must meet to qualify for the draft "alternative compliance" zoning provision.
• Newington zoning regulations Sections 3.11.1, 4.4.3C, 5.5.3E and 5.5.1.4: cited respectively in the KidStrong special permit, the GKN Aerospace height modification, and the draft summary-review and alternative-compliance amendments.
• May 13, 2026 and May 27, 2026 Planning and Zoning Commission minutes: approved at this meeting, with a staff-noted amendment to page 35 of the May 13 minutes regarding conditions on a prior approval.
• Town engineer's and town attorney's ongoing reviews: cited by Dixon as pending input on the sidewalk responsibility question and the alternative-compliance zoning language, respectively.