Newington P&Z backs Firehouse 4 rebuild referral

Planning and Zoning · Meeting of July 8, 2026

Newington's Planning and Zoning Commission unanimously backed a referral advancing the demolition and rebuild of Firehouse Number 4 at 84 Fifth Street. Staff presented plans for a new two-story station after the Town Council referred the project under state statute 8-24; Commissioner Harpy pressed staff on whether a site plan would still be reviewed, and a commissioner flagged roughly $330,000 in added cost alternates as a budget matter for the council. Commissioners also re-ran two special permit hearings, for an indoor children's gym at 1581 Southeast Road and a liquor permit for the Sloppy Waffle restaurant on Berlin Turnpike, after the Hartford Courant failed to run a required second legal notice.

Architect Philip Cerrone said the gym site has "more than adequate parking," while applicant Louis Ramos said the new liquor menu is meant to "satisfy the needs of our existing customers," not "create an environment of a bar." Both permits passed unanimously, as did the firehouse referral.

In the full story:

• Call to Order and Public Comment
• Zoning Officer's Report
• Public Hearings: Kid Strong Gymnastics Facility (Petition TPZ-26-4)
• Public Hearings: Sloppy Waffle Liquor Permit (Petition TPZ-26-8A)
• Approval of Minutes
• Pre-Application: Truck Driving School at 135 Day Street (Petition "26-14")
• Referral: Firehouse Number 4 Demolition and Reconstruction (Petition TPZ-26-13)
• Old Business: Scheduling and Town Planner Update
• Second Public Comment and Commissioner Remarks
• Who Was There
• Organizations And Documents Referenced
• The complete report: 2,873 words

Source: the Planning and Zoning meeting of July 8, 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

Call to Order and Public Comment

The Planning and Zoning Commission opened its July 8 meeting with a roll call naming Chairman Sobieski presiding over Commissioners Fox, Minor, Woods, Morales, Rice-Davis, Gill, Harpy, Kane and Pascuzzi, according to the meeting's roll call and later speaking turns. During the first public-comment period, a caller identified by the chair as Jacob Nolan, representing the regional planning body referred to in the meeting as "Crog" (apparently the Capitol Region Council of Governments), gave an update on two ongoing items: a visualization staff is developing of how sound-buffering zoning language would look on the ground, requested earlier by Commissioner Rice-Davis, and continuing work on a regional housing growth plan. Nolan also credited a staff member identified only as "Paul" for clearly explaining proposed landscaping language around naturalized plants that Commissioner Kane had raised at a prior meeting. No commissioner responded substantively; the item was informational only.

Zoning Officer's Report

Staff gave a brief verbal report describing the period as busy for code enforcement, including blight cases and sign violations, with no commissioner questions beyond a joking exchange about whether the zoning enforcement vehicle fleet — described as "a fleet of one" — needed to be larger. No action was taken.

Public Hearings: Kid Strong Gymnastics Facility (Petition TPZ-26-4)

Background and stakes: This hearing had to be entirely rerun because the required second newspaper advertisement for the original hearing did not run in the Hartford Courant, a violation of the statutory notice requirement. Staff told the commission it opted to redo the whole hearing rather than risk exposing the applicant to a future legal challenge over defective notice, even though the underlying project was approved by this same commission roughly a month earlier.

The question before the body: whether to approve a special permit under Section 3.11.1 for a change of use from retail to a place of assembly for recreation, allowing an indoor children's gym at 1581 Southeast Road.

Substantive content: Architect Philip Cerrone, appearing remotely, described a 3,750-square-foot "Kid Strong" gymnastics facility that straddles the Newington-Farmington town line, with 2,679 square feet in Newington and 1,071 square feet in Farmington; a companion hearing was expected in Farmington the following week. The facility serves children from newborns to age 11 in two studios running staggered classes of 12 to 15 students, with 15-minute gaps between sessions. Under the town's 1-per-300-square-foot parking standard, the use requires 13 spaces, compared with 21 spaces allocated for the prior retail tenant and roughly 58 spaces calculated for retail parking on the broader site; Cerrone said the site has 28 more parking spaces than required even under the higher retail standard.

The deliberation: A commissioner, heard in the transcript as "Commissioner Irope," read from a staff memo recommending the applicant and property owner explore parking management given expected class overlap and traffic circulation concerns. Cerrone responded that even doubling the facility's parking demand would leave about a dozen spaces unused, and that staggered scheduling means a class of 24 children typically generates closer to 18 cars, not 24, because some parents bring multiple children.

"We feel that overall the site has more than adequate parking. Our classes are staggered."Philip Cerrone, project architect 00:08:47

Procedural steps and outcome: The public hearing was closed on a motion and second, with no changes from the version previously approved. Under new business, the commission formally moved to approve the special permit with the condition that the applicant obtain all applicable permits, finding the application meets the B-zone and special-permit criteria. The vote was unanimous.

Implications and what is next: The facility can proceed toward opening once it also clears its parallel hearing before the Farmington Planning and Zoning Commission, since the building sits across both towns' jurisdictions.

Public Hearings: Sloppy Waffle Liquor Permit (Petition TPZ-26-8A)

Background and stakes: Like the gym hearing, this hearing was rerun solely because of the same defective-notice problem; staff and the applicant both stated no changes were made to the proposal since its original presentation about a month earlier.

The question before the body: whether to grant a special permit under Section 6.6.2 allowing the sale of alcoholic beverages at the existing Sloppy Waffle restaurant, 2551 Berlin Turnpike, in the town's Business Berlin Turnpike zone.

Substantive content: Applicant contact Louis Ramos, listed at 164 Eddie Lane in Newington, told the commission the goal is to add a liquor menu built around a mimosa and sangria brunch offering, with a possible expansion into spiked coffee and hot chocolate in the fall. Ramos framed the request as a response to customer demand rather than an attempt to turn the restaurant into a bar.

"Not to create an environment of a bar — more is to satisfy the needs of our existing customers and families that come to the restaurant right now."Louis Ramos, Sloppy Waffle LLC 00:12:52

The deliberation: No commissioner asked questions, and no one online raised a hand in opposition or support beyond the applicant's remarks.

Procedural steps and outcome: The hearing closed on a motion and second. Under new business, the commission later moved to approve the special permit, finding it meets the special-permit criteria; the vote was unanimous.

Implications and what is next: The restaurant can now add alcohol service once it completes any remaining state permitting steps; no further commission action is required.

Approval of Minutes

The commission approved minutes from its June 17 meeting unanimously on a voice vote. Minutes from the June 24 meeting were approved on a voice vote with Commissioner Fox abstaining; no discussion accompanied either approval.

Pre-Application: Truck Driving School at 135 Day Street (Petition "26-14")

Background and stakes: An applicant came before the commission for informal guidance, not a vote, on whether a planned private occupational driving school — licensed by the Connecticut Office of Higher Education and described in discussion partly through comments attributed to "Mr. Hinkley" — fits within the town's industrial zoning as a permitted use.

The question before the body: whether staff and the commission are comfortable treating classroom- and simulator-based commercial truck driver training as a permitted use in the industrial zone, allowing administrative approval rather than a special permit.

Substantive content: Staff said the proposed use at 135 Day Street would involve classroom instruction, computer- and simulator-based training, student orientation, testing and administrative functions only, with no outdoor training, no truck storage and no fueling or maintenance operations, inside an existing office building with existing parking. Staff noted the zoning code's industrial-use sections, 3.16.1(c) covering office and financial uses and 3.16.1(g) covering personal and business services, do not explicitly mention driver training but could reasonably be read to cover it; staff also pointed to a state mandate to train new commercial drivers as context for the request. Staff noted the code's catch-all "other industrial operations similar to those listed above" provision could also apply to the general concept of a trucking-adjacent use, since trucking itself is an industrial use.

The deliberation: Commissioner Woods and others asked how existing driving schools, cited as an example on Main Street near Millbrook and another near the town center, had ever been permitted for similar office-and-classroom uses, since neither appeared to operate under an explicit zoning category; staff said those approvals predate current staff and would need research. Commissioner Harpy asked whether a future outdoor driving course would need to be treated as an auto-related use requiring a special permit; staff agreed that would likely be the case, particularly if vehicles were stored on-site. Commissioner Gill asked how commercial driving tests are actually administered; staff and the applicant's representative confirmed road testing and licensing are handled entirely by the state Department of Motor Vehicles, not the school.

"They're pretty much on their own then outside of... we will help with the training and prepare them to pass a road test, but we do not administer the road test."unidentified speaker for the applicant 00:23:37

Procedural steps and outcome: No formal vote was required or taken. The commission signaled it was comfortable with staff granting administrative zoning approval for the indoor classroom and simulator use as proposed, on the understanding that any future outdoor training yard would require the applicant to return for a separate special permit.

Implications and what is next: The applicant can proceed toward opening the classroom-based school without a public hearing. Any expansion to an outdoor driving yard, in Newington or elsewhere in the region, would trigger a new zoning review.

Referral: Firehouse Number 4 Demolition and Reconstruction (Petition TPZ-26-13)

Background and stakes: The Town Council referred this capital project to the Planning and Zoning Commission as required under Connecticut General Statutes Section 8-24, which mandates municipal planning commission review of town building projects for consistency with the Plan of Conservation and Development before a funding question can advance toward referendum.

The question before the body: whether the demolition of the existing Firehouse Number 4 and construction of a new two-story firehouse at 84 Fifth Street conflicts with the town's Plan of Conservation and Development.

Substantive content: A staff planner, identified in the meeting only as Eric, presented floor plans, a north elevation and a current property survey after a brief technical delay, standing in for applicant contact Paul Dixon on behalf of the project's owner, the town of Newington. The plan calls for complete demolition of the current firehouse and a two-story replacement on a lot staff described as small and located in a residential area. Staff said the Plan of Conservation and Development does not dictate day-to-day fire department operations but does support upgrading town facilities to meet community needs, which staff argued satisfies the statutory review standard. One commissioner noted that red-lined "alternate" cost items in the architect's documents appeared to add roughly $330,000 to the project's bottom line, though staff said that figure, and how the council intends to treat the alternates, is a budget matter outside the commission's purview.

The deliberation: Commissioner Harpy asked twice about site plan review, first about exterior building materials (staff said a material list was not available but the renderings suggest brick on the lower level and siding above) and then about whether the commission had effectively waived a site plan requirement simply because the property is town-owned; Harpy noted the new building's footprint would more than double the current structure's footprint on less than an acre and said the commission, or at least staff, should still review property-line and setback implications. Staff said engineering will develop a site plan in-house once funding is secured and will flag concerns to the commission, though commissioners "probably won't necessarily see it again" in a formal hearing. Commissioner Fox confirmed a separate public hearing tied to the funding referendum will be held by the Town Council, not this commission. Commissioner Harpy pressed further on timing, noting the architect appears to be at a schematic design stage and will need a site plan before going out to bid, which Harpy said is "going to be critical to the council's timing to be able to get this rolled out in November." Commissioner Rice-Davis, describing herself as new to the commission, asked what happens if the project's scope changes after this referral is approved.

"So 8-24 is a statutory regulation. It gets referred from council to the planning commission. And all you're really doing is making sure that it meets your requirements of the POCD."staff planner Eric 00:36:54

"It just seems like we're approving a plan that's for a firm that's not really any — I don't know — it seems like a little sketchy to me."Commissioner Rice-Davis 00:36:40

Procedural steps and outcome: Because of a potential conflict, Chairman Sobieski recused himself from this item, appointing Commissioner Gill to sit in for Commissioner Woods and Commissioner Morales to sit in for himself; Commissioner Pascuzzi ran the meeting for this item as acting chair. A commissioner moved to issue a favorable referral for petition TPZ-26-13, finding it does not conflict with the Plan of Conservation and Development and supports upgrading facilities to meet community needs; the motion was seconded and passed unanimously on a voice vote.

Implications and what is next: The favorable referral clears a statutory hurdle but does not authorize spending. The Town Council will still need to set terms for a public hearing and a funding referendum, with no date yet announced; commissioners said they expect, but are not guaranteed, to see an engineering-prepared site plan before that referendum.

Old Business: Scheduling and Town Planner Update

Staff outlined upcoming items: a zone change for a property on Carr Avenue, awaiting a 30-day regional review before a hearing expected around August 12 or 14; a special permit for a theater and performing arts facility at 50 Rockwell Road in the PEDA zone, with applicant contact Christopher O'Neill for owner 50 Rockwell Road LLC, care of Reno Properties, expected on the commission's next July agenda; and a pre-application inquiry for a meat market use on Main Street, a long-standing nonconforming use in an R-12 residential zone, also expected soon. On general development activity, staff reported the Price Chopper on an unspecified site is closing and relocating within about a week, Wonder Bread's storefront has opened, Sally's Pizza continues pulling permits toward an eventual opening, and the Cedar Street sidewalk project is beginning, with lane closures expected through the summer and into the fall.

Second Public Comment and Commissioner Remarks

No members of the public spoke during the second comment period. In closing remarks, Commissioner Fox thanked staff member Eric for taking on additional responsibilities recently, including a backlog of zoning fine cases. Commissioner Harpy asked staff to check on an apparent construction slowdown at an apartment project on what commissioners called "the Gallagher property," which Harpy associated with a party identified as Myra Conway, saying there appeared to be little labor activity on recent visits; staff agreed to look into it. Chairman Sobieski closed by thanking Eric and another staff member, Paul, for their work, and the meeting adjourned on a unanimous voice vote.

WHO WAS THERE

• Chairman Sobieski, presided for most of the meeting; recused for the firehouse referral item.
• Commissioner Fox, present; abstained on the June 24 minutes vote.
• Commissioner Minor, present.
• Commissioner Woods, present; sat out of the firehouse referral item, with Commissioner Gill appointed to vote in his place.
• Commissioner Morales, present; sat in for Chairman Sobieski on the firehouse referral item.
• Commissioner Rice-Davis, present; described herself as new to the commission.
• Commissioner Gill, present; appointed to sit in for Commissioner Woods on the firehouse referral item.
• Commissioner Harpy, present; raised recurring questions on site plans and project costs (transcript also renders this name as "Harvey" and "Hoppe" in places).
• Commissioner Kane, present (also rendered "Cain" in the transcript).
• Commissioner Pascuzzi, present; served as acting chair for the firehouse referral item (also rendered "Pascual" in the transcript).
• A commissioner heard in the transcript only as "Commissioner Irope" asked questions during the gym-permit hearing; could not be matched to another name in the roll call.
• Staff member Eric, gave the zoning officer's report and town planner update, and presented the firehouse referral materials.
• Staff member Paul, referenced by a public commenter and by the chair for work explaining zoning language; role not otherwise specified.
• Lorraine, conducted the roll call; role not otherwise specified.
• Philip Cerrone, architect, appeared remotely for the Kid Strong gym applicant.
• Louis Ramos, applicant contact for Sloppy Waffle LLC, 164 Eddie Lane, Newington.
• Paul Dixon, listed applicant contact for the Firehouse Number 4 referral petition.
• Jacob Nolan, public commenter representing a regional planning organization referred to as "Crog," spoke by phone.
• An unidentified presenter, along with a reference to "Mr. Hinkley," appeared for the truck-driving-school pre-application; full name not established in the transcript.

ORGANIZATIONS AND DOCUMENTS REFERENCED

• Hartford Courant: the newspaper whose failure to run a required second legal notice forced the commission to rerun the Kid Strong gym and Sloppy Waffle hearings.
• CRCOG ("Crog"): regional planning organization represented by public commenter Jacob Nolan, who updated the commission on sound-buffering visualization work and a regional housing growth plan.
• Connecticut Office of Higher Education: the state body that would license the proposed private occupational truck driving school at 135 Day Street.
• Connecticut Department of Motor Vehicles: administers commercial driver road tests independent of the proposed driving school, per discussion in the truck-school item.
• Connecticut General Statutes Section 8-24: the statute requiring Planning and Zoning Commission referral of the Firehouse Number 4 project before it can proceed to a Town Council referendum.
• Town of Newington Plan of Conservation and Development (POCD): cited as the standard against which the firehouse referral and other projects are measured for consistency.
• Newington Town Council: referred the firehouse project to the commission and will hold its own public hearing before any funding referendum.
• Farmington Planning and Zoning Commission: scheduled to hold a parallel hearing on the Kid Strong gym application, since the facility straddles the Newington-Farmington line.
• 50 Rockwell Road LLC / Reno Properties: ownership entity behind an upcoming special permit application for a theater and performing arts facility, applicant contact Christopher O'Neill.