Newington TPZ Approves Special Permit for 264-Seat Performing Arts Center on Rockwell Road

Planning and Zoning · Meeting of July 24, 2026

Newington's Planning and Zoning Commission unanimously approved a special permit for a 264-seat performing arts center inside an existing warehouse at 50 Rockwell Road. Acting Town Planner Eric Hinckley confirmed that the fire marshal had reviewed and approved the proposed use, and applicant Christopher O'Neill, owner of 50 Rockwell Road LLC, told commissioners the theater's evening-and-weekend schedule would not overlap with the building's existing daytime commercial tenant, leaving the 157-space lot well above the zoning requirement of 66 spaces at full house. The commission also unanimously approved a three-year renewal of a home occupation dog-care permit for Amy Costanzo at 172 Indian Hill Road, carrying forward four conditions from an original stipulated judgment including a five-client-dog cap and a two-dog overnight limit.

In a non-vote pre-application, Cara Bushy of Tolland presented plans for Blade and Bloom, a meal-prep and grab-and-go food company set to occupy the former Newington Meat Market at 847 Main Street, with Hinckley ruling the use equal to or less intense than the prior occupancy — meaning no formal zoning approval is required.

In the full story:

• Who Was There
• Organizations And Documents Referenced
• The complete report — 2,468 words

Source: the Planning and Zoning meeting of July 24, 2026, reported from the official video recording and transcript.

The Full Article

Call to Order and Attendance

The Newington Town Planning and Zoning Commission convened Wednesday, July 22, 2026, in Council Chambers, Room 103, Town Hall, 200 Garfield Street, as a hybrid Zoom-and-in-person meeting. Chairman Tobieski presided. Acting Town Planner Eric Hinckley served as staff.

Roll call confirmed Commissioners King, Fox, Harpy, Pascarelli, Woods, Gill, Morales, and Rice-Davis as present. Commissioner Miner was absent; Commissioner Gill was seated for Miner. Commissioner Morales was also absent from the outset; a commissioner identified in the transcript as Zaheina was seated in Morales's place for that portion of the meeting. The agenda was accepted without changes.

There were no speakers at the first round of public participation, no commissioner remarks, and no written or online public comment submitted for any item.

TPZ-26-12: Special Permit for Theater and Performing Arts Facility at 50 Rockwell Road

Background and stakes: The commission opened a duly noticed public hearing on TPZ-26-12, a special permit application under Sections 3.19.1 and 3.15.2 of the town's zoning regulations. The application covers a new theater and performing arts academy proposed for a warehouse portion of an existing mixed-use building in the planned development, PD zone. The legal notice ran July 9 and July 16, 2026, as required.

The question before the body: Whether to grant a special permit allowing an A3 assembly use — a theater with ancillary performing arts programming — within a building currently occupied by a commercial office-and-warehouse tenant.

Substantive content: Applicant Christopher O'Neill, owner of 50 Rockwell Road LLC and a Newington resident, appeared by Zoom and walked commissioners through a slide presentation. The performing arts academy would occupy 14,579 square feet of existing warehouse space. The program includes a main-stage theater of 3,500 square feet with 264 seats, a black box theater of roughly 1,200 square feet, a lobby, box office, concessions area, rehearsal rooms on both sides of the building, and support spaces including costume shops, a scene shop, and storage. The exterior of the building would remain largely unchanged; O'Neill indicated potential for a marquee or signage at entrances.

The staff report, prepared by Hinckley, identified two recommended conditions: re-striping parking spaces in the southeasterly corner of the lot in conformance with the prior approved site plan, and removing stockpiled material — described in the motion as mulch, stone, and similar debris — from that same corner.

The deliberation: Commissioner Harpy led the parking inquiry. O'Neill explained that the zoning regulations require one space per four auditorium seats, producing a maximum parking demand of 66 spaces at full occupancy. The lot holds approximately 157 spaces total, leaving a significant reserve. Crucially, O'Neill noted that the existing tenant runs a standard daytime schedule, while the theater operates primarily evenings and weekends — meaning the two uses draw on the parking supply at separate times.

"As the tenant goes home for the day, the theater will start to come alive — mostly for rehearsals, classes, and things of that nature, typically. With performances happening generally on Thursday, Friday nights, Saturday during the day, Sunday during the day." — Christopher O'Neill, applicant

Commissioner Harpy also asked about the HVAC system, noting a prior tenant had invested significantly in the building. O'Neill clarified that the warehouse space the academy is taking over is currently unconditioned, so all HVAC for the theater use would be installed new. Harpy asked whether the fire marshal had signed off; Hinckley confirmed the marshal had reviewed the use and occupancy proposal and raised no objections, though final inspections will occur during construction.

Commissioner Keynes noted the two staff conditions and asked directly whether O'Neill would comply. O'Neill said the applicant would comply with both without reservation. Commissioner Fox asked about daytime activity levels, specifically how many people would be in the building during business hours. O'Neill said classes typically involve between 30 and 40 children, dropped off by parents, with five to seven staff depending on programming. He added that summer camps and other activities could vary those numbers.

No members of the public spoke in favor or against the petition, either in person or online.

Procedural steps and outcome: Commissioner Woods moved to close the public hearing and advance the item to the new business calendar for a vote the same evening. The motion carried unanimously. In new business, Commissioner Woods moved to approve TPZ-26-12 with the two conditions as stated. The motion was seconded and approved unanimously.

Implications and what is next: The approval clears the way for O'Neill and 50 Rockwell Road LLC to proceed with permitting and construction of the theater interior. No further TPZ action is required unless changes to the site plan or building footprint are proposed.

TPZ-26-15: Three-Year Renewal of Special Permit 34-17, Home Occupation Dog Care, 172 Indian Hill Road

Background and stakes: Newington's zoning regulations require periodic renewal of home occupation special permits. Special permit 34-17 covers a dog-boarding and care business at 172 Indian Hill Road in the R-12 residential zone. The permit originated from a stipulated judgment issued roughly 10 years ago and has been renewed previously, most recently for a three-year term.

The question before the body: Whether to renew the permit for another term, and for how many years, with what conditions.

Substantive content: Hinckley reported to the commission that during the prior permit period he had received no complaints, inquiries, or concerns about the property from any neighbor or town official. He recommended renewal on the same four conditions attached to the stipulated judgment. Those conditions are: (1) no more than five client dogs on the property at one time; (2) no more than two dogs overnight; (3) client dogs must not bark to the degree that constitutes a nuisance, with strict protocols required; and (4) existing perimeter fencing must be maintained or replaced with an equally effective buffer. The permit holder, Amy Costanzo, appeared in person.

The deliberation: Discussion was brief. Hinckley noted that the regulations allow a renewal term of one, two, or three years, and that three years is the maximum. One commissioner informally said he wished the term could be five years, a sentiment the transcript reflects was made in a good-natured tone. There were no substantive objections, no public comment, and no questions about the business operations.

Procedural steps and outcome: A commissioner moved to approve TPZ-26-15 for a three-year renewal of the home occupation permit, incorporating the four conditions, with Amy Costanzo identified as the owner and applicant. The motion was seconded and approved unanimously.

Implications and what is next: Costanzo may continue operating the dog-care business at 172 Indian Hill Road under the same conditions for three years, after which renewal will again be required.

Pre-Application: Blade and Bloom Meal-Prep Business at 847 Main Street (Former Newington Meat Market)

Background and stakes: The property at 847 Main Street, formerly occupied by the Newington Meat Market, is a nonconforming commercial use on a residentially zoned lot, with the building itself additionally nonconforming. Hinckley explained that under Newington's zoning framework, a change to a like use of equal or lesser intensity does not require formal TPZ approval on a nonconforming lot. The applicant brought the item as a pre-application to give commissioners visibility into the proposal and an opportunity to raise concerns before any permits are pulled.

The question before the body: Not a vote — commissioners were asked whether they were comfortable with the proposed use and had any guidance to offer before the applicant proceeded with building and sign permits.

Substantive content: Cara Bushy, of 393 Crystal Lake Road in Tolland, presented plans to open Blade and Bloom, a meal-prep and grab-and-go food company, at the site. Bushy said the business has been operating for four months in its current form, with roughly 98 percent of clients using delivery service. The 847 Main Street location would add a storefront component: a single display case with prepared grab-and-go items, specialty products (pickles, dressings, and similar goods), and a customer visit expected to average under five minutes. There would be no indoor or outdoor seating, no alcohol, and no third-party delivery platforms such as DoorDash or Uber Eats. Deliveries would be handled by family members using a personal vehicle.

Proposed hours: Tuesday through Friday, 10 a.m. to 5 p.m., with one late evening on Thursday; Saturday, 10 a.m. to 4 p.m.; closed Sunday and Monday. Bushy said she would reuse existing commercial kitchen equipment, update HVAC, install a fire suppression system, arrange regular trash service through Windsor Sanitation, and make cosmetic improvements including exterior paint, new landscaping, and flowers.

The deliberation: Hinckley framed his analysis clearly: he had turned away multiple prior inquiries about the building — including from HVAC contractors who would have brought commercial vehicles and increased traffic — because they would have intensified the nonconformity. Blade and Bloom, in his view, is the first proposed use that is equal to or less intense than the former meat market.

"I've had discussions with the applicant, and I feel that the use is less intense or equal to what existed there for the meat market, because as we know, it is a non-conforming use on a residential lot." — Eric Hinckley, Acting Town Planner

Commissioner Woods asked whether the business would offer both heated and refrigerated to-go items. Bushy clarified there would be no hot-food-to-go service; all prepared meals leave the kitchen cold or frozen, with customers reheating at home. Commissioner Harpy asked about the process for moving forward. Hinckley confirmed he has administrative authority to issue building and zoning permits for a like use and that no commission vote is needed. Commissioner Keynes and Commissioner Fox each expressed support. Commissioner Morales said she thought the concept would draw a different clientele than the meat market and would enliven the neighborhood. Chairman Tobieski agreed the use was a good fit.

Bushy raised signage as a question. Hinckley noted that when she applies for a sign permit, the allowable signage area will be determined by standard formula based on the building's frontage, and that conversation can happen at that stage.

Procedural steps and outcome: No motion was made and none was required. Hinckley confirmed he would process whatever permits Bushy needs to move forward.

Implications and what is next: Bushy may proceed directly to the building and sign permit stage. No TPZ public hearing or vote is needed for the base use, though any future changes to the building footprint, expansion of the use, or intensification would require commission review given the property's nonconforming status.

Petitions for Scheduling and Planning Updates

Hinckley briefed the commission on two items in the pipeline. First, a pre-application for a Carr Avenue zone change has been scheduled for a public hearing at the August 12, 2026, TPZ meeting. Abutter notices within 500 feet went out earlier in the week. A 30-day review from CRCOG (referred to in the transcript as "Crock") has been returned. Hinckley noted that an adjoining property in New Britain may already be zoned industrial, which could reduce any formal coordination burden with that municipality.

Second, an application was received the same day — July 22 — for a rear lot at 227 Maple Hill Avenue, near the Ponderosa area, where Locust Street dead-ends. Hinckley said that application will require a public hearing and is unlikely to be scheduled before September.

Commissioner Remarks and Adjournment

Commissioner Harpy raised two infrastructure matters during commissioner remarks. He noted that construction activity at an unspecified site he had recently driven past — possibly related to a Taco John's project previously discussed — appeared to have resumed after a period of inactivity, though he mentioned an unresolved legal matter involving a party named Gallagher.

Harpy also flagged the Culver Street road project, where a patch installed by the Metropolitan District Commission (MDC) has exceeded its useful life. He said an agreement between the town and MDC requires the patch — described as extending nearly 1,000 feet — to be redone by September. Harpy noted that some neighbors have retained an attorney who is asserting the town is in violation of its own charter with respect to the town road. Hinckley said he had only recently learned of the agreement and that the town engineer is the primary point of contact on the project. He offered to gather more information for the commission through the chair.

Commissioner Fox thanked Hinckley for stepping into the acting town planner role, calling the meeting clean and well-run. Chairman Tobieski echoed the praise. The commission adjourned unanimously.

Board Members Present: - Chairman Tobieski - Commissioner King - Commissioner Fox - Commissioner Harpy - Commissioner Pascarelli - Commissioner Woods - Commissioner Gill (also seated for Commissioner Miner) - Commissioner Rice-Davis - Commissioner identified in transcript as "Zaheina" — seated for Commissioner Morales

Board Members Absent: - Commissioner Miner (Commissioner Gill seated as alternate) - Commissioner Morales (Commissioner Zaheina seated as alternate)

Staff: - Eric Hinckley, Acting Town Planner

Applicants and Representatives: - Christopher O'Neill, owner, 50 Rockwell Road LLC, care of Reno Properties — applicant for TPZ-26-12 theater special permit, appeared by Zoom from 45 Avery Road, Newington - Amy Costanzo, 172 Indian Hill Road, Newington — applicant for renewal of home occupation permit TPZ-26-15 - Cara Bushy, 393 Crystal Lake Road, Tolland — pre-applicant, Blade and Bloom meal-prep business, 847 Main Street

Public Comment: None

• 50 Rockwell Road LLC / Reno Properties — applicant entity and property management company associated with the theater special permit site
• Metropolitan District Commission (MDC) — regional utility authority; cited by Commissioner Harpy as party to an agreement with the town requiring remediation of a road patch on Culver Street by September 2026
• CRCOG (referred to as "Crock" in transcript) — Capitol Region Council of Governments; completed a 30-day review of the Carr Avenue zone-change pre-application, result returned to the commission
• Windsor Sanitation — trash-service provider contacted by Cara Bushy for the Blade and Bloom location
• Eddie Farm — local farm already partnering with Blade and Bloom for ingredient sourcing, cited by Bushy
• Stipulated judgment (date not specified, approximately 10 years prior) — governing document establishing the four conditions on special permit 34-17 for the Indian Hill Road dog-care business; cited by Hinckley as the basis for renewal conditions
• Prior approved site plan, 50 Rockwell Road — referenced by O'Neill and Hinckley as the authority for existing snow storage areas and parking lot layout; condition 1 of the approval requires re-striping to conform with this plan
• Newington Zoning Regulations Sections 3.19.1 and 3.15.2 — authority for the theater special permit
• Newington Zoning Regulations Section 3.4.4 — authority for the home occupation special permit