NEWINGTON, CT — Plans to replace a former Boston Market restaurant with an automotive service center, construct a new emergency radio tower and expand a warehouse are among the proposals scheduled for review by the Newington Town Plan and Zoning Commission on Wednesday, Oct. 14.
Commissioners will also hold a public hearing on a proposal to relocate Valhalla Fitness from Alumni Road to the Berlin Turnpike.
The commission is scheduled to meet at 7 p.m. in the Town Council Chamber at Town Hall, 200 Garfield St..
Lisciotti Development is seeking preliminary feedback on a proposal to demolish the former Boston Market building at 2495 Berlin Turnpike and replace it with an automotive service center.
The approximately 1.4-acre property is owned by Venice Take 5 CT LLC. Chad Brubaker is listed as the applicant's contact.
According to an Oct. 1 project narrative prepared by Solli Engineering, the redevelopment would include a new building with a 7,365-square-foot footprint and 10,374 square feet of total floor area, including a mezzanine.
The building would contain three vehicle service bays, a sales and display area and mezzanine storage.
The proposal calls for 32 parking spaces and would reuse existing access points, with modifications to the curbs. The developer also proposes retaining the landscaped buffer separating the property from residential homes to the west.
The site borders Superior Avenue to the south and Kitts Lane and the Berlin Turnpike to the east.
In an Oct. 5 staff report, town planners identified traffic circulation as a consideration, particularly because Superior Avenue is one-way westbound from the Berlin Turnpike.
The proposed layout would provide an entrance-only driveway from Superior Avenue while retaining an entrance and exit on Kitts Lane.
Planning staff also noted that town regulations require at least 10 percent of parking spaces to be designated for electric vehicles, a requirement the applicant would need to address in a formal submission.
The application is a pre-application review. The commission is being asked for feedback before the developer submits a formal special permit application.
Commissioners will consider the proposed location of a new municipal emergency radio tower on town-controlled land along East Cedar Street, near 295 and 305 East Cedar St..
According to an Oct. 6 planning staff report, the project is intended to replace an existing emergency communications installation whose lease is expiring and whose equipment requires repairs and upgrades.
The Newington Police Department has recommended the proposed location to the Town Council.
The site is part of the former East Cedar Street right-of-way, which was left over after the Connecticut Department of Transportation relocated the roadway. The state has released the property to the town, although officials are working to formalize the transfer through a deed or similar conveyance.
Town officials selected the location because of its elevation and accessibility, according to the staff report.
Access would be provided through an existing driveway serving 295 East Cedar St. The proposal includes improvements to that driveway and access road.
Preliminary engineering plans show a tower foundation, equipment area, generator, fuel tank and a combination of paved and gravel access surfaces.
The first 245 feet of the 20-foot-wide access drive would be paved, with the remaining 355 feet surfaced in gravel.
Town Engineer Christopher Zibbideo endorsed the location in a Sept. 14 memorandum to commission Chairman Stanley Sobieski, citing the site's separation from the roadway, vegetated buffer, driveway visibility and proximity to electrical service.
Zibbideo said existing drainage swales would be used to manage stormwater runoff and that the town would update access easements for neighboring property owners.
In a Sept. 22 memorandum, Acting Town Manager Lauren Rhines said the project had been under development for several years and recommended that the Town Council refer it to the zoning commission without further delay.
Planning staff concluded that the proposal does not conflict with the town's Plan of Conservation and Development and recommended that commissioners consider sending a favorable report to the Town Council.
The review is being conducted under Connecticut General Statutes Section 8-24, which requires planning commission review of certain municipal projects. The commission must submit its report within 35 days of official submission.
WG Newington LLC is seeking approval to modify an existing warehouse at 407 Alumni Road, also identified as 353-407 Alumni Road.
The proposal would add nine loading docks — six on the west side of the building and three on the east — while making interior renovations that include a new break room and office and lobby space.
The warehouse property encompasses approximately 47.95 acres, according to the town's Oct. 6 staff report.
The developer also proposes reducing the number of parking spaces and reconfiguring portions of the existing developed property.
A project narrative submitted by BL Companies estimates construction would take one to three months. It states that the work would reduce impervious surface area by approximately 284 square feet and that wetlands approval was granted Sept. 10.
The commission will be asked to address two issues raised by planning staff: whether the new loading docks comply with zoning requirements and whether the remaining parking is adequate.
Town regulations prohibit loading docks and overhead doors on the front of a building facing a public street.
Planning staff noted that the proposed eastern loading docks technically face Willard Avenue, although a commercial condominium complex separates the building from the roadway. Staff said it did not consider that arrangement problematic but wanted commissioners to address it.
Parking presents a more complicated question.
According to the town's staff report, the applicant calculates that the site currently has 413 parking spaces and would retain 339 after eliminating 74. The applicant estimates that 220 spaces are needed for its workforce.
However, planning staff noted that applying the town's general industrial parking standard to the 622,262-square-foot building would produce a requirement of 1,867 spaces.
Commissioners will be asked to determine whether the proposed 339 spaces are sufficient.
The staff report also says that much of the proposed parking reduction reflects an outdoor product storage area on the northwest side of the building that appears to have been in use since approximately 2023.
The town's Engineering Department and fire marshal reported no objections to the site plan, according to planning staff.
Valhalla Fitness is seeking a special permit to relocate from 33 Alumni Road to 2278 Berlin Turnpike.
The business has operated in Newington for approximately five years, according to its application.
The proposed location, also identified as 2272-2286 Berlin Turnpike, is owned by Seva Sadan LLC. Parth Patel is listed as the applicant.
According to the business's submitted narrative, the new facility would offer strength and cardiovascular training equipment, functional training space, restrooms, a sauna or recovery amenity and a reception area.
The membership-based gym would continue offering group workouts.
Planning staff said classes generally accommodate 12 to 15 participants, with a maximum of 20, along with one or two staff members.
The applicant listed class hours of 5 to 10 a.m. and 4 to 7 p.m. weekdays, and 7 to 10 a.m. Saturdays and Sundays.
The property was previously approved for 123 parking spaces, including 10 deferred spaces. Planning staff calculated that the fitness operation would require six spaces and reported no concerns about parking.
The commission will hold a public hearing on the special permit application.
Commissioners are also scheduled to consider approval of the Sept. 23 meeting minutes and review the zoning enforcement officer's September activity report.
That report lists several ongoing zoning enforcement cases involving parking, unregistered vehicles, signs and outdoor storage. It also records the removal of 85 illegal signs during September.
At its Sept. 23 meeting, the commission unanimously approved a special permit for an illuminated monument sign at 69 Culver St., with a condition requiring dimmable lighting. The vote was 7-0.
During that meeting, Acting Town Planner Erik Hinckley also presented commissioners with potential zoning regulation changes drawn from the town's planning documents.
Commissioners received a letter from the mayor urging stronger protections for designated open space, including proposed changes to zoning rules governing town-owned land, development standards and special permit approvals.
Residents may attend the meeting in person or use the town's virtual meeting schedule for remote participation information.
The applications and supporting materials are available through the town's Town Plan and Zoning Commission Agenda Center.
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