SOUTHINGTON, CT — Plans to transform the former Plan B Burger Bar on Spring Street into two fast-casual restaurants — Cava and Panda Express — received unanimous approval from the Southington Planning and Zoning Commission last week.
The commission voted 7-0 Tuesday, Oct. 20, to approve a site plan submitted by 20 Spring Street Associates LLC for the redevelopment of the 5,020-square-foot building at 20 Spring St., near Queen Street.
It was last the site of the former Plan B burger bar, which closed more than a year ago.
The proposed tenants are Cava, a Mediterranean fast-casual restaurant, and Panda Express, a Chinese fast-casual restaurant.
Cava would occupy approximately 2,500 square feet, while Panda Express would occupy about 2,520 square feet and operate a drive-through.
The project also includes reconfigured parking, a drive-through with a 10-vehicle queue and bypass lane, two dumpster pads, landscaping and other site improvements.
Attorney Timothy Herbst, representing the applicant, returned to the commission with revised plans addressing comments raised by town planning staff during a Sept. 15 meeting.
Paul Rodriques, a professional engineer with Solli Engineering of West Hartford, outlined several changes, including moving a trash enclosure closer to the building to preserve approximately 1,000 square feet for a potential future expansion of a right-turn lane.
The revised plans also include a 20-foot access easement, parking for six bicycles near the trail, a van-accessible parking space, and additional landscaping.
Each restaurant would have its own grease trap, with one existing unit being reused and a second installed behind the building.
Traffic Concerns Discussed
Much of the commission's discussion focused on the potential traffic impact of adding two restaurants to the busy commercial area near Queen Street.
Luke Mauro, a senior project manager and professional engineer with Solli Engineering, presented a traffic impact study examining the intersection of Spring and Queen Streets and the existing site driveway across from Chili's.
The study used traffic counts collected in September 2026 and projected traffic growth through 2028. It also incorporated anticipated traffic from a proposed warehouse development on Spring Street.
According to the study, the restaurant project is expected to generate 93 trips during the weekday evening peak hour, including 49 entering and 44 exiting.
On Saturdays, the development is expected to generate 168 trips during the peak period between 11 a.m. and 2 p.m., including 88 entering and 80 exiting.
Mauro said approximately 20% of trips associated with the development would come from vehicles already traveling on nearby roads.
Commissioner Caleb Cowles questioned the potential increase in delays and whether adjustments could improve traffic flow.
Mauro explained that the Connecticut Department of Transportation controls the traffic signal and could adjust its timing if necessary.
He said the town could approach the state's District 1 office to request changes.
Cowles also questioned whether adding two restaurants would create broader traffic problems.
Mauro said the analysis did not establish whether overall traffic conditions would deteriorate.
He also noted projected delays at the driveway near Chili's might be overstated because the traffic model did not account for existing "Do Not Block" pavement markings.
Southington PZC Chairman Steve Walowski asked how traffic from the proposed restaurants would compare with the building's previous restaurant use.
Mauro said the previous use generated approximately 50 to 60 trips during the peak hour, compared with higher projected volumes for the new development.
Walowski also asked whether the traffic study accounted for a potential car wash at BJ's.
Mauro said he did not have information about that project or whether a separate traffic study had been completed.
Southington Assistant Town Engineer Connor Oakes said he did not expect the potential car wash to have a significant impact because of its more sporadic traffic patterns.
Panda Express Drive-Through Reviewed
Commissioners also examined whether the proposed Panda Express drive-through could accommodate vehicles without creating congestion.
Southington PZC Vice Chairman Todd Chaplinski questioned the spacing between the bypass lane and nearby parking spaces.
Mauro said the design complied with applicable requirements, including a 14-foot bypass lane.
Rodriques said the drive-through would have two ordering signs but only one pickup window.
He said the restaurant could comfortably accommodate approximately 13 vehicles within its drive-through circulation area, although the designated queue is designed for 10.
If vehicles backed up beyond the available space, drivers would have to be directed to circle the site, Rodriques said.
Project representatives said Panda Express would use a preset lunch and dinner menu, which could help reduce wait times because food would not be prepared individually at the time of each order.
Walowski also questioned whether the proposed right-turn lane improvements would meaningfully reduce congestion.
Oakes said the changes could accommodate at least two additional vehicles and represent an incremental improvement that could support future lane expansion.
Walowski said accommodating two additional vehicles during each traffic signal cycle would be beneficial.
Commissioner Michael Goodrich also asked whether the developer would consider installing a "Welcome to Southington" sign.
Rodriques said the applicant was open to the idea, although permission from the state would be required because of the property's proximity to the state right-of-way.
Approval Includes Conditions
Chaplinski made the motion to approve the site plan, which was seconded by Commissioner Denis Bougie.
The commission approved the project 7-0, subject to several conditions.
Those conditions include:
Planning staff indicated their previous comments had been addressed satisfactorily, subject to final landscaping revisions.
The approval allows the applicant to proceed with the redevelopment, subject to obtaining the required permits and meeting the commission's conditions.
Project representatives indicated that the restaurants could open in 2027, although no specific construction timeline or opening dates for Cava and Panda Express were announced.
From Sept. 23: '2 New Restaurants Proposed For Former Burger Bar Site In Southington'
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