Southington Shoots Down Zone Change For Massive Development

SOUTHINGTON, CT — A major development project in town slammed into a major roadblock last week, with the town sahing 'no' to a zone change that would allow it to happen.

The Southington Planning and Zoning Commission voted 6-1 Tuesday, April 21, to deny an application to rezone 37 acres along Curtiss Street, following a public hearing that drew both support for economic growth and concerns about traffic and neighborhood impacts.

The commission voted 6-1 to deny the zone change application, with Commissioner Susan Locks casting the lone vote in favor.

The proposal by Southington 2 LLC sought to change parcels at 682 Curtiss St. and part of 115 Summit Farms Road from industrial (I-2) to business (B) zoning.

The change was pitched as a first step in a broader redevelopment effort across more than 150 acres in the town’s industrial and enterprise zones.

The project would be a large-scale, mixed-use development, which would include a big box store, gas station, hotel, and industrial uses.

Development plan and next steps outlined

Attorney John Knuff, representing the applicant, said the rezoning would “be a catalyst to developing the entirety of that zone,” with private investment of about $15 million in infrastructure, including water, sewer, and roads. He said the developer would not seek tax exemptions.

Engineer Kevin Solli said the project would extend utilities and create a new industrial road connecting Curtiss Street to Smoron Drive and Spring Street, aimed at improving traffic flow and enabling future development.

If approved, Knuff said the project would return to the commission for subdivision, wetlands, special permit, and site plan approvals before construction could begin.

Commissioner Justin McGuire pressed the applicant on sequencing, raising concerns that development could proceed without road improvements.

Solli responded that without the infrastructure, “it would not be a viable parcel to own.”

Public reaction divided

Several residents and local stakeholders spoke in favor, citing tax benefits and redevelopment potential.

Zach Pacenti, a Curtiss Street business owner, said he hoped additional tax revenue would ease the burden on residents.

Developer Kurt Holyst said the proposal offered a predictable outcome compared with industrial uses, adding, “The development could be a lot worse.”

Jim Morelli, a former planning official, pointed to prior mixed-use redevelopment in town and called the project “a huge $96M project,” adding it could reduce pressure on nearby roads if executed properly.

Opponents focused on traffic, safety, and quality-of-life concerns.

Cody Fongemie, who lives near Curtiss Street, said he worried about increased congestion and crime, arguing that “the town has the tax revenue to make improvements” without the project.

Michael Young cited heavy traffic near West Street and called the Curtiss Street corridor “a very dangerous intersection.”

William Cortez raised concerns about pedestrian safety, noting a lack of sidewalks and recent nearby residential growth.

Commission cites planning conflicts

Southington PZC Vice Chair Todd Chaplinsky led the motion to deny, arguing the zone change would increase municipal maintenance costs without a clear long-term benefit and was inconsistent with the town’s Plan of Conservation and Development (POCD).

He said industrial use could generate tax revenue “without such demand on services” and that commercial development would be better suited to existing corridors like Queen or West streets.

Chaplinsky also questioned the need for a connector road, suggesting development could proceed with a private road while avoiding added traffic on Curtiss Street.

He raised concerns about wetlands impacts, lack of adjacent business zoning, and reliance on private land agreements.

Southington PZC Chairman Steve Walowski agreed, citing zoning criteria that require consistency with the POCD and protection of public health and safety.

He referenced the plan’s guidance to prioritize redevelopment of existing sites and limit retail expansion to areas with adequate infrastructure.

For the minutes of the April 21 Southington Planning and Zoning Commission meeting, click on this link.

From April 17: 'Developer Eyes Big Box Retail, Hotel, More In Southington; Zone Change Sought'