December 9, 2025
Members present: Eric Lukingbeal, Christine Chinni, Mark Lockwood, Eric Myers, Robert Lavitt, Steve Muller, Paula Johnson. Also present: Director of Community Development Abigail Kenyon and Land Use Coordinator Renee Deltenre.
Seating of Alternates, if applicable
Paula Johnson was seated for Brennan Sheahan.
Public Session
Ellen Thomson, 250 Salmon Brook Street, asked if the commission would be providing any insight or guidance regarding Connecticut’s recently passed HB 8002. Kenyon noted that the town is reviewing the bill, and a response will likely be provided after the holidays.
Application seeking an amendment to Zoning Regulations Section 3.10 Neighborhood and Commercial Transition Zone (T1) to add Section 3.10.2.13 for a Mixed-Use Building allowed by Special Permit.
Applicant Frank Grillo of FNG Enterprises, LLC is requesting an amendment to the Zoning Regulations Section 3.10 to allow mixed use buildings, containing both residential and non-residential uses, by special permit in the Neighborhood and Commercial Transition (T1) Zone. Grillo is under contract to purchase 83 Salmon Brook Street [formerly Freshie’s Café] and would like to offer a café on the first floor with a one-bedroom apartment on the second floor. Kenyon stated that allowing a mixed-use building by special permit is consistent with the goals outlined in the Plan of Conservation and Development and meets the intent of the T1 Zone.
There was no public comment. The commission approved the application with an effective date of Jan. 1, 2026.
Application seeking to modify a Special Permit under Zoning Regulations Sections 8.3 and 8.16 for a restaurant serving alcoholic beverages to expand into the adjacent unit, for property located at 9 Bank Street, Unit H.
Applicant Christopher Peregrin is seeking permission to expand the restaurant use into the adjacent storefront (Unit I), which is approximately 1,300 square feet. The additional space would be primarily utilized for seating and increase the total restaurant space to 4,300 square feet. Kenyon noted that if the application were approved, the original conditions from the July 2025 approval would remain in effect. There are no exterior modifications being requested at this time, and there is adequate on-site parking to support the expansion.
Public Comment
Ellen Thomson, 250 Salmon Brook Street, congratulated Julien’s on their success and spoke in favor of the application.
The commission approved the application.
Application seeking a Site Plan Modification to construct an addition, storage building, deck, shed, and associated site improvements for property located at 490 Salmon Brook Street.
Applicant and property owner Keith King was present to discuss the application, along with Land Surveyor Brian Denno. The property is located within the C2 (Business) Zone and consists of 0.39 acres, with frontage on Salmon Brook Street and Lakeside Drive (a private road). The existing structure consists of 2,080 square feet of commercial workspace, 720 square feet of store display, and a 980 square foot caretaker apartment on the second floor. The applicant is seeking permission to construct a 560 square foot addition, 312 square foot storage building, 80 square foot deck and 96 square foot garden shed.
Variances necessary for construction were granted by the Zoning Board of Appeals on Oct. 21, as the property is non-conforming in terms of lot area and frontage. Denno provided an overview of the site plan, inclusive of drainage, septic improvements, ADA parking and access ramp, parking lot repairs, and exterior lighting, which is to be full cut-off and on motion sensors.
It was noted that at this time, final approval from the Farmington Valley Health District has not been received, and new signage will be captured under a separate permit request at a later date.
There was no public comment. The application was approved subject to five conditions, primarily to ensure outstanding work and issues are satisfactorily resolved.
Application seeking a Site Plan Modification to construct a rear addition and associated site improvements for property located at 35 Hartford Avenue; COCE Zone.
Property owner Douglas Leigh is seeking a site plan modification for the construction of a 1,300 square foot rear addition of the existing building in an area currently utilized for parking. Land Surveyor Brian Denno provided an overview of the site plan, which includes no changes to the existing drainage or stormwater management. Additional parking spaces would be located to the rear of the proposed addition, while the parking spaces to the west of the existing building would be modified and the walkway extended. A dumpster enclosure is proposed to the rear of the building, and all exterior lighting is dark sky compliant. At this time, final approval from the Farmington Valley Health District has not been received, and new signage will be captured under a separate permit request at a later date.
Public Comment
Reinhard Maier, 138 Day Street, questioned the town engineer’s review and asked for clarification regarding item #1 on his memorandum.
Robert Flanigan, 24 Woodcliff Drive, raised concerns regarding potential impacts to wetlands on abutting properties and questioned the condition and maintenance of the existing dry well onsite.
Maureen Eberly, 37 Silkey Road, and member of the Farmington River Watershed Association (FRWA) stated concerns regarding drainage and proximity to the neighboring wetlands.
Peter Voskowsky, 53 Windmill Drive, owns the abutting property at 39R Hartford Avenue and provided information regarding the existing drainage that discharges onto his property. He has no issues with the application.
The commission approved the application subject to the following conditions: 1) All outstanding site work must be completed or bonded prior to certificate of approval. The bond amount shall be prepared by the applicant’s engineer and submitted for review and approval by the town engineer. The bond shall be cash or certified check; and 2) All outstanding comments on the town engineering memo dated Dec. 3, are to be resolved prior to finalizing and filing the mylar plan set. If FVHD review results in required changes to the site plan that are beyond what may be a minor modification, the applicant will have to return to the commission.
37 Hartford Avenue, possible mixed-use building and associated site improvements
Robert Levesque of R Levesque Associates, Inc. was present on behalf of Forrest Devine to discuss the possibility of a residential development versus mixed-use development at 37 Hartford Avenue. Devine is exploring the feasibility of utilizing the existing foundation footprint to construct a two-story, 12-unit multi-family building. Based on preliminary figures, he noted that connecting into the town’s sewer system may not be feasible due to the expense to extend the sewer line and to construct a public pump station. He noted that he was considering a septic system design, possibly located to the front of the building. Levesque presented renderings of the previously approved building and provided an overview of the property’s history. It was noted the proposed use would be a special permit use and the development would comply with the Zoning Regulations.