Newtown’s Planning & Zoning Commission held a regular meeting on Thursday, June 18. During this meeting, the commission heard five different applications, including a text amendment and zone change for 134-136 Mt Pleasant Road, two text amendments for 57 Church Hill Road, and a subdivision at 9 Beechwood Drive.

Application 26.13 by GRC Construction is for a subdivision at 9 Beechwood Drive to “subdivide the site into three single-family building lots.” Attorney Peter Olson represented this applicant. Greg Carnrick is the owner of GRC Construction.

Carnrick said to the commission, “So, approval of this subdivision will result in two additional homes … on top of the one that’s there now. One of the new homes will be added to Beechwood Drive … and there’s one down on Fairview Drive.”

Carnrick further explained that both homes will be similar in size to the one that has already been built, which is about 2,600 square feet. While both Beechwood Drive homes will have their own driveway, they would have a shared entrance via easement. Carnrick said this was “done intentionally.” Carnrick said due to the steep grade in the driveway area, the driveway has to “swerve around.” The shared entrance, however, also allowed both properties to be centered and away from abutting property owners with less tree removal.

“Prior to any development, there was a grading permit approved to resolve a drainage issue. It appears as though when the subdivision was originally approved for the neighborhood back in the ‘50s, the water from the neighborhood was discharged onto the property and there was no drainage in place,” Carnrick told the commission. He then explained that he has worked with the highway department to create drainage for the site and that it provides “adequate capacity.”

Carnrick also explained that he needs to produce a HyrdoCAD report and has agreed to provide that for the town. He shared that he also has searched DEEP’s natural diversity database to ensure there are no endangered, threatened, or special concern species within the subdivision area. Carnrick told the commission that there are no other wells within 75 feet of the proposed wells for the subdivision and there are no homes “downgradient of this subdivision that would be impacted by any development.”

Encroachment from 2 Fleetwood Drive and 77 Farview Drive has been settled between Carnrick and each property owner. He granted them both easements and conveyed small pieces of his property to them to solve the issues. Carnrick said he is opting to do a fee in lieu of open space for two reasons: the conveying of the property to the encroachers and that there are no “continuous parcels that the town can connect to.”

Commissioners Speak

Alternate Commissioner Don Mitchell wanted to clarify that there was no open space on the subdivision. Carnrick said yes because there would be less than an acre of open space.

Commissioner Roy Meadows agreed, saying that open space on the property “wouldn’t make sense there.”

Alternate Commissioner Charlie Gardner asked if there was an existing house on the property. Carnrick said yes, there is already an existing house on the property.

Commissioner Connie Widmann asked for more clarification on access for these subdivisions, so Carnrick showed her on the map.

Widmann then thanked Carnrick for his presentation and invited the public to speak.

Public Comment

Patricia Lowell spoke first. She is a neighbor to the proposed subdivision. She told the commission that Carnrick approached her and her husband in November of 2025 to give them “an idea of when the tree cutting would start.” She said, “The forest of trees, which had literally been [their] backyard for 35 years, was cut down all the way back to Fleetwood Drive.”

Lowell shared that she was also concerned for wildlife living in the area, as well as her loss of privacy, windbreak, noise barrier, and shade. She said that the construction equipment has been very loud.

“[Carnrick] generally has been very good about warning me of upcoming noisy events,” Lowell told the commission. She shared what kinds of noises she heard, like dump truck tailgates and generators, saying that she “hear[s] all of it.”

“My plea to you moving forward is this,” Lowell addressed the commission. “If you are faced with a similar construction plan as 9 Beechwood in the future, please also take into consideration and be cognizant of the established neighborhood, the number of homes and homeowners, and how their families would be negatively impacted by a similar development.”

Thomas O’Rourke shared his concerns about the wells in the area. “I just wanted to get on record more so than anything that the claims for wells is very real.” He shared that himself and many others in the area have had well issues. He said that the aquifer in the area recharges at a very slow rate.

Carnrick Responds

Carnrick said that he “honestly [does] feel bad” for Lowell. He said he has tried his best and has planted trees, has given her land, and offered to run an extension cord from her house, with reimbursing the cost, to cut down on the generator use. Lowell did not go for that option.

“I’ve done everything I possibly could to try to make the situation,” Carnrick trailed off. “And I don’t expect her to be happy. My goal was never to make her happy. The only thing I can say is the house that’s already built is the most impactful.”

Carnrick also touched on the wells, saying he has built three homes in the area and has not had issues with water for any of them. He also mentioned the report he has submitted that says there will be "no impact” to others in the area.

Carnrick’s application was not yet complete at the time of his first hearing, so it was continued to July 16, 7 pm, at Newtown Municipal Center’s Council Chambers.

57 Church Hill Road Text Amendments

Applications 26.12 and 26.14 by 57 Church Hill Road, LLC are for two text amendments to allow medical office buildings and restaurants in the M-5 district. Representing the applicant was Olson again.

Olson explained where the property is and that the owner, 57 Church Hill Road, LLC, is currently renovating and constructing those properties. He said, “I hope you’ve seen the process, the progress, and are pleased with the results.” Olson added that the front building is moving along and most of the site work is “now complete.”

After explaining the history of the properties, 57 and 57A Church Hill Road, going through P&Z, Olson said that he is looking “for a little more flexibility in bringing these applications in our tenant selection.” Olson said most of the M-5 district is within Commerce Park and a few scattered “pockets” of M-5 districts. He explained that tweaking the M-5 zone would not have a “significant impact on the rest of the town because there’s just not that much M5.”

He said his biggest question is whether it would impact Commerce Park in a negative way. Olson said an orthopedic practice is interested in the rear building. He said that all other M districts allow office buildings and laboratories, and he thinks an orthopedic office offering MRIs is “fundamentally similar.” He compared it to a lawyer’s office, noting that it might have “more traffic in and out on a regular basis.”

Olson paused his presentation there to allow for questions and comments from the commission before shifting gears into restaurant uses. Commissioner Barbara Manville said that “parking’s always an issue,” noting that The Gym is open and is “busy all day.” She asked where the office might be.

Olson said he was not sure exactly which unit the office would go in, but assured the commission there is “ample parking on the site.” He explained that when it was designed, it was created with restaurant uses in mind.

Manville then questioned Reverie Brewing Company’s parking arrangements. Olson said the brewery is on a different parcel. Rob Sibley, director of Planning & Land Use, jumped in and said there is an agreement with Reverie Brewing Company and Newtown Hardware for overflow parking. Olson added that there was space for parking, but Reverie decided it would be better used for seating to serve customers.

“We’ve entered into a lease with Reverie that allows those spaces to be used to serve Reverie,” Olson said. Manville understood. Olson said that they purposefully “overbuilt” to accommodate different uses.

Sibley told the commission that medical offices and regular offices require the same amount of parking.

Olson then moved to discuss restaurant use. He wants to include restaurants and cafes with outdoor service, excluding drive-throughs. Olson explained the difference between liquor permits for cafes and restaurants, which are different.

Olson said there are two potential tenants, a “grab and go” deli business and a more “traditional” lunch and dinner restaurant. Olson explained “brewpubs” are allowed within all of the M districts, too, meaning beer is brewed on site and food can be served alongside it. He believes it is not too different from a traditional restaurant.

“We think it’s appropriate in the town. Now, the question I said to you earlier is how would this affect Commerce Park? I, personally, don’t think you’re going to end up with any restaurants going into Commerce Park because they’ve got no frontage on a road that people drive on,” Olson said.

He said a deli may work as people go to work there every day. Olson also pointed out that the other M-5 zones along South Main Street may also put in a restaurant due to the frontage.

Sibley told the commission that this file is not yet complete and he is waiting for the Council of Governments (COGs) to weigh in on this. Sibley said, “They have indicated they want their full 30 days to respond.”

The application was continued to the July 2 meeting at 7 pm in Newtown Municipal Center’s Council Chambers.

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Reporter Sam Cross can be reached at sam@thebee.com.