During the three-plus hour long meeting on Thursday, October 16, Newtown’s Planning & Zoning Commission heard five applications. This article covers the last two applications from that meeting.

The first of the two applications heard was for 116 South Main Street, or Tractor Supply Co, to request extra outdoor display and storage on the property. Representing the client was John Toll.

Toll said, “Tractor Supply is looking to add some additional display and storage space around the property … They’re looking at really the back left of the building and the rear of the building behind the fenced-in area where they want to drop some pallets for wood pellets and soil and that sorta thing.”

Toll continued to explain that Tractor Supply would take ten parking spaces from the back left, which leaves 72 parking spaces, keeping the property well within the average parking spaces needed for the business. He added that all items kept in these new storage areas would be moveable, so they “won’t necessarily be there year-round.”

Following Toll’s presentation, David Rosen, chair of P&Z, asked commission members if they had any questions. Barbara Manville asked if the applicant would “consider adding more buffering plants” because the plants now are not “really a very good buffer, in [her] opinion.”

Toll answered, “I think we can do that.”

Sibley offered a point of clarification on the plans, as they detailed a “transit box” that is “not allowed by our regulations.” Sibley added that the applicant knows this and it will be removed.

Rosen then invited members of the public up for comment.

Public Comment On Tractor Supply And A Vote

Leslie Walsh was the first to speak. She wanted to know if any additional lighting would be included in this application.

Lena Sampaio spoke next. Her property borders Tractor Supply’s, and she said that there is a lot of trash that comes over the fence onto her property. She also mentioned that trucks are idling in the parking lot “all night long.” She said that she has talked to Tractor Supply about it, and wanted more clarification.

Dylan Mehri was the last to speak. He expressed a distaste for Tractor Supply, claiming they “[engage] in racial bias and discrimination … as documented in their own policies.” Other members of the public whispered about Mehri’s comments, but Rosen resumed the meeting uninterrupted. Toll then had an opportunity to respond.

Toll said there are no changes to lighting or generator plans for this property. He said he will “note” the complaints about trucks idling and trash and bring them back to Tractor Supply.

Rosen said, “Before we close the public hearing, I mean, I’ve made this comment before to businesses but also to residents — you gotta be good, considerate neighbors. And that just goes without saying. These things do happen … we just have to be considerate.”

He added that while he “appreciate[s] the comments about the nature of the company, that can’t be something that affects any decision that we have on something like this.” After these brief comments, a motion was made to close the public hearing, which was passed unanimously.

Manville then reread the application and language for passing this application. The application was approved in a four-to-one vote, with Manville voting against and Rosen, Connie Widmann, Roy Meadows, and Greg Rich all in favor. A recommendation for adding more buffer plants was put in as a condition of approval.

Following the vote, the next application was discussed.

Soccer Fields At 90 Mt Pleasant Road

The last application heard on October 16 was application 25.25 by Civil 1. This application is for two athletic fields, and a clubhouse building that includes locker rooms and concessions, as well as parking. The location proposed is for 90 Mt Pleasant Road.

Chris Pawlowski introduced himself as an engineer from Civil 1 and made note that he had a petition with over 60 Newtown residents’ signatures that expressed support for these soccer fields. He then introduced Peter D’Amico, who is the property majority owner, to the commission.

D’Amico owns a premier soccer club called AC Connecticut. He explained that he has tried to play in Newtown, but there is not enough field space to host his club. He added that he has tried to develop and/or sell the property at 90 Mt Pleasant Road several times, but it has not worked out. D’Amico said bringing AC Connecticut to Newtown would be a “great benefit” to the community.

Pawlowski returned to the floor and went through some of the specs. He explained the property is 33.21 acres of wooded land. The proposal details two athletic fields, a 7,875 square foot clubhouse, and 149 parking spaces. The plan maintains a minimum 75-foot natural buffer on all sides, with most places having a 100-125-foot buffer. The clubhouse would operate on a septic system that would be approved by Newtown Health District.

“This current application, not including turf fields, features just over two acres of impervious area. Previous applications that were approved here were over 19 acres, those were for medical offices … so we’re almost ten times less in terms of impervious acre, even if you count the turf fields in that calculation, we’re still over five times less the amount of impervious coverage on the site,” Pawlowski said.

He explained he is not seeking any variances or any exceptions to Newtown zoning regulations. He then went over storm water management plans for the commission. Then, Pawlowski talked a little bit about finding a PFAS-free, or per- and polyfluoroalkyl substances/forever chemicals, turf. He explained that Inland Wetlands Commission did request this, and the plans would be revised for the next meeting, which was Thursday, November 6.

Pawlowski acknowledged issues with public water supply from Aquarion due to the historic flooding on August 18 last year, and said that if Aquarion cannot provide public water, he will explore the well option on site. He also mentioned that the clubhouse will not be a “sprinklered” building, as they are “not need[ed].”

Pawlowski’s original plans detailed four 40-foot tall light posts, but he discovered they are not allowed by current zoning regulations, so he edited them to be 24-feet tall, which will be reflected on the plans for the next meeting.

“Before the next meeting, you will find a revised lighting plan, but regardless, the light is going to be concentrated on the soccer fields, on the driveways, and the parking areas,” Pawlowski said. He added that the facility will not operate past 9 pm Mondays-Saturdays, and past 7 pm on Sundays.

Pawlowski then briefly discussed the traffic study that was done as part of this application. During weekday morning peak-hour traffic, Pawlowski said there will be three trips generated. During the weekday evening peak-hour traffic, Pawlowski expects 34 trips total. Saturday peak-hour traffic expects 75 vehicle trips, and Sunday 58 vehicle trips.

Pawlowski said within the last four years (up until August 2025), there have been 39 reported crashes within three-quarters of a mile of this proposal. Members in the crowd whispered amongst themselves briefly as this information directly contradicts information presented by Kermit Hua, the traffic engineer on the application at 128-130 Mt Pleasant Road and 188-190 Mt Pleasant Road. Hua reported zero crashes in the area for both of the previous applications, which were discussed at the same meeting.

Pawlowski also mentioned that “the majority of these crashes occurred at the intersection of Mt Pleasant Road and Hawleyville [Road],” and the application at 128-130 Mt Pleasant Road borders Hawleyville Road as well.

Phil Clark, founder of Claris Design Build, then went through the clubhouse renderings and specifics. It is a split-level design, with concessions and bathrooms on the top level, and storage and concessions on the bottom level as well.

Rosen thanked the applicant and reminded commissioners and the public that this application is likely to be continued, and to keep the questions and comments brief.

Commissioner Questions

Alternate Commissioner Don Mitchell asked about traffic and described a scenario of “two games at the same time, stands are full, games are over, and everybody is heading for the exit in 15 minutes.” He wanted to know if this will create problems for people trying to leave the fields.

D’Amico jumped in, saying that “if necessary,” the games can be staggered by 15 or 30 minutes to create traffic relief.

Rich wanted to confirm with Pawlowski that the plantings on site would be 100% native species. Pawlowski was honest and admitted that the current plans were not 100% native but he planned to revise that for the next meeting as well.

Rosen then invited the public to speak, but limited it to five speakers due to the late hour.

Public Comment On Soccer Fields

Patrick Napolitano spoke first. He strongly opposed this development, and believes that it will “disrupt the peace and quiet that we have worked so hard all our lives to establish.”

“I hope the principals, who have, in the past, been concerned about the Newtown citizens, will listen to and consider the damages the families living here may have to undergo … this kind of noise … from such a facility … can cause physical, emotional, and medical harm to the neighbors and in the adjoining neighborhood,” Napolitano said.

He continued his point, saying that “evidence [has] shown” that exposure to excessive noise “may” cause the body to “overreact.” He also said that potential impacts on children can include “increase psychological stress, raise blood pressure,” and result in “lower reading scores.” Napolitano said he does not think he will be able to open his windows, sit on his deck, and enjoy time with family. He then shared a story of having to call D’Amico when family was over to have dirt bikers stop their activities due to the excessive noise. Napolitano noted that D’Amico “promptly” stopped them.

Napolitano said he has a “right to live in relative peace and quiet,” and believes the location for these fields is “inappropriate.” He asked P&Z to consult with “Newtown medical department” regarding potential impacts from noise pollution.

Sherri Wright spoke next, and she expressed support for this application. She explained that AC Connecticut is a “premier club” with “top talent.” She believes that a facility is the “only thing we are really lacking in this sports world.”

Wright said that this application is in a prime location, would bring revenue to local businesses, does not burden schools or taxpayers, and encourages “healthy habits for our kids.” She added that this development would “[embody] the small-town community-oriented spirit that Newtown has.” Wright then read a letter from Melissa Ansman, who also supports the development.

Dave Ackert was the next to make public comment. While he thinks this application “could be a great thing for town,” he thinks pollution is “worthy” of the commission’s concern. He expressed concern for noise and light pollution, as well as pollution into ground water and Pond Brook. He noted his excitement for the switch to turf that does not include PFAS, but also encouraged commission members to research the fill material for turf.

Karen Martin expressed opposition for the application. She did some calculations and thinks the trip generations created by the traffic engineer are not accurate. She said there could be up to 120 people for both fields, which does not include friends and family members who may attend the game to support players. Martin believes “there is no way to estimate the number of attendees.”

The fifth and final commenter for the October 16 meeting was Kris Kenny. He expressed support for the development and said more people would have been there, but both Newtown High School soccer teams had games that night. He shared that the girls team won and “secured first place in the SWC.”

He said it was “amazing to see how far our high school soccer program has come,” and credited some of that success to the many players who compete in AC Connecticut. He said his daughter is an AC Connecticut player, and that he often has to travel “upwards of 30 minutes” for games. He believes bringing the AC program to Newtown would have many benefits for the entire community.

He ended his comments with, “Let’s continue to invest in our kids, our town, and our future by developing these soccer fields for our young athletes.”

Rosen first apologized to the people who did not get to speak at this meeting, but reminded them they would have another opportunity to comment on this application at the November 6 meeting. Rather than engage in discussion with the applicant, Rosen made a motion to continue the public hearing, which passed unanimously.

Borough Recommendation

The last item of business discussed at the October 16 meeting was from Newtown Borough Zoning Commission. The referral is for a draft of a resolution regarding professional uses permitted by special exception.

The draft reads, “The proposed amendment would add subsection (c) to allow residential units within a professional building to exceed 50% of the gross floor area, provided that (1) the residential area does not exceed 75% of the allowed gross floor area of each professional building, (2) units shall be a minimum of 800 square feet, and (3) two parking spaces shall be provided for each unit, with at least 25% of the allowed gross floor area reserved for professional uses.”

Rosen reminded the commission that the purpose of this referral is to determine whether the proposed amendment is consistent with the Town’s Plan of Conservation and Development (POCD), rather than granting formal approval.

Mitchell said that the Professional Zone is “meant to be a buffer commercial/residential zone,” but worries that the uses “keep getting expanded,” and are “getting close to extinguishing the Professional Zone.”

Rosen chimed in that there is a call for more residential units in the POCD, and believes this amendment could support that. He then asked for a motion to approve this amendment, and the motion passed unanimously.

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