Planning & Zoning approves special exception to convert two Main Street landmarks into boutique hotel and bistro

The Middletown Planning & Zoning Commission on July 10 approved a special exception (SE2024‑7) to adaptively reuse two historic Main Street buildings — the Mather Douglas House at 11 South Main and the Danforth Pewter Shop at 15 South Main — into a boutique hotel and a small bistro, subject to recorded preservation restrictions.

Attorney Rich Carella, representing Brill Hospitality Group, told the commission the 11 South Main building would be converted to guest rooms with a new elevator and limited interior changes while maintaining prominent historic features. Developer Peter Brill said the plan responds to local lodging needs and described the concept as small‑scale, community‑oriented lodging near Wesleyan University. Carella and Brill described the combined proposal as an adaptive reuse that preserves facades and other character‑defining elements.

The applicant described 18 guest rooms in the primary 11 South Main unit and two bridal‑suite style rooms in the rehabilitated 15 South Main structure; the motion approved by the commission sought a special exception for a 20‑unit hotel and restaurant as the requested entitle­ment. The applicant also said it will record a declaration and grant of preservation restrictions for 11 South Main and maintain existing recorded restrictions on the pewter shop parcel in volume 10 37, pages 724–743 of the land records, as a condition of approval.

Design Review Board feedback was part of the discussion: Carella said the board approved the concept with conditions but did not approve proposed dormers, and the applicant agreed to revise those elements and return with refined renderings. The commission heard staff and the applicant explain that the pewter shop is effectively a shell with no utilities and will require significant interior rebuilding to allow public use and food service.

Public comment generally favored the proposal. Jennifer Alexander of 110 Washington Street said it would add variety to downtown lodging and likely help during events; Catherine Johnson urged careful stewardship of the pewter shop but welcomed private investment; Kristen Grama said she supported the project but asked for clearer bistro site plans, explanations about the fencing near an adjacent senior housing facility, and assurance about parking arrangements. The applicant said the proposed bistro footprint is about 600 square feet, that an outside vendor would operate the bistro under a lease, and that fence adjustments are intended to clarify access and pedestrian safety.

Commissioners praised the preservation focus while noting practical constraints. Several members emphasized parking: the site has 26 on‑site spaces but, when combined with the bistro, the technical parking calculation would call for about 40 spaces; the applicant said ample off‑street and on‑street parking exists nearby and that negotiations with other lot owners for supplemental spaces remain an option. Commissioners also discussed electric‑vehicle charging requirements; staff said the city parking code’s EV‑charging thresholds apply to ‘new developments’ with 25 or more spaces and that this change‑of‑use project does not trigger the new‑development standard under Section 18.

Vice Chair Sebastian Giuliano moved to approve the special exception with conditions including drafting and recording preservation covenants for 11 South Main and preserving the existing recorded restrictions on the pewter shop; the motion was seconded and passed unanimously.

The commission’s approval requires the applicant to return with final design review materials and to record the preservation instruments on the land records before final permits are issued. The commission closed the public hearing before the vote.