Longtime Norwalk Restaurant Closes Amid Shopping Center Access Disputes

NORWALK, Conn. — Earlier this month, Ponza Italian Kitchen, a family-run restaurant in Norwalk’s Connecticut Avenue retail corridor, announced it would be closing temporarily due to an access issue at its long-time location. The Sandolo family shared the news in a lengthy Facebook post that has since drawn hundreds of likes and comments from customers and supporters.

The emotional message, authored by owner Veronica Sandolo, describes Ponza as “more than just a restaurant,” recalling the three generations that worked in its kitchen since her father, Raffaele Sandolo, started the business in the 1970s. 

While specifics of the access issue are unclear, supporters speculate that a longstanding access arrangement with the neighboring shopping center has fallen apart. Some commenters allege that the shopping-center owner now wants to charge the restaurant for using the driveways it has relied on for decades.

Norwalk land records show that Ponza’s building sits on a stand-alone parcel, separate from the rest of the shopping center that surrounds it. The restaurant’s property is enveloped on all sides by parking lanes and internal driveways belonging to the larger retail complex at 680 Connecticut Avenue, known as The Hub at Norwalk. For customers to access Ponza, they must technically drive through entrances owned by the adjacent parcels.

Land records paint a picture of the likely business arrangements between the two parcel owners. Local developer Christopher Road Associates bought the larger parcel at 680 Connecticut Avenue in 1981 and developed the retail complex. When Raffaele Sandolo bought the adjacent parcel at 690 Connecticut Avenue in 1999, the two likely shared an informal handshake agreement that allowed Sandolo’s customers to use the driveways owned by the neighboring property. Norwalk land records show no record of any access or parking easement that would have formalized the restaurant’s right to use those driveways.

Equity One – which merged with the Florida-based real estate investment trust Regency Centers in 2017 – bought the shopping center in 2016, and developed The Hub at Norwalk. Key retailers now include Target and HomeGoods, with the full complex attracting 900,000 visits a year.

While the leasing contact for The Hub at Norwalk could not be reached for comment, REITs have a history of auditing access rights and formalizing previously informal arrangements when properties change hands. REITs often institute reciprocal parking easements that grant cross-parcel access to local businesses for a fee. Possibly anticipating litigation or challenges to the longstanding arrangement, Sandolo transferred ownership of the parcel to 690CTAVE LLC for $0 in 2024, a move commonly used to isolate a property in a separate entity before entering negotiations or potential legal disputes.

On Facebook, residents speculate that Regency is trying to end the decades-long handshake agreement between the two parcels by charging a fee to use the shared entrance driveways. One online commenter described the situation as “extortion.”

Some community members are asking the city to get involved.

When asked, the city responded: “The City of Norwalk is not a party to the property rights issues between Ponza Italian Kitchen at 690 Connecticut Ave and the adjoining shopping center at 680 Connecticut Ave, where the new Target is located.  This is a civil matter between the owners of the two businesses, and it would not be appropriate for the city to be involved. “

Some commenters connected Ponza’s situation to broader concerns about small businesses operating near large retail developments, while others focused on memories of dining at the family-run restaurant.

Sandolo emphasized gratitude in her announcement. “Our family and staff are forever grateful,” she wrote, “and we can’t wait to see what our future holds.”

The restaurant says it will post updates on Facebook and Instagram as it works toward a solution.

Editor’s note: The reporter attempted to reach multiple sources for this story, including the leasing contact for The Hub at Norwalk, Norwalk’s Planning & Zoning Department, and several community members who commented publicly on the issue. Despite repeated attempts, none responded to requests for comment. The information in this article is based on publicly available records and statements.

Editor’s note: The city responded after the publication of this article; we have updated it with their response.

Editor’s note: This story has been updated to remove a paragraph referencing other recent business closures. That section was intended only as general context, but some readers found it unclear and it was being interpreted in ways not supported by the reporting. The article now reflects only the confirmed information about Ponza’s access issue.