New Britain Zoning Subcommittee and Planning Committee Meeting - November 12, 2024

The Common Council Zoning Subcommittee and the Committee on Planning, Zoning and Housing held a joint public hearing and regular meeting on November 12, 2024 at 6:30 PM in Council Chambers, City Hall, 27 West Main Street, New Britain, Connecticut. The meeting was called to order at 6:37 PM and adjourned after the Committee meeting at approximately 8:45 PM. The Zoning Subcommittee considered seven zoning text amendments (Items 36626-36632) and subsequently removed and acted on several tabled items. The Committee on Planning, Zoning and Housing then addressed four resolutions (Items 36624, 36598, 36643, 36644). All votes were voice votes unless noted.

Public Comments & Testimony

• No members of the public spoke during the public hearing for the zoning text amendments. The public hearing closed at 6:42 PM.
• For the Committee meeting, no one appeared for public participation.

Discussion Items

Zoning Subcommittee: Text Amendments (Items 36626-36632)

• Item 36626 — Accessory Structure Setback Regulations: City Planner Jeff Cormier presented the proposal to clarify that the 3-foot setback for accessory structures applies only within the required rear yard. An amendment was offered by Alderman Connors to strike a stray impervious coverage line from the table, which passed. The item was then approved with a neutral recommendation.
• Item 36627 — Removal of Conflicting/Unused Provisions: This cleanup removed obsolete provisions (caretaker dwelling units, SRD height requirement, etc.). Approved with neutral recommendation.
• Item 36628 — Screening of Dumpsters and Mechanicals: The proposal required screening for dumpsters and mechanical equipment. An amendment by Alderman Santiago specified that mechanical equipment subject to a mechanical permit must be screened. Approved as amended.
• Item 36629 — Fence Height Requirements: Simplified the fence height table and added 50% opacity in front yards. An amendment by the Zoning Enforcement Officer clarified that on corner lots, the side yard along a street also requires 50% opacity. Approved as amended.
• Item 36630 — Maximum Impervious Coverage: A new standard for all districts. Alderman Santiago expressed concern that 100% impervious coverage in industrial (I2) districts would exacerbate runoff onto residential areas, calling for a lower cap. Alderman Connors moved to reduce the I2 maximum from 100% to 90%, which was seconded and passed. The item was approved as amended with neutral recommendation. City Planner noted that additional cleanup would follow to align lot coverage requirements.
• Item 36631 — Parking Lot Landscaping Thresholds: Lowered triggers from 50 new spaces to 25, and from 100 modified spaces to 50. Also added a 5-foot landscape buffer requirement for all new lots. Approved.
• Item 36632 — Definition and Separation of Smoke Shops: Created a definition and a 3,000-foot buffer between smoke shops. Alderman Santiago questioned the clarity of “paraphernalia” as it could apply to both tobacco and marijuana. City Planner replied that the intent is to cover all smokable products except licensed cannabis sales. Approved with neutral recommendation.

Tabled Items (from Zoning Subcommittee)

• Item 36551 — Short-Term Rentals: Alderman Santiago moved to amend the definition from 30 consecutive days to 27 days to avoid overlap with month-to-month rentals. Amendment passed. Item then approved with neutral recommendation.
• Item 36552 — Signage Regulations: Relaxed ground clearance and allowed larger directional signs on campuses. Approved.
• Item 36553 — Site Plan Regulations: Expanded site plan requirements to all buildings, not just those with 6+ units. Approved.
• Item 36554 — Rezone Burritt Street Area: Changed from A1 to T and A2 to facilitate development. Approved.
• Item 36555 — Rezone John-Stanley-Park Area: Changed industrial to B1R to match existing residential and business uses. Approved.
• (Items 36556 and 36557 were also on the agenda but not discussed in the transcript; they were presumably included in the tabled items list but not acted upon.)

Committee on Planning, Zoning and Housing

• Item 36624 — Conveyance from CT DOT for Black Rock Avenue Right-of-Way: Six parcels to support the B-line trail. Approved with neutral recommendation.
• Item 36598 — On-Call Repairs for City and CSDNB Buildings: Proposed contract for electrical, HVAC, plumbing, etc., up to $100,000 per project without competitive bidding for under-$100,000 jobs. Extensive discussion: John Dogan (Director of Public Works) explained that the $100,000 threshold is needed for emergency repairs (e.g., elevator motor, boilers) and that all projects would still require council approval via resolution. Alderman McNamara expressed concern about bypassing bidding procedures and offered an amendment to adhere to the existing $7,500 bidding threshold. After debate, Alderman McNamara withdrew his amendment and moved to table the item for further consideration of a tiered procurement ordinance. The motion to table passed on a party-line vote (7–1).
• Item 36643 — Contract for Dual Space Parking Meters and Kiosks: John Dogan described the need to replace aging kiosks (installed 2013) and meters. Three vendors were selected via public bid (POM, Duncan, Flowbird). Approved with neutral recommendation.
• Item 36644 — Contract for Parking Management Systems and Pay-by-Cell Services: Related to the previous item, covering management software. Approved with neutral recommendation.

Key Outcomes

• All zoning text amendments (Items 36626-36632) were approved as amended with neutral recommendations to the full Common Council.
• Tabled items (36551, 36552, 36553, 36554, 36555) were removed from the table and approved with neutral recommendations; Item 36551 was amended to 27 days.
• Item 36624 (conveyance) and Items 36643/36644 (parking meters) were approved with neutral recommendations.
• Item 36598 (on-call repairs) was tabled on a party-line vote (7–1) to allow further review of procurement ordinance changes. The item remains in committee for future action.

The meeting adjourned following the approval of the last item.