New Britain Zoning Subcommittee and Planning, Zoning and Housing Committee Meeting - April 8, 2025

This combined meeting of the Zoning Subcommittee and the Committee on Planning, Zoning and Housing took place on April 8, 2025, in Council Chambers at New Britain City Hall. The Zoning Subcommittee convened at 6:30 PM and adjourned at 7:13 PM; the Committee on Planning, Zoning and Housing convened at 7:24 PM and adjourned at 8:34 PM. Twelve council members were present for the Zoning Subcommittee roll call, and seven were present for the Planning, Zoning and Housing Committee. All agenda items were referred to the full Common Council with recommendations.

Consent Calendar

• None. All items received individual motions and votes.

Public Comments & Testimony

• No members of the public spoke during either public hearing. The chair asked three times for speakers and received none; remote callers were also absent.

Discussion Items

• Item 36728 – BBC Auto Repair LLC Certificate of Location Approval (66 St. Clair Avenue): The City Plan Commission recommended approval, noting the site has contained industrial uses since at least 1973, the use was already approved by the ZBA, and the site plan meets supplemental requirements. The applicant improved the site with landscaping and conforming parking. A motion to refer to the full council with a favorable recommendation passed unanimously.
• Item 36737 – Zoning Amendment for Adult-Use Cannabis Retailers: This proposal shifts permitted operating hours from 7 AM–7 PM to 9 AM–9 PM and removes the special sign restriction (previously one sign, max 12 sq. ft.) in favor of standard retail sign regulations (two signs based on building facade). City Planner Jeff Cormier explained that neighboring municipalities (e.g., Newington, Middletown, Bristol) commonly operate 9 AM–9 PM, and the current sign limitation hinders visibility for existing New Britain cannabis retailers. The City Plan Commission recommended approval. The subcommittee referred the item to the full council with a neutral recommendation.
• Item 36738 – Clarify Single Driveway in Lower Density Residential Districts: The amendment adds the word “single” to clarify that only one driveway is permitted in S1, S2, and S3 single-family districts, and excludes T and T6 districts (which allow up to three families and sometimes have non-conforming multiple driveways). The City Plan Commission recommended approval. The subcommittee referred the item to the full council with a neutral recommendation.
• Item 36739 – Screening Between Business and Residential Properties in B-1R and CBD-R Districts: This amendment requires new “solely business” uses abutting “solely residential” uses in the B-1R (only two blocks in the city: one block of East Street and two–three blocks of Oak Street) and CBD-R districts to install screening (e.g., fence or plantings). Existing businesses and mixed-use buildings are exempt. City Planning staff stated the change addresses potential visual and noise impacts as these zones allow single-use next to single-use for the first time. Discussion included concerns about trash and safety, but many councilors supported the protection for residential neighbors. The City Plan Commission recommended approval. The subcommittee referred the item to the full council with a neutral recommendation.
• Item 36733 – Public Bid No. 4199 On-Call Repairs for City Buildings: This item proposes an on-call list for electrical, HVAC, plumbing, building envelope, masonry, and interior repairs with a project cost cap. After extensive debate, Alderman McNamara moved an amendment to reduce the cap from $50,000 to $37,500 and change the contract period to end June 30, 2026 (instead of two years with renewal options). The amendment passed unanimously. The committee then voted to refer the amended resolution to the full council with a neutral recommendation. Director of Facilities John Delgadillo testified that a lower cap will increase costs, delay projects, and exclude local small businesses; he emphasized that every project would still come back to the council for approval. Councilors supporting the amendment cited fiscal oversight and transparency.
• Item 36735 – Amendments to Civil Service Commission Rules (Lateral Transfers for Dispatchers): Ms. Gard (Human Resources) presented the change to allow lateral transfers for telecommunicators, similar to police and fire. Currently, the dispatch center is budgeted for 21 but has only 17 staff; entry-level hiring can take 4–6 months plus background checks, while lateral transfers can be trained in 6–8 weeks. The measure has union concurrence. Citing high turnover and stress, councilors asked about pay ($51,000–$52,000 starting, rising to $57,000 after one year), stress management (EAP, debriefs, gym), and local hiring efforts. The committee referred the item to the full council with a neutral recommendation.
• Item 36749 – Amend Chapter 19 (Demolition Delay of Historic Properties): This item updates the list of historic properties subject to demolition delay from a 1996 inventory to a 2025 modernized list. Jack Benjamin noted the amendment is minimal (replacing two references). The list includes hundreds of properties, including historically significant churches. In response to a question about St. Peter’s Church, staff clarified the demolition delay allows public input but the Historic Commission can waive it if a structural report shows imminent danger. The committee referred the item to the full council with a neutral recommendation.

Key Outcomes

• Item 36728 (BBC Auto Repair): Motion to refer to full council with favorable recommendation passed unanimously.
• Item 36737 (Cannabis hours/signs): Motion to refer to full council with neutral recommendation passed unanimously.
• Item 36738 (Single driveway clarification): Motion to refer to full council with neutral recommendation passed unanimously.
• Item 36739 (Screening requirement): Motion to refer to full council with neutral recommendation passed unanimously.
• Item 36733 (On-call repairs bid): Amendment to lower cap to $37,500 and end date June 30, 2026 passed unanimously. Then motion to refer amended resolution to full council with neutral recommendation passed on a party-line vote (one-vote advantage, with some councilors noting opposition but voting yes to avoid further delay). The referral is to the second meeting in April per council rules.
• Item 36735 (Civil Service rules): Motion to refer to full council with neutral recommendation passed unanimously.
• Item 36749 (Historic properties demolition delay): Motion to refer to full council with neutral recommendation passed unanimously.

All items will be considered by the full Common Council at a future meeting. The Zoning Subcommittee adjourned at 7:13 PM and the Committee on Planning, Zoning and Housing adjourned at 8:34 PM.