Zoning Subcommittee Special Meeting - April 14, 2026

The Zoning Subcommittee held a special meeting on April 14, 2026 at 6:34 PM to conduct a public hearing on two motor vehicle license applications and receive a training presentation from the Planning and Development Department on zoning processes and upcoming state-mandated changes.

Public Hearing

• Item 37042 – Mark Ulan (Z2 Motorsports LLC): Applicant seeks a certificate of location approval for a motor vehicle dealer and repairer license at 724 Allen Street. Mark Ulan described his business as a specialty shop restoring and customizing muscle cars and classic cars, formerly located behind the car wash on East Street. He moved to the former Papa's Dodge site after working with Dominic Papa to assume environmental transfer act risk. He expressed that the new, larger space is ideal and that he is happy to stay in New Britain, noting the growing automotive scene in the city (including Swag and The Paddock). He requested permission to use the site for its long‑standing automotive use.

• Item 37118 – Pamaran Rembir (New Britain Muffler, LLC): Applicant seeks a certificate of location approval for a motor vehicle repair license at 46 Washington Street. Attorney Donald Chev Chek explained that Roy Rambier, owner of Minicim Uffler, has operated the shop for 16–17 years. Two years ago, he dissolved a partnership and inadvertently the repairs license remained solely in his former partner’s name. The application is a formality to obtain a new repair license in his own name; the business, bays, and employees remain unchanged. Jim Strickland has confirmed the site is properly zoned.

• No other speakers signed up. No callers joined. The public hearing was closed at 6:40 PM.

Subcommittee Action on Applications

• Item 37042: Justin Dorsey read the City Plan Commission recommendation: the site has historically been used for automotive sales and repair, the application supports expansion of an existing business at a smaller scale than previous operations, and the Commission recommends approval. Alderman Centano asked Mark Ulan about his business background. The subcommittee voted to refer the item to the full council with a neutral recommendation. (Motion by Alderman Santiago, seconded by Alderwoman Barboza Holly; all in favor, none opposed).
• Item 37118: Justin Dorsey read the City Plan Commission recommendation: the proposal is a change of ownership to an existing non‑conforming automotive repair garage that has been occupied by auto repair since at least 1967; the Commission recommends approval. Alderwoman of Delarnia asked what else might prevent the license from being issued; Justin Dorsey clarified that council approval is the final step. The subcommittee voted to refer the item to the full council with a neutral recommendation. (Motion by Alderman Santiago, seconded by Alderwoman Barboza Holly; all in favor, none opposed).

Planning & Development – Zoning Orientation Presentation

• Justin Dorsey, Director of Planning and Development, and City Planner Jeff Cormier provided an orientation on the city’s zoning processes for both returning and new council members. Topics included:
  • Overview of the Department of Planning and Development and the commissions it staffs (City Plan Commission, Zoning Board of Appeals, Historic Preservation Commission, Conservation Commission, and Commission on Community and Neighborhood Development).
  • The Plan of Conservation and Development (POCD) – a 10‑year land use blueprint adopted in 2021, required for state grant eligibility.
  • Zoning is the implementation tool for the POCD; zoning districts (S, A, B, I, TOD, B3) and the zoning map.
  • Duties of the Common Council as the Zoning Commission, including zoning text amendments, map amendments, and automotive site location approvals.
  • Types of zoning petitions: text amendments, boundary/map changes (e.g., elimination of split zones or spot zones), and master plan zones (e.g., Special Residential Design District, Adaptive Reuse).
  • The comprehensive revision to zoning ordinances last occurred in 1966; many updates are needed to modernize standards and comply with new state laws.
• New State Requirements (Public Act 25-1 / House Bill 805):
  • Effective July 1, 2026, zoning ordinances must allow “transit community middle housing” (2–9 residential units) by right in any commercial or mixed‑use zone, under a new “summary review” process with no public hearing.
  • For residential developments of 16 units or fewer, parking requirements cannot be used to deny the project; the city may designate up to two conservation and traffic mitigation districts (max 0.5 square miles each) where parking can still be required.
  • A Housing Growth Plan must be prepared every five years, with the first due by June 1, 2028. The plan components will address affordable housing, infrastructure improvements, and rehabilitation of existing affordable housing. No specific funding is allocated for this plan; the city will need to budget for consultant costs (estimated $25,000–30,000) in the fiscal year 2027 budget.
  • The city may qualify as a “transit‑oriented community” (due to existing TOD districts near Fastrak stations) and could become eligible for future funding opportunities, including school project reimbursement.
• Training Requirement: All land use commissioners must complete four hours of training (webinars/seminars); the department has a checklist of available resources.
• Presentation concluded with acknowledgment that implementing these changes will occur piecemeal over time.

Other Business

• Alderwoman of Delarnia noted that item three on the agenda was removed because the application portion was not completed; it will remain unfinished business.
• The chair reminded the public that final approvals will be considered at the next regular council meeting.
• Alderman Santiago clarified that the April 21 public hearing for NAA (a state‑required formality) will be held at 7:00 PM on Tuesday, April 21 (correcting a previous typo that listed Wednesday). The CDBG hearing will follow at 7:10 PM.

Key Outcomes

• Both motor vehicle license applications (Items 37042 and 37118) were referred to the full council with neutral recommendations.
• The Planning and Development orientation was completed; council members received an overview of upcoming zoning changes required by state law.
• The meeting adjourned at 7:08 PM.