Zoning matters headed to New Britain Borough Council public hearings Wednesday night

 New Britain Borough Council is scheduled to hold multiple public hearings Wednesday night on proposed zoning map and zoning ordinance amendments, several of which directly affect properties along Butler Avenue and the borough’s Mixed-Use Overlay (MUO) District.

Proposed zoning map changes

Council will consider amending the borough’s zoning map for two specific parcels:

• Tax parcel 25-007-051, located on North Shady Retreat Road behind 471 East Butler Avenue, across from Butler Square Apartments, would be placed into the MUO Mixed-Use Overlay District. The designation would allow for a combination of residential and commercial uses under the borough’s mixed-use standards. The property is 4 acres, per county land records.
• Tax parcel 25-001-005, aka Lenape Valley Presbyterian Church, located at 321 West Butler Avenue, would be rezoned from R-1 Residential to C-2 Commercial, expanding the range of permitted commercial uses on the site.

Both map changes require public hearings before council can vote on adoption.

The proposed parcel in question is on North Shady Retreat Road in New Britain Borough (Credit: Google Maps)

The 471 East Butler Ave. proposal closely mirrors the concept presented to council in December, when developers outlined a plan for a mixed-use building with ground-floor commercial space, residential units above, and a parking garage at 471 East Butler Avenue.

Borough officials at that time described the project as being in an early, preliminary phase, with further review expected by the Planning Commission.

A separate zoning map amendment would rezone tax-exempt 321 West Butler Avenue from residential to commercial, further signaling council’s broader push to strengthen Butler Avenue as a mixed-use and commercial corridor.  

Public hearings on all zoning items are scheduled before council consideration, giving residents an opportunity to comment on both the proposed map changes and the revised Mixed-Use Overlay standards.

Changes to Mixed-Use Overlay rules

Council will also hold a public hearing on an ordinance amending the zoning ordinance provisions regulating the MUO District. The ordinance, included in the packet, reflects a broader effort to refine the borough’s mixed-use framework along Butler Avenue.

Key themes of the MUO ordinance updates include:

• Encouraging redevelopment and revitalization along Butler Avenue
• Promoting walkable, mixed-use development with ground-floor commercial space
• Allowing increased building height in exchange for public benefits such as public open space, affordable housing components, or green building features
• Updated design standards focused on streetscape, setbacks, buffers, and pedestrian access

The ordinance also outlines specific dimensional standards, permitted uses, and incentives tied to height bonuses, including requirements for public outdoor space and non-residential ground-floor uses.

Additional zoning-related hearings

Beyond the MUO-focused items, council will also consider:

• An ordinance updating public notice requirements for zoning hearing board hearings and zoning map amendments
• An ordinance amending regulations for the borough’s Light Industrial Zoning District

Each of these items is scheduled for a public hearing prior to council consideration.