Planners deny conditional use for used‑car sales at Titus and Verity; lot size and prior violations cited

The Middletown Planning Commission voted to deny a conditional use application to operate an automotive sales and leasing business at 1601 Titus Avenue, a roughly 0.11‑acre parcel at the Titus and North Verity Parkway intersection.

Staff told the commission the property sits in the B‑3 general business district where automotive sales are a conditional use. The property previously applied for the same use in 2021 and was denied; staff also noted a February 2025 zoning violation for selling vehicles on the site without prior zoning permission. The violation was closed after compliance was achieved in April.

In its report staff recommended strict screening for any outdoor display or storage, requiring all vehicle repair be conducted indoors, submission of a dealer’s license and signage plans, and limits on loudspeaker hours. Commissioners raised practical objections: the lot is approximately 0.1 acre, significantly smaller than typical dealer lots, and the corner is a high‑conflict traffic area where test drives, delivery vehicles and customer parking could exacerbate safety concerns.

After hearing no supporters at the public hearing and no new information from the applicant, the commission voted to deny the conditional use. Commissioners said the parcel and intersection did not appear appropriate for full‑scale automotive sales and that prior history of a similar application and the recent violation weighed against approval.

The denial is advisory to City Council, which will receive the commission record if the applicant appeals or re‑applies with a revised site plan.