1983/06/28 BERLIN PLANNING COMMISSION
MINUTES OF PUBLIC HEARING
SUBDIVISION OF LOT 1, BLOCK 19, PARK DRIVE (continued)
access to the radio towers, provides marginal maintenance, snow
plowing. Soil south of the bridge is clay, as relates to land tributary
to the reservoir. There are easements to the City of Meriden on this
land for a canal, pipes and general uses. There is a concern for
continued access to the property. Request that the rights be searched.
Mr. Marks then submitted a letter from Mr. Terry Sprenkel, Meriden City
Manager, dated June 14, 1983 with an attached memorandum to Mr. Sprenkel
from Mr. Thomas D. Armentano, Chief of Environmental Health, Meriden,
dated June 14, 1983. Mr. Sprenkel's letter outlined the concerns
expressed at the hearing by Mr. Marks. Mr. Armentano's memorandum
requested that detailed site analyses be made for the area tributary
to the reservoir by the applicant and the State Health Department, and
that copies of the site analyses and review comments be given to the
city of Meriden. Mr. Marks then spoke as a resident of 400 Park Drive,
Berlin, being opposed to concrete sidewalks and curbs in this rural
area, but had no objection to drainage improvements. Road widening
should consider effects of "necking down" at ends of project. The
60 foot highway right-of-way as laid out by the State Highway Department
should be maintained, but road widening was not necessary. There have
been accidents in the area. Mr. Norman Talbot, 703 Edgewood Road,
spoke, questioned if the City of Meriden has attempted to purchase
subject property, Mr. Marks answered, yes. Mr. Talbot questioned the
development of the rear of the Baumberger parcel. Attorney David
Koskoff of Plainville, representing Mary Baumberger, Estate, questioned
Mr. Marks regarding the rights owned by the City of Meriden-could the
City make a map of their rights-of-way? Mr. Marks replied that no map
exists, and that the land records should be searched. Mr. Rosso,
indicated that the legal questions would be referred to the Berlin
Corporation Counsel. Attorney Koskoff stated that the Estate will
work with the City of Meriden; he believes that the lots conform,
except Lot 13 with 200 feet of frontage; he will request Zoning Board
of Appeals for variance. Mr. Rosso stated that the Planning Commission
cannot act on nonconforming lots, and that Mr. Seelye would confer
with Mr. Hewitt. Mr. Marks, as resident, stated that the Metacomet
(Blue) Trail crosses the property and recommended referral to the
Park and Recreation Commission regarding rights of access. Mr. Marks
indicated that he and his wife own Lot 23 south of the Anderson lot,
which contains 17 acres more or less, and that access to his lot was
from Park Drive at the barway, through the Baumberger and Anderson
lots. Gwen Savio, 143 Park Drive, questioned the effect on the area
by the development of the Baumberger and Anderson lots, and if the
Zoning Regulations specified house size. Mr. Seelye answered yes to
the second question. Public hearing was adjourned at 8:09 p.m.
BERLIN PLANNING COMMISSION
MINUTES OF PUBLIC HEARING
RESUBDIVISION OF LOT 6, BLOCK 3, CLUB DRIVE
Public hearing for the resubdivision of Lot 6, Block 3, Club
Drive, Lucille Higgins, owner, was called to order at 7:30 p.m.,
June 14, 1983 by Mr. Rosso, Chairman. Mr. Seelye read the legal
notice of the hearing. Attorney Anthony DiFabio of 30 Bank Street,
New Britain, representing Mrs. Higgins described the proposal to
the commission, and requested approval. There were no other speakers
for or against, and no correspondence received. Public hearing was
adjourned at 7:33 p.m.
BERLIN PLANNING COMMISSION
1o The regular meeting of the Planning Commission was called to
order at 7:30 p.m., June 28, 1983. In attendance were: Mr. Rosso,
Chairman, Mr. Baccaro, Secretary, Mr. Pastuszak, Mrs. Wilcox, Mrs.
Woznis, and Morgan Seelye, Town Engineer.
2. Agenda Item 1. Mr. Valier Daigle was present, and offered a map
entitled: "Preliminary Plan Subdivision of West Lane Acres, 748
High Road, Berlin, Ct. Scale 1"=40', May 1983, Rev. 6-6-83" by A.J.
Curnow, L.S. The plan shows a 7 lot subdivision on the north side
of West Lane and the west side of High Road. The lots would be served
with water and sewer by the Kensington Fire District. Mr. Seelye had
reviewed the plan and discussed required changes with Mr. Daigle and
the Commission. The Commission was undecided at this time whether
sidewalks would be required. Motion by Mrs. Wilcox, seconded by
Mr. Baccaro, and voted to grant conceptual approval of the layout,
subject to a final decision on the sidewalk.
94
(continued meeting of June 28, 1983 BERLIN PLANNING COMMISSION)
3. Agenda Item 2. Mr. Allan Borghesi was present, and offered a
plan entitled: "Planting Schedule & Walk Layout, LISA-RICK Parcel,"
scale 1"=30', dated 3-17-83, revised to 6-28-83, by Borghesi Building
& Engineering, Inc. This plan has been revised to show the sidewalks
and other improvements on the Webster-Mill Plaza project required by
the Con~ission at the May 24th meeting. Mr. Seelye discussed the plan
with the Commission and recommended that the site plan be approved, with
the following conditions: That concrete sidewalks with handicapped
access be extended along the east side of the driveway to Mill Street
and along the north side of the north driveway to Webster Square Road;
that the walks on the four sides of Bldg. 3, and two sides of Bldg. 5
be six feet wide with concrete curbing; that there be a stop sign at
the north end of the drive by the bank, Bldg. 5; that the walks to the
Farm Shop be modified to eliminate the steep cross slope and to provide
handicapped access; and that the crosswalks and stop bars be applied
with a permanent thermoplastic coating, not paint. Motion by Mr.
Pastuszak, seconded by Mrs. Woznis, and voted to approve the site plan
presented, with the modification recommended by Mr. Seelye.
4. Agenda Item 3. Mr. Donald Sweet and Mr. James Agne]lo of Chase
Enterprises, and Mr. Bud Honecker of Waldbaums Food Mart presented
plans of the proposed renovation of the Webster Square Shopping Center.
Phase I of their proposal included the relocation of the Food Mart
store to the north end of the complex with a new store front and a
complete rebuilding of the parking areas and drives with new lighting,
curbs, trees and shrubs. This work would be completed by the fall of
this year, when Food Mart would occupy the new area. Later phases of
the project would involve the rebuilding of the remainder of the store
facade from Woolworth's south, and the renovation of the Minit Auto
Care Building. Mr. Allen Hall of the Design Review Committee was
present and made some specific recommendations regarding the planting
schedule. Mr. Seelye and Mrs. Woznis discussed a petition that had
been sent to Waldbaum's signed by over 200 patrons of the Food Mart
snack bar, requesting that a similar facility with seats for the
customers be provided in the new store. Mr. Honecker was unsure of
the details, but indicated that he thought the proposed snack bar
would be similar to the one in Middletown. Mr. Seelye and Mrs. Woznis
commented on the friendly atmosphere of the present snack bar and
expressed the desire that seating be retained in the new one. After
further discussion, motion by Mr. Baccaro, seconded by Mrs. Woznis,
and voted to approve the site plan as presented, with the condition
that Mr. Hall's recommendations be incorporated, and that a bond
would be required for any uncompleted improvements at the time that
a~rtificate of Occupancy for the Food Mart store was needed.
5. Agenda Item 4. Actions were taken on the several zoning proposals
as follows:
Kensington Fire District - P.O. Box 2, Kensington, Conn.-
Zone change from Planned Industry to Retail Business on
Lot #67, Block #76 located on the north side of Farmington
Avenue 600 feet distant from the intersection of Farmington'
Avenue with Burnham Street. Motion by Mrs. Woznis, seconded
by Mrs. Wilcox, and voted to recommend approval. Reasons:
Zone change would allow existing structure and proposed use
to conform with regulations. Subject parcel adjoins Retail
Business Zone. No conflict with Plan of Development.
New Britain Youth Museum - 30 High Street, New Britain,
Conn. - Special Permit in accordance with Section 11.96
of the Zoning Regulations to allow the continuation of
Hungerford Park, Farmington Avenue, Berlin, Conn., as a
recreation facility under the auspices of the New Britain
Youth Museum. Motion by Mrs. Wilcox, seconded by Mrs. Woznis,
and voted to recommend approval. Reason: Proposed uses are
reasonable park activities.
Berlin Zoning Commission - On its own initiative proposes
changes in the Berlin Zoning Regulations, Section 4.11
Use & Bulk Table, to allow two-family (Duplex) homes in
Residence R-15. Motion by Mr. Pastuszak, seconded by Mrs.
Wilcox, and voted to recommend approval. Reasons: Zone
change would encourage development of housing for low and
moderate income families by lowering development costs.
Change is in harmony with Plan of Development.
Berlin Zoning Commission - On its own initiative proposes
changes in Berlin Zoning Regulations, Section 4.11
Use & Bulk Table, for lot size reduction in Residence R-11
and Residence R-7 for two-family housing. Motion by Mrs.
(continued meeting of June 28, 1983 BERLIN PLANNING COMMISSION)
Woznis, seconded by Mr. Pastuszak, and voted to recommend
approval. Reason: Zone change would encourage development
of housing for moderate income families by lowering development
costs. Change is in harmony with Plan of Development.
A. Ciamella & Son, Inc. - 516 Orchard Road, Kensington,
Conn., Zone change from Flood Plain-Planned Industry-
Block #91 located on the east side of Four Rod Road
300' south from the intersection of Lori-Ann Lane and
Four Rod Road. Motion by Mrs. Woznis, seconded by Mr.
Pastuszak, and voted to recommend approval. Reason:
Although in conflict with Plan of Development, recent
zoning changes to R-11 in the vicinity make this proposal
feasible as an expansion of the R-11 zone area. Change
to R-11 would provide for development of housing for low
and moderate income families by loweringdevelopment costs.
Executive Board Town of Berlin proposes to repeal Berlin
Zoning Regulations - Section 11.04.06 - The Zoning
Commission may issue a temporary permit for special
occasions of limited duration and not to exceed one
hundred twenty (120) hours for th sale of beer or ale
in clubs, community halls or other places of indoor or
outdoor assembly. Motion by Mr. Pastuszak, seconded by
Mr. Baccaro, and voted no objection to the repeal of
alteration of Section 11.04.06 to expedite the permit pro-
cess provided that necessary and suitable controls are
maintained by the town. Reason: Any feasible method of
streamlining the permit process is encouraged.
The zone changes requested by Roland Nadeau for Lot 52,
Block 142, will be considered at the July 12th meeting.
6. Agenda Item 5. The request by Attorney DeFrances to appear to
discuss a change in the Zoning Regulations to permit condominiums
was discussed. He will be asked to come to the July 12th meeting if
the agenda permits.
Motion by Mrs. Woznis, seconded by Mr. Pastuszak, and voted to
approve the minutes of the May 24th meeting.
Motion by Mrs. Wilcox, seconded by Mr. Pastuszak, and voted to
approve the minutes of the June 14th meeting, and the minutes of
the four public hearings held that evening.
Meeting adjourned at 9:30 p.m.
Ibea~i~ed F~r
Respectfully submitted,
Peter Baccaro, Secretary
BERLIN PLANNING COMMISSION
1. The regular meeting of the Planning Commission was called to
order at 7:40 p.m., July 12, 1983. In attendance were: Mr. Rosso,
Chairman, Mrs. Wilcox, appointed acting Secretary, Mr. Castiglioni,
alternate seated for Mrs. Woznis, and Mr. Seelye, Town Engineer.
2. Agenda Item 1. Mr. Louis Valentine, and his engineer, Mr.
Roderick Hewitt, presented a plan entitled: "Sketch Layout Property
of Louis Valentine on Spruce Brook Road", scale 1"=100', dated 6-28-83.
This plan showed the cut-up of the Valentine property, Lot 5B, Block
153, formerly the Wilk farm, into 39 R-21 building lots, with a pro-
posed street, Lamentation Drive, running from Spruce Brook Road south-
easterly into the tract, and with a short north-south connector street,
Valentine Drive. Public water and sewer systems are proposed. After
discussion, motion by Mr. Castiglioni, seconded by Mrs. Wilcox, and
voted to approve the concept as shown on the sketch plan.
3. Agenda Item la. Attorney Marcus Bordiere and Mr. Hewitt requested
to be heard. Motion by Mrs. Wilcox, seconded by Mr. Castiglioni, and
voted to place Attorney Bordiere's subdivision proposal on the agenda
at Item la. Mr. Hewitt presented a preliminary subdivision plan of
Lot 17, Block 127 on Wethersfie]d Road. This plan was in compliance
with the concept approved at the June 14th meeting. Attorney Bordiere
explained that he needed preliminary approval at this meeting in order
to receive favorable financing. After discussion, motion by Mrs. Wilcox,
seconded by Mr. Castiglioni, and voted to grant preliminary approval to
the subdivision of Lot 17, Block 127, subject to the requirements of
the Town Engineer, and approval of the water and sewer systems by the