1984/11/27Planning Commission minutes of November 13, 1984 continued.
7. Agenda Item 5b. Mr. Michael Roche of Pacesetter Buildings, Inc. re-
quested consideration of a sign proposed on the Wilbur Cross Highway front-
age of #20 and #24 New Park Drive, buildings being erected by Pacesetter
Buildings, Inc. for the New England Insulated Wire Co. Motion by Mr.
Baccaro, seconded by Mrs. Woznis, and voted to place this item on the agenda.
Mr. Roche described the proposed sign to be a "Vee" shaped masonry sign, each
leg of the "Vee" to be 4'x8' containing the logo "NEIW". He stated that
the sign was approved by the Design Review Committee. Motion by Mr. Baccaro,
seconded by Mrs. Wilcox, and voted to approve the design of a proposed sign
for the New England Insulated Wire Co. on the Wilbur Cross Highway frontage
of buildings #20 and #24 New Park Drive.
8. Agenda Stem 5c. Mr. Seelye reported that an appeal has been taken re-
garding the Burnham Place subdivision approval. After discussion, motion
by Mr. Baccaro, seconded by Mrs. Mildrum, and voted to require as a matter
of policy, a public hearing for all subdivision proposals.
9. Agenda Item 5d. Mr. Seelye stated that, although preliminary approval
had already been granted, a public hearing for the Balocki/Carta subdivision
on Four Rod Road should be held, because of neighborhood interest. Motion
by Mrs. Wilcox, seconded by Mrs. Woznis, and voted to hold a public hearing
for the Subdivision by New England Home Sites on Lot 2A, Block 90, and Lot
93, Block 91, Four Rod Road at 7:30 P.M., November 27, 1984.
10. Agenda Item 5e. The Commission discussed the recent passing of
Alternate Member Aldo Castiglioni. Motion by Mrs. Woznis, seconded by
Mr. Baccaro, and voted to authorize the Chairman to express the condolences
of the Commission for the death of Alternate Member Aldo Castiglioni, and
to express appreciation for Mr. Castiglioni's many years of service.
11. Agenda Item 5f. Motion by Mrs. Woznis, seconded by Mrs. Mildrum, and
voted to approve the minutes of the October 23, 1984 meeting.
Meeting adjourned at 10:45 P.M.
/~ ~v-~! ~ Respectfully submitted,
Peter ~aee~ro, ~ecretary
BERLIN PLANNING COMMISSION
1. The regular meeting of the Planning Commission was called to order
at 7:30 p.m., November 27, 1984. In attendance were: Mr. Rosso, Chairman,
Mrs. Woznis, Mrs. Wilcox, Mrs. Mildrum, Alternate, seated for Mr. Baccaro
and appointed Acting Secretary by the Chairman, and Mr. Seelye, Town
Engineer.
2. Agenda Item 1. See minutes of public hearing.
3. Agenda Item 2. Messrs. Louis Carta, developer, James Ripper, attorney
and Roderick Hewitt, engineer presented plans entitled: "Subdivision by
New England Homesites Four Rod Road-Berlin, Connecticut", consisting of a
Subdivision Plan-Section II dated November 14, 1984, a Site Plan-Section II,
dated November 21, 1984 and Sewer Profiles-Section II, dated November 21,
1984, all by Hewitt Engineering P.C. Messrs. Carta and Hewitt briefly
discussed the plans, which had been described in detail at the public hear-
ing, with the Commission. The need for the public passway at the southerly
edge of Lot 93A was discussed. Also discussed was the feasibility of dis-
charging the existing storm drains in Four Rod Road into the proposed drains
as recommended by Mr. Robert Wenzel at the public hearing. After recommenda-
tion by Mr. Seelye, motion by Mrs. Wilcox, seconded by Mrs. Mildrum, and
voted unanimously to grant preliminary approval to the subdivision as pre-
sented, subject to the inclusion of the public passway on Lot 93A, and
subject to inclusion of the existing drainage from Four Rod Road into the
system proposed by the developer, if feasible.
4. Agenda Item 3. Messrs. Earl Wicklund, developer, Stephen Anderson,
attorney and Thomas Shannon, engineer, presented plans entitled: "Pre-
liminary Subdivision Plan Vineyard Acres Subdivision Berlin, Connecticut",
sheets 8 through 12, dated August 1984, revised November 27, 1984, Scale:
1"=40', by Roger H. Whitney, Inc. Members of the OxYoke-Woodhaven Associa-
tion (Association), and their attorney Timothy Hollister were present in
the audience. Attorney Anderson asked that preliminary subdivision approval
be granted. Mr. Seelye distributed copies of a letter dated November 26,
1984 from Mr. Joseph Bierwirth, engineer for the Association. Mrs. Mildrum
read the letter which listed recommendations to be considered by the
Commission. Mr. Seelye then distributed and read a proposed motion for
preliminary approval. Attorney Hollister then asked if he could distribute,
and distributed, a list of "tasks" to be performed before preliminary
144
Planning Commission minutes of November 27, 1984 continued.
approval would be granted, and as an alternate a proposed resolution of
preliminary approval. Mr. Rosso called a brief recess at 8:40 p.m. so that
the various parties could consider the above proposals. As it later
appeared that this consideration would take a long period of time, Mr. Rosso
at about 9:00 p.m., reconvened the meeting and suggested that this item be
tabled so that the Commission could take up other business. Motion by Mrs.
Wilcox, seconded by Mrs. Woznis, and voted unanimously to table Agenda
Item 3.
5. Agenda Item 4. Mr. Howard Asal presented plans entitled: "Old Fox
Estates Howard Asal Construction Company Four Rod Road Berlin, Connecticut"
consisting of a Site Plan, Subdivision Plan, and a construction plan and
profiles, all dated Sept. 9, 1983, revised to 11/7/84, by Hewitt Engineering
P.C. This subdivision has been under construction for some time. Mr. Asal
requested final approval. Mr. Seelye recommended approval, subject to the
inclusion of utility rights in the easement through Lots 92H and 92J. Mr.
Asal presented the subdivision bond of $86,000., and Mr. Seelye reported
that it was in order. Motion by Mrs. Woznis, seconded by Mrs. Mildrum, and
voted unanimously to grant final approval to the subdivision presented,
subject to the revision of the easement rights recommended by Mr. Seelye.
The subdivision plan was signed. Mr. Seelye is to hold the signed plan
until the revision is made, and until after the 15 day appeal period has
expired.
6. Agenda Item 5. Mr. Robert Channell representing Easco Aluminum Co.
presented the site plan and construction plans of a proposed addition to
the Easco building at 500 Four Rod Road. After brief discussion, motion
by Mrs. Wilcox, seconded by Mrs. Mildrum, and voted unanimously to approve
the site plan presented, subject to compliance with the recommendations of
the Design Review Committee.
7. Agenda Item 6. Mr. Ralph Simeone presented plans of his proposed 3 lot
subdivision section on Orchard Road. Mr. Seelye reported that the lots were
partially within the flood hazard zone; thus would require Inland Wetlands
Commission approval. He also reported that he had met separately with
Mayor Kingsbury and Ronald Lindgren, Chairman of the Water Control Commission,
and that all concerned felt that the Simeone subdivision, consisting of 33
proposed R-21 lots, should be served by public water, and that the extension
of the water system should be made as a part of the Town wide water project
with the costs of the extension to be equitably shared between Mr. Simeone
and the other property owners in this area. Mr. Seelye stated that he had
no objection to the three lots presented this evening being served by wells,
as long as all other lots were to be served by public water, and that the
proposed wells would have to be approved by the Health Director prior to
subdivision approval. Mr. Simeone stated that he would not mind serving
the remainder of the subdivision with public water if the costs of the ex-
tension to his property were reasonably shared. No action was taken.
8. Agenda Item 7a. Mr. Seelye reported that he understood that this appeal
was being withdrawn.
9. Agenda Item 7b. Mr. Seelye reported receipt of notification of another
appeal to the Freedom of Information Commission by the OxYoke-Woodhaven
Association, the hearing to be scheduled in the future.
10. Agenda Item 7c. Mr. Seelye reported that the Commission should set its
1985 meeting dates now to conform with State law. Motion by Mrs. Wilcox,
seconded by Mrs. Woznis, and voted unanimously to hold the 1985 regular
meetings on the 2nd and 4th Tuesday of each month.
11. Agenda Item 7f. Mr. Edward Timko requested that he be heard regarding
the division of his lot on Reservoir Road. Motion by Mrs. Mildrum, seconded
by Mrs. Woznis and voted unanimously to place this item on the agenda.
Messrs. Timko and Seelye then discussed the background concerning his pro-
perty and the court case regarding the septic system. Mr. Seelye recom-
mended that, upon receipt of a subdivision application, the matter be re-
ferred to Attorney Fagan for advice. No action was taken.
4. Agenda Item 3. (continued) At 9:35 p.m., motion by Mrs. Wilcox,
seconded by Mrs. Woznis, and voted unanimously to remove this item from the
table. Attorney Anderson stated that after consideration, his client pre-
ferred that the Commission act on Mr. Seelye's proposed resolution, but
indicated that there was agreement on several of the items in the resolution
presented by Attorney Hollister. A lengthy discussion followed concerning
Attorney Hollister's resolution with each item reviewed and agreed to,
modified or discarded. Item "g" of Attorney Hollister's resolution, con-
cerning conveying Lots 14, 16, 17 and 18 as open space was left unresolved
during the discussion. Attorney Hollister then explained justification
for the "tasks" list he had presented, expressing the wishes of the
Association meeting of November 26th. Further discussion followed. Mr.
Seelye then recommended that the Commission adopt the resolution proposed
Planning Commission minutes of November 27, 1984 continued.
by Attorney Hollister as modified by the earlier discussion, but excepting
item "g", because the lots in question were shown on the plans as not
approved, and stated that this modified resolution reflected consideration
of the Notice of Intervention filed by the Association, and other concerns
expressed by the public, the Commission and himself. He stated that the
Sedimentation and Erosion plan would be submitted to the Hartford County
Soil and Water Conservation District for their approval prior to his
consideration for approval. Motion by Mrs. Mildrum, seconded by Mrs.
Woznis, and voted unanimously to adopt the following resolution:
The Berlin Planning Commission, having reviewed documentation submitted
by Earl H. Wicklund, Inc., developer of a proposed subdivision in the town
of Berlin, finds that the documents submitted are in substantial conformity
with the Subdivision Regulations of the Town of Berlin and that preliminary
subdivision approval is therefore warranted. In accordance with the Sub-
division Regulations of the Town of Berlin, the Planning Commission there-
fore grants preliminary subdivision approval.
The approved preliminary plan for the subdivision consists of the
following documents:
a. The Preliminary Subdivision Plan, prepared by Roger H. Whitney,
Inc., Thomas Shannon, Professional Engineer, dated August 1984
as amended November 27, 1984.
b. Agreement between Earl Ho Wicklund, Inc. and the Kensington Fire
District, dated March 28, 1984, concerning extension of public
water and sewage to the development;
c. A letter from John McManus, Director, Board of Water Commissioners,
New Britain dated October 9, 1984, stating that they have viewed
the Subdivision Plans and their impact on Hart's Pond;
d. A report from the Police Chief of the Town of Berlin, dated
August 13, 1984, concerning the traffic safety conditions and
traffic impact of the subdivision on the roadways adjacent to
the development.
The following CONDITIONS are imposed upon the preliminary approval,
and all such conditions shall be met by the developer before final sub-
division approval will be granted;
a. Grading plans will be revised, to show raised elevations of
roadways and minimization of cuts in all areas except the southwest
portion of the project, where mining could occur if approved by
the Zoning Commission;
b. The stream channel south of the culvert at Sta. 10+00, near
Vineyard Drive, will be treated with rip rap stone to prevent
erosion along the boundary with the existing house lots at the
end of Lamplight Drive.
c. Typical houses, driveways, and lot layouts for lots in or near
wetlands, on steep slopes, and on normal slopes will be shown
on subdivision plans;
d. A complete soil erosion and sedimentation control plan for all
areas and functions related to the Subdivision, will be prepared
and submitted to the Hartford County Soil Conservation Service
for approval, and then approved by the Town Engineer;
e. Encroachment lines to protect wetlands areas will be shown along
the limits of filling approved by the Inland Wetlands and Water
Courses Commission at their meetings of July 5 and November 13,
1984;
f. Easements running in favor of the Town and providing access to
retention areas and sedimentation ponds, and establishing an
affirmative obligation on the part of the tow~ to inspect, main-
tain, and repair such ares, will be drafted and recommended to
the Executive Board for acceptance;
(Proposed paragraph g. deleted)
h. Subdivision plans will be redrafted to show the details of a
permanent sedimentation pond at the point where stormwater
discharges at Wigwam Road;
i. The notes on the face sheet of the Subdivision Plan will be
revised to reflect changes that have occurred since August 1984;
j. Upon referral by the Zoning Commission for recommendations, the
Planning Commission will adopt a resolution recommending to the
Zoning Commission that (1) any mining permit issued to the
developer will be granted for a period of 24 months, without
extensions, except very brief periods required to close up the
Planning Commission minutes of November 27, 1984 continued
site, stabilize the excavation area, and prepare the area for
residential construction~ (2) the 24-month "window" for excavation
shall begin at the time excavation actually starts, and shall
terminate 24 months thereafter; (3) a complete soil erosion and
sedimentation control plan for the mining aspect of the develop-
ment will be prepared, approved by the Hartford County Soil
Conservation Service and the Town Engineer; (4) the mining opera-
tion will not be conducted through the use of any deep holes,
material will be excavated from the "working bank" and bank slopes
will be maintained at low levels to prevent slope failures or
collapse of embankment material; and (5) all access to the mining
area will be from the new Vineyard Road directly onto Chamberlain
Highway. Wigwam Road, West Lane, the OxYoke Drive Extension, and
the Woodhaven Drive Extension will not be used at any time for
access to the mining areas, except as necessary for the initial
construction of the road access for the mining area, it being
understood that the Planning Commission may recommend other
restrictions or conditions not in conflict with the above;
(Proposed paragraph k. deleted)
1.The final Subdivision Plans will be submitted to the Hartford
County Soil Conservation Service for review.
2. The following notes shall be added to the final Subdivision Plans;
a. Trees and other vegetation will not be stripped, except in
areas approved for mining by the Zoning Commission, and as needed
for construction of roads, utilities and public improvements;
bo Trees will not be removed from individual lots until such lots
are under private ownership or house construction has begun;
c. Deeds for lots requiring fill will include restrictions setting
forth limitations on areas to be filled, in accordance with en-
croachment lines on subdivision plans;
d. Areas west of and tributary to the culvert of Station 10+00 'on
Vineyard Drive will not be developed until (1) hydraulic calcula-
tions, showing that the culvert and road embankment will adequately
contain the increased runoff from the 100 year storm, are submitted
to and approved by the Town Engineer, or (2) the retention basin
east of Sherry Lane is constructed. Areas tributary to the reten-
tion basin east of Sherry Lane will not be developed until this
retention basin is constructed;
e. Trees will not be utilized as fill material, and all trees cut on
site will be transported and used off-site;
f. Before construction of the retention basin east of Sherry Lane
and west of Woodhaven Drive Extension, soil samples will be
taken of the east slope of the basin north of the dam to determine
the permeability of the soil; if necessary to prevent eastward
groundwater movement toward adjacent homes when the basin if filled,
a curtain drain will be installed discharging sout of the dam.
Following the passage of the above resolution, there were expressions of
appreciation for the spirit of cooperation and patience that those involved
had exhibited during the lengthy review process.
12. Agenda Item 7g. Mr. Wicklund presented a letter requesting bond re-
duction for St. James Subdivision. Motion by Mrs. Wilcox, seconded by
Mrs. Mildrum, and voted unanimously to place this item on the agenda.
Mr. Seelye recommended that the request be granted as it reflects completed
work. Motion by Mrs. Wilcox, seconded by Mrs. Woznis, and voted unanimously
to reduce the subdivision bond for St. James Subdivision from $54,300.00
to $33,500.00.
13. Agenda Item 7d. Motion by Mrs. Woznis, seconded by Mrs. Mildrum,
and voted unanimously to approve the minutes of November 13, 1984 meeting.
Meeting adjourned at 10:45 p.m.
Respectfully submitted,
Elizabeth Mildrum
Acting Secretary
BERLIN PLANNING COMMISSION
MINUTES OF PUBLIC HEARING
SUBDIVISION OF LOT 2A, BLOCK 90 AND OF
LOT 93, BLOCK 91, FOUR ROD ROAD
The public hearing for the subdivision of Lot 2A, Block 91 and of
Lot 93, Block 91, Four Rod Road, property of Balocki, Inc., to be developed
by Louis Carta, was called to order at 7:30 p.m., November 27, 1984 by
Mr. Rosso, chairman. The subdivision plans were displayed in the hearing
room. Mrs. Mildrum, Acting Secretary read the legal notice of the hearing.
Attorney James Ripper representing the developer presented a letter regard-
ing past actions which was read aloud by Mrs. Mildrum. Attorney Ripper
briefly explained the proposals, then introduced Mr. Roderick Hewitt,
engineer, who described the project layout and the proposed relocation of
Four Rod Road, there being 4 proposed lots on the east side of the street,
and 13 on the west, with a proposed street running westerly. He stated
that the development would be served by public water and sewer, and des-
cribed the proposed storm drainage system - collecting drainage from the
proposed street and discharging to the swamp east of the project. Mr.
Hewitt questioned the need for public access from Four Rod Road to the open
space being dedicated to the east of the 4 lots, explaining that there was
access from Briar Patch Drive. Mr. Seelye, Town Engineer, responded that a
water course crossed the open space from north to south, making access from
Briar Patch Drive difficult. Attorney Ripper requested that the passway
be eliminated.
Mr. Rosso then asked for public comments for or against the proposal:
Robert Wenzel, 125 Four Rod Road - complained that drainage from
adjoining subdivisions approved previously was trapped at the rear
of his residence causing flooding, and that the Town should correct
this problem before approving more development.
Fred Mekkelsen, 117 Four Rod Road - asked for more details. Messrs.
Hewitt and Seelye responded.
Mr. Wenzel - asked if the existing drainage in Four Rod Road could be
combined with the new system, eliminating the discharge to the rear
of his residence. Mr. Seelye replied that this suggestion would be
looked into.
Dave Lerro, 141 Four Rod Road - asked if a drainage study of the
overall area has been conducted. Mr. Rosso replied that the proposed
storm drains outlet to a large wetlands area. Mr. Lerro commented
that this area is being encroached upon. Mr. Hewitt explained the
size and function of the large basin to the east of the project
containing the Mattabassett River flood plain, and that any encroach-
ment would be subject to control by the Inland Wetlands Commission.
Messrs. Lerro and Wenzel expressed other concerns regarding the drain-
age and Mr. Hewitt responded.
Mr. Lerro - asked for description of the proposed relocation and
widening of Four Rod Road. Mr. Seelye explained the project proposed
by the Town - to relocate the road eastwards, to eliminate the "humps"
and to widen the pavement to 30 feet. Mr. Lerro asked how wide the
existing street north of the project was, Seelye's response - from 22
to 24 feet, and asked if the transition from the 30 foot wide section
to the narrower section would present a hazard. Mr. Seelye explained
that the transition would be over 100 feet long with good visibility,
and that there are other such transitions in Town without traffic
hazards.
Mr. Ripper - explained that there would be minimal impacts on the
wetlands, and indicated that a large area of wetlands was being
dedicated to the Town by the developer.
Mrs. Wilcox (member) - asked if there were other areas of open
space owned by or dedicated to the Town in this area. Mr. Seelye
described the location of several parcels, and explained that the
Town was attempting to own or control most of the flood plain to
prevent encroachment.
No other comments were offered, and Mr. Rosso closed the hearing
at 8:06 p.m.