1986/10/28The meeting was adjourned at 11:15 P.M.
Respectfully submitted,
Betty Mildrum, Acting Secretary
Sharon Guite, Recording Secretary
Typed October 16, 1986
18. Agenda Item 17a. The minutes of the September'23, 198~ me--~g
were deferred until next moeting.
19. Agenda Item 17b. Mr. Seelye passed out copies of the proposed
new zoning regulations for "Planned Shopping Zone 3" for the
Commissioners to review in preparation for the November 17 Zoning
Commission Public Hearing. '~.~_..~.~ --,
BERLIN PLANNING COF~tXSSION
1. The regular meeting of the Planning Commission was called to order
on October 28, 1986 at 7:30 P.M. Those present were Nunzio Rosso,
Chairman; Phil Bourgeois; Dorothy Woznis; George Southworth: Cindy
Wilcox; Claire Larson, alternate; Betty Mildrum, alternate; Morgan Seelye,
Town Eligineer; and Jim Horbal, Assistant Town Engineer.
2. Agenda Item 1. Mr. Bourgeois read the legal notice of the Public
Heazing to consider the subdivision of Lot 8, Block 152 and the subdivision
of Lot 14, Block 73. Bart Bovee and Robert Ouellette presented a map
showing a ten lot subdivision with a 825 foot roadway. A portion of the
parcel is in wetlands and floodzone area but all houses will be outside of
these areas. The subdivision would be served by public water and three
lots would be served by sanitary sewers with the remaining served by
on-site septic systems. The feasibility of tying the rest of the lots
into the sewer line was checked into but it would be difficult. The storm
sewer will discharge into Mattabassett River; this h~s been approved by
Inland Wetlands Commission. Mr. Rosso asked for questions and comments.
Richard Narus of 320 Main Street, East Berlin, asked about the size of
the lots. Mr. Bovee commented that the area is zoned one acre and all
lots nre an acre or larger.
3. Agenda Item 2. Mr. Bovee and Attorney James Ripper presented a map
Outlining a thirteen lot subdivision on Lot 14, Block 73. They also
presented an alternate plan of twelve lots with a road pattern which
would connect with Old Farms Place. The subdivision would be served by
public water and septic systems. Mr. Rosso asked for questions and
comments. Marcia Lechowicz of Elton Road asked how these additional homes
would effect the water pressure in the area since she has problems during
summer months. Mr. Seelye explained that the town is in the process of
upgrading the water system and there will be an increase of pressure after
its completion. The new system is designed for future growth of the town.
Marilyn Asal of Old Farms Place expressed her opposition to extending the
road into Old Farms Place. John Tacchi of 43 Elton Road asked if a zone
change would be requested and if sewers are proposed. Mr. Bovee replied
that they have no intention of going for a zone change and they are not
proposing sewers. Mr. Seelye interjected that, with this and other
subdivisions proposed in thc area, the town may consider extending the
sewers because of the concern for the aquifer and Svea pond. Howard Asal
of Asal Construction Co. submitted a letter to the Commission stating its
opposition to extending the road into Old Farms Place. He ~xplained that
previous approval for Old Farms Place was given for a permanent cul-de-sac.
Bob Asal of Old Farms Place also expressed his opposition, along with Don
Asal, to connecting with Old Farms Place.
4. Agenda Item 3. Atty. Michael Romano presented three proposals involving
Sheldon Street between High Road and Glen Street. He explained that his
client owns property adjoining the ancient highway and needs four feet in
order to divide his parcel into two lots. Therefore he would favor
discontinuance of the highway which tho Commission has previously recommended.
However, Atty Steven Anderson representing Dr. Ringrose, another adjoining
property owner, stated that Dr. Ringrose woul~ like to see the area still
accessible to the public but is concerned about liability. He feels a
potential problem is being thrust upon him and would rather see the status
BEP~LIN PLANNING COMMISSION
-2- OCTOBER 28, 1986
of the highway left as is. Mr. and Mrs. Robert Klapatch of 999 }ligh Road
stated their concerns about maintenance of the road if abandoned. They
received a letter from the town at the time their home was being built
stating that Sheldo~ Street would not be abandoned. They therefore positioned
their home with the driveway on Sheldon Street. with the abandonment of
Sheldon Street they would be conveyed half the highway along %heir p~operty
which would be a burden on them to maintain as a driveway. Mr. Romano
stated that he would try to reach an agreement with the owners.
5. Agenda Item 1. The Commission discussed the two Public Hearing items.
Mr. Bovee and Mr. Ouellette met with the Commission. .Mr. ~eelye stated
th~ elewations needed to be checked. A motion was m~de by Mr. Bourgeois,
seconded by Mr. Southworth and voted unanimously to grant conceptual approval.
6. Agenda Item 2. The'Commission discussed w~th Mr. Bovee and Atty.
Ripper t~.e road pattern and rights of way for future sewer line which would
be an alternative to avoid pollution of the wells and Svea pond. Atty.
Ripp~ requested that the power of the town to Condemn an easement under
the railroad tracks for a sewer line be checked into as soon as possible.
7. Agenda Item 4. Mr. Bovee, Mr. Gagliardi and Arty Romano presented a
map of tbs proposed subdivision on Lot 9 & 10, Block 73. Mr% Bourgeois
read a letter from Dr. Chotkowski in which he recommended the town consider
acquiring the land or serving the area with sanitary sewers. However, he
also stated that he is satisfied that the proposal would satisfactorially
protect the aquifer and pond. Mr. Gagliardi stated that he would be willing
to extend sewer lines to serve the lots. A motion was made by Mrs.~.;ilcox,
seconded by Mr. Bourgeois and voted unanimously to table the matter until
the next meeting pending a meeting with the Executive Board regarding the
possibility of acquisition and the possibility of sewer extension.
At this point the meeting recessed for a short time and reconvened at
10:80 P.M. Mrs. Larson was seated for Mrs. Woznis w~o left during the
recess.
8. Agenda Item 5. Mr. Bovee with Mr. & Mrs. Vandrilla and Mr. & Mrs.
Beatman presented site plans for construction of two buildings. The
Vandrillas are proposing to construct a one story'retail building for their
floor covering business with parking in front and parking in rear for
service vehicles. The Beatmans are proposing a two story building with
retail space on the ground floor and office space above. Parking would
be provided in the front for retail business and office parking in rear.
A permit has been granted by ZBA for retail and office parking in a
residential zone. A thirty foot buffer is stipulated in the variance,
howeuer, a request will be made to ZBA to reduce this buffer from thirty
feet to five feet to provide for more parking. They will propose extending
sewer line to the site. Mr. Bovee explained that there is a possibility
of a ledge in rear of the proposed buildings and if this is found, they
will return to the Commission with revised plans. Plans have been submitted
to Design Review. Mr. Seelye recommended an alternate plan along New
Britain Road for drainage and also recommended a storm drain be put in
the center of the two properties and also that legal details of the
common driveway and drainage be worked out. A motion was made by Mr.
Bourgeois, seconded by Mr. Southworth and voted unanimously to grant site
plan approval subject to the above reco~Nendations of the Town Engineer.
9. Agenda Item 6. Ron Giddex, Ralph Phillips and Sebastian Dmenta presented
~ map entitled "Phase II & III Expansion, ~orthington Professionai Park,
1253 wilbur Cross Highway, Berlin, Ct.", dated October 14, 19B6, scale
1"=20'. They are p~oposing two 2-~tory additions to the existing building.
The construction will be done in phases with a maximum of three ~ears for
completion to allow for uninterrupted use of the existing building. Phase II
addition would be approximately 7700 square feet and phase III would be
7900 square feet. The addlt~ons will match the existing building of yellow
siding and black asphalt shingled roof. Parking is provided for 222
vehicles with 70,300 square feet of paved area surrounding the b~ilding.
A thirty foot buffer is provided along the adjoining residential area on
the ~outh boundary with screen plants in the low area. The site drainage
will comply with Mr. Seelye's recommendations- A motion was made by Mr.
Southworth, seconded by Mr. Bourgeois and voted unanimously to grant site
plan approval subject ~o Inly.nd Wetlands Commission approval and Mr.
Seelye's recommendations~
10. Agenda Item 7. Alan Borghesi presented a map entitled "Final Subdivision
Plan, Map of Land Owned by H&S Realty Partners, Woodlawn Road, Berlin, Ct.",
dated June 1985, scale 1"=40' A request is being made for a zone change
and because of this, larger lots are needed, therefore the plan reflects
the division of three lots i~to two lots. A motion was made by Mrs. Wilcox,
secoDded by Mr. Bourgeois and voted unanimously to grant revised subdivision
approval. Mr. Borghesi presented a map entitled "H&S Realty III, Site
Plan", dated September 22, 1986, scale 1"=20'. This plan shows a proposed
25,000 squaro foot duplex building of a metal facade over tinted split
rib block with parking on both sides which has been approved by Design Review.
Erosion control and planting plans have been submitted. Mr. Seelye stated
that permission must be recieved from the town for storm discharge into
thc adjoining town ProPerty and suggested Mr. Borghesi send a letter to
the Executive Board. Mr. Seelye also suggested that a catch basin be
placed outside of the power company's right of way. A motion was made by
Mrs. Larson, seconded by Mrs. Wilcox and voted unanimously to grant site
plan approval.
Il.Agenda Item 8. Bob Morande and Katie Newell and Fred Dalton of Chase
Enterprises presented a map entitled "Landscaping Corner Layout, Webster
Square Road & Woodlawn Road, Webster Square Shopping Center, Berlin, Ct.",
dated October 27, 1986, scale 1"=20'. which shows new islands in the
parking area and a grass belt along the roads. Mr. Seelye suggested
plantings be pulled away from th~ intersection and leave more lawn area to
eliminate possible visibility problems. The existing building will be
renovated with a block and cedar exterior to match the Morande Ford building
across the street. Mr. Seelye suggested carrying metal work around back
of tko building. A motion was made by Mrs. Wilcox, seconded by Mr.
Bourgeois and voted unanimously to grant site plan approval.
12. Agenda Item 9. Mr. hewitt presented a map of Lamentation Mountain
Estates, Section VI for preliminary approval. A motion was made by Mr.
Southworth, seconded by Mrs. Larson and voted unanimously to grant
preliminary subdivision approval subject to the reco~nendations of Mr.
Seelye that sections IV and V be completed.
13. Agenda Item 10. Mr. Bovee presented a map entitled"Subdivision
Property of John W. & Sandra C. Walsh, Four Rod Road & Norton Road, Berlin,
Connecticut", dated October 1986, scale 1"=40', by M~A Engineering. The
map shows two building lots on Four Ro~ Road. Because of difficult access
from Four Rod Road, the proposal shows a common sewer and driveway easement
from Norton Road. The lots would be served by on-site wells.
14. Agemda Item 11. Mr. Hewitt and Pierre Benne~up presented a map of
Lot 20A, Block 115 for subdivision of three lots, each in excess of one
acre with access to the rear property. Mr. Seelye recommended public
water be extended to the lots. A motion was made by Mr. Southworth,
seconded by Mr. Bourgeois and voted unanimously to schedule a Public
Hearing at the next regularly scheduled meeting.
15. Agenda Item 12. Mr. Hewitt and Paul Chant presented a map for a
two l~t resubdivision. A motion was made by Mrs. Wilcox, seconded by
Mrs. Larson and voted unanimously to schedule a Public Hearing at the
next regularly scheduled meeting.
16. Agenda Item 13. Mr.~Hewitt and Kazimierz Ferenc presented a map for
resubdivision of Lot 11, Block 84. A motion was made by Mrs. Wilcox,
seconded by Mr. Bourgeois and voted unanimously to schedule a Public
Hearing for the next regularly scheduled meeting.
17. Agenda I~em 14. Mr. Hewitt and Joe Timko presented a map of Lot 7,
Block 14 which shows 14.2 acres divided into four lots. A motion was
made Dy ~r. Southworth, seconded by Mrs. Larson and voted unanimously to
schedule a Public Hearing at the next regularly scheduled meeting.
18. Agenda Item 15. Howard Asal presented a map of Lot llJ &llE, Block 73
for discussion. All utilities and binder are in on the cul-de-sac, which
is really a loop. It was agreed that a Public Hearing is not necessary
and Mr. Asal will return next meeting for preliminary subdivision approval.
19. Agenda Item 16. A motion was made by Mr. Bourgeois, seconded by
Mr. Southworth and voted unanimously to reduce the bond for Gatewood Acres
Section I, C. ~anguillo and T. Coccomo, developers from $123,~00.00 to
~55,500.00 contingent upon completion of items recommended by the Town
Engineer's office.
20. Agenda Item 17. A zone change is being requested for Fuller Way
from heavy industry to planned industry. A motion was made by Mrs. Larson,
seconded by Mrs,. Wilcox and voted unanimously to recommend the zone change
because of the adjoining planned industry zone and because it gives the
Commission better control.
21. Agenda Item 18c. A moticn was made by Mr. Southworth, seconded by
Mr. Bourgeois and voted unanimously to place this item on the agenda.
A motion was made by Mrs. ~'~ilcox, seconded by Mr. Bourgeois and voted
unanimously to reduce the bond of Red Cedar Hills South, Section I,
after completion of the sidewalks, from $37,300.00 to $28,750.00.
22. Agenda Item 1Sa. A motion was made by Mr. Southworth, seconded by
Mrs. Wilcox and voted unanimously to approve the minutes of the September
23 and October 14 meetings.
23. Agenda stem 18b. Since ahme.~.ting cannot be held on the second
Tuesday of November because of Veteran's Day, it was agreed to schedule
a special meeting on Wednesday, [~ovember 12 at 4:30 P.M. to discuss the
subdivision proposal for Lot 9 & 10, Block 73, Elton Road, John Gagliardi
applicant, and the Planned Shopping 3 zoning regulations.
The meeting was adjourned at 11:45 P.M.
Respectfully submitted,
Philip Bourgeois, Secretary
Sharon Guite, Pecording Secretary
Typed October 30, 1986
BERLIN PLANNING COMMISSION
1. The special meeting of the Berlin Planning Commission was called
to order at 4:30 P.M. on November 12, 1986. Those present were Cindy
Wi]cox, Vice Chairman; Phil Bourgeois; George Southworth; Dorothy
Woznis; Claire Larson, alternate seated for Nunzio Rosso; Betty Mildrum,
alternate; Morgan Seelye, Town Engineer; and Jim ~orbal, Assistant
Town Engineer.
2. Agenda Item 1. Bart Bovee presented a map entitled "Proposed
subdivision, John Gagliardi, Developer, Property Known as Lot 9 and
Portion of Lot 10, Block 73, Elton Road, Berlin, Connecticut", dated
July 20, 1986, scale 1"=100', by MBA Engineering, Berlin, Ct. Mr.
Seelye reported on a meeting held the week of November 3 with Dr.
Chotkowski, Mr. Rosso, Mr. Seelye, Mayor Ward, and Ron Lindgren of
the Water Control Commission to discuss alternatives for the proposed
subdivision. A conclusion was reached that it would be in the best
interest of the town to extend the sewer line and require the developers
to substantially contribute to the cost. Corporation Counsel sees no
problem in obtaining rights to an easement under the railroad tracks if
negotiations cannot be worked out. The length of the cul-de-sac was
discussed but it was the consensus of the Commission that due to the
topography of the land and the opposition of the adjoining property
owners to connection to Old Farms Place, -the proposed road pattern
was acceptable. A motion was made by Mr. Bourgeois, seconded by Mrs.
Laraon and voted 4 to 1 to grant sketch plan approval. Mrs. Woznis
opposed the motion because of the length of the cul-de-sac.
Mr. 9osso joined the meeting at 5:15 P.M. and took over as chairman.
3. Agenda Item 2. Mr. Seelye read State Statute Sec. 8-3a "Referral
of proposed regulation or boundaries to Planning Commission" so that
all Commission members understood the options available when given a
zoning referral such as this. Mrs. Wilcox questioned why the Planning
Commission was not involved in the special permit process accordinq to
the new regulations. After consulting with Mr. Ferraguto by phone,
Mr. Seelye explained that for legal reasons it was not recommended that
two commissions be involved in the permit process, therefore, it was
decided that the Zoning Commission be responsible for this. However,
it was the intent that the Planning Commission still be referred for
recommendations. A motion was made by Mrs. Wilcox, seconded by Mr.
Bourgeois and voted unanimously to recommend to the Zoning Commission
tha= the following recommended modifications be read as early as
possible in the Public Hearing: