1995/03/14 BERLIN PLANNING C0~I$$ION
f., Tbs February 28, 1995 meeting of the B~rlLn Planning Commission was called to order
~ ;ti 7:10 P.M. by chairman Dennis Kern. Those present were Bruce Hoers, Susan Wiley,
Joan Carey, Town Planner Brian Hiller, and Recording Secretary Sharon GUite.
3'fmothy Ztgmon:, Elleen Heskil[, Rona[d Edelson, and Amy CobuzzI were absent.
I. There was no one present for the AUDIENCE OF CITIZENS.
2. OLD BUSINESS
a. Discussion of Plan of Development implementation.
Hr. Hiller spoke about legisla[ion being proposed on the State [eve!
regardin$ plans of development. He explained changes included in :he
bill. !!o:.::'vcr, he dcea nuc exper: the bill Co pass.
Guidelines for location of sidewalks as prepared by Hr. Miller were
reviewed. Mr. Hitler offered the following reasons £oz zequtrin8 sidewalks:
1. Provide recreational uses.
2. Provide safety for pedestrians.
3. Provide saEe:y for children playing.
4. Promote cohesiveness of neighborhoods.
5. ESsential ~or dense COmmercial areas.
6. Save on school transports:ton costs.
Commissioners agreed that Chess reasons justify requiring sidewalks tn
locations as recommended by Hr. ~t[ler.
Open space aquistcion and preservation ~as discussed. Sample open space
regulations ~ere reviewed. Fir. Kern requested Mr. Miller draw up
for the creation of an open space aquisi:ton fund .and examine open space
regulation procedures.
Tbs Comm'lss~on discussed aquifer protection. According
mapping el the Elton Well sics, the direct recharge and Co the Level "B"
indirect recharge
areas lie ~lthtn R-43 and R-86 zones which provide adequate protection,
~[- ~f.~MiLl~Y the sub;cc: v=,, ~ g and if :he Commission agrees
J-~' ~- ~;'~-~'~' d *t~ ue put on Che back burne
~, --~' *-;~ ~ r for no~.
3. :~£w BUS~N~'~'
;~. ~ r.:~fl[er gave an update on develo me
~ ~the~F~U~ln. 'I ...... P nc review procedures
~ -~-' ~ ~ e ~ ~- wnzcn has been lmolemented, and explained
4, HXR COH~SiON BUSINESS
a. A motion was mad~ by Mrs. Carry, seconded by M~. Moore and ye:ed unanimously
:o approve the minutes el the February 9, 1995 special meeting.
~rs. Carry made s correction Co :he minutes of February I~, 1995: Page
item E, ~rs. Carry disqualified herself because she is a neighbor cE ~he
applicant. ^ motion was made by Mr. ~oore, seconded by Mrs. Carry and
voted unanimously co approve the February 1~, 1995 minutes as amended.
^ morion vas made by H~. Moore, seconded by Mrs. Carry and voted unanimously
~djourn the meeting st 8:40 P.M.
R"specCfully submitted,
~baron ~uf:e
R~cnrding
BERLIN PLANNING COMMISSION
The March 14, 1995 meeting of the Berlin Planning Commission was called to order at
7:00 P.M. by chairman Dennis Kern. Those present were Bruce Moore; Timoth~ Zigmont;
Joan Carey~ Ronald Edelson, alternate seated for Eileen Meskill; Susan Wiley, alternate;
Brian Miller, Town Planner; and Sharon Guite, Recording Secretary. Eileen Meskill and
Amy Cobuzzi were absent.
Before the public hearing began~ Mr. Kern asked all present to Stand for a moment of
silence in memory of Joseph Suranna, chairman of the Zoning Commission, who passed
away on March 13, 1995.
1. PUBLIC HEARING. Mrs. Carey read the legal notice of the public hearings to
consider the following:
Subdivision application of Lucy Grala for a 23 lot open space subdivision at
Lot 9, Block 71, Norton Road and Stillmeadow Drive. Mr. Zigmont disqualified
himself for this item. Attorney John Matulis introduced Mrs. Grala and
presented the plans. The property consists of 35.5 acres, of which 14.6 acres
will be conveyed to the Tow~ aa open space adjacent to Bicentennial Park and
the Lion's Memorial Pool. Bart Bovee detailed the plans and described the
storm drainage system. The subdivision includes 1200 feet of new pavement
in a loop. Sidewalks are proposed for the outside of the loop. Access to
the open-space area is provided from Norton and the proposed street. An
access strip is also provided to the MidConn Bank property to the south. Ail
lots will be served by public water and sewer. The developer is proposing a
sanitary pump station which would be available for tie-in of future development
of the MidConn property. The plans protect the existing tree line by keeping
lots and house locations away from it as much as possible. The site has been
f~la~ned for zero runoff impact and Mr. Bovee believes the plans will eliminate
,/,~n~rosion problem which has been effecting the Lion's pool in recent years.
,~ne"applic~ requests three waivers:
~' ~'1. '~ax~,'m slope requirement be increased to 3 75%
,-~ ~:' ~.'~- ,- · the intersection
~ -,~i,~-~tillmeadow Drive. at
~.~, r"2' ~uffer requirement be reduced from 100 fe
~k -- ~ .~ et to 75 feet on the
~7 ~- ~-~., A~terly side of Lot 9-19.
~, ~' 3g~T~e buffer requirement be reduced from 100 feet to 50 feet on the
'>-: ~ ~Outherly property lines of Lots 15,16,17,18 & 19.
C'Mr.~Ke~'h asked for co~nents from the
~ public:
Tom Pava~o of 56 Steepleview Drive asked about the size of proposed lots.
Attorney Matulis said they range from half acre. to over an acre, with most
being close to 3/4 of an acre. Mr. Pavano stated that he is concerned that
smaller lots in this subdivision will decrease the property value of acre
lots on Steepleview Drive. He also stated that covenants were placed on
lots in the R&S subdivision regarding size of houses, building materials,
type of pools, etc. and he requested that these same covenants be placed on
deeds in the new subdivision for continuity in the area. Attorney received
a copy of the covenants and he will discuss them with Mrs. Grala.
Donald Munson of 804 Kensington Road does not support the open space
subdivision and would rather see the property developed as conventional
R-43 lots.
Richard Lee of 47 Steepleview Drive has the same concerns as stated by
Mr. Pavano. He feels smaller lots will mean smaller houses and will lower
the property values on Steepleview Drive.
Jim Norton of 36 Steeplevtew Drive is concerned with increased traffic with
the extension of the road. He is also concerned with size of the lots.
Mary Orzolek of 35 Timberwnod Road owns a lot on Steeplevtew Drive and is
concerned with smaller lots in the proposed subdivision and the layout of
the lots.
Attorney Jim Ripper, representing MidConn Bank who owns abutting property,
stated that MidConn supports the application and would be concerned if access
to their property shifted in anyway.
Attorney Matulis stated that Mrs. Grala has shown consideration for her
neighbors and he is sure she will take consideration the comments made at
the public hearing.
Mr. Kern closed this public hearing at 8:45 P.M.
Mr. Zigmont was reseated.
b. Resubdivtsion application of Chase Retail G.P. Corp. for a three lot
subdivision at Lot 28, Block 83, Webster Square Road. As a result of plans
by Food Mart to relocate and expand in the Railroad Salvage building,
creation of a separate lot is necessary for financing purposes. The
applicant requests a waiver of the sidewalk requirement. Economic Development
Director, Charles Karno, stated his support of the project and that the
requirement for sidewalks would create a hardship on the viability of the
project. Mr. Kern asked for comments from the public=
Susan Hill of 40 Farmington Avenue stated that she would rahter see the
developer invest in more landscaping and facade work rather than in
sidewalks which would lead to nowhere.
Commission members expressed concern with facade renovations being done
in phases, they are concerned that facade work will remain incomplete for
long period of time.
~.~ ... ~
~ubd.i~.~.~n application of Raymond Ziegler for a two lot subdivision at
~t 7~'~0%k 91, Lower Lane. The proposal is to split off an 8.9 acre
[zi p~rcei~.~: the rear, which abuts McGee School property, to be deeded to the
~:~ Tcn~n.,c~here were no comments from the public.
yff l~ts ~d~l~c hearing was closed at 9:25 P.M.
AUDIk'N~E OF CITIZENS
Larry Buck introduced Mr. and Mrs. Knaus who own land on Lamentation Mountain
and are part of the group who, along with Mr. Buck, submitted a report on old
roads on the mountain.
problems relative to her property and Evergreen Estates.
Susan Hill-of 40 Farmington Avenue submitted a letter to the Commission listing
has invest/gated Evergreen Estates subdivision and found Mr. Mn[l/er stated that he
bond only for the one lot with the existing house which is now owned by Susan Hill.
final approval with a
If work is not complete the bond for Work on the lot can be called in August.
OLD BUSINESs
a. Site plan application of General Equities, Inc. for a new 3100 square foot
gasoline filling station and a 10,041 square foot building addition at
'-' Lots 16B, 17, 17A, and 17S, Block 84A, and Lot l, Block 85, Mill Street.
The application has received approval from IWWC. A motion was made by
Mrs. Carey, seconded by Mr. Edelson and Voted unani~ouely to table action,
as requested by the applicant.
b. Request of Knaus Development for acceptance of White Oak Drive and related
rights of way for the Riverbend Business Park subdivision. A motion was
made by Mrs. Carey, seconded by Mr. Moore and Voted Unanimously to recommend
to the Executive Board acceptance of White Oak Drive and related rights of
way in the Riverbend BuSiness Park, subject to the following:
1. Receipt of the maintenance bond.
2. Adequate documentation.
c. Grala proposed open space subdivision, Norton Road and Stillmeadow Drive.
A motion was made by Mr. Edelson, seconded by Mrs. Carey and voted
unanimously to table action.
d. Proposed resubdivision of Chase Retail G.P., WebsterSquare Road. A motion
was made by Mr. Edelson, seconded by Mrs. Carey and VOted 3-2 to waive the
Sidewalk requirement. Because the motion on the waiver needed a 3/4 VOte,
Mr. Kern voided the motion. A motion was made by Mr. Zigmont, seconded by
Mr. Moore and Voted 3-2 to approve the application with sidewalks along
Webster Square Road subject to the following:
1. Standard configuration of sidewalks waived to minimize i~pact on
the existing development.
2. Filing of cross parking and utility easements.
3. Receipt of the bond to be set by staff.
Mr. ~Oore, Mr. Ztgmont and Mr. Kern VOted in favor and Mrs. Carey and
Mr. Edelson voted against the mot/on.
e. Proposed resubdivision of Ra ond
Mr. Zigmont, Seconded by ~_, Ziegl~r, Lower Lane. A mo
~5 resubdivision approval.J Mr ..... son eno voted unanimously
~? ~r°P~;;~revisions to the site plan of PEP Boys, Ine for a new !
,?~' ~_~ot r~t~iil building and a 2,7?2 Square foot bank at' ?,335 Square
b. Discussion of preliminary sketch layout of a nine lot residential subdivision
of MidConn Bank, Stillmeadow Drive. The property contains 12.15 acres and
the sketch shows 8 frontage lots and one rear lot on a temporary cul-de-sac.
The CommiSSion will visit the site next month.
c. Petition of Mayor Robert Peters to amend Section X.C.2.a - Fill Permit of
the Zoning Regulations to require the filling operations not increase
stormwater runoff onto other properties or otherwise create drainage problems
on other properties. A motion was made by Mr. Zlgmont, seconded by
Mr. Edelson and voted unanimously to recommend to the Zoning Commission
approval of the amendment for the following reasons:
1. The amendment enforces the Zoning Regulations.
2. The amendment Conforms to the Plan of Development.
d. Petition of Economic Development Director Charles Karno to amend Section XI.S.4. -
Home Occupations of the Zoning Regulations to allow for the sale of items by
mail order or electronic means. It was the consensus of the Commission to
add "where distribution is done off premises" to the ro
motion was made by Mr. Edelson, seconded by wr u P posed amendment. A
to recommend to the Zoning Commission - ....moore and Voted unanimously
amendment for the following reasons: approval of the proposal with the above
1. The proposal enhances the economy of the Tow~.
2. It conforms with the Plan of Development.
e. Excavation permit request of Howard Asal Construction Company, Inc. to
excavate 10,000 cubic yards, apProximately 4.5 acres, of material at Lot llJ,
Block 73, Old Farms Place. A motion was made by Mr. Zigmont, Seconded by
Mr. Edelson and voted unanimously to recommend to the Zoning Commission
approval of a two year extension of the Permit subject to all Standard
conditions and the following:
l. Visit of the site by Tow~ Engineer to make sure site is SeCure and
siltation pond is clean.
6O
................. -~. ~xc~vation permit request of Norman Munson to excavate 5,000 cubic yards,
approximately 6.5 acres, of material at Lots 11 & liD, Block 71. Norton Road.
A motion was made by Mr. Zigmont, seoonded by Mrs. Carey and voted unanimously
to recommend to the Zoning Co~aission approval of the permit subject to the
standard conditions ahd the following:
1. Inspection by Town Engineer for a 2:1 slope and that siltation pond is
clean.
g. Special permit application of the City of New Britain to construct a baseball
stadium in Willowbrook Park, New Britain Road. Peter Ledger and'Brian Humas
presented the plans and described parking. Traffic flow within the parking
lot was discNssed. A public hearing will be held on April 11, 1995.
h. Proposed subdivision of Redcoat Rome Builders for two lots at Lot 47, Block 53,
cu2~Percival Avenue. A public hearing will be scheduled for April 11, 1995.
~ ~- ~ ',~
i~R_'.e~?bd~vi,~.~n application of Thomas J. Mauls, et al., Lot 6-1, Block 90,
c- F~ur ROd~o~d. A public hearing will be scheduled for A ril 11 1
~f ~ ~o:'~ >2/~ P , 995.
J~ l~rel/mi~axy subdivision application of Edward P. Dutkiewicz. et. al. for
~ne~ts..at Orchard Road and Metacomet Drive, North Range, Section 1.
~Z ~PUg~J~earing will be scheduled for April 11, 1995.
OT~-C~ISSIO~SI~SS
a. ~nu~es of the February 28, 1995 meeting. Mr. Kern noted ~hat the following
should be added to the third paragraph under "Old Business": "and examine
open space regulation procedures". A motion was made by Mrs. Carey, seconded
by Mr. Moore and voted unanimously to approve the February 28, 1995 minutes
as a~nded.
b. Site improvement of Cornerstone Development, 612 Pour Rod Road, was discussed.
~. Kern disqualified himself and seated Ms. Wiley in his place for this item.
~. Zigmont assumed the chair. A letter was received from Progressive
Co~unication Supply, Inc. relative to their concerns with the snow shelf
issue and landscaping. A neighbor has also complained about water draining
onto her property. A ~tion was made by Mr. Edelson, seconded by Ms. Wiley
and voted unanimously to accept the changes in the snow shelf plan as submitted
by Bart Bovee and allow the proper grading to be done by the April I1, 1995
meeting or the bond will be called.
Mr. Kern was reseated.
c. Larry Buck and Jim Tithe discussed their report on old roads on Lamentation
Mountain. They claim that a State Statute, passed in 1961, ~de pathways
on the mountain to~ roads. ~e Co~ission will refer the matter to
Corporation Counsel.
d. Discussion of correspondence from Susan Hill regarding Evergreen Estates
subdivision took place earlier in the meeting.
e. A motion was ~de by ~. gdelson, seconded by Mrs. Carey and voted unani~usly
to authorize pa~ent in the amount of $1400 to Rod Hewitt for work completed
in the LaFla~e subdivision.
f. A ~tion was ~de by ~. Edelson, seconded by Mrs. Carey and voted unani~usly
to authorize staff to contract with Rod Hewitt to complete work in the
LaFla~ subdivision for $650.
g. A ~ion was ~de by ~s. Carey, seconded by Mr. Edelson and voted unani~usly
to completely release the bond of Harvey Industries, Woodla~ Road.
h. The following mylars were signed:
?We~er Run subdivision, Section II, Wethersfield Road
~Zi~ler su~dlvision, ~wer Lane
~i No-co~tons were discussed
voted unanimously to find the plans in confo~nce with regulations and the
Plan of Development.
k. A~tion was ~de by Mr. Moore, seconded by ~. Edelson and voted unani~usly to add this item to the agenda. A motion was made by ~s. ~rey, seconded by
~. Edelson and voted unanimously to authorize s=aff to start public improvements
to Alling Court.
A~tion was made by Mrs. Carey, seconded by Mr. Edelson and voted unanimously to
adjourn the meeting at 11:45 P.M.
Respectfully submitted,
Sharon Guite
Recording Secretary