2018-07-12 Berlin Planning and Zoning Commission
Regular Meeting Minutes
I Call to Order
The Berlin Planning and Zoning Commission held a Regular Meeting on July 12, 2018 in the
Town Council Chambers, Berlin Town Hall, 240 Kensington Road, Berlin, Ct. The meeting was
called to order at 7:00 p.m.
In attendance
Chairman Bruce Moore
Commissioners Curtis Holtman; Kevin Murphy; Jon-Michael O'Brien; Brian Rogan; Joan
Veley; Steve Wollman
Alternate Commissioners Steven Biella, Jr., Diane Jorsey
Town Planner Marek Kozikowski,AICP
Absent
Alternate Commissioner Lyle Menard
II Approval of Minutes
a. June 28, 2018
Commissioner Veley moved to approve the minutes, as presented.
Commissioner Holtman seconded the motion which carried unanimously.
Appropriate commissioners abstained.
III Schedule Public Hearings
a. Special Permit Use and Site Plan Amendment applications of Nichole M. Vega,
for a Hair Salon at 250 Berlin Turnpike, Zoned PS-B
Suggested Date: July 26, 2018
Commissioner Veley moved to schedule the public hearing for July 26, 2018.
Commissioner Jorsey seconded the motion which carried unanimously.
b. Special Permit Use and Site Plan Amendment applications of Wendy J. Weber for
a restaurant at 250 Berlin Turnpike, Zoned PS-B
Suggested Date: July 26, 2018
Commissioner Veley moved to schedule the public hearing for July 26, 2018.
Commissioner Jorsey seconded the motion which carried unanimously.
c. Special Permit Use and Site Plan Amendment applications of Krys Santora for
an auto repair business and car wash at 502 & 522 Berlin Turnpike, Zoned BT-1
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Berlin Planning and Zoning Commission Meeting Minutes—July 12, 2018
Suggested Date: August 9, 2018
Commissioner Veley moved to schedule the public hearing for August 9, 2018.
Commissioner Jorsey seconded the motion which carried unanimously.
IV Public Hearings
a. Special Permit Use and Site Plan Amendment Applications of Entersolar
for a Solar Ray Addition- Industrial,at 225 Episcopal Road in the GI-2 zone
(Continued from June 28, 2018)
Mr. Guy Hesketh,P.E.,Hesketh Association,stated the plan before the commission is Phase III. He
stated he had submitted a revised plan with minor revisions. The array and configuration have not
changed. There will be less trenching and the paths have increased. A fence will be interconnected
and as required by the Fire Marshal,a 3 foot emergency access gate with a push bar will be
installed. The trenching to the electric room will be re-done. Some screening is shown on the plan.
A double row of staggered evergreen—fir and spruce trees,not arborvitae- will be planted. When
mature,the buffer will fill in.
Mr. Hesketh stated he agrees with the conditions, as stated in Mr. Kozikowski's staff report. On
July 10,2018,the Inland Wetlands and WaterCourses Commission had acted favorable regarding
their application. In accordance with the town's regulations, 75%of the total energy produced by
the array will be used at the site. Additional screening will be added. A report describing how the
panels are designed to minimize glare has been submitted for the record. Regarding Commissioner
Holtman's concern for glare at a particular time of day, he stated some reflection was noted. He
stated his opinion the sun's filtering through the trees had more impact. The submitted report shows
the reflection is minor,and the panels can be used by airports. The railroad tracks on the site will be
removed. The solar panels will occupy less than 30%of the site. The sediment logs of wood fiber
material will be staked and act as a silt fence;they will be removed upon stabilization. He stated a
representative from Entersolar was present at this meeting to answer any questions.
Commissioner Rogan asked for information regarding the size of the spruce and fir trees.
Mr. Hesketh replied the height of the plantings will be 6 to 7 feet tall;the solar panels are 8 feet.
Commissioner Rogan stated it will be years before coverage is achieved.
Mr. Hesketh stated the trees may need to be cropped as their mature heights can reach 40 feet.
Berlin Planning and Zoning Commission Meeting Minutes—July 12 2018
Mr. Kozikowski asked if the spacing will be adequate for the health of mature trees.
Mr. Hesketh stated his landscaped architect recommends the proposed standard spacing,as
proposed by the American Landscaping Association.
Mr. Kozikowski asked if the commission approves the application,will the applicant agree to plant
the landscaping first.
Mr. Hesketh stated he"doesn't see a problem"with agreement to that condition.
Commissioner Veley asked if there is proposed landscaping along Deming Road,along the rear of
the project.
Mr. Hesketh stated there is not.
Commissioner Murphy moved to close the hearing.
Commissioner Wollman seconded the motion which carried unanimously.
Commissioner Murphy moved to next consider the following two agenda items.
Commissioner Veley seconded the motion which carried unanimously.
V Old Business
a. Site Plan Amendment of Alan Bongiovanni, B.G.I., for a proposed
addition to an existing building, 40 New Park Drive in the PI zone
Ms. Lori Budney, Berlin, stated the project had received Inland Wetlands and WaterCourses
approval at its July 10, 2018 meeting.
Mr. Kozikowski stated should the commission move forward with an approval of the application,
internal elevations and floor plans should be submitted and selection of color and materials
reviewed with staff.
Ms. Budney stated the building will be "open" and floor plans will not be needed.
Commissioner Wollman moved to approve the application, subject to the applicant's working
with staff regarding elevations and colors.
Commissioner Holtman seconded the motion which carried unanimously.
b. Special Permit Use and Site Plan Amendment Applications of Entersolar
for a Solar Ray Addition- Industrial,at 225 Episcopal Road in the GI-2 zone
Berlin Planning and Zoning Commission Meeting Minutes—July 12, 2018
Commissioner Wollman moved to approve the application,subject to the applicant's working with
staff regarding any comments and installing landscaping first.
Commissioner Holtman seconded the motion which carried unanimously.
Chairman Moore read the Call of the Hearing for the following:
Commissioner Murphy moved to combine the three public hearings.
Commissioner Holtman seconded the motion which carried unanimously.
c. Proposal of Marek Kozikowski, AICP, Town Planner, for a zoning text
amendment to the PS-B Zone—Add Special Permit Uses
Chairman Moore stated Mr. Kozikowski had done an excellent job in providing the commission
with background information.
Mr. Kozikowski stated the PS-B zone had been originally designed for community shopping
centers and office parks. Historically, uses were not specified and in 2003 they were more
defined, but some common uses that would do well were not stated. He stated more uses will
need to be studied.
Commissioner Jorsey asked if the regulations have a definition of personal services.
Mr. Kozikowski replied they are not defined; however, typically the service is a one to one
service, for example, a hair salon. In this zone,the use would be proposed to require a special
permit which would allow the opportunity for a close review by the commission.
Commissioner Jorsey asked if this amendment would allow for day care.
Mr. Kozikowski replied it would not. He noted day care is called out in specific zones and has
specific regulations. He stated this amendment would allow uses such as karate studios, dance
studios, and extra tutoring establishments—uses which are consistent with land use patterns and
common throughout the state.
Commissioner Wollman moved to close the hearing.
Commissioner Jorsey seconded the motion which carried unanimously.
d. Proposal of Marek Kozikowski,AICP, Town Planner, for a zoning text
amendment to Modify Regulations for Notification to Property Owners
Commissioner Wollman moved to close the hearing.
Commissioner Holtman seconded the motion which carried unanimously.
Berlin Planning and Zoning Commission Meeting Minutes—July 12, 2018
e. Proposal of Marek Kozikowski, AICP, Town Planner, for a zoning text
amendment to Modify Regulations for Posting of Property
Commissioner Murphy moved to close the hearing.
Mr. Kozikowski noted a small omission from the proposed regulations. The contents of the
former size of the letters should have been crossed out; otherwise, the proposal is correct.
Commissioner Veley seconded the motion which carried unanimously.
V Old Business
c. Proposal of Marek Kozikowski, AICP, Town Planner, for a zoning text
amendment to the PS-B Zone—Add Special Permit Uses
Commissioner Veley moved to approve the proposal for the zoning text amendment to the PS-B
Zone.
Commissioner Holtman seconded the motion which carried unanimously.
d. Proposal of Marek Kozikowski, AICP, Town Planner, for a zoning text
amendment to Modify Regulations for Notification to Property Owners
Commissioner Murphy moved to approve the proposed motion to approve the zoning text
amendment.
Commissioner Veley seconded the motion which carried unanimously.
e. Proposal of Marek Kozikowski, AICP, Town Planner, for a zoning text
amendment to Modify Regulations for Posting of Property
Commissioner Wollman moved to approve the zoning text amendment.
Commissioner Veley seconded the motion which carried unanimously.
VI Commissioners' Comments
VII Adjournment
The meeting adjourned at 7:35 p.m.
Respectfully submitted,
RECEIVED FOR RECORD
BERLIN TOWN CLERK
Frances M. Semnoski 20I B JUL 18 PM 1: 13
Recording Secretary i/
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