2019-04-11 Berlin Planning and Zoning Commission
Regular Meeting Minutes—April 11,2019
I Call to Order
The Berlin Planning and Zoning Commission held a Regular Meeting on April 11, 2019 in the
Town Council Chambers, Berlin Town Hall, 240 Kensington Road, Berlin, CT. Chairwoman
Joan Veley called the meeting to order at 7:00 p.m.
Also in attendance
Commissioners Curtis Holtman, Diane Jorsey, Steve Wollman, Timothy Zigmont(joined the
meeting at 7:20 p.m.)
Alternate Steve Biella, Jr. (Acting Secretary for this meeting)
Town Planner Marek Kozikowski
Absent
Commissioners Jon Michael O'Brien, Brian Rogan
II Approval of Minutes
a. March 7, 2019
The required number of commissioners were not in attendance. No action taken.
b. March 21, 2019
The required number of commissioners were not in attendance. No action taken.
III Schedule Public Hearings
a. Text Amendment proposed by Planning& Zoning Staff to create §VIII.G Berlin
Turnpike Development Zone (BTD) in the Berlin Zoning Regulations
Suggested Date: May 2, 2019
Commissioner Wollman moved to schedule the public hearing for May 2, 2019.
Commissioner Jorsey seconded the motion which carried unanimously.
b. Map Amendment application of Himanshu Patel to change 0 Berlin Turnpike,Map
21-4,Block 119, Lot 2 from the R-43 zone to the BT-1 zone on the Berlin Zoning
Map
Suggested Date: May 16, 2019
Commissioner Wollman moved to schedule the public hearing for May 16,2019.
Commissioner Jorsey seconded the motion which carried unanimously.
c. Text Amendment application of Admir and Merham Cecunjanin to add §VI.G.3.dd.
Vocational schools operated for profit as a special permit use in the BT-1 zone in the
Berlin Zoning Regulations
Suggested Date: May 16, 2019
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Berlin Planning and Zoning Commission Meeting Minutes—April 11, 2019
Commissioner Wollman moved to schedule the public hearing for May 16,2019.
Commissioner Jorsey seconded the motion which carried unanimously.
d. Text Amendment application of Rio Vista Associates LLC to create §VIII.I
Affordable Residential Planned Development(ARPD) in the Berlin Zoning
Regulations
Suggested Date:June 6, 2019
Commissioner Wollman moved to schedule the public hearing for June 6, 2019.
Commissioner Jorsey seconded the motion which carried unanimously.
e. Map Amendment Application of Rio Vista Associates LLC to rezone 13 lots,Map
22-4,Block 155, Lots 1-8 and Map 23-1,Block155,Lots 9-13, on Atkins Street from
the R-43 zone to the proposed ARPD zone on the Berlin Zoning Map
Suggested Date:June 6, 2019
Commissioner Wollman moved to schedule the public hearing for June 6,2019.
Commissioner Jorsey seconded the motion which carried unanimously.
f. Subdivision Application by the Town of Berlin to subdivide 3.83 acres consisting
of three lots into four lots and a new roadway on property located at 889, 903
and 913 Farmington Avenue in the CCD-2 zone and the Kensington Village
Overlay District.
Suggested Date May 2, 2019
Commissioner Wollman moved to schedule the public hearing for May 2,2019.
Commissioner Jorsey seconded the motion which carried unanimously.
IV Commission Business
a. Façade Application of Natalena Fantozzi, Dynasty Jewelers/Dragonfly
Design, 1064 Farmington Avenue in the CCD-2 zone
Mr. Frank Fazzi stated he is Ms. Fantozzi's brother. He stated the work will freshen the look of
the building; the brick will be kept and very dark blue awnings will be added. In response to
Commissioner Jorsey's stating the handling units on the roof top somewhat distract from the
attractiveness of the site, Mr. Fazzi stated the roof line will be made somewhat higher and may
help conceal the heating and air conditioning units.
Mr. Kozikowski suggested a lattice encasement in a complimentary color on two or three sides
may also help block the view.
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Berlin Planning and Zoning Commission Meeting Minutes—April 11, 2019
Mr. Fazzi stated he would work to address this issue.
Regarding Chairwoman Veley's questioning the landscaping, Chris Edge, Director of Economic
Development, stated there had been some discussion about landscaping with the Economic
Development Commission. He stated the applicant will talk to a landscape architect, develop
concepts, and come back to the commission.
Mr. Kozikowski stated a free standing sign was a part of the application. Details of the sign are
needed. A building permit for zoning compliance will need to be submitted for any sign for the
project.
Commissioner Jorsey moved to approve the application, subject to staff comments.
Commissioner Holtman seconded the motion which carried unanimously.
b. Façade Application of AMG Retail 1, LLC (Atlantis Fresh Market),
1289 Farmington Avenue in the CCD-2 zone
Speaker, Tracy, Manager, stated the inside of the site has been re-done.
Mr. Christopher Edge, Director of Economic Development, Town of Berlin, stated the work will
include stucco,paneling, windows, and flashing around the roof.
Mr. Kozikowski stated details need to be submitted regard the new sign. All signage will need
building permits and zoning review.
Commissioner Jorsey moved to approve the application, subject to staff review and notes.
Commissioner Biella seconded the motion which carried unanimously.
c. Site Plan Modification for new retaining wall exceeding 4 feet proposed at TOMZ
Corporation located at 47 Episcopal Road in the GI-2 zone
Mr. Kozikowski stated in June of 2018, TOMZ had received approval for four additions to the
existing building for additional manufacturing and expanded office and cafeteria space, new
parking, modify existing parking,truck only access drive, utility improvements and related site
improvements. As part of the approvals, an electric cabinet for the solar panels was to have been
moved; however, it has been determined it would be cost prohibitive to move it and it will
remain where it is. A retaining wall will need to be constructed and, as required by the zoning
regulations, if the wall will be higher than 4 feet tall, Planning and Zoning Commission approval
is required. The engineered plan has been reviewed by the Building Inspector.
Commissioner Zigmont joined the meeting at this time (7:20 p.m.).
Commissioner Wollman moved to approve the site plan modification.
Commissioner Holtman seconded the motion which carried unanimously.
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Berlin Planning and Zoning Commission Meeting Minutes—April 11, 2019
V New Business
a. Special Event Application of Kent McLaughlin on behalf of TNT Fireworks
to erect a temporary tent and sell Connecticut legal fireworks from June 19, 2019
to July 6, 2019 at 1943 Berlin Turnpike in the BT-1 zone
Mr. Ken McLaughlin, TNT Fireworks, stated the company has been selling fireworks in Berlin
for the last eight years and the plans haven't changed. This year's event will be held from June
19th to July 6th; all proper permits will be obtained.
Mr. Kozikowski stated the hours of operation will be 9:00 a.m. to 10:00 p.m. Monday through
Thursday and 9:00 a.m. to 11 p.m. Friday through Sunday. There have been no zoning issues in
past years' sales; temporary permits will be required; and the Fire Marshal stated a compliance
inspection will be done.
Commissioner Wollman moved to approve the application.
Commissioner Jorsey seconded the motion which carried unanimously.
b. Site Plan Amendment of Jim Bamman on behalf of Centrica Business solutions
for the rooftop installation of solar modules and ground mounted inverters for
Building 1 and Building 2, CWPM Berlin, 415 Christian Lane in the GI zone
Mr. Jim Bamman stated the rooftop installations will have minimum setbacks of 4 or 7 feet.
Mr. Kozikowski stated they will not be visible from the road.
Mr. Bamman submitted engineering reports verifying the roof and structure can accommodate
the weight.
Mr. Kozikowski stated the height will not exceed the allowable maximum height for the zone; in
accordance with compliance with the zoning regulations for exteriors of collectors and related
equipment,the finish will be non-reflective; and, as there is no increase in impervious surface,
drainage mitigation is not needed.
Commissioner Jorsey asked if snow load is considered with regard to the engineered report for
handling the weight.
Mr. Kozikowski stated he will have the Building Official verify that it is.
Commissioner Wollman moved to approve the application, subject to Fire Marshal inspection.
Commissioner Holtman seconded the motion which carried unanimously.
VI Public Hearings
Items a. and b. are continuations. Acting Secretary Biella read the Call of the Hearing for
Item c.
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Berlin Planning and Zoning Commission Meeting Minutes—April 11, 2019
a. Special Permit and Site Plan Amendment applications of K Brothers LLC for a
gas station and convenience store at 301 Berlin Turnpike
(Continuedfrom March 7, 2019)
Mr.Nadeem Khalid stated Zoning Board of Appeals approval for the project has been received.
He discussed staff comments, including fencing and landscaping for the drive-thru area, Water
Department comments, and fencing for the dumpster. He stated any town comments will be
addressed. The Deming Road access will be closed. Regarding the traffic flow on the site, Mr.
Khalid stated much study was done with a traffic engineer and they feel "comfortable"with the
design. Mr. Khalid stated he will address the maintenance program for the oil separators.
Mr. Kozikowski stated a note will be required to be placed on the plan regarding the
maintenance of the oil separators.
Commissioner Wollman moved to close the public hearing.
Commissioner Jorsey seconded the motion which carried unanimously.
b. Special Permit and Site Plan applications of Edgewater Townhomes LLC to
demolish an existing building and storage structures and build thirty residential
units in five buildings at 2718 and 2730 Berlin Turnpike in the POR zone
(Continuedfrom March 21, 2019)
Mr. Brian Demko, Cole & Son, Plantsville, CT, stated the site is located in the Planned Office
Residential zone and is currently the site of ADF Industries, an industrial contractor. The
property has public water and sewers and is bounded by Silver Lake, residential property to the
south and commercial property to the north. Their project is to construct five buildings with 6
residential units in each. Two curb cuts will close and two others will be reduced.
Approximately 25,000 s.f. of impervious surface will be removed. He reviewed proposed storm
water plans which will use the most environmentally friendly methods.
Mr. Philip Barlow, TO Design,New Britain, CT, Landscape Architect, stated there will be a
three foot high berm along the Berlin Turnpike. It will have evergreen and deciduous plantings.
Individual gardens in front of the residential units will have low growing evergreen shrubs. The
site will also have an open area with a lawn to be used as a recreational area.
Regarding the back of the property which leads to Silver Lake, Mr. Demko stated a consultant
working with the Land Trust and the Inland Wetlands and WaterCourses Commission, has
recommended not disturbing the area as any digging could cause erosion. The intent is to
remove invasive species at the roots.
Mr. Donald Klepacki, Edgewater Townhomes LLC, stated the plan is to create a relatively clear
pathway to Silver Lake to allow access for canoes and kayaks to be carried to the water. The
consultant has given approval to top some trees and remove some invasive, small growth to
allow a better view of the lake.
Commissioner Jorsey asked if maintenance of the small gardens in front of the units will be the
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Berlin Planning and Zoning Commission Meeting Minutes—April 11, 2019
responsibility of an association. She asked if the invasive plantings which will be cut leaving
rooted masses to be removed in order to hold the bank would be treated to keep from growing.
Mr. Barlow stated the roots will be treated as recommended by the consultant, using something
safe for Silver Lake. He stated the consultant has given them a list of recommended products.
Mr. Klepacki stated at this time,the plan is to rent the residential units.
Mr. Chris Edge, Director of Economic Development, Town of Berlin, stated support for a
"quality project for a challenging site". He stated his support of Mr. Klepacki's reputation as a
developer.
Mr. Demko stated the fence along the Berlin Turnpike will be a picket fence and will be installed
as a decorative accent only, not as a barrier. The path to the lake will have pervious material in
order to not create sheet flow. Lighting and signage were reviewed.
Commissioner Jorsey moved to close the public hearing.
Commissioner Biella seconded the motion which carried unanimously.
c. Special Permit and Site Plan applications of Christopher Cote, Empire All Star
Cheerleading & Gymnastics for a change of use from commercial/industrial use
to an athletic training facility consisting of cheerleading and gymnastics at
205 Christian Lane in the GI-2 zone
Mr. Chris Cote, Meriden, CT, co-owner of the business, stated the site will have full services for
training, including tumbling, cheerleading, competitive cheerleading and gymnastics for boys
and girls aged 5 through 18 years old. The athletes train year round and competitive events are
held in the New England area as well as national events. When an event is held,typically 40
families attend and 20 parking spaces will be needed. Their plan shows 30 spaces and they will
work with the property owner to ensure there is no issue regarding parking. Hours of operation
are Monday through Friday, 1:00 p.m. to 8:00 p.m., and Saturday 9:00 a.m. to 1 p.m. The
participants are usually dropped off, with a typical drop-off percentage as 90%. He had
researched many sites prior to finding this location which, as a new building, is clean and has
high ceilings, necessary floor space and an open flow plan.
Mr. Kozikowski stated there is adequate parking. This application has an allowed use, as just
recently approved by a zoning amendment. He stated any special event should be first be
reviewed with town staff and coordinated with the Police Department and-Fire Marshal. The
Health District has noted proper licenses should be obtained; however, no food is planned to be
served.
Mr. Chris Edge, Director of Economic Development, Town of Berlin, stated his enthusiastic
support of the proposal.
Mr. Vincent Brescia,Newington, CT, property owner, spoke in favor of the proposal.
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Berlin Planning and Zoning Commission Meeting Minutes—April 11, 2019
Commissioner Jorsey moved to close the public hearing.
Commissioner Wollman seconded the motion which carried unanimously.
VII Old Business
a. Special Permit and Site Plan Amendment applications of K Brothers LLC for a
gas station and convenience store at 301 Berlin Turnpike in the BT-1 zone
Commissioner Wollman moved to approve the application, subject to staff comments.
Commissioner Holtman seconded the motion which carried unanimously.
b. Special Permit and Site Plan applications of Edgewater Townhomes LLC to
demolish an existing building and storage structures and build thirty residential
units in five buildings at 2718 and 2730 Berlin Turnpike in the POR zone
Commissioner Zigmont moved to approve the application, subject to staff comments.
Commissioner Wollman seconded the motion.
Discussion
Chairwoman Veley complimented Mr. Klepacki's reputation for developing sites in Berlin.
The motion carried unanimously.
c. Special Permit and Site Plan Amendment applications of Christopher Cote.,
Empire All Star Cheerleading & Gymnastics for a change of use from
commercial/industrial use to an athletic training facility consisting of cheerleading
and gymnastics at 205 Christian Lane in the GI-2 zone
Commissioner Jorsey moved to approve the application, subject to the applicant's returning for
staff and commission review of any special events to be held.
Commissioner Holtman seconded the motion which carried unanimously.
VIII Commissioner Comments
IX Adjournment
The meeting adjourned at 8:05 p.m.
Respectfully submitted,
Frances M. Semnoski
Recording Secretary
RECEIVED FOR RECORD
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