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2016-04-28 Berlin Planning and Zoning Commission Regular Meeting Minutes—Apri128, 2016 I Call to Order The Berlin Planning and Zoning Commission held a Regular Meeting on Apri128, 2016 in the Town Gouncil Chambers, Berlin Town Hall, 240 Kensington Road, Berlin, CT. The meeting was called to order at 7:00 p.m. In attendance Vice-Chauman Kevin Murphy Commissioners Ronald Edelson, Curtis Holtman Alternate Commissioners Diane Jorsey (seated), Lyle Menard (seated),Nicole Pac (seated) Director of Development Services Hellyn Riggins Excused Chairman Bruce Moore Commissioners Brad Parsons, Joan Veley, Steve Wollman Vice-Chairman Mu�phy annozinced to the audience that the following agenda items would be carried to the May 12, 2016 agenda. No discussion or testimony would take place at this meeting. • Discussion regarding the definition of a Garden Supply Center • Review of a concept plan—Open Space vs. Conventional Subdivision, Black Angus Farm, Kensington Road • Proposed Subdivision Application of George Bushnell for 21ots at Lot 28A/Block 142, Savage Hill Road • Proposed Amendment of Hellyn Riggins, Director of Development Services, to amend the Berlin Subdivision Regulations Section 53:03/Building Square • Proposed Amendment of Hellyn Riggins, Director of Development Services, to amend the Berlin Zoning Regulations Creating Section IV.A.22 Building S quare • Proposed Amendment of Hellyn Riggins, Director of Development Services, to amend the Berlin Zoning Regulations Section IV.A.20.a. Mobile Food Vendors II Approval of Minutes a. April 14, 2016 Commissioner Holtman moved to approve the minutes. Commissioner Edelson seconded the motion. Discussion Commissioner Jorsey stated changes to the minutes. Commissioner Holtman moved to approve the minutes, as amended. Commissioner Edelson seconded the motion which carried unanimously. Berlin Planning and Zoning Commission Meeting Minutes—April 28, 2016 III Schedule Public Hearings a. Proposed Amendment to Berlin Zonin�Regulations of David J. Peichert, co- owner, Concentric Brewin� Co. —to amend Section II.B. Definitions Brewery/Taproom and to add Brewerv/Taproom as a use allowed in the CCD-1 and CCD-2 zones bv Special Permit Suggested Date: May 12, 2016 Commissioner Edelson moved to schedule the hearing on May 26, 2016 due to the lengthy agenda for May 12�'. Commissioner Holtman seconded the motion which carried unanimously. Note to the minutes: The legal notice had been scheduled to be published for the May 12tn hearing date; the hearing will be scheduled for May 12�'in accordance with the legal notice's publication; however, it will be continued to the May 26t1'. b. Excavation Permit of Estates of Berlin LLC to excavate 30,965 cubic yards, 7.0 acres, of material at Lot 41, Block 133, Wethersfield Road Suggested Dates: May 12, 2016 or May 26, 2016 Commissioner Edelson moved to schedule the public hearing for May 26, 2016. Commissioner Pac seconded the motion which carried unanimously. IV Commission Business a. Discussion re ar�d'in�the definition of Garden Su�ply Center—Continued to the May 12, 2016 meeting b. Staff request for interpretation of previous Planning and Zoning Commission action, Versachi property, 1243 Worthington Ridge— Update Only Director Riggins stated she has heard nothing further from Mrs. Versachi or representatives from Best in Backyards. c. Review of a concept plan—Open Space vs. Conventional Subdivision, Black Angus Farm,Kensington Road—Continuecl to the May 12, 2016 meeting V Public Hearings Commissioner Jorsey read the legal notice for the Public Hearings. a. Special Permit Use Application of Silver Rid�e Owners Association. Inc. c/o Imagineers, LLC Speakers Attorney Gregorv McCracken, Perlstein, Sandler & McCracken, LLC, Farmington, CT, stated he is the attorney for the Silver Ridge Owners Association. He stated they are applying for an amendment to the 1997 Special Permit, specifically, for one of the conditions of approval which stated 40 units of housing will be for older persons, as defined by the Federal Fair Housing Act. There are essentially three different neighborhoods, characterized by housing types and 2 Berlin Planning and Zoning Commission Meeting Minutes—April 28, 2016 locations. The Glen has 48 units of duplex and quad housing. The Woodlawn and The Summit are single family homes. The Glen is the only one of the three that is age restricted. The issue is unique to Silver Ridge. Under Fair Housing laws, it is generally not allowed to have one section of a development defined as age restricted. He stated their research has shown The Glen is not a "stand alone" community and would be liable for enforcing restrictions. He had brought the issue to CHRO (Commission on Human Rights and Opportunities), a state agency which enforces fair housing laws in Connecticut, and was told it cannot be done. Should the regulations be enforced, the association could have serious liability issues and costly legal fees. Attorney McCracken stated they are asking for the elimination of the condition of approval from the 1997 Special Permit which addresses age restriction for The Glen. Then, a vote would be taken among the homeowners to change related legal documents. Nothing else will change, the density stays the same—no density bonuses were given at the time of the original approval - and there would be no resulting non-conformities. Director Riggins asked Attorney McCracken to provide the commission with his legal background. Attornev McCracken stated in 1980 he received graduate degrees in urban planning from the University of Illinois and came to Connecticut to work at Robinson Cole, working with both Gordon Buck and Dwight Merriam regarding condominium and land use laws. In 2006,he became a partner in Perlstein, Sandler&McCracken LLC, a firm of five attorneys. He stated although the maj ority of his work is condominium related, he considers himself a land use attorney. Mr. Claude LaMontague, 20 Sea Green Drive, Treasurer of the Silver Ridge Owners Association, submitted a letter and reviewed it with the commission. (Letter attachecl to these minutes—Attachment#1 —2 pages) He stated the Association is asking for help to delete the age restriction condition of the Special Permit of 1997. Director Riggins stated the Association is currently in violation of the Planning and Zoning Commission's approval and if the Special Permit is changed and the required 67% favorable vote , of the owners is not obtained, the Association will remain in violation. Mr. LaMontague stated that is the"impasse"they have to resolve. Mr. Masih Mrvasti, 28 Hawthorne Drive, stated he had purchased his unit three years ago and was told by the Imagineer's that his unit was for residents of 55 years old and older, and that is the primary reason he purchased the residence. He said he may have no choice but to take this issue to court if changes to eliminate the 55+restriction are made to The Glen. Mr. Michael Tadeo, 95 Rosewood, stated when he purchased The Glen unit on July 14, 2014, a document was provided which stated there was no age restriction for their home. He stated his daughter lives with them and is a freshman in high school. They may have no choice except to pursue legal action in order to remain in their home. 3 Berlin Planning and Zoning Commission Meeting Minutes—April 28, 2016 Ms. Vir�inia Hess, 90 Hawthorne Drive, stated her residence was purchased in 2012 and the documents were numerous. She said her attorney and the title insurance company guaranteed her the unit did not have an age restriction associated with it. Ms. Sherri Lan�, 21 Cypress Circle, stated she had purchased her unit specifically because it had the age restriction of 55+. She stated her unit is in a quad. She stated most residents with two and four attached units purchased their homes due to the fact they were age restricted. She stated their units pay a separate fee for maintenance, as well as another maintenance fee for other areas on the site. She stated they would be "out voted" by the other 60 or 80 residents if the other two areas vote to remove the age restriction. She stated she was president of the Association for a time. Director Riggins stated the approval came prior to her being hired by the Town. She said the Town adopted Adult Housing regulations at 100 percent. Several years later,the Town allowed both the 80%-20% and the 100% , to allow for a surviving spouse to remain in a residence. She stated Silver Ridge was never approved under Adult Housing regulations; it was approved as a multi-family project. The developer offered to take 40 units and identify them as adult housing. She stated the requested change would not conflict with current zoning regulations as the project was approved as multi-family, and no density bonuses were given. Ms. Maril, n�, 23 Cypress Circle, stated she had purchased her unit in 2001 and remembered a sign had been posted advertising the 55+ age restriction. She noted construction of remaining units is still continuing on the site. ' Mr. Gus Perrotti, 162 Rosewood Lane,purchased his residence in 2006. He stated fees are , different for each section. ' Ms. A_�, 76 Hawthorne Drive, bought his residence in 2014. She stated, after 2009, The Glen owners bought without being pre-qualified and were misinformed by those involved in the sale and by incomplete documents. She stated they had purchased their home from the Board's president and the agent for the sale was the builder's wife. She stated that she and her husband like the peace and quiet of the development and would prefer not having the potential of numerous children on site. Resident, 6 Honeysuckle Court, stated she had purchased her home in March, 1999 and has enjoyed living in Silver Ridge. She stated if the Special Permit is changed, she will sell. She said she doesn't care what others pay for fees. She stated her opinion she and her neighbors are "48 vs. 60 plus" units. She stated her hope is that the restriction of 55+remains in place. Woman, unidentified, stated her basement is very large and she could easily have three bedrooms in the area. Ms. Marilyn Beal, Cypress Circle, stated her concern to hear the conflict from the residents living in the different areas. She said children are welc�me to use the common area for family visits, but it may be a different matter for those residents living closer together in areas of the 4 Berlin Planning and Zoning Commission Meeting Minutes—April 28, 2016 development. Mr. Claude LaMonta�ue, 20 Sea Green Drive, stated the development is 15 years old and the age restriction in The Glen has not been enforced for almost seven years. In that time the make-up has not changed and he didn't expect it would. He stated he has made every effort to have a Glen representative on the Board of Directors. He stated at the time of three years ago, when recommendations were developed by a Board of five directors, three of them were Glen residents. Mr. Ken Burgess, 22 Cypress Circle, stated he had purchased his home in 2013. He stated monitoring had not been done by the Town and the developer—the documents do not match and they need to move forward to resolve this problem. He stated he had served on the Zoning Board of Appeals for ten years. Attorney McCracken stated their request is not about a zone change, but the terms of the Special Permit. Sixty-seven percent of the homeowners can change the documents. The proj ect is near buildout now, with two remaining units to be constructed. He stated if the Town does not remove the age restriction, the issue could be resolved in two possible ways: (a) A vote of 80% of all residents in the community could create a"development right"to do some things to The Glen. All units in The Glen would turn into a common element and a subdivision could be pursed. Then, they would be able to re-constitute the Glen and create new documents to create a brand new common interest community. Shared items such as roads and water would remain,but three new associations would be formed. Keeping track of all legal documents would be very difficult. (b) Terminate Silver Ridge as a common interest community with an 80%vote. The units would then be reconstituted as two separate communities and a master association. All mortgages, liens and all interests would need to be reconfigures. It would be"incredibly difficult" and costly. He stated"the simplest" solution would to "carve out"the Glen, but that, too, would be very difficult and the banks would have to agree. He stated the Town may have thought the developer would find a way to comply with all applicable legal requirements when the development was underway. He stated a multi-page letter from Robinson& Cole is in the record. Director Riggins stated she will provide the letter to the commission at the next meeting. Mr. Richard Charette, 34 Sea Green Drive, Secretary of the Silver Ridge Associates, stated he had met often with Hellyn Riggins and researched all the minutes of the meetings from 1997 to this date, and the developer never addressed concerns what the problem is on this date. Commissioner Edelson moved to continue the hearing to May 12, 2016. Commissioner Holtman seconded the motion which carried unanimously. A five minute recess was called by Vice-Chairman Murphy. The meeting reconvened at 8:25 p.m. in the same location with the same commissioners seated. b. Proposed Amendment to Berlin Zoning Regulations, Christo�her Edg� Economic Development Director,to add a Special Permit Use (Contractor 5 Berlin Planning and Zoning Commission Meeting Minutes—April 28, 2016 Sho�)to the Planned Industrv (PI) and Planned Industrv 2 (PI-2, zones Director Riggins stated her support of the amendment as there is a need to fill vacant industrial condominiums the compromise this will be done with no outside storage. Commissioner Jorsey read the letter from Mr. Edge into the record. (Letter attached to these minutes—Attachment#2—1 page) Director Riggins stated the language is ambiguous regarding if accessory structures could be permitted for storage. Mr. Edge stated his agreement to strike "inside approved structures" and amend it with"inside". Mr. Doug Certava, 820 Four Road, stated his business' trailer would not be left outdoors. It will be stored in the building or taken off site. Commissioner Edelson moved to close the hearing. Commissioner Menard seconded the motion which carried unanimously. c. Proposal of Director of Development Services Hellyn Riggins to amend the Berlin Zonin�Regulations, A�ricultural Re�ulations (Continued om April 14, 2016) Commissioner Jorsey recused herself from participation in this agenda item. Speakers Mr. David Jorsev, 1092 Edgewood Road, co-owner of the DeMaria Farm, Edgewood Road, stated the commission and participants in the process are working progressively to make the regulations work. He stated more flexibility regarding the farm stores would be an improvement to the regulations. Regarding his business, which specializes in selling Christmas trees, allowing the sale of complimentary items such as tree stands, decorations, fruit products, and maple syrup would help their business. He noted that a farm owner in Rocky Hill is having a problem with the town regarding his blighted site, and the owner has stated he will just sell. Mr. Jorsey noted sites in Berlin such as the Chotkowski property on the Chamberlain Highway and the Laviana Farm on the Chamberlain Highway have a lot of property which could be developed with homes should the owners decide to sell. He said the adoption of the regulations is a process that takes time and working together, as well as involving those with farming knowledge, will result in a good plan's being adopted. Director Riggins stated "associated items"to the retail aspect of a business is a concern. A list will need to be developed. Mr. Liam Mitchell, 1005 Kensington Road, stated he has an extensive background in farming. He spoke about the problems from the infestation of rats which may develop when pens are placed too close to homes or neighboring property lines. He suggested the best plan may be to 6 Berlin Planning and Zoning Commission Meeting Minutes—April 28, 2016 put the adoption of these regulations on hold until a separate commission could be formed to address fhe regulations. Attornev Dennis Kern, on behalf of the Berlin Land Trust, stated he is a member of the Charter Revision Committee and it is reasonably likely that they would act in favor of forming an Agriculture Commission. Regarding the time frame,the final vote may not take place until Novembers, and farmers need these regulations as soon as possible. He stated they are good regulations and will work for Berlin's farmers. Farm stores will bring business to town. Ms. Barbara Ellison, Longview Drive, asked about the re-wording for the definition of garden center. Director Riggins stated she would ask the consultant about the change. Commissioner Holtman moved to continue the public hearing to May 12, 2016. Commissioner Pac seconded the motion which carried unanimously. Commissioner Jorsey was re-seated. �"h�fallowing pu�lzc hearings will nbt be dp��e�d at the Apri[2�, 2016�n�eting� Th�y a�l�vill be a�en�d�zt the�lav l2, 2016 m�eting. d. Proposed Subdivision Application of George Bushnell for 21ots at Lot 28A/Block 142, Savage Hill Road - To b�opene�on Nlay 1�', Z016 e. Proposed Amendment of Hellyn Riggins, Director of Development Services, to amend the Berlin Subdivision Regulations Section 53:03Building Square Tv b�ope�ed on lil�c�y 12, 2016 f. Proposed Amendment of Hellyn Riggins, Director of Development Services, to amend the Berlin Zoning Regulations Creating Section IV.A.22 Building Square - �a be open�d vn 112'�ty 12, 21I16 g. Proposed Amendment of Hellyn Riggins, Director of Development Services, to amend the Berlin Zoning Regulations Section IV.A.20.a. Mobile Food Vendors Ta be opened vn Itlay 12, 2016 VI Old Business a. Special Permit Use Application of Silver Ridge Owners Association, Inc. c/o Ima�ineers, LLC No action taken-agenda item continued to May 12, 2016. b. Proposed Amendment to Berlin Zonin�Regulations, Christopher Ed�e, Economic Development Director, to add a Special Permit Use (Contractor Shop)to the Planned Industrv (PI) and Planned Industrv 2 (PI-2 zones Commissioner Edelson moved to approve the amendment, as amended. All materials and equipment will be stored"inside approved structures"will be struck and the amendment will state all storage will be indoors. The effective date will be May 15, 2016. Commissioner Pac seconded the motion which carried unanimously. 7 Berlin Planning and Zoning Commission Meeting Minutes—April 28, 2016 c. Proposal of Director of Development Services Hellvn Rig�ins to amend the Berlin Zonin�gulations, Agricultural Regulations No action taken—agenda item continued to May 12, 2016. The followin��enda items will be continued to May 12, 2016—no action taken. d. Proposed Subdivision Application of George Bushnell for 21ots at Lot 28A/Block 142, Savage Hill Road Continued to the May 12, 2016 meeting e. Proposed Amendment of Hellyn Riggins, Director of Development Services, to amend the Berlin Subdivision Regulations Section 53:03Building Square Continued to the May 12, 2016 meeting f. Proposed Amendment of Hellyn Riggins, Director of Development Services, to amend the Berlin Zoning Regulations Creating Section IV.A.22 Building Square Continued to the May 12, 2016�neeting g. Proposed Amendment of Hellyn Riggins, Director of Development Services, to amend the Berlin Zoning Regulations Section IV.A.20.a. Mobile Food Vendors Continzced to the May 12, 2016 meeting VII Commissioners' Comments VIII Adjournment The meeting adjourned at 9:15 p.m. Respectfully submitted, Frances M. Semnoski Recording Secretary Qri(q�1� w � �l RECEIVED FOR RECORD, �ERLIN TOWf�CLERK 9��' K�4hryn J..V4'all Dat�: �3 ao�bTime: �°=�5 �m s -, ' , � . . :v f� �a` ��q� , � ` . . . A � Lt YJu 'C� '�Y E1 ' . P\ �gIL��E� I��(�IE ��T� 11�� A��'�g�I�9 �I�CCo � � � �W��n��o h�poi/sroac�°eoan/ � � � � Date: ApriI 25`�',2016 � �o � ,:.�_-,_..-,.�,—��:..=..,......,�.__. ._�..� _� +r o � � F?�.---',.y"f '�fil�'�^f� � � � ,ya To: Planning and Zoning Commission ��",��_�--=��"�� I.;`�^-�:"9:� .:'}w:�r.�4'�"c�`':�:`s" - � .=i N �i From: Board of Directors � �� , � � ` . : � '� N �,rC��:u,.�_�:�o��...�., ; � t _: � �.-:.s�.,..� � �a Re:Application to amend Special Permit `��"'�� r��'� ...e......e....o.o...e...00..oe......00...e........,e........e.e.ea......e.........a..e 1Vlore than s�years ago, an age related dispute with a prospective buyer caused the Board to seek the advice of counsel. After considerable research, it was determined that as presently structured, our Association Documents were flawed and violated Federal Laws with respect to the age restriction language provisions applicable to The Glen. The problem lies in the fact that � SROA is a single Association with only one set of Documents which contain age restrictions language on only a portion of the community, namely the Glen. To our knowledge,this hybrid Association structure is unique not just to Berlin but to the State of CT and probably beyond. We were then advised by counsel to immediately stop qualifying prospective buyers of Units in the Glen in order to eliminate the possibility of significant fines,penalties and lawsuits. Three years ago after much research,the Board presented to Silver Ridge residents the various options to restore the enforceability of its 55+ status. Each was considered too complex, costly or risky .In response to a survey,the homeowners overwhelmingly agreed with the Board recommendations,thereby giving us a clear mandate to continue the status quo of non- enforcement. More than ninety percent of homeowners felt that heeding the advice of counsel, at least in the near term, was the only prudent and sensible choice. ' During the past 6+years, nearly half of the 48 Units in the Glen have cha.nged ownership. As a result, all of these buyers acquired their unit without being required to go through an age qualification process. Knowingly or otherwise it is reasonable to assume a large number would now oppose any attempts to further restrict their ownership by re-imposing the age restrictions in the Glen. _.__ . . In spite of all the commwucations and meetings held by the Board on this issue and the cost/viability of our options,there is still a lot of confusion and misunderstanding in the community about our 55+status. There are even a few who disagree outright with our chosen course of action. So,the Board fmds itself at an i.mpasse. The Association Document says one thing,but our ability to enforce the 55 +language has been compromised. So we asked the homeowners,"If we cannot enforce the age restriction language in our pocuments, why have it at all?The Board believes that now is the time to reconcile our pocuments with the way we have been forced to �� o �� administer them in recent years. So,next fiscal year, we plan to introduce to the community a Document Amendment to drop the age restriction language applicable to The Glen altogether. Ultimately, the Board wants the homeowners to decide for themselves. Shortly,they will have an opportunity to do so. However,before they do, we are here asking the Commission to support us by removing the age requirement condition stated in the Special Permit issued to the developer in 1998. This preliminary but important step is only to make sure that there will be no further points of conflict in the event a proposed SROA Document Amendment is approved by more 2/3 of the Silver Ridge homeowners. � We thank you for your support and consideration. • � ; '' � r,... �; � e � � :,_ ��:;�.��-� :�� C�� - r��,� � � �r,, �, - . . - - �F' � '�'��n,...k�r�.°��.:,?��j . . ,�,.^ ,i . .: . , _ � _ f i �: i� , .:''�,� ' i � ��' ' 'j - I�epartmenf of Economic I�evelopment � �'��`"'`'�' �� ,� March 14,2016 � Hellpn Riggins 4��r�� ._� �� P l�irector of Development Services �-��tt�; �� g;�;;,;-� . Town of Berlin �'��Q�:� E°.�::� ��:;,:��a ':;��;i�s��;; : 240 Kensington Road �-;4, „ ��,�,�� , Berli.n, CT 06037 �"" Dea.�r Directo�Riggins: . � � I have been contacted xecendp bp�. �ew firms that are in the conteactitig tzades and have egp�essed an interest in locating in Berlin,particularlp in the Four Rod Road axea. This axea is p�esentlp zoned PI and � PI-2, and conttacto�s ate not-allowed in either zone � - ; We propose the following language as a Special Pe�mit Use in both the PI and PI-2 zones: ; � � Coritractor°�ho�for establr�l�e�ts�ro�'�i�c�utre�s�r�ce�9 indu�trl�rep�ar��r�ce�9 ; i�r�gatro� �e�ce�9la�d�cap��erv��e�a�rd,bazrl�g�°ad�s�uch a� ca�e�try, elect��a1, ; d��AC9 a�d�lum,bllB�'�ettv��es�1'o�zd�d tlZat911ot�Xtl��t��'Se�t1o� TVI�l.�.3 of'the ; � . regulat��9 aJl rnat��ial� a�d�qaz�,pm��t a�� to�ed��.� g �r �-�-' _` __' �� a�� ; �p�c�fca�lyr exclaac�ang th� out�id��arl�r.��ot°trailer� . ; i�;��s ' 1'his will allow the Town of Berlin to offer these busi�.esses an opportunity to locate their businesses in ; town through the Special Pe�nix process.. It also gives the Planning and Zoning Commission the ability to ; scrutinize each applicant and ma.ke sure particulat businesses a�e a fit fo�the axeas which are zoned PI and ; PI-2. � �� l� ��1 � ' Thank pou very niuch for your co�sidexation in this matter. � � ��, � �� i � Sin.cerelp, � ` o _' ; � �" � � � � ; Christopher Edge �, � Econoxnic Development Director • � � � � � � � c� ' � � � � �-- . . o< � � � : 0 Visit our Web Site http•//www town.berlin.ct.us - Town of Berlin, Connecticut� Chris Edge,Economic Development Director 240 Kensington Road�Berlin,CT 06037•(860) 828-7005 o Fax: (860) 828-7180 o Email:ced�e(�a town.berlin.ct.us � • — — --- -- - - ��.� ;��, � � i� ;.�=��`f� ` y�=` - \ � / �. � '•-�_ ` ,�� !__� LS:��n7:1:�EE� #� �� . " � � � �' � `��-. �-_ �-- -_ � '�;� �i�a38 . � f��°&��9 �� I�epartment of �cononzL��"C � ��M[��T�a�aa�� --� March 14, 2016 �0 �� d �Z �tlW 9101 ��'1� ��Ol'_�11��-: �.:: Hellyn Riggins ,:4�#�;)��t��:-Q��-l:��.::�.,:�-�:...�: ]�irectox of Development Services �-;:��-- . ._„�. C,'. `5'= .. Town of Be�lin �-'�....., �:�, ..., z_:: ..:�-�- � ... . .,_..-�• 240 Kensington Road ; ;�, �"��, . � �.;,�t��. ,_.�-� . . E �._=�� ,��:..;s.,�. _ �e�lin, CT 06037 "" Dear Director Riggins: I have been contacted Yecentlp bp a f�w firms that are in the contracting ttades and have expressed an � inte�est in locating in Beflin,particularlp in the Fou�Rod Road area. This a�ea is presentlp zoned PI and I'I-2, and contxactors a.�e not�allowed in eitheY zone r �e p�opose the following language as_a Special Pemzit Use in both the PI and PI-2 zones: . � � ; � C��tractor�hoj�f��°��tab��l�.rr�e�t��°o��oa.a,��°��9 zr�dust�ta��p�x��e�9 ��gra�� ce�9 .�a�d`��a��.rw�� a��ba�l��t�°ad�� ch a� �a�e�t�, �I�ct.��l, ; �ACy ��II�PBI��ICI�'.��C�.°��D��dL�Qx tll��y �IOt��.�f��Y(C/1��e3'�tL°��Y W JL�SG��t�' ; ��gr.zlatr�.��9 �Il..ra��t��al� a.��e��a,�m�.�t ar��to��d ° ' � a�� ; .� �� ; _ ��11��clu�i�� out��d�j.��.l�a��f t�a�l��o ; e t!`��`� ` 1"his v�ill allow the Town of Be�lin to offer these businesses an opportunity to lacate theif businesses in � town tlirough the Special Pe�nit p�ocess.. It also gives the Planni�g and Zoning Commission the ability to i scrutinize each applicant and make sure particula�businesses a�e a fit for the a.�eas which are zoned PI and � PI-2. . r� � ; �� ,� �� ; Thank pou verp�riuch for pou.t consideration in this matter. � � ; ��,,� �-�� Since�elp, � . � � � ` ._- �• . � � � � � ; Christophe�Edge � � Ecor�omic Development Dixecto� � -� � � . � � . c� ` D � . � � e-- 09 . W � � . Zlisit our Web Site http•//www town.berlin.ct.us . _ Town of Berlin, Connecticut a Chris Edge,Economic Development Director 240 Kensington Road�Berlin,CT 06037�(860) 828-7005 o Fax: (860) 828-7180 �Email:cedge(c(�town berlin.ct.us