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2022-07-07 BERLIN PLANNING AND ZONING COMMISSION MEETING MINUTES JULY 7, 2022 The Town of Berlin, CT Planning and Zoning Commission held a Regular Meeting in-person and by remote video conference call on Thursday, July 7, 2022, at 7:00 p.m. CALL TO ORDER In attendance Chairwoman Joan Veley Commissioners Sandra Coppola, Diane Jorsey, Brian Rogan, Timothy Zigmont Alternate Commissioner Steve Biella, Jr. (via remote) Town Planner Maureen Giusti, AICP Excused Alternate Peter Zarabozo Absent Commissioners Jon-Michael O’Brien; Scott Hamel Alternate Andrew Legnani I Review of Minutes a. June 16, 2022 Commissioner Jorsey moved to approve the minutes, as presented. Commissioner Rogan seconded the motion which carried unanimously, with appropriate commissioners abstaining. II Commission Business a. In accordance with §8-24 of the Connecticut General Statutes, review and recommendation of the matter of constructing a park on the 0.29-acre Town parcel located on the northeast side of Steele Boulevard Ms. Giusti stated the 02.9 acre for the development area is located in the northeast section of the development site. As indicated in the record, the town will maintain the grassed area. There is a grant opportunity and a preliminary concept plan has been developed. The park will be available to hold “small” events. She showed some concept plans. Mr. Chris Edge, Director of Economic Development, Town of Berlin, stated the plans for the park are conceptual at this time. Ms. Giusti stated final design of the park will be submitted at the proper time for its final development. Commissioners discussed limited size of the parcel, noting it could be appropriate for quaint gatherings, the design of the covered or gazebo space should be large enough to hold a Berlin Planning and Zoning Commission Meeting Minutes – July 7, 2022 band and potential to open up area in the further to the north should the railroad spur area become public. Commissioner Zigmont moved to forward a favorable recommendation to the Town Council. Commissioner Coppola seconded the motion which carried unanimously. b. Elimination of proposed boundary fence shown to enclose parking lot of 55 Steele Boulevard on the approved unified Steele Center development plan. Mr. Anthony Valenti, Newport Realty, LLC, stated the proposed fence between 873 and 861 Farmington Avenue was approved as part of the development site on Steele Boulevard. Two proposed apartment buildings are to be located in this area. The installation of a fence would cause penetration of a liner which is going to be installed for soil remediation. Mr. Valenti provided documents for the record. He stated elimination of the fence would make the overall development more walkable and drivable. Chairwoman Veley asked if elimination of the fence would encourage public parking. Mr. Valenti the area is for public parking. Trees would also penetrate the liner and landscaping would be cost prohibitive. He noted the site is “tight” with 100,000 s.f. of development on approximately four acres. Chairwoman Veley encouraged Mr. Valenti to find ways to soften the expanse of pavement in lieu of the fence. Commissioner Rogan moved to approve the elimination of the proposed fence. Commissioner Jorsey seconded the motion which carried unanimously. III Public Hearings Commissioner Rogan read the Call of the Hearings. a. Proposed, revised Amendment to the Zoning Regulations, Attorney Dennis Ceneviva on behalf of Redlease, LLC - §VI.H.3 Special Permit Uses Self Storage Facilities (Public Hearing 5/19;6/2;6/19) th Attorney Dennis Ceneviva, stated the minutes of the May 19 meeting captured what was originally presented. The proposed revision before the commission has been revised to address commissioner and staff comments. Ms. Giusti noted the amendment had been re-noticed as revised due to substantial changes to the proposal. 2 Berlin Planning and Zoning Commission Meeting Minutes – July 7, 2022 Ms. Giusti stated revisions include the reduction of the minimum lot acreage to three acres, without assembling parcels; a decrease from 650 feet to 450 for a minimum continuous linear frontage; a minimum setback of 90 feet from any abutting residentially developed or residentially zone property; architectural features to conform to Berlin Turnpike guidelines; no garage doors will face the Berlin Turnpike. Mr. Joseph Clisham, CT Self-Storage, showed conceptual architectural plans for self-storage units. Mr. Chris Edge, Director of Economic Development, Town of Berlin, stated Berlin has approved sites with apartments and there will be a need for the storage units. He stated the use is not a traffic generator and is beneficial to the tax base. The second story of the units, as proposed, will “break up” the appearance of the long buildings. He stated the Economic Development Commission is in favor of the amendment. Chairwoman Veley stated a concern for the proximity of the residential development to the units. Ms. Giusti stated the BT2 zone has a maximum height development of four stories. Attorney Ceneviva stated the applicant would not be opposed to a two-story maximum. Ms. Giusti stated the amendment will have a two-story maximum; conformance to Berlin Turnpike guidelines; there will be a 90’ setback to residential property; mechanicals would be screened; and hours of operation can be determined with the Special Permit application process. Commissioner Zigmont moved to close the public hearing. Commissioner Jorsey seconded the motion which carried unanimously. b. Proposed Amendment to Section IX.A.6.c. Signs Permitted in All Districts with a Sign Permit, Jeffrey P. Cugno, Director of Operations, Berlin Public Schools Mr. Jeffrey Cugno, on behalf of Berlin Public Schools, stated his residence is on Chatham Road, Kensington. He stated the application has been proposed at the request of the Superintendent. He stated the Berlin school system has six facilities, three of which be first involved regarding this amendment. Examples of school signs were shown and “public school” is specified in the signage. An permit application for each sign will still need to be submitted to the Building Department. Ms. Giusti stated, as required by the zoning regulations, illumination of signs is not permitted in the residential zones from 10 p.m. to 7 a.m. She stated she has spoken with Corporation Counsel and it is suggested that the word “public” be taken out of the proposed language on the signs. Commissioner Jorsey moved to close the public hearing. 3 Berlin Planning and Zoning Commission Meeting Minutes – July 7, 2022 Commissioner Coppola seconded the motion which carried unanimously. c. Special Permit/Site Plan Applications of 555 Wethersfield LLC for interior renovations to an existing building to relocate a commercial construction business at 555 Wethersfield Road Mr. Michael Osgood, Ronnie DeMeo Construction, stated they have recently acquired the property at 555 Wethersfield Road. He stated the company is a commercial masonry contractor and general contractor business, incorporated in 1973, and located in Rocky Hill, CT since that time. He showed photographs of the building and stated there are plans to upgrade the exterior. The building has 21,900 square feet and has two stories. Office space will be 9,000 s.f. and remaining space will have a warehouse use. There will be a fenced in area for material storage. Most of their equipment is used out on sites; however, on rare occasions, a fork lift or boom equipment will be on the site. Parking will be added, as shown on the plan. He showed a floor plan drawing of the office and warehouse area. He stated storage won’t be higher than the fence. He noted warehouse storage will be used for weather sensitive materials. He added that taller storage would be close to the building under the roof. Ms. Giusti stated the applicant has submitted a Special Permit for the change of use for the property. She stated any staff comments will need to be addressed, including Fire Marshal and Building Official comments which stated proper permitting, as required, will be needed. Outside storage will be required to comply with regulations. Mr. Chris Edge, Director of Economic Development, Town of Berlin. He stated the site has been vacant for four or five years, as the former business has moved out of state. He stated the Economic Development Commission is very much in support of the application. Commissioner Coppola moved to close the public hearing. Commissionr Jorsey seconded the motion which carried unanimously. IV Old Business a. Site Plan Amendment Application of Thomas Coccomo for site improvements and business use of a portion of property at 178 New Britain Road (presented at May 19, 2022 meeting) Mr. Coccomo joined the meeting remotely. 4 Berlin Planning and Zoning Commission Meeting Minutes – July 7, 2022 Ms. Giusti stated the revised plan before the commission shows details and changes which satisfy staff concerns. Department of Transportation permitting is required to be in place; the chart for zoning information needs to be updated; the residential parking driveway comes up to the out building and a 10’ landscaped strip should be added between the parking and commercial building all’; the gravel parking on the north side is required to be paved for handicap use; the Health District has commented that independent water and sewer hook-up is required and a plan review for the barber shop occupancy is required; a code review by the Fire Marshal and Building Inspector are required; signage appears meets requirements, although separate permits are needed. Commissioner Zigmont stated sidewalks are not shown on the plan. Ms. Giusti stated sidewalks are a site plan criteria and the property is on a state road. She will verify with the Connecticut Department of Public Works that sidewalks are required. Mr. Coccomo stated he concurs with staff comments and concerns. Commissioner Rogan moved to approve the application with the condition that all staff comments will be addressed; installation of sidewalks unless the Connecticut Department of Public Works rules differently. Commissioner Jorsey seconded the motion which carried unanimously. b. Proposed, revised Amendment to the Zoning Regulations, Attorney Dennis Ceneviva on behalf of Redlease, LLC - §VI.H.3 Special Permit Uses Self Storage Facilities Commissioner Coppola stated the proposed amendment is reasonable and the applicant has addressed concerns of the commission and staff. Commissioner Coppola moved to approve the revised text amendment, as modified during the commission’s discussion. Commissioner Jorsey seconded the motion which carried unanimously. c. Proposed Amendment to Section IX.A.6.c. Signs Permitted in All Districts with a Sign Permit, Jeffrey P. Cugno, Director of Operations, Berlin Public Schools Commissioner Jorsey moved to approve the amendment, with the removal of the word “public” to be acceptable for all schools. Commissioner Coppola seconded the motion which carried unanimously. 5 Berlin Planning and Zoning Commission Meeting Minutes – July 7, 2022 d. Special Permit/Site Plan Applications of 555 Wethersfield LLC for interior renovations to an existing building to relocate a commercial construction business at 555 Wethersfield Road. Commissioner Rogan moved to approve the applications, with the condition of adherence to staff comments. Commissioner Jorsey seconded the motion which carried unanimously. Commissioner Biella moved to add the following item to the agenda:  Director of Economic Development Comments The motion was seconded by Commissioner Rogan and carried unanimously. Mr. Chris Edge, Director of Economic Development, Town of Berlin, advised there is a company who would like to locate in Berlin on a specific site on the Berlin Turnpike. He said their business is in sales, service, and delivery of power equipment throughout Connecticut. Ms. Giusti stated the site is in the a SP-DD zone and would need a text amendment. The commission’s consensus was support for the proposal. Chairwoman Veley added the following:  The possibility of adding a moratorium for apartments was briefly discussed. Chairwoman Veley stated the commission has received somewhat “overwhelming” applications for apartments and their growth has been happening fast. She noted the department is short staffed and the Plan of Conservation and Development consultant will be reviewing existing regulations. Commissioner Rogan stated he would like to see completed projects. Ms. Giusti stated she will consult with Attorney Coppola regarding the matter.  Chairwoman Veley suggested adding the Pledge of Allegiance to the beginning of the Planning and Zoning Commission meeting. The commissioners agreed with her suggestion. V Adjournment Commissioner Jorsey moved to adjourn. Commissioner Coppola seconded the motion which carried unanimously. The time was 9:28 p.m. Respectfully submitted, Frances M. Semnoski, Recording Secretary 6