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Berlin Planning and Zoning Commission Meeting Minutes October

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					Berlin Planning and Zoning Commission Meeting Minutes October 25, 2007 I Call to Order

The Berlin Planning and Zoning Commission held a Regular Meeting on Thursday, October 25, 2007 in the Town Council Chambers, Berlin Town Hall, 240 Kensington Road. The meeting was called to order at 7:00 p.m. with the following in attendance: Chairman Bruce Moore Vice Chairman Robert Weiss Commissioners Joan Carey, Mark Kaczynski (joined the meeting at 7:16 p.m.), Kevin A. Murphy, Kevin J. Murphy Alternate Commissioners Brad Parsons (seated); Terri Paventi (seated until 7:16 p.m.) Excused Commissioner Ronald Edelson Alternate Commissioner Steve Wollman Hellyn Riggins, Director of Development Services II Acceptance of Minutes a. September 20, 2007 Regular Meeting

Commissioner Kevin A. Murphy moved to approve the minutes, as presented. Commissioner Kevin J. Murphy seconded the motion which carried unanimously. Appropriate commissioners abstained. b. September 27, 2007 Regular Meeting

Commissioner Carey moved to approve the minutes, as presented. Commissioner Weiss seconded the motion which carried unanimously. III Scheduling of Public Hearings a. Special Permit Use Application of Robert L. Peterson for a private use helicopter landing area at Lot 1, Block 83, 304 Christian Lane

Commissioner Carey moved to schedule the hearing for November 15, 2007. Commissioner Weiss seconded the motion which carried unanimously.

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b.

Special Permit Use Application of Colvest/Kensington, LLC for a restaurant with a drive-through window at Lot 2D (Lot 2A to be added to Lot 2D upon P&Z Approval), Block 84, 1073 Farmington Avenue

Commissioner Paventi moved to schedule the hearing for November 15, 2007. Commissioner Carey seconded the motion which carried unanimously. IV Requests for Bond Reductions/Releases a. Request of Robert Novak, Jr., P.E., BL Companies for a bond reduction, Walgreen’s Store, Farmington Avenue and Burnham Street

Ms. Riggins stated there are unresolved issues with the site per the Town’s Engineering staff. Commissioner Kevin A. Murphy moved to table the request. Commissioner Carey seconded the motion which carried unanimously. b. Request of Michael P. Piscitelli, Merit Associates, Inc. for a bond release, Sage Pond Place, 1725 Berlin Turnpike

Ms. Riggins stated the commission voted in December, 2006 to reduce the bond to its minimum $15,450 maintenance bond for a period of 18 months. She stated the bond is for work done on private property and she is comfortable to permit its early release. Commissioner Weiss moved to release the bond. Commissioner Parsons seconded the motion which carried unanimously. V Other Business a. Review, in accordance with Section 8-24 of the Connecticut General Statutes, for the design and placement of Town of Berlin “Gateway Signs”

Chairman Moore stated Economic Development Director James Mahoney has submitted a memo with information for the commission. Commissioner Weiss stated he had spoken with Mr. Mahoney and it has been decided that all civic organizations will be asked their opinions as to the best way to proceed with the placement of civic organizations' emblems and maintenance of the signs. A secondary sign may be placed in front of the “gateway sign” for the placement of organizations’ emblems. Commissioner Weiss moved to forward a favorable recommendation to the Town Council for the design and placement of the Town of Berlin “Gateway Signs”.

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Commissioner Kevin A. Murphy seconded the motion. Discussion Commissioner Carey asked for details about the appearance of the signs. Commissioner Weiss stated details are uncertain at this time. Commissioner Carey stated she would not approve private business logos’ being located on the signs. A speaker from the audience assured her that only civic organizations will be on the signs. The motion carried unanimously. b. Review, in accordance with Section 8-24 of the Connecticut General Statutes, of the proposed parking addition at Griswold School

Chairman Moore stated the matter will be a referendum item. Commissioner Kevin A. Murphy moved to deny the application without prejudice. Commissioner Kevin J. Murphy seconded the motion which carried unanimously. c. Request of Andrew Coppa for a waiver of a sidewalk bond until permit is issued at Lots 5 and 5-1, West Lane

Ms. Riggins stated the date of approval for the subdivision will soon reach five years; the applicant would like to waive not only the sidewalk installation, but the sewers, as well. Chairman Moore stated that request is the “direct opposite” of what was approved. Commissioner Weiss moved to deny the request. Commissioner Kevin A. Murphy seconded the motion which carried unanimously. d. Request of Mark Lovley, Lovley Development, Inc. for a 90 day extension for filling of mylars for the Georgini Estates subdivision, Carbo Lane

Commissioner Kaczynski joined the meeting. Commissioner Paventi relinquished her seat and Commissioner Kaczynski was seated. Commissioner Weiss stated he would relinquish his seat as his property abuts the subject property. Commissioner Paventi was seated. Ms. Riggins stated the applicant has stated the bond will be submitted very shortly, but is

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requesting the extension to ensure the approval will not expire. Commissioner Kevin J. Murphy moved to grant a 90 day extension. Commissioner Kevin A. Murphy seconded the motion which carried unanimously. Commissioner Paventi relinquished her seat; Commissioner Weiss was re-seated. VI New Business a. Site Plan Amendment of Nadeau Bros. for a commercial building, Phase I, at Lot 11, Block 83, Deming Road

Mr. Norman Nadeau, Nadeau Bros., was present. Mr. Bart Bovee, P.E., MBA Engineering, and Mr. Nadeau provided a brief overview of the revisions to the site plan. Commissioner Kaczynski moved to approve the site plan amendment application. A condition of this approval will be the submittal of a bond in an amount to be determined by staff. Commissioner Parsons seconded the motion which carried unanimously. b. Site Plan Amendment of The Hydrangea House, for office/retail at Lot 5A, Block 86, 212 Mill Street

At the request of the applicant, this agenda item was tabled. No action taken. c. Site Plan of Coccomo Brothers LLC for a retail center at Lot 22C, Block 83CC, Webster Square Road

It was noted the applicant was not in attendance at this time. Commissioner Carey moved to continue consideration of the application to later in the meeting. Commissioner Weiss seconded the motion which carried unanimously. d. Site Plan Amendment of Toll Brothers Limited Partnership for a site plan amendment for revisions to an approved plan, Regency at Berlin, Berlin Turnpike

Mr. Ed DePhillips, Toll Brothers, reviewed a rendering for a new ranch model. He stated there will be no change to the footprint of the units proposed for change, which are the 37-1/2’ x 52’ end units. He stated the current request is for two units being used as models.

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Ms. Riggins clarified the approval will also include the remaining, proposed twenty-eight units as possibilities of being converted units if Toll Brothers decideds to build those. Mr. DePhillips stated the request is being made to accommodate the current sales market. The second floor of the units will be closed and trusses will prohibit expansion of the second floor. Commissioner Kevin J. Murphy moved to approve the application. Commissioner Carey seconded the motion which carried unanimously. Commissioner Carey moved to add the following item to the agenda. The motion was seconded by Commissioner Parsons and carried unanimously: e. Site Plan Amendment of Michael Costardo for a catering business at 1897 Berlin Turnpike

Mr. Michael Costardo, 176 Bishops Curve, stated he would like to open a catering business at 1897 Berlin Turnpike in an existing building. Ms. Riggins stated the zone permits the use; however, parking for the use needs to be verified. She stated she would request verification of adequate parking as a condition of approval. Mr. Thomas Coccomo, owner of the building, stated the current tenant is U.S. Insulation. Approximately 25-30 employees leave their vehicles and take trucks during working hours; Mr. Costardo’s business will have two people working at the location. Mr. Costardo stated orders are to be called in and delivered, and only on rare occasions will orders be picked up. Commissioner Weiss moved to approve the application, subject to the following conditions: a. b. c. Submittal of a bond, in an amount to be determined by staff, if required. All staff notes to be addressed. Adequate parking to be verified by staff.

Commissioner Weiss moved to revert to Agenda Item VI.c., previously tabled during this meeting. Commissioner Carey seconded the motion which carried unanimously. c. Site Plan of Coccomo Brothers LLC for a retail center at Lot 22C, Block 83CC, Webster Square Road

Mr. Thomas Coccomo, Coccomo Brothers LLC, stated the proposed center is 24,000 sq. ft. and will be located adjacent to the existing Saturn site and the Connecticut Tire

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Center. He stated a similar proposal for 25,000 sq. ft. was approved in the early 1990’s. He stated the site will be divided into two sections – a 7,400 sq. ft. restaurant, with 1,500 sq. ft. of outdoor seating and 14,720 sq. ft. of retail area which will be available for lease. He stated his engineering firm, Hewitt Engineering, has retained MBA Engineering to determine calculations for the site. He addressed staff comments and noted additional staff comments are pending. Cultured stone will be on the front façade; vinyl in the peaks and stucco will also be on the building. Commissioner Carey noted the rear and right sides of the building will be visible from the highway and suggested architectural details be given attention. Mr. Coccomo stated additional signage may be requested; a landscape architect is working on plans; and noted that parking will be more than adequate. Commissioner Kaczynski moved to continue the agenda item. Commissioner Carey seconded the motion which carried unanimously. Commissioner Carey read the Call of the Hearing: VII Public Hearings

It was the consensus of the commission to first consider Item b. of the public hearings, due to the anticipated length of the hearing for Christian Life Church. b. Final Subdivision of Carlo Zovich dba Norton Realty LLC for three lots at Lots 10 and 11B, Block 71, Norton Road

Commissioner Weiss recused himself for this agenda item. Commissioner Paventi was seated. Ms. Riggins stated the applicant has begun the application process to the Inland Wetlands and WaterCourses Commission and a public hearing will likely be held on December 4th. Chairman Moore stated the Planning and Zoning Commission cannot act on this application until the Inland Wetlands and Watercourses Commission finishes its review and vote. Mr. Frank Yale, P.E., Jones Engineering LLC, Southington, CT, provided a brief overview of the proposal. He stated the site has an existing Lions Club swimming pool and building. A large portion of the pavement on the site will be removed; the pool will be filled in and three homes constructed on the property. Mr. Arthur Simonian, Town Engineer for Berlin, stated the concrete bottom of the pool is to be removed and broken up; test pits will be done for septic systems; public water will serve the site. He stated the site has floodplain on its site and the Inland Wetlands and Water Courses Commission will address the addition of sidewalks.

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Commissioner Carey read a letter from Chairman Michael DeLorenzo, submitted on behalf of the Conservation Commission. He requested an alternate plan showing a donation of open space to the town which would provide access to Bicentennial Park and allow for the construction of a small parking lot. Mr. Carlo Zovich stated the lots require 150 feet of frontage, and there is only 450 of frontage for the site. He suggested he may work with the town for an easement. Speaker Ms. Rita Kordoski, 470 Kensington Road, stated her opposition to open space contribution, as it is her opinion that town owned open spaces are not property cared for by the town. Commissioner Kevin A. Murphy moved to continue the hearing. Commissioner Carey seconded the motion which carried unanimously. Commissioner Paventi relinquished her seat. Commissioner Weiss was re-seated. a. Special Permit Use Application of Christian Life Church for a Nursery School (Preschool)/Child Day Care at Lot 31W, Block 69, 496 Kensington Road

Mr. Edward Beane, stated he is a member of the Christian Life Church, and would present the application on their behalf. Pastor Scott Shemeth stated he had been the Pastor at the Christian Life Church for the past thirteen years and stated the school is needed and will help care for the children in the community. Mr. Beane stated the environment will provide a family atmosphere for the children, as well as sustain economic stability which will meet goals of both the town and the church. He stated that in response to Ms. Riggins’ comment that the day care use is not permitted at the site, the Church wishes to continue its application for the nursery school. He reviewed staff comments and submitted the Church’s written responses. Pastor Shemeth noted the tree line is not accurately shown on the map. Ms. Riggins stated no Inland Wetlands and Water Courses review was required. In response to Chairman Moore’s inquiry, Mr. Beane stated for the record that required State of Connecticut approvals are being obtained.

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Speakers Ms. Rita Kardoski, 470 Kensington Road, stated she is bothered by the noise from the sound of children playing in the church’s play area, and her basement floods from snow which is piled after plowing of the church’s yard. Mr. Joe Castle, 141 Carriage Drive, stated concern for the potential increase of noise and concern for the aesthetics of the fence. Ms. Valerie Catachio, 197 Overhill Drive, stated she is a member of the Christian Life Church and spoke in favor of the application. Mr. Ross Clement, 200 Middletown Road, stated the town needs a nursery school and spoke in favor of the application. She stated she is not a member of the Christian Life Church. Ms. Susan Benson, 23 Condon Street, stated she is a member of the Christian Life Church and is a teacher there, as well. She stated there are always two teachers present in each class and stated she wanted to assure the commission of the competency and reliability of their staff. Ms. Donna Kowalski, 197 South Slope Drive, stated she is a member of the Christian Life Church and supports its application. She stated she is a physician at Hartford Hospital and also works at the nursery in the church. Ms. Diane Michowski, 651 North Elm Street, stated she has been a member since the inception of the Christian Life Church and spoke in favor of the proposal. Ms. Jan Sniadack, 120 Newton Street, spoke in favor of the application, which will be beneficial to all involved. Ms. Maryann Aresimowicz, 38 Holly Court, spoke in favor of the application. Mr. Joe Gagnon, Farmington, stated he is a member of the Christian Life Church and spoke in favor of the application. In response to Chairman Moore’s inquiry, Mr. Beane stated for the record there currently is no daycare operation at the Christian Life Church. Commissioner Weiss stated he would like to know additional information – including the ages of the children, hours of operation, if the schedule will be year-round, fence location and type of fence, if the fence location will be inside the tree line, and details about lighting. Commissioner Carey stated she would like additional information about landscaping, including if the islands should have trees, hours of operation, if evening activities will be held indoors or outdoors, how many programs will run concurrently.

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Commissioner Parson moved to continue the hearing. Commissioner Carey seconded the motion which carried unanimously. VIII Old Business a. Site Plan Amendment of Karwowski LLC for a restaurant at Lot 14, Block 28, 237 New Britain Road

Ms. Riggins stated the applicant is still before the Inland Wetlands and Watercourses Commission. Commissioner Weiss moved to grant an extension and continue the hearing. Commissioner Kaczynski seconded the motion which carried unanimously. b. Special Permit Use/Site Plan Applications of Christian Life Church for a Nursery School (Preschool)/Child Day Care at Lot 31W, Block 69, 496 Kensington Road

Commissioner Carey moved to continue the agenda item. Commissioner Kevin A. Murphy seconded the motion which carried unanimously.

c.

Final Subdivision of Carlo Zovich dba Norton Realty LLC for three lots at Lots 10 and 11B, Block 71, Norton Road

Commissioner Kaczynski moved to continue the agenda item. Commissioner Kevin A. Murphy seconded the motion which carried with one abstention (Commissioner Weiss). Adjournment The meeting adjourned at 9:16 p.m. Respectfully submitted,

Frances M. Semnoski Recording Secretary

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