(May 19, 2016) The Berlin Planning Commission took the long way around, but it did unanimously grant conditional site plan approval for a new Habitat for Humanity of Worcester County project last Wednesday at Town Hall.
Habitat’s latest local endeavor, on 21 Jefferson Street next to Berlin Coffee House in the downtown area, would put two, two-story apartments over ground floor studio or shop spaces for artists.
The nonprofit would use the revenue from the downstairs retail spaces to support future projects.
Berlin’s historic commission and Board Of Zoning Appeals had already approved the project. Some planning commission members, however, saw potential for improvement in the site plan and asked about the possibility of pushing the setbacks closer to the curb.
Commission member Pete Cosby said he was “thrilled” about the concept, but that the structure would do well to maximize the space by cutting out the planned parking spaces.
“Extend the building further down and round off the pointed end, and make it really an exceptional brick downtown building and bring it out to the street like all the others,” he said. “To have it set back on Jefferson Street – what a waste of space. Let’s make a building that works.”
The idea was well received by the Habitat contingent of Vice President Lauren Bunting, Executive Director Andrea Bowland and architect David D. Quillin, although Bunting said time was almost up on a provisional grant that required commission approval.
One commission member worried about the logic of putting “starving artists” in the buildings.
“You’re putting starving artists in there [who are] trying to run a starving business and then pay for everybody starving here, but we need money and we’ve got to pay the rent,” Newt Chandler said. “It really doesn’t sound like there’s a happy ending here.”
“Well, they can’t be starving. All the Habitat owners have to be employed,” Bunting said.
Bowland said similar habitat models had been successful, but in larger, metropolitan areas.
Bunting, sensing that the commission liked the overall idea but wanted some minor tweaks to the project, asked if it could grant approval with the understanding that it would reapply later to the board of zoning appeals to change the setback.
“We’re trying to meet the timeframes [of the grant],” she said. “We would be happy to go to BZA, we just want to know, if our study period is over and we’re purchasing this property, that we have your blessing on the plan.”
Cosby said the building had “the right idea,” but that with some improvement it could tie the town together, comparing it to the Calvin B. Taylor Bank building on Main Street.
“I hear you. You’re up against it. You’re a nonprofit. I’m going to approve this thing as it is tonight if that’s the way it goes, and hope that you’ll listen to what I’m saying and do this right,” he said. “I’m asking you not to lose this opportunity to build … a building that would make this town be what we say it is – the greatest small town.
“If you build this [as is] it’s not the greatest. We’ve lost an opportunity to have a magnificent, flat iron building in this town,” Cosby added.
An amended motion, which included a condition that Habitat go back to the board of zoning appeals to seek a five-foot setback – and add a “large shade tree” on the corner of the property – passed 6-0.
“This is a very progressive commission,” Quillin said.
“Please don’t call me that,” Chandler deadpanned.
Habitat’s latest local endeavor, on 21 Jefferson Street next to Berlin Coffee House in the downtown area, would put two, two-story apartments over ground floor studio or shop spaces for artists.
The nonprofit would use the revenue from the downstairs retail spaces to support future projects.
Berlin’s historic commission and Board Of Zoning Appeals had already approved the project. Some planning commission members, however, saw potential for improvement in the site plan and asked about the possibility of pushing the setbacks closer to the curb.
Commission member Pete Cosby said he was “thrilled” about the concept, but that the structure would do well to maximize the space by cutting out the planned parking spaces.
“Extend the building further down and round off the pointed end, and make it really an exceptional brick downtown building and bring it out to the street like all the others,” he said. “To have it set back on Jefferson Street – what a waste of space. Let’s make a building that works.”
The idea was well received by the Habitat contingent of Vice President Lauren Bunting, Executive Director Andrea Bowland and architect David D. Quillin, although Bunting said time was almost up on a provisional grant that required commission approval.
One commission member worried about the logic of putting “starving artists” in the buildings.
“You’re putting starving artists in there [who are] trying to run a starving business and then pay for everybody starving here, but we need money and we’ve got to pay the rent,” Newt Chandler said. “It really doesn’t sound like there’s a happy ending here.”
“Well, they can’t be starving. All the Habitat owners have to be employed,” Bunting said.
Bowland said similar habitat models had been successful, but in larger, metropolitan areas.
Bunting, sensing that the commission liked the overall idea but wanted some minor tweaks to the project, asked if it could grant approval with the understanding that it would reapply later to the board of zoning appeals to change the setback.
“We’re trying to meet the timeframes [of the grant],” she said. “We would be happy to go to BZA, we just want to know, if our study period is over and we’re purchasing this property, that we have your blessing on the plan.”
Cosby said the building had “the right idea,” but that with some improvement it could tie the town together, comparing it to the Calvin B. Taylor Bank building on Main Street.
“I hear you. You’re up against it. You’re a nonprofit. I’m going to approve this thing as it is tonight if that’s the way it goes, and hope that you’ll listen to what I’m saying and do this right,” he said. “I’m asking you not to lose this opportunity to build … a building that would make this town be what we say it is – the greatest small town.
“If you build this [as is] it’s not the greatest. We’ve lost an opportunity to have a magnificent, flat iron building in this town,” Cosby added.
An amended motion, which included a condition that Habitat go back to the board of zoning appeals to seek a five-foot setback – and add a “large shade tree” on the corner of the property – passed 6-0.
“This is a very progressive commission,” Quillin said.
“Please don’t call me that,” Chandler deadpanned.