By Greg Ellison
(Oct. 21, 2021) Questions abounded last week from the Berlin Planning Commission regarding a proposed 176-unit townhouse project by the intersection of Routes 818 and 50.
Developer Chris Carbaugh and attorney Mark Cropper presented the latest project revisions for the 24-acre parcel on the north side of Route 50 during the commission meeting on Oct. 13.
In February 2020, based on a request from Carbaugh, the property was altered from M-1 industrial use to B-2 business.
“Back in 2020, we came to the town looking to rezone this entire property to B-2,” he said.
Planning Director Dave Engelhart said those plans were tied to potential business growth … “with the thought there might be commercial development there in the future,” he said.
Carbaugh said despite significant interest from commercial entities following the B-2 designation, the subsequent coronavirus pandemic stifled progress.
“Since that time, there’s been substantial interest in residential housing in the Town of Berlin,” he said.
Based on the current housing market, developers now seek to rezone a portion of the land to R-4 to permit multi-family housing.
“The idea would be to keep the corner zoned B-2 and rezone parcel four to allow for the townhouse product,” he said.
Ideally, Carbaugh said a commercial business would inhabit the corner of the property, with parcel four changed to R-4 for housing.
Preliminary layouts call for three-bedroom townhomes with attached garages totaling roughly 2,000 square feet.
Engelhart asked if a HOA would be established for property oversight.
Carbaugh said property management for open spaces and associated amenities would be assured.
“The development group are looking to go as quickly as they can with the market being as good as it is,” he said. “You can’t get these built fast enough.”
Commission member Ron Cascio questioned the proposed housing density.
“This looks like a whole lot of units,” he said.
Carbaugh said despite appearances, the current proposed layout dedicates approximately 40 percent of the site as open space.
“It gives people options to move into Berlin,” he said.
Englehart acknowledged community impact needs to be considered, but also noted the location is not in Berlin’s Historic District.
“This is not placed right on the edge of downtown,” he said.
Engelhart said development plans are in accordance with Berlin’s Comprehensive Plan.
“We want development along the corridors to north, east and west of town,” he said.
Cropper said the rezoning request would be based on a mistake in previous determinations, as opposed to a change in the character of the area, which are two criteria permitted under state statue.
Price points remain hazy, with Carbaugh estimating housing costs would top $300,000.
“What the ultimate price will be I can’t say yet, but it will not be low-end,” he said. “It will be something that will be a good addition to the town.”
Engelhart said the project would provide a boon to the town in the form of real-estate taxes once constructed, along with fees for EDUs (equivalent dwelling unit) for sewage service.
While in agreement about housing needs in Berlin, Commission member Newt Chandler took exception with the proposed density.
“I don’t think it’s a bad location for it, but it’s a lot of people,” he said.
Also questioning density issues was Commission member Pete Cosby, who argued that Berlin officials should devise a means to secure development rights to keep growth in check.
With scant notice prior to the Planning Commission meeting, Engelhart recommended members focus on reviewing the most recent concept plan pitched by Carbaugh.
“When he brought this to me last week, there wasn’t time to announce a public hearing for tonight,” he said.
Following the planning review, Engelhart suggested advertising a public hearing during the Planning Commission meeting slated for Nov. 10.
Engelhart said following that step commission recommendations would be forwarded to the mayor and Town Council for potential approval in December.