By Ally Lanasa, Staff Writer

RENDERING COURTESY JOHN SALM
John Salm and his wife have decided to halt their proposed luxury apartment complex featuring four-story buildings after receiving feedback from the Berlin Planning Commission on Sept. 9.

(Sept. 24, 2020) John Salm returned to the Berlin Planning Commission on Sept. 9 to discuss revised concept plans for an apartment complex on North Main Street, which led to a debate about future growth in town.

Salm initially proposed the 80-unit luxury apartment community called Victorian Oaks at the planning commission meeting on Aug. 12. Salm presented the adjustments he made based on the commission members’ comments last month.

Although Salm owns 19 acres of land known as Arden Center on North Main Street, he said the project would utilize only seven acres north of the power lines.

He added that the subject property is located in Berlin’s Growth Area No. 3.

“Currently, we’re C-2 in the county. So, we’re actually not in the town of Berlin yet,” Salm said. “If you all think that we have something you want, I’ll start the formal process of annexation.”

He said the main takeaway from last month’s meeting was the concerns about the “massiveness” of the four-story buildings.

“The revised site plan honors both the town’s height limit of 50 feet and then our project limit of 45 feet with three-story structures,” Salm said.

The revised first option includes one larger building with an elevator and two smaller buildings that house 68 units.

With less density on the structures, Salm added that some of the interior finishes won’t be as luxurious because of cost.

He said he still wants to construct the four-story buildings with the 45-foot height limit that would encompass 80 flat-style units. If the planning commission had any interest, Salm said the structures would have a Victorian look to match the town’s aesthetic.

“It’s been a month since you were before us,” said Chairman Chris Denny. “I haven’t had one person make a positive comment in doing what you want to do down there. Some people have mentioned that it probably should be a commercial project of some kind.”

Commission member Pete Cosby, who was absent at last month’s meeting, said he was initially opposed to the project, but he admired the development of the Victorian look.

“The architecture can sell me, maybe,” Cosby said. “I think it’s very creative and very inventive, and I appreciate your effort in trying to make a beautiful building.”

He also expressed concern that if it wasn’t annexed into town for residential use, the land would likely be developed for medical offices or more mini storage.

“What else are we going to see on this property?” he said. “A bunch of storage buildings on one of the prime entrances to Berlin. Is that what we want?”

Salm said they have in-ground septic systems to allow him to develop the land commercially.

Commission member Matthew Stoehr, who previously showed support for the project, reiterated the need for affordable, luxury apartments near downtown Berlin.

“There is a need for more apartments, I think, or more places for people to live in Berlin. There is just not that option right now, and a lot of places that people are renting are old, rundown houses.”

Commission member Ron Cascio said the discussion about design was getting ahead of itself.

“We need to talk about land use. We’re talking annexing another property into the town of Berlin for residential use. That’s really what we need to be talking about,” Cascio said. “All I hear from people in town, who I’m here to represent, is they’ve had enough of it.”

Cosby agreed, saying the project needed to be sold to the public first.

“And I won’t be voting for any annexations for residential properties into this town until we have proper discussion and a plan that the people will support,” Cascio added.

He also said the town has some power because it possesses the water and sewer infrastructure that developments need.

“If we don’t annex it, and Mr. Salm should find a way to handle water and sewer, it’s in the county and the county decides what’s going to be built there.”

With the current sewer capacity, Salm said he could develop more storage, contractor shops or small retail businesses on the land.

Cosby then asked Cascio what he envisioned for the development of North Main Street.

“I don’t know, but this is what my mind says is 10 pounds in a five-pound bag,” Cascio said. “And what people are telling me unsolicited is we’ve got enough, and we need to consider these annexations. It’s really something that people are talking about.

“Now, we can’t stay static, obviously,” he continued. “But we need to do things, as far as I’m concerned, in a different way than we have been doing them from without rather than from within.”

Cosby said the land is in a natural growth area in the town.

“If we don’t annex, the county’s going to control development on that road,” he said.

Cascio maintained his objections to the annexation, saying that the growth will never stop.

“It’s just like cancer,” Cascio said. “It just continues to grow until it eats the host.”

Cosby responded that public education about the town’s development and this project is vital.

“They need to understand that if we don’t control it, the county controls it,” Cosby said. “We’re in this catch 22, but I don’t want to see more commercial development up and down this road. I don’t, and if we get a great monumental Victorian building that has a beautiful façade, that’s, to me, a damn sight better than a bunch of little square commercial buildings lining the road.”

Cascio suggested the town consider state and federal agricultural preservation programs to stop the spread of development.

Salm offered to hold another meeting with the commission and the public, who have not been allowed to attend the meetings in-person because of covid-19 concerns, to discuss the project further.

Although the commission members agreed that public input is essential, the limited attendance policy of 16 people at Berlin meetings, which began on Sept.14, won’t permit many people to be present.

“I just don’t think we’ll be able to do it anytime soon,” Cascio said.

On Sept. 11, Salm said he and his wife have decided to hold the project based on the discussions at the planning commission meeting.