Buzz Meadery is proposing a three story mixed use building at 21 Jefferson Street.

By Cindy Hoffman, Staff Writer

(July 20, 2023) Megan and Brett Hines, the owners of Buzz Meadery, and their architect, Erich Pfeffer, brought plans to the Planning Commission last Wednesday for the property at 21 Jefferson Street in Berlin.

The property, which the couple has owned since 2021, is a triangle piece of grassy land at the intersection of Gay and Jefferson streets. It is currently called the Berlin Commons. Occasionally the Buzz Meadery hosts events there on Friday evenings.

The Hines’s are proposing a three-story mixed-use building that would include two floors of commercial space and two apartment units on the third floor.

They told the commission they plan to build in stages, beginning with the bottom floor, which they would like to use as a food service establishment with a small amount of indoor seating. Current zoning is for a 10-foot setback from the curb. They are asking for a five-foot setback.

The plan includes four parking spaces on the lot. They also said they would include bike racks and encourage people to bike or walk to the establishment.

“My mind is open to a unique design. It’s an unusual building on an unusual lot. You are giving something to the town that is interesting and unique. If we can get around the parking problem, I like it,” said commission member Ron Cascio.

Dave Engelhart, the planning director for the town, reminded commission members that there is a parking fund on the books for businesses to pay into to solve the parking problem. He said he had never seen it applied, but it could be considered.

During public comments, resident Ed Hammond raised concerns about drainage issues with the site. He said he had a memorandum of understanding with the town that says the town would not take actions that would increase stormwater flow into Bottle Branch.

“Unless the planning department can demonstrate to me that there is 100 percent capture of large rainfall events, I would consider the town in breach of its MOU,” said Hammond.

He said this development would be new and impervious cover and suggested the lot remain as open space.

“I know it is a big ask. If there was a way to get you a suitable lot and create open space there, it would mitigate some of the ill effects of what we are doing on Gay Street and make it healthier and better looking.”

Hammond said the whole south side currently drains into Bottle Branch.

Engelhart said storm water calculations are done for a new building and annual fees are supposed to reflect the storm water management impacts.

“I think we are exempt because of the lot size,” Pfeffer said.

“The calculations still have to bear out,” Engelhart replied. “You need to discharge into the storm water system properly. Anything you are building has a storm management review.”

The drawings of the building show a rainwater cistern on the side of the building.

Megan Hines said their next step is to create a more specific concept drawing of the building for the planning commission to consider.

“We live in Berlin, have a business in Berlin. We want everything to be done right,” she said.

She expects to bring the plans back to the commission for their next meeting.