The Berlin Planning Commission heard concept plans, once again, for the proposed Microtel Inn and Suites by Wyndham last week when the group showed dissatisfaction with the developer’s apparent lack of attention to Berlin’s historic character in the outlined architecture.
A rendering shows the latest proposed design for a Microtel hotel off Route 113 in Berlin.
Rendering courtesy Modes Architecture
By Tara Fischer, Staff Writer
The Berlin Planning Commission heard concept plans, once again, for the proposed Microtel Inn and Suites by Wyndham on Wednesday, July 10, when the group showed dissatisfaction with the developer’s apparent lack of attention to Berlin’s historic character in the outlined architecture. As a result, the commission took no formal action.
Developers approached the Berlin Planning Commission in March with a plan to build a four-story, 78-unit Microtel Inn and Suites on the east side of Route 113 near Franklin Avenue. Since then, three members of the commission and the builders have discussed how to ensure the hotel matches the town’s aesthetics and remains safe.
The planning commission heard the amended concept plans last week, as they told developers at a previous meeting that they wanted to see architecture more aligned with downtown Berlin’s historic charm. Since those discussions, brick at the facility’s entrance, an enclosure for the pool, cornices, Victorian-style lights, and mature trees were added to the outline.
The developers maintained the plans have adequate room for emergency access, vehicles, and trash trucks and that the arrangements for storm water and landscaping are the same. They said the bulk of the changes come from an architectural perspective.
Still, members of the planning group were unhappy with the proposed building’s overall “box” appearance.
“Looking at the current plan, it doesn’t work to me,” Commissioner Pete Cosby said. “The colors, the architecture, it just doesn’t work … We talked about getting Victorian streetlamps; you have three, but not throughout the project. It is just incoherent.”
Mark Cropper, attorney for applicant Thomas Zambetis, argued that creating a site plan with zero architectural guidelines is difficult. Berlin has no commercial design guidelines for developers to follow.
However, Cosby maintained the town does have a code that requires developers to “enhance the town’s historic architectural character and uniqueness.”
The hotel, the commissioner said, fails to accomplish this task.
“There is no way this building does anything for the uniqueness of Berlin,” he said. “This is a corporate building.”
Cosby referenced the Microtel in West Ocean City, noting that the structure is “conducive to the area” and that the proposed Berlin facility is a “far cry from the architecture of Berlin.”
Cropper said that the commission is trying to get them to meet regulations that do not exist. “I am trying to get specifics to meet the target,” he said. “Either you can do that, or you can’t.”
The commissioners maintained that they want a hotel in Berlin. However, they struggled to approve a “computer box.” Despite the changes, the group argued that they could not see Berlin’s charm in the proposed plans.
Cropper recalled when the county, “back in the Walmart days,” would deny site plans because they were unhappy with the look of the buildings. He said they realized this was unreasonable unless they adopted architectural guidelines. The applicant’s representative urged the Town of Berlin to do the same.
“We all understand what you are trying to achieve. The problem is the manner in which you are trying to achieve it,” Cropper said. “At some point, if a developer does A, B, C & D, a developer is entitled to site plan approval. The problem is you have a developer in front of you trying to truly hit a nonexistent target. It’s clear from tonight you are not going to tell this developer what needs to be done for site plan approval. I just want you to understand the position this is putting my client in and quite frankly the authority of this planning commission. You have authority per the Berlin code … we are trying to be responsive and cooperative but it’s a two-way street. … we are told to return with something different but there’s no guidance or details to go by. We are trying to get there but this is a hard arena to work in when there’s nothing to work through.”
As the discussion continued, the commissioners proposed moving the location of the pool and adding additional parking spaces between the hotel and the highway. The group also recommended more mature trees along the road and tall-growing vegetation. They said they would be more likely to approve the facility if it was not visible to drivers.
“You have to look at what is in Berlin and come up with something acceptable to this commission,” Cosby said.