Page 45 - 08.11.2025 Council Packet

D. SITE ANALYSIS
An analysis of applicable code regulations for The Town of Berlin (TOB) yielded some insights
into the development potential of the subject site. Without a defined program, facility size, or defined
mix of uses at this time, this analysis provides broad insights into potential constraints and
opportunities based on the code requirements for the R-3 Zoning District.

Site and Building Constraints / Requirements per TOB Code:

1. Maximum primary building height is 50’
2. Maximum “accessory structure” height is 25’, or 1 ½ stories
3. Yard requirements: 35’ Front, 25’ Side, 40’ Rear (as shown in IMEG exhibit)
3.1. No proposed structures are permitted within yards
4. A minimum of 30% Open Space is required
5. Parking should be screened by vegetation and ideally located away from roads and behind
buildings
6. Parking areas shall be graded and paved with asphalt or similar material, and be curbed
6.1. Curbing of paved areas requires additional stormwater management infrastructure
7. Proposed parking lot lighting shall be turned off after normal business hours
8. Parking shall be provided to accommodate normal requirements for the use, as determined by the
planning director.

Site Constraints per Existing Conditions Study:
1. Site Access and Vehicle Circulation
1.1. Two site entrances along Flower Street provide ample vehicular access and circulation
1.1.1. On-site observation showed a preference for the southern point of access for site entry,
and the northern access point for exit
1.2. Current vehicle circulation along ‘front of site’ could be a logical location for future parking
area, despite TOB code indicating preference for parking behind buildings and away from
roads
1.2.1. Pushing parking behind buildings would limit the interaction between the interior
building uses and possible outdoor facilities located at the rear of the property
1.3. Existing pavement would need to be entirely removed and replaced regardless of ultimate site
design, based on current degrading surface quality
1.3.1. Impervious paving area is a consideration at site plan for determining stormwater
management scheme
1.4. Parking count or requirement is highly dependent on the uses proposed on the site

2. Pedestrian Access and Circulation
2.1. One existing sidewalk on the property runs the length of the Flower Street Frontage.
2.1.1. No formal connection between the street and existing facility exists.
2.2. What appears to be an abandoned right-of-way from Maple Avenue connects to the center of
the subject site
2.2.1. This connection is an opportunity for an additional point of pedestrian access to the site

08.11.25 Council Packet Page 45 of 140
TOWN OF BERLIN COMMUNITY CENTER: FEASIBILITY STUDY 22