Page 47 - 08.11.2025 Council Packet

7.2. Existing vegetation at the rear of the property appears to be a combination of native and
invasive species that are struggling with invasive vines and weeds growing over woody trees
and shrubs
7.2.1. This vegetation should not be seen as a constraint for redevelopment and may be
preserved or replaced as-needed
7.3. Vegetation within the fenced area for the wetland pond is primarily native and pioneer species
of good health, and should remain undisturbed in its natural state

Synthesis of constraints:

The proposed site has a broad spectrum of possible layouts and configurations of uses and
functions based on the physical and codified constraints. Approximately 2.34 acres of consolidated
land along the Flower Street frontage is considered to be “developable” based on preliminary
analysis. An additional area of approximately 1.90 acres has development potential at the rear of the
property. Based on the observed qualities of these two areas, it seems most appropriate to advise
that the building and parking areas remain at the front of the site in the “developable area” and the
“moderately developable area” be utilized for auxiliary and outdoor uses, such as play fields,
community gardens, and gathering spaces.
The site has some constraints that are inflexible, which largely revolve around drainage and
stormwater. The existing pond and wetland area must remain undisturbed, and is not eligible to be
redeveloped. The area to the north of the pond, which is flat and open field today, it low lying and
susceptible to ponding water during and after storm events due to the shallow slope and low elevation
of this land. These two constraints combined influence much of the program of this site and will be a
determining factor in how the site is utilized, and what types of outdoor amenities may be provided at
the rear of the site.

With the consideration of access, the site is well suited for vehicular access. Two site
entrances and the site’s situation near an intersection makes navigating to the site by car flexible from
a few different directions. The subject site appears to be positioned in a way that could also benefit
from additional points of pedestrian access, both formal and informal, which may provide benefit to
users interested in walking to the community center. Providing ample and safe pedestrian access to
the property should be a priority, and an accessible route from the Flower Street right-of-way to all
proposed amenity areas of the property should be established.

Lastly, the TOB codes and ordinances are largely favorable to a redevelopment of a community
center at this location (Zoned R-3). Currently, there are no red flags based on IMEG’s code analysis
and it appears that the site design and program of the site may be pursued and analyzed against the
constraints outlined in his document. A primary consideration with the code requirement will be the
parking. Providing ample parking to ensure free and available access to all is critical, however,
planning for too much excess parking will have an impact on stormwater management, cost, and
overall site functionality since parking lots are not technically an amenity serving the community, but
are just a means to access the amenities on site. A careful look at the true minimum and maximum
number of parking spaces should be assessed while determining the program of the site to ensure
parking is appropriately sized.

08.11.25 Council Packet Page 47 of 140
TOWN OF BERLIN COMMUNITY CENTER: FEASIBILITY STUDY 24