HomeMy WebLinkAboutVariance (595) APPLICATION FOR Application
TOWN OF SOUTH WINDSOR Date
ZONING BOARD OF APPEALS Receipt 1
IMPORTANT: This application must be submitted to the Planning Department by the second
Friday of the preceding month to insure being heard at the next meeting.
ALL ITEKS MUST BE ANSWERED AND ALL SUPPLEMENTS MUST BE SUBMITTED. THE APPLICATION WILL BE
RETURNED IF INCOMPLETE.
- The application and supplements must be filed in duplicate, typed or printed in ink.
- A Class D or better survey of the property in question must be submitted with the
application showing streets, lot lines, building lines, zone boundary lines, dimensions,
and buildings present or proposed, and buildings on adjacent properties and distance
from subject property.
- If a variance is being requested, a legal description of the property must be submitted
with the application. This description can be obtained from mortgage records.
- The sign from the Planning Department must be displayed on the property at least 10 days
prior to the public hearing in a location visible from all abutting streets.
- The applicant, or a representative, must be present for the public hearing. The time,
date and place of the hearing will be advised by mail.
- Inquirie$* on this application may be directed to the Planning Department at the South
Windsor Town Hall.
APPLICANT: Stephanie K. & Alan R. C» rian
MAILING ADDRESS 59 C iffwood 1)riv-e Smith Winr9cznr_�rm Q60:74
OWNER OF RECORD OF PROPERTY IN QUESTION Same
LOCATION OF PROPERTY IN QUESTION 59 Cliffwood Drive
ASSESSOR'S MAP# 129 PARCEL# 24 LOT# 5 ZONE RR
CHECK ONE OF THE FOLLOWING:
_Z_ Request Variance to Section 10.2 of the Zoning Regulations to allow
A house addition within the front yard Ofeet variance) .
or state hearing under Section of the General Statutes for
or temporary and conditional permit for
or an appeal from the Zoning Officer's decision involving
Is applicant a corporation or co partnership? N r
(If Corporation, submit a list of officers . If Co-partnership, submit a list of owners) .
Is' the applicant owner, lessee, or prospective tenant? Owner
Are there any liquor outlets within the restricted area? N/A
(If yes, submit a list of the liquor outlets, their locations and distances from the property
in question) .
Is this property within 500 feet of another town line? No
State clearly the unusual hardship or exceptional difficulty that prompts this application
and indicate why other options are unacceptable. (Use a separate sheet of paper if
necessary) .
See attached sheet
291-8755 (DPI)
100 (office)
Dated th s 4th %hpne4=23i/f No Year1994 (home)
(Signature)
APPLICANT
?✓
OWNER:
(Signatur
ACTION OF THE BOARD
GRANTED DENIED
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Gudrian Application
We purchased our home in December, 1966 from Clifford Slicer, a South Windsor
builder. Cliffwood Drive was then newly constructed with a temporary cul-de-sac, with partial
curbing, directly in front of our lot. The Cliffwood Drive right-of-way was extended to the
subdivision's northerly property line, with the expectation it would be extended out to Lawrence
Road. We were told by the builder and by the Planning&Zoning Commission that the road
would eventually go through. Now, some 28 years later, we are still waiting for its completion,
which may never materialize, through no fault of the builder nor of the Planning& Zoning
Commission.
The increased right-of-way to accommodate the cul-de-sac pushes the 50 feet deep front
building line into our yard, causing a front yard encroachment of some 4+feet with our proposed
addition and two-car garage. Had it not been for this cul-de-sac right-of-way, we would have
ample room behind the front setback line with no need for a variance.
A number of additional factors come into consideration.
l. We cannot move the house farther to the rear because of problems with
the roof line (integrating with the existing building, a single-story ranch style home with a
,one-car garage).
2. The lot drops off approximately 12 feet to the rear(north and east sides of
house), which causes a steep embankment (14 steps from backyard to rear deck). A
narrow earthen shelf at the top q
of the embankment requires access and maintenance.
3. The embankment is lined with shrubs and rocks (100 tons) and is in a stable
condition. It should not be disturbed.
4. We have three vehicles, and a two-car garage is of necessity. The third
vehicle will park to the north side of the garage.
5. Other reasons for the architectural design:
a) access to the upper embankment through the open breezeway and sun
room.
b) house is designed for handicap accessibility at one level, requiring 48"
wide entrances.
c) kitchen is undersized and needs to be expanded.
d) basement family-room (below grade) no longer serves the family's
requirements.
6. Our architect, Todd Clark of Bristol, has worked hard to integrate all
required elements, and has outlined alternative designs, all of which create problems, e.g.,
handicap access (existing health conditions), access from garage and driveway to interior,
access to the rear upper embankment, drainage problems, adverse effect on aesthetic
architectural lines, unacceptable roof pitch, unacceptable framing problems, requirements
for excessive controlled fill (even though roof line wouldn't work).
7). A mature evergreen hedge (12 feet) lines the entire north property line,
screening any future owner to the north from this addition.
8). The other neighbor to the rear is our son. There is a natural and mature
vegetative buffer along the rear line. He is not impacted by this addition. If he were to
sell his house to another party, they also would not be impacted.
9). Addition is screened from the neighbor to the south by the existing house,
and by natural vegetation along the common property line.
10). The addition is stepped back from the front of the existing house.
11). At some 46 feet, the building would still exceed the setback of some
residential zones in South Windsor.
In conclusion, our home of 28 years no longer meets our requirements now that
we are looking toward retirement. We have been working with our architect since April,
resulting in a design which encroaches some four feet into the front yard (46'front yard is
maintained). We would have no front yard encroachment if it were not for the cul-de-sac.
The addition cannot be moved to the rear due to serious architectural limitations and the
unique characteristics of the lot (steep embankment directly behind the addition). If the
original house had been placed closer to the southerly lot line (50 feet now, only 20 feet is
required), the entire addition would easily conform. We cannot move the house. We
would appreciate your giving serious consideration to our request, to which there does
not appear to be a satisfactory alternative.
Sincerely,
Stephanie& Alan Gudrian
59 Clifford Drive
4•
7a,tr/a Law FYIr:I,gibhshers,Rbt/a�0:N
Vol 17 ; i) 01873
lrl �ll , it III
KHOW Vt. That CLIFFORD W. SLICER CONSTRUCTION COMPANY,
INCORPORATED, a Connecticut corporation having its principal place of .
business in the Town of South Windsor, County► of Hartford and State of
Connecticut
for the consideration of ONE ($1. 00) DOLLAR and other valuable considerations
received to its full satisfaction of ALAN R. GUDRIAN and STEPHANIE K.
GUDRIAN both of the Town of East Hartford, County of Hartford and State of
Connecticut
does give, grant. bargain, sell and confirm unto the said ALAN R. GUDRIAN and
STEPHANIE K. GUDRIAN
and unto the survivor of tl em nd unt� s eh u , i�}',or's heir end asgi s fo:sve a certain
piece or parcel of land/ ° ret arid�rth '�' i��In�t/s arp rm r�r rents t�erepn f
y g eurg rn ie o n o Sou in sor, oun y o
Hartford and State of Connecticut being known as Lot No. 5 on a map entitled,
"Plot Plan CLIFFWOOD Prop,+rty of CLIFFORD SLICER South Windsor, Conn.
Scale 1" = 40' March 1966 Reinhold Luther Land Surveyor Class A-2 Survey
Certified Substantially correct Reinhold Luther L.S. "Conn. Reg. No. 4221,"
which map is on file in the Town Clerk's Office in said Town of South Windsor to
which reference may be had. Said piece or parcel is bounded and described as
follows:
NORTHERLY* By land now or formerly of Werner Kunzli
et al, One Hundred Sixty and Thirty-three
One-Hundredths (160. 33) feet;
EASTERLY By land now or formerly of Adolph A.
Newmarker, Two Hundred Fifty-eight
and Thirty-two One-Hundredths'(258. 32)
feet;
SOUTHERLY By Lot No. 6, as shown on said map, One
Hundred Sixty-two and Thirty-two One-
Hundredths (162. 32) feet; a.nd
WESTERLY By Cliffwood Road, Two Hundred Seventy-
two and Seventy-nine One-Hundredths-
(272. 79) feet.
Said premises are conveyed subject to building, building line and zoning
restrictions as of record appears.
F
Together with the right to use Cliffwood Road for the. purposes for which a town
accepted road is customarily used until such time as said Cliffwood Road shall
become a town accepted road, '
1
11
I, Robert W. Warren, Chairman of the South Windsor Zoning Board of
Appeals hereby certify that on December 1, 1994 the Zoning Board
of Appeals granted to: Mr. Alan R. Gudrian and Mrs . Stephanie
K. Gudrian, a request for a 4 ' variance to section 10 .2 to allow an
addition 46 ' from the front property.
on premises located: 59 Cliffwood Drive
and more particularly bounded and described as follows :
which-reference may be had. Said piece or parcel is bounded and described as
follows:
NORTHERLY- By land now or formerly of Werner Kunzli
et al, One Hundred Sixty and Thirty-three
One-Hundredths (160. 33) feet;
EASTERLY By land now or formerly of Adolph A.
Newmarker, Two Hundred Fifty-eight
and Thirty-two One-Hundredths'(258. 32)
.: feet;
SOUTHERLY By'Lot No. 6, as shown on said map, One
Hundred Sixty-twq and Thirty-two One-
Hundredths (I6Z. 32) feet; znd
WESTERLY By Cliffwood Road, Two Hundred Seventy-
two and Seventy-nine One-Hundredths•
(272. 79) feet.
OWNER OF RECORD: Alan R. Gudrian and Stepahnie K. Gudrian
Dated at South Windsor, Connecticut this 12th day of December 1994 .
A('> .� ). a( t Robert Warren, Chairman
PUBLIC ACT #75-317
Received for Record this day of 1994
at
ATTEST:
TOWN CLERK
November 17 , 1994
36 Cliffwood Drive
South Windsor CT 06074
Mr. Robert Warren
Chairman ZBA
1540 Sullivan Avenue
South Windsor CT 06074
RE : Application 2227-94
Dear Mr . Warren :
This letter is to inform you that Diane & Oleh Lubynsky ,
have no objection to the variance of 3 feet for a
breezeway & garage that Al & Stephanie Gudrian are
requesting .
We live across the street from their house which
is 59 Cliffwood Drive .
Thank you for your attention .
Sincere.�y ,
Diane M. Lubyns
• November 21, 1994
Mr. Robert Warren
Zoning Board of Appeals
1540 Sullivan Avenue
South Windsor, CT 06071
Dear Mr, Warren :
We reside at 54 Cliffwood Drive, across the street from
Alan and Stephanie Guadrian who reside at 59 Cliffwood Drive.
We are aware that they are seeking a variance to add on to
their house and we would like you to know that we have no
objection to their doing so.
We plan to attend the hearing to be held on Thursday,
December 1.
Sincerely,
Helen and Walter S. Umberfield
TO WHOM IT MAY CONCERN : NOVEMBER 22,1994
AS THE PROPERTY OWNER AT 43 CLIFFWOOD DRIVE,
SOUTH WINDSOR I WOULD LIKE TO ADVISE YOU THAT I DO NOT
HAVE ANY OBJECTION TO VARIEN S THE CE THAT IS BEING
REQUESTED BY MY NEIGHBOR ALAN R. & STEPHANIE K.GUDRIAN
OF 59 CLIFFWOOD DRIVE.SHOULD THERE BE ANY QUESTIONS
I CAN BE REACHED AT 644:0088.
kH
ELY,,V,-
ILDEBRAND
cc: DESIGN PROFESSIONALS
ROGER WARREN.S.W.PLAN.&ZONE
A.& S.GUDRIAN
135 Spinners Run
South Windsor, Ct 06074
November 23, 1994
Mr. Robert Warren
Chairman ZBA
1540 Sullivan Avenue
South Windsor, CT 06074
Re: Application 2227-94
Dear Mr. Warren:
This letter is to inform you that I, Bryan Gudrian, have no
objection to the proposed variance of 3 fet for a breezeway
and garage that Alan and Stephenie Gudrian are requesting.
My property is adjacent to the rear of the property in
question. If I can be of further assistance, feel free to
contact me at your convenience.
Regards,
�C' T���_�'ii-rut•---.._.
Bryan Gudrian
Home Phone: 644-7620
Office: 741-7171
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S 1540 SULLIVAN AVENUE • SOUTH WINDSOR CONN. 06074
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l�dsoR•co AREA CODE 203/644-2511
December 12 1994
Mr. Alan R. Gudrian
Mrs . Stephanie K. Gudrian
59 Cliffwood Drive
South Windsor, CT . 06074
RE: Application #2227-94 - Alan R. & Stephanie K. Gudrian
59 Cliffwood Drive
Dear Mr. & Mrs . Gudrian:
At the meeting of the South Windsor Zoning Board of Appeals held on
December 1, 1994, your request for a 4 ' variance to section 10 .2 to
allow an addition 46 from the front property.
The Board noted the hardship to be the slope of the land makes it
impossible for an addition to put on the side, and the cul-de-sac
was expected to be temporary.
Any new building, or alterations/additions to existing buildings,
require a building permit prior to start of construction.
This action is effective December 1, 1994 and upon your filing
of the enclosed forms in the Town Clerk's office at your own
expense.
Very truly yours,
%mil t
Robert W. Warren, Chairman
Zoning Board of Appeals
cc: Building Department
Planning Department
RWW:dr
Attmt.
` .I, Robert W. Warren, Chairman of the South Windsor Zoning Board of
Appeals hereby certify that on December 1, 1994 the Zoning Board
of Appeals granted to: Mr. Alan R. Gudrian and Mrs . Stephanie
K. Gudrian, a request for a 4 ' variance to section 10 .2 to allow an
addition 46 , from the front property.
on premises located: 59 Cliffwood Drive
and more particularly bounded and described as follows :
which.reference may be had. Said piece or parcel is bounded and described as
follows:
NORTHERLY' By land now or formerly of Werner Kunzli
et al, One Hundred Sixty and Thirty-three
One-Hundredths (160. 33) feet;
EASTERLY By land now or formerly of Adolph A.
Newmarker, Two Hundred Fifty-eight
and Thirty-two One-Hundredths'(258. 32)
feet;
SOUTHERLY By Lot No. 6, as shown on said map, One
Hundred Sixty-twQ and Thirty-two One-
Hundredths (162. 32) feet; and
WESTERLY By Cl.iffwood Road, Two Hundred Seventy-
two and Seventy-nine One-Hundredths-
(272. 79) feet.
OWNER OF RECORD: Alan R. Gudrian and Stepahnie K. Gudrian
Dated at South Windsor, Connecticut this 12th day of December 1994 .
Robert Warren, Chairman
PUBLIC ACT #75-317
Received for Record this day of 1994
at
ATTEST:
TOWN CLERK
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NOTES:
1. THIS MAP IS SUBJECT TO SUCH FACTS AS AN INDEPENDENT
2\oE Q SURVEY MAY DISCLOSE.
Y` cP�• ` 2. THIS MAP IS DEPENDENT ON THE MAP REFERENCE GIVEN
lg . —4 HEREON.
•=2' moo'
THIS MAP AND SURVEY WERE PREPARED IN ACCORDANCE WITH A-2 3. HOUSE LOCATION IS FIELD VERIFIED AND GIVEN RELATIVE
STANDARDS OF HORIZONTAL ACCURACY AS DEFINED IN THE ROG'EjQ C'41, ` 1 v TO MONUMENTATION FOUND AND DEPICTED HEREON.
'RECOMMENDED STANDARDS FOR SURVEYS AND MAPS IN THE STATE
. tiiCo
OF CONNECTICUT' PREPARED AND ADOPTED BY THE CONNECTICUT
ASSOCIATION OF LAND SURVEYORS, INC., SEPTEMBER 24, 1992.
V MAP REFERENCE:
TO THE BEST OF MY KNOWLEDGE AND BELIEF THIS MAP IS SUBSTANALLY CORRECT AS NOTED HEREON. 1. PLOT PLAN—PROPERTY OF CLIFFWOOD SLICER, SOUTH WINDSOR,
CONNECTICUT. SCALE 1"=40', DATED MARCH 1966. PREPARED BY
_ 12882 REINHOLD LUTHER, L.S.
RICHARD P. MARTEL LIC. No.
1.UNLESS 0114RNSE NOTED,EMSIM UMUTY REVISIONS (203) 291-8755 PLAN PREPARED FOR SHEET
LOCATIONS AS SHOVAI ARE BASED ON BEST GRAPHIC SCALE /MPROYEMENT LOCATION MAPALAN R. GUDRIAN AND
AVAILABLE IWORMAM N.ALL EIQSTINO UTILITIES 40 0 20 40 estgn DEPENDENT RESURVEY 1
S,� FIELD TO
COWTRUMOK Sofesslonals, tnc. STEPHANIE K. GUDR/AN2 ALL UTRITIES ARE 70 BE STAND N THE FlE1.DBY A UCEWM LAND SURVEYOR PRIOR TDOF,
calls S PLAN N I 59 CLIFFWOOD DRI VE °Ru`"Br"8 AIB""' �"'
R MS PLAN BEARS THE civil engineers • Icnners • surveyors
BIPRES.WON SEAL ANo owaNAL SIGNATURE 1 inch = 40 FEET 9 P v
OF THE PROFESSIONAL ENCNfl]t/AIRVEVOIL N0. DATE DESCRIPTION BY 165 south sotellite rood, south windsor, connecticut 06074 SOUTH W/NDSOR, CONNECTICUT pKOW Br APN BATE 11-9-04