HomeMy WebLinkAboutT C (107) TOWN OF SOUTH WINDSOR, CONNECTICUT 1pir
1 '
PLANNING & ZONING COMMISSION
APPLICATION FORM
2—Q 9 JAN 27 1997
Application No. :
Date Received: �� 9 7 South Windsor
Action/Public Hearing by: Planning & Zoning Commission
Receipt No. ?nn ) D /
APPLICANT: 900 9R TT . 1061 �—
ADDRESS: 1. Ci�T S (
OWNER OF RECORD ON LAND RECORDS
ADDRESS: t S�tD ,'lei /V ST Gt �!NfJsD� �I���. C,, 06 d T 7
COMPLETE LOCATION OF PROPERTY: �f
Assessor's Map #A0 Parcel #� Zone (/
NAME, ADDRESS, & TEL & FAX # OF PERSON TO WHOM INQUIRIES 'S`HOULLDpB*�E2 /
DIRECTED: S AMOV ���'2��'9�T14 ����73- - r7 g6 5010 "�570
THIS APPLICATION IS FOR: (Check all that apply) :
1 . Zone Change to (Public Hearing required)
2. Subdivision/Resubdivision
a. _ Subdivision _ Minor _ Major
b. _ Resubdivision _ Minor _ Major (Public Hearing Required)
c. _ Conditional Approval
d. Open Space Subdivision (Public Hearing Required)
3. Special Exception to Article (Public Hearing Required)
4. Site Plan of Development
5. General Plan of Development
6. Earth Filling [Sec. 101 and/or Earth Removal [Sec. 91 (Public Hearing Req)
7. Regulation Amendment: Zoning Subdivision
8. Amendment to Town Plan of Development Q
Z. Temporary and Conditional Permit 6 O
V
10. Other (explain in detail) :
Applicant Property Owner
(See reverse side for additional information)
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CENSUS TRACT: DISTRICT:
ACCT# : 0000640 LOCATION: 0000549011876 MAP AND PARCEL: 120 7
PURCHASE DATE VOLUME PAGE SALES PRICE NEIGHBORHOOD: 1DMV ZONE: A40
13195 830 241 0 DEVELOPER' S MAP:
OWNER OF RECORD MAILING ADDRESS
CURRENT: BIRDEN CAROL R & 1892 MAIN ST
RAYMOND, ROBERT E ZIP 06028-
PREVIOUS :
CODE DESCRIPTION UNIT ACREAGE ASSESSMENT 1994 SINGLE DWELLING: YES
REFER ACCT#
11 RESIDENTIAL LOT 0 0 . 92 56000
13 RESIDENTIAL DWELLINGS 1 0 . 00 132550 OLD GROSS : 08 00
14 RESIDENTIAL OUTBUILDING 3 0 . 00 1440 LAST UPDATE: 06I/08I/95
0 0 . 00 0 INSPECTION DATE: 10/13/93
0 0 . 00 0 INSPECTOR: DS ENTRY: SR
0 0 . 00 0
LESHER GLENDINNING
TOTAL ASSESSMENT: 189990 MUNICIPAL SERVICES, INC.
TYPE INTERIOR CONDITION
CLASS : 9 INTERIOR MILLWORK: DETAILED COND/DESIR/UTIL: GOOD
TYPE : 1 - 3 .4 - B % OF INTERIOR FINISH: 100 YEAR BUILT: 1760
DESIGN: COL 3 % OF AIR CONDITIONING: 0 REMODEL YEAR: 0
OCCUPANCY: FAMILY RESIDENCE ADDITION YEAR: 0
KITCHEN: 0 OLD STYLE
EXTERIOR INTERIOR FINISH BUILT-INS: 0 KITCHEN: 1
FOUNDATION: STONE-BRICK WALL FINISH FLOOR FINISH BASEMENT/ATTIC FINISH
BASEMENT GARAGE STALLS : 0 B: NIL CONCRETE
BASEMENT FULL: YES CRAWL % : 0 1 : PLASTER COMMON FINISHED AREA: 0 S/F AREA: 0
PART % : 0 SLAB 0 2 : PLASTER COMMON SEMI FINISHED % : 0
BSMT ACCESS : - 3 : PLASTER COMMON FINISH QUALITY:
EXTERIOR SIDING -1 : CLAPBOARDS HEATING 100% WET/LOW BSMT:
-2 .
-3 : HEATING SYSTEM FURNACE PLUMBING
BRICK/STONE: LN 0 HT 0 1 : CASTE IRON RN OIL FIXTURES BATH TYPE
2 : STEAM
INSULATION % : 0 3 : 4 OLD-PLAIN TUB
EXTERIOR MILLWORK:DETAIL 4 : 3 MOD-TILED TUB
ROOF TYPE : HIP 3 MOD-TILED TUB
DORMER(L.F. ) : 0 490 CLASSIFICATION
ROOFING: ASPHALT
PLAIN FIREPLACES : 9 TYPE VALUE
DETAILED FIREPLACES: 3 6-1 : FARM 0
STOVE DISPLAYS : 0 6-2 : FOREST 0
HEATING DEPRECIATION: MODERN 6-3 : OPEN SPACE 0
CHIMNEY (S) : 2 TOTAL 490 LAND 0 . 00 FIXTURES LAVATORY TYPE
TOTAL 490 PRICE 0
COMMENTS
LOFT CEIL-1ST+2ND FLR; I2FT WIDE HALL 1ST FLR• 1 BURIAL GRAVE ON
PROPERTY;8FT CEIL-3RD FLR;AUTH FRPL PANEL;ATtIC-UNFIN; -35% MAF;
DWELLING COST CALCULATION ACCT# 0000640 '
DESCRIPTION AREA/TYPE RATE COST
MAIN 2184 148 .47 324260
PLUMBING 1 5190 . 00 5190 '
D FIREPLACE 1 7340 . 00 7340
P FIREPLACE 1 14000 . 00 14000
ADDITION 120 92 . 36 11080
15 1SFR+ ADDITION 180 83 . 99 15120
OP-C 22X$)
1+f15X$) -T
12 ATT PORCH 176 16 . 24 2860
34SFR+
42
52
GRADE FACTOR 10
REPLACEMENT COST 417840
PHYSICAL DEPRECIATION 160 350990
FUNCTIONAL DEPRECIATION 170-o 291320
ROOM LAYOUT FUNC DEPR LOC-OTHER DEPRECIATION 350 189360
K DR LR BR FR OTHER TOTAL BATH BDR 0 BI 20
B 0 0 0 0 0 0 0 0 . 0 OB 3% IN 4% MAIN BUILDING VALUE 189360
1 1 0 1 0 0 2 4 1 . 0 HTG Oo SD 0 OUTBUILDING VALUE 2050
2 0 0 0 4 0 1 5 1 . 0 OK 8% WL 0 LAND VALUE 80000
3 0 0 0 4 4 0 4 1 . 0 ABV GRD 6852
TOTAL 1 0 1 8 0 3 13 3 . 0 TOTAL 6852 TOTAL EST MARKET VALUE (ROUNDED) 271400
OUTBUILDING VALUATION
TYPE CONSTRUCTION FINISH STORY LNGTH WID AREA AGE CONDITION REPLACEMENT PHY FUNC MRKT-VAL
SHED AVERAGE SHED 1 . 0 16 36 576 1780 AVERAGE 3020 45 30 1160
SHED AVERAGE SHED 1 . 0 18 24 432 1780 FAIR 2270 60 30 640
SHED AVERAGE SHED 1 . 0 10 10 100 1780 FAIR 880 60 30 250
LAND VALUATION TOTAL ACRES : 0 . 92 SEWER:NO PHASE: SANITATION+WATER: WELL&SEWER
SIZE MARKET ADDITIONS
WETLANDS SIZE UNIT RATE ADJUSTMENT TOPO/AMN VALUE AREA STORY TYPE OF BASEMENT
120 1 . 00 BASEMENT
HOUSE LOT 0 . 92 80000 1 . 00 0 . 00 80000 180 1 . 00 BASEMENT
FRONT ACRE 0 . 00 20000 0 . 00 0 . 50 0
REAR ACRE 0 . 00 10000 0 . 00 0 . 70 0
TOPOGRAPHY: CLEAR FRONTAGE : 0 . 00 DEPTH: 0 . 00
THE
2 ' WATSON
HOUSE
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Bed & Breakfast Proposed Zoning Amendment
ADD Section 4.1.14:
4.1.14 The Commission may allow by Special Exception a Bed & Breakfast establishment when
used in conjunction with a primary single family residence, subject to the Special Exception
requirements enumerated in Section 4.1.8 and to the following additional requirements:
1. The use shall be permitted only in pre-1920 structures in Rural Residential and Residence A
zones only, and only on arterial streets and Main Street. Living space additions to the main
structure may be used as part of the bed and breakfast provided the addition was constructed at
least ten years prior to application for use as a bed and breakfast.
2. Such facilities shall not include provisions for cooking in the rented rooms but may include
breakfast served by the owner to the guests. No meals other than breakfast shall be provided,
and no meals shall be provided to the general public if not guests of the Bed & Breakfast.
3. Rooms shall be provided with access and egress from within the principal residence.
4. Maximum number of bedrooms available to guests shall be determined on a sliding scale
basis:
- houses under 2,000 sf would be permitted three rooms and maximum number of guests
shall be six;
- houses with 2,000 - 4,000 sf would be permitted six rooms with a maximum number of
guests of twelve;
- houses greater than 4,000 sf would be permitted nine rooms with a maximum number
of guest of 18.
The maximum length of stay shall be 14 days consecutively per calendar year per
guest.
5. Minimum number of parking-spaces-shai�be-two fer-the-prinelpaf dwelling p1l s one addition.
space per bedroom available for lodging. The parking shall be screened from the street and
from adjacent properties, and shall generally be locatedto the side or rear of the dwelling unit.
6. No accessory buildings shall be used for lodging purposes.
7. The owner of the property shall reside in the principal dwelling throughout the duration of its
use as a Bed & Breakfast. The use shall become void if the principal dwelling ceases to be
owner-occupied.
8. A Bed & Breakfast establishment shall be connected to public water and public sewer if they
are available within 200 feet of the structure. If public water or sanitary sewers are not
availably;, then the use shall be permitted only if a satisfactory water supply is provided; .and
the site contains enough suitable area for a private subsurface sewage disposal system
constructed to the standards of the public health code.
9. Lot size shall be at least the minimum size for the existing zone. The owner of the residence
to be used as a Bed & Breakfast shall obtain a Certificate of Occupancy for such use.
10. The residential character of the dwelling unit and property must be maintained.
11. A Bed & Breakfast establishment located within a Historic District must comply with all
requirements of the District.
12. Signage: One nonlighted, wooden sign, of a design that is compatible with the design of the
dwelling, not to exceed 4 square feet.
13. Impervious coverage limited to 25
ADD to Definitions:
Bed & Breakfast Establishment - The overnight renting of up to three rooms to paying guests and
serving of breakfast to no more than six such guests, conducted entirely within an
owner-occupied one-family detached dwelling, that is accessory to its principal use as a
residence.
ADD Section 4.3.12 Bed & Breakfast establishments by special exception, subject to the
requirements of Sections 4.1.8 and 4.1.14.
9. The applicant has been in contact with both the fire marshal and building
inspector regarding the requirements of fire and building codes for this type of
facility.
10.If this application is approved, the planning department recommends that the
applicant provide an engineered site plan to address the parking area
configuration and drainage.
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APPROVAL CONDITIONS—WATSON HOUSE 97-09P
1. This approval is valid for two years from date of(approval? C.O.? Opening of
business? We suggest C.O.—it's easy to document)
2. The residential character of the dwelling unit and property must be maintained.
3. The maximum length of stay shall be 14 days consecutively per calendar year
-per-guest.- - -- - - -- -- - - ---- - - - - --
4. One nonlighted wooden sign, of a design that is compatible with the design of
the dwelling and not to exceed 4 square feet, is allowed.
5. No meals other than breakfast shall be provided; and guest rooms may not
contain provisions for cooking. No meals shall be provided to he general
public if not guests of the Bed & Breakfast. �� i �ti� q�q�
6. A landscape bond in the amount of$ I - .> is required and must be
submitted prior to issuance of a building permit.
7. An engineered site plan detailing parking lot design and construction must be
submitted to the Planning Department for planning/engineering approval prior
to issuance of a building permit. Evergreen screening around the parking area
is required.
8. No building permit will be issued until the enclosed Special Exception form is
filed in the Town Clerk's office.
9. An as-built plan is required prior to issuance of a Certificate of Occupancy.
In
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Robert E: Raymond -
_ 311 E. Morse Blvd. 2-2
Winter Parlc, F16rida.32389 ,
South, Windsor.
Mr. Russell Levack,.Chai.rnian i
Planning & Zoning Commissiol , ;
South Windsor Planning and Zoning Commission
South Wipdsor Town Hall `
1540Sullivan Avenue ,
South Windsor,CT 06074
.january,,11, 1997
Dear Mr. Levack,
It,was disappointing to:hear of the commissions recent decision to defer r
implementing new.regulations providing for the operation of.Bed and Breakfast=
facilities in South Windsor Having stave . everal_sucEproperties and lived fox:
many years wit one;xn,our rieigliborhood; I find th -a useful, unobtrusive use of
larger old resxde�itial properties.; Inrmany. situations they,help maizitazn-PropertiOS
otherwise too costly or impactical to'keep rin the manne1.r:they.deserve.�A'well.. -
t maintained Bed.and Breakfast provides continued taxable real estate,.Qn-a basis
requiring fewer town services than the'same property not"well maintained and/or
oecuped,by a large family.
A-case in point is;the.property.in East rWindsor,Hill known as the Watson
'house.' Ovimed by our family since about 1950, it his been substantially empty since `
its last resident,r�y,mother, Hildred Rayz or►d, moved,to'a nursing home in,1983.
The house has been for sale.for over two years at a price less than the!alue'asigned to �
it for estate purposes or reflected.in its assessment. A combination of Connecticut's
soft real estate market and the difficulties of selling'a 6400+ square foot residence
needing"substantial work has resulted in no sale to date.
During the past several months conversations havebeen held withMr.;Robert'
Tobin,whq.as you;know, wants.to renovate the Watson house and operate xt;as a
Bed'and:Breakfast Based-on:constructive and encouradng conversations with your,'
' members,he as invested„considerable time;energy aid r resouces,on a physical acid
economic analysis of.the property. He is impressed with >he;history and architecture i
of the 200.year.old house,.7 a fine.example o£early Palladian architecture; which he
wants to preserve. Subject to town approval, he.is z'eadyfo procede with the Purchase
of the property and to undertake the improvements it needs to be a source of pride'
. for thy;neighborhood and town. Without this approval, the physical and economic ,
viability o£the property remains a question: ,
Please let nee lgAO w what additional inf6nnation.could be helpful,to you in,
facilitating approval'of the regulations required,to operate lied and Breakfast '
properties in.South Windsonin general Arid specifically at the Watson ho se.. Laving:
a continuing interest in adjacent properties, as our family has had since 12; and
eXpects to have into the far future; we:do not want to see anythizig dome to adversely,
affect the neighborhood: Unfortunately;,the lack`of a favorable resolution regarck ng
". the proposed Bed and.Brealdast regulations is"prevent ng a.dale of the`Watson house.
This sale would resultan a benefit to the neighborhwod.in which'no.one has a`greater ,
long term interest than our family. -
We appreciate your.time and consideration
Sincerely- 10
,
. ;
Robert E. "Raymond
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SAWN Sfq<
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TOWn OP s-OtdA ?v�
1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074
OR-CO' AREA CODE 860/644-2511
February 6, 1997
To Whom it may Concern:
In my visit and meeting's with South Windsor based companies, they have indicated if South
Windsor had a decent hotel, motel or bed and breakfast facility where they could put customers up
and entertain them, they would certainly support such a venture rather than have to use out of town
facilities.
Sincerely,
RafpoK F. Hedenberg
Economic Development oordinator
RF:dr
PLANNING DEPARTMENT
IN-HOUSE REFERRAL FORM
TO: Matt Galligan, Fred Shaw, Michael Gantick, Sargent Mike
Ritter, Fire Marshal Lanning, Ray Favreau, Karl Reichle, Mel
Stead
FROM: Marcia A. Banach, AICP, Director of Planning
The Planning & Engineering Departments have received plans for the
following project: �� 2 1-2
Zone Acreage Commercial
Commercial
Subdiv Site Plan _ Residential
# of Lots/Units Industrial
Location: � ��'� �+�
Project Description:
Future Town-owned property involved? Yes No
(a) new streets (existing frontage also)
(b) new open space/recreation area
active passive
(c) new detention area
Planning Department comments:
if you will have comments on
Please let me know by 09
this application so that I can follow up with your department when I do
a Planning Department report. Thank you.
PLANNING DEPARTMENT
IN-HOUSE REFERRAL FORM
TO: Matt Galligan, Fred Shaw, Michael Gantick, Sargent Mike
41 t , Fire Marshal Lanning, Ray Favreau, Karl Reichle, Mel
Pead
FROM: Marcia A. Banach, AICP, Director of Planning
The Planning & Engineering Departments have received plans for the
following project:
Zone �`�% Acreage �' Commercials
Subdiv Site Plan ��� Residential _
of Lots/Units Industrial
Location:
Descr
iption:
tion: 1�G
Project p
J
Future Town-owned property involved? Yes No
(a) new streets (existing frontage also)
(b) new open space/recreation area
active passive
(c) new detention area
Planning Department comments:
No coyrAcis
l Please let me know by if you will have comments on
P�" � /►�
this application so that I can follow up with your department when I do
a Planning Department report. Thank you.
FEB 11 1997
South Windsor
Planning & Zoning CommisUag
40 Windy Hill Dr.
So. Windsor, CT 06074
February 11, 1997
Mr. Russell Levack
Chairman, Planning and Zoning Conunission
1540 Sullivan Ave.
So. Windsor, CT 06074
Dear Chairman Levack:
Due to a prior committment to be at a First Congregational Church
meeting tonight, I am unable to be present to comment on the application
pending for the Watson House on the corner of Sullivan Avenue and Main
Street. , So. Windsor.
I should like to go on record in support of the concept of a bed and
breakfast at that location. I am quite familiar with this truly unique
home and have been concerned recently that this fine structure is slowly
deteriorating and the historic charm of this building will be lost by
lack of use.
This home has been for sale for quite a period of time, and no one
has stepped forward to purchase the Watson House. I personally think that
if this structure was tastefully renovated and given a second life, it
would be a beautiful enhancement to Main Street.
So often we seek to promote the beauty and charm of So. Windsor, the
Watson House could be a centerpiece of that which we have to offer, The
clientele that avail themselves of bed and breakfast establishments, in my
opinion, are often some of the nicest people one could ever meet. My wife
and I have frequently enjoyed this concept in our travels throughout the
Northeast.
Please accept this letter in the spirit of how it is being offered.
I support this application on its merit for this specific location and feel
this use would be consistent with the existing charm and beauty of Main
Street.
Thank you for this consideration.
Very truly yours,
Jol n J. it 1
FEB- 11 .199t
South Windsor
Planning &. toning CommissM
_ 40 Windy Hill Dr.
So. Windsor; CT 06074
February 11, 1997
Mr. Russell Levack:
Chairman, Planning_ dn.d Zoning Commission
1540 Sullivan Ave.
So. Windsor, CT 06074
Dear Chairman Levack:
Due to a prior committment to be at a First Congregational Church
meeting tonight-, I am unable to be present to comment on the application
pending for the Watson House on the corner of Sullivan Avenue and Main
Street. , So. Windsor.
I should like to go on record in support of the concept of a bed and
breakfast at that location. I am quite familiar with this truly unique
home and have been concerned recently that this fine structure-' is slowly
deteriorating and the historic charm of this building will be lost by
Tack of use.
This home has been for .salefor quite a period of time, and no .one
. has stepped forward to purchase the Watson House. I personally think that
if this structure was.- tastefully renovated > and given a second life, it
would be a beautiful enhancement to ,Man_._.Street.
So often.,w.e seek to promote the beauty and charm of So Windsor, the
Watson House could be a 'centerpiece o_f.,, that which we have to_, offer. The
clientele that avail themselves of bed- and breakfa.stestablishments, in my
opinion., are often some of "th;e nicest people one` could, ever meet. My wife
and I have frequently enjoyed this concept in our travels throughout the
Northeast.
Please accept this letter in the spirit of how it is being offered.
I support this application on its :merit 'for;.this specific location and feel
this use would be consistent with * 14e existing charm and beauty of-Main
Street.
Thank you for this censjde:ration.
t Very truly yours,
a `
Jot n J. itch 1
WATSON HOUSE T & C FOR BED AND BREAKFAST PH 2111/97
1. Request for a two year temporary and conditional permit to operate a Bed and
Breakfast on property known as the "Watson House" located on the northerly
side of Sullivan Ave. and the easterly side of Main Street, A-40 zone.
2. The wording of the T & C permit regulation is that, "Temporary and
conditional permits may be granted by the Commission for a use which is not
specified elsewhere in these regulations for a period not to exceed two years.
Such approval may be given after a Public Hearing if, in the judgment of the
Commission, the public convenience and welfare will be substantially served,
and the appropriate use of neighboring property will not be substantially or
permanently injured, and traffic and other hazards will not result from such
use." Bed and Breakfast use are not specified as a permitted use in any other
sections of the zoning regulations.
3. The applicant is proposing to have seven rooms as guest rooms and also to
have his family live in the house.
4. The applicant has submitted a plan which shows the area for parking of cars
and new landscaping proposed on the property. It appears that there will be
room for approximately 6 cars outside of the garage bay areas. Upon a site
visit, the staff has some concern regarding the parking area as to what type of
surface will be placed down and how drainage will be handled within that area.
The applicant has indicated his willingness to work with staff to have the
parking area engineered if this application is approved.
5. The applicant is proposing a freestanding sign 2' X 2'. The RR zone allows
` two square feet for home occupations, 12 square feet for permitted non-
residential uses. The proposed use is a bit of a hybrid between the two types of
uses, and 4 square feet seems a reasonable sign size.
6. This house is located in the Historic District and is any exterior changes to the
property are subject to review by the Historic District Commission.
7. There are no regulated wetlands on the property therefore no IWA/CC approval
is required.
8. The house is on public sewer and is served by a private well. WPCA approval
will be required for the conversion to bed & breakfast.
I 7- FEB 19 1997
LEGAL NOTICE
TO BE PUBLISHED IN THE JOURNAL INQUIRER
SATURDAY, FEBRUARY 22, 1997
SOUTH WINDSOR- PLANNING & ZONING COMMISSION
At its February 18, 1997 Regular Meeting, the Commission voted to take the following actions:
1. Approve with conditions appl #97-05P, Engineering Services & Products Company - a two (2)
year temporary and conditional permit for a temporary farm building on property located at 1395
John Fitch Boulevard, I zone
2. Approve with conditions appl #97-09P, Robert A Tobin - a two (2) year temporary and conditional
permit to operate a Bed and Breakfast facility in a building known as the "Watson House", 1876
Main Street, A-40 zone
Frank A Castro, Vice Chairman
S0*N s4r
'41
01
1540 SULLIVAN AVENUE SOUTH WINDSOR, CONN. 06074
SOR co�r AREA CODE 860/644-2511
February 24, 1997
CERTIFIED MAIL
Robert A. Tobin
1 East Lane, Apt. 1
Bloomfield, CT 06002
Dear Mr. Tobin:
Re: Appl #97-09P, Temporary & Conditional Permit
Bed & Breakfast Facility 1876 Main Street
At the February 18, 1997 meeting of the South Windsor Planning & Zoning Commission, your request
for a two year temporary and conditional permit to operate a Bed and Breakfast facility in a building
known as the "Watson House" (A-40 zone) has been granted subject to the following terms and
conditions:
1. This approval is valid for two years from date of issuance of a Certificate of Occupancy.
2. The residential character of the dwelling unit and property must be maintained.
3. The maximum length of stay shall be fourteen (14) days consecutively per calendar year per guest.
4. One nonlighted wooden sign, of a design that is compatible with the design of the dwelling and not
to exceed 4 square feet, is allowed.
5. No meals other than breakfast shall be provided; and guest rooms may not contain provisions for
cooking. No meals shall be provided to the general public if not guests of the Bed & Breakfast.
6. A landscape bond in the amount of$1,000 is required and must be submitted prior to issuance of a
building permit.
7. An engineered site plan detailing parking lot design and construction must be submitted to the
Planning & Zoning Commission for planning/engineering approval prior to issuance of a building
permit. Evergreen screening around the parking area is required. This plan is also to be reviewed
by the Architectural Design& Review Committee.
8. Driveway shall be gravel/non bituminous.
9. An owner must live on the premises.
T
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April 14, 1997
TO: Marcia Banach, Director of Planning
FROM: John R. Collins, Chief Building Official
RE : Use group classification of Bed and Breakfast;
sprinkler requirements per Building and Fire Codes
A Bed and Breakfast by definition falls into the same category as a
hotel or motel, i .e. Use Group R-1, due to the transient nature of
the guests . I have included a copy of this definition with
commentary for your use.
Also included are the Building and Fire Code requirements for this
building classification pertaining to a sprinkler system, and when
sprinklers may be exempted.
In both Codes, a sprinkler system is required to support this
building use group classification, with an exception when all guest
rooms have a door leading to an exterior exit or exit access .
THE BOCA NATIONAL BUILDING CODE/1993 COMMENTARY
■ A one-family dwelling consists of a single dwelling unit for cooking in addition to those for slee in
serving as a place of residence. In addition to the primary Figures 310.4(1)and 310.4(2)]. . P gad living [see
residents, the structure is permitted to be occupied by a maxi-
mum of five lodgers or boarders.When more than five lodgers Out to l tenants,
or vidual ownedned ng lbyts lthe occupants.upant n Use Group R-2 are either rented
or boarders occupy aone-family dwelling, the structure cannot make a distinction between either type of tenant
y unless the
be classified as aone-family structure and is reclassified as a roe P The code does not
Property rty under the unit is purchased.When this occurs,lot lines
boarding house. A one-family dwelling is classified as Use defining the land parcel are established and fire separation
Group R-3 or R-4 at the discretion of the owner or designer[see distances are created.Section 310.5 contains specific provisions
commentary,Sections 310.5 and 310.6,and Figure 310.5 2 P an be
g Ol• for when a building that looks like Use Group R-2 can be
classified as Use Group R-3.
Rn'r—en called a duplex or a two-flat, a two-family dwelling
me
consists of two separate dwelling units.In addition to the primary
residents,each dwelling unit is also permitted to be occupied by ■ People who live in dormitories typically sign a rental agree
a maximum of five lodgers or boarders.A two-family dwelling ment for periods of 30 days or more.
g Y g
is classified as Use Group R-3 or R-4 at the discretion of the Dormitories are generally associated with university or col-
owner or designer[see commentary,Sections 310.5 and 310.6, lege campuses for use as student housing, but this is changing
and Figure 310.5(i)]. el idly. Many dormitories are now being built as housing for
y people who wish to live with other people their on age
and who do not need 24-hour-a-day medical supervision. The
only difference between the dormitory which has just been
described and the dormitory found on a college campus is the
age of its occupants.If the elderly people must have 24-hour-a-
day supervision, i.e., a nurse or doctor on the premises, the
■ The key characteristic of Use Group R-1 is the transient building is no longer considered a residential occupancy but an
institutional use group(Use Group I-1 or I-2)and would have to
nature of the patrons,whose length of stay is less than 30 days. comply with the applicable provisions of the code.
The most common R-1 use is a hotel or motel. Use Group R-1 Another popular use of dormitories is to rent individual rooms
occupancies do not typically have facilities for cooking con-
tained within the unit. It should be noted that if a unit is not to convention attendees and other visitors
r when college classes
are not in session.When dormitories undergo this type of tran-
equippd with cooking facilities,it does not meet the definition sient use,they more closely resemble Use Group R-1.
of a"dwelling unit"as listed in Section 310.2.When this occurs, It should be noted that when the units are not equipped with
the units are treated as"tenant spaces"for the application of code cooking and sanitation facilities,they are not considered"dwell-
provisions(see Figure 310.3). ing units" but "tenant spaces" for the application of code
Occupancies other than residential are often found in the same Provisions.
building. These may include nightclubs (Use Group A-2),res- Dormitories will often contain other uses such as cafeterias or
taurants (Use Group A-3), gift shops (Use Group M), health dining rooms (Use Group A-3),recreation rooms (Use Group
clubs (Use Group A-3), storage facilities(Use GroupS-1 and A-3), and office(Use Group B) orrooms
the like. When this occurs the building is then classified)as a A-3). When this occurs the building iseting considered a msix druse
mixed use group condition and is subject to the provisions of group condition and is subject to the provisions of Section 313.0
Section 313.0. (see Figure 310.4.1).
■ Occupancies in Use Group R-2 in many ways are similar to
those in Use Group R-1.They also have more than two dwelling
units in a building.The length of the stay and the facilities that
are provided are the basic factors which differentiate Use Group
R-2 from Use Group R-1. Patrons of R-2 uses typically sign
contracts or leases that are for an extended period of time(at least
30 days).The leased units are typically
yp call equipped w'Y eQ pp with facilities
3-34
U � c iv
1992 ACCUMULATIVE SUPPLEMENT v( � l S BOCA NATIONAL BUILDING CODE
j
I
1. Throughout the entire story or floor level where the A-1, A-3 or A4 Use maximum of 12 dwelling units per fire area. Each dwelling unit shall ha
Group is located; least one door opening to an exterior exit access that leads directly to the
2. Throughout all stories and floor levels below the A-1,A-3 or A-4 Use Group; required to serve that dwelling unit.
t and
3. Throughout all-4 intervening stories and floor levels between the A-1,A-3 or Section 1003.0(B193-91)
A Use Group and the highest level of exit discharge that serves Use Group
A=1,A-3 or A-4 fire areas,including the highest level of exit discharge. Change entire section to read as follows:
Exceptions 1I SECTION 1003.0 SUPPRESSION SYSTEM AGENT COMPATIBILITY
1. Auditorium areas of Use Group A-1 or A-3 where the main auditorium
floor is at the level of exit discharge of the main entrance. 1003.1 Agent compatibility:The extinguishing agent for each suppression sy
2. Naves and chancels of Use Group A-4 where the main floor of the nave shall be compatible with the type of hazard and fire. Each fixed fire suppre.
or chancel is at the level of exit discharge of the main entrance. system shall be of an approved type and shall be designed and installe
3. Participant sport areas of Use Group A-3 where the main floor of the accordance with the requirements of this code.
a participant sport area is at the level of exit discharge of the main entrance. 1003.1.1 Special hazards:In rooms or buildings containing combustibles
as aluminum powder,calcium carbide,calcium phosphide,metallic soduun
Delete subsection without substitution: potassium,quick-lime,magnesium powder or sodium peroxide)that are inc
Section 1002A Use Group A-3:Deleted. patible with the use of water as an extinguishing agent, other extinguis
agents shall be used.
Add new subsection to read as follows (subsequent subsections to be renum-
bered): Section 1004.0(B111-90, B14-91, B195-91, B196-91)
1002.5 Use Group E: An automatic fire suppression system shall be provided Change subsections to read as follows:
throughout all buildings with a Use Group E fire area.
1004.1 General: Automatic sprinkler systems shall be approved and shal
Exception:Fire areas less than 20,000 square feet(1860 m2)in area. designed and installed in accordance with the provisions of this code.
Change subsections to read as follows: 1004.2 Equipped throughout: Where the provisions of this code require if
in
1002.E Use Group I: An automatic fire suppression system shall be provided building or portion thereof be equipped throughout with an automatic spr
system, the system shall be designed and installed in accordance with Sec
j throughout all buildings with a Use Group I fire area. 1004.2.1, 1004.2.2 or 1004.2.3.
Exception: Use Group I-2 child care facilities located at the level of exit Exception:Where the use of water as an extinguishing agent is not compat
discharge which accommodate 100 children or less.Each child care room shall with the fire hazard (see Section 1003.2) or is prohibited by a law, status
have an exit door directly to the exterior. ordinance,the affected area shall be equipped with an approved automatic
1002.8 Use Group R-1: An automatic fire suppression system shall be provided suppression system utilizing a suppression agent that is compatible with the
throughout all buildings with a Use Group R-1 fire area in accordance with Section hazard.
1004.2.1 or 1004.2.2. 1004.2.1 NFiPA 13 systems: The system shall be designed and installe
Exception: Where all guestrooms are not more than three stories above the accordance with NFiPA 13 listed in Appendix A.
lowest level of exit discharge of the exits serving the guestrooms. Each Exceptions
guestroom shall have at least one door opening directly to an exterior exit access 1. In Use Group R fire areas,sprinklers shall not be required in bathr(�f
which leads directly to the exits. that do not exceed 55 square feet(5.12 mz)in area and are located wi
1002.9 Use Group R-2: An automatic fire suppression system shall be provided individual dwelling units or guestrooms.
throughout all buildings and structures,or portions thereof,of Use Group R-2 in 2. In buildings of Use Group R-1, sprinklers shall not be require(
accordance with Section 1004.2.1 or 1004.2.2. guestroom closets that do not exceed 24 square feet(2.23 m2)in are;i
Exception:Use Group R-2 buildings which do not exceed two stories,including 1004.2.2 NFiPA 13R systems:In buildings four stories or less in height,syst(
basements which are not considered as a story above grade, and with a designed and installed in accordance with NFiPA 13R listed in Appendix A s
A,"NN Sfq
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s lc* 1540 SULLIVAN AVENUE SOUTH WINDSOR, CONN. 06074
ti�soe•CO`' AREA CODE 860/644-2511
May 1, 1997
Robert A. Tobin
1 East Lane, Apartment 1
Bloomfield, CT 06002
Dear Mr. Tobin:
Re: Appl #97-09P, Watson House
This is to advise you that the Planning & Zoning Commission voted on April 29, 1997 to approve your
request for a waiver of the landscaping bond in the amount of$1,000 (condition #6 in the approval letter
of February 24, 1997) and requirement of an engineered site plan (condition#7 in the approval letter of
February 24, 1997) for application #97-09P, Watson House.
If you have any questions, feel free to call the Planning Department at 644-2511, ext. 253.
Very truly yours,
1PL NING & ZONING COM/ MISSION
r
ussell G. Levack, Chairman
RGL/pmm
cc: Chief Building Official
Town Engineer
Zoning/Wetlands Enforcement Officer
<0W N se"
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s 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074
SOR.Co��,� AREA CODE 860/644-251 1
June 16, 1997
Robert A.Tobin
1 East Lane
Apartment 1
Bloomfield, CT 06002
Dear Mr. Tobin:
Re: Appl#97-09P, Watson House
The above-referenced site was discussed at the Planning&Zoning meeting of June 10, 1997. The
Commission noted that there was a second entrance to the site which is not reflected on the site plan. The
Commission indicated that they would like you to submit a change order to show what exists on the site.
If you have any questions please call 644-2511, ext. 252.
Very truly yours,
PLANNING&ZONING COMMISSION
Louise Evans Secretary
LE/pmm
Enclosures
Cc: Town Engineer
Chief Building Official
Assessor
Superintendent of Pollution Control
Fire Marshal
July 1, 1997
Robert A. Tobin
1876 Main Street
South Windsor, CT. 06074
Dear Robert A. Tobin:
Please be advised that beneficial occupancy is hereby
granted for the conversion of a residence to a Bed and
Breakfast altered under Building Permit #24191, as provided
by Connecticut General Statute 29-252-1b-119. 5. 1. This
approval is for the first floor only.
The permanent Certificate of Occupancy will be issued upon
the receipt and approval of an as-built site plan.
This approval is for a period of six months, and is
renewable. Please be advised that any changes in the
building that constitute a violation of the conditions of
the permit will result in revocation of this approval.
Very truly yours,
John R. Collins
Chief Building Official
Cc: Marcia Banach, Director of Planning
Jerry Iazetta, Town Engineer
William Lanning, Fire Marshal
JUL-01-97 TUE 10 :44 AM�ROBERT TOBIN 203 870 5210 R. 01
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TOWN OP SOUTH MUM
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FOR SITE & SUBDIVISION
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GHANG uniR GC12�' AC�' PERSON Phone No. J
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Site Name 14 §o jJ �� P&� No.
Owner ? Phone No.
Contractor. 46(
Signature of 0"ar Dates f
Signature of Design Engr. � Date:
CHANGt: (Describe location and nature of change. include
Four (4 ) copies of plan/profile of Change. )
/ -
Reason for Change: (why is change required)
f �
APPROV,AL0 s (Aa Required)
Dir,, Of Date: AF 4
Town engineer Dates-7
Dir. of Public wo ks Dater
t3rlirs Date: _
sTArr• C.0ruENTs:
D z !�- 7
white Town Engin6er Ye110w , Applicant
r'irk - uirector of planning 'Goldenrod - Engineering Department
7` ek? rCq e- Gl{'E
FR 11908 7.06//V Birden Property
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OCT-09-97 THU 05 :33 PM ROBERT TOBIN 203 070 5210 P. 01
V r?lit o za A ND u Ns
R EC E IV E [Y
OCT 101997
To: S. Windsor Plaruung and wrung,NcheIle Lipe
From: Bob Tobin
Subject: The Watson House SOUTH In= RMING DEPT.
Date: 10/09/97
Per mi.r phione coxxwersation of eoday and my discussi011 IbW Idght c"ath the Chairman,please add
u5 to the Agenda for Tuesday,October 14,to diseuss souconAs dbout tlxe Watson House raised tfy Some of
the t0mmis$ioners in your last mooting.
Thanks. See you then.
Sincerely,
Robert A. Tobin,Maikager,The Watson House Inn,LLC
. r-PA Q6.._.. .. �... �. ..
IT04
FROM,—or-
MESSAGE, —�
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m 1540 SULLIVAN AVENUE SOUTH WINDSOR, CONN. 06074
SOR•CO� AREA CODE 860/644-2511
November 21, 1997
Mr. Robert Tobin, Manager
The Watson House
1876 Main Street
South Windsor, CT 06074
Dear Mr. Tobin:
The Planning and Zoning Commission received and discussed your correspondence dated
November 10, 1997, at our November 12 meeting. During our recent discussion with you
regarding uses that are currently occurring at the Watson House but for which no approval was
granted, the Commission had indicated that the next step is for you to submit an application to
the Commission requesting amendment to your original Temporary and Conditional Permit
approval.
If you have any questions regarding this procedure,please contact the Planning Department at
644-2511, ext. 253.
Very truly yours,
PLANNING AND ZONING COMMISSION
Frank A. Castro, Chairman
FAC/MB:sf
1O*IN SF4
V
71wzlon 0 �
fi 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074
sox•co AREA CODE 860/644-2511
March 26, 1999
Mr. Robert A. Tobin i �r� ��W
1876 Main Street .'�"✓ �`i`� �
South Windsor, CT 06074
r J� t✓j`�'
Dear Mr. Tobin:
Re : Appl #97-09P, The Watson House Inn
This is a reminder that the Temporary & Conditional Permit to
allow a Bed and Breakfast facility on property located at 1876
Main Street, A40 zone, expired on February 25, 1999 .
If this use is to be continued, please make application to the
Planning & Zoning Commission.
If you have any questions call the Planning Department at 644-
2511, ext . 253 .
Very truly yours,
PLANNING & ZONING COMMISSION
Deborah L. Wark
Recording Secretary
101-173
f LODGING OR ROOMING HOUSES
remain a primary means of escape from each sleeping area that keeping the doors closed. No doors shall be arranged to pre-
does not require occupants to pass through a portion of a lower vent the occupant from closing the door. Doors shall be self-
en
fioor, unless that route is separated from all spaces on that floor closing or automati -
by construction having a 20-minute fire resistance rating.
Exception: Door-closing devices shall not be required in build-
20-3.1.2 Exterior stairs shall be reasonably protected against ings protected throughout by an approved, automatic sprinkler
blockage caused by fire that would simultaneously expose both system installed in accordance with 20-3.5.
the interior and exterior means of escape.This shalll be permit-
ted to be accomplished through separation by p y
tance, arrangement of the stairs, protection of the openings
exposing the stairs,or other means acceptable to the authority 20-3.5.1* Where an automatic sprinkler system is required or
is used as an alternative method of protection,either for total
having jurisdiction. or partial building coverage, the system shall be installed in
accordance with Section 7-7 and shall actuate the fire alarm
20-3.2 Interior Finish. Interior finish on walls and ceilings of s stem in accordance with Section 7-6. In buildings up to and
occupied spaces shall be Class A, Class B, or Class C as including four stories in height, systems installed in accor-
defined in Section 6 5.There shall be no requirements for inte- dance with NFPA 13R, Standard for the Installation of Sprin-
rior floor finish. kler Systems in Residential Occupancies Up to and Including
Four Stories in Height, shall be permitted.
20-3.3 Detection, Alarm, and Communications Systems. /-:
lla-
Exception No. 1.' 'In individual living units, sprinkler ins m).
b� 20-3.3.1 General. Lodging and rooming houses shall be pro- tion shall not be required in closets not over 12 sq ft (1.1 sq m).
vided with a fire alarm system in accordance with Section 7-6. Closets that contain equipment such as washers,dryers,furnaces,
or water heaters shall be sprinklered regardless of size.
Exception: Buildings that have a smoke detection system meet- Exception No. 2: In existing lodging and rooming houses,sprin-
ing or exceeding the requirements of 20-3.3.4 and where that kler installations shall not be required in closets not over 24 sq ft
detection system includes at least one manual fire alarm station (2.2 sq m) and bathrooms not over 55 sq ft (5.1 sq m).
per floor arranged to initiate the smoke detection alarm.
20-3.5,2 All new lodging or rooming houses shall be pro-
20-3.3.2 Initiation. Initiation of the required fire alarm sys- ' 20-3.5tected throughout by an approved,automatic sprinkler system.
tecte
em shall be by manual means in accordance with 7-6.2. Such system shall be installed in accordance with 20-3.5.1.
Exception: Buildings protected throughout by an approved, Exception: If every sleeping room has a door opening directly to
automatic sprinkler system installed In accordance with 20-3.5, the outside of the building at street or ground level, or has a door
with alarm initiation in accordance with 7-6.2.1(c). opening directly to the outside leading to an exterior stairway that
meets the requirements of 20-2.1.1.
20-3.3.3 Notification. Occupant notification shall be pro-
vided automatically, without delay, by an internal audible SECTION 20-4 SPECIAL PROVISIONS
alarm in accordance with 7-6.3. Presignal systems shall be
prohibited.
20-4.1 Operating Features. (See Chapter 31.
20-3.3.4 Detection. Approved single-station or multiple-
station smoke detectors shall be installed in accordance with
7-6.2.9 on every level. In addition, approved single-station SECTION 20-5 BUILDING SERVICES
smoke detectors shall be provided in each sleeping room.
20-5.1 Utilities. Utilities shall comply with the provisions of
Exception: Existing battery-powered detectors, rather than Section 7-1.
house electric service-powered detectors, shall be accepted where,
in the opinion of the authority having jurisdiction, the facility has 20-5.2 Heating,Ventilating,and Air Conditioning.
demonstrated testing, maintenance, and battery replacement pro
grams that ensure reliability of power to the detectors. m nt shall Hcomply with the provisions of Sectioeating, ventilating, and air n equip-
7-2.
20-3.4 Sepa
ration of Sleeping Rooms. All sleeping rooms
shall be separated from escape route corridors by walls and 20-5.2.2 Unvented fuel-fired heaters shall not be permitted
doors that are smoke resistant. There shall be no louvers or to be used.
operable transoms or other air passages penetrating the wall
except properly installed heating and utility installations other 20-5.3 Elevators, Escalators, and Conveyors. Elevators,
than transfer grilles.Transfer grilles shall be prohibited.Doors escalators,
ion and conveyors shall comply with the provisions of
nT
shall be provided with a c es or o
.._._.._..........
-( P v �.��� �- L)
1994 EDITION
10'NN Sfq(
..fi 1540 SULLIVAN AVENUE SOUTH WINDSOR, CONN. 06074
c;
S AREA CODE 860/644-2511
f y� OR•C��
�I
July 1, 1997
�I
I
L
Robert A. Tobin
1876 Main Street
South- Windsor, CT. 06074
i
i
Dear Robert A. Tobin:
Please be advised that beneficial occupancy is hereby
granted for the conversion of a residence to a Bed and
Breakfast altered under Building Permit #24191, as provided
by Connecticut General Statute 29-252-1b-119. 5 . 1 . This
approval is fo ', the first floor only.
The permanent Certificate of Occupancy will be issued upon
the receipt and approval of an as-built site plan.
This approval is for a period of six months, and is
renewable. Please be advised that any changes in the
building that constitute a violation of the conditions of
the permit will result in revocation of this approval .
Very truly yours,.
John R. Collins -
Chief Building Official
Cc: Marcia Banach, Director of Planning
Jerry Iazetta, Town Engineer
William Lanning, Fire Marshal
i
MEMORANDUM
NOV 13 1997
South Windsor
To: Planning and Zoning Commission Planning & Zoning Commissioo
From: Bob Tobin,Manager,The Watson House
Subject: Modifications to the Original Temporary and Conditional Permit for The Watson House
Date: November 10, 1997
i
Since our meeting with you last month,we have decided to put down on paper all the ideas that
we've had around potential business uses of The Watson House. Some of these are new ideas, some are
ones we've discussed. I've organized them into one's that we'd like the commission to consider now,and
those that we'd like to approach in the future. I though it prudent to get everything`out on the table' now,
so that we can approach this properly,following a process that the commission approves. Thank you for
considering the following:
I
For Consideration Now:
i
1. Elimination of the 14 day time limit for overnight stays. We have found that flexibility in this area
will provide a service in great demand by our corporate clients(i.e. accommodating longer term
stays),while at the same time,not impacting the historic and residential character of the
neighborhood.
2. Allowing weddings,parties and special events to be held at the inn. Approved parking would include
the Inn's graveled lot and driveway areas and existing commuter parking along Main Street. We !
propose the maximum size for these events to not exceed 50 people.
3. Approval for permanently renting out the 3rd floor apartment.
4. Recognition that inn keepers will be hired to assist in the daily operations of the inn,and as part of
their compensation;'room and board may be provided. i
5. Recognition that we are interested in converting the existing T&C to permanent zoning when it
expires. We understand that an amendment that would address this is pending. Guidance on the
necessary next steps to be considered for this is requested.
6. Signage change approval as follows: replacement of existing sign with lamp post(with the sign
attached to the post-already approved by historic society),mail box sign, `B&B' sign added to the
existing `John Watson'Bicentennial plaque on the house and a special events sign(displayed
occasionally)on Route 5 by the Chamber of Commerce sign on the corner of Sullivan Avenue and
Route 5.
For Consideration In The Future:
1. Use of the carriage house for special events(it would be renovated to serve as a patio{gazebo)and
eventual modifications for inn keeper quarters-subject to Historic Society approval. j
2. Approval for allowing the consignment of antiques by dealers at the inn for purchase by customers.
In addition,approval to add an insert sign to the main sign that reads `Antiques'.
+7i
ii
3
We would be happy to come to an upcoming PZC meeting to discuss this letter in detail,if necessary.
Otherwise,please advise as to what our next steps should be.
Best Regards, �
Robert A. Tobin
c- SENDER:
9 ■Complete items 1 and/or 2 for additional services. I also wish to receive the
�► ■Complete items 3,4a,and 4b. following services(for an
ID ■Print your name and address on the reverse of this form so that we can return this extra fee):
card to you. ai
■Attach this form to the front of the mailpiece,or on the back if space does not 1. ❑ Addressee's Address
;v permit.
d ■Write'Return Receipt Requested'on the mailpiece below the article number. 2. ❑ Restricted Delivery W
-C ■The Return Receipt will show to whom the article was delivered and the date o
c
delivered. Consult postmaster for fee.
m 3.Article Addressed to: 4a.Article Number d
d P 259 184 764 e
E ROBERT A TOBIN 4b.Service Type
1 EAST LANE APT 1 ❑ Registered x Certified °C
in
w BLOOMFIEU, CT 06002 ElExpress Mail ❑ Insured S
0J i& S/tl ✓� Return Receipt for Merchandise ❑ COD
7.Date of Delivery 2
z
p 5.Received By:(Print me) 8.Addressee's Address(Only if requested
w and fee is paid) c
t-
6.Sign ddressee or n
w
PS Fo er 1964 Domestic Return Receipt
Birden Property
N Birden Right of Way
176'
Robert A. Tobin "7
1 East Lane /
2
5
Apt.
Bloomfield, CT 06002
(860) 286-9084
Property 1876 Main Street
Date of Drawing.: January 27, 1997
Scale................... 1 inch = 10 feet 224'
Acerage of Lot...: .92
Size of Lot..........: 176' x 246'
»'.>'•' e
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.;7.oday .' rode tbroueb paradise."
John Adams,when passing through The Watson House
South in W ds r in 0 177 1
r
}
1788 ,.
Y�
e ink on the and-won Constitution TI► bL' ns n was
r
barely dry. 0 brand-new nation struggled
for sovereignty, flush,from a victory against
the mast powerful nation in the world. end
green' C i �� }
�n the verdant of the Connecticut wet .K
is'• :•.i.Hw valley, a spacious mansion.arose., .--Designed and built by Xt. Thomas ,6ayden, -
. ry }
the,mansion showcased the new ovalladian .
style, with its clean lines and four nearly
identical faces. The three-4torg, 6,800 foot
home, the most ambitious domesticI ME-
Commission of 'Sagden's career, was among =-
the first such mansions to be built in the
Circa 1788
district, and is the only remaining one of it's
Guest accomodations
1997 with breakfast
Located in the historic'East Windsor Hill district Catered eventson Old Main Street,the Watson House is less Spacious, autl lentically
than a mile from the banks of the Connecticut
River. appointed
Virtually unchanged since its construction,The
Watson House today`boasts of many
architectural features that will take you'back to
when men would raise a tankard of ale to'the
new republic. A Connecticut River Inn
1876 Main Street East Windsor Hill
Discover for yourself f ,Cr.06074(860)282-8898
South Windsor,
Many original elements of The Watsol2 Facilities Reservations: We suggest you call ahead
House remain. for,lodging .Please call
(860) 282-8888.
For Overnight Guests.
The Watson House offers discriminating travelers a Rates: Standard rates range from $95 to,
* Sandstone steps stand beside the road, to serve quiet, unique spot to relax and refresh themselves. $125 per night. Substantial reductions
long-skirted ladies attempting-to enter waiting It offers four guest rooms and three two-room for extended stays.
carriages suites, lovingly restored and furnished, and each
with its own private bath and a working fireplace. Cancellation Policy: Deposit in the
ation less than a half-hour from Hartford amount of one nights lodging required
All guest rooms have a fireplace In its loc
and Springfield, and just 15:minutes from Bradley- within 7 days of the date reservation is
* The floor plan conceived by Hayden remains in International Airport, business travelers can find a made.' Deposit not .,refundable unless
tact distinctive base from which to access clients, and cancellation for any portion of the stay
then to relax after"hours in pleasant charm. Start received 7 days prior to arrival date:
Two rooms are covered in what,many experts each day at the Watson House with a delicious
believe is the original wallpaper breakfast. Stroll our exquisitely landscaped
American _
grounds,or meander through can Express
A"now:blocked escape tunnel discovered in the"
town. it cards: VISA, Master Card,
basement lends credence to the legend that the Watson Directions: From CT Interstate 911 take`
House..was a stop on the Underground ' Exit 35, Interstate 291,Bissell Bridge.
Railroad,with its owners,helping slaves escape to
Canada. The tunnel allowed unobserved access For your special events: Go over CT River.' Take next exit - Route
to the Scantic River 5, North. 'After about 3.5 miles, At,
The Watson House offers"a charming backdrop to Sullivan Ave., turn left at the light'. The
any event,from a wedding or fundraising dinner,to Inn is the 2-nd house on the right,on the
a business retreat. We can arrange many different corn of Main and Sullivan.
meal and event configurations,as desired. lease, no pets or smoking.
Come enjoy the best of traditional New
England at the Watson House. And if
you listen very closely, you may well
hear the whispers and echoes of an The Watson House
earlier time.
A Connecticut River Inn
1876 Main Street, East Windsor
Hill
South Windsor,CT 06074
(860) 282-8888
Your Hosts:
Robert Tobin and Timothy Cameron
The Watson House
sc
Today I rode through
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paradise." Htt ....... : .. .
John u o Adams when through South
J P�mB Sh
Windsor In 1771 Qr t lre
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The ink on the hard-won Constitutionw asbarely
d . A - ew nation s brand n struggled for dry. $$
c
sovereignty,flush from a victory against the most
powerful nation in the world. And in the verdant
po tt
green of the Connecticut River Valley,a spaciousr
mansion arose. Designed and built by Li.
Thomas Hayden, the mansion showcased ,the
new Palladium style,with its clean lines and f00- -
very similar faces. The three-story,6800 square
foot home, the most ambitious domest;c
commission of Hayden's career, was among the
first such mansions to be built in the district,and
is one of the last remaining structures of the
period.
re 8&
u�st aamrrtoahonsx.
®DAY with b .t
o
Located in the historic East Windsor Hill districtpBCXG�IS� �1Xt211t11,jF$� 112
on Old Main Street the Watson House is less than
a mile from the banks of the Connecticut River. o
Virtually unchanged since
e its construction, Th
e Watson House toda
y
boasts of many architectur
alal
3
3
features that will take you back to when men '5
0
would raise a tankard of ale to the new republic. E- •-� w � .�
Discover for yourself. XB � Nittcr�Hill w
Souti�z ki�in G7'd�'�JT4 �"
Many original elements of The Watson Facilities Reservations: We suggest you call ahead
House remain. for lodging. Please call
For Overnight Guests. (860) 282-8888.
The Watson House offers discriminating travelers a Rates: Standard rates range from $95 to
* Sandstone steps stand beside the road,to serve quiet,unique spot to relax and refresh themselves. $125 per night. Substantial reductions
long-skirted, ladies attempting to enter waiting It offers four guest rooms and three two-room for extended stays.
carriages suites, lovingly restored and furnished, and each
with its own private bath and a working fireplace. Cancellation Policy. Deposit in the
* All guest rooms have a fireplace In its location less than a half-hour from Hartford amount of one nights lodging required.
and Springfield, and just 15 minutes from Bradley within 7 days of the date reservation is
* The floor plan conceived by Hayden remains in International Airport, business travelers can find a made. Deposit not refundable unless
tact distinctive base from which to access clients, and cancellation for any portion of the stay
then to relax after hours in pleasant charm. Start received 7 days prior to arrival date.
* Two rooms are covered in what many experts each day at the Watson House with a delicious
believe is the original wallpaper breakfast. Stroll our exquisitely landscaped Credit cards: VISA Master Card
grounds,or meander through town. > >
* Anow-blocked escape tunnel discovered in the
American Express
basement lends credence to the legend that the
Watson House was a stop on the Underground Directions: From CT Interstate 91, take
Railroad,with its owners helping slaves escape to Exit 35,Interstate 291,Bissell Bridge.
Canada. The tunnel allowed unobserved access For your special events. Go over CT River. Take next exit - Route
to the Scantic River 5, North. After about 3.5 miles, At
The Watson House offers a charming backdrop to Sullivan Ave., turn left at the light. The
any event,from a wedding or fundraising dinner,to Inn is the 2nd house on the right, on the
a business retreat. We can arrange many different come of Main and Sullivan.
meal and event configurations,as desired. 'lease, no pets or smoking.
Come enjoy the best of traditional New
England at the Watson House. And if
you listen very closely, you may well
hear the whispers and echoes of an The Watson House
earlier time.
A Connecticut River Inn
1876 Main Street, East Windsor
Hill
South Windsor,Cr 06074
(860) 282-8888
Your Hosts:
Robert Tobin and Timothy Cameron