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Home My WebLink AboutVariance (719) r j t j } TOWN OF SOUTH WINDSOR Application # -n APPLICATION FOR Date ZONING BOARD OF APPEALS Receipt# IMPORTANT.- This application must be submitted to the Planning Department by the second Thursday of the preceding month to insure being heard at the next meeting. ALL ITEMS MUST BE ANSWERED AND ALL SUPPLEMENTS MUST BE SUBMITTED. SEC�ON� CrE1l�RAL�FORA��O� �� g y, 1. The application and supplements must be filed in duplicate, typed or printed in ink. 2. 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. 3. If a variance is being requested, a legal description and deed of the property must be submitted with the application. This description can be obtained from the land records. 4. 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. • Inquiries on this application may be directed to the Planning Department at the South Windsor Town Hall. 5. No application shall be a complete application unless it shall be in such form and contain such information as necessary for a fair determination of the issues. Incomplete applications may be denied. 1. Applicant: Kasheta Farms, Inc 2. Mailing Address: 1275 John Fitch Blvd South Wind or CT. 06074 3. Telephone #: 528-3697 4. Owner of record of property in question: Kasheta Farms, Inc. 5. Location of property in question: 1275 & 1287 John Fitch Blvd. Assessor's Map# 35 Parcel # 27 Zone I 6. Is applicant a corporation or co-partnership? (If corporation, submit a list of officers. If co-partnership, submit a list of owners). Corporation: Edward W. Kasheta, Jr. , President; Donald Thomas Kasheta, V.P.; Susan Kasheta, Secretary; David Alan Kasheta, Treasurer Now 7. Please indicate if the applicant is owner, lessee, or prospective tenant: Owner 8. Check one of the following: (X) Request Variance to Section 10.2 of the Zoning Regulations to allow a building addition within 3.0 feet of the side property line (7.0 feet variance) ( ) State hearing under Section of the General Statutes for ( ) An appeal from the Zoning Officer's decision involving 9. Is this a request for a sign variance? If yes, complete and submit the sign checklist information. No 10. If application is for a van' ce to Section 3.12, are there any liquor outlets within the restricted area, (500 feet)? YES or If yes, submit a list of liquor outlets,their locations and distances from the property in question. 11. Is this property within 500 feet of another town line? No 12. Is this property within the Connecticut Water Aquifer area? Yes ore If yes, application must be filed with the Connecticut Water Company by the applicant. 13. If requesting a variance state clearly the unusual hardship or exceptional difficulty on the property that prompts this application and indicate why other options are unacceptable. Use a separate sheet of paper if necessary. See attached sheet I hereby declare that the data& information contained herein is accurate to the best of my knowledge. Dated this 15th day of October Year 2003 Applica . /<;;�q(signatur O WNE 4dI&AZI (Signature) �MCIQ -------------- YC�QQRl3 r Approved: :' Denied: � r Revised 12/04/98 Narrative Statement ZBA Application Kasheta Farms, Inc. 1275 & 1281 John Fitch Boulevard South Windsor, Connecticut DPI Project No. 03-1856 October 16, 2003 Kasheta Farms, Inc. owns a 2.4-acre industrially-zoned property on the westerly side of Route 5,just south of Strong Road and Nassau's Furniture. The site contains two commercial buildings. In the southeast corner of the lot is 1275 John Fitch Boulevard, which houses Kasheta Power Equipment and Kasheta Farms, Inc. It is some 42 feet back from the front property line and approximately 105 feet back from the southbound lanes of Route 5. The building which is the subject of this application, 1281 John Fitch Boulevard, is situated along the northerly property line approximately 150 feet from the front property line, or approximately 215 feet back from the southbound lanes of Route 5. It is a very old building which pre-dates the original zoning setback requirement and was substantially refurbished in the 1960s, after a variance was granted to allow it to be improved and remain as close as 3 feet to the northerly property line. The primary tenant is Precision Motor Coach. The applicants propose to erect a 3,300±square feet addition (approximately 80 feet x 42 feet)to the westerly side of the existing building in order to allow the applicant to relocate some of their operations from the Main Street area. The specific variance request is to Section 10.2 to allow a building addition within 3 feet of the side property line(a 7.0 feet variance). The unusual circumstances and hardships that support this application are: 1. The existing building, which is being extended, pre-dates the zoning requirement for a 10-feet side yard. 2. This variance request is consistent with a prior variance approval in February 1966, which allowed substantial reconstruction and refurbishment of the existing building. 3. The proposed addition will follow the established northerly and southerly fagade lines of the existing building. 4. The proposed addition will blend in with the existing building, including similar masonry walls, roofing, and architectural treatments. 5. In the vicinity of the proposed addition, the Nassau's Furniture building is some 40 feet at its closest point to the northerly property line of Kasheta Farms, Inc. 6. The proposed building addition will generally not be visible from John Fitch Boulevard, in that it will be blocked from view by the existing building. 7. This building addition is necessary to accommodate operations of Kasheta Farms, Inc. 8. The building cannot be angled or moved away from the property line without disrupting vehicular movements and yard operations for Kasheta Farms, Inc. and their tenants. 9. It will be much safer for this building to be built as proposed instead of projecting into the site's vehicular circulation areas. 10. This building is important as an extension of the existing building when one considers future utilization of the entire structure, including the potential expansion of the existing tenant space, or the potential expansion of Kasheta Farms into the existing building, if the existing tenant were ever to vacate their tenant space. 11. The proposed building addition is well suited to the requirements of Kasheta Farms, Inc. 12. After careful deliberations, there does not appear to be any other reasonable location for this building addition on the subject property. 13. There are building efficiencies associated with the construction of this addition rather than of a detached structure. 14. The proposed building addition will add to the economic base of the Town of South Windsor. 15. We do not believe this building addition will have any impact on any neighbor or neighboring enterprise. 16. The proposed building addition will be serviced by public water and sewer services. 17. There is a substantial vegetative buffer area between the proposed building and the properties to the rear of the subject site. 18. The proposed building addition is more than 190 feet from the rear property line. 19. The properties to the north, south, and west of the subject property are all zoned industrially. 20. We believe this building will conform to all other zoning regulations of the Town of South Windsor. 21. If the Zoning Board of Appeals were to grant this variance, the building cannot be built until a separate site plan application is approved by the Planning&Zoning Commission. Thank you for your consideration of this request. Volume 474 Page N° 425 f j C 24—WAna NTV o—WNa FORM a V i T-1 IV �m KLtT�Tt L�aM.t11MRV CO. i WA or COT. c>n.Caner,OrM.p •N n�.e)DIe i i ` I j liriOto le,That We, FLORENCE M. WINTON, of the Town of Bloomfield, �+ County of Hartford and State of Connecticut, and PETER WINTON, of the Town of Wethersfield, County of Hartford and State of Connecticut ( i herein designated as a,Grantors, ' Jortheeonsiderationgf TWO HUNDRED SIXTY-FIVE THOUSAND (265,000) DOLLARS j received to the full eatiafaetion of the grantors,from KASHETA FARMS, INC., a Connecticut corporation having its principal place of business in the Town of South WAwasexadtixgcwkWwfsx Windsor, County of Hartford and State of Connecticut EA rant, bargain, herein designated as the Grantors, do hereby give, g F - -- ell anc co ve� to the Grantfe� together with the buildings certa n pniec or parrs o rand, 9 9 and improvements thereon, situate, lying and being in the Town of JI South Windsor, County of. Hartford and State of Connecticut on the northwesterly side of U.S. Route No. 5. Said premises are more particularly bounded and described as follows: ' E ' Commencing at a point marked by an iron pipe set in the north- westerly boundary of U. S. Route No. 5 and which point is four ! hundred eighty-nine and forty-eight one-hundredths (489.48) feet measured southwesterly from a Conn. Highway Department merestone I set at the intersection of the southwesterly boundary of Strong ! Road, so-called, with the northwest boundary of U. S. Route No. 51 ; thence moving south 28' 39' west, a distance of two hundred ten 4 (210) feet to an iron pipet thence moving north 53' 301 west, a distance of five hundred (500) feet to an iron pipet thence moving ! : north 28' 451 east, a distance of two hundred twelve and fifty-eight one-hundredths (212.58) feet to an iron pipet thence moving south 53' 121 east, a distance of five hundred (500) feet to the point or i place of beginning. Said promisaa are bounded northeasterly by land now or formerly of a. Fox & Co., Inc, five hundred (500) feet southeasterly by U, S, Route No. 5 two hundred ten (210) feet$ southwesterly by land now or formerly of Annie Allen five hundred (500) feet and north- N westerly by land now or formerly of Richard P. Jones and Marion R. (((p Jones, two hundred twelve and fifty-eight one-hundredths (212,58) feet. Said premises are subject to building, building line and muai- j eipal zoning restrictions, as of record may appear, and rights of present lessees, tenants or persons or parties in possession of ! said premises, and taxes in favor of the Town of South Windsor on i the list of October 1, 1986, not yet due and payable. I I' i i:;.1yl's` Caf�tancaTrec tia.cs/ //V'J`'Cornregt,rca Tax received III ! AS;�SIF:NTT0d CLERK �t Ij r ' 7 ;v ff at,t anb to loalb the premiss hereby 40%wy0d �the aPPurtesanas thereat.Onto the Grantees and Onto the Gra s'hairs,suetesore and align+forever and to the Grantees'and their j cum proper use and behW, anb the Grantors dolor themselves,their Mrs,successors and assigns covenant t t with the Grantees, their heirs,successor,and assigns that the Grantors are well seised qt at premises at ! ? a good indefeasible estate in FEE SIMPLE;and have good right to grant and convey the same in manner ,net form as herein written and the same are free from all ineumbranees whatsoever,except as herein stated i t , t;. , �. Volume 474 Page N° 426 t - Anb ,Z'ttrihslitnort,the Grantors do by these presents bind themselves and their heirs, me• is censors and asaigne fdrever to WARRANT AND DEFEND the premises hereby conveyed to the Grantees L and their heirs,successors and assigns against all claims and demands pwhatsoever,except as hestiin stated. t /n all refemuee herein to any parties.peeo,u.enmite or coryoo tio,u,the r+etGf in( partkulm -sender or at pland ore(Wkr N y awn6er q intended to include the appropriate Bender or nent6er ks<oJYhe y repr rf. . E# A .� j In Into• 30helvenf,the Grantors have hereunto set their hands and seals,or i/a corpora• x-_ tion.it has caused thesr prevents to be signed by its corporate q/Jicers and tits corporate seal to be q/JGwd bsrota, ,■, ' 1 this day of Ig 87 Signed,Seated and Delivered in the presence q/ or Attested by r ti 1, l./••••• 1. rr+`r c cern�-A OftENCE ./..".WINTON .....»....»»»» »».. ..... ...»............. .............. PETER WINTON �( F I e.h w•a._ i r e ro�'iitaEe of �sranstbitut } w*. Bloomfield r i J C�• ttut� oE�Hartford I TheJoregoinp instrument was acknowledged be%re ms this 26th day of March 4 a I tg 87 ,by FLORENCE M. WINTON a as her free act, and deed. ( x sI ! »......... x...II.:....R.. ....:11:7....w. IGK.GI..'.Z.�ilFr�r.�11.w1 ..... 1 Commissioner q/the Superior Court Vn 4 —. 16 STATE OF CONNECTICVT I Be. &sT -*114r.-00, COUNTY OF HARTFORD i The foregoing instrument was acknowledged before me this L - day of Aprils 1987, by PETER WINTON# as his free act and deed. Rp EC i a,' "" Me Commissions oi'Vup rior Court Town of South Windsor General Map N Connecticut ROAD NAMES C611 Date Printed: October 27,2003 PARCELS 0 300 Feet 01 Property boundaries are derived from the Town of South Windsor Tax Assessor maps,digitized at a scale of 1 inch=100 feet,and include the same data limitations and disclaimer as the Assessors maps. All other data portrayed is representation only and,due to inherent mapping limitations,should be used as a guide only. The intent of this map Is to present a graphical representation of property boundarie and selected data,and the map is subject to change as more accurate surveys may disclose. Property boundaries mapped as of June 4,2001. East Narftrd Sand&Gravel,Inc. 724 Strong Road South Windsor Conn. 06074 Phone 860 289-4347 Fax 860-291-8979 November 06,2003 Town of South Windsor 1540 Sullivan Avenue South Windsor,Ct. 06074 To Whom it May Concern: Please be advised, we are aware that the Kasheta Power Equipment Co.,located at 1275 John Fitch Blvd. South Windsor has applied to expand with a new addition to their property. We hope the town will take into consideration what a great asset the Kasheta family and their business is to the Town of South Windsor. We see no reason why they should not be granted this application. We hope for further success of Kasheta Power Equipment. Thank you. Sincerely, C Silvestri 0 0 November 5,2003 Zoning Board of Appeals Town of South Windsor, CT To Whom It May Concern: I support the application of Kasheta Farms, Incorporated to place an addition on their building located on Route 5, in South Windsor, CT. Yours truly, Andre Charbonneau Andrd Charbonneau & Sons General Contractor • Concrete • Paving • Commercial &Industrial Warehousing 125 Edwin Road, South Windsor, CT 06074 528-7551 FAX 291-8191 South Windsor Garage, Inca 1179 John Fitch Blvd. South Windsor, CT. 06074 (860) 528-2308 11-5-03 Attn: Zoning Board of Appeals I support the application of Kasheta Farms, Inc. to place an addition on their building. The building is located on Route 5 in South Windsor. Sincerely. -Rocco Montano President of South Windsor Garage, Inc. Engineering Services & Products Company November 5, 2003 Zoning Board of Appeals Town of South Windsor 1540 Sullivan Avenue South Windsor, CT 06074 We do support the application of Kasheta Farms Inc. to place an addition on their building located on Route#5 in South Windsor. Thank You, Charles Clark Managing Director 1395 John Fitch Blvd. • South Windsor, CT• 06074 • Phone (860) 528-1119 Office Fax (860) 289-4711 • Purchasing Fax (860) 289-9338 November 5, 2003 Town of South Windsor Planning and Zoning Department 1540 Sullivan Avenue South Windsor, CT 06074 To Whom It May Concern: As a local business owner, as well as a South Windsor resident, I would like to add my support, professionally and personally, for the proposed addition to the Kasheta Farms building located at 1275 John Fitch Blvd., South Windsor, CT. If you have any questions, please feel free to contact me directly at (860) 289-3434. Sincerely, John J. Halvorsen President JJH/myc Mellen www.mellen-marine.com 1145 ROUTE 5, SOUTH WINDSOR, CT 06074• Phone (860) 289-3434 • Fax (860) 289-7329 . 465 FEDERAL RD,BROOKFIELD, CT 06804 •Phone (203) 775-9555 •Fax (203) 740-0277 16 FORTY ACRE MTN RD,DANBURY, CT 06811 • Phone (203) 790-1919 • Fax (203) 778-2815 Mellen Marine, a division of HALVORSEN BOAT COMPANY, INC. En vironmen tal Services, Inc. 90 Brookfield Street South Windsor, CT 06074-1262 (860)528-9500 (860)289-0138(fax) www.r-S-L c®M November 5, 2003 T/South Windsor Planning&Zoning Commission 1540 Sullivan Avenue South Windsor, CT 06074 RE: Application of Kasheta Farms,Inc., 1275 Route 5, South Windsor, CT Dear Commission: I, William F. Mitchell, support the application of Kasheta Farms, Inc. and their request for an addition at their property on Route 5 in the town of South Windsor. Respectfully submitted, illiam F.Mitchell General Manager Environmental Services, Inc. i Service Centers Located Throughout Southern New England tO*N se a m ` 1540 SULLIVAN AVENUE SOUTH WINDSOR, CONN. 06074 SOR•CO AREA CODE 860/644-2511 November 13,2003 CERTIFIED#70020510000081151782 Kasheta Farms, Inc. 1275 John Fitch Boulevard South Windsor, CT 06074 Re: Appl. #2595-03—Kasheta Farms, Inc., 1275 & 1287 John Fitch Boulevard, I zone Dear Mr. Kasheta: At the meeting of the South Windsor Zoning Board.of Appeals held on November 6, 2003, the Board approved your request for a 7' variance to section 10.2 to allow a building addition 3' from the side property line(10' required) at 1275 and 1287 John Fitch Boulevard, I zone The Board concluded the hardship on the property to be as follows: 1. The continuation of a straight building line is the only safe option in regards to vehicular movement on the property. 2. Pre-dates the zoning regulations. The Board placed the following condition on this application: Site plan approval by the Planning& Zoning Commission is required. Any new building, or alteration/additions to existing buildings,requires a building permit prior to start of construction. These actions are effective upon your filing the enclosed form in the Town Clerk's Office at your own expense. Very truly yours, Robert Warren, Chairperson Zoning Board of Appeals RW:dr cc: Building Department r I, Robert Warren, Chairman of the South Windsor Zoning Board of Appeals hereby certify that on November 6, 2003 the Zoning Board of Appeals granted to: Kasheta Farms, Inc., a 7' variance to section 10.2 to allow a building addition 3' from the side property line (10' required), I zone. Condition: This application required site plan approval by the Planning&Zoning Commission. on premises located: 1275 & 1287 John Fitch Boulevard and more particularly bounded and described as follows: SEE ATTACHED OWNER OF RECORD: Kasheta Farms, Inc. Dated at South Windsor, Connecticut this 13th day of November, 2003. GtIG�iZ /c�`- Robert Warren, Chairperson PUBLIC ACT#75-317 Received for Record this day of 2003 at VOLUME PAGE TOWN CLERK + Volume 474 Page NO. 425 ! II CN--WYIMNTYDUO—{ONaFORM aY{T-1 0#00byMLaTATZu!"SUPPLY CO. 1 •. Ind.or Corp. oar@wlwaearlw.CryMae.11-�.Onn1 71J r 2 JV ' i " ue1ps.Tkat We, FLORENCE M. WINTON, of the Town of Bloomfield, County of Hartford and State of Connecticut, and PETER WINTON, of the Town of Wethersfield, County of Hartford and State of Connecticut herein designated as the Grantors, 1 ' Jorthssonsideratiosof TWO HUNDRED SIXTY-FIVE THOUSAND (265,000) DOLLARS rresiwd to the sat' action the[Ironton, KASHETA FARMS INC. a Connecticut s corporation having its principal place of business in the Town of South sakawvxadlixgcaddaaaciroc Windsor, County of Hartford and State of Connecticut i herein designated as the Grantors, do hereby give, grant, bargain, .! i ell and co ve to the GcantcQ 1 ' Z certain p�cc� or parcel of And, together with the buildings and improvements thereon, situate, lying-and being in the.Town of South Windsor, County of Hartford and State of Connecticut on the northwesterly side of U.S. Route No. 5. Said premises are more particularly bounded and described as followsl Commencing at a point marked by an iron pipe set in the north- westerly boundary of U. S. Route No. 5 and which point is four hundred eighty-nine and forty-eight one-hundredths (489.48) feet measured southwesterly from a Conn. Highway Department merestone set at the intersection of the southwesterly boundary of Strong Road, so-called, with the northwest boundary of U. S. Route No. 51 t thence moving south 28' 399 west, a distance of two hundred ten (210) feet to an iron pipel thence moving north 53' 301 west, a distance of five-hundred (500) feet to an iron pipet thence moving ` north 28' 45' east, a distance of two hundred twelve and fifty-eight one-hundredths (212.58) feet to an iron pipet thence moving south 53' 12' east, a distance of five hundred (500) feet to the point or ! place of beginning. Said pramisea are bounded northeasterly by land now or formerly of G. Fox i Co., Inc. five hundred (500) feetl southeasterly by U. S. Route No. 5 two hundred ten (210) feetl southwesterly. by land now or formerly of Annie Allen five hundred (500) feat and north- westerly by land now or formerly of Richard P. Jones and Marion R. Jones, two hundred twelve and fifty-eight one-hundredths (212.58) feet. I Said premises are subject to building, building line and muni- cipal zoning restrictions, as of record may appear, and rights of I present lessees, tenants or persons or parties in possession of said premises, and taxes in favor of the Town of South Windsor on i the list of October 1, 1986, not yet due and payable. � _ i is • lance To E Conve knee Tax r0ce ed r AS5151knT T041 CLERK s. I ;a Jq4t1ss Anb to 1401b the prmiess Araby sosveusd with the appWimmess OMW.,onto tM(halite+and uxto the[Ira 'lkirr,sumstors and assigns forever and to the Grantees'and their own proper use and beW. Rtnb the Grantors do for theumlom thsirhsirs successors and assigns eovexaxt With the Grantees,their heirs,autcesson and assigns that the Grextors are well seised of the premises as 1 a good indefeasibk estate in FEE SIMPLE,and have good right to grant and convey the same in manner ,z and fern as herein written and the same are free from all ineumbraxees whatsoever,except as herein staled. Nov 06 03 05: 04p Fluid Dunamios 8605287961 p. l ATTACHMENT A Fluid Dynamics R November 6,2003 South V%ndsor Zoning Board of Appeals Town Nall 1540 Sullivan Avenue South Windsor,CT 06074 SUBJECT: 253aW Chapel Road,South Windsor_ In favor of dividing the property into two separate pare ols. Fluid Dynamics in the current tenant at 255 Chapel Road. Fluid Dynamics is an industrial distributor of pneumatic and hydraulic components. We employ 5 People at the Chapel Road location. We have several customers throughout Central Comwcdcut and marry of them are located in South Windsor. We have become more than just a supplier to these South WMundsor businesses, many of them have become persona friends. Fluid Dynamics is a potential buyer of the 255 Chapel Road property. Our interest is in this property only and not both addresses. 'As a potential owner of the property,there are many enhancements I have planned to do both to the building and the grounds. The enhancements would be in ft form of beautification projects. "We would be assured of stability for our business,as the location is very important to us. We need to be visible and easy to find,and 255 Chapel Road meets this criteria_ Many of our major vendors have supported this initiative. 'We would become bn 4erm members of the South Windsor business community, which is very advantageous to Fluid Dynamics. We would become good oogxxate citizens of South Windsor. "We would seriously consider joining the appropriate organizations such as the Chamber of Commerce. Sincerely, 4 V� im Cooper President/Owner-.Fluid Dynamics,LLC 255 Chapel Road—South Windsor,CT 06074 Tel.860-528-8443—Fax.860-628 7961 East Nartford Sand&Gravel,Inc. ATTACHMENT B 724 Strong Road South Windsor Conn. 06074 Phone 860 2894347 Fax 860-291-9979 November 06,2003 Town of South Windsor 1540 Sullivan Avenue South Windsor,Ct. 06074 To Whom it May Concern: Please be advised, we are aware that the Kasheta Power Equipment Co.,located at 1275 John Fitch Blvd. South Windsor has applied to expand with a new addition to their property. We hope the town will take into consideration what a great asset the Kasheta family and their business is to the Town of South Windsor. We see no reason why they should not be granted this application. We hope for further success of Kasheta Power Equipment. Thank you. Sincerely, (,kk _ C' Silvestri