HomeMy WebLinkAboutVariance (728) TOWN 01F SOUTH WINDSOR Application# 5,3�)--o 3
APPLICATION FOR Date 6— 1 q—C�2)
ZONING BOARD OF APPEALS Receipt# qDj
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.
1. The application and supplements mu st be fil
ed in duplicate,
licat e 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: Anne T. Keen
2. Mailing Address: 140 Pleasant Val ley Road
South Windsor, CT 06074
3. Telephone#: -289-1765
4. Owner of record of property in question: Anne T. Keen
5. Location of property in question: 140 Pleasant Valley Road
Assessor's Map# 45 Parcel# 24 Zone A-40
6. Is applicant a corporation or co-partnership? (If corporation, submit a list of officers. If co-partnership,
submit a list of owners). No
ss•
7. Please indicate if the applicant is owner, lessee, or prospective tenant: owner
8. Check one of the following:
( X) Request Variance to Section 1(),2 of the Zoning Regulations to allow 2 lots with reduced
lot area (37,251 sa.ft, or 2,749 sq ft variance; 34,612 sa ft. or 5,388 sgi ft
variance) and 1 lot with reduced lot depth (175.3 feet or 24.7 fett 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 variance to Section 3.12, are there any liquor outlets within the restricted area,
(500 feet)? YES or NO If yes, submit a list of liquor outlets,their locations and distances from the
property in question.
N/A
11. Is this property within 500 feet of another town line? No
12. Is this property within the Connecticut Water Aquifer area? Yes or No. If yes, application must be filed
with the Connecticut Water Company by the applicant. No
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 n day of Year).003
Applicant:
(Signature)
OWNER: ..� -
(Signature)
Approved: Denied:
Revised 12/04/98
Narrative Statement
Variance Application
Anne T. Keen
140 Pleasant Valley Road
South Windsor, Connecticut
June 19, 2003
Variances requested: Area requirement for proposed lots 1 and 2 (Lot 1: 37,251 square
feet or 2,749 square feet variance;Lot 2: 34,612 square feet or 5,388 square feet
variance), and lot depth for lot 1 (175.3 feet, or 24.7 feet variance).
The applicant, Anne T. Keen, has resided at 140 Pleasant Valley Road since June 1977.
She and her late husband raised four boys at this location, all of whom are now adults.
Mrs. Keen is a retired U. S. Postal Service employee, having worked at the Bissell
Station post office on Main Street. Mrs. Keen's two-story, four-bedroom brick colonial
house with attached two-car garage is situated on the westerly side of the lot in an area
clearly framed by large evergreen hedgerows. The parcel also has numerous large trees.
Some 65 feet easterly of her house is a mature evergreen hedge of approximately 35 feet
in height, which obscures all view to the east. When the deciduous trees are leaf bearing,
the proposed Lot 2 is visually obscured from all other lots in the area. The proposed lot
sizes for the lot for the existing residence and the lot for the proposed house are slightly
undersized for the A-40 zone, however, not inconsistent with lots in the immediate
vicinity of their house. This section of Pleasant Valley Road, containing some 32 homes,
is characterized by numerous undersized lots, and lots with reduced frontage; in fact,
69%of these lots are either undersized or have lot frontages less than required in the A-
40 zone. The purpose of this application is to enable Mrs. Keen to create a single new
building lot.
The hardships or peculiar circumstances that support this application are:
1. The proposed Lot 2 is visually separated from the proposed Lot 1 by a mature
evergreen hedgerow.
2. Proposed Lot 2 has the full appearance of a building lot, and is framed by
hedgerows.
3. Of the 32 house lots on both sides of Pleasant Valley Road in the immediate
neighborhood, fully 22 lots, or 69%, are non-conforming to either area or
frontage.
4. Of the 32 lots in the immediate neighborhood, 18 lots, or 56%, are short on
required lot frontage.
5. Of the 32 lots in the immediate neighborhood, 14 lots, or 43%of the
neighborhood lots, are non-conforming to the area requirement in the A-40 zone.
6. Area lot frontages are as little as 53 feet(two lots easterly of proposed Lot 2), and
many lots are between 100 feet and 130 feet in width.
7. Proposed Lot 1 for the existing residence and Lot 2 for the proposed residence
have over 200 feet of frontage.
8. Proposed Lots 1 and 2 are larger than 3 of the 4 lots immediately to the east of the
subject property(34,004 square feet, 19,947 square feet, and 26, 040 square feet).
All four of the lots immediately to the east of the subject property are deficient in
lot frontage(122 feet, 53 feet, 100 feet and 105 feet).
9. Eleven area lots are smaller than the lot sizes proposed.
10. The existing house is served by public sewer and a well. The proposed house will
be served by public sewer and water services.
11. Proposed Lot 2 has the appearance of a large house lot.
12. Given the extensive proposed lot width for Lot 1,the existing residence is some
76 feet from the westerly side property line and some 65 feet from the proposed
easterly property line, affording privacy to the residence's occupants and to
neighbors.
13. As illustrated on the attached ZBA plan, the proposed house is a full 36 feet from
the proposed property line separating it from the existing residence on Lot 1, and
it is proposed to be some 100 feet from the property to the east.
14. To the rear of proposed Lots 1 and 2 is a cultivated farm field (N/F Joseph
Vibert),which is of odd shape and unlikely to support a future residence behind
Lot 2.
15. The brook which forms the easterly property line of the subject tract and proposed
Lot 2 continues to the northwest and will likely preclude development of a house
lot behind proposed Lot 2.
16. The only way to create a conforming lot depth for proposed Lot 1 is to radically
alter the lot lines such that the common property line between Lots 1 and 2 would
be roughly parallel to the easterly property line of proposed Lot 2, and not
through the vegetative hedgerow which naturally separates proposed Lots 1 and 2.
There does not appear to be any other way that a side lot line could measure a full
200 feet for Lot 1.
17. The applicant is relocating to a more appropriate living environment due to health
conditions.
18. The property owners to the west and east do not have surplus land area, and it
would not be prudent to carve up the large farm field to the north in order to gain
additional acreage.
19. Although the tract has insufficient area for 3 lots, with 485 feet of frontage along
Pleasant Valley Road,that frontage would normally support 3 building lots.
20. Directly across the street from the subject property are two large farm fields and a
tobacco shed.
21. These lots cannot be created unless and until a subdivision application is approved
by the Planning&Zoning Commission.
22. The existing house and proposed house meet all zoning setback requirements.
23. A variance, if granted, is peculiar to this parcel, and only to this parcel, and will
not undermine the integrity of the zoning regulations.
Mrs. Keen appreciates your careful consideration of her application. Thank you.
py
Volume 224 Page N. 268
FORM I74A CONNECTICUT• WARRANTY DEED SURVIVORSHIP 7uT��♦"•""""" '',��'�,�
REV. 6/76 w►� """"'.'—'
ai36i
Zo all People to P40M t4ese 11resento shall dome, Greeting:
�inafu Te, (ghat We, ROBERT H. BOSSEN and BETTE E. BOSSEN, both of
the Town of South Windsor, County of Hartford and State of Connecticut
s-•
F
for the consideration of SIXTY-NINE THOUSAND and 00/100 ($69,000.00)
DOLLARS
received to our full satisfaction of CHARLES H. KEEN, JR. and ANNE T.
KEEN, both of the said Town of South Windsor
do give, grant, bargain, sell and confirm unto the said
CHARLES H. KEEN, JR. and ANNE T. KEEN
`} and unto the survivor of them, and unto such survivor's heirs and assigns forever that
certain piece or parcel of land, with the buildings thereon, situated
in the Town of South Windsor, County of Cartford and State or Connec-
,i,` ticut, and more particularly bounded and described as follows, to Witt
BEGINNING at a point in the northerly line of Pleasant Valley
�j Road, which point is marked by a merestone and is One Thousand One
�'� Hundred Twenty-nine and 06/100 (1,129.06) feet easterly from the south
4.
►!:;,_ :j.� east corner of land now or formerly of Horace C. Vibert, as measured
y along the northerly line of said Pleasant Valley Road; thence turning ,
and forming an interior angle of 90° 00' 00" with the northerly line
of said Pleasant Valley Road and running northerly along land now or
t formerly of Emma V. Deane, Eveline V. Nielsen and Frances V. Bossen,
m ,
a distance of One Hundred Seventy-four and 90/100 (174.90) feet to a
a point marked by a merestone; thence turning and forming an interior
Fg }� angle of 90° 00' 00" with the last described course.and running
easterly along land now or formerly of Emma V. Deane et al, a distance
of Three Hundred Forty-two (342) feet, more or less, to the center
:.# line of a brooks thence turning and running southerly along the center
line of said brook and land now or formerly of said Emma V. Deane et g.
al, a distance of Two Hundred Twenty-three (223) feet, more or less,
to a point in the northerly line of said Pleasant Valley Road; thence
turning and running westerly along the northerly line of said Pleasant
Valley Road, a distance of Four Hundred Eighty-five feet, more or
3f= less, to the point or place of beginning.
Said premises are subject to:
j1. Any and all provisions of any ordinance, municipal regulation
} or public or private law.
-- I2. Taxes to the Town of South Windsor on the list of October 1,
i 1976, which taxes the grantees herein assume and agree to pay as part
consideration for this deed.
O90 Con• nce Tax received
+= I Tcwn Clerk of South Windsor
.f
P.
Town of South Windsor General Map N
Connecticut ROAD NAMES
Date Printed: June 26,2003 PARCELS
� a..a
0 500 Feet
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.
We, Joseph Vibert, Jr, of 1254 Main Street South Windsor and Edith Vibert, of 808 Main
Street own property adjacent to Anne Keen. For personal reasons, we do not wish to sell
land to Anne Keen so that she can conform to present Zoning laws.
Regardless, we hold no objections to her sub-dividing her property.
L'4
Jdieph ibert, Jr Edith Vibert
Date: �3
Rpek , AA
Elizabeth Clark, of 63 Hollis Road South Windsor, hold no objections to the Zoning
Variance appeal Anne Keen has requested:
Elizab h Clark
Dated: T lej
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s . 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074
SOR•CO `i AREA CODE 860/644-2511_
July 17, 2003
CERTIFIED#70020510000081151942
Design Professionals, Inc.
Attn: Peter DeMallie
165 South Satellite Road
South Windsor, CT 06074
Re: Appl. #2582-03-Anne T. Keen, 140 Pleasant Valley Road,A-40 zone
Dear Mr. DeMallie:
At the meeting of the South Windsor Zoning Board of Appeals held on July 10, 2003,the Board
approved your request for three variances to section 10.2: 1)2,749 sq. ft. variance to allow a lot
area of 37,251 sq. ft.; 2) a 5,388 sq. ft. variance to allow a lot area of 34,612 sq. ft.; and 3) a 24.7 ft.
variance to allow a lot with 175.3 ft. of lot depth, at 140 Pleasant Valley Road,A-40 zone.
The Board concluded the hardship to be as follows:
The way the original lot was designed created the necessity for a variance.
This application is subject to subdivision approval. 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,
Aee
Robert Warren, Chairperson
Zoning Board of Appeals
RW:dr
cc: Building Department
I,Robert Warren, Chairman of the South Windsor Zoning Board of Appeals hereby certify that on July
10, 2003 the Zoning Board of Appeals granted to: Anne T. Keen, three variances to section 10.2: 1)
2,749 sq. ft. variance to allow a lot area of 37,251 sq. ft.; 2) a 5,388 sq. ft. variance to allow a lot area
of 34,612 sq. ft.; and 3) a 24.7 ft. variance to allow a lot with 175.3 ft. of lot depth,A-40 zone.
on premises located: 140 Pleasant Valley Road
and more particularly bounded and described as follows:
BEGINNING at a Point in the northerly line of Pleasant Valley
Road, which point is marked by a merestone and is One Thousand One
Hundred Twenty-nine and 06/100 (1,129.06) feet easterly from the sou j
east corner of land now or formerly of Horace c. Vibert, as measured i
along the northerly line of said Pleasant Valley Road; thence turning
and forming an interior angle of 90° 00' 00" with the northerly line
of said Pleasant Valley Road and running northerly along land now or
formerly of Emma V. Deane, Eveline V. Nielsen and Frances V. Bossen,
a distance of One Hundred Seventy-four and 90/100 (174.90) feet to a
Point marked. by�a merestone; thence- turning and forming an interior
angle f e o goo
00 00 with the last described co urse.and running
9
easterly a i lop
Y g land now or formerly of Emma V. Deane et al, a distance
Of Three Hundred Forty-two (342) feet, more or less, to the center
line of a brook; thence turnip and runnin
g in southerly
line of said brook and land now or formerly of aidlE along the center
al a distance of TwoEmmaDe
ane Hundred Twenty-three (223) feet,. more or less,
to a point in the northerly line of said Pleasant Valley Road, thence
turning and running westerly along the northerly line of said Pleasant
Valley Road, a distance of Four Hundred Eighty-five feet, more or
less, to the point or place of beginning.
OWNER OF RECORD: Anne T.Keen
Dated at South Windsor, Connecticut this 17th day of July, 2003.
Robert Warren, Chairperson
PUBLIC ACT#75-317
Received for Record this day of 2003
at
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