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HomeMy WebLinkAboutVariance (752) TOWN OF SOUTH WINDSOR Application# aya 1- o a APPLICATIONFOR Date r)►q )aa az. 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. 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. p. 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. e s 1. Applicant: a ,- L i d. 14D d l 2. Mailing Address: 7 6J Vi'n ,_ co 3. Telephone#: et-0 — d-d�, -- 4. Owner of record of property in question: PA r a. 10q 5. Location of property in question: 7 &,y f: lu 1,9 0�& Ch p� Assessor's Map# 3 Parcel# SE3 Zone 6. Is applicant a corporation or co-p ership? (If corporation, submit a list of officers. If co-partnership, submit a list of owners). u S'ECTIONITr.RE RED INFQRMATlO�V` continued 7. Please indicate if the applicant'is owner, lessee, or prospective tenant: 8. Check one of the following: NA Request Variance to Section 4 , --i— of the Zoning Regulations to allow 0 r e6i— ( ) 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. /JO 10. If application is for a vapakce to Section 3.12, are there any liquor outlets within the restricted area, (500 feet)? YES or to--)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? 12. Is this property within the Connecticut Water Aquifer area? Yes o1of 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. ad�,C ' I hereby declare that the data&information contained herein is accurate to the best of my knowledge. Dated this_ (�( � day of id_ Year 6 .2_ Applicant: �.�til��t� a (Signature) OWNER: Wt,d, � //�, (Signature) o EC 'ZQ1 Approved: Denied: 0 Revised 12/04/98 Variance Request 7 Ravine Road This request is for a setback variance to allow a one-car garage to be constructed in a reasonable location. The zoning regulations currently require that single-family houses have a garage.Construction of a garage would therefore make this property more conforming with the zoning regulations. The hardships include: • Very small,corner lot • Initial house placement on lot precludes location on other side of lot • If detached,zoning regulations require it to be located in the quarter of the lot farthest away from both streets,thereby making it too far away to be practical • A conforming garage attached to the house would literally extend to the center of the lot, thereby destroying the already-small back yard,and further complicated by existing utilities locations. This property is a very small(1/4 acre)lot subdivided in 1948 as part of the Burnham Acres subdivision. Most of the lots are 1/4 acre,75 feet wide and 150 feet deep.At the time of subdivision,the front yard setback lines for the corner lots were established at 40 feet along one street,and a combination of 15 feet and 40 feet for the other street(see attached subbdivision map).When the house was built in 1953,it was located all the way to the inside of the lot,right at the 10-foot side yard setback line.The other side of the house is just 3 feet away from the 15' setback line,There are at this time only three mature to semi- mature trees on the lot. There appear to be only two possible locations on the lot for a conforming garage.The first(shown as Alternative A attached)locates the garage behind the house.This location,while conforming, is literally in the middle of the back yard.The physical midpoint of the lot falls on the garage at this location.The view out of the kitchen window would be of a garage side wall.Utilities locations(propane gas,oil tank filler pipe)are also compromised with a garage in this location. The second conforming location(Alternative B attached)is in the quarter of the lot furthest from both streets. .(The zoning regulations prohibit detached accessory buildings on corner lots anywhere but the quarter of the lot furthest from both streets.)This would place the garage as far as possible away from the house.The house location right at the side yard setback precludes accessing the garage with a driveway from that side(the Ravine Rd side).The only option with this alternative would be to face the garage to Davewell St,with a new driveway.The garage would then have to be accessed via a walkway bisecting the back yard.The garage would be of little assistance during inclement weather,and the walkway would need to be maintained in winter even though it is in the middle of a back yard. Any other practical location on this lot would still require a variance.Even if the enclosed porch portion of the house was demolished(a severe solution),a variance would still be required to locate a garage.The main part of the house is 11 feet from the setback line,so an ordinary 12-foot garage would not be conforming.A detached garage parallel to Davewell Road is not allowed by the regulations,so would require a variance.That location would also destroy one of the 3 mature trees on the lot. Thus,since any reasonable location requires a variance,it makes sense to place the garage in the traditional,most useful location,without having to demolish part of the existing house. There are many other garages in the neighborhood(two-thirds of the lots have garages).Three garages have setback variances:two 2-car garages,and one 14-foot one-car garage.The variance garages include the other inside corner lot. • '� `,{ � ------- _ Volume 697 Page N° 040 SCHEDM "A" A cartain 3 pieta or parcel of land with the bulldinq and iaptovements tboreon, located on Ravine Road in the Town at South Windsor# i county of Hartlord and state Of Connecticut andta �av or j particularly described as Lot tie. Surnhaq i p .i plan o!•"aurnhei� heron ay Rooad °goutK.W rAgor Conn. Scala 1. g�,gurMem Pleasant Valley ty� for sen i go!li�an, 8ng inch •54 Beat July 1946 Se .zna." which map is Oil life•i11 swaee6sors to Spencer F Wazhburnj the Town C1erkfB ottiee in said Town of South VIA"sse Together with and sub jecC to th0 tarns.o! att Ait=129h+t waterI. ottoedt es ptHoetiberaOr &049 .nd and Paul uth Windsor Land . reaezded in Velure 44I page 1=9 °! l�hs $°. .. Records. ` i 3 - I y, °op . WE HERE oo,_ . 0. CD /15 N : le.o d S 19co �. to a h� o -- �. 01 8 .... 00 'S 4�(� � '°ss �o,�• '°ss,� 4 D A'V w .. 75— ,- 0+ 80 ; `io, 1,O oti Z 95.32 N 52t 05-0O""E 3s53.�5 N 52SOV E 250.32 sT R LINE o PLOT " 13 o . 40: DAVEw s 4 8=d co � cn i L ,.3g N 52205=00't 4�:• 50.0 75 75 75 - vsy . A Q 22 L1LDING— - 6 1a CN— 4Q y r•. ` 0 I in in qo+ 0° p p 27 29 31 K) o W) 150 75 75 75 -�0• o o I �Oa p G T.82 r In to I 9•hO in tntn Subject Photo Page Borrower/Client Banach Marcia Pro peg Address 7 Ravine Rd Cit South Windsor Count Hartford State CT Zip Code 06074 Savings Bank of Manchester Subject Front . a.s 7 Ravine Rd Sales Price FMV t, + e r' Gross Living Area 948 Total Rooms 4 Total Bedrooms 2 Total Bathrooms 1 Y Location averaqe k View averaqe Site .25 acres + Quality average AQe 48 vrs S Rear insect Subject street l 1 Form PIC3x5.SR-"TOTAL 2000 for Windows'appraisal software by a la mode,inc.—1-800-ALAMODE YrSO•NN Sf,t� S-Oia& Oaooe G 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074 6 �`V AREA CODE 860 / 644-2511 SOR COS February 20, 2002 CERTIFIED # 70001670000775517665 Ms. Marcia A. Banach 7 Ravine Road South Windsor, CT 06074 Re: Appl. #2521-02 —Marcia A. Banach, 7 Ravine Road, A-20 zone Dear Ms. Banach: At the meeting of the South Windsor Zoning Board of Appeals held on February 7, 2002, the Board approved your request for a 10' variance to section 10.2 to allow a proposed garage 5' from the property line, (15' required) at 7 Ravine Road, A-20 zone. The Board concluded the hardship on the property to be as follows: 1. The required frontage placed on corner lots, makes it impossible to construct a garage that would be in confonnance anywhere on the property. 2. No other practical alternatives are available. 3. The proposal of a garage will make the lot more conforming to the zoning regulations. 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, Chairman 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 February 7, 2002 the Zoning Board of Appeals granted to: Marcia A. Banach, a 10' variance to section 10.2 to allow a proposed garage 5' from the property line, A-20 zone. on premises located: 7 Ravine Road and more particularly bounded and described as follows: a cartiia piece or parcel of land, with the bulldinq and isprovenants thereon, located on Ravine Road in Me T wn of South Mindsmr, County of HartlOrd and strata of Connecticut and morn particularly described as Lot NO. Twentyotwo (21) on ! map or plan of."eurnhan Acras Property of Wellman R. 1=han•i pavld x.•Burnham Pleasant Valley Road South. Qitsdaor Conn. 9"Is 1, inch . 'So feat July 19*6 Petersen i HOftwn, 8ng�rs.' succestors to spencer G Washburn, -tna." which nap is Oh fill'in the Tarn Clerk's Ofties in said TMM of South Wihdsor. Together with and subject to the tarns of en' agreesnAt regarding well and water rights wade,botvaen Kellasn & Durnhas and Paui J. Early and Louis@ SnrlY dat@d BePteAbar 19, L049 and recorded in Volume 44, Paga 423 of th@ South kindsor Land Records, O`VNER OF RECORD: :Marcia A. Banach Dated at South Windsor. Connecticut this 20th day of February, 2002. Robert Warren. Chairman PUBLIC ACT #75-317 Received for Record this day of 2002 at VOLUME PAGE TOE N CLERK a::.. r'"Rp fig T }: - t INE .t.,t ,�t}.] .. re _;:`•.... _ �r -:;rJt, - y+ :. (ry hp:'• #_ x.J.`";t ',yf r 3 k ♦ ....Y'.�-.r :qq. :.. a �", .. _,_. y. �. -..:. ... '..__,i£ .... .... t .• t:,...a.,.s :... . .. - .A�r�... y -4 r xTl,: 4 7n NOTES: c 1. ASS MN IS OEPENF9NT ON THE MAP REFERENCED HEREON AND MOMWFNTATION FOUND IN THE FIELD � � AND DEPICTED NEREOM 2 PRWWW 0 IN A-20 ZONE. - O/'� 3.PROPERTY E N FLOOD ZONE X- AREA DETERMINED TO K OUTSIDE 500 YEAR FLOW PLAN AS PER -- FIRM COMMUNITY PANEL NO, 000035 00101) REVISED FIK 23. 2001. !a" C MO IR IS BARS®ON TIE MAP REF RDNCED HEREON. I 6, TN[PtWM OF THIS MAP IS TO DEPICT THE PROPOSED GARAGE AND TO K USED FOR THAT PURPOSE ONLY. 6,AREA OF THE PROPERTY- 11.250 S4 FL - •�O+�j "" F S52�9 MAP REFERENCES BURNHAM ACRES PROPERTY OF TELLMAN R.BURNHAM A DAVD M. OURNiAM PLEASANT VALLEY ROAD SOUTH MgSOR CONNECTICUT SCALE 1'-50 FEET JULY 1946 PE'TERSON k HOFFMAN.ENGRS l 0 P 41'0 s o q0 S� ./� MON ` PPp-E ll Soo. op Ofp� 1 �loop i IP po 2518 �o THIS WRY"AND MAP HAS BEEN PREPARED N ACCORDANCE IMTN SECTIONS 20-3006-1 THRU 20-300b-20 2 O� OF TIE REGULATIONS OF CONNECTICUT STATE AgENCIES- 'STANDARDS FOR SURVEYS AND MAPS IN THE - STATT OF OONNECTOUT'AS ENDORSED BY THE CONNEC1kUT AMOCIATION OF LAND SURVEYOR$INC - - THIS SURVEY CONFORMS TO HORIZONTAL ACCURACY CLASS A-2 lr TO THE BEST OF MY KNOVA.EDGE AND 8liLEF, IS MAP IS SUBSTANTIALLY CORRECT AS HOLED HEREON. - - - - 12882 It T RESURVEY PREPARED fqK ... 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