HomeMy WebLinkAboutVariance (763) x 00W OF SOUTH WINDSOR Application # ,�,
' APPLICATION FOR Dare ��—)L f—L j
ZONING BOARD OF APPEALS Rcceiiut# 5L
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.
3' o-
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 prope ty.
3. If a variance is being requested, a legal description and deed of ty e pn-,poesy must be submitted with the
application. This description can be obtained from the land reccids.
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.
SECTION II=RE UIRED INFOR1t1.4
..
1. Applicant: The South Windsor housing Authority; and The Metro Realty Groun, LTD
2. Mailing Address: 1540 Su1'L; T n AvP_ , South Windsor, CT 0607A; and 6 EM(-utivP nriZ7P,
Farmin n, CT 06032
3. Telephone #: SWHA 644-3082; Metro 674-5641
4. Owner of record of property in question:Donald S. Dzen, Donald S. Dzen, Jr. , Joseph M. Dzen
5. Location of property in question: south of Oakland Road and west of Felt Road.; 205 Oakland Rd.
Assessor's Map # 52 Parcel # 92 Zone AA-30
6. Is applicant a corporation r co-partnership? (If corporation, submit a list of officers. If co-partnership,
submit a list of owners). Metro officers: Geoffrey Sager & Peter Dunn
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con�inu .�
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7. Please indicate if the applicant is owner, lessee, or prospective tenant: prosr>ective owner
8. Check one of the following:
(second sentence)
( X) Request Variance to Section 4.1.11.2(bf the Zoning Regulations to allow 95.98 feet of frontage
on Felt Road, rather than 100 feet (i.e. , 4.02 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.
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? tb
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.
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
SECTIONDIr :DATES i4ND SIGNATURES, .z'��..
" M
:Los" }.�s - - ._ r irate
I hereby declare that the data & information contained herein is accurate to the best of my knowledge.
Dated this day of 174 Year 2�6�
Applicant: .=2
(S u e)
OWNER:
(Si tur
SECTIONIY'-=ACTION OF THEBOARD- 4 - Y
Approved: Denied:
Revised 12/04/98
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DESIGN PROFESSIONALS, INC.
civil engineers .planners . surveyors . gis . gps
Variance Application
South Windsor Housing Authority&
The Metro Realty Group, LTD
March 14, 2002
Narrative Statement
At present, Section 4.1.11 of the South Windsor Zoning Regulations allows the Housing
Authority in conjunction with a proprietary entity(e.g., The Metro Realty Group, LTD)to apply
for and develop housing particularly suited to the needs of elderly citizens. In this case, the
applicants propose to build 102 attractive apartments at below-market rental rates to meet the
growing housing demand for fixed income South Windsor seniors, which will be similar to the
Watson Farm development presently under construction. The first paragraph of Section 4.1.11
2.d. addresses frontage requirements. The purpose of this variance request is to allow 95.98 feet
of frontage along Felt Road, rather than 100 feet. The paragraph reads as follows (we have
underscored where we are proposing to change"100" feet to "95.98" feet): "The site shall have a
minimum of 200 feet of frontage on a public street. The minimum frontage requirement may be
reduced by one foot for every 2 feet by which the development's front yard setback is increased;
provided, however, that the frontage is not reduced to less than 100 feet. Where the increased
setback/reduced frontage provision is used, no pavement/parking areas/impervious areas shall be
allowed within the additional setback area."
The hardships or peculiar circumstances that support this application include:
1. The subject site contains 157.76 feet of street frontage in the aggregate. This is
represented by 61.78 feet on Oakland Road, and by 95.98 feet along Felt Road, or 57.76 feet over
the requirement if it were allowed in the aggregate.
2. The subject property is shy only 4.02 feet along the Felt Road frontage.
3. This parcel is in fact a building lot created a few years ago via a Planning&Zoning
Commission subdivision approval along with a parcel which now includes the Village at Buckland
Court assisted living facility. The parcel's frontage has remained unchanged for many years prior
to the subdivision approval.
4. The normal setback requirement is 50 feet. The proposed development has a front
yard setback of 457±feet to the first building, and 420 feet to the first portion of the internal
driveway loop. The normal requirement to allow the reduced 100 feet of frontage, is a setback of
250 feet (i.e., the 50 feet front yard plus 200 additional feet). This application proposes 207 feet
above and beyond this requirement, or 457 feet (or alternately, 170 feet above and beyond this
requirement if one were to consider the setback to the interior driveway loop). Accordingly, the
unique property shape allows for a far greater setback than would normally be required. This
certainly would justify a minor 4.02 feet variance.
5. The unique attributes of this parcel, particularly the depth away from the street prior to
building development, the dual frontage, the frontage in the aggregate, leads one to the conclusion
that this hardship is different in kind from that generally affecting properties in the zoning district,
and these circumstances and conditions are beyond the control of the applicant.
165 South Satellite Road, South Windsor, Connecticut 06074
Tel: (860) 291-8755 .Fax: (860) 291-8757
DESIGN PROFESSIONALS, INC.
civil engineers . planners . surveyors . gis . gps
6. The South Windsor Housing Authority has been attempting to secure public funds for
rental apartments without success, in particular due to the absence of available State funding, as
was previously used for Wapping Mews and Flax Hill.
7. The need for affordable senior rental apartments is growing at a rapid pace. The South
Windsor Housing Authority has a sizable waiting list for Wapping Mews and Flax Hill.
8. The Watson Farm project has a waiting list approaching 300.
9. Watson Farm, Flax Hill and Wapping Mews cannot even approach the need for quality
affordable rental senior apartments at this time, and the housing shortage will in fact become more
acute over time.
10. Population projections indicate that the population of seniors will exceed the
population under age 14 in the near term_
11. This project will pay full South Windsor real estate property taxes, projected to be in
excess of$100,000 per year, while generating no school-age children and the associated costs for
educating school-age children.
12. This property will be net-revenue generating, in that taxes collected will far exceed
the cost of municipal services.
13. The property will be privately owned and maintained, including all building
maintenance, landscaping, lawn maintenance, snow plowing and lighting.
14. The project will not request any real estate tax abatement.
15. The South Windsor Housing Authority has approved participation in this project,
therefore recognizing the need for a public sector/private sector effort.
16. CHFA will be participating in this project and therefore, rents will be below market
despite the generous size of the units:
17. The site provides a transitional use between the commercial zones and uses along
Buckland and Oakland Roads, and the residential area to the west.
18. The development will have an on-site community center, thereby reducing the
potential demand at the South Windsor Senior Center.
19. This site presents among the best available sites for elderly housing in the Greater
Hartford area, in that it is pedestrian distance to a neighborhood shopping center(Wapping
Shopping Center with multiple restaurants, a barber shop, professional services), a convenience
store, and less than one-half mile from the Town library and Town Hall, the future Stop & Shop
and other stores and restaurants at the Town Center, and a short drive to the Buckland Hills Mall
and the future Evergreen Walk
In conclusion, the hardships and peculiar circumstances associated with this application
are numerous, the need for this beautiful housing is real and growing, and granting of this
application in no way sets a precedent for any future applications. Thank you.
165 South Satellite Road, South Windsor, Connecticut 06074
TeL (860) 291-8755 • Fax: (860) 291-8757
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3: Volume 190 Page N° 330
l�ill s 10M t1lb t lT--sr-ds ail�.p In- F)ri�l�
Ittum It, That I, NORMAN M. PETERSEN, of the Town of South Windsor,
ounty of Hartford and State of Connecticut, hereinafter referred to as "Grantor"
for the consideration of One Dollar ($1.00) and other valuable considerations
received to my - full satisfaction of JOHN DZEN, of the Town of South Windsor, '
i ounty of Hartford and State of Connecticut, and DONALD DZEN, of the Town of
lington, County of Tolland and State of Connecticut, hereinafter referred to as
H Grantees"
V
do give, grant.bargain,sell and confirm unto the said JOHN DZEN and DONALD
DZEN, their heirs and assigns forever, as tenants in common but not as joint tenants,
a certain piece or parcel of land, situated in the Town of South Windsor, County of
Hartford and State of Connecticut, and being more particularly bounded a-d described a
follows:
Commencing at a point in the general westerly line of Oakland Road, which said
point is sbdy and ninety-four one-hundredths (60.94) feet southeasterly of a merestone
as measured along said road from land now or formerly of Clyde E. Johnson;
thence N. 29° 03 10" W., and along the westerly line of Oakland Road, a dis-
tance of Sixty and Ninety-four One-hundredths.(60.94) feet to a merestone at land
now or formerly of Clyde E. Johnson;
thence S. 500 51' 30" W., and along land of Johnson, a distance of One Hundred
Fifty and Ninety-five One-hundredths (150.95) feet to a merestone;
thence turning N. 30' 46' 30" W., and along land now or formerly of Clyde E. ,
Johnson, a distance of One Hundred Nineteen and Twenty-two One-hundredths (119.22)
feet to a merestone;
thence S. 520 47' 52" W., a distance of One Hundred Eighty and One One-hun-
dredths (180.01) feet to a merestone;
thence turning N. 48° 14' 46" W., a distance of Two Hundred Ninety-three and
Fifty-seven One-hundredths (293.57) feet to an iron pin;
thence turning N. 38° 51' 58" W., a distance of One Hundred Eight and Eighty-
1 y
six One-hundredths (108.86) feet to an iron pin;
thence N. 63° 40' 55" W., and along land now or formerly of Richard H. Simler,
a distance of Seventy and Fifty-one One-hundredths (70.51) feet to an iron pin;
is thence N. 76° 12' 34" W., a distance of Two Hundred Seventeen and Fourteen j
One-hundredths (217.14) feet to a merestone; '
Y� thence N. 72° 02' 03" W., and along land now or formerly of Fred Katten, a
i distance of Seven Hundred Fifty and Ninety-eight One-hundredths (750.98) feet to a
i `, point;
s c� thence S. 80° 20' 06" W., a distance of One Hundred Sixty-eight and Sixty-two
One-hundredths (168.62) feet to a merestone;
17 thence S. 15° 29' 10" W. , a distance of One Hundred Seventy-two and Ninety-
one One-hundredths (172.91) feet to a merestone;
'. thence S. 14° 31' 50" W., a distance of One Hundred Seven and Seventy-nine
t' One-hundredths (107.79) feet to a merestone;
CS. thence S. 73" 38' 50" E., a distance of Sixty-seven and Fifty One-hundredths !
(67.50) feet to a merestone;
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`r thence S. 17" 14' 10" W., a distance of Seventy-one and Nine One-hundredths �.
(71.09) feet to a merestone; ,
vi thence turning S. 61" 43' SS" E., a distance of Four Hundred Sixty-eight and
Twenty-nine One-hundredths (468.29) feet along land now or formerly of C. Buckland
o a point; A:.� is
i
Volume 190 Page N2 331
ti thence S. 63°
13 08-1 E. a distance of Three Hundred Forty-one and Fift
One-hundredths (341.56) feet to a point at a boulder; y-six
thence S. 63° 02' 17" E., a distance of Six Hundred.Ninety-six and Forty-
nine One-hundredths (696.49) feet to a point; `
- thence S. 60° 44' 00" E. a distance of Six Hundred Twenty-one One-hundredths (621.52).feet to a point in the northwesterly line of Felt Road;
f
- ) thence N. 34° 34' 05" E.
, and along the northwesterly line of Felt Road, a
distance of Ninety-five and Ninety-eight One-hundredths (95.96). feet to a
'• I thence turning N. 55° 25' 55" W., a distance of One Hundred Eighty twotand
;_. Eighty-two One-hundredths (182,82) feet to a point;
thence turning N. 29° 03' 10" W. in a line parallel with the northwesterly.
line of Oakland Road, a distance.of Four Hundred Eighty-nine and Twenty-eight
Cne-hundredths (489.28) feet to a point;
thence turning N. SO° 50' S0" E.-, a distance of Three Hundred Fifty-five and
Fifty-one One-hundredths (355.51) feet to a point, which said point marks the point
and place of beginning.
Said premises are subject to building, building line z
other municipal ordinances of the Town of South Windsor, � oninq restrictions and
r •-
Said premises are subject to taxes on the List of October 1, 1974, which said
taxes the Grantees herein assume and agree
transfer, to pay as part consideration for this
Said premises are subject to a sewer lien which the Grantees herein assume
and agree to pay as part consideration for this transfer.
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c " HOUSING AUTHORITY OF SOUTH WINDSOR
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50 ELM STREET • SOUTH WINDSOR,CT 06074
SOR•Co (203)644-3082
April 04, 2002
TO: South Windsor Planning and Zoning Board
From Janet Prior, Executive Director
Subject: Berry Farm Application
I am unable to attend your meeting tonight in person. Please be advised that
the Housing Authority is co-applicant on the Berry Farm application and
respectfully requests your approval on the 5 foot frontage variance on Felt
Road that you are considering this evening.
Demand for the Watson Farin development has been overwhelming and the
Berry Farm proposal will enable us to provide more decent, safe, affordable
senior housing for our residents.
Thank- you for your consideration of this request..
Janet Prior
Executive Director
t°wN aft
S a
1540 SULLIVAN AVENUE • SOUTH WINDSOR, CT 06074
~�soe.co� TELEPHONE (860) 644-2511
April 15, 2002
CERTIFIED # 70001670000189222087
The Metro Realty Group LTD
6 Executive Drive
Farmington, CT 06032
Re: Appl. #2536-02 - The South Windsor Housing Authority, The Metro Realty
Group, LTD, 205 Oakland Road, AA-30 zone
To Whom It May Concern:
At the meeting of the South Windsor Zoning Board of Appeals held on April 4, 2002,
the Board approved your request for a 5' variance to section 4.1.11.2.d to allow a
housing for the elderly project with 95' of frontage on a town road (100' required) at
205 Oakland Road, AA-30 zone.
The Board concluded the hardship on the property to the inability to expand in the
frontage.
These actions are effective upon your filing the enclosed form in the Town Clerk's
Office at your own expense.
Very truly yours,
&&LL C,t l�Vze fn%r
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
April 4, 2002 the Zoning Board of Appeals granted to: The South Windsor Housing Authority, 1540
Sullivan Avenue and The Metro Realty Group, LTD, 6 Executive Drive, Farmington, CT., a 5'
variance to section 4.1.11.2.d to allow a housing for the elderly project with 95' of frontage on a town
road (100' required), AA-30 zone.
on premises located: 205 Oakland Road
and more particularly bounded and described as follows:
SEE ATTACHED
OWNER OF RECORD: Donald Dzen
Dated at South Windsor, Connecticut this 15th day of April, 2002.
Robert Warren, Chairman
PUBLIC ACT#75-317
Received for Record this day of 2002
at
VOLUME
PAGE
TOWN CLERK
Volume 190 Page N2 330
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(f,11 all 0it timp� ar i � ��y ��i1 ,F)r�
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3Cnam It, That 1, NORMAN M. PETERSEN, of the Town of South Windsor,
ounty of Hartford and State of Connecticut, hereinafter referred to as "Grantor"
- I
for the consideration of One Dollar ($1.00) and other valuable considerations
received to my fall satisfaction of JOHN DZEN, of the Town of South Windsor,
ounty of Hartford and State of Connecticut, and DONALD DZEN, of the Town of
lington, County of Tolland and State of Connecticut, hereinafter referred to as
x Grantees"
do give, grant,bargain, sell and confirm unto the aid JOHN DZEN and DONALD
DZEN, their heirs and assigns forever, as tenants in common but not as Joint tenants,
a certain piece or parcel of land, situated in the Town of South Windsor, County of
Hartford and State of Connecticut, and being more particularly bounded a-d described a
follows:
Commencing at a point in the general westerly line of Oakland Road, which said
point is sixy and ninety-four one-hundredths (60.94) feet southeasterly of a merestone
as measured along said road from land now or formerly of Clyde E. Johnson;
thence N. 29' 03 10" W., and along the westerly line of Oakland Road, a dis-
tance of Sixty and Ninety-four One-hundredths (60.94) feet to a merestone at land
now or formerly of Clyde E. Johnson;
thence S. 50° 51' 30" W., and along land of Johnson, a distance of One Hundred
Fifty and Ninety-five One-hundredths (1S0.95) feet to a merestone;
thence turning N. 30' 46' 30" W., and along land now or formerly of Clyde E.
Johnson, a distance of One Hundred Nineteen and Twenty-two One-hundredths (119.22)
feet to a merestone;
thence S. 52° 47' 52" W., a distance of One Hundred Eighty and One One-hun-
dredths (180.01) feet to a meresbne;
thence turning N. 48° 14' 46" W., a distance of Two Hundred Ninety-three and i
Fifty-seven One-hundredths (293.57) feet to an iron pin;
p thence turning N. 38° 51' 58" W., a distance of One Hundred Eight and Eighty-
six One-hundredths (108.86) feet to an iron pin;
thence N. 63" 40' 55" W., and along land now or formerly of Richard H. Simler,
a distance of Seventy and Fifty-one One-hundredths (70.51) feet to an iron pin;
F- thence N. 76° 12' 34" W. a distance of Two Hundred Seventeen and Fourteen
One-hundredths (217.14) feet to a merestone;
thence N. 72° 02' 03" W., and along land now or formerly of Fred Katten, a
distance of Seven Hundred Fifty and Ninety-eight One-hundredths (750.98) feet to a
point;
thence S. 80° 20' 06" W., a distance of One Hundred Sixty-eight and Sixty-two
F- `v:: One-hundredths (168.62) feet to a merestone;
thence S. 15° 29' 10" W. , a distance of One Hundred Seventy-two and Ninety-
one One-hundredths (172.91) feet to a merestone;
thence S. 14° 31' 50" W., a distance of One Hundred Seven and Seventy-nine
One-hundredths (107.79) feet to a merestone;
U. � ' thence S. 73" 38' 50" E., a distance of Sixty-seven and Fifty One-hundredths I !
(67.50) feet to a merestone;
o thence S. 17° 14' 10" W., a distance of Seventy-one and Nine One-hundredths
e r\ (71.09) feet to a merestone;
ui k- thence turnip S. 61" 43' SS" E. a distance of Four Hundred Sixty-eight I g � y-eight and �
Twenty-nine One-hundredths (468.29) feet along land new or formerly of C. Buckland f
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o a point;
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Volume 190 Page N2 331
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thence S. 63° 13' 08" E., a distance of Three Hundred Fort
'one-hundredths (341.56) feet to a point at a boulder; Y-one and Fifty-six I
nine C•ne-hundredths (696.49) feet to a point; y-sit and Forty-
thence S. 63° 02' 17" E., a distance of Six Hundred.Ninet
thence S. 60° 44' 00" E., a distance of Six Hundred Twenty-one
One-hundredths (621.52).feet to a point in the northwesterly line of Felt Road;
� y-one and Fifty-two I -
- thence N. 34° 34' 05" E., and along the northwesterly line of Felt Road, a i c
(� distance of Ninety-five and Ninety-eight One-hundredths (95.98). feet to a point;
thence turning N. 550 25' 55" W., a distance of One Hundred Ef ht
Eighty-two One-hundredths (182.82) feet to a point; g Y-two and -
thence turning N. 290 03' 10" W. �
line of Oakland Road, a distance .of Four Hundred Eightllel with the northwesterly.
Cne-hundredths (489.28) feet to a point; Y-nine and Twenty-eight
thence turning N. 50° 50' 50" E., a distance of Three Hundred Fifty-five and
Flfty-one One-hundredths (355.51) feet to a point, which said point marks the point
and place of beginning.
Said premises are subject to building, building lineit
other municipal ordinances of the Town of South Windsor. ' zoning restrictions and I
Said premises are subject to taxes on the List of October 1, 1974, which said
taxes the Grantees herein assume and agree to pay as part
transfer, consideration for this
Said premises are subject to a sewer lien which the Grantees herein assume
and agree to pay as part consideration for this transfer.
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RECEIVED-
APR 9 2002
Pete vcgd a
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I support the frontage variance application of the South
Windsor Heu)4 Housinf Authority and -The Metro Realty
Group, Ltd. that will allow for the construction of the
Berry Farm senior housing. This is greatly needed in
the South Windsor Housing Authority and The Metro
Realty Group Ltd. that will allow the construction of the
Berry Farm senior housing. This is greatly needed in
the South Windsor Community.
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