HomeMy WebLinkAboutVariance (929) TOWN OF SOUTH WINDSOR Q� 3� Application # y .(�_q
. APP4ICATION FOR Date
ZONING BOARD OF APPEALS Receipt#
IMPORTANT: This application must be submitted to the Planning Department by the second Friday of the
preceding month to insure being heard at the next meeting.
ALL ITEMS MUST BE ANSWERED AND ALL SUPPLEMENTS MUST BE SUBMITTED. THE APPLICATION
WILL BE RETURNED IF INCOMPLETE.
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, dimension, 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 mortgage 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.
1. Applicant:
2. Mailing Address:
3. Telephone#: (d) C244 alq
4. Owner of record of property in question: R4 AAA
5. Location of property in question: 3 I y 3t414401 a S, ('J
Assessor's Map #--t=�— Parcel #-- 43 Zone 20 k-9
6. Is applicant a corporation or co-partnership? �If corporation, submit a list of officers. If co-partnership,
submit a list of owners). Sap
7. Please indicate if the applicant is owner, lessee, or prospective tenant: 0W
X.
8. Check one of the following:
(�Request Variance to Section 3. o,5"}of the Zoning Regulations to allow `
�A � VVCC.Y f0le�%w�
iV /�i
O Ptate hea ng{end Section of the General Statutes for
( ) An appeal from the Zoning Officer's decision involving
9. Are sign(s) involved? YES or If yes, submit complete sign information as outlined in sign
information requirements. 0
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 the liquor outlets, their locations and distances from the
property in question. 0
11. Is this property within 500 feet of another town line? O
12. 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.
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TIOH . .DATE : :.::..:::.::.:.:.:::::.::::.:.:.:.::...:::.::.::.:...:
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m.
Dated this /3�� day of Year �S
APPLICANT:
K,
(Signature)
OWNER:
(S gnature)
ACTION OF THE BOARD
Granted: Denied:
Continued from Section H; #12
The hardship and exceptional difficulty would be if I were forced to
relocate my business. I am looking to continue an existing operation that
since 1970 has had zero complaints (that I am aware of) from my neighbors
or anyone else_ In addition, my neighbors are also my customers. They
view my operation as a convenience, when they need their ears repaired. I
am an asset to the Town, for tax revenue, and am also a town vendor,
repairing police cruisers, ambulances, and pickups.
I don't feel I should he punished for trying to make a living,
supporting my family (which -includes my wife, two children and my father).
I have looked into other avenues to relocate my business. The only
alternative, at this time, would be to purchase an additional property and
build a new facility. That is not a practical solution for two reasons (1)I
have an investment in the property now as my business and my residence;
and (2) we cannot afford an additional property and the costs associated with
a new building, etc.
I was born in South Windsor, raised in the house on the property.
After I got married, my wife and I lived in Manchester for eight years
always knowing that someday, when we could afford it, we would move
back to South Windsor, build the.house of our dreams and move onto the
property again and be able to live and prosper here.
nd�. �nolication f846 - Stella and Walter Nadeau
•• j(r. Cohan said this would not Change what he has there now; he is
tbj ready Parking two cars in the same area Wiere the garage will be.
1he neighbors on each side have signed the petition Fair. Nadeau
do presented, and this would not be detrimental to the neighborhood.
)(r• Clinton moved that we approve Appeal #846 for a specific exception
'under Section 3.5 to allow the construction of a two-car garage no
closer to the west sideline than ten feet, as it is the only feasible
place to put the garage. Nlr. Pierce seconded the motion.
'hoa All in favor, none opposed. It was a unanimous vote and so ordered.
or
EFFECTIYE DATE: May 199 1971
'ea ipplication #847 - Joseph R. Rom
-to ..
The Board discussed this application as it was not. clear how the
property was recorded in the Town Clerk 's office, and what effect the
change of zoning regulations had had on the size of the lot and the
right of war. "r. Boucher said dividing the land`--this way would still
sake the lot larger than others in the area. *hile there may be no
pressure to do this right now, he is trying to establish the property
n line to avoid difficulty in the future.
Mr. rtarren moved to table Application #847 for review by the Chairman
With the town records to determine the present status of the property
lines. Nlr. -Pierce seconded the motion.
All in favor, none opposed. It was a unanimous vote and so ordered.
APplication i8_48 - *dilliaci H. Strong
out Mr. Cohan said that the lanning and Zoning Commission had granted a
.e• special exception which allows this use frith several restrictions.
However, the board's approval is necessary in order to get a repairer'sis license. iie felt the nature of this operation is such that it could
!pth become a junkyard and-possibly the i3oard should make some stipulation
to prevent this.
Xr• Boucher moved we approve Appeal #848 for a State Nearing for a
General Repairer's License for William H. Strong, 394 Graham Road.
•t1 Tne conduct of this business is to be in keeping with the stipulations
set forth in the Planning and Zoning Commission's letter of October 30,
1970 with a further stipulation that storage of non-registered
automobiles other than those allowed by A2 of the Planning and Zoning
Of Commission letter and outside storage of auto parts are not permitted.
hr• Clinton seconded the motion.
tYN
411 in favor, none opposed. It was a unanimous vote and so ordered.
. Y�_CTIV DATE": Mlay 19, 1971
i. .
F"'p4- AA4`J-� 6 b7 YL7 re-t4�,
I hereby sign below in support of Richard Strong and his business, Strong
Auto Repair, located at 394 Graham Road, South Windsor, Connecticut.
NAME ADDRESS PRONE SIGNATURE
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Volume 611. Page N° . 359
STATUTORY FORM WARRANTY DEED
e WILLIAM H. STRONG 0O356S
Of the Town of South Windsor, County of Hartford and State of Connecticut,
- For the coneideratioa of One
- s ($1.00) Dollar and other good and valuable consideration,
k grant(s) to RICHARD R. STRONG.
r Of the Town of Manchester, Count of Hartford and
y- said State'of Connecticut
'• with WARRANTY COVENANTS
•�}. ? (Description and Encumbrances, if any and Any additional provisions)
See Schedule A attached hereto and made a part hereof .
CONWYANCETAX MMVW
y r STAT`E�`_jOCAI
;i TOWN CtERR OF SOUTH VWNDSOR
r Signed this ae day of
' . Witnessed by: June, 19 9I.
n
}
r Zn
M s y William H. St
Scott A. Andrusis -----------------
9
STATE OF CONNECTICUT)
I j
' COUNTY OF ) se. South Windsor
HARTFORD ) June � 19 91
Personally appeared WILLIAM H.' RONG
Signer(a) of the foregoing Instrument. and acknowledgedthe same to be his
free act and deed, before me.
Grantee(:) Mailing Address
i
305 Oak Street Court Court t Co sioner f the Superior
Jo ;
n Cas
Manchester, CT 01040 -
Volume 611 Page N? 360
1 ! , SCHED_ULg Awl
k ►' .4 certain piece or parcel of land, together with the buildin s and im ~4
` menu thorSon and appurtenances thereto, located and situated prove•
f ed on the easterly
a . ; side of Graham Road, in
t the Town of South Windsor .
`s , County of Hartford and 1;r State of Connecticut, and being more particularly bounded and doecribod as
s follows, to Wit.-
Northerly, b land • , �`Y now or formerly of krnMa Sadonia and
Elizabeth Patria, partly by each,
Easterly, by Iaild now or formerly of Elizabeth Patria and
t Novara Road, partly by oac}it '
f i Southerly, by land now or formerlyof Ku
and pchunos Bros,, Inc.;
}} Westerly,Y, by Graham Road.
ii Poing promisee doecribod ao containing eight and s
(8,6) acres as she on a ma ix tenths ;
Ilp
WILLIAM STRONG South Windsor, ConntltlScalo III ioyCof.
t Sept. 1956 Cecil W, Brooks Land Survo or"
j which map
or plan IS on file In the Office of the Town Clark in Said Town
t j of South Windsor, and reference thereto is hereby made for a
.Itt Moro particular doocription of said prornloos.
.
EX HERI rROM A certain piece Town of land wltA all lmprovemmte tAsseen,
situated in the Town
state of Connecticut,b'elouth a .,:a" y of lbrefotd and
r Count
9 the easterly portion of a certain
4 {! parcel located
Gated f th easterly Old* of Graham Road and the
wcaterl tiro jL NovQte Road, and shown on A ma
PAOPOATY OP HILLIAH STRONG SOUTH HINOSOR 1
l SCPT, 1956 CCCIL N, P entitled
4 file !n the Olfleo oLRtAo Town
BUAVCYOR►� CONN SCALD 1' • 300'
f } U Hlndsor, to which reference mi Clark !n seldAlch map oe plan 1s on
{ bounded and doeorlbed as Y•bo had Tom O[South!e
i4 folldwa, to Vitt more particularly
11ne of'MoversanoaE,teoidked by an iron pin set !n the westerly
harem deecrlead parcelr •petne being the southeast he
Th ar at the
oc formerly of Rupahuno
F
ence proceeding H 7l0 19# 3
0• H a distance of 804.24' along land
now s Stos„ to a paint,marked b
i pint and
Y!n Iron
there* turning and runnln •H 200 L or less, along remaining 9 'S0 a A distance of 105,10� more
t an iron pp!n bollq the iouthVast cotnat of landonoxPoc toierkly of
E S1SIran g Pilria
Thence turning and running s 920 00'
Sand now Of formerly 2112abotA S a dlatence of g97,2S� along `'
iron pin in the woaterl patrla to a point marked b an
# Y ilno of Neveu Aoadl Y
Thence turning9 and tunning S S10 fit t0a
1 Leer along me Neven Aar to the point and distance of 1SS.3a#
RESERVING unto the Grantor the use of the premises for the term eof hiOf s natural 12fe.
SUBJECT TO Taxes of the Town of South Windsor on the Grand List of October 1
becoming due and payable after the date hereof; and ALSO SUBJECT TO:
a) A Sewer Caveat by the Town of South Windsor against William H. Strong dated
t' July 25, 1972, and recorded in Volume" 164 Land Records; at page 81 of the South Windsor
. i�F ' • f =f.
Y — Cont'd.
t � '
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_< Volume 611 . Page N° ' 361
4,
SCHEDULE A-1. Statutory Warranty Deed from William H.. Strong to
Richard R. Strong dated June 28■ 1991 -
b) A Water Main Caveat by the Town of South Windsor against William H. Strong
dated September 25■ 1964■ and recorded in Volume 104 at page 91 of.the
" South Windsor Land Records.
` } c) Any state of facts which an accurate survey or personal inspection of the
premises would disclose.
} _y
,� 2a last f
RECEIVED FOR RECORD-- 19 -
AT 9:*0 RM,
WINDSOR
• RECORDED IN b' �� : ..•"
LAND RECORDS VOL —PAGE
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Town Hall, 1540 Sullivan Avenue, South Windsor, Connecticut 06074
October 30, 1970
Mr. William H. Strong
394 Graham Road
South Windsor, Connecticut
Dear Mr. Strong:
During Executive Session of the Planning and Zoning Commission held on
Tuesday, October 27, 19701 your application for a special exception was
approved with the following stipulations:
1. That the business be limited to the straightening of automobile frames,
front end alignment, and body work including body refinishing.
2. No more than four (4) cars shall be parked on the premises waiting to be
worked on.
3. All work shall be done within the building.
4. This approval shall only be effective as long as the area remains un-
developed.
5. The operation shall be conducted solely by the occupant of the property.
6. The driveway shall be the same driveway used for the house.
Effective date of this approval is Wednesday, November 4, 1970.
Very truly yours,
27TNING AND ONING COM USSION
Joseph J. Carino
Chairman
JJC/bvz
cc: Building Inspector McLaughlin
1� lication 6 - Stella and Walter N deau
nd . 'Ap a
. Cohan said this would not change what he has there now; he is
the v,ready parking two cars in the same area *ere the garage will be.
The neighbors on each side have signed the petition Mr. Nadeau
:presented, and this would not be detrimental to the neighborhood.
.d.
Clinton moved that we approve Appeal #gbh for a specific exception
under Section 3.5 to allow the construction of a two-car garage no
closer to the west sideline than ten feet, as it is the only feasible
place to put the Zarage. Nir. Pierce seconded the motion.
hea All in favor, none opposed. It was a unanimous vote and so ordered.
or EFFECTIVE DATL: May 199 1971
ea Application #847 - Joseph R. Roy
t.
The Board discussed this application as it was not clear how the
property was recorded in the Town Clerk 's office, and what effect the
change of zoning regulations had had on the size of the lot and the
right of way. vir. Boucher said dividing the land this way would still
wake the lot larger than others in the area. 4hile there may be no
pressure to do this right now, he is trying to establish the property
line to avoid difficulty in the future.
Mr. rtarren moved to table Application #847 for review by the Chairman
with the town records to determine the present status of the property
• lines. i4r. 'fierce seconded the motion.
All in favor, none opposed. It was a unanimous vote and so ordered.
bplication j848 - ;iilliaci H. Strong
ut 'Mr. Cohan said that the lanning and Zoning Commission had granted a
Special exception which allows this use with several restrictions.
However, the hoard's approval is *necessary in order to get a repairer's
is license. He felt the nature of this operation is such that it could
th become a junkyard and possibly the Board should make some stipulation
to prevent this.
Xr• Boucher moved we approve Appeal #848 for a State Hearing for a
General Repairer's License for William H. Strong, 394 Graham Road.
r me conduct of this business is to be in keeping with the stipulations
Bet forth in the Planning and 'Zoning Commission's letter of October 30,
1970, with a further stipulation that storage of non-registered
automobiles other than those allowed by #2 of the Planning and Zoning
f Commission letter and outside storage of auto parts are not permitted.
14r• Clinton seconded the motion.
All in favor, none o^posed. It was a unanimous vote and so ordered.
br`
Y,w:urIv:, DATE- : May 19, 1971
. v
,, III •
APPLICATION #$ .7 - Joseph R. Roy $$ A
+ requests a specific exception under SectioaRoad, South '0findsor,
lot with lean than the re wired frontage on 3,5 to allow a buildir
q g
Abby Road. R Rural zone Premises known as 416
Mrs Rol said he was requesting a specific exception
to
h with 160 feet frontage rather than the 175 feet required in thist
zone. In 1
,• 959 all these lots were 100, x 200
�w ir. .; changed to an R- ', but later it was
30 zone, which required 150 feet of frontage. He
? purchased the land during this time, and subsequently, it was Chan
to a Rural Residence zone, requiring 175 feet. If this
with 175 feet frontage, he does not have feet.
lot is l .
right of way of 50 feet to the land in back forfuture odevelopment den
This exception would allow a right of way of 54 feet and a lo itl
160 feet frontage.
r. Roy said he did not intend to sell this land
wanted to take care of this matter now to avoid problems eif'itut hE
becomes necessary to sell the open land and the h
Mr. Roy said that as shown o Ouse separately.
area and frontage than the other lotsin the is lar would still hav me
back is 12 acres of wooded land. It was not clear The property �
however, Just how the ar from the ma
Town Clerk's office. Property lines are presently recorded in the
APPLICATION William H.
requests a at Henri Strong 394 Graham Road, South mind" Hearing for so
on premises known as PProvaf of a General Repairers Licea
394 Graham Road. R Rural zone (State He
oir.-.--Strong said he would like Go have License in order to use his approval of a General Repaire
doing auto frame atrai�;htenip property more effectively. He would be
said the abutting Property owners no objection.rk and
alignment work. He
he will use is 250 to 300 feet from the mad, and 150 feethe bfromi�
buildings on abutting land his business will not any
a traffic as it is a Verycreate much
in town have expressed sneedtfcrothisbtsleeoas. The auto business*,
+ to go out of town to have it done. yP f work as they now have
`'` ''`r• Strong read a letter of October 30, 1970 from
toning Commission p�yi the ng approval for a special exception for Planning and
s -
use with stipulations limiting the operation.
approval, he found that the After receiving thin
was also necessary before approval of the Zoning Board of ,�
the State would issue a repairer's license
Richard Harding, 20 Hermatng ;
+' application because this area was one said he was opposed to this
is open for residential development a °f the few in that area which#
" Phere and he felt it would be detrimet
to have a garage-type g g type facility here which would be degrading to tho
future development of this area. i-ie also
Junk cars and farm equipment on the property now
out that there
readily visible now, it would become yore so ' and while it was
it were developed, if the area surroundi
�•: 'A
l
r, Strong said that the Planning and Zoning ilding is exception Commission had approved
after a public heari
416 osition to his
posal was voiced at the hearing. Heasaido the poutward appearance
the building will not change at all, all work is to be done inside.
lot felt if he could conduct his business here, and was on the premises
his 1 the time, he would be able to keep it up better. He pointed out
"as
t another stipulation is that he must conduct the business himself,HQ cannot employ outside help. Also, if the area were to become
Chan veloped, he could not conduct the business any longer. He said the
ilding he proposes to use is a stable� le back of the two-car garage. � 40' x 25' in size, this is
le a 6 g He has been doingthis type work for
xuento
rears and formerly ran Strong's Alignment in Nast Hartford.
' with s. Sandra Render, 96 Greenfield Drive, asked if :Mir. Strong would be
ing painting which would involve the use of highly inflammable
ut he ants. He said there would be no painting of total care. The
ximum number of cars waiting for repairs is limited to four, and
ese will not be seen from the road the will be behind the building.
ve . Strong said he did not intend to a ve mo Junkyard here.
y in PLI(;A*170N $ - Richard and Beatrice Grigorian, c% Edwin A. Laasman,
pthe °�1 t. , artford, request a variance of Section 4.3 to allow
eversion of an existing building for general office use on premises
own as 1169 Ellington Road. A-20 zone
ndao ty. 3dwin A. Lassman represented the property owners. Mr. Cohan
icen inted out that Che Board had ruled in April 1970 on an application
ng) ich appears to be identical to this. He asked that :sir. Lassman
ow in what way this application is materially different than what
sire s_presented a.. year_ ago, in some way connected with a change in the
d be rdsaip.
He
ing Lassman stated that when they appeared a
earGrigorian
any s a potential owner. Subsequent to the hearing, aheldid14r�purchase the
operty, which is about 3/4 to 1 acre in size.
He eases at there has been a change in the area surroundingwthe ent on to say
ha v s changed the character of the neighborhood. Property which
tion of the Planningand �oninT g As a result of the
g Gommisaion, 1+0 acres of land within
proximately 800 feet of this Property has been zoned for apartment
and e. this is half of a parcel of land of
is 8pert in ues on and this change will`5 acres 'which abuts the
his apa tined un s. ' permit the construction of
Pttld nit a •ir• Lassman said the courts have ruled that you
als appear again before the board of appeals unless there alas
ens en a change in the character of the area, and he felt this change to
apartment zone constituted such a change in character.
ich is us pascanion offis for Permission to convert a two-family residence
ime Y applicant in his insurance business.
the ' Lassman presented photos to show the present condition of the
we ructure, and a drawing of the way the building %o uld look when
as everted to office Ise. The area of t:Ze building would remain the
in Me there would be no addition to the exterior. A parking area
uld be ;provided at the rear. Inside, two floors would be used as
fices; changes would include a complete new furnace, air condition-
9 and new windows. .sir. Lassman said it would not be economically
CASEY & GRACE
ATTORNEYS AT LAW
479 BUCKLANO ROAD
SOUTH WINOSOR.CONNECTICUT 06074
(2031 644-1526
JOHN M.CASEY TELECORIER(2031 6"-1520
WILLIAM E.GRACE
January 24, 1990
Town of South Windsor
1540 Sullivan Avenue
South Windsor, CT 06074
ATTN: Mr. Richard Eriksson, Chairman
Zoning Board of Appeals
RE: Strong Auto Repair
394 Graham Road
Dear Mr. Eriksson:
The above-mentioned business continues operation under a
special exception granted in. 1970 by the. Town of South___ ___,.
Windsor. The Owner of the business, William Strong, wishes to
retire and transfer the State license with the Motor Vehicle
Department to his son, Richard Strong. The use of the
business will not change, nor will anything else. In order
for the license to be updated a signature of the Chairman of
the South Windsor Zoning Board of Appeals is required on the
Motor Vehicle application as to the suitability of the site.
Will you please advise whether you are willing to sign
and we will get the State application to you.
Sincerely,
Jo M. C sey
JMC/att .
cc: R. Strong 'a
M. Lipe
R. rik Erik
R. (Residence)
2d
G�a��
,O VI N S f,
y
C-1 U
m 1540 SULLIVAN AVENUE SOUTH WINDSOR, CONN. 06074
v SOR-CO'4 AREA CODE 860/644-2511
/January 11, 1996
CERTIFIED MAIL
Richard K. Strong
394 Graham Road
South Windsor, CT 06074
Dear Mr. Strong:
Re: Appl #95-42P, Modification to Special Exception
Please be advised that the Planning and Zoning Commission voted on January 9, 1996, to deny the
above-referenced application for modifications to the existing special exception, and for site plan
of development approval.
The reasons for denial are:
1. The site is currently not operating in conformance with the existing special exception
approval; and,
2. the_application involves expansion of a nonconforming use for which zoning regulations no
longer exist.
Very truly yours,
PLANNING & ZONING COMMISSION
Frank A. Castro, Vice Chairm
FAC/pmm
cc: Town Engineer
Chief Building Official
TOWN OF SOUTH WINDSOR
PLANNING & ZONING COMMISSION
Minutes - 6 - November 28 1995
Replies to the above comments and concerns:
- building lots in Partridge Lane are 250' in depth, most of the homes are constructed 50' from
the street; at least 60' of trees will be maintained between those homes and the proposed one
- there will be no impact to the properties on Partridge Lane due to drainage - the elevations of
the land are such that water would not flow uphill to Partridge Lane
- the intent is to retain ten acres for the original house, stable, riding ring, and horses
- the applicant has never expressed any interest in anything else except for the creation of two
building lots and to retain the ten acres .
- the plans do not-show the fixed location of the proposed houses,it is possible to move the
house on Lot #1 to the south and rotate the angle slightly
Levack closed the public hearing at 8:35 p.m.
Montana returned to the meeting.
3. Anpl #95-42P. Richard K. Strong. dba Strong; Auto Repair-Modifications of existing Special
Exception and Site Plan of Development for property located on the easterly side of Graham
Road and northerly of Haves Road. RR and A-20 zones (continued from 11/14/95)
Attorney Richard Kinney, representing the applicant, stated that the existing buildings have
deteriorated to the point.of rebuilding, renovation, and removal. This operation has been in
existence since 1970 with a special exception granted to Strong's father. There is an existing water
drainage problem onto Graham Road that the Town is addressing. The building is proposed to be
increased in size by approximately 1200 - 1300 sq ft.. The building is proposed to be lower in -
height that what is there presently. Kinney invited the Commission to listen to the neighbors who
are going to be most affected by this situation. Strong bought the premises from his father 3 1/2
years ago and intends to live on the premises. This is a family run business. Kinney requested the
opportunity for one neighbor to speak on behalf of Strong because the neighbor had to be at work.
Levack granted this request.
D. Rezende, of 385 Graham Road, stated that he has lived at this address since 1975 and he was in
favor of this application. Rezende said that Strong is a good neighbor and very considerate to his
neighbors in the conduct of his business.
Ozzie Torres, Engineer for the applicant, said that he prepared the site plans for this project.
He stated that the parcel is 5 3/4 acres in size and is surrounded by agriculture use. There is an
existing residential building plus the workshop for this use and two greenhouses. There are also
two large barns and numerous sheds where the work is carried on. The total area of the shop area
is approximately 2800 sf.
Half of the parcel slopes to the west and the other half slopes back towards the east and north. The
portion that slopes towards the west ultimately drains out to Graham Road. There are existing low
areas in front of the buildings which also drain out onto Graham Road.
There is a mature tree growth and screening along the northerly and southerly borders of the
property.
The existing operation presently has automobiles parked in the rear gravelled area which enter into
the existing shed in the rear.
TOWN OF SOUTH WINDSOR
PLANNING & ZONING CON MISSION
Minutes - 7 - November 28 1995
The proposal is to raze the existing sheds and the two smaller sheds and in their place install a
larger building with approximately 4200 sf. The building will be much lower and tucked into the
hillside so that the grades will tend to soften the height of 19'. The building will feature a metal
exterior with brown tone colors. The architecturals of the proposed building were presented to and
accepted by the Architectural Design Review Committee.
The existing angled driveway drains out to Graham Road. A turn in the driveway is proposed in
conformance with requests by the Engineering Department.
Parking for the vehicles will be in the rear of the building. It is proposed to have a small parking
area in the front of the L-shape building which will be screened by evergreens. Landscaping will
be planted along the foundation of the building. A heavy evergreen screen will be provided along
the north side of the building where there will be a paved area used for maneuvering the vehicles
inside the shop. No vehicles will be parked there.
The proposed site will be lighted with splash down type of lighting, typically a wall pack unit with
a screen over it. This will not impact the neighbors.
The main issue with this application is the drainage problem which comes out onto Graham Road.
Soil testing has been accomplished on both sides of the driveway to determine which area was best
suited for recharge. A system of underground infiltrators will be installed to assist the water to the
recharge basin which will be located on the-northerly side of the driveway. With this type of
system a catch basin will be provided just before the road with a trench drain across the driveway
to catch sheet flow coming down the driveway. This catch basin will deliver the sheet flow to the
recharge basin.
Banach provided the following Planning Department comments and submitted several items for the
record, including a copy of the original approval letter and meeting minutes: (Exhibit C)
1. The applicant is requesting a modification to the existing special exception approval that was
granted in 1970 and a site plan of development for a existing business located on the easterly
side of Graham Road, northerly of Hayes Road, RR and A-20 zones. The existing site is in
excess of 5 acres and has an existing residence as well as the business on site.
2. The original special exception was granted on 10/27/70 with the following stipulations:
a. The business be limited to the straightening of automobiles frames, front end alignment
and body work including body refinishing;'
b. no more than four cars shall be parked on the premises waiting to be worked on;
C. All work shall be done within the building;
d. This approval shall remain effective as long as the area remains undeveloped;
e. The operation shall be conducted solely by the occupant of the property;
f. the driveway shall be the same driveway used for the house.
The original zoning regulation that this special exception was granted under was as follows:
TOWN OF SOUTH WINDSOR
PLANNING & ZONING CONB41SSION
Minutes - 8 - November 28 1995
ed off on a
fer
In January from
m the the chairman of the father William Strong o hiss on,d of RichardStrong.als At that time it waswas of
the license from the will not change.
stated that the use of the property
3. Our regulations today do not have any provisions for this type of special exception to be
granted in any residential zones. It has been reported to us by another South Windsor
resident that the applicant is not meeting all of the conditions of the original special exception
approval, and we would ask the applicant to address this issue.
4. The site plan modifications requested include replacing the two existing buildings with one
L-shaped building. The plan will also be adding a turnaround driveway area and parking area
to the rear of the building, and drainage system down into the roadway.
5. The zoning requirements allow for 15% building coverage; less than 2% proposed. We
allow 10% impervious coverage; we have requested the applicant to provide this
information. We have also requested the square footage of the building be added to the
zoning table as well as the parking formula. The applicant is showing 20 parking spaces.
6. Public water and sewer are being proposed to service the site. WPCA approval has been
granted subject to the applicant receiving Planning & Zoning approval. Building garage
drains to be connected to grease/oil separator and commercial sewer assessment rates apply.
It should be noted that the owner will need to obtain a General Permit through DEP for a
vehicle service floor drain discharge to a sanitary sewer.
7. The Police Department has reviewed the site plan and has requested verification that there is
adequate site line at the driveway entrance.
8. There are no regulated wetlands on-site; however the applicant will be disturbing over 1/2
acre and subject to Conservation approval. This approval was granted by the IWA/CC on
9/6/95 with the recommendation of a$2,500 bond and no other unusual approval conditions.
9. The applicant appeared before the Architecture and Design Review Committee. The
Committee was generally satisfied the design layout and proposed building materials and
colors for the new building. They did have two comments: they suggested the applicant
consider adding landscaping with color to the front entrance coming up the drive; and
secondly when a spray booth exhaust pipe is added to the building that it not be on the
building side which faces Graham Road.
10. The landscaping proposed includes about 10 yews proposed at the top of the driveway and a
row of 22 hemlocks surrounding the northern section of the driveway. We have requested
that some other evergreen planting be interplanted in this area so they have more of a variety
in this area. Landscaping is also proposed around the perimeter the proposed dumpster. The
dumpster is shown to be placed on a concrete pad and screened.
11. The applicant is not proposing any new signage at this time. He would be allowed 2 sf under
our current zoning regulations.
If this application is approved, the planning department has the following additional
modifications to request:
key map must be drawn in conformance with Sec. 8.1.2.1 of the zoning regulations
TOWN OF SOUTH WINDSOR
PLANNING & ZONING COMIVIISSION
Minutes - 9 - November 28 1995
Strong said that he purchased the business from his father and has lived on the property all of his
life. His life has been in this business because he has always worked with his father. The
buildings are deteriorated and it is not feasible to rebuild the existing building. His neighbors are
in favor of this proposal. This is not a high traffic business because most of his jobs are left there
for a day's work and some for a week. He and his family do not live on ence Development - Proposed Zon
total number of units allowed under this regulation from 70 to 115 units
Evans made a motion to approve the proposed zoning amendment as presented above. Parrott
seconded the motion. The motion carried and the vote was unanimous.
ITEM: Minutes
The minutes of October 30, 1995 were carried over to the next agenda.
ITEM: Other Business
Vulcan Radiator- Addition
Vulcan Radiator had approached Banach with a plan showing an addition to the existing building
located on John Fitch Boulevard. They will be appearing before the Architectural Design &
Review Committee. Concerns of the Commission centered around landscaping and less pavement.
The Commission indicated that this could be done in-house with attention to the Commission's
concerns.
Friedman's Property on Cha 1 Road
Ronald Friedman also approached Banach about his property on Chapel Road. He is thinking
about using the existing building for an industrial auction house. In doing this'he requires more
parking. Banach asked the Commission if they would require a standard site plan. The
Commission indicated that Friedman would have to come before the Commission with a site plan.
ITEM: Applications Accepted for November 28, 1995
1. A l #95-49PX Vulcan Radia
tor ator- Site Plan of Development for an 6,270 sf addition on
property located at 515 John Fitch Boulevard, I zone
I1EM: Adjournment
Evans made a motion to adjourn the meeting at 10:25 p.m. Mealy seconded the motion. The
motion carried and the vote was unanimous.
Date Approved Respectfully submitted,
Phyllis M. Mann
Recording Secretary
TOWN OF SOUTH WINDSOR
PLANNING & ZONING COMMISSION
Minutes - 1 - Januga 9 1996
MEMBERS PRESENT: Vice Chairman Frank Castro, Louise Evans, Thomas March, Walter
Mealy, and Montana arrived at the meeting at 7:45 p.m.
ALTERNATES PRESENT:Roger Cottle arrived at the meeting at 8:00 p.m. and sat for Russell
Levack
STAFF PRESENT: Marcia A. Banach, AICP, Director of Planning
Castro called the meeting to order at 7:45 p.m.
ITEM: Public Hearing
1. A12121 #95-51P. Amelia Blozie - Resubdivision of one lot on property located on the eastern
side of Avery Street and northerly of Beelzebub Road A-20 zone
It was noted that the applicant requested this hearing be rescheduled to January 23, 1996.
ITEM: New Business"
1. AV121 #95 42P Richard K. Strop dba- ,—trong Auto Repair-Modifications of existing
S cial 9xception and Site Plan of Development for p=qy located on the easterly side of
Graham koad and northerly of Hayes Rbad. RR and A-20 zones
Banach reviewed this a ' or the Commission_
Discussion ensued among the Commission with the following comments and concerns:
- number of employees exceeding original special exception
- special exception granted only for Strong or his father
- operation more than intended in original approval (body work only); body shop permit is a
full blown auto repair facility
- changing character of neighborhood by replacing barn with metal building
- site is located on a large piece of property
- neighbors do not have a problem with the proposal
- would present operation be undesirable in the future because of the residential nature of the
area?
Cottle arrived at the meeting at 8:00 p.m.
- commercial uses should be in a commercial zone
- if existing barn burned down, could it be replaced with a metal building?
- the existing barn is deteriorated - new building will be built on present footprint
- possibility of a zone change
- neighborhood may not be favor of a zone change
Y g
- expansion of this business is not desired because it is a commercial use in a residential zone
- PZC does not have the ability to approve an expansion of a nonconforming use even if it has
an existing special exception approval
- Strong's good work effort accelerated this problem
- oil changes and other motor repairs should be stopped, because they are not in conformance
with the original approval
Evans made a motion to deny application #95-42P. The reasons for denial are:
TOWN OF SOUTH WINDSOR
PLANNING & ZONING COMN=ION
Minutes - 2 - January 9 1996
1. The site is currently not operating in conformance with the existing special exception
approval; and,
2. the application involves expansion of a nonconforming use for which zoning regulations no
longer exist.
March seconded the motion. The motion carried with Castro abstaining.
2. A12121 #95=48P. Bridget Vogelsang - Special Exception to Article 5.7 of the Zoning
Regulations and Site Plan of Approval for the creation for a tea room and residence on
property located at 1700 Ellington Road. RC zone
There was not enough members present for a quorum who could vote on this application. It was
rescheduled for January 23, 1996.
3. Chase Associates - Preliminary discussion re:_ proposed open space subdivision on property
located on the easterly side of Ellington Road and westerly of Niederwerfer Road RR zone
John Doran, of Chase Associates and Jim Dutton, Engineer with Luch's Associates were present
for this discussion. Mr. Harris, executer of the estate for the property in discussion was also
present.
It is proposed to develop an open space subdivision of approximately.27 lots on 3.1.39 acres -- -
located on the westerly side of Ellington Road and Niederwerfer Road. Utilities will be provided
from Ellington Road. The present sewers are higher than some of the proposed lots therefore
pumps will be required for sewerage disposal for some lots. The building lots will be
approximately 25,000 sf with a 100' frontage. Twelve acres of open space will be provided. The
wetlands have been delineated by a Soil Scientist. Two detention basins located on the westerly
side of the site are being proposed. Three lots will be accessed from Niederwerfer or Ellington
Road. Lot 1 and 2 will share a common driveway. Services for lots 3 -24 will be from the new
road. Two cul-de-sacs are proposed. The design being discussed at this meeting is in
conformance with the regulations. The open space area is located on high and dry land which
drains to a large wetland area located on the west side of the property. The access to the open
space could be located at the storm drainage site.
Mealy left the meeting at 8:35 p.m.
Discussion ensued among the Commission with the following comments and concerns:
- presence of a ledge within the site
- the possibility of a wildlife corridor through the proposed open space area
- linear open space for this area might be desirable because of the wildlife corridor
- number of lots on southerly cul-de-sac
- not enough room for four driveways on a cul-de-sac
- houses will be comparable to the JMJ houses located in Dart Hill Estates
- two cul-de-sacs; one 408' and one 1000'
- Town Council prefers privately owned open space under some circumstances
- proposed open space could possibly be connected up with other open space that would be
proposed in the future?
ITEM: Bonds
TOWN OF SOUTH WINDSOR
PLANNING & ZONING COMMISSION
Minutes - 3 - Januaa 9 1996
1. Aonl #95-15P. Lawrence Estates: Present bond amount is $496 000• recommended bond
reduction is $374,000: remaining bond balance is $122 000
Evans made a motion to approve the reduction of the bond as stated above. Montana seconded the
motion. The motion carried and the vote was unanimous.
ITEM: Minutes
The minutes of November 21, 1995 and December 12, 1995 were approved by consensus of the
Commission.
ITEM: Correspondence/Reports
Banach informed the Commission that Filene's Warehouse, on Governor's Highway, had received
variance approval from the Zoning Board of Appeals for the placement of a heated box for a
double back load valve which is approximately 7 1/2' high and 12' long. This box is facing the
road. The Design Review Board had input into the placement of the box. The concerns of the
Commissions centered around the height of the box and the landscaping.
rW*M: Applicatiom To Be Officially P."oiv*d
1. Appl #96-02P, Between Rounds - Site Plan of Development for expansion of an existing
facility on property located at 19 John Fitch Boulevard,,GC zone
DIEM: Adjournment
Evans made a motion to adjourn the meeting at 9:00 p.m. Montana seconded the motion. The
motion carried and the vote was unanimous.
Date Approved Respectfully submitted
Phyllis M. Mann
Recording Secretary
ec ric _ ti %.. 1*-#IV I VK NVILU11144a 1'�.1CItl111
Plumbing# 394 GRAHAM iAM ROAD
HVAC # 25565 Date: (J 3 0P
Sprinkler# No-
FINAL APPROVALS Estimated Cost 10100 U
Building COMPLETE RED BOXED AREAS Permit Fee 3 1 Ze>
Engineering TYPE OR PRINT ONLY Occupancy Fee $
Affidavit
Appr.for CO. SIGN ON REVERSE SIDE:
J, Total Fee $ 12-0
TO BUILDING DEPARTMENT,TOWN OF SOUTH WMSOR,CT (Additional Cost)
The undersigned hereby applies to do work according to the following specifications:
Job Location 3 QY q 9-&f14xj Lot No. 33_Side of Street 14-S Zone
Applicant Qjth Q-2►7 5 rK0AJ Tel# (Yq-2,?V2,
Address 3q 2,a-rAMA (L-q Zip a�Lic.#
Owner �Awe— AS A oYl-- Address
Architect Address
Sq. Ft.New Area: 1st FI. f6�x3t2 2nd FL 3rd FL Total New Area
#Rooms_ I #Lavatories #Bathrooms #Garages
Purpose of this permit: A-�� p V 'pO VS
GA
City Water ❑ Well Septic System Sewer ❑
Ins. H.O. V S.P. A Cert. Area
Approved by Basement Garage
Date 1 Use Group Construction Type J�
Reve*d 1197
r �4oviN jet
p ~ ��y�rw/ L V/
a
1540 SULLIVAN AVENUE• SOUTH WINDSOR, CT 06074-2786
0A.co�'` AREA CODE 860/644-2511
FAX 860/644-3781 R EC E IV E
November 19, 1998 NOV 20 1998
VIOLATION NOTICE Certified Mail SOUTH WINDSOR PLANNiNG DEPT.
Richard K. Strong
305 Oak Street
Manchester, CT 06044
LOCATION: 394 Graham Road
Dear Mr. Strong:
Please be advised that zoning violations have occurred at the above property.
ZONE: Residential A-20
SOUTH WINDSOR REGULATION SECTION: Section 8-3f of the CGS, Section 8.1 Site Development
Plan(See enclosed).
TYPE OF VIOLATION: An addition is being but on the south end of the existing repair facility
building. A review of the building file shows that a building permit was issued for the construction of an
addition with out zoning approval. Site plans on file show two small strictures present where the current
structure is being erected. Any change in the footprint of the building requires zoning approval as well as
building approval.
CORRECTIVE ACTION REQUIRED: Immediately cease constriction of the present addition and apply
for zoning approval.
Failure to comply with the terms of this notice will result in the issuance of a cease and desist order and
referral of the violation to the Town Attorney.
If you have any questions regarding this matter, feel free to contact me at 644-2511, ext. 229.
Sincerely,
J
Jeffrey H. Folger
Zoning/Wetland Enforcement Officer
CC: Planning/Zoning Commission
Director of Planning
Town Attorney
CA
s ti
0-/e soa�
1540 SULLIVAN AVENUE•SOUTH WINDSOR,CT 06074.2786
.co�'` AREA CODE 860/644-2511
FAX 860/644-3781
December 1, 1998
CEASAND DESIST Certified Mail
Richard K. Strong
394 Graham Road
South Windsor, CT 06074
LOCATION: 394 Graham Road
Dear Mr. Strong:
Please be advised that zoning violations have occurred at the above property.
ZONE: Residential A-20
SOUTH WINDSOR REGULATION SECTION: Section 8-3f of the CGS, Section 8.1 Site Development
Plan, Section 3.10.7 Extension of a non-conforming use.
TYPE OF VIOLATION: An addition is being built on the south end of the existing repair facility
building. A review of the building file shows that a building permit was issued for the construction of an
addition with out zoning approval. Site plans on file show two small structures present where the current
structure is being erected. Any change in the footprint of the building requires zoning approval as well as vi
building approval. You were issued a olation order and a Sim Work order on Noy ember 19. 1998
tillcted that no =her work is to be done lentil the cta riAit,on +c resolved
athermore yQU stated that the p=osed use o9= a dition iq to
presently This is not allowed wl hrn�t arm�val b e and he non-cnnh=ing business
on he site, y the Plannin C
the Zoning Board of Appals g-�niIIg o mtcc�on anri
CORRECTIVE ACTION REQUIRED: Immediately cease construction of the present addition and
apply for zoning approval.
This matter is being referred to the Town Attorney for legal action.
If you have any questions regarding this matt er feel free. . to contact me at 644-2511, ext. 229.
Sincerely,
Jeffrey H. Folger
Zoning/Wetland Enforcement Officer
'0*N SE4
1540 SULLIVAN AVENUE SOUTH WINDSOR, CONN. 06074
S(M-CO AREA CODE 860/644-2511
February 9, 1999
CERTIFIED #P462497983
Mr. Richard Strong
d/b/a Strong Auto Repair
394 Graham Road
South Windsor, CT 06074
Re: Appl. #2426-99—Richard Strong, d/b/a Strong Auto Repair, 394 Graham Road, A-20
and RR Zone.
Dear Mr. Strong:
At the meeting of the South Windsor Zoning Board of Appeals held on February 4, 1999, the Board
denied your request for a variance to Sections 3.10.1 &3.10.5 for the expansion of an existing non-
conforming commercial use, for property located at 394 Graham Road, A-20 and RR Zone.
The reasons for a denial are as follows:
1. No hardship was demonstrated on the property.
2. There are existing zoning violations on the property.
Very truly yours,
Robert Warren, Vice Chairman
Zoning Board of Appeals
RW:dr
cc: Building Department