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Home My WebLink AboutVariance (1008) Ael4LA.,A I Ivw rvrs DOWN, OF SOUTH WINDSOR Application # T ZONING BOARD OF APPEALS Date 1(� Receipt # (C 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. — The application and supplements must be filed in duplicate, typed or printed in ink. — 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 building on adjacent properties and distance from subject project. - If a variance is being requested, a copy of the deed and legal description of the property must be submitted with the application. This description can be obtained from the Town Clerk' s Office. — 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 publip 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 Cat they South Windsor Town (Hall . J n n Q APPLICANT 314t3 � MAILING ADDRESS 103 W tb v1 1 S� OWNER OF RECORD OF PROPERTY IN QUESTION LOCATION OF THE PROPERTY IN QUESTION T��6 Assessor' s Map# `K Parcel # 1�5 Zone A-4o CHECK ONE OF THE FOLLOWING: Request Variance to Secti=A#13 ilotL of the Zoning Regulations to allow 14cy3 (o4For-k1Q(. `TauGs f N14A rLHW r W r►+ L"—; TAW st), Sef-t3A . or state hearing under Section of the General Statues for or temporary and conditional permit for or an appeal from the Zoning Officer' s decision involving Is applicant a corporation or co-partnership? �a _ (If Corporation, submit a list of officers. If Co-partnership, submit a , list of owners) t r Is the applicant owner, lessee, or prospective tenant? oofu-412 Are there any liquor outlets within the restricted area? W o (If yes, submit a list of the liquor outlets, their locations and distances from the property in question)Is this property within 500 feet of another town line? 00 State clearly the unusual hardship or exceptional difficulty that prompts this application and indicate why other options are unacceptable. (Use a separate sheet of paper if necessary) s Dated this 13 day of 6ml- Year 1011C Telephone # ISS F # Spar- ®SCS APPLICANT (signs OWNER ACTION OF THE BOARD GRANTED DENIED G�i►/fiLf� — G S Siunmary of Variance Request 788 Main street is`an attractive Victorian style structure built in 1893. The structure and its decorative porch, c9ntribute to the unique character of Main street and deserve to be preserved,despite the structure's non-conformity to the 50'setback requirement(Section 10.2)from both Main Street,and Pleasant Valley Road. Enlargement of the structure is proposed to add a functional two-car garage,and convert the existing under-sized one-car garage into a mud room and work area. The proposed garage would be 43'+/-from the property line with Pleasant Valley Road,which is further than the closest point of the existing structure where the front porch is 35'from the property line with Pleasant Valley Road. The existing front staircase(four steps with 8"rise and 10.5"run)leading to the front porch is 42"deep,and at the closest point 12'+/-from the property line with Main Street. These steps need to be replaced due to decay. A replacement staircase(five steps with 6 5/8"rise and 10.5"run)is proposed to bring the rise within the standard range of 6 5/8"to 7 3/4 This will reduce the distance from the Main Street property line by 10 1/2"to 11'+/-. A variance to reduce the structure setback requirement from Main Street to 10',and from Pleasant Valley Road to 34'is requested. Hardship Rebuilding the front steps with the existing rise of 8"is considered a safety risk. The proposed 2 car addition and conversion of the existing garage to a mud room will allow us to have a new rear entrance similar to the existing rear porch and entrance. The existing rear entrance is being eliminated in order to replace an interior stairway to the second floor,which is extremely steep. This stairway improvement is essential because the existing interior staircase is a safety risk,and is being improved by contractor Robert Schnieder under an approved plan/building permit.The proposed garage,mud room,porch,and entrance preserve the appearance and style,while enhancing the functionality of the rear entrance,and garage. Retaining the existing garage would be a hardship,since access via a rear entrance would be lost,and the existing garage is too small to comfortably store even one car. Other Options Building an attached two car garage set back the full 50' from the Pleasant Valley Road line would sacrifice the consistent and attractive appearance of the structure. It would also reduce the modest side yard setback from the property line with 798 Main Street from 30' +/-to 26'+/-,without changing the existing structure's non-conforming setback of 35' from Pleasant Valley Road. Class D Survey A surveyor offerred to provide a`Class D' survey by scaling dimensions off the assessors map,and affixing his stamp and appropriate caveat that he had not verified the accuracy of the map,all for the considerable fee of$125. When asked to actually verify the accuracy of the map with field measurements the fee jumped to minimum of$500 or more. In the interest of having a more accurate survey at a reasonable cost,we obtained a scaled(1"equals 50') map from the South Windsor zoning enforcement officer,and took actual measurements from the structure to Pleasant Valley Road to verify the distances scaled from the map. These measurements and the values scaled from the map are provided below. Distances From Structure to Pleasant Valley Road A(Front Parch) B(corner of house) C(corner of garage) scaled map dimension(ft) 35 39 50 measured distances North edge of road 43.0 47.3 60.3 South edge of road 66.7 71.2 84.0 Middle of road 54.9 59.3 72.2 Estimated property line 34.9 39.3 52.2 (middle less 24') B�i3`96 o -- . appollp q0• dw 0 9 Ap aw Qs o Z 3T8 S '� STAR NA • ►� x A* 2¢ ��ME S �M o *2, 4o s 38 • 3s so S • w 'o - _ .. DWELLING COST CALCULATION ACCT# 0009372 1CGM- DESCRIPTION AREA/TYPE RATE COST 16 MAIN 1172-< 117. 09 137230 12 PLUMBING 1 2880 .00 2880 D FIREPLACE 1 2800 .00 2800 ADDITION -T60 83 .13 4990 16 ATT PORCH 78 14 .57 1140 OP-(13X6) GARAGE 1.0 192 12 .76 2450 ATT PO1kCH 298 11.45 3410 23 1+Q0X6) 24SFR+ 11 6 i 4 5 14 14 22 8 27 4GDE FACTO REPLLACEMENTRCOST 0 154900 OP- PHYSICAL DEPRECIATION 180 127020 FUNCTIONAL DEPRECIATION 1106 113050 ROOM LAYOUT FUNC DEPR LOC-OTHER DEPRECIATION 001 113050 K DR LR BR FR OTHER TOTAL BATH BDR 5% BI 2% B 0 0 0 0 0 0 0 0 . 0 OB 0% IN 4% MAIN BUILDING VALUE 113050. 1 1 1 1 1 1 0 5 1. 0 HTG Oo SD O% OUTBUILDING VALUE 0 2 0 0 0 5 0 0 5 1.0 OK 00i WL 00 LAND VALUE 76800 3 0 0 0 0 0 0 0 0.0 SIZE FCT 1. 00 TOTAL 1 1 1 6 1 0 10 2 .0 1 S.F. = 2873 TOTAL EST MARKET VALUE (ROUNDED) 189900 OUTBUILDING VALUATION ' TYPE CONSTRUCTION FINISH STORY LNGTH WID AREA AGE CONDITION REPLACEMENT PHY FUNC MRKT-VAL LAND VALUATION TOTAL ACRES: 0.86 SEWER:NO PHASE: SANITATION+WATER: SIZE MARKET ADDITIONS WETLANDS % : SIZE UNIT RATE ADJUSTMENT TOPO/AMN VALUE AREA STORY TYPE OF BASEMENT 60 1. 00 BASEMENT MOUSE LOT 0 . 86 80000 0 . 96 0 . 00 76800 FRONT; ACRE 0.00 20000 0 . 00 0 .50 0 REAR ACRE 0 .00 10000 0 .00 0 .70 0 TOPOGRAPHY: CLEAR FRONTAGE: 0 . 00 DEPTH: 0 . 00 VOL. 5 01 PAGE 144 STATUTORY FORM WARRANTY DEED I, JOHN T. WHITTEN 'of the Town of South Windsor, County of Hartford and State of Connecticut, for consideration paid, grant to JOHN C. BLAKE and PATRICIA A. BLAKE of the Town of East Hartford, County of Hartford and State of Connecticut, as joint tenants, and with WARRANTY COVENANTS A certain piece or parcel of land, with buildings thereon, known as No. 788 Main Street, and shown as the southerly corner lot on a map entitled Property of Estate of Edna J. Sperry 788-798 Main Street South Windsor, Connecticut Close Jensen & Miller Consulting Engineers, Land Planners & Surveyors 449 Silas Deane Wethersfield, Connecticut Drawn R.H.S. Checked H.S.J. Date May 12, 1978 Scale 1" ; 40' Sheet 1 of 1 on file in the Town Clerk's Office in said Town of South Windsor, and more particularly bounded and described as follows, to wit: NORTHWESTERLY by Main Street, One Hundred Two and Thirty-Three One- Hundredths (102.33) feet; NORTHEASTERLY by other land of the Estate of Edna J. Sperry, Three Hundred Sixty-Seven and Forty One-Hundredths (367.40) feet; SOUTHEASTERLY by land now or formerly of Horace Vibert, One Hundred Nine and Twenty One-Hundredths (109.20) feet; and SOUTHWESTERLY by Pleasant Valley Road, Three Hundred Forty-Nine and Fifty One-Hundredths (349.50) feet. Being the same premises conveyed to the grantor herein by Quit Claim Deed dated November 6, 1989, which deed is recorded in Volume 571, Page 371 of the South Windsor Land Records. Said premises are subject to: 1. Taxes due the Town of South Windsor on the List of October 1, 1995, not yet due and payable. 2. A pole line easement in favor of the Southern New England Telephone Company dated October 14, 1905 and recorded in Volume 14, Page 379 of the South Windsor Land Records. 3. An oral agricultural lease to vacant land on the premises, expiring October 31, 1996. d this 28th ay of June 1996. Witness d Davi ers Jo n T. Whitten l STATE OF CONNECTICUT: COUNTY OF HARTFORD :Ss. _Kensington June 28 1996 Personally appeared John T. /4h_itten, signer a foregoing instrument, and acknowledged the sa a to be his fr •t and eed, before me. David H. Rivers Commissioner of the Superior Court Grantee's Mailing Address: 788 Main Street South Windsor, CT 06074 CONVEYANCE TAX RECEIVFD OTATE SJ Z%0_._LLO�:,Af_ o2�ZG NO RECEIVED FOR RECORD: )"k 'f fs- DA - M P TOWN CLERK OF SOUT WINDSOR AS PY%RLi.NK50UTH WINDSOR.CT WQL4. i Qu8za { i Kr°t!L(:A4 IX L^' '7* m N!" + 4 1 Y ! • C�fib: �..�� r r rl TV6;ll-�,0 �• t • �t�'ta►c.. 'G 16�G. p • L��d Qn O" ..`tom �,� ...' � ,A • ��G•, Wit:-��'.-~C�t ' �} . ` -�:i G t�... �✓� ' � C,�}I` �'�� - q • j E j • 'T' :a•�'t . T'�:"' � t�'C"�?+ _ t rr + �. tea. b y r Nr; qOW N Sf4 o � ��Osoe•C0�' NDSOR, CONN. 06074 860/644-2511 Compliments of the Town of South Windsor 20, 1996 for A. Blake lication to the South re VV l-e c 10 d dt > n Thursday, September Z� n J� of the South Windsor B( 1 �� LO � ' ed/Z r. Someone must be ®US T"P&lklf-J Lj'YL Ye j �. a cost of a sign to '� y held regarding this (� 19j �� i lanning Department at �� s 1-VL d on Friday, August 23, 1 P-04- b'oe-fl` lay, August 24, 1996 . V rom public streets . \�dt 1540 Sullivan Avenue, South Windsor, CT 06074 �� 203-644-2511 1�-,3 �`` , 9 �t °? . :nJ CERTIFIED 1540 Sullivan Avenue -) = South Windsor, CT 06074 P 259 190 3611 1Hr�vf Sf WOCR 'aL}E�•cc� a- a 1V® n hh0CfUi^ OR!}E�RL l -RIOT Kp�yC�VjN 5 \ John C. & Patricia A. Blake d.' C �5T REF(�SE ( /103 Highview Street IL IW Nl-' �R R C J South Windsor, CT 06074 va RF pj' ts5 /E�E3P BOOTH try, &�()R CT 06074 1 1540 Sullivan Avenue South Windsor, CT 06074 $EF I'95 �� :ia •.af it .+ e� ix 4 MWn 0O�/ED EFT NO.4, �ORWARp;NC ORD OGRESS ATTEl49P - ER ONCE' ' ED NOT KNOW EXPIRED John C. & Patricia A. Blake C� NO SUC �1 RE.F(�SED 103 Highview Street J DO NO-r H STREET-NUMBER G !� REr1SPAll t [] NO k � N THIS -_outh Windsor, CT 06074 i�(inA LFc PEA RESS SULtTy WINDSOR CT 06O74 ti �J � ' • � o �,� � � ' �FI� ` f � • - Y i J , ya� COWN Sf4 s fi 1540 SULLIVAN AVENUE SOUTH✓WINDSOR, CONN. 06074 �oSOR-CO AREA CODE 860/644-2511 September 12, 1996 CERTIFIED #P259190360 John C. & Patricia A. Blake 103 Highview Street South Windsor, CT 06074 RE: Appl. #2327-96 - John C. & Patricia A. Blake 788 Main Street Dear Mr. & Mrs . Blake: At the September 5, 1996 meeting of the South Windsor Zoning Board of Appeals, the Board approved your request for three variances : 1) to Section 3 . 1 . 3 to allow expansion of a non-conforming structure; 2) a 16 ' variance to Section 10 . 2 to allow existing structure 34 ' from Pleasant Valley Road; and 3) a 40 ' variance to Section 10 . 2 to allow existing structure 10 ' from Main Street, at property located at 788 Main Street, A-40 Zone. The Board concluded the hardship to be that the property pre-dates zoning regulations . The Board also noted that the stairs will be brought up to code and will no longer be a safety hazard. Any new building, or alterations/additions to existing buildings, require a building permit prior to start of construction. This action is effective upon your filing the enclosed form in the Town Clerk's office at your own expense. Very truly yours, J; eph . Catino, Chairman Z&ning Board of Appeals JJC:dr Attmt. cc: Building Department �M J i JJ �•J�O.NN y• 1540 SULLIVAN AVENUE SOUTH WINDSOR, CONN. 06074 soe•co` AREA CODE 860/644-2511 September 13, 1996 John C . & Patricia A. Blake 103 Highview Street South Windsor, CT 06074 RE: Appl. #2327-96 - John C. & Patricia A. Blake 788 Main Street Dear Mr. & Mrs . Blake: Attached is the variance form that was referenced in your approval letter. As noted in the approval letter, your requested variance is in effect upon your filing the attached form in the Town Clerk's office at your own expense. Sorry for any inconvenience. Very truly yours, L 10-t r7,a-h 0_) � I-S-l 0/ Deborah W. Reid Recording Secretary DR:dr Attmt. ~I, Joseph ',J. Carino, Chairman of the South Windsor Zoning Board of Appeals hereby certify that on September 5, 1996 , the Zoning Board of Appeals granted to: John C. & Patricia A. Blake, 103 Highview Street,. three variances : 1) to Section 3 . 1 . 3 to allow expansion of a non-conforming structure; 2 ) a 16 ' variance to Section 10 . 2 to allow existing structure 34 ' from Pleasant Valley Road; and 3) a 40 , variance to Section 10 .2 to allow existingh structure 10 ' from Main Street, A-40 Zone. on premises located: 788 Main Street and more particularly bounded and described as follows: A certain piece or parcel of land, with buildings thereon, known as No. 788 Main Street, and shown as the southerly corner lot on a map entitled Property of Estate of Edna J. Sperry 788-798 Main Street south Windsor, Connecticut Close Jensen & Miller Consulting Engineers, Land Planners & Surveyors 449 Silas Deane Wethersfield, Connecticut Drawn R.H.S. Checked H.S.J. Date May 12, 1978 Scale 1" = 40' Sheet 1 of 1 on file in the Town Clerk's Office in said Town of South Windsor, and more particularly bounded and described as follows, to wit: NORTHWESTERLY by Main Street, One Hundred Two and Thirty-Three One- Hundredths (102.33) feet; NORTHEP STFRLY by other land of the Estate of Edna J. Sperry, -Three Hundred Sixty-Seven and Forty One-Hundredths (367.40) feet; SOUTHEASTERLY by land now or formerly of Horace Vibert, One Hundred Nine and Twenty One-Hundredths (109.20) feet; and SOUTHWESTERLY by Pleasant Valley Road, Three Hundred Forty-Nine and Fifty One-Hundredths (349.50) feet. Being the same premises conveyed to the grantor herein by Quit Claim Deed dated November 6, 1989, which deed is recorded in Volume 571, Page 371 of the South Windsor Land Records. OWNER OF RECORD: John C. & Patricia A. Blake Dated at South Windsor, Connecticut this 13th day of September 1996 . C y seph J. .Ca' ino, Chairman PUBLIC ACT #75-317 Received for Record this day of 1996 at VOLUME PAGE TOWN CLERK