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HomeMy WebLinkAboutZone Change - denied (3) PLANNING AND ZONING COMMISSION ZONE CHANGE GENERAL CHECKLIST /, p Date submitted: App. # Name & Address of Applicant:___) Name & Address of Agent: ,x Phone: Address of Property: i. ; A P Y %J J,/��h;� R,u . � �X- sib Current Zone: Proposed Zone: PZC CLERK CHECKLIST: PLANNING DEPARTMENT CHECKLIST: ENGINEERING DEPARTMENT CHECKLIST 1. Fee submitted ' 1 'L� 1. Current Zoning District Confirmed./ 1. Wetlands Commission/Conservation 2. Date received by PZC � 2. Acreage confirmed Agency Concerns 3. 65 Day expiration 3. App. submitted in triplicate✓ 2. Potential Flooding Impact 4. Hearing date 4, Six (6) sets plans 3. Feasibility of Water Service 5. Legal Notices/notification transmitted 5. Ownership/Option Submitted? 4. Feasibility of Sanitary Sewer 6. Referral to CRCOG 6. Maps stamped and submitted to PZC Service 7. Decision date (65 days) and Engineering 5. Feasibility of Other Utilities 8. Decision. Legal Notices 7. Zone Change Map Submitted & complete 6. Impact on Streets 9. Decision letter transmitted 8. Town line shown 7. Feasibility of Storm Water System 10. Expiration date to file mylars: 9. Consistency . with Town Plan I��P, 11. Date Mylars Filed: 10. Compatibility w/abutting uses 9� .. , j," v , 11. Compatibility w/abutting zones ,Cf� "l ti ` 3M)ttG 12. Traffic Impact n 13. Transit Impact < U14. Wetlands/Flood plain on site J 15. Review of preliminary site planJ� (where available) 771 . l 16. 40 scale mylar/copies rAsubmitted/o.k. 17. Zoning map mylar updated " 0 (when mylars filed) r r � 18. Town Clerk's zoning map updated 19. Sanitarian Review of septic //Ll 2b,"t 5 �.Q f�� '�f disposal (feasibility) U , - 20. Determination if CRCOG referral required. ��, ��'l��`ti►u' INTERDEPARTMENTAL RESPONSIBILITIES e� Hearing Signs Posted " C� 11/24/81 s � r�rl h.i,:[e Malk PAIN a.l.�..� Mill I IM3, I �r� I� .oi i I 191 l�� � �.. / iI L1I��i�`L�ry /i►1t�_i I J� � l OR FM . � i r / L.�,�J�I . I�. • ✓,CJ�J a ✓ /fit .iFOR�Awl .�. /I . ■' i! l/Y". , LI�i�U_ Ldt J. .1��/ .�: /J•Jl.�/ .,.. I -A 4! 1..I . ..— /I N / 'Mrs I RWAR i r i r i 11 i d.a FA" MAM MA was PA NORM 1� A—AW,rAr.Vr Ali �JVo I / r inAA �C CE Oh� (Lei 11,44 /Yo�) 1 r OUTLINE OF PRESENTATION IN OPPOSITION TO APPLICATION OF WILLIAM J. KRAWSKI FOR A ZONE CHANGE FROM AA-30 TO GENERAL COMMERCIAL: NOV. 16, 1982 1. Represent: Paul and Christine Boilard 79 Buckland Road James and Sandra Rice - 95 Buckland Road Marion Edlund - 90 Buckland Road Rudolph and Mildred Eliasson - 103 Buckland Road Alfred and Gladys Cavedon - 99 Ridge Road 2. Protest signed by 20% or more of the owners of lots within a 500 foot radius of the subject premises requires a favorable vote of 2/3 of all of the members of the Commission for adopt- ion under Section 8-3 (b) of the General Statutes. Boilards, Eliassons, Rices, Edlund and Grant amount to more than 20% of the owners. With protest by Catholic Cemeteries Association o the Archdiocese of Hartford included, protest is by owners of more than 200 of the area of the lots within the 500 foot radi s 3. Protests are signed by more than 38 owners of properties in th area of subject premises. LAW OFFICES RICHARDM.RITTENSAND 4. Proposed zone change 'in conflict with Comprehensive Plan of 1 734 ELLINGTON ROAD SOUTH WINDSOR,CONN.06074 Development -which shows the easterly side of Buckland Road (203)644.2456 planned for re-sidential (AA-30) and the westerly side for resi JURIS NO.50412 dential and cemetery use. "The basic purpose of requiring conformance to a comprehensive plan is to prevent the arbitrary, unreasonable and discrimina- tory exercise of the zoning power. " Summ v. Zoning Commission 150 Conn. 79, 88 . r -2- 5. The proposed zone change would be "spot zoning" . Spot zoning, which is illegal, has two criteria: 1. Small Area (here subject of the application is only 1/3 of applicant' s property and is only 7 . 8 acres. ) 2. Out of harmony with Comprehensive Plan of Development. Lawyer v. Planning and Zoning of Westport, (1972) 163 Conn.453 6. If zone change granted, property can be used for all of uses in a GC zone; cannot put conditions on change as with a Design d Commercial floating zone. Applicant not limited to a miniatur Sturbridge Village. Could use it for a McDonald' s, gas statio etc. 7. Proposed zone change would set a bad precedent, in an area whi h has been zoned residential for years. Could lead to "commerci 1 strip development" like parts of Sullivan Avenue. 8. Applicant has not clearly demonstrated why a zone change is LAW OFFICES necessary. RICHARO M.RITTENBANO 1734 ELLINGTON ROAD "Ordinarily, unless. new conditions arise which substantially SOUTH WINDSOR.CONN.OW74 alter the character of an area, a change in zone classificatio is unwarranted. " Morningside Association v. Planning & Zoning (203)644-2466 of Milford, 162 Conn. 154 (1972) . JURIS NO.5"12 No real change in area -- still residential - no real change since applicant' s last proposal that was rejected. 1 9. Applicant hasn't adequately complied with Section 11.2.3e of the Regulations; i.e. ,how land will be served by water, seweracre transportation and other public utilities; how drainage and possible flooding on subject land and other land will be handled AY GG CONSTRUCTION CO. WETHERSFIE D ONNECT CUT 06109 BUILDERS AND DEVELOPERS TELEPHONE: (203) 563-3711 June 25 , 1987 /v •,::,dJoC Pkaq Mrs. Louise Evans Chairman, Planning and Zoning Commission Town of South Windsor 1540 Sullivan Avenue South Windsor, CT. 06074 Reference: Krawski Estates Section I ahA Ridgefield Section I Ridgefield Section II Dear Mrs. Evans: We have completed the punch list items to the satisfaction of the Town Engineer, Richard P. Martel. We are, therefore, requesting the release of the -subdivision improvements bonds and the town acceptance of the street. Your kind consideration is appreciated. Very truly yours, LACAVA ,CONSTRUCTION COMPANY 'Joseph P. LaCava cc: Mr. Richard P. Martel Town Engineer Ms. Marcia A. Banach, Director of Planning Planning and Zoning Commission S e�GT 1 - -L- !U1 0 0 v S t c I-� �L THE SYMBOL OF HOME BUILDING EXCELLENCE ..... �o•N N S f'1` U y 1540 SULLIVAN AVENUE SOUTH WINDSOR, CONN. 06074 �J►oSOR,Co AREA CODE 203/644-2511 March 7, 1989 M E M O R A N D U M TO: Marcia A. Banach, Director of Plannin FROM: Jerry C. Iazzetta, Town Engineer RE: Deeds - Case Hill Circle ' _. -T4ve, Ridgefield Drive, Open Space in rawski Estates",,,, Attached for your files are the original deeds for Case Hill Circle, Krawski Drive, Ridgefield Drive and Open Space in Krawski Estates . These were recently found when researching information for street acceptance. h T: Fri day; Novo .�6, 198� . THE.HART RD CO�JRAN $5 Jr k. 5 4 t I, Wd Tti k. P.- f z >;li E t Pf 1114, ri t Q! , 3 t-. B JOHN P LATTO. mer ia1 fo °the ro sed iIl ,.:I, . .., x. . 4Y Y .; �' . .,.P_ v: .age };. there is'do.econo' `e i,y,: ° . withheld a cer ? I 0 de �if��te of occupan- Cowrant_ Wrater site, eight ,acres of_20 .that .Y , : ,>,:...�. ::, St f, _ velop s h le#�all -1641 �t �.'n icy.for the building 'excuse he Kraw know na ak , 'rc�2vk..� laid that th6 da a er the hearing :, �' ".4 s .: . . ng t OUTH:WINDW R'- t ie $ owns o .land,Road. 9' . .the ro . rt ll�he ba o is f� - resid ntial _$ 0.. S ym d . P Y,. . z ,d e, zo a rohibits home Awk9i said he robabl. will ,. .: ,r P rn iis• lansao d velo a solo `al P (Y12Zl a CQl uidate ,par els. in dffe a t b i u ses:. .;_. P. yy, e?". on2al-st.ylle village, the town. „ p ',; , us n sell the 20 acres piecemeal:to PaY base :t . stylella a Willfa J. awslci _ L p s o a the' l`p erk lea. Y, ,. , m, Kr 3:._ , l ,: ' .: Montana said: Krawski could delu►quent property:taxesy ;". zlec a forectQs2cre suit eek n a meet O He sai pp e: Sa}d wedzieada he rrobabt:' will:. ;, g p y f , dthet` ls,zio pfhr wa ;t4 l?, , . Y . ._r- . : '. still seek_a s ci l exception from 11 he r::-. „ . ;, raise" ma:b -for.; hedbaok to a ceptx Se t . p o d site to pay back Conhmission.Ghairwonian Mar . 8 „D:2 1 G122L 2Ge�tt toe ?l,.Y t el� pp�e " • . ,( q„ on the �1t O�7OSell the Zoning Board of Appeals., taite'; shall: ' a: Even"if he-o0uld' a .off the t 1Vlontan said Wednesday : Y; a.< ppee now, he'said he would'face th' i�rawskx had,.. 1.oned'the The builder'i�,propgSal for a vil, that=bhe commission denied theLte YELL 092 la2tlLl he o2UyE,S .Felt Road. , e same robl possib�l ly of;requesting a change . lage where pep le.would live and a ligation because there was no P em,later uhless he ealp ._ P PP,, _ in :}•egula.ions.;to_, emit a ow raCt�ee trades = he, had de- wa it;could atta0h conditions or. make the landp ediee: + �, P= p, �, zone called a historic l: o m r- gibed to . Eve day. L>wake;a Is o._,, sc as'a'"loving Sturbrid e` #uture develo ment.on the land wlV0ntana said that whi e - ry Y P g P 1 the the hearing,the town filed a fore cial zone, where commercYal ,�. a _ r.., another T2=x axe nd, Lr,- ge was a ected.this week:: . ,,Krawslt�.in a bile:h rin co i i`•, `on did''no " u. _ u s a i , I a.. t "� 1 9 estron cloi •e uit seeking a went (�f „ r, uses could be clear3<defined. p Y: est,. Kra Said v ed . by the Plann g•.and,Zofning Cow NO. 16, told` ttie• �mmission he Krsk"A s` 0.64t`;there was,no 8 :00 i elia vent to es on the 3�� Y $ _, n.d,_ 9 _- :. However., Kr ,ski, said he is : .. .. _ ,,.. i a Y nussio><i. would:be willYn to;sign a ree- rmanent 1 : . g ga L.. lY unit Bftc land Road: arcel:and_land In connection. with.;hfs "vil a noto titinist hat of c g n 1, # ials wodld The co fon donled.Kraws- .menta;on_,,the.�di &vbf de elo � ,i► �y� • in @ne'al.cot'n' be wns of F' 1t RRad lan Krawski has built a•k�oru� a rove ei r �.,_ .. _,, : e xon pp he. a.. s ecial ki e r ues Qr a z he cha a .merit sand b ness t wo l ppe_ ► A .. ,, P.: 0 1?g , .. tha �u d b . tata A: sal t.':bei3n: a<he can ro ert where.lt ,,a vent ec do_ > 41;. . r, !ls p P Y, e.,.,d ,_}sue ep,, u or an historical;zone £ro res a 7. .. er e. 1 l d e ► id t4<general_corn allowed o :{ pra Ipwsl ,l that,:tho_du . t d o vt an becaus . .farm r c ., P g ,_ odu, e,.butte,. Sure :a.dead P � e e.sa rags. i girdS tor Jrd battleover. -yen ur village /By MATT BATES jD2Zk, r Staff Writer SOUTH WINDSOR—William Krawski is a stubborn man.He says so himself.He is also a man with a vision, one local officials and s i neighbors have rejected twice in 11 years. .: No matter, Krawski says. His idea is a good one; one worth fighting for. So on Nov. 16, Krawski will return once again to the Planning and Zoning Com - mission, -seeking permission for a zone e change that would allow him to build an 8- � acre colonial-style village. on his Buckland . -_ ry Road property. 7 � Krawski will appear at a public hearing that evening to request a zone change from ':-�- AA-30(large-lot residential) to General Com- mercial on 8 of the 20 acres he owns at 130, 3 Buckland Road. "I want an approval that places strict restrictions on the village. We want restric-. tions to maintaidthe pure colonial style..We don't want video games or golden arches,"he explained Wednesday. " The village would be modeled after Sturbridge Village in Massachusetts and .' Mystic Seaport on Long.Island Sound, but A' with several important differences, Krawski said. The eight 18th-century-style structures —four houses and four barns—would house real, on-going businesses—not museum re- + creations of bygone profissions. t. "Wapping," as Krawski plans to call his ' village, would be a place where doctors, �� bakers,blacksmiths,tailors or barbers could lease space at reasonable, long-term rates A PHOTO BY JOHN DUNN � •. and go to work; if they chose to, Krawski Krawski s market:-Re-creating an I Sth-century-style atmosphere —and business. said,they also would be encouraged to live in the village year-round. sign,posted in front of his property,announe- town planner and the town engineer ... We. few years the traffic would double. It was "You'd find a general store; an inn; a ing the village proposal and the Nov.16 public don't see them or discuss them before the 4,000 cars a day then. A few years from now bakery; a woodworking shop, maybe with a hearing. "All the law requires me to do is to public hearing," she explained. it will be 14,000 no matter if this village is taw mill; a doctor; a tailor; a blacksmith put up a little sign.As you can see,I'm telling Even if the 1'ZC reverses its earlier stand built or not. And If they allow that Buckland who might also do some welding and work on the whole world about this," he said.cars. When you went to an 18th-century Last winter Krawski publicized his planned and grants the zone change, Krawski said he Mall or something else to be built down here, Village, you found self-sufficiency. Today, venture and asked local residents to get in expects that some local residents would sue it will be even more than that." there is no zoning to protect self-sufficien- touch with him to voice their su rt or to block construction of the village. "I've never done any thing ything easy in my life. + ','"he argued. opposition,claiming he would abandoned the Krawski on Wednesday pointed to a 3,000- Good things come from hard work,"Krawski - Wapping Village would also be a place project if local sentiment was overwhelming- square-foot colonial-style barn and his continued,pushing his cloth hat back from his Where local residents could visit and shop ly negative."He recieved only four replies— enormous saltbox home that he built near the bearded face. "If this doesn't work out, I'll Without having to drive out of town to five counting his own. front of his land.Then he pointed to Buckland invite a few of the good old boys over and i. I mchester or Hartford. Three (his included) were favorable; the Road- we'll sit out front of my house. We'll have a "South Windsor has lost its identity. other two opposed his plans. "If someone could stand here with 10 000 few beers and we'll watch all the people go by , 'here's no center to the town ... No place PZC Chairwoman Marshal Montana said cars a dayin their cars on their wayto their incidental going by, and tell me this is a Thera you can take a stroll and buy a pair of today that the zoning board will hear residential area and really mean it ... ... He jobs in Hartford,where thy'll sit and talk on f9e ed... awskl's ro "with. o minds,', u an :shock his licad. "The board told the telephone. , said,they also would be encouraged to live in the village year-round. ..sign,posted in front of his property,announc- town planner and the town engineer ... We few years the traffic would double. It was "You'd. aud a general store; an inn; a ing the village proposal and the Nov.16 public don't see them or discuss them before the 4,000 cars a day then. A few years from now bakery; a woodworking shop, maybe with a hearing. "All the law requires me to do is to public hearing," she explained. it will be 14,000 no matter if this village is saw mill; a doctor; a tailor; a blacksmith put up a little sign.As you can see,I'm telling Even if the PZC reverses its earlier stand built or not. And if they allow that Buckland who might also do some welding and work on the whole world about this," he said. and grants the zone change, Krawski said he Mall or something else to be built down here, cars. When you went to an 18th-century Last winter Krawski publicized his planned expects that some local residents would sue it will be even more than that." village, you found self-sufficiency. Today, venture and asked local residents to get in to block construction of the village. . "I'•ve never done anything easy in my life. there is no zoning to protect self-sufficien- touch with him to voice their support or cy,"he argued. opposition,claiming he would abandoned the Krawski on Wednesday pointed to a 3,000- .Good things come from hard work,"Krawski Wapping Village would also be a place project if local sentiment was overwhelming- square-foot colonial-style barn and his continued,pushing his cloth hat back from his where local residents could.visit and shop ly negative:'He recieved`oniy four replies— enormous saltbox home that he built near the bearded face. "If this doesn't work out, I'll without having to drive out of town to five counting his own. front of his land.Then he pointed to Buckland invite a few of the good old boys over and Manchester or Hartford. Three (his included) were favorable; the Road.. we'll sit out front of my house. We'll have a - "South Windsor has lost its identity. other two opposed his plans. "If someone could stand here, with 10,000 few beers and we'll watch all the people go by There's no center to the town ... No place PZC Chairwoman Marshal Montana said cars a day going by, and tell me this is a in their cars,on their way to their incidental jobs in Hartford,where they'll sit and talk on where you can take a stroll and buy a pair of today that the zoning board will hear residential area and really mean it ... . He the telephone. pants or shoes," Krawski complained.-"The Krawski's proposal"with an open mind." paused and shook his head. "The board told people running this town want South Windsor "I haven't seen the plans. I have no.idea me years ago there was already too much "You know, if slot of those people had to to be another Avon or another Simsbury.But what he will propose. The plans go to the traffic on the road and I told them that in a work for themselves, I think they'd starve." this isn't Simsbury." "This part of town used to be called Wap- ping.They even got rid of the name,because someone said it sounded too ethnic. Krawski readily admitted that money is his main motivation for wanting to build the village. "I'm a capitalist," said Krawski, a seller of specialty building materials and a small-time farmer. "That's something to be proud of." Yet Krawski also appears inspired by a vision of a lifestyle"where good old boys and good old girls worked 12 hours a day, seven days a week,"living and working in a close- knit community; where regulations -and politics didn't conflict with "common sense"; where a town produced and con- sumed the goods it needed to survive; where life was more simple and quiet, even if the work days were longer and harder. "We wouldn't be a salvation.We're only 8 ,of 20 acres. But there's 300 acres behind us and the 200 acres across the street.We would have set a precedent for what they could do,' he said hopefully. . That hopeful tone faded, however, when Krawski assessed his chances of gaining town approval. "This is strictly an uphill fight," he ad- mitted. Many of the neighbors who actively op- posed his plans in 1971 and in 1973 are still opposed to his plans. "I'm sure not trying to sneak anything by anyone," he said, pointing to the large red .. .. . ,,.,., .. ._ .. .,�.-., .. . .,..i F ES Y fy�lk£ F �f' F io 1 s Anacleto Rapping/The Hartford Courant William J.Krawski,above,stands in front of his farm,behind which front of the farm announcing a public hearing on the zone change he he wants to build an 18th century colonial village.Below is a sign in would need to build the village. RememberingWYMN fry£;?r W Bygone Era Farmer Attempts To Recreate 18th Century Colonial Village By JOHN PALLATTO Courant Staff Writer SOUTH WINDSOR—A prod- zoning officials for 12 years in 4 uct of this town's old-time era of his efforts to change his proper- tobacco and potato farms, Wil- ty's zone from residential to liam J. Krawski knows how to general commercial. The Plan- w be self-sufficient. ning and Zoning Commission He believes many Americans turned him down twice, in 1970 �` • turned their backs on self-suffi- and 1972, and he isn't confident ciency when they fled their fam- that he will be successful the ily farms, settled in suburban third time at a forthcoming pub- tract homes and began working lic'hearing. in urban corporate offices. About 16 neighbors signed a Penney distribution center and ing materials salvaged from old Krawski, of 130 Buckland petition opposing the zone Burr Corners shopping center buildings. Road, a developer and lumber change because they did not only a half-mile away, there is Krawski said his company has distributor,wants to recreate an want a commercial zone in what little doubt that businesses will salvaged scores of tobacco enclave of self-sufficiency in is largely an undeveloped resi-. seek to move north along Buck- barns in the Connecticut Valley South Windsor in the form of an dential area, land Road, he said. to provide building materials. 18th century colonial village Commission members who Krawski said he doesn't farm His Buckland Road saltbox where residents would live side voted against the proposal in his 20 acres and can't afford to home is a model of one of the by.side, practicing their liveli- 1970 and 1972 said they feared let the tract stand idle. homes he markets. The homes hoods. that approving a commercial "You have to make the land he plans to build would be of The .village he envisions zone for Krawski's eight acres produce. If you can't do it with similar construction but small- would be a small working model would constitute spot zoning and farming, then you have to do it er. of Sturbridge Village in Massa- create traffic problems. They with something else," he said. Krawski hasn't endeared him- chusetts, where residents would also said that the town's com- Krawski's grandfather and fa- self to the Planning and Zoning make a living in crafts in a set- prehensive zoning plan did not ther farmed the Connecticut Commission, the town planners ting that existed in America dur- allow for commercial develop- Valley upland hills elsewhere in or the building department with ing the late 18th and early 19th ment in the Buckland Road South Windsor for half a cen- the way he has pursued his centuries. area. tury, and family members still dream. To Krawski,the existing Stur- Krawski said that any devel- raise flowers and vegetables. I When he was building a barn, bridge Village is a "sterile mu- opment proposal seems to draw Krawski, a husky man with a he filled in the site—a 12-foot- seum piece" that "dies when opposition and that its support- thick curly beard and sky-blue deep gully — and enclosed a they turn off the lights at night." ers usually remain quiet. He eyes, says he's more comfort., brook in concrete pipe without Behind his home, Krawski said he hopes residents will take able in earth-stained denims and getting a permit. envisions four houses and four time to hear both sides,that they a battered cowboy hat than in a The family sells flowers, barns on eight acres where resi- will visit him at home for first- three-piece suit. He said he sus- vegetables and berries in season dent artisans and their families hand knowledge of his proposal, pects he would get a better re- at the barn but the town has nev- could work as bakers,, tailors, and attend the public hearing ception from the zoning com- er granted Krawski a certificate shoemakers—with opportunity Tuesday at 7:30 p.m. in Town mission if he showed up of occupancy for it. Since the even for a blacksmith. Hall to express their opinions. carrying a briefcase and fol- barn is in a residential zone,the He wants to call the village Krawski notes that in 1952 all lowed by a battery of lawyers town does not want to issue a "Wapping," the name of an old of his land was zoned industrial. and architects. "But that's not permit that might sanction com- South Windsor farming village It was rezoned residential in my style," he said. mercial use of the building. that survives today only in the 1953. He said he believes the Krawski, 43, is a retired Air Krawski said he believes"you name of one of the town's town should recognize business Force captain and fighter pilot. never own the property, you're, churches. trends in the area and approve After his retirement, he formed just a guardian for as long as When town officials see the business zone for his village. Diamond K Co.Inc.,which mar- you use it." But through zoning Krawski's plans, however, they He said heavy traffic on Buck- kets early American-style regulations, government rather see.trouble. land Road makes the area un- home-building packages that in- than owners control property, Krawski has been fighting suitable for homes.With the J.C. clude barn wood and other build- he says.