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HomeMy WebLinkAbout1050 Sullivan Avenue (3)TOWN OF SOUTH WINDSOR PLANNING AND ZONING COMMISSION PLANNING AND ZONING COMMISSION ACTION THIS APPLICATION SHALL BE ACCEPTED BY APPLICATION # THE PLANNING AND ZONING COMMISSION AT RECEIVED DATE: THE REGULARLY SCHEDULED MEETING ON THE APPROVAL DATE: FOURTH TUESDAY OF THE MONTH. IT SHALL REJECTED DATE: BE SUBMITTED TO THE PLANNING AND RECEIPT # ZONING COMMISSION OFFICE ONE (1) WEEK PRIOR TO THE FOURTH TUESDAY. APPLICANT: Raymond S. Holcombe and Warren E. Howland ADDRESS:35 Oakland Road, South Windsor, CT 06074 TELEPHONE # 644-2447 OWNER OF RECORD ON S.W. LAND RECORDS Same) ADDRESS COMPLETE DESCRIPTION OF LOCATION OF PROPERTY Parcel of land at intersection of Graham Road and Sullivan Avenue. (See attached) ZONE A-20 NAME, ADDRESS & TELEPHONE # OF PERSON TO WHOM CORRESPONDENCE AND INQUIRIES SHOULD BE DIRECTED: William E. Grace, Esquire, 25 Oakland Road, South Windsor, CT 06074 TELEPHONE # 644-1528 THIS APPLICATION IS FOR: (CHECK ONE OF THE FOLLOWING) X 1. Zone Change to R.O• Zone (public hearing) 2. Filing for Subdivision 3. Filing for Open Space Subdivision (public hearing) 4. Filing for Resubdivision (public hearing) 5. Special Exception to Article of the Zoning Regulations (public hearing) 6. Site Development Plan 7. Removal of Sand, Gravel, Clay or Quarry Stone & Ore (public hearing) g. Other (explain in detail) THIS APPLICATION MUST BE SIGNED BY THE APPLICANT AND THE OWNER OF THE PROPERTY AND SUBMITTED ALONG WITH THREE SETS OF PLANS BEFORE IT WILL BE ACCEPTED BY THE PLANNING AND ZONING.COMMIS S ION G0956910pwe rA4vvcf 4 PPqWW1AA'",g,sg-'%aI4" Raymond S. Holcombe and Warren E. Raymond S. Holcombe and Warren E. Howland by William E. Grace Howland by William E. Grace over) PROCEDURES TO BE FOLLOWED WHEN SUBMITTING THE APPLICATION: 1. Applications must be filed in triplicate. The applications shall be typed or neatly printed. 2. Maps and plans, as defined in the applicable regulations, shall be submitted in triplicate with the application forms . 3. An application fee of $25. is required for filing items #1, #5 and #7. 4. A subdivision processing fee of $25. per lot ($50. minimum) is required for filing items #2, #3 and #4. 5. A $20. deposit must be submitted with any item requiring a public hearing. This deposit is for a sign to be placed on the property by the applicant advertising the public hearing. The check will be returned to you when the sign is returned to the Town. 6. Application for Zone Change (item #1) shall comply with Section 11.2.3 of the Zoning Regulations. 7. Application for subdivision and resubdivision (items #2 and #4.) shall comply with the requirements set forth in the Town of South Windsor Subdivision Regulations. 8. Application for an open space subdivision (item #3) shall comply with Section 5.3 of the Zoning Regulations. 9. Application for a site plan of development (item #5) shall comply with Section 4.11 of the Zoning Regulations. 10. Application for sand and gravel removal shall comply with Section 9.3 of the Zoning Regulations. IN ACCORDANCE WITH STATE STATUTES, THIS APPLICATION WILL BE ACTED UPON BY THE PLANNING AND ZONING COMMISSION, OR A PU.3LIC HEARING DATE WILL BE SET WITHIN 65-DAYS OF THE DATE OF ACCEPTANCE OF THE APPLICATION. Planning and Zoning Commission September 20, 1977 V Public Hearing and S oecia 1 Meeting South Windsor Town Hall t MEMBERS PRESENT: Aniello, Evans, Grace, Montana, Ryan, Walsh ALTERNATES PRESENT: Francis, Sorenson. (Mr. Korman was present for the special Ili yimeeting, but did not sit at the public hearing)Mr. Sorenson was appointed alternate for Mr. Gilligan f,, Mr.. Walsh read the legal notice as it appeared in the Journal-Inquirer onSaturday, September 10, 1977 and Friday, September 16, 1977. 1. Application of Caleb Vinton Benjamin for a zone change from RR to A-20ofapproximately57acresoflandlocatedbetweenAbbyRoadonthenorthandGrahamandNeversRoadsonthesouth. Attorney Daniel Cavanaugh appeared before the Commission representing thisapplication. He stated that the property is surrounded by A-20 Zoning.He submitted the names of property owners within 500 feet of the property.He said that there were ,100 names, which indicates that this is a populatedareaatpresent. He said that Mr. Benjamin is interested at this time in selling four acres; however, he felt just charuing the zone on the four acres would be spot zoning. He said that the change of zone on the entire57acreparcelisconsistentwiththeComprehensivePlanofDevelopment.I 1 It was noted for the record that no one in the audience spoke in favor of or in opposition to this application. Mrs. Evans stated that part of the land at one time was used for gravelremovalbytheTown.She asked what was done to this piece of land when it was returned to Mr. Benjamin. Attorney Cavanaugh replied that I Mr. Benjamin bought four acres of this property back from the To-In when the gravel removal operation was terminated. He stated that Mr. Benjamin had regraded and seeded the property and fulfilled the requirements of the Town. i Mrs. Evans asked hot•, much standing water on the property. Mr. Cavanaugh replied that there i•Yere spots of standing water on the property. He said that the entire parcel would not be buildable. Mrs. Evans asked if there were a possibility of an open space subdivision.P Y P P Mr. Cavanaugh said that at this time there were no buyers in mind so he couldn't say if it wouldbeopenspace. Mrs. Evans asked if they had information on drainage.Mr. Cavanaugh replied that there was no professional advice sought onCIdrainageatthispoint. 2. Application of Warren E. Howland and Raymond S. Holcombe, Jr. for a zone change from A-20 to RC on property consisting of 1.2 acres, located t near the intersection of Sullivan Avenue, Graha.-a Road and Ayers Road, South [,Indsor.I Ea Attorney Leon Podrove from Manchester appeared before the Commission representing this application. He said that the property consists of a triangular piece of land bounded on the north b Ayersy Road, on the east by Graham Road and on the west by Sullivan Avenue. The present zone is A-20. Attorney Podrove stated that the area to the north is corzmercial; area to the west is corrercial, i•:itn residential to the east. f Planning and Zoning Commission -2- September 20, 1977 He said that the property is an island which is isolated from the residential areas to the east. Attorney Podrove noted that presently there is an old run-down dwelling on the premises. Attorney Podrove introduced Mr. Emil Lucek, Consulting Engineer, with offices at 5 Oakland Road, South Windsor. He established Mr. Lucek's professional credentials and experience. He also established Mr. Lucek's familiarity with the parcel of land in question. Mr. Lucek described the topography of the property. He said that if is gently rolling with the high point in the center. There are several trees in the northern section of the parcel and also on the easterly portion. He stated that the site is serviced by sanitary sewers, public water and storm sewer in Ayers Road. He said the utilities are adequate for the proposed development. Mx. Lucek said that the shape of the property would dictate the type of development. He said that the land to be developed would be small if 50-foot building lines were established and parking was behind the building line. He said the size of the possible development would dictate the use, which would probably be a small office building with a low traffic volume. Attorney Podrove next introduced Mr. Raymond S. Holcombe, Jr., 35 Oakland Road, who has been a realtor for 15 years. He established Mr. Holcombe's credentials and experience, and then asked him to comment on the most appropriate use of the parcel. Mr. Holcombe said that the present zone is certainly not appropriate. This parcel is not suited for residential. He said the house needs extensive repair. He said that the highest and best use would be a small office building. Attorney Podrove submitted a preliminary traffic study prepared by Michael S. Dudeck, Jr. of Manchester. He then introduced Mr. Dudeck and established his credentials as a professional engineer working in the traffic field for 16 years. Mr: Dudeck stated that he had conducted a traffic analysis on the subject location. He visited the site on three different occasions and talked to Captain Ryan of the South Windsor Police Department regarding accidents. Mr. Dudeck noted a typographical error on page #4 of the traffic report. He stated that he had referred in his report to possible uses within the proposed Restricted Commercial-Zone. He said that the maximum traffic that would be generated would be from a small retail store, which would be 200 ± trips per day. He said the lowest would be a medical office with 60 :. trips per day. He said that he had used the State DDT's figures on these estimates. ' He said that Captain Ryan had estimated that there would approximately three accidents per year at this site. He discussed sight distance at the various inter- sections. He said generally they are 275 feet to 300 feet, which is considered a safe stopping distance. He noted that the south bound intersection of Graham Road and Sullivan Avenue has an acute right angle. He said, however, that the sight distance is 300-feet over the right shoulder, and this intersection is controlled by a stop sign. He stated that his conclusion is that there is nothing precluding Restricted Commercial uses at this site from a traffic safety standpoint. Planning and Zoning Commission -3- September 20, 1977 23S..4 Attorney Podrove concluded that this is a good application and, if granted, would meet the standards and requirements imposed by zoning. He stated f that this zone change would conserve land values and preserve the general character of the neighborhood. He said that a change to RC would be the most appropriate use of this land. rir, Robert Hunter, 189 Miller Road, spoke in favor of this application: He said that a modern office building would be preferable to the eye-sore presently at this location. Mr. Joseph Carino, Ellington Road, spoke in opposition to this application. He stated that he was Chairman of the Planning and Zoning Commission in the 60's when this application was first heard. He said that he has heard nothing new this evening. Mr. Carino noted the traffic dangers connected with this corner and its snake-like arrangement and high-speed traffic. Mr. Carino also noted that there is adequate commercial land available in town and there is no need to encroach on residential land for a commercial enterprise. He urged the Commission to carefully scrutinize commercial zoning on Sullivan Avenue. He noted that the benefits to the town are none. This is simply a benefit to the property owners. He said that any added tax revenue would be wiped out by the necessity of additional traffic controlling mechanisms. He said that in his opinion the highest and best use of the land would be to include it as part of the park it is abutting. tl; Mr. Carino further stated that when Mr. Lucek was Town Engineer his j. f stand on this zone change was different than it is tonight when he is representing the applicant. He said that nothing has changed in the area to cause a change of thinking on this application. He said thatq 11 years ago the house was also badly in need of repair. Mr. Carino further stated that it was unusual to ca11 the owner for expert testimony on the highest and best use of the land, even though he is a real estate broker. Mr. John Cutler, 36 Graham Road, said that he is directly opposite the subject property, and directly behind his property is the high school and j4 't r school. He said that man youngsters walk along these roads. gram-re s Y Y g g Any increase in traffic is going to create an additional hazard for pedestrian traffic in the area. He said he would like to see something better than the premises. He agreed that the arktheeye-sore that is presently on e p g p should be extended. I! Mr. Stanley Perneta, 6 Graham Road, spoke in opposition to the zone change because of increased noise, lights and traffic fumes. He mentioned problems now with the traffic. He does not want any changes to the property in question. f Mrs. Terry Donahue, 1118 Sullivan Avenue, spoke in opposition to this application. She said that the increased traffic hazard would be l detrimental to the adjacent town-owned park and take away from its beauty. 4 Mr. Colon, 14 Graham Road, said that traffic is extremely heavy on Sullivan Avenue with many accidents . He said that trucks cut through South Windsor as a shortcut from I--91 to I-86. Planning and Zoning 4-- September 20, 1977 Mrs. Montana asked Mr. Dudeck if the proposed use would still be feasible if there were no exit onto Sullivan Avenue. Mr. Dudeck stated that it would depend on the internal traffic circulation and could be solved at the time of site plan approval. Mr. Grace asked Mr. Dudeck if he were recommending a curb cut onto Sullivan Avenue from the site. Mr. Dudeck said it would be feasible from a sight distance standpoint. Mrs. Evans stated that in the traffic report submitted it sounded like Captain Ryan of the South Windsor Police Department suggested the zone change. Mr. Dudeck said that Captain Ryan did not suggest the zone change, and it was not his intent to imply this. Mrs. Evans asked for clarification of the number of trips per day. Mr. Dudeck said that the figures he used came from the Connecticut Department of Transportation, which are in line with the nationwide average. Mrs. Evans asked Mr. Dudeck if he intended the building to front on Sullivan Avenue. Mr. Dudeck said that he could not see traffic exiting onto Graham Road unless there was a change in grade on the site. He said that there are sight distance problems at this location. Mr. Dudeck said that other than that he was not in a position to state where the building should front. Mrs. Evans then asked Mr. Lucek where he envisioned the frontage of the building. Mr. Lucek said that his personal opinion is that it should face Sullivan Avenue. He said that the owners could have internal traffic control with an advisory sign to exit left onto Graham. He noted that this was not enforcable, but would discourage a right turn at this location. He also noted that the Town is considering making this street one-way. Mrs. Evans asked Mr. Lucek what size of building is being considered after the front, side and rear yard requirements are taken from the acreage. Mr. Lucek said that he had not computed this. Mrs. Evans asked Mr. Holcombe and Mr. Howland how long they had owned the property. Mr. Holcombe replied that they had owned the property for 13 years. He further stated that this property would not be suitable for residential development in the A-20 Zone. He said that the Town would rue the day they allowed residences at this site due to traffic noise and debris. 1.1r. Ryan asked Mr. Dudeck if his report would be altered if there were a specific site plan in mind. Mr.-Dudeck stated that maybe there could be access allowed on Graham, but he would prefer Sullivan. Mr. Ryan asked what the maximum number of trips he felt could be allowed per day at this site. Mr. Dudeck said he could not conceive of a use that would generate heavy traffic. He also referred to the traffic signal at the shopping center which breaks up the traffic flow on Sullivan venue. He said he could not forsee any use which would warrant a traffic signal at the subject location. He said he could forsee up to SO trips per hour during peak hours. He said that exiting northbound would be no problem onto Sullivan; the left-hand southbound turn would be more 3 crucial. He also noted that the use would not serve out-of-town residents and traffic would not be generated outside of the local area. Mr. Ryan established that Mr. Duc?eck would prefer to see the curb cut on Sullivan Avenue. Planning and Zoning 5- September lu, iy// 1r. Da ton 1343 Sullivan Avenue spoke in oiDaytonsPopposition to an entrance onto Sullivan Avenue at this location. He also noted that there is j slot of "spot. zoning" on Sullivan Avenue. He stated that it is a hodge podge" and he felt the Commission should be consistent. Attorney Podrove in rebuttal statements asked Mr. Lucek to comment on changes in the area since the last zone change request. Mr. Lucek stated for the record that he did not like Mr. Carino's inference that i he would prostitute himself for his profession. He said that in 1973 the intersection of Ayers Road and Sullivan Avenue was rebuilt at a cost to the town of approximately $50,000. He said that this change was made because of serious accidents in the area. He said that since the change there has not been a serious accident at that intersection. He said that because of this change, the land can warrant a more proper use than residential. I' Attorney Podrove stated to the Commission that Mr. Howland, an owner of ff ! =« the property, stated to him that he could not foresee any development that would call for a curb cut onto Sullivan Avenue. Mr. Podrove referred to the control the Commission would have under Section 4.11 of the Zoning Regulations to regulate development under site plan approval, He also stated that he does not feel this public hearing should be the Z.' , forum to debate the credibility of the witnesses. He felt that Mr. Holcombe's credentials should not be challenged because he is the owner. Vir. Ran stated that this property is not actually an island. It is bounded on one side by Town property. Mr. Podrove said that the town f property is not being used for any particular purpose at this time, and technically is probably part of the highway. He did admit that there is a buffer between the parcel and Ayers Road. Mr. Ryan noted that they do not have access rights onto Ayers. He said that there was a comment from their engineer that he would not build on Graham, and a comment from the owner that he would not exit onto Sullivan Avenue. Mr. Ryan askedifthezonechangeweregranted, where the proposed ingress and egress to the property would be. Mr. Podrove replied that when the Commission had a site plan before them they could intelligently study the proposed access and egress at this location. j 3. Application of Joyce Wright, 382 Oakland Road, for a Special Exception j in accordance with Section 4.1.8.g of the Zoning Regulations to have boarders i ! at premises known as 382 Oakland Road, South Windsor in a RR Zone. Mrs. Joyce Wright appeared before the Commission representing her application. She said that she is interested in helping people less fortunate than herself. She stated that she had been asked by Dr. Shapiro, Head of the 1111ental Health Department with the State to take people into her home to live. She stated that she is a nurse, and the people she would be boarding ould have some sort of problem. She said she wished to perform this service, which would be of benefit to the community. Mrs. Aright stated that she is asking permission from the Commission to take four or five people into her home. She said the age ranges from 40 on up to elderly.t ` She said that the State has inspected her home. She presented a Certificate from Norwich and the Veteran's hospital stating that there is a need for this type of service. She said that nothing on the property would be changed. r16 'f j.i i' Planning and Zoning 6- September 27, 1977 Clark Street and Chapel Road will become major access arteries in South Windsor as a result of this change. It was agreed that South Windsor should request Manchester to write a letter to the State of Connecticut supporting our application for "turn back" funds for improvements to these two roads. Further, the Town Manager of South Windsor should be advised of the Commission's position with the suggestion that Chapel Road be improved now while it is still in a mostly rural or business environment. A recommendation should be included that this road be given a higher priority for the "turn back" funds, rather than Pleasant Valley Road. After further discussion, the Commission determined to recommend to the Town Manager that no major traffic changes be taken on Pleasant Valley Road that would alter it from being a Collector road providing for the movement of traffic within the largely residential community it now serves, as defined in the Comprehensive Plan of Development. Also, the Commission felt a recommendation should be included to the Town Manager regarding widening of Clark Street between Pleasant Valley Road and Chapel Road, and the elimination of a rise on the south side of the brook at the intersection of Clark Street and Quarry Brook Drive. In addition, it was noted that traffic from the apartments in the surrounding area will now tend to use Burnham and Smith Streets more frequently; therefore, improvements at the intersection of Smith Street and Wheeler Road would be advisable. Mr. Page noted that the Town of Manchester should submit complete drainage information to the Engineering Bureau that will indicate the flow of storm water into the Town of South Windsor. Mr. Grace thanked Mr. Ryan and Mr. Sorenson for their extensive review of the situation. He noted that they had met with Mr. Page on numerous occasions and Messrs. Ryan, Sorenson and Page had met with Mr. Lamson and Mr. Fuss on several occasions. He pointed out that the proposed industrial complex requires mutual planning and cooperation on the parts of both towns to avoid serious, long-range problems. Mr. Ryan stated that he would send memorandums to the Town of Manchester and South Windsor's Town Manager outlining the proposals discussed tonight. Pending List of Applications to be Acted Upon: 1. Howland/Holcombe Zone Change, Sullivan Avenue The following members were present at the September 20, 1977 meeting, and are present tonight: Aniello, Evans, Grace, Montana, Ryan, Walsh. Mr. Sorenson was sitting at the public hearing for Mr. Gilligan. Commissioners noted that nothing was presented at the public hearing to convince them that building on this site would not create a traffic hazard. Mr. Ryan expressed concern over the inconsistency of testimony at the public hearing. He noted that the engineer said they could not build on Graham and the owner said that he would not exit onto Sullivan Avenue. He said that this parcel does not have access rights to Ayers; therefore, they did not indicate to the Commission where they would propose to establish entrance and egress to the site. planning and Zoning Commission -7- September 27, 1977 Mr. Walsh moved to disapprove the application of Warren E. Howland and Raymond S. Holcombe, Jr. for a zone change from A-20 to RC on property consisting of 1.2 acres, located near the intersection of Sullivan Avenue, Graham Road and Ayers Road, South Windsor. In disapproving this requests the Commission took into consideration the traffic hazard which exists -at this location, and the inconsistency of testimony regarding access and egress to the site. The motion was seconded by Mr. Ryan. All in favor; none opposed. It was a unanimous vote, and so ordered. 2.Caleb Vinton Benjamin Zone Change said that she could not justify rezoning the entire 57 acresMrs. Evans because the four-acre parcel would be considered spot zoning. Mr. .Grace noted that the area is surrounded by A-20 Zoning; therefore, rezoning 4 r I'S i of a small parcel could not be considered spot zoning. t+ Mrs. Evans moved to disapprove the application of Caleb Vinton Benjamin I for a zone change from RR to A-20 of approximately 57 acres of land located between Abby Road on the north and Graham and Nevers Roads on the south. i' i ems` disapproving this request, the Commission noted the there is poorInppg drainage on a large portion of the property, and the entire 57-acre parcel does not lend itself to development in an A-20 Zone. The motion was seconded by Mr. Ryan. All in favor; none opposed. It was a unanimous vote, and so ordered. 3. International Transport Site Plan Mr. Walsh moved approval of the application of International Transport, Inc. for a site plan of development on property located at 1449 John q Fitch Boulevard, South Windsor, subject to the following conditions: 1. The following items shall be removed from the plan: "existing structure o be demolished", "propane tank to be removed", "existing loading 4 t I dock to be removed". 2. The item "reinforce conc pad" shall be identified or removed from the plan. 3. All entrances to the building shall be shown on the plan. installed in accordance 4. Any outside lighting on this site shall be ins with Section 8.7.3 of the Zoning Regulations. 1 i shown the plan, and shall be 5. The location of any sgns shall be s on in conformance with Section 4.7.4 of the Zoning Regulations.4 6. All utilities shall be indicated on the plan. 7. Parking spa ces and loading facilities shall have adequate all weather surfacing, treated to inhibit dust, with proper drainage in accordance he Zoning Regulations. Areas for parking shallwithSection8.7.1 of t g be indicated on the plan. U;- PLANNING AND ZONING COMMISSION ZONE CHANGE GENERAL CHECKLIST Date submitted: App. # •!;-t Name & Address of Applicant: Name & Address of Agent: Phone: lJ } Address of Property- Current Zone: "!' Proposed Zone: PZC CLERK CHECKLIST:PLANNING DEPARTMENT CHECKLIST: ENGINEERING DEPARTMENT CHECKLIST 1. Fee submitted 01 s 1. Current Zoning District Confirmed 1. Wetlands Commission/Conservation l-2`'- 2. Acreage confirmed Agency2. Date received by PZC g g y Concerns 3. 65 Day expiration 3. App. submitted in triplicate 2. Potential Flooding Impact 4. Hearing date f- l "f Y 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 11. Date Mylars Filed: 10. Compatibility w/abutting uses 11. Compatibility w/abutting zones 12. Traffic Impact 13. Transit Impact 14. Wetlands/Flood plain on site 15. Review of preliminary site plan where available) 16. 40 scale mylar/copies submitted/o.k. 17. Zoning map mylar updated when mylars filed) 18. Town Clerk's zoning map updated 19. Sanitarian Review of septic disposal (feasibility) 20. Determination if CRCOG referral required. INTERDEPARTMENTAL RESPONSIBILITIES Hearing Signs Posted 11/24/81 0 Tia ap sloam W&&.44-at 1540 SULLIVAN AVENUE • SOUTH WINDSOR. CONN. 06074 oR,co' AREA CODE 203/644-2511 January 4, 1982 William E. Grace, Esq. 25 Oakland Road South Windsor, Ct. 06074 Dear Bill: Re: App. #849 and 850 - Holcombe and Howland Amendment to Section 5.2 and 4.9.4.1 and Zone Change from A-20 to RO Please be advised that the public hearings in the above matters have been scheduled for Tuesday, January 19th, at 8:00 P. M. in the Council Chambers of the South Windsor Town Hall . Signs advertising the hearings must be posted on the property for 10 consecutive days prior to the hearing (no later than January 8th). Signs should be posted on Ayers Road, Graham Road and Sullivan Avenue, and must be clearly visible from the street. They can be picked up at the Town Hall, and have already been paid for. Yours very truly, PIANNING AND ZONING COMMISSION odvgBy: Il Marshall Montana, Chairperson " T-a o-P s 1540 SULLIVAN AVENUE • SOUTH WINDSOR. CONN. 06074 ftipsoR,COT AREA CODE 203/644-2511 TO BE PUBLISHED IN THE JOURNAL INQUIRER THURSDAY, JANUARY 7. 1982 THURSDAY, JANUARY 14, 1982 LEGAL NOTICE TOWN OF SOUTH WINDSOR PLANNING AND ZONING COMMISSION Notice is hereby given that there will be a public hearing of the Planning and Zoning Commission on Tuesday, January 19, 1982, at 8:00 P. M. in the Council Chambers of the South Windsor Town Hall, 1540 Sullivan Avenue, South Windsor, to consider the following: 1. Application of J. H. C. Construction, Inc. for an amendment to the Zoning Regulations, to add "L" to Section 4.7.2.8, to permit processing of poultry and related food products with limited retail and wholesale merchandising of the same; and related service and office facilities, in Industrial Zones. 2. Application of J. H. C. Construction, Inc., for a Special Exception to Section 4.7.2.8 L, for County Distributors, Inc., 1510 John Fitch Boulevard, I zone. 3. Application of Raymond S. Holcombe and Warren E. Howland, for an amendment to Sections 5.2 and 4.9.4.1 to reduce the area requirement for a Restricted Office Zone from 2 acres to 40,000 square feet. 4. Application of Raymond S. Holcombe and Warren E. Howland, for a zone change from A-20 to RO for a parcel of land located at the intersection of Graham Road, Sullivan Avenue and Ayers Road, consisting of 1.2 acres. 5. Application of Carol A. Sheridan, 103 Palmer Drive, for a special exception to Section 4.2.8, keeping of horses, in an AA-30 zone. Copies of these applications and maps more clearly defining the properties are on file in the Office of the Town Clerk of the Town of South Windsor. At this hearing, interested persons may appear and be heard and written recommendations will be received. PLANNING AND ZONING COMMISSION Marshall Montana, Chairperson Raymond F. Hallowell, Jr. , Secretary y T-awn' V P S-OaL4OPCV v 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074 SO Co' AREA CODE 203/644-2511 March 3, 1982 William E. Grace, Esq. 25 Oakland Road South Windsor, Ct. 06074 Dear Bill: Re: App. #850 - Holcombe/Howland Zone Change from A-20 to RO Please be advised that the Planning and Zoning Commission voted last night to deny the above application requesting a zone change from A-20 to RO on the 1.2 acre parcel of land located at the intersection of Graham Road, Sullivan Avenue and Ayers Road. Yours very truly, PLANNING AND ZONING COMMISSION vg By: Marshall Montana, Chairperson CERTIFIED MAIL CC: P. DeMallie, Planning Director tOw N SFq( f a v 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074 0e-00 AREA CODE 203/644-2511 TO BE PUBLISHED IN THE JOURNAL INQUIRER SATURDAY, MARCH 6, 1982 LEGAL NOTICE TOWN OF SOUTH WINDSOR PLANNING AND ZONING COMMISSION At the March 2, 1982 meeting, the Planning and Zoning Commission voted to take the following action: 1. Approve the application of T & M Building Company for a zone change from AA-30 to A-30 for property consisting of approximately 90.06 acres located at the southwest corner of Dart Hill Road and Avery Street. 2. Deny the application of Raymond S. Holcombe and Warren E. Howland for a zone change from A-20 to RO for a parcel of land located at the intersection of Graham Road, Sullivan Avenue and Ayers Road, consisting of 1.2 acres. Dated at South Windsor, Connecticut this 3rd day of March, 1982. PLANNING AND ZONING COMMISSION Marshall Montana, Chairperson Raymond F. Hallowell, Jr. , Secretary r,••CC 1 Zoning Board of Appeals May 6, 1982 South Windsor Town Hall 7:30 p,.m. PRESENT: Richard Erikssnn, Ed -Steben, Bob Warren, Jeanne Spencer (for Murrin) , Barbara_Murray present for 1465-82,. #146 8-82, #1469-82) Mr. Eriksson explained that Mrs. Murray was going to be late.He said approval of a variance requires four affirmative votes and a temporary and conditional permit, three. He gave each applicant- the option of having the four members present hear the appeal or of waiting until Mrs. Murrayarrived* Application #1463-82 - James W. and Donna J. DeWitt Mr. DeWitt appeared .before the Board and requested a two-yearrenewalofatemporaryandconditionalpermitforanapartment in the basement of his home located at 2814 Ellington Road. The apartment is used for his mother. He stated that nothinghadchangedsincethepermitwasgrantedtwoyearsago . and all conditions would remain the same. It was noted for the record that no one in the audiertae spoke in favor or in opposition to this application. Application #1465-82 - Raymond S. Holcombe and Warren E. Howland Attorney William Grace stated to the Board that they would prefer passing until the five-member Board was present. Application #1466-82 - Salvatore Cicero Mr. Cicero appeared before the Board and stated that he wishestoconstructanewgarage. There is presently a carport on the property. The house needs to be enlarged also because of a growing family. The entire addition is 30 feet and a4Jto5footsideyardvarianceisrequired. ' Mr. Cicero stated he would be doing the work himself. He said the neighbor next door had said nothing in objection. It was noted for the record that no one spoke in favor of orinoppositiontothisapplication. Mrs. Murray arrived at this point of the meeting. Application #146 5-82 - Raymond S. Holcombe and Warren E. Howland Attorney William E. Grace appeared before the Board representingthisapplication. He described the location of the property which was purchased by the applicants 18 or 19 years ago . He said when this property was purchased it had frontage on Ayers Road, but the town relocated Ayers Road which took away the frontage from this property. Now there is town land between this property and Ayers Road. He stated that in the past they have requested a zone change to General Commercial GC) and Restricted Commercial (RC) , but both have been denied by the Planning and Zoning Commission. Recently they asked PZC to change the requirement of a two-acre minimum lot size in the Restricted Office (RO) zone so this one-acre parcel would be in compliance for this use, However, the Planning and Zoning Commission was reluctant to do this because of the impact it would have on other locations around town. Mr. Grace said that the property is presently zoned A-20 and they could construct two residential houses on this property; however, the parcel is not suitable for this use because of the heavy traffic and surrounding commercial area. He described the house that is on the premises which is unsightly and needs work, but doesn't have much rent potential in this area. He said they are now asking for a variance to allow a bank or other small office on this property. He noted that an A-20 zone allows for home occupations, so what they are asking for complies with an A-20 zone without the residential dwellings He said any approval by the Board of Appeals would require site plan approval from Planning and Zoning Commission, and if a variance were granted, they would comply with all of the restrictions of a RO Zone for a restricted business use. Mr. Emil Lucek, Engineer --submitted a proposed site plan and described the site. He said all public utilities were available and the drainage is good. He said access would be either from Ayers Road or Graham Road; there would be no- access or exit from Sullivan Avenue, Mr. Grace said this property is unique ; it is zoned residential, but is not suited for that use. He said the property values in the area would be enhanced if this property were improved. He said that the owners need some relief; otherwise, their land is worthless. No one in the audience spoke in favor of this application; however, Mr. Howland. and Mr. Holcombe were present. Mrs Stan Prene ta, 6 Graham Road, spoke in opposition to this appeal because it would bring additional traffic and noise into the area. Mr. Warren asked about the traffic that would be generated from a banking-type operation. Mr. Grace said it was difficult to give exact figures; however, he felt it wo ul d *be less than a professional office use. Access across the town property was discussed. Mr. Grace said they were working on this; however, at the present time he could not say that the town would give this right-of-way. He said the applicants would prefer exiting on Ayers Road if the town would agree , and under no circumstances would they consider exiting onto Sullivan Avenue. i Mr. Eriksson asked Mr. Preneta the location of his house and if other neighbors in the area were also concerned. Mr. Preneta replied that the other neighbors in the area were interested but had become discouraged because something else was allowed down the street. Application #14.67=82 - Robert Cipolla Mr. Cipolla appeared.before the Board requesting permission to construct a 3' x 11' greenhouse off his porch. He stated that a letter from the next door neighbor, stating he had no objection to this construction, was submitted with the application. He said the greenhouse was not a commercial- enterprise, but just for his family' s use. He said he needs a three-foot variance, and his next door neighbor- is 250 feet away. It was noted for the record that no one in the audience spoke in favor of' or in opposition to this appeal. Mr. Eriksson asked why the greenhouse was located in this particular spot. Mr. Cipolla said it was because of the southern exposure which the greenhouse needs. Also, they expect to solar heat an unheated porch. Application #1468-82 - Darrel Chaloult & Joel Cyr Mr. Emil Lucek, Engineer, and Mr. Darrel Chaloult appeared before the Board. Mr. Lucek said this application is in two parts: a variance for a-free-standing sign and- approval of the location for operation of a used car sales and repair facility, as required under State Statutes, Mr. Lucek said the sign has to be larger than the regulations require because it would have to be 75-feet from the road. He said precedent has clearly been set along Route #5 with other businesses due to the width of the road. He said the new building would be 14,000 square feet in area and would contain the used-car sales operation and their truck-leasing business. Additionally, about 4,000 square feet would be available. for lease. Therefore, this sign would have to advertise three businesses. The sign would have 48 square feet of surface area. and would be illuminated by four fluorescent tubes which would not glare on the highway. Mr. Lucek submitted a site plan showing the location of this building. He said Mr. Chaloult and Cyr already have a dealer' s license at another location in town. He said there would be no gas sold at this site and no repair business. The State requires this repairer' s license in order to sell used cars. Mr. Chaloult said they sell 10-15 used care per month and have an average of 10 on the lot at any one time. The truck leasing business is their primary business. It was noted for the record that no one in the audience spoke in favor of or in opposition to this request. Mrs. Murray asked about the other car dealer who was severalbusinessesaway. Mr. Chaloult said he is close to anotherdealerathispresentlocation. Mr. Lucek stated they are applying to Planning and Zoning andInland-Wetlands because they would like to break ground onthisnewbuildingnextmonth. Application #1469-82 - Samuel Marvonek Mr. Marvonek appeared before the Board requesting permissiontoaddakitchentohishomesothathisdaughterandherhusbandcanlivethereinasmallapartment. It was noted for the record that no one in the audience spokeinfavoroforinoppositiontothisapplication. Mr. Marvonek submitted pictures of the property and a sketch showing the addition he plans to make. He also submittedlettersfromtheneighborsstatingthattheywouldhavenoobjectionstohisplans. Mr. Eriksson explained that this would be an in-family situationonly, and would not make this property two-family. He saidifthesituationchangedandhisdaughterdidnotlivethere anymore, the house would have to revert to a one-family use.He also stated that this permit would be for two years, and after that time Mr. Marvonek would have to apply for a renewal. WORK SESSION Approval of Minutes The minutes of the April 1, 1982 meeting were approved assubmitted. Application 146 -82 - James and Donna DeWitt Mr. Warren moved approval of Application #14.63-82, James andDonnaDeWitt, for a two-year renewal of a temporary andconditionalpermitforanin-family apartment in the basementoftheirhomelocatedat2814EllingtonRoad, RR Zone. All original conditions of approval shall remain in full forceandeffectsThispermitdoesnotmakethispropertyincome-producing, and if at any time the family situation changes,the property would revert back to a _single-family use. The motion was seconded by Mr. Steben and voted unanimouslyinfavor. (Mrs. Murray did not votes EFFECTIVE DATE: May 19, 1982 1."_c 4, a._ .. _ 1*1111-III r6--:CCeYp::_-:----::-.........i : 0. . . 740............. sd 1:: f=::: 1 :: fr_ . - .-... .. ... : :1. n iance ..___ ar i- - .. ..... ... . .... r. _ in..ea: g e 3'.............._......._._. .. . _ e_s a ..._S :='jUar c v = t : I. v Q oari_ air" i - Ji ci =tea =s;3:: x =ia f`.... s= y: iis r i t a::i it 4X1- i cY ne ::ie : fib- s.... aa: i:- - a ` .-•cam a ` _:r._._... : .. ,r "d=" u L a r v ..- x arzi .= ......_... Y------- - - -- :.-- _-...-_- _ -.._._...-__...........__-_...........l--e crw: R. r---.--.;.....---.._.__.._.-....----.---._......._.. ri :_ rim py 7 y +r_.......".___.._ __ __(_._ f._.__/_.._{ .•`-'--_.._.-.__._.-_. _.._.._ .:__.«._. .... Y1Y717::...._ ..._...::::. Gii.i -i--"i•Ti•b'Vt•'ii Te.T_--iif.L.L__." w..... i a xae :? I 0 ?C F .ice - -= - • ._ _ _ r.....-... _--.-_--.:::-.::-_..::.......:...::_.._:-......._............._._._.........::_.._................ 1 . Public access to the property will not be allowed fromil...... aaEaH_. I_I.I.I.I:_:III- ti' --...""--••-- --•--•- -' _ _-. _ ._ I ....._... -... .__ _ _..__....._...................-_._----• -- _ 7 I_'.'.--". .::-- . ::::sue-z_*IE_i_ a r .: = ::=:::: _:=::: :=:_ :: M _--._.._-g: s s e "-_---------.--....__ a _ :::zCit:'': ::::..__ __U.: ts _ma c:::. W.........................._...::........-.'_ ••:. •:•. I.......................--- X--41-4 as:::: g. .ors:;-:_ TF I...... ..........--• . y ..... r_:f -.. ...Ya a :e:::: ::::fig-:. *5.'C:o :t n-i- :.:.:...:...:..:.:.::..::..:----::::::::: I-Meau_....._...........x_- ::::: .. e ... e.t. . t I :::: h :::::::=:::::::::::::: :::::::::::::::::::::::::::::::::_: a -: z Q In granting this variance the Board noted that the greenhousehadtobeplacedonthesouthernsideoftheproperty, thevariancewasn' t out of proportion for the area, and the abutting neighbor, who is 250 feet away, had no objection. The motion was seconded by Mrs. _Spencer and voted unanimouslyinfavor. EFFECTIVE DATES May 19, 1982 Application #1468-82 - Darrel Chaloult & Joel Cyr d/b/a C & CRealty i Mrs. Murray moved approval of application #1468-82, DarrelChaloult & Joel Cyr, d/b/a C & C Realty, for a variance toSection4-5.4.4 of the Zoning Regulations to allow a free- standing sign, 48 square feet in area (each side) , on premisesknownas681JohnFitchBoulevard, GC Zone, and approvalunder14-54 of the State General Statutes for operation of ausedcarsalesandrepairfacilityonpremisesknown -as 681 John Fitch Boulevard, GC Zone. In granting the variance for the sign, the Board noted that precedent has been set for other buildings set back this farfromthestreetonRoute #59 and in granting approval of thelocationforoperationofausedcarsalesandrepairfacility,the Board noted that the business is consistent with the area,and that the applicants have had a license from MVD for 10 Years at another location in town. The motion was seconded by Mr. Steben and voted unanimouslyinfavor. EFFECTIVE DATE: May 19, 1982 Application #1469-82 - Samuel Marvonek Mrs. Spencer moved approval of Application #1469-82, SamuelMarvonek, to allow construction of a kitchen to make anin-family apartment, on premises known as 74 Saginaw Street, South Windsor, RR Zone. In approving this temporary and conditional permit, theBoardnotedthattheconstructionofthekitchenisfor anin-family situation only and does not make this propertyincomeproducing. If for any reason the in-family situation changes, this property will have to be restored to a one- family condition. This permit is good for two years. The motion was seconded by Mrs. Murray and voted unanimouslyinfavor. EFFECTIVE DATE: May 19, 1982 Richard H. Eriksson, Chairman:-::::-: Zoning Board of Appeals toll% ,t R r o-P S d&1d46'at 4 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074 0e-co AREA CODE 203/644-2511 May 10, 1982 CERTIFIED MAIL William E. Grace, Esquire 25 Oakland Road South Windsor, CT 06074 Dear Attorney Grace: The application of Raymond S. Holcombe and Warren E. Howland for a variance to Section 4-3-1 of the Zoning Regulations to allow financial and banking offices and/or corporate offices on premises located at the intersection of Graham Road and Sullivan Avenue, South Windsor, A-20 Zone, has been granted, subject to the following: 1. Public access to the property will not be allowed from Sullivan Avenue. 2. All requirements of the Restricted Office ( RO) zone shall be complied with, except the required two-acre minimum lot size. 3. A site plan of development shall be submitted to and approved by the Planning and Zoning Commission. i i In approving this appeal, the Board agreed that the parcel is not suited for residential use, and a Restricted Office use would allow the property to be utilized for its highest and best use . This action is effective May 19, 1982, and upon your filing of the enclosed, executed form in the Office of the Town Clerk of the Town of. South Windsor. Veryy truly yours, 6 Richard H. Eriksson, Chairman Zoning Board of Appeals f RHE/s rc encl . cc: Planning and Zoning Commission i C i