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HomeMy WebLinkAboutVariance (835) T04N OF SOUTH WINDSOR Application# P,(5 r7-0 S APPLICATION FOR Date $-H-0 5 ZONING BOARD OFAPPEALS Receipt 9&F1 IMPORTANT: This application must be submitted to the Planning Department by the second Thursday of the preceding month to insure being heard at the next meeting. ALL ITEMS MUST BE ANSWERED AND ALL SUPPLEMENTS MUST BE SUBMITTED. ►SAC ONX-�+ N 0 1. The application<and supplements must be filed in duplicate,typed or printed in ink. 2. A Class D or better survey of the property in question must be submitted with the application showing streets, lot lines,building lines, zone boundary lines, dimensions,and buildings present or proposed and buildings on adjacent properties and distance from subject 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 the land 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 application unless it shall be in such form and contain such 5. No application shall be a complete PP P information as necessary for a fair determination of the issues. Incomplete applications may be denied. SECTION -REQUIRED INFORMATION 1. Applicant: KF Properties, LLC 2. Mailing Address: 175 Wheeler Road, South Windsor, CT 06074 3. Telephone#: 860.644.5124 4. Owner of record of property in question: KF Properties, LLC 5. Location of property in question: 175 Wheeler Road Assessor's Map# 17 Parcel# 1 Zone A-20 6. Is applicant a corporation or co-partnership? (If corporation, submit a list of officers. If co-partnership, submit a list of owners). Walter Kebalo&Adrian Kebalo SECTION H-REQUIRED IIVFORMATTION continued 7. Please indicate if the applicant is owner,lessee, or prospective tenant: Owner X� c 8. gheck one of the following: QQ Request Variance to Section S"w &* of the Zoning Regulations to allow QY1 0GR c onxr (, 0-a os&Arku -zone- on whee lt/- C" { ) State hearing under Section of the General Statutes for { j An appeal from the Zoning Officer's decision involving 9. Is this a request for a sign variance? If yes,complete and submit the sign checklist information. 90. 10. If application is for a variance to Section 3.12,are there any liquor outlets within the restricted area, (500 feet)? YES ore0 If yes,submit a list of liquor outlets,their locations and distances from the property in question. 11. Is this property within 500 feet of another town line? No. 12. Is this property within the Connecticut Water Aquifer area? Yes or(g. If yes,application must be filed with the Connecticut Water Company by the applicant. 13. If requesting a variance state clearly the unusual hardship or exceptional difficulty on the property that prompts this application and indicate why other options are unacceptable. Use a separate sheet of paper if necessary. seg.- 0,jhuyvea. ,SECTIQNIH- 7ATE+SANDMO"jt� I hereby declare that the data&information contained herein is accurate to the best of my knowledge. Dated this 1 day of Q4gg us-f Year 00615- Applicant: /A&4 9 44 0 (Signature) OWNER: A� �W (Signature) ,SECTI©1VIt�=ACTIO�OF`THE>BfIAhD Approved: Denied: L�� Y Volume 352 Pao' o be N_ 060 FORM 167--comna-ru•rTctrn"ci.m%i r. Tr aU PeoPIe to Wbom tbe5e Preantg AA QComt, Greeting: $ttoto fit, That WE, PAUL KEBALO and HEf3N MM=, both of the Town of South s Windsor, County of Hartford and State of Connecticut, hereinafter referred to as "IZeleasors" 03973 l F� f(Ir the consideration of No Monetary Consideration received to our full satisfaction o(PAUL, KEBM, HELEN KEB=, WALTER PAUL NEBALO and s' � ANDRIAN S. KEBALO, all of the Town of South Windsor, County of Hartford and l State of Connecticut, hereinafter referred to as "Releasees" t - i do remise,release,and forever QUIT CLAI\I unto the said PAUL KEBALO, H= IUM=, WALTER PAUL KEBALO and ANDRTAN S. IMAM � and unto the survivor of them,and unto the hens and assigns of the survivor of them forever,all such right, title, interest, claim and demand whatsoever as WE the said Releasors have or ought to have in or to a certain piece or parcel of ]and, with the buildings and improvements thereon, situated in the Town of South Windsor, County of Hartford and State of Connecticut, containing thirteen (13) acres, more or less, and more particularly bounded and described as follows: NORTHERLY and EASTERLY: By land one time of William Thresher and Charles Thresher, - and later now or formerly of Douglas N. Grant; i EASTERLY: By land now or formerly of Anna French; } SOUTHERLY: By Smith Street; and WESTERLY: By land one time of George A. Smith, and later now or formerly of Hartman Tobacco Company. t I Said premises are also sometimes known as No. 176 Smith Street, South Windsor, Connecticut. Excepting therefrom a certain piece or parcel of land, containing 2.5 acres, more or less, conveyed by Warranty Deed Of Walter Wasylenko and Eugenia Waslenko, et al to Bohdam Naksynduk and Olga Maksymiuk dated June 28, 1974 and recorded in Volume 181 at Page 327 of the South Windsor Land records- Said premises are subject to building, building line, zoning restrictions and other municipal ordinances of the Town of South Windsor. ho,Conveyance Tax col:ected "No Conveyance Tax collected , n Clerk of South Winds-or— T Town Clerk of South Windsor r I e Jr Variance Application Narrative Statement KF Properties,LLC 175 Wheeler Road (Formerly known as 176 Wheeler Road) South Windsor,Connecticut August 9,2005 DPI Project No. 05-2159 KF Properties,LLC proposes to seek approval from the Planning&Zoning Commission for an office conversion(1,200 square feet)pursuant to Section 5.6 of the South Windsor Zoning Regulations.All criteria contained therein for an office conversion can be met with one exception,which is the requirement that the location for such office conversion be on Buckland Road,Oakland Road,Ellington Road,Route 5 or Sullivan Avenue. Since 1961,the property has been owned by members or entities associated with the Kebalo family.In 1961 the property was purchased by Walt&Andy's parents,Helen and Paul Kebalo,along with Walt&Andy's grandparents,Walter and Eugene Wasylenko.At that time it contained a historic two-story residence erected in the 1890's,and a separate two-story concrete block commercial building with a slate roof built in the 1920's.This latter building consisted of a lower level horsebarn and a second floor dancehall.The dancehall had been used by many Town residents over the years, even for wedding receptions.In 1961 the residence was converted to a two-family dwelling,with Town permission.Also in that year,the former horsebam was utilized as a carpentry shop,and in 1969 the Town granted permission for a machine shop,also contained within the horsebarn.In 1987 Kebalo Electric Company,Inc.also commenced operations at the location.Following a zone change in September 1991 (RR to A-20), in April 1994 the South Windsor Zoning Board of Appeals granted the Kebalo's request for a front yard variance(5')to relocate the house on the property.In 1995 the Kebalo's were issued a permit to relocate the house on the property,then to connect it to the commercial structure,with substantial renovations including a new stairwell and foyer addition.After the approval of Wheeler Estates(a six lot subdivision,including the lot for 175 Wheeler Road and a 25-unit senior residence development,all served by an extension of Wheeler Road),the Planning&Zoning Commission granted a series of temporary and conditional permits allowing use of the dancehall as a commercial office.The first office T&C permit approval was granted in 2000. The specific variance request is to Section 5.6.4 to allow an office conversion on Wheeler Road and Smith Street(i.e.,at 175 Wheeler Road). The unusual hardships and exceptional difficulties on the property which prompts this application include the following: 1. The particular site for this office conversion has been used as an office for some 5 years without objection nor impact on any abutting property owner. 2. Kebalo Electric has operated from this site since 1987 without any objection nor impact on any abutting property owner. 3. There is no other relief available within the zoning regulations allowing for reasonable office use of this property. 4. Adequate parking exists on the subject property. 3. There will be no need for any on-street parking. 6. A buffer has already been established along the northerly property line,which,with limited additional plantings and additional growth,will provide adequate screening for the future owner of Lot 2 to the north. 7. KF Properties,Kebalo Electric and other Kebalo entities do not require any exterior signage at this location. 8. KF Properties,Kebalo Electric and their other entities do not require any overnight parking of commercial vehicles associated with the proposed office use. 9. A zone change to any commercial zone would constitute spot zoning given the limited size of the subject parcel. 10. A commercial zone change would render the existing residential uses non-conforming. 11. The subject offices are subject to normal property and personal property taxes. 12. The offices have not and will not require evening or weekend office hours consistent with Section 5.6.3(g),i.e.,they are a relatively quiet neighbor. 13. The Kebalo family provides services to the adjoining Wheeler Estates senior residence development(landscape maintenance,snow plowing,security,and the like). 14. The intent of the original office conversions was to allow offices within a residential setting which would co-exist with adjoining residential uses. 15. Both original structures on the subject property,which were connected in 1995,are historic and should be preserved,as encouraged by Section 5.6.30). 16. Conversion of the subject dancehall to any other use would require variances. 17. The proposed use would have the least impact of any other likely use for this subject space. 18. No building additions are proposed with this application. 19. This application is consistent with the regulations review criteria contained in Section 5.6.1(1)through(6). 20. The subject parcel is diagonally across the street from a large commercially zoned(DC) tract adjacent to the Plaza at Buckland Hills. The subject building has a long history of commercial use,including a carpentry and \_ machine shop. 22. A mature arborvitae hedgerow exists across Wheeler Road on Lot No. 6. 23. The applicant has made significant exterior upgrades to the subject building in the last two years(e.g.,new siding,roofing and painting). 24. Office tenant entities include KF Realty,KF Construction,KF Properties,and Kebalo Electric. 25. To date,all office employees use the office on a part-time basis. 26. The office space is within the former dancehall,and presently consists of three small offices,a conference room,lounge,bathroom,and a large room for four work stations and a copier/storage/fax area.It is an attractive office environment with original (dancehall)wood floors with lots of windows and ten foot ceilings. 27. If the ZBA grants this application,the applicant will be required to then secure a special exception approval from the PZC. 28. The building's exterior has a residential appearance. In conclusion,we believe there are multiple hardships and exceptional difficulties which warrant consideration by the Zoning Board of Appeals.Thank you. VOL. 791 PAGE0125 003172 I, Robert W. Warren, Chairman of the South Windsor Zoning Board of Appeals hereby certify that on April 7, 1994, the Zoning Board of Appeals granted to: Paul, Helen, Walter a Andrian Kebalo a 5 foot variance to Section 10.2 of the Zoning Regulations to construct a house with a 35 foot front yard on premises located at: 176 Smith Street and more particularly bounded and described as follows: NO MMW and PAS'ff�I.lt: By lard ono time of Willima 2f¢ast+nr andQiatlss . ud later now cc forncly of Douglas N.Orant, FASrmw- ey land now or formerly of Ama Mach, SouniQus By Smith Streett and WEbTf=: Sy land one time of ceaele A.Stith,end later now or farmerl7 . Of Bartmn'itbscco Cnpany. Said pr mises are also twsetimes J=wn as No. 176 Stith Stseat.South Windsore cmv=icut. �Pt�4 a cerWn roe or 1 of land,containing 2.3 aeres. . Pam'@ lenkio and Deed of Water »a sore or lees, catO Wh by Warrmty �Y - Waslanko. at al to Boh.am Mikgaatuk and Olga etekayimivk dated Jlns 25. 1976 and recorded in Vbl,ms 131 at Page 327 of the South Windsor Ltd Aemrda. Said promises are sublwt to building,building lino, sminl restrioti" and other sa:leipsl osdinanoss of the San of Said:Wind+or. i i OWNER ON RECORD: Paul, Helen, Walter a Andrian Kabala Dated at South Windsor, Connecticut this 8th day of April 1994. Robert W. Warren, Chairman PUBLIC ACT f75-317 Received for Record day of IT)Q1_1 1994 at van ATTEST: _ n s TOWN CLERK i " 1 : �1 LLLI Lij LD I I4.52 IIN,8# 1W,5'' iN, 115.98 Poe,r, !IN p N4. (WAX. 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ItI111111t1�,'.• te■ -_ �'�'� I"-"�—111 fll t11= ilu ■■■ 1 ■rr�ti Ilt t it111111311 111 III IIIIItlflll•'. /�\ ■t■t Y iusuttYiiiuuuniiu aY s�I� III — li 1111 =1 itr't� �tti ni ut to i_j 11'�tI t ttl i{iill- I i1i I f II I ■!f liiti I'I _ j i 'flit.fee 1l Pl nt,. new _ n .1p i11111cI tii;ilt I_: ■iilflf9 1:1 It = ' �,i■ it yn I;tt.;n w fit l Il 1i JIi tI11N I ifi jl�ihf l �l gasSol I I, l I lli - �.��u\ ut; ns nl II I—, I U/t�i_II/!_� !i■!il 11 E�I J --=�1 i11 ff II I. ---t�..�■I h,:tiI,I;L- '� 1 r Rug 11 05 04: 15p Design Professionals 860-281 -8757 p. l DESIGN PROFESSIONALS, INC. civil engineers ♦ planners ♦ siirveyors gis ♦ gps ♦ landscape architects Direct Abutters KF Properties,LLC 175 Wheeler Road DPI Project No. 2159 map Lot No. Prove Owner Mailin Address 17 22 KF Properties, LLC 175 Wheeler Road 30 3 Conrado Rosal&Maria Perez — 6 Di ins Court 30 4 Zhou Yang&Jiahui Zhang 8 Di ins Court 165 South Satellite Road,South Windsor,Connecticut 06074 Tel:(860)291-8755•Fax:(860)291-8757 Email: dpicivil@aol.com M co -C). 3 � 03 V Oh TRFFT TRF !i F�SFMF s - 20'STR Town of South Windsor N Connecticut General Map CONDOS r b75�Vhe�le�r Ro 0 PARCELS �_% ate ante ugust 2005 0 60 Feet ROAD NAMES Property boundaries are derived from the Town of South Windsor Tax Assessor maps,digitized at a scale of 1 inch=100 feet,and include the same data limitations and disclaimer as the Assessors maps. All other data portrayed is representation only and,due to inherent mapping limitations,should be used as a guide only. The intent of this map is to present a graphical representation of property boundarie and selected data,and the map is subject to change as more accurate surveys may disclose. Property boundaries mapped as of June 4,2001. Walter Kebalo 175 Wheeler Road South Windsor, CT 06074 Tel. 860-644-5124 - Fax. 860-644-2577 September 8, 2005 Dear Mr. Larson: I appreciated the opportunity to meet with you on September 7 regarding my application before the Zoning Board of Appeals. You had some concerns about commercial sprawl that may be triggered with granting of our application. The sole reason for the application is to allow my offices, presently located above the commercial garage, to remain permanently. I commit to you now that my three remaining un-built lots will not be used for commercial purposes, now or in the future. One lot is approved for residential condos, and the other two will eventually contain new single- family homes. I also pledge to you and my fellow neighbors that I will be an advocate against any commercial sprawl that may enter our neighborhood or adjacent neighborhoods. Remember I have lived in this neighborhood since 1961 and plan on remaining in this neighborhood whether it is at Wheeler Estates condos or at the house on 175 Wheeler Road. My concerns are the same as your concerns. So in conclusion I hope that you reconsider your opinion. Sincerely G� A4W/ Walter Kebalo Tiov 0p s-&U& V&U&at 1540 SULLIVAN AVENUE • SOUTH WINDSOR. CONN. 06074 AREA CODE 203/644-2511 September 4, 1991 Walter & Lucyna Kebalo 188 Smith Street South Windsor, CT 06074 Dear Mr. & Mrs. Rebalo: Re: Appl. #91-28P, Rebalo Zone Change Please be advised that the Planning and Zoning Commission voted on September 3, 1991 to approve the above-referenced application for a Zone Change from RR- to A-20 zone for approximately 11.9 acres of land located on the northerly side of Smith Street as shown on plans prepared by Pudeler Engineering. Within ninety days (by December 6, 1991) a zone change map (1" = 401 ) with an A--2 certification must be filed, showing all boundary lines and the acreage of the land where the zone change was granted. The map shall be drawn in accordance with the rules and regulations of the State Board of Registration for Professional Engineers and Land Surveyors, and shall be stamped and signed by a Registered Land Surveyor. The zone change map must be submitted on black and white mylars, with this approval letter thereon, together with three- blueprint copies of the Zone Change. After the mylars have been stamped and signed by the Commission, they will be- returned to you for filing in the Town Clerk's Office. The effective date of the Zane Chance is the date the mylar is filed in the Town Clerk's Office. vp4r_y truly yours, Lou a C. Rvans, .Chairman Planning &.-Zoning Commission cc: Planning Director Chief Building-Official Town Engineer Economic Developer. Supt. of Pollution Control Assessor Fire Marshal PZC File l �pW N SF� OD 9 1540 SULLIVAN AVENUE SOUTH WINDSOR. CONN. 06074 � r�dS0 C0�'� AREA CODE 203/644-2511 April 13, 1994 CERTIFIED P 389 188 982 Paul, Helen, Walter & Andrian Kebalo 176 Smith Street South Windsor, Connecticut RE: Appl. #2198-94 - Paul, Helen, Walter Andrian Kebalo Dear Zoning Applicants: This is to notify you that at the April 7, 1994 meeting of the South Windsor Zoning Board of Appeals your request for a 5 foot variance to Section 10.2 of the Zoning Regulations to construct a house with a 35 foot front yard at 176 Smith Street, was approved. The Board noted the hardship with this appeal to be the current historic house pre-dates zoning regulations . The action is effective April 7, 1994 and upon your filing of the enclosed form in the Town Clerk's office at your own expense. Very truly yours, Robert W. Warren, 40�L Zoning Board of Appeals RWW:jh Enclosure SOUTH WINDSOR i TOWN CLERK 5 /. 12 94 0 ,, .i 1. Pik j 3 1 .7. 2 p p 7C73 :� _ LHw_.Ol`l`1lir J ,f 'Y CUAIMIIVGS,I�ANZA.AND PURNiiA.GEN I..L':C 16Y0'ELIINGTQN.$OAD ' 1:'. POST OFFICE BbX 662 . - SQUI'H'WM$gk,C6NN.'466 669 + _ FAX�8ii0)b44-3347 AARITf R MIIY S _ EDw�tDl2 kiJ. ON 1H CHAiLl.LAN' OF GOIIlY. % .:_- __vA�T ENTI:PIiItFIEi71GElY s . - . :i H Stembr.29; 204Q :..;:»: .: -....- .. ... . - i :t., _ `:' t# 'I,llCZIC SCp.. �: - bi Apple Hill ...., I�Te.' tq ,; T,.�1 : rt Weer Kebab end A, m deb, - { . I ebalb lee% tne G,i-0inq Ync, - , lb`Snuth.Street: '. ; .. <; South WindsorT.A60'��# �` y.y xtE:'Ai'ca�lar fur'teim via and condit�oal p,ermt: ��, A. �r, L C -- Der J+ve,Via wt- and Andy ..�.. .,, ,. _ R. C. ,.. . ... . . ...... . ,..:, _ . h le : l ratio "fortem`:o+.: grid cote htic Ia1: e 'it a : ;: `' Enclosed pleasecfi�t.cop�►.of t e comp ted.'alp n p �,.., -p rery.. ;. . :,_:' filed wlth the:totewl.m. ,: :.:: ,. ....:: , ....,:.:. .. .f,.. .. M.::, :... - s.you'kriow,,we.axe-.scheduled foirprese&601 Qf thls applie�tic�ii along with your other f % f �pp11...-q*' on Tuesd-i dtober 10; 00Q; pl s�give me a calf,if y it"have any tlueA,I tti. ..M . egaid9 G—the enclosed: ,: .: :r :. - Sit�eerIy you s,. _ iai' R ings ::; ` C/Ir Enlosu�re ' C� �.eter DelViallie -. . :.'.:�:> . - . : ' . „ . -f r 1. w: i -. _ R } ��_ F 71awn OPS<M& ?40&U&Ot 7 y 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074 R•CO�� AREA CODE 860 /644-2511 CERTIFIED MAIL November 15,2000 Kebalo Electric Company,Inc. 176 Smith Street South Windsor, CT 06074 Dear Sir/Madam: Re: 4ppl.#00-41P,Temporary&Conditional Permit for electrical contracting business at 176 Smith-Street .. Please be advised that the•Planning and Zoning Commission at its 10/31/00,meeting approved the above-referenced request for a temporary and conditional permit to allow an electrical contracting business on property at 176 Smith St.,A-20 zone. This approval is.subject to the following terms and conditions: 1. This approval is for one year and will expire on 10/31/01.This approval is for the electrical contracting business only. Sincerely, 6LY, Walter J.Mealy, Chairman at this address Planning and Zoning Commission WJM/dlf cc: Zoning/Wetlands Enforcement Officer Chief Building Official -Assessor -Harold Cunn- Trigs,Esquire P.O. Box 667 South.Windsor, CT 06.074 LAW OFFICES CUMMINGS,LANZA AND PURNHAGEN,L.L.C. 1610 ELLINGTON ROAD POST OFFICE BOX 667 SOUTH WINDSOR,CONN.06074-0667 (860)644-3473 FAX(860)644-3347 HAROLD R.CUMMINGS EDWARD R KUEHN MICHAEL J.LANZA OF COUNSELVINCENT J.PURNHAGEN November 10, 2000 Marcia Banach,Director of Planning Town of South Windsor South Windsor Town Hall 1540 Sullivan Avenue South Windsor,CT 06074 Re: Wheeler Estates Subdivision and Senior Residence Development Dear Marcia: Enclosed please find an application for a temporary and conditional permit for K.F.Properties, LLC. As indicated,the enclosed application is seeking approval to locate the offices for the Company in the existing house at 176 Smith Street(same space as already occupied by Kebalo Electric Company,Inc.). I also.enclose a check in the amount of$65.00 for the application fee. Please advise if you have any questions with regards to the enclosed. Sincerely yours, 'Harold R. Cummings HRC: ebb enclosure cc: Walter Kebalo, - Joseph P..Luczka .Peter DeMallie v` r .. c • � ,�,f V1C�hG�(.IG CW�1�a�Ej'L./'L 1540 SULLIVAN AVENUE SOUTH:WINDSOR, .CONN..06074 AREA CODE 860./644-2511 December 20, 2000 CERTIFIED MAIL Harold Cummings, Esquire Cummings, Lanza & Pumhagen, LLC 1610 Ellington Rd. P.O. Box 667 South Windsor, CT 06074 Re: .Appl #00-56P, Kebalo Temporary & Conditional Permits Dear.Attorney Cummings: Please be advised that the Planning and Zoning Commission at its December.12;-2000,. . .meeting approved the above-referenced request for a temporary and conditional permit to allow an office on property at 176.Smith St.;A-20.zone. -This approval is subject to the following terms and conditions: 1. This approval is for two years and will expire on December 12, 2002. 2. The existing Kebalo Electric office to'serve as a construction and sales office for- Wheeler Estates, Sincerely, V • . Walter J. Mealy, Chairman Planning and Zoning Commission WJM/dlf cc: Zoning/Wetlands Enforcement Officer Chief Building Official Assessor LAW OFFICES CUMMINGS,LANZA AND PURNHAGEN,L.L.C. ` 1610 ELLINGTON ROAD POST OFFICE BOX 667 SOUTH WINDSOR,CONN.06074-0667 (860)644-3473 FAX(860)644-3347 HAROLD R.CUMMINGS EDWARD R.KUEHN MICHAEL J.LANZA OF COUNSEL VINCENT J.PURNHAGEN December 29, 2000 Mr. Walter Kebalo Kebalo Electric Company, Inc. 176 Smith Street South Windsor, CT. 06074 RE: Kebalo Temporary and Conditional Permit Dear Walt: Enclosed please find a copy of the letter from the Town of South Windsor Planningand Zoning g Commission approving your request for a Temporary and Conditional Permit for two years to conduct the construction activities and sales activities for Wheeler Estates out of the Kebalo Electric Company Offices. Please give me a call if you have any questions with regards t the enclosed.. Sinc 1 yo s, H of . Cununings HRCAr Enclosure cc: Peter DeMallie, Joseph Luczka soW a aE� Town ap • 1540 SULLIVAN AVENUE SOUTH WINDSOR, CONN. 06074 �r-SOR-Co AREA CODE 860/644-2511 CERTIFIED MAIL September 22, 2003 Mr. Walter Kebalo Kebalo Electric 175 Wheeler Road. South Windsor, CT 06074 Re: Appl#03-61P,Kebalo Electric- One-Year Temporary&Conditional Permit Dear Mr. Kebalo: Please be advised.that the Planning and Zoning Commission at its September 16, 2003,meeting approved the.above-referenced application for a temporary and conditional permit to allow an electrical contractor's office on property located at 175 Wheeler Road,A-20 zone. This approval is subject to the following terms and conditions: 1. .The business must be completely contained within the confines of the property at 175 Wheeler Road. 2. All parking needs must be met on-site,no on street parking allowed. The Planning&Zoning Commission encourages the applicant to explore other options for location of the business,.including commercially zone property. This approval will expire.in one year on September 16,2004.- Sincerely, Kevin McCann, Chairman Planning and Zoning Commission KMcC/kah . cc: Zoning Enforcement Officer Chief Building Official Assessor _ tOr1M ii�< /// o 70w:n w� 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CT 06074 '�OSOR-CO TELEPHONE(860) 644-2511 February 14, 2005 Mr. Walter Kebalo Kebalo Electric 175 Wheeler Road South Windsor, CT 06074 Re: Appl#03-61P,Temporary&Conditional Permit Dear Mr. Kebalo: This is a reminder that the Temporary & Conditional permit for an electrical contractor's office on property located at 175 Wheeler Road, A-20 zone expired September 16, 2004. If you have not done so already, please make arrangements to bring this property into conformance with zoning requirements. If you have any questions call the Planning Department at 644-2511, ext. 253. Very truly yours, Michele R. Lipe,AICP Assistant Director of Planning MRL/kak PZC Minutes 9-9-03 Page 1 of 8 Townd..tL..�N/vifJ... •i. 1 TH WINDSOR, CT ow ?cage- 6" 57eow PZC Minutes 9-9-03 MEMBERS PRESENT: Kevin McCann,Marshall Montana,Louisc Evans,Patrick Kennedy,Suzanne Choate,Sue Larsen ALTERNATES PRESENT:Roger Cottle Bart Pacekonis Gary Bazzano STAFF PRESENT: Michele Lipe,Assistant Director of Planning Jeff Doolittle,Town Engineer PUBLIC HEARING—COUNCIL CHAMBERS Chairman McCann opened the public hearing opened at 7:30 p.m.and Commissioner Evans read the legal notice as published in the Journal Inquirer. Appl 03-28P,Pong&McEwen-Connecticut,LLC,request for site plan approval for a"Lifestyle Center"with 284,750+/-sq.ft,of retail shops and 3,870+/-sq.flt,of office,located on the west side of Buckland Road,north of Smith Street,and south of Deming Street,Buckland Gateway Zone Commissioner Evans read a letter into the record postponing the public hearing for App103-28P,Poag&McEwen Connecticut,LLC,to September 16,2003,and an extension letter was read into the record extending application Appl 03- 28P,Poag&McEwen-Connecticut,LLC to September 24,2003 Appl 03-55P,Gerich Interior Lot,request for resubdivislon and special exception to 4.6.1 to create one interior lot on property located at 1457 Ellington Road,RR zone Galen Semprebon,Design Professionals,Inc.,presented to the Commission an overview of the site and the proposal to subdivide the parcel and the request for a special exception for an interior lot. There is a garage on the proposed lot number 2 on the property line that may be removed or relocated. Letters were submitted from adjacent property owners in favor of the application.. Semprebon review the buffering along the property line that would allow privacy. The site would be is serviced by public water and public sewer. Commissioner Evans read the abutting property letters in favor of the application into the record. Lipe read the Planning Report: Request for approval of a Special Exception for an interior lot and subdivision for property located at 1457-1475 Ellington Road,RR zone. There is an existing house and the applicant is proposing to create an additional house lot. The requirements for the interior lot in the RR include:80,000 sf minimum lot size and 262.5 feet minimum lot width.The proposed interior lot would be over 96,905 sf size and approximately 263 feet in width. The remaining lot with the existing house would be just about an acre. Access to the interior lot is proposed from a new drive onto Ellington Road.The driveway servicing the new interior lot will include a turn-around. It appears that all other zoning requirements have been met. The interior lot will be serviced by public sewer and public water. WPCA approval is required. There are regulated wetlands to the rear of the new lot,however they are not proposing any work within the 80 foot upland s: review area- There is also 100-year floodplain in the rear of the properly. The criteria for approval of interior lots include: http://southwindsorct.virtualtownhall.net/SWindsorCT Planning/S00470295-004702A0 3/1/2005 PZC Minutes 9-9-03 Page 2 of 8 the subject area's boundary configurations,topography,soils or other natural resource characteristics; proximity to neighboring properties and dwelling units; restriction of existing views; proposed buffering/screening; potential drainage,traffic&environmental impacts driveway locations,slopes&sight lines utility service capabilities property value impacts;and future land use alternatives. 6. There is no screening proposed between the existing house and the proposed interior lot,staff would recommend some screening be placed between the houses. If this application is approved,the Planning Dept.has no other approval modifications except as already noted Lipe read the Engineering Report: The foundation drain outlet from the proposed house on Lot 2 should be directed more to the east so the discharge to the wetlands and brook is on this property. The elevation of this drain should be raised as much as possible. A permit is required from the Connecticut DOT for the driveway cut for Lot 2 and any work in the ROW. Note 16 needs to be changed accordingly. A street cut permit from the Town of South Windsor is not required for work in a State Road/ROW. The driveway for Lot 2 needs a paved apron that extends at least 20 feet fi-on the existing edge of pavement on Ellington Road. An application must be made to the WPCA for the sanitary Sewer lateral for the proposed house on Lot 2 and this must be approved and any charges paid before this is installed There was no public participation on this application. - The Commission had the following questions/concems: Commissioner Choate inquired if there will be any objection if a buffer is required? Cliff Gerich stated there are substantial trees on the property but would plant more if necessary. It was mentioned if a buffer is required it should be done at the time of approval. Chairman McCann commented the proposed configuration of the homes will be along side one another and there should be an adequate buffer. Commission Evans commented on the pavement and driveways and if the Town Engineers comments have been addressed It was stated all easements are in plaice and the Town Engineer comments have been addressed The public hearing closed. Appl 0340P,Smith's Corner,request for Special Exception to Section 4.1.12 and Site Plan of Development for a 3 unit Senior Residence Development on property located at 178 Smith Street,A-20 zone Commissioner Montana disqualified herself from App103-60P,Smith's Corner. Walt Kebalo,K.F.Properties,presented to the Commission the proposal for a three unit Senior Resident Development on the northeast comer of Smith Street and Wheeler Road. Biff Schechinger,Landscape Architect,gave an overview of the site indicating the following: The lot is 31,000 sq.fL Proposing three units All units will have a deck and a full basement There is existing landscaping on the site(submitted a photo) All units can be handicapped accessible(interior and exterior) All utilities will be public Drainage on the site is adequate The layout is compatible with the surrounding residential area Eight parking spaces are being proposed http://southwindsorct.virtualtownhall.net/SWindsorCT Planning/SO0470295-004702A0 3/1/2005 PZC Minutes 9-9-03 Page 3 of 8 Lipe read the Planning Report: 1. Request for Special Exception and site plan approval to construct a 3-unit Senior Residence Development on a 3/4 acre site located at 178 Smith Street;on the northeast corner of Smith Street and Wheeler Road,A-20 zone. 2. The lot was created as part of the Wheeler Estates subdivision,which included six single lots and the Wheeler Estates Senior Residence Development.The Wheeler Estates site is an isolated A-20 zone surrounded by 5 other zones:RR to the east,Gateway to the northeast and north,Designed Residence to the west,multi-family to the southwest,and Designed Commercial to the southeast.Thus it is a very transitional site. 3. A single building with three attached units is proposed The units would vary in size according to the new formula, with I unit at 1100 sq ft and 2units at 1500 sq ft. 4. The Special Exception criteria for review of a SRD include: a. traffic impacts will not be detrimental to the residential character of the neighborhood; b. there will be minimal adverse effects on existing uses in the area; c. surrounding property values will be conserved and the character of the neighborhood will not be unduly disrupted; d. impacts will not be detrimental to the capacity of the present and proposed utilities,street,drainage system,sidewalks, and other elements of the infrastructure; e. the land is physically suited to the proposed use and minimal adverse environmental impacts are created; f. the SRD proposal is consistent with the goals and objectives of the Town Plan of Development; g. the SRD proposal will help meet senior housing needs of South Windsor; h. the location of the SRD facility is within reasonable proximity to community facilities or amenities which serve the needs of elderly residents,or is within reasonable proximity to indoor/outdoor activity centers,or is within close proximity to or contains permanent open space land; i. the SRD facility has been designed to meet the needs of handicapped residents or visitors;and j. the architectural design is aesthetically pleasing and low profile. 5. The proposed density is 4.3 units per net buildable acre;maximum 5 units per net buildable acre allowed Proposed impervious coverage is 24.2%;60%allowed Required parking is 1.5 spaces per unit,or 4.5 spaces;the applicant has provided 8 spaces. 6. There is a sidewalk shown on part of the Smith Street frontage,continuing the sidewalk on Wheeler Road.The sidewalk extends to the first driveway.Staff suggest that the sidewalk extend the full length of the applicant's Smith Street frontage. 7. There are no regulated wetlands on this site.IWA/CC approval is not required 8. If this application is approved,it will bring the total SRD units approved up to 182.The maximum number of units that the Commission may approve is currently capped at 250. 9. Public water and sewer are available to the site. WPCA approval is required WPCA will require a separate connection to each unit. 10. The applicant is showing a combined yard and buffer of 35 feet on the north and east sides.There are existing hedgerows on three sides.It appears that the hedgerows will be preserved There is a note indicating that 12 existing trees will also be transplanted into the buffer area. 11. The Architecture and Design Review Board reviewed the plans on September 4.The proposal was well-received by ADRC. If this application is approved,the Planning Dept.requests that;in addition to the items already-noted,the density calculation be corrected to reflect 4.3 units per acre,not 3 units per acre. Doolittle read the Engineering Report: Waiting for an analysis by the Engineer regarding the capacity of the existing storm drainage line that runs from the first CB in Wheeler Road toward the proposed units. This storm drainage line may have to be increased in size. There should be access to the storm drainage line for maintenance via clean-outs or a drainage structure. A sight-line easement should be provided on the north cast comer of Smith Street and Wheeler Road This is the corner where this SRD is proposed There have been numerous complaints about the poor sight-line existing to the east for vehicles traveling south on Wheeler Road at this intersection. Some of the existing and proposed landscaping at this comer needs to be moved. We can work with the applicant to determine the exact area for this easement. An application must be made to the WPCA for this project and their approval received. Each unit needs to have a separate connection to the sanitary sewer system. These separate lines can be tied together into a common lateral(with cleanouts at each connection)that runs behind the unit and to the existing SMH in Wheeler Road. Street cut permits are required for the new driveway on Smith Street and utility connections on Smith Street and Wheeler Road. There was no public participation on this application. ho://southwindsoret.virtualtownWI.net/SWindsorCT PlanninR/SO0470295-004702AO 3/1/2005 P�ZC Minutes 9-9-03 Page 4 of 8 Schechinger added it is being requested that the sidewalk be extended only to the second driveway. The Commission had the following questions/concerns: The access to the site from Smith Street The buffering of the site The parking spaces for the SRD The handicap accessibility of the units Ample space for a snow shelf The public hearing closed FC pl 03-61P,Kebalo Electric,request for renewal of 1-year temporary and conditional permit for electrical contractor office located at 175 Wheeler Rd,A-20 zone mmissioner Montana and Commissioner Pacekonis disqualified themselves from Appl 03-61P,Kebalo Electric. Walter Kebalo,F.K.Properties,presented to the Commission his proposal for a two-year temporary and condition renewal permit for an electrical contractor office. The applicant gave an overview of the history of the site is proposing the following. No volume'of traffic to site No employee parking on the site Provide Wheeler Estates Association maintenance contract Established natural buffer added screening to the site No signage proposed for the site Family owned and operated business All materials are delivered to the job sites Minimal storage of overstock Adequate parking Kebab inquired what could be done to make a restricted commercial use on the property so the applicant would not have to i come back for renewals and asked for input from the Commission. Chairman McCann stated this relates to the zoning regulations and indicated this property is zoned A-20 which is residential. The option available would be a zone change. Lipe read the Planning Report: Request a temporary and conditional permit for an electrical contracting business at 176 Wheeler Road,A-20 zone. Kebab Electric has bow operating the business from this location since about 1987.The commission approved a temporary and conditional permit on 10/31/00 for one year(which expired on 10/31/01).They are requesting a two-year renewal. The PZC granted approval in 1969 for the owner to have a machine shop in the former horse barn,with no other employees. Today the machine shop is being used for storage space for Kebalo Electric Company. There is also an office in the house from which the business is conducted. The applicant has submitted a description ofthe activities of the activities on site associated with the operation of Kebalo Electric. The parking lot was expanded to accommodate six cars when the subdivision was constructed. The applicant has also submitted information about other activities that take place on site as property managers of the SRD. They have indicated that they house equipment used in the maintenance of the SRD.The other heavy equipment housed on the property,including a backhoe and a dump truck,are now being removed from the site as the work on the SRD comes to an end These uses would not be the wording of the T&C permit regulation is that,"Temporary and conditional permits may be granted by the Commission for a use which is not specified elsewhere in these regulations for a period not to exceed two years.Such approval may be given after a Public Hearing it in the judgment of the Commission,the public convenience and welfare will be substantially served,and the appropriate use of neighboring property will not be substantially or permanently injured,and traffic and other hazards will not result from such use." Electrical contractor establishments are a specifically permitted use in the industrial zone.It is also probable that an electrical contracting business would qualify under the similar use provision of the General Commercial zone. Lipe clarified the alternatives indicating a variance would not be an option for the applicant due to the Zoning Board of Appeals not having the authority to gram commercial activities. A zone change or amendment to the regulations under the residential zoning are the options available. http://southwindsorct.virtualtownhall.net/SWindsorCT PlamingIS00470295-004702AO 3/1/2005 PZC Minutes 9-9-03 Page 5 of 8 If this application is approved,we suggest that the approval clearly reflect which of the uses is included in the approval and requests that the applicant be required to remove the remaining construction equipment from the adjacent site. Doolittle had no Engineering comments. Public participation was as follows: Burt Larsen,101 Kebalo Lane,is not in opposition of the application but the situation of the previous approval has changed. There are more vehicles parked on the site and the Kebalo's no longer live in the home and it is now a rental property.The Commission had the following concerns: Removal and storage of the construction equipment on the site The building now a rental property,no family member living on the site The additional packing on the site The storage of electrical material on Lot#1 Commercial site in a residential zone Temporary&conditional permit is not a permanent approval The applicant should explore other options in a more suitable zone The storage of equipment on the site being stored inside A discussion ensued with the Commission regarding the various activities on the site relating to the Wheeler Estate Sales Office,Kebalo Electric temporary and conditional permit,and the maintenance of the Wheeler Estates Association. Wheeler Estates is an upscale development and Larsen would lace to see the construction equipment and business not to be allowed indefinitely. Andy Kebalo indicated the site has been used while the construction of Wheeler Estates and indicated the project is almost complete and will be cleaned up in the very near future. Chairman McCann had a discussion with the applicants regarding the concerns of the Commission indicating there has been change in use of the property over the years. This is a residential area especially since the construction of Wheeler Estates. Andy and Walt Kebalo stated the building is a 5,000 sq.&that has been a commercial use for years and have concerns of how the property can be used. It was asked if there could be an approval with special conditions to allow the continuation of commercial use. McCann advised the applicant if they are looking for something more permanent to work with town staff to take a look at the zoning regulations for this site. The public hearing closed. There was a Len-minute recess before the regular meeting. REGULAR MEETING—MADDEN ROOM Pacekonis was appointed to sit for Commissioner Wentzell. ITEM: Discussion/Decision/Aetiowcontinued Appl 03-21P,ECHN review of final plans Lipe reviewed the changes to the final plans. Doolittle reviewed the engineering plan. The Commission reviewed the revised final plans. There was a general discussion ofthe changes,and recommendation of an additional segment of sidewalk. Motion to accept revised final plans for Appl 03-21P,ECHN,including an additional modification to the sidewalk design was made by Commissioner Evans,seconded by Commissioner Kennedy. The motion carried and the vote was unanimous. ITEM: Discussion/Decision/Acdon continued Appi 03-54P,Two J's Realty,request for a two-lot subdivision for property located at 681 John Fitch Boulevard,GC zone Galen Semprebon,Design Professionals,Inc.,present the proposal for a two-lot subdivision of a 5-acre parcel and gave an http://southwindsorct.virtualtownhall.net/SWindsorCT Planning/S00470295-004702A0 3/1/2005 PZC A iinutes 9-16-03 Page 1 of 3 Town of SOUTH WINDSOR, CT ,> Owl two " 57ceaw, PZC Minutes 9-16-03 MEMBERS PRESENT: Kevin McCann,Louise Evans,Patrick Kennedy,Suzanne Choate,Marshall Montana and Sue Larsen ALTERNATES PRESENT:Gary Bazzano sitting for Tim Wentzell Roger Cottle Bart Pacekonis STAFF PRESENT: Marcia Banach,Director of Planning Jeff Doolittle,Town Engineer PUBLIC HEARING —COUNCIL CHAMBERS ITEM:Continuation of Public Hearing Motion to continue the public hearing for Appl 02-38P,The Shops at Evergreen Walk,to September 23,2003 Was made by Commissioner Kennedy Seconded by Commission Choate The motion carried The vote was as follows:unanimous THE FOLLOWING ARE ACTIONS TAKEN DURING THE SPECIAL MEETING OF THE PLANNING& ZONING COMMISSION—MADDEN ROOM ITEM:Continuation of Special Meeting Motion to continue the special meeting beyond 10:00 p.m. Was made by Commissioner Choate Seconded by Commissioner Kennedy The motion carried The vote was as follows:unanimous ITEM:Discussion/DecisionfAction App103-55P,Gerich Interior Lot,request for resubdivision and special exception to 4.6.1 to create one interior lot on property located at 1457 Ellington Road,RR zone Motion to approve with modifications Was made by Commissioner Kennedy Seconded by Commissioner McCann The motion carried The vote was as follows:unanimous App103.60P,Smith's Corner,request for Special Exception to Section 4.1.12 and Site Plan of Development for a 3 unit Senior Residence Development on property located at 178 Smith Street,A-20 zone Cottle sat for Montana Motion to approve with modifications Was made by Commissioner Choate Seconded by Commissioner Kennedy The motion carried The vote was as follows:unanimous http://southwindsoret.vinualtownhall.net/SWindsorCT Planning/S004702AB-004702FE 3/1/2005 PZC Mnutes 9-16-03 Page 2 of 3 App10341P,Kebab Electric,request for renewal of 1-year temporary and conditional permit for electrical contractor office located at 175 Wheeler Rd,A-20 zone Cottle sitting for Montana Motion to approve with modifications Was made by Commissioner Kennedy Seconded by Commissioner Cottle The motion carried The vote was as follows:unanimous Appl 03.49P,DuFresue In-Law Apartment,request for an additional square footage waiver for an in-law apartment for property located at 35 Vintage Lane,RR zone Motion to approve additional waiver for in-law apartment was made by Commissioner Kennedy Seconded by Commissioner Larsen The motion carried The vote was as follows:unanimous App103-48P,Therapeutic Riding Center of America,Inc.,change order to postpone pilot program until the spring of 2004 Motion to approve change order for pilot program until the spring of 2004 was made by Commissioner Montana,seconded by Commissioner Kennedy. The motion carried and the vote was unanimous. ITEM:Bonds Subdivision Bonds Engineering recommends a bond in the amount of$2,800 for subdivision improvements associated with Appl.03-31P,Terra Technologies Motion to set subdivision improvements bond for Appl 03-31P,Terra Technologies was made by Commission Evans, seconded by Commission Choate. The motion earned and the vote was unanimous. IWA/CC Bonds Appl 00-26W,Onsi Site Plan Motion to release erosion and sedimentation in the amount of$2,000.00 was made by Commissioner Choate,seconded by Commissioner Kennedy. The motion carried and the vote was unanimous. ITEM:Adjournment Motion to adjourn at 10:30 p.m.was made by Commissioner Evans,seconded by Commissioner Kennedy. The motion carried and the vote was unanimous. Respectfully Submitted, Kelli Holmes Recording Secretary Last Updated:Monday,Nov 08,2004 Home Page Public Document Search Email Subscriber 'f rJ 2003 Town of South Windsor,CT - Using this site means you agree to the terms of access E-Mail comments/questions to webmaster or use our general comments page. http://southwindsoret.virtualtownhall.net/SWindsorCT Plpning/S004702AB-004702FE 3/1/2005 Sep 08 05 09:04a Walter Kebalo 860-644-2577 p. 1 Zoning Board Members Town of South Windsor South Windsor, CT 06074 860-644-2611 September 7, 2005 Sharon Ciarlo 175 Wheeler Road Apt 1 South Windsor, Ct 06074 860432-7944 Dear Board Members, My husband Nick and 1 would like to request a Special Exemption for the property of 175 Wheeler Road. We have enjoyed living here for two years. There is very little activity in connection with the office in which we share a common entryway. It is very quiet and peaceful during business hours. I had the opportunity to work in the office for a brief period of time. For the most part there are only one or two people in the office; occasionally there are four (three of which are family members). Those who actually work in the field are rarely on the property since they have their own trucks and leave from their respective homes to the job site. Nick has been permanently disabled for five years and was recently hospitalized for five weeks with follow up care at a rehabilitation facility. Its naturally a concern for both of us when he is left alone while 1 work Tuesday night after a brief leave, I found Nick helplessly on the floor from a fall; he had been there for a half hour. On numerous occasions the Kebalo's have been an invaluable help to us. Having someone nearby during business hours in the event of health issues or unexpected repairs is very reassuring. It would be of great concern and worry if this arrangement was altered. 1 am asking the board to please consider these most important facts. Respectfully yours, Sharon Ciarlo Sep 09 05 09:05a Walter Kebalo 860-644-2577 p. 2 Me 3rzoa&Rance .Sou&`w uk",U CW74 September 7, 2005 Town of South Windsor Zoning Board of Appeals I am writing in support of Walter and Andrian Kebalo's application for 175 Wheeler Road. They have continued to improve this property so that it blends harmoniously with the surrounding development. They have been excellent neighbors. Sincerely, Dann M. Pineo,President Wheeler Estates Condo Association Sep 08 05 09:05a Walter Kebalo 860-644-2577 p. 3 September 7,2005 . Town of South Windsor,CT To Whom it May Concern: We write in support of the application of Walter and Andy Kebalo,that office space at 175 Wheeler Road be approved as such, on a permanent basis. Sincerely, "K.Hunt Holly 203 Kebalo Lane South Windsor,CT Celeste Arcell 204 Kebalo Lane South Windsor,CT Sep 08 05 O9:O5a Walter Kebalo 060-644-2577 p. 4 X ed LI G Aj �. J _ - oz, / � J L-4rZ . r -1 . � 2G �� r Sep 08 05 09:05a Waiter Kebalo 860-644-2577 p.5 Elaine A. Sallivan 102 Kebalo Lane,South Windsor,CT 06074 September 7,2005 Zoning Board of Appeals Town of South Windsor Application for variance Kebalo Electric,Co.,Inc. As a resident of Wheeler Estates and an employee of Kebalo Electric,I would like to go on record as being in favor of this variance request. Having Kebalo Electric in close proximity has provided me with a sincere sense of security. In the event of an emergency I blow that these is generally someone at the office and that they would be here widen moments. It is also a tremendous benefit to have Kebab Electric close enough to walk to work with my dog. Please approve their application for the variance so that I will not be forced to lose the secure feeling I have living here at Wheeler Estates or having to travel to my position as Office Manager of Kebalo Electric. Thank you, cR � Elaine A Sullivan 102 Kebalo Lane South Windsor,CT 06074 4 / Exhibit A Floor diagrams Interior and exterior pictures Kebalo Office Conversion Request Office Conversion Overlay Zone Located at: 175 Wheeler Road South Windsor, CT 06074 Owner: Walter and Andrian Kebalo, KF Properties LLC September 7, 2005 Prepared by: welter kebalo Telephone 860.644.5124 Page 1 f 1 i oM ra 1 Garage t Dmrewayj i 8S, E a _ i Common:Lobby Porch First Floor Plan of 175 Wheeler Road, South Windsor, CT Garage portion was built as a horse barn constructed of cement block and slate roof. Since 1961 it was used as a carpentry shop, machine shop and finally an electrical shop. The Apartment portion was moved 75 feet west to its current location and attached to the garage in 1995. Page 2 Office Common Lobby @ i G Second Floor Plan of 175 Wheeler Road, South Windsor, CT Office portion was built as a dance hall with 10 foot ceiling. The Common Lobby includes the main entrance with access to all the floors of both portions of the building. Page 3 0 48'- 1' �t 1ST FLOOR APARTMENT N o I - --------- -L-----------r-L------- -� COMMERCIAL LOBBY - GARAGE ' 1ST FLOOR 41'-5" I 13� '-3" 0 48'-2" i _ 2N D FLOOR APARTMENT 15'-6" 7'-O LOBBY - Q, OFFI CE , 2N D FLOOR 175 WHEELER ROAD SOUTH WINDSOR L 41'-5" SCALE 1 / 16" = 11- 0" HOUSE DIMENSIONS t f k w ie F 1. .Historic house built in the 1890's 176 Smith Street(now 175 Wheeler). Picture taken in 1%1 from Wheeler Road. The horse barn/dance hall is on the left with the hip roof. _t T 4-; irr 2. 176 Smith Street(now 175 Wheeler)side view before any renovations and before house was moved. Picture taken from Smith Street. The horse barn/dance hall on the right with the hip roof. Owned by the Kebalo's since M. Page 4 e 3. Same building at 175 Wheeler Road showing commercial garage and offices(former horse barn/dance hall). View taken from new Wheeler Road. Constructed of cement block and original slate roof.Circa early 1900's. �T i 4. Same building showing natural screening of the commercial portion of the building and parking spaces. The apartments are on the left,the main lobby is in the center. Page 5 i 5. Additional natural screening of parking spaces. Building lot 2 is to the right,when built will have additional screening buffers. Note the well established natural buffer in rear property line. 6. Same building. Located on the corner of Smith and Wheeler Road this view was taken from the intersection. House portion built 1890's and moved in 1995. Major interior and exterior renovations and upgrades were completed in 2004. Page 6 T ; K x � � l � f ' �•- P �� } �, s *ter 9 �� -���§ � • t" -a F ' I 1 I I I it II 11 1 I I 1 1 1 / ' I 1 11 II I d e , t a' r. B�bg b.• a � r d e- W„ - WI t ' f k ; F f 3.. i 9. New lobby built 1995. Door to first floor apartment. Stair posts and balusters are from the original 1890's house staircase. 4 1 5 - tr r f t S t46'3i } �3v 10.New lobby staircase providing access to the 2°d floor apartment and office. Built using posts and balusters from the original 1890's house staircase. Page 8 r - � I r 11. Second floor apartment entrance. Railing and balusters are from the original 1890's house staircase. -c f Is H � r K� � 4 {a^ C y--------------SK k� »� k'- t 12. Second floor office entrance. Office was originally built as a dance hall in the early 1900's. Page 9 k �F f r 13.Open office(formally dance hall)with individual workstations and original chandelier. The conference room is the area behind the clock. r% Y cif" ,x S� "P 14.Left: Doors to individual offices with the original ten foot ceiling. 15.Right: Original pot belly stove and wooden floor boards. Entrance to conference room. Page 10 } �.......... ����;\.�� � �� � 16 Office conference room showing original corner cabinet relocated from the historic . house. 17 View of new Wheeler Rosa and entrance of"Wheeler Estates" Senior Residents Condominium looking north taken from intersection of Smith Street. 175 Wheeler 6 on the left. Page !! l ,.1 l .air IS IS Mfg .:.00 "Was To MIN wass too } 1 1 II I I I I r 1 1 II 1 1 1 1 I � 1 1 r < •€T by �Y � h E� � k S. - A is LLL d ` s _- � � T �-,�' •,tip/E B� -'L��vs.� � � 4 -.�,,�?fK 3�,,, r `-- x 3'..� "fir � -•�,zy., �',�€'�r � '}�.l .g.. -�"'_ �'`r a .i. MON tis i iia" ein ss� � ` /(1 •1 fl{ u.u�i I 1 1 1 0 1 I r I I I 1 :•. ' 1 I I I I I 1 1 l i 1 s l l I II I • t t f is .m 1 I � 1 1 1 1 I ' 1 I 1 1 II I I r l II 1 Uy 22.View looking southwest Pleasant Hills Condominiums taken from intersection of Smith and Wheeler. 23.View of Smith Street looking west taken from intersection of Wheeler Road. 175 Wheeler Road is on the right. Page 14 NAME: Michele Lipe DEPARTMENT: Planning DATE OF REQUEST: 9/12/05 REQUESTED DUE DATE: 10/6/05 APPROVED BY DEPARTMENT HEAD OR CHAIRPERSON: TYPE OF SERVICE REQUESTED: (Check Appropriate Box) ® Legal Opinion ❑ Review Contract or Other Document ❑ Litigation (Specify Document Below) ❑ Attend Meeting ❑ Prepare Contract or Other Document ❑ Other (Specify Document Below) (Specify Below) QUESTION TO BE ANSWERED OR SPECIFIC SERVICE REQUESTED: See attached application. The ZBA has requested a legal opinion related to Appl 2657-05, KF Properties - request to section 5.6 to allow the office conversion overlay zone to be applied to this property Is this an application that is even appropriate for the ZBA to act on (in light of Section 18.4.1 restrictions on use variances)? What implications (if any) does the 1969 special use permit have on this property? (Does it provide for any"grandfathered" commercial uses? Currently the garage area is being utilized for the storage of equipment related to the electrical business, tools and other equipment{street sweeper} used witt he management company.) FACTS: (Overview of Facts Surrounding Question Presented or Service Requested) DATE DATE RECEIVED: COMPLETED: DESIGN PROFESSIONALS, INC. civil engineers ♦ planners ♦ surveyors landscape architects ♦ gis ♦ gps October 6,2005 Marcia Banach,Director of Planning Town of South Windsor 1540 Sullivan Avenue South Windsor, CT 06074 DPI Project No. 05-2159 RE: ZBA Application 175 Wheeler Road South Windsor, Connecticut Dear Marcia, On behalf of my clients, Walter&Andy Kebalo, and pursuant to the above-referenced application,I hereby grant to the Zoning Board of Appeals a 35-day extension to close the hearing and render a decision. Thank you. Respectfully submitted, DESIGN PROFESSIONALS INC. By: Peter R. DeMallie Principal CC: Walter&Andy Kebalo 165 South Satellite Road,South Windsor,Connecticut 06074 Tel:(860)291-8755•Fax:(860)291-8757 Email:dpicivil@aol.com S0VIN St J a 1540 SULLIVAN AVENUE SOUTH WINDSOR, CONN. 06074 �l�OsOR-CO AREA CODE 860/644-2511 November 14, 2005 CERTIFIED#70020460000197444361 Design Professionals, Inc. Attn: Peter DeMallie 165 South Satellite Road South Windsor, CT 06074 RE: Application #2657-05—KF Properties, LLC, 175 Wheeler Road, A-20 zone Dear Mr. DeMallie: At the.meeting of the South Windsor Zoning Board of Appeals held on November 3, 2005, the Board denied your request for a variance to section 5.6 to allow the office conversion overlay zone to be applied to the property located at 175 Wheeler Road, A-20 zone. The reason for denial is as follows: The application before the Board constitutes a use variance because it seeks the variance of zoning regulation to allow a particular use where it is not otherwise allowed. The Zoning Board of Appeals has no authority granting a use variance when a use variance is allowed within another zone. Very truly yours, Ld,'P- ephen Wagner, Chairpe n Zoning Board of Appeals SW:dr cc: Building Department KF Properties, LLC Yo l T 48'—2" 45'-1 t 1 2" 28'—9" 101—5" g,—011 �Du� a.tc ,D o If�f 60 ------------------- Garage Addition EI.106.42 BM—T-7" (-9111) 0Foundation Plan Typ. 4 Lolly Column Typ. 20"x20"x10" 1 N ; Conc. Footing CO 5'—2" 5'—4" 4_6" 4'—3" 0 4•— 5'—5" 5'—5" —7 1 2" ip �f'f7�g8 I in ❑ New oundation fx 4'-9 3/ W-4 7 8" 9 16'-8 7 8" 13'-3" N New ) 2' X 10' Beam Exist[ g Chimney f7 6b, Conc. slab �+ M Ramp Up Cont. Ramp p Cone. 11 .0 ► _ S(AIPLS ) �lr'•� Wood Frame Landing - Stab Typ. Ramp Up _ New Foundation For to in Existing Fireplace N m b Ramp Up Ramp Up o, ao All Wood beams existing iv unless noted iv m M ^ a _ 0 4' 1 tR U O li U iD 1 (V N ap O x� v x- N v lV^ Rc t d aar i D,57L —2 9 16 6'-8 1/2" 24� �� 31'-2 9 16" Up w'ICone. Retaining 18'-11 1 8" �sT/d YJY,66, N 19=4 1 8' � 2"x4'=16"O. Bearing Part on rL/Z Cont. Porch 2'`'O Existing Garage \ 2"W' Floor ois N +' 16" O.C. M ,V) r He4a (ZA),O ��0 0{ �g�2AG, w ` House 8c Addition -01, 11 Foundation Plan 6'-81 2" iiggt, _ .. ! l DO ° \`'` 41'—5 1/2" 13-Y' KEBALO ELECTRIC Co. I��K i SOUTH yvi;�e 6 Smith Street VV SOR, CONNECT;CUT Otj074 f/';=/ i 0 t, (?" l 644-5)124 I I