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Home My WebLink AboutApplication Kebalo Electric TOWN OF SOUTH WINDSOR I PLANNING&ZONING COMMISSION ' +` APPLICATION FORM .. Application No: � RECEIVED Official Receipt Date: I - Receipt No: JAN APPLICANT: K.P. Properties LLC PROJECT NAME: 175 Wheeler Road, South Windsor, CT 06074 ADDRESS: 175 Wheeler Road, South Windsor, CT 06074 OWNER OF RECORD ON LAND RECORDS: K.F. Properties LLC ADDRESS: 175 wheeler Road, South Windsor, CT 06074 COMPLETE LOCATION OF PROPERTY: 175 Wheeler Road, South Windsor, CT ASSESSOR'S MAP# 17 PARCEL# 1 ZONE a A-20 NAME,ADDRESS,TEL&FAX# OF PERSON TO WHOM INQUIRIES SHOULD BE DIRECTED: Walter Kebalo 860-644-5124 fax 860-644-2577 175 Wheeler Road, South Windsor, CT 06074 Estimated presentation time: 15 min THIS APPLICATION IS FOR: (Check all that apply): ❑ Zone.Change to . ... (Public Hearing.required and Certified letter to abutters required) •❑ Subdivision%Resubdivision ❑ Open Space Subdivision (Public Hearing Required) ❑ Subdivision ❑ Minor ❑ Major ❑ Resubdivision(Public Hearing-Required) ❑ Minor❑ Major ❑ Conditional Approval ❑ Special Exception to Article (Public Hearing, Certified letter to abutters required) ❑ Site Plan of Development ❑ General Plan of Development ❑ Earth Filling(Sec. 15) and/or Earth Removal (Sec. 14.-Public Hearing Required) ❑ Regulation Amendment ❑ Zoning ❑ Subdivision (Attach proposed amendment) (Public Hearing Required) ® Temporary ( g p ary and Conditional Permit for Public Hearing.Required) _ Operation of an office ❑ In Law apartment/Accessory Apartment(Public Hearing Required) ❑ Major Home Occupation for (Public Hearing Required) ❑. Other(explain in detail) An Application Pending sign is required to be posted on the property for all applications ten (10) day prior to being heard by the Commission. Signature of Applicant Signat a of Property Owner wt,�LTaz 1 3,'}c.�J� MAPJA�i�tZ RECEIVED JAN 2 0,2010 PLANNING DEPARMENT IN-HOUSE REFERRAL FORM DATE: 1/13/10 TO: Matt Galligan, Fred Shaw, Michael Gantick, Rich Bond,Walter Summers,Jeff Doolittle Ray Favreau,Karl Reichle, Mark Owens,Steve Lavigueur, Chris Dougan, Bob Deptula John Caldwell, Dennis Sheridan,Ron Asselin FROM: Marcia A. Banach, AICP,Director of Planning The Planning&Engineering Departments have received plans for the following projects: Appl 07-15P, Kebalo Temporary and Conditional Permit(2-year renewal request) Location: 175 Wheeler Road ❑ Site Plan ❑ Subdivision No. Acres .5 Zone A-20 ❑ Industrial ❑ Commercial ❑ Residential No. Lots/Units Water: Public ❑ Private Well Sewerage: ® Public ❑ Septic System Project Description: Continue to use building for offices Future Town-owned property involved? ❑ Yes ® No ❑ new street(s) ❑ new detention area ❑ new open space/recreation area ❑ active ❑passive Planning Department notes: Please comment by 1/20/10 and return to the Planning Department. The Health dept does not have any concerns with this application PLANNING DEPARMENT IN-HOUSE REFERRAL FORM DATE: 1/13/10 TO: Matt Galligan, Fred Shaw, Michael Gantick, Rich Bond, Walter Summers,Jeff Doolittle Ray Favreau, Karl Reichle, Mark Owens,Steve Lavigueur, Chris Dougan, Bob Deptula John Caldwell, Dennis Sheridan,Ron Asselin FROM: Marcia A. Banach, AICP, Director of Planning The Planning&Engineering Departments have received plans for the following projects: Appl 07-15P, Kebalo Temporary and Conditional Permit(2-year renewal request) Location: 175 Wheeler Road ❑ Site Plan ❑ Subdivision No. Acres Zone v)O a ❑ Industrial ❑ Commercial ❑ Residential No. Lots/Units Water: 0 Public ❑ Private Well Sewerage: N Public ❑ Septic System Project Description: Continue to use building for offices Future Town-owned property involved? ❑ Yes No new street(s) ❑ new detention area ❑ new open space/recreation area ❑ active ❑passive Planning Department notes: Please comment by 1/20/10 and return to the Planning Department. PERMITS/INSP PAYMENT RECPT#: 20392717 TOWN OF SOUTH WINDSOR 1540 SULLIVAN AVENUE SOUTH WINDSOR CT 06074 DATE: 01/12/10 TIME: 16:02 CLERK: mariadace DEPT: CUSTOMER#: 0 PARCEL: CHG: DEP DEP FEE 125.00 AMOUNT PAID: 125.00 PAID BY: KF PROPERTIES PAYMENT METH: CHECK 2609 REFERENCE: A AMT TENDERED: 125.00 AMT APPLIED: 125.00 CHANGE: .00 ,OUTH WWNDSOR 'CANNING DEPT. 110'NN Seq O -au� O-P S_au� %01z� s � w� 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CT 06074 �f�OsoR•ca TELEPHONE (860) 644 2511 CERTIFIED MAIL 7008 1300 0001 4578 5621 Walter Kebalo Kebalo Electric 175 Wheeler Road South Windsor CT 06074 January 28, 2010 Dear Mr. Kabalo: Re: Appl # 10-03P, K.F. Properties LLC Please be advised that the Public Hearing of the Planning & Zoning Commission in the above referenced matter has been scheduled for Tuesday, February 9, 2010 at 7:30 in the Council Chambers of the South Windsor Town Hall, 1540 Sullivan Avenue. Someone must be present at the hearing to represent the application. One sign advertising the hearing must be posted on the property for ten (10) consecutive days prior to the hearing and must be clearly visible from a town street. Please have one sign posted on 175 Wheeler Road by Friday, January 29, 2010. Signs can be obtained in the Planning Department. Sincerely, Ar e' Maria D. Acevedo Administrative Secretary r, ,SOW N Sf4 ® O To� 0 S_0� ?d&U&9.t 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CT 06074 �f�OSOR•c° TELEPHONE (860) 644-2511 CERTIFIED MAIL 7008 1300 00014578 5638 February 17, 2010 Mr. Walter Kebalo Kebalo Electric 175 Wheeler Road South Windsor, CT 06074 Dear: Mr. Kebalo: Re: Appl. # 10-03P. Kebalo, Temporary&Conditional Permit Please be advised that the Planning and Zoning Commission at its February 9, 2010 meeting approved the above-referenced application. This approval is for a 2 year temporary and conditional permit on property located at 175 Wheeler Road, A-20 zone. This approval is subject to the following modifications: 1. The permit will expire on 2/9/12, and will have to be renewed at that time. 2. Refuse from the business cannot be disposed of with residential refuse.Adequate arrangements must be made for business refuse disposal. 3. The number of non-family member employees is limited to three(full-or part-time). There is no limit on the number of family employees. 4. Commercial vehicle parking on the street is prohibited. Sincerely, 4&_ C k Patrick Kennedy, Chairman Planning and Zoning Commission PK/ma cc: Zoning/Wetlands Enforcement Officer Chief Building Official Assessor ` STANDARD APPROVAL MODIFICATIONS FOR TEMPORARYCONDITIONAL PERMIT PROJECT: Kebalo T& C Renewal APPL. #10-03P This approval is subject to the following conditions: 1. The permit will expire on 2/9/12, and will have to be renewed at that time. 2. Refuse from the business cannot be disposed of with residential refuse. Adequate arrangements must be made for business refuse disposal. 3. The number of non-family member employees is limited to three(full-or part-time). There is no limit on the number of family employees. 4. Commercial vehicle parking on the street is prohibited. App107-15P, KEBALO ELECTRIC T & C. PERMIT RENEWAL PH 2/12/10 1. Request for a two year temporary and conditional permit for an electrical contracting business at 176 Wheeler Road, A-20 zone. Kebalo Electric has been operating the business from this location since about 1987. The commission originally approved a temporary and conditional permit on 10/31/00, and the most recent approval in 2003 expired on 9/16/04. In that 2003 approval, the Commission did encourage the applicant to explore other options for location of the business, including commercially zoned property. 2. In 2005, the applicant applied to the ZBA for a variance that would clear the way for this property to be considered under the office conversion overlay zone, but that was denied by the ZBA. In 2006, Atty Hal Cummings applied to the PZC for a text amendment to that same regulation which would allow office uses at this location; again, the application was denied. The applicant received a two year T&C renewal for the office in 2007. 3. 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 and other equipment related to their property maintenance business. There is an office, approximately 1,200 sf, in the house from which the electric business is conducted. KF Properties LLC, utilizes the office as well for property management. 4. The applicant has submitted a history of the property, description of the activities on site associated with the operation of Kebalo Electric, floor plans and pictures of the property. The parking lot was expanded to accommodate six cars when the subdivision was constructed. 5. The applicant's narrative indicates that there are three part-time office workers and that there are no evening or weekend hours. Vegetation has been planted on the northern lot line providing for screening for the potential owner of lot 2. 6. 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 if, 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 as are general offices. It is also probable that an electrical contracting business would qualify under the similar uses provision of the General Commercial zone. 7. If this application is approved, the planning department recommends that since this has turned into a long term office, the Commission consider limiting the number of employees (currently there are three part-time workers) as well as require the applicant to arrange for private refuse collection. Temporary and Conditional Permit Renewal Kebalo Office Located at: 175 Wheeler Road South Windsor, CT 06074 Owner: Walter and Andrian Kebalo, KF Properties LLC January 11, 2010 Prepared by: Walter Kebalo Telephone 860-644-5124 Page 1 Application Narrative Statement KF Properties, LLC 175 Wheeler Road (Formerly known as 176 Smith Street) South Windsor, Connecticut January 11, 2010 Walter and Andrian Kebalo's KF Properties, LLC requests renewal from the Planning & Zoning commission for a temporary and conditional permit to operate a Kebalo owned business, Kebalo Electric Company (1,200 square feet). 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 horse barn 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 horse barn was utilized as a carpentry shop, and in 1969 the Town granted permission for a machine shop, also contained within the horse barn. 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 2000. On November 3, 2005 the Kebalo's requested approval from the Zoning Board of Appeals for an office conversion pursuant to Section 5.6 of the South Windsor Zoning Regulations. All criteria contained therein for an office conversion were met with one exception, which is the requirement that the location for such office be on Buckland Road, Oakland Road, Ellington Road, Route 5 or Sullivan Avenue. The specific variance request was to Section 5.6.4 to allow an office conversion on Wheeler Road and Smith Street (i.e., at 175 Wheeler). On November 14, 2005 ZBA denied the application. In 2006, Atty. Hal Cummings applied to the PZC for a Page 2 text amendment to that same regulation which would allow office uses at this location; again, the application was.denied. Today the Kebalo office operation is used by three office workers. One is a part time secretary. The other is a foreman that uses the office mostly part time in the morning and Walter who lived across the street. Also using the offices occasionally, are Andy and the owner's other family members. General information: 1. The particular site has been used as an office for some 10 years without objection or impact on any abutting property owner. 2. Kebalo Electric has operated from this site since 1987 without any objection or impact on any abutting property owner. 3. Adequate parking exists on the subject property. 4. There will be no need for any on-street parking. 5. 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. 6. Kebalo Electric does not require any exterior signage at this location. 7. The subject office is subject to normal property and personal property taxes. 8. The office has not and will not require evening or weekend office hours. 9. The Kebalo family provides services to the adjoining wheeler Estates senior residence development. 10. Both original structures on the subject property, which were connected in 1995, are historic and well preserved. 11. Conversion of the subject dancehall to any other use would require variances. 17. The subject parcel is diagonally across the street from a large commercially zoned (DC) tract adjacent to the Plaza at Buckland Hills. 21. 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 (e.g., new siding, roofing and painting). . 24. 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. The building's exterior has a residential appearance. Page 3 The commercial use of this office is very limited and low impact to the neighborhood, it provides a sense of security (especially to the Wheeler Estates Senior resident) that have on numerous occasions called on the emergency services of the Kebalos, i.e. being locked out of their homes. Because of the unusual conditions stated above, renewal of the temporary and conditional permit or an office conversion is the only solution. Thank You Walter and Andrian Kebalo Volume 352 'Page No 060 BORN H'I-fMMllptTlrrT yl'll' W1'nrlNtllr,XM11' � ,,,*, ID All people to %atom tbtge PregeRtg*11 &me. t3reeting; ;�tr Buada ge i4•t ,PAUL I®ALo and HM gas= both of the Twit of South Yol.791 PAGE 012 J ,lltdaar,Gbnmty of Bartfora and stato of Conasctiart,herei„atter refera d to as 003172 vReleoecre• 03973 I, :Robert W. Warrant Chairstan of the South Windsor Zoning Board of Appeals hereby certify that on April 7y 1994, th9 ioniaq Board. of Appeals graatad tos Paul, Helea, Walter:& tdr the nrn 61matlnn d MMMOtLMDbWM - .Andriaa label* a S foot variance to Section 10.2 of the Song Regulations to construct a house with a 35 foot front No Monetary Consideration yard remived to our full tatidartiou nfl?",KIMID,twat XMRW,NUM PIA.M RESMO and on:premises.located at& 176 Srlth Street ANDRiAN S.KMALo,all Of the lo,m of South Wirrleart.tbutty of Hertford and State of Oormactiatt,hateineftei referred to as 4aleasees• and more oarticularly_bounded and described as follows da romwe,rclaaao,and fonevor QUIT.CLAMI at.the attd PAW; 1 M=,IMIat 1n MM,... WALM PAW.I EMW and AtmR7Att S,IttMM aemmtt aaa IACa1ar, b lad n the a t411Ya eaedar ad Crr1r TLaae. ad Les ter:foeslr:ee naylr a.Gas" son", b Iald—a aeeslr a!Asa i1 do Samoa,• b aah!matt,ad taemvr, b I"a s tine ee*eats.A.with,mot Lee ae,W aaPOrlr .. .e[S bi Ubaam OaaW1. and unto the encrit er of them,and unto the heirs sad oiiges of the mviva,of them Farrar,all aueli arts pad w ry alas sa..Haas warn a:h.174 aatea copse,seen tWil.s. right,dtk,iSLrest,claim and demandehetasver at HE the aid epec-ePpets!rl.eI yaa�vaea a aerate- s PSI of Led.mnLWar I.S scat. Rakaaora-hnSe at ought b bays is a to a certain Piece or parcel of lard,trittt tdm •w as` b=trd d triter trailallle semi erIS,L ° !see trai+dvX m urea nwetsaX mesa.raw a,l»t buildings and iaplwarents thereon,Situated in the:TWt of South Windsor, cad t eoaa.a in wouse itl at seas I77.4 err aeueh taateer faN hoses• pAnty of Rartford and State of conmoettcut.:containing'thi teen(13)acres. g�P, an nasaani_m bailaA9.w1dn7 3Lr.twJA sat,LtSa+ sore oe:less,and nioxe particularly hounded and described as follaisn ab eder:nadialwt nad4tawa d ens iw:w a loam aAtl.e. �. Ndl>1WALY and EAS1t3R.Ys !ll'land are ties a wiliiaa-Thresher and Charles Thresher, arid later ron:ot foarsly-of Douglas X::Grantt EASTERM By land wd or fonrerly of hma Fcench7' SOUEEAf.Y By.Ssalth Street;and OWNER ON RECORD& Paul, Relent Walter i-Andrian Rebel* WESTEr . By land one tines of George A.anith and later row or famrrly Dated a! South Wiadaor, Connecticut this Sih day of April Of:Hartman Ttbaero Ompany.::. 1994. a Said promises are also svvanttaes knam as No.17a mirth Street,South winds=, - bast W. Warren, Chairmn Excepting therefrom a certain piece at Bar'eal of land.containiM 2-.S Screw Sore or law,conveyed by nhrzanty Deed of halter wasylenko and bxjmda PUBLIC ACT i75-317 wwle ko,et al to 8aidan twksyaduk and Wga Nnk+.ymink dated ate Z8,1974 - - Sod recorded in Voline le at Page 327 of the South winadeonc Lard AeCoras. Received for Record day of11 1994 Sala pcemittes ass stnbject to build 1 building line,Sad"restrictions at �ni . and oeilc Saadcipal:ordinaron of tM Than of South Windsor. ATTEST& :VOL 9-1 M10 Fomeysnaeax eolfacted "No Come"ca Tar ycollected Town Clark South Windsor Clark- _"'h W _ P9� �'�� Deed on left and Variance on the right Page 4 I 94.9 778.40' .►`. ' T �. "•� I I O -p L I I I L— — I I l I I I I: If I I I li Ia � . I I L , II I I � I �I 3 I ► I Z , Partial plan of 175 Wheeler Road (formally 176 Smith Street) Before Wheeler Estates Development Page 5 r DESI o PLSANT HILLS 2 COMI> r L a5= OMINIUMS ZON �� q�.� S +j R E T "o u°'i 61.17' NR�Fct7�n TO AGyEyE gpR uNt c;i� rlp Z N$ 5 W E LER ROAD i l o W ( rn �N ��ao Ie o O a 14 1 Z I W f o rta I I rn � V .""k — + ` w'sloe rwn 187.03' N7/36:PJ W �o oe Ym n LOT ##2 y UNDEVEL�JPEDz Z O N y N N � J M W� rn to QQ4 K c NU � IJ I 1Z ,o 10' SIDE YARD SINGLE FAMILY r II t N I I �D ON r a Wjq TMES $ _ORO, DOM_ IUM L 9` Partial plan of Wheeler Estates Subdivision 175 Wheeler Road is lot #1 On site parking for eight automobiles plus three garage spaces Lot 2 is currently undeveloped Page 6