HomeMy WebLinkAboutApplication KEBALO ELECTRIC (2) TOWN OF SOUTH WINDSOR
` PLANNING&ZONING COMMISSION
APPLICATION FORM
Application No: / p RECEIVED , 4
(91cial Receipt Date:
JUN 0 8 2�i2 '
,�.oceipt No: p7 7 d
SOUTH MNDBOR PLANNING DEPT.
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
ASSESSORS MAP# 17 PARCEL# 1 ZONE a A-20
—NAMEvADDRESS,-TBL=&-FAX-#-0E-pE3ZSON-Tfl-WHOM-INQUIMS-SHOUL-D-BE�DIRECTED: .
Walter Kebalo 860-644-5124 fax 860-644-2577
175 Wheeler Road, South Windsor, CT 06074 Estimated presentation time: 15 m n
THIS APPLICATION IS FOR: (Check all that apply):
L, Zo e.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 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) days
prior to being heard by the Commission.
Signature of Applicant Signatu a of Property Owner
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1540 SULLIVAN AVENUE • SOUTH WINDSOR, CT 06074
f�Osox CO TELEPHONE (860) 644-2511
CERTIFIED MAIL#7011 1570 0000 6337 2898
July 27, 2012
Mr. Walter Kebalo
175 Wheeler Road
South Windsor, CT 06074
RE: Appl. # 12-30P, Kebalo Temporary&Conditional Permit
Dear Mr. Kebalo:
We are pleased to advise you that the Planning&Zoning Commission voted on July 24,
2012,to approve the above referenced temporary and conditional permit to allow Appl.
12-30P, K. F. Properties LLC-request for renewal of a two-year temporary and
conditional permit for the Kebalo Electric Company office located at 175 Wheeler Rd,
A-20 zone. This approval is subject to the following modifications:
1. The Temporary and Condition permit will expire on June 12, 2014, and must be
renewed before that time if the use is to continue.
2. All free standing signs and temporary signs require the issuance of a sign permit
before they are erected.
3. A landscaping bond in the amount of$1000 is required and will be held for a full
growing season after the landscaping is installed. The approved landscaping plan
must be installed prior to the end of the fall planting season(November 15, 2012).
Sincerely,
- - s-�
Patrick Kennedy, Chairman
Planning and Zoning Commission
Cc: Zoning/Wetlands Enforcement Officer
Chief Building Official
Assessor
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w° 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CT 06074
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CERTIFIED MAIL 7011 1570 0000 6337 2850
July 11, 2012
Mr. Walter Kebalo
175 Wheeler Road
South Windsor, CT 06074
Dear Mr. Kebalo:
Re: Appl. # 12-30P, Kebalo Electric Temporary and Conditional Permit Renewal
Please be advised that the Public Hearing of the Planning & Zoning Commission in
the above referenced matter has been scheduled for Tuesday, July 24, 2012 at 7:30
PM in the Council Chambers of the South Windsor Town Hall, 1540 Sullivan
Avenue. Someone must be present at the hearing to represent the application.
Two signs 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.
The signs must be posted on Wheeler Road and Smith Street by Saturday, July 14,
2012.
Signs can be obtained in the Planning Department. If you have any questions, feel
free to call 860- 644-2511 Ext 253, Monday - Friday, 8:00 a.m. - 4:30 p.m.
Sincerely,
Lauren Zarambo
Planning Department Secretary
07/11/2012 WED 10: 25 FAX 210 349 2464 ERCC OFFICE 1@001
*********************
*** FAX TX REPORT ***
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TRANSMISSION OK
JOB NO. 3927
DESTINATION ADDRESS 98606442577
PSWD/SUBADDRESS
DESTINATION ID
ST. TIME 07/11 10:24
USAGE T 00' 37
PGS. 1
RESULT OK
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1540 SULLIVAN AVENUE.SOUTH WINDSOR, CT 06074
TELEPHONE(860)644-2511
CERTIFIED MAIL 7011 1570 0000 6337 2850
July 11, 2012
Mr. Walter Kebalo
175 Wheeler Road
South Windsor, CT 06074
Dear Mr. Kebalo:
Re: Appl. # 12-30P, Kebalo Electric Temporary and Conditional Permit Renewal
Please be advised that the Public Hearing of the Planning & Zoning Commission in
the above referenced matter has been scheduled for Tuesday, July 24, 2012 at 7:30
PM in the Council Chambers of the South Windsor Town Hall, 1540 Sullivan
Avenue. Someone must be present at the hearing to represent the application.
Two signs 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.
The signs must be posted on Wheeler Road and Smith Street by Saturday, July 14,
2012.
Signs can be obtained in the Planning Department. If you have any questions, feel
free to call 860- 644-2511 Ext 253, Monday-Friday, 8:00 a.m. -4:30 p.m.
Sincerely,
STANDARD APPROVAL MODIFICATIONS FOR
TEMPORARYCONDITIONAL PERMIT
PROJECT: Kebalo T& C Renewal APPL. #12-30P
This approval is subject to the following conditions:
1. The permit will expire on 2/9/14, 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.
Appl 12-30P, KEBALO ELECTRIC T & C PERMIT RENEWAL
PH 7/10/12
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 2010 expired on 2/9/12.
2. The applicant has submitted a history of the property, description of the
activities on site associated with the operation of Kebalo Electric,_Uoor
n� ;�tnrr�c of the nrnrPrty
3. The applicant's narrative indicates that there are several office workers
and that there are no evening or weekend hours. Vegetation exists along
the northern lot line providing for screening for the potential owner of lot
2.
4. The wording of the T & C permit regulation is that, "Temporary and
conditional permits may be granted by the Commission for a period not
to exceed 2 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."
5. If this
application is approved, the planning department
artment 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 arrang&for-private refuse
doff c on.
Temporary and Conditional Permit Renewal
Kebalo Office
Located at: 175 Wheeler Road
South Windsor, CT 06074
Owner: Walter and Andrian Kebalo, KF Properties LLC
une 8, 20-12
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
June 8, 2012
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 lives on the premises. 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
and Smiths Corner 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
Volultte 352 Page M 060
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91, AU Ptoptt to MOM tbta Ptt8fntg Bw Calm, 45ratutgr. ;/ry'l*f
land fie,v1d WE,PAM KEMA10 and HUM KMIO,both of the Taan of South Yol.7 91 PAGE O 12 J
ut
tWrbar,txt:nty of Hartford and state of Conrcotio ,hereinafter referred to as
vea�ors- 03973 003172
I, Robert W. Warren, Chairstut of the South Windsor son ing
Board o[ Appease hereby certify that on April 7, 1994, the
forting Soard of Appeals granted to: Paul, Helen, Walter a
ldr the i+owubinCon of .Andrian label* a 5 foot variance to Section 10.2 of the
No monetary Coosldezatien Zoning Regulations to construct a house With a 35 foot front
O S. ® -I,Q�9PLD�=rtford oan renisee-louLad�Ls--r o-c ••-i•-.w eti+Nt
State of Connecticut,hereinafter referred to as-Aeleas st- and more¢artieularly bounded and described as follovet
do we,m4em,and lon wr QUIT CLAIM unto the mid PAM 7®AW,@7Et 1®Mh,
MMM PALL PMMID and ANUUM1 S.JUMAW IPanRar aed
Damai, sd�lamat tar 5nsc1 a �anp AWr.
psmar, ay lad ea at tea.ely et awe ytaat
sototxi my taus ser.at.d .
tomes. IN lad em,law d ear a.adth,ad lett d or lkeaalr
t aeei.n tm®oxp.v.
sod auto the Me-I-r of tbean,and-to the heir.ad edited d the our I—of then rateuv,aH arch SM4 µet:t an alas eae jee ben a A.174 faith ttmte.rem,wbabt,
ddn,Htie,atenat,eb—and demand wbataeyey a WE the aid ,pe;tLq s aat e.adore td as a owl e,7.d.mM+talq t.s aaa,
Reim"bee or outht to haze in a to a certain den oe La,eeneeiee g'A." Oaal d rnt ntey]d a and aaada
F,N tAt Tv and Pig or'pamrll of landr with the -am rmedK!n AliA4e 1tl ae aP�li7 Ot tln;rota claret fd dada.`
iaprvue eats thereon,situated in rite Tetra Of 9oitffi Windse.
County of Hartford annd State of mtrnetteut,containing thirteen(13)aces. 7afe t+ m m qd .pdryiy 3ta,salt maaietlea
sore some particularly
or less,and artic ularly band an
d d desQib ed as folla+st - a.t ado aedalpi md4r,eat at to ma t and mode.
NDA7SERHX and •••• - .
FASTERM By land one time of William itaeshar set Charles Thresher,
and Iatei now or for early rly of Douglas N./rant
PASlflas: By lard now or formerly of Anna French;
OWNER ON RECORD, Pal, Relent Walter a Andrian Retain
SOUROW: By Smith Streets and
y�g, By Lind one tied of Ororga A.nth,and later now or fornerly Dated at South Windsor, Connecticut this Sth day of April
1994.
of Hartman lobaow Orepany.
Said prxedses are also 9-tines known as No.176 S ith Street,South Windsor,
Connecticut.
Robert N. Warren, Cho rnen �
certain
or parcel of
seeders.ovrveiede Warranty Deed of Walter�l��gmd Hgania acres, PUBLIC ACT i75-317
Haelaiko,at al to Sobdee fak.1miok and Olga Wakrpiuk dated June 28.1974
and recorded in Volume 181 at Page 327 of the South Windsor land]records. Received for Record tyday of Mg 1 1994
said lnemiaes are st,3ect m building,building line,zoning restrictions at -
aid other amicipal ordamiret of the Town of South Windsor. '/
h'o FOnveyattoa Tax eoi:cctad ATTEST, VOl 7 9 1 '.
Nfo Conveyance Tax collected /-- n n
�a ._...<�, /ir+� "-m clak�or scorn�m�or ' Lv
Town Clerk of South Win or _ � �� ��• ids
Deed on left and Variance on the right
Page 4
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Partial plan of 175 Wheeler Road (formally 176 Smith Street)
Before Wheeler Estates Development
Page 5
PLANNING DEPARMENT
IN-HOUSE REFERRAL FORM
DATE: 6/8/12
TO: Matt Galligan, Fred Shaw, Michael Gantick,Rich Bond, Walter Summers, Jeff Doolittle
Ray Favreau, Karl Reichle, Mark Owens, Chris Dougan, Sherry McGann, Ron Asselin,
John Caldwell, Dennis Sheridan
FROM: Michele Lipe,AICP, Town Planner
The Planning&Engineering Departments have received plans for the following projects:
Appl 12-30P, 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 6/22/12 and return to the Planning Department.
Page 1 of 1
Zarambo, Lauren L.
From: Bond, Richard
Sent: Monday, June 11, 2012 9:28 AM
To: Zarambo, Lauren L.
Subject: RE:
No objections.
Lt.Rich Bond
Commander-Special Services Division
South Windsor Police Services
151 Sand Hill Rd
South Windsor CT 06074
860-648-6211 (office)
860-982-0351 (cell)
richard.bond(osouthwindsor.org
This message is intended only for the use of the individual or entity to which it is addressed and may contain
information that is privileged,confidential,and exempt from disclosure under applicable law. If the reader of this
message is not the intended recipient or the employee or agent responsible for delivering the message to the intended
recipient,you are hereby notified that any dissemination,distribution or copying of this communication is strictly
prohibited. If you have received this communication in error,please notify me immediately by telephone.
From: Zarambo, Lauren L.
Sent: Monday, June 11, 2012 8:42 AM
To: Asselin, Ronald; Bond, Richard; Caldwell, John; Doolittle, Jeffrey; Dougan, Christopher; Favreau,
Raymond; Galligan, Matthew; Gantick, Michael; McGann, Sherry; Owens, Mark; Reichle, Karl; Shaw, Fred;
Sheridan, Dennis; Summers, Walter
Subject:
Please find attached In-House Referral form for Kebalo Temporary and Conditional Permit on 175
Wheeler Road.
Please forward any questions or comments to the Planning Department.
Thank you,
Lauren
Lauren L Zarambo
Planning Department Secretary
Town of South Windsor
1540 Sullivan Avenue
South Windsor, CT o6074
860.644.25n ext 253
6/11/2012
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