HomeMy WebLinkAboutApp14-35P Kebalo Office T&C Renewal ` TOWN OF SOUTH WINDSOR
PLANNING & ZONING COMMISSION
APPLICATION FORM Y
* ,.
Application Number: RECEIVE
Official Receipt Date: (o
Munis Application #: JUN 5 ii11I f� A
APPLICANT: -F t P►Z® !� ✓LT 1 Lr ro_. G SOUTH WINDSOR PLANNING DEPT.
PROJECT NAME: U QW` C.e__., TC1
COMPLETE LOCATION OF PROPERTY: 11!; `����✓` R®Q C]
OWNER OF RECORD ON LAND RECORDS. V, + F PoD pr_-i2T1 e S L L C _
OWNER ADDRESS: 1`75 VVhemef PLon A 1 1149,4,v 0. � � Tr
GIS PIN # G3 a D O I -I " ZONE 4-z0
NAME, ADDRESS, TELEPHONE & EMAIL ADDRESS OF PERSON TO WHOM INQUIRIES SHOULD BE DIRECTED:
WAL"Te �yk"o w6? ICe_ba/o . c®A
Estimated presentation time: f 5
THIS APPLICATION IS FOR: (Check all that apply):
❑ Zone Change to (Public Hearing and Certificate of Mailing Required)
❑ Open Space Subdivision/Resubdivision (Public Hearing and Certificate of Mailing Required)
❑ Subdivision ❑ Minor ❑ Major
❑ Resubdivision (Public Hearing Required) ❑ Minor ❑ Major
❑ Conditional Subdivision
❑ Special Exception to Table (Public Hearing and Certificate of Mailing Required)
❑ Site Plan of Development ❑ New ❑ Modification Building(s) Sq Ft
❑ General Plan of Development
❑ Dept of Motor Vehicle License - State Hearing per Section 14-55 for
❑ Earth Filling (Sec. 7.6) and/or Earth Removal (Sec. 7.16) (Public Hearing and Certificate of Mailing Required)
❑ Regulation Amendment ❑ Zoning ❑ Subdivision -Attach proposed amendment (Public Hearing Required)
❑ Temporary and Conditional Permit (Public Hearing Required) for
Temporary and Conditional Permit Renewal for Op EP-A`T/pn! or— 4AJ �Frc
❑ Detached In Law Apartment or ❑ Accessory Apartment (Public Hearing and Certificate of Mailing Required)
❑ Major Home Occupation (Certificate of Mailing Required) for
❑ 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 tyie Commission.
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Signature 7f Applicant Signature I Property Owner
Print Name of Applicant Print Name of Property Owner
Revised 2/2014
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REDFIELD HOME �P ✓ILLMARIE SERIGNESE C��5 G� 5�
OWNERS ASSOCIA TION Gp� 0� J-�
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PAYMENT SUMMARY RECEIPT
TOWN OF SOUTH WINDSOR
1540 SULLIVAN AVENUE
SOUTH WINDSOR CT 06074
DATE: 06/12/14 CUSTOMER#: 000000000
TIME: 10:30
CLERK: laurenlz
RECPT#: 20702892 PREV BAL:
TP/YR: MS/2014 AMT PAID: 140.00
BILL: ADJSTMNT:
EFF DT: 06/10/14 BAL DUE:
PERMITS/INSP PAYMENT
-----------------TOTALS-----------------
PRINCIPAL PAID: 140.00
INTEREST PAID: .00
ADJUSTMENTS: .00
DISC TAKEN: .00
AMT TENDERED: 140.00
AMT APPLIED: 140.00
CHANGE: .00
PAID BY: K.F. PROPERTIES LLC
PAYMENT METH: CHECK
PAYMENT REF: 2812
PLANNING DEPARMENT
IN-HOUSE REFERRAL FORM
DATE: 6/12/14
TO: Matt Galligan, Fred Shaw, Michael Gantick, Glenn Buonaducci, Walter Summers, Jeff
Ray Favreau, 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 14-35P, 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 6/27/14 and return to the Planning Department.
App114-35P, KEBALO ELECTRIC T & C PERMIT RENEWAL
PH 7/8/14
1. Request for a two year temporary and conditional permit for an electrical
contracting business at 175 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 for
the Kebalo Electric office on 10/31/00, and the most recent approval
expired on 6/29/14.
2. 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 major change since the last
approval is the addition of the fencing to screen the parking area.
Vegetation exists along the northern lot line providing for screening for
the potential owner of lot 2.
3. The applicant's narrative indicates that there are several office workers
and that there are no evening or weekend hours. The applicant has
arranged for private refuse collection.
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." PZC renewal approvals can
be granted at a regular meeting.
5. If this application is approved, the planning department has no additional
approval recommendations to request.
Temporary and Conditional Permit Renewal
Kebalo Office
Located at: 175 Wheeler Road
South Windsor, CT 06074
Owner: Walter and Andrian Kebalo, KF Properties LLC
July 7, 2014
Prepared by: Walter Kebalo
Telephone 860-644-5124
Direct 860-883-1390
Page 1
Application Narrative Statement
KF Properties, LLC
175 Wheeler Road
(Formerly known as 176 Smith Street)
South Windsor, Connecticut
July 7, 2014
Walter and Lucyna 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's parents, Helen and Paul Kebalo, along with Walt'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 in the 1960's for wedding
reception. 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 text amendment to that same regulation
Page 2
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 the owner's other family members.
General information:
1. The particular site has been used as an office for some 14 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 is no need for any on-street parking.
5. Buffers exist the northerly and easterly property lines.
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 senior residences.
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. 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.
25. The building's exterior has a residential appearance.
26. As a condition of approval a dumpster is used for any garbage that is
produced by the business, at Kebalo's expense.
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 Senior resident)
that have on numerous occasions called on the emergency services of the
Kebalos. 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 Lucyna Kebalo
Volume 352 Pane N? 060
XF all APEOPIt tO MOM theft VreOW9 *1[ Con z, grating: ((11
$role fie,Si.t WE,PALE.MAW and HEMEN MAW,both of the 7bun of South YOL-!J� P OE O 12 J
Windsor,Cressy of Hartford and State of conaertrcut,hereinafter referred to as
� � u3s73 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 tot Paul, Helen, Walter i
(dr the eeene>uehrution of .Andrian Kebalo a 5 foot variance to Section 10.1 of the -
�y Rxrsideratim Zoning Regulations to construct a house with a 35 foot front
yard
—ivnl to our fell rti,farlimn n(PAUL,IEIAM,TEME 1 KESM0,tfaM PAUL MAW and on promises located ats 176 Smith Street
1N ANDPZ S.KESAW,all of the 1b ale of South Windsor,(busty of Hartford and -
State of Oxuhectivtt,hereinafter referred to as•Raleasees- and more¢articularlp bounded and described as follows
do reniae,rek,and forever QUIT CLAIM unto the said PAUL KEBAW,HIMEN KMAM,
WAIMR PAUL FMMLD and ANDFU rt S.MMAM -
V—,z.d y lad ee efr a atLs•aaadar d owl-"—h-,
d Ltd•Imo K foeaslT a[aW W P.Oaep
vamas, y lea nee:amarl,of Ina creche
bsnnm¢x, By Smith seraetn ad
tesrour. y Id—ttm at avw A•brim,d 1—ao.er 6—wlr
a[reta,e s U."T
and eat*the nsvh a,of them,and unto the hewn and arigea of Iles errvivor of them forever,all each seta tavdra av eta aaseu—dace as is Its saes scwae,ease Whda,
right,tit*,interest,dales and demand whatsoever as M mme�.to,e.
the rid t7argeies tlasCo•aaeeatn Wee er Pata1 ar lad.•^•••••'�.i.1 anr,
pi panel of]and,with the la's,•a+a'ef�d y wema Oe.a a<disc NupleJa d Marfa
Rekasors bnu+e or ought to Mvs in orb a curtain ace or tali..at al m iWd�tW,a„LLd,d alga wk+la4i,me:.e as,.31,Tale
buildings and ir�prvuehents thereon,situated in the Ibsen of south Witdsor, - -ad r eran In motes ur at rave Ind u.sass,"Was:I"Me rda.
county of Hartford and State of cormceticut,containing thirteen(13)acres,
sore or less,and more particularly bled and described as folloxs: seat ae driers m talldNm,a+lldln9 11tr,ane4w aaatrketva
d ads WWI oN4,hae,s a[ma four et Seale ehdse.
NORM=and
FASfEE Y. By land ore ll time of Wiiam'Thresher and Charles'ibreexur,
and later rnr or formerly of Douglas N.Ltantr
EASTMMYt By lard row or formerly of Anna French;
SUtllidiUS: By Smith street;and OWNER ON RECORD) Paul, Helen, Walter :Andrian Kabala
WFSTFAl.Y: By lard ore time of Gmtge A.smith,end later mr or,f—ly Dated at South Windsor, Connecticut this Bth day of April
of Hartman Tobacco mepany. 1994.
Said premises are also sometimes knom as No.176 Smith Street,South Windsor, raLlom. 1`-'.I.EQ.�1.QJl-+`tbrmecticvt. '
Robert W. Warren, Chairman A
Excepting theless'
vn conveyed certain piece ea portal te lard,a nko and E ge-acres,
mue rn-less, loBa by Warranty used of Walter Wasyleate and a 28,1 PUBLIC ACT #75-317
Wasl.ahko,at al m Belhdane Maksyhaiuk and Olga t4aks}meitnk dated Juke 2a,1974
and recorded in Volume 181 at Page 327 of the South Wlndser land Reoords. Received for Record day of 1yl01.1 1994
Said premises are subject to building,building line,zoning restrictions at
and otther madcipal tadinahoes of the TW of South Windsor. 11//No Conveyance Tar collected ATTEST) Kol, '7 9) '
"No Conveyance Tex wtlatted �<p / 07 .^ _"n
�-vn Clerk Of Southh Wn^� ��•
Town Clerk of South Wnds" - tsvR
N CL{Z
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
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Exhibit A
Temporary and Conditional Permit Renewal
Kebalo Office
Located at: 175 Wheeler Road
South Windsor CT 06074
Owner: Walter and Lucyna Kebalo, KF Properties LLC
July 7, 2014
Prepared by: Walter Kebalo
Telephone 860-644-5124
Page 1
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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
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
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1ST FLOOR
APARTMENT N
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LOBBY -� GARAGE '
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2ND FLOOR
APARTMENT
5'-6"
7'-°"
LOBBY OFFICE '
2ND FLOOR
175 WHEELER ROAD
SOUTH WINDSOR 41'-5" J
HOUSE DIMENSIONS
House dimensions
Page 4
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1. Historic house built in the 1890's 176 Smith Street(now 175 Wheeler). Picture
taken in 1961 from Wheeler Road. The horse barn/dance hall is on the left with
the hip roof.
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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 1961.
Page 5
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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.
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4
4. Same building showing 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 6
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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.
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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 7
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7. Same building showing two-family apartment portion. New lobby addition is to
the right. Note that the commercial garage and offices are out of view in back.
Picture taken from Smith Street.
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8. Main Entrance to new lobby addition. Commercial garage and offices are to the
right,apartments to the left.
Page 8
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New lobby built 1995. Left:Door to 1t floor apartment. Right: Staircase provides
access to the 2nd floor apartment and office. Posts and balusters are recovered from the
original 1890's house staircase.
Left: Second floor apartment entrance. Right: Second floor office entrance. Office was
originally built as a dance hall in the early 1900's.
Left: Open office(formally dance hall)with individual workstations and original
chandelier. The conference room is the area behind the clock.
Right: Conference room showing original corner cabinet relocated from the historic
house.
Page 9
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Left:Doors to individual offices with the original ten foot ceiling.
Right: Original pot belly stove and wooden floor boards. Entrance to conference room.
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Left: View of new Wheeler Road extension and entrance of"Wheeler Estates" Senior
Residents Condominium looking north taken from intersection of Smith Street.
175 Wheeler is on the left.
Right: Looking west(from 175 Wheeler)view of lot 6,a 3-unit SRD condominium
known as "Smith's Corner". This condominium was built by the Andy and Walter
Kebalo. Wheeler Road is in the foreground. The arborvitae buffer is to remain.
Page 10
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Undeveloped land zoned"Design Commercial'looking diagonally from 175 Wheeler.
In the foreground the intersection Smith and Wheeler Road.The view is southeast.
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Right: View looking southwest Pleasant Hills Condominiums taken from intersection of
Smith and Wheeler.
Lot 6,a 3-unit SRD condominium known as"Smith's Corner". This condominium
was built by the applicant Andy and Walter Kebalo in year 2010
End
Page 11
tOW N S6ale siou� ?d&U&Ot
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w� 1540 SULLIVAN AVENUE• SOUTH WINDSOR, CT 06074
J�OSox•co TELEPHONE(860) 644-2511
July 14, 2014
Walter Kebalo
K. F. Properties LLC
175 Wheeler Road
South Windsor, CT 06074
Dear Mr. Kebalo:
Re: Appl.14-35P, Kebalo Office Temporary& Conditional Permit
Please be advised that the Planning and Zoning Commission at its July 8, 2014 meeting approved
the above-referenced request for renewal of a 2 year temporary and conditional permit (Section
2.13.a) for the Kebalo Electric Company office, on property located at 175 Wheeler Road, A-20
zone. This approval is subject to the following terms and conditions:
1. The permit will expire on 7/8/16, 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).
4. Commercial vehicle parking on the street is prohibited.
5. Additional screening to be added for the dumpster.
Sincerely,
Bart Pacekonis, Chairman
Planning and Zoning Commission
BP/llz
cc: Zoning/Wetlands Enforcement Officer
Chief Building Official
Assessor