HomeMy WebLinkAboutApp 16-38P Kebalo Electric Office Renewal TOWN OF SOUTH WINDSOR
PLANNING & ZONING COMMISSION O*" �{
APPLICATION FORM
Application Number:
Official Receipt Date: —7
JUL' �s
Munis Application #: -2 1 GOB' r ``
OR
(� SOUTH WNDSOR Pk NNI
APPLICANT: `� • r�C�(� �'l C,S L—L.C,
PROJECT NAME:
COMPLETE LOCATION OF PROPERTY: 1 ��_ W r l ��.��� A
OWNER OF RECORD ON LAND RECORDS: Q C'_O(JC�C' 1es -Lc—
OWNER ADDRESS:
GIS PIN # 939 O 1 J ZONE rl----ao
NAME, ADDRESS, TELEPHONE & EMAIL ADDRESS OF PERSON TO WHOM INQUIRIES SHOULD BE DIRECTED:
ekDc3 o'cc3TV.
Estimated presentation time: SYYIiy�
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 forO Y--\ C& ckx-1 P
❑ 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 Pendi Sign is required to be posted on the property for all applications ten (10) days
prior to being heard by t e Comm' s'
iignatur , of Applicant Signature A Property Owner
-ADO"V\-e �n s.&)T�Q'r
int Name of Applicant Print Name of Property Owner
Revised 2/2014
PLANNING DEPARMENT
IN-HOUSE REFERRAL FORM
DATE: 7-5-16
TO: Matt Galligan, Fred Shaw, Michael Gantick, Walter Summers, Jeff Doolittle
Ray Favreau, Mark Owens, Chris Dougan, Heather Oatis, Kevin Cooney,
John Caldwell, Andrea Confrancesco, Chris Duchesne, Vincent Stetson
FROM: Michele Lipe, AICP, Director of Planning
The Planning &Engineering Departments have received plans for the following projects:
Appl 16-38P, Kebalo T and C
Location: 175 Wheeler Road
® Site Plan ❑ Subdivision No. Acres .73 ac Zone A-20
❑ Industrial ❑ Commercial ® Residential No. Lots/Units
Water: ® Public ❑ Private Well Sewerage: Public ❑ Septic System
Project Description: Renewal of office
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 7-2-16 and return to the Planning Department.
�O.NN Sfq
�c 1540 SULLIVAN AVENUE• SOUTH WINDSOR, CT 06074
�r�OSOR•c° TELEPHONE(860) 644 2511
July 11, 2016
Walter Kebalo
K.F. Properties LLC
175 Wheeler Road
South Windsor, CT 06074
Dear Mr. Kebalo:
Re: Appl. 16-38P, Kebalo Office Temporary & Conditional- request for renewal of a
two-year temporary and conditional permit for the Kebalo Electric Company office
located at 175 Wheeler Road, A-20 zone
Please be advised that the above referenced matter has been scheduled on the
Planning & Zoning Commission Regular Meeting agenda for Tuesday, July 26, 2016
in the Madden Room of the South Windsor Town Hall, 1540 Sullivan Avenue. The
Regular Meeting will follow the Public Hearing which begins at 7:30 p.m. Someone
must be present at the meeting to represent the application.
Two sign advertising the meeting must be posted on the property for ten (10)
consecutive days prior to the meeting and must be clearly visible from a town street.
The signs must be posted on Wheeler Road and Smith Street by Friday, July 15,
2016.
Signs can be obtained in the Planning. Department, Monday through Friday, 8:00
a.m. - 4:30 p.m. If you have any questions regarding this letter, please call 860-644-
2511, Ext 253.
Sincerely,
Lauren Zarambo
Administrative Secretary
App 1 3 , KEBALO ELECTRIC T & C PERMIT RENEWAL
PH 7/26/16
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 7/28/16.
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. Fencing was added to screen the
parking area prior to the last renewal.
Vegetation exists along the northern lot line providing for screening for
the potential owner of lot 2. We have asked the applicant to clean up the
miscellaneous debris, dumpster, and equipment that appears to be left
behind on 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.
r e
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 26, 2016
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 26, 2016
To whom it may concern, you will recognize this narrative as the same from two year
ago, no changes in our use. The only difference is that we have added screening around the
dumpster. It is no longer visible from the public road.
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,
including a wedding reception in the 1960's. 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 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 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.
Page 2
c
General information:
1. The particular site has been used as an office for some 16 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 Electric 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.
12. The subject parcel is diagonally across the street from a large commercially zoned
(DC)tract adjacent to the Plaza at Buckland Hills.
13. The subject building has a long history of commercial use, including a carpentry and
machine shop.
14. A mature arborvitae hedgerow exists across Wheeler Road on Lot No.6. now known
as Smith's Corner Condominium.
15. The applicant has made significant exterior upgrades to the subject building(e.g.,
new siding, roofing and painting).
16. 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.
17. The building's exterior has a residential appearance.
18. As a condition of approval a dumpster is used for any garbage that is produced by the
business, at Kebalo's expense. The dumpster has screening around it and is not
visible from the public road.
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
Page 3
t�WN Sfq
C� r
x r 7_au� olle slow ?d
C �
�c 1540 SULLIVAN AVENUE• SOUTH WINDSOR, CT 06074
SOR•cO TELEPHONE(860) 644-2511
CERTIFIED MAIL#7011 1570 0000 6337 2171
July 29,2016
Walter Kebalo
K. F. Properties, LLC
175 Wheeler Road
South Windsor, CT 06074
Dear Mr. Kebalo:
Re: Appl. 16-38P, Kebalo Office Temporary& Conditional Permit Renewal, 175 Wheeler
Road
Please be advised that the Planning and Zoning Commission at its July 26, 2016 meeting
approved the above-referenced request for the renewal of a 2 year temporary and conditional
permit (Section 2.13.a) to operate the Kebalo Electric Company, at 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 7/26/18 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.
Sincerely,
Gary Bazzano, Chairman
Planning and Zoning Commission
GB/llz
Cc: Zoning Enforcement Officer
Chief Building Official
Assessor
SOWN Sf4
J
s �
w� 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CT 06074
Sox•co�'� TELEPHONE (860) 644-2511
June 4, 2018
Mr. Walter Kebalo
175 Wheeler Road
South Windsor, CT 06074
Re: Temporary & Conditional permit #16-38P, Kebalo Electric office
Dear Mr. Kebalo:
This is a reminder that the Temporary & Conditional permit to allow the operation of an
electrical contracting business from your property located at 175 Wheeler Road, A-20
zone, will expire on July 26, 2018.
If you intend to continue the current use at this location, you will need to submit a
renewal application to the Planning & Zoning Commission. Included in this request
should be all changes you have made to the site since your original approval, and any
proposed changes you are considering. I have enclosed an application form for your
use, as well as the new fee schedule. You will need to display a sign for ten (10) days
prior to the meeting.
Please submit the renewal application by June 22, 2018 to ensure the timely renewal of
your permit. If you have any questions, you can contact me at (860) 644-2511, ext. 251 .
Sincerely,
Pamela A. Oliva; CZEO
Zoning Enforcement Officer
cc: Director of Planning