HomeMy WebLinkAbout22-27P Kebalo Office T&C TOWN OF SOUTH WINDSOR ,,.».m•�,.„„, '
PLANNING &ZONING COMMISSION K{pHst°a
APPLICATION FORM
'
� Application Number: 22 -Z�-?
Official Receipt Date: a; ti tG
VPC Application #:
I
APPLICANT:
i
PROJECT NAME:
COMPLETE LOCATION OF PROPERTY: IyI�P
v �OWNER OF RECORD ON LAND RECORDS: , ., \ S�t> oar:
OWNER ADDRESS: -7
�
GIS PIN # '3 3 1p0 Q 1 7 3 ZONE D.0
NAME, ADDRESS, TELEPHONE & EMAIL ADDRESS OF PERSON TO WHOM INQUIRIES SHOULD BE DIRECTED:
r•
Estimated presentation time:
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
❑ 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 (Di C.rL.
❑ 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)
PLEASE NOTE: 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 Signature of Property Owner
Print Name of Applicant Print Name of Property Owner Revised 2/26/2021
Temporary and Conditional Permit Renewal
Kebalo Office
I
Located at: 175 Wheeler Road
South Windsor, CT 06074
Owner: Walter and Lucyna Kebalo, KF Properties LLC
July 21, 2022
Prepared by: Walter Kebalo
Telephone 860-644-5124
Page 1
i
Application Narrative Statement
KF Properties, LLC
175 Wheeler Road
South Windsor, Connecticut
I,
July 21, 2022
To Whom It May Concern,you will recognize this narrative as the same for many j
years,no changes in our use. 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).
HISTORICAL BACKGROUND
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.
RECENT HISTORY
In 1987 Kebalo Electric Company, Inc. commenced operations at the location.
Following a zone change in September 1991 (RR to A-20), in 1995 the Kebalo's were issued
a permit to relocate the house on the property,then to connect it to the commercial structure
(former horse barn/dancehall),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.
OFFICE CONVERSION DENIED
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.
Page 2
i
PRESENT DAY
Today the Kebalo office operation is used by three office workers. One is a full time
secretary that lives in South Windsor. 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.
I
!
i
!
I
i
I
i
!
i
Page 3
i
General information;
1. The particular site has been used as an office for some 22 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. Both original structures on the subject property,which were connected in 1995, are j
historic and well preserved.
10. Conversion of the subject dancehall to any other use would require variances.
11. The subject parcel is diagonally across the street from a large commercially zoned
i
(DC)tract adjacent to the Plaza at Buckland Hills.
12. The subject building has a long history of commercial use, including a carpentry and
machine shop.
13. The office space is within the former dancehall, and presently consists of three small
offices, a conference room, lounge,bathroom, and a large room with 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.
14. The building's exterior has a residential appearance.
15. 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.
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 4
A z
�15
—_
94.98 178.40' !
o=
SMITHS CORNER CONDO
I I I
o
I
I III L_�J I I
l I I III I I
IlI1 �
J I� SINGLE FAMILY
ip I
Ili '
IA � I► I
II I I
Ills 1
=
Partial Partial plan of Wheeler Estates Subdivision built in year 2000
Beforc 175 Wheeler Road is lot#1
Onsite parking for eight automobiles plus three garage spaces
Page 5
cn A'/F a,�P N/F
REDFIELD HOME �P P� 11UMARIE SER/GNESE
J OWNERS ASSOC/A T/ON p�
E- --6 ----- - -_—
159.71 _
2D'
LU
� 0 � I O NQ-
J LOT #1 r;EnR ArsD _
I I I ��a' r �
AD'RAREA EM vANo GG
LOT
J ' w 37 057t ft. �I I I O LLU
> AREA 2 I I LOT #3 G
L 3 " I 0.71 cc. Q 20309t ft.
F I^ al h 3 I J z 0.46 cc. I� O
w
' I I I Q 22,297t ft. (�
0.51 cc.
I House _I ��^f a I
r II II
N �
L//VteLmf( w N w60 L175 a w
M7 %. 0a. lze
Garage Proposed
185 nn
195 Proposed
O
FRONT � n
)0 474/'M5 n?62M7 77ia 5 2Esa'
53 ' 2+00
2 .53 R=225.00 S76' 7 9 W IB2.43 TOTAL
J y 1� 3+00 16.27
w
M3 4+00 26 5
1 9'31 n - 146.05 ° a¢o! BARN
L 8.65' —
RE R' .cc 38O6
3 1 = 087531 M X. tt—iEAGST.
nit s t AR El
J c v RCEL M'fRaN- - I -- NE
�NDEVELOPE r I FU DE EDP
A _ nonccl� I I I
SINGLE FAMILY
Page 7
i
i
I
i
PLANNING DEPARMENT
IN-HOUSE REFERRAL FORM
DATE: 7-25-22
TO: Michael Maniscalco, Walter Summers, Jeff Doolittle, Molly Keays,
Heather Oatis,Kevin Cooney, Tony Manfre, John Caldwell,
Andrea Confrancesco, Vincent Stetson, Kenneth Rich, Mark Halibozek
FROM: Michele Lipe, AICP,Director of Planning
The Planning &Engineering Departments have received plans for the following projects:
Appl 22-27P. Kebalo T and C renewal for Electric Office
Location: 175 Wheeler Road
® Site Plan ❑ Subdivision No. Acres .73 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 8-8-22 and return to the Planning Department.
i
E
App.22-27P,KEBALO ELECTRIC T&C PERMIT RENEWAL
Ph 8/1 6/22
.Request for o two—year Temporary and condition0l permif for on electrical
confracting business locoted at 175 Wheeler Rood,A-2O zone.Kebolo
Electric hos been operating the business from this locotion since obOUt
i987.The Commission originoHy approved o temporary and conditional
permit for the Kebalo Electric office on iO/3l/OO,and the most recent
approval expired on 7/28/22.
.ln previous permit renewal applications,the applicant has stated that
there are three office workers as well as one of the owners that lives on
site.There are no evening or weekend hours.The applicant has arranged
for private refuse collection.
.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 judgement 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 hazard will not result from such use.”PZC renewal approvals can be
granted at a regular meeting.
.lf this application is approved,the Planning Department has no additional
approval recommendations to request.
PLANNING DEPARTMENT
06 8 R 4
o 5
August 19, 2022
CERTIFIED MAIL 7019 2280 0001 5119 1669
Walter Kebalo
175 Wheeler Road
South Windsor, CT 06074
Dear Mr. Kebalo,
Re: Appl. 22-27P Kebalo Office Temporary and Conditional Permit
We are pleased to advise you that the Planning & Zoning Commission voted on August
16, 2022 to approve with conditions the above referenced application.
This approval is for a two-year temporary and conditional permit for an electrical
contracting business on property located at 175 Wheeler Road, A-20 zone:
1. The permit will expire on 8/16/24, and will have to be renewed at that time if the
use is to continue.
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,
--6a7z� ftcel �
Bart Pacekonis, Chairman
PLANNING &ZONING COMMISSION
BP/cgo
1540 Sullivan Avenue, South Windsor, CT 06074 1 Tel (860) 644-2511 Eat 329 1 Planning@SouthWindsor-CT.gov