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HomeMy WebLinkAbout24-28P Kebalo Office T&C Renewal Temporary and Conditional Permit Renewal Kebalo Office Located at: 175 Wheeler Road South Windsor, CT 06074 Owner: Walter and Lucyna Kebalo, KF Properties LLC August 9, 2024 Prepared by: Walter Kebalo Telephone 860-644-5124 Application Narrative Statement KF Properties, LLC 175 Wheeler Road South Windsor, Connecticut August 9, 2024 To Whom It May Concern, you will recognize this narrative as the same since the year 2000, with 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 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 1890s and a separate two-story concrete block building with a slate roof built in the 1920's. This 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 1960s. 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 Kebalos were issued a permit to relocate the house on the property, then to connect it to the garage (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 the use of the dancehall as a commercial office. The first office T & C permit approval was granted in 2000. OFFICE CONVERSION DENIED On November 3, 2005, Kebalo requested approval from the Zoning Board of Appeals for an office conversion under Section 5.6 of the South Windsor Zoning Regulations. All criteria contained therein for an office conversion were met with one exception: the requirement that the location for such an 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. PRESENT DAY Today the Kebalo office operation is used by one office worker, a full-time secretary who lives in South Windsor. The other four Kebalo employees (two live in South Windsor) visit the office less than five times weekly. General information: 1. The particular site has been used as an office for some 24 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. Kebalo Electric does not require any exterior signage at this location. 6. The subject office is subject to normal property and personal property taxes. 7. The office has not and will not require evening or weekend office hours. 8. Both original structures on the subject property, which were connected in 1995, are historic and well-preserved. 9. Conversion of the subject dancehall (office) to any other use would require variances. 10. Buffers exist on three sides of the property. 11. The subject parcel is diagonally across the street from the large Designed Commercial (DC) zoned 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 dance hall. It is an attractive office environment with original (dancehall) wood floors 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 75/,.xwI/COMwoZON>ucolwggg:8r/II..,’r:zu_\<\\.lEMDxQMhbl§$m_.gQ§<Whm3%WQQL71,.IJW:JOMINlUlVISr'HLLOI‘LE’HDANIR.d0?:53..Ilw..m....:...7}.1....‘n...‘.|....|...1A,%xv4yaN+coIIT!LLN7E3723'w._..I.‘5‘LOT?%2DEVAWKRQ§QMupN.UNDEVELpPEDELF,wkkubiwPayaw3m4M»/ll.mamtwww€4mINNubcu+ool\_vacuowmawwmUawg<>zur04*M>mm>ouowH2.$mno,GNIn..11.1.‘I...\G.m.vgwv.ln.:...v:.\<\WMM¥§RWMM.FZ,9£‘.IZN13Z61_..10SIDEYARDIf:15:l!5.r0...PE534E»?‘$3Qmuku‘3g‘I.3.»n>w<>wn*uNNbwVHan.nzozfx.(:6$ENLORO‘QQNDOMMIUM[Ela§mmmmi% PLANNING DEPARMENT IN-HOUSE REFERRAL FORM DATE:8/19/24 TO:Michael Maniscalco,Walter Summers,Jeff Doolittle,Molly Keays, Melissa Pierce,Kevin Cooney,Tony Manfre,Autum Burke,Dave Turkington, Andrea Cofrancesco,Vincent Stetson,David Gesualdi,Marc Melanson,Scott Roberts, Justin Russo FROM:Michele Lipe,AICP,Director of Flaming The Flaming &Engineering Departments have received plans for the following proj ects: Appl 24—28P,Kebalo T &C renewal Location:175 Wheeler Road Future Town-owned property involved?&Yes D No B new street(s)E new detention area D new open space/recreation area D active Bpassive Planning Department notes: Visit https:f/www.s0uthwindsor-ctgov/planning-department/pages/planning—and-zoning— commission-applications t0 review pending applications Please comment by 9/7/24 and retum to the Planning Department. D Site Plan D Subdivision No.Acres .73 Zone A-20 D Industrial %Commercial D Residential N0.Lots/Units Water:@ Public D Private Well Sewerage:@ Public E Septic System Project Description:Renewal of permit for electrical contracting office TCDWN ©F SQUTH WENDSQR BUILDINQ DEPARTMENT 1540 Sullivan Ave. South Windsor,CT 06074 T61.(860)644—2511 Ext 2230 August 21,2024 PZC Application 24-28P Kebalo Office Temporary Use Renewal 175 Wheeler Rd. The application has been reviewed under the 2022 CT State Building Codes. Ihave no issues with the application. Be advised that this is a review for the Planning and Zoning application only and not for any other permits. If you have any questions,please feel free to contact me. Marc Melanson Building Official PLANNING DEPARTMENT August 27.2024 Walter Kebalo KF Propenies,LLC 175 Wheeler Road South Windsor,CT 06074 Dear Mr.Kebalo. Re:Kebalo Office T &C Renewal i request for renewal of a two—year temporary and conditional permit for the Kebalo Electric Company office located at 175 Wheeler Roadl A— 20 zone. Please be advised that the Public Meeting ofthe Planning &Zoning Commission for the above referenced matters has been scheduled for Tuesday,September 10,2024. This meeting will be held in the Council Chambers ofthe South Windsor Town Hall.Someone must be present to represent the application. Two signs advertising the meeting 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 sign must be posted on Wheeler Road and Smith Street frontage by Saturday.August 31.2024. Signs can be picked up at the Planning office ofthe South Windsor Town Hall.1540 Sullivan Avenue.Please call (860)644—2511 ext.2329 if you have any questions.Monday 8:00 a.m.— 7:00 p.m..Tuesday —Thursday 8:00 am.—4:30 pm.and Friday 8:00 a.m.i 1:00 p.m. Sincerely, (Pk Joshua Stern Administrative Secretary/Land Use Coordinator 154D Sullivan Avenue,Snuth Windsnr,CT OEUM l Tal (B5B)SIM-2511 Ext 2329 i Planning@SnuthWindsar-ET.gnv App. 24-28P, KEBALO ELECTRIC T&C PERMIT RENEWAL 9/10/24 1. Request for a two-year temporary and conditional permit for an electrical contracting business located 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 8/22/24. 2. In the permit renewal application, the applicant has stated that there is one full-time office worker and four other employees that visit the site less than five times a week. There are no evening or weekend hours. The applicant has arranged for private refuse collection. Staff have not received any comments/concerns about this use. 3. 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. 4. If this application is approved, the Planning Department has no additional approval recommendations to request. 109.0026.50GARAGE2 4 8.6 5 109.09ROAD78.54201.48 208.44 106.00647.41109.00203.8730-3169.1120' STREET TREE EASEMENT 198.26109.284 117.24 20' STREET TREE EASEMENT 118.4932.45192.61 SMITH STREET 1 138.71146.05116.2530-48 4 . 6 2 WHEELER187.03 207.62 5 182180 175 185 175 178 175 194 188 µ1 inch = 60 feet The information on this map is from a computer database accessed using a Geographic Information System (GIS). This is not a surveyproduct. The data provided on this map are provided for informationaland planning purposes only. The Town makes no claims or guaranteesabout the accuracy or currency of the contents of this map and expresslydisclaims liability for errors and omissions in its contents. Unauthorizedattempts to modify any information shown on this map or utilize thismap for other than its intended purposes are prohibited. Each user of thismap is responsible for determining its suitability for his or her intendeduse or purpose. In no event will the Town of South Windsor be liable forany damages, including loss of data, lost profits, business interruption,loss of business information or other pecuniary loss that might arise fromthe use of this map or the information it contains. Appl 24-28P, Kebalo T & C Renewal175 Wheeler Road PLANNINE DEPARTMENT CERTIFIED MAIL #7022 241 0 0000 6508 7990 September 20,2024 Walter Kebalo KF Properties.LLC 175 Wheeler Road South Windsor.CT 06074 Dear Mr.Kebalor Re:Kebalo Off1ce Temporary and Conditional Permit Renewal. We are pleased to advise you that the Planning &Zoning Commission voted on September 10.2024 to approve with conditions the above referenced application. This approval is for renewal of a two-year temporary and conditional permit for the Kebalo Electric Company office located at 175 Wheeler Road.A-20 zone. This approval is subject to the following terms and conditions: 1.The permit will expire on 9/10/26 and will have to be renewed at that time ifthe use ls t0 contmue. 2.Retirse from the business cannot be disposed of with residential refuse.Adequate arrangements must be made for business refuse disposal. The number ofemployees is limited to five (full-or part—time).Commercial vehicle parking 0n the street is prohibited. Sincerely. Stephen Wagner.Chairman PLANNING &ZONING COMMISSION SW/js 1540 Sullivan Avenue,Snulh Windsor,BI 06074 i Tel (850)5444511 Ext 232B l Planning@SauthWindsar»EI.gnv