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STAFF REPORT BOARD OF ZONING APPEALS
NOVEMBER 4, 1992
ITEM I : NORTHWEST CORNER OF NORTH LARK STREET AND VAN BUREN AVENUE
- Marsha Henschel, applicant/owner
GENERAL DESCRIPTION/BACKGROUND
The applicant is requesting a variance to construct a 10 ft . fill radius
on the east, south and west sides of the lot in question and a 5 ft .
fill radius on the north side of the lot to permit construction of a
single family dwelling in a floodfringe; whereas Section 30-
50(C ) ( 1 ) (a) ( i ) of the City of Oshkosh Zoning Ordinance requires a fill
area of 1 ft . above the regional flood elevation extending at least 15
ft . beyond the limits of a structure located in a floodfringe.
The surrounding land use pattern can be described as having R-1 Single
Family Residence zoning characterized by single family dwellings .
The subject property is zoned R-1 Single Family Residence and is vacant .
Due to lack of a quorum at the October 21, 1992 meeting this item is
being reheard.
On August 15 , 1990 , the Board of Zoning Appeals reviewed and approved
the same variance currently being requested with the condition that a
drainage plan be submitted and installed which would prevent storm water
from draining onto adjacent properties . However, the approved variance
expired prior to construction of the proposed dwelling.
ANALYSIS/RECOMMENDATION FOR FINDINGS OF FACT
In reviewing a variance request, the following questions should be
addressed. Is there an unusual or unique characteristic about the
subject property which creates a hardship? Is the hardship self-
created? Is the variance being requested the least possible to remove
any hardship? Will granting of the variance have a considerable adverse
impact on the neighboring properties?
The subject property was created prior to the adoption of a Floodplain
Ordinance . The existing size of the lot makes it virtually impossible
to build complying with the 15 ft . fill radius requirement . All of the
surrounding lots have been developed and fill placed to increase the
elevation of the lot to the north of the lot in question. By providing
the fill radius as proposed, the applicant will be bringing this lot to
a similar elevation as the neighboring lot .
The variance requested will be the least possible in order to remove any
hardship and still utilize the lot for which it was originally intended.
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STAFF REPORT -2- BOARD OF ZONING APPEALS
The intent of the 15 ft . fill radius around the structure is to
provide a dryland area above the flood elevation to allow dryland
access to the property for emergency vehicles during a regional
flood. It would appear that if the variance were granted, the
intent of the fill radius will still be met .
It would appear that , if properly drained so as not to negatively
effect the adjacent property owners , approval of the variance
request would not have a negative effect on the adjacent
properties .
Based on this information, staff recommends approval of the
variance requested with the condition that a drainage plan be
submitted for approval by the Department of Community Development
and that the storm water run off not be deposited onto the adjacent
properties .
CITY OF OSHKOSH
DEPARTMENT OF COMMUNITY DEVELOPMENT
Nmeir
P .O. BOX 1130, Oshkosh, WI 54902 (414) 236-5059
1- }-I APPLICATION FOR VARIANCE
Please write legibly with black ink and also submit a complete site plan.
(A complete site plan includes, but is not limited to, all structures , lot
lines and streets with distances to each. ) There is a $25.00 fee for each
variance application. The fee is payable to the City of Oshkosh and due at
the time the application is submitted.
Address of affected parcel : I O OI fes. L-,4,1g2o4 Sr;
_ _
Owner: /// I.— L'r .� Home Phone: "•.'i - -
Address: .417= ` ` L »- Work Phone: —
Signature: a Date:
Applicant or agent (if different than owner) : — _
Applicant' s address: — Home Phone:
-Signature: — Work Phone: --
In order to be granted a variance, each applicant must be able to prove that
an unnecessary hardship would be created if the variance is not granted. The
burden of proving an unneccessary hardship rests upon the applicant. The
attached sheet provides information on what constitutes a hardship .
(Attach additional sheets, if necessary, to provide the information
requested. Additional information may be requested as needed. )
1 . Explain your proposed plans and why you are requesting a variance.
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2. Describe how the variance would not have an adverse effect on surrounding
properties. 114' vAT•12-1Z WILL.
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3. Describe the special conditions that apply to your lot or structure that
do not apply to surrounding lots or structures. SvRRo1.4-iP►►-Lg; CATS
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4. Describe the hardship that would result if your variance were not granted.
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(continued on reverse side)
List all adjacent property owners and their mailing address : (Adjacent being
defined as properties which physically abut, are contiguous to, and are directly
across a public street or alley from the subject property. ) This information
must be supplied by the applicant. Instructions are given below.
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INSTRUCTIONS
(NOTE: The Assessor' s personnel will assist you in compiling the appropriate
ownership and address information. )
STEP #1 : Take this application to the City Assessor' s Office, Room 302 of
City Hall .
STEP #2: Locate the appropriate plat map.
STEP #3: Locate your lot on the plat map.
STEP #4: Using the example below as a guide, locate the properties to be
notified.
STEP #5: Write down each lot' s individual tax number.
STEP #6: Have the Assessor' s personnel locate the appropriate computerized
assessment role.
STEP #7: Locate on the assessment role the tax parcel number.
STEP #8: Record the owner and mailing address for each lot in the appropriate
location on this application.
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A R C H I T ECTS
Sept. 7 , 1992
Planning & Zoning Dept.
City of Oshkosh
Oshkosh, Wisc . 54901-1130
Attn. Mr. Bruce Roscum;
re ; proposed single family dwelling wt 1001 N. Lark St. , City
of Oshkosh, Winnebago County, Wisconsin.
Dear Mr. Roscum;
The proposed building will be located in the flood plain and
portions will be placed below the 100 yr. flood stage , to prevent
flotation and lateral movement , the structure is recommended to be
constructed as follows ;
-provide 4 ' -0" deep x 8" thk . fdn. walls with 2 #4 bars cont. ;
lap bars 2 ' -0" both ways at corners .
-anchor treated sill plates to fdn. wall with 3/8" bolts
at 4'-0" o.c . , hook onto fdn. wall bars .
-anchor rim joists and sill plate to continious mud sill with 3" x 3"
x 8" long G.I . clip angles at ea. joist space or 16" o.c .
-anchor rafters/trusses to double top plate with "RT-12 Kant-Sag"
G.I . anchors .
-use 11 ga. x 1 1/4" G.I . nails thruout.
-note ; see attached dwg. A-1 .
Note ; Fill area around building to 1 '-0" above 100 yr. flood plain;
751. 07 (City of Oshkosh Datum) . Tor a .cdistance of 10'-0"
out from building; +1 '-0" at building tapering to 0_1.O" .
Note--that_ because of the time factors involved , the ow. -
requesting th`at--the fusibility of _ . - e •uilding
location be revi- . - • - 1 - . hould the first location
• • - . .:roved. Sed attached dwg. A-2 .
If additional information or documentation are required ,
please don 't hesitate to call .
Sincerely yours ;
Steven D. Clarke , Architect
CLARKE ASSOC IATES - 414-133-6911 - OSHKOSH,WISC. -54901
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CLARKE ASSOC IATES - 414-233-6972 - OSHKOSH,WISC. -54901
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