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HomeMy WebLinkAboutItem I STAFF REPORT BOARD OF APPEALS FEBRUARY 26TH,2020 ITEM I:812 E MURDOCK AVENUE GENERAL DESCRIPTION AND BACKGROUND Wisconsin Public Service Corp-applicant/owner, requests the following variance to permit fencing to exceed the maximum allowable height: Description Code Reference Maximum Proposed Fencing Height Limit 30-192(F)(1)(a) 6' 7'6" The subject 0.77 acre (approximately 33,474 square feet) property is zoned Institutional (I) and is currently developed with an electric utility substation. The irregular-shaped parcel is located on the north side of E. Murdock Avenue and the east side of Bowen Street. Adjacent land uses include commercial to the north and east as well as institutional to the south and west. ANALYSIS In reviewing a variance request,the following questions should be addressed: When considering an area variance, the question of whether unnecessary hardship or practical difficulty exists is best explained as "whether compliance with the strict letter of the restrictions governing area, set backs, frontage, height, bulk or density would unreasonably prevent the owner from using the property for a permitted purpose or would render conformity with such restrictions unnecessarily burdensome." Are there any unusual or unique physical limitations of the property which create a hardship? Will granting of a variance result in harm to the public interest? The applicant is proposing to replace perimeter fencing currently enclosing an existing electric substation facility (see attached site plan). The new fence is proposed to be in the same location as the existing fence and is needed for security and safety purposes. The fence replacement is one part of the overall facility upgrades planned at the large scale public utility(see attached narrative). A variance is needed from the City of Oshkosh Zoning Ordinance Performance Standards to construct the fence improvements. Specifically, the proposed fencing is T 6" from finished grade to the top of panel as illustrated in WPS Installation & Grounding Details plan sheet BNS-08-010-01 (see attached). The existing fence is a combination of 6' and 7' from grade to top of panel plus 1' of barb wire. The applicant has stated the proposed height is necessary to meet the safety requirements made by the National Electric Safety Code and the North American Electric Reliability Corporation standards. The local zoning ordinance limits the height of any fence panel in the Institutional District to 6' maximum. STAFF REPORT BOARD OF APPEALS ITEM I -2- FEBRUARY 26TH,2020 The parcel is subject to additional national safety code standards as outlined in the petitioner's application. These requirements prevent any by-right alternative to construct the proposed improvements within the local zoning ordinance standards. Subsequently, complying with the required bulk regulations for the district would be unnecessarily burdensome in this instance and some variance is necessary for the improvements. The need for enhanced safety and security measures at the site is a unique property circumstance and creating justifiable hardship. While the proposed increased fence height does require variance no harm to the public interest will occur. For example, while the zoning ordinance restricts fence panel height to 6' maximum it allows for an additional 3' of barb wire beyond the top in this instance (i.e. 9' overall height from grade). The applicant's request is for 76" of panel plus an additional 1' of barb wire (i.e. 8'6" overall height from grade). Additionally, the site is buffered from surrounding commercial land uses by existing landscaping to soften the visual impact. In general this request is intended to enhance the safety and general welfare of the public overall. RECOMMENDATION Based on the information provided within this report, staff recommends approval of the variance as requested. 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Box 1130 Oshkosh,Wl 54903-1130 CITY OF OSHKOSH APPLICATION FOR VARIANCE Please submit a complete reproducible site plan (maximum size 11" x 17"). (A complete site plan includes, but is not limited to, all structures, lot lines and streets with distances to each.) Please refer to the fee schedule for appropriate fee, FEE IS NON-REFUNDABLE, The fee is payable to the City of Oshkosh and due at the time the application is submitted. Address of Parcel Affected:_8'/0 E. 0s1,,L--k w I c�-�l Petitioner: ✓��t� Se-�tcc_- 4� �rcw(�alvt Kmx,- Phone: °tzo-Wq-z4z3 Petitioner's Address: 7?co A,,,Q-L*,,, ,-7 Work Phone: Petitioner's Email: Signature Required: 06,.,& Date: i1z:jA,2 Owner(if not petitioner): Home Phone: Owner's Address: Work Phone: Owner's Email: Signature Required: Date: 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 unnecessary 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: Page 8 1. Explain your proposed plans and why you are requesting a variance: Wisconsin Public Service (WPS) is completing an asset renewal project at the Bowen Street Substation. This project includes replacing the 22.41VIVA transformer, replacing the 24.9kV circuit breaker, replacing the protective relays, installation of hi-speed communications,and replacement of the existing substation fence. Based upon public safety,WPS Substation has determined the correct height for the fence to be 7'6" to top of the expanded metal fabric plus 1' of barbwire for a total height of 8'6". This height has been determined to meet the safety requirements made by the National Electric Safety Code (NESC) and the North American Electric Reliability Corporation (NERC)standards for electric reliability and safety. 2. Describe how the variance would not have an adverse effect on the surrounding properties: The surrounding properties are of commercial uses and have existed adjacent to the Bowen Street substation for many years. The new fence will be in the same location as the existing fence. Additionally there is significant vegetation screening the substation which limits the impact on neighboring business.The new fence will help deter criminal activity such as illegal access and theft from the substation. 3. Describe the special conditions that apply to your lot or structure that do not apply to surrounding lots or structures: Unlike the surrounding properties,this property is an operating electrical distribution substation that contains high voltage electrical equipment that could be pose a safety risk for those who enter the site without proper authorization and training. This substation has additional requirements which do not apply to the surrounding properties including meeting the National Electric Safety Code (NESC) and complying with North American Electric Reliability corporation (NERC) standards for safety and security. To meet these standards,the fence fabric height should be 7'6" and overall fence height of 8'6"to meet federal safety standards and enhance public safety. 4. Describe the hardship that would result if your variance were not granted: Should the variance not be granted,the new fence would not meet WPS standards, NESC code or NERC standards. These standards are in place to deter theft, ensure electric reliability and enhance public safety for the community which the substation serves. 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