HomeMy WebLinkAboutItem II STAFF REPORT BOARD OF APPEALS
AUGUST 12TH,2020
ITEM II: 100 HIGH AVENUE
GENERAL DESCRIPTION AND BACKGROUND
The Grand Oshkosh Inc.-applicant, City of Oshkosh-owner, requests the following
variance to permit a projecting sign on the south elevation of an existing historic
structure:
Description Code Reference Maximum Height Proposed
Projecting Sign Placement 30-271(B)(3)(c)(iv) 2„d story or 18' >2„d Story
The subject .38 acre (approximately 16,800 square feet) property is zoned Institutional
and is currently developed with a live-stage theater constructed in 1883. The
rectangular-shaped corner parcel is located on the north side of High Avenue and the
west side of Market Street. An off-street parking lot is located west of the principal
structure and is accessed via a curb cut located on High Avenue. Adjacent land uses
include commercial to the north and west; a public park to the east; and mixed use
residential-commercial to the south. The structure is listed on both the National and
State Registers for being historic.
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 install a 16'4"x4' projecting blade sign on the south
elevation for business identification purposes (see attached rendering). A variance is
needed as the proposed placement is higher on the building wall than code allows.
Specifically, the ordinance restricts the top of projecting signs to be no higher than the
sill of a second-story window or 18' (whichever is less). The applicant's proposal places
the top of the sign above the bottom sill of the second-story window as well as higher
than 18'.
It should be noted the applicant is in the process of enhancing other signage on the
building as well. An Electronic Message Center sign is proposed to replace an existing
manual reader board sign on the west elevation and the marquee sign letters are
proposed to be replaced below the balcony as well (see renderings). Those signs meet
STAFF REPORT BOARD OF APPEALS
ITEM II -2- AUGUST 12TH,2020
code standards and are not part of this request. The only sign the board is reviewing at
this time is the projecting blade sign that will display "Grand" vertically. The subject
sign was part of a July St", 2020 review by the City of Oshkosh Landmarks Commission.
During that review meeting the Landmarks Commission recommended the placement
currently being presented to the Board of Appeals. The placement has been moved to
the right of the three windows near the top of the building to not obscure any
architectural details of the building.
The existing architectural features of the building limit by-right alternatives that would
meet placement requirements and be practical for visibility and historic character. For
example, if the proposed sign was lowered it would be obscured visually for eastbound
vehicular traffic by the existing balcony. Likewise, the historic character the sign is
attempting to replicate would be lost as traditionally such signs are elevated (see
attached examples of other historic blade signs). Subsequently, complying with the
required placement regulations would be unnecessarily burdensome in this instance
and some variance is necessary for the proposal.
The subject property has unique property circumstances creating justifiable hardship.
Specifically, the structure is listed on the previously mentioned National and State
Historic Registers as well being located in the North Main Street Historic District. The
ability to comply with contemporary development standards becomes challenging and
limits feasible alternatives as the property proposes improvements and amenities tied to
historic character.
While the proposed placement does require variance no harm to the public interest will
occur. For example, the existing theater is located in the city's Business Improvement
District and is a venue providing a variety of events to the whole community. Finally,
the applicant is taking the necessary steps to have the improvements reviewed locally
and at the state (i.e. State Historic Preservation Office) level to assure historic compliance
will be met along with permitting requirements.
The City of Oshkosh Department of Public Works and the Inspections Division have
reviewed the request. There are no safety or logistical issues with the proposal. Standard
connection details to the building and encroachment agreements will need to be
completed. These specifics are finalized during building permit review.
RECOMMENDATION
Based on the information provided within this report, staff recommends approval of the
variance as requested.
Attachment to BOA Packet 08/12/20
100 High Avenue
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View of subject parcel looking north across High Avenue
Attachment to BOA Packet 08/12/20
100 High Avenue
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Alternate view of subject parcel looking north across High Avenue
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Attachment to BOA Packet 08/12/20
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Attachment to BOA Packet 08/12/20
100 High Avenue
Examples of other Historic Theater Blade Signs
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GUIDELINES USED BY THE BOARD OF APPEALS
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Oshkosh
Although the statutes contain a number of qualifying phrases, the main statutory test of whether a variance
may be properly granted is whether an "unnecessary hardship exists".
The leading Wisconsin case on variances is SNYDER v WAUKESHA COUNTY (1976), 74 Wis. (2nd) 468, 247 NW
(2nd) 468. In this case, the court set forth the following guidelines for granting variances:
1) An unnecessary hardship means that the property cannot yield a reasonable return when used for the
permitted purposes or where no feasible use can be made of the land without a variance.
2) The changes in the character of the neighborhood that would be caused by the variance are
important.
3) The hardship must be unique to the property in question and may not apply equally to similar lots.
4) The hardship must be unique to the lot, not personal to the owner of the lot.
5) A variance cannot be granted in the case of a self-created hardship.
IN ADDITION,the courts have made it clear that a variance CANNOT be granted in the following situations:
1) Where there is a self-created hardship, that is, where the application is due to a problem created by
fhe owner/applicant.
2) Where there is a personal hardship, and the variance would continue to affect the character of the
neighborhood after title to the property has passed.
3) Where there is an economic hardship, a purely financial hardship, for example, restriction of the
property to a less profitable use.
IMPORTANT INFORMATION FOR APPLICANTS
The City of Oshkosh Board of Appeals meets on the 2nd Wednesday of each month at 3:30 P.M. in Room 404
of City Hall, 215 Church Avenue, Oshkosh, Wisconsin. Application deadline is approximately 20 days prior to a
meeting at 12:00 NOON. Please confirm the deadline with staff.
The following must be submitted in order for your application to be accepted:
11 Complete the attached application form. Both the owner and applicant must sign the application
form.
Answer all questions on the application form.
❑ A site plan drawn to scale showing all structures, lot lines, streets and distances from the structures to
the lot lines and street.
El Any other supporting documentation you feel is necessary or as may be required by staff.
It is recommended for the applicants and/or a representative for the applicant to attend the meeting to
answer questions of the Board and present their variance request. If the applicant and/or representative fail
to appear, the Board may choose to act on the item, or to postpone action until the next meeting. A meeting
notice and staff report will be sent to the applicant and/or owner prior to the scheduled meeting.
If for any reason the owner/applicant withdraws the application, it must be done so in writing. If the
owner/applicant wishes to reapply they must file a new application form, site plan, supporting
documentation, and filing fee. Filing fees are non-refundable.
If you have any questions about the variance application form, or the process of obtaining a variance, please
contact the Planning Services Division of (920) 36-5059.
FOUR APPLICATION IS DUE BY: AT 12:00 NOON
YOUR VARIANCE HEARING DATE; ,f AT 3:30 P.M.
Please Type or Pram in BLACK INK Return to: Department of
Community Development
caof 215 Church Ave.
shkOSh P.O. Box 1130
Oshkosh,wl54903-1130
CITY OF OSHKOSH
APPLICATION FOR VARIANCE
Please submit a complete reproducible site plan (maximum size 11" x 139). (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: 10
Petltioner° ,'_ Gre A a� DsA r(bD y- , Horne Phone:
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Petitioner's Address:�� ref � � � Work Phone: � ��� -,� �
Petitioner's Email: 6�, Sk, rV
Signature Required: Date:
Owner (if not petitioner): 54-1tc)E_4-� Home Phone:
Owner's Address: m i L/aLj Work Phone: 2A
Owner's Email:
Signature kequlred: Date: '71 ZV
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:
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2. Describe how the variance would not have an adverse effect on surrounding properties:
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3. Describe the special conditions that apply to your lot or structure that do not apply to
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BOARD OF APPEALS 101 HIGH AVE LLC BL BRANCH GROUP II LLC
100 HIGH AVE 101 HIGH AVE 100 INTREPID LN 1A
08-12-20 OSHKOSH WI 54901 SYRACUSE NY 13202
BROWN BELL PROPERTIES LLC KINGS LAUNDRY INC MAX P/KARIN L HERMANS
103 HIGH AVE 41 MAIN ST 3722 HIGHWAY 21
OSHKOSH WI 54901 MENASHA WI 54952 OSHKOSH WI 54904
NELS H/CAROL J NASLUND ONE SIX EIGHT ENTERPRISE LLC CITY OF OSHKOSH
301 N SAWYER ST 103 ALGOMA BLVD PO BOX 1130
OSHKOSH WI 54902 OSHKOSH WI 54901 OSHKOSH WI 54903
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1 in=0.08 mi
1 in=400 ft
City of Oshkosh maps and data are intended to be used for general identification purposes only,and ( i Y
the City of Oshkosh assumes no liability for the accuracy of the information. Those using the of
information are responsible for verifying accuracy. For full disclaimer please go to Printing Date:712812020 Oshkosh
www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by:City of Oshkosh,WI
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1 in=0.02 mi
1 in=80ft
City of Oshkosh maps and data are intended to be used for general identification purposes only,and
the City of Oshkosh assumes no liability for the accuracy of the information. Those using the Printing Date:7/28/2020
information are responsible for verifying accuracy. For full disclaimer please go to Oshkosh
www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by:City of Oshkosh,WI
CAUsers\minak\Desktop\2020 Plan Commission Site Plan Map Template.mxd