HomeMy WebLinkAboutItem IPLAN COMMISSION STAFF REPORT JANUARY 7, 2025
ITEM I: RESIDENTIAL DESIGN STANDARDS VARIANCE TO ALLOW FOR AN
ADDITION ON THE FRONT FAÇADE AT 27 JOHNSON AVENUE
GENERAL INFORMATION
Applicant/Owner: Steve Ratajczak
Action(s) Requested:
The applicant is requesting approval of a variance from the City’s Residential Design Standards
to allow for a garage addition on the front façade at 27 Johnson Avenue.
Applicable Ordinance Provision the Variance is being requested:
Code Reference Regulation
Section 30-241(D)(4) Orientation. Additions to a principal structure and other changes
that extend the buildings footprint shall be placed on a rear
façade, or side façade if rear is not practical, in order to have a
minimal impact on the overall scale and character of the original
house.
Property Location and Background:
The subject property is a residential lot located at 27 Johnson Avenue and is approximately
15,030 square feet in area. According to the City of Oshkosh Assessor’s website, the property
contains a 1,232 square foot single-family residential structure that is one story and was built in
1986. The surrounding area consists of single-family uses with varying character and similar
scale. The subject property and surrounding properties are zoned Single Family Residential-5
(SR-5). The properties directly to the west of the subject site are located within the Town of
Black Wolf and contain a zoning designation of Rural Residential (R-1) from Winnebago
County.
The applicant is requesting to construct a garage addition on the front of the existing attached
garage, as well as widening the existing garage by 4 feet. The proposed front addition consists
of a 24’ x 15’ garage attached to the front façade of the existing garage that faces Johnson
Avenue. As proposed, the complete project includes the widening of the existing garage by 4
feet; which relocates the front door entrance to the front of the existing garage, installation of a
new service door on the west side of the structure, and construction of a garage addition as
explained above. Applicable ordinance prohibits additions on front facades; therefore, Plan
Commission review and a design standards variance are necessary for this project.
Page 1
ITEM I -27 Johnson Avenue - Design Standards Variance
Subject Site
Existing Land Use Zoning
Single-Family Residential SR-5
Recognized Neighborhood Organizations
N/A
Adjacent Land Use and Zoning
Existing Uses Zoning
North Single Family Residential SR-5
South Single Family Residential SR-5
East Single Family Residential SR-5
West Single Family Residential (County Zoning) R-1
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Light Density Residential
VARIANCE CRITERIA
The City’s Zoning Ordinance establishes design standards for single and two-family homes
with the overall purpose/intent to:
“Maintain the basic architectural quality of residences within the community, to minimize adverse
impacts on adjacent properties and neighborhoods resulting from architectural and building construction
practices that may detract from the character and appearance of the neighborhood as a whole, and to
ensure compatible design between existing and new homes.”
Page 2
ITEM I -27 Johnson Avenue - Design Standards Variance
The standards apply to all single and two-family structures within the City and include the
regulation that “Additions to a principal structure and other changes that extend the buildings footprint
shall be placed on a rear façade, or side façade if rear is not practical, in order to have a minimal impact on
the overall scale and character of the original house.”
The Plan Commission is authorized to grant variances from the strict application of the
standards when it is determined that one or more of the following apply:
1. The variance will not be contrary to the public interest.
2. Substantial justice will be done by granting the variance.
3. The variance is needed so that the spirit of the ordinance is observed.
4. Due to special conditions, a literal enforcement of the provisions of the Zoning
Ordinance will result in unnecessary hardship.
5. The variance will not allow an alteration of a historic structure, including its
use, which would preclude its continued designation as a historic structure.
ANALYSIS
The above image shows the current street-facing façade of the subject property
The above image shows the proposed front façade with the garage addition and new placement of the front
door
Page 3
ITEM I -27 Johnson Avenue - Design Standards Variance
The applicant would like to construct a 24’ x 15’ garage that is attached to the front façade of the
existing garage that faces Johnson Avenue. Staff informed the applicant that Plan Commission
review and a design standards variance were necessary in order to permit an addition on the
front façade.
Staff feel that this design standards variance request is not contrary to the public interest
because the proposed addition does not project any further into the prevailing front setback;
which is established by the adjacent properties and is approximately 30 feet. Per the submitted
site plan, the proposed garage addition is 15 feet long and that allows this property to also meet
that prevailing 30 foot setback. Staff feel that the proposed addition adds character to the home
by providing more articulation to the structure than currently exists.
Proposed site plan
Page 4
ITEM I -27 Johnson Avenue - Design Standards Variance
The site plan provided properly explains the complete project, which again includes the
widening of the existing garage by 4 feet, relocates the front door entrance to the new section of
the existing garage, installation of a new service door on the west side of the garage, and
construction of a garage addition.
RECOMMENDATION
Staff recommends approval of a variance from the City’s Residential Design Standards to allow
for an addition on the front façade at 27 Johnson Avenue with the following conditions and
finding:
Conditions:
1. Proposed addition shall meet the requirements of 30-241(D)(3) which states: The exterior
materials used for new additions and changes shall be the same materials or
combination of materials as used on the original building.
2. All necessary residential building permits shall be obtained.
Finding:
1. The variance will not be contrary to the public interest.
Page 5
Page 6
1. Explaln In detall your proposed plans and why a variance Is necessary:
L6oh~"'~ ±a a) e,( /S ft:-el t--> fti~ ~o"' f r;( -lhr. @ q~ Ct So fhqf: hlc7~-<--:x/:""'16"' ,·s:
2. Describe how the variance would not have an adverse effect on surrounding properties or
curb appeal of the neighborhood:
Pu:t Jo fht 011-c..~rf,te,fuvr;l de11~" if w/lt {11 th f)le-t/y /JJ/f 4 f-ti, l-b'<~~bo,,.lw~,;,
by rtAil>tj a Jt:vo;)~,,.y "f,ev,.fl® aVvJ couft&w" ~no<"
3. Describe in detall the materials and construction methods that the proposed project would
use. Attach any supplementary Information Including, but not limited to, material data sheets,
product Information, supplemental photographs, elevatlon plan(s) and site plan(s):
5fa.111J4~d co~ slr.vJ.,"" fJ1'10JtA..d1 ,.~ d'rY,v-1-u,,..(, <Jid{~{~ofPA: w V"-0,f r,,~f.e..,l,L fa tv,.afJ,
Page 7
Camera 1
Camera 2
P-1
REVISION TABLE
NUMBER
DATE
REVISED BY
DESCRIPTION
SHEET:
SCALE:
DRAWINGS PROVIDED BY:
DATE:
10/6/24
Project Overview
Page 8
16070
4028LS
3068
3068
4028LS
2868
3068
18080
4028LS
4028LS
UPUP
1'-0 9/16"3'4 7/16"
4'-5"24'
43'-8"
15'-3"
9'-0 7/16"
4'
8'-11 9/16"
28'
22'
65'
15'
5'-6"
4'
5'-6"
9'
4'
9'
15'
22'
28'
65'
43'-8"
1326 SQ FT
42'-8" X 27'-0"
23'-4" X 21'-7"
23'-4" X 14'-7"4'-5" X 18'-4"
23'-11" X 6'-11"
4'-0" X 21'-7"
11'-10" X 16'-3"
LIVING AREA
EXISTING GARAGE
HOUSE
GARAGE ADDITION
NEW CONCRETE SLAB
NEW CONCRETE SLAB
N
PATIO
10' 4" CEILING
5-12 PITCH ROOF
OVERHANGS TO MATCH
EXISTING HOUSE
10' 4" CEILING
NEW CONCRETE FLOOR
REVISION TABLE
NUMBER
DATE
REVISED BY
DESCRIPTION
SHEET:
SCALE:
DRAWINGS PROVIDED BY:
DATE:
10/6/24
Remove existing stairs
and door within garage
Remove existing
exterior garage wall
Construct new
exterior garage wall
Construct new exterior
front garage wall and
front door
偡来‹
DSV
27 JOHNSON AVE
PC: 1-7-2025
KIP & HEATHER THOMPSON
3379 FOND DU LAC RD
OSHKOSH WI 54902-7318
STEVEN & CHERYL LEACH
50 JOHNSON AVE
OSHKOSH WI 54902-7378
ROBERT & BILLIE PRUSKY II
80 JOHNSON AVE
OSHKOSH WI 54902-7378
DAVID E BUTZLAFF
11 JOHNSON AVE
OSHKOSH WI 54902-7377
S & PATRICIA RATAJCZAK
27 JOHNSON AVE
OSHKOSH WI 54902-7377
MARGARET L HANSEN
3461 FOND DU LAC RD
OSHKOSH WI 54902-7320
STW ESTATES LLC
70 CHERRY PARK CT
OSHKOSH WI 54902-7390
DAVID MARES
80 CHERRY PARK CT
OSHKOSH WI 54902-7390
DONNA J OBRIEN
90 CHERRY PARK CT
OSHKOSH WI 54902-7390
JOHN & DEBORA MOON
77 JOHNSON AVE
OSHKOSH WI 54902-7377
TOWN OF BLACK WOLF
380 E BLACK WOLF AVE
OSHKOSH WI 54902-9139
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J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam
Prepared by: City of Oshkosh, WI
Printing Date: 12/17/2024
1 in = 120 ft1 in = 0.02 mi¯BASE MAP27 JOHNSON AVE
City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer
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J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam
Prepared by: City of Oshkosh, WI
Printing Date: 12/17/2024
1 in = 500 ft1 in = 0.09 mi¯ZONING MAP27 JOHNSON AVE
City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer
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OAKLAND LA
JURKINS LA
JOHNSON AV
CHERRY PARK CT
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J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam
Prepared by: City of Oshkosh, WI
Printing Date: 12/17/2024
1 in = 100 ft1 in = 0.02 mi¯AERIAL MAP27 JOHNSON AVE
City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer
Page 13