The URL can be used to link to this page

Home My WebLink AboutItem IIITEM II - DSV: 1485 W 20th Ave PLAN COMMISSION STAFF REPORT FEBRUARY 4, 2025 ITEM II: EXTERIOR DESIGN STANDARDS VARIANCE FOR A BUILDING ADDITION AT 1485 WEST 20TH AVENUE GENERAL INFORMATION Applicant: RH Design Build LLC Property Owner: BLD Properties LLC Action(s) Requested: The applicant is requesting approval of a variance from the City’s Exterior Design Standards to allow for a building addition that does not match the existing building at 1485 West 20th Avenue. Applicable Ordinance Provision the Variance is being requested: Code Reference Regulation Section 30-240(B)(2)(a) Additions. All additions shall match or be substantially similar to the design and materials of the existing building. Property Location and Background: The subject site consists of a single lot that is 1.55 acres and located on the south side of West 20th Avenue and east of West South Park Avenue. The site includes a restaurant, currently known as The Hangar Bar and Grill, an outdoor seating area, and parking lots. The property is located within a Suburban Mixed Use Zoning District (SMU) and the 2040 Comprehensive Land Use Plan recommends Interstate Commercial development for the site. The surrounding area consists of commercial uses, while the property located directly to the south is currently vacant and the property directly to the east is Wittman Regional Airport. Subject Site Existing Land Use Zoning Restaurant SMU Recognized Neighborhood Organizations None Adjacent Land Use and Zoning Existing Uses Zoning North Commercial – W 20th Ave and Hotel SMU South Commercial – Vacant SMU East Institutional – Airport I West Commercial – Gas Station SMU 1 ITEM II - DSV: 1485 W 20th Ave 2022 Canopy Plans Comprehensive Plan Land Use Recommendation Land Use 2040 Comprehensive Land Use Recommendation Interstate Commercial VARIANCE CRITERIA The City’s Zoning Ordinance establishes design standards for new construction and additions with the overall purpose/intent to: “Regulate the design and materials used for the exterior of buildings and structures within the City so as to maintain and enhance the attractiveness and values of property in the community.” The Ordinance states the following for additions: “All additions shall match or be substantially similar to the design and materials of the existing building”. 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 In December of 2022 the applicant, RH Design Build LLC, applied for and was issued a commercial building permit to remove an existing canopy and install a new canopy over an existing patio area. The proposed and approved plans were for a 26’ x 32’ canopy along a portion of the back side of the existing building. As proposed the canopy was open on all four sides and contained a roof with necessary interior support posts. No exterior materials were proposed at this time besides a metal roof. In 2024, Planning Staff were made aware that the canopy was eventually enclosed with garage style doors on three sides, with the fourth side being the existing building’s rear wall; and that a new bar was constructed within the enclosed area with a full service bar. Because the canopy structure is now enclosed it is required to meet the exterior design standards. 2 ITEM II - DSV: 1485 W 20th Ave September 2024 Google Street View images of new addition Southwest view of new addition from parking lot Upon inspection of the addition, staff discovered that the exterior of the new addition was sided with corrugated metal and did not match the existing building’s decorative concrete block façade. At this time staff contacted the property owner to make them aware of the needed Design Standards Variance for the exterior materials on the new addition. According to the applicant, corrugated metal panels were intentionally used for this addition because that material is typically used to side aircraft hangars and that is the theme of this establishment, i.e. “The Hangar.” Building Façade Staff evaluated the new addition and the impact of the exterior materials that were used in regard to the purpose and intent of the city’s exterior design standards. The standards relate to preserving a building’s attractiveness and values of property in the community, as well as ensuring that structures maintain a long-lasting appearance and withstand the effects of time. In working with the applicant, staff considered: • Location of the site • Location of addition (back side of building) • Character of the surrounding properties 3 ITEM II - DSV: 1485 W 20th Ave Staff is of the opinion that the exterior material used for the addition (vertically oriented corrugated metal) will not have a detrimental impact on the overall appearance of the site because the addition is on the back of the building and mostly out of view from the public realm. Furthermore, the adjacent properties are situated as such that their public facing entrances are opposite of where this addition is located, again keeping the addition mostly out of site unless visiting the establishment it is located at. Additionally, this is not a traditional building addition as it was built to enclose an outdoor seating area but can be opened up with garage doors on warmer days. RECOMMENDATION Staff recommends approval of a variance from the City’s Exterior Design Standards to allow for a building addition be sided with a material that does not match the existing building at 1485 West 20th Avenue with the following finding: Finding: 1. The variance will not be contrary to the public interest because the addition will be minimally visible from the public realm. Aerial view of surrounding area and addition location at subject site 4 5 1. Explain in detail your proposed plans and why a variance is necessary: _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ 2. Describe how the variance would not have an adverse effect on surrounding properties or curb appeal of the neighborhood: _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ 3. Describe in detail 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, elevation plan(s) and site plan(s): _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ The material is only utilized on the rear covered patio where it is not seen from the front and there are no neighboring views that are impacted. Corrugated metal panel is a very common material used to coat aircraft hangars and similar structures. Corrugated metal panel is a very common material used to coat aircraft hangars, to remain on them with "The Hangar" the owner would like to utilize this material along the rear side of the building on the attached covered patio to mimic the style and theme they are going for. This portion of the building is not seen from the front and does not impede neighboring views. 6 4. Describe why the intent of the design standards have been incorrectly interpreted (if applicable): _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ 5. Describe why the design standards do not apply to this particular project (if applicable): _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ 6. Describe the unnecessary hardship that would result if your variance were not granted (if applicable): _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ The Hangar is themed, serves and is even named after the aircrafts that bring much national recognition to the city of Oshkosh. Not being able to showcase and brand with a matching aesthetic reduces the properties value and reduces the establishments customers by not being able to properly serve the anticipated dining atmosphere. See #6. See #6. 7 8 1414 14851585 W 20TH AVW 20TH AV L:\GIS_Maps\Planning Base Map - For Windows 10.mxd User: katrinam 14 85 W 20 th Av eSite P lan City of Oshkosh maps and data are intended to be used for general identification purposes only, and theCity of Oshkosh assumes no liability for the accuracy of the information. Those using the information areresponsible for verifying accuracy. For full disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer Printing Date: 1/14/2025 1 in = 60 ft1 in = 0.01 mi¯ 10 0 10 20 30 40 50 60 70 80 90 1005 Feet Prepared by: City of Oshkosh, WI Addition 9 DSV 1485 W 20TH AVE PC: 2-4-2025 BAJS LLC 1414 W 20TH AVE OSHKOSH WI 54902-6689 SPIRIT HOTELS LLC 1495 W SOUTH PARK AVE OSHKOSH WI 54902-6679 WINNEBAGO COUNTY C/O FACILITIES DIRECTOR 1221 KNAPP ST OSHKOSH WI 54902-6329 AMERICAN INVESTMENTS LLC 1585 W 20TH AVE OSHKOSH WI 54902-6676 CG EXPRESS LLC 2500 STATE ROAD 44 OSHKOSH WI 54904-8914 SHREE RADHE SHYAM CORP 1581 W SOUTH PARK AVE OSHKOSH WI 54902-6188 BLD PROPERTIES LLC C/O LISA MARSHALL 522 W 12TH AVE OSHKOSH WI 54902-6424 10 INDIG O DR VENTURE DR CAPITALDR W SOUTH PARK AV W 20TH AV 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: 1/14/2025 1 in = 150 ft1 in = 0.03 mi¯1485 W 20TH AVEBASE MAP 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 11 TAILWIND AVTAILWIND AV VIRGINIAN VIRGINIAN STST MMAA GGNNOOLLIIAA AAVV WW II TT TT MM A A NN RR DD IINNDDIIGGOO DDRR W 18TH AV ORCHARD CT APPLE CT V E NTUREDR CAPITALDR RIP O N LA ORCHARD LA KNAPP ST S KOELLER ST W 20TH AV WSOUTHPARKAV HI HI I MH-9 MR-12 NMU SMU SMU SMU SMU-PD SMU-PD SMU-PD SR-5 SR-5 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: 1/14/2025 1 in = 500 ft1 in = 0.09 mi¯1485 W 20TH AVEZONING MAP 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 12 W 20TH AV W SOUTH PARK AV 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: 1/14/2025 1 in = 100 ft1 in = 0.02 mi¯1485 W 20TH AVEAERIAL MAP 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 13