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Home My WebLink AboutItem IPLAN COMMISSION STAFF REPORT JULY 15, 2025 ITEM I: RESIDENTIAL DESIGN STANDARDS VARIANCE TO ALLOW FOR A HOME ADDITION AT 143 WEST 22ND AVENUE Applicant/Owner: Benjamin Campbell Action(s) Requested: The applicant is requesting approval of a variance from the City’s Residential Design Standards to allow for a home addition that is more than 50 percent of the principal structure’s existing footprint at 143 West 22nd Avenue. Applicable Ordinance Provision the Variance is being requested: • Code Reference: Section 30-241(D)(5)(b) • Regulation: An addition’s footprint shall not be more than 50 percent of the principal structure’s existing footprint. Property Location and Background: The subject property is a residential lot located at 143 West 22nd Avenue and is approximately 7,900 square feet in area. The property is a corner lot with Nebraska Street running along the east and West 22nd Avenue along the north. According to the City of Oshkosh Assessor’s website, the property contains a 1,624 square-foot, one and a half story, residential structure that was built in 1915. 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-9 (SR-9). In the spring of 2025, the applicant contacted the Planning and Zoning Division to discuss a home addition that included a garage and breezeway that would connect the home to the new garage. Because of the proposed size of the new garage, staff explained to the owner that a Design Standards Variance (DSV) was needed for the home addition because the proposed size Page 1 ITEM I – 143 W 22nd Avenue - Design Standards Variance was more than 50 percent of the homes existing footprint. The owner submitted the proper DSV application on May 27, 2025. The home itself is situated toward the northeast corner of the property with a driveway approach off of Nebraska Street. Like most 1900 era properties in Oshkosh, the existing garage at this property is small (12’x18’) when compared to today’s standards. The applicant requests to raze the existing garage to make room for a new 26’x36’ three-car garage, with a 10’x10’ breezeway/mudroom that will connect the home and garage. The applicable ordinance prohibits an addition of this size due to it being more than 50 percent of the principal structure’s existing footprint; therefore, Plan Commission review and a DSV are necessary for this project. Subject Site Existing Land Use Zoning Single-Family Residential SR-9 Recognized Neighborhood Organizations N/A Adjacent Land Use and Zoning Existing Uses Zoning North Single-Family Residential SR-9 South Single-Family Residential SR-9 East Single-Family Residential SR-9 West Single-Family Residential SR-9 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: Page 2 ITEM I – 143 W 22nd Avenue - Design Standards Variance “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.” The standards apply to all single and two-family structures within the City and include the regulation that “An addition’s footprint shall not be more than 50 percent of the principal structure’s existing footprint.” 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 Staff has determined this request is not contrary to the public interest because the proposed garage addition matches the existing home in height and material, is under the total allowed maximum square footage for accessory structures, at 936 sq. ft. and blends in with the existing neighborhood as other properties in the immediate block also have attached garages. The above image shows the east façade of the proposed addition and existing house Page 3 ITEM I – 143 W 22nd Avenue - Design Standards Variance RECOMMENDATION Staff recommends approval of the variance from the City’s Residential Design Standards to allow for a home addition that is more than 50 percent of the existing principal structure’s footprint with the following conditions and finding: Condition: 1. All necessary residential building permits shall be obtained. 2. A code compliant driveway shall be installed. Finding: The variance will not be contrary to the public interest because the proposed attached garage and mudroom addition match the existing home, are under the allowed maximum square footage for accessory structures, and are not uncommon in the immediate surrounding neighborhood. The above image shows the south and north façades of the proposed addition and existing house Page 4 Page 5 Page 6 Page 7 B492537 B36 B33 CDT800P2NS1 B48 BCB36R B492537 B36 B33 CDT800P2NS1 B48 BCB36R U252580R W3336 W3636 DCW2436R W4836 28411SH28411SH28411SH28411SH28411SH 28411SH 28411SH 28411SH 21068 24411SH 24411SH 2020SH 2020SH 2020SH 2834SH 2868 2840SH 1468FX30681468FX 2867 2868 2868 2868 2067 2668 2840SH 3068 3068 21068 180809080 4028RS 4028RS 3068 4040DC UP UP 3 1/2 X 12 BEAM 3 1/2 X 12 BEAM 3 1/2 X 12 BEAM 6X6 POST 6X6 POST E3 P-1 E3 P-1 ELEVATION 3 E7 2E72 ELEVATION 7 E8 2E82 ELEVATION 8 3'-8 3/4"2'-8"3'-8 3/4"8'4'8'-10 1/8"4'11'-1 7/8" 6'-2 3/8" 10'-4 13/16" 5'-10 7/16" 2'-10" 4'-4 13/16" 2'-8"2" 2'-8"2" 2'-8" 4'-0 1/2" 25'-5 3/4"30'-3 7/8" 4'-0 1/2" 4'-0 1/2" 10'-11 15/16" 3'-3 11/16"2'2"2'2"2'3'-2 5/8"3'-8 3/4"2'-4"2"2'-4"3'-9 1/4" 12'-10 5/16"12'-4"2'-4 1/2"8'-9 5/16"10'-1 1/2"36' 82'-5 5/8" 10'-11 15/16" 4' 11'-0 1/16" 26' 2'-2 1/16" 2'-8" 1'-3 3/4" 6'-1 13/16" 2'-1" 2'-8" 3'-7 3/8"8'-4 3/8" 3'9'3'18'3'3'-6 3/4"3'3'-6 3/4"4'-5 9/16"2'-8"4'-0 1/4"2'-5 3/4"2'-8"2"2'-8"6'-0 7/8"2'-8"2"2'-8"5'-7 11/16" 36'10'-1 1/2"11'-1 13/16"25'-2 5/16" 82'-5 5/8" 10' 5'-0 15/16" 160' 30' 50'-1" 14'-6 5/16" 926 SQ FT 12'-0" X 12'-0" 10'-11" X 10'-4" 2'-11" X 4'-0" 6'-1" X 3'-7" 2'-9" X 2'-0" 12'-2" X 12'-4" 24'-6" X 12'-4" 6'-8" X 10'-4" 6'-1" X 5'-0" 10'-0" X 10'-0" 25'-0" X 35'-0" LIVING AREABEDROOM BATH CLOSET SHOWER PORCH LIVING DINING KITCHEN ENTRY NEW ENTRY NEW GARAGE Attic storage above. New Garage and Entry to be built on 12"x18" R-10 insulated grade beam poured with garage floor. Garage ceiling will be 10' 1 1/8" from top of floor. Garage roof to be 8-12 pitch 9'X8' OHD 18'X8' OHD 8' 1 1/8" ceiling, 3-12 single plane roof Property line 1st Floor REVISION TABLE NUMBER DATE REVISED BY DESCRIPTION SHEET: SCALE: DRAWINGS PROVIDED BY: DATE: 5/27/25Site Plan Page 8 DSV 143 W 22ND AVE PC: 7-15-2025 COURTNEY R CONERY 136 W 22ND AVE OSHKOSH WI 54902-7035 JAMES M/SUZAN E MEYER 150 W 22ND AVE OSHKOSH WI 54902-7071 HUNTER THOMA 144 W 22ND AVE OSHKOSH WI 54902-7071 KRISTINA NIGL-KLABUNDE 146 W 22ND AVE OSHKOSH WI 54902-7071 CHRISTINA M LEWIS 153 W 22ND AVE OSHKOSH WI 54902-7070 DEBRA J BUNKER 151 W 22ND AVE OSHKOSH WI 54902-7070 SHANE /AMANDA ANDERSON 147 W 22ND AVE OSHKOSH WI 54902-7070 BEN J/MICHAELA CAMPBELL 143 W 22ND AVE OSHKOSH WI 54902-7070 SANDRA J BASEL 137 W 22ND AVE OSHKOSH WI 54902-7034 TROY/ELIZABETH A ROTHE 158 W 23RD AVE OSHKOSH WI 54902-7072 HUNTER MARES CATRINA WERNER 154 W 23RD AVE OSHKOSH WI 54902-7072 KYLEE NELSON 150 W 23RD AVE OSHKOSH WI 54902-7072 SEAN M/HAYLEE E SMITH 142 W 23RD AVE OSHKOSH WI 54902-7037 Page 9 W 23RD AV W 22ND AV NEBRASKA ST NEBRASKA ST W 22ND AV OREGON ST OREGON ST W 23RD AV W 22ND AV NEBRASKA ST OREGON ST HI SR-9 UMU UMU 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: 6/20/2025 1 in = 100 ft1 in = 0.02 mi¯143 W 22ND AVEZONING & AERIAL 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 Page 10