HomeMy WebLinkAboutIVSTAFF REPORT BOARD OF APPEALS
JANUARY 9, 2008
ITEM IV: 544 JEFFERSON STREET
GENERAL DESCRIPTION AND BACKGROUND
Attorney Charles Williams-applicant, Kelly J. & Elizabeth L. Burnett-owners, request a
variance to permit the creation of an asphalt driveway with a 0' setback. Section 30-36
(C)(5)(~ of the Oshkosh Municipal Code: Off-Street Parking and Loading Facilities
requires a driveway to be a minimum of 6" from a side lot line.
The subject 0.12 acre (approx. 5,160 sq. ft.) property is zoned R-2 PD Two-Family
Residence District Planned Development Overlay and is being used as a single-family
dwelling. The parcel is bordered by two-family homes to the north and east, while a
multi-family dwelling abuts the property to the south. Two two-family homes are located
across Jefferson Street to the west as well. The general area can be characterized as a
medium-density residential neighborhood.
ANALYSIS AND RECOMMENDATION
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 requesting a variance to construct a new paved driveway approach that
will lead to a new paved two stall uncovered parking area (9'x 36') in the rear yard of the
subject property. Access to the property currently occurs via a shared driveway (copy of
driveway easement is attached), which is physically located at the abutting property to the
north (i.e. 550 Jefferson Street).
The board may notice the proposed parking arrangement is for stacked parking, which is
normally not permitted under the zoning ordinance. However, since this property is in
the Near East Neighborhood, the Planned Development Overlay standards allow for a
relaxation of the code and permit this type of arrangement provided that each space is no
less ihan 9'x18'. The proposed improvement would leave the subject property with a 0'
side yard setback for the driveway approach.
The driveway easement was originally needed to provide access to a previous garage that
existed in the rear yard of the subject property. After reviewing the property file, a
wrecking permit was issued to the previous owner on 03/11/03 to remove the former
detached rear yard garage. As a condition of the wrecking permit issuance, the owner was
required to provide a paved and screened off-street parking area in order to provide the
property with code compliant parking. However, the required off street parking area
1
STAFF REPORT BOARD OF APPEALS
ITEM IV -2- JANUARY 9, 2008
construction never occurred leaving the property in non-compliance. The current
proposal by the petitioners would bring the property into compliance.
In the applicant's opinion, the variance would not have an adverse effect on surrounding
properties because the proposed parking area will be screened with landscaping. The
applicant feels the special condition that is applicable to the subject lot is its substandard
width (i.e. 43') that limits potential placement of a driveway. If the variance were not
granted, the property owner would be unable to construct the driveway approach and
would not be able to provide required off-street parking for the property.
In staffls opinion, the substandard lot width (i.e. 43') is creating a justifiable hardship for
this particular parcel. A unique limitation is in place due to the proximity of the principal
structure to the north lot line. Alternatively, placing a driveway along the south side of
the property is not practical or preferable due to existing mature trees and limited space
as well. The petitioners have not submitted details on the type (e.g. fence or evergreen
shrub) or size of screening to be used to shield the off-street parking area. However,
assuming the variance is granted, these details will be required prior to permit issuance
and will need to meet Section 30-35 (I)(2) of the zoning ordinance.
Finally, the variance is not detrimental to the adjacent property as a driveway agreement
is already in place and in general no harm to the public interest would occur with the
granting of the variance.
RECOMMENDATION
Based on the information provided within this report, staff recommends approval of the
variance as requested.
2
Please Tvue or Print in BLACK INK O Return to: Department of
~ Community Development
O1F4~J1H 215 Church Ave.
ONiHE WPTEP
P.O. Box 1130
Oshkosh, WI 54903-1130
CITY OF OSHKOSH
APPLICATION FOR VARIANCE
Please submit a complete renroducible site nlan (maximum size il" g 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-REFLINDABLE. The fee is payable to the City of Oshkosh and due at the time the application is
submitted.
Address of Parcel Affected: 544 Jefferson St Oshkosh, WI 54901
Petitioner: Attorney Charles E. Williams Home Phone: 920-379-7744
Petitioner's Address: PO Box 1336 Oshkosh WI 54903-1336. Work Phone: 920-233-2500
Signature Required: ~'{^-~-~~ ~° ~'`~` ~''~'~~~-----~ Date: November 23, 2007
Owner (if not petitioner): Kellv & Elizabeth Burnett Home Phone: 920-651-0670
Owner's Address: 524 W. New York Ave. , Oshkosh WI Work Phone:
~~e'_. ,~- ~.(~ ~'-~~, l~C~ ~ ~4~,~~ 54901
Signature Required: ~~,' ~~u---x.~. ~~-~v c/~ ~;..-~-, p~~~~ Date: November 23, 2007
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:
Apnlicant has driveway easement crossing 550 Jefferson St. that provides access
~~_p"~~_~~k~yg, araa in raar varrl nf 544 .TPffer~on St_ and ~reviously provided
ar~aGG a garage ~n the rear yard of 544 Jefferson St. that has been removed.
Applicant needs to cross north lot line of 544 Jefferson St. zaith:..dr.a:veway to
nrc,V;~tP acreGS to the proposed ~arking area behind 544 Jefferson St. The driveway
crnccing the north lc,t 1;ne of 544 Jefferson St. wil:l connect to an existin~ parking
area at 550 Jefferson St. and provide access to Jefferson St. in accordance with the
existing recorded driveway easement in favor of 544 Jefferson St.
Since the driveway wi1~, cross the 1ot line and be within six inches of the lot line,
a variance is required to comply with Gity Ordinance 30-36 (c) (5) (f).
Proposed parkin~ area is shown on Exhibit A attached..
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SUBMtTTED 8Y APPLICANT ^ e.~,~a~ ~
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2. Describe how the variance would not have an adverse effect on surrounding properties:
Proposed variance should not affect surrounding__properties since ~arking
area will be screened with landscaping and property to north at 550 Jefferson St.
is subject to an existing driveway easement in favor of 544 Jefferson St.
3. Describe the special conditions that apply to your lot or structure that da not apply to surrounding lots or
structures:
Ot i on ~ 43 feet wi de and 1 20 feet c~PPn ~Thi 1 P Gnrrrnm~linv 1 n~ ara 1 aroar,
Lot has existing recorded easement for driveway over ~ro~ert~ at 0 ff Gon St.
The lot is too narrow to create a driveway on 544 Jefferson St. A copy of the
right-of-way/driveway easement contained in Warrantv Deed in Volume 1176 on Pa~e
610, as Document No. 359279, is attached hereto.
4. Describe the hardship that would result if your variance were not granted:
Applicant will not be able to have affstreet parkinQ for 544 Jefferson St.
because applicant will be unable to use existing drivewav easement over lot line
between 544 and 550 Jefferson Street.
.~U~'3MtTTED BY APPLICANT
4
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BOA KEOMANY BON B KROHN PATRICK D
544 Jefferson St 53 MEADOWBROOK CT 541 JEFFERSON ST
1-9-08 APPLETON WI 54914 OSHKOSH WI 54901 4966
540 Jefferson St
BURNETT KELLY J/ELIZABET WAHLBERG TERESA R KROHN JEFFREY O
524 W NEW YORK AVE 545 MOUNT VERNON ST 527 MOUNT VERNON ST
OSHKOSH WI 54901 OSHKOSH WI 54901 OSHKOSH WI 54901 4917
544 Jefferson St 547 Jefferson :
BOBER MIKE HOCHSTEIN JASON M/MICHELE
1435 CENTRAL ST 541 MOUNT VERNON ST
OSHKOSH WI 54901 2931 OSHKOSH WI 54901 4917
549 & 550 Jefferson St
ATTY CHARLES WILLIAMS ATTY CHARLES WILLIAMS
PO BOX 1336 PO BOX 1336
OSHKOSH WI 54903-1336 OSHKOSH WI 54903-1336
PABLE ROBERT A
551 MOUNT VERNON ST
OSHKOSH WI 54901 4917
BURNETT KELLY J/ELIZABET
524 W NEW YORK AVE
OSHKOSH WI 54901
544 Jefferson :
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Attachment to BOA Packet 01/09/08
544 Jefferson Street
View of subject property looking east
View of subject property looking southeast