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0143959-Building (garage)
� i � � -- _ _ , ____ - -_ _ _ ._ _.__ - - , yX� �- u € �VrKno� � � � t l � I I � � f � � � � � 11 � �` � � � � � �; � c ; ' ' 7'3 i � , � � i ( � � . � ' a ` C-o,���V►vv�s ���� OE���j h , --� �� �� '1�.�-,� E �- , � Y � L � I � .__------ ._____._ __� _ .- __ _____-- - . i � � �� � ' X DU�t����(J \ �t�� � �I � _ �`�� � � �,� ��E4 � �t. '��,�! 36��� --�''" iS � _ __,. - .. I�--''``.� -'` i'"JJ' \ -� -- ---- ------ --- . __. _ ._ _ � _.__. _---�.- — �_.- ----�---� . _- �- 1 � ! � � , � T�vs� �� a ' �. � . � �' Itiv�"f�"� � Y � ' i I ; W t� �� , ��� ' , � 10 ` . . ' 4,+ �,nYL 5�p'"S � � �� vg , i I�� , i a k�( �G D.G- i ; , , , . i ; �� a � O, � . ' � � � �. / -.-------- ------- - • o . o �---- �I��� r . — --- ---- ---..__--____ � �- � C�m ����� ��N��� t�(( ,, ��,,� P !� �� STAFF REPORT BOARD OF APPEALS � JULY 14,2010 ITEM IV: 2015 NEBRASKA STREET GENERAL DESCRIPTION AND BACKGROUND Charles Fluegel-applicant/owner, requests variances to permit a detached garage in the rear yard with a 1'6" rear yard setback and a 1'6" side yard (north) setback. Section 30- 19 (B)(4)(b)(iv) of the Oshkosh Municipal Code: R-2 Two Family Residence District requires a 2'6" rear yard setback and Section 30-19 (B)(4)(b)(v) requires a 2'6" side yard setback. The subject property is located mid-block on the west side of Nebraska Street. The parcel is rectangular in shape, .15 acres (68'x105') in size, and zoned R-2 Two Family Residence District. Adjacent land uses include single family residential to the north and south, while vacant infill residential parcels are fo the east and west. The general area is predominately low density residential land uses. 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 existing 1,440 s.f. one-story ranch style home was originally built in 1956 and the 396 s.f. detached garage was originally built in 1957. Vehicular access to the detached garage is provided by an approximately 9' wide by 65' deep concrete driveway located on Nebraska Street north of the principal structure. The owner is proposing to replace the dilapidated existing 18'x22' (one and a half stall) detached garage with a standard 24'x22' (two stall) detached garage in northwest corner/rear yard of the parcel. A variance is being requested as the proposed new garage would intrude 1' into both the required 2'6"rear and side yard setbacks. In the applicant's opinion, the variance requests would not have an adverse effect on surrounding properties because the proposed new garage will have the same roof line and be located in the same general vicinity as the current detached rear yard garage. The application states the home's developed nature on a shallow parcel makes the situation unique. If the variance request is denied, the applicant feels a hardship will be imposed because the second stall of the proposed new detached garage would not be functional. The existing principal structure placement and legal nonconforming lot area are creating justifiable hardship in this particular example. Specifically, the subject parcel possesses STAFF REPORT BOARD OF APPEALS ITEM IV -2- JULY 14, 2010 • 6,510 s.f. of lot area which is 690 s.f. less than a standard conforming lot is required to possess under current zoning ordinance standards. Moreover, the current off-street parking ordinance requires single family residential uses to provide a minimum of two off-street parking spaces. The current single family residence is 54 years old and subsequently only provides one code compliant off-street parking space within the existing detached rear yard garage. Due to the limited rear yard area, moving the proposed detached garage as far back to both the north and west lot lines is reasonable as it will further accommodate functional vehicle maneuverability to the proposed second stall. Since no formal building plans for the proposed detached garage have been submitted to date, the following issues should be addressed to prevent any conflicts at a later date. First, the zoning ordinance permits gutter and overhangs to project 2' into a required yard. However, since the proposed garage will be setback only 1'6" if approved, it should be made clear to the property owner that no portion of the proposed garage can extend over the property line. Second, because of the close proximity of the proposed detached garage to abutting properties, it would be beneficial to require all storm water runoff produced by the proposed new garage structure to be directed away from adjacent parcels. Third, building code will require fire-rated walls to be constructed facing the north and west property lines as well as any walls within 10' facing the principal structure. Overall, granting the variance requests with the conditions proposed will not be detrimental to adjacent properties or contrary to the public interest. RECOMMENDATION Based on the information provided within this report, staff recommends approval of the variances with the following conditions: l. The garage shall be designed so no portion extends over the north and/or west property lines. 2. The garage shall be designed to direct all storm water away from adjacent properties. , Attachment to BOA Packet 07/14/10 ' ' 2015 Nebraska Street �' ��,fi _ �� � �� � �; y _•+ _ � � - 4}"., f .�.� '={'3g�. .. - . �� _ �% � �'. : � . � �"�`�,i ��� I I �._., k� � �— . d � i ' 1►��+�a � � " ✓ ..y�� �—_ _ ,�,�;�. =� � � ._. _ ... . . � � -'s, I , �`4 � 1 ' t _�� � � � _ ��� i �_- ,_ � - - T_ ,;��.:, - Ka,�; � ,' "��,�`__ ' �i __ _ �, � - '.., �'S .� �. ..l�� � � 1 � � Y'� �- _ f ...�` _ � _" .. ,��� 1 1.� le �:'4 +k l, rr- � ` ., � `� � . .:.. . - �, --�._ .. :; a '."'�,r� ' s:: _.. ��__.__- ' _�J-'4 � . ."_" . .�� -.- . .�� �"�,�.'����_��`� "_ . . -.__' ... .... �_ � �� � t,� _ a�4� ' +y.- � � :_.✓" �._-.�.T . �.��" .^ .. ' .. � g X�,.y���S '����� �` ^`r ae. _ ... � ►'Yw,. �: _ : R i` ' � � ._ x .^ ��-. ��.' r C� �.,� -.t .,�. .. ,y-' .. _ � � . bki�x ^w .` �'lr 1F�+4 y��1 7' ,�•'�ly,. . '^' .;-�..q. � ��-.�- _� � -� . v.'« 4r c .�.i*, .t4+n�.����1� ��d _�••���, �". �- _ . . °Y.. 2"'�„4R'.r ��� '` .��.° ;. . . . �__ 5 n"�'+2'�✓- '.� c+�,�, "`' >'` . � ' � .. _. .�°. � - .� -� .` ..y� +r'''K:.� �4 '.:'�g_'`,� ,: 4� r. ._� a�^'rY°i-c� �+` � 'h� ��'a4��'}r""��=f,:e�° ! ta �� � � ri,': / ��fi���'�� a�. �. � 1 ��.r� Cd.,:'. ����3G � ' .-iR�iu�S B� R: T' � "'&tl,: �.� e,,:�����ti� �,F',r",. ;,j����:�;{�'�,�,- .I �� .'�"�t v, ..`;�:�F".1~����- .'�:.`�°���E."��:��. View of subject parcel looking west �,.�- � h �'�"Y�'�.:. �,:. �* �`��f t�. --; - � "'�;.' T. �.�-�'`.. `. _ — — . ; _ �;,, ��� ..1.= -- - _ . _ . � _ ,� .. ,.. ��- ���,... � F _ . .�'� s� _ : � � _ : , �: _ _ .� _ ..�...,,.�:� _ _ � F, a ,�, � �_ _ - _.._._ __ �'A � ��' - � �'. - � _, > _ - _._�..,._-.. -" ' � -- ,�''''" _ , "'''�.: •., ,,, -T,�. - _� �-- ..�- - ..�:��. _'"`�., . �. _ . e. , �.,;.. r_.- - , . fi � .� _ � 3y':= .r. � : _ _ � �� � �,:,' _ - t i3 � �.. . � ': J �-� �. . � ����..r.7 '� '..',� -�-. . 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" t�+.R"'9�",� �,� '� �,� ,� . � �`. . r ���°' �...., ;c �•_ p _ i � +y.0 f� ,yi"�'a w'; �i �P `�t . . .t�- � � �� ,�+, � �y7i_� 'v. � _ �� �_.. . .. s „ I, k3 ..� ' °`"..;� ` ��,}� t � r,r�.. c" � '�'� ". � � � I�...iy , ' q, �f � ��.j� - , . � !•P�n,,,, � ;"' � � - , � � � y c,r,- �- _� ,_� '�''. �7; 1_ te �.: }!� _ - �;-'� , � i ".ir� f�` c f�"• �.' t . }. ,e,-3s�',Kir.�,., � �1K "1,� _ .�;�,�4 4"k"�^^��..�,�_-�waU.,�� .-._. .'11� .i_� � . . � �;: ) �a_�s — µ'�"�:, `5� �i �S -Sa� � ����_ �� y h 3, �, ii�° � � • �� � � �1�:; �'�Y . ..¢F% .�.." �1..-� �� , iJ'��� If � �� "��fV, }� .e� y+'ri��. �''� ��2 k' - �"1' �� 1. � b... �� � � � y • . . I yrf ��L yV�... p. I '{�� =.1 `��lw`'n' .� �la�'d'i?�-.�1. ` P� �: ' 'Y"�.�+t� .;�f . ^I •�"l 1Fi 1 �i� a. �„ . � # :�� � � }<� ,. K� . , , • . ' "r ` .. ti �. . . y, , �c A� �..,,� '� w ..J'� � � .�r.� � �) . .. .. . � :t°_� 9� �� i � � � w �-' �' I �,����, �. ,�+c.a. � - ;�i Jer�# ��,�'� �('� - � :tr �`� ��,j .`i"$+�r .. 1� �� 4s. . .."•"�ir.. � �� ,� C+ ��.T * � .. . . � _ �.� y _ � F� � � -��.: al'�'� � ,�.;.��,"}} . . l'.. s y��`4 � J �^ !C p t•��•..1: "� .� _ _ �. , �` , � , .�� _ , �,,��,. ��f . . � , �- -. , P} �-� ; �_ � � �� ` ;,�- . . � - ; � �. _._. _„71+:�*�:. .:..- , -�4_ �� . .;��` '�L�>: �� C: . �'`yi A # � ''�°�`'�` wi� +].�r �, 1,�.,�, � . � :_���� ��?��� f�.;: ,=``� " '_� _ �� : 1 1 • • - •. •• • - Please Tvpe or Print in BLACK INK � Return to: Department of f Community Development QII-K 215 Church Ave. DN THE 1WTEN P.O.Box 1130 Oshkosh,WI 54903-1130 CITY OF OSHKOSH APPLICATION FOR VARIANCE Please submit a complete reuroducible site plan (maximum size 11" x 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-REFUNDABLE. The fee is payable to the City of Oshkosh and due at the time the application is submitted. Address of Parcel Affected: �� �� ► v � �" �� ���~ s� Petitioner: ��y� �S ��' � �'�� � Home Phone: / � �� Z U 3 S C �7 Petitioner's Address: � � � � � �"� rc S �� S� , Work Phone: ��C� � e ' _�`- � � - � � Signature Required: �✓�C�A �� Date: � v � � Owner(if not petitioner): Home Phone: Owner's Address: Work Phone: Signature Required: Date: 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: ',� �r k r �L��s E v� ��`s n r v,rz E��' y �%ti. Nl� Y �-O �9 ����.� • , - J" , ��-�-� �:o '�. � � c%�r� ! �1 i,1t¢.f'i�v"vc1.� � � z, . ti�Q�/�A 1��--� � � �'t���� /�21'�.1/ki( , ..�u v.� I � I 4� � ' �- K ( ��f ��--�� � Z � X _ � � - �� ., � �� , ��- � y. �,,� ��. � � �� � �.c� c �.o- � , �� � � 'I,�,,��e- � S' � �..�- � � �' S� �" � � ,o,t� ,AZ�- c�' � — � ,c,�,,..�• ' � � �-�' � �- i � �.L�e.a c l�{� f � � � � � � ,����. ; - , ' c... C,.t-�, � � c:.•...ic, � � � � s�:�- ��-i�.�� G��-,,,,�,�� �`�� o �'� O�\� 5 2. Describe how the variance would not have an adverse effect on surrounding properties: , • L� S;e'�►v-�L M,v� 'L�.��,C �L�/li+�IJ� ` ,�2, 2 c� o � c,S�,� c� ,�' ��� � 2�c,_ _��!�'�`�_�� �� -�j�. �y712�, �- �v� ��?�� 3. Describe the special conditions that apply to your lot or structure that do not apply to surrounding lots or structures: � I�v1� �.�t' i.� � _ r� c_ �v.d'�,/1'iL�'w � C � � � /1-7� �1i_ __ _l v � � • .. G � _ � c� s c�,v��,.._. -�,., � �.� - �, " c�ti�-v� `'�- w-e ,- c�`'v - 4. Describe the hardship that would result if your variance were not granted: � �-, � � '� C-�2 ' C � ` _ �:a�.�1i �� ��' 6 �- � � � � � ,9 �° � ,� � � �, � ���. ,���� ., r'� �s ���. ,,. � � � ': � � �... a ��" � ��• �.: e � � �i . . r a� �: o,� � � � � �. , k���,� � ��'�a t�"� a„,�����` �;� € 1'� �s� ; ` � .. ,-� �."rE� �}�-�F.��•�� � � i �,F x �' � hCs4 _ a£ ,re4' d , _ °' �q _ �_' '6. v�._ . , p"� ' �:... �.� ,:,�.� ' � �. d.. 'B +S-'-��' . 4 . .. , 3 � �� t �y Nx! x : `T� . . 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' "..� °" } ` 1 <� ;�, r ,` �� t xi ae. {� `�� � � b.-°" �, - Y'�' y''?� �T °a�', ��,t . ye�3 � �:�� T � � r�'�`�.� F t . ,�"�„ '�:'ry ���,�, 'st Y � � �� ��� . ��, �, � � x, t �;�:' � .� �.�. �_ °,���� � �� �= �J �`. t'` : -:a� :, '� ; "�� � �j t� �� ��.� � � � ; �'��,' #'��„�� '•5 ,t;"%�"3 � g.:. ..n. � � �i � i ��,F � E� , , .� ��,�� � ',��, „ ,I, I�i, ;s.i� i a �,.�,����� �� r ... � ,. ��'! 1€' ���s.. . K?��.�",� s"� �aEVt "•a ` l,'� ,� �*- �r � � . �`�.' .�d' v .rx �_•��_.���"�� 3�,-! � �,� _ .�,� t� � ° ,� : . � .y �' _. . L.F".;: �� nx • . � $ �� _. .l�iNi.5.e _ � < � .�a ^f � � .p, s �n4 i �4�3 ,6 a.�S"U �4�� ' �'}g:� �� .� �:'1 � � �� � ..� �s f.<?. �,:' I� . �°�, �} ��� : >� ���4� �, �� '�=. � 'o-�'a f��'� � �p'� ' � �° �',�� ` � i. �:.t �a, $�'; �hr���� !=, ..f �� �.. ',�r. .���. � �� £ �.. � �'� ��:.i zr'�.a«S �� '�' A w�a�5'�r ��"t.. .& ,„ � �'. S' _ > .�° � .. . . ,- .,. . y2 ��� , _ ! 4 . �� r , � �� �� .. �, � e ,..,m.<. ... . �� �,. .•� , e. .�..r_...... .._�,��,m�,.� ..�m.:�;s�.��,.,�,... ��� � ,_�.� , _ DISCIAIMER This map is neithcr a leeally recorded map nor 1,i a survey and it is not inlended ro be used as one. r LI CAl-T 1V This drawine is a<ompiiation of recards,data �V gM'�ED BY AP and information louted in various city,county ✓ \ and sute of�ces and other sources aftectinY the aren shown and it is to be used for rcference purposes only.The City of Oshkosh is nol re- spansible for any inaccuracies hercin contained. I(discrepencies nrt found,please contact the "`y°`°'"k°'h. Scale: 1"- 20' — 5/14/10 Created by - D Source:City of Oshkosh GIS 7 , ' BOA HILL SR ROGER D/KIM L TRITT CONSTRUCTION LLC DEL # 2015 NEBRASKA ST 2009 NEBRASKA ST 6228 COUNTY ROAD N 07-14-10 OSHKOSH WI 54902 7050 PICKETT WI 54964 RE VACANT LOT OREGON ST FLUEGEL CHARLES J SEIBERLICH JR CALVIN M HANSEN ETAL MICHAEL J 2015 NEBRASKA ST 2013 DOTY ST 2018 NEBRASKA ST OSHKOSH WI 54902 OSHKOSH WI 54902 7040 OSHKOSH WI 54902 7051 RE VACANI' LOT NEBRASKA ST SIEGER HENRY O GROBE THOMAS R/VICKI E 2021 NEBR.ASKA ST 2004 NEBR.ASKA ST OSHKOSH WI 54902 7050 OSHKOSH WI 54902 7051 8 v � t•/ _ ' , � , _ � � � 13 � 12 .0' ' 28.0' � � i �� C� �, i� �� ' N I I � � � � � I � N ' . , � � 150.0 � � ���� ; � � ���� � , � '� O ' N � � � O ■ '. O ' N �' , � � ���r�~� '`���F�=�==�=� i .:'1.'` �.X,(`;. . � .� � X` II ::::, :.?�:, ��, .�c�:V>�w��� ; x� , �x:�r:� � ,�.. , ��xK ny I •����%' ``� �� ,�R. 1:K I .�w�.+�",. � .•� .,,,,.�; � ,..:��.: i �}y'�.�;'�'�" �r� x'.( I �c�,:�l`��•.::�'�:..� �` ;��:Yr: I M l`.�^x^.�i��.: �/ �c.,<�l�<`XU� I M "k�:K';�, -:ti: , .i K�. • �� x�<�ch��c' 'x'"w� I [� }' i r I j j ��I � I� N ' '� � ; O � N � N 105.0' � 170.0 � � � � � � N � � N N m O O � N � . � , ���:,. a. : ; � � � � 60.0' DISCLAIMER O This map is neither a legally recorded map nor 2015 N E B RAS KA ST a survey and it is not intended to be used as one. 1�T This drawing is a compilation af records,data 1V O.IHKOlH and information located in various city,county ON THE W�TER and state offices and other sources affecting the area shown and it is to be used for reference City of Oshkosh purposes only. The City of Oshkosh is not re- SCC7IP.. �11 — 40� Department of sponsible for any inaccuracies herein contained. 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I � I DISCLAIMER O This map is neither a legally recorded map nor 2015 N E B RAS KA ST a survey and it is not intended to be used as one. 1.T This drawing is a compilation of records,data 1V O.IHKOlH and information located In various city,county or�TME w��n and state offices and other sources affecting the area shown and it is to be used for reference City of Oshkosh purposes only. The City of Oshkosh is not re- SCaIe. �" — 40� Department of sponsible for any inaccuracfes herein contained. If discrepencies are found,please contact the Community Development City of Oshkosh. Created by-dff Os�Zy�0 11