HomeMy WebLinkAboutBoard of Zoning Appeals (variance) - 01/09/2013 O City of Oshkosh Dazryn Burich
Dept.of Community Development Director
Planning Services Division Planning Services Division
' HK 215 Church Ave.,PO Box 1130
�...a Oshkosh,WI 54903-1130
(920)236-5059 (920)236-5053 FAX
htt ://www.ci.oshkosh.wi.us
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January 10, 2013 �P�`J� • ,�
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FILED
Gerritt& Donna Kleinhuizen BOARD of APPEALS
1115 E.New York Av. JAN 1 0 20T�
Oshkosh, WI 54901
OSHKOSH
Re: 2571-2573 Village Ln.
C01�1ML'�NITti'DE�'ELJPIIENT
To Whom It May Concern:
On January 9, 2013, the City of Oshkosh Board of Appeals approved the following variance to permit
the elimination of the required 4' wide green area separation standard for a two-family driveway with
adjacent attached garages. ;
Description Code Reference Minimum Proposed
Green area separation 30-36 (B)(1)(c)(ii) 4' 0'
for two-family driveway with
adjacent attached garages
The decision of the Board was filed in the Planning Services Division Office of the Department of
Community Development on January 10, 2013. Per Section 30-6(C)(3) and (4) of the City of
Oshkosh Zoning Ordinance,your variance will exnire on Au�ust 10, 2013, unless you have started
construction for the activity allowed by the variance. If you fail to begin construction by this date,
you must reapply for a variance if you intend to go ahead with the activity allowed by the variance.
Please be advised that any person or persons aggrieved by any decision of the Board of Appeals may
commence action in Circuit Court within thirty (30) days after the filing of the decision. Pernuts may
be issued on approval of the Board, but you should be aware that further action could take place until
as much as 30 days after the date of th� decision.
Building permits may be applied for from the Inspection Services Division in Room 205 at the
Oshkosh City Hall between 7:30 AM and 4:30 PM, Monday thru Friday, or call (920) 236-5050 for
an appointment. Please bring all required building plans and information necessary for review when
obtaining your building permit.
If you have any questions, feel free to call me at (920) 236-5059.
Respe lly,
�
Todd . Muehrer
Associate Planner/Zoning Administrator
TMM/dff
CC: Inspection Services Division, City Hall
, STAFF REPORT BOARD OF APPEALS
� , JANUARY 9,2013
ITEM II: 2571-2573 VILLAGE LANE
GENERAL DESCRIPTION AND BACKGROUND
Gerritt J./Donna Kleinhuizen Rev. Trust-applicant/owner, requests the following variance
to eliminate the required 4' wide green area separation standard for a two-family
driveway with adjacent attached garages:
Description Code Reference Minimum Pronosed
Green area separation 30-36 (B)(1)(c)(ii) 4' 0'
for two-family driveway with
adjacent attached garages
The subject .33 acre (approx. 14,518 square feet) property is zoned R-3 Multiple
Dwelling District and is being used for two family dwelling purposes. The irregular
shaped lot is located on the south side of Village Lane. The existing principal structure
was built in 1992 and is a two-story duplex featuring 2661 square feet (s fl of total
dwelling area with 738 sf of attached garage area. Adjacent land uses to the subject parcel
include two family residential to the north and west, while multi family residential is to
the south and east. The general area can be characterized as medium density residential in
nature.
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 applicant has reconstructed the concrete driveway located north of the principal
structure to replace the previous aged and poorly conditioned driveway leading to the
attached garages (see attached site plan). The City of Oshkosh Inspection Services
Division issued a Correction Notice to the property owner 11/16/12 after it was observed
the construction activity did not possess a valid building permit to commence. A variance
is requested because the reconstructed driveway does not possess the 4' wide green area
required to separate the driveway leading to the adjacent attached garages.
Current zoning ordinance standards for off-street parking require two-family dwellings to
provide 2 spaces per dwelling unit (up to 3 bedrooms and an additional %2 space per
additional bedroom). Therefore, the subject property is deficient one space and legal
nonconforming in status for off-street parking. Furthermore, the current ordinance's 4'
STAFF REPORT BOARD OF APPEALS ,
ITEM II -2- JANUARY 9,2013 , �
green area separation requirement for two-family driveways with adj acent attached
garages is intended to delineate parking facilities for each unit while providing an
aesthetic element for property appearance. However, this standard is most practically
applied and intended for current design plans with adjacent two car garages possessing
dimensions of 20' per side typically for an overall driveway opening of 40' or more.
In this case, the subject property driveway width is approximately 32' and cannot be
widened to exceed the width of the existing garages. As the submitted photos illustrate,
the principal structure was designed with driveway access leading to a two-stall garage
for the eastern unit of the duplex in addition to a one-stall garage for the western unit.
Requiring the property owner to implement the 4' wide green area in this particular
instance would be unnecessarily burdensome. Specifically, it would reduce the functional
driveway area for the property, especially for the one stall garage western unit.
Finally, although the property owner admittedly erred in commencing the activity without
a valid building permit, the nonconforming off-street parking arrangement for the duplex
and its driveway width are creating a unique limitation for the property and a hardship is
present. Safe and practical use of the driveway would be compromised if the 4' wide
green area separation were required in this instance.
RECOMMENDATION
Based on the information provided within this report, approval of the variance as
requested is recommended.
;.
Figure 3. Two-Family Residential Driveway
with Separation
(ii) Drives for two-family uses -
with adjacent garages are
limited to the 24 feet -; f . s`
� maximum width at the .� f ;
property line. To achieve
this, each individual
driveway must be separated = ,� �� ��-�
by a minimum of a 4 foot � ��� ��_�``�� � _
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green area extending the full ° HOYS` �°°'SE
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length from the property line y,,
� �� E . MINIMUM 8',
to the garage/parking space �=� '°�� � ,,�M o�R�����
(See Figure 3) °�aN��^��
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1:MAXIMUM
- - iF NO GAR4GE
P OPER7�'ll�NE ^ -
� SIDE ALK � I �
TERRACE �
MINIMUM�'
STREET SEPARA710N
City of Oshkosh Chapter 30—Page 112 Municipal Code
3
Attachment to BOA Packet O1/09/13 .
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. • Attachment to BOA Packet O1/09/13
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2. Describe how the ariance w uld not have an adverse effect on surro ding proper ies:
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3. Describe the special conditions that apply to your lot or structure that do not apply to surrounding lots or
structures:
4. Describe the hardship that would result if your variance were not granted:
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Please Tvpe or Print in BLACK INK n Return to: Department of , •
Community Development
���H 215 Church Ave.
� ON 1NE W�TER
P.O.Box 1130
Oshkosh,WI 54903-1130
CITY OF OSHKOSH ;
APPLICATION FOR VARIANCE
Please submit a complete reproducible 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-REFLJNDABLE. The fee is payable to the City of Oshkosh and due a the�time the appl'c tion is s b�d.
Address of Parcel Affected: � ` � 1 ��-C ���(� �
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Petitioner: � '
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Petitioner s Address: � r �� �' � �_\\ � ��'°l�?
Signature Required: ` Date: �Z ! z..
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.)
L �xplain your proposed plans nd why you are re uesting variance: , .�
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These map�s)/tlatasets are provided for information purposes only and may not be sufficient or
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9
BOA MARTIN LIVING TRUSTJAMES CARTER TRUST BETTY LOU
2571-2573 Village Ln M/KAREN F 2550 VILLAGE LN � '
01-09-13 2552 VILLAGE LN OSHKOSH WI 54904 8174
OSHKOSH WI 54904 8174
KLEINHUIZEN REV TRUST VILLAGE AT WESTHAVEN THE HULTNER LIFE ESTATE INEZ C
GERRITT/DONNA 2515 VILLAGE LN A 2563 VILLAGE LN A
1115 E NEW YORK AVE OSHKOSH WI 54904 8173 OSHKOSH WI 54904 8184
OSHKOSH W1549014030
KRYZANIAK DAVID L CHAN VIVIAN T PICK CAROL ANN
2563 VILLAGE LN C 2563 VILLAGE LN F 2553 VILLAGE LN B
OSHKOSH WI 54904 8184 OSHKOSH WI 54904 8184 OSHKOSH WI 54904 8183
HIEBEL MR/MRS BENIAMIN K LJ LLC
2553 VILLAGE LN D 14 E SUNNY HILL AVE
OSHKOSH WI 54904 8183 OSHKOSH WI 54902 7406
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apprepriate for Iegal, engineering, or surveying purposes. They are providetl "AS-IS" without ON TME WATER
warranties of any kind and the City of Oshkosh assumes no liability for use or misuse. Pfepared by:City of Oshkosh, WI 1
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Planning Services Division
215 Churc6 Ave.,PO Box 1130 Allen Davis
�fH Oshkosh,WI 54903-1130 Director
°""`""'°' (920)236-5059 (920)236-5053 FAX Community Development Department
h ttp://wvvw.ci.oshkosh.wi.us
BOARD OF APPEALS AGENDA
JANUARY 9,2013
3:30 PM
To Whom It May Concern:
Please note the City of Oshkosh Board of Appeals will meet on WEDNESDAY, JANUARY 9TH, 2013 at
3:30 PM in Room 404 at the Oshkosh City Hall to consider the following agenda.
ROLL CALL AND DECLARATION OF A QUORUM
APPROVAL OF DECEMBER 12TH,2012 MINUTES
HEARING CONTINUANCES
None
HEARING OF NEW AppEAI,S &APPLICATIONS
n 1880 Stillman Drive
Sentry Security Systems, LLC-applicant, Old Dominion Freight Line Inc.-owner, requests the
following variances to permit a 10' high fence in the minimum front and side yard setbacks:
Descri tp ion Code Reference Minimum Proposed
Front(north)yard setback 30-30(B)(1) 30' 0'
Front(south)yard setback 3 0-3 0(B)(1) 3 p° 23�
Side �. 30-30(B)(2) 20' 0
2571-2573 Village Lane
Gerritt J./D uizen Rev. Trust-applicandowner, requests the following variance to eliminate
required 4' wide green area for separation standards for a two-family driveway with adjacent
attached garages:
Descri tion Code Reference Minimum Proposed
Green area separation 30-36(B)(1)(c)(ii) 4' p�
for two-family driveway with
adjacent attached garages
IIn 1065 W. 9"'Avenue
David A. Panske-applicant/owner, appeals the City of Oshlcosh Department of Community
Development's determination that commercial printing activities are not permitted as a home
occupation under Section 30-35(L) of the Municipal Code.
COMMU1vICATION5
None
DISCUSSION OF BOA PROCEDURES
Workshop with Attorney's Office
ADJOURNMENT
IF YOU HAVE ANY QUESTIONS, PLEASE CALL THE PLANNING SERVICES DNISION AT (920)
236-5059, BETWEEN 8 AM—4:30 PM, MONDAY THRU FRIDAY.
BOARD OF APPEALS NIINUTES
January 9,2013
PRESENT: Robert Cornell, Kathryn Larson, Jane Cryan, Robert Krasniewski
EXCUSED: Dan Carpenter, Denrus Penney
STAFF: Todd Muehrer, Associate Planner/Zoning Administrator;.David Praska,Assistant City
Attorney; Deborah Foland, Recording Secretary .
Chairperson Cornell called the meeting to order at 3:30 p.m. Roll call was taken and a quorum declared
present.
The minutes of December 12, 2012 were approved as presented. (Carpenter/Cryan) �
I I: 1880 STILLMAN DRIVE
Backgro information on the request: "
Sentry Security stems, LLC-applicant, Old Dominion Freight Line Inc.-own , requests the following
variances to pernut 0' high fence in the minimum front and side yazd setbac .
Description Code Reference Mini m Proposed
Front(north) yard setb 30-30 (B)(1) . 30' 0'
Front(south) yard setback 30-30 (B)(1) ' 23'
Side yard setback 30-30 (B)(2) 20' 0'
Muehrer: Sentry Security Systems, LLC-ap 'cant, Old D ' 'um Freight Line, Inc.-owner, requests the
following variances to pernut a 10' high fence i he � um front yard and side yard setbacks. Code
requires 30' on both frontages and 20' in the side y . The applicant is proposing to construct a 10' high
electrically-charged fence approximately 4"to 12" si the existing chain link fencing that encloses the
entire perimeter of the subject development. V ances are uired because the proposed new 10' high .
: fencing would intrude completely into the r ired minimum nt yard (north) and both side yard setbacks
as well as 7' into the front yard (south) s ack. The Board of Ap als Procedures and Regulations
document states the burden is upon th etitioner to prove the need fo e variance. The submitted
application states the proposed 10' gh electrically-charged fence is nee to enhance security beyond the
existing system in place. Specif ly,the business is targeted due to the high ue of the goods stored on-
site and subsequently has su ed rising crime resulting from the flagging econo . However,the City of
Oshkosh Police Departme reports one theft at the subject parcel is on record.No o er theft thefts are noted
in the City of Oshkosh lice Department records for the property and no demonstrate 'story of repeated
crime has occurred. egarding alternatives,the City of Oshkosh Police Department revie the current
request as part the rime Prevention Through Environmental Design analysis. That review is ulti-
disciplinary ap ach to deterring criminal behavior through environmental design in advance o e criminal
activities. Th eport for this proposal is included with this staff report. A sun�unary of the report
recommen tions to improve security of the premises included improved perimeter lighting; maintenan of
existing dscaping; enhanced security on parked trailers in the off-street loading facility; alarms on the
buildi ; and camera installation. Regarding the fencing variable, the CPTED report notes the e�sting 6'
hig ain link fencing to remain is already augmented by 2' of barbed wire and outriggers. Likewise a 6'
� ard of Appeals Minutes 1 January 9,2013
Muehrer: Um Dave what's the process thirty days within the ruling they have to file with the is it the State
+ of Wisconsin Board of Appeals.
Prask • Right. It's a statutory issue of what we call a certiorari appeal to circ ' ourt.
Gsell: Okay.
Praska: And that's not a re- 'ng. You want legal counc' 'll tell you all this but its.
Gsell: We just went through this in ersey on last week actually.
Praska: Well so all the paper from here is s ed over to the courthouse and then the judge takes a look
it and make some decisions whether it ' easonable ot.
Gsell: Okay. Great. Thank yo
Cornell: Any other findi we need more than one.
Krasniewski: I thi the um it's more of a self imposed.
Cornell: Th ould have been my that would have been my decision.
Krasni ski: Yeah
ell: Okay Thank you.
ITEM II: 2571-2573 VILLAGE LANE
Gerritt J./Donna Kleinhuizen Rev. Trust-applicant/owner, requests the following variance to eliminate the
required 4' wide green area separation standard for a two-family driveway with adjacent attached garages:
Descrintion Code Reference Minimum Pronosed
Green area separation 30-36 (B)(1)(c)(ii) 4' 0'
for two-family driveway with
adjacent attached garages
Mr. Muehrer presented the item and distributed photos of the subject site. He stated that the property was
zoned R-3 Multiple Dwelling District and is being used for two family dwelling purposes with the two-story
duplex and attached garage constructed in 1992. The general area can be characteiized as medium density
residential in nature. The applicant has reconstructed the concrete driveway and was issued a Correction
Notice after it was observed that a valid building permit was not obtained and the variance is requested
because the driveway does not possess the 4' wide green area to separate the driveway. According to current
zoning ordinance standards, the subject property is deficient one off-street parking space and should maintain
a 4' green area separation for two-family driveways. In this case, the subject property driveway width is
insufficient to accommodate the 4' green area and cannot be widened to exceed the width of the existing
garages and would be unnecessarily burdensome as it would reduce the functional driveway area. The
nonconforming off-street parking arrangement and its driveway width are creating a unique limitation for the
property and a hardship is present; therefare the variance approval is recommended.
Board of Appeals Minutes 13 January 9,2013
Donna Kleinhuizen, 1115 E. New York Avenue, stated that the property was not going to look very well
with a strip of grass down the middle of the driveway and that her and her husband take pride in their
property. She furtherr stated that this was how the driveway was originally constructed and it was in need of
replacement and the contractor who completed the work told them a building permit was not necessary. She
reiterated that a strip of grass down the center of the driveway would not look right.
Mr. Krasniewski commented that any general contractor that does work in the city should be aware that a
building permit was necessary.
Motion by Cryan to approve the request for a variance to permit the elimination of the required 4'
wide green area separation standard for a two family driveway with adjacent attached garages.
Seconded by Krasniewski.
Mr. Krasniewski questioned if it was originally built this way if it was legal at the time of construction.
Mr. Muehrer indicated that it was legally constructed when built however standaxds changed in 2008 or 2009
and the new ordinance is intended for duplexes with larger paxking areas. The driveway had a legal
nonconforming status until it was reconstructed and the property owner has no opportunity in this case to
expand the garage to allow for a wider driveway access.
Gerritt Kleinhuizen, 1115 E. New York Avenue, discussed the contractor he usually works with and that he
was too busy to get the driveway work completed therefore he hired a different contractor. He wanted the
property to look good and he did not feel he should be penalized due to the fact the codes have changed since
the duplexes were built. � .
Mr. Cornell commented that it was frustrating that contractors proceed with these types of projects withdut
the required building permit.
Mr. Kleinhuizen responded that the property owner should not be penalized.
Motion carried 4-0.
Finding of Facts:
Unique limitations of property.
No harm to public interest.
IT : 1065 W. NINTH AVENUE
David A. Panske- icant/property owner, appeals the City of Oshkosh Department of unity
Development's determina ' that a commercial screen printing/embroidery servic ' prohibited home
occupation use under Section 3 - )(3)(b) of the Municipal Code. Staff sment is the use and scope
of operations is light industrial in nature not compatible with su ing residential properties.
Mr. Muehrer stated that in the summer of 2012 the ' of Oshkosh Fire Department (OFD) questioned if
any documentation was present that legally itted a co cial service business in the detached garage
of a residential property as the site ha standing fire code vio a ' s since 2003. Annual fire inspections
have been conducted at the su ' property since 1992 under the assum ' that it was a legal commercial
use. Records do not r any documentation that the commercial use was legally approved and a
Board of Ap inutes 14 January 9,2013 :