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HomeMy WebLinkAboutItem I STAFF REPORT BOARD OF APPEALS MAY 8TH,2019 ITEM I:2850 HOMESTEAD DRIVE GENERAL DESCRIPTION AND BACKGROUND Glenn R. Warga-owner/petitioner, requests the following variance to permit an attached garage addition in the front yard setback: Description Code Reference Required Proposed Increase of Front Yard Setback 30-113(B)(2) Mean of adjoining properties 25' The subject .44 acre (approximately 19,000 square feet) property is rectangular in shape and located mid-block on the north side of Homestead Drive. It is zoned SR-5 Single Family Residential and being used for single family residential purposes. The principal structure is a single-story ranch style home built in 1965 that possesses 1,396 square feet of total area. The parcel also has a 460 square feet attached garage accessed via a curb cut near the west side of the property. The parcel is bordered by single-family residential uses in all directions. The general area is comprised predominately of low-density residential 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 applicant is attempting to modernize the existing floor plan of the 54-year old home and improve the front fagade with several building proposals. The variance-specific request relates to the 207' x 9'4" garage addition south of the existing attached garage extending toward Homestead Drive (see attached site plan). A new first floor laundry room is proposed in the north area of the existing attached garage area. The proposed addition extending toward the street would replace the existing re-purposed garage space. The proposed setback of the addition is 25' from the front (south) property line. Normally the 25' setback would be the minimum required in the SR-5 District and no STAFF REPORT BOARD OF APPEALS ITEM I -2- MAY 8TH,2019 variance would be necessary. However, the revised ordinance that took effect January 1, 2017 now requires an increase in the minimum front yard setback in certain instances. Specifically, the code provision states "blocks with mean front yard setback more than 5' over the minimum required front yard setback shall be increased to the mean of the adjoining same type of principal structures on said block". In this case the required setback would be 32' for the homes on the north side of the block. Therefore, a variance is needed because the proposed garage addition encroaches 7' on the required 32' front yard setback. The regulation is intended to preserve and maintain the character of established neighborhoods that are typified by the front yard setbacks substantially in excess of the minimum required front yard setback. The property was originally developed in the Town of Algoma in 1965 and annexed to the City in 1998. From 1998 until the revised ordinance date of January 1, 2017 the property was zoned R-1 Single Family Residential and the proposed garage addition with the 25' setback would have been permitted by-right and required no variance. Therefore, a degree of hardship is present in this instance as the ordinance change of 2017 was outside of the petitioner's control. Furthermore the layout of the existing improvements and floor plan is creating physical limitations for by-right alternative placement as well. For example, the home features an existing deck and patio north of the existing attached garage. If the owner proposed to build the addition to the north of the attached garage to meet by-right ordinance standards it would lead to practical difficulty of removing the patio and deck improvements; relocating utility connections; as well as create potential building code issues as the garage would then be placed near the homes adjacent patio doors (see attached photos). Overall the request appears to be the least variance necessary to accomplish the proposal. RECOMMENDATION Based on the information provided within this report, staff recommends approval of the variance as requested. ^, /I k- View from Homestead Drive looking north at subject property Page3 I I /fl ...... Y rr r I r I r ; , � ✓ � y `' lid��/�t0ia e��r View from Homestead Drive looking west from subject property Page4 Y � K, i %t e View from Homestead Drive looking south from subject property Pages � �Jr 4� f / 1y View from Homestead Drive looking east from subject property Page6 The following photos are images in the rear yard of the subject home north of the existing attached garage illustrating the current improvements. Pagel a A r I s 0f � Page8 a n t t 4 y d ^Y, t b iw✓�r � �� � 4- � w Page9 � \ 2 ` � © t .> > . . . > . � © \ 2age10 a, k ¢� i I- P ;'L RAJ ` pp pppp $ k 1 k l a�rr ... r i'piY dill i P �k ��i a IlgiYl ilia, �z �r v v r Page11 1 �fa W i l !� r f Page12 v y .. f 6 tl� Page13 Please Type or Print In BLACK INK Return to: Department of Community Development CiIY4? 215 Church Ave. Oshkosh P.O. Box 1130 A 0 4 2, CITY OF OSHKOSH Oshkosh, WI 54903-1130 (,10MMUNITY DEVEILONALN,Jr 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-REFUNDABLE. The fee is payable to the City of Oshkosh and due at the time the application is submitted. Address of Parcel Affected: 2850 Homestead Drive Petitioner: Glenn and Debbie Warga Home Phone: 920-960-3780 Petitioner's Address: 2850 Homestead Dr. Work Phone: 920-96-3780 Petitioner's Email: gwarga@ahernfire.com Signature Required: Date: 4-4-19 Owner (if not petitioner): Home Phone: Owner's Address: Work Phone: Owner's Email: 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: The above referenced property has several needs and in order to meet those needs certain modifications are necessary including a front garage projection up to the allowable 25 ft. setback. The house is a "60's" ranch style home with no first floor laundry/mudroom or an extra bathroom and a small garage, The owner would like to fully Update the house with a garage expansion off the front of the house, similar to other houses in the surrounding neighborhood(s). This would allow construction of a I st floor laundry/mudroom off the existing -kitchen area. The owner Would also expand to the rear of the property to add in a 2nd full bathroom and same additional closet space. While expanding off the back for the new bathroom is not part of the variance request it is pail of the overall value improvement in the property. The owners have considered adding off the bacK ot the garage however this is overly challenging and not financially feasible. I here are exi-sTi_n_g__ufli ities that would require relocation along with a large deck and patio that would require significant and costly mod ficatior and demolition. In conjunction with the gat-age projection. the owners are considering adding on a small porch especially il triti 1t11vit:iVVtj[b 1111 U Ll IdL dUU11 ly Ll JU PUI( 11 ful ti lei U1 11,Idl 1Ut::Z:> Ll JU I 1U1 I I I(VJ! tUIAM5M L U I lurx iduu IZ5 pulling off of the house and this will be updated with new cultured stone and the entire hOLIS will be re-trimmed and new vinyl siding added as shown on the attached renditions. Page14 2. Describe how the variance would not have an adverse effect on surrounding properties: The proposed renovations would have an enhancing effect in an older neighborhood that should welcome updating. Surrounding properties would not be affected by the proposed setback variation. In reviewing the attached aerial photographs setback variation along the street is well established and The house does not necessarily have special circumst, allowable setback. 3. Describe the special conditions that apply to your lot or structure that do not apply to surrounding lots or structures: The improvements and allowances are not outside of the bounds of typical neighboring construction and architecture No special considerations are being sought as the improvements are in line with current setback standards. The neighborhood was annexed and should be allowed to construct similar to surrounding neighborhoods provided architectural standards are met. 4. Describe the hardship that would result if your variance were not granted: The owners would most likely elect to only put the minimum investment required to put the home on the market and most likely leave the city limits to Omro, Algoma, Winneconne where more lots are availble for new construction and the home would not be updated. Pagel5 2 ....... —- - - E .. P.„pei y Unn 4 1, { LAI RA FW (s W i 1 { t' -c E , [ »x T W R2 G a7 E , E rsperty Lin-e tt� 5i t o e n _ Wargo Garage and :louse Addition SUBMITTED SY APPLICANT lei Pageit6 ire N zs Ix 34 to �§ s S _ 1.P +. � — -a5 4- t r' i� tl �J E # fi c) i = i 3 3 - Page1''7 2850 HOMESTEAD DR CHARLES C/JOANNE D WILSON BRENDA R LYONS BOA 2849 HOMESTEAD DR 2863 HOMESTEAD DR 05-08-19 OSHKOSH WI 54904 OSHKOSH WI 54904 ALICE J KURZYNSKE TEDDY THOR GLENN R WARGA 2878 HOMESTEAD DR 2862 HOMESTEAD DR 2850 HOMESTEAD DR OSHKOSH WI 54904 OSHKOSH WI 54904 OSHKOSH WI 54904 MARK F/THERESA L STANEK JAMES H/PHYLLIS A DURRANT K DAVID KRAUSE 2834 HOMESTEAD DR 2818 HOMESTEAD DR 2821 W 9TH AVE OSHKOSH WI 54904 OSHKOSH WI 54904 OSHKOSH WI 54904 CHARITY M PUHL/MARY J DODGE JEAN R NEUBAUER HARVEY/DEBBIE BOUSHELE 2833 W 9TH AVE 2865 W 9TH AVE 2877 W 9TH AVE OSHKOSH WI 54904 OSHKOSH WI 54904 OSHKOSH WI 54904 JUSTIN T COX/KRISTEN L MUENCH 2835 HOMESTEAD DR OSHKOSH WI 54904 Pagel8 4 _ 0 0 0 186.08' 2860 2808 190.0' 200.8' lY T uu AA 100.00, 132.0' 132.0' 132.0' 1 2877 2865 2833 2821 280 O N O M O t7 i i .. .00' �....00,00, .... 132.0 0.0 ___....._—.._. 132.0' 100,0' ........._.........._........._ 132.0' 1 100.0' 0' 100.0' 100.0' _....... 1 Ed 0El El o 0 o a oa o o w RNI 96 2878 2862 0.0' 100.0' 100.0' 0 2834 2818 100.0' € 100.0' 1 ©MESTEAD-DR 100.0' 60.0' 100.0' 100.0' 100.00, 2891 2875 j 2863 2849 169.98, 2835 2817 I OO O N �(j ........_....._. 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For full disclaimer please go to Date:4l4/2019 0shkCiN5h www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by:City of Oshkosh,WI JAGISTIanningTian Commission Site Plan Map TemplateRan Commission Site Plan Map Template.mxd User:katieb Page20 F a- r w, r y a r � Y a r t "s ridl ice,. gf y. zs2-' �c �F MEN y z ' 3 N 1 in=0.01 mi tin=50ft VIV City of Oshkosh maps and data are intended to be used for general identification purposes only,and Cif the City of Oshkosh assumes no liability for the accuracy of the information. Those using the car Printing information are responsible for verifying accuracy. For full disclaimer please go to Date:4/4/2019 �j/ sh C—)s [ www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by:City of Oshkosh,WI JAGISTIanningRan Commission Site Plan Map TemplateRan Commission Site Plan Map Template.mxd User:katieb Page2l