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HomeMy WebLinkAboutItem IV PLAN COMMISSION STAFF REPORT AUGUST 6,2019 ITEM IV: RESIDENTIAL DESIGN STANDARDS VARIANCE TO ALLOW A WINDOW AREA REDUCTION ON THE FRONT FACADE AT 35 CRIMSON LANE GENERAL INFORMATION Applicants/Owners: Marta and Gary Hoch Action(s) Requested: The applicant is requesting approval of a variance from the City's Residential Design Standards to allow a window area reduction on the front facade at 35 Crimson Lane. Applicable Ordinance Provision the Variance is being requested: Code Reference Re lu ation 30-241(B)(1) Existing window openings on front facades including gables shall not be closed or filled (totally or partially). 30-241(D)(6)(b) A front facade must have a minimum of 25 percent of its wall space devoted to window or door openings. Property Location and Background: The subject property is a residential lot located at 35 Crimson Lane and is approximately 16,180 square feet in area. The property contains a 1,456 square-foot single-family residential structure built in 1948 according to the City of Oshkosh Assessor website. The surrounding area consists predominately of single and multi-family residential uses. Lake Winnebago lies to the east. The immediate properties on the west, south and east sides of the subject property are single- family properties. The property to the north of the subject property is currently a vacant lot. The subject property and immediate properties to the south and west are zoned Single Family Residential-5 (SR-5). The immediate properties to the north and east are zoned Single Family Residential-5 Lakefront Residential Overlay (SR-S-LRO). The applicants visited Planning Services in June 2019 and discussed their proposal to reduce the size of the front kitchen window on their home. Staff reviewed the proposal and informed the applicants that the proposed work would require a design standards variance since the work would involve area reduction to a front window in excess of 10% of the window area. The subject property and surrounding properties are properties of similar scale and varying character. Subject Site Existing Land Use zoning Single-family Residential SR-5 ITEMIV 35 Crimson Lane-Design Standards Variance I Page 1 Adjacent Land Use and Zoning Existing Uses Zoning North Vacant Lot SR-S-LRO South Single-family Residential SR-5 East Single-family Residential SR-S-LRO West Single-family Residential SR-5 Comprehensive Plan Land Use Recommendation Land Use Light Density 2040 Land Use Recommendation Residential VARIANCE CRITERIA The City's Zoning Ordinance establishes design standards for single and two-family homes with the overall purpose/intent to: "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 standards for front facades of these structures. Standards require property owners to maintain window and door openings on front facades. The standards also require that for existing buildings a minimum of 25 percent of the front facade area consist of window or door openings. The intent of both applicable ordinance standards is to maintain some architectural integrity and prevent the creation of blank,monotonous front facades. 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 The applicants are requesting a design standards variance for work that has not yet begun. They would like to reduce the size of the kitchen window from 65" wide x 36" high to 42" wide x 36" high. This window occupies a position on the front facade of the home. The applicants ITEMIV 35 Crimson Lane-Design Standards Variance 2 Page 2 stated that the kitchen remodel was planned as a complete remodel and they wanted to reduce the size of the original 70 year old single-pane window to: 1.) Allow for additional cabinets in the kitchen. 2.) Install a more energy efficient, easier to open casement window. 3.) Create an aesthetically more pleasing front appearance. The applicants stated that the reduction in the window size is necessary for them to be able to remodel the kitchen as planned and that this work would enhance the appearance of the home with a new window to go along with new siding and a decorative front door. They intend to install a new front door in the same opening as the existing door. Additionally, the applicant will replace the window frame with a decorative frame. The existing and proposed window and door sizes are as follows: 35 Crimson Glazing Current Size Proposed Size Proposed Change (w) x (h) (w) x (h) First Floor Window 1 49"x 47" 49"x 47" No change Window 2 (Subject 65"x 36" 42"x 36" 35.38%reduction window) Door Opening 36"x 80" 36" x 80" No change Window 3 49"x 47" 49"x 47" No change Total Glazing Area 68.24 s . ft. 62.49 s . ft. 8.43%reduction Estimated % of 14.83% 13.58% Glazing to cover Facade Area 1.25%less of total (Glazing) facade area Staff evaluated the completed work previously described and the impact on the design of the home in regard to the purpose and intent of the residential design standards. The standards relate to preserving the home's architectural integrity and the potential impact on adjacent properties, the neighborhood character and "curb appeal" of the block. In working with the applicant, staff considered: • The ordinance sections and their intent-namely to prevent blank,monotonous front facades • Information provided by the applicant during the process After evaluating the petitioner's application and proposed work, staff is supportive of the variance request and believes that this work will not compromise the architectural integrity of ITEMIV 35 Crimson Lane-Design Standards Variance 3 Page 3 the house. The applicants will keep all the other window and door openings on the front facade at their same sizes and locations as they exist currently. The house is set back from Crimson Lane, is partially screened with foliage and appears to blend in well with the surrounding context. Staff does not anticipate this changing after the completion of the work. RECOMMENDATION Staff recommends approval of a variance from the City's Residential Design Standards to allow for a window area reduction on the front facade at 35 Crimson Lane. Finding: The variance will not be contrary to the public interest. ITEMIV 35 Crimson Lane-Design Standards Variance 4 Page 4 Please Type or Print in BLACK INK cito� CITY OF OSHKOSH Oshkosh APPLICATION FOR DESIGN STANDARD VARIANCE REVIEW APPLICANT INFORMATION Petitioner: 4 L a ry L C_ 1 Date: Petitioner's Address: 35 i nosOh City: S j�k�� State: wM Zip: 5Z-f a62- Telephone #: (q9 t') '25 2. 13'7( Fax: ( ) Other Contact# or Email: �y,arfi"t��o e @ �' ' c0 n-, Status of Petitioner(Please Check): VOwner ❑Representative ❑Tenant ❑ Prospective Buyer Petitioner's Signature (required): d� a� Date: ���� 1 ,3 PROPERTY OWNER INFORMATION Owner(s): — Date: Owner(s) Address: City: State: Zip: Telephone #: ( ) Fax: ( ) Other Contact# or Email: Ownership Status (Please Check): �Individual ❑Trust ❑Partnership ❑Corporation Property Owner Consent:(required) By signature hereon, I/We acknowledge that City officials and/or employees may,in the performance of their functions, enter upon the property to inspect or gather other information necessary to process this application. I also understand that all meeting dates are tentative and may be postponed by the Planning Services Division for incomplete submissions or other dministrative reasons. Property Owner's Signature: LL a� Date: SITE INFORMATION Address/Location of Proposed Project: 5 C(i m5cn 051i kosi\/ \,,O ) -4-qaz Proposed Project Description: �ct_P n 1 n -z,t _h W i � oo wf�nn(M &5" VV u 36 14 x .3i^" It D 11 5 Lt��f �itC��d e_ D.� 11 o M-e- Current Use of Property: u, r_,A o_5 D r 1(K-Q r y 03>i (Le ftC\0 Zoning: _ 6nce (-p(vLod..P((' r)_S cS 660eLc In order to be granted a variance,each applicant must be able to prove,in the judgment of the Oshkosh Plan Commission,that at least one of the following criteria applies: 1) The intent of the standards have been incorrectly interpreted 2) The standards do not apply to the project 3) The enforcement of the standards cause unnecessary hardship Page 5 1. Explain in detail your proposed plans and why a variance is necessary: W.� ("P-r ke I (' h o � )-)U-o,--Q Lu`P u rchc'se� d- C k i' t, i a to nti-p 6-4e- rew I [,u-e Q re W a�L 4-b re d ,(-C-e +K-,o i 2-p- 6f f or 1A tA-�'J ICE ar nIj Si&Oe aail ' i1'Ie lu�f� t_c��n�0U) -fiAsfR(l a more Ono- cal &3 eAUAA-� W'k►A t(-to s`f It Q+I Cc� I Y f)16 rc'_ MCI,, -�i 'Cf a--5,I..A h boV " i S -p-^a a'�A Oro c.(-n d i4 . 2. Describe how the variance would not have an adverse effect on surrounding properties or curb appeal of the neighborhood: 1,u+1 (�k-a Ca h Cs �)F M-Q- ,--y i d �' i\A oa\-J cle co r,-t-H v P "--4p-6 ,4 doo 7kz bdh(�Le hcLtse- 3. Describe in detail the materials and construction methods that the proposed project would use. 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