HomeMy WebLinkAboutItem I PLAN COMMISSION STAFF REPORT DECEMBER 17,2019
ITEM I: RESIDENTIAL DESIGN STANDARDS VARIANCE TO ALLOW WINDOW
AREA REDUCTIONS ON THE FRONT FACADE AT 322 STERLING
AVENUE
GENERAL INFORMATION
Applicant/Owner: Patrick Doro
Action(s) Requested:
The applicant is requesting approval of a variance from the City's Residential Design Standards
to allow window area reductions on the front facade at 322 Sterling Avenue.
Applicable Ordinance Provision the Variance is being requested:
Code Reference Regulation
Section 30-241(B)(1) Existing window openings on front facades including gables shall
not be closed or filled (totally or partially).
Property Location and Background:
The subject property is a residential lot located at 322 Sterling Avenue and is approximately
8,280 square feet in area. The property contains a 740 square foot 1 story single-family
residential structure which was built in 1920 according to the City of Oshkosh Assessor website.
The surrounding area consists predominately of single and two-family uses. The immediate
properties on the east, south and north sides of the subject property are single-family uses with
varying character and similar scale. The property adjacent to the subject parcel on the west is a
two-family property. The subject property and all properties immediately surrounding it are
zoned Two-Flat Residential-10 (TR-10).
The applicant is proposing to remodel the interior of the house. The applicant will remodel the
kitchen and has limited space for new cabinets, so he is looking to reduce the sizes of the two
existing double-hung windows and replace them with a smaller single window. Due to the fact
that the applicant is reducing the area of the existing double-hung windows on the front facade,
a design standards variance is necessary.
Subject Site
Existing Land Use Zonin
Single-family Residential TR-10
ITEM 1-322 Sterling-Design Standards Variance 1
Adjacent Land Use and Zoning
Existing Uses Zoning
North Single Family Residential TR-10
South Single Family Residential TR-10
East Single Family Residential TR-10
West Two Family Residential TR-10
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 the
regulation that"Existing window openings on front facades including gables shall not be closed or
filled." These standards seek to prevent blank monotonous facades on the front facades of
residences. Oftentimes these front, street facing facades are the most prominent portions of the
properties.
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 applicant plans to replace all windows on the front facade. He will replace two windows
with windows similar in area to the existing(a 3.45%reduction for these two as shown below).
For the two kitchen windows, the applicant is requesting a design standards variance to allow
the reduction of window area beyond the 10% allowed by code. Two existing windows of
60"x29" would be replaced with one window of 40.5"x30". The applicants intends to remodel
ITEM 1-322 Sterling-Design Standards Variance 2
the entire house. The framing layout and small size of the house limit the configurations
available for the placements of countertops and cabinets in the kitchen. The existing windows
are located where the applicant intends to locate the kitchen sink. The applicant has offered to
add a window to the existing living room to balance out the facade and compensate for the loss
of glazing on the fagade (see table and images).
322 Sterling Windows Current Proposed Proposed Change
Window 1 60"x29" 56"x30" 3.45% reduction
Window 2 60N29" Eliminated 100% reduction
Window 3 60N29" 40.5"00" 30.17% reduction
Window 4 60N29" 56'00" 3.45% reduction
New Window Not Present 56'00" 11.67 sq. ft. added
Total Window Area 48.33 sq. ft. 43.44 sq.ft. 10.12% reduction
Windows to cover
Estimated % of Fagade 0.98% less facade
Area (Windows) 9.76% 8.78% area
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Window 1 Window 2 LWindow 3 Window 4
(Existing)60"xN9 (Existing)60"x29" (Existing)60"x29" (Existing)60"x29"
Current Fagade (Above)
ITEM 1-322 Sterling-Design Standards Variance 3
Window 1 YN:ewWindow
dow 3- Window 4
(Replace existing) (Replace existing)
56"x30" . 00" 56"001"
Original Proposal (Top)
Window 1 New Window Window 3- Window 4
(Replace existing) 56"x30" New Window (Replace existing)
56'x30" 40.5"x30" 56"x30"
Revised Proposal (Bottom)
The above images show the original proposal submitted by the applicant(top) and proposal offered by the
applicant(bottom)in exchange for the window reduction. Staff took the applicant's drawing and added
the window in the living room 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:
• Potential impact of any proposed modifications on the architectural integrity of the
home
• Potential impact on neighborhood character
• Whether the proposed work met the intent of the Residential Design Standards
ITEM 1-322 Sterling-Design Standards Variance 4
Staff considers the work the applicant is proposing to be a change to an existing building under
the zoning ordinance. Per Section 30-241(D)(1) a change includes any alteration to existing
architectural features (in this case windows or doors) on a wall plane. After evaluating the
petitioner's application, examining the property and surrounding context and discussing the
property internally, staff is of the opinion that the proposed change, (the reduction of window
area and installation of an additional window elsewhere on the facade) will not have a
detrimental impact on the home's architectural integrity. The facade appears to meet the intent
of the standards. Staff does not anticipate this changing despite a small reduction in overall
window area. The tree located in front of the house helps screen the facade. Staff would have
greater concerns if the applicant was not willing to add an additional window elsewhere on the
frontfa�ade.
RECOMMENDATION
Staff currently recommends approval of a variance from the City's Residential Design
Standards to allow for window area reductions on the front facade with the following
conditions and finding:
Condition:
1. Window trim to match color and appearance of the existing windows on the home.
2. Completed work to be revised so that the perimeter of this window maintains the same
appearance as the perimeter of existing windows on the same facade.
3. Applicant to add an additional window to the living room area of the home at the same
size as the existing living room window and the same head and sill height as the existing
living room window.
Finding:
1. The variance approval as conditioned will not be contrary to the public interest. The
altered front facade will continue to meet the intent of the ordinance and will not
adversely affect the structure's architectural design, the neighborhood character or
curb appearance of the block.
ITEM 1-322 Sterling-Design Standards Variance 5
'
-
Please Type or Print in BLACK INK
CITY OFO0HKDD Oshkosh
APPLICATION FOR DESIGN STANDARD VARIANCE REVIEW
APPLICANT INFORMATION
7 l
Petitioner: Doha:��L_���___ '
Petitioner's Address: ' 7 �4 N«� city: ^ \ ' %tote� \�^[�'ip:
Te|aphone #: (I Fox: ( ) Other Contoc1# orEmail:
Status of Petitioner(Please Chec er.Q�Re presentative 11 Tenant 1-1 Prospective Buyer
Petitioner's Signature (required): Dote:_____--___
PROPERTY OWNER INFORMATION
Ovvner(¢ Dote:-l�__±�i_-�. |
Owner(s) Address: � � � Stote:��_t_zip:�^�L��_c'
Telephone #: Fax: Other Contact# or Email:
Ownership Status (Please Check): �ndividuo| 0 Trust OPadneohip El Corporation
Property Owner Consent:(nequked)
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. | o|so
understand th toUmeeting dates are tentative and may be postponed by the Planning Services Division for
incomplete submissions or�
%d mi s t r i e
�
PropadyOvme�s�gnoture. Dote:
Address/LocationSITE INFORMATION
f ProposedProject:
� ��
PnoposedPn�eo1Oescnp�on: ~
In order to be granted a variance,each applicant must be able to prove,in the judgment of the Oshkosh Plan
Commission,that cd least one of the following criteria applies:
l) 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
1. Explain in detail your proposed plans and why a variance is necessary:
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2. Describe how the variance would not have an adverse effect on surrounding properties or
curb appeal of the neighborhood:
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3. Describe in detail the materials and construction methods that the proposed project would
use. Attach any supplementary information including, but not limited to, material data sheets,
product information, supplemental photographs, elevation plan(s) and site plan(s):
4. Describe why the intent of the design standards have been incorrectly interpreted (if
applicable):
5. Describe why the design standards do not apply to this particular project(if applicable):
6. Describe the unnecessary hardship that would result if your variance were not granted (if
applicable): p� ��p p 7 pn
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Note:This 3D rendering is meant to represent the general appearance of the design.Actual design may vary from what is pictured.Color shows approximate tone.Color of actual
product will vary from what is pictured due to differences in printing and resolution.
This is an estimate.It is given only for general price information.This is not an offer and there can be no legally binding contract between the parties based upon this estimate.The prices stated
herein are subject to change depending upon the market conditions.The prices stated on this estimate are not firm for any time period unless specifically written otherwise on this form.The
availability of materials is subject to inventory conditions.MENARDS IS NOT RESPONSIBLE FOR ANY LOSS INCURRED BY THE GUEST WHO RELIED ON PRICES SET FORTH HEREIN OR
ON THE AVAILABILITY OF ANY OF THE MATERIALS STATED HEREIN.All information on this forth,other than price,has been provided by guest and Menards is not responsible for any errors in
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Note:This 3D rendering is meant to represent the general appearance of the design.Actual design may vary from what is pictured.Color shows approximate tone.Color of actual
product will vary from what is pictured due to differences in printing and resolution.
This is an estimate.It is given only for general price information.This is not an offer and there can be no legally binding contract between the parties based upon this estimate.The prices stated
herein are subject to change depending upon the market conditions.The prices stated on this estimate are not firm for any time period unless specifically written otherwise on this form.The
availability of materials is subject to inventory conditions.MENARDS IS NOT RESPONSIBLE FOR ANY LOSS INCURRED BY THE GUEST WHO RELIED ON PRICES SET FORTH HEREIN OR
ON THE AVAILABILITY OF ANY OF THE MATERIALS STATED HEREIN.All information on this form,other than price,has been provided by guest and Menards is not responsible for any errors in
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REPRESENTATIONS THAT THE MATERIALS LISTED HEREIN MEET YOUR CODE REQUIREMENTS.
Page 7 of 8
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Sterling Ave
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Note:This 3D rendering is meant to represent the general appearance of the design.Actual design may vary from what is pictured.Color shows approximate tone,Color of actual
product will vary from what is pictured due to differences in printing and resolution.
This is an estimate.It is given only for general price information.This is not an offer and there can be no legally binding contract between the parties based upon this estimate.The prices stated
herein are subject to change depending upon the market conditions.The prices stated on this estimate are not firm for any time period unless specifically written otherwise on this forth.The
availability of materials is subject to inventory conditions.MENARDS IS NOT RESPONSIBLE FOR ANY LOSS INCURRED BY THE GUEST WHO RELIED ON PRICES SET FORTH HEREIN OR
ON THE AVAILABILITY OF ANY OF THE MATERIALS STATED HEREIN.All information on this form,other than price,has been provided by guest and Menards is not responsible for any errors in
the Warmafun r rnn NNs esm??dte ffX*ed V&t rat kmted to quwft,dt7wm a9 and quaW Pk sse exsraix thw esAizate c ewYy APENARDS MAKES NO REPRESENTATONS,ORAL,VtRUTEN
OR OTHERWISE THAT THE MATERIALS LISTED ARE SUITABLE FOR ANY PURPOSE BEING CONSIDERED BY THE GUEST,BECAUSE OF WIDE VARIATIONS IN CODES,THERE ARE NO
REPRESENTATIONS THAT THE MATERIALS LISTED HEREIN MEET YOUR CODE REQUIREMENTS.
Page 8 of 8
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All measurements have been provided by the guest Menards-is not responsible for any errors in dimensions.Verify the accuracy of all dimensions prior to purchase.
This is an estimate.It is given only for general price information.This is not an offer and there can be no legally binding contract between the parties based upon this estimate.The prices stated
herein are subject to change depending upon the market conditions.The prices stated on this estimate are not firm for any time period unless specifically written otherwise on this form.The
availability of materials is subject to inventory conditions.MENARDS IS NOT RESPONSIBLE FOR ANY LOSS INCURRED BY THE GUEST WHO RELIED ON PRICES SET FORTH HEREIN OR
ON THE AVAILABILITY OF ANY OF THE MATERIALS STATED HEREIN.All information on this form,other than price,has been provided by guest and Menards Is not responsible for any errors in
the information on this estimate,including but not limited to quantity,dimension and quality.Please examine this estimate carefully.MENARDS MAKES NO REPRESENTATIONS,ORAL,WRITTEN
OR OTHERWISE THAT THE MATERIALS LISTED ARE SUITABLE FOR ANY PURPOSE BEING CONSIDERED BY THE GUEST,BECAUSE OF WIDE VARIATIONS IN CODES,THERE ARE NO
REPRESENTATIONS THAT THE MATERIALS LISTED HEREIN MEET YOUR CODE REQUIREMENTS.
Page 2 of 8
DSV BRIAN H/CHRISTINA L GILKES DANIEL N/DANIELLE J HUMBERT
322 STERLING AVE 838 GRAND ST 407 ROCK PL
PC: 12-17-19 OSHKOSH WI 54901 OSHKOSH WI 54901
DAVEY C BARTLETT DENNIS J REGO JAMES W PIERCE
N5644 HIGHWAY G 920 EASTMAN ST 915 GRAND ST
SAINT CLOUD WI 53079 OSHKOSH WI 54901 OSHKOSH WI 54901
JOLENE K GEARNHARDT LEROY F/PAT A RUEDINGER LINDA L WHITTON LIFE ESTATE
914 GRAND ST 317 STERLING AVE 923 GRAND ST
OSHKOSH WI 54901 OSHKOSH WI 54901 OSHKOSH WI 54901
MATTHEW W BULLOCK MICHAEL L DOMKE THOMAS E KOCH
914 EASTMAN ST 2807 MICKELSON PKWY APT 205 906 GRAND ST
OSHKOSH WI 54901 FITCHBURG WI 53711 OSHKOSH WI 54901
WATER CITY PROPERTIES LLC WAYNE F FELDNER JOE STEPHENSON
5377 INLET CT 837 GRAND ST 934 JEFFERSON ST
OMRO WI 54963 OSHKOSH WI 54901 OSHKOSH WI 54901
ALANA ERICKSON PATRICK DORO
841 MOUNT VERNON ST 952 HONEY CREEK RD
OSHKOSH WI 54901 OSHKOSH WI 54904
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www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by:City of Oshkosh,WI
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