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HomeMy WebLinkAboutItem III PLAN COMMISSION STAFF REPORT JANUAY 7,2020 ITEM III: RESIDENTIAL DESIGN STANDARDS VARIANCE TO ALLOW AN ADDITION THAT INCREASES THE BUILDING'S HEIGHT HIGHER THAN THE HIGHEST ROOF RIDGELINE AT 51 W.WAUKAU AVENUE GENERAL INFORMATION Applicant: Andy Carter Owner: Erin L. Bergen Action(s) Requested: The applicant is requesting approval of a variance from the City's Residential Design Standards to allow an addition that increases the building's height higher than the highest roof ridgeline at 51 W. Waukau Avenue. Applicable Ordinance Provision the Variance is being requested: Code Reference Regulation 30-241(D)(5)(a) Additions and changes that increase the building's height shall not be taller than the principal structure's dominant or highest roof ridgeline and shall not overpower the principal structure's overall scale and massing. Property Location and Background: The subject property is a residential lot located at 51 W. Waukau Avenue and is approximately 32,219 square feet in area. The property contains a 768 square foot 1 story one-family residential structure built in 1950 according to the City of Oshkosh Assessor website. The surrounding area consists predominately of single and multi-family residential uses. The immediate properties to the north, south, east and west are single-family residential. Some multi-family properties are located just to the northeast of the subject site. The subject property and immediate surrounding properties are zoned Single-family Residential-5 (SR-5). Subject Site Existing Land Use Zoning Single-family Residential SR-5 Adjacent Land Use and Zoning Existing Uses Zoning North Single-family Residential SR-5 South Single-family Residential SR-5 East Single-family Residential SR-5 West Single-family Residential SR-5 ITEM 11157 W. Waukau Avenue-Design Standards Variance 1 Paqe 1 Comprehensive Plan Land Use Recommendation Land Use Light Density 2040 Land Use Recommendation Residential The applicant discussed the proposal to construct an addition on the existing home at 51 W. Waukau Avenue. Due to the fact that the immediately adjacent properties are one-story in height and the addition will double the height of the home, staff has determined that Plan Commission review and a design standards variance are necessary. A Photographs of existing subject property at 51 W. Waukau (center), with the immediately adjacent properties of 37 W. Waukau (left)and 59 W. Waukau (right). 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 additions to existing structures. The sections pertaining to additions include the standard that "Additions and changes that increase a building's height shall not be taller than the principal structure's dominant or highest roof ridgeline and shall not overpower the principal structure's overall scale and massing."The intent of the ordinance section is to ensure that additions maintain compatibility with the original structure and with neighboring 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. ITEM 11157 W. Waukau Avenue-Design Standards Variance 2 Paqe 2 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 is requesting a design standards variance request to construct an addition that would create a second floor on the current one-story home. This addition would afford the owner more space if constructed. It would include a second story with a master suite, full bathroom and two bedrooms. Ordinance standards stipulate that additions do not exceed the highest roof ridgeline except in cases where the addition conforms and is compatible with the principal structure's overall architectural style and roof shapes. Staff examined the applicant's proposal to add a second floor to the current one-story ranch house. The neighboring properties on both sides are one-story in height. Since the addition will substantially increase (double) the height of the current home and the adjacent homes are one-story in height, staff has determined that a design standards variance is necessary. Current Assessor photo of 51 W. Waukau Avenue ITEM 11157 W. Waukau Avenue-Design Standards Variance 3 Paqe 3 Images provided by the applicant showing the home with the proposed addition (21�,I floor portion). Staff evaluated the proposed 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 ensure an addition's compatibility with the current structure and the neighboring properties • The type and character of the surrounding properties • Information provided by the applicant during the process After evaluating the petitioner's application and proposed work, staff recommends approval of the variance. The addition as proposed by the applicant is architecturally compatible with the existing home. The applicant would re-side the entire house and if the materials used for siding and window trim are consistent in appearance between the addition and existing structure, the addition will not be discernable from the original structure. ITEM 11157 W. Waukau Avenue-Design Standards Variance 4 Paqe 4 The current structure and immediately adjacent properties are one-story in height. The applicant has noted however, that a number of properties in the neighborhood include two- story structures. It is also important to note the significant setback from the street (approximately 60 feet) for this property. In examining the other structures in the neighborhood and seeing a mix of one and two-story structures, staff is of the opinion that the proposed addition will not render the current home incompatible with the neighborhood. The large setback distance will also limit the visual impact the additional height will have from the street. The addition as proposed will not encroach into the street setback. It will therefore not impact the "street wall" or massing created by the current placement of the existing structures in relation to the street. The addition will meet the intent of the ordinances since the applicant will ensure that the addition is compatible architecturally with the existing home. Since other two- story structures are located in the neighborhood, staff believes the home will still meet the intent of the residential design standards with the new addition. RECOMMENDATION Staff recommends approval of a variance from the City's Residential Design Standards to allow for an addition that raises the building's height beyond the highest roof ridgeline at 51 W. Waukau Avenue with the following condition and finding. Condition: 1.) Siding and window trim used for the new addition shall match the appearance of the siding and window trim on the existing structure. Finding: The variance will not be contrary to the public interest. ITEM 11157 W. Waukau Avenue-Design Standards Variance 5 Paqe 5 Please Type or Print in BLACK INK ^A City CITY OF OSHKOSH Oshkosh APPLICATION FOR DESIGN STANDARD VARIANCE REVIEW APPLICANT INFORMATION Petitioner: Av 6 i C T�/� Date: f -1 Petitioner's Address: ��, Lit�/� d>2_ City: State: 1,3T Zip: qS 6 Telephone #: ( ) 2 b L -1,9 70 Fax: ( ) Other Contact #or Email Status of Petitioner (Please Check): ❑Owner Representative ❑Tenant ❑ Prospective Buyer Petitioner's Signature (required): Date: 2 w- 6 PROPERTY OWNER INFORMATION Owner(s): E 9VJ. 13 Date: Owner(s) Address: 5/ tJ0-0lC-ctt) &C City: O's H)C as I-)p State: 1-�L Zip:, Telephone #: (9;LO) , e 77 Fax: ( ) Other Contact# or Email: Ownership Status (Please Check): Xindividual ❑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 inistrativenrsons. Property Owner's Signature: Date: SITE INFORMATION ,Address/Location of Proposed Project: Proposed Project Description: k MgVL-- 6P-0S ff b-,e r-0 /M//�sr Sv ?(--o Current Use of Property: P6-V-s0�19-/ Zoning: pF`w- 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 6 1. Explain in detail your proposed plans and why a variance is necessary: L U Q -P 1�"-'C:- a S I-L�/C 5 7T)A- Co 'M-:- 7Z, bd/ P-tj-p-cJ4 3-- T7-h+7- 6 , 'S X L� �- (-S ne-j 01YL 1 H7-C&- AIA C01-77WJ� TIJZ�I-A- lh�-67- (-U f-k6- -J'TJIj 13 )a c-r-- 2. Describe how the variance would not have an adverse effect on surrounding properties or curb appeal of the neighborhood: IV&- 0&S I C4 77tt7- do�6, !-a &t.4- s -Y) 0 (93 6,,i4r--P)v dVc-- -Ts ogsmcj--j Sy 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/ In!or information, supplemental photographs, elevation plan(s) and site plan(s):," U- Paqe 7 Request for Variance Property Address:51 Waukau Ave,Oshkosh WI 54902 Property owner: Erin Bergen Scope of work: Remove roof over Garage and attached bonus room and add a second story.Second story will have a Master Suite,2 bedrooms and a full bath. Area statistics: 33 Waukau Ave is a 2 story home (2 houses to the East) 75 Waukau Ave is a 2 story home (3`d house to the West) For any info on the project please contact: Andy Carter 920-284-1278 Email: carterconstruction.andy@outlook.com Paqe 8 iravis OAuliedenhaft ,enneat Sullivar, 63 VV Waukau Ave OshkosM AM 54902 We have seen the plans and are perfect y fine to any additiops Erin Bergen decides to do to her residence. SmCeaq Travis Wed'enhat Paqe 9 Jeff and Tina Dupey are ok with Erin and Andy putting a second story addition on their house and a new garage. Jeff and Tina Dupey 59 W. Waukau Ave. As5,4 2 Paqe 10 41 �oa�s�� m m h aAW .0 o O 3 m a s m o w n U.nEo .ct 0 c� co 0 0 0 00 LL o oW W "t U i� N r o o 0 0- cu 1 — am s O N N r N s• � E k — � �• ! 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Those using the of information are responsible for verifying accuracy. For full disclaimer please go to Printing Date: 1 216120 1 9 Oshkosh www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by:City of Oshkosh,WI J:\GIS\Planning\Plan Commission Site Plan Map Template\Plan Commission Site Plan Map Template.mxd P agElser.jrnJ4ak UMU DR 6 SR=5=LRO Roe - -- GR( Point SR-5 A �' M RL20 DR-6 MWAU MR-12 TK 1 SR-5 � Q SR-5-PD v HI SR-5-PD Oshkosh City Limit MR-12-PD SR-5-LRO SR-5 R1f-N11� �` D' AA ! N 1 in=0.09mi 1 in=500 fit City of Oshkosh maps and data are intended to be used for general identification purposes only,and Cit the City of Oshkosh assumes no liability for the accuracy of the information. Those using the of information are responsible for verifying accuracy. For full disclaimer please go to Printing Date: 1 216120 1 9 Oshkosh www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by:City of Oshkosh,WI J:\GIS\Planning\Plan Commission Site Plan Map Template\Plan Commission Site Plan Map Template.mxd P agElser jrn5ak i AVEN tin=0.02mi tin= 100ft ` City of Oshkosh maps and data are intended to be used for general identification purposes only,and C"i f the City of Oshkosh assumes no liability for the accuracy of the information. Those using the of information are responsible for verifying accuracy. For full disclaimer please go to Printing Date: 1 216120 1 9 Oshkosh www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by:City of Oshkosh,WI J:\GIS\Planning\Plan Commission Site Plan Map Template\Plan Commission Site Plan Map Template.mxd P agElser:lm&k