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HomeMy WebLinkAboutItem IIPLAN COMMISSION STAFF REPORT FEBRUARY 4, 2020 ITEM 11: RESIDENTIAL DESIGN STANDARDS VARIANCE TO ALLOW A STANDING SEAM METAL ROOF WITH SEAM PROFILES GREATER THAN 1" IN HEIGHT AT 1019 JEFFERSON STREET GENERAL INFORMATION Applicant/Owner: Darren Van Dreel, Misty McPhee Action(s) Requested: The applicant is requesting approval of a variance from the City's Residential Design Standards to allow a residential standing seam metal roof with seam profiles greater than 1" in height on a new home proposed at 1019 Jefferson Street. Applicable Ordinance Provision the Variance is being requested: Code Reference Regulation 30-241(G)(4) Seam profiles in standing seam roofs for residential properties shall be no greater than 1" for roofs with pitches higher than 4:12, no greater than 1.5" for roofs with pitches between 2:12 and 4:12, and no greater than 3" for pitches less than 2:12. Property Location and Background: The subject property is a vacant residential lot located at 1019 Jefferson Street and is approximately 19,909 square feet in area. The owners have razed the home that previously existed on the lot. The surrounding area consists of commercial and residential uses. The properties to the north, south, and east of the subject property are single and two family residential properties. The adjacent properties on the west are commercial restaurant and retail uses. The subject property and immediately adjacent properties to the north, south, and east are zoned Two Flat Residential-10 (TR-10) and the properties immediately to the west of the subject property are zoned Urban Mixed Use (UMU). The applicants have had plans to construct a new single family home on the subject parcel. They submitted a design for their proposed home in early November of 2019. They proposed a standing seam product for their roof due to the material's durability, longevity, recyclability, and compatibility with solar panels. Originally, the applicants had a roofing product compliant with the current residential design standards. They then switched roofers and their new roofer had concerns with installing a 24 gauge standing seam product with a 1" seam height on their home as required by ordinance. The applicants discussed these concerns with staff, and staff determined that Plan Commission review and a design standards variance were necessary. ITEM CI 1019 Jefferson Street -Design Standards Variance I Subject Site Existing Land Use Zoning Vacant Residential - Proposed Single family TR 10 Adjacent Land Use and Zoning Existin Uses Zoning North Single family Residential TR-10 South Single family Residential TR-10 East Single family Residential, Two family Residential TR-10 West :::]Single Commercial family - Restaurant, Retail; Residential - Residential UMU Comprehensive Plan Land Use Recommendation Land Use 2040 Land Use Recommendation Light Density Residential VARIANCE CRITERIA The City's Zoning Ordinance establishes design standards for single and two-family homes with the overall purpose/intent to: "regulate the design and materials used for the exterior of buildings and structures within the City so as to maintain and enhance the attractiveness and values of property in the community, emphasize architectural and urban design principles of human scale and visual interest". The standards regulating standing seam metal roofs apply to all new standing seam roofs on existing and new construction within the City. They include the regulation that, "Seam profiles in standing seam roofs for residential properties shall be no greater than 1 "for roofs with pitches higher than 4:12... " The ordinance regulates the materials and appearance of standing seam metal roofs within the City. Originally, the 2017 zoning ordinance prohibited standing seam metal roofs on residential properties due to noise and aesthetic concerns. The current standing seam regulations were designed to allow standing seam roofs while accounting for the noise and aesthetic concerns originally raised by the steering committee in charge of the zoning ordinance rewrite. In doing so, the ordinance attempts to establish minimum standards for standing seam applications within the City. 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. ITEM 111019 Jefferson Street -Design Standards Variance ANALYSIS The applicants and their roofer are proposing the use of a standing seam metal roof on a new home proposed for the vacant residential lot at 1019 Jefferson Street. The roofer has recommended against using a 1" seam height and would recommend a 1.5" seam height. The applicants have consulted with their roofer, builder, and multiple other roofers and builders who have recommended a 1.5" seam height for durability and water resistance. They have stated that with the significant length of their panels (42 feet), and 24 gauge thickness, the 1.5" seam height will prevent kinking of the panels during installation. The higher seam height will reduce the potential for water during significant rain events to infiltrate the seams and leak through the roof. The applicants' roofer obtains the metal and produces the panels. He has stated that for reasons listed above, he would not warranty a roof with a seam height of only 1". Staff conducted additional research to determine whether an industry standard exists recommending against a 1" seam height for a 5:12 roof slope such as the slope proposed by the applicants. Staff found multiple manufacturers of standing seam roofing products that offer 24 gauge panels with a 1" seam height mountable on a roof slope as low as 3:12 according to the manufacturers. Staff did not find manufacturer restrictions on the length of the panels. When researching for the standing seam regulations currently in place, staff found literature recommending higher seam heights (2" or higher) for very low slope (0.5:12) roofing applications. Staff did not find much literature on the recommended seam heights for higher slope roofs (4:12 or above). The applicants however found a number of sources that suggested higher seam heights for superior water resistance and strength. Staff examined these sources as part of the variance process. Staff evaluated the proposal previously described and the impact on the block in regard to the purpose and intent of the residential design standards. The standards relate to preserving the structure's architectural integrity and the potential impact on adjacent properties, the neighborhood character and "curb appeal" of the block. fn working with the applicant, staff considered: • Research and information provided by the applicants • Literature on the relationships between seam height and water resistance/durability • Lack of an industry -wide standard recommending against 1" seam heights for higher slope (4:12 and above) roofs • Availability of compliant standing seam products from several major manufacturers • Aesthetic intent of the current ordinance • Potential impact on neighborhood character The materials submitted by the applicants included articles by roofing professionals that recommended seam heights of 15' to protect against water infiltration. The articles bolstered the applicants' argument for the extra 0.5" of seam height. The 1.5" height is a common seam height available in many products provided by metal roofing manufacturers. The lack of an industry standard recommending against a 1" seam height for higher slope roofs means that the ITEM II 1019 Jefferson Street -Design Standards Variance 3 seam heights chosen for specific applications are based on available products, roofer/builder experience and professional opinion, and available literature and research. Staff is of the opinion that the extra 0.5" of height will not detrimentally impact the home's architectural appearance. Staff is supportive of erring on the side of caution when considering the possibility of water infiltration. The higher the seam height, the greater the impact visually the seams may have. However, the higher seam height also means that wind-blown or flowing rain water will have to travel a greater vertical distance within each seam to infiltrate the seam and potentially get into the roof. In examining the proposed metal roofing, materials and information provided by the applicants, available products, and the current ordinance's intent, staff is of the opinion that the Plan Commission should grant a variance to allow the applicants to use a standing seam material with seam heights up to but no greater than 1.5" for the 5:12 sloped roof. The variance should be narrow in scope, only granting relief from the seam height standard and only allowing the extra 0.5" of seam height. All other aspects of the standing seam roof must comply with the current ordinance. The applicants and roofer must provide information satisfactory to Department of Community Development staff verifying clearly that the product will in all other ways meet the current residential design standards. This includes but is not limited to Light Reflectance Values (LRVs), concealed fasteners, gauge thickness, etc. Until such information is provided to the satisfaction of Department of Community Development staff, a permit may not be issued. If the applicants and/or roofer would seek to deviate in any other way from the residential design standards, additional Plan Commission review and a separate design standards variance would be required. RECOMMENDATION Staff recommends approval of a variance from the City's Residential Design Standards to allow a residential standing seam metal roof with seam profiles greater than 1" in height for a new home at 1019 Jefferson Street with the following conditions and finding: Condition: 1.) The Design Standards Variance shall be narrow in scope, and only allow up to a 1.5" seam height for roof slopes 4:12 or greater, with no other deviation from the Residential Design Standards permitted. 2.) Material shall use concealed fasteners. 3.) The material/color shall not have a Light Reflectance Value (LRV) greater than the 35% allowed by ordinance and the applicants/roofer shall provide verification acceptable to Department of Community Development staff. Solar Reflectance Index or Solar Reflectivity information by itself will not suffice. 4.) The material shall comply with ordinance standards in all ways except the seam height listed above. 5.) Roofing permit(s) shall not be issued without documentation verifying compliance with the Residential Design Standards satisfactory to Department of Community Development staff. ITEM II 1019 Jefferson Street -Design Standards Variance 4 6.) Current and future property owners shall maintain the metal paneling free of rust over the course of its lifespan. 7.) Any future work concerning the roof or other aspects of the home not in compliance with the Residential Design Standards shall be filed as separate requests for Plan Commission review and approval. 8.) Variance is approved with the condition that the 42' panel length is used. If the applicants/roofer choose to use a different panel length, they will have to come back for Plan Commission review and approval. Finding: The variance will not be contrary to the public interest. ITEM 111019 Jefferson Street - Design Standards Variance 5 Please Type or Print in BLACK INK CITY OF OSHKOSH APPLICATION FOR DESIGN STANDARD VARIANCE REVIEW APPLICANT INFORMATION Petitioner: ,&c, / 110 rr eP7 1/011 UJ' e—e ciiOW Oshkosh Date: l ~ 1,9 - ;tzv,'� 0 Petitioner's Address: J g-% � S 2-f � 1�Yr� City: OS�I �"iS�l State: ( a! Telephone #: [� 5r%) —Fax: { ) Other Contact # or Email: 41ew q vc //C/ 9,W `11 e Gc Status of Petitioner (Please Check), rwner © Representative []Tenant © Prospective Buyer Petitioner's Signature (required):/ems:,iI Date: 0 �p� PROPERTY OWNER INFORMATION ) Owner(s): S G �' ri' { 9H 'Pre 16Date: 1.2-0 Owner(s) Address: )a J� ���gt" .5eY'Pel— City: Osh�"os State: 07 Zip: tE?23/ q 3� d 2 /- 0/3-/ Telephone #: [ 7,r -7e1 ` /*74 Fax: [ /) ,/ d� Other jContact # or Email: iv V) om Ownership Status (Please Check): Anndividual © Trust © Partnership 0 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 administrative reasons. Property Owner's Signature: SITE INFORMATION Date: Address/Location of Proposed Project: Z0 /`f ;1 e,,(Feryerr-et. 015 /0 Sh Lv1 Proposed Project Description: ew bom e— 9 /,h s eq P, hi & /` y'ocv7C Current Use of Property: 110) i e eo "ur- � Zoning: 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 0 1, Explain in detail proposed plans and why a variance is necessary. We are installing a standing seam metal roof with a 5:12 pitch on a house that is currently under construction on Jefferson Street. The current regulation (Chapter 30, G (3), (4)) requires that, for a 5:12 pitch roof, we must use 24 gauge metal with a standing seam height of 1" or less. Our roofer, however, says that for stability, durability, and strength, he will not use a seam less than 1,25" with a 24-gauge metal. A different roofer independently made the same observation. Thus we are asking for a variance to use a 1.25" seam height. 2. Describe how the variance would not have an adverse effect on surrounding properties or curb appeal of the neighborhood. Increasing our seam height to 1.25 or 1.5 will not have any effect on surrounding properties or curb appeal. No one will even notice. 3. Describe in detail the materials and construction methods that the proposed project would use. Not applicable. This variance will have no effect on the materials used. 4. Describe why the intent of the design standards have been incorrectly interpreted if applicable. To be honest, we are not sure what the intent of the standard is but increasing our seam height from 1" to 1.25 or 1.5 will have no adverse effect on the aesthetics of the building, property values, or any other facet of the construction / neighborhood. Increasing the seam height will only make the roof stronger and more water tight. This will prevent further work on the roof prior to the end of its natural life span, which would cost us unnecessarily and be an inconvenience to our neighbors. 5. Describe why the design standards do not apply to this particular project, if applicable We are installing a standing seam metal roof with a 5:12 pitch on a house that is currently under construction on Jefferson Street. The current regulation (Chapter 30, G (3), (4)) requires that, for a 5:12 pitch roof, we must use 24 gauge metal with a standing seam height of 1" or less. Our roofer, however, says that for stability, durability, and strength, he will not use a seam less than 1.25" with a 24-gauge metal. A different roofer independently made the same observation. Thus we are asking for a variance to use a 1.25" seam height. seam height variance request_ McPhee/Van Dreel 6. Describe the unnecessary hardship that would result if your variance were not granted, if applicable. First, our roofer is unwilling to install with a warranty a 24-gauge roof with a 1" seam. Second, if we use a 1" seam, the metal is more likely to kink during installation requiring us to replace the panel which will cost us additional money. Third, the roof will be more likely to leak and thus need replacement at significant cost much earlier in its life than if we use a seam that is at least 1.25" high. Beyond that, the resulting leak would cause untold damage. To date, two roofers have observed that a 1" seam is too short for a 24-gauge roof. Please see attached letter from our roofer indicating his position. In addition, our builder commented that, while not a roofer, he agrees. seam height variance request _ McPhee/Van Dreel : Memo TO: Oshkosh Planning Commission FROM: M. Elsbeth McPhee, 757-784-1870 Darren Van Dreel, 920-621-0151 memanddvd@gmaii.com RE: Request for Design Variance on Chapter 30-G(3),(4) DATE: 26 January 2019 According to Chapter 30, G (3), (4), for a 5:12 pitch roof, we must use 24-gauge metal with a standing seam height of 1" or less. Our roofer, however, says that for stability, durability, and strength, he will not use a seam less than 1.25" with a 24-gauge metal on panels that are 42' feet long. He and our builder are concerned that a 1" seam on our roof will result in oil canning, leaking, and lower durability overall. In our correspondences with the city, we were told that, "Several manufacturers provide 1" products that can be mounted on a minimum slope of 3:12 (so less than your 5:12 slope)." We were asked to, "provide research that shows that the 1" seam height cannot be used on a roof with the slope that you are planning" [emphasis added]. The planning office said that, "We don't have multiple manufacturers or industry standards prohibiting this." We argue that just because something isn't prohibited does not mean that it is the best option. As we said above, our roofer and our builder are concerned that a 1" seam on a 24-gauge roof with 42' panels will result in oil canning, leaking, and lower durability overall. While we cannot find a specific resource that says we absolutely cannot use a 1" seam on our roof, we have found several resources that suggest a 1.5" seam height would be better. • "Seam height is a major factor in leak resistance. The higher the seam height, the farther water must go up until is leaks over the edge of a panel and possibly into the underside of the roof. Seams above one inch are preferred, stay away from lower seam heights, such as half an inch. o htt s: www.aIcometaIroof in .com standin -seam-roof- wide- art-1- anel-desi n1 "Higher seams can add structural stability to the roofing system" o htt s: architizer.com bio roduct- uides roduct- uide standin -seam-roofs seam height variance request_ McPhee/Van Dreel 9 • "...the panels we use have a 1 % "' rib height which is the best defense against moisture and provides the most aesthetically appealing panel.' o htt s: distinctivemetalroofin .com standin -seam-metal-roofin -and-what-to-I ook-for • "Equally as important as panel widths are the heights of the standing seam portion of the panel system, which may also be referred to as the rib height. Most standing seam systems can have anywhere from a 1" to a 3" seam. However, 1%" and 2" tend to be some of the most common choices." o htt s: www.sheffieIdmetals.com Resources BIo standin -seam-metal-roofin • "You wouldn't have problem with 1" seams if your roof panels are under 20' but yours are 42'..." o Roofer from Steubenville, Ohio who spoke with Darren on 21 January 2020 (740-632-9059) • "To the best of my knowledge, a I Y8 - 1 % rib should be used for a 24-gauge metal. More strength, durability, [and] all around better appearance. [A] 1" rib [is] ok with 26-gauge and 29-gauge but will have cheaper look. I have 12 years experience and would prefer 1 % over 1" rib any day." o Maynard Yoder 920-767-1878 To date, we have not been given any information buy the city convincing us that a 1" seam on a roof with 42' panels will not cause problems. In contrast, we have several reasons to have a seam that is higher than 1" for a 24-gauge metal in 42' panels. In all of our conversations with the city, the panel length combined with material thickness has not been considered. Unfortunately, we failed to mention the panel size in our original application. We feel this matters because every single contact to whom we explained the situation (24-gauge with 42' panels) agreed that a taller seam height was preferable. In the long run, if the roof leaks or experiences structural damage because the seam is only 1", we will have to pay thousands of dollars in roof repair and replacement (including removal and replacement of solar panels). We request that the city err on the side of caution and grant us the design variance for a 1.5" seam. seam height variance request _ McPhee/Van Dreel 10 STANDING SEAM METAL ROOFING Manufacturers ATAS International, Inc. —Colonial Seam - 24 gauge standing seam roof with a 1" seam height httpsl/www.atas.com/prod ucts/meta l-roofing-systems/standing-seam/colonial-seam Minimum slope of 3:12 ATAS International, Inc. - Dutch Seam —22 or 24 gauge standing seam roof with a 1.5" seam height https://www.atas.com/products/metal-roofing-systems/standing-seam/dutch-sea m Minimum slope of 2:12 ATAS International, Inc. - 1" Field Lok— 22 or 24 gauge standing seam roof with a 1" seam height https://www.atas.com/products/meta l-roofing-systems/sta nding-seam/l-field-lok Minimum slope of 2:12 ATAS International, Inc. — AC System Standing Seam —22 or 24 gauge standing seam roof with a 1" seam height https://www.atas.com/prod ucts/metal-roofing-systems/sta nding-seam/pc-system Minimum slope of 3:12 Fabral —1.5" SSR Series — 24 gauge standing seam roof with a 1.5" seam height https://fabraI.com/residential/panel-systems/concealed-fastener/1-12-ssr-series/ Minimum slope of 1:12 American Building Components (ABC) — 22 or 24 gauge standing seam roof with a 1.75" seam height https://www.abcmetalroofing.com/Residential/LokSeam- Minimum slope of 3:12 Teton Steel Idaho —1" Snap Lock - 24 and 26 gauge standing seam metal roof with a 1" seam height https://www.tetonsteelidaho.com/panel/1-snap-locl( Minimum slope of 3:12 Teton Steel Idaho —1" Nail Strip — 24 and 26 gauge standing seam metal roof with a 1" seam height https:Uwww.tetonsteelidaho.com/panel/­1-na*il-strip Minimum slope of 3:12 11 F TO 12 Wiley, Steven From: MCDreel <memanddvd@gmaH.com> Sent: Tuesday, January 21, 2020 2:12 PM To: Wiley, Steven Subject: Fwd: Standing Seam Opinion FYI, here is a statement from our builder regarding our seam height. Thanks, Misty ---------- Forwarded message --------- From: Andrew Jeskie <Andrewgrhdesig_nbuild.com> Date: Tue, ran 21, 2020 at 11:42 AM Subject: Standing Seam Opinion To: House McPhee Van Dreel <memanddvdgF—,mail.com> Darren and Misty, Regarding the standing seam height for your roof on 1019 Jefferson Street, Oshkosh, it is my opinion that the 1- 1/2" rib would be the appropriate way to go. With the long rake length of the roof (approx 42'), the 1-1/2" rib will be stronger. The roof design has a very large surface area with large overhangs, and I feel that the larger rib will have a more aesthetically appealing appearance. Thank you. Andrew Jeskie 1951 Bowen St. Oshkosh, WI 54901 P. 920.231.1619 C. 920.740.2920 13 ao ....... ... 14 DSV 1019 JEFFERSON ST PC: 02-04-20 CLINT H/JENESSA L GILBERTSON 1009 JEFFERSON ST OSHKOSH WI 54901 HANNAH R KIFLE 1004 JEFFERSON ST OSHKOSH WI 54901 JOEL P GRIFFIN 1033 JEFFERSON ST OSHKOSH WI 54901 MELISSA A NOVAK 18 E MELVIN AVE OSHKOSH WI 54901 RANDY PATERNOSTER 1026 N MAIN ST OSHKOSH WI 54901 JOE STEPHENSON 934 JEFFERSON ST OSHKOSH WI 54901 BRADLEY M/TIFFANY A VERHAGEN CLAIR L HASSELL 1727 S PERKINS ST 1912 E MELROSE AVE APPLETON WI 54914 APPLETON WI 54911 COMPUTER CORNER HOLDINGS LLC 9 VIOLA AVE OSHKOSH WI 54901 JACOB FRASHER/HOLLY KOMP 1010 JEFFERSON ST OSHKOSH WI 54901 KAREN S/VIRGINIA R WENDLAND 3120 SHELDON DR OSHKOSH WI 54904 PHILIP T STAERKEL 1014 JEFFERSON ST OSHKOSH WI 54901 SOBIE PROPERTIES LLC 839 OSBORN AVE OSHKOSH WI 54902 ALANA ERICKSON 841 MOUNT VERNON ST OSHKOSH WI 54901 GARY/MICHELLE MEINEN 1032 JEFFERSON ST OSHKOSH WI 54901 JEFFREY R BARTELS 1920 W WAUKAU AVE OSHKOSH WI 54902 MARK A JUEN/MARIEM AMAMI 1032 N MAIN ST OSHKOSH WI 54901 RACHEL BEN-ISMAIL 1035 JEFFERSON ST OSHKOSH WI 54901 STEVEN T SOSNOSKI 1002 N MAIN ST OSHKOSH WI 54901 DARREN VANDREEL/MARY MCPHEE 1216 CEDAR ST OSHKOSH WI 54901 15 42,W 7 E � 4 0 Rim 8- -W-MELVIN-AV- I 00- 52s K IBM 21'm-� O'Neill 3 ELVINAV- 1. co OM) M." z C3 425' 52.V UtM' 2 1 31A co Em w 23.ff i M G i 104014 RM � n �� 13 � � V) 9 1320- g sofa L C'm Bea E-1 - cr) a . 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