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Home My WebLink AboutItem IPLAN COMMISSION STAFF REPORT MARCH 17, 2020 ITEM I: RESIDENTIAL DESIGN STANDARDS VARIANCE TO ALLOW WINDOW CLOSURES ON THE FRONT FACADE AT 603 CEAPE AVENUE GENERAL INFORMATION Applicant: Gary Gonia — Gibson Roofing Owner: Mike Brefczynski Action(s) Requested: The applicant is requesting approval of a variance from the City's Residential Design Standards to allow window closures on the front facade at 603 Ceape 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). Section 30-241(D)(3)(c) Exterior patchwork, repair, or reconstruction that results in a multi -textured or multi -colored effect or an appearance not consistent with the overall design character of the original structure is not permitted. Property Location and Background: The subject property is a residential lot located at 603 Ceape Avenue and is approximately 7,700 square feet in area. The property contains a 1,982 square foot 2 story two-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 and mixed commercial uses. The immediate properties on the north, east and south sides of the subject property are single-family uses with varying character and similar scale. The property across the street to the west is a two-family use. The subject property and all properties immediately surrounding it are zoned Two -Flat Residential-10 (TR-10). The applicant recently closed off the previous transom window and sidelights adjacent to the front door. The work was done without a permit or Plan Commission review. Due to the fact that the applicant eliminated windows on the front facade, a design standards variance is necessary. Subject Site Existing Land Use Zonin Two-family Residential TR-10 ITEM 1-603 Ceape Ave. - Design Standards Variance Paqe 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 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: "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 fgades 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 standards also include the regulation prohibiting "exterior patchwork, repair, or reconstruction that results in a multi -textured or multi -colored effect or an appearance not consistent with the overall design character of the original structure." This intent of this standard is to prevent piecemeal patchwork use of materials on 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 applicant removed the previous transom and sidelights that were around the front door on the front fagade. The applicant also removed and replaced the front door. The work was done ITEM 1-603 Ceape Ave. - Design Standards Variance Paqe 2 without zoning or inspections approval or Plan Commission review. The applicant had conversations with Planning Services staff regarding the modifications to the front facade. Planning staff informed him that staff could not issue a permit by -right due to the front facade window closures and that Plan Commission review and a design standards variance were necessary. 603 Ceape Windows Previous Current % Change Door 32"x 80" 32"x 80" No Change Window 1 40"x 54" 40N 54" No Change Window 2 40N 54" 40N 54" No Change Transom 10"x 48" 0 100% Reduction Sidelight 1 6"x 48" 0 100% Reduction Sidelight 2 6"x 48" 0 100% Reduction Window 3 24N 48" 24N 48" No Change Window 4 24"x 48" 24"x 48" No Change Window 5 24N 48" 24N 48" No Change Total Window/Door Area 79.11 sq.ft. 71.78 sq. ft. 9.27% Reduction Estimated % of Facade Area (Windows/Doors) 15.07% 13.67% Windows to cover 1.4% less facade area Windt Transt sidelii sidelii ❑oar Window 5 Window 4 Window 2 Window 1 ITEM 1-603 Ceape Ave. - Design Standards Variance Paqe 3 Previous Facade (Above) Current Facade The above iinages show the original condition of the facade with the previous entry door and surrounding sidelight and transom windows contrasted with the current appearance of the fagade with the window area closed off aiid a iiew door installed in its place. Staff has had some in person and phone discussions with the applicant. Staff attempted to reach the applicant around 2:15 pm on February 21st and left a voicemail asking the applicant to call back so staff could obtain window dimensions from the applicant. Staff did not hear back from the applicant. Therefore, all window/door sizes in the above table are staff estimates based on images. Staff generally asks for window and door areas for the fa�ade(s) in question either at the time of application submittal or afterwards during the process of preparing a recommendation. In the petitioner's application, he stated that he removed the existing door jamb, windows, threshold, replaced a 2x10 threshold, installed a 2x4 header, 7/16" plywood, new door and jamb ITEM 1-603 Ceape Ave. - Design Standards Variance Paqe 4 and sided the area. The applicant did not provide much rationale for why the variance was necessary except to say that, "Replacement of front door is cause of variance." 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 the completed 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 Staff considers the work the applicant has completed 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 completed work has had a detrimental impact on the architectural integrity of the front facade. The work is a reduction of window area. Perhaps more importantly, the work is an example of the patchwork use of materials and trim that the ordinance intends to prevent. The facade in its previous condition did make use of two main siding materials before. However, the previous windows and entry door broke up the area and the white trim tied in with the white trim of the other windows on the facade. The current siding appears to be vinyl and adds a third siding material and texture to the facade. The brown trim (possibly wood) around the door stands out from the other materials on the fagade. The addition of materials and textures not consistent and not complementary to the remainder of the facade creates a patchwork scenario inconsistent with the intent of the ordinance. Staff does not support the variance request with the work as completed. RECOMMENDATION Staff recommends denial of a variance from the City's Residential Design Standards to allow for window closures on the front facade with the following finding: Finding: 1. The variance conflicts with the letter and intent of Section 30-241(B)(1) and Section 30-241(D)(3)(c) of the Zoning Ordinance and the applicant has not provided sufficient justification for the variance request. ITEM 1-603 Ceape Ave. - Design Standards Variance Paqe 5 Please Type or Print in BLACK INK CITY OF OSHKOSH APPLICATION FOR DESIGN STANDARD VARIANCE REVIEW APPLICANT INFORMATION Petitioner: 6,0 9 Y & 0 Petitioner's Address: % -�9;5 C.T n? A R R C N CT, Telephone #: (Q)0) '2q� 3/.A7 Fax: ( ) City OW Oshkosh SOnLJ o a City: State: (y1r Zip:s•2 Other Contact # or Email: Status of Petitioner (Please Check): ❑ Owner A Representative ❑ Tenant ❑ Prospective Buyer Petitioner's Signature (required): 01 ,, Date: PROPERTY OWNER INFORMATION Owner(s): C 1_ IKtf, L A If J L L_V Y may, `' Date: Owner(s) Address: 'C3 � City: r JJ 1 State: Zip: 5qq0 Telephone #: (qj@ti) c 33' 7 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 posf ned by the Planning Services Division for incomplete submissions or other administr4ve reasWs. �� Property Owner's Signature: V SITE INFORMATION Address/Location of Proposed Project: Proposed Project Description: UL Current Use of Property: i Zoning: Date: �J 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: op ) CX d a an 2. Describe how the variance would not have an adverse effect on surrounding properties or curb appeal of the neighborhood: 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): Page 7 DSV AARON P/SARAH A PALMER ALBERTA NEVE/CASSANDRA BRAITHWAITE 603 CEAPE AVE 519 S WESTFIELD ST N3018 US HWY 12 & 16 PC: 03-17-20 OSHKOSH WI 54902 MAUSTON WI 53948 BREFCZYNSKI INVESTMENTS LLC CLARENCE E KOCH ELISABETH CARTER 3438 CHARLIE ANNA DR 315 LAMPERT ST 57 BAY ST OSHKOSH WI 54904 OSHKOSH WI 54901 OSHKOSH WI 54901 JOLEEN G SCHNEIDER MARY K SCHMUDE MARY L ULRICH 54 BAY ST 612 CEAPE AVE 60 BAY ST OSHKOSH WI 54901 OSHKOSH WI 54901 OSHKOSH WI 54901 MD'S REMODELING & HOME IMPROVEMENT LLC MICKEY P/SARA E OLEARY PAYTON VENTURES LLC 2355 HICKORY CT 611 CEAPE AVE N5360 BLACKBIRD RD OSHKOSH WI 54901 OSHKOSH WI 54901 BEAVER DAM WI 53916 RICHARD F PFEIFFER KATHY WEBB TAMMY HACKETT 3624 EDGEWATER LN 543 OTTER AVE 349 BOWEN ST OSHKOSH WI 54902 OSHKOSH WI 54901 OSHKOSH WI 54901 GARY GONIA / GIBSON ROOFING MIKE BREFCZYNSKI 155 CIMARRON CT H 603 CEAPE AVE OSHKOSH WI 54902 OSHKOSH WI 54901 Paqe 8 ei U 91riV City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkosh assumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. For full disclaimer please go to www.ci.oshkosh.wi.us/GlSdisclaimer N 1 in = 0.02 mi tin=120ft Printing Date: 2/13/2020 Prepared by: City of Oshkosh, WI Oshkosh CAUsers\minak\Desktop\2020 Plan Commission Site Plan Map Template.mxd P aqe 9 t 603 C EAP E AVE SUBJECT SITE Ah 4r �Uf jy*+'�'� Ali r rM L-A 60MFAMAVE N n = 0.02 mi I in = 100 ft City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkosh assumes no liability for the accuracy of the information. Those using the Printing Date: 2/13/2020 of information are responsible for verifying accuracy. For full disclaimer please go to Oshkosh www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by: City of Oshkosh, WI CAUsers\minak\Desktop\2020 Plan Commission Site Plan Map Template.mxd P a qEUser.jrmak