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HomeMy WebLinkAboutItem VIIIPLAN COMMISSION STAFF REPORT APRIL 21, 2020 ITEM VIII: RESIDENTIAL DESIGN STANDARDS VARIANCE TO ALLOW A DOOR 10I19LY11NIKOWNIIIa0K97►1r�ITIC"I07�I:rriCiIr/to] 11:W:\1r/11►1911 GENERAL INFORMATION Applicant/Owner: Brian Ciha Action(s) Requested: The applicant is requesting approval of a variance from the City's Residential Design Standards to allow a door closure on the front fagade at 16 Viola Avenue. Applicable Ordinance Provision the Variance is being requested: Code Reference Regulation 30-241(B)(3) Existing door openings on front facades shall not be closed or filled. Property Location and Background: The subject property is a residential lot located at 16 Viola Avenue and is approximately 8,970 square feet in area. The property contains an 872 square -foot single family residential structure built in 1900 according to the City of Oshkosh Assessor website. The subject property and immediate properties to the north and south are single-family properties. The immediate properties to the east are single and two-family properties. Oaklawn Elementary School is located to the west of the subject site. The subject property and immediate properties to the north, south and east are zoned Single Family — 9 (SR-9). Oaklawn Elementary School is zoned Institutional -Planned Development (I-PD). The subject property is smaller in scale than surrounding properties but holds similar character. The applicant visited Planning Services in early 2020 to discuss his scope of work proposed for the property. He intends to reside and re -roof the house, demolish the existing detached garage, construct a new detached garage and add a patio door and deck to the east facade of the house. The applicant plans to close a door opening on the front facade and replace the existing windows with two larger windows. Since the applicant is proposing a door closure, a design standards variance is required. Subject Site Existing Land Use Zoning Single -Family Residential SR-9 Adjacent Land Use and Zoning Existing Uses Zoning North Single -Family Residential SR-9 South Single -Family Residential SR-9 ITEM VIII 16 Viola Ave - Design Standards Variance Paqe 1 East Single -Family Residential, Two -Family Residential SR-9 West Institutional -Planned Development I-PD 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 standards for front facades of these structures. Standards require property owners to maintain window and door openings on front facades. 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 applicant is requesting a design standards variance for a front door closure on the front fagade. To compensate for this front door closure the applicant plans to increase the total area of the front windows, add a 6' patio door on the east side of the home, add a new deck to the side yard, add new vinyl siding, add a new roof and build a new two car garage. ITEM VIII 16 Viola Ave - Design Standards Variance Paqe 2 Window 28"x54" Window 28"x54" Door being removed Existing Front Facade Existing East Facade Proposed Front Facade (Below) FRONT&AVAnON 60"x60" Proposed East Facade (Below) SIDE BLAVAnON The applicant is proposing to close the door opening on the front facade but expand the two window openings. Though the applicant will remove the door opening, the proposed two front windows will substantially increase in area (see table below). The increase in window area will more than compensate for the loss of the door. The increase in window area would bring the front facade into compliance with the minimum 25% facade area to be devoted to windows and doors on front facades. The previous and new front facade window and door sizes are as follows: 16 Viola Ave Door/Window Openings Previous Size (w) x (h) New Size (w) x (h) Change Opening 1 (window) 28" x 54" 60" x 60" 138% increase Opening 2 (window) 28" x 54" 60" x 60" 138% increase Opening 3 (door) 32" x 82" none 100% decrease Total Opening Area 39 sq. ft. 50 sq. ft. 28% increase Estimated % of Facade Area 19.5% 25% 5.5% increase Staff evaluated the project's 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 intention of ordinance which is to prevent architecturally plain, featureless front facades. ITEM VIII 16 Viola Ave - Design Standards Variance Paqe 3 Architectural features found on homes surrounding the subject site. Information provided by the applicant. After evaluating the petitioner's application, staff is supportive of the variance request and believes that this work will not compromise the architectural integrity of the house. Staff believe the applicant provided sufficient documentation showing the overall plans for this project and believes that the overall remodel will enhance the curb appeal and value, when completed. The property directly across the street done not have a door opening on the front facade and therefore the work proposed on the subject property would not be out of place for the neighborhood (see neighboring property below). 17 Viola Avenue showing uo front door opening. This property is directly across the street from subject property. Lastly, the applicant is proposing large scale interior and exterior changes, such as, residing, reroofing, changing the slope of the rear roof line, constructing a new detached garage, installing new front windows, new patio door and a new deck. All of the work would meet the Residential Design Standards and together should greatly enhance the appearance of the property. RECOMMENDATION Staff recommends approval of a variance from the City's Residential Design Standards to allow for a door closure on the front facade at 16 Viola Avenue with the following conditions and finding: Conditions: 1. Variance is only for the closure of the front door and the owner/applicant shall file separate design standards variance requests for any future window/door closures on the frontfa�ade. 2. Other work on the property including but not limited to siding, roofing, deck, etc. shall meet the Residential Design Standards. 3. Siding and roofing materials shall be consistent in appearance throughout and not patchwork. 4. All work shall be completed according to the plans and elevations provided. Finding: The variance will not be contrary to the public interest. ITEM VIII 16 Viola Ave - Design standards Variance Paqe 4 Please Type or Print in BLACK INK CITY OF OSHKOSH APPLICATION FOR DESIGN STANDARD VARIANCE REVIEW APPLICANT INFORMATION Petitioner: Petitioner's Address: Telephone #: ( Fax: ( City: Date: State: Other Contact # or Email: Status of Petitioner (Please Check): ❑ Owner ❑ Representative ❑ Tenant ❑ Prospective Buyer Petitioner's Signature (required): VA 9 City yf Oshkosh M Date: PROPERTY OWNER INFORMATION Owner(s): "5��'t e�i C1 kc Date: ` V-Ab Owner(s) Address: 8fl� �`$ �-��1 City: ��Lel �yv� �'��_State: Zip: dd Telephone #: �, )) ��' /Z�S_ Fax: Other Contact # or Email: o Viol 'r. 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 administrative reasons., Property Owner's Signature: SITE INFORMATION Address/Location of Proposed Project: l/i I% i„ A -s// Proposed Project Description: �-Vz),4 (,Cac�v c� -5,Je C� � ,5 re Current Use of Property: (4�1rhca I Zoning: Date: ) _ In order to be granted a variance, each applicant must be able to prove, in the judgment of the Oshkosh Plan 0®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 Paqe 5 1. Explain in detail your proposed plans and why a variance is necessary: 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): Paqe 6 4. Describe why the intent of the design standards have been incorrectly interpreted (if applicable): eY,c°r f Pdii! Z� V9 1 lkLt amLti 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): Paqe 7 A Iddng 21 'daaEM'j rill, lip 3 III `s o� ao �� � e¢ g 4 o g a a Estimate Id. 63870 Items Selected: Gable roof wl 4112 pitch, Standard Trusses 2' 0.0 Truss Design Location Zip Code: 54311 2x4 Wall Framing Material 24' Wide X 26' Deep X 8' High Vinyl Double 4" Lap Siding - Sand Stone 7116" OSB Wall Sheathing Typar Housewrap 12" gablel12" eave overhangs 112" OSB Roof Sheathing Castlebrook, Weathered Wood Shingles 4' Shingleover Ridge Vent White Aluminum Soffit & Fascia White Premium Roof Edge Estimated price; $6,001.11* *Today's estimated price, future pricing may go up or down. *Tax, labor, and delivery not included. r r Options Selected: The options you have selected are: 15 LB Roof Felt 2 Rows Granular Ice & Water Barrier 1-16x7 Overhead Door - Insulated RP 1- 36X80 Service Door - E-16-Panel Steel LS Front View Page 1 of 3 212012020 ***Take this sheet to the Buildl Materials counter to urchase your materials.' Floor type (concrete, dirt, gravel) is NOT included in estimated price. The floor type is used in the calcu ation of materials needed. La or, foundatiorr steel beams, paint, electrical, heating, plumbing, and delivery are also NOT included in estimated price. This is an estimate. It is only for general price information. This is not an offer and there can be no legally binding contract between the parties based on 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 RELIES ON PRICES SET FORTH HEREIN OR ON THE AVAILABILITY OF ANY MATERIALS STATED HEREIN. All information on this form, other than price, has been provided by the 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 GUE BECAUSE OF THE WIDE VARIATIONS IN CODES, THERE ARE NO REPRESENTATIONS THAT THE MATERIALS LISTED HEREIN MEET YOUR CODE REQUIREMENTS. THE PLANS AND/OR DESIGNS PROVIDED ARE NOT ENGINEERED, LOCAL CODE OR ZONING REGULATIONS MAY REQUIRE SUCH STRUCTURES TO BE PROFESSIONALLY ENGINEERED AND CERTIFIED PRIOR TO CONSTRUCTION. p a qe 9 Estimate Id; 63870 Here are the wall configurations for your design, Illustration May Not Depict All Options Selected ■ 1010101010101 ■ 16' X 7' Gable Front View Gable Back View (1) - GARAGE DOOR 16X7WHITE INSUL RAISEDPNL EZSETTORSN 3' X 6'-81, Eave Front View (1) - E-16-PANEL STEEL DOOR PH 36X80 LH SIN Eave Back View Building Size: 24 feet wide X 26 feet long X 8 feet high Approximate Peak Height:12 feet 4 inches (148 inches) NOTE: Overhead doors may need to be "Wind Code Rated" depending on your building location. Confirm the door requirements with your local zoning official before construction. Page 2 of 3 212012020 Menartls-provided material estimates are intended as a general construction aid and have been calculated using typical construction methods. Because of the wide variability in codes and site restrictions, all final plans and material lists must be verified with your local zoning office. Menartls is a supplier of construction materials and does not assume liability for design, engineering or the completeness of any material lists provided. Underground electrical, phone and gas lines should be located and marked before your building plans are finalized. Remember to use safety equipment including dust masks and sight and hearing protection during construction to ensure a positive building experience. r• Page 10 Estimate Id. 63870 *** Floor Plan, 24' M F- - - - - Design -It Illustration May Not Depict All Options Selected 19'-6" Building Size: 24 feet wide X 26 feet long X 8 feet high 26' Page 3of3 212012020 4' 16' x 7' 4' 3' x 6'-8"-' 3'-6- Note: Wall construction is 2x4 @ 16" on center Page 11 DSV CODY J ABLER FRANK W FORMILLER 16 VIOLA AVE 31 VIOLA AVE 9 VIOLA AVE PC: 04-21-20 OSHKOSH WI 54901 OSHKOSH WI 54901 JEFFREY A HOEHNE 17 W LINWOOD AVE OSHKOSH WI 54901 MARK H SCHULTZ 313 ALLEN AVE OSHKOSH WI 54901 STEVEN J/LINDA K LEMMENS 2019 N MAIN ST OSHKOSH WI 54901 BRIAN CIHA 5816 DELCORE RD NEW FRANKEN WI 54229 JENNIFER A SITTER 17 VIOLA AVE OSHKOSH WI 54901 OSHKOSH AREA SCHOOL DISTRICT PO BOX 3048 OSHKOSH WI 54903 THOMAS E/SELENA L FUHRMANN 2015 N MAIN ST OSHKOSH WI 54901 JOAN M NOVOTNY LIFE ESTATE 2009 N MAIN ST OSHKOSH WI 54901 STEPHANIE A PONZER 2003 N MAIN ST OSHKOSH WI 54901 WILLIAM /SHARON LAPOINTE SR 2025 N MAIN ST OSHKOSH WI 54901 Paqe 12 �o ❑ o❑❑❑o E0 100.0' s0.a 100.0' 60.00' 60.00' 60.00' 60.00' 60.00' 111 68.28' 50.0' s0.a M.o' ao.o' s0.a 7s.a 75.a 50.0' 60.a WAY E7 a ❑ n 128 t24 112 108 18 W LINWOOD-Aa/ 509.31' 84.59' 13325' I��Y2-20LLW0_cU��m A V� `�!h Ir!4_�'t Ir WITM LA-A�/ 133.21' 31 21 L_I ® 133.25' �11sa.zs r s6.sa' 6555' 368.54' 01F OAF 01 E 1E 01 D ,IV01 C 1901E 1g0 r P 0 710LA A\J 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. 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