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Home My WebLink AboutItem VIPLAN COMMISSION STAFF REPORT APRIL 21, 2020 ITEM VI: RESIDENTIAL DESIGN STANDARDS VARIANCE TO ALLOW WINDOW AND DOOR AREAS COMPRISING LESS THAN THE CODE MINIMUMS FOR FRONT AND STREET SIDE FACADES ON A PROPOSED HOUSE AT 1302 EASTMAN STREET GENERAL INFORMATION Applicant/Owner: Habitat for Humanity of Oshkosh Inc. Action(s) Requested: The applicant is requesting approval of a variance from the City's Residential Design Standards to allow window and door areas comprising less than the code minimums for front and street side facades on a proposed house at 1302 Eastman Street. Applicable Ordinance Provision the Variance is being requested: Code Reference Regulation Section 30-241(D)(6)(b) A front facade must have a minimum of 25 percent of its wall space devoted to window or door openings. Section 30-241(D)(6)(c) A street side facade must have a minimum of 15 percent of its wall space devoted to window or door openings. Property Location and Background: The subject property is a vacant corner residential lot located at 1302 Eastman Street and is approximately 9,504 square feet in area. The lot is at the corner of Eastman Street and E. Tennessee Avenue. The property previously contained a 1,761 square foot 2 story single-family residential structure which was built in 1920 according to the City of Oshkosh Assessor website. The previous house on the site was demolished prior to Habitat for Humanity purchasing the site. Habitat for Humanity now has plans to redevelop the site. The surrounding area consists predominately of single and two-family uses with some multi -family and institutional uses. The immediate properties on the east, south and north sides of the subject property are single- family uses with varying character and scale. The property adjacent to the subject parcel on the west is a multi -family property. The subject property and properties immediately surrounding it on the east, south and north are zoned Two -Flat Residential-10 (TR-10). The property immediately across the street to the west is a multi -family property with multiple buildings. The applicant is proposing to construct a new single-family owner -occupied home on the currently vacant parcel. The applicant has had discussions with staff and submitted plans and elevations for the home proposed on the parcel. Staff informed the applicant that the front and street side elevations were deficient in window and door area. The applicant revised the plans and elevations and added window area to the front and street side facades. Staff recalculated the window and door percentages for both facades and determined that both percentages were much closer to the code minimums but still short of the requirements. Due to this, staff ITEM VI-1302 Eastman Street - Design Standards Variance Paqe 1 informed the applicant that Plan Commission review and a design standards variance were necessary. Subject Site Existing Land Use Zoning Vacant Residential TR-10 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 Multi -Family Residential MR-12 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 new single and two-family structures constructed within the City and include the regulation that "A front facade must have a minimum of 25 percent of its wall space devoted to window or door openings." The standards address corner lots and state that, "A street side facade must have a minimum of 15 percent of its wall space devoted to window or door openings. " These standards seek to prevent blank monotonous areas on visually prominent street -facing facades of residences. 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 VI-1302 Eastman Street - Design Standards Variance Paqe 2 ANALYSIS The site plan showing the proposed placement of the new home is above. The home's proposed placement on the parcel is in line with the setbacks of the neighboring properties. The applicant plans to construct a new owner -occupied single-family home on the currently vacant corner parcel. The front facade would face Eastman Street and the street side facade would face E. Tennessee Avenue. Since the parcel is a corner lot and has two street frontages, exterior residential design standards for front and street side facades apply. The applicant has submitted all four elevations for the proposed house and shown applicable window and door openings on all of them. However, Plan Commission review and design standard variance approval are only required for the Eastman and E. Tennessee Avenue facades. No minimum window/door area percentages exist for interior side facades or rear facades. As shown in the tables below, the elevations as proposed fall just short of the 25% and 15% minimum window/door area required for front and street side facades, respectively. Therefore, the applicant seeks a design standards variance. ITEM VI-1302 Eastman Street - Design Standards Variance Paqe 3 1302 Eastman Window and Door Areas Front (Eastman Street) Facade Proposed Dimensions (WxH) Window 1 30" x 60" Window 2 30" x 60" Door 36" x 80" Window 3 30" x 60" Window 4 30" x 60" Total Window/Door Area 71.90 sq. ft. Total Facade Area 302 sq. ft. Estimated % of Facade Area (Windows and Doors) 23.58% (25% required by code) Window 1 30" x 60" Window, 30" x 60" Door 36" x 80" Street Side (E Tennessee Ave) Facade Proposed Dimensions (WxH) Window 1 30" x 60" Window 2 30" x 60" Window 3 30" x 36" Window 4 30" x 60" Window 5 30" x 60" Total Window/Door Area 57.5 sq. ft. Total Facade Area 387.53 sq. ft. Estimated % of Facade Area (Windows and Doors) 14.84% (15% required by code) Front (Eastman) Facade (Above) Window 3 30" x 60" Window 4 30" x 60" ITEM VI-1302 Eastman Street - Design Standards Variance Paqe 4 Street Side (E Tennessee) Facade The above images show the proposed front and street side facades for the single-family home proposed for 1302 Eastman Street. Staff evaluated the proposed work previously described and the design of the facades 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: • Materials (application, plans, elevations) provided by the applicant • Potential impact of the proposed home on neighborhood character • Whether the proposed elevations meet the letter and intent of the Residential Design Standards Images - Surrounding Properties (Below) ITEM VI-1302 Eastman Street - Design Standards Variance Paqe 5 The images on the previous page and above show some of the surrounding properties. The top image shows the multi family property immediately across Eastman Street from the subject parcel. The middle image shows the property across E Tennessee Avenue from the subject parcel, and the bottom image shows the properties on the southwest corner of the Eastman-E Tennessee intersection. Staff has had conversations with the applicant and the applicant has revised the proposed front and street side facades to incorporate staff input. Staff determined that the window and door area percentages for both facades were just short of meeting the ordinance minimums for front and street side facades. Staff is of the opinion that though the proposed elevations do not meet the letter of the ordinance, they meet the ordinance's intent. The intent of the ordinance sections is to prevent blank, monotonous areas on facades that face public streets. The home as proposed includes elements such as a covered front porch and a decorative vent on the front fagade and decorative shutters on both facades. The increase in window area on both facades from the elevations originally submitted to staff is an improvement over the original elevations. The added window areas on the elevations shown earlier in the staff report help in preventing the monotonous fagade areas that the ordinances seek to avoid. The applicant worked to add window areas while maintaining the original floor plan. Additional window and door area could impact the floor plan layout. ITEM VI-1302 Eastman Street - Design Standards Variance Paqe 6 The proposed additional features on the front and street side facades should also benefit the appearance of the home. The decorative trim, shake siding and vent on the front elevation will help to prevent potential monotony on the gable end. Decorative shutters on both street facing elevations will help prevent blank facade areas on both elevations. The additional architectural elements will offset the slight deficiency in window areas on the front and street side facades. For the reasons just mentioned, staff supports the variance request. RECOMMENDATION Staff recommends approval of a variance from the City's Residential Design Standards to allow for window and door areas comprising less than the code minimums for front and street side facades on a proposed house at 1302 Eastman Street with the following conditions and finding: Condition: 1. Home shall be constructed according to the reviewed and approved elevations. Any deviation from the reviewed and approved elevations for the front (Eastman St.) or street side (E. Tennessee Ave.) facades shall require a separate design standards variance application, Plan Commission review and Plan Commission approval. 2. Design standards variance is narrow in scope, only for the window and door percentages proposed for the front (Eastman St.) and street side fagade (E. Tennessee Ave.) facades and shall not be construed as setting a precedent for further projects. 3. Home as constructed shall comply with all other sections as outlined in the Residential Design Standards in the Oshkosh Zoning Ordinance. Finding: The variance approval as conditioned will not be contrary to the public interest. The facades as proposed meet the intent of the applicable sections in the Residential Design Standards. ITEM VI-1302 Eastman Street - Design Standards Variance Paqe 7 Please Type or Print in BLACK INK CITY OF OSHKOSH APPLICATION'FOR DESIGN STANDARD VARIANCE REVIEW APPLICANT INFORMATION Petitioner: Habitat for Humanity of Oshkosh Inc. Petitioner's Address: 1640 S. Koeller St. Telephone #: ( 920 235-3535 Fax: ( ) City: Oshkosh ^A citA: Oshkosh Date: 4/6/2020 State: WI zip: 54902 Other Contact # or Email: Status of Petitioner (Please Check):Owepresentative ❑ Tenant ElProspective Buyer Petitioner's Signature (required): Date: PROPERTY OWNER INFORMATION Owner(s): Habitat for Humanity of Oshkosh Inc. Date: 4/6/2020 Owner(s) Address: 1640 S. Koeller St. Telephone #: (920) 235-3535 Fax: ( ) City: Oshkosh State: WI zip: 54902 Other Contact # or Email: Ownership Status (Please Check): ❑ Individual ❑ Trust ❑ Partnership Xcorporation 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: Date: ZD SITE INFORMATION Address/Location of Proposed Project: 1302 Eastman Street Proposed Project Description: Build new single family ranch home. Current Use of Property: Vacant Zoning: TR-10 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 �i 1. Explain in detail your proposed plans and why a variance is necessary: We will we building a new ranch home on the corner of Eastman St. and Tennessee Ave. We will be adding Architectural elements such as shakes and a vent on the front gable, window shutters, and a hip roof on the front proch. With our home design the window and door area on the front elevation is 1.42% under the current design standard. The right side elevation is .16% under the current design standard. 2. Describe how the variance would not have an adverse effect on surrounding properties or curb appeal of the neighborhood: Many of the homes in the neighborhood do not meet the current design standard for window and door area but do have some of the architectrual elements we will adding to our home. 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): All windows, siding, and siding elements will be vinyl. Exterior doors will be fiberglass. Paqe 9 4. Describe why the intern of the design standards have been incorrectly interpreted (if applicable): The intent of the design standard is to maintain and enhance the attractiveness and values of property in the community. I believe the trade off of the architectual elements we are adding to our home along with the slightly reduced required window and door sizes will meet this standard. S. 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 10 DSV 1302 EASTMAN ST PC: 04-21-20 CAROL A SITZBERGER 1303 GRAND ST OSHKOSH WI 54901 MATTHEW J/DANIELLE J HELTZ JR 1312 EASTMAN ST OSHKOSH WI 54901 TITAN 2019 LLC 923 S MAIN ST STE E OSHKOSH WI 54902 ALLAN L/CARLA R CHIZEK W5661 COUNTY ROAD A BLACK CREEK WI 54106 CEREBRAL PALSY OF MIDEAST WISCONSIN INC 1930 ALGOMA BLVD OSHKOSH WI 54901 MICHAEL L WAGNER 1235 GRAND ST OSHKOSH WI 54901 WILLO HOUSING CORP PO BOX 397 OSHKOSH WI 54903 BRIAN HOLTZJMELISSA LAUGHLIN HOLTZ 1235 EASTMAN ST OSHKOSH WI 54901 MATHEW/KAREN TONEY 1315 GRAND ST OSHKOSH WI 54901 SHERREE J VANDENBOOGAARD 1234 EASTMAN ST OSHKOSH WI 54901 HABITAT FOR HUMANITY OF OSHKOSH INC PO BOX 2692 OSHKOSH WI 54903 Paqe 11 130.58' 201 205 203 207 �o 132.00' Lr) M N 011 N V 266.31' 256,65' 208 210 220 222 206 212 224 204 21 SUBJECT6 202 SITE 266.06' ❑ 132,0' 133.68' ❑ 132, 0' ❑33.44 ❑ 13327 V 32.0' EJ 132.0' 132.74 a N ❑32.5' rF-152�9 ❑ Q 52.9' �� C14 N 202 2 52.76' 0 '' S2.76' 214A 2 S2.76' S2.78' S2.76' -YJO Ca 300 MLK _ 132,31 1 142.35' E CUSTER AV 132,0142.53'E� 132.0' ❑ 142.6� r 1320' N a ❑ 1429� a ��CiiY1 132D' ❑ a a Q 132.0' O a =,13' r 132.0' tr 143.28' a ❑ M 14343' Cl) O 143,68' N 13. TENNESSEE AV f7 N 1az.o' 143.86' LO ❑ M N taz.o' a EJ � ❑ ❑ 132.0' ❑ ❑a o T2�; 55.41' 306 S5.41' S5.41' S5.41' S5.41' 120.0' 'aD o ❑ 143.18' Tin 120H 141.03' ❑41 ❑6 06' 12 N t6s 120.00' 114M' 120.00' it 2.74' 60,66I 53.00' 61,92' 17 k 402 408 414 3 56.96' / f J1) N 1 in = 0.02 mi tin=120ft City of Oshkosh maps and data are intended to be used for general identification purposes only, and C i i Y 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: 31212020 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 agEIserjrn2ak SMU-PDJ .aAa"-v"= SUBJECT SITE !Ira 1302 EASTMAN ST TR-10 i;:wsers\minaKwesKtop\zuzu Tian commission site Tian wrap iempiate.mxo r agoser:1mjqaK