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HomeMy WebLinkAboutItem VIIPLAN COMMISSION STAFF REPORT APRIL 21, 2020 ITEM VII: RESIDENTIAL DESIGN STANDARDS VARIANCE TO ALLOW A PROPOSED ADDITION ON THE FRONT FACADE OF THE ORIGINAL HOUSE AT 330 SHORELANE STREET GENERAL INFORMATION Applicant/Owner: Thomas and Lucy Hoh Action(s) Requested: The applicants are requesting approval of a variance from the City's Residential Design Standards to allow a proposed addition on the front facade of the original house at 330 Shorelane Street. Applicable Ordinance Provision the Variance is being requested: Code Reference Regulation 30-241(D)(4) Additions to a principal structure and other changes that extend the building's footprint shall be placed on a rear facade, or side facade if rear is not practical, in order to have a minimal impact on the overall scale and character of the original house. Property Location and Background: The subject property is a corner residential lot located at 330 Shorelane Street and is approximately 15,750 square feet in area. The lot is at the corner of Shorelane Street and Babbitz Avenue. The property contains a 2,732 square foot 2 story single-family residential structure which was built in 1937 according to the City of Oshkosh Assessor website. The surrounding area consists predominately of single-family uses. The immediate properties on all sides of the subject property are single-family uses with varying character and scale. The subject property and properties immediately adjacent to it on the north and south are zoned Single Family Residential-9 Lakefront Residential Overlay (SR-9-LRO). The property immediately across the street to the west is zoned Single Family-9 Residential (SR-9). The subject parcel fronts Lake Winnebago which abuts the property on its east. The applicants propose to make several changes to the property. Proposed changes include the construction of a garage addition in the front yard of the property, the enlarging of the existing front entry, residing of all non -brick portions of the house with cedar shake siding and reorientation of the property's driveway access from Shorelane Street to Babbitz Avenue. The applicants have had discussions with staff and submitted plans and elevations for the changes proposed to the parcel and the home. Applicable ordinance sections generally prohibit the construction of home additions on front facades. Due to this reason, staff informed the applicants that Plan Commission review and a design standards variance are necessary. ITEM VII--330 Shorelane Street - Design Standards Variance Paqe 1 Subject Site Existing Land Use Zoning Single Family Residential SR-9-LRO Adjacent Land Use and Zoning Existing Uses Zoning North Single Family Residential SR-9-LRO South Single Family Residential SR-9-LRO East Lake Winnebago N/A West Single Family Residential SR-9 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, "Additions to a principal structure and other changes that extend the building's footprint shall be placed on a rear facade, or side facade if rear is not practical, in order to have a minimal impact on the overall scale and character of the original house. " This standard seeks to preserve the architectural integrity of the original house, seeks to maintain scalability on the property and in the neighborhood, and minimize the visual impact of new additions on the subject property and street edge. 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 applicants have planned the construction of a garage addition (to be located to the east of the existing garage). The scope of work also includes the expansion of the existing front entry, ITEM VII-330 Shorelane Street - Design Standards Variance 2 Paqe 2 and replacement of all lap siding with cedar shake siding. Due to the garage addition proposed for the front fagade of the home, the applicants seek a design standards variance. If the work is approved, the applicants would shift the driveway access from Shorelane Street to Babbitz Avenue. Front (Shorelane) Facade (Above) The front facade of the existing house at 330 Shorelane Street. Perspective View The above image shows the existing house looking southeast from Babbitz Avenue. 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: ITEM VII-330 Shorelane Street - Design Standards Variance Paqe 3 Materials (application, plans, elevations, images) 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 Applicant's Site Plan The plan above shows the proposed garage addition (dark hatch) on west side (left) of current house, with the reoriented driveway. The work proposed is the construction of a new garage addition onto the eastern edge of the existing garage. The applicants will also enlarge the existing front entry. The applicants will shift driveway access from Shorelane Street to Babbitz Avenue. The intent of the work is to enlarge the attached garage to provide more storage. The existing house on the subject property is set back from the front property line (approximately 67' versus 36') further than the adjacent houses to the south. Due to this, the property owners have space to work with in constructing the garage addition. The applicants request a 45' setback from the front property line, which is less than the 51' of the immediately adjacent property to the south (an outlier) but still greater than the approximately 36' several neighboring properties are set back. Since the proposed work will be in line with the prevailing setbacks along the block and meet the line-up provision of the Residential Design Standards, no additional variances are necessary for the proposed work. The house's placement on the property creates a rather large front yard. Due to the house's layout and orientation, the front yard is the only place the applicants could construct a garage addition. The applicants stated that the current garage was too small to house their truck so they park it outside. By adding the garage space and orienting the garage towards Babbitz Avenue (the side street) it would allow the applicants to keep the vehicles inside. The single -car garage addition is a personal preference of the applicants. However, the work can also potentially improve the appearance of the home. The construction of the garage addition will result in a reorientation of the garage so that the garage faces Babbitz Avenue rather than Shorelane Street. The Residential Design Standards would require the applicants to use siding that matches or is substantially similar to the other sided portions of the home for the garage ITEM VII-330 Shorelane Street - Design Standards Variance Paqe 4 addition. If the applicant shifts the garage entry and replaces all portions of lap siding with cedar shakes staff believes this could enhance or at least maintain the appearance of the home. The applicants have changed the scope of work since submitting their design standard variance application. Instead of adding a new enlarged front entry as initially proposed, the applicants plan to expand the existing front entry. The existing metal lap siding would be removed and replaced with cedar shake siding that the applicants stated was original to the house. The cedar shake siding would be consistent on all exterior faces not currently brick. If the applicants use the cedar shake siding and maintain the existing brick portion of the house this will prevent a potential patchwork scenario in which non -matching or multiple different siding materials are used. Proposed Elevations The above are revised elevations submitted by the applicants. The top elevation shows the proposed enlarged entry. The middle image shows the proposed view of the home from Shorelane Street. The bottom drawing shows the garage addition which would use siding similar to the siding used on the remainder of the garage. Planning Services staff has had conversations with Department of Public Works (DPW) staff regarding the reorientation of the driveway. DPW indicated that reorientation of the driveway was a possibility, but that garbage collection would still have to occur off of Shorelane Street. As part of the driveway reorientation, the applicants indicated that they would remove the existing carriage walk from the front yard. DPW indicated that they would require a more ITEM VII-330 Shorelane Street - Design Standards Variance Paqe 5 detailed site plan showing what is proposed for the driveway access, dimensions, etc. before issuing a building permit. The applicants have not yet added dimensions from intersections, etc. to the site plan. Staff has therefore not had a chance to review a revised site plan. An updated site plan with dimensions and updated elevations would be required if the applicants propose any changes. As long as the applicants reside with consistent cedar shake all areas currently sided with lap siding and do not expand beyond the prevailing front setback staff does not have concerns with the variance as proposed. RECOMMENDATION Staff recommends approval of a variance from the City's Residential Design Standards to allow a proposed addition on the front facade of the original house at 330 Shorelane Street with the following conditions and finding: Conditions: 1.) Applicants shall submit a dimensioned site plan including but not limited to: distances between the proposed driveway curb cut and the front property line, setbacks, etc. 2.) If the applicants plan to deviate from the plans and elevations submitted, applicants shall submit revised plans and elevations for Department of Community Development review. 3.) Variance is for the garage addition as proposed only and any further work proposed not in accordance with the Residential Design Standards shall be filed as separate variance requests for Plan Commission review. 4.) All portions of house currently sided with lap siding shall be completely resided with cedar shake siding consistent in appearance throughout. 5.) Any brick used for any work shall match the existing brick on the house. Applicants shall install brick on west facade of the garage consistent in appearance with the existing brick on the house and as shown in the submitted elevations. 6.) Applicant shall provide physical samples of the brick to be used to staff before any permits shall be issued. 7.) Existing carriage walk in the front yard shall be entirely removed as part of reorientation of driveway. Finding: 1.) The variance will not be contrary to the public interest. ITEM VII--330 Shorelane Street - Design Standards Variance Paqe 6 Please Type or Print in BLACK INK Gifybf`!r' CITY OF OSHKOSH Oshkosh APPLICATION FOR DESIGN STANDARD VARIANCE REVIEW APPLICANT INFORMATION Petitioner: '' �'° Date: _ � _ z Petitioner's Address a g }: JY City:�4 ' V-z5L L' State Zip: 3 r Telephone # (`7C') 1470 - :5- Fax: ( ) Other Contact # or Email: Status of Petitioner (Please Check): kbwner ❑ Representative Tenant ❑ Prospective Buyer Petitioner's Signature (required): ` ��' Date. t {' PROPERTY OWNER INFORMATION may. Owner(s): 4Date: Owner(s) Address: City: State: Zip: Telephone #: ( ) 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 postponed by the Planning Services Division for incomplete submissions or other administrative repsonv°l__ Property Owners Signature: Date: SITE INFORMATION Address/Location of Proposed Project: f 9f Proposed Project Description: Current Use of Property: 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 %. tIA ce, C Paqe 7 1. Explain in detail your proposed plans and why a variance is necessary: C1 AA L.. 2. Describe how the variance would not have an adverse effect on surrounding properties or curb appeal of the neighborhood: s (d`i,+'✓"'\" j`�lea�. S 4� Is� di':i`g'7 C' £✓C...'s �7 rr.�t"; r. s ��+..... � :+` A�'`a.�'�,y;:. �C�'�v' o)=-7ij'. 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): i P E . �t�ls✓t G"�` , �m.Ji�t k.-✓ f lid %,�^'ivi.-7->/% j'... Paqe 8 4. Describe why the intent of the design standards have been incorrectly interpreted (if applicable): 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): r Paqe 9 DSV CHRISTOPHER CULP/ELLEN KENNY 330 SHORELANE ST 324 SHORELANE ST PC: 04-21-20 OSHKOSH WI 54901 JAMES E LARSON JEAN M DODGE 1369 RAHR AVE 1368 BABBITZ AVE OSHKOSH WI 54901 OSHKOSH WI 54901 NICHOLAS L HANFORD NORMAN/KRISTIN BOCK JR 320 SHORELANE ST 1388 BABBITZ AVE OSHKOSH WI 54901 OSHKOSH WI 54901 RON HANSCHE LARRY LAUTENSCHLAGER 53 EVELINE ST 1215 CARR PL OSHKOSH WI 54901 OSHKOSH WI 54901 DEBORAH S LAFFIN 316 SHORELANE ST OSHKOSH WI 54901 MARTIN K MONROE 319 SHORELANE ST OSHKOSH WI 54901 PAUL R/DEBRA L RINK 1363 BABBITZ AVE OSHKOSH WI 54901 THOMAS J/LUCY HIELSBERG- HOH 330 SHORELANE ST OSHKOSH WI 54901 Paqe 10 156.722.9+ti 00.0' M CO? $ M M �'? 20 V t/- .0' -.0' 71.0' -.0' 50.0' $ 70.81' A 160.0' N D 4 8 soo' 1354 1358 1370 I 3 1337 1345 1347 1353 1359 k x 70.0' 70.0' III-9o4.6o'yIE46 100.0' t50 0' [410 90.0' � I 82.94' b u b [1312 1b 135� o b 51.44' 102.88' 50.0'_ wMa 1369 ' • R 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 y the City of Oshkosh assumes no liability for the accuracy of the information. Those using the 0f information are responsible for verifying accuracy. For full disclaimer please go to Printing Date: 311212020 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 agElser.jrmak BJ ECT SITE I ,"a rw?..• ' " iL _-� 9,1 1.7 +.i+.'�?�? wif / 5 1^► 4 lob »- A 4 ! u tt '. ul� aM. .fir 3MSHORELANE N 1 in = 0.02 mi tin=100ft 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: 3/12/2020 information are responsible for verifying accuracy. For full disclaimer please go to www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by: City of Oshkosh, WI Ciiy Oshkosh C:\Users\minak\Desktop\2020 Plan Commission Site Plan Map Template.mxd PagElser.1r ak