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HomeMy WebLinkAboutItem IPLAN COMMISSION STAFF REPORT JUNE 16, 2020 ITEM I: RESIDENTIAL DESIGN STANDARDS VARIANCE TO REMOVE SHINGLES ON GARAGE ROOF AND REPLACE WITH RUBBER AT 905 IOWA STREET GENERAL INFORMATION Applicant/Owner: Shane Foxcroft Action(s) Requested: The applicant is requesting approval of a variance from the City's Residential Design Standards to allow a partial re -roofing using exterior materials not the same as the materials used on the original building at 905 Iowa Street. Applicable Ordinance Provision the Variance is being requested: Code Reference Regulation 30-241(D)(3) The exterior materials used for new additions and changes shall be the same materials or combination of materials as used on the original building. 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: 33 C, ram. , � ,ji! •� J 426 422 � 412: 40� 40 5 dalwamb r:� ' ! 352A 6+. The subject site contains a single family residence and is outlined on the above aerial. ITEM I— 905 Iowa St. — Design Standards Variance Paqe 1 Subject Site Existing Land Use Zoning Single Family Residential TR-10 Adjacent Land Use and Zoning Existing Uses Zoning North Single Family Residential TR-10 South Single Family Residential TR-10 East Two Family Residential TR-10 West Single Family Residential TR-10 Comprehensive Plan Land Use Recommendation Land Use 2040 Land Use Recommendation Light Density Residential The applicant spoke with Planning Services staff regarding his desire to replace the existing shingles on his low -sloped garage roof. He stated that he has had issues with water leaking and the shingles do not stop water from backing up. He stated that he would like to remove the shingles and install a rubber membrane roof over this location. Staff explained that due to the fact that the rubber roof differs in color and texture from the shingles used for all other regions of the roof, Plan Commission review and a design standards variance were required. 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 "The exterior materials used for new additions and changes shall be the same materials or combination of materials as used on the original building." These standards seek to maintain aesthetic standards by preventing the mismatch of materials on residential 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 and roofs. 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. ITEM I-905 Iowa St. — Design Standards Variance Paqe 2 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 Streetview images of the subject property. The area of the roof in question is located over the garage. The owner will maintain the rest of the roofing on the property as -is. The applicant spoke with Planning Services staff about his desire to remove the shingles on his garage roof and reroof this area with a rubber membrane roof. The low pitch of the roof and ITEM I-905 Iowa St. — Design Standards Variance Paqe 3 current shingles cause issues with water leakage. According to the applicant, he spoke with a number of roofers and all told him that 3 tab shingles are not effective with anything less than a 4/12 pitch. A contractor quote provided by the applicant states that water backs up under the shingles on the current roof and that any roof with less than a 4/12 pitch should be done in rubber to avoid future leaks. The current roof pitch above the garage is approximately 1.5/12. Staff discussed the use of black or white rubber roof membranes with the applicant and internally. A white membrane might have a closer visual appearance to the color of the shingles than a black one. However, a white membrane might show dirt more easily than a black one. Staff is of the opinion that a black roof membrane would mask dirt and other residue more effectively than a white membrane and would maintain its appearance more effectively. Staff examined the roof's location on the house and the low pitch means that it is not as visually prominent when someone is close to the garage. It becomes slightly more prominent when a person looks from a distance along Iowa Street. The applicant stated that he asked his neighbor for an opinion on the use of rubber roofing for the garage roof and that the rubber roofing did not bother his neighbor. The applicant stated that his intention is to remove all of the pre- existing shingles, replace any rotted decking prior to installing 1/z" fiberboard and then adhere a 60 mil rubber membrane to the fiberboard. After discussing the variance proposal with the applicant and internally, staff is of the opinion that the applicant has a legitimate hardship for a design standards variance. The low slope of the roof renders traditional shingles ineffective in preventing leaks. The black rubber membrane would not match the shingles used for the remainder of the roofing on the house but would prevent leaks more effectively on the lower sloped garage roof. Black would likely maintain its appearance more effectively than a white membrane. Rubber membranes are often installed on low slope/flat roofs. The low slope and height of the roof means that it is less visually prominent than the remainder of the roof on the house. Staff supports the design standards variance. RECOMMENDATION Staff recommends approval of a variance from the City's Residential Design Standards to allow a partial re -roofing using exterior materials not the same as the materials used on the original building at 905 Iowa Street with the following conditions and finding: Conditions: 1.) The Design Standards Variance shall be narrow in scope and only for the re -roofing of the garage roof with a rubber roof membrane. 2.) 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. Finding: Due to special conditions, a literal enforcement of the provisions of the Zoning Ordinance will result in unnecessary hardship. ITEM I-905 Iowa St. — Design Standards Variance 4 Paqe 4 Please Type or Print in BLACK INK cny�of CITY OF OSHKOSH Oshkosh APPLICATION FOR DESIGN STANDARD VARIANCE REVIEW APPLICANT INFORMATION Petitioner: Date: zo20 Petitioner's Address: '(OS City: State: G,)L Zip: 5 `� Telephone #: (iZo) 7 Fax: Other Contact # or Email: Status of Petitioner (Please Check): Owner - i Representative ❑ Tenant ❑ Prospective Buyer Petitioner's Signature (required): Date: S- (0- J 6 PROPERTY OWNER INFORMATION (� Owner(s): Date: Owner(s) Address: t'j G -zo wck City: State: E'� Izip: Telephone #: (`710) �7C� 7 ` � Fax:( Ownership Status (Please Check): >Individual Other Contact # or Email: ❑ 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: Proposed Project Description: h.C) tB 0,, n 04-- (A/-)/ I Current Use of Property: �` (�9-y-kC- T— k w'i Q c-� Zoning: Date: 5 ' C' `QC) 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 Cock � /06 6 Paqe 5 1. Explain in detail your proposed plans and why a variance is necessary: o �- AA'vQ CS C �� r, - t"��__ C`t. Gk (' (i—(4-jP-- GllC f� lC T1 Q 4 r �,� �Gl� C1 4-- 2. Describe how the variance would not have an adverse effect on surrounding properties or curb appeal of the neighborhood: Q- n \CSC-. V" "SVCC . % c J- AA\-�-, qA��, GL� Cam' ' 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?- " 'r l �,� CC r c-) , 64-jC, L4 k/ 7kh e-)l Gk 0" (uC% 1 _� % rt--ph i -k) 7= b-cc J?C C, r C, Paqe 6 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): %J, -�� L, C lD'Ick-1�)C Gc/ 7 (--Pd- /9) �-, ,Sh r v,rJ D. 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Terms and conditions available at cnvv� rebatainternationalcomx Paqe 8 Invoice INVO029 https://app.invoicesimple.com/api/invoices/PddpUdJAkq.htmi Invoice INVO029 Daniel and Son's Home Improvement 414-477-4406 danielandsons78@gmail.co DATE: 05/06/202C BILL TO Shane Foxcroft 902-707-1180 fxcrft@yahoo.corr r me rr Wrovement-W DESCRIPTION RATE QTY DISCOUNT AMOUNT Rubber roof on garage $2,100.00 1-$210.00 $1,890.00 remove shingles install fiberboard cover with 60ml rubber turn bar ar< (10%) edges rubber antenna in chess behind siding removal of all c it is a 1.5-12 pitch roof, The reason you have water problems is becau: TOTAL $1,890.00 water is backing up under the shingles, anything less than 4/12 shot done in rubber to avoid any future leak BALANCE DUE I require half down before starting and the other half upon compl( $1,890.00 5 year workmanship warranty against any lak signature 05/06/202C 1 of 1 5/6Rg622 J'M .tea - _ . . 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For full disclaimer please go to Oshkosh www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by: City of Oshkosh, WI J:\GIS\Planning\Plan Commission Site Plan Map Template\2020 Plan Commission Site Plan Map Template.mxd P aqe 1 RMU-PD H SUBJECT � 905 IOWA STREET i �. . 7it AL t I: AMIk _ 1 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=100ft Printing Date: 5/14/2020 Prepared by: City of Oshkosh, WI Ciiy of Oshkosh J:\GIS\Planning\Plan Commission Site Plan Map Template\2020 Plan Commission Site Plan Map Template.mxd P agElser je6icar