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HomeMy WebLinkAboutItem II PLAN COMMISSION STAFF REPORT SEPTEMBER 15,2020 ITEM II: RESIDENTIAL DESIGN STANDARDS VARIANCE TO ALLOW WINDOW CLOSURES ON THE STREET SIDE FACADE AT 1564 PLUMMER STREET GENERAL INFORMATION Applicant: Dan Krier Owners: Paul/Lisa Ibisch Action(s) Requested: The applicant is requesting approval of a variance from the City's Residential Design Standards to allow window area reductions on the street side facade at 1564 Plummer Street. 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). Property Location and Background: B8 �I ® LZ,vim W 15TH AV �„■ �` � ■ as � '� ��� eg 6dA bai 10 9a"` ■ rp' 01—W46T.HAv The subject property is a residential lot located at 1564 Plummer Street and is approximately 6,173 square feet in area. The property is a corner lot with frontage on Plummer Street and Florida Avenue. The property contains a 1,552 square foot 1.5 story single-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. The immediate properties on the north, east and west sides of the subject property are single-family uses with ITEMII-1564 Plummer Street-Design Standards Variance I Page 1 varying character and similar scale. The properties across the street to the south consist of a two-family property and two single-family properties. The subject property and all properties immediately surrounding it are zoned Single-family Residential-9 (SR-9). The applicant recently completed some interior remodeling work. The applicant restored a first floor window on the Plummer Street (front) facade. The applicant reduced several window areas on the Florida Avenue (street side) facade. The work was done without permits or Plan Commission review. The applicant spoke with planning staff who advised him that the Residential Design Standards require owners to maintain front and street side facade window openings in their current locations. Due to the fact that the applicant reduced window areas on a street side facade, Plan Commission review and a design standards variance are necessary. 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 Two Family Residential,Single Family SR-9 South Residential East Single Family Residential SR-9 West Single Family Residential SR-9 Comprehensive Plan Land Use Recommendation Land Use Light Density 2040 Land Use Recommendation 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 firont facades including gables shall not be closed or filled." These standards seek to prevent blank monotonous facades on the front and street side facades of residences. Oftentimes these front, street facing facades are the most prominent portions of the properties. Since the subject property at the corner of Plummer Street and Florida Avenue is a corner lot, it has a front facade and a street side facade. 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: ITEMII-1564 Plummer Street-Design Standards Variance 2 Page 2 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 i�-� I ram• T a,. MACH r� IN NE®s 4W SIDING R fi DINING ROOM 1-�IN➢CR AS LUNG ROOM �' RGa IRN a � UIC uNeAMo � prgylN6 9 peliHG ❑ of MGeTTf � - N 14 cap 25A nDooR N TCHE 4'1 C-1T 4, TP II r s•tuersnowe I NEW 2M WRLLS I G'O.C. The previous floor plan is the left drawing above while the current floor plan is on the right. The applicant submitted these plans to show the interior work done. According to the applicant, the creation of the closet and bathroom necessitated the reduction of window areas on the facade. The applicant remodeled the interior of the house, restored a first floor window on the Plummer Street facade and reduced three window openings on the Florida Avenue facade. The work was done without zoning or inspections approval or Plan Commission review. On July 241h,2020 Inspections staff sent a correction notice to the property owners. The applicant had conversations with Planning Services staff regarding the modifications to the interior of the house and the window openings on the fagades. Planning staff informed him that staff could not issue a permit by-right due to the street side facade window closures and that Plan Commission review and a design standards variance were necessary. ITEMII-1564 Plummer Street-Design Standards Variance 3 Page 3 1564 Plummer Street Windows Previous Current % Change Porch windows (4) 80"x60" 80"x60" No Change Window Opening 1 (2 Double Hungs) 64"x68" 64"x48" 29.42%Reduction Window Opening 2 96"x48" 64N48" 33%Reduction Window Opening 3 (2nd Floor) 56"x60" 56"x60" No Change 118.89 sq. Total Window/Door Area ft. 99.33 sq. ft. 16.45%Reduction Windows to cover Estimated % of Facade Area 3.24%less facade (Windows/Doors) 19.68% 16.44% area Wrt dow Opening 3 56"x60"total area P—h Windows _ -- _ _ - Window Opening 2 sxx60"total area 96`x48"total area . a P Window Opertutg 7 - 64"x68"total area i---- r �t M Previous Fagade (Above) ITEMII-1564 Plummer Street-Design Standards Variance 4 Page 4 Window Op—g 3 M-AF total area �� y� k hek Tynek gem He neWrsP e�k iFyvek Tyvek .eJ. fI r p Porch Windows 0r .^FIF 80",6 talal ek T vek TyW , Wutdow0 e 2 Windowotal gl „ V TyVek eit al 64"x48"total area - "Uw.be ewr�� 64"x48"total area Current Facade The above images show the original condition of the facade with the previous window openings and the current facade with a number of openings reduced in area. Staff has had some in person and email discussions with the applicant. 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. The applicant provided the window areas for the fagade in question and this helped staff during the process. The petitioner stated in the application that they reduced the height of the living room window to accommodate furniture placement. They moved and reduced a window opening (opening 2) to accommodate a change in the floor plan. They added a bathroom and a closet, and to do so shifted the window opening from the new closet area into the living room. The window openings along the side of the front porch were not altered. The applicant replaced the second floor windows and kept the window opening the same size as before according to the information provided. The applicant stated that despite the window reductions the overall percentage of facade area dedicated to window openings continues to exceed the code minimum of 15 percent. 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: ITEMII-1564 Plummer Street-Design Standards Variance 5 Page 5 • 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 AF Apr ni AI 8.q sr�i+ The two above images show the subject property and some of the surrounding residential properties. The top image shows the view looking east along Florida Avenue and the image just above shows the view looking north along Plummer Street. 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 ITEMII-1564 Plummer Street-Design Standards Variance 6 Page 6 the property internally, staff is of the opinion that the completed work has not had a major detrimental impact on the architectural integrity of the street side facade. Though the work is a reduction of window area, staff found that the percentage of street side fagade dedicated to window openings remains over the 15 percent required by code. The floor plan of the remodeled home impacted the current dimensions and locations of the window openings. As is shown in the two above street view images, the surrounding neighborhood consists of varied architectural styles. In looking at the neighboring context no one style prevailed. As long as the siding of the house matches throughout upon completion, the work completed should not have a detrimental impact on the neighborhood. Staff does not support the completion of work without the appropriate approvals and permits. However, the applicant has worked with staff to address the no permit and window reduction violations. The percentage of facade area devoted to windows remains above the 15 percent code requirement on the street side fagade. Staff is of the opinion that the work has not significantly impacted the architectural integrity of the street side facade and supports the variance request. RECOMMENDATION Staff recommends approval of a variance from the City's Residential Design Standards to allow for window reductions on the street side facade with the following conditions and finding: Conditions: 1. Variance is for the window reductions already performed only and no additional front or street side fagade windows shall be reduced without Plan Commission review and approval. 2. All siding on the house shall match and be consistent in appearance throughout. 3. All current and future work on the house shall meet the Residential Design Standards and any work not in compliance with the standards shall be filed as separate requests for Plan Commission review and approval. 4. Applicant/Owner shall obtain all required approvals and permits for this and any future work conducted at the property. Finding: 1. The variance will not be contrary to the public interest. ITEMII-1564 Plummer Street-Design Standards Variance 7 Page 7 Please Type or Print in BLACK INK City CITY OF OSHKOSH Oshkosh APPLICATION FOR DESIGN STANDARD VARIANCE REVIEW APPLICANT INFORMATION Petitioner: an Kc, P--�- Date: �� 2- Petitioner's Address:712 Qh e 0 St Ste, City: 0A 1(05� State:\Zip: Telephone #: 333-NO33 Fax: ( ) Other Contact # or Email: Status of Petitioner(Please Check): ❑Owner KRepresentafive ❑Tenant ❑ Prospective Buyer Petitioner's Signature (required): Date: PROPERTY OWNER INFORMATION Owner(s): Date: g 19 2pZ� Owner(s) Address: I ��� �C173' m e-,, Si City: State: V/1 Zip: �5 N` 02_ Telephone #: (&bb ) -81 '61q-0 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 nd may be postponed by the Planning Services Division for incomplete submissions or other c�dr�'i ' tra6ve r ons- f Property Owner's Signature: Date: f �� SITE INFORMATION Address/Location of Proposed Project: 14 DO Proposed Project Description: 9"oyaf l Current Use of Property: S1, Jql e I I y III)y1G Zoning: �I 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 8 1. Explain in detail your proposed plans and why a variance is necessary: 6accd tdak) ac�dmr►�r�� � vr�� r� yoradow -''o C I il -Floor ,la n ( Odd boAroom and do-O moved yvt�dm -(rom ro o f c losef i n�o 1 i L)( room 2. Describe how the variance would not have an adverse effect on surrounding properties or curb appeal of the neighborhood: �f 17 No 4 sooih 4F cln� &Xfdrr r WaII +he �ro1��� exceed s e 1570 Min' I.MUM . (-- GnGe Ir') iyx OF Window (s 1 O(e— 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): _ VI V\*� �oAle bunt IY)5WIed ®ver `-VyeK W14) 20 rlCC-e-SSafy MOde?rn 7P aSh I n� Page 9 4. Describe why the intent of the design standards have been incorrectly interpreted (if applicable): 5. Describe why the design standards do not apply to this particular project(if applicable): h15 \Nigh one feraulr 157d Wind�w 6. Describe the unnecessary hardship that would result if your variance were not granted (if applicable): 11 00jlnG +kjI vary p-nc& Wood MalKt A-ne- v)ew � �- ,plan a5 desoncd urws&b e- O-nd on Yeouso r)Ab W ( ml� C ho me- 0�ns ease sDaCe, � on one, home Page 10 DSV 56813 1560 LLC ALLAN SCHUMACHER 1564 PLUMMER ST 3022 BROOKS RD 1561 PLUMMER ST PC: 09-15-20 OSHKOSH WI 54904 OSHKOSH WI 54902 ANDREW H BOSMA/LISA A DORN CHRISTOPHER R HALLIBURTON GERALD/DEBRA KUNDE LIFE ESTATE 1509 OHIO ST 1503 OHIO ST 1356 GREEN ACRES LN OSHKOSH WI 54902 OSHKOSH WI 54902 NEENAH WI 54956 GILBERT W/ELLEN J STROEDE JERRY E/ANGELINE M WEBBER JOSHUA/JESSICA ADRIANS 645 FLORIDA AVE 627 FLORIDA AVE 1569 PLUMMER ST OSHKOSH WI 54902 OSHKOSH WI 54902 OSHKOSH WI 54902 JUNE R WISCHOW REV TRUST STEVEN/TAMMY R STARK TED C LUEHRING 617 FLORIDA AVE 1607 OHIO ST 1553 PLUMMER ST OSHKOSH WI 54902 OSHKOSH WI 54902 OSHKOSH WI 54902 TOU XUE/LAURIE J LOR WILLIAM WRIGHT JR/ANGELICA MANEY PAUL/LISA IBISCH 621 FLORIDA AVE 1557 PLUMMER ST 1564 PLUMMER ST OSHKOSH WI 54902 OSHKOSH WI 54902 OSHKOSH WI 54902 DAN KRIER 712 OHIO ST SUITE A OSHKOSH WI 54902 Page 11 _ v 137.0' 0 47.0' N 139.62' N ❑ CO o ""0 �a �� E 28.4' 137.0 147.0' C, cl E:1 M �[:�9.8' 28.4' 1370'147.0 8. 137.0 C39.8' [:147.0' O N M 137.0' E:� � LwLy � O El 1- W �© E o �j 128.4' 137.0' .8' ` 81.28' ■ 0` o M J `0 70h, �5T-H-Au`" 128. 137.0' 47.0' co81.57' �❑~ O O LO 54 128.4' .0' 147.0 O .0' 116.7' 52.5' 117.6' CS LCO O O �LO O ❑ Cc 40 8' � 117.6' _ 131 116.7' N. ro P �" 644 �zo. zoo' 62A 524 627 © 130.0 El635 123 58 108.9' �5 1 657 L � �--.AsT-H-Au 0 2 64. 5' 130. 3 5 1 - 53A 30.0' 30.0' 70.0' 150.0' 50.0' 130.0' 300.0' 70.81' 44.2' O M O � Cl) 135.0' Moo 75.0' 300.0' O a P .J 1�)I hI l N 1 in=0.02 1 in= 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. 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