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HomeMy WebLinkAboutItem IIIITEM III-2328 Hickory Street - Design Standards Variance 1 PLAN COMMISSION STAFF REPORT APRIL 6, 2021 ITEM III: RESIDENTIAL DESIGN STANDARDS VARIANCE TO ALLOW WINDOW CLOSURES ON THE FRONT FAÇADE AT 2328 HICKORY STREET GENERAL INFORMATION Applicant D&J Quality Construction LLC Owner: Team SNW LLC Action(s) Requested: The applicant is requesting approval of a variance from the City’s Residential Design Standards to allow window closures on the front façade at 2328 Hickory 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: Page 1 ITEM III-2328 Hickory Street - Design Standards Variance 2 The subject property is a residential lot located at 2328 Hickory Street and is approximately 9,460 square feet in area. The property is an infill lot with Hickory Street running along the south and Lake Winnebago abutting its northern end. The property contains a 1,440 square foot 1.5 story single-family residential structure which was built in 1954 according to the City of Oshkosh Assessor website. The surrounding area to the south, north and west consists of single-family uses. The immediate properties to the north and west of the subject property are single-family uses with varying character and similar scale. The adjacent property on the south provides access to Lake Winnebago and is outside the city limits. The subject property and the properties on the north and west are zoned Single-family Residential-5 Lakefront Residential Overlay (SR-5-LRO). The owner and applicant have proposed large scale remodeling work for the property. Work proposed includes a second floor addition, moving the front door, and moving window openings. The applicant will have to remove existing window openings in order to accommodate new openings on the front façade. Applicable ordinance prohibits window closures on front facades. Therefore, Plan Commission review and a design standards variance are necessary. Subject Site Existing Land Use Zoning Single-family Residential SR-5-LRO Recognized Neighborhood Organizations Northshore Neighborhood Adjacent Land Use and Zoning Existing Uses Zoning North Single-family Residential SR-5-LRO South Vacant-lake access County Zoning East Lake Winnebago N/A West Single-family Residential SR-5-LRO 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.” Page 2 ITEM III-2328 Hickory Street - Design Standards Variance 3 The standards apply to all single and two-family structures within the City and include the regulation that “Existing window openings on front façades 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. The current front façade at the subject property has a door and several window openings. 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 above image shows the current street-facing façade on the subject property. The applicant proposes shifting the door, removing the existing window openings, and creating new openings. Page 3 ITEM III-2328 Hickory Street - Design Standards Variance 4 The above elevation is the proposed front elevation with the shifted door and window openings. The elevation below is not part of the scope of the design standards variance but is the proposed waterfront elevation. Page 4 ITEM III-2328 Hickory Street - Design Standards Variance 5 The above two elevations are the proposed side elevations with new siding and window openings. The owner and applicant would like to remodel the home. Work will include a second floor addition, moving the location of the existing front door, and moving the location of the window openings. The applicant will also be residing and reroofing the home. The owner and applicant would like to obtain architectural symmetry. Staff informed the applicant that Plan Commission review and a design standards variance were necessary for the window closures. Page 5 ITEM III-2328 Hickory Street - Design Standards Variance 6 Staff has had some email discussions with the applicant. Staff generally asks for window and door areas for the façade(s) in question either at the time of application submittal or afterwards during the process of preparing a recommendation. The applicant provided the total current and proposed window areas for the façade in question and this helped staff during the process. 2328 Hickory Front Façade Existing Proposed Window Area 64.97 sq. ft. 62.41 sq. ft. Door Area 20.0 sq. ft. 20.0 sq. ft. Total Window and Door Area 84.97 sq. ft. 82.41 sq. ft. % of Façade Area 17.93% 16.10% The applicant informed staff that he took the City’s Residential Design Standards into account when designing the new façade. He stated that his measurements provided included the frames on the existing and proposed windows and doors. He said he would have more glass area on the proposed as he would use an Anderson narrow frame casement as opposed to a double hung window with a double wide break aluminum frame. The applicant will be retaining the same amount of window and door area as currently when this is considered. It is important to note however, that the overall front façade area will slightly increase (from 474 sq. ft. to 512 sq. ft.) 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:  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 Page 6 ITEM III-2328 Hickory Street - Design Standards Variance 7 The two above images show some of the surrounding residential properties. The top image shows the view looking north along Hickory Lane and the image just above shows the view looking south. Staff considers the work the applicant has proposed 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 the property internally, staff is of the opinion that the proposed work will have a positive impact on the architectural integrity of the front façade and house overall. The proposed Page 7 ITEM III-2328 Hickory Street - Design Standards Variance 8 openings will contribute to a sense of symmetry on the façade while maintaining a very similar amount of overall window and door area to the previous facade. 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. If the applicant resides and reroofs the entire house staff does not have concerns with the work as proposed. Staff is of the opinion that the work as conditioned is easily supportable and will enhance the architectural integrity of the street side façade. RECOMMENDATION Staff recommends approval of a variance from the City’s Residential Design Standards to allow for window reductions on the front façade with the following conditions and finding: Conditions: 1. Variance is for the work as proposed and window closures necessary to complete the proposed work. 2. All siding on the home shall match and be consistent in appearance throughout. 3. All roofing on the home shall match and be consistent in appearance throughout. 4. 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. Finding: 1. The variance will not be contrary to the public interest. Page 8 Page 9 Page 10 Page 11 DSV 2328 HICKORY LN PC: 04-06-2021 PAUL W/JANET K CARSTENS 2332 HICKORY LN OSHKOSH, WI 54901 JAMESON M MATHWIG 2339 HICKORY LN OSHKOSH, WI 54901 THURMAN J RODGERS 575 EASTVIEW WAY WOODSIDE, CA 94062 JAMES R DITTMER 2319 HICKORY LN OSHKOSH, WI 54901 CHARLES R/MARY L DEMUNCK 2316 HICKORY LN OSHKOSH, WI 54901 BETH GEFFERS 2024 NORTHPOINT STREET OSHKOSH, WI 54901 TEAM SNW LLC 7098 S US HIGHWAY 45 OSHKOSH, WI 54902 D&J QUALITY CONSTRUCTION LLC 1840 EVANS ST OSHKOSH, WI 54901 Page 12 O shkosh City Limit O shkosh City Limit HH II CC KK OO RR YY LL AA HH IICCKKOORRYY CC TT C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 3/25/2021 1 in = 120 ft1 in = 0.02 mi¯2328 HICKORY LANE2328 HICKORY LANE City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer Page 13 SR-3 SR-3 SR-2 SR-2-LRO SR-5-LRO SR-5-LRO SR-3-LRO SR-5-LRO SR-2-LRO HH IICC KK OO RR YY LL AA CLIFFVIEW CTCLIFFVIEW CTHHIICCKK OORRYYCCTT C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 3/25/2021 1 in = 500 ft1 in = 0.09 mi¯2328 HICKORY LANE2328 HICKORY LANE City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer Page 14 C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 3/25/2021 1 in = 100 ft1 in = 0.02 mi¯2328 HICKORY LANE2328 HICKORY LANE City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer Page 15