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HomeMy WebLinkAboutItem IITEM I-540 Olson Avenue - Design Standards Variance 1 PLAN COMMISSION STAFF REPORT MAY 18, 2021 ITEM I: RESIDENTIAL DESIGN STANDARDS VARIANCE TO ALLOW A FRONT YARD SETBACK NOT CONSISTENT WITH THE PREVAILING BUILDING SETBACKS FOR A NEW PORCH ADDITION AT 540 OLSON AVENUE GENERAL INFORMATION Applicant: Dan Krier – Krier’s Construction LLC Owner: James & Diana Lemmer Action(s) Requested: The applicants are requesting approval of a variance from the City’s Residential Design Standards to allow a front yard setback not consistent with the prevailing building setbacks for a new porch addition at 540 Olson Avenue. Applicable Ordinance Provision the Variance is being requested: Code Reference Regulation 30-241(E)(1) Setbacks. Front yard setbacks for new principal structures shall be consistent and align with the prevailing building setbacks found along the block and surrounding neighborhood. Property Location and Background: Page 1 ITEM I-540 Olson Avenue - Design Standards Variance 2 The subject property is a corner residential lot located at 540 Olson Avenue and is approximately 17,640 square feet in area. The property contains a 1,388 square foot single story single-family residential structure which was built in 1968 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 similar character and scale. The subject property and properties immediately adjacent to it on the, south, east, and west are zoned Single Family Residential-3 (SR-3). The property owner recently did a garage addition with a gable end on the home. The applicants now propose to remove the existing front stoop and add a covered 6 foot by 11 foot front porch addition to the existing home. Applicable ordinance sections generally require that new homes and additions follow the prevailing front yard setbacks along the block. In cases where the proposed porch addition would extend into the prevailing front setback, ordinance permits a 4 foot by 6 foot uncovered landing. The applicant’s proposed addition would extend into the prevailing front setback by approximately two to three feet. Due to this reason, staff informed the applicants that Plan Commission review and a design standards variance are necessary. Subject Site Existing Land Use Zoning Single Family Residential SR-3 Recognized Neighborhood Organizations None Adjacent Land Use and Zoning Existing Uses Zoning North Single Family Residential (Town of Oshkosh) County Zoning R-1 South Single Family Residential SR-3 East Single Family Residential SR-3 West Single Family Residential SR-3 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 I-540 Olson Avenue - Design Standards Variance 3 The standards apply to all new single and two-family structures constructed within the City and include the regulation that, “Front yard setbacks for new principal structures shall be consistent and align with the prevailing building setbacks found along the block and surrounding neighborhood.” This standard seeks to prevent varying front yard setbacks especially along streets that have established prevailing front setbacks. The intent of the standard is to prevent a “gap-toothed” appearance in the massing along residential street edges. 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 removal of the existing front stoop and construction of a covered porch addition. The scope of work also includes the use of vinyl posts and siding and fiberglass architectural shingles to match the current materials on the home. Due to the fact that the proposed porch addition would extend approximately three feet into the prevailing front yard setback along Olson Avenue, the applicants seek a design standards variance. Front Facade (Above) Page 3 ITEM I-540 Olson Avenue - Design Standards Variance 4 The front façade of the existing house at 540 Olson 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:  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 location of the proposed porch addition on the front of the home. The work proposed is the construction of a new covered porch addition on the front of the existing home. The proposed addition would extend into the prevailing front setback as shown in the below table: Page 4 ITEM I-540 Olson Avenue - Design Standards Variance 5 FRONT YARD SETBACKS - OLSON AVENUE 440 OLSON 41 feet 480 OLSON 37.5 feet 540 OLSON (SUBJECT SITE) 46 feet Proposed 40 feet 580 OLSON 43 feet 640 OLSON 43.5 feet AVERAGE 42.2 feet Though the extension into the front setback is small, ordinance requires a Design Standards Variance to permit the work as proposed. Due to the rather large (over 40 foot) prevailing front yard setback along Olson Avenue and small intrusion into the setback, staff does not have concerns with the proposed extension into the setback. Additionally, the work will help balance out the appearance of the home’s front façade. The proposed addition will include a gable which will complement the existing garage gable added as part of the recent garage addition. The subject home and most of the neighboring properties are single story ranch style homes. One other home on the block has a covered porch entry similar to what is proposed here. Staff is of the opinion that the proposed work will enhance the front façade and has no concerns as long as the materials used match the existing home in appearance. Page 5 ITEM I-540 Olson Avenue - Design Standards Variance 6 Proposed Elevations The above are revised elevations submitted by the applicants. The above shows another home along Olson Avenue (to the east of the subject property) with a covered porch with a gable end larger but analogous to the porch proposed by the applicant. An updated site plan with dimensions and updated elevations along with Plan Commission review and approval would be required if the applicants propose any changes. As long as the applicants maintain all existing windows and doors in their same sizes and locations as the existing openings and meet all other residential design standards, staff does not have concerns with the variance as proposed. RECOMMENDATION Page 6 ITEM I-540 Olson Avenue - Design Standards Variance 7 Staff recommends approval of a variance from the City’s Residential Design Standards to allow a front yard setback not consistent with the prevailing building setbacks for a new porch addition at 540 Olson Avenue with the following conditions and finding: Conditions: 1.) Applicants shall maintain all front façade windows and doors at their same sizes and locations as the existing. 2.) Siding and shingles used for the porch addition shall match in appearance the existing siding and shingles on the home. 3.) 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. 4.) Variance is for the porch 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. Finding: 1.) The variance will not be contrary to the public interest. Page 7 Page 8 Page 9 Page 10 Page 11 Page 12 DSV 540 OLSON AVE PC: 5-18-2021 STEVEN/PA/CHEE VANG 480 OLSON AVE OSHKOSH, WI 54901 SUE ANN DONKER 440 OLSON AVE OSHKOSH, WI 54901 TRACIE ZIFICSAK 535 OLSON AVE OSHKOSH, WI 54901 CLARITY CARE INC 424 WASHINGTON AVE OSHKOSH, WI 54901 LAWRENCE P/KAREY R GILMAN 575 W SNELL RD OSHKOSH, WI 54901 CURT R CHRISTIANSEN 580 OLSON AVE OSHKOSH, WI 54901 PAUL/DANA BERGER 435 W SNELL RD OSHKOSH, WI 54901 DONALD L/PATTIE S QUINT JR 575 OLSON AVE OSHKOSH, WI 54901 KRIERS CONSTRUCTION LLC 712 OHIO ST STE A OSHKOSH, WI 54902 JAMES R/DIANA LEMMER 540 OLSON AVE OSHKOSH, WI 54901 Page 13 Oshkosh City LimitOshkosh City LimitW SNELL RDW SNELL RD OLSON AVOLSON AV ANDERSON STANDERSON STFARMINGTON AVFARMINGTON AV HARVEST DRHARVEST DRC:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 4/20/2021 1 in = 120 ft1 in = 0.02 mi¯540 OLSON AVE540 OLSON AVE 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 I HI I SR-5 SMU SR-3 SR-3 I SR-5 SMU-PD MR-20-PD SR-5 MR-12 MR-12 DR-6DR-6Oshkosh City LimitOshkosh City LimitJACKSON STJACKSON STW SNELL RDW SNELL RD VINLAND STVINLAND STOLSON AVOLSON AVWESTERN DRWESTERN DRLLOO GG AA NN DD RR FARMINGTON AVFARMINGTON AV ZARLING AVZARLING AV CHRISTIAN DRCHRISTIAN DR FREEDOM AVFREEDOM AV SUMMERSET WAYSUMMERSET WAYEICHSTADT RDEICHSTADT RDGLENDALE AVGLENDALE AV SSUUMM MM EERRVVIIEEWWDDRRPPUURRPPLLEE CC RREESSTTDDRRZION STZION STSS HH AA RR RRAATTTTDDRRHARVEST DRHARVEST DRWESTERN CTWESTERN CTC:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 4/20/2021 1 in = 500 ft1 in = 0.09 mi¯540 OLSON AVE540 OLSON AVE 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 C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 4/20/2021 1 in = 100 ft1 in = 0.02 mi¯540 OLSON AVE540 OLSON AVE 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 16