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HomeMy WebLinkAboutItem IITEM I-505 E New York Avenue - Design Standards Variance 1 PLAN COMMISSION STAFF REPORT JUNE 15, 2021 ITEM I: RESIDENTIAL DESIGN STANDARDS VARIANCE TO ALLOW WINDOW AREA REDUCTIONS AND MATERIALS NOT THE SAME AS THE MATERIALS ON THE ORIGINAL BUILDING AT 505 E NEW YORK AVENUE GENERAL INFORMATION Applicant L12 Properties LLC Owner: StayNeitz Properties LLC Action(s) Requested: The applicant is requesting approval of a variance from the City’s Residential Design Standards to allow window area reductions and materials not the same as the materials on the original building at 505 E New York Avenue. 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). Section 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. Property Location and Background: Page 1 ITEM I-505 E New York Avenue - Design Standards Variance 2 The subject property is a residential lot located at 505 E New York Avenue and is approximately 5,310 square feet in area. The property is at the corner of E New York Avenue and Broad Street. The property contains a 964 square foot 1 story single-family residential structure and garage which were built in 1947 according to the City of Oshkosh Assessor website. The surrounding area consists primarily of single-family uses. The immediate properties to the south and east of the subject property are single-family uses with varying character and similar scale. The property to the north is a multi-family property. The railroad runs north-south just across Broad Street from the subject property. The subject property and the properties on the north, south, and east are zoned Single-family Residential-5 (SR-5). The railroad to the west is zoned Two Flat Residential-10 (TR-10). The owner and applicant plan to convert the existing 4 season part of the home into a master bedroom with a bathroom. The work will involve window area reductions and new siding for this portion of the home. Applicable ordinance prohibits window reductions greater than 10 percent of each window’s area on front or street side facades. The applicant also proposes cedar shake siding for the area currently occupied by the four season room. The cedar shake is different than the existing cladding materials on the home. Therefore, Plan Commission review and a design standards variance are necessary. Subject Site Existing Land Use Zoning Single-family Residential SR-5 Recognized Neighborhood Organizations Menominee North Neighborhood Adjacent Land Use and Zoning Existing Uses Zoning North Multi-family Residential SR-5 South Single-family Residential SR-5 East Single-family Residential SR-5 West Fox Valley and Western Railroad TR-10 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 Page 2 ITEM I-505 E New York Avenue - Design Standards Variance 3 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 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 Broad Street façade at the subject property has several window openings. The work proposed would significantly reduce the window area on the façade. Additionally the standards state 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.” 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 Page 3 ITEM I-505 E New York Avenue - Design Standards Variance 4 The above images show the current Broad Street-facing façade on the subject property. The applicant proposes reducing several existing window openings and creating new openings. The above elevation is the proposed Broad Street elevation with the new window openings. Page 4 ITEM I-505 E New York Avenue - Design Standards Variance 5 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. 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 proposed window areas for the façade in question and this helped staff during the process. Staff estimated the total current window area on the façade. 505 E New York Street Side Façade Existing Proposed Window Area 157.5 sq. ft. 62.35 sq. ft. % of Façade Area 55.67% 15.64% The applicant informed staff that he plans to convert the four season room into a master bedroom with bathroom. The conversion will necessitate the proposed window reductions. The elevation proposed does meet the ordinance minimum of 15% of the street facing façade being dedicated to window and door areas. The applicant proposes cedar shake siding for the section of façade where window reductions are proposed. 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 5 ITEM I-505 E New York Avenue - Design Standards Variance 6 The two above images show some of the surrounding residential properties. The top image shows the view looking south along Broad Street and the image just above shows the view looking north. 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 not have a significantly detrimental impact on the architectural integrity of the front façade and house overall. The proposed openings combined would meet the ordinance requirement for street side window and door area. The cedar shake does contrast with the color palate on the existing façade. However, if the applicant clads the entire corner of the current four season room (including the Broad Street and south facades) staff would not have concerns with the variance request. Page 6 ITEM I-505 E New York Avenue - Design Standards Variance 7 Staff recommends as a condition of approval that the applicant clad the entire corner with cedar shakes as mentioned above. 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 supportable and is aware that window area reductions are required as part of the conversion from a four season room to a master bedroom suite. 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 portions of the existing four season room corner in question (the Broad Street and south facades) 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. Finding: 1. The variance will not be contrary to the public interest. Page 7 Page 8 Page 9 PAPER SIZE DWG NO. PROJECT TEAM: DWG SCALE SHEET NO: of Arch A PROJECT NAME: DRAWN BY MGR. APPR. CUST. APPR. DATE Unless otherwise specified all of the dimensions are in millimetres. Angles and dimensions X.XX unit standards. LOGO ARCHITECTS ENGINEERS CUSTOMER INFO: REVISIONS DATE 26'8" L12 Properties LLC Jason 2 2 1/4”=1’ 1' Grade 1' 9-5/64"9-5/64" 04/03/21 1' 5'5-1/2" 3'5-31/32" 505 E New York ave oshkosh WI 54902 1 3'6" R-20 close cell foam coated in mortar Grade 33'11-5/64" 2'4-3/4" 9'4-3/16" 2751 sq in 57,387 sq in Total Facade 1'8" 45'9-7/64" 5'11" 2'10" 2'10" 2'6" 2'10" 4'6"4'6"2'4'6"1836 sq in 1836 sq in 1836 sq in720 sq in Total window area and percentage (8979 sq in) 15.64% of total facade. wood siding (sealed) Page 10 DSV 505 E NEW YORK AVE PC: 6-15-2021 NATHADIUS CAINE MACY 504 GEHRES CT OSHKOSH, WI 54901 KATHERINE A DREXLER 506 GEHRES CT OSHKOSH, WI 54901 DALE W COOK 514 GEHRES CT OSHKOSH, WI 54901 JANICE M RETELLE 509 E NEW YORK AVE OSHKOSH, WI 54901 SUSAN D HAIDLINGER 1312 ALGOMA BLVD OSHKOSH, WI 54901 FOX VALLEY & WESTERN LTD 17641 S ASHLAND AVE HOMEWOOD, IL 60430 KOOPMAN PROPERTIES LLC PO BOX 575 OSHKOSH, WI 54903 PATTI WALDECKER 920 E MELVIN AVENUE OSHKOSH, WI 54901 DEE WALTER 511 PYLE AVENUE OSHKOSH, WI 54901 L12 PROPERTIES LLC 448 W 7TH AVE OSHKOSH, WI 54902 STAY NEITZ PROPERTIES LLC 1042 BUTTERMILK CREEK DR FOND DU LAC, WI 54935 Page 11 E NEW YORK AVE NEW YORK AV GRAND STGRAND STPOWERS STPOWERS STBROAD STBROAD STBALDWIN AVBALDWIN AV MONROE STMONROE STE TENNESSEE AVE TENNESSEE AV GEHRES CTGEHRES CT BALDWIN AVBALDWIN AV BROAD STBROAD STE TENNESSEE AVE TENNESSEE AV C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 5/14/2021 1 in = 120 ft1 in = 0.02 mi¯505 E NEW YORK AVE505 E NEW YORK 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 12 SR-5 TR-10 SR-9 UI SR-9 UMU I UMU I I I UMU-PD TR-10-PD I UMU-PD MR-12 UI-PD I TR-10 SR-5 UMU-PD MR-12 N MAIN STN MAIN STBOWEN STBOWEN STE NEW YORK AVE NEW YORK AVHARRISON STHARRISON STEVANS STEVANS STGROVE STGROVE STOAK STOAK STGRAND STGRAND STBROAD STBROAD STE NEVADA AVE NEVADA AV EASTMAN STEASTMAN STPOWERS STPOWERS STE MELVIN AVE MELVIN AV BALDWIN AVBALDWIN AV E CUSTER AVE CUSTER AV E TENNESSEE AVE TENNESSEE AV FULTON AVFULTON AV E LINCOLN AVE LINCOLN AV MONROE STMONROE STE BENT AVE BENT AV JEFFERSON STJEFFERSON STSTERLING AVSTERLING AVMT VERNON STMT VERNON STPYLE AVPYLE AV BONG CTBONG CTROCK PLROCK PL GEHRES CTGEHRES CT BALDWIN AVBALDWIN AV MONROE STMONROE STE CUSTER AVE CUSTER AV STERLING AVSTERLING AV OAK STOAK STE MELVIN AVE MELVIN AV JEFFERSON STJEFFERSON STE LINCOLN AVE LINCOLN AVE LINCOLN AVE LINCOLN AVBROAD STBROAD STPPOOWWEERRSSSSTTMT VERNON STMT VERNON STC:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 5/14/2021 1 in = 500 ft1 in = 0.09 mi¯505 E NEW YORK AVE505 E NEW YORK 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 13 C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 5/14/2021 1 in = 100 ft1 in = 0.02 mi¯505 E NEW YORK AVE505 E NEW YORK 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