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HomeMy WebLinkAboutItem IIIPage 1 ITEM III-2326 S Washburn St. - Design Standards Variance 1 PLAN COMMISSION STAFF REPORT JUNE 15, 2021 ITEM III: COMMERCIAL DESIGN STANDARDS VARIANCE FOR A BUILDING ADDITION WITH CLASS IV MATERIALS AT 2326 S WASHBURN STREET GENERAL INFORMATION Applicant: Brannin Gries Property Owner: Trevor J. Larson Action(s) Requested: The applicant is requesting approval of a variance from the City’s Commercial Design Standards to allow a building addition clad in Class IV materials at 2326 S. Washburn Street. Applicable Ordinance Provision the Variance is being requested: Code Reference Regulation Section 30-243(C) Commercial buildings shall be predominantly clad in Class I materials. Class II and Class III materials may be used as accents and trim not to exceed 50 percent of the total building façade. Class IV materials are prohibited. Property Location and Background: The subject property is a commercial lot located at 2326 S Washburn Street and is approximately 25,920 square feet (0.595 acres) in area. The property contains a 4,320 square foot retail building (Toys for Trucks) built in 1976 according to the City Assessor website. The surrounding area consists of similar commercial uses to the north, Kwik Trip to the south, a manufacturing facility to the west, and Interstate 41 right-of-way to the east. The subject property and surrounding properties to the north, south, and east are zoned Suburban Mixed Use (SMU) and properties to the west are zoned Heavy Industrial (HI). Subject Site Existing Land Use Zoning Commercial SMU Recognized Neighborhood Organizations N/A Adjacent Land Use and Zoning Existing Uses Zoning North Commercial SMU South Commercial SMU East Interstate 41 SMU West Industrial HI Page 2 ITEM III-2326 S Washburn St. - Design Standards Variance 2 Comprehensive Plan Land Use Recommendation Land Use 2040 Comprehensive Land Use Recommendation Interstate Commercial VARIANCE CRITERIA The City’s Zoning Ordinance establishes design standards for new construction and additions with the overall purpose/intent to: “Regulate the design and materials used for the exterior of buildings and structures within the City so as to maintain and enhance the attractiveness and values of property in the community.” The Ordinance states the following for additions: “If additions to an existing building(s) constructed prior to the effective date of this Chapter are greater than 50 percent of the existing floor area of the building (measured cumulatively from the adoption of this Article), the standards herein shall apply.” 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 Toys for Trucks has proposed a 2,800 sq. ft. rear (east) addition. As it exceeds 50% of the floor area of the existing building, current building design standards apply for the addition. As proposed, the addition will be clad in prefinished metal wall panels to match the existing building and will also include overhead doors on the east facade. The metal panels are considered a Class IV material, which is prohibited as the rear of the building faces a public street (Interstate 41). Page 3 ITEM III-2326 S Washburn St. - Design Standards Variance 3 Staff evaluated the proposed plans and the impact on the design of building in regard to the purpose and intent of the commercial design standards. The standards relate to preserving the building’s architectural integrity and the potential impact on adjacent properties, and “curb appeal” of the block. In working with the applicant, staff considered:  Existing exterior materials and the appearance  Location of the site and character of the surrounding properties  Zoning and uses of the property and surrounding context Staff is of the opinion that the proposed metal panels will not have a detrimental impact on the appearance of the building as it will provide a consistent appearance with the existing building Subject site Page 4 ITEM III-2326 S Washburn St. - Design Standards Variance 4 facades. The appearance of the proposed addition will also be compatible with building facades of the neighboring commercial uses to the north, which also utilize metal panels on the rear (east-facing) facades. Specifically, Farrell Performance, Oshkosh Corp buildings, and Office buildings, and Pomp’s Tire Service all utilize a similar material on their east-facing facades. RECOMMENDATION Staff recommends approval of a variance from the City’s Commercial Design Standards to allow a renovation using Class IV materials with the following condition and finding: Condition: 1. Exterior materials used for the addition shall match the color and materials of the existing building. Finding: 1. The variance will not be contrary to the public interest. Page 5 GUIDELINES USED BY THE PLAN COMMISSION WHEN REVIEWING VARIANCE REQUESTS TO THE CITY OF OSHKOSH DESIGN STANDARDS FOR SINGLE AND TWO-FAMILY RESIDENTIAL STRUCTURES: MUNICIPAL CODE SECTION 30-241 IMPORTANT INFORMATION FOR APPLICANTS The City of Oshkosh Plan Commission meets on the 1st and 3rd Tuesday of each month at 4:00 P.M. in Room 404 of City Hall, 215 Church Avenue, Oshkosh, Wisconsin. Application deadline is approximately 20 days prior to a meeting at 12:00 NOON. Please confirm the application deadline and Plan Commission schedule with Planning Division staff. Variance Criteria: The design standards variance request must demonstrate that at least one of the following criteria applies: 1) The intent of the standards in this Section has been incorrectly interpreted. (Example: The design standard(s) are being incorrectly regulated and the proposed project does not run contrary to the intent of the Municipal Code) 2) The standards in this Section do not apply to the project. (Example: The location of the project is not visible from the street and therefore will not detract from the character of the original house, the neighborhood or the curb appeal of the block) 3) The enforcement of the standards in this Section cause unnecessary hardship. (Example: The design standards requirements cause unreasonable and over burdensome difficulty in carrying out improvements to the property) Application Submittal Requirements: The following must be submitted in order for your application to be accepted:  Complete the attached application form. Both the owner and applicant must sign the application form, if different.  Answer all applicable questions on the application form.  A site plan drawn to scale depicting all structures, lot lines, streets, and distances from the structures to the property lines.  Photograph(s) of the existing facades along with elevation plan(s) or illustrations of the proposed project.  Product/manufacturer specification sheet for materials included within the scope of the project.  Any other supporting documentation you feel is relevant, necessary or as may be required by staff. Plan Commission Review and Action: Once all required information is received with your application submittal, city staff will review the variance request and formulate a staff recommendation, which will be included within a written staff report to the Plan Commission. Staff may require additional information or material from the applicant as needed to sufficiently analyze the request and prepare their recommendation. When all needed information is supplied, a Plan Commission review and action date will be scheduled. Prior to the scheduled Plan Commission review and action on the variance request, a meeting notice will be sent to the applicant and/or owner as well as all surrounding property owners. The staff report that explains the request and contains staff recommendation(s) will be available approximately one week before the scheduled Plan Commission meeting. It is highly recommended that the applicant and/or property owner attend the Plan Commission meeting where the item will be discussed to present their variance request and answer any questions that may arise. If the applicant and/or representative fail to appear, the Plan Commission may choose to act on the item (approve, approve with conditions, or deny), or they may choose to postpone/table action on the item to a future meeting. If you have any questions about the design standards variance application form, or the process of obtaining a variance, please contact the Planning Services Division at (920) 236-5059. Page 6 see next pagesee next page Page 7 APPLICATION APPTICANT INFORMATION Petitioner: CITY OF OSHKOSH FOR DESIGN STANDARD VARIANCE REVIEW Dote: Pefitioner's Address: Telephone #: ( ) City:Stote:_ Zip: Fox: ( ) Other Conloci # or Emcil: Siotus of Petitioner (pleose Check): I Owner Representoiive Tenont prospective Buyer Petitioner's Signoture (required): PROPERTY OWNER INFORMATION Owner(s) Address: Dote: <'Owner(s): lf oot., *! i1- J I cwner(s) Address: ciry' C)skkf,+r Sror",\^{r zi. 5.{9 651o1s.V{F Telephone #: fliIJy at$ t{?5.{Fox: ( ) Other Contoct # or Emoil: ownershipstotus (preose check) : l Individuor r Trust i portnership rporotion ond/or employees moy, in the performonce of theirinformotion necessory to process this oppricotion. I orsopostponed by the plonning Services Division for PropertyOwner'sSignoture: Oorc: f - |7 -&l SITE INFORMATION Address/Locotion of proposed proiect: Proposed Project Description: Current Use of propeny: Zoning In order fo be gronled o vorionce, eoch oppliconl musl be obte lo prove, in fhe judgmenf of lhe oshkosh plonCommission, thot of leosf one of lhe following criterio oppfi"r, l) The intent of the stondords hove been inconeciry interpreled2) The stondords do not opply to the project3) The enforcement of the stondords couse unnecessory hcrdshio Page 8 1. Explain in detail your proposed plans and why a variance is necessary: _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ 2. Describe how the variance would not have an adverse effect on surrounding properties or curb appeal of the neighborhood: _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ 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): _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ 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): _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ 6. Describe the unnecessary hardship that would result if your variance were not granted (if applicable): _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ Page 10 CAP STORAGE / DUMPSTERS NEW ASPHALTEX. ASPHALT 10' SETBACK 10' SETBACK 25' SETBACK25' SETBACKPROPOSED ADDITION (2,800 S.F.) EXISTING BUILDING (4,320 S.F.)S WASHBURN STReproducing Is Prohibited. Return Upon Request. ©Copyright. This Print/Computer File Gries Architectural Group, Inc. Use Only For Purpose Which Loaned. Copying Or Is The Exclusive Property Of date: job: d. by: rev.:GriesArchitectural Group Inc.500 North Commercial StreetNeenah, Wisconsin 54956Phone: 920-722-2445 Fax: 920-722-6605www.gries.design5/13/2021 3:56:10 PMZ:\2021\21-041 Blue Sky - Toys for Trucks, Oshkosh\21-041 REVIT\21-041 Toys for Trucks.rvtA-0.1 NML 05/17/2021 21-041A BUILDING ADDITION FOR:TOYS FOR TRUCKSOSHKOSH, WISCONSIN1" = 10'-0"A-0.1 1 SITE PLAN Page 11 DSV 2326 S WASHBURN ST PC: 6-15-21 KT REAL ESTATE HOLDINGS LLC 1626 OAK ST LA CROSSE, WI 54603 TFTOK LLC 3005 N MARSHALL RD APPLETON, WI 54911 CONDOR PROPERTIES 2300 LLC 2873 DANBE RD OSHKOSH, WI 54904 WITTMAN REGIONAL AIRPORT 525 W 20TH AVE OSHKOSH, WI 54902 BRANNIN GRIES 500 N COMMERCIAL ST NEENAH, WI 54956 TREVOR J LARSON 2326 S WASHBURN ST OSHKOSH, WI 54904 Page 12 ·$44SSWWAASSHHBBUURRNNSSTTBADGER AVBADGER AV C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 5/18/2021 1 in = 120 ft1 in = 0.02 mi¯2326 S WASHBURN ST2326 S WASHBURN ST 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 HI I SMU I SMU-PD BP SMU SMU-PD SMU BP-PD SR-5 !"#$41 !"#$41 ·$44 W 20TH AVW 20TH AV SSWWAASSHHBBUURRNNSSTTPPOOBBEERREEZZNNYYRRDDS KOELLER STS KOELLER STWWSSOOUUTTHHPPAARRKKAAVVBADGER AVBADGER AV C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 5/18/2021 1 in = 500 ft1 in = 0.09 mi¯2326 S WASHBURN ST2326 S WASHBURN ST 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: 5/18/2021 1 in = 100 ft1 in = 0.02 mi¯2326 S WASHBURN ST2326 S WASHBURN ST 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