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HomeMy WebLinkAboutItem IITEM I – 2251 Omro Rd - Design Standards Variance 1 PLAN COMMISSION STAFF REPORT MARCH 15, 2022 ITEM I: COMMERCIAL DESIGN STANDARDS VARIANCE FOR A BUILDING ADDITION WITH EXTERIOR MATERIALS NOT MATCHING THE EXISTING BUILDING AT 2251 OMRO ROAD GENERAL INFORMATION Applicant: Excel Engineering, Inc. Property Owner: Horicon Bank Action(s) Requested: The applicant is requesting approval of a variance from the City’s Commercial Design Standards to allow a building addition with exterior materials not matching or substantially similar to the design and materials of the existing building at 2251 Omro Rd. Applicable Ordinance Provision the Variance is being requested: Code Reference Regulation Section 30-241(B)(2)(a) All additions shall match or be substantially similar to the design and materials of the existing building. Property Location and Background: The subject property is a 0.93 acre commercial lot with frontage on Omro Road and State Highway 21. The property contains a 2,729 square foot retail building (Horicon Bank) built in 2012 according to the City Assessor website. The surrounding area consists primarily of commercial uses along with residential uses to the north. The subject property and surrounding properties to the west, south, and east are zoned Suburban Mixed Use (SMU) and properties to the north area located within the Town of Algoma. Subject Site Existing Land Use Zoning Commercial SMU Recognized Neighborhood Organizations None Adjacent Land Use and Zoning Existing Uses Zoning North Commercial & Residential Town of Algoma South Hwy 21 SMU East Vacant SMU West Commercial SMU Page 1 ITEM I – 2251 Omro Rd - 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: “All additions shall match or be substantially similar to the design and materials of the existing 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 The applicant has proposed an 864 sq. ft. front (north) addition, facing Omro Road. As the addition will not exceed 50% of the floor area of the existing building, code requires the design and materials to match or be substantially similar to the existing building. As proposed, the addition will be primarily clad in Nichiha Fiber Cement Panels, with glazed CMU veneer along the base of the addition. The existing building is clad with wire cut masonry veneer with glazed veneer wainscot and accent banding. Page 2 ITEM I – 2251 Omro Rd - Design Standards Variance 3 The applicant has noted that the existing wire cut masonry veneer cannot be matched because the current aggregate used in the process cannot be replicated to provide a seamless transition from the existing to the new portion of the façade. Because of this, the applicant decided to use a different material to create an additional element to the building and maintain the appearance and character of the original building. The application states that the proposed Nichiha Cement Panels were selected to create this new element while using a barrel vault structure from the existing drive-thru canopy and glazed masonry (CMU) wainscot from the existing façade to help unify the appearance. Page 3 ITEM I – 2251 Omro Rd - Design Standards Variance 4 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 Page 4 ITEM I – 2251 Omro Rd - Design Standards Variance 5 Google Street view of existing building from Omro Rd. Staff is of the opinion that the proposed exterior materials (Nichiha fiber cement with CMU veneer base) will not have a detrimental impact on the appearance of the building as the materials will be complementary to the existing building. Also, as the applicant has noted, matching the existing wire cut brick veneer is not feasible and alternative materials will provide a better overall building appearance. Although Nichiha fiber cement is considered a class III material, staff feels that Nichiha fiber cement is a high quality, durable material, that is comparable with other class I materials. The appearance of the proposed addition will also be compatible with building facades of the neighboring commercial uses along Omro Rd. to the north and west, which appear to utilize a variety of exterior materials. Google Street view of building to the north (Coldwell Banker) Page 5 ITEM I – 2251 Omro Rd - Design Standards Variance 6 Google Street view of building to the west (Turn Key Auto Sales) RECOMMENDATION Staff recommends approval of a variance from the City’s Commercial Design Standards to allow a building addition with exterior materials not matching or substantially similar to the design and materials of the existing building at 2251 Omro Rd., with the following finding: Finding: 1. The variance will not be contrary to the public interest. Page 6 Page: Date: Revised: Scale:Architect:C u l l e n & A s s o c i a t e s , L L C4012 Liberty Avenue, Pittsburgh, PA 15224Telephone: (412) 441-7000 Fax: (412) 441-7001Client:H O R I C O N B A N K - O S H K O S H2241 Omro Road, Oshkosh, WI 54904Phone11-8-21 1/4" = 1'-0" A2 Exterior Renderings Page: Date: Revised: Scale:Architect:C u l l e n & A s s o c i a t e s , L L C4012 Liberty Avenue, Pittsburgh, PA 15224Telephone: (412) 441-7000 Fax: (412) 441-7001Client:H O R I C O N B A N K - O S H K O S H2241 Omro Road, Oshkosh, WI 54904Phone11-8-21 1/4" = 1'-0" A3 Exterior Renderings 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 7 Please Type or Print in BLACK INK CITY OF OSHKOSH APPLICATION FOR DESIGN STANDARD VARIANCE REVIEW APPLICANT INFORMATION Petitioner: ______________________________________________________________________________ Date: _____________ Petitioner’s Address: _____________________________________ City: ______________________ State: _____ Zip: _________ Telephone #: ( ) ________________ Fax: ( ) _______________ Other Contact # or Email: __________________________ Status of Petitioner (Please Check):  Owner  Representative  Tenant  Prospective Buyer Petitioner’s Signature (required): _____________________________________________________________ Date: ____________ PROPERTY OWNER INFORMATION Owner(s): ______________________________________________________________________________ Date: _____________ Owner(s) Address: ________________________________________ City: ______________________ State: _____ Zip: ________ Telephone #: ( ) ________________ 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 and may be postponed by the Planning Services Division for incomplete submissions or other administrative reasons. Property Owner’s Signature: _______________________________________________________________ Date: ______________ SITE INFORMATION Address/Location of Proposed Project: __________________________________________________________________________ Proposed Project Description: ________________________________________________________________________________ _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ Current Use of Property: ___________________________________________________________ Zoning: ___________________ 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: _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ 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 ARCHITECTS ● ENGINEERS ● SURVEYORS ©2021 EXCEL ENGINEERING, INC. SHEET NUMBER PROJECT INFORMATION PROFESSIONAL SEAL Always aBetter Plan 100 Camelot Drive Fond Du Lac, WI 54935Phone: (920) 926-9800www.EXCELENGINEER.com JOB NUMBER 2180820PROPOSED ADDITIONFOR:HORICON BANK2251 OMRO ROAD ● OSHKOSH, WI 54904SHEET DATES SHEET ISSUE REVISIONS C1.1 CIVIL SITE PLAN FEB. 2, 2022 Page 11 DSV 2251 OMRO RD PC: 3-15-2022 HORICON BANK PO BOX 144 HORICON, WI 53032 TURN KEY AUTO SALES LLC 2265 OMRO RD OSHKOSH, WI 54904 WIS DEPT OF TRANSPORTATION 944 VANDER PERREN WAY GREEN BAY, WI 54304 TOWN OF ALGOMA 15 N OAKWOOD RD OSHKOSH, WI 54904 EXCEL ENGINEERING 100 CAMELOT DR FOND DU LAC, WI 54935 HORICON BANK 2251 OMRO RD OSHKOSH, WI 54904 Page 12 Oshkosh City LimitOshkosh City Limit ·$21 ·$21 OO MM RR OO RR DD N WA S H B U R N S T N WA S H B U R N S T WW EE SS TT OO WW NN EE AA VV BROOKS LABROOKS LAWI LLOW BEND LAWI LLOW BEND LAC:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 2/15/2022 1 in = 120 ft1 in = 0.02 mi¯2251 OMRO RD2251 OMRO RD 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 I SMU-PD SMU SMU I MR-12-PD DR-6 I-PD CBP-PD SMU-PDLakeshore ParkOshkosh City LimitOshkosh City Limit !"#$41 !"#$41 ·$21 OOMMRROO RRDD NNWWAASSHHBBUURRNNSSTTN WESTHAVEN DRN WESTHAVEN DRBROOKS LABROOKS LACONRAD STCONRAD STW ESTOW NE AVW ESTOW NE AVSHERRIN STSHERRIN STKEWAUNEE STKEWAUNEE STABRAHAM LAABRAHAM LAONEIDA AVONEIDA AV WWIILLLLOOWW WWAA YY DD RR WW IILLLLOOWW BBEENNDD LLAA EAST WAY DREAST WAY DR MMOOOORREE IISSLLLINWAY CTLINWAY CTEGG HARBOR LAEGG HARBOR LAC:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 2/15/2022 1 in = 500 ft1 in = 0.09 mi¯2251 OMRO RD2251 OMRO RD 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: 2/15/2022 1 in = 100 ft1 in = 0.02 mi¯2251 OMRO RD2251 OMRO RD 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