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Home My WebLink AboutItem IIIPLAN COMMISSION STAFF REPORT JANUARY 7, 2025 ITEM III: RESIDENTIAL DESIGN STANDARDS VARIANCE TO ALLOW FOR DOOR AREA REDUCTION/CLOSURE ON THE FRONT FAÇADE AT 1922 MITCHELL STREET GENERAL INFORMATION Applicant/Owner: Christopher Amos Action(s) Requested: The applicant is requesting approval of a variance from the City’s Residential Design Standards to allow for door area reduction/closure on the front façade at 1922 Mitchell Street. Applicable Ordinance Provision the Variance is being requested: Code Reference Regulation Section 30-241(B)(2) Existing door openings on front facades shall not be closed or filled. Property Location and Background: The subject property is a residential lot located at 1922 Mitchell Street, and is approximately 13,700 square feet in area. According to the City of Oshkosh Assessor’s website, the subject property contains a 966 square foot one-story single-family residential structure that was built in 1920. The surrounding area consists of single-family uses with varying character and similar Page 1 ITEM III – 1922 Mitchell Street - Design Standards Variance scale. The subject property and the surrounding properties are zoned Single Family Residential- 9 (SR-9). In April of 2024, the applicant submitted design plans for a kitchen, bathroom, and laundry remodel at the subject site. Those plans showed the removal of a sliding glass patio door on the front façade and replaced with two smaller windows. At that time, the applicant was made aware that the submitted design plans did not meet the City’s Residential Design Standards and therefore could not be approved. Staff worked with the applicant to find alternatives that met City’s requirements, and even met the applicant on site to talk through the request. The applicant proceeded to move forward with the permit for the interior remodel work, and informed staff that the sliding patio door replacement would be addressed at a future time. On August 12, 2024 staff conducted a follow-up inspection and was made aware that exterior work had been completed without approval. At this time, it was also discovered that a standard front door on the front façade was removed, as well as removal and replacement of siding on a portion of the home that does not match the existing siding. The owner was made aware that a Design Standards Variance (DSV) was needed. The owner then submitted the proper DSV application on August 15, 2024 and was denied that variance request at the October 15, 2024 Plan Commission Meeting. After that meeting, staff worked with the applicant to clarify what could be done to gain compliance with the City’s Residential Design Standards. The applicant submitted a new DSV application on November 1, 2024. Subject Site Existing Land Use Zoning Single Family Residential SR-9 Recognized Neighborhood Organizations N/A Adjacent Land Use and Zoning Existing Uses Zoning North Single Family Residential SR-9 South Single Family Residential SR-9 East Single Family Residential SR-9 West Single Family Residential SR-9 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: Page 2 ITEM III – 1922 Mitchell Street - Design Standards Variance “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.” 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 According to the applicant, the exterior work on the front façade included the removal of a sliding glass patio door and was replaced with two windows. This reduced the total glazing area of the front façade. Additionally, the applicant closed off a separate front door but plans to replace it with a new front door in the same size and location as before. The applicant stated that these modifications were necessary because they believe the integrity and wellbeing of the house was in structural jeopardy. The applicant feels this change improves the look of the home and could potentially increase the value and desire of the home. As explained above, all parties are understanding that a new standard front door will be installed and therefore the table below accounts for that. 1922 Mitchell Street Current Proposed % Change Windows 60” x 51.6” (1) 87.6”x51.6”(1) 52.9 sq. ft. 60”x51.6” (1) 87.6” 51.6”(1) 36”x 36” (1) 36” x 48” (1) 73.9 sq. ft. 29% Increase Doors 60”x80” (1) 36”x80” (1) 53 sq. ft. 36”x80” (1) 20 sq. ft. 37.8% Reduction Total Window and Door Area 105.9 sq. ft. 93.9 sq. ft. 11.3% Reduction Façade sq. ft. 374 sq. ft. 374 sq. ft. 0% Estimated % of Façade Area (Windows/Doors) 28.4% 25.1% 3.3% Reduction Table 1 – window and door area calculations based on façade estimate due to work being done without valid permits. Facades Page 3 ITEM III – 1922 Mitchell Street - Design Standards Variance Previous Front Façade (City of Oshkosh Assessors’ Website 2020 & 2017) Current Front Façade Page 4 ITEM III – 1922 Mitchell Street - Design Standards Variance The two images above show the subject property and the surrounding residential properties. The top image shows a view looking north along Mitchell Street and the second image is the view looking south. It should be noted that the applicant has resided a portion of the home that has resulted in mismatched siding, and therefore is in violation of the City’s Residential Design Standards. This DSV request does not include the mismatched siding, as it is staff’s understanding that the applicant plans to obtain the proper permits to reside the rest of the house to match the newly sided portion. If the mismatched siding is not addressed, staff will follow normal code enforcement procedures to address this violation. The applicant provided all necessary dimensions for the prior front façade, the current front façade, and the proposed front façade; and this helped staff during the DSV process. Staff does not support the completion of work without the appropriate approvals and permits; however, the applicant has worked with staff to address the current violations. The proposed changes will meet the 25 percent window and door openings code requirement on the front façade. This was considered in staff’s recommendation and staff believes that the overall project does not negatively affect the neighborhood, and will not negatively impact the architectural integrity of the home. RECOMMENDATION Staff recommends approval of a variance from the City’s Residential Design Standards to allow door reduction/closure on the front façade with the following conditions and finding: Conditions: 1. As proposed, install one 36” x 80” standard front door on the front façade. 2. The remaining siding work is to be addressed and completed within the next year. 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. Page 5 ITEM III – 1922 Mitchell Street - Design Standards Variance 4. Applicant/Owner shall obtain all the required approvals and permits for this and any future work conducted at the property. Finding: 1. Granting this variance will not be contrary to the public interest. Page 6 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 11/1/2024Christopher Amos wi1922 mitchell st. Oshkosh 54901 920 9154378 X 11/1/2024 Christopher Amos 11/1/2024 1922 mitchell st Oshkosh Wi 54901 920 9154378 X 11/1/2024 1922 Mitchell st Oshkosh wi 54901 Re install door on the set back of south side, front facing area of my house and to color match the house siding. Home Page 7 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): _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ To re install the door that was removed on the set back of the south,front facing Area of the house. Adding the door, we will meet the minimum requirement of 25% of the front façade to be window and door openings. The change from the sliding patio door to the two windows exceeds the 10% variation that is allowed for a single window change (in my case, the patio door). See attached, We are looking at roughly a 37% variation. This will have to go back through the Plan Commission process, recommend approval with conditions of pulling the permits for the door that you are putting back in, the window installation, and completing the siding of the whole house. Updating house to new modern look. Enhancing the appearance and curb appeal. New 36x80 door to be installed. Color matching siding on house New energy efﬁcient windows Page 8 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): _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ Cold drafty conditions, afraid of pipes freezing again. Page 9 Page 10 DSV 1922 MITCHELL ST PC: 1-7-2025 NANCY NEUBAUER 1940 MITCHELL ST OSHKOSH WI 54901-2163 JEFF & SHERRY GIZEWSKI 1936 MITCHELL ST OSHKOSH WI 54901-2163 CHRISTOPHER AMOS W5471 BURROWS LN ELKHART LAKE WI 53020-1677 MARISA L FINKEY 1910 MITCHELL ST OSHKOSH WI 54901-2163 A & HANNAH AHRENDTS 1906 MITCHELL ST OSHKOSH WI 54901-2163 PAYTON KOWALSKE NOAH EICHNER 1320 COLUMBIA AVE OSHKOSH WI 54901-2139 JOSEF SATTAKEH ZAHRA SHAFIEI 1901 VINLAND ST OSHKOSH WI 54901-2246 MYRA D SMITH 1225 BRADFORD ST CELINA TX 75009-0 MELISSA J BAHR 1911 VINLAND ST OSHKOSH WI 54901-2246 VINCENT R NETTLES 1917 VINLAND ST OSHKOSH WI 54901-2246 MARY J FAUST 1925 VINLAND ST OSHKOSH WI 54901-2246 DOUGLAS A LINDEMER 1935 VINLAND ST OSHKOSH WI 54901-2246 NANCY L EIDEN 1905 MITCHELL ST OSHKOSH WI 54901-2162 KENT A WILL 1911 MITCHELL ST OSHKOSH WI 54901-2162 KELSEY RAE JACOBS 660 TURNBERRY CT GRAND JUNCTION CO 81504-6018 RICHARD MALLON 1927 MITCHELL ST OSHKOSH WI 54901-2162 GARY R STOWE 1931 MITCHELL ST OSHKOSH WI 54901-2162 Page 11 Page 12 Page 13 Page 14