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Home My WebLink AboutItem II PLAN COMMISSION STAFF REPORT APRIL 17,2018 ITEM II: RESIDENTIAL DESIGN STANDARDS VARIANCE TO ALLOW REPLACEMENT OF A DOOR OPENING WITH A SMALLER WINDOW OPENING ON THE FRONT FACADE AT 1234 MOUNT VERNON STREET GENERAL INFORMATION Applicant/Owner: Elijah Henning Action(s) Requested: The applicant is requesting approval of a variance from the City's Residential Design Standards to allow for elimination of a door opening and replacement with a smaller window opening on a front fagade of the residence at 1234 Mount Vernon Street. Applicable Ordinance Provision the Variance is being requested: Code Reference Regulation Section 30-241(B) (2) Existing door openings on front or the first 20 feet of the side facades shall not be closed or filled. Property Location and Background: The subject property is a residential lot located at 1234 Mount Vernon Street and is approximately 6,600 square feet in area. The'property contains a 1,272 square foot 1.5 story single-family residential structure which was built in 1920 according to the City of Oshkosh Assessor website. The surrounding area consists predominately of single family uses, with mixed use and multi-family uses to the north. The immediate properties on the east, south, and west sides of the subject property are single-family uses with similar scale but varying architectural character. The subject property and properties on the east,south, and west are zoned Two FIat Residential(TR-10) and the properties to the north are zoned Urban Mixed Use (UMU) and Multi-Family Residential 12(MR-12). The applicant removed an entry door from the front(Tennessee Avenue)fagade of the house and installed a smaller window of an unknown size. Planning Services staff was performing proactive inspections in the area on July 27, 2017 and found that the door opening was closed off without a design standards variance and without a permit. Planning Services informed the property owner that the work would have required a design standards variance through Plan Commission and appropriate permit. After a number of months, the owner submitted an application for a design standards variance on March 7, 2018. The owner now seeks the variance to allow for the elimination of the door opening and installation of the smaller window on the front fagade, ITEM 11-1234 Mount Vernon Street-Desigi Standards Variance 1 Subject Site Existing Land Use Zoning Two-Flat Residential TR-10 Adjacent Land Use and Zoning Existing Uses Zoning North Urban Mixed Use, Multi-Family Residential UMU, MR-12 South Two-Flat Residential TR-10 East Two-Flat Residential TR-10 West Two-Flat Residential TR-10 Comprehensive Plait Land Use Recommendation Land Use 10 Year Land Use Recommendation Residential 20 Year Land Use Recommendation 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 architechiral duality of residences within the cotnnninity, to ininintize adverse iinpacts on adjacent properties and neighborhoods resulting fivin architectitral and building constniction practices that ntay detract fi-oin the character and appearance of the neighborhood as a zuhole,and to ensure compatible design between existing and nezo homes". The standards apply to all single and two-family structures within the City and include the regulation that"Existing door openings on the front or the first 20 feet of the side faVades shall not be closed or filled." 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 is requesting a design standards variance to allow the elimination of a door opening and installation of a smaller window opening on the front facade of the residence at 1234 Mount Vernon Street. The applicant replaced the door which was never used since it opened into a stairway on the interior of the house. The applicant appears to have installed J ITEM 11-1234,51owrt Vernon Street-Design Standards Variance 2 channels around the perimeter of the previous opening and installed matching siding that aligns closely with the existing siding. The smaller window is located towards the top of the previous door opening and appears to have patched the opening around the sides and head of the window with a material of similar color to the existing siding on the house. The material above the window head has a smaller lap size than the existing house siding. Additionally, the applicant removed the walkway leading up to the previous door. According to the applicant the reason for eliminating the door is that the door was never used and it was in a poor location on the fagade. The applicant does not believe the change will have an adverse effect on other properties due to the fact that the applicant replaced a 70 year old door with a new window using what the applicant states is appropriate material for installation. 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 any proposed modifications on the architectural integrity of the home • Limits imposed by the home's existing structure and layout • Potential impact on neighborhood character After evaluating the applicant's application, completed work,receiving citizen input, and discussing the variance internally, staff is of the opinion that aspects of the completed modifications have adversely impacted the architectural integrity of the facade. The J channels around the new siding are pronounced on the front fagade and denote the previously removed door opening. The applicant has installed siding that attempts to match the lap size of the existing siding but the patchwork completed on both sides of the window and above the window head do not match the existing siding. Staff believes that the window replacement and new siding would not have a detrimental impact on the front fagade if the siding was consistent around the window and installed in a more seamless manner than the current J channels. The applicant should also ensure that the perimeter treatment of the window is consistent with that of other openings on the same facade. RECOMMENDATION Staff currently recommends approval of a variance from the City's Residential Design Standards to allow for the elimination of a door opening and installation of a smaller window opening on the front fagade with the following conditions and finding: ITEII11-1231 Blount Vernon Street-Design Standards Variance 3 Condition: 1. Window trim to match color and appearance of the existing windows on the home. 2. Completed work to be revised so that the perimeter of this window maintains the same appearance as the perimeter of existing windows on the same facade. 3. Siding to match existing siding below the new window and around the sides and head of new window. 4. Any seams between new and existing siding shall be installed in a manner that minimizes the appearance of a single straight vertical seam from the public right of way whether this is staggering or some other method. 5. Window and siding work shall be completed within 6 months of design standard variance approval. 6. Area where previous concrete walk was removed shall be reseeded and restored as grass within 6 months. Finding: 1. The variance will not be contrary to the public interest because the decrease of window area will not adversely affect the structure's architectural design, the neighborhood character or curb appearance of the block. ITEM 11-1234 Mount Mernon Street-Design Standards Variance 4 Please Type or Print in BLACK INK OA% c of CITY OF OSHKOSH Oshkosh APPLICATION FOR DESIGN STANDARD VARIANCE REVIEW APPLICANT INFORMATION Petitioner: E1 t A C: " iK G Date-. Z- 1i Petitioner's Address: �� /0 wtt l V Gr"hO Ir\ City: U !!' �" State:-Wi Zip: Telephone #: (g10i 11W 3 LI Q Fax: ( ) Other Contact # or Email: Status of Petitioner(Please Check): 'Owner D Representative D Tenant u Prospective Buyer Petitioner's Signature (required): Date: - 2'7�1g PROPERTY OWNER INFORMATION Owner(s): �GtL1 �=��'�� Date: Owner(s) Address: '_-_3q MCPLA� V e-CI.0v, City: 05 kKosk State: W J Zip: 5�l`7�1 Telephone #: (q 2() qz0`3Ll o Fax: ( } A �I Other Contact# or Email: Ownership Status (Please Check): D Individual D Trust ❑Partnership D Corporation Properly 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 easons. Property Owner's Signature: Date:Z-Z,Try 1T SITE INFORMATION Address/Location of Proposed Project: i Z 3 1{ ,lf4o14- vrawl Proposed Project Description: 0111(3 C ' ' CA (J Celt/' COACA 1^<P Current Use of Property: Zoning: In order to be granted a voriance,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 i 2) The standards do not apply to the project 3) The enforcement of the standards cause unnecessary hardship 5 i. Explain in detail your proposed pians and why a variance is necessary: I r e--O u CA CAVI cJ -441CAt h <,V wi*'J\ C,\ sknA - 2. Describe how the variance would not have an adverse effect on surrounding properties or curb appeal of the neighborhood: '# at N '3 h r43 ,?,4i_C' -, -k- �:4,L4, 44 }' � l��Ce-cel Mat,crr"Al �f -W I'l~s �,�l�{fi+'�►� 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): �t .fix S w /� �c SSC I w1�d�� 1 hdX c-fCXA5 or. ply Vi0cdo �� s4�lak'I�� ir�o� IMCXx Cmd Sid II'1 i 6 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): h� [A-t✓ _.�', I w ;kt,\ �Vti".. CXkv\. wci(I Scv atAr4k . �....ct.h_.�V cAgc�r vo\cA -tom V,&w c «s ed E u 5 tw der door" 6. Describe the unnecessary hardship that would result if your variance were not granted (if applicable):,-, WOyJA �\mt Jo ��1q�e � �, (� odr ['1hA pZ,+ rA )wu) 7 1 s i i 5 r.. 4 �! ✓ =�din C G p: /tom I f MY MR, '•.'_,-`�`� �'fi ,�k� �„�-:ems - .mac-. :�z��g `7� '`� -- .t'��" '�.'.. r7nds",� r„�,,, � � ..e.` '3 .� � �. f�c, �✓ - ,ver.,• �-ar-e�,�i �.S � ,w'" ti>,�s ,�" .-t f Y 1 UM4" ,� ✓yg-rl... 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