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HomeMy WebLinkAboutItem III PLAN COMMISSION STAFF REPORT MAY 1,2018 ITEM III: RESIDENTIAL DESIGN STANDARDS VARIANCE TO ALLOW DOOR AND WINDOW SIZE REDUCTIONS ON THE FRONT FACADE AT 423 W 9TH AVENUE GENERAL INFORMATION Applicant: Valeria Villalobos Property Owner: Azucena Villalobos Action(s) Requested: The applicant is requesting approval of a variance from the City's Residential Design Standards to allow door and window size reductions on the front fagade at 423 W 911l Avenue. Applicable Ordinance Provision the Variance is being requested: Code Reference ReRe r g.dation Section 30-241(B) (1) Existing window openings on the front facade including gables or the first 20 feet of the side facade (extending from the front facade plane) shall be maintained and not be closed or filled (totally or partially). 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 423 W 911,Avenue and is approximately 7,500 square feet in area.The property contains a 1,496 square foot 1.5 story two-family residential structure which was built in 1866 according to the City of Oshkosh Assessor website. The surrounding area consists predominately of single and two family uses,with some manufacturing uses to the west. The immediate properties on the east,south,north, and west sides of the subject property are single-family uses with similar scale and architectural character. The subject property and immediate properties to the north, south, east, and west are zoned,Two-Flat Residential (TR-10). The manufacturing uses to the west of the site are zoned Urban Mixed Use (UMU). The applicant proposes to decrease the size of the first floor living room window. The applicant also intends to close off a front door currently located on the side wall of the front porch. The applicant would maintain the other front door located on the porch of the Rouse and widen this opening. ITE tf III-123 dY 9Avenae-Design Standards Variance 1 Subject Site Existing Land Use Zoning Two-Flat Residential TR-10 Adjacent Land Use and Zoning Existim Uses Zoning North Two-Flat Residential TR-10 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 architectural quality of residences within the coitintunity, to ininimtize adverse impacts on adjacent properties and neighborhoods resulting front areltitectural and building construction practices that may detract froth 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 door openings on the front or the first 20 feet of the side fagades shall riot 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 the size reduction of a window opening on the front facade of the residence at 423 W 9th Avenue. The existing openings to be modified are: ITEV 111-423 IV 9"Avenue-Design Slandards Variance 2 0 32"x 80" door located within side wall of front porch 0 32" x 80" front door located within front wall of front porch 0 92" x 53" window located in living room on ground floor The existing openings to be maintained are as follows: 0 58" x 52" Upstairs bedroom opening-replace with same size, same location 0 25" x 60" Kitchen window front of the house-replace with same size, same location 0 28" x 60" Kitchen window(front porch of the house) -replace with same size, same location 0 30" x 60" Kitchen window side of the house-replace with same size, same location The applicant would perform the following modifications: * Remove 32" x 80" door from side wall of front porch and close the opening * Remove the 32" x 80" front door and install a new 36" x 80" front door(Approximately a 12.5%size increase) * Replace existing 92" x 53" living room window with a 60" x 48" window opening (Approximately a 41% size decrease) The applicant had considered closing the kitchen window opening on the front porch, but after discussion with staff, decided not to pursue this in the variance request. According to the applicant, the closure of one door on the front porch is desirable because the porch contains two front doors side by side. One of the doors is therefore unnecessary. The applicant wants to maintain and expand the other front door and center the expanded opening on the existing door opening. The larger size of the opening would allow benefits when trying to move items in and out of the house. The applicant also seeks to replace older and outdated windows on the front and side facades of the house. 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 and speaking with the applicant, staff is of the opinion that the proposed door closure, front door size increase, and window area reduction will not have an adverse impact on the architectural integrity of the front fagade. The front door ITEM 111-423 W 9'Awnue-Design Standards Variance 3 that the applicant is closing is located on the side wall of the front porch and is less visible from the sheet than the door the applicant is expanding. The living room window reduction will bring the size of this opening more in line with that of the upstairs bedroom window opening. The new living room window would maintain the same centerline as the upstairs bedroom window. The applicant plans to replace the bedroom windows with new windows and the applicant would ensure that all windows will have a consistent trim and appearance. The applicant would employ windows similar or compatible in style and appearance for the upstairs bedroom and ground floor living room. The applicant plans to replace other windows on the front and side facades,but would maintain the same sizes and locations for those windows so a variance is not necessary for the other windows. RECOMMENDATION Staff currently recommends approval of a variance from the City's Residential Design Standards to allow for door and window size reductions on the front fagade with the following conditions and finding: Condition: 1. Window and door trim to match color and appearance of the existing windows on the home. 2. Applicant to install siding in any areas closed (door opening,portions of living room window opening) in a manner consistent with existing siding on the home. Siding shall be installed so that it does not have a patchwork appearance. 3. Applicant to center new living room window on the existing second floor bedroom window opening. 4. Applicant shall ensure that the ground floor living room window(s) and upstairs bedroom window(s)maintain a similar or compatible style and appearance to one another. For example, as long as the proposed windows meet building codes and egress requirements, the applicant could employ side by side double hung windows for the ground floor living room and upstairs bedroom. 5. Applicant shall confer with the City's Inspections Division to ensure that the proposed second floor bedroom window replacement(s) comply with any egress and light and ventilation requirements. (Window opening must be a minimum of 8%of the floor area of the room). 6. Applicant will maintain all window openings other than that of the ground floor living room at their current sizes and locations when replacing windows. 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. ITRM 111-423 IV 9'Awnue-Design Standards Variance 4 Please Type or Prim In BLACK INK PAI city OW CITY OF OSHKOSH Oshkosh APPLICATION FOR DESIGN STANDARD VARIANCE REVIEW APPLICANT INFORMATION Petitioner: \JAU VICK a( Date: Petitioner's Address; st City: Orm P'o State:WT Zip: 1/7� r Telephone #: ftO)) 05"'9 (,V Fax: ( p Cather Contact # or Email: Status of Petitioner(Please Check): (l Owner XRepresentative i_'Tenant -7 Prospective Buyer Petitioner's Signature (required): I 1 S Date: '5/2 211k PROPERTY OWNER INFORMATION � Owner(s): tackoa 4P 11 !2,1 u 0 Date: 312-211 Owner(s) Address: City: t'' I,' State: Zip: ry Telephone#: (q )3qO- !113 Fax:. [ ) Other Contact # or Email: Ownership Status (Please Check): Fi Individual ri Trust kpartnership Ll 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. II 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: ir: yr' Proposed Project Description: ab �t ve 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 p 3) The enforcement of the standards cause unnecessary hardship a COM I.�° 5 1. Explain in detail your proposed plans and why a variance Is necessary: - S G e aa mA �a fo a S-3 uija( dwrs a.re YAU'/'�;(P 2. Describe how the variance would not have an adverse effect on surrounding properties or curb appeal of the neighborhood: t�� t �X MOMW !�aw•e as civ A- - C w . 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): QY-\ ® 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): d wh owe w oi& 6. Describe the unnecessary hardship that would result If your variance were not granted (if applicable); , . 7 _ O Nr 00 X X E l x co LO o" O COO � Ca F c- O C G a) C U ca U > u O _ 1 t I' I77 7 I rk I - t _ co Lr) CN 0 U au u a� f 4 , - r 1 if 1 } i M C: f U / ! 8 co O S co .�O} o i }r I i O '31` f Iri1 j,7 i i is i l ti, d ''o oho E x x ° ! N aD Z ❑ I I4 - € N �f_ � T i �7777-T �� it TV, ,, � 4 I ' r m 14 , ? 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