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HomeMy WebLinkAboutItem II PLAN COMMISSION STAFF REPORT JULY 3, 2018 ITEM II: RESIDENTIAL DESIGN STANDARDS VARIANCE FOR A NEW HOME ON AN INFILL SITE TO USE EXTERIOR MATERIALS NOT VISUALLY COMPATIBLE WITH THOSE USED ON OTHER BUILDINGS ON THE BLOCK AT 2820 STONEY BEACH ROAD GENERAL INFORMATION Applicant: RH Design Build Owner: Ryan and Mindie Boynton Action(s) Requested: The applicant is requesting approval of a variance from the City's Residential Design Standards to use exterior materials not visually compatible with those used on other buildings on the block. Applicable Ordinance Provision the Variance is being requested: Code Reference Regulation Section 30-243(E)(3)(a) The exterior materials used on the front and side facades shall be visually compatible with those used on other buildings on the block and in the surrounding neighborhood. Property Location and Background: The subject property is a residential lot located at 2820 Stone Beach Road and is approximately 1 p p tY Y pl' Y 7,425 square feet in area. The property is currently a vacant parcel. The surrounding area consists predominately of single family uses. The immediate properties on the south, west and north sides of the subject property are single-family uses with similar scale but varying architectural character. Lake Winnebago lies to the east of the property. The subject property and immediate properties to the south, west and north are zoned Single Family Residential- Lakefront Residential Overlay(SR-S-LRO). Subject Site Existing Land Use Zantiy Single Fa2lqy Residential-5 Lakefront Residential Overlay SR-S-LRO ITEM 11-2820 Stoney Beach Road-Design Standards Variance � Adjacent Land Use and Zoning Existing Uses Zonin Single Family Residential-5 Lakefront SR-5-LRO North Residential Overlay Single Family Residential-5 Lakefront SR-5-LRO South Residential Overlay East Lake Winnebago N/A Single Family Residential-5 Lakefront SR-5-LRO West Residential Overlay Comprehensive Plan 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 coininunity, to ininitnize adverse impacts on adjacent properties and neighborlioods resulting from arcltitectitral and building construction practices that may detract from the character and appearance of the neighborliood as a 0iole, 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"Vie exterior inaterials used on the front and side facades sliall be visually compatible with those used on otlier buildings on the block and in the surrounding neigliborhood." 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 intends to construct a single family home on the parcel. The applicant wants a home that is modern in appearance. The home would use a James Hardie Reveal panel system over a rain screen as its exterior cladding method. The facades are designed to use a combination of Hardie panels,board and batten siding and traditional V lap siding. The combination of cladding materials is intended to break up large fagade areas. The traditional lap siding is similar to materials found on some of the neighboring homes. ITEM II-2820 Stoney Beach Road-Design Standards Variance 2 The proposed new home is different in character and some of its cladding than the existing homes on the block. The Hardie panels proposed are often found on commercial buildings. The panels form the outer cladding of a rainscreen system which allows rainwater that enters the wall cavity behind the panels to drain out of the wall assembly. Rainscreen systems are designed to allow cladding materials to hold up over time by ensuring that water does not have a chance to collect and remain long-term in the wall assembly. The applicant wants to create a home with a modern architectural theme while displaying some sensitivity to the surrounding neighborhood context. The home's floor plan responds to its narrow site by placing two masses linked by a central stair and situating rooms within these masses to take advantage of the views the site allows. The elevations and floor plans also tie back to one another through the use of glazing wherever possible both as an exterior facade element and to maximize views for the home's spaces as appropriate. The surrounding neighborhood is a low traffic area with numerous trees between different properties and dividing the properties from the road according to the applicant. These trees help to screen the views between different properties. The location of the subject lot along the lake also reduces the number of access points and surrounding parcels that have views of the property. The applicant explains that a variety of homes exist in the surrounding neighborhood. These homes range from traditional Cape Cod to Tudor, to brick, to coastal board and batten, etc. The home the applicant proposes is more modern in appearance than the existing homes but the applicant explains that the traditional and board and batten sidings proposed for the new home are similar to some of the surrounding homes. 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 employing materials not visually similar to those of the surrounding homes on neighborhood character • Architectural character of neighboring properties After evaluating the petitioner's application and examining the neighboring properties, staff is of the opinion that the new home will not have an adverse impact on the neighborhood. The home has a modern design and employs materials not found on other homes in the neighborhood. However, the existing neighboring homes are a variety of architectural styles. The homes have large numbers of trees between them and the trees also help screen the properties from one another. The designer uses more traditional lap siding and board and batten siding on the facades of the new home and tries to tie the new home back with some of the surrounding properties. Staff is of the opinion that if the proposed home used only one ITEAIII--2820 Stoney Beach Road-Design Standards Variance 3 exterior cladding material, the home's appearance would not be as effective visually as the proposed design. Staff does not see issues with the designer trying to create a modern home that distinguishes itself visually while at the same time paying homage to the neighboring architectural styles through the use of a combination of traditional and modern siding elements. RECOMMENDATION Staff recommends approval of a variance from the City's Residential Design Standards to allow for the proposed home at 2820 Stoney Beach Road to use exterior materials not visually compatible with those used on other buildings on the block with the following finding; Finding; 1. The variance will not be contrary to the public interest because a variety of architectural styles already exist in the neighborhood. ITEM11-2820Slaney Beach Road-Design Standards Variance 4 Please Type or Print in BLACK INK C y il CITY OF OSHKOSH Oshkosh APPLICATION FOR DESIGN STANDARD VARIANCE REVIEW APPLICANT INFORMATION Petitioner:-9fl P---51614 P>UILID Date: 6--4-2-08 Petitioner's Address: 051 r3ou� -s7 City: C-151WOE44 State: W zip: 1514901 Telephone ZIS I Fax: Other Contact # or Email: qcs)W�um)6p- Status of Petitioner (Please Check): I Owner XRepresentative I i Tenant � 1 Prospective Buyer Petitioner's Signature (required): Date: PROPERTY OWNER INFORMATION Owner(s): Rvf)1A M-) - a Date: Owner(s) Address: '7 BZ0 S-11 O? SrACH P-D city: COS I-WoSR State: W I zip: 1E:-41702 Telephone #: ( 974D) ZO3-q-3(A Fax: ( P/4 —Other Contact# or Email: Ownership Status (Please Check): X Individual FL Trust :1 Partnership I.:::j Corporation Property Owner Consent: (required) By signature hereon, I/We acknowledge tha City officials and/or employees may, in the performance of their officials Ci functions, enter upon the property to inspect other other information necessary to process this application. I also understand that all meeting date tentative nd may be postponed by the Planning Services Division for ,X' le incomplete submissions or other tive ons. Property Owner's Signature: Date: SITE INFORMATION Address/Location of Proposed Project-, 1FMCGL iD141035000 Z1300+ Proposed Project Description: 146W 00me 4ZOO-r)ON OF Current Use of Property: \1141C-AWT 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 1. Explain in detail your proposed plans and why a variance is necessary: -rAC '51DW 6 SELECTION OF C446'CC Is NOM `n1Ptc.A L OF 11 e65iD6nlTAL UMrr 114 THnT rT Is Iq c?vA4rTl� 6f-ADC PAN 6 L SyS`�Erh oFf EN p=oual r, oxt CoMr�E,�U F1 L gyl tpt/V 2. Describe how the variance would not have an adverse effect on surrounding properties or curb appeal of the neighborhood: ��lE SvK�,ou►.l�r G ►S A LoL,J-rV-6F IG f 96n WI-TO Num6!?4US -T1ZE.65 P1V IDIAI G NDMES + "T;1iE: P-6 D L.ErAYI G L17FLE `FO Na IMPML71 on1 AJZC-p ALS a A"N U -Me A1C S t C- G1\[6V& 1n11v11nAL AC-cc-5s _V:;� "T A lG d- Arte=r}f -roS� E �E"77 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): WE RQE t�'TILi2rNG THEf�l�1ESJIAQpIE REVE�� PPtNEI SySFEr�1 oVEQ J� Q/}r�j 5GY�E � ALot46 wrrU A Aij,c of -rtiEl2 ec4q b 4- RAFtL&j 4W4As 51rn1Ai& To SAY V? LAQ66 AREAS 5 rr e-�uTi610E 4 ?WK-t- 'TY P& 1..0014. 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