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Home My WebLink AboutItem I PLAN COMMISSION STAFF REPORT AUGUST 21, 2018 ITEM 1: RESIDENTIAL DESIGN STANDARDS VARIANCE TO ALLOW WINDOW CLOSURES AND A BALCONY ON THE FRONT FACADE AT 680 CENTRAL STREET GENERAL INFORMATION Applicant/Owner: Tom Putzer Action(s) Requested: The applicant is requesting approval of a variance from the City's Residential Design Standards to allow window closures and a balcony on the front faqade at 680 Central Street. Applicable Ordinance Provision the Variance is being requested: Code Reference Regulation Section 30-241(B) Existing window openings on front facades including gables shall not be closed or filled (totally or partially). 30-241(C)(2) Decks, balconies, and patios shall be constructed only on a building's rear or interior side facades. Property Location and Background: The subject property is a residential lot located at 680 Central Street and is approximately 5,778 square feet in area. The property has a 2 story 1,296 sq. ft. structure with one living unit that was built in 1920 according to the City Assessor website. The surrounding area to the west, south, and north consists primarily of single-family and two-family uses. The area to the east consists of multi-family uses and commercial properties. The immediate properties on the same block as the subject property have similar scale and architectural character. The subject property and immediate properties to the south, west and north are zoned Two Flat Residential-10—Planned Development(TR-10-PD). The properties to the immediate east are zoned Urban Mixed Use(UMU). Subject Site Existing Land Use Zoning Single-Family Residential TR-10-PD ITEM 1-680 Central Street-Design Standards Variance Adjacent Land Use and Zoning Existing Uses Zoning North Single Family Residential TR-10-PD South Single Family Residential TR-10-PD East Multi-Fanil Residential(Apartments) DVIU Single Family Residential, Two-Family TR-10-PD West Residential 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 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 standards apply to all single and two-family structures within the City and include the regulations that"Existing window openings on front facades shall not be closed or filled. Decks, balconies, and patios shall be constructed only on a building's rear or interior side facades." 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 an existing single-family home on the property and would like to close off several of the windows on the enclosed porch. The applicant would like to install new windows with shutters. Additionally the applicant would install a new balcony on the existing roof of the porch and replace the existing double-hung windows on the second floor with a sliding door that would provide access to the balcony. ITEM 1-680 Central Street-Design Standards Variance 2 The existing home is similar in scale to many of the other homes on the block. The enclosed front porch is similar to several other enclosed porches on the block. Many of these porches include double-hung windows installed in tandem with one another. The porches' glazing comprises large percentages of their wall areas. The glazing functions in the sense that it allows views out from the porch along with light into the porch while serving as an architectural element on street facades. The applicant explains that his proposed window reductions would make the window design on the front faqade less bold and more inviting. He would replace the existing windows with insulated windows. He would install one window on each side and three in the front. All new windows proposed are Jeld-Wen 24"x54" double hung windows and include removable sashes for easy cleaning. The applicant states that his proposed change would remove the "bold factory look" and replace it with a "soft residential look." Staff evaluated the proposed 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 the proposed window closures and shutters on the architectural integrity of the home • Impact of the balcony and sliding door proposed above the front porch • Architectural character of neighboring properties and consistency of these features with other properties on the block After evaluating the petitioner's application and examining the neighboring properties, staff is of the opinion that closure of some of the front porch windows and repositioning of window openings on the enclosed porch will not have a detrimental impact on the architectural integrity of the home. However, the proposed shutters are not consistent with other properties on the block. Staff did not find any other properties on the block that had shutters at their window openings. Due to the lack of shutters on surrounding properties staff does not support the addition of the shutters. Staff also evaluated the proposed balcony and did not find other properties on the block with balconies on their front facades. The sliding door that would replace the two 2nd floor windows on the front faqade would be very prominent and likely too large for its proposed location on the faqade. RECOMMENDATION Staff recommends approval of a variance from the City's Residential Design Standards to allow for window closures on the front faqade at 680 Central Street with the following conditions and finding: ITEM 1-680 Central Street-Design Standards Variance, 3 Conditions: 1. New windows to be installed in tandem-in pairs as opposed to a single window with a punched opening. 2. Window trim to be consistent with trim on other windows on the home. 3. Proposed windows on the front facade shall not include shutters. 4. Front balcony and sliding door is not approved. Finding: 1. The window closure portion of the variance request will not be contrary to the public interest but the shutters,balcony, and sliding door are inconsistent with other properties on the block. ITEM1-680Central Street-Design Standards Variance 1+ Please Type or Print in BLACK INK 04% City otA: CITY OF OSHKOSH Oshkosh APPLICATION FOR DESIGN STANDARD VARIANCE REVIEW APPLICANT INFORMATION Petitioner: Dote: Petitioner's Address: —city: State: A'-! Zip: � Telephone #: (0/,�kc) Fox ( ) --- Other Contact # orEmail: Status ofPetitioner(Please Check) Re hve 0 Tenant Prospective Buyer Petitioner's Signature (required): Date: PROPERTY OWNER INFORMATION Owner(s): Date: Owner(s) Address: City: State:-Zip: Telephone #: ) Fax: ( ) Other Contact # orEmail: Ownership Status (Please Cheok): O |ndividuo| OTrust [.1 Partnership oCoqxxotion Property Owner Consent:[nsquked] 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. | o|so understand that all meeting dates are tentative and may be postponed by the Planning Services Division for incomplete submissions orother d i bho Property Owner's Signature: Date: SITE INFORMATION Addreso/LocufionofProposed Project: Proposed Project Description: Current Use ofProperty: Zoning: In order to be granted a variance,each applicant must be able to prove,in the judgment of the Oshkosh Plan Commission,that ctleast one ofthe following criteria applies: l) The intent ofthe standards have been incorrectly interpreted 2) The standards donot apply tothe project S) The enforcement ofthe standards cause unnecessary hardship 5 la 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: e2 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): 6 Ap 77 IT I1r• J. � t; l 1 s G j r (f r t t' dY tpG1 1I t / JiY I tt I 7 I F r / lit C a r aA1/ [ t Al i r , t , / / VY 11 l ' 47 t 17 f1�l�lti � ' _n -�- - i I W ; Gam, s `��•�`"�' ��x• n"- ��".. � j� .( � ,' r m.. i Y P I t r 3 G /is Egli WIN-W- 40 f fyj1Ron A p yew x �F ✓tet \\ r � r 9 zAR N', 1 ft r.; e i m' _ t � r { A� w i F ( , d r l� 10 r tt I I r i 7 I I f I I s i s !g,mm ` I rA tt roz i 1 a 4_ j'r lii'I I � ff1 11 DESIGN STANDARDS VARIANCE MARK C/MARY E POULTER RALPH E COLLIER 680 CENTRAL STREET 1044 GREGORY ST 1402 WILLOW SPRINGS RD PC: 08-21-18 NEENAH WI 54956 OSHKOSH WI 54904 STEVENS PROPERTIES LLC HANFORD PROPERTIES III LLC MUB INVESTMENTS LLC 2861 SHOREHAVEN CT 320 SHORELANE ST 3438 CHARLIE ANNA DR OSHKOSH WI 54904 OSHKOSH WI 54901 OSHKOSH WI 54904 WATER CITY PROPERTIES LLC LEE J TRITT THOMAS/THEODORA F BUTT 5377 INLET CT 600 W 6TH AVE 673 CENTRAL ST OMRO WI 54963 OSHKOSH WI 54902 OSHKOSH WI 54901 IRVING PLACE LLC DIVISION FOUR LLC THOMAS G PUTZER 905 OREGON ST 905 OREGON ST PO BOX 1144 OSHKOSH WI 54902 OSHKOSH WI 54902 OSHKOSH WI 54903 PEPPLER PROPERTIES LLC WALTER IUEDES TRUST/ SUSANNA LAST TRUST PO BOX 3301 1041 MOUNT VERNON ST OSHKOSH WI 54903 OSHKOSH WI 54901 12 CI) I-w >L�L ('102.0' 102.0' 102.0' ; 102.0 204.0' I 204.0' I o rz _o 102 102 0 0' ---- -- ,oz o* ,020 _ LAI tS: m 9 M -N I 102.0' U 102.0' 102H � ,020' ,o.o' N M N �t r` .. 0.01 102 0' 1C+2 0 .—..... r ...... ...— ..— z ..... 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