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Home My WebLink AboutItem III PLAN COMMISSION STAFF REPORT SEPTEMBER 4,2018 ITEM III: RESIDENTIAL DESIGN STANDARDS VARIANCE TO ALLOW A PORCH ALTERATION USING MATERIALS NOT SIMILAR TO THE MATERIALS ON THE ORIGINAL BUILDING AT 202 W. MELVIN AVENUE GENERAL INFORMATION Applicant/Owner: Julie Gordon Action(s) Requested: The applicant is requesting approval of a variance from the City's Residential Design Standards to allow a porch alteration using materials not similar to the materials used on the original building at 202 W. Melvin Avenue. Applicable Ordinance Provision the Variance is being requested: Code Reference Regulation Section 30-241(D)(3) The exterior materials used for new additions and changes shall be the same materials or combination of materials as used on the original building. Property Location and Background: The subject property is a residential lot located at 202 W. Melvin Avenue and is approximately 8,835 square feet in area.The property contains a 2,162 square foot I 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 some two family uses to the west and North Main and mixed uses to the east. The subject property and immediate properties on all sides of the subject property are single-family uses. The subject property and immediate properties on all sides are zoned Single Family Residential 5 (SR-5). The applicant approached Planning Services staff regarding the possibility of replacing the front landing and steps on the property. The current landing and steps on the property are architecturally integrated into the design of the front faqade and they are constructed of concrete. The steps are flanked by two brick piers. The applicant would like to demolish the brick piers and replace the concrete landing and steps with steps constructed of composite decking. Staff determined that the work proposed was an alteration under the Exterior Building Design Standards. Due to the fact that the proposed alteration would not use the same materials as the original house, staff has determined that Plan Commission review is required. Subject Site Existing Land Use Zoning Single Family Residential SR-5 ITEMIII-202 W.Melvin-Design Standards Variance Adjacent Land Use and Zoning Existing Uses Zoning North Single Family Residential SR-5 South Single Family Residential SR-5 East Single Family Residential SR-5 West Single Family Residential SR-5 Comprehensive flan 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 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 regulation that"The exterior materials used for new additions and changes shall be the same materials or combination of materials as used on the original building." 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 an alteration using materials significantly different than the materials used for the original home. The front portion of the home consists of a brick facade with stone corbeling and arching over the main entrance. Two brick piers with cut stone caps flank the concrete steps leading up to the main entrance. The facade includes cut stone sills for the windows and soldier coursed brick above the ground floor window. ITEMIII-202 W.Melvin-Design Standards Variance 2 The front steps have deteriorated significantly. Their condition makes them unsuitable aaa walking surface andHhpv require replacement. The applicant would like todemolish the concrete steps and two brick piers and construct a landing and steps ofcomposite decking. She states that the steps would be grey in appearance so as to have a similar color to other elements unthe home. The new structure would mirror the existing footprint ofthe current structure. The applicant would reuse the existing wrought iron railings which are original to the house. She would also have the stone around the entry door tucknoboted. In her application and discussions with staff the applicant stated that she does not have funding toreconstruct the steps usconcrete. She stated thatdhequotetoreetoretbeexiotingshepsvves $7,200,which is far above any funds available to the homeowner to restore the steps to a safe condition. She iaolthe opinion that the steps as they are currently, donot reflect the neat and tidy appearance ofthe neighborhood. Staff evaluated the work previously described and the impact on the desio1the home in regard bothe purpose and intent otthe residential design standards. The standards relate to preserving the home's architectural integrity and the potential impact on adjacent properbcs, the neighborhood character and "curb appeal" ofthe block. In working with the applicant, staff considered: • The materials used inthe home's original construction • The relationship and integration o[the current stoop and steps into the design of the home • The �ua�tofdcrno�abbz the brick �s o� � c piers w The impact of allowiing uprominent element mzthe front faqadc to be constructed of a material different than anything else oothe rest ofthe home • The faqude'svisibility from the street After evaluating the petitioner's application,photographs,visiting the site, and discussing the proposal and variance internally, staff is of the opinion that the proposed alteration will have a detrimental impact tothelbome'aarcbitecturulqno6tv. The front faqadeiecurrently a composition that uses brick, stone, cut stone and concrete elements. The current steps are integrated into the front fuqude. They are constructed ofconcrete and the brick piers moeither side help add definition tnthe steps while employing the same brick and cut stone that isused etthe windows and wall plane ofthe faqudc. The steps and landing are therefore not add-ons as it has become the case with many other residential structures in the city. Staff believes that the demolition ofthe brick piers in particular would have amajor impact mz8eappearaoceo( the steps. The applicant bases her argument for the proposed alteration largely onthe rationale that the cost ofnew concrete steps are greater than she can afford. Staff isunaware ofhow many quotes the applicant obtained for replacement ofthe original steoabu(vvonldDkctoaoceffodtstn obtain more than one quote. The applicant could explore funding options for doing the work. ITEM/u-2u2nrMelvin Design Standards Variance 3 Asan example, the city offers anumber n6 rehabilitation loan programs for properties that the owner could explore. Staff believes it is prudent to remind the Plan Commission that cost is not considered grounds for ovariance based ooWis. Stats. 62.23(7)(e)7(acc above where the Plan Commission is authorized togrant variunces). Staff can work with the applicant tocome upwith amore supportable solution but the work as proposed currently is not defensible. RECOMMENDATION ' Staff recommends denial of a variance to allow a porch alteration using materials not similar to the materials on the original building at 202 W. Melvin Avenue with the following finding: Finding: l. The variance ianot defensible because the proposed alterationwould have a negative impact ontbeacchitectura|hnbegrihyofthehouocaodbusadoutbe materials and information submitted staff cannot determine that a statutory hardship exists. ` zaMuI-202W Melvin Design Standards Variance 4 Please Type or Print in BLACK INK City OW CITY OF OSHKOSH Oshkosh APPLICATION FOR DESIGN STANDARD VARIANCE REVIEW APPLICANT INFORMATION Petitioner: - ADate: Petitioner's Address: A k-AILIE City: State. Zip: ` ' Telephone #: O -" j Fax: ( ) Other Contact # or Email: Status of Petitioner(Please Check): XOwner - Representative Tenant - Prospective Buyer Petitioner's Signature (required): Date: 1 PROPERTY OWNER INFORMATION Owner(s): ( I. Date::?- Owner(s) ` . Address: . e ' A .�� Lpl City. � State - _ - Zip:� D Telephone #: ('1Z)) ` 6 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 re ons. r Property Owner's Signature: Date: SITE INFORMATION Address/Location of Proposed roject: 0 A s _ Pr posed Project Description: ii firlou Current Use of Property: a br 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 5 1. Explain in detail your proposed plans and why a variance is necessary: V - R %? p 9 f`= s n f u r ' sPatY 'F lam? ° k ti 2. Describe how the variance would not have an adverse effect on surrounding properties or curb appeal of the neighborhood: q Y 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): �i i L1 A-- 1 Mf 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): 6. Describe the unnecessary hardship that would result if your variance were not granted (if applicable): tv- io Q t — � R --- -nage#_A— —of - ,pages I PROPOSAL SUBMITTED T0: JOB NAME 8 �' —JOB# ° � 1 ADDRESS 0 L CATION I s• DATE DATE OF PLANS of PHONE# FAX# „ ARCHITECT y p 5r ' e hereby submits specifications and estimates for: a,,,;`°� ,�'��,` ,� � �°-�� '� Ng" s - a"v ; c ar fax w !@ .. ,e N,-'r �'�, 8C, - ."r,__ ° E �'�_5�� "—' to W l J 10" e h A IK Al i' If yea gV\® k-e. N � � % � z VIC e propoereby to furnish material and labor—completed accordance with the abode specifications for the su f: - j ., $ Dollars w' payments tq e made as follows: ti e ' , g �i A-It oft C,4 C)tj Any a teration or deviation from above speci is ions involving extra costs Respectfully will be executed only upon written order,and will become an extra charge Submitted over and above the estimate. All agreements contingent upon strikes, accidents,or delays beyond our control. Note=this proposal may be vvithdr No by us if not accepted within days. - to ®,5 The above prices,specifications and conditions are satisfactory and are hereby accepted. You are authorized to do the work as specified. •� �t � Payments will be made as outlined above. signatr4rp j yam` are of Acceptance t Signatu A-NC3819/T-3850 09-11 Q i I r . r 5 34.5 I 1 i I i 45.0 64.0 ...................... ............. .............................. 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Those using the Printing Date:8/13/2018 (,� information are responsible for verifying accuracy. For full disclaimer please go to Oshkosh�t`s � www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by:City of Oshkosh,WI �'"" s .3 J:\GIS\Planning\Plan Commission Site Plan Map Template0an Commission Site Plan Map Template.mxd User:minak 1� I t Hf UMU;;PD t � i s ( ( l 79 ®121 — € MR-12 i — _. MR,20 I I ....... i I, i _ i ... _ .. .1..._!.— .... ...... .. .._ . ITJ =� :. L- SR-5... — 1-PD J I I TU 0.:. y ....... ...... SR-5 I. -SR-5- TO Ti 4 ...... ..... -UO . ....20 i l is , I. .... L.�...... _.. ....... ....... :......... I......... : .......... �.... TR-10=UTO....... .........�........ _ ..... I -j:::......... s.. .... —TR-10PDUT0 — -- MR-20_UTO —... 4 .... ........ �..... ..... ........... ..... �....... .. .. r I r ........... Ft _ I ..... ..... , l .......... MR-20-UTO , l -PD-UTO —....... TR-1:0-PD ....1..... ... II I i TR-10PDU�t i TR-10PDUTO! 21-PD ! rte- UMU-PD zi T 3 N '� 1 in=0.09 mi lin=500ft r City of Oshkosh maps and data are intended to be used for general identification purposes only,and the City of Oshkosh assumes no liability for the accuracy of the information. Those using the c information are responsible for verifying accuracy. For full disclaimer please go to Printing Date:8/13/2018 Oshkosh www.ci.oshkosh.wi.us/Glsdisclaimer Prepared by: City of Oshkosh,WI J:\GIS\Planning\Plan Commission Site Plan Map Template\Plan Commission Site Plan Map Template.mxd User minak 18 a x ��A C � c s+ ij 3 � sy✓j 3 H Y j iE r 0 ma K{ �G �'—, 1 in 0.02 mi 1in= 100ft City of Oshkosh maps and data are intended to be used for general identification purposes only,and the City of Oshkosh assumes no liability for the accuracy of the information. Those using the Printing Date:8/13(2018 information are responsible for verifying accuracy. For full disclaimer please go to ( � � www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by:City of Oshkosh,WI �✓ 7\GIS\Planning\Plan Commission Site Plan Map Template\Plan Commission Site Plan Map Template.mxd User:minak 19