HomeMy WebLinkAboutItem IV PLAN COMMISSION STAFF REPORT SEPTEMBER 4,2018
ITEM IV: RESIDENTIAL DESIGN STANDARDS VARIANCE TO ALLOW
MATERIALS NOT SIMILAR TO THE EXISTING CLADDING AND
OVERALL DESIGN CHARACTER AT 647 WAUGOO AVENUE
GENERAL INFORMATION
Applicant: Mary Wamke
Property Owner: Horst Warnke
Action(s) Requested:
The applicant is requesting approval of a variance from the City's Residential Design Standards
to allow a partial residing using materials not similar to the existing cladding and overall design
character at 647 Waugoo Avenue.
Applicable Ordinance Provision the Variance is being requested:
Code Reference Regulation
Section 30-241(D)(3)(c) Exterior patchwork,repair, or reconstruction that results in a
multi-textured or multi-colored effect or an appearance not
consistent with the overall design character of the original
structure is not permitted.
Property Location and Background:
The subject property is a comer residential lot located at 647 Waugoo Avenue and is
approximately 6,790 square feet in area. The property contains a 2,108 square foot 2 Story two-
family residential structure which was built in 1920 according to the City of Oshkosh Assessor
website. The surrounding area consists predominately of single and two family uses. The
immediate properties on all sides of the subject property are single-family uses. The subject
property and immediate properties on the north, south, and west sides are zoned Two Flat
Residential-10 (TR-10). The property across Mill Street to the east is zoned Urban Mixed Use
(UMU). The Comprehensive Plan 10 and 20 year land use recommendations for the parcel are
single family residential with the potential of commercial uses. Future land use maps are not
intended to be parcel-specific,but represent a general land use pattern.
The applicant approached Planning Services because she wants to repair damaged siding on the
front plane of the home. She would rather reside the entire faqade plane than patch a small area
of damaged siding. She intends to reside the plane with vinyl rather than asphalt siding as is
used on the rest of the home. Staff considers the use of a new siding material for one faqade
plane exterior repair that would result in a multi-textured effect. Therefore, the proposed work
requires Plan Commission review and a variance.
ITEM IV-647 Waugoo-Design Standards Variance
Subject Site
Existing Land Use Zoning
Two Family Residential TR-10
Adjacent Land Use and Zoning
Existing Lases Zoning
North Single Family Residential TR-10
South Single Family Residential TR-10
East Single Family Residential UMU
West Single Family Residential TR-10
Comprehensive Plan Land Use Recommendation Land Use
Single Family
Residential/
10 Year Land Use Recommendation Commercial Node
Single Family
Residential/
20 Year Land Use Recommendation Commercial Node
`IARIANCE 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"Exterior patchwork, repair, or reconstruction that results in a multi-textured or multi-
colored effect or an appearance not consistent with the overall design character of the original structure is
not permitted."
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.
ITEM IV-647 Waugoo-Design Standards Variance 2
ANALYSIS
The applicant is requesting a design standards variance to allow partial residing on the front
facade using materials not similar to the existing cladding and overall design character at 647
Waugoo Avenue. The applicant would rather not patch a small section of siding next to the
porch area,but replace the damaged siding and cover one section of the wall with new vinyl
siding. The vinyl siding would be a grey color matching the rest of the home. The siding on the
remainder of the home is in good condition and does not require replacement. Having to reside
the entire home would cause extreme financial hardship for the home owner who is 88 years
old and depends on the rental income for daily expenses.
The applicant believes that the variance would not have an adverse effect on surrounding
properties because she believes the siding would blend very closely with the old siding. The
new siding would have an extremely miniscule impact when viewed from the road. The
exterior is consistent with homes directly next to the property and across the street. The
applicant states that the white trim will remain and will match the rest of the home. The
applicant would remove any damaged material and completely cover the section in question
with new grey vinyl siding which would complement the home.
Staff evaluated the 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:
• The materials used for the home's current cladding
• The difference in textures between the existing asphalt cladding and proposed vinyl
cladding
• The impact of residing one plane of the front fagade with a cladding of a different
texture than the remainder of the house
® The fagade's visibility from the street
After evaluating the petitioner's application, photographs, proposal, visiting the site and
discussing the proposal and variance internally,staff is of the opinion that the proposed
residing will have a detrimental impact to the home's architectural quality. The home currently
employs asphalt siding which is consistent in texture and color throughout.
The applicant explains that the owners live below the poverty line and are income-qualified for
assistance. Both have struggled with health conditions and medical bills and rely on the rental
income from this property. Last year the owners renovated the interior of the property for the
tenants and they want to maintain the exterior of the home. In the applicant's opinion, the new
siding would protect the exterior and compliment the look of the home. Having to reside the
entire home would have catastrophic financial consequences according to the applicant.
ITEM IV-647 Waugoo-Design Standards Variance 3
The applicant bases her argument for the proposed alteration largely on the rationale that the
owners could not afford the cost of an entire residing and that an entire residing would be
unnecessary. Staff is unaware of whether the applicant looked at other siding options such as
potential brick veneer options of differing hues and other siding panel systems that might have
similar color and textures but staff would like to see evidence that the applicant explored other
product options.
Staff believes it is prudent to remind the Plan Commission that cost is not considered grounds
for a variance based on Wis. Stats. 62.23(7)(e)7 (see above where the Plan Commission is
authorized to grant variances). Staff can work with the applicant to come up with a more
supportable solution but does not support the work as proposed currently.
RECOMMENDATION
Staff recommends denial of a variance to allow a partial residing using materials not similar to
the materials on the original building at 647 Waugoo Avenue with the following finding:
Finding:
1. The variance is not defensible because the proposed alteration would have a
negative impact on the architectural integrity of the house and based on the
materials and information submitted staff cannot determine that a statutory
hardship exists.
ITEM IV-647 Waugoo-Design Standards Variance 4
Please lype or Print in BLACK INK cilyo
CITY OF OSHKOSH Oshkosh
APPLICATION FOR DESIGN STANDARD VARIANCE REVIEW
APPLICANT INFORMATION ^~/� � ��
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Petitioner:
Petitioner's Address: City: Statelu— Zip:-S*,
Telephone #: P, 3 Fax: Other Contact # or Email:
epresenfative E Tenant Prospective Buyer
Status of Petitioner(Please Check): Ownetr
Petitioner's� /
Signature (required): �~ Date: (� -/ ~���
PROPERTY OWNER INFORMATION
Owner(s): Dote:
Owner(s) Add
State Tr- �p� ��
Telephone #: (clio �Lqo "inFox ( ) Other Contact# orEmail:
Ownership Status (Please Check): ��|ndi�duo| OTmst [] Partnership oCorpon/�on
/ .
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. | a|so
understand that all meeting dates are tentative and may bepostponed bythe Planning Services Division for
incomplete submissions orother
Property Owner's 5ignofure: Dote:
SITE INFORMATION
Address/Location
Proposed Project Deschpfi
Current Use of Property: ing
In order to be granted a variance, each applicant must be able to prove,in the judgment of the Oshkosh Plan
Commission,that ofleast one ofthe following criteria applies:
}) The intent ofthe standards have been incorrectly interpreted
2} The standards donot apply tothe project
3) The enforcement ofthe standards cause unnecessary hardship
5
1. Explain in detail your proposed plans and why a variance is necessary:
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2. Describe how the variance would not have an adverse effect on surrounding properties or
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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):
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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(it applicable):
6. Describe the unnecessary hardship that would result if your variance were not granted (if
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DSV MAPLEWOOD TOWNHOUSES LLC WILLIAM J/DONNA M HAYES SR
647 WAUGOO AVE 426 BROAD ST 1145 OLSON AVE
PC: 09-04-18 OSHKOSH WI 54901 OSHKOSH WI 54901
MARK J HOLLAND GRANT P PETERSON LYNN K ANDERSON
641 WAUGOO AVE 637 WAUGOO AVE 633 WAUGOO AVE
OSHKOSH WI 54901 OSHKOSH WI 54901 OSHKOSH WI 54901
MARGARITO/EULALIA LEDESMA JOSHUA A PATTERSON ALLAN L/CARLA R CHIZEK
636 WAUGOO AVE 642 WAUGOO AVE W5661 COUNTY ROAD A
OSHKOSH WI 54901 OSHKOSH WI 54901 BLACK CREEK WI 54106
FABULOUS FINDS LLC B J RENTALS LLC RICHARD K KUEHN
3763 CANDLISH HARBOR LN 217 BOWEN ST 4776 ISLAND VIEW DR
OSHKOSH WI 54902 OSHKOSH WI 54901 OSHKOSH WI 54901
KATHY WEBB HORST WARNKE MARY WARNKE
543 OTTER AVE 5080 S HWY 45 5110 STRETCH LN
OSHKOSH WI 54901 OSHKOSH WI 54902 OSHKOSH WI 54902
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