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HomeMy WebLinkAboutItem II PLAN COMMISSION STAFF REPORT SEPTEMBER 18, 2018 ITEM II: DESIGN STANDARDS VARIANCE TO ALLOW CONSTRUCTION OF AN ADDITION WITH MATERIALS NOT SUBSTANTIALLY SIMILAR TO THE EXISTING BUILDING AT 347 N. SAWYER STREET GENERAL INFORMATION Applicant/Owner: Timothy White Action(s) Requested: The applicant is requesting approval of a variance from the City's Design Standards for the construction of an addition with materials not substantially similar to the existing building at 347 N. Sawyer Street. Applicable Ordinance Provision the Variance is being requested: Code Reference Regulation Section 30-240(B)(2)(a) All additions shall match or be substantially similar to the design and materials of the existing building. Property Location and Background: The subject property is a commercial lot located at 347 N. Sawyer St and is approximately 36,000 square feet in area. The property contains an 8,728 square foot 1 story commercial structure which was built in 1965 according to the City of Oshkosh Assessor website. The area to the south and north consists of commercial uses. Institutional uses lie to the east. The area to the west consists of multi-family residential properties. The immediate properties on the north and south are zoned Urban Mixed Use(UMU), the property to the east is zoned Institutional District (1) and the property to the west is zoned Multi-Family Residential-20 District(MR-20). The applicant proposes to construct a 1,645 sq. ft. addition on the north side of the building. The applicant intends use the addition for storage and detailing. The cladding of the new addition would consist of vinyl composite brick and EIFS with a stucco finish. Subject Site Existing Land Use Zoning Urban Mixed Use UMU Adjacent Land Use and Zoning Existing Uses Zoning North Commercial Uses UMU South Commercial Uses UMU ITEM Il-347 N.Sawyer St-Design Standards Variance East Institutional Use I West Multi-family Residential Use MR-20 Comprehensive flan Land Use Recommendation Land Use 10 Year Land Use Recommendation Commercial 20 Year Land Use Recommendation Commercial VARIANCE CRITERIA The City's Zoning Ordinance establishes design standards for new construction with the overall purpose/intent to: "regulate the design and materials used for the exterior of buildings and structures with the City so as to maintain and enhance the attractiveness and values of property in the community, emphasize architectural and urban design principles of human scale and visual interest." The standards apply to all new construction within the City and include the regulation that "All additions shall match or be substantially similar to the design and materials of the existing 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 the construction of an approximately 47' x 35' addition on the north facade. The applicant proposes to use a mixture of vinyl composite brick,EFIS and pre-finished metal fascia to clad the addition. The proposed vinyl composite brick would be a similar color to the existing brick building. The applicant feels that the City's applicable design standards ordinance will place a cost hardship on the owner and prohibit the owner from constructing the desired addition. Without the addition the continued viability of this parcel would be in question. Maintaining the original brick facade on the new addition would be cost prohibitive. Staff evaluated the proposal previously described and the impact on the design of the building in regard to the purpose and intent of the design standards. The standards relate to preserving the building's architectural integrity and the potential impact on adjacent properties,the ITEM 11-347 N.Sawyer St-Design Standards Variance 2 character of the area 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 building ® Limits imposed by the building's existing size ® Potential impact on the block's character ® Location of the new addition in relation to the main street frontage Staff conducted a workshop related to the above request at the August 21, 2018 Plan Commission meeting. The applicant and Plan Commission members discussed several options as part of that meeting. After evaluating the application and information discussed at the workshop, staff is of the opinion that the addition as currently proposed would not have a detrimental impact on the architectural integrity of the building. The current building is constructed of brick and the proposed combination of vinyl brick and EFIS should create a substantially similar appearance with the existing building. Staff recognizes the nature of the existing building and location of the addition on the site. The subject parcel has three front yards. The proposed addition would be located along the existing building away from the main street. The proposed addition is situated along a secondary street and is recessed from the primary building fagade to aid in incorporating it into the overall building design. RECOMMENDATION AND FINDINGS Staff recommends approval of a variance from the City's Design Standards to allow for construction of an addition with the following conditions and finding: Conditions: 1. Colors of the cladding on the new addition shall be similar in appearance to that of the cladding on the original building. 2. Any additional work involving the exterior of the property shall be filed as a separate request(s)for review by the Department of Community Development and the Plan Commission. Finding: 1. The variance will not be contrary to the public interest. 2. The variance is needed so that the spirit of the ordinance is observed. ITEMII-347 N.Sawyer St-Design Standards Variance 3 Please Type or Print in BLACK INK cit,Q CITY OF OSHKOSH Oshkosh APPLICATION FOR DESIGN STANDARD VARIANCE REVIEW APPLICANT INFORMATION Petitioner: 4e- Date: 7— Petitioner's Address: W A& city:,.C) State: Zip: 2- Telephone #: Ax: Other Contact # or Email: Tcldlrle e Al ',f— Status of Petitioner(Please Check): Petitioner's Signature (required): Date: -7-9-/9 PROPERTY OWNER INFORMATION Owner(s):-77�ho4k, WA lc Date: Owner(s) Address: 3 9 7 VC�ffY: ek eV SX State:bvZ-Zip: 15- Telephone �- ax: Other Contact# or Email: Ownership Status (Please Check): 11 Individual Ei Trust 0 Partnership SCCorporation 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 of itive reasons. Property Owner's Signature: Date: —7— c3—/9 SITE INFORMATION Address/Location of Proposed Project: P-TA 3 / 77 �7- 05 k eosk S-E/ 9e, z- Proposed Project Description: Current Use of Property: F)6S4,1VxC; 60t(nmefef 94 5 1"r) 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: . 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