HomeMy WebLinkAboutItem III PLAN COMMISSION STAFF REPORT OCTOBER 16,2018
ITEM III: COMMERCIAL DESIGN STANDARDS VARIANCE TO ALLOW A
RENOVATION USING CLASS IV MATERIALS TO CLAD PORTIONS OF
THE EXISTING BUILDING AT 804 WITZEL AVENUE
GENERAL INFORMATION
Applicant: RH Design Build LLC
Property Owner: Auto Authority LLC
Action(s) Requested:
The applicant is requesting approval of a variance from the City's Commercial Design
Standards to allow a renovation using Class IV materials to clad portions of the building at 804
Witzel Avenue.
Applicable Ordinance Provision the Variance is being requested:
Code Reference Regulation
Section 30-243(C) Commercial buildings shall be predominantly clad in Class I
materials. Class II and Class III materials may be used as accents
and trim not to exceed 50 percent of the total building faqade. Class
IV materials are prohibited.
Property Location and Background:
The subject property is a commercial lot located at 804 Witzel Avenue and is approximately
45,035 square feet(1.0339 acres) in area. The property contains a 4,184 square foot Auto Service
Garage owned by Auto Authority LLC and built in 1963 according to the City Assessor website.
The properties to the south consist of a veterinary clinic and the City of Oshkosh Parks and
Forestry Division. The property to the north consists of the Oshkosh Humane Society. The
properties to the east and west of the subject property include commercial and industrial
properties. The subject property and immediate properties on the east and west are zoned
Urban Industrial(UI). The property to the north is zoned Institutional(1) and the properties to
the south are zoned Urban Mixed Use(UMU) and Institutional (I).
The petitioners approached Planning Services staff and explained that they would like to
renovate their existing automobile service facility. The existing building is constructed largely
of concrete block. The petitioner would like to enhance the exterior appearance of the building,
while employing cladding systems that are durable and sensitive to the surrounding context.
Staff examined the proposed cladding materials. One of these materials is a Grandrib 3 metal
panel by Fabral and the petitioner would use this material to clad much of the building. Staff
determined that the metal panel is a Class IV material under the zoning ordinance. The
ITEM 111-804 Witzel Avenue-Design Standards Variance
ordinance prohibits Class IV materials for commercial buildings, so the petitioner applied for a
design standards variance.
Subject Site
Existing Land Use Zoning
Auto Service Garage UI
Adjacent Land Use and Zoning
Existing Uses Zoning
North Oshkosh Humane Society I
South Veterinary Clinic, City of Oshkosh UNIU, I
East Verve Credit Union UI
West Wisconsin Telephone Company UI
Comprehensive Plan 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 and additions
with the overall purpose/intent to:
"Regulate the design and materials used for the exterior of buildings and structures within the City so as
to maintain and enhance the attractiveness and values of property in the community."
The Ordinance states that alterations: "For buildings constructed prior to the effective date of this
Chapter, alterations that do not impact the floor area of the building shall comply with the standards of
this Section, or shall match or be substantially similar to the existing building design and materials."
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 existing site is owned by Auto Authority Properties, LLC and the building is constructed
largely of cinderblock. The cinderblock used for a large portion of the building's exterior is a
Class IV cladding material by ordinance. The building predates the current zoning ordinance
ITEM 111-804 Witzel Avenue-Design Standards Variance 2
and is a nonconforming structure. The petitioners are seeking to enhance the appearance of the
building by covering the existing block with new cladding materials.
The Fabral Grandrib 3 product proposed is a metal panel system. The panels have vertical
seams. The Grandrib 3 is a Class IV material and by ordinance, would not be permitted for use
as a cladding material on a commercial building in the City. The applicant noticed a number of
other buildings in the vicinity that make use of metal panel systems. These buildings include
the Oshkosh Parks and Forestry building, the Wald Wire &Manufacturing Company,
Assurance Title Services and Jet Stream Car Wash. The panels chosen would clad most of the
auto service facility and tie it in with its surrounding context. The applicant would clad the
bases of some facades in stone and small portions of some facades in James Hardie fiber cement.
In addition to matching the surrounding context, the vertical metal panels were also chosen for
their durability. The proposed panels have passed a number of UL tests for fire resistance,hail
impact resistance and uplift resistance. They come with a high performance paint. The
applicant believes that the proposed panels can enhance the appearance of the building and
maintain a quality appearance for years to come.
Staff evaluated the completed work previously described and the impact on the design of
building in regard to the purpose and intent of the industrial design standards. The standards
relate to preserving the building's architectural integrity and the potential impact on adjacent
properties, and "curb appeal" of the block. Iri working with the applicant, staff considered:
• Existing concrete masonry and its appearance
• Location of the site and character of the surrounding properties
• Zoning and uses of the property and surrounding context
Staff evaluated the petitioner's application and site plan and discussed the proposal and
variance internally. Staff is of the opinion that the proposed recladding will not have a
detrimental impact on the appearance of the building. The metal panels, lap siding, and stone
proposed for the new cladding together will enhance the appearance of the building. The new
cladding will be an improvement on the cinderblock that is already there.
In staff's opinion, the applicant's material choices and elevations greatly improve the
appearance of the front mass of the building. This mass is perhaps the most visible from the
street and the applicant provided a rendering showing this portion of the building. Here the
applicant proposes stone for the base, existing glazing openings, and James Hardie horizontal
fiber cement siding. The materials would cover some of the existing block and other materials.
The improvements proposed for the front mass of the building factored in to staff's reasons for
supporting the design standards variance.
The applicant has created elevation drawings and these drawings provide a good idea of the
applicant's intentions. Staff found the drawings informative and helpful in assessing the
proposed work.
ITEM III-804 Witzel Avenue-Design Standards Variance 3
RECOMMENDATION
Staff recommends approval of a variance from the City's Commercial Design Standards to
allow a renovation using Class IV materials with the following conditions and finding:
Conditions:
1. Owner shall ensure that the cladding is maintained throughout its lifespan.
2. Any future intentions to renovate using Class IV materials to be filed as separate
request(s) and be reviewed by the Plan Commission.
3. Variance is only for the work proposed and mentioned here and any future work that
would not comply with prevailing Design Standards shall be filed as separate requests
and be reviewed by Plan Commission.
4. Petitioner shall add some feature(s) to break up the side (left and right) facades and
submit revisions to those fagades (areas with large expanses of metal panels) to
Department of Community Development for staff review and approval before
proceeding with work.
Finding:
1. The variance will not be contrary to the public interest.
ITEM III-804 Witzel Avenue-Design Standards Variance 4
Please Type or Print in BLACK INK
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YF OSHKOSH Oshkosh
APPLICATION FOR DESIGN STANDARD VARIANCE REVIEW
APPLICANT INFORMATION
Petitioner: %74 L Outo:___________
Petitioner's Address: 0,5/ City: —State: Wt Zip: �� \
Telephone #: (qz0) Z-3� /(0 1 1� Fox: ( ) Other Contact # orEmail:
Status ofPetitioner (Please Chec
Petitioner's Signature (required): Date: 9 (1 v
PROPERTY OWNER INFORMATION
Owner(s): iI-= Po�� /-> [_ Dot*:
Ovvner(s) Address, 504 |//-rZCL A`^6 city: State: L" lzip:
Telephone #: ��\ � �c' l(0 Fox ( ) Other Contact# orEmail:
Ownership Status (Please Check): oIndividual Trust Partnership UCorpoxotion
Property Owner Consent:(nequired)
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 tentative d may b Post ed by the PlanningServices Division for
incomplete submissions orother i isti
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Property Owner's Signature: Date:
SITE INFORMATION
Address/Location ofProposed Project:
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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 otleast one ofthe following criteria applies:
l) The intent ofthe standards have been incorrectly interpreted
2) The standards donot apply tothe project
}) The enforcement ofthe standards cause unnecessary hardship
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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
curb appeal of the neighborhood:
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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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4Describe why the intent of the design standards have been incorrectly interpreted (if
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5. Describe why the design standards do not apply to this particular project(if applicable):
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6. Describe the unnecessary hardship that would result if your variance were not granted (if
applicable):
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FABRAL
WST FRAME (/POST-FRAME/) / PANEL SYSTEMS (/POST-FRAME/PANEL-SYSTEMS/) /
GRANDRIB
GRANDRIB 3
Grandrib 31 is well known as a benchmark in the industry. For barns
and other agricultural buildings, this unique and versatile panel is
available in a variety of popular colors. The panels have clean
traditional lines, and are manufactured from the best structural steel
available.
PANEL SPECS
10
• Minimum pitch recommended 2Y2:12
• 36" coverage with 3/4" rib height
• UL 790 Class A Fire Resistance Rating
• UL 2218 Class 4 Hall Impact Resistance
• UL 580 Class 90 Uplift Test Rating
High performance Enduracote paint system features an Energy Star'
approved standard color offering (/med ia/1227/28804-fa bra I-post-f rame-
color-card-Ir.pdf)
Custom cut to lengths up to 40'
Anti-Siphon sidelap design
Excellent wind uplift and snow load ratings
SUBSTRATES
• 29 gauge structural quality full-hard galvanized steel
• G60 galvanized
• 26 gauge high strength galvalume steel
• .016" aluminum
BROCHURES AND MANUALS
• Color chart (/med I a/1227/28804-fabral-post-frame-color-card-ir.pdf)
• Product Brochure - full line guide (/media/3657/fa071—totalsystems.pdf)
• Details Manual AKA Blue Book (/media/1229/pf-blue-book-7-15.pdf)
• Grandrib 3 Liner Panel (/media/1558/gr3-liner-panel-sellsheet-web.pdf)
• Click here to view all panel systems (/post-frame/panel-systems/)
SEE AVAILABLE COLORS AND FINISHES (/post-frame/color-
and-finishes/standard-colors/)
0
STANDARD ENDURACOTE COLORS INCLUDE:
Note: Colors vary by monitor. Actual metal samples are available. Request
to review a color chart and actual metal color chips from your roofing
installer.
Brite White 824 White 899 Ivory 883
IR= .60 IR = .54 IR= .62
¶B'9i 9 I'9I9
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Light Stone 887 Tan 855 Cocoa Brown 856
IR= .51 IR = .38 IR= .35
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Dark Brown 859 Antique Bronze 854 Caribbean Blue 881
IR= .30 IR = .29 IR =.27
12
DSV BOON PROPERTIES LLC CITY OF OSHKOSH
804 WITZEL AVE PO BOX 1249 PO BOX 1130
PC: 10-16-18 OSHKOSH WI 54903 OSHKOSH WI 54903
LE WICKMAN LLC UW OSHKOSH FOUNDATION VERVE A CREDIT UNION
815 WITZEL AVE WITZEL LLC PO BOX 3046
OSHKOSH WI 54902 842 ALGOMA BLVD OSHKOSH WI 54903
OSHKOSH WI 54901
WIS TELEPHONE CO CHRISTIAN GOSSETT AUTO AUTHORITY PROPERTIES LLC
722 N BROADWAY ST 885 ADAMS AVE 804 WITZEL AVE
MILWAUKEE WI 53202 OSHKOSH WI 54902 OSHKOSH WI 54902
RH DESIGN BUILD LLC
1951 BOWEN ST
OSHKOSH WI 54901
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information are responsible for verifying accuracy. For full disclaimer please go to
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