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HomeMy WebLinkAboutItem III PLAN COMMISSION STAFF REPORT JULY 16,2019 ITEM III: RESIDENTIAL DESIGN STANDARDS VARIANCE TO ALLOW A DOOR CLOSURE ON THE FRONT FACADE AT 1849 KNAPP STREET GENERAL INFORMATION Applicants/Owners: Ray and Susan Panske Action(s) Requested: The applicant is requesting approval of a variance from the City's Residential Design Standards to allow a door closure on the front facade at 1849 Knapp Street. Applicable Ordinance Provision the Variance is being requested: Code Reference Re lu ation Section 30-241(B)(3) Existing door openings on front facades shall not be closed or filled. Section 30-241(D)(6)(b) A front facade must have a minimum of 25 percent of its wall space devoted to window or door openings. Property Location and Background: The subject property is a residential lot located at 1849 Knapp Street and is approximately 11,327 square feet in area. The property contains a 2,184 square foot 1.5 story single-family residential structure which was built in 1986 according to the City of Oshkosh Assessor website. The surrounding area consists predominately of single family uses, with Jacob Shapiro Elementary School to the north and some multi-family uses to the south. The immediate properties on the east, south and west sides of the subject property are single-family uses with varying character and scale. The subject property and all properties immediately surrounding it are zoned Single Family Residential-5 (SR-5). The applicant is proposing to remove the second-floor balcony and replace the balcony door with a window. Due to the fact that the applicant is removing a door opening and partially closing this opening, a design standards variance is necessary. Subject Site Existing Land Use zoning Single-family Residential SR-5 ITEMHT 1849 Knapp Street-Design Standards Variance I Page 1 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 Plan Land Use Recommendation Land Use Light Density 2040 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 regulation that "Existing door openings on front facades shall not be closed or filled." The standards also state that for existing buildings, "A front fagade must have a minimum of 25 percent of its wall space devoted to window or door openings." These standards seek to prevent blank monotonous facades on the front facades of residences. Oftentimes these front, street facing facades are the most prominent portions of the properties. 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 removal of a balcony door on the front facade. The applicants intend to remove the balcony, the balcony door and replace the door with a window. Currently the door is approximately 58"wide by 79" tall and the ITEMIII-1849 Knapp Street-Design Standards Variance 2 Page 2 proposed window would be approximately 57" wide by 39"high. The current glazing on the front facade is as follows: 1849 Knapp Glazing Current Size Proposed Size Proposed Change (w) x (h) (w) x (h) First Floor Window 1 48"x 40" 48" x 40" No change Window 2 48"x 40" 48" x 40" No change Window 3 (center of 8Yx 40" 83" x 40" No change the house) Second Floor Balcony Door 58" x 79" 57" x 39" Door to be replaced (glazing at this with window opening to be 51.5%less) Total Glazing Area 81.54 s . ft. 65.16 s . ft. 20.1%reduction Estimated % of 11.80% 9.43% Glazing to cover Facade Area 2.37%less of total (Glazing) facade area The applicant would like to remove the second floor balcony and the existing door would no longer have a purpose. A new window would replace the previous door. Based on the window sizes provided, staff estimated the current glazing area to be 11.80% of the facade. Ordinance requires changes to front facades to ensure a minimum of 25% of the facade area to be dedicated to window and door openings. The existing facade is nonconforming and the house was constructed before the current ordinance went into effect. The intent of the minimum glazing requirements is to prevent blank monotonous facades. The applicant also plans to replace all cedar siding with seamless steel. The new steel siding will require little to no maintenance in the opinion of the applicant. Staff evaluated the completed 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 any proposed modifications on the architectural integrity of the home • Potential impact on neighborhood character • Whether the proposed work met the intent of the Residential Design Standards Staff considers the work the applicant is proposing to be a change to an existing building under the zoning ordinance. Per Section 30-241(D)(1) a change includes any alteration to existing ITEMHT 1849 Knapp Street-Design Standards Variance 3 Page 3 architectural features (in this case windows or doors) on a wall plane. After evaluating the petitioner's application,examining the property and surrounding context and discussing the property internally, staff is of the opinion that the proposed change (the door removal and window installation) will not have a detrimental impact on the home's architectural integrity. Currently the front facade of the property is non-conforming because it has less than the required 25%minimum by code. Though the facade does not meet the letter of the ordinance, it does appear to meet the intent of the standards. Staff does not anticipate this changing with the new window. It is important to note,however,that the window will be smaller than the previous door. RECOMMENDATION Staff currently recommends approval of a variance from the City's Residential Design Standards to allow for the closure of a door opening and installation of a smaller window opening on the front facade with the following conditions and finding: Condition: 1. Window trim to match color and appearance of the existing windows on the home. 2. Completed work to be revised so that the perimeter of this window maintains the same appearance as the perimeter of existing windows on the same facade. 3. All new siding shall be consistent in appearance throughout. Finding: 1. The variance will not be contrary to the public interest. The altered front facade will continue to meet the intent of the ordinance and will not adversely affect the structure's architectural design, the neighborhood character or curb appearance of the block. ITEMHT 1849 Knapp Street-Design Standards Variance 4 Page 4 Please Type or Print In BLACK INK -RECEIVED JUN 2 12019 ci,ot CITY OF OSHKOSH COMMUNITY DEVELOP Oshkosh APPLICATION FOR DESIGN STANDARD VARIANCE REVIEW MENT APPLICANT INFORMATION Petitioner:�Cx 1I -� SUS/E' �Q f1 SK Date: Petitioner's Address: _1X4 61aIQ 0 Y-. City: �s� State:�Zip: Telephone #: -3 Q _Fax: ( ) Other Contact # or Email: faVaansi e @me,c®� Status of Petitioner (Please Check): Owner ❑Representative ❑Tenant ❑ Prospective Buyer Petitioner's Signature (required): l.C, /IJ Date: 4�114711� PROPERTY OWNER INFORMATION Owner(s): Q V Y Date: �U S if 9h, Owner(s) Address: 4¢ AIM14D .5�T. City: �S/l�®S State:LrZip:� Telephone#: Fax: ( ) Other Contact# or Email: Ownership Status (Please Check): Xndividual ❑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 reasons. Property Owner's Signature: • Date:�-W9 SITE INFORMATION Address/Location of Proposed Project: Proposed Project Description: le lace 6y1d1fla , ��o o Current Use of Property: @ 1? e 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 Page 5 1. Explain in detail your proposed plans and why a variance is necessary: G' a? . ®o door indaeu, UQri ec e SSA -� o Dsec� orh. 2. Describe how the variance would not have an adverse effect on surrounding properties or curb appeal of the neighborhood: e'-vrrer4 oloor is nol -en.--r,l door 4- roindow ;1/ e .si rYl la r -/-o e X is-/-i Air. e es leel -:odt'Aa eclor -le-hed C�Cis� iaA, 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): ma4erialS Droyided hew, tna' nlenane- ' Sre e Page 6 ' 4. Describe why the intent of the design standards have been incorrectly interpreted (if applicable): S. Describe why the design standards do not apply to this particular project(if applicable): �ra®©sed door to b-e realacee W nj'f n�©c,�� -<econd /oo r;—t?o n-�r d oo�: 6. Describe the unnecessary hardship that would result if your variance were not granted (if applicable): Page 7l i I E � i OMS Ver.0002.26.00(Current) Panske Product availability and pricing subject to change. Panske Dealer PO Number:4192 Quote Number:X34K8RA Architectural Project Number: LINE ITEM QUOTES The following is a schedule of the windows and doors for this project. For additional unit details, please see Line Item Quotes. Additional charges,tax or Terms and Conditions may apply. Detail pricing is per unit. Line#1 Mark Unit: 2e1 Qty: 1 Bronze Exterior --FAARVIN EverWood Pine Interior ncP��ccrsur wM—o Infinity Glider-XO Built fir li i• Frame Size 57"X 38 3/4" Rough Opening 58"X 391/4" Left Sash IG-1 Lite Low E2 w/Argon r , Right Sash L-� IG-1 Lite Low E2 w/Argon Antique Brass Sash Lock&Sash Pull Half Screen Bronze Surround As Viewed From The Exterior Charcoal Hi-Transparency Fbrgls Mesh Entered As:FS 2 7/8"Jambs Egress Information Nailing Fin Width:2445/64" Height:35 31/64" ***Note: Unit Availability and Price is Subject to Change Net Clear Opening:6.08 SgFt OMS Ver.0002.26.00(Current) Processed on:6/18/2019 7:36:12 PM Page 3 of 4 Page 9 DSV ANTHONY INSENCIO/SHANNON FREIBERG BRIAN THORKILDSEN/STACI RAYMOND 1849 KNAPP ST 1832 KNAPP ST 1850 KNAPP ST PC:07-16-19 OSHKOSH WI 54902 OSHKOSH WI 54902 CAROL A HOREJS DAVID/KATHLEEN A ZIEHM DAWN C DONNER ETAL 1030 W 19TH AVE 1010 W 19TH AVE 1045 LAAGER LN OSHKOSH WI 54902 OSHKOSH WI 54902 OSHKOSH WI 54902 GEOFFREY A/HEIDI SINNING JAMES T/MARLENE M ZDANOVEC JEANNE M SOLIS 916 W 19TH AVE 1838 KNAPP ST 1035 LAAGER LN OSHKOSH WI 54902 OSHKOSH WI 54902 OSHKOSH WI 54902 JOUA VANG/THONG D THAO PETER A LOHRY RICKY AJDIANE L ANNIS 1040 W 19TH AVE 1844 KNAPP ST 1835 KNAPP ST OSHKOSH WI 54902 OSHKOSH WI 54902 OSHKOSH WI 54902 RAYMOND/SUSIE PANSKE 1849 KNAPP ST OSHKOSH WI 54902 Page 10 1091 99.23' �75 91Flo u395 99.23' 120.0 O ]s.P O 80.o- MR 80.a 80.a 80.0 0' 11 s.o' 81.42• a0.o- 80.9 so.a 7ssz 120.01 .o' ❑11 0' �n 'u El 1080 1 6 050 1 1030 115.0' o' al ss• 1zo.or �421 AC o s 82.72• 120.01- O m 1085 1065 55 1045 1035 ns.o' Os.o' ■ m ■ 99.23' 9a23' .01 I„r� iis.0'❑ its.o' 1 81.42• 80.P C 4 U80.P 80.P ]S.P 81.]3' ]5.P ]S.P 75.P ]S.P co4 99.23' nso� Y e O 00 ns.o' ns.o' N 0 10 10 050 1 Ef)-j I nu /�`, 1zo.oz• 11so' nso' 4i/Tii�riif 77.05 190.03• 1065 1 1045 1 11 s.o' nso' 5 � rn 17 �r rn 180.0- � r 70.9 70.o- 70.9 so.a 180.o' rn sz.n'❑ 43.0' 395.28' _ o' O L n s.o' 1931 1929 jL192:5 1923 1921 1919 1917 ;� V❑ 11 s.o' o N 00❑ N ❑ � 0 f 1 �' �* � N � 1 in=0.02mi A1in= 120ft 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:6/24/2019 information are responsible for verifying accuracy. For full disclaimer please go to www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by: City of Oshkosh,WI Oshkosh J:\GIS\Planning\Plan Commission Site Plan Map Template\Plan Commission Site Plan Map Template.mxd Pag Userlmlak ■■. �� � II uarry)Park ■ �� © � rN rL Syr :'■ ■ _ ,moll ■1�� �1■��■ �� . , ■� �- milli ■■■■ :11�■�IIIII■ �� �IIIIIIIIIIIi� ■■■■■!■�■■■! ME; oil III■11 •• ., NEW INDIGO DR r SUBJECT SITE 1849 KNAPP ST � lin=0.09mi 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:6/24/2019 information are responsible for verifying accuracy. For full disclaimer please go to www.ci.oshkosh.wi.us/GlSdisclaimerPrepared by: of Oshkosh, ff , .y AM � - t$"E�. t�?`-,•y# ���'l�� 1'YT:..I PY e �:_ Ml1!I S', x:�,f ".--. e4 Jr�f - r r J s T , f � g e` • r .� s VI -mow fir I IT AT r M, * y I . . . . : i . . . . N • 1 in-0.02mi Atin= 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:6/24/2019 information are responsible for verifying accuracy. For full disclaimer please go to Oshkosh Prepared by: City of Oshkosh,WI J:\GIS\Planning\Plan Commission Site Plan Map Template\Plan Commission Site Plan Map Template.mxd Pag Userlm3ak