HomeMy WebLinkAbout13. 20-10 JANUARY 14, 2020 20-10 RESOLUTION
(CARRIED 6-0 LOST LAID OVER WITHDRAWN )
PURPOSE: APPROVE SPECIFIC IMPLEMENTATION PLAN FOR A
COMMERCIAL HOTEL DEVELOPMENT AT 1365 N. WESTFIELD
STREET
INITIATED BY: H2OSHKOSH AVE LLC
PLAN COMMISSION RECOMMENDATION: Approved w/conditions
WHEREAS,the general development plan for the proposed planned development
of a hotel at 1365 N. Westfield Street and commercial and retail uses on the neighboring
properties was previously approved; and
WHEREAS, the applicant has submitted a specific implementation plan for a hotel
development at 1365 N. Westfield Street; and
WHEREAS, the Plan Commission finds that the specific implementation plan for
the planned development of a hotel at 1365 N. Westfield Street is consistent with the
criteria established in Section 30-387(6) of the Oshkosh Zoning Ordinance.
NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of
Oshkosh that a specific implementation plan for the planned development of a hotel at
1365 N. Westfield Street, per the attached, is hereby approved with the following
conditions:
1. Base Standard Modification to allow 14 of the required 103 parking spaces to be
located on Lot 2 (adjacent parcel)
2. Applicants shall obtain cross access agreements to allow shared parking/access
between this property and the neighboring parcel.
3. Base Standard Modification to allow an increase in impervious surface ratio for
this parcel from code maximum of 70% to 70.1% for the site.
4. Base Standard Modification to allow light trespass at the north property line to
exceed the code maximum allowance of 0.5 footcandles.
JANUARY 14, 2020 20-10 RESOLUTION
CONT'D
5. Applicants shall submit a revised photometric plan for Department of
Community Development review.
6. Base Standard Modification to allow signage for this property to be located with
shared signage at the corner of Oshkosh Avenue and N. Westfield Street.
7. No freestanding signage shall be located at 1365 N. Westfield Street.
8. Final landscaping plan and information to be reviewed and approved by the
Department of Community Development.
9. Base Standard Modification to allow a reduction in front yard (N. Koeller Street)
setback from 30' to 18'.
City
Oshkosh
TO: Honorable Mayor and Members of the Common Council
FROM: Mark Lyons
Planning Services Manager
DATE: January 9, 2020
RE: Specific Implementation Plan for a Commercial Hotel Development at 1365 N.
Westfield Street (Plan Commission Recommends Approval)
BACKGROUND
A General Development Plan (GDP) for the subject property and several neighboring parcels
was approved by the Common Council at the March 13, 2018 meeting. This GDP was to allow
a hotel on the subject parcel and commercial and retail uses on the neighboring properties.
The Plan Commission recommended approval of the GDP at its March 6, 2018 meeting. On
August 28, 2018, the Common Council approved a GDP amendment for the subject parcel at
1365 N. Westfield Street and several neighboring parcels. This GDP amendment was for the
hotel on the subject parcel and revised commercial and retail uses on the neighboring parcels.
The Plan Commission recommended approval of the GDP amendment at the August 21, 2018
meeting. Since that time, Plan Commission has held numerous workshops pertaining to
development of the area.
The approximate 2.40 acre site along N. Westfield Street and N. Koeller Street will include an
extended stay hotel and associated surface parking. The subject parcel is zoned Corporate
Business Park with a Planned Development Overlay (CBP-PD). The subject parcel is bounded
by N. Westfield Street on the east and N. Koeller Street on the north. Lakeshore Park is just to
the north of the subject parcel and the Lakeshore Park Master Plan was recently approved for
the park. The petitioners have filed a Specific Implementation Plan (SIP) application for
review.
ANALYSIS
The previously approved GDP and GDP amendment (2018) of the site was for the proposed
hotel development. The applicants have further developed their plans and would like to finish
the approval process. The submitted plans propose a 4-story, 60,483 sq. ft. 103-room Marriott
TownePlace extended stay hotel. The proposed commercial use is consistent with the 2040
Comprehensive Plans Interstate Commercial land use for this area. As part of the proposal, the
City Hall,215 Church Avenue P.O. Box 1 130 Oshkosh,WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
applicants will create new parking and access drives on the currently vacant parcel. The
petitioners are proposing 113 total parking spaces between Lots 1 and 2. Two access drives are
proposed for the subject parcel. The signage proposed for this development consists solely of
on-building wall signage. The signage is consistent with Marriott's current corporate standards.
The applicant has submitted a landscape plan but will have to submit an updated landscaping
plan/landscaping information as part of the Site Plan Review process. Storm water requirements
will also be reviewed as part of the Site Plan Review process. The applicants have submitted
building plans and elevations. The site plan shows the proposed location and footprint of the
hotel on the site. The elevations submitted by the applicants propose a combination of EFIS,
fiber cement panels, stone, brick, glass and aluminum. According to the information provided
by the applicants, the elevations all exceed the 75% minimum facade area required for Class I
materials. The building as proposed meets the ordinance requirement of facade divisions into
base, middle and top zones.
FISCAL IMPACT
Approval of this project should result in an increase in assessed property value for the site and
should require no additional city service provision. The owner is anticipating spending
approximately $14 million on the development.
RECOMMENDATION
The Plan Commission recommended approval of the Specific Implementation Plan with
findings and conditions at its January 7, 2020 meeting.
Respectfully Submitted, Approved:
Mark Lyons Mark A. Rohloff
Planning Services Manager City Manager
City Hall,215 Church Avenue P.O.Box 1130 Oshkosh,WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
ITEM: SPECIFIC IMPLEMENTATION PLAN FOR A COMMERCIAL HOTEL
DEVELOPMENT AT 1365 N.WESTFIELD STREET
GENERAL INFORMATION
Applicant: Steve Hoopman
Property Owner: H2oshkosh Ave LLC/North Koeller Street Hotel Associates, LLC
Action(s) Requested:
The petitioner requests approval of a Specific Implementation Plan (SIP) for a hotel
development at 1365 N. Westfield Street.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Background Information Property Location and Type:
A General Development Plan (GDP)for the subject property and several neighboring parcels
was approved by the Common Council at the March 13, 2018 Council meeting. This GDP was
to allow a hotel on the subject parcel and commercial and retail uses on the neighboring
properties. As part of the GDP, a Certified Survey Map (CSM) was approved for the current
two lot configuration. North Westfield Street was extended through the dedication of right-of-
way to serve this parcel. The original GDP addressed the land use, site design/access, storm
water management/utilities, landscaping, signage, site lighting and building facades. The Plan
Commission recommended approval of the GDP at its March 6, 2018 meeting.
On August 28, 2018, the Common Council approved a GDP amendment for the subject parcel at
1365 N. Westfield Street and several neighboring parcels. This GDP amendment was for the
hotel on the subject parcel and revised commercial and retail uses on the neighboring parcels.
The Plan Commission recommended approval of the GDP amendment at the August 21, 2018
Plan Commission meeting. Since that time, Plan Commission has held numerous workshops
pertaining to development of the area.
The approximate 2.40 acre (104,418 sq. ft.) site along N. Westfield Street and N. Koeller Street
will include a Marriott TownPlace extended stay hotel and associated surface parking. The
subject parcel is zoned Corporate Business Park with a Planned Development Overlay(CBP-
PD). The subject parcel is bounded by N. Westfield Street on the east and N. Koeller Street on
the north. Most of the neighboring properties (west, south and east) are vacant but are zoned
similarly to the subject parcel and are slated for commercial redevelopment. Lakeshore Park is
just to the north of the subject parcel and the Lakeshore Park Master Plan was recently
approved for the park.
Subject Site
Existing Land Use Zoning
Vacant—Commercial—Proposed Marriott TownPlace Hotel CBP-PD
Adjacent Land Use and Zoning
Existing Uses Zoning
North Lakeshore Park Institutional (I)
_........................................ ....................................................................................................................................................................... ..........................................................................................................................................
South Vacant—Planned Commercial CBP-PD
........................ ....................................................................................................................................................................... ..........................................................................................................................................
East Vacant—Planned Commercial SR-2, CBP-PD
West Vacant—Planned Commercial CBP-PD
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Interstate Commercial
The petitioners have had multiple conversations with Planning Services staff and Plan
Commission regarding the proposed hotel development on this site. They further developed
their proposal for the subject parcel and have filed a Specific Implementation Plan (SIP)
application for review. The SIP includes the proposed 4-story, 60,483 sq. ft. 103-room Marriott
TownPlace extended stay hotel and 113 associated surface parking spaces.
The petitioners have stated that this project is part of the Oshkosh Avenue redevelopment and
will be compatible with the heightened Corporate Business Park zoning standards. As part of
this SIP approval process the petitioners have submitted site plans, storm water management
plans,building elevations, photometric plans and lighting specifications, landscaping plans and
a narrative stating their intent for the subject property and the Base Standard Modifications
(BSMs) they have requested.
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Perspective of the proposed hotel development for 1365 N. Westfield submitted by the applicants.
ITEM-SIP-13 65 N. WESTFIELD STREET-HOTEL 2
ANALYSIS
Use
The previously approved GDP and GDP amendment (2018) of the site was for the proposed
hotel development. The applicants have further developed their plans and would like to finish
the approval process. The submitted plans propose a 4-story, 60,483 sq. ft., 103-room extended
stay hotel. The proposed commercial use is consistent with the 2040 Comprehensive Plan's
Interstate Commercial land use for this area.
Site Design&Access/Parking
As part of the proposal, the applicants will create entirely new parking and access drives on the
currently vacant parcel. The petitioners are proposing 113 total parking spaces between Lots 1
and 2 (see site plan and tables). Two access drives are proposed for the subject parcel. One
access drive is proposed for the east side of the parcel off of N. Westfield Street. The second
access drive is proposed for the north side of the parcel off of N. Koeller Street. Employees,
customers and the general public will access the site with these two access drives or through the
drive aisles leading up from the parcel immediately to the south. It is the applicants' intention
that this property and the parcel to the west and south will function as one development despite
the presence of multiple commercial uses on this and the neighboring property. Drive aisles
will allow access between the subject site and the neighboring parcel.
Cross access agreements will be required for the shared parking and access drives between the
parcels. Access control variances (to be discussed in the accompanying Item VI B)will be
required for the proposed lateral clearances of the two access drives. Additionally, the
applicants have requested a Base Standard Modification (BSM) to allow 14 of the 113 required
hotel parking spaces immediately to the west of the subject site on the neighboring parcel (Lot
2). Staff has discussed and is supportive of this BSM. Staff is of the opinion that the 14 stalls
will allow the hotel to meet its parking requirement. Despite the location of the 14 spaces on the
neighboring parcel, the layouts of the subject parcel and neighboring properties are designed to
function as one site. Staff does not see issues with supporting the requested BSM for the
parking location on Lot 2. Staff would recommend a condition requiring appropriate cross
access agreements allowing shared access between Lots 1 and 2.
1365 N. WESTFIELD STREET
REQUIRED PARKING—ONE SPACE PER ROOM FOR RENT,
PLUS ONE SPACE FOR EACH EMPLOYEE ON THE
LARGEST WORK SHIFT
SPACES PROVIDED
LOT 1 (SUBJECT PARCEL 99 SPACES
LOT 2 14 SPACES
ITEM-SIP-13 65 N. WESTFIELD STREET-HOTEL 3
LOT 2 PARKING-14 PROPOSER LOT I(SUBJECT PARCEL)PARKING-
SPACES 99 PROPOSED SPACES
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The site layout as proposed includes an impervious surface ratio (coverage by buildings and
pavement) of 70.1% of the total site area. This leaves 29.9% of the site area for green space. The
maximum impervious surface ratio for the Corporate Business Park district is 70%. Therefore,
the applicants have requested a BSM to allow the site layout to exceed the 70%maximum
impervious surface ratio allowed by code for Lot 1. Staff has reviewed this BSM and is
supportive of the BSM with the understanding that Lot 2 will have a maximum impervious
surface ratio of 65.7%as proposed. The impervious surface amount beyond the code maximum
proposed for Lot 1 would be offset by Lot 2 staying below the code maximum.
Lighting
The original 2018 GDP and GDP amendment did not address site lighting and no photometric
plans or light specifications were provided by the applicants. Now that the applicants have
developed plans further for the site, they have submitted a photometric plan. The plan includes
on-building and freestanding lighting. The applicants have provided information on the light
fixtures. From the information provided, the free-standing light fixtures appear to meet the
business park maximum height of 25 . According to the information provided by the
applicants, the on-site illumination levels appear to be below the code maximum average of 3.0
footcandles for this property.
Staff has determined that the light trespass at the north property line exceeds the code
maximum allowance of 0.5 footcandles of illumination. A BSM is required to allow the
heightened level of light trespass at the north property line. Due to the presence of Lakeshore
Park and the lack of residential or commercial properties immediately across N. Koeller Street
from the site, staff is supportive of granting the BSM for increased light levels at the north
property line. Staff determined however, that in several locations on the applicants'
photometric plan,the proposed light levels are deficient and do not meet the code minimum
ITEM-SIP-13 65 N. WESTFIELD STREET-HOTEL 4
illumination requirement of 0.4 footcandles for all parking, drive aisles and access drives used
after sunset. These locations include the north and east access drives providing access from the
streets and the drive aisles running along the west and south portions of the site. A hotel
development is proposed for the site,therefore,many visitors could come and go after sunset
when site lighting is important. Due to this, staff will require that the applicants submit a
revised photometric plan ensuring code-compliant levels of lighting on the site for all areas,
including areas currently deficient. This revised photometric plan will be a requirement for the
Site Plan Review process. See below photometric plan for areas of the site currently not in
compliance with the ordinance.
AREAS OF DEFICENT AREA OF INCREASED
LIGHTING LIGHT TRESPASS
" NORTH KOELLE STREET
PROPOSED 4-STORY HOTEL
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REAS OF DEFICIENT Z
SITE LIGHTING PLAN �;e\AA'�GHTTNG
Area of increased light trespass (on the north edge of the site) and areas of deficient lighting on the
northwest, west, south and southeast edges of the site as shown on the applicants'photometric plan.
Signage
The original GDP and GDP amendment addressed signage. A condition of GDP approval was
that no freestanding signage would be permitted for the subject parcel. The applicants have
therefore not proposed any freestanding(monument, pylon, dual post,etc.) signage for this
property. A BSM was approved to allow signage for this development as part of a shared
monument sign located at the corner of Oshkosh Avenue and N. Westfield Street. The signage
proposed for this development consists solely of on-building wall signage. The signage is
consistent with Marriott's current corporate standards. It appeared that the signage area was
less than 15% of the overall fagade area for each fagade. The applicants provided detailed sign
specifications as part of the submittal. However, several sign size options were possible for
each sign shown in the Marriott standards. Staff is therefore requiring that the applicants
ITEM-SIP-13 65 N. WESTFIELD STREET-HOTEL 5
clarify the dimensions and areas of each proposed wall sign. Staff will require this updated sign
information for the Site Plan Review process.
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On-building wall signage as included in the petitioner's sign package (above).
Landscaping
The original GDP and GDP amendment addressed landscaping. The applicants submitted a
landscaping plan showing minimal landscaping for the site. Staff had made the applicants
aware that the Corporate Business Park (CBP) district requires more intensive landscaping than
what the applicants initially submitted. For the SIP, the applicants have submitted a more
intensive landscaping plan. The plan proposes various trees and shrubs for street frontage,
yard,building foundation and paved area landscaping. The applicants submitted breakdowns
for required and proposed landscaping points (see below). Staff noticed that in most categories
the proposed landscaping points exceed the ordinance minimums. However, the proposed
number of landscaping points for the street frontages is currently deficient. The CBP standards
require that 50% of the required yard landscaping points be reallocated to street frontages. Staff
will require that the applicants provide the required street frontage points. Staff will require
that the applicants submit an updated landscaping plan/landscaping information as part of the
Site Plan Review process.
LANDSCAPING
CATEGORY POINTS REQUIRED POINTS SUPPLIED
BUILDING 813 linear feet/100 linear feet x 40
FOUNDATION points=325 Points 426 Points
55,733 sq.ft. /10,000 sq. ft. x 50
PAVED AREAS points=525 Points 1,386 Points
642 linear feet/100 linear feet x
100 points=642 Points+50%of
required Yard points(175 points)_
STREET FRONTAGE 817 Points 787 Points
17,261 sq.ft. /1,000 sq.ft. x 20
points=350 Points-175 points
reallocated to street frontages per
Corporate Business Park=175
YARDS jPoints 1642 Points
TOTAL 11,882 Points 13,220 Points
ITEM-SIP-13 65 N. WESTFIELD STREET-HOTEL 6
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Landscaping plan submitted by the applicants.
Storm Water Management
The Department of Public Works has reviewed the plans submitted to date and has stated that
they will require full site plan review and additional information. Storm water requirements
will be addressed during the Site Plan Review process.
Building
The applicants have submitted building plans and elevations. The site plan shows the proposed
location and footprint of the hotel on the site. The footprint of the building and proposed
placement of the building coupled with the proposed site layout means that the building
footprint will encroach approximately 12' into the required 30' front yard setback on the north
side of the site along N. Koeller Street. The encroachment into the setback will necessitate a
BSM. Staff is supportive of the BSM. The main massing of the building will still be located
outside of the required 30' front setback and the portion of the building to be located within the
setback is one story tall. Therefore, the massing of the building will not overpower the street
edge and staff does not see issues. The developers of the subject parcel (Lot 1) and adjacent
parcel (Lot 2) are treating the parcels collectively as a triple frontage lot and one overall
development. The proposed location of the hotel building allows the applicants to locate all of
the required parking away from the street frontage, which is the intent of the CBP standards.
The BSM for the building to encroach into the front yard setback would negate the need for any
ITEM—SIP—13 65 N. WESTFIELD STREET—HOTEL 7
dimensional or locational BSMs for the proposed patio/outdoor seating area on the north side of
the building, since that seating area is currently proposed behind the furthest edge of the hotel
building.
The elevations submitted by the applicants propose a combination of EFIS,fiber cement panels,
stone,brick, glass and aluminum. According to the information provided by the applicants,the
elevations all exceed the 75%minimum fagade area required for Class I materials. Staff believes
that the building as proposed meets the ordinance requirement of fagade divisions into base,
middle and top zones. Staff believes that the applicants could provide increased articulation to
differentiate the base from the middle zones,but will defer to the Plan Commission on this
point. The applicants requested a BSM for fagade articulation and believed that they had some
zones of the facades that exceeded 40 linear feet without articulation. Staff reviewed the facades
and is of the opinion that the facades meet the intent of the ordinance for fagade articulation.
AMMICAN
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Elevations submitted by the applicants—currently elevations
meet the Class I material percentage of 75% of the area for each MARRIOTT HOTEL ELEVATIONS
facade for the Corporate Business Park district. The table to the CLASS I MATERIAL PERCENTAGES
right shows the proposed percentage of facade area clad in Class I FACADE REQUIRED PROPOSED
materials against the code minimum requirement for the NORTH 75% 81.36%
Corporate Business Park district. SOUTH 75% 81.36%
EAST 75% 80.11%
WEST 1 75%1 75.29%
ITEM—SIP—1365 N. WESTFIELD STREET-HOTEL 8
Conclusion
The petitioners are requesting approval of an SIP to allow a hotel development at 1365 N.
Westfield Street. They have submitted site plans, parking/access drive/circulation layouts,
landscaping and photometric plans, signage information,building elevations and a narrative
stating their intentions for the site and requesting a number of base standard modifications for
the site. The proposal will require BSMs for the following:
• to allow some of the site's parking to be located on the neighboring property
• the impervious surface ratio for the site to exceed 70%
• light levels at the north property line to exceed the maximum level of 0.5 footcandles
allowed by code
• to allow signage for this development to be part of shared signage at the corner of
Oshkosh Avenue and N. Westfield Street
• to allow a reduction in front yard (N. Koeller Street) setback from 30 feet to
approximately 18 feet.
The applicants plan to exceed the code standards for required landscaping. This will help offset
the BSMs the applicants are requesting. The applicants provide 171% of the landscaping points
required for the site. The additional landscaping will visually enhance the site. Staff is
supportive of the requested BSMs and does not have concerns with the proposed development
as long as the applicants submit revised photometric, landscaping and signage plans for staff
review as part of the Site Plan Review process.
FINDINGS/RECOMMENDATION/CONDITIONS
In its review and recommendation to the Common Council on an application for a Planned
Development district, staff recommends the Plan Commission make the following findings
based on the criteria established by Chapter 30-387(C)(6):
(a) The proposed Planned Development project is consistent with the overall purpose
and intent of this Chapter.
(b) The proposed Planned Development project is consistent with the City's
Comprehensive Plan and other area plans. (It is the responsibility of the City to
determine such consistency.)
(c) The proposed Planned Development project would maintain the desired
relationships between land uses, land use densities and intensities, and land use impacts
in the environs of the subject site.
(d) Adequate public infrastructure is or will be available to accommodate the range of
uses being proposed for the Planned Development project, including but not limited to
public sewer and water and public roads.
(e)The proposed Planned Development project will incorporate appropriate and
adequate buffers and transitions between areas of different land uses and development
densities/intensities.
(f) The proposed Planned Development project design does not detract from areas of
natural beauty surrounding the site.
(g) The proposed architecture and character of the proposed Planned Development
project is compatible with adjacent/nearby development.
ITEM-SIP-13 65 N. WESTFIELD STREET-HOTEL 9
(h) The proposed Planned Development project will positively contribute to and not
detract from the physical appearance and functional arrangement of development in the
area.
(i) The proposed Planned Development project will produce significant benefits in terms
of environmental design and significant alternative approaches to addressing
development performance that relate to and more than compensate for any requested
exceptions/base standard modifications variation of any standard or regulation of this
Chapter.
(j) For Planned Development projects that are proposed to be developed in phases, the
applicants can provide a timeline for development and can demonstrate that the project
would be successful even if all phases were not or could not be completed.
Staff recommends approval of the Specific Implementation Plan as proposed with the findings
listed above and the proposed following conditions:
1. Base Standard Modification to allow 14 of the required 103 parking spaces to be located
on Lot 2 (adjacent parcel)
2. Applicants shall obtain cross access agreements to allow shared parking/access between
this property and the neighboring parcel.
3. Base Standard Modification to allow an increase in impervious surface ratio for this
parcel from code maximum of 70%to 70.1%for the site.
4. Base Standard Modification to allow light trespass at the north property line to exceed
the code maximum allowance of 0.5 footcandles.
5. Applicants shall submit a revised photometric plan for Department of Community
Development review.
6. Base Standard Modification to allow signage for this property to be located with shared
signage at the corner of Oshkosh Avenue and N. Westfield Street.
7. No freestanding signage shall be located at 1365 N. Westfield Street.
8. Final landscaping plan and information to be reviewed and approved by the
Department of Community Development.
9. Base Standard Modification to allow a reduction in front yard (N. Koeller Street) setback
from 30' to 18'.
The Plan Commission approved of the Specific Implementation Plan as requested with findings
and conditions noted. The following is the Plan Commission's discussion on this item.
Site Inspections: Report: Mr. Fojtik,Mr. Ford,Mr. Hinz, Ms. Palmeri and Ms. Propp reported
visiting the site.
Staff report accepted as part of the record.
Two actions are requested as part of this request:
A. The petitioner requests approval of a Specific Implementation Plan (SIP) for a hotel
development at 1365 N. Westfield Street.
B. The petitioner is requesting access control variances to permit the following:
ITEM-SIP-13 65 N. WESTFIELD STREET-HOTEL 10
1. Reduced lateral clearance from N. Westfield Street to 54' where code requires a
minimum of 75 feet.
2. Reduced lateral clearance from N. Koeller Street to 54' where code requires a
minimum of 75 feet.
Mr. Wiley presented the item and reviewed the site and surrounding area as well as the land
use and zoning classifications in this area. He reviewed the 2018 GDP and GDP amendment
approvals for the site. The submitted plans propose a 4-story, 60,483 sq. ft., 103-room extended
stay hotel. The applicant has submitted a photometric plan but is deficient in various areas. A
revised plan will need to be submitted. The signage proposed for this development consists
solely of on-building wall signage. The applicants will need to submit an updated landscaping
plan/landscaping information as part of the Site Plan Review process. Storm water
requirements will be addressed during the Site Plan Review process. The applicants have
submitted building plans and elevations.
Ms. Palmeri asked staff to enlarge the elevation plans. She asked if it was a mirror image on the
back fagade as the front fagade.
Mr. Lyons pointed out what facades faced each direction. He said they are largely a mirror of
one another being similar in massing and using similar building materials but the materials are
being used in a slightly different fashion. He stated all facades exceed the 75% Class I materials
requirement.
Mr. Wiley continued presenting and said the elevations submitted by the applicants propose a
combination of EFIS,fiber cement panels, stone,brick, glass and aluminum. He reiterated that
the elevations all exceed the 75%minimum fagade area required for Class I materials.
Ms. Palmeri said she and Mr. Lyons discussed earlier in the day about a different property in a
different part of the city and how the different materials were less than pleasing. She said she is
having a hard time differentiating between the gray area and the stone area. She asked if it was
three different surfaces.
Mr. Lyons said it is hard to see from the rendering because there is quite a bit of depth change
in the building. He reviewed the items on the Materials Legend and showed close-ups of each
elevation. He said staff is impressed with this building because it probably has the most depth
and relief change of any buildings they've seen which gives the building more of an
architectural feel.
Ms. Palmeri inquired about the location of the mechanicals and how they would be screened.
Mr. Lyons replied they would likely be behind the false facades/parapet walls. He said they do
require all roof mounted buildings units to be fully screened. He reiterated that the rendering
makes it difficult to see the relief and depth of the facades.
Mr. Wiley continued presenting and pointed out the section that would be protruding into the
front yard setback. He said staff recommends approval of the Specific Implementation Plan as
ITEM-SIP-13 65 N. WESTFIELD STREET-HOTEL 11
proposed with the findings and conditions listed in the staff report. He presented the access
control variance item. The proposed development will have one access driveway along N.
Westfield Street and one driveway along N. Koeller Street with both providing two-way access.
The requested lateral clearance reductions as the proposed 54' lateral clearance provides for
stacking of three vehicles in each driveway and the two access drives are located on opposite
ends of the subject parcel. Each of the two access drives serves a portion of the proposed
parking. Both proposed driveway entrances for this property are located well over the 175 feet
from intersections to comply with the required corner clearance.
Ms. Palmeri asked if there was any scenario in which there would be a connection or access to
Rath Lane.
Mr. Lyons replied Rath Lane will eventually be going away but the two developers have been
working together to find if there is an appropriate location from some shared access between
the two developments. He said there is still some unknown to how the rest of the buildings are
going to take shape but staff encourages both developers to stay in contact with each other to
look for a common access point. He noted on the access control variances that the applicant
couldn't get to the 75' code requirement but the 54' provided is more than most areas of the city.
Mr. Wiley finished presenting and said staff recommends approval of access control variances
as requested.
Mr. Fojtik opened technical questions to staff.
Mr. Hinz expressed his concerns regarding signage and asked if the applicant would have to
get approval from Plan Commission for directional signage located by the access points. He
said usually the applicant provides renderings for directional signage but he did not see any.
Mr. Lyons explained that the incidental/directional signage is permitted. He clarified that no
freestanding signage was only for monument or pylon signs. He said the applicant does not
have the renderings yet for the incidental signs and would not have to come to Plan
Commission for approval unless they propose something that is out of character with the
current code requirements.
Mr. Mitchell explained when the Sustainably Advisory Board was created, part of the
underlining interest was that there would be some sort of review for a project's sustainability
features. He asked if there was ever any information provided related to energy use, on-site
water control for storm water or anything related to the overall sustainability of a particular
development.
Mr. Lyons replied for the storm water, they have to do a storm water management plan that is
approved by the Department of Public Works. He said he is not familiar with anything that
was formally passed for the Sustainability Advisory Board making it a requirement to get a full
sustainability plan but it is something they could look into.
ITEM-SIP-13 65 N. WESTFIELD STREET-HOTEL 12
Mr. Mitchell noted it is not something to slow this project down because things are looking
great. He said there is a lot of time spent on visual aesthetic and not enough on things that
really matter such as conservation of energy,reuse of materials, things that make a project
environmentally friendly and things that make a project sustainable long term.
Mr. Fojtik asked if there were any public comments and asked if the applicant wanted to make
any statements.
Steve Hoopman (applicant) 5105 I Ah May Tah Road, stated that the cross access and cross
parking agreement already exists and have been recorded. He said it was a part of the survey
plan when it was put together. He pointed out there are two architects from American
Companies present as well to answer any questions. He said they may be able to address the
sustainability portion and said they do not plan on applying for any specials grants for it as far
as the design process.
Ms. Palmeri mentioned they had an inquiry about another project downtown that related to
whether or not a developer was looking at Energy Star certification, water conservations,etc.
Scott Kintopf, 3350 S. River Road in West Bend, said he is with American Companies. He said
they send their buildings through Focus on Energy and receive recommendations on the
heating system, water, plumbing and so on. He said they also use LED lighting and do what
they can to make the buildings efficient. He said they do receive some incentives on most of
their hotels.
Ms. Palmeri asked inquired about passive solar in the design itself in terms of the southern
elevation,
Mr. Kintopf replied there is no solar aspect to it.
Ms. Palmeri clarified not necessarily solar panels but passive solar in terms of the southern
exposure.
Mr. Kintopf explained it would not make a difference if the hotel was facing a different
direction because the hotel has windows on every side. He said the mechanicals would be on
the roof behind the parapets and would be hidden.
There were no other public comments on this item.
Mr. Fojtik closed public comments and asked if the applicant wanted to make any closing
statements.
There were no closing statements from the applicant.
Motion by Hinz to adopt the findings and recommendation as stated in the staff report for the Specific
Implementation Plan request.
ITEM-SIP-13 65 N. WESTFIELD STREET-HOTEL 13
Conditions:
1. Base Standard Modification to allow 14 of the required 103 parking spaces to be located
on Lot 2 (adjacent parcel)
2. Applicants shall obtain cross access agreements to allow shared parking/access between
this property and the neighboring parcel.
3. Base Standard Modification to allow an increase in impervious surface ratio for this
parcel from code maximum of 70% to 70.1%for the site.
4. Base Standard Modification to allow light trespass at the north property line to exceed
the code maximum allowance of 0.5 footcandles.
5. Applicants shall submit a revised photometric plan for Department of Community
Development review.
6. Base Standard Modification to allow signage for this property to be located with shared
signage at the corner of Oshkosh Avenue and N. Westfield Street.
7. No freestanding signage shall be located at 1365 N. Westfield Street.
8. Final landscaping plan and information to be reviewed and approved by the Department
of Community Development.
9. Base Standard Modification to allow a reduction in front yard (N. Koeller Street) setback
from 30'to 18'.
Seconded by Palmeri.
Mr. Fojtik asked if there was any discussion on the motion.
Ms. Propp thanked the developer for his patients with the Plan Commission and staff over
multiple workshops. She said this is a good outcome. She asked when the project would begin
and when it would be completed.
Mr. Lyons said in the project narrative it states intentions of breaking ground in spring with a
fall 2020 opening.
Mr. Mitchell read the verbiage from the narrative. He thanked Mr. Hoopman and everyone for
all their time they have invested into this projects. He said with a project like this it is hard to
gauge how it will really look like without seeing the landscape plan in place. He said from the
aerial, it looks as there is a ton of concrete/asphalt. He asked how the 70%number came about
for impervious surface.
Mr. Lyons explained it is a commonly used number for commercial districts in order to
accommodate sufficient parking and try to balance some areas for landscaping. He said for
industrial districts and urban districts, there is even a higher impervious percent. He agreed
that is was hard to gauge because the drawings are black and white and it makes it hard to
visualize the canopy of the trees as they grow out. He explained the history of the Corporate
Business Park and why the decision was made to push the landscaping to the edges
Mr. Mitchell commented he appreciates the parking but hopes it has an attractive and
professional look. He stated he has confidence in Mr. Hoopman.
ITEM-SIP-13 65 N. WESTFIELD STREET-HOTEL 14
Mr. Lyons said that it is hard to picture because the landscaping is only shown on the hotel
area. He said as they get to the other areas, they will make sure there is the same consistency.
He explained the history of Plan Commission and Common Council's vision when they wrote
the standards and staff will make sure the vision comes through.
Mr. Ford agreed with Mr. Lyons and said he appreciates all the work that was done to get to
this point. He said this is a good example of how they stayed within their land use body and
maximized the impact with the help of city staff.
Mr. Hinz talked about the beginning of the process and how Mr. Hoopman was not sure the
project was going to be viable because the standards were being raised in this area. He said the
hotel is very articulated and is like nothing else as far as a hotel in Oshkosh including the
landscaping. He said he hopes this project will set the standard for future projects.
Motion carried 9-0.
Motion by Perry to adopt the findings and recommendation as stated in the staff report for the access
control variance request.
Seconded by Erickson.
Mr. Fojtik agreed with everyone and said the Corporate Business Park was a good idea. He
said he realizes it was a little cumbersome to get to this but everyone has been patient and it
paid off.
Motion carried 9-0.
ITEM-SIP-13 65 N. WESTFIELD STREET-HOTEL 15
SUBMIT TO:
ICA City of Oshkosh Dept.of Community Development
215 Church Ave., P.O. Box 1 130
Citof Planned Development Application PPOshkosh,WI
HONE: (20)5
Oshkosh 236-5059
For General Development Plan or Specific Implementation Plan
**PLEASE TYPE OR PRINT USING BLACK INK**
APPLICANT INFORMATION
Petitioner:Steve Hoopman Date: 11-26-2019
Petitioner's Address: 5105 1 Ah Mavtha City: Oshkosh State: WI Zip:54901
Telephone #: (920) 216-1083 Email: hoopmans@firstweber.com Contact preference: X Phone X Email
Status of Petitioner (Please Check): X Owner Y Representative Y Tenant Y Prospective Buyer
Petitioner's Signature (required):Steve Hoopman Date:_1 1-26-2019
OWNER INFORMATION
Owner(s): H2oshkosh Ave LLC/North Koeller Street Hotel Associates, LLC Date: 1 1-26-2019
Owner(s) Address:5105 1 Ah Mavtha City: Oshkosh State: WI Zip:54901
Telephone #: ( ) same Email: same Contact preference: ❑ Phone ❑ Email
Ownership Status (Please Check): Y Individual Y Trust X Partnership Y 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: Steve Hoopman Member Date: 1 1-26-2019
TYPE OF REQUEST:
❑ General Development Plan (GDP) X General Development Plan (GDP) Amendment
X Specific Implementation Plan (SIP) ❑ Specific Implementation Plan (SIP) Amendment
SITE INFORMATION
Address/Location of Proposed Project: Oshkosh Ave
Proposed Project Type: New construction of 103 Key Marriott Town Place Suites
Current Use of Property: Vacant land Zoning:CBP-PD
Land Uses Surrounding Your Site: North: Industrial- Park
South Commercial Business Park Planned Development-Commercial
East: Commercial Business Park Planned Development-Commercial
West: Commercial Business Park Planned Development-Commercial
➢ It is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal.
➢ Application fees are due at time of submittal.Make check payable to City of Oshkosh.
➢ Please refer to the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE
For more information please visit the City's website at www.ci.oshkosh.wi.us/Community_Development/Planning.htm
Sign Staff Date R"e 11
❑ Proposed grading plan.
❑ Specific landscaping plan for the subject site, specifying the location, species, and installation size of
plantings. The landscaping plans shall include a table summarizing all proposed species.
❑ Architectural plans for any nonresidential buildings, multi-family structures, or building clusters, other than
conventional single-family or two-family homes on individual lots, in sufficient detail to indicate the floor
area, bulk, and visual character of such buildings.
❑ Engineering plans for all water and sewer systems, stormwater systems, roads, parking areas, and
walkways.
❑ Signage plan for the project, including all project identification signs, concepts for public fixtures and signs,
and group development signage themes that may or may not vary from City standards or common
practices.
❑ Specific written description of the proposed SIP including:
• Specific project themes and images.
• Specific mix of dwelling unit types and/or land uses.
• Specific residential densities and nonresidential intensities as described by dwelling units per acre,
and landscaping surface area ratio and/or other appropriate measures of density and intensity.
• Specific treatment of natural features, including parkland.
• Specific relationship to nearby properties and public streets.
• Statistical data on minimum lot sizes in the development, the precise areas of all development lots
and pads; density/intensity of various parts of the development; building coverage, and
landscaping surface area ratio of all land uses; proposed staging; and any other plans required by
Plan Commission.
• A statement of rationale as to why PD zoning is proposed. This statement shall list the standard
zoning requirements that, in the applicant's opinion,would inhibit the development project and the
opportunities for community betterment that are available through the proposed PD project.
• A complete list of zoning standards that would not be met by the proposed SIP and the location(s)
in which such exceptions/base standard modifications would occur.
• Phasing schedule, if more than one development phase is intended.
❑ Agreements, bylaws, covenants, and other documents relative to the operational regulations of the
development and particularly providing for the permanent preservation and maintenance of common
open areas and amenities.
❑ A written description that demonstrates how the SIP is consistent with the approved GDP and any and all
differences between the requirements of the approved GDP and the proposed SIP.
I hereby certify that to the best of my knowledge all required application materials are included with this
application. I am aware that failure to submit the required completed application materials may result in denial or
delay of the application request.
Applicant's Signature (required): Steve Hoopman Date: 1 1-26-2019
Page 123
QUAM ENGINEERING, LLC
Residential and Commercial Site De5icjn G7n5ultanL5
i
PROJECT NARRATIVE
Re: H2 Oshkosh Ave LLC/North Koeller Street Hotel Associates, LLC
North Westfield Street/North Koeller Street
Lot 1 of CSM No. 7411
The following application is being made on behalf of H2 Oshkosh Ave LLC/North Koeller Street
Hotel Associates, LLC to make an amendment to the General Development Plan and request
Specific Implementation Plan approval for the development of a four-story, 103-room extended
stay hotel on Lot 1 of CSM No. 7411.
This area is being re-developed in conjunction with the redevelopment of the entire area along
Oshkosh Avenue into a Commercial Business Park Planned Development. The property is
currently zoned Commercial Business Park Planned Development(CBP-PD). The surrounding
land uses include Industrial to the north, Commercial Business Park Planned Development to the
east and south and Commercial Business Park Planned Development to the west. The proposed
development will be compatible with the surrounding zoning adjacent to the property.
The proposed project fits into the comprehensive plan that has been adopted for this area in
conjunction with the development of the Oshkosh Corporation global headquarters. It is the
intention of this area to be part of the new gateway into the community and provide for some
potential additional services to the surrounding area. There is no residential plan as a part of this
development.
The plan for construction is early spring of 2020 and completion by late fall 2020. All parking,
landscape and development standards for this proposed development are being completed in
conjunction with the newly developed standards.
GDP/SIP requirements:
• General/Specific project themes and images
The development will consist of a four-story, 103-room extended stay hotel. The building
design will consist of EFIS,Hardiepanel vertical siding, stone and brick which provides a
modern balanced appearance that will blend in with the surrounding area. Specific
materials are listed on page 9 of the Architectural Plans.
• General/Specific mix of dwelling unit types and/or land uses
The proposed hotel will be a four-story, 103-room extended stay facility. It will include
studio and 1-bedroom suites with kitchenettes. The hotel will include laundry facilities,
an indoor swimming pool, fitness center and community room. Specific room mix and
amenities are shown on the Architectural Plans.
• Specific non-residential intensities
The total floor area for the hotel consists of 60,483 square feet,with the following areas
per floor: I"floor: 17,331 sf, 2nd floor: 14,384 sf, 3rd floor: 14,384 sf and 41h floor: 14,384
sf The building height is 54' — 6",which is less than the maximum allowable of 65'.
The proposed site will include 29.9%open space and 70.1%impervious area. The total
parking required for the hotel is 113 stalls and 113 parking stalls are provided. There are
122 Wisconsin Street ♦ West Bend, Wisconsin 53095 ♦ www.quamengineering.com
Phone (262) 338-6641 ♦ E-mail kparish@quamengineering.com
Page 13
99 parking stalls on Lot 1 with 14 additional stalls on Lot 2 for a total of 113 stalls. The
exterior lighting will meet the code requirements.
• General/Specific treatment of natural features
The project is part of the overall Commercial Business Park Planned Development
redevelopment and will be compatible with those standards. The development will drain
to the regional detention ponds which provide peak runoff rate control. Stormwater
quality will be provided on-site with a combination of bio-retention and Up-Flo filters
prior to discharging to the City storm sewer system as shown on the civil plans included.
• General/Specific relationship to nearby properties and public streets
The project will be redeveloping the property adjacent to North Westfield Street and
North Koeller Street. There will be two connections, one at the current access across
from Casey's General Store and the other a proposed entrance onto North Koeller Street.
Walking trails and recreational areas are located nearby that can be utilized by the
extended stay guests. The proposed use is consistent with the nearby planned
development and will work to serve the needs of the surrounding community.
• General relationship of the project to the Comprehensive Plan
The area surrounding this development was recently rezoned to CBP-PD which matches
the current zoning for this property.
• Statistical data on minimum lot sizes in the development
The property consists of one lot which is Lot 1 of CSM No. 7411 consisting of 2.397
acres. The total floor area for the hotel consists of 60,483 square feet,with the following
areas per floor: 1st floor: 17,331 sf, 2nd floor: 14,384 sf, 3rd floor: 14,384 sf and 4th floor:
14,384 sf. The building height is 54' — 6",which is less than the maximum allowable of
65'. The proposed site will include 29.9%open space and 70.1%impervious area. The
total parking required for the hotel is 113 stalls and 113 parking stalls are provided.
• A statement to the rationale as to why the PD zoning is proposed.
The area surrounding this development was recently rezoned to CBP-PD which matches
the current zoning for this property.
• A complete list of zoning standards that would not be met by the proposed SIP
1) Impervious area exceeds 70%maximum
2) Hotel encroaches in setback along North Koeller Street.
3) Parking for hotel lot requires 14 spaces located on Lot 2 to meet the required stall
count of 113.
4) Building articulation greater than 40'.
• Phasing schedule.
The project will be constructed in one phase.
Page 14
SIP CASEYS MARKETING CO CITY OF OSHKOSH
1365 N WESTFIELD ST 1 SE CONVENIENCE BLVD PO BOX 1130
PC:01-07-20 ANKENY IA 50021 OSHKOSH WI 54903
LAKE SHORE DEVELOPMENT OF OSHKOSH LLC PRIME SPACE LLC HIGHWAY 21 HOSPITALITY GROUP LLC
230 OHIO ST 200 1325 N SUMMER RANGE RD 5108 I AH MAY TAH RD
OSHKOSH WI 54902 DE PERE WI 54115 OSHKOSH WI 54901
H2OSHKOSH AVE LLC/
N KOELLER ST HOTEL ASSOCIATES LLC/
STEVE HOOPMAN
51051 AH MAY TAH RD
OSHKOSH WI 54901
Page 15
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