HomeMy WebLinkAboutItem IV
PLAN COMMISSION STAFF REPORT AUGUST 17, 2021
ITEM IV: SPECIFIC IMPLEMENTATION PLAN FOR MODIFICATIONS TO THE
SUNNYVIEW EXPO CENTER AT 500 E. COUNTY ROAD Y
GENERAL INFORMATION
Applicant/Owner: Winnebago County Department of Parks and Recreation
Action(s) Requested:
The applicant requests approval of a Specific Implementation Plan for modifications to the
Sunnyview Expo Center.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Property Location and Background Information:
The subject site consists of one 153.3 acre parcel located on the north side of County Road Y,
east of Jackson Street. The subject site includes the Winnebago County Fairgrounds and
Sunnyview Expo Center and has several buildings and parking areas. The surrounding area
consists primarily of vacant/agricultural land and institutional land uses.
On June 9, 2020, a rezone to include a Planned Development overlay was approved along with
a General Development Plan for modifications to the site, including expansion of graveled
parking/camping areas and other upgrades to the site.
Subject Site
Existing Land Use Zoning
Rec-open space I-PD
Recognized Neighborhood Organizations
N/A
Adjacent Land Use and Zoning
Existing Uses Zoning
North Vacant/agriculture Town of Oshkosh
South Public Park/Institutional I
East Institutional & vacant/agriculture Town of Oshkosh
West Institutional Town of Oshkosh
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Park
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ITEM IV: SIP Sunnyview Expo Center 2
ANALYSIS
Use/Site Design
The approved General Development Plan for the site included several improvements to the
Sunnyview Expo Center with a two-phased approach. A conceptual layout plan was approved
for Phase I of the project, which is for expansion and improvement of the expo east campus and
included the following:
- Expansion of graveled RV/Trailer Camping Lots #3 and #4
- Reshaping of graveled RV/Trailer Camping Lot #2
- Installation of perimeter lighting throughout
- Re-contouring of drainage ways and installation of storm sewer
- Installation of stormwater containment ponds
- Construction of a 24’ wide X 1,100’ long access drive within the site
- RV electrical services expansion and upgrade
The applicant has submitted finalized plans for the site modifications to the east side of the site,
which includes expansion of gravel parking and camping areas, improved asphalt and gravel
internal driveways, and increased lighting. Phase I of the Expo Site improvements is scheduled
to begin September of 2021 and conclude in June of 2022.
The proposed gravel parking areas will extend to the south toward County Road Y. The
parking areas will maintain an approximate 125’ setback from the County Road Y right-of-way,
greatly exceeding the minimum front setback of 30’ for the I district. The overall impervious
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ITEM IV: SIP Sunnyview Expo Center 3
surface area for the site will be increased to 22.2%, well under the maximum of 60% for the I
district.
As the project will include expansion of legal nonconforming parking surfaces (gravel), a Base
Standard Modification (BSM) is required. Staff is supportive of the requested BSM as use of the
property for camping and outdoor events is a unique land use, in which gravel is a more
appropriate parking surface than asphalt or concrete. Additionally, it should not have a
negative effect on neighboring properties as the surrounding area is predominantly parkland
and open space.
Signage
No new signage is being proposed.
Landscaping
As parking/drive areas for the site have been expanded, paved area landscaping points are
required per the landscaping ordinance.
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ITEM IV: SIP Sunnyview Expo Center 4
Points Required Points Provided
Paved Areas 1,004 (301 tall trees, 401 shrubs) 1,400 (899 tall trees, 0 shrubs)
The paved area requirement of 50 landscaping points per 10 parking stalls or 10,000 sq. ft. of
paved area is being exceeded. The code further specifies 30% of all points will be devoted to tall
trees and 40% will be devoted to shrubs. The tall tree requirement is being met, however the
plan does not show any shrubs for the paved area landscaping. Code further specifies that
interior parking lot landscaping shall be required for all parking lots with more than 20 spaces.
Interior parking lot landscaping islands have not been provided for the proposed parking areas.
Staff is supportive of a BSM to allow 0 shrub landscaping points as the proposed deciduous
trees are more appropriate than shrubs given the park-like setting of the site. The proposed
total landscaping points being added exceeds the paved area point requirement by nearly 300
points. This serves to offset the BSM for expansion of the gravel parking areas. Staff is also
supportive of a BSM to allow the parking areas without interior landscaping islands as this is
not a traditional parking lot and the landscape islands would not be functional due to the types
of vehicles and trailers that will utilize the parking area.
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ITEM IV: SIP Sunnyview Expo Center 5
Storm Water Management/Utilities
Stormwater management plans have been included with this request. The Department of
Public Works has noted that final detailed storm water and site plans are required to be
reviewed and approved prior to construction through the Site Plan Review process.
Site Lighting
A photometric lighting plan has been submitted for the parking lot expansions. The lighting
plan is not exceeding the maximum 0.5 fc lighting level at the property lines. Central portions
of the parking areas are not meeting the minimum 0.4 footcandle lighting level for
parking/drive areas. Light fixture heights are shown at 31’, where the maximum light fixture
height in the I district is 20’.
Staff is supportive of a BSM for the lighting reduction on the interior portions of the parking
areas as the proposed parking areas are large expansive gravel areas, where centrally located
light poles are not feasible. Along with this, parking will generally be located on the periphery
of the parking areas. Staff is also supportive of a BSM to allow the increased light fixture
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ITEM IV: SIP Sunnyview Expo Center 6
heights as the unique nature of the parking areas necessitates high light fixtures to serve the
parking lot. The significant setbacks from the property lines as well as the existing and
proposed tall trees serve to mitigate the visual impact of the increased light fixture height.
Building Facades
No changes to the existing building facades is being proposed with this request.
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.
(g) The proposed architecture and character of the proposed Planned Development
project is compatible with adjacent/nearby development.
(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.
Staff recommends approval of the Specific Implementation Plan with the findings listed above
and the following conditions:
1. BSM to allow expansion of a gravel parking surface.
2. BSM to allow 0 paved area landscaping points devoted to shrubs.
3. BSM to allow a parking lot with more than 20 parking spaces and 0 interior parking lot
landscape islands.
4. BSM to allow reduced parking lot lighting levels to 0.0 fc for portions of parking lot.
5. BSM to allow increased light fixture mounting height to 31’.
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- 1 -
SIP Narrative
To: Brian Slusarek
Planner, Planning Services Division
City of Oshkosh
From: Chase Rettler, P.E.
Civil Engineer
Rettler Corporation
Project: Sunnyview Expo Center Phase1 Site Redevelopment Project
Date: July 19, 2021
The proposed Sunnyview Expo Site Redevelopment Project will expand available gravel camping
and parking areas south of the existing barns and improve several asphalt and gravel drives throughout
the eastern half of the parcel. The project will also include improved electrical service for the expanded
camping areas and site lighting. Stormwater generated by the development will be managed by two
wet detention ponds south of the proposed development. The project lies within a Planned
Development Overlay District. The Planned Development Overlay District is primarily for the purpose
of allowing gravel camping and parking areas without requiring associated landscape screening and
parking island requirements. The large-scale gravel camping and parking areas would not allow for the
required site programing if standard landscape practices were required.
The proposed site improvement project does not include building improvements to the previously
developed site. The proposed site improvements will increase the impervious surface percentage within
the project limits from 31% to 68%. The project limits are roughly 13 acres of the 154 acre parcel.
The proposed improvements are an expansion of the existing land use. The project will primarily
provide additional camping locations for equestrian and music events hosted at the site. A significant
impact to adjacent properties and streets is not anticipated.
City landscape requirements will be met through planting native tree species. The proposed
landscape plan is meant to expand upon the site’s existing community park aesthetic, specifically visible
from HWY Y. Landscaping points have not been credited for existing impervious surfaces or trees
within the project limits creating a conservative method of calculating required landscaping points.
Required landscaping points for parking lot screening and islands have been distributed to native tree
plantings.
Construction of Phase 1 of the Expo Site Redevelopment Project is scheduled to begin in
September of 2021 and conclude in June of 2022. The proposed Phase 1 development has been
reviewed several times with City Planning Division Staff to ensure it’s consistent with the previously
approved General Development Plan.
Best regards,
Chase Rettler, PE
Civil Engineer
Rettler Corporation
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XXISSUED FOR21.043DOCUMENT NO.R. RAMIREZC. RETTLERDATEDRAWN:CHECKED:REVTelephone: 715 - 341 - 2633, Fax: 715 - 341 - 0431
3317 Business Park Drive, Stevens Point, WI 54482
email: info @ rettler.com, website: www.rettler.com
c o r p o r a t i o nRETTLER CORPORATION, INC. HOLDS THE RIGHTS TO COPYRIGHT IN AND TO THESEPRINTS, DRAWINGS AND DOCUMENTS. NO REPRODUCTION, COPYING, ALTERATION,MODIFICATION, USAGE, INCORPORATION INTO OTHER DOCUMENTS OR ASSIGNMENTOF THE SAME MAY OCCUR WITHOUT THE PRIOR WRITTEN PERMISSION OF RETTLERCORPORATION, INC.C 2021 RETTLER CORPORATION, INC.CITY REVIEW07/19/21WINNEBAGO COUNTY PARKS DEPARTMENT
625 E COUNTY RD Y, SUITE 500
OSHKOSH, WI 54901
SUNNYVIEW EXPO CENTER PHASE 1
SITE DEVELOPMENT PROJECTC100
EXISTING SITE PLAN - WEST THE WEST HALF OF THE SOUTHEAST QUARTER AND THE EAST HALF OF THESOUTHWEST QUARTER EXCEPTING THE WEST 400 FEET OF THE SOUTH 544.5 FEETAND THE SOUTH HALF OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTERAND THE EAST HALF OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTERALL IN SECTION 25, TOWNSHIP 19 NORTH, RANGE 16 EAST, CITY OF OSHKOSH,WINNEBAGO COUNTY, WISCONSIN.THESE RECORD DRAWINGS HAVE BEEN PREPARED IN PART, ON THE BASIS OFINFORMATION COMPILED AND FURNISHED BY OTHERS. THE SURVEYOR ANDARCHITECT WILL NOT BE HELD RESPONSIBLE FOR ANY ERRORS OR OMISSIONSWHICH HAVE BEEN INCORPORATED INTO THIS DOCUMENT AS A RESULT.SOME UTILITIES HAVE BEEN LOCATED BY MAPS PROVIDED BYOTHERS-LOCATIONS ARE APPROXIMATE.FIELD VERIFY SANITARY AND STORM SEWER PIPE SIZES AND THEIR LOCATIONS.UNDERGROUND UTILITIES SHOWN ON THIS MAP ARE BASED IN PART ONMARKINGS BY DIGGERS HOTLINE. (TICKET #20203005551)UNDERGROUND UTILITIESDESCRIPTIONBENCH MARKELEVATIONS BASED ON NAVD 88 USING WISGEOID 12A:BENCHMARK #1BURY BOLT ON HYDRANT LOCATED NORTH OF SHOWVIEW LN & SE OF BLEACHERS.ELEVATION: 780.30BENCHMARK #2BURY BOLT ON HYDRANT LOCATED NORTH OF SHOWVIEW LN, NORTH OF EXPOCENTER BUILDING.ELEVATION: 780.72BENCHMARK #3BURY BOLT ON HYDRANT LOCATED NORTHEAST OF SHOWVIEW LN & EXPO DRIVEINTERSECTION.ELEVATION: 782.81BENCHMARK #4BURY BOLT ON HYDRANT LOCATED EAST OF EXPO DRIVE, SW OF HORSE PEN.ELEVATION: 778.86BENCHMARK #5BURY BOLT ON HYDRANT LOCATED NORTHEAST OF MIDVIEW DRIVE & EXPO DRIVEINTERSECTION.ELEVATION: 778.65BENCHMARK #6BURY BOLT ON HYDRANT LOCATED NORTHWEST OF GARDEN VIEW DRIVE &GARDEN VIEW LN INTERSECTION.ELEVATION: 779.38LEGENDGUYPOWER POLELIGHT POLECATCH BASINWATER VALVECATCH BASINHYDRANTDECIDUOUS TREECONIFEROUS TREEFLAG POLEGAS METERCONTOUR LINEGAS VALVEBUSH/SHRUBSIGNVERTICAL PIPEBENCHROCKSVENT PIPE2" IRON PIPE FOUND1" IRON PIPE FOUND3/4" IRON BAR BAR FOUNDELECTRIC OUTLETSCONTROL POINTTELEPHONE MANHOLETELEPHONE PEDESTALWATER MANHOLEELECTRICAL BOXSTORM MANHOLESANITARY MANHOLEELECTRIC METERPLAY EQUIPMENTBASKETBALL HOOPIRRIGATION BOXCATCH BASINUTILITY MANHOLECOMPUTED PROPERTY CORNER1
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0SANFENCEST
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STORM SEWERSANITARY SEWERPOWER OVERHEADBURIED ELECTRICGT
WBURIED GASWATERMAINFOXX
FIBER OPTICSEDGE OF BITUMINOUSBURIED TELEPHONEX
XBIRDHOUSEWETLANDSHARRISON MONUMENT FOUNDSURVEYOR'S NOTES1.UNKNOWN SEWER CONNECTION2.SANITARY CONNECTION LOCATIONS PER FACILITY PLUMBERSURVEY CONTROL POINTSCOORDINATE SYSTEM BASED ON: NAD83 (2011) WITH WINNEBAGO COUNTYCOORDINATES USING WISCORSCP #1 - CP MAGN: 497865.64E: 794044.93Z: 778.19CP #2 - CP MAGN: 498091.74E: 793839.98Z: 778.85CP #3 - CP MAGN: 498358.40E: 793855.31Z: 779.48CP #4 - CP MAGN: 498364.97E: 794311.16Z: 780.03CP #5 - CP MAGN: 497662.52E: 794510.06Z: 777.90CP #6 - CP MAGN: 497666.25E: 794260.14Z: 776.66CP #7 - CP MAGN: 497951.12E: 794258.05Z: 777.40CP #8 - CP MAGN: 497961.13E: 794500.44Z: 779.46CP #9 - CP MAGN: 498100.84.E: 794663.62Z: 779.99CP #10 - CP MAGN: 497763.13E: 794665.94Z: 778.19MATCH LINE - SHEET C101: EXISTING SITE PLAN - EAST
N0'60'30'90'Page 11
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XX XX XXXXXXXXXXXXXXXXXXXXXXXXISSUED FOR21.043DOCUMENT NO.R. RAMIREZC. RETTLERDATEDRAWN:CHECKED:REVTelephone: 715 - 341 - 2633, Fax: 715 - 341 - 0431
3317 Business Park Drive, Stevens Point, WI 54482
email: info @ rettler.com, website: www.rettler.com
c o r p o r a t i o nRETTLER CORPORATION, INC. HOLDS THE RIGHTS TO COPYRIGHT IN AND TO THESEPRINTS, DRAWINGS AND DOCUMENTS. NO REPRODUCTION, COPYING, ALTERATION,MODIFICATION, USAGE, INCORPORATION INTO OTHER DOCUMENTS OR ASSIGNMENTOF THE SAME MAY OCCUR WITHOUT THE PRIOR WRITTEN PERMISSION OF RETTLERCORPORATION, INC.C 2021 RETTLER CORPORATION, INC.CITY REVIEW07/19/21WINNEBAGO COUNTY PARKS DEPARTMENT
625 E COUNTY RD Y, SUITE 500
OSHKOSH, WI 54901
SUNNYVIEW EXPO CENTER PHASE 1
SITE DEVELOPMENT PROJECTC101
EXISTING SITE PLAN - EAST THE WEST HALF OF THE SOUTHEAST QUARTER AND THE EAST HALF OF THESOUTHWEST QUARTER EXCEPTING THE WEST 400 FEET OF THE SOUTH 544.5 FEETAND THE SOUTH HALF OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTERAND THE EAST HALF OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTERALL IN SECTION 25, TOWNSHIP 19 NORTH, RANGE 16 EAST, CITY OF OSHKOSH,WINNEBAGO COUNTY, WISCONSIN.THESE RECORD DRAWINGS HAVE BEEN PREPARED IN PART, ON THE BASIS OFINFORMATION COMPILED AND FURNISHED BY OTHERS. THE SURVEYOR ANDARCHITECT WILL NOT BE HELD RESPONSIBLE FOR ANY ERRORS OR OMISSIONSWHICH HAVE BEEN INCORPORATED INTO THIS DOCUMENT AS A RESULT.SOME UTILITIES HAVE BEEN LOCATED BY MAPS PROVIDED BYOTHERS-LOCATIONS ARE APPROXIMATE.FIELD VERIFY SANITARY AND STORM SEWER PIPE SIZES AND THEIR LOCATIONS.UNDERGROUND UTILITIES SHOWN ON THIS MAP ARE BASED IN PART ONMARKINGS BY DIGGERS HOTLINE. (TICKET #20203005551)UNDERGROUND UTILITIESDESCRIPTIONBENCH MARKELEVATIONS BASED ON NAVD 88 USING WISGEOID 12A:BENCHMARK #1BURY BOLT ON HYDRANT LOCATED NORTH OF SHOWVIEW LN & SE OF BLEACHERS.ELEVATION: 780.30BENCHMARK #2BURY BOLT ON HYDRANT LOCATED NORTH OF SHOWVIEW LN, NORTH OF EXPOCENTER BUILDING.ELEVATION: 780.72BENCHMARK #3BURY BOLT ON HYDRANT LOCATED NORTHEAST OF SHOWVIEW LN & EXPO DRIVEINTERSECTION.ELEVATION: 782.81BENCHMARK #4BURY BOLT ON HYDRANT LOCATED EAST OF EXPO DRIVE, SW OF HORSE PEN.ELEVATION: 778.86BENCHMARK #5BURY BOLT ON HYDRANT LOCATED NORTHEAST OF MIDVIEW DRIVE & EXPO DRIVEINTERSECTION.ELEVATION: 778.65BENCHMARK #6BURY BOLT ON HYDRANT LOCATED NORTHWEST OF GARDEN VIEW DRIVE &GARDEN VIEW LN INTERSECTION.ELEVATION: 779.38LEGENDGUYPOWER POLELIGHT POLECATCH BASINWATER VALVECATCH BASINHYDRANTDECIDUOUS TREECONIFEROUS TREEFLAG POLEGAS METERCONTOUR LINEGAS VALVEBUSH/SHRUBSIGNVERTICAL PIPEBENCHROCKSVENT PIPE2" IRON PIPE FOUND1" IRON PIPE FOUND3/4" IRON BAR BAR FOUNDELECTRIC OUTLETSCONTROL POINTTELEPHONE MANHOLETELEPHONE PEDESTALWATER MANHOLEELECTRICAL BOXSTORM MANHOLESANITARY MANHOLEELECTRIC METERPLAY EQUIPMENTBASKETBALL HOOPIRRIGATION BOXCATCH BASINUTILITY MANHOLECOMPUTED PROPERTY CORNER1
0
0SANFENCEST
PO
E
STORM SEWERSANITARY SEWERPOWER OVERHEADBURIED ELECTRICGT
WBURIED GASWATERMAINFOXX
FIBER OPTICSEDGE OF BITUMINOUSBURIED TELEPHONEX
XBIRDHOUSEWETLANDSHARRISON MONUMENT FOUNDSURVEYOR'S NOTES1.UNKNOWN SEWER CONNECTION2.SANITARY CONNECTION LOCATIONS PER FACILITY PLUMBERSURVEY CONTROL POINTSCOORDINATE SYSTEM BASED ON: NAD83 (2011) WITH WINNEBAGO COUNTYCOORDINATES USING WISCORSCP #1 - CP MAGN: 497865.64E: 794044.93Z: 778.19CP #2 - CP MAGN: 498091.74E: 793839.98Z: 778.85CP #3 - CP MAGN: 498358.40E: 793855.31Z: 779.48CP #4 - CP MAGN: 498364.97E: 794311.16Z: 780.03CP #5 - CP MAGN: 497662.52E: 794510.06Z: 777.90CP #6 - CP MAGN: 497666.25E: 794260.14Z: 776.66CP #7 - CP MAGN: 497951.12E: 794258.05Z: 777.40CP #8 - CP MAGN: 497961.13E: 794500.44Z: 779.46CP #9 - CP MAGN: 498100.84.E: 794663.62Z: 779.99CP #10 - CP MAGN: 497763.13E: 794665.94Z: 778.19N90'30'60'0'MATCH LINE - SHEET C100: EXISTING SITE PLAN - WEST
MATCH LINE - SHEET C102: EXISTING SITE PLAN - NETZER ENTRANCEPage 12
SIP
500 E COUNTY RD Y
PC: 08-17-2021
CHASE RETTLER
3317 BUSINESS PARK DR
STEVENS POINT, WI 54482
ADAM BREEST
625 E COUNTY RD Y
OSHKOSH, WI 54901
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Winnebago County Park
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C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 7/23/2021
1 in = 420 ft1 in = 0.08 mi¯500 E COUNTY RD Y500 E COUNTY RD Y
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
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TREFFERT DRTREFFERT DRC:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 7/23/2021
1 in = 1,000 ft1 in = 0.19 mi¯500 E COUNTY RD Y500 E COUNTY RD Y
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
Page 15
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 7/23/2021
1 in = 400 ft1 in = 0.08 mi¯500 E COUNTY RD Y500 E COUNTY RD Y
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
Page 16