HomeMy WebLinkAboutItem II
PLAN COMMISSION STAFF REPORT OCTOBER 3, 2023
ITEM II: SPECIFIC IMPLEMENTATION PLAN AMENDMENT FOR FAÇADE AND
PATIO MODIFICATIONS AT 1 NORTH MAIN STREET
GENERAL INFORMATION
Owner: Scarlett Hotel Group
Petitioner: David Helgeson
Action(s) Requested:
The petitioner requests an amendment to the Specific Implementation Plan approval for façade
and patio modifications at 1 North Main Street.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance. Central
Mixed Use District (CMU) and Riverfront Overlay District (RF-O) Design Standards are found
in Section 30-245.
Background Information Property Location and Type:
The subject site is the existing Best Western Premier Waterfront Hotel & Convention Center,
which is located on the west side of North Main Street and has frontage on the Fox River. The
parcel is zoned Central Mixed-Use District with Planned Development and Riverfront Overlays
(CMU-PD-RFO). The parcel is 1.15 acres in area and includes a restaurant in addition to a
hotel/convention center. The surrounding area consists primarily of commercial land uses
along with the Oshkosh Convention Center to the east. The 2040 Comprehensive Land Use
Plan recommends Center City use for the subject area.
On April 9, 2013, the Common Council approved a Planned Development for signage at the
subject property.
Subject Site
Existing Land Use Zoning
Commercial CMU-PD-RFO
Recognized Neighborhood Organizations
Downtown
Adjacent Land Use and Zoning
Existing Uses Zoning
North Commercial CMU
South Fox River/riverwalk Fox River
East Institutional I-PD-RFO
West Commercial CMU-RFO
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ITEM II- SIP Amendment – 1 N. Main St.
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Center City
ANALYSIS
Use
No changes are being proposed to the existing use of the site. The applicant plans to convert
the existing Best Western Premier Waterfront Hotel to a Marriott Hotel. The converted hotel
will remain at 176 rooms with ballroom, meeting rooms, fitness center, and restaurant as it sits
today.
Site Design
There are no changes being proposed to the site, with the exception of 430 sq. ft. of new
sidewalk area and 578 sq. ft. of new patio area with pergola on the north side of the site and a
new pergola over the existing patio seating area on the south (waterfront) side of the site.
Proposed site plan.
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ITEM II- SIP Amendment – 1 N. Main St.
North patio area
South patio area
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ITEM II- SIP Amendment – 1 N. Main St.
The north patio addition has a 19’ setback from the north property line. The proposed pergola
on the south side of the building has a 0’ setback along North Main Street and a 0.5’ setback
along the south (waterfront) property line.
Staff does not have concerns with the proposed patio and pergola additions as the CMU district
does not have a maximum impervious surface ratio and has a 0’ minimum front yard setback.
Staff is recommending a condition to ensure that the pergola does not extend over the public
right-of-way or Riverwalk.
Signage
The applicant has submitted plans for new wall signage on all facades of the hotel. The
proposed wall signs are within the maximum area of 1 sq. ft. per linear foot of building façade
and meet the material requirement of ¾” thickness or greater.
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ITEM II- SIP Amendment – 1 N. Main St.
The applicant is also replacing existing off-premise signage, including signage on the pedestrian
bridge to the Oshkosh Convention Center and a post sign and directional signs on the abutting
City parking garage site. These signs will be the same dimensions as the existing off-premise
signs for the Best Western hotel and Ground Round restaurant. Staff is recommending a base
standard modification (BSM) to continue to allow the off-premise signage to be replaced in the
same location and same dimensions as existing signage. The applicant is proposing
substantially less signage area on the site than allowed by code, which will serve to offset the
requested BSM.
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ITEM II- SIP Amendment – 1 N. Main St.
Maximum wall sign area (sq. ft) Proposed wall sign area (sq. ft.)
North 175 24.7
South 200 96.2
East 225 85.6
West 195 +/- 70.2
Landscaping
No additional pavement is required as properties in the CMU district are exempt from
landscaping requirements, with the exception of paved areas.
Storm Water Management
The Department of Public Works has reviewed the plans and noted that full site plan review is
required and plans shall include grades, drainage, location of impervious features, and a site
data table showing impervious features before and after the construction.
Lighting
The provided plans do not include new lighting for the site, other than suspended lighting for
the patio areas. Any additional lighting for the site will be subject to the standards of the
lighting ordinance, which have a maximum lighting level of 0.5 fc at property lines and 1.0 fc at
the public right-of-way.
Building Facades
The existing building is clad in face brick with dark bronze anodized window frames and tinted
glass. The applicant is proposing the following modifications to the building:
North side of building
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ITEM II- SIP Amendment – 1 N. Main St.
- Apply porcelain tile façade to existing face brick along the entrance and patio façade
areas.
- Replace one window unit with double doors to patio. Door frames and glazing to match
existing building (bronze anodized door frames with tinted glazing).
- New 4’ tall black metal fencing to surround patio.
- New black metal pergola with suspended lighting.
South/East side of building
- Wood siding and composite trim at east and south entries and southeast façade area.
- Porcelain tile vertical accent at east façade.
- New bi-parting sliding glass door at south façade (under pergola).
- New wood and steel pergola frame at south façade with sail cloth, suspended lighting,
and radiant heaters.
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ITEM II- SIP Amendment – 1 N. Main St.
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ITEM II- SIP Amendment – 1 N. Main St.
Staff is supportive of the proposed building modifications as they will serve as accents to the
existing building and should enhance the appearance of the site. Staff feels that the proposed
building modifications are in conformance with Central Mixed Use District (CMU) and
Riverfront Overlay (RF-O) design standards as the exterior materials complement the existing
building and utilize high quality materials. The facades also maintain existing door and
window areas and provide a visual connection to the waterfront with the addition of the
pergola and façade accents.
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.
(c) The proposed architecture and character of the proposed Planned Development
project is compatible with adjacent/nearby development.
(d) The proposed Planned Development project will positively contribute to and not
detract from the physical appearance and functional arrangement of development in the
area.
Staff recommends approval of the Specific Implementation Plan amendment as proposed with
the findings listed above and the following conditions:
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ITEM II- SIP Amendment – 1 N. Main St.
1. Except as specifically modified by this Specific Implementation Plan Amendment, the
terms and conditions of the original Planned Development approval dated April 9, 2013
remains in full force and effect.
2. Base Standard Modification to allow off-premise signage on pedestrian bridge and City
parking garage site to be replaced at the same size/dimensions as existing off-premise
signage.
3. Pergola may not extend over the public right-of-way or Riverwalk.
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