HomeMy WebLinkAboutItem IV
PLAN COMMISSION STAFF REPORT JANUARY 21, 2025
ITEM IV: GENERAL DEVELOPMENT PLAN AMENDMENT AND SPECIFIC
IMPLEMENTATION PLAN AMENDMENT FOR MODIFICATIONS TO THE
SUNNYVIEW EXPO CENTER AT 500 EAST COUNTY ROAD Y
GENERAL INFORMATION
Applicant: Rettler Corporation
Property Owner: Winnebago County Parks Department
Action(s) Requested:
The applicant requests approval of a General Development Plan Amendment and Specific
Implementation Plan Amendment for site modifications.
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, Common Council approved a General Development Plan (GDP) for expansion
of graveled parking/camping areas and other upgrades to the site. The subsequent Specific
Implementation Plan (SIP) was approved by Common Council on August 24, 2021.
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
Page 1
ITEM IV – GDP Amendment & SIP Amendment – 500 E. County Rd. Y
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Park
ANALYSIS
Use/Site Design
The existing approved GDP/SIP for the site included the following expansions and
improvements of the expo east campus area:
- Expansion of graveled RV/Trailer Camping Lots #3 and #4
- Reshaping of graveled RV/Trailer Camping Lot #2
- Installation of perimeter lighting
- 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 upgrades
The applicant is proposing expansion of the west campus area including the following updates
and improvements:
- Reconstruct and expand the main existing parking lot
- Expand the southern gravel parking lot
- Reconfigure the main entrance and maintain drives adjacent to the Expo building
- Improve electrical and data service and site lighting
The applicant states that the proposed expansion and improvements are primarily intended to
provide additional camping and parking for the Expo Center, County Fair, and music events.
Page 2
ITEM IV – GDP Amendment & SIP Amendment – 500 E. County Rd. Y
The applicant is proposing to replace the approximate 600-stall parking lot to the south/west of
the Expo building with a new 690-stall parking lot. The applicant is also proposing a 141,254 sq.
ft. gravel parking area to the south of the paved parking area as well as a 39,576 sq. ft. gravel
parking area on the north/west side of the paved parking area. The new southern gravel
parking area will have a 56’ setback from the County Road Y right-of-way, exceeding the
minimum front setback of 30’ for the I Zoning District. The overall impervious surface area for
the site will be increased to 24%, well under the maximum of 60% for the I Zoning District.
The existing SIP for the site includes a Base Standard Modification (BSM) to allow expansion of
gravel parking surfaces, where code requires all parking areas to be paved (concrete or asphalt).
The applicant is proposing to add additional gravel parking surface areas to the site. Staff is
supportive of the proposed additional gravel areas as the use of the property for camping and
outdoor events is a unique land use, in which gravel is an appropriate parking surface.
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ITEM IV – GDP Amendment & SIP Amendment – 500 E. County Rd. Y
Additionally, it should not have a negative impact on neighboring properties as the
surrounding area is predominantly open space and institutional uses.
The applicant has noted that the north, south, and west perimeter of the main parking lot will
not include curbing. According to the applicant, curb and gutter has been limited to match the
existing site, allow sheet flow drainage into perimeter swales, and allow for unimpeded snow
removal. Staff is supportive of a BSM to allow the parking lot without the required curbing as it
is consistent with other existing parking areas within the site and neighboring parkland.
Signage
The applicant is proposing four (4) new sign structures along Sunnyview Road to identify each
of the four site entrances. The primary sign (Sign A) will be 15’ tall, 135 sq. ft., and include a 21
sq. ft. electronic message center (EMC). The other three (3) signs (Signs B1, B2, B3) will be 9’ tall,
54 sq. ft., and contain a 5 sq. ft. EMC.
The applicant is requesting BSMs to allow four (4) ground signs and four (4) EMCs, where code
allows a maximum of one ground sign per street frontage and one electronic message board per
lot. The applicant is also requesting a BSM for reduced ground sign front setback to 10‘for the
west sign (B1), 20’ for the middle east sign (B2), and 25’ for the east sign (B3), where code
requires a 30’ front yard setback. The total sign image area is approximately 190 sq. ft., where
the maximum ground sign area for the I Zoning District is 200 sq. ft. The total EMC area is 36
sq. ft., where the maximum EMC area for the I Zoning District is 100 sq. ft.
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ITEM IV – GDP Amendment & SIP Amendment – 500 E. County Rd. Y
According to the applicant, the BSMs for increased number of ground signs and EMCs are
needed to direct traffic to various events held at the Expo Center. The applicant notes that
multiple events may held at the same time and the individual signs and EMCs are needed to
direct traffic to the appropriate area of the campus. Reduced setback is also needed so that the
signs are easily visible for safe entry to the site from Sunnyview Road.
A Plan Commission Workshop was held on January 7, 2025 to discuss the proposed sign plans
and parking expansion plans. Plan Commission voiced support for the proposed sign plan
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ITEM IV – GDP Amendment & SIP Amendment – 500 E. County Rd. Y
BSMs due to the need for directing event traffic. Staff is supportive of the increased number of
ground signs and EMCs as well as the setback reduction as these BSMs will assist with safe
wayfinding to the site for events. Although the number of signs is being increased, the total
ground sign area and EMC area will remain under the maximum sign area for the I Zoning
District. The increased number of signs and reduced setback should not have a negative impact
on the surrounding area as it consists primarily of open space and institutional uses and is not
adjacent to residential land uses. Staff is recommending a minimum of 25 shrub landscaping
points be provided around each sign to offset the BSM requests.
Landscaping
As parking/drive areas for the site have been expanded, paved area landscaping points are
required per the landscaping ordinance.
Points Required Points Provided
Paved Areas 4,354 (1,306 tall trees, 1,741 shrubs) 2,594 (2,150 tall trees, 164.5 shrubs)
The paved area requirement of 50 landscaping points per 10 parking stalls or 10,000 sq. ft. of
paved area is not being met. 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 is deficient of the required shrub landscaping point requirement. 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.
The existing SIP for the site includes BSMs to allow 0 paved area landscaping points to be
devoted to shrubs. It also includes a BSM to allow a parking lot with more than 20 parking
spaces and 0 interior parking lot landscape islands.
Plan Commission voiced support for allowing the proposed parking areas without landscape
islands at the January 7, 2025 workshop due to the unique use of the site. Staff does not have
concerns with allowing the parking areas without interior landscaping as the parking areas are
not traditional parking lots and the landscape islands would not be functional due to the types
of vehicles, trailers, and event equipment that will utilize the parking areas. Staff is also
supportive of allowing reduced shrub landscaping points as the proposed deciduous trees are
more appropriate than shrubs given the park-like setting of the site. Staff is recommending that
a minimum of 125% of the required landscaping points be provided to compensate for the
landscaping BSM requests.
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.
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ITEM IV – GDP Amendment & SIP Amendment – 500 E. County Rd. Y
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 or 1.0 fc at the
right-of-way line. Central portions of the gravel 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’.
The existing SIP for the site included a BSM to allow reduced parking lot lighting levels to 0.0 fc
for portions of parking lot. It also included a BSM to allow increased light fixture mounting
height to 31’.
Staff is supportive of the requested lighting reduction on the interior portions of the gravel
parking areas as these areas are large expansive gravel areas, where centrally located light poles
are not feasible. Staff is also supportive of the increased light fixture heights as the unique
nature of the parking areas necessitates high light fixtures to serve the parking lot and will be
consistent with existing light fixtures on the site.
Building Facades
No changes to the existing building facades are 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):
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ITEM IV – GDP Amendment & SIP Amendment – 500 E. County Rd. Y
(a) The proposed Planned Development project is consistent with the overall purpose
and intent of the Zoning Ordinance as the site design and signage will not have a
negative impact on the public because sufficient greenspace and landscaping will be
provided to compensate for the parking expansions and the surrounding area includes
institutional and open space uses which are compatible with the proposed site.
(c) The proposed Planned Development project will maintain the desired relationship
between land uses as the site design for parking expansion and new signage is
compatible with the surrounding institutional and open space land uses.
(d) The proposed Planned Development project will improve the functional
arrangement of the area as the parking lot expansion and site upgrades will improve
access and circulation for the site.
(i) The proposed Planned Development project provides alternative approaches to
addressing development performance and compensates for the requested base standard
modifications of standards/regulations of the Zoning Ordinance as the additional
landscaping required of the applicant will serve to offset requested base standard
modifications (BSMs).
Staff recommends approval of the General Development Plan Amendment and Specific
Implementation Plan Amendment as proposed with the findings listed above and the following
conditions:
1. Base Standard Modification (BSM) to allow gravel parking areas.
2. BSM to allow parking areas without minimum 6-inch-high curbing installed around the
parking lot perimeter.
3. BSM to allow four (4) ground signs.
4. BSM to allow four (4) electronic message board signs.
5. BSM to allow reduced ground sign setbacks to 10’, 20’, and 25’.
6. BSM to allow 164.5 paved area landscaping points devoted to shrubs.
7. BSM to allow new gravel parking areas and reconstructed parking lot without
landscaped planter islands at parking row ends and more than 20 parking spaces
without interior parking lot islands.
8. BSM to allow reduced parking lot lighting levels to 0.0 fc for portions of new gravel
parking areas.
9. BSM to allow increased light fixture mounting height to 31’.
10. A minimum of 25 shrub landscaping points shall be provided around each ground sign.
11. Final landscaping plan shall be reviewed and approved by the Department of
Community Development.
12. Except as specifically modified by this General Development Plan Amendment and
Specific Implementation Plan Amendment, the terms and conditions of the original
Specific Implementation Plan dated August 24, 2021 (Resolution 21-421) remain in full
force and effect.
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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 West Campus Redevelopment Project
Date: January 14, 2025
The proposed Sunnyview Expo West Campus Site Redevelopment Project will reconstruct and
expand the main existing parking lot, expand the southern gravel parking lot, reconfigure the main
entrance and maintain many of the drives adjacent to the Expo building. The project will also include
improved electrical and data service for the project areas and site lighting. Stormwater generated by
the development will be managed by a wet detention pond south of the parking lot. 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 curbing,
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 51% to 61%. The project limits are roughly 26 acres of the 154 acre parcel.
The proposed improvements are an expansion of the existing land use. The project will primarily
provide additional camping and parking for the Expo Center, County Fair 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 trees throughout the proposed project
site, consistent with previous development on the site. A majority of proposed trees are native. The
Expo Center will also receive additional foundation plantings facing the expanded parking lot. 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 trees within
the project limits creating a conservative method of calculating required landscaping points.
The following Base Standard Modifications are requested for the project.
Signage
Four signs are proposed, one at each entrance to the Expo site. Entrances are labeled 1, 2, 3 and 4
beginning at the West entrance and progressing East. Entrance 1, 3, and 4 will include a 54 square
foot per side wayfinding sign including a small electronic portion to provide flexibility for controlling
access at each entrance during a wide variety of events. Note the Expo hosts multiple concurrent
events which requires multiple separate entrances. Entrance 2 will include a 150 square foot per side
main entrance sign with a larger electronic portion. Setbacks to the proposed signs from the property
line are 10’, 30’, 20’ and 25’ for entrance 1, 2, 3, and 4 respectively. Signs have been located as far as
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possible from the property line without interfering with existing utilities, drainage ditches and fencing
and maintaining visibility from the HWY Y.
Site Lighting Height
Proposed site lighting will exceed the 25’ maximum to provide an efficient and effective layout of light
poles. The maximum total light pole height including the concrete base is anticipated to be 32’. Note
the site lighting will match the previous phase of construction completed in 2022 immediately east of
this proposed project. Light poles will also be utilized for mounting security cameras and a public
announcement system throughout the project area.
Parking Islands and Curb and Gutter
The proposed project will incorporate two large central parking islands to interrupt the large asphalt
parking lot as well as tree plantings around the perimeter of the asphalt and gravel parking lots to
provide perimeter screening in lieu of traditional curb islands at the end of each row of parking.
Traditional curb islands would interrupt the distances required for large scale tents associated with
Winnebago County Fair and other large events including Lifest that utilize the parking lot. The proposed
use of trees is consistent with the previous 2022 improvements. Curb and gutter has been limited to
areas where pedestrian and vehicle traffic vertical separation is required for safety consideration. The
North, West and South perimeter of the main parking lot does not include curb and gutter. Curb and
gutter has been limited to match the existing site as well, allow sheet flow drainage into perimeter swales
and allow for unimpeded snow removal.
Construction of the Expo West Campus Site Redevelopment Project is scheduled to begin in
August of 2025 and conclude in June of 2026. The proposed redevelopment of the site has been
reviewed 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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SIP AMENDMENT
500 E COUNTY RD Y
PC: 1-21-2025
CHURCH OF CHRIST OF OSHK
175 E COUNTY ROAD Y
OSHKOSH WI 54901-9724
WINNEBAGO COUNTY
ATTN FINANCE DIR
PO BOX 2808
OSHKOSH WI 54903-2808
WINN CNTY PARKS DEPT
625 E COUNTY RD Y STE 500
OSHKOSH WI 54901-8131
WILLIAM E RUPNOW
190 E COUNTY ROAD Y
OSHKOSH WI 54901-1298
TOWN OF OSHKOSH
230 E COUNTY ROAD Y
OSHKOSH WI 54901-9715
TOWN OF OSHKOSH
1076 COZY LN
OSHKOSH WI 54901-1404
CASTLE ROCK LAND CO LLC
PO BOX 3808
OSHKOSH WI 54903-3808
KOSSEL FAMILY LTD PARTNE
5143 JACKSON ST
OSHKOSH WI 54901-9717
KOSSEL FAMILY LTD PARTNE
4898 JACKSON ST
OSHKOSH WI 54901-1294
FLORIEN KAUFMANN
2677 INDIAN POINT RD
OSHKOSH WI 54901-9609
KENNETH & MARY WALTER
5275 CHANNEL VIEW DR
OSHKOSH WI 54901-1351
OSHKOSH COMM YMCA
640 E COUNTY ROAD Y
OSHKOSH WI 54901-9773
OSHKOSH COMM YMCA
324 WASHINGTON AVE
OSHKOSH WI 54901-5042
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Prepared by: City of Oshkosh, WI
Printing Date: 12/27/2024
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City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer
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J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam
Prepared by: City of Oshkosh, WI
Printing Date: 12/27/2024
1 in = 1,000 ft1 in = 0.19 mi¯500 E COUNTY RD YZONING MAP
City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer
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J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam
Prepared by: City of Oshkosh, WI
Printing Date: 12/27/2024
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City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer
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