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PLAN COMMISSION MINUTES NOVEMBER 15, 2005 PRESENT: Lee Bettes, Thomas Fojtik, Steve Gehling, Shirley Mattox, Kathleen Propp, Jeff Thorkildsen, John Weinsheim, and Vice Chairman Cathy
Scherer EXCUSED: David Borsuk, and Jon Dell’Antonia STAFF: Darryn Burich, Director of Planning Services; David Buck, Zoning Administrator/Associate Planner; and Vickie Rand, Recording
Secretary Vice Chairman Scherer called the meeting to order at 4:00 p.m. Roll call was taken and a quorum declared present. The meeting minutes of November 1, 2005 were approved as mailed.
(Thorkildsen, Bettes) Unanimous. I: CONSENT AGENDA A: EXTRATERRITORIAL TWO LOT LAND DIVISION/CSM AT 2563 W. RIPPLE AVE IN THE TOWN OF NEKIMI – Omni Associates and Dan Liebhauser, petitioner,
Shirley Miller etal, owners The petitioner is proposing a two lot land division/CSM involving a 40 acre parcel of land for the purpose of dividing off area around an existing house,
barn, and related outbuildings from the balance of the parcel on which Country USA and related events will be held. The parcel is currently being used for agricultural/open space purposes.
There was no discussion on this item. B: ACCEPT EASEMENT TO ALLOW CONSTRUCTION OF A MAINTENANCE BUILDING AT RIVERSIDE PARK -Department of Community Development, petitioner, City of Oshkosh,
owner The Department of Community Development requests approval of an easement to allow construction of a planned future maintenance building on a portion of the Riverside Park property
in an existing easement area controlled by the American Transmission Company (ATC) per the attached illustration. The City of Oshkosh owns the underlying property but due to the presence
of the easement for the transmission lines, cannot construct the maintenance building without approval of ATC. Mr. Bettes questioned if an additional easement was requested over the
existing easement. Mr. Kinney, Director of Community Development, 215 Church Street, stated the existing easement would be replaced with a new easement to allow construction of a maintenance
building. Motion by Bettes for approval of the Consent Agenda with the following condition for Item “A”.
Plan Commission Minutes -2-November 15, 2005 ITEM A: 1) Provide an additional 7 feet of right-of-way along Ripple Avenue as a dedication or reservation. Seconded by Weinsheim. Motion
carried 8-0. II: CONDITIONAL USE PERMIT/PLANNED DEVELOPMENT REVIEW/AND ACCESS CONTROL VARIANCES FOR THE DEVELOPMENT OF A MIXED USE HOTEL/CONDOMINIUM RESORT AND CONVENTION CENTER AT THE
SOUTHWEST CORNER OF JACKSON STREET AND MARION ROAD – Barry Polzin and Five Rivers Resort, petitioners, City of Oshkosh, owner The petitioners are proposing to develop a 434,000+ square
foot hotel/condominium and convention center on a redevelopment parcel within the Marion Road/Pearl Avenue Redevelopment area. The twelve-story development will contain a variety of
uses including 312 hotel units, a convention facility, marina and yacht club, pub/restaurant, board rooms, club rooms, office space, retail space, indoor/outdoor water feature, spa,
arcade, and fitness center. Mr. Thorkildsen questioned if 450 parking stalls would provide adequate parking during peak times of the year when the staff report indicated that there could
be times when approximately 2000 persons were at the site. Tom Doig, Five Rivers Resort, 3382 Oakwood Court, West Bend, stated 332 surface parking stalls were available along with 100
underground parking stalls, which meet the requirements of the Zoning Ordinance. He stated 2000 customers at one time would not be the norm so creating 2000 parking stalls would be impractical.
Mr. Doig stated a multilevel parking structure may be developed in phase 2. Mr. Burich noted that requiring parking for the busiest time or day of the year is no longer a practical planning
concept. Mr. Doig stated the amount of convention business would determine how quickly they are able to construct phase 2 of this proposal. Barry Polzin, Architect, 205 S. Front Street,
Marquette MI, discussed the driveway design for the resort, keeping the guest and delivery areas separate, and the flow of traffic to the underground parking or the surface parking across
across the street. He also noted the driveway on Riverwalk Drive would help to ease the congestion of traffic on Marion Road. Mr. Polzin stated the building was designed to have a flowing
feeling. He stated it is a large building, but with this design it doesn’t appear as big and doesn’t crowd the river edge. Mr. Polzin stated this design offers a view up and down the
river and doesn’t create a wall. Mr. Polzin also stated that buildings in the surrounding area don’t have a lot of color and he plans to use warm colors in this design. He stated the
lower 2 floors would be constructed with natural stone and includes a natural stone waterfall in the front of the resort. Mr. Polzin stated the resort should appear to be growing out
of the site.
Plan Commission Minutes -3-November 15, 2005 Mr. Polzin stated a 10-story atrium would be constructed in the center of the resort where people would be able to look over Oshkosh to the
north. He stated every room would have a deck with a river view. He also stated a rock formation and waterfall would be constructed in the lobby to give the resort a fun atmosphere.
Mr. Fojtik complimented Mr. Polzin on the use of color and stone in the construction and noted it was a wise use of the location. Mrs. Propp questioned where the waterpark would be located.
Mr. Polzin stated the 22,000 square foot water feature would be located on the second level, which would also include an indoor/outdoor spa and pool. He pointed out the large glass windows
by the pool and the café located on the north side of the pool. Mr. Gehling asked for a description of the market, specifically the convention business versus the hotel business and
the marina. He questioned if there was going to be access for the general public and boaters to be able to patronize the establishment. Mr. Doig stated the marina was a separate entity
that may have some transient slips available. He stated there is a lot of interest in the marina and stated they could use more river frontage to accommodate the interest shown. Mr.
Gehling questioned if part of the resort would be condos and part would be hotel rooms. Mr. Doig stated the resort would basically function as a hotel. He stated the rooms are deeded
property and the owners would enter into an agreement for their condo’s to be rented out as hotel rooms when they were not being occupied by the owners. Mr. Gehling questioned the use
of the Yacht Club. Mr. Doig stated the Yacht Club would be exclusive to the marina users. Mr. Gehling also questioned what was intended for the retail shops within the resort, and if
it would be open to transient customers. Mr. Doig stated a 2,700 square foot area has been designated as a type of general store. He stated he has been approached by various venders,
but no decision has been made at this time. Mr. Doig pointed out on the map displayed the main (formal) restaurant and the pub location. He stated they would love to attract boater traffic.
Mr. Fojtik questioned the impact of the resort traffic on the streets, bridges and boat traffic. Mr. Burich stated Marion Road is used for local traffic, and very little impact would
be felt there. He also pointed out the controlled intersection at Jackson Street to mitigate the impact of the resort traffic. Mr. Bettes stated he deeply supported this proposal, and
questioned how the local residents would be able to use the facility. Mr. Doig stated the resort would offer 100+ jobs for the community, especially with the convention business they
are anticipating. He stated the creation of the riverwalk would also offer the public access to the facility.
Plan Commission Minutes -4-November 15, 2005 Mr. Bettes questioned if the public would have pool access. Mr. Doig stated that pool access would be included as part of the hotel stay
but day passes probably wouldn’t be made available to the general public. Mrs. Scherer questioned if the observation tower would be open to the public. Mr. Doig stated high end units
would be constructed below the towers that are located in the middle and on each side, with a staircase leading up to the tower for the occupants of those rooms to enjoy, therefore they
would not be open to the public. Mr. Thorkildsen questioned what brought the developers to Oshkosh. Mr. Doig stated that when working in the Upper Peninsula on his latest development,
he was looking over strategic locations for further development and the Lake Winnebago system was the next in line. Mr. Doig stated he was originally from the area and this opportunity
became available while he was looking over the Fox Valley for possible sites. He stated they proceeded proceeded with feasibility studies, etc. and hired an architect to design a product
for the site that would revolve around the return of the conference and convention market to Oshkosh. Mr. Doig stated he has interviewed the Association Industry and has had a good response
for use of the facility. He stated this would be the nicest convention facility in the State, centrally located in the State with the riverfront being an added attraction. Mr. Gehling
questioned if the rooms are designed as suites with amenities for the business traveler. Mr. Doig stated the rooms have been designed for the business traveler and they’re making sure
each room has a desk and a wet bar. He noted that 40% of the business travelers are women and they are taking steps to provide a secure environment such as good outside lighting and
a video surveillance camera in the parking areas. Mrs. Propp questioned how the size of the convention center compared to the existing convention center in Oshkosh. Mr. Doig stated the
proposed convention center would be 68,000 square feet and the existing convention center is 30,000 square feet. Mrs. Propp also questioned if they have run into any problems with putting
in slips for the marina. Mr. Doig stated he has talked with the Department of Natural Resources (DNR) and sent their drawings to them and has gotten the impression that there wasn’t
going to be an issue. Mrs. Propp questioned if the boat launch near the Yacht Club was only for guests. Mr. Doig stated they have taken the boat launch out of the design and put in more
slips with the thought that transients can put their boat in the water at other locations, as they don’t have ample parking for cars with trailers. He stated the resort would provide
a service for their guests to get their boat ready for use and launch it for them, (a valet service for boats), and take their boat out of the water, clean it up and park or store it
for them. Mrs. Propp questioned if they will have room on site to store boats. She stated there is not enough public or private storage available in the city, and still couldn’t understand
why they didn’t have a private boat launch.
Plan Commission Minutes -5-November 15, 2005 Mr. Doig stated they may consider a boat launch in phase 2, however, they feel the property could be put to better use as an outdoor activity
area for weddings or theater for example. Mr. Weinsheim questioned if there would be public access to the water park. Mr. Doig stated it was very risky for a water park to be open to
the public, and wasn’t financially feasible. He stated they felt that they didn’t need a water park in order to fill the hotel. He stated day passes wouldn’t be available to the public,
especially now with a new water park at the old Pollock Pool site. Ms. Mattox questioned if there was a name for the architectural style of the resort. Mr. Polzin stated there was no
particular name for this design. He stated he was looking for a design that would evoke a response at first site as a place you are excited to go to. Ms. Mattox also questioned if there
would be roof gardens. Mr. Polzin stated roof gardens are proposed for the riverside and near the the restaurant and lounge areas. Ms. Mattox questioned what their policy would be for
people who were looking to use the unit as a residence. Mr. Doig stated they cannot forbid anyone from living there, however, they would like the condo owners to sign a management agreement
to provide hotel rooms, but would not be able to make that demand. Ms. Mattox questioned what would be done if the condo owners wanted to bring in their own furnishings. Mr. Doig stated
that wouldn’t be allowed, as the hotel furnishings would be complete, although if someone was using the unit for a residence it may be allowed. Ms. Mattox stated she had attended a convention
a couple weeks ago and had talked to the convention chair people and they seemed to be very interested in what Oshkosh has to offer. She also stated the main amenity they look for in
a site is how easy it is to maneuver from one breakout session to another, and questioned if they have studied ideal convention settings. Mr. Doig stated he spent a lot of time analyzing
the convention market and hired firms to help with that job and found 3 areas of most importance, the main conference area, which in this case is 16,000 square feet, which can be divided
into 3 breakout rooms; a large pre-function area; and for the break out rooms to be close to one another, but separate for less noise interference. He stated he shared this design with
a convention president who said it looked as though they “hit the nail on the head” with this design. Mr. Polzin pointed out the large pre-function area on the map displayed and discussed
how this was one big area for all major conference areas that had the appearance and feel of a more private prefunction area. He also stated the lobby was on the 2nd level to look over
the convention area to help people find their way around more easier and he pointed out how the river also provides an orientation point for people to use to determine their location.
Mr. Polzin also pointed out that a corridor has been constructed around the perimeter of the the meeting rooms for all the housekeeping to be done away from the function areas. Mr. Polzin
stated that whether a conference is big or small the attendees like to go outside and noted that this resort offers a lot of terrace areas on the river, with canopied areas for protection
from the elements.
Plan Commission Minutes -6-November 15, 2005 Ms. Mattox questioned if they had met all the stormwater requirements in the parking lot across the street. Mr. Polzin stated they have designed
the parking lot to capture the water on site to allow it to slowly run off into the storm sewers. Ms. Mattox questioned if Riverview Drive was a through street and if there is a view
of the river from that area. Mr. Burich stated Riverview Drive would start at Pearl Avenue and intersect with Marion Road. He stated there would be 2 corridors in the area with ample
green space to provide a view of the river and surrounding area. Mrs. Mattox also questioned if people will feel comfortable crossing the street to the parking lot, and if islands will
be available for the half way point. Mr. Burich stated the vehicle traffic would have enough vision distance for people to cross the street safely, and islands will be in place. Mrs.
Propp noted the Plan Commission hasn’t received the Fox River Corridor Riverwalk Plan that was recently released and questioned if the portion on this property was City owned. Mr. Polzin
stated a 30 foot right-of-way exists on the water edge before the riverwalk. He stated this area is owned by the resort and deeded to the City for public access. Mrs. Propp questioned
who was responsible for the shoreline maintenance. Mr. Kinney stated the City will be working with the developer to determine the correct ownership depending on the funding involved,
and this will be reflected in the Developers Agreement. He stated the City will have ownership or easement interest in the riverwalk, as it is part of the trail system. He stated the
looped riverwalk plan has been adopted in numerous plans for many years, and now they have a designed riverwalk with design guidelines. Mr. Kinney stated the Plan Commission would be
receiving the Fox River Corridor Riverwalk Plan and Design Guidelines along with a letter inviting them to an open house December 14th and a workshop on January 3rd to integrate the
same design standards into the complete trail system so the same characteristics would be associated with the trail system from Wisconsin Street to Lake Winnebago. Mrs. Propp stated
her primary concern with the trail is environmentally sensitive treatment of the shoreline. Mr. Kinney stated steel sheet pile would be used for the seawall. He stated the City has worked
with the DNR and they feel comfortable with the design. He stated steel sheet pile would not be used for the full length of the trail, but riprap, and boardwalk would be used in other
segments of the trail. He stated the trail system would be sensitive to both the river needs and the trail needs.
Plan Commission Minutes -6-November 15, 2005 Motion by Bettes for approval of the conditional use permit/planned development for the development of a mixed use hotel /condominium resort
and convention center at the southwest corner of Jackson Street and Marion Road found to be consistent with Section 30-11 (D) and 30-33 (E)(b) of the Zoning Ordinance and the request
and Access Control Variances be approved with the following conditions: 1) Height variance from Winnebago County. 2) Final approval of building elevation materials and color by the Department
of Community Development. 3) Zone change of the M-2 portion of the development to C-3 PD. 4) Acquisition of non-City owned lands to implement Phase 1 development. 5) Approval of landscape
plan by the Department of Community Development. Seconded by Weinsheim. Motion carried 8-0. There being no further business, the meeting adjourned at approximately 5:10 p.m. (Thorkildsen
/Weinsheim). Unanimous. Respectfully submitted, DARRYN L. BURICH Planning Services Director DLB/vlr