HomeMy WebLinkAbout10-183JUNE 8, 2010
10 -183 RESOLUTION
CARRIED 7 -0 LOST LAID OVER WITHDRAWN )
PURPOSE: APPROVE DEVELOPMENT PLAN FOR CONSTRUCTION OF
HOTEL ON NORTHWEST CORNER OF PLANEVIEW DRIVE
& PICKETT ROAD
INITIATED BY: PLANEVIEW HOTEL GROUP LLC, PETITIONER
PLAN COMMISSION RECOMMENDATION: Approved w /conditions
BE IT RESOLVED by the Common Council of the City of Oshkosh that the
planned development for construction of a hotel and associated amenities, per the
attached, on the northwest corner of Planeview Drive and Pickett Road, is hereby
approved with the following conditions:
1) Shield the electrical transformer at the southwest corner of the structure from the
right -of -ways with vegetation.
2) Detention basin be designed without riprap above the water line and native
plants be planted on the side slopes of the basin and emergent plants on the
safety shelf with final design to be approved by the Department of Community
Development and Department of Public Works.
3) Submit landscape plan for parking lot perimeters of the two existing parking
areas and install landscaping no later than the landscaping required to be
installed at the proposed hotel.
fHK lH
ON THE WATER
TO: Honorable Mayor and Members of the Common Council
FROM: Darryn Burich P IL '7
Director of Planning Services
DATE: June 3, 2010
RE: Approve Planned Development for Construction of a Hotel on the Southwest corner of
Planeview Drive and Pickett Road (Plan Commission Recommends Approval)
BACKGROUND
The approximately 1.84 acre (80,185 square feet) area, being the southernmost portion of an existing 10.75 acre
lot, is located at the northwest corner of Planeview Road and Pickett Road (CTH "N "). The northern portion of
the parcel is currently developed with two semi - tractor /trailer parking and storage areas (totaling approximately
4.6 acres) associated with the Planeview truck stop located across the street at 1500 Planeview Drive. The
petitioner proposes to divide the lot creating an individual parcel for development of the proposed hotel.
ANALYSIS
This request involves the development of a two - story, thirty one room hotel with associated parking /drop off
area. The proposed development is consistent with the Comprehensive Plan and is compatible with the
surrounding uses in the area. The proposed hotel building is 7,500 square feet with thirty-three surface parking
stalls and all structures and pavement meeting zoning regulations. Access to the development will be provided
by one full- access drive from Planeview Road with a formal drop- off /turn around loading area in the front of the
building and pedestrian walks located around the sides. Signage consists of both wall mounted and ground
signage which meets code requirements. Lighting plans submitted include pole mounted lighting as well as
under - canopy lights at the entrance and ground level lights around the structure which will all be required to
meet code requirements as well. Landscaping includes both trees and shrubs located at the outer areas of the lot,
within the parking /loading areas, and around the perimeter of the building and staff is recommending that
landscaping around the two existing parking areas included in the 10.75 acre parcel also be reviewed at the time
of approval for the landscape plan for the hotel development. Additionally, staff is recommending that
vegetation be placed around the electrical transformer as well to shield it from view. Stormwater management
plans have not yet been submitted but will require approval by the Department of Public Works at the time of
building permit issuance.
FISCAL IMPACT
None anticipated.
RECOMMENDATION
The Plan Commission approved of this request at its June 1, 2010 meeting.
Approved,
/ City (` Manager
ITEM: PLANNED DEVELOPMENT REVIEW FOR THE DEVELOPMENT OF A
HOTEL ON THE NORTHWEST CORNER OF PLANEVIEW DRIVE AND
PICKETT ROAD (CTH "N")
Plan Commission meeting of June 1, 2010
GENERAL INFORMATION
Applicant: Planeview Hotel Group, LLC
Owner: DGB Investments, LLC
Actions Requested:
The petitioner requests development plan approval for the construction of a new 2- story, 31 room
hotel at the northwest corner of Planeview Road and Pickett Road (CTH "N ").
Applicable Ordinance Provisions:
The Zoning Ordinance establishes criteria and guidelines for the establishment of a Planned
Development in Section 30 -33 (A)(1).
Property Location and Type:
The approximately 1.84 acre (80,185 square feet) area, being the southernmost portion of an
existing 10.75 acre lot, is located at the northwest corner of Planeview Road and Pickett Road
(CTH "N "). The northern portion of the parcel is currently developed with two semi - tractor /trailer
parking and storage areas (totaling approximately 4.6 acres) associated with the Planeview truck
stop located across the street at 1500 Planeview Drive. The petitioner proposes to divide the lot
creating an individual parcel for the development of the proposed hotel.
(Y 1 L C �•
BUD CCl alLC
Existing Land Use Zonin
Se mi - Tractor /Trailer Storage M -1 PD /Hwy 41
Adiacent Land Use and "Zonin
Existin
Uses
10 Year Land Use Recommendation
Zonin
20 Year Land Use Recommendation
Commercial
M -1 PD /Hwy 41
North
Agricultural (Across Planeview Road)
.
&County A -1
South
Industrial (Across Pickett Road)
. County M 2
.- ......
East
................... ...................... .. ............................... ....
Commercial (across Planeview Road) ..........
....... ....
M -1PD /Hwy 41
... ...........
..._.. .... ..............
County B -3 &
West
Public /Institutional
I County P -1
Comprehensive Plan Land Use Recommendation
Land .Use
10 Year Land Use Recommendation
Commercial
20 Year Land Use Recommendation
Commercial
1
ANALYSIS
Use
This request involves the development of a two - story, thirty one room hotel with associated
parking/drop off area. The proposed development is consistent with the Comprehensive Plan and
is compatible with the surrounding uses in the area.
Site Design
The applicant proposes to place a 7,500 square foot hotel building on a subdivided southernmost
1.84 acres of the existing 10.75 acre property currently containing semi- truck/trailer parking. The
building is planned to be a freestanding structure, including a dumpster enclosure and thirty three
on -site parking stalls. The building's formal front is facing east (Planeview Road) with a canopied
drop -off area. The parking lot is located on the north side of the structure and faces the existing
semi - tractor /trailer parking lots and the south side fronts Pickett Road (CTH "N "). The rear of the
building is facing west towards the Nekimi Town Hall. As depicted on the plans, all structures and
pavement meet Zoning Code dimensional regulations such as setbacks, height limitation, etc. so no
base standard modifications are necessary.
Access /Parking
Access to the development area will be provided by one twenty -four foot wide full- access drive
from Planeview Road. Thirty three on -site parking stalls are being provided, which satisfies
minimum parking requirements for hotel uses (one stall per guest room), and a formal drop -
off /turn around loading area is also proposed in the front of the building allowing access to the
main entrance without having to enter the parking area. A pedestrian walk is located around the
west, north and east sides of the building connecting the entrance, parking lot and dumpster area.
Additionally, a connection to Planeview Road is depicted on the site plan as "future sidewalk"
which will be installed at the time a formal walkway is placed within the right -of -way. As
depicted on the plans, all access and parking elements meet Zoning Code and Access Control
Ordinance regulations so no base standard modifications are necessary.
Signage/Li hg tiny
Signage for the site is proposed to consist of building back -lit wall mounted signage on the four
sides of the copula of the structure. Ground signage consists of an entrance sign located to the
north of the driveway entrance. Per Zoning Ordinance, wall signage is allowed up to a maximum
of thirty percent (30 %) of the wall area per fagade and ground signage would be permitted up to a
maximum amount of 800 square feet of area and a maximum height of sixty feet.
Lighting and /or photometric plans are included within the application material and include three
pole mounted lights (25') lighting the parking lot and driveway, four under - canopy lights
illuminating the entrance area and seven ground level lights focused up toward the building
facades. As depicted, light levels at the driveway entrance appear to be higher footcandles than
permitted by code. Staff does not support a base standard modification for the increased lighting
and maintains that all lighting on -site meet code requirements. This should not be problematic as
it is relatively easy to adjust the angle of fixtures or bulb wattage to decrease the illumination at the
lot line.
Landscaping
A conceptual landscape plan is included with the submission and includes primarily tree planting
at the outer areas of the lot while more formal planting beds including trees and shrubs are located
within the parking /loading areas and around the perimeter of the building. Staff is encouraged by
Item -SW Planeview& CTH N -Hotel PD
the thorough and extensive landscaping proposed by the applicant and believes the landscaping
will greatly help to beautify the site and break up the open feel of the overall site, especially from
the north and the Planeview /Highway 41 perspective. The landscaping details have been included
but a formal review regarding quantities, sizes and types of vegetation will be conducted during
site plan/building permit review. However, an electrical transformer is located at the southwest
corner of the structure and staff suggests that the applicant attempt to shield the transformer from
the right -of -ways with vegetation.
A review of the existing site landscaping for the parking lot perimeter of the two existing parking
areas show that the required landscaping was either never installed or has died off and not been
replaced as required by the Zoning Ordinance. As this new development is being proposed out of
the parking lot parcel for Planeview, staff is recommending that a landscape plan be submitted for
both perimeter parking areas and that the landscaping be installed in conjunction with the
landscaping for the proposed hotel.
Stormwater Management
Grading, erosion control and stormwater plans have not been submitted with the application. The
site plan depicts a large area dedicated to retention at the west side of the proposed lot but staff
would like to point out that stormwater management will have to be approved by the Department
of Public Works during regular building permit application. As details of a stormwater pond with
landscaping are not included with the submittal and the city has been actively trying to reduce the
use of rip -rap, staff suggests a condition of approval include the design of the detention basin be a
more "natural" style including planting of emergent plants in the safety shelf area and native plants
on the side slopes.
Buildings
The structure is designed as a pitched roof building with a height of 31 feet and a height to the top
of the copula at approximately forty four feet. The exterior of the building is proposed to be
predominately steel siding but will contain a three foot tall brick veneer "knee wall" with
limestone cap. The front /east fagade includes a porte - cochere carport and formal entrance
including a class transom. The side /north and south facades are the locations of the guest suites
and include dormers and faux paned windows with white vinyl borders and vents. The roof is a
green architectural grade shingle with aluminum fascia and soffits. Staff believes the building fits
well with the 41 corridor, especially in this remote location.
RECOMMENDATION /CONDITIONS
Staff believes that the proposed development will meet the standards as set forth in Section 30 -33:
Planned Developments and will not have a negative impact on surrounding lands, will be
harmonious with the intended character of the general vicinity, and will not be detrimental to
neighboring property or the community as a whole.
Staff recommends approval of the development plan as proposed with the following conditions:
1. Shield the electrical transformer at the southwest corner of the structure from the right -of-
ways with vegetation.
2. Detention basin be designed without rip rap above the water line and native plants to be
planted on the side slopes of the basin and emergent plants on the safety shelf with final
design to be approved by the Department of Community Development and Department of
Public Works.
Item- SWPlaneview &CTHN -Hotel PD
3. Submit landscape plan for parking lot perimeters of the two existing parking areas and
install landscaping no later than the landscaping required to be installed at the proposed
hotel.
The Plan Commission approved of the planned development with conditions noted. The following
is the Plan Commission's discussion on this item.
Mr. Buck presented the item and noted that there was an error in the staff report referring to the
location as the southwest corner of Planeview Drive and Pickett Road and it should have stated the
northwest corner. He reviewed the site and surrounding area as well as the current zoning
classifications and land use in said area. He also commented that the use is consistent with the
Comprehensive Plan's land use recommendation as it is designated for commercial use. He also
reviewed the site plan, proposed signage, lighting plans, and landscape plans for the development.
He commented that the lighting plans indicate that light levels at the driveway entrance appear to
be in excess of code requirements and will be required to be decreased at the lot line. He further
stated that the electrical transformer at the southwest corner of the structure was recommended to
be shielded from the right -of -ways with vegetation. He added that a landscape plan for the parking
lot perimeter of the two existing parking areas on the parcel will be required to be submitted for
review and any necessary plantings be installed at the same time as the hotel landscaping.
Stormwater plans will be required to be approved at the time of permit issuance with the entire site
to be considered as well as the hotel development site. He also reviewed the elevations and
commented that the structure meets the Highway 41 building standards. He also reviewed the
conditions recommended for this request.
Mr. Borsuk inquired if the existing parking areas have been paved.
Mr. Burich responded affirmatively.
Brian Wogernese, 1103 Washington Avenue, distributed colored renderings of the hotel
development to the Commission for review.
Ms. Propp commented that she thought the development looked good and should be an
improvement to the area.
Motion by Propp to approve the planned development review for the development of a
hotel on the northwest corner of Planeview Drive and Pickett Road as requested with the
following conditions:
1. Shield the electrical transformer at the southwest corner of the structure from the right -of-
ways with vegetation.
2. Detention basin be designed without rip rap above the water line and native plants to be
planted on the side slopes of the basin and emergent plants on the safety shelf with final
design to be approved by the Department of Community Development and Department of
Public Works.
3. Submit landscape plan for parking lot perimeters of the two existing parking areas and
install landscaping no later than the landscaping required to be installed at the proposed
hotel.
Seconded by Vajgrt. Motion carried 8 -0.
Item — SWPlaneview &CTHN -Note! PD
01HKQlH
ON THE WATER
SUBMIT TO:
City of Oshkosh Application Dept of Community Developmer
Planned Development Review 215 Church Ave., Boy 1130
P Oshkosh, Wisconsin i 5 4903-1130
❑ Conditional Use Permit Review PHONE: (920) 236 -5059
**PLEASE TYPE OR PRWr USING BLACK INK **
APPLICA INFORMATION
Petitioner: [' f al n J i +a �`� G o o, ,� � 1 " C 6 � i, .•% Q e n e gk Date: 5 - / / O
r
p� ) - ; • ty; State: Zip: c/ S 1
Petitioner's Address: � °� -! � 1 p ,_� e:. � � -,_..� � 1 (�} S �'Ko S
Telephone # : (13Q r-�37 "a .� .1 3 Fax: ('96 L) y c - '7d 'V 7 Other Contact # or Email: b_ �, vA e se � [o. ca-
Status of Petitioner (Please Check): ❑ Owner ❑ Representative ❑ Tenant ❑ Prospective Buyer
Petitioner's Signature (required)' _ -Date:
OWNER INFORMATION
Owner' Date: S - / /d)/ 10
Owner's) Address: 4 G2 3 log c� v� l i'i1(� City Vin D�1 h rZ State: �� Zip: s' X 19 9
Telephone #: (12o) 3�b _ Fax: ( ) Other Contact # or Email: Ji hey e6 6 iZ
Ownership Status (Please Check): ❑ Individual ❑ Trust ❑ Partnership IS.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:
SITE INFORMATION
Address/Location of Proposed Project:
Date:S
Parcel No.
Proposed Project Type: H O - tC
Current Use of Property:
Zoning: 1 V
Land Uses Surrounding Site: North: - f t u c k / r k ; , c
South:
East: �) une ,1�C�w �/� gel f 14 'J.`
West:
* *Please note that a meeting notice will be mailed to all abutting property owners regarding your request.
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 the City's website at www.ci. oshkosh. wi. us / Community _Development /Planning.htm Y '
Staff Date Ree'd
5
2 STORY HOTEL
WHG
BRIAN WOGERNESE
RETAIL BUILDING
SHRUBS REQUIRED
TREES REQUIRED
PARKING LOT PERIMETER
SHRUBS REQUIRED
TREES REQUIRED
TOTALS
7,500 SQ. FT.
7.5
1.6
920 LINEAL FT.
92
18.4
99.5
DECIDUOUS 100
EVERGREENS 3
GRASSES 13
TREES REQUIRED 20
OVERSTORY 8
ORNAMENTAL 8
CONIFEROUS 4
BIO- FILTER perennial plantings:
5,400 sq. ft.
1 perennial per 9 sq. ft.
600 assorted perennials including the following:
SHRUBS PROVIDED 115
TREES PROVIDED 22
OVERSTORY 10
ORNAMENTAL 8
CONIFEROUS 4
coneflower
joepype weed
iris
aster
butterfly weed ResidentialiC -mial
Cusiom i ardscaping • 1�ainienance • Snowpiowir •
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PD -TWO STORY HOTEL
1500 BLOCK PLANEVIEW DR
PC: 06 -01 -10
PLANEVIEW STOPPING CTR LTD
PO BOX 3867
OSHKOSH WI 54903
RE VACANT LOT PICKETT RD
DEEG TRUST EUGENE /DOROTHY
1953 PALISADES DR
APPLETON WI 54915
RE 1465 PLANEVIEW DR
DGB INVESTMENTS LLC
PO BOX 3867
OSHKOSH WI 54903 3867
RE 1500 PLANWIEW DR & VAC LOT
SCHARPF GROUP INC
3791 PICKETT RD
OSHKOSH WI 54904
PLANEVIEW HOTEL GROUP LLC
ATTN BRIAN WOGERNESE
429 ALGOMA BLVD
OSHKOSH WI 54901
JERRY BRAASCH
TOWN OF NEKIMI CLERK
3472 LONE ELM RD
VAN DYNE WI 54979
RE 3790 PICKETT RD
JET SERVICE INC
PO BOX 2784
OSHKOSH WI 54903
RE 3735 PICKETT RD
DGB INVESTMENTS LLC
N9023 TOWNLINE RD
VAN DYNE WI 54979
13
DISCLAIMER
This map Is neither a legally recorded map nor
a survey and It Is not Intended to be used as one.
This drawing is a compilation of records, data
and Information located In various city, county
and state offices and other sources affecting
the area shown and It is to be used for reference
purposes only. The City of Oshkosh is not re-
sponsible for any Inaccuracies herein contained.
If discrepancies are found, please contact the
City of Oshkosh.
TWO -STORY HOTEL
1500 BLOCK PLANEVIEW DR
Scale: 1" = 250'
r�
N 0.fHKOlH
ON THE NAT.
City of Oshkosh
Department of
Community Development
05/13/10
Created by - dff
DISCLAIMER
This map is neither a legally recorded map nor
a survey and It is not Intended to be used as one.
This drawing Is a compilation of records, data
and Information located in various city, county
and state offices and other sources affecting
the area shown and it is to be used for reference
purposes only. The City of Oshkosh Is not re-
sponsible for any Inaccuracies herein contained.
If discrepancies are found, please contact the
City of Oshkosh.
Created by - dff
TWO -STORY HOTEL
1500 BLOCK PLANEVIEW DR
Scale: 1" = 1500'
N 1HKOfH
ow nee w�rQ+
City of Oshkosh
Department of
Community Development
05/13/101
1!
DISCLAIMER
This map is neither a legally recorded map nor
a survey and It Is not Intended to be used as one.
This drawing is a compilation of records, data
and Information located In various city, county
and state offices and other sources affecting
the area shown and It is to be used for reference
purposes only. The City of Oshkosh Is not re-
sponsible for any inaccuracies herein contained.
If discrepancies are found, please contact the
City of Oshkosh.
TWO -STORY HOTEL
1500 BLOCK PLANEVIEW DR N
Scale: 1 " = 250'
U
OINK f H
ow me w�rEn
City of Oshkosh
Department of
Community Development
05113/10
C reated by - dff