City of Oak Creek

Common Council Report

Meeting Date:  July 17, 2007

Item No.:

Recommendation:  That the Council adopt Ordinance No. 2463 rezoning the properties at 6440 and 6466 S. 13th Street from B-4, Highway Business and M-1, Manufacturing to a B-4/M-1, PUD (Planned Unit Development)

Background:  Wisco Hotel Group is proposing to rezone the properties at 6440 & 6466 S. 13th Street from B-4, Highway Business & M-1, Manufacturing to B-4/M-1 (PUD), Highway Business/Manufacturing Planned Unit Development to allow for the development of two hotels; a 99 room Candlewood Suites Hotel and a 122 room Fairfield Inn Hotel.  The PUD would also allow Edgerton Contractors to relocate portions of their existing facility (currently at 6466 S. 13th Street) towards the eastern portion of the development area.  Wisco Hotel Group also owns the existing Comfort Suites just to the north of these properties.  Combined with the two new hotels the developers intend on creating the “Oak Creek Hospitality Park at the Milwaukee Airport.”

The applicants intend on submitting a certified survey map that will create two parcels.  The hotel parcel and an “L” shaped parcel which would be owned by Edgerton Contractors.  Both of these parcels will be included in the PUD boundaries.  It should be noted that the anticipated CSM will only have 70.02 feet of frontage for the Edgerton parcel.  Lots in the M-1 zoning district require a minimum lot width of 200 feet. Including Edgerton Contractors in the PUD will allow for the flexibility to permit this lot width deviation.  Without allowing for this flexibility this hotel project cannot move forward.  This PUD will allow for both hotels to have shared parking and access and, should the parcels be divided in the future, zero-lot line setbacks for the parking lots.  The developer is also requesting some flexibility in the signage restrictions including allowing for two (2) wall signs on each hotel instead of one and allowing for a monument sign in excess of the eight (8) foot maximum. 

The City will need to determine exactly what kinds of sign regulations will apply to this PUD. The applicants have proposed a 30-foot high monument sign (see attached letter) that would contain signage for the two hotel properties within this PUD, as well as the adjacent Comfort Suites Hotel, which is also owned by the applicants.  The Plan Commission has recommended a monument sign that is 15 feet in height, still a variation from the maximum that is permissible under the code (ground signs – 8 feet, pole signs – 15 feet).

Currently these properties do not present an attractive entrance to the City of Oak Creek from the north.  The lands are poorly maintained and much of Edgerton’s equipment and materials are visible from the S. 13th Street right-of-way.  The City’s Comprehensive Plan stresses the importance of the City’s entryways and community corridors to the community’s image stating “The view from the road often defines residents’ visitors’ and businesses’ perceptions of a City – either positively or negatively. The redevelopment of these parcels near the S. 13th Street & College Avenue entrance to Oak Creek will help to add a very attractive entryway to Oak Creek by not only adding the two hotel buildings but by completely screening Edgerton Contractors and their equipment and materials. 

There is significant floodway and flood fringe on these properties, particularly near S. 13th Street. The developers are proposing to use flood volume compensation to redefine the flood fringe boundaries and make the property developable.  The developers will need to work with the Engineering Department on the details of the compensatory storage as this project moves forward.

Fiscal Impact:  The tax base will be supplemented with the addition of the two hotels.  In addition, the hotels will contribute additional room tax to the City.  Tax Key #717-9990-001 at 6440 S. 13th Street has two outstanding deferred special assessments - $4,980.43 for sanitary sewer and $3,875.15 for water main.  These will need to be paid prior to the recording of a CSM that will reconfigure the property.

Prepared by:                                                   Respectfully Submitted,

Doug Seymour, AICP                                     Patrick DeGrave

Director of Community Development             City Administrator

Fiscal Review by:

Beverly A. Buretta, CMC

City Clerk