English Manor Bed & Breakfast v. Great Lakes Companies

2006 WI App 91, 716 N.W.2d 531, 292 Wis. 2d 762, 2006 Wisc. App. LEXIS 326
CourtCourt of Appeals of Wisconsin
DecidedApril 19, 2006
Docket2005AP1358
StatusPublished
Cited by1 cases

This text of 2006 WI App 91 (English Manor Bed & Breakfast v. Great Lakes Companies) is published on Counsel Stack Legal Research, covering Court of Appeals of Wisconsin primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
English Manor Bed & Breakfast v. Great Lakes Companies, 2006 WI App 91, 716 N.W.2d 531, 292 Wis. 2d 762, 2006 Wisc. App. LEXIS 326 (Wis. Ct. App. 2006).

Opinion

BROWN, J.

¶ 1. This case involves a challenge to the City of Sheboygan's use of room tax dollars for tourism promotion and development, as permitted under Wis. Stat. § 66.0615 (2003-04). 1 Most notably, it concerns a challenge to appropriations for the Blue Harbor Resort and Conference Center on the grounds that (1) room tax dollars can only be spent on "convention" centers and Blue Harbor is a "conference" center, not a "convention" center and (2) the expenditures violate equal protection because the Blue Harbor Resort gets more benefit from the room tax dollars than other lodging establishments such as the plaintiffs. We disagree. We conclude that the supposed difference between "convention" center and "conference" center is a matter of the plaintiffs' self-generated semantics only and was certainly not a difference envisioned by the legislature when promulgating the room tax statute. Moreover, the statute does not even require that the building be a convention center so long as the facility fulfills the statutory purpose of tourism promotion and development. Also, while it is true that the Blue Harbor Resort benefits more from its conference center than other lodging facilities, there was a rational basis for it — the property upon which the resort and conference center sits was a blighted area before it was rehabilitated into a tourist attraction. Locating both a resort and conference center at that locus furthered the goal *769 of tourism and development. We also uphold the City's other uses of room tax dollars since all promote tourism, consistent with the statutory purpose. Finally, regarding Great Lakes' cross-appeal, we uphold the circuit court's ruling that each party should pay its own costs.

FACTUAL BACKGROUND

¶ 2. This case comes to us on summary judgment, and the uncontestéd facts of record are as follows. The City created Tax Incremental District (TID) Number 6 in 1992, denominating it the "South Pier District," which was part of a larger Harbor Centre Redevelopment Area. The South Pier District contained a forty-two acre brownfield site located adjacent to Lake Michigan at the mouth of the Sheboygan River that had been vacated by the C. Reiss Coal Company, which had stored coal, salt, petroleum products, and fertilizer on the site for over one hundred years. The area was unused and underutilized lake and riverfront property, and the City determined that revitalizing the area was likely to significantly enhance the value of real property located in that district. The initial project plan included the development of a major resort hotel and convention center.

¶ 3. Five years later, the City, through its common council, adopted Harbor Centre Master Plan Phase Two, which focused on several goals in the original project plan, including the following: (1) "Establishing] Harbor Centre as a multi-use activity center for the community and the region, including recreational, residential, retail, office, service, cultural, educational, and government land uses," (2) "[l]ink[ing] Harbor Centre with community-wide and regional destinations," and (3) "[e]xpand[ing] opportunities for special *770 events, cultural arts activities and tourism within selected areas of Harbor Centre." These "selected areas" included the South Pier District. The plan specifically identified the Reiss property as the site of a proposed "regional visitor destination and civic center that will elevate Harbor Centre to a new economic level" and contemplated major hotel development.

¶ 4. In 2001, the Redevelopment Authority for the City (Authority) formally designated the Reiss property as blighted land and acquired the property. That same year, the City adopted an amendment to TID Number 6 that took into account some new developments modifying several of the original 1992 projects. The amended plan for the South Pier District proposed a mixed-use development consistent with the Harbor Centre Master Plan. This plan called for, among other things, "family resort development" and "family attraction development," which included a proposed "community center/convention center" on the Reiss property. A major goal of the plan involved "[e]stablish[ing] She-boygan as a regional waterfront destination attraction."

¶ 5. In early 2003, the Authority and the City began negotiating a development agreement with three companies — Great Lakes Companies, Inc., Blue Harbor Resort Sheboygan, LLC, and Blue Harbor Resort Condominium, LLC — to build a hotel and convention center on a portion of the Reiss property. As the negotiation process proceeded, the parties went through numerous drafts of a development agreement, and in March, the city council approved the project as "consistent with the Harbor Centre Master Plan." In April, plaintiffs English Manor Bed and Breakfast and Lakeview Mansion Bed and Breakfast, Inc. (collectively, English Manor) submitted a notice of claim to the City, objecting to the ninth draft of the agreement because it allowed the City *771 to finance the Blue Harbor project with room tax dollars. English Manor also objected to the City's expenditure of room tax dollars for other purposes, such as band concerts and holiday celebrations.

¶ 6. Negotiations continued on the Blue Harbor project. On July 21, the City denied English Manor's claims. Shortly thereafter, on July 30, the parties adopted the final version of the development agreement.

¶ 7. The first page of the agreement states that the contract occasionally refers to the South Pier Project, of which the Blue Harbor development plan is the first phase. It also affirmed that the parties intended the development to "provide additional tourism opportunities." The agreement had several components, including: a resort consisting of a 183-room hotel and a 33,000-square-foot indoor water park, a 64-unit condominium complex with units to be sold to individual purchasers, and a convention center project. The convention center project contemplated numerous items, including a convention site of at least 29,000 square feet with a capacity to serve no less than 1000 people, an approximately 7500 square-foot full-service, sit-down restaurant designed to serve the convention center and the public, a passageway connecting the convention center to the resort, a surface parking lot for use by owners, occupants, and guests of the resort and convention center, landscaping of public areas on the convention site, installation and hook-up of utility services for the convention site, furnishing and equipment of the convention site and restaurant and all improvements thereto.

¶ 8. The Resort and Condominium LLCs were to own the resort and condominium units, respectively. They would lease the land on which these improve *772 ments were constructed from the Authority, which would retain ownership of the land. The Authority would also retain ownership of the convention center site. The convention center project itself, however, would be owned by the City and leased and operated by Blue Harbor Resort.

¶ - 9. The Blue Harbor project was to be financed in part by the sale of general obligation bonds.

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Cite This Page — Counsel Stack

Bluebook (online)
2006 WI App 91, 716 N.W.2d 531, 292 Wis. 2d 762, 2006 Wisc. App. LEXIS 326, Counsel Stack Legal Research, https://law.counselstack.com/opinion/english-manor-bed-breakfast-v-great-lakes-companies-wisctapp-2006.