HomeMy WebLinkAbout36. 21-288MAY 25, 2021 21-288 RESOLUTION
CARRIED___7-0____LOST_______LAID OVER_______WITHDRAWN_______)
PURPOSE: APPROVE GENERAL DEVELOPMENT PLAN AND SPECIFIC
IMPLEMENTATION PLAN FOR AN AUTO SERVICE FACILITY FOR
PROPERTY LOCATED AT THE 1700 BLOCK OF WEST 9TH AVENUE
INITIATED BY: THE MORGAN PARTNERS, LLC
PLAN COMMISSION RECOMMENDATION: Approved w/conditions
WHEREAS, the Plan Commission finds that the General Development Plan and
Specific Implementation Plan for an auto service facility for the property located at the 1700
Block of West 9th Avenue, is consistent with the criteria established in Section 30-387 of the
Oshkosh Zoning Ordinance.
NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of
Oshkosh that a General Development Plan and Specific Implementation Plan for the
property located at the 1700 Block of West 9th Avenue, per the attached, is hereby approved
with the following conditions:
1. Approval of Access Control Variances for reduced lateral clearance and increased
driveway width.
2. BSM to allow reduced number of parking spaces to 6, where code requires 10 spaces.
3. BSM to allow reduced front yard pavement setback to 8.7’ (north).
4. BSM to allow reduced front yard ground sign setback to 8.7’ (north).
5. BSM to allow reduced side yard pavement setback to 8’ (west).
6. BSM to allow all east bufferyard landscaping to be placed on the inside of the 6’
solid fencing.
7. A minimum of 15 landscaping points shall be provided around the ground sign.
8. Final landscaping plan shall be reviewed and approved by the Department of
Community Development.
9. Final lighting plan shall be reviewed and approved by the Department of
Community Development.
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
TO: Honorable Mayor and Members of the Common Council
FROM: Mark Lyons, Planning Services Manager
DATE: May 20, 2021
RE: Approve General Development Plan and Specific Implementation Plan for an
Auto Service Facility for Property Located at the 1700 Block of West 9th Avenue
BACKGROUND
The applicant requests approval of a General Development Plan and Specific Implementation
Plan to allow for construction of an auto service facility. The subject area consists of two vacant
parcels, totaling approximately 0.65 acres in size, located on the south side of West 9th Avenue,
east of South Koeller Street. The parcels are zoned Neighborhood Mixed Use District (NMU).
The surrounding area consists of commercial uses to the west and residential uses to the north,
south, and east.
ANALYSIS
The proposed development consists of a 3,176 sq. ft. auto service facility building (Jiffy Lube)
and associated parking lot. Auto Service Facility is a conditional use within the SMU zoning
district. The proposal includes a lot combination of the two subject parcels with the proposed
building being centrally located within the newly created lot. The proposed use of site was
discussed at a neighborhood meeting on February 6, 2020, with the neighbors in attendance
being generally supportive of the proposed use.
The applicant is requesting BSMs related to number of parking stalls, setbacks, and a specific
landscaping requirement. To offset the requested BSMs, the applicant has significantly
enhanced the appearance of the building by exceeding the class I material requirement. The
applicant will also be required to provide additional landscaping around the ground sign to
improve the appearance of the site from the public right-of-way. Staff is comfortable that the
requested BSMs are being adequately offset and the overall site is complimentary to the
surrounding area.
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
FISCAL IMPACT
Approval of this project should result in an increase in assessed property value for the site. The
developer is anticipating spending approximately $1.5 million on the project.
RECOMMENDATION
The Plan Commission recommended approval of the General Development Plan and Specific
Implementation Plan with conditions on May 4, 2021. Please see the attached staff report and
meeting minutes for more information.
Respectfully Submitted, Approved:
Mark Lyons Mark A. Rohloff
Planning Services Manager City Manager
ITEM: PUBLIC HEARING: ZONE CHANGE FROM NEIGHBORHOOD MIXED USE
DISTRICT (NMU) TO SUBURBAN MIXED USE DISTRICT WITH A
PLANNED DEVELOPMENT OVERLAY (SMU-PD) AND APPROVAL OF A
GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION
PLAN FOR PROPERTY LOCATED AT 1700 BLOCK W 9TH AVENUE
Plan Commission meeting of May 4, 2021.
GENERAL INFORMATION
Applicant: The Morgan Partners, LLC
Property Owner: KT Real Estate Services Holdings LLC
Action(s) Requested:
The applicant requests a zone change from the existing Neighborhood Mixed Use District (NMU)
to Suburban Mixed Use District with a Planned Development Overlay (SMU-PD). The applicant
also requests approval of General Development Plan and Specific Implementation Plan to allow
for construction of an auto service facility.
Applicable Ordinance Provisions:
The Zoning Ordinance does not establish criteria relative to appropriateness of changing zoning
from one classification to another but relies on the Comprehensive Plan and good planning
principles. Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Property Location and Background Information:
The subject area consists of two vacant parcels, totaling approximately 0.65 acres in size, located
on the south side of W 9th Avenue, east of S. Koeller Street. The parcels are zoned Neighborhood
Mixed Use District (NMU). The surrounding area consists of commercial uses to the west and
residential uses to the north, south, and east. The 2040 Comprehensive Land Use Plans
recommends neighborhood commercial use for the subject area.
Subject Site
Existing Land Use Zoning
Vacant NMU
Recognized Neighborhood Organizations
N/A
ITEM II A: Rezone, GDP & SIP 1700 Blk W 9th Ave. 2
Adjacent Land Use and Zoning
Existing Uses Zoning
North Residential NMU
South Residential SR-5
East Residential SR-5
West Commercial SMU-PD
Comprehensive Plan Land Use Recommendation Land Use
2040 Comprehensive Land Use Recommendation Neighborhood Commercial
ANALYSIS
Zone Change
The applicant is requesting a zone change to Suburban Mixed Use and also add a Planned
Development Overlay for the vacant parcels. This request is intended to provide consistent
zoning with the neighboring Kwik Trip site to the west (1725 W 9th Ave.), which will allow for
Kwik Trip to obtain a small portion of the western vacant parcel for a cross-access drive to be
constructed connecting the Kwik Trip parking lot with the subject site. Establishing a Planned
Development Overlay on the site will also aid new development as it will provide some flexibility
to the zoning ordinance.
Staff is supportive of the proposed rezone as it will allow for the lot lines to be reconfigured
appropriately for a connection to the Kwik Trip site, which will improve vehicular circulation for
the site and provide relief to the amount of traffic currently using the Kwik Trip access. The SMU
zoning is relatively consistent with the 2040 Comprehensive Land Use Recommendation of
Neighborhood Commercial. The PD Overlay will also assist redevelopment of the site and
provide further review to mitigate potential impacts on neighboring residential properties.
Use
The proposed development consists of a 3,176 sq. ft. auto service facility building (Jiffy Lube) and
associated parking lot. Auto Service Facility is a conditional use within the SMU zoning district.
The proposal includes a lot combination of the two subject parcels with the proposed building
being centrally located within the newly created lot.
The proposed use of site was discussed at a neighborhood meeting on February 6, 2020, with the
neighbors in attendance being generally supportive of the proposed use. The request was also
discussed at a Plan Commission workshop on March 16, 2021, with Plan Commission voicing
support of the proposal. The vehicle service use is relatively consistent with the 2040
Comprehensive Land Use Recommendation of Neighborhood Commercial.
Site Design/Access
ITEM II A: Rezone, GDP & SIP 1700 Blk W 9th Ave. 3
The proposed development will have one access from W 9th Avenue with a cross-access drive to
the Kwik Trip site to the west. Access control variances are required for the development.
1. Reduced lateral clearance from W 9th Avenue. to 27.2’ where code requires a minimum of
75 feet.
2. Increased driveway width to 31’, where code allows a maximum width of 30 feet.
Staff is in support of the Access Control Variances (ACV) and additional information related to
them can be found in the related staff report. Staff recommends a condition requiring approval of
the ACV.
Proposed site plan.
Required Provided
Parking Spaces Minimum: 10 6
Impervious Surface Maximum: 70% of lot 67.4% of lot
The parking lot provided on the site plan does not meet the minimum parking requirement of 1
space per 300 square feet of gross floor area for a vehicle service/repair use. Staff is supportive of
a BSM to allow the reduced number of parking spaces to 6, as outdoor customer parking will not
be needed as customers will drive their vehicles into the service bays of the building. The
provided 6 stalls will be sufficient for employee parking as the applicant anticipates 2-3
employees at most times. The total impervious surface area for the site is 16,211 sq. ft., which is
under the maximum impervious surface ratio for the Suburban Mixed Use (SMU) district. The
plan includes a dumpster enclosure to the rear (south) of the building. The proposed 6’tall, CMU
ITEM II A: Rezone, GDP & SIP 1700 Blk W 9th Ave. 4
exterior, dumpster enclosure will need to be modified to include material(s) used on the principal
building or wood to meet code requirements. This can be addressed during Site Plan Review.
Minimum Provided
Front Setback 25 ft. 8.7 ft.
Side Setback (east) 10 ft. 10 ft.
Side Setback (west) 10 ft. 8 ft.
Rear Setback 25 ft. 25 ft.
The applicant is requesting Base Standard Modifications (BSMs) related to setbacks. The
proposed front (north) and side (west) setbacks for the parking lot do not meet the minimum
setbacks for the SMU district. These reduced setbacks are necessary to maintain the required side
(east) and rear (south) setbacks from the neighboring residential properties.
Staff is in support of the setback reductions as it will serve to provide a larger bufferyard from the
residential properties. The proposed front yard setback reduction is consistent with setbacks of
neighboring existing commercial properties. Specifically, the Kwik Trip parking lot to the west
has an approximately 17’ front setback and the CVS Pharmacy site to the north (across W. 9th
Ave.) has an approximate 10’ front yard setback for the parking lot. Staff does not have concerns
with the reduced side yard (west) setback for the parking lot/dumpster enclosure as it is the result
of a lot line shift to provide a cross-access connection.
Storm Water Management/Utilities
Storm water management plans have been provided and are being reviewed by the Department
of Public Works. The applicant has been in discussion with the Department of Public Works
regarding storm water management for the area. Finalized storm water management plans will
need to be submitted and approved as part of the Site Plan Review processes.
ITEM II A: Rezone, GDP & SIP 1700 Blk W 9th Ave. 5
Landscaping
Proposed landscaping plan.
Points Required Points Provided
Building Foundation 109 (27.25 street facing side) 71 (24 street facing facade)
Paved Area 62 (18.6 tall trees, 24.8shrubs) 42 (30 tall trees, 12 shrubs)
Street Frontage 134 (67 medium trees) 112.5 (26.5 medium trees)
Yards 64 104.9
Bufferyard (east) 76 Appropriate trees not provided
Bufferyard (south) 60 102
Total 505 432.4
Building Foundation
The landscape plan does not meet the total point requirement for building foundations. The
landscaping plan shows perennial plantings contributing toward this point requirement at 1
point per planting, however the landscaping ordinance awards 1 landscaping point per 20
perennial plantings. The perennials will need to be swapped out with shrubs to meet this
requirement, which can be addressed as part of the Site Plan Review process.
ITEM II A: Rezone, GDP & SIP 1700 Blk W 9th Ave. 6
Paved Area
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
medium or tall trees and 40% will be devoted to shrubs. The landscaping plan is meeting the tall
tree requirement, but not the shrub point requirement. As with the building foundation
plantings, the applicant will need to swap out the perennials shown for shrubs to meet the point
requirements.
Code also requires a tall deciduous/shade tree at the ends of all parking rows and drive entrances.
The plan shows two tall trees (Honey Locust) being removed for the cross-access drive. These tall
trees will need to be replaced at the end of the cross-access drive (one on each side) to meet this
requirement.
Street Frontage
Code requires 100 points per 100 feet of street frontage. The landscaping ordinance also specifies
that 50% of the required points must be devoted to medium trees. The proposed perennials will
again need to be swapped out with shrubs to meet this requirement. Also, a tall tree is shown as
contributing toward the required medium tree point requirement. This will need to be exchanged
for medium trees to meet the 50% medium tree point requirement.
Yards
Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. Per the provided plan,
yard landscaping requirements are being met. The landscaping schedule shows deciduous
plantings contributing toward the bufferyard point requirement. Staff has included these
deciduous plantings in the “yard” category as bufferyard plantings must be trees appropriate for
screening (evergreen trees).
Bufferyards
A 0.4 opacity bufferyard is required along the east and south property lines as the subject site is
bordering a Single Family Residential-5 (SR-5) zoning district on those sides. New 6’ tall solid
fencing and evergreen trees are shown along the south property line, which meet this
requirement. A combination of existing 6’ tall solid wood fencing and deciduous trees are shown
along the east property line. Evergreen trees will need to be added/exchanged along the east
property line to meet this requirement as bufferyard landscaping must consist of “trees
appropriate for screening”.
The code further specifies that 50% of the required landscaping points must be located on the
exterior side of the fencing. The landscape plan shows an existing 6’ tall solid fence along the east
property line, with all landscaping on the inside of it. Staff is supportive of a BSM to allow all
east bufferyard landscaping to be placed on the inside of the fencing to preserve the existing
fence. Staff is recommending that 50% of the landscaping be placed on the exterior of the south
bufferyard fencing to meet the requirement as that fencing will be newly constructed.
ITEM II A: Rezone, GDP & SIP 1700 Blk W 9th Ave. 7
Overall Landscaping
The applicant has appropriately distributed plantings to meet landscaping ordinance
requirements. However, as previously noted, certain species of plantings will need to be
added/exchanged to meet specific landscaping requirements. Staff will work with applicant to
verify that appropriate species of plantings are provided to satisfy all landscaping code
requirements for site plan review approval.
Signage
The proposed site plan shows a ground sign placed along W 9th Avenue matching the setback of
the parking stalls (8.7’). Staff is supportive of a BSM for the reduced ground sign setback to 8.7’,
where code requires a 25’ front setback, as the reduced setback is consistent with the reduced sign
setbacks for neighboring Kwik Trip and Walgreens sites along W 9th Avenue of approximately 12’
and 15’ respectively. A rendering of the ground sign has not been included with this request. Staff
is recommending a condition that the sign be a dual post or monument sign, which are limited to
a maximum height of 15’ in the SMU district. Staff is also recommending a condition that a
minimum of 15 landscaping points shall be provided around the ground sign to offset the
reduced setback. The ground sign will be limited to a maximum area of 1 sq. ft. per linear foot of
public right-of-way frontage.
Submitted building renderings include wall signage which appears to be in compliance with the
code maximum sign area of 1 sq. ft. of signage per linear foot of building frontage. Final signage
plans will be addressed under a separate building permit.
Site Lighting
The plan set did not include a photometric plan. The lighting plan will need to be compliant with
all lighting standards, providing the minimum 0.4 fc lighting level for all parking/circulation
areas and may not exceed 0.5 fc at the property lines.. This can be addressed during Site Plan
Review.
ITEM II A: Rezone, GDP & SIP 1700 Blk W 9th Ave. 8
Building Facades
Proposed building elevations.
Building Materials
Section 30-243 of the zoning ordinance requires commercial buildings to be clad in 50% Class I
materials. The petitioner has provided building elevations for the building which include stone
veneer, brick veneer, and storefront glass for a total of near 100% class I materials an all building
facades. The significant increase in class I materials beyond code requirement serves to offset the
BSMs that the applicant has requested.
Overall Site
The applicant is requesting BSMs related to number of parking stalls, setbacks, and a specific
landscaping requirement. To offset the requested BSMs, the applicant has significantly enhanced
the appearance of the building by exceeding the class I material requirement. The applicant will
also be required to provide additional landscaping (around the ground sign) to improve the
appearance of the site from the public right-of-way. Staff is comfortable that the requested BSMs
are being adequately offset and the overall site is complimentary to the surrounding area.
ITEM II A: Rezone, GDP & SIP 1700 Blk W 9th Ave. 9
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):
(a) The proposed Planned Development project is consistent with the overall purpose and
intent of this Chapter.
(b) The proposed Planned Development project is consistent with the City’s
Comprehensive Plan and other area plans. (It is the responsibility of the City to determine
such consistency.)
(c) The proposed Planned Development project would maintain the desired relationships
between land uses, land use densities and intensities, and land use impacts in the environs
of the subject site.
(d) Adequate public infrastructure is or will be available to accommodate the range of
uses being proposed for the Planned Development project, including but not limited to
public sewer and water and public roads.
(e) The proposed Planned Development project will incorporate appropriate and adequate
buffers and transitions between areas of different land uses and development
densities/intensities.
(g) The proposed architecture and character of the proposed Planned Development
project is compatible with adjacent/nearby development.
(h) The proposed Planned Development project will positively contribute to and not
detract from the physical appearance and functional arrangement of development in the
area.
(i) The proposed Planned Development project will produce significant benefits in terms
of environmental design and significant alternative approaches to addressing
development performance that relate to and more than compensate for any requested
exceptions/base standard modifications variation of any standard or regulation of this
Chapter.
Staff recommends approval of the rezone, General Development Plan and Specific
Implementation Plan and the findings listed above with the proposed following conditions:
1. Approval of Access Control Variances for reduced lateral clearance and increased
driveway width.
2. BSM to allow reduced number of parking spaces to 6, where code requires 10 spaces.
3. BSM to allow reduced front yard pavement setback to 8.7’ (north).
4. BSM to allow reduced front yard ground sign setback to 8.7’ (north).
5. BSM to allow reduced side yard pavement setback to 8’ (west).
6. BSM to allow all east bufferyard landscaping to be placed on the inside of the 6’ solid
fencing.
7. A minimum of 15 landscaping points shall be provided around the ground sign.
ITEM II A: Rezone, GDP & SIP 1700 Blk W 9th Ave. 10
8. Final landscaping plan shall be reviewed and approved by the Department of Community
Development.
9. Final lighting plan shall be reviewed and approved by the Department of Community
Development.
The Plan Commission approved of the general development plan and specific implementation
plan as requested on May 4, 2021. The following is Plan Commission’s discussion on the item.
Site Inspections Report: Ms. Propp, Mr. Hinz, Mr. Perry, Mr. Groth, Ms. Davey, and Mr. Stengel
all reported visiting the site.
Staff report accepted as part of the record.
The applicant requests a zone change from the existing Neighborhood Mixed Use District (NMU)
to Suburban Mixed Use District with a Planned Development Overlay (SMU-PD). The applicant
also requests approval of General Development Plan and Specific Implementation Plan to allow
for construction of an auto service facility.
Mr. Slusarek presented the item and reviewed the site and surrounding area as well as the land
use and zoning classifications in this area. The subject area consists of two vacant parcels, totaling
approximately 0.65 acres in size, located on the south side of W 9th Avenue, east of S. Koeller
Street. The parcels are zoned Neighborhood Mixed Use District (NMU). The surrounding area
consists of commercial uses to the west and residential uses to the north, south, and east. The
2040 Comprehensive Land Use Plans recommends neighborhood commercial use for the subject
area. Staff recommends approval of the rezone, General Development Plan and Specific
Implementation Plan and the findings and conditions listed in the staff report.
Ms. Propp opened up technical questions to staff.
Mr. Perry stated that the neighbors’ concerns are valid. He asked how often the city reevaluates
situations like that.
Mr. Collins said they do a crash analysis every year in the spring so any issues with high crash
locations come up at the time. There hasn’t been any major issues there regarding crash incidents.
There has been a few left turn crashes coming out of Kwik Trip and a few others where drivers
slid on ice that are hard to prevent. But there are not any crash concerns. It is hard to turn left out
of those drive ways, however this site will be redeveloped and this type of development is low
traffic generator. Jiffy Lube estimated 25 clients per day as the national average.
Mr. Perry asked what necessitates a review other than from the police department.
Mr. Collins said that generally if the police department reports there’s a trend in incidents they
will work with them to evaluate what the issues are and come up with solutions. Other than the
annual review or the police department, that’s what will facilitate a review. If the public calls with
concerns we will look into those as well.
ITEM II A: Rezone, GDP & SIP 1700 Blk W 9th Ave. 11
Mr. Mitchell asked where the parking requirement standards came from.
Mr. Lyons said that it is a very common standard for in-service vehicle sales land uses. It’s a
similar calculation to a lot of in-service sales like gas stations, or car washes.
Mr. Mitchell said that he is all about reducing the parking spots. He wanted to know when that
went into place.
Mr. Lyons said it was a part of the 2017 update.
Mr. Mitchell asked if any progress has been made with the goals from the sustainability board to
help provide native landscaping to area businesses such as this.
Mr. Lyons said they upped the point value for native landscaping. They will get more bang for
their buck for choosing to use native landscaping. It’s 1 ½ times the normal points. Especially
when you have tight sites like this, using native plantings is a way to achieve some landscaping
totals while being true to the nature of the area.
Mr. Hinz asked if there has been any thought to the cross access increasing the flow of traffic
because of people trying to get away from the round-about and using Jiffy Lube’s lot instead of
Kwik Trip.
Mr. Lyons said it was viewed as a benefit to allow some of the Kwik Trip traffic to exit farther east
giving greater separation from that round-about.
Mr. Hinz asked what the location of the driveway was.
Mr. Gierach said that it doesn’t exactly line up with Westfield, it is kind of further east but it is in
the right of way within Westfield.
Ms. Davey said that when the sustainability plan was originally written with the language about
the native planting, it was accepted in 2012. In 2017 when the city did the new zoning ordinances
and there are several pages of recommendations of plantings, which does include native
plantings. The sustainability board is in the process of creating several pamphlets based on
bushes, trees and that sort of thing for native plantings.
Mr. Lyons asked that when sustainably is finished with that if they can get a copy to see if they
should add anything into the zoning ordinance.
Ms. Propp asked for any public comments and asked if the applicant wanted to make any
statements.
ITEM II A: Rezone, GDP & SIP 1700 Blk W 9th Ave. 12
Ed Bowen from the Morgan Partners, applicant, said he is available to address questions or
concerns with the project. It has been in the works for a few years but they are close to having
something everyone is happy with.
Ms. Propp asked to describe where the access points are.
Mr. Bowen said that the building façade shows it’s in and out through the four bay doors. It is a
pull-through. Entering east and exiting north onto 9th Ave. The pattern goes counter clockwise
around the building.
Mr. Ford asked Mr. Bowen to explain the traffic concerns that this site might impact compared to
possible other uses for the site.
Mr. Bowen said that the neighbors have a right to be concerned with traffic. Those concerns
regarding this use aren’t appropriate because it’s such a low traffic use. In talking with Jiffy Lube,
the national average for a strong performing Jiffy Lube is 25 visits per day with peak visits
between the hours of 11am-3pm. This offsets the times that Kwik Trip and Walgreens would be
busiest, either early morning or afternoons. Kwik Trip in that location said they have 3600 trips
per day. An average Walgreens or CVS store has 1500-1600 trips per day. The 25 trips a day for
the Jiffy Lube would add .0037% increase in traffic. As it relates to this stretch of road, this use is
properly as low traffic a use as is going to be economically viable in that location. In a straight
zone situation, you could have something that could be a more traffic intense situation. By
providing the cross access, it will also help to reduce some of the points of conflict and providing
a little pressure relief valve for some of the backup that might happen in the Kwik Trip parcel.
There were no other public comments on this item.
There were no public comments on this item.
Ms. Propp closed public comments and asked if the applicant wanted to make any closing
statements.
There were no closing statements from the applicant.
Motion by Hinz to adopt the findings and recommendation as stated in the staff report.
Seconded by Mitchell.
Ms. Propp asked if there was any discussion on the motion.
Mr. Hinz said that the discussion they had with Mr. Bowen will help to alleviate the traffic
concerns. They did a great job getting a development in that location that isn’t going to make
traffic worse.
ITEM II A: Rezone, GDP & SIP 1700 Blk W 9th Ave. 13
Ms. Propp said to the public that they received all the emails and read them and is glad they
reached out with their concerns.
Motion carried 9-0.
Sign_______ Staff ________ Date Rec’d ________
City of Oshkosh Application
Zoning Map Amendment (Rezoning)
**PLEASE TYPE OR PRINT USING BLACK INK**
APPLICANT INFORMATION
Petitioner: _________________________________________________________________________________ Date: ____________
Petitioner’s Address: ________________________________________ City: ______________________ State: _____ Zip: ________
Telephone #: ( ) _________________ Email: _______________________ Contact preference: Phone Email
Status of Petitioner (Please Check): Owner Representative Tenant Prospective Buyer
Petitioner’s Signature (required): _______________________________________________________________ Date: ____________ OWNER INFORMATION
Owner(s): __________________________________________________________________________________ Date: ____________
Owner(s) Address: __________________________________________ City: ______________________ State: _____ Zip: ________
Telephone #: ( ) _________________ Email: _______________________ Contact preference: Phone Email
Ownership Status (Please Check): Individual Trust Partnership 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: ___________________________________________________________________ Date: ____________
ZONING AND DEVELOPMENT INFORMATION
Address/Location of Rezoning Request: _________________________________________________________________________
Tax Parcel Number(s): _________________________________________________________________________________________
Rezone property from: ___________________________________________ to ___________________________________________
Purpose for Rezoning:__________________________________________________________________________________________
____________________________________________________________________________________________________________
Describe existing property development and land use: ________________________________________________________________
____________________________________________________________________________________________________________
Describe proposed development and/or proposed land use: ____________________________________________________________
____________________________________________________________________________________________________________
Proposed time schedule for development and/or use of the property: ________________________________________________________________________________________________________________________
________________________________________________________________________________________________________________________
Zoning Adjacent to the Site: North: _________________________________________________________________________
South: _________________________________________________________________________
East: _________________________________________________________________________
West: _________________________________________________________________________
SUBMIT TO:
Dept. of Community Development 215 Church Ave., P.O. Box 1130 Oshkosh, Wisconsin 54903-1130
PHONE: (920) 236-5059
The Morgan Partners, LLC 4/5/21
601 Oregon St Ste B Oshkosh WI 54901
320-267-2558 ed@themorganpartners.com
x
4/5/21
KT Real Estate Services Holdings LLC 4/5/21
PO Box 2107 La Crosse WI 54602
608-791-7408 smcconaghy@kwiktrip.com
X
1711/1719 W. 9th Avenue
NMU SMU-PD
Allow for development of Jiffy Lube
Vacant Land
Jiffy Lube oil change facility
Construction intended for summer 2021, completion estimated by winter 2021
1308490200/1308490205
NMU
SMU-PD
2
SUBMITTAL REQUIREMENTS – Must accompany the application to be complete.
(Submit only digital files. Please note at the discretion of Community Development staff may request a hard copy)
Map of the immediate area showing property involved. Area to be rezoned must be outlined in color
A site plan drawn to readable scale showing present status of property and proposed development
Street address, adjacent streets, intersections and any other information or landmarks to help identify the property
Location of existing uses, structures, fences and signs and location of proposed uses, structures, fences and signs
A narrative statement explaining the zone change and discussion of the project
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
SUMMARY OF PROCESS
The City of Oshkosh Plan Commission and Common Council act on all amendments to the Official Zoning Map.
The petitioner or owner should be present at both the Plan Commission and Common Council meetings to
discuss and answer questions regarding the request.
The application package is reviewed by Planning Services staff to determine conformance with adopted city
plans, zoning requirements and development standards. A staff recommendation is prepared for consideration
by the Plan Commission and Common Council. The petitioner will be provided with a copy of the staff report
and meeting notice several days prior to the Plan Commission meeting. The staff report and meeting notice will
also be available on the City’s website. No notice is sent to the petitioner or owner regarding the Common
Council’s consideration of the request. Petitioners and owners are encouraged to contact Planning Services
staff to find out when the request will be sent to the Common Council for review.
Neighborhood opinion is an important factor in the decision-making process. If the proposed development is
expected to have significant impact on other properties, the petitioner may be required to conduct a
neighborhood meeting to solicit public input prior to action by the Plan Commission and City Council. Planning
Services staff is available to offer assistance in compiling a mailing list for the neighborhood meeting. If deemed
appropriate, notification by mail informing the property owners within 100 feet of the subject property of the
proposal may substitute for the public meeting. Please note that a meeting notice will be mailed to all abutting
property owners regarding your request.
Within 90 days of filing a complete application, Plan Commission shall hold a public hearing to consider the
request. Within 60 days of the public hearing, the Plan Commission may make a written report to the Common
Council with recommendations regarding the proposal. The Plan Commission’s report is advisory only. The
Common Council will make the final decision regarding all zone change requests. The Plan Commission may lay
over requests to subsequent meetings if incomplete information is provided or additional questions or concerns
are raised at the meeting.
After the Plan Commission makes its recommendation, the request will be forwarded to the Common Council for
consideration. This generally occurs three weeks after the Plan Commission meeting depending on the date the
Council meeting is scheduled (the Council meets on the 2nd and 4th Tuesday of every month) and on the
availability of a legal description for the zone change. Wisconsin State Statutes require a zone change to be
published as Class II notice in the local newspaper, the City takes care of this publication requirement prior to
the Council meeting.
The Common Council may approve the Official Zoning Map amendment as originally proposed, may approve
the proposed amendment with modifications, or may deny approval of the proposed amendment. If the
Official Zoning Map amendment is approved, the Ordinance is published in the newspaper on the following
Saturday and will be effective on Sunday. City administrative offices are notified of the effective date of the
Ordinance and will make changes to the Official Zoning Map accordingly.
For more information please visit the City’s website at www.ci.oshkosh.wi.us/Community_Development/Planning.htm
Sign_______ Staff ________ Date Rec’d ________
City of Oshkosh
Planned Development Application
For General Development Plan or Specific Implementation Plan
**PLEASE TYPE OR PRINT USING BLACK INK**
APPLICANT INFORMATION
Petitioner: _________________________________________________________________________________ Date: ____________
Petitioner’s Address: ________________________________________ City: ______________________ State: _____ Zip: ________
Telephone #: ( ) _________________ Email: _______________________ Contact preference: Phone Email
Status of Petitioner (Please Check): Owner Representative Tenant Prospective Buyer
Petitioner’s Signature (required): _______________________________________________________________ Date: ____________
OWNER INFORMATION
Owner(s): __________________________________________________________________________________ Date: ____________
Owner(s) Address: __________________________________________ City: ______________________ State: _____ Zip: ________
Telephone #: ( ) _________________ Email: _______________________ Contact preference: Phone Email
Ownership Status (Please Check): Individual Trust Partnership 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: ___________________________________________________________________ Date: ____________
TYPE OF REQUEST:
General Development Plan (GDP) General Development Plan (GDP) Amendment
Specific Implementation Plan (SIP) Specific Implementation Plan (SIP) Amendment
SITE INFORMATION
Address/Location of Proposed Project: __________________________________________________________________________
Proposed Project Type: ________________________________________________________________________________________
Current Use of Property: ________________________________________________________________Zoning: ________________
Land Uses Surrounding Your Site: North: _________________________________________________________________________
South: _________________________________________________________________________
East: _________________________________________________________________________
West: _________________________________________________________________________
It is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal.
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 visit the City’s website at www.ci.oshkosh.wi.us/Community_Development/Planning.htm
SUBMIT TO: Dept. of Community Development
215 Church Ave., P.O. Box 1130 Oshkosh, WI 54901
PHONE: (920) 236-5059
The Morgan Partners, LLC 4/5/21
601 Oregon St Ste B Oshkosh WI 54902
920-267-2558 ed@themorganpartners.com
X
KT Real Estate Holdings LLC 4/5/21
PO Box 2107 La Crosse WI 54602
608-791-7408 smcconaghy@kwiktrip.com
x
1711/1719 W. 9th Avenue
Development of oil change facility
Vacant Land NMU
Commercial
Residential- Single Family Homes
Residential- Single Family Homes
Commercial- Kwik Trip
4/2/21
4/5/21
2
SUBMITTAL REQUIREMENTS – Must accompany the application to be complete.
(Submit only digital files. Please note at the discretion of Community Development staff may request a hard copy)
The following information must be provided in order for the application to be considered complete and able to
be scheduled for Plan Commission Review. Please use the checklist below to determine the required information
to be submitted at the time of application. If all information below cannot be provided at the time of application,
please request a waiver in writing to the Division’s Director or designee.
A General Development Plan (GDP) submittal, per Section 30-387(C)(4), shall include the following items
(Submit only digital files. Please note at the discretion of Community Development staff may request a hard copy):
General location map of the subject site depicting:
All lands for which the Planned Development is proposed and other lands within 100 feet of the
boundaries of the subject property.
Current zoning of the subject site and abutting properties, and the jurisdiction(s) that maintains that
control.
A graphic scale and north arrow.
Generalized site plan showing the pattern or proposed land uses, including:
General size, shape, and arrangement of lots and specific use areas.
Basic street pattern and pattern of internal drives.
General site grading plan showing preliminary road grades.
Basic storm drainage pattern, including proposed on-site stormwater detention.
General location of recreational and open space areas, including designation of any such areas to
be classified as common open space.
Statistical data, including:
Minimum lot sizes in the development.
Approximate areas of all lots.
Density/intensity of various parts of the development.
Building coverage.
Landscaping surface area ratio of all land uses.
Expected staging.
Conceptual landscaping plan.
General signage plan.
General outline of property owners association, covenants, easements, and deed restrictions.
A written description of the proposed Planned Development, including:
General project themes and images.
The general mix of dwelling unit types and/or land uses.
Approximate residential densities and nonresidential intensities.
General treatment of natural features.
General relationship to nearby properties and public streets.
General relationship of the project to the Comprehensive Plan or other area plans.
Proposed exceptions from the requirements of the Zoning Ordinance.
Traffic Impact Analysis (TIA), if deemed necessary by the Director of Planning Services, or designee.
A Specific Implementation Plan (SIP) submittal, per Section 30-387(C)(5), shall include the following items.
Note that the area included in an SIP may be only a portion of the area included in a previously approved GDP
(Submit only digital files. Please note at the discretion of Community Development staff may request a hard copy):
An existing conditions map of the subject site depicting the following:
All lands for which the Planned Development is proposed and other lands within 100 feet of the
boundaries of the subject site.
Current zoning of the subject property and all abutting properties, and the jurisdiction(s) that
maintains that control.
Existing utilities and recorded easements.
All lot dimensions of the subject site.
A graphic scale and a north arrow.
An SIP map of the proposed site showing at least the following:
Lot layout and the arrangements of buildings.
Public and private roads, driveways, walkways, and parking facilities.
Specific treatment and location of recreational and open space areas, including designation of
any such areas to be classified as common open space.
3
Proposed grading plan.
Specific landscaping plan for the subject site, specifying the location, species, and installation size of
plantings. The landscaping plans shall include a table summarizing all proposed species.
Architectural plans for any nonresidential buildings, multi-family structures, or building clusters, other than
conventional single-family or two-family homes on individual lots, in sufficient detail to indicate the floor
area, bulk, and visual character of such buildings.
Engineering plans for all water and sewer systems, stormwater systems, roads, parking areas, and
walkways.
Signage plan for the project, including all project identification signs, concepts for public fixtures and signs,
and group development signage themes that may or may not vary from City standards or common
practices.
Specific written description of the proposed SIP including:
Specific project themes and images.
Specific mix of dwelling unit types and/or land uses.
Specific residential densities and nonresidential intensities as described by dwelling units per acre,
and landscaping surface area ratio and/or other appropriate measures of density and intensity.
Specific treatment of natural features, including parkland.
Specific relationship to nearby properties and public streets.
Statistical data on minimum lot sizes in the development, the precise areas of all development lots
and pads; density/intensity of various parts of the development; building coverage, and
landscaping surface area ratio of all land uses; proposed staging; and any other plans required by
Plan Commission.
A statement of rationale as to why PD zoning is proposed. This statement shall list the standard
zoning requirements that, in the applicant’s opinion, would inhibit the development project and the
opportunities for community betterment that are available through the proposed PD project.
A complete list of zoning standards that would not be met by the proposed SIP and the location(s)
in which such exceptions/base standard modifications would occur.
Phasing schedule, if more than one development phase is intended.
Agreements, bylaws, covenants, and other documents relative to the operational regulations of the
development and particularly providing for the permanent preservation and maintenance of common
open areas and amenities.
A written description that demonstrates how the SIP is consistent with the approved GDP and any and all
differences between the requirements of the approved GDP and the proposed SIP.
I hereby certify that to the best of my knowledge all required application materials are included with this
application. I am aware that failure to submit the required completed application materials may result in denial or
delay of the application request.
Applicant’s Signature (required): _________________________________ Date: _____________________ 4/2/21
Mr. Mark Lyons
Planning Director
City of Oshkosh
215 Church Avenue
Oshkosh, WI 54901
RE: Jiffy Lube Development – Oshkosh, WI
Mr. Lyons:
Please allow this letter to serve as our narrative relating to a Planned Development located in adjacent
to Kwik Trip located at 1725 W. 9th Avenue, Parcel ID #1308480000. The actions requested and
described herein include an SIP amendment for the current Kwik Trip parcel and a new PD zoning for the
adjacent parcels (#1308490200 and #1308490205) which will be combined via a CSM also being
currently requested.
The existing use of this portion of these properties is as a Kwik Trip store and adjacent undeveloped
vacant land, formerly the Pool Center property. This adjacent property was acquired by Kwik Trip in
2017 by Kwik Trip. The Kwik Trip property, zoned SMU‐PD will be expanded slightly to the east via a CSM
to allow a cross‐access driveway to be constructed between their parcel and the adjacent parcels,
currently zoned NMU. Our applications currently request approval of the CSM, amendment of the
existing Kwik Trip PD, and approval of a GDP/SIP for the adjacent property.
Necessary base standard modifications required for this plan are, in our review, limited to the
construction of a shared access driveway between the parcels to allow for cross access and a reduction
in parking stalls. These BSMs are, in our opinion, warranted due to the nature of the development and
the nature of the business occupying the currently undeveloped parcel. Cross access between the two
adjacent parcels will provide relief to the amount of traffic currently using the driveway on the Kwik Trip
parcel, as well as provide access in the even the median extending from the roundabout at 9th and
Koeller is ever extended. Due to the nature of Jiffy Lube’s business, in which customers remain in their
vehicles as they enter and exit the service bays of the building, parking is effectively accomplished inside
the building in addition to the stalls in front of the building. Use of the parking stalls in front of the
building will be typically limited to employee parking, which is utilized by 2‐3 employees at most times.
Please note that the proposed Jiffy Lube building will be constructed from a combination of multiple
types of brick veneer, natural stone, and storefront/overhead door glass. These materials, which
constitute almost 100% of each façade of the building (excepting small area of metal flashings along
rooflines), are all Class 1 materials per the City of Oshkosh’s design standards, well in excess of what is
required. We believe this building will be a higher quality of construction than many buildings currently
found along 9th Avenue and Koeller Rd as a result.
As an oil change facility, there will be no additional residents on site and limited employees during
regular business hours. Any onsite treatment of stormwater that may be required prior to draining into
the municipal stormwater system will be handled via biofiltration basins, bioswales or other methods to
be approved by the Department of Public Works. We do not anticipate any negative impacts on any of
the adjoining properties from this development, as the nearby properties are generally commercial in
nature, and any residential properties nearby are sufficiently buffered from any negative effects by
fencing, bermrs and additional transitional yard setbacks as may be required. Traffic generated from this
development will be in keeping with the traffic currently generated by Kwik Trip, Walgreens, CVS and
other commercial users due to the low trip generation of the Jiffy Lube use.
Per the application form, below is our statement regarding any negative impacts on the following issues:
We do not believe there will be any negative health, safety or general welfare impacts on any of
the surrounding land as a result of setback compliance and buffering elements between
commercial and residential uses.
Pedestrian and vehicular circulation and safety will be handled within the previously constructed
shared sidewalks and driveways, and will not meaningfully impact the amount of traffic being
routed towards the public rights‐of‐ways in numbers that would create traffic problems.
This project will not create any additional noise, air, water or other pollutions‐ in fact, it will
assist in the redevelopment of a site currently developed with a deteriorating asphalt and gravel
parking lot, thereby having a positive environmental impact.
It will not impact the demand for or availability of public services in a negative way, as all
necessary public services are in the vicinity and have adequate capacity to serve this project.
There will be no negative impact on the character or future development of the area, as this is a
commercial area being developed with commercial uses in keeping with the surrounding areas.
Respectfully,
Ed Bowen
The Morgan Partners, LLC
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ΡΒ≅Κ∆ΡΗΣ∆ ΟΚ≅Μ
NAPΟΘΝΟΝΡ∆Χ ΟΘΝΟ∆ΘΣΞ ΚΗΜ∆
REZONE/GDP/SIP
1711-1719 W 9TH AVE
PC: 05-04-21
AMIE L BROWNFIELD
1636 W 9TH AVE
OSHKOSH, WI 54902
JASON M/MELISSA S WATKINS
930 MORELAND ST
OSHKOSH, WI 54902
JEFFERY L BECKER LIVING TRUST
925 S WESTFIELD ST
OSHKOSH, WI 54902
JORDAN A/ALYSSA J BELTON
722 S WESTFIELD ST
OSHKOSH, WI 54902
JOSEPH MEZZANO REV LIVING TRUST
1703 W 9TH AVE
OSHKOSH, WI 54902
KELLY A TRIEMSTRA
928 MORELAND ST
OSHKOSH, WI 54902
MARK S/KRISTINE D GRAF
915 S WESTFIELD ST
OSHKOSH, WI 54902
NATHAN/DANIELLE POTRATZ
N4764 MARTIN RD
FOND DU LAC, WI 54937
ROBERT A ILG III TRST/HOUSER FAM TRST
1235 NORTH LOOP W STE 205
HOUSTON, TX 77008
STEPHANIE M MCAULY
909 S WESTFIELD ST
OSHKOSH, WI 54902
VICKI L GINTNER
932 MORELAND ST
OSHKOSH, WI 54902
THE MORGAN PARTNERS, LLC
601 OREGON ST STE B
OSHKOSH, WI 54902
KT REAL ESTATE HOLDINGS LLC
PO BOX 2107
LA CROSSE, WI 54602
W 9TH AVW 9TH AV
SSWWEESSTTFFIIEELLDDSSTTW 7TH AVW 7TH AV
MORELAND STMORELAND STREICHOW STREICHOW STW 7TH AVW 7TH AV
S WESTFIELD STS WESTFIELD STC:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 4/6/2021
1 in = 120 ft1 in = 0.02 mi¯1711-1719 W 9TH AVE1711-1719 W 9TH AVE
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C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 4/6/2021
1 in = 500 ft1 in = 0.09 mi¯1711-1719 W 9TH AVE1711-1719 W 9TH AVE
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 4/6/2021
1 in = 100 ft1 in = 0.02 mi¯1711-1719 W 9TH AVE1711-1719 W 9TH AVE
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
1
Slusarek, Brian E.
From:Schueler, Hannah
Sent:Monday, May 3, 2021 8:05 AM
To:Slusarek, Brian E.
Cc:Lyons, Mark
Subject:FW: Potential Jiffy Lube on 9th Ave
From: Angie Carmody [mailto:angie_carmody@hotmail.com]
Sent: Sunday, May 2, 2021 7:02 PM
To: Schueler, Hannah ; Schueler, Hannah ; Ford, Michael
Cc: Angie Carmody ; kellytriemstra
Subject: Potential Jiffy Lube on 9th Ave
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username or password to anyone.
To whom it may concern,
We are writing this letter to bring to your attention our concerns regarding the proposed Jiffy Lube development
on 9th Avenue. We are unable to attend the meeting on May 4th, as we will both be working. We only received
the letter from the city of Oshkosh last week and this did not give us ample time to adjust our work schedules.
This letter will serve as our voices on this matter.
Our main concern is the additional traffic this will bring to the area. We believe this will be a major safety
concern. With the traffic speeding up as vehicles come out of the round about, traffic trying to enter and exit
Walgreens and Kwik Trip and the bus stop at the corner of 9th and Westfield, adding another business in this
small area will only add to the congestion and potential accidents. Also, the traffic lanes go from two to one
lane eastbound on 9th in this same area. Vehicles are already speeding up in the area because of the lane
reduction. We believe adding another business here would only make this worse. It will also make turning left
onto 9th from Westfield almost impossible. As it is now, you may find yourself waiting 5 minutes or more to
turn, because of the speedy traffic.
We are all in favor of new business development in our City. We simply believe this particular area would be
more suited to a business with less traffic.
We also feel a business that would go into this location should do so following the existing ordinances and
boundaries to respect the interest and safety of the neighbors and their homes.
Thank you so much for your time and allowing us to be heard.
Kelly Triemstra and Angie Carmody
928 Moreland Street
1
Slusarek, Brian E.
From:Schueler, Hannah
Sent:Monday, May 3, 2021 8:05 AM
To:Slusarek, Brian E.
Cc:Lyons, Mark
Subject:FW: jiffy lube
From: Vicki Gintner [mailto:vilyn63@gmail.com]
Sent: Sunday, May 2, 2021 5:17 PM
To: Schueler, Hannah ; PC@ci.oshkosh; Ford, Michael
Subject: jiffy lube
EXTERNAL SENDER. Only open links and attachments from known senders. DO NOT provide your
username or password to anyone.
To Whom it May Concern,
Upon receiving the letter informing the neighborhood of the meeting Tuesday May 4 concerning
Jiffy Lube, I feel that I need to express my opinion, and share my concerns.
I am not against new development within the City of Oshkosh.
As a small business owner within the city, I welcome new businesses! It is wonderful to have new
businesses to add to our local economy.
However, I am concerned with adding Jiffy Lube to this location.
I am concerned with the flow of traffic that currently exists on 9th. The round-a-bout traffic
exits off onto 9th and speeds up as cars head east. Not only that, but there is a merge into the
right lane which begins at Westfield, and fully merges at Reichow. Somehow, cars seem to be in
a huge hurry to merge, and don't pay proper attention to how fast they are going.
At the beginning of the merge into the right lane, there is a bus stop is located at the corner of
9th and Westfield, and when the bus is stopped, traffic whips around the bus. I feel that there
are safety issues, not only for people in cars, but also for people who get on to or off of the
bus.
This area is a residential neighborhood with kids. Kids who ride bikes and skateboards. People
who walk. There is not a crosswalk where anyone can cross 9th safely between the round-a-bout
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until the traffic lights at Huntington. Traffic is an issue. Speed is an issue. Safety should be
the issue....
Traffic turning left onto 9th from Westfield, Reichow, and Armory is already problematic at
certain times of the day. Speed is an issue (as stated before), and having another business,
another driveway so close to Kwik Trip and Walgreens with a bus stop less than a block away, I
think this is cause for concern.
In January of 2018, there was an issue with a pipe freezing at the property Kwik Trip had
purchased. The grade of the yards on Moreland goes south, so every home that bordered this
property flooded, as did the sidewalks, and street. Personally, I had so much water that I
burned a sump pump out as it couldn't keep up with the influx of water, not to mention I lost all
of my grass and some perennials in my yard. What will happen when another building goes up?
How will the drainage issue be handled? Please don't say that there is a retention pond to
handle the water. The retention pond is on the opposite side of my property and the water will
go through my yard to reach it. As it stands right now, my property is ok to handle normal rain
and runoff, but my concern is for what happens if a building goes up. and the grade is raised.
Notice I said normal rain and runoff...
I did not agree with either of the choices for the vacant property, not O'Reilly, and not Jiffy
Lube. I was unable to attend the February 6, 2020 meeting, but to say that we were supportive
of the proposed use of site as stated on page 2 of the plan commission staff report item ll.A is
grossly misleading, and insulting. This meeting also seemed to come up rather quickly... I wonder
why that is....
I think that there are other areas within the city that would be a better fit for Jiffy Lube
than this one. I think that more exploration should take place, both for Jiffy Lube, and this
proposed property to attract a more "urban friendly" business to this location.
I do not agree with the Jiffy Lube planned development proposal on 9th Avenue.
Thank you for allowing me to express my concerns.
Vicki Gintner
932 Moreland Street
Oshkosh, WI 54902
1
Slusarek, Brian E.
From:Schueler, Hannah
Sent:Monday, May 3, 2021 8:04 AM
To:Slusarek, Brian E.
Cc:Lyons, Mark
Subject:FW: Jiffy Lube development concerns
Attachments:20180113_142641.jpg; 20180113_142257.jpg; 20180113_142404.jpg
From: Jason Watkins [mailto:jmwatkins@ameritech.net]
Sent: Sunday, May 2, 2021 3:06 PM
To: Schueler, Hannah ; Schueler, Hannah ; mford@ci.oshkosh.wi
Cc: melwatkins@ameritech.net; Mugerauer, Matt
Subject: Jiffy Lube development concerns
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To whom it may concern,
As neighbors of the Jiffy Lube planned development, we want to raise some concerns we have with the proposal and are
unable to attend the Plan Commission meeting.
First of all, we would like to point out a misleading statement on page 2 of the plan commission staff report Item II.A
which states:
“The proposed use of site was discussed at a neighborhood meeting on February 6, 2020, with the neighbors in
attendance being generally supportive of the proposed use.”
As someone who attended that meeting, I find this statement insulting to me and my neighbor’s intelligence. At that
meeting, we were presented two proposals; the Jiffy Lube proposal and an O’Reilly Auto Parts proposal. None of the
neighbors at that meeting were in support of either proposal. We only preferred Jiffy Lube over O’Reilly Auto Parts plan
being that the Jiffy Lube plan was a smaller development. That said, the Jiffy Lube plan is still too large of a development
given the front side setback needing to be reduced.
Our second concern is storm water management. We hope this is an issue that is very carefully considered by the plan
commission as this property looks to be mostly hardscaped and most of this neighborhood was flooded in the storms of
June, 2008. We would also like to point out that the current grade of the property directs water south toward Moreland
St. We found this out the hard way on January 13th, 2018 when Kwik Trip, having already acquired the property, turned
the heat off in the building that was there, but did not turn off the water line, which froze and broke in the cold weather
and flooded parts of my yard, my neighbor’s yard, Moreland St. and the sidewalk. The water then turned to ice and
killed the lawn it covered in the spring. I have attached a few pictures to show the ice.
Next, we would like to point out the traffic and safety problems this plan will only add to. As I’m sure you are already
aware, 9th Ave is a very busy street. It’s a safety issue to pull out of our neighbor from S Westfield St onto 9th Ave at
certain times of the day. Eastbound traffic is very aggressive as there are cars in and out of Walgreen’s and Kwik Trip as
2
well as a bus stop. That traffic must then merge two lanes into one at Reichow St, which causes people to race past each
other at high speeds to make the merge. Under this proposal, Kwik Trip plans to expand their already busy business with
more gas pumps and add a driveway to connect their property to Jiffy Lube for their own parking lot traffic relief.
However, we believe this parking lot relief will only cause street traffic issues by adding another busy driveway to an
already problematic stretch of road. Also, it appears Jiffy Lube’s busy driveway looks to be directly across 9th Ave from
the north section of Westfield St which makes traffic even more confusing. It is our understanding that a Popeye’s
development near Oshkosh Ave was denied because of the traffic congestion it would cause. We believe this
development also causes the same congestion.
We also want to add that there are no safe place for pedestrians to cross 9th Ave anywhere in between the S Koeller St
roundabout and Huntington Pl, which is a pretty long stretch of road given the children in our neighborhood need to
cross 9th Ave to get to any of their schools.
In closing, we would like to point out that we are not opposed to new business being developed on this property. We
just feel that the additions of Kwik Trip and CVS, while providing convenient retail access, did not have the
neighborhoods and residents best interests in mind with their developments and have added traffic and safety issues.
We feels Jiffy Lube will add to these issues. We also believe the development should fit within the boundaries set forth
by the city. We would certainly welcome a development that would be more suitable to a neighborhood setting and fits
within the boundaries of the ordinances in place to protect the neighborhoods and resident’s best interests and safety.
Thank you for your time,
Jason & Melissa Watkins
930 Moreland St.
Matt Mugerauer,
As a resident of S. Westfield Street, I am concerned about traffic issues and safety with the development
of property next to Kwik Trip. This area is already a traffic problem with Kwik Trip business, let alone add
even more vehicles coming and going to another business next to it.
9th Ave. has been a concern for many residents on S. Westfield, Reichow and Armory Streets since the
round-a-bouts were installed at Koller and 9th Streets.
With introduction of round-a-bouts at 9th Ave. and Koller Streets, it is nearly impossible to enter 9th Ave.
and go west from S. Westfield, Riechow and Armory Streets especially, between 3pm and 6pm
weekdays. With the continuous flow of traffic from the round-a-bouts and the increase of speed of
traffic to narrow down to one lane going east is a great concern as well. Traffic is diverted to one lane
before Riechow Street making traffic rush to move over.
Next, there is the bus stop issue on the corner of 9th Ave. and S. Westfield Street. Busses stopping and
forcing traffic to go around them when their stopped, creates even a bigger concern for a safety issue.
Some of the pedestrians getting off and on the bus walk a across S. Westfield in a blind spot to traffic
going around the bus.
Before round-a-bouts were installed, the traffic lights at Koller and 9th gave a brief pause in traffic flow
for entering 9th Ave. from S. Westfield, Riechow and Armory Streets. That opportunity is basically gone
during the times listed above and many times in order to get on 9th Ave., we have to turn east, go a few
blocks, turn off and re-enter to go west. Crazy.
I am not against new development in Oshkosh. I am however, against placing infringements to residents
in a family residential area.
As many of us remember the KFC request was insane and totally rejected by the residents. These issues,
as well as others, were brought up then and no traffic plan has been created since.
For those who remember KFC request, the insane building plan variances, the additional concern to air
quality, noise, lights to neighboring homes (The smell of grease burning in your back yard) and added
traffic to an already problem area were just too much. Every resident surrounding the property agreed
no restaurants and the city needs to address traffic concerns.
I personally think it would be good if the Oshkosh Common Council reviewed the traffic safety and flow
on 9th Ave. before putting additional stress from new business development in an already difficult
location. There needs to be a better traffic plan implemented for 9th Ave. regardless.
Lastly, there are so many other locations along Koller Street that can grow new development and still
provide high traffic to new businesses with a proper business plan.
Regards,
Jeffery Becker
925 S. Westfield Street
1
Slusarek, Brian E.
From:Schueler, Hannah
Sent:Monday, May 3, 2021 12:08 PM
To:Slusarek, Brian E.
Cc:Lyons, Mark
Subject:FW: Jiffy Lube
From: Lyn Bahr [mailto:lyn.bahr@gmail.com]
Sent: Monday, May 3, 2021 12:07 PM
To: Schueler, Hannah <HSchueler@ci.oshkosh.wi.us>; Schueler, Hannah <HSchueler@ci.oshkosh.wi.us>; Ford, Michael
<MFord@ci.oshkosh.wi.us>; Mugerauer, Matt <MMugerauer@ci.oshkosh.wi.us>
Subject: Jiffy Lube
EXTERNAL SENDER. Only open links and attachments from known senders. DO NOT provide your
username or password to anyone.
To Whom It May Concern:
We may not have the same concerns as the residents who are directly affected by the proposed Jiffy Lube plan,
however we do have concerns.
The traffic created by the roundabout, CVS, Walgreens and Kwik Trip already makes it difficult for Armory,
Reichow and S. Westfield Streets to enter and exit 9th Ave. Another driveway would create more traffic build
up.
A short time ago, Popeyes Chicken wanted to build in the 1600 block of Oshkosh Ave. and the City said they
couldn't build there because the traffic would cause more congestion in the area. We feel the same about Jiffy
Lube traffic. Please know we have nothing against new businesses for the city, but in this case, Jiffy Lube
should be placed elsewhere.
Vehicles leaving the roundabout tend to speed up and with another driveway made by Jiffy Lube there would be
safety concerns especially when there is a bus at the bus stop on 9th Ave and S. Westfield Street. Traffic also
tends to race to merge into the right lane at Westfield Street and we believe the Jiffy Lube location would cause
more of a "race".
Therefore, our main concerns are traffic congestion and safety issues not development prevention.
We appreciate your time in this matter,
Gary & Lynette Bahr
931 Moreland St.
1
Slusarek, Brian E.
From:Schueler, Hannah
Sent:Tuesday, May 4, 2021 8:03 AM
To:Slusarek, Brian E.
Cc:Lyons, Mark
Subject:FW: Jiffy Lube
From: Mark Graf [mailto:m.graf@sbcglobal.net]
Sent: Monday, May 3, 2021 6:44 PM
To: Schueler, Hannah <HSchueler@ci.oshkosh.wi.us>; Mugerauer, Matt <MMugerauer@ci.oshkosh.wi.us>; Ford,
Michael <MFord@ci.oshkosh.wi.us>; Schueler, Hannah <HSchueler@ci.oshkosh.wi.us>
Subject: Jiffy Lube
EXTERNAL SENDER. Only open links and attachments from known senders. DO NOT provide your
username or password to anyone.
To Mr. Mugerauer, Mr. Ford, Members of the Planning Department,
My husband, Mark and I are writing to you with concerns in regards to the addition of a Jiffy Lube along 9th Ave. next to
Kwik Trip. Unfortunately we will not be able to attend the meeting on May 4, 2021 due to work. We are not against new
development within the city, in fact, we are proud of how our city continues to seek to attract new development to improve
the Oshkosh community. However, we believe there are much better, safer areas businesses could be developed.
We reside directly adjacent to the property at 915 S. Westfield St. Among our concerns, first and foremost, is the amount
of traffic congestion on 9th Avenue in this area and the safety issues it causes. Add to this the frustration with trying to exit
S. Westfield, Reichow, and Armory Streets already. The addition of another driveway that vehicles would be attempting to
enter and exit, directly after the round-a-bout will only compound the already existing problems in this area. Vehicles
coming out of the round-a-bout increase their speed to try to converge to the single lane or to go around traffic entering
Walgreen's or Kwik Trip or if a bus is stopped at the corner of 9th Ave. and S. Westfield St. This makes it extremely
difficult to exit our streets. Even more concerning is the safety concern it creates for drivers, pediatricians and bicyclists
along 9th Ave.
Thank you for listening to our concerns on this issue. We sincerely hope you will seriously consider these issues when
making a determination.
Sincerely,
Kristine and Mark Graf
Mark and Kristine Graf
920-232-2130
m.graf@sbcglobal.net
1
Lyons, Mark
From:Ed Bowen <ed@themorganpartners.com>
Sent:Monday, May 3, 2021 2:42 PM
To:Lyons, Mark
Subject:RE: Jiffy lube
EXTERNAL SENDER. Only open links and attachments from known senders. DO NOT provide your
username or password to anyone.
Hi Mark- in response to some of the concern regarding traffic, I reached out to the Jiffy Lube development team, who
informed me that a strong performing Jiffy Lube location averages 25 trips per day, generally concentrated more heavily
between the hours of 11am and 3pm. That is, as you are surely aware, a significantly lower number of trips than what
would be generated by your typical medical or office use.
Since we are also providing a bit of a “pressure relief valve” to any possible backup in the Kwik Trip lot via cross access, I
think this represents a net reduction of possible traffic problems on this block rather than the increase neighbors might
be worried about. It’s not an invalid concern, but I think given the numbers, it is misguided in this situation.
Given that the zoning allows for a straight zone commercial use here, which could allow a user with significantly more
trips per day, I think this development still represents the most responsible and positive outcome for all parties. Please
let me know if you have any questions- thanks again!
Ed Bowen
The Morgan Partners
920.376.9151 Office
920.233.7363 Fax
920.267.2558 Cell
www.themorganpartners.com
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Please see attached.
Mark Lyons
Planning Services Manager – Community Development
City of Oshkosh
920.236.5059
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