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Home My WebLink About37. 21-289MAY 25, 2021 21-289 RESOLUTION (CARRIED___7-0____LOST_______LAID OVER_______WITHDRAWN_______) PURPOSE: APPROVE SPECIFIC IMPLEMENTATION PLAN AMENDMENT FOR LOT LINE ADJUSTMENT AND SHARED DRIVEWAY AT 1725 WEST 9TH AVENUE INITIATED BY: REAL ESTATE HOLDINGS LLC PLAN COMMISSION RECOMMENDATION: Approved w/ conditions WHEREAS, the applicant would like to amend the previously approved Specific Implementation Plan for an automobile service facility and retail convenience store at 1725 West 9th Avenue; and WHEREAS, the Plan Commission finds that the specific implementation plan amendment for lot line adjustment and a shared driveway at 1725 West 9th Avenue is consistent with the criteria established in Section 30-387 of the Oshkosh Zoning Ordinance; and NOW THEREFORE BE IT FURTHER RESOLVED by the Common Council of the City of Oshkosh that the amendment to the specific implementation plan for lot line adjustment and a shared driveway at 1725 West 9th Avenue, per the attached, is hereby approved with the following conditions: 1. A Certified Survey Map (CSM) shall be reviewed and approved by the Department of Community Development. 2. A cross access agreement for shared driveway shall be filed with the Winnebago County Register of Deeds. 3. Final lighting plan shall be reviewed and approved by the Department of Community Development. 4. Any landscaping removed for construction of the cross-access drive shall be replaced as 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 Specific Implementation Plan Amendment for Lot Line Adjustment and Shared Driveway at 1725 West 9th Avenue BACKGROUND The petitioner requests an amendment to the Specific Implementation Plan approval for a lot line adjustment and new shared driveway at 1725 West 9th Avenue. The subject site is zoned Suburban Mixed Use District with a Planned Development Overlay (SMU-PD) and consists of a 1.29 acre parcel, located on the south side of West 9th Avenue, east of North Koeller Street. The subject site is used as a Kwik Trip gas station/convenience store and the surrounding area consists of commercial and residential uses. ANALYSIS The applicant has submitted plans as well as a CSM application to expand the subject site slightly to the east by acquiring 4,480 sq. ft. of the neighboring vacant property. This lot expansion is intended to provide sufficient area on the subject site to construct a two-way cross-access drive for connection to the future commercial site to the east. Staff is supportive of the proposed cross-access drive as it will improve vehicular circulation for the site and provide relief to the amount of traffic currently using the Kwik Trip access. FISCAL IMPACT Approval of this project should result in a minor increase in assessed property value for the site. RECOMMENDATION The Plan Commission recommended approval of the specific implementation plan amendment 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: SPECIFIC IMPLEMENTATION PLAN AMENDMENT FOR LOT LINE ADJUSTMENT & SHARED DRIVEWAY AT 1725 W 9th AVENUE Plan Commission meeting of May 4, 2021. GENERAL INFORMATION Owner: The Morgan Partners LLC Petitioner: KT Real Estate Holdings LLC Action(s) Requested: The petitioner requests an amendment to the Specific Implementation Plan approval for a lot line adjustment and new shared driveway at 1725 W 9th Avenue. Applicable Ordinance Provisions: Planned Development standards are found in Section 30-387 of the Zoning Ordinance. Background Information Property Location and Type: The subject site is zoned Suburban Mixed Use District with a Planned Development Overlay (SMU-PD) and consists of a 1.29 acre parcel, located on the south side of W 9th Avenue, east of N. Koeller St. The subject site is used as a Kwik Trip gas station/convenience store and the surrounding area consists of commercial and residential uses. On October 25, 2011, the Common Council approved a Conditional Use Permit (CUP) & Planned Development (PD) for an automobile service facility and retail convenience store for Kwik Trip at the subject site. Subject Site Existing Land Use Zoning Commercial SMU-PD Recognized Neighborhood Organizations N/A Adjacent Land Use and Zoning Existing Uses Zoning North Commercial SMU-PD South Residential MR-12 East Vacant commercial & Residential NMU & SR-5 West Commercial SMU-PD Comprehensive Plan Land Use Recommendation Land Use 2040 Land Use Recommendation Interstate Commercial ITEM III- SIP Amendment – 1725 W 9th Ave. 2 ANALYSIS Use The previously approved Planned Development (2011) for the site was for a Kwik Trip automobile service facility and retail convenience store (Kwik Trip). No changes are being proposed to the approved use of the site. Site Design & Access/Parking The applicant has submitted plans as well as a CSM application to expand the subject site slightly to the east by acquiring 4,480 sq. ft. of the neighboring vacant property. This lot expansion is intended to provide sufficient area on the subject site to construct a two-way cross- access drive for connection to the future commercial site to the east. Proposed site plan. As noted in Item II A, staff is supportive of the proposed cross-access drive as it will improve vehicular circulation for the site and provide relief to the amount of traffic currently using the Kwik Trip access. A CSM will need to be approved administratively for the lot expansion and a cross access agreement will need to be drafted for the shared driveway and filed with Winnebago County Register of Deeds. Lighting No changes have been proposed from the approved Planned Development. The applicant will need to verify that any changes to the lighting for the site are compliant with the City’s lighting ITEM III- SIP Amendment – 1725 W 9th Ave. 3 ordinance and a minimum 0.4 fc lighting level shall be provided for the cross-access drive. Final lighting plans may addressed as part of the site plan review process. Signage This request does not include changes to signage for the site. Landscaping A landscaping plan has not been submitted as part of the request. Staff is recommending a condition that any landscaping removed for construction of the cross-access drive aisle be replaced as approved by the Department of Community Development. Storm Water Management No changes to the storm water management plan are being proposed. Building Facades No changes to building facades are included with this request. 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. (c) The proposed architecture and character of the proposed Planned Development project is compatible with adjacent/nearby development. (d) The proposed Planned Development project will positively contribute to and not detract from the physical appearance and functional arrangement of development in the area. Staff recommends approval of the Specific Implementation Plan amendment as proposed with the findings listed above and following conditions: 1. A Certified Survey Map (CSM) shall be reviewed and approved by the Department of Community Development. 2. A cross access agreement for shared driveway shall be filed with the Winnebago County Register of Deeds. 3. Final lighting plan shall be reviewed and approved by the Department of Community Development. 4. Any landscaping removed for construction of the cross-access drive shall be replaced as approved by the Department of Community Development. ITEM III- SIP Amendment – 1725 W 9th Ave. 4 The Plan Commission approved of the specific implementation plan amendment as requested on May 4, 2021 meeting. The following is the 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 petitioner requests an amendment to the Specific Implementation Plan approval for a lot line adjustment and new shared driveway at 1725 W 9th Avenue. 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 applicant has submitted plans as well as a CSM application to expand the subject site slightly to the east by acquiring 4,480 sq. ft. of the neighboring vacant property. This lot expansion is intended to provide sufficient area on the subject site to construct a two-way cross-access drive for connection to the future commercial site to the east. As noted in Item II A, staff is supportive of the proposed cross-access drive as it will improve vehicular circulation for the site and provide relief to the amount of traffic currently using the Kwik Trip access. A CSM will need to be approved administratively for the lot expansion and a cross access agreement will need to be drafted for the shared driveway and filed with Winnebago County Register of Deeds. Staff recommends approval of the Specific Implementation Plan amendment as proposed with the findings and conditions listed in the staff report. Ms. Propp opened up technical questions to staff. There were no technical questions on this item. Ms. Propp asked for any public comments and asked if the applicant wanted to make any statements. Mr. Bowen said that in the neighborhood meeting Kwik Trip had mentioned adding additional pumps and expanding the canopy. That is not something they are currently planning and not an improvement they anticipate making. There was some concern that expanding the pumps would create additional traffic. 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 Perry to adopt the findings and recommendation as stated in the staff report. ITEM III- SIP Amendment – 1725 W 9th Ave. 5 Seconded by Kiefer. Ms. Propp asked if there was any discussion on the motion. There was no discussion on the motion. Motion carried 9-0. 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 KT Real Estate Holdings LLC 4/5/21 PO Box 2107 La Crosse WI 54602 608-791-7408 smcconaghy@kwiktrip.com x Commercial Residential- Single Family Homes 1725 W. 9th Avenue Addition of shared driveway, lot line adjustment Kwik Trip Vacant Land Commercial- Walgreens SMU-PD x 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. 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Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer I SMU SR-5 I I SMU-PD SR-3 I HI I-PD MR-12 SMU-PD DR-6 MR-12 SMU-PD I-PD I MR-12 MR-12 MR-12 DR-6 NMU SMU-PD MR-12 !"#$41 !"#$41 SSKKOOEELLLLEERRSSTTWW99TTHH AA VVSSWWAASSHHBBUURRNNSSTT W 5TH AVW 5TH AV REICHOW STREICHOW STS EAGLE STS EAGLE STS WESTFIELD STS WESTFIELD STLILAC STLILAC STARMORY PLARMORY PLBISMARCK AVBISMARCK AV MORELAND STMORELAND STW 6TH AVW 6TH AV W 7TH AVW 7TH AV OSBORN AVOSBORN AVWINDSOR STWINDSOR STW 4TH AVW 4TH AV CRYSTAL SPRINGS AVCRYSTAL SPRINGS AV DD II CC KKIINNSSOONN AAVV DDEEVVOONNSSHHIIRREEDDRRS MEADOW STS MEADOW STHUNTINGTON PLHUNTINGTON PLW 7TH AVW 7TH AV S WESTFIELD STS WESTFIELD STWW77TTHH AAVV C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 4/28/2021 1 in = 500 ft1 in = 0.09 mi¯1725 W 9TH AVE1725 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: 4/28/2021 1 in = 100 ft1 in = 0.02 mi¯1725 W 9TH AVE1725 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 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 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 2 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 EXTERNAL SENDER. Only open links and attachments from known senders. DO NOT provide your username or password to anyone. 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 IMPORTANT INFORMATION & CONFIDENTIALITY NOTICE This e-mail may contain confidential and/or privileged information. If you are not the intended recipient (or have received this e-mail in error) please notify the sender immediately and destroy this e-mail. Any unauthorized copying, disclosure or distribution of the material in this e-mail is strictly prohibited. Anything discussed via email communications do not constitute binding agreements of any sort until fully executed documentation of such agreements are delivered pursuant to contract terms. 2 Please see attached. Mark Lyons Planning Services Manager – Community Development City of Oshkosh 920.236.5059 Follow us: Web | Facebook | Twitter