HomeMy WebLinkAboutItem 12PLAN COMMISSION STAFF REPORT MAY 5, 2026
ITEM 12: General Development Plan for a New Grocery Store, Convenience Store, and
Car Wash at the Northwest Corner of South Washburn Street and West
Waukau Avenue
Applicant: Jim Arneson PE, FoxArneson Construction
Owner: Woshkosh LLC
Action Requested: The applicant requests approval of a General Development Plan (GDP) for a
new grocery store, convenience store, and car wash.
Applicable Ordinance Provisions: Planned Development standards - Section 30-387
Property Location and Background Information: The subject site consists of three parcels
totaling approximately 39 acres, including the existing Oshkosh Outlet Mall, restaurant
building, and mini golf course. The Outlet Mall property has frontage along South Washburn
Street and West Waukau Avenue and is zoned Suburban Mixed Use District with a Planned
Development Overlay (SMU-PD) and the mini golf course and restaurant properties have
frontage on South Washburn Street and are zoned Suburban Mixed Use District (SMU). Per the
previous rezone item, the applicant has requested rezone of the mini golf and restaurant
properties to SMU-PD to provide consistent zoning for all three subject properties.
The surrounding area consists primarily of commercial uses and SMU zoning along with
Business Park (BP) zoning to the west. The 2040 Comprehensive Land Use Plan has the subject
properties slated for Interstate Commercial.
Use/Site Design: The applicant plans to demolish the existing Outlet Mall and restaurant
buildings and is proposing a multi-phase redevelopment of the site. Per the previous pre-plat
item, the applicant is proposing to divide the site into five (5) lots.
The first phase includes a grocery store (Woodman’s) on Lot 1 and a fuel and lube center along
with a drive-through car wash and vacuum stations on Lot 2. The existing mini golf course will
remain on Lot 3. Lot 4 will be reserved for future development, and lot 5 will be used for storm
water detention. The proposed indoor sales and drive-through and in-vehicle sales or service
uses are permitted in the SMU district.
A Plan Commission workshop was held on January 20, 2026. Plan Commission was supportive
of the project, but recommended working with staff on enhancing the building elevations in
order to allow the proposed concrete panels (Class IV material).
Access: As proposed, the site will have two driveway accesses off of South Washburn Street and
two off of West Waukau Avenue. A traffic impact analysis (TIA) was submitted with this
request. The City’s Transportation Department is supportive of the proposed driveway
accesses. A cross-access agreement is needed to allow shared driveway connections between
the lots.
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ITEM 12: GDP – S. Washburn St. & W. Waukau Ave.
Parking: Code requires a minimum of one parking space per 300 square feet of gross floor area
for indoor sales uses. The applicant is requesting a Base Standard Modification (BSM) to allow
reduced parking on the grocery store site from the code minimum of 907 spaces to 591 spaces.
According to the applicant, 135,090 sq. ft. of the site will function as retail floor area and 135,120
sq. ft. will be warehousing/storage space. They are requesting the indoor storage parking
requirement of one parking space per 2,000 sq. ft. of gross floor area be applied to the
warehouse portion of the building. This would result in a parking requirement of 518 spaces.
Staff is supportive of the proposed number of parking spaces as the plan meets the parking
requirement for the indoor sales portion of the building as well as the indoor storage portion of
the building.
The proposed Lot 2 includes 14 parking spaces, which meets the minimum requirement of one
parking space per 300 square feet of gross floor area for the C-store. The plan also includes 13
vacuum parking stalls along the car wash building. Parking needs for future development of
Lots 3 and 4 will be reviewed as part of the Specific Implementation Plan (SIP) request for each
future development phase.
Building height and setbacks: The proposed buildings are within the maximum height for the
SMU District and Airport Zoning District and the plan meets all setback requirements for both
sites, with the exception of the rear setback from the car wash building on Lot 2. Staff is
supportive of a setback reduction to 10’, where code requires a 25’ rear yard setback as the rear
property line is adjacent to Lot 5, which is utilized for storm water management. BSMs will also
be needed to allow the remaining mini golf course building and associated parking lot to
remain within the side yard setback of the property line created by the proposed plat.
Signage: The proposed site plan includes a ground sign on Lot 2, along South Washburn Street.
The ground sign meets setback requirements for the SMU district. Signage plans will be
addressed during the Specific Implementation Plan (SIP) phases.
Landscaping: Code requires building foundation, paved area, street frontage, and yard
landscaping requirements to be met for the proposed site. The applicant has provided a
landscaping plan for the initial phase of the development. Landscaping plans will be reviewed
as part of the SIP submittal for each phase.
Storm Water Management: The applicant has been in contact with the Department of Public
Works regarding storm water management for the subject area. The final storm water
management plans will be approved during the Site Plan Review process.
Site Lighting: The applicant has submitted a photometric plan for the initial development
phase. The plan utilizes 22 foot tall light poles on three foot tall bases, which exceeds the
maximum light fixture height for the SMU District. The applicant intends to revise the plan to
reduce light poles to 20 foot tall with a 3 ft. base to meet code. Lighting levels meet the
minimum requirement of 0.4 fc for all parking and drive areas. Lighting levels exceed the
maximum of 0.5 fc at internal property lines and may be exceeding 1.0 fc at the public right-of-
Page 2
ITEM 12: GDP – S. Washburn St. & W. Waukau Ave.
way. Staff does not have concerns with the increased lighting level along internal property lines
and outlot as there will be shared access between properties and the outlot will remain
undeveloped. The lighting level at the right-of-way line will be limited to 1.0 fc. This will be
verified during the SIP and Site Plan Review phases.
Building Facades: The applicant has provided building elevations for the initial phase of the
development. The building elevations will be reviewed for compliance with commercial design
standards as part of the Specific Implementation Plan (SIP) review.
Findings:
(a) The proposed Planned Development project is consistent with the overall purpose and
intent of the Zoning Ordinance as the proposed commercial uses of the site will not have
a negative impact on the public because they are permitted uses for the SMU District.
(b)The proposed Planned Development project is consistent with the City’s Comprehensive
Plan as the proposed commercial uses are consistent with the 2040 Comprehensive Land
Use Plan recommendation of Interstate Commercial.
(c)The proposed Planned Development project would maintain the desired relationships
between land uses, land use densities and intensities, and land use impacts because the
commercial uses of the property area compatible with neighboring commercial land
uses and the site design is consistent with SMU district standards.
Recommendation/Condition:
Staff recommends approval of the General Development Plan with the findings listed above
and the following condition.
1.All Base Standard Modifications (BSM) shall be addressed as part of Specific
Implementation Plan (SIP) review.
Page 3
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R R.A.SMITH, INC. ASSUMES NO RESPONSIBILITY FOR DAMAGES,
LIABILITY OR COSTS RESULTING FROM CHANGES OR ALTERATIONS
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APPROVED
LDG PROJECT NO.
DATE:
SHEET NO.
REVISION
CONSULTANT
CHECKED
DRAWN
SHEET TITLE
KEYPLAN
A
7 4 3 2 1
B
C
D
E
56
A
B
C
D
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7 4 3 2 156
PROJECT INFORMATION
WOODMAN'S
FoxArneson
834 East Washington Avenue
Suite 249
Madison, WI 53703
608.276.4400
FOXARNESON.COM
EMPLOYEE OWNED
FA PROJECT NO.
A220
2025-156
EXTERIOR COLOR AND
FINISH SCHEMES
22030
Author
02/27/26
Approver
Checker
OSHKOSH RETAIL
OSHKOSH WI
FOOD MARKET
SCALE:1/16" = 1'-0"
PARTIAL EAST ELEVATION - FINISHES1
SCALE:1/16" = 1'-0"
PARTIAL EAST ELEVATION - FINISHES2
SCALE:1/16" = 1'-0"
PARTIAL WEST ELEVATION - FINISHES4
SCALE:1/16" = 1'-0"
PARTIAL WEST ELEVATION - FINISHES3
SCALE:1/16" = 1'-0"
TYPICAL COLOR SCHEME AT THIN BRICK VENEER5
THIN BRICK VENEER
BR-1
THIN BRICK VENEER
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SCALE:1/16" = 1'-0"
TYPICAL COLOR SCHEME
AT THIN BRICK VENEER6
LEGEND - KEYNOTE
KEY VALUE KEYNOTE TEXT
AL-1 COLOR NO 1 BRITE RED; COMPOSITE ALUMINUM PANEL
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BR-1 BRICK - TAN BRICK
BR-2 BRICK - LIGHT BRICK
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REF-1 COLOR NO 1 BRITE RED; ROOF EDGE FASCIA
Page 6
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APPROVED
LDG PROJECT NO.
DATE:
SHEET NO.
REVISION
CONSULTANT
CHECKED
DRAWN
SHEET TITLE
KEYPLAN
A
7 4 3 2 1
B
C
D
E
56
A
B
C
D
E
7 4 3 2 156
PROJECT INFORMATION
WOODMAN'S
FoxArneson
834 East Washington Avenue
Suite 249
Madison, WI 53703
608.276.4400
FOXARNESON.COM
EMPLOYEE OWNED
FA PROJECT NO.
A221
2025-156
EXTERIOR COLOR AND
FINISH SCHEMES
22030
Author
02/27/26
Approver
Checker
OSHKOSH RETAIL
OSHKOSH WI
FOOD MARKET
SCALE:1/16" = 1'-0"
NORTH ELEVATION1
SCALE:1/16" = 1'-0"
SOUTH ELEVATION2
SCALE:1/16" = 1'-0"
LOADING DOCK 166 - S5SCALE:1/16" = 1'-0"
LOADING DOCK 166 - E4SCALE:1/16" = 1'-0"
LOADING DOCK 166 - N3
SCALE:1/16" = 1'-0"
LOADING DOCK 159 - N6 SCALE:1/16" = 1'-0"
LOADING DOCK 159 - S8SCALE:1/16" = 1'-0"
LOADING DOCK 159 - E7
SCALE:1/16" = 1'-0"
SWITCHGEAR/ WATER ROOM - E10 SCALE:1/16" = 1'-0"
SWITCHGEAR/ WATER ROOM - S11SCALE:1/16" = 1'-0"
SWITCHGEAR/ WATER ROOM - N9
LEGEND - KEYNOTE
KEY VALUE KEYNOTE TEXT
AL-1 COLOR NO 1 BRITE RED; COMPOSITE ALUMINUM PANEL
AL-2 COLOR NO 2 PLATINUM; COMPOSITE ALUMINUM PANEL
BR-1 BRICK - TAN BRICK
BR-2 BRICK - LIGHT BRICK
EC-1 COLOR NO 1 CUSTOM COLOR TO MATCH BR-1; ELASTOMETRIC COATING SYSTEM
EC-2 COLOR NO 2 COAST POINT; ELASTOMETRIC COATING SYSTEM
EIFS-1 COLOR NO 2 STO WHITE; EIFS
GL-2 COLOR NO.2 COLORED SPANDREL GLASS
P-1 EXTERIOR DOOR COLOR; SANTE FE TAN
REF-1 COLOR NO 1 BRITE RED; ROOF EDGE FASCIA
Page 7
A
7 4 3 2 1
B
C
D
E
56
A
B
C
D
E
7 4 3 2 156
APPROVED
LDG PROJECT NO.
DATE:
SHEET NO.
REVISION
CONSULTANT
CHECKED
DRAWN
SHEET TITLE
KEYPLAN
PROJECT INFORMATION
WOODMAN'S
EMPLOYEE OWNED
FA PROJECT NO.
2025-156-03
22030
LDG
02/27/26
FA
LDG
OSHKOSH RETAIL
OSHKOSH WI
GAS & LUBE
A220
EXTERIOR
FINISHES
Page 8
CONSULTANT
PROJECT NAME/LOCATION
OWNER
CAR WASH
WOODMAN'S
APPROVED
LDG PROJECT NO.
DATE:
SHEET NO.
REVISION
CHECKED
DRAWN
SHEET TITLE
FA PROJECT NO.
2025-156-03
22030
LDG
04/15/26
FA
LDG
EMPLOYEE OWNED
A6.1
EXTERIOR FINISHES
RESU%MITTAL 04-15-2026
Page 9
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Prepared by: City of Oshkosh, WI
Printing Date: 3/3/2026
1 in = 240 ft1 in = 0.05 mi¯Zoning & Aerial Map
City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer Page 11