Plan Commission Meeting - July 20, 2026

The Janesville Plan Commission met on Monday, July 20, 2026, at 6:00 PM in City Hall Council Chambers. The primary agenda items were a rezoning request and a conditional use permit (CUP) for a proposed Kwik Trip gas station, convenience store, and car wash at 4700 Milton Avenue. After separate public hearings and deliberation, the commission voted to forward the rezoning to the City Council with a favorable recommendation and approved the CUP subject to conditions. A new public comment period was also announced for future meetings.

Consent Calendar

• CSM 26009-C, DK Partnership LLP: A certified survey map creating 3 lots and 1 outlot along McCormick Drive and Huntinghorne Drive. Commissioner Dongara recused due to a possible conflict of interest. The item was pulled from consent and approved unanimously by roll call vote (7-0).

Public Comments & Testimony

Rezoning Public Hearing:

• Steve Smith (4306 Braxton Drive): Opposed the rezoning, arguing the traffic study was inaccurate. He claimed his own sampling observed 42 cars in one hour (4:30-5:30 PM) at Braxton and Huntinghorn, contradicting the cited 80 cars per day through the Hyder neighborhood. He requested that improvements like connecting McCormick to Wright Road be completed first.
• Kelly McPherson (4258 Cascade Drive): Expressed concern that the proposed infrastructure—a roundabout at McCormick and Huntinghorn—would funnel thousands of additional vehicle trips into a residential neighborhood entrance. She argued that major roadway connections should precede development, not follow it.
• Gail Price (1815 North Hawthorne Park Drive): Supported the rezoning, stating it is consistent with the Comprehensive Plan and provides a buffer between the state highway and planned residential development. He noted the traffic concerns are tied to overall build-out, not just the Kwik Trip.

Conditional Use Permit Public Hearing:

• Trish Bass (424 Braxton Drive): Did not oppose Kwik Trip but urged denial or conditional approval requiring completion of Wright Road to McCormick. She warned of increased cut-through traffic on neighborhood streets.
• Steve Smith (second appearance): Continued his opposition, stating that a surveyor on his property indicated future apartment construction behind his home, adding to traffic. He reiterated the need for Wright Road extension.
• Kelly McPherson (second appearance): Argued that the highest traffic-generating commercial use should not be approved before infrastructure is built. She suggested a frontage road along Highway 26 instead of routing traffic through the neighborhood roundabout.
• James Bass (424 Braxton Drive): Opposed the current plan, citing dangerous intersection at Highway 26 and McCormick, and said adding more traffic without additional access points (like Wright Road) would harm the neighborhood. He favored a plan connecting Wright Road to McCormick.
• Bill Samborski (3440 Portland Drive): Concerned about traffic accidents and potential loss of property value. He stated the traffic pattern is the biggest issue and called the development “cart before the horse.”
• Anna Fanning (3454 Portland Drive): Noted the neighborhood has many retirees and children playing; she feared the development would ruin the neighborhood.
• Terry Miller (4276 Huntinghorn Drive): Described existing traffic problems: mailboxes hit, vehicles speeding, heavy equipment. He said traffic has increased since Huntinghorn opened to McCormick and asked the commission to address these issues.
• Ms. Hoffman (4236 Braxton Drive): Expressed concern for children at school bus stops, noting lack of sidewalks and additional non-neighborhood traffic. She asked the project be reconsidered.
• Craig Butcher (3443 Portland Drive): Supported Kwik Trip but urged the commission to slow the project until infrastructure is built to handle future traffic.

Three written comments were received and entered into the record.

Discussion Items

Rezoning (4700 Milton Avenue from A/B2 to B2)

• Trey Meyer (Planner): Presented the request. The site is 4.35 acres; approximately 1 acre needs rezoning from Agricultural (A) and Community Shopping (B2) to full B2. The land use map designates the area as Community Commercial, consistent with the recently updated Comprehensive Plan. Staff recommended forwarding to City Council with a favorable recommendation.
• Commissioner Bowerman: Moved to forward the rezoning favorably, noting consistency with the Comprehensive Plan. Commissioner Madare seconded. Motion passed unanimously (7-0). Chair announced the City Council hearing is August 10, 2026.

Conditional Use Permit (Kwik Trip Gas Station, Convenience Store, Car Wash)

• Trey Meyer: Detailed the proposal: 43 parking stalls, 20 fueling positions, car wash exit 350 feet from nearest residence, stormwater facilities, green space exceeding requirements. Staff recommended approval with conditions, including prohibition of car wash operations between 10 PM and 6 AM.
• John Brights (Traffic Analysis & Design, Inc.): Explained the traffic impact analysis (TIA) was conducted in September 2025 and is valid for three years. The study accounted for full build-out of the area through 2035, not just Kwik Trip. He clarified that the current daily traffic on Huntinghorn at Braxton is 140 AM peak and 155 PM peak trips, not 80. Kwik Trip would add about 40 trips in each peak hour. About 15% of Kwik Trip traffic is expected to be cut-through, but most are existing neighborhood trips. He explained the roundabout design was chosen to slow traffic and discourage left turns into the neighborhood.
• Commissioner Williams: Asked about truck deliveries. Kwik Trip representative Troy Molezeva said fuel deliveries every other day during non-peak hours, a daily grocery truck, and other vendors. Diesel will be available but not for semi-trucks. No alcohol sales are currently planned. The store will be open 24 hours.
• Commissioner Cass: Asked about lighting and sidewalks. Meyer noted a photometric plan meets zoning standards. Sidewalks will connect to McCormick and the roundabout includes crosswalks.
• Commissioner Madare: Asked about Wright Road extension. Dwayne (Planning Director) explained the alignment is fixed with utilities already in place, but funding is private developer responsibility, not in the capital improvement plan. He noted the city cannot force the extension at this time.
• Commissioner Williams: Moved to approve the CUP with conditions. Commissioner Nino seconded. Commissioner Williams expressed hope that future development would extend Wright Road. Commissioner Nino acknowledged neighborhood concerns but noted other traffic mitigation options (e.g., speed enforcement, weight limits). Motion passed unanimously (7-0).

New Business – Public Comment Period

• Chair announced that a public comment period will be added to the agenda starting in August. Members debated placement; consensus leaned toward end of the agenda. Staff will finalize details.

Director’s Report

• Dwayne reported that the City Council approved a two-lot certified survey map for Dvorak Landscaping on July 13. He also updated that remapping of city zoning is ongoing, with an updated timeline expected at the second meeting in August.

Key Outcomes

• Rezoning: Plan Commission voted 7-0 to forward a favorable recommendation to the City Council for the rezoning of 4700 Milton Avenue from A (Agricultural) and B2 (Community Shopping) to B2. The City Council will hold a public hearing and vote on August 10, 2026.
• Conditional Use Permit: Plan Commission voted 7-0 to approve the conditional use permit for Kwik Trip (gas station, convenience store, car wash) subject to 10 conditions listed in the July 20, 2026 staff memorandum, including the car wash hour restriction. Final approval is contingent on City Council approval of the rezoning.
• Public Comment: A public comment period will be added to future Plan Commission agendas, likely at the end of the meeting, starting August 2026.

Meeting adjourned.