Plan commission backs comprehensive plan amendment, recommends rezoning to allow Buc-ee's travel center near I‑94 and South 27th Street

The Oak Creek Plan Commission on Jan. 28 adopted a resolution recommending that the city amend its 2020 comprehensive land‑use map from business park to commercial for three parcels near the Elm Road/I‑94 interchange and separately recommended that the Common Council approve rezoning those parcels to B6 Interchange Regional Retail District to allow a proposed Buc‑ee’s travel center.

Community Development Director Christine Lane presented the two linked items: a comprehensive plan amendment (required by state law before many rezones) and a rezoning request. Lane described the parcels’ current designations (two parcels zoned A‑1 Limited Agriculture and one RS‑2 Single‑Family Residential) and said the applicant seeks a commercial designation because the proposed use — a 74,000‑square‑foot Buc‑ee’s travel center with a large retail footprint and fueling positions — does not fit the existing business‑park designation adopted in Oak Creek’s 2020 plan.

Applicant representatives included Angela Janek, identified as Buc‑ee’s project coordinator, and Eric Tracy of Kimley‑Horn (listed as the applicant’s engineering firm). Janek described Buc‑ee’s as a family‑oriented travel center, emphasized in‑store retail and food offerings, said Buc‑ee’s typically employs roughly 175–200 people at a location, and provided high‑level payroll and sales figures. Janek and Tracy said the applicant submitted a traffic impact analysis (TIA) to the Wisconsin Department of Transportation; Lane and staff explained that the DOT regulates access and intersections on I‑94 and State Highway 27 (27th Street) and that DOT review is ongoing.

Residents who live immediately north of the proposed site — several identified by name and street address during the public comment period — raised multiple concerns: traffic generation and backups on local two‑lane roads (in particular Oakwood Road), emergency vehicle access, property values, light and noise impacts, environmental runoff into Oak Creek and downstream waters, dust and construction impacts, proximity of the use to existing residential neighborhoods (comments referenced distances of about 1,000 feet), and competition with nearby gas stations and small businesses. Several speakers asked why the Buc‑ee’s location could not be moved to the IKEA area instead.

City Administrator Andrew Vickers and other city staff outlined procedural and fiscal context. Vickers said the property lies in Tax Increment District (TID) No. 7, but the statutory expenditure period for that district expired in April 2022 and staff planned a resolution to close the district in April 2025; he said the city had no ability to provide TIF assistance for this project and that Buc‑ee’s understood the city was not being asked to provide incentives. Staff emphasized that DOT review will determine required traffic improvements and that local permitting will require landscape, stormwater and lighting plans if the project advances.

Commission discussion acknowledged the scale of the project and the strength of resident concerns but also noted potential economic benefits, including jobs and sales tax. Commissioners sought clarification on engineering analyses; the applicant’s engineer said the TIA was complete and under DOT review, but he had not yet completed a separate safety analysis. Commissioners asked whether Buc‑ee’s operates as a truck stop; the applicant representative said 18‑wheelers are not allowed except for deliveries and that Buc‑ee’s focuses on family‑oriented customers and in‑store retail.

On two motions the commission voted as a recommending body: Commissioner Burke moved that the planning commission adopt resolution 2025‑2 to amend the City of Oak Creek 2020 comprehensive land use category from business park to commercial for the parcels at 10700, 10820 and 10840 South 27th Street; the motion passed on roll call. Burke then moved that the plan commission recommend to the Common Council approval of a rezone of those parcels from A‑1/RS‑2 to B6 Interchange Regional Retail District; that recommendation also passed on roll call and will go to the Common Council for final action, which staff said is tentatively scheduled for a public hearing on March 18, 2025.

The commission’s votes do not grant site‑plan approval. Staff and the applicant reminded residents that subsequent steps — DOT review of the traffic report, detailed site and landscape plans, stormwater and lighting plans, and required permits — will follow if the rezoning and comp‑plan amendment advance.

The commission held lengthy public comment focused on neighborhood impacts, and staff and the applicant agreed to continue working with neighborhood concerns as the review proceeds. The public hearing before the Common Council on March 18 will be the next formal opportunity for public testimony to elected officials.

Votes at a glance: • Resolution 2025‑2 — amend comprehensive plan from business park to commercial for parcels at 10700, 10820 and 10840 South 27th Street: motion by Commissioner Burke; outcome — adopted by Plan Commission (recommendation to Common Council). • Rezoning recommendation — rezone parcels from A‑1/RS‑2 to B6 Interchange Regional Retail District: motion by Commissioner Burke; outcome — recommendation to Common Council to approve rezoning.