HomeMy WebLinkAbout03-378.docAUGUST 26, 2003 03-234 03-378 PENDING
AUGUST 12, 2003 RESOLUTION
(CARRIED "7-~-~ LOST LAID OVER
WITHDRAWN
PURPOSE: DETERMINATION OF BOUNDARIES; APPROVAL OF
SOUTH SHORE REDEVELOPMENT PROJECT PLAN
INITIATED BY: CITY ADMINISTRATION
REDEVELOPMENT AUTHORITY: Approved 6-0-1
WHEREAS, the area described in the attached "Exhibit A" is a blighted area
pursuant to Section 66.1331(3)(a) and 66.1333(2m)(b), Wisconsin Statutes in need of
blight elimination, slum clearance, and urban renewal and redevelopment; and
WHEREAS, the Redevelopment Authority of the City of Oshkosh has prepared and
adopted a comprehensive plan of redevelopment and urban renewal identified as the
South Shore Redevelopment Project Plan which contains:
1 ) a statement of the boundaries of the project area; and
2) a map showing existing uses and conditions of real property; and
3) a land use plan showing proposed uses of the area; and
4) information showing the standards of population density, land coverage, and
building intensity in the area after redevelopment; and
5) information regarding the present and potential equalized value for property
tax purposes; and
6) a statement of proposed changes in the zoning ordinance or maps and
building codes and ordinances; and
7) a statement as to the kind and number of site improvements; and
8) a statement relative to relocation of families to be displaced from the project
area.
and
WHEREAS, the Redevelopment Authority conducted a public hearing on the
proposed creation of the South Shore Redevelopment Area and Project Plan and afforded
all interested parties full opportunity to express their views; and
WHEREAS, the Redevelopment Authority found the Project Plan to be feasible and
in conformity with the Comprehensive Plan of the City.
NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of
Oshkosh that the area described in the attached "Exhibit A" is blighted and in need of blight
elimination, slum clearance, and urban renewal and redevelopment.
AUGUST 26, 2003
AUGUST 12, 2003
03-234 03-378
PENDING
RESOLUTION
CONT'D
BE IT FURTHER RESOLVED by the Common Council of the City of Oshkosh that
the South Shore Redevelopment Plan is feasible and in conformity with the
Comprehensive Plan of the City of Oshkosh.
BE IT FURTHER RESOLVED that the Redevelopment Plan for said
Redevelopment Area, on file at the City Clerk's Office, is hereby approved and boundaries
designated as described in the attached "Exhibit A".
SUBMITTED BY
APPROVED ~
"EXHIBIT A"
SOUTH SHORE REDEVELOPMENT AREA
LEGAL DESCRIPTION
A part of Fractional Section 23-18-16, Blocks 48 and 49 of the Original Plat, Vacated W.
Fifth Avenue, W. Sixth Avenue, and Oregon Street in the Ninth Ward and also parts of
Fractional Section 24-18-16, Blocks 1 through 9 and 11 through 14 of the Original Plat,
Oregon Street, Vacated W. Fifth Avenue, W. Sixth Avenue, W. Seventh Avenue, W. Eighth
Avenue, W. Ninth Avenue, W. Tenth Avenue, Nebraska Street, S. Main Street, Vacated
Indiana Street, and Pioneer Drive in the Third Ward all in the SE ¼ of Section 23-18-16,
S ¼ of the SW ¼ of Section 24-18-16, and NE ¼ of NW ¼ of Section 25-18-16,
Winnebago County, Wisconsin described as follows:
Commencing at the intersection of the south shoreline of the Fox River and a line
250 feet west of the west line of Oregon Street; thence south along a line parallel
and 250 feet west of the west line of Oregon Street to the centerline of W. Sixth
Avenue; thence east along the centedine of W. Sixth Avenue to the extended east
line of Lot 2, Block 5 of the Original Plat; thence south along the extended east line
and the east line of said Lot 2 to the southeast corner of said Lot 2; thence east
along the north lines of Lots 13, 14 and 15 of the Original Plat Block 5 to a point 30
feet east of the west line of said Lot 15 Block 5; thence south along a line parallel
and 30 feet east of the west line of said Lot 15 to the centerline of W. Seventh
Avenue; thence west along the centedine of W. Seventh Avenue to a point 100 feet
east of the east line of Oregon Street; thence south along a line parallel and 100
feet east of the east line of Oregon Street to the southeast corner of Lot 2, Block 9
of the Original Plat; thence west along the south line of said Lot 2, 37 feet; thence
south parallel with the east line of Oregon Street 18 feet; thence west parallel to the
south line of said Lot 2, 13 feet to the west line of Lot 12, Block 9 of the Original
Plat; thence south along the east line and extended east line of said Lot 12 to the
centerline of W. Ninth Avenue; thence east along the centerline of W. Ninth Avenue
to the centerline of Nebraska Street; thence north along the centerline of Nebraska
Street to the centedine of W. Eighth Avenue; thence east along the centedine of W.
Eighth Avenue to the centerline of S. Main Street; thence south along the centerline
of S. Main Street to the centerline of E. Ninth Avenue; thence east along the
centerline of E. Ninth Avenue to the extended east line of Vacated Indiana Street;
thence south along the extended east line and east line of Vacated Indiana Street
to the centerline of E. Tenth Avenue; thence east along the centerline and
extended centerline of E. Tenth Avenue to the easterly line of Pioneer Drive;
thence northerly along the easterly and extended easterly line of Pioneer Drive to
the southerly shoreline of the Fox River; thence northwesterly along the southerly
shoreline of the Fox River to the point of beginning.
Said parcel contains approximately 46.76 acres.
SOUTH SHORE
REDEVELOPMENT AREA
ON THE WATER
PROJECT PLAN
CITY OF OSHKOSH
DEPT. OF COMMUNITY DEVELOPMENT
July-August 2003
TABLE OF CONTENTS
B.
C.
D.
E.
F.
G.
H.
L.
M.
N.
P.
Intent, Purpose and Objectives ............................................................................... 1
Statutory Authority ................................................................................................. 2
Consistency with Local Plans .................................................................................. 2
Project Boundary .................................................................. , .................................. 4
Existing Land Use and Zoning ............................................................................... 5
Existing Conditions .................................................................................................. 6
Proposed Zoning and Land Use ............................................................................. 7
Standards of Population Density, Land Coverage, and Building Density
in the Area after Redevelopment ............................................................................ 7
Present and Equalized Value .................................................................................. 8
Project Activities/Implementation .......................................................................... 8
a. Land Assemblage ......................................................................................................................... 8
b. Relocation ..................................................................................................................................... 8
c. Land Disposition ........................................................................................................................... 8
d. Rehabilitation ............................................................................................................................... 8
Project Financing ..................................................................................................... 9
Performance Standards ........................................................................................... 10
Compliance with Applicable Local, State, and Federal Regulations .................. 10
Redevelopment Plan Modification ......................................................................... 10
Proposed Public Improvements .............................................................................. 10
Termination of the District and Redevelopment Plan .......................................... I0
Tables
Land Use by Tax Assessment Classification .......................................................... 5
Specific Land Use Classification ............................................................................. 5
Appendix A - Maps
Map 1 - District Boundaries ................................................................................... 11
Map 2 - Existing Land Use ..................................................................................... 12
Map 3 - Existing Conditions .........., ........................................................................ 13
Map 4 - Existing Zoning ......................................................................................... 14
Map 5 - Proposed Zoning ...................................................................................... ,15
Map 6 - Proposed Land Use(General) ................................................................. ~16
Map 7 - Conceptual Land Use Plan (LDR International) ............. , ..................... 17
Map 8 - Conceptual Land Use Plan-Oregon St. to Main St. area (LDR) .......... 18
Map 9 - Conceptual Land Use Plan - Main St. to Pioneer Inn area (LDR) ...... 19
Map 10 - Assessment Classification Map .............................................................. 20
Map 11 - Parcel Identification ................................................................................ 21
Appendix B - Parcel Information ...................................................................................... 22
Appendix C - Zoning Text Excerpts .................................................................................. 24
A. INTENT, PURPOSE, AND OBJECTIVES
The City of Oshkosh is proposing to create the South Shore Redevelopment Area in order
to commence redevelopment activities in a phased or planned fashion in the area/district.
Additionally, by its creation it is also anticipated that improvements in the South Shore
Redevelopment Area will promote private redevelopment of properties within adjacent
areas to the district. The City's 1993 Comprehensive Plan identified the project area as a
special planning area in order to focus on specific objectives and to take advantage of
redevelopment opportunities in the area as they occur.
The City of Oshkosh promotes revitalization of the Central City and downtown areas
through housing development and rehabilitation of existing structures as well as
relocation of manufacturing uses from these areas to the City's industrial parks. The
South Shore Redevelopment Area is generally bounded by the Fox River on the north, on
the south by 8th Avenue, on the west by Oregon Street, and on the east by the north/south
segment of Pioneer Drive. Boundaries of the district are shown on the map on page I 1.
The South Shore Redevelopment District contains a mixture of land uses with
commercial, retail, manufacturing, and residential uses. There are a number of blighted,
deteriorating, functionally obsolete, and/or nonconforming uses and/or structures within
the area.
Development opportunities within the area include substantial areas for residential
redevelopment as well as areas suitable for retail, commercial, and office development,
especially along the Oregon and Main Street corridors. It is anticipated the City will
create a Tax Increment District (TID) or districts to help finance projects within the area.
In order to initiate redevelopment activity and, ultimately, revitalization of the area, it is
essential that the Redevelopment District and Redevelopment Plan be created to allow the
City to utilize various tools to help bring the cost of development more in line with what
the desired market can pay.
The City of Oshkosh will be working with various businesses and property owners in the
district to develop a plan for improvements in the area through activities such as, but not
limited to; acquisition and clearance, rehabilitation, infrastructure improvements,
streetscaping, fight-of-way vacation, recreational and trail improvements, docking
facilities, land use and zoning changes. It is anticipated the City will redevelop the area
in a phased fashion and will encourage both private redevelopment of parcels where the
City does not take the lead role in redevelopment, as well as public/private partnerships
and instances when the City will take the lead role in redevelopment.
The purpose of this Redevelopment Plan is to make certain that redevelopment occurs:
In a coordinated, rather than a piecemeal basis to ensure that land use, pedestrian
connections, access, circulation, parking, municipal services, streetscaping, fiver
access, and urban design systems will functionally come together and meet
modem day principals and standards; and
In a broad and integrated basis, to ensure that blight and blighting influences are
eliminated; and
On an environmentally sensitive basis, to promote retail, commercial, office,
residential, and mixed use redevelopment in the project area, thereby offsetting
existing negative characteristics so the area may contribute productively to the
economic vitality of the City; and
On a comprehensive basis to ensure redevelopment is done in conformity with
other City plans and will be complimentary with uses adjacent to the area (Main
Street, Oregon Street, and 9th Avenue).
Revitalization of this Redevelopment District is crucial due to its:
· Location within and adjacent to the Fox River Corridor; and
· Proximity to the Central Business District; and
· Location along three heavily traveled street arterials
B. STATUTORY AUTHORITY
The preparation and adoption of this Redevelopment Plan and designation of the district
boundaries as well as plan implementation are enabled pursuant to Section 66.1331
(Blighted Area Law) of Wisconsin Statutes.
C. CONSISTENCY WITH LOCAL PLANS
Other local plans the South Shore Redevelopment Plan is consistent with are: · Comprehensive Plan (1993)
· Downtown Action Plan (2000)
· Consolidated Plan (2000)
The Comprehensive Plan details future goals and objectives that the City would like to
achieve on both an overall citywide basis as well as on district and special area basis that
includes this Redevelopment Area.
The Downtown Action Plan sets forth various goals and objectives and an
implementation framework for improving the "downtown" and portions of the Central
City. The general boundaries of the Downtown Plan area are Parkway Avenue to the
north, Broad Street to the east, South Park Avenue on the south, and Ohio and Wisconsin
Streets on the west. Much of the plan focuses on waterfront redevelopment that includes
this Redevelopment District.
The Consolidated Plan, required by the U.S. Department of Housing and Urban
Development (HUD) for Community Development Block Grant (CDBG) communities, is
a local plan that identifies funding priorities for housing and other community
development needs for which CDBG funds will be utilized.
Relative to the City's Comprehensive Plan, which is currently being updated, specific
objectives of the Comprehensive Plan as they relate to this redevelopment district
include:
Encouraging housing development in the Central City, particularly along the
riverfront; and
· Encouraging beautification and redevelopment of the riverfront in the Central
City as a recreational and aesthetic asset; and
· Encouraging continued storefront fagade improvements and streetscape
improvements; and
· Encouraging specialty retail and office development along South Main north
of l0th Avenue.
While much of the attention of the Downtown Action Plan focuses on activities in the
historic downtown area north of the river, the plan does call for improvements to be
implemented in the South Shore Redevelopment Area. These generally include:
· Maximizing economic development and land use oppommities within
Downtown Oshkosh and along the Fox River; and
· Maximizing riverfront linkages and pedestrian connectivity to the downtown
and surrounding community; and
· Creating open spaces and recreational activities and promote environmental
preservation; and
· Enhancing and maintain the public realm; and
· Increasing downtown residential development.
The Downtown Action Plan further subdivided the overall plan area into four priority
sub-areas which inclUdes the E. 9th Avenue and Pioneer Drive Development Zone that is
in the South Shore Redevelopment Area. The recommendations as they relate to
implementation of this Plan include:
· Maximizing development along the riverfront by abandoning that portion of
Pioneer Drive immediately adjacent to the Fox River to facilitate development
and redevelopment (e.g. a mix of residential, commercial, and office uses).
· Enhancing riverfront pedestrian accessibility by constructing a public
promenade along the river's edge.
· Enhancing pedestrian access along the N. Main Street Bridge to link south
side development/redevelopment to Downtown.
· Providing alternative access to the Pioneer Resort and Marina.
· Exploring the feasibility of expanding the Pioneer marina to attract more
boaters to downtown Oshkosh.
The Consolidated Plan as it relates to implementation of this Redevelopment Plan
generally relates to the provision of more residential development in the Central City area
and the elimination of blighting influences and the prevention of slums and blight.
D. PROJECTBOUNDARY
The legal description for the South Shore Redevelopment Area is as follows:
A part of Fractional Section 23-18-16, Blocks 48 and 49 of the Original Plat, Vacated W.
Fifth Avenue, W. Sixth Avenue, and Oregon Street in the Ninth Ward and also parts of
Fractional Section 24-18-16, Blocks 1 through 9 and 11 through 14 of the Original Plat,
Oregon Street, Vacated W. Fifth Avenue, W. Sixth Avenue, W. Seventh Avenue, W.
Eighth Avenue, W. Ninth Avenue, W. Tenth Avenue, Nebraska Street, S. Main Street,
Vacated Indiana Street, and Pioneer Drive in the Third Ward all in the SE ¼ of Section
23-18-16, S ½ of the SW ¼ of Section 24-18-16, and NE ¼ ofNW ¼ of Section 25~18-
16, Winnebago County, Wisconsin described as follows:
Commencing at the intersection of the south shoreline of the Fox River and a line
250 feet west of the west line of Oregon Street; thence south along a line parallel
and 250 feet west of the west line of Oregon Street to the centerline of W. Sixth
Avenue; thence east along the centerline of W. Sixth Avenue to the extended east
line of Lot 2, Block 5 of the Original Plat; thence south along the extended east
line and the east line of said Lot 2 to the southeast comer of said Lot 2; thence
east along the north lines of Lots 13, 14 and 15 of the Original Plat Block 5 to a
point 30 feet east of the west line of said Lot 15 Block 5; thence south along a line
parallel and 30 feet east of the west line of said Lot 15 to the centerline of W.
Seventh Avenue; thence west along the centerline of W. Seventh Avenue to a
point 100 feet east of the east line of Oregon Street; thence south along a line
parallel and 100 feet east of the east line of Oregon Street to the southeast comer
of Lot 2, Block 9 of the Original Plat; thence west along the south line of said Lot
2, 37 feet; thence south parallel with the east line of Oregon Street 18 feet; thence
west parallel to the south line of said Lot 2, 13 feet to the west line of Lot 12,
Block 9 of the Original Plat; thence south along the east line and extended east
line of said Lot 12 to the centefline of W. Ninth Avenue; thence east along the
centerline of W. Ninth Avenue to the centerline of Nebraska Street; thence north
along the centerline of Nebraska Street to the centefline of W. Eighth Avenue;
thence east along the centerline of W. Eighth Avenue to the centefline of S. Main
Street; thence south along the centerline of S. Main Street to the centerline of E.
Ninth Avenue; thence east along the centerline of E. Ninth Avenue to the
extended east line of Vacated Indiana Street; thence south along the extended east
line and east line of Vacated Indiana Street to the centerline of E. Tenth Avenue;
thence east along the centerline and extended centerline of E. Tenth Avenue to
the easterly line of Pioneer Drive; thence northerly along the easterly and
extended easterly line of Pioneer Drive to the southerly shoreline of the Fox
River; thence northwesterly along the southerly shoreline of the Fox River to the
point of beginning.
Said parcel contains approximately 46.76 acres. Boundaries of the Redevelopment Area
are illustrated on Map 1 on page 11.
4
E. EXISTING LAND USE AND ZONING
Being an older area within the Central City core area, this district contains a variety of
differing older land uses on 106 individual tax parcels with the majority of land classified
for tax assessment purposes as manufacturing. Individual parcels are shown on Map 11
in Appendix A and parcel information is provided in Appendix B. Of the 106 parcels, 23
are located in an office condo at 600 S. Main and will be treated as one parcel for
analysis purposes.
The general land uses as characterized by assessment classification are as follows:
Land Use By Tax Assessment Classification
Assessment Percent Percent
Land Use Type # of Parcels Class of Parcels ~ by Area
Commercial 47 B 55.95 57.52
Manufacturing 6 C 7.15 24.55
Residential 26 A 30.95 6.72
Tax Exempt 5 4 5.95 11.21
The Assessment Class column shown in the above table indicates how the City Assessor
classifies individual tax parcels for assessment purposes and identifies properties as being
Class A, B, C or 4 according to their use. Map 10 on page 20 illustrates how each parcel
is classified by the City Assessor. The tax exempt properties involve a small City Park
(Al Brulierre Memorial Park), a City owned parking lot, a railroad property, and a
Wisconsin Public Service parcel. Map 2 on page 12 illustrates the general land use mix
based on assessment class. The table indicates that the majority of parcels are classified
under the commercial category.
The general land use categories described above are based on the way properties are
classified by the City Assessor and can be more specifically broken down into more
identifiable uses such as a one family dwelling versus a two family dwelling or a retail
oriented business versus a service oriented business. The following table illustrates a
more specific categorization of land uses in the district.
Specific Land Use Classification
# of Percent of Percent
Land Use Type Parcels Acres parcels w/r-o-w
Infill Commercial 1 0.10 0.29 0.21
Multifamily 1 0 10 0.29 0.21
Manufacturing 6 8.41 24.35 17.99
Mixed Use-Com/Res 2 0.10 0.29 0.21
Mixed Use-Service/Retail 1 2.90 8.39 6.20
Parking Lot 12 2.50 7.24 5.35
Retail 9 1.50 4.34 3.21
Single Family Residential 17 1.70 4.92 3.64
Service 16 3.00 8.68 6.42
Transportation/Corn/Utilities 5 6.40 18.52 13.69
5
Two Family Residential 8 0.80 2.32 1.71
Vacant Land 1 3.60 10.42 7.70
Warehouse 4 3.30 9.55 7.06
City Park I 0.14 .41 0.30
Total 84 34.55 100.00 N/A
Right-of-Way N/A 12.21 35.34 26.11
Total w/r-o-w 84 46.76 100.00 100.00
Existing land uses are illustrated on Map 2 on page 12. Existing zoning within the
Redevelopment Area is illustrated on Map 4 on page 14. The map shows four separate
zoning districts and one Downtown Overlay (DO) district in this Redevelopment Area.
The vast majority of parcels are zoned "M-2 Central Industrial District" due to the
historical land use pattern in the area. The second largest zone would be "R-2 Two
Family Residence District" for eight properties located along 9th Avenue between Oregon
.and Nebraska Streets. A Downtown Overlay district is located at the comer of 6th
Avenue and N. Main Street applied to allow for a mixed-use residential development to
occur. A small area of the district is zoned C-2 General Commercial District in the
Pioneer Drive area. The other zone is a single parcel containing a residence that is zoned
C-3 Central Commercial District that was rezoned from M-2 to make the use conforming
in the district.
F. EXISTING CONDITIONS
The district encompasses 46.76 acres in 106 tax parcels with approximately 69% of the
parcels meeting the blight requirements as defined in Wisconsin Statutes. The
contributing factors in finding the area as blighted are defined in Section 66.1331 (3)(a)
and 66.1333(2m)(b), Wisconsin Statutes. There is a predominance of properties in the
area that are underutilized, functionally obsolete, in need of repair, nonconforming, or
that otherwise contribute to the blighted conditions of the area and/or impair or arrest the
sound growth of the community. There are also a number of incompatible land uses in
the district with little or no buffering or screening between these lesser and more intense
land uses. This area originally developed primarily for manufacturing purposes and
provided area residents an ability to easily walk to work. However, with transportation
improvements, vacancy of existing industrial uses as well as automated improvements
within the manufacturing industries themselves, the structures have become functionally
obsolete to some extent and no longer rely on adjacent residential uses for their main
labor supply.
Tax revenues in the district are significantly less than what could be expected if the
district were developed to the densities allowed by the proposed zoning and the land use
recommendations identified in the Comprehensive Plan, Downtown Action Plan, and/or
special area plans for the District. The development of retail, commercial, residential,
and public recreational facilities will eliminate blighting influences of property, and
underutilized and/or deteriorated structures and contribute to the overall improvement of
the redevelopment area.
G. PROPOSED ZONING AND LAND USE
Proposed land use and zoning in the area is intended to be consistent with the goals and
objectives of the various aforementioned plans discussed in Section C of this document.
In that regard, the proposed zoning for the area is C-3DO Central Commercial District
with a Downtown Overlay. The C-3 district allows commercial, retail, multiple family,
and mixed-use commercial/residential uses. The DO overlay is appropriate, per Section
30-27 of the Zoning Ordinance as this area is considered part of the City's central city
area and the overlay provisions are intended to relate to the special character of this older
commemial and industrial area. Since the exact future land use pattem is unknown at this
time, it is anticipated that zone changes will occur as property is redeveloped on a phased
basis. Map 5 on page 15 illustrates the proposed zoning for the district.
It is anticipated that the majority of new land uses in the district will be some variety of
multiple family usage. The presence of the Fox River allows for excellent opportunities
for highly demanded residential riverfront property. Commercial type uses would
encompass the next largest new land use and would be located proximate mainly to
traffic arterials such as Oregon and Main Streets. It is anticipated that most of the
existing manufacturers and some of the older commercial uses located on blighted
properties in this redevelopment area would be relocated to more appropriate locations.
The proposed land uses in the district are illustrated on Map 6 Proposed Land Use in
Appendix A.
The conceptual land use plans for the area illustrate that approximately 237,600 square
feet of new commercial/retail/service space could be created in approximately nine new
multistory buildings located throughout the redevelopment area. Relative to new
residential units, approximately 338 new units could be created with several units having
riverfront views. The conceptual land use plans are for illustrative purposes only and are
subject to change based on the preposition of more detailed development guidelines and
on actual requests-for-proposals received at the time of redevelopment. Also, private
redevelopment may vary from the general concepts as long as the new development is
consistent with development guidelines adopted by the RDA for the District. The
conceptual use maps, prepared by LDR International, are shown on Maps 7-9 on pages
17-19 in Appendix A.
STANDARDS OF POPULATION DENSITY, LAND COVERAGE, AND
BUILDING INTENSITY IN THE AREA AFTER REDEVELOPMENT
Central Commercial C-3DO zoning standards will be applied to all development
occurring in the district. This will apply base C-3 district requirements to all new
development including major rehabilitation projects. The Central Commercial District
allows zero foot setbacks and no parking for commercial uses which is similar to existing
M-2 requirements. Theoretically, the Zoning Ordinance could allow up to 100 percent
land coverage of a parcel of commercially used land.
7
The major difference is that C-3 zoning allows stand alone residential multiple family
districts as well as mixed-use commercial/residential developments. Furthermore, the C-
3 zoning allows the most dense residential multiple family developments to occur. C-3
zoning allows one residential living unit per 1,500 square feet of lot area, which would
allow 29 units per acre.
I. PRESENT AND EQUALIZED VALUE
As of January 1, 2003, the approximate assessed value of the properties in the
Redevelopment District is $8,075,298 ($2,309,998 land, $5,765,300 improvements) with
an equalized value of approximately $9,791,298. The potential equalized value of the
property is $30 to 40 million, dependent on the amount of retail, commercial, and
residential development in the district.
J. PROJECT ACTIVITIES/IMPLEMENTATION
a. Land Assemblage
To achieve redevelopment of the project area in keeping with this Redevelopment Plan,
assembly of lands within the district will be required. Acquired lands may be sold or
leased for private redevelopment or may be dedicated for public purposes. The RDA
may utilize property that has been acquired for temporary uses as an incidental part of the
redevelopment process. Temporary uses will exist until such time as property is
scheduled for redevelopment.
Land assembly will be facilitated by the Department of Community Development and
City Attorney's office in coordination with the Redevelopment Authority and Common
Council, as applicable.
b. Relocation.
Individuals or business operations may need to be relocated as a result of implementation
of this Redevelopment Plan. Where such relocation occurs by the RDA, it shall be done
in compliance with State and/or Federal regulations as applicable.
c. Land Disposition
Once assembled, land will be disposed of by sale or lease in accordance with the
provisions contained in Section 66.1331(6), Wis. Stats.
d. Rehabilitation
The Redevelopment Area contains a number of structures where rehabilitation may be
preferable to clearance of the site. These cases may involve historic or unique structures
that may benefit from programs such as rehabilitation of second floor areas to create
residential units or improvements to the fagades that will contribute to beautification of
the district. In addition, there is also a concentration of single and two family dwellings
in the southwest portion of the redevelopment area located between 8th and 9th Avenues
where rehabilitation may be necessary to improve or eliminate blighting influences as
well as other code violation issues.
K. PROJECT FINANCING
Funds necessary to implement project activities are expected to be derived from a variety
of sources and may include, but not be limited to: general obligation bonds; loans from
the State Land Trust Fund program; income from the sale or lease of acquired lands;
lease-revenue bonds; redevelopment bonds, Community Development Block Grant and
HOME funds; or any other source approved by the Common Council.
It is anticipated that a Tax Increment District or Districts (TID) will be created to
coincide with all or portions of the area. Creation of the TID will allow property tax
revenues generated from new improvements in the district to pay debt service associated
with City financed improvements.
Redevelopment project costs mean and include the total of all reasonable and necessary
costs incurred or estimated to be incurred and any such costs incidental to this
Redevelopment Plan. Such may include, but are not limited to, the following:
1. Property assembly costs including, but not limited to, the acquisition of land and
other property and other real or personal rights or interest therein, the demolition of
buildings and the clearing and grading of land;
2. Relocation costs to the extent required by State or Federal law as applicable;
3. Costs of moving structures, rehabilitation, construction, repair or remodeling of
existing buildings and fixtures, environmental remediation, organizational costs,
impunitive administration costs included in the plan and loans and/or grants
necessary for development;
4; Costs of the construction of public works or improvements;
5. Costs of surveys and studies, plans and specifications, professional service costs,
such as architectural, engineering, legal, marketing, financial, planning and special
services; and
6. Financing costs including, but not limited to, all necessary and incidental expenses
relating to the issuance of obligations and payment of interest on any obligation
issued;
7. Costs related to special assessments; and
8. Payments or expenditures necessary or convenient to the implementation of the plan;
and
9. Loans and grants as necessary to implement the Plan objective.
Since a major source of funds needed for the promotion of development and public
improvements in this area may be derived from the TIF, requirements applicable trader
TI1~ statutes will apply.
9
L. PERFORMANCE STANDARDS
Throughout the implementation of this project and all stages and phases thereof, the
participating developer(s) will be required to comply with requirements of all sections of
this plan, as well as pertinent sections of municipal codes and ordinances referenced
herein. Developers will also be responsible for complying with the requirements of RDA
developed "requests for proposals" (RFPs) as issued for various phases of redevelopment.
COMPLIANCE WITH APPLICABLE LOCAL, STATE, AND FEDERAL
REGULATIONS
Local codes and ordinances applicable to the redevelopment area have been referenced in
this plan. Notwithstanding these references, the participating developer(s) and the RDA
shall comply with any and all local, state, and/or federal codes as applicable.
N. REDEVELOPMENT PLAN MODIFICATION
This plan may be modified or changed at any time in accordance with Section
66.1333(11), Wisconsin Statutes, including after sale or lease of property acquired by the
RDA. If the plan is modified, a public heating will be conducted by the Redevelopment
Authority. All proposed changes to this plan are recommended and approved by the
RDA as well as the Common Council.
O. PROPOSED PUBLIC IMPROVEMENTS
To facilitate support for new land uses and rehabilitation of structures in the area, the City
will undertake public improvements as required and to the extent feasible. Said
improvements and public utilities may include, but are not limited to, the improvement of
streets, storm and sanitary sewers, streetscaping, undergrounding of utilities, path and
park construction, signage, traffic signalization, and gateway improvements.
P. TERMINATION OF THE DISTRICT AND REDEVELOPMENT PLAN
Following implementation and completion of project activities, this redevelopment area
and plan will be terminated by action of the Common Council.
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Appendix A
Maps
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Appendix B
Parcel Identification
Map # Parcel # Use & Address Map # Parcel # Use & Address
Jeld-Wen
421 Oregon St. (parcel Auto Body
1 90900010000 west of Oregon St. 19 90300320100 613 NebmskaSt.
Jeld-Wen
424 Oregon St. (east of Work Shop
2 90300010000 Oregon) 20 90300320000 102 W 7thAve
T&J Property Offices
3 90300020100 126 W. 6th 21 90300330000 45 W. 6thAve
T&J Property Brooklyn Hook & Ladder
4 90300020000 102 W 5th Ave 24 90300390000 17 W. 6th Ave
Performance Marine Parking Lot (Private)
5 90300030000 501 S. Main St. 25 90300400000 W 6th Ave
Granary Rest. Vacant Building
6 9030011o00o 50 W. 6th Ave 26 90300410000 601 S. Main St.
Office Bld. Roger's Upholstery/Upper Res.
7 90300100100 40 W. 6th Ave 27 90300420000 603 S. Main St.
Karla G. Interiors/Upper Res.
8 90300110000 Granary Parking 28 90300530000 605 S. Main St.
A1 Bmlierre Park Auto Repair
9 90301330100 500 S. Main 29 90300430000 608 Nebraska St.
Duplex Duplex
10 90300130000 139 W. 6th Ave 30 9030044000 50 W. 7th Ave
Single Family Residence Parking Lot
11 90300140000 131 W. 6thAve 31 90300450000 W. 7thAve
Duplex : Farmer's Supply
12 90300150000 127 W. 6th Ave 32 90300470000 34 W. 7th Ave
Duplex Don's Auto Body
13 90300160000 125 W. 6th Ave 33 90300490000 18 W. 7th Ave
Globe & Anchor ! Brooklyn's/Upper Res.
14 90300280000 122 W. 7th Ave 34 90300550000 607 S. Main St
Tavern (Easy St.) Collector's Gallery
15 90300190000 107 W. 6th Ave 35 90300580000 615 S. Main St.
Tavern (Evil Roy Slades) Single Family Residence
16 90300300000 ll0W. 7th Ave. 36 90300600000 139 W. 7thAve
Parking/Storage Lot Schwab Storage
17 90300310000 W. 7th Ave 37 90300610000 133 W. 7th Ave
Auto body Parking Lot
18 90300320200 609 Nebraska St. 38 90300630000 W. 7th Ave
22
Appendix B
Parcel Identification
Map # Parcel # Use & Address Map # Parcel # Use & Address
Storage Building Duplex
39 90300640000 117 W. 7th Ave 61 90301090200 140 W. 9th Ave
Parking Lot Single Family Residence
40 90300650000 W 7th Ave 62 90301100000 136 W. 9th Ave
Parking Lot Single Family Residence
41 90300660000 W 7th Ave 63 903011 I0000 132 W. 9th Ave
City Parking Lot Single Family Residence
42 90300700000 W. 8th Ave. 64 90301120000 126 W 9th Ave
Houge's Tavern Single Family Residence
43 90300760000 51 W 7th Ave 65 90301130000 122 W. 9th Ave
Parking Lot Single Family Residence
44 90300890000 W. 8~ Ave 66 903o114oooo 116 W. 9th Ave
Don's Auto Body Single Family Residence
45 90300770000 35 W. 7th Ave 67 90301150000 112 W. 9th Ave
Multiple Uses Duplex
46 90300780000 30 W. 8th Ave 68 90301160000 106 W. 9th Ave
Multiple Family (3 units) Single Family Residence
47 90300790000 25 W. 7th Ave 69 90301170000 100 W. 9th Ave
Vacant Commercial Bld. Office Condos
48 903008t0000 15 W. 7th Ave 70 90135-137 600 S. Main St.
Marathon Gas Station Parking Lot
49 9o3o0850000, 707 S. Main St. 71 90301370000 E 7th Ave
Parking Lot Unimproved Gravel Lot
50 90300860000 Nebraska St. 72 90301330200 E 9th Ave
Storage Lueck's Home Improvements
51 90300930000 14 W. 8th Ave 74 90301380000 706 S. Main St.
Vacant Building Rec Lanes (Bowling)
52 90300950000 713 S. Main St. 75 90301420000 710 S. Main St
Single Family Residence C&S Wood Turning
53 90301010000 137 W. 8thAve 76 90301490000 716 S. Main St.
Duplex Multiple Uses
54 90301020000 131 W. 8th 77 90301390000 43 E. 7th & 32 E. 8th Ave
Duplex Multiple Uses
55 90301030000 127 W. 8thAve 78 90301550000 1 E 8t~Ave
Duplex Wirm. Fisheries
56 90301040000 123 W. 8th Ave 79 90301540000 37 E. 8th Ave
Single Family Residence WPS (Unimproved)
57 90301050000 117 W. 8th Ave 80 90302110000 E 9th Ave
Single Family Residence Fox Valley & Western RR
58 90301060000 113 W. 8th Ave 81 (3) 90301330000 Pioneer Drive
Single Family Residence Decades Prop. (Billboard)
59 90301070000 107 W. 8th Ave 82 90301340000 E 9th Ave
Duplex Portion of Block Iron (Scrap)
60 90301080000 105 W. 8th Ave 83 90302080000 36 E. l0th Ave
23
Appendix C
Zoning Text Excerpts
SECTION 30-26
(A)
C-3 CENTRAL COMMERCIAL DISTRICT
Permitted Uses
(1) Any use permitted in the R-5 Multiple Dwelling District, unless otherwise provided in this
Chapter.
(2) Any use permitted in the C-2 General Commemial District, unless otherwise provided in this
Chapter.
(3) Automobile storage garage
(4) Animal hospital and pet shop excluding open kennel
(5) Bakery, employing not more than five (5) persons
(6) Caterer
(7) Convention and exhibition hall
(8) Funeral home
(9) Laundry and cleaner
(10) Microwave, radio and television relay structure
(11) Newspaper printing, publishing or engraving establishment
(12) Parking lot
(13) Radio and television broadcasting studio
(14) Railroad and bus passenger depot
(15) Any use similar to the above
(16) Conditional Uses:
· Automobile service facility
· Cemetery
· Clubs and semi-publicstructure
· College/university including residence halls
· Commercialgreenhouse and nursery
· Day care center
· Fish market (wholesale)
· Family day care for nine (9) or more children
· Hotel/motel directional signs
· Mentalor psychiatdchospital
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(B)
Appendix C
Zoning Text Excerpts
· Mixed commercial/residential
· Newand used automobile sales
· Nursery school
· Public utility structure
· Restaurant with drive-up or drive thru
· Uses permitted in the M-1 Light Industrial District, Section 30-28(A)
· Vocational school
· Wireless telecommunication tower/antennas
An application for a conditional use permit shall not be approved unless it complies with the
conditions and standards set forth in Section 30-11 Conditional Use Permits.
Standards
The following standards shall apply to development undertaken in this district, unless modified by
the application of provisions in Section 30-33 Planned Development Districts and Section 30-27
Downtown Overlay District, or unless more restrictive standards apply per Section 30-35 Additional
Standards and Exceptions.
(1) Residential Structures: Shall meet all standards of the R-5 Multiple Dwelling Distdct
(2)
Mixed Commercial/Residential Structures: Are permitted by conditional use permit, and
shall meet all conditions of conditional use permit approval and shall meet the standards for
principal commercial structures, unless otherwise noted below:
(a)
Upper Floor Residential Only: Residential uses are limited to upper floor areas. No
separate residential structure is permitted on the same lot with a non-residential or
mixed commercial/residential structure.
(b) Dwelling Unit Area: Four hundred (400) square feet minimum.
(c) Height: Forty-five (45) feet maximum.
(d)
Off-Street Parking: In accordance with Section 30-36 Off-Street Parking and
Loading Facilities.
(3) Principal Commercial Structures
(a) Height: Fortyifive (45) feet maximum.
(b) Side Yard Setback: None required.
(c)
Front Yard Setback: None required. However, if block frontage is shared with a
residential district a twenty-five (25) foot minimum setback is required.
(d) Rear Yard Setback: None required.
(e)
Comer Lots: The side street (front yard) setback can be reduced to not less than
twelve (12) feet, as may be necessary to attain a twenty-eight (28) foot buildable
width. The required side yard opposite the side street (front yard) must be
maintained.
(f) Off-Street Parking: In accordance with Section 30-36 Off-Street Parking and
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(4)
Appendix C
Zoning Text Excerpts
Loading Facilities.
Accessory Commercial Structures
(a)
Must be customary and incidental to the allowed principal uses including the
processing or treatment of products cleady incidental to the conduct of a retail
business on the premises. Accessory uses may not exceed forty (40) percent of the
floor area of the structure.
(b) Standards
(i) ame as the principal commercial structure unless noted below.
(ii)
Front Yard Setback: Sixty (60) feet minimum and not less than five (5) feet
behind the principal commercial structure.
Comer Lots: Front yard/side street (front yard) setbacks shall be the same
as the principal commercial structure.
SECTION 30-27 DOWNTOWN OVERLAY DISTRICT
(A)
PURPOSE
The purpose of this district is to provide an overlay to to the area generally considered to be the
City's central city area.
The overlay provisions are intended to relate to the special character of older commercial and
industrial districts in this area.
(B) Permitted Uses
(1) Any use permitted by the underlying District, unless otherwise provided in this Chapter.
(2) Conditional Uses.
· Any conditional use identified in C-3 Central Commercial District unless otherwise
provided in this Chapter.
An application for a conditional use permit shall not be approved unless it complies with the
conditions and standards set forth in Section 30-11 Conditional Use Permits.
(c)
Standards
The following special standards apply to any district where the Downtown Oveday designation is
applied. These standards shall apply only when the special standard differs from the standards set
forth for the pdmary residential district. In all other respects, the standards set forth for the C-3
Central Commercial Distdct shall apply.
(1)
(2)
(3)
Height: No restrictions.
Vision Clearance: None required.
Mixed Commercial/Industrial/Residential Structures: Are permitted by conditional use permit
and shall meet all conditions of conditional use permit approval and shall meet the standards
for principal commercial structures, unless otherwise noted below:
26
a)
b)
c)
Appendix C
Zoning Text Excerpts
Upper floor residential only: residential uses are limited to upper floor
areas. No separate residential structures are permitted on the same lot
with a non-residential or mixed commercial/industrial/residential structure.
Dwelling unit area: Four hundred (400) square feet minimum.
Off-street parking: In accordance with Section 30-36 Off-Street Parking
& Loading Facilities.
27