HomeMy WebLinkAboutFull Packet 09.20.2023 Redevelopment Authority
*Items marked with an asterisk also require Common Council approval.
If anyone requires reasonable ADA accommodations, please contact the office of
Community Development at planning@ci.oshkosh.wi.us or (920) 236-5055.
REDEVELOPMENT AUTHORITY
of the City of Oshkosh
c/o Community Development Department
215 Church Ave., PO Box 1130
Oshkosh, WI 54902-1130
(920) 236-5055
(920) 236-5053 FAX
http://www.ci.oshkosh.wi.us
KELLY NIEFORTH
Executive Director
MATT MUGERAUER
Chairperson
REDEVELOPMENT AUTHORITY
OF THE CITY OF OSHKOSH
September 20, 2023 4:00pm
City Hall Room 404
I. Roll Call
II. Approve July 19, 2023 Meeting Minutes
III. MOTION TO GO INTO CLOSED SESSION: The Redevelopment Authority may convene into
Closed Session to discuss bargaining options, strategy, parameters, and terms related to the
negotiation of an agreement for the acquisition and redevelopment of the following parcels at
656 North Main Street, Parcels #040224000 and #040223000 pursuant to Section 19.85(1)(e) of
the Wisconsin State Statutes where competitive bargaining reasons require a closed session.
IV. *23-12 Public Hearing: Approve Spot Blight Designation for Parcels #040224000 and
#040223000 on North Main Street
V. *23-13 Approve Acquisition of Properties at 656 North Main Street, Parcels #040224000 and
#040223000 ($300,000)
VI. *23-14 Grant Electric and Gas Easements to Wisconsin Public Service for Service for Mill on Main
Redevelopment Project
VII. Redevelopment Plans
i. Draft Sawdust District Redevelopment Plan
ii. Draft Southshore Redevelopment Plan Amendment
VIII. Executive Director Report – Next Meeting November 15, 2023
IX. Adjournment
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Redevelopment Authority Minutes 1 July 19, 2023
REDEVELOPMENT AUTHORITY SPECIAL MEETING MINUTES
July 19, 2023
PRESENT: Thomas Belter, Todd Hutchison, Matt Mugerauer, Archie Stam, Adam
Bellcorelli, Jason Lasky
EXCUSED: Susan Panek
STAFF: Kelly Nieforth, Community Development Director; Mark Lyons, Planning
Services Manager; John Zarate, Economic Development Specialist; Kay
Qualley, Assistant Director of Community Development; and Jeff Witte,
Principal Planner
Mugerauer called the meeting to order at 4:00pm. Roll call was taken and a quorum
declared present.
Approve June 28, 2023 Special Meeting Minutes
Motion by Belter to approve the June 28, 2023 Special Meeting minutes.
Seconded by Stam.
Motion carried 6-0.
Jefferson Street Proposal Presentation (10 minutes)
Commonwealth Development Corporation of America
Tyler Sheeran, Vice President-Development, presented The Corridor located at 600 Block of
Jefferson and North Main Street:
• Land: Offering 25% over asking price ($112,500).
• Match to City Dollar: Leveraging $17.8 million in Federal/State resources to match
City of Oshkosh contribution.
o AHP and HOME ($2 Million)
o WEDC ($250,000)
o Deferred Fee
Proposed Development
• One 32-unit midrise building: 7 one-bedrooms, 23 two-bedrooms, 9 three-bedrooms
• Two 8-unit Townhome buildings: 8 one-bedrooms and 8 three-bedrooms
• Building will include a community room, exercise facility, business center, leasing
office, and Commercial Space: The Oshkosh Child Development Center (OCDC)
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Redevelopment Authority Minutes 2 July 19, 2023
• Implementing Green factors without adding a lot of additional cost
• Architectural and design appeal
• 55 surface parking stalls (1:1 ratio)
• Outdoor courtyard
• Extensive greenery
• Adequate sidewalks throughout the development
• Spring of 2025 approximate closing
Hutchison asked if once the offer is signed can the developer make changes?
Nieforth referred to Mark Lyons for input.
Lyons noted this project will need a plan development overlay, will have to go through
the city approval process and go through Plan Commission and Common Council. Plan
Commission will be looking at the original design. Typically, these projects are brought
back to RDA during the Plan Commission process to make sure it’s keeping in character
and design of what’s envisioned.
Hutchison asked about enclosed parking.
Tyler Sheeran responded there is not enclosed parking due to keeping costs within reason.
Lasky asked if there would be additional land acquisition if this project is approved by
Common Council?
Tyler Sheeran responded on Main Street where the mid-rise is currently shown,
Commonwealth has the area of Main under contract with a private seller so in terms of
RDA, there’s no need to worry about that. RDA owns one parcel on Main Street.
Sheeran stated, they apply for tax credits from Weda; those are received and then sell them
at a discounted rate to the investors. That’s the equity the project is able to realize.
Deferred fee of $530,000.
Qualified Action Plan (QAP) are enabled for two years. Last year was year one of one and
this year is year two of two and Tyler feels comfortable of where it lands right now.
No further questions.
Motion to Go into Closed Session
Motion by Belter to go into closed session at 4:20pm.
Seconded by Stam.
Motion carried 6-0.
RDA entered back into open session at 5:08 pm.
23-09 Approve Offer to Purchase Jefferson Street Redevelopment Properties to
Commonwealth Development Corporation of America
Matt Mugerauer commented he appreciates the proposal and the effort that was put into
this.
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Redevelopment Authority Minutes 3 July 19, 2023
Motion by Belter to approve 23-09.
Seconded by Stam.
Motion carried 6-0.
Motion to amend: Nieforth asked that the timeline guidelines and conditions that were
discussed in closed session be flexible and they would be incorporated into the actual
agreement.
Tyler Sheeran gave an approximate date of July 1, 2025 for project start. Wheda
requirements are 6 months post application. Application goes in mid-January so August 1,
2024 could be used as a start date and can also include the right to extend.
Amended Motion: Extend the offer to August 1, 2024 and subject to application being
submitted by January, 2024 with award confirmation June, 2024; closing August 1, 2025 or
extended.
Motion to amend 23-09 by Belter.
Seconded by Bellcorelli.
Motion carried 6-0.
23-10 Accept Donation of Property at 1429 Fox Street
Motion by Stam to approve 23-06.
Seconded by Lasky.
Motion carried 6-0.
*23-11 Approve Purchase of Vacant Lot on Mill Street (Parcel# 0806110000) ($32,000.00)
Motion by Belter to approve 23-07.
Seconded by Hutchison.
Motion carried 7-0.
Belter asked if there is a blanket RFP on all of our potential infill lots?
Nieforth responded, that available lots are listed on the city website and a process, which
includes the steps they need to go through, is in place when someone is interested in
purchasing a vacant lot.
Bellcorelli asked how many are generally in the system?
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Redevelopment Authority Minutes 4 July 19, 2023
Nieforth responded, that some are reserved for future right-of-way and some for
assembling to make a larger developable area. There is approximately a dozen that are
available for purchase.
Executive Director Report
Nieforth highlighted Pioneer Island. They are still proposing to do a Tiki Bar and staff has
issued a temporary use permit.
Nieforth also noted new owners of the Miles Kimball Building are Kip Golden plus a
development team. They are staying within the timeline of October, 2023 that was
approved in the development agreement.
Nieforth stated she has spoken with Chet Wesenberg and Tim Hess about the BoatWorks
Development and they stated their bids are coming back higher than they anticipated and
are they’re analyzing what they want to do. Per the option agreement for our RDA parcel,
the late date was 30 days after the city received the phase II Environmental Assessment,
which was received January 4, 2023. In theory that option term expired in February, 2023.
The developer has been showing good faith effort that they were moving forward with the
project and the last submitted site plan for review was March 31, 2023. Since then, there
has been some silence. Their option term has ended.
Mugerauer asked if they’ve requested an extension.
Nieforth responded, no.
Lasky asked will this open it up for RFP?
Nieforth answered, that is up to RDA if we’d like to. She noted they have invested quite a
bit of time and money into the project. She also noted that this fall the city is planning on
demoing the building on the city parcel to the West.
Mugerauer stated with investment that’s already been made, it’s interesting that they
haven’t requested an extension to protect their interests.
Nieforth noted staff is working through ATC easements. If there is something that will be
on RDA property you will see that but the language is being analyzed to ensure it doesn’t
restrict our properties and have a negative impact in the future. An easement is approved
forever so we want to make sure we’re doing our due diligence with this request.
Belter noted there was a presentation 5 or 6 years ago of a plan for Sawyer Street going
straight North. Is that still what the plan is?
Nieforth responded that in preparation for Sawyer Street Oshkosh Avenue, RDA has
purchased multiple properties in that area to prepare for that intersection reconstruction
and the plans you’re talking about was in the traffic impact analysis the city did when
Oshkosh Corp. was going to be building their global headquarters. There is not space for a
roundabout and the city wants to make it a more traditional intersection. Public Works is
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Redevelopment Authority Minutes 5 July 19, 2023
starting to work on the design. This intersection is part of TID 35 which and that area is
doing quite well.
Next meeting September 20, 2023.
Adjournment
There was no further discussion. The meeting adjourned at approximately 5:24pm.
(Stam, Bellcorelli)
Respectfully Submitted,
Kelly Nieforth
Executive Director
*Items marked with an asterisk also require Common Council approval.
REDEVELOPMENT AUTHORITY OF THE CITY OF OSHKOSH, WISCONSIN
SEPTEMBER 20, 2023 23-12 RESOLUTION
(APPROVED_______LOST_______LAID OVER_______WITHDRAWN_______)
PURPOSE: APPROVE SPOT BLIGHT DESIGNATION FOR PARCELS #040224000
AND #040223000 ON NORTH MAIN STREET
WHEREAS, the Redevelopment Authority of the City of Oshkosh was created to
assist in the elimination and prevention of blight and blighting influences and to promote
urban renewal; and
WHEREAS, the Parcels #040224000 and #040223000 exhibit conditions cited
under Section 66.1333 (2m)3.(bm) of the Wisconsin Statutes that consider said properties
to be blighted; and
WHEREAS, the Redevelopment Authority has conducted a public hearing to
obtain comments and determine if said properties are blighted; and
NOW, THEREFORE, BE IT RESOLVED by the Redevelopment Authority of the
City of Oshkosh that:
1. Findings and Determinations. It has been found and determined and is
hereby declared that:
(a) the properties have inadequate provisions for sanitation; and
(b) the properties have become obsolescence; and
(b) the properties are not within a designated redevelopment area but
can be acquired if spot blighted by the Redevelopment Authority to
eliminate slum and blight conditions in the neighborhood; and
2. Spot Blight Designation. The Authority hereby finds that the properties are
blighted in need of rehabilitation and blight elimination under the meaning
in Section 66.1333 (2m)3.(bm) of Wisconsin Statutes.
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
TO: Redevelopment Authority
FROM: Kelly Nieforth
Community Development Director
DATE: September 20, 2023
RE: 23-12 Public Hearing: Approve Spot Blight Designation for Parcels #040224000
and #040223000 on North Main Street
BACKGROUND
Parcels 040224000 and 040223000 on North Main Street are currently vacant but did have
buildings on each parcel which were razed in 1990 and 1992. The former buildings were both
commercial uses on the first floor and apartments on the upper floors. The two parcels are
adjacent to the Near East Redevelopment District and have remained vacant since 1992. The
parcels are located in the Downtown Neighborhood Association.
ANALYSIS
Due to the fact that the parcels have been vacant for 30+ years, there are no utilities on each
parcel causing inadequate provisions for sanitation. The underutilized, blighted property has
had multiple violations on site for junk and debris and grass length in the past. The fair market
value for the two parcels is $24,800 and $28,000.
Commonwealth Development is proposing a mixed-use redevelopment project on RDA
property to the north of these two parcels and including these two parcels into the project area
will provide additional space to expand the project and increase the value on these underutilized
parcels.
RECOMMENDATION
The Redevelopment Authority approves the spot blight designation for Parcels #040224000
and #040223000 on North Main Street.
Respectfully Submitted,
Kelly Nieforth
Community Development Director
REDEVELOPMENT AUTHORITY
23-12 Approve Spot Blight Designation for Parcels #040224000 and
#040223000 on North Main Street
REDEVELOPMENT AUTHORITY OF THE CITY OF OSHKOSH, WISCONSIN
SEPTEMBER 20, 2023 23-13 RESOLUTION
(APPROVED_______LOST_______LAID OVER_______WITHDRAWN_______)
PURPOSE: APPROVE ACQUISITION OF PROPERTIES LOCATED AT 656 NORTH
MAIN STREET, PARCELS #040224000 AND #040223000 ($300,000)
WHEREAS, Hoopman & Co Downtown LLC is willing to sell the properties
located at 656 North Main Street, Parcels #040224000 and #040223000 to the City of
Oshkosh in the amount of $300,000.
NOW, THEREFOR BE IT RESOLVED that the proper City officials are hereby
authorized and directed to purchase said properties in the amount of $300,000 plus
closing costs and execute any and all documents necessary to consummate this
transaction. Money for this purposed is hereby appropriated from the following account:
0303-0740 Community Development Block Grant Fund
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
TO: Redevelopment Authority
FROM: Kelly Nieforth
Community Development Director
DATE: September 20, 2023
RE: 23-13 Approve Acquisition of Properties at 656 North Main Street, Parcels
#040224000 and #040223000 ($300,000)
BACKGROUND
The Redevelopment Authority has acquired multiple properties along Jefferson Street and
North Main Street on the 600 block in an effort to redevelop a portion of the block. The RDA
recently awarded an option to purchase to Commonwealth Development to construct a mixed-
use development on the RDA’s property in 2024.
ANALYSIS
In order to expand the project area, City staff would like to utilize HUD CDBG funds to
purchased three (3) blighted properties for a total of $300,000. The cost per square foot for the
properties is $12.61 which is close to the average amount that the RDA has paid for previous
redevelopment acquisitions. Fair market value for all three properties is approximately
$188,000. Currently there are two (2) vacant properties and one (1) property that has a two-story
building which totals 10,078 sq ft of space that is currently vacant. The three parcels will be
combined with the RDA’s existing parcels to create a larger developable area.
FISCAL IMPACT
The RDA/City will use CDBG central city blight elimination funds to acquire the property.
Ongoing maintenance of the parcels is approximately $500 annually for each parcel.
RECOMMENDATION
The Redevelopment Authority approves the acquisition of the properties located at 656 North
Main Street, Parcels #040224000 and #040223000 for $300,000.
Respectfully Submitted,
Kelly Nieforth
Community Development Director
REDEVELOPMENT AUTHORITY
23-13 Approve Acquisition of Properties at 656 North Main Street, Parcels
#040224000 and #040223000 ($300,000)
REDEVELOPMENT AUTHORITY OF THE CITY OF OSHKOSH, WISCONSIN
SEPTEMBER 20, 2023 23-14 RESOLUTION
(APPROVED_______LOST_______LAID OVER_______WITHDRAWN_______)
PURPOSE: GRANT ELECTRIC AND GAS EASEMENTS TO WISCONSIN
PUBLIC SERVICE FOR SERVICE FOR MILL ON MAIN
REDEVELOPMENT PROJECT
BE IT RESOLVED by the Redevelopment Authority of the City of Oshkosh that
the Redevelopment Authority hereby grants electric and gas easements to Wisconsin
Public Service for the service for Mill on Main Redevelopment Project, per the attached,
and the proper City officials are authorized and directed to execute any and all
documents necessary for purposes of same.
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
TO: Redevelopment Authority
FROM: Kelly Nieforth
Community Development Director
DATE: September 20, 2023
RE: 23-14 Grant Electric and Gas Easements to Wisconsin Public Service for Service for
Mill on Main Redevelopment Project
BACKGROUND
The Redevelopment Authority currently has a Ground Lease and Development Agreement with
the developers of the Mill on Main. The properties will be transferred from the RDA to Mill on
Main LLC once the project is constructed and a VPLE from the WDNR is obtained.
ANALYSIS
WPS is requesting easements on RDA property in an effort to provide service to the future
development. City staff has worked with T Wall representatives to ensure that the easements
will meet their needs for service and are acceptable to them as T Wall will eventually be the
owners of the property.
RECOMMENDATION
The Redevelopment Authority recommends the granting of Electric and Gas Easements to
Wisconsin Public Service to provide service to the Mill on Main project an RDA property.
Respectfully Submitted,
Kelly Nieforth
Community Development Director
REDEVELOPMENT AUTHORITY
23-14 Grant Electric and Gas Easements to Wisconsin Public Service for Service for
Mill on Main Redevelopment Project
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
TO: Redevelopment Authority
FROM: Mark Lyons
Planning Services Manager
DATE: September 14, 2023
RE: Draft Sawdust District Redevelopment Plan
Draft Southshore Redevelopment Plan Amendment
BACKGROUND
In 2020, the City of Oshkosh adopted the Sawdust District Master Plan. As a result of that
planning process, the city proposed moving forward with official designated the area is a
Redevelopment District. In order to do so the City of Oshkosh and City of Oshkosh
Redevelopment Authority need to adopt an official redevelopment plan. The City engaged
Redevelopment Resources, LLC to assist in preparation of the redevelopment plan. During the
redevelopment planning process, it was determined the City and RDA needed to amend the
existing Southshore Redevelopment Plan as well as adopt the new Sawdust District
Redevelopment Plan to avoid any properties being encompassed by both redevelopment plans
and potentially leading to confusion on which document applies to a specific property.
Attached are the preliminary plans in draft forms of both redevelopment plans. We are asking
you take a look at the draft version and provide feedback as we begin preparing the final
version. At this time, we are anticipating bring both plans back for adoption at the November
15th RDA meeting.
Respectfully Submitted,
Mark Lyons
Planning Services Manager
City of Oshkosh Sawdust District Redevelopment Project Plan
1
SAWDUST DISTRICT
REDEVELOPMENT
PROJECT PLAN
CITY OF OSHKOSH
DEPT. OF COMMUNITY
DEVELOPMENT
Prepared: June 2023
Redevelopment Authority Approval:
Common Council Approval:
City of Oshkosh Sawdust District Redevelopment Project Plan
2
Acknowledgements
Redevelopment Authority
Jason Lasky
Adam Bellcorelli
Matt Mugerauer, Chair
Tom Belter
Todd Hutchison
Archie Stam
Susan Panek
City Staff - Redevelopment Planning Team
Kelly Nieforth, Community Development Department Director
Mark Lyons, Planning Services Manager
Jeff Nau - Associate Planner/GIS Specialist
Redevelopment Resources, LLC
722 Traveler Ln. Madison, WI 53718
www.redevelopment-resources.com
715-581-1452
Kristen Fish-Peterson, CEcD, EDFP
City of Oshkosh Sawdust District Redevelopment Project Plan
3
Table of Contents
Acknowledgements .............................................................................................................................................. 1
Introduction .......................................................................................................................................................... 4
Statutory Authority ............................................................................................................................................... 4
Redevelopment District ........................................................................................................................................ 4
Redevelopment Objectives ................................................................................................................................... 7
Consistency with Local Plans ................................................................................................................................ 7
Existing Land Use and Zoning ............................................................................................................................... 7
Existing Conditions ............................................................................................................................................. 12
Proposed Land Use & Redevelopment Projects ................................................................................................... 13
Project Implementation ...................................................................................................................................... 16
Proposed Public Improvements and Utilities ...................................................................................................... 16
Standards of Population Density, Land Coverage and Building Density after Development............................... 16
Present and Potential Equalized Value ................................................................................................................ 17
Project Financing ................................................................................................................................................ 18
Performance Standards ...................................................................................................................................... 18
Plan Amendments .............................................................................................................................................. 18
Relocation of Displaced Persons and Businesses ................................................................................................ 18
Land Disposition.................................................................................................................................................. 18
Termination ........................................................................................................................................................ 18
Blighted Area Finding .......................................................................................................................................... 18
Redevelopment District Blight Determination ................................................................................................... 19
City of Oshkosh Sawdust District Redevelopment Project Plan
4
Introduction
The City of Oshkosh retained Redevelopment Resources, LLC, a Madison based economic/community
development, and redevelopment planning firm, to complete a Redevelopment Area Plan for the Sawdust
District.
I will add this intro content.
How big will the redevelopment district be? What are its boundaries? What are the historical trends and current
conditions of the buildings and infrastructure within the district?
What are the opportunities within the district? For Oshkosh? What are the challenges?
What is the purpose of the district?
Statutory Authority
This plan has been prepared and duly adopted under the provisions of Wisconsin Statute §66.1333 by the
Redevelopment Authority of the City of Oshkosh. The city is taking the lead role in planning and carrying out
community development programs and activities as recommended by the Redevelopment Authority, which
serves as the lead body for this project. Appropriate action has been taken by including the Plan Commission in
the approval process as well.
Redevelopment District
The boundary of the redevelopment district is shown on Map 1 and is further described below.
METES & BOUNDS DESCRIPTION
SAWDUST DISTRICT
BEING ALL OF CERTIFIED SURVEY MAP NUMBER 1252, RECORDED AS DOCUMENT NUMBER 611506,
WINNEBAGO COUNTY REGISTER OF DEEDS, ALL OF CERTIFIED SURVEY MAP NUMBER 1790, RECORDED
AS DOCUMENT NUMBER 692745, WINNEBAGO COUNTY REGISTER OF DEEDS, ALL OF CERTIFIED SURVEY
MAP NUMBER 2245, RECORDED AS DOCUMENT NUMBER 752267, WINNEBAGO COUNTY REGISTER OF
DEEDS, ALL OF CERTIFIED SURVEY MAP NUMBER 6006, RECORDED AS DOCUMENT NUMBER 1418036,
WINNEBAGO COUNTY REGISTER OF DEEDS, PART OF LOT 1 AND ALL OF LOT 2 OF CERTIFIED SURVEY
MAP NUMBER 6007, RECORDED AS DOCUMENT NUMBER 1418291, WINNEBAGO COUNTY REGISTER OF
DEEDS, ALL OF CERTIFIED SURVEY MAP NUMBER 6221, RECORDED AS DOCUMENT NUMBER 1467456,
WINNEBAGO COUNTY REGISTER OF DEEDS, ALL OF LOT 1 OF CERTIFIED SURVEY MAP NUMBER 6242,
RECORDED AS DOCUMENT NUMBER 1475152, WINNEBAGO COUNTY REGISTER OF DEEDS, ALL OF
CERTIFIED SURVEY MAP NUMBER 7697, RECORDED AS DOCUMENT NUMBER 1836819, WINNEBAGO
COUNTY REGISTER OF DEEDS, ALL OF CERTIFIED SURVEY MAP NUMBER 7748, RECORDED AS
DOCUMENT NUMBER 1847902, WINNEBAGO COUNTY REGISTER OF DEEDS, ALL OF CERTIFIED SURVEY
MAP NUMBER 7845, RECORDED AS DOCUMENT NUMBER 1869792, WINNEBAGO COUNTY REGISTER OF
DEEDS, PART OF LOT 2 AND ALL OF LOT 3 OF CERTIFIED SURVEY MAP NUMBER 7947, RECORDED AS
DOCUMENT NUMBER 1888688, WINNEBAGO COUNTY REGISTER OF DEEDS, ALL OF CERTIFIED SURVEY
MAP NUMBER 8005, RECORDED AS DOCUMENT NUMBER 1899509, WINNEBAGO COUNTY REGISTER OF
DEEDS, ALL OF BLOCKS 2, 6, 8, 17, 19, 23, 24, 32, 35, 36, ALL OF LOTS 2, 7, 8, 9, 10 & 11 AND PART OF
LOTS 1, 5 & 6 OF BLOCK 11, ALL OF LOTS 1 – 7, 10 – 18 & 22 AND PART OF LOTS 8, 9, 19, 20 & 21 OF
BLOCK 12, PART OF LOTS 7 – 9 OF BLOCK 14, ALL OF LOTS 8 – 11 & 19 – 24 OF BLOCK 16, ALL OF LOTS 9
– 13, & 21 – 24 AND PART OF LOTS 1, 2, 8, 14, 19 & 20 OF BLOCK 18, ALL OF LOTS 9 – 11 & 20 – 21 OF
City of Oshkosh Sawdust District Redevelopment Project Plan
5
BLOCK 21, ALL OF LOTS 4 – 12 & 16 – 24 AND PART OF LOTS 1 – 3 OF BLOCK 22, ALL OF LOTS 9 – 11 & 20
– 22 OF BLOCK 26, PART OF LOTS 23 & 24 OF BLOCK 27, ALL OF LOTS 1 – 16 & 17 – 25 AND PART OF LOT
16 OF BLOCK 28, ALL OF LOTS 9 – 11 & 20 – 22 AND PART OF LOTS 8 & 19 OF BLOCK 30, ALL OF LOTS 11
– 12 & 22 – 24 AND PART OF LOT 10 OF BLOCK 31, ALL OF LOTS 9 – 11 & 20 – 22 AND PART OF LOTS 8 &
19 OF BLOCK 34, ALL OF LOTS 9 – 11 & 20 – 22 AND PART OF LOTS 8 & 19 OF BLOCK 38, PART OF LOTS 7
– 12 & 18 – 23 OF BLOCK 39, ALL OF LOTS 9 – 11 & 20 – 22 AND PART OF LOTS 8 & 19 OF BLOCK 42, ALL
OF LOTS 1 – 6 & 13 – 18 AND PART OF LOTS 7 – 9 & 19 – 20 OF BLOCK 43, ALL IN THE PLAT OF THE
ORIGINAL THIRD WARD OF THE CITY OF OSHKOSH, ALL OF LOTS 29 – 37 OF CLEMENT AND DOTY’S
SUBDIVISION OF LOT NUMBER 3, PART OF W. 5TH AVENUE AND PART OF VACATED W. 5TH AVENUE, PART
OF W. 6TH AVENUE, PART OF W. 7TH AVENUE, ALL OF E. 7TH AVENUE AND ALL OF VACATED E. 7TH
AVENUE, ALL OF VACATED E. 8TH AVENUE, PART OF W. 9TH AVENUE, ALL OF E. 9TH AVENUE AND ALL OF
VACATED E. 9TH AVENUE, PART OF W. 10TH AVENUE, ALL OF E. 10TH AVENUE AND ALL OF VACATED E.
10TH AVENUE, PART OF W. 11TH AVENUE, ALL OF E. 11TH AVENUE AND ALL OF VACATED E. 11TH AVENUE,
PART OF W. 12TH AVENUE AND ALL OF VACATED E. 12TH AVENUE, PART OF W. SOUTH PARK AVENUE, ALL
OF E. SOUTH PARK AVENUE AND ALL OF VACATED E. SOUTH PARK AVENUE, PART OF W. 14TH AVENUE,
ALL OF E. 14TH AVENUE AND ALL OF VACATED E. 14TH AVENUE, PART OF W. 15TH AVENUE, ALL OF E. 15TH
AVENUE AND ALL OF VACATED E. 15TH AVENUE, PART OF W. 16TH AVENUE AND ALL OF VACATED E. 16TH
AVENUE, PART OF E. 17TH AND W. 17TH AVENUES, PART OF DOTY STREET, PART OF S. MAIN STREET AND
ALL OF VACATED S. MAIN STREET, PART OF NEBRASKA STREET AND PART OF VACATED NEBRASKA
STREET, ALL OF THE PUBLIC ALLEYS LOCATED IN BLOCKS 30, 34, 38 & 42 ALL IN THE PLAT OF THE
ORIGINAL THIRD WARD OF THE CITY OF OSHKOSH, ALL OF VACATED INDIANA STREET, ALL OF VACATED
UTAH STREET, ALL OF THE VACATED ALLEY IN BLOCK 8 IN THE PLAT OF THE ORIGINAL THIRD WARD OF
THE CITY OF OSHKOSH, ALL LOCATED IN THE FRACTIONAL SOUTHWEST ¼ OF THE SOUTHWEST ¼ AND
FRACTIONAL SOUTHEAST ¼ OF THE SOUTHWEST ¼ OF SECTION 24, AND THE NORTHWEST ¼ OF THE
NORTHWEST ¼, THE FRACTIONAL NORTHEAST ¼ OF THE NORTHWEST ¼, THE SOUTHWEST ¼ OF THE
NORTHWEST ¼, THE FRACTIONAL SOUTHEAST ¼ OF THE NORTHWEST ¼, AND THE FRACTIONAL
NORTHWEST ¼ OF THE SOUTHWEST ¼ OF SECTION 25, ALL LOCATED IN TOWNSHIP 18 NORTH, RANGE
16 EAST, CITY OF OSHKOSH, WINNEBAGO COUNTY, WISCONSIN, BOUNDED AND DESCRIBED AS
FOLLOWS:
COMMENCING FROM THE SOUTHWEST CORNER OF FRACTIONAL SECTION 24, TOWNSHIP 18 NORTH,
RANGE 16 EAST; THENCE N89°51’26”E, 559.93 FEET ALONG THE SOUTH LINE OF SAID SECTION 24 TO A
POINT ON THE CENTERLINE OF NEBRASKA STREET AND POINT OF BEGINNING; THENCE N00°03’12”W,
1,160.12 FEET ALONG SAID CENTERLINE TO THE STARTING POINT OF A MEANDER LINE OF THE
SOUTHERLY BANK OF THE FOX RIVER AND WESTERN SHORE OF LAKE WINNEBAGO, SAID POINT BEARS
S00°03’12”E, 12 FEET MORE OR LESS FROM SAID SOUTHERLY BANK; THENCE S62°12’18”E, 403.47 FEET
ALONG SAID MEANDER LINE; THENCE S65°21’18”E, 250.32 FEET ALONG SAID MEANDER LINE; THENCE
S71°09’50”E, 84.74 FEET ALONG SAID MEANDER LINE; THENCE S55°17’13”E, 869.28 FEET ALONG SAID
MEANDER LINE; THENCE S48°28’44”E. 338.40 FEET ALONG SAID MEANDER LINE; THENCE S62°33’16”E,
289.75 FEET ALONG SAID MEANDER LINE; THENCE S64°11’11”E, 537.75 FEET ALONG SAID MEANDER
LINE; THENCE S35°38’10”W, 520.12 FEET ALONG SAID MEANDER LINE; THENCE S03°21’56”E, 142.79
FEET ALONG SAID MEANDER LINE; THENCE S35°47’07”E, 196.60 FEET ALONG SAID MEANDER LINE;
THENCE N60°50’46”W, 202.44 FEET ALONG SAID MEANDER LINE; THENCE S77°21’43”W, 379.44 FEET
ALONG SAID MEANDER LINE; THENCE S24°54’05”W, 472.10 FEET ALONG SAID MEANDER LINE; THENCE
S49°21’05”E, 219.07 FEET ALONG SAID MEANDER LINE; THENCE S23°17’46”W, 321.66 FEET ALONG SAID
City of Oshkosh Sawdust District Redevelopment Project Plan
6
MEANDER LINE; THENCE S83°43’38”W, 127.45 FEET ALONG SAID MEANDER LINE; THENCE S89°26’52”W,
166.68 FEET ALONG SAID MEANDER LINE; THENCE S24°56’43”W, 646.48 FEET ALONG SAID MEANDER
LINE; THENCE S16°30’23”W, 434.91 FEET ALONG SAID MEANDER LINE; THENCE S10°57’36”W, 342.67
FEET ALONG SAID MEANDER LINE; THENCE S03°51’28”W, 175.22 FEET ALONG SAID MEANDER LINE TO A
POINT ON THE CENTERLINE OF E. 17TH AVENUE AND THE TERMINATION POINT OF SAID MEANDER LINE
WHICH BEARS S89°31’24”E, 45 FEET, MORE OR LESS; THENCE N89°31’24”W, 476.89 FEET ALONG SAID
CENTERLINE TO A POINT ON THE EXTENDED WEST LINE OF DOTY STREET; THENCE N00°02’41”E 811.09
FEET ALONG SAID EXTENDED WEST LINE AND WEST LINE OF DOTY STREET TO A POINT ON THE
CENTERLINE OF W. 16TH AVENUE; THENCE S89°23’42”E, 175.07 FEET ALONG SAID CENTERLINE TO A
POINT ON THE EXTENDED WEST LINE OF A 14.00 FOOT PUBLIC ALLEY LOCATED WEST OF LOT 20, BLOCK
42 OF THE PLAT OF THE ORIGINAL THIRD WARD; THENCE N00°01’27”W, 1,473.50 FEET ALONG SAID
EXTENDED WEST LINE AND WEST LINE OF SAID PUBLIC ALLEY TO A POINT ON THE NORTH LINE OF W.
12TH AVENUE; THENCE S89°18’10”E, 14.00 FEET ALONG SAID NORTH LINE TO THE SOUTHWEST CORNER
OF LOT 20, BLOCK 26 OF THE PLAT OF THE ORIGINAL THIRD WARD; THENCE N00°01’27”W, 690.49 FEET
ALONG THE WEST LINE AND EXTENDED WEST LINE OF SAID LOT 20 TO A POINT ON THE CENTERLINE OF
W. 10TH AVENUE; THENCE N89°17’51”W, 50.09 FEET ALONG SAID CENTERLINE TO A POINT ON THE
EXTENDED WEST LINE OF LOT 19, BLOCK 16 OF THE PLAT OF THE ORIGINAL THIRD WARD; THENCE
N00°01’27”W, 330.49 FEET ALONG SAID EXTENDED WEST LINE AND WEST LINES OF LOTS 19 AND 8, OF
SAID BLOCK 16 TO A POINT ON THE SOUTH LINE OF W. 9TH AVENUE; THENCE N89°19’42”W, 381.09 FEET
ALONG SAID SOUTH LINE TO A POINT ON THE CENTERLINE OF NEBRASKA STREET; THENCE
N00°03’12”W, 39.61 FEET ALONG SAID CENTERLINE TO THE POINT OF BEGINNING. SAID AREA
CONTAINS 4,802,607 SQUARE FEET OR 110.253 ACRES, MORE OR LESS, INCLUDING LANDS LOCATED
BETWEEN THE ABOVE DESCRIBED MEANDER LINE AND THE SOUTHERLY BANK OF THE FOX RIVER AND
THE WESTERN SHORE OF LAKE WINNEBAGO AS BOUNDED BY THE EXTENSION OF THE RESPECTIVE LINES
OF THE ABOVE DESCRIBED AREA TO SAID RIVER BANK AND LAKESHORE, RESPECTIVELY.
[Boundary Map]
City of Oshkosh Sawdust District Redevelopment Project Plan
7
Redevelopment Objectives
The objectives of the Redevelopment District Plan are to support and facilitate redevelopment in the Sawdust
District as outlined through goals developed for the Sawdust District Master Plan. Goals are listed below by
subarea:
West Transitional
Goal 1 – Redevelop existing structures in the neighborhood.
Goal 2 – Define the intersection of 6th Avenue and South Main Street as a gateway entrance to the
Sawdust District.
Core
Goal 1 – Reestablish the historic South Main Street building and development pattern.
Goal 2 – Rehabilitate existing historic buildings wherever possible.
Goal 3 - De-industrialize the subarea.
River North
Goal 1 – Vacate the Pioneer Drive right-of-way.
Goal 2 – Extend and connect the Riverwalk to Pioneer Island.
Goal 3 – De-industrialize and relocate conflicting land uses.
Arena
Goal 1 – Block 17, the former Buckstaff furniture site should be redeveloped.
Goal 2 – The subarea should support a transition from residential uses to commercial uses.
Goal 3 – Adaptive reuse should be considered.
Pioneer
Goal 1 – Reestablish the Pioneer Subarea as a destination for tourism.
Goal 2 – Emphasize public space to support hotel, marina, and residential uses.
Goal 3 – Implement Tax Increment District #38.
South Gateway
Goal 1 – Support Blended Waxes potential expansion.
Consistency with Local Plans
This redevelopment plan is consistent with the recommendations contained in the Sawdust District Master
Plan, and the City of Oshkosh Comprehensive Plan. This document is available for inspection at City Hall during
normal business hours. Contact the Planning Department (920) 236-5059 for more information.
Existing Land Use and Zoning
Existing land uses across the 122 lots composing the Redevelopment District are depicted on Map 2 in
subsequent pages.
The District provides a mix of uses east of South Main Street and transition to more residential uses to the
south. On the west side of South Main Street, the District largely exhibits the South Shore’s historic
industrial uses, although that is changing with the Menominee Nation Arena. The west side of South Main
Street offers the most potential for development in the form of large vacant sites. At the north side of the
District, the block between 6th and 7th Avenues along South Main Street provides an intact historic street wall
exhibiting potential for mixed use and gateway development.
City of Oshkosh Sawdust District Redevelopment Project Plan
8
Land uses include single family attached, single family detached, multifamily, mixed use, commercial, office,
entertainment/hospitality, industrial, public/semi-public, parks/open space, marina, rail/utilities, parking,
and vacant land.
The majority of the Redevelopment District is zoned HI- Heavy Industrial, UMU -Urban Mixed-Use, and RMU –
Riverfront Mixed-Use. There are two overlay districts: RF-O, Riverfront Overlay, and PD-O, Planned
Development Overlay.
City of Oshkosh Sawdust District Redevelopment Project Plan
9
[Existing Uses Map]
City of Oshkosh Sawdust District Redevelopment Project Plan
10
City of Oshkosh Sawdust District Redevelopment Project Plan
11
[Current Zoning Map]
City of Oshkosh Sawdust District Redevelopment Project Plan
12
Existing Conditions
Wisconsin Statute §66.1333 regulates blight elimination and slum clearance. Section 66.1333 (2m)(bc) defines
blighted area as:
1. An area, including a slum area, in which there is a predominance of buildings or improvements,
whether residential or nonresidential, which by reason of dilapidation, deterioration, age or
obsolescence, inadequate provision for ventilation, light, air, sanitation, or open spaces, high density
of population and overcrowding, or the existence of conditions which endanger life or property by fire
and other causes, or any combination of such factors is conducive to ill health, transmission of disease,
infant mortality, juvenile delinquency, or crime, and is detrimental to the public health, safety, morals
or welfare.
2. An area which by reason of the presence of a substantial number of substandard, slum, deteriorated or
deteriorating structures, predominance of defective or inadequate street layout, faulty lot layout in
relation to size, adequacy, accessibility or usefulness, unsanitary or unsafe conditions, deterioration of
site or other improvements, diversity of ownership, tax or special assessment delinquency exceeding
the fair value of the land, defective or unusual conditions of title, or the existence of conditions which
endanger life or property by fire and other causes, or any combination of such factors, substantially
impairs or arrests the sound growth of a city, retards the provision of housing accommodations or
constitutes an economic or social liability and is a menace to the public health, safety, morals, or
welfare in its present condition and use.
3. An area which is predominantly open and which because of obsolete platting, diversity of ownership,
deterioration of structures or of site improvements, or otherwise, substantially impairs or arrests the
sound growth of the community.
According to WI State Statutes 66.1333(2m)(bm):
“Blighted property" means any property within a city, whether residential or nonresidential, which by reason
of dilapidation, deterioration, age or obsolescence, inadequate provisions for ventilation, light, air or
sanitation, high density of population and overcrowding, or the existence of conditions which endanger life or
property by fire and other causes, or any combination of such factors, is conducive to ill health, transmission of
disease, infant mortality, juvenile delinquency or crime, and is detrimental to the public health, safety, morals
or welfare, or any property which by reason of faulty lot layout in relation to size, adequacy, accessibility or
usefulness, insanitary or unsafe conditions, deterioration of site or other improvements, diversity of
ownership, tax or special assessment delinquency exceeding the fair market value of the land, defective or
unusual conditions of title, or the existence of conditions which endanger life or property by fire and other
causes, or any combination of such factors, substantially impairs or arrests the sound growth of a city, retards
the provisions of housing accommodations or constitutes an economic or social liability and is a menace to the
public health, safety, morals or welfare in its present condition and use, or any property which is predominantly
open and which because of obsolete platting, diversity of ownership, deterioration of structures or of site
improvements, or otherwise, substantially impairs or arrests the sound growth of the community.”
There are 129 parcels on XX acres in the Sawdust Redevelopment District. Of those, 73 have been identified as
blighted, or approximately XX% of the district’s total acreage.
In their current condition, several buildings within the Sawdust District boundary are considered aged,
deteriorating, or vacant. Furthermore, much of the land within the District is underutilized and could be
redeveloped to a higher and better use compatible with the community’s long-term vision for the area. A
District-specific description of existing conditions follows.
City of Oshkosh Sawdust District Redevelopment Project Plan
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Description of Existing Conditions
The existing land uses within the proposed boundary for the Sawdust District Redevelopment District are
notated specifically on Map X: Sawdust District Redevelopment District Current Land Use Map.
The existing condition of uses are described below based on their location.
Pioneer Island and adjacent marina
Pioneer Island is a blighted and underutilized property. It is privately owned and currently being utilized as
storage for boating equipment and supplies.
West side of Lake Winnebago at the Fox River
Rail corridor directly adjacent to Lake Winnebago at the southwest corner where the Fox River meets the lake.
The rail corridor runs the length of the Redevelopment district along the west shore of Lake Winnebago.
North end of District east of Main Street
Primarily industrial and vacant land uses north of the Menominee Nation Arena. The industrial property here is
primarily blighted and functionally obsolete, although there may be operations ongoing within some of the
buildings.
Northwest end of the District west of Main Street
North of 11th Street there is a diverse mix of uses, including commercial, mixed use, industrial, multi-family
attached, office, vacant, and public/semi-public land. Some of the properties are blighted, while some are not.
South of South Park Avenue, East of Main Street
The rail corridor continues along the lake. There is a mix of industrial properties, office, public/semi-public, and
commercial uses. Blighted property exists within this area, along with underutilized property which is not
performing to its highest and best use.
South of 11th Ave., West of Main Street
There are many single-family homes within this part of the district, many of which are blighted. There are also
some blighted commercial uses adjacent to or part of vacant parcels. On the south end of the district are some
large parcels of vacant, former industrial property which is blighted and prime for redevelopment.
Proposed Land Use & Redevelopment Projects
There are several properties that are conducive to redevelopment by physical condition. Property owners
should be contacted and met with to discuss options and opportunities for improvements to the structure,
interior, and façade. Investment in these properties will support rentability as well as the increase in property
value.
Most of the single-family residential properties are envisioned to be transitioned into office, commercial, or
mixed-use. Along Main Street, parcels which front the street across from and north of the Menominee Nation
Arena are proposed to be mixed use developments, some with higher density multi-family on property off of
Main Street, between 9th and 11th Avenue.
Pioneer Island and the block south of the Menominee Nation Arena (along with one parcel on the north end of
the district on the west side of Main Street) are identified as proposed Entertainment and Hospitality uses.
Office uses are proposed for the very northern two blocks on the east side of Main Street, and along the
southern end of Main Street between 14th and 16th Avenue.
City of Oshkosh Sawdust District Redevelopment Project Plan
14
Only one property is proposed to remain industrial, which is along the southern edge of the district on the east
side of Main Street.
A significant number of parks and open space is proposed for the northeastern edge of the district along the
Fox River and Lake Winnebago, south to the area in line with 14th Avenue.
City of Oshkosh Sawdust District Redevelopment Project Plan
15
[Proposed Land Use Map]
City of Oshkosh Sawdust District Redevelopment Project Plan
16
Project Implementation
The City anticipates redevelopment in the District in the coming years, particularly in the form of
medium to high density mixed use/commercial uses along Main Street, and hospitality/entertainment within
and around Pioneer Island.
The City is willing to engage in informal discussions with developers interested in projects on municipally
owned land and may conduct additional proactive efforts to identify and select developers for specific project
components. The Sawdust District master plan identifies the types and design of the individual
development components to be driven by the redevelopment objectives and proposed uses and
projects described previously in this document.
Private redevelopment projects within each subarea are likely to take place in phases over the next five to ten
years. Private sector activities would include assemblage of property, demolition, site preparation, and
construction of new development and/or rehabilitation of existing buildings. As noted previously, it is hoped
that new, high-quality development on Pioneer Island will drive market interest and demand for
redevelopment along Main Street in the years that follow.
Because commercial and mixed-use reuse are key features of the entire Redevelopment Plan for the
District, public improvements, and private redevelopment will need to be carefully coordinated. As
outlined in the next section, several public improvements will be required to create a setting that will facilitate
the level of high-quality private development that is desired. Thus, not only is the timing of the improvements
important, but so is the financing, which will likely rely significantly on the property taxes paid by the new
projects. As such, the City may explore creation of a tax increment finance district in the future that
encompasses some or all the parcels in the Sawdust Redevelopment District.
Future development projects will be subject to a development agreement with the City that specifies
the type, quality and density/intensity of the project, the development schedule, and the use of TIF
and other forms of public participation, if any, in addition to other terms and conditions that will
ensure high quality, financially feasible projects.
Proposed Public Improvements and Utilities
Central to this Redevelopment Plan are public improvements for the redevelopment of vacant or
underutilized properties, business stimulation and support, public circulation and safety, wayfinding
and streetscape, landscaping, and private redevelopment. Aesthetics of the area are also a high
priority.
The following is a list of potential public project activities, which include, but are not limited to:
• Streetscape and public space improvements (e.g., pedestrian plazas, greenspace/public parkland,
on-street pedestrian/bicycle paths, wayfinding signage, lighting, benches, etc.);
• Public infrastructure improvements (utility construction and/or relocation, right-of-way,
stormwater management system improvements/construction, parking, street realignment,
intersection improvements etc.);
• Site assemblage, environmental assessment, clean-up, and site preparation;
• Relocation of displaced businesses, if applicable; and
• Administration (e.g. marketing, developer recruitment, financial administration).
Standards of Population Density, Land Coverage and Building Density after Development
Properties in the Sawdust District Redevelopment District will be developed in accordance with applicable
municipal zoning, and other land use regulations.
City of Oshkosh Sawdust District Redevelopment Project Plan
17
Present and Potential Equalized Value
City of Oshkosh Sawdust District Redevelopment Project Plan
18
Project Financing
Sources of revenues for project expenses may include but are not limited to: private capital and loans, tax
increments, state and federal grants, private foundation grants, utility funds, and other City funds as
authorized by the City Council. The financing of improvements can be accomplished in several different ways,
including bonding through a Community Development Authority, as provided in Wis. Stat. §66.1333.
In addition, the City may choose to bond separately for improvements through their normal borrowing
channels. Tax Increment District 31, 32, and 38 have been established within the boundaries of the district and
have been utilized to stimulate redevelopment already and will continue to be accessed for redevelopment
purposes.
Performance Standards
Throughout the project, developers and contractors will adhere to the provisions of applicable municipal
ordinances and codes including, but not limited to, the zoning ordinance, subdivision and platting ordinance,
building and construction codes, traffic ordinances, site plan review regulations and deed restrictions.
Plan Amendments
This plan may be amended at any time in accordance with the provisions of Wis. Stat. §66.1333(11).
If the plan is modified, a public hearing will be conducted by the RDA. All modifications to the plan
must be recommended by the RDA, and approved by the City Council by a two-thirds majority..
Relocation of Displaced Persons and Businesses
Persons and businesses displaced by project activities will be relocated in accordance with applicable state laws
and regulations. Relocation plans for the project will be filed with the Department of Administration. These
plans will be the basis for all relocation payments made as part of this project.
Land Disposition
The City may acquire land because of the implementation of this plan. All negotiations will follow the legal
requirements imposed on the City for land acquisition.
Termination
This redevelopment plan and area will terminate when the City determines that the goals of the Sawdust
District Redevelopment Plan have been met.
Blighted Area Finding
Redevelopment is done to affect removal of blight and to promote economic development, enhance
community character and increase quality of life. Redevelopment Resources, a Madison-based economic
development consulting firm along with City staff evaluated the property proposed for inclusion in the
redevelopment district and determined that the properties contained in the area meet the statutory
requirement of a redevelopment district.
This redevelopment plan finds that not less than a predominance or substantial number of the properties
within the proposed redevelopment area are blighted and in need of rehabilitation within the meaning of the
criteria set forth in Wisconsin Statute §66.1333 that they demonstrate deteriorating architecture, obsolete and
vacant buildings that are a physical hazard, inappropriate land uses, economically obsolete uses,
environmental concerns, poor or unsafe access for pedestrians, or other statutory factors meeting the
definition of blight that do not comply with adopted City planning documents.
Some properties that are in good physical condition, are properly maintained and meet the land uses
appropriate for the area may be included in the District. The purpose for inclusion of these non-blighted
City of Oshkosh Sawdust District Redevelopment Project Plan
19
properties is to comprehensively address the redevelopment district in the long-range planning process and
encourage other property owners to upgrade their properties in order to accomplish the goals and objectives of
this Redevelopment District.
The criterion for defining conditions of blight in this analysis is the statutory definition of blight appearing in
Wis. Stat. §66.1333. “Blight elimination and slum clearance,” was defined above in the Existing Conditions
section.
“Blighted area" means any of the following: 66.1333(2m)(b)
1. An area, including a slum area, in which there is a predominance of buildings or improvements, whether
residential or nonresidential, which by reason of dilapidation, deterioration, age or obsolescence, inadequate
provision for ventilation, light, air, sanitation, or open spaces, high density of population and overcrowding, or
the existence of conditions which endanger life or property by fire and other causes, or any combination of
such factors is conducive to ill health, transmission of disease, infant mortality, juvenile delinquency, or crime,
and is detrimental to the public health, safety, morals or welfare.
2. An area which by reason of the presence of a substantial number of substandard, slum, deteriorated or
deteriorating structures, predominance of defective or inadequate street layout, faulty lot layout in relation to
size, adequacy, accessibility or usefulness, unsanitary or unsafe conditions, deterioration of site or other
improvements, diversity of ownership, tax or special assessment delinquency exceeding the fair value of the
land, defective or unusual conditions of title, or the existence of conditions which endanger life or property by
fire and other causes, or any combination of such factors, substantially impairs or arrests the sound growth of a
city, retards the provision of housing accommodations or constitutes an economic or social liability and is a
menace to the public health, safety, morals, or welfare in its present condition and use.
3. An area which is predominantly open and which because of obsolete platting, diversity of ownership,
deterioration of structures or of site improvements, or otherwise, substantially impairs or arrests the sound
growth of the community.
City of Oshkosh Sawdust District Redevelopment Project Plan
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Redevelopment District Blight Determination
City of Oshkosh Sawdust District Redevelopment Project Plan
21
City of Oshkosh Sawdust District Redevelopment Project Plan
22
Redevelopment in Action
Next steps following approval of this Redevelopment District Plan including the following:
Based on the blight findings detailed in the previous sections, it is determined that a predominance
or substantial number of properties within the redevelopment area are blighted and in need of
rehabilitation within the meaning of the criteria set forth in Wis. Stat. §66.1333 for the following
reasons:
• Economic blight due to properties not developed to the highest and best use.
• Vacant and/or obsolete facilities.
• Potential of environmental concerns due to historical uses.
• Physical and/or visual deterioration of the structures and site improvements of a significant
number of properties.
• Inappropriate land use within the context of the surrounding area for a significant number of
properties along the South Main Street Corridor and Pioneer Island area.
It is determined that physical and economic conditions exist that, if left unattended, would continue
to impair and impede the sound and safe growth of the City of Oshkosh. Only through
comprehensive redevelopment of much of this area will the deterioration of the subject properties
substantially slow down and reverse, thereby contributing to the overall vitality of the community.
SOUTH SHORE
REDEVELOPMENT AREA
AMENDMENT #3
PROJECT PLAN
CITY OF OSHKOSH
DEPT. OF COMMUNITY
DEVELOPMENT
Prepared: June 2023
Redevelopment Authority Approval:
Common Council Approval:
TABLE OF CONTENTS
A. Intent, Purpose and Objectives. ................................................................................................... 1
B. Statutory Authority. ....................................................................................................................... 1
C. Redevelopment Objectives........................................................................................................ 1
D. Consistency with Local Plans. ..................................................................................................... 2
E. Project Boundary. ....................................................................................................................... 3
F. Existing Land Use and Zoning. ................................................................................................... 4
G. Existing Conditions. ................................................................................................................... 5
H. Proposed Zoning and Land Use....................,. ............................................................................ 5
I. Standards of Population Density, Land Coverage, and Building Density
In the Area after Redevelopment .................................................................................................. 6
J. Present and Equalized Value ....................................................................................................... 7
K. Project Activities/Implementation ................................................................................................. 7
a Land Assemblage ......................................................................................................................................... 7
b Relocation ..................................................................................................................................................... 7
C Land Disposition .......................................................................................................................................... 7
d Rehabilitation................................................................................................................................................ 7
e Public Improvements .................................................................................................................................. 7
L. Project Financing. ..................................................................................................................... 8
M. Performance Standards. ................................................................................................................ 8
N. Compliance with Applicable Local, State, and Federal Regulations. ....................................... 9
0. Redevelopment Plan Modification. ............................................................................................. 9
P. Termination of the District and Redevelopment Plan. ............................................................... 9
Appendix A
Map 1 District Boundaries. ............................................................................................................... 10
Map 2 Existing Land Use. ................................................................................................................. 11
Map 3 Existing Zoning. .................................................................................................................... 12
Map 4 Parcel Conditions. .................................................................................................................. 13
Map 5 Proposed Zoning. .................................................................................................................. 14
Map 6 Proposed Land Use (General)................................................................................................ 15
Map 7 Assessment Classification Map. ............................................................................................ 16
Appendix B
Appendix B
Map 8
Appendix C
Parcel Information ........................................................................................................... 17
Parcel Information ........................................................................................................... 18
Zoning Text Excerpts
C-3 Central Commercial District .............................................................................. 19
M-2 Central Industrial District .................................................................................. 22
Planned Development Overlay Districts ................................................................... 23
South Shore Redevelopment Plan, Amendment #3 3
A. INTENT, PURPOSE, AND OBJECTIVES
The South Shore Redevelopment Area was originally located from the Fox River south to 9th Avenue, from Oregon
Street east to Pioneer Drive. Map 1 on page 10 shows the location of the South Shore Redevelopment Area as well as
the proposed area to be amended out of the boundaries of the district. The Common Council approved the original
Project Plan for the South Shore Redevelopment Area in 2003 and approved the first amendment to the Plan in
2005. The second amendment was approved in 2009.
It is the intent of this Project Plan amendment to remove properties which have been identified for inclusion in
the Sawdust District Redevelopment Plan. Implementation of this Plan is consistent with prior redevelopment
efforts and is another step toward completion of redevelopment activity in this area. This Plan is intended to
continue to serve as a general framework and redevelopment guide for the properties within the Area.
The City of Oshkosh and the Redevelopment Authority (RDA) will continue to work with various businesses and
property owners in the district to develop a plan for improvements in the area, including: acquisition and clearance,
rehabilitation, infrastructure improvements, streetscaping, right-of-way vacation, recreational and trail
improvements, docking facilities, land use, and zoning changes. It is anticipated that redevelopment will take
place in a phased manner and that the City/RDA will encourage both private redevelopment of parcels (where the
City/RDA does not take the lead role in redevelopment), public/private partnerships, and instances when the
City/RDA will take the lead role in redevelopment.
This amendment will remove several properties from the Redevelopment Area. Properties proposed for removal
from the South Shore Redevelopment District will be added to the Sawdust Redevelopment District. The
properties proposed for removal include those that were originally included in the South Shore Redevelopment
Area but are now being included in the Sawdust Redevelopment District, and identified in Map X on page XX.
Tax revenues in the district are significantly less than what could be expected if the district were developed to
densities and land uses allowed by the proposed zoning and land use recommendations in the plan. The
development of retail, commercial, residential, and public recreational facilities will eliminate blighting influences
and underutilized, functionally obsolete and/or deteriorated structures in the district, thereby contributing to the
overall improvement of the redevelopment area.
This amendment will allow the City/RDA to continue redevelopment activities in remaining areas as well as build
upon past and current redevelopment efforts in the area. Map X shows the proposed new boundaries of the
redevelopment area.
B. STATUTORY AUTHORITY
The preparation and adoption of this Redevelopment Project Plan and designation of the district boundaries as well
as plan implementation are enabled pursuant to Section 66.1333 (Blighted Area Law) of Wisconsin Statutes.
C. REDEVELOPMENT OBJECTIVES
Recognizing the City's intent as previously discussed and the purpose of Wisconsin Statutes, Section 66.1333, the
following redevelopment objectives have been identified:
1. Eliminate obsolete and deteriorating or deteriorated buildings, blighting influences, and environmental
deficiencies which detract from the functional utility, aesthetic appearance, economic and environmental
welfare, and general health and safety of this section of the City of Oshkosh, and to aid in the prevention of
blight.
2. Provide for the orderly physical and economic growth of the City of Oshkosh through planned and controlled
redevelopment.
3. Encourage coordinated redevelopment of parcels to achieve efficient building design, maximum utilization of
sites, beautified off-street parking and service facilities, and integrated pedestrian connections and open
spaces, considering high standards of design for new development, rights-of-way, landscaping, and open
spaces.
4. Achieve private redevelopment of parcels that will add to the tax base of the City of Oshkosh while keeping
with good land use planning principles.
South Shore Redevelopment Plan, Amendment #3 4
5. Ensure the design of buildings is in harmony with adjoining public, and semi-public developments.
6. Ensure that buildings are designed, located, and oriented to serve the area and capitalize on existing views and
open spaces.
7. Maximize utilization of central city property in a manner consistent with the goals of the
Comprehensive Plan.
8. Assemble land into parcels functionally adaptable with respect to shape and size for disposition and
redevelopment in accordance with contemporary redevelopment needs and standards.
D. CONSISTENCY WITH LOCAL PLANS
Local plans with which the South Shore Redevelopment Plan is consistent include:
• Comprehensive Plan (2005)
• Downtown Action Plan (2000)
• Consolidated Plan (2005)
• Imagine Oshkosh (2017)
• Comprehensive Plan (2018)
The Comprehensive Plan identifies goals, objectives, and implementation actions that the City aims to achieve on
both an overall Citywide basis and a special area basis including this Redevelopment Area over the next 20-year
planning period.
Relative to the City's Comprehensive Plan, specific goals of the Comprehensive Plan that relate to this
redevelopment district include:
• Encourage redevelopment in the central city to be oriented toward the lakefront and riverfront.
• Maintain, improve, and increase public access to the waterfront.
• Building of community identity by revitalizing main streets and enforcing design standards
• Encouragement of land uses, densities, and regulations that promote efficient development patterns and
relatively low municipal and state governmental utility costs.
• Promotion of the redevelopment of lands with existing infrastructure and public services and the
maintenance and rehabilitation of existing residential, commercial, and industrial structures.
• Planning and development of land uses that create or preserve varied and unique urban
and rural communities.
The Downtown Action Plan sets forth various goals and objectives and an implementation framework for
improving the "downtown" and portions of the central city. Much of the plan focuses on waterfront redevelopment
and includes portions of this Redevelopment Area.
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 goals generally include:
• Maximizing economic development and land use opportunities within downtown
Oshkosh and along the Fox River;
• Maximizing riverfront linkages and pedestrian connectivity to the downtown and
surrounding community;
• Creating open spaces and recreational activities and promote environmental preservation;
• Enhancing and maintain the public realm, and
• Increasing downtown residential development.
The Consolidated Plan required by the U.S. Department of Housing and Urban Development 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. 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.
Imagine Oshkosh was a land use planning project from 2017 which focused on the Central City / downtown and
identified focus areas for development and redevelopment activity.
South Shore Redevelopment Plan, Amendment #3 5
The update to the Comprehensive Plan in 2018 carried the work of the comprehensive plan into the next decade
with appropriate updates and future needs for infrastructure and other City services.
E. PROJECT BOUNDARY
The legal description for the South Shore Redevelopment Area as revised with Amendment No. 3 is as follows:
AMENDMENT #3 – SOUTH SHORE REDEVELOPMENT AREA
THE LEGAL DESCRIPTION FOR CONTRACTED SOUTH SHORE REDEVELOPMENT AREA IS AS FOLLOWS:
ALL OF BLOCKS 1, 3, ALL OF LOTS 7-10, AND 16-20, AND PART OF LOT 15 OF BLOCK 5, ALL OF LOTS 3-10 AND 13-20 OF
BLOCK 7, ALL OF LOTS 3-10 AND 13-20 AND PART OF LOT 12 OF BLOCK 9, ALL OF LOTS 15-20 AND PART OF LOT 1 OF
BLOCK 63, ALL OF LOTS 1-5 OF BLOCK 78, ALL OF LOTS 4-12 AND PART OF LOTS 1-3 OF BLOCK 95, ALL IN THE PLAT OF
THE ORIGINAL THIRD WARD OF THE CITY OF OSHKOSH RECORDED IN VOLUME 3, PAGE 8, WINNEBAGO COUNTY
REGISTER OF DEEDS, ALL OF CERTIFIED SURVEY MAP NUMBER 5748, RECORDED AS DOCUMENT NUMBER 1361929,
WINNEBAGO COUNTY REGISTER OF DEEDS, ALL OF LOTS 1 AND 3 OF CERTIFIED SURVEY MAP NUMBER 6905,
RECORDED AS DOCUMENT NUMBER 1679243, WINNEBAGO COUNTY REGISTER OF DEEDS, ALL OF CERTIFIED SURVEY
MAP NUMBER 7840, RECORDED AS DOCUMENT NUMBER 1868591, WINNEBAGO COUNTY REGISTER OF DEEDS, ALL
OF CERTIFIED SURVEY MAP NUMBER 8021, RECORDED AS DOCUMENT NUMBER 1902488, WINNEBAGO COUNTY
REGISTER OF DEEDS, PART OF VACATED W 2ND AVENUE, PART OF W. 3RD AVENUE, PART OF W. 4TH AVENUE AND ALL
OF VACATED W. 4TH AVENUE, PART OF W. 5TH AVENUE AND ALL OF VACATED W. 5TH AVENUE, PART OF W. 6TH
AVENUE, PART OF W. 7TH AVENUE, PART OF W. 8TH AVENUE, PART OF W. 9TH AVENUE, PART OF IOWA STREET AND
ALL OF VACATED IOWA STREET, ALL OF LEWIS STREET, PART OF MICHIGAN STREET AND ALL OF VACATED MICHIGAN
STREET, ALL OF VACATED MINNESOTA STREET, PART OF NEBRASKA STREET AND PART OF VACATED NEBRASKA
STREET, PART OF OREGON STREET, ALL LOCATED IN PARTS OF THE FRACTIONAL NORTHWEST ¼ OF THE
SOUTHEAST ¼, THE FRACTIONAL NORTHEAST ¼ OF THE SOUTHEAST ¼, THE SOUTHWEST ¼ OF THE SOUTHEAST ¼
AND THE SOUTHEAST ¼ OF THE SOUTHEAST ¼ OF SECTION 23, AND ALSO PARTS OF THE FRACTIONAL NORTHWEST
¼ OF THE SOUTHWEST ¼, AND THE SOUTHWEST ¼ OF THE SOUTHWEST ¼ OF SECTION 24, AND ALSO PART OF THE
NORTHWEST ¼ OF THE NORTHWEST ¼ OF SECTION 25, ALL LOCATED IN TOWNSHIP 18 NORTH, RANGE 16 EAST, CITY
OF OSHKOSH, WINNEBAGO COUNTY, WISCONSIN, BOUNDED AND DESCRIBED AS FOLLOWS:
COMMENCING FROM THE SOUTHWEST CORNER OF SECTION 24, TOWNSHIP 18 NORTH, RANGE 16 EAST; THENCE
N89°51’26”E, 80.00 FEET ALONG THE SOUTH LINE OF SAID SECTION 24 TO A POINT ON THE EXTENDED WEST LINE
OF LOT 12 OF BLOCK 9 OF SAID PLAT OF THE ORIGINAL THIRD WARD OF THE CITY OF OSHKOSH; THENCE
N00°15’31”W, 100.87 FEET ALONG THE EXTENDED WEST LINE AND WEST LINE OF SAID LOT 12 TO A POINT 18.00 FEET
SOUTH OF THE NORTHWEST CORNER OF SAID LOT 12; THENCE S89°19’42”E, 13.02 FEET; THENCE N00°15’31”W,
18.00 FEET TO A POINT ON THE NORTH LINE OF SAID LOT 12; THENCE S89°19’42”E, 37.06 FEET ALONG SAID NORTH
LINE TO THE SOUTHWEST CORNER OF LOT 3 OF SAID BLOCK 9; THENCE N00°15’31”W, 359.31 FEET ALONG THE WEST
LINE AND EXTENDED WEST LINE OF SAID LOT 3, WEST LINE OF LOT 13, BLOCK 7 AND WEST LINE AND EXTENDED WEST
LINE OF LOT 3, BLOCK 7 OF THE PLAT OF THE ORIGINAL THIRD WARD OF THE CITY OF OSHKOSH TO THE CENTERLINE
OF W. 7TH AVENUE; THENCE S89°18’06”E, 131.72 FEET ALONG SAID CENTERLINE TO A POINT ON THE EXTENDED
WEST LINE OF LANDS DESCRIBED IN DOCUMENT 1246256, WINNEBAGO COUNTY REGISTER OF DEEDS; THENCE
N00°03’31”W, 119.96 FEET ALONG SAID EXTENDED WEST LINE AND WEST LINE OF TO A POINT ON THE SOUTH LINE
OF CERTIFIED SURVEY MAP NUMBER 7840; THENCE N89°18’13”W, 130.35 FEET ALONG SAID SOUTH LINE TO THE
SOUTHWEST CORNER OF SAID CERTIFIED SURVEY MAP NUMBER 7840; THENCE N00°03’31”W, 119.77 FEET ALONG
THE WEST LINE AND EXTENDED WEST LINE OF SAID CERTIFIED SURVEY MAP NUMBER 7840 TO A POINT ON THE
CENTERLINE OF W. 6TH AVENUE; THENCE N89°19’52”W, 132.30 FEET ALONG SAID CENTERLINE TO A POINT ON THE
EAST LINE OF SECTION 23, TOWNSHIP 18 NORTH, RANGE 16 EAST; THENCE S89°53’10”W, 1,319.52 FEET ALONG SAID
CENTERLINE TO A POINT ON THE CENTERLINE OF IOWA STREET; THENCE N00°07’14”W, 340.60 FEET ALONG SAID
CENTERLINE TO A POINT ON THE NORTH LINE OF W. 5TH AVENUE; THENCE S89°49’57”W, 79.97 FEET ALONG SAID
NORTH LINE TO THE SOUTHEAST CORNER OF LOT 23, BLOCK 78 OF SAID PLAT OF THE ORIGINAL THIRD WARD OF THE
CITY OF OSHKOSH; THENCE N00°23’04”W, 125.12 FEET ALONG SAID EAST LINE TO THE NORTHWEST CORNER OF
SAID LOT 23; THENCE S89°43’51”W, 299.70 FEET ALONG THE NORTH LINES OF LOTS 22, 21, 20, 19 AND 18 OF SAID
BLOCK 78 TO THE SOUTHEAST CORNER OF LOT 5 OF SAID BLOCK 78; THENCE S89°53’03”W, 279.23 FEET ALONG THE
SOUTH LINE OF SAID LOT 5 AND SOUTH LINES OF LOTS 4, 3 3, 2 AND 1, OF SAID BLOCK 78 AND THE EXTENDED SOUTH
LINE OF SAID LOT 1 TO THE CENTERLINE OF MICHIGAN STREET; THENCE S89°58’00”W, 478.20 FEET ALONG THE
EXTENDED SOUTH LINE OF LOT 12 AND SOUTH LINES OF LOTS 12, 11, 10, 9, 8, 7, 6, 5 AND 4 OF BLOCK 95 OF SAID PLAT
OF THE ORIGINAL THIRD WARD OF THE CITY OF OSHKOSH TO THE SOUTHWEST CORNER OF SAID LOT 4; THENCE
N00°07’49”E, 47.50 FEET ALONG THE WEST LINE OF SAID LOT 4; THENCE S89°58’00”W, 130.87 FEET ALONG THE
EXTENDED SOUTH LINE AND SOUTH LINE OF LANDS DESCRIBED IN DOCUMENT NUMBER 1873253, WINNEBAGO
South Shore Redevelopment Plan, Amendment #3 6
COUNTY REGISTER OF DEEDS, TO A POINT ON THE EAST LINE OF OHIO STREET (STATE HIGHWAY 44); THENCE
N00°19’56”W, 108.50 FEET ALONG SAID EAST LINE AND EXTENDED EAST LINE TO A POINT ON THE CENTERLINE OF
W. 4TH AVENUE; THENCE N89°56’40”E, 300.59 FEET ALONG SAID CENTERLINE TO A POINT ON AN EXTENDED WEST
LINE OF CERTIFIED SURVEY MAP NUMBER 6905; THENCE N00°22’14”W, 309.96 FEET ALONG SAID EXTENDED WEST
LINE AND WEST LINE TO A CORNER POINT OF SAID CERTIFIED SURVEY MAP; THENCE S89°56’35”W, 31.94 FEET
ALONG A SOUTH LINE OF SAID CERTIFIED SURVEY MAP TO A WESTERN CORNER OF SAID CERTIFIED SURVEY MAP
NUMBER 6905; THENCE N45°32’27”E, 11.45 FEET ALONG A WEST LINE OF SAID CERTIFIED SURVEY MAP NUMBER
6905 TO THE BEGINNING OF A 2,087.82-FOOT RADIUS CURVE TO THE LEFT; THENCE 263.82 ALONG SAID CURVE
HAVING A CHORD WHICH BEARS N41°49’14”E, 263.64 FEET TO A CORNER POINT OF SAID CERTIFIED SURVEY MAP;
THENCE N38°10’36”E, 210.73 FEET ALONG A WEST LINE OF SAID CERTIFIED SURVEY MAP TO A CORNER POINT;
THENCE N00°00’55”W, 142.32 FEET ALONG A WEST LINE OF SAID CERTIFIED SURVEY MAP TO A POINT ON THE U.S.
HARBOR LINE OF THE FOX RIVER; THENCE S44°17’00”E, 150.01 FEET ALONG SAID HARBOR LINE; THENCE
S51°44’25”E, 783.60 FEET ALONG SAID HARBOR LINE; THENCE S79°32’17”E, 1,311.98 FEET ALONG SAID HARBOR
LINE; THENCE S85°56’18”E, 274.53 FEET ALONG SAID HARBOR LINE; THENCE S64°31’48”E, 317.44 FEET ALONG SAID
HARBOR LINE TO A POINT ON THE CENTERLINE OF NEBRASKA STREET; THENCE S00°03’12”E, 1,178.91 FEET ALONG
SAID CENTERLINE TO A POINT ON THE CENTERLINE OF W. 9TH AVENUE; THENCE N89°19’42”W, 479.83 FEET ALONG
SAID CENTERLINE TO A POINT ON THE EXTENDED WEST LINE OF LOT 12 OF BLOCK 9 OF SAID PLAT OF THE ORIGINAL
THIRD WARD OF THE CITY OF OSHKOSH; THENCE N00°15’31”W, 1.83 FEET ALONG SAID EXTENDED WEST LINE TO THE
POINT OF BEGINNING. SAID AREA CONTAINS 2,289,540 SQUARE FEE OR 52.561 ACRES, MORE OR LESS.
E. EXISTING LAND USE AND ZONING
This amendment removes 32 parcels, which follow these general land use categories:
• Residential (4)
• Public/Other (11)
• Commercial/Manufacturing (17)
Existing land uses are shown in more detail on Map 2 and additional individual parcel information is presented in
Appendix B.
The properties being removed are zoned RMU, RMU-PD, CMU and CMU-PD.
F. EXISTING CONDITIONS
Many non-residential structures in the redevelopment district are functionally obsolete due to their age or
appear in need of maintenance or rehabilitation. The structures on the Jeld-Wen Plant site are a mix of
smooth faced block, brick, wood, and corrugated sheet metal buildings which creates a haphazard appearance
through the manufacturing complex. The older primary factory facility was constructed in 1949 and was
originally constructed adjacent to former 5th Avenue and Minnesota Street right-of-ways that were vacated
in the 1960's with the building footprint still reflecting the grid street pattern. The older metal buildings all
show signs of external deterioration through oxidation (rust) of the metal skin. The HYAC and wood collector
conduit is exposed and unscreened throughout the site with some adjacent and visible from the right-of-way.
The residential structures were constructed from 1866 to 1880 and are not architecturally significant and all
show some structural or site deterioration. None are listed or eligible for listing on the National Register of
Historic Places. All are currently nonconforming uses due to their being in a manufacturing zoning district.
Many properties in the amendment area are underutilized, functionally obsolete, in need of repair,
nonconforming, or otherwise contribute to the blighted conditions of the area and/or impair or arrest the
sound growth of the community. The contributing factors in finding the area as blighted are defined in
Section 66.1331 (3)(a) and 66.1333 (2m)(b), Wisconsin Statutes. Properties were identified as "blighted" per
the following selected standards identified in Wisconsin Statutes, Section 66.1333 (2m)(b)3(bm):
A. Dilapidation, deterioration, age, or obsolescence;
B. Faulty lot layout in relation to size, adequacy, accessibility or usefulness, unsanitary or
unsafe conditions (includes structures that are nonconforming per zoning district
standards);
C. Deterioration of site improvements;
D. Property which is predominately open and which because of obsolete platting, diversity of
ownership, deterioration of structures or of site improvements, or other such factors that
South Shore Redevelopment Plan, Amendment #3 7
substantially impairs or arrests the sound growth of the community.
While some of the residential parcels in the modification/expansion area may not have been designated as
blighted (A, B, C, or D) they are generally older housing stock on substandard sized lots. Given the standards
and definition of blight, all meet the blight requirements as defined in Wisconsin Statutes.
Parcel conditions are presented on Maps 4A, 4B, and 4C.
G. PROPOSED ZONING AND LAND USE
Proposed land use and zoning in the area is based on and consistent with the goals and objectives of the
various aforementioned plans. The C-3 is a multi-use zone permitting commercial, light industrial, and
varying residential densities (R-1 to R-5). The Planned Development Overlay allows some flexibility with the
underlying zoning requirements (i.e. setbacks) and provides for review of all development activity within the area
through the Planned Development Review process to ensure consistency with the Comprehensive Plan and other
adopted community plans. Staff anticipates mixed use development (commercial/residential) in this area, with the
development being integrally related to the future riverwalk system.
If a manufacturing use is destroyed or discontinued for a period of 12 months, the manufacturing use could not be
re-established without Common Council approval. The residential uses in the district that are now considered non-
conforming uses will become conforming uses.
Over the long-term, it is anticipated that all existing structures and uses in the district will be transitioned out and
incorporated into a new overall planned development for this 30 acre sub-area of the South Shore
Redevelopment District that generally runs from Oregon Street on the east to the former Boat Works marina
property along Michigan Street on the west with 6th Avenue bordering the south and the Fox River bordering the
north. Any City/RDA initiated redevelopment project would involve a request for proposals that would require
approval by the Redevelopment Authority.
H. STANDARDS OF POPULATION DENSITY, LAND COVERAGE, AND BUILDING
INTENSITY IN THE AREA AFTER REDEVELOPMENT
Central Commercial C-3 PD zoning standards will be applied to all parcels in the redevelopment area. This will
apply base C-3 district requirements to all new development. The Central Commercial District allows zero-foot
setbacks and requires no off-street parking for commercial uses, which is similar to existing M-2 requirements.
With the application of the Planned Development Overlay District the RDA, Plan Commission, and Council will be
able to evaluate site and design plans to ensure that objectives of the Redevelopment Plan are achieved.
The major difference is that C-3 zoning allows stand alone residential multiple family developments as well as
mixed-use commercial/residential developments. Furthermore, the C-3 zoning allows the densest 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, 2009, the approximate assessed value of the properties in the expansion area is
$2,891,500 ($930,800 land, $1,960,700 improvements) with an equalized value of approximately
$2,978,000. The potential equalized value of the expansion area is $8 to $12 million (based on similar
development value in the area), dependent on the amount of retail, commercial, and residential development in
the district. Map 7 illustrates the assessment classifications for the expansion area.
J. PROJECT ACTIVITIES/IMPLEMENTATION
South Shore Redevelopment Plan, Amendment #3 8
a Land Assemblage
To achieve redevelopment of the project area that is in keeping with this Redevelopment Plan, assembly of lands
within the district may be necessary. Acquired lands may be sold or leased for private redevelopment or may be
dedicated for public purposes. The Redevelopment Authority of the City of Oshkosh (RDA) may utilize property
that has been acquired for temporary uses as an incidental part of the redevelopment process. Temporary uses
may 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 RDA and Common Council, as applicable.
b Relocation
Individuals or business operations may need to be relocated as a result of the 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
66.1333(9), Wis. Stats.
d Rehabilitation
It is anticipated that many structures within the subject area will be demolished. There remains the possibility that
the residential structures along W. 6th Avenue could be rehabilitated.
e Public Improvements
To facilitate support for new land uses and rehabilitation of structures in the area, the City/RDA will undertake
public improvements where required and to the extent feasible. Said improvements and public utilities may
include, but are not limited to, the improvement of streets (i.e. extension of Iowa Street to 4th Avenue), storm and
sanitary sewers, streetscaping, undergrounding of utilities, path and park construction (including the riverwalk),
signage, traffic signalization, and gateway improvements.
South Shore Redevelopment Plan, Amendment #3 9
K. PROJECT FINANCING
Funds necessary to implement project activities are expected to be obtained from a variety of sources and may
include, but not be limited to: general obligation bonds, State Land Trust Fund program loans, income from the
sale or lease of acquired lands, lease-r venue bonds, redevelopment bonds, Community Development Block Grant
and HOME funds, or, any other source approved by the Common Council.
TID # 32 is located withing the South Shore Redevelopment Area, which has been a valuable tool in redeveloping
properties within that area.
Redevelopment project costs 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 costs may include, but are not limited to,
the following:
1. Property assembly costs including, 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, imputed
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 for 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 under TIF statutes will apply.
L. PERFORMANCESTANDARDS
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.
M. 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 dev loper(s) and the RDA shall comply with any and all local,
state, and/or federal codes as applicable.
0. REDEVELOPMENT PLAN MODIFICATION
This Project Plan may be modified or changed at any time in accordance with Section 66.1333(11), Wisconsin
Statutes, including after the sale or lease of property acquired by the RDA. If the plan is to be modified or amended,
the RDA will hold a public hearing. All proposed changes to this Plan are recommended and approved the by the
RDA, as well as the Common Council.
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.
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
TO: Redevelopment Authority
FROM: Kelly Nieforth
Community Development Director
DATE: September 15, 2023
RE: Executive Director’s Report for September 15, 2023
SOUTH SHORE REDEVELOPMENT AREA
Pioneer Marina/Island Area
A tiki bar is open on site under a temporary use permit. The City continues to work with the
owner on potential development projects.
Miles Kimball Building (Northwest corner of S. Main/9th Avenue)
The owner has formally requested that the City amend the TIF Development Agreement to
delay the completion date of MK Lofts. The developer has requested to amend the completion
date from October 1, 2023 to June 1, 2024. The Council has not yet reviewed the request.
Boatworks Property
Chet Wesenberg and Tim Hess indicated that they are ready to purchase the RDA property to
start their project. City staff will work with the developers to complete the transaction.
Mill on Main Redevelopment Project
The developers have formally requested to amend the start date in their TIF Development
Agreement from September 30, 2023 to March 1, 2024. The Council has not yet reviewed the
request.
MARION & PEARL REDEVELOPMENT AREA
Mercury Marine Parking Lot on RDA/City Land
RDA approved a site plan for a parking lot on multiple parcels owned by the City and RDA per
an agreement from 2006. City staff continues to work with Mercury Marine on the
contamination and fill that is located on site. These issues will need to be resolved before
construction of the parking lot can take place.
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
Merge Update
Construction for Phase I of Mackson Corner on Parcel J along the Fox River is completed. Staff
will be meeting with the developers to discuss their next project on their parcels.
Morgan Crossing – Phase 2
Alexander and Bishop has proposed a multi-family building on the vacant parcel to the east of
the existing Morgan Crossing building. The Common Council approved the creation of TID#42
to help fund the remediation for the development but the developer has not approached the city
to create a Development Agreement.
ATC Easements
The City has been approached by the American Transmission Company (ATC) regarding
easements that they are requesting on City and RDA properties. The proposed easement
placements, widths, and language in the easement document are very restrictive and will
severely limit what the City and RDA could do with their properties in the future. City staff is
meeting with ATC representatives regularly to discuss our concerns with the proposed
easements. Any easements proposed on RDA property would need to be approved by RDA.
SAWYER STREET/OSHKOSH AVENUE
Sawyer Street/Oshkosh Avenue Intersection Reconstruction
City staff have added a CIP item to start the design work for the Sawyer Street/Oshkosh Avenue
reconstruction project. The RDA continues to maintain the lots that are planned to be part of the
Sawyer Street and Oshkosh Avenue intersection reconstruction once there are enough funds in
TID #35. City staff continues to monitor grant opportunities as well to help offset these
construction costs as well.
Respectfully Submitted,
Kelly Nieforth
Community Development Director