HomeMy WebLinkAbout05-198.docJUNE 28, 2005 05 -198 RESOLUTION
(CARRIED 7 -0 LOST LAID OVER WITHDRAWN )
PURPOSE: APPROVAL OF MODIFICATION NO. 1 TO THE SOUTH SHORE
REDEVELOPMENT AREA PROJECT PLAN
INITIATED BY: DEPT. OF COMMUNITY DEVELOPMENT
REDEVELOPMENT AUTHORITY RECOMMENDATION: Approved
PLAN COMMISSION RECOMMENDATION: Approved
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 in need of
redevelopment; and
WHEREAS, the Redevelopment Authority of the City of Oshkosh has prepared a
comprehensive plan of redevelopment and urban renewal identified as Modification #1 to
the South Shore Redevelopment Area 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.
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.
BE IT FURTHER RESOLVED by the Common Council of the City of Oshkosh that
Modification No. 1 to the South Shore Redevelopment Area Project Plan is feasible and
in conformity with the Comprehensive Plan of the City of Oshkosh.
BE IT FURTHER RESOLVED that Modification No.1 to 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 ".
W *:1:11 :111 WAN
MODIFICATION NO. 1
SOUTH SHORE REDEVELOPMENT AREA
LEGAL DESCRIPTION
A part of Blocks 93, 94, and 95 of Plat of the Original Third Ward, W. Fourth Avenue, Michigan Street, Vacated
W. Third Avenue, Vacated W. Second Avenue, and Vacated Michigan Street, being in the W' /z of the SE' /4 of
Section 23- 18 -16, Sixth Ward,
and also part of Blocks 48, 49, 61, 62, 78, 75 and all of Blocks 76 and 77 of Plat of the Original Third Ward,
part of W. Third Avenue, W. Fourth Avenue, W. Sixth Avenue, Michigan Street, Lewis Street, Oregon Street,
Vacated Michigan Street, Vacated W. Second through Vacated W. Fifth Avenues, Vacated Iowa Street, and
Vacated Minnesota Street, being in the SE' /4 of Section 23- 18 -16, Ninth Ward,
and also part of Blocks 5, 7, 9, 16, 23, 28, 32, 35, 39, 43, and all of Blocks 1, 2, 3, 4, 6, 8, 10, 11, 12, 13, 14,
18, 19, 24, 36, and 40 of Plat of the Original Third Ward, part of W. Sixth through Tenth Avenues, Oregon
Street, Nebraska Street, S. Main Street, Pioneer Drive, Vacated W. Fifth through Vacated W. Twelfth Avenues,
Vacated E. South Park Avenue, Vacated W. Fourteenth through Vacated W. Sixteenth Avenues, Vacated
Nebraska Street, Vacated Indiana Street, and all of Vacated Utah Street, being in the W' /z and S' /z of the SW' /4
and the SW' /4 of the SE' /4 of Section 24- 18 -16, N' /2 and E' /2 of the NW' /4 and the W' /2 of the NE' /4 of Section 25-
18-16, Third Ward,
all in the City of Oshkosh, Winnebago County, Wisconsin described as follows:
Beginning at the intersection of the north line of W. Fifth Avenue and the east line of Iowa Street; thence
N22 °42'25 "E, 250.13 feet; thence N90 °00'00 "E, 44.37 feet; thence N48 °49'58 "E, 119.69 feet; thence
N88 °39'28 "E, 347.87 feet; thence N19 °52'44 "E, 26.42 feet; thence S82 °45'47 "E, 418.59 feet to a point
250 feet west of the west line of Oregon Street; thence south along a line parallel to and 250 feet west of
the west he 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 Plat of the Original Third Ward; thence south
along the extended east line and 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, Block 5 of Plat of the Original Third Ward 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 Plat of the Original
Third Ward; thence west along the south line of said Lot 2, 37 feet; thence south parallel with the east he
of Oregon Street 18 feet; thence west parallel to the south he of said Lot 2, 13 feet to the west he of Lot
12, Block 9 of Plat of the Original Third Ward; thence south along the east line and extended east he of
said Lot 12 to the centerline of W. Ninth Avenue; thence east along the centerline of W. Ninth to the
extended west line of Lot 8, Block 16 of Plat of the Original Third Ward; thence south along the west he
of said Lot 8 and continuing along the west line of Lot 19, Block 16 of Plat of the Original Third Ward,
to the north he of E. Tenth Avenue; thence east along the north he of E. Tenth Avenue to the centerline
of S. Main Street; thence north 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 east line of Vacated Indiana Street; thence south
along the 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 the Fox Valley & Western,
Ltd. Railroad right -of -way; thence southerly along the
Modification 41 South Shore Redevelopment Area
Legal Description (cont'd)
easterly line of the Fox Valley & Western, Ltd. Railroad right -of -way to the centerline of vacated W.
Sixteenth Avenue; thence east along the centerline of vacated W. Sixteenth Avenue and its extension 1,500
feet; thence due north 2,700 feet; thence due west to a point on the southerly shoreline of the Fox River;
thence northwesterly approximately 4,650 feet along the southerly shoreline of the Fox River to the original
main line track of the Chicago, Minneapolis, St. Paul and Pacific Railroad projected; thence southwesterly
along the Chicago, Minneapolis, St. Paul and Pacific Railroad original main line track projected and the
original main line track to a point on a line parallel to and 300 feet east of the east line of Ohio Street;
thence south along a line parallel to and 300 feet east of Ohio Street to the centerline W. Fourth Avenue;
thence west along the centerline of W. Fourth Avenue to the E. line of Ohio Street; thence south along the
E. line of Ohio Street to a point 47.5 feet north of the southwest corner of Lot 1, Block 95 of Plat of the
Original Third Ward; thence east along a line parallel to and 47.5 feet north of the south lines of Lots 1
and 2, Block 95 of Plat of the Original Third Ward, extended to a point on the east line of Lot 3, Block 95
of Plat of the Original Third Ward; thence south along the east line of said Lot 3 to the southeast corner
of said Lot 3; thence east along the north lines of Lots 16 through 24, Block 95, and Lots 13 through 23,
Block 78 of Plat of the Original Third Ward to the northeast corner of Lot 23, Block 78 of Plat of the
Original Third Ward; thence south along the east line of said Lot 23 to the north line of W. Fifth Avenue;
thence east along the north line of W. Fifth Avenue to the point of beginning.
TABLE OF CONTENTS
A .
Intent, Purpose and Objectives ................................................. ..............................1
B .
Statutory Authority ................................................................... ..............................2
C.
Redevelopment Objectives ........................................................ ..............................2
D .
Consistency with Local Plans .................................................... ..............................2
E .
Project Boundary ....................................................................... ..............................4
F .
Existing Land Use and Zoning ................................................. ..............................5
G .
Existing Conditions .................................................................... ..............................6
H .
Proposed Zoning and Land Use ............................................... ..............................7
I.
Standards of Population Density, Land Coverage, and Building Density
inthe Area after Redevelopment .............................................. ..............................8
J .
Present and Equalized Value .................................................... ..............................8
K.
Project Activities/ Implementation ............................................ ..............................9
a . Land Assemblage ........................................................................................... ..............................9
b . Relocation ....................................................................................................... ..............................9
c . Land Disposition ............................................................................................. ..............................9
d . Rehabilitation ................................................................................................. ..............................9
e . Public Improvements ..................................................................................... ..............................9
L .
Project Financing ........................................................................ .............................10
M .
Performance Standards .............................................................. .............................10
N.
Compliance with Applicable Local, State, and Federal Regulations ..................11
O.
Redevelopment Plan Modification ............................................ .............................11
P.
Termination of the District and Redevelopment Plan ............. .............................11
Appendix A — Maps
Map1— District Boundaries ...................................................... .............................13
Map2 — Existing Land Use ........................................................ .............................14
Map3 — Existing Zoning ............................................................ .............................15
Map 4A, 4B, and 4C — Parcel Conditions .................................... ..........................16 -18
Map5 — Proposed Zoning .......................................................... .............................19
Map 6 — Proposed Land Use ( General) ..................................... .............................20
Map 7A, 7B, and 7C — Assessment Classification Map .............. ..........................21 -23
Appendix B - Parcel Information ............................................................ ..........................24 -25
Map 8A, 8B, and 8C — Parcel Information .................................. ..........................26 -28
AppendixC — Zoning Text Excerpts ..................................................... .............................29
A. INTENT, PURPOSE, AND OBJECTIVES
The South Shore Redevelopment Area is located generally from the Fox River south to
8 Street, from Oregon Street east to Pioneer Drive. Map 1 on page 13 shows the
location of the South Shore Redevelopment Area and the proposed new boundaries of the
redevelopment area. The Common Council approved the Project Plan for the South
Shore Redevelopment Area on August 26, 2003.
It is the intent of this modification to the adopted Redevelopment Project Plan to identify
a proposed expansion of the Redevelopment Area. This modification also specifies the
type of redevelopment activities appropriate for this area and the methods by which those
redevelopment activities will be implemented. 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 serve as a general framework and
redevelopment guide for the properties within the Area.
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, 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 the City will redevelop the area in a phased manner
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.
It is the intent of this modification to add several properties to the Redevelopment District
and modify the Area boundaries. The properties proposed for addition to the project area
include a variety of uses including industrial (portion of Jeld -Wen and Miles Kimball
properties), residential, commercial (boat storage, Pioneer Resort & Marina, South Main
Street), and public (boat launch and sanitation garage).
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, the proposed
land use recommendations identified in this modification, and the goals of the
Comprehensive Plan. 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.
This modification will allow the city to initiate redevelopment activities in these new
areas as well as build upon past and current redevelopment efforts in the area. Map 2
shows the proposed new boundaries of the redevelopment area.
South Shore Redevelopment Plan, Modification #1
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
66.1331 (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, giving consideration to 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.
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)
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.
South Shore Redevelopment Plan, Modification #1 2
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.
• Promote and maintain efficient commercial and recreational activity on the
lakes and Fox River system.
• Continue revitalization efforts of downtown and the central city area.
• Promote the re -use of land and buildings.
• Maintain, improve, and increase public access to the waterfront.
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, which
includes 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 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 Downtown Action Plan further subdivided the overall plan area into four priority
sub- areas, which includes the E. 9 Avenue and Pioneer Drive Development Zone that is
in the South Shore Redevelopment Area.
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.
South Shore Redevelopment Plan, Modification #1 3
E. PROJECT BOUNDARY
The legal description for the expanded South Shore Redevelopment Area is as follows:
A part of Blocks 93, 94, and 95 of Plat of the Original Third Ward, W. Fourth Avenue,
Michigan Street, Vacated W. Third Avenue, Vacated W. Second Avenue, and Vacated
Michigan Street, being in the W%2 of the SEV4 of Section 23- 18 -16, Sixth Ward,
and also part of Blocks 48, 49, 61, 62, 78, 75 and all of Blocks 76 and 77 of Plat of the
Original Third Ward, part of W. Third Avenue, W. Fourth Avenue, W. Sixth Avenue,
Michigan Street, Lewis Street, Oregon Street, Vacated Michigan Street, Vacated W.
Second through Vacated W. Fifth Avenues, Vacated Iowa Street, and Vacated Minnesota
Street, being in the SE %4 of Section 23- 18 -16, Ninth Ward,
and also part of Blocks 5, 7, 9, 16, 23, 28, 32, 35, 39, 43, and all of Blocks 1, 2, 3, 4, 6, 8,
10, 11, 12, 13, 14, 18, 19, 24, 36, and 40 of Plat of the Original Third Ward, part of W.
Sixth through Tenth Avenues, Oregon Street, Nebraska Street, S. Main Street, Pioneer
Drive, Vacated W. Fifth through Vacated W. Twelfth Avenues, Vacated E. South Park
Avenue, Vacated W. Fourteenth through Vacated W. Sixteenth Avenues, Vacated
Nebraska Street, Vacated Indiana Street, and all of Vacated Utah Street, being in the W%2
and S%2 of the SWl /4 and the SW %4 of the SEV4 of Section 24- 18 -16, N%2 and E%2 of the
NWY4 and the W%2 of the NEV4 of Section 25- 18 -16, Third Ward,
all in the City of Oshkosh, Winnebago County, Wisconsin described as follows:
Beginning at the intersection of the north line of W. Fifth Avenue and the east line
of Iowa Street; thence N22 °42'25 "E, 250.13 feet; thence N90 °00'00 "E, 44.37 feet;
thence N48 °4958 "E, 119.69 feet; thence N88 °3928 "E, 347.87 feet; thence
N19 °52'44 "E, 26.42 feet; thence S82 °4547 "E, 418.59 feet to a point 250 feet west
of the west line of Oregon Street; thence south along a line parallel to 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 Plat of the Original Third Ward; thence south along the extended east
line and 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, Block 5 of Plat of the Original Third
Ward 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 Plat of the Original Third Ward; 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 Plat of the Original Third Ward; 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 to the extended west line of Lot 8, Block 16 of
South Shore Redevelopment Plan, Modification #1
Plat of the Original Third Ward; thence south along the west line of said Lot 8 and
continuing along the west line of Lot 19, Block 16 of Plat of the Original Third
Ward, to the north line of E. Tenth Avenue; thence east along the north line of E.
Tenth Avenue to the centerline of S. Main Street; thence north 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 east line of Vacated Indiana Street; thence
south along the 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 the Fox Valley & Western, Ltd. Railroad right -of-
way; thence southerly along the easterly line of the Fox Valley & Western, Ltd.
Railroad right -of -way to the centerline of vacated W. Sixteenth Avenue; thence east
along the centerline of vacated W. Sixteenth Avenue and its extension 1,500 feet;
thence due north 2,700 feet; thence due west to a point on the southerly shoreline of
the Fox River; thence northwesterly approximately 4,650 feet along the southerly
shoreline of the Fox River to the original main line track of the Chicago,
Minneapolis, St. Paul and Pacific Railroad projected; thence southwesterly along
the Chicago, Minneapolis, St. Paul and Pacific Railroad original main line track
projected and the original main line track to a point on a line parallel to and 300 feet
east of the east line of Ohio Street; thence south along a line parallel to and 300 feet
east of Ohio Street to the centerline W. Fourth Avenue; thence west along the
centerline of W. Fourth Avenue to the E. line of Ohio Street; thence south along the
E. line of Ohio Street to a point 47.5 feet north of the southwest corner of Lot 1,
Block 95 of Plat of the Original Third Ward; thence east along a line parallel to and
47.5 feet north of the south lines of Lots 1 and 2, Block 95 of Plat of the Original
Third Ward, extended to a point on the east line of Lot 3, Block 95 of Plat of the
Original Third Ward; thence south along the east line of said Lot 3 to the southeast
corner of said Lot 3; thence east along the north lines of Lots 16 through 24, Block
95, and Lots 13 through 23, Block 78 of Plat of the Original Third Ward to the
northeast corner of Lot 23, Block 78 of Plat of the Original Third Ward; thence
south along the east line of said Lot 23 to the north line of W. Fifth Avenue; thence
east along the north line of W. Fifth Avenue to the point of beginning.
F. EXISTING LAND USE AND ZONING
This modification includes 30 parcels, which follow these general land use categories:
• Residential
• Commercial
• Industrial
• Public
Existing land uses are shown in more detail on Map 2 and additional individual parcel
information is presented in Appendix B.
The properties in the expansion area are zoned C -3 PD Central Commercial District with
a Planned Development Overlay, M -2 Central Industrial District, M -2 DO Central
South Shore Redevelopment Plan, Modification #1 5
Industrial District with a Downtown Overlay, and R -2 Two Family Residence District.
Existing zoning is shown on Map 3.
G. EXISTING CONDITIONS
The majority of non - residential structures in the modification/expansion area are
functionally obsolete or are in need of maintenance or rehabilitation. Also, a number of
parcels exhibit characteristics reflective of poor layout and placement of structures on
sites, with those and other conditions, such as inadequate parking and loading facilities,
contributing to the under utilization and unproductive use of properties in the area.
The modification/expansion area is comprised of three smaller areas that will be attached
to the existing South Shore Redevelopment Area. The first sub -area is along W. 4th
Avenue. This area has residential uses on the south side of the street and non - residential
uses on the north side of the street including a public boat launch, the City sanitation
garage, the vacant Boat Works property and the western open storage area of the Jeld-
Wen property. Michigan Street and 0' Avenue are asphalt streets without curb and
gutter. No sidewalks exist on the north side of 4 th Avenue, the east side of Michigan and
there are no ADA accessible ramps to access the sidewalk at the intersection of these two
streets.
The second sub -area includes the west side of the 800 and 900 - blocks of South Main
Street, from the Miles Kimball facility south to 10 Avenue. This area consists of multi -
floor commercial buildings and also two residential properties to the west of the alley in
the 900 -block behind the commercial buildings. While the structures are mainly in good
condition in this area, there are unsafe and unsanitary conditions that have a blighting
influence on the surroundings. Some of the accessory structures on the two residential
parcels exhibit deteriorating and deferred maintenance issues.
The third sub -area includes the Pioneer Resort and Marina, all of this area being under
one ownership. This existing use is currently under construction of new resort facilities.
There is a predominance of properties in the modification/expansion 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. 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
South Shore Redevelopment Plan, Modification #1
other such factors that 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 still are generally older housing stock on
substandard sized lots. Given the standards and definition of blight, 25 of the 30 parcels
meet the blight requirements as defined in Wisconsin Statutes.
Parcel conditions are presented on Maps 4A, 4B, and 4C.
H. 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. In that regard, this expansion area has
two proposed zonings - C -3 DO Central Commercial District with a Downtown Overlay
and R -2 PD Two Family Residence District with a Planned Development Overlay; with
the exception that a third existing zoning district C -3 PD (Central City with a Planned
Development Overlay) for Pioneer Resort & Marina will remain as it is currently zoned.
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 commercial
and industrial area.
The R -2 District allows single and two family dwellings and accessory structures and
several commercial uses as conditional uses. The R -2 PD District is proposed for the
existing dwellings along West 0 Avenue and Michigan Street. A PD Overlay can
provide greater flexibility in the types of uses, the area and yard requirements for
residential lots, and design guidelines.
Excerpts from the Zoning Ordinance regarding the C -3, the Downtown Overlay, the R -2,
and the Planned Development Overlay Districts are presented in Appendix C.
Since the exact future land use pattern 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 19
illustrates the proposed zoning for the Redevelopment Area.
It is anticipated that a majority of existing land uses will remain as they are. This
includes the Pioneer Resort & Marina, the 900 -block of South Main Street, the residential
land uses along 4 th Avenue, and the public access boat launch. The areas along South
Main Street and W. 4 th Avenue would benefit from rehabilitation work that would keep
the existing structures but have the opportunity for fagade improvements or general
maintenance (paint, minor repairs, etc.) programs.
New land uses are proposed for the existing sanitation garage, the Boat Works property,
the Jeld -Wen riverfront, and the Miles Kimball buildings. It is proposed that the
South Shore Redevelopment Plan, Modification 41 7
sanitation garage would be changed to either an expansion of the boat launch facility or
combined with a new residential/marina /dockiminium development on the Boat Works
property. A riverwalk -type land use is proposed along the Jeld -Wen property's riverfront
to meet the city's goal of a looped riverfront trail system. A portion of the Miles Kimball
facility could be converted into upper -floor residential uses with a portion of the facility
being demolished to support those residential uses. Map 6 on page 20 illustrates the
proposed land use for the Redevelopment Area.
I. STANDARDS OF POPULATION DENSITY, LAND COVERAGE, AND
BUILDING INTENSITY IN THE AREA AFTER REDEVELOPMENT
Central Commercial C -3 DO zoning standards will be applied to all development
occurring in the district, with the exception being the R -2 PD zoning along West 4`"
Avenue and Michigan Street. 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 requires 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.
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.
The Two Family Residence District with a PD Overlay (R -2 PD) zoning standards will be
applied to the residential units along West 0 Avenue and Michigan Street. This zoning
district will apply base R -2 district requirements to all new development including major
rehabilitation projects. The R -2 zoning allows two units (one duplex) per a 7,200 square
foot lot, which would allow 12 units (6 duplexes) per acre. -
J. PRESENT AND EQUALIZED VALUE
As of January 'l, 2005, the approximate assessed value of the properties in the expansion
area is $8,500,100($2,684,300 land, $5,815,800 improvements) with an equalized value
of approximately $11,277,700. The potential equalized value of the expansion area is $20
to 25 million, dependent on the amount of retail, commercial, and residential
development in the district. Maps 7A, 7B, and 7C illustrate the assessment classifications
for the expansion area.
South Shore Redevelopment Plan, Modification #1
K. PROJECT ACTIVITIESAMPLEMENTATION
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
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 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 project area contains a number of structures where rehabilitation may be preferable
to demolition/clearance. These cases may involve historic or unique structures that may
benefit from programs such as rehabilitation of upper floor areas to create residential
units or improvements to the fagades that will better the aesthetics of the area. In
addition, there is also a concentration of single and two family dwellings along 4 t '
Avenue, where rehabilitation may be necessary to improve or eliminate blighting
influences as well as other code violation issues.
e. Public Improvements
To facilitate support for new land uses and rehabilitation of structures in the area, the City
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, storm and sanitary sewers, streetscaping, undergrounding of utilities, path and
park construction, signage, traffic signalization, and gateway improvements.
South Shore Redevelopment Plan, Modification #1 9
L. 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, State Land
Trust Fund program loans, 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 a 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 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, 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 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.
M. 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
South Shore Redevelopment Plan, Modification #1 10
RDA- developed "requests for proposals" (RFPs) as issued for various phases of
redevelopment.
N. 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.
O. REDEVELOPMENT PLAN MODIFICATION
This Project Plan may be modified or changed at any time in accordance with Section
66.1333(l 1), Wisconsin Statutes, including after sale or lease of property acquired by the
RDA. If the plan is modified, the Redevelopment Authority will hold a public hearing.
All proposed changes to this plan are recommended and approved 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.
South Shore Redevelopment Plan, Modification #1 11
Appendix A
Maps
Map District Boundaries ...................................................... .............................13
Map2 — Existing Land Use ........................................................ .............................14
Map3 — Existing Zoning ............................................................ .............................15
Map 4A, 4B, and 4C — Parcel Conditions .................................... ..........................16 -18
Map — Proposed Zoning .......................................................... .............................19
Map6 — Proposed Land Use ( General) ..................................... .............................20
Map 7A, 7B, and 7C - Assessment Classification Map .............. ..........................21 -23
Appendix B
Parcel Information
Appendix B Parcel Information ............................................................ ..........................24 -25
Map 8A, 8B, and 8C — Parcel Information .................................. ..........................26 -28
Appendix C
Zoning Text Excerpts
AppendixC - Zoning Text Excerpts ..................................................... .............................29
South Shore Redevelopment Plan, Modification #1 12
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Appendix B
Parcel identification
MAP ID
PARCEL #
LEGAL DESCRIPTION
ADDRESS
USE
A PRT VAC 2ND AVE & MICHIGAN ST; PRT LOT 24 BLK 92, LOT 1 BLK 76;
& LOTS 1, 2 & 3 BLK 75 DESC AS: BEG SE COR MICHIGAN ST & VAC 2ND
AVE; TH W ALG EXT S LI SD 2ND AVE 60 FT TO NE COR LOT 12 BLK 93; TH
1
90904970000
N52D3439:W, 56.71 FT; TH NELY TO A PT E LI LOT 24 BLK 92 70.41 FT, TH N
ALG W LI VAC MICHIGAN ST TO 1911 US HARBOR LI; TH SELY ALG SLY
MICHIGAN ST
CITY OF OSHKOSH UNIMPROVED LOT
LI SD HARBOR LI TO A PT ON LSY EXT E LI LOT 3 BLK 75; TH S ALG SD
EXT E LI TO C/L VAC 2ND AVE; TH W ALG CIL VAC 2ND AVE TO A PT 35
FT E OF & 30 FT N OF POB; TH
LOTS 8, 9, 20, 21 & PRT LOTS 7, 10, 19 & 22 BLK 94; LOT 22 & PART OF LOTS
2
9060006000
10, 11, 12, 20, 21, 23 & 24 BLK 93 & PART VAC 2ND AVE AS DESC IN DOC
W 4TH AVE
CITY OF OSHKOSH UNIMPROVED LOT
#1036753 R OF D PLAT OF ORIGINAL 3RD WARD
THAT PRT OF LOTS 12, 22, 23 & 24 BLK 93; LOTS 10, 11, 12,22 23 & 24 BLK
94 & A PRT OF VAC 3RD AVE DESC AS: BEG INT W LI MICHIGAN ST & S LI
3
906000700
BLK 94; TH W ALG S LI SD BLK 94 TO A PT 30 FT ELY OF & PERP TO C/L
MAIN TRACK WC LTD RR; TH NLY & ELY PAR WITH & 30 FT FROM C/L SD
508 W 4TH AVE
CITY OF OSHKOSH SANITATION
MAIN TRACK WIS CEN LTD RR TO W LI SD MICHIGAN ST; TH S ALG W LI
SD MICHIGAN ST BACK TO POB PLAT OF ORIGINAL 3RD WARD
LOTS 4 & 5 ALSO N 1/2 OF VAC W 2ND AVE LYG E OF W LI OF LOT 4 BLK
75 ALSO LOT 1 EXC A TRIANGULAR PIECE OF LAND OFF NWLY COR OF
4
90907840000
LOT 1 THAT IS 35 FT ON N LI & 42 FT ON W LI ALSO S 1/2 OF VAC W 2ND
AVE E OF E LI OF MICHIGAN ST EXC W 35 FT ALSO ALL OF LOTS 10, 11 &
362 MICHIGAN ST
BOAT WORKS
12 BLK 76 PLAT OF ORIGINAL 3RD WARD ALSO LOTS 1 & 2 LEWIS
REPLAT
ALL OF BLKS 48, 49, 61, 62 & ALSO E 10 FT FRT & 46.3 FT REAR OF LOT 1 &
ALL OF LOTS 2 THRU 14 INCL & LOTS 21 THRU 24 INCL BLK 63 ALSO LOTS
8, 9, 10, 11, 12, 20, 21, 22, 23 & 24 BLK 77 & LOTS 6, 7, 8, 9, 10, 11, 12 & 24 BLK
5
90900010000
78 ALSO VAC W 5TH AVE LYG BETW E LI OF IOWA ST & W LI OF OREGON
ST EXC THEREFROM THE S 30 FT OF W 40 FT ALSO VAC MINNESOTA ST N
421 OREGON ST
MORGAN DOOR MANUFACTURING
OF N LI W 6TH AVE ALSO VAC W 4TH AVE E OF E LI LEWIS ST ALSO VAC
W 3RD AVE E OF EXT W LI LOT 10 BLK 77 ALSO VAC IOWA ST N OF N LI
OF W 5TH AVE
6
90600130000N
77.5 FT OF LOTS 1 & 2 BLK 95 PLAT OF ORIGINAL 3RD WARD
553 W 4TH AVE
DUPLEX
7
90600250000
LOTS 3, 13, 14 & W 43 FT OF LOT 15 BLK 95 PLAT OF ORIGINAL 3RD WARD
556 W 5TH AVE
PLAYERS
8
90600150000
LOT 4 BLK 95 PLAT OF ORIGINAL 3RD WARD
543 W 4T1-1 AVE
SINGLE FAMILY
9
90600160000
LOT 5 BLK 95 PLAT OF ORIGINAL 3RD WARD
537 W 4TH AVE
SINGLE FAMILY
10
90600170000
LOT 6 BLK 95 PLAT OF ORIGINAL 3RD WARD
533 W 4TH AVE
DUPLEX
11
90600180000
LOT 7 BLK 95 PLAT OF ORIGINAL 3RD WARD
W 4TH AVE
VACANT PARCEL
12
90600190000
LOT 8 BLK 95 PLAT OF ORIGINAL 3RD WARD
523 W 4TH AVE
SINGLE FAMILY
13
90600200000
LOT 9 BLK 95 PLAT OF ORIGINAL 3RD WARD
515 W 4TH AVE
SINGLE FAMILY
14
90600200100
LOT 10 BLK 95 PLAT OF ORIGINAL 3RD WARD
W 4TH AVE
ACCESS. RESIDENTIAL STRUCTURE
15
90600230000
LOT 11 BLK 95 PLAT OF ORIGINAL 3RD WARD
507 W 4TH AVE
SINGLE FAMILY
16
90600240000
LOT 12 BLK 95 PLAT OF ORIGINAL 3RD WARD
405 MICHIGAN ST
SINGLE FAMILY
17
90905050000
N 1/2 OF LOTS 1 & 2 BLK 78 PLAT OF ORIGINAL 3RD WARD & 2 BLK 78
404 MICHIGAN ST
SINGLE FAMILY
18
909050400001S
1/2 OF LOTS 1 & 2 BLK 78 PLAT OF ORIGINAL 3RD WARD & 2 BLK 78
408 MICHIGAN ST
SINGLE FAMILY
19
90905060000
LOT 3 BLK 78 PLAT OF ORIGINAL 3RD WARD
449 W 4TH AVE
SINGLE FAMILY
20
90905070000
LOT 4 BLK 78 PLAT OF ORIGINAL 3RD WARD
443 W 4TH AVE
SINGLE FAMILY
21
90905080000
LOT 5 BLK 78 PLAT OF ORIGINAL 3RD WARD
437 W 4TH AVE
SINGLE FAMILY
22
90301300000
LOT 1 EXC S 18 FT ALSO LOT 2 THRU 22 EXC THE N 28 FT OF LOT 12 ALSO
EXC THE S 1/2 OF LOT 22 BLK 10 PLAT OF ORIGINAL 3RD WARD
41 W 8TH AVE
MULTIPLE OFFICES -MILES KIMBALL
23
90301240000
wl OF LOT 1 & N 28 FT OF LOT 12 BLK 10 PLAT OF ORIGINAL 3RD
NEBRASKA ST
MILES KIMBALL
24
90301310000
S 1/2 OF LOT 22 BLK 10 PLAT OF ORIGINAL 3RD WARD
W 9TH AVE
MILES KIMBALL
25
90301850000
LOT 8 BLK 16 PLAT OF ORIGINAL 3RD WARD
17 W 9TH AVE IDUPLEX
26
90301960000
LOT 19 BLK 16 PLAT OF ORIGINAL 3RD WARD
14W 10TH AVE
DUPLEX
24
Appendix B
Parcel Identification
MAP ID
PARCEL #
LEGAL DESCRIPTION
ADDRESS
USE
27
90301860000
LOT 10 & N 25 FT OF LOT 9 BLK 16 PLAT OF ORIGINAL 3RD WARD
901 S MAIN ST
THE COMPANY STORE
28
90301870000
S 25 FT OF N 50 FT OF LOT 9 & N 1/2 OF LOT 11 BLK 16 PLAT OF ORIGINAL
3RD WARD
905 S MAIN ST
GOLLNICK MACHINE
S 25 FT OF N 1/2 OF LOT 9 & S 1/2 OF LOT 11 BLK16 PLAT OF ORIGINAL
29
90301880001
3RD WARD
907 S MAIN ST
GOLLNICK MACHINE
30
9030199000
S 1/2 OF LOT 9 & ALL OF LOTS 23,24 & N 30 FT OF LOTS 20,21 & 22 BLK 16
913 S MAIN ST
PERFORMANCE PRODUCTS
PLAT OF ORIGINAL 3RD WARD
31
90301980000
S 120 FT OF LOTS 20, 21, & 22 BLK 16 PLAT OF ORIGINAL 3RD WARD
923 S MAIN ST
PORTSIDE PROPERTIES
THAT PRT OF BLK 18, 23, 28, 32, 25 & 36 LYG E OF E LI OF PIONEER DR
EXC NE PASSAGE ALSO VAC E 9TH AVE E LOTH AVE E 11TH AVE E SO
PARK AVE & E 14TH AVE E OF E LI PIONEER DR ALSO VAC UTAH ST
32
90302100000
ALSO ALL OF BLK 19 -24 & 40 ALSO THAT PRT AS DESC IN VOL 1123 PG
1000 PIONEER DR
PIONEER RESORT & MARINA
577 AS REC IN R OF D ALSO THAT PRT OF BLKS 39 & 43 & VAC E 16 TH
AVE ELY OF A LI PAR WITH & A DIST OF 70 FT ELY FROM C/L MAIN
TRACK C & NW RR PLAT OF ORIGINAL 3RD WARD
25
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Appendix C
Zoning Text Excerpts
SECTION 30 -26 C -3 CENTRAL COMMERCIAL DISTRICT
(A) 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 Commercial 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 - public structure
• College /university including residence halls
• Commercial greenhouse and nursery
• Day care center
• Fish market (wholesale)
• Family day care for nine (9) or more children
• Hotel /motel directional signs
• Mental or psychiatric hospital
• Mixed commercial /residential
WE
Appendix C
Zoning Text Excerpts
• New and 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.
(B) 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 District
(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: Forty-five (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) Corner 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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Loading Facilities.
(4) Accessory Commercial Structures
(a) Must be customary and incidental to the allowed principal uses including the
processing or treatment of products clearly 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) Same 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.
(iii) Corner Lots: Front yard /side street (front yard) setbacks shall be the same
as the principal commercial structure.
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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 Overlay designation is
applied. These standards shall apply only when the special standard differs from the standards set
forth for the primary residential district. In all other respects, the standards set forth for the C -3
Central Commercial District shall apply.
(1) Height: No restrictions.
(2) Vision Clearance: None required.
(3) 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:
a) 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.
b) Dwelling unit area: Four hundred (400) square feet minimum.
C) Off - street parking: In accordance with Section 30 -36 Off - Street Parking
& Loading Facilities.
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SECTION 30 -19 R -2 TWO FAMILY RESIDENCE DISTRICT
(A) Permitted Uses
(1) Any use permitted in the R -1 Single Family Residence District, unless otherwise provided in
this Chapter.
(2) Two family dwellings and accessory structures customarily incidental to the residential
principal use.
(3) Conditional Uses
• Art center
• Cemetery
• Church
Commercial greenhouse and nursery
Community center
• Day care center
• Family day care center for nine (9) or more children
• Funeral home
• Governmental structures
• Group homes licensed, operated or permitted under authority of Wisconsin Department
of Health and Social Services with nine (9) or more persons.
• Hospital
• Municipal structure
• Museum
• Nursing home
• Parking lot
• Public utility structure
• Retirement community
• Schools, public and private (including nursery, kindergarten, elementary and high
school)
• Swimming club, private (non - profit)
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.
(B) 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 District, or unless more
restrictive standards apply per Section 30 -35 Additional Standards and Exceptions.
(1) All Development:
(a) Lot Area
(i) Width: Sixty (60) feet minimum.
(ii) Depth: One hundred (100) feet minimum.
(iii) Area: Seven thousand two hundred (7,200) square feet minimum.
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(iv) Per Unit: Three thousand six hundred (3,600) square feet minimum.
(2) Principal Structure /Non - Residential
(a) Height: Forty-five (45) feet maximum.
(b) Side Yard Setback: Ten (10) feet minimum, both sides.
(c) Front Yard Setback: Twenty -five (25) feet minimum.
(d) Rear Yard Setback: Twenty -five (25) feet minimum.
(e) Off - Street Parking: In accordance with Section 30 -36 Off - Street Parking and
Loading Facilities.
(3) Principal Structure
(a) Height: Thirty-five (35) feet maximum or two and one -half (21/2) stories maximum.
(b) Side Yard Setback: Seven and one -half (7 1/2) feet minimum, both sides.
(c) Front Yard Setback: Twenty -five (25) feet minimum.
(d) Rear Yard Setback: Twenty -five (25) feet minimum.
(e) Structure Area: One thousand two hundred (1,200) square feet minimum (excluding
cellar and attached garage).
(f) Dwelling Unit Structure Area: Four hundred (400) square feet minimum.
(g) Corner 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.
(h) Off-Street Parking: In accordance with Section 30 -36 Off - Street Parking and
Loading Facilities.
(4) Accessory Structures
The total allowable area for detached and attached garages, excluding boathouse, shall not
exceed one thousand two hundred (1,200) square feet in area.
(a) Attached Garage:
All dimensional requirements (e.g. setbacks and height) of an attached garage shall
be the same as the principal structure.
(b) Detached Garage in Rear Yard.
(i) Height: Eighteen (18) feet and one (1) story maximum.
(ii) Front Yard Setback: Sixty (60) feet minimum, except if all required setbacks
of a principal structure are met.
(iii) Yard Setback from an Alley Line: Ten (10) feet minimum.
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(iv) Rear Yard Setback: Two and one -half (2 1/2) feet minimum.
(v) Side Yard Setback: Two and one -half (2 1/2) feet minimum.
(vi) Structure Area: Eight hundred (800) square feet maximum or a maximum
thirty (30) percent of the rear yard area, whichever is less.
(vii) Any detached garage closer than five (5) feet to a principal structure shall
adhere to or exceed all required minimum setbacks of the principal structure.
(c) Detached Garage in Side Yard
(i) Height: Eighteen (18) feet and one (1) story maximum.
(ii) Front Yard Setback: Twenty -five (25) feet or the same setback as the
principal structure whichever is greater.
(iii) Rear Yard Setback: Twenty -five (25) feet minimum.
(iv) Side Yard Setback: Seven and one -half (7 1/2) feet minimum.
(v) Structure Area: Maximum eight hundred (800) square feet or a maximum
thirty (30) percent of the rear and side yard areas combined, whichever is
less.
(vi) Five (5) foot minimum between principal and accessory structure.
(d) Detached Garage on Corner Lots
(i) Front Yard and Side Street (Front Yard) Setbacks: Twenty -five (25) feet
minimum or the same as the existing principal structure.
(ii) Side Yard Setback: Two and one -half (21/2) feet minimum setback provided
the accessory structure is a minimum of ten (10) feet from a neighboring
principal structure.
(iii) Rear Yard Setback: Same as side yard setback.
(iv) Structure Area: Eight hundred (800) square feet maximum.
(v) Any detached garage closer than five (5) feet to a principal structure shall
adhere to or exceed all minimum required setbacks of the principal structure.
(e) Utility Storage Structure
(i) One (1) utility storage structure located on the same lot as the principal
structure, not occupied by nor involving the conduct of a business or home
occupation.
(ii) The location of the structure shall comply with all setback/height
requirements governing a detached garage.
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(iii) Structure Area: One Hundred Fifty (150) square feet maximum with said
utility storage structure and all other accessory structures combined not
exceeding thirty (30) percent of the rear yard area.
(f) Boathouse
(i) One (1) boathouse structure when located on the same lot as the principal
structure.
(ii) The location of the boathouse shall comply with all setback/height
requirements governing a detached garage.
(iii) Structure Area: Five hundred (500) square feet maximum.
(g) Accessory Structures /Non- Residential
(i) Must be customary and incidental to the allowed principal uses. Accessory
structures may not exceed forty (40) percent of the floor area of the structure
for incidental storage.
(ii) Standards:
(aa) Same as the principal structure unless noted below.
(bb) Front Yard Setback: Sixty (60) feet minimum and not less than five
(5) feet behind the principal structure.
(cc) Corner Lots: Front yard /side street (front yard) setbacks shall be the
same as the principal structure.
(h) Satellite Television Receivinq Device
(i) Ground Mounted: Must be located in the rear yard and must adhere to the
same required height and setback requirements as an accessory structure
located in the rear yard area.
(ii) Roof Mounted: Are permitted.
(aa) Height: No higher than the allowable height of the principal structure.
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ARTICLE IX. PLANNED DEVELOPMENT OVERLAY DISTRICT
SECTION 30 -33 PLANNED DEVELOPMENT DISTRICTS
(A) Purpose and Intent
(1) Purpose
(a) It is the purpose of this Section to provide a method which will facilitate a more
flexible mixture and pattern of development, the grouping of open spaces, and
arrangement of living patterns in accordance with good planning principles while
providing adequate safeguards to protect the community.
(b) It is anticipated that development within this district will offer one (1) or more of the
following advantages:
(iv)
(v)
(vi)
(vii)
(c)
Designs which reflect the City's development and planning policies
for residential neighborhoods or nonresidential areas in which the
district is to be located, as forth in the City's Comprehensive Plan.
Designs which provide substantial buffers and transitions between
areas of different land uses and development densities.
Designs which enhance the appearance of developments and the
surrounding area by conserving areas of natural beauty and natural
green space.
Designs which lessen congestion on streets, and contribute to
improvements in pedestrian and vehicular circulation.
Designs which promote architectural compatibility between adjacent
structures.
Designs which will positively contribute to the physical appearance
and functional arrangement of land uses and buildings in the area.
Designs which will buffer differing types of land use and intensities of
development from each other so as to minimize any adverse impact
which new development may have on existing development.
Areas that may be deemed appropriate for a Planned Development Overlay
District include:
(i) Transitional Areas: which involve locations with a mix of different land
uses, where new development is proposed in an area of older uses
and buildings, and where the older uses may be allowed with lesser
zoning standards than appropriate for new development.
(ii) Infill areas: which involve parcels bypassed during the normal
course of urbanization in the community.
(iii) Redevelopment Areas: which relate to locations appropriate for
redevelopment, either public or private, where first or subsequent
uses and /or buildings are replaced by new uses and /or structures.
(iv) Large Commercial areas: which include shopping centers with a
number of occupancies and /or structures, together with outlots, or
locations encompassing multiple centers or multiple large scale
commercial developments.
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(v) Special Areas: which include locations that were identified as Special
areas in the City's Comprehensive Plan.
(vi) Large Scale and/or Mixed Use Areas: which encompass locations at
lest twenty (20) acres in size, where base zoning standards may not
be appropriate and /or needed, and where the developer and
community could benefit from a greater level of flexibility in the
application of land use controls.
(2) Exceptions
The City may permit in any Planned District (PD) even greater flexibility in the type of uses,
the area and yard requirements, the off - street parking and other regulations set forth in this
Section, subject to demonstration of appropriateness for the area under consideration.
(3) Zoning Classification
The Planned Development (PD) District shall be applied as an overlay zoning district. When
applied to a specific geographic area, the PD shall have the effect of allowing development
to be designed, reviewed, approved, constructed and managed according to the provisions
of this Section, rather than is required by the underlying zoning district. However, the
underlying zoning district shall prevail in determining permitted and conditional uses of land
within the PD as well as the maximum permitted project density or intensity of land use,
except as otherwise provided herein.
(4) Benefit
(a) It is not intended that the City will automatically grant exceptions for a Planned
Development Overlay District, but it is expected the City shall grant only such
exceptions which are deemed consistent with benefits accruing to the City as a result
of the planned development. The City may require as a condition of approval any
reasonable condition, limitation, or design factor which will promote development in
the Planned Development Overlay District consistent with the intent of this Section.
(B)
Planned Residential District
(1) Permitted Uses
(a) Any uses permitted in the underlying residential zone, including the allowed
accessory structures.
(b) Commercial uses permitted in the C -1 Light Commercial District, not to exceed five
(5) percent of the area of the Planned District.
(2) Standards
(a) Each Planned District shall have an area of at least one and one -half (1 %) acres.
(b) Not less than fifteen (15) percent of the total area of the Planned District shall be
devoted to open space.
(C)
Planned Commercial District
(1) Permitted Uses
Any uses permitted in the underlying commercial zone, including the allowed accessory
structures.
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(2) Standards
(a) Each Planned District shall have an area of at least one and one -half (1 '/2) acres.
(b) Not less than ten (10) percent of the total area of the District shall be devoted to
landscaped open space.
(c) The commercial units of the Planned District shall not exceed the standard density of
the underlying zoned area.
(D) Planned Industrial District
(1) Permitted Uses
(a) Any uses permitted in the underlying industrial zone, including the allowed accessory
structures.
(b) Appropriate and compatible commercial uses.
(2) Standards
(a) Each planned district shall have an area of at least one and one- half.(1 %2) acres.
(b) Not less than ten (10) percent of the total area of the district shall be devoted to
landscaped open space.
(E) Administrative Process
(1) Informal review of proposal by the Department of Community Development.
(2) Applications for rezoning to a Planned Development Overlay District shall include at least
one of the advantages as stated in Section 30- 33(A)(1)(b) and identify the characteristics of
the District per Section 30- 33(A)(1)(c).
(3) Conditional use permit request for development plan review and approval.
(a) The development plan shall include an architect's drawing showing:
(i) The location of all structures or recreational facilities.
(ii) The location of all drives, entrances and sidewalks.
(iii) The location, size, number and screening of all parking spaces.
(iv) Drainage and grading plan.
(v) A detailed proposal including covenants, agreements, or other documents
showing the ownership and method of assuring perpetual maintenance of
land to be used for common purposes.
(b) Review Criteria
In reviewing the development plan, the following criteria shall be used:
(i) Conformance with applicable standards of the base zoning district and the
provisions of this chapter, except as may be modified under Section 30 -33
and Section 30 -11.
(ii) Suitability of the site for the proposed development.
(iii) Compatibility of the proposed development with adjacent and nearby existing
or planned development in terms of scale, mass, height, bulk, uses,
activities, traffic, design, structure placement, privacy, views and similar
concerns.
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(iv) Utilization of site planning principles common to high quality development.
(v) Effective mitigation of any potential negative impacts of the proposed
development either on the site itself or off the site.
(vi) Conformance with the Comprehensive Plan, or other adopted City plans.
(c) The Plan Commission, in making its recommendation to the Common Council, shall
consider said criteria and take into consideration the recommendations of the
Department of Community Development, and comments received at the Plan
Commission meeting at which the item is reviewed.
(4) Recording of Plats
In addition to the requirements of the Subdivision Regulations, plats located in a Planned
District shall include statements indicating:
(a) That the land is a portion of a Planned District.
(b) That no substantive changes may be made without submission of a revised final
plan, with subsequent approval by both the Plan Commission and Common Council.
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"EXHIBIT A"
MODIFICATION NO. 1
SOUTH SHORE REDEVELOPMENT AREA
LEGAL DESCRIPTION
A part of Blocks 93, 94, and 95 of Plat of the Original Third Ward, W. Fourth Avenue, Michigan Street,
Vacated W. Third Avenue, Vacated W. Second Avenue, and Vacated Michigan Street, being in the W'h of
the SE' /4 of Section 23- 18 -16, Sixth Ward,
and also part of Blocks 48, 49, 61, 62, 78, 75 and all of Blocks 76 and 77 of Plat of the Original Third Ward,
part of W. Third Avenue, W. Fourth Avenue, W. Sixth Avenue, Michigan Street, Lewis Street, Oregon Street,
Vacated Michigan Street, Vacated W. Second through Vacated W. Fifth Avenues, Vacated Iowa Street, and
Vacated Minnesota Street, being in the SE' /4 of Section 23- 18 -16, Ninth Ward,
and also part of Blocks 5, 7, 9, 16, 23, 28, 32, 35, 39, 43, and all of Blocks 1, 2, 3, 4, 6, 8, 10, 11, 12, 13, 14,
18, 19, 24, 36, and 40 of Plat of the Original Third Ward, part of W. Sixth through Tenth Avenues, Oregon
Street, Nebraska Street, S. Main Street, Pioneer Drive, Vacated W. Fifth through Vacated W. Twelfth
Avenues, Vacated E. South Park Avenue, Vacated W. Fourteenth through Vacated W. Sixteenth Avenues,
Vacated Nebraska Street, Vacated Indiana Street, and all of Vacated Utah Street, being in the W' /z and S%2 of
the SW' /4 and the SW' /4 of the SE' /4 of Section 24- 18 -16, N' /Z and E%z of the NW' /4 and the W' /z of the NE' /4
of Section 25- 18 -16, Third Ward,
all in the City of Oshkosh, Winnebago County, Wisconsin described as follows:
Beginning at the intersection of the north line of W. Fifth Avenue and the east line of Iowa Street; thence
N22 °42'25 "E, 250.13 feet; thence N90 °00'00 "E, 44.37 feet; thence N48'49'5 8"E, 119.69 feet; thence
N88 0 39'28 "E, 347.87 feet; thence N19 °52'44 "E, 26.42 feet; thence S82 °45'47 "E, 418.59 feet to a point
250 feet west of the west line of Oregon Street; thence south along a line parallel to 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 Plat of the Original Third Ward;
thence south along the extended east line and 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, Block 5 of Plat of the Original Third Ward
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 Plat of the Original Third Ward; 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 Plat of the Original Third Ward; 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 to the extended west line of Lot 8, Block 16 of Plat of the Original
Third Ward; thence south along the west line of said Lot 8 and continuing along the west line of Lot 19,
Block 16 of Plat of the Original Third Ward, to the north line of E. Tenth Avenue; thence east along the
north line of E. Tenth Avenue to the centerline of S. Main Street; thence north 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 east line of Vacated Indiana Street; thence south along the 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 the Fox Valley & Western, Ltd. Railroad right -of -way; thence
southerly along the
Modification #1 South Shore Redevelopment Area
Legal Description (cont'd)
easterly line of the Fox Valley & Western, Ltd. Railroad right -of -way to the centerline of vacated W.
Sixteenth Avenue; thence east along the centerline of vacated W. Sixteenth Avenue and its extension
1,500 feet; thence due north 2,700 feet; thence due west to a point on the southerly shoreline of the Fox
River; thence northwesterly approximately 4,650 feet along the southerly shoreline of the Fox River to
the original main line track of the Chicago, Minneapolis, St. Paul and Pacific Railroad projected; thence
southwesterly along the Chicago, Minneapolis, St. Paul and Pacific Railroad original main line track
projected and the original main line track to a point on a line parallel to and 300 feet east of the east line
of Ohio Street; thence south along a line parallel to and 300 feet east of Ohio Street to the centerline W.
Fourth Avenue; thence west along the centerline of W. Fourth Avenue to the E. line of Ohio Street;
thence south along the E. line of Ohio Street to a point 47.5 feet north of the southwest corner of Lot
1, Block 95 of Plat of the Original Third Ward; thence east along a line parallel to and 47.5 feet north
of the south lines of Lots 1 and 2, Block 95 of Plat of the Original Third Ward, extended to a point on
the east line of Lot 3, Block 95 of Plat of the Original Third Ward; thence south along the east line of
said Lot 3 to the southeast corner of said Lot 3; thence east along the north lines of Lots 16 through 24,
Block 95, and Lots 13 through 23, Block 78 of Plat of the Original Third Ward to the northeast corner
of Lot 23, Block 78 of Plat of the Original Third Ward; thence south along the east line of said Lot 23
to the north line of W. Fifth Avenue; thence east along the north line of W. Fifth Avenue to the point
of beginning.