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HomeMy WebLinkAbout06-117.doc MARCH 28, 2006 06-117 RESOLUTION (CARRIED 7 -0 PURPOSE: INITIATED BY: LOST LAID OVER WITHDRAWN DETERMINATION OF BOUNDARIES; APPROVAL OF NEAR EAST NEIGHBORHOOD REDEVELOPMENT PLAN DEPARTMENT OF COMMUNITY DEVELOPMENT REDEVELOPMENT AUTHORITY RECOMMENDATION: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 WHEREAS, the Redevelopment Authority of the City of Oshkosh has prepared and adopted a comprehensive plan of redevelopment and urban renewal identified as the Near East Neighborhood Redevelopment Plan which contains: 1 ) 2) 3) 4) 5) 6) 7) 8) and a statement of the boundaries of the project area; and a map showing existing uses and conditions of real property; and a land use plan showing proposed uses of the area; and information showing the standards of population density, land coverage, and building intensity in the area after redevelopment; and information regarding the present and potential equalized value for property tax purposes; and a statement of proposed changes in the zoning ordinance or maps and building codes and ordinances; and a statement as to the kind and number of site improvements; and a statement relative to relocation of families to be displaced from the project area. WHEREAS, the Redevelopment Authority conducted a public hearing on the proposed creation of the Near East Neighborhood Redevelopment Plan and afforded all interested parties full opportunity to express their views; and WHEREAS, the Redevelopment Authority and Plan Commission found the Project Plan to be feasible and in conformity with the Comprehensive Plan of the City. MARCH 28, 2006 06-117 RESOLUTION CONT'D 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 the Near East Neighborhood Redevelopment Plan is feasible and in conformity with the Comprehensive Plan of the City of Oshkosh. BE IT FURTHER RESOLVED that the Redevelopment Plan for said Redevelopment Area, on file at the City Clerk's Office, is hereby approved and boundaries designated as described in the attached "Exhibit A". "EXHIBIT A" NEAR EAST NEIGHBORHOOD REDEVELOPMENT PLAN A part of Baldwin & Knapp's Addition; Thom and Simmons Plat; Leach's Map Blocks 39, 40, 42, 43, 72, 88, 89, 100, 101; Brunke's Subdivision; Ford's Addition Blocks 55 and 59; Parkinson's Subdivision of Lots 17, 18, 19 and 20 of Leach's Map Block 42; Washburn's Subdivision of Lot 4 and Block 41 Leach's Map; Merritt's Addition Blocks 1, 2, 3; Merritts 2nd Addition Blocks A, B, C, D, E; Bass Replat; Otis Cross Subdivision of part of Lot 3 Block 41 Leach's Map; Merritt's and Eastman's Addition; Fox Valley & Western Limited Railroad right-of-way; E. Lincoln Avenue; Fulton Avenue; Jefferson Street; Mt. Vernon Street; Grand Street; Marston Place; E. Irving Avenue; Dale Avenue; Oxford Avenue; E. Parkway Avenue; Broad Street; Hudson Avenue; Madison Street; Pleasant Street; Merritt Avenue; Vacated Northwestern Avenue; in the SE y,¡ of the SW y,¡ of Section 13-18-16; SW y,¡ of the SE y,¡ of Section 13-18-16; E. % of the NW y,¡ of Section 24-18-16, and the W % of the N E y,¡ of Section 24-18-16; all in the 4th & 10th Wards, City of Oshkosh, Winnebago County, Wisconsin described as follows: Commencing at the intersection of the centerline of E. Lincoln Avenue and the centerline of the Fox Valley & Western Limited Railroad right-of-way; thence west along the centerline of E. Lincoln Avenue to the extended west line of Lot 10 Baldwin & Knapp's Addition Block B; thence south along the extended west line and west line of said Lot 10 to a point 95.0 feet south of the south line of E. Lincoln Avenue; thence west parallel to the south line of E. Lincoln Avenue 66.0 feet to the west line of Lot 9 Baldwin & Knapp's Addition Block B; thence south along the west line of said Lot 9, 41.2 feet to the southwest corner of said Lot 9; thence east 66.0 feet along the south line of said Lot 9 to the northwest corner of Lot 33 Baldwin & Knapp's Addition Block B; thence south along the west line of said Lot 33, extended south line of said Lot 33 and the west line of Lot 10 Baldwin & Knapp's Addition Block A to a point 100.2 feet south of the south line of Fulton Avenue; thence west parallel to the south line of Fulton Avenue 66.0 feet to the west line of Lot 9 Baldwin & Knapp's Addition Block A; thence south 36.0 feet along the west line of said Lot 9 to the southwest corner of said Lot 9; thence west along the south lines of Lot 7 and 8 Baldwin & Knapp's Addition Block A, 77.0 feet to the southwest corner of said Lot 7; thence southwest to a point on the west line of Jefferson Street that is 129.7 feet north of the northwest corner of Jefferson Street and E. Irving Avenue as measured along the west line of Jefferson Street; thence west along a line parallel and 129.7 feet north of the north line of E. Irving Avenue, 66.0 feet to the west line of Lot 37, Baldwin & Knapp's Addition Block A; thence south along the west line and extended west line of said Lot 37 to the centerline of E. Irving Avenue; thence west along the centerline of E. Irving Avenue to the extended west line of Lot 13 Brunke's Subdivision; thence south along the extended west line and west line of said Lot 13 to the north line of Lot 5 Leach's Map Block 72; thence west alone the north line of said Lot 5 to the east line of Jackson Street; thence south along the east line of Jackson Street 132.0 feet to the southwest corner of Lot 4 Leach's Map Block 72; thence east 120.0 feet along the south line of said Lot 4; thence south along a line parallel and 120.0 feet east of the east line of Jackson Street 198.0 feet to the northeast corner of Lot 5 Merritt's 2nd Addition Block B; thence south along the east line of said Lot 5, 60 feet to the southeast corner of said Lot 5; thence west along the south line of said Lot 5, 120.0 feet to the east line of Jackson Street; thence south along the east line of Jackson Street, 240.0 feet to the northeast corner of Jackson Street and E. Parkway Avenue; thence east along the north line of E. Parkway Avenue, 120.0 feet to the southeast corner of Lot 1 Merritt's 2nd Addition Block B; thence south along the extended east line and east lines of Lot 3 and 4 Merritt's 2nd Addition Block A, 169.5 feet to the southeast corner of said Lot 3; thence west 120.0 feet along the south line of said Lot 3 to the east line of Jackson Street; thence south along the east line of Jackson Street 140.75 feet; thence south along a line parallel and 120.0 feet east of the east line of Jackson Street, 289.55 feet to a point 20.0 feet north of the southwest corner of Lot 6 Merritt's Addition Block 1 as measured along the east line of said Lot 6; thence west along a line parallel and 20.0 feet north of the south line of said Lot 6 to the east line of Jackson Street; thence south along the east line of Jackson Street to the northeast corner of Jackson Street and Merritt Avenue; thence east along the north line of Merritt Avenue to the extended west line of Lot 13 Leach's Map Block 40; thence south along the extended west line of said Lot 13 and the east lines of Lots 13, 10, 9 and 24 Leach's Map Block 40, to a point 10.0 feet south of the northwest corner of said Lot 24; thence east along a line parallel and 169.0 feet south of the south line of Merritt Avenue to the west line of Jefferson Street; thence southeast to the southwest corner of Lot 16 Merritt's and Eastman's Addition Block 1; thence east 120.0 feet along the south line of said Lot 16 to the southeast corner of said Lot 16; thence south along the west line of Lot 10 Merritt's and Eastmans's Addition Block 1, 34.6 feet; thence east along a line parallel and 34.6 feet south of the north line of said Lot 10, 120.0 feet to the west line of Mt. Vernon Street; thence southeast to the northeast corner of Mt. Vernon Street and Northwestern Avenue; thence east along the north line of Northwestern Avenue 120.0 feet to the southeast corner of Lot 8 Merritt's and Eastman's Addition Block 2; thence north along the east lines of Lots 8, 9 and 10 Merritt's and Eastman's Addition Block 2, 109.0 feet; thence east along a line parallel and 134.0 feet south of the south line of Merritt Avenue 15.0 feet; thence south along a line parallel and 135.0 feet east of the east line of Mt. Vernon Street 32.0 feet; thence east along a line parallel and 166.0 feet south of the south line of Merritt Avenue 62.0 feet to the east line of Lot 31 Leach's Map Block 39; thence north along the east line of said Lot 31, 21.0 feet; thence east along a line parallel and 145.0 feet south of the south line of Merritt Avenue, 53.0 feet to the east line of Lot 30 Leach's Map Block 39; thence north along the east line of said Lot 30, 21.0 feet to the southwest corner of Lot 29 Leach's Map Block 39; thence east 51.5 feet along the south line of said Lot 29; thence north along a line parallel and 51.5 feet west of Madison Street, 25.0 feet; thence east parallel to and 99.0 feet south of the south line of Merritt Avenue, 51.5 feet to the west line of Madison Street; then easterly to a point on the east line of Madison Street that is 100.0 feet south of the south line of Merritt Avenue; thence east along a line parallel and 100.0 feet south of the south line of Merritt Avenue, 50.0 feet; thence north along a line parallel and 50.0 feet east of the east line of Madison Street, 10.0 feet; thence east along a line parallel and 90.0 feet south of the south line of Merritt Avenue, 50.0 feet; thence south along a line parallel and 100.0 feet east of the east line of Madison Street, 30.0 feet to the south line of Lot 22 Leach's Map Block 39; thence east along the south line of said Lot 22, 4.0 feet to the northeast corner of Lot 20 Leach's Map block 39; thence south along the east line and extended east line of said Lot 20 to the centerline of Vacated Northwestern Avenue; thence east along the centerline of Vacated Northwestern Avenue to the west line of Broad Street (west segment); thence southeast to a point on the east line of Broad Street (west segment) that is on a line that is parallel and 294.65 feet south of the south line of Merritt Avenue; thence east along a line parallel and 294.65 feet south of the south line of Merritt Avenue to the centerline of Broad Street (east segment); thence north along the centerline of Broad Street (east segment) to the centerline of E. Irving Avenue; thence east along the centerline of E. Irving Avenue to the centerline of Fox Valley & Western Limited Railroad right-of-way to the north; thence north along the centerline of the Fox Valley & Western Limited Railroad right-of-way to the centerline of E. Lincoln Avenue the point of beginning. Said parcel contain approximately 93.62 acres. "EXHIBIT A" NEAR EAST NEIGHBORHOOD REDEVELOPMENT PLAN A part of Baldwin & Knapp's Addition; Thom and Simmons Plat; Leach's Map Blocks 39, 40, 42, 43, 72, 88, 89, 100, 101; Brunke's Subdivision; Ford's Addition Blocks 55 and 59; Parkinson's Subdivision of Lots 17, 18, 19 and 20 of Leach's Map Block 42; Washburn's Subdivision of Lot 4 and Block 41 Leach's Map; Merritt's Addition Blocks 1, 2, 3; Merritts 2nd Addition Blocks A, B, C, D, E; Bass Replat; Otis Cross Subdivision of part of Lot 3 Block 41 Leach's Map; Merritt's and Eastman's Addition; Fox Valley & Western Limited Railroad right-of-way; E. Lincoln Avenue; Fulton Avenue; Jefferson Street; Mt. Vernon Street; Grand Street; Marston Place; E. Irving Avenue; Dale Avenue; Oxford Avenue; E. Parkway Avenue; Broad Street; Hudson Avenue; Madison Street; Pleasant Street; Merritt Avenue; Vacated Northwestern Avenue; in the SE y,¡ of the SW ~ of Section 13-18-16; SW ~ of the SE ~ of Section 13-18-16; E. Y2 of the NW ~ of Section 24-18-16, and the W Y2 of the NE ~ of Section 24-18-16; all in the 4th & 10th Wards, City of Oshkosh, Winnebago County, Wisconsin described as follows: Commencing at the intersection of the centerline of E. Lincoln Avenue and the centerline of the Fox Valley & Western Limited Railroad right-of-way; thence west along the centerline of E. Lincoln Avenue to the extended west line of Lot 10 Baldwin & Knapp's Addition Block B; thence south along the extended west line and west line of said Lot 10 to a point 95.0 feet south of the south line of E. Lincoln Avenue; thence west parallel to the south line of E. Lincoln Avenue 66.0 feet to the west line of Lot 9 Baldwin & Knapp's Addition Block B; thence south along the west line of said Lot 9, 41.2 feet to the southwest corner of said Lot 9; thence east 66.0 feet along the south line of said Lot 9 to the northwest corner of Lot 33 Baldwin & Knapp's Addition Block B; thence south along the west line of said Lot 33, extended south line of said Lot 33 and the west line of Lot 10 Baldwin & Knapp's Addition Block A to a point 100.2 feet south of the south line of Fulton Avenue; thence west parallel to the south line of Fulton Avenue 66.0 feet to the west line of Lot 9 Baldwin & Knapp's Addition Block A; thence south 36.0 feet along the west line of said Lot 9 to the southwest corner of said Lot 9; thence west along the south lines of Lot 7 and 8 Baldwin & Knapp's Addition Block A, 77.0 feet to the southwest corner of said Lot 7; thence southwest to a point on the west line of Jefferson Street that is 129.7 feet north of the northwest corner of Jefferson Street and E. Irving Avenue as measured along the west line of Jefferson Street; thence west along a line parallel and 129.7 feet north of the north line of E. Irving Avenue, 66.0 feet to the west line of Lot 37, Baldwin & Knapp's Addition Block A; thence south along the west line and extended west line of said Lot 37 to the centerline of E. Irving Avenue; thence west along the centerline of E. Irving Avenue to the extended west line of Lot 13 Brunke's Subdivision; thence south along the extended west line and west line of said Lot 13 to the north line of Lot 5 Leach's Map Block 72; thence west alone the north line of said Lot 5 to the east line of Jackson Street; thence south along the east line of Jackson Street 132.0 feet to the southwest corner of Lot 4 Leach's Map Block 72; thence east 120.0 feet along the south line of said Lot 4; thence south along a line parallel and 120.0 feet east of the east line of Jackson Street 198.0 feet to the northeast corner of Lot 5 Merritt's 2nd Addition Block B; thence south along the east line of said Lot 5, 60 feet to the southeast corner of said Lot 5; thence west along the south line of said Lot 5, 120.0 feet to the east line of Jackson Street; thence south along the east line of Jackson Street, 240.0 feet to the northeast corner of Jackson Street and E. Parkway Avenue; thence east along the north line of E. Parkway Avenue, 120.0 feet to the southeast corner of Lot 1 Merritt's 2nd Addition Block B; thence south along the extended east line and east lines of Lot 3 and 4 Merritt's 2nd Addition Block A, 169.5 feet to the southeast corner of said Lot 3; thence west 120.0 feet along the south line of said Lot 3 to the east line of Jackson Street; thence south along the east line of Jackson Street 140.75 feet; thence south along a line parallel and 120.0 feet east of the east line of Jackson Street, 289.55 feet to a point 20.0 feet north of the southwest corner of Lot 6 Merritt's Addition Block 1 as measured along the east line of said Lot 6; thence west along a line parallel and 20.0 feet north of the south line of said Lot 6 to the east line of Jackson Street; thence south along the east line of Jackson Street to the northeast corner of Jackson Street and Merritt Avenue; thence east along the north line of Merritt Avenue to the extended west line of Lot 13 Leach's Map Block 40; thence south along the extended west line of said Lot 13 and the east lines of Lots 13, 10, 9 and 24 Leach's Map Block 40, to a point 10.0 feet south of the northwest corner of said Lot 24; thence east along a line parallel and 169.0 feet south of the south line of Merritt Avenue to the west line of Jefferson Street; thence southeast to the southwest corner of Lot 16 Merritt's and Eastman's Addition Block 1; thence east 120.0 feet along the south line of said Lot 16 to the southeast corner of said Lot 16; thence south along the west line of Lot 10 Merritt's and Eastmans's Addition Block 1, 34.6 feet; thence east along a line parallel and 34.6 feet south of the north line of said Lot 10, 120.0 feet to the west line of Mt. Vernon Street; thence southeast to the northeast corner of Mt. Vernon Street and Northwestern Avenue; thence east along the north line of Northwestern Avenue 120.0 feet to the southeast corner of Lot 8 Merritt's and Eastman's Addition Block 2; thence north along the east lines of Lots 8, 9 and 10 Merritt's and Eastman's Addition Block 2, 109.0 feet; thence east along a line parallel and 134.0 feet south of the south line of Merritt Avenue 15.0 feet; thence south along a line parallel and 135.0 feet east of the east line of Mt. Vernon Street 32.0 feet; thence east along a line parallel and 166.0 feet south of the south line of Merritt Avenue 62.0 feet to the east line of Lot 31 Leach's Map Block 39; thence north along the east line of said Lot 31, 21.0 feet; thence east along a line parallel and 145.0 feet south of the south line of Merritt Avenue, 53.0 feet to the east line of Lot 30 Leach's Map Block 39; thence north along the east line of said Lot 30, 21.0 feet to the southwest corner of Lot 29 Leach's Map Block 39; thence east 51.5 feet along the south line of said Lot 29; thence north along a line parallel and 51.5 feet west of Madison Street, 25.0 feet; thence east parallel to and 99.0 feet south of the south line of Merritt Avenue, 51.5 feet to the west line of Madison Street; then easterly to a point on the east line of Madison Street that is 100.0 feet south of the south line of Merritt Avenue; thence east along a line parallel and 100.0 feet south of the south line of Merritt Avenue, 50.0 feet; thence north along a line parallel and 50.0 feet east of the east line of Madison Street, 10.0 feet; thence east along a line parallel and 90.0 feet south of the south line of Merritt Avenue, 50.0 feet; thence south along a line parallel and 100.0 feet east of the east line of Madison Street, 30.0 feet to the south line of Lot 22 Leach's Map Block 39; thence east along the south line of said Lot 22,4.0 feet to the northeast corner of Lot 20 Leach's Map block 39; thence south along the east line and extended east line of said Lot 20 to the centerline of Vacated Northwestern Avenue; thence east along the centerline of Vacated Northwestern Avenue to the west line of Broad Street (west segment); thence southeast to a point on the east line of Broad Street (west segment) that is on a line that is parallel and 294.65 feet south of the south line of Merritt Avenue; thence east along a line parallel and 294.65 feet south of the south line of Merritt Avenue to the centerline of Broad Street (east segment); thence north along the centerline of Broad Street (east segment) to the centerline of E. Irving Avenue; thence east along the centerline of E. Irving Avenue to the centerline of Fox Valley & Western Limited Railroad right-of-way to the north; thence north along the centerline of the Fox Valley & Western Limited Railroad right-of-way to the centerline of E. Lincoln Avenue the point of beginning. Said parcel contain approximately 93.62 acres. ro Q) !... <{ +-' c: Q) E Q. 0 - Q) (/) ~ .~ "O!... Q) ro ~'~ T"" "0 J ~o 0 ~oca fõ O'C: ,Q+-' .!: ' !a 0>0 ,- Q) z .¡..I f/) ro w !... ro ill Z J~ Z~"'-~!/ì l'~ ¡¡¡ r'" Õ .. <1) ~ L-m'j ¡ l ! 1 WJl.U i, i t.-J L ' '. !!) 0 0 N , ! : ¡ i J L " ?; z (D ~ Cd ~ r:J'J ~ :s::~ ~ ~. ~~ 8r:::r 0'\0 g.- O 0 0.. ~ ~ § Cl ~ (D ~ Zn CD ~. ~. ~ ~'-< c;Jo 0 ~ ~ 0' ~rJJ 0 ~ 0 ~ ~o rJJ rJJ ~~ ~ 0 (Jq ~ ~ S City of Oshkosh Great Neighborhoods Program Near East Neighborhood Plan Table of Contents INTRODUCTION ..................................................................................2 Existing Public Safety Issues......................................... 12 Public Safety Recommendations .................................. 13 EXISTING CONDITIONS AND RECOMMENDATIONS........................:..... 3 Existing Land Use and Zoning ...........................................3 Land Use and Zoning Recommendations ............................3 Public Improvements, Policy and Regulation Issues...... 14 Street and Sidewalk Existing Conditions Street and Sidewalk Recommendations Street Tree Existing Conditions Street Tree Recommendations Existing Tenure and Income ...............................................6 Tenure and Income Recommendations................................ 6 Existing Property Values..................................................... 8 Property Value Recommendations ......................................8 Existing Sense of Community .......................................14 Recommendations to Improve Sense of Community..... 14 .Conclusion.................................................................... 15 Existing Special Uses .........................................................8 Special Use Recommendations ...........................................8 IMPLEMENTATION AUTHORITY, PLAN AND SCHEDULE ................16 Existing Appearance and Property Condition...................... 9 Appearance and Property Condition Recommendations...... 10 Targeted Code Enforcement Rehabilitation Property Acquisition and Clearance Disposition of Acquired Properties Zoning Ordinance Changes Infill Design Standards Property Maintenance and Repair Design Advice Landscape Maintenance Seminars Removal of Junk and Debris City of Oshkosh - Near East Neighborhood Plan ~ Page 1 INTRODUCTION In 2005, the City adopted a 20-year Comprehensive Plan. The Comprehensive Plan Update Committee assigned highest priority to 13 implementa- tion items, which included "Implement 'Neighborhood Improvement Strategies' in specific geographic àreas for neighborhood and housing issues." This effort will move forward as the "Great Neighborhoods Program". Four priority neighborhood improvement strategic areas were identified in the Comprehensive Plan. These areas were selected after reviewing low to moderate-income census tracts, housing tenure, age of housing stock and median value of owner occupied units. Consideration was also given to incidences of building and property maintenance code violations and visual assessment ofthe areas. The Near East Neighborhood is one of the four priority neighborhood improvement strategic areas identified in the Comprehensive Plan. This neighborhood was selected as the first area to be a part of the "Great Neighborhoods Program" due to its proximity to the downtown area which is also undergoing revitalization efforts. Additional consideration was given to the opportunities and assets in the area including a relatively high level of owner occupancy, presence of some architecturally interesting properties and the number of blighted properties whose removal would signifi- cantly enhance the appearance ofthe area and would provide opportunities for well-designed infill to attract new residents. The Near East Neighborhood contains all or a portion of approximately 20 city blocks just east of the historic Main Street business district. There are approximately 370 parcels in the area. The area is roughly bordered by East Lincoln Avenue on the north, Merritt Avenue on the south, Broad Street on the east and Jefferson Street on the west. There are a myriad of issues affecting the condition of the neighborhood from building code, property maintenance and zoning code violations to higher levels of calls for police service. As detailed in the text of this Plan, this area has a significant level of police activity and there is an almost one-for-one relationship between parcels with the highest levels police contact and renter occupancy. Further, these units with higher levels of police contact also have a notably high rate of building and property maintenance code violations. The higher level of police activity and the additional enforcement activity on the part of the City's Inspections Services Division is especially troublesome because the average property values for parcels containing one to three dwell- ing units in this area is roughly 70% of the average value of one to three unit properties city-wide. It appears there is a disproportionate relationship be- tween local property taxes paid and city service expenses in this area. A comprehensive approach would be required to improve property and neighborhood conditions, increase home values, reduce calls for police ser- vice and code enforcement, and generally stabilize this area. This Plan pro- poses such an approach. City of Oshkosh - Near East Neighborhood Plan ~ EXISTING CONDITIONS AND RECOMMENDATIONS EXISTING LAND USE AND ZONING The existing land use in the area is primarily single and two family resi- dential. There are three large multifamily buildings, one of relatively recent construction, one a result of adaptive reuse of Dale School as well as a property constructed for multifamily use in the 1920's. The m~or- ity of two and three family properties are converted single family homes. Victory Baptist Church, the Boys and Girls Club, YMCA, Roe Park, and the Public Library are all located on the perimeter of the area. The Ca- nadian National Railroad corridor borders the area on the east, with one set of tracks and two vacant parcels of approximately two acres each abutting the tracks. An existing land use map is shown on page 4. The area has several different zoning designations: Two Family, Multi- ple Family and Commercial (R-2, R-3, R-5, R-5PD, C-3 and C-3 DO). As the area was developed well before the adoption of the zoning ordi- nance, most of the lots are substandard in dimension from a zoning per- spective. As a result, substandard setbacks are common for structures as well as for open parking. Lack of space for code compliant parking, even on lots with single family dwellings, is not uncommon. In general terms, many of the substandard zoning conditions do not pose functional problems. However, there are several lots where one or more of these substandard conditions threaten the ongoing functionality and viability of the use. In one extreme case, a 23' x 69' comer lot is en- tirely taken up by a residential structure, a small deck, and one non- compliant parking stall. A 52' x 40' midblock lot is similarly taken up by a single family home. A 55' x 120' lot contains two residential struc- tures: a duplex and a single family, as well as a detached two car garage. The width of a 22' x 89' lot is almost entirely consumed by a single fam- ily structure, with no room for a compliant drive or garage. There are about 10 vacant parcels of various sizes in the area which pre- sent a variety of opportunities including assembly into larger parcels for redevelopment as well as for new single family construction. The vacant Canadian National Railroad property contributes little to the area at this time, except as open space between the tracks and residential uses. LAND USE AND ZONING RECOMMENDATIONS The existing zoning designations have led to inappropriately de- signed infill and do not appear appropriate given the initial density ofthe area. Downzoning to R-2 PD (Two Family Residence District with a Planned Development Overlay) along with language to main- tain existing multiple-family structures in a conforming status, would help to better preserve the initial density of the area and pre- vent inappropriately scaled infill construction. Zoning Ordinance text amendments would address open parking on substandard lots and infill design standards. These changes are dis- cussed later in this Plan. Whether parcels are vacant or contain structures, if they are so sub- standard is size that there is insufficient area for a structure, compli- ant parking and recreation, they should be acquired, cleared if neces- sary, and combined with abutting parcels to create viable lots. Sub- standard lots and lots with awkward configurations would be dis- posed of to one or more abutting property owners on a case by case basis as the dimension and shape of the subject lot relate to the di- mension and shapes of abutting properties. City of Oshkosh - Near East Neighborhood Plan ~ Existjng Land Use Near East Neighborhood V//:: COMMERCIAL - INDUSTRIAL .. GOVERNMENT ŒEE3 INSTITUTIONAL _INFRASTRUCTURE ~ MIXED USE '~ PARKING LOT ~-:f;.f PUBLIC PARK r;,~3 REG-OPEN SPACE t:Ff4\"1 ""HOOL .,,>:.. ""-' t&28) VACANT/UNDEVELOPED City qf Oshkosh Oe¡!ßrtrMnt ot C¡¡¡"HM1ì!y O""!rtOPIM1! ç :I@ 491) ;;!)I) 1 inch equals 411 feet Source: City ofùshkostl CUB. Januray 3. 2000 City of Oshkosh - Near East Neighborhood Plan ~ Page 4 Existing Zoning Near East Neigh b()rhood II 'tool 1 inch equals417fee~ Janoray 3, 2006 City of Oshkosh - Near East Neighborhood Plan ~ Page 5 EXISTING TENURE AND INCOME The area falls into Census Tracts 2 and 5. All of the blocks in the area are considered low to moderate income as over 51 % of residents have incomes below 80% of County Median Income according to the 2000 Census. The rate of owner occupancy in this area according to current City As- sessor's records is 60%, which compares favorably to the city-wide owner occupancy rate of 57% per the 2000 Census. This rate of owner occupancy bodes well for success of the proposed neighborhood im- provement strategies as owner occupants typically have a vested interest in the condition of their neighborhoods. While the overall rate of owner occupancy is good, it should also be noted that there are a number of blocks where less than 50% of the par- cels contain owner occupied dwellings. Several of these blocks also contain homes with significantly lower property values. As discussed later in this Plan, there is a significant correlation between tenure (rental occupancy) and police contact. Further evaluation of these specific rental properties also found a significant incidence of property maintenance and building code violations, TENURE AND INCOME RECOMMENDATIONS Project efforts would be directed at retention of existing owner occu- pants and increasing rates of owner occupancy in those blocks with rates of owner occupancy lower than the city-wide average per the 2000 Census. Proposed strategies to increase the level of owner occupancy would include City use of Community Development Block Grant (CDBG) funds to purchase and convert existing blighted but repairable du- plexes and multifamily buildings to single family use, targeted homeownership assistance through the Winnebago County Housing Authority First Time Homebuyer Program, and making overall im- provements to the area to attract new owners. Overall improvements to the area, increased Neighborhood Watch activity and activities outlined in other portions of this Plan should contribute to owner retention. There were 29 parcels that had five or more police contacts in a 12- month period ending October 2005. Of these 29 parcels, 26 parcels contain rental units. Of these 29 parcels, 22 had records of building code and/or property maintenance code violations. Actions should also be taken to improve the condition and physical appearance of rental properties as well as to modify tenant behaviors that lead to police contact. It is beneficial to have the area contain a mix of owner and renter occupied properties. To make the area attractive to good renters and owner occupants, it would appear appropriate to work with both landlords and tenants living in properties with high levels of police contacts. This would include the staff of the Police Department and the Planning Services Division undertaking programming and devel- oping materials specifically directed toward educating landlords how to address these issues, working with UW Extension to provide addi- tional opportunities for the "Rent Smart" seminars, and possibly hosting conflict resolution presentations. Page 6 City of Oshkosh - Near East Neighborhood Plan ~ Owner/Renter Dístrîbutîon Near Ea$t Neighborhood Redevelopment Area Foot $oorœ: CitY of Oshkosh {US. March. 2006 City of Oshkosh - Near East Neighborhood Plan ~ Page 7 EXISTING PROPERTY VALVES Assessed property values for single, two and three family homes in the area average approximately $84,000, as compared to $117,100 ($23,100 for land and $94,000 for improvements) for one through three family properties city-wide. The area contains 15 developed parcels with total assessed values under $50,000. Ten of these are rental properties, three are owner occupied and two are vacant. The two vacancies appear to be the result of mort- gage foreclosure. In addition to the positive correlation between low property value and renter occupancy, there is a further relationship between low value rental property in this area and properties with high levels of police contact. Further analysis shows the vast majority of these properties also have a history of building code and property maintenance code violations. This relationship is problematic in that these properties are generating lower levels of tax revenue for the City at the same time they require higher levels of City services. PROPERTY VALVES RECOMMENDATIONS While it may not be reasonable to expect property values to rise to the city-wide average as a result of implementation of this Plan, it is ex- pected that each of the program activities proposed would have a posi- tive impact on property values in the area. The most dramatic improve- ments would result fÌom blight removal, properly designed infill con- struction, and targeted rehabilitation. EXISTING SPECIAL USES The area contains a number of infill homes constructed by Habitat for Humanity, which are primarily located on Grand Street. At the time of development of this Plan, one of the houses is vacant. While Habitat creates ownership opportunities which have neighborhood benefits, the design of these particular homes does not blend well with the architec- ture of other homes in the area. The area also contains four rental properties owned by ADVOCAP. Two of these are for special populations, one is a Community Based Residential Facility (CBRF) for disabled adults, and one is used for transitional housing for families affected by domestic violence. The Canadian National Railroad owns two vacant parcels of nearly two acres each on the east side of the neighborhood. One parcel contains two small structures related to the railroad use. While the properties are periodically mowed to reduce weed height, no other maintenance is performed. One of the parcels is being used by the abutting properties to access the rear portions of their lots by car. The property contributes little functionally to the neighborhood, has little utility for the Railroad and actually detracts from the appear- ance ofthe area. SPECIAL USE RECOMMENDATIONS Because of the proximity of this area to public transportation, shop- ping and services, the neighborhood could be attractive to those with special housing needs. The City would work with potential providers to address these needs within the parameters ofthis Plan. Additional infill construction of special needs housing and Habitat homes is a possibility as part of this Plan if these homes conform to infill design standards and are not proximate to other special needs and Habitat homes. Acquisition of the vacant Railroad land and conversion to a new use would improve the area by creating recreation and/or community garden space. Given the proximity to the tracks, lack of public ac- cess and site dimensions, redevelopment for residential use does not appear feasible. Page 8 City of Oshkosh - Near East Neighborhood Plan ~ EXISTING ApPEARANCE AND PROPERTY CONDITION The housing stock in this area is generally well over 75 years old, and predominately of wood ftame construction. There is evidence of sig- nificant deferred maintenance and poorly executed repairs and "improvements". Common problems include ftont porch and step de- terioration which either has not been repaired or has been addressed with inappropriate materials and design. In some cases, porches and stoops have been removed in part or in whole as an alternative to re- pair. Many buildings have been inappropriately altered in the process of conversion ftom single family to two family use. Second floor jump platforms of unpainted wood accessed by doors in modified window openings are commonly visible ftom the street. Code enforcement alone is not an acceptable approach to dealing with appearance issues. Many of the least attractive porch and railing con- ditions are, in fact, code compliant. Further, adherence to code re- quirements in some cases results in a less attractive property than in the non-compliant condition. Second floor jump platforms on primary facades are an example of this, as are code complaint guardrails that are out of scale with original porch design. It is not uncommon in this area to see replacement windows of inap- propriate size and configuration, which, while properly installed, have a detrimental effect on the appearance of building facades. The prac- tice of closing up and siding over window openings is also common, leaving building facades with little visual interest. Many properties do not have garages; thus, parking in required set- backs and on lawns is common. Small lot sizes coupled with conver- sion of single family homes to duplexes and multiple-family structures contribute further to on-site parking pressure. Many driveways, aprons, and parking areas are not paved. Because the majority of these problematic open parking conditions existed prior to adoption of the Zoning Ordinance, they are considered legal non-conforming. An enforcement approach to this issue is further complicated by the fact that in many cases there is no code compliant alternative location for open parking. Initial visual surveys of the area found open porches containing fur- niture designed for indoor use and filled with household items. Tires, mattresses and other junk and debris were also observed in side and rear yards. For the most part, site landscaping is either non-existent or poorly maintained. Parking on turf areas is common and many yards have muddy ruts as a result. Many terraces are without street trees. Due to lack of infill design standards, the infill construction projects that have been undertaken in this area are out of character with sur- rounding properties. Even though the construction is new, it is in- consistent with the architectural design elements and construction materials typically found in the area. While the area contains some properties that appear to have histori- cal/architectural interest, only a few have been identified eligible for the National Register of Historic Places as determined in the draft 2005-06 update ofthe City's 1980 Intensive Historic Survey. While some architecturally interesting properties exist in good con- dition, many are suffering ftom deferred maintenance or have been inappropriately altered. One notable example is the City's only oc- tagon house, where window openings have been closed or modified and the original porch has been lost. The result of these modifica- tions is the loss of the possible National Register listing of this prop- erty. While many architecturally interesting buildings are suitable candi- dates for rehabilitation, some have been so modified that it would not be economically feasible to attempt to restore the properties to their original exterior appearance. Page 9 City of Oshkosh - Near East Neighborhood Plan ~ APPEARANCE AND PROPERTY CONDITION RECOMMENDATIONS Targeted Code Enforcement Historically, property maintenance and building code enforcement have primarily focused on rental property and relied in large part upon com- plaints to trigger enforcement action. Zoning code enforcement, while more evenly focused on owner and rental properties, has been somewhat uncoordinated with building and property maintenance code enforce- ment. A windshield survey of this area shows the status quo approach will not work in this area as exterior building code, property mainte- nance, and zoning code issues exist with both owner and renter occupied properties. Comprehensive property review and uniform enforcement are proposed to ensure overall improvement of the area. This effort should include elements of technical assistance and, where appropriate, financial assistance in increasing the quality and level of compliance actions. As previously noted, many code compliant repairs are not in character with the architectural style and building materials typically found in this area. An inspection of each property in the area ftom the sidewalk is pro- posed. A standard checklist of common building code, property mainte- nance code and zoning code violations would be used to review the con- dition of each property. The Planning Services Division would notifY property owners in writing of items needing correction. Technical assis- tance will be offered as well as financial assistance to qualified owners and properties and a reasonable time for addressing problems will be provided. Should compliance not be achieved within a reasonable time period, given the nature of the problems found, it is proposed that the matter would be referred to either the City Inspection Services Division or the Zoning Administrator for enforcement action under appropriate Ordinance provisions. In more problematic circumstances, it is proposed that non-compliance would be addressed through property acquisition for the purpose of reha- bilitation or clearance and redevelopment. Rehabilitation It is proposed to target CDBG and HOME Rental Rehabilitation Program funding for rehabilitation of repairable properties occupied by income qualified owners and tenants for conversion of two and three family units back to single family use and for rehabilitation of repairable properties acquired for rehabilitation. The City would also work with private lenders to make funds avail- able at more favorable terms and rates for rehabilitation of homes occupied by owners who are not income qualified for CDBG reha- bilitation and to undertake activities that are not CDBG eligible, particularly the construction of garages and paved drives. Property Acquisition and Clearance Older, wood ftame residential structures typical of this area are not automatically candidates for demolition on the basis of age. The type of building construction and maintenance and repair work un- dertaken over the life of the structure are factors that have the great- est bearing on the ongoing viability of the structure. Functional as- pects of lot dimension and building placement would also be taken into consideration in making the decision to remove improvements. Based on initial windshield survey of the area and a review of City Assessor's property information, it appears that there are several structures that are in such a condition that they are a blight on the area, are not economically feasible to repair and should be razed. Further, there are at least two areas that contain abutting properties that should be purchased, razed and assembled for redevelopment. It is proposed that properties be identified for acquisition and clear- ance based on the following criteria: 1. Construction type/quality The older homes in this area that were poorly constructed are at or past the point of being economically repairable. The foundation is an important indicator of the overall type of construction. Homes constructed over 50 years ago that are on piers were generally inex- Page 10 City of Oshkosh - Near East Neighborhood Plan ~ pensively constructed and commonly have problems related to that type of foundation as well as problems associated with overall poor construc- tion. These structures seldom present opportunities for a viable, eco- nomicallong term result from rehabilitation. 2. Condition The condition of improvements can be objectively evaluated on the basis of the number and type of building code and property maintenance is- sues that exist, the cost of repair versus the value ofthe property and the likelihood of long term viability of the property as a whole following rehabilitation. 3. Functional Aspects of Lot Size, Shape, and Structure Placement As this area was developed well before adoption of the Zoning Ordi- nance, the majority of the lots contain one or more of the following sub- standard conditions: lot size, lot dimension, and structure setbacks, which result in lack of space to provide recreation or on site required parking. Several extreme examples of these substandard conditions were previously described. Disposition of Acquired Properties It is proposed that where lots are developable, the City will work with private developers and agencies to develop appropriately designed new residential structures. The City would take steps to ensure appropriate redevelopment activities both in terms of use and appearance. Substandard lots and lots with awkward configurations would be dis- posed of to one or more abutting property owners on a case by case basis as the dimension and shape of the subject lot relate to the dimensions, size and shapes of abutting properties. Should the vacant Canadian National Railroad property be acquired as part of the Plan, it is proposed the property would remain in City owner- ship and be used for recreational purposes. Zoning Ordinance Changes As currently written, the Zoning Ordinance does not relate appropriately to the problem of open parking on substandard residential lots. As a result, owners of these properties must either prove legal non- conforming status or obtain a zoning variance, which is not always possible. Further, in cases where there may actually be a portion of the lot where open parking would meet the required setbacks, that area is generally that portion of the rear yard just behind the house, which is the area most logical for recreational use. Not only does this placement of parking take up the most appropriate area for rec- reation, but it also serves to functionally cut off the remainder of the back yard from the house. The situation is particularly problematic in older neighborhoods not only because of substandard 'lot sizes, but also because of the inabil- ity or unwillingness of property owners to replace unrepairable ga- rage structures with new ones. Zoning Ordinance changes should be implemented to address these issues. Infin Design Standards Beyond setback and density requirements, the Zoning Ordinance does not contain design standards for new residential construction on infilllots nor for additions and alterations to existing structures. As a result, new residential construction typically is not visually compatible with the neighboring properties in older areas. Examples of design problems with new infill construction include façade orientation (not having the front door on the front of the house), shallow roof pitch, lack of front porches or stoops, use of incompatible materials such as unfinished pressure treated wood and inappropriately sized and oriented windows. City staff would propose Zoning Ordinance amendments that in- clude general design standards for new residential infill construction and for additions and alterations to existing structures. Property Maintenance and Repair Design Advice As noted previously in this Plan, the fact that exterior repairs, altera- tions and maintenance are code compliant does not necessarily make them attractive or aesthetically appropriate. For example, replace- ment of a full front porch with precast concrete steps may be a code Page 11 City of Oshkosh - Near East Neighborhood Plan ~ compliant solution, but not one that is an attractive alternative to repair- ing the original porch. Property owners in this area would be provided with information on ap- propriate design and material selection for exterior maintenance and repair projects. Landscape Maintenance Seminars Staff of the Community Development Department would work with UW Extension Master Gardeners to develop and implement hands-on, in-the- field seminars on landscape maintenance, installation and plant selection for area residents. Removal of Junk and Debris Given the additional cost of disposal of tires, furniture, appliances, mat- tresses, scrap lumber and other large materials, it is not surprising that these items collect on porches and in yards of low to moderate income neighborhoods such as this one. Due to additional charges for disposal of yard waste, dead and diseased plant material and woody brush also accumulates. In addition, there are wooden fences deteriorated beyond repair, dilapidated sheds and other eyesores in need of disposal. The City would assist residents with removal of junk and debris by orga- nizing one or more neighborhood clean up events and providing dump- sters. Dumpsters would be monitored to ensure appropriate separation of materials. EXISTING PUBLIC SAFETY CONDITIONS The Oshkosh Police Department provided information on police contacts on a property-by-property basis in this area for a 12-month period though the end of October 2005. Police contacts range ffom unspecified events resulting in no law enforcement action to sexual assaults, battery, disorderly conduct, criminal damage to property, ffaud, burglary, theft, and hit and run accidents among other matters. For the purpose of developing a snapshot ofthe police activity in the area, each police contact was not weighted - whether a contact was documented as "short form" or "battery", it is simply counted as a contact. It should be noted that a police contact may not necessarily be asso- ciated with a problem or illegal activity at the address listed for the contact. A contact may be the result of a law abiding resident call- ing to file a complaint or request police assistance regarding another property. While there may not be a problem with a particular prop- erty that had police contact, the fact that there was contact for what- ever reason is an indication that there is a problem that more than likely will have a negative impact on the neighborhood. Only the contacts that corresponded to a known residential address in the area were used. Activities at non- residential properties were not included. Of the approximately 370 tax parcels in the area, the police reported one or more contacts associated with over 200 separate parcels, roughly 60% of all the residential parcels in the area. Ofthe over 200 parcels having police contact, 29 properties had five or more contacts. It should be noted that police contact data is re- ported on a per parcel basis, regardless of whether that parcel con- tains a single family dwelling or a 20-unit apartment building. Po- lice contact data was evaluated in the context of the number of dwelling units on a parcel. While it is not surprising that there are higher numbers of contacts for the larger buildings in the area, (e.g. 21 contacts for a 36-unit building), it is the single family dwelling City of Oshkosh - Near East Neighborhood Plan ~ Page 12 units that have a higher number of contacts on a per unit basis than any other type of building in the area. Ofthe 29 properties that had five or more contacts: . 26 or 90% were rental properties, two were owner occupied du- plexes and one a single family owner occupied home . 23 of the 26 or 88% ofthe rental properties were owned locally . 22 of the 29 or 76% also had a record of at least one building or property maintenance code violation . There were five single family units which averaged 7.4 contacts per unit for the 12-month period with a high of 11 contacts and a low of5 contacts . There were 11 duplex properties which averaged 7.2 contacts per property (3.6 per unit) . There were five three-plex properties which averaged 8.4 con- tacts per property (2.8 per unit) . The largest property in the area has 36 units and had 21 contacts (0.6 per unit). PUBLIC SAFETY RECOMMENDATIONS To address the high level of police contact in this area, staff of the Plan- ning Services Division proposes to work with the Police Department to draft revisions to the Nuisance Ordinance to address property having excessive numbers of police enforcement actions. The proposed ordinance would call for notification of the rental property owner following a police contact that resulted in a law enforcement ac- tion (e.g. arrest, issuance of a citation or warning). The landlord would also be advised that three or more such contacts in a 12-month period may trigger a fine for the owner. Owners will be given an opportunity to abate the problem prior to filles being levied. To address the positive correlation between properties with high levels of police contact and a record of building or property maintenance code violations, it is recommended the ordinance revision include a penalty enhancer for property owners in violation of the revised Nuisance Ordi- nance who also have had citations for these types of violations within a 12-month period of the Nuisance Ordinance violation. In conjunction with the Ordinance revision, staff of the Planning Services Division would access programming and information to educate landlords regarding tenant selection, use and enforcement of leases and the revised Nuisance Ordinance provisions. This ef- fort is expected to have a reasonable chance of success as the ma- jority of the rental properties with high numbers of police contacts are locally owned. It is anticipated that implementation of the proposed Nuisance Ordi- nance revision would result in higher levels of evictions and in- creased screening of prospective tenants for problem behavior. Simply moving problem tenants from one neighborhood to another will not address the behaviors that create problems for neighbor- hoods. Staff of the Planning Services Division proposes to work closely with the UW Extension to increase the availability of "Rent Smart", a tenant education course. The goal ofthis effort would be to educate tenants who have bad rental histories regarding their rights and responsibilities, which in turn could assist them in reduc- ing behaviors that have negative impacts on neighbors and in rent- ing an apartment in the future. Staff may also facilitate conflict resolution training for all residents. As a notable number of contacts involve dog-related issues (barking, roaming at large, and bites), it is also proposed that Police Department. Humane Officers be involved in additional enforce- ment, outreach, and education activities in this area. The Police Department would also work to support existing and create new Neighborhood Watch groups. It would be proposed to monitor police activity from this area on a regular basis throughout the Plan implementation period. Page 13 City of Oshkosh - Near East Neighborhood Plan ~ PUBLIC IMPROVEMENTS, POLICY AND REGULATION ISSUES Street and Sidewalk Existing Conditions In terms of public improvements, streets in the area have P ASER ratings ranging from 2 through 9, with 1 being the worst condition and 10 the best. The majority of streets in the area have PASER ratings of 5 or above. The 2006 Capital Improvements Program (CIP) includes paving Fulton A venue from Main Street to the railroad tracks, Grand Street from East Lincoln A venue to East Irving Avenue, and Marston Place from Grand Street to the railroad tracks. The P ASER ratings for these street sections are 2 or 4. The Department of Public Works has created a multi-year plan to repair and replace sidewalks on a rotating basis. The Near East Neighborhood was included in the 1987 Sidewalk Maintenance Program. Street and Sidewalk Recommendations For streets with low PASER ratings, owners would be encouraged to file a petition to have their street added to the CIP for future construction. A request would be made to include this area in the 2007 Sidewalk Mainte- nance Program. Street Tree Existing Conditions The area is in need of additional street trees where terraces are wide enough and some of the existing street trees are in need of trimming. Street Tree Recommendations As part of this Plan, the Planning Services Division would request that the Forestry Division survey the area to evaluate the condition of exist- ing trees and the opportunities for installation of additional street trees. New street trees would be selected on the basis of Forestry Division rec- ommendations and paid for with CDBG funds. EXISTING SENSE OF COMMUNITY Three activities are being used to measure the relatively intangible matter of the "sense of community" among neighborhood residents: petitions for street closings for block parties, level of Neighborhood Watch activities, and petitions for street improvements. During the period from 2000-2005, there were no requests for street closings for block parties. There was a petition for improvement of the Fulton A venue/Grand Street area as previously described. There are two Neighborhood Watch groups in the area. RECOMMENDATIONS, TO IMPROVE SENSE OF COMMUNITY It is proposed that staff of the Planning Services Division would pro- vide opportunities for residents to meet and will encourage active participation in Plan development and implementation. Staff encour- agement and support would also be provided for development of a formal neighborhood association. Staff support could include devel- opment of a neighborhood directory and newsletter and other activi- ties as requested. It is also proposed that the Oshkosh Police Department would work with residents to support the existing Neighborhood Watch Group and encourage the formation of additional groups. City of Oshkosh - Near East Neighborhood Plan ~ Page 14 CONCLUSION Based on the information provided on property condition, value, tenure, household income, substandard site conditions, police activity and his- tory of building and property maintenance code violations in this area, it appears that comprehensive improvement of the area will not occur without government initiative. As there is a high correlation between properties that are renter occu- pied, properties with higher levels of police contact and properties with a history of building and property code violations, the proposed coordi- nated and comprehensive approach involving various City departments, residents and others to address problem properties appears both neces- sary and appropriate. Given this approach and the relatively healthy level of existing owner occupancy, the opportunities to salvage architecturally interesting but blighted properties and undertake blight removal and appropriate infill, the area offers many opportunities and assets that form a good starting point for a successful outcome to this proposed neighborhood improve- ment effort. City of Oshkosh - Near East Neighborhood Plan ~ Page 15 IMPLEMENTATION AUTHORITY, PLAN AND SCHEDULE This proposed three-year program would proceed through City of Osh- kosh Redevelopment Authority. Implementation would be undertaken by staff of various City departments and coordinated by staff of the Plan- ning Services Division of the Department of Community Development. Implementation support would also be solicited ftom private sector busi- nesses and individuals. It is proposed that activities would be funded through a combination of sources: Community Development Block Grant, HOME Rental Reha- bilitation Program, HBR/HCRI funds, private funds, private bank financ- ing, and in-kind contributions. In addition to the support of area residents, the City would anticipate support ftom and involvement of following agencies and organizations: Oshkosh and Winnebago County Housing Authorities, Habitat for Hu- manity, ADYOCAP, UW Extension, Progress Oshkosh, Winnebagoland Property Owners Association, Downtown YMCA, Boys and Girls Club, and the Oshkosh Public Library. 2006 Neighborhood Plan development and adoption Development and adoption of Zoning Ordinance changes Adoption of new zoning classification Establish official Redevelopment Area status Development and adoption of Nuisance Ordinance language Develop and adopt infill regulations for new construction, rehab and additions Develop property tracking system Begin targeted code enforcement Owner occupied rehabilitation Renter occupied rehabilitation Initiate and implement targeted home ownership assistance Spring and Fall neighborhood cleanup UW Extension Landscaping Workshop Identify properties for acquisition and clearance Acquisition and demolition of blighted properties Disposition of acquired properties Landlord training Street tree inventory Street tree planting 2007 Continue targeted code enforcement Continue acquisition, clearance, disposition and redevelopment of acquired properties Begin conversion of at least one duplex or multifamily to single family At least one neighborhood clean up Landlord training Targeted home ownership assistance Owner occupied rehabilitation Renter occupied rehabilitation Street tree planting Street tree trimming 2008 Make final lots available for redevelopment Owner occupied rehabilitation Evaluate Plan Implementation Street tree planting Street tree trimming City of Oshkosh - Near East Neighborhood Plan ~ Page 16