HomeMy WebLinkAbout09-365SEPTEMBER 22, 2009 09 -365 RESOLUTION
(CARRIED 7 -0 LOST LAID OVER WITHDRAWN )
PURPOSE: APPROVAL OF AMENDMENT NO. 2 TO THE SOUTH SHORE
REDEVELOPMENT AREA PROJECT PLAN
INITIATED BY: DEPT. OF COMMUNITY DEVELOPMENT
REDEVELOPMENT AUTHORITY ACTION: Approved
WHEREAS, the area described in the attached "Exhibit A" is a blighted area
pursuant to Section 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 Amendment #2 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
Amendment No. 2 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 the attached Amendment No.2 to the South
Shore Redevelopment Area Project Plan is hereby approved and boundaries designated
as described in the attached "Exhibit A ".
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 centerline of
Iowa Street; thence south along the centerline of Iowa Street to the point of beginning.
"EXHIBIT A"
Amendment No. 2
South Shore Redevelopment Area Project Plan
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'/ of the SEY4 of Section 23- 18 -16, Sixth Ward,
and also part of Blocks 78 and 75 and all of Blocks 48, 49, 61, 62, 63, 76 and 77 of Plat of
the Original Third Ward, part of W. Third Avenue, W. Fourth Avenue, W. Sixth Avenue,
Iowa Street, 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 SEY4 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'/
and S'/ of the SWY4 and the SWY4 of the SEY4 of Section 24- 18 -16, N'/ and E'/ of the
NWY4 and the W'/ of the NEY4 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 centerline of W. Sixth Avenue and the centerline of
Iowa Street; 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 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 centerline of
Iowa Street; thence south along the centerline of Iowa Street to the point of beginning.
SOUTH SHORE
REDEVELOPMENT AREA
AMENDMENT #2
PROJECT: PLAN
CITY OF OSHKOSH
DEPT. OF COMMUNITY DEVELOPMENT
Prepared: August 2009
Redevelopment Authority Approval: September 16, 2009
Common Council Approval: Pending
, N THE WATER'
TABLE OF CONTENTS
A. Intent, Purpose and Objectives .................... ................ ...............................
B . Statutory Authority ..................................................... ...............................
C. Redevelopment Objectives ............................................ ...............................
D. Consistency with Local Plans ........................... ............................... ..........
E. Project Boundary ....................................................... ...............................
F. Existing Land Use and Zoning ...................................... ...............................
G. Existing Conditions .................................................... ...............................
H. Proposed Zoning and Land Use ...................................... ...............................
I. Standards of Population Density, Land Coverage, and Building Density
In the Area after Redevelopment .................. ............... ...............................
J. Present and Equalized Value .......................... ............................... ............
K. Project Activities/ Implementation ................................... ...............................
aLand Assemblage ...................................................................... ...............................
bRelocation ............................................................................... ...............................
cLand Disposition .................................................................... ............................... .
dRehabilitation .......................................................................... ...............................
ePublic Improvements .................................................................. ...............................
L. Project Financing ................. ................ ................................................
M. Performance Standards ............................................... ...............................
N. Compliance with Applicable Local, State, and Federal Regulations ..........................
O. Redevelopment Plan Modification ................................. ...............................
P. Termination of the District and Redevelopment Plan ............. ...............................
Appendix A
Map 1 District Boundaries ............................. ............... ...............................
Map2 Existing Land Use ................................................ ...............................
Map3 Existing Zoning ............................................. ............................... ..
Map 4 Parcel Conditions .................. ............................... .............................
Map5 Proposed Zoning .................................................. ...............................
Map 6 Proposed Land Use ( General) ..................................... ...............................
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Map 7 Assessment Classification Map .......... ............................... .................... 16
Appendix B
Appendix B Parcel Information ....................................... ............................... 17
Map 8 Parcel Information ........................................... ............................... 18
Appendix C Zoning Text Excerpts
C -3 Central Commercial District ..................... ............................... 19
M -2 Central Industrial District .......................... ...............................
Planned Development Overlay Districts ............. ............................... 23
A. INTENT, PURPOSE, AND OBJECTIVES
The South Shore Redevelopment Area is generally located from the Fox River south to 9` Avenue, from
Oregon Street east to Pioneer Drive. Map 1 on page 10 shows the location of the South Shore
Redevelopment Area as well as the proposed area to be. included within the amended boundaries of the
district. The Common Council approved the original Project Plan for the South Shore Redevelopment
Area in 2003 and approved the first amendment to the Plan in 2005.
It is the intent of this Project Plan amendment to identify the proposed expansion area, redevelopment
activities, and land uses. 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 and the Redevelopment Authority (RDA) will be working with various businesses
and property owners in the district to develop a plan for improvements in the area, including: acquisition
and clearance, rehabilitation, infrastructure improvements, streetscaping, right -of -way vacation,
recreational and trail improvements, docking facilities, land use, and zoning changes. It is anticipated
that redevelopment will take place in a phased manner and that the City /RDA will encourage both
private redevelopment of parcels (where the City /RDA does not take the lead role in redevelopment),
public /private partnerships, and instances when the City /RDA will take the lead role in redevelopment.
This amendment will add several properties to the Redevelopment Area by expanding district
boundaries. The properties proposed for addition into the redevelopment area include the main Jeld-
Wen facilities at 421 Oregon Street and the residential properties along the north side of W. 6 Avenue
east of Iowa Street adjacent to the Jeld -Wen facilities.
Tax revenues in the district are significantly less than what could be expected if the district were
developed to densities and land uses allowed by the proposed zoning and land use recommendations in
the plan. The development of retail, commercial, residential, and public recreational facilities will
eliminate blighting influences and underutilized, functionally obsolete and/or deteriorated structures in
the district, thereby contributing to the overall improvement of the redevelopment area.
This amendment will allow the City /RDA to initiate redevelopment activities in these new areas as well
as build upon past and current redevelopment efforts in the area. Map 1 shows the proposed new
boundaries of the redevelopment area.
B. STATUTORY AUTHORITY
The preparation and adoption of this Redevelopment Project Plan and designation of the district
boundaries as well as plan implementation are enabled pursuant to Section 66.1333 (Blighted Area Law)
of Wisconsin Statutes.
C. REDEVELOPMENT OBJECTIVES
Recognizing the City's intent as previously discussed and the purpose of Wisconsin Statutes, Section
66.1333, the following redevelopment objectives have been identified:
South Shore Redevelopment Plan, Amendment #2
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.
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. Much of the plan focuses on waterfront
redevelopment and includes portions of this Redevelopment Area.
South Shore Redevelopment Plan, Amendment #2
While a majority of the attention of the Downtown Action Plan focuses on activities in the historic
downtown area north of the river, the Plan does call for improvements to be implemented in the South
Shore Redevelopment Area. These goals generally include:
• Maximizing economic development and land use opportunities within downtown
Oshkosh and along the Fox River;
• Maximizing riverfront linkages and pedestrian connectivity to the downtown and
surrounding community;
• Creating open spaces and recreational activities and promote environmental preservation;
• Enhancing and maintain the public realm, and
• Increasing downtown residential development.
The Consolidated Plan required by the U.S. Department of Housing and Urban Development for
Community Development Block Grant (CDBG) communities, is a local plan that identifies funding
priorities for housing and other community development needs for which CDBG funds will be utilized.
The Consolidated Plan as it relates to implementation of this Redevelopment Plan generally relates to
the provision of more residential development in the central city area and the elimination of blighting
influences and the prevention of slums and blight.
E. PROJECT BOUNDARY
The legal description for the South Shore Redevelopment Area as expanded with Amendment No. 2 is
as follows:
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 SEi /4 of
Section 23- 18 -16, Sixth Ward,
and also part of Blocks 78 and 75 and all of Blocks 48, 49, 61, 62, 63, 76 and 77 of Plat of the Original Third
Ward, part of W. Third Avenue, W. Fourth Avenue, W. Sixth Avenue, Iowa Street, 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' /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:
South Shore Redevelopment Plan, Amendment #2
Beginning at the intersection of the centerline of W. Sixth Avenue and the centerline of Iowa Street; 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 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 centerline of Iowa Street; thence south along the centerline of Iowa Street to the point of beginning.
F. EXISTING LAND USE AND ZONING
This amendment adds 7 parcels, which follow these general land use categories:
• Residential (6)
• Industrial (1)
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 M -2 Central Industrial District, this designation has made
the 6 existing residential dwellings nonconforming uses which severely limits the amount of work that
can be performed on the individual structures. Existing zoning is shown on Map 3.
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South Shore Redevelopment Plan, Amendment #2 4
G. EXISTING CONDITIONS
The majority of non - residential structures in the amendment area are functionally obsolete due to their
age or appear in need of maintenance or rehabilitation. The structures on the Jeld -Wen Plant site are a
mix of smooth faced block, brick, wood, and corrugated sheet metal buildings which creates a haphazard
appearance through the manufacturing complex. The older primary factory facility was constructed in
1949 and was originally constructed adjacent to former 5 ffi Avenue and Minnesota Street right -of -ways
that were vacated in the 1960's with the building footprint still reflecting the grid street pattern. The
older metal buildings all show signs of external deterioration through oxidation (rust) of the metal skin.
The HVAC and wood collector conduit is exposed and unscreened throughout the site with some
adjacent and visible from the right -of -way.
The residential structures were constructed from 1866 to 1880 and are not architecturally significant and
all show some structural or site deterioration. None are listed or eligible for listing on the National
Register of Historic Places. All are currently nonconforming uses due to their being located in a
manufacturing zoning district.
The majority of properties in the amendment area are underutilized, functionally obsolete, in need of
repair, nonconforming, or otherwise contribute to the blighted conditions of the area and /or impair or
arrest the sound growth of the community. The contributing factors in finding the area as blighted are
defined in Section 66.1331 (3)(a) and 66.1333 (2m)(b), Wisconsin Statutes. Properties were identified
as "blighted" per the following selected standards identified in Wisconsin Statutes, Section 66.1333
(2m)(b)3 (bm):
A. Dilapidation, deterioration, age, or obsolescence;
B. Faulty lot layout in relation to size, adequacy, accessibility or usefulness, unsanitary or
unsafe conditions (includes structures that are nonconforming per zoning district
standards);
C. Deterioration of site improvements;
D. Property which is predominately open and which because of obsolete platting, diversity
of ownership, deterioration of structures or of site improvements, or other such factors
that substantially impairs or arrests the sound growth of the community.
While some of the residential parcels in the modification/expansion area may not have been designated
as blighted (A, B, C, or D) they are generally older housing stock on substandard sized lots. Given the
standards and definition of blight, all meet the blight requirements as defined in Wisconsin Statutes.
Parcel conditions are presented on Maps 4A, 4B, and 4C.
H. PROPOSED ZONING AND LAND USE
Proposed land use and zoning in the area is based on and consistent with the goals and objectives of the
various aforementioned plans. The proposed zoning in the expansion area is C -3 PD Central
Commercial District with a Planned Development Overlay. The C -3 is a multi -use zone permitting
commercial, light industrial, and varying residential densities (R -1 to R -5). The Planned Development
Overlay allows some flexibility with the underlying zoning requirements (i.e. setbacks) and provides for
South. Shore Redevelopment Plan, Amendment #2
review of all development activity within the area through the Planned Development Review process to
ensure consistency with the Comprehensive Plan and other adopted community plans. Staff anticipates
mixed use development (commercial /residential) in this area, with the development being integrally
related to the future riverwalk system.
After adoption of this redevelopment plan, a zone change will be requested to the C -3PD classification
for all parcels in the amendment area. Changing the zoning of the manufacturing use will make that use
non - conforming, however, it will permit the use to continue or change to similar manufacturing uses.
Moreover, if the use is destroyed or discontinued for a period of 12 months, the manufacturing use could
not be re- established without Common Council approval. The residential uses in the subject area that are
now considered non - conforming uses will become conforming uses.
Over the long -term, it is anticipated that all existing structures and uses in the district will be transitioned
out and incorporated into a new overall planned development for this 30 acre sub -area of the South
Shore Redevelopment District that generally runs from Oregon Street on the east to the former Boat
Works marina property along Michigan Street on the west with 6ch Avenue bordering the south and the
Fox River bordering the north. Other than the planned riverwalk, there have been no detailed
development plans developed for this area other than the mixed -used concept for the area and the
eventual elimination of the industrial use. Any City /RDA initiated redevelopment project would involve
a request for proposals that would require approval by the Redevelopment Authority.
Excerpts from the Zoning Ordinance including the C -3 Central Commercial and the PD Planned
Development Overlay Districts are located in Appendix C.
Map 6 on page 15 depicts 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 PD zoning standards will be applied to all parcels in the redevelopment area.
This will apply base C -3 district requirements to all new development. The Central Commercial District
allows zero foot setbacks and requires no off - street parking for commercial uses, which is similar to
existing M -2 requirements. With the application of the Planned Development Overlay District the RDA,
Plan Commission, and Council will be able to evaluate site and design plans to ensure that objectives of
the Redevelopment Plan are achieved.
The major difference is that C -3 zoning allows stand alone residential multiple family developments as
well as mixed -use commercial /residential developments. Furthermore, the C -3 zoning allows the 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.
South Shore Redevelopment Plan, Amendment #2
J. PRESENT AND EQUALIZED VALUE
As of January 1, 2009, the approximate assessed value of the properties in the expansion area is
$2,891,500 ($930,800 land, $1,960,700 improvements) with an equalized value of approximately
$2,978,000. The potential equalized value of the expansion area is $8 to $12 million (based on similar
development value in the area), dependent on the amount of retail, commercial, and residential
development in the district. Map 7 illustrates the assessment classifications for the expansion area.
K. PROJECT ACTIVITIES/IMPLEMENTATION
a Land Assemblage
To achieve redevelopment of the project area that is in keeping with this Redevelopment Plan, assembly
of lands within the district may be necessary. Acquired lands may be sold or leased for private
redevelopment or may be dedicated for public purposes. The Redevelopment Authority of the City of
Oshkosh (RDA) may utilize property that has been acquired for temporary uses as an incidental part of
the redevelopment process. Temporary uses may exist until such time as property is scheduled for
redevelopment.
Land assembly will be facilitated by the Department of Community Development and City Attorney's
office in coordination with the RDA and Common Council, as applicable.
b Relocation
Individuals or business operations may need to be relocated as a result of implementation of this
Redevelopment Plan. Where such relocation occurs by the RDA, it shall be done in compliance with
State and /or Federal regulations, as applicable.
c Land Disposition
Once assembled, land will be disposed of by sale or lease in accordance with the provisions contained in
Section 66.1333(9), Wis. Stats.
d Rehabilitation
It is anticipated that the majority of structures within the subject area will be demolished. There remains
the possibility that the residential structures along W. 6 t ' Avenue could be rehabilitated.
e Public Improvements
To facilitate support for new land uses and rehabilitation of structures in the area, the City/RDA will
undertake public improvements where required and to the extent feasible. Said improvements and
public utilities may include, but are not limited to, the improvement of streets (i.e. extension of Iowa
Street to 0' Avenue), storm and sanitary sewers, streetscaping, undergrounding of utilities, path and
park construction (including the riverwalk), signage, traffic signalization, and gateway improvements.
South Shore Redevelopment Plan, Amendment #2
L. PROJECT FINANCING
Funds necessary to implement project activities are expected to be obtained from a variety of sources
and may include, but not be limited to: general obligation bonds, State Land Trust Fund program loans,
income from the sale or lease of acquired lands, lease- revenue bonds, redevelopment bonds, Community
Development Block Grant and HOME funds, or, any other source approved by the Common Council.
The subject area is located in TID # 20 South Shore Redevelopment Area and it is anticipated that tax
increment financing will be utilized in support of redevelopment activities.
Redevelopment project costs include the total of all reasonable and necessary costs incurred or estimated
to be incurred and any such costs incidental to this Redevelopment Plan. Such costs may include, but
are not limited to, the following:
1. Property assembly costs including, the acquisition of land and other property and other
real or personal rights or interest therein, the demolition of buildings and the clearing and
grading of land;
2. Relocation costs to the extent required by State or Federal law as applicable;
3. Costs of moving structures, rehabilitation, construction, repair or remodeling of existing
buildings and fixtures, environmental remediation, organizational costs, imputed
administration costs included in the plan and loans and/or grants necessary for
development;
4. Costs of the construction of public works or improvements;
5. Costs of surveys and studies, plans and specifications, professional service costs, such as
architectural, engineering, legal, marketing, financial, planning, and special services; and
6. Financing costs including, but not limited to, all necessary and incidental expenses
relating to the issuance of obligations and payment of interest on any obligation issued;
7. Costs related to special assessments; and
8. Payments or expenditures necessary or convenient for implementation of the Plan; and
9. Loans and grants as necessary to implement the Plan objective.
Since a major source of funds needed for the promotion of development and public improvements in this
area may be derived from the TIF, requirements applicable under TIF statutes will apply.
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 RDA- developed "requests for proposals" (RFPs) as
issued for various phases of redevelopment.
South Shore Redevelopment Plan, Amendment #2
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 the sale or lease of property acquired by the RDA. If the plan is to
be modified or amended, the RDA will hold a public hearing. All proposed changes to this Plan are
recommended and approved the by the RDA, as well as the Common Council.
P. TERMINATION OF THE DISTRICT AND REDEVELOPMENT PLAN
Following implementation and completion of project activities, this Redevelopment Area and Plan will
be terminated by action of the Common Council.
South Shore Redevelopment Plan, Amendment #2
Appendix A
Maps
South Shore Redevelopment Plan, Amendment #2
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Appendix B
Parcel Information
South Shore Redevelopment Plan, Amendment #2
Appendix B
Pa reel Iclen tifien tion
MAP ID
PARCEL #
LOCADD
LEGAM
USE
1
90900010000
421 OREGON ST
LOT 1 CSM 5748 DOC #1361929 R OF D
MANUFACTURING
2
90902400000
346 W 6TH AVE
LOT 15 BLK 63 PLAT OF ORIGINAL 3RD WARD
SINGLE FAMILY
3
90902410000
342 W 6TH AVE
LOT 16 BLK 63 PLAT OF ORIGINAL 3RD WARD
SINGLE FAMILY
4
90902420000
336 W 6TH AVE
LOT 17 BLK 63 PLAT OF ORIGINAL 3RD WARD
SINGLE FAMILY
5
90902430000
332 W 6TH AVE
W 44.5 FT OF LOT 18 BLK 63 PLAT OF ORIGINAL 3RD WARD
SINGLE FAMILY
6
90902440000
326 W 6TH AVE
E 5.5 FT OF LOT 18 & ALL OF LOT 19 BLK 63 PLAT OF
ORIGINAL 3RD WARD
SINGLE FAMILY
7
190902450000
1322 W 6TH AVE
LOT 20 BLK 63 PLAT OF ORIGINAL 3RD WARD
I SINGLE FAMILY
17
Appendix C
Zoning Ordinance,Text Excerpts
Section 30 -26 C -3 Central Commercial District
Section 30 -29 M -2 Central Industrial District
Section 30 -33 Planned Development Overlay Districts
South Shore Redevelopment Plan, Amendment 92
EXCERPT FROM CHAPTER 30 ZONING ORDINANCE
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
City of Oshkosh
Chapter 30
Municipal Code / Zoning Ordinance
19
• Mental or psychiatric hospital
• Mixed commercial /residential
• 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.
(3)
City of Oshkosh
(c) Height: Forty -five (45) feet maximum.
(d) Off - Street Parking: In accordance with Section 30 -36 Off - Street Parking
and Loading Facilities.
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.
Chapter 30
Municipal Code / Zoning Ordinance
(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 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) ame as the principal commercial structure unless noted below.
(ii) Front Yard Setback: Sixty (60) feet minimum and not less than
five (5) feet behind the principal commercial structure.
(iii) Corner Lots: Front yard /side street (front yard) setbacks shall be
the same as the principal commercial structure.
City of Oshkosh Chapter 30 Municipal Code / Zoning Ordinance
21
EXCERPT FROM CHAPTER 30 ZONING ORDINANCE
SECTION 30 -29 M -2 CENTRAL INDUSTRIAL DISTRICT
(A) Permitted Uses
(1) Uses permitted in the M -1 Light Industrial District unless otherwise provided in
this Chapter.
(2) Conditional Uses
• Any conditional use identified in the M -1 Light Industrial District unless
otherwise provided in this Chapter.
• Any outright permitted use or conditional use allowed in the M -3 General
Industrial
District that is not otherwise allowed as an outright permitted use in the M -1
Light Industrial District.
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 - All Structures
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) Front Yard Setback: None required, except when parts of a block are in a
residential district, the minimum setback is twenty -five (25) feet.
(2) Side Yard Setback: None required. If provided where not required, a five (5) foot
minimum setback is required.
(3) Rear Yard Setback: None required.
(4) Lot Width: None required for uses permitted in the M -1 Light Industrial District.
One hundred fifty (150) foot minimum for M -3 General Industrial District uses.
(5) Lot Size: None required for uses permitted in the M -1 Light Industrial District.
One (1) acre minimum for M -3 General Industrial District uses.
(6) Corner Lots: A ten (10) foot setback must be provided along all streets where
the block frontage is divided among districts with setback requirements.
Otherwise, no setback is required.
(7) Vision Clearance: None required.
(8) Off- Street Parking
Loading Facilities.
City of Oshkosh
In accordance with Section 30 -36 Off - Street Parking and
Chapter 30
Municipal Code / Zoning Ordinance
22
EXCERPT FROM CHAPTER 30 ZONING ORDINANCE
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:
(i) 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 set forth in the City's Comprehensive
Plan.
(ii) Designs which provide substantial buffers and transitions between
areas of different land uses and development densities.
(iii) Designs which enhance the appearance of developments and the
surrounding area by conserving areas of natural beauty and
natural green space.
(iv) Designs which lessen congestion on streets, and contribute to
improvements in pedestrian and vehicular circulation.
(v) Designs which promote architectural compatibility between
adjacent structures.
(vi) Designs which will positively contribute to the physical appearance
and functional arrangement of land uses and buildings in the area.
(vii) 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.
(c) 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.
City of Oshkosh Chapter 30 Municipal Code /Zoning Ordinance
23
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.
(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.
City of Oshkosh Chapter 30 Municipal Code / Zoning Ordinance
24
(2) Standards
(C)
(D)
(E)
(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.
(a) Each Planned District shall have an area of at least one and one -half (1 'h ) acres.
(b) Not less than fifteen (15) percent of the total area of the Planned District shall be
devoted to open space.
Planned Commercial District
(1) Permitted Uses
Any uses permitted in the underlying commercial zone, including the allowed accessory
structures.
(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.
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.
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.
City of Oshkosh
Chapter 30
Municipal Code /Zoning Ordinance
25
(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.
Gil r mmnnfihilifv of tha nrnnncart davalnnmPntwith adiarPnt and nearhvexistinn
(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.
(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.
City of Oshkosh Chapter 30 Municipal Code / Zoning Ordinance
26
O.IH07H
ON THE WATER
TO: Honorable Mayor and Members of the Common Council
FROM: Jackson Kinn Director of Co unity Development
DATE: September 17, 2009
RE: Approval of Amendment 42 to South Shore Redevelopment Area Project Plan
BACKGROUND
The proposed amendment will provide for the inclusion in the district of the main Jeld -Wen plant
site at 421 Oregon Street and six adjoining residential properties, all of which are located east of
Iowa Street and north of W. 6 th Avenue next to the Jeld -Wen property.
Portions of the Jeld -Wen property are already in the redevelopment district, with those being two
parcels on either side of Oregon Street north of W. 6 th Avenue, as well as an approximate 5 acre
area on the northwest corner of their site next to the Fox River and adjacent to the former Boat
Works property.
ANALYSIS
The South Shore Redevelopment Area was created in 2003, and expanded in 2005. In June Jeld-
Wen Corporation announced plans to close their Oshkosh operation in August, and at this point it
appears primary manufacturing activities have ceased. By incorporating the main plant site in the
South Shore Redevelopment Area, the City will be clearly stating that it finds the most desirable
and appropriate uses for the area to be for non - industrial uses and activities. Also, in order for
the community to pursue implementation of Redevelopment Objectives set forth in the amended
Project Plan, it is recommended that the subject area be rezoned to C -3, Central City Commercial
with a "PD" Planned Development Overlay District.
At the RDA's Public Hearing on September 16 three residents from the area appeared before
the RDA to seek additional information on the proposal. One resident was an owner occupant in
the expansion area on the north side of W. 6 th Avenue; one resident lived on the south side of W.
6 th Avenue across the street from the expansion area; while the third resident lived on the south
side of W. 4 Avenue within the existing South Shore Redevelopment Area.
It was indicated to the resident within the expansion area that the proposed action was for the
addition of the subject properties to the existing Redevelopment District, and there was no
acquisition proposal being considered at this time as part of the requested action. It was also
noted that under current State, Statutes the RDA is limited in its ability to utilize eminent domain
in the acquisition of single family owner occupied properties. It was noted that having the six
1
residential properties on the north side of W. 6 th Avenue east of Iowa included in the amendment
would provide an opportunity for the RDA and the residential property owners to consider a
possible future acquisition by the RDA, if that made sense to the residential property owners and
the RDA. It was also noted that a recommendation was also included in the amendment to
provide a zone change of the affected properties from M -2 Central Industrial to C -3, Central
Commercial with a "PD" Planned Development Overlay, and that change should be considered a
plus for the residential properties in that it would change their zoning status from legal non-
conforming uses to legal conforming uses.
The residential property owner on the south side of W. 6 th Avenue was interested in the future
plans for the Jeld Wen area, and it was indicated there would be opportunities for a review of
proposals when plans were presented for that area.
The residential property owner on the south side of W. 4 th Avenue was interested in knowing the
status of possible redevelopment activities on the north side of W. 4 th Avenue (outside of the
proposed amendment area), and it was indicated the RDA would be pursuing proposals in this
area at a future point once the housing market improved, given the fact the likely reuse scenario
would be for some type of residential development.
Again, with the closing of the Jeld Wen plant it would appear the time is right to expand the
South Shore Redevelopment Area to include all of the Jeld Wen property in the District.
FISCAL IMPACT
The amendment is only to add the main Jeld Wen plant site and the six residential properties to
the existing Redevelopment District. The amendment does not involve any immediate plans for
the acquisition of properties in the affected area, and as a result there is no need at this time for
the provision of financial support for redevelopment activities in the subject area.
The Council and RDA will judge the appropriateness of funding for future acquisitions and other
activities when detailed plans are brought forward at a future point.
RECOMMENDATION
At its meeting on September 16 the RDA voted unanimously to accept and recommend the
amendment to the South Shore Redevelopment Area.
Approved,
C. y Manager
11