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CITY OF OSHKOSH REDEVELOPMENT AUTHORITY MINUTES July 16, 2003 4:00 PM PRESENT: Tom Belter, John Bermingham Jr., Steve Hintz, Sheldon Lasky, Karen Matze, Bob Pung, John Ruppenthal STAFF:
Jackson Kinney, Director of Community Development; Susan Kepplinger and Darryn Burich, Principal Planners; Darlene Brandt, Administrative Assistant The meeting was called to order at
4:00 pm by Chairman Ruppenthal. Approval of Minutes Motion by Birmingham, seconded by Belter, to approve the minutes of June 11, 2003 as presented. Carried unanimously by voice vote.
Mr. Kinney noted there were no communications or old business. Chairman Ruppenthal opened the public hearing portion of the meeting regarding the proposed South Shore Redevelopment Area.
Mr. Kinney stated that meeting notices were mailed to all affected property owners, as well as adjacent property owners. Also, notices regarding an open house on July 9, 2003 at the
Pioneer Resort and Marina were mailed to affected property owners. The open house was attended by approximately 60+ people, which permitted those affected to see the proposed plans and
meet with staff. The concept plans, which were prepared by the City's consultant, LDR International, are just that – concepts that show possible development approaches. Mrs. Elizabeth
Neisen inquired as to the time frame for implementing the plan? Mr. Kinney replied it will not happen over night, but should occur within the next 10-15 years. He noted that another
question that came up at the open house was funding sources. Several avenues would be looked at, including TIF funding, CDBG, private developer funding, and property owner contributions.
Mrs. Neisen inquired when will it start? Mr. Kinney replied it has already started by having the Redevelopment Authority, Plan Commission and Common Council review the plan. Once the
plan is approved, dollars can start to be programmed for various activities. Due to Morgan's property being vacant and some interest being shown in the property, it would likely start
in that area. Mr. Gary Eake inquired if the plan is adopted, does that preclude any commercial development in the area? Mr. Kinney noted that once the plan is approved, all development
will be approved by the Redevelopment Authority and Common Council to determine if it is consistent with the overall redevelopment plan. Mr. Kinney emphasized that the Redevelopment
Plan is not written in stone, but redevelopment should be somewhat consistent with the approved plan. Mr. Michael Zuege, 107 W. 6th Ave., inquired about commercial zoning within the
redevelopment area?
Redevelopment Authority Minutes July 16, 2003 Page 2 Mr. Kinney noted the area would be zoned C-3 Central Commercial. Mr. Bill Haberman inquired what are the objectives of the plan?
Mr. Kinney replied the objectives are to deal with blight and blighting influences in this area, which is a hodge podge and should be better organized. Mrs. Neisen believed the vacancy
rate for commercial and residential uses was quite high in Oshkosh. Mr. Kinney did not believe there is a lot of vacancy in the downtown area right now in the residential area. The Division
Street project was leased out before the buildings were completed. Several rehabilitation projects are currently underway where both commercial and residential units have already been
rented. This is a project that will unfold over the next 10-15 years. Markets change but redevelopment will occur in this area and there should be a structured plan for that redevelopment.
Mr. Mike Putzer, owner of 710 S. Main St., inquired what would be offered to the owners of the blighted properties? What can the City force owners to do? Mr. Kinney emphasized that not
all buildings within the proposed redevelopment area are blighted. In order to proceed with a redevelopment plan, however, at least 50% of the buildings within the proposed area must
be blighted. Most would have to agree that that is the case. When a property owner or developer comes to the City with a proposal, we will look at what is reasonable for the site – rehabilitation,
renovation or redevelopment. Mr. Putzer stated his family owned business has been at this location for 50 some years as a bowling alley and wished to stay at this location. Ms. Kepplinger
noted that with residential units being proposed for the area, she believed a bowling alley, as well as other similar type commercial uses, would be needed in this area. Mr. Rory Moxon
stated he owns a building on 7th Ave. that he has been renovating. What price would be offered for properties? Ms. Kepplinger noted that if the City purchases the property, an appraisal
would be done on the property. Based on that price and what the current value of the property is, the City would offer a fair market value price on the property. She noted that not every
dollar that is put into a property is recovered. Mr. Barry Mayer stated he owns a house in the 100 block of W. 9th Avenue. What is proposed for that area? Mr. Kinney noted that area
was included within the redevelopment boundaries to permit owners an opportunity to rehabilitate their buildings if they so desired. It appears that area is about 40% owner occupied
and staff will probably get together with those owners and see what interest there is. Mr. Dave Putzer, part owner of the bowling alley, inquired how the alley fits into the plans for
this area? Mr. Kinney stated that once the redevelopment plan is adopted, a more precise plan would be prepared, and redevelopment guidelines prepared and approved. When the City starts
working on a block by block process, it is envisioned that owners would be included in the process to obtain input. If a particular site were ready for redevelopment, then request for
proposals would be let and/or rehabilitation would begin. Ms. Carol Schiessl, 909 Oregon St., inquired if LDR would be instrumental in this area like it was in the downtown project?
Redevelopment Authority Minutes July 16, 2003 Page 3 Mr. Kinney replied that LDR has prepared the preliminary design concepts, and if the plan is approved, will begin working on final
concept drawings. Mr. Kinney emphasized these are concepts. This is a large area and it may take several plans to determine what will work best for the entire area. Mr. James Larson,
600 S. Main St., noted it is proposed that 8th Avenue go through to Pioneer Dr. versus 9th Avenue. Is that etched in stone? Mr. Kinney replied that originally 9th Ave. was shown as going
through to Pioneer Dr. in the Downtown Action Plan. When the concept plans for the South Shore area were prepared, LDR showed 8th Ave. going through to Pioneer Drive. Mr. Kinney indicated
that once the District is created additional study would be done to determine which street should go through. There being no further comments, the public hearing was closed. From a Common
Council perspective, Mr. Hintz believed the residential block being included could be rehabilitated. Once the plan is approved, funds can begin to be programmed for various activities,
possibly including grants or assistance to property owners, both business and residential. However, there are no funds available at this time. The Authority took a 5 minute recess. Resolution
03-8 Determination of Boundaries; Approval of South Shore Redevelopment Project Plan Discussion ensued on the reasons for including the residential block between 8th and 9th Avenues.
Staff noted it was felt by including it, assistance could be offered to those property owners when the opportunity arose. The area could be deleted from the plan if the RDA so chooses.
Mr. Hintz believed the objective should be that the inclusion of any property within the plan is integral to the redevelopment of the area. Mr. Lasky noted he would not be voting on
the item due to a conflict of interest. He supported the project, but believed property owners would not be putting a lot of dollars into their properties any more because the City will
either be taking their properties or redeveloping them. Motion by Pung, seconded by Bermingham to approve Res. 03-8 establishing boundaries and approval of the South Shore Redevelopment
Project Area. Motion carried 6-0-1 (Abstain: Lasky). Resolution 03-9 Establish Fair Market Value; Authorize Purchase /510 Campus Place Mr. Kinney noted the Common Council has approved
of the acquisition of the property, now the RDA needs to set the fair market value and purchase the property. Staff noted that an agreed upon price of $31,000 plus an additional amount
for miscellaneous costs plus closing costs will be taken from CDBG funds to consummate this transaction. Discussion ensued relative to the fair market value of the property.
Redevelopment Authority Minutes July 16, 2003 Page 4 Motion by Lasky, seconded by Belter to amend the dollar amount on Res. 03-9 from $31,000 to $35,182.49 to cover the purchase price
plus other miscellaneous costs. Motion carried 7-0. Motion by Lasky, seconded by Belter to approve Res. 03-9 establishing the fair market value and authorizing the purchase of 510 Campus
Place as amended. Motion carried 7-0. Payment of Bills Motion by Bermingham, seconded by Matze, to approve bills as previously paid. Motion carried 7-0. Other Business A suggestion was
made to look at restructuring the agenda to include "consent agenda" and structuring it similar to what the Council format is. Staff will review this and format future agenda accordingly.
Mr. Kinney noted the RDA will need to hold a special meeting on August 20 to certify the South Shore Redevelopment Plan per Wisconsin Statutes, and then the plan goes back to Council
for final certification as well. This relates to new construction so it will not be in conflict conflict with the approved redevelopment plan. Ms. Matze noted she will not be able to
attend. There being no further business, the meeting adjourned at 5:15 pm. Respectfully submitted, Jackson K. Kinney Executive Director