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L7. �*_as: i'ia^ �. taae _c;Fme-.t p:ian ; Fr�,a�i:�c h;� ;'�x� i,�_ty z�«d 32ji�A•ove<1 by riar Pla.t C;oa4�€s Ac:;�. tia ztarehp 3ppr�.�e�. 9 .. i .e � � AUGUST 7, 1980 #1 RESOLUTION PURPOSE: DELINEATION OF BOUNDARIES AND APPROVAL OF REDEVELOPMENT PLAN FOR THE OSHKOSH CENTRE REDEVELOPMENT PROJECT AREA #1 INITIATED BY: CITY ADMINISTRATION WHEREAS, the City of Oshkosh has engaged Real Estate Research Corp. to prepare a plan for the revitalization of the Central Business District; and WHEREAS, a principal recommendation of the plan is the designation of the redevelopment area; and WHEREAS, the area generally located south of Ceape between Broad Street and the west side of Main Street is blighted and in need of redevelopment; and WHEREAS, the Plan Commission has approved the boundaries of the redevelopment area as attached hereto and instructed the City to prepare a redevelopment plan pursuant to Wisconsin Statute 66.43; and WHEREAS, the Plan Commission has approved the redevelopment plan. NOW, THEREFORE, BE IT RESOLVED by the Common Council oi the City of Oshkosh that the area designated as the Oshkosh Centre Project Area #1 is hereby approved as to project area boundaries. BE IT FURTHER RESOLVED by the Common Council that the redevelopment plan prepared by the City and approved by the Plan Commission is hereby approved. +��+��d - C��.��, �-l� �d � �� a-��-o3 ��;_ �;.. �s��m�mraa��tsa��a�se��s�� t` ' � � REDEVELOP1��lE1�T P�.AN � � � � � � � � �5��'°� '�� E .�,.,, : ��° _ --�-� �-� ` �.��`- � � ,. ! �''� � , � . �ai � �ry ' # �M .Y�'4 Y �-.� ;<y �'S ,�� 1`'t . gn � �� i 4 +��. -aS�E�"��x �"'�� f 1 �jy i,ss"i�,`"^�.y ��""`� � � �, , � y { � f ,�� Y-i'Y¢'t . �: ..i . tnay y.i'.r+.*��c+,'Y L� 'i�d r �' ''X�i,s't t`L �. ' � � � .,cY'. ..3. �. 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' .l . ;.'J� •' � Wu � � � REDE`JELO�iVIENT PROJECT AREA N0.1 � � � � � � ' '� CI'Y OF OSHKOSH ` � 1ULY 1980 � � ' w � �l�.i9'��1r$i�lii�!/iiilr��l�iifl�i�lilwrAil�i'!'��t��'��i� t f I OSHKOSH CENTRE REDEVELOP!�1ENT PROJECT AREA iI1 REDEVELOPMENT PL�v Introduction A) Intent B) Scope C) Statutory Authority D) Redevelopment Goals and Objectives E) Consistency with Local Plans II. Oshkosh Centre Area Land Use A) Project Area Boundaries and Description B) Existing Land Use C) Existing Structural Conditions D) E�cisting Zoning III. Proposed Gshkosh Centre Area Land Use A) Proposed Zoning And Land Use IV. Proiect Imolementation A) Land Acquisition B) Relocation C) Land Disposition D) Proposed Site Improvements E) Public Improvements F) Perfomrance Standards G) Compliance with Applicable Local, State and Federal Regulations H) Project Financing I) Redevelopment Plan �lodification Ptocedures List of Redevelopment :1aps Map 1 Map 2 �fap 3 �1ap 4 Map 5 Ma p 6 Map 7 Map 8 Map 9 Appendices Project Boundary Parcel Identification Existing Land Use Structural Conditions Existing 'oning Land Acquisition Land Disposition Proposed Zoning Proposed Land Use 1) Proposed Timetable 2) Land Ownership and Assessed Value by Parcel 1 1 1 1 2 5 5 9 9 12 16 16 16 19 19 I9 21 21 22 6 7 8 10 11 13 14 17 18 23 24 � OSHKOSH CENTRE REDEVELOPMENT PROSECT AREA I I. ZNTRODUCTION A. Intent, Historically, the City of Oshkosh has demonstrated its intention to upgrade the quality of the City's Central Area with the implementation of projects such as Walkway West Phase I, Walkway West Phase II, Waters P1aza, the State Street Relocation Project, the formation of the Oshkosh Commerical Development Corperation (OCDC), the Commercial Rehabilitation Program, and most recently the completion of a plan prepared by Real Estate Research Corporation (RERC}, designed to delineate strategies for continued Centzal Area revitalization. In addition to projects which have reached fruition, the City is con- tinuing its efforts to facilitate the relocation of the Soo Line Railroad and the restoration of the Grand Theatre Opera House. It is the intent of this documer.t to delineate a taroet area conducive to redevelopment, and to outline a strategy for the eventual and total revitalization oE the area. The implementation of the plan is consistent with past efforts and constitutes a significant step toward enhancing the quality and economic vitality of the City's Central Area. The plan contained herein describes the area which shall be known as the Oshkosh Centre Redevelopment Project Area No, 1. B. Scope. The plan contained herein provides a framework for the acquisition, disposition, and reuse of land within the project area. In addition to planning related concerns, the document outlines an administrative and procedural scenario for implementing a partnership between devel- opers of the land and the City of Oshkosh. Provisions for amendment to the plan are described in Part IV (I). All entities engaged in activities pursuant to the plan, or the implementation thereof, are obligated to comply with the conditions coatained herein unless otherwise agreed upon or specified by the City of Oshkosh Common Council. C. Statutory Authority. The pceparation and adoption of this p1an, and its implementation ace enabled pursuant to Wisconsin Statutes, Chapter 66.43, as amended. D. Redevelopment Obiectives. Recognizing the City's intent as specified in Part I(A) above, and the purpose and scope of Wisconsin Statute Chapter 66.43, the follow- ing redevelopment objectives have been identified: 1 1 f 1. Eliminate obsolete and deteriorating or deteriorated buildings, blighting influences, and environmental deficiences which detract from the functional utility, aesthetic appearance, and economic and environmental welfare of this section of the City of Oshkosh, and to prevent the reoccurrence of blight and blighting con- ditions. 2. Assemble land into parcels functionally adaptable with respect to shape and size for disposition and redevelopment in accordance with contemporary redevelopment needs and standards. 3. Remove impediments to redevelopment due to diversity of owner- ship. 4. Provide for the orderly, physical, and economic orowth of the City of Oshkosh through planned and controlled redevelopment. 5. Encourage coordinated redevelopment of parcels to achieve efficient building design, maximum utilization of sites, beautified off- street parking and service facilities, and integral pedestrian connections and open spaces, giving consideration to high standards of design for new development, rights-of-way, landscaping, and open spaces. 6. Achieve private redevelopment of parcels that wi11 add to the tax base of the City of Oshkosh. 7. Achieve private redevelopment that will add rental or sale units to the existing housing stock of the City of Oshkosh. S. Assure that the design of all buildings will be in harmony with adjoining public, and semi-public developments, and encourage in the placement of buildings that particular attention is given to relationships and distance between buildings and to views of the Fox River which are available from the site. 9. Assure that any buildings are designed, located, and oriented to seroe the area and to capitalize on existing views and open spaces. 10. Maximize utilization of riverfront property in a manner con- sistent with the goal of providing increased aesthetics and incentives for commercial and residential uses and increased public access. 11. Discourage the industrialization of riverfront property to the extent feasible. E. Consistency with Local Plans. The following excerpts from the Comprehensive Plan, 1973 prepared by Barton-Aschman Associates, Inc. clearly demonstrate the consistency between the activities proposed in this plan and the overall planning and development strategies contained in the Comprehensive Plan. f�] "The Central Business District should contain the community's major shopping facilities, professional and governmental offices, and public buildings." "The Central Area should function as the optimum location for those activities in the region which are few of a kind and those which require a central location or close proximity to other Central Area activities in order to operate efficiently." "The major functions and activities of the Central Area should be arranged in compact, closely related areas to a11ow convenient inter- change of people. Groups of activities in the Central Area should be so arranged and connected as to promote efficient and convenient sovement of pedestrians, thus minimizing the conflict of moving vehicles. Land use activities and transportation routes in the Central Area should be arranged in an orderly, easily understandable manner." "T_he Central Area is the heart of a community and �.ts surrounding region. It is the nerve center of retail, wholesale, financial, business, professional, cultural, and governmental activities. No other part in the region can support this type, variety, quality, and number of activities that are concentrated in the Central Area." "The importance of the Central Area is not limited to the immediate business community, but is significant to the ecoaomic and social welfare of all the people in the trade area. To achieve posterity, the Central Area must function efficiently." "The Central Area should be the symbol of the quality, prosperity, and character of the region. The Central Area should function as the center of communication - a place where people from throughout the trade area meet face-to-face to exchange information, goods, and services." "The Land Use P1an is oriented to a modernized, vigorous Central Business District core area, which would continue to be the dominant, commerical, and business center of the region. To maintain and improve its competitive position, the City should encourage a strong, progressive Central Business Area. From a physical standpoint, this depends on 000d accessibility, easy circulation in the area, ample parkino space, and a continued emphasis on the improvement of the general appearance of the downtown area." "The development and implementation of a Central Business District Plan should be considered which addresses functional use relation- ships, designs elements, traffic circulation, parking, pedestrian circulation, public transit, and service functions. This program should represent a major cooperative effort between the public and private segments of the community." In conjuction with the recommendation to prepare a Central Business District Plan, the City engaged RERC to prepare a Downtown Redevelopment P1an and Implementation Strategy. The following excerpt summarizes the RERC recom- mendations: 3 "RERC believes that the top priority project should be new development along the riverfront. The river is an asset that has generally been overlooked. To facilitate the development of this area, a redevelop- ment project should be established." The area delineated by RERC corresponds exactly to the project area bound- aries of the Oshkosh Centre Redevelopment Project Area I. There can be no question that the implementation of this Redevelopment Plan is clearly consistent with the City's Comprehensive P1an and with the most recent Downtown Redevelopmeni Plan as prepared by RERC. a C4 f Y IZ. OSHKOSH CENTRE AREA EXISTING LAND USE A. Project Area Boundaries and Description The boundaries of the project area are indicated on :1ap I Project Boundaries. The area consists of a parcel of land in the First and Eighth Wards, City of Oshkosh, Winnebago County, State of Wisconsin, described as follows: Commencing at the intersection of the centerline of North P1ain Street and the extended south line of Ceape Avenue, thence south- easterly along the south line of Ceape Avenue to the west Iine of Broad Street, thence southwesterly along the west line of Broad Street to the north meander line of the Fox River, thence north- westerly along the meander line to the extended west line of Lot 4, Leach's hlap, Block 6, thence northerly along the west line of said Lot 4 co the south line of vacated Pfarion Road, thence easterly along the south line of vacated �Sarion Road to the west line of Commerce Street, thence south along the wes[ line of Commerce Street to the south line of Marion Road, thence easterly along the south line of Plarion Road to the centerline of North :1ain Street, thence northerly along the centerline of North �fain Street to the centerline of Ceape Avenue, being the point of beginning, excepe a parcel commencing at the northwest corner of said Lot 4, thence southerly along the west line of said 1ot to the north meaader line of the Fox River, thence southeasterly on said meander line 46 feet, thence northeasterly 124.4 feet to an iron post set in concrete being LO feet west of the west line of Lot 11, Moores Subdivision, thence northerly 90.6 feet to the north line of said Lot 4, thence northwesterly to the place of beginning. Also the southeriy one-half of vacated Plarion Road lying northerly of and adjacent to easterly 10 feet of Lot 4, Block 6, Leach's Map. The area proposed for redevelopment is illustrated o❑ �Sap I Project Boundary. B. Existing Land Use. The existing land use of the area is indicated on �Sap 2 Parcel Iden- tification, and :1ap 3 Existing Land Use, The character of the area is indicative of that generally found in oldez central areas adjacent to waterways. The land use pattern consists of a conglomerate of commerical, manufacturing, and ofEice/service uses. In addition, Wisconsin Public Seroice owns and operates a substation and natural gas storage on the block between Court and Broad Streets. A number of the structures have incorporated iesidential uses on upper floors. P1ap 2 Parcel Identification delineates a11 parcels in the area and contrasts them to originally platted property lines. � J � � J ;, a NIdW � 0 �, 0 � � Q 0 TZ O� z� m a� a U � W � 0 � a � �•� W � � z W U _ � � Y 2 � O � w � 0 � � z W � �.. Q J W � w 0 w � T � Q w Q ❑ I. w ,Q ----.�.� -------__.__� _� , Qd0�8 �� " � { v . ,� � � , A`' i� _ I � ;� .�: C i :P 4 7 '`�C 1° j` i } _ �..��.. `. ! e l�no� � , ,J � N�,dW � � � 1 V '; t � ': .� � O yt ,. � � `� ; !'^ Q„ r `i � � N N �, W �- � 1 � ';� � a.1 a a � ° ! � u��+ �, � : a H `m a 1� � IY � a,' a� � W tn 4 �,�� F � � � w d�oo � " a � � ° ` '.� -s �. Z d = � ° � � Gl ��: z w _� a :.�,w =�N�a� �o - �1 ° _ � s � C. Existing Structural Conditions. All structures in the project area have been subjected to a structural survey review. The variables included in the survey are as follows: Exterior Walls Foundation Walls Roof (if visible) Chimney Doors Windows S Frames Porches, Outside Stairs Cornices The survey results were converted to a numerical scale, with each structure receiving a raw point score based upon the following criteria: 1. Good - Item rated is in acceptable standard condition, does not have any significant defects, and does not need any repair other than normal maintenance. 2 3 Fair - Item rated is in need of minor repair and is worn, loose, or cracked to the extent of less than 20% of the entire item, system, or surface. Poor - Item rated is in need of major repair, is badly worn, 20% or more of entire item, system or surface is loose, cracked, damaged, worn, or rotted to an extent requiring replacement. 4. Very Poor - Item rated is 50% or more beyond repair, or is sinking, leaning, non-operative, or non-functional, unsafe to an extent requiring complete replacement of the entire system or item. The composite rankings were mapped and are in contained in �1ap 4 Structural Conditions. D. Existin� Zoning. Existing zoning in the project area reflects existing land use. The zoning is comprised of the following classifications: C-4 Central Business District M-1 Light Industrial District M-3 Heavy Industrial District The existing zoning is depicted on �Sap 5 Existing Zoning. :] / � As � __�// � J a , :� ��_ � �� . / t I�s�� J � � Z 0 � 0 �Z 0 O U Z J � Q QC � G � � U � � � � w 0 � � � w � r O O 4 o m o 0 c; n. c. > ❑ � � 1.� � •. �� W � :WO :� �� W�� z � W Q i = � LLJ ! � � � j O O � iY � 2 W ' CA > ' O W � ' w ; � ; III. PROPOSED OSHKOSH CENTRE eiREA LAND USE A. Proposed Zoning and Land Use. Proposed land use in the area is intended to be consistent with the redevelopment objectives delineated in Part I(D) of this p1an. As such, the riverfront park will be retained and integrated with reuse plans. In addition, the structures located on Parcels 18 and 19, as depicted on Map 2 Parcel Identification, will be retained, as they are relatively new and in good condition. In addition, they are compatible with the redevelopment objectives referenced above. Once the plan is ratified by the Common Council, the City will request the Plan Commission to recommend, and the Common Council to approve the re-zoning of the property from the present multi-district classifi- cations to C-4 Central Business District. Consistent with this classification, the following types of uses will be permitted: high density residential, institutional, e.g, schools, hospitals, etc., public community centers, general retail, water-ori2nted recreational, professional services, banks, restaurants and entertainment establish- ments, hotels, motels, convention and exhibit halls, parking 1ots, and other uses permitted in the C-4 Central Business District. The proposed zoning and land use are depicted on Ptap 6 Proposed Zoning, and �fap 7 Proposed Land Use. Notwithstanding a multiplicity of reuse alternatives, the following physical design and density regulations will apply. The regulations are contained in the City of Oshkosh Zoning Ordinance, Section 30- 14 (b) . 1. Height - No restrictions. 2. Side Yards - None, but if provided must be at least 6' wide. 3. Off-Street Parking - Provision for off-street parking is not required in the C-4 Central Susiness District. 4. Corner Lots - A 10' setback must be provided along all streets where the frontage of the blocks is divided among districts with setback requirements. Otheiwise, no setback is required. In addition to the requirements of the C-4 Central Business District, reuse of the property wi11 be governed by the provisions of Section 30-19 of the Zoning Ordinance. Relative excerpts from this section are as follows: 1. Unless specified differently herein, where the frontage of a block is divided among districts with different front yard setback requirements, the deepest front yard requirements shall apply. 12 �� W > a W d a u js aaoaa � U � � � O :� � i : � � '�y�i E t i,�\ � �`?, �5V �j � ��: � _ �G �'; ; tt� � �t :� , t;> S � � � � 0 0 � � 2. Where a lot is in a commerical or industrial district and is next to a residence or dwelling district, the side or rear yard required in that residence or dwelling district must be provided along the boundary 1ine. 3. In the commerical and industrial districts, there may be more than one commerical or industrial building on a lot provided that the required yards be maintained around the group of buildings. 4. There may be two or more related multi-family, hotel, motel, or institutional buildings on a lot provided that: (1) the required yards be maintained around the group of buildings; and (2) buildings that are parallel or that are within 45° of being parallel be separated by a horizontal distance that is at least equal to the height of the highest building. 5. Those parts of existing buildings that violate yard regulations may be repaired and remodeled, but not reconstructed or structurally altered. 6. Sills, belt courses, cornices, gutters, and ornamental fixtures may project only 2' into a required yard. 7. Open fire escapes, fireproof outside stairways, and balconies opening upon fire towers, and the ordinary projection of chimneys and flues into a rear yard for a distance of not more than 3�' when so placed as to not obstruct light and ventilation. 8. Uncovered patios may project within 2' of the adjacent side lot lines. 9. If side yards are provided where aot required, i.e. in commerial and industrial districts, they must be at least 6' wide. Since the precise pattern for future development is uncertain, the City reserves the right to enact additional restrictions contingent upon the development pattern selected. For example, if a portion of the property is proposed to be developed residentially, the City may exercise its prerogative to re-zone that portion of the property con- sistent with reasonable densities, thereby providing open space and parking requirements necessary to accomodate housing consistent with standards as specified in the residential districts. The City concourages flexibility and innovative development. To facilitate these goals, the PUD Section of the Zoning Ordinance (30- 18(c)) may be employed as conditions warrant. The PUD Section is a Special Use Permit which may be granted by the Common Council, and which is allowable in the C-4 Central Business District. 15 IV. PROSECT IMPL��ENTATION A. Land Acquisition Subsequent to ratification of this plan by the Plan Commission and the Oshkosh Common Council, the City wi11 initiate acquisition activities. The parcels to be acquired are identified on Map 8 Land Acquisition. It is i.mportant to noce the federal and state requirements relating to acquisition are in force on this project since Community Development Slock Grant funds will be used for acquisition. Federal policies and the reference thereto are discussed in Part IV (G) of this p1an. Acquisition will be facilitated by the City Attorney and the Depart- ment of Community Development. B. Relocation Applicable sections of Chapter 32 of the Wisconsin Statutes and the Uniform Relocation and Rea1 Property Acquisition Policies Act of 1970 will be adhered to during the relocation phase of the project. Adherance to federal regulations is required �nen federal funds are involved in a project activity. Again, reference to these regulations is contained in Part IV (g) of this p1an. A11 appropriate relocation services, including a grievance procedure, clai.m preparation, and social service advisement, will be provided. Relocation will be accomplished by the staff of the Department of Community Development. 6ne full-time staff inembez of this department �ill be assigned to relocation duties. This person possesses five (5) years of experience in commercial and residential relocation. Dis- placees will be notified that staff will be available from 8':00 AM to 4:30 PM, Monday through Friday, and by appointment. A preliminary estimate based upon a reconnaissance survey indicates that there are fourteen (14) businesses and 2-7 families and indivi- duals to be relocated. It is anticipated that a11 of the residential and most of the commercial displacees can be absorbed by existing vacancies. Several warehouse and manufacturing firms may require the construction of new facilities. Sufficient land for these firms is availabLe in the City-owned industrial patks. Duration of the relocation phase will be dependant upon availability of ,uitable replacement sites and amount of staff time devoted Co these activities. C. Land Disposition Once acquired, land will be disposed of either by sale or lease in accordance with provisions contained in Wisconsin Statutes Chapter 66.43. The property Co be disposed of is indicated on P1ap 9 Land Disposition. 16 The City will formally advertise for and accept proposals once land is available for disposition. Once proposals are received, the City may choose to negotiate the selection of developers. Notwithstanding the manner of disposition or the selection of developers, the City will conduct a public hearing on the terms of the proposed disposition. Terms and conditions thereof wi11 be fixed by the Plan Commission and approved by the Common Council. In addition to terms aad conditions as specified by the Plan Com- sission and Common Council, the purchaser or lessee shall enter into an agreement with the City. Said agreement shall contain all [erms and conditions specified by the Plan Commission and Common Council and all assurances necessary to insure consistency with the objectives of this plan. A reference to the contract is contained in Part IV (F) of this plan. D. Proposed Site Improvements. To facilitate the timely dispostion of the property and to package an attractive transaction for development, the City may undertake a number of site improvements. After clearance, the site will be filled to the extent necessary to facilitate suitable drainage and compatibility with those structures which wi11 remain standing. Some existing overhead utilities will be placed underground to enhance the aesthetics of the area. To insure safety and enhance aesthetics, new decorative lighting wi11 be in- stalled and inteorated with the existing illumination system. Land- scaping and street furniture will be added as necessary to beautify the site and the existing riverfront walkway. E. Related Public Improvements. The one major public improvement to be completed in conjuction with the project area involves the redesign and reconstruction of the Main Street/Ceape Avenue intersection, and the reconstruction of Ceape Avenue from �fain to Broad Streets. The City has awarded a contract for engineering the intersectional improvements to Wilbur Smith & Associates. Upon review of the engineeering plans, the improvements are estimated to be under construction by Fall, 1980. Funds for the improvements are budgeted in the 1980 Community Development Block Grant Program. F. Performaace Standards Throughout the implementation oE this project, and all stages and phases thereof, the developer(s) wi11 be required to comply with the requirements of al1 sections of this plan as we11 as the pertinent sections of sunicipal codes and ordinances referenced herein. Loca1 codes and ordinances to be complied with are as follows: 19 a) City of Oshkosh Zoning Ordinance b) City of Oshkosh Sign Ordinance c) City of Oshkosh Floodplain Ordinance d) City of Oshkosh Building Code Subsequent to the selection of a developer by the Oshkosh Common Couneil, the following conditions will apply: a. Execution of a Contract for Sa1e of Land for Private Redevelop- ment (prepared in accordance with Wisconsin Statute 66.43). The contract shall include, while not being limited to, the following provisions: purchase price, conveyance, time and place for deed delivery, apportionment of taxes, options (if applicable), deposits (if applicable), default and reversion, timing of construction, and other conditions deemed necessary by the Oshkosh Common Council. b. The following terms and conditions shall be incorporated into the contract relative to the process for finalizing the construction timetable and construction design elements: 1. City Obligation, e.g., site preparation, grading, filling, rezoning, special use permits, engineering and construction of any improvements to be provided by the City, installation of public utilities, covenants relative the riverfront walkway and parking associated therewith, setbacks along riverfront property, any other items deemed necessary by the City of Oshkosh. 2. Preparation of Construction Plans. Al1 construction plans shall be in conformance with the redevelopment plan as approved by the Common Council. In addition, plans sha11 comply with a11 contract provisions. The developer sha11 submit to the City plans sufficient in detail to allow a determination to be made relative to compliance with rede- velopment plan and contract provisions. The City will notify the developer in writing concerning the approval or rejection of the plans. If the City rejects the plans in whole or in part, the developer must submit corrections and/or modifications to the City within a time period to be specified in the contract. Approval of construction plans shall be a condition met prior to conveyance of property. 3. Changes in Construction Plans. If the developer desires to change or modify the plans once they have been approved, the proposed changes must be submitted to the City. The pro- cedure for approval shall correspond to that prescribed for the submission of original plans. 4. Evidentiary Submittal. Prior to the time specified in the contract, the developer shall submit evidence of financial solvency, e.g., equity capital, mortgage financing, etc. The evidence shall be submitted in a form, manner, and time- frame specified in the contract. �i] . . 5. Actual Construction. After conveyance, the contract shall specify a time-frame for the initiation of construction. The developer sust notify the City, in writing, of the date upon which construction shall begin. The City may request and the developer shall provide progress reports as the City deems necessary. Once construction is completed, the developer will receive a certificate so stating. However, the Certificate will be issued contingent upon all require- ments specified in the contract. The contract shall contain provisions for issuance of the certificate and remedial actions to be taken in the event that construction does not comply with this p1an, contract provisions, or only appli- cable local, state, or federal requirements. G. Compliance with Applicable Local, State, and Federal Regulations Local codes and ordinances obviously pertinent to this project have been identified in Part IV (f) of this p1an. Notwithstanding these references, the developer and the City sha11 comply with any and all local codes and ordinances which are deemed applicable by the City of Oshkosh. Since funds appropriated for portions of this project will originate in part from federal programs, e.g., Community Development Block Grants, Urban Development Action Grants, Economic Development Admin- istration, etc., additional requirements applicable to grantees and subgranTees are in effect. Most significantly, these requirements relate to real property acquisition, relocation of displaces, environ- mental protection, equal opportunity and affirmative action, labor standards and historic preservation. The City will comply with a11 state and federal regulations applicable under this project. H. Project Financing. The City is considering a wide variety of project financing mech- anisms. The initial land acquisition, relocation, and demolition wi11 be financed through a combination of sources, including Community Development Block Grant funds, redevelopment fund balances, and mortgage financing. The improvements to the the Main Street/Ceape Avenue intersection will be funded with Community Development Block Grant funds. Once the property is cleared, improved, and available for disposition, the City and the developers will jointly develop a financial package which may include, but not necessarily be limited to, the following: Urban Development Action Grants, Community Development Block Grants, Economic Development Administration funds, conventional financing, and private financing. The City also intends to create a Tax Increment Financing District to assist in the amortization of the mortgage assumed in the land acqui- sition and relocation stages of the project. Pii� l � A I. Redevelopment Plan Modification Procedures. This redevelopment plan may be modified or changed at any time, including after sale or lease of property, provided that the leasee or purchaser concurs with the proposed modifications. If the plan is modified, a Public Hearing must be conducted by the City. A11 changes must be recommended for approval by the City P1an Commission and approved by the Oshkosh Common Council. 22 . , '"' U w � L�L� � a� � �,,, N Z c� W � � a '-u O � J ¢ i`:� w / � w a 0 w w � J m W QL� � r F � Z � W ~ U o w ,2^ cn V/ O O Q' Y � _ � � a � W Y� N� m U �� N n a j� � W Z� N U� Q p� � V 6 O aHm�B >c)\ FUmI-� '10��+ GYRr OFS�n Uzc.rv y�., c�cF� c+� O �+ � � <V 2S3r Y Sl 2 O Z r+ O OZVfm N \ F m L 4 i N S o� Q U F� tn41r t�6K N Z = L > C �5W0 CLC.y 0 fA L N O O �N� o�� U3� 5 .s.l a MOO U V] m �Y O GiN U3� � o° 0. W� f� v�ia�o ¢` � c �o � Z z �..'no v � 3 .G. o f � L N Z 6 V 6rZ-i� YL.�� i.�.J FC� 50� FF� C S L ¢ _ O Z�nOn SyWy Fu pGU� a U� HO2� Wy� � 3 050� �p � y d U�O a � H y J F C y � O O 41 4. L > o G z ¢ o. y K W 4l ta] U N. VI Q7r U Z 4l �C�. 6 f y F � � mw ya°zw <UO.0 UL' fa+l Z � - z.+o d F � � Appendix I Fd F 7 Z O �w Ut-E T �+64I 5m.+� <��s U 6 Y 1 i � H 41 Z 6SG u: o. z �o� U ..1 4. > � a :J F � y tl U � _ p • ow (-�U F O U O F� p ' O 2 � [-� Frn 6vi..z 3wz .�CG �[-� �z� UOm� FOS 6CZ F M I�J 4] C303 r-iu.np U� 4l -[_�. [+] c� a o m[-� [-� z>� � c.� ¢ m a °1oo�'a�n t-�mm c>m< � z c.00 zo�n � � re m Z � V1 -[al U m � U V 0 �w o� _ y y'O Uy� a ...-. U 6 \ z� mam a z 0 M '2 a Z O m U tn � ��H.�-� �m0� U V 23 � � r,+ �-Ni V O ZOFm 7 S C n � � E m 6 � < t�- 0 r a a z Paicel No. 1 7 � L^. 5 0 7 � � LO 11 12 APPENDIX 2 LAND OWNERSHIP AND ASSESSED VALUE BY PARCEL Owner Robert L. Lund 105 Marion Road Harold J. Winkler 27 N. Main Street Gary E. Eake 25 N. Main Street Louis A. Thoma 23 N. �fain Street William R. Seefluth 21 N. Main Street Walter E. Seifeldt 15 N. Main Street Walter E. Seifeldt E. Waltet Gehrke 3 N. Main Street One Hour Cleaners 32 N. Main Street William G. Schettle 26 N. ;1ain Street Fred Kaye, ETAL 24 N. Main Street Oshkosh Marine Supply 11 Ceape Avenue 24 Assessments Land $ 6,500 Improvements 13,500 Total $20,000 Land $ 2,000 Improvements 10,500 Total $12,500 Land $ 2,000 Improvements 6,000 Total $ 8,000 Land $ 2,000 Improvements 2,000 Total $ 4,000 Land $ 4,000 Improvements 6,400 Total $10,400 Land $ 4,000 Improvements 14,000 Total $18,000 Land $ 4,000 Improvements 600 Total $ 4,600 Land $ 4,500 Improvements 9,500 Total $14,000 Land $ 6,200 Improvements 6,600 Total $12,800 Land $ 1,800 Improvements 5,400 Total $ 7,200 Land $ 1,800 Improvements 7,200 Total $ 9,000 Land $ 4,800 Improvements 15,100 Total $19,900 , � . • � r Parcel No. Owner Assessments 13 Globe Printing Company Land $ 3,000 15 Ceape Avenue Improvements 12,200 Total $15,200 14 James P. Skole Land $16,000 18-20 N. Main Street Improvements 4,000 Tota1 $20,000 15 City Park & Pumping Station EXEMPT 16 George Haverty Land $ 4,100 24 State Street Improvements 8,900 Total $13,000 17 Douglas W. Buettner Land $ 4,000 101 Ceape Avenue Improvements 7,300 Total $11,300 18 Oshkosh Community Bldg. Corp. EXEMPT 201 Ceape Avenue 19 Hibbard H. Engler, ETAL Land $18,200 217 Ceape Avenue Improvements 30,800 Total $49,000 20 City Pkg. Court Street Garage EXEMPT 21 Wis. Public SErvice Corp. Land $29 000 , Leased to Lamico, Inc. Improvements 97,000 Tota1 $126,000 22 Wis. Public Service Corp. EXEMPT 25 r-1 � d0 C`� �� ai o a � o > a�i � 7 'd N a� z3 � � a� • o z�. � a. c � � U G� 6 o S-i No � W U � N O � +-a rl ctf O �ri Fa �a w r-i O+� +� NC C NN N �� 1> a O b ¢ O E � O 7-I N O � N N N 0 z � � � 4 � v .� s� Sa � U 0 � rn � x s, ti m � .F� U w � U