HomeMy WebLinkAbout28782 / 77-03��ril 21, 1977
�3 RESOLUTION
PL?aOSE: APPROVE REDEVELOP`1ENT PLAN
�`yITIA'F�D BY: PLA1I COMMISS�ON
_�Li�y ��i�jL�L""1=SSIOi�1 RECO'�li1ENDATI�JN : 5-0
BE Ii Rs.SJLVED by the Cammon Cot�nci? of the City of Oshkosh
tha� the R�develo�ment Plan and the Relocatior, Plan contained
��erein, for Redevelapment Project #1 (Badger-Excelsior Project)
and adopted �y the Plan Cartmission, is hereby approved.
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REDEVELOPMENT PLAN
Redevelopment
CExcelsior-
March 1977
P ro ject� Area
Badger)
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SECTION
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TABLE OF CONTENTS
REDEVELOPMENT PLAN
OSHKOSH REDEVELOPMENT PROJECT N0. 1
DESCRIPTION
INTRODUCTION
II. DESCRIPTION OF THE REDEVELOPMENT PROJECT
A. Boundaries of the Redevelopment Project
B. Zoning for the Project Area
C. Redevelopment Plan Objectives
D. Types of Proposed Redevelopment Action
III. LAND USE PLAN
A. Proposed Land Use
B. Permitted Land Uses
C. Provisions for Permitted Land Uses
D. Regulations and Controls
IV. PROJECT PROPOSALS
A. Land Acquisition
B. Land Disposition
C. Redeveloper's Obligations
U. OTHER PROVISIONS TO MEET STATE REQUIREMENTS
A. Conformance with the General Plan
B. Relationship to Local Objectives
C. Project Area Boundaries
D. Existing Land Uses
E. Conditions of Real Property
F. Land Use Plan
G. Redevelopment Standards
H. Proposed Zoning Changes
I. Site Improvements and Public Utilities
J. Financing
K Feasible Methods of Relocation
L. Population Density Control
M. Procedure for Changes in Approved Plan
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OSHKOSH REDEVELOPMENT PROJECT #1
Oshkosh, Wisconsin
I. INTRODUCTION
Recognizing that obsolescence, deterioration and blight is a threat to the
continued stability and vitality of the City of Oshkosh as the business,
governmental, institutional and cultural heart of the region and as the
focus of community pride and achievement, the Common Council, City of
Oshkosh, has initiated this first redevelopment project.
This project is proposed to be carried out and effectuated by the City of
Oshkosh, pursuant to and in accordance with l�isconsin statutues, Title
VIII, Chapter 66.43, Blighted Area Law, as amended.
II. DESCRIPTION OF THE REDEVELOPMENT PROJECT AREA
A. Boundaries of the Redevelopment Project Area
The boundaries of the redevelopment project area are shown on the Map
#1 labeled Project Boundaries, and Existing Land Uses, and include
that portion of the City of Oshkosh County of Winnebago, Wisconsin
bounded generally as follows:
Commencing at the SW corner of Government Lot 2 Fractional Section 23,
T18N, R16E, being the point of beginning, thence northerly 628'
to the centerline of Dempsey Trail, thence northeasterly 400'
along the centerline of Dempsey Trail to a 2" iron on the east
side of Campbell Road, thence northeasterly 352' to a 2" iron,
62' from the west bank of the Fox River, thence northeasterly to
the centerline of the Fox River, thence southeasterly along the
centerline of the Fox River, to the original main line tracks 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 original
main line to the centerline of Ohio Street, thence northerly 155'
along the centerline of Ohio Street, thence easterly 64', thence
northerly 155' to the centerline of vacated Third Street, thence
westerly 64' to the centerline of Ohio street, thence northerly
along the centerline of Ohio Street to the west line of South
Campbell Road projected, thence northwesterly along the west line
of South Campbell Road projected, to the centerline of Witzel
Avenue thence westerly along the centerline of Witzel Avenue to
the point of beginning.
B. Zoning for the Project Area
Zoning for the subject properties is shown on Map �2 labeled as Existing
Zoning.
C. Redevelopment Plan Objectives
The following objectives have been established for the redevelopment
of Oshkosh Redevelopment Project �1.
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1. Eliminate obsolete and deteriorating or deteriorated buildings, f
blighting influences and environmental deficiencies which detract
from the functional unity, aesthetic appearance and economic and
environmental welfare of this section of the City of Oshkosh and
to prevent the reoccurance of blight and blighting conditions.
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 ownership.
4. Provide for the orderly physical and economic growth 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, unified off-street
parking and service facilities, and internal 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 re-use land parcels that will
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.
8. Assure that the design of all buildings will be in harmony with
ajoining public, and semi-public development 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
serve in the area and to capitalize on existing views and open
spaces.
D. Types of Proposed Redevelopment Action
Proposed redevelopment action includes acquisition, clearance, sale
and re-use of property with controls and restrictions on the new
development.
III. LAND USE PLAN
A. Proposed Land Use
The proposed land uses of the Oshkosh Redevelopment Project #1 are
shown on the map attached hereto and made a part hereof, labeled
Proposed Land Use, Map #3•
The project envisions a mixed land use concept of redevelopment including
residential with accessory and supporting commercial and incidental
uses, light industrial re-use and open space reservation.
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B.
All streets and public right-of-way are shown on the land use map
labled Proposed Land Use, P1ap #3•
1. Zoning Change - It is proposed that amendments to the City of
Oshkosh Zoning Ordi����� be made to change the zoning of the
project area from its present classification of M-1 Light Industrial
and M-3 Heavy Industrial to any district named appropriate by the
City of Oshkosh Common Council that would accommodate proposed
re-use in accordance with the overall development standards
applied to this site. Zoning shall be in accordance with the
proposed zoning map labeled Proposed Zoning Map �4 and with the
creation of a Planned Unit Development
allow multiple uses on a large portion
recommended that the use and property
the newly created Planned Unit Develop
be as restrictive as those contained i
Permitted Land Uses
special permit section to
of the site. It is further
development regulations for
ment (PUD) special permit
n this redevelopment plan.
The land uses permitted in the project area are as follows:
1. Residential Uses - This area is intended to provide a high-
quality residential environment that will offer living accomoda-
tions and amenities to meet a range of housing needs. This is
intended to be a self-contained apartment residential area with
supporting compatible accessory and neighborhood commerical uses.
2. Neighborhood Commercial Uses - Includes convenient commercial
uses; grocery store, barber shop, beauty parlor, boutiques, gift
shops, laundry and drycleaning facilities, storage rooms, and
other similar convenience commercial uses contained in C-1
Neighborhood Business District when approved by the City of
Oshkosh Common Council.
Commercial Uses - This includes office and institutional, bakery,
barber shop, beauty parlor, lunchroom, candy store, confectionery
store, ice cream store, soda fountain, soft drink stand, food
products (retail), grocery store (retail), delicatessen (retail),
meat and fish market (retail), fruit and vegtable store (retail),
tea and coffee store (retail), package liquor (retail), beer
depot (retail), retail cleaners and dyers, coin operated cleaning
and washing, marinas and aquatic nurseries, taverns, private
clubs or lodge, photographer's studio, professional services,
real estate, insurance, interior decorating studios, picture
framing, shoe repair, tailor shops, furniture upholstering,
refinishing and repairs to include sales, bowling alley, pool and
billiard room, gymnasium, dancing school, dance hall, skating
rink, theater except drive-in theater, clinic or medical or
dental office building, florist shop, restaurant, refreshment
stand, motels, hotels, telegraph and telephone office, hardware
and paint stores, plumbing, heating and electrical supplies,
crockery store, printing and engraving establishments, except
newspaper and book publishing.
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Accessory uses customarily incidental to the above uses including
the processing, treatment or storage of products clearly incidental
to the conduct of a retail or wholesale business on the premises,
provided that said processing, treatment or storage does not
occupy more than forty (40) percent of the total floor area.
4. Light Industrial Uses - This includes laundry, cleaning and dying
establishments, processing or packaging achievement of bakery
goods, candy, cosmetics, pharmaceuticals, toilitries, food products,
(except meat products, sauerkraut, cabbage by-products „ vinegar,
yeast and other rendering of fats and oils), manufacture of
products from paper but not manufacture of paper, bottling of
beverages, manufacture of sporting goods, home and office appliances,
manufacture of products from wood, manufacture of products from
finish�d fabrics, manufacture of cigars, cigarettes and smoking
tobacco, manufacture of goods from plastics, manufacture of water
or heating and treatment equipment, public uses such as: sewage
treatment plants, public parking, public right-of-ways and other
compatible industrial uses contained in the M-1 Light Industrial
District when approved by the City of Oshkosh Common Council.
5. Recreational Uses - This includes swimming pools, sauna, tennis
and other small game courts, exercise rooms and areas and other
indoor and outdoor recreational and related uses when accessory
to the basic residential usage of the property area and when
approved by the City of Oshkosh Common Council.
6. Parking uses - Accessory, private and public off-street parking
deemed adequate to accommodate the redevelopment within the
project area shall be provided.
7. Open Space - Portions of the re-use parcels shall be left open
and landscaped as required by the redevelopment plan.
C. Provision for Permitted Land Uses
The following goals, land use provisions and building requirements
shall apply in the project area and are deemed minumum requirements or
desirable in the interest of public health, safety, comfort, convenience
and general welfare. These goals, provisions and requirements are
intended to provide freedom and flexibility for the physical redevelop-
ment of the project area and a framework within which redevelopers
will be encouraged to operate with the greatest creative freedom
consistant with the objectives of the redevelopment plan to provide a
redevelopment of interesting design and superior quality.
1. Yard Requirements - There shall be a yard of not less than 25
feet extended across the full width of the lot abutting a street
plus there shall be one (1) foot of additional yard for each
story above four (4) stories.
2. Building Setback Requirements - The principal building shall be
not less than 20 feet from the lot line at any point below the
second story level.
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3. Parking requirements - The Oshkosh Common Council shall utilize
the following required parking ratios in evaluating the adequacy
of off-street parking.
a. Dwelling Units - Subject to provisions of Section 30-20 Off-
Street Parking Regulations, City of Oshkosh Zoning Ordinance.
b. Neighborhood Commercial Uses - Subject to provisions of
Section 30-20 Off-Street Parking Regulations, City of Oshkosh
Zoning Ordinance.
c. Commercial Uses - Subject to provisions of Section 30-20
Off-Street Parking Regulations, City of Oshkosh Zoning
Ordinance.
d. Industrial Uses - Subject to provisions of Section 30-20
off-street parking regulations, City of Oshkosh Zoning
Ordinance.
As a goal in keeping with the high quality standards for redevelop-
ment of the project area, developers will be encouraged to provide
private and public parking within enc)osed spaces.
4. Open Spaces - All open spaces shall be landscaped and maintained
in good and clean condition to offer maximum utility and aesthetic
appeal to occupants and users of the building for which they are
developed.
5• Site Improvements - Because much of the project area is within
the established flood plain of the Fox River, all physical develop-
ment and construction shall comply with Department of Housing and
Urban Development Federal Insurance Administration restrictions
and requirements, the provision of Chapter 116 of the Wisconsin
Administration Code -"Flood Plain Management" - as administered
by the Wisconsin Department of Natural Resources, and Section 30-
50 City of Oshkosh Municipal Code.
Regulations and Controls
Al1 redevelopment within the redevelopment project area shall be
subject to the redevelopment plans for the Oshkosh Redevelopment
Project #1 and to the codes, ordinances, regulations and laws of the
City of Oshkosh, Wisconsin as they now exist or hereafter may be
amended and to State and Federal laws and regulations, as applicable
unless waivers or variances, as prescribed by law are granted or
given. In the event the requirements, regulations and controls of
this redevelopment plan differ from the City Codes and ordinances, the
redevelopment plan shall apply for the Oshkosh Redevelopment Project
#1.
The following additional regulations and controls shall govern the
land uses permitted in the redevelopment plan.
1. Preliminary Plan Review -
invitation for proposals,
proposed redevelopment of
The redeveloper, in response to the
shall submit preliminary plans for the
all or portions of the Oshkosh Redevelop-
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ment Project #1 to the City of Oshkosh Plan Commission and the
Common Council for review and approval prior to the execution of
any contract for the disposition of lands.
Said plan shall include:
a• Written letter of intent from the developer establishing his
intentions as to development of the land.
b. Proposed grading plan, landscaping design plan, and location
map.
c. Sketch plans and ideas regarding land use, dwelling type and
density, street and lot arrangement, tentative lot sizes,
and general cost estimate of private improvements.
d. Tentative proposals regarding water supply, sewage disposal,
surface drainage, street improvements, and compliance with
flood plain regulations.
2. Final Plan Review - The redeveloper selected to carry out the
redevelopment shall submit final construction plans to the City
of Oshkosh Plan Commission and Common Council for final review
and approval prior to the execution of any contract for the
disposition of land within the project area.
3• Sign Control - An overall design of signs shall be submitted with
the final plans and all signs shall be subject to review and
approval by the Oshkosh Plan Commission and the Common Council.
The review of proposed signs shall be with respect to content,
size, spacing, materials, method of attachment, orientation and
number of signs in accordance with the provisions of Section 30-
22 Sign Regulations, City of Oshkosh Zoning Ordinance and subject
to the special provisions enumerated below:
a• Billboards are prohibited.
b. Signs shall not project above the roofline.
c• Painted signs on exterior walls are prohibited.
4. Location of Utilities - Al1 public and private utility distribution
lines proposed within the boundries of the redevelopment project
area shall be located underground.
5• Retention of Trees - The redeveloper will be encouraged to the
maximum extent feasible to retain and incorporate within the
proposed landscaping plan as many existing substantial and significant
trees, as determined by the City of Oshkosh Forester, as possible.
IV. PROJECT PROPOSALS
A. Land Acquisition
Proposed to be acquired in the �shkosh Redevelopment Project #�1 as
identified on the Land Acquisition Ma
p, #5, attached hereto and made a
part hereof.
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� Properties are identified for acquisition for the following purposes.
1. To remove buildings which are structurally sub-standard.
2. To remove buildings or parts of buildings which are deteriorating
or deteriorated.
3. To removed obsolete buildings not suitable for improvements or
conversion.
4. To eliminate blight and blighting influences from the area.
5. To remove incompatible land uses or land use relationships.
6. To removed impediments to contemporary development due to diversity
of ownership.
7. To eliminate factors that have lead to the underutilization of
the project area.
B. Land Disposition
The land disposition parcels as shown on the Land Disposition Map,
Map #6, attached hereto �nd made a part hereof. Land will be sold,
leased or otherwise disposed of to redevelopers who will be required
by contractual agreement to redevelop in accordance with the redevelop-
ment plan. The contract will clearly define the obligations of the
redeveloper and the City of Oshkosh Common Council.
1. Selection of Redevelopers - The City of Oshkosh Common Council
will publicly solicit propsals for redevelopment of project area
land and will select redevelopers on the basis of their proposals,
a determination of their ability to carry out such propsals, and
the conformance to the requirements and objectives of the redevelop-
ment plan.
The selection of redevelopers and disposition of land following
the public invitation for propsals may be by direct negotiations,
fixed price offerings, competitive price methods, or by other
means which in the determination of the City of Oshkosh Common
Council will best assure the attainment of the redevelopment and
objectives of the redevelopment plan.
C. Redeveloper's Obligations
The disposition of all land shall be by means of contract for sale or
lease which shall specifiy, among other things that the purchaser or
leasor shall:
1. Agree on behalf of himself and heirs and assigns not to permit
the sale, lease or use of property or facilities there on by any
party who would use any part of the project area in a manner to
permit discrimination or restriction on the basis of race, creed,
color, sex, religion or national origin.
2. Agreed to acquire land, demolish existing buildings and remove
facilities in conformance with Map #7, Existing Conditions
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Inventory, and commence and complete construction according to a ,
schedule which shall be mutually agree on.
3. Comply with regulations in reuse of gas allocation.
4. Agree to remove railroad trackage not needed as part of proposed
reuse.
$. Agree to provide a bond or other surety acceptable to the City of
Oshkosh Common Council to insure performance under the contract
or of sale or lease.
6. Agreed to submit plans to the City of Oshkosh Plan Commission and
Common Council for review and approval as to conformity with the
redevelopment plan.
7. Agree that the property shall not be sold or transfered prior to
certified completion of improvements without the prior written
approval of the City of Oshkosh Common Council.
8. Agree to comply with all Environmental Protection Agency (EPA)
Air Quality and the EPA and State of Wisconsin Discharge Standards.
D. Duration of Controls
The provisions, requirements, restrictions and controls in the redevelop-
ment plan shall remain in effect 15 years from the date of adoption,
and shall be subject to amendment and revision only upon review and
approval by the City of Oshkosh Plan Commission and Common Council as
provided for herein.
V. OTHER PROVISIONS TO MEET STATE REQUIREMENTS
The Blight Elimination Slum Clearance Act states:
"Such redevelopment plans shall conform to the general plan for the city
and shall be sufficiently complete to indicate its relationship to definite
local objectives as to appropriate land uses, improved traffic, public
transportation, public utilities, recreational and community facilities,
and other public improvements in the project area and shall inc)ude, without
being limited to, a statement of the boundaries of the project area; a map
showing existing uses and conditions of real property therein; a land use
plan showing proposed uses of the area; information showing the standards
of population density, land coverage and building intensity in the area
after redevelopment; a statement of proposed changes, if any, in zoning
ordinances or maps and building codes and ordinances; a statement as to the
kind and number of site improvements and additional public utilities which
will be required to support the new land uses in the area after redevelop-
ment; and a statement of a feasible method for the relocation of families
to be displaced from the project area. "
To satisfy these requirements the following general statements and maps are
included herein.
:
A. Conformance with the General Plan
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C.
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E.
This redevelopment plan is in conformity with the land use distribution
concepts of the Comprehensive Plan for the City of Oshkosh as prepared
by Barton-Aschman Associates, Inc., consultants, dated November, 1973,
and adopted as a guide by the Plan Commission of the City of Oshkosh
on September 22, 1975, and as amended from time to time by the Plan
Commission.
Relationship to Local Objectives
1. Appropriate Land llse - The proposed land uses are in essential
conformity with those contained in the comprehensive plan and
consistant with the overall local objective to improve total
living conditions through the elimination of deteriorating areas
and the construction of new dwelling units.
2. Traffic - The redevelopment of Project Area #1
affect the existing traffic circulation system.
improvements will enhance the safety of traffic
by relocating the intersection of Campbell Road
to a point that better meets design and traffic
standards.
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4.
will not adversely
The recommended
flow in the area
and Witzel Avenue
safety engineering
Public Transportation - There are no changes proposed in the
present public transportation system.
Public Utilities - The redevelopment plan provides for improvements
or modifications to portions of the utility system.
5. Other Public Improvements - The City of Oshkosh will be requested
to provide for the reconstruction and general improvement streets,
sidewalks, curbs and gutters and public open spaces within the
project area as recommended by the Site Improvement portion of
the redevelopment plan.
Project Area Boundaries
The project area boundaries are described in Section II, A and shown
on Map #1, Project Boundaries and Existing Land Uses, attached hereto
and made a part hereof.
Existing Land Uses
The existing land uses are shown on Map #1, labeled Project Boundaries
and Existing Land Uses, attached hereto and made a part hereof.
Conditions of Real Property
The exterior structural conditions of real property located within the
project area are shown on h1ap #1, labeled Project Boundaries and
Existing Land Uses, attached hereto and made a part hereof.
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F. Land Use Plan '
The proposed land uses are shown on Map #3, Proposed Land Uses.
G. Redevelopment Standards
General planning, design and redevelopment standards and objectives
are set forth in Sections II, III and IV of the redevelopment plan.
H. Proposed Zoning Changes
It is recommended, in order to encourage redevelopment of the project
area, that the City of Oshkosh Municipal Code be amended to incorporate
a planned unit development ordinance therein. It is further recommended
that the existing zoning district classifications be amended to better
provide for the future redevelopment and potential use proposals
envisioned for the project area which are consistant with this redevelop-
ment plan.
I. Site Improvements and Public Utilities
The following site improvements are generally anticipated to be provided
to support the new land uses in the project area after redevelopment.
1. Campbell Road - Realignment and reconstruction.
2. Dempsey Trail - Vacated in project area.
3. Storm and Sanitary Sewers - Modifications to existing storm and
sanitary sewer systems to support the new development.
4. Water Mains and Service - Modifications to existing water mains
to support the new development.
5. Street Lighting - New street lights will be installed within the
project area.
6. Trees - Street trees will be planted within the project area.
J. Financin�
The following methods of financing may be utilized to accomplish
public improvements in the project area - Mortgage Financing, Tax
Incremental Financing, resale and/or lease of property, federal and/or
state aids, gifts, and such other methods as determined appropriate by
the City of Oshkosh Common Council.
K. Feasible Methods of Relocation
The City of Oshkosh Redevelopment Project #1 does not entail any
relocation, as presently outlined. If the redevelopment plan is
modified in the future to incorporate areas that would require a
relocation plan the following shall constitute the relocation plan to
be implemented by the City of Oshkosh for the amended project area:
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F. Land Use Plan
The proposed land uses are shown on Map #3, Proposed Land Uses.
G. Redevelopment Standards
General planning, design and redevelopment standards and objectives
are set forth in Sections II, III and IV of the redevelopment plan.
H. Proposed Zoning Changes
It is recommended, in order to encourage redevelopment of the project
area, that the City of Oshkosh Municipal Code be amended to incorporate
a planned unit development ordinance therein. It is further recommended
that the existing zoning district classifications be amended to better
provide for the future redevelopment and potential use proposals
envisioned for the project area which are consistant with this redevelop-
ment plan.
I. Site Improvements and Public Utilities
The following site improvements are generally anticipated to be provided
to support the new land uses in the project area after redevelopment.
1. Campbell Road - Realignment and reconstruction.
2. Dempsey Trail - Vacated in project area.
3. Storm a.nd Sanitary Sewers - Modifications to existing storm and
sanita ry sewer-�systems to supporx--the-new development. -
4. Water Mains and Service - Modifications to existing water mains
to support the new development.
5. Street Lighting - New street lights will be installed within the
p ro j ect a rea .
6. Trees - Street trees will be planted within the project area.
J. Financing
The following methods of financing may be utitized to accomplish
public improvements in the project area - Mortgage Financing, Tax
Incremental Financing, resale and/or lease of property, federal and/or
state aids, gifts, and such other methods as provided for under
Wisconsin Statutes 66.43 (12,13 and 14) and as determined appropriate by
the City of Oshkosh Common Council.
K. Feasible Methods of Relocation
The City of Oshkosh Redevelopment Project #1 does not entail any
relocation, as presently outlined. If the redevelopment plan is
modified in the future to incorporate areas that would require a
relocation plan the following shall constitute the relocation plan to
be implemented by the City of Oshkosh for the amended project area:
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1. Residential Relocation - The City of Oshkosh will provide for
families and individuals the opportunity of being rehoused in
accommodations which are decent, safe and sanitary and which are
within their financial means and reasonably close to their place
of employment. It is estimated that adequate relocation housing
is either presently available or will be available during the
relocation period. It is anticipated that householders within
the project area will be relocated into private sales and private
rental housing.
2. Relocation Assistance Advisory Program - The City of Oshkosh will
develop and implement a Relocation Assistance Advisory program
which shall be administered so as to provide advisory services
which offer maximum assistance, to minimize the hardship of
displacement and to assure that all persons displaced from their
dwellings are relocated from their businesses are assisted in re-
establishing with a minimum of delay and loss of earnings.
3. Relocation Payments - The City of Oshkosh recognizes its respon-
sibility to make relocation payments and to provide relocation
assistance and services as contemplated by Wisconsin Statutes,
Section 32.19 through 32.27 and shall further be guided by the
relocation guidelines for the State of Wisconsin promulgated by
the Department of Local Affairs and Development and carrying out
the project area relocation program. Said relocation activities
shatl also comply with Department of Housing and Urban Development
requirements as specified in the "Uniform, Relocation Assistance
and Real Property Acquisition Policies Act of 1970 and amendments
thereto" (84 Stat. 18g4).
L. Population Density Control
The population density control are contained in Section III of the
Redevelopment Plan.
M. Procedure for ChanQes in Approved Plan
If the City of Oshkosh desires to modify this redevelopment plan, it
may do so by approval of the Common Council, City of Oshkosh, provided
the modification is minor and the Redevelopment Plan is not substantially
altered. If the City of Oshkosh desires to substantially change or
modify the approved Redevetopment Plan, it may do so after holding a
public hearing on the proposed change in accordance with applicable
state and local law.
Any change affecting any property or contractural rights can be effectuated
only in accordance with applicable state and local law.
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1. Residential Relocation - The City of Oshkosh will provide for
families and individuals the opportunity of being rehoused in
accommodations which are decent, safe and sanitary and which are
within their financial means and reasonably close to their place
of employment. It is estimated that adequate relocation housing
is either presently availa6le or will be available during the
relocation period. It is anticipated that householders within
the project area will be relocated into private sales and private
rental housing.
2. Relocation Assistance Advisory Program - The City of Oshkosh will
develop and implement a Relocation Assistance Advisory program
which shall be administered so as to provide advisory services
which offer maximum assistance, to minimize the hardship of
displacement and to assure that all persons displaced from their
dwellings are relocated from their businesses are assisted in re-
establishing with a minimum of delay and loss of earnings.
3. Relocation Payments - The City of Oshkosh recognizes its respon-
sibility to make relocation payments and to provide relocation
assistance and services as contemplated by Wisconsin Statutes,
Section 32.19 through 32.27 and shall further be guided by the
relocation guidelines for the State of Wisconsin promulgated by
the Department of Local Affairs and Development and carrying out
the project area relocation program. Said relocation activities
shall also comply with Department of Housing and Urban Development
requirements as specified in the "Uniform, Relocation Assistance
and Real Property Acquisition Policies Act of 1970" (84 Stat. 1894).
L. Population Density Control
The population density control are contained in Section III of the
Redevelopment Plan.
M. Procedure for Chanqes in Approved Plan
If the City of Oshkosh desires to modify this redevelopment plan, it
may do so by approval of the Common Council, City of Oshkosh, provided
the modification is minor and the Redevelopment Plan is not substantially
altered. If the City of Oshkosh desires to substantially change or
modify the approved Redevelopment Plan, it may do so after holding a
public hearing on the proposed change in accordance with applicable
state and local law.
Any change affecting any property or contractural rights can be effectuated
only in accordance with applicable state and local law.
-11-
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EXCELSIOR — BADGER REDEVELOPMENT PROJECT
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MAP NO. 1 PROJECT BOUNDARY- EXISTING LAND USE
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