HomeMy WebLinkAbout27753 / 75-18# 18
(AS CORRECTED)
RESOLUTION
(CARRIED LOST LAID OVER WITHDRAWN )
PLAN COMMISSION APPROVAL:
Central Area Intermediate Plan, approved pages 1-58
and recommended implementation of pages 1-58
Central Long Range Plan, accepted only by Plan Commission
WHEREAS, the PROD Committee has submitted the Oshkosh Central
Area Intermediate Plan and the Oshkosh Central Long Range Plan to the
City of Oshkosh, and
WHEREAS, the Plan Commission of the City of Oshkosh has reviewed
and accepted both plans, and
WHEREAS, the Plan Commission has approved pages 1 through 58 of
the Oshkosh Area Intermediate Plan and has requested the Common Council
to implement pages 1 through 58 of the Oshkosh Area Intermediate Plan,
NOW, THEREFORE, BE IT RESOLVED by the Common Council of the
City of Oshkosh that the Oshkosh Central Area Intermediate Plan and
the Oshkosh Central Long Range Plan are hereby accepted.
BE IT FURTHER RESOLVED by the Common Council of the City of
Oshkosh that the proper City officials are hereby authorized and
directed to take all necessary steps to implement pages 1 through 58
of the Oshkosh Area Intermediate Plan as recommended by the Plan
Commis sion .
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PLAN COMMISSION MINUTES
MONDAY, JULY 28, 1975
4:00 P.M.
MEMBERS PRESENT: Kathleen Propp, Robert Fick, Gary Goyke, Lurton
Blassingame, Karen Fonstad, and City Manager Gordon Jaeger.
STAFF PRESENT . David L. Wendtland, Director of Community Development
Roland Miller, Principal Planner
Susan Sedlachek, Secretary
I. AMENDMENT TO THE CITY OF OSHKOSH OFFICIAL MAP
A. The City of Oshkosh requests that the Plan Commission review
a proposed amendment to the Official Map that consists of:
(1) The deletion of the western 33 feet of the Southern
250 feet of the proposed future extension of North
Main Street between Packer Avenue and Libbey Avenue.
(2) Delineation of additional right-of-way to facilitate
placement of a cul-de-sac, 110 feet in diameter,
beginning at a point 925 feet south of Packer Avenue.
Mr. Miller explained that there was a question of the status of
the East 33 feet at the last meeting which was brought into question
with the sale of the Ponderosa. property. The Attorney's Office has
assured us that this belongs to the City. The cul-de-sac is approximately
925 feet South of Packer Avenue. All of the properties to the East and
West would have access from this proposal. The land use is residential to
the South, industrial to the North with some residential along Jackson
Drive.
No one appeared in objection to this request.
Dr. Blassingame mcved to approve the amendment to the Official Map,
seconded by Mrs. Propp. Motion carried, 5-0.
II. ZONING CHANGE
A. Request by Terry Eisch, owner of the property described below
to change the zoning classification from C-2 Light Commercial
District to R-4 Multiple Dwelling District.
The South 100 feet of the North 483.7 feet of the East 125.2 feet
West of Sullivan Street; Also the South 107 feet of the North
590.7 feet of the East 145.2 feet West of Sullivan Street; All
Within the SW 1/4 of the NW 1/4 of Section 22, Sixth Ward, City
of Oshkosh.
(Generally located west of Sullivan Street between Skyview Avenue
and Chippewa Avenue and East of the frontage road along U.S. 41).
Page' 2
Plan Commission Minutes
Monday, July 28, 1975
Mr. Miller explained that the area is presently shown on the zoning
map as C-2 Light Commercial, with R-4 zoning to the North and Southeast.
Mr. Eisch proposes to rezone his property to R-4 to conform with the high
density residential property he has in the process. Mr. Jaeger stated that
your notes indicated there was some thought that it was rezoned before.
Mr. Miller replied that on the map presented to the Council, this property
was included, however, the legal descriptions filed showed that this was
not included. •
Mr. Eisch, 1305 North Main Street appeared before the Commission and
explained that this was presented two years ago with three long legal
descriptions. At the time I came up here, I decided to delete the third
parcel and what happened in the end was that thE description that got
dropped was this one. The problem arose this year when I came in to take
out permits. Mr. Eisch stated that he went to the Board of Zoning Appeals
and they approved his appeal to go ahead and build but he promised them
he would go through with this and rezone it.
No one appeared in objection to the rezoning. Motion by Fick to
recommend approval to the Council, seconded by Dr. Blassingame. Motion
carried, 6-0.
III. EASEMENTS FOR SIDEWALKS
A. The following property owners have offered easements to the City
of Oshkosh for the construction of sidewalks.
George P. Schaefer
Archie R. Rumlow
George P. Schaefer
Howard R. Fletcher
1915 Harrison Street
2009 Harrison Street
2025 Harrison Street
2323 Harrison Street
Mr. Jaeger stated that these easement are all in order to save
mature trees.
Mr. Goyke moved to approve the easements, seconded by Mrs. Fonstad.
Motion carried, 6-0.
IV. WARRANTY DEED
A. The Winnebago County Highway Committee requests the City of
Oshkosl-i to consider and execute a warranty deed for that portion
of City owned land required for the reconstruction of C.T.H. "I".
The property is described as follows:
That part of the NE 1/4 of the SE 1/4 of Section 2, Town 17 North,
Range 16 East, Winnebago County, Wisconsin bounded by a line
described as follows:
Beginning at the Northeast corner of the SE 1/4 of said Section 2;
thence S 2°26' W, 330.62 feet along the centerline of C.T.H. "I";
thence N 87°34' W, 55.0 feet; thence N 2°26' E, 330 feet + along
a line 55.0 feet from and parallel to the centerline of C.T.H. "I"
to the North line of the SE 1/4 of said Section 2; thence Easterly
55 feet + along said North line to the Northeast corner of the
SE 1/2 of said Section 2 and the point of beginning.
Page 3
Plan Commission Minutes
Monday, July 28, 1975
(Generally located West of C.T.H. "I", 2310 feet north of the
intersection of Ripple Avenue and C.T.H. "I".
Mr. Miller explained that this property is not within the City Limits
at the present time. The property is at the extension of City owned
property just South of the City Limits. The County is requesting a 55 foot
width which extends to the Centerline of C.T.H. "I". The County is going
to reconstruct "I" down to Ripple Road and it will have a 110 foot right-of-
way. Mr. Miller stated that since the original request came through and
some checking had been done, it was found that going back to the Oshkosh
South Industrial Park Plan that two streets were shown that would come
through this piece of property. Mr. Graf, County Highway Commissioner,
indicated that this would not interfere with hooking onto "I". Another
item is a drainage ditch as it curves through and drains the area. The
residents that were talked with indicated that in springtime the water in
this area is significant. The engineering plans show the culvert 100 feet
South of the City's North property line. The present culvert is at the
Northeast property corner. Mr. Miller indicated that he was unable to get
in touch with the City Engineer regarding this and the Commission might
want to take a little longer look at this.
Dr. Blassingame asked why an easement would not be enough? Mr. Miller
replied that this was processed through the City Attorney's Office and
he did not indicate why it would not be sufficient to have an easement.
City Attorney John Penee was asked to attend the meeting briefly to
explain this. Mr. Pence stated that there is no significant difference,
the City can do either. It doesn't affect the City one way or the other.
Mr. Goyke moved to approve the deed, seconded by Fonstad. Motion
carried, 5-0.
V. MINING LEASE
A. The Superior Oil Company has requested a lease from the City of
Oshkosh for the mineral interests owned by the City of Oshkosh in
Gogebic County, Michigan.
Mr. Pence explained that basically, several years ago, the City with
other parties, received by virtue of a will an interest in land in Gogebic
County, Michigan. Mr. Pence stated that the City owns approximately 60
acres of 2,000 acres, but not any land in particular. The other 1/2 is
owned by five people. The mining company wants to mine the land to get
whatever minerals exist there and if they do, the City will receive any
royalty. Mr. Pence stated that he thinks the City ought to sign the lease.
The City has never received anything from this land and this will give us
about $700.00 a year. He stated that he doesn't believe the City will ever
get a lot of money from it.
Mr. Goyke stated that he would need to know more about this before
voting on it. Mr. Fick pointed out that it is the function of the Plan
Commission to recommend this to the Council, The details and financing
are not a function of the Plan Commission. Mr. Pence stated that the lease
is very lengthy and states that it would be for 50 years to mine ores on the
property. He added that he doesn't think it is worth sending anyone there to
see it. Mr. Goyke stated that he would still like to know more about it.
Page � 4
Plan Commission Minutes
Monday, July 28, 1975
Mrs. Propp moved to lay over the mining lease, seconded by Mr. Goyke.
Motion carried, 5-0.
VI. OTHER BUSINESS
A. The PROD Committee requests the Plan Commission to review and
discuss the recently completed Intermediate and Long Range
Oshkosh Central Area Plans.
Mr. Dean Arganbright, 1421 Lawndale, Chairman of the PROD Committee
appeared before the Commission and stated that copies of the Intermediate
and Long Range Plans had been distributed to the Commissioners. He stated
that the Intermediate Plan is necessary to implement the redevelopment and
the Long Range Plan is being filed to be used as a guide.
Mr. Arganbright stated that the immediate plan should be looked at
to occur within the next five years. The plan calls for elimination of
traffic on Main Street and the creation of a by-pass for which acquiring
the Wisconsin Public Service building and properties North of Picasso Plaza
will be required. Main Street would be made a full mall in the 400 and 500
block and a semi-mall in the 100, 200 and 300 blocks. The semi-mall area
would have two lanes of traffic, with no parking. The plan calls for a
great deal of surface level parking and also calls for a walk through North
of the Penney Store. The proposed walk through would be an art gallery and
would tie in to an enlarged Soo Line Parking Lot. The plan also includes
a semi-mall in the back of the 400 block as well as Commerce and Market
Streets.
Mr. Arganbright stated that the plans for improvements in the Oregon
Street area include a park and parking area between 9th and lOth Avenues
and other improvements detailed in the plan sent to you.
Mr. Arganbright introduced Clifford Larson, 940 Windward Court, to
explain the market feasibility study. Mr. Larson stated that as a part of
the overall study, a comprehensive analysis and study was put together
with the purpose of asking the question, "Does it make economic sense to
undertake a project of the kind assigned the PROD Committee to study", the
general answer of which is a rather resounding yes.
Mr. Larson stated that they had analyzed a number of other projects
and studies of some 27 other communities . The pedestrian malls developed
had measurable affects - 12 cities showed pedestrian traffic in the mall
region in the business district increased over the previous period from
7o to 730; retail sales increased from 7o to 420 over the previous period;
property values increased from 20o to 750. The market feasibility study
which we did, made certain assumptions with respect to the growth of
the City and County. He stated that he feels it is reasonable that from
1975 - 1985 that there is likely to be a population increase of 14% in the
County and approximately l0o in the City which implies a stepping up of
economic activity.
Mr. Larson stated that there is a certain kind of economic activity
that can be expected. For example, the normal life span of a building is
100 years; we can expect in the next ten years that there will be roughly
a replacement of l00 of existing buildings. If we look ahead to the kinds of
Page 5
Plan Commission Minutes
Monday, July 28, 1975
activity, it appears general merchandise and apparel lines will need addi-
tional space of some 30o. Based on consumer behavior, the community will
have a need for 20% more in dining and drinking establishments. Based on
furniture and appliance needs, 20o more space will be needed there. In
terms of office and service space, we may not neet a great deal of
additional space for anticipated growth over the next ten years, but the
question of the quality of space available arises. He stated that it is
perfectly reasonable to expect 100,000 square feet within the next ten years.
Public facilities - if we can assume continued rapid growth of government
and its role in the economy, it doesn't seem unreasonable to expect more
public facilities space. Based on population expectations, more housing
units will be required and it is realistic to have 20o of these in the
central area - perhaps a higher percentage, with another 100 units for low
income people.
Mr. Larson stated that, in total, it is not unreasonable that the
Oshkosh Central Area could have 30 acres of building square footage, if
the population estimates are within the realm of reason and 10-14% estimates
which is a polling of a number of estimates, doesn't seem unreasonable.
Mr. Larson stated that he believes that it should be of considerable
concern to the Plan Commission where the activity will take place. The
PROD Committee believes the City should concentrate that activity in the
Oshkosh Central Area.
Dr. Blassingame asked if the population only grows 5% rather than
100, would it be uneconomical? Mr. Larson replied that if any growth occurs,
it would pay to consider where that growth will take place. He stated that
he thinks their objectives as they look ahead, are such that there is a
great deal of value to implementing a plan of this kind to assure that much
of the activity is going to take place in this area. The alternatives are
not very attractive.
Dr. Blassingame asked how many of those cities he had spoken of came
up with negative remarks? And, the population increase percentage to the
increase in pedestrians in the mall? Mr. Larson replied that he had drawn
his observations from cities in which there were measurable results
and the one year period over wriich the results were taken did not have
much in the growth in population.
Mr. Fick pointed out that an area of 30 acres is equivalent to a
ten block area.
Mr. Arganbright introduced Mr. Gary Yakes, 949 Windward Court, to
speak on the several ways of funding improvements that the PROD group is
speaking about. Mr. Yakes stated that the Community development funds have
replaced other programs for funds and under this program, the community
decides where to spend the money for improvements. Another area of funding
is general obligation bonds, and another is special assessments. In this
last category, direct assessments are done through a benefit assessment
district.
Mr. Yakes stated tha.t in 1976, funds would be allocated for street
development and construction, with a major part of the money to be spent
on the by-pass routes, to znclude the Division Street by-pass . This will
Page 6
Plan Commission Minutes
Monday, July 28, 1975
be a major item and assessed to the citizens generally. Mr. Yakes pointed
out that State and Jefferson Streets will be torn up anyway with work being
done through the capital improvements program.
Mr. Yakes stated that $109,000 has already been allocated for 1975
to be designated for this project. The highest amount would be in 1977
with the malls themselves to be developed• 1979 includes $360,000 to be
spent by private sources for improvement o� their buildings with the balance
of $160,000 from the National Endowment of the Arts for the pass through.
Mr. Yakes told the amount of assessments, given on page 58, for the
400 block of North Main Street as being $100.00 per running foot and this
is only the Main Street Side. There will also be an assessment for the rear
of the building. The assessments vary on where the property is located and
the type of improvement intended. Mr. Yakes stated that they shou�d
emphasize that everything is outlined and there are things that will
change in development.
Mr. Yakes asked if it is worth it? What will it generate for the
downtown and the tax base? He stated that the improvements made to the
Pioneer have come back six-fold. Other examples are the Park Plaza
redevelopment of land with substantial square footage, the First Wisconsin
National Bank and the American Bank. Based on figures, we are getting
a 4 to 1 improvement factor as far as improvement in the downtown area.
Mr. Yakes stated that the commercial projects don't send children to school
and this should be considered as an investment rather than an expenditure -
an investment for a future tax base and development in the community, making
it a better place for people to shop in our community.
Mr. Arganbright then introduced Mr. Malcolm Drummond, Harland
Bartholomew and Associates and consultant for the downtown redevelopment.
Mr. Drummond stated that there are six major elements in successfully
carrying out this type of redevelopment: C1) the legislative body;
(2) the Planning Commission which makes a recommendation to the Council;
(3) a Redevelopment Authority, which many cities have with the purpose being
to act as a real estate arm for the City. Their job is to bring about or
speed up the natural processes of change in property in the central area.
(4) the Housing Authority; (5) the Permanent Private Sector of the Community-
PROD was formed and has done a valuable service. He stated that this cannot
be carried out by just one group, it takes both the private and governmental
sectors. (6) a Technical Advisory Committee - a committee containing
representatives of the city planning agency, the redevelopment authority,
the County and State Highway Departments and other technical people to help
coordinate this effort.
Mr. Goyke asked about the financing area - the C.D. funds estimated
and anticipated for Oshkosh would be 3.3 million dollars - how did you
arrive at these figures? Mr. Yakes replied that they are projected figures
based on when the legislation was passed on future amounts. Mr. Wendtland
stated that this is a three year program which was recommended through the
third year and that there i� no assurance beyond the first year for funds
other than that it is a three year program. Mr. Yakes stated that changes
can be made accordingly.
Mr. Goyke asked how the $150,000 figure was arrived at for relocating?
Mr. Drummond replied that this was arrived at through other renewal programs
Page 7
Plan Commission Minutes
Monday, July 28, 1975
we have worked on. It is a very hard thing to judge. The General Obligation
Bonds would still stay within the 80% range which are authorized by the State.
Mrs. Propp asked if the Redevelopment Authority is vital to develop the
plan? Mr. Arganbright replied that it is important and desirable, but could
be implemented without it. It would be easier and neater with the Redevelop-
ment Authority. Mr. Yakes pointed out that various items could be handled
under one project with a redevelopment authority rather than each project
going to the Plan Commission. Mr. Goyke asked if the Commission adopts this
plan, we are also adopting the Redevelopment Authority? Mr. Fick replied
that it is up to the Council how to determine how it will be implemented. Mr.
Goyke stated that he can't see the need for the extra committees. Mr.
Drummond stated that many communities set up a Technical Advisory Committee
consisting of representatives of many agencies coordinating what is going
to happen in future years. Mr. Yakes stated that he thought the Redevelopment
Authority was for expediting? Mr. Drummond replied that it takes the detail
implementation away from the Council. Mr. Goyke stated that it is his
understanding that a Redevelopment Authority takes complete responsibility for
a redevelopment project. Mr. Drummond replied that it gets its power from
the Council so that every detail does not have to be gone over at the Council
individually. Mr. Goyke stated that the only one he likes is the privat�
sector. Mr. Wendtland stated that the Technical Advisory Committee would
handle what the Department of Community Development has been coordinating.
The Technical Advisory Committee would be a formal advisory committee whereas
now, as the need arises for a meeting, I give a call. A Technical Advisory
Committee would alleviate the need to run from one to another. Mr. Drummond
stated that it gives a more formal, periodic need to meet.
Mrs. Propp asked if the plan includes a cost for staff? Mr. Drummond
replied that he feels the existing staff�of the Planning Department can take
on the redevelopment activity. Mr. Wendtland added that the Community
Development Funds provided additional staff.
Mr. Bill White, 915 Huntington Place, appeared before the Commission
representing the University of Wisconsin-Oshkosh and read a statement to the
Commission prepared with the Chancellor and Assistant Chancellor, Mr. Balliett.
He stated that they would commend the City Planners and PROD on their efforts
on a forward looking plan for Oshkosh and that they share the City's
commitment to improved access to the downtown area of Oshkosh and to beautifi-
cation and stabilization of the riverfront area. He stated that the University
has reached a steady state in enrollment or at best, a slow growth rate and
now expect to direct their planning efforts, in cooperation with the City, to
beautification of the riverfront and other areas. Mr. White stated that the
PROD long-range plan will have significant impact on the campus master plan
and requires careful reevaluation of its own traffic patterns and development
plans. He stated that they view the proposed Taft Street Bridge crossing and
arterial streets as distinct improvements since they will cause a reduction in
traffic movements through the center of the campus. ,
Mr. White stated that the University is pleased that the firm of Harland
Bartholomew and Associates who did fine work in developing the PROD plan, is
working jointly for the City and University in reviewing traffic flow in the
University area. Mr. White requested that street improvements that might be
proposed for the High Street/Algoma Boulevard area be postponed pending the
receipt of additional information on the 1980 traffic studies and the
Bartholomew study being jointly sponsored by the City and tfie University. In
Page 8
Plan Commission Minutes
Monday, July 28, 1975
conclusion, on behalf of the University, he stated that he would like to
compliment the City on its initiative in developing plans vital to the orderly
growth of the total Oshkosh community.
Dr. Blassingame stated that to move the City forward, we need money and
other resources. He stated that he thinks we are fortunate to have a
commitment shown through the PROD organization and he would like to see
advantage taken of what we have.
Mr. Fick stated that they now need two things: (1) the Plan Commission's
acceptance of the plan; and (2) recommending to the Common Council the
implementation of it.
Mr. Goyke stated that he feels some authorities might be meaningful in
some situations but he does not want to bind the Council on the rest of it,
from Page 59 on. He stated that he thinks the Council that Oshkosh has can
handle it.
Mrs. Propp moved for acceptance of the Intermediate Report, seconded by
Mrs. Fonstad. Mrs. Propp stated that she is not sure about the Redevelopment
Authority, but sees no problem with adopting the report in principle and look
at it again with the pros and cons and then better make up their minds. Dr.
Blassingame asked the cost of a Redevelopment Authority? Mr. Wendtland replied
that it would serve without compensation very much like the Plan Commission and
Housing Authority. Mr. Goyke stated that from his experience, it is an action
type of committee and he would like to see it become a part of the Plan
Commission rather than another group. He stated that he has nothing against
the idea, but thinks it can be coordinated with what we have. Mr. Wendtland
pointed out that the Plan Cammission cannot go out and purchase property by
State Legislation, whereas a redevelopment authority can. Mr. Drummond stated
that he thinks it is unfair to the Plan Commission to make the decision on
whether to have a redevelopment authority. He suggested (1) acceptance of the
report; (2) adoption of the plan through page 58; and (3) recommend the
Council implement the plan.
Motion to accept the report carried, 5-0.
Mrs. Fonstad moved to recommend to the City Council that they implement
the downtown plan as outlined through page 58 using whatever methods they see
fit. Motion seconded by Mrs. Propp. Motion carried, 5-0.
Mrs. Fonstad moved to accept the Long Range Plan, seconded by Mrs. Propp.
Mr. Goyke asked about the recommendation on the convention center? Mr.
Arganbright stated that he doesn't think it is reasonable to ask the Council
to adopt this now. We would just recommend acceptance of this report for
future use. Motion carried, 5-0.
Motion by Blassingame to adjourn, seconded by Goyke. Motion carried, 5-0.
Res fully submit ,
, ��
DAVID L. WENDTLAND, Director
Department of Community Development
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