HomeMy WebLinkAboutMarionPearlMod1MARION ROAD/PEARL AVENUE
REDEVELOPMENT PLAN
Modification # 1
Of HKOf H
ON THE WATER
CITY OF OSHKOSH
DEPT OF COMMUNITY DEVELOPMENT
MAY 1999
TABLE OF CONTENTS
Introduction 1
Intent 2
Scope 2
Statutory Authority 2
Redevelopment Objectives 2
Consistency With Local Plans 3
Marion Road/Pearl Avenue Redevelopment Plan
Project Area Boundaries and Description 4
Existing Land Use and Ownership 5
Existing Structural Conditions 5
Existing Zoning 6
Proposed Zoning and Land Use 7
Project Implementation
Land Acquisition 7
Relocation 7
Land Disposition 7
Proposed Site And Public Improvements 8
Performance Standards 8
Compliance With Local, State, and Federal Regulations 9
Project Financing 10
Redevelopment Plan Modification Procedures 10
Appendix A - Maps
Map 1 Central City Planning Area
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Map 2 Marion Road/Pearl Avenue Plan Boundaries
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Map 3 Existing Land Use
13
Map 4 Parcel Identification
14
Map 5 Existing Conditions
15
Map 6 Existing Zoning
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Map 7 Proposed Zoning
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Map 8 Proposed Land Use
18
Map 9 Land to be Acquired
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Map 10 Land to be Disposed
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Appendix B - Land Ownership and Assessed Value By Parcel 21
Appendix C - Zoning Text Excerpts 22
MARION ROAD/PEARL AVENUE
REDEVELOPMENT PLAN
Modification # 1
I. INTRODUCTION
Located adjacent to the Fox River and between the Central Business District (CBD) and the
University of Wisconsin -Oshkosh is the Marion Road Industrial District, The City of Oshkosh
Comprehensive Plan, adopted in August 1993, identified the industrial district as a special
planning area of the Central City. This industrial district encompasses approximately 44 acres
and has been in existence for over 100 years. The district is characterized by a majority of
manufacturing uses along with some commercial and residential uses as well as vacant parcels
and buildings.
In this project area, the Comprehensive Plan calls for:
• Phasing out of industrial uses in the area.
• Clearance and redevelopment of the Universal Foundry property,
• Targeting the Radford plant site for redevelopment.
• Expansion and improvement of the campus oriented commercial district on
Wisconsin Street.
• Realignment of Marion Road.
• Development of new housing.
The City identified a portion of the Central City Planning Area as the Marion Road/Pearl
Avenue Planning Area (Map 1), and approved the Phase One Marion Road/Pearl Avenue
Redevelopment Plan in August 1998. Additionally, a Tax Incremental Financing District (TID
# 13) was approved in September 1998 to help finance project costs in the area.
This proposed modification is comprised of two parcels of land under common ownership
containing two buildings. The properties are located at 145 and 161 Jackson Street and
comprise about .68 acres in size.
The inclusion of this proposed modification into the existing redevelopment plan is important
due in large part to its prominent location in this planning area. Some of the locational
features that make this area important, from a redevelopment standpoint, include its:
• location at an intersection;
• location along a heavily traveled arterial street;
• proximity to the Central Business District;
• proximity to the Park Plaza.
A. Intent
It is the intent of this modification of the approved Redevelopment Plan to identify the existing
Phase One Marion Road/Pearl Avenue Redevelopment area as well as to identify the proposed
area for expansion of the Redevelopment Plan. This modification will also specify the type of
redevelopment activities appropriate for this area and the methods in which those
redevelopment activities will be carried out.
The implementation of this Plan is consistent with past efforts and constitutes a significant step
towards redevelopment of the Central City and in particular the Marion Road Industrial
District.
B. Scope
The Plan provides a framework for the acquisition, demolition, remediation, rehabilitation,
disposition, and reuse of land within the project area. In addition to addressing planning and
related concerns, the document outlines a process for implementing a partnership between
developers and the City of Oshkosh. Provisions for amendments to the plan are described in
Part IV(H). All entities engaged in activities as part of the plan, or its implementation, are
obligated to comply with the conditions contained herein unless otherwise agreed upon or
specified by the City of Oshkosh Common Council.
C. Statutory Authority
The preparation and adoption of this modification to the Phase One Marion Road/Pearl
Avenue Redevelopment Plan, and its implementation are enabled pursuant to Wisconsin
Statutes, Section 66.43 and 66.43(10), as amended. It must be noted the City will only apply
the powers granted by this Statute to those properties that have been identified for acquisition
in this Plan.
D. Redevelopment Objectives
Recognizing the City's intent as specified in Part I(A) above, and the purpose and scope of
Wisconsin Statutes Section 66.43, the following redevelopment objectives have been
identified:
1. Eliminate obsolete, deteriorating or deteriorated buildings, blighting influences, and
environmental deficiencies which detract from the functional utility, aesthetic appearance,
economic and environmental welfare, and general health and safety of this section of the City
of Oshkosh, as well as to aid in the prevention of blight.
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.
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3. Provide for the orderly physical and economic growth of the City of Oshkosh through
planned and controlled redevelopment.
4. 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.
5. Achieve private redevelopment of parcels that will add to the tax base of the City of
Oshkosh.
6. Assure that the design of all buildings will be in harmony with adjoining public, and semi-
public developments.
7. Assure that any buildings are designed, located, and oriented to serve the area and to
capitalize on existing views and open spaces.
10. Maximize utilization of Central City property in a manner consistent with the goals of the
Comprehensive Plan.
11. Redevelopment of the former Universal Foundry and Radford Company sites as well as
the improvement and/or redevelopment of the University parking lot and former railroad
corridor properties.
E. Consistency with Local Plans
The goals of the Comprehensive Plan as they relate to this modification of the redevelopment
plan are as follows:
• Maintain a strong economic base in the Central City.
• Revitalization of the Central City
• Enhance environmental quality, promote good design and eliminate or lessen
land use conflicts throughout the community.
• Gradually phase out existing industries in the Marion Road Area.
• Expand and upgrade commercial uses fronting on Jackson Street.
As part of the City's annual 1995 submission to the U.S. Department of Housing and Urban
Development, the City has also prepared and adopted a Consolidated Plan with the following
goals as they relate to this redevelopment plan:
Eliminate blight or blighting influences and conditions which are detrimental to
health, safety, and public welfare, and to utilize land and other resources in an
efficient manner.
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• Promote economic development through physical development and
improvements and business assistance, and to create and retain employment
opportunities.
The activities proposed in this plan are consistent with goals of the City's Comprehensive Plan
and the City's Consolidated Plan.
II. MARION ROAD/PEARL AVENUE REDEVELOPMENT PLAN
A. Project Area Boundaries and Description
A part of Western Addition Blocks C, E, F, G, L, M and N, Warren Road and vacated Warren
Road, vacated Bell Place, Radford Place and vacated Radford Place, Dawes Street and vacated
Dawes Street, and vacated Hancock Street, all in the First Ward, City of Oshkosh, Winnebago
County, Wisconsin described as follows:
Commencing at a point on the southwesterly line of Pearl Avenue that is 5 feet northwesterly of
the most northerly corner of Lot 7 in the Western Addition Block L as measured along the
southwesterly line of Pearl Avenue; thence southeasterly along the southwesterly line and
extended southwesterly line of Pearl Avenue to the most easterly corner of Lot 5 in the Western
Addition Block G; thence southwesterly along the southeasterly line of said Lot 5 to the most
southerly corner of said Lot 5; thence southeasterly along the southwesterly lines of Lots 6
through 15 and Lot 17 of the Western Addition Block G and along the extended southwesterly
line of said lot 17 to the most westerly corner of Lot 1 in the Western Addition, Block C; thence
northeasterly along the northwesterly line of Lot 1 also being the southeasterly line of Bell Place
to the southwesterly line of Pearl Avenue; thence southwesterly along the southwesterly line of
Pearl Avenue to the west line of Jackson Street; thence south along the west line of Jackson to
the centerline of vacated Warren Road to the northwest; thence northwesterly along the
centerline of vacated Warren Road to the extended northwesterly line of Lot 11 of the Western
Addition Block F; thence southwesterly along the extended northwesterly line of said Lot 11,
24.98 feet to the former northerly right-of-way line of the Wisconsin Central Limited R.R.;
thence westerly 704.56 feet along the arc of a curve concave to the left of radius 618.11 feet and
whose chord bears S. 88°25'56.4" W., 667.03 feet and which is also the former northerly right-of-
way line of the Wisconsin Central Limited R.R. to the southeasterly line of Dawes Street; thence
southwesterly along the southeasterly line of Dawes Street to the northerly line of Marion Road;
thence northwesterly to the northwest corner of Dawes Street and Marion Road; thence
northwesterly along the northerly line of Marion Road to the easterly line of Wisconsin Street;
thence northeasterly along the southeasterly line and extended southeasterly line of Wisconsin
Street to the northeasterly line of Radford Place; thence southeasterly along the northeasterly line
of Radford Place to the most southerly corner of Lot 20 of the Western Addition Block M;
thence northeasterly 120 feet along the southeasterly lines of Lot 20 and 19 of the Western
Addition Block M to the most easterly corner of said Lot 19; thence southeasterly 60 feet along
the southwesterly line of Lot 3 of the Western Addition Block M to the most southerly corner of
said Lot 3; thence northeasterly along the southeasterly line of said Lot 3 to the southwesterly
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line of Warren Road; thence northeasterly to a point on the northeasterly line of Warren Road
being also the most southerly corner of Lot 1 of Certified Survey Map No. 1584 of Winnebago
County Records; thence N. 38°16'26" E. 120.31 feet along the easterly line of said Lot I of CSM
1584 to its northerly corner thereof; thence S. 51°33'59" E. 179.04 feet along the northerly line of
Lots 18, 17, 16, and 15 of the Western Addition Block L; thence N. 38°50'26" E. 123,75 feet
along a line 5 feet westerly of the easterly line of Lot 6 of said Block L to a point on the
southwesterly line of Pearl Avenue also being the point of beginning.
Said parcel contains approximately 15.72 acres. The boundaries of the redevelopment area are
illustrated in Map 2.
B. Existing Land Use and Ownership
The existing land uses are shown in Map 3. The property at 145 Jackson Street has been
vacant for a number of years and was formerly occupied by Stadtmueller Agricultural and
Garden Equipment until about 1974. The property at 161 Jackson Street is currently occupied
by Shilobrit Cleaners and was constructed as a service station in 1928 and operated as such
until the late 1960's. Both properties are classified as being commercial uses by the City
Assessor's Office.
Individual parcels in the Phase One Marion Road/Pearl Avenue Redevelopment Plan Area and
in Modification Area # 1 are shown and numbered in Map 4. The parcel ownership and
assessed values are presented in Appendix B of this Plan.
C. Existing Structural Conditions
The contributing factors to finding an area blighted are defined in Section 66.43(3)(a) of
Wisconsin Statutes. Ages of the structures range from in excess of 70 years for the building
occupied by Shilobrit Cleaners at 161 Jackson Street and 45 years for the Stadtmueller
Building at 145 Jackson Street. Both structures are one story in height, constructed primarily
of concrete block and face brick, and exhibit signs of deterioration and decay due in large part
to deferred maintenance. Exterior signs of deterioration range from cracked masonry support
walls, broken windows, sinking or leaning walls, holes in the walls, etc.
Of the two structures, the Stadtmueller building appears to be in the worst condition. Most of
its windows are boarded up with plywood and some are missing panels, broken glass is
present, the support walls and foundation are failing in places, weeds grow unchecked on the
property, the parking lot is in poor condition, and the property is surrounded by a six foot
high chain link fence topped with barbed wire. Graffiti is also present on a prominent location
of the Stadtmueller building (viewable moving north along Jackson Street).
The building occupied by Shilobrit Cleaners is in fair condition with the facades facing
Jackson Street and Pearl Avenue in generally good condition. The facade facing Bell Place
Road is in poor condition with concrete blocked shut windows, cracked brick walls, and a
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crumbling cornice. The parking lot which has approximately 6 to 8 spaces is also in poor to
fair condition.
All structures in the project area have been subjected to a structural survey review. Variables
included in the survey are as follows:
Exterior Walls Doors
Foundation Walls Windows & Frames
Roof (if visible) Porches, Outside Stairs
Chimney Cornices
The survey results were converted to a numerical scale, with each structure receiving a
composite point score based upon the following criteria:
1. Good, Item is in acceptable standard condition, does not have any significant defects, and
does not need any repair other than normal maintenance.
2. 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.
3. 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, non-functional, or unsafe to an extent requiring complete replacement of the entire
system or item.
The composite rankings of the redevelopment area are shown in Map 5, Structural Conditions.
The map shows that about 100 percent of the structures in this area are in substandard
condition or are in need of major repairs/rehabilitation.
D. Existing Zoning
The area contains land zoned M-2 Central Industrial District as illustrated in Map 6.
C
III. PROPOSED ZONING AND LAND USE
A. Proposed Zoning and Land Use
It is proposed that the redevelopment project area be zoned C-3PD Central Commercial with a
Planned Development District Overlay. The proposed zoning will allow for a variety of
commercial and retail uses, The Planned Development District Overlay will allow more
flexibility in development designs while providing safeguards to ensure orderly and compatible
developments. See Map 7 for the proposed zoning.
The project plan for the redevelopment of this area calls for the replacement of the blighted
and substandard structures with that of more modern and energy efficient commercial
buildings. Additionally, the current layout of the structures on the properties does not allow
for optimum use or redevelopment of the properties for commercial or retail purposes without
the removal of the buildings. These proposed land uses are illustrated in Map 8,
IV. PROJECT IMPLEMENTATION
A. Land Acquisition
After ratification of this plan by the City of Oshkosh Plan Commission and Oshkosh Common
Council, the City will begin assembling parcels of land in the project area. Parcels to be
assembled are identified on Map 9, Land Acquisition.
Land assembly will be facilitated by the City Attorney and Department of Community
Development.
B. Relocation
Where relocation of individuals or business operations would take place as a result of City of
Oshkosh acquisition activities occurring within the TID, relocation will be carried out in
accordance with applicable relocation requirements as set forth by the State of Wisconsin and
Federal regulations, Reference to these regulations is contained in Part IV(F) of this plan.
C. Land Disposition
Once assembled, land will be disposed of by sale or lease in accordance with provisions
contained in Wisconsin Statutes Section 66.43. The property to be disposed of is indicated on
Map 10, Land Disposition.
In addition to terms and conditions as specified by the Plan Commission and Common
Council, purchasers and/or lessors shall enter into an agreement with the City. Said agreement
shall contain all terms and conditions specified by the Plan Commission and Common Council,
and all assurances necessary to insure consistency with objectives of the Plan,
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D. Proposed Site and Public Improvements
It is envisioned that these parcels will be disposed of along with parcels acquired in the
original redevelopment area to create more viable commercial and multifamily development
sites. There are no plans at this time to construct any public improvements in the modification
area due to the presence of already constructed infrastructure adjacent to the site.
E. Performance Stan r
Throughout the implementation of this project, and all stages and phases thereof, the
developer(s) will be required to comply with requirements of all sections of this plan, as well
as the pertinent sections of municipal codes and ordinances referenced herein. Local codes
and ordinances to be complied with are as follows:
1. City of Oshkosh Zoning Ordinance
2. City of Oshkosh Sign Ordinance
3. City of Oshkosh Floodplain Ordinance
4. City of Oshkosh Building Code
Subsequent to the selection of a developer or developers by the Oshkosh Common Council, the
following conditions will apply:
1. Execution of a Contract for Sale or Lease of Land for Private Redevelopment (prepared in
accordance with Wisconsin Statutes Section 66.43). The contract shall include, while not
being limited to, the following provisions: purchase price or lease terms, conveyance, time and
place for deed delivery, apportionment of taxes per land sales, options (if applicable), deposits
(if applicable), default and reversion, timing of construction and other conditions deemed
necessary by the Oshkosh Common Council.
2. The following terms and conditions shall be incorporated into the contract relative to the
process for finalizing the construction timetable and construction design elements:
a. City Obligation, e.g., construction of any improvements to be provided by
the City,
b. Agreements In Principal. The developer(s) shall sign and comply with
agreements in principal as needed to facilitate this project. All Agreements shall
be approved by the Common Council.
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c. Construction Plans. All development shall be in conformance with the
redevelopment plan as approved by the Common Council. In addition, plans shall
comply with all contract provisions and agreements in principal. The developer(s)
shall submit plans to the City sufficient in detail to allow a determination to be made
relative to compliance with the redevelopment plan, contract, and agreement
provisions. The City will notify the developer(s) 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, and applicable agreements.
d. Changes in Construction Plans. If the developer(s) desires to change or
modify the plans once they have been approved, the proposed changes must be
submitted to the City. The procedure for approval shall correspond to that
prescribed for submission of original plans.
e. Evidentiary Submittal. Prior to the time specified in the contract, the
developer shall submit evidence of financial solvency, e.g., equity capital,
mortgage financing where land sales would apply, etc. The evidence shall be
submitted in a form, manner, and time frame specified in the contract.
f. Actual Construction. After conveyance, the contract shall specify a time
frame for the initiation of construction. The developer must 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
requirements 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 plan, contract provisions, and applicable
local, state, or federal requirements.
F. Compliance with Applicable Local, State, and Federal Regulations
Local codes and ordinances pertinent to this project have been identified in Part IV(E) of this
plan. Notwithstanding these references, the developer(s) and City shall comply with any and
all local codes and ordinances which are deemed applicable by the City of Oshkosh.
If funds are used for this project from a federal program (e.g., the Community Development
Block Grant Program) additional requirements applicable to grantees and subgrantees will be
in effect. Most significantly, these requirements relate to real property acquisition, relocation
of displacees, environmental protection, equal opportunity and affirmative action, labor
standards, and historic preservation. The City will comply with all state and federal
regulations applicable under this project.
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G. Project Financing
Acquisition, relocation, clearance activities, remediation related activities, and public
improvements may be financed through a combination of funding sources. For example, the
possibility exists to modify TID 1/13's boundaries to include this area or to create a new TID.
Federal funding could come from the City's Community Development Block Grant or through
a Section 108 loan. The State has a loan program through the Board of Commissioners of
Public Lands which could be utilized for acquisition. Private improvements, such as new
multiple family housing and commercial development, will be completed with financing
obtained by the developer(s), although the City may provide a construction assistance grant
with TIF funds to the developer(s).
H. Redevelopment Plan Modification Procedures
This redevelopment plan may be modified or changed at any time, including after sale
or lease of property, provided the purchaser or lessee concurs with the proposed
modifications. If the plan is modified, a public hearing must be conducted by the City, and all
changes must be recommended for approval by the City Plan Commission and approved by the
Oshkosh Common Council.
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APPENDIX B
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APPENDIX C
Excerpts from Zoning Ordinance
SECTION 30-26 C-3 CENTRAL COMMERCIAL DISTRICT
(A) Permitted Uses
(1) Any use permitted in the R-5 Multiple Dwelling District, unless otherwise
provided in this Chapter.
(2) Any use permitted in the C-2 General Commercial District, unless otherwise
provided in this Chapter.
(3) Automobile storage garage
(4) Animal hospital and pet shop excluding open kennel
(5) Bakery, employing not more than five (5) persons
(6) Caterer
(7) Convention and exhibition hall
(8) Funeral home
(9) Laundry and cleaner
(10) Microwave, radio and television relay structure
(11) Newspaper printing, publishing or engraving establishment
(12) Parking lot
(13) Radio and television broadcasting studio
(14) Railroad and bus passenger depot
(15) Any use similar to the above
(16) Conditional Uses:
• Automobile service facility
• Cemetery
• Clubs and semi-public structure
• College/university including residence halls
• Commercial greenhouse and nursery
• Day care center
• Fish market (wholesale)
• Family day care for nine (9) or more children
• Hotel/motel directional signs
• Mental or psychiatric hospital
• Mixed commercial/residential
• New and used automobile sales
• Nursery school
• Public utility structure
• Restaurant with drive -up or drive thru
• Uses permitted in the M-1 Light Industrial District, Section 30-28(A)
• Vocational school
• Wireless telecommunication towers/antennas
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An application for a conditional use permit shall not be approved unless it
complies with the conditions and standards set forth in Section 30-11
Conditional Use Permits.
(B) Standards
The following standards shall apply to development undertaken in this district, unless
modified by the application of provisions in Section 30-33 Planned Development
Districts and Section 30-27 Downtown Overlay District, or unless more restrictive
standards apply per Section 30-35 Additional Standards and Exceptions.
(1) Residential Structures: Shall meet all standards of the R-5 Multiple Dwelling
District
(2) Mixed Commercial/Residential Structures: Are permitted by conditional use
permit, and shall meet all conditions of conditional use permit approval and
shall meet the standards for principal commercial structures, unless otherwise
noted below:
(a) Upper Floor Residential Only: Residential uses are limited to upper
floor areas. No separate residential structure is permitted on the same
lot with a non-residential or mixed commercial/residential structure.
(b) Dwelling Unit Area: Four hundred (400) square feet minimum.
(c) Height: Forty-five (45) feet maximum.
(d) Off -Street Parking: In accordance with Section 30-36 Off -Street Parking
and Loading Facilities.
(3) Principal Commercial Structures
(a) Height: Forty-five (45) feet maximum.
(b) Side Yard Setback: None required.
(c) Front Yard Setback: None required. However, if block frontage is
shared with a residential district a twenty-five (25) foot minimum
setback is required.
(d) Rear Yard Setback: None required.
(e) Corner Lots: The side street (front yard) setback can be reduced to not
less than twelve (12) feet, as may be necessary to attain a twenty-eight
(28) foot buildable width. The required side yard opposite the side
street (front yard) must be maintained.
(f) Off -Street Parking: In accordance with Section 30-36 Off -Street Parking
and Loading Facilities.
(4) Accessory Commercial Structures
(a) Must be customary and incidental to the allowed principal uses including
the processing or treatment of products clearly incidental to the conduct
of a retail business on the premises. Accessory uses may not exceed
forty (40) percent of the floor area of the structure.
(b) Standards
(i) Same as the principal commercial structure unless noted below.
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(ii) Front Yard Setback: Sixty (60) feet minimum and not less than
five (5) feet behind the principal commercial structure,
(iii) Corner Lots: Front yard/side street (front yard) setbacks shall be
the same as the principal commercial structure.
SECTION 30-33 PLANNED DEVELOPMENT DISTRICTS
(A) Purpose and Intent
(1) Purpose
It is the purpose of this Section to provide a method which will facilitate a more
flexible mixture and pattern of development, the grouping of open spaces, and
arrangement of living patterns in accordance with good planning principles
while providing adequate safeguards to protect the community.
(2) Exceptions
The City may permit in any Planned District (PD) even greater flexibility in the
type of uses, the area and yard requirements, the off-street parking and other
regulations set forth in this Section, subject to demonstration of appropriateness
for the area under consideration.
(3) Zoning Classification
The Planned District would be an overlay of the zone most appropriate to the
predominant use proposed for the area under consideration, and all regulations
of the zone must be met except as varied under the Planned District standards.
(4) Benefit
The overlay district allows the developer a mixture of uses and a slightly higher
density than would normally be allowed in a given zone, and may allow a land
use in an area which would otherwise be deemed unsuitable, In exchange for
this opportunity, the City retains right of site plan review and refusal based
upon: adequacy and placement of open space, landscaping, buffering, traffic
generation and circulation, lighting, noise, and similar considerations.
(B) Planned Residential District
(1) Permitted Uses
(a) Any uses permitted in the underlying residential zone, including the
allowed accessory structures.
(b) Commercial uses permitted in the C-1 Light Commercial District, not to
exceed five (5) percent of the area of the Planned District.
(2) Standards
(a) Each Planned District shall have an area of at least one and one-half (1
th) acres.
(b) Not less than fifteen (15) percent of the total area of the Planned District
shall be devoted to open space.
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(C) Planned Commercial District
(1) Permitted Uses
Any uses permitted in the underlying commercial zone, including the allowed
accessory structures,
(2) Standards
(a) Each Planned District shall have an area of at least one and one-half (1
'h) acres.
(b) Not less than ten (10) percent of the total area of the District shall be
devoted to landscaped open space.
(c) The commercial units of the Planned District shall not exceed the
standard density of the underlying zoned area.
(D) Planned Industrial District
(1) Permitted Uses
(a) Any uses permitted in the underlying industrial zone, including the
allowed accessory structures.
(b) Appropriate and compatible commercial uses.
(2) Standards
(a) Each planned district shall have an area of at least one and one-half (1
'h) acres.
(b) Not less than ten (10) percent of the total area of the district shall be
devoted to landscaped open space.
(E) Administrative Process
(1) Informal review of proposal by the Department of Community Development.
(2) Application for rezoning to appropriate base district with Planned Development
Overlay District designation.
(3) Conditional use permit request for development plan review and approval.
(a) The development plan shall include an architect's drawing showing:
(i) The location of all structures or recreational facilities.
(ii) The location of all drives, entrances and sidewalks.
(iii) The location, size, number and screening of all parking spaces.
(iv) Drainage and grading plan.
(v) A detailed proposal including covenants, agreements, or other
documents showing the ownership and method of assuring
perpetual maintenance of land to be used for common purposes.
(4) Recording of Plats
In addition to the requirements of the Subdivision Regulations, plats located in a
Planned District shall include statements indicating:
(a) That the land is a portion of a Planned District.
(b) That no substantive changes may be made without submission of a
revised final plan, with subsequent approval by both the Plan
Commission and Common Council.
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