HomeMy WebLinkAboutMarionPearlMod4MARION ROAD/PEARL AVENUE PROJECT
REDEVELOPMENT PLAN
MODIFICATION # 4
Of I IKOf I d
ON THE WATER
CITY OF OSHKOSH
DEPT OF COMMUNITY DEVELOPMENT
June 2000
Plan adopted by Common Council on June 27, 2000
TABLE OF CONTENTS
Introduction 1
Intent 4
Scope 4
Statutory Authority 5
Redevelopment Objectives 5
Consistency with Local Plans 6
Modification # 4 -- Marion Road/Pearl Avenue Redevelopment Plan
Project Area Boundaries and Description 6
Historical Land Use 7
Existing Land Use and Ownership 7
Existing Structural / Parcel Conditions 7
Existing Zoning 7
Proposed Zoning and Land Use 8
Project Implementation
Land Acquisition, Site Preparation, and Demolition 8
Relocation 9
Land Disposition 8
Proposed Site and Public Improvements 9
Performance Standards 10
Compliance with Local, State, and Federal Regulations 11
Project Financing 11
Redevelopment Plan Modification Procedures 12
Appendix A Maps
Map I
Central City Planning Area
13
Map 2
Project Plan Existing and Proposed Boundaries
14
Map 3
Existing Land Use
15
Map 4
Parcel Identification
16
Map 5
Structural and Conditions
18
Map 6
Existing Zoning
19
Map 7
Proposed Zoning
20
Map 8
Proposed Land Use
21
Map 9
Land to be Acquired
22
Map 10 Land to be Disposed
23
Appendix B Zoning Excerpts 24
Appendix C Excerpts from Marion Road/Pearl Avenue Requests for Proposals 31
MARION ROAD/PEARL AVENUE REDEVELOPMENT PLAN
Modification # 4
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's 1993 Comprehensive Plan targeted the Marion Road/Pearl Avenue area for
redevelopment. On September _.-
22, 1998, the Common Council
approved the Marion
Road/Pearl Avenue
Redevelopment Plan, Tax :f
Incremental Financing District a'4
#13 (TID #13), and an
amendment to Tax Incremental
Financing District #7 Southwest
Industrial Park to allocate'" f
positive tax increments to TID
#13 to help provide a financing
mechanism for project plan
improvements. In May 1999,
the City approved Modification #1, adding two parcels on the west side of Jackson Street south
of Pearl Avenue to the redevelopment project area. In September 1999, the City approved
Modification #2 to add six properties along Wisconsin Street that included three tavern uses and a
small strip mall. And in January 2000, Modification # 3 was approved to take in the vacant gravel
lot at the northwest corner of Marion Road and Jackson Street as well as some right of way along
Jackson Street.
The expansion of the redevelopment area will enable the city to continue in its redevelopment
efforts to acquire and assemble blighted, functionally obsolete, underutilized, or irregular shaped
properties within the area pursuant to its objective of the overall redevelopment of the Marion
Road Industrial District. As parcels are acquired, the City may hold or reconfigure the assembled
properties to create larger redevelopment sites. Additionally, it will be possible to relate some of
the properties identified for acquisition in this proposed modification area to parcels where the
city has already received proposals for redevelopment.
Previous planning efforts and studies have identified the need to pursue redevelopment efforts in
the Fox River Corridor:
➢ The 1971 City Plan "A City — A River" recommended that the Marion Road/Pearl
Avenue area undergo redevelopment for a combination of recreational, commercial,
and higher density residential uses.
➢ The City's 1973 Comprehensive Plan emphasized the importance of pursuing
revitalization activities along the Fox, and in the late 70's the City began
redevelopment efforts with implementation of the Excelsior -Badger Redevelopment
Project, which provided sites for the Bridgeview Office Centre, and Fox Valley
Technical College -Oshkosh campus. A new grocery store, riverfiont housing, park -
related facilities, and a new senior center were also developed in the area.
> In the early 1980's, the City acquired the deteriorating Deltox plant facilities on the
north side of the river on the west side of Wisconsin Street. Riverfront park facilities
were developed, and the least deteriorated buildings were leased to a private entity as
a means of financing the purchase of property. At the conclusion of the lease period it
is anticipated that the buildings will be razed to further open up this area of the
riverfront for additional park facilities and/or athletic fields.
➢ In 1991 the City continued these efforts with the acquisition of the old, and for the
most part, functionally obsolete Radford plant facilities. The City agreed to acquire
the plant site in exchange for land in the City's Northwest Industrial Park. Again, this
acquisition was consistent with previous recommendations for the redevelopment of
the Fox River Corridor.
➢ In 1993 the City adopted an updated Comprehensive Plan that included specific
recommendations for redeveloping the old Radford plant site and for incorporating
that site as part of a broader redevelopment area that would include the Universal
Foundry property.
> In 1998 the City adopted the Marion Road/Pearl Avenue Redevelopment Project Area
and Tax Incremental Financing District #13 to begin implementation of redevelopment
activities in the Marion Road area.
> In 1999 the City acquired the Universal Foundry property and hired STS Consultants
to provide environmental related services to deal with brownfield conditions in the
area.
➢ In 1999 the City acquired Shilobrit Dry Cleaners and the vacant Stadtmueller building
located at 145 and 161 Jackson Street respectively.
➢ In 1999 the City was awarded a $180,000 brownfields redevelopment grant from the
State Department of Commerce for the Universal Foundry Property.
➢ In 2000 the City received a $242,000 Sustainable Urban Development Zone (SUDZ)
grant from the Department of Natural Resources to conduct brownfield redevelopment
activities.
> In 2000 the City received a $200,000 grant from the Environmental Protection Agency
to conduct environmental assessment and testing activities of brownfields in the Fox
River corridor.
> In 2000 the City approved Modification #3 to reinforce past efforts and increase the
scope of redevelopment activity in the area.
> 1999-2000 the City razed the structures on the old Radford and Universal Foundry
properties.
> In 2000 the City began drafting plans for infrastructure improvements in the
1]
redevelopment area.
In 2000 the City initiated a request for proposals process for four parcels in the
redevelopment area and subsequently received development proposals.
In 2000 plans will be made to expand TID # 13 to add additional territory to the
District and add projects to the Project Plan.
Approval of Modification #4 will build on past redevelopment efforts and significantly
contribute to the total redevelopment of the
Marion Road Industrial District.
Demolition work has been completed on structures within
the Universal Foundry and Radford plant site areas. Field
survey work has commenced relative to the preparation of
detailed plans for the widening and extension of Warren Road, as well as for the realignment of
Marion Road. The City's 2000 - 2004 Capital Improvement Program has included the street
improvements for construction during 2000.
The properties proposed for inclusion in the project
area are a variety of uses including manufacturing,
residential, institutional, and commercial land uses.
The residential parcels are generally undersized per
current zoning standards and the structures are
generally in substandard condition. The irregular
layout of the parcels in the area north of Marion Road
and subsequent structure development has led to what
appears to be a disorganized and inefficient
development pattern. The majority of the structures in
the area were constructed many years ago and show
signs of age or obsolescence.
This proposed modification involves adding 19 parcels
to the overall redevelopment area that will allow the
city to initiate redevelopment activities in these new
areas as well as to build upon current redevelopment
efforts in the area. Map # 2 shows the proposed new
boundaries of the redevelopment area. This
modification will allow for acquisition, clearance, remediation, and infrastructure improvements to
take place in the new area.
A. Intent
It is the intent of this modification of the approved Redevelopment Plan to identify the geographic
area of the Marion Road/Pearl Avenue Redevelopment Plan 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. Implementation of this Plan is consistent with past
efforts and constitutes a significant step toward redevelopment of the central city and this area in
particular.
B. Scope
The Plan provides a framework for acquisition, disposition, and reuse of lands within the
proposed modification 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 Common Council.
C. Statutory Authority
The preparation and adoption of this plan, and its implementation are enabled pursuant to
Wisconsin Statutes, Section 66.43, as amended.
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 and 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, and to aid in the prevention of blight.
2. Provide for the orderly physical and economic growth of the City of Oshkosh through planned
and controlled redevelopment.
3. 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.
4. Achieve private redevelopment of parcels that will add to the tax base of the City of Oshkosh
and are in keeping with good land use planning principles.
5. Assure that the design of all buildings will be in harmony with adjoining public, and semi-
public developments.
6. Assure that buildings are designed, located, and oriented to serve the area and to capitalize on
existing views and open spaces.
7. Maximize utilization of Central City property in a manner consistent with the goals of the
Comprehensive Plan.
8. Assemble land into parcels functionally adaptable with respect to shape and size for
disposition and redevelopment in accordance with contemporary redevelopment needs and
standards.
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;
➢ Redevelop older sections of the City that are underutilized, blighted, obsolete, or
otherwise identified in the Comprehensive Plan as target redevelopment sites;
➢ Encourage the efficient utilization of land;
➢ Encourage rational land use patters which will not result in incompatibility between
adjoining land uses;
➢ Expand and upgrade commercial uses fronting on Jackson Street.
➢ Expansion and improvement of the campus oriented commercial district on Wisconsin
Street.
The activities proposed in this plan are consistent with goals of the City's Comprehensive Plan.
II. Marion Road/Pearl Avenue Redevelopment Plan (change remove Lamico)
A. Project Area Boundaries and Legal Description
A part of Western Addition Blocks A, C, E, F, G, L, M and N, Libbey's Replat, 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, Jackson Street, all in the First
Ward, City of Oshkosh, Winnebago County, Wisconsin described as follows:
The area is generally located east of Wisconsin Street, west of Division Street, north of the Fox
River, and south of Pearl Avenue. The parcel commences at a point 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 of Pearl
Avenue and the extended southwesterly line of Pearl Avenue to the centerline of Jackson Street;
thence south along the centerline line of Jackson Street to the northerly shoreline of the Fox
River; thence northwesterly along the northerly shoreline of the Fox River to the northwesterly
line of Lot 3 Western Addition Block A; thence northeasterly along the northwesterly line and
extended northwesterly line of said Lot 3 to the southwesterly line of Marion Road: thence
northwesterly along southwesterly line of Marion Road to a point that bears S. 30°59'45" W. of a
point on the northerly line of Marion Road that is 19 feet southeast of the southwest corner of Lot
19 Western Addition Block E as measured along the northerly line of Marion Road; thence N.
30°5945" E. to the northerly line of Marion Road; thence N. 30°5945" E., 132.21 feet to the
centerline of vacated Hancock Avenue; thence N. 52°03'42" W., 179.79 feet along the centerline
of vacated Hancock Avenue: thence N. 39°00'56" E., 149.92 feet to the northwest corner of Lot
24 Western Addition Block F; thence S. 52°04'30" E., 119.97 feet to the southeast corner of Lot
12 Western Addition Block F; thence N. 39°03'20" E. along the southeasterly line of said Lot 12
and the extended southeasterly line of said Lot 12 to the centerline of vacated Warren Road;
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 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 southeasterly line of Wisconsin Street; thence northeasterly along the southeasterly line and
extended southeasterly line of Wisconsin Street to the most northerly corner of Lot 1 of C.S.M.
1584 of Winnebago County Records; thence S. 51°33'59" E., 177.27 feet along the northerly line
of said Lot 1 to the most easterly corner of said Lot 1; 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 30.20 acres.
B. Historical Land Use
Historically, the Marion Road area has been used for industrial purposes with some residential and
commercial uses located along Pearl Avenue and Wisconsin Street. Land use patterns and parcel
configurations reflect this characteristic with narrow residential lots and irregularly shaped large
parcels used for manufacturing purposes which have changed over the years due to changes in
adjacent ownership. Parcel configuration was also affected by the former railroad right of way
that cut through the center of the district.
C. Existing Land Use and Ownership
The existing land uses are shown on Map 3. There are 19 parcels proposed for inclusion in this
modification. Of the 19 parcels, ten are residential, three are commercial, one is City owned, one
institutional use, and four are industrial. Individual parcels in the project plan area are shown and
numbered on Map 4.
D. Existing Structural and Parcel Conditions
The majority of the structures in the overall redevelopment area are functionally obsolete or are in
need of rehabilitation according to today's building standards. All structures and parcels were
subjected to a visual inspection and rated based upon visual deficiencies or signs of deterioration
and property conditions. Map # 5 shows the conditions of real property in the district.
E. Existing Zoning
The subject properties are zoned M-2, Central Industrial District and shown on Map 6.
in. PROPOSED PROJECT AREA ZONING AND LAND USE
A. Proposed Zoning and Land Use
It is proposed that the subject properties as well as all properties in the overall redevelopment plan
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 as well as multiple family
units. The planned district overlay will allow more flexibility in development designs while
providing safeguards to ensure orderly and compatible developments through subsequent Plan
Commission and Council reviews. Map 7 shows the proposed zoning. The proposed land uses in
the redevelopment plan area are illustrated in Map 8,
IV. PROJECT IMPLEMENTATION
A. Land Acquisition Site PreparationPreparation1 and Demolition
After ratification of this plan by the City of Oshkosh Plan Commission and the Oshkosh Common
Council, the City will initiate acquisition of the properties within the redevelopment plan area.
Parcels to be assembled in the project plan area are identified on Map 9, Land Acquisition. Land
assemblage by the City may be by purchase, exchange, donation, lease or eminent domain and
may be for the purpose of (a) sale, lease or conveyance to private developers, or (b) sale, lease,
conveyance or dedication for the construction of public improvements or facilities. Furthermore,
the City may require written redevelopment agreements with developers before acquiring any
properties. Once acquired, parcel configurations will most likely be altered to create more viable
development sites as has been done in the initial Redevelopment Project Plan area.
As appropriate, the City may devote acquired property to temporary uses until such property is
scheduled for disposition and redevelopment.
The City may demolish improvements, remove and grade soils and prepare sites with soils and
materials suitable for new construction. Clearance and demolition will, to the greatest extent
possible, be timed with redevelopment activities so that tracts of land do not remain vacant for
extended periods and so that the adverse effects of clearance activities may be minimized.
The City Attorney and the Department of Community Development will facilitate land assembly.
B. Relocation
Where relocation of individuals or business operations takes place as a result of city acquisition
activities within the project plan area, relocation will be carried out in accordance with applicable
relocation requirements as set forth by 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 in accordance with provisions contained in
Wisconsin Statutes, Section 66.43. Properties to be disposed of in the project plan area are shown
on Map 10, Land Disposition.
As has been done in the initial Redevelopment Project Plan area, the City will likely initiate a
"Request for Proposals" process to dispose of the acquired land. However, it may be possible to
relate some of the properties identified for acquisition in this modification to properties previously
acquired in the existing Redevelopment Plan area. As an appendix to this Project Plan, a copy of
the Request for Proposals has been included.
When the project plan area is to be disposed, in addition to terms and conditions as specified by
the Plan Commission and Common Council, the purchasers shall enter into an agreement with the
City. Said agreement shall contain all terms and conditions specified by the Plan Commission and
the Common Council, and all assurances necessary to insure consistency with the objectives of the
Plan.
D. Proposed Site and Public Improvements
The City may provide public improvements and facilities that are necessary to service the
redevelopment area and the City as a whole. Public improvements and facilities may include, but
are not limited to:
a) Roadways, Utilities, and Related Improvements
A range of individual roadway, utility, and related improvement projects, from repair and
resurfacing to major reconstruction may be undertaken. At this time it is proposed to
reconstruct Pearl Avenue from the end of the Warren Road extension to Jackson Street.
It is also planned to reconstruct Marion Road from Jackson Street west to the street
realignment planned as part of the original redevelopment and TID area.
b) Streetscape and Related Improvements
Landscape/buffer improvements, street lighting and general beautification improvements
may be provided.
c) Parks and Open Space Improvements
Future parks, open spaces, and public or private plazas may be provided. Links to future
and existing regional trail systems may be provided.
At this time there are no immediate plans for the redevelopment of properties within the proposed
modification area other than to initiate acquisition and clearance of said properties to eliminate
blighting conditions as well as environmental investigation and remediation activities.
E. Performance Standards
Throughout the implementation of this project, and all stages and phases thereof, the developer(s)
will be required to comply with the 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 by the Oshkosh Common Council, the following
conditions will apply:
1. Execution of a Contract for Sale 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, 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.
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 Principle. The developer(s) shall sign and comply with
agreements in principle as needed to facilitate this project. The Common Council
shall approve all Agreements.
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 to the City
plans 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 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 the
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,
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 obviously pertinent to this project have been identified in Part IV(E)
of this plan. Notwithstanding these references, the developer(s) and the City shall comply with
any and all local codes and ordinances that are deemed applicable by the City of Oshkosh.
If any funds for this project originate from a federal program (e.g., the Community Development
Block Grant program) additional requirements applicable to grantees and subgrantees are 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.
G. Project Financing
Project costs may be financed through various financing means such as loans from the State Trust
Fund, issuance of bonds, federal and state grants or any other method of financing approved of by
the Common Council. It is anticipated that financing to implement redevelopment of this area will
be provided through an amendment to TID # 13 that will incorporate additional territory into the
District and projects to the Project Plan. Creation of TID # 13 and an amendment to TID # 7
Southwest Industrial Park, which donates positive tax increments from #7 to #13, have made
implementation of the existing and this proposed modification to the Project Plan possible.
H. 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 lessee or purchaser concur with the proposed
modifications. If the plan is modified, the City must conduct a Public Hearing, and all changes
must be recommended for approval by the City Plan Commission and approved by the Oshkosh
Common Council.
APPENDIX A
Map I
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Appendix B
Existing Zoning
SECTION 30-29 M-2 CENTRAL INDUSTRIAL DISTRICT
(A) Permitted Uses
(1) Uses permitted in the M-1 Light Industrial District unless otherwise provided in this Chapter.
(2) Conditional Uses
• Any conditional use identified in the M-1 Light Industrial District unless otherwise provided
in this Chapter.
• Any outright permitted use or conditional use allowed in the M-3 General Industrial
District that is not otherwise allowed as an outright permitted use in the M-1
Light Industrial District.
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 - All Structures
The following standards shall apply to development undertaken in this district, unless modified by
the application of provisions in Section 30-33 Planned Development District, or unless more
restrictive standards apply per Section 30-35 Additional Standards and Exceptions.
(1) Front Yard Setback: None required, except when parts of a block are in a residential district,
the minimum setback is twenty-five (25) feet.
(2) Side Yard Setback: None required. If provided where not required, a five (5) foot minimum
setback is required.
(3) Rear Yard Setback: None required.
(4) Lot Width: None required for uses permitted in the M-1 Light Industrial District. One hundred
fifty (150) foot minimum for M-3 General Industrial District uses.
(5) Lot Size: None required for uses permitted in the M-1 Light Industrial District. One (1) acre
minimum for M-3 General Industrial District uses.
(6) Corner Lots: A ten (10) foot setback must be provided along all streets where the block
frontage is divided among districts with setback requirements. Otherwise, no setback is
required.
(7) Vision Clearance: None required.
(8) Off -Street Parking: In accordance with Section 30-36 Off -Street Parking and Loading
Facilities.
Proposed Zoning
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.
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(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 towerlantennas
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.
(8)
Standards
The following standards shall apply to development undertaken in this district, unless modified by
.in/gn
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.
(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.
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ARTICLE IX. PLANNED DEVELOPMENT OVERLAY DISTRICT
SECTION 30-33 PLANNED DEVELOPMENT DISTRICTS
(A) Purpose and Intent
(1) Purpose
(a) 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.
(b) It is anticipated that development within this district will offer one (1) or more of the
following advantages:
(i) Designs which reflect the City's development and planning policies for
residential neighborhoods or nonresidential areas in which the district
is to be located, as set forth in the City's Comprehensive Plan.
(ii) Designs which provide substantial buffers and transitions between
areas of different land uses and development densities.
(iii) Designs which enhance the appearance of developments and the
surrounding area by conserving areas of natural beauty and natural
green space.
(iv) Designs which lessen congestion on streets, and contribute to
improvements in pedestrian and vehicular circulation.
(v) Designs which promote architectural compatibility between adjacent
structures.
(vi) Designs which will positively contribute to the physical appearance
and functional arrangement of land uses and buildings in the area.
(vii) Designs which will buffer differing types of land use and intensities of
development from each other so as to minimize any adverse impact
which new development may have on existing development.
(c) Areas that may be deemed appropriate for a Planned Development Overlay
District include:
(i) Transitional Areas: which involve locations with a mix of different land
uses, where new development is proposed in an area of older uses
and buildings, and where the older uses may be allowed with lesser
zoning standards than appropriate for new development.
(ii) Infill areas: which involve parcels bypassed during the normal course
of urbanization in the community.
(iii) Redevelopment Areas: which relate to locations appropriate for
redevelopment, either public or private, where first or subsequent
uses and/or buildings are replaced by new uses and/or structures.
(iv) Large Commercial areas: which include shopping centers with a
number of occupancies and/or structures, together with outlots, or
locations encompassing multiple centers or multiple large scale
commercial developments.
(v) Special Areas: which include locations that were identified as Special
areas in the City's Comprehensive Plan.
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(vi) Large Scale and/or Mixed Use Areas: which encompass locations at
lest twenty (20) acres in size, where base zoning standards may not
be appropriate and/or needed, and where the developer and
community could benefit from a greater level of flexibility in the
application of land use controls.
(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 Development (PD) District shall be applied as an overlay zoning district. When
applied to a specific geographic area, the PD shall have the effect of allowing development
to be designed, reviewed, approved, constructed and managed according to the provisions
of this Section, rather than is required by the underlying zoning district. However, the
underlying zoning district shall prevail in determining permitted and conditional uses of land
within the PD as well as the maximum permitted project density or intensity of land use,
except as otherwise provided herein.
(4) Benefit
(a) It is not intended that the City will automatically grant exceptions for a Planned
Development Overlay District, but it is expected the City shall grant only such
exceptions which are deemed consistent with benefits accruing to the City as a result
of the planned development. The City may require as a condition of approval any
reasonable condition, limitation, or design factor which will promote development in
the Planned Development Overlay District consistent with the intent of this Section.
(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 2) acres.
(b) Not less than fifteen (15) percent of the total area of the Planned District shall be
devoted to open space.
(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 2) 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 1/2) 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) Applications for rezoning to a Planned Development Overlay District shall include at least one
of the advantages as stated in Section 30-30(A))(1)(b) and identify the characteristics of the
District per Section 30-30(A)(1))(c).
(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.
(b) Review Criteria
In reviewing the development plan, the following criteria shall be used:
(i) Conformance with applicable standards of the base zoning district and the
provisions of this chapter, except as may be modified under Section 30-33
and Section 30-11.
(ii) Suitability of the site for the proposed development.
(iii) Compatibility of the proposed development with adjacent and nearby existing
or planned development in terms of scale, mass, height, bulk, uses, activities,
traffic, design, structure placement, privacy, views and similar concerns.
(iv) Utilization of site planning principles common to high quality development.
(v) Effective mitigation of any potential negative impacts of the proposed
development either on the site itself or off the site.
(vi) Conformance with the Comprehensive Plan, or other adopted City plans.
(c) The Plan Commission, in making its recommendation to the Common Council, shall
consider said criteria and take into consideration the recommendations of the
Department of Community Development, and comments received at the Plan
Commission meeting at which the item is reviewed.
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(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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Appendix C
DEVELOPMENT OPPORTUNITY
Marion Road/Pearl Avenue Redevelopment Area
City of Oshkosh
Oshkosh, WI
The City of Oshkosh Department of Community Development is soliciting proposals from qualified
developers for redevelopment projects in the Marion Road/Pearl Avenue Redevelopment Project Area, which
is located in the Fox River Corridor between the University of Wisconsin — Oshkosh campus and downtown
Oshkosh. Preferred land uses include commercial, residential, and mixed commerciaUresidential
development. Proposals must be submitted to the City by May 25, 2000.
For information on this Request for Proposals, please contact the Department of Community Development,
City of Oshkosh, 215 Church Ave., Oshkosh, WI 54901 or call (920) 236-5055, between 8 am and 4:30 pm,
Monday thru Friday.
sv
Request for Proposals
Marion Road /Pearl Avenue
Redevelopment Project Area
City Of Oshkosh
Department Of Community Development
31
n
REQUEST FOR PROPOSALS
REDEVELOPMENT OPPORTUNITY
CITY OF OSHKOSH
MARION ROAD/PEARL AVENUE
REDEVELOPMENT PROJECT AREA
GENERAL
The City of Oshkosh is requesting proposals for redevelopment of the Marion Road/Pearl Avenue
Redevelopment Project Area. Proposals from one or more developers will be considered for
projects that may include commercial, multiple family residential or mixed commercial/residential
projects.
The City's Comprehensive Plan has targeted the broader area for redevelopment, and the City
expects to proceed with redevelopment activities on a phased basis over the next several years. This
RFP covers the Phase One portion of the broader redevelopment area. Proposals are being sought at
the present time for parcels A, B, C, and D, as shown on the attached map. These properties are
either currently owned by the. City or scheduled for purchase and demolition in 2000.
The attached map also shows the preliminary street plan for the area illustrating the street segments
to be constructed by the fall of 2000.
Interested developers can request, at no charge, a scalable map of parcels located in the
Redevelopment Project Area. Please contact GIS Planner Matt Tucker at (920) 236-5062.
Area Identity/Character
To create a special identity and character for the broader area, the City has prepared a set of
proposed Redevelopment Guidelines setting forth proposed development standards for the project
area. In order to reinforce the special identity that is desired, a streetscaping plan with unifying
elements will be undertaken as part of planned street improvements, and consideration may be
given to the designation of the area with a special name that people in the community can easily
relate to (e.g. names such as Oshkosh Commons or Fox River Commons have been discussed).
32
SITE DATA
Location: The Phase One area is located between the University of Wisconsin -Oshkosh
Campus and Downtown Oshkosh, just north of the Fox River. The area is
located in Census Tract 6.
Demographic
Information: The City has a population of 62,695. Current enrollment at the University of
Wisconsin — Oshkosh campus is approximately 10,000 students and campus
facilities are used for various other activities including ongoing professional
training of non -students and housing during the annual Experimental
Aircraft Association convention. Over 1,000 people are employed by the
University of Wisconsin — Oshkosh.
Size: Parcel A — 1.00 acre
Parcel B -- 3.00 acres
Parcel C — 1.17 acres
Parcel D — 5.87 acres
Zoning: Existing zoning is M-2 Central Industrial. The Department of Community
Development will initiate a change to C-3 Central Commercial District with
a "PD" Planned Development Overlay. The
C-3 PD district will allow both commercial and multiple family residential
uses, and the PD Overlay will provide the basis for modifying base district
standards.
Physical
Characteristics: All buildings to be removed by City.
Price: The City has undertaken an appraisal of the area and property in the area is
seen as having the following minimum value:
Parcel A - $2.30 per square foot
Parcel B - $3.00 per square foot
Parcel C - $1.00 per square foot
Parcel D - $ .75 per square foot
The minimum sale price will be the minimum value cited. Where a
development proposal incorporates a project that encompasses more than
one parcel, the sale price must consider the minimum value of the parcels
cited, as that relates to the area covered by the proposed development.
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PREFERRED SITE USE/DEVELOPMENT STANDARDS
The parcels closest to Wisconsin Street (Parcels A and B) are appropriate for commercial
development, while Parcel C could be utilized for commercial or multiple family development or
mixed commercial/residential development.
The preferred land use for Parcel D may be multiple family residential; however, the City would
consider a well designed plan for new commercial development or a combination of commercial
and multiple family residential development.
The City has prepared a set of Redevelopment Guidelines to provide direction on physical
characteristics it desires to see in development proposals. The goal is to provide standards that
will promote higher quality development with long term sustainability, where the potential of each
site is maximized, and where the development that takes place on each parcel reinforces and
enhances the development that occurs on other nearby parcels. A copy of the Redevelopment
Guidelines is attached.
ENVIRONMENTAL FACTORS
Parcels A and B: Based on a review of properties that are included within these two parcels, it
does not appear that environmental issues exist relative to those sites. A portion of Parcel B was
part of the old Radford Company site, and the City has received a Certificate of Completion
through the State of Wisconsin Department of Natural Resources (DNR) Land Recycling Act
Program for that area. The Certificate provides a general clearance from an environmental
standpoint.
Parcels C and D were part of the Universal Foundry property, and it is anticipated that
environmental clearances can be provided for through the preparation of a remediation plan that
incorporates capping measures as part of site improvements. Buildings, parking lots, landscaped
areas and street improvements call all serve as effective caps for any contamination that may exist
on portions of the foundry site, and the City anticipates providing assistance in funding capping
measures that exceed normal construction practices associated with development projects. The
City's environmental consulting firm will work with selected developers in the preparation of site
improvement plans, to ensure that appropriate steps are taken to receive necessary DNR clearances
and approvals. In addition, the City is willing to consider requesting the creation of an Enterprise
Development Zone through the State of Wisconsin Department of Commerce that could provide
for tax credits on various qualified project activities.
34
PROPOSAL REQUIREMENTS
All proposals should provide evidence of the following:
A 180 day commitment and willingness to enter into a legally binding Developer's
Agreement with the City during that time period, With execution of an acceptable
Developer's Agreement, the City will require a non-refundable escrow payment (amount to
be negotiated), that will be applied against the sale price of the site or sites.
Ability to meet financial obligations of project.
Development experience, especially experience with similar projects.
In addition, proposals should provide the following information:
A detailed development plan and drawings showing the proposed use of the site and front,
side and rear building elevations. The drawings may be general renderings and will be
subject to modification.
Preparation of accurate cost estimates and cash flow projections for the project.
The City will carefully consider all proposals and will give priority consideration to proposals
which are innovative, show economic feasibility, and compliment other land uses in the area.
SELECTION
Proposals will be judged and selected based on the following criteria:
Submittal of proposal in conformance with proposal requirements.
2. Level of experience in developing similar projects.
3. Ability to proceed with construction in a timely manner.
4. Design:
a. Effective use and landscaping of the site
b. Appearance of structure(s)
c. Integration of project with surrounding area
5. Value of improvements (tax base generated). Non -profits to provide payment in
lieu of taxes.
35
SUBMITTALS
Proposals must be submitted by the close of business at 4:30 PM, on Thursday, May 25, 2000 to:
City Clerk's Office
City of Oshkosh
215 Church Avenue
P.O. Box 1130
Oshkosh, WI 54903-1130
Proposals submitted must be enclosed in a sealed envelope or other container clearly marked
"PROPOSAL PHASE ONE — Marion Road/Pearl Avenue Redevelopment Project." Actual
receipt is required by said time and deposit in the mail or submittal by fax is insufficient.
The City reserves the right to reject in whole or in part any and all proposals, to waive any
formalities, to negotiate final costs and to accept the proposal determined to be the most
advantageous to the City of Oshkosh.
All qualified applicants will receive consideration without regard to race, sex, handicap, religion,
creed, political affiliation, color or national origin.
Address requests for further information to: Jackson Kinney, Director of Community Development,
City of Oshkosh Department of Community Development, 215 Church Ave., P.O. Box 1130,
Oshkosh, WI 54903-1130. Telephone (920) 236-5055.
36
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MARION ROAD/PEARL AVENUE
REDEVELOPMENT PROJECT AREA
GUIDELINES
CITY OF OSHKOSH
OSHKOSH, WI
38
OVERALL DEVELOPMENT GOALS
Without establishing strict architectural standards, the City would encourage the submittal of
proposals that reflect neo-traditional design elements. Buildings should exhibit design quality
and reflect a feeling of permanence. Site plans are to reflect a logical interrelationship with
abutting developments as well as public spaces and public improvements.
PLANNED PUBLIC IMPROVEMENTS
Preliminary plans are for minimum 12' sidewalks along Wisconsin Street, and 8' - 10' sidewalks
along Warren Road extended and the realigned section of Marion Road, and inclusion of bicycle
lanes in streets. In support of design continuity throughout the development, the City plans to
install ornamental street lighting, a decorative style of street and traffic signage with ornamental
posts, and iron fencing with brick columns where appropriate. City plans are also for the
installation of street trees.
Utilities are to be located underground.
ZONING
The Planned Development Overlay District will be applied to the area to facilitate a more
flexible mixture and pattern of development and to provide a basis to potentially modify base
zoning standards and implement development guidelines. It is anticipated that projects in this
redevelopment area will provide one or more of the following:
• Designs which provide for substantial buffers and transitions between areas of different
land uses and development densities.
• Designs which enhance the appearance of developments through the creative use of
green space.
• Designs which reduce congestion on streets, and contribute to improvements in
pedestrian and vehicular circulation.
• Designs which promote architectural compatibility between adjacent structures.
39
The following guidelines are intended to serve as criteria for approving sales of City -owned
property, development assistance, and development approvals within the overall Marion
Road/Pearl Avenue Redevelopment Project Area.
GENERAL DEVELOPMENT GUIDELINES
• All new construction must be brick or comparable masonry materials.
• The architectural style and materials of multiple buildings on each individual
redevelopment parcel shall be compatible and present the appearance of a well -planned,
integrated development.
• All structures are to be street oriented with convenient street entrances,
• No more than one ground sign may be permitted per 200 linear feet of public street
frontage.
• All development must comply with the landscaping requirements of the City Zoning
Ordinance.
• Any surface parking that is adjacent to a street must be screened from the street by a iron
and masonry fence compatible with the fencing style selected by the City for use in
public areas.
• Drainage pipes, utilities, or any other mechanical or utility penetrations, fixtures (other
• than lighting) or equipment shall not be located on the front facades of structures and
shall be integral to the design and as unobtrusive as possible.
• No outdoor storage of equipment or materials shall be allowed,
• Exterior lighting, whether free standing or located on structures, should be compatible
with the style and scale of lighting installed by the City in public areas.
40
COMMERCIAL DEVELOPMENT GUIDELINES
• Commercial structures shall be oriented to the street.
• Any elevation with street exposure shall be designed using similar detail and materials
on all street elevations and, preferably, to permit public access at each on -street
elevation.
• Site plans for all commercial developments are to provide some form of pedestrian
friendly design in the area between public rights of way and buildings.
• . Developments which provide an opportunity for outside commercial activity (e.g.
restaurants with patio seating) are encouraged.
• All parking areas serving commercial developments which abut non -arterial roads shall
include fencing along those rights of way compatible with that to be installed by the City
in public areas.
• All commercial ground signs shall belO 0 feet or less in height. Signage size may be no
more than 64 square feet per sign side. Pylon signs are not permitted. Materials shall
be compatible with facade materials.
RESIDENTIAL DEVELOPMENT GUIDELINES
• Attached, covered parking areas are preferred over surface parking. Where surface
parking is provided, it must be located at the rear of the structure, or at least 30' back
from the front of the structure.
• Site amenities to include secure and well designed bicycle parking area, to be located on
side or rear elevations.
• The location and design of free standing mail boxes, if provided, are subject to City
approval.
• Developer/owners to control interior window treatments.
MIXED COMMERCIAL/RESIDENTIAL DEVELOPMENT GUIDELINES
• All guidelines included for commercial properties are applicable for this type of
development.
• Surface parking for residential tenants is acceptable.
• Development of at least some live/work units encouraged.
• Developer/owners to control window treatments on residential units.
41
REDEVELOPMENT OBJECTIVES/GENERAL AREA
The Phase One Marion Road/Pearl Avenue Redevelopment Project Area is part of a broader
area that lies east of Wisconsin Street, west of Jackson Street, and south of existing Pearl
Avenue to the Fox River, The City's Comprehensive Plan has targeted this broad area for future
redevelopment, with a transition from industrial to non -industrial uses (e.g., commercial,
residential, and recreational activities). It is anticipated the City will continue to undertake
redevelopment activities on a phased basis.
redevguidelines
2/25!00
42
REDEVELOPMENT
SITES
PHASE ONE CONTAINS PARCELS A, B, C and D
43
PARCEL A
Parcel Size:
1.00 Acre
Current Use: The parcel is currently occupied by a strip center
and a warehouse building. Subway is the only
active retail tenant. The strip center building is
proposed for clearance.
Planned Uses: Retail commercial
Access: Two-way driveway access from the Pearl — Warren
Connector at the Marion Road intersection; one-
way (right -only) access from the Pearl — Warren
Connector and Wisconsin Street.
Building
Orientation: Commercial orientation towards Wisconsin Street
and the Pearl — Warren Connector
44
I_j'1t� 10
Parcel Size: 3.00 Acres.
Current Use: The parcel is currently occupied by two taverns.
The City owns part of the parcel and is planning to
acquire the remainder of the parcel and sell it to a
commercial developer for redevelopment.
Planned Uses: Retail commercial plaza. A development concept
that may be desirable for this parcel is a lower level
retail commercial building with upper level office
or multiple family residential.
Access: Two-way driveway access from Wisconsin Street
(at least 150' south of the intersection of Wisconsin
Street and the Pearl — Warren Connector).
Building
Orientation: Commercial orientation towards Wisconsin Street —
but the buildings must be three -sided with respect
to providing an acceptable appearance from all
public streets.
45
PARCEL C
Parcel Size: 1.17 Acres
Current Use: The parcel is part of the former Universal Foundry
site, which is being cleared and prepared for
development.
Planned Uses: Multi -family residential (12 — 24 dwelling
units/acre) or commercial or commercial/multi-
family residential mixed use.
Access: Two-way driveway from existing Pearl Avenue;
One-way (right -only) driveway access from the
Pearl — Warren Connector.
Building
Orientation: Front orientation on the Pearl — Warren Connector.
46
PARCEL D
Parcel Size:
5.87 Acres
Current Use: The parcel is part of the former Universal Foundry
site, which is being cleared and prepared for
development.
Planned Uses: Multi -family residential (12 — 24 dwelling
units/acre). While the preferred land use may be
multiple family residential, the City would consider
a well designed plan for new commercial
development or a combination of commercial and
multiple family residential.
Access: Two-way driveway access from the Pearl — Warren
Connector at Dawes Street and from realigned
Marion Road.
Driveway on Marion Road must be located at least
150' south of the intersection with the Pearl —
Warren Connector.
Building
Orientation: Front orientation on the Pearl — Warren Connector
and Marion Road.
47