HomeMy WebLinkAboutMarionPearlPhase1PHASE ONE
MARION ROAD/PEARL AVENUE
REDEVELOPMENT PLAN
Of HKOf H
ON THE WATER
CITY OF OSHKOSH
DEPT OF COMMUNITY DEVELOPMENT
AUGUST 1998
TABLE OF CONTENTS
Introduction
Intent 1
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 7
7
Proposed Zoning and Land Use
Project Implementation 7
Land Acquisition 8
Relocation 8
Land Disposition 8
Proposed Site And Public Improvements
Performance Standards 8
10
Compliance With Local, State, and Federal Regulations 10
Project Financing 10
Redevelopment Plan Modification Procedures
Appendix A - Maps
11
Map 1 Central City Planning Area
12
Map 2 Marion Road/Pearl Avenue Plan Boundaries
13
Map 3 Existing Land Use
4
1 4
Map 4 Parcel Identification
15
Map 5 Existing Conditions
16
Map 6 Existing Zoning
17
Map 7 Proposed Zoning
17
8
Map 8 Proposed Land Use
8
1 19
Map 9 Land to be Acquired
Map 10 Land to be Disposed
Appendix B - Land Ownership and Assessed Value By Parcel
21
Appendix C - Zoning Text Excerpts
22
MARION ROAD/PEARL AVENUE
REDEVELOPMENT PLAN
I. INTRODUCTION
The City of Oshkosh Comprehensive Plan, adopted in August 1993, identified the Marion
Road area as a special planning area of the Central City. 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 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 with some commercial and residential uses as well as some vacant
parcels.
The City has identified a portion of the Marion Road Special Planning Area as the Marion
Road/Pearl Avenue Planning Area (Map 1), and prepared the Phase One Marion Road/Pearl
Avenue Redevelopment Plan to begin implementing recommendations of the City's
Comprehensive Plan.
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 RadfQrd plant site for redevelopment.
• Expansion and improvement of the campus oriented commercial district on
Wisconsin Street.
• Realignment of Marion Road.
• Development of new housing.
This Redevelopment Plan will provide detailed actions to achieve the objectives of the
Comprehensive Plan. Map 1 shows the boundaries of this larger planning area.
A. Intent
It is the intent of this Redevelopment Plan to identify the geographic area of Phase One Marion
Road/Pearl Avenue Redevelopment Plan and to 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 Redevelopment 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. Scnpe
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 plan, and its implementation are enabled pursuant to
Wisconsin Statutes, Section 66.43, 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. Redevelopnleflt 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
aesthetic appearance,
environmental deficienciesntal welfare, act from the functional utility,
and general health and safety of this section of the City
economic and environme
of Oshkosh, and 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.
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.
2
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 redevelopment plan are as follows:
• 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.
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.
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.
3
II, MARION ROAD/PEARL AVENUE REDEVELOPMENT PLAN
A. Project Area Boundaries and Deseri tion
A part of Western Addition Blocks C, E, F, G, LM and N, Warren Radford Street ai dw oad and vacated WaGated
rren
Road, vacated Bell Place, Radford Place and vacatedadfo d Place,
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 Block L that
is 5 feet as measuredalong s elly of
the most northerly corner of Lot 7 in the Western Addition
southwesterly line of Pearl Avenue; thence southeasterly along the southwesterly line and
extended southwesterly line of Pearl Avenue tos esoutheasterly li eemost easterly l�lof said Lot 5er of Lot 5 1tothe
the n esteostl�l
Addition Block G; thence southwesterly along t
southerly corner of said Lot 5; thence southeasterly Blthe ock a point 15 feetoY lines of Lots 6
fi•om the northwesterly
through 15 and Lot 17 of the Western Additionlock G
tline of Bell Place; thence southwesterly 105.68 feet along a line parallel and 15 feet
northwesterly of the northwesterly line of vacated Boudieasterly parallel tolace to a point 35 feet tlne northeasterly ly line
m the
northeasterly line of vacated Warren Road; thence thence southwesterly
of al vacated Warren Road Bell Place 0 99 feet to a pofeet to the centerline of tion a lineell ;14 feet northeasterly of the
along the centerline of vacated
northeasterly line of Warren Road to the southeast; thence southeasterly Road tle west olineof parallel
rllel an
14 feet northeasterly of the northeasterly line of vacated
d
Street; thence south along the west line of Jackson Street7.9 feet to tile centerline of vacatethe centerline of vacated Warren Road
Warren Road to the northwest; thence northwesterly along
thence
to the extended northwesterly line of hwesterl the
lin of said LotAddition
11, 24.98 feet to the former
southwesterly along tile extended no Y
northerly right thence westerly 704.56 feet
- way line to the left oradius 618.11
Limited
18 11 feet and whose chord bears S.
along the arc of a a curve concave
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
Dlinawes
eeRoad; thence
t;thence southwesterly
along the southeasterly line of Dawes Street to the northerly
northwesterly to the northwest corner of Dawes Street an line od Maf rion
Road;sin thence
Street; thece northwesterly
along the northerly line of Marion Road to the easter y
northeasterly along the southeasterly line and extended heastenitheasterly lne of lof et to
the northeasterly line of Radford Place; thence so Y along the northeasterly line
Radford Place to the most southerly corner of Lot20 of tile s of Lot 20 and19 of ern dde1W Bt ock M; Western Addition
northeasterly 120 feet along the southeasterly line
Block M to the most easterly corner o£ said LottBoock M toilence htheterly mos t0 feet along the
southerly corner of said
southwesterly line of Lot 3 of the Western Addition
Lot 3; thence northeasterly along the southeasterly line of said northeasterlyt 3 to tile southwesterly line of
the most southerly corner of Lot 1 of Certified Survey Map No. 1584 of Winnebago County
4
Records; thence N. 38°16'26" E. 120.31 feet along the easterly line of said Lot 1 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 15.05 acres. The boundaries of the redevelopment area are
illustrated in Map 2.
B. Existing Land Use and Ownership
The existing land use is shown in Map 3. The project Avenue mer manufacturing
concerns known as the Universal Foundry at 495Pearlvenue and the Radford Company
property at 40 Wisconsin Street. A portion
structures are of one �acantf the slx Foundry structures The Radford building, acquired by
used for
storage while the rest of the foundry
the City, is being used for some limited manufacturing and commercial office space. The
University owns a 1.9 acre parcel of whdwithin te area which is used for parking and h was fohmerly owned by the Fox River Railroad
is a vacant .6437 acre parcel of land
Company that is currently owned by the City. Land uses as shown in Map 3 are presented as
percentages in the table below.
TABLE 1
PHASE ONE
MARION ROAD/PEARL AVENUE REDEVELOPMENT AREA
EXISTING LAND USE
Land Use Type
Percentage
Commercial/Manufacturing
28.13
Manufacturing
50.51
Parking Lot
12.52
Vacant Land
4.32
Right -of -Way
4.52
Source: City of Oshkosh GIS
t an Individual parcels in the Phase One Marion 1 ownership and assessedearl Avenue values are nprelsented Hare
shown and numbered in Map 4. The p
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 agstructur s on the Founfrom in excess of dry propertye compled
x.
property complex and 20-30 years for the in
5
The structures are one to two stories in heightwith
story. The majority of structures within the
highest r
e on the foundry
property approximately 50 feet in height and Y
redevelopment area exhibit signs of deterioration support walls, broken windows, ue to lack of maintenance or ge
Exterior signs of deterioration range from cracked masonry
bent exterior wall panels, sinking or leaning walls, holes in the walls, etc. Graffiti is present
on most structures.
The structures may be considered obsolete based on manufact
e uring
rex
r mple, processes.
structure on the Foundry property which is one story and is approximately 50 feet in height,
cannot be easily rehabilitated to meet the needs of most modern industrial e con 1991 . by
According to an appraisal conducted for the owner on the Foundry property
p Y
American Appraisal Associates, costs necessary to retrofit problemsassociated with
the property were approximately $140,000 and included
items such asheating systems,
shipping and loading facilities, and the demolition d of uctures of nominal utility. Of bearing
ther
problems included the excessive story heights a inadequate load bearing capacity
walls to support larger and higher tonnage cranes. With such large structures energy
efficiency requirements must be evaluabuilding
semphasize
will result in high
conservation and efficiency, the excessive story heights and large space
otential occupant of the structure.
heat losses adding higher utility costs for any p
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 bal rotted tonextent requiring worn,
an or more of entire item,
system or surface is loose, cracked, damaged, worn,
or replacement.
4. Ver�y Poor_ Item rated is 50% or more beyond repair, or is sinking, leaning, non -
6
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 need of major
repairs/rehabilitation.
The blighting influence these properties have on the area is also indicated by the presence of
graffiti and the uncontrolled growth of weeds and vegetation on the site. Most of the
structures have graffiti painted on their exterior walls and exhibit other signs of being an
attractive nuisance. Broken windows and glass is scattered around the buildings. Some of the
buildings are not secure with doors hanging open. Weeds grow uncontrolled over most of the
site.
D. Existing
The area contains land zoned M-2 Central Industrial District as illustrated in Map 6.
III. PROPOSED ZONING AND LAND USE
A. Pro posed Zoning and Land U e
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 multiple family
development as well as 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 calls for the redevelopment of this area from its former manufacturing
makeup to a mix of multiple family and commercial uses. 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.
7
B. RC10� c_ at1On
Where relocation of individuals or business operations would
take place
cas
car lout of
City of
Oshkosh acquisition activities occurring within the TID,
accordance with applicable relocation requirements aforth
n Pa t IV(F) of this plan�d
is contained i
Federal regulations. Reference to these regulations
C. Land DispositiOn
isionS
Once assembled, land will be disposed of by sale or The lease
in ato be disposed ofrowith vindicated on
contained in Wisconsin Statutes Section 66.43. property Y
Map 10, Land Disposition. on In addition to terms and conditions as specified
�nto an agreement withby the Plan lthe City. Said agreement
Common
Council, purchasers and/or lessors shall enter
shall contain all terms and conditions specified by the Plane the Commission
andCommonCouncil,
and all assurances necessary to insure consistency with objectives
bi
D. Fronosed itand Public Im ro menu
Once land assembly is completed, the City will commencecrovements will include theearance of structures
on
parcels 353-1, 243, and 364 as shown in Map 4. approximately 800 feet, and the
realignment/construction of Marion Road for app Y
reconstruction extension of Warren Road easterly from
under Wisc�ound n thisfor
area and include
800 feet. It is proposed that electric lines be installed g
decorative street lights as well as street trees.
E. Performance Standards
Throughout the implementation of this project, and of alldphases secdons tof, this plan, as well
developer(s) will be required to comply with requirements
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
8
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 land sales,rice or oetions�(if applicable), depositss, conveyance, time and
place for deed delivery, apportionment of taxes perP
(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.
c. Construction Plans. All development shall be in conformance with the
shall
redevelopment plan as approved by the Common Council. In addition, p
comply with all contract provisions and agreements in principal. The developer(s)
shall submit plans to the City sufficient in etilto l o allcontract, deter determination
agreeto be made
relative to compliance with the redevelopment p
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 have been lans. If the approved, dP he proposed changeer(s) desires to s must be
e or
modify the plans once they
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
9
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 ith Auplicable Local State. and Federal Re ulations
(E) of Local codes and ordinances pertinent to this
developer(s) and City project have been shalldin Part comply with any and
s
plan. Notwithstanding these references, p
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.
G. Project Financing
Acquisition, relocation, clearance activities, remediation related activities, and public
improvements will be funded through the establishment of a Tax Incremental Financing
District. 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).
Community Development Block Grants or similar activity related grants may be used if
applicable to offset redevelopment costs.
H. Redevelopment Plan Modification Procedures
This redevelopment plan may be modified
rchanged at any esstime,
l• sale
or lease of property, provided the purchaser or llee 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.
10
APPENDIX A - MAPS
LU /J
is rosavr
yr
Z
z
LU
Z
LU
Z
O
rs
12
N,io
is rps)ovr
7z
0
cd
d+
P-4
1s
M M
'p.
? 3 M
b)N
1 41
1s
1s
ro
KZ
E
RY
ro
�-C
14
H\\
'o
is Nosxovr
0
0
In
m�/
7,(N> I
4
fS
'/
15
Z
z
0
N
:O'
� Z
H
L!7
fr
y�\
C
16
4'S
'1S NOS)4Vr
yr
0 \
�
is P
�
y
Q
0
s
Q
cd
4
fS
20 ''
APPENDIX B
Land Ownership and Assessed Value By Parcel
Total Assessed Value
Parcel No. Owner Land & Improvements
243 Firstar Bank $309,800
353-1 Firstar Bank $165,800
364 City of Oshkosh $0
244 City of Oshkosh $0
274 UW-Oshkosh $0
Total $475,600
21
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
22
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.
23
(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
'/z) acres.
(b) Not less than fifteen (15) percent of the total area of the Planned District
shall be devoted to open space.
24
(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
'/z) 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
'/z) 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.
25