Reading Into Our 2040 Comprehensive Plan

I like a good plan.  It’s been said that if you fail to plan, you are planning to fail.  It’s a bit of advice that we can all add to our lives, and the City is no exception.  Enter: the City of Oshkosh Comprehensive Plan Update 2040. All parenthetical numerical references can be sourced to this document.

Not to be confused with the Capital Improvement Plans (CIP) that come out every few years, the “purpose of the comprehensive plan is to assist local officials in making land use decisions that are harmonious with the overall vision of the community’s future”  (pp 1-1).  It’s broken down into a series of elements, and in this blog I’m going to pick one item from each chapter and add my thoughts to the matter.  Every section has several key summary points, but I’ll just be picking out one for the sake of keeping this blog to a reasonable length.  By all means please download a pdf of our comprehensive plan for yourself and read along!

Issues & Opportunities

“Since 1980, the historic population growth rate in the county has been lower but has somewhat mirrored the growth rate experienced by the City. A significant growth in population during the 2000’s (11.7%) was the highest growth rate in the period shown. In comparison, the state grew significantly, but at a slightly lower rate during the 1960’s (11.8%), and has been a little less subject to the larger ups and downs in growth rate” (pp 2-3).

So, you’ve read in the papers and heard from candidates and community leaders that the population of Oshkosh is projected to rise by over 7700 people between 2010-2040.  That’s about an 11.7% increase.  In the 30 years prior, from 1980-2010 the population growth was closer to 33%.  Consider the ways that the City was able to accommodate that growth in the 80’s & 90’s compared to what we can do in the 20’s and 30’s.  When I was a kid we built the house on the corner of 19th & Knapp, then we built out on Westbreeze and Sheppard.  Expansion largely went westward, pushing the boundaries of Oshkosh right up to Algoma, with plenty of us who considered themselves Oshkoshians building new homes around the actual border of the city.  The nature of housing is changing, as we’ll get to in the next section.  Council and Plan Commission will likely be presented with plans for more dense apartment-style housing within the city limits, like we’ve seen pop up along Marion over the last decade.  While my personal preference is to live in a single-family house, I know that doesn’t reflect the wishes of our entire population.  The desire for attractive flats is there, and I’d like to bring that added population density downtown to live, work, and play.  

Housing

“Owner-occupied housing stock values can provide information about trends in property values, housing demand and choice within the housing market. The City, Winnebago County and the state all saw substantial increases in the median value of owner-occupied homes between 2000 and the 2010-2014 ACS 5-Year Estimates (Figure 3-2). The smallest growth in median housing values occurred in the City during this time period. Between 2000 and the 2010-2014 ACS 5- Year Estimate period, median value owner-occupied housing prices in the City rose by 33.6% from $86,300 to $115,300. At the same time, the median value of owner-occupied homes rose by 45.4% in Winnebago County and 47.9% in the state. Median owner-occupied housing values in the City lagged behind those in the county and the state” (pp 3-6).

If you grew up here, then it’s likely you understood that Oshkosh was a cheap place to live.  Our cost of housing was low, as was food, entertainment, and everything else.  I hate to say it folks, but I think that it’s time for us to reevaluate that old adage.  If you believe the hype numbers on Zillow and similar realtor sites, the value of my home has increased well over 60% in just 11 years.  Have you tried to sell or buy a house within the last four years?  Home values are through the roof, which makes it harder for families buying a house to get their footing.  This is echoed in the rental market where monthly rent at places like the Wit is in the ballpark of $2000.  I don’t understand how this is sustainable for a population.  When such a disproportionate amount of one’s income goes to housing, how can anyone properly budget for childcare, food, investments, etc.?  A one-size-fits-all solution to housing doesn’t work.  We need more affordable options and a greater pool of housing items for people to pick from.

Land Use

“To accommodate growth in residential and industrial development, the City annexed around 2,149 acres between 2000 and 2016. These annexations occurred mostly in the northern, western and southern areas of the City” (pp 4-6).

Okay.  Let’s talk about Clairville Rd. and how their annexation led to the assessment debacle.  This particular annexation was outlined in a 2003 boundary agreement between Algoma & Oshkosh.  To the best of my understanding it was completely legal and the subsequent assessments for road and utilities had precedent and were up to code.  That being said…

I think it’s time to rewrite our policies.  We’re overdue, in fact.  This ordeal was ethically grey at best, and blackhearted at worst.  How can we claim to serve our citizens well when we scoop up these new annexations and force six-figure bills on them?  None of these people are going to recoup their assessment costs when they sell their houses.  We need to do better.  If I were on Council last November, I would have voted against approving these assessments, and instead insisted on creating a better policy and finding an affordable solution for our newest populace.  There will be more annexations as the years go on.  If we don’t think we’ll be seeing this story play out again, then we’re just blind.  We need better citizen-centric policies and far more communication with those who live within the extraterritorial area in particular.  

Transportation

“Walking and bicycling have emerged and continue to be an important means of exercise as well as modes of transportation in a well-rounded transportation system. Current safe pedestrian and bicycle friendly opportunities are limited to those areas in the City with close access to multi-use bicycle/pedestrian trails and sidewalks. A quality network of pedestrians and bicyclists does exist within the City, however it should be reviewed frequently to find any gaps in service and address safety concerns between vehicles, bicycles and pedestrians” (pp 5-10).

I did my undergraduate work at Luther College in Decorah, IA.  During my time there as a student, the City of Decorah was in the process of acquiring properties and building infrastructure for an 11-mile loop.  Every year there was another mile or so that was completed to explore.  I loved it.  Imagine the joy I felt coming home in 2010 to be here at the dawn of our riverwalk path project.  It’s been my favorite quality of life feature for recreation in Oshkosh ever since, and I’ve lauded the City for implementing bike lanes.  Living on Irving Ave I got to experience one of our inaugural lanes firsthand.  The map of our interconnected bike lanes, share-the-lane markers, and dedicated biking/walking paths continues to grow as the years go on.  I love biking from my house all the way out to Bare Bones Brewery on entirely bike-friendly paths with just two blocks feeling sketchy.  One day, I hope to see road markings or dedicated paved paths leading up Bowen St. and connecting all the way to County Park.  And if you’ve been a dedicated reader three pages deep now, please humor me as I give a shout out to the crew at Winnebago Bicycle.  They are the best!

Economic Development

There are 13 specific goals outlined in this section.  Our picture for this chapter will take the place of a direct quote.

We’ve had weak East/West corridors all my life, in my opinion.  Shortly after the publication of this comprehensive plan in 2018 though something outstanding happened: the redevelopment of the former municipal golf course and the entirety of Oshkosh Ave from the HWY 41 ramps over to Eagle St.  Just look at all that’s been built in the last five years: food, hotels, corporate businesses, a gas station, etc.  There are a myriad of attractions that draw commuters from the highway into the heart of the city.  Now we have to collectively look at the other corridors leading from 41 to Main St.  It may be nothing more than a gut feeling, but 9th Ave. is ripe for business.  I’m filled with hope from Good Yolk successfully filling the long-vacant Fields.  Who’s to say what else might pop up along that corridor.  What does the future have in store for Hrnak’s, for example?  

Utilities & Community Facilities

“With the increased prevalence of dual-income households, the importance of reliable and affordable childcare plays a critical role in maintaining the present economy. Under Wisconsin law, no person may provide care and supervision for 4 or more children under the age of 7 (not related) for less than 24 hours a day, unless that person obtains a license to operate a childcare center from the Wisconsin Department of Children and Families. The Department of Children and Families manages the child care licensing program. The program is accountable for the statewide licensure of Wisconsin's child care facilities. There are three different categories for state license child care: Licensed Day Camps (seasonal programs usually outdoors), Licensed Family Care (up to 8 children usually in a person home) and Licensed Group Centers (9 or more children, located somewhere other than a residence). Certified Child Care is a voluntary form of regulation for those that are not required to be licensed. Provisional and regular certified family child care providers may care for up to 6 children. The purpose of the program is to promote the health, safety and welfare of children in licensed child care. The Department ensures that licensing requirements are met through on-going inspections of child care facilities” (pp 7-12).

It was hard to pick just one item in this chapter.  Seriously, if you’re still reading I hope you give it a look.  At first I was going to weigh in on stormwater management and the increase in stormwater utility of over $200/ERU, but my heart was swayed to discuss childcare.  

I have two young daughters, and I am fortunate to be an at-home parent.  It’s been the biggest delight of my life, and I recognize what privilege it is to be home with them.  Six years ago we were set to have our first daughter attend childcare at the former facilities at old Lincoln Hall at UWO.  When last year’s debacle over the closure of those facilities with just 6-weeks notice to parents happened, I could help but be furious on behalf of my friends with kids who were up a creek.  If you’re out of the loop, let me tell you - the waiting lists for childcare can be unacceptably long.  It’s a nightmare for parents.  Thank goodness the YMCA was able to step up in some capacity in that space.  We just don’t have enough childcare services in Oshkosh.  Our young workforce in their 20s/30s with kids face the decision of continuing their career or taking care of their kids.  This is both a private and public sector issue.  When employers wonder why there is a labor shortage, availability of childcare plays a part in that equation.  Related to this - I’m pleased that the new housing development on the 600 block of Main & Jefferson is going to have a dedicated childcare business downstairs.  That’s smart planning.  

Agricultural, Natural, & Cultural Resources

“Historic Preservation Commissions are part of local governments and are established through local preservation ordinances. A commission’s size, responsibilities, and authority depend on local laws and the needs of the community. The City has established the Oshkosh Landmarks Commission. In 1983, the Landmarks Commission was established by the Oshkosh Common Council. The Commission is charged with fostering protection, enhancement and perpetuation of historic improvements and districts along with safeguarding and fostering civic pride in the City’s historic and cultural heritage” (pp 8-24).

How could I not pick this?  My entire foray into City governance started when I was appointed to the Landmarks Commission.  Here, my passion for our local history - specifically the historic architecture that we still have standing - blossomed into a way to recognize our spaces and serve our community.  Please join me in thanking Shirley Brabender Mattox, our commission chair for the duration of my appointments, for her leadership over many years.  

I wish this fact were more widely understood by developers, the City, and our populace at large: the most environmentally sustainable and financially viable building is one that is never demolished.  When you repurpose an old building (think Smith School, for example), you shift from the majority of your building costs going to raw materials to the majority of your costs going to skilled labor.  I would much rather fund my friends and neighbors to practice their arts and keep the beauty of these old buildings alive for more generations to enjoy than I would pay for inferior materials and modern design with no heart.  And the point is moot now, I know, but the decision to raze historic Merrill school is appalling.  It didn’t need to happen.  There were viable plans to implement adaptive reuse of the facility.  Instead we’re losing a grand Art Deco hall in place of a field.

Intergovernmental Cooperation

“The City is located in Winnebago County. The City works with county departments regarding public health, solid waste/recycling, and Wittman Regional Airport. City residents have access to county departments and services including senior citizen and other social services, recreational resources, property information, birth and death certificates, and others. The City and the county continue to maintain open communications with one another that work to foster good working relationships and mutual respect” (pp 9-3).

Oshkosh is the County Seat for Winnebago County.  We are not the only city in Winnebago County…  Because of this, there’s often confusion about the overlap of responsibilities of the City and the County…who is responsible for what. This extends to the school district for that matter.  How often have I heard concerns from citizens about something that a school property is or is not doing, or frustrations about events out at County Park, only to have to explain and expand on the responsibilities of the City being separate from those groups.  To me, this is partly a communication and education issue.  

At times I think that the City needs to apply more pressure to the County, particularly where money is concerned.  I think the way that they handled their ARPA funds was convoluted.  They ought to release those monies more freely to cities for municipal projects.  For more information on that, look up their “spirit fund” and read how it came to be.  And of course there’s the narrative at present about the lack of a county-wide sales tax that could go a long way in releasing pressure in the City budget.   

Implementation

“Elected officials must make their decisions on criteria regarding how development will affect the entire community, as well as how it will influence a specific site. As a result, elected officials make complex decisions based upon the comprehensive plan, the goals of the applicant, technical advice from staff, citizen input from advisory boards, and their own judgment on the specific development. The comprehensive plan provides much of the factual information an elected official will need for decision making. Elected officials must familiarize themselves with the contents and overall goals of the plan in order to ensure the plan remains viable” (pp 10-1).

I tell you, this candidate is ready to make complex decisions based upon the comprehensive plan and plenty of other data sources.  Thank you so much for taking the time to read this exceptionally long blog.  If you made it to the end, let me know!