HomeMy WebLinkAbout1.20.21 Full Agenda
REDEVELOPMENT AUTHORITY
of the City of Oshkosh
c/o Community Development Department
215 Church Ave., PO Box 1130
Oshkosh, WI 54902-1130
(920) 236-5055
(920) 236-5053 FAX
http://www.ci.oshkosh.wi.us
H. ALLEN DAVIS
Executive Director
LORI PALMERI
Chairman
REDEVELOPMENT AUTHORITY
OF THE CITY OF OSHKOSH
January 20, 2021 4:00 p.m.
Due to the current COVID-19 emergency, this meeting will be conducted virtually only. There will be no
general public comment at this meeting of the Redevelopment Authority. Citizens are encouraged to
consider submitting written comments. Written public comments may be sent via e-mail to
amaier@ci.oshkosh.wi.us or placed in the City Hall dropbox. Written comments will be distributed to the
Redevelopment Authority and made part of the public record of the meeting. This meeting will be
available live on Channel 10 in the City of Oshkosh, live streamed on oshkoshmedia.org, live on WOCT
radio station 101.9 FM, live through Roku, Apple TV, and Amazon Fire Stick. You may also view the
meeting later on oshkoshmedia.org and the Oshkosh Media YouTube channel. If anyone requires other
reasonable accommodation, please contact the Community Development Office at
amaier@ci.oshkosh.wi.us or 920-236-5055.
Meeting Information:
Link: https://tinyurl.com/yy9l2ljr
Password: KYctXqJr233 (59289757 from phones and video systems)
Phone Number: 1-510-338-9438 Access Code: 126 546 4564
A. Roll Call
B. Approve Minutes and Closed Session Minutes from November 18, 2020
C. 21-01 Public Hearing: Approve Submittal of a Revised Community Development Block Grant 2020
Action Plan and Amend Citizen Participation Plan Related to CARES Act Funding
D. 21-02 Approve Revised Land Sale for the Sale of Property Along Pioneer Drive and East 7th Avenue to
Brooklyn Association of Condominium Owners
E. Listing of RDA Properties
F. Executive Director’s Report - Next Meeting March 17, 2021
G. MOTION TO GO INTO CLOSED SESSION: The Redevelopment Authority may convene into Closed
Session to discuss a community garden proposal for 1210 Oregon Street and the purchase of 548 Otter
Avenue pursuant to Section 19.85(1)(e) of the Wisconsin State Statutes where competitive bargaining
reasons require a closed session.
H. Adjournment
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REDEVELOPMENT AUTHORITY MEETING MINUTES
November 18, 2020
PRESENT: Jason Lasky, Lori Palmeri, Steve Hintz, Susan Panek, Thomas Belter, Archie Stam,
Jack Bermingham
STAFF: Allen Davis, Executive Director/Community Development Director; Darlene
Brandt, Grants Coordinator; Brian Wustmann, Economic Development Analyst;
Anna Maier, Administrative Assistant
Chairperson Palmeri called the meeting to order at 4:00pm. Roll call was taken and a quorum
declared present.
The minutes and closed session minutes of September 16, 2020 were approved as distributed.
(Stam, Hintz)
Public Hearing: Spot Blight Designation; 413 Scott Avenue
No one appeared for the public hearing.
20-18 Approve Spot Blight Designation; Approve Acquisition of Property at 413 Scott Avenue
($12,000)
Motion by Hintz to move Res. 20-18
Seconded by Lasky.
There was no discussion on the motion.
The item was called. Motion carried 7-0.
2021 RDA Budget
Mr. Hintz asked for clarification regarding the $250,000 for gateway blight elimination included in
the budget.
Mr. Davis replied that a year or two ago, the City completed a planning study for the corridor that
leads to the central City of Oshkosh. Those gateway corridors are basically South Park Avenue, 9th
Avenue, Oshkosh Avenue, and Jackson Street. A recommendation from the study was to acquire
and demolish blighted properties on these corridors and Council approved some money to do so.
Mr. Hintz asked about the magnitude of the project and how many properties were involved.
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Mr. Davis replied that based on acquisition and demolition price, it is around 3-5 properties per
year. It really depends on the property. If the property is given to the City, a lot more can be done.
In some cases, RDA has to pay money to acquire them.
Ms. Brandt stated that RDA acquired two properties on 9th Avenue last year, one in the 600 block
and one in the 900 block.
Mr. Davis stated that a budget is something new for the RDA because auditors require the RDA to
be the recipient of budget funds. Council has already approved the CIP funding for these projects,
so this is a matter of making sure the CIP funds appear in the RDA budget for all of 2021.
Mr. Stam asked if the blighted properties would receive priority over anything else.
Mr. Davis replied that whatever blighted properties we acquire would have to match what the CIP
funding is for. South Shore has $500,000 budgeted, Gateways has $250,000 budgeted and Scattered
Sites has $500,000 budgeted. Scattered Sites is the most flexible because it can be used anywhere in
the City.
Ms. Panek asked what the RDA has done after acquiring the sites, if the sites were demolished and
resold or demolished and made into park land.
Mr. Davis replied that typically they are demolished and resold. RDA started acquiring residential
properties throughout the City to help with some of the neighborhood revitalization efforts and
that’s where the scattered site program came from, which is partially funded by block grant funds.
Any CBDG funded projects would require a budget amendment that would go to Council along
with the acquisition of the property. The CDBG line item does not have a dollar amount attached
to it, but project such as Scott Avenue are CDBG funded and would not utilize CIP funds.
Ms. Palmeri asked if it would be helpful to see a list of what properties the RDA currently holds.
Mr. Davis replied that staff can include that for the next meeting. Staff create maps every year to
show where the RDA parcels are for marketing purposes.
Mr. Panek asked if there was a reason for the reduction from $1,600,000 to $1,200,000 from 2020 to
2021.
Mr. Davis replied that the $1,600,000 wasn’t budgeted at all. It was the transfer of funds for the 43
East 7th Avenue properties and staff worked closely with the City’s Finance Department to transfer
the funding for those properties. $500,000 is budgeted for South Shore redevelopment sites if
something similar comes up in 2021.
Ms. Panek asked how much CDBG funding could potentially be used in 2021.
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Ms. Brandt replied that she hasn’t touched any funding for the 2020 CDBG program. $150,000 was
budgeted for 2020 due to other projects. She hasn’t started a budget for 2021, but she is guessing it
will be somewhere around $150,000.
Ms. Panek asked if 2020 funds can be carried over.
Ms. Brandt replied affirmatively. The funds continue carrying until they are spent.
Community Gardens Update
Mr. Davis stated that staff has had contact with two or three different interested individuals or
organizations. The RFP was updated to better explain the timing for applications. Applications
were added for November, January, and March because staff thought those were timed so that a
garden could be ready in 2021. Unfortunately applicants will need to complete a Conditional Use
Permit (CUP) process with Plan Commission and Council, which is a relatively lengthy process.
The RDA will need to be cognizant of existing proposals until a lease is signed or the property is
sold to an interested party. Staff also added the specific dimensions of the lots. The first round of
applications are due on Friday.
Ms. Palmeri stated there were some questions about what it meant to be a qualified applicant and
she is unsure if that has been addressed.
Mr. Davis replied that it has not been addressed because it is something that the RDA would have
to determine.
Mr. Lasky stated that the determination of qualification is the process of the application, of
submitting the proposal followed by the review. Questions can be asked and concerns alleviated
through the email Q&A.
Ms. Palmeri replied that the question really is how an applicant would know that they’re not
qualified. There were also some equity concerns about some of the language surrounding qualified
applicants, but maybe the RDA could have that discussion about what would disqualify someone.
Mr. Lasky replied that the question RDA has to ask is if what the applicant proposes is sustainable
and how they propose to sustain and maintain it.
Ms. Palmeri stated that some feedback she received from other potential applicants was that they
were somewhat concerned about the sales price in the RFP because not all of these organizations
would necessarily have the resources to purchase. She asked Mr. Davis if the addendum clarifies
the action of proposing a lease.
Mr. Davis replied that the intent was to always have a lease or purchase option. Past practice for
the RDA was to lease the properties for $1 per year, which is unchanged.
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Ms. Palmeri stated that she would also like to share some feedback from some of the neighborhood
organizations who had initially expressed some interest. Given the events of this year and some
turnover in those organizations, their concern is the longevity and sustainability of these gardens.
Another potential applicant who is working on behalf of another group with UW-Extension is
interested in applying for a couple of the lots. In the past RDA discussed some projects having a
third party structure. Perhaps RDA will receive an application from an organization that would
apply for all of the lots and then coordinate the lots in terms of vetting for the actual users. She
asked Mr. Davis if a couple of applications had been received by his office.
Mr. Davis replied that staff has had inquiries from two or three individuals, including the
individual working with UW-Extension. It was a relief to some of them to know that they could
still apply in January because they were only given one month for the first deadline.
Ms. Palmeri stated that there were some questions related to whether the gardens were restricted
to vegetable-type produce gardens or if someone could grow fruit or nut trees given the condition
of some of the lots.
Ms. Brandt replied that she has not had any questions in that regard, but she doesn’t think it
would be permitted because the gardens will need to be above ground. No digging is allowed in
the ground unless the lots are purchased outright.
Ms. Palmeri replied that she does not have lead soil expertise enough to know whether or not fruit
or nut trees have lead uptake so she suggested that they contact the Economic Development office.
Ms. Panek asked if there is potential for another entity to take over the application and location
process from the RDA.
Mr. Davis replied that if an application is approved from an organization that says they will
coordinate with neighbors or neighborhood associations, the RDA could consider that and the
organization could then administer the program instead of the RDA.
Ms. Panek asked if an organization like HNI or ADVOCAP, stating that ADVOCAP used to do it
years ago, but she doesn’t know if they care to do that anymore.
Ms. Palmeri replied that this was brought up to her as well. It would be promising in terms of
giving some administrative relief to the coordination and vetting process.
Ms. Panek asked if staff was reaching out to them or waiting to see if they reach out to us.
Mr. Davis replied that staff sent this out to all of the organizations RDA discussed. UW-Extension
seems to be asking the most questions. GO-HNI is also familiar with the project, but he couldn’t
say if anybody is going to propose one or five at this time.
Ms. Panek asked what is happening to Growing Oshkosh.
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Ms. Palemeri replied the location net to the Hooper building was deconstructed. When she was
there in late summer, Mr. Shoepke from River East had mentioned there was going to be more of a
focus on schools, but that is all the information she was given.
Ms. Panek replied that if they were still operating, they might be a potential administrator for lack
of a better word.
Mr. Davis replied that the RFP was also sent to Grow Oshkosh.
Ms. Palmeri stated that the food co-op might also have an interest.
Mr. Davis replied that the RFP was also sent to the food co-op.
Executive Director’s Report
Mr. Davis provided updates to the RDA.
Mr. Belter made a motion for the Redevelopment Authority to convene into Closed Session pursuant to
Section 19.85(1)(G) of the Wisconsin State Statutes to discuss the purchase of 916 Mason Street in the City
of Oshkosh.
Seconded by Mr. Hintz.
Motion carried 7-0.
There was no further discussion. The meeting adjourned at approximately 4:42pm. (Panek, Belter).
Respectfully Submitted,
Allen Davis
Executive Director
CITY OF OSHKOSH
REDEVELOPMENT AUTHORITY
November 18, 2020
CLOSED SESSION MINUTES
CALL TO ORDER (Chairperson Palmeri)
ROLL CALL
_X_Thomas Belter
_X_ Jack Bermingham
_X_ Lori Palmeri
_X_ Steve Hintz
_X_ Jason Lasky
_X_ Sue Panek
_X_ Archie Stam
ALSO PRESENT: Allen Davis, Executive Director / Community Development Director; Darlene
Brandt, Grants Coordinator
Discussion held regarding the purchase of 916 Mason Street.
A motion was made and seconded to adjourn.
The closed session meeting adjourned at approximately 4:42pm.
Respectfully Submitted,
Allen Davis
Executive Director/Community Development Director
TO: City of Oshkosh Redevelopment Authority
FROM: Darlene Brandt, Grants Coordinator
DATE: January 14, 2021
SUBJECT: RES. 21-01 APPROVE SUBMITTAL OF A REVISED COMMUNITY
DEVELOPMENT BLOCK GRANT 2020 ACTION PLAN AND AMEND
CITIZEN PARTICIPATION PLAN RELATED TO CARES ACT FUNDING
BACKGROUND
Staff requests approval of an amendment to the approved 2020 CDBG Annual Action Plan to
increase the 2020 Community Development Block Grant (CDBG) allocation of $840,914 to
include $494,757 in Round 1 CDBG-CV funding from the US Department of Housing and Urban
Development (HUD) under the Coronavirus Aid, Relief and Economic Security Act (CARES
Act) in response to the COVID-19 health crisis.
Staff is also requesting approval of amendments to the previously approved CDBG Citizen
Participation Plan to add language referencing the COVID-19 funding, reference HUD waivers
to provide for a 5 day review/comment period and to allow virtual hearings in the event federal,
state or local authorities recommend social distancing.
The Redevelopment Authority and Common Council approved of the Action Plan and Citizen
Participation Plan in March 2020. Both Plans were submitted to HUD and subsequently
approved.
ANALYSIS
2020 ACTION PLAN AMENDMENT
Oshkosh has received three rounds of funding under the CARES Act to prevent or prepare for
the COVID-19 health crisis.
Round 1 funds - $494,757 from HUD
Round 2 funds - $210,269.89 from State of Wisconsin, Department of Administration
Round 3 funds - $292,664 from HUD
Staff solicited proposals from public service organizations to identify the needs in the
community to address the pandemic health crisis. Twenty-one applications were received. Staff
felt the best approach would be to have the Grant Review Committee recommend funding only
utilizing Round 1 funds until the first or second quarter of 2021 in the event of a public health
crisis / pandemic outbreak to ensure the City would have funds available to immediately
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address the situation. The Grant Review Committee includes members of the Oshkosh Area
Community Foundation, United Way and community members.
Based on this approach, the Review Committee is recommending the following organizations be
funded with Round 1 CDBG-CV funds:
Organization Program/Activity Recommendation
Oshkosh Area Community
Pantry
Replace broken cooler/freezer used to
provide clients with perishable foods
$10,000
Day by Day Warming Shelter Warming Shelter operations; homeless
motel vouchers
$100,000
Miravida Living Inc Nursing home aides to assist isolated
residents
$40,859
GO-EDC Foundation Inc Catch A Ride work program $25,000
Oshkosh Kids Foundation Homeless family motel vouchers;
security deposits
$50,000
Water City Care Mission Inc St Anne's Clinic operations serving
homeless
$70,000
Day by Day Warming Shelter COVID Emergency Shelter $42,632
Advocap Inc Monroe Street affordable housing units
for those impacted by COVID
$26,288
Advocap Inc Rental Assistance $100,000
Advocap Inc Homeowner mortgage assistance $29,978
Total Round 1 funding $494,757
CDBG CITIZEN PARTICIPTION PLAN
Staff is requesting approval of amendments to the Citizen Participation Plan to add language in
reference to the COVID-19 funding response with a HUD waiver to provide a 5 day review/
comment period versus the current 15 or 30 day comment period, and allow for virtual hearings
in the event federal, state or local authorities recommend social distancing. These amendments
are being recommended by HUD to expedite citizen input and approval of amendments relating
to a public health crisis or emergency.
Next Step
The City is accepting public comments on both Plan amendments until January 26, 2021. A
summary of all comments received by the City will be included with each respective Plan as an
exhibit. Comments can be mailed to Darlene Brandt, Oshkosh City Hall, 215 Church Avenue,
Room 201, Oshkosh, WI 54901 or email dbrandt@ci.oshkosh.wi.us. Questions can be directed to
Ms. Brandt at 920.236.5029.
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Prior to Council consideration, these plans are reviewed by the Plan Commission for consistency
with the City’s Comprehensive Plan, as amended, official maps, and other planned activities of
the City, and the Redevelopment Authority.
In this regard, staff has reviewed the proposed projects and activities to be carried out with
Round 1 CDBG-CV funds, and none have been identified as being contrary to the
Comprehensive Plan, official maps, or other planned activities of the City and applicable Federal
regulations.
RECOMMENDATIONS/CONDITIONS
Staff recommends approval of the amended 2020 Annual Action Plan to allocate $494,757 in
Round 1 CDBG-CV funds from HUD, as noted above, and approval of amendments to the
CDBG Citizen Participation Plan as noted in Exhibit B attached to the Resolution 21-01.
REDEVELOPIMENT AUTHORITY OF THE CITY OF OSHKOSH
JANUARY 20, 2021 21-01 RESOLUTION
(CARRIED______LOST_____LAID OVER_____WITHDRAWN_____)
PURPOSE: APPROVE SUBMITTAL OF A REVISED COMMUNITY
DEVELOPMENT BLOCK GRANT 2020 ACTION PLAN AND
AMEND CITIZEN PARTICIPATION PLAN RELATED TO CARES
ACT FUNDING
WHEREAS, on March 27, 2020 the Coronavirus Aid, Relief, and Economic Security
Act (CARES Act), Public Law 116-136, was signed into law to respond to growing effects
of a public health crisis; and
WHEREAS, the CARES Act made funds available as Community Development
Block Grant Coronavirus (CDBG-CV) funds to entitlement communities; and
WHEREAS, the City of Oshkosh was awarded $494,757 in Round 1 CDBG-CV
funds and the Act requires that the City amend its approved CDBG 2020 Action Plan to
include these funds; and
WHEREAS, the CARES Act provides for waivers and alternative requirements of
statutes and regulations under the Community Planning and Development, Community
Development Block Grant program; and
WHERAS, proposals were requested from public service organizations to identify
the needs in the community to prevent, prepare for and respond to the coronavirus
(COVID-19); and
WHEREAS, the City is recommending funding to organizations identified on the
attached Exhibit A in the amount of $494,757, and that the CDBG 2020 Action Plan be
amended to include these programs and activities to prevent, prepare for and respond to
COVID-19; and
JANUARY 20, 2021 21-01 RESOLUTION
(CONT’D)
WHEREAS, in order to accept the CARES Act funds, the City must amend the
previously approved CDBG Citizen Participation Plan to add language to reference the
COVID-19 and CARES Act laws and regulations, allow modifications to program
requirements under waivers approved by Department of Housing and Urban
Development (HUD), and allow for virtual hearings versus in person meetings.
NOW, THEREFORE, BE IT RESOLVED by the Redevelopment Authority of the
City of Oshkosh, that the CDBG 2020 Action Plan is hereby amended to include
programs and activities to be funded with Round 1 CDBG-CV funds, per the attached
Exhibit A, and the Redevelopment Authority requests the Oshkosh Common Council
support and approve of this amendment.
BE IT FURTHER RESOLVED that the CDBG Citizen Participation Plan
amendments, per the attached Exhibit B, are hereby approved and the Redevelopment
Authority requests the Oshkosh Common Council support and approve of these
amendments.
EXHIBIT A
ROUND 1 CDBG-CV FUNDING RECOMMENDATIONS
Organization Program/Activity Recommendation
Oshkosh Area Community
Pantry
Replace broken cooler/freezer used to
provide clients with perishable foods
$10,000
Day by Day Warming Shelter Warming Shelter operations; homeless
motel vouchers
$100,000
Miravida Living Inc Nursing home aides to assist isolated
residents
$40,859
GO-EDC Foundation Inc Catch A Ride work program $25,000
Oshkosh Kids Foundation Homeless family motel vouchers;
security deposits
$50,000
Water City Care Mission Inc St Anne's Clinic operations serving
homeless
$70,000
Day by Day Warming Shelter COVID Emergency Shelter $42,632
Advocap Inc Monroe Street affordable housing units
for those impacted by COVID
$26,288
Advocap Inc Rental Assistance $100,000
Advocap Inc Homeowner mortgage assistance $29,978
Total Round 1 funding $494,757
Citizen Participation Plan for HUD Funded Activities Page 1
February 2020
Amended Jan 2021
CITY OF OSHKOSH
2020 CITIZEN PARTICIPATION PLAN
The City of Oshkosh receives an annual entitlement of Community Development Block Grant (CDBG)
funds from the US Department of Housing and Urban Development (HUD) for housing and
community development activities to assist low to moderate income persons. In accordance with HUD
regulation 24 CFR 91.105, the City is required to adopt a Citizen Participation Plan that sets forth the
City’s policies and procedures for citizen participation in the creation of a 5-Year Consolidated Plan
(Consolidated Plan) that addresses affordable housing and community development needs, submit an
Annual Action Plan (Annual Plan) to outline spending and activities for the corresponding program
years, a Consolidated Annual Performance and Evaluation Report (CAPER) to evaluate the City’s
accomplishments and use of CDBG funds and an Analysis of Impediments / Assessment of Fair
Housing Plan. The Citizen Participation Plan will be revised periodically as required to fulfill related
Federal, State and/or local funding requirements.
Objectives
The Citizen Participation Plan provides for and encourages citizens to participate in the development
of the Consolidated Plan, any substantial amendments to the Consolidated Plan, Annual Action Plans,
the performance report (CAPER) and the Fair Housing Plan. This Plan is designed to solicit views and
recommendations from the community, organizations and other interested parties, encourage
participation by low and moderate income persons, and to incorporate their views and
recommendations in the decision making process. Actions will be taken to encourage participation of
all citizens, including minorities and non-English speaking persons, as well as persons with disabilities.
The City of Oshkosh encourages collaboration with the Oshkosh/Winnebago County Housing
Authority and the residents of public and assisted housing developments during the process of
developing and implementing the Consolidated Plan, along with other low-income residents of
targeted revitalization areas in which the developments are located. The City strives to provide
information to the Oshkosh/Winnebago County Housing Authority about consolidated plan activities
related to its developments and surrounding communities.
Development of Consolidated Plan, Annual Action Plans and Analysis of Impediments / Assessment
of Fair Housing Plan
Before the City adopts a consolidated plan, the City will make available to citizens, public agencies,
and other interested parties information that includes the amount of assistance the City expects to
receive (including grant funds and program income) and the range of activities that will be undertaken,
including the estimated amount that will benefit persons of low and moderate income. The city will
make a concerted effort to notify residents, social service providers, non-profit organizations,
community and faith based organizations, and other interested parties of the development of the
Consolidated and Annual Plans, and Fair Housing Plan through electronic mail, online postings and
notices in the local newspaper.
During project development, it is the City's goal to minimize displacement of persons and to assist any
person displaced. During redevelopment or rehabilitation projects, the City will work with citizens and
property owners to present assistance available during the displacement period. Depending on the
Citizen Participation Plan for HUD Funded Activities Page 2
February 2020
Amended Jan 2021
nature and scope of the project, this information will be made available in written and/or oral formats.
City staff will be available to meet with those being displaced to continue any necessary discussion.
The City of Oshkosh will publish a summary of the proposed Plans and Fair Housing Plan which
describes the contents and purpose of the Plan(s) and/or Fair housing Plan and include a list of
locations where they may be examined. The Plan(s) and/or Fair Housing Plan will be available for
review at the Community Development Department (215 Church Avenue, Room 201), and online at
www.ci.oshkosh.wi.us on the Economic Development web page. In addition, the City will provide a
reasonable number of free copies of the plan to citizens and groups that request it. The notice will
include information on the public hearing including location, date, and time.
The notice published in the local newspaper will initiate citizen review comment periods.
- Consolidated Plan or Amendments and Analysis of Impediments/Assessment of
Fair Housing: a 30-day period to receive comments from citizens and interested
Parties, unless otherwise specified under the pertinent Federal regulation or applicable
waivers to prevent the spread of infectious disease and mitigate economic impacts caused by infectious
disease or disaster.
- Annual Action Plan and Performance Report: a 15 day period to receive comments
from citizens and interested parties, unless otherwise allowed under a waiver by HUD.
During the preparation of the Plans, the City of Oshkosh will consider any comments or views
received at public hearings or by other means. A summary of these comments or views, and a
summary of any comments or views not accepted and the reasons therefore, will be attached as an
appendix to the Plans.
Amendments to the Consolidated Plan, Annual Action Plans and Analysis of Impediments/
Assessment of Fair Housing. The City of Oshkosh will amend the consolidated plan if, during the
program year, it is decided not to carry out an activity described in the annual action plan, propose a
new project, or to substantially change the purpose, scope, location, or beneficiaries of an activity. For
purposes of this Plan, the criteria for substantial is defined to be an action which changes a project
category by an amount equal to or in excess of twenty percent (20%) of the current entitlement grant,
or if the location of a project is changed in a manner that would deprive persons originally included of
specific benefits. A public hearing to amend the Plans would be held before the Common Council.
Citizen comment period shall be as noted above.
During the preparation of substantial amendments to the consolidated plan, the City will consider any
comments or views received at public hearings or by other means. A summary of these comments or
views, and a summary of any comments or views not accepted and the reasons therefore, will be
attached as an appendix to the Plans.
For CDBG-CV funding under PY 2019 and PY 2020 and the Coronavirus Aid, Relief, and Economic
Security Act or CARES Act, and/or any additional funding granted in response to COVID-19 health
crisis, the City may provide a 5 day notice/comment period of a substantial amendment as allowed
under a HUD waiver. This includes any new activities proposed. A public hearing is not required but
documentation relative to substantial amendment activity planning applies.
Citizen Participation Plan for HUD Funded Activities Page 3
February 2020
Amended Jan 2021
Consolidated Annual Performance and Evaluation Report (CAPER). The CAPER is due to HUD
within 90 days of the end of the program year. The City of Oshkosh’s program year ends April 30;
therefore, the performance report is due to HUD by the end of July. Thus, this review period will
typically be conducted during July.
Citizen Participation Plan for HUD Funded Activities Page 4
February 2020
Amended Jan 2021
A comment period of not less than 15 days will be published in the local newspaper, unless otherwise
allowed under a waiver by HUD. Copies of the report will be available for review at the Community
Development Department and online at www.ci.oshkosh.wi.us on the Economic Development web
page. Comments or views of citizens will be accepted in both written and oral formats. A summary of
these comments or views will be attached to the CAPER and submitted to HUD.
Public Hearings. The City will hold a minimum of two public hearings each year to obtain citizens
views regarding housing and community development needs, proposed allocation of CDBG funds,
strategies and actions taken to affirmatively further fair housing and review program performance,
unless otherwise allowed under a waiver by HUD. Notice will be provided a minimum of 10 days in
advance of the public hearing and published in the local newspaper, unless otherwise allowed under a
waiver by HUD.
The hearings will address housing and community development needs, development of proposed
activities, and review of program performance. Public hearings and meeting locations shall be
accessible to those with disabilities. Reasonable accommodations will be provided for those with
disabilities or in need of interpreters upon advance request by contacting the Community Development
Department.
Per direction from HUD, provided to CDBG grant recipients on March 16, 2020 during their ‘National
Briefing on Community Development Block grant support for infectious disease response’ – the City
of Oshkosh will consider undertaking ‘virtual’ public hearings (alone or in concert with an in-person
hearing) allowing questions in real time, with answers coming directly from the elected representatives
to all ‘attendees’ during times of emergencies, such as the coronavirus or COVID-19 pandemic. The
City of Oshkosh will select a virtual hearing method or platform that will provide for accessibility for
persons with disabilities to participate. The City of Oshkosh will document these efforts and provide
descriptions to HUD in the subject documents. The Citizen Participation Plan was amended to include
these new outreach procedures, recommended by HUD.
Access to Information and Records. Any citizen, organization or interested party may submit written
requests for information regarding the Consolidated Plan, Annual Action Plan, Fair Housing Plan and
CAPER, including the City's use of funds under the CDBG program and the benefit to low and
moderate income persons. These Plans will be available for public review at the Community
Development Office (215 Church Avenue, Room 201), and on the City's website,
www.ci.oshkosh.wi.us on the Economic Development web page. The City will, upon request, make
available these documents in a form accessible to persons with disabilities.
Technical Assistance. Upon request and where applicable, technical assistance will be provided to
groups representative of persons of low and moderate income that request such assistance in
developing proposals for funding assistance under any of the programs covered by the consolidated
plan. The assistance need not include the provision of funds to the groups.
Comment and Complaint Process. The City will consider any comments from citizens received in
writing or orally at public hearings in preparing this Citizen Participation Plan, the Consolidated Plan,
Annual Action Plans, CAPERs, Fair Housing Plan and/or substantial amendments to these Plans. A
summary of all comments will be attached and submitted to HUD.
Citizen Participation Plan for HUD Funded Activities Page 5
February 2020
Amended Jan 2021
The City will respond to written complaints received relating to the Consolidated Plan, Annual Action
Plans, Fair Housing Plan, CAPERs and/or substantial amendments. Written complaints must describe
the objection and provide contact information of the complainant. The City will respond to complaints
within 15 working days of receiving the written complaint, acknowledging the letter and identifying a
plan of action, if necessary.
Approved by the Oshkosh Common Council: March 24, 2020
TO: City of Oshkosh Redevelopment Authority
FROM: Allen Davis, Community Development Director
DATE: January 14, 2021
SUBJECT: RES. 21-02 REVISED LAND SALE PRICE FOR THE SALE
OF PROPERTY ALONG PIONEER DRIVE AND EAST 7TH AVENUE TO
BROOKLYN ASSOCIATION OF CONDOMINIUM OWNERS
Background
The RDA acquired the Decade property in 2019. As demolition of the adjacent property at 43 E.
7th Avenue was underway, a representative from Brooklyn Association of Condominium Owners
approached City staff about acquiring some of the parking lot area to address their parking
needs. In July 2020, the RDA approved of the sale of a portion of the Decade and 43 E. 7th Avenue
properties to Brooklyn for $3 per square foot, not to exceed $40,500.
As part of the demolition of the building at 43 E 7th Avenue and removal of existing
parking lots in preparation of future redevelopment, an unknown underground storage
tank was discovered. As part of the associated WEDC grant received by the City, the
City was required to perform groundwater and soil sampling. Monitoring wells were
installed at two locations on the parcel Brooklyn is looking to acquire (see attached
map). Approximately 6 – 6.5 ft. of fill material was observed. The fill soils generally
consisted of urban fill, indicated by sawdust material (black cinders, wood pulp, and
wood chips). A soil and water sample was collected from both borings/wells for the
analysis of volatile organic compounds (VOCs), Resource Conversation and Recovery
Act (RCRA) heavy metals (i.e. arsenic, barium, mercury, etc.), and polycyclic aromatic
hydrocarbons (PAHs). The only item of concern that staff saw and the consultant
pointed out, was arsenic in the soil.
The City’s environmental consultant has performed two rounds of sampling to date with
the same results. The DNR may require 4 rounds of sampling over a one year period that
the RDA/City would be responsible for. If the land sale moves forward, the RDA and
Brooklyn would need to enter into an agreement (at the time of sale) that the RDA/City
can access the two wells on the site, maintain them, and remove them upon approval of
the DNR.
Analysis
Brooklyn Association of Condominium Owners was notified of the environmental findings in
October. Brooklyn representatives and staff discussed the situation and Brooklyn was advised to
contact the Wisconsin DNR to further discuss concerns and/or cleanup options. It should be
noted the test results are similar to what has been encountered all along the River. Brooklyn also
met with City Planning staff regarding zoning and storm water requirements for the proposed
parking lot expansion. Based on the information Brooklyn obtained as part of their due diligence
regarding costs for cleanup and development requirements, they reached out to City staff to
request a price reduction in the land acquisition to a maximum of $30,000.
The proposed disposition of about 13,600 square feet of land does not have a significant impact
on the balance of the property for redevelopment purposes. The proposed acquisition is in the
northwest corner of the RDA land and is configured to minimize the impact on the balance of
RDA owned land.
In staff’s review of the revised sale price, the proposed $30,000 offer places the price per square
foot in the $2.22 area. Based on previous discussions with the City Assessor regarding land
prices in this area, properties not fronting along S. Main Street would generally range in the $2 -
$3 per square foot.
Fiscal Impact
Brooklyn has requested a revised sale price of $30,000. The original sale price was not to exceed
$40,500. Based on staff’s knowledge of cleanup of low level contaminants and the urban fill in
this area and all along the Fox River corridor, the costs associated with proposed cleanup, soil
removals, and construction of the proposed new parking lot, Brooklyn will more than exceed the
difference in acquisition costs. The reduced sale price would also assist Brooklyn in constructing
a parking lot that will fit in with future redevelopment projects in this area, and add value to
Brooklyn’s property and the TIF.
Recommendation
The RDA approves and accepts from Brooklyn Association of Condominium Owners, a revised
acquisition price of $30,000 for a portion of property along Pioneer Drive and East 7TH Avenue.
REDEVELOPMENT AUTHORITY OF THE CITY OF OSHKOSH, WISCONSIN
JANUARY 20, 2021 21-2 RESOLUTION
(CARRIED_______LOST_______LAID OVER_______WITHDRAWN_______)
PURPOSE: APPROVE REVISED LAND SALE PRICE FOR THE SALE
OF PROPERTY ALONG PIONEER DRIVE AND EAST 7TH AVENUE
TO BROOKLYN ASSOCIATION OF CONDOMINIUM OWNERS
WHEREAS, on July 15, 2020 the Redevelopment Authority approved of the sale of
property along Pioneer Drive and East 7th Avenue to Brooklyn Association of
Condominium Owners for $3.00 a square foot, with an estimated sale price of $40,500;
and
WHEREAS, subsequent to that action, it was brought to the City’s attention during
the environmental testing being undertaken on the parcel in question, that there are low
levels of contamination on the parcel; and
WHEREAS, the City notified the purchaser of this information; and after a
thorough review of the situation, the purchaser is requesting to purchase the property in
an amount not to exceed $30,000.
NOW, THEREFORE, BE IT RESOLVED that the Redevelopment Authority of the
City of Oshkosh hereby approves of the revised land sale price from Brooklyn
Association of Condominium Owners in an amount not to exceed $30,000 for the
property along Pioneer Drive and East 7th Avenue and the proper officials are hereby
authorized and directed to execute any and all documents necessary for purposes of
same.
LAND DISPOSITION TO BROOKLYN ASSOCIATION OF CONDOMINIUM OWNERS
DRAFT CERTIFIED SURVEY MAP
EXISTING MONITORING WELL LOCATIONS
Brooklyn’s DRAFT future parking lot reconstruction
REDEVELOPMENT AUTHORITY OWNED PROPERTIES AS OF DECEMBER 2020Parcel
Identification
Number *First Owner Name Site Address * ZONING
Tax Increment
District #
Calculated Square
Footage
Calculated
Acreage
LAST SALE
DATE *
91517140000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 JEFFERSON ST SR-9 <Null> 6847.045654 0.157187 <Null>
91600300000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 OSHKOSH AVE UMU 35 7033.34 0.161463 <Null>
91600300100 REDEVELOPMENT AUTH CITY OF OSHKOSH 1415 RAINBOW DR UMU 35 2017.71 0.04632 <Null>
91600310000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 OSHKOSH AVE UMU 35 11683.67 0.26822 <Null>
91600320000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 OSHKOSH AVE UMU 35 3965.69 0.09104 12/29/1982
91600340000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 OSHKOSH AVE UMU 35 7931.35 0.182079 8/13/2002
91600350000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 OSHKOSH AVE UMU 35 7931.35 0.182079 8/13/2002
91609410000 REDEVELOPMENT AUTH CITY OF OSHKOSH 1524 RUSH AVE SR-5 <Null> 11083.2287 0.254436 8/25/1994
91004030100 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 E LINCOLN AVE TR-10-PD <Null> 3977.811523 0.091318 3/30/1994
90907840101 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 MICHIGAN ST RMU-PD-RFO 29 79995.7565 1.83645 <Null>
90902760000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 W 7TH AVE TR-10 <Null> 4425.477997 0.101595 2/10/1986
90703510000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 FRANKLIN ST TR-10-PD <Null> 6161.398071 0.141446 10/3/2007
90703830000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 W PARKWAY AVE TR-10-PD <Null> 2381.450439 0.054671 5/28/1996
91206560000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 SPRUCE ST SR-9 <Null> 6165.524933 0.141541 10/9/2004
91207810000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 LIBERTY ST SR-9 <Null> 6532.058624 0.149955 <Null>
91005380000 REDEVELOPMENT AUTH CITY OF OSHKOSH 821 DIVISION ST TR-10-PD <Null> 6162.983643 0.141483 <Null>
91007580000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 N MAIN ST UMU <Null> 4459.034882 0.102365 <Null>
90200430000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 OTTER AVE TR-10 <Null> 5814.351532 0.133479 <Null>
90102840000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 HIGH AVE UMU-UTO 13 6955.155503 0.159668 12/30/1999
90102850000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 HIGH AVE UMU-UTO 13 5883.562744 0.135068 3/27/1998
90102860000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 JACKSON ST UMU-PD-UTO 13 12260.78226 0.281469 10/1/2000
90102260200 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 MARION RD RMU-PD-RFO <Null> 23025.16818 0.528585 <Null>
90102270000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 MARION RD RMU-PD-RFO 21 2383.528809 0.054718 <Null>
90300130100 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 W 6TH AVE UMU 20 17947.24866 0.412012 <Null>
90300010200 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 OREGON ST RMU-PD-RFO 29 13031.79889 0.299169 <Null>
90300650000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 W 7TH AVE UMU 20 4568.638672 0.104882 <Null>
90300780100 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 W 8TH AVE UMU-PD 20 59433.41977 1.364404 <Null>
90301040000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 W 8TH AVE TR-10 20 4341.860596 0.099675 <Null>
90301050000 REDEVELOPMENT AUTH CITY OF OSHKOSH 117 W 8TH AVE TR-10 20 4528.98291 0.103971 1/6/1997
90301060000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 W 8TH AVE TR-10 20 4352.195007 0.099913 10/31/1994
90301070000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 W 8TH AVE TR-10 20 4382.053589 0.100598 <Null>
90301100000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 W 9TH AVE TR-10 20 4458.306427 0.102349 <Null>
90301110000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 W 9TH AVE TR-10 20 4369.134552 0.100302 12/9/1994
90301120000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 W 9TH AVE TR-10 20 4467.139496 0.102551 <Null>
90301330000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 PIONEER DR RMU 20 85580.30341 1.964653 <Null>
90301150000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 W 9TH AVE TR-10 20 4139.742035 0.095035 <Null>
90301010000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 W 8TH AVE CMU 20 4433.677002 0.101783 1/12/2005
90301330200 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 E 9TH AVE RMU-RFO 20 113886.1978 2.614467 1/9/1998
90301380000 REDEVELOPMENT AUTH CITY OF OSHKOSH 706 S MAIN ST RMU-RFO 20 27750.76566 0.63707 <Null>
90301390000 REDEVELOPMENT AUTH CITY OF OSHKOSH 43 E 7TH AVE RMU-RFO 20 70439.72302 1.617074 8/19/2014
90301420000 REDEVELOPMENT AUTH CITY OF OSHKOSH 710 S MAIN ST RMU-RFO 20 6323.653351 0.145171 <Null>
90301490000 REDEVELOPMENT AUTH CITY OF OSHKOSH 716 S MAIN ST RMU-RFO 20 2004.405518 0.046015 <Null>
90301550100 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 E 8TH AVE RMU 20 113055.1441 2.595389 <Null>
90302600000 REDEVELOPMENT AUTH CITY OF OSHKOSH 1004 S MAIN ST HI <Null> 14563.74435 0.334338 3/29/2001
90303280000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 OREGON ST CMU <Null> 4960.7388 0.113883 <Null>
90303240100 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 S MAIN ST CMU-PD 31 78354.74747 1.798777 <Null>
90303240200 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 S MAIN ST CMU-PD 31 259229.1079 5.951081 <Null>
90402680000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 JEFFERSON ST TR-10-PD <Null> 7944.20166 0.182374 <Null>
90402580000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 MOUNT VERNON ST TR-10-PD <Null> 3882.146606 0.089122 11/20/1985
90401520000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 MERRITT AVE TR-10-PD <Null> 5333.902222 0.12245 4/1/2002
90402280000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 JEFFERSON ST TR-10-PD <Null> 15791.81165 0.36253 <Null>
90402250000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 JEFFERSON ST TR-10-PD <Null> 7895.897217 0.181265 7/23/1987
90402310000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 JEFFERSON ST TR-10-PD <Null> 3947.965942 0.090633 <Null>
90402320000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 JEFFERSON ST TR-10-PD <Null> 3947.970123 0.090633 3/23/1998
90402330000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 JEFFERSON ST TR-10-PD <Null> 3550.748138 0.081514 <Null>
90402340000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 JEFFERSON ST TR-10-PD <Null> 4345.249176 0.099753 <Null>
90402360000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 JEFFERSON ST TR-10-PD <Null> 3947.85202 0.09063 7/31/1998
90402370000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 JEFFERSON ST TR-10-PD <Null> 3947.949585 0.090632 7/31/1998
90306110000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 PIONEER DR RMU-RFO <Null> 2223.772278 0.051051 <Null>
90501650000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 WISCONSIN ST TR-10PDUTO <Null> 4748.523773 0.109011 12/24/1990
90507280000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 HIGH AVE TR-10 <Null> 7239.693329 0.1662 9/25/1990
91302510000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 W 9TH AVE SR-9 <Null> 7429.70874 0.170563 10/30/2001
91309980000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 WINDSOR ST SR-5 <Null> 7130.451447 0.163693 <Null>
91303360000 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 W 9TH AVE SR-9 <Null> 8351.104523 0.191715 9/24/1993
91501010100 REDEVELOPMENT AUTH CITY OF OSHKOSH 0 W CUSTER AVE SR-9 <Null> 6576.165344 0.150968 6/12/1998
90402300000 REDEVELOPMENT AUTH OF CITY OF OSHKOSH 668 N MAIN ST UMU <Null> 3606.545166 0.082795 10/24/2007
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H:\jeffn\Arc Map Projects\Redevelopment Authority\RDA-Owned Properties Letter.mxd User: jeffn
Prepared by: City of Oshkosh, WI
Printing Date: 1/13/2021
1 in = 6,473 ft1 in = 1.23 mi¯C i t y o f O sh ko shCity of O s h k o s hRedevelopment A u t h o rit y O w n e d P ro p e r ti esRedevelopment A ut ho r i t y O wn ed P r o pe rt ie s
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
TO: City of Oshkosh Redevelopment Authority
FROM: Allen Davis, Community Development Director
DATE: January 13, 2021
SUBJECT: Executive Director’s Report for January 20, 2021
EXECUTIVE DIRECTOR’S REPORT
Arena Update
The property was conveyed to Fox Valley Pro Basketball by the end 2020 in time for the
January 1, 2021 assessment.
Healthy Neighborhood Initiative:
The “Rock the Block” (RTB) for 2021 has been selected and it is the River East
Neighborhood. Habitat for Humanity, Greater Oshkosh Healthy Neighborhoods and
the City will be working together to support another neighborhood in redevelopment
and revitalization efforts. Neighborhood outreach have started and projects should
occur in June, 2021.
South Shore Redevelopment Area:
43 E 7th Ave/Rec Lanes/706 S. Main Street – Demolition is complete.
Environmental testing and minimal remediation has been done and WisDNR is
requiring additional testing due to contamination uncovered during the
demolition phase. Additional testing confirmed the presence of some low levels
of contamination. Testing will likely be required again in 2021. The RFP is ready
to be distributed with the limited environmental information available.
Proposers may want to do additional testing or the environmental conditions
may limit the interest in the RFP. Staff will be using a rolling deadline for
applicants until the RDA selects a project proposal(s).
Pioneer Marina/Island Area – Mr. Art Dumke continues to work with City staff
to explore multiple development options and funding scenarios. The City
drafted a TIF Plan for possible redevelopment and the City Council approved the
TIF Plan on September 24, 2019. The site also qualifies for New Market Tax
Credits and was included in an Opportunity Zone. Another pier was installed in
the marina in 2020.
Miles Kimball Building - (Northwest corner of S. Main/9th Ave.) A new
developer is interested in constructing twenty eight (28) residential units in the
former Miles Kimball building. A TIF application was submitted and the TIF
Plan and Development Agreement are going through the review and approval
process.
9th Avenue extension to CN Railroad – The 9th Ave. extension and utility
undergrounding was put in the CIP - Favorable Economic Conditions category in
2022-2023.
Pioneer Drive Riverwalk – Staff submitted the WisDNR grant application due
May 1, 2020 and WisDNR reports the grant was not funded. Staff will be
meeting with WisDNR staff in order to strengthen the application for 2021.
Boatworks Property – The Option was granted to Morgan Partners through Dec.
31, 2020, and so has expired. Staff is working with Morgan Partners to help
move the redevelopment of the site and the Morgan site forward.
S. Main between 7th and 8th – Mr. Andy Dumke reports he is still trying to
develop the Sawdust Lofts. He may apply for another round of LIHTC.
Marion & Pearl Redevelopment Area:
Merge Update – Construction continues on the Parcel H site, the location of The
Brio Building, a mixed-use Food Coop/residential building. Underground
investigations continue on Parcel J along the Fox River and the developer has
started building planning and design.
Morgan Crossing – Phase 2 – Alexander and Bishop has proposed another
multi-family building on the vacant parcel to the east of the existing Morgan
Crossing building. The redevelopment and a proposed TIF have not been
scheduled for review/action at this time.
Sawyer Street/Oshkosh Avenue
Multi-modal Trail – WisDOT awarded the City $253,000 for extending the trail
east from Punhoqua through Rainbow Memorial Park to the Sawyer
Street/Oshkosh Avenue intersection in 2021. Staff is working on the design and
environmental documents for WisDOT approval this winter. Bidding is planned
for the spring of 2021 with construction to be completed in 2021.
Jefferson Street Redevelopment:
Staff has provided information on the site to additional developers interested in
affordable housing projects.