HomeMy WebLinkAbout5.15.2024 Redevelopment Authority Full Agenda
*Items marked with an asterisk also require Common Council approval.
If anyone requires reasonable ADA accommodations, please contact the office of
Community Development at hschueler@oshkoshwi.gov or (920) 236-5055.
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.oshkoshwi.gov
KELLY NIEFORTH
Executive Director
MATT MUGERAUER
Chairperson
REDEVELOPMENT AUTHORITY
OF THE CITY OF OSHKOSH
May 15, 2024 4:00pm
City Hall Room 404
I. Roll Call
II. Approve March 20, 2024 Meeting Minutes
III. *24-07 Certification of Sawdust District Redevelopment Area Project Plan
IV. Presentation on West 8th Avenue and West 9th Avenue Redevelopment Proposal
V. MOTION TO GO INTO CLOSED SESSION: The Redevelopment Authority may convene into
Closed Session to discuss bargaining options, strategy, parameters, and terms related to the
negotiation of an agreement for the acquisition and redevelopment of the following on West
8th Avenue & West 9th Avenue between Oregon Street & Nebraska Street, Parcel Numbers
0301010000, 0301040000, 0301050000, 0301060000, 0301070000, 0301100000, 0301110000,
0301120000, 0301130000, 0301150000; Pangaea Dimensions, LLC and Parcels 0102260200,
0102270000, 0102230000 to Mercury Marine, pursuant to Section 19.85(1)(e) of the Wisconsin
State Statutes where competitive bargaining reasons require a closed session.
VI. 24-08 Approve Offer to Purchase Residential Lots Generally Located on West 8th Avenue &
West 9th Avenue between Oregon Street & Nebraska Street, Parcel Numbers 0301010000,
0301040000, 0301050000, 0301060000, 0301070000, 0301100000, 0301110000, 0301120000,
0301130000, 0301150000; Pangaea Dimensions, LLC ($77,000)
VII. Washington School Update
VIII. Executive Director Report – Next Meeting July 17, 2024
__________________________________
Redevelopment Authority Minutes 1 March 20, 2024
REDEVELOPMENT AUTHORITY SPECIAL MEETING MINUTES
March 20, 2023
PRESENT: Susan Panek, Todd Hutchison, Matt Mugerauer, Meredith Scheuermann,
Adam Bellcorelli, Jason Lasky, Thomas Belter
EXCUSED:
STAFF: Kelly Nieforth, Community Development Director; Mark Lyons, Planning
Services Manager; John Zarate, Economic Development Specialist;
Kay Qualley, Assistant Director of Community Development;
Mugerauer called the meeting to order at 4:00 p.m. Roll call was taken and a quorum
declared present.
Approve January 17, 2024 Meeting Minutes
Motion by Belter to approve the July 19, 2023 Meeting minutes.
Seconded by Lasky.
Motion carried 6-0.
*24-04 Approve Offer to Purchase 1429 Fox Street to Vienola Properties LLC
Ms. Nieforth shared that the property was donated to RDA. The home suffered fire
damage and was removed. The garage remains. Vienola Properties LLC has put in an
offer to purchase and will be demolishing the garage. Vienola Properties LLC will build
a single family home.
Mr. Zarate said that because it is in a floodplain, the house will have to be elevated and
will not have a basement.
Motion by Belter to approve 24-04.
Seconded by Panek.
Mr. Lasky asked what has been invested into this property and what the value of the
home will be when it is completed.
__________________________________
Redevelopment Authority Minutes 2 March 20, 2024
Ms. Nieforth said that the lot was donated, but there were some outstanding street
assessments and closing costs. The total costs for acquiring this lot were around $7,000.
Ms. Panek asked if Vienola Properties LLC is responsible for raising the new home up
to grade.
Ms. Nieforth said yes, that they are.
Mr. Hutchinson asked if the lot had a storm sewer with no curb.
Ms. Nieforth said that in that area of the city there are some areas that do not have curb
and gutter but there are still utilities.
Mr. Hutchinson asked if the offer has a deadline to complete the project.
Ms. Nieforth said that the developer would like to start this project after completion of
the Jefferson Street come.
Matt Vienola, Vienola Properties LLC, said that the Jefferson Street project was started a
month prior and it is almost ready for drywall. The Fox Street project wouldn’t take as
long because it will be on a concrete slab. It is estimated to take around 2 and a half
months to complete. He said the only reason why 9th Street project was held off was
because they had been hoping to acquire the lot across the street as well.
Mr. Hutchinson said that it’s more of a policy issue to make sure we have a deadline for
completion or to be reverted back.
Mr. Vienola said they intend to complete the projects as soon as possible.
Motion carried 6-0.
*24-05 Public Hearing: Approve Modification #3 to the South Shore Redevelopment
Area
Tim Macho, 701 West 4th Ave, said that he spoke with the neighbors and there are a few
concerns about losing their homes and what will be developed in that area. They would
like to have input on what redevelopments take place.
__________________________________
Redevelopment Authority Minutes 3 March 20, 2024
Motion by Lasky to approve 24-05.
Seconded by Hutchinson.
Mr. Belter asked if this modification completely removed the South Shore
Redevelopment Area within the boundaries.
Ms. Nieforth said that that the modification is taking place within the hatched area on
the map.
Mayor Mugerauer asked for clarification on what purpose the redevelopment areas
serve and why the city has them.
Ms. Nieforth replied that the RDA was formed to look at redevelopment opportunities
in the city. Some of the first redevelopment areas that RDA approved was the Marion
Road /Pearl Avenue Redevelopment area. Redevelopment areas are considered long
term planning to see where there are opportunities for redevelopment. Typically, it is
located within central city areas and in Oshkosh, sometimes it is along the river where
old factories and businesses were located. The process that the city follows is in the state
statutes so there are certain items that the city is required to do. The property owners
were notified in these areas and an open house was held. At this time, property owners
are not affected. No one is coming to take homes or practice eminent domain, but it
gives the city and RDA some additional tools. When properties are in need of
redevelopment or that are blighted, there are other funding options that can be used to
redevelopment the site. It does also include rehabbing. If properties are in good shape
but need maintenance, creating redevelopment areas allows for more opportunities.
Mr. Lyons said that redevelopment areas unlock the ability for certain things to happen
when redevelopment is appropriate for a site. Homeowner and property owner rights
are maintained. When the redevelopment takes place is when that property transitions
to another use.
Ms. Panek asked what type of opportunities neighbors would have for input on future
development.
Ms. Nieforth gave an example of the ThedaCare property that is being built. She
mentioned that throughout the entire process, there were notices sent for the meeting
__________________________________
Redevelopment Authority Minutes 4 March 20, 2024
regarding the site and there is always an open line of communication. When there is a
rezone request or anything that triggers Plan Commission involvement, there are ample
opportunities for public participation. If there is an active neighborhood association,
city staff engages with them as well.
Ms. Scheuermann asked how does staff know that the hatched area will be enough of a
medication and there will be no modifications in the future.
Mr. Lyons said that the reason for this medication is because the area that is hatched is
the area to be removed from South Shore to create the Sawdust District Redevelopment.
Motion carried 6-0.
*24-06 Public Hearing: Approve Creation of the Sawdust District Redevelopment Area
Mr. Macho said that the neighborhood would like input on the future developments.
Motion by Panek to approve 24-06.
Seconded by Scheuermann.
Ms. Panek asked that if having the plan allows for similar aesthetics in the area.
Mr. Lyons said that the master plan has some aesthetic features but zoning is where the
detail design takes place.
Motion carried 5-0-1.
Status of RDA Land Options
Ms. Nieforth gave a brief summary of the status of different offers to purchase of RDA
lots. The majority of lots are in motion to build shortly.
Ms. Scheuermann asked how many lots does the RDA have for sale.
Mr. Zarate replied that there are currently 6 residential lots for sale.
__________________________________
Redevelopment Authority Minutes 5 March 20, 2024
Ms. Nieforth said that there are more available in the Business Park and Industrial
areas.
Ms. Panek asked how long does the city work with a developer on project completion?
Mr. Lyons said that it varies. Residential lots tend to be a shorter process than a full
commercial redevelopment.
Ms. Nieforth said that infill lots within central city can be challenging and take longer.
Ms. Panek stated that citizens have come to her with concerns of higher end condos,
and she asked if they had to necessarily be in a redevelopment site.
Ms. Nieforth said they do not. She said as part of the housing study, it was noted that
condos and executive style condos are needed. Staff has looked at the zoning code to
allow different housing types in zoning districts.
Executive Director Report
Ms. Nieforth said that the sanitation garage has been removed. City staff has been
working on it for a while and it will be filled in to meet code in preparation for
Boatworks.
Washington school will be closing and the students will be going to the new
Menominee school on Hazel Street. The school district had the school for sale but there
were no bids on the property. City staff worked with the council to provide an offer for
the school board to vote on in April. City staff will also be working with Habitat for
Humanity to create 18-19 lots for single family homes for workforce housing. Due to the
period of time that the school was built in and the condition of the school, it’s not in a
condition to be rehabbed. This project aligns with the housing study and will blend well
with the neighborhood.
Mr. Lyons said that they had met with the neighbors and the general consensus was
that they would prefer single family homes.
Ms. Panek asked about the possibility of green space for the area.
__________________________________
Redevelopment Authority Minutes 6 March 20, 2024
Ms. Nieforth said that with two parks nearby, that it would make sense to be able to
build more housing.
Next Meeting is May 15, 2024, at 4:00 p.m.
Reminder it will be in room 203.
Adjournment
There was no further discussion. The meeting adjourned at approximately 4:53 p.m.
(Belter, Scheuermann)
Respectfully Submitted,
Kelly Nieforth
Executive Director
*Items marked with an asterisk also require Common Council approval.
REDEVELOPMENT AUTHORITY OF THE CITY OF OSHKOSH,
WISCONSIN
May 15, 2024 24-07 RESOLUTION
(CARRIED LOST LAID OVER WITHDRAWN )
PURPOSE: CERTIFICATION OF SAWDUST DISTRICT
REDEVELOPMENT AREA PLAN
WHEREAS, the City of Oshkosh Common Council previously designated the
boundaries of and approved the Project Plan for the Sawdust District Redevelopment Area;
and
WHEREAS, on March 26, 2024 the Common Council of the City of Oshkosh by
resolution approved designating the boundaries of, and approved the Project Plan for the
Sawdust District Redevelopment Area; and
WHEREAS, said Project Plan has been found to be feasible and in conformity with
the Comprehensive Plan for the City of Oshkosh; and
WHEREAS, Section 66.1333(6)(e), of Wis. Stats., authorizes the Redevelopment
Authority to certify the Redevelopment Plan to the Common Council where upon the
Redevelopment Authority shall proceed with the powers granted to it by Section
66.1333(5), Wisconsin Statutes.
NOW, THEREFORE, BE IT RESOLVED by the Redevelopment Authority of the City
of Oshkosh that Sawdust District Redevelopment Area is certified to the Common Council
of the City of Oshkosh.
BE IT FURTHER RESOLVED per Section 66.1333(6)(e), Wis. Stats., that following
acceptance of the certification by the Common Council that no new construction shall be
authorized by any agencies, boards, or commissions of the City, in the redevelopment
area, unless as authorized by the Common Council including substantial remodeling or
conversion or rebuilding, enlargement or extension of major structural improvements on
existing buildings, but not including ordinary maintenance or remodeling or changes
necessary to continue the occupancy.
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
TO: Redevelopment Authority
FROM: Mark Lyons
Planning Services Manager
DATE: May 9, 2024
RE: 24-07 Certification of Sawdust District Redevelopment Area Project Plan
BACKGROUND
On March 20, 2024 the Redevelopment Authority of the City of Oshkosh recommended
approval of the Sawdust District Redevelopment Plan Project Plan. The City of Oshkosh
Common Council subsequently approved the Sawdust District Redevelopment Area Project
Plan on March 26, 2024.
ANALYSIS
The next step in the Redevelopment Plan process is certificating the approved plan. The
certification has the effect of allowing the RDA to exercise its powers of acquisition and assembly
of lands within the district, as well as preventing new construction without Common Council
approval. Construction activities include additions and substantial remodeling, conversion,
rebuilding, enlargement, extension or major improvements to existing buildings. Activities that
aid in continuing occupancies, such as routine maintenance and remodeling, are allowed.
RECOMMENDATION
The Redevelopment Authority recommends approval of the Sawdust District Redevelopment
Area Plan.
Respectfully Submitted,
Mark Lyons
Planning Services Manager
REDEVELOPMENT AUTHORITY OF THE CITY OF OSHKOSH, WISCONSIN
MAY 15, 2024 24-08 RESOLUTION
(CARRIED________LOST________LAID OVER________WITHDRAWN________)
PURPOSE: APPROVE OFFER TO PURCHASE RESIDENTIAL LOTS GENERALLY
LOCATED ON WEST 8TH AVENUE & WEST 9TH AVENUE BETWEEN
OREGON STREET & NEBRASKA STREET, PARCEL NUMBERS
0301010000, 0301040000, 0301050000, 0301060000, 0301070000, 0301100000,
0301110000, 0301120000, 0301130000, 0301150000; PANGAEA
DIMENSIONS, LLC ($77,000)
BE IT RESOLVED by the Redevelopment Authority of the City of Oshkosh that
the offer to purchase in the amount of $77,000 submitted by Pangaea Dimension, LLC for
the properties generally located on West 8th Avenue & West 9th Avenue between Oregon
Street & Nebraska Street, Parcel Numbers 0301010000, 0301040000, 0301050000,
0301060000, 0301070000, 0301100000, 0301110000, 0301120000, 0301130000, 0301150000, is
hereby accepted and the proper officials are hereby authorized and directed to execute
any and all documents necessary for purposes of same.
BE IT FURTHER RESOLVED that the terms of said offer to purchase
agreement shall include, but not be limited to:
1) Final determination on additional private land acquisitions and determination of
final scope of work plan, including phasing plan, by October 31, 2024.
2) Schedule pre-submittal meeting with City of Oshkosh staff for conceptual plan
review prior to November 15, 2024.
3) Finalize and submit to the City of Oshkosh Department of Community
Development any request for development support, including identification of
any financial gaps by January 17, 2025.
4) Obtain land use approval by April 1, 2025 for all phases.
5) Finalize Developer Agreement with the City of Oshkosh (if required) by April 25,
2025.
6) Purchase land included in Phase I, as identified in the phasing plan, by April 25,
2025.
7) Begin Construction on Phase I by August 4, 2025 or as otherwise establish in the
Developers Agreement.
8) Purchase land included in Phase II, as identified in the phasing plan, by October
1, 2025.
9) Begin Construction on Phase II by May 1, 2026 or as otherwise establish in the
Developers Agreement.
10) Purchase land in remaining phases by December 31, 2025 or as otherwise
establish in the Developers Agreement.
11) All phases completed by December 31, 2026 or as otherwise establish in the
Developers Agreement.
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
TO: Redevelopment Authority
FROM: Mark Lyons
Planning Services Manager
DATE: May 9, 2024
RE: 24-08 Approve Offer to Purchase Residential Lots Generally Located on West 8th
Avenue & West 9th Avenue between Oregon Street & Nebraska Street, Parcel
Numbers 0301010000, 0301040000, 0301050000, 0301060000, 0301070000,
0301100000, 0301110000, 0301120000, 0301130000, 0301150000; PANGAEA
DIMENSIONS, LLC ($77,000)
BACKGROUND
The 2003 South Shore Redevelopment Plan identified the subject area for residential
redevelopment. In 2005, the Redevelopment Authority (RDA) began acquiring parcels in the
area, acquiring a total of ten (10) parcels within the subject block. The RDA has spent
approximately $392,000 acquiring the ten parcels. The parcels were acquired with a combination
of funds from Community Development Block Grant, Tax Incremental District 20 and Scattered
Sites CIP.
ANALYSIS
Pangaea Dimensions, LLC has submitted an Offer to Purchase to the RDA for consideration.
The developer followed the RDA’s requirements of submitting the necessary materials for city
staff and RDA members to review for consideration. The developer is proposing to construct
for- rent workforce townhomes on the subject parcels. The developers are proposing to construct
twenty (20) or more three-story townhomes. The developer intends to negotiate with the
remaining property owners on the block, to expand the potential scope of the development. The
proposed development is consistent with the style of development on the block immediately to
the east of the subject area. The proposed development will need land use approvals through
the Plan Commission and City Council. The developer has indicated they may seek additional
development support once the project scope is established. As a result of the potential for
additional acquisition the developer is seeking an offer period of approximately twelve (12)
months. Based on past RDA conversations staff is proposing that specific benchmark dates be
added to the resolution to ensure the development moves forward in a timely fashion.
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
FISCAL IMPACT
Pangaea Dimensions, LLC is proposing to pay $10.00 for the subject parcels. This is below the
currently listed $77,000 combined price of the parcels. The use of CDBG funding for acquisition
precludes those properties from being sold at a discounted rate unless HUD income guidelines
are adhered to.
RECOMMENDATION
The Redevelopment Authority approves the offer to purchase from Pangaea Dimensions, LLC
for $77,000.00
Respectfully Submitted,
Mark Lyons
Planning Services Manager
REDEVELOPMENT AUTHORITY PURCHASE FORM ADDENDUM
Submitted: May 1, 2024
PARCELS INFORMATION
PARCELS INFORMATION - AERIAL
13245
6789
Target Parcel Index Number Balance Parcel (BP)Ideal Site of Interest
BP BPBP
BPBP
USE NARRATIVE
We plan to develop livable, sustainable, attainable, affordable, workforce Net Zero Energy (NZE) or Net Zero Energy Ready (NZER)
Townhomes (Townhouses/Row homes) for rental with professional maintenance that provides options beyond traditional single-family
homes. Twenty (20) townhomes will be developed on the already identified clustered/scattered vacant parcels, as shown on the site plan,
thus maximizing the utilization of the sites and achieving efficient building design as required per the South Shore Redevelopment Area
Amendment #3 Project Plan 2024.
Our townhomes will be energy-efficient by incorporating green building elements such as solar photovoltaics, heat pumps, and water
conservation systems, etc. These measures shall directly translate into significant savings in housing costs and reduce greenhouse gases
thus promoting climate justice and aligning with the Sustainable Oshkosh 2020 ideals. The townhomes will be attainable and affordable
within the context of the incomes of the people who live within the City. Such affordability is based on a housing & transportation index,
that provides a comprehensive view of affordability. In essence, our homes will be economically viable for those within Oshkosh.
The townhomes shall each be tri-level with approximating 900 square feet of living space and about 1000 square feet (including garage).
Each townhome consists of 2 bedrooms, 1.5 bathrooms, an attached garage, ensuite laundry facilities and a backyard patio space. The
townhomes shall have an open integrated community pedestrian space at the back for outdoor living that serves for
connections/gathering/interactions. An attractive landscaping and streetscaping that incorporates sustainable features such as permeable
pavements, etc. shall be adopted.
The design of our Townhome Development respects the character and content of the downtown district and addresses core elements of
the ‘A Place in Oshkosh-A Housing Needs Assessment and Strategy Plan 2022’ by adding to the healthy housing inventory market and
increasing housing quality. It also adds to the tax base of the City while keeping with good land use planning principles (South Shore
Redevelopment Area Amendment #3 Project Plan 2024).
Our development approach involves thoughtful community outreach with neighbors and engaging collaboratively with the City of Oshkosh
at all levels to achieve the Townhome Development. Our ideal end-goal is to acquire the adjacent non-vacant parcels for additional builds
to realize a ‘true’ community of townhomes on the block. As such, we shall seek the balance of those subject parcels within the block in a
socially responsible manner.
Bearing the foregoing, we respectfully offer a dollar for each of the already identified clustered/scattered vacant parcels.
CONCEPTUAL SITE PLAN
CONCEPTUAL AXONOMETRIC VIEW
NEIGHBORHOOD CHARACTER + CONTENT: STREETSCAPE
NEIGHBORHOOD CHARACTER + CONTENT: STREETSCAPE
CONCEPTUAL RENDER: FRONT
CONCEPTUAL RENDER: BACK
APPENDIX
BALANCE PARCELS INFORMATION
POTENTIAL
SOLAR PANELS
CONCEPTUAL PLAN: GARAGE + ROOF
UP
UP GARAGE 30
'
-
0
"
18' - 0"
25
'
-
0
"
13' - 0"
FURNACE STORAGE
POTENTIAL
AC UNIT
UP
DN
KITCHEN
CLOSET
LIVING ROOM
BATH
DECK
DN
BEDROOM
BEDROOM
BATH
CLOSET
LAUND.
CLOSET
CONCEPTUAL PLAN: 1ST FLOOR + 2ND FLOOR
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 https://www.oshkoshwi.gov
CITY OF OSHKOSH REDEVELOPMENT AUTHORITY
OFFER TO PURCHASE PROPERTY
The City of Oshkosh Redevelopment Authority owns a number of properties that are for sale. By
filling out and signing this Offer, I am requesting that the Redevelopment Authority accept my
offer for the property identified. I understand that the Redevelopment Authority may accept my
offer as presented, or submit a counter offer, or reject the offer. I understand that the
Redevelopment Authority will make its decision based on what it believes to be the best interests
of the City of Oshkosh. Decisions may be based on anything the Redevelopment Authority
believes is relevant, including the amount offered and the proposed use of the property. The
Redevelopment Authority reserves the right to reject all pending offers for a particular property.
Date submitted: __________________ Property Address: ______________________________
Tax Parcel Number: _____________________________
Applicant’s name and address: ______________________________________________________
(name to be on deed) ______________________________________________________
______________________________________________________
If applicant is entity,
Identify the contact person: ______________________________________________________
Phone number: ______________________________________________________
Email address: ______________________________________________________
Purchase price offer: ______________________________________________________
Proposed use: ______________________________________________________
______________________________________________________
Project timeline: ______________________________________________________
Identify any special requests: ______________________________________________________
(Purchase is expected to
be as-is, cash, as a lump sum) ______________________________________________________
Financing (circle all that apply): Financial institution loan Cash/No financing Government
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 https://www.oshkoshwi.gov
Conditions: All property transactions are subject to the following terms and conditions, unless the
Redevelopment Authority explicitly agrees to any other terms:
1. The property will be sold by the Redevelopment Authority, and accepted by the buyer, in
an as-is condition. The City of Oshkosh and the Redevelopment Authority of Oshkosh
make no representations regarding the property. Specifically, there are no warranties,
whether explicit or implied, related to the property except those made by providing the
buyer with a Warranty Deed.
2. The Redevelopment Authority is exempt from any requirement for providing a property
condition report as described in Wisconsin Statutes 709.01, and therefore no condition
report will be provided. In the event it is later determined that the Redevelopment
Authority does not meet a property condition report exemption, the buyer explicitly waives
the right to receive a property condition report and also waives the right to rescind the
transaction due to the lack of a property condition report.
3. The Redevelopment Authority has in most cases owned property for a short time, and
typically only after the property became distressed with the house needing to be torn down
to correct the blighted property’s condition. The Redevelopment Authority’s knowledge of
the property is therefore limited.
a. Upon request, the buyer is welcome to perform a site visit at the property, as well as
inspect all available public records in the Redevelopment Authority or City of
Oshkosh’s possession in order to make its own determination about the property’s
dimensions, boundary locations, and condition.
b. The buyer is responsible for making determinations regarding exact property lines,
location and responsibilities of fencing, and any environmental issues that may be
present. The Redevelopment Authority will assist in making records it has to be
available for inspection, but it remains the buyer’s responsibility.
c. The Redevelopment Authority also makes no representations regarding the removal
of basements and foundations on vacant properties that formerly contained a
structure. This is not an issue that the Redevelopment Authority or the City of
Oshkosh has tracked with very much detail. However, in properties where
structures were removed in 2013 or earlier, there is a good chance that the basement
was broken up but remains buried within the property. Structures removed after
2013 have a better chance of having the basements and foundations removed.
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 https://www.oshkoshwi.gov
However, for either sets of properties, the Redevelopment Authority makes no
assurances regarding subsurface debris either way. If this issue is important to the
buyer, it is recommended that they perform whatever due diligence may be
necessary to ensure that the property they are receiving is acceptable.
4. The Redevelopment Authority is hopeful that the buyer will have a successful development.
However, the Redevelopment Authority cannot guaranty that the buyer will be able to carry
out the desired development. The buyer is expected to investigate the existence and
location of curb cuts, driveway aprons, utility connections and laterals, and all other items
important to develop the property. All development remains subject to all local, state, and
federal rules, regulations, and approvals.
5. The Redevelopment Authority makes no representations regarding the surrounding
properties and neighborhood. The buyer is encouraged to investigate surrounding zoning
and land uses, both current as well as known potential future changes. This includes,
without limitation, viewing the sex offender registry as operated by the Wisconsin
Department of Corrections.
6. The Redevelopment Authority has not retained and is not using a broker or other real estate
or other professional in this transaction and will not be responsible for the payment of any
fee or other cost for such services, regardless of whether the buyer may have retained the
services of such broker, real estate professional, attorney, accountant, or others to assist in
the transaction. The City will pay only those closing costs normally attributed to the seller
in a real estate transaction, or as otherwise agreed to in writing by the parties.
7. This Offer, and any counteroffers, must be approved by the Redevelopment Authority.
Therefore, the schedule for approvals and closings is subject to change or delay based on
the scheduling of Redevelopment Authority meetings. Offers may be withdrawn without
penalty up until the Redevelopment Authority accepts an offer. Counter offers must be
accepted and transmitted to the other party within five (5) business days or they will be
considered rejected. Closings shall be held as soon as practicable after the Redevelopment
Authority has accepted an offer. In the event the City at its sole discretion determines that
an agreed upon closing is being unnecessarily delayed, the City retains the sole discretion
to set and provide notice of a closing date no later than thirty (30) calendar days from the
date it makes that determination. The buyer’s failure to agree to close the transaction
within this thirty (30) day time period will void any interest the buyer has in the property
and the Redevelopment Authority may pursue other buyers for the property.
8. These conditions will survive after the conveyance of the property.
REDEVELOPMENT AUTHORITY PURCHASE FORM ADDENDUM
Submitted: May 1, 2024
PARCELS INFORMATION
Parcel Number Owner Address Acres Sq Ft
1 90301070000 REDEVELOPMENT AUTH CITY OF OSHKOSH 107 W 8TH AVENUE 0.1035 4,506
2 90301060000 REDEVELOPMENT AUTH CITY OF OSHKOSH 113 W 8TH AVENUE 0.1033 4,500
3 90301050000 REDEVELOPMENT AUTH CITY OF OSHKOSH 117 W 8TH AVENUE 0.1036 4,511
4 90301040000 REDEVELOPMENT AUTH CITY OF OSHKOSH 123 W 8TH AVENUE 0.1034 4,505
5 90301010000 REDEVELOPMENT AUTH CITY OF OSHKOSH 137 W 8TH AVENUE 0.1034 4,505
6 90301150000 REDEVELOPMENT AUTH CITY OF OSHKOSH 112 W 9TH AVENUE 0.0983 4,280
7 90301130000 REDEVELOPMENT AUTH CITY OF OSHKOSH 122 W 9TH AVENUE 0.1033 4,502
8 90301120000 REDEVELOPMENT AUTH CITY OF OSHKOSH 126 W 9TH AVENUE 0.1033 4,500
9 90301110000 REDEVELOPMENT AUTH CITY OF OSHKOSH 132 W 9TH AVENUE 0.1034 4,505
10 90301100000 REDEVELOPMENT AUTH CITY OF OSHKOSH 136 W 9TH AVENUE 0.1036 4,511
PARCELS INFORMATION - AERIAL
13245
68910
Target Parcel Index Number Balance Parcel (BP)Ideal Site of Interest
BP BPBP
BPBP
7
USE NARRATIVE
We plan to develop livable, sustainable, attainable, affordable, workforce Net Zero Energy (NZE) or Net Zero Energy Ready (NZER)
Townhomes (Townhouses/Row homes) for rental with professional maintenance that provides options beyond traditional single-family
homes. Twenty (20) townhomes will be developed on the already identified clustered/scattered vacant parcels, as shown on the site plan,
thus maximizing the utilization of the sites and achieving efficient building design as required per the South Shore Redevelopment Area
Amendment #3 Project Plan 2024.
Our townhomes will be energy-efficient by incorporating green building elements such as solar photovoltaics, heat pumps, and water
conservation systems, etc. These measures shall directly translate into significant savings in housing costs and reduce greenhouse gases
thus promoting climate justice and aligning with the Sustainable Oshkosh 2020 ideals. The townhomes will be attainable and affordable
within the context of the incomes of the people who live within the City. Such affordability is based on a housing & transportation index,
that provides a comprehensive view of affordability. In essence, our homes will be economically viable for those within Oshkosh.
The townhomes shall each be tri-level with approximating 900 square feet of living space and about 1000 square feet (including garage).
Each townhome consists of 2 bedrooms, 1.5 bathrooms, an attached garage, ensuite laundry facilities and a backyard patio space. The
townhomes shall have an open integrated community pedestrian space at the back for outdoor living that serves for
connections/gathering/interactions. An attractive landscaping and streetscaping that incorporates sustainable features such as permeable
pavements, etc. shall be adopted.
The design of our Townhome Development respects the character and content of the downtown district and addresses core elements of
the ‘A Place in Oshkosh-A Housing Needs Assessment and Strategy Plan 2022’ by adding to the healthy housing inventory market and
increasing housing quality. It also adds to the tax base of the City while keeping with good land use planning principles (South Shore
Redevelopment Area Amendment #3 Project Plan 2024).
Our development approach involves thoughtful community outreach with neighbors and engaging collaboratively with the City of Oshkosh
at all levels to achieve the Townhome Development. Our ideal end-goal is to acquire the adjacent non-vacant parcels for additional builds
to realize a ‘true’ community of townhomes on the block. As such, we shall seek the balance of those subject parcels within the block in a
socially responsible manner.
Bearing the foregoing, we respectfully offer a dollar for each of the already identified clustered/scattered vacant parcels.
CONCEPTUAL SITE PLAN
CONCEPTUAL AXONOMETRIC VIEW
NEIGHBORHOOD CHARACTER + CONTENT: STREETSCAPE
NEIGHBORHOOD CHARACTER + CONTENT: STREETSCAPE
CONCEPTUAL RENDER: FRONT
CONCEPTUAL RENDER: BACK
APPENDIX
POTENTIAL
SOLAR PANELS
CONCEPTUAL PLAN: GARAGE + ROOF
UP
UP GARAGE 30
'
-
0
"
18' - 0"
25
'
-
0
"
13' - 0"
FURNACE STORAGE
POTENTIAL
AC UNIT
UP
DN
KITCHEN
CLOSET
LIVING ROOM
BATH
DECK
DN
BEDROOM
BEDROOM
BATH
CLOSET
LAUND.
CLOSET
CONCEPTUAL PLAN: 1ST FLOOR + 2ND FLOOR
BALANCE PARCELS INFORMATION
Parcel Number Owner Address Acres Sq Ft
90301080000 SOBCZYNSKI & DANUTA KARAZIM, ANDREW & ANN 105 W 8TH AVE 0.10317 4494
90301030000 MCGEE, CATHY S 127 W 8TH AVE 0.10331 4500
90301020000 JWE PROPERTIES LLC 131 W 8TH AVE 0.10345 4506
90301170000 HENKE, MARK T 100 W 9TH AVE 0.10317 4494
90301160000 FOR RENT LLC 106 W 9TH AVE 0.10872 4736
90301140000 MOHR, LESLIE A 116 W 9TH AVE 0.10331 4500
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 https://www.oshkoshwi.gov
CITY OF OSHKOSH REDEVELOPMENT AUTHORITY
OFFER TO PURCHASE PROPERTY
The City of Oshkosh Redevelopment Authority owns a number of properties that are for sale. By
filling out and signing this Offer, I am requesting that the Redevelopment Authority accept my
offer for the property identified. I understand that the Redevelopment Authority may accept my
offer as presented, or submit a counter offer, or reject the offer. I understand that the
Redevelopment Authority will make its decision based on what it believes to be the best interests
of the City of Oshkosh. Decisions may be based on anything the Redevelopment Authority
believes is relevant, including the amount offered and the proposed use of the property. The
Redevelopment Authority reserves the right to reject all pending offers for a particular property.
Date submitted: __________________ Property Address: ______________________________
Tax Parcel Number: _____________________________
Applicant’s name and address: ______________________________________________________
(name to be on deed) ______________________________________________________
______________________________________________________
If applicant is entity,
Identify the contact person: ______________________________________________________
Phone number: ______________________________________________________
Email address: ______________________________________________________
Purchase price offer: ______________________________________________________
Proposed use: ______________________________________________________
______________________________________________________
Project timeline: ______________________________________________________
Identify any special requests: ______________________________________________________
(Purchase is expected to
be as-is, cash, as a lump sum) ______________________________________________________
Financing (circle all that apply): Financial institution loan Cash/No financing Government
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 https://www.oshkoshwi.gov
Conditions: All property transactions are subject to the following terms and conditions, unless the
Redevelopment Authority explicitly agrees to any other terms:
1. The property will be sold by the Redevelopment Authority, and accepted by the buyer, in
an as-is condition. The City of Oshkosh and the Redevelopment Authority of Oshkosh
make no representations regarding the property. Specifically, there are no warranties,
whether explicit or implied, related to the property except those made by providing the
buyer with a Warranty Deed.
2. The Redevelopment Authority is exempt from any requirement for providing a property
condition report as described in Wisconsin Statutes 709.01, and therefore no condition
report will be provided. In the event it is later determined that the Redevelopment
Authority does not meet a property condition report exemption, the buyer explicitly waives
the right to receive a property condition report and also waives the right to rescind the
transaction due to the lack of a property condition report.
3. The Redevelopment Authority has in most cases owned property for a short time, and
typically only after the property became distressed with the house needing to be torn down
to correct the blighted property’s condition. The Redevelopment Authority’s knowledge of
the property is therefore limited.
a. Upon request, the buyer is welcome to perform a site visit at the property, as well as
inspect all available public records in the Redevelopment Authority or City of
Oshkosh’s possession in order to make its own determination about the property’s
dimensions, boundary locations, and condition.
b. The buyer is responsible for making determinations regarding exact property lines,
location and responsibilities of fencing, and any environmental issues that may be
present. The Redevelopment Authority will assist in making records it has to be
available for inspection, but it remains the buyer’s responsibility.
c. The Redevelopment Authority also makes no representations regarding the removal
of basements and foundations on vacant properties that formerly contained a
structure. This is not an issue that the Redevelopment Authority or the City of
Oshkosh has tracked with very much detail. However, in properties where
structures were removed in 2013 or earlier, there is a good chance that the basement
was broken up but remains buried within the property. Structures removed after
2013 have a better chance of having the basements and foundations removed.
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 https://www.oshkoshwi.gov
However, for either sets of properties, the Redevelopment Authority makes no
assurances regarding subsurface debris either way. If this issue is important to the
buyer, it is recommended that they perform whatever due diligence may be
necessary to ensure that the property they are receiving is acceptable.
4. The Redevelopment Authority is hopeful that the buyer will have a successful development.
However, the Redevelopment Authority cannot guaranty that the buyer will be able to carry
out the desired development. The buyer is expected to investigate the existence and
location of curb cuts, driveway aprons, utility connections and laterals, and all other items
important to develop the property. All development remains subject to all local, state, and
federal rules, regulations, and approvals.
5. The Redevelopment Authority makes no representations regarding the surrounding
properties and neighborhood. The buyer is encouraged to investigate surrounding zoning
and land uses, both current as well as known potential future changes. This includes,
without limitation, viewing the sex offender registry as operated by the Wisconsin
Department of Corrections.
6. The Redevelopment Authority has not retained and is not using a broker or other real estate
or other professional in this transaction and will not be responsible for the payment of any
fee or other cost for such services, regardless of whether the buyer may have retained the
services of such broker, real estate professional, attorney, accountant, or others to assist in
the transaction. The City will pay only those closing costs normally attributed to the seller
in a real estate transaction, or as otherwise agreed to in writing by the parties.
7. This Offer, and any counteroffers, must be approved by the Redevelopment Authority.
Therefore, the schedule for approvals and closings is subject to change or delay based on
the scheduling of Redevelopment Authority meetings. Offers may be withdrawn without
penalty up until the Redevelopment Authority accepts an offer. Counter offers must be
accepted and transmitted to the other party within five (5) business days or they will be
considered rejected. Closings shall be held as soon as practicable after the Redevelopment
Authority has accepted an offer. In the event the City at its sole discretion determines that
an agreed upon closing is being unnecessarily delayed, the City retains the sole discretion
to set and provide notice of a closing date no later than thirty (30) calendar days from the
date it makes that determination. The buyer’s failure to agree to close the transaction
within this thirty (30) day time period will void any interest the buyer has in the property
and the Redevelopment Authority may pursue other buyers for the property.
8. These conditions will survive after the conveyance of the property.
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 https://www.oshkoshwi.gov
Buyer/Representative’s signature______________________________________
Print Name___________________________________________________ Date: __________________
(include title, if organization)
Please also submit any pertinent information relative to the drawing of the proposed building, site plan,
financing commitments or any other information that may assist in explaining your proposed project.
Completed application and supporting materials may be submitted by email to jzarate@oshkoshwi.gov or by
mail to City of Oshkosh Redevelopment Authority, 215 Church Ave., Oshkosh, WI 54901.
****************************************************************************************************************
For internal staff use
Parcel Number ___________________ Date introduced to RDA _________________________
Redevelopment Authority Action: ________ Approve Offer _______ Reject Offer
If Reject, Counter Offer? ________ Yes ________ No
Counter Offer:
_______________________________________________________________________________________
_______________________________________________________________________________________
_______________________________________________________________________________________
Redevelopment Authority Signature for Acceptance / Counter offer:
________________________________________ ____________________________________
Lori Palmeri, Chairperson Kelly Nieforth, Executive Director
Buyer/Representative’s signature (including title, if organization)
Accept Counteroffer: Reject Counter Offer:
_______________________________ ___________________________________
_______________________________ ___________________________________
(print name) (title) (print name) (title)
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
TO: Redevelopment Authority
FROM: Kelly Nieforth
Community Development Director
DATE: May 10, 2024
RE: Executive Director’s Report for May 15, 2024
SOUTH SHORE REDEVELOPMENT AREA
Pioneer Marina/Island Area
The owners of the Pioneer Island have indicated that they plan to operate the tiki bar again this
coming summer under a temporary use permit. The City continues to work with the owner on
potential development projects and parties interested in purchasing the property.
Boatworks Property
Chet Wesenberg and Tim Hess have not moved forward with the land purchase. Their plans do
not have site plan approval. Staff is working with the developers on questions they have about
the contamination on site.
Mill on Main Redevelopment Project
The Common Council approved an amendment to the Development Agreement to amend the
starting date of the first phase to December 31, 2024 with substantial completion by March 31,
2026. Staff has kept in regular contact with the developers who are committed to start
construction this fall.
MARION & PEARL REDEVELOPMENT AREA
Mercury Marine Parking Lot on RDA/City Land
Mercury Marine has approached the RDA about purchasing the property along Marion Road to
install a parking lot. The complexities of environmental remediation responsibilities led
Mercury Marine to this request. RDA will consider this item at a future meeting.
Morgan Crossing – Phase 2
Alexander and Bishop has proposed a multi-family building on the vacant parcel to the east of
the existing Morgan Crossing building. The Common Council approved the creation of TID#42
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
to help fund the remediation for the development but the developer has not approached the city
to create a Development Agreement.
Merge Urban Development
Construction for Phase I of Mackson Corners on Parcel J along the Fox River is completed. Staff
has been in communication with the developers to discuss their next project on their parcels.
They have indicated that the new Jackson/Oregon bridge will negatively impact their proposed
mixed-use development along the Fox River.
ATC Easements
The City has been approached by the American Transmission Company (ATC) regarding
easements that they are requesting on City and RDA properties. The proposed easement
placements, widths, and language in the easement document are very restrictive and will
severely limit what the City and RDA could do with their properties in the future. City staff is
meeting with ATC representatives regularly to discuss our concerns with the proposed
easements. Any easements proposed on RDA property would need to be approved by RDA.
SAWYER STREET/OSHKOSH AVENUE
Sawyer Street/Oshkosh Avenue Intersection Reconstruction
City staff have added a CIP item to start the design work for the Sawyer Street/Oshkosh Avenue
reconstruction project. The RDA continues to maintain the lots that are planned to be part of the
Sawyer Street and Oshkosh Avenue intersection reconstruction once there are enough funds in
TID #35. City staff continues to monitor grant opportunities as well to help offset these
construction costs as well.
Respectfully Submitted,
Kelly Nieforth
Community Development Director