HomeMy WebLinkAbout7.30.25 Redevelopment Authority Full Agenda
*Items marked with an asterisk also require Common Council approval.
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Community Development at hschueler@oshkoshwi.gov or (920) 236-5055.
SARA RUTKOWSKI
Executive Director
MATT MUGERAUER
Chairperson
REDEVELOPMENT AUTHORITY
OF THE CITY OF OSHKOSH
July 30, 2025 4:00pm
City Hall Room 404
I. Roll Call
II. Election of Officers
III. Approve May 21, 2025 Meeting Minutes
IV. Res 25-04 Accept Storm Sewer Easements Located Northeast of East 9th Ave from the City of
Oshkosh
V. Res 25-05 Declaration of Storm Water Drainage Easement Between Parcel Numbers
90301390300 and 90301550400 (Mill on Main Development)
VI. Res 25-06 Approve Housing Specifications for Redevelopment Authority Infill Lots
VII. Res 25-07 Approve Offer to Purchase Parcel Number 0806110000 (Formerly 42 Mill Street);
Keen Capital Management, LLC ($10,500.00)
VIII. Executive Director Report – Next Meeting September 17, 2025
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Redevelopment Authority Minutes 1 May 21, 2025
REDEVELOPMENT AUTHORITY MEETING MINUTES
May 21, 2025
PRESENT: Susan Panek, Todd Hutchison, Adam Bellcorelli, Jason Lasky, Matt
Mugerauer
EXCUSED: Meredith Scheuermann, Thomas Belter
STAFF: Sara Rutkowski, Interim Community Development Director
Mugerauer called the meeting to order at 4:00 p.m. Roll call was taken and a quorum
declared present.
Approve March 19, 2025 Meeting Minutes
Motion by Hutchinson to approve the September 18, 2024 Meeting minutes.
Seconded by Panek.
Motion carried 5-0.
Presentation from Pangaea Dimensions LLC on Status of Proposed Development
Ms. Rutkowski reintroduced Pangea Dimensions and updated RDA with a brief
summary on the drafted developer’s agreement and mentioned that the developer has
been working with city staff to make progress.
The developer gave an update on the status of the project with proposed new deadlines
and the updates they have made.
Mayor Mugerauer asked for clarification of phase I vs. phase II.
The developer said phase I will be two units, and phase II will be ten units.
Mayor Mugerauer asked about the 6 remaining lots and if they are going to be able to
acquire them for development.
The developer responded that there was one owner occupied that got back to them
about selling, but the owner was asking for a price point out of their budget. Plan
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Redevelopment Authority Minutes 2 May 21, 2025
Commission gave them feedback and said that by the time the ten units are built, there
could be interest in selling.
RDA members encouraged the Developer to build the larger structures first to entice
the other properties to sell.
Ms. Panek asked if they are comfortable with the updated timeline.
The developer said that is correct.
Motion to go into Closed Session
Motion by Panek to go into closed session at 4:20 p.m.
Seconded by Bellcorelli.
Motion carried 5-0.
Motion to end Closed Session
Motion by Panek to end closed session.
Seconded by Bellcorelli.
Motion carried 5-0.
RDA entered back into open session at 4:32 p.m.
Res 25-02 Approve Extension Request for Option to Purchase Residential Lots
Generally Located on West 8th Avenue & West 9th Avenue between Oregon Street
and Nebraska Street, Parcel Numbers 0301010000, 0301040000, 0301050000,
0301060000, 0301070000, 0301100000, 0301110000, 0301120000, 0301130000, 0301150000;
Pangaea Dimensions, LLC ($77,000)
Motion by Lasky to approve 25-02.
Seconded by Bellcorelli.
Motion carried 5-0.
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Redevelopment Authority Minutes 3 May 21, 2025
Public Hearing for Res 25-03 Approve Spot Blight Designation for Property Located
at 1226 Oshkosh Avenue, 1236 Oshkosh Avenue, Vacant Lots Previously Known as
1232 Oshkosh Avenue (Parcel 1600370000) and 1240 Oshkosh Avenue (Parcel
1600390000)
Motion by Panek to approve 25-03.
Seconded by Bellcorelli.
Ms. Rutkowski gave a brief summary of the reasoning for the spot blight and that
CDBG funds can be used to help alleviate the financial burden of demoing and asbestos
removal.
Motion carried 5-0.
Mercury Marine Purchase Agreement Discussion
Ms. Rutkowski updated the board with the status of the agreement and stated staff has
been stalled by ATC trying to get easements in place. Having the easements in place
before selling the lot to Mercury Marine will make reselling the lot in the future easier if
needed.
RFP for 700 Block South Main Discussion
Ms. Rutkowski said there has been multiple developers who have noted interest in this
property for development. Some language in the Request for Purchase draft was
discussed. RDA agreed that the language should be broad to allow for different
developer ideas.
Housing Design Book & Infill Housing Requirements Discussion
The RDA had previously received a link to the housing design book. There are also
plans available for infill lots. With the plans, there are specs that would be followed as
well. There was discussion on the different types of builds in the housing book.
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Redevelopment Authority Minutes 4 May 21, 2025
Executive Director Report
Ms. Rutkowski shared that the State of the City video has images and videos of current
projects being built in real time.
Next Meeting is July 16, 2025, at 4:00 p.m.
Adjournment
There was no further discussion. The meeting adjourned at approximately 5:00 p.m.
(BellCorelli, Lasky)
Respectfully Submitted,
Sara Rutkowski
Interim Executive Director
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.oshkoshwi.gov
TO: Redevelopment Authority
FROM: Sara Rutkowski
Interim Community Development Director
DATE: July 30, 2025
RE: Res 25-04 Accept Storm Sewer Easements Located Northeast of East 9th Ave
from the City of Oshkosh
BACKGROUND
In April 2023, the City of Oshkosh granted two storm sewer easements to the Redevelopment
Authority. The subsequent step, prior to selling the site to the developer, is for the
Redevelopment Authority (RDA) to formally accept these storm sewer easements.
ANALYSIS
The Redevelopment Authority owns the adjacent properties and is facilitating the
redevelopment within the City's Sawdust District redevelopment area. As part of this
redevelopment, a larger property made up of multiple smaller contiguous parcels will benefit
from storm water drainage outfall facilities crossing the City's Riverwalk property along the
shoreline of the Fox River. The purpose of these easements is to allow the installation,
maintenance, and utilization of storm water drainage facilities through the City's Riverwalk
property. The easements are specifically limited to providing storm water drainage benefits to
several parcels.
RECOMMENDATION
The Redevelopment Authority approves Resolution 25-04 accepting the easements from the
City of Oshkosh.
REDEVELOPMENT AUTHORITY OF THE CITY OF OSHKOSH, WISCONSIN
JULY 30, 2025 25-04 RESOLUTION
(APPROVED_______LOST_______LAID OVER_______WITHDRAWN_______)
PURPOSE: ACCEPT STORM SEWER EASEMENTS LOCATED NORTHEAST OF
EAST 9TH AVE FROM THE CITY OF OSHKOSH
BE IT RESOLVED by the Redevelopment Authority of Oshkosh that the
Redevelopment Authority hereby accepts two storm sewer easements located northeast
of East 9th Avenue from the City of Oshkosh, per the attached, and the proper City
officials are authorized and directed to execute any and all documents necessary for
purposes of same.
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: Sara Rutkowski
Interim Community Development Director
DATE: July 30, 2025
RE: Res 25-05 Declaration of Storm Water Drainage Easement Between Parcel
Numbers 90301390300 and 90301550400 (Mill on Main Development)
BACKGROUND
The Redevelopment Authority of Oshkosh needs to establish a drainage easement between
Parcel 90301390300 and Parcel 90301550400. These parcels are part of a phased development
project (Mill on Main) and will remain separate entities, each controlled by different LLCs
during different phases of the project. Establishing a drainage easement is therefore essential
to ensure that no interruption in stormwater management occurs as ownership transitions.
ANALYSIS
Managing stormwater independently is critical to each phase's success because the parcels will
not be combined. The drainage easement will coordinate stormwater flow, aligning with
municipal regulations while accommodating phased ownership. This ensures continuity in
flood risk management and compliance regardless of which LLC oversees each phase.
RECOMMENDATION
It is recommended that the Redevelopment Authority approve the declaration and acceptance
of a drainage easement between Parcel 90301390300 and Parcel 90301550400.
REDEVELOPMENT AUTHORITY OF THE CITY OF OSHKOSH, WISCONSIN
JULY 30, 2025 25-05 RESOLUTION
(APPROVED_______LOST_______LAID OVER_______WITHDRAWN_______)
PURPOSE: DECLARATION OF STORM WATER DRAINAGE EASEMENT
BETWEEN PARCEL NUMBERS 90301390300 AND 90301550400 (MILL
ON MAIN DEVELOPMENT)
BE IT RESOLVED by the Redevelopment Authority of Oshkosh that the
Redevelopment Authority hereby authorizes the establishment of a drainage easement
benefitting and burdening Parcel 90301390300 and Parcel 90301550400, both of which are
currently owned by the Redevelopment Authority. This easement is established for
stormwater management and drainage purposes to enhance the development of each
parcel while maintaining the flexibility of separate ownership of each parcel, and for
reasons as further described in the attached document. The proper City officials are
authorized and directed to execute any and all necessary and appropriate documents to
formalize this easement, ensuring compliance with relevant municipal and
environmental standards.
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.oshkoshwi.gov
TO: Redevelopment Authority
FROM: Sara Rutkowski
Interim Community Development Director
DATE: July 30, 2025
RE: Res 25-06 Approve Housing Specifications for Redevelopment Authority Infill
Lots
BACKGROUND
The Redevelopment Authority of the City of Oshkosh is focusing on the development of infill
lots, which have historically been available but underutilized. To maximize these assets, the
RDA aims to implement housing specifications that ensure uniformity and safety in new
developments. These specifications, informed by a comprehensive housing study, are intended
to align with community needs and enhance neighborhood cohesion.
ANALYSIS
Developing infill lots with consistent and safe housing requires a methodical approach. The
housing specifications were formulated based on insights from the housing study and
thorough review from staff, in an attempt to meet contemporary design, sustainability, and
economic standards. The specifications aim to provide a simple, structured framework that
creates a baseline standard for all developers interested in infill lots, ensuring that housing
developments on infill lots are uniformly safe and aesthetically pleasing, while also adaptable
to the specific characteristics of each site.
The housing specifications that are presented in the attached document have been trimmed
down from other housing organizations housing specifications. That being said, the remaining
pages may still be more than RDA anticipated. Staff is happy to remove any section that RDA
does not feel is appropriate. Staff’s intentions were to provide RDA members with a document
that covered all items that could possibly be included when creating a base standard for all
developers to follow when building on infill lots in our community to match the surrounding
neighborhoods. RDA should trim the document as they see may be required.
RECOMMENDATION
It is recommended that the RDA approve Resolution 25-07, approving Housing Specifications
for RDA Infill Lots with whatever modifications to the Housing Specifications that may be
suggested.
REDEVELOPMENT AUTHORITY OF THE CITY OF OSHKOSH, WISCONSIN
JULY 30, 2025 25-06 RESOLUTION
(APPROVED_______LOST_______LAID OVER_______WITHDRAWN_______)
PURPOSE: APPROVE HOUSING SPECIFICATIONS FOR REDEVELOPMENT
AUTHORITY INFILL LOTS
WHEREAS, the Redevelopment Authority of the City of Oshkosh seeks to
develop infill lots for the purpose of enhancing neighborhood density and
revitalization; and
WHEREAS, the Authority has formulated specific housing design and
construction specifications intended to ensure aesthetic coherence, sustainability, and
compliance with local building codes for these infill lots; and
WHEREAS, appropriate housing specifications will facilitate efficient project
implementation, meeting neighborhood and community standards while promoting
economic development and housing affordability;
NOW, THEREFORE, BE IT RESOLVED, by the Redevelopment Authority of
Oshkosh that the attached housing specifications for infill lots are hereby approved and
adopted; and
BE IT FURTHER RESOLVED, that the necessary City officials are authorized and
empowered to distribute these specifications to prospective developers, and staff will
work collaboratively with applicants and other City departments to ensure the
specifications are practical and feasible for each lot while maintaining the project's
integrity and the applicant's capability to meet these standards.
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HOUSING SPECIFICATIONS
Prepared by: Oshkosh City Staff
Community Development Department
For the Project: Redevelopment Authority Infill Lots
Prepared July, 2025
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INTENTION
The intention of this document is to set the baseline standard for
housing developments that will be located on RDA Infill lots.
The development of infill lots has always been a goal of the RDA. The
infill lots have historically been available but underutilized. To
maximize these assets, the RDA aims to implement housing
specifications that ensure uniformity and safety in new developments.
These specifications, initiated by a comprehensive housing study and
reviewed by city staff, are intended to align with community needs and
enhance neighborhood cohesion. The RDA reserves the right for staff
discretion in the implementation of these housing specifications with
the ability for staff to adjust the requirements as may be required in
unique lot circumstances.
These housing specifications are intended to guide the properties to
include the following attributes:
- Basement, whose square footage shall be at a minimum half of
the square footage of the ground floor
- Garage, whether attached or detached to match the surrounding
properties
- Requirement to still meet all city planning and building
inspection code requirements
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DIVISION: GENERAL REQUIREMENTS
0150 00 - Temporary Facilities and Controls
This work shall consist of the application of temporary measures throughout the
life of the project.
0151 00 - Temporary Utilities
All connections and extensions required to provide temporary utilities shall be
made by the Contractor at the Contractor's expense.
0151 13 -Temporary Electricity
Contractor to provide and install temporary power for construction site. Connect
to existing power service without disrupting local service requirements. Power
feeder service characteristics shall be compatible with the service from which it is
taken. Size, type, and loading shall be per requirements as established by the
National Electric Code (NEC). The contractor shall provide main service
disconnect and over-current protection at a convenient location in accordance
with the NEC. The Contractor shall provide power outlets for construction
operations, with branch wiring and distribution boxes located as necessary and
shall provide flexible power cords as required. Provide and install distribution
equipment, wiring and outlets to provide single phase branch circuits for power
and lighting.
0151 26 - Temporary Lighting
Contractor to provide and install temporary lighting for construction site. Provide
and install temporary lighting in all work areas sufficient to maintain a lighting
level during working hours not less than the lighting level required by OSHA
standards. As permanent lighting facilities are completed, they may be used in
lieu of temporary facilities. Provide temporary lighting as required to satisfy
safety and security requirements.
0152 00 - Construction Facilities
Field offices and sheds, if provided, shall be portable or mobile buildings, or
buildings constructed with floors raised above the ground, securely fixed to
foundations, with steps and landings at entrance doors. Structurally sound,
secure, weather tight enclosures for office and storage.
0158 00 - Project Identification
Within 15 days after the commencement of work, provide one project
identification sign at the locations indicated. Maintain sign throughout the life of
the project. On the sign, list two points of contact by name and telephone number.
Issued permits to be posted at front of all new housing projects along with
address.
0160 00 - Product Requirements (Scope of Work)
All materials shall be installed in strict accordance with the manufacturer's
written specifications or Material's Institute Standards. Where the manufacturer's
recommended details are used, the manufacturer shall be responsible for the
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performance of their product. All Items not specifically mentioned that are
required to make the work complete and operational shall be included.
Installation and Storage - All materials, supplies and equipment shall be
installed per manufacturer's recommendations and per applicable codes and
requirements. Material stored on site shall be protected from damage by moisture,
wind, sun, abuse, or any other harmful effects.
0164 00 - Owner-Furnished Products
Contractor is not responsible for products furnished by the owner that are
damaged prior to opening or receiving. Additional work required to install owner
furnished products will be charged to the owner and due upon installation.
0170 00 - Execution and Closeout Requirements
The execution of all work shall be in strict accordance with these specifications
and manufacturer's written specifications or Material's Institute Standards.
Where the manufacturer's recommended details are used, the manufacturer shall
be responsible for the performance of their product. All work not specifically
mentioned that is required to make the work complete and operational shall be
included.
Codes - Construction shall comply with all applicable state (WI UDC), and
local building/zoning codes. It is the responsibility of the Contractor and
Owner to ensure compliance with said codes and modify the specifications
as needed to comply with such codes.
Measurements - The Contractor shall check and verify all dimensions and
conditions before proceeding with construction. Do not scale drawings.
Noted dimensions take precedence.
Workmanship - Workmanship shall conform to the best and highest
standards of quality in each trade and shall include all items of fabrication,
construction, and installation. All work shall be completed by skilled
tradesmen and mechanics. Installation of all equipment and materials shall
be in strict accordance with manufacturers recommendations.
0180 00 Insurance - Builders Risk Insurance shall be maintained by the contractor
during the course of construction until final acceptance by the owner. All bonding and
insurance requirements shall be coordinated with the Owner prior to beginning
construction. All bonding and insurance requirements shall be coordinated with the
Owner prior to beginning construction.
DIVISION: EXISTING CONDITIONS
0200 00 - Existing Conditions
Contractor shall review construction documents and provide necessary site work,
excavation and grading as required to construct said project.
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0241 00 - Demolition
Provide all labor, materials, and equipment to perform the required demolition of existing
pavement no longer needed for access or parking, abandoned utilities and structures
which interfere with the proposed construction. When required install chain link fencing
around the area of demolition work. Protect all adjacent areas not to be demolished.
Remove all debris from job site before construction begins.
0280 00 - Facility Remediation
Contractor to abate any hazardous material or substance before beginning construction.
Contactor shall contract with a properly licensed and qualified hazardous material
contractor.
0281 00 - Transportation and Disposal of Hazardous Materials
Remove and dispose of any hazardous material before beginning construction. Contactor
shall contract with a properly licensed and qualified hazardous material contractor.
0321 00 - Reinforcing Steel
Reinforcing steel (rebar) shall be minimum ASTM A615, grade 40. All reinforcement
splices shall be in accordance with ACI318 for "Strength Design." All reinforcement steel
shall be accurately placed, rigidly supported, and firmly tied in place with bar supports
and spacers in accordance with ACI 301 and ACI 318, 332 residential concrete.
0322 00 - Welded Wire Fabric Reinforcing
Welded wire fabric shall conform to ASTM A105 and be located in the center of the depth.
Install at slab on grade conditions.
0330 00 - Footings
Poured footings shall be constructed according to ACI 332 for residential concrete. Center
all footings on walls, piers, or columns above unless otherwise noted. All footings shall
rest on undisturbed virgin soil with minimum soil bearing allowable of 2500 psf, tested for
95 percent compaction, or 3/4" stone compacted in 12" lifts to 95 percent density if fill is
required.
0330 01- Slab on Grade Foundations
Concrete floor slabs shall be constructed of 4,000 psi concrete, 4" thick. Place slabs over
well-compacted granular fill compacted in 12-inch lifts to 95 percent density per AASHTO
T-180 Proctor, and a 4 or 6 mil vapor barrier. Construction or control joints shall be
provided in slabs on grade so that the maximum area between joints shall be 400 sq. ft. and
the length of that area is not more than twice the width. Provide smooth steel trowel finish
for all interior slab areas and garage surfaces. Provide broom finish texture for all exterior
slabs. Slope exterior patio or porch slabs away from building at 1/4" of drop in elevation
for every 1'-0" in distance. At garage slab, provide positive drainage and taper lip at
garage/overhead door.
0330 02- Poured Concrete Basement Walls
Poured walls shall be constructed according to ACI 332 for residential concrete or of 3000
psi concrete with #5 re bar (reinforcing steel) at 12" x ·12" on center (OC) placed in a
vertical grid. Thickness of walls shall be a minimum of 8" thick for 8'-0" high, 10" thick for
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9'-0" high, 12" thick for 10' -0" high. Patch all voids and depressions exceeding 3/8 inch in
any direction. Provide appropriate waterproofing system around the exterior perimeter
and install drain tile or form a drain.
0335 00 - Concrete Finishing
Repair of surface defects shall begin immediately after removal of form or pouring of slab
foundation. Provide smooth steel trowel finish for all interior slab areas and garage
surfaces. Provide broom finish texture for all exterior slabs. Slope exterior patio or porch
slabs away from building at 1/4" of drop in elevation for every 1'-0" in distance. At garage
slab, provide positive drainage and taper lip at garage/overhead door. Patch all voids and
depressions exceeding 3/8 inch in any direction.
DIVISION: WOOD, PLASTICS, AND COMPOSITES
0600 00 - Wood, Plastics, and Composites
Contractor shall review construction documents and provide labor and materials
pertaining to carpentry work as required in said documents and as specified herein, while
complying with all applicable building codes.
0610 00- Rough Carpentry
Lumber shall be of live, sound stock and properly dried. Pressure treated lumber shall be
used where any lumber shall come into contract contact with concrete, masonry block or
soil and when using as support members for decks, porches, or balconies. Lumber for use
at exterior shall have a maximum 12 percent moisture content, for dry climates 9 percent is
recommended. Provide adequate bracing and shoring during the construction process.
Studs and joists cut to install plumbing and/or wiring shall be reinforced by adding metal
or wood structural reinforcing to strengthen member back to original capacity and
maintain structural integrity. Wood Species should be #2 Spruce-Pine-Fir or better.
0611 00 - Wood Framing
Floor Framing - Install pre-engineered trusses and framing per manufacturer's guidelines,
details, and construction documents. Pressure treated lumber shall be used where any
lumber shall come into contact with concrete, masonry block, roof curbing or roof
blocking.
Girders: Install girders in pockets formed in the foundation or on top of the sill
plate. The pocket should allow a minimum of 1/2" on both sides for circulation.
Sills: Install single 2"x 6", solid pressure treated lumber horizontally over
continuous sill seal on foundation. Bore holes in sills for anchor bolts.
Exterior Walls - All exterior walls shall be constructed with 2"x 6" wood studs at
16" on center {OC) (unless otherwise noted), with single bottom plates and double top
plates throughout. Where interior partitions meet exterior walls, install 2 studs fastened
together with 2"x 6" blocks approximately one foot long.
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Where exterior openings occur on exterior walls, provide structural headers
designed to carry the loads for the openings. At windowsills, provide a single piece of 2"x
6" lumber. Provide double jacks or liners for openings 6'-O" wide or greater, unless
otherwise noted. Provide braced wall panels per WI UDC requirements, and submitted
wall bracing plan Provide 7/16" plywood sheathing wall bracing.
Fascia and Soffit - Provide and install aluminum fascia and soffit. Wrap all
exposed edges to fully enclose sub-fascia structure. See manufacturers recommendations
for complete installation guidelines.
0643 00 - Wood Stairs and Railings
Heights of treads, lengths of risers and overall width of stairs shall comply with applicable
building codes.
The vertical dimension of one riser (max 8 inches) and the horizontal dimension of
one tread (min 9 inches) will total 17" or 17.5". Maintain a minimum of 6'-8" headroom
measured from the front edge of the tread to a line parallel to the stair run.
UDC stair requires riser max 8”, tread minimum 9”. Head room 76”.
0660 00 - Vinyl Column Wraps
Store and handle in strict compliance with manufacturer's written instructions and
recommendations. Protect from damage due to weather, direct sunlight, excessive
temperature, moisture, surface contamination, construction operations and other causes.
Provide and install 8"x8" square x 8' high, expanded cellular PVC square column. Non•
tapered, smooth shaft, standard capital, and base, Prime and paint.
Floors/walls -- Install R 21 spray foam, polyurethane insulation at box ends of rim
joists. If applicable, between crawlspace and first floor, install 5-1/2" batt insulation with an
R value of 19. Walls, install R -19 insulation or per submitted ResCheck. If applicable,
install 5-1/2" batt insulation in floor system between first and second floor to provide an R
value of 19 for sound attenuation.
Ceilings – Will depend on ResCheck.
Foundation - Will depend on ResCheck. Slope away from building at 1 1/2" or 2” per
foot. Install frost wall 48" below finished grade, along garage/overhead door opening.
0731 13 - Asphalt Shingles
Provide 30-year CertainTeed Landmark dimensional shingle, or approved equivalent, over
one layer of 15# felt. Support roof system with pre-engineered truss system to meet dead
and live load requirements as specified by manufacturer.
Provide and install ice and water shield (one course) on all eaves and valleys.
Provide and install Air Vent, Shingle Vent II, or approved equivalent ridge venting as
indicated on plans (no roll shingle vent).
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0746 00 - Siding
Provide and install engineered exterior siding in accordance with construction documents,
applicable building codes and manufacturers guidelines. Provide all necessary starter
strips, drip cap, corner detailing, etc. required by manufacturer and as stated in
construction documents.
0760 00 - Flashing and Sheet Metal
Install appropriate flashing at all joints of chimneys, dormers, walls, vent pipes and other
connection points to prevent the infiltration of water. Flashing shall be assembled of 26
gauge minimum galvanized, corrosion resistant sheet metal. Valleys shall be wrapped
with 20" wide galvanized flashing and extend 10" in each direction from center-line of
valley. Use 4" wide x 4" high x 10' long galvanized flashing between wall siding and roof
surfaces and step flashing between masonry and roof surfaces. Keep flashing concealed
except where exposed on vertical surfaces or counter flashing.
If copper is used, install 16-ounce hard copper.
0771 23- Manufactured Gutters and Downspouts
Install 5", wide metal gutters and 4"downspouts. Attach every 2'-6" on center (OC) with
straps and/or fasteners. Metal should be 25-gauge aluminum.
0772 00 - Roof Accessories
Contractor shall review construction documents and provide labor and materials
pertaining to proper ventilation as required in construction documents and as specified
herein, while complying with all applicable building codes. Check ventilation
requirements with roof system manufacturer.
DIVISION: OPENINGS
0800 00 - Openings
Contractor shall review construction documents and provide labor and materials
pertaining to the doors and windows as required in said documents and as specified
herein, while complying with all applicable building codes. In all sleeping areas provide
an operable egress standard window or door directly to exterior.
0811 01-Exterior Doors
All exterior doors shall be solid core, insulated and swing inside with weather-tight
thresholds. Install weather-stripping around all doors to match adjacent surface.
Standard Exterior Door, Steel, Fiberglass with clad frame--
ThermaTru Smoothstar S960 Fiberglass, or approved equivalent, 13/4 thick, with full
weather-stripping and metal threshold. Provide necessary hardware per door schedule
below. Provide deadbolt and entrance function knob. Door to be finish painted separate
color inside and out. Where applicable, door between garage and residence must have a
20-minute fire-rated label.
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Garage Service Door- Steel, Fiberglass with clad frame jamb and aluminum sill.
Deadbolt and entrance function lockset. Door to be finish painted same color each side.
(White - can be factory finish).
Exterior Door Frames - Install pre-hung door units.
Exterior casing: brick mold WM180, 1 1/4" 2", finger joint for paint finish or
clear/concealed joint for stain finish
Interior casing: S4S flat moulding board, typical is 9/16" x 2 ¼” finger joint for paint
finish or clear/concealed joint for stain finish
0814 00 - Interior Doors
Interior doors shall be pre-hung split-jamb units, including casing on both sides of the
door.
Standard Interior Door - Type: Solid Core
Style: Five Panel Mission or Shaker
Material: Masonite
Size: as noted on plans.
Interior Door Frames - Install pre-hung split-jamb units with interior casing, S4S flat
moulding board, typical is 9/16" x 2 ¼” finger joint for paint finish or clear/concealed joint
for stain finish
0831 00- Attic Access Door
Install at a minimum 14x24 attic access door per UDC code.
DIVISION: FINISHES
0900 00 - Finishes
Contractor shall review construction documents and provide labor and materials
pertaining to the finishes as required in said documents and as specified herein, while
complying with all applicable building codes.
0929 00- Gypsum Board
Gypsum board must be held firmly against the framing while fastening to avoid later
movement of gypsum board on the shank of the nails or screws.
Joints: At gypsum wallboard joints install a 2" tape. Spread gypsum wallboard mud
at all tape joints, corner beads, nails, and screw penetrations and where a smooth surface is
needed. Apply second coat of wallboard mud after a minimum 24 hours. After drying
(minimum 48 hours), sand all joints and other areas to a smooth consistent surface.
Interior Walls: Sheath walls with 1/2" gypsum wallboard, ceilings with 5/8” gypsum
wallboard, either vertically with long edges parallel to framing, or horizontally with long
edges at right angles to framing members. Offset joints between layers at least 10.
Plaster returns on all window jambs and headers per plan (wood sill). Plaster
method to accept metal interior door frames. Exterior entry doors to be plaster returned or
wood jambs.
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Ceilings: Apply a single layer of 5/8" gypsum wallboard across the supports and
fasten with nails or screws. Offset joints between layers at least 10". Ceiling finish shall be
smooth.
Fire-Rated Gypsum Wallboard: In garages, around gas water heaters and as
required by applicable building codes, install 5/8" Type "X" fire-rated gypsum wallboard.
Attached garages install 5/8 drywall to the exterior porch soffit line with all joints sealed if
not backed by solid wood. Provide fire rated separation between house and attached
garages as required by UDC.
Water Resistant Gypsum Wallboard: Around showers, tubs, whirlpools, or as
required by applicable building codes, install 1/2" water resistant drywall.
DIVISION: SPECIALITIES
1000 00 - Specialties
Contractor shall review construction documents and provide labor and materials
pertaining to the specialties as required in said documents and as specified herein, while
complying with all applicable building codes.
1028 16- Bath Accessories
Contractor shall install toilet paper rolls, 24" towel bars and 36" towel bar. Install toilet
paper rolls 15" Above Finished Floor (AFF). Install one shower curtain rod.
1055 00 - Postal Specialties
Contractor shall install standard postal mailbox. Metal Mailbox to install as per postal
requirements with street number and road visible and easy to read. Install mailbox on
wood post, if required. Address tiles provided by Department of Public Works. Contractor
shall install 4" house numbers on the front of residence and garage.
1057 00 -Wardrobe and Closet Specialties
Install shelving as indicated on construction documents for all closets, storage areas and
pantries. Metal shelving shall be fabricated of heavy-gauge vinyl coated welded steel rod
with deck rod spacing having a maximum distance of 1". Provide supports every 3'-
6"maximum on center (OC)
DIVISION: FURNISHINGS
1230 00- Casework
Install pre-fabricated, kitchen and bath cabinetry as specified in construction documents.
Dimensions of kitchen base cabinets shall be: 24" deep x 36" high U.N.O. Dimensions of
overhead cabinets shall be: 12" deep x 42" high U.N.O. Provide concealed hinges and
cabinet hardware.
Note: Contractor to verify all cabinet sizes, locations, layout, and cost with cabinet
supplier.
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Pre-fabricated: Provide complete details and website of cabinetry quoted.
Doors: Style to be determined, same throughout project.
Exterior Finish: Plastic Laminate, PVC or Composite trim. Color: to be determined.
Interior Finish: Melamine.
Knobs: Pull Handle.
1236 00- Countertops
Plastic laminate, triple cove, standard color, style, and manufacturer to be determined.
Countertops shall be provided and installed per construction documents and finish
schedules. Counter surfaces shall be glued onto 3/4 plywood or appropriate substrate as
recommended by manufacturer. Edges shall be installed per construction documents and
finish schedules. Provide minimum 4" backsplash between counter and wall.
2240 00- Plumbing Fixtures
Provide necessary piping, water and drains for plumbing fixtures as shown on the
construction documents and listed herein.
Fixtures and Fittings - Provide and install plumbing fixtures as listed below as well as two
exterior house bibbs. Verify with plans.
Location Fixture/Fittings Description
Exterior Hose bib Frost-proof,
locate per plan
Laundry Hot/cold washer
hookup and
standpipe
Stainless Steel
Kitchen Sink Stainless Steel
Kitchen Faucet Chrome
Bathroom Tub/Shower 1 piece enclosure
Bathroom Tub/shower Waste/overflow
kit
Bathroom Tub/shower Chrome, low
flow trim kit
Bathroom Toilet White, w/supply
and seat
Bathroom Lavatory White, self-
rimming
Bathroom Faucet Chrome
DIVISION: ELECTRICAL
2600 00- Electrical
Contractor shall review construction documents and provide labor and materials
pertaining to the electrical system as required in construction documents and as specified
herein, while complying with all applicable building codes, local utility requirements and
building restrictions.
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2605 00 - Common Work Results for Electrical
From electrical meter box, install below ground wiring to building. Verify with WPS prior
to installing. Raceways to be buried shall be PVC #2 Plastic Electrical conduit. Where
permitted by code, non-metallic sheathed cable may be used. Wiring from the outside
meter box shall be SE cable.
2605 19 - Conductors and Cables
Provide and install necessary circuits and breakers for appliances as stated in
manufacturer's recommendations per applicable building code requirements.
2605 33 - Raceway and Boxes for Electrical Systems
Flexible or rigid conduits, couplings, supports and nonmetallic ducts. Install conduit
concealed in all areas, excluding mechanical and electrical rooms/areas, connections to
motors and connections to surface cabinets. Coordinate installation of conduit in masonry
work. Unless indicated otherwise, do not install conduit larger than 2 1/2 inches in
concrete slabs. Provide a minimum concrete cover around conduits of 2 inches. Install
conduit free from dents and bruises. Plug ends to prevent entry of dirt and moisture.
Minimize crossovers. Provide flashing and pitch pockets, making watertight joints where
conduits pass through roof or waterproofing membranes. Route all exposed conduits
parallel or perpendicular to building lines. All fittings shall be UL approved.
Fasten raceways securely in place. Firmly fasten within 3 feet of each outlet, junction box,
cabinet, or fitting. Support every 10 feet.
2624 00 - Switchboards and Panelboards
Panel boards shall be Square "D," G.E. or ITE. Provide typewritten directory of circuits
mounted in box. Use dead front panelboards with one-piece cabinets constructed from
code gauge steel, finished with rust inhibiting primer, and baked enamel finish and
manufacturer's standard color. Use factory assembled panelboards with amp rating units
indicated. Provide spare units and blank spaces as indicated.
2627 26 - Wiring Devices
Install white receptacles, switches, and cover plates as per construction documents. For
exterior receptacles install gray cover plates. When two or more switches or receptacles are
located together, gang with one common faceplate. If they cannot be ganged, install with a
minimum distance between units. Install all receptacles at 18" on center (OC) above
finished floor (AFF), unless otherwise noted. At counters, locate receptacles at 44" on
center (OC), above finished floor (AFF). Install switches at 48" on center (OC) above
finished floor (AFF). Locate light switch cover plates 6" from frame of door or corner of
wall. Switch type: Toggle, unless otherwise noted.
DIVISION: EARTHWORK
3110 00 - Site Clearing
The area of clearing shall be maintained within the limits shown on the appropriate site
plans. Remove stumps and matted roots to a depth of 24 inches below existing ground
surface. Dispose of trees and shrubs in accordance with applicable garbage, refuse or
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weeds ordinance. Do not burn materials on site. Remove material from the site as it
accumulates. Do not allow water material to accumulate for more than 48 hours.
Soil Bearing - Foundation designs are based on a soil bearing value of 2500 psf.
Foundations and slabs are designed to uniformly bear on well-compacted, well-drained
non-expansive soils. If required, a certified soils engineer shall review foundation designs
and building loads and compare with subsurface soil investigation. Should on-site
observations show that foundation designs are not satisfactory, a structural engineer
should be contacted immediately to redesign foundations to accommodate conditions.
3111 00 - Clearing and Grubbing
Clear and grub the construction site. Grade building site with appropriate soils. Existing
trees to remain shall be marked prior to clearing and protected to prevent damage. If any
damage is done to walkways, driveways, etc., needed repairs shall be provided by the
contractor. Repair or replace any damaged vegetation or terrain that is indicated to be
protected or is more than eight feet from the edge of any construction.
3120 00 - Earth Moving
Excavate bottom of all foundation walls and footings at building perimeter per UDC code
requirements. Base of footings shall extend down to undisturbed virgin soil which has
been compacted to 95 percent proctor density. All excavation shall be to a level below
existing demolition debris. Board form all footing as required by soil conditions.
For basement walls, excavate area indicated on construction documents, allowing
an additional 18" minimum clearance around the perimeter of foundation walls for proper
drainage and waterproofing assembly.
At slab on grade foundations, compact sub-grade under slabs to a minimum 95%
density. Compact backfill areas not under slabs or foundation to a minimum 90% ASTM
D-689. Sub-base directly under concrete slabs on grade shall be a minimum of four inches
of compacted granular fill.
3122 00 - Grading
Carefully remove loam and topsoil to be incorporated in the finished work and store
separate from the other excavated material. Failure to isolate loam and topsoil from the
other excavations shall require that said soils not be used as topsoil.
When excavations are to be made in paved surfaces, remove pavement so as to provide a
clean, uniform edge with a minimum disturbance of remaining pavement. Do not mix
pavement with other excavated material unless it is broken into pieces measuring 3 inches
or less. Dispose large pieces of pavement away from the site of the work immediately.
Backfill as promptly as is consistent with non-damage to the installed structures. Do not
place frozen material in the backfill. No material shall be placed or compacted when it is
too wet or frozen or when the sub-grade or previously placed material is too wet or frozen.
Backfill ¾ wall height with ¾” stone clay cap.
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3125 00 - Erosion and Sedimentation Controls
Clear the top layer of soil and place in a designated area for use at the end of the project.
Provide swales with positive outfall, and slope grade away from building to allow water to
drain away from the foundation. Backfill around building with subsoil graded free of
lumps larger than 6", rocks larger than 3" and debris. Keep finished grade elevations a
minimum of 6 1/2" below finished floor elevation (see construction documents for exact
locations. Foundation cap required to be in place prior to backfilling. Backfill material shall
be ¾“ stone filled up ¾ of the height of the foundation wall and cap with clay.
3131 16- Termite Control
If required, foundations shall be pre-treated under all slabs and crawlspace areas between
vapor barrier and granular sub-base to conform with HUD minimum standards and
applicable building codes. Treatments shall not be made when soil is excessively wet or
after heavy rains. Contractor shall provide a one-year renewable warranty.
3131 16.19 - Termite Control Barriers
At pier and perimeter foundations, install continuous flashing on all sides and top surface
to prevent sub-terrain termites from penetrating the wood structure.
3140 00 - Shoring and Underpinning
Existing footings, foundations, pile caps, grade beams, retaining walls or pavement which
may be affected by excavation operations shall be shored or underpinned adequately or
otherwise protected against settlement and shall be protected against lateral movement.
Provide necessary materials to hold back earth at excavations and as required to prevent
cave-ins and earth sloughs.
3150 00 - Excavation Support and Protection
Install excavation support systems for safety preservation of existing improvements.
Design criteria of support systems shall consider all loads in a manner which will allow the
safe and expeditious construction of permanent structures without movement or
settlement of the ground.
As required. Wheel rolling area for sliding gates shall be steel towel smooth finish
concrete.
3291 13 - Soil Preparation
Do not plant until finish grades are established and planting areas are properly prepared
and graded. When preliminary grading, including weeding and fertilizing, has been
completed and the soil may be readily worked, grade all planting areas to a smooth, even,
and uniform plane with no abrupt change in surface. Slope soil areas adjacent to buildings
away from the buildings, and direct surface drainage as indicated on the drawings.
Grading shall provide for natural runoff of water without low spot or pockets. Finish
grade of earth in landscaped areas shall be 3 1/2 inches below the top of adjacent
pavement, curbs, or headers.
3292 19 - Seeding
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Seed only when weather conditions are suitable. All newly seeded turf areas shall be free
of broad leaf weeds. Sow seed with mechanical spreaders at the specified rate on a calm
day. Sow one half the seed in one direction and the other half at right angles. Seed shall be
raked lightly into the soil to a depth of 1/4 inch and rolled with a roller weighing not more
than 100 pounds per linear foot of tread. Keep the surface moist by a fine spray until the
grass shows uniform germination over the entire area. Wherever poor germination occurs
in areas larger than three (3) square feet, reseed, roll and water as necessary to obtain
proper germination. Infested areas shall be treated with a selective broadleaf insecticide.
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.oshkoshwi.gov
TO: Redevelopment Authority
FROM: Sara Rutkowski
Interim Community Development Director
DATE: July 30, 2025
RE: Res 25-07 Approve Offer to Purchase Parcel Number 0806110000 (Formerly 42
Mill Street); Keen Capital Management, LLC ($10,500)
BACKGROUND
In September 2023, the Redevelopment Authority acquired this vacant lot with the intention of
utilizing it for future housing development. The acquisition cost was $32,013.71, while the
assessed land value at that time was $16,400. Notably, the lot has remained vacant since at
least 2007. Upon acquisition, the parcel was incorporated into the Redevelopment Authority's
list of infill lots available for sale within the City.
ANALYSIS
Keen Capital Management, LLC has formally submitted an offer for consideration. The
applicant has adhered to the Redevelopment Authority's requirements by providing the
necessary documentation for review by city staff and RDA members.
The home in question is already constructed, having been relocated from the Fond du Lac area
due to impending road construction which necessitated either physical removal or demolition.
It is a single-family, three-bedroom home with a two-car garage. The applicant intends to
utilize the home as a rental property, targeting lower-income individuals. Presently, Keen
Capital Management operates as a property management company that accepts rental
vouchers.
RECOMMENDATION
The Redevelopment Authority approves the offer to purchase 42 Mill Street from Keen Capital
Management, LLC for $10,500.
REDEVELOPMENT AUTHORITY OF THE CITY OF OSHKOSH, WISCONSIN
JULY 30, 2025 25-07 RESOLUTION
(CARRIED________LOST________LAID OVER________WITHDRAWN________)
PURPOSE: APPROVE OFFER TO PURCHASE PARCEL NUMBER 0806110000
(FORMERLY 42 MILL STREET); KEEN CAPITAL MANAGEMENT, LLC
($10,500)
BE IT RESOLVED by the Redevelopment Authority of the City of Oshkosh that
the offer to purchase in the amount of $10,500.00 submitted by Keen Capital
Management, LLC for the property located at parcel number 0806110000 (formerly 42
Mill Street), 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 option to purchase
agreement shall include, but not be limited to:
1) Review and approval of the final development plans by the Department of
Community Development.
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.oshkoshwi.gov
TO: Redevelopment Authority
FROM: Sara Rutkowski
Interim Community Development Director
DATE: July 30, 2025
RE: Executive Director’s Report
SOUTH SHORE REDEVELOPMENT AREA
Boatworks Property
This property has started a waiting list for those interested in leasing in the first building with
completion slated for this Fall.
Former Morgan Door/Jeld Wen
Froedtert ThedaCare Health have made considerable progress constructing their 85,000 sq ft
hospital. They have begun the process of hiring staff.
SAWDUST DISTRICT REDEVELOPMENT AREA
Pioneer Marina/Island Area
The City continues to work with the owner on potential development opportunities. They
have submitted plans for a semi-permanent pergola and installed sand volleyball courts.
Mill on Main Redevelopment Project
Water caused some issues and stalled development for a day while flooring was replaced, but
progress continues. Phase I is anticipated to be completed by Fall of 2025. Staff continues to
work with Mill on Main and the DNR for the installation of the docks.
MARION & PEARL REDEVELOPMENT AREA
Mercury Marine Parking Lot on RDA/City Land
No new update.
Merge Urban Development
No new update.
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.oshkoshwi.gov
SAWYER STREET/OSHKOSH AVENUE
Sawyer Street/Oshkosh Avenue Intersection Reconstruction
The properties have had the asbestos items removed and demolition is moving forward,
hopefully happening this Fall.
HOUSING
Washington School Redevelopment
Right of way, stormwater work, and grading work has gone out to bid. Once the bid numbers
are accepted, staff will begin to work with Habitat for the purchase of their nine lots. Staff will
also be having a Housing Workshop to discuss the process for completing the city’s nine lots.
Jefferson Street/North Main Street Commonwealth Project
Corridor had a minor issue with some footings extending to the ROW and staff is negotiating
an encroachment agreement. Staff is also assisting Corridor with some environmental
remediation due to the unanticipated amounts of contaminated soil that needed to be disposed
of properly. The project is anticipated to be completed in 2026.
Respectfully Submitted,
Sara Rutkowski
Interim Community Development Director