HomeMy WebLinkAbout02.05.26 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
February 5, 2026 4:00pm
City Hall Room 404
I. Roll Call
II. Approve November 19, 2025 Meeting Minutes
III. Presentation and Discussion of Offer to Purchase 1122 High Avenue for Duplex and ADU
project (Parcel 90507280000); CBL Properties, LLC
IV. Review and Discussion of Offer to Purchase 347 W 7th Ave for Residential Home (Parcel
90902760000); First Place Homes, LLC
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 parcel,
90902760000 (347 W 7th Ave) to First Place Homes, and parcel 90507280000 (1122 High Ave),
LLC pursuant to Section 19.85(1)(e) of the Wisconsin State Statutes where competitive
bargaining reasons require a closed session.
VI. Res 26-01 Approve Offer to Purchase 1122 High Avenue for Duplex and ADU project (Parcel
90507280000); CBL Properties, LLC ($10,000.00)
VII. Res 26-02 Approve Offer to Purchase 347 W 7th Ave for Residential Home (Parcel
90902760000); First Place Homes, LLC ($1.00)
VIII. Executive Director Report – Next Meeting March 17, 2026
IX. Adjournment
__________________________________
Redevelopment Authority Minutes 1 November 19, 2025
REDEVELOPMENT AUTHORITY MEETING MINUTES
November 19, 2025
PRESENT: Susan Panek, Adam Bellcorelli, Jason Lasky, Thomas Belter, Matt
Mugerauer, Meredith Scheuermann
EXCUSED: Todd Hutchinson
STAFF: Sara Rutkowski, Community Development Director; Hannah Schueler,
Economic Development Specialist
Rutkowski called the meeting to order at 4:00 p.m. Roll call was taken and a quorum
declared present.
Approve September 17, 2025 Meeting Minutes
Motion by Belter to approve the September 17, 2025 Meeting minutes.
Seconded by Bellcorelli.
Motion carried 5-0.
Discussion of Offer to Purchase Parcel 91004030100 (Formerly 421 E Lincoln Ave);
Lukas & Kari Noskowiak
Ms. Rutkowski explained that 421 E. Lincoln Ave. was discussed in the last RDA
meeting, but there was confusion about the intended purchase price. Initially, staff
thought the offer was $4,001, but the buyers wanted to purchase the lot for $1, expecting
improvements we can't fund or approve. After renegotiating, they've proposed a price
of $2,000. This reduction considers their belief that the property has diseased trees,
although the City Forester found no need for removal. The site's challenging build
conditions and proximity to the railroad support this revised price.
Mr. Belter questioned how the $4,000 figure was misunderstood. Ms. Rutkowski
clarified that the mistake came from including closing costs, which the RDA doesn't
cover, causing confusion about who was responsible.
__________________________________
Redevelopment Authority Minutes 2 November 19, 2025
Presentation for 347 W 7th Ave for Residential Home (Parcel 90902760000); First Place
Homes, LLC
Mr. Hensel presented a workforce housing pilot proposal for 347 W. 7th Ave. by First
Place Homes LLC. Partnering with Legacy Homes, led by Scott Overstrat, the project
aims to increase Oshkosh’s supply of owner-occupied workforce housing. They intend
to collaborate with the City on designing homes that address workforce housing needs
and comply with RDA Infill Design Standards and the City Design Book. Homes will
feature full basements, a requirement by RDA, and expansion opportunities with egress
windows. Minimizing land costs is crucial to maintaining affordability for workforce
buyers.
This initiative supports strategic affordable housing goals, reduces city maintenance
expenses, adds to the long-term tax base, strengthens neighborhoods through owner-
occupied homes, and shifts construction and market risks to the developer. To ensure
homes are sold to qualified workforce buyers and prevent flipping, a system similar to
Habitat for Humanity’s income eligibility checks will be used. A second mortgage or
deed restriction will be placed on properties, ensuring any sales profits within a certain
timeframe revert to RDA. The proposal suggests purchasing the lot for $1.
Discussion of Offer to Purchase Parcels 90102260200, 90102270000, and 90102230000
(Mercury Marine Parking Lot); Brunswick Corporation
The main terms for the Mercury Marine project are finalized, with the lots being
purchased for $48,000. Staff is presenting this item to the RDA to ensure Mercury
Marine's involvement in discussions with ATC regarding the easement. Having a
signed offer to purchase, along with an approved resolution, will facilitate these
negotiations.
Motion by Belter to go into closed session to discuss bargaining options on a number of
purchases.
Seconded by Scheuermann.
Motion carried 6-0
__________________________________
Redevelopment Authority Minutes 3 November 19, 2025
Motion by Belter to back into open session.
Seconded by Scheuermann.
Motion carried 6-0
Res 25-09 Approve Offer to Purchase Parcel Number 91004030100 (Formerly 421 E
Lincoln Ave); Lukas & Kari Noskowiak
Motion by Panek to approved Res 25-09.
Seconded by Scheuermann.
Motion carried 6-0
Res 25-10 Approve Offer to Purchase Parcel 90902760000 (347 W 7th Ave); First Place
Homes, LLC
While not ready to approve, members were committed to continuing discussions,
requiring details on structuring financial returns to the RDA, especially for secondary
sales.
Positive feedback highlighted the proposal's alignment with RDA goals. A policy for
managing financial returns was deemed necessary, referencing existing housing project
frameworks. Economic Development staff will follow up with the organization to
finalize details and draft agreements. The meeting concluded with strong support for
the proposal's development and next steps.
Res 25-11 Approve Offer to Purchase Parcels 90102260200, 90102270000, and
90102230000 (Mercury Marine Parking Lot); Brunswick Corporation
Motion by Bellcorelli to approved Res 25-11.
Seconded by Scheuermann.
Motion carried 6-0
Executive Directors Report
__________________________________
Redevelopment Authority Minutes 4 November 19, 2025
SOUTH SHORE REDEVELOPMENT AREA
Boatworks Property:
A waiting list has been started for those interested in leasing space in the first building,
which is scheduled for completion this Fall.
Former Morgan Door/Jeld Wen:
Froedtert ThedaCare Health has made significant progress on their 85,000 sq ft hospital.
The hiring process for staff has begun.
SAWDUST DISTRICT REDEVELOPMENT AREA
Pioneer Marina/Island Area:
The City is actively collaborating with the owner on potential development
opportunities.
Mill on Main Redevelopment Project:
Phase I is expected to be completed by Spring 2026. The City Council has approved an
extension for Phase II.
MARION & PEARL REDEVELOPMENT AREA
Mercury Marine Parking Lot on RDA/City Land:
The purchase offer has been finalized. An update to the CSM is necessary to reflect the
Riverwalk easement areas. Following the approved offer, City staff and Mercury
Marine will coordinate with ATC on the easements.
Merge Urban Development:
Merge has withdrawn their extension request, and staff are investigating legal options.
__________________________________
Redevelopment Authority Minutes 5 November 19, 2025
HOUSING
Washington School Redevelopment:
Vinton has been awarded the contract for ROW, stormwater, and grading work, which
is currently underway. Coordination with the County is ongoing to finalize the
Emergency Siren release, and discussions are in progress with an adjacent property
owner regarding existing fencing on the Washington lot. The City Council has
approved an agreement with Habitat, and the closing process is in progress.
Jefferson Street/North Main Street Commonwealth Project:
The project's completion is anticipated in 2026.
Next Meeting is January 21, 2026, at 4:00 p.m.
Adjournment
There was no further discussion. The meeting adjourned at approximately 4:55 p.m.
(Panek, Scheuermann)
Respectfully Submitted,
Hannah Schueler
Economic Development Specialist
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.oshkoshwi.gov
TO: Redevelopment Authority
FROM: Hannah Schueler
Economic Development Specialist
DATE: February 5, 2026
RE: Res 26-01 Approve Offer to Purchase 1122 High Avenue for Duplex and ADU
project (Parcel 90507280000); CBL Properties, LLC ($10,000.00)
BACKGROUND
The donated parcel previously contained a single-family residence that was damaged by a
structure fire. Following the fire, the property was donated to the Redevelopment Authority in
2019. The RDA designated the structure as spot blight and proceeded with demolition. Since
that time, the parcel has been marketed and has received several offers; however, none
advanced to closing.
ANALYSIS
CBL Properties, LLC has formally submitted an offer for the RDA’s consideration. The
applicant has satisfied the RDA’s submittal requirements by providing the documentation
required for City staff review and by proposing a project that is consistent with current zoning
standards. If the offer is approved, the applicant will submit final site plans and building
elevations/renderings for zoning and permitting review. The applicant has indicated an
understanding of the required next steps following approval.
The proposed development includes a two-unit duplex as the principal structure and a
detached garage with an accessory dwelling unit (ADU) above. The applicant acknowledges
the applicable housing specification requirements, and the final plans will include a basement.
RECOMMENDATION
The Redevelopment Authority approves the offer to purchase parcel number 90507280000 (1122
High Ave) to CBL Properties, LLC for $10,000.00.
REDEVELOPMENT AUTHORITY OF THE CITY OF OSHKOSH, WISCONSIN
FEBRUARY 05, 2026 26-01 RESOLUTION
(CARRIED_________LOST________LAID OVER________WITHDRAWN________)
PURPOSE: APPROVE OFFER TO PURCHASE 1122 HIGH AVENUE FOR DUPLEX
AND ADU PROJECT (PARCEL 90507280000); CBL PROPERTIES, LLC
(10,000.00)
WHEREAS, the Redevelopment Authority (RDA) of the City of Oshkosh is
dedicated to promoting development and revitalization within city neighborhoods, and
WHEREAS, CBL Properties, LLC has made an offer to purchase Parcel Number
90507280000 located at 1122 High Avenue for the amount of $10,000.00 as part of these
efforts,
WHEREAS, on July 30, 2025, the Redevelopment Authority adopted Resolution
No. 25-06 approving housing specifications and development standards applicable to
RDA-owned residential lots; and
WHEREAS, the Purchaser has submitted preliminary site and building plans for
the property, which have been reviewed by City staff and determined to be generally
consistent with applicable zoning requirements and the Approved Housing
Specifications; and
BE IT RESOLVED by the Redevelopment Authority of the City of Oshkosh that
the offer to purchase in the amount of $10,000.00 submitted by CBL Properties, LLC for
the property located at parcel number 90507280000 (1122 High Avenue), 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.
1122 High Ave
Project Summary: Duplex with Detached Garage ADU
Project Overview
This project proposes the development of a small-scale residential infill project consisting of a
two-unit duplex as the primary structure, along with a detached garage featuring an accessory
dwelling unit (ADU) above. The intent is to closely follow the City of Oshkosh’s recommended
duplex and ADU concept plans, adapting them to fit a single consolidated site plan rather than
creating a custom or unconventional layout.
The development is designed to align with the City’s goals of increasing housing supply through
modest density, well integrated residential projects that are compatible with surrounding
neighborhoods.
Site & Design Approach
The proposed layout includes:
● A duplex located toward the front of the lot, consistent with the City’s recommended
placement for primary residential structures.
● A detached garage located toward the rear of the lot, with a single ADU unit above.
● Standard setbacks, access, and circulation consistent with City guidance and zoning
intent.
At this stage, the plans are conceptual only. No engineered or construction drawings have been
prepared, as the property has not yet been purchased or transferred. Once ownership is secured,
the project would move into detailed design, engineering, and permitting in coordination with
City staff.
Intended Use After Construction
The preferred and anticipated outcome is to retain the property as a long-term rental, with the
units targeted toward workforce and/or student housing at market or workforce-oriented rates.
However, as with most development projects, the final decision will depend on construction
costs, financing terms, and overall project feasibility at the time of completion. If costs become
tighter than anticipated or market conditions warrant, the property may be sold upon completion.
If the numbers remain favorable, as is the current expectation, the intent is to hold the property as
a long-term rental investment.
Offer to Purchase
The proposed Offer to Purchase for the lot is $10,000. This offer reflects the project scope,
anticipated development costs, and the intent to deliver a housing outcome that aligns with City
and RDA goals.
Summary
Overall, this project represents a straightforward, policy aligned infill development that leverages
the City’s own recommended housing concepts. It prioritizes efficient land use, neighborhood
compatibility, and the creation of additional housing units without over-intensifying the site. The
proposal is intended to be collaborative, adaptable, and responsive to City feedback as the project
advances.
To help better visualize I’d like to combine the city recommendations of a duplex and ADU, as
shown below. I also have my rough plan which is drawn to scale at ⅛ = 1 foot that I have sent
along with this project summary.
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.oshkoshwi.gov
TO: Redevelopment Authority
FROM: Hannah Schueler
Economic Development Specialist
DATE: February 5, 2026
RE: Res 26-02 Approve Offer to Purchase Parcel Number 90902760000 (347 W 7th
Ave); First Place Homes, LLC ($1.00)
BACKGROUND
The Redevelopment Authority RDA acquired the residential lot located at 347 W 7th Avenue
in August 2013 for $24,600. The existing structure was demolished in 2015 due to dilapidated
conditions, and the parcel has remained vacant since that time. The lot has been marketed for
sale for several years and has not received prior offers. Redevelopment of this parcel is
consistent with the City’s and RDA’s goals of encouraging infill development and expanding
housing opportunities within established neighborhoods.
First Place Homes, LLC submitted an Offer to Purchase the parcel for $1.00 with the intent of
constructing owner-occupied affordable housing consistent with RDA-approved housing
specifications and applicable City zoning and building standards.
ANALYSIS
At the November 19, 2025 meeting, the RDA laid the item over and requested additional
clarity regarding long-term affordability mechanisms, income eligibility screening, resale
restrictions, and enforcement tools. Staff acknowledges this direction and is actively working
with City staff to evaluate and develop appropriate, enforceable mechanisms that can be
applied consistently across RDA-supported housing projects. Similar policy considerations are
currently being evaluated as part of the Washington Avenue (former Washington School)
redevelopment effort.
The resolution before the Authority is intended to provide conditional approval and clear staff
direction at this stage, allowing the proposed project to remain on schedule for spring
construction while staff continues to refine and implement the specific affordability and resale
safeguards prior to any conveyance of the property.
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
RECOMMENDATION
The Redevelopment Authority approves the offer to purchase parcel number 90902760000 (347
W 7th Ave) to First Place Homes, LLC for $1,00, subject to the conditions and safeguards outlined
in the resolution, and authorize City staff to take all necessary actions to administer and
complete the transaction upon satisfaction of those conditions.
REDEVELOPMENT AUTHORITY OF THE CITY OF OSHKOSH, WISCONSIN
FEBRUARY 05, 2026 26-02 RESOLUTION
(CARRIED_________LOST________LAID OVER________WITHDRAWN________)
PURPOSE: APPROVE OFFER TO PURCHASE PARCEL NUMBER 90902760000 (347
W 7TH AVE); FIRST PLACE HOMES, LLC ($1.00)
WHEREAS, the Redevelopment Authority (RDA) of the City of Oshkosh is
dedicated to promoting development and revitalization within city neighborhoods, and
WHEREAS, First Place Homes, LLC has made an offer to purchase Parcel Number
90902760000 located at 347 W 7th Ave for the amount of $1.00 as part of these efforts,
WHEREAS, on July 30, 2025, the Redevelopment Authority adopted Resolution
No. 25-06 approving housing specifications and development standards applicable to
RDA-owned residential lots; and
WHEREAS, the Purchaser has submitted preliminary site and building plans for
the property, which have been reviewed by City staff and determined to be generally
consistent with applicable zoning requirements and the Approved Housing
Specifications; and
WHEREAS, the proposed conveyance is intended to support long-term
neighborhood stability, affordability, and responsible redevelopment consistent with
RDA objectives; and
WHEREAS, the RDA desires to ensure that appropriate safeguards are established
to protect the public investment, including mechanisms related to resale, recapture, long-
term affordability, and owner occupancy; and
WHEREAS, such safeguards may include, but are not limited to, deed restrictions,
second-mortgage-type instruments, or other legal mechanisms deemed appropriate by
the City Attorney and City Staff; and
WHEREAS, the RDA further desires to establish clear policies and enforceable
language related to income eligibility screening, anti-flipping provisions, and resale gain
recapture to ensure alignment with affordable housing goals; and
WHEREAS, the RDA recognizes the importance of coordinating this project with
existing City and RDA initiatives, including ongoing Washington Housing and other
housing-related projects, to ensure consistency and policy alignment; and
WHEREAS, City staff are best positioned to work collaboratively with legal
counsel and relevant City departments to implement these requirements and provide
ongoing oversight and reporting to the RDA;
NOW, THEREFORE, BE IT RESOLVED, that the Redevelopment Authority of the City
of Oshkosh:
1. Conditionally approves the offer from First Place Homes, LLC to purchase Parcel
Number 90902760000 (347 W 7th Avenue) for One Dollar ($1.00), subject to the
satisfaction of all conditions and requirements outlined in this resolution.
2. Conditions this approval on the development, legal review, and execution of
enforceable mechanisms to protect the RDA’s interests, including resale and
recapture provisions, which may include deed restrictions, a second mortgage–
type structure, or other legal instruments approved by the City Attorney.
3. Conditions this approval on the establishment of income eligibility requirements,
anti-flipping provisions, and resale gain recapture terms designed to preserve
long-term affordability and neighborhood stability.
4. Directs City staff to coordinate with existing City and RDA housing initiatives to
ensure alignment of policy objectives and implementation practices
5. Authorizes City staff, upon satisfaction of all conditions, to take all necessary
actions to complete the transaction and to report back to the RDA regarding
compliance and implementation.
6. Provides that failure to satisfy any condition set forth in this resolution, as
determined by the RDA in its sole discretion, shall render this conditional
approval null and void, and no conveyance of the property shall occur unless
and until all conditions have been fully satisfied and approved.
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.
347 W 7th Ave
New 1707 SQ FT Home proposed to be built on
infill lot at 347 7th Avenue.
3 BR / 2.5 BA / Flex Room / Mud Room/ Pantry /
1st Floor Laundry / Open Concept.
First Place Homes
“Dedicated to building affordable homes
enabling young families to buy their First
Place”
Primary
BR
BR3
BR2LRK
D
Flex
L
WIC
Proposed House Site Plan on 7th Avenue
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
Community Development Director
DATE: February 5, 2025
RE: Executive Director’s Report
SOUTH SHORE REDEVELOPMENT AREA
Boatworks Property
This project continues to move forward on the expected timelines.
Former Morgan Door/Jeld Wen
Froedtert ThedaCare Health has officially opened and is accepting patients. They continue to
hire staff to fully staff all services offered. Tax increment is expected to begin generating next
year.
SAWDUST DISTRICT REDEVELOPMENT AREA
Pioneer Marina/Island Area
The City continues to work with the owner on potential development opportunities. Pioneer
Island is looking to have the tiki bar become a permanent structure. This may potentially
trigger the necessity to put in a public accessible Riverwalk around the island.
Mill on Main Redevelopment Project
Phase I is anticipated to be completed by Summer of 2026. City Inspection staff continue to
work with contractors and sub-contractors to meet all needed code requirements.
MARION & PEARL REDEVELOPMENT AREA
Mercury Marine Parking Lot on RDA/City Land
The CSM has been completed and recorded. Staff and Merc Marine are finalizing offer terms
and future Riverwalk easement language. After the approved OTP, staff will work with ATC
on the easements.
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.oshkoshwi.gov
Merge Urban Development
Merge has received notification of default due to Building 3 not being constructed by the set
timeline. They have indicated to staff that no request for an extension will be coming at this
time.
HOUSING
Washington School Redevelopment
Vinton has completed the ROW, stormwater and grading work. The Emergency Siren release
with the county has been completed. Staff continues to work with a property owner adjacent
to the lot that has some fencing on a Washington lot. Habitat closed on four parcels. The
Request for Proposal to build the city owned nine lots is being completed with legal
consultation.
Jefferson Street/North Main Street Commonwealth Project (The Corridor)
The project is anticipated to be completed in 2026. Staff has begun working on access lane
creation for the daycare dropoff/pickup location.
Respectfully Submitted,
Sara Rutkowski
Community Development Director