HomeMy WebLinkAbout09-210JUNE 9, 2009 09 -210 RESOLUTION
(CARRIED 7 -0 LOST LAID OVER WITHDRAWN )
PURPOSE: APPROVE TAX INCREMENT DISTRICT NO. 23 PROJECT
PLAN; DESIGNATE TAX INCREMENT DISTRICT NO. 23
BOUNDARIES; CREATE TAX INCREMENT DISTRICT NO. 23
SOUTHWEST INDUSTRIAL PARK EXPANSION
INITIATED BY: CITY ADMINISTRATION
PLAN COMMISSION RECOMMENDATION: Approved
WHEREAS, pursuant to Section 66.1105, Wis. Stats., the City of Oshkosh proposes
to create Tax Increment District No. 23 Southwest Industrial Park Expansion; and
WHEREAS, the City of Oshkosh Plan Commission has prepared and adopted a
project plan for Tax Increment District No. 23 Southwest Industrial Park Expansion, which:
1) Includes a statement listing the kind, number and location of all proposed public
works or improvements within such District.
2) Contains an economic feasibility study.
3) Contains a detailed list of estimated project costs.
4) Contains a description of the methods of financing all estimated project costs and
the time when such costs or monetary obligations related thereto are to be incurred.
5) Includes a map showing existing uses and conditions of real property in such
District.
6) Includes a map showing proposed improvements and uses therein.
7) Contains a list of estimated non - project costs.
8) Contains a statement of a proposed method for the relocation of any person to be
displaced.
9) Indicates how the creation of TID No. 23 promotes the orderly development of the
City.
10) Contains an opinion of the City Attorney that the Plan complies with Section
66.1105(4)(f), Wis. Stats.
and
WHEREAS, the Plan Commission has held a public hearing on the creation of TID
No. 23 and the proposed boundaries thereof and has notified the Chief Executive Officers
of all local government entities having the power to levy taxes on property within the
District, including the School Board of any school district which includes property within the
District pursuant to Section 66.1105, Wis. Stats.; and
JUNE 9, 2009
09 -210 RESOLUTION
CONT'D
1) The improvements contemplated in TID #23 — Southwest Industrial Park Expansion,
are likely to significantly enhance the value of substantially all real property in TID
#23.
2) Not less than 50% of the real property within TID #23 is suitable for industrial
development and zoned for industrial uses.
3) Implementation of this Project Plan is consistent with the City's 2005
Comprehensive Plan and its associated amendments and additions.
4) Project costs associated with implementing this project plan are consistent with the
purpose for which the District was created.
5) The equalized value of taxable property of the district plus all existing districts does
not exceed 8% of the total equalized value of taxable property within the city.
NOW, THEREFORE, BE IT RESOLVED that the Common Council of the City of
Oshkosh approves said Project Plan for Tax Incremental District No. 23 — Southwest
Industrial Park Expansion, pursuant to the provisions of Section 66.1105, Wis. Stats.
BE IT FURTHER RESOLVED that the Common Council of the City of Oshkosh
hereby designates the boundaries of TID No. 23 as described in "Exhibit A ".
BE IT FURTHER RESOLVED that the Common Council of the City of Oshkosh
hereby approves creation of Tax Incremental Financing District No. 23 — Southwest
Industrial Park Expansion.
BE IT FURTHER RESOLVED that the improvements contemplated in TID No. 23 —
Southwest Industrial Park Expansion, are likely to significantly enhance the value of all
real property in TID No. 23.
BE IT FURTHER RESOLVED that the value of equalized, taxable property in TID
No. 23, together with all other established Tax Incremental Districts, does not exceed 8%
of the total equalized value of taxable property within the City of Oshkosh.
BE IT FURTHER RESOLVED that not less than 50% of the real property within TID
#23 is suitable for industrial uses within the meaning of 66.0415, Wis. Stats., and has been
zoned for industrial uses.
BE IT FURTHER RESOLVED that all property within TID #23 is zoned for industrial
use and will remain zoned for industrial uses for the life of TID #23.
JUNE 9, 2009
09 -210 RESOLUTION
CONT'D
BE IT FURTHER RESOLVED that the project costs are consistent with the purposes
for which the Tax Incremental District is created with the primary objective being to provide
the improvements necessary to facilitate the expansion the Southwest Industrial Park and
industrial development within TID #23.
"EXHIBIT A"
TIF 23 SOUTHWEST INDUSTRIAL PARK EXPANSION
LEGAL DESCRIPTION
ALL OF LOT 1 IN CERTIFIED SURVEY MAP NUMBER 4446 BEING ALL OF THE SOUTHEAST' /4 OF THE
NORTHWEST 1 /4, ALSO ALL OF ALL OF LOT 3 IN CERTIFIED SURVEY MAP NUMBER 6090 BEING PART
OF THE NORTHWEST' /4 OF THE SOUTHEAST' /4 AND THE SOUTHWEST' /4 OF THE NORTHEAST 1 /4,
ALSO ALL OF OUTLOT 1 OF CERTIFIED SURVEY MAP NUMBER 3424 BEING PART OF THE
NORTHEAST' /4 OF THE SOUTHEAST 1 /4, AND PART OF LANDS LOCATED IN THE NORTHWEST' /4AND
NORTHEAST '/4 OF THE SOUTHEAST '/4, PART OF LANDS LOCATED IN THE NORTHWEST '/4,
NORTHEAST' /4 AND SOUTHEAST' /4 OF THE SOUTHWEST 1 /4, AND PART OF LANDS LOCATED IN THE
SOUTHWEST' /4 OF THE NORTHWEST 1 /4, ALL IN SECTION 32, ALSO ALL OF THE EAST 1/2 OF THE
SOUTHEAST' /4 OF SECTION 31, ALL IN TOWNSHIP 18 NORTH RANGE 16 EAST, TOWN OFALGOMA,
WINNEBAGO COUNTY, WISCONSIN WHICH IS BOUNDED AND DESCRIBED AS FOLLOWS:
COMMENCING FROM THE SOUTHEAST CORNER OF SECTION 31 AND POINT OF BEGINNING,
THENCE NORTH 89 0 12'53" WEST, 1,334.63 FEET ALONG THE SOUTH LINE OF SAID SECTION 31 TO
THE SOUTHWEST CORNER OF THE SOUTHEAST' /4 OF THE SOUTHEAST' /4 OF SAID SECTION 31;
THENCE NORTH 00 0 07'14" EAST, 2,647.31 FEET ALONG THE WEST LINE OF THE EAST Y2 OF THE
SOUTHEAST '/4 OF SAID SECTION 31 TO THE NORTHWEST CORNER OF SAID '/4 , '/4 SECTION;
THENCE SOUTH 89 0 05'09" EAST, 1,329.56 FEET ALONG THE NORTH LINE OF THE NORTHEAST' /4 OF
THE SOUTHEAST' /4 OF SAID SECTION 31 TO THE NORTHEAST CORNER OF SAID 1 /4 , '/4 SECTION;
THENCE SOUTH 00 0 00'36" WEST, 377.01 FEET ALONG THE EAST LINE OF THE SOUTHEAST' /4 OF
SAID SECTION 31; THENCE SOUTH 89 0 29'08" EAST, 256.01 FEET; THENCE NORTH 00 0 00'36" EAST,
377.01 FEET TO A POINT ON THE SOUTH LINE OF THE S.W. 1/4 OF THE N.W. 1/4 OF SAID SECTION;
THENCE NORTH 89 0 29'08 ", 47.30 FEET WEST ALONG SAID SOUTH 1/4, 1/4 LINE; THENCE NORTH
00 0 32'49" EAST, 417.15 FEET; THENCE NORTH 89 0 24'37" WEST 208.72 FEET TO A POINT ON THE
WEST LINE OF SAID SECTION 32; THENCE NORTH 00 0 32'43" EAST, 919.32 FEET ALONG SAID WEST
1/4,1/4 LINE TO THE NORTHWEST CORNER OF SAID 1/4,1/4 SECTION; THENCE SOUTH 89 0 15'48"
EAST, 2,722.16 FEET ALONG THE NORTH LINE OF THE SOUTH Y2 OF THE NORTHWEST' /4 OF SAID
SECTION 32 TO THE NORTHWEST CORNER OF THE SOUTHEAST' /4 OF THE NORTHWEST' /4 OF
SAID SECTION 32; THENCE SOUTH 00 0 57'58" WEST, 476.22 FEET ALONG THE EAST LINE OF THE
NORTHWEST '/4 OF SAID SECTION 32; THENCE SOUTH 16 0 29'29" EAST, 250.00 FEET ALONG AN
EASTERLY LINE OF LOT 3, CERTIFIED SURVEY MAP NUMBER 6090; THENCE SOUTH 00 0 57'58"
WEST, 611.10 FEET ALONG AN EASTERLY LINE OF SAID LOT 3, CERTIFIED SURVEY MAP NUMBER
6090; THENCE SOUTH 89 0 21'03" EAST, 689.94 FEET ALONG THE NORTH LINE OF SAID LOT 3,
CERTIFIED SURVEY MAP NUMBER 6090; THENCE SOUTH 00 0 39'39" WEST, 555.74 FEETTOA POINT
ON THE NORTHERLY RAILROAD RIGHT -OF -WAY LINE OF WISCONSIN AND SOUTHERN RAILROAD;
THENCE NORTH 59 0 36'05" EAST, 649.81 FEET ALONG SAID RAIL ROAD RIGHT- OF- WAYANDSOUTH
LINE OF LOT 2 OF CERTIFIED SURVEY MAP NUMBER 6090; THENCE NORTH 00 0 45'26" EAST, 220.60
FEET ALONG THE EAST LINE OF SAID LOT 2 OF CERTIFIED SURVEY MAP NUMBER 6090 TO THE
NORTHEAST CORNER OF THE NORTHWEST '/4 OF THE SOUTHEAST '/4 OF SAID SECTION 31;
THENCE S89 0 21'03" EAST, 494.00 FEET ALONG THE NORTH LINE OF THE NORTHEAST' /4 OF THE
SOUTHEAST' /4 OF SAID SECTION 32, TO A POINT ON THE SOUTHERLY RAILROAD RIGHT -OF -WAY
LINE OF WISCONSIN AND SOUTHERN RAILROAD; THENCE SOUTH 59 0 36'05" WEST 3,697.10 FEET
ALONG SAID SOUTHERLY RAILROAD RIGHT -OF -WAY LINE OF WISCONSIN AND SOUTHERN
RAILROAD; THENCE NORTH 00 0 30'26" EAST, 577.76 FEET ALONG THE WEST LINE OF THE
SOUTHEAST' /4 OF THE SOUTHWEST' /4 OF SAID SECTION 32 TO THE NORTHWEST CORNER OF
SAID 1 /4 ,'/4 SECTION; THENCE NORTH 89 0 19'40" WEST, 1,344.73 FEET ALONG THE SOUTH LINE OF
THE NORTHWEST' /4 OF THE SOUTHWEST' /4 OF SAID SECTION 32 TO THE SOUTHWEST CORNER
OF SAID 1 /4 , '/4 SECTION; THENCE SOUTH 00 0 00'36" WEST, 1,322.19 FEET ALONG THE WEST LINE
OF SAID SECTION 32 TO THE POINT OF BEGINNING.
"EXHIBIT A"
TIF 23 SOUTHWEST INDUSTRIAL PARK EXPANSION
LEGAL DESCRIPTION
ALL OF LOT 1 IN CERTIFIED SURVEY MAP NUMBER 4446 BEING ALL OF THE SOUTHEAST % OF
THE NORTHWEST %, ALSO ALL OF ALL OF LOT 3 IN CERTIFIED SURVEY MAP NUMBER 6090 BEING
PART OF THE NORTHWEST % OF THE SOUTHEAST % AND THE SOUTHWEST % OF THE
NORTHEAST %, ALSO ALL OF OUTLOT 1 OF CERTIFIED SURVEY MAP NUMBER 3424 BEING PART
OF THE NORTHEAST % OF THE SOUTHEAST %, AND PART OF LANDS LOCATED IN THE
NORTHWEST %AND NORTHEAST % OF THE SOUTHEAST %, PART OF LANDS LOCATED IN THE
NORTHWEST %, NORTHEAST % AND SOUTHEAST % OF THE SOUTHWEST %, AND PART OF
LANDS LOCATED IN THE SOUTHWEST % OF THE NORTHWEST %, ALL IN SECTION 32, ALSO ALL
OF THE EAST 1/2 OF THE SOUTHEAST % SECTION 31, ALL IN TOWNSHIP 18 NORTH RANGE 16
EAST, TOWN OF ALGOMA, WINNEBAGO COUNTY, WISCONSIN WHICH IS BOUNDED AND
DESCRIBED AS FOLLOWS: COMMENCING FROM THE SOUTHEAST CORNER OF SECTION 31 AND
POINT OF BEGINNING, THENCE NORTH 89 °12'53" WEST, 1,334.63 FEET ALONG THE SOUTH LINE
OF SAID SECTION 31 TO THE SOUTHWEST CORNER OF THE SOUTHEAST % THE SOUTHEAST
% OF SAID SECTION 31; THENCE NORTH 00 °07'14" EAST, 2,647.31 FEET ALONG THE WEST LINE
OF THE EAST' /2 OF THE SOUTHEAST % OF SAID SECTION 31 TO THE NORTHWEST CORNER OF
SAID %, %SECTION; THENCE SOUTH 89 °05'09" EAST, 1,329.56 FEET ALONG THE NORTH LINE OF
THE NORTHEAST % OF THE SOUTHEAST % OF SAID SECTION 31 TO THE NORTHEAST CORNER
OF SAID %, %SECTION; THENCE SOUTH 00 °00'36" WEST, 377.01 FEET ALONG THE EAST LINE OF
THE SOUTHEAST %OF SAID SECTION 31; THENCE SOUTH 89 °29'08" EAST, 256.01 FEET; THENCE
NORTH 00 0 00'36" EAST, 377.01 FEET TO A POINT ON THE SOUTH LINE OF THE S.W. 1/4 OF.THE
N.W. 1/4 OF SAID SECTION; THENCE NORTH 89 °29'08 ", 47.30 FEET WESTALONG SAID SOUTH 114,
1/4 LINE; THENCE NORTH 00 °32'49" EAST, 417.15 FEET; THENCE NORTH 89 °24'37" WEST 208.72
FEET TO A POINT ON THE WEST LINE OF SAID SECTION 32; THENCE NORTH 00 °32'43" EAST,
919.32 FEET ALONG SAID WEST 1/4,1/4 LINE TO THE NORTHWEST CORNER OF SAID 1/4,1/4
SECTION; THENCE SOUTH 89 °15'48" EAST, 2,722.16 FEET ALONG THE NORTH LINE OF THE`
SOUTH' /2 OF THE NORTHWEST % OF SAID SECTION 32 TO THE NORTHWEST CORNER OF THE
SOUTHEAST % OF THE NORTHWEST % OF SAID SECTION 32; THENCE SOUTH 00 °57'58" WEST,
476.22 FEET ALONG THE EAST LINE OF THE NORTHWEST % OF SAID SECTION 32; THENCE
SOUTH 16 0 29'29" EAST, 250.00 FEET ALONG AN EASTERLY LINE OF LOT 3, CERTIFIED SURVEY
MAP NUMBER 6090; THENCE SOUTH 00 °57'58" WEST, 611.10 FEET ALONG AN EASTERLY LINE OF
SAID LOT 3, CERTIFIED SURVEY MAP NUMBER 6090; THENCE SOUTH 89 °21'03" EAST, 689.94 FEET
ALONG THE NORTH LINE OF SAID LOT 3, CERTIFIED SURVEY MAP NUMBER 6090; THENCE SOUTH
00 0 39'39" WEST, 555.74 FEET TO A POINT ON THE NORTHERLY RAILROAD RIGHT -OF -WAY LINE OF
WISCONSIN AND SOUTHERN RAILROAD; THENCE NORTH 59 0 36'05" EAST, 649.81 FEET ALONG
SAID RAIL ROAD RIGHT -OF -WAY AND SOUTH LINE OF LOT 2 OF CERTIFIED SURVEY MAP
NUMBER 6090; THENCE NORTH 00 0 45'26" EAST, 220.60 FEET ALONG THE EAST LINE OF SAID LOT
2 OF CERTIFIED SURVEY MAP NUMBER 6090 TO THE NORTHEAST CORNER OF THE NORTHWEST
% OF THE SOUTHEAST % OF SAID SECTION 31; THENCE S89 0 21'03" EAST, 494.00 FEET ALONG
THE NORTH LINE OF THE NORTHEAST % OF THE SOUTHEAST % OF SAID SECTION 32, TO A
POINT ON THE SOUTHERLY RAILROAD RIGHT -OF -WAY LINE OF WISCONSIN AND SOUTHERN
RAILROAD; THENCE SOUTH 59 °36'05" WEST 3,697.10 FEET ALONG SAID SOUTHERLY RAILROAD
RIGHT -OF -WAY LINE OF WISCONSIN AND SOUTHERN RAILROAD; THENCE NORTH 00 0 30'26" EAST,
577.76 FEET ALONG THE WEST LINE OF THE SOUTHEAST % OF THE SOUTHWEST % OF SAID
SECTION 32 TO THE NORTHWEST CORNER OF SAID %, % SECTION; THENCE NORTH 89 ° 19'40"
WEST, 1,344.73 FEET ALONG THE SOUTH LINE OF THE NORTHWEST % OF THE SOUTHWEST %
OF SAID SECTION 32 TO THE SOUTHWEST CORNER OF SAID %, % SECTION; THENCE SOUTH
00 0 00'36" WEST, 1,322.19 FEET ALONG THE WEST LINE OF SAID SECTION 32 TO THE POINT OF
BEGINNING.
ITEM: PROPOSED CREATION OF TAX INCREMENT DISTRICT #23
SOUTHWEST INDUSTRIAL PARK EXPANSION: DESIGNATION OF
BOUNDARIES AND APPROVAL OF PROJECT PLAN - City Administration
Plan Commission meeting of May 19, 2009
GENERAL DESCRIPTION/BACKGROUND
TID #23 is being proposed to facilitate expansion of the Southwest Industrial Park. The Project Plan
includes a statement listing the kind, number, and location of proposed improvements. It contains an
economic feasibility study, a detailed list of estimated project costs and timing of those costs as well
as a method of financing. The Project Plan, which is estimated to cost approximately $8.45 million,
includes projects and costs for construction of streets, sanitary sewer, water utilities, storm sewer and
storm water management, railroad and organizational /administrative /technical service.
The project costs will be financed through sales of general obligation notes and repaid through the
property tax increment generated on the new development in the TID. Tax Increment Law, §66.1105
of Wisconsin Statutes, provides a mechanism that enables cities to rehabilitate blighted areas,
improve business areas, and/or develop industrial sites. The intent of the law is to defray the cost of
improvements in a Tax Increment District by using incremental tax revenue generated by the new
development. The value increment is the difference between the base value of the TID at the time of
creation and the increased value of the property in subsequent years until the TID is dissolved. It is
the value increment generated from new development that is used to retire the debt incurred by the
city in implementation of project activities. TIDs provide benefits to all taxing entities by promoting
development of new taxable value that may not otherwise occur.
ANALYSIS
The area within the proposed TID is estimated at approximately 266 acres with an estimated 246
acres being developable, after removal of wetlands and existing roads. The plan involves extending
Global Parkway (with full utilities) north and west to connect the existing road to Clairville Road as
well as extend it an additional quarter mile west. Additionally, the plan includes the construction of a
new railroad line west from Global Parkway through Clairville road a quarter of a mile to service
future industrial lots. Other improvements relate to the construction of several stormwater detention
ponds, adding water on STH 91 and adding sanitary sewer and water on Clairville Road. The area
surrounding the proposed TID is agricultural to the west and north and industrial to the east and
south. Some scattered single family residences exist along 20 Avenue and on the south side of STH
91.
The City's Comprehensive Plan recommends that the City promote continued manufacturing
development and provide the infrastructure to support this development. This requires that there be
an adequate supply of sites available for manufacturing activity. The Southwest Industrial Park has
been the City's most successful TID with a current value of approximately $175 million. Proposed
TID 423 represents a succession to Tax Increment Finance Districts #3, 47 and # 18. Expansion of
the Southwest Industrial Park is necessary because there are only about 103 acres /14 lots of
developable land left in the park, most lots being smaller in size (less than 7 acres) and oddly shaped
making then difficult for industrial users to develop. The annual rate of absorption of industrial land
within the City has historically been approximately 30 acres per year, which means it could be
feasible for the Southwest Industrial Park to exhaust its inventory of developable land by 2013.
The economic feasibility of the TID is based on the assumption of land sales at 30 acres per year with
a developed value of $278,000 per acre, not accounting for personal property. Using these
assumptions, it was determined that this TID should have an equalized value of over $87 million and
generate over $29 million in tax increment at the end of its statutorily allowed life span of 20 years.
Approval of the TID #23 Project Plan and designation of the boundaries for the expansion area to the
Southwest Industrial Park further the goal of providing an adequate amount of land /sites available for
manufacturing activity, as designated in the 2005 Comprehensive Plan.
RECOMMENDATIONS /CONDITIONS
The Department of Community Development asks that the Plan Commission approve the boundaries
of TID # 23 and the TID # 23 Project Plan, and recommend approval of the TID boundaries and
Project Plan to the Common Council.
The Plan Commission approved of the creation of TID #23 with the boundaries and Project Plan
requested. The following is the Plan Commission's discussion on this item.
Mr. Burich presented the item and reviewed the area covered by the TID and the proposed layout of
said area. He commented that the southwest industrial park is the most successful TID to date.
Mr. Borsuk questioned if the TIF district would preclude developers from utilizing the pay go
mechanism for financing a project.
Mr. Burich stated that this type of financing is usually utilized with private development sites not in
an industrial park; however it can still be used as a component for development in a TIF district if the
project plan allowed it.
Mr. Nollenberger commented that this would depend on the amount of TIF district public
improvement costs and the amount of funding coming back from the TIF district.
Mr. Kinney stated that the City has never utilized development grants for industrial use; however an
amendment can be added to the TID district to include a provision for a development grant if
necessary. He further explained how TIF projects usually work and how they are financed.
Mr. Thoms questioned how many years the TID district would be in place.
Mr. Burich responded 20 years.
Mr. Thoms commented that the City has budget problems now and questioned where we would be
getting the funding to finance the $8.45 million dollars needed for this project.
Creation of TID 423 -SW Industrial Park
Mr. Kinney explained that the City would not be expending the entire amount at one time and that the
funding is spent over a number of years to finance the improvements and is offset by land purchases
in the park. As the park already exists and the area is being expanded, it is less costly to the City. He
further explained that this model has worked very successfully in Oshkosh for many years and it is a
wise investment for the community. He gave additional explanation of the financing of an industrial
TIF district.
Mr. Borsuk stated that he supports the TID district as it is crucial for industrial development to have
the lands ready and available for occupancy and the ability to ship from the area by rail is a big
bonus.
Mr. Nollenberger questioned if the Plan Commission is approving the project plan and boundaries or
if they would also be approving the financing plan as well.
Mr. Burich responded that approval is sought for the project plan and boundaries only and is just the
first step in the process. The financing expenditures are only estimated expenses at this time.
Ms. Mattox inquired if the layout of the site made the best use of the railroad access.
Mr. Burich replied that a consultant studies the area and draws up the plans taking these issues into
consideration. It is also consistent with the Comprehensive Plan.
Ms. Mattox also inquired if Chamco still markets the property for the City.
Mr. Burich responded affirmatively.
Mr. Fojtik opened the public hearing for comment. There was no one present to speak, so the public
hearing was closed.
Motion by Lowry to approve the creation of Tax Increment District 423 Southwest Industrial
Park Expansion, designation of boundaries and approval of project plan as requested.
Seconded by Mattox. Motion carried 7 -0.
Creation of TID #23 -SW Industrial Park
Project Plan for:
City of Oshkosh
TAX INCREMENT FINANCING DISTRICT #23
Southwest Industrial Park Expansion
Adopted by:
Plan Commission: May 19, 2009
Common Council: Pending
Joint Review Board: Pending
Department of Community Development
Table of Contents
PlanSummary .............................................................................................................. ..............................1
Introduction................................................................................................................. ..............................2
Purpose......................................................................................................................... ..............................2
Proposal................................................................ ............................... ..................... ..............................3
IndustrialDevelopment Program ....................:......................................................... ..............................3
Boundaries/Legal Description .................................................................................... ..............................3
Nameof District ........................................................................................................... ..............................4
CreationDate ............................................................................................................... ..............................5
ProjectCosts and Improvements ............................................................................... ..............................5
Methodof Financing ................................................................................................... ..............................6
Master Plan, Zoning, Building and Other Code Considerations ............................ ..............................6
EconomicFeasibility/Expectation for Development ................................................ ..............................6
Promotionof Orderly Development .......................................................................... ..............................7
ProposedUses .............................................................................................................. ..............................7
Non - Project Costs ........................................................................................................ ..............................7
Relocation.................................................................................................................... ............................... 7
Findings........................................................................................................................ ..............................8
AppendixA — Project Expenditures ..:....................................................................... ..............................9
Appendix B — Project Maps
_. Boundaries .....:.........
Proposed Improvements
ExistingZoning ....................................................................... .............................14
ProposedZoning ..................................................................... ......................:......15
ExistingLand Use ................................................................... .............................16
ProposedLand Use .................................................................. ............................17'
AppendixC — Notice of Public Hearing .................................................................... .............................18
AppendixD — Attorney's Opinion ............................................................................ .............................20
Appendix E — Section 30 -30 Zoning Ordinance M -3 General Industrial District Provisions .......... 21
Appendix F — Plan Commission/Public Hearing Minutes of May 19, 2009 .......... .............................23
AppendixG — Common Council Creation Resolution .............................................. ...............................
AppendixH — Joint Review Board Approval ............................................................ ...............................
TAX INCREMENTAL DISTRICT #23
PROJECT PLAN
CITY OF OSHKOSH
ADOPTED BY THE PLAN COMMISSION
May 19, 2009
ADOPTED BY THE COMMON COUNCIL
ADOPTED BY THE JOINT REVIEW BOARD
.. ..
DEPARTMENT OF COMMUNITY DEVELOPMENT
May 2009
Plan Summary
City of Oshkosh
Tax Increment District # 23 Project Plan
District Name: City of Oshkosh Tax Increment District 423 Southwest Industrial
Park Expansion
Location: Southwest side of Oshkosh, south of W. 20'' Avenue, north of
STH 91, west of S. Oakwood Road encompassing lands on both
sides of Clairville Road.
Size:
Approximately 266 acres
Purpose: To facilitate the expansion and continued development of the
Southwest Industrial Park and to promote private industrial
development in the area.
Proposed Project
Costs: Approximately $8.45 million for costs related to infrastructure
improvements including; sanitary sewer, water, streets, storm
sewer and drainage, streetscaping, and gas and electric lines. Costs
also include financing and administrative /organizational costs.
Project Financing: $12.9 million borrowing program, utilizing General Obligation
notes, including financing costs and capitalized interest.
Projected Revenues: The District is projected to create approximately $87 million in
new tax base at the end of its anticipated life period (2010 — 2030).
It will generate approximately $29.4 million in tax increments
during that same period.
Economic Feasibility: Based on planned expenditures and revenue levels, all costs of the
TID will be paid off by the end of 2030, the 20th year and the
district will be dissolved. Beginning in 2031, all taxes generated as
a result of development in the TID will be apportioned among and
directly benefit all taxing entities.
Introduction
Wisconsin's Tax Incremental Financing law provides a mechanism that enables cities and
villages to rehabilitate blighted areas, improve business areas, and/or develop industrial
sites. The intent is to defray the cost of public improvements in a designated Tax
Incremental District (TID) by using tax revenues or increments generated from new
development to pay for project improvements in the district.
Under Tax Incremental Financing, the tax increment generated from private investment
in a TID is applied entirely to the retirement of debt incurred by the municipality in order
to make the area attractive to investment or reinvestment. When the cost of improvements
has been recovered and the debt service attributable to the district retired, the TID is
dissolved and all taxing jurisdictions benefit on the same shared basis as before the
creation of the TID. If the TID has been successful, each of the taxing jurisdictions
should receive a much larger share of the property taxes from the new development that
came about as a direct result of the creation of the TID.
Tax incremental financing laws provide benefits to all taxing entities, city, county, public
schools, and technical college, by promoting development of new taxable value which
otherwise would not occur. It provides a tool for municipalities to make reasonable_levels.
of investment using local financing sources to meet identified local needs and fill
legitimate public purpose roles. The law also recognizes that since municipalities do not
share the investment risk with other tax entities, they are entitled within a prescribed
period of time, to receive all new tax revenues of the TID as the source of paying off all
public investment costs. All other taxing entities receive benefits in the future from the
increased tax base generated as a result of the city's investment in the TID.
Purpose
A community's growth and long term well being depends on a strong business and
industrial sector. Development that occurs within a municipal industrial park promotes
tax base growth, job creation, and capital investment, the benefits of which are felt
throughout the area served by all taxing entities. Successful industrial development also
spurs additional business activity, residential development, job creation and tax base
growth elsewhere in the community. This is reflected in the fact that one new job created
in the manufacturing sector will have a multiplier effect of creating jobs in other sectors
of the local and state economies.
The City of Oshkosh is proposing to create Tax Incremental District #23 to help facilitate
improvements in order to expand the Southwest Industrial Park and advance adopted City
objectives of encouraging industrial growth and orderly land development. It is proposed
to expand the park to the west to take in property along the north side of the Wisconsin
and Southern Railroad line to approximately i / 4 mile west beyond Clairville Road. This
expansion will add approximately 266 acres to the park with approximately 246 acres
being developable and the remainder for use as right of way, detention, natural areas, etc.
This district is a succession to Tax Increment Finance Districts 43, #7 and # 18.
N
The Southwest Industrial Park has been the City's most successful TID with an .
approximate current value of $175 million. Expansion of the Southwest Industrial Park is
necessary because there are only about 103 acres /14 lots of developable land left in the
park, however most lots are smaller in size (less than 7 acres) and oddly shaped making
them difficult for industrial users to develop. The annual rate of absorption of industrial
land within the City has been approximately 30 acres per year which means it could be
feasible for the Southwest Industrial Park to exhaust its inventory of developable land by
the end of 2013. This makes expansion of the park very important in terms of having
enough developable area to continue economic growth within the community.
Additionally, communities typically attempt to maintain an inventory of roughly twice
the projected land demand in order to maintain a diversity of types of industrial sites.
Proposal
Tax Incremental Financing funds will be used to pay for expansion of the park through
infrastructure construction and improvements, site preparation, rail line expansion,
signage, landscaping, and administrative costs related to planning and engineering of
improvement activities.
Industrial Development Program
The City of Oshkosh, working in a cooperative effort with Chamco, a non - profit
industrial development corporation, is'involved in a continuing industrial development
program aimed at encouraging tax base growth, job creation, and capital investment in
the community. Municipal industrial parks are a major component of this ongoing
program, along with other efforts to improve the overall economic health of the
community.
The City's industrial parks have provided a supply of industrial sites within a managed
controlled business park environment. The use of TIF has enabled the City to meet
critical need for industrial land by providing the resources to develop industrial parks and
offer land for sale at a price that remains competitive in both the area and regional
economies.
Boundaries/Legal Description
ALL OF LOT 1 IN CERTIFIED SURVEY MAP NUMBER 4446 BEING ALL OF THE SOUTHEAST 1 /4
OF THE NORTHWEST %4, ALSO ALL OF ALL OF LOT 3 IN CERTIFIED SURVEY MAP NUMBER
6090 BEING PART OF THE NORTHWEST' /4 OF THE SOUTHEAST' /4 AND THE SOUTHWEST' /4
OF THE NORTHEAST '/4, ALSO ALL OF OUTLOT 1 OF CERTIFIED SURVEY MAP NUMBER 3424
BEING PART OF THE NORTHEAST' /4 OF THE SOUTHEAST %4, AND PART OF LANDS LOCATED
IN THE NORTHWEST' /4 AND NORTHEAST' /4 OF THE SOUTHEAST' /4, PART OF LANDS
LOCATED IN THE NORTHWEST ' / 4, NORTHEAST' /4 AND SOUTHEAST' /4 OF THE SOUTHWEST
'/4, AND PART OF LANDS LOCATED IN THE SOUTHWEST %40F THE NORTHWEST '/4, ALL IN
SECTION 32, ALSO ALL OF THE EAST 1/2 OF THE SOUTHEAST ' / OF SECTION 31, ALL IN
TOWNSHIP 18 NORTH RANGE 16 EAST, TOWN OF ALGOMA, WINNEBAGO COUNTY,
WISCONSIN WHICH IS BOUNDED AND DESCRIBED AS FOLLOWS:
COMMENCING FROM THE SOUTHEAST CORNER OF SECTION 31 AND POINT OF BEGINNING,
THENCE NORTH 89 0 12'53" WEST, 1,334.63 FEET ALONG THE SOUTH LINE OF SAID SECTION
31 TO THE SOUTHWEST CORNER OF THE SOUTHEAST/ 40F THE SOUTHEAST' /4 OF SAID
SECTION 31; THENCE NORTH 00'07'14" EAST, 2,647.31 FEET ALONG THE WEST LINE OF THE
EAST' /2 OF THE SOUTHEAST'' /4 OF SAID SECTION 31 TO THE NORTHWEST CORNER OF SAID
'/4 , '/4 SECTION; THENCE SOUTH 89 °05'09" EAST, 1,329.56 FEET ALONG THE NORTH LINE OF
THE NORTHEAST' /4 OF THE SOUTHEAST '/4 OF SAID SECTION 31 TO THE NORTHEAST
CORNER OF SAID '/4 , '/4 SECTION; THENCE SOUTH 00 °00'36" WEST, 377.01 FEET ALONG THE
EAST LINE OF THE SOUTHEAST' /4 OF SAID SECTION 31; THENCE SOUTH 89 °29'08" EAST,
256.01 FEET; THENCE NORTH 00 °00'36" EAST, 377.01 FEET TO A POINT ON THE SOUTH LINE
OF THE S.W. 1/4 OF THE N.W. 1/4 OF SAID SECTION; THENCE NORTH 89 °29'08 ", 47.30 FEET
WEST ALONG SAID SOUTH 1/4,1/4 LINE; THENCE NORTH 00 °32'49" EAST, 417.15 FEET;
THENCE NORTH 89 0 24'37" WEST 208.72 FEET TO A POINT ON THE WEST LINE OF SAID
SECTION 32; THENCE NORTH 00 °32'43" EAST, 919.32 FEET ALONG SAID WEST 1/4,1/4 LINE
TO THE NORTHWEST CORNER OF SAID 1/4,1/4 SECTION; THENCE SOUTH 89 °15'48" EAST,
2,722.16 FEET ALONG THE NORTH LINE OF THE SOUTH'' /2 OF THE NORTHWEST' /4 OF SAID
SECTION 32 TO THE NORTHWEST CORNER OF THE SOUTHEAST'' /4 OF THE NORTHWEST '' /4
OF SAID SECTION 32; THENCE SOUTH 00 °57'58" WEST, 476.22 FEET ALONG THE EAST LINE
OF THE NORTHWEST'' /4 OF SAID SECTION 32; THENCE SOUTH 16 °29'29" EAST, 250.00 FEET
ALONG AN EASTERLY LINE OF LOT 3, CERTIFIED SURVEY MAP NUMBER 6090; THENCE
SOUTH 00 0 57'58" WEST, 611.10 FEET ALONG AN EASTERLY LINE OF SAID LOT 3, CERTIFIED
SURVEY MAP NUMBER 6090; THENCE SOUTH 89 °21'03" EAST, 689.94 FEET ALONG THE
NORTH LINE OF SAID LOT 3, CERTIFIED SURVEY MAP NUMBER 6090; THENCE SOUTH
00 °39'39" WEST, 555.74 FEET TO A POINT ON THE NORTHERLY RAILROAD RIGHT -OF -WAY
LINE OF WISCONSIN AND SOUTHERN RAILROAD; THENCE NORTH 59 °36'05" EAST, 649.81
FEET ALONG SAID RAIL ROAD RIGHT -OF -WAY AND SOUTH LINE OF LOT 2 OF CERTIFIED
SURVEY MAP NUMBER 6090; THENCE NORTH 00 °45'26" EAST, 220.60 FEET ALONG THE EAST
LINE OF SAID LOT 2 OF CERTIFIED SURVEY MAP NUMBER 6090 TO THE NORTHEAST
CORNER OF THE NORTHWEST' /4 OF THE SOUTHEAST' /4 OF SAID SECTION 31; THENCE
S89 °21'03" EAST, 494.00 FEET ALONG THE NORTH LINE OF THE NORTHEAST '` /4 OF THE
SOUTHEAST' /4 OF SAID SECTION 32, TO A POINT ON THE SOUTHERLY RAILROAD RIGHT -
OF -WAY LINE OF WISCONSIN AND SOUTHERN RAILROAD; THENCE SOUTH 59 °36'05" WEST
3,697.10 FEET ALONG SAID SOUTHERLY RAILROAD RIGHT -OF -WAY LINE OF WISCONSIN
AND SOUTHERN RAILROAD; THENCE NORTH 00 °30'26" EAST, 577.76 FEET ALONG THE
WEST LINE OF THE SOUTHEAST' /4 OF THE SOUTHWEST %4 OF SAID SECTION 32 TO THE
NORTHWEST CORNER OF SAID 1 /4 , %4 SECTION; THENCE NORTH 89 °19'40" WEST, 1,344.73
FEET ALONG THE SOUTH LINE OF THE NORTHWEST/ 40F THE SOUTHWEST/ 40F SAID
SECTION 32 TO THE SOUTHWEST CORNER OF SAID 1 /4 ,'/4 SECTION; THENCE SOUTH
00 °00'36" WEST, 1,322.19 FEET ALONG THE WEST LINE OF SAID SECTION 32 TO THE POINT
OF BEGINNING.
Said area within the TID contains 11,607,405 square feet or 266.469 acres more or less.
Boundaries of TID #23, and real property determined to be suitable for industrial sites are
identified on the Boundaries Map on page 12.
Name of District
The name of the TID shall be City of Oshkosh Tax Incremental District #23 (TID #23) —
Southwest Industrial Park Expansion.
4
Creation Date
The date of creation for the capture of all new taxable value created within TID #23 shall
be January 1, 2009. The value established as of this date shall be used as the base in
computing any increments that will accrue in the tax base for the district. The current
estimated base value of the district is $160,700 which is estimated based on the current
agricultural, residential and undeveloped use of the land to be included in the TID.
Project Costs and Improvements
The cost of public improvements and other project costs including financing associated
with implementing this Project Plan are estimated at approximately $8.45 million. These
costs are relative to providing infrastructure to and within the district. These costs will
include sanitary sewer, water, streets, storm sewers and stormwater management, site
preparation, landscaping, streetscaping, rail service, and administrative, engineering, and
planning costs. The Proposed Improvements Map on page 13 provides a general
overview and area of the improvements.
Table 1 shows estimates of capital improvement costs for the major project categories
and estimates of timing of these costs. The cost estimates include a 10% contingency_ and.... .
25% for technical, administrative, and legal services involved in implementing the
projects themselves. This could include technical drawings, inspections, contracts, etc.
The estimated project costs may be adjusted within the amounts shown without
modification to the Project Plan.
Table 1
Detailed Estimate and Timing of
Project Costs
Description
Gross Cost Estimate
Year
Water Service
$1,350,000
2010 -2012
Sanitary Sewer
$850,000
2010 -2012
Storm Sewer and Storm Water
Management
$1,220,000
2010 -2012
Street Construction'
$3,000,000
2010 -2012
Site Preperation, Landscaping and
Street Lighting
$830,000
2010 -2012
Railroad
$1,200,000
2010 -2010
Project Costs
$8,450,000
Capitalized Interest
$650,000
2010 -2030
Financing Cost
$3,800,000
Total Project Costs Including
Financing and Capitalized Interest
12,900
2010 -2030
The attached Appendix A provides a more detailed listing of the estimated costs involved
in each of the major project categories.
Organizational costs include estimates for administrative, planning, professional
organizational and legal costs. Components of the "other cost" include, in general, cost
of salaries and employee benefits for City employees engaged in the planning,
engineering, implementing and administering activities in connection with the Tax
Increment District, the cost of supplies and materials, contract and outside consultant
services, and those costs of City departments such as the City Attorney, Public Works,
Finance, Community Development, Parks, and Transportation. It is anticipated that the
positive tax increments remaining after annual debt service has been addressed will be
used to repay the City for incurring these costs.
Capitalized interest costs involve borrowing funds to pay for debt service costs during
construction and to cover the annual debt service until a sufficient level of tax increment
is generated to cover annual debt service.
All project expenditures are anticipated to be made within the first two years of the
creation date of the District. Tax increments may be received until project costs are
recovered, but for no longer than eighteen years after the last expenditure is made. In the
case of this District, all project costs are anticipated to be made by the fall of 2011.
Method of Financing
The project costs, including financing, are the estimated amount of tax increment
revenues to be requested under the provisions of Section 66.1105 Wisconsin Statutes.
The method of financing project costs will be through the issuance of general obligation
notes or any other method of financing approved by the Oshkosh Common Council.
Total project expenditures will be recovered through the tax increment.
Master Plan, Zoning, Building, and Other Code Considerations
The project elements proposed in the Project Plan conform to the objectives and
conceptual recommendations contained in the City's 2005 Comprehensive Plan, as
approved by the Plan Commission and Common Council. The Park will be zoned M -3
General Industrial District. No changes to the zoning, building or other codes are
expected as a result of the creation of this TID. Existing and proposed zoning is shown
on the map on pages 14 & 15.
Economic Feasibility/Expectations for Development
The determination of economic feasibility for the District is based on utilizing the
average of land purchased per year in City industrial parks, which has historically been
30 acres per year. Additionally, in order to estimate a value on the land that will be
purchased in the expanded Southwest Industrial Park, the total equalized values of
commercial and manufacturing properties were analyzed to develop an averaged
developed value per acre for properties within the existing Southwest Industrial Park.
The average per acre value of manufacturing classed properties within the Southwest
Ri
Industrial Park is $278,000. This value was then used to develop figures of anticipated
future values within this TID.
The total estimated value of the anticipated development within the district when it is
dissolved at the end of its allowed life is expected to be approximately $87 million which
will generate approximately $1.9 million in property taxes annually. The projected value
of the tax increment over the life of the district is estimated at approximately $29.4
million.
Each major category project component (i.e. storm sewer, sanitary, water, etc.) will
necessitate approval by the Common Council through the annual Capital Improvement
Program. The method of financing and the individual debt issues will also require
Common Council approval.
Promotion of Orderly Development
The proposed district will promote orderly development of the City by facilitating a type
and scale of industrial development fully supportive of City planning objectives. The
subject area has been designated in the City's Comprehensive Plan as being suitable for
industrial development.. Additionally, City objectives such as providing open space and. .
pedestrian circulation opportunities will be implemented.
With a planned industrial district, the City and Chamco will be able to actively promote
this area for business location. Private improvements will not be done in an unplanned
fashion.
Proposed Uses
The proposed use of land within the district is for industrial sites and will remain zoned
for manufacturing uses during the life of the district. The City's Comprehensive Plan has
designated. this area as suitable for industrial uses. The existing and proposed land uses
are shown on the maps on pages 16 and 17. The zoning of the TID will be M -3 General
Industrial District that allows a variety of uses in the park.
Non - Project Costs
It is anticipated that there will be no non - project costs related to implementing this
Project Plan.
Relocation
No displacement and resulting relocation of persons or businesses is needed or will be
undertaken in this project. If relocation of individuals or businesses were required, it
would be carried out in accordance with applicable relocation requirements set forth by
the State of Wisconsin and/or federal regulations.
7
Findings and Report to the Joint Review Board
Since the entire area is identified as being suitable for industrial development and zoned
for industrial uses, TID #23 is consistent with the statutory requirement that not less than
50% of the real property in the district is suitable and zoned for industrial sites.
The primary objective for creating TID #23 is to provide the infrastructure and
improvements necessary to provide an expansion to the Southwest Industrial Park, a "full
service" municipal industrial park. Implementation of the Project Plan for TID #23 will
enhance significantly the current value of the land in the District at the time of its
creation. The owners of the property within the district will benefit by the expansion of
an industrial park that will provide employment for residents of the community and the
region. The reason why property owners in the district should not fully pay improvement
costs is primarily because the continued development of the industrial park benefits all
other layers of government (County, Technical College, Schools) through enhanced
property values. The jurisdictions receive a share of this heightened future tax base but
do not have the fiscal impact that is incurred by the City to provide service.
The base value of the district is estimated at approximately $160,700 and is based on the
current -agricultural usage and related residences on the parcels. The.district value is
estimated to'exceed $87 million in its 20th and final "year of existence prior to being
dissolved. It is estimated that the district will generate approximately $29.4 million in tax
increments over the life of the district. At the current proportion of the tax rate for 2009
and assuming that the development would have occurred without the creation of the TID,
the overlying taxing jurisdictions would have received $9.6 million for Area Schools
(32.83 %), $10.2 million for the City (34.75 %), $7.1 million for the County (24.19 %),
$2.2 million for the Technical College (7.48 %) and $220 thousand for the State (.075 %).
The City's Comprehensive Plan, adopted in 2005, recommends that the City promote
continued manufacturing development and provide the infrastructure to support this
development. This requires that there be an adequate supply of sites available for
manufacturing activity. The Southwest Industrial Park has been the City's most
successful TID with a current value of approximately $175 million. Proposed TID #23
represents a succession to Tax Increment Finance Districts #3, #7 and #18. The project
costs identified in the Project Plan are all consistent with providing land for industrial
development and providing the amenities necessary to market a competitive industrial
park. A detailed list of project costs are shown in Appendix A of the Project Plan on
page 9. Project costs to be paid for with tax increments are estimated at approximately
$8.45 million.
Equalized value of taxable property within TID #23 plus all existing districts as of
January 1, 2009 does not exceed 10% of the City of Oshkosh's total equalized value or
the value of TID #23 plus the value increment of existing districts does not exceed 8% of
the total municipal equalized value. The base value of TID #23 plus all other TIDs
equals approximately $351 million or 9.1% of the City's total municipal equalized value
of $3.85 billion.
APPENDIX A
PROJECT EXPENDITURES
Waknr Main
s frdt'
�. �
12" Dia. Water Main
f EosX rt yP
• � ,
$60.00 LF�
laAs
_ �.,
��,�
0
fused "aft
C mx
$0.0
yx:''
�se�4is4
a
0
(at "_
�
$0.G0
Claiyc
,r
7 �'~r"� . -, c .'
4450 $267,000.
Cta 7�1
$267,00
12" Dia. Watar Main-
Bore & Jack RR
$350.00
L
0
0
$0.0
$53,000.
0
$0.0
$0.00
100
$35,000.0
$35,00
8" Dia. Water Main
$50.00
LF
$65,400.0
1910
$95,500.0
0
$0.
$111 D00.0
0
$0.00
$95
10" Dia. Water Main
$43.00
LF
0
2650
$113
0
2400
$103200.0
24" Dia. Storm Sewer
1325
$56
$274,125
8" Water Service
$50.00
LF
$12,500.00
1188
$59,400.00
$35,000.0
660
$33,000.00
$65.00
0
$0.001
$92,400
6" Hydrant Lead
$35.00
LF
264
$9,240.00
$67,200.0
120
$4,200.00
LF
144
$5.040.001
$18,48
Hvdrant
$260000
A
350
11
$2&600 00
Bore & Jack 18" Storm
5
$1300000
12
vki qnn nn
t79 Ann
12" Gate Valves
$2
EA
$0.00
0
$0.0
$38.00
0
$0.0
-
9
$18
$18
10" Gate Valves
$2,100.00
EA
$70,224.0
3
$6,300.00
LF
3
$6,300.0
$23
4
$8,400.0
$21,00
8" Gate Valves
$1
EA
B'Dia.Manhole
13
$15
2D
$24,000.00
7
0
$0.00
$39,60
6" Gate Valves
$900.00
EA
$525.00
11
$9,900.0
7
5
$4
$9.450.00
12
$10
$25,200
12 Base Course -
$ 1500
T
VF
0
$0.0
$21.600.001
0
$0.00
3600
$36
$28,800.0
„ A spha l t - v
$100,00
IN
0
S000
6
0
S OM
20
25
$250000
$250
Traffic Control
$3 MOM
S
0
0
$0.0
$0.0
0
$0.0
$3
1
$1,000.00
$2,500.00
Landscape Restoration
$2.00
SY
$0.0
0
$0.0
0
$0.00
$2 500.0
10200
$20,400.00
$20,4
Erosion Control $1.50 LF
eSGd� oWK ° s.
Const.Contin en 10%
1
100
$160.0
$3 i8 640 P'
$33864.0
745
100 $150.0
a 8$Moo
$18,835.0
1
4000
_.
$6
, - $4707 .
4680
$630
... 997d7t3.
$9949
r:otal w -.£ ° . ..fix
EA
62535
5716420
$1,750.0
47 QA
w k::.. .� 254;272:a�
$0.0
$9 474.5
0
camrn
48" Dia. Culvert
$100.00
LFI
0
$0.0
a '
" 10
l
66
W 'M y
$6,600.00
36" Dia, Storm Sewer
$100.00
LF
0
$0.00
I..
$53,000.
0
$0.00
$53
30" Dia. Storm Sewer
r,
12" Dia. San
Sewer
$60.00 LF
$65,400.0
854
$51.240.0
2484
$149,040.0
$111 D00.0
0
$0.0
LF
$200,28
10" Dia. San Sewer
$53.00 LF
0
0
$0.0
0
0
$0.0c
24" Dia. Storm Sewer
800
$42,400.00
$42,400
8" Dia. San Sewer
$55.00 LF
$12,500.00
267
$14
$35,000.0
0
$0.00
$65.00
2500
$137,500.00
480
$152,18
4 Dia. Standard
$150.00 VF
B1
$12,15D.00
$67,200.0
148
$22,200.00
LF
117
$17,550.00
$23,370.
$51,90
Manhole
350
$14,350.00
$50,020.0
Bore & Jack 18" Storm
$175.00
LF
100
$17,500.00
0
$0.0
6" San Sewer -
$45.00' - - LF
$0.00
330
114,850.00
$38.00
680._,
".. -. $29,700.0
-
-- 0 -
- $0.00
- - -
$44,55
Cohnectiori
$0.00
$70,224.0
12" Storm Leads
$36.00
LF
648
$23
360
$12,960.00
220
12" x 6" Tee
$200.00 EA
B'Dia.Manhole
7
$1,400.00
20
$4
7
0
$0.00
0
$5,40
8" X 6" Tee
$90.00 EA
$525.00
3
$270.00
7
0
$0.0
$9.450.00
0
$0.0
$0.00
$270
12" Base Restore
$10.00 TN
VF
0
$0.0
$21.600.001
0
$0.00
3600
$36
$28,800.0
$36,00
4" Pavement Restore
$65.00 TN
0
$0.0
6
0
$0.00
20
1400
$91
48" Endwall
$91,00
Traffic Control
$1,000.00 LS
0
0
$0.0
$0.0
0
$0.0
$3
1
$1,000.00
$2,500.00
$1,000
Erosion Control
$1.50 LF
$0.0
100
$150.0
100
$150.0
$2 500.0
1500
$2,250.00
E
$2,55
1
$1000.00
0
745
1
°. " '..:.._ 205n0090'0.
$2000.0
24" Endwall
'' ";$327"n70
EA
62535
Const. Contingency 10%
$1,750.0
0
$0.0
$9 474.5
0
$0.0
$20,509.0
Catch Basins
$950.00
$32 770.0
$62 75
Tech Adm. & Legal 25%
20
$19,000.00
$23,686.24
$5 700.0
$58.900.0
$51,272.54
$50.00
E
$81
0
$156 884
m _AP ON'To 1.
$0.0
6
?27 0 7
$300.0
&I .. I87
$15.00
L
> r8 9a.`,
400
Z
48" Dia. Culvert
$100.00
LFI
0
$0.0
0
y
$0.0
l
66
W 'M y
$6,600.00
$6,600.0
36" Dia, Storm Sewer
$100.00
LF
0
$0.00
530
$53,000.
0
$0.00
$53
30" Dia. Storm Sewer
$60.00
LF
1090
$65,400.0
510
$30,600.00
250
$15,000.0
$111 D00.0
27" Dia. Storm Sewer
$70.00
LF
300
$21,000.0
0
$0.0
0
$0.00
$21,000.0
24" Dia. Storm Sewer
$50.00
LF
1110
$55,500.00
250
$12,500.00
700
$35,000.0
$103,000.
21" Dia. Storm Sewer
$65.00
LF
480
$31,200.00
400
$26,000.00
0
$0.00
$67,200.0
18" Dia. Storm Sewer
$41.00
LF
570
$23,370.
300
$12,300.00
350
$14,350.00
$50,020.0
Bore & Jack 18" Storm
$175.00
LF
100
$17,500.00
0
$0.0
0
$0.00
$17,500.0
12" Storm Conncections
$38.00
LF
1188
$45,144.0C
660
$25,080.00
0
$0.00
$70,224.0
12" Storm Leads
$36.00
LF
648
$23
360
$12,960.00
220
$7
$44,208.0
B'Dia.Manhole
$650.00
VF
0
$0.0
7
$4,550.00
0
$0.00
$4550.0
6' Dia. Manhole
$525.00
VF
7
$3.675.001
18
$9.450.00
0
$0.00
$13,125.0
5' Dia Manhole
$300.00
VF
72
$21.600.001
16
$5,400.00
6
$1
$28,800.0
4' Dia. Manhole
$170.00
VF
12
$2
6
$1,020.00
20
$3
$6460.0
48" Endwall
$1,500.00
EA
0
$0.0
0
$0.0
2
$3
$3
36" Endwall
$2,500.00
EA
0
$0.0
1
$2,500.0
0
$0.0
$2 500.0
30" Endwall
$1,000.00
E
1
$1000.00
0
$0.0
1
$1,000.0
$2000.0
24" Endwall
$1,750.00
EA
1
$1,750.0
0
$0.0
0
$0.0
$1 750.0
Catch Basins
$950.00
EA
36
$34,200.0
20
$19,000.00
6
$5 700.0
$58.900.0
Inlet Protection
$50.00
E
0
$0.0
0
$0.0
6
$300.0
$300.0
Ditch Construction
$15.00
L
400
$6,000.00
1290
$19,350.001
4300
$64 500.0
$89,850.0
Ditch Restoration
$6.00
SY
1780
$10,680.0
5730
$34,380.0
0
$0.0
$45,060.0
ER Reve Mat
$2.00
SY
0
$0.0
0
$0.0
5450
$10 900.0
$10 900.0
Pond Construction
$100,000.00
LS
0
$0.0
0
$0.0
1
$100 000.0
$100,000.0
Erosion Control $2.50 L
Const. Contin enc 10%
500
$1,250.0
646370'
$36,463.7
500
�w ...
$1 250.
1 26,94
$26,934.0
0 $0.0
Q, ix •'$269,477
$26,947.0
$2 500.
k$903t±t ",47'
$90,344.7
Tech Adm. & Legal 25%
�.
$91,159.2
$67,335.
$67 367.5
$353;7x84;
$225,861.7
1 "2d9�85345
APPENDIX A
PROJECT EXPENDITURES
Site Prep, Landscape & Lighting
rt�CD$ a ! r ,",e,
I a ,. a5�'d"T
Total Contingency
`$617163,'20;1
Total Tech, Admin, & Legal
: ?.51;642;983:04;
Grand Total
;s.$8;334,383.20'.
,.
Site Grading $5.00 CY
*
0 $0.001
40000 $200.000.001
$200000.0
Site Restoration $1.50 SY
10640 $15
Unclassified Excavation
$10.00 CY
11530
$115,300.0
30 $30,000.001
6200 $62,000.00
4300 $43,000.00
$220,300.0
19'Agq Base
$10.00 TN
0
$0.0
$130,800.0
0 $0.00
3350 $33,500.0
$33
B" Agg Base
$12.50 TN
9300
$116.250.001
. xi, .$85 A0 0
4900 $61250.0
0 $0.0
$177,500.0
4" Aqq Base
$15.00 TN
900
$13,500.0
Tech Adm. &Legal 25%
480 $7.200.001
260 $3,900.00
$24.600.001
8" Pavement
$30.00 SY
17600
$528,000.
77 519OTa' 0
9300 $279,000.001
5450 $163
$970.500.0
6" Concrete Path
$30.00 SY
4060
$121,800. DOI
2140 $64,200.001
1200 $36,000.0
$222,000.0
Rail Road Crossing
$500,000.00 EA
1
$500.000.001
0 $0.0
0 $0.0
$500,000.0
Terrace Restore
$2.00 SY
0
$0.
0 $0.00
4250 $8
$8,500.0
T'41FORP, Stib.Tota '." . SAa #,c a a 4 , ,
.', ,,a, $ ; 94;$5Q;o
2 ?473;6%1;ta::.
2$8"OO
Const. Contingency {10% )
$139,485.0
$47,365.00
$28,840.00
$215,690.0
Tech Adm. &Legal 25%
$348712.5
$118412.5
$72100.0
$539225.0
. ... « 7 COM -
�
389134Q
Site Prep, Landscape & Lighting
rt�CD$ a ! r ,",e,
I a ,. a5�'d"T
Total Contingency
`$617163,'20;1
Total Tech, Admin, & Legal
: ?.51;642;983:04;
Grand Total
;s.$8;334,383.20'.
,.
Site Grading $5.00 CY
0 suol
0 $0.001
40000 $200.000.001
$200000.0
Site Restoration $1.50 SY
10640 $15
5600 $8400.0
97000 $145500.0
$169860.0
Street Light $1 000.00 EA
30 $30,000.001
16 $16.0mool
7 $7
$53,000.0
Trees $400.00 EA
244 $97,600.0
128 $51
80 $32
$130,800.0
Small Entrance Sin $10,000.00 LS
0 $0.0
1 $10,000.00
0 $0.0
$10000.0
S. rb,T�ofa ua 9 1 .51.1 z
ffi =$1q3 56A; ^
. xi, .$85 A0 0
3 ,fir# $384 51)030
"I . I :00
Const. Contin enc 10%
$14,356.0
$8,560.00
$38,450.00
$61,366.0
Tech Adm. &Legal 25%
$35890.
$21,400.00
$96125.0
$153415.0
77 519OTa' 0
.. "x$828441:04
Total Costs
$6174'$24ES40
Total Contingency
`$617163,'20;1
Total Tech, Admin, & Legal
: ?.51;642;983:04;
Grand Total
;s.$8;334,383.20'.
10
APPENDIX B
PROJECT MAPS
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17
APPENDIX C
NOTICE OF PUBLIC HEARING
BEFORE THE CITY OF OSHKOSH PLAN COMMISSION
TUESDAY, MAY 19 2009
4:00 PM, Room 404
City Hall, Oshkosh, WI
The Plan Commission will hear public comments on the designation of a Tax Incremental
Financing District. The Project Plan and district boundaries for the proposed district will
be considered at the public hearing. Interested persons are encouraged to attend. Drafts
of the Project Plan will be available for review on or about May 14 , 2009. For
information, call the City of Oshkosh Planning Services Division at 920 - 236 -5055.
Between 8 AM — 4:30 PM, Monday through Friday.
The district shall be named: Tax Incremental Financing District # 23 Southwest Industrial
Park Expansion.
The general location for the district is the southwest side of Oshkosh, south of W. 20th
- y .Avenue north of STH 91,-west of S. Oakwood Road_ encompassing lands on both sides. -
_._..._ .. _.___of�Cl�.rville
ALL OF LOT 1 IN CERTIFIED SURVEY MAP NUMBER 4446 BEING ALL OF THE SOUTHEAST'/
OF THE NORTHWEST V,, ALSO ALL OF ALL OF LOT 3 IN CERTIFIED SURVEY MAP NUMBER
6090 BEING PART OF THE NORTHWEST % OF THE SOUTHEAST '/, AND THE SOUTHWEST 1 /4
OF THE NORTHEAST ' /4, ALSO ALL OF OUTLOT 1 OF CERTIFIED SURVEY MAP NUMBER 3424
BEING PART OF THE NORTHEAST' /4 OF THE SOUTHEAST ' /4, AND PART OF LANDS LOCATED
IN THE NORTHWEST'' /4 AND NORTHEAST '/, OF THE SOUTHEAST ' /4, PART OF LANDS
LOCATED IN THE NORTHWEST V4, NORTHEAST' /4 AND SOUTHEAST' /4 OF THE SOUTHWEST
'/, AND PART OF LANDS LOCATED IN THE SOUTHWEST' /4 OF THE NORTHWEST 1 /4, ALL IN
SECTION 32, ALSO ALL OF THE EAST 1/2 OF THE SOUTHEAST %4 OF SECTION 31, ALL IN
TOWNSHIP 18 NORTH RANGE 16 EAST, TOWN OF ALGOMA, WINNEBAGO COUNTY,
WISCONSIN WHICH IS BOUNDED AND DESCRIBED AS FOLLOWS:
COMMENCING FROM THE SOUTHEAST CORNER OF SECTION 31 AND POINT OF BEGINNING,
THENCE NORTH 89 WEST, 1,334.63 FEET ALONG THE SOUTH LINE OF SAID SECTION
31 TO THE SOUTHWEST CORNER OF THE SOUTHEAST' /4 OF THE SOUTHEAST' / OF SAID
SECTION 31; THENCE NORTH 00 EAST, 2,647.31 FEET ALONG THE WEST LINE OF THE
EAST V OF THE SOUTHEAST' /4 OF SAID SECTION 31 TO THE NORTHWEST CORNER OF SAID
V4 , '/4 SECTION; THENCE SOUTH 89 0 05'09" EAST, 1,329.56 FEET ALONG THE NORTH LINE OF
THE NORTHEAST %4 OF THE SOUTHEAST' /4 OF SAID SECTION 31 TO THE NORTHEAST
CORNER OF SAID 1 /4 ,'/ SECTION; THENCE SOUTH 00 °00'36" WEST, 377.01 FEET ALONG THE
EAST LINE OF THE SOUTHEAST' /4 OF SAID SECTION 31; THENCE SOUTH 89 °29'08" EAST,
256.01 FEET; THENCE NORTH 00 0 00'36" EAST, 377.01 FEET TO A POINT ON THE SOUTH LINE
OF THE S.W. 1/4 OF THE N. W. 1/4 OF SAID SECTION; THENCE NORTH 89 °29'08 ", 47.30 FEET
WEST ALONG SAID SOUTH 1/4,1/4 LINE; THENCE NORTH 00 °32'49" EAST, 417.15 FEET;
THENCE NORTH 89 0 24'37" WEST 208.72 FEET TO A POINT ON THE WEST LINE OF SAID
SECTION 32; THENCE NORTH 00 °32'43" EAST, 919.32 FEET ALONG SAID WEST 1/4,1/4 LINE
TO THE NORTHWEST CORNER OF SAID 1/4,1/4 SECTION; THENCE SOUTH 89 °15'48" EAST,
2,722.I6 FEET ALONG THE NORTH LINE OF THE SOUTH' /2 OF THE NORTHWEST ' /4 OF SAID
SECTION 32 TO THE NORTHWEST CORNER OF THE SOUTHEAST Y OF THE NORTHWEST '/,
18
APPENDIX C
OF SAID SECTION 32; THENCE SOUTH 00 °57'58" WEST, 476.22 FEET ALONG THE EAST LINE
OF THE NORTHWEST'' /4 OF SAID SECTION 32; THENCE SOUTH 16 °29'29" EAST, 250.00 FEET
ALONG AN EASTERLY LINE OF LOT 3, CERTIFIED SURVEY MAP NUMBER 6090; THENCE
SOUTH 00 °57'58" WEST, 611.10 FEET ALONG AN EASTERLY LINE OF SAID LOT 3, CERTIFIED
SURVEY MAP NUMBER 6090; THENCE SOUTH 89 °21'03" EAST, 689.94 FEET ALONG THE
NORTH LINE OF SAID LOT 3, CERTIFIED SURVEY MAP NUMBER 6090; THENCE SOUTH
00 °39'39" WEST, 555.74 FEET TO A POINT ON THE NORTHERLY RAILROAD RIGHT -OF -WAY
LINE OF WISCONSIN AND SOUTHERN RAILROAD; THENCE NORTH 59 °36'05" EAST, 649.81
FEET ALONG SAID RAIL ROAD RIGHT -OF -WAY AND SOUTH LINE OF LOT 2 OF CERTIFIED
SURVEY MAP NUMBER 6090; THENCE NORTH 00 °45'26" EAST, 220.60 FEET ALONG THE EAST
LINE OF SAID LOT 2 OF CERTIFIED SURVEY MAP NUMBER 6090 TO THE NORTHEAST
CORNER OF THE NORTHWEST' /4 OF THE SOUTHEAST V4 OF SAID SECTION 31; THENCE
S89 °21'03" EAST, 494.00 FEET ALONG THE NORTH LINE OF THE NORTHEAST' /4 OF THE
SOUTHEAST V4 OF SAID SECTION 32, TO A POINT ON THE SOUTHERLY RAILROAD RIGHT -
OF -WAY LINE OF WISCONSIN AND SOUTHERN RAILROAD; THENCE SOUTH 59 °36'05" WEST
3,697.10 FEET ALONG SAID SOUTHERLY RAILROAD RIGHT -OF -WAY LINE OF WISCONSIN
AND SOUTHERN RAILROAD; THENCE NORTH 00 1 30'26" EAST, 577.76 FEET ALONG THE
WEST LINE OF THE SOUTHEAST'' /4 OF THE SOUTHWEST'' /4 OF SAID SECTION 32 TO THE
NORTHWEST CORNER OF SAID %4 ,'/4 SECTION; THENCE NORTH 89 °19'40" WEST, 1,344.73
FEET ALONG THE SOUTH LINE OF THE NORTHWEST'' /4 OF THE SOUTHWEST '' OF SAID
SECTION 32 TO THE SOUTHWEST CORNER OF SAID 1 14 ,'/4 SECTION; THENCE SOUTH
00 °00'36" WEST, 1,322.19 FEET ALONG THE WEST LINE OF SAID SECTION 32 TO THE POINT
OF BEGINNING.
SAID AREA - CONTAINS 11;607,405. SQUARE FEET OR266.469 ACRES MORE ORLES.S .
PUBLISHED: May 8�' and 11'`, 2009
19
APPENDIX D
CITY HALL
215 Church Avenue
RO: Box 1130
Oshkosh, Wisconsin
54903 -1130 City of Oshkosh
O-fHKQfH
City Attorney's Office
Phone: (920) 236 -5115
Fax: (920) 236 -5106
http;11www.c1.oshkosh.w1.us
May 14, 2009
Darryn Burich
Director of- Planning Services..
215 Church Avenue.
Oshkosh, WI 54903 -1130
Dear Mr. Burich:
I have reviewed the project plan for City of Oshkosh.Tax Increment District # 23 Southwest
Industrial Park Expansion, pursuant to Section 66.1105(4)(f) of Wisconsin Statutes. I find
that the plan includes a statement fisting the kind, number and location of proposed public
improvements. It also shows an economic feasibility study, a detailed list of estimated
project costs, and* a description of the method of financing all estimated project costs and
the time when the costs are to be incurred. The plan contains maps of existing and
proposed uses and zoning of the real property in the district and a map showing proposed
improvements in the district. The plan further shows that the district will promote the orderly
development within the City, which is consistent with the City's Comprehensive Plan
(Master Plan), building codes and other cityordinances in relation to project elements.
Upon adoption of the project plan by the Plan Commission and their submission to the City
Council, all requirements of Section 66.1105(4)(f), Wisconsin Statutes, shall be complete
and it is, therefore, my opinion that the project plan attached hereto is complete and
complies with Sec. 66.1105, Wis. Stats.
Sincerely,
s
20
APPENDIX E
SECTION 30 -30 M -3 GENERAL INDUSTRIAL DISTRICT
(A) Permitted Uses
(1) Uses permitted in the M -1 Light Industrial District, unless otherwise provided in this
Chapter.
(2) The open storage of any materials, other than those associated with auto wrecking, junk
yards, and similar storage of salvage operations.
(3) Structures or land may be used for any purpose, except the following:
(a) Residentiat, educational, or institutional uses.
(b) Uses in conflict with any laws of the State of Wisconsin or any Ordinances of the
City governing nuisances.
(4) Conditional Uses:
• Acid manufacture
• Asphalt/concrete batch plant .
• = •Automobile service facility
• Cement, lime, gypsum, or plaster of paris manufacture
• Day care center
• Explosive manufacture or storage
• Extraction of sand, gravel, and other raw materials
• Fat. rendering
• Fertilizer manufacture
• Garbage, rubbish, offal or dead animal reduction or dumping
• Glue manufacture
• Hotel /motel directional signs
• Junk yard
• Land- based, outdoor motor vehicle racing or test tracks. Motor vehicle as defined in
Section 340.01(35), Wis. Stats., including snowmobiles.
• Oil drilling, development, and refining operations
• Petroleum refining
• Public utility structure
• Railroad yard
• Restaurant with drive -up or drive -thru
• Slaughterhouse
• Smelting of tin, copper, zinc, or iron ores
• Stockyard
• Tannery
• Vocational school
21
APPENDIX E
An application for a conditional use permit shall not be approved unless it complies with
the conditions and standards set forth in Section 30 -11 Conditional Use Permits.
(B) Standards - All Structures
The following standards shall apply to development undertaken in this district, unless modified
by the application of provisions in Section 30 -33 Planned Development Districts, or unless more
restrictive standards apply per Section 30 -35 Additional Standards and Exceptions.
(1) Front Yard Setback: Thirty (30) feet minimum.
(2) Side Yard Setback: Twenty (20) feet minimum, except when adjacent to a residential
district/use, the minimum setback is fifty (50) feet.
(3) Rear Yard Setback: Twenty -five (25) feet minimum, except when adjacent to a
residential district/use, the minimum setback is fifty (50) feet.
(4) Lot Width: One hundred fifty (150) feet minimum.
(5) Lot Size: One (1) acre minimum.
(6) Off- Street Parking: In accordance with Section 30 -36 Off - Street Parking and Loading
Facilities.
7 Theo en storage of any materials other than those associated with auto wrecking, junk
yards, and similar storage of salvage "operations, are allowed in areas surrounded,`at
minimum, by a solid fence not less than six (6) feet in height.
(8) Existing Uses and Structures Uses and structures in this District that were conforming
prior to the effective date of this Ordinance will remain conforming upon adoption of this
Ordinance. New standards effective upon adoption of this Ordinance shall be applied to
building additions /expansions and new development under building permits issued after
the effective date of this Ordinance.
22
APPENDIX F
EXCERPT - PLAN COMMISSION MINUTES / MAY 19, 2009
ITEM II. PUBLIC HEARING - CREATION OF TAX INCREMENT DISTRICT 923
SOUTHWEST INDUSTRIAL PARK EXPANSION: DESIGNATION OF
BOUNDARIES AND APPROVAL OF PROJECT PLAN
Prior to taking action on Tax Increment District (TID) #23 and the designation of boundaries for
said Tax Increment District, the Plan Commission is to hold a public hearing and take comments
concerning the proposed creation of the TID. This public hearing is required as part of the
formal process the City must follow in the creation of a TID.
TID #23 is being proposed to facilitate expansion of the Southwest Industrial Park. The Project
Plan includes a statement listing the kind, number, and location of proposed improvements. It
contains an economic feasibility study, a detailed list of estimated project costs and timing of
those costs as well as a method of financing. The Project Plan, which is estimated to cost
approximately $8.45 million, includes projects and costs for construction of streets, sanitary
sewer, water utilities, storm sewer and storm water management, railroad and
organizational /administrative /technical service.
Mr. Burich presented the item and reviewed the area covered by the TID and the proposed layout
of said area. He commented that the southwest industrial park is the most successful TID to
date.
Mr. Borsuk questioned if the TIF district would preclude developers from utilizing the pay -go
mechanism for financing a project.
Mr. Burich stated that this type of financing is usually utilized with private development sites not
in an industrial park; however it can still be used as a component for development in a TIF
district if the project plan allowed it.
Mr. Nollenberger commented that this would depend on the amount of TIF district public
improvement costs and the amount of funding coming back from the TIF district.
Mr. Kinney stated that the City has never utilized development grants for industrial use; however
an amendment can be added to the TID district to include a provision for a development grant if
necessary. He further explained how TIF projects usually work and how they are financed.
Mr. Thoms questioned how many years the TID district would be in place.
Mr. Burich responded 20 years.
23
Mr. Thoms commented that the City has budget problems now and questioned where we would
be getting the funding to finance the $8.45 million dollars needed for this project.
Mr. Kinney explained that the City would not be expending the entire amount at one time and
that the funding is spent over a number of years to finance the improvements and is offset by
land purchases in the park. As the park already exists and the area is being expanded, it is less
costly to the City. He further explained that this model has worked very successfully in Oshkosh
for many years and it is a wise investment for the community. He gave additional explanation of
the financing of an industrial TIF district.
Mr. Borsuk stated that he supports the TID district as it is crucial for industrial development to
have the lands ready and available for occupancy and the ability to ship from the area by rail is a
big bonus.
Mr. Nollenberger questioned if the Plan Commission is approving the project plan and
boundaries or if they would also be approving the financing plan as well.
Mr. Burich responded that approval is sought for the project plan and boundaries only and is just
the first step in the process. The financing expenditures are only estimated expenses at this time.
Ms. Mattox inquired if the .layout of the. site made the best use of the railroad. access.. _. ..
Mr. Burich replied that a consultant studies the area and draws up the plans taking these issues
into consideration. It is also consistent with the Comprehensive Plan.
Ms. Mattox inquired if Chamco markets the property for the City.
Mr. Burich responded yes.
Mr. Fojtik opened the public hearing for comment. There was no one present to speak, so the
public hearing was closed.
Motion by Lowry to approve the creation of Tax Increment District 923 Southwest
Industrial Park Expansion, designation of boundaries and approval of project plan as
requested.
Seconded by Mattox. Motion carried 7 -0.
24
Ow
O.IHKOIH
ON THE WATER
TO: Honorable Mayor and Members of the Common Council
FROM: Jackson Ki
Director of Co unity Development
DATE: June 4, 2009
RE: Approve Tax Increment District No. 23 Project Plan; Designate Tax Increment
District No. 23 Boundaries; Create Tax Increment District No. 23 Southwest
Industrial Park Expansion (Plan Commission Recommends Approval)
BACKGROUND /SUBJECT PROPERTY
TID No. 23 is being proposed to facilitate expansion of the Southwest Industrial Park. The
Project Plan lists possible project costs of approximately $8.45 million, which includes projects
for construction of streets, sanitary sewer, water utilities, storm sewer, stormwater management,
railroad and organizational /administrative /technical service. It is anticipated that project costs
will be financed through sales of general obligation notes and repaid through property tax
increments generated on the new development in the TID. This financing mechanism provides
benefits to all taxing entities by promoting development of new taxable value that may not
otherwise occur.
ANALYSIS
The area within the proposed TID is estimated at approximately 266 acres with an estimated 246
acres being developable (which does not include wetlands and existing roads). The plan
involves extending Global Parkway, with full utilities, north and west to connect the existing
road to Clairville Road as well as extend it an additional quarter mile west across Clairville. The
plan also includes the construction of a new railroad spur line west from Global Parkway across
Clairville Road a quarter of a mile to service future industrial lots. Other improvements include
construction of several stormwater detention ponds, adding water on STH 91 and adding sanitary
sewer and water on Clairville Road.
Expansion of the Southwest Industrial Park is necessary as there are only about 103 aces of
developable land left in the current industrial park, which means its inventory could be exhausted
by 2013. Approval of the TID No. 23 Project Plan and designation of the boundaries for the
expansion area to the Southwest Industrial Park furthers the goal of providing an adequate
amount of land/sites available for manufacturing activity as designated in the 2005
Comprehensive Plan.
FISCAL IMPACT
The project plan identifies over $8 million in hard project costs exclusive of financing and
capitalized interest which debt will be retired through new property tax increment generated by
industrial development within the district. The TID is projected to create approximately $87
million in new tax base at the end of its anticipated life by 2030.
RECOMMENDATION
The Plan Commission approved of this request at its May 19, 2009 meeting.
Approved,
City Manager