HomeMy WebLinkAbout38. 18-59 JANUARY 23, 2018 18-59 RESOLUTION
(CARRIED 6-1P LOST LAID OVER WITHDRAWN )
PURPOSE: APPROVE TAX INCREMENT DISTRICT NO. 34 PROJECT PLAN;
DESIGNATE TAX INCREMENT DISTRICT NO. 34 BOUNDARIES;
CREATE TAX INCREMENT DISTRICT NO. 34 OSHKOSH
CORPORATION GLOBAL HEADQUARTERS
INITIATED BY: CITY ADMINISTRATION
PLAN COMMISSION RECOMMENDATION: Approved
WHEREAS, the City of Oshkosh (the "City") has determined that use of Tax
Incremental Financing is required to promote development and redevelopment within
the City; and
WHEREAS, Tax Increment District No. 34 (the "District") is proposed to be
created by the City in accordance with the provisions of Wisconsin Statutes Section
66.1105 (the "Tax Increment Law"); and
WHEREAS, a Project Plan for the District has been prepared that includes:
a. A statement listing the kind,number and location of all proposed public works
or improvements within the District, or to the extent provided in Wisconsin
Statutes Sections 66.1105(2)(k) and 66.1105(4)(gm), outside of the District;
b. An economic feasibility study;
c. A detailed list of estimated project costs;
d. A description of the methods of financing all estimated project costs and the
time when the related costs or monetary obligations are to be incurred;
e. A map showing existing uses and conditions of real property in the District;
f. A map showing proposed improvements and uses in the District;
g. Proposed changes of zoning ordinances, master plan, map,building codes and
City ordinances;
h. A list of estimated non-project costs;
i. A statement of the proposed plan for relocation of any persons to be displaced;
j. A statement indicating how the District promotes the orderly development of
the City;
JANUARY 23, 2018 18-59 RESOLUTION
CONT'D
k. An opinion of the City Attorney or of an attorney retained by the City advising
that the plan is complete and complies with Wisconsin Statutes Section
66.1105(4)(f); and
WHEREAS, prior to its publication, a copy of the notice of public hearing was
sent to owners of all property in the proposed district, to the chief executive officers of
Winnebago County, the Oshkosh Area School District, and the Fox Valley Technical
College District, and any other entities having the power to levy taxes on property located
within the District, in accordance with the procedures specified in the Tax Increment
Law; and
WHEREAS, in accordance with the procedures specified in the Tax Increment
Law, the Plan Commission, on January 2, 2018 held a public hearing concerning the
project plan and boundaries and proposed creation of the District, providing interested
parties a reasonable opportunity to express their views thereon; and
WHEREAS, after said public hearing, the Plan Commission designated the
boundaries of the District, adopted the Project Plan, and recommended to the Common
Council that it create such District and approve the Project Plan
NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of
Oshkosh that:
1. The boundaries of the District shall be named "City of Oshkosh Tax
Increment District No. 34, Oshkosh Corporation Global Headquarters", are
hereby established as specified in Exhibit A of this Resolution.
2. The District is created effective as of January 1, 2018.
3. The Common Council finds and declares that:
(a) Not less than 50% by area of the real property within the District is
suitable for industrial uses within the meaning of Wisconsin Statutes
Section 66.1101, and has been zoned for industrial uses.
(b) All real property within the TID is zoned for industrial use and will
remain zoned for industrial uses for the life of the TID.
JANUARY 23, 2018 18-59 RESOLUTION
CONT'D
(c) Based upon the finding, as stated in 3(a) above, the District is declared
to be an Industrial district based on the identification and classification
of the property included within the District.
(d) The improvement of such area is likely to enhance significantly the
value of substantially all of the other real property in the District.
(e) The equalized value of the taxable property in the District plus the value
increment of all other existing tax incremental districts within the City,
does not exceed 12% of the total equalized value of taxable property
within the City.
(f) The City estimates that none of the territory within the District will be
devoted to retail business at the end of the District's maximum
expenditure period, pursuant to Wisconsin Statutes Section
66.1105(5)(b).
(h) The project costs relate directly to promoting industrial development of
the area consistent with the purpose for which the District is created.
(i) All property within TID #34 was within the City boundaries as of
January 1, 2004.
4. The attached Project Plan for "City of Oshkosh Tax Increment District No.
34, Oshkosh Corporation Global Headquarters" is hereby approved, and
the City further finds the Plan is feasible and in conformity with the master
plan of the City.
BE IT FURTHER RESOLVED that the Common Council of the City of Oshkosh
hereby approves creation of Tax Incremental Financing District No. 34 Oshkosh
Corporation Global Headquarters.
"Exhibit A"
TID 34 Oshkosh Corporation Global Headquarters
Legal Description
BEING ALL OF LOT 2 OF CERTIFIED SURVEY MAP NUMBER 7312 RECORDED AS
DOCUMENT NUMBER 1757108 IN VOLUME 1, PAGE 7312, WINNEBAGO COUNTY
REGISTER OF DEEDS, ALL PART OF THE NORTHWEST 1/40F SECTION 15 AND
PART OF FRACTIONAL SECTION 10, ALL IN TOWNSHIP 18 NORTH, RANGE 16
EAST, CITY OF OSHKOSH, WINNEBAGO COUNTY, WISCONSIN BOUNDED AND
DESCRIBED AS FOLLOWS:
COMMENCING FROM THE WEST 1/4 CORNER OF SAID SECTION 15, TOWNSHIP
18 NORTH, RANGE 16 EAST; THENCE N01°26'05"W, 764.90 FEET ALONG THE
WEST LINE OF SAID SECTION 15; THENCE N89°17'30"E, 1,728.60 FEET ALONG A
LINE PARALLEL WITH THE SOUTH LINE OF THE FRACTIONAL NORTHWEST 1/4
OF SECTION 15 TO THE SOUTHERNMOST CORNER OF SAID LOT 2 OF CSM
NUMBER 7312 AND POINT OF BEGINNING; THENCE N28°28'07"W, 1,224.29 FEET
ALONG A WESTERN LINE OF SAID LOT 2;THENCE N46°4929"E, 1,103.75 FEET
ALONG A NORTH LINE OF SAID LOT 2; THENCE N90°00'00"E, 483.82 FEET
ALONG A NORTH LONE OF SAID LOT 2; THENCE S01°13'58"W, 1,054.73 FEET
ALONG AN EAST LINE OF SAID LOT 2; THENCE S66°5845"W, 393.29 FEET ALONG
A SOUTH LINE OF SAID LOT 2; THENCE S01°13'58"W, 455.29 FEET ALONG AN
EAST LINE OF SAID LOT 2; THENCE S61°36'01"W, 353.21 FEET ALONG A SOUTH
LINE OF SAID LOT 2 TO THE POINT OF BEGINNING.
DESCRIBED AREA CONTAINS 1,429,335 SQUARE FEET OR 32.813 ACRES, MORE
OR LESS.
Tax Increment q u tr ict #34
Oshkosh Corporation GIlobp I peodquortiers
Piairicell Identification Oshkosh
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TO: Honorable Mayor and Members of the Common Council
FROM: Darryn Burich
Director of Planning Services
DATE: January 18, 2018
RE: Approve Tax Increment District No. 34 Project Plan; Designate Tax Increment
District No. 34 Boundaries; Create Tax Increment District No. 34 Oshkosh
Corporation Global Headquarters; (Plan Commission recommends approval)
BACKGROUND
Tax Incremental District No. 34 (the "TID" or "District") is a proposed industrial district,
comprising 32.80 acres of the Lakeshore Municipal Golf Course, being created to facilitate the
construction of Oshkosh Corporation's new global headquarters which will help to retain 450
current jobs as well as create an additional 200 jobs in the future. TIF will be used to pay
development incentives to Oshkosh Corporation and offset costs associated with
infrastructure development and site preparation of the area. TID No. 34 is a city initiated TID.
The City anticipates making expenditures of approximately $12.24 million to undertake
projects identified in the Project Plan with major costs going to infrastructure development,
site preparation, and development incentives. Project costs include development incentives in
the form of a $6 million City contribution to the Project and additional incentive payments for
creation of incremental value that produces tax increment in excess of $500,000 annually. All
development incentive payments will be made on "pay as you go" basis. The City will also
incur an estimated $6.16 million in public infrastructure and related costs needed to allow for
the Plan to proceed including; street improvements; water and sanitary sewer system
improvements; storm water management improvements; demolition of the existing
clubhouse; natural gas and electric installation; construction of Riverwalk trail; and a traffic
impact analysis. Page 20 of the Project Plan shows the map of proposed improvements (in
and outside the district) and detailed estimated project costs are on page 22.
The Project Plan includes a statement listing the kind, number, and location of proposed
improvements. It contains an economic feasibility analysis, a detailed list of estimated project
costs and timing of those costs as well as a method of financing. These costs are described
starting on page 15 of the Project Plan. The Project Plan also includes costs outside the district
and within 1/2 mile of the boundary of the district. These costs are described on page 18 of the
Project Plan.
As an Industrial TID, this District may stay open for 20 years and current projections have it
running out its entire statutory timeframe. Using the City's new TIF scoring matrix (attached)
this TID proposal received a composite staff score of 93 points. The proposed TID received high
point totals for: proposed employment potential; attracting, retaining or expanding businesses;
and the presence of extraordinary development costs.
ANALYSIS
As a result of the creation of this District, the City projects that additional land and
improvements value of no less than $19,008,132 will result from the construction of Oshkosh
Corporation's new global headquarters which will include 150,000-160,000 square feet of
Class A office space. This additional value will be a direct result of the improvements made
and projects undertaken within the District. A table detailing assumptions as to the timing of
new development and redevelopment and associated values is shown on page 24 of the
Project Plan.
The District is being created as an industrial district based on a finding that at least 50%, by
area, of the real property within the District is zoned and suitable for industrial sites and is
being rezoned from Institutional (I) to Corporate Business Park with a Planned Development
Overlay.
The proposed Plan is in general conformance with the City of Oshkosh's Comprehensive Plan
identifying the area as appropriate for commercial. All development within the District will
be required to conform to the State Building Codes and will be subject to the City's permitting
and inspection procedures. The proposed Plan conforms to all relevant State and local
ordinances, plans, and codes, thus, no changes to the existing regulations are proposed or
needed.
FISCAL IMPACT
Oshkosh Corporation will receive the entire increment for the first 12 years of the district.
Starting in year 13, the first $500,000 of increment will be retained by the City to pay for
infrastructure improvements and any increment above the $500,000 will be provided as
incentive to Oshkosh Corporation.
City Hall • 215 Church Avenue • P.O. Box 1130 • Oshkosh, WI 54903-1130
http://www.ci.oshkosh.wi.us
RECOMMENDATION
The Plan Commission recommended approval of Tax Increment District No. 34 Project Plan and
the designation of the boundaries at its January 2, 2018 meeting.
Respectfully Submitted,
Darryn Burich
Director of Planning Services
Approved:
",- Kwe��
Mark A. Rohloff
City Manager
City Hall • 215 Church Avenue • P.O. Box 1130 • Oshkosh, WI 54903-1130
http://www.ci.oshkosh.wi.us
Project: Oshkosh Corp Global Headquarters, TID #34 Type of TID: Economic Development Industrial and Business Park Development
Criteria
Score
Notes
1.Attracting, retaining or expanding businesses for purpose of improving the
20 Points for a new or retained business; 5 points for every 20% increase in building square
Retaining Oshkosh Corp's global headquarters
City's economic base.
20
footage
in Oshkosh.
2. Projects that involve development that is targeted to encourage an inflow
5 points if market stud shows a or leakage articular product or service that current)
p Y gap g p p Y
Amen g pace
Development brio Class Aofflces which
of customers from outside the city of that provides services or fill
3
is not offered in the neighborhood or area
Oshkosh currently does not have and also bring
underserved markets in the City
additional services In surrounding areas.
3. Presence of extraordinary development/redevelopment costs such as:
a. Remodeling/Rehab/Demo
20 points if costs are greaterthan 20% for Fair Market Value (FMV);
There will be high costs for installing public
b. Environmental Remediation
m
20
of f FMV
10 % 15 points if costs are 1
10 points if costs are 10 % of FMV
infrastructure, environmental work, and
c. Facility Expansion
5 points if costs are 5% of FMV
construction of the facility.
d. Public Infrastructure
4. Proposed Employment Potential
40
5 points for every 5 permanent jobs created or retained at or above the current
Maximum 40 points allowed. Otherwise
Oshkosh/Neenah MSA median income level
points would likely be 200+.
S. Projects that directly implement specific recommendations of the
City's strategic planning documents such as:
The city's Bike and Ped Plan references
a. The Comprehensive Plan
installing a trail in this area, the city's 2017-
b. The Downtown Action Plan
10 points if project is implements a specific recommendation in local planning document;
2018 Strategic Plan states the city will attract
c. The Riverwalk Plan
10
5 points if project implements a general recommendation in a local planning document
and retain business and support
d. The Vision Report
redevelopment opportunities, the Economic
e. Imagine Oshkosh
Development Strategic Plan states the city will
f. Other
retain businesses and foster economic growth
in the community.
6. Environmental sustainability impacts such as higher standards of
building and site design, materials and energy efficiency:
a. LEED certification, Energy Star, etc.
5 Points if LEED Certified or 10% of total building energy load provided by solar panels or other
There has been no information submitted to
b. Use of Green infrastructure
0
on-site renewable sources.
award points in this category.
c. Solar or wind energy production
d. TMDL-Phosphorus exceeds minimum requirements
5 points if site exceeds architectural design OR landscape requirements by 15% per Zoning
7. Quality of development and overall aesthetics (architectural, site
Code;
There has been no information submitted to
design, landscaping, etc.) beyond that which is minimally required by the
0
Zoning Ordinance
5 BONUS points if BOTH architectural and landscaping requirements exceed 15% per Zoning
Code
award points in this category.
TOTAL SCORE
93
1 Point Total must be greater than 50 points or Council Waiver is required
ITEM: PUBLIC HEARING ON PROPOSED CREATION OF TAX INCREMENT
FINANCING DISTRICT NO. 34 OSHKOSH CORPORATION GLOBAL
HEADQUARTERS; DESIGNATION OF BOUNDARIES AND APPROVAL
OF PROJECT PLAN
Plan Commission meeting of January 2, 2018
Prior to taking action on proposed Tax Increment District (TI:D) No. 34 and the designation of
boundaries for said TID, the Plan Commission is to hold a public hearing and take comments
concerning proposed creation of TID No. 34. The public hearing is required as part of the
formal review process the City must follow in the creation of any tax incremental financing
district or amendment thereto.
GENERAL INFORMATION
Applicant/Owner: City of Oshkosh Administration
GENERAL DESCRIPTION/BACKGROUND
Tax Incremental District No. 34 (the "TID" or "District") is a proposed industrial district,
comprising 32.80 acres of the Lakeshore Municipal Golf Course, is being created to pay the
costs of development incentives and public infrastructure needed to facilitate construction of
Oshkosh Corporation's new global headquarters which will help to retain 450 current jobs as
well as create an additional 200 jobs over time.
The City anticipates making expenditures of approximately $12.24 million to undertake
projects identified in the Project Plan with major costs going to infrastructure development, site
preparation, and development incentives. Project costs include development incentives in the
form of a $6 million City contribution to the Project and additional incentive payments for
creation of incremental value that produces tax increment in excess of $500,000 annually. All
development incentive payments will be made on "pay as you go" basis. The City will also
incur an estimated $6.16 million in public infrastructure and related costs needed to allow for
the Plan to proceed including; street iunprovements; water and sanitary sewer system
improvements; storm water management improvements; demolition of the existing clubhouse;
natural gas and electric installation; construction of Riverwalk trail; and a traffic impact
analysis. Page 20 of the Project Plan shows the map of proposed improvements (in and outside
the district) and detailed estimated project costs are on page 22.
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. These costs are described
starting on page 15 of the Project Plan. The Plan also includes costs outside the district and
within 1/2 mile of the boundary of the district. These costs are described on page 18 of the
Project Plan.
ANALYSIS
As a result of the creation of this District, the City projects that additional land and
improvements value of no less than $19,008,132 will result from the construction of Oshkosh
Corporation's new global headquarters which will include 150,000-160,000 square feet of Class
A office space. This additional value will be a direct result of the improvements made and
projects undertaken within the District. A table detailing assumptions as to the timing of new
development and redevelopment and associated values is shown on page 24 of the Project
Plan.
Based on the Economic Feasibility Study shown on page 23 of the Project Plan, this T I F
District is expected to remain open for its entire statutory maximum life of 20 years.
The District is being created as an industrial district based on a finding that at least 50%, by
area, of the real property within the District is zoned and suitable for industrial sites and is
being rezoned from Institutional (I) to Corporate Business Park with a Planned Development
Overlay.
The proposed Plan is in general conformance with the City of Oshkosh's Comprehensive Plan
identifying the area as appropriate for commercial. All development within the District will be
required to conform to the State Building Codes and will be subject to the City's permitting and
inspection procedures. The proposed Plan conforms to all relevant State and local ordinances,
plans, and codes, thus, no changes to the existing regulations are proposed or needed.
RECOMMENDATIONS/CONDITIONS
Staff recommends approval of the Project Plan and Boundaries for TID #34 as proposed.
The Plan Commission approved -Creation of Tax Increment Financing District No. 34 Oshkosh
Corporation Global Headquarters; designation of boundaries and approval of project plan. The
following is the Plan Commission's discussion on this item.
Mr. Burich presented the item and reviewed the site and surrounding area as well as the land use,
zoning classifications and the boundaries of the TID district. He discussed improvements included
in the TID project plan as well as the estimated project costs and method of financing. Mr. Burich
stated there are outside the district costs, for example N. Westfield St. and Koeller St. improvements
that will be paid for by TID #34 and TID #35.
Ms. Propp questioned why project costs in TID #34 and #35 were duplicated.
Mr. Burich responded that some of the costs are shared between the two TIDs districts, such as the
Traffic Impact Analysis and are considered outside the district costs.
Mr. Bowen inquired about the riverfront trail and how it is incorporated in the larger riverwalk and
trail system in the City.
TID #34 Oshkosh Corporation Global Headquarters
Mr. Burich responded that the goal is to connect the riverfront trail to the Tribal Heritage Trail
which connects to the Wiouwash Trail. To the east, the trail could pass through Rainbow Park, over
the Oshkosh Avenue Bridge to connect with the trails running east and west along the north shore of
the Fox River.
Mr. Bowen questioned why the administrative costs were delayed to years 2031-2039.
Mr. Taves responded that the administrative costs are delayed in TID #34 because the first $500,000
generated by tax revenue from the TID will go to Oshkosh Corporation until the total amount
aggregates to $6 million. After the $6 million is reached, any increment above $500,000 for the life of
the TID will get paid to Oshkosh Corporation. Roughly the first 10 years of the TID, there will be no
monies that remain in the TID to pay for administrative costs.
Mr. Kiefer questioned if the money for infrastructure costs such as storm water, sewer and street
construction is paid for by the TID or utilities.
Mr. Taves responded that most of the infrastructure costs are to be paid with existing funding from
previous borrowing, grant funds and tax increment financing.
Mr. Bowen questioned if special assessments are anticipated for the infrastructure.
Mr. Gohde responded that there has not been an exact determination if there will be special
assessments.
Ms. Propp inquired if TID money will pay for park improvements.
Mr. Burich responded park improvements could be paid for by the money from the land sale but has
not been determined because the park plan is not in place.
Mr. Fojtik opened the Public Hearing on the proposed Tax Increment Financing District #34
Oshkosh Corporation Headquarters.
Dan Jensen, 1319 Oshkosh Avenue, inquired what the financial ramifications are for owning a home
in TID #34 or #35.
Mr. Taves explained that homes in a TID are still assessed the same as homes outside the TID and
pay the same tax rate and tax bill. If improvements to a property are made during the life of the TID,
the increment from the improvements goes back into the TID to pay for the program of
improvements that the City intends to make within the district.
Mr. Fojtik closed the Public Hearing on the proposed Tax Increment Financing District #34 Oshkosh
Corporation Headquarters.
Motion by Borsuk to approve the proposed creation of Tax Incremental Financing District #34
Oshkosh Corporation Headquarters; Designation of boundaries and approval of project plan.
Seconded by Vajgrt.
TID #34 Oshkosh Corporation Global Headquarters
The Commission discussed the financing for the infrastructure and their concerns about using
special assessments to pay for the infrastructure.
Motion carried 9-0.
TID #34 Oshkosh Corporation Global Headquarters
40 EHLERS
LEADERS IN PUBLIC FINANCE
January 10, 2017
Project Plan for the Creation of
Tax Incremental District No. 34
(Oshkosh Corporation Global
Headquarters)
Oshkosh
Organizational Joint Review Board Meeting
Public Hearing:
Approval by Plan Commission:
Adoption by Common Council:
Approval by the Joint Review Board:
January 2, 2018
January 2, 2018
January 2, 2018
Scheduled for January 23, 2018
Scheduled for January 30, 2018
Tax Incremental District No. 34 Creation
Project Plan
City of Oshkosh Officials
Common Council
Steve Cummings
Steve Herman
Debra L. Allison-Aasby
Lori Palmeri
Caroline Panske
Thomas R. Pech, Jr.
Jake Krause
City Staff
Mark Rohloff
Allen Davis
Lynn Lorenson
Darryn Burich
Kelly Nieforth
Trena Larson
Pamela Ubrig
Plan Commission
David Borsuk
Edward Bowen
Thomas Fojtik, Chair
Mike Ford
John Hinz
Joint Review Board
Mark Rohloff, City Manager
Mark Harris, County Executive
Melissa Kohn, Director — Oshkosh Campus
Allison Garner, School Board President
To Be Appointed
Mayor
Deputy Mayor
Council Member
Council Member
Council Member
Council Member
Council Member
City Manager
Community Development Director
City Attorney
Planning Director
Economic Development Services Manager
Finance Director
City Clerk
John Kiefer
Kathleen Propp
Robert Vajgrt
Mayor Steve Cummings
City Representative
Winnebago County
Fox Valley Technical College District
Oshkosh School District
Public Member
1-800-552-1171 1 www.ehlers-iiic.com
Table of Contents
EXECUTIVE SUMMARY...........................................................................................................................................4
TYPE AND GENERAL DESCRIPTION OF DISTRICT........................................................................................7
PRELIMINARY MAPS OF PROPOSED DISTRICT BOUNDARY......................................................................8
MAPS SHOWING EXISTING USES AND CONDITIONS.................................................................................10
PRELIMINARY PARCEL LIST AND ANALYSIS.................................................................................................13
EQUALIZED VALUE TEST.....................................................................................................................................14
STATEMENT OF KIND, NUMBER AND LOCATION OF PROPOSED PUBLIC WORKS AND OTHER
PROJECTS................................................................................................................................................................15
MAP SHOWING PROPOSED IMPROVEMENTS AND USES.........................................................................20
DETAILED LIST OF PROJECT COSTS..............................................................................................................22
ECONOMIC FEASIBILITY STUDY, FINANCING METHODS, AND THE
TIME WHEN COSTS OR
MONETARY OBLIGATIONS RELATED ARE TO BE INCURRED..................................................................23
ANNEXEDPROPERTY...........................................................................................................................................28
ESTIMATE OF PROPERTY TO BE DEVOTED TO RETAIL BUSINESS......................................................28
PROPOSED ZONING ORDINANCE CHANGES................................................................................................28
PROPOSED CHANGES IN MASTER PLAN, MAP, BUILDING CODES
AND CITY OF OSHKOSH
ORDINANCES..........................................................................................................................................................28
RELOCATION...........................................................................................................................................................29
ORDERLY DEVELOPMENT OF THE CITY OF OSHKOSH.............................................................................29
LIST OF ESTIMATED NON -PROJECT COSTS.................................................................................................29
OPINION OF ATTORNEY FOR THE CITY OF OSHKOSH ADVISING
WHETHER THE PLAN IS
COMPLETE AND COMPLIES WITH WISCONSIN STATUTES 66.1105......................................................30
CALCULATION OF THE SHARE OF PROJECTED TAX INCREMENTS ESTIMATED TO BE PAID BY
THE OWNERS OF PROPERTY IN THE OVERLYING TAXING JURISDICTIONS.....................................32
PLAN COMMISSION PUBLIC HEARING/MINUTES OF JANUARY 2, 2018 ............................................33
COMMON COUNCIL CREATION RESOLUTION OF JANUARY 23, 2018 .............................................36
JOINT REVIEW BOARD RESOLUTION OF JANUARY 30, 2018..........................................................
SECTION 1:
Executive Summary
Description of District
Tax Incremental District ("TID") No. 34 ("District") is a proposed industrial district comprising 32.80
acres of Lakeshore Municipal Golf Course that will be created to pay the costs of development incentives
and public infrastructure needed to facilitate construction of Oshkosh Corporation's ("Developer") new
global headquarters. ("Project"). In addition to the incremental property value that will be created, the
City expects the Project will result in the retention of 450 current jobs, and creation of up to an additional
200 jobs over time.
Estimated Total Project Cost Expenditures
The City anticipates making total expenditures of approximately $12.24 million ("Project Costs") to
undertake the projects listed in this Project Plan ("Plan"). Project Costs include development incentives in
the form of a $6 million City Contribution to the Project and additional Incentive Payments for creation of
incremental value that produces tax increment collections in excess of $500,000 annually through the year
2037. All development incentive payments will be made on a "pay as you go" basis. The City will also
incur an estimated $6.16 million in public infrastructure and related costs needed to allow for the Project
to proceed including: street improvements; water and sanitary sewer system improvements; storm water
management improvements; demolition of the existing Lakeshore clubhouse; natural gas and electric
installation; construction of Riverwalk trail; and a traffic impact analysis. Administrative expenses
estimated at $77,000 are also included and will be incurred over the life of the District after the full City
Contribution payment has been made. Except for development incentives and administrative expenses
which will be paid from tax increments as they are collected, Project Costs will be funded with cash on
hand from various funds of the City as identified in Section 10 of this Plan. The City has included up to
$365,000 for District Project Cost funding in its 2018 Capital Improvements Program financings. The
City expects to recover a portion of those costs funded with cash or debt proceeds from future tax
increment collections.
Incremental Valuation
The City projects that new land and improvements value of no less than $19,008,132 million will result
from construction of Oshkosh Corporation's new global headquarters which will include 150,000 —
160,000 square feet of Class A office space. This additional value will be a result of the improvements
made and projects undertaken within the District. A table detailing assumptions as to the development
timing and associated values is included in Section 10 of this Plan.
Expected Termination of District
Based on the Economic Feasibility Study located within this Plan as well as the terms of the proposed
development agreement, the District would remain open for its entire statutory maximum life of 20 -years.
Project Plan TID No. 34 Creation City of Oshkosh
Prepared by Ehlers Page 4 January 10, 2018
SECTION 1:
Executive Summary
Description of District
Tax Incremental District ("TID") No. 34 ("District") is a proposed industrial district comprising 32.80
acres of Lakeshore Municipal Golf Course that will be created to pay the costs of development incentives
and public infrastructure needed to facilitate construction of Oshkosh Corporation's ("Developer") new
global headquarters. ("Project"). In addition to the incremental property value that will be created, the
City expects the Project will result in the retention of 450 current jobs, and creation of up to an additional
200 jobs over time.
Estimated Total Project Cost Expenditures
The City anticipates making total expenditures of approximately $12.24 million ("Project Costs") to
undertake the projects listed in this Project Plan ("Plan"). Project Costs include development incentives in
the form of a $6 million City Contribution to the Project and additional Incentive Payments for creation of
incremental value that produces tax increment collections in excess of $500,000 annually. All
development incentive payments will be made on a "pay as you go" basis. The City will also incur an
estimated $6.16 million in public infrastructure and related costs needed to allow for the Project to
proceed including: street improvements; water and sanitary sewer system improvements; storm water
management improvements; demolition of the existing Lakeshore clubhouse; natural gas and electric
installation; construction of Riverwalk trail; and a traffic impact analysis. Administrative expenses
estimated at $77,000 are also included and will be incurred over the life of the District after the full City
Contribution payment has been made. Except for development incentives and administrative expenses
which will be paid from tax increments as they are collected, Project Costs will be funded with cash on
hand from various funds of the City as identified in Section 10 of this Plan. The City has included up to
$365,000 for District Project Cost funding in its 2018 Capital Improvements Program financings. The
City expects to recover a portion of those costs funded with cash or debt proceeds from future tax
increment collections.
Incremental Valuation
The City projects that new land and improvements value of no less than $19,008,132 million will result
from construction of Oshkosh Corporation's new global headquarters which will include 150,000 —
160,000 square feet of Class A office space. This additional value will be a result of the improvements
made and projects undertaken within the District. A table detailing assumptions as to the development
timing and associated values is included in Section 10 of this Plan.
Expected Termination of District
Based on the Economic Feasibility Study located within this Plan as well as the terms of the proposed
development agreement, the District would remain open for its entire statutory maximum life of 20 -years.
Project Plan TID No. 34 Creation City of Oshkosh
Prepared by Ehlers Page 4 December 28, 2017
TID 34 LEGAL DESCRIPTION
BEING ALL OF LOT 2 OF CERTIFIED SURVEY MAP NUMBER 7312 RECORDED AS
DOCUMENT NUMBER 1757108 IN VOLUME 1, PAGE 7312, WINNEBAGO COUNTY
REGISTER OF DEEDS, ALL PART OF THE NORTHWEST 1/4 OF SECTION 15 AND PART OF
FRACTIONAL SECTION 10, ALL IN TOWNSHIP 18 NORTH, RANGE 16 EAST, CITY OF
OSHKOSH, WINNEBAGO COUNTY, WISCONSIN BOUNDED AND DESCRIBED AS
FOLLOWS:
COMMENCING FROM THE WEST 1/4 CORNER OF SAID SECTION 15, TOWNSHIP 18
NORTH, RANGE 16 EAST; THENCE N01°26'05"W, 764.90 FEET ALONG THE WEST LINE OF
SAID SECTION 15; THENCE N89°17'30"E, 1,728.60 FEET ALONG A LINE PARALLEL WITH
THE SOUTH LINE OF THE FRACTIONAL NORTHWEST 1/4 OF SECTION 15 TO THE
SOUTHERNMOST CORNER OF SAID LOT 2 OF CSM NUMBER 7312 AND POINT OF
BEGINNING; THENCE N28°28'07"W, 1,224.29 FEET ALONG A WESTERN LINE OF SAID
LOT 2; THENCE N46°4929"E, 1,103.75 FEET ALONG A NORTH LINE OF SAID LOT 2;
THENCE N90000'00"E, 483.82 FEET ALONG A NORTH LONE OF SAID LOT 2; THENCE
S01013'58"W, 1,054.73 FEET ALONG AN EAST LINE OF SAID LOT 2; THENCE S66058'45"W,
393.29 FEET ALONG A SOUTH LINE OF SAID LOT 2; THENCE S0101358"W, 455.29 FEET
ALONG AN EAST LINE OF SAID LOT 2; THENCE S61036'01"W, 353.21 FEET ALONG A
SOUTH LINE OF SAID LOT 2 TO THE POINT OF BEGINNING.
DESCRIBED AREA CONTAINS 1,429,335 SQUARE FEET OR 32.813 ACRES, MORE OR LESS.
Summary of Findings
As required by Wis. Stat. § 66.1105, and as documented in this Project Plan and the exhibits contained
and referenced herein, the following fmdings are made:
That "but for" the creation of this District, the development projected to occur as detailed in
this Project Plan: 1) would not occur; or 2) would not occur in the manner, at the values, or
within the timeframe desired by the City. In reaching this determination, the City has considered
that as part of its exploration into the possibility of building a new global headquarters, Oshkosh
Corporation solicited competitive proposals from various national and regional locations. To
effectively compete, it was necessary for the City to offer certain incentives in the form of public
infrastructure and direct incentives to Oshkosh Corporation. Absent the use of tax incremental
financing, the City would have been unable to provide the necessary incentive package to retain
Oshkosh Corporation's headquarters.
2. The economic benefits of the Tax Incremental District, as measured by increased employment,
business and personal income, and property value, are sufficient to compensate for the cost of
the improvements. In making this determination, the City has considered the following information:
• Retention of Oshkosh Corporation's headquarters in the City will result in the retention of 450
current jobs, and creation over the life of the District of an estimated additional 200 jobs.
• Using recognized local or regional economic projections, the loss of 450 direct jobs would result
in a loss of about 600 total jobs in Oshkosh, and a total of approximately 670 in Winnebago
County when all direct and indirect jobs are considered.
• Using the same economic projections, the loss of the 200 future direct jobs would result in a loss
of about 260 total future jobs in Oshkosh and the loss of $26 million in future earnings.
• When adding the potential loss of earnings from the retained jobs, the total projected loss in
Oshkosh earnings could approach $75 million.
• Other economic impacts that are generated from a global headquarters include business
associates, guests and other Oshkosh Corporation employees visiting the site on a temporary
basis. These economic impacts are more difficult to measure, but just as real, and include support
businesses such as hotels, restaurants, business and personal services, and retail sales.
• In addition, the location of the Oshkosh Corporation global headquarters is expected to have a
major effect on development in the Oshkosh Avenue neighborhood, a major City gateway that is
in need of mixed use redevelopment.
The benefits of the proposal outweigh the anticipated tax increments to be paid by the owners
of property in the overlying taxing jurisdictions. As required by Wis. Stat. § 66.1105(4)(i)4., a
calculation of the share of projected tax increments estimated to be paid by the owners of property in
the overlying taxing jurisdictions has been prepared and can be found in Appendix A of this plan.
However, because the Project would not occur without the use of tax incremental financing, these tax
increments would not be paid but for creation of the District. Accordingly, the City finds that the
benefits expected to be realized as set forth above outweigh the value of the tax increments to be
invested in the Project.
Project Plan TID No. 34 Creation City of Oshkosh
Prepared by Ehlers Page 5 January 10, 2018
4. Not less than 50% by area of the real property within the District is suitable for industrial sites and
zoned for industrial use within the meaning of Wis. Stat. § 66.1101. Any real property within the
District that is found suitable for industrial sites and is zoned for industrial use at the time of the
creation of the District will remain zoned for industrial use for the life of the District.
5. Based upon the fmdings, as stated above, the District is declared to be an industrial district based on
the identification and classification of the property included within the District.
6. The Project Costs relate directly to promoting industrial development in the District consistent with
the purpose for which the District is created.
7. The improvement of such area is likely to enhance significantly the value of substantially all of the
other real property in the District.
8. The equalized value of taxable property of the District, plus the value increment of all existing tax
incremental districts within the City, does not exceed 12% of the total equalized value of taxable
property within the City.
9. The City estimates that none of the territory within the District will be devoted to retail business at the
end of the District's maximum expenditure period, pursuant to Wis. Stat. § 66.1105(5)(b).
10. The Project Plan for the District in the City is feasible, and is in conformity with the Master Plan of
the City.
Project Plan TID No. 34 Creation City of Oshkosh
Prepared by Ehlers Page 6 January 10, 2018
SECTION 2:
Type and General Description of District
Located within the Lakeshore Municipal Golf Course, this 32.80 -acre District is being created by the City
under the authority provided by Wis. Stat. § 66.1105 and will be classified as an industrial district based
on a finding that at least 50%, by area, of the real property within the District is suitable for industrial
sites and zoned for industrial use within the meaning of Wis. Stat. § 66.1101. The single parcel that will
comprise the District will be rezoned to Commercial Business Park — Planned Development (CBP-PD) on
January 9, 2018.
Creation of the District will enable construction of Oshkosh Corporation's new $19 million global
headquarters which will include 150,000 — 160,000 square feet of Class A office space. The City expects
that its investment in this District will result in the retention of 450 current jobs, and creation of up to an
additional 200 jobs over time. The Project Costs included in this Plan relate directly to promoting
industrial development in the District consistent with the purpose for which the District is created.
Project Plan TID No. 34 Creation City of Oshkosh
Prepared by Ehlers Page 7 January 10, 2018
SECTION 3:
Preliminary Maps of Proposed District Boundary
Tax Increment District #34
Vv E Oshkosh Corporation Global Headquarters ci,"A:
s
District Boundary Oshkosh
Lake
Butte
des
Monw
1
lrl$
Project Plan TID No. 34 Creation City of Oshkosh
Prepared by Ehlers Page 8 January 10, 2018
" Tax Increment District #34 �
VV E
Oshkosh Corporation (Global Headquarters a,"A
S Parcel Identification Oshkosh
Tax Increment District #34 - Oshkosh Corporation Global Headquarters . Parcel Identification
Map Parcel N Owner local Address Land lmprw.
ID Valve Volvo
Tolal Egvallzed CVass Description
Valu"a Volae
Dwelling Census Zoning
Trmu
'ell'
16.0647-00W CrY OF OSHKOSH 2175 PUNHC)QUA ST $01 $D
$D $� 4 LAKESHORE GOLF COURSE
D 1 10 1
TOTALS: 30 50
S*l SO
Linke
Billie
des`
Morls
ui�k�f`""5F
R vRn or o M&Dw Oe
aFap M1+l- --
AY f
lL !a2 ! i
ip,
b Legend
F TID #34 Boundary
0 125 250 5IX7 75d
Feat
` .. _. Dote: weanezdoy. DecemUe+1>, 2017
Project Plan TID No. 34 Creation City of Oshkosh
Prepared by Ehlers Page 9 January 10, 2018
SECTION 4 -
Maps Showing Existing Uses and Conditions
" Tax Increment District #34
E Oshkosh Corporation Global Headquarters `
S
Existing Land Use Oshkosh
Lake
Butte
61e.5
A lr)t-ts
J
M TI❑ #34 Boundary
6 10944 2 404 BW
t � � J
Feet
C�iv: Wvd vayaY• Cvcam4c. 13, 71 ?
ko
iz,;
--
tFiE°INF AVE
Existing land Use
® Institutional I I Commercial
f, School SF & TF Residential
Mixed -Use MF Residential
Vacant Land 'NX'X Parks & Recreation
Project Plan TID No. 34 Creation City of Oshkosh
Prepared by Ehlers Page 10 January 10, 2018
N Tax Increment District #34
,A E Oshkosh Corporation Global Headquarters
Existing Zoning Oshkosh
I Lake
Butle
Y des
Aforls
14 II � RAM
UMU �I
` SR -2, SR -9
-SMU_ t �r NMU
Y j
Tone l7isfricfs
SM U NMU: Neighborhood Mked-Use
` RMU: Rive&ont Mked-Use
SMU: Suburbon Mixed-use
UMU: Urban Mixed -Use
Legends F t Insvtutional
MR -20 SR -2; Single oro iy Residentlal - 2
- -TID#34 Boundary SR -5: Sin glEPam iyResidenVol -5
SR -4: Sin glePam AlResidenVol
+-4
1 -PD
r 0 t25 250 500 750 MR -12: Murii-FamityResidential - 12
Fees MR -20: Multi-0=omMyResldentiol-2R
Coto: Wacnosclw, Docaobar 13, 2017 PD: Plannea Developmenf overlay
Project Plan TID No. 34 Creation City of Oshkosh
Prepared by Ehlers Page 11 January 10, 2018
" Tax Increment District #34
E Oshkosh Corporation Global Headquarters
s Existing Conditions Oshkosh
Lake
Bite
cies
moms
IU
I�
m P,EAVE
6X� Legend
ED TID #34 Boundary
zD 125 250 500 750
Feet
Daf—VCd c .y, D« b6 , U. 2017 -
Project Plan TID No. 34 Creation City of Oshkosh
Prepared by Ehlers Page 12 January 10, 2018
WOR
P Imj
DQ
5.. .. PFPP AVE
TX[X Il[hY[
AYF
GPA
I
XAiA
I r
{ F
F -77T
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6X� Legend
ED TID #34 Boundary
zD 125 250 500 750
Feet
Daf—VCd c .y, D« b6 , U. 2017 -
Project Plan TID No. 34 Creation City of Oshkosh
Prepared by Ehlers Page 12 January 10, 2018
SECTION 5:
Preliminary Parcel List and Analysis
Notes:
'Parcel number shown is for Lakeshore Municipal Golf Course. The 32.80 acre lotto be created by Certified Survey Map priorto December 31, 2017 will be assigned a new parcel number.
Project Plan TID No. 34 Creation City of Oshkosh
Prepared by Ehlers Page 13 January 10, 2018
SECTION 6:
Equalized Value Test
The following calculations demonstrate that the City expects to be in compliance with Wis. Stats. §
66.1105(4)(gm)4.c., which requires that the equalized value of the taxable property in the proposed
District, plus the value increment of all existing tax incremental districts, does not exceed 12% of the total
equalized value of taxable property within the City.
The equalized value of the increment of existing tax incremental districts within the City, plus the base
value of the proposed District, totals $277,319.800. This value is less than the maximum of $471,813,384
in equalized value that is permitted for the City of Oshkosh. The City therefore expects to be in
compliance with the statutory equalized valuation test and may proceed with creation of this District.
District Creation Date
1/23/2018
Valuation Data
Percent Valuation Data
Currently Available
Change Est. Creation Date
2017
Total EV (TID In)
3,931,778,200
3,931,778,200
12% Test
471,813,384
471,813,384
Increment of Existing TIDs
277,319,800
277,319,800
Total Existing Increment
277,319,800
277,319,800
Projected Base of New District
0
0.00% 0
Total Value Subject to 12% Test
277,319,800
277,319,800
Compliance
Project Plan TID No. 34 Creation City of Oshkosh
Prepared by Ehlers Page 14 January 10, 2018
SECTION 7:
Statement of Kind, Number and Location of Proposed
Public Works and Other Projects
Project Costs are any expenditure made, estimated to be made, or monetary obligations incurred or
estimated to be incurred as outlined in this Plan. Project Costs will be diminished by any income, special
assessments or other revenues, including user fees or charges. If Project Costs incurred benefit territory
outside the District, a proportionate share of the cost is not a Project Cost. Costs identified in this Plan are
preliminary estimates made prior to design considerations and are subject to change after planning, design
and construction is completed.
With all projects, the costs of engineering, design, survey, inspection, materials, construction, restoring
property to its original condition, apparatus necessary for public works, legal and other consultant fees,
testing, environmental studies, permits, updating City ordinances and plans, judgments or claims for
damages and other expenses are included as Project Costs.
The following is a list of public works and other tax incremental financing eligible projects that the City
expects to make, or may need to make, in conjunction with the implementation of the District's Plan. The
map found in Section 8 of this Plan along with the Detailed List of Project Costs found in Section 9
provide additional information as to the kind, number and location of potential Project Costs.
Right -of -Way and Easement Acquisition
Acquisition of Rights -of -Way
The City will need to acquire property to allow for installation of streets, driveways, sidewalks, utilities,
stormwater management practices and other public infrastructure. Costs incurred by the City to identify,
negotiate and acquire rights-of-way are eligible Project Costs.
Acquisition of Easements
The City will need to acquire temporary or permanent easements to allow for installation and
maintenance of streets, driveways, sidewalks, utilities, stormwater management practices and other public
infrastructure. Costs incurred by the City to identify, negotiate and acquire easement rights are eligible
Project Costs.
Relocation Costs
The City does not expect to pay relocation costs in conjunction with the acquisition of rights of way or
easements. Should relocation costs apply, these expenses are eligible Project Costs and may include, but
are not limited to: preparation of a relocation plan; allocations of staff time; legal fees; publication of
notices; obtaining appraisals; and payment of relocation benefits as required by Wis. Stat. Chapter 32 and
Wis. Admin. Code ADM 92.
Site Preparation Activities
Environmental Audits and Remediation
If it becomes necessary to evaluate any land or improvement within the District, any cost incurred by the
City related to environmental audits, testing, and remediation are eligible Project Costs.
Project Plan TID No. 34 Creation City of Oshkosh
Prepared by Ehlers Page 15 January 10, 2018
Demolition
To make sites suitable for development the City may incur costs related to demolition and removal of
structures or other land improvements, to include abandonment of wells or other existing utility services
as well as costs related to archeological permitting. Any cost incurred by the City related to demolition is
an eligible Project Costs.
Site Grading
Land within the District may require grading to make it suitable for development, to provide access, and
to control stormwater runoff. The City may need to remove and dispose of excess material, or bring in
fill material to provide for proper site elevations. Expenses incurred by the City for site grading are
eligible Project Costs.
Utilities
Sanitary Sewer System Improvements
There are inadequate sanitary sewer facilities serving the District. To allow development to occur, the
City will need to construct, alter, rebuild or expand sanitary sewer infrastructure within and outside of the
District. Eligible Project Costs include, but are not limited to, construction, alteration, rebuilding or
expansion of. collection mains; manholes and cleanouts; service laterals; force mains; interceptor sewers;
pumping stations; lift stations; wastewater treatment facilities; and all related appurtenances. To the extent
sanitary sewer projects undertaken within the District provide direct benefit to land outside of the District,
the City will make an allocation of costs based on such benefit. Those costs corresponding to the benefit
allocated to land within the District, and necessitated by the implementation of the Project Plan, are
eligible Project Costs. Implementation of the Project Plan may also require that the City construct, alter,
rebuild or expand sanitary sewer infrastructure located outside of the District. That portion of the costs of
sanitary sewer system projects undertaken outside the District which are necessitated by the
implementation of the Project Plan are eligible Project Costs.
Water System Improvements
There are inadequate water distribution facilities serving the District. To allow development to occur, the
City will need to construct, alter, rebuild or expand water system infrastructure within the District.
Eligible Project Costs include, but are not limited to, construction, alteration, rebuilding or expansion of:
distribution mains; manholes and valves; hydrants; service laterals; pumping stations; wells; water
treatment facilities; storage tanks and reservoirs; and all related appurtenances. To the extent water
system projects undertaken within the District provide direct benefit to land outside of the District, the
City will make an allocation of costs based on such benefit. Those costs corresponding to the benefit
allocated to land within the District, and necessitated by the implementation of the Project Plan, are
eligible Project Costs. Implementation of the Project Plan may also require that the City construct, alter,
rebuild or expand water system infrastructure located outside of the District. That portion of the costs of
water system projects undertaken outside the District which are necessitated by the implementation of the
Project Plan are eligible Project Costs.
Stormwater Management System Improvements
To manage stormwater runoff, the City will need to construct, alter, rebuild or expand stormwater
management infrastructure within the District. Eligible Project Costs include, but are not limited to,
construction, alteration, rebuilding or expansion of. stormwater collection mains; inlets, manholes and
valves; service laterals; ditches; culvert pipes; box culverts; bridges; stabilization of stream and river
banks; and infiltration, filtration and detention Best Management Practices (BMP's). To the extent
stormwater management system projects undertaken within the District provide direct benefit to land
outside of the District, the City will make an allocation of costs based on such benefit. Those costs
Project Plan TID No. 34 Creation City of Oshkosh
Prepared by Ehlers Page 16 January 10, 2018
corresponding to the benefit allocated to land within the District, and necessitated by the implementation
of the Project Plan, are eligible Project Costs. Implementation of the Project Plan may also require that
the City construct, alter, rebuild or expand stormwater management infrastructure located outside of the
District. That portion of the costs of stormwater management system projects undertaken outside the
District which are necessitated by the implementation of the Project Plan are eligible Project Costs.
Electric Service
To create sites suitable for development the City may incur costs to provide, relocate or upgrade electric
services. Relocation may require abandonment and removal of existing poles or towers, installation of
new poles or towers, or burying of overhead electric lines. Costs incurred by the City to undertake this
work are eligible Project Costs.
Gas Service
To create sites suitable for development the City may incur costs to provide, relocate or upgrade gas
mains and services. Costs incurred by the City to undertake this work are eligible Project Costs.
Communications Infrastructure
To create sites suitable for development the City may incur costs to provide, relocate or upgrade
infrastructure required for voice and data communications, including, but not limited to: telephone lines,
cable lines and fiber optic cable. Costs incurred by the City to undertake this work are eligible Project
Costs.
Streets and Streetscape
Street Improvements
There are inadequate street improvements serving areas of the District. To allow development to occur,
the City may need to construct or reconstruct streets, highways, access drives and parking areas. Eligible
Project Costs include, but are not limited to: excavation; removal or placement of fill; construction of
road base; asphalt or concrete paving or repaving; installation of curb and gutter; installation of sidewalks
and bicycle lanes; installation of culverts, box culverts and bridges; rail crossings and signals; utility
relocation, to include burying overhead utility lines; street lighting; installation of traffic control signage
and traffic signals; pavement marking; right-of-way restoration; installation of retaining walls; and
installation of fences, berms, and landscaping. Costs incurred by the City for street improvements are
eligible Project Costs.
Streetscaping and Landscaping
To attract and promote redevelopment and rehabilitation of existing sites within the district consistent
with the objectives of this Plan, the City may install amenities to enhance development sites, rights-of-
way and other public spaces. These amenities include, but are not limited to: landscaping; lighting of
streets, sidewalks, parking areas and public areas; installation of planters, benches, tree rings, trash
receptacles and similar items; and installation decorative walks, terraces and street crossings. These and
any other similar amenities installed by the City are eligible Project Costs.
Project Plan TID No. 34 Creation City of Oshkosh
Prepared by Ehlers Page 17 January 10, 2018
Redevelopment Authority (RDA) Activities
Contribution to Redevelopment Authority
As provided for in Wis. Stats. § 66.1105(2)(f)l.h and 66.1333(13), the City may provide funds to its RDA
to be used for administration, planning operations, and capital costs, including but not limited to real
property acquisition, related to the purposes for which it was established in furtherance of any
redevelopment or urban renewal project. Funds provided to the RDA for this purpose are eligible Project
Costs.
Miscellaneous
Cash Grants (Development Incentives)
The City may enter into agreements with property owners, lessees, or developers of land located within
the District for sharing costs to encourage the desired kind of improvements and assure that sufficient tax
base is generated to recover Project Costs. No cash grants will be provided until the City executes a
developer agreement with the recipient of the cash grant. Any payments of cash grants made by the City
are eligible Project Costs.
Projects Outside the Tax Increment District
Pursuant to Wis. Sta. § 66.1105(2)(f)l.n, the City may undertake projects within territory located within
one-half mile of the boundary of the District provided that: 1) the project area is located within the City's
corporate boundaries and 2) the projects are approved by the Joint Review Board. The cost of projects
completed outside the District pursuant to this section are eligible Project Costs, and may include any
project cost that would otherwise be eligible if undertaken within the District. The City intends to make
the following Project Cost expenditures outside the District as identified on the Proposed Improvements
Map included in Section 8 of this Plan:
• Construction of a Riverfront trail.
• Construction of trails currently undetermined as to specific location that would connect properties
in the District and within %2 mile of the District to the Riverfront trail.
• Extension of N. Koeller Street and N. Westfield Street including streetscaping.
• Improvements to the intersections of Oshkosh Avenue with N. Koeller Street and N. Westfield
Street.
• Burying of overhead utility lines within %2 mile of the District to the extent those costs are not
paid by Tax Incremental District No. 35 or another revenue source.
The District will also be paying the costs of installing or replacing certain water system, sanitary sewer
system and stormwater management infrastructure located outside of the District as permitted under Wis.
Stats. § 66.1105(2)(f)l.k.
Professional Service and Organizational Costs
The costs of professional services rendered, and other costs incurred, in relation to the creation,
administration and termination of the District, and the undertaking of the projects contained within this
Plan, are eligible Project Costs. Professional services include, but are not limited to: architectural;
environmental; planning; engineering; legal, audit; financial; and the costs of informing the public with
respect to the creation of the District and the implementation of the Plan.
Project Plan TID No. 34 Creation City of Oshkosh
Prepared by Ehlers Page 18 January 10, 2018
Administrative Costs
The City may charge to the District as eligible Project Costs reasonable allocations of administrative
costs, including, but not limited to, employee salaries. Costs allocated will bear a direct connection to the
time spent by City employees in connection with the implementation of the Plan.
Financing Costs
Interest expense, debt issuance expenses, redemption premiums, and any other fees and costs incurred in
conjunction with obtaining financing for projects undertaken under this Plan are eligible Project Costs.
Project Plan TID No. 34 Creation City of Oshkosh
Prepared by Ehlers Page 19 January 10, 2018
SECTION 8 -
Mar) Showina Proposed Improvements and Uses
" Tax Increment District #34
E Oshkosh Corporation Global Headquarters O.
Proposed Improvements Oshkosh
Lake
Butte
des
marts
Clubhouse
Demolition
r' w
Riverfront Trail
oI�
rm Sewer Outfall
;rte Trail
System f
ll
N. Koeller Street
& Street Extension,
St'reetscaping,
� lic Utilities
� x'11
Rath Lane
Vater Main ,' •
O"s_hkosh Ave ; a .
Trail
;• System
.R.TCRM1�S SR
fI
PAH ❑Q PN i-0Ra� GR
#34
l
IF PR Ay'
-ATHERIH[ AVE
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GPANM1IA M1YF
Street Extens!ibn, �
Streetscaping =_=w—
Public
=w— -
I
Public Utiliti
ME
++� r` * ! Oshkosh=Aloe.
Bulyne Utili#s
sy-iJ' • I mAPiE hVF
s. •� k
OshkoshlAve.: ."
�� `•��•& N. Westfield St..
Oshkosh Ave. Inters tion
& N. KoeIIer St o Im rove
HAVE
Inte I ction � ,�
_ - A
GSI pK_ Imencs I
Legend
wia Ln
r" �TID #34 Boundary
0 100 aoo o0 600
Feet
fJ ba fe: Vd d_sd.V. 6cc b- N. 3017
Project Plan TID No. 34 Creation City of Oshkosh
Prepared by Ehlers Page 20 January 10, 2018
Tax Increment District #34
VVE Oshkosh Corporation Global Headquarters ct.Y4
S Proposed Land Use Oshkosh
La11le
Butle
cies
:Wof-ls
TID #34
Oshkosh Corporation
Global Headqua►fers
ED TID #34 Boundary
0 100 200 400 600
Feet
7n}=: Yi =�r�.-•-1ny, h7fiC9mt]Fir 13.701 t
rna:rt ndt �
Proposed Land Use
EaInstRutionai [ Commercial
School ♦ ; + SF & TF Residential
Mixed -Use go MF Residential
EMVacant Land \NX Parks & Recreation
Project Plan TID No. 34 Creation City of Oshkosh
Prepared by Ehlers Page 21 January 10, 2018
f r r.,.:.,
�
ff •
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Proposed Land Use
EaInstRutionai [ Commercial
School ♦ ; + SF & TF Residential
Mixed -Use go MF Residential
EMVacant Land \NX Parks & Recreation
Project Plan TID No. 34 Creation City of Oshkosh
Prepared by Ehlers Page 21 January 10, 2018
SECTION 9:
Detailed List of Project Costs
The following list identifies the Project Costs that the City currently expects to incur in implementing the
District's Plan. All projects identified and related costs reflect the best estimates available as of the date of
preparation of this Plan. All costs are preliminary estimates and may increase or decrease. Certain Project
Costs listed may become unnecessary, and other Project Costs not currently identified may need to be
made. (Section 7 details the general categories of eligible Project Costs). Changes in Project Cost totals or
the types of Project Costs to be incurred will not require that this Plan be amended. This Plan is not meant
to be a budget nor an appropriation of funds for specific Project Costs, but a framework within which to
manage Project Costs.
Project Cost Estimates
Project
Project Name/Type
Funding
Total Cost
ID
Period
1
N. Westfield St. Extension & Intersection Improvements
2018
$ 1,212,008
2
KoellerSt. Extension & Intersection Improvements
2018
$ 1,429,680
3
Water Main Extension - Rath Lane , West of Koeller
2018
$ 333,300
4
Storm Sewerfor Koeller, Westfield and Outfall
2018
$ 51,000
5
Storm Sewer Relay Within Former Golf Course
2018
$ 436,000
6
Filling of ROW Above Regional Flood Elevation
2018
$ 212,000
7
Water Quality Treatment Options
2018
$ 966,000
8
2-48" Private 300ft Storm Sewer Outfalls to Lake
2018
$ 152,000
9
Clubhouse Demo
2018
$ 100,000
10
Natural Gas & Electric
2018
$ 100,000
11
RiverfrontTrail/Riverwalk
2018
$ 600,000
12
TrafficlmpactAnalysis
2018
$ 25,000
13
Environmental Contingency
2018
$ 250,000
14
5% Contingencyon Project ID Lines 1- 13
2018
$ 293,400
15
Development Incentives
2020-2039
$ 6,000,000
16
Administrative Cost
2032-2039
$ 77,468
Subtotal Project Costs
$12,237,856
Less Cash on Hand
Capital Projects Fund
$(1,359,000)
Water Enterprise Fund
$ (881,000)
Sewer Enterprise Fund
$ (228,600)
Stormwater Enterprise Fund
$ (827,000)
Less Revolving Loan Fund
$ (900,000)
Less Grants (TEA/DNR)
$(1,250,000)
Land Sale Proceeds
$ (350,000)
Total Project Costs Net of Cash on Hand $ 6,442,256
Paid From Future Tax Increments $(6,077,468)
Balance to be Financed $ 364,788
Notes:
1Cost estimates for pub is infrastructure I ine items provided by City staff. Development incentives per draft development agreement.
2Cash on hand is unspent proceeds from prior year borrowings as a result of lower bid prices and deferred projects.
Project Plan TID No. 34 Creation City of Oshkosh
Prepared by Ehlers Page 22 January 10, 2018
SECTION 10:
Economic Feasibility Study, Financing Methods, and the
Time When Costs or Monetary Obligations Related are to
be Incurred
This Section includes a forecast of the valuation increases expected within the District, the associated tax
increment collections, a summary of how Project Costs would be financed, and a projected cash flow
demonstrating that the District is economically feasible.
Key Assumptions
For purposes of the Plan, it is assumed that the Project will be completed and fully valued at not less than
$19,008,132 by January 1, 2020. The increase in valuation will occur because of. 1) sale of the City
owned tax-exempt property located within the District to Developer; and 2) construction of 150,000 —
160,000 square feet of Class A office space. The valuation estimate is based on the incremental value
needed to generate $500,000 in incremental taxes per year assuming the City's current tax rate.
Assuming the $19,008,132 valuation as a constant, and the City's current equalized TID Interim tax rate
of $26.30 per thousand of equalized value, the Project would generate $9,625,000 in incremental tax
revenue over the 20 -year term of the District. Table I and Table 2 included hereafter include the
assumptions as to timing and values of the development and projections of tax increment collections.
Project Plan TID No. 34 Creation City of Oshkosh
Prepared by Ehlers Page 23 January 10, 2018
Table 1— Development Assumptions
Project Plan TID No. 34 Creation City of Oshkosh
Prepared by Ehlers Page 24 January 10, 2018
City of
Oshkosh,
Tax Increment
District
# 34
Development
Assum•
•
Oshkosh Corp.
Construction Year
Actual
HQ_l
Annual Total
Construction Year
1 2018
4,752,033
4,752,033
2018 1
2 2019
14,256,099
14,256,099
2019 2
3 2020
0
2020 3
4 2021
0
2021 4
5 2022
0
2022 5
6 2023
0
2023 6
7 2024
0
2024 7
8 2025
0
2025 8
9 2026
0
2026 9
10 2027
0
2027 10
11 2028
0
2028 11
12 2029
0
2029 12
13 2030
0
2030 13
14 2031
0
2031 14
15 2032
0
2032 15
16 2033
0
2033 16
17 2034
0
2034 17
18 2035
0
2035 18
19 2036
0
2036 19
20 2037
0
2037 20
Totals
0
19,008,132
19,008,132
Notes:
lAssumed valuation is total needed to generate $500,000 in tax increment based on 2017/18 TID Interim Rate.
Table 1— Development Assumptions
Project Plan TID No. 34 Creation City of Oshkosh
Prepared by Ehlers Page 24 January 10, 2018
District Creation Date
Valuation Date
Expenditure Period/Termination
Extension Eligibility/Years
January23, 2018
Jan 1,
2018
15
1/23/2033
Yes
3
Construction I of latio n
Year Va Iue Added Va l uation Year Increment
Appreciation Factor
Base Tax Rate
Tax Exempt Discount Rate
Total
Increment Revenue Year Tax Rate
0.00% E--]Ap ply to Base Va luer
$26.30
4.00%
Tax Exempt
NPV Taxable NPV
Tax Increment Calculation Calculation
1
2018
4,752,033
2019
0
4,752,033
2020
$26.30
125,000
111,125
106,452
2
2019
14,256,099
2020
0
19,008,132
2021
$26.30
0 500,000
538,527
510,060
3
2020
0
2021
0
19,008,132
2022
$26.30
500,000
949,490
892,627
4
2021
0
2022
0
19,008,132
2023
$26.30
500,000
1,344,647
1,255,250
5
2022
0
2023
0
19,008,132
2024
$26.30
500,000
1,724,606
1,598,969
6
2023
0
2024
0
19,008,132
2025
$26.30
500,000
2,089,951
1,924,768
7
2024
0
2025
0
19,008,132
2026
$26.30
500,000
2,441,245
2,233,583
8
2025
0
2026
0
19,008,132
2027
$26.30
500,000
2,779,027
2,526,298
9
2026
0
2027
0
19,008,132
2028
$26.30
500,000
3,103,817
2,803,753
10
2027
0
2028
0
19,008,132
2029
$26.30
500,000
3,416,116
3,066,744
11
2028
0
2029
0
19,008,132
2030
$26.30
500,000
3,716,403
3,316,024
12
2029
0
2030
0
19,008,132
2031
$26.30
500,000
4,005,140
3,552,309
13
2030
0
2031
0
19,008,132
2032
$26.30
500,000
4,282,773
3,776,275
14
2031
0
2032
0
19,008,132
2033
$26.30
500,000
4,549,727
3,988,566
15
2032
0
2033
0
19,008,132
2034
$26.30
500,000
4,806,413
4,189,789
16
2033
0
2034
0
19,008,132
2035
$26.30
500,000
5,053,227
4,380,522
17
2034
0
2035
0
19,008,132
2036
$26.30
500,000
5,290,549
4,561,312
18
2035
0
2036
0
19,008,132
2037
$26.30
500,000
5,518,742
4,732,676
19
2036
0
2037
0
19,008,132
2038
$26.30
500,000
5,738,159
4,895,107
20
2037
0
2038
0
19,008,132
2039
$26.30
500,000
5,949,137
5,049,070
Totals 19,008,132
Future Value of Increment 9,625,000
Notes:
'Tax rate shown is actual TID Interim Rate for the 2017/18 levy per DOR Form PC -202 (Tax Increment Collection Worksheet).
Table 2 — Tax Increment Projection Worksheet
Financing and Implementation
Development incentives to be paid to the Developer consist of two elements under the proposed
development agreement:
• City Contribution. First, a total of $6 million would be paid from the annual tax increments
collected on a "pay as you go" basis with annual payments not to exceed $500,000. Once the $6
million in incentives is fully paid, the first $500,000 collected annually would flow to the District
to reimburse prior City advances or to pay for additional Project Costs.
• Incentive Payments. The second portion is an incentive payment consisting of payment of 100%
of any amount of annual increment collected more than $500,000 through the year 2037 on a
"pay as you go" basis. The City's obligation to make Incentive Payments is strictly limited to the
amount of any incremental taxes collected within the District.
The City will also incur an estimated $6.16 million in public infrastructure and related costs needed to
allow for the Project to proceed including: street improvements; water and sanitary sewer system
improvements; storm water management improvements; demolition of the existing Lakeshore clubhouse;
natural gas and electric installation; construction of Riverwalk trail; and a traffic impact analysis.
Administrative expenses estimated at $77,000 are also included and will be incurred over the life of the
District after the full City Contribution payment has been made.
Project Plan TID No. 34 Creation City of Oshkosh
Prepared by Ehlers Page 25 January 10, 2018
Administrative expenses will be paid from current revenues over the life of the District. All other
infrastructure and associated costs will be paid from cash on hand or future borrowing as follows:
Funding Source
Projected
Amount
Cash On Hand:
Projects Fund
$ 1,359,000
—Capital
Water Enterprise Fund
$ 881,000
Sewer Enterprise Fund
$ 228,600
Stormwater Enterprise Fund
$ 827,000
Revolving Loan Fund
$ 900,000
—City
Grants (TEA/DNR)
$ 1,250,000
Land Sale Proceeds
$ 350,000
Proceeds from Future Debt Issuance
$ 364,788
Total
$ 6,160,388
Projected Recovery of Advances
$ 2,214,166
Costs Not Recovered (Non -Project Costs)
$ 3,946,222
Based on the proposed Development Agreement, the City would receive up to $500,000 in annual tax
increment collections once the City Contribution to the Project is paid. Based on the projections included
in this Plan, the City would receive $3,625,000 between the years of 2032 and 2039. Assuming the City
would charge a 3% interest rate on any advances made to the District, the $3,625,000 in future revenue
could reimburse an upfront advance of $2,214,166 by 2039 after netting out annual administrative
expenses paid from current year revenue. The estimated balance of $3,946,222 would not be recovered
through the District and would represent non -Project Costs. This figure is provided for information only
and is not intended to limit the City's ability to recover eligible costs made for the benefit of the District
should changing circumstances permit it to do so. A projected of District cash flows is found in Table 3.
Project Plan TID No. 34 Creation City of Oshkosh
Prepared by Ehlers Page 26 January 10, 2018
C-
0
O 0
N
O O
y
00 =
City
of Oshkosh,
Tax Increment
District # 34
0
Cash Flow
Projection
111111IF-Projected Revenues
Expenditures
Balances
Advances
Development Incentives
Development
City
Incentive
Year
Tax From Other Total
Repayment of
Total
Incentives
City Advances
Increments Funds'
Revenues
Contribution'
Payments'
Total
Project Costs Advances°
Admin.
Expenditures
Annual
Cumulative
Outstanding
Outstanding
Year
2018
2,214,166
2,214,166
2,214,166
2,214,166
0
0
6,000,000
2,280,591
2018
2019
0
0
0
0
6,000,000
2,347,016
2019
2020
125,000
125,000
125,000
0
125,000
125,000
0
0
5,875,000
2,413,441
2020
2021
500,000
500,000
500,000
0
500,000
500,000
0
0
5,375,000
2,479,866
2021
2022
500,000
500,000
500,000
0
500,000
500,000
0
0
4,875,000
2,546,291
2022
2023
500,000
500,000
500,000
0
500,000
500,000
0
0
4,375,000
2,612,716
2023
2024
500,000
500,000
500,000
0
500,000
500,000
0
0
3,875,000
2,679,141
2024
2025
500,000
500,000
500,000
0
500,000
500,000
0
0
3,375,000
2,745,566
2025
2026
500,000
500,000
500,000
0
500,000
500,000
0
0
2,875,000
2,811,991
2026
2027
500,000
500,000
500,000
0
500,000
500,000
0
0
2,375,000
2,878,416
2027
2028
500,000
500,000
500,000
0
500,000
500,000
0
0
1,875,000
2,944,841
2028
2029
500,000
500,000
500,000
0
500,000
500,000
0
0
1,375,000
3,011,266
2029
2030
500,000
500,000
500,000
0
500,000
500,000
0
0
875,000
3,077,691
2030
2031
500,000
500,000
500,000
0
500,000
500,000
0
0
375,000
3,144,116
2031
2032
500,000
500,000
375,000
0
375,000
117,500
7,500
500,000
0
0
0
3,093,041
2032
2033
500,000
500,000
0
0
0
492,275
7,725
500,000
0
0
0
2,667,191
2033
2034
500,000
500,000
0
0
0
492,043
7,957
500,000
0
0
0
2,241,573
2034
2035
500,000
500,000
0
0
0
491,805
8,195
500,000
0
0
0
1,816,193
2035
2036
500,000
500,000
0
0
0
491,559
8,441
500,000
0
0
0
1,379,120
2036
2037
500,000
500,000
0
0
0
491,305
8,695
500,000
0
0
0
929,188
2037
2038
500,000
500,000
0
0
0
491,045
8,955
500,000
0
0
0
466,019
2038
0
0
0
(0)1
2039
2039
500,000
500,000
0
0
0
480,000
20,000
500,000
Total
1 9,625,000 2,214,166
11,839,166
6,000,000
0
6,000,000
2,214,166 3,547,531
77,468
1 11,839,166
1
Total
P roj ected District Clos u re Yea r
Notes:
'As identified
in this Plan, City funds on hand will be used to fund a portion
of the District's Project
Costs.
To recover some of the funds on
hand applied,
the City expects to record an advance to the District
to be repaid over the District's
life.
'The City Contribution is an incentive paid from available tax increment with
maximum annual
payments
of $500,000 and a cumulative maximum
payment
of $6,000,000.
3lncentive
Payments are paid from available
tax increment
and are equal to any annual tax increment collected
in excess of $500,000 through
calendar year 2037.
°Assumes 3% simple interest accrual on advances.
SECTION 11:
Annexed Property
There are no lands proposed for inclusion within the District that were annexed by the City on or after
January 1, 2004.
SECTION 12:
Estimate of Property to be Devoted to Retail Business
Pursuant to Wis. Stat. § 66.1105(5)(b), the City estimates that none of the territory within the District will
be devoted to retail business at the end of the District's maximum expenditure period.
SECTION 13:
Proposed Zoning Ordinance Changes
The District is being created by the City under the authority provided by Wis. Stat. § 66.1105 and will be
designated as an "Industrial District" based on a finding that at least 50%, by area, of the real property
within the District is zoned and suitable for industrial sites within the meaning of Wis. Stat. § 66.1101.
Prior to City Council adoption of the resolution creating the District, the area to be included within the
District will be rezoned from Institutional (I) to Corporate Business Park — Planned Development
Overlay. (CBP-PD). The land within the District will remain zoned CBP-PD or an equivalent zoning
classification suitable for industrial sites for the life of the District.
SECTION 14:
Proposed Changes in Master Plan, Map, Building Codes
and City of Oshkosh Ordinances
The proposed Plan is in general conformance with the City of Oshkosh's Comprehensive Plan identifying
the area as appropriate for commercial development. All development within the District will be required
to conform to the State Building Codes and will be subject to the City's permitting and inspection
procedures. The proposed Plan conforms to all relevant State and local ordinances, plans, and codes, thus,
no changes to the existing regulations are proposed or needed.
Project Plan TID No. 34 Creation City of Oshkosh
Prepared by Ehlers Page 28 January 10, 2018
SECTION 15:
Relocation
Implementation of this Plan is not expected to require relocation of individuals or business operations. If
relocation were to become necessary, relocations will be handled in compliance with Wis. Stat. Chapter
32 and Wis. Admin. Code ADM 92.
SECTION 16:
Orderly Development of the City of Oshkosh
Creation of the District and the implementation of the projects in its Plan will promote the orderly
development of the City of Oshkosh by retaining the headquarters of the City's largest employer.
Development in the District will add to the tax base, retain and provide for employment opportunities, and
will generate positive secondary impacts in the community such as anticipated redevelopment of
properties located along Oshkosh Avenue in Tax Incremental District No. 35 to be created concurrently
with the District.
SECTION 17:
List of Estimated Non -Project Costs
Non -project costs are public works projects which only partly benefit the District. Costs incurred that do
not benefit the District may not be paid with tax increments. Examples of non -project costs are:
• A public improvement made within the District that also benefits property outside the District.
That portion of the total Project Costs allocable to properties outside of the District would be a
non -project cost.
A public improvement made outside the District that only partially benefits property within the
District. That portion of the total Project Costs allocable to properties outside of the District
would be a non -project cost.
• Projects undertaken within the District as part of the implementation of this Project Plan, the costs
of which are paid fully or in part by impact fees, grants, special assessments, or revenues other
than tax increments.
No improvements to be made within the District will benefit property outside the District. Furthermore,
there will be no improvements made outside the District that will only partially benefit the District. While
all costs included within this Plan are eligible Project Costs, the City expects that it will provide an
estimated $3,946,222 in funding to pay for public infrastructure and related expenditures which will not
be recovered from tax increments. Any funds provided by the City to pay for projects which are not
recovered by tax increments will become non -project costs. Additional detail as to the anticipated non -
project costs to be incurred by the City are included in Section 10 of this Plan.
Project Plan TID No. 34 Creation City of Oshkosh
Prepared by Ehlers Page 29 January 10, 2018
SECTION 18:
Opinion of Attorney for the City of Oshkosh Advising
Whether the Plan is Complete and Complies with
Wisconsin Statutes 66.1105
See next page.
Project Plan TID No. 34 Creation City of Oshkosh
Prepared by Ehlers Page 30 January 10, 2018
n,
City
f
Oshkosh
City Attorney's Office
Phone: (920) 236-5115
Fax: (920) 236-5106
http://www.ci.oshkosh.wi.us
December 27, 2017
Darryn Burich
Director of Planning Services
City of Oshkosh
215 Church Avenue
Oshkosh, WI 54903-1130
Dear Mr. Burich:
I reviewed the project plan for, City of Oshkosh Tax Increment District #34 Oshkosh Corporation
Global Headquarters, pursuant to Section 66.1105(4)(0 of the Wisconsin Statutes. I find that the plan
includes a statement listing the kind, number, and location of proposed public improvements within
and outside the District. It includes an economic feasibility study, a detailed list of estimated project
costs, and a description of the method of financing all estimated project costs, the time when the costs
are to be incurred, and a list of estimated non -project costs. The plan contains maps of existing uses
and conditions of real property, as well as, proposed improvements and uses. The plan identifies any
proposed changes in zoning of the real property in the district, and any proposed changes in the City's
master plan, map or other municipal codes required or proposed as part of the district. The plan
includes a statement of the proposed method for relocation of any persons to be displaced. The plan
further specifies 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 city
ordinances 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)(0, Wisconsin Statutes, shall be complete and it is, therefore, my
opinion that the project plan attached hereto is complete and complies with Wis. Stat. § 66.1105.
Sincerely,
CIT F OSHKOSH
Lorenson
City Attorney
LL/tw
City Attorney
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5115 http://www.ci.oshkosh.wi.us
Exhibit A:
Calculation of the Share of Projected Tax Increments
Estimated to be Paid by the Owners of Property in the
Overlying Taxing Jurisdictions
Estimated
Portion of Taxes
that Owners
of Taxable
Property in each
Taxing Jurisdiction
g District
would..
DOR Form PC -202 Year
2017/18
Percentage
Winnebago County
19,253,275
20.03%
City of Oshkosh
37,861,700
39.39%
Oshkosh Area School District
35,051,183
36.46%
Fox Valley Technical
College
3,962,683
4.12%
Total
96,128,841
Fox Valley
Winnebago
Oshkosh Area
Technical
Revenue Year
County City of Oshkosh
School District
College
Total
Revenue Year
2020
25,036
49,233
45,578
5,153
125,000
2020
2021
100,143
196,932
182,314
20,611
500,000
2021
2022
100,143
196,932
182,314
20,611
500,000
2022
2023
100,143
196,932
182,314
20,611
500,000
2023
2024
100,143
196,932
182,314
20,611
500,000
2024
2025
100,143
196,932
182,314
20,611
500,000
2025
2026
100,143
196,932
182,314
20,611
500,000
2026
2027
100,143
196,932
182,314
20,611
500,000
2027
2028
100,143
196,932
182,314
20,611
500,000
2028
2029
100,143
196,932
182,314
20,611
500,000
2029
2030
100,143
196,932
182,314
20,611
500,000
2030
2031
100,143
196,932
182,314
20,611
500,000
2031
2032
100,143
196,932
182,314
20,611
500,000
2032
2033
100,143
196,932
182,314
20,611
500,000
2033
2034
100,143
196,932
182,314
20,611
500,000
2034
2035
100,143
196,932
182,314
20,611
500,000
2035
2036
100,143
196,932
182,314
20,611
500,000
2036
2037
100,143
196,932
182,314
20,611
500,000
2037
2038
100,143
196,932
182,314
20,611
500,000
2038
2039
100,143
196,932
182,314
20,611
500,000
2039
Total
1,927,754
3,790,942
3,509,536
396,768
9,625,000
1The projection shown above is provided to meet the requirements of Wis. Stat. § 66.1105(4)(i)4.
Project Plan TID No. 34 Creation City of Oshkosh
Prepared by Ehlers Page 32 January 10, 2018
PLAN COMMISSION MINUTES
January 2, 2018
PRESENT: David Borsuk, Ed Bowen, Thomas Fojtik, John Hinz, Steve Cummings, Kathleen
Propp, John Kiefer, Robert Vajgrt, Michael Ford
EXCUSED: none
STAFF: Darryn Burich, Planning Director; Mark Lyons, Principal Planner; Steven Wiley,
Assistant Planner; Steve Gohde, Assistant Director of Public Works; Todd Taves,
Ehlers Associates; Andrea Flanigan, Recording Secretary
Chairperson Fojtik called the meeting to order at 4:00 pm. Roll call was taken and a quorum
declared present.
The minutes of December 19, 2017 were approved as presented. (Vajgrt/Ford)
IV. PUBLIC HEARING ON PROPOSED CREATION OF TAX INCREMENT FINANCING
DISTRICT #34 OSHKOSH CORPORATION HEADQUARTERS; DESIGNATION OF
BOUNDARIES AND APPROVAL OF PROJECT PLAN
Tax Incremental District No. 34 (the "TID" or "District") is a proposed industrial district,
comprising 32.80 acres of the Lakeshore Municipal Golf Course, is being created to pay the costs of
development incentives and public infrastructure needed to facilitate construction of Oshkosh
Corporation's new global headquarters which will help to retain 450 current jobs as well as create
an additional 200 jobs over time.
The City anticipates making expenditures of approximately $12.24 million to undertake projects
identified in the Project Plan with major costs going to infrastructure development, site
preparation, and development incentives. Project costs include development incentives in the
form of a $6 million City contribution to the Project and additional incentive payments for
creation of incremental value that produces tax increment in excess of $500,000 annually. All
development incentive payments will be made on "pay as you go" basis. The City will also incur
an estimated $6.16 million in public infrastructure and related costs needed to allow for the Plan
to proceed including; street improvements; water and sanitary sewer system improvements;
storm water management improvements; demolition of the existing clubhouse; natural gas and
electric installation; construction of Riverwalk trail; and a traffic impact analysis. Page 20 of the
Project Plan shows the map of proposed improvements (in and outside the district) and detailed
estimated project costs are on page 22.
Mr. Burich presented the item and reviewed the site and surrounding area as well as the land use,
zoning classifications and the boundaries of the TID district. He discussed improvements included
in the TID project plan as well as the estimated project costs and method of financing. Mr. Burich
Plan Commission Minutes
Page 33
January 2, 2018
stated there are outside the district costs, for example N. Westfield St. and Koeller St.
improvements that will be paid for by TID #34 and TID #35.
Ms. Propp questioned why project costs in TID #34 and #35 were duplicated.
Mr. Burich responded that some of the costs are shared between the two TIDs districts, such as the
Traffic Impact Analysis and are considered outside the district costs.
Mr. Bowen inquired about the riverfront trail and how it is incorporated in the larger riverwalk
and trail system in the City.
Mr. Burich responded that the goal is to connect the riverfront trail to the Tribal Heritage Trail
which connects to the Wiouwash Trail. To the east, the trail could pass through Rainbow Park,
over the Oshkosh Avenue Bridge to connect with the trails running east and west along the north
shore of the Fox River.
Mr. Bowen questioned why the administrative costs were delayed to years 2031-2039.
Mr. Taves responded that the administrative costs are delayed in TID #34 because the first $500,000
generated by tax revenue from the TID will go to Oshkosh Corporation until the total amount
aggregates to $6 million. After the $6 million is reached, any increment above $500,000 for the life
of the TID will get paid to Oshkosh Corporation. Roughly the first 10 years of the TID, there will be
no monies that remain in the TID to pay for administrative costs.
Mr. Kiefer questioned if the money for infrastructure costs such as storm water, sewer and street
construction is paid for by the TID or utilities.
Mr. Taves responded that most of the infrastructure costs are to be paid with existing funding from
previous borrowing, grant funds and tax increment financing.
Mr. Bowen questioned if special assessments are anticipated for the infrastructure.
Mr. Gohde responded that there has not been an exact determination if there will be special
assessments.
Ms. Propp inquired if TID money will pay for park improvements.
Mr. Burich responded park improvements could be paid for by the money from the land sale but
has not been determined because the park plan is not in place.
Mr. Fojtik opened the Public Hearing on the proposed Tax Increment Financing District #34
Oshkosh Corporation Headquarters.
Dan Jensen, 1319 Oshkosh Avenue, inquired what the financial ramifications are for owning a
home in TID #34 or #35.
Plan Commission Minutes
Page 34
January 2, 2018
Mr. Taves explained that homes in a TID are still assessed the same as homes outside the TID and
pay the same tax rate and tax bill. If improvements to a property are made during the life of the
TID, the increment from the improvements goes back into the TID to pay for the program of
improvements that the City intends to make within the district.
Mr. Fojtik closed the Public Hearing on the proposed Tax Increment Financing District #34
Oshkosh Corporation Headquarters.
Motion by Borsuk to approve the proposed creation of Tax Incremental Financing District #34
Oshkosh Corporation Headquarters, Designation of boundaries and approval of project plan.
Seconded by Vajgrt.
The Commission discussed the financing for the infrastructure and their concerns about using
special assessments to pay for the infrastructure.
Motion carried 9-0.
There being no further business, the meeting adjourned at approximately 5:20 pm. (Vajgrt/Bowen)
Plan Commission Minutes
Respectfully submitted,
Darryn Burich
Director of Planning Services
Page 35
January 2, 2018