HomeMy WebLinkAbouttid-18-southwest-industrial-park-expansionProject Plan for:
City of Oshkosh
TAX INCREMENT FINANCING DISTRICT # 18
Southwest Industrial Park Expansion
Adopted by:
Plan Commission June 41h, 2002
Common Council July 9*h, 2002
Joint Review Board July 23, 2002
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.............................................................................................................................................4
ProjectCosts and Improvements.............................................................................................................4
Methodof Fivancing..................................................................................................................................6
Master Plan, Zoning, Building and Other Code Considerations........................................................6
Economic Feasibility/Expectation for Development...............................................................................6
Promotionof Orderly Development.........................................................................................................6
ProposedUses.............................................................................................................................................7
Non -Project Costs......................................................................................................................................7
Relocation............................................................
Findings.......................................................................................................................................................8
AppendixA — Project Expenditures.........................................................................................................9
Appendix B — Project Maps
.....7
Boundaries............................................................................................................13
ProposedImprovements......................................................................................14
Existingand Proposed Zoning............................................................................15
ExistingLand Use................................................................................................16
ProposedLand Use..............................................................................................17
AppendixC — Notice of Public Hearing.................................................................................................18
AppendixD — Attorney's Opinion..........................................................................................................19
Appendix E — Section 30-30 Zoning Ordinance M-3 General Industrial District Provisions ..........20
Appendix F — Plan Commission/Public Hearing Minutes of June 4, 2002 .........................................22
Appendix G — Common Council Creation Resolution of July 9, 2002 ................................................24
Appendix H — Joint Review Board Approval Minutes of July 23, 2002 .............................................27
TAX INCREMENTAL DISTRICT #18
PROJECT PLAN
CITY OF OSHKOSH
ADOPTED BY THE PLAN COMMISSION
June 4'", 2002 meeting
ADOPTED BY THE COMMON COUNCIL
July 9'", 2002 meeting
ADOPTED BY THE JOINT REVIEW BOARD
July 23, 2002
PREPARED BY:
DEPARTMENT OF COMMUNITY DEVELOPMENT
April - May 2002
Plan Summary
City of Oshkosh
Tax Increment District # 18 Project Plan
District Name: City of Oshkosh Tax Increment District # 18 Southwest Industrial
Park Expansion
Location: Southwest side of Oshkosh, south of W. 20`h Avenue, north of W.
Waukau (STH 91), west of S. Oakwood Road.
Size: Approximately 148 developable acres
Purpose: To facilitate the expansion and continued development of the
Southwest Industrial Park and to promote private industrial
development in the area.
Proposed Costs: Approximately $9.3 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: $8.9 million borrowing program, utilizing General Obligation
notes, including capitalized interest.
Projected Revenues: The District is projected to create approximately $54 million in
new tax base at the end of its maximum life period (2002 - 2025).
It will generate approximately $19 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 2025, the 23`d year and the
district will be dissolved. Beginning in 2026, all taxes generated as
a result of development in the TID will be apportioned among and
directly benefit all taxing entities.
1
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, and 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 #18 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 southwest to take in property located between the Wisconsin
and Southern Railroad line and State Road 91. This expansion will add 161 acres to the
park with approximately 148 acres being developable and the remainder for use as right
of way, greenspace, etc. This district is a succession to Tax Increment Finance Districts
#3 and #7.
The Southwest Industrial Park has been the City's most successful TID with an
approximate current value of $116 million. Expansion of the Southwest Industrial Park is
necessary because there are only about 20 acres of developable land left in the park. The
historical annual rate of absorption of industrial land within the City has been
approximately 23 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 2002. 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 and to account for uneven distribution of
demand within the community.
Proposal
Tax Incremental Financing funds will be used to pay for expansion of the park through
land acquisition, infrastructure construction and improvements, site preparation,
pedestrian trails and paths, signage, landscaping, and administrative costs related to
planning and engineering of improvement activities,
Industrial Development Proeram
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 have been a major focus 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 a
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
economics.
Boundaries/Leeal Description
A part of the SE 1/4 and the E %2 of the SW '/4 all in Section 32, Township 18 North, Range
16 East, Town of Algoma, Winnebago County, Wisconsin described as follows:
Commencing at the southeast corner of said Section 32; thence N. 89°27'05" W., 413.57
feet along the south line of the SE %4 of the SE %4 of said Section 32 to the true point of
beginning; thence N. 00°3046" E., 834.96 feet; thence S. 89°27'05" E., 413.56 feet to
the east line of the SE %4 of said Section 32; thence N. 00°3046" E., 1,818.55 feet along
the east line of the SE '/4 of said Section 32 to the northeast corner of the SE '/4 of said
Section 32; thence N. 89°24'24" W., 829.69 feet along the north line of the NE %4 of the
SE '/4 of said Section 32 to the southeasterly right-of-way line of the Wisconsin Southern
R.R.; thence S. 59°39'18" W., 3,693.13 feet along the southeasterly right-of-way line of
the Wisconsin Southern R. R. to the west line of the SE '/4 of the SW '/4 of said Section
32; thence S. 00°30' 13" W., 310.69 feet along the west line of the SE '/4 of the SW %4 of
said Section 32; thence S. 89°09'20" E., 563.15 feet; thence S. 00°5045" W., 440.33 feet
to the south line of the SE %4 of the SW '/4 of said Section 32; thence S. 89°09'13" E.,
772.80 feet along the south line of the SE %4 of the SW %4 of said Section 32 to the
southeast corner of the SW % of said Section 32; thence S. 89°27'05" E., 2,253.06 feet
along the south line of the SE %4 of said Section 32 to the true point of beginning.
Area within the TID is estimated at 161.00 acres. Boundaries of TID # 18, and real
property determined to be suitable for industrial sites are identified on the Boundaries
Map on page 13.
Name of District
The name of the TID shall be City of Oshkosh Tax Incremental District # 18 (TID # 18) —
Southwest Industrial Park Expansion.
Creation Date
The date of creation for the capture of all new taxable value created within TID # 18 shall
be January 1, 2002. 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 estimated
base value of the district is $39,816 which is estimated based on the current undeveloped
and agricultural 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 $9.3 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 and wayfinding, pedestrian trails, and
administrative, engineering, and planning costs. The Proposed Improvements Map on
page 14 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.
4
Table 1
Detailed Estimate and Timing of Project Costs
Description
Gross Cost Estimate
Year
Sanitary Sewer
$377,179
2002-2005
Water Main
$574,326
2002-2005
Storm Sewer and Storm Water
Management
$1,367,361
2002-2005
Street and Pedestrian Path
Construction
$1,404,716
2002-2005
Landscaping and Street Lighting
$149,149
2002-2005
Path Construction in Green Corridor
$27,238
2002-2005
Natural Gas and Electric Utilities
$802,987
2002-2005
Organizational
$496,256
2002-2009
Project Costs
$5,199,212
Capitalized Interest
$785,000
2002-2005
Financing Cost
$3,302,882
Total Costs to be Financed
$4,802,955
2002-2025
Total Project Costs Including
Financing and Capitalized Interest
$9,287,094
2002-2025
The attached Appendix A provides a more detailed listing of the estimated costs involved
in each of the major project categories and further identifies those costs that will be
attributed to this TID outside the boundaries of the district are necessary to service the
district. It is estimated that approximately $632,000 of project expenditures will be
incurred outside of the district and generally involve costs of bringing sanitary sewer to
the district from 20°h Avenue and infrastructure costs along the proposed east west street
south of the Mercury Marine site just off of Oakwood Road as well as some stormwater
management costs that include the construction of a detention pond.
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, Cormnunity 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 must be made within seven years of the creation date of the
District. Tax increments may be received until project costs are recovered, but for no
longer than sixteen years after the last expenditure is made. In the case of this District,
all project costs must be made by the fall of 2009.
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 1993 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 page 15.
Economic Feasibilitv/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
23 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 commercial and manufacturing classed properties within
the Southwest Industrial Park is $225,641. This value was then used to develop figures
of anticipated future values within the 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 $54 million which
will generate approximately $1.3 million in property taxes annually. The projected value
of the tax increment over the life of the district is estimated at approximately $19 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 TED 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.
I+indines 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 #18 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 #18 is to provide the infrastructure and
improvements necessary to provide a "full service" municipal industrial park.
Implementation of the Project Plan for TID # 18 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 creation of an industrial park that will provide
employment for residents of the community and region at large. The reason why
property owners in the district should not fully pay improvement costs is primarily
because the development of an industrial park benefits all other layers of government
(County, Technical College, Schools) through significantly enhanced property values that
those jurisdictions receive a share of but do not have the fiscal impact that is incurred by
the City to provide services.
The base value of the district is estimated at approximately $38,000 and is based on the
current agricultural usage of the parcels. The district value is estimated to exceed $50
million in its 23`d and final year of existence prior to being dissolved. It is estimated that
the district will generate approximately $19 million in tax increments over the life of the
district. At the current proportion of the tax rate for 2001 and assuming that the
development would have occurred without the creation of the TID, the overlying taxing
jurisdictions would have received $7 million for Area Schools (37.01%), $6.3 million for
the City (33.16%), $4 million for the County (21.17%), $1.5 million for the Technical
College (7.81 %) and $161,000 for the State (.085%).
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 Table 1 and Appendix A of
the Project Plan. Project costs to be paid for with tax increments are estimated at
approximately $9.3 million.
Based on the January 1, 2002 equalized value of taxable property within TID # 18 plus
all existing districts does not exceed 7% of the City of Oshkosh's total equalized value or
the value of TID # 18 plus the value increment of existing districts does not exceed 5% of
the total municipal equalized value. The base value of TID #18 plus all other TIDs
equals approximately $165.3 million or 6.4% of the City's total municipal equalized
value of $2.57 billion.
APPENDIX A
DETAILED LISTING OF MAJOR PROJECT EXPENDITURES
Water Main
Description
Quantity
Unit Cost
Unit Type
Total Cost
12" Dia. Water Main
2670
$37.00
LF
$98,790
10" Dia. Water Main
4920
$36.00
LF
$177,120
8" Water Service
1198
$33.00
LF
$39,534
6" Hydrant Lead
432
$30.00
LF
$13,349
2" HDPE Service (Bored)
170
$30.00
LF
$5,253
2" Service Connection
2
$250.00
EA
$515
Hydrant
18
$1,250.00
EA
$22,500
12" Gate Valves
4
$1,000.00
EA
$4,120
10" Gate Valves
10
$930.00
EA
$9,300
8" Gate Valves
33
$650.00
EA
$22,094.50
6" Gate Valves
18
$450.00
EA
$8,100
Landscape Restoration
11870
$2.00
SY
$24,452
Erosion Control Silt Fence
200
$1.50
LF
$300
Sub -Total
Const. Contingency
Tech, Adm. & Legal
Total
$42,543
$106,357
$574,326
The plan is to construct 12" water main along 8TH 91 and 10" water main along the proposed
new streets within the TID. Services will be placed approximately 250 feet apart. Approximately
650 feet of 10" water main will be installed outside the district and brought along the proposed
new road south of the Mercury Marine site. This will also include two hydrants. The approximate
costs of water utilities outside of the TID is $30,000.
Storm Sewer
Description
Quantity
Unit Cost
Unit Type
Total Cost
42" Storm Sewer
710
$85.00
LF
$62,161
36" Storm Sewer
550
$70.00
LF
$39,655
30" Storm Sewer
970
$61.00
LF
$60,945
27" Storm Sewer
400
$50.00
LF
$20,600
24" Storm Sewer
370
$43.00
LF
$15,910
21" Storm Sewer
500
$35.00
LF
$18,025
18" Storm Sewer
370
$30.00
LF
$11,100
Bore and Jack 18" St Sew.
100
$205.00
LF
$20,500
12" Storm Sewer Connection
1188
$28.00
LF
$33,264
12" Storm Leads
684
$29.00
LF
$19,836
8' dia Manhole
7
$575.00
VF
$4,146
6' dia Manhole
27
$400.00
VF
$11,124
5' dia Manhole
48
$310.00
VF
$14,880
4' dia Manhole
18
$175.00
VF
$3,150
42" Endwall
7
$1,000.00
EA
$7,210
36" Endwall
1
$900.00
EA
$927
24" Endwall
1
$720.00
EA
$720
21" Endwall
1
$600.00
EA
$618
2' x 3' Standard Catch Basins
38
$930.00
EA
$35,340
Ditch Construction
2780
$8.00
LF
$22,907
Ditch Restoration
12360
$3.00
SY
$38,192
Erosion Control Silt Fence
1100
$1.50
LF
$1,650
Sub -Total
$442,860
Const., Contingency
$44,286
Tech., Adm. & Legal
$110,715
Total
$597,861
Expenditures in the stormwater
management category
must be addressed
to have a
well
functioning expansion area that
include, drainage, flooding, and water quality.
APPENDIX A
DETAILED LISTING OF MAJOR PROJECT EXPENDITURES
Sanitary Sewer
Description
Quantity
Unit Cost
Unit Type
Total Cost
10" Dia. San Sewer
1800
$39.00
LF
$72,306
15" Dia. San Sewer
2850
$44.00
LF
$129,162
4' dia Standard Manhole
78
$155.00
VF
$12,453
4' dia Standard Manhole
107
$150.00
VF
$16,532
6" Sanitary Sewer Connection
462
$28.00
LF
$13,324
10" x 6" Tee
14
$40.00
EA
$577
Landscape Restoration
10320
$3.00
SY
$31,889
Erosion Control Silt Fence
2100
$1.50
LF
$3,150
Sub -Total
$279,392
Const. Contingency
$27,939
Tech, Adm. & Legal
$69,848
Total
$377,179
The expansion area will be serviced by two different sanitary sewer systems. One will be
extending the 10" sewer from Oakwood Road along the new east -west interior street in the
expansion area. This will transition down to an 8" service and run into the proposed 15" sanitary
sewer in the new north -south road. The other sewer that will service the expansion area will
come from 20°i Avenue and brought south to STH 91. This will be a 15" main. In order to service
the expansion area, costs for sanitary sewer will be attributable from outside the district. These
costs will include the approximately 650' of 10" main along the new east -west street off of
Oakwood Road and the 15" main from 20th Avenue south to the railroad tracks. These outside
the district costs are estimated at approximately $125,000. Services shall be placed at
approximately 250 feet.
Street and Pedestrian Path Construction
Unit Cost Unit
Unclassified Excavation (Street) 11500
$8.50 CY
$97,750
Unclassified Excavation (Path) 1220
$8.50 CY
$10,370
8" Concrete Pavement 20710
$33.00 SY
$683,430
8" Crushed Aggregate Base Course 10200
$9.00 Ton
$91,800
Railroad Crossing 1
$12,400.00 Ea
$12,400
6" Concrete Path 4370
$31.00 SY
$135,470
4" Crushed Aggregate Base Course 980
$9.50 Ton
$9,310
Sub -Total
$1,040,530
Const. Contingency
$104,053
Tech., Adm. & Legal
$260,133
Total
$1,404,716
Streets within the industrial park must be able to carry
heavy traffic and channel stormwater
drainage efficiently. The roads are planned as 36 foot wide concrete urban streets. They will be
designed to City standards with 8" concrete pavement on an 8" crushed aggregate base
course.
Curb and gutter will be constructed. The new roads will
be located as proposed on the
attached
maps and allow for future expansion of the park into areas north of the railroad tracks and south
of STH 91. Costs will be incurred from outside the district and will involve the approximately
650'
of the new east -west road south of the Mercury Marine
site and connect with Oakwood
Road.
These costs are estimated at $202,000. Sidepaths will
be incorporated into the design
of the
street to allow for pedestrian movement within the park
area and along creek drainage
areas.
10
APPENDIX A
DETAILED LISTING OF MAJOR PROJECT EXPENDITURES
Landscaping & Street Lighting
Description Quantity Unit Cost
Total Cost
Street Lights 32 $720.00 EA
$23,040
Landscape Restoration 11440 $2.00 SY
$22,880
Median Planting 1 $4,200.00 LS
$4,326
Signage 1 $8,500.00 LS
$8,755
Trees 143 $360.00 EA
$51,480
Sub -Total
$110,481
Const. Contingency
$11,048
Tech., Adm. & Legal
$27,620
Total
$149,149
Street lighting will be similar. in design and spacing to that found
in the Universal Business Park,
which is part of TID # 7. The fixtures will be shoe -box style housing with cutoff reflectors. The
fixtures will be mounted on 30' round tapered direct burial fiberglass
poles and spaced
approximately 150' to 180' on center and staggered along both sides of the road.
Landscaping amenities which include signage are to provide for
an attractive industrial park
setting and meet open space goals, recreational opportunities through trails, and wildlife habitats.
Landscaping will be used both internally and in perimeter areas
to create visual separation
between the park and adjacent uses. Attractive landscaping amenities
can be a selling point for
some companies.
Path Construction in Green Corridor
Description Quantity Unit Cost
Total Cost
Unclassified Excavation (Path) 496 $8.00
CV $3,968
Asphaltic Concrete Pavement 304 $32.00
TON $9,728
8" Crushed Aggregate Base Course 720
$9.00
TON $6,480
Sub -Total
$20,176.00
Const.Contingency
$2,018
Tech., Adm. & Legal
$5,044
Total
$27,238
These costs are associated with construction of a path along stream and drainage areas and
meets the City's goal of providing pedestrian circulation and recreational opportunities within the
community.
Storm Water Management
Description Quantity Unit Cost
Total Cost
Detention Pond 1 8/Acre $30,000
$240,000
Detention Pond 2 3/Acre $30,000
$90,000
Const. Contingency $57,000
Tech, Adm. & Legal $142,500
Total $769,500
Two large detention ponds will be constructed to accommodate stormwater from the development
and stream banks will be stablized to handle storm water. Detention pond 2 and about 8 acres of
stream bank stabilization costs outside the district are included in the plan totaling approximately
$337,500. These costs are necessary to accommodate stormwater management in the TID.
11
APPENDIX A
DETAILED LISTING OF MAJOR PROJECT EXPENDITURES
Organizational/Planning
Description Cost
Organizational costs $350,000
Southwest Industrial Park Study $46,256
Future Expansion Area Studies $100,000
Total $496,256
Organizational costs include estimates for administrative, planning, professional organizational
and legal costs. Components of the organizational costs include, in general, cost of salaries and
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.
These costs will be paid back from the positive tax increments generated from development in the
district and will not be bonded for.
The City retained a consultant to develop the "Southwest Industrial Park Expansion Area Site
Master Plan." Costs of developing that plan are eligible as a pre -planning expense and will be
paid back from positive tax increments.
Future studies may be needed to facilitate additional industrial park expansion and are included
as a project cost attributable to this district. These costs could include planning related expenses
as well as environmental and engineering related costs necessary to serve TID # 18 or its
expansion.
Natural Gas and Electric Utilities
Description Quantity Unit Cost
Total Cost
8" Plastic Gas Lines 4858 $20.00
LF $97,160
Three Phase Electric
(includes street light circuit) 4858 $100.00
LF $485,800
Electric Junction Boxes 5
$2,300.00
LS
$11,845
Sub -Total Construction
$594,805
Contingency
$59,481
Tech., Adm. & Legal
$148,701
Total
$802,987
Underground electric and gas utilities will be installed throughout the park prior to development by
industrial users. Electrical junction boxes will be installed
in strategic locations within the park to
allow land to be sold as needed to accommodate potential industrial users. Pre -installing utilities
will provide CHAMCO with greater flexibility in marketing
and selling land within all areas of the
expanded park area. The installation of electrical junction
boxes will eliminate the need to shut off
power to existing users in the park when WPS needs to tap into the power lines to add a new
user.
12
APPENDIX B
PROJECT MAPS
14
15
m
APPENDIX C
NOTICE OF PUBLIC HEARING
BEFORE THE CITY OF OSHKOSH PLAN COMMISSION
TUESDAY, JUNE 4T", 2002
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 29` , 2002. 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 # 18 Southwest Industrial
Park Expansion.
The general location of the proposed TID is; west of Oakwood Road; north of State Road
91, south of the Wisconsin Southern Railroad; and east of 4374 State Road 91.
A part of the SE %4 and the E %2 of the SW %4 all in Section 32, Township 18 North, Range
16 East, Town of Algoma, Winnebago County, Wisconsin described as follows:
Commencing at the southeast comer of said Section 32; thence N. 89°27'05" W., 413.57
feet along the south line of the SE %4 of the SE %4 of said Section 32 to the true point of
beginning; thence N. 00°3046" E., 834.96 feet; thence S. 89°27'05" E., 413.56 feet to
the east line of the SE '/4 of said Section 32; thence N. 00°3046" E., 1,818.55 feet along
the east line of the SE '/4 of said Section 32 to the northeast corner of the SE %4 of said
Section 32; thence N. 89°24'24" W., 829.69 feet along the north line of the NE '/4 of the
SE'/4 of said Section 32 to the southeasterly right-of-way line of the Wisconsin Southern
R.R.; thence S. 59°39'18" W., 3,693.13 feet along the southeasterly right-of-way line of
the Wisconsin Southern R. R. to the west line of the SE '/4 of the SW %4 of said Section
32; thence S. 00°30' 13" W., 310.69 feet along the west line of the SE %4 of the SW '/4 of
said Section 32; thence S. 89°09'20" E., 563.15 feet; thence S. 00°50'45" W., 440.33 feet
to the south line of the SE %a of the SW '/4 of said Section 32; thence S. 89°09'13" E.,
772.80 feet along the south line of the SE %a of the SW %4 of said Section 32 to the
southeast corner of the SW %4 of said Section 32; thence S. 89°27'05" E., 2,253.06 feet
along the south line of the SE %4 of said Section 32 to the true point of beginning.
Said parcel contains approximately 161.00 acres.
PUBLISHED: May 24`h and 28`h, 2002
18
CITY HALL
215 Church Avenue
P.O. Box 1130
Oshkosh, Wisconsin
54903-1130 City of Oshkosh
OfHKQ.TH
City Attorney's Office
Phone: (920) 236-5115
Fax: (920)236-5090
h tt p:llwww. c i. o s h ko s h.w i. u s
May 28, 2002
Mr. Jackson R. Kinney
Directorof Community Development
City of Oshkosh
215 Church Avenue
Oshkosh, WI 54903-1130
Dear Mr. Kinney
I have reviewed the project plan for City of Oshkosh Tax Increment District # 18 —
Southwest Industrial Park Expansion, pursuant to Section 66.1105(4)(f) of Wisconsin
Statutes. I find that the plan includes a statement listing 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 also has a map of existinguses of the real property in the district and map
showing proposed improvements in the district and which also indicates the zoning
of the district. The plan further shows how the district will promote the orderly
development of the City.
Upon adoption by the Plan Commission of the project plan 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,
CITY OF OSHKOSH
Warren P. Kraft ' Y V
City Attorney
wpk:Iz
19
co
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) Residential, 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
20
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) The open 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.
21
APPENDIX F
PLAN COMMISSION/PUBLIC HEARING MINUTES OF 6/4/02
V: PUBLIC HEARING ON PROPOSED CREATION OF TAX
INCREMENTAL FINANCING DISTRICT # 18 SOUTHWEST
INDUSTRIAL PARK EXPANSION: DESIGNATION OF BOUNDARIES
AND APPROVAL OF PROJECT PLAN
Prior to taking action on Tax Incremental District (TID) # 18 and the designation of
boundaries for said Tax Incremental Financing 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.
Chairman Borsuk opened the public hearing at this time to take any comments
concerning the proposed creation of the TID.
There was no discussion from the public concerning this item
Mr. Burich introduced the item noting that out of the 161+ acres being annexed, there
would be approximately 148 developable acres.
Mr. Burich also stated the cost of public improvements and other project costs including
financing associated with implementing this Project Plan were estimated at
approximately 7.6 million. He explained the costs would include sanitary sewer, water,
streets, storm sewers and stormwater management, site preparation, landscaping,
streetscaping and wayfinding, pedestrian trails, and administrative, engineering, and
planning costs.
Mr. Burich also stated some costs would include improvements outside of the district
such as the cost of bringing sanitary sewer to the district from 20th Avenue, and
infrastructure costs along the proposed east west street south of the Mercury Marine site
just off of Oakwood Road as well as some stormwater management costs that include the
construction of a detention pond.
Mr. Burich stated the value of a developed acre in the industrial park would average
approximately $225,000.
Mr. Kinney continued the presentation noting that Foth and Van Dyke had been hired in
2000 to look at the area to the west of the existing Southwest Industrial Park for
expansion and layout for industrial use. He displayed maps which pointed out the
expansion area. He also explained the City owns land to the north of the proposed
annexation site, including 40 acres to the south of the YMCA, which will also be utilized
for industrial park.
Mr. Kinney explained this area is not an expansion of TIF #7, but a new TIF District. He
stated improvements would be made in the next 2-3 years in TIF District #18. He stated
the City would next take a look at expanding the area north of the railroad tracks, which
22
APPENDIX F
PLAN COMMISSION/PUBLIC HEARING MINUTES OF 6/4/02
would be an expansion of TIF District #18, and then look at further expansion between
State Road 91 and State Road 44.
Mr. Gelling questioned what the green areas on the map signified. Mr. Kinney explained
those were wetland areas containing hydric soils which have been identified by Foth and
Van Dyke for use in creating the required detention and retention ponds in the
development.
Mr. Ruppenthal asked why there weren't any costs for gas and electric extensions listed
in the report. Mr. Kinney stated Foth and Van Dyke had not supplied those costs, and the
staff would be discussing that further with the Department of Public Works.
Mr. Kinney made reference to the adjacent property owners stating they will try to work
around them, following the zoning regulation requirements to provide a buffer from
residential properties, or the land may be purchased.
Mr. Gelling questioned how long it took to develop TIF District #7. Mr. Kinney stated
that TIF District #3 and TIF District #7 make up the Southwest Industrial Park, which
began development in the early 1980's. He stated that the average land sale is 23 acres a
year, however, the last 2-3 years they have been selling 50 — 60 acres per year.
Motion by Pressley for approval of Tax Incremental Financing District #18,
the Tax Incremental Financing District #18 Project Plan and designation of
boundaries for the Southwest Industrial Park Expansion. Seconded by
Reschenberg.
23
APPENDIX G
COMMON COUNCIL CREATION RESOLUTION
JULY 9, 2002 02-246 RESOLUTION
(CARRIED X LOST LAID OVER WITHDRAWN
PURPOSE: APPROVE TAX INCREMENTAL DISTRICT NO. 18 PROJECT
PLAN; DESIGNATE TAX INCREMENTAL DISTRICT NO. 18
BOUNDARIES; CREATE TAX INCREMENTAL DISTRICT NO. 18
INITIATED BY: CITY ADMINISTRATION
PLAN COMMISSION RECOMMENDATION: Approved
WHEREAS, pursuant to Section 66.1105, Wis. Stats., the City of Oshkosh proposes to create Tax
Incremental District No. 18 — Southwest Industrial Park Expansion; and
WHEREAS, the City
of Oshkosh Plan
Commission has prepared
and adopted a project plan for
Tax Incremental District No.
18 — 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. 18 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. 18 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
WHEREAS, the City of Oshkosh Plan Commission affirms the following per the TID #18 Project
Plan:
1) The improvements contemplated in TID #18, City of Oshkosh, are likely to significantly enhance
the value of substantially all real property in TID #18.
2) Not less than 50% of the real property within TID #18 is suitable for industrial development and
zoned for industrial uses.
3) Implementation of this Project Plan is consistent with the City's 1993 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.
24
APPENDIX G
COMMON COUNCIL CREATION RESOLUTION
JULY 9, 2002 02-246 RESOLUTION
CONT'D
5) The equalized value of taxable property of the district plus all existing districts does not exceed
7% 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. 18 — 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. 18 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. 18 — Southwest Industrial Park Expansion.
BE IT FURTHER RESOLVED that the improvements contemplated in TID No. 18 — Southwest
Industrial Park Expansion, are likely to significantly enhance the value of all real property in TID No. 18.
BE IT FURTHER RESOLVED that the value of equalized, taxable property in TID No. 18, together
with all other established Tax Incremental Districts, does not exceed 7% 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 #18 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 #18 is zoned for industrial use and will
remain zoned for industrial uses for the life of TID #18.
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
#18.
STATE OF WISCONSIN
COUNTY OF WINNEBAGO )SS
CITY OF OSHKOSH
I, PENNY S. WOLF, Deputy City Clerk for the City of Oshkosh, Winnebago County, Wisconsin, do hereby certify
that the foregoing resolution is a true and correct copy of the original on file in my office, adopted by the Common
Council of the City of Oshkosh, Wisconsin at the meeting held on July 9, 2002.
Witness my hand and the Corporation seal of the City of Oshkosh, Wisconsin.
DATED: July 10, 2002
Deputy Ci Clerk of the ' y of Oshkosh,
Winnebag County, Wisconsin
25
APPENDIX G
COMMON COUNCIL CREATION RESOLUTION
"EXHIBIT A"
PROPOSED TAX INCREMENTAL DISTRICT #18
Legal Description
A part of the SE 1/4 and the E''/2 of the SW 1/4 all in Section 32, Township 18 North, Range 16 East, Town
of Algoma, Winnebago County, Wisconsin described as follows:
Commencing at the southeast corner of said Section 32; thence N. 89°27'05" W., 413.57 feet along the
south line of the SE'/4 of the SE'/4 of said Section 32 to the true point of beginning; thence N. 00°30'46"
E., 834.96 feet; thence S. 89°27'05" E., 413.56 feet to the east line of the SE '/ of said Section 32;
thence N. 00°30'46" E., 1,818.55 feet along the east line of the SE'/4 of said Section 32 to the northeast
corner of the SE 1/4 of said Section 32; thence N. 89°24'24" W., 829.69 feet along the north line of the
NE'/4 of the SE 1/4 of said Section 32 to the southeasterly right-of-way line of the Wisconsin Southern
R.R.; thence S. 59°39'18" W., 3,693.13 feet along the southeasterly right-of-way line of the Wisconsin
Southern R. R. to the west line of the SE '/ of the SW '/4 of said Section 32; thence S. 00°30'13" W.,
310.69 feet along the west line of the SE '/4 of the SW '/4 of said Section 32; thence S. 89°09'20" E.,
563.15 feet; thence S. 00°50'45" W., 440.33 feet to the south line of the SE % of the SW % of said
Section 32; thence S. 89°09'13" E., 772.80 feet along the south line of the SE 1/4 of the SW '/4 of said
Section 32 to the southeast corner of the SW '/4 of said Section 32; thence S. 89°27'05" E., 2,253.06 feet
along the south line of the SE'/4 of said Section 32 to the true point of beginning.
Area within the TID is estimated at 161.00 acres.
26
TID # 18 JOINT REVIEW BOARD
MEETING MINUTES
July 23, 2002
8:00 AM, Department of Community Development Conference Room
Present: Tom McDermott, Board of Education; Lori Becker, Fox Valley Technical College; Steve Hintz,
Mayor, City of Oshkosh; Mike Hert, Winnebago County.
Others: Richard Wollangk, City Manager; Jackson Kinney, Director of Community Development, Darryn
Burich, Principal Planner.
The meeting was called to order at 8:00 am.
Mr. Burich and Mr. Kinney provided a brief overview of TID #18 and the development Southwest Industrial Park
area. Mr. Kinney stated that funds had been included in the 2002 City of Oshkosh Capital Improvement Program
to expand the road and utilities into the proposed TID area.
Mr. Hert inquired as to when actual construction of buildings could occur in the TID. Mr. Kinney stated that it
may be possible as early as the end of 2002 for a building to start construction in the new TID area.
Motion by Tom McDermott and second by Steve Hintz to approve the boundaries and Project Plan for TIDY 18.
Motion carried.
Mr. Burich distributed copies of the public hearing notice relative to Amendment No. 1 to Tax Incremental
District # 14 Hazel Street/Mercy Medical Center Redevelopment. Mr. Burich stated the public hearing before the
Plan Commission was scheduled for Tuesday, August 6, 2002 at 4:00 pm. Mr. Burich stated the amendment
involved the addition of territory to the TID and projects to the Project Plan which would include
construction/rehabilitation assistance to the proposed developer, Ganther Construction. Mr. McDerrmott stated
that he could not act as the Oshkosh Area School's representative on the Joint Review Board due to a conflict of
interest involving the developer. The Board set Tuesday, August 6'h as the initial meeting of the Joint Review
Board for the Amendment No. Ito TID # 14 and a follow up meeting to consider approval of the Amendment on
Tuesday, August 27`h at 8:00 am.
Motion by Steve Hintz and second by Tom McDermott to adjourn the meeting. Motion carried.
Respectfully Submitted,
Darryn Burich
Principal Planner
Recording Secretary
27