HomeMy WebLinkAbouttid-19-northwest-industrial-parkCity of Oshkosh
TAX INCREMENT DISTRICT # 19
Northwest Industrial Park
Expansion No, ii
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Plan Commission April 1, 2003
Common Council May 13, 2003
Joint Review Board May 27, 2003
Department of Community Development
Table of Contents
PlanSummary .................................................
Introduction............................................................
Purpose........................................................................................................................................................2
Proposal......................................................................................................................................................3
IndustrialDevelopment Program.............................................................................................................3
Boundaries/Legal Description..................................................................................................................4
Nameof District.........................................................................................................................................4
CreationDate.............................................................................................................................................5
ProjectCosts and Improvements.............................................................................................................5
Methodof Financing..................................................................................................................................6
Master Plan, Zoning, Building and Other Code Cousiderationns..........................................................6
EconomicFeasibility/Expectation for Development...............................................................................7
Promotionof On derly Development.........................................................................................................7
ProposedUses.............................................................................................................................................7
Non -Project Costs......................................................................................................................................8
Relocation...................................................................................................................................................8
............................................................1
2
Appendix A — Project Maps
Boundaries........
.............................................
10
ProposedImprovements......................................................................................11
Proposed Outside District Improvements.........................................................12
Existingand Proposed Zoning............................................................................13
ExistingLand Use................................................................................................14
ProposedLand Use..............................................................................................15
AppendixB — Notice of Public Hearing.................................................................................................16
AppendixC — Attorney's Opinion..........................................................................................................17
Appendix D — Section 30-30 Zoning Ordinance M-3 General Industrial District Provisions..........18
Appendix E — Plan Commission/Public Hearing Minutes of April 1, 2003 ........................................20
Appendix F — Common Council Creation Resolution of May 13, 2003.............................U................23
Appendix G — Joint Review Board Approval Minutes of May 27, 2003.U...........................................26
TAX INCREMENTAL DISTRICT #19
PROJECT PLAN
CITY OF OSHKOSH
ADOPTED BY THE PLAN COMMISSION
April 1, 2003
ADOPTED BY THE COMMON COUNCIL
May 13, 2003
ADOPTED BY THE JOINT REVIEW BOARD
May 27, 2003
PREPARED BY:
DEPARTMENT OF COMMUNITY DEVELOPMENT
March 2003
Plan Summary
City of Oshkosh
Tax Increment District # 19 Project Plan
District Name: City of Oshkosh Tax Increment District # 19 Northwest Industrial
Park Expansion No. 1
Location: Northwest side of Oshkosh, south of Snell Road, west of Vinland
Street, north of the Chicago and Northwestern Railroad tracks, east
of W. Fernau Avenue.
Size: Approximately 54 developable acres
Purpose: To facilitate the expansion and continued development of the
Northwest Industrial Park and to promote private industrial
development in the City. The City currently has approximately 50
acres left of developed industrial park land with another 148 acres
being prepared for industrial park usage. Average annual
industrial park land absorption is 36 acres.
Proposed Costs: Approximately $3 million for costs related to infrastructure
improvements including: sanitary sewer, water, streets and
sidepaths, storm sewer and drainage. Costs also include financing
and administrative/organizational costs.
Project Financing: $1.8 million borrowing program, utilizing General Obligation
notes. City may capitalize interest costs until such time as
increment is generated.
Projected Revenues: The District is projected to create approximately $10 million in
new tax base at the end of its maximum life period (2003 — 2026).
It will generate approximately $4.2 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 2026, the 23 year and the
district will be dissolved. Beginning in 2027, all taxes generated as
a result of development in the TID will be apportioned among and
directly benefit all taxing entities.
Introduction
Wisconsin's Tax Incremental Financing law provides a mechanism that enables cities and
villages to rehabilitate blighted areas, improve business areas, and/or develop industrial
sites. The intent is to defray the cost of public improvements in a designated Tax
Incremental District (TID) by using tax revenues or increments generated from new
development to pay for project improvements in the district.
Under Tax Incremental Financing, the tax increment generated from private investment
in a TID is applied entirely to the retirement of debt incurred by the municipality in order
to make the area attractive to investment or reinvestment. When the cost of improvements
has been recovered and the debt service attributable to the district retired, the TID is
dissolved and all taxing jurisdictions benefit on the same shared basis as before the
creation of the TID. If the TID has been successful, each of the taxing jurisdictions
should receive a much larger share of the property taxes from the new development that
came about as a direct result of the creation of the TID.
Tax incremental financing laws provide benefits to all taxing entities, city, county, public
schools, and technical college, by promoting development of new taxable value which
otherwise would not occur. It provides a tool for municipalities to make reasonable levels
of investment using local financing sources to meet identified local needs and fill
legitimate public purpose roles. The law also recognizes that since municipalities do not
share the investment risk with other tax entities, they are entitled within a prescribed
period of time, to receive all new tax revenues of the TID as the source of paying off all
public investment costs. All other taxing entities receive benefits in the future from the
increased tax base generated as a result of the city's investment in the TID.
Purpose
A community's growth and long term well being depends on a strong business and
industrial sector. Development that occurs within a municipal industrial park promotes
tax base growth, job creation, and capital investment, the benefits of which are felt
throughout the area served by all taxing entities. Successful industrial development also
spurs additional business activity, residential development, 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 #19 to help facilitate
improvements in order to expand the Northwest Industrial Park and advance adopted City
objectives of encouraging industrial growth and orderly land development. It is proposed
to expand the existing park to the east and take in approximately 58 acres of land between
the eastern terminus of improved Fernau Avenue and Vinland Street. This expansion will
add approximately 54 acres of developable industrial land. This district is a succession to
Tax Increment District #6.
The Northwest Industrial Park is the City's smallest industrial park with about 63 acres of
land. The Northwest Industrial Park was first developed using TIF in 1988. The park
currently contains 5 businesses and has a value of approximately $6.5 million of which
$6.1 million is increment value. At this time there is no available uncommitted
developable land left within the original industrial park area. The City owns the land to
the immediate east of the existing park and creation of this TID will allow for expansion
of services into that area and subsequently the availability of industrial park land in this
developing area of the City.
The annual rate of absorption from the period between 1994-2002 of industrial land
within the City has been approximately 36 acres per year. The City currently has four
industrial parks containing about 1,100 acres. Of this 1,100 acres, there are
approximately 50 acres of developed land remaining. The City will be expanding its
Southwest Industrial Park within 2003-2004 and this will make available an additional
148 acres of developable land. Based on the current rate of absorption with available and
developing parkland, the City could exhaust all industrial parkland within 7-8 years. This
makes expansion of the park very important in terms of having enough developable sites
in various areas of the City 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
TIF will be used to pay for expansion of the park mainly through infrastructure
improvements to make land within the park available for industrial development.
Activities will include, but not be limited to, sewer and water construction, street
construction, storm sewer construction, drainage and retention basin construction, site
preparation, landscaping and path construction. The City may also implement other
projects not specifically identified with the objective of creating a full service industrial
park.
Industrial Development Program
The City of Oshkosh, working in a cooperative effort with Chamco, a non-profit
industrial development corporation, is involved in a continuing industrial development
program aimed at encouraging tax base growth, job creation, and capital investment in
the community. Municipal industrial parks 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/Legal Description
A part of the SW %4 of Section 2, Township 18 North, Range 16 East, 12th Ward, City of
Oshkosh, Winnebago County, Wisconsin described as follows:
Commencing at the SW corner of said Section 2; thence N. 00°32'34" E., 674.10 feet
along the west line of the SW %4 of said Section 2 to the southwest corner of Lot 1 of
Certified Survey Map No. 3639 Winnebago County Records, also being the true point of
beginning; thence continuing N. 00°3234" E., 726.97 feet along the west line of the SW
'/4 of said Section 2 to the north line of W. Femau Avenue; thence N. 89°42'26" E.,
1,286.10 feet along the north line of W. Fernau Avenue; thence continuing along the
north line of W. Femau Avenue 253.49 feet along the arc of a curve to the left of radius
460.00 feet whose cord bears N. 73°55'13" E., a distance of 250.30 feet; thence N.
58°08'00" E., 208.76 feet along the north line of W. Fernau Avenue; thence continuing
along the north line of W. Femau Avenue 138.47 feet along the arc of a curve to the right
of radius 540.00 feet whose cord bears N. 65°28'47" E., a distance of 138.10 feet; thence
N. 00°2141" E. , 1,008.20 feet to the north line of the SW %4 of said Section 2; thence
N.89°40'03" E., 732.27 feet along the north line of said SW %4 to the west line of Vinland
Street; thence S. 00°0457" E., 29.61 feet along the west line of Vinland Street to the
northeast corner of Lot 1 of Block 1 of the Sawicki Subdivision; thence S. 89°35'03" W.,
150.00 feet along the north line and extended north line of said Lot I to the east line of
said Lot 1 of CSM No. 3639; thence S. 00°04'54" E., 975.00 feet along the east line of
Lot 1 of said CSM No. 3639 to the north line of W. Femau Avenue; thence N. 89°35'06"
E., 150.00 feet to the west line of Vinland Street; thence S. 00°0454" E., 60.00 feet
along the extended west line of Vinland Street to the south line of W. Fernau Avenue;
thence S. 89°35'06" W., 150.00 feet along the south line of W. Fernau Avenue; thence S.
00°04'54" E., 898.75 feet along the east line of Lot 1 of said CSM No. 3639 to the
southeast comer of said Lot 1; thence S. 89°34'39" W., 2,427.89 feet along the south line
of said Lot 1 to the true point of beginning.
Said parcel contains approximately 2,551,265.00 square feet or 58.57 acres. Boundaries
of TID # 19, 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 # 19 (TID # 19) —
Northwest Industrial Park Expansion No. 1.
4
Creation Date
The date of creation for the capture of all new taxable value created within TID # 19 shall
be January 1, 2003. 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 $10,500 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 $2.9 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 10% contingency and
25% for technical, administrative, and legal services involved in implementing the
projects themselves. This could include technical drawings, inspections, contracts, etc.
As the project costs included in the table are simply the City's best estimates at the time
of the drafting of this plan, actual costs may be adjusted within the amounts shown
without modification to the Project Plan itself.
Table 1
Detailed Cost Estimate and Timing of Project Costs
Description
Gross Cost Estimate
Year
Sanitary Sewer
$297,000
2003-2004
Water Main
$67,500
2003-2004
Storm Sewer and Storm Water
Management
$175,500
2003-2004
Street and Pedestrian Path
Construction
$1,066,650
2004-2006
Land Acquisition
$150,000
2004
Crush Recycled Concrete
$54,000
2003
Organizational
$165,000
2002-2009
Project Costs
$1,975,650
Financing Cost
$953,822
Total Project Costs Including
Financing
$2,929,472
2003-2026
F'i
It is estimated that approximately $297,000 of project expenditures will be incurred
outside of the district and generally involve costs of running sanitary sewer to the district
from the east approximately 2,660 feet from Jackson Street. Other outside of district
costs may include the construction of sidepaths to the district from approximately
Algoma Boulevard. Additionally, the City may elect to construct a street within an 80
foot wide right-of-way where W. Fernau Avenue intersects with Vinland Road which
may require acquisition of all or part of the property located at 3159 Vinland Road, which
is located within the Town of Oshkosh.
Organizational costs include estimates for administrative, planning, professional
organizational and legal costs. Components of these costs include, in general, cost of
salaries and employee benefits for City employees engaged in the planning, engineering,
implementing and administering activities in connection with the Tax Increment District,
the cost of supplies and materials contract and outside consultant services, and those costs
of City departments such as the City Attorney, Public Works, Finance, Community
Development, Parks, and Transportation. It is anticipated that the positive tax increments
remaining after annual debt service has been addressed will be used to repay the City for
incurring these costs.
Capitalized interest costs involve borrowing funds to pay for debt service costs during
construction and to cover the annual debt service until a sufficient level of tax increment
is generated to cover annual debt service.
All project expenditures 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 2010.
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 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 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.
ri
Economic Feasibility/Expectations for Development
The determination of economic feasibility for the District is based on utilizing the
average of land purchased per year in City industrial parks, which over the past 8 eight
years has been 36 acres per year. Additionally, in order to estimate a value on the land
that will be developed in the expanded Northwest 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 Northwest Industrial
Park. The average per acre value of commercial and manufacturing classed properties
within the Northwest Industrial Park is $101,364. 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 $10 million which
will generate approximately $250,000 in property taxes annually. The projected value of
the tax increment over the life of the district is estimated at approximately $4.3 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. In order to pay for debt service during initial development of
the industrial park before, sufficient increment has been generated, the City may
capitalize interest costs during an initial 1-3 year period.
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. Zoning of the TID will be M-3 General
Industrial District that allows a variety of industrial and commercial 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 unless additional right-of-way is needed. 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.
Findines and Renort to the Joint Review Board
Since the entire area is identified as being suitable for industrial development and zoned
for industrial uses, TID #19 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 #19 is to provide the infrastructure and
improvements necessary to provide a "full service" municipal industrial park.
Implementation of the Project Plan for TID # 19 will enhance significantly the current
value of the land in the District at the time of its creation. The owners of 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. Additionally, the lands within the
park are municipally owned and therefore tax exempt and not generating property taxes.
Transfer of these lands to private ownership will both generate property taxes that will be
shared among the taxing entities when the TID is terminated as well as generate income
and sales taxes for business locating within the district. 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 $10,500 and is based on the
current agricultural usage of the parcels. The district value is estimated to exceed $10
million in its 23`d and final year of existence prior to being dissolved. It is estimated that
the district will generate approximately $4.2 million in tax increments over the life of the
district. At the current proportion of the tax rate for 2003 and assuming that the
development would have occurred without the creation of the TID, the overlying taxing
jurisdictions would have received $1.43 million for Area Schools (33.46%), $1.49
million for the City (34.78%), $988,000 for the County (23.03%), $339,000 for the
Technical College (7.90%) and $35,000 for the State (.083%).
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 of the Project Plan.
Project costs to be paid for with tax increments are estimated at approximately $2.9
million.
Based on the January 1, 2003 equalized value of taxable property within TID # 19 plus
all existing districts does not exceed 7% of the City of Oshkosh's total equalized value.
The base value of TID #19 plus all other TIDs equals approximately $186.5 million or
6.79% of the City's total municipal equalized value of $2.75 billion.
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TID #19 Proposed Improvements
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Appendix B
NOTICE OF PUBLIC HEARING
BEFORE THE CITY OF OSHKOSH PLAN COMMISSION
TUESDAY, APRIL 1, 2003
4:00 PM, Room 404
City Hall, Oshkosh, WI
The Plan Commission will hear public comments on the creation of a Tax Increment
District. The Project Plan and boundaries for the proposed district will be considered at
the public hearing. Interested persons are encouraged to attend. The draft Project Plan
will be available for review on or about March 26, 2003. For information, call the City of
Oshkosh Planning Services Division at 920-236-5055 between 8 am — 4:30 pm, Monday
thru Friday.
The district shall be named: Tax Increment District #19 Northwest Industrial Park
Expansion No. 1.
The general location of the proposed TID is: West of Vinland Street, east of W. Fernau
Avenue, south of Snell Road, and north of the Chicago & Northwestern Railroad tracks.
A part of the SW '/4 of Section 2, Township 18 North, Range 16 East, 12th Ward, City of
Oshkosh, Winnebago County, Wisconsin described as follows:
Commencing at the SW corner of said Section 2; thence N. 00°3234" E., 674.10 feet along the west line of
the SW '/4 of said Section 2 to the southwest corner of Lot I of Certified Survey Map No. 3639 Winnebago
County Records, also being the true point of beginning; thence continuing N. 00°32'34" E., 726.97 feet
along the west line of the SW '/4 of said Section 2 to the north line of W. Femau Avenue; thence N.
89°42'26" E., 1,286.10 feet along the north line of W. Femau Avenue; thence continuing along the north
line of W. Femau Avenue 253.49 feet along the arc of a curve to the left of radius 460.00 feet whose cord
bears N. 73°55'13" E., a distance of 250.30 feet; thence N. 58°08'00" E., 208.76 feet along the north line
of W. Femau Avenue; thence continuing along the north line of W. Fenno Avenue 138.47 feet along the
arc of a curve to the right of radius 540.00 feet whose cord bears N. 65°28'47" E., a distance of 138.10 feet;
thence N. 00°21'41" E. , 1,008.20 feet to the north line of the SW '/4 of said Section 2; thence N.89°40'03"
E., 732.27 feet along the north line of said SW '/< to the west line of Vinland Street; thence S. 00°0457" E.,
29.61 feet along the west line of Vinland Street to the northeast corner of Lot 1 of Block 1 of the Sawicki
Subdivision; thence S. 89°35'03" W., 150.00 feet along the north line and extended north line of said Lot I
to the east line of said Lot 1 of CSM No. 3639; thence S. 00°04'54" E., 975.00 feet along the east line of
Lot I of said CSM No. 3639 to the north line of W. Femau Avenue; thence N. 89°35'06" E., 150.00 feet to
the west line of Vinland Street; thence S. 00°0454" E., 60.00 feet along the extended west line of Vinland
Street to the south line of W. Fernau Avenue; thence S. 89°35'06" W., 150.00 feet along the south line of
W. Femau Avenue; thence S. 00°04'54" E., 898.75 feet along the east line of Lot 1 of said CSM No. 3639
to the southeast corner of said Lot 1; thence S. 89°34'39" W., 2,427.89 feet along the south line of said Lot
I to the true point of beginning.
Said parcel contains approximately 2,551,265.00 square feet or 58.57 acres.
PUBLISHED: March 21 & 25, 2003
16
Appendix C
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ON THE WATER
March 24, 2003
Mr. Jackson R. Kinney
Director of 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 # 19 — Northwest Industrial Park
Expansion No. 1, 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 existing
uses 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
City Attorney
17
Appendix D
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
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
Motor vehicle as defined in
18
Appendix D
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.
19
Appendix E
Plan Commission Minutes
April 1, 2003
V: PUBLIC HEARING ON PROPOSED CREATION OF TAX INCREMENT DISTRICT #
19 NORTHWEST INDUSTRIAL PARK EXPANSION NO. 1: DESIGNATION OF
BOUNDARIES AND APPROVAL OF PROJECT PLAN
It is proposed to create TID #19 in order to facilitate expansion of the Northwest Industrial Park that has
no uncommitted developable land left for industrial development. The proposed Project Plan includes a
statement listing the kind, number, and location of proposed improvements. It shows an economic
feasibility study, a list of estimated project costs and a timing of those costs as well as a method of
financing those costs. The Project Plan, which is approximately $3 million, includes projects for
construction of streets and sidepaths, sanitary sewer, water utilities, storm sewer and storm water
management and organizational and administrative type costs. The plan also identifies out of district
costs such as extension of sewer lines to the district from the Jackson Street area and possible
acquisition of land in order to expand the Fernau Avenue right-of-way to 80 feet in width where it
intersects with Vinland Street. The project costs will be financed through sales of general obligation
notes and repaid through the property tax increment generated on the new development in the TID.
Chairman Krueger opened the Public Hearing portion of the meeting for the creation of Tax Increment
District #19 Northwest Industrial Park Expansion No. 1.
Adam Borys, 3159 Vinland Road, questioned if he would lose land, as it states in the Staff Report that
possible acquisition of land may be necessary in order to expand the Fernau Avenue right-of-way to 80
feet in width where it intersects with Vinland Street. Mr. Burich explained that under State law the City
has the authority to condemn property for right-of-way purposes, however, there are no plans to do that
at this time. Mr. Borys stated he had just purchased the property and there was no mention of any
development in the area.
Sharon Krause, 3295 Vinland Road, stated she was looking into buying the 30'- 40' strip of land next to
her property from the City. She stated it is next to her garage and didn't see how it would be of use to
the City. Mr. Burich stated he has talked with Ms. Krause and the City will first need to determine if it
will need the property before considering a possible disposition.
Donna Koelbl, 3121 Vinland Road, questioned if the property would be industrial or parkland. Mr.
Burich explained that the subject site is zoned industrial and there would need to be green space allowed
on each site. He stated that if a site is adjacent to a residential use, there would need to be a transitional
yard landscaping buffer.
Mrs. Koelbl asked why the City didn't take alt the property along Vinland Street instead of leaving a
row of residential property adjacent to an industrial park. Mr. Kinney stated the City can't force property
owners to sell land to the City for industrial purposes. He stated the City had negotiated with the
Sawickis to purchase their land.
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Appendix E
Plan Commission Minutes
April 1, 2003
Mrs. Koelbl stated when they bought their property they were told the adjacent property would be
residential. Mr. Kinney stated that may have been the township's plan, however, the City didn't have
any plans to develop the land for a residential use near a landfill.
Mrs. Koelbl questioned why they were notified for this meeting. Mr. Kinney indicated that the City is
proposing to create a new Tax Incremental District in the area, and the City as a matter of policy notifies
adjacent property owners when an action is proposed to be taken on a given property. He explained how
a Tax Increment District is a financing tool which uses the tax revenues or increments generated from
new development to pay for project improvements in the district.
Mrs. Koelbl also noted how Vinland Road is in such bad repair and questioned if the City would be
improving the road. Mr. Burich stated that the Vinland right-of-way was not in the City.
Douglas Dutscheck, 3281 Vinland Road, stated lie was pleased with the buffer zone, however, he
questioned if there was any regulations regarding the noise level. Mr. Burich explained the City has a
noise ordinance that industry must comply with in addition to the transitional setback/landscaping
requirements to protect residential uses in the area.
Sharon Krause, 3295 Vinland Road, questioned if they will be notified of any development that may
occur. Mr. Kinney stated they would not be notified for a permitted use because the area is already
zoned for industrial use. Mr. Burich stated the more noxious uses would need review as they would only
be allowed by being granted a Conditional Use Permit, and in that case, they would be notified.
Sharon Krause stated she has 5 children and questioned if there would be a barrier installed on the
industrial property. Mr. Burich stated there was a minimum rear yard and side yard setback of 50 feet
when adjacent to a residential district. Mr. Kinney stated that neither buildings or parking would be
allowed within a 50 foot area, however, green space and landscaping would be required.
Doug Dutscheck questioned if there was any proposal for power lines. Mr. Burich stated he didn't have
information for any development at this time.
Laura Dutscheck, 3281 Vinland Road, noted the mature trees in the area. Mr. Burich stated the trees
would probably remain, however, the developer is allowed to build according to code requirements.
Sharon Krause stated there are trees on City property that need to be maintained. Mr. Burich instructed
her to call the City Parks Department.
Adam Borys asked if a TIF District could be further explained. Mr. Kinney then explained how a TIF
District works.
Mr. Bory questioned if his taxes would be raised as a result of the TIF District. Mr. Kinney stated taxes
are based on uses and the land use mix in the area.
21
Appendix E
Plan Commission Minutes
April 1, 2003
Mr. Dutscheck
questioned
the time
frame for
the
extension of Femau Avenue. Mr. Burich stated the
road would be
graded and
graveled
this year
and
paved in 2004.
Donna Koelbl questioned if there was a time table for the extension of Femau Avenue to Jackson Street.
Mr. Burich stated there is no time table for that extension.
Donna Koelbl also questioned the impact of traffic on the area. Mr. Burich explained Fernau Avenue
would be a major arterial, resulting in heavy traffic.
Mr. Bory questioned if this would become a reality. Mr. Burich stated this request needs Plan
Commission and Common Council approval. He stated the area is already zoned for industrial use and
explained approving a Tax Incremental Financing District for the area is the request at this time.
Chairman Krueger closed the public hearing portion of the meeting at this time.
Mr. Gehling questioned if the buildings on the property would be razed. Mr. Burich replied the existing
buildings on the property would be razed.
Mr. Blassingame stated that it didn't appear that any City residents are opposing this request, and he
does understand the concerns of the residents on the north east side, however, he will support this TIF
District expansion as it will generate 4.2 million in tax increments during its life.
Mrs. Propp made reference to Appendix D which lists the minimum setbacks for locating an industrial
use adjacent to a residential use.
Discussion followed regarding the landfill, located north of the TIF District, being county owned and
unbuildable property.
Mr. Dell'Antonia stated Ms. Krause should possibly be able to work out an agreement to purchase the
30' — 40' piece of land adjacent to her property.
Motion by Ruppenthal to approve the boundaries of TID #19 and TID #19 Project Plan
and recommend approval of the TID boundaries and Project Plan to the Common Council.
Seconded by Gehling. Motion carried 9-0.
Chairman Krueger stated the item would be forwarded to the Common Council for approval. Mr. Burich
informed the audience they could call the Department of Community Development for the date it would
be on the Council Agenda, and stated they would not receive a meeting notice to that effect.
22
Appendix F
Common Council Creation Resolution
MAY 13, 2003 03-135 RESOLUTION
(CARRIED LOST LAID OVER WITHDRAWN
PURPOSE: APPROVE TAX INCREMENT DISTRICT NO. 19 PROJECT
PLAN; DESIGNATE TAX INCREMENT DISTRICT NO. 19
BOUNDARIES; CREATE TAX INCREMENT DISTRICT NO. 19
INITIATED BY: CITY ADMINISTRATION
PLAN COMMISSION RECOMMENDATION: Approved
WHEREAS, pursuant to Section 66.1105, Wis. Stats., the City of Oshkosh proposes
to create Tax Increment District No. 19 — Northwest Industrial Park Expansion No. 1; and
WHEREAS, the City of Oshkosh Plan Commission has prepared and adopted a
project plan for Tax Increment District No. 19 — Northwest Industrial Park Expansion No.
1 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. 19 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. 19 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
22
Appendix F
Common Council Creation Resolution
MAY 13, 2003 03-135 RESOLUTION
CONTD
WHEREAS, the City of Oshkosh Plan Commission affirms the following per the TID
No. 19 Project Plan:
1) The improvements contemplated in TID No. 19, City of Oshkosh, are likely to
significantly enhance the value of substantially all real property in TID No. 19.
2) Not less than 50% of the real property within TID No. 19 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.
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 Increment District No. 19 — Northwest
Industrial Park Expansion No. 1, 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. 19 as described in "Exhibit A".
BE IT FURTHER RESOLVED that the Common Council of the City of Oshkosh
hereby approves creation of Tax Increment District No. 19 — Northwest Industrial Park
Expansion No. 1.
BE IT FURTHER RESOLVED that the improvements contemplated in TID No. 19
Northwest Industrial Park Expansion No. 1, are likely to significantly enhance the value
of all real property in TID No. 19.
BE IT FURTHER RESOLVED that the value of equalized, taxable property in TID
No. 19, together with all other established Tax Increment 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
No. 19 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 No. 19 is zoned for
industrial use and will remain zoned for industrial uses for the life of TID No. 19.
BE IT FURTHER RESOLVED that the project costs are consistent with the
purposes for which the Tax Increment District is created with the primary objective being
to provide the improvements necessary to facilitate expansion the Northwest Industrial
Park and industrial development within TID No. 19.
94
Appendix F
Common Council Creation Resolution
"EXHIBIT A"
PROPOSED TAX INCREMENT DISTRICT NO. 19
Northwest Industrial Park Expansion No. 1
Legal Description
A part of the SW Y4 of Section 2, Township 18 North, Range 16 East, 12th Ward, City of Oshkosh,
Winnebago County, Wisconsin described as follows:
Commencing at the SW corner of said Section 2; thence N. 00°3234" E., 674.10 feet along the west line
of the SW 1/4 of said Section 2 to the southwest corner of Lot 1 of Certified Survey Map No. 3639
Winnebago County Records, also being the true point of beginning; thence continuing N. 00°3234" E.,
726.97 feet along the west line of the SW i/4 of said Section 2 to the north line of W. Fernau Avenue;
thence N. 89°42'26" E., 1,286.10 feet along the north line of W. Fernau Avenue; thence continuing along
the north line of W. Fernau Avenue 253.49 feet along the arc of a curve to the left of radius 460.00 feet
whose cord bears N. 73°55'13" E., a distance of 250.30 feet; thence N. 58°08'00" E., 208.76 feet along
the north line of W. Fernau Avenue; thence continuing along the north line of W. Fernau Avenue 138.47
feet along the arc of a curve to the right of radius 540.00 feet whose cord bears N. 65°28'47" E., a
distance of 138.10 feet; thence N. 00°21'41" E. , 1,008.20 feet to the north line of the SW '/4 of said
Section 2; thence N.89°40'03" E., 732.27 feet along the north line of said SW '/4 to the west line of
Vinland Street; thence S. 00°04'57" E., 29.61 feet along the west line of Vinland Street to the northeast
corner of Lot 1 of Block 1 of the Sawicki Subdivision; thence S. 89°35'03" W., 150.00 feet along the north
line and extended north line of said Lot 1 to the east line of said Lot I of CSM No. 3639; thence S.
00°0454" E., 975.00 feet along the east line of Lot 1 of said CSM No. 3639 to the north line of W. Fernau
Avenue; thence N. 89°35'06" E., 150.00 feet to the west line of Vinland Street; thence S. 00°04'54" E.,
60.00 feet along the extended west line of Vinland Street to the south line of W. Fernau Avenue; thence
S. 89°35'06" W., 150.00 feet along the south line of W. Fernau Avenue; thence S. 00°0454" E., 898.75
feet along the east line of Lot 1 of said CSM No. 3639 to the southeast corner of said Lot 1; thence S.
89°34'39" W., 2,427.89 feet along the south line of said Lot I to the true point of beginning.
Said parcel contains approximately 2,551,265.00 square feet or 58.57 acres.
7G
Appendix F
JOINT REVIEW BOARD
Amendment No. 2 TID # 13 Marion Road/Pearl Avenue Redevelopment
TID # 19 Northwest Industrial Park Expansion
MEETING MINUTES
May 27, 2003
8:00 AM, Department of Community Development Conference Room
Present: Teresa Thiel, Board of Education; Lori Becker, Fox Valley Technical College; Steve Hintz,
Mayor, City of Oshkosh; Mike Hert, Winnebago County.
Staff: 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 the proposed amendment No. 2 to TID # 13. Mr.
Kinney explained the purpose of the amendment was to amend the project plan to allow for a project expenditure
to occur that was not originally identified. Motion by Mike Hert and second by Lori Becker to approve
Amendment No. 2 to TID # 13. Motion carried unanimously.
Mr. Burich and Mr. Kinney provided a brief overview of proposed TID # 19, the Northwest Industrial Park
Expansion No. 1. Mr. Burich explained that the City was beginning to exhaust its supply of industrial sites and
the TID would help to add developable sites. Mr. Kinney discussed a consultant's report regarding the potential
for additional industrial development opportunities in the area.
Motion
by Mike Hert and second
by Lori
Becker to approve the boundaries and Project Plan for TID # 19.
Motion
carried unanimously.
Motion by Steve Hintz and second by Teresa Thiel to adjourn the meeting. Motion carried.
Respe fully Submitted,
Darryn Burich
Principal Planner
Recording Secretary
26