HomeMy WebLinkAbouttid-20-south-shore-redevelopment-areaSchedule:
TAX INCREMENT DISTRICT #20
SOUTH SHORE REDEVELOPMENT AREA
PROJECT PLAN
Lake
Winnebago
Plan Commission June 21, 2005
Common Council July 12, 2005
Joint Review Board July 26, 2005
Department of Community Development
June 2005
TAX INCREMENT DISTRICT #20
PROJECT PLAN
CITY OF OSHKOSH
PLAN COMMISSION
June 21, 2005
COMMON COUNCIL
July 12, 2005
JOINT REVIEW BOARD
July 26, 2005
PREPARED BY:
DEPARTMENT OF COMMUNITY DEVELOPMENT
June, 2005
Table of Contents
PlanSummary............................................................................................................................................1
Introduction................................................................................................................................................2
Purpose........................................................................................................................................................2
Boundaries/Legal Description..................................................................................................................2
Nameof District.........................................................................................................................................4
CreationDate.............................................................................................................................................4
ProjectCosts and Improvements.............................................................................................................4
Methodof Financing..................................................................................................................................6
Master Plan, Zoning, Building and Other Code Considerations..........................................................6
EconomicFeasibility/Expectation for Development...............................................................................6
Promotionof Orderly Development.........................................................................................................6
ProposedUses and Existing Conditious...................................................................................................6
Non -Project Costs......................................................................................................................................7
Relocation...................................................................................................................................................8
ludiii gs.......................................................................................................................................................8
SupplementalData.....................................................................................................................................9
Attorney's Opinion..................................................................................................................................10
Appendix A — Project Maps
# I Boundaries......................................................................................................11
#2 Existing Land Use..........................................................................................12
#3 Existing Zoning..............................................................................................13
#4 Proposed Zoning............................................................................................14
# 5 Proposed Land Use ((Ieneral).......................................................................15
#6 Proposed Improvements................................................................................16
#7 Parcel Identification.......................................................................................17
# 8 Existing Structural/Parcel Conditions.........................................................23
# 9 Conceptual Land Use Plan(LDR)................................................................26
#10 Conceptual Land Use Plan (LDR) Oregon Street to Main Street............27
#11 Conceptual Land Use Plan (LDR) Main Street to Pioneer Resort...........28
Plan Summary
City of Oshkosh
Tax Increment District #20 Project Plan
District Name: City of Oshkosh Tax Increment District # 20 South Shore Redevelopment Area
Location: Central City of Oshkosh; generally located on the south side of the Fox River,
north of 10th Ave., extending east from Oregon St. to Lake Winnebago,
including property fronting on the east side of Pioneer Dr., and an area on the
west side of Oregon St. extending to Ohio St., north of W. 6th Ave. to the Fox
River..
Size:
Parcels:
Estimated District
Base Value:
Approximately 104.1 acres
134
$21,149,900
Purpose: Redevelopment of a blighted mixed -use area. The primary purpose of the TID
is to promote redevelopment and rehabilitation of the majority of properties
within the district.
Proposed Costs: $14 million for costs related to acquisition, relocation, clearance,
developer/business assistance, neighborhood improvements, infrastructure
improvements, trail, park, and boat launch development, and seawall
improvements. Costs also include financing and administrative and
organizational costs.
Project Financing: The majority of project costs will be financed using a combination of General
Obligation notes or loans from the State Land Trust Fund Program,
Economic Feasibility: Economic feasibility is based on redevelopment of a number of blighted and
underutilized properties within the district with an initial estimated tax
increment of $27 million,
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. The value increment is the difference between the certified base value of the TID at the time
of creation and the increased value of the property in subsequent years until the TID is dissolved. It
is the value increment generated from new development that is used to retire the debt incurred by the
City in implementation ofproject activities.
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 have been recovered and the
debt service attributable to the district has been 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 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
The purpose of this TID is to promote redevelopment of an older section of the Central City that
contains a predominant number of blighted, underutilized, or functionally obsolete structures and
parcels. TID funds will be used to. promote redevelopment through acquisition and clearance,
remediation, building and site improvement rehabilitation, infrastructure improvement, trail, park and
sea wall improvements, and business and development assistance grants. Redevelopment will be
consistent with the adopted South Shore Redevelopment Area Project Plan and Comprehensive Plan.
Boundaries/Legal Description
A part of Blocks 91, 92, 93, 94, and 95 of Plat of the Original Third Ward, W. Fourth Avenue, Michigan
Street, Vacated W. First Avenue, Vacated W. Second Avenue, Vacated W. Third Avenue, and Vacated
Michigan Street, being in the W% of the SE% of Section 23-18-16, Sixth Ward,
and also part of Blocks 48, 61, 62, 63, 78, and all of Blocks 49, 75, 76, and 77 of Plat of the Original Third
Ward, part of W. Third Avenue, W. Fourth Avenue, W. Sixth Avenue, Michigan Street, Lewis Street, Oregon
Street, Vacated Michigan Street, Vacated W. Second through Vacated W. Fifth Avenues, Vacated Iowa Street,
and Vacated Minnesota Street, being in the SE'/4 of Section 23-18-16, Ninth Ward,
and also part of Blocks 5, 7, 9, 16, 23, 28, 32, 35, 39, 43, and all of Blocks 1, 2, 3, 4, 6, 8, 10, 11, 12, 13, 14,
18, 19, 24, 36, and 40 of Plat of the Original Third Ward, part of W. Sixth through Tenth Avenues, Oregon
Street, Nebraska Street, S. Main Street, Pioneer Drive, Vacated W. Fifth through Vacated W. Twelfth
Avenues, Vacated E. South Park Avenue, Vacated W. Fourteenth through Vacated W. Sixteenth Avenues,
Vacated Nebraska Street, Vacated Indiana Street, and all of Vacated Utah Street, being in the W%: and S%2 of
the SW'/a and the SW%a of the SE'/< of Section 24-18-16, N%s and E%s of the NW%a and the W%s of the NE'A of
Section 25-18-16, Third Ward,
all in the City of Oshkosh, Winnebago County, Wisconsin described as follows:
Beginning at the intersection of the north line of W. Fifth Avenue and the east line of Iowa Street; thence south
along the east line of Iowa Street to the centerline of W. Sixth Avenue; thence east along the centerline of W.
Sixth Avenue to the extended west line of Lot 15, Block 63 of Plat of the Original Third Ward; thence north
along the extended west line and west line of said Lot 15 to the northwest corner of said Lot 15; thence east
along the north lines of Lots 15 through 20, Block 63 of Plat of the Original Third Ward to the northeast comer
of said Lot 20; thence south along the east line of said Lot 20 to the centerline of W. Sixth Avenue; thence east
along the centerline of W. Sixth Avenue to the extended east line of Lot 2, Block 5 of Plat of the Original
Third Ward; thence south along the extended east line and east line of said Lot 2 to the southeast corner of said
Lot 2; thence east along the north lines of Lots 13, 14 and 15, Block 5 of Plat of the Original Third Ward to a
point 30 feet east of the west line of said Lot 15, Block 5; thence south along a line parallel and 30 feet east of
the west line of said Lot 15 to the centerline of W. Seventh Avenue; thence west along the centerline of W.
Seventh Avenue to a point 100 feet east of the east line of Oregon Street; thence south along a line parallel and
100 feet east of the east line of Oregon Street to the southeast comer of Lot 2, Block 9 of Plat of the Original
Third Ward; thence west along the south line of said Lot 2, 37 feet; thence south parallel with the east line of
Oregon Street 18 feet; thence west parallel to the south line of said Lot 2, 13 feet to the west line of Lot 12,
Block 9 of Plat of the Original Third Ward; thence south along the east line and extended east line of said Lot
12 to the centerline of W. Ninth Avenue; thence east along the centerline of W. Ninth to the extended west line
of Lot 8, Block 16 of Plat of the Original Third Ward; thence south along the west line of said Lot 8 and
continuing along the west line of Lot 19, Block 16 of Plat of the Original Third Ward, to the north line of E.
Tenth Avenue; thence east along the north line of E. Tenth Avenue to the centerline of S. Main Street; thence
north along the centerline of S. Main Street to the centerline of E. Ninth Avenue; thence east along the
centerline of E. Ninth Avenue to a point 9.5 feet westerly of the centerline of former Chicago and North
Western Railway Company Spur Track I.C.C. #208; thence southerly along a line to a point on the centerline
of E. Tenth Avenue that is 9.5 feet westerly of the centerline of former Chicago and North Western Railway
Company Spur Track I.C.C. #569, said line being 9.5 feet westerly and parallel to the centerline of said spur
tracks #208 and #569; thence east along the centerline and extended centerline of E. Tenth Avenue to the
easterly line of the Fox Valley & Western, Ltd. Railroad right-of-way; thence southerly along the easterly line
of the Fox Valley & Western, Ltd. Railroad right-of-way to the centerline of vacated W. Sixteenth Avenue;
thence east along the centerline of vacated W. Sixteenth Avenue and its extension 1,500 feet; thence due north
2,700 feet; thence due west to a point on the Southwesterly Shore line (U.S. Harbor line) of the Fox River as
established by a General Ordinance of the City of Oshkosh per Document No. 276204 of Winnebago County
Records; thence northwesterly approximately 2,800 feet along said Southwesterly Shore line (U.S. Harbor
line) of the Fox River to a point 254.29 feet westerly of the east line of Block 49 of Plat of the Original Third
Ward and the west line of Oregon Street as measured along said shore line (U.S. Harbor line); thence
S01°06'40"E, 50.19 feet; thence N83°24'35"W, 97.95 feet; thence N00°50'59"W, 25.21 feet; thence
N83°24'35"W, 312.30 feet; thence S19°52'44"W, 48.96 feet; thence S88°39'28"W, 347.87 feet; thence
S64°03' 18"W, 44.71 feet; thence S30°44'42"W, 70.23 feet; thence S70°56'07"W, 33.44 feet; thence
N71°24' 10"W, 33.72 feet; thence N22°42'25"E, 267.02 feet to a point on said southwesterly shore line (U.S.
Harbor line) of the Fox River; thence northwesterly approximately 1800 feet along said Southwesterly Shore
line (U.S. Harbor line) of the Fox River to easterly line of Ohio Street; thence southerly along the easterly line
of Ohio Street to the northwesterly corner of Lot 1 of Certified Survey Map (CSM) No. 903 of Winnebago
County Records; thence southeasterly along the northerly line of Lots 1, 2, and 3 of said CSM to the
northeasterly corner of Lot 3 of said CSM and the northwesterly corner of Lot 1 of CSM No. 5619; thence
southeasterly along the northerly line of Lots 1, and 2 of CSM No. 5619 to the northeasterly corner of said Lot
2, also being on the west line of vacated Michigan Street; thence south along the east line of said Lot 2 and the
west line of Vacated Michigan Street to the easterly most corner of said Lot 2; thence southwesterly along the
southeasterly line of said Lot 2 to the southerly most corner of said Lot 2 and the northeast corner of Lot 4 of
CSM No. 5619; thence southwesterly along the southeast line of said Lot 4 to the southerly most corner of said
Lot 4 and the easterly most corner of Lot I of CSM No. 2631; thence southwesterly along the southeasterly
line of said Lot I to the northeast corner of Lot 2 of CSM No. 2631, and the centerline of vacated W. Third
Avenue; thence east along the centerline of vacated W. Third Avenue to a point on a line parallel to and 300
feet east of the east line of Ohio Street; thence south along a line parallel to and 300 feet east of the east line of
Ohio Street to the centerline W. Fourth Avenue; thence west along the centerline of W. Fourth Avenue to the
extended east line of Lot 3, Block 95 of Plat of the Original Third Ward; thence south along the east line of
said Lot 3 to the southeast comer of said Lot 3; thence east along the north lines of Lots 16 through 24, Block
95, and Lots 13 through 23, Block 78 of Plat of the Original Third Ward to the northeast corner of Lot 23,
Block 78 of Plat of the Original Third Ward; thence south along the east line of said Lot 23 to the north line of
W. Fifth Avenue; thence east along the north line of W. Fifth Avenue to the point of beginning.
Name of District
The district is identified as City of Oshkosh Tax Increment District #20 (TID #20) — South Shore
Redevelopment Project.
Creation Date
The date of creation for the capture of all new taxable value created within TID # 20 shall be January
1, 2005. 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.
Protect Costs and Improvements
Preliminary cost estimates to fund project activities associated with implementing this Project Plan
and the South Shore Redevelopment Plan are estimated at approximately $8.3 million. These costs
include but are not limited to: property acquisition, relocation, site clearance and preparation, street
reconstruction and infrastructure improvement, streetscaping, under grounding of utilities, trail and
park development, property rehabilitation, business and development assistance grants, sea wall and
docking improvements, boat launch improvements, and administrative/engineering costs. Estimated
costs are shown in Table #1 below and are estimated subject to change as more detailed plans and
specifications are developed prior to project implementation.
Table # 1
Estimated Project Costs and Improvements
Activity
Cost
Year
Property Acquisition within the District
$2,880,000
2005-2022
Relocation, Clearance, Site Preparation
$1,650,000
2005-2022
Riverwalk, Trail, Park Development
$600,000
2005-2010
Seawall Construction & Improvements
$1,000,000
2005-2010
Boat Launch Improvements
$100,000
5005-2012
Infrastructure Improvements
Realign 9` Avenue
$650,000
2006-2010
Abandon portion Pioneer Drive
4th Avenue Reconstruction
$77,000
$473,000
2006-2010
2006-2010
Neighborhood Improvement
Rehabilitation
$330,000
2005-2010
Acquisition
$250,000
2005-2010
Design Assistance
$25,000
2005-2010
Administration/Legal/Engineering
$250,000
2005-2022
Planning/Consulting
$150,000
2005-2022
Business/Development Assistance
Undetermined/Project Specific
2005/2022
Total
$8,435,000
Estimated Financing Cost
$6,500,0000
2006-2032
Total w/financing
$14,835,000
2005-2032
In order to redevelop the area consistent with the conceptual development plans identified in the
South Shore Redevelopment Area Project Plan, various properties in the district will need to be
acquired. As such, property acquisition will be required to implement redevelopment and a cost
estimate has been included in the Project Plan. Acquisition costs generally include, appraisals,
purchase price, closing costs and lost rent. Demolition costs include, asbestos testing, asbestos
abatement, razing including removal of foundation, tipping fees, filling and grading. Property
acquisition will generally require consideration by the Common Council, Redevelopment Authority,
and/or Plan Commission,
Most of the properties within the district are occupied so relocation costs will need to be paid to
property owners and tenants per state and federal guidelines. Relocation costs include relocation
benefits.
Properties that need to be acquired for redevelopment purposes will generally need to be razed and
the site prepared for redevelopment. Costs have been included in the Project Plan for this purpose.
The City's Comprehensive Plan, Downtown Action Plan, South Shore Redevelopment Plan, and
Pedestrian and Bicycle Plan all have identified the need to create a downtown looped riverfront trail.
Funds have been included in the Project Plan to construct an 8-10 foot wide trail with an estimated
cost of approximately $50-$75 per lineal foot. The trail will be constructed generally between the
Wisconsin Street Bridge on the north, and the Pioneer Resort and Marina on the South.
Seawall improvements will be required along the river edge to allow for dock and marina type
facilities and the riverfront trail. Seawall development will include the driving of wood piles at an
estimated cost of $330-$440 per lineal foot.
Various street segments within the district are deteriorating and have older utilities that need to be
replaced. Fourth Avenue contains no curb and gutter. Utilities are above ground in most areas within
the district. Ninth Avenue is the most efficient route to Pioneer Drive and can be realigned to
establish this connection. Existing Pioneer Drive, along the Fox River, is proposed to be abandoned
so that area may be included in an adjacent future development with riverwalk. Funds have been
included in the Project Plan for infrastructure improvement costs.
The district encompasses part of a residential neighborhood along W. 4th Avenue where a majority of
the residents have indicated a desire to improve their neighborhood rather than the City acquiring the
properties for redevelopment. Funds have been included to allow for some limited rehabilitation
assistance targeted toward improving the exterior conditions of the properties. Funds have also been
included to allow for acquisition of any of the properties where rehabilitation of dilapidated structures
may not be possible.
Administration 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 positive tax
increments remaining after annual debt service has been addressed will be used to repay the City for
incurring these costs.
It is anticipated that the majority of project costs will be paid through tax increment generated in the
district. Costs may also be paid through a combination of Community Development Block Grant
funds or other state and federal grants.
Method of Financing
The method of financing project costs will be through the issuance of general obligation notes, loans
from the State Land Trust, or any other method of financing approved by the Oshkosh Common
Council. The majority of project expenditures will be recovered through tax increment. Other costs
may be paid for through Community Development Block Grant funds or other state and federal
grants.
6
Master Plan, Zoning, Buildine, and Other Code Considerations
The project elements proposed in the Project Plan conform to the objectives and conceptual
recommendations contained in the City's Comprehensive Plan, as approved by the Plan Commission
and Common Council. Additionally, project elements conform to the goals and objectives identified
in the South Shore Redevelopment Area Project Plan and Downtown Action Plan. The existing and
proposed zoning are shown on Maps #3 and #4 in Appendix A.
Economic Feasibility/Expectations for Development
The economic feasibility of this district is predicated on redevelopment occurring as blighted and
underutilized properties are redeveloped or rehabilitated. At this time, the City is anticipating an
increment of approximately $27 million that will be generated from the redevelopment of the Pioneer
Resort and Marina ($15 million), an area south of the Fox River between Oregon Street and Main
Street ($6.3 million), and the eastern portion of the Jeld-Wen property along the west side of Oregon
Street ($5.7 million). Additional increment will be added as other properties in the district are
rehabilitated or redeveloped. The value increment translates into roughly $835,706 in annual
property taxes (at current rates) or about $21.5 million over the district's life that will be used to
offset annual debt service requirements.
Promotion of Orderly Development
The elimination of blighted and underutilized properties within a planned development district
promotes orderly development by ensuring that land is developed to its highest and best use in a
manner consistent with appropriate local plans. Most redevelopment project activity within TID #20
will be reviewed by the City's Plan Commission, Redevelopment Authority, and/or the Common
Council to ensure compliance with the goals and objectives of various plans as they relate to
implementation of this Project Plan.
Proposed Uses and Existing Conditions
The proposed uses in the district are identified in Map #5 in Appendix A. The district contains a
variety of land uses including industrial, commercial, and residential. The majority of properties in
the district are underutilized, functionally obsolete, in need of repair, nonconforming, or otherwise
contribute to the blighted conditions of the area and/or impair or arrest the sound growth of the
community. Much of the "blight" can be attributed to the age of the structures.
The contributing factors in finding the area as blighted are defined in Section 66.1331 (3)(a) and
66.1333(2m)(b), Wisconsin Statutes. Properties were identified as "blighted" per the following
selected standards identified in Wisconsin Statutes, Section 66.1333 (2m)(b)3(bm):
A. Dilapidation, deterioration, age, or obsolescence;
B. Faulty lot layout in relation to size, adequacy, accessibility or usefulness, unsanitary or unsafe
conditions (includes structures that are nonconforming per zoning district standards);
C. Deterioration of site improvements;
D. Property which is predominately open and which because of obsolete platting, diversity of
ownership, deterioration of structures or of site improvements, or other such factors that
substantially impairs or arrests the sound growth of the community.
VI
While some of the residential parcels in the district may not have been designated as blighted (A, B,
C, or D) they still are generally older housing stock on substandard sized lots. Map # 8 in Appendix
A identifies existing structural and parcel conditions.
Proposed land use and zoning in the area is intended to be consistent with the goals and objectives of
the City's Comprehensive Plan and the South Shore Redevelopment Area Project Plan. In that
regard, the district has two proposed zonings - C-3 DO Central Commercial District with a
Downtown Overlay and R-2 PD Two Family Residence District with a Planned Development
Overlay; with the exception that a third existing zoning district C-3 PD (Central City with a Planned
Development Overlay) for the Pioneer Resort & Marina will remain as it is currently zoned. The C-3
District allows commercial, retail, multiple family, and mixed -use commercial/residential uses. The
DO overlay is appropriate, per Section 30-27 of the Zoning Ordinance, as this area is considered part
of the City's central city area and the overlay provisions are intended to relate to the special character
of this older commercial and industrial area.
The R-2 District allows single and two family dwellings and accessory structures, as well as several
commercial uses as conditional uses. The R-2 PD District is proposed for the existing dwellings
along West 4`h Avenue and Michigan Street, A PD Overlay can provide greater flexibility in the
types of uses, the area and yard requirements for residential lots, and design guidelines.
Since the exact future land use pattern is unknown at this time, it is anticipated that zone changes will
occur as property is redeveloped on a phased basis.
Non -Project Costs
It is anticipated there will be no non -project costs related to implementing this Project Plan.
Relocation
Relocation of individuals or businesses will be carried out in accordance with applicable relocation
requirements set forth by the State of Wisconsin and/or federal regulations.
Findings and Report to the Joint Review Board
• The district is a blighted area TID;
• More than 50 percent of the real property within the TID is blighted within the meaning of
Section 66.1105(2), Wisconsin Statutes;
• Not less than 50% of the structures within the TID are in need of rehabilitation within the
meaning of Section 66.1333, Wisconsin Statutes;
• The redevelopment of the area will have a significant positive impact on the value of all real
property in the District and is in keeping with the goals and objectives of the Comprehensive
Plan;
• Were it not for the financing mechanisms provided through Tax Increment Law, planned
redevelopment of this district would in all likelihood not occur;
• The primary objective for creation of TID #20 Project Plan is for blight elimination and to
promote redevelopment;
• The Project Plan is feasible and is in conformity with the City's Comprehensive Plan;
8
Improvement of the area is likely to enhance significantly the value of substantially all of the
other property in the district;
The project costs identified in the Project Plan relate directly to eliminating blight and
rehabilitating the area;
The equalized value of taxable property within the district plus the value increment of all existing
districts within the city does not exceed 12 percent of the total equalized value of taxable property
within the city.
Supplemental Data
The project plan contains a listing of project costs and statement that the majority of costs will be
paid for through tax increments generated within the district (estimated initially at $835,706).
Additional increment will be generated as redevelopment occurs within the district. Property owners
in the district benefit from improvements and should not pay for them because most of the blighting
influences were developed at a time prior to modem zoning, planning, and building code
considerations. The benefits received at the end of the TID timeframe will be the elimination of
blighting influences in the area and increased property tax values from redevelopment.
The share of tax increments paid by property owners within the district, based on the estimated
increment from the anticipated development discussed in the Economic Feasibility section of this
document,
Year Increment
Collected
City
County
School
FVTC
2007
$
287,650
$
194,552
$
284,140
$
62,344
2008
$
287,650
$
194,552
$
284,140
$
62,344
2009
$
287,650
$
194,552
$
284,140
$
62,344
2010
$
287,650
$
194,552
$
284,140
$
62,344
2011
$
287,650
$
194,552
$
284,140
$
62,344
2012
$
287,650
$
194,552
$
284,140
$
62,344
2013
$
287,650
$
194,552
$
284,140
$
62,344
2014
$
287,650
$
194,552
$
284,140
$
62,344
2015
$
287,650
$
194,552
$
284,140
$
62,344
2016
$
287,650
$
194,552
$
284,140
$
62,344
2017
$
287,650
$
194,552
$
284,140
$
62,344
2018
$
287,650
$
194,552
$
284,140
$
62,344
2019
$
287,650
$
194,552
$
284,140
$
62,344
2020
$
287,650
$
194,552
$
284,140
$
62,344
2021
$
287,650
$
194,552
$
284,140
$
62,344
2022
$
287,650
$
194,552
$
284,140
$
62,344
2023
$
287,650
$
194,552
$
284,140
$
62,344
2024
$
287,650
$
194,552
$
284,140
$
62,344
2025
$
287,650
$
194,552
$
284,140
$
62,344
2026
$
287,650
$
194,552
$
284,140
$
62,344
2027
$
287,650
$
194,552
$
284,140
$
62,344
2028
$
287,650
$
194,552
$
284,140
$
62,344
2029
$
287,650
$
194,552
$
284,140
$
62,344
2030
$
287,650
$
194,552
$
284,140
$
62,344
2031
$
287,650
$
194,552
$
284,140
$
62,344
2032
$
287,650
$
194,552
$
284,140
$
62,344
Total
$
7,478,900
$5,058,361
$7,387,641
$
1,620,935
City Attorney's
f Oshkosh
2City15 Church Ave.,Office
215 Church APO Box 1130
Oshkosh, WI 54903-1130
OIHKQIH (920) 236-5115
ON THE WATER
June 16, 2005
Darryn Bunch
Director of Planning Services
City of Oshkosh
215 Church Avenue
Oshkosh, WI 54903-1130
Dear Darryn:
I have reviewed the project plan for City of Oshkosh Tax Increment District # 20 - South Shore
Redevelopment Project, 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,
A
OSHKOSH
Warren P. Kra
City Attorney
10
Appendix A
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