HomeMy WebLinkAbouttid-26-final-project-plan-3-18-13City of Oshkosh
TAX INCREMENTAL DISTRICT #26
Aviation Business Park
City of Oshkosh Planning Services Division
January 2013
Table of Contents
PlanSummary....................................................................
Introduction........................................................................
Purpose................................................................................
Proposal...................................................
Industrial Development Program..........
Boundaries/Legal Description ...............
Name of District ......................................
Creation Date
ProjectCosts and Improvements.............................................................................................................4
Methodof Financing..................................................................................................................................5
Master Plan, Zoning, Building and Other Code Considerations..........................................................6
EconomicFeasibility/Expectation for Development...............................................................................6
Promotion of Orderly Development.........................................................................................................7
ProposedUses.............................................................................................................................................7
Non -Project Costs......................................................................................................................................7
Relocation...................................................................................................................................................7
Findings.......................................................................................................................................................8
Tables
Table1 Estimated Project Costs...............................................................................................................4
Table2 Estimated Annual Increment....................................................................................................10
Table 3 Estimated Tax Increment by Jurisdiction...............................................................................11
.............................1
.............................2
.........................................2
.........................................3
........................................................3
........................................................3
......................................................................3
......................................................................4
Appendices
AppendixA — Project Expenditures.......................................................................................................12
AppendixB — Wittman Airport Scenario Impacts...............................................................................14
Appendix C — Project Maps
Boundaries......................................................................
ParcelIdentification..................................................................................... 20
ProposedImprovements..................................................................................................21
Existing/Proposed Zoning...............................................................................................22
ExistingLand Use............................................................................................................23
..........19
ProposedLand Use..........................................................................................................24
AppendixD — Notice of Public Hearing.................................................................................................25
AppendixE — Attorney's Opinion..........................................................................................................26
Appendix F — Section 30-30 Zoning Ordinance M-3 General Industrial District Provisions ..........27
Appendix G — Plan Commission/Public Hearing Minutes of February 5, 2013 ................................29
Appendix H — Common Council Creation Resolution.........................................................................35
AppendixI — Joint Review Board Approval.........................................................................................40
TAX INCREMENTAL DISTRICT #26
PROJECT PLAN
CITY OF OSHKOSH
ADOPTED BY THE PLAN COMMISSION
February 5, 2013
ADOPTED BY THE COMMON COUNCIL
February 26, 2013
ADOPTED BY THE JOINT REVIEW BOARD
March 18, 2013
PREPARED BY:
PLANNING SERVICES DIVISION
January 2013
Plan Summary
City of Oshkosh
Tax Incremental District # 26 Project Plan
District Name: City of Oshkosh Tax Incremental District #26 Aviation Business
Park
TID Type: Industrial
Purpose: To facilitate the creation and development of an industrial park
promoting aviation related industrial development in the area near
and adjacent to Wittman Regional Airport.
Max. Life of TID: 20 Years
Location: Southeast side of the City of Oshkosh; south of West Ripple
Avenue, north of County Road "N"/Fisk Avenue, west of County
Trunk Highway "I"/Oregon Street and east of Knapp Street.
Size: Approximately 80.93 acres
Estimated District
Base Value: $31,500
Estimated District
Value at Closure: $24,865,395
Estimated Future
Increment Value: $6,762,646
Proposed Costs: Approximately $4.5 million for costs related to infrastructure
improvements including; sanitary sewer, water, storm sewer and
drainage and pavement. Costs also include financing,
administration and marketing. Other project costs may include the
development of a Business Accelerator Program.
Project Financing: $1,840,577 borrowing program, utilizing General Obligation notes,
including financing and capitalized interest costs.
Economic Feasibility: Based on planned expenditures and revenue levels, all costs of the
TID will be paid off by the end of 2032, the 20th year and the
district will be dissolved. Beginning in 2033, all taxes generated as
a result of development in the TID will be apportioned among and
directly benefit all taxing entities.
Introduction
Wisconsin's Tax Incremental Financing law provides a mechanism that enables cities and
villages to rehabilitate blighted areas, improve business areas, and/or develop industrial
sites. The intent is to defray the cost of public improvements in a designated Tax
Incremental District (TID) by using tax revenues or increments generated from new
development to pay for project improvements in the district.
Under Tax Incremental Financing, the tax increment generated from private investment
in a TID is applied entirely to the retirement of debt incurred by the municipality in order
to make the area attractive to investment or reinvestment. When the cost of improvements
has been recovered and the debt service attributable to the district retired, the TID is
dissolved and all taxing jurisdictions benefit on the same shared basis as before the
creation of the TID. If the TID has been successful, each of the taxing jurisdictions
should receive a much larger share of the property taxes from the new development that
came about as a direct result of the creation of the TID.
Tax incremental financing laws provide benefits to all taxing entities, city, county, public
schools, and technical college, by promoting development of new taxable value which
otherwise would not occur. It provides a tool for municipalities to make reasonable levels
of investment using local financing sources to meet identified local needs and fill
legitimate public purpose roles. The law also recognizes that since municipalities do not
share the investment risk with other tax entities, they are entitled within a prescribed
period of time, to receive all new tax revenues of the TID as the source of paying off all
public investment costs. All other taxing entities receive benefits in the future from the
increased tax base generated as a result of the city's investment in the TID.
Purpose
A community's growth and long term well-being depends on a strong business and
industrial sector. Development that occurs within a municipal industrial park promotes
tax base growth, job creation, and capital investment, the benefits of which are felt
throughout the area served by all taxing entities. Successful industrial development also
spurs additional business activity, residential development, job creation and tax base
growth elsewhere in the community. This is reflected in the fact that one new job created
in the manufacturing sector will have a multiplier effect of creating jobs in other sectors
of the local and state economies.
Consistent with adopted City objectives of encouraging industrial growth and orderly
land development, the City of Oshkosh is proposing to create Tax Incremental District
#26 to facilitate the creation and development of an industrial park designed to promote
aviation related industrial development in the area near and adjacent to Wittman Regional
Airport.. The proposed industrial park will be located adjacent Wittman Regional Airport
on the Southeast side of Oshkosh, south of West Ripple Avenue, north of County Road
"N"/Fisk Avenue, west of County Trunk Highway "I"/Oregon Street and east of Knapp
Street. This industrial park will be approximately 80.93 acres in size. The Proposed
Boundaries Map is on page 19.
Proposal
Create a Tax Incremental District to facilitate the creation and development of the
Aviation Business Park and pay for land acquisition, infrastructure construction and
improvements, professional services and administrative costs and assist with the
construction of a business accelerator support facility.
Industrial Development Program
The City of Oshkosh, working in a cooperative effort with Winnebago County and
Chamco, a non-profit industrial development corporation, is involved in a continuing
industrial development program aimed at encouraging tax base growth, job creation, and
capital investment in the community. Municipal industrial parks are a major component
of this ongoing program, along with other efforts to improve the overall economic health
of the community.
The City's industrial parks have provided a supply of industrial sites within managed
controlled business park environments. 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 the area, regional and national
economies.
Boundaries/Legal Description
A parcel of land containing all of the west '/2 of the northeast'/4 and part of the southeast
'/4 of the northeast %4 of Section 11, Township 17 North, Range 16 East, 14th Ward, City
of Oshkosh, Winnebago County, Wisconsin bounded and described as follows:
Beginning at the north'/4 corner of Section 11, Township 17 North, Range 16 East;
thence south 89°27'34" east, 1,310.03 feet along the north line of said quarter line;
thence south 00°23'14" west, 1,979.99 feet along the east line of the west '/2 of said
northeast ¼; thence south 89°16'44" east, 112.87 feet along the north line of the south '/2
of the southeast'/4 of the northeast %4; thence south 00°27'38" west, 660.11 feet to a point
on the south line of the northeast %4 of said Section 11; thence north 89°13'07" west,
1,419.40 feet along said south line of northeast'/4 of said Section 11 to the center of said
Section 11; thence north 00°19'43" east, 2,634.51 feet along the west line of the
northeast'/4 of said Section 11 to the point of beginning.
Said parcel contains 3,525,537 square feet or 80.9352 acres, more or less.
Name of District
The name of the TID shall be City of Oshkosh Tax Incremental District #26 (TID #26) —
Aviation Business Park.
Creation Date
The date of creation for the capture of all new taxable value created within TID #26 shall
be January 1, 2013. The value established as of this date shall be used as the base in
computing any increments that will accrue in the tax base for the district. The current
estimated base value of the district is $31,500 which is estimated based on the current
agricultural and undeveloped use of the land to be included in the TID.
Project Costs and Improvements
The cost of public improvements and other project costs including financing associated
with implementing this Project Plan are estimated at approximately $6.4 million. These
costs include land acquisition and providing infrastructure within the district. Costs more
specifically include land acquisition, sanitary sewer, water, storm sewers and stormwater
management, pavement construction, and administrative costs related to planning and
engineering of improvement activities and park marketing. The Proposed Improvements
Map on page 21 provides a general overview and area of the improvements.
Table 1 shows estimates of costs for the major project categories and estimates of timing
of these costs. The estimated project costs may be adjusted within the amounts shown
without modification to the Project Plan.
Table 1
Estimate and Timing of Project Costs
Eligible Expense
Estimated Cost
Year
Real Property Assembly
$610,000
2013-2014
Public Work & Improvements
including streets, utilities , stormwater,
and open space
$3,635,000
2013-2018
Professional Service and
Administration Costs
$225,000
2013-2033
Subtotal
$4,470,000
Finance and Interest Costs
$1,840,577
2013-2033
Total
$6,310,577
2013-2033
Appendix A provides a more detailed listing of the estimated public work &
improvements costs.
Professional services and administrative costs include planning studies, legal services,
surveys, real estate marketing costs, fees and other costs related to the implementation
and annual administration of this Project Plan. This cost category provides for studies
and survey costs for planning and implementation of the project, including planning and
legal fees, architectural and engineering fees, development site marketing costs, and
financial and special service costs. (Estimated cost: $225,000)
4
Property assembly costs include, but are not limited to, acquisition of land or other
property, real or personal, or rights or interests therein, and other appropriate and eligible
costs needed to prepare the property for redevelopment. (Estimated cost $610,000)
Construction of public improvements, infrastructure, and facilities are intended to
develop public infrastructure within the industrial park to provide lands for and stimulate
development within the park. Infrastructure development costs typically includes
installation of water service, sewer service, stormwater facilities, streets, transportation
lighting, and open space improvements. (Estimated cost $3,635,000)
Finance and interest costs are those costs related to financing project cost indebtedness
such as interest on principal loan amounts, costs and fees associated with bond issuance
or loan processing, and capitalized interest costs. These costs are subject to prevailing
market conditions. (Estimated $1,840,577)
Other Development Costs — Comprehensive Business Accelerator Program
As currently proposed, UW Oshkosh would create a comprehensive business accelerator
program designed to attract entrepreneurs from throughout the United States and
construct a support facility for the program at the Aviation Business Park. The
accelerator program would look to foster growth in aviation and space technologies,
clean technologies, advanced manufacturing and processes, advanced materials and
information technology with a program that provides entrepreneurs pre -seed financing,
intensive mentoring, and networking opportunities as well as physical space in the
accelerator support facility. The accelerator support facility as proposed would be a
20,000 square foot building which would include office space, space suitable for light
manufacturing or laboratory use and common area. There would be shared services and
security provided as well as high -end technology infrastructure.
Costs to develop the accelerator program are estimated at $10,000,000 of which a variety
of funding sources will need to be utilized to facilitate the accelerator's development.
Such capital development costs are an eligible TIF expense and are included in this
Project Plan as a potential future TID expenditure should tax increment generated by the
district be able to support project assistance after all other park development costs are
addressed. Appendix A provides a more detailed breakdown of proposed project costs.
All project expenditures are anticipated to be made within the first five years of the
creation date of the District. Tax increments may be received until project costs are
recovered, but for no longer than fifteen years after the last expenditure is made. In the
case of this District, all project costs are anticipated to be made by the fall of 2018.
Method of Financin
The project costs, including financing, are the estimated amount of tax increment
revenues to be requested under the provisions of Section 66.1105 Wisconsin Statutes.
The method of financing project costs will be through the issuance of general obligation
notes or any other method of financing approved by the Oshkosh Common Council.
Total project expenditures will be recovered through the tax increment.
Master Plan, Zoning, Building, and Other Code Considerations
The project elements proposed in the Project Plan conform to the objectives and
conceptual recommendations contained in the City's 2005 Comprehensive Plan, as
approved by the Plan Commission and Common Council. The Park is zoned M-3
General Industrial District with a Planned Development Overlay 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 22.
Economic Feasibility/Expectations for Development
The determination of economic feasibility for the district is based on an initial public
investment of approximately $4.5 million which will be used to acquire land and develop
an 80 acre industrial park. Land sales within City industrial parks were analyzed to
determine that historically approximately 10 acres are developed each year.
Additionally, in order to estimate value on the land that will be purchased in the proposed
Aviation Business Park, the total equalized values of commercial and manufacturing
properties were calculated to determine an average value per acre for properties within
existing developed Industrial Parks. The average value per acre of manufacturing classed
properties within existing Industrial Parks is approximately $233,000 and was used to
determine the anticipated future values within the proposed 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 $24.8 million
which will generate approximately $520,000 in property taxes annually. The projected
value of the tax increment over the life of the district is estimated at approximately $6.8
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.
An economic impact study related to the creation of the Aviation Business Park was
conducted by Winnebago County UW-Extension with estimated results based on three
potential build -out scenarios representing the types of airport and aircraft businesses that
are likely to be located at or near Wittman Regional Airport. Results of the three
scenarios predict between 250-1000 jobs being created with multiplier impacts (based on
the idea that employment of one additional person causes ripple effects resulting from
this person's consumption of goods in the economy) distributed across major industry
sectors and illustrates the estimated impact to state and local revenues associated with
each scenario. The results of this study are included as Appendix B — Wittman Airport
Scenario Impacts.
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.
With a planned industrial district, the City, Chamco, and Winnebago County will be able
to actively promote this area for business location. Private improvements will not be
done in an unplanned fashion because of the establishment of the Planned Development
Overlay District and the oversight and administration of the industrial park covenants by
Chamco.
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 23 and 24. The zoning of the TID will be M-3 General
Industrial District with a Planned Development Overlay District, ensuring that industrial
uses are created and development is consistent with the districts objective and purpose.
Non-Proiect Costs
It is anticipated that Winnebago County will expand Wittman Regional Airport taxi ways
to service development within the proposed TID #26 Aviation Business Park. The cost
of the taxi ways is not included in the initial project costs of proposed TID #26 and is
anticipated to be financed by individual lot owners or Winnebago County.
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.
Findings and Report to the Joint Review Board
1) Not less than 50 percent of the real property within the TID is suitable for industrial
sites within the meaning of Section 66.1101, Wis. Stats and has been zoned for
industrial use; and
2) Improvement of the area is likely to significantly enhance the value of substantially
all of the other real property in the district; and
3) The project costs relate directly to the promotion of industrial development,
consistent with the purpose for which the tax incremental district is created; and
4) The equalized value of taxable property in TID #26 plus all existing Districts does
not exceed 12% of the total equalized value of taxable property within the City; and
5) Any real property within the TID that is found suitable for industrial sites is zoned
for industrial use and will remain zoned for industrial use for the life of the tax
incremental district; and
6) The project plan is feasible and in conformity with the City's Comprehensive Plan.
Since the entire area is identified as being suitable for industrial development and zoned
for industrial uses, TID #26 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 #26 is to provide the infrastructure and
improvements necessary to create the Aviation Business Park, a municipal Industrial
Park. Implementation of the Project Plan for TID #26 will enhance significantly the
current value of the land in the District at the time of its creation. Development of the
industrial park benefits all other layers of government (County, Technical College,
Schools) through enhanced property values. The jurisdictions receive a share of this
heightened future tax base but do not have the fiscal impact that is incurred by the City to
provide service.
The base value of the district is estimated at approximately $31,500 and is based on the
current agricultural usage on the parcels. The district value is estimated to exceed $24.8
million in its 20th and final year of existence prior to being dissolved. It is estimated that
the district will generate approximately $6.8 million in tax increments over the life of the
district — See Table 2 on page 10. At the current proportion of the tax rate for 2012 and
assuming that the development would have occurred without the creation of the TID, the
overlying taxing jurisdictions would have received $2.3 million for Area Schools
(34.60%), $2.3 million for the City (34.77%), $1.5 million for the County (22.92%),
$500,000 for the Technical College (7.71%) — See Table 3 on page 11.
The City's Comprehensive Plan, adopted in 2005, recommends that the City promote
continued manufacturing development and provide the infrastructure to support this
development. This requires that there be an adequate supply of sites available for
manufacturing activity. The 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 is shown in Table 1
on page 4 and in Appendix A on page 12. Project costs to be paid for with tax increments
are estimated at approximately $6.8 million. Tax increment available after servicing park
development costs may be made available to assist the development of the Business
Accelerator project.
Equalized value of taxable property within TID #26 plus all existing districts as of
January 1, 2013 does not exceed 12% of the City of Oshkosh's total equalized value or
the value of TID #26 plus the value increment of existing districts does not exceed
11.88% of the total municipal equalized value. The base value of TID #26 plus all other
TIDs equals $390,679,700 or 10.38% of the City's total municipal equalized value of
$3,762,601,100.
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10
TABLE 3 - Tax Increment by Taxing Jurisdiction
TID 26: Aviation Business Industrial Park
Estimated share by taxing jusisdiction of projected tax increments to be paid by
owners of taxable property in each of the taxing jusisdictions overlying the Tax
Increment District.
Revenue
Year
City
County
School
District
Vocational
School
Total
34.770%
22.920%
34.600%
7.710%
2016
$
-
$
-
$
-
$
-
$
-
2017
$
17,601
$
11,602
$
17,515
$
3,903
$
50,622
2018
$
35,554
$
23,437
$
35,380
$
7,884
$
102,256
2019
$
53,866
$
35,508
$
53,603
$
11,945
$
154,922
2020
$
72,545
$
47,821
$
72,190
$
16,086
$
208,642
2021
$
91,597
$
60,380
$
91,149
$
20,311
$
263,437
2022
$
111,030
$
73,190
$
110,487
$
24,620
$
319,327
2023
$
130,852
$
86,256
$
130,212
$
29,015
$
376,335
2024
$
151,070
$
99,584
$
150,331
$
33,499
$
434,483
2025
$
154,091
$
101,575
$
153,338
$
34,169
$
443,173
2026
$
157,173
$
103,607
$
156,405
$
34,852
$
452,037
2027
$
160,317
$
105,679
$
159,533
$
35,549
$
461,077
2028
$
163,523
$
107,792
$
162,723
$
36,260
$
470,299
2029
$
166,793
$
109,948
$
165,978
$
36,985
$
479,705
2030
$
170,129
$
112,147
$
169,297
$
37,725
$
489,299
2031
$
173,532
$
114,390
$
172,683
$
38,479
$
499,085
2032
$
177,002
$
116,678
$
176,137
$
39,249
$
509,067
2033
$
180,543
$
119,012
$
179,660
$
40,034
$
519,248.
2034
$
184,153
$
121,392
$
183,253
$
40,835
$
529,633
$2,351,372
$1,549,999
$2,339,876
$ 521,400
$
6,762,646
NOTE: The projection shown above is provided to meet the requirements of the
Wisconsin State Statute 66.1105(4)(1)4.
11
Appendix A
Project Expenditures
City of Oshkosh
Aviation Industrial Park
Public Work & Improvement Cost Estimates
Description
Estimated
Quantity
Unit
Unit
Price
Amount
10" sanitary sewer
2814
LF
$60.00
$168,840.00
8" sanitary sewer
251
LF
$50.00
$12,550.00
6" sanitary lateral
528
LF
$40.00
$21,120.00
Sanitary manhole
179.52
VF
$250.00
$44,880.00
Retention pond excavation
Retention pond outlet structure
100000
1
CY
LS
$5.00
$5,000.00
$500,000.00
$5,000.00
Retention pond outlet pipe (48")
550
LF
$200.00
$110,000.00
72" storm sewer
780
LF
$500.00
$390,000.00
66" storm sewer
470
LF
$450.00
$211,500.00
60" storm sewer
54" storm sewer
220
380
LF
LF
$400.00
$350.00
$88,000.00
$133,000.00
48" storm sewer
240
LF
$200.00
$48,000.00
42" storm sewer
36" storm sewer
380
660
LF
LF
$150.00
$80.00
$57,000.00
$52,800.00
18" storm sewer
110
LF
$45.00
_
$4,950.00
12" inlet leads
12" storm laterals
360
330
LF
LF
$35.00
$35.00
$12,600.00
$11,550.00
Inlets
18
Each
$1,200.00
$21,600.00
Storm Manholes (96" dia.)
Storm Manholes (60" dia.)
90
10
VF
VF
$800.00
$450.00
$72,000.00
$4,500.00
72" endwall
1
Each
$10,000.00
$10,000.00
42" endwall
1
Each
$4,500.00
$4,500.00
12" water main
8" water main
3089
50
LF
LF
$50.00
$35.00
$154,450.00
$1,750.00
8" water service
570
LF
$40.00
$22,800.00
6" hydrant lead
140
LF
$30.00
$4,200.00
12" valve
8" valve
7
16
Each
Each
$1,800.00
$1,000.00
$12,600.00
$16,000.00
Hydrant with auxiliary valve
8
Each
$3,000.00
$24,000.00
Excavation
10900
CY
$5.00
$54,500.00
Dense aggregate base
8" concrete pavement (dowelled)
4900
11300
Tons
SY
$10.00
$35.00
$49,000.00
$395,500.00
30" curb and gutter
5800
LF
$8.00
$46,400.00
Restoration
9400
SY
$3.00
$28,200.00
Construction cost:
Engineering:
Contingencies:
Total:
$2,793,790.00
$419,068.50
$419,068.50
$3,631,927.00
12
City of Oshkosh
Accelerator Cost Estimates
Capital Development Costs
Proposed Cost
TIE Eligible
Land Acquisition
$1,600,000
$1,600,000
Site Infrastructure
$3,500,000
$3,500,000
Building Construction (LEED)
$3,500,000
$3,500,000
Technology & Lab Infrastructure
$440,000
Sub Total — Facility and Infrastructure Costs
$9,400,000
Pre -Seed Funding for 3 Years @ $150,000 per
year
$450,000
Facility Working Capital for 3 years until 70%
leased
$150,000
Sub Total
$600,000
Total Estimated Capital Development Costs
$10,000,000
$8,600,000
13
Appendix B
Wittman Airport Scenario Impacts
ExtEnsion
Cooperative Extension
Winnebago County
University of Wisconsin -Extension
625 E. County Road V. Suite 600
Oshkosh, WI 54901-8131
920-232-1970
920-232-1967 (fax)
TDD Phone: 711 for Wisconsin Relay
27 October 2010
To: Peter Moll, Airport Director
From: Catherine Neiswender, Winnebago County UW-Extension
Re: Wittman Airport 2010 Scenario Impacts
Cooperative Extension
Agriculture (920) 232-1971
Community Development (920) 232-1972
Family Living (920) 232-1973
4-H Youth Development (920) 232-1974
Here are the economic impact results of three potential build -out scenarios for proposed land acquisition at
the Wittman Regional Airport. These results were provided by Dr. Steve Deller, UW-Madison, using IMPLAN
software, and based on the scenarios provided by the airport committee. Each scenario represents a
potential build -out in terms of types of businesses and the number of potential jobs. Of course, each scenario
is just that — a scenario, so the economic impact should be viewed as an estimate also.
The IMPLAN analysis is identical to the previous economic impact studies with the exception of the source of
the data. For the 2003 and 2007 economic impact studies, job and wages data were collected directly from
the businesses on the airport and represented the actual situation. Data for this impact analysis were created
by the airport committee and represents three potential scenarios. NAICS codes used for these scenarios
were similar to the codes used in previous studies and represent the types of airport and aircraft businesses
that are likely to be located at Wittman Regional Airport.
The three scenarios are:
Scenario #1 1000 Jobs "Predominantly Manufacturing"
30% 332 Fabricated Metal Products
30% 336 Transport Equipment Manufacturing
30% 339 Misc Manufacturing
10% 493 Warehouse & Storage
Scenario #2: 500 Jobs "Manufacturing, Air Transport, Education Mix"
20% 336 Transport Equipment Manufacturing
20% 339 Misc Manufacturing
20% 481 Air Transport
30% 488 Support Activities for Transportation
10% 611 Education
Scenario #3: 250 Jobs "Light Manufacturing, Some Education, Aircraft Maintenance, and Private
Hangar Development"
10% 336 Transport Equipment Manufacturing
10% 339 Misc Manufacturing
15% 481 Air Transport
15% 488 Support Activities for Transportation
30% 493 Warehouse & Storage
20% 611 Education
Some background on the data provided: There are four metrics used to assess the size of the impacts: (1)
industry sales, (2) employment or jobs, (3) labor income (wages/salaries and proprietor income), and (4) total
University of Wisconsin, U.S. Department of Agriculture and Wisconsin counties cooperating. t. -Extension provides equal opportunities in employment
and programming including Title IX and ADA
14
income, which is akin to gross domestic product (GDP). The multiplier effect is also provided, and is broken
down into direct, indirect and induced affects. Multiplier effects are based on the idea that employment of one
additional person causes ripple effects resulting from this person's consumption of retail, real estate, and
other goods in the economy. For this study, the implicit (i.e., overall) "income multiplier" used for this analysis
ranged from 1.28-1.43 depending on the scenario, meaning that for every $1.00 of wages paid another $0.28-
$0.43 in income was created elsewhere. The implicit "employment multiplier" used for this analysis ranged
from 1.40-1.62 depending on the scenario, meaning that for every 100 jobs created another 40-62 were
created elsewhere. It is important to note that this employment is not necessarily fulltime equivalent, but
rather a mixture of full- and part-time jobs. Some of the employment impacts are then likely to be part-time in
nature and must be considered when interpreting the results.
For each scenario, three tables are presented. The first table presents the multiplier impacts; the second
table presents the impacts distributed across major industry sectors; and the third table illustrates impact to
state and local revenues associated with the scenario.
I hope these data are helpful in understanding one aspect of the economic impact of the three airport
scenarios. Please don't hesitate to contact me if you have further questions.
Respectfully,
Catherine Neiswender
Community Development Educator and Associate Professor
UW-Extension Winnebago County
cneiswender(a�co.winnebago.wi. us
15
Scenario #11: 1000 Jobs — "Predominantly Manufacturing"
Impact Type Employment
Labor Income
Total Income
Industry Sales
Direct Effect
1,000.00
$69,157,499
$90,583,119
$260,081,321
Indirect Effect
322.7
$20,382,958
$28,969,365
$52,089,550
Induced Effect
296.5
$9,713,424
$18,498,336
$31,453,536
Total Effect
1,619.10
$99,253,881
$138,050,820
$343,624,407
Multiplier
1.619
1.435
1.524
1.321
Definitions: uirect impact is the actual number or fobs or wages gamed, indirect impact captures the effect or non -wage expenditures by me
businesses in the scenario. Induced impact captures the multiplier effect associated with employees spending in the local economy. Labor
income equals wages, salaries and proprietor income. Total income equals labor income plus transfer payments, dividends, interest, rent,
and some taxes.
Scenario #1: Impact Across Industries
Employment S
Labor Income
Total Income
Industry Sales
Agriculture
0.9
$21,021
$32,057
$57,412,103
Mining
0
$2,319
$5,233
$19,312,676
Construction
5
$321,698
$365,056
$255,335,501
Manufacturing
922
$63,934,585
$83,603,828
$9,214,497
TIPU (Transportation, Information and Public
149.5
$9,525,243
$13,147,881
$1,638,579
Utilities)
Trade
101.6
$3,555,413
$6,107,374
$613,773
Service
431.4
$21,296,754
$34,134,999
$88,913
Government
8.7
$596,846
$654,394
$8,368
Total
1,619.10
$99,253,881
$138,050,820
$343,624,407
Corporate Profit and Dividends
$1,892,023
Property Taxes
$2,043,901
Sales Taxes
$1,529,143
Income Taxes
$2,027,488
Scenario #2: 500 Jobs —"Manufacturing, Air Transport, Education Mix"
Impact Type
Employment
Labor Income
Total Income
Industry Sales
Direct Effect
500
$32,892,049
$42,582,870
$110,396,595
Indirect Effect
127.1
$7,345,202
$10,545,571
$19,346,591
Induced Effect
131.6
$4,317,493
$8,213,936
$13,969,108
Total Effect
758.7
$44,554,744
$61,342,377
$143,712,295
Multiplier
1.517
1.355
1.441
1.302
Definitions: Direct impact is the actual number of jobs or wages gained. Indirect impact captures the effect of non -wage expenditures by the
businesses in the scenario. Induced impact captures the multiplier effect associated with employees spending in the local economy. Labor
Income equals wages, salaries and proprietor income. Total income equals labor income plus transfer payments, dividends, interest, rent, and
some taxes
16
Agriculture
0.4
$9,026
$13,950
$39,020
Mining
0
$1,727
$4,221
$6,709
Construction
1.9
$118,884
$137,176
$230,805
Manufacturing
207.5
$15,526,839
$20,297,618
$68,206,023
TIPU (Transportation, Information and
Public Utilities)
271.7
$18,444,837
$23,971,175
$45,590,546
Trade
42.5
$1,422,804
$2,446,044
$3,688,119
Service
229.2
$8,654,608
$14,051,365
$24,899,548
Government
5.4
$376,020
$420,828
$1,051,522
Corporate Profit and Dividends
Property Taxes
Sales Taxes
Income Taxes
Other
$713,290
$1,762,763
$1,334,797
$900,044
Scenario #3: 250 Jobs — "Light Manufacturing, Some Education, Aircraft Maintenance, and Private Hangar Development"
Impact Type Employment
Labor Income
Total Income
Industry Sales
Direct Effect
250.5
$14,792,143
$19,449,550
$41,674,648
Indirect Effect
45.2
$2,436,231
$3,566,706
$6,519,146
Induced Effect
54.7
$1,798,453
$3,412,608
$5,806,456
Total Effect
350.4
$19,026,826
$26,428,864
$54,000,251
Multiplier
1.399
1.286
1.359
1.296
naenre,...�. n;.,..a:.......... :...r._,._,.._,_.._L_. _,,_�___ _
..
,:IuIrorr IruydIA capures me enecr or non -wage expenaitures by the
businesses in the scenario. Induced impact captures the multiplier effect associated with employees spending in the local economy. Labor
income equals wages, salaries and proprietor income. Total income equals labor income plus transfer payments, dividends, interest, rent, and
some taxes.
Scenario #3: Impact Across Industries
Employment
Labor Income
Total Income
Industry Sales
Agriculture
0.2
$3,587
$5,618
$15,889
Mining
0
$667
$1,638
$2,603
Construction
0.8
$51,739
$59,423
$100,012
Manufacturing
52.4
$3,915,539
$5,120,803
$17,216,772
TIPU (Transportation, Information and
Public Utilities)
159.3
$10,887,909
$14,486,922
$24,293,521
Trade
16.7
$532,893
$916,934
$1,381,604
Service
118.8
$3,473,237
$5,658,756
$10,553,755
Government
2.3
$161,255
$178,771
$436,094
Total
350.4
$19,026,826
$26,428,864
$54,000,251
17
Scenario #3: State and Local Government Revenues
Corporate Profit and Dividends $332,960
Property Taxes $622,970
Sales Taxes $470,677
Income Taxes $373,686
Other $615,172
Total State and Local Rev. $2,041,779
Appendix C
Project Maps
Legend
TID #26 Boundary
City Limits
County Airport Runways
The, City of Oshkosh creates and maintains CIS macs and data for ifs or:n use. They may show the
a approximate relative locah'on of property: boundai as and other feature from a variety of sources.
These n.sp(s).datasets are prodded for infomta[cr purposes only and may not he sufficient or
apuropnate for legal, engireenng, or surveying purposes. They am provided "AS -IS %Alhcut
warranties of any kind and the City of Oshkosh assumes no liability fcr use or misuse,
tin=0.19mi
1 in = 1,000 ft
Printing Date: 1/16/2013
Prepared by: City of Oshkosh, WI
e
OJHKOIH
ON TE WATER
14-1102-10-00
(TOWN 0120192)
14-1102-20-00 �_ _ _ _ 3": b1`utj. 14-1107-10-00
(TOWN 012019201) (TOWN 0120194)
14-1107-30-00
(TOWN 0120193)
14-1108-30-00
(TOWN 012019506)
Legend
„ - TID #26 Boundary
City Limits
County Airport Runways
, I0J tin=0,19 mi
no ;r>� Pta11�1alJr hit aiJJnJ A______
tin=1,000ff
The City of Oshkosh creates and maintains GIS nta:; ar'd da_a .or its c:vn use. They may shove the
epera -hate relative location of property, boundares and oh er feature groin a variety of spumes.
These a p(slldatasets are provided for Inforrnaton µirpose enhy and may not be sufficient or Printing Date: 1/22(2013
.pp r upriaie for le al, anglneeung, or su,veyi ty purposes They y are in. -d d AS -IS' lYrout prepared by: City of Oshkosh, VVI
w rreLeso( anykind and the City of Oshkosh assumes no lea.Ity rcr Ue cr misuse,
e
OfHKOJH
ON TUE WATER
Proposed Water,
Sanitary & Storm Mains
Proposed Detention
Pond
Reserved for Future
Road Expansion
Existing County Airport
Runways & Taxi Ways
Proposed County Airport
Taxi Way Expansion
Proposed Street
Legend
TID #26 Boundary
a
The City of Oshkosh creates and maintains GIG maps cad data for its own use. They mayshov the
approximate relative locatlon of property, boundaries and other feature horn a variety of sources.
These map(s);datasets are provided far inforreafan purposes oily and may [rot be sufficient or
aporopeate for legal, engineering, or surveying purreses. They are provded-AS-ISwittmut
e,arrenUes of any kind and the City of Oshkosh assumes no tiaaliy for use or misuse.
N
1in=0.11mi
1 in = n00 it
Printing Date: 1/22/2013
Prepared by: City of Oshkosh, WI
e
OJHKOJH
OH IHE WATER
VERN AVE
Legend
QTID #26 Boundary
� City Limits
— County Airport Runways
Existing & Proposed Zoning
'0
•
N
tin=0.19mi
A1 in = 1,000 fl
The City of Oshkosh creates and nraintains GIS mars and data for its own use. They may show the
approximate relative location of property, boundaries and other feature from a vadecy of sources.
These map(s)Idalasets are provided for Informatten purposes only and may not be sutflo nt or
appropriate for legal, enyineedng, or surveying purposes. They am provded AS -IS" without
warranties of any kind and the CRy of Oshkosh assumes no liability for use or misuse.
Printing Date: 1/16/2013
Prepared by: City of Oshkosh, WI
OJHKOIH
ON THE WATER
Legend
TID #26 Boundary
-- City Limits
County Airport Runways
Existing Land Use
® AGRICULTURE
. r GOVERNMENT
INDUSTRIAL
INFRASTRUCTURE
® SCHOOL
SINGLE-FAMILY
® VACANT LAND
• • t ., r—• a .)r) r:(I rIrIrI'I
The City of Oshkosh creates and rna mains GIS reaps and data for its own use. They may show the
approximate relative location of properly, boundaries and other feature iron a variety of sources.
These nrap(s)idatasets are provided for ;nfornration purposes etrly and may not be suf(crent or
appropriate for legal engineering, or swveying purposes. Thay are provided 'AS -IS' w hout
warranties of any kind and the City of Oshkosh assumes no liability for use or nrisuse.
N
t in = 0,19 on
1 in = 1,000 It
Printing Date: 1/16/2013
Prepared by: City of Oshkosh, WI
e
OJHKOJH
ON THE WATER
3
Q i
/� /
:cccccc cc:.:.:r c:cc�
Legend
TID #26 Boundary
City Limits
County Airport Runways
Proposed Land Use
AGRICULTURE
GOVERNMENT
INDUSTRIAL
INFRASTRUCTURE
®SCHOOL
SINGLE-FAMILY
® VACANT LAND
f) /')f) i,if)f)f) ^1f
__ A
The City of Oshkosh aeates and maintains CIS maps and data for its own use. They may show the
approximate relative location of property, boundaries and other feature trom a variety of source,,
These map(s)idataseL are provided for Information iwrpases cnhy and may not be sufficient or
appropriate for legal, engineering, Cr swaeyilw purposes. They are provided AS -IS " vrrthout
warranies of any kind and the City of Oshkosh assumes no liabT ty for use or misuse,
tin=0.19mi
1 in = 1,000 ft
Printing Date: 1/16/2013
Prepared by: City of Oshkosh, WI
e
O.fHKOJH
ON TIE WATER
Appendix D
Notice of Public Hearing
Publish as a Legal on January 25 & 28
NOTICE OF PUBLIC HEARING
BEFORE THE CITY OF OSHKOSH PLAN COMMISSION
Tuesday, February 5, 2013
4:00 pm, Room 404
City Hall, Oshkosh, WI
The Plan Commission will hear public comments on the designation of boundaries and
Project Plan for a proposed Tax Incremental District # 26 Aviation Business Park.
The primary purpose in creating the district is to promote industrial development within
the district.
The District is generally located on the southeast side of the City of Oshkosh; south of
West Ripple Avenue, north of County Road "N"/Fisk Avenue, west of County Trunk
Highway "P"/Oregon Street and east of Knapp Street.
Interested persons are encouraged to attend. The draft Project Plan will be available for
review on or about January 25, 2013. For information, call the City of Oshkosh Planning
Services Division at 920-236-5059 between 8:00 am — 4:30 pm, Monday thru Friday.
PUBLISHED: JAN. 25 & 28, 2013
25
Appendix E
Attorney's Opinion
CITY HALL
215 Church Avenue
P.O. Box 1130
Oshkosh, Wisconsin 903-1130 City of Oshkosh
O
O.fHKOJH
City Attorney's Office
Phone: (920) 236.5115
Fax: (920) 236-5106
http://www.ei.oshkos h.wi.us
January 30, 2013
Darryn Burich
Director of Planning Services
City of Oshkosh
215 Church Avenue
Oshkosh, WI 54903-1130
Dear Mr. Burich:
I have reviewed the project plan for City of Oshkosh Tax Increment District # 26 Aviation Business
Park, 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 includes an
economic feasibility study, a detailed list of estimated project costs, and a description of the
method of financing all estimated project costs, and the time when the costs are to be incurred.
The plan contains maps of existing and proposed uses and zoning of the real property in the
district and a map showing proposed improvements in the district. The plan further shows that the
district will promote the orderly development within the City, which is consistent with the City's
Comprehensive Plan (Master Plan), building codes and other city ordinances in relation to project
elements and indicates that there are no proposed changes to the Comprehensive Plan, zoning or
other ordinances expected as a result of the creation of this District.
Upon adoption of the project plan by the Plan Commission and their submission to the City
Council, all requirements of Section 66.1105(4)(f), Wisconsin Statutes, shall be complete and it is,
therefore, my opinion that the project plan attached hereto is complete and complies with Sec.
66.1105, Wis. Scats.
Sincerely,
CITY OF OSHKOSH
Lynn A. Lorenson
City Attorney
LL/cm
"" 26
Appendix F
Section 30-30 Zoning Ordinance M-3 General
Industrial District Provisions
City of Oshkosh
SECTION 30-30
(A) Permitted Uses
M-3 GENERAL INDUSTRIAL DISTRICT
Municipal Code
Revised 12/31/09
(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
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.
City of Oshkosh
Chapter 30 — Page 78
Municipal Code
27
City of Oshkosh
(1) Front Yard Setback: Thirty (30) feet minimum.
Municipal Code
Revised 12/31/09
(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 afterthe
effective date of this Ordinance.
City of Oshkosh Chapter 30 — Page 79 Municipal Code
28
Appendix G
Plan Commission/Public Hearing Minutes
EXCERPT- PLAN COMMISSION MINUTES
February 5,2013
PRESENT: David Borsuk, Ed Bowen, Jeffrey Thorns, Thomas Fojtik, John Hinz, Steve Cummings,
Kathleen Propp, Donna Lohry, Robert Vajgrt, Karl Nollenberger
EXCUSED: none
STAFF: Darryn Burich, Director of Planning Services; David Buck, Principal Planner; Steve
Gohde, Assistant Director of Public Works; Allen Davis, Director of Community
Development; Steven Schwoerer, City Assessor; Deborah Foland, Recording Secretary
III. PUBLIC HEARING ON PROPOSED CREATION OF TAX INCREMENT DISTRICT
#26 AVIATION BUSINESS PARK: DESIGNATION OF BOUNDARIES AND
APPROVAL OF PROJECT PLAN
TID #26 is being proposed to facilitate the creation of a new industrial park on the City's southeast
side adjacent to Wittman Regional Airport. The new 82 acre industrial park will be named the
Aviation Business Park with the intent of marketing the park for aviation related industry due to
proximity and direct access to the airport facility.
The Project Plan includes a statement listing the kind, number, and location of proposed
improvements. It contains an economic feasibility study, a detailed list of estimated project costs and
timing of those costs as well as a method of financing. The Project Plan identifies various district costs
with the majority of costs going into physical development of public infrastructure within the park
estimated at approximately $4.5 million.
Mr. Cummings left at 4:55 pia.
Mr. Buck presented the item and reviewed the site and surrounding area and the details of the project
plan. He described how the public improvements would be handled and reviewed the site plan for the
proposed business park. He stated that the land use was consistent with the Comprehensive Plan and
discussed the job creation that would be generated due to the development of the industrial park.
Mr. Borsuk inquired what the area was designated for as far as land use in the Comprehensive Plan.
Mr. Burich responded that the area was designated for manufacturing use from the area of the
proposed industrial park and to the south with the only residential area being located to the east. This
was reflected in the current and previous Comprehensive Plans.
Mr. Borsuk commented that the area had been designated for manufacturing use since the 1990's.
Mr. Thorns questioned if anything had changed since the 90's that would cause concerns such as
limitations on height of buildings near the airport.
Mr. Burich indicated that it was rated as an Air Three zone and prohibited new residential uses in this
area however height limitations were not significant.
Mr. Fojtik inquired what type of uses would be allowed in the district.
Plan Commission Minutes
February 5,2013
29
Mr. Buck responded that the district would have an M-3 General Industrial District zoning
classification with a planned development overlay.
Mr. Fojtik questioned if the area would be limited to airport industry uses only.
Mr. Bunch replied that it would not and that it may develop slower than normal industrial parks
however there is a demand and necessity for industrial lands adjacent to the airport.
Mr. Thorns commented that he thought it sounded similar to a deal that Winnebago County recently
turned down.
Mr. Bunch indicated that the land area is being brought into the city and will be going to the Common
Council for action on annexation at their next meeting.
Mr. Thorns questioned if the access for the runway would be going through County property.
Mr. Bunch responded affirmatively.
Ms. Propp commented that the numbers in the project plan were smaller than she anticipated.
Mr. Bunch indicated that it was due to the fact that the land was valued as agricultural lands and thus
significantly reduced in value to this agricultural use exemption.
Mr. Bowen commented that Red Oak Court was a residential island in the Town of Nekimi and
questioned if the approval for this subdivision came through the extraterritorial process of review.
Mr. Bunch replied that he did not know as it was developed prior to his employment with the City but
it could not be replicated now as the recommended land use plans for the area surrounding it are
manufacturing uses only.
Mr. Bowen commented that we should be sensitive to the property values of the residential uses in this
area and could consider relocating the detention basin planned for the industrial park as well as being
aware of the residential uses when developing the park.
Mr. Fojtik opened the public hearing for comment at 5:07 pm.
John Terzynski, Red Oak Court, stated that when he purchased his property he was concerned with
good neighbors and he felt the detention basin should be turned to buffer the residents on Red Oak
Court. He further stated that homes were built and lot layouts were changed afterward and the City has
created a residential island in this area. He was looking for neighbors who will respect their properties
and property values and the industrial park will not be attractive and he would like to see large buffers
protecting their residences. The City is moving into their neighborhood and pushing too much into this
area and heavy industrial uses without restrictions are not good for the residents on Red Oak Court.
He felt that bike paths and sidewalks should be installed with green space as a component. He voiced
his concerns with more traffic in their neighborhood and commented on the number of business
buildings that existed within the city that are unoccupied.
Larry Last, 3827 Red Oak Court, questioned if the city has purchased the property and stated that an
aviation park is not a good business venture at this time. He also questioned if the property has been
Plan Commission Minutes
February 5, 2013
30
annexed into the city and suggested that more research be done on it. He stated his concerns with what
kind of provisions would be made to mitigate noise and garbage issues, etc. and that it would change
their rural lifestyle. The airport was there when he bought his house but he felt their residential uses
needed some protection.
Mr Bowen left at 5: 18pm.
Allen Davis, Director of Community Development, stated that the City and County have accepted
offers which would be proceeding to the Common Council at the end of February or the beginning of
March and the annexation of the lands was in progress now.
William Schumacher, 253 Brenland Road, stated that he built his house 25 years ago when the area
was rural and he moved out there to get away from the noise, flooding, and other problems in the city.
He felt the plans coming about now were frustrating and questioned where the road coming off of
Oregon Street extending to the west would be located.
Mr. Buck responded that the road would be going through an area that is currently farm land.
Mr. Schumacher then stated he had concerns with being annexed into the city.
Mr. Bunch explained the process of attachments according to the boundary agreement with the City
and the Town of Nekimi which entails a ten year delay to attach a property to the City when 70% of
the surrounding lands are within the City for certain sections of the Town.
Mr. Schumacher commented that there were water problems in this area and displayed the area on the
map where the water flowed when flooding occurred. He questioned if it will go into the detention
basin in the proposed industrial park and if it will be capable of containing it. He also voiced his
concerns with noise, lights, and traffic issues and commented that he was disappointed in these
developments. He felt the expansion area was disturbing and the layout for the perimeter of the airport
had changed. He questioned if the City was going to buy out their properties to the east of the
industrial park and felt that a berm could be considered to protect their residences. He also commented
about his taxes going up and flooding concerns.
Mr. Davis indicated that the storm water would all be directed to the detention basin which will control
the runoff and direct it toward Ripple Road therefore not flooding any neighboring properties. The
planned development overlay zoning designation will allow development to be reviewed by the Plan
Commission and Common Council at which time adjacent property owners concerns could be
addressed.
Mr. Thorns inquired if any considerations were given to protect the housing subdivision
Mr. Davis responded that the detention basin's location was based on the topography of the area and its
planned location was the low point in said area.
Mr. Thorns also inquired if the industrial park gets planned as an overall property or is it reviewed and
approved as each development comes in.
Mr. Davis replied that the City has no developments planned for the park at this time and the only
improvements we are aware of are shown on the map. The detention basin needs to be located as far
Plan Commission Minutes
February 5, 2013
31
as possible from the airport and the road is the only other improvement to be done by the City. There
are no specifications on design or green space at this time.
Mr. Thorns felt that the City should look at laying out boundaries of the district rather than wait until
development comes along to deal with it.
Ms. Lohry questioned what the distance was from the cul-de-sac on Brenland Road to the proposed
industrial park.
Mr. Davis responded that the proposed industrial park would be approximately 1700 feet from Oregon
Street therefore about 400 feet from the cul-de-sac.
Ms. Lohry commented that something needs to be done to provide a buffer area for the residential
uses.
Mr. Davis replied that there is a well established tree line in this area as well as wetlands present on the
site.
Mr. Hinz questioned if the County owns the land to the west of the proposed industrial park, how much
input will the City have on it.
Mr. Davis indicated that the County would require the City's approval for a conditional use permit for
proposed uses in this area.
Terry Wesenberg, south of Brenland Road, questioned who was going to maintain the property while
waiting for it to be developed.
Mr. Bunch responded that some industrial park land is typically leased for farming purposes before
development occurs depending on the circumstances.
Marty Waite, 4601 Oregon Street, stated he owns property to the south of the proposed industrial park
area and the water issues discussed previously extend to the south as well.
Sheree Zellner, 3669 Oregon Street, commented that the neighborhood used to be quiet and now they
are surrounded by industrial uses and described some of the businesses located in the area. She further
stated that the original aviation plan was to be utilized for aviation purposes however the industries that
have moved into the area are not aviation related. She also voiced her concerns with traffic flow and
Oregon Street going from four lanes to two lanes near their house and what is going to happen to the
road situation with more traffic in the neighborhood. She felt there were safety issues to be addressed.
Bart Brouillette, 3891 Red Oak Court, stated that lie had some of the same concerns as his neighbors
and assumed their properties will be annexed into the city eventually.
Eric Dvorachek, 3843 Red Oak Court, stated that he did not receive a notice about the proposed TID
district and that he heard about it from one of his neighbors. He commented that the city shouldn't
wait until development happens to plan on being good neighbors.
Linda Schumacher, 253 Brenland Road, stated that she was concerned with the water flow from this
development as flooding was an issue in this area and the factories and additional roadway will make
the flooding issues worse. She questioned if the City would be paying for damages if her basement
Plan Commission Minutes February 5, 2013
32
floods and stated her concerns about her well. She also commented about the workers that would be
employed at these establishments and where they would be going during lunch and if they would be
trespassing on residential properties in the area. She felt that since there could be 1500 workers on this
site, that safety issues should be a concern. She also commented that she didn't get a meeting notice
regarding this either and she thought this area was to remain residential.
Mr. Fojtik closed the public hearing at 5:50 pm.
Mr. Thorns questioned if each development would be required to have detention basin facilities.
Mr. Bunch responded that in industrial parks there is a regional detention basin that serves the entire
park and runoff from each individual site need to be directed to the basin.
Mr. Thorns then questioned how we know if the basin is going to adequately handle all the storm water
runoff from each site.
Mr. Gohde replied that an assumption is made based on the amount of buildable area and each
development is allowed to pave areas based on a percentage of that and further described the process of
how this is calculated.
Mr. Thorns commented that the Commission needs to look at if this is appropriate land use and not the
financial end of this proposal but stated that he was disappointed by the way industrial parks are
developed. He felt the City should strategically develop topography before properties are sold and
developed as it would allow the development to flow better with the surrounding area. He also
commented that he had issues with using a large amount of general obligation debt for this project.
Ms. Lohry questioned how the 80 acres of land in the proposed industrial park will be divided.
Mr. Bunch responded that in most industrial parks the area is left as one large parcel until lots are sold
for development.
Ms. Lohry then questioned if the City could make the area into a park while waiting for the area to be
developed.
Mr. Bunch indicated that this would add significant costs to the debt for this project and it is all site
graded currently and engineering sites prior to development beginning would not be practical. The
planned development overlay will help control what is developed on these lands and the basic
perimeters are laid out only at this time.
Mr. Nollenberger commented that there could be design standards added for landscaping for proposed
industrial parks.
Mr. Borsuk stated that the Commission should be considering if this is a good plan and if it is
consistent with the City's Comprehensive Plan and there would be time to consider other details at a
later date. The industrial park has covenants and could develop additional covenants if necessary and
hopefully will have aviation industry business willing to develop these sites.
Motion by Borsuk to approve Tax Increment District #26 Aviation Business Park designation of
boundaries and approval of the project plan.
Seconded by Vcjgrt. Motion carried 8-0.
Plan Commission Minutes
February 5, 2013
33
Mr. Hinz commented that the planned development overlay gives the city a lot of control over future
development and approval of the boundaries and project plan for the district is basic planning at this
point and new residential uses in this area is not an option near the airport.
Ms. Lohry stated that she would support this request with reservations as she felt it was time to start
looking at plans with a more aesthetic view.
Mr. Thorns commented that staff needs to start taking things such as design standards into
consideration regarding neighboring properties and the approval of the industrial park without more
specific guidelines leaves most decisions for future Plan Commission members to undertake.
Mr. Fojtik stated that the Commission can look at other industrial park areas in the city when
considering future development plans for this area.
There being no further business, the meeting adjourned at approximately 6:08 pm. (Vajgrt/Hinz)
Respectfully submitted,
Darryn Bunch
Director of Planning Services
Plan Commission Minutes
February 5, 2013
34
Appendix H
Common Council Creation Resolution
FEBRUARY 26,
2013
13-105
RESOLUTION
(CARRIED
7-0 LOST
LAID OVER
WITHDRAWN_,
PURPOSE: APPROVE TAX INCREMENT DISTRICT NO. 26 PROJECT
PLAN; DESIGNATE TAX INCREMENT DISTRICT NO. 26
BOUNDARIES; CREATE TAX INCREMENT DISTRICT NO. 26
AVIATION BUSINESS PARK
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. 26 Aviation Business Park; and
WHEREAS, the City of Oshkosh Plan Commission has prepared and adopted a
project plan for Tax Increment District No. 26 Aviation Business Park, 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. 26 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. 26 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
35
FEBRUARY 26, 2013 13-105 RESOLUTION
CONTD
WHEREAS, the City of Oshkosh Plan Commission affirms the following per the TID
No. 26 Project Plan:
1) The district is an industrial TID.
2) The improvements contemplated in TID #26 Aviation Business Park, are likely to
significantly enhance the value of substantially all real property in TID #26.
3) Not less than 50% of the real property within TID #26 is suitable for industrial
development and zoned for industrial uses.
4) Implementation of this Project Plan is consistent with the City's 2005
Comprehensive Plan and its associated amendments and additions.
5) Project costs associated with implementing this project plan are consistent with the
purpose for which the District was created.
6) The equalized value of taxable property of the district plus all existing districts does
not exceed 12% 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. 26 Aviation Business
Park, 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. 26 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. 26 Aviation Business
Park.
BE IT FURTHER RESOLVED that TID No. 26 is an industrial district.
BE IT FURTHER RESOLVED that the improvements contemplated in TID No. 26
Aviation Business Park, are likely to significantly enhance the value of all real property in
TID No. 26.
BE IT FURTHER RESOLVED that the value of equalized, taxable property in TID
No. 26, together with all other established Tax Incremental Districts, does not exceed 12%
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
#26 is suitable for industrial uses within the meaning of 66.1101, Wis. Stats., and has been
zoned for industrial uses.
BE IT FURTHER RESOLVED that all property within TID #26 is zoned for industrial
use and will remain zoned for industrial uses for the life of TID #26.
36
FEBRUARY 26, 2013 13-105 RESOLUTION
CONTD
BE IT FURTHER RESOLVED that all property within TID #26 was not within the City
boundaries on January 1, 2004 and said property was voluntarily attached to the City in
2013 pursuant to an adopted Cooperative Plan between the City and Town of Nekimi as set
forth in Section 66.0307, Wis. Stats., and approved by the Wisconsin Department of
Administration, that identifies areas within the Town of Nekimi as expansion areas to attach
to the City of Oshkosh.
BE IT FURTHER RESOLVED that the project costs are consistent with the
purposes forwhich the Tax Incremental District is created with the primary objective being
to provide improvements necessary to facilitate the creation and development of an
industrial park promoting aviation related industrial development within TID #26.
37
"EXHIBIT A"
TIF 26 AVIATION BUSINESS PARK
LEGAL DESCRIPTION
A PARCEL OF LAND CONTAINING ALL OF THE WEST % OF THE NORTHEAST'<AND
PART OF THE SOUTHEAST', OF THE NORTHEAST'/ OF SECTION 11, TOWNSHIP
17 NORTH, RANGE 16 EAST, 14TH WARD, CITY OF OSHKOSH, WINNEBAGO
COUNTY, WISCONSIN BOUNDED AND DESCRIBED AS FOLLOWS: BEGINNING AT
THE NORTH ''% CORNER OF SECTION 11, TOWNSHIP 17 NORTH, RANGE 16 EAST;
THENCE SOUTH 89°27'34" EAST, 1,310.03 FEET ALONG THE NORTH LINE OF SAID
QUARTER LINE; THENCE SOUTH 00°23'14" WEST, 1,979.99 FEETALONG THE EAST
LINE OF THE WEST Y2 OF SAID NORTHEAST %; THENCE SOUTH 89°16'44" EAST,
112.87 FEETALONG THE NORTH LINE OF THE SOUTH Y2 OF THE SOUTHEAST 'A OF
THE NORTHEAST %; THENCE SOUTH 00°27'38" WEST, 660.11 FEET TO A POINT ON
THE SOUTH LINE OF NORTHEAST Y< OF SAID SECTION 11; THENCE NORTH
89°13'07" WEST, 1,419.40 FEET ALONG SAID SOUTH LINE OF NORTHEAST ''% OF
SAID SECTION 11 TO THE CENTER OF SAID SECTION 11; THENCE NORTH 00°19'43"
EAST, 2,634.51 FEET ALONG THE WEST LINE OF THE NORTHEAST 'A OF SAID
SECTION 11 TO THE POINT OF BEGINNING. SAID PARCEL CONTAINS 3,525,537
SQUARE FEET OR 80.9352 ACRES, MORE OR LESS.
38
Legend
TID #26 Boundary
City Limits
County Airport Runways
WJ,vYJJ r.fUpc.sf +( h is lIid.�rJ t,/ `I
The City of Oshkosh creats and main' G1S maps aid data fonts own use. They mayshaw the
approa^a?a rela5ve tocac, of popai tc ndanes and other oatura from a vaderp of source=_
These mags)katasets are Wded fer Inlormara pu aes only and may not be sufikkxnt or
appopdate for Ieeat engineering, or surveying purposes. They as p.Nded •F&1SsAAou1
warranties of any kind and the City d Oshkosh assumes no eabtTy for use or misuse
N
tin=0.18m1
1 in = 1,000 It
Printing Date: 1/16/2013
Prepared by: City of Oshkosh, WI
OfHKOIH
wv me WATER
39
Appendix I
Joint Review Board Approval
Joint Review Board
Joint Review Board
City of Oshkosh
Resolution Approving Creation of
Tax Incremental District No. 26
Resolution 2013-01
WHEREAS, the City of Oshkosh seeks to create Tax Increment District No. 26
(Aviation Business Park, or "District"), and
WHEREAS, Wisconsin Statutes, Section 66.1105 requires that a Joint Review Board
(City of Oshkosh Joint Review Board) shall convene to review the proposal, and
WHEREAS, the Board consists of one representative chosen by the School District
(Oshkosh Area School District); one representative chosen by the Technical College District
(Fox Valley Technical College): one representative chosen by the County (Winnebago); all
of whom have the power to levy taxes on property within the District; and one representative
chosen by the City (Oshkosh) and one public member, and
WHEREAS, the Board members were selected and the first Board meeting held
within 14 days after the public hearing notice was published under Section 66.1105(4)(a) and
(e), Wisconsin Statutes, and
WHEREAS, the Board has reviewed the public record, planning documents, and the
minutes from the Plan Commission adopting the Project Plan, and the resolution passed by
the Common Council approving the creation of the District under Section 66.1105(4)(gm),
Wisconsin Statutes;
NOW, THEREFORE, BE IT RESOLVED by the Joint Review Board for Tax
Incremental District No. 26 of the City of Oshkosh that:
1) TID No. 26 is an industrial district; and
2) Not less than 50 percent of the real property within the TID is suitable for industrial sites
and has been zoned for industrial use; and
3) Improvement of the area is likely to significantly enhance the value of substantially all of
the other real property in the district; and
4) The project costs relate directly to the promotion of industrial development, consistent
with the purpose for which the tax incremental district is created; and
5) The equalized value of taxable property in TID #26 plus all existing Districts does not
exceed 12% of the total equalized value of taxable property within the City; and
6) Any real property within the TID that is found suitable for industrial sites is zoned for
industrial use and will remain zoned for industrial use for the life of the tax incremental
district; and
7) The project plan is feasible and in conformity with the City's Comprehensive Plan
ran
Joint Review Board
Resolution 2013-01
contd
BE IT FURTHER RESOLVED that the Board approves the creation of this
District.
Approved and adopted this day of , 2013.
Joint Review Board
(signatures)
Melissa Kohn
Maik Rohloff
G
William ocne
Representing
Winnebago County
Oshkosh Area School District
Fox Valley Technical College
City of Oshkosh
Public Member
41