HomeMy WebLinkAbouttid-27-project-plan-7-9-14Table of Contents
PlanSummary..............................................................................................................................................1
Introduction..................................................................................................................................................2
Purpose.........................................................................................................................................................2
Proposal........................................................................................................................................................3
Boundaries/Legal Description.....................................................................................................................4
Nameof District...........................................................................................................................................5
CreationDate...............................................................................................................................................5
Project Costs and Improvements.................................................................................................................5
Methodof Financing....................................................................................................................................7
Master Plan, Zoning, Building and Other Code Considerations.................................................................7
Economic Feasibility/Expectation for Development...................................................................................8
Promotion of Orderly Development............................................................................................................8
ProposedUses..............................................................................................................................................9
Non -Project Costs........................................................................................................................................9
Relocation....................................................................................................................................................9
Findings........................................................................................................................................................9
Tables
Table 1 Estimated Project Costs..................................................................................................................6
Table 2 Estimated Annual Increment........................................................................................................11
Table 3 Estimated Tax Increment by Jurisdiction.....................................................................................12
Appendices
AppendixA
— Project Expenditures..........................................................................................................13
Appendix B
— Tax Incremental Financing Application.............................................................................14
Appendix C
— Project Maps:
Boundaries.........................................................................................................................23
Parcel Identification.......................................................................................
24
ProposedImprovements.....................................................................................................26
Existing/Proposed Zoning..................................................................................................27
ExistingLand Use..............................................................................................................28
ProposedLand Use............................................................................................................29
Appendix D
—Notice of Public Hearing....................................................................................................30
AppendixE
- Attorney's Opinion.............................................................................................................31
Appendix F
— Section 30-28 Zoning Ordinance M-1 Light Industrial District Provisions .......................32
Section 30-30 Zoning Ordinance M-3 General Industrial District Provisions ..................35
Appendix G
— Plan Commission Public Hearing/Minutes of June 17, 2014 .............................................37
Appendix H
— Common Council Creation Resolution — July 8, 2014 ......................................................41
Appendix I —
Joint Review Board Approval July - 15, 2014.........................................................................
i
TAX INCREMENTAL DISTRICT #27
PROJECT PLAN
CITY OF OSHKOSH
ADOPTED BY THE PLAN COMMISSION
June 17, 2014
ADOPTED BY THE COMMON COUNCIL
July 08, 2014
ADOPTED BY THE JOINT REVIEW BOARD
XX XXXX, 2014
11[ULIflsEWPJWS
PLANNING SERVICES DIVISION
July 2014
Plan Summary — City of Oshkosh
Tax Incremental District # 27 Project Plan
District Name:
City of Oshkosh Tax Incremental District #27 North Main Street Industrial TID
TID Type:
Industrial
Purpose:
To facilitate the creation and development of regional stormwater management
for the North Industrial Park that will promote the increased ability of industrial
development and expansion by minimizing the amount of onsite stonmvater
retention needs for individual parcels in the industrial park. Additionally, the
TID will provide for the retention/creation ofjobs within the community by
helping to support redevelopment and expansion to Bemis Healthcare Packaging,
Inc. (Perfecseal) at 3500 North Main Street.
Max. Life of TID:
20 Years
Location: Northeast side of the City of Oshkosh; south of East Snell Road, north of West
Fermin Avenue, east of State Trunk Highway 76/Jackson Street and west of the
Fox River Valley Railroad.
Size: Approximately 231 acres
Estimated District
Base Value: $42,084,700
Estimated District
Value at Closure: $69,383,255
Estimated Future
Increment Value: $9,960,655
Proposed Costs: Approximately $6.4 million not including financing. $4.2 million for public
improvements related to public infrastructure including storm sewer, stormwater
detention basins, relocation of utilities, and improvements to waterways. $2
Million to be provided in PAYGO financing to assist a $25 million industrial
expansion project. $225,000 for administration costs related to the creation and
implementation of this project plan.
Project Financing: $4.4 million borrowing program including financing, utilizing general obligation
notes and/or revenue bonds.
Economic Feasibility: Based on planned expenditures and revenue levels, all costs of the TID will be
paid off by the end of 2034, the 20th year and the district will be dissolved.
Beginning in 2034, 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. 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 of project activities.
Under Tax Incremental Financing, the tax increment generated from private investment in a TID
is applied entirely to 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
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 will 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.
The purpose of this TID is two -fold to achieve two important community economic development
goals. One is the construction of public utility improvements to assist and encourage new
industrial development, redevelopment and expansion of businesses in the industrial park area by
reducing or eliminating expenses associated with implementing onsite storm water management
(i.e. retention ponds) in favor of more regional stormwater management facilities which the City
now routinely incorporates into all the new industrial and business parks. This is a great benefit
to existing industrial users because the North Industrial Park was developed at a time before
many of the more modern stormwater regulations were promulgated. Current stormwater
regulations can require significant areas to be devoted to stormwater management.
Consequently, many of the developments in the North Industrial Park have already been
intensely developed and thus potentially constrained from future growth by these stormwater
requirements. The new regional stormwater basins will alleviate some of these onsite needs thus
allowing more expansion and development capability within the North Industrial Park area.
The second immediate benefit of this TID is to provide financial assistance to Bemis Healthcare
Manufacturing, Inc. (Perfecseal) at 3500 North Main Street to construct a 110,000 square foot
plant addition. The purpose of the plant addition is to increase current manufacturing capability,
primarily by expanding the clean room converting operation and adding clean warehouse space.
The estimated cost of public stormwater improvements directly assigned to the TID is $4.2
million and includes land acquisition, upgrading and relocating water and sewer utilities,
construction of three regional stormwater detention basins and maintenance of navigable
waterways that directly affect stormwater capacity. Additional stormwater improvements
directly related to the TID's implementation but outside the boundaries of the TID are estimated
at $1.73 million.
The cost of the Bemis Healthcare Manufacturing, Inc. (Perfecseal) facility addition is estimated
at a $25 million investment, broken down to $15 million in building expansion costs and $10
million for equipment. In exploring options related to developing and expanding its clean room
capabilities, Bemis has considered numerous other locations and has narrowed that list down two
locations; Oshkosh and Monterrey, Mexico. Both are cities in which Bemis has corporate
locations and could facilitate the clean room expansion. Bemis has analyzed the financial
aspects of an Oshkosh versus Monterrey expansion and has found that there are lower
construction ($5 million in construction) and operating costs (salary and wages) in Mexico
versus Oshkosh and are requesting financial assistance via the TID through PAYGO funding to
offset these differences and promote the expansion and retention of operations in Oshkosh. The
PAYGO would help to retain 161 jobs currently at the plant and through the expansion would
add an estimated additional 161 positions over the next 3-5 years. The average salary for the
added positions' is expected to be $53,000 excluding benefits. Please see the attached TID
application in Appendix B for more information about the request.
The proposed Tax Incremental District generally overlays the boundaries of Oshkosh's North
Industrial Park and will be located on the northeast side of the City of Oshkosh; south of East
Snell Road, north of West Fernau Avenue, east of State Trunk Highway 76/Jackson Street and
west of the Fox River Valley Railroad. The Tax Incremental District will be approximately 231
acres in size. The Proposed Boundary Map is in Appendix C on page 23.
Proposal
Create a Tax Incremental District to facilitate development of the North Industrial Park to pay
for land acquisition, infrastructure construction and improvements, professional services and
administrative costs, as well as to assist with the construction of a plant addition to Bemis
Healthcare Manufacturing, Inc (Perfecseal) through PAYGO.
Boundaries/Legal Description
ALL OF CERTIFIED SURVEY MAP (CSM) NO. 1578 OF WINNEBAGO COUNTY RECORDS; ALL OF CSM
NO. 1720 WINNEBAGO COUNTY RECORDS; ALL OF CSM NO. 1721 WINNEBAGO COUNTY RECORDS;
ALL OF CSM NO. 1728 WINNEBAGO COUNTY RECORDS; ALL OF CSM NO. 2008 WINNEBAGO
COUNTY RECORDS; ALL OF CSM NO. 2154 WINNEBAGO COUNTY RECORDS; ALL OF CSM NO. 2199
WINNEBAGO COUNTY RECORDS; ALL OF CSM NO. 2221 WINNEBAGO COUNTY RECORDS; ALL OF
CSM NO. 3585 WINNEBAGO COUNTY RECORDS; ALL OF CSM NO. 3586 WINNEBAGO COUNTY
RECORDS; ALL OF CSM NO. 4108 WINNEBAGO COUNTY RECORDS; ALL OF CSMNO.
WINNEBAGO COUNTY RECORDS; LOT 2 OF CSM NO. 5456 WINNEBAGO COUNTY RECORDS; ALL OF
CSM NO. 5512 WINNEBAGO COUNTY RECORDS; ALL OF CSM NO. 6255 WINNEBAGO COUNTY
RECORDS; ALL OF LOTHE ACRES PLAT AND ASSOCIATED VACATED RIGHTS -OF -WAY; PART OF
LOT 4 OF WINDSOR GREEN SUBDIVISION; PART OF LOT I OF THE FIRST ADDITION TO WINDSOR
GREEN SUBDIVISION; PART OF W. FERNAU AVENUE; ALL OF E. FERNAU AVENUE; PART OF N.
MAIN STREET; ALL OF MOSER STREET; PART OF JACKSON STREET (STATE HIGHWAY 76); PART OF
W. SNELL ROAD; PART OF E. SNELL ROAD; ALSO PART OF THE NORTHWEST /4, PART OF THE WEST
%z OF THE NORTHEAST'/4 AND PART OF THE NORTH 'A OF THE SOUTHWEST''/4 ALL IN SECTION 1,
TOWNSHIP 18 NORTH, RANGE 16 EAST; ALSO PART OF EAST 'A OF THE NORTHEAST %4 OF SECTION
2, TOWNSHIP 18 NORTH, RANGE 16 EAST; ALSO PART OF THE SOUTH 'A OF THE SOUTHWEST'/4 OF
SECTION 36, TOWNSHIP 19 NORTH, RANGE 16 EAST, LOCATED IN THE TWELFTH AND FIFTEENTH
WARDS, CITY OF OSHKOSH, WINNEBAGO COUNTY, WISCONSIN BOUNDED AND DESCRIBED AS
FOLLOWS:
BEGINNING AT THE NORTH QUARTER CORNER OF SECTION 1, TOWNSHIP 18 NORTH, RANGE 16
EAST; THENCE NORTH 89°28'01" EAST, 363.38 FEET, ALONG THE NORTH LINE OF SAID SECTION 1,
TOWNSHIP 18 NORTH, RANGE 16 EAST; THENCE SOUTH 00°34'21" EAST, 258.00 FEET; THENCE
NORTH 89°28'01" EAST, 465.42 FEET, TO A POINT OF A CURVE, ALSO BEING THE WESTERLY
RAILROAD RIGHT-OF-WAY LINE OF WISCONSIN CENTRAL RAILROAD; THENCE 475.26 FEET
ALONG A CURVE ALSO BEING SAID WESTERLY RAILROAD RIGHT-OF-WAY, CONCAVE TO THE
SOUTHEAST HAVING A RADIUS OF 2,697.12, WHOSE CHORD BEARS 07°37'22" WEST, 474.65 FEET;
THENCE SOUTH 01°5841" WEST, 1,915.24 FEET ALONG SAID WESTERLY RAILROAD RIGHT-OF-WAY
TO A POINT ON THE SOUTH LINE OF THE NORTH 'A OF SAID SECTION 1; THENCE SOUTH 89°52'37"
WEST, 676.16 FEET ALONG SAID SOUTH LINE TO THE CENTER OF SAID SECTION 1; THENCE SOUTH
00°38' 16" EAST, 1,031.81 FEET ALONG THE EAST LINE OF THE WEST 'A OF SAID SECTION 1 TO A
POINT ON THE SOUTH RIGHT-OF-WAY LINE OF E. FERNAU AVENUE; THENCE SOUTH 88°55'01"
WEST, 2,599.30 FEET ALONG THE SOUTH RIGHTS -OF -WAY LINES OF E. AND W. FERNAU AVENUES
TO A POINT ON THE EAST RIGHT-OF-WAY LINE OF JACKSON STREET (STATE HIGHWAY 76);
THENCE NORTH 00°28' 13" WEST, 370.82 FEET ALONG SAID EAST RIGHT-OF-WAY LINE OF JACKSON
STREET (STATE HIGH WAY 76); THENCE NORTH 88°57'05" EAST, 619.39 FEET TO A POINT ON THE
WEST LINE OF LOT 2 OF CSM NO. 5456; THENCE NORTH 00°33'21" WEST, 496.11 FEET ALONG SAID
WEST LINE OF LOT 2 OF CSM NO. 5456 TO THE NORTHWEST CORNER OF SAID LOT 2; THENCE
NORTH 88°55'40" EAST, 624.32 FEET ALONG THE NORTH LINE AND EXTENDED NORTH LINE OF
SAID LOT 2 TO A POINT ON THE WEST RIGHT-OF-WAY LINE OF N. MAIN STREET; THENCE NORTH
00°37'04" WEST, 165.45 FEET ALONG SAID WEST LINE OF N. MAIN STREET TO A POINT ON THE
SOUTH LINE OF THE NORTH %A OF SAID SECTION I; THENCE NORTH 00°31'40" WEST, 665.16 FEET
ALONG SAID WEST LINE OF N. MAIN STREET; THENCE SOUTH 88°55'40" WEST, 561.43 FEET;
THENCE NORTH 00°30'55" WEST, 293.48 FEET TO THE SOUTHEAST CORNER OF LOT 2 OF CSM NO.
2199; THENCE SOUTH 88°58' 15" WEST, 764.31 FEET ALONG THE SOUTH AND EXTENDED SOUTH
LINE OF SAID LOT 2 OF CSM NO. 2199 TO A POINT ON THE WEST RIGHT-OF-WAY LINE OF JACKSON
STREET (STATE HIGHWAY 76); THENCE NORTH 00°26'03" WEST, 359.70 FEET ALONG SAID WEST
LINE OF JACKSON STREET (STATE HIGHWAY 76) TO A POINT ON THE SOUTH LINE OF THE
NORTHEAST' /4 OF THE NORTHEAST %4 OF SECTION 2, TOWNSHIP 18 NORTH, RANGE 16 EAST;
THENCE NORTH 00°29'22" WEST, 980.93 FEET ALONG SAID WEST RIGHT-OF-WAY LINE OF JACKSON
STREET (STATE HIGHWAY 76); THENCE NORTH 89°32'57" EAST, 91.69 FEET TO A POINT ON THE
EAST RIGHT-OF-WAY LINE OF JACKSON STREET (STATE HIGHWAY 76) AND WEST LINE OF LOT 1
OF CSM NO. 6255; THENCE NORTH 01°44'49" WEST, 394.89 FEET ALONG SAID WEST AND EXTENDED
WEST LINE OF CSM NO. 6255; THENCE NORTH 89°I0'56" EAST, 258.02 FEET ALONG THE NORTH
RIGHT-OF-WAY LINE AND EXTENDED NORTH RIGHT-OF-WAY LINE OF W. SNELL ROAD TO A
POINT ON THE WEST LINE OF LOT 1 OF THE FIRST ADDITION TO WINDSOR GREEN SUBDIVISION;
THENCE SOUTH 01°27'09" EAST, 14.59 FEET ALONG SAID WEST LINE OF LOT I OF THE FIRST
ADDITION TO WINDSOR GREEN SUBDIVISION TO A POINT ON THE NORTH RIGHT-OF-WAY LINE OF
W. SNELL ROAD; THENCE NORTH 89°07'55" EAST, 103.12 FEET ALONG THE NORTH LINE OF SAID
NORTH RIGHT-OF-WAY LINE OF W. SNELL ROAD TO A POINT ON THE EAST LINE OF LOT 1 OF THE
FIRST ADDITION TO WINDSOR GREEN SUBDIVISION; THENCE NORTH 87°29' 18" EAST, 97.05 FEET
TO A POINT ON THE WEST LINE OF LOT 4 OF WINDSOR GREEN SUBDIVISION; THENCE NORTH
89°07'54" EAST, 93.80 FEET ALONG SAID NORTH RIGHT-OF-WAY LINE OF W. SNELL ROAD; THENCE
SOUTH 00°52'04" EAST, 7.00 FEET ALONG THE EAST RIGHT-OF-WAY LINE OF W. SNELL ROAD TO A
POINT ON THE SOUTH LINE OF SAID LOT 4 OF WINDSOR GREEN SUBDIVISION, SAID POINT ALSO
BEING A POINT ON THE NORTH RIGHT-OF-WAY OF W. SNELL ROAD; THENCE NORTH 89°07'56"
EAST, 716.73 FEET ALONG THE NORTH LINE OF W. SNELL ROAD TO A POINT ON THE EAST LINE OF
THE SOUTHWEST'/4 OF THE SOUTHWEST %4 OF SECTION 36, TOWNSHIP 18 NORTH, RANGE 16 EAST;
THENCE NORTH 88°57'17" EAST, 777.18 FEET ALONG THE NORTH LINE OF E. SNELL ROAD; THENCE
SOUTH 00°32'41" EAST, 33.00 FEET TO A POINT ON THE NORTH LINE OF SAID SECTION 1, TOWNSHIP
18 NORTH, RANGE 16 EAST; THENCE NORTH 88°57' 17" EAST, 118.50 FEET ALONG THE NORTH LINE
OF SAID SECTION 1 TO THE EXTENDED EAST LINE OF CSM NO. 5512; THENCE SOUTH 00°32'41"
EAST, 276.44 FEET ALONG THE EXTENDED EAST AND EAST LINE OF SAID CSM NO. 5512 TO THE
SOUTHEAST CORNER OF SAID CSM NO. 5512; THENCE SOUTH 88°56'55" WEST, 511.96 FEET ALONG
THE SOUTH LINE OF SAID CSM NO. 5512 TO A POINT ON THE EAST LINE OF CSM NO. 2008; THENCE
SOUTH 00°33'16" WEST, 655.75 FEET ALONG THE EAST AND EXTENDED EAST LINE OF SAID CSM
NO. 2008 TO A POINT ON THE NORTH LINE OF CSM NO. 3585; THENCE NORTH 88°57' 18" EAST, 874.22
FEET ALONG THE NORTH AND EXTENDED NORTH LINE OF SAID CSM NO. 3585 TO A POINT ON THE
WEST RIGHT-OF-WAY LINE OF MOSER STREET; THENCE NORTH 00°32' 14" WEST, 932.25 FEET
ALONG THE WEST RIGHT-OF-WAY LINE OF MOSER STREET TO A POINT ON THE NORTH LINE OF
SECTION 1, TOWNSHIP 18 NORTH, RANGE 16 EAST; THENCE NORTH 88°57' 17" EAST, 66.00 FEET
ALONG THE NORTH LINE OF SAID SECTION 1 TO THE POINT OF BEGINNING.
SAID AREA CONTAINS APPROXIMATELY 9,334,236 SQUARE FEET OR 214.284 ACRES MORE OR LESS.
Name of District
The name of the TID shall be City of Oshkosh Tax Incremental District #27 (TID #27) — North
Main Street Industrial TID.
Creation Date
The date of creation for the capture of all new taxable value created within TID #27 shall be
January 1, 2014. 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 $42,084,700 which is based on the current use of the developed land as well as the
undeveloped area within the TID boundaries.
Project Costs and Improvements
The cost of public improvements, development assistance and other project costs including
financing associated with implementing this Project Plan are estimated at approximately $8
million. Costs specifically include land acquisition, upgrading and relocation of utilities,
assistance with construction of three regional stormwater detention basins, maintenance
improvements of navigable waterways, pavement construction, and administrative costs related
to planning and engineering of improvement activities. The Proposed Improvements Map in
Appendix C on page 26 provides a general overview and area of the improvements.
Table 1 (below) 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
TID Costs
Estimated Out
of District Costs
Year
Property Assembly & Acquisition
$89,000
$157,000
2014-2015
Public Work & Improvements
including utilities, stormwater,
waterway maintenance
$4,076,855
$1,578,145
2014-2019
Development Assistance-PAYGO
$2,000,000
$0
2016-2026
Professional Service and
Administration Costs
$225,000
$0
2014-2033
Subtotal
$6,390,855
$1,735,145
2014-2033
Finance and Interest Costs
$1,600,985
NA
2014-2031
Total
$7,991,840
$1,735,145
2014-2033
Appendix A on page 12 provides a more detailed listing of the estimated public works &
improvements costs related to constructing the stormwater facilities.
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 property for redevelopment (Estimated cost $89,000).
Construction of public improvements, infrastructure and facilities are intended to develop public
infrastructure within and adjacent to the TID area to provide lands for the development of
regional stormwater detention facilities. Infrastructure development costs typically include
installation and relocation of water and sewer service, stormwater facilities, design and
construction of regional detention basins, street reconstruction and waterway dredging and
maintenance. (Estimated cost $4,076,855)
Estimated out of district costs include property assemblage, construction of public
improvements, and infrastructure that will be located outside the district boundaries, though
adjacent to the district and are not financed through increment generated by the TID. However,
these out of district improvements will provide benefit to the properties within the TID area
through increased stormwater capacity and flow. (Estimated cost $1,735,145)
Professional services and administrative costs include planning studies, legal services, surveys,
fees and other costs related to the implementation annual administration of this Project Plan.
This cost category provides for studies and survey costs as well as costs for planning and project
plan administration, including planning and legal fees, engineering fees, and financial and
special service costs. (Estimated cost: $225,000)
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 $1,600,985)
Other Development Costs — Clean Room Converting and Warehousing Expansion at Bemis
Healthcare Packaging, Inc. (DBA Perfecseal)
Bemis Healthcare Packaging, Inc. (Perfecseal) proposes to expand the existing manufacturing
footprint for Bemis Healthcare Packaging, Inc. including adding adhesive technologies (not
currently conducted at this facility) as well as an expansion of clean room converting capacity as
detailed in Appendix B on page 14. The project will essentially double the area for clean room
manufacturing capability, which will provide a competitive advantage in the medical packaging
manufacturing arena. Also included in the project is the renovation and retrofitting of the unused
building adjacent to the current facility and a 110,000 square foot building addition/expansion of
the existing facility footprint to merge the buildings into one continuous facility with goods
receipt, clean room manufacturing and shipping capabilities. The project will increase the
existing employee count of the Oshkosh converting facility from the current 161 employees to an
expected future count of roughly 321 salaried and hourly employees that will receive an average
salary of $53,000 annually excluding benefits.
Pay as you go (PAYGO) financial assistance to Bemis Healthcare Packaging, Inc. (DBA
Perfecseal) will consist of up to $2,000,000 to assist with the expansion to the existing
manufacturing footprint for clean room converting and warehousing, which is estimated to cost
$25,000,000 ($15,000,000 building expansion and $10,000,000 of equipment). Payment is
anticipated to be made up to a 10 year period or to a total of $2 million starting in 2015, the
second year of the TID creation. 75% of the increment generated by the value of new
development and the appreciation of existing development will be used for PAYGO financing
with the remaining 25% of the tax increment being used to repay the debt service incurred to
finance public improvements within the TID. Once the 10 year mark or $2,000,000 assistance
level is reached, all additional increment will be allocated to debt service repayment primarily
attributable to the public infrastructure costs.
All project expenditures are anticipated to be made within the first fifteen years of the creation
date of the District. Tax increments may be received until project costs are recovered, but for no
longer than 19 years following the creation of the TID.
Method of Financing
The project costs, including financing, fall within 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,
revenue bonds or any other method of financing approved by the Oshkosh Common Council.
Total project expenditures will be recovered through positive tax increment generated by the
proposed business expansion and other development within the TID Area.
Master Plan, Zoning, Building, and Other Code Considerations
The project elements proposed in the Project Plan conform to the objectives and
recommendations contained in the City's 2005 Comprehensive Plan, as approved by the Plan
Commission and Common Council. Specifically this TID will support the City of Oshkosh's
position as a "premier community in the Fox Valley by development and retaining a diverse mix
of employees and employment opportunities thereby enabling continued success in the local,
regional, and global economies."
The existing Industrial Park and all areas within the TID Boundaries are zoned M-3 General
Industrial District or M-1 Light Industrial District as included in Appendix F on pages 32-36.
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 in Appendix C on page 27.
Economic Feasibility/Expectations for Development
Determination of economic feasibility for the district is based on a public investment of
approximately $6.4 million. $4.4 million will be used to acquire land, construct infrastructure
improvements within and adjacent to the TID area including development of three regional
stormwater detention basins, installation and relocation of water and sewer service and other
stormwater facilities, street reconstruction and waterway dredging and maintenance. These
public improvements will act to spur development by providing stormwater capacity that
otherwise would be required to be developed privately increasing new development,
redevelopment and expansion costs possibly making them infeasible or constraining for many of
the properties within the industrial park.
$2 million is proposed to be provided through pay as you go (PAYGO) financial assistance to
Bemis Healthcare Packaging, Inc. (DBA Perfecseal) for the immediate 110,000 square foot
expansion of their facility at 3500 North Main Street, estimated at a total taxable value of $15
million when completed ($25 million in total investment), which will help to support the
district's infrastructure improvements. Other results of the expansion include the retention of
161 jobs and creation of an additional 160 jobs. The job creation will also have multiplier
impacts (based upon the principal that employment of one additional person causes ripple effects
resulting from this person's consumption of goods in the economy) distributed across other
business sectors.
The total estimated value added from the anticipated development within the district when it is
dissolved at the end of its allowed life is expected to be approximately $27.3 million which will
generate approximately $650,000 in property taxes annually. The projected value of the tax
increment over the life of the district is estimated at approximately $9.9 million.
Each major category project component (i.e. land acquisition, water and sewer utilities, regional
stormwater detention, etc.) will necessitate approval by the Common Council through the annual
Capital Improvement Program. The method of financing and the individual debt issuances will
also require Common Council approval.
Promotion of Orderly Development
The proposed district will help facilitate retention and expansion of existing permitted uses
within the district as well as promote orderly development of the City by facilitating a type and
scale of industrial development fully supportive of City planning and economic development
objectives. The subject area has been designated in the City's Comprehensive Plan as being
suitable for industrial development and the infrastructure improvements contemplated by the
TID will help to ensure that properties within the district and park can be developed to their
fullest and best use. Additionally, public improvements will be done in a regional
comprehensive and planned fashion that helps to promote orderly development of the industrial
park.
Proposed Uses
The proposed use of land within the district is for industrial sites and will remain zoned for
industrial 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 in
Appendix C on pages 28 and 29. The zoning of the TID is M-3 General Industrial District and
M-1 Light Industrial District, ensuring that industrial uses are created and development is
consistent with the districts objective and purpose.
Non -Project Costs
It is anticipated there will be no non -project costs related to implementing this Project Plan.
Relocation
No displacement and resulting relocation of persons or businesses is needed or will be
undertaken in this project. If relocation of individuals or businesses were required, it would be
carried out in accordance with applicable relocation requirements set forth by the State of
Wisconsin and/or federal regulations.
Findings and Report to the Joint Review Board
1. The district is an Industrial TID; and
2. 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 is 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 #27 plus the value increment of 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.
Since the entire area is identified as being suitable for industrial development and zoned for
industrial uses, TID #27 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 #27 is to provide the infrastructure and improvements
necessary to encourage and promote development within the existing North Industrial Park, and
within TID #27. Implementation of the Project Plan for TID #27 will significantly enhance 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 and job creation that would not have otherwise occurred without the
creation of the TID. The jurisdictions receive a share of this heightened future tax base but do
not share the fiscal risk that is taken by the City to provide activities identified in this project
plan.
The base value of the district is estimated at approximately $42,084,700 and is based on the
current usage on the parcels. The district value is estimated to exceed $69.3 million in its 20th
and final year of existence prior to being dissolved. It is estimated that the district will generate
approximately $9.9 million in tax increments over the life of the district — See Table 2 on page
11. At the current proportion of the tax rate for 2013 and assuming that the development would
not otherwise have occurred without the creation of the TID, the overlying taxing jurisdictions
would receive approximately $3.5 million for Area Schools (35.24%), $3.4 million for the City
(34.73%), $2.1 million for the County (21.43%), $750,000 for the Technical College (7.59%) —
See Table 3 on page 12.
The City's Comprehensive Plan, adopted in 2005, recommends that the City promote continued
manufacturing development and provide infrastructure to support this development. The project
costs identified in the Project Plan are all consistent with providing the amenities necessary to
develop a competitive industrial park. A detailed list of project costs is shown in Table 1 on
page 6 and in Appendix A on page 13.
Equalized value of taxable property within TID #27 plus the value increment of all existing
districts as of July 1, 2014 does not exceed 12% of the City of Oshkosh's total equalized value.
The equalized value of TID #27 of $42,084,700 plus the value increment of all existing districts
of $309,478,000 totals $351,562,700 which is 9.35% of the total municipal equalized value of
$3,759,269,500.
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TABLE 3 - Tax Increment by Taxing Jurisdiction
TID 27: North Main Street Industrial TID
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
34.730%
21.430%
35.240%
7.590%
2016
$
65,953
$
40,696
$
66,921
$
14,414
$
189,902
2017
$
132,566
$
81,799
$
134,512
$
28,971
$
381,704
2018
$
137,395
$
84,779
$
139,413
$
30,027
$
395,610
2019
$
142,274
$
87,789
$
144,363
$
31,093
$
409,656
2020
$
147,201
$
90,830
$
149,362
$
32,170
$
423,843
2021
$
152,177
$
93,900
$
154,411
$
33,257
$
438,171
2022
$
157,203
$
97,001
$
159,511
$
34,356
$
452,643
2023
$
162,279
$
100,134
$
164,662
$
35,465
$
467,259
2024
$
167,406
$
103,297
$
169,864
$
36,585
$
482,021
2025
$
172,584
$
106,492
$
175,118
$
37,717
$
496,931
2026
$
177,814
$
109,719
$
180,425
$
38,860
$
511,990
2027
$
183,097
$
112,979
$
185,785
$
40,014
$
527,200
2028
$
188,432
$
116,271
$
191,199
$
41,180
$
542,562
2029
$
193,820
$
119,596
$
196,666
$
42,358
$
558,077
2030
$
199,263
$
122,954
$
202,189
$
43,547
$
573,748
2031
$
204,759
$
126,346
$
207,766
$
44,749
$
589,575
2032
$
210,311
$
129,772
$
213,400
$
45,962
$
605,561
2033
$
215,918
$
133,232
$
219,089
$
47,187
$
621,706
2034
$
221,582
$
136,726
$
224,836
$
48,425
$
638,013
2035
$
227,302
$
140,256
$
230,640
$
49,675
$
654,483
Total
$3,459,335
$2,134,568
$3,510,135
$
756,014
$
9,960,655
NOTE: The projection shown above is provided to meet the requirements of the
Wisconsin State Statute 66.1105(4)(1)4.
Appendix A
Public Improvement
Project Expenditures
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Appendix B
Tax Incremental Financing Application
d of ,3 k f its 1; • 1. i, '-� ��_ ' .
Please complete and submit the following information to the City of Oshkosh for a more detailed review of
the feasibility of your request for Tax Incremental Financing (TIP) assistance. The application is comprised
of five parts:
1. Applicant Information
2. Project/Property Information
3. Project Narrative
4. Project Budget/Financial Information
5. Buyer Certification and Acknowledgement.
Where there is not enough space for your response or additional information is requested, please use an
attachment. Use attachments only when necessary and to provide clarifying or additional information.
The Department of Community Development (DCD) reviews all applications for TIP assistance. Failure to
provide all required information in a complete and accurate manner could delay processing of your
application and DCD reserves the right to reject or halt processing the application for incomplete submittals.
For further information please refer to the "City of Oshkosh Tax Incremental Financing Policy" document.
Legal Name: Bemis Healthcare Packaging Inc, (DBA Perfecseal)
Mailing Address: 3500 N. Main, Oshkosh, WI 54901
Primary Contact #: 920-527-7113 Cell #; 920-740-0794 E-mail: chadpyle@ymail.com FAX ": 920-527-7002
Attorney: Bemis Internal Legal Council
Legal Entity: Individual(s)_ Joint Tenants,__,__ Tenants in Common_ CorporationX
LLC Partnership— Other
If not a Wisconsin corporation/partnership(LLC, state where organized: Delaware
Will a new entity be created for ownership? Yes_ NoS_
Principals of existing or proposed corporation/partnership/LLC and extent of ownership interest.
Name: Address: Title: Interest:
Bemis Company Inc Neenah, WI
100%
Is any owner, member, stockholder, partner, officer or director of anypreviously identified entities, or any
member of the immediate family of any such person, an employee of the City of Oshkosh? YesL.. No_
If yes, give the name and relationship of the employee: ^' "
Have any of the applicants (including the principals of the corporation/partnership/LLC) ever been
charged or convicted of a misdemeanor or felony? Yes_ No X
If yes, please furnish details:
14
Overall Project Summary and Objectives: This project would expand current Bemis Healthcare Packaging manufacturing
capability, primarily by expanding our dean room converting operation as well as by adding much needed warehouse space on -site
This project meets grcxeg customer demand for our fie,ob a packaging materials, used in medical dev1ce and pharmaceutical appfxalione and produced
in a clean room environment. Project will connect our existing Oshkosh (adlity to our existing 'Semis Tape' building, directly to the south, into
one contiguous building.
Current and Proposed Uses: Current use: Clean room convecting and warehousing
future use: similar to current.
Description of End Users: Post construction, the building will be industrial use.
Property Summary:
Parcel/Lend Area: 865,490 SF
Building Area: 215,000 SF
# of Dwelling Units: NA
ofStories: 1
# of Parking Spaces: 241
Describe any zoning changes that will be needed:
None Noted
Identify any other approvals, permits or licenses (i.e. Liquor License, Health Department, etc);
City of Oshkosh building permit
Describe briefly what the project will do for the property and neighborhood:
Project entails roughly $25 million of building expansion, connecting our two adjacent buildings at 3500 N. Main.
Project will create a new customer entrance with upgraded facade.
Project includes roughly $15 million of building expansion and roughly $10 million of equipment additions.
15
rrofect umerante Date
Final Plan/Specification Preparation: AprilMay 2014
Bidding and Contracting: Ongoing - Will start upon TIF Approval
Firm Financing Approval: Internally Financed - Bemis Company
ConstructionlRehabilitation: Commencing July 2014. Estimated building completion 14-16 months
Landscaping/Site Work: Commencing July 2014 - Estimated building completion 14-16 months
Occupancy/Lease Up: N/A
Development Team
Developer:
Architect: Hoffman
Surveyor: TBD
Contractor: Hoffma
Other Members: _
Describe Team expertise and experience in developing similar projects:
Hoffman is a respected project manager in the Fox Valley.
Other current Team projects in development:
Financial ability of the applicant to complete the project:
Bemis is a Fortune 500 company with ample available capital to execute the project.
Full and part-time jobs to be created by the proposed project including estimated salary:
161 existing positions to be retained (90 hourly, 71 salaried)
160 positions to be added over 3 years (130 hourly, 30 salaried)
Professional Studies
Market Studies: Applications for commercial and residential projects must include a comprehensive market
study. The market study must identify target markets, analysis of competition, demographics, market rents,
letters of intentlinterest from prospective tenants, or for housing developments, sale prices or rental rates of
comparable properties.
Appraisal: All projects that involve the transfer of land must include a recent appraisal. Projects that include
land as a form of equity or collateral must also submit a recent appraisal. The appraisal must value the property
"as is , and the impact on value must be considered for such items as demolition, environmentalremediation,
relocation of utilities, lease buy-outs, and other work necessary to make the site developable. The property
must be valued assuming that the highest and best use is the proposed use.
16
a tf
Sources and Uses of Funds
Identify the sources of funds used to finance the project Typical sources include equity; lender financing,
mezzanine financing, government financing, other anticipated types of public assistance, and any other types
or methods of financing.
Uses of Funds Amount ($) $ per SF ofBuilding Area
find Arnnisitinn• NA
Demolition: NA
Environmental Remediation: NA
Site Clearance and Preparation: $2,000,000
Soft Costs( Fees: $2,000,000
Soft Cost Continger
Hard Construction
Total Project Costs:
Sources of Funds
% of total project costs
Equity
Developer Equity:
$ 24,750,000
99
Other Equity:( City Support )
$ 250,000
1
Total Equity:
$
%
Loans
Rate
Term
Construction Financing:
S %
mos.
Permanent Financing:
$ %
yrs. %
TIE Assistance
52,000,000- PAYGO
0 %
Other:( 1
$
96
Total Sources of Funds
$
100%
Financing
Source Amount
Terms: Years/Interest
Contact Information
Equity: 100%
Loans 1:
2;
3:
4:
17
Detailed Pro Forma (must correspond to line items for Uses of Funds on previous page)
Land Acquisition $
Demolition SO
Site Clearance and Preparation
Infrastructure
Utilities/removal
Utilities/relocation
Utilities/installation
Hazardous Materials Removal
Other( )
Total Site Clearance and Preparation
Soft Costs/Fees
Project Management ( %)
General Contractor ( %)
ArchitectlEngineer ( %)
Developer Pee(______ %)
Appraisal
Soil Testing
Market Study
Legal/Accounting
Insurance
Title/Recording( Transfer
Building Permit
Mortgage Fees
Construction Interest
Commissions
Marketing
Real Estate Taxes
Other Taxes
Other (
Other
Sub -total Soft Costs/Fees
Soft Cost Contingency
$1.500,000
$ 500.000
$1,000,000
$ 400,000
$100,000
$100,000
$ 200,000
$ 200.000
$ 2,000,000
18
f iq. I t '• 3! �� s 2 ', a R�1 'r' a �`�'.
Filing Requirements
You must provideall of the following items with your signed application:
1. Fee: An application fee of 1% of the requested TIF assistance or $10,000, whichever is greater. This
fee is to cover City costs associated with evaluating the TIF application and does not cover the
use of outside consultants, which if required will be paid for by the applicant. Make your
check payable to the City of Oshkosh.
2. Site Maps: Provide a map that shows the location of the site. Also provide a map that focuses on
the project and its immediate surroundings. Both maps should be no larger than
11x17 inches, Larger maps will be required for projects presented to the Plan
Commission, Redevelopment Authority, or Common Council.
3. Project Renderings: Provide preliminary architectural drawings, plans and renderings for the
project. These drawings should be no larger than 11x17 inches. Larger maps will be required
for projects presented to the Plan Commission, Redevelopment Authority, or Common
Council.
Notes
The City charges an administrative fee of 5% of the annual tax increment revenue.
If the project requires planning and zoning approvals, you must make these applications concurrent
with this request
Agreement
I, by signing this application, agree to the following:
1. I have read and will abide by all the requirements of the City for Tax Incremental Financing.
2. The information submitted is correct.
3. I agree to pay all costs involved in the legal and fiscal review of this project These costs may
include, but not be limited to, bond counsel, outside legal assistance, and outside financial
assistance, and all costs involved in the issuance of the bonds or loans to finance the project.
4. I understand that the City reserves the right to deny final approval, regardless of preliminary
approval or the degree of construction completed before application for final approval.
S. The undersigned authorizes the City of Oshkosh to check credit references and verify financial and
other information.
6. The undersigned also agrees to provide any additional information as may be requested by the City
after filingof this application.
t1lk ^ ~
Applicant Name__C t) �1- PILE !_ t,- � 7 Date
A SEMISerr cseNT
Chad A. Pyle, CPA
cONrROLLBR
PERFECSEAL
Office 920-527-7113
Fm 920-527.7002
capyle@bemis.eom
19
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Appendix D
Notice of
Public Hearing
NOTICE OF PUBLIC HEARING
BEFORE THE CITY OF OSHKOSH PLAN COMMISSION
Tuesday, June 17, 2014
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 # 27 North Main Street Industrial
TID. The primary purpose in creating the district is to promote industrial development
within the district and includes anticipated cash grant(s) of up to $2 million for
development within the district.
The District is generally located on the northeast side of the City of Oshkosh; south of
East Snell Road, north of West Femau Avenue, east of State Trunk Highway 76/Jackson
Street and west of the Fox River Valley Railroad. All projects benefit the district and
will be occurring within the district itself or within a half mile of the district boundaries.
Copies of the draft Project Plan will be available for review on or about June 13, 2014
and are available upon request. Interested persons are encouraged to attend the public
hearing. For information, please contact the City of Oshkosh Planning Services Division
at 920-236-5059 between 8:00 am — 4:30 pm, Monday thru Friday.
PUBLISHED: JUNE. 3 & 10, 2014
30
Appendix E
Attorney's Opinion
CITY HALL
215 Church Avenue
P.O. Box 1130
Oshkosh, 5 903-01130 nsin City of Oshkosh
(0 -
Of HKQf H
City Attorney's Office
Phone: (920) 236-5115
Fax: (920) 236-5106
http:!/www.ci.oshkosh.wi.us
June 12, 2014
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 #27 North Main Street
Industrial TID, 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 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.
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. Stats.
Sincerely,
CITY OF OSHKOSH
Lynn A. Lorenson
City Attorney
LL/cm
31
jai
a
Appendix F
Zoning Ordinance
Section 30-28 M-1 Light
Industrial District Provisions
Section 30-30 M-3 General
Industrial District Provisions
City of Oshkosh
Municipal Code
Revised 12/31/09
ARTICLE VII. INDUSTRIAL DISTRICTS
SECTION 30-28 M-1 LIGHT INDUSTRIAL DISTRICT
(A) Permitted Uses
(1) Any use permitted in the C-3 Central Commercial District except hotels, motels, dwellings
and any other residential uses.
(2) Blacksmithing and tinsmithing, machine shop
(3) Enameling and painting
(4) Knitting mill and the manufacture of products from finished fabric.
(5) Laboratory -experimental or testing
(6) Manufacture and bottling of beverages
(7) Manufacture of articles made from previously prepared materials such as: bone, canvas,
cellophane, cloth, cork, feathers, felt, fiber, fur, glass, hair, horn, leather, paper, plastics,
precious or semi-precious metals or stone, shell, textiles, wax, wire, yarns and the like.
(8) Manufacture of cigars, cigarettes and smoking tobacco
(9) Manufacture of goods from plastic
(10) Manufacture of musical instruments, toys, novelties, rubber or metal stamps, and other
small, molded rubber products, fabrication and repair of electric or neon signs or other
commercial advertising structures and light sheet metal products.
(11) Manufacture of products from paper, but not manufacture of paper or pulp.
(12) Manufacture of products from wood, except the manufacture of paper pulp and plastics.
(13) Manufacture of sporting goods, home and office appliances and supplies.
(14) Manufacture of water heating and treatment equipment.
(15) Repair and assembly of vehicles, including the repair and storage of automotive
accessories, except the wrecking of motor -propelled vehicles.
(16) Service industry, such as a laundry, cleaning and dyeing establishment or similar use.
(17) Contractor's yards, except the storage of wrecked and dismantled vehicles, junk, explosives,
or inflammable gases or liquids in bulk quantities.
(18) The manufacture, compounding, processing, packaging or treatment of the following goods,
materials and products: bakery goods, candy, cosmetics, pharmaceuticals, toiletries and
food products except the following: meat products, sauerkraut, cabbage by-products,
vinegar, yeast and the rendering of fats and oils.
City of Oshkosh
Chapter 30 — Page 74 Municipal Code
32
City of Oshkosh
Municipal Code
Revised 12/31/09
(19) Truck or transfer terminal, freight house, or bus garage and repair shop.
(20) Wholesale or distributing establishment or warehouse or wholesale market.
(21) Other uses of a similar character to the above uses and no more objectionable by reason of
the emission of odor, dust, smoke, gas, fumes, noise or vibration.
(22) Such accessory uses and the open storage of any materials, other than those associated
with auto wrecking, junk yards, and similar storage of salvage operations, as are customary
in connection with the foregoing uses.
(23) Conditional Uses
• Automobile service facility
• Day care center
• Extraction of sand, gravel, and other raw materials
• Flea market
• Hotel/motel directional signs
• Mental or psychiatric hospital
• Oil drilling, development, and refining operations
• Public utility structure
• Restaurant with drive -up or drive-thru
• 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
The following standards shall apply to development undertaken in this district, unless modified by
the application of provisions in Section 30-33 Planned Development Districts, or unless more
restrictive standards apply per Section 30-35 Additional Standards and exceptions.
(1) Principal Structures
(a) Height: No restrictions unless required by other provisions of this Chapter.
(b) Front Yard Setback: Twenty-five (25) feet minimum. The front yard shall be entirely
devoted to landscaping, except for necessary paving of driveways and sidewalks to
reach parking and loading areas inside or rear yards.
(c) Side Yard Setback: Ten (10) feet minimum.
(d) Rear Yard Setback: Twenty-five (25) feet minimum.
(2) Accessory Structures
(a) Front Yard Setback: Sixty (60) feet minimum.
(b) Accessory structures shall not be located less than ten (10) feet behind the principal
structure.
City of Oshkosh
Chapter 30 — Page 75
33
Municipal Code
City of Oshkosh
(c) Side Yard Setback: Ten (10) feet minimum.
(d) Rear Yard Setback: Twenty-five (25) feet minimum.
Municipal Code
Revised 12/31/09
(3) Off -Street Parking: In accordance with Section 30-36 Off -Street Parking and Loading
Facilities.
(4) 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.
(5) Existing Uses and Structures: Uses and structures in this District that were conforming prior to
the effective date of this Ordinance will remain conforming upon adoption of this Ordinance.
New standards effective upon adoption of this Ordinance shall be applied to building
additions/expansions and new development under building permits issued after the effective
date of this Ordinance.
City of Oshkosh Chapter 30 — Page 76 Municipal Code
34
City of Oshkosh Municipal Code
Revised 12/31/09
SECTION 30-30 M-3 GENERAL INDUSTRIAL DISTRICT
(A) Permitted Uses
(1) Uses permitted in the M-1 Light Industrial District, unless otherwise provided in this Chapter.
(2) The open storage of any materials, other than those associated with auto wrecking, junk
yards, and similar storage of salvage operations.
(3) Structures or land may be used for any purpose, except the following:
(a) Residential, educational, or institutional uses.
(b) Uses in conflict with any laws of the State of Wisconsin or any Ordinances of the City
governing nuisances.
(4) Conditional Uses:
• Acid manufacture
• Asphalt/concrete batch plant
• Automobile service facility
• Cement, lime, gypsum, or plaster of paris manufacture
• Day care center
• Explosive manufacture or storage
• Extraction of sand, gravel, and other raw materials
• Fat rendering
• Fertilizer manufacture
• Garbage, rubbish, offal or dead animal reduction or dumping
• Glue manufacture
• Hotel/motel directional signs
• Junk yard
• Land -based, outdoor motor vehicle racing or test tracks.
Section 340.01(35), Wis. Stats., including snowmobiles.
• Oil drilling, development, and refining operations
• Petroleum refining
• Public utility structure
• Railroad yard
• Restaurant with drive -up or drive-thru
• Slaughterhouse
• Smelting of tin, copper, zinc, or iron ores
• Stockyard
• Tannery
• Vocational school
Motor vehicle as defined in
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
35
Municipal Code
City of Oshkosh Municipal Code
Revised 12/31/09
(1) Front Yard Setback: Thirty (30) feet minimum.
(2) Side Yard Setback: Twenty (20) feet minimum, except when adjacent to a residential
district/use, the minimum setback is fifty (50) feet.
(3) Rear Yard Setback: Twenty-five (25) feet minimum, except when adjacent to a residential
district/use, the minimum setback is fifty (50) feet.
(4) Lot Width: One hundred fifty (150) feet minimum.
(5) Lot Size: One (1) acre minimum.
(6) Off -Street Parking: In accordance with Section 30-36 Off -Street Parking and Loading
Facilities.
(7) The open storage of any materials, other than those associated with auto wrecking, junk
yards, and similar storage of salvage operations, are allowed in areas surrounded, at
minimum, by a solid fence not less than six (6) feet in height.
(8) Existing Uses and Structures: Uses and structures in this District that were conforming prior
to the effective date of this Ordinance will remain conforming upon adoption of this
Ordinance. New standards effective upon adoption of this Ordinance shall be applied to
building additions/expansions and new development under building permits issued after the
effective date of this Ordinance.
City of Oshkosh Chapter 30 — Page 79 Municipal Code
36
Appendix G
Plan Commission/Public Hearing
Minutes of June 17, 2014
APPENDIX G
EXCERPT OF PLAN COMMISSION MINUTES
June 17, 2014
MEMBERS 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; Jeffrey Nau,
Associate Planner; Elizabeth Williams, Assistant Planner; Steve Gohde, Assistant Director of Public Works;
Allen Davis, Director of Community Development; Deborah Foland, Recording Secretary
Chairperson Fojtik called the meeting to order at 4:00 pm. Roll call was taken and a quorum declared
present.
IV. PUBLIC HEARING ON PROPOSED CREATION OF TAX INCREMENT FINANCING
DISTRICT #27 NORTH MAIN STREET INDUSTRIAL PARK; DESIGNATION OF
BOUNDARIES AND APPROVAL OF PROJECT PLAN
TID #27 is being proposed to facilitate further economic development in the North Industrial Park by
installing regional storm water facilities and by directly supporting a proposed manufacturing expansion
within the park that will retain and create jobs in Oshkosh. The regional storm water facilities will permit
existing industrial park properties that may currently be constrained by storm water requirements, the ability
to expand and utilize the regional storm water facilities in favor of onsite retention, which is common in the
city's newer developing industrial parks.
The TID will also directly support job retention and creation by helping to assist with a $25 million
expansion to Bemis Healthcare Packaging (Perfecseal) at 3500 N. Main Street. The financial assistance will
come in the form of a $2 million PAYGO development assistance grant that would be paid over a 10 year
period based on the increased value resulting from the expansion project.
Mr. Buck stated that two tables were inadvertently omitted from the project plan and distributed copies to the
Commissioners for review.
Mr. Burich presented the item and reviewed the site and surrounding area and the reasoning for the proposed
TID development which would assist the city in the respect of Bemis Healthcare Packaging being able to
retain the 161 jobs currently at the site and the additional 160 jobs that would be created by giving them the
ability to expand their facilities. He reviewed the improvement features proposed in the TID area and
explained that when these sites were developed many years ago, no detention regulations were required and
these proposed improvements such as regional detention basins would provide other businesses in this area
the ability to expand. Most sites do not have the required area to expand their facilities due to the current
storm water requirements that would have to be created on the lots. He reviewed the land use and zoning
classifications in the proposed TID area as well as the boundaries of the original TID #2 area which was part
of the this same area when developed in the past. He also reviewed the estimate and timing of costs for TID
#27 and commented that the tables support the fact that the project is financially feasible.
Ms. Propp commented that the detention basins appeared to be located in the southern portion of the
proposed TID area and questioned if the flow would allow the water to move from the north to the south of
the area.
Excerpt from Plan Commission Minutes 6/14/2014
37
Mr. Burich responded affirmatively and stated that additional storm sewers would be installed to direct the
storm water runoff appropriately.
Ms. Propp also questioned if there was no room for a detention basin on either the Bemis property or the
Pacur property.
Mr. Gohde discussed detention basin requirements on a single property compared to this proposal which
would provide regional detention basins with the flow running from north to south and how this concept
allows for more accumulation and flood control than individual basins on each site.
Mr. Burich added that regional storm water facilities are incorporated into new industrial parks at the time of
development however when this area was developed many years ago, this practice was not in place at that
time.
Mr. Bowen inquired if these regional detention basins were going to eliminate the need for detention basins
to be constructed on each site within this area.
Mr. Gohde responded that it would be similar to the new industrial park facilities and elaborated on how they
function and how this would allow each site within the industrial park to have up to 70% impervious surface
without providing additional area for individual detention basins.
Mn. Bowen commented that is the benefit of regional detention basins.
Mr. Gohde further commented that the town parcels located in this area will not be included and those
properties would still have to provide their own detention basins to address their storm water management.
The city parcels within the park could expand their facilities without having to address storm water issues on
their own site.
Mr. Borsuk discussed the previous developments in this industrial park
Mr. Gohde stated that some cooperative efforts were necessary for companies to utilize ways to handle storm
water runoff without requiring it all to be contained on site and further explained how these regional
detention basins would be a benefit to the area in allowing businesses to expand.
Mr. Thorns questioned if the Bemis expansion of their facilities was going to be capable of paying off the
proposed TID's costs.
Mr. Burich responded that the lion's share of the payback of the expense will come through the Bemis
improvements and expansion.
Mr. Thorns commented that the new TID's are paid for in part by the cost of the land sales in the industrial
park area however in this case, existing businesses will not be paying for this and will be receiving benefits
from it. He also voiced his concerns regarding increasing debt for the city. He discussed the industrial park
on the west side of the city and commented that he could see creating a TID district to assist Bemis with their
expansion plans but not for the other existing businesses included in the boundary area.
Allen Davis, Director of Community Development, explained the reasons that the project includes both
storm water and TID assistance as the storm water management plans include the entire water shed for this
area. The TID would benefit the development and would add more value in the district because of the storm
water requirements that would allow other businesses to expand as well. The industries in the north TID area
cannot expand due to that fact that they cannot physically fit everything on their property because of lack of
area and the city is trying to obtain the most value out of the existing site.
Excerpt from Plan Commission Minutes 6/14/2014
38
Mr. Thorns inquired if any other businesses in this area have expansion plans due to the creation of this TID
and the regional detention basins that would be created by it.
Mr. Davis responded that the city would be giving these businesses the opportunity for expansion although
there are no plans for it at this time. The City could project increasing building sizes but it would not be
prudent as there are no concrete plans for other business expansions at this time.
Mr. Thorns stated that other businesses in the city have the same issues and questioned if we are going to do
this for other businesses in the community as they are paying for storm water management in their utility
bills and further discussed if this is fair to other entities that are paying for their own storm water issues.
Mr. Davis replied that other businesses will still be paying the same rates for their utilities and storm water
management regardless if this TID project plan is approved.
Ms. Lohry asked for clarification of the area where Bemis is planning to expand.
Mr. Bunch indicated that Appendix B of the project plan depicts where the expansion would be located
which is off of Main Street and would connect the new and existing facilities together.
Mr. Borsuk commented that the Southwest Industrial Park was different as it was raw land at the time of
development where this area was developed from farmland and installing the new storm water facilities was
a necessary improvement.
Mr. Nollenberger inquired if this TID project was not done, would these proposed development expansions
discussed still take place.
Mr. Davis responded that Bemis would move their facilities out of the area without the approval of the
proposed TID district resulting in the loss of the current jobs and the loss of the jobs for the expansion of the
facility.
Mr. Thorns suggested that the storm water detention portion of the TID could not be done and just add a TID
district for the PAYGO assistance for the Bemis facility.
Mr. Davis replied that Bemis needs both portions of the TID project plan to be approved to complete their
expansion as they would lose part of their buildings and parking areas to accommodate the storm water
detention area. The expense and fitting the expansion onto the site plan would be an issue without the
proposed regional detention basins so the storm water installation plans should be part of the package to
allow the expansion.
Mr. Nollenberger commented that he felt the city cannot afford to lose this development
Mr. Thorns discussed the expense related to the creation of this new TID district and stated that he does not
see if one storm water detention basin could correct the issue of the business's ability to expand, the need to
spend all this money on a new TID with multiple detention basins and storm water improvements that would
benefit other businesses in the boundary area as well. He stated he would not support this request.
Mr. Borsuk stated that the proposed TID is consistent with the Comprehensive Plan and increases the tax
base and creates jobs which all wraps together and in the long term benefit goes to all companies.
Mr. Cummings commented that economic development helps the city grow
Excerpt from Plan Commission Minutes 6/14/2014 3
39
Mr. Davis stated that other businesses in that industrial park will experience the same issues in the future and
in the long run large regional detention basins are more efficient than multiple individual ones. This
proposed TID with the storm water management features will be both economically and environmentally
effective and will open opportunities for the expansion of business sites in the industrial park that otherwise
would not. be possible.
The public hearing was opened for comment at 5:00 pit.
Doug Kleinschmidt, 886 Old Knapp Road, displayed on the map where open drainage used to exist in the
area and the huge ditches are now draining into small sewer drains that cannot handle the flowage. He
further stated that Moser Street floods on a consistent basis and he does not know how the detention basins
are going to work with this expansion. He further discussed the location of one of the proposed basins as it is
located on land owned by his parents and they are not interested in selling it at this time.
Kevin Lindsey, manager of Crown Cork & Seal, stated that the new storm sewer improvements are going
past their current business and they have concerns with issues with access to their facilities as they run three
full-time shifts.
Mr. Gohde indicated that construction in existing areas is more difficult but although it adds costs to the
project, it is staged to make things work for all involved.
Mr. Borsuk stated that the city and contractors work well together to make access possible in these situations.
The public hearing was closed at 5:15 pm.
Mr. Bowen commented that the Main Street detention basin is theoretical at most and questioned if there was
a backup plan in place.
Mr. Gohde responded that the City has hired a consultant for a Fernau Avenue water shed study to be
completed for this area to ensure that the location of the detention basins and elevations are correct. The
process of eminent domain may come into play as far as the acquisition of property but it is too early at this
point to predict.
Mr. Bowen commented that the location of the proposed storm water improvements is not as concrete as they
should be.
Motion by Bowen to approve the creation of Tax Increment Financing District #27 North Main
Industrial Park; designation of boundaries and approval of project plan.
Seconded by Borsuk.
Mr. Thorns commented that he had no issues with providing Bemis with a PAYGO development assistance
grant but this TID project plan was making a lot of economic assumptions and we need a reasonable idea if
businesses were going to expand in this area. He felt some may but some never will and they will be reaping
benefits from the storm water improvements included in this TID. He felt there were still outstanding
questions on this issue and we need to think things through more carefully before making any decisions.
Ms. Propp felt there may be some uncertainties but overall she felt it was a good plan even if there may be
issues with some aspects of it. She felt it should move forward to the Common Council as the next step as
some of the concerns and details being discussed are more for the prevue of the Council to decide.
Motion carried 8-1. (Ayes -Bars uk/Bowen/Fojtik/Hinz/Cum;nings/Propp/Vajgrt/Nollenberger. Nays -
Thorns.)
Excerpt from Plan Commission Minutes 6/14/2014
40
Appendix H
Common Council Creation Resolution
JULY 8, 2014 14-320 RESOLUTION
(CARRIED 6-0 LOST LAID OVER WITHDRAWN_)
AS AMENDED: Amend the boundaries of TID #27 to remove the recently annexed Pacur
property at the southwest corner of Moser Street & Snell Road
PURPOSE: APPROVE TAX INCREMENT DISTRICT NO. 27 PROJECT
PLAN; DESIGNATE TAX INCREMENT DISTRICT NO. 27
BOUNDARIES; CREATE TAX INCREMENT DISTRICT NO. 27
NORTH MAIN STREET INDUSTRIAL 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. 27 North Main Street Industrial TID; and
WHEREAS, the City of Oshkosh Plan Commission has prepared and adopted a
project plan for Tax Increment District No. 27 North Main Street Industrial TID, 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. 27 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. 27 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
41
JULY 8, 2014 14-320 RESOLUTION
CONTD
WHEREAS, the City of Oshkosh Plan Commission affirms the following perthe TID
No. 27 Project Plan:
1) The district is an industrial TID.
2) The improvements contemplated in TID #27 North Main Street Industrial TID are
likely to significantly enhance the value of substantially all real property in TID #27.
3) Not less than 50% of the real property within TID #27 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.
7) The project plan is feasible and in conformity with the City's Comprehensive Plan
NOW, THEREFORE, BE IT RESOLVED that the Common Council of the City of
Oshkosh hereby designates the boundaries of TID No. 27 as described in the attached
"Exhibit A".
BE IT FURTHER RESOLVED that the Common Council of the City of Oshkosh
approves said Project Plan for Tax Incremental District No. 27 North Main Street Industrial
TID, pursuant to the provisions of Section 66.1105, Wis. Stats.
BE IT FURTHER RESOLVED that the Common Council of the City of Oshkosh
hereby approves creation of Tax Incremental Financing District No. 27 North Main Street
Industrial TID.
BE IT FURTHER RESOLVED that the date of creation for the capture of all new
taxable value created within TID #27 shall be January 1, 2014.
BE IT FURTHER RESOLVED that TID No. 27 is an industrial district.
BE IT FURTHER RESOLVED that the improvements contemplated in TID No. 27
North Main Street Industrial TID, are likely to significantly enhance the value of all real
property in TID No. 27.
BE IT FURTHER RESOLVED that the value of equalized, taxable property in TID
No. 27, 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.
42
JULY 8, 2014 14-320 RESOLUTION
CONTD
BE IT FURTHER RESOLVED that not less than 50% of the real propertywithin TID
#27 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 #27 is zoned for industrial
use and will remain zoned for industrial uses for the life of TID #27.
BE IT FURTHER RESOLVED that the project costs are consistent with the
purposes for which the Tax Incremental District is created with the primary objective being
to promote industrial development by providing infrastructure and improvements necessary
to encourage and promote development within the existing North Industrial Park, and within
TID #27.
BE IT FURTHER RESOLVED that all property within TID #27 was not within the City
boundaries on January 1, 2004, but at least 3 years have elapsed since the territory was
annexed.
STATE OF WISCONSIN
COUNTY OF WINNEBAGO ) SS
CITY OF OSHKOSH )
I, PAMELA R. UBRIG, City Clerk for the City of Oshkosh, Winnebago County,
Wisconsin, do hereby certify that the foregoing resolution is a true and correct copy of the
original on file in my office, adopted by the Common Council of the City of Oshkosh,
Wisconsin at the meeting held on July 8, 2014.
Witness my hand and the Corporation seal of the City of Oshkosh, Wisconsin.
DATED: July 10, 2014 ) �1 C _ ji�
City Clerk of the City of Oshkosh,
Winnebago County, Wisconsin
43
"EXHIBIT A"
TIF 27 NORTH MAIN STREET INDUSTRIAL PARK
LEGAL DESCRIPTION
ALL OF CERTIFIED SURVEY MAP (CSM) NO. 1578 OF WINNEBAGO COUNTY RECORDS; ALL
OF CSM NO. 1720 WINNEBAGO COUNTY RECORDS; ALL OF CSM NO. 1721 WINNEBAGO
COUNTY RECORDS; ALL OF CSM NO. 1728 WINNEBAGO COUNTY RECORDS; ALL OF CSM
NO. 2008 WINNEBAGO COUNTY RECORDS; ALL OF CSM NO. 2154 WINNEBAGO COUNTY
RECORDS; ALL OF CSM NO.2199 WINNEBAGO COUNTY RECORDS; ALL OF CSM NO. 2221
WINNEBAGO COUNTY RECORDS; ALL OF CSM NO. 3585 WINNEBAGO COUNTY RECORDS;
ALL OF CSM NO. 3586 WINNEBAGO COUNTY RECORDS; ALL OF CSM NO. 4108
WINNEBAGO COUNTY RECORDS; ALL OF CSM NO. 4675 WINNEBAGO COUNTY RECORDS;
LOT 2 OF CSM NO. 5456 WINNEBAGO COUNTY RECORDS; ALL OF CSM NO. 5512
WINNEBAGO COUNTY RECORDS; ALL OF CSM NO. 6255 WINNEBAGO COUNTY RECORDS;
ALL OF LOTHE ACRES PLAT AND ASSOCIATED VACATED RIGHTS -OF -WAY; PART OF LOT 4
OF WINDSOR GREEN SUBDIVISION; PART OF LOT 1 OF THE FIRST ADDITION TO WINDSOR
GREEN SUBDIVISION; PART OF W. FERNAU AVENUE; ALL OF E. FERNAU AVENUE; PART
OF N. MAIN STREET; ALL OF MOSER STREET; PART OF JACKSON STREET (STATE
HIGHWAY 76); PART OF W. SNELL ROAD; PART OF E. SNELL ROAD; ALSO PART OF THE
NORTHWEST %, PART OF THE WEST'/ OF THE NORTHEAST ''/< AND PART OF THE NORTH
/ OF THE SOUTHWEST 1/4 ALL IN SECTION 1, TOWNSHIP 18 NORTH, RANGE 16 EAST;
ALSO PART OF EAST'/ OF THE NORTHEAST ''% OF SECTION 2, TOWNSHIP 18 NORTH,
RANGE 16 EAST; ALSO PART OF THE SOUTH '/ OF THE SOUTHWEST Y4 OF SECTION 36,
TOWNSHIP 19 NORTH, RANGE 16 EAST, LOCATED IN THE TWELFTH AND FIFTEENTH
WARDS, CITY OF OSHKOSH, WINNEBAGO COUNTY, WISCONSIN BOUNDED AND
DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTH QUARTER CORNER OF SECTION 1, TOWNSHIP 18 NORTH,
RANGE 16 EAST; THENCE NORTH 89°28'01" EAST, 363.38 FEET, ALONG THE NORTH LINE
OF SAID SECTION 1, TOWNSHIP 18 NORTH, RANGE 16 EAST; THENCE SOUTH 00°34'21"
EAST, 258.00 FEET; THENCE NORTH 89°28'01" EAST, 465.42 FEET, TO A POINT OF A
CURVE, ALSO BEING THE WESTERLY RAILROAD RIGHT-OF-WAY LINE OF WISCONSIN
CENTRAL RAILROAD; THENCE 475.26 FEET ALONG A CURVE ALSO BEING SAID WESTERLY
RAILROAD RIGHT-OF-WAY, CONCAVE TO THE SOUTHEAST HAVING A RADIUS OF 2,697.12,
WHOSE CHORD BEARS 07°37'22" WEST, 474.65 FEET; THENCE SOUTH 01°58'41" WEST,
1,915.24 FEET ALONG SAID WESTERLY RAILROAD RIGHT-OF-WAY TO A POINT ON THE
SOUTH LINE OF THE NORTH Y OF SAID SECTION 1; THENCE SOUTH 89°52'37" WEST,
676.16 FEET ALONG SAID SOUTH LINE TO THE CENTER OF SAID SECTION 1; THENCE
SOUTH 00°38'16" EAST, 1,031.81 FEET ALONG THE EAST LINE OF THE WEST'/ OF SAID
SECTION 1 TO A POINT ON THE SOUTH RIGHT-OF-WAY LINE OF E. FERNAU AVENUE;
THENCE SOUTH 88°55'01" WEST, 2,599.30 FEET ALONG THE SOUTH RIGHTS -OF -WAY
LINES OF E. AND W. FERNAU AVENUES TO A POINT ON THE EAST RIGHT-OF-WAY LINE OF
JACKSON STREET (STATE HIGHWAY 76); THENCE NORTH 00°28'13" WEST, 370.82 FEET
ALONG SAID EAST RIGHT-OF-WAY LINE OF JACKSON STREET (STATE HIGHWAY 76);
THENCE NORTH 88°57'05" EAST, 619.39 FEET TO A POINT ON THE WEST LINE OF LOT 2 OF
CSM NO. 5456; THENCE NORTH 00°33'21" WEST, 496.11 FEET ALONG SAID WEST LINE OF
LOT 2 OF CSM NO. 5456 TO THE NORTHWEST CORNER OF SAID LOT 2; THENCE NORTH
88°55'40" EAST, 624.32 FEET ALONG THE NORTH LINE AND EXTENDED NORTH LINE OF
SAID LOT 2 TO A POINT ON THE WEST RIGHT-OF-WAY LINE OF N. MAIN STREET; THENCE
NORTH 00°37'04" WEST, 165.45 FEET ALONG SAID WEST LINE OF N. MAIN STREET TO A
POINT ON THE SOUTH LINE OF THE NORTH YZ OF SAID SECTION 1; THENCE NORTH
00°31'40" WEST, 665.16 FEET ALONG SAID WEST LINE OF N. MAIN STREET; THENCE
44
LEGAL DESCRIPTION CONT'D
SOUTH 88°55'40" WEST, 561.43 FEET; THENCE NORTH 00°3055" WEST, 293.48 FEET TO
THE SOUTHEAST CORNER OF LOT 2 OF CSM NO. 2199; THENCE SOUTH 88°58'15" WEST,
764.31 FEET ALONG THE SOUTH AND EXTENDED SOUTH LINE OF SAID LOT 2 OF CSM NO.
2199 TO A POINT ON THE WEST RIGHT-OF-WAY LINE OF JACKSON STREET (STATE
HIGHWAY 71); THENCE NORTH 00°26'03" WEST, 359.70 FEET ALONG SAID WEST LINE OF
JACKSON STREET (STATE HIGHWAY 76) TO A POINT ON THE SOUTH LINE OF THE
NORTHEAST Y4 OF THE NORTHEAST % OF SECTION 2, TOWNSHIP 18 NORTH, RANGE 16
EAST; THENCE NORTH 00°29'22" WEST, 980.93 FEET ALONG SAID WEST RIGHT-OF-WAY
LINE OF JACKSON STREET (STATE HIGHWAY 76); THENCE NORTH 89°32'57" EAST, 91.69
FEET TO A POINT ON THE EAST RIGHT-OF-WAY LINE OF JACKSON STREET (STATE
HIGHWAY 76 AND WEST LINE OF LOT 1 OF CSM NO. 6255); THENCE NORTH 01°44'49"
WEST, 394.89 FEET ALONG SAID WEST AND EXTENDED WEST LINE OF CSM NO. 6255;
THENCE NORTH 89°10'56" EAST, 258.02 FEET ALONG THE NORTH RIGHT-OF-WAY LINE
AND EXTENDED NORTH RIGHT-OF-WAY LINE OF W. SNELL ROAD TO A POINT ON THE
WEST LINE OF LOT I OF THE FIRST ADDITION TO WINDSOR GREEN SUBDIVISION;
THENCE SOUTH 01°27'09" EAST, 14.59 FEET ALONG SAID WEST LINE OF LOT 1 OF THE
FIRST ADDITION TO WINDSOR GREEN SUBDIVISION TO A POINT ON THE NORTH RIGHT-
OF-WAY LINE OF W. SNELL ROAD; THENCE NORTH 89°07'55" EAST, 103.12 FEET ALONG
THE NORTH LINE OF SAID NORTH RIGHT-OF-WAY LINE OF W. SNELL ROAD TOA POINT ON
THE EAST LINE OF LOT 1 OF THE FIRST ADDITION TO WINDSOR GREEN SUBDIVISION;
THENCE NORTH 87°29'18" EAST, 97.05 FEET TO A POINT ON THE WEST LINE OF LOT 4 OF
WINDSOR GREEN SUBDIVISION; THENCE NORTH 89°07'54" EAST, 93.80 FEETALONG SAID
NORTH RIGHT-OF-WAY LINE OF W. SNELL ROAD; THENCE SOUTH 00°52'04" EAST, 7.00
FEET ALONG THE EAST RIGHT-OF-WAY LINE OF W. SNELL ROAD TO A POINT ON THE
SOUTH LINE OF SAID LOT 4 OF WINDSOR GREEN SUBDIVISION, SAID POINT ALSO BEING A
POINT ON THE NORTH RIGHT-OF-WAY OF W. SNELL ROAD; THENCE NORTH 89°07'56"
EAST, 716.73 FEET ALONG THE NORTH LINE OF W. SNELL ROAD TOA POINT ON THE EAST
LINE OF THE SOUTHWEST ¼ OF THE SOUTHWEST ¼ OF SECTION 36, TOWNSHIP 18
NORTH, RANGE 16 EAST; THENCE NORTH 88°57'17" EAST, 1,324.18 FEET ALONG THE
NORTH LINE OF E. SNELL ROAD TO A POINT ON THE EAST LINE OF THE WEST''Y2 OF SAID
SECTION 36; THENCE SOUTH 00°21'10" EAST, 32.92 FEET ALONG SAID EAST LINE OF THE
WEST''Y2 OF SECTION 36 TO THE POINT OF BEGINNING.
SAID AREA CONTAINS APPROXIMATELY 10,027,733 SQUARE FEET OR 230.205 ACRES
MORE OR LESS.
45
LEGAL DESCRIPTION
TID #27 NORTH MAIN STREET INDUSTRIAL TID
(revised 7/2/2014)
ALL OF CERTIFIED SURVEY MAP (CSM) NO. 1578 OF WINNEBAGO COUNTY RECORDS;
ALL OF CSM NO. 1720 WINNEBAGO COUNTY RECORDS; ALL OF CSM NO. 1721
WINNEBAGO COUNTY RECORDS; ALL OF CSM NO. 1728 WINNEBAGO COUNTY
RECORDS; ALL OF CSM NO. 2008 WINNEBAGO COUNTY RECORDS; ALL OF CSM NO.
2154 WINNEBAGO COUNTY RECORDS; ALL OF CSM NO. 2199 WINNEBAGO COUNTY
RECORDS; ALL OF CSM NO. 2221 WINNEBAGO COUNTY RECORDS; ALL OF CSM NO.
3585 WINNEBAGO COUNTY RECORDS; ALL OF CSM NO. 3586 WINNEBAGO COUNTY
RECORDS; ALL OF CSM NO. 4108 WINNEBAGO COUNTY RECORDS; ALL OF CSM NO.
4675 WINNEBAGO COUNTY RECORDS; LOT 2 OF CSM NO. 5456 WINNEBAGO COUNTY
RECORDS; ALL OF CSM NO. 5512 WINNEBAGO COUNTY RECORDS; ALL OF CSM NO.
6255 WINNEBAGO COUNTY RECORDS; ALL OF LOTHE ACRES PLAT AND ASSOCIATED
VACATED RIGHTS -OF -WAY; PART OF LOT 4 OF WINDSOR GREEN SUBDIVISION; PART
OF LOT I OF THE FIRST ADDITION TO WINDSOR GREEN SUBDIVISION; PART OF W.
FERNAU AVENUE; ALL OF E. FERNAU AVENUE; PART OF N. MAIN STREET; ALL OF
MOSER STREET; PART OF JACKSON STREET (STATE HIGHWAY 76); PART OF W. SNELL
ROAD; PART OF E. SNELL ROAD; ALSO PART OF THE NORTHWEST 4/4, PART OF THE
WEST Ys OF THE NORTHEAST Y4 AND PART OF THE NORTH Yz OF THE SOUTHWEST''/4
ALL IN SECTION 1, TOWNSHIP 18 NORTH, RANGE 16 EAST; ALSO PART OF EAST'/ OF
THE NORTHEAST Y4 OF SECTION 2, TOWNSHIP 18 NORTH, RANGE 16 EAST; ALSO PART
OF THE SOUTH'/ OF THE SOUTHWEST % OF SECTION 36, TOWNSHIP 19 NORTH,
RANGE 16 EAST, LOCATED IN THE TWELFTH AND FIFTEENTH WARDS, CITY OF
OSHKOSH, WINNEBAGO COUNTY, WISCONSIN BOUNDED AND DESCRIBED AS
FOLLOWS:
BEGINNING AT THE NORTH QUARTER CORNER OF SECTION 1, TOWNSHIP 18 NORTH,
RANGE 16 EAST; THENCE NORTH 89°28'01" EAST, 363.38 FEET, ALONG THE NORTH
LINE OF SAID SECTION 1, TOWNSHIP 18 NORTH, RANGE 16 EAST; THENCE SOUTH
00°34'21" EAST, 258.00 FEET; THENCE NORTH 89°28'01" EAST, 465.42 FEET, TO A POINT
OF A CURVE, ALSO BEING THE WESTERLY RAILROAD RIGHT=OF-WAY LINE OF
WISCONSIN CENTRAL RAILROAD; THENCE 475.26 FEET ALONG A CURVE ALSO BEING
SAID WESTERLY RAILROAD RIGHT-OF-WAY, CONCAVE TO THE SOUTHEAST HAVING A
RADIUS OF 2,697.12, WHOSE CHORD BEARS 07°37'22" WEST, 474.65 FEET; THENCE
SOUTH 01°58'41" WEST, 1,915.24 FEET ALONG SAID WESTERLY RAILROAD RIGHT-OF-
WAY TO A POINT ON THE SOUTH LINE OF THE NORTH YZ OF SAID SECTION 1; THENCE
SOUTH 89°52'37" WEST, 676.16 FEET ALONG SAID SOUTH LINE TO THE CENTER OF
SAID SECTION 1; THENCE SOUTH 00°38'16" EAST, 1,031.81 FEET ALONG THE EAST LINE
OF THE WEST % OF SAID SECTION 1 TO A POINT ON THE SOUTH RIGHT-OF-WAY LINE
OF E. FERNAU AVENUE; THENCE SOUTH 88°55'01" WEST, 2,599.30 FEET ALONG THE
SOUTH RIGHTS -OF -WAY LINES OF E. AND W. FERNAU AVENUES TO A POINT ON THE
EAST RIGHT-OF-WAY LINE OF JACKSON STREET (STATE HIGHWAY 76); THENCE
NORTH 00°28'13" WEST, 370.82 FEET ALONG SAID EAST RIGHT-OF-WAY LINE OF
JACKSON STREET (STATE HIGHWAY 76); THENCE NORTH 88°57'05" EAST, 619.39 FEET
TO A POINT ON THE WEST LINE OF LOT 2 OF CSM NO. 5456; THENCE NORTH 00°3321"
WEST, 496.11 FEET ALONG SAID WEST LINE OF LOT 2 OF CSM NO. 5456 TO THE
NORTHWEST CORNER OF SAID LOT 2; THENCE NORTH 88°55'40" EAST, 624.32 FEET
ALONG THE NORTH LINE AND EXTENDED NORTH LINE OF SAID LOT 2 TO A POINT ON
THE WEST RIGHT-OF-WAY LINE OF N. MAIN STREET; THENCE NORTH 00°37'04" WEST,
165.45 FEET ALONG SAID WEST LINE OF N. MAIN STREET TO A POINT ON THE SOUTH
47
LINE OF THE NORTH'/ OF SAID SECTION 1; THENCE NORTH 00°31'40" WEST, 665.16
FEET ALONG SAID WEST LINE OF N. MAIN STREET; THENCE SOUTH 88°55'40" WEST,
561.43 FEET; THENCE NORTH 00°30'55" WEST, 293.48 FEET TO THE SOUTHEAST
CORNER OF LOT 2 OF CSM NO. 2199; THENCE SOUTH 88°58'15" WEST, 764.31 FEET
ALONG THE SOUTH AND EXTENDED SOUTH LINE OF SAID LOT 2 OF CSM NO. 2199 TO
A POINT ON THE WEST RIGHT-OF-WAY LINE OF JACKSON STREET (STATE HIGHWAY
76); THENCE NORTH 00°26'03" WEST, 359.70 FEET ALONG SAID WEST LINE OF
JACKSON STREET (STATE HIGHWAY 76) TO A POINT ON THE SOUTH LINE OF THE
NORTHEAST'/ OF THE NORTHEAST ''/< OF SECTION 2, TOWNSHIP 18 NORTH, RANGE
16 EAST; THENCE NORTH 00°29'22" WEST, 980.93 FEET ALONG SAID WEST RIGHT-OF-
WAY LINE OF JACKSON STREET (STATE HIGHWAY 76); THENCE NORTH 89°32'57" EAST,
91.69 FEET TO A POINT ON THE EAST RIGHT-OF-WAY LINE OF JACKSON STREET
(STATE HIGHWAY 76) AND WEST LINE OF LOT 1 OF CSM NO. 6255; THENCE NORTH
01°44'49" WEST, 394.89 FEET ALONG SAID WEST AND EXTENDED WEST LINE OF CSM
NO. 6255; THENCE NORTH 89°10'56" EAST, 258.02 FEET ALONG THE NORTH RIGHT-OF-
WAY LINE AND EXTENDED NORTH RIGHT-OF-WAY LINE OF W. SNELL ROAD TO A
POINT ON THE WEST LINE OF LOT I OF THE FIRST ADDITION TO WINDSOR GREEN
SUBDIVISION; THENCE SOUTH 01°27'09" EAST, 14.59 FEET ALONG SAID WEST LINE OF
LOT 1 OF THE FIRST ADDITION TO WINDSOR GREEN SUBDIVISION TO A POINT ON THE
NORTH RIGHT-OF-WAY LINE OF W. SNELL ROAD; THENCE NORTH 89°07'55" EAST,
103.12 FEET ALONG THE NORTH LINE OF SAID NORTH RIGHT-OF-WAY LINE OF W.
SNELL ROAD TO A POINT ON THE EAST LINE OF LOT 1 OF THE FIRST ADDITION TO
WINDSOR GREEN SUBDIVISION; THENCE NORTH 87°29'18" EAST, 97.05 FEET TO A
POINT ON THE WEST LINE OF LOT 4 OF WINDSOR GREEN SUBDIVISION; THENCE
NORTH 89°07'54" EAST, 93.80 FEET ALONG SAID NORTH RIGHT-OF-WAY LINE OF W.
SNELL ROAD; THENCE SOUTH 00°52'04" EAST, 7.00 FEET ALONG THE EAST RIGHT-OF-
WAY LINE OF W. SNELL ROAD TO A POINT ON THE SOUTH LINE OF SAID LOT 4 OF
WINDSOR GREEN SUBDIVISION, SAID POINT ALSO BEING A POINT ON THE NORTH
RIGHT-OF-WAY OF W. SNELL ROAD; THENCE NORTH 89°07'56" EAST, 716.73 FEET
ALONG THE NORTH LINE OF W. SNELL ROAD TO A POINT ON THE EAST LINE OF THE
SOUTHWEST'/ OF THE SOUTHWEST % OF SECTION 36, TOWNSHIP 18 NORTH, RANGE
16 EAST; THENCE NORTH 88°57'17" EAST, 777.18 FEET ALONG THE NORTH LINE OF E.
SNELL ROAD; THENCE SOUTH 00°32'41" EAST, 33.00 FEET TO A POINT ON THE NORTH
LINE OF SAID SECTION 1, TOWNSHIP 18 NORTH, RANGE 16 EAST; THENCE NORTH
88°57'17" EAST, 118.50 FEET ALONG THE NORTH LINE OF SAID SECTION 1 TO THE
EXTENDED EAST. LINE OF CSM NO. 5512; THENCE SOUTH 00°32'41" EAST, 276.44 FEET
ALONG THE EXTENDED EAST AND EAST LINE OF SAID CSM NO. 5512 TO THE
SOUTHEAST CORNER OF SAID CSM NO. 5512; THENCE SOUTH 88°56'55" WEST, 511.96
FEET ALONG THE SOUTH LINE OF SAID CSM NO. 5512 TO A POINT ON THE EAST LINE
OF CSM NO. 2008; THENCE SOUTH 00°33'16" WEST, 655.75 FEET ALONG THE EAST AND
EXTENDED EAST LINE OF SAID CSM NO. 2008 TO A POINT ON THE NORTH LINE OF
CSM NO. 3585; THENCE NORTH 88°57'18" EAST, 874.22 FEET ALONG THE NORTH AND
EXTENDED NORTH LINE OF SAID CSM NO. 3585 TO A POINT ON THE WEST RIGHT-OF-
WAY LINE OF MOSER STREET; THENCE NORTH 00°32'14" WEST, 932.25 FEET ALONG
THE WEST RIGHT-OF-WAY LINE OF MOSER STREET TO A POINT ON THE NORTH LINE
OF SECTION 1, TOWNSHIP 18 NORTH, RANGE 16 EAST; THENCE NORTH 88°57'17"
EAST, 66.00 FEET ALONG THE NORTH LINE OF SAID SECTION I TO THE POINT OF
BEGINNING.
SAID AREA CONTAINS APPROXIMATELY 9,334,236 SQUARE FEET OR 214.284 ACRES
MORE OR LESS.
m