HomeMy WebLinkAbouttid-35-final-project-plan-for-state-35
Organizational Joint Review Board Meeting: January 2, 2018
Public Hearing: January 2, 2018
Approval by Plan Commission: January 2, 2018
Adoption by Common Council: January 23, 2018
January 23, 2018
Project Plan for the Creation of
Tax Incremental District No. 35
(Oshkosh Avenue Corridor)
Approval by the Joint Review Board: January 30, 2018
Tax Incremental District No. 35 Creation
Project Plan
City of Oshkosh Officials
Common Council
Steve Cummings Mayor
Steve Herman Deputy Mayor
Debra L. Allison-Aasby Council Member
Lori Palmeri Council Member
Caroline Panske Council Member
Thomas R. Pech, Jr. Council Member
Jake Krause Council Member
City Staff
Mark Rohloff City Manager
Allen Davis Community Development Director
Lynn Lorenson City Attorney
Darryn Burich Planning Director
Kelly Nieforth Economic Development Services Manager
Trena Larson Finance Director
Pamela Ubrig City Clerk
Plan Commission
David Borsuk John Kiefer
Edward Bowen Kathleen Propp
Thomas Fojtik, Chair Robert Vajgrt
Mike Ford Mayor Steve Cummings
John Hinz
Joint Review Board
Mark Rohloff, City
o Be Appointed
Manager City Representative
Mark Harris, County Executive Winnebago County
Melissa Kohn, Director – Oshkosh Campus Fox Valley Technical College District
Allison Garner, School Board President Oshkosh School District
T Public Member
Table of Contents
EXECUTIVE SUMMARY ........................................................................................................................................... 4
TYPE AND GENERAL DESCRIPTION OF DISTRICT ........................................................................................ 6
PRELIMINARY MAPS OF PROPOSED DISTRICT BOUNDARY ...................................................................... 7
MAPS SHOWING EXISTING USES AND CONDITIONS ................................................................................. 10
PRELIMINARY PARCEL LIST AND ANALYSIS ................................................................................................. 13
EQUALIZED VALUE TEST ..................................................................................................................................... 15
STATEMENT OF KIND, NUMBER AND LOCATION OF PROPOSED PUBLIC WORKS AND OTHER
PROJECTS ................................................................................................................................................................ 16
MAP SHOWING PROPOSED IMPROVEMENTS AND USES ......................................................................... 21
DETAILED LIST OF PROJECT COSTS .............................................................................................................. 23
ECONOMIC FEASIBILITY STUDY, FINANCING METHODS, AND THE TIME WHEN COSTS OR
MONETARY OBLIGATIONS RELATED ARE TO BE INCURRED .................................................................. 24
ANNEXED PROPERTY........................................................................................................................................... 28
ESTIMATE OF PROPERTY TO BE DEVOTED TO RETAIL BUSINESS ...................................................... 28
PROPOSED ZONING ORDINANCE CHANGES ................................................................................................ 28
PROPOSED CHANGES IN MASTER PLAN, MAP, BUILDING CODES AND CITY OF OSHKOSH
ORDINANCES .......................................................................................................................................................... 28
RELOCATION ........................................................................................................................................................... 29
ORDERLY DEVELOPMENT OF THE CITY OF OSHKOSH ............................................................................. 29
LIST OF ESTIMATED NON-PROJECT COSTS ................................................................................................. 29
OPINION OF ATTORNEY FOR THE CITY OF OSHKOSH ADVISING WHETHER THE PLAN IS
COMPLETE AND COMPLIES WITH WISCONSIN STATUTES 66.1105 ...................................................... 30
CALCULATION OF THE SHARE OF PROJECTED TAX INCREMENTS ESTIMATED TO BE PAID BY
THE OWNERS OF PROPERTY IN THE OVERLYING TAXING JURISDICTIONS ...................................... 32
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Project Plan TID No. 35 Creation City of Oshkosh
Prepared by Ehlers Page 4 January 23, 2018
SECTION 1:
Executive Summary
Description of District
Tax Incremental District (“TID”) No. 35 (“District”) is a proposed district “in need of rehabilitation or
conservation” comprising 65.56 acres located generally along Oshkosh Avenue between Interstate 41 and
the Fox River. The District will be created to pay the costs of public infrastructure and other costs needed
to facilitate redevelopment along this corridor that is expected to occur because of the construction of
Oshkosh Corporation’s new global headquarters on a portion of the Lakeshore Municipal Golf Course to
the immediate north of the District.
Estimated Total Project Cost Expenditures
The City anticipates making total expenditures of approximately $12.25 million (“Project Costs”) to
undertake the projects listed in this Project Plan (“Plan”). Project Costs include an estimated $10.25
million in funding for public infrastructure including: street improvements; water and sanitary sewer
system improvements; storm water management improvements; environmental contingency; streetscaping
and landscaping; and a traffic impact analysis. Public infrastructure identified in the Plan is expected to be
installed in 2018, except for the Sawyer Street extension which is projected to be constructed in 2026
based on cash flow. Remaining costs include: $1.6 million to cash fund a loan and grant program for
rehabilitation projects and $436,000 for administrative costs to be incurred over the life of the District.
Incremental Valuation
The City projects that new land and improvements value of approximately $28.5 million will result from
redevelopment activity within the District. This redevelopment activity is likely to include construction of
a hotel, convenience store, office building, restaurant, a branch bank and multi-tenanted retail space.
(“Project”). This additional value will be a result of the improvements made and projects undertaken
within the District. A table detailing assumptions as to the development timing and associated values is
included in Section 10 of this Plan.
Expected Termination of District
Based on the Economic Feasibility Study located within this Plan the District is projected to close in
2043, three years prior to the end of its statutory maximum life of 27-years.
Summary of Findings
As required by Wis. Stat. § 66.1105, and as documented in this Project Plan and the exhibits contained
and referenced herein, the following findings are made:
1. That “but for” the creation of this District, the development projected to occur as detailed in
this Project Plan: 1) would not occur; or 2) would not occur in the manner, at the values, or
within the timeframe desired by the City. In reaching this determination, the City has considered
the substantial investment that is needed to rehabilitate the infrastructure within this corridor to
accommodate the traffic and utility requirements associated with both anticipated redevelopment in
the District as well as the construction of Oshkosh Corporation’s new global headquarters which will
be accessed via roads connecting to Oshkosh Avenue. Absent the use of tax incremental financing,
the City is unable to fully fund this program of infrastructure improvements.
_____________________________________________________________________________________________
Project Plan TID No. 35 Creation City of Oshkosh
Prepared by Ehlers Page 5 January 23, 2018
2. The economic benefits of the Tax Incremental District, as measured by increased employment,
business and personal income, and property value, are sufficient to compensate for the cost of
the improvements. In making this determination, the City has considered the Project’s economic
benefits which include: an estimated $28.5 million increase in property valuation; construction jobs;
retail, service and professional jobs; expansion of available retail and commercial services;
improvement of vehicular traffic flow and pedestrian safety along a gateway corridor providing
access to the Central City from the interstate, and provision of the necessary infrastructure needed to
accommodate construction of Oshkosh Corporation’s global headquarters to the immediate north.
3. The benefits of the proposal outweigh the anticipated tax increments to be paid by the owners
of property in the overlying taxing jurisdictions. As required by Wis. Stat. § 66.1105(4)(i)4., a
calculation of the share of projected tax increments estimated to be paid by the owners of property in
the overlying taxing jurisdictions has been prepared and can be found in Appendix A of this plan.
However, because the Project would not occur without the use of tax incremental financing, these tax
increments would not be paid but for creation of the District. Accordingly, the City finds that the
benefits expected to be realized as set forth above outweigh the value of the tax increments to be
invested in the Project.
4. Not less than 50% by area of the real property within the District is in need of conservation or
rehabilitation within the meaning of Wis. Stat. § 66.1337(2m)(a).
5. Based upon the findings, as stated above, the District is declared to be a district in need of
rehabilitation or conservation based on the identification and classification of the property included
within the District.
6. The Project Costs relate directly to the rehabilitation or conservation of property in the District
consistent with the purpose for which the District is created.
7. The improvement of such area is likely to enhance significantly the value of substantially all of the
other real property in the District.
8. The equalized value of taxable property of the District, plus the value increment of all existing tax
incremental districts within the City, does not exceed 12% of the total equalized value of taxable
property within the City.
9. The City estimates that less than 35% of the territory within the District will be devoted to retail
business at the end of the District’s maximum expenditure period, pursuant to Wis. Stat. §
66.1105(5)(b) and 66.1105(6)(am)1.
10. The Project Plan for the District in the City is feasible, and is in conformity with the Master Plan of
the City.
_____________________________________________________________________________________________
Project Plan TID No. 35 Creation City of Oshkosh
Prepared by Ehlers Page 6 January 23, 2018
SECTION 2:
Type and General Description of District
Located generally along Oshkosh Avenue between Interstate 41 and the Fox River, this 65.56-acre
District is being created by the City under the authority provided by Wis. Stat. § 66.1105 and will be
classified as a district in need of rehabilitation or conservation based on a finding that at least 50%, by
area, of the real property within the District is in need of conservation or rehabilitation within the meaning
of Wis. Stat. § 66.1337(2m)(a).
Creation of the District will provide the means to pay the costs of public infrastructure needed to facilitate
redevelopment along this corridor that is expected to occur because of the construction of Oshkosh
Corporation’s new global headquarters on a portion of the Lakeshore Municipal Golf Course to the
immediate north of the District. The Project Costs included in this Plan relate directly to the rehabilitation
or conservation or property consistent with the purpose for which the District is created.
_____________________________________________________________________________________________
Project Plan TID No. 35 Creation City of Oshkosh
Prepared by Ehlers Page 7 January 23, 2018
SECTION 3:
Preliminary Maps of Proposed District Boundary
_____________________________________________________________________________________________
Project Plan TID No. 35 Creation City of Oshkosh
Prepared by Ehlers Page 8 January 23, 2018
_____________________________________________________________________________________________
Project Plan TID No. 35 Creation City of Oshkosh
Prepared by Ehlers Page 9 January 23, 2018
_____________________________________________________________________________________________
Project Plan TID No. 35 Creation City of Oshkosh
Prepared by Ehlers Page 10 January 23, 2018
SECTION 4:
Maps Showing Existing Uses and Conditions
_____________________________________________________________________________________________
Project Plan TID No. 35 Creation City of Oshkosh
Prepared by Ehlers Page 11 January 23, 2018
_____________________________________________________________________________________________
Project Plan TID No. 35 Creation City of Oshkosh
Prepared by Ehlers Page 12 January 23, 2018
_____________________________________________________________________________________________
Project Plan TID No. 35 Creation City of Oshkosh
Prepared by Ehlers Page 13 January 23, 2018
City of Oshkosh, WI
Tax Increment District # 35
Base Property Information
District
Classification
Map Ref
#
Parcel
Number Street Address Acreage Land Imp Total
Equalized
Value Ratio Land Imp Total
In Need of
Conservation or
Rehabilitation
1 1610980000 1886 RATH LN 1.971 343,900 3,550,800 3,894,700 98.14% 350,418 3,618,097 3,968,514 1.971
2 1610970000 1930 RATH LN 0.969 169,000 657,600 826,600 98.14% 172,203 670,063 842,266 0.969
3 1610900000 0 RATH LN 0.203 14,800 12,000 26,800 98.14% 15,080 12,227 27,308
4 1610940000 0 OSHKOSH AVE 0.294 15,000 10,800 25,800 98.14% 15,284 11,005 26,289
5 1610870900 0 OMRO RD 0.458 24,700 0 24,700 98.14% 25,168 0 25,168
6 1610870800 1874 OSHKOSH AVE 1.192 39,600 93,900 133,500 98.14% 40,351 95,680 136,030 1.192
7 1610870600 1870 OSHKOSH AVE 1.434 196,700 403,100 599,800 98.14% 200,428 410,740 611,168
8 1610870401 0 OSHKOSH AVE 0.387 19,200 0 19,200 98.14% 19,564 0 19,564
9 1610870301 1844 OSHKOSH AVE 0.912 32,000 78,900 110,900 98.14% 32,606 80,395 113,002 0.912
10 1610870201 1820 OSHKOSH AVE 0.564 25,300 108,300 133,600 98.14% 25,779 110,353 136,132 0.564
11 1610870500 0 OSHKOSH AVE 0.091 0 0 0 98.14% 0 0 0
12 1610870000 1810 OSHKOSH AVE 2.187 261,500 599,700 861,200 98.14% 266,456 611,066 877,522 2.187
13 1608560100 1750 OSHKOSH AVE 0.492 32,600 112,900 145,500 98.14% 33,218 115,040 148,258 0.492
14 1608560000 1746 OSHKOSH AVE 0.200 14,600 57,000 71,600 98.14% 14,877 58,080 72,957 0.200
15 1608550000 1732 OSHKOSH AVE 0.750 38,500 50,600 89,100 98.14% 39,230 51,559 90,789 0.750
16 1608540000 0 OSHKOSH AVE 0.995 33,200 0 33,200 98.14% 33,829 0 33,829
17 1608530000 1714 OSHKOSH AVE 0.172 13,600 65,200 78,800 98.14% 13,858 66,436 80,293 0.172
18 1608520000 0 OSHKOSH AVE 1.830 49,200 0 49,200 98.14% 50,132 0 50,132
19 1608510000 0 OSHKOSH AVE 1.506 40,100 0 40,100 98.14% 40,860 0 40,860
20 1608500000 1634 OSHKOSH AVE 1.004 33,400 82,400 115,800 98.14% 34,033 83,962 117,995 1.004
21 1608490000 1620 OSHKOSH AVE 1.004 33,400 86,200 119,600 98.14% 34,033 87,834 121,867 1.004
22 1608480000 1610 OSHKOSH AVE 1.004 33,400 78,100 111,500 98.14% 34,033 79,580 113,613 1.004
23 1608600000 1260 N WESTFIELD ST 6.335 0 0 0 98.14% 0 0 0
24 1611800000 1705 OSHKOSH AVE 0.751 29,500 140,200 169,700 98.14% 30,059 142,857 172,916 0.751
25 1608610100 1719 OSHKOSH AVE 0.193 14,500 58,500 73,000 98.14% 14,775 59,609 74,384 0.193
26 1608620000 1725 OSHKOSH AVE 0.193 14,500 64,700 79,200 98.14% 14,775 65,926 80,701 0.193
27 1608590000 1731 OSHKOSH AVE 0.219 15,300 49,900 65,200 98.14% 15,590 50,846 66,436 0.219
28 1608590100 1735 OSHKOSH AVE 0.236 16,000 80,000 96,000 98.14% 16,303 81,516 97,819 0.236
29 1608580200 1743 OSHKOSH AVE 0.152 11,900 81,200 93,100 98.14% 12,126 82,739 94,864 0.152
30 1608580000 1803 OSHKOSH AVE 0.407 22,700 65,200 87,900 98.14% 23,130 66,436 89,566 0.407
31 1612590000 1811 OSHKOSH AVE 0.528 27,500 81,800 109,300 98.14% 28,021 83,350 111,372 0.528
32 1611700000 1815 OSHKOSH AVE 0.570 25,500 98,600 124,100 98.14% 25,983 100,469 126,452 0.570
33 1611690000 1817 OSHKOSH AVE 1.080 36,900 76,300 113,200 98.14% 37,599 77,746 115,345 1.080
34 1611680000 1823 OSHKOSH AVE 0.329 19,700 66,200 85,900 98.14% 20,073 67,455 87,528 0.329
35 1611670000 1845 OSHKOSH AVE 0.340 20,100 109,200 129,300 98.14% 20,481 111,270 131,751 0.340
36 1611660000 1849 OSHKOSH AVE 0.503 26,500 63,600 90,100 98.14% 27,002 64,805 91,808 0.503
37 1611650000 1194 N KOELLER ST 0.504 26,500 80,900 107,400 98.14% 27,002 82,433 109,436 0.504
38 1611640000 1184 N KOELLER ST 0.256 16,800 72,600 89,400 98.14% 17,118 73,976 91,094 0.256
39 1611630000 1178 N KOELLER ST 0.425 23,500 90,300 113,800 98.14% 23,945 92,011 115,957 0.425
40 1611620100 1170 N KOELLER ST 0.295 18,300 90,300 108,600 98.14% 18,647 92,011 110,658 0.295
41 1611620000 1164 N KOELLER ST 0.152 11,900 60,400 72,300 98.14% 12,126 61,545 73,670 0.152
42 1611550000 0 OSHKOSH AVE 1.716 52,900 0 52,900 98.14% 53,903 0 53,903
43 1611590000 1062 N KOELLER ST 7.790 0 0 0 98.14% 0 0 0 7.790
44 1608700101 900 N KOELLER ST 10.760 1,146,300 802,100 1,948,400 98.14% 1,168,025 817,302 1,985,327 10.760
45 1600550000 1412 N EAGLE ST 0.126 14,500 86,700 101,200 98.14% 14,775 88,343 103,118 0.126
46 1600540000 1536 OSHKOSH AVE 0.168 10,700 67,500 78,200 98.14% 10,903 68,779 79,682 0.168
47 1600530000 1530 OSHKOSH AVE 0.252 16,600 75,200 91,800 98.14% 16,915 76,625 93,540 0.252
48 1600520000 1522 OSHKOSH AVE 0.378 21,500 38,400 59,900 98.14% 21,907 39,128 61,035 0.378
49 1600510200 1512 OSHKOSH AVE 0.180 13,900 86,700 100,600 98.14% 14,163 88,343 102,507
50 1600510100 1508 OSHKOSH AVE 0.180 13,900 86,700 100,600 98.14% 14,163 88,343 102,507
Parcels 1 ‐ 50
Assessment Information Equalized ValueProperty Information
SECTION 5:
Preliminary Parcel List and Analysis
_____________________________________________________________________________________________
Project Plan TID No. 35 Creation City of Oshkosh
Prepared by Ehlers Page 14 January 23, 2018
City of Oshkosh, WI
Base Property Information
Base Property Information
District
Classification
Map Ref
#
Parcel
Number Street Address Acreage Land Imp Total
Equalized
Value Ratio Land Imp Total
In Need of
Conservation or
Rehabilitation
51 1600500000 1502 OSHKOSH AVE 0.205 12,100 48,700 60,800 98.14% 12,329 49,623 61,952 0.205
52 1600490000 0 OSHKOSH AVE 0.126 1,000 0 1,000 98.14% 1,019 0 1,019
53 1600480000 1414 OSHKOSH AVE 0.237 16,000 101,700 117,700 98.14% 16,303 103,627 119,931
54 1600470000 1406 OSHKOSH AVE 0.196 14,400 73,400 87,800 98.14% 14,673 74,791 89,464 0.196
55 1600460000 1402 OSHKOSH AVE 0.187 28,200 37,300 65,500 98.14% 28,734 38,007 66,741 0.187
56 1600430000 1320 OSHKOSH AVE 0.541 81,200 98,400 179,600 98.14% 82,739 100,265 183,004 0.541
57 1600420000 1306 OSHKOSH AVE 0.327 57,000 217,800 274,800 98.14% 58,080 221,928 280,008 0.327
58 1600410000 0 FOX ST 0.059 4,400 0 4,400 98.14% 4,483 0 4,483
59 1600390000 0 OSHKOSH AVE 0.144 21,700 0 21,700 98.14% 22,111 0 22,111 0.144
60 1600380000 1236 OSHKOSH AVE 0.121 18,100 9,900 28,000 98.14% 18,443 10,088 28,531 0.121
61 1600370000 0 OSHKOSH AVE 0.121 18,100 0 18,100 98.14% 18,443 0 18,443 0.121
62 1600360000 1226 OSHKOSH AVE 0.180 27,100 103,500 130,600 98.14% 27,614 105,462 133,075 0.180
63 1610980000 0 OSHKOSH AVE 0.180 0 0 0 98.14% 0 0 0
64 1610970000 1218 OSHKOSH AVE 0.180 0 0 0 98.14% 0 0 0
65 1610900000 1212 OSHKOSH AVE 0.090 0 0 0 98.14% 0 0 0
66 1610940000 1208 OSHKOSH AVE 0.266 0 0 0 98.14% 0 0 0
67 1610870900 1415 RAINBOW DR 0.046 6,000 28,900 34,900 98.14% 6,114 29,448 35,561
68 1610870800 1202 OSHKOSH AVE 0.160 29,600 90,000 119,600 98.14% 30,161 91,706 121,867
69 1610870600 1539 OSHKOSH AVE 0.421 18,900 57,700 76,600 98.14% 19,258 58,794 78,052 0.421
70 1610870401 1529 OSHKOSH AVE 0.270 17,300 61,200 78,500 98.14% 17,628 62,360 79,988 0.270
71 1610870301 1519 OSHKOSH AVE 0.270 17,300 122,700 140,000 98.14% 17,628 125,025 142,653
72 1610870201 1513 OSHKOSH AVE 0.270 17,300 51,700 69,000 98.14% 17,628 52,680 70,308 0.270
73 1610870500 1503 OSHKOSH AVE 0.183 11,800 61,800 73,600 98.14% 12,024 62,971 74,995 0.183
74 1610870000 1321 PUNHOQUA ST 0.113 13,000 97,800 110,800 98.14% 13,246 99,654 112,900
75 1608560100 1325 OSHKOSH AVE 0.257 26,200 148,100 174,300 98.14% 26,697 150,907 177,603 0.257
76 1608560000 1319 OSHKOSH AVE 0.329 31,900 109,300 141,200 98.14% 32,505 111,372 143,876 0.329
77 1608550000 1313 OSHKOSH AVE 0.147 17,700 92,300 110,000 98.14% 18,035 94,049 112,085 0.147
78 1608540000 1309 OSHKOSH AVE 0.152 18,900 69,400 88,300 98.14% 19,258 70,715 89,974 0.152
79 1608530000 1301 OSHKOSH AVE 0.137 13,700 55,800 69,500 98.14% 13,960 56,858 70,817 0.137
80 1608520000 1221 OSHKOSH AVE 0.127 13,100 110,900 124,000 98.14% 13,348 113,002 126,350 0.127
81 1608510000 1217 OSHKOSH AVE 0.127 13,100 49,700 62,800 98.14% 13,348 50,642 63,990 0.127
82 1608500000 1211 OSHKOSH AVE 0.127 13,100 48,200 61,300 98.14% 13,348 49,114 62,462 0.127
83 1608490000 1203 OSHKOSH AVE 0.101 10,200 68,500 78,700 98.14% 10,393 69,798 80,192 0.101
84 1608480000 0 OSHKOSH AVE 0.059 0 0 0 98.14% 0 0 0
85 1608600000 0 N SAWYER ST 0.330 0 0 0 98.14% 0 0 0
86 1611800000 1300 N SAWYER ST 4.140 0 0
65.558 3,720,000 10,735,400 14,455,400 3,790,503 10,938,863 43.6953
66.65%
14,729,366
Parcels 51 ‐ 86
Assessment Information Equalized ValueProperty Information
_____________________________________________________________________________________________
Project Plan TID No. 35 Creation City of Oshkosh
Prepared by Ehlers Page 15 January 23, 2018
SECTION 6:
Equalized Value Test
The following calculations demonstrate that the City expects to be in compliance with Wis. Stats. §
66.1105(4)(gm)4.c., which requires that the equalized value of the taxable property in the proposed
District, plus the value increment of all existing tax incremental districts, does not exceed 12% of the total
equalized value of taxable property within the City.
The equalized value of the increment of existing tax incremental districts within the City, plus the base
value of the proposed District, totals $292,049,166. This value is less than the maximum of $471,813,384
in equalized value that is permitted for the City of Oshkosh. The City therefore expects to be in
compliance with the statutory equalized valuation test and may proceed with creation of this District.
District Creation Date 1/23/2018
Valuation Data Percent Valuation Data
Currently Available Change Est. Creation Date
2017
Total EV (TID In) 3,931,778,200 3,931,778,200
12% Test 471,813,384 471,813,384
Increment of Existing TIDs 277,319,800 277,319,800
Total Existing Increment 277,319,800 277,319,800
Projected Base of New District 14,729,366 0.00% 14,729,366
Total Value Subject to 12% Test 292,049,166 292,049,166
Compliance PASS PASS
City of Oshkosh, WI
Tax Increment District # 35
Valuation Test Compliance Calculation
_____________________________________________________________________________________________
Project Plan TID No. 35 Creation City of Oshkosh
Prepared by Ehlers Page 16 January 23, 2018
SECTION 7:
Statement of Kind, Number and Location of Proposed
Public Works and Other Projects
Project Costs are any expenditure made, estimated to be made, or monetary obligations incurred or
estimated to be incurred as outlined in this Plan. Project Costs will be diminished by any income, special
assessments or other revenues, including user fees or charges. If Project Costs incurred benefit territory
outside the District, a proportionate share of the cost is not a Project Cost. Costs identified in this Plan are
preliminary estimates made prior to design considerations and are subject to change after planning, design
and construction is completed.
With all projects, the costs of engineering, design, survey, inspection, materials, construction, restoring
property to its original condition, apparatus necessary for public works, legal and other consultant fees,
testing, environmental studies, permits, updating City ordinances and plans, judgments or claims for
damages and other expenses are included as Project Costs.
The following is a list of public works and other tax incremental financing eligible projects that the City
expects to make, or may need to make, in conjunction with the implementation of the District’s Plan. The
map found in Section 8 of this Plan along with the Detailed List of Project Costs found in Section 9
provide additional information as to the kind, number and location of potential Project Costs.
Right-of-Way and Easement Acquisition
Acquisition of Rights-of-Way
The City will need to acquire property to allow for installation of streets, driveways, sidewalks, utilities,
stormwater management practices and other public infrastructure. Costs incurred by the City to identify,
negotiate and acquire rights-of-way are eligible Project Costs.
Acquisition of Easements
The City will need to acquire temporary or permanent easements to allow for installation and
maintenance of streets, driveways, sidewalks, utilities, stormwater management practices and other public
infrastructure. Costs incurred by the City to identify, negotiate and acquire easement rights are eligible
Project Costs.
Relocation Costs
Acquisition of rights of way or easements necessary for extension of streets may require payment of
relocation costs. Should relocation costs apply, these expenses are eligible Project Costs and may include,
but are not limited to: preparation of a relocation plan; allocations of staff time; legal fees; publication of
notices; obtaining appraisals; and payment of relocation benefits as required by Wis. Stat. Chapter 32 and
Wis. Admin. Code ADM 92.
Site Preparation Activities
Environmental Audits and Remediation
If it becomes necessary to evaluate any land or improvement within the District, any cost incurred by the
City related to environmental audits, testing, and remediation are eligible Project Costs.
_____________________________________________________________________________________________
Project Plan TID No. 35 Creation City of Oshkosh
Prepared by Ehlers Page 17 January 23, 2018
Demolition
To make sites suitable for development the City may incur costs related to demolition and removal of
structures or other land improvements, to include abandonment of wells or other existing utility services.
Site Grading
Land within the District may require grading to make it suitable for development, to provide access, and
to control stormwater runoff. The City may need to remove and dispose of excess material, or bring in
fill material to provide for proper site elevations. Expenses incurred by the City for site grading are
eligible Project Costs.
Utilities
Sanitary Sewer System Improvements
There are inadequate sanitary sewer facilities serving the District. To allow development to occur, the
City will need to construct, alter, rebuild or expand sanitary sewer infrastructure within and outside of the
District. Eligible Project Costs include, but are not limited to, construction, alteration, rebuilding or
expansion of: collection mains; manholes and cleanouts; service laterals; force mains; interceptor sewers;
pumping stations; lift stations; wastewater treatment facilities; and all related appurtenances. To the extent
sanitary sewer projects undertaken within the District provide direct benefit to land outside of the District,
the City will make an allocation of costs based on such benefit. Those costs corresponding to the benefit
allocated to land within the District, and necessitated by the implementation of the Project Plan, are
eligible Project Costs. Implementation of the Project Plan may also require that the City construct, alter,
rebuild or expand sanitary sewer infrastructure located outside of the District. That portion of the costs of
sanitary sewer system projects undertaken outside the District which are necessitated by the
implementation of the Project Plan are eligible Project Costs.
Water System Improvements
There are inadequate water distribution facilities serving the District. To allow development to occur, the
City will need to construct, alter, rebuild or expand water system infrastructure within the District.
Eligible Project Costs include, but are not limited to, construction, alteration, rebuilding or expansion of:
distribution mains; manholes and valves; hydrants; service laterals; pumping stations; wells; water
treatment facilities; storage tanks and reservoirs; and all related appurtenances. To the extent water
system projects undertaken within the District provide direct benefit to land outside of the District, the
City will make an allocation of costs based on such benefit. Those costs corresponding to the benefit
allocated to land within the District, and necessitated by the implementation of the Project Plan, are
eligible Project Costs. Implementation of the Project Plan may also require that the City construct, alter,
rebuild or expand water system infrastructure located outside of the District. That portion of the costs of
water system projects undertaken outside the District which are necessitated by the implementation of the
Project Plan are eligible Project Costs.
Stormwater Management System Improvements
To manage stormwater runoff, the City will need to construct, alter, rebuild or expand stormwater
management infrastructure within the District. Eligible Project Costs include, but are not limited to,
construction, alteration, rebuilding or expansion of: stormwater collection mains; inlets, manholes and
valves; service laterals; ditches; culvert pipes; box culverts; bridges; stabilization of stream and river
banks; and infiltration, filtration and detention Best Management Practices (BMP’s). To the extent
stormwater management system projects undertaken within the District provide direct benefit to land
outside of the District, the City will make an allocation of costs based on such benefit. Those costs
corresponding to the benefit allocated to land within the District, and necessitated by the implementation
of the Project Plan, are eligible Project Costs. Implementation of the Project Plan may also require that
_____________________________________________________________________________________________
Project Plan TID No. 35 Creation City of Oshkosh
Prepared by Ehlers Page 18 January 23, 2018
the City construct, alter, rebuild or expand stormwater management infrastructure located outside of the
District. That portion of the costs of stormwater management system projects undertaken outside the
District which are necessitated by the implementation of the Project Plan are eligible Project Costs.
Electric Service
To create sites suitable for development the City may incur costs to provide, relocate or upgrade electric
services. Relocation may require abandonment and removal of existing poles or towers, or installation of
new poles or towers. Costs incurred by the City to undertake this work are eligible Project Costs.
Gas Service
To create sites suitable for development the City may incur costs to provide, relocate or upgrade gas
mains and services. Costs incurred by the City to undertake this work are eligible Project Costs.
Communications Infrastructure
To create sites suitable for development the City may incur costs to provide, relocate or upgrade
infrastructure required for voice and data communications, including, but not limited to: telephone lines,
cable lines and fiber optic cable. Costs incurred by the City to undertake this work are eligible Project
Costs.
Burying Overhead Lines
To attract and promote and support redevelopment and rehabilitation of sites within the district and
consistent with the objectives of this Plan, the City may undertake the burial or movement of overhead
utilities (i.e. phone, cable, electric, etc.) currently located within the project area or within ½ mile of the
project area. Undergrounding may include upgrading of existing services in the project area or within ½
mile of the project area to accommodate the new service. Costs incurred by the City to undertake this
work are eligible Project Costs.
Streets and Streetscape
Street Improvements
There are inadequate street improvements serving areas of the District. To allow development to occur,
the City may need to construct or reconstruct streets, highways, access drives and parking areas. Eligible
Project Costs include, but are not limited to: excavation; removal or placement of fill; construction of
road base; asphalt or concrete paving or repaving; installation of curb and gutter; installation of sidewalks
and bicycle lanes; installation of culverts, box culverts and bridges; rail crossings and signals; utility
relocation, to include burying overhead utility lines; street lighting; installation of traffic control signage
and traffic signals; pavement marking; right-of-way restoration; installation of retaining walls; and
installation of fences, berms, and landscaping. Costs incurred by the City for street improvements are
eligible Project Costs.
Streetscaping and Landscaping
To attract and promote redevelopment and rehabilitation of existing sites within the district consistent
with the objectives of this Plan, the City may install amenities to enhance development sites, rights-of-
way and other public spaces. These amenities include, but are not limited to: landscaping; lighting of
streets, sidewalks, parking areas and public areas; installation of planters, benches, tree rings, trash
receptacles and similar items; and installation of decorative walks, terraces and street crossings. These
and any other similar amenities installed by the City are eligible Project Costs.
_____________________________________________________________________________________________
Project Plan TID No. 35 Creation City of Oshkosh
Prepared by Ehlers Page 19 January 23, 2018
Redevelopment Authority (RDA) Activities
Contribution to Redevelopment Authority
As provided for in Wis. Stats. § 66.1105(2)(f)1.h and 66.1333(13), the City may provide funds to its RDA
to be used for administration, planning operations, and capital costs, including but not limited to real
property acquisition, related to the purposes for which it was established in furtherance of any
redevelopment or urban renewal project. Funds provided to the RDA for this purpose are eligible Project
Costs.
Façade/Building/Site Improvement Revolving Loan/Grant Program
To encourage private redevelopment consistent with the objectives of this Plan, the City, through its
RDA, may provide loans and/or matching grants to eligible residential and commercial property owners
in the District where modernization of older buildings and sites present significant challenges and costs.
Eligible improvements will be those that are likely to improve the value of the property, enhance the
visual appearance of the property and surrounding area or correct safety deficiencies. Eligible costs may
include but are not limited to new exterior paint or siding, roofing, awnings, windows, masonry work,
plumbing, electrical, and structural improvements that improve a building’s market value. This program
may also assist property owners in the neighborhoods within or immediately joining the District to make
external and internal repairs and improvements to their properties in order to maintain the safety, health,
and livability of the neighborhood and district. Loan and/or matching grant recipients will be required to
sign an agreement specifying the nature of the property improvements to be made. Any funds returned to
the RDA from the repayment of loans made are not considered revenues to the District, and will not be
used to offset District Project Costs. Instead, these funds may be placed into a revolving loan fund and
will continue to be used for the program purposes stated above. Any funds provided to the RDA for
purposes of implementing this program are considered eligible Project Costs.
Miscellaneous
Projects Outside the Tax Increment District
Pursuant to Wis. Stat. § 66.1105(2)(f)1.n, the City may undertake projects within territory located within
one-half mile of the boundary of the District provided that: 1) the project area is located within the City’s
corporate boundaries and 2) the projects are approved by the Joint Review Board. The cost of projects
completed outside the District pursuant to this section are eligible Project Costs, and may include any
project cost that would otherwise be eligible if undertaken within the District. The City intends to make
the following Project Cost expenditures outside the District as identified on the Proposed Improvements
Map included in Section 8 of this Plan:
Construction of trails currently undetermined as to specific location that would connect properties
in the District and within ½ mile of the District to the Riverfront trail.
Extensions of N. Sawyer Street, N. Westfield Street, N. Koeller Street and Rath Lane, portions of
which will lie outside of the District’s boundaries.
Construction of a regional stormwater pond.
Relocation or burying of overhead lines (i.e. phone, electric, cable, etc.).
Loans or grants for façade, building and site improvements.
_____________________________________________________________________________________________
Project Plan TID No. 35 Creation City of Oshkosh
Prepared by Ehlers Page 20 January 23, 2018
Professional Service and Organizational Costs
The costs of professional services rendered, and other costs incurred, in relation to the creation,
administration and termination of the District, and the undertaking of the projects contained within this
Plan, are eligible Project Costs. Professional services include, but are not limited to: architectural;
environmental; planning; engineering; legal, audit; financial; and the costs of informing the public with
respect to the creation of the District and the implementation of the Plan.
Administrative Costs
The City may charge to the District as eligible Project Costs reasonable allocations of administrative
costs, including, but not limited to, employee salaries. Costs allocated will bear a direct connection to the
time spent by City employees in connection with the implementation of the Plan.
Financing Costs
Interest expense, debt issuance expenses, redemption premiums, and any other fees and costs incurred in
conjunction with obtaining financing for projects undertaken under this Plan are eligible Project Costs.
_____________________________________________________________________________________________
Project Plan TID No. 35 Creation City of Oshkosh
Prepared by Ehlers Page 21 January 23, 2018
SECTION 8:
Map Showing Proposed Improvements and Uses
_____________________________________________________________________________________________
Project Plan TID No. 35 Creation City of Oshkosh
Prepared by Ehlers Page 22 January 23, 2018
_____________________________________________________________________________________________
Project Plan TID No. 35 Creation City of Oshkosh
Prepared by Ehlers Page 23 January 23, 2018
SECTION 9:
Detailed List of Project Costs
The following list identifies the Project Costs that the City currently expects to incur in implementing the
District’s Plan. All projects identified and related costs reflect the best estimates available as of the date of
preparation of this Plan. All costs are preliminary estimates and may increase or decrease. Certain Project
Costs listed may become unnecessary, and other Project Costs not currently identified may need to be
made. (Section 7 details the general categories of eligible Project Costs). Changes in Project Cost totals or
the types of Project Costs to be incurred will not require that this Plan be amended. This Plan is not meant
to be a budget nor an appropriation of funds for specific Project Costs, but a framework within which to
manage Project Costs.
Project Cost Estimates
1 N. Westfield St. Extension & Intersection Improvements 2018 848,292$
2 Koeller St. Extension & Intersection Improvements 2018 391,420$
3 Storm Sewer for Koeller, Westfield and Outfall 2018 776,000$
4 Storm Sewer Relay For Rath 2018 147,000$
5 Storm Sewer Relay Within Former Golf Course 2018 187,000$
6 2.7 Acre Regional Water Quantity and Quality Detention Facility 2018 1,138,000$
7 Traffic Impact Analysis 2018 25,000$
8 Streetscaping & Landscaping 2018 100,000$
9 Environmental Contingency 2018 351,900$
10 Sawyer Street Intersection Improvements & Extension 2026 5,797,300$
11 5% Contingency on Project ID Lines 1 ‐ 10 2018 & 2026 488,100$
12 Revolving Loan & Grant Program 2021‐2039 1,567,371$
13 Administrative Cost 2032‐2039 436,753$
Subtotal Project Costs 12,254,136$
Less Cash on Hand2
Sewer Enterprise Fund (348,700)$
Total Project Costs Net of Cash on Hand 11,905,436$
Paid From Future Tax Increments (3,279,124)$
Balance to be Financed 8,626,312$
Notes:
1Cost estimates for public infrastructure line items provided by City staff. Development incentives per draft development agreement.
2Cash on hand is unspent proceeds from prior year borrowings as a result of lower bid prices and deferred projects.
City of Oshkosh, WI
Tax Increment District # 35
Estimated Project List
Project
ID Project Name/Type Funding
Period Total Cost
_____________________________________________________________________________________________
Project Plan TID No. 35 Creation City of Oshkosh
Prepared by Ehlers Page 24 January 23, 2018
SECTION 10:
Economic Feasibility Study, Financing Methods, and the
Time When Costs or Monetary Obligations Related are to
be Incurred
This Section includes a forecast of the valuation increases expected within the District, the associated tax
increment collections, a summary of how Project Costs would be financed, and a projected cash flow
demonstrating that the District is economically feasible.
Key Assumptions
For purposes of the Plan, it is assumed that the redevelopment expected to occur as part of the Project will
result in the creation of $28.5 million in incremental value by January 1, 2021. The redevelopment
projects, assumed valuations and timing are included in Table 1. Assuming the $28.5 million valuation as
a constant, and the City’s current equalized TID Interim tax rate of $26.30 per thousand of equalized
value, the Project would generate $19,202,307 in incremental tax revenue over the 27-year term of the
District as shown in Table 2.
Actual Hotel Convenience
Store Office Building Restaurant Branch Bank Tenant Bldgs.
(2)Annual Total
1 2018 0 2018 1
2 2019 14,000,000 3,500,000 17,500,000 2019 2
3 2020 3,500,000 2,500,000 2,000,000 3,000,000 11,000,000 2020 3
4 2021 0 2021 4
5 2022 0 2022 5
6 2023 0 2023 6
7 2024 0 2024 7
8 2025 0 2025 8
9 2026 0 2026 9
10 2027 0 2027 10
11 2028 0 2028 11
12 2029 0 2029 12
13 2030 0 2030 13
14 2031 0 2031 14
15 2032 0 2032 15
16 2033 0 2033 16
17 2034 0 2034 17
18 2035 0 2035 18
19 2036 0 2036 19
20 2037 0 2037 20
21 2038 0 2038 21
22 2039 0 2039 22
23 2040 0 2040 23
24 2041 0 2041 24
25 2042 0 2042 25
26 2043 0 2043 26
27 2044 0 2044 27
Totals 0 14,000,000 3,500,000 3,500,000 2,500,000 2,000,000 3,000,000 28,500,000
Notes:
1Projected valuations per discussion with City staff 12‐11‐2017.
Construction Year Construction Year
City of Oshkosh, WI
Tax Increment District # 35
Development Assumptions
Table 1 – Development Assumptions
_____________________________________________________________________________________________
Project Plan TID No. 35 Creation City of Oshkosh
Prepared by Ehlers Page 25 January 23, 2018
Type of District Base Value 14,729,366
District Creation Date Appreciation Factor 0.00%Apply to Base Value
Valuation Date Jan 1, 2018 Base Tax Rate $26.30
Max Life (Years) Rate Adjustment Factor
Expenditure Period/Termination 22 1/23/2040
Revenue Periods/Final Year 27 2046
Extension Eligibility/Years Yes 3 Tax Exempt Discount Rate 4.00%
Recipient District Taxable Discount Rate 5.50%
Construction
Year Value Added Valuation Year
Inflation
Increment
Total
Increment Revenue Year Tax Rate1 Tax Increment
Tax Exempt
NPV
Calculation
Taxable NPV
Calculation
1 2018 0 2019 0 0 2020 $26.30 0 0 0
2 2019 17,500,000 2020 0 17,500,000 2021 $26.30 460,329 393,491 371,586
3 2020 11,000,000 2021 0 28,500,000 2022 $26.30 749,679 1,009,673 945,191
4 2021 0 2022 0 28,500,000 2023 $26.30 749,679 1,602,155 1,488,892
5 2022 0 2023 0 28,500,000 2024 $26.30 749,679 2,171,850 2,004,249
6 2023 0 2024 0 28,500,000 2025 $26.30 749,679 2,719,633 2,492,740
7 2024 0 2025 0 28,500,000 2026 $26.30 749,679 3,246,348 2,955,763
8 2025 0 2026 0 28,500,000 2027 $26.30 749,679 3,752,804 3,394,648
9 2026 0 2027 0 28,500,000 2028 $26.30 749,679 4,239,781 3,810,653
10 2027 0 2028 0 28,500,000 2029 $26.30 749,679 4,708,029 4,204,971
11 2028 0 2029 0 28,500,000 2030 $26.30 749,679 5,158,266 4,578,731
12 2029 0 2030 0 28,500,000 2031 $26.30 749,679 5,591,187 4,933,006
13 2030 0 2031 0 28,500,000 2032 $26.30 749,679 6,007,458 5,268,813
14 2031 0 2032 0 28,500,000 2033 $26.30 749,679 6,407,718 5,587,112
15 2032 0 2033 0 28,500,000 2034 $26.30 749,679 6,792,583 5,888,818
16 2033 0 2034 0 28,500,000 2035 $26.30 749,679 7,162,645 6,174,795
17 2034 0 2035 0 28,500,000 2036 $26.30 749,679 7,518,475 6,445,863
18 2035 0 2036 0 28,500,000 2037 $26.30 749,679 7,860,619 6,702,800
19 2036 0 2037 0 28,500,000 2038 $26.30 749,679 8,189,603 6,946,342
20 2037 0 2038 0 28,500,000 2039 $26.30 749,679 8,505,934 7,177,187
21 2038 0 2039 0 28,500,000 2040 $26.30 749,679 8,810,099 7,395,998
22 2039 0 2040 0 28,500,000 2041 $26.30 749,679 9,102,565 7,603,402
23 2040 0 2041 0 28,500,000 2042 $26.30 749,679 9,383,782 7,799,993
24 2041 0 2042 0 28,500,000 2043 $26.30 749,679 9,654,183 7,986,335
25 2042 0 2043 0 28,500,000 2044 $26.30 749,679 9,914,184 8,162,963
26 2043 0 2044 0 28,500,000 2045 $26.30 749,679 10,164,185 8,330,383
27 2044 0 2045 0 28,500,000 2046 $26.30 749,679 10,404,571 8,489,074
Totals 28,500,000 0 Future Value of Increment 19,202,307
Notes:
1Tax rate shown is actual TID Interim Rate for the 2017/18 levy per DOR Form PC‐202 (Tax Increment Collection Worksheet).
Rehabilitation
January 23, 2018
27
Yes
City of Oshkosh, WI
Tax Increment District # 35
Tax Increment Projection Worksheet
Table 2 – Tax Increment Projection Worksheet
Financing and Implementation
The City anticipates making total expenditures of approximately $12.25 million (“Project Costs”) to
undertake the projects listed in this Project Plan (“Plan”). Project Costs include an estimated $10.25
million in funding for public infrastructure including: street improvements; water and sanitary sewer
system improvements; storm water management improvements; environmental contingency; streetscaping
and landscaping; and a traffic impact analysis. Public infrastructure identified in the Plan is expected to be
installed in 2018, except for the Sawyer Street extension which is projected to be constructed in 2026
based on cash flow. Remaining costs include: $1.6 million to cash fund a loan and grant program for
rehabilitation projects and $436,000 for administrative costs to be incurred over the life of the District.
_____________________________________________________________________________________________
Project Plan TID No. 35 Creation City of Oshkosh
Prepared by Ehlers Page 26 January 23, 2018
Administrative costs and funding for the loan and grant program will be paid from tax increments as they
are realized over the life of the District. Projections also indicate that the District will accumulate
sufficient fund balance to cash fund approximately $1,275,000 of the Sawyer Street intersection
improvements and extension when that project is undertaken in 2026. Advances from other funds will
also pay for approximately $348,700 of that project, with the advance to be recovered with interest at a
later point. All other Project Costs will be debt financed as identified in Table 3.
G.O. Bonds Stormwater
Rev Bonds G.O. Bonds Water Rev
Bonds
Sewer Rev
Bonds
Stormwater
Rev Bonds
2018 2018 202 202 2026 2026
Projects
N. Westfield St. Extension & Intersection Improvements 848,292 848,292
Koeller St. Extension & Intersection Improvements 391,420 391,420
Storm Sewer for Koeller, Westfield and Outfall 776,000 776,000
Storm Sewer Relay For Rath 147,000 147,000
Storm Sewer Relay Within Former Golf Course 187,000 187,000
2.7 Acre Regional Water Quantity and Quality Detention Facility 1,138,000 1,138,000
Traffic Impact Analysis 25,000 25,000
Streetscaping & Landscaping 100,000 100,000
Environmental Contingency 64,887 34,462 171,713 51,400 19,000 10,439 351,900
Sawyer Street Intersection Improvements & Extension 3,898,400 846,500 313,100 739,300 5,797,300
5% Contingency 71,480 114,123 203,506 44,895 16,600 37,496 488,100
Less Cash On Hand (348,700) (348,700)
Less Future Tax Increments Applied (Reduce Borrowing Required)(487,766) (787,234) (1,275,000)
Total Project Funds 1,501,079 2,396,585 4,273,619 455,029 0 0 8,626,312
Estimated Finance Related Expenses
Allocated Municipal Advisor, Bond Counsel & Rating1 16,400 29,550 43,400 5,200
Underwriter Discount @ 1.25% of Par Amount 20,500 36,938 43,400 5,200
Debt Service Reserve @ 10% of Par Amount 0 295,500 0 52,000
Capitalized Interest 105,727 206,081 0 0
Total Financing Required 1,643,706 2,964,653 4,360,419 517,429
Interest Earnings on Temporary Investment of Funds2 (7,505) (11,983) (21,368) (2,275)
Rounding 3,800 2,330 949 4,846
Net Issue Size 1,640,000 2,955,000 4,340,000 520,000 9,455,000
Notes:
1The City would expect to issue debt financing required to pay Project Costs as part of its annual capital improvements plan borrowings. For planning purposes, it is assumed that allocated
1issuance expenses would be equal to 1% of the par amount of bonds issued.
2Reflects interest earnings on borrowed funds during spend down period. Assumes 1% investment yield for six months.
City of Oshkosh, WI
Tax Increment District # 35
Estimated Financing Plan
Totals
Table 3 – Financing Plan
Based on assumed debt service schedules as included within the cash flow exhibit (Table 4), the District
is projected to accumulate sufficient funds by the year 2043 to pay off all Project related debt. The
projected early closure is based on the various assumptions noted in this Plan and will vary dependent on
actual Project Costs incurred and the actual amount of tax increments collected.
_____________________________________________________________________________________________
Project Plan TID No. 35 Creation City of Oshkosh
Prepared by Ehlers Page 27 January 23, 2018
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In
f
r
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r
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t
u
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e & Re
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a
t
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d
Pr
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j
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Co
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t
s
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g
Lo
a
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& Gr
a
n
t
Pr
o
g
r
a
m
Ba
l
a
n
c
e
s
Ad
m
i
n
.
Table 4 - Cash Flow
_____________________________________________________________________________________________
Project Plan TID No. 34 Creation City of Oshkosh
Prepared by Ehlers Page 28 January 23, 2018
SECTION 11:
Annexed Property
There are no lands proposed for inclusion within the District that were annexed by the City on or after
January 1, 2004.
SECTION 12:
Estimate of Property to be Devoted to Retail Business
Pursuant to Wis. Stat. § 66.1105(5)(b) and 66.1105(6)(am)1, the City estimates that less than 35% of the
territory within the District will be devoted to retail business at the end of the District’s maximum
expenditure period.
SECTION 13:
Proposed Zoning Ordinance Changes
In areas of the District where redevelopment is expected to occur, the City expects to change the zoning
to Corporate Business Park with Planned Development Overlay (CBP-PD), or other appropriate zoning
based on the specific redevelopment proposed. The City expects to maintain the existing zoning in other
areas of the District.
SECTION 14:
Proposed Changes in Master Plan, Map, Building Codes
and City of Oshkosh Ordinances
The proposed Plan is in general conformance with the City of Oshkosh’s Comprehensive Plan identifying
the area as appropriate for commercial, residential and institutional uses. All development within the
District will be required to conform to the State Building Codes and will be subject to the City's
permitting and inspection procedures. The proposed Plan conforms to all relevant State and local
ordinances, plans, and codes, thus, no changes to the existing regulations are proposed or needed.
_____________________________________________________________________________________________
Project Plan TID No. 34 Creation City of Oshkosh
Prepared by Ehlers Page 29 January 23, 2018
SECTION 15:
Relocation
Implementation of this Plan is not expected to require relocation of individuals or business operations
except as may be related to acquisition of rights-of-way needed for extension of streets. If relocation were
to become necessary, relocations will be handled in compliance with Wis. Stat. Chapter 32 and Wis.
Admin. Code ADM 92.
SECTION 16:
Orderly Development of the City of Oshkosh
Creation of the District and the implementation of the projects in its Plan will promote the orderly
development of the City of Oshkosh by redeveloping and rehabilitating existing uses along Oshkosh
Avenue: a gateway corridor providing access to the central City from the interstate. These activities will
add to the tax base, retain and provide for employment opportunities, and will generate positive secondary
impacts in the community such as providing infrastructure needed to allow for construction of Oshkosh
Corporation’s new global headquarters in Tax Incremental District No. 34 to be created concurrently with
the District.
SECTION 17:
List of Estimated Non-Project Costs
Non-project costs are public works projects which only partly benefit the District. Costs incurred that do
not benefit the District may not be paid with tax increments. Examples of non-project costs are:
A public improvement made within the District that also benefits property outside the District.
That portion of the total Project Costs allocable to properties outside of the District would be a
non-project cost.
A public improvement made outside the District that only partially benefits property within the
District. That portion of the total Project Costs allocable to properties outside of the District
would be a non-project cost.
Projects undertaken within the District as part of the implementation of this Project Plan, the costs
of which are paid fully or in part by impact fees, grants, special assessments, or revenues other
than tax increments.
The City does not expect to incur any non-Project Costs in the implementation of this Project Plan.
_____________________________________________________________________________________________
Project Plan TID No. 35 Creation City of Oshkosh
Prepared by Ehlers Page 30 January 23, 2018
SECTION 18:
Opinion of Attorney for the City of Oshkosh Advising
Whether the Plan is Complete and Complies with
Wisconsin Statutes 66.1105
See next page.
_____________________________________________________________________________________________
Project Plan TID No. 35 Creation City of Oshkosh
Prepared by Ehlers Page 32 January 23, 2018
DOR Form PC‐202 Year 2017/18
Winnebago County 19,253,275 20.03%
City of Oshkosh 37,861,700 39.39%
Oshkosh Area School District 35,051,183 36.46%
Fox Valley Technical College 3,962,683 4.12%
Total 96,128,841
Revenue Year
Winnebago
County City of Oshkosh
Oshkosh Area
School District
Fox Valley
Technical
College Total Revenue Year
2020 0 0 0 0 0 2020
2021 92,198 181,307 167,849 18,976 460,329 2021
2022 150,150 295,272 273,353 30,904 749,679 2022
2023 150,150 295,272 273,353 30,904 749,679 2023
2024 150,150 295,272 273,353 30,904 749,679 2024
2025 150,150 295,272 273,353 30,904 749,679 2025
2026 150,150 295,272 273,353 30,904 749,679 2026
2027 150,150 295,272 273,353 30,904 749,679 2027
2028 150,150 295,272 273,353 30,904 749,679 2028
2029 150,150 295,272 273,353 30,904 749,679 2029
2030 150,150 295,272 273,353 30,904 749,679 2030
2031 150,150 295,272 273,353 30,904 749,679 2031
2032 150,150 295,272 273,353 30,904 749,679 2032
2033 150,150 295,272 273,353 30,904 749,679 2033
2034 150,150 295,272 273,353 30,904 749,679 2034
2035 150,150 295,272 273,353 30,904 749,679 2035
2036 150,150 295,272 273,353 30,904 749,679 2036
2037 150,150 295,272 273,353 30,904 749,679 2037
2038 150,150 295,272 273,353 30,904 749,679 2038
2039 150,150 295,272 273,353 30,904 749,679 2039
2040 150,150 295,272 273,353 30,904 749,679 2040
2041 150,150 295,272 273,353 30,904 749,679 2041
2042 150,150 295,272 273,353 30,904 749,679 2042
2043 150,150 295,272 273,353 30,904 749,679 2043
2044 150,150 295,272 273,353 30,904 749,679 2044
2045 150,150 295,272 273,353 30,904 749,679 2045
2046 150,150 295,272 273,353 30,904 749,679 2046
Total 3,845,956 7,563,100 7,001,682 791,569 19,202,307
1The projection shown above is provided to meet the requirements of Wis. Stat. § 66.1105(4)(i)4.
Estimated Portion of Taxes that Owners of Taxable Property in each Taxing Jurisdiction
Overlaying District would pay by Jurisdiction1
Exhibit A:
Calculation of the Share of Projected Tax Increments
Estimated to be Paid by the Owners of Property in the
Overlying Taxing Jurisdictions
__________________________________
Plan Commission Minutes January 2, 2018
PLAN COMMISSION MINUTES
January 2, 2018
PRESENT: David Borsuk, Ed Bowen, Thomas Fojtik, John Hinz, Steve Cummings, Kathleen
Propp, John Kiefer, Robert Vajgrt, Michael Ford
EXCUSED: none
STAFF: Darryn Burich, Planning Director; Mark Lyons, Principal Planner; Steven Wiley,
Assistant Planner; Steve Gohde, Assistant Director of Public Works; Todd Taves,
Ehlers Associates; Andrea Flanigan, Recording Secretary
Chairperson Fojtik called the meeting to order at 4:00 pm. Roll call was taken and a quorum
declared present.
The minutes of December 19, 2017 were approved as presented. (Vajgrt/Ford)
V. PUBLIC HEARING ON PROPOSED CREATION OF TAX INCREMENT FINANCING
DISTRICT #35 OSHKOSH AVENUE REDEVELOPMENT; DESIGNATION OF
BOUNDARIES AND APPROVAL OF PROJECT PLAN
Tax Incremental District No. 35 (the “TID” or “District”) is a proposed district “in need of
rehabilitation or conservation” comprising approximately 65.56 acres located along the Oshkosh
Avenue corridor general between I-41 on the west and the Fox River on the east. The District is
being created to pay the costs of public infrastructure and other costs needed to facilitate
redevelopment along this corridor that is expected to occur because of the construction of
Oshkosh Corporation’s new global headquarters on a portion of the Lakeshore Municipal Golf
Course to the immediate north of the District and new private redevelopment along Oshkosh
Ave.
The City anticipates making total expenditures of approximately $12.25 million to undertake
projects identified in the Project Plan. Project costs include an estimated $10.25 million in funding
for public infrastructure including; street improvements; water and sanitary sewer system
improvements; environmental contingency; streetscaping and landscaping; and a traffic impact
analysis. Because the district includes a high percentage of one and two family structures that
were built before the Uniform Dwelling Code was adopted in 1980 and are of average grade and
condition per the Assessor’s Classification, the Project Plan includes costs relative to creating a
revolving loan and grant program targeted at improving the appearance, value, and functionality
of that housing stock in the corridor that is a gateway into the community. The corridor also
contains a number of older commercial structures, especially in the eastern end of the distr ict near
the Sawyer Street intersection, of which nearly all have some type of zoning nonconforming
condition that would also have access to the revolving loan program.
Page 33
__________________________________
Plan Commission Minutes January 2, 2018
Mr. Burich presented the item and reviewed the site and surrounding area as well as the land use,
zoning classifications and the boundaries of the TID district. He discussed improvements included
in the TID project plan, as well as the estimated project costs and method of financing. He stated
there is approximately $1.6 million for a façade/site improvement revolving loan fund (RLF) or
grant program budgeted within the TIF to encourage private redevelopment consistent with the
objectives of TIF #35 project plan. He reviewed the key economic development assumptions that
may take place throughout the district which include, a hotel, office building, restaurant, and bank.
The TID is projected to close in 2043, which is four years prior to the maximum life of the TID.
Mr. Bowen inquired about the process for the RLF program and how dollars are allocated to each
property in the district.
Mr. Burich responded the program has not been created but it is anticipated the Redevelopment
Authority (RDA) will approve the RLF program and approve projects. The goal of the RLF
program is to improve values within the district utilizing those funds.
Mr. Bowen thought it would be appropriate to have a joint workshop with the RDA, Plan
Commission and Common Council to develop the RLF program and make sure priorities are
aligned.
Mr. Fojtik opened the Public Hearing on the proposed Tax Increment Financing District #35
Oshkosh Avenue Redevelopment.
Bob Cruz, 1510 Oshkosh Avenue, stated he is a tenant in the duplex and heard residents could lose
their homes due to widening Oshkosh Avenue.
Mr. Gohde stated the traffic impact analysis for Oshkosh Avenue is not complete, but it is not
anticipated the City would have to acquire houses.
Dan Jensen, 1319 Oshkosh Avenue, questioned why Abe Rochlin Park was included in the TID but
not Rainbow Park.
Mr. Burich responded that the park was included in the TID because of the intersection
improvements at Sawyer St. and Oshkosh Avenue. There are no proposed project costs for the
park itself.
Lynette Radtke, 1817 Oshkosh Avenue inquired about plans in the area near Robbins Restaurant.
Mr. Burich responded that traffic is expected to increase in this area. If land was needed for road
improvements it could be taken from the north side of Oshkosh Avenue.
Mr. Fojtik closed the Public Hearing on the proposed Tax Increment Financing District #35
Oshkosh Avenue Redevelopment.
Page 34
__________________________________
Plan Commission Minutes January 2, 2018
The Commission discussed if it was appropriate to do a traffic impact analysis across the Oshkosh
Avenue Bridge to Algoma Blvd.
Mr. Burich stated a traffic impact analysis may be needed in that area in the future and could be
incorporated with the University.
Motion by Vajgrt to approve the proposed creation of Tax Incremental Financing District #35
Oshkosh Avenue Redevelopment; Designation of boundaries and approval of project plan.
Seconded by Borsuk. Motion carried 8-0-1. (Bowen abstained)
There being no further business, the meeting adjourned at approximately 5:20 pm. (Vajgrt/Bowen)
Respectfully submitted,
Darryn Burich
Director of Planning Services
Page 35
JANUARY 23, 2018 18-60 RESOLUTION
CARRIED 7-0 LOST LAID OVER WITHDRAWN
PURPOSE: APPROVE TAX INCREMENT DISTRICT NO. 35 PROJECT PLAN;
DESIGNATE TAX INCREMENT DISTRICT NO. 35 BOUNDARIES;
CREATE TAX INCREMENT DISTRICT NO. 35 OSHKOSH
AVENUE CORRIDOR
INITIATED BY: CITY ADMINISTRATION
PLAN COMMISSION RECOMMENDATION: Approved
WHEREAS, the City of Oshkosh (the "City") has determined that use of Tax
Incremental Financing is required to promote development and redevelopment within
the City; and
WHEREAS, Tax Increment District No. 35 (the "District") is proposed to be
created by the City as district in need of rehabilitation or conservation in accordance with
the provisions of Wisconsin Statutes Section 66.1105 (the "Tax Increment Law"); and
WHEREAS, a Project Plan for the District has been prepared that includes:
a. A statement listing the kind,number and location of all proposed public works
or improvements within the District, or to the extent provided in Wisconsin
Statutes Sections 66.1105(2)(k) and 66.1105(4)(gm), outside of the District;
b. An economic feasibility study;
c. A detailed list of estimated project costs;
d. A description of the methods of financing all estimated project costs and the
time when the related costs or monetary obligations are to be incurred;
e. A map showing existing uses and conditions of real property in the District;
f. A map showing proposed improvements and uses in the District;
g. Proposed changes of zoning ordinances, master plan, map,building codes and
City ordinances;
h. A list of estimated non-project costs;
i. A statement of the proposed plan for relocation of any persons to be displaced;
j. A statement indicating how the District promotes the orderly development of
the City;
Page 36
JANUARY 23, 2018 18-60 RESOLUTION
CONT'D
k. An opinion of the City Attorney or of an attorney retained by the City advising
that the plan is complete and complies with Wisconsin Statutes Section
66.1105(4)(f); and
WHEREAS, prior to its publication, a copy of the notice of public hearing was
sent to owners of all property in the proposed district, to the chief executive officers of
Winnebago County, the Oshkosh Area School District, and the Fox Valley Technical
College District, and any other entities having the power to levy taxes on property located
within the District, in accordance with the procedures specified in the Tax Increment
Law; and
WHEREAS, in accordance with the procedures specified in the Tax Increment
Law, the Plan Commission, on January 2, 2018 held a public hearing concerning the
project plan and boundaries and proposed creation of the District, providing interested
parties a reasonable opportunity to express their views thereon; and
WHEREAS, after said public hearing, the Plan Commission designated the
boundaries of the District, adopted the Project Plan, and recommended to the Common
Council that it create such District and approve the Project Plan
NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of
Oshkosh that:
1.The boundaries of the District shall be named "City of Oshkosh Tax
Increment District No. 35, Oshkosh Avenue Corridor", are hereby
established as specified in Exhibit A of this Resolution.
2.The District is created effective as of January 1, 2018.
3.The Common Council finds and declares that:
a) Not less than 50% by area of the real property within the District is in
need of rehabilitation or conservation work within the meaning of
Wisconsin Statutes Section 66.1337(2m)(a).
i. The district contains a majority (over 51%) of residential and
commercial structures that were constructed before adoption
of the Uniform Dwelling Code (1980) or the International
Building Code (2009);
Page 37
JANUARY 23, 2018 18-60 RESOLUTION
CONT'D
ii. The average year of construction of residential structures in
the district is 1920, prior to the development of modern
residential building regulations, and rehabilitation of older
pre Uniform Dwelling Code structures are often more
challenging and costly to bring into compliance with current
building codes
iii. The majority of properties within the district exhibit some
type of zoning nonconformity condition that will make
redevelopment challenging to come into compliance with the
City of Oshkosh Zoning Ordinance.
iv. The majority of residential structures in the district are graded
by the City Assessor as Average Grade and having an
Average or Fair rating pertaining to their CDU
Condition/Desirability/Utility) and upon visual inspection of
their site or grounds exhibit some need for rehabilitation that
could benefit through creation of a Rehabilitation Program
contemplated by the Project Plan;
V. The district contains several properties that are located within
the 100 year floodplain which may limit future improvements
and make traditional financing more challenging.
b) Based upon the findings, as stated in 3(a) above, the District is declared
to be a District in need of rehabilitation or conservation based on the
identification and classification of the property included within the
District.
c) The improvement of such area is likely to enhance significantly the
value of substantially all of the other real property in the District.
d) The equalized value of the taxable property in the District plus the value
increment of all other existing tax incremental districts within the City,
does not exceed 12% of the total equalized value of taxable property
within the City.
e) The City estimates that less than 35% of the territory within the District
will be devoted to retail business at the end of the District's maximum
expenditure period, pursuant to Wisconsin Statutes Section
66.1105(5)(b).
Page 38
JANUARY 23, 2018 18-60 RESOLUTION
CONT'D
f) The project costs relate directly to promoting rehabilitation or
conservation of the area consistent with the purpose for which the
District is created.
g) All property within TID #35 was within the City boundaries as of
January 1, 2004.
4. The attached Project Plan for "City of Oshkosh Tax Increment District No.
35, Oshkosh Avenue Corridor" is hereby approved, and the City further
finds the Plan is feasible and in conformity with the master plan of the City.
BE IT FURTHER RESOLVED that the Common Council of the City of Oshkosh
hereby approves creation of Tax Incremental Financing District No. 35 Oshkosh Avenue
Corridor.
Page 39
Exhibit A"
TID 35 Oshkosh Avenue Corridor
Legal Description
BEING ALL OF RATH'S ADDITION, ALL OF WILDER'S REPLAT OF PART OF
STURTEVANT'S SUBDIVISION, LOTS 7 AND 8 OF STURTEVANT'S SUBDIVISION
OF BLOCK 100, LOTS 3 THROUGH 6 OF LEACH'S MAP OF BLOCK 100, ALL OF
LOTS 30 THROUGH 38, 55 THROUGH 79 OF ALGOMA ADDITION, ALL OF
SAWYER'S SUBDIVISION OF PART OF LOT 48, PART OF LOTS 1 AND 2 OF
MCMILLEN'S REPLAT OF LOT S, LOTS 1 AND 2 OF SMITH'S ACRES PLAT, LOT 5
OF RUSCH AND HOEGH SUBDIVISION, ALL OF CERTIFIED SURVEY MAP
NUMBERS 1222, 1606, 1999, 2196, 2376 AND 2810, LOT 1 OF CERTIFIED SURVEY
MAP NUMBER 2251, LOT 2 OF CERTIFIED SURVEY MAP NUMBER 3895, LOT 2 OF
CERTIFIED SURVEY MAP NUMBER 4327 AND PART OF LOT 1 AND ALL OF LOT 2
OF CERTIFIED SURVEY MAP NUMBER 5820, ALSO ALL OF THE RIGHTS-OF WAY
OF RATH LANE, A PUBLIC ALLEY LOCATED BETWEEN OSHKOSH AVENUE
AND GRAHAM AVENUE, A PUBLIC ALLEY LOCATED BETWEEN MAPLE
AVENUE AND OSHKOSH AVENUE, A PUBLIC ALLEY LOCATED SOUTH OF LOTS
2 THROUGH 6 OF SAWYER'S SUBDIVISION OF PART OF LOT 48, ALSO PART OF
THE RIGHTS-OF-WAY OF INTERSTATE 41, OSHKOSH AVENUE (STATE
HIGHWAY 21), N. EAGLE STREET, PUNHOQUA STREET, FOX STREET, RAINBOW
DRIVE, N. SAWYER STREET, N. WESTFIELD STREET, N. KOELLER STREET AND
ROBIN AVENUE, ALSO ALL OF VACATED NORTH STREET AND PARTS OF
VACATED RATH LANE AND VACATED OSHKOSH AVENUE, PARTS OF THE
SOUTHEAST 1/40F THE NORTHWEST 1/4, NORTHEAST 1/40F THE SOUTHWEST 1/4,
NORTHWEST 1/40F THE SOUTHWEST 1/4 AND SOUTHWEST 1/40F THE
SOUTHWEST 1/40F SECTION 15, TOWNSHIP 18 NORTH, RANGE 16 EAST, ALL
LOCATED IN GOVERNMENT LOT 2, THE SOUTH 1/20F THE NORTHWEST 1/4 AND
THE SOUTHWEST 1/40F SECTION 15, TOWNSHIP 18 NORTH, RANGE 16 EAST,
CITY OF OSHKOSH, WINNEBAGO COUNTY, WISCONSIN BOUNDED AND
DESCRIBED AS FOLLOWS:
BEGINNING AT THE WEST 1/4 CORNER OF SECTION 15, TOWNSHIP 18 NORTH,
RANGE 16 EAST; THENCE N01°26'05"W, 600.33 FEET ALONG THE WEST LINE OF
SAID SECTION 15 TO A POINT ON AN EXTENDED SOUTH LINE OF CERTIFIED
SURVEY MAP NUMBER 7312 RECORDED AS DOCUMENT NUMBER 1757108 IN
VOLUME 1 PAGE 7312, WINNEBAGO COUNTY REGISTER OF DEEDS; THENCE
N89017'15"E, 317.63 FEET ALONG SAID EXTENDED SOUTH LINE AND SOUTH
LINE OF CERTIFIED SURVEY MAP NUMBER 7312; THENCE S00030'00"E, 225.18
FEET ALONG A WEST LINE OF SAID CERTIFIED SURVEY MAP NUMBER 7312;
THENCE N89015'27"E, 171.70 FEET ALONG A SOUTH LINE OF SAID CERTIFIED
SURVEY MAP NUMBER 7312 TO A POINT ON A WESTERLY LINE OF RATH LANE;
THENCE N00029'58"W, 84.92 FEET ALONG SAID WESTERN LINE OF RATH LANE
Page 40
TO A PONT ON A NORTHERLY LINE OF SAID RATH LANE; THENCE N89°18'55"E,
67.97 FEET ALONG SAID NORTHERLY LINE OF RATH LANE TO A PONT ON AN
EASTERLY LINE OF SAID RATH LANE; THENCE S00°2958"E, 39.92 FEET ALONG
SAID EASTERN LINE OF SAID RATH LANE TO A POINT ON A NORTH LINE OF
SAID RATH LANE; THENCE N89°18'55"E, 529.99 FEET ALONG SAID NORTH LINE
OF RATH LANE TO THE BEGINNING OF A CURVE TO THE LEFT; THENCE 23.02
FEET ALONG SAID CURVE, ALONG SAID NORTHERLY LINE OF RATH LANE,
SAID CURVE HAVING A RADIUS OF 21.00 FEET AND A CHORD BEARING
N57055'00"E, 21.88 FEET TO THE BEGINNING OF A CURVE TO THE RIGHT;
THENCE 42.91 FEET ALONG SAID CURVE, ALONG SAID NORTHERLY LINE OF
RATH LANE, SAID CURVE HAVING A RADIUS OF 49.00 FEET AND A CHORD
BEARING N5103621"E, 41.55 FEET TO A POINT ON A WEST LINE OF RATH LANE;
THENCE N00020'06"W, 20.39 FEET ALONG SAID WEST LINE OF RATH LANE TO A
POINT ON A NORTH LINE OF SAID RATH LANE; THENCE N89018'55"E, 60.00
FEET ALONG SAID NORTH LINE OF RATH LANE, ALSO BEING A SOUTH LINE
OF SAID CERTIFIED SURVEY MAP NUMBER 7312; THENCE N89018'33"E, 138.86
FEET ALONG SAID SOUTH LINE OF CERTIFIED SURVEY MAP NUMBER 7312;
THENCE N62031'54"E, 438.65 FEET ALONG SAID SOUTH LINE OF CERTIFIED
SURVEY MAP NUMBER 7312; THENCE N61036'01"E, 488.03 FEET ALONG SAID
SOUTH LINE OF CERTIFIED SURVEY MAP NUMBER 7312; THENCE S2904447"E,
405.00 FEET ALONG SAID SOUTH LINE OF CERTIFIED SURVEY MAP NUMBER
7312 TO A POINT ON THE NORTH LINE OF OSHKOSH AVENUE (STATE
HIGHWAY 21); THENCE N6102846"E, 54.58 FEET ALONG SAID NORTH LINE OF
OSHKOSH AVENUE (STATE HIGHWAY 21); THENCE S89044'04"E, 261.18 FEET
ALONG SAID NORTH LINE OF OSHKOSH AVENUE (STATE HIGHWAY 21) TO A
POINT ON THE WEST LINE OF N. EAGLE STREET; THENCE N0101358"E, 176.59
FEET ALONG SAID WEST LINE OF N. EAGLE STREET TO A POINT ON THE
EXTENDED SOUTH LINE OF LOT 80 OF ALGOMA ADDITION; THENCE
S89044'04'E, 1,524.35 FEET ALONG THE SOUTH LINES AND EXTENDED SOUTH
LINES OF LOTS 80 THROUGH 103 OF SAID ALGOMA ADDITION TO A POINT ON
THE EAST LINE OF RAINBOW DRIVE; THENCE S01017'05"W, 149.19 FEET ALONG
SAID EAST LINE OF RAINBOW DRIVE TO A POINT ON THE NORTH LINE OF
SAID OSHKOSH AVENUE (STATE HIGHWAY 21); THENCE S8902935"E, 391.01
FEET ALONG SAID NORTH LINE OF OSHKOSH AVENUE TO A POINT ON THE
SOUTHWESTERLY SHORE LINE (U.S. HARBOR LINE) OF THE FOX RIVER AS
ESTABLISHED BY A GENERAL ORDINANCE OF THE CITY OF OSHKOSH PER
DOCUMENT NUMBER 276204, WINNEBAGO COUNTY REGISTER OF DEEDS;
THENCE S29010'08"E, 72.52 FEET ALONG SAID HARBOR LINE; THENCE
S09043'08"E, 390.97 FEET ALONG SAID HARBOR LINE TO A POINT BEING THE
POINT OF BEGINNING OF A MEANDER LINE OF SAWYER CREEK; THENCE
S82057'18"W, 228.73 FEET ALONG SAID MEANDER LINE; THENCE N84003'06"W,
392.47 FEET ALONG SAID MEANDER LINE; THENCE N27050'20"W, 59.29 FEET
ALONG SAID MEANDER LINE; THENCE N56012'12"W, 18.14 FEET ALONG SAID
Page 41
MEANDER LINE TO A POINT ON THE EAST LINE OF N. SAWYER STREET, SAID
POINT ALSO BEING THE END OF SAID MEANDER LINE; THENCE N65°20'32"W,
87.29 FEET TO A POINT ON THE WEST LINE OF N. SAWYER STREET, SAID POINT
ALSO BEING THE BEGINNING OF A MEANDER LINE FOR SAWYER CREEK;
THENCE N42002'30"W, 57.10 FEET ALONG SAID MEANDER LINE; THENCE
N60026'12"W, 140.36 FEET ALONG SAID MEANDER LINE; THENCE N89001'37"W,
187.08 FEET ALONG SAID MEANDER LINE; THENCE S7103234"W, 201.71 FEET
ALONG SAID MEANDER LINE TO A POINT ON THE EXTENDED WEST LINE OF
THE EAST 1/2 OF LOT 43 OF SAID ALGOMA ADDITION SAID POINT ALSO BEING
THE END OF SAID MEANDER LINE; THENCE N0103439"E, 199.79 FEET ALONG
SAID EXTENDED WEST LINE OF THE EAST 1/2 AND WEST LINE OF THE EAST 1/2
OF SAID LOT 43 TO A POINT ON THE SOUTH LINE OF SAID OSHKOSH AVENUE
STATE HIGHWAY 21); THENCE N89044'04"W, 299.10 FEET ALONG THE SOUTH
LINE AND EXTENDED SOUTH LINE OF OSHKOSH AVENUE (STATE HIGHWAY
21) TO THE SOUTHWEST CORNER OF SAID OSHKOSH AVENUE (STATE
HIGHWAY 21) AND PUNHOQUA STREET; THENCE S01046'02"W, 178.89 FEET
ALONG THE WEST LINE AND EXTENDED WEST LINE OF PUNHOQUA STREET
TO THE NORTHEAST CORNER OF LOT 22 OF SAID ALGOMA ADDITION;
THENCE N89055'01"W, 412.52 FEET ALONG THE NORTH LINES OF LOTS 22
THROUGH 29 OF SAID ALGOMA ADDITION TO A POINT ON THE EAST LINE OF
N. EAGLE STREET; THENCE S0102433W, 336.34 FEET ALONG SAID EAST LINE
AND EXTENDED EAST LINE OF N. EAGLE STREET TO A POINT ON THE
EXTENDED NORTH LINE OF CERTIFIED SURVEY MAP NUMBER 6739 AS
RECORDED AS DOCUMENT NUMBER 1640219 IN VOLUME 1, PAGE 6739,
WINNEBAGO COUNTY REGISTER OF DEEDS; THENCE S8902352"W, 547.12 FEET
ALONG SAID EXTENDED SOUTH LINE AND SOUTH LINE OF CERTIFIED SURVEY
MAP NUMBER 6739 TO A POINT ON THE EAST LINE OF N. WESTFIELD STREET;
THENCE N7001759"W, 112.27 FEET TO A POINT ON THE WEST LINE OF N.
WESTFIELD STREET, ALSO BEING THE SOUTHEASTERLY CORNER OF LOT 2 OF
SMITH'S ACRES PLAT, RECORDED AS DOCUMENT NUMBER 389866 IN FILE 1 OF
PLATS, PAGE 20, WINNEBAGO COUNTY REGISTER OF DEEDS; THENCE
S63057'22"W, 144.88 FEET ALONG THE SOUTH LINE OF SAID LOT 2 TO THE
SOUTHWEST CORNER OF SAID LOT 2; THENCE N25057'18"W, 100.73 FEET ALONG
THE WEST LINES OF LOTS 1 AND 2 OF SAID SMITH'S ACRES PLAT TO THE
NORTHERNMOST CORNER OF LOT 10 OF THE FIRST ADDITION TO SMITH'S
ACRES PLAT, RECORDED AS DOCUMENT NUMBER 447646 IN FILE 1 OF PLATS,
PAGES 47 AND 47A, WINNEBAGO COUNTY REGISTER OF DEEDS; THENCE
S60011'48"W, 119.36 FEET ALONG THE NORTH LINE OF SAID LOT 10 TO A
CORNER ON THE EAST LINE OF LOT 2 OF CERTIFIED SURVEY MAP NUMBER
3895 RECORDED AS DOCUMENT NUMBER 994273 IN VOLUME 1, PAGE 3895,
WINNEBAGO COUNTY REGISTER OF DEEDS; THENCE S0100041"E, 75.39 FEET
ALONG THE EAST LINE OF SAID LOT 2 TO THE SOUTHEAST CORNER OF SAID
LOT 2; THENCE N89054'58"W, 34.20 FEET ALONG THE SOUTH LINE OF SAID LOT
Page 42
2 TO THE SOUTHWEST CORNER OF SAID LOT 2; THENCE N01°01'08"W, 41.51
FEET ALONG THE WEST LINE OF SAID LOT 2 TO THE SOUTHEAST CORNER OF
LOT 2 OF CERTIFIED SURVEY MAP NUMBER 4327, RECORDED AS DOCUMENT
NUMBER 1068549 IN VOLUME 1, PAGE 4327, WINNEBAGO COUNTY REGISTER OF
DEEDS; THENCE S74°19'11"W, 46.93 FEET (RECORDED AS 45.63 FEET) ALONG THE
SOUTH LINE OF SAID LOT 2 OF CERTIFIED SURVEY MAP NUMBER 4327; THENCE
S79000'59"W, 45.63 FEET ALONG THE SOUTH LINE OF SAID LOT 2 OF CERTIFIED
SURVEY MAP NUMBER 4327 TO THE SOUTHWEST CORNER OF SAID LOT 2 OF
CERTIFIED SURVEY MAP NUMBER 4327; THENCE S7502642"W, 33.95 FEET
ALONG A NORTH LINE OF LOT 1 OF SAID CERTIFIED SURVEY MAP NUMBER
4327 TO A NORTHEASTERN CORNER OF SAID LOT 1 OF CERTIFIED SURVEY MAP
NUMBER 4327; THENCE S0102736"E, 56.62 FEET ALONG A WEST LINE OF SAID
LOT 1 TO A SOUTHWEST CORNER OF SAID LOT 1 OF CERTIFIED SURVEY MAP
NUMBER 4327, ALSO BEING A POINT ON THE NORTH LINE OF LOT 7 OF RUSCH
AND HOEGH SUBDIVISION, RECORDED AS DOCUMENT NUMBER 495171 IN FILE
1 OF PLATS, PAGES 79 AND 79A, WINNEBAGO COUNTY REGISTER OF DEEDS;
THENCE S64025'06"W, 116.72 FEET ALONG LOTS 7 AND 6 OF SAID RUSCH AND
HOEGH SUBDIVISION TO THE SOUTHEAST CORNER OF LOT 5 OF SAID RUSCH
AND HOEGH SUBDIVISION; THENCE S80019'14"W, 160.79 FEET ALONG THE
SOUTH LINE OF SAID LOT 5 TO THE SOUTHWEST CORNER OF SAID LOT 5;
THENCE S00006'15'E, 175.01 FEET ALONG THE WEST LINE OF LOTS 4, 3 AND 2 OF
SAID RUSCH AND HOEGH SUBDIVISION TO THE NORTHEAST CORNER OF LOT
1 OF WESTFIELD HEIGHTS, RECORDED AS DOCUMENT NUMBER 762575 IN FILE
2 OF PLATS, PAGES 95 AND 95A, WINNEBAGO COUNTY REGISTER OF DEEDS;
THENCE S89028'06"W, 90.00 FEET ALONG THE NORTH LINE OF SAID LOT 1 OF
WESTFIELD HEIGHTS TO THE NORTHWEST CORNER OF SAID LOT 1 OF
WESTFIELD HEIGHTS, ALSO BEING A POINT ON THE EAST LINE OF LOT 2 OF
CERTIFIED SURVEY MAP NUMBER 2376, RECORDED AS DOCUMENT NUMBER
770177 IN VOLUME 1, PAGE 2376, WINNEBAGO COUNTY REGISTER OF DEEDS;
THENCE S00006'13"E, 111.61 FEET ALONG SAID EAST LINE OF LOT 2 OF
CERTIFIED SURVEY MAP NUMBER 2376 TO A POINT ON THE NORTH LINE OF
LAURIE AVENUE, ALSO BEING THE START OF A CURVE TO THE RIGHT;
THENCE 85.22 FEET ALONG SAID CURVE, ALONG SAID NORTHERLY LINE OF
LAURIE AVENUE, SAID CURVE HAVING A RADIUS OF 50.00 FEET AND A
CHORD BEARING S2505959.5W", 75.27 FEET TO A SOUTHEAST CORNER OF SAID
LOT 2 OF CERTIFIED SURVEY MAP NUMBER 2376; THENCE S89028'06"W, 128.54
FEET (RECORDED AS 129.35 FEET) ALONG THE SOUTH LINE OF SAID LOT 2 OF
CERTIFIED SURVEY MAP NUMBER 2376 TO THE SOUTHWEST CORNER OF SAID
LOT 2 OF CERTIFIED SURVEY MAP NUMBER 2376; THENCE N00034'07"W, 141.50
FEET ALONG THE WEST LINE OF SAID LOT 2 OF CERTIFIED SURVEY MAP
NUMBER 2376; THENCE S8603242"W, 75.56 FEET TO A POINT ON THE EAST LINE
OF CERTIFIED SURVEY MAP NUMBER 1999, RECORDED AS DOCUMENT
NUMBER 721221 IN VOLUME 1, PAGE 1999, WINNEBAGO COUNTY REGISTER OF
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DEEDS; THENCE S03°26'50"E, 119.38 FEET ALONG SAID EAST LINE OF CERTIFIED
SURVEY MAP NUMBER 1999; THENCE S0002853"E, 20.36 FEET ALONG SAID EAST
LINE OF CERTIFIED SURVEY MAP NUMBER 1999 TO A POINT ON THE SOUTH
LINE OF SAID CERTIFIED SURVEY MAP NUMBER 1999; THENCE S8901931"W,
69.97 FEET ALONG SAID SOUTH LINE OF CERTIFIED SURVEY MAP NUMBER 1999
TO THE SOUTHWEST CORNER OF SAID CERTIFIED SURVEY MAP NUMBER 1999,
ALSO BEING THE SOUTHEAST CORNER OF CERTIFIED SURVEY MAP NUMBER
2810, RECORDED AS DOCUMENT NUMBER 854945 IN VOLUME 1, PAGE 2810,
WINNEBAGO COUNTY REGISTER OF DEEDS; THENCE S89005'53"W, 85.64 FEET
RECORDED AS 85.50 FEET) ALONG THE SOUTH LINE OF SAID CERTIFIED
SURVEY MAP NUMBER 2810 TO THE SOUTHWEST CORNER OF SAID CERTIFIED
SURVEY MAP NUMBER 2810; THENCE N0004342"W, 16.02 FEET ALONG THE
WEST LINE OF SAID CERTIFIED SURVEY MAP NUMBER 2810 TO THE
NORTHEAST CORNER OF LOT 2 OF CERTIFIED SURVEY MAP NUMBER 2251,
RECORDED AS DOCUMENT NUMBER 753019 IN VOLUME 1, PAGE 2251,
WINNEBAGO COUNTY REGISTER OF DEEDS; THENCE S61037'19"W, 64.00 FEET
ALONG THE NORTH LINE OF SAID CERTIFIED SURVEY MAP NUMBER 2251 TO
THE SOUTHEAST CORNER OF LOT 1 OF SAID CERTIFIED SURVEY MAP NUMBER
2251; THENCE N89036'08"W, 125.47 FEET ALONG THE SOUTH LINE OF SAID
CERTIFIED SURVEY MAP NUMBER 2251 TO A POINT ON THE EAST LINE OF LOT
2 OF CERTIFIED SURVEY MAP NUMBER 1222, RECORDED AS DOCUMENT
NUMBER 608318 IN VOLUME 1, PAGE 1222, WINNEBAGO COUNTY REGISTER OF
DEEDS; THENCE S0001951"E, 77.40 FEET ALONG SAID EAST LINE OF LOT 2 OF
CERTIFIED SURVEY MAP NUMBER 1222 TO THE SOUTHEAST CORNER OF SAID
LOT 2 OF CERTIFIED SURVEY MAP NUMBER 1222, ALSO BEING A POINT ON THE
WEST LINE OF SAID LOT 2 OF CERTIFIED SURVEY MAP NUMBER 2251; THENCE
S00010'10"E, 675.65 FEET ALONG SAID WEST LINE AND EXTENDED WEST LINE
OF CERTIFIED SURVEY MAP NUMBER 2251 TO A POINT ON THE NORTH LINE
OF ROBIN AVENUE; THENCE S8903759"E, 243.84 FEET ALONG SAID NORTH LINE
OF ROBIN AVENUE TO A POINT ON THE EXTENDED EAST LINE OF TAX PARCEL
NUMBER 16-0870-01-01 AS DESCRIBED IN DOCUMENT NUMBER 1751951,
WINNEBAGO COUNTY REGISTER OF DEEDS; THENCE S00021'37"E, 617.73 FEET
ALONG THE EXTENDED EAST LINE AND EAST LINE OF SAID TAX PARCEL
NUMBER 16-0870-01-01 TO A POINT ON A SOUTH LINE OF SAID TAX PARCEL
NUMBER 16-0870-01-01; THENCE S71050'00"W, 708.63 FEET ALONG SAID SOUTH
LINE OF TAX PARCEL NUMBER 16-0870-01-01; THENCE S8903458"W, 224.97 FEET
ALONG SAID SOUTH LINE AND EXTENDED SOUTH LINE OF TAX PARCEL
NUMBER 16-0870-01-01 TO A POINT ON THE WEST LINE OF SAID SECTION 15,
TOWNSHIP 18 NORTH, RANGE 16 EAST; THENCE N00025'02"W, 2,149.05 FEET
ALONG SAID WEST LINE TO THE POINT OF BEGINNING.
DESCRIBED AREA CONTAINS 4,300,509 SQUARE FEET OR 98.726 ACRES MORE OR
LESS, INCLUDING ALL LANDS BETWEEN DESCRIBED MEANDER LINES AND
THE NORTH SHORE OF SAWYER CREEK.
Page 44
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Page 45
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