As the council is aware, in 2023 the Grand Oshkosh (TGO) Foundation approached the city with a proposal to renovate the Grand Opera House to improve programming and production areas. TGO estimated an initial $6M total budget for the project, and proposed this budget be funded 50/50 between the city and TGO fundraising. The project scope would also address various planned CIP facility projects including updated lobby restrooms, enhanced ADA access, a new emergency generator, new windows and doors, new theatre seats, wallpaper restoration, a new High Avenue front façade restoration and more. This project is known as the “One Opera House Square Capital Project”.
When the TGO fundraising study supported the feasibility of their initial $3M fundraising campaign, the Council authorized funding for design fees related to the renovation in the 2024 CIP. T.R. Karrels & Associates S.C. were engaged to coordinate the new facility design. Additional design work was also engaged to include environmental site assessment/planning/coordination, surveying, soil boring/evaluation and construction materials testing. The design work and environmental assessment/planning began this past summer. The initial project design intended to achieve the renovation goals by expanding the basement areas of the Grand. However, upon review of the design in consideration of the pre-existing data of the site soil and surrounding properties, it was determined through our environmental consultants that any design requiring basement excavation would lead to a high probability of significant remediation costs for treating contaminated soil and water throughout the project.
With the concerns for excessive remediation costs for any basement excavation, and with the potential for creating additional environmental issues for the city as a result, it was the consensus of the project team that a lateral build-out design on the existing Grand property with no basement would be a more prudent approach. In light of this determination, the design team was then given direction to develop a lateral build-out design within the original footprint of the Grand property, using available space on the west side of the building. As the plan evolved the design team discovered the lateral build out design would require addressing an approximate 20” existing grade difference between High Avenue and the west entrance of the Grand. This grade difference creates multiple ADA accessibility/approach issues that cannot not be addressed within the existing property footprint. Additionally, to accommodate the program needs laterally, the design places the main west entrance within 12’ of the adjacent private property, which then creates pedestrian safety issues, vehicle drop off congestion concerns and an awkward/cramped main entrance to the Grand. After much discussion, it was the recommendation of the design team that for a lateral build-out design to address the 20” grade as well the various additional ADA and public safety issues, the acquisition of the private property directly west of the Grand (Thompson Photography) as well as the gravel lot (formerly Gunderson Cleaners) would be necessary. It was the consensus of the project team that having these additional properties to west of the Grand would be critical to allow for a design that would address all ADA/public safety/pedestrian drop off needs and create a more welcoming and appropriate west entrance to the facility. Additionally, it was also felt this recommendation would help solidify the Grand’s role as an important anchor for any future downtown development plans. As a result of this recommendation, it was the consensus of the project team that TR Karrels should continue to refine the lateral build out design and identify a new total estimated project budget. It was also agreed by the project team that once details were finalized, they should be incorporated into a Memorandum of Understanding (MOU) between both parties to be approved by the Common Council at a later date.
After several additional weeks of design refinements, the project team met again in late October. The design team identified a new total estimated project budget of $10M. This budget includes the new two-story addition, new sanitary/storm sewers, first floor lobby and toilet renovations, second floor lounge and toilet room renovations, elevator reconfiguration/modernization, exterior window and door replacements, High Street Annex building façade restorations, theatre seat replacements, wallpaper repair and wood trim repainting, parking lot redesigns/construction, utility relocations, real estate acquisition, environmental remediation and professional services for design fees, MEP, HVAC, fire protection, site surveying, material testing, Geotech engineering and more. |
The MOU identifies a total anticipated project cost of $10M with both parties committing $5M towards the project. Highlights of the financial aspects of the MOU include:
- Upon verification that TGO has secured $5,000,000.00 in pledges, and documentation of a bridge loan commitment for up to $5,000,000.00, the City shall solicit bid specifications for the project.
- TGO shall establish a dedicated capital fund for this project at the Oshkosh Area Community Foundation (OACF) and deposit all fundraising funds into this fund, including donations from any pledges into the OACF Fund as they are collected.
- The City shall invoice the OACF capital fund for 50% of the project costs, as they are incurred. If the OACF capital fund is not sufficient for any invoices, TGO will cause sufficient funding to be deposited into the OACF capital fund from the bridge loan or other sources to pay the invoices.
With the assumption that the City would carry the total project cost until TGO was invoiced for their 50% share as they incurred, and until the Council could formally approve the MOU for the project, staff submitted $10M in placeholders in the 2025-2027 CIP’s with allocations of $385,000 in 2025, $4,825,000 in 2026 and $4,790,000 in 2027. The City is incurring the cost of the design fees for the project ($465,000) via previously approved ARPA funds. |
