Redevelopment Authority

AGENDA OF THE REDEVELOPMENT AUTHORITY OF THE CITY OF GREEN BAY TUESDAY, JUNE 10, 2025, 1:30 PM City Hall, Room 604 - The Harry Maier Room. Virtual attendance is also available via Zoom. A. Zoom Meeting Information. 1. Join Zoom Meeting Online: https://us02web.zoom.us/j/83188044732?pwd=YUducEM2VUZWOGVYZzMyNTA0c1FJQT09 Or call in by phone: +1 312 626 6799 Meeting ID: 831 8804 4732 Passcode: 084117 If you wish to speak at this public meeting or leave a comment, please fill out the online Comment Form prior to the meeting. More detailed Zoom Instructions can be found online. B. Roll Call. 1. Members: Chair Gary Delveaux, Vice-Chair Matt Schueller, Deby Dehn, Ald. Kathy Hinkfuss, Stephen Srubas, Melanie Parma, and Renita Robinson. Liaisons: Jeff Mirkes, Leah Weycker, and Brooke Hafs. C. Approval of the Agenda. 1. Approval of the agenda for the Tuesday, June 10, 2025, meeting of the Redevelopment Authority. D. Approval of Minutes. 1. Approval of the minutes from the May 13, 2025, meeting. E. Public Hearings. 1. Consideration with possible action on the proposed creation of Tax Incremental District No. 30 (TID 30): US Bank Conversion, the proposed boundaries of the District, and the proposed Project Plan for the District. Agenda of the Redevelopment Authority June 10, 2025 Page 1  2. Consideration with possible action on the proposed creation of Tax Incremental District No. 31 (TID 31): One Astor, the proposed boundaries of the District, and the proposed Project Plan for the District. F. Regular Business. 1. Consideration with possible action on a Resolution Establishing the Boundaries of and Approving the Project Plan for Tax Incremental District No. 30, US Bank Conversion. 2. Consideration with possible action on a Resolution Establishing the Boundaries of and Approving the Project Plan for Tax Incremental District No. 31: One Astor. 3. Consideration with possible action to approve a 60-day planning option extension to Deals, Development & Partnership Capital for the construction of six townhomes on the sites located at 1118 N. Van Buren Street, 1124 N. Van Buren Street, and 910 Reber Street. 4. Consideration with possible action to approve a one-year development agreement with Greater Green Bay Habitat for Humanity to develop a 1.5-story, single-family home on the site located at 1305 S. Chestnut Avenue along with a HOME funding request of $9,970.00. 5. Consideration with possible action on HOME funding request from Greater Green Bay Habitat for Humanity to build a home at 1216 S. Broadway. 6. Consideration with possible action on HOME funding request from Greater Green Bay Habitat for Humanity to build a home at 1319 S. Broadway. 7. Consideration with possible action on HOME funding request from Greater Green Bay Habitat for Humanity to build a home at 1321 S. Broadway. 8. Consideration with possible action on a substantial amendment to the 2022, 2023, and 2024 Annual Action Plans to reallocate $87,559.87 of Beautification/Art Funding to the Home Improvement Loan Program. G. Informational. 1. Communication dated 5/6/2025 from Ald. Brian Johnson "for consideration and possible action to update the housing study completed in 2020 to capture current housing demand, document other development tools and resources to help close gaps in capital stacks, and recommend policy modifications to accelerate housing projects that align with existing demands and needs." 2. Financial report and check register. 3. Director's report and project updates. 4. Date of next meeting: July 8, 2025. 5. Progress update on the Community Land Trust. H. Adjournment. Agenda of the Redevelopment Authority June 10, 2025 Page 2  1) THIS MEETING IS RECORDED: THE VIDEO OF THIS MEETING AND MINUTES ARE AVAILABLE ONLINE AT www.greenbaywi.gov 2) ACCESSIBILITY: Any person wishing to attend who requires special accommodation because of a disability, should contact the City Safety Manager at 920-448-3125 at least 48 hours before the scheduled meeting time so that arrangements can be made. 3) QUORUM: Please take notice that a majority or quorum of the Common Council will attend this Redevelopment Authority meeting and will constitute a meeting of the Common Council for purposes of discussion and information gathering relative to this agenda. 4) REPRESENTATION: The party requesting the communication, or their representative, should be present at this meeting. Agenda of the Redevelopment Authority June 10, 2025 Page 3  Report to the Redevelopment Authority of the City of Green Bay MEETING DATE PREPARED BY June 10, 2025 Rebecca Finco, Staff AGENDA ITEM # F.1 Consideration with possible action on a Resolution Establishing the Boundaries of and Approving the Project Plan for Tax Incremental District No. 30, US Bank Conversion. BACKGROUND TID 30: US Bank Conversion is a proposed rehabilitation and conservation district comprising approximately 1.35 acres located at 425 Pine Street in Downtown Green Bay. TID 30 will be classified as a rehabilitation and conservation district based on the identification and classification of the property proposed to be included within the TID. The creation of the district is proposed to pay the costs of development incentives needed to support the planned residential conversion of the US Bank building to be undertaken by Living Downtown LLC. Eligible project costs include development incentives, land acquisition, site preparation activities, utility and infrastructure improvements, street and streetscape improvements, and administration. Proposed costs include projects within the proposed boundary and within a one-half (1/2) mile radius of the proposed boundary of the TID. In accordance with the Comprehensive Plan, the City of Green Bay ("City") and Redevelopment Authority of the City of Green Bay ("RDA") seek to create a more safe, productive, accessible, and innovative community in order to generate economic activity and tax base. The City and RDA have concluded that the property located at 425 Pine Street is not attaining its highest and best land use based on the Comprehensive Plan. But for the creation of TID 30, the future land use identified in the Comprehensive Plan would not occur in the manner desired by the City and RDA. RECOMMENDATION Recommend the RDA and the Common Council adopt a Creation Resolution to establish Tax Incremental District No. 30 (TID 30): US Bank Conversion and adopt the Project Plan. FISCAL IMPACT A fiscal impact analysis has been included as part of the draft Project Plan and will be discussed at the meeting. ATTACHMENTS 1. RDA Resolution 25-06 - TID 30 6.10.25 2. TID30 - Boundary 3. DRAFT TID 30 Project Plan 05.21.25 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  RESOLUTION 25-06 RESOLUTION ESTABLISHING THE BOUNDARIES OF AND APPROVING THE PROJECT PLAN FOR TAX INCREMENTAL DISTRICT NO. 30 WHEREAS, the City of Green Bay (the “City”) has determined that use of Tax Incremental Financing is required to promote development and redevelopment within the City; and WHEREAS, Tax Incremental District No. 30 (the “District”) is proposed to be created by the City 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 of 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)(f)1.k. and 66.1105(2)(f)1.n., 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; 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 the chief executive officers of Brown County, the Green Bay Area Public School District and the Northeast Wisconsin 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, prior to its publication, a copy of the notice of public hearing was also sent to the owners of all property in the proposed District; and WHEREAS, in accordance with the procedures specified in the Tax Increment Law, the RDA, on June 10, 2025 held a public hearing concerning the proposed creation of the District, its proposed boundaries and its proposed Project Plan, providing interested parties a reasonable opportunity to express their views thereon. NOW, THEREFORE, BE IT RESOLVED by the RDA of the City of Green Bay that: 1. It recommends to the Common Council that Tax Incremental District No. 30 be created with boundaries as designated in Exhibit A of this Resolution. 2. It approves and adopts the Project Plan for the District, attached as Exhibit B, and recommends its approval to the Common Council. 3. Creation of the District promotes orderly development in the City. Adopted _________________ Approved ________________ REDEVELOPMENT AUTHORITY OF THE CITY OF GREEN BAY Gary J. Delveaux Redevelopment Authority, Chair Cheryl Renier-Wigg Redevelopment Authority, Secretary  12-175 11-1 11-7-1 11-7 11-139 ST 11-56 11-138-A ON DI S MA N PI N ES 11-263 T 11-174 PI N ES 11-179 11-175 T TID 30 ± Feet 0 15 30 60 This is a compilation of records and data located in various City of Green Bay offices and is to be used for reference purposes only.The City of Green Bay is TID Boundary not responsible for any inaccuracies or unauthorized use of the information contained within. No warranties are implied. Map prepared by City of Green Bay Department of Community and Economic Development. E.R. TID Parcel 12 May 2025 X:\Planning\Work Order Requests\2025\25.03 TID\TID 30\TID5 - Boundary.mxd June 1, 2025 PROJECT PLAN City of Green Bay, Wisconsin Tax Incremental District No. 30 US Bank Conversion T AF D Prepared by: Ehlers R N19W24400 Riverwood Drive, Suite 100 Waukesha, WI 53188 BUILDING COMMUNITIES. IT’S WHAT WE DO.  KEY DATES Organizational Joint Review Board Meeting Held: June 10th, 2025 Public Hearing Held: June 10th, 2025 Consideration by Redevelopment Authority: June 10th, 2025 Adoption by Common Council: June 24th, 2025 Approval by the Joint Review Board: Scheduled for TBD TABLE OF CONTENTS Executive Summary.................................................................................................................................. 3 Preliminary Map of Proposed District Boundary .......................................................................... 6 Map Showing Existing Uses and Conditions................................................................................... 8 Preliminary Parcel List and Analysis ................................................................................................ 10 Equalized Value Test ...............................................................................................................................11 Statement Listing the Kind, Number and Location of All Proposed Public Works or T Improvements Within the District .....................................................................................................12 AF Map Showing Proposed Improvements and Uses ...................................................................... 19 Detailed List of Estimated Project Costs ........................................................................................21 Economic Feasibility Study, Description of the Methods of Financing Estimated Project Costs and the Time When Related Costs or Monetary Obligations are to be Incurred .......................................................................................................................................................22 D Annexed Property ................................................................................................................................... 27 Estimate of Property to Be Devoted to Retail Business .......................................................... 27 R Proposed Changes of Zoning Ordinances, Master Plan, Map, Building Codes and City Ordinances ................................................................................................................................................. 27 Statement of the Proposed Method for the Relocation of any Persons to be Displaced ........................................................................................................................................................................28 How Creation of the Tax Incremental District Promotes the Orderly Development of the City ........................................................................................................................................................28 List of Estimated Non-Project Costs .............................................................................................. 29 Legal Opinion Advising Whether the Plan is Complete and Complies with Wis. Stat. § 66.1105(4)(f) ............................................................................................................................................. 30 Calculation of the Share of Projected Tax Increments Estimated to be Paid by the Owners of Property in the Overlying Taxing Jurisdictions .....................................................32 Tax Incremental District No. 30 Project Plan City of Green Bay Prepared by Ehlers Page | 2 SECTION 1: Executive Summary DESCRIPTION OF DISTRICT Tax Incremental District (“TID”) No. 30 (“District”) is a proposed In Need of Rehabilitation or Conservation District comprising approximately 1.35 acres located in downtown Green Bay. The District will be created to pay the costs of development incentives needed to support the planned residential conversion of the former US Bank tower (the “Project”) to be undertaken by Living Downtown LLC (the “Developer”). In addition to the incremental property value that will be created, the City expects construction-related job creation related to housing development, additional employment opportunities for commercial jobs post-construction, increased property values, increased income and sales tax collection, increased commercial activity, and other economic benefits from the purchase of goods and services related to the construction and operation of the Project. AUTHORITY T AF The City is creating the District under the provisions of Wis. Stat. § 66.1105. ESTIMATED TOTAL PROJECT COST EXPENDITURES The City anticipates making total expenditures of approximately $7.46 million (“Project Costs”) to undertake the projects listed in this Project Plan (“Plan”). Project Costs include an estimated $7.00 million in Pay As You Go (“PAYGO”) D developer incentives and $464 thousand in ongoing planning and administrative costs. R INCREMENTAL VALUATION The City projects that new land and improvements value of approximately $8.44 million will result from the Project. Creation of this additional value will be made possible by the Project Costs made within the District. A table detailing assumptions as to the development timing and associated values is included in the Economic Feasibility Study located within this Plan. EXPECTED TERMINATION OF DISTRICT Based on the Economic Feasibility Study located within Section 9 of this Plan, the City anticipates that the District will generate sufficient tax increment to pay all Project Costs within its allowable 27 years. Tax Incremental District No. 30 Project Plan City of Green Bay Prepared by Ehlers Page | 3 SUMMARY OF FINDINGS As required by Wis. Stat. § 66.1105, and as documented in this 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 Plan: 1) would not occur; or 2) would not occur in the manner, at the values, or within the timeframe desired by the City. The Developer will incur costs to redevelop the property within the District that are not expected to be fully recovered through sale or rent while also generating market-appropriate investor returns. The City has evaluated a request from the Developer for Tax Incremental Financing (“TIF”) assistance and confirmed that the public investment is necessary, and that “but for” that investment, the related redevelopment will not occur. The development incentives included in this Plan are based on the approved Development Agreement 24-06 which prescribed the incentive would be provided on a PAYGO basis. The economic benefits of the District, as measured by T increased employment, business and personal income, and property value, are sufficient to compensate for the cost of the improvements. AF 2. 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 this Plan. However, because the Project would not occur without the use of tax D incremental financing, these tax increments would not be paid but for R creation of the District. Accordingly, the City finds that the benefits expected to be realized as set forth in this Plan outweigh the value of the tax increments to be invested in the Project. 3. Not less than 50% by area of the real property within the District is in need of rehabilitation or conservation work as defined by Wis. Stat. § 66.1337(2m)(a). 4. Based on the foregoing finding, the District is designated as a district in need of rehabilitation or conservation. 5. The Project Costs relate directly to the rehabilitation or conservation of property and improvements in the District, consistent with the purpose for which the District is created. 6. Improvements to be made in the District are likely to significantly enhance the value of substantially all of the other real property in the District. Tax Incremental District No. 30 Project Plan City of Green Bay Prepared by Ehlers Page | 4 7. The equalized value of taxable property in the District, plus the incremental value of all existing tax incremental districts within the City does not exceed 12% of the total equalized value of taxable property within the City. 8. The City estimates that none 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). 9. That there are no parcels to be included within the District that were annexed by the City within the preceding three-year period. 10. The Plan for the District is feasible and is in conformity with the Master Plan of the City. T AF DR Tax Incremental District No. 30 Project Plan City of Green Bay Prepared by Ehlers Page | 5 SECTION 2: Preliminary Map of Proposed District Boundary Map Found on Following Page. T AF DR Tax Incremental District No. 30 Project Plan City of Green Bay Prepared by Ehlers Page | 6  T AF DR Tax Incremental District No. 30 Project Plan City of Green Bay Prepared by Ehlers Page | 7 SECTION 3: Map Showing Existing Uses and Conditions Map Found on Following Page. T AF DR Tax Incremental District No. 30 Project Plan City of Green Bay Prepared by Ehlers Page | 8  T AF DR Tax Incremental District No. 30 Project Plan City of Green Bay Prepared by Ehlers Page | 9 SECTION 4: Preliminary Parcel List and Analysis The District will consist of a single parcel as identified in the below tables: Parcel Data Designated Acres Rehab/ Parcel Address Owner Acres Rehab/ Conservation Number Conservation Condition 11-139 425 Pine St Living Downtown LLC 1.35 1.35 Condition 4 TOTALS 1.35 1.35 Percentage of TID Area Designated as in Need of Rehabilitation or Conservation (at least 50%) 100% Percentage of TID Area Not Designated as in Need of Rehabilitation 0% T The parcel will be rehabilitated in accordance with the objectives of the urban renewal project and will include undertakings and activities for the prevention AF of the development of blighted, deteriorated or deteriorating areas, thereby qualifying the parcel as in need of rehabilitation or conservation. Calculation of Estimated Base Value1 Assessed Value Equalized Value 2 11-139 TOTALS D Parcel R Land 595,600 595,600 Improvement 2,265,900 2,265,900 Total 2,861,500 2,861,500 1) Estimated based on values as of January 1, 2024. Actual base value will be as of January 1, 2025. 2) Calculation based on aggregate assessment ratio of 79.85%. Land 745,900 745,900 Improvement 2,837,700 2,837,700 Total 3,583,600 3,583,600 Tax Incremental District No. 30 Project Plan City of Green Bay Prepared by Ehlers Page | 10 SECTION 5: Equalized Value Test The following calculations demonstrate that the City expects to be in compliance with Wis. Stat. § 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. Calculation of City Equalized Value Limit City TID IN Equalized Value (Jan. 1, 2024) $ 10,834,009,900 TID Valuation Limit @ 12% of Above Value $ 1,300,081,188 Calculation of Value Subject to Limit Estimated Base Value of Territory to be Included in District $ 3,583,600 T Incremental Value of Existing Districts (Jan. 1, 2024) Total Value Subject to 12% Valuation Limit $ $ 771,458,500 775,042,100 AF Total Percentage of TID IN Equalized Value Residual Value Capacity of TID IN Equalized Value $ 7.15% 525,039,088 The equalized value of the increment of existing tax incremental districts within the City, plus the base value of the proposed District, totals $775,042,100. This value is less than the maximum of $1,300,081,188 in equalized value that is D permitted for the City. R Tax Incremental District No. 30 Project Plan City of Green Bay Prepared by Ehlers Page | 11 SECTION 6: Statement Listing the Kind, Number and Location of All Proposed Public Works or Improvements Within the District 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, other than tax increments, received or reasonably expected to be received in connection with the implementation of the Plan. 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. T With all Project Costs, 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, AF 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 Project Costs 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 D Section 7 of this Plan along with the Detailed List of Project Costs found in Section 8 provide additional information as to the kind, number and location of R potential Project Costs. Property, Right-of-Way and Easement Acquisition Property Acquisition for Development To promote and facilitate development the City may acquire property within the District. The cost of property acquired, and any costs associated with the transaction, are eligible Project Costs. Following acquisition, other Project Costs within the categories detailed in this Section may be incurred to make the property suitable for development. Any revenue received by the City from the sale of property acquired pursuant to the execution of this Plan will be used to reduce the total project costs of the District. If total Project Costs incurred by the City to acquire property and make it suitable for development exceed the revenues or other consideration received from the sale or lease of that property, the net amount shall be considered “real property assembly costs” as Tax Incremental District No. 30 Project Plan City of Green Bay Prepared by Ehlers Page | 12 defined in Wis. Stat. § 66.1105(2)(f)1.c., and subject to recovery as an eligible Project Cost. Property Acquisition for Conservancy To promote the objectives of this Plan, the City may acquire property within the District that it will designate for conservancy. These conservancy objectives include: preserving historic resources or sensitive natural features; protection of scenic and historic views; maintaining habitat for wildlife; maintaining adequate open space; reduction of erosion and sedimentation by preserving existing vegetation; and providing adequate areas for management of stormwater. The cost of property acquired for conservancy, and any costs associated with the transaction, are eligible Project Costs. Acquisition of Rights-of-Way The City may need to acquire property to allow for installation of streets, T 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 AF The City may 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 D eligible Project Costs. R Relocation Costs If relocation expenses are incurred in conjunction with the acquisition of property, those expenses are eligible Project Costs. These costs 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. Tax Incremental District No. 30 Project Plan City of Green Bay Prepared by Ehlers Page | 13 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. 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 T 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 AF Sanitary Sewer System Improvements To allow development to occur, the City may need to construct, alter, rebuild or expand sanitary sewer infrastructure within the District. Eligible Project D Costs include, but are not limited to, construction, alteration, rebuilding or expansion of: collection mains; manholes and cleanouts; service laterals; force R 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 To allow development to occur, the City may 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 Tax Incremental District No. 30 Project Plan City of Green Bay Prepared by Ehlers Page | 14 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 Development within the District will cause stormwater runoff. To manage this T stormwater runoff, the City may 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 AF 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 D corresponding to the benefit allocated to land within the District, and necessitated by the implementation of the Project Plan, are eligible Project R Costs. Implementation of the Project Plan may also require that 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, installation of new poles or towers, or burying of overhead electric lines. Costs incurred by the City to undertake this work are eligible Project Costs. Tax Incremental District No. 30 Project Plan City of Green Bay Prepared by Ehlers Page | 15 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. Streets and Streetscape Street Improvements To allow development to occur, the City may need to construct or reconstruct T streets, highways, alleys, 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 AF 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. D Streetscaping and Landscaping To attract development consistent with the objectives of this Plan, the City may R 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, clocks, tree rings, trash receptacles and similar items; and installation of brick or other decorative walks, terraces and street crossings. These and any other similar amenities installed by the City are eligible Project Costs. Tax Incremental District No. 30 Project Plan City of Green Bay Prepared by Ehlers Page | 16 Community Development Cash Grants (Development Incentives) The City may enter into agreements with property owners, lessees, or developers of land located within the District for sharing costs to encourage the desired kind of improvements and assure tax base is generated sufficient to recover Project Costs. No cash grants will be provided until the City executes a developer agreement with the recipient of the cash grant. Any payments of cash grants made by the City are eligible Project Costs. Contribution to Redevelopment Authority (RDA) As provided for in Wis. Stat. § 66.1105(2)(f)1.h and Wis. Stat. § 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 T of any redevelopment or urban renewal project. Funds provided to the RDA for this purpose are eligible Project Costs. Revolving Loan/Grant Program (Development Incentives) AF To encourage private development consistent with the objectives of this Plan, the City, through its RDA, may provide loans or grants to eligible property owners in the District. 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, correct safety deficiencies, or as otherwise D specified by the RDA in the program manual. Any funds returned to the RDA from the repayment of loans made are not considered revenues to the District, R and will not be used to offset District Project Costs. Instead, these funds may be placed into a revolving 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. Tax Incremental District No. 30 Project Plan City of Green Bay Prepared by Ehlers Page | 17 Miscellaneous 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 T employees relating to the implementation of the Plan. Financing Costs AF 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. DR Tax Incremental District No. 30 Project Plan City of Green Bay Prepared by Ehlers Page | 18 SECTION 7: Map Showing Proposed Improvements and Uses Map Found on Following Page. T AF DR Tax Incremental District No. 30 Project Plan City of Green Bay Prepared by Ehlers Page | 19  The City has identified funds for development incentives for the qualified development project on parcel 11‐139. Further, the City will incur administrative and other professional service expenses in the implementation of this Project Plan. T AF DR Tax Incremental District No. 30 Project Plan City of Green Bay Prepared by Ehlers Page | 20 SECTION 8: Detailed List of Estimated 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 6 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 ID Project Name/Type Pay As You Go ("PAYGO") Development Incentives1 T Est. Cost Phase I Ongoing Totals Est. Timing 1 2 AF Ongoing Planning & Administrative Costs Total Projects Notes: 7,000,000 7,000,000 464,309 464,309 7,000,000 464,309 7,464,309 1) Represents the Tax Incentive Cap per Section III.C.2 of the revised Development Agreement 24‐06. 2025‐2053 2025‐2053 DR Tax Incremental District No. 30 Project Plan City of Green Bay Prepared by Ehlers Page | 21 SECTION 9: Economic Feasibility Study, Description of the Methods of Financing Estimated Project Costs and the Time When Related Costs or Monetary Obligations 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 The Project Costs the City plans to make are expected to create $8.44 million in incremental value by January 1, 2026. Estimated valuations and timing for T construction of the Project are included in Table 1. Assuming the City’s current equalized TID Interim tax rate of $17.32 per thousand of equalized value decreases 0.50% annually and values increase 1.00% annually from economic AF appreciation, the Project would generate $4.21 million in incremental tax revenue over the 27-year term of the District as shown in Table 2. DR Tax Incremental District No. 30 Project Plan City of Green Bay Prepared by Ehlers Page | 22  Table 1 – Development Assumptions US Bank Construction Year Annual Total Construction Year Residential Rehab1 1 2025 8,439,500 8,439,500 2025 1 2 2026 0 2026 2 3 2027 0 2027 3 4 2028 0 2028 4 5 2029 0 2029 5 6 2030 0 2030 6 7 2031 0 2031 7 8 2032 0 2032 8 9 2033 0 2033 9 10 2034 0 2034 10 11 2035 0 2035 11 12 13 14 2036 2037 2038 T 0 0 0 2036 2037 2038 12 13 14 15 16 17 18 19 20 2039 2040 2041 2042 2043 2044 AF 0 0 0 0 0 0 2039 2040 2041 2042 2043 2044 15 16 17 18 19 20 21 22 23 24 25 26 27 DR 2045 2046 2047 2048 2049 2050 2051 0 0 0 0 0 0 0 2045 2046 2047 2048 2049 2050 2051 21 22 23 24 25 26 27 Totals 8,439,500 8,439,500 Notes: 1) Development Agreement 24‐06 estimated the assessed value of the property to be $9,600,000 after completion. Represents the equalized value increase using the 2024 aggregate ratio of 79.85% and deducting the estimated base value of $3,583,600. Tax Incremental District No. 30 Project Plan City of Green Bay Prepared by Ehlers Page | 23  Table 2 – Tax Increment Projection Worksheet Type of District Rehabilitation Base Value 3,583,600 District Creation Date June 24, 2025 Economic Change Factor 1.00% Valuation Date Jan 1, 2025 Apply to Base Value Max Life (Years) 27 Base Tax Rate $17.41 End of Expenditure Period 22 6/24/2047 Rate Adjustment Factor ‐0.50% Revenue Periods/Final Year 27 2053 Extension Eligibility/Years Yes 3 Eligible Recipient District Yes Construction Value Valuation Economic Total Revenue Tax Year Added Year Change Increment Year Tax Rate1 Increment 1 2025 8,439,500 2026 0 8,439,500 2027 $17.32 146,168 2 2026 0 2027 84,395 8,523,895 2028 $17.23 146,891 3 2027 0 2028 85,239 8,609,134 2029 $17.15 147,619 4 2028 0 2029 86,091 8,695,225 2030 $17.06 148,349 5 2029 0 2030 86,952 8,782,178 2031 $16.98 149,084 6 2030 0 2031 87,822 8,869,999 2032 $16.89 149,822 7 8 9 10 2031 2032 2033 2034 0 0 0 0 2032 2033 2034 2035 T 88,700 89,587 90,483 91,388 8,958,699 9,048,286 9,138,769 9,230,157 2033 2034 2035 2036 $16.81 $16.72 $16.64 $16.56 150,563 151,308 152,057 152,810 11 12 13 14 15 16 17 18 2035 2036 2037 2038 2039 2040 2041 2042 0 0 0 0 0 0 0 0 AF 2036 2037 2038 2039 2040 2041 2042 2043 92,302 93,225 94,157 95,098 96,049 97,010 97,980 98,960 9,322,458 9,415,683 9,509,840 9,604,938 9,700,988 9,797,997 9,895,977 9,994,937 2037 2038 2039 2040 2041 2042 2043 2044 $16.47 $16.39 $16.31 $16.23 $16.15 $16.07 $15.98 $15.90 153,567 154,327 155,091 155,858 156,630 157,405 158,184 158,967 19 20 21 22 23 24 25 26 27 DR 2043 2044 2045 2046 2047 2048 2049 2050 2051 0 0 0 0 0 0 0 0 0 2044 2045 2046 2047 2048 2049 2050 2051 2052 99,949 100,949 101,958 102,978 104,008 105,048 106,098 107,159 108,231 10,094,887 10,195,835 10,297,794 10,400,772 10,504,779 10,609,827 10,715,926 10,823,085 10,931,316 2045 2046 2047 2048 2049 2050 2051 2052 2053 $15.83 $15.75 $15.67 $15.59 $15.51 $15.43 $15.36 $15.28 $15.20 159,754 160,545 161,340 162,138 162,941 163,747 164,558 165,373 166,191 Totals 8,439,500 2,491,816 Future Value of Increment 4,211,288 Notes: 1) Tax rate shown is actual 2024/2025 rate per DOR Form PC‐202 (Tax Increment Collection Worksheet). Tax Incremental District No. 30 Project Plan City of Green Bay Prepared by Ehlers Page | 24 Financing and Implementation The District’s primary expenditures will be development incentives. Incentives will be provided on a PAYGO basis from the tax increment generated by the Project and such incentives may be structured in one or more phases. PAYGO payments will be made from and strictly limited to the tax increments generated by the District. The PAYGO incentives are not considered City debt nor will the City appropriate funds to make PAYGO incentive payments from any other sources aside from the tax increment generated by the District. The City will also incur certain costs to create and administer the District. Costs incurred by the City prior to availability of tax increments will be paid from other funds of the City to be reimbursed. Once tax increments are collected, these costs will be paid from annual District revenue. Based on the Project Cost expenditures as included within the cash flow exhibit (Table 3), the District is projected to require use of its entire 27-year maximum T life to pay all Project cost liabilities and obligations. The projected 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. AF DR Tax Incremental District No. 30 Project Plan City of Green Bay Prepared by Ehlers Page | 25  Table 3 – Cash Flow Projected Revenues Projected Expenditures Balances MRO #1 2025 Ongoing Tax Total Living Downtown LLC1 Planning & Total Liabilities Year Increments Revenues $7,000,000 Administration Expenditures Annual Cumulative Outstanding Year 2025 0 35,000 35,000 (35,000) (35,000) 7,000,000 2025 2026 0 10,000 10,000 (10,000) (45,000) 7,000,000 2026 2027 146,168 146,168 124,243 10,300 134,543 11,625 (33,375) 6,875,757 2027 2028 146,891 146,891 124,858 10,609 135,467 11,425 (21,950) 6,750,900 2028 2029 147,619 147,619 125,476 10,927 136,403 11,216 (10,735) 6,625,424 2029 2030 148,349 148,349 126,097 11,255 137,352 10,997 263 6,499,327 2030 2031 2032 2033 2034 149,084 149,822 150,563 151,308 149,084 149,822 150,563 151,308 126,721 127,348 127,979 128,612 T 11,593 11,941 12,299 12,668 138,314 139,289 140,277 141,280 10,770 10,533 10,286 10,029 11,033 21,565 31,851 41,880 6,372,606 6,245,257 6,117,279 5,988,666 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 152,057 152,810 153,567 154,327 155,091 155,858 156,630 157,405 158,184 152,057 152,810 153,567 154,327 155,091 155,858 156,630 157,405 158,184 AF 129,249 129,889 130,532 131,178 131,827 132,480 133,135 133,794 134,457 13,048 13,439 13,842 14,258 14,685 15,126 15,580 16,047 16,528 142,297 143,328 144,374 145,435 146,512 147,605 148,715 149,841 150,985 9,761 9,482 9,193 8,891 8,578 8,253 7,915 7,564 7,199 51,640 61,123 70,315 79,207 87,785 96,038 103,953 111,516 118,716 5,859,418 5,729,529 5,598,997 5,467,820 5,335,993 5,203,513 5,070,378 4,936,583 4,802,127 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 2046 2047 2048 158,967 159,754 160,545 161,340 162,138 R 158,967 159,754 160,545 161,340 162,138 135,122 135,791 136,463 137,139 137,818 17,024 17,535 18,061 18,603 19,161 152,147 153,326 154,524 155,742 156,979 6,821 6,428 6,021 5,598 5,160 125,536 131,964 137,985 143,583 148,743 4,667,004 4,531,213 4,394,750 4,257,611 4,119,794 2044 2045 2046 2047 2048 2049 2050 2051 2052 2053 Totals Notes: D 162,941 163,747 164,558 165,373 166,191 4,211,288 162,941 163,747 164,558 165,373 166,191 4,211,288 138,500 139,185 139,874 140,567 141,262 3,579,595 19,736 20,328 20,938 21,566 22,213 464,309 158,236 159,513 160,812 162,133 163,475 4,043,904 4,705 4,234 3,746 3,240 2,716 153,448 157,682 161,428 164,668 167,384 3,981,294 3,842,109 3,702,234 3,561,668 3,420,405 PROJECTED CLOSURE YEAR 2049 2050 2051 2052 2053 Totals 1) The Developer will receive 85% of the annual tax increment generated by the project up to a total incentive of $7,000,000 per Development Agreement 24‐06. LEGEND: CALLABLE MATURITIES END OF EXP. PERIOD Tax Incremental District No. 30 Project Plan City of Green Bay Prepared by Ehlers Page | 26 SECTION 10: Annexed Property A tax incremental district cannot include annexed territory unless at least three years have elapsed since the annexation, or certain other requirements are met. None of the property within the proposed District boundary was annexed during the past three years. SECTION 11: Estimate of Property to Be Devoted to Retail Business Pursuant to Wis. Stat. § 66.1105(5)(b), the City estimates that none of the territory within the District will be devoted to retail business at the end of the District’s maximum expenditure period. T SECTION 12: AF Proposed Changes of Zoning Ordinances, Master Plan, Map, Building Codes and City Ordinances Zoning Ordinances D The proposed Plan is in general conformance with the City’s current zoning ordinances. Individual properties may require rezoning at the time of R development. Master (Comprehensive) Plan and Map The proposed Plan is in general conformance with the City’s Comprehensive Plan identifying the area as appropriate for Downtown land use which allows for and promotes high-intensity office, retail, housing, entertainment, convention and public land uses, preferably in mixed-use buildings with strong pedestrian orientations. Building Codes and Ordinances Development within the District will be required to conform to 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. No changes to the existing regulations are proposed or needed. Tax Incremental District No. 30 Project Plan City of Green Bay Prepared by Ehlers Page | 27 SECTION 13: Statement of the Proposed Method for the Relocation of any Persons to be Displaced Should implementation of this Plan require relocation of individuals or business operations, relocations will be handled in compliance with Wis. Stat. Chapter 32 and Wis. Admin. Code ADM 92. SECTION 14: How Creation of the Tax Incremental District Promotes the Orderly Development of the City Creation of the District and the implementation of the projects in its Plan will T promote the orderly development of the City by rehabilitating and conserving property through the provision of appropriate financial incentives for private development projects. Through use of tax increment financing, the City can AF attract new investment that results in increased tax base. Development will occur in an orderly fashion in accordance with approved plans so that the Project will be compatible with adjacent land uses. Development of new uses in the District will add to the tax base and will generate positive secondary impacts in the community such as construction-related job creation, additional employment opportunities for commercial jobs post-construction, increased D property values, increased income and sales tax collection, increased retail and R commercial activity, and other economic benefits from the purchase of goods and services related to the construction and operation of the Project. Tax Incremental District No. 30 Project Plan City of Green Bay Prepared by Ehlers Page | 28 SECTION 15: 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.  T 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 AF fees, grants, special assessments, or revenues other than tax increments. No improvements to be made within the District will benefit property outside the District. Furthermore, there will be no improvements made outside the District that will only partially benefit the District. DR Tax Incremental District No. 30 Project Plan City of Green Bay Prepared by Ehlers Page | 29 SECTION 16: Legal Opinion Advising Whether the Plan is Complete and Complies with Wis. Stat. § 66.1105(4)(f) Legal Opinion Found on Following Page. T AF DR Tax Incremental District No. 30 Project Plan City of Green Bay Prepared by Ehlers Page | 30 NEED WET SIGNATURE & DATED LEGAL OPINION ON ATTORNEY LETTERHEAD SAMPLE Mayor City of Green Bay 100 N Jefferson St Green Bay, Wisconsin 54301 RE: Project Plan for Tax Incremental District No. 30 Dear Mayor: Wisconsin Statute 66.1105(4)(f) requires that a project plan for a tax incremental financing district include an opinion provided by the City Attorney T advising as to whether the plan is complete and complies with Wisconsin Statute 66.1105. AF As City Attorney for the City of Green Bay, I have been asked to review the above-referenced project plan for compliance with the applicable statutory requirements. Based upon my review, in my opinion, the Project Plan for the City of Green Bay Tax Incremental District No. 30 is complete and complies with the provisions of Wisconsin Statute 66.1105. D Sincerely, R City Attorney Tax Incremental District No. 30 Project Plan City of Green Bay Prepared by Ehlers Page | 31 SECTION 17: Calculation of the Share of Projected Tax Increments Estimated to be Paid by the Owners of Property in the Overlying Taxing Jurisdictions The following projection is provided to meet the requirements of Wis. Stat. § 66.1105(4)(i)4. Allocation of future tax increments is based on the projections included in this Plan and assumes the same proportions as the actual breakdown of tax collections for the 2024/2025 levy year. Northeast Revenue Green Bay Area Wisconsin Tech. Revenue Year Brown County City of Green Bay School District College Total Year 2027 22,757 54,464 64,219 4,728 146,168 2027 2028 22,869 54,733 64,537 4,752 146,891 2028 2029 2030 2031 2032 22,982 23,096 23,211 23,325 55,004 55,276 55,550 55,825 T 64,857 65,178 65,500 65,825 4,775 4,799 4,823 4,847 147,619 148,349 149,084 149,822 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 23,441 23,557 23,674 23,791 23,908 24,027 AF 56,101 56,379 56,658 56,938 57,220 57,504 66,150 66,478 66,807 67,138 67,470 67,804 4,871 4,895 4,919 4,943 4,968 4,992 150,563 151,308 152,057 152,810 153,567 154,327 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 2046 DR 24,146 24,265 24,385 24,506 24,627 24,749 24,872 24,995 57,788 58,074 58,362 58,651 58,941 59,233 59,526 59,821 68,140 68,477 68,816 69,156 69,499 69,843 70,189 70,536 5,017 5,042 5,067 5,092 5,117 5,143 5,168 5,194 155,091 155,858 156,630 157,405 158,184 158,967 159,754 160,545 2039 2040 2041 2042 2043 2044 2045 2046 2047 25,119 60,117 70,885 5,219 161,340 2047 2048 25,243 60,414 71,236 5,245 162,138 2048 2049 25,368 60,713 71,589 5,271 162,941 2049 2050 25,494 61,014 71,943 5,297 163,747 2050 2051 25,620 61,316 72,299 5,323 164,558 2051 2052 25,747 61,619 72,657 5,350 165,373 2052 2053 25,874 61,924 73,017 5,376 166,191 2053 Totals 655,647 1,569,165 1,850,243 136,233 4,211,288 Tax Incremental District No. 30 Project Plan City of Green Bay Prepared by Ehlers Page | 32  Report to the Redevelopment Authority of the City of Green Bay MEETING DATE PREPARED BY June 10, 2025 Rebecca Finco, Staff AGENDA ITEM # F.2 Consideration with possible action on a Resolution Establishing the Boundaries of and Approving the Project Plan for Tax Incremental District No. 31: One Astor. BACKGROUND TID 31: One Astor is a proposed blighted area district comprising approximately 5.57 acres located in the southern portion of Downtown Green Bay along South Adams Street and East Mason Street. TID 31 will be classified as a blighted area district based on the identification and classification of the properties proposed to be included within the TID. The creation of the district is proposed to pay the costs of development incentives needed to support an approximately 125-unit multifamily complex by One Astor Holdings LLC and the conversion of Fire Station 1 to a mixed-use building to include a restaurant and office space by MOWGS LLC. Eligible project costs include development incentives, property acquisition, site preparation activities, utility and infrastructure improvements, street and streetscape improvements, and administration. Proposed costs include projects within the proposed boundary and within a one-half (1/2) mile radius of the proposed boundary of the TID. In accordance with the Comprehensive Plan, the City of Green Bay ("City") and Redevelopment Authority of the City of Green Bay ("RDA") seek to create a more safe, productive, accessible, and innovative community in order to generate economic activity and tax base. The City and RDA have concluded that the properties are not attaining their highest and best land uses based on the Comprehensive Plan. But for the creation of TID 31, the future land uses identified in the Comprehensive Plan would not occur in the manner desired by the City and RDA. RECOMMENDATION Recommend the RDA and the Common Council adopt a Creation Resolution to establish Tax Increment District Thirty-one (TID 31): One Astor and adopt the Project Plan. FISCAL IMPACT A fiscal impact analysis has been included as part of the draft Project Plan and will be discussed at the meeting. ATTACHMENTS 1. RDA Resolution 25-07 - TID 31 6.10.25 2. TID31 - Boundary 3. DRAFT TID 31 Project Plan 05.21.25 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov page 2 of 2  RESOLUTION 25-07 RESOLUTION ESTABLISHING THE BOUNDARIES OF AND APPROVING THE PROJECT PLAN FOR TAX INCREMENTAL DISTRICT NO. 31 WHEREAS, the City of Green Bay (the “City”) has determined that use of Tax Incremental Financing is required to promote development and redevelopment within the City; and WHEREAS, Tax Incremental District No. 31 (the “District”) is proposed to be created by the City 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 of 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)(f)1.k. and 66.1105(2)(f)1.n., 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; 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 the chief executive officers of Brown County, the Green Bay Area Public School District and the Northeast Wisconsin 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, prior to its publication, a copy of the notice of public hearing was also sent to the owners of all property in the proposed District; and WHEREAS, in accordance with the procedures specified in the Tax Increment Law, the RDA, on June 10, 2025 held a public hearing concerning the proposed creation of the District, its proposed boundaries and its proposed Project Plan, providing interested parties a reasonable opportunity to express their views thereon. NOW, THEREFORE, BE IT RESOLVED by the RDA of the City of Green Bay that: 1. It recommends to the Common Council that Tax Incremental District No. 31 be created with boundaries as designated in Exhibit A of this Resolution. 2. It approves and adopts the Project Plan for the District, attached as Exhibit B, and recommends its approval to the Common Council. 3. Creation of the District promotes orderly development in the City. Adopted _________________ Approved ________________ REDEVELOPMENT AUTHORITY OF THE CITY OF GREEN BAY Gary J. Delveaux Redevelopment Authority, Chair Cheryl Renier-Wigg Redevelopment Authority, Secretary  13-87 13-18 13-99 13-89 13-183-2 13-98 13-90 13-183 13-97-A 13-95 13-91 15-169 13-94 13-93 15-23 15-20 F ox R iv er 15-118 15-117 15-168-A 15-2 15-168-2 15-36 15-24 15-26 15-27 15-35 15-28 15-29 15-96 15-34 15-30 15-95 15-168-B 15-84 15-32 15-168 15-33 15-93 15-59 15-60 15-31 15-85 15-61 15-92 15-86 15-58 15-91 15-37 15-87 TID 31 ± Feet 0 40 80 160 This is a compilation of records and data located in various City of Green Bay offices and is to be used for reference purposes only.The City of Green Bay is TID Boundary not responsible for any inaccuracies or unauthorized use of the information contained within. No warranties are implied. Map prepared by City of Green Bay Department of Community and Economic Development. E.R. TID Parcel 12 May 2025 X:\Planning\Work Order Requests\2025\25.03 TID\TID 31\TID31 - Boundary.mxd June 1, 2025 PROJECT PLAN City of Green Bay, Wisconsin Tax Incremental District No. 31 One Astor T AF D Prepared by: Ehlers R N19W24400 Riverwood Drive, Suite 100 Waukesha, WI 53188 BUILDING COMMUNITIES. IT’S WHAT WE DO.  KEY DATES Organizational Joint Review Board Meeting Held: June 10th, 2025 Public Hearing Held: June 10th, 2025 Consideration by Redevelopment Authority: June 10th, 2025 Adoption by Common Council: June 24th, 2025 Approval by the Joint Review Board: Scheduled for TBD TABLE OF CONTENTS Executive Summary.................................................................................................................................. 3 Preliminary Map of Proposed District Boundary .......................................................................... 6 Map Showing Existing Uses and Conditions...................................................................................11 Preliminary Parcel List and Analysis .................................................................................................13 Equalized Value Test ..............................................................................................................................15 Statement Listing the Kind, Number and Location of All Proposed Public Works or T Improvements Within the District .................................................................................................... 16 AF Map Showing Proposed Improvements and Uses ......................................................................23 Detailed List of Estimated Project Costs .......................................................................................25 Economic Feasibility Study, Description of the Methods of Financing Estimated Project Costs and the Time When Related Costs or Monetary Obligations are to be Incurred ...................................................................................................................................................... 26 D Annexed Property ....................................................................................................................................31 Estimate of Property to Be Devoted to Retail Business ...........................................................31 R Proposed Changes of Zoning Ordinances, Master Plan, Map, Building Codes and City Ordinances ..................................................................................................................................................31 Statement of the Proposed Method for the Relocation of any Persons to be Displaced ........................................................................................................................................................................32 How Creation of the Tax Incremental District Promotes the Orderly Development of the City ........................................................................................................................................................32 List of Estimated Non-Project Costs ...............................................................................................33 Legal Opinion Advising Whether the Plan is Complete and Complies with Wis. Stat. § 66.1105(4)(f) ............................................................................................................................................. 34 Calculation of the Share of Projected Tax Increments Estimated to be Paid by the Owners of Property in the Overlying Taxing Jurisdictions .................................................... 36 Tax Incremental District No. 31 Project Plan City of Green Bay Prepared by Ehlers Page | 2 SECTION 1: Executive Summary DESCRIPTION OF DISTRICT Tax Incremental District (“TID”) No. 31 (“District”) is a proposed Blighted Area District comprising approximately 5.57 acres located in the southern portion of downtown Green Bay. The District will be created to pay the costs of development incentives needed to support an approximately 125 unit apartment complex by One Astor Holdings, LLC, and the conversion of Fire Station 1 to a mixed-use building to include a restaurant and office space (collectively, the “Projects”) by MOWGS LLC (One Astor Holdings, LLC and MOWGS LLC collectively referred to as the “Developers”). In addition to the incremental property value that will be created, the City expects construction- related job creation, additional employment opportunities for commercial jobs post-construction, increased property values, increased income and sales tax T collection, increased retail and commercial activity, and other economic benefits from the purchase of goods and services related to the construction and operation of the Projects. AUTHORITY AF The City is creating the District under the provisions of Wis. Stat. § 66.1105. ESTIMATED TOTAL PROJECT COST EXPENDITURES The City anticipates making total expenditures of approximately $5.69 million D (“Project Costs”) to undertake the projects listed in this Project Plan (“Plan”). Project Costs include an estimated $5.22 million in Pay As You Go (“PAYGO”) R developer incentives and $464 thousand in ongoing planning and administrative costs. INCREMENTAL VALUATION The City projects that new land and improvements value of approximately $20.41 million will result from the Projects. Creation of this additional value will be made possible by the Project Costs made within the District. A table detailing assumptions as to the development timing and associated values is included in the Economic Feasibility Study located within this Plan. EXPECTED TERMINATION OF DISTRICT Based on the Economic Feasibility Study located within Section 9 of this Plan, the City anticipates that the District will generate sufficient tax increment to pay all Project Costs within 18 of its allowable 27 years. Tax Incremental District No. 31 Project Plan City of Green Bay Prepared by Ehlers Page | 3 SUMMARY OF FINDINGS As required by Wis. Stat. § 66.1105, and as documented in this 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 Plan: 1) would not occur; or 2) would not occur in the manner, at the values, or within the timeframe desired by the City. The Developers will incur costs to develop and redevelop the properties within the District which are not expected to be fully recovered through sale or rent while also generating market-appropriate investor returns. The City will evaluate requests from the Developers for Tax Incremental Financing (“TIF”) assistance and confirm that the public investment is necessary, and that “but for” that investment, the related development will not occur at all, in the same timeframe, or at the same level of investment. The development incentives included in this Plan are based on the approved Development Agreement 2025-03 and high level projections for the MOWGS LLC project. T Both Projects are intended to be supported on a PAYGO basis. The economic benefits of the District, as measured by increased employment, business and personal income, and property value, are sufficient to AF compensate for the cost of the improvements. 2. 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 D the overlying taxing jurisdictions has been prepared and can be found in this R Plan. However, because the Projects 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 in this Plan outweigh the value of the tax increments to be invested in the Projects. 3. Not less than 50% by area of the real property within the District is a blighted area as defined by Wis. Stat. § 66.1105(2)(ae)1. 4. Based on the foregoing finding, the District is designated as a blighted area district. 5. The Project Costs relate directly to the elimination of blight in the District, consistent with the purpose for which the District is created. 6. Improvements to be made in the District are likely to significantly enhance the value of substantially all of the other real property in the District. Tax Incremental District No. 31 Project Plan City of Green Bay Prepared by Ehlers Page | 4 7. The equalized value of taxable property in the District, plus the incremental value of all existing tax incremental districts within the City does not exceed 12% of the total equalized value of taxable property within the City. 8. The City estimates that 7% 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). 9. That there are no parcels to be included within the District that were annexed by the City within the preceding three-year period. 10. The Plan for the District is feasible and is in conformity with the Master Plan of the City. T AF DR Tax Incremental District No. 31 Project Plan City of Green Bay Prepared by Ehlers Page | 5 SECTION 2: Preliminary Map of Proposed District Boundary Map Found on Following Page. T AF DR Tax Incremental District No. 31 Project Plan City of Green Bay Prepared by Ehlers Page | 6  T AF DR Tax Incremental District No. 31 Project Plan City of Green Bay Prepared by Ehlers Page | 7 Parcel Layout as of January 1, 2025 T AF DR Tax Incremental District No. 31 Project Plan City of Green Bay Prepared by Ehlers Page | 8 Parcel Layout as of January 1, 2026 T AF COMBINED PARCELS DR *The identified parcel represents the combination of parcels 15-168-A and 15- 168-2 by Certified Survey Map. The new parcel number is not yet assigned. Tax Incremental District No. 31 Project Plan City of Green Bay Prepared by Ehlers Page | 9  T AF DR Tax Incremental District No. 31 Project Plan City of Green Bay Prepared by Ehlers Page | 10 SECTION 3: Map Showing Existing Uses and Conditions Map Found on Following Page. T AF DR Tax Incremental District No. 31 Project Plan City of Green Bay Prepared by Ehlers Page | 11  T AF DR Tax Incremental District No. 31 Project Plan City of Green Bay Prepared by Ehlers Page | 12 SECTION 4: Preliminary Parcel List and Analysis The District will consist of the parcels identified in the below tables: Parcel Data Designated Acres Parcel Blighted Address Owner Acres Number Blighted Condition ROW Areas 1.25 15-168-A 100 E. Mason St. Miller Land Investments LLC 1.74 1.74 Condition 2 15-168-2 0 S. Adams St. Miller Land Investments LLC 0.66 0.66 Condition 2 15-169 501 S. Washington St. City of Green Bay 0.33 0.33 Condition 1 15-20 521 S. Adams St. Cosmo LLC 0.27 0.27 Condition 2 15-23 501 S. Adams St. Cosmo LLC 1.33 1.33 Condition 2 TOTALS 5.57 4.32 T Percentage of TID Area Designated as Blighted (at least 50%) 78% AF Percentage of TID Area Not Designated as Blighted Condition 1: The identified parcel includes structures which by reason of dilapidation, deterioration, age or obsolescence, are conducive to ill health, juvenile delinquency, or crime, and which in its current state is detrimental to the public health, safety, morals or welfare. Costs associated with the 22% D remediation of existing structures have resulted in the property not developing under normal market conditions, substantially impairing and arresting the R sound growth of the community, therefore rendering the parcel blighted. Condition 2: The identified parcels are areas which are predominantly open, and which consist primarily of land upon which buildings or structures have been demolished. The extraordinary costs associated with the redevelopment of the properties due to the deterioration of improvements, has resulted in the properties not developing under normal market conditions, substantially impairing and arresting the sound growth of the community, therefore rendering the parcels blighted. Tax Incremental District No. 31 Project Plan City of Green Bay Prepared by Ehlers Page | 13  1 Calculation of Estimated Base Value 2 Assessed Value Equalized Value Overlapping Parcel Land Improvement Total Land Improvement Total TID 15-168-A 1,099,500 0 1,099,500 1,377,000 0 1,377,000 TID 53 15-168-2 99,000 0 99,000 124,000 0 124,000 15-169 0 0 0 0 0 0 TID 5 15-20 29,700 0 29,700 37,200 0 37,200 TID 5 15-23 117,900 0 117,900 147,700 0 147,700 TID 5 TOTALS 1,346,100 0 1,346,100 1,685,900 0 1,685,900 1) Estimated based on values as of January 1, 2024. Actual base value will be as of January 1, 2025. 2) Calculation based on aggregate assessment ratio of 79.85%. 3) The parcel is currently being removed from TID 5, pending DOR approval. T AF DR Tax Incremental District No. 31 Project Plan City of Green Bay Prepared by Ehlers Page | 14 SECTION 5: Equalized Value Test The following calculations demonstrate that the City expects to be in compliance with Wis. Stat. § 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 value of those parcels currently located within Tax Incremental District No. 5 that will be overlapped are not included in the base value of the District as that value is reflected within the total of existing incremental value. Calculation of City Equalized Value Limit City TID IN Equalized Value (Jan. 1, 2024) $ 10,834,009,900 TID Valuation Limit @ 12% of Above Value $ 1,300,081,188 Calculation of Value Subject to Limit T Estimated Base Value of Territory to be Included in District $ 1,685,900 AF Incremental Value of Existing Districts (Jan. 1, 2024) Less: Value of Underlying TID Parcels Total Value Subject to 12% Valuation Limit Total Percentage of TID IN Equalized Value $ $ $ 771,458,500 (1,561,900) 771,582,500 7.12% D Residual Value Capacity of TID IN Equalized Value R $ 528,498,688 The equalized value of the increment of existing tax incremental districts within the City, plus the base value of the proposed District, totals $771,582,500. This value is less than the maximum of $1,300,081,188 in equalized value that is permitted for the City. Tax Incremental District No. 31 Project Plan City of Green Bay Prepared by Ehlers Page | 15 SECTION 6: Statement Listing the Kind, Number and Location of All Proposed Public Works or Improvements Within the District 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, other than tax increments, received or reasonably expected to be received in connection with the implementation of the Plan. 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. T With all Project Costs, 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, AF 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 Project Costs 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 D Section 7 of this Plan along with the Detailed List of Project Costs found in Section 8 provide additional information as to the kind, number and location of R potential Project Costs. Property, Right-of-Way and Easement Acquisition Property Acquisition for Development To promote and facilitate development the City may acquire property within the District. The cost of property acquired, and any costs associated with the transaction, are eligible Project Costs. Following acquisition, other Project Costs within the categories detailed in this Section may be incurred to make the property suitable for development. Any revenue received by the City from the sale of property acquired pursuant to the execution of this Plan will be used to reduce the total project costs of the District. If total Project Costs incurred by the City to acquire property and make it suitable for development exceed the revenues or other consideration received from the sale or lease of that property, the net amount shall be considered “real property assembly costs” as Tax Incremental District No. 31 Project Plan City of Green Bay Prepared by Ehlers Page | 16 defined in Wis. Stat. § 66.1105(2)(f)1.c., and subject to recovery as an eligible Project Cost. Property Acquisition for Conservancy To promote the objectives of this Plan, the City may acquire property within the District that it will designate for conservancy. These conservancy objectives include: preserving historic resources or sensitive natural features; protection of scenic and historic views; maintaining habitat for wildlife; maintaining adequate open space; reduction of erosion and sedimentation by preserving existing vegetation; and providing adequate areas for management of stormwater. The cost of property acquired for conservancy, and any costs associated with the transaction, are eligible Project Costs. Acquisition of Rights-of-Way The City may need to acquire property to allow for installation of streets, T 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 AF The City may 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 D eligible Project Costs. R Relocation Costs If relocation expenses are incurred in conjunction with the acquisition of property, those expenses are eligible Project Costs. These costs 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. Tax Incremental District No. 31 Project Plan City of Green Bay Prepared by Ehlers Page | 17 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. 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 T 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 AF Sanitary Sewer System Improvements To allow development to occur, the City may need to construct, alter, rebuild or expand sanitary sewer infrastructure within the District. Eligible Project D Costs include, but are not limited to, construction, alteration, rebuilding or expansion of: collection mains; manholes and cleanouts; service laterals; force R 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 To allow development to occur, the City may 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 Tax Incremental District No. 31 Project Plan City of Green Bay Prepared by Ehlers Page | 18 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 Development within the District will cause stormwater runoff. To manage this T stormwater runoff, the City may 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 AF 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 D corresponding to the benefit allocated to land within the District, and necessitated by the implementation of the Project Plan, are eligible Project R Costs. Implementation of the Project Plan may also require that 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, installation of new poles or towers, or burying of overhead electric lines. Costs incurred by the City to undertake this work are eligible Project Costs. Tax Incremental District No. 31 Project Plan City of Green Bay Prepared by Ehlers Page | 19 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. Streets and Streetscape Street Improvements To allow development to occur, the City may need to construct or reconstruct T streets, highways, alleys, 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 AF 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. D Streetscaping and Landscaping To attract development consistent with the objectives of this Plan, the City may R 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, clocks, tree rings, trash receptacles and similar items; and installation of brick or other decorative walks, terraces and street crossings. These and any other similar amenities installed by the City are eligible Project Costs. Tax Incremental District No. 31 Project Plan City of Green Bay Prepared by Ehlers Page | 20 Community Development Cash Grants (Development Incentives) The City may enter into agreements with property owners, lessees, or developers of land located within the District for sharing costs to encourage the desired kind of improvements and assure tax base is generated sufficient to recover Project Costs. No cash grants will be provided until the City executes a developer agreement with the recipient of the cash grant. Any payments of cash grants made by the City are eligible Project Costs. Contribution to Redevelopment Authority (RDA) As provided for in Wis. Stat. § 66.1105(2)(f)1.h and Wis. Stat. § 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 T of any redevelopment or urban renewal project. Funds provided to the RDA for this purpose are eligible Project Costs. Revolving Loan/Grant Program (Development Incentives) AF To encourage private development consistent with the objectives of this Plan, the City, through its RDA, may provide loans or grants to eligible property owners in the District. 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, correct safety deficiencies, or as otherwise D specified by the RDA in the program manual. Any funds returned to the RDA from the repayment of loans made are not considered revenues to the District, R and will not be used to offset District Project Costs. Instead, these funds may be placed into a revolving 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. Tax Incremental District No. 31 Project Plan City of Green Bay Prepared by Ehlers Page | 21 Miscellaneous 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 T employees relating to the implementation of the Plan. Financing Costs AF 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. DR Tax Incremental District No. 31 Project Plan City of Green Bay Prepared by Ehlers Page | 22 SECTION 7: Map Showing Proposed Improvements and Uses Map Found on Following Page. T AF DR Tax Incremental District No. 31 Project Plan City of Green Bay Prepared by Ehlers Page | 23  T AF DR The City has identified funds for development incentives for the qualified development projects on parcels 15‐168‐ A, 15‐168‐2, and 15‐169. Further, the City will incur administrative and other professional service expenses in the implementation of this Project Plan. Tax Incremental District No. 31 Project Plan City of Green Bay Prepared by Ehlers Page | 24 SECTION 8: Detailed List of Estimated 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 6 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. Est. Cost Project 1 Project Name/Type Pay As You Go ("PAYGO") Development Incentives T Phase I Ongoing Totals Est. Timing 2 1a. 1b. AF One Astor Holdings, LLC1 MOWGS LLC2 Ongoing Planning & Administrative Costs Total Projects Notes: 4,500,000 722,715 5,222,715 464,309 464,309 4,500,000 722,715 464,309 5,687,024 2025‐2045 2025‐2047 2025‐2053 D 1) Represents the Tax Incentive Cap per Section III.C.2 of Development Agreement 2025‐03. 2) Estimated total assuming the project receives a 20‐year PAYGO incentive at 80% of the annual tax increment generated by the project. R Tax Incremental District No. 31 Project Plan City of Green Bay Prepared by Ehlers Page | 25 SECTION 9: Economic Feasibility Study, Description of the Methods of Financing Estimated Project Costs and the Time When Related Costs or Monetary Obligations 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 The Project Costs the City plans to make are expected to create $20.41 million in incremental value by January 1, 2028. Estimated valuations and timing for T construction of the Projects are included in Table 1. Assuming the City’s current equalized TID Interim tax rate of $17.32 per thousand of equalized value decreases 0.50% annually and values increase 1.00% annually from economic AF appreciation, the Projects would generate $9.34 million in incremental tax revenue over the 27-year term of the District as shown in Table 2. DR Tax Incremental District No. 31 Project Plan City of Green Bay Prepared by Ehlers Page | 26  Table 1 – Development Assumptions Fire Station 1 One Astor Construction Construction Year 1 Redevelopment Annual Total Holdings, LLC Year (MOWGS LLC)2 Total Value Sq. Ft. Total Value Estimated Value per $250 1 2025 0 2025 1 2 2026 10,000 2,500,000 2,500,000 2026 2 3 2027 17,911,400 17,911,400 2027 3 4 2028 0 2028 4 5 2029 0 2029 5 6 2030 0 2030 6 7 2031 0 2031 7 8 2032 0 2032 8 9 10 11 12 2033 2034 2035 2036 T 0 0 0 0 2033 2034 2035 2036 9 10 11 12 13 14 15 16 17 18 2037 2038 2039 2040 2041 2042 AF 0 0 0 0 0 0 2037 2038 2039 2040 2041 2042 13 14 15 16 17 18 19 20 21 22 23 24 25 26 DR 2043 2044 2045 2046 2047 2048 2049 2050 0 0 0 0 0 0 0 0 2043 2044 2045 2046 2047 2048 2049 2050 19 20 21 22 23 24 25 26 27 2051 0 2051 27 Totals 17,911,400 10,000 2,500,000 20,411,400 Notes: 1) Development Agreement 2025‐03 estimated the assessed value of the property to be $15,500,000 after completion. Represents the equalized value increase using the 2024 aggregate ratio of 79.85% and deducting the estimated base value of $1,501,000. 2) Timing and values are estimates based on currently available information. Tax Incremental District No. 31 Project Plan City of Green Bay Prepared by Ehlers Page | 27  Table 2 – Tax Increment Projection Worksheet Type of District Blighted Area Base Value 1,685,900 District Creation Date June 24, 2025 Economic Change Factor 1.00% Valuation Date Jan 1, 2025 Apply to Base Value Max Life (Years) 27 Base Tax Rate $17.41 End of Expenditure Period 22 6/24/2047 Rate Adjustment Factor ‐0.50% Revenue Periods/Final Year 27 2053 Extension Eligibility/Years Yes 3 Eligible Recipient District Yes Construction Value Valuation Economic Total Revenue Tax Year Added Year Change Increment Year Tax Rate1 Increment 1 2025 0 2026 0 0 2027 $17.32 0 2 2026 2,500,000 2027 0 2,500,000 2028 $17.23 43,082 3 2027 17,911,400 2028 25,000 20,436,400 2029 $17.15 350,418 4 2028 0 2029 204,364 20,640,764 2030 $17.06 352,152 5 2029 0 2030 206,408 20,847,172 2031 $16.98 353,895 6 2030 0 2031 208,472 21,055,643 2032 $16.89 355,647 7 8 9 10 2031 2032 2033 2034 0 0 0 0 2032 2033 2034 2035 T 210,556 212,662 214,789 216,937 21,266,200 21,478,862 21,693,650 21,910,587 2033 2034 2035 2036 $16.81 $16.72 $16.64 $16.56 357,408 359,177 360,955 362,741 11 12 13 14 15 16 17 18 2035 2036 2037 2038 2039 2040 2041 2042 0 0 0 0 0 0 0 0 AF2036 2037 2038 2039 2040 2041 2042 2043 219,106 221,297 223,510 225,745 228,002 230,282 232,585 234,911 22,129,693 22,350,990 22,574,500 22,800,245 23,028,247 23,258,530 23,491,115 23,726,026 2037 2038 2039 2040 2041 2042 2043 2044 $16.47 $16.39 $16.31 $16.23 $16.15 $16.07 $15.98 $15.90 364,537 366,341 368,155 369,977 371,809 373,649 375,499 377,357 19 20 21 22 23 24 25 26 27 DR 2043 2044 2045 2046 2047 2048 2049 2050 2051 0 0 0 0 0 0 0 0 0 2044 2045 2046 2047 2048 2049 2050 2051 2052 237,260 239,633 242,029 244,449 246,894 249,363 251,857 254,375 256,919 23,963,286 24,202,919 24,444,948 24,689,398 24,936,292 25,185,655 25,437,511 25,691,886 25,948,805 2045 2046 2047 2048 2049 2050 2051 2052 2053 $15.83 $15.75 $15.67 $15.59 $15.51 $15.43 $15.36 $15.28 $15.20 379,225 381,102 382,989 384,885 386,790 388,704 390,629 392,562 394,505 Totals 20,411,400 5,537,405 Future Value of Increment 9,344,191 Notes: 1) Tax rate shown is actual 2024/2025 rate per DOR Form PC‐202 (Tax Increment Collection Worksheet). Tax Incremental District No. 31 Project Plan City of Green Bay Prepared by Ehlers Page | 28 Financing and Implementation The District’s primary expenditures will be development incentives. Incentives will be provided on a PAYGO basis from the tax increment generated by the Projects and such incentives may be structured in one or more phases. PAYGO payments will be made from and strictly limited to the tax increments generated by the District. The PAYGO incentives are not considered City debt nor will the City appropriate funds to make PAYGO incentive payments from any other sources aside from the tax increment generated by the District. The City will also incur certain costs to create and administer the District. Costs incurred by the City prior to availability of tax increments will be paid from other funds of the City to be reimbursed. Once tax increments are collected, these costs will be paid from annual District revenue. Based on the Project Cost expenditures as included within the cash flow exhibit (Table 3), the District is projected to accumulate sufficient funds by the year T 2044 to pay off all Project cost liabilities and obligations. The projected 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. AF DR Tax Incremental District No. 31 Project Plan City of Green Bay Prepared by Ehlers Page | 29  Table 3 – Cash Flow Projected Revenues Projected Expenditures Balances MRO #1 MRO #2 2025 2025 Ongoing Tax Total One Astor Holdings, LLC1 MOWGS LLC2 Planning & Total Liabilities Year Increments Revenues $4,500,000 $722,715 Administration Expenditures Annual Cumulative Outstanding Year 2025 0 35,000 35,000 (35,000) (35,000) 5,222,715 2025 2026 0 10,000 10,000 (10,000) (45,000) 5,222,715 2026 2027 0 0 0 0 10,300 10,300 (10,300) (55,300) 5,222,715 2027 2028 43,082 43,082 0 34,466 10,609 45,075 (1,993) (57,293) 5,188,249 2028 2029 350,418 350,418 261,054 34,636 10,927 306,617 43,800 (13,492) 4,892,559 2029 2030 352,152 352,152 262,346 34,808 11,255 308,409 43,743 30,251 4,595,405 2030 2031 2032 2033 2034 353,895 355,647 357,408 359,177 353,895 355,647 357,408 359,177 263,645 264,950 266,261 267,579 T 34,980 35,153 35,327 35,502 11,593 11,941 12,299 12,668 310,218 312,044 313,887 315,749 43,678 43,604 43,520 43,428 73,929 117,532 161,053 204,480 4,296,780 3,996,677 3,695,088 3,392,007 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 360,955 362,741 364,537 366,341 368,155 369,977 371,809 373,649 375,499 377,357 360,955 362,741 364,537 366,341 368,155 369,977 371,809 373,649 375,499 377,357 AF 268,904 270,235 271,572 272,917 274,268 275,625 276,990 278,361 279,739 281,123 35,678 35,855 36,032 36,210 36,390 36,570 36,751 36,933 37,115 37,299 13,048 13,439 13,842 14,258 14,685 15,126 15,580 16,047 16,528 17,024 317,629 319,528 321,447 323,385 325,343 327,321 329,320 331,340 333,383 335,447 43,325 43,213 43,090 42,957 42,812 42,656 42,489 42,309 42,116 41,910 247,806 291,019 334,109 377,066 419,878 462,534 505,023 547,331 589,447 631,358 3,087,425 2,781,336 2,473,732 2,164,605 1,853,947 1,541,752 1,228,012 912,719 595,864 277,442 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 2046 2047 2048 2049 379,225 381,102 382,989 384,885 386,790 379,225 381,102 382,989 384,885 386,790 R 164,433 0 37,484 37,669 37,856 0 17,535 18,061 18,603 19,161 19,736 219,452 55,731 56,459 19,161 19,736 159,774 325,372 326,530 365,724 367,054 791,131 1,116,503 1,443,033 1,808,757 2,175,811 75,525 37,856 0 2045 2046 2047 2048 2049 2050 2051 2052 2053 Totals Notes: 388,704 390,629 392,562 394,505 9,344,191 D 388,704 390,629 392,562 394,505 9,344,191 4,500,000 722,715 20,328 20,938 21,566 22,213 464,309 20,328 20,938 21,566 22,213 5,687,024 368,377 369,691 370,996 372,292 2,544,187 2,913,878 3,284,874 3,657,167 PROJECTED CLOSURE YEAR 2050 2051 2052 2053 Totals 1) The Developer will receive 80% of the annual tax increment generated by the project up to a total incentive of $4,500,000 LEGEND: per Development Agreement 2025‐03. The maximum payment term is 23‐years and will terminate in 2048. CALLABLE MATURITIES 2) Assumes the project receives a 20‐year PAYGO incentive at 80% of the annual tax increment generated by the project. END OF EXP. PERIOD Tax Incremental District No. 30 Project Plan City of Green Bay Prepared by Ehlers Page | 30 SECTION 10: Annexed Property A tax incremental district cannot include annexed territory unless at least three years have elapsed since the annexation, or certain other requirements are met. None of the property within the proposed District boundary was annexed during the past three years. SECTION 11: Estimate of Property to Be Devoted to Retail Business Pursuant to Wis. Stat. § 66.1105(5)(b), the City estimates that 7% of the territory within the District will be devoted to retail business at the end of the District’s maximum expenditure period. T SECTION 12: AF Proposed Changes of Zoning Ordinances, Master Plan, Map, Building Codes and City Ordinances Zoning Ordinances D The proposed Plan is in general conformance with the City’s current zoning ordinances. Individual properties may require rezoning at the time of R development. Master (Comprehensive) Plan and Map The proposed Plan is in general conformance with the City’s Comprehensive Plan identifying the area as appropriate for Downtown land use which allows for and promotes high-intensity office, retail, housing, entertainment, convention and public land uses, preferably in mixed-use buildings with strong pedestrian orientations. Building Codes and Ordinances Development within the District will be required to conform to 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. No changes to the existing regulations are proposed or needed. Tax Incremental District No. 27 Project Plan City of Green Bay Prepared by Ehlers Page | 31 SECTION 13: Statement of the Proposed Method for the Relocation of any Persons to be Displaced Should implementation of this Plan require relocation of individuals or business operations, relocations will be handled in compliance with Wis. Stat. Chapter 32 and Wis. Admin. Code ADM 92. SECTION 14: How Creation of the Tax Incremental District Promotes the Orderly Development of the City Creation of the District and the implementation of the projects in its Plan will T promote the orderly development of the City by eliminating blighted areas through the provision of appropriate financial incentives for private development projects. Through use of tax increment financing, the City can AF attract new investment that results in increased tax base. Development will occur in an orderly fashion in accordance with approved plans so that the Projects will be compatible with adjacent land uses. Development of new uses in the District will add to the tax base and will generate positive secondary impacts in the community such as construction-related job creation, additional employment opportunities for commercial jobs post-construction, increased D property values, increased income and sales tax collection, increased retail and R commercial activity, and other economic benefits from the purchase of goods and services related to the construction and operation of the Projects. Tax Incremental District No. 31 Project Plan City of Green Bay Prepared by Ehlers Page | 32 SECTION 15: 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.  T 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 AF fees, grants, special assessments, or revenues other than tax increments. No improvements to be made within the District will benefit property outside the District. Furthermore, there will be no improvements made outside the District that will only partially benefit the District. DR Tax Incremental District No. 31 Project Plan City of Green Bay Prepared by Ehlers Page | 33 SECTION 16: Legal Opinion Advising Whether the Plan is Complete and Complies with Wis. Stat. § 66.1105(4)(f) Legal Opinion Found on Following Page. T AF DR Tax Incremental District No. 31 Project Plan City of Green Bay Prepared by Ehlers Page | 34 NEED WET SIGNATURE & DATED LEGAL OPINION ON ATTORNEY LETTERHEAD SAMPLE Mayor City of Green Bay 100 N Jefferson St Green Bay, Wisconsin 54301 RE: Project Plan for Tax Incremental District No. 31 Dear Mayor: Wisconsin Statute 66.1105(4)(f) requires that a project plan for a tax incremental financing district include an opinion provided by the City Attorney T advising as to whether the plan is complete and complies with Wisconsin Statute 66.1105. AF As City Attorney for the City of Green Bay, I have been asked to review the above-referenced project plan for compliance with the applicable statutory requirements. Based upon my review, in my opinion, the Project Plan for the City of Green Bay Tax Incremental District No. 31 is complete and complies with the provisions of Wisconsin Statute 66.1105. D Sincerely, R City Attorney Tax Incremental District No. 31 Project Plan City of Green Bay Prepared by Ehlers Page | 35 SECTION 17: Calculation of the Share of Projected Tax Increments Estimated to be Paid by the Owners of Property in the Overlying Taxing Jurisdictions The following projection is provided to meet the requirements of Wis. Stat. § 66.1105(4)(i)4. Allocation of future tax increments is based on the projections included in this Plan and assumes the same proportions as the actual breakdown of tax collections for the 2024/2025 levy year. Northeast Revenue Green Bay Area Wisconsin Tech. Revenue Year Brown County City of Green Bay School District College Total Year 2027 0 0 0 0 0 2027 2028 6,707 16,053 18,928 1,394 43,082 2028 2029 2030 2031 2032 54,556 54,826 55,097 55,370 130,569 131,215 131,865 132,517 T153,957 154,719 155,485 156,255 11,336 11,392 11,448 11,505 350,418 352,152 353,895 355,647 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 55,644 55,920 56,196 56,474 56,754 57,035 AF 133,173 133,833 134,495 135,161 135,830 136,502 157,028 157,805 158,587 159,372 160,160 160,953 11,562 11,619 11,677 11,735 11,793 11,851 357,408 359,177 360,955 362,741 364,537 366,341 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 2046 DR 57,317 57,601 57,886 58,173 58,461 58,750 59,041 59,333 137,178 137,857 138,539 139,225 139,914 140,607 141,303 142,002 161,750 162,551 163,355 164,164 164,977 165,793 166,614 167,439 11,910 11,969 12,028 12,087 12,147 12,207 12,268 12,328 368,155 369,977 371,809 373,649 375,499 377,357 379,225 381,102 2039 2040 2041 2042 2043 2044 2045 2046 2047 59,627 142,705 168,267 12,389 382,989 2047 2048 59,922 143,412 169,100 12,451 384,885 2048 2049 60,219 144,121 169,937 12,512 386,790 2049 2050 60,517 144,835 170,779 12,574 388,704 2050 2051 60,816 145,552 171,624 12,637 390,629 2051 2052 61,117 146,272 172,473 12,699 392,562 2052 2053 61,420 146,996 173,327 12,762 394,505 2053 Totals 1,454,778 3,481,732 4,105,400 302,280 9,344,191 Tax Incremental District No. 31 Project Plan City of Green Bay Prepared by Ehlers Page | 36  Report to the Redevelopment Authority of the City of Green Bay MEETING DATE PREPARED BY June 10, 2025 Ronda Bitney AGENDA ITEM # F.3 Consideration with possible action to approve a 60-day planning option extension to Deals, Development & Partnership Capital for the construction of six townhomes on the sites located at 1118 N. Van Buren Street, 1124 N. Van Buren Street, and 910 Reber Street. BACKGROUND The sites located at 1118 N. Van Buren Street (Parcel 20-19), 1124 N. Van Buren Street (Parcel 20-18), and 910 Reber Street are zoned R-3, Varied Density Residential, and located just west of Webster Avenue. Since January 2025, the RDA has granted a three-month planning option with a two-month extension to Deals, Development & Partnership Capital to develop a detailed plan and assess the feasibility of constructing six townhomes. Each unit will be owner-occupied, market-rate, two-bedroom and two-bathroom, with 1.5- car garages. The developer is offering $35,000 for the sites as part of his proposal. The developer has completed their preliminary design and site plan but would like a 60-day extension, allowing him to firm up his financing and architectural plans. RECOMMENDATION To approve a 60-day extension to the current planning option with Deals, Development & Partnership Capital to finalize the development plans for six units of townhomes. FISCAL IMPACT ATTACHMENTS 1. Van Buren Row - Elevation w-Color and Details 2. Van_Buren_Row_60_Day_Extension_Request2 3. X-2167 4. GIS 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  BLACK ASHPALT METAL VINYL WINDOWS SHINGLES ROOF ACCENT BLACK VINYL WHITE VINYL VINYL BLACK VINYL WHITE VINYL VINYL BOARD AND HORIZONTAL BOARD AND HORIZONTAL BOARD AND HORIZONTAL BATTEN SIDING SIDING BATTEN SIDING SIDING BATTEN SIDING SIDING      Hi Ronda, I hope this message finds you well. I’m writing to formally request a 60-day extension on the planning period for the Van Buren Row development proposal, which includes parcels at 1124 N Van Buren St, 1118 N Van Buren St, and 910 Reber St. Since receiving updated feedback from the City and revised concept plans from our engineer, we have expanded the project scope to propose six 2-bedroom, 2-bathroom townhomes (approximately 1,760 sq. ft. each, two stories, with attached 1-car garages). The additional time is needed to refine construction budgets, secure updated commitments from our investors, and finalize architectural plans that align with the revised unit count and site configuration. This will also ensure that the proposal we submit is fully backed, financially sound, and ready to proceed. We’re committed to making this a high-quality infill project that fits the neighborhood and delivers long-term value to the community. If a shorter extension is required by the RDA, we’re prepared to work within that window to the best of our ability. Thank you for your time and consideration. Please let me know if any additional information is needed to process this request. Best regards, Ken Wilson Deals, Development, and Partnership Capital 920.784.7796 kwilson@ddpcap.com 02 Jun 2025 - 12:36p G:\Deals & Development\250289 - N. Van Buren St - Reber St., Green Bay\CADD\250289 Site Plan.dwg by: jwolfe Gren Bay, WI Deals and Development 6/2/2025, Proj. #250289, DWG #X-2167 Site Plan  0 0.0085 0.017 This is a custom ma p crea ted by an online user of G IS map service s provided by mi Brown County, Brown County WI Part of Brown County WI Map printed on 1/3/2025 1:480 : Parcel owner sh ip key 1 inch = 40 feet* 1 inch = 0.00758 miles* "hooks" indicate A co mp lete key (legend ) is available at: *ori ginal page size: 8.5"x11" parcel ownership tinyurl.com/Brow nDogLegend (920) 448 -6480 crosses a line Appropriate format depends on zoom level www.browncountywi.gov  Report to the Redevelopment Authority of the City of Green Bay MEETING DATE PREPARED BY June 10, 2025 Ronda Bitney AGENDA ITEM # F.4 Consideration with possible action to approve a one-year development agreement with Greater Green Bay Habitat for Humanity to develop a 1.5-story, single-family home on the site located at 1305 S. Chestnut Avenue along with a HOME funding request of $9,970.00. BACKGROUND In May 2025, staff awarded a 30-day planning option to Greater Green Bay Habitat for Humanity (Habitat) for the development of a single-family, owner-occupied home for the site located at 1305 S. Chestnut Avenue. This site is zoned S-LRI-Special Purpose Residential Light Industrial and was purchased using Neighborhood Enhancement Funds. Habitat has offered to purchase 1305 S. Chestnut Avenue for $15,300.00. This home will feature 2 bedrooms, 1 full bath, and a 1.5-stall detached garage. Staff have worked cooperatively with Habitat on a design that matches the needs of the families as well as the neighborhood, along with additional zoning requirements. Habitat is aware that they will be required to obtain approval for a CUP (conditional use permit) in order to build a single-family home on this site. Habitat has also submitted a HOME funding request in the amount of $9,970.00 to assist in funding the gap in order to make the project affordable. Staff has reviewed the request and recommends approval. RECOMMENDATION To approve a one-year development agreement for the construction of a 1.5-story, single-family home on the site located 1305 S. Chestnut Avenue and the HOME funding request of $9,970.00. FISCAL IMPACT ATTACHMENTS 1. GIS 2. 1305 S. Broadway 2.4 bedroom home design 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  0 0.01 0.02 This is a custom ma p crea ted by an online user of G IS map service s provided by mi Brown County Municipalities, Brown County, Brown County WI Part of Brown County WI Map printed on 6/3/2025 1:720 : Parcel owner sh ip key 1 inch = 60 feet* 1 inch = 0.0114 miles* "hooks" indicate A co mp lete key (legend ) is available at: *ori ginal page size: 8.5"x11" parcel ownership tinyurl.com/Brow nDogLegend (920) 448 -6480 crosses a line Appropriate format depends on zoom level www.browncountywi.gov  Report to the Redevelopment Authority of the City of Green Bay MEETING DATE PREPARED BY June 10, 2025 Will Peters AGENDA ITEM # F.5 Consideration with possible action on HOME funding request from Greater Green Bay Habitat for Humanity to build a home at 1216 S. Broadway. BACKGROUND Greater Green Bay Habitat for Humanity (Habitat) proposes to build a two-story home with a single-stall detached garage at 1216 S. Broadway, Green Bay, WI 54303. Due to the increasing costs of building materials and labor, Habitat has submitted a HOME funding application requesting gap funding in the amount of $8,370.00 to construct a six-bedroom, two and a half-bathroom, affordable, single-family home at 1216 S. Broadway. Staff has reviewed the application and recommends the award of $8,370.00 in gap funding to support this build and make the home affordable. RECOMMENDATION Approve HOME funding request from Greater Green Bay Habitat for Humanity to build a home at 1216 S. Broadway. FISCAL IMPACT ATTACHMENTS 1. 2 Story 1216 S. Broadway Site Plan 2. 2 story design for Broadway 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov 12 Mar 2025 - 9:11a G:\Habitat for Humanity Greater Green Bay\250161 South Broadway, City of Green Bay\CADD\250161_SitePlan 1216 S.Broadway.dwg by: cmueller c Vierbicher Associates, Inc. SITE PLAN  Report to the Redevelopment Authority of the City of Green Bay MEETING DATE PREPARED BY June 10, 2025 Will Peters AGENDA ITEM # F.6 Consideration with possible action on HOME funding request from Greater Green Bay Habitat for Humanity to build a home at 1319 S. Broadway. BACKGROUND Greater Green Bay Habitat for Humanity (Habitat) proposes to build a two-story home with a single-stall detached garage at 1319 S. Broadway, Green Bay, WI 54303. Due to the increasing costs of building materials and labor, Habitat has submitted a HOME funding application requesting gap funding in the amount of $6,470.00 to construct a six-bedroom, two-and-a-half-bathroom, affordable, single-family home at 1319 S. Broadway. Staff reviewed the application and recommends the award of $6,470.00 in gap funding to support this build and make the home affordable. RECOMMENDATION Approve HOME funding request from Greater Green Bay Habitat for Humanity to build a home at 1319 S. Broadway. FISCAL IMPACT ATTACHMENTS 1. 1319 S. Broadway Site Plan 2. 2 story design for Broadway 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  Report to the Redevelopment Authority of the City of Green Bay MEETING DATE PREPARED BY June 10, 2025 Will Peters AGENDA ITEM # F.7 Consideration with possible action on HOME funding request from Greater Green Bay Habitat for Humanity to build a home at 1321 S. Broadway. BACKGROUND Greater Green Bay Habitat for Humanity (Habitat) proposes to build a single-story home with a single-stall detached garage at 1321 S. Broadway, Green Bay, WI 54303. Due to the increasing costs of building materials and labor, Habitat has submitted a HOME funding application requesting gap funding in the amount of $30,470.00 to construct a two-bedroom, one-bathroom, affordable, single-family home at 1321 S. Broadway. Staff reviewed the application and recommends the award of $30,470.00 in gap funding to support this build and make the home affordable. RECOMMENDATION Approve HOME funding request from Greater Green Bay Habitat for Humianity to build a home at 1321 S Broadway. FISCAL IMPACT ATTACHMENTS 1. 1321 S. Broadway Site Plan 2. 2.4 bedroom home design 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  Report to the Redevelopment Authority of the City of Green Bay MEETING DATE PREPARED BY June 10, 2025 Will Peters AGENDA ITEM # F.8 Consideration with possible action on a substantial amendment to the 2022, 2023, and 2024 Annual Action Plans to reallocate $87,559.87 of Beautification/Art Funding to the Home Improvement Loan Program. BACKGROUND As part of the City of Green Bay's 2022, 2023, and 2024 Annual Action Plans under the Community Development Block Grant (CDBG), the City allocated funding to Beautification/Art Projects in CDBG-eligible areas. Due to this funding program not being fully utilized, staff is recommending a substantial amendment to the above-mentioned plans to transfer a total of $87,559.87 to the Home Improvement Loan Program. NeighborWorks Green Bay is currently administering the Home Improvement Loan Program for the City of Green Bay and is drawing down the last of the funds budgeted for this year. With a growing wait list and high need, staff recommends transferring additional funds to support the program. RECOMMENDATION To approve a substantial amendment to the 2022, 2023, and 2024 Annual Action Plan to reallocate $87,559.87 of Beautification/Art Funding to the Home Improvement Loan Program. FISCAL IMPACT Remaining Beautification Funds By Program Year 2022: $12,559.87 2023: $25,000.00 2024: $50,000.00 ATTACHMENTS None 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  Report to the Redevelopment Authority of the City of Green Bay MEETING DATE PREPARED BY June 10, 2025 AGENDA ITEM # G.1 Communication dated 5/6/2025 from Ald. Brian Johnson "for consideration and possible action to update the housing study completed in 2020 to capture current housing demand, document other development tools and resources to help close gaps in capital stacks, and recommend policy modifications to accelerate housing projects that align with existing demands and needs." BACKGROUND RECOMMENDATION FISCAL IMPACT ATTACHMENTS 1. 2025-05-07 Dist 9 to RDA 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  0123445 67897 ÿ ÿ98ÿ8 ÿ 997ÿ7ÿ 7997 4 3!"#$%$#31&'#4(ÿ*4 3!"#$%$#31&'#4(+ , -1ÿ./0/121.ÿ3415ÿ67 8 93&2$ÿ:;;!&ÿ*93&2$':;;!&"<=>!?$'<4%+@ÿA$#ÿB$#Cÿ*A$#'B$#C"<=>!?$'<4%+@ÿ:4& C D>13E&ÿ*:4& C'D>13E&"<=>!?$'<4%+@ÿF$E&!ÿG34<>ÿ*F$E&!'G34<>"<=>!?$'<4%+ HIJKLMNÿPKQRQRSTMÿUTJÿVSWWXTRYUQRSTM ZUWK [LRUTÿ\S]TMST VSWWRQQKKÿZUWK ^KJK_KIS`WKTQÿHXQ]SLRQa bKcQÿSdÿVSWWXTRYUQRST eSLÿYSTMRJKLUQRSTÿUTJÿ̀SMMRfIKÿUYQRSTÿQSÿX`JUQKÿQ]Kÿ]SXMRTg MQXJaÿYSW`IKQKJÿRTÿhihiÿQSÿYU`QXLKÿYXLLKTQÿ]SXMRTgÿJKWUTJj JSYXWKTQÿSQ]KLÿJK_KIS`WKTQÿQSSIMÿUTJÿLKMSXLYKMÿQSÿ]KÌÿQS ]KÌÿYISMKÿgU`MÿRTÿYU`RQUIÿMQUYkMjÿUTJÿLKYSWWKTJÿ̀SIRYa WSJRdRYUQRSTMÿQSÿUYYKIKLUQKÿ]SXMRTgÿ̀LSlKYQMÿQ]UQÿUIRgTÿmRQ] KcRMQRTgÿJKWUTJMÿUTJÿTKKJMn oWURIÿTSQÿJRM`IUaRTgÿYSLLKYQIapÿqrstÿrvÿrwÿxyz{ÿ|{yt}s{~  Report to the Redevelopment Authority of the City of Green Bay MEETING DATE PREPARED BY June 10, 2025 AGENDA ITEM # G.2 Financial report and check register. BACKGROUND RECOMMENDATION FISCAL IMPACT ATTACHMENTS 1. RDA Financial Report 2025 2. Check Report 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  Redevelopment Authority Financial Report CDBG 5/30/2025 2025 2024 CDBG Entitlement Funds Budget Carry Over Program Income Expenses Obligated Remaining Balance Fair Housing - 30,335.00 - 6,662.00 - 23,673.00 Public Services - 347,590.16 - 105,640.34 241,949.82 - CDBG Eligible Areas HILP Program - 141,246.14 11,652.80 23,797.50 117,448.64 11,652.80 CDBG Eligible Areas Public Facilieities and Infrastructure - 252,383.35 - 40,820.00 19,366.16 192,197.19 CDBG Eligible Areas-Beautificatio/Art - 87,559.87 - - - 87,559.87 Economic Development Façade - 90,000.00 - - - 90,000.00 Economic Development - RLF - 40,607.57 244,022.93 - 35,000.00 249,630.50 Administration - 174,851.18 2,913.20 54,869.58 - 122,894.80 $ - $ 1,164,573.27 $ 258,588.93 $ 231,789.42 $ 413,764.62 $ 777,608.16 2025 2024 CARES CDBG-CV Funds Budget Carry Over Program Income Expenses Obligated Remaining Balance Rental/Mortgage Assistance Program LMI - 36,414.78 - 16,504.99 19,909.79 -- $ - $ 36,414.78 $ - $ 16,504.99 $ 19,909.79 $ -  Redevelopment Authority Financial Report HOME 5/30/2025 2025 2024 Budget Carry Over Program Income Expenses Obligated Remaining Balance Single Family Rehab Loan Program - 272,016.68 - 85,831.00 183,576.00 2,609.68 Downpayment Closing Cost Assistance - 50,000.00 - 9,500.00 - 40,500.00 CHDO Projects - 434,784.00 - - 434,784.00 - Housing Development Projects - 1,518,941.30 82,376.00 - 494,418.00 1,106,899.30 Administration - 165,660.33 20,594.00 31,989.31 154,265.02 HOME-ARP Admin - 1,881,229.91 - 55,836.62 825,393.29 1,000,000.00 $ - $ 4,322,632.22 $ 102,970.00 $ 183,156.93 $ 1,938,171.29 $ 2,304,274.00  City of Green Bay RDA Check Register 31-May CHECK # CHECK DATE VENDOR NAME AMOUNT 21869 05/07/2025 NEIGHBORWORKS GREEN BAY 5,877.50 21870 05/14/2025 BOYS & GIRLS CLUB OF GREEN BAY, INC. 713.93 21871 05/14/2025 CITY OF GREEN BAY 23,393.08 21872 05/14/2025 MANDOLIN FOUNDATION LIMITED 1,402.50 21873 05/14/2025 NEIGHBORWORKS GREEN BAY 16,365.00 21874 05/28/2025 BIG BROTHERS BIG SISTERS OF NE WISCONSIN 944.23 21875 05/28/2025 CITY OF GREEN BAY 597.61 21876 05/28/2025 ENCOMPASS EARLY EDUCATION & CARE INC 8,959.57 21877 05/28/2025 NEIGHBORWORKS GREEN BAY 18,227.50 21878 05/28/2025 N.E.W. COMMUNITY CLINIC, LTD 15,663.69 $ 92,144.61  Report to the Redevelopment Authority of the City of Green Bay MEETING DATE PREPARED BY June 10, 2025 AGENDA ITEM # G.3 Director's report and project updates. BACKGROUND RECOMMENDATION FISCAL IMPACT ATTACHMENTS None 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  Report to the Redevelopment Authority of the City of Green Bay MEETING DATE PREPARED BY June 10, 2025 Will Peters AGENDA ITEM # G.5 Progress update on the Community Land Trust. BACKGROUND Community Land Trust Consultant Jeff Washburn to present to RDA at the June 10, 2025, RDA meeting. RECOMMENDATION FISCAL IMPACT ATTACHMENTS None 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov