Tax Incremental Districts Joint Review Board
Regular MeetingGreen Bay, WI · September 3, 2024
Minutes
MINUTES OF THE TAX INCREMENTAL
DISTRICTS JOINT REVIEW BOARD
TUESDAY, SEPTEMBER 3, 2024, 10:30 AM
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/83043627118?pwd=9M4kK6OvrDF6wFAEL3n3QDoJJPqLnW.1
Or call in by phone: +1 312 626 6799
Meeting ID: 830 4362 7118
Passcode: 528512
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: Diana Ellenbecker, City of Green Bay; Cole Runge, Brown County; Cale
Pulczinski, Green Bay Area Public School District; Adam Pfost, Northeast Wisconsin
Technical College; Brent Weycker, Citizen Member.
Present: Diana Ellenbecker, Cole Runge, Cale Pulczinski, Adam Pfost
Excused: Brent Weycker
C. APPROVAL OF THE AGENDA.
1. Approval of the agenda for the September 3, 2024, meeting of the Tax Incremental Districts
Joint Review Board.
Moved by Cole Runge, seconded by Cale Pulczinski to approve the agenda. Motion Passed.
Yes- Diana Ellenbecker, Cole Runge, Cale Pulczinski, Adam Pfost, No- None, Abstain- None.
D. APPROVAL OF MINUTES.
1. Approval of the minutes from the August 12, 2024, meeting.
Moved by Cale Pulczinski, seconded by Cole Runge to approve the minutes. Motion Passed.
Yes- Diana Ellenbecker, Cole Runge, Cale Pulczinski, Adam Pfost, No- None, Abstain- None.
E. REGULAR BUSINESS.
1. Consideration with possible action to review the public record, planning documents and
resolutions passed by the Redevelopment Authority and Common Council and adopt a
Resolution Approving the Creation of Tax Incremental District Twenty-Six (TID #26).
Moved by Cale Pulczinski, seconded by Finance Director Diana Ellenbecker to approve the
resolution for the creation of Tax Incremental District Twenty-Six (TID #26). Motion
Passed.
Yes- Diana Ellenbecker, Cole Runge, Cale Pulczinski, Adam Pfost, No- None, Abstain- None.
2. Consideration with possible action to review the public record, planning documents and
resolutions passed by the Redevelopment Authority and Common Council and adopt a
Resolution Approving the Creation of Tax Incremental District Twenty-Seven (TID #27).
Moved by Cole Runge, seconded by Finance Director Diana Ellenbecker to approve the
resolution for the creation of Tax Incremental District Twenty-Seven (TID #27). Motion
Passed.
Yes- Diana Ellenbecker, Cole Runge, Cale Pulczinski, Adam Pfost, No- None, Abstain- None.
3. Consideration with possible action to review the public record, planning documents and
resolutions passed by the Redevelopment Authority and Common Council and adopt a
Resolution Approving the Creation of Tax Incremental District Twenty-Eight (TID #28).
Moved by Adam Pfost, seconded by Finance Director Diana Ellenbecker to approve the
resolution for the creation of Tax Incremental District Twenty-Eight (TID#28). Motion
Passed.
Yes- Diana Ellenbecker, Cole Runge, Cale Pulczinski, Adam Pfost, No- None, Abstain- None.
4. Review and discuss draft Project Plan for Tax Incremental District Twenty-Nine (TID #29).
Moved by Cole Runge, seconded by Finance Director Diana Ellenbecker to receive and place
on file the draft Project Plan for Tax Incremental District Twenty-Nine (TID #29). Motion
Passed.
Yes- Diana Ellenbecker, Cole Runge, Cale Pulczinski, Adam Pfost, No- None, Abstain- None.
F. INFORMATIONAL.
1. Set next meeting date to consider approval of Tax Incremental District Twenty-Nine (TID
#29).
The next meeting of the Tax Incremental District Joint Review Board will be held October 1,
2024 at 10:30 a.m.
G. ADJOURNMENT.
Moved by Cale Pulczinski, seconded by Cole Runge to adjourn. Motion Passed.
Yes- Diana Ellenbecker, Cole Runge, Cale Pulczinski, Adam Pfost, No- None, Abstain- None.
Agenda
AGENDA OF THE TAX INCREMENTAL
DISTRICTS JOINT REVIEW BOARD
TUESDAY, SEPTEMBER 3, 2024, 10:30 AM
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/83043627118?pwd=9M4kK6OvrDF6wFAEL3n3QDoJJPqLnW.1
Or call in by phone: +1 312 626 6799
Meeting ID: 830 4362 7118
Passcode: 528512
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: Diana Ellenbecker, City of Green Bay; Cole Runge, Brown County; Cale
Pulczinski, Green Bay Area Public School District; Adam Pfost, Northeast Wisconsin
Technical College; Brent Weycker, Citizen Member.
C. Approval of the Agenda.
1. Approval of the agenda for the September 3, 2024, meeting of the Tax Incremental Districts
Joint Review Board.
D. Approval of Minutes.
1. Approval of the minutes from the August 12, 2024, meeting.
E. Regular Business.
1. Consideration with possible action to review the public record, planning documents and
resolutions passed by the Redevelopment Authority and Common Council and adopt a
Agenda of the Tax Incremental Districts Joint Review Board
September 3, 2024
Page 1
Resolution Approving the Creation of Tax Incremental District Twenty-Six (TID #26).
2. Consideration with possible action to review the public record, planning documents and
resolutions passed by the Redevelopment Authority and Common Council and adopt a
Resolution Approving the Creation of Tax Incremental District Twenty-Seven (TID #27).
3. Consideration with possible action to review the public record, planning documents and
resolutions passed by the Redevelopment Authority and Common Council and adopt a
Resolution Approving the Creation of Tax Incremental District Twenty-Eight (TID #28).
4. Review and discuss draft Project Plan for Tax Incremental District Twenty-Nine (TID #29).
F. Informational.
1. Set next meeting date to consider approval of Tax Incremental District Twenty-Nine (TID
#29).
G. Adjournment.
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 Tax
Incremental Districts Joint Review Board 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 Tax Incremental Districts Joint Review Board
September 3, 2024
Page 2
Packet
AGENDA OF THE TAX INCREMENTAL
DISTRICTS JOINT REVIEW BOARD
TUESDAY, SEPTEMBER 3, 2024, 10:30 AM
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/83043627118?pwd=9M4kK6OvrDF6wFAEL3n3QDoJJPqLnW.1
Or call in by phone: +1 312 626 6799
Meeting ID: 830 4362 7118
Passcode: 528512
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: Diana Ellenbecker, City of Green Bay; Cole Runge, Brown County; Cale
Pulczinski, Green Bay Area Public School District; Adam Pfost, Northeast Wisconsin
Technical College; Brent Weycker, Citizen Member.
C. Approval of the Agenda.
1. Approval of the agenda for the September 3, 2024, meeting of the Tax Incremental Districts
Joint Review Board.
D. Approval of Minutes.
1. Approval of the minutes from the August 12, 2024, meeting.
E. Regular Business.
1. Consideration with possible action to review the public record, planning documents and
resolutions passed by the Redevelopment Authority and Common Council and adopt a
Agenda of the Tax Incremental Districts Joint Review Board
September 3, 2024
Page 1
Resolution Approving the Creation of Tax Incremental District Twenty-Six (TID #26).
2. Consideration with possible action to review the public record, planning documents and
resolutions passed by the Redevelopment Authority and Common Council and adopt a
Resolution Approving the Creation of Tax Incremental District Twenty-Seven (TID #27).
3. Consideration with possible action to review the public record, planning documents and
resolutions passed by the Redevelopment Authority and Common Council and adopt a
Resolution Approving the Creation of Tax Incremental District Twenty-Eight (TID #28).
4. Review and discuss draft Project Plan for Tax Incremental District Twenty-Nine (TID #29).
F. Informational.
1. Set next meeting date to consider approval of Tax Incremental District Twenty-Nine (TID
#29).
G. Adjournment.
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 Tax
Incremental Districts Joint Review Board 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 Tax Incremental Districts Joint Review Board
September 3, 2024
Page 2
MINUTES OF THE TAX INCREMENTAL
DISTRICTS JOINT REVIEW BOARD
MONDAY, AUGUST 12, 2024, 3:00 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/83043627118?pwd=9M4kK6OvrDF6wFAEL3n3QDoJJPqLnW.1
Or call in by phone: +1 312 626 6799
Meeting ID: 830 4362 7118
Passcode: 528512
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: Diana Ellenbecker, City of Green Bay; Cole Runge, Brown County; Cale
Pulczinski, Green Bay Area Public School District; Jill Champeau, Northeast Wisconsin
Technical College; Brent Weycker, Citizen Member.
C. APPROVAL OF THE AGENDA.
1. Approval of the agenda for the August 12, 2024, meeting of the Tax Incremental Districts
Joint Review Committee.
Moved by Cole Runge, seconded by Brent Weycker to approve the agenda. Motion Passed.
Yes- Brent Weycker, Diana Ellenbecker, Cole Runge, Cale Pulczinski, Jill Champeau, No-
None, Abstain- None.
D. APPROVAL OF MINUTES.
1. Approval of the minutes from the June 29, 2023, meeting.
Moved by Jill Champeau, seconded by Cole Runge to approve the minutes. Motion Passed.
Yes- Brent Weycker, Diana Ellenbecker, Cole Runge, Cale Pulczinski, Jill Champeau, No-
None, Abstain- None.
E. REGULAR BUSINESS.
1. Consideration with possible action on the 2023 Annual Report on Tax Increment Finance
Districts in the City of Green Bay.
Moved by Brent Weycker, seconded by Jill Champeau to receive and place on file the 2023
Annual Report on Tax Increment Finance Districts in the City of Green Bay. Motion Passed.
Yes- Brent Weycker, Diana Ellenbecker, Cole Runge, Cale Pulczinski, Jill Champeau, No-
None, Abstain- None.
2. Consideration with possible action to review and discuss draft Project Plan for Tax
Incremental District Number Twenty-Six (TID #26).
Moved by Brent Weycker, seconded by Cale Pulczinski to receive and place on file the draft
Project Plan for Tax Incremental District Number Twenty-Six (TID #26). Motion Passed.
Yes- Brent Weycker, Diana Ellenbecker, Cole Runge, Cale Pulczinski, Jill Champeau, No-
None, Abstain- None.
3. Consideration with possible action to review and discuss draft Project Plan for Tax
Incremental District Number Twenty-Seven (TID #27).
Moved by Brent Weycker, seconded by Cole Runge to receive and place on file the draft
Project Plan for Tax Incremental District Number Twenty-Seven (TID #27). Motion Passed.
Yes- Brent Weycker, Diana Ellenbecker, Cole Runge, Cale Pulczinski, Jill Champeau, No-
None, Abstain- None.
4. Consideration with possible action to review and discuss draft Project Plan for Tax
Incremental District Number Twenty-Eight (TID #28).
Moved by Cale Pulczinski, seconded by Jill Champeau to receive and place on file the draft
Project Plan for Tax Incremental District Number Twenty-Eight (TID #28). Motion Passed.
Yes- Brent Weycker, Diana Ellenbecker, Cole Runge, Cale Pulczinski, Jill Champeau, No-
None, Abstain- None.
F. INFORMATIONAL.
1. Next meeting date: September 3, 2024, at 10:30 AM
G. ADJOURNMENT.
Moved by Brent Weycker, seconded by Cole Runge to adjourn. Motion Passed.
Yes- Brent Weycker, Diana Ellenbecker, Cole Runge, Cale Pulczinski, Jill Champeau, No- None,
Abstain- None.
Report to the
Tax Incremental Districts Joint Review Board
of the City of Green Bay
MEETING DATE PREPARED BY
September 3, 2024 Rebecca Finco, Staff
AGENDA ITEM # E.1
Consideration with possible action to review the public record, planning documents and resolutions passed
by the Redevelopment Authority and Common Council and adopt a Resolution Approving the Creation of
Tax Incremental District Twenty-Six (TID #26).
BACKGROUND
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
certain properties generally located in the area south of Mason Street, east of Packerland Drive, north of
West Point Road, and west of Interstate 41 are not attaining their highest and best land use based on the
Comprehensive Plan. But for the creation of a Tax Increment District (“TID”), the future land uses identified
in the Comprehensive Plan would not occur in the manner desired by the City and RDA. Therefore, the
attached draft Project Plan and resolution establishing TID 26 are presented for the Tax Incremental
Districts Joint Review Board's consideration.
RECOMMENDATION
Recommend approval to adopt a Resolution Approving the Creation of Tax Incremental District Twenty-Six
(TID #26).
FISCAL IMPACT
The parcels proposed to be located in TID 26 currently have a cumulative base property value of
$4,132,000.00. The City estimates that upon closure in 2050, TID 26 will have a new property value of
$22,193,500.00, for an incremental property value of $18,061,500.00.
ATTACHMENTS
1. TID 26 Project Plan 08.21.24
2. RDA Resolution 24-01 TID 26
3. CC Resolution TID 26
4. JRB Resolution TID 26
100 North Jefferson Street, Green Bay, Wisconsin 54301-5026
greenbaywi.gov
August 27, 2024
PROJECT PLAN
City of Green Bay, Wisconsin
Tax Incremental District No. 26
Southwest Woods
Prepared by:
Ehlers
N19W24400 Riverwood Drive,
Suite 100
Waukesha, WI 53188
BUILDING COMMUNITIES. IT’S WHAT WE DO.
KEY DATES
Organizational Joint Review Board Meeting Held: August 12, 2024
Public Hearing Held: August 13, 2024
Approval by Redevelopment Authority: August 13, 2024
Adoption by Common Council: August 27, 2024
Approval by the Joint Review Board: September 3, 2024
TABLE OF CONTENTS
Executive Summary.................................................................................................................................. 2
Preliminary Map of Proposed District Boundary .......................................................................... 5
Map Showing Existing Uses and Conditions................................................................................... 8
Preliminary Parcel List and Analysis ..................................................................................................11
Equalized Value Test ..............................................................................................................................13
Statement Listing the Kind, Number and Location of All Proposed Public Works or
Improvements Within the District .................................................................................................... 14
Map Showing Proposed Improvements and Uses .......................................................................21
Detailed List of Estimated Project Costs .......................................................................................23
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 ...................................................................................................................................................... 24
Annexed Property .................................................................................................................................. 29
Estimate of Property to Be Devoted to Retail Business ......................................................... 29
Proposed Changes for Zoning Ordinances, Master Plan, Map, Building Codes and City
Ordinances. ............................................................................................................................................... 29
Statement of the Proposed Method for the Relocation of any Persons to be Displaced
....................................................................................................................................................................... 30
How Creation of the Tax Incremental District Promotes the Orderly Development of
the City ....................................................................................................................................................... 30
List of Estimated Non-Project Costs ................................................................................................31
Legal Opinion Advising Whether the Plan is Complete and Complies with Wis. Stat. §
66.1105(4)(f) ..............................................................................................................................................32
Calculation of the Share of Projected Tax Increments Estimated to be Paid by the
Owners of Property in the Overlying Taxing Jurisdictions .................................................... 34
Tax Incremental District No. 26 Project Plan City of Green Bay
Prepared by Ehlers Page | 1
SECTION 1:
Executive Summary
DESCRIPTION OF DISTRICT
Tax Incremental District (“TID”) No. 26 (“District”) is a proposed In Need of
Rehabilitation District comprising approximately 60 acres located on the west
side of the City, south of West Mason Street and west of Interstate 41. The
District will be created to pay the cost of public infrastructure improvements
needed to serve eight single-family attached townhomes and 21 single-family
residential lots (“Project”) to be developed in two phases by GB Real Estate
Investments, LLC (“Developer”). The Project also includes other future public
infrastructure improvements and potential development incentives that may be
needed to encourage redevelopment of existing commercial properties located
along West Mason Street. In addition to the incremental property value that will
be created, the City expects the Project will result in a new residential housing
development, park and green space improvements and an improved
commercial corridor.
AUTHORITY
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 $8.66 million
(“Project Costs”) to undertake the projects listed in this Project Plan (“Plan”).
Project Costs include an estimated $1.8 million for public infrastructure
construction, $1.8 million for interest on long term debt and related financing
costs to include capitalized interest and $227 thousand in on going
administrative costs. Additionally, future costs include $2.4 million for
pedestrian improvements, park amenities, site acquisition, and stormwater
improvements, and $2.4 million in potential developer incentives.
INCREMENTAL VALUATION
The City projects that new land and improvements value of approximately $18.1
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
assumption as to the development timing and associated values is included in
the Economic Feasibility Study located within this Plan.
Tax Incremental District No. 26 Project Plan City of Green Bay
Prepared by Ehlers Page | 2
EXPECTED TERMINATION OF DISTRICT
Based on the Economic Feasibility Study located within Section 9 of this Plan,
the City anticipates that the District will need to remain open for its entire 27-
year maximum life to support all projected Project costs.
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. In
reaching this determination, the City has considered the substantial
investment needed to provide the public infrastructure necessary to allow
for development within the District. Absent the use of tax incremental
financing, the City is unable to fully fund this program of infrastructure
improvements. Additionally, the City expects that payment of development
incentives and potential installation of additional public improvements may
be necessary to encourage redevelopment of commercial properties along
West Mason Street, and that this redevelopment is unlikely to occur without
some element of public participation.
2. The economic benefits of the District, as measured by business and personal
income, and property value, are sufficient to compensate for the cost of the
improvements. In making this determination, the City has considered the
following information: that the Developer is likely to purchase goods and
services from local suppliers in construction of the Project, and induced
effects of employee households spending locally for goods and services
from retailers, restaurants and service companies.
3. The benefits of the proposal outweigh the anticipated tax increments to be
paid by the owners of property in the overlying taxing jurisdictions. As
required by Wis. Stat. §66.1105(4)(i)4., a calculation of the share of projected
tax increments estimated to be paid by the owners of property in the
overlying taxing jurisdictions has been prepared and can be found in this
Plan. However, because the Project would not occur without the use of tax
incremental financing, these tax increments would not be paid but for
creation of the District. Accordingly, the City finds that the benefits
expected to be realized as set forth in this Plan outweigh the value of the
tax increments to be invested in the Project.
Tax Incremental District No. 26 Project Plan City of Green Bay
Prepared by Ehlers Page | 3
4. 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).
5. Based on the foregoing finding, the District is designated as a district in need
of rehabilitation.
6. The Project Costs relate directly to the rehabilitation of property and
improvements in the District, consistent with the purpose for which the
District is created.
7. 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.
8. 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.
9. The City estimates that less than 35% of the territory within the District will
be devoted to retail business at the end of the District’s maximum
expenditure period, pursuant to Wis. Stat. § 66.1105(5)(b).
10. That there are no parcels to be included within the District that were
annexed by the City within the preceding three-year period.
11. The Plan for the District is feasible and is in conformity with the Master Plan
of the City.
Tax Incremental District No. 26 Project Plan City of Green Bay
Prepared by Ehlers Page | 4
SECTION 2:
Preliminary Maps of Proposed District Boundary
Maps Found Starting on Following Page.
Tax Incremental District No. 26 Project Plan City of Green Bay
Prepared by Ehlers Page | 5
Tax Incremental District No. 26 Project Plan City of Green Bay
Prepared by Ehlers Page | 6
Tax Incremental District No. 26 Project Plan City of Green Bay
Prepared by Ehlers Page | 7
SECTION 3:
Maps Showing Existing Uses and Conditions
Maps Found Starting on Following Page.
Tax Incremental District No. 26 Project Plan City of Green Bay
Prepared by Ehlers Page | 8
Tax Incremental District No. 26 Project Plan City of Green Bay
Prepared by Ehlers Page | 9
Tax Incremental District No. 26 Project Plan City of Green Bay
Prepared by Ehlers Page | 10
SECTION 4:
Preliminary Parcel List and Analysis
The District will include the parcels identified in the tables included below:
Acres
Rehab/
Parcel Number Address Acres Rehab/ Conservation
Conservation Condition
ROW Areas 1.50
6H-1111 0 Laredo Ln 1.05 1.05 Condition 1
6H-1111-A 2475 W Mason St 1.02 1.02 Condition 1
6H-1111-B 2469 W Mason St 0.60 0.60 Condition 1
6H-1110-5 2451 W Mason St 0.57 0.57 Condition 1
6H-1110-1 1116 Hobart Dr 0.74 0.74 Condition 1
6H-1110-19 0 Hobart Dr 0.42 0.42 Condition 1
6H-4332/6H-4333 2437 W Mason St 1 0.48 0.48 Condition 1
6H-1110-8 2425 W Mason St 0.50 0.50 Condition 1
6H-1109-1 2415 W Mason St 0.26 0.26 Condition 1
6H-1109 2405 W Mason St 2.34 2.34 Condition 1
6H-1109-2 W Mason St 2.40 2.40 Condition 2
6H-1109-3 W Mason St 0.90 0.90 Condition 2
6H-1089 Ninth St 18.64 18.64 Condition 2
6H-1091 Ninth St 7.06 7.06 Condition 2
6H-1095 1390 Springdale Nn 17.17 17.17 Condition 2
6H-1133-A 1331 Hobart Dr 5.59 5.59 Condition 2
61.23 59.73
Percentage of TID Area Designated as Rehab/Conservation 98%
Percentage of TID Area Not Designated as Rehab/Conservation 2%
Total 100%
Parcels coded “1” are developed with existing structures and improvements in an
area where the City desires to carry out plans for a program of voluntary
rehabilitation of buildings and improvements, qualifying these parcels as in
need of rehabilitation or conservation.
Tax Incremental District No. 26 Project Plan City of Green Bay
Prepared by Ehlers Page | 11
Parcels coded “2” reflect an underutilized area where the City will construct
streets, utilities, and park improvements to carry out an urban renewal project,
qualifying these parcels as in need of rehabilitation or conservation.
A total of 91% of the District area is in need to rehabilitation or conservation,
meeting the minimum of 50% required to create the District.
Calculation of Estimated Base Value
Assessed Value1 Equalized Value2
Parcel Land Improvement Total Land Improvement Total
6H-1111 29,700 5,700 35,400 33,400 6,400 39,800
6H-1111-A 308,600 315,600 624,200 347,300 355,100 702,400
6H-1111-B 183,600 155,800 339,400 206,600 175,300 381,900
6H-1110-5 172,900 0 172,900 194,600 0 194,600
6H-1110-1 112,200 0 112,200 126,300 0 126,300
6H-1110-19 64,200 0 64,200 72,200 0 72,200
6H-4332/6H-4333 144,800 113,900 258,700 162,900 128,200 291,100
6H-1110-8 152,000 148,900 300,900 171,000 167,600 338,600
6H-1109-1 97,200 377,200 474,400 109,400 424,400 533,800
6H-1109 741,300 311,500 1,052,800 834,200 350,500 1,184,700
6H-1109-2 11,000 0 11,000 12,400 0 12,400
6H-1109-3 7,800 0 7,800 8,800 0 8,800
6H-1089 135,200 0 135,200 152,100 0 152,100
6H-1091 82,900 0 82,900 93,300 0 93,300
6H-1095 0 0 0 0 0 0
6H-1133-A 0 0 0 0 0 0
TOTALS 2,243,400 1,428,600 3,672,000 2,524,500 1,607,500 4,132,000
1) Estimated based on values as of January 1, 2024.
2) Calculation based on 2023 aggregate assessment ratio of 88.87%.
Tax Incremental District No. 26 Project Plan City of Green Bay
Prepared by Ehlers Page | 12
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, 2023) $ 9,863,427,300
TID Valuation Limit @ 12% of Above Value $ 1,183,611,276
Calculation of Value Subject to Limit
Estimated Base Value of Territory to be Included in District $ 4,132,000
Plus: Assumed change for Jan. 1, 2024 assessment $ -
Incremental Value of Existing Districts (Jan. 1, 2023) $ 611,888,900
Total Value Subject to 12% Valuation Limit $ 616,020,900
Total Percentage of TID IN Equalized Value 6.25%
Residual Value Capacity of TID IN Equalized Value $ 567,590,376
The equalized value of the increment of existing tax incremental districts within
the City, plus the base value of the proposed District, totals $616,020,900. This
value is less than the maximum of $1,183,611,276 in equalized value that is
permitted for the City.
Tax Incremental District No. 26 Project Plan City of Green Bay
Prepared by Ehlers Page | 13
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.
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,
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
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
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. 26 Project Plan City of Green Bay
Prepared by Ehlers Page | 14
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,
driveways, sidewalks, utilities, stormwater management practices and other
public infrastructure. Costs incurred by the City to identify, negotiate and
acquire rights-of-way are eligible Project Costs.
Acquisition of Easements
The City 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
eligible Project Costs.
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.
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.
Tax Incremental District No. 26 Project Plan City of Green Bay
Prepared by Ehlers Page | 15
Demolition
To make sites suitable for development, the City may incur costs related to
demolition and removal of structures or other land improvements, to include
abandonment of wells or other existing utility services.
Site Grading
Land within the District may require grading to make it suitable for
development, to provide access, and to control stormwater runoff. The City
may need to remove and dispose of excess material or bring in fill material to
provide for proper site elevations. Expenses incurred by the City for site
grading are eligible Project Costs.
Utilities
Sanitary Sewer System Improvements
To allow development to occur, the City may need to construct, alter, rebuild
or expand sanitary sewer infrastructure within the District. Eligible Project
Costs include, but are not limited to, construction, alteration, rebuilding or
expansion of collection mains; manholes and cleanouts; service laterals; force
mains; interceptor sewers; pumping stations; lift stations; wastewater treatment
facilities; and all related appurtenances. To the extent sanitary sewer projects
undertaken within the District provide direct benefit to land outside of the
District, the City will make an allocation of costs based on such benefit. Those
costs corresponding to the benefit allocated to land within the District, and
necessitated by the implementation of the Project Plan, are eligible Project
Costs. Implementation of the Project Plan may also require that the City
construct, alter, rebuild or expand sanitary sewer infrastructure located outside
of the District. That portion of the costs of sanitary sewer system projects
undertaken outside the District which are necessitated by the implementation
of the Project Plan are eligible Project Costs.
Water System Improvements
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
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
Tax Incremental District No. 26 Project Plan City of Green Bay
Prepared by Ehlers Page | 16
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
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
expansion of stormwater collection mains; inlets, manholes and valves; service
laterals; ditches; culvert pipes; box culverts; bridges; stabilization of stream and
riverbanks; and infiltration, filtration and detention Best Management Practices
(BMP’s). To the extent stormwater management system projects undertaken
within the District provide direct benefit to land outside of the District, the City
will make an allocation of costs based on such benefit. Those costs
corresponding to the benefit allocated to land within the District, and
necessitated by the implementation of the Project Plan, are eligible Project
Costs. Implementation of the Project Plan may also require that 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.
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.
Tax Incremental District No. 26 Project Plan City of Green Bay
Prepared by Ehlers Page | 17
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
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
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.
Streetscaping and Landscaping
To attract development consistent with the objectives of this Plan, the City may
install amenities to enhance development sites, rights-of-way and other public
spaces. These amenities include but are not limited to landscaping; lighting of
streets, sidewalks, parking areas and public areas; installation of planters,
benches, 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.
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.
Tax Incremental District No. 26 Project Plan City of Green Bay
Prepared by Ehlers Page | 18
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
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)
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
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
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.
Miscellaneous
Projects Outside the Tax Increment District
Pursuant to Wis. Stat. § 66.1105(2)(f)1.n., the City may undertake projects within
territory located within one-half mile of the boundary of the District provided
that: 1) the project area is located within the City’s corporate boundaries; and
2) the projects are approved by the Joint Review Board. The cost of projects
completed outside the District pursuant to this section are eligible project costs
and may include any project cost that would otherwise be eligible if undertaken
within the District. The City may undertake the following projects outside of
the District.
1. Approximately $2.4 million that may include bike-pedestrian
improvements to streets, park amenities, site acquisition and assembly,
remediation and other public infrastructure and stormwater management
within the District or located within a ½ mile of the District.
2. Approximately $2.4 million which the City may elected to provide
incentives to commercial redevelopment projects where the need for
public participation has been verified.
Tax Incremental District No. 26 Project Plan City of Green Bay
Prepared by Ehlers Page | 19
Professional Service and Organizational Costs
The costs of professional services rendered, and other costs incurred, in relation
to the creation, administration and termination of the District, and the
undertaking of the projects contained within this Plan, are eligible Project Costs.
Professional services include but are not limited to architectural; environmental;
planning; engineering; legal; audit; financial; and the costs of informing the
public with respect to the creation of the District and the implementation of the
Plan.
Administrative Costs
The City may charge to the District as eligible Project Costs reasonable
allocations of administrative costs, including, but not limited to, employee
salaries. Costs allocated will bear a direct connection to the time spent by City
employees relating to the implementation of the Plan.
Financing Costs
Interest expense, debt issuance expenses, redemption premiums, and any other
fees and costs incurred in conjunction with obtaining financing for projects
undertaken under this Plan are eligible Project Costs.
Tax Incremental District No. 26 Project Plan City of Green Bay
Prepared by Ehlers Page | 20
SECTION 7:
Map Showing Proposed Improvements and Uses
The City will make public improvements within the area designated as “ROW
Path” on the map. The location of park improvements is identified on the Map.
The City will also incur interest and expense on long term debt it issues to
finance the public improvements and will pay costs to create and administer
the District through its life.
Project costs will also include the potential for development incentives,
pedestrian improvements, site acquisition, remediation activities and
stormwater management. Specific locations are not identified as location will
be based on future proposed redevelopment and may include areas outside of,
but within ½ mile of the District’s boundaries.
Map Found on Following Page.
Tax Incremental District No. 26 Project Plan City of Green Bay
Prepared by Ehlers Page | 21
Tax Incremental District No. 26 Project Plan City of Green Bay
Prepared by Ehlers Page | 22
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 ID Project Name/Type Phase I Phase II Ongoing Totals Est. Timing
1 Public Improvements 1,875,000 1,875,000 2025
Pedestrian Imp., Park Amenities, Site Acquisition,
1
2 Remediation, Stormwater 2,369,660 2,369,660 2028‐2052
2
3 Developer Incentives 2,369,660 2,369,660 2028‐2052
4 Interest on Long Term Debt 1,715,450 1,715,450 2025‐2044
5 Financing Costs 102,975 102,975 2025
6 Ongoing Planning & Administrative Costs 226,094 226,094 2024‐2052
Total Projects 3,693,425 2,369,660 2,595,754 8,658,839
1
Notes: May include bike and pedestrian improvements, park amenities, site acquisition and assembly, remediation,
other public infrastructure and stormwater management within the TID or areas located within 1/2 mile of the TID.
2
The City may elect to provide development incentives to commercial redevelopment projects in the TID where the
need for public participation has been verified.
Tax Incremental District No. 26 Project Plan City of Green Bay
Prepared by Ehlers Page | 23
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 $18,061,050 in
incremental value by 2032. Estimated valuations and timing for construction of
the Project are included in Table 1. Assuming the City’s current equalized TID
Interim tax rate of $18.70 per thousand of equalized value, the Project would
generate $8,110,203 in incremental tax revenue over the 27-year term of the
District as shown in Table 2.
Construction 1 Comm. Rehab Other Comm. Construction
Residential 2 Annual Total
Year 6H‐1109 Rehab Year
1 2024 0 2024 1
2 2025 0 2025 2
3 2026 4,211,500 1,000,000 2,000,000 7,211,500 2026 3
4 2027 1,925,000 1,925,000 2027 4
5 2028 1,925,000 2,000,000 3,925,000 2028 5
6 2029 0 2029 6
7 2030 3,000,000 3,000,000 2030 7
8 2031 0 2031 8
9 2032 2,000,000 2,000,000 2032 9
10 2033 0 2033 10
11 2034 0 2034 11
12 2035 0 2035 12
13 2036 0 2036 13
14 2037 0 2037 14
15 2038 0 2038 15
16 2039 0 2039 16
17 2040 0 2040 17
18 2041 0 2041 18
19 2042 0 2042 19
20 2043 0 2043 20
21 2044 0 2044 21
22 2045 0 2045 22
23 2046 0 2046 23
24 2047 0 2047 24
25 2048 0 2048 25
26 2049 0 2049 26
27 2050 0 2050 27
Totals 8,061,500 1,000,000 9,000,000 18,061,500
Notes:
1
Residential development includes eight townhomes and seven single family homes in Phase I,
1
and 14 single family homes in Phase II. Valuation shown is minimum required as of January 1, 2029
1
under the related Development Agreement.
2
Any incremental value increase on Parcel 6H‐1109 is part of the Available Increment for
purposes of calculating debt service shortfall payments.
Table 1 – Development Assumptions
Tax Incremental District No. 26 Project Plan City of Green Bay
Prepared by Ehlers Page | 25
Type of District Rehabilitation Base Value 4,132,000
District Creation Date August 27, 2024 Economic Change Factor 1.00%
Valuation Date Jan 1, 2024 Apply to Base Value
Max Life (Years) 27 Base Tax Rate $18.70
Expenditure Period/Termination 22 8/27/2046 Rate Adjustment Factor ‐0.50%
Revenue Periods/Final Year 27 2052
Extension Eligibility/Years Yes 3
Eligible Recipient District Yes
Construction Valuation Economic Total Revenue
1
Year Value Added Year Change Increment Year Tax Rate Tax Increment
1 2024 0 2025 0 0 2026 $18.70 0
2 2025 0 2026 0 0 2027 $18.61 0
3 2026 7,211,500 2027 0 7,211,500 2028 $18.52 133,538
4 2027 1,925,000 2028 72,115 9,208,615 2029 $18.42 169,666
5 2028 3,925,000 2029 92,086 13,225,701 2030 $18.33 242,462
6 2029 0 2030 132,257 13,357,958 2031 $18.24 243,662
7 2030 3,000,000 2031 133,580 16,491,538 2032 $18.15 299,317
8 2031 0 2032 164,915 16,656,453 2033 $18.06 300,799
9 2032 2,000,000 2033 166,565 18,823,018 2034 $17.97 338,225
10 2033 0 2034 188,230 19,011,248 2035 $17.88 339,899
11 2034 0 2035 190,112 19,201,360 2036 $17.79 341,582
12 2035 0 2036 192,014 19,393,374 2037 $17.70 343,273
13 2036 0 2037 193,934 19,587,308 2038 $17.61 344,972
14 2037 0 2038 195,873 19,783,181 2039 $17.52 346,679
15 2038 0 2039 197,832 19,981,013 2040 $17.44 348,396
16 2039 0 2040 199,810 20,180,823 2041 $17.35 350,120
17 2040 0 2041 201,808 20,382,631 2042 $17.26 351,853
18 2041 0 2042 203,826 20,586,457 2043 $17.18 353,595
19 2042 0 2043 205,865 20,792,322 2044 $17.09 355,345
20 2043 0 2044 207,923 21,000,245 2045 $17.00 357,104
21 2044 0 2045 210,002 21,210,247 2046 $16.92 358,872
22 2045 0 2046 212,102 21,422,350 2047 $16.84 360,648
23 2046 0 2047 214,223 21,636,573 2048 $16.75 362,433
24 2047 0 2048 216,366 21,852,939 2049 $16.67 364,227
25 2048 0 2049 218,529 22,071,469 2050 $16.58 366,030
26 2049 0 2050 220,715 22,292,183 2051 $16.50 367,842
27 2050 0 2051 222,922 22,515,105 2052 $16.42 369,663
Totals 18,061,500 4,453,605 Future Value of Increment 8,110,203
Notes:
1) Tax rate shown is actual 2023/2024 rate per DOR Form PC‐202 (Tax Increment Collection Worksheet).
Table 2 – Tax Increment Projection Worksheet
Tax Incremental District No. 26 Project Plan City of Green Bay
Prepared by Ehlers Page | 26
Financing and Implementation
The District’s primary expenditures will be public improvements, including a
new street and sidewalks, to serve the residential development project. The
City will finance these improvements with the proceeds of long-term debt and
will repay debt with tax increments generated by the Project. The City may also
incur certain costs for the construction of pedestrian and bike improvements,
park amenities, for site preparation, site acquisition and remediation, and other
public infrastructure and stormwater management within the District. These
costs may be financed with proceeds of debt, advances, or cash funded. The
City may also elect to provide development incentives to commercial
redevelopment projects in the District and will incur costs for administration
of the District. Development incentives, if provided, are expected to be paid
from tax increment generated by the associated redevelopment project on a
“pay as you go” basis.
Based on the Project Costs expenditures as included within the cash flow
exhibit (Table 3) the District is projected to accumulate sufficient funds by the
year 2052 to pay off all Project cost liabilities and obligations. The projected
closure is based on the various assumptions noted in the Plan and will vary
depending on actual Project Costs incurred and the actual amount of tax
increments collected.
Tax Incremental District No. 26 Project Plan City of Green Bay
Prepared by Ehlers Page | 27
Table 3 – Projected Cash Flow
Tax Incremental District No. 26 Project Plan City of Green Bay
Prepared by Ehlers Page | 28
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.
SECTION 11:
Estimate of Property to Be Devoted to Retail Business
Pursuant to Wis. Stat. § 66.1105(5)(b), the City estimates that less than 35% of
the territory within the District will be devoted to retail business at the end of
the District’s maximum expenditure period.
SECTION 12:
Proposed Changes for Zoning Ordinances, Master Plan,
Map, Building Codes and City Ordinances.
Zoning Ordinances
The proposed Plan is in general conformance with the City’s current zoning
ordinances. Individual properties may require rezoning at the time of
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 housing and commercial
development.
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. 26 Project Plan City of Green Bay
Prepared by Ehlers Page | 29
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
The creation of the District and the implementation of the projects in its Plan
will promote the orderly development of the City by rehabilitating and
conserving property, eliminating blighted areas, providing necessary public
infrastructure improvements and providing appropriate financial incentives for
private development projects. Through use of tax increment financing, the City
can 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 diversification of local housing stock and
improved green space and parks.
Tax Incremental District No. 26 Project Plan City of Green Bay
Prepared by Ehlers Page | 30
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.
Projects undertaken within the District as part of the implementation of
this Project Plan, the costs of which are paid fully or in part by impact
fees, grants, special assessments, or revenues other than tax increments.
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.
Tax Incremental District No. 26 Project Plan City of Green Bay
Prepared by Ehlers Page | 31
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.
Tax Incremental District No. 26 Project Plan City of Green Bay
Prepared by Ehlers Page | 32
Tax Incremental District No. 26 Project Plan City of Green Bay
Prepared by Ehlers Page | 33
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.
Green Bay Green Bay Northeast
Revenue Mtro Sewer City of Green Area School Wisconsin Revenue
Year Brown County District Bay District Tech. College Total Year
2026 0 0 0 0 0 0 2026
2027 0 0 0 0 0 0 2027
2028 20,999 0 49,271 58,979 4,288 133,538 2028
2029 26,681 0 62,602 74,936 5,448 169,666 2029
2030 38,128 0 89,461 107,087 7,786 242,462 2030
2031 38,317 0 89,904 107,617 7,824 243,662 2031
2032 47,069 0 110,439 132,198 9,611 299,317 2032
2033 47,302 0 110,986 132,852 9,659 300,799 2033
2034 53,187 0 124,795 149,382 10,861 338,225 2034
2035 53,450 0 125,413 150,122 10,914 339,899 2035
2036 53,715 0 126,034 150,865 10,968 341,582 2036
2037 53,981 0 126,658 151,612 11,023 343,273 2037
2038 54,248 0 127,285 152,362 11,077 344,972 2038
2039 54,517 0 127,915 153,116 11,132 346,679 2039
2040 54,786 0 128,548 153,874 11,187 348,396 2040
2041 55,058 0 129,184 154,636 11,243 350,120 2041
2042 55,330 0 129,824 155,401 11,298 351,853 2042
2043 55,604 0 130,466 156,171 11,354 353,595 2043
2044 55,879 0 131,112 156,944 11,410 355,345 2044
2045 56,156 0 131,761 157,720 11,467 357,104 2045
2046 56,434 0 132,413 158,501 11,524 358,872 2046
2047 56,713 0 133,069 159,286 11,581 360,648 2047
2048 56,994 0 133,727 160,074 11,638 362,433 2048
2049 57,276 0 134,389 160,867 11,696 364,227 2049
2050 57,560 0 135,054 161,663 11,753 366,030 2050
2051 57,844 0 135,723 162,463 11,812 367,842 2051
2052 58,131 0 136,395 163,267 11,870 369,663 2052
Totals 1,275,357 0 2,992,427 3,581,994 260,424 8,110,203
Tax Incremental District No. 26 Project Plan City of Green Bay
Prepared by Ehlers Page | 34
JOINT REVIEW BOARD
RESOLUTION APPROVING THE CREATION OF
TAX INCREMENTAL DISTRICT NO. 26,
CITY OF GREEN BAY
WHEREAS, the City of Green Bay (the “City”) seeks to create Tax Incremental District No. 26 (the
“District”); and
WHEREAS, Wisconsin Statutes Section 66.1105(4m)(a) requires that a Joint Review Board (the
“JRB”) convene to consider such proposal; and
WHEREAS, the JRB consists of one representative chosen by the School District; one
representative chosen by the Technical College District; and one representative chosen by the County, all
of whom have the power to levy taxes on property within the District; and one representative chosen by
the City and one public member; and
WHEREAS, the public member and JRB's chairperson were selected by a majority vote of the other
JRB members before the public hearing required under Wisconsin Statutes Sections 66.1105 (4)(a) and (e)
was held; and
WHEREAS, all JRB members were appointed and the first JRB meeting was held within 14 days
after the notice was published under Wisconsin Statutes Sections 66.1105 (4)(a) and (e); and
WHEREAS, as required by Wisconsin Statutes Section 66.1105(4m)(b)1. the JRB has reviewed the
public record, planning documents, resolution passed by the Redevelopment Authority, and the
resolution passed by the Common Council; and
WHEREAS, the JRB has considered whether, and concluded that, the District meets the following
criteria as required by Wisconsin Statutes Section 66.1105(4m)(c):
1. The development expected in the District would not occur without the use of tax increment
financing.
2. The economic benefits of the District, as measured by increased employment, business and
personal income and property value, are sufficient to compensate for the cost of the
improvements.
3. The benefits of the proposal outweigh the anticipated tax increments to be paid by the
owners of property in the overlying taxing districts.
NOW, THEREFORE, BE IT RESOLVED that the JRB approves the resolution passed by the Common
Council creating the District, approving its Project Plan, and establishing its boundaries.
BE IT FURTHER RESOLVED that in the judgment of the JRB the development described in the
Project Plan would not occur but for creation of the District, that the economic benefits of the District, as
measured by increased employment, business and personal income and property value, are sufficient to
City of Green Bay Wisconsin Tax Incremental District No. 26 Joint Review Board Resolution
compensate for the cost of the improvements, and that the benefits of the proposal outweigh the
anticipated tax increments to be paid by the owners of property in the overlying taxing districts.
BE IT FURTHER RESOLVED that the JRB approves those Project Costs identified in the Project Plan
that will be made for projects located outside of, but within a one-half mile radius of the District, pursuant
to Wisconsin Statutes Section 66.1105(2)(f)1.n.
Passed and adopted this _____ day of , 2024.
Resolution introduced and adoption moved by JRB member:
Motion for adoption seconded by JRB member:
On roll call motion passed by a vote of _____ ayes to _____ nays
ATTEST:
JRB Chairperson Signature Clerk Signature
City of Green Bay Wisconsin Tax Incremental District No. 26 Joint Review Board Resolution
Report to the
Tax Incremental Districts Joint Review Board
of the City of Green Bay
MEETING DATE PREPARED BY
September 3, 2024 Rebecca Finco, Staff
AGENDA ITEM # E.2
Consideration with possible action to review the public record, planning documents and resolutions passed
by the Redevelopment Authority and Common Council and adopt a Resolution Approving the Creation of
Tax Incremental District Twenty-Seven (TID #27).
BACKGROUND
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
certain properties generally located in the area east of N. Washington Street, north of E. Walnut Street,
west of N. Adams Street, and south of Northland Avenue, are not attaining their highest and best land use
based on the Comprehensive Plan. But for the creation of a Tax Increment District (“TID”), the future land
uses identified in the Comprehensive Plan would not occur in the manner desired by the City and RDA.
Therefore, the attached draft Project Plan and resolution establishing TID 27 are presented for the Tax
Incremental Districts Joint Review Board's consideration.
RECOMMENDATION
Recommend approval to adopt a Resolution Approving the Creation of Tax Incremental District Twenty-
Seven (TID #27).
FISCAL IMPACT
The parcels proposed to be located in TID 27 currently have a cumulative base property value of
$2,713,700.00. The City estimates that upon closure in 2050, TID 27 will have a new property value of
$59,036,300.00, for an incremental property value of $56,322,600.00.
ATTACHMENTS
1. TID 27 Project Plan 08.21.24
2. RDA Resolution 24-02 TID 27
3. CC Resolution TID 27
4. JRB Resolution TID 27
100 North Jefferson Street, Green Bay, Wisconsin 54301-5026
greenbaywi.gov
August 27, 2024
PROJECT PLAN
City of Green Bay, Wisconsin
Tax Incremental District No. 27
Cherry Street
Prepared by:
Ehlers
N19W24400 Riverwood Drive,
Suite 100
Waukesha, WI 53188
BUILDING COMMUNITIES. IT’S WHAT WE DO.
KEY DATES
Organizational Joint Review Board Meeting Held: August 12, 2024
Public Hearing Held: August 13, 2024
Approval by RDA: August 13, 2024
Adoption by Common Council: August 27, 2024
Approval by the Joint Review Board: September 3, 2024
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
Improvements Within the District .................................................................................................... 16
Map Showing Proposed Improvements and Uses ......................................................................23
Detailed List of Estimated Project Costs ...................................................................................... 26
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 ....................................................................................................................................................... 27
Annexed Property ...................................................................................................................................32
Estimate of Property to Be Devoted to Retail Business ..........................................................32
Proposed Changes of Zoning Ordinances, Master Plan, Map, Building Codes and City
Ordinances .................................................................................................................................................32
Statement of the Proposed Method for the Relocation of any Persons to be Displaced
........................................................................................................................................................................33
How Creation of the Tax Incremental District Promotes the Orderly Development of
the City ........................................................................................................................................................33
List of Estimated Non-Project Costs .............................................................................................. 34
Legal Opinion Advising Whether the Plan is Complete and Complies with Wis. Stat. §
66.1105(4)(f) ..............................................................................................................................................35
Calculation of the Share of Projected Tax Increments Estimated to be Paid by the
Owners of Property in the Overlying Taxing Jurisdictions .....................................................37
Tax Incremental District No. 27 Project Plan City of Green Bay
Prepared by Ehlers Page | 2
SECTION 1:
Executive Summary
DESCRIPTION OF DISTRICT
Tax Incremental District (“TID”) No. 27 (“District”) is a proposed Blighted Area
District comprising approximately 2.88 acres located in downtown Green Bay.
The District will be created to pay the costs of development incentives and
public infrastructure improvements needed to support a variety of projects
including the currently proposed developments by Nova GB, LLC, and 222
Cherry Street, LLC (collectively, the “Developers”). Projects within the District
include (i) construction of an eight story mixed-use building to include 268
market rate apartment units and first floor commercial located at 221 Cherry
Street, (ii) the addition of five stories with sixty-one market rate multi-family
apartment units to the existing 10,000 square feet of single story commercial
retail/office building, and a connecting skywalk to the Cherry Street Parking
Ramp located at 222 Cherry Street, and (iii) the construction of mixed-use
development consisting of commercial and residential uses located at 227 E
Walnut Street and 109 N Adams Street (collectively, the “Projects”). 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 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
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 $32.20 million
(“Project Costs”) to undertake the projects listed in this Project Plan (“Plan”).
Project Costs include an estimated $8.50 million in up-front developer
incentives, $10.67 million in Pay As You Go (“PAYGO”) developer incentives,
$3.91 million in streetscape improvements, $8.28 million in interest costs, $235
thousand in financing costs, and $605 thousand in ongoing planning and
administrative costs.
INCREMENTAL VALUATION
The City projects that new land and improvements value of approximately
$56.32 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
Tax Incremental District No. 27 Project Plan City of Green Bay
Prepared by Ehlers Page | 3
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.
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
City will require the Developers to pay the cost of and install public
infrastructure to serve the District. Developers may also incur other costs to
(re)develop property within the District that cannot be fully recovered
through sale or rent while also generating market-appropriate investor
returns. The City has evaluated requests from the Developers for Tax
Incremental Financing (“TIF”) assistance and confirmed that the public
investment is necessary, and that “but for” that investment, the related
development will not occur. The development incentives included in this
Plan are for purposes of confirming economic feasibility only and do not
reflect a commitment by the City to provide incentives in any specific
amount. Incentive commitments will be set forth in development
agreements and subject to approval by the Common Council. The City may
provide such incentives on an up-front or PAYGO basis.
2. The economic benefits of the District, as measured by increased
employment, business and personal income, and property value, are
sufficient to compensate for the cost of the improvements. In making this
determination, the City has considered that in addition to the incremental
property value that will be created, the City expects the Projects to provide
construction-related job creation, additional employment opportunities for
commercial jobs post-construction, increased property values, increased
income and sales tax 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.
3. The benefits of the proposal outweigh the anticipated tax increments to be
paid by the owners of property in the overlying taxing jurisdictions. As
required by Wis. Stat. § 66.1105(4)(i)4., a calculation of the share of
projected tax increments estimated to be paid by the owners of property in
Tax Incremental District No. 27 Project Plan City of Green Bay
Prepared by Ehlers Page | 4
the overlying taxing jurisdictions has been prepared and can be found in this
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.
4. 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.
5. Based on the foregoing finding, the District is designated as a blighted area
district.
6. The Project Costs relate directly to the elimination of blight in the District,
consistent with the purpose for which the District is created.
7. 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.
8. 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.
9. The City estimates that less than 5% 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).
10. That there are no parcels to be included within the District that were
annexed by the City within the preceding three-year period.
11. The Plan for the District is feasible and is in conformity with the Master Plan
of the City.
Tax Incremental District No. 27 Project Plan City of Green Bay
Prepared by Ehlers Page | 5
SECTION 2:
Preliminary Map of Proposed District Boundary
Map Found on Following Page.
Tax Incremental District No. 27 Project Plan City of Green Bay
Prepared by Ehlers Page | 6
Tax Incremental District No. 27 Project Plan City of Green Bay
Prepared by Ehlers Page | 7
Tax Incremental District No. 27 Project Plan City of Green Bay
Prepared by Ehlers Page | 8
Tax Incremental District No. 27 Project Plan City of Green Bay
Prepared by Ehlers Page | 9
Tax Incremental District No. 27 Project Plan City of Green Bay
Prepared by Ehlers Page | 10
SECTION 3:
Map Showing Existing Uses and Conditions
Map Found on Following Page.
Tax Incremental District No. 27 Project Plan City of Green Bay
Prepared by Ehlers Page | 11
Tax Incremental District No. 27 Project Plan City of Green Bay
Prepared by Ehlers Page | 12
SECTION 4:
Preliminary Parcel List and Analysis
The District will include the parcels identified in the tables included below:
g
Acres
Parcel Blighted
Address Owner Acres
Number Blighted Condition
ROW Areas 0.22
12-112 221 Cherry St Redevelopment Authority City of Green Bay 1.45 1.45 Condition 2
12-114 216 Cherry St 222 Cherry St LLC 0.36 0.36 Condition 1
12-115 119 N Adams St Vice Enterprises LLC 0.12
12-116 117 N Adams St RBN Properties LLC 0.08
12-117 115 N Adams St Green Genes Real Estate LLC 0.08
12-118 109 N Adams St Redevelopment Authority City of Green Bay 0.08 0.08 Condition 1
12-119 227 E Walnut St Redevelopment Authority City of Green Bay 0.15 0.15 Condition 1
12-120 225 E Walnut St Liza Rae LLC 0.05 0.05 Condition 1
12-121 217 E Walnut St Vic Theatre Green Bay LLC 0.25 0.25 Condition 1
12-122 101 N Adams St Redevelopment Authority City of Green Bay 0.03 0.03 Condition 1
2.88 2.38
Percentage of TID Area Designated as Blighted (at least 50%) 83%
Percentage of TID Area Not Designated as Blighted 17%
Total Area 100%
Blighted Area Conditions:
Condition 1: The identified parcels include structures, buildings or
improvements, which by reason of dilapidation, deterioration, age or
obsolescence, are conducive to ill health, juvenile delinquency, or crime, and is
detrimental to the public health, safety, morals or welfare. Costs associated
with the remediation of existing structures have resulted in the property not
developing under normal market conditions, substantially impairing and
arresting the sound growth of the community, therefore rendering the parcel
blighted.
Condition 2: The identified parcel is an area which is predominantly open, and
which consists primarily of land upon which buildings or structures have been
demolished. The extraordinary costs associated with the redevelopment of the
property due to the deterioration of improvements, have resulted in the
property not developing under normal market conditions, substantially
impairing and arresting the sound growth of the community, therefore
rendering the parcel blighted.
Tax Incremental District No. 27 Project Plan City of Green Bay
Prepared by Ehlers Page | 13
Calculation of Estimated Base Value
Assessed Value1 Equalized Value2 Overlapping
Parcel Land Improvement Total Land Improvement Total TID
12-112 0 0 0 0 0 0 TID 4, 5, 24
12-114 202,600 516,900 719,500 228,000 581,600 809,600 TID 4, 5, 24
12-115 67,200 468,300 535,500 75,600 527,000 602,600 TID 4, 5
12-116 45,000 177,300 222,300 50,600 199,500 250,100 TID 4, 5
12-117 45,000 311,100 356,100 50,600 350,100 400,700 TID 4, 5
12-118 0 0 0 0 0 0 TID 4, 5, 24
12-119 0 0 0 0 0 0 TID 4, 5, 24
12-120 29,400 202,700 232,100 33,100 228,100 261,200 TID 4, 5, 24
12-121 138,600 207,500 346,100 156,000 233,500 389,500 TID 4, 5, 24
12-122 0 0 0 0 0 0 TID 4, 5, 24
TOTALS 527,800 1,883,800 2,411,600 593,900 2,119,800 2,713,700
1) Valuations listed reflect January 1, 2024 assessed values.
2) Represents assessed values converted to equalized value using the
January 1, 2023 aggregate ratio published by the Wisconsin Department of
Revenue for the City (88.87%). Actual District base value will be certified
using the January 1, 2024 aggregate ratio which is not yet available.
Tax Incremental District No. 27 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 located within Tax Incremental District No. 27 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, 2023) $ 9,863,427,300
TID Valuation Limit @ 12% of Above Value $ 1,183,611,276
Calculation of Value Subject to Limit
Estimated Base Value of Territory to be Included in District $ 2,713,700
Incremental Value of Existing Districts (Jan. 1, 2023) $ 611,888,900
Less: Value of Underlying TID Parcels $ (2,713,700)
Total Value Subject to 12% Valuation Limit $ 611,888,900
Total Percentage of TID IN Equalized Value 6.20%
Residual Value Capacity of TID IN Equalized Value $ 571,722,376
The equalized value of the increment of existing tax incremental districts within
the City, plus the base value of the proposed District, and less the overlapped
TID parcels, totals $611,888,900. This value is less than the maximum of
$1,183,611,276 in equalized value that is permitted for the City.
Tax Incremental District No. 27 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.
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,
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
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
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. 27 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,
driveways, sidewalks, utilities, stormwater management practices and other
public infrastructure. Costs incurred by the City to identify, negotiate and
acquire rights-of-way are eligible Project Costs.
Acquisition of Easements
The City 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
eligible Project Costs.
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.
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.
Tax Incremental District No. 27 Project Plan City of Green Bay
Prepared by Ehlers Page | 17
Demolition
To make sites suitable for development, the City may incur costs related to
demolition and removal of structures or other land improvements, to include
abandonment of wells or other existing utility services.
Site Grading
Land within the District may require grading to make it suitable for
development, to provide access, and to control stormwater runoff. The City
may need to remove and dispose of excess material, or bring in fill material to
provide for proper site elevations. Expenses incurred by the City for site
grading are eligible Project Costs.
Utilities
Sanitary Sewer System Improvements
To allow development to occur, the City may need to construct, alter, rebuild
or expand sanitary sewer infrastructure within the District. Eligible Project
Costs include, but are not limited to, construction, alteration, rebuilding or
expansion of: collection mains; manholes and cleanouts; service laterals; force
mains; interceptor sewers; pumping stations; lift stations; wastewater treatment
facilities; and all related appurtenances. To the extent sanitary sewer projects
undertaken within the District provide direct benefit to land outside of the
District, the City will make an allocation of costs based on such benefit. Those
costs corresponding to the benefit allocated to land within the District, and
necessitated by the implementation of the Project Plan, are eligible Project
Costs. Implementation of the Project Plan may also require that the City
construct, alter, rebuild or expand sanitary sewer infrastructure located outside
of the District. That portion of the costs of sanitary sewer system projects
undertaken outside the District which are necessitated by the implementation
of the Project Plan are eligible Project Costs.
Water System Improvements
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
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
Tax Incremental District No. 27 Project Plan City of Green Bay
Prepared by Ehlers Page | 18
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
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
expansion of: stormwater collection mains; inlets, manholes and valves; service
laterals; ditches; culvert pipes; box culverts; bridges; stabilization of stream and
river banks; and infiltration, filtration and detention Best Management Practices
(BMP’s). To the extent stormwater management system projects undertaken
within the District provide direct benefit to land outside of the District, the City
will make an allocation of costs based on such benefit. Those costs
corresponding to the benefit allocated to land within the District, and
necessitated by the implementation of the Project Plan, are eligible Project
Costs. Implementation of the Project Plan may also require that 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.
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.
Tax Incremental District No. 27 Project Plan City of Green Bay
Prepared by Ehlers Page | 19
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
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
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.
Streetscaping and Landscaping
To attract development consistent with the objectives of this Plan, the City may
install amenities to enhance development sites, rights-of-way and other public
spaces. These amenities include, but are not limited to: landscaping; lighting of
streets, sidewalks, parking areas and public areas; installation of planters,
benches, 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.
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.
Tax Incremental District No. 27 Project Plan City of Green Bay
Prepared by Ehlers Page | 20
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
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)
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
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,
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.
Miscellaneous
Projects Outside the Tax Increment District
Pursuant to Wis. Stat. § 66.1105(2)(f)1.n, the City may undertake projects within
territory located within one-half mile of the boundary of the District provided
that: 1) the project area is located within the City’s corporate boundaries; and
2) the projects are approved by the Joint Review Board. The cost of projects
completed outside the District pursuant to this section are eligible project
costs, and may include any project cost that would otherwise be eligible if
undertaken within the District. The City intends to make the following project
cost expenditures outside the District:
$1,261,694 for streetscape improvements to Washington Street
$514,165 for streetscape improvements to Cherry Street
$723,250 for streetscape improvements to Walnut Street
$1,200,000 for future streetscape improvements
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.
Tax Incremental District No. 27 Project Plan City of Green Bay
Prepared by Ehlers Page | 21
Professional services include but are not limited to: architectural;
environmental; planning; engineering; legal; audit; financial; and the costs of
informing the public with respect to the creation of the District and the
implementation of the Plan.
Administrative Costs
The City may charge to the District as eligible Project Costs reasonable
allocations of administrative costs, including, but not limited to, employee
salaries. Costs allocated will bear a direct connection to the time spent by City
employees relating to the implementation of the Plan.
Financing Costs
Interest expense, debt issuance expenses, redemption premiums, and any other
fees and costs incurred in conjunction with obtaining financing for projects
undertaken under this Plan are eligible Project Costs.
Tax Incremental District No. 27 Project Plan City of Green Bay
Prepared by Ehlers Page | 22
SECTION 7:
Map Showing Proposed Improvements and Uses
Map Found on Following Page.
Tax Incremental District No. 27 Project Plan City of Green Bay
Prepared by Ehlers Page | 23
Tax Incremental District No. 27 Project Plan City of Green Bay
Prepared by Ehlers Page | 24
Project 2:
Streetscape
Improvements
The City has identified funds for development
incentives for qualified development projects
that are not geographically associated with a
specified parcel at this time and may be
undertaken within the District and/or half
mile and will incur administrative and other
professional service expenses in the
implementation of this Project Plan.
Tax Incremental District No. 27 Project Plan City of Green Bay
Prepared by Ehlers Page | 25
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 Project Name/Type Phase I Phase II Ongoing Totals 1/2 Mile Est. Timing
1 Developer Incentives
1a. Nova GB, LLC1 14,172,367 14,172,367 2026‐2052
1b. 222 Cherry Street, LLC 4,500,000 4,500,000 2029‐2051
1c. Future Projects 500,000 500,000 TBD
2 Streetscape Improvements
2a. Washington St 1,261,694 1,261,694 1,261,694 TBD
2b. Cherry St2 723,250 723,250 514,165 TBD
2c. Walnut St 723,250 723,250 723,250 TBD
2d. Future Projects 1,200,000 1,200,000 1,200,000 TBD
3 Interest on Long Term Debt 8,284,150 8,284,150 2027‐2046
4 Financing Costs 235,050 235,050 2026
5 Ongoing Planning & Administrative Costs 605,000 605,000 2024‐2052
Total Projects 19,172,367 3,908,194 9,124,200 32,204,761 3,699,109
Notes:
1) Includes up‐front incentive of $8.50M plus an estimated PAYGO incentive of $5,672,367.
2) 159 feet of frontage is included within the District boundaries. Assumes a cost of $1,315 per linear foot.
Tax Incremental District No. 27 Project Plan City of Green Bay
Prepared by Ehlers Page | 26
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 $56.32 million
in incremental value by January 1, 2029. Estimated valuations and timing for
construction of the Projects are included in Table 1. Assuming the City’s current
equalized TID Interim tax rate of $18.70 per thousand of equalized value, and
1.00% economic appreciation, the Projects would generate $28.33 million in
incremental tax revenue over the 27-year term of the District as shown in Table
2.
Tax Incremental District No. 27 Project Plan City of Green Bay
Prepared by Ehlers Page | 27
Table 1 – Development Assumptions
221 Cherry Street1 222 Cherry Street2 227 E Walnut 109 N Adams
Construction Apartments/Parking Construction
Apartments Residential Commercial Residential Commercial Annual Total
Year Garage/Commercial Year
Total Value Total Value Sq. Ft. Total Value Sq. Ft. Total Value Sq. Ft. Total Value Sq. Ft. Total Value
Estimated Value per $135 $100 $135 $100
1 2024 0 2024 1
2 2025 0 2025 2
3 2026 0 2026 3
4 2027 42,759,800 9,880,300 52,640,100 2027 4
5 2028 13,800 1,863,000 10,100 1,010,000 3,700 499,500 3,100 310,000 3,682,500 2028 5
6 2029 0 2029 6
7 2030 0 2030 7
8 2031 0 2031 8
9 2032 0 2032 9
10 2033 0 2033 10
11 2034 0 2034 11
12 2035 0 2035 12
13 2036 0 2036 13
14 2037 0 2037 14
15 2038 0 2038 15
16 2039 0 2039 16
17 2040 0 2040 17
18 2041 0 2041 18
19 2042 0 2042 19
20 2043 0 2043 20
21 2044 0 2044 21
22 2045 0 2045 22
23 2046 0 2046 23
24 2047 0 2047 24
25 2048 0 2048 25
26 2049 0 2049 26
27 2050 0 2050 27
Totals 42,759,800 9,880,300 13,800 1,863,000 10,100 1,010,000 3,700 499,500 3,100 310,000 56,322,600
Notes:
1) Per the approved development agreement, the project is estimated to have an assessed value of $38.0M which is converted to equalized using the 2023 aggregate ratio of 88.87%.
2) Per the City Assessor, the project is estimated to have an assessed value of $9.50M which is converted to equalized using the 2023 aggregate ratio of 88.87%. Accounts for the existing assessed value of $719,500.
Tax Incremental District No. 27 Project Plan City of Green Bay
Prepared by Ehlers Page | 28
Table 2 – Tax Increment Projection Worksheet
Type of District Blighted Area Base Value 2,713,700
District Creation Date August 27, 2024 Economic Change Factor 1.00%
Valuation Date Jan 1, 2024 Apply to Base Value
Max Life (Years) 27 Base Tax Rate $18.70
Expenditure Period/Termination 22 8/27/2046 Rate Adjustment Factor 0.00%
Revenue Periods/Final Year 27 2052
Extension Eligibility/Years Yes 3
Eligible Recipient District Yes
Construction Value Valuation Economic Total Revenue
Year Added Year Change Increment Year Tax Rate1 Tax Increment
1 2024 0 2025 0 0 2026 $18.70 0
2 2025 0 2026 0 0 2027 $18.70 0
3 2026 0 2027 0 0 2028 $18.70 0
4 2027 52,640,100 2028 0 52,640,100 2029 $18.70 984,575
5 2028 3,682,500 2029 526,401 56,849,001 2030 $18.70 1,063,298
6 2029 0 2030 568,490 57,417,491 2031 $18.70 1,073,930
7 2030 0 2031 574,175 57,991,666 2032 $18.70 1,084,670
8 2031 0 2032 579,917 58,571,583 2033 $18.70 1,095,516
9 2032 0 2033 585,716 59,157,298 2034 $18.70 1,106,472
10 2033 0 2034 591,573 59,748,871 2035 $18.70 1,117,536
11 2034 0 2035 597,489 60,346,360 2036 $18.70 1,128,712
12 2035 0 2036 603,464 60,949,824 2037 $18.70 1,139,999
13 2036 0 2037 609,498 61,559,322 2038 $18.70 1,151,399
14 2037 0 2038 615,593 62,174,915 2039 $18.70 1,162,913
15 2038 0 2039 621,749 62,796,664 2040 $18.70 1,174,542
16 2039 0 2040 627,967 63,424,631 2041 $18.70 1,186,287
17 2040 0 2041 634,246 64,058,877 2042 $18.70 1,198,150
18 2041 0 2042 640,589 64,699,466 2043 $18.70 1,210,132
19 2042 0 2043 646,995 65,346,461 2044 $18.70 1,222,233
20 2043 0 2044 653,465 65,999,925 2045 $18.70 1,234,455
21 2044 0 2045 659,999 66,659,925 2046 $18.70 1,246,800
22 2045 0 2046 666,599 67,326,524 2047 $18.70 1,259,268
23 2046 0 2047 673,265 67,999,789 2048 $18.70 1,271,861
24 2047 0 2048 679,998 68,679,787 2049 $18.70 1,284,579
25 2048 0 2049 686,798 69,366,585 2050 $18.70 1,297,425
26 2049 0 2050 693,666 70,060,251 2051 $18.70 1,310,399
27 2050 0 2051 700,603 70,760,853 2052 $18.70 1,323,503
Totals 56,322,600 14,438,253 Future Value of Increment 28,328,655
Notes:
1) Tax rate shown is actual 2023/2024 rate per DOR Form PC‐202 (Tax Increment Collection Worksheet).
Tax Incremental District No. 27 Project Plan City of Green Bay
Prepared by Ehlers Page | 29
Financing and Implementation
The District’s primary expenditures will be development incentives. Incentives
will be provided on an up-front basis through the issuance of debt as well as 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 construct streetscape improvements
and 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 or through the issuance of debt. 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
2052 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.
Tax Incremental District No. 27 Project Plan City of Green Bay
Prepared by Ehlers Page | 30
Table 3 – Cash Flow
Projected Revenues Projected Expenditures Balances
2025 Taxable 2025 G.O. 2026 Taxable Incentive #1 Incentive #2 Incentive #3
Annual G.O. Note2 Promissory Note G.O. Note2 2026 2027 2027
Tax Developer Total $5,120,000 $760,000 $5,300,000 Nova GB, LLC3 222 Cherry Street, LLC4 Future5 Streetscape Financing Ongoing Planning Total Liabilities
Year Increments Debt Proceeds Shortfall1 Revenues Issue Total Issue Total Issue Total $14,172,367 $4,500,000 $500,000 Improvements6 Costs & Administration Expenditures Annual Cumulative Outstanding Year
2024 0 45,000 45,000 (45,000) (45,000) 0 2024
2025 0 20,000 20,000 (20,000) (65,000) 8,895,313 2025
2026 0 5,880,000 5,880,000 422,400 48,450 4,000,000 723,250 166,350 20,000 5,380,450 499,550 434,550 21,336,242 2026
2027 0 5,300,000 5,300,000 281,600 32,300 437,250 4,500,000 68,700 20,000 5,339,850 (39,850) 394,700 21,085,092 2027
2028 0 0 281,600 32,300 291,500 0 20,000 625,400 (625,400) (230,700) 20,479,692 2028
2029 984,575 108,838 1,093,413 461,513 32,300 447,100 0 147,840 20,000 1,108,753 (15,340) (246,040) 19,550,939 2029
2030 1,063,298 106,178 1,169,475 465,925 32,300 448,025 0 149,318 55,102 20,000 1,170,670 (1,195) (247,235) 18,570,269 2030
2031 1,073,930 97,200 1,171,130 464,650 32,300 448,400 0 150,812 55,653 20,000 1,171,814 (684) (247,919) 17,598,455 2031
2032 1,084,670 87,041 1,171,711 462,825 32,300 448,225 0 152,320 56,209 20,000 1,171,879 (168) (248,087) 16,636,576 2032
2033 1,095,516 80,564 1,176,080 465,313 32,300 447,500 0 153,843 56,771 20,000 1,175,727 354 (247,733) 15,680,849 2033
2034 1,106,472 72,629 1,179,100 462,113 32,300 451,088 0 155,381 57,339 20,000 1,178,220 880 (246,853) 14,737,628 2034
2035 1,117,536 63,236 1,180,772 463,225 32,300 448,988 0 156,935 57,912 20,000 1,179,360 1,412 (245,441) 13,803,268 2035
2036 1,128,712 52,383 1,181,095 463,513 32,300 446,338 0 158,505 58,492 20,000 1,179,146 1,949 (243,492) 13,099,935 2036
2037 1,139,999 44,934 1,184,933 462,975 32,300 448,000 0 160,090 59,076 20,000 1,182,441 2,492 (241,001) 12,590,769 2037
2038 1,151,399 35,748 1,187,147 461,613 51,875 448,838 0 161,690 43,446 20,000 1,187,461 (314) (241,315) 12,060,633 2038
2039 1,162,913 29,689 1,192,602 464,288 95,069 448,850 0 163,307 0 20,000 1,191,514 1,088 (240,227) 11,507,325 2039
2040 1,174,542 21,617 1,196,159 465,863 97,200 448,038 0 164,940 20,000 1,196,040 118 (240,109) 10,927,385 2040
2041 1,186,287 6,669 1,192,956 461,475 94,225 446,400 0 166,590 20,000 1,188,690 4,266 (235,842) 10,330,795 2041
2042 1,198,150 4,569 1,202,720 465,988 96,144 448,800 0 168,256 20,000 1,199,187 3,533 (232,309) 9,702,539 2042
2043 1,210,132 0 1,210,132 464,263 97,850 450,100 4,710 169,938 20,000 1,206,861 3,271 (229,038) 9,042,891 2043
2044 1,222,233 1,222,233 461,438 99,344 450,300 15,937 171,638 20,000 1,218,656 3,577 (225,462) 8,345,316 2044
2045 1,234,455 1,234,455 462,375 301,269 449,400 24,722 173,354 20,000 1,431,120 (196,665) (422,126) 7,402,239 2045
2046 1,246,800 1,246,800 909,338 35,947 175,088 20,000 1,140,372 106,428 (315,699) 7,191,205 2046
2047 1,259,268 1,259,268 908,816 176,838 20,000 1,105,654 153,613 (162,085) 6,105,550 2047
2048 1,271,861 1,271,861 917,904 178,607 20,000 1,116,511 155,350 (6,736) 5,009,039 2048
2049 1,284,579 1,284,579 927,083 180,393 150,367 20,000 1,277,844 6,736 0 3,901,563 2049
2050 1,297,425 1,297,425 936,354 182,197 158,874 20,000 1,297,425 0 0 2,783,012 2050
2051 1,310,399 1,310,399 945,718 184,019 160,663 20,000 1,310,399 0 0 1,653,276 2051
2052 1,323,503 1,323,503 955,175 185,859 162,470 20,000 1,323,503 0 0 512,242 2052
Totals 28,328,655 11,180,000 811,294 40,319,949 8,864,950 1,336,725 9,262,475 14,172,367 3,987,758 500,000 1,355,624 235,050 605,000 40,319,949 Totals
Notes: PROJECTED CLOSURE YEAR
1) Nova GB, LLC will be required to make a shortfall payment in any year that the 221 Cherry Street tax increment is not sufficient to pay the City's debt service as detailed in development agreement 24‐04.
2) Assumes interest is capitalized through and including October 1, 2028. LEGEND:
3) Includes $8.50M up‐front development incentive. PAYGO incentive will be paid at 95% of the Available Tax Increment as defined in the development agreement 24‐04. CALLABLE MATURITIES
4) Assumes a PAYGO incentive will be paid at 80% of the project tax increment up to a maximum of $4.50M. END OF EXP. PERIOD
5) Assumes a PAYGO incentive will be paid at 80% of the project tax increment up to a maximum of $0.50M.
6) Assumes the Cherry Street improvements are funded in 2025. Other streetscape projects may be funded to the extent District revenues are available.
Tax Incremental District No. 27 Project Plan City of Green Bay
Prepared by Ehlers Page | 31
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 less than 5% of
the territory within the District will be devoted to retail business at the end of
the District’s maximum expenditure period.
SECTION 12:
Proposed Changes of Zoning Ordinances, Master Plan,
Map, Building Codes and City Ordinances
Zoning Ordinances
The proposed Plan is in general conformance with the City’s current zoning
ordinances. Individual properties may require rezoning at the time of
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 mixed-use development.
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 | 32
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
promote the orderly development of the City by creating opportunities for
mixed use development and eliminating blighted areas. Such goals will be
achieved by providing necessary public infrastructure improvements and
appropriate financial incentives for private development projects. Through the
use of tax increment financing, the City can 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 property values, increased
income and sales tax 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.
Tax Incremental District No. 27 Project Plan City of Green Bay
Prepared by Ehlers Page | 33
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.
Projects undertaken within the District as part of the implementation of
this Project Plan, the costs of which are paid fully or in part by impact
fees, grants, special assessments, or revenues other than tax increments.
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.
Tax Incremental District No. 27 Project Plan City of Green Bay
Prepared by Ehlers Page | 34
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.
Tax Incremental District No. 27 Project Plan City of Green Bay
Prepared by Ehlers Page | 35
Tax Incremental District No. 27 Project Plan City of Green Bay
Prepared by Ehlers Page | 36
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 2023/2024 levy year.
Northeast
Revenue City of Green Green Bay Area Wisconsin Tech. Revenue
Year Brown County Bay School District College Total Year
2026 0 0 0 0 0 2026
2027 0 0 0 0 0 2027
2028 0 0 0 0 0 2028
2029 156,228 407,009 389,093 32,244 984,575 2029
2030 168,720 439,552 420,204 34,822 1,063,298 2030
2031 170,407 443,947 424,406 35,171 1,073,930 2031
2032 172,111 448,387 428,650 35,522 1,084,670 2032
2033 173,832 452,870 432,937 35,878 1,095,516 2033
2034 175,570 457,399 437,266 36,236 1,106,472 2034
2035 177,326 461,973 441,639 36,599 1,117,536 2035
2036 179,099 466,593 446,055 36,965 1,128,712 2036
2037 180,890 471,259 450,515 37,334 1,139,999 2037
2038 182,699 475,971 455,021 37,708 1,151,399 2038
2039 184,526 480,731 459,571 38,085 1,162,913 2039
2040 186,371 485,538 464,167 38,466 1,174,542 2040
2041 188,235 490,394 468,808 38,850 1,186,287 2041
2042 190,117 495,298 473,496 39,239 1,198,150 2042
2043 192,019 500,251 478,231 39,631 1,210,132 2043
2044 193,939 505,253 483,014 40,027 1,222,233 2044
2045 195,878 510,306 487,844 40,428 1,234,455 2045
2046 197,837 515,409 492,722 40,832 1,246,800 2046
2047 199,815 520,563 497,649 41,240 1,259,268 2047
2048 201,814 525,769 502,626 41,653 1,271,861 2048
2049 203,832 531,026 507,652 42,069 1,284,579 2049
2050 205,870 536,336 512,729 42,490 1,297,425 2050
2051 207,929 541,700 517,856 42,915 1,310,399 2051
2052 210,008 547,117 523,034 43,344 1,323,503 2052
Totals 4,495,072 11,710,650 11,195,184 927,749 28,328,655
Tax Incremental District No. 27 Project Plan City of Green Bay
Prepared by Ehlers Page | 37
JOINT REVIEW BOARD
RESOLUTION APPROVING THE CREATION OF
TAX INCREMENTAL DISTRICT NO. 27,
CITY OF GREEN BAY
WHEREAS, the City of Green Bay (the “City”) seeks to create Tax Incremental District No. 27 (the
“District”); and
WHEREAS, Wisconsin Statutes Section 66.1105(4m)(a) requires that a Joint Review Board (the
“JRB”) convene to consider such proposal; and
WHEREAS, the JRB consists of one representative chosen by the School District; one
representative chosen by the Technical College District; and one representative chosen by the County, all
of whom have the power to levy taxes on property within the District; and one representative chosen by
the City and one public member; and
WHEREAS, the public member and JRB's chairperson were selected by a majority vote of the other
JRB members before the public hearing required under Wisconsin Statutes Sections 66.1105 (4)(a) and (e)
was held; and
WHEREAS, all JRB members were appointed and the first JRB meeting was held within 14 days
after the notice was published under Wisconsin Statutes Sections 66.1105 (4)(a) and (e); and
WHEREAS, as required by Wisconsin Statutes Section 66.1105(4m)(b)1. the JRB has reviewed the
public record, planning documents, resolution passed by the Redevelopment Authority and the resolution
passed by the Common Council; and
WHEREAS, the JRB has considered whether, and concluded that, the District meets the following
criteria as required by Wisconsin Statutes Section 66.1105(4m)(c):
1. The development expected in the District would not occur without the use of tax increment
financing.
2. The economic benefits of the District, as measured by increased employment, business and
personal income and property value, are sufficient to compensate for the cost of the
improvements.
3. The benefits of the proposal outweigh the anticipated tax increments to be paid by the
owners of property in the overlying taxing districts.
NOW, THEREFORE, BE IT RESOLVED that the JRB approves the resolution passed by the Common
Council creating the District, approving its Project Plan, and establishing its boundaries.
BE IT FURTHER RESOLVED that in the judgment of the JRB the development described in the
Project Plan would not occur but for creation of the District, that the economic benefits of the District, as
measured by increased employment, business and personal income and property value, are sufficient to
City of Green Bay Wisconsin Tax Incremental District No. 27 Joint Review Board Resolution
compensate for the cost of the improvements, and that the benefits of the proposal outweigh the
anticipated tax increments to be paid by the owners of property in the overlying taxing districts.
BE IT FURTHER RESOLVED that the JRB approves those Project Costs identified in the Project Plan
that will be made for projects located outside of, but within a one-half mile radius of the District, pursuant
to Wisconsin Statutes Section 66.1105(2)(f)1.n.
Passed and adopted this _____ day of , 2024.
Resolution introduced and adoption moved by JRB member:
Motion for adoption seconded by JRB member:
On roll call motion passed by a vote of _____ ayes to _____ nays
ATTEST:
JRB Chairperson Signature Clerk Signature
City of Green Bay Wisconsin Tax Incremental District No. 27 Joint Review Board Resolution
Report to the
Tax Incremental Districts Joint Review Board
of the City of Green Bay
MEETING DATE PREPARED BY
September 3, 2024 Rebecca Finco, Staff
AGENDA ITEM # E.3
Consideration with possible action to review the public record, planning documents and resolutions passed
by the Redevelopment Authority and Common Council and adopt a Resolution Approving the Creation of
Tax Incremental District Twenty-Eight (TID #28).
BACKGROUND
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
certain properties generally located in the area south of Manitowoc Road, east of Lime Kiln Road, north of
the Fox Valley & Lake Superior Railroad, and west of Main Street, are not attaining their highest and best
land use based on the Comprehensive Plan. But for the creation of a Tax Increment District (“TID”), the
future land uses identified in the Comprehensive Plan would not occur in the manner desired by the City
and RDA. Therefore, the attached draft Project Plan and resolution establishing TID 28 are presented for
the Tax Incremental Districts Joint Review Board's consideration.
RECOMMENDATION
Recommend approval to adopt a Resolution Approving the Creation of Tax Incremental District Twenty-
Eight (TID #28).
FISCAL IMPACT
The parcels proposed to be located in TID 28 currently have a cumulative base property value of
$582,900.00. The City estimates that upon closure in 2050, TID 28 will have a new property value of
$39,957,900.00, for an incremental property value of $39,375,000.00.
ATTACHMENTS
1. TID 28 Project Plan 08.21.24
2. RDA Resolution 24-03 TID 28
3. CC Resolution TID 28
4. JRB Resolution TID 28
100 North Jefferson Street, Green Bay, Wisconsin 54301-5026
greenbaywi.gov
August 27, 2024
PROJECT PLAN
City of Green Bay, Wisconsin
Tax Incremental District No. 28
JBS Redevelopment
Prepared by:
Ehlers
N19W24400 Riverwood Drive,
Suite 100
Waukesha, WI 53188
BUILDING COMMUNITIES. IT’S WHAT WE DO.
KEY DATES
Organizational Joint Review Board Meeting Held: August 12, 2024
Public Hearing Held: August 13, 2024
Approval by RDA: August 13, 2024
Adoption by Common Council: August 27, 2024
Approval by the Joint Review Board: September 3, 2024
TABLE OF CONTENTS
Executive Summary.................................................................................................................................. 3
Preliminary Map of Proposed District Boundary .......................................................................... 6
Map Showing Existing Uses and Conditions................................................................................. 10
Preliminary Parcel List and Analysis .................................................................................................12
Equalized Value Test ............................................................................................................................. 14
Statement Listing the Kind, Number and Location of All Proposed Public Works or
Improvements Within the District .....................................................................................................15
Map Showing Proposed Improvements and Uses ......................................................................22
Detailed List of Estimated Project Costs ...................................................................................... 24
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 .......................................................................................................................................................25
Annexed Property .................................................................................................................................. 30
Estimate of Property to Be Devoted to Retail Business . Error! Bookmark not defined.
Proposed Changes of Zoning Ordinances, Master Plan, Map, Building Codes and City
Ordinances ........................................................................................ Error! Bookmark not defined.
Statement of the Proposed Method for the Relocation of any Persons to be Displaced
............................................................................................................... Error! Bookmark not defined.
How Creation of the Tax Incremental District Promotes the Orderly Development of
the City ............................................................................................... Error! Bookmark not defined.
List of Estimated Non-Project Costs ...............................................................................................32
Legal Opinion Advising Whether the Plan is Complete and Complies with Wis. Stat. §
66.1105(4)(f) ..............................................................................................................................................33
Calculation of the Share of Projected Tax Increments Estimated to be Paid by the
Owners of Property in the Overlying Taxing Jurisdictions .....................................................35
Tax Incremental District No. 28 Project Plan City of Green Bay
Prepared by Ehlers Page | 2
SECTION 1:
Executive Summary
DESCRIPTION OF DISTRICT
Tax Incremental District (“TID”) No. 28 (“District”) is a proposed In Need of
Rehabilitation or Conservation District comprising approximately 65 acres
located the southeastern portion of the City. It is bounded by Lime Kiln Road
to the west, Main Street to the east, City residential property to the north and
the Village of Bellevue to the south. The District will be created to pay the costs
of public infrastructure and park improvements that will serve and enable
residential development on land in the District (“Project”) to be developed via
a partnership between Gorman & Company and Revel49 (“Developer”). The
City expects that approximately 225 residential units will be developed in the
District. In addition to the incremental property value that will be created, the
City expects the Project will result in construction jobs created during the
development phase and an increase in spending in the community by residents
of the new development.
AUTHORITY
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 $18.9 million
(“Project Costs”) to undertake the projects listed in this Project Plan (“Plan”).
Project Costs include an estimated $5.5 million for public improvements
including new roadways, water system, sanitary sewer and stormwater
improvements and new park construction, $3.4 million in interest on long term
debt and related financing costs, $9.8 million in potential “pay as you go”
development incentives, and $214 thousand for ongoing planning and
administrative costs.
INCREMENTAL VALUATION
The City projects that new land and improvements value of approximately
$39.3 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 assumption as to the development timing and associated values is
included in within this Plan.
Tax Incremental District No. 28 Project Plan City of Green Bay
Prepared by Ehlers Page | 3
EXPECTED TERMINATION OF DISTRICT
Based on the assumptions located within Section 9 of this Plan, the City
anticipates that the District will need to remain open for its entire 27-year
maximum life to support all projected Project Costs.
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. In
reaching this determination, the City has considered the substantial
investment needed to provide the public infrastructure necessary to allow
for development within the District. Absent the use of tax incremental
financing, the City is unable to fully fund this program of infrastructure
improvements. Additionally, based on the response to the request for
proposals document issued by the City, it is expected that development
incentives will need to be paid to provide the housing development the City
wants to encourage within the District.
2. The economic benefits of the District, as measured by increased
employment, business and personal income, and property value, are
sufficient to compensate for the cost of the improvements. In making this
determination, the City has considered the following information: That the
Developer is likely to purchase goods and services from local suppliers in
construction of the Project, and induced effects of employee households
spending locally for goods and services from retailers, restaurants and
service companies. Additionally, the proposed housing will transform the
area with declining property conditions into a dynamic neighborhood
featuring single family and multi-family housing units, with interconnected
roadways, pedestrian facilities, playground, and will activate a renewal of
the deteriorated neighborhood.
3. The benefits of the proposal outweigh the anticipated tax increments to be
paid by the owners of property in the overlying taxing jurisdictions. As
required by Wis. Stat. § 66.1105(4)(i)4., a calculation of the share of
projected tax increments estimated to be paid by the owners of property in
the overlying taxing jurisdictions has been prepared and can be found in this
Plan. However, because the Project would not occur without the use of tax
incremental financing, these tax increments would not be paid but for
creation of the District. Accordingly, the City finds that the benefits
Tax Incremental District No. 28 Project Plan City of Green Bay
Prepared by Ehlers Page | 4
expected to be realized as set forth in this Plan outweigh the value of the
tax increments to be invested in the Project.
4. Not less than 50% by area of the real property within the District is in need
of rehabilitation or conservation work as defined by Wis. Stat. §
66.1337(2m)(a).
5. Based on the foregoing finding, the District is designated as a district in need
of rehabilitation or conservation.
6. 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.
7. 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.
8. 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.
9. 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).
10. That there are no parcels to be included within the District that were
annexed by the City within the preceding three-year period.
11. The Plan for the District is feasible and is in conformity with the Master Plan
of the City.
Tax Incremental District No. 28 Project Plan City of Green Bay
Prepared by Ehlers Page | 5
SECTION 2:
Preliminary Maps of Proposed District Boundary
Maps Found Starting on Following Page.
To the extent District boundaries include wetlands identified on a map
prepared under Wis. Stat. § 23.32, the wetlands are excluded from the District.
Within this Section is a map identifying the location of wetlands within the
District boundary.
Tax Incremental District No. 28 Project Plan City of Green Bay
Prepared by Ehlers Page | 6
Tax Incremental District No. 28 Project Plan City of Green Bay
Prepared by Ehlers Page | 7
Tax Incremental District No. 28 Project Plan City of Green Bay
Prepared by Ehlers Page | 8
Tax Incremental District No. 28 Project Plan City of Green Bay
Prepared by Ehlers Page | 9
SECTION 3:
Maps Showing Existing Uses and Conditions
Maps Found Starting on Following Page.
Tax Incremental District No. 28 Project Plan City of Green Bay
Prepared by Ehlers Page | 10
Tax Incremental District No. 28 Project Plan City of Green Bay
Prepared by Ehlers Page | 11
SECTION 4:
Preliminary Parcel List and Analysis
The District will include the parcels identified in the tables included below:
g
Acres
Rehab/
Parcel
Address Owner Acres Rehab/ Conservation
Number
Conservation Condition
ROW Areas 0.00
23-243-1 0 Lime Kiln Rd Redevelopment Authority City of Gree 19.36 22.98 Condition 3
23-244-3 1315 Lime Kiln Rd The Salvation Army 13.62
21-462-1 0 Guns Rd Green Bay Area Public School District 14.01 14.35 Condition 3
21-3379 2209 Imperial Ln City of Green Bay 1.00
21-3380-1 2131 Imperial Ln City of Green Bay 0.80
21-462 1149 Lime Kiln Rd The Salvation Army 8.44 10.89 Condition 3
21-462-2 0 Lime Kiln Rd The Salvation Army 0.84
21-3380 2123 Imperial Ln Green Bay Redevelopment Authority 0.43 0.43 Condition 3
21-3381 2111 Imperial Ln Green Bay Redevelopment Authority 0.43 0.43 Condition 3
21-463-4 0 Gunds Rd Twelve LLC 4.21
21-3369 0 Imperial Ln Vanboxel Janice M Revocable Trust 1.48
21-3361-2 2210 Imperial Ln GB Imperial Investments LLC 0.28 0.28 Condition 3
Totals 64.90 49.36
Percentage of TID Area Designated as Rehabilitation/Conservation (at least 50%) 76%
Percentage of TID Area Not Designated as Rehabilitation/Conservation 24%
Total 100%
Wetlands 8.93
Parcels coded “3” reflect properties where the installation and construction of
infrastructure and improvements are necessary for carrying out the objectives
of an urban renewal project, qualifying these parcels as in need of rehabilitation
or conservation.
A total of 76% of the District area is in need to rehabilitation or conservation,
meeting the minimum of 50% required to create the District.
Tax Incremental District No. 28 Project Plan City of Green Bay
Prepared by Ehlers Page | 12
Calculation of Estimated Base Value
Assessed Value 1 Equalized Value 2
Parcel Land Improvement Total Land Improvement Total
23-243-1 0 0 0 0 0 0
23-244-3 0 0 0 0 0 0
21-462-1 0 0 0 0 0 0
21-3379 0 0 0 0 0 0
21-3380-1 0 0 0 0 0 0
21-462 0 0 0 0 0 0
21-462-2 172,200 0 172,200 193,800 0 193,800
21-3380 0 0 0 0 0 0
21-3381 0 0 0 0 0 0
21-463-4 900 0 900 1,000 0 1,000
21-3369 114,400 0 114,400 128,700 0 128,700
21-3361-2 33,100 197,500 230,600 37,200 222,200 259,400
TOTALS 320,600 197,500 518,100 360,700 222,200 582,900
1) Estimated based on values as of January 1, 2024.
2) Calculation based on aggregate assessment ratio of 88.87%.
Tax Incremental District No. 28 Project Plan City of Green Bay
Prepared by Ehlers Page | 13
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, 2023) $ 9,863,427,300
TID Valuation Limit @ 12% of Above Value $ 1,183,611,276
Calculation of Value Subject to Limit
Estimated Base Value of Territory to be Included in District $ 582,900
Plus: Assumed change for Jan. 1, 2024 assessment $ -
Incremental Value of Existing Districts (Jan. 1, 2023) $ 611,888,900
Less: Value of Parcels Removed from District $ -
Less: Value of Underlying TID Parcels $ -
Total Value Subject to 12% Valuation Limit $ 612,471,800
Total Percentage of TID IN Equalized Value 6.21%
Residual Value Capacity of TID IN Equalized Value $ 571,139,476
The equalized value of the increment of existing tax incremental districts within
the City, plus the base value of the proposed District, totals $612,471,800. This
value is less than the maximum of $1,183,611,276 in equalized value that is
permitted for the City.
Tax Incremental District No. 28 Project Plan City of Green Bay
Prepared by Ehlers Page | 14
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.
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,
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
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
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. 28 Project Plan City of Green Bay
Prepared by Ehlers Page | 15
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,
driveways, sidewalks, utilities, stormwater management practices and other
public infrastructure. Costs incurred by the City to identify, negotiate and
acquire rights-of-way are eligible Project Costs.
Acquisition of Easements
The City 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
eligible Project Costs.
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.
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.
Tax Incremental District No. 28 Project Plan City of Green Bay
Prepared by Ehlers Page | 16
Demolition
To make sites suitable for development, the City may incur costs related to
demolition and removal of structures or other land improvements, to include
abandonment of wells or other existing utility services.
Site Grading
Land within the District may require grading to make it suitable for
development, to provide access, and to control stormwater runoff. The City
may need to remove and dispose of excess material or bring in fill material to
provide for proper site elevations. Expenses incurred by the City for site
grading are eligible Project Costs.
Utilities
Sanitary Sewer System Improvements
To allow development to occur, the City may need to construct, alter, rebuild
or expand sanitary sewer infrastructure within the District. Eligible Project
Costs include, but are not limited to, construction, alteration, rebuilding or
expansion of collection mains; manholes and cleanouts; service laterals; force
mains; interceptor sewers; pumping stations; lift stations; wastewater treatment
facilities; and all related appurtenances. To the extent sanitary sewer projects
undertaken within the District provide direct benefit to land outside of the
District, the City will make an allocation of costs based on such benefit. Those
costs corresponding to the benefit allocated to land within the District, and
necessitated by the implementation of the Project Plan, are eligible Project
Costs. Implementation of the Project Plan may also require that the City
construct, alter, rebuild or expand sanitary sewer infrastructure located outside
of the District. That portion of the costs of sanitary sewer system projects
undertaken outside the District which are necessitated by the implementation
of the Project Plan are eligible Project Costs.
Water System Improvements
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
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
Tax Incremental District No. 28 Project Plan City of Green Bay
Prepared by Ehlers Page | 17
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
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
expansion of stormwater collection mains; inlets, manholes and valves; service
laterals; ditches; culvert pipes; box culverts; bridges; stabilization of stream and
riverbanks; and infiltration, filtration and detention Best Management Practices
(BMP’s). To the extent stormwater management system projects undertaken
within the District provide direct benefit to land outside of the District, the City
will make an allocation of costs based on such benefit. Those costs
corresponding to the benefit allocated to land within the District, and
necessitated by the implementation of the Project Plan, are eligible Project
Costs. Implementation of the Project Plan may also require that 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.
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.
Tax Incremental District No. 28 Project Plan City of Green Bay
Prepared by Ehlers Page | 18
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
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
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.
Streetscaping and Landscaping
To attract development consistent with the objectives of this Plan, the City may
install amenities to enhance development sites, rights-of-way and other public
spaces. These amenities include but are not limited to landscaping; lighting of
streets, sidewalks, parking areas and public areas; installation of planters,
benches, 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.
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.
Tax Incremental District No. 28 Project Plan City of Green Bay
Prepared by Ehlers Page | 19
Contribution to or 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
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)
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
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
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.
Miscellaneous
Projects Outside the Tax Increment District
Pursuant to Wis. Stat. § 66.1105(2)(f)1.n., the City may undertake projects within
territory located within one-half mile of the boundary of the District provided
that: 1) the project area is located within the City’s corporate boundaries; and
2) the projects are approved by the Joint Review Board. The cost of projects
completed outside the District pursuant to this section are eligible project costs
and may include any project cost that would otherwise be eligible if undertaken
within the District. The City may undertake the following projects outside of the
District.
1. Bike-pedestrian improvements to streets, park amenities, site acquisition
and assembly, remediation and other public infrastructure and
stormwater management within the District or located within a ½ mile of
the District.
2. The City may elect to provide incentives to development or
redevelopment projects where the need for public participation has been
verified.
Tax Incremental District No. 28 Project Plan City of Green Bay
Prepared by Ehlers Page | 20
Professional Service and Organizational Costs
The costs of professional services rendered, and other costs incurred, in relation
to the creation, administration and termination of the District, and the
undertaking of the projects contained within this Plan, are eligible Project Costs.
Professional services include but are not limited to architectural; environmental;
planning; engineering; legal; audit; financial; and the costs of informing the
public with respect to the creation of the District and the implementation of the
Plan.
Administrative Costs
The City may charge to the District as eligible Project Costs reasonable
allocations of administrative costs, including, but not limited to, employee
salaries. Costs allocated will bear a direct connection to the time spent by City
employees relating to the implementation of the Plan.
Financing Costs
Interest expense, debt issuance expenses, redemption premiums, and any other
fees and costs incurred in conjunction with obtaining financing for projects
undertaken under this Plan are eligible Project Costs.
Tax Incremental District No. 28 Project Plan City of Green Bay
Prepared by Ehlers Page | 21
SECTION 7:
Map Showing Proposed Improvements and Uses
The City will make public improvements within the area designated as “ROW
Path” on the map. The location of park improvements is identified on the Map.
The City will also incur interest and expense on long term debt it issues to
finance the public improvements and will pay costs to create and administer
the District through its life.
Project costs will also include the potential for development incentives,
pedestrian improvements, site acquisition, remediation activities and
stormwater management. Specific locations are not identified as location will
be based on future proposed development or redevelopment and may also
include areas outside of, but within ½ mile of the District’s boundaries.
Tax Incremental District No. 28 Project Plan City of Green Bay
Prepared by Ehlers Page | 22
Tax Incremental District No. 28 Project Plan City of Green Bay
Prepared by Ehlers Page | 23
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 ID Project Name/Type Phase 1 Ongoing Totals Est. Timing
1 Public Infrastructure & Park Improvements 5,500,000 5,500,000 2025
2 Interest on Long Term Debt 3,263,500 3,263,500 2025-2044
3 Developers Incentives1 9,800,347 9,800,347 2028-2052
4 Financing Costs 150,450 150,450 2025
5 Ongoing Planning & Administrative Costs 214,655 214,655 2025-2052
Total Projects 5,500,000 13,428,952 18,928,952
1
Notes: Projection of amounts potentially available for development incentives included for purposes of determining economic feasibility only.
Any incentives provided will require that developer demonstrate the need for public participation to the satisfaction of the City,
with terms and conditions of any assistance to be provided to be defined in a development agreement.
Tax Incremental District No. 28 Project Plan City of Green Bay
Prepared by Ehlers Page | 24
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 $39,375,000
in incremental value by 2027. Estimated valuations and timing for construction
of the Project are included in Table 1. Assuming the City’s current equalized TID
Interim tax rate of $18.70 per thousand of equalized value, and no economic
appreciation or depreciation, the Project would generate $19,028,952 in
incremental tax revenue over the 27-year term of the District as shown in Table
2.
Tax Incremental District No. 28 Project Plan City of Green Bay
Prepared by Ehlers Page | 25
Construction Construction
JBS Project1 Annual Total
Year Year
1 2024 0 2024 1
2 2025 0 2025 2
3 2026 29,531,250 29,531,250 2026 3
4 2027 9,843,750 9,843,750 2027 4
5 2028 0 2028 5
6 2029 0 2029 6
7 2030 0 2030 7
8 2031 0 2031 8
9 2032 0 2032 9
10 2033 0 2033 10
11 2034 0 2034 11
12 2035 0 2035 12
13 2036 0 2036 13
14 2037 0 2037 14
15 2038 0 2038 15
16 2039 0 2039 16
17 2040 0 2040 17
18 2041 0 2041 18
19 2042 0 2042 19
20 2043 0 2043 20
21 2044 0 2044 21
22 2045 0 2045 22
23 2046 0 2046 23
24 2047 0 2047 24
25 2048 0 2048 25
26 2049 0 2049 26
27 2050 0 2050 27
Totals 39,375,000 39,375,000
Notes:
1
Assumes 225 housing units constructed at average value of $175,000
per unit.
Table 1 – Development Assumption
Tax Incremental District No. 28 Project Plan City of Green Bay
Prepared by Ehlers Page | 26
Table 2 – Tax Increment Projection Worksheet
Tax Incremental District No. 28 Project Plan City of Green Bay
Prepared by Ehlers Page | 27
Financing and Implementation
The District’s primary expenditures will be public improvements including
streets, sidewalk, bike and public park improvements to serve the residential
development project. The City will finance these improvements with the
proceeds of long-term debt and will repay the debt with tax increments
generated by the Project. The City may also incur certain costs site preparation,
site acquisition and remediation, and other public infrastructure and
stormwater management within the District. These costs may be financed with
proceeds of debt, advances, or cash funded. The City may also elect to provide
development incentives to development or redevelopment projects in the
District and will incur costs for administration of the District. Development
incentives, if provided, are expected to be paid from tax increment generated
by the associated redevelopment project on a “pay as you go” basis.
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
2052 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.
Tax Incremental District No. 28 Project Plan City of Green Bay
Prepared by Ehlers Page | 28
City of Green Bay, Wisconsin
Tax Increment District No. 28
Cash Flow Projection
Projected Revenues Projected Expenditures Balances
2025 G.O. Promissory Note
$6,425,000
Interest Dated Date: 10/01/24 Development Planning & Total Liabilities
Year Tax Increments Earnings Debt Proceeds Total Revenues Principal Est. Rate 1 Interest Incentives2 Public Inf. Financing Costs Admin. Expenditures Annual Cumulative Outstanding Year
2024 0 0 0 0 0 0 2024
2025 0 6,425,000 6,425,000 257,000 5,500,000 150,450 5,000 5,912,450 512,550 512,550 6,425,000 2025
2026 0 0 257,000 5,150 262,150 (262,150) 250,400 6,425,000 2026
2027 0 0 257,000 5,305 262,305 (262,305) (11,905) 16,225,347 2027
2028 544,105 544,105 100,000 4.000% 255,000 71,737 5,464 432,201 111,905 100,000 16,053,610 2028
2029 727,260 727,260 290,000 4.000% 247,200 184,432 5,628 727,260 0 100,000 15,579,178 2029
2030 730,860 730,860 300,000 4.000% 235,400 189,664 5,796 730,860 0 100,000 15,089,514 2030
2031 734,478 734,478 310,000 4.000% 223,200 195,307 5,970 734,478 0 100,000 14,584,207 2031
2032 738,113 738,113 325,000 4.000% 210,500 196,464 6,149 738,113 0 100,000 14,062,743 2032
2033 741,767 741,767 340,000 4.000% 197,200 198,233 6,334 741,767 0 100,000 13,524,509 2033
2034 745,439 745,439 350,000 4.000% 183,400 205,515 6,524 745,439 0 100,000 12,968,994 2034
2035 749,129 749,129 365,000 4.000% 169,100 208,309 6,720 749,129 0 100,000 12,395,685 2035
2036 752,837 752,837 380,000 4.000% 154,200 211,716 6,921 752,837 0 100,000 11,803,970 2036
2037 756,563 756,563 395,000 4.000% 138,700 215,735 7,129 756,563 0 100,000 11,193,235 2037
2038 760,308 760,308 415,000 4.000% 122,500 215,466 7,343 760,308 0 100,000 10,562,769 2038
2039 764,072 764,072 430,000 4.000% 105,600 220,909 7,563 764,072 0 100,000 9,911,860 2039
2040 767,854 767,854 445,000 4.000% 88,100 226,964 7,790 767,854 0 100,000 9,239,896 2040
2041 771,655 771,655 465,000 4.000% 69,900 228,731 8,024 771,655 0 100,000 8,546,164 2041
2042 775,475 775,475 485,000 4.000% 50,900 231,310 8,264 775,475 0 100,000 7,829,854 2042
2043 779,313 779,313 505,000 4.000% 31,100 234,701 8,512 779,313 0 100,000 7,090,153 2043
2044 783,171 783,171 525,000 4.000% 10,500 238,903 8,768 783,171 0 100,000 6,326,249 2044
2045 787,048 787,048 778,017 9,031 787,048 0 100,000 5,548,232 2045
2046 790,943 790,943 781,642 9,301 790,943 0 100,000 4,766,590 2046
2047 794,859 794,859 785,278 9,581 794,859 0 100,000 3,981,312 2047
2048 798,793 798,793 788,925 9,868 798,793 0 100,000 3,192,387 2048
2049 802,747 802,747 792,583 10,164 802,747 0 100,000 2,399,804 2049
2050 806,721 806,721 796,252 10,469 806,721 0 100,000 1,603,552 2050
2051 810,714 810,714 799,931 10,783 810,714 (0) 100,000 803,621 2051
2052 814,727 814,727 803,621 11,106 814,727 0 100,000 0 2052
Totals 19,028,952 0 6,425,000 25,453,952 6,425,000 3,263,500 9,800,347 5,500,000 150,450 214,655 25,353,952 Totals
Notes: PROJECTED CLOSURE YEAR
1
Assumes that terms and provisions of any development agreements related to the District will not preclude issuance of tax-exempt debt to finance public improvements to serve the District.
2
Projection of amounts potentially available for development incentives included for purposes of determining economic feasibility only. Any incentives provided will require that developer LEGEND:
2
demonstrate the need for public participation to the satisfaction of the City, with terms and conditions of any assistance to be provided to be defined in a development agreement. CALLABLE MATURITIES
END OF EXP. PERIOD
Table 3 – Cash Flow
Tax Incremental District No. 28 Project Plan City of Green Bay
Prepared by Ehlers Page | 29
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.
SECTION 12:
Proposed Changes of Zoning Ordinance, Master Plan,
Map, Building Codes and City Ordinances
Zoning Ordinances
The proposed Plan is not currently in conformance with the City’s current
zoning ordinances. The City intends to rezone the properties at the time of
development.
Master (Comprehensive) Plan and Map
The proposed Plan is not currently in conformance with the City’s
Comprehensive Plan and Map. The City intends to amend the Comprehensive
Plan and Map at the time of development.
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. 28 Project Plan City of Green Bay
Prepared by Ehlers Page | 30
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
promote the orderly development of the City by rehabilitating and conserving
property and providing necessary public infrastructure improvements. Through
use of tax increment financing, the City can attract new investment that results
in increased tax base. The development will develop the site into a dynamic
neighborhood that will include single-family and multi-family housing units, a
community park and an urban farm.
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 increased
employment opportunities, diversified housing stock and other benefits to the
local economy resulting from the purchase of goods and services related to
construction and operation of the Project. The project will active a renewal of
the area and further prevent blighted conditions.
Tax Incremental District No. 28 Project Plan City of Green Bay
Prepared by Ehlers Page | 31
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.
• Projects undertaken within the District as part of the implementation of
this Project Plan, the costs of which are paid fully or in part by impact
fees, grants, special assessments, or revenues other than tax increments.
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.
Tax Incremental District No. 28 Project Plan City of Green Bay
Prepared by Ehlers Page | 32
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.
Tax Incremental District No. 28 Project Plan City of Green Bay
Prepared by Ehlers Page | 33
Tax Incremental District No. 28 Project Plan City of Green Bay
Prepared by Ehlers Page | 34
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.
Green Bay Green Bay Northeast
Revenue Mtro Sewer City of Green Area School Wisconsin Revenue
Year Brown County District Bay District Tech. College Total Year
2026 0 0 0 0 0 0 2026
2027 0 0 0 0 0 0 2027
2028 86,336 0 224,925 215,025 17,819 544,105 2028
2029 115,399 0 300,639 287,405 23,817 727,260 2029
2030 115,970 0 302,127 288,828 23,935 730,860 2030
2031 116,544 0 303,622 290,258 24,054 734,478 2031
2032 117,121 0 305,125 291,695 24,173 738,113 2032
2033 117,700 0 306,636 293,138 24,292 741,767 2033
2034 118,283 0 308,153 294,590 24,413 745,439 2034
2035 118,869 0 309,679 296,048 24,534 749,129 2035
2036 119,457 0 311,212 297,513 24,655 752,837 2036
2037 120,048 0 312,752 298,986 24,777 756,563 2037
2038 120,643 0 314,300 300,466 24,900 760,308 2038
2039 121,240 0 315,856 301,953 25,023 764,072 2039
2040 121,840 0 317,420 303,448 25,147 767,854 2040
2041 122,443 0 318,991 304,950 25,271 771,655 2041
2042 123,049 0 320,570 306,459 25,396 775,475 2042
2043 123,658 0 322,157 307,976 25,522 779,313 2043
2044 124,270 0 323,751 309,501 25,648 783,171 2044
2045 124,885 0 325,354 311,033 25,775 787,048 2045
2046 125,504 0 326,964 312,572 25,903 790,943 2046
2047 126,125 0 328,583 314,120 26,031 794,859 2047
2048 126,749 0 330,209 315,675 26,160 798,793 2048
2049 127,377 0 331,844 317,237 26,290 802,747 2049
2050 128,007 0 333,487 318,808 26,420 806,721 2050
2051 128,641 0 335,137 320,386 26,550 810,714 2051
2052 129,277 0 336,796 321,972 26,682 814,727 2052
Totals 3,019,434 0 7,866,289 7,520,040 623,188 19,028,952
Tax Incremental District No. 28 Project Plan City of Green Bay
Prepared by Ehlers Page | 35
JOINT REVIEW BOARD
RESOLUTION APPROVING THE CREATION OF
TAX INCREMENTAL DISTRICT NO. 28,
CITY OF GREEN BAY
WHEREAS, the City of Green Bay (the “City”) seeks to create Tax Incremental District No. 28 (the
“District”); and
WHEREAS, Wisconsin Statutes Section 66.1105(4m)(a) requires that a Joint Review Board (the
“JRB”) convene to consider such proposal; and
WHEREAS, the JRB consists of one representative chosen by the School District; one
representative chosen by the Technical College District; and one representative chosen by the County, all
of whom have the power to levy taxes on property within the District; and one representative chosen by
the City and one public member; and
WHEREAS, the public member and JRB's chairperson were selected by a majority vote of the other
JRB members before the public hearing required under Wisconsin Statutes Sections 66.1105 (4)(a) and (e)
was held; and
WHEREAS, all JRB members were appointed and the first JRB meeting was held within 14 days
after the notice was published under Wisconsin Statutes Sections 66.1105 (4)(a) and (e); and
WHEREAS, as required by Wisconsin Statutes Section 66.1105(4m)(b)1. the JRB has reviewed the
public record, planning documents, resolution passed by the Redevelopment Authority, and the
resolution passed by the Common Council; and
WHEREAS, the JRB has considered whether, and concluded that, the District meets the following
criteria as required by Wisconsin Statutes Section 66.1105(4m)(c):
1. The development expected in the District would not occur without the use of tax increment
financing.
2. The economic benefits of the District, as measured by increased employment, business and
personal income and property value, are sufficient to compensate for the cost of the
improvements.
3. The benefits of the proposal outweigh the anticipated tax increments to be paid by the
owners of property in the overlying taxing districts.
NOW, THEREFORE, BE IT RESOLVED that the JRB approves the resolution passed by the Common
Council creating the District, approving its Project Plan, and establishing its boundaries.
BE IT FURTHER RESOLVED that in the judgment of the JRB the development described in the
Project Plan would not occur but for creation of the District, that the economic benefits of the District, as
measured by increased employment, business and personal income and property value, are sufficient to
City of Green Bay Wisconsin Tax Incremental District No. 28 Joint Review Board Resolution
compensate for the cost of the improvements, and that the benefits of the proposal outweigh the
anticipated tax increments to be paid by the owners of property in the overlying taxing districts.
BE IT FURTHER RESOLVED that the JRB approves those Project Costs identified in the Project Plan
that will be made for projects located outside of, but within a one-half mile radius of the District, pursuant
to Wisconsin Statutes Section 66.1105(2)(f)1.n.
Passed and adopted this _____ day of , 2024.
Resolution introduced and adoption moved by JRB member:
Motion for adoption seconded by JRB member:
On roll call motion passed by a vote of _____ ayes to _____ nays
ATTEST:
JRB Chairperson Signature Clerk Signature
City of Green Bay Wisconsin Tax Incremental District No. 28 Joint Review Board Resolution
Report to the
Tax Incremental Districts Joint Review Board
of the City of Green Bay
MEETING DATE PREPARED BY
September 3, 2024 Rebecca Finco, Staff
AGENDA ITEM # E.4
Review and discuss draft Project Plan for Tax Incremental District Twenty-Nine (TID #29).
BACKGROUND
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. City staff have concluded that the property at 211
North Broadway is not attaining its highest and best land use based on the Comprehensive Plan. But for the
creation of a Tax Increment District ("TID"), the future land use identified in the Comprehensive Plan would
not occur in the manner desired by the City and RDA.
RECOMMENDATION
Recommend RDA and the City adopt a Creation Resolution to establish TID Number Twenty-Nine (TID
#29) 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. DRAFT TID 29 Project Plan 08.08.24
100 North Jefferson Street, Green Bay, Wisconsin 54301-5026
greenbaywi.gov
September 3, 2024
PROJECT PLAN
City of Green Bay, Wisconsin
Tax Incremental District No. 29
Green Bay Public Market
Prepared by:
Ehlers
N19W24400 Riverwood Drive,
Suite 100
Waukesha, WI 53188
BUILDING COMMUNITIES. IT’S WHAT WE DO.
KEY DATES
Organizational Joint Review Board Meeting Held: Scheduled for Sep. 3, 2024
Public Hearing Held: Scheduled for Sep. 3, 2024
Approval by Redevelopment Authority: Scheduled for Sep. 3, 2024
Adoption by Common Council: Scheduled for Sep. 17, 2024
Approval by the Joint Review Board: TBD
TABLE OF CONTENTS
Executive Summary.................................................................................................................................. 2
Preliminary Map of Proposed District Boundary .......................................................................... 5
Map Showing Existing Uses and Conditions................................................................................... 8
Preliminary Parcel List and Analysis ..................................................................................................11
Equalized Value Test ..............................................................................................................................12
Statement Listing the Kind, Number and Location of All Proposed Public Works or
Improvements Within the District .....................................................................................................13
Map Showing Proposed Improvements and Uses .......................................................................15
Detailed List of Estimated Project Costs ........................................................................................17
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 ....................................................................................................................................................... 18
Annexed Property ...................................................................................................................................23
Estimate of Property to Be Devoted to Retail Business ..........................................................23
Proposed Changes of Zoning Ordinances, Master Plan, Map, Building Codes and City
Ordinances .................................................................................................................................................23
Statement of the Proposed Method for the Relocation of any Persons to be Displaced
....................................................................................................................................................................... 24
How Creation of the Tax Incremental District Promotes the Orderly Development of
the City ....................................................................................................................................................... 24
List of Estimated Non-Project Costs ...............................................................................................25
Legal Opinion Advising Whether the Plan is Complete and Complies with Wis. Stat. §
66.1105(4)(f) ............................................................................................................................................. 26
Calculation of the Share of Projected Tax Increments Estimated to be Paid by the
Owners of Property in the Overlying Taxing Jurisdictions .....................................................28
Tax Incremental District No. 29 Project Plan City of Green Bay
Prepared by Ehlers Page | 1
SECTION 1:
Executive Summary
DESCRIPTION OF DISTRICT
Tax Incremental District (“TID”) No. 29 (“District”) is a proposed In Need of
Rehabilitation or Conservation District that will consist of a single 0.65-acre tax
parcel located at 211 North Broadway, the Old Fort Square office building, which
is being redeveloped as the Green Bay Public Market by On Broadway, Inc, the
market’s nonprofit developer and operator (“Developer”). The District will be
created to pay the costs of development incentives needed to support
redevelopment of the site (“Project”). In addition to the incremental property
value that will be created, the City expects the Project will result in one million
visits each year and generate $65 million of economic impact, primarily through
increased visitor spending and extend stays.
AUTHORITY
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 $4.27 million
(“Project Costs”) to undertake the projects listed in this Project Plan (“Plan”).
Project Costs include an estimated $3.3 million in development incentives, of
which $1 million would be provided to the Developer up front, with the balance
paid annually from the tax increment generated by the Project on a pay as you
go basis. Incentives noted in this Plan, to include final amounts, terms and
conditions, are preliminary, subject to approval by the City of a development
agreement. Other costs include an estimated $747,000 in interest expense on
the up-front portion of the incentive which the City would need to finance, and
$226,000 in costs related to creation and administration of the District over its
life. The Developer will be required to pay the City’s debt service payments for
the up-front portion of the development incentive, to include associated
interest expense. Total Project Costs, net of these payments, are expected to
be $2.53 million.
INCREMENTAL VALUATION
The City projects that new land and improvements value of approximately $4.8
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 of assumptions
as to the development timing and associated values is included in the Economic
Feasibility Study located within this Plan.
Tax Incremental District No. 29 Project Plan City of Green Bay
Prepared by Ehlers Page | 2
EXPECTED TERMINATION OF DISTRICT
Based on the Economic Feasibility Study located within Section 9 of this Plan,
the City anticipates that the District will need to remain open for its entire 27-
year life to recover all Project Costs.
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. In
reaching this determination, the City has considered the Project’s sources
and uses which include a gap even after provision of the development
incentives included in this Plan. Those incentives, along with other public
entity contributions, private market support and New Market Tax Credits will
fund approximately 75% of the total redevelopment project cost. Based on
current available funding, and the nature of the Project, which is being
undertaken by a non-profit entity, the City has determined that the Project
cannot continue without the provision of development incentives.
2. The economic benefits of the District, as measured by increased
employment, business and personal income, and property value, are
sufficient to compensate for the cost of the improvements. In making this
determination, the City has considered that the Project is expected to result
in one million visits each year and generate $65 million of economic impact,
primarily through increased visitor spending and extend stays.
3. The benefits of the proposal outweigh the anticipated tax increments to be
paid by the owners of property in the overlying taxing jurisdictions. As
required by Wis. Stat. § 66.1105(4)(i)4., a calculation of the share of
projected tax increments estimated to be paid by the owners of property in
the overlying taxing jurisdictions has been prepared and can be found in this
Plan. However, because the Project would not occur without the use of tax
incremental financing, these tax increments would not be paid but for
creation of the District. Accordingly, the City finds that the benefits
expected to be realized as set forth in this Plan outweigh the value of the
tax increments to be invested in the Project.
4. Not less than 50% by area of the real property within the District is in need
of rehabilitation or conservation work as defined by Wis. Stat. §
66.1337(2m)(a).
Tax Incremental District No. 29 Project Plan City of Green Bay
Prepared by Ehlers Page | 3
5. Based on the foregoing finding, the District is designated as a district in need
of rehabilitation or conservation.
6. 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.
7. 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.
8. 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.
9. The City estimates that 100% 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).
10. That there are no parcels to be included within the District that were
annexed by the City within the preceding three-year period.
11. The Plan for the District is feasible and is in conformity with the Master Plan
of the City.
Tax Incremental District No. 29 Project Plan City of Green Bay
Prepared by Ehlers Page | 4
SECTION 2:
Preliminary Maps of Proposed District Boundary
Maps Start on Following Page.
Tax Incremental District No. 29 Project Plan City of Green Bay
Prepared by Ehlers Page | 5
Tax Incremental District No. 29 Project Plan City of Green Bay
Prepared by Ehlers Page | 6
Tax Incremental District No. 29 Project Plan City of Green Bay
Prepared by Ehlers Page | 7
SECTION 3:
Maps Showing Existing Uses and Conditions
Maps Begin on Following Page.
Tax Incremental District No. 29 Project Plan City of Green Bay
Prepared by Ehlers Page | 8
Tax Incremental District No. 29 Project Plan City of Green Bay
Prepared by Ehlers Page | 9
Tax Incremental District No. 29 Project Plan City of Green Bay
Prepared by Ehlers Page | 10
SECTION 4:
Preliminary Parcel List and Analysis
The District will consist of a single tax parcel:
Parcel No. 4-71
Address 211 North Broadway
Owner On Broadway, Inc.
Acres 0.65
Acres In Need of Rehabilitation or Conservation 0.65 (100%)
Existing TID TID No. 5
“Rehabilitation or conservation work” will be undertaken on the site, to include
rehabilitation and renovation of the building located on the parcel. Originally
constructed in 1981 as commercial office space, this renovation for use as a
public market reflects “carrying out plans for a program of voluntary or
compulsory repair and rehabilitation of buildings or other improvements.” The
entirety of the District is therefore in need of rehabilitation or conservation.
The District’s estimated base value is identified on the table below.
Assessed Value (January 1, 2023) Land $ 258,800
Improvements $ 1,936,800
Total $ 2,195,600
Assessment Ratio (January 1, 2023) 88.87%
Estimated Equalized Base Value $ 2,470,600
Tax Incremental District No. 29 Project Plan City of Green Bay
Prepared by Ehlers Page | 11
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. Since the parcel that
will be the District is in Tax Incremental District No. 5, for purposes of this test
the base value is zero since that value is reflected within the total of existing
incremental value.
The equalized value of the increment of existing tax incremental districts within
the City totals $771,458,500. This value is less than the maximum of
$1,300,081,188 in equalized value that is permitted for the City.
City of Green Bay, Wisconsin
Tax Increment District No. 29
Valuation Test Compliance Calculation
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 $ 2,470,600
Incremental Value of Existing Districts (Jan. 1, 2024) $ 771,458,500
Less: Value of Underlying TID Parcels $ (2,470,600)
Total Value Subject to 12% Valuation Limit $ 771,458,500
Total Percentage of TID IN Equalized Value 7.12%
Residual Value Capacity of TID IN Equalized Value $ 528,622,688
Tax Incremental District No. 29 Project Plan City of Green Bay
Prepared by Ehlers Page | 12
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.
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,
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
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
potential Project Costs.
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.
Tax Incremental District No. 29 Project Plan City of Green Bay
Prepared by Ehlers Page | 13
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
employees relating to the implementation of the Plan.
Financing Costs
Interest expense, debt issuance expenses, redemption premiums, and any other
fees and costs incurred in conjunction with obtaining financing for projects
undertaken under this Plan are eligible Project Costs.
Tax Incremental District No. 29 Project Plan City of Green Bay
Prepared by Ehlers Page | 14
SECTION 7:
Map Showing Proposed Improvements and Uses
Map Found on Following Page.
Tax Incremental District No. 29 Project Plan City of Green Bay
Prepared by Ehlers Page | 15
Tax Incremental District No. 29 Project Plan City of Green Bay
Prepared by Ehlers Page | 16
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.
City of Green Bay, Wisconsin
Tax Increment District No. 29
Detailed List of Estimated Project Costs
Project ID Project Name/Type Totals Est. Timing
1 Development Incentives ‐ Upfront1 1,000,000 2024
2 Development Incentives ‐ Pay as You Go 2,302,674 2026 ‐2052
3 Interest on Long Term Debt1 746,891 2026 ‐ 2044
4 Ongoing Planning & Administrative Costs 226,094 2024 ‐ 2052
Total Projects 4,275,659
Notes:
1
The Developer will be required to pay the City's debt service payment for the upfront portion of the
1development incentive to include associated interest expense.
Tax Incremental District No. 29 Project Plan City of Green Bay
Prepared by Ehlers Page | 17
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 $4.5 million in
incremental value by January 1, 2026. Estimated valuations and timing for
construction of the Project are included in Table 1. Assuming the City’s current
equalized TID Interim tax rate of $18.70 per thousand of equalized value, and
assumed annual economic appreciation of 1%, the Project would generate $2.52
million in incremental tax revenue over the 27-year term of the District as shown
in Table 2.
Tax Incremental District No. 29 Project Plan City of Green Bay
Prepared by Ehlers Page | 18
City of Green Bay, Wisconsin
Tax Increment District No. 29
Development Assumptions
Construction Construction
Actual Public Market1 Annual Total
Year Year
1 2024 1,132,350 1,132,350 2024 1
2 2025 3,397,050 3,397,050 2025 2
3 2026 0 2026 3
4 2027 0 2027 4
5 2028 0 2028 5
6 2029 0 2029 6
7 2030 0 2030 7
8 2031 0 2031 8
9 2032 0 2032 9
10 2033 0 2033 10
11 2034 0 2034 11
12 2035 0 2035 12
13 2036 0 2036 13
14 2037 0 2037 14
15 2038 0 2038 15
16 2039 0 2039 16
17 2040 0 2040 17
18 2041 0 2041 18
19 2042 0 2042 19
20 2043 0 2043 20
21 2044 0 2044 21
22 2045 0 2045 22
23 2046 0 2046 23
24 2047 0 2047 24
25 2048 0 2048 25
26 2049 0 2049 26
27 2050 0 2050 27
Totals 0 4,529,400 4,529,400
Notes:
1
Incremental value estimate per City Assessor letter dated January 24, 2024.
Table 1 – Development Assumptions
Tax Incremental District No. 29 Project Plan City of Green Bay
Prepared by Ehlers Page | 19
City of Green Bay, Wisconsin
Tax Increment District No. 29
Tax Increment Projection Worksheet
Type of District Rehabilitation Base Value 2,470,600
District Creation Date September 17, 2024 Economic Change Factor 1.00%
Valuation Date Jan 1, 2024 Apply to Base Value
Max Life (Years) 27 Base Tax Rate $18.70
Expenditure Period/Termination 22 9/17/2046 Rate Adjustment Factor 0.00%
Revenue Periods/Final Year 27 2052
Extension Eligibility/Years Yes 3
Eligible Recipient District Yes
Construction Economic Total
Year Value Added Valuation Year Change Increment Revenue Year Tax Rate1 Tax Increment
1 2024 1,132,350 2025 0 1,132,350 2026 $18.70 21,179
2 2025 3,397,050 2026 11,324 4,540,724 2027 $18.70 84,929
3 2026 0 2027 45,407 4,586,131 2028 $18.70 85,779
4 2027 0 2028 45,861 4,631,992 2029 $18.70 86,636
5 2028 0 2029 46,320 4,678,312 2030 $18.70 87,503
6 2029 0 2030 46,783 4,725,095 2031 $18.70 88,378
7 2030 0 2031 47,251 4,772,346 2032 $18.70 89,261
8 2031 0 2032 47,723 4,820,069 2033 $18.70 90,154
9 2032 0 2033 48,201 4,868,270 2034 $18.70 91,056
10 2033 0 2034 48,683 4,916,953 2035 $18.70 91,966
11 2034 0 2035 49,170 4,966,122 2036 $18.70 92,886
12 2035 0 2036 49,661 5,015,784 2037 $18.70 93,815
13 2036 0 2037 50,158 5,065,941 2038 $18.70 94,753
14 2037 0 2038 50,659 5,116,601 2039 $18.70 95,700
15 2038 0 2039 51,166 5,167,767 2040 $18.70 96,657
16 2039 0 2040 51,678 5,219,445 2041 $18.70 97,624
17 2040 0 2041 52,194 5,271,639 2042 $18.70 98,600
18 2041 0 2042 52,716 5,324,355 2043 $18.70 99,586
19 2042 0 2043 53,244 5,377,599 2044 $18.70 100,582
20 2043 0 2044 53,776 5,431,375 2045 $18.70 101,588
21 2044 0 2045 54,314 5,485,689 2046 $18.70 102,604
22 2045 0 2046 54,857 5,540,546 2047 $18.70 103,630
23 2046 0 2047 55,405 5,595,951 2048 $18.70 104,666
24 2047 0 2048 55,960 5,651,911 2049 $18.70 105,713
25 2048 0 2049 56,519 5,708,430 2050 $18.70 106,770
26 2049 0 2050 57,084 5,765,514 2051 $18.70 107,838
27 2050 0 2051 57,655 5,823,169 2052 $18.70 108,916
Totals 4,529,400 1,293,769 Future Value of Increment 2,528,769
Notes:
1
Tax rate shown is actual 2023/2024 rate per DOR Form PC‐202 (Tax Increment Collection Worksheet).
Table 2 – Tax Increment Projection Worksheet
Tax Incremental District No. 29 Project Plan City of Green Bay
Prepared by Ehlers Page | 20
Financing and Implementation
The District’s principal cost is payment of development incentives to assist the
Project. The Developer has requested $1 million in up front incentives, which if
approved by the City, would expected to be financed with proceeds from a
State Trust Fund Loan. The anticipated development agreement will require the
Developer to make payments to the City on an annual basis equal to the
principal and interest due on the City’s loan.
The Developer has also requested additional “pay as you go” incentive
payments on an annual basis from the tax increment generated by the Project.
If approved by the City, payments will be equal to the total tax increment
collected less any City direct costs related to the creation and ongoing
administration of the District. The City will also use tax increment to make its
loan payments if the Developer fails to make timely payment to the City of
amounts due. Incentive payments will be subject to annual appropriation and
are limited strictly to the tax increment generated by the Project, subject to the
terms and conditions of the development agreement that will be entered into.
Based on the Project Cost expenditures as included within the cash flow exhibit
(Table 3), the District is expected to require use of its entire 27-year maximum
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.
Tax Incremental District No. 29 Project Plan City of Green Bay
Prepared by Ehlers Page | 21
City of Green Bay, Wisconsin
Tax Increment District No. 29
Cash Flow Projection
Projected Revenues Projected Expenditures Balances
State Trust Fund Loan Development Incentives
Developer $1,000,000 Ongoing
Tax Loan Proceeds of LT Total Dated Date: 10/01/24 Planning & Total Liabilities
Year Increments Repayment1 Debt Revenues Prin (3/15) Est. Rate2 Interest Total PAYGO Upfront Administration Expenditures Annual Cumulative Outstanding Year
2024 0 0 5,000 5,000 (5,000) (5,000) 1,000,000 2024
2025 1,000,000 1,000,000 0 1,000,000 5,150 1,005,150 (5,150) (10,150) 3,302,674 2025
2026 21,179 91,942 113,121 4,818 6.000% 87,123 91,942 5,725 5,305 102,971 10,150 0 3,292,131 2026
2027 84,929 91,942 176,871 32,231 6.000% 59,711 91,942 79,466 5,464 176,871 0 0 3,180,435 2027
2028 85,779 91,942 177,720 34,006 6.000% 57,935 91,942 80,151 5,628 177,720 0 0 3,066,278 2028
2029 86,636 91,942 178,578 36,205 6.000% 55,737 91,942 80,840 5,796 178,578 0 0 2,949,233 2029
2030 87,503 91,942 179,444 38,377 6.000% 53,564 91,942 81,532 5,970 179,444 0 0 2,829,323 2030
2031 88,378 91,942 180,319 40,680 6.000% 51,262 91,942 82,228 6,149 180,319 0 0 2,706,415 2031
2032 89,261 91,942 181,203 42,987 6.000% 48,955 91,942 82,928 6,334 181,203 0 0 2,580,500 2032
2033 90,154 91,942 182,096 45,700 6.000% 46,242 91,942 83,630 6,524 182,096 0 0 2,451,170 2033
2034 91,056 91,942 182,997 48,442 6.000% 43,500 91,942 84,336 6,720 182,997 0 0 2,318,392 2034
2035 91,966 91,942 183,908 51,348 6.000% 40,593 91,942 85,045 6,921 183,908 0 0 2,181,999 2035
2036 92,886 91,942 184,827 54,327 6.000% 37,615 91,942 85,757 7,129 184,827 0 0 2,041,915 2036
2037 93,815 91,942 185,756 57,689 6.000% 34,253 91,942 86,472 7,343 185,756 0 0 1,897,754 2037
2038 94,753 91,942 186,694 61,150 6.000% 30,791 91,942 87,190 7,563 186,694 0 0 1,749,414 2038
2039 95,700 91,942 187,642 64,819 6.000% 27,122 91,942 87,911 7,790 187,642 0 0 1,596,685 2039
2040 96,657 91,942 188,599 68,645 6.000% 23,297 91,942 88,634 8,024 188,599 0 0 1,439,406 2040
2041 97,624 91,942 189,566 72,827 6.000% 19,115 91,942 89,360 8,264 189,566 0 0 1,277,219 2041
2042 98,600 91,942 190,542 77,197 6.000% 14,745 91,942 90,088 8,512 190,542 0 0 1,109,935 2042
2043 99,586 91,942 191,528 81,828 6.000% 10,113 91,942 90,819 8,768 191,528 0 0 937,287 2043
2044 100,582 91,942 192,524 86,724 6.000% 5,218 91,942 91,552 9,031 192,524 0 0 759,012 2044
2045 101,588 101,588 0 92,286 9,301 101,588 (0) (0) 666,726 2045
2046 102,604 102,604 0 93,023 9,581 102,604 0 (0) 573,702 2046
2047 103,630 103,630 0 93,762 9,868 103,630 0 (0) 479,940 2047
2048 104,666 104,666 0 94,502 10,164 104,666 0 (0) 385,438 2048
2049 105,713 105,713 0 95,244 10,469 105,713 0 (0) 290,194 2049
2050 106,770 106,770 0 95,987 10,783 106,770 (0) (0) 194,207 2050
2051 107,838 107,838 0 96,731 11,106 107,838 0 (0) 97,476 2051
2052 108,916 108,916 0 97,476 11,440 108,916 0 (0) (0) 2052
Totals 2,528,769 1,746,891 1,000,000 5,275,659 1,000,000 746,891 1,746,891 2,302,674 1,000,000 226,094 5,275,659 Totals
Notes: PROJECTED CLOSURE YEAR
1
Developer loan repayments to be equal to the City's actual debt service payments on its financing for the $1 million up front portion of the development incentive.
2
Estimated interest rate is published BCPL loan rate as of 7‐25‐2024 for loans of 11‐20 years in term. LEGEND:
END OF EXP. PERIOD
Table 3 – Cash Flow
Tax Incremental District No. 29 Project Plan City of Green Bay
Prepared by Ehlers Page | 22
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 100% of the
territory within the District will be devoted to retail business at the end of the
District’s maximum expenditure period.
SECTION 12:
Proposed Changes of Zoning Ordinances, Master Plan,
Map, Building Codes and City Ordinances
Zoning Ordinances
The proposed Plan is in general conformance with the City’s current zoning
ordinances. Individual properties may require rezoning at the time of
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 development.
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. 29 Project Plan City of Green Bay
Prepared by Ehlers Page | 23
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
promote the orderly development of the City by rehabilitating and conserving
property and providing appropriate financial incentives for a non-profit
redevelopment project. Through use of tax increment financing, the City can
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 increased employment opportunities and a
projected one million visits each year, generating $65 million of economic
impact, primarily through increased visitor spending and extend stays.
Tax Incremental District No. 29 Project Plan City of Green Bay
Prepared by Ehlers Page | 24
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.
Projects undertaken within the District as part of the implementation of
this Project Plan, the costs of which are paid fully or in part by impact
fees, grants, special assessments, or revenues other than tax increments.
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.
Tax Incremental District No. 29 Project Plan City of Green Bay
Prepared by Ehlers Page | 25
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.
Tax Incremental District No. 29 Project Plan City of Green Bay
Prepared by Ehlers Page | 26
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. 29
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
advising as to whether the plan is complete and complies with Wisconsin
Statute 66.1105.
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. 29 is complete and complies with
the provisions of Wisconsin Statute 66.1105.
Sincerely,
City Attorney
Tax Incremental District No. 29 Project Plan City of Green Bay
Prepared by Ehlers Page | 27
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.
Northeast
Revenue Green Bay Mtro City of Green Green Bay Area Wisconsin Tech. Revenue
Year Brown County Sewer District Bay School District College Total Year
2026 3,361 0 8,755 8,370 694 21,179 2026
2027 13,476 0 35,108 33,563 2,781 84,929 2027
2028 13,611 0 35,460 33,899 2,809 85,779 2028
2029 13,747 0 35,814 34,238 2,837 86,636 2029
2030 13,885 0 36,172 34,580 2,866 87,503 2030
2031 14,023 0 36,534 34,926 2,894 88,378 2031
2032 14,164 0 36,899 35,275 2,923 89,261 2032
2033 14,305 0 37,268 35,628 2,952 90,154 2033
2034 14,448 0 37,641 35,984 2,982 91,056 2034
2035 14,593 0 38,017 36,344 3,012 91,966 2035
2036 14,739 0 38,398 36,708 3,042 92,886 2036
2037 14,886 0 38,782 37,075 3,072 93,815 2037
2038 15,035 0 39,169 37,445 3,103 94,753 2038
2039 15,185 0 39,561 37,820 3,134 95,700 2039
2040 15,337 0 39,957 38,198 3,165 96,657 2040
2041 15,491 0 40,356 38,580 3,197 97,624 2041
2042 15,645 0 40,760 38,966 3,229 98,600 2042
2043 15,802 0 41,167 39,355 3,261 99,586 2043
2044 15,960 0 41,579 39,749 3,294 100,582 2044
2045 16,120 0 41,995 40,146 3,327 101,588 2045
2046 16,281 0 42,415 40,548 3,360 102,604 2046
2047 16,444 0 42,839 40,953 3,394 103,630 2047
2048 16,608 0 43,267 41,363 3,428 104,666 2048
2049 16,774 0 43,700 41,777 3,462 105,713 2049
2050 16,942 0 44,137 42,194 3,497 106,770 2050
2051 17,111 0 44,578 42,616 3,532 107,838 2051
2052 17,282 0 45,024 43,042 3,567 108,916 2052
Totals 401,254 0 1,045,356 999,343 82,816 2,528,769
Tax Incremental District No. 29 Project Plan City of Green Bay
Prepared by Ehlers Page | 28
Report to the
Tax Incremental Districts Joint Review Board
of the City of Green Bay
MEETING DATE PREPARED BY
September 3, 2024
AGENDA ITEM # F.1
Set next meeting date to consider approval of Tax Incremental District Twenty-Nine (TID #29).
BACKGROUND
RECOMMENDATION
FISCAL IMPACT
ATTACHMENTS
None
100 North Jefferson Street, Green Bay, Wisconsin 54301-5026
greenbaywi.gov