Tax Incremental Districts Joint Review Board

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Agenda

Agenda: https://greenbaywi.api.civicclerk.com/v1/Meetings/GetMeetingFile(fileId=31201,plainText=false)

Full agenda packet (agenda plus every staff report and attachment): https://greenbaywi.api.civicclerk.com/v1/Meetings/GetMeetingFile(fileId=31204,plainText=false)

[0:37] Approval of the agenda for the August 25, 2026, meeting of the Tax Incremental Districts Joint Review Board.
[1:06] Approval of the minutes from the July 24, 2026, meeting.
[1:28] 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 No. 33 (TID 33): Velp and Locust.
[6:15] 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 No. 34 (TID 34): Brook Park.
[15:01] Adjournment of the August 25, 2026, meeting of the Tax Incremental Distrcits Joint Review Board.

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[0:07] Recording in progress.
[0:10] Hello, all.
[0:11] I'll call together the agenda of the tax
[0:13] incremental district joint review board for August 25,
[0:16] starting at 11:30.
[0:18] Taking a roll call.
[0:19] Brent Weicker, I don't see him on here.
[0:22] Must be excused.
[0:24] We have Diana jacket.
[0:26] Kapuscinski present.
[0:29] Adam fost here, and Dan teeters is excused.
[0:34] Moving on to the approval of the agenda.
[0:37] Approval of the agenda for the.
[0:39] For Tuesday, August 25, 2026 meeting
[0:42] of the tax incremental district joint review board.
[0:50] Entertain a motion on the agenda.
[0:54] This is Adam.
[0:55] I'll move approval.
[1:00] All right.
[1:00] We have a motion by Adam, second by Cale.
[1:02] All in favor.
[1:04] Aye Aye.
[1:05] Aye that passes.
[1:06] Moving on to the approval of minutes.
[1:08] Approval of the minutes from the July 24, 2026 meeting.
[1:16] This is Adam.
[1:17] I'll move.
[1:17] Approval second the game.
[1:21] All right.
[1:21] We have a motion by Adam.
[1:23] Second by Cale.
[1:23] All in favor.
[1:25] Aye that passes.
[1:27] Moving on to regular business.
[1:29] Consideration with possible action
[1:30] to review the public record.
[1:33] Planning documents and resolutions
[1:35] passed by the Redevelopment Authority and common council.
[1:38] And adopt a resolution approving the creation of tax
[1:41] incremental district number 33, TID 33 and Locust.
[1:47] Rebecca, I will take that one.
[1:50] And good morning, everybody.
[1:51] Thanks for being here today.
[1:52] I know we've had a very busy summer with DRB meeting,
[1:55] so appreciate your time today.
[1:58] We have two regular business agenda items, one being our 1033
[2:03] creation and one being 1034.
[2:07] Both of them have been following the same trajectory as
[2:11] far as timeline of approvals.
[2:14] As you all remember, back on July 14,
[2:17] this board met for the initial review of both of these tids,
[2:21] followed by the RDA meeting that afternoon
[2:24] where the public hearing was held, and then
[2:27] August 18, approval by council.
[2:31] So that brings us to today, where the JRB now is reviewing
[2:35] all of the documents that we've had so far, including
[2:39] the final project plans, the resolutions that have already
[2:43] been approved by RDA council, and of course,
[2:46] to answer any remaining questions
[2:48] that you might have on either of these tids.
[2:51] As a reminder, TID 33 is a proposed blighted district.
[2:56] It is approximately 34.3 acres, generally located
[3:01] along elk Avenue at the intersection
[3:03] of Belt and Locust Street.
[3:05] The district is proposed to facilitate redevelopment
[3:08] of the parcel you're seeing on your screen,
[3:11] just to the South of belt, to be a 90 unit multifamily
[3:17] development consisting of 330 unit buildings
[3:21] and a parking garage facility.
[3:26] Eligible project costs include development incentives, land
[3:30] acquisition, site preparation, environmental assessment
[3:33] and remediation, utility and infrastructure improvements,
[3:37] street and streetscape improvements,
[3:39] and administrative expenses, and those eligible project costs
[3:43] also extend within that half mile boundary of the district,
[3:46] as permitted by Wisconsin's TIF laws.
[3:50] We've been working with Ehlers, our consultant,
[3:53] and our city is on the line here today
[3:56] to evaluate both the developer's tiff application
[4:00] and to work on the project plan.
[4:02] So staff definitely feels as though the request meets the but
[4:09] for test, and that this project wouldn't move forward
[4:12] at the proposed scale value or the time frame
[4:16] without this TIFF assistance.
[4:18] So that's an overview of where we are now.
[4:22] We do have slides that are essentially the same slides that
[4:26] were shown on July 14, so we're happy to go
[4:28] over those again if this group would like us to do so.
[4:32] Otherwise, we would entertain any questions
[4:34] that you have about this tip.
[4:37] I am.
[4:40] Speaking for myself.
[4:40] This is speaking for myself, I appreciate
[4:45] the slides at the last meeting.
[4:46] I don't know that I need to revisit those.
[4:49] I did want to ask two questions.
[4:51] The first, if there was any public comment on tip 33 or 34
[4:57] and.
[5:00] And interest, I understood that we also had a tip 35 out there.
[5:04] And if that was also being considered.
[5:08] Yes to my recollection, I don't believe we had
[5:11] any public comment on 33 or 34.
[5:15] As far as 1035, that one has been pulled temporarily
[5:19] at the developer's request.
[5:21] So we aren't anticipating any action on that to adhere today.
[5:25] However, I do have that noted later
[5:28] on the agenda under informational, just
[5:30] to provide information as to where we are with that
[5:33] and what it will look like moving forward.
[5:35] So it's still in development.
[5:36] Just the timeline has been changed a bit so
[5:38] that it is not part of this meeting
[5:40] today in terms of action items.
[5:44] OK great.
[5:45] Thank you.
[5:45] You're welcome.
[5:50] All right.
[5:50] If there's no questions I would take
[5:52] a motion for item number one.
[5:56] I make a motion to approve.
[6:00] I'll second.
[6:01] All right.
[6:02] We have a motion by Cale.
[6:03] Second by Adam.
[6:04] Any other discussion.
[6:06] Not all in favor.
[6:08] Aye moving on to number two.
[6:13] Consideration with possible action
[6:14] to review the public record.
[6:16] Planning documents and resolution
[6:19] passed by the Redevelopment Authority and common council.
[6:21] And adopt a resolution approving the creation of tax
[6:24] incremental district number 34 to 34, Brook Park.
[6:29] Rebecca thank you.
[6:31] Diana so this is TID 34 Brook Park.
[6:34] Again, it has followed the same progression of approvals
[6:37] and received those approvals from all
[6:39] of the appropriate bodies.
[6:41] I'm here for you today for your final review and approval
[6:44] as well, just to provide a bit of background
[6:47] or refresh as far as listed.
[6:50] It's a mixed use district comprising approximately 153.4
[6:56] acres, generally located in the Eastern portion of the city
[7:01] bounded by interstate 43 to the West, Humboldt road
[7:04] to the North, Moore drive to the East,
[7:06] and Bear Creek Parkway to the South.
[7:09] This district is proposed to facilitate
[7:13] the development of approximately 155 residential units by type
[7:17] were built, and also to provide flexibility
[7:21] to support future redevelopment projects within that district.
[7:25] Eligible project costs include development incentives,
[7:28] land acquisition, site preparation,
[7:31] environmental assessment and remediation,
[7:33] utility and infrastructure improvements,
[7:35] street and street streetscape improvements,
[7:38] and administrative expenses.
[7:41] It also includes just of note projects within that one
[7:44] half mile boundary as well.
[7:47] I did want to explore with you.
[7:51] There has been a slight change on this particular TID
[7:54] in terms of the TID boundary, so this differs
[7:57] a bit from what this group would have
[7:59] seen at the original meeting.
[8:02] Since that first JRB meeting, the TID boundary
[8:04] has been expanded to include a additional parcels
[8:09] and that as you see on the map, would
[8:11] be the southernmost, right.
[8:15] Yeah right.
[8:15] There's that made perfect 16 and 17,
[8:18] as well as just up into the left where the two connect.
[8:25] This where you were and where the two sections will bridge
[8:29] that connects the two sections and then up
[8:32] in the Northeast area as well.
[8:35] So those last eight parcels that you see on the list
[8:38] there that accompanies the map.
[8:41] We have added those because those two
[8:44] southernmost parcels may become part of the development project.
[8:48] And so we wanted them included in the TID at this time.
[8:52] What that does, however, because this is a mixed use TID,
[8:55] there are certain statutory requirements
[8:57] that it must fulfill, that being approximately 51%
[9:03] or at least 50% of the district has to be classified as suitable
[9:07] for mixed use excuse development,
[9:09] and no more than 35% can be newly platted residential.
[9:14] So in order to remain in compliance with the statute,
[9:19] we did have to add some additional parcels just
[9:22] to make sure that we could move this forward.
[9:25] You'll see on the screen here that the district will
[9:29] now consist of 153.44 acres.
[9:34] That's up.
[9:39] I think 25 sorry, I don't have that number
[9:42] off the top of my head.
[9:44] But with the addition of those parcels,
[9:46] we have 77.56 acres, which puts us at 51% suitable for mixed use
[9:52] development in 53.51 acres within that 35% newly
[9:58] planted residential threshold.
[10:00] So with that, this is the boundary of the new TID
[10:05] that has changed.
[10:06] However, the development, the anticipated value
[10:11] of 57.8 million.
[10:13] The project cost the PAYGO incentive.
[10:15] The financial projections all remain unchanged,
[10:18] so that's really good.
[10:19] The difference between what you would have seen before
[10:22] and what's presented before you today.
[10:25] Well with that, I also wanted to provide an update.
[10:37] As you all remember from our previous conversations,
[10:40] we don't have a development agreement
[10:41] necessarily at this point like we normally
[10:44] would when we created TID.
[10:46] We are currently working with the developer
[10:49] and with the assessor to determine
[10:52] an estimated assessed value for once the project is complete.
[10:58] So that is still leaving some flexibility.
[11:04] I guess that is provided within this project plan,
[11:09] but may change as we work through the development
[11:11] agreement with the developer.
[11:15] So that was kind of a lot, but we'll
[11:18] take any questions if you'd like to see
[11:21] additional slides for this Ted.
[11:23] We're certainly happy to show those as well.
[11:29] Anyway no questions.
[11:32] Thank you.
[11:33] Great there's no question.
[11:35] No additional questions.
[11:36] I would take a motion for item number two.
[11:39] Thank you.
[11:40] Motion I'll second.
[11:43] All right.
[11:44] We have a motion by Cale.
[11:45] Second by Adam.
[11:46] All in favor.
[11:48] Aye that passes.
[11:50] Moving on to the informational section.
[11:52] 235 200 North Monroe.
[11:54] Creation schedule.
[11:56] Rebecca OK.
[11:57] Thank you.
[11:57] Diana so, as Adam was asking before,
[12:00] we have seen TID 35 or 200 North Monroe
[12:03] TID at our previous meeting.
[12:05] As I mentioned, the developer has requested that we hold off
[12:10] on creating this tip for a January 2026 space year
[12:15] and instead to accommodate a January 1, 2027 base year.
[12:20] And that would be with the intent
[12:22] to better align the timing of the TID
[12:24] with what they're looking at for construction and project
[12:29] development schedules, and to maximize
[12:32] the available increment.
[12:34] So with that, we've conferred with Ehlers.
[12:36] We understand that there will be some modifications based
[12:40] on changing frames and what that might
[12:43] look like in terms of the projections and the years.
[12:48] So what we will plan to do is hold off on getting council
[12:54] approval, is that essentially becomes the date that's used
[12:58] to determine the base year.
[12:59] So we would hold off, bring that to council in October
[13:05] in order to move ahead to that next base year schedule,
[13:09] and then bring it back to the joint review board.
[13:12] Shortly after council approval.
[13:16] Of course, that date would have to be determined.
[13:22] Did you have anything that you wanted to add on anything.
[13:26] Just a little bit.
[13:28] We're still very excited about this development.
[13:32] It's 168 new workforce housing units at 200 North Monroe.
[13:40] We have the development agreement approved.
[13:44] We had initially hoped to transfer ownership
[13:46] of the property this year so they could get started
[13:49] on construction this year.
[13:50] The developer has identified some site issues.
[13:54] That is just going to take a little bit more
[13:56] time dealing with soils and planning
[14:01] for better foundation systems.
[14:06] And then also working with us on the relocation
[14:10] of some power lines that are existing on the site.
[14:12] So additional time is being requested from the developer
[14:17] to work through those challenges,
[14:20] and we hope to start transfer of ownership of the property
[14:24] early next year.
[14:25] So they can start construction in spring.
[14:28] So just with the shift in the timeline,
[14:30] it makes more sense to pause on the creation of this TID
[14:34] so that we can establish a base here in 2027.
[14:47] All right.
[14:49] Just informational.
[14:50] If there's no other questions, I'll be looking
[14:53] for a motion for adjournment.
[14:57] Adam I'll make the motion to adjourn.
[15:01] All right.
[15:02] We have a motion by Adam.
[15:04] Second by Cale.
[15:06] All in favor.
[15:08] Aye passes.
[15:10] We are adjourned.
[15:11] Thank you.
[15:12] Thanks, guys.
[15:13] Recording stop.