2022-2023 with Exhibits FILE RESOLUTION NO. 2022-2023
A RESOLUTION CREATING TAX INCREMENTAL DISTRICT NO. 39,
APPROVING ITS PROJECT PLAN AND ESTABLISHING ITS BOUNDARIES IN THE
CITY OF JANESVILLE, WISCONSIN
WHEREAS, the City of Janesville (the "City") has determined that use of Tax
Incremental Financing is required to promote development and redevelopment within
the City; and
WHEREAS, Tax Incremental District No. 39 (the "District") is proposed to be created by
the City as an industrial district in accordance with the provisions of Wisconsin Statutes
Section 66.1105 (the "Tax Increment Law"); and
WHEREAS, a Project Plan for the District has been prepared that includes:
a. A statement listing of the kind, number and location of all proposed public
works or improvements within the District, or to the extent provided in
Wisconsin Statutes Sections 66.1105(2)(f)1.k. and 66.1105(2)(f)1.n., outside
of the District;
b. An economic feasibility study;
c. A detailed list of estimated project costs;
d. A description of the methods of financing all estimated project costs and the
time when the related costs or monetary obligations are to be incurred;
e. A map showing existing uses and conditions of real property in the District;
f. A map showing proposed improvements and uses in the District;
g. Proposed changes of zoning ordinances, master plan, map, building codes
and City ordinances;
h. A list of estimated non-project costs;
i. A statement of the proposed plan for relocation of any persons to be
displaced;
j. A statement indicating how the District promotes the orderly development of
the City;
k. An opinion of the City Attorney or of an attorney retained by the City advising
that the plan is complete and complies with Wisconsin Statutes Section
66.1105(4)(f).; and
WHEREAS, prior to its publication, a copy of the notice of public hearing was sent to the
chief executive officers of Rock County, the Janesville School District, and the
Blackhawk Technical College District, and any other entities having the power to levy
taxes on property located within the District, in accordance with the procedures
specified in the Tax Increment Law; and
WHEREAS, in accordance with the procedures specified in the Tax Increment Law, the
Plan Commission, on May 16, 2022 held a public hearing concerning the project plan
and boundaries and proposed creation of the District, providing interested parties a
reasonable opportunity to express their views thereon; and
City of Janesville Wisconsin TID No. 39 Common Council Resolution
WHEREAS, after said public hearing, the Plan Commission designated the boundaries
of the District, adopted the Project Plan, and recommended to the Common Council that
it create such District and approve the Project Plan.
NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of
Janesville that:
1. The boundaries of the District that shall be named "Tax Incremental
District No. 39, City of Janesville", are hereby established as specified in
Exhibit A of this Resolution.
2. The District is created effective as of January 1, 2022.
3. The Common Council finds and declares that:
(a) Not less than 50% by area of the real property within the District is
suitable for industrial sites within the meaning of Wisconsin Statutes
Section 66.1101 and has been zoned for industrial use.
(b) Based upon the finding stated in 3.a. above, the District is declared to
be an industrial district based on the identification and classification
of the property included within the District.
(c) The improvement of such area is likely to enhance significantly the
value of substantially all of the other real property in the District.
(d) The equalized value of the taxable property in the District plus the
value increment of all other existing tax incremental districts within
the City, does not exceed 12% of the total equalized value of taxable
property within the City.
(e) That there are no parcels to be included within the District that were
annexed by the City within the preceding three-year period.
(f) 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 Wisconsin Statutes Section
66.1105(5)(b).
(g) The project costs relate directly to promoting industrial development
in the District consistent with the purpose for which the District is
created.
(h) Any real property within the District that is found suitable for industrial
sites and is zoned for industrial use will remain zoned for industrial
use for the life of the District.
City of Janesville Wisconsin TID No.39 Common Council Resolution
4. The Project Plan for "Tax Incremental District No. 39, City of Janesville"
(see Exhibit B) is approved, and the City further finds the Plan is feasible
and in conformity with the master plan of the City.
BE IT FURTHER RESOLVED THAT the City Clerk is hereby authorized and directed to
apply to the Wisconsin Department of Revenue, in such form as may be prescribed, for
a "Determination of Tax Incremental Base", as of January 1, 2022, pursuant to the
provisions of Wisconsin Statutes Section 66.1105(5)(b); and
BE IT FURTHER RESOLVED THAT pursuant to Section 66.1105(5)(f) of the Wisconsin
Statutes that the City Assessor is hereby authorized and directed to identify upon the
assessment roll returned and examined under Wisconsin Statutes Section 70.45, those
parcels of property which are within the District, specifying thereon the name of the said
District, and the City Clerk is hereby authorized and directed to make similar notations
on the tax roll made under Section 70.65 of the Wisconsin Statutes.
ADOPTED: July 11, 2022 Motion by: Jackson
Second by: Miller
APPROVED: Councilmember Aye Nay Pass Absent
I - J Benson . X
Burdick X
Jackson rk A. Freitag, City Manager Marken X x
Ryan P. McCue, Deputy City Manager Marshick X
Miller X
ATTEST' Williams X
Lorena Rae Stottler, City Clerk-Treasurer
APPROVED AS TO FORM:
-14,t/W
Wald Klimczyk, City Attorney
Proposed by: Economic Development Office
Prepared by: Economic Development Office
City of Janesville Wisconsin TID No.39 Common Council Resolution
EXHIBIT A -
MAP OF
TAX INCREMENTAL DISTRICT NO. 39
CITY OF JANESVILLE
[INCLUDED WITHIN PROJECT PLAN]
EXHIBIT B -
PROJECT PLAN
[DISTRIBUTED SEPARATELY]
June 13, 2022
PROJECT PLAN
City of Janesville, Wisconsin
Tax Incremental District No. 39
ihiS
11 , EHLERS
ilim ,-UBLIC FINANCE ADVISukS
Prepared by:
Ehlers
N21W23350 Ridgeview Parkway West,
Suite 100
Waukesha, WI 53188
BUILDING COMMUNITIES. IT'S WHAT WE DO.
KEY DATES
Organizational Joint Review Board Meeting Held: May 11, 2022
Public Hearing Held: May 16, 2022
Approval by Plan Commission: May 16, 2022
Adoption by Common Council: June 13, 2022
Approval by the Joint Review Board: June 28, 2022
TABLE OF CONTENTS
Executive Summary 3
Preliminary Map of Proposed District Boundary 6
Map Showing Existing Uses and Conditions 8
Preliminary Parcel List and Analysis 10
Equalized Value Test 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 19
Detailed List of Estimated Project Costs 21
Economic Feasibility Study, Description of the Methods of Financing Estimated
Project Costs and the Time When Related Costs or Monetary Obligations are to be
Incurred 22
Annexed Property 27
Estimate of Property to Be Devoted to Retail Business 27
Proposed Changes of Zoning Ordinances, Master Plan, Map, Building Codes and City
Ordinances 27
Statement of the Proposed Method for the Relocation of any Persons to be Displaced
28
How Creation of the Tax Incremental District Promotes the Orderly Development of
the City 28
List of Estimated Non-Project Costs 29
Legal Opinion Advising Whether the Plan is Complete and Complies with Wis. Stat. §
66.1105(4)(f) 30
Calculation of the Share of Projected Tax Increments Estimated to be Paid by the
Owners of Property in the Overlying Taxing Jurisdictions 33
Tax Incremental District No. 39 Project Plan City of Janesville
Prepared by Ehlers Page 12
SECTION 1:
Executive Summary
DESCRIPTION OF DISTRICT
Tax Incremental District ("TID") No. 39 ("District") is a proposed Industrial
District comprising approximately 70 acres located south of the Janesville
Youth Sports Complex and north of Enterprise Drive and Capital Circle. The
District will be created to pay the costs of development incentives and public
infrastructure improvements needed to promote industrial development
("Project") in the area. In addition to the incremental property value that will be
created, the City expects the Project to provide employment opportunities,
increased income and sales tax collection, manufacturing activity, and other
benefits to the local economy resulting from the purchase of goods and
services related to construction and operation of the Project.
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 $6.5 million
("Project Costs") to undertake the projects listed in this Project Plan ("Plan").
Project Costs include an estimated $5.9 million in development incentives,
$470 thousand in public infrastructure costs, and $155 thousand for
administrative expenses and other costs. The $300 thousand incentive for a
future industrial project or expansion is an estimate only for potential future
development. The amount of any developer incentive will be established in
applicable development agreements and may vary from the estimates included
in this Plan.
INCREMENTAL VALUATION
The City projects that new land and improvements value of approximately $31.1
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
assumptions as to the development timing and associated values is included in
the Economic Feasibility Study located within this Plan. The future industrial
project or expansion of $3.25 million is included for projection purposes only.
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 14 of its allowable 20 years.
Tax Incremental District No. 39 Project Plan City of Janesville
Prepared by Ehlers Page 13
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 expects to receive one or more requests for tax incremental financing
("TIF") assistance. As requests are submitted, the City will evaluate each to
confirm 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 for individual phases and subject to approval by
the Common Council. To the extent City provides incentives, it expects to
do so on a "pay as you go 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 Project to provide
employment opportunities, increased income and sales tax collection,
manufacturing activity, and other benefits to the local economy resulting
from the purchase of goods and services related to construction and
operation of the Project.
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 suitable
for industrial sites as defined by Wis. Stat. § 66.1101, and has been zoned for
industrial use. Any real property within the District that is found suitable for
Tax Incremental District No. 39 Project Plan City of Janesville
Prepared by Ehlers Page 14
industrial sites and is zoned for industrial use at the time of creation of the
District will remain zoned for industrial use for the life of the District.
5. Based on the foregoing finding, the District is designated as an industrial
district.
6. The Project Costs relate directly to promoting industrial development 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. 39 Project Plan City of Janesville
Prepared by Ehlers Page 15
SECTION 2:
Preliminary Map of Proposed District Boundary
Map Found on Following Page.
Tax Incremental District No. 39 Project Plan City of Janesville
Prepared by Ehlers Page 16
Proposed TID 39
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Tax Incremental District No. 39 Project Plan City of Janesville
Prepared by Ehlers Page 17
SECTION 3:
Map Showing Existing Uses and Conditions
Map Found on Following Page.
Tax Incremental District No. 39 Project Plan City of Janesville
Prepared by Ehlers Page 18
Proposed TID 39 -
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Tax Incremental District No. 39 Project Plan City of Janesville
Prepared by Ehlers Page I 9
SECTION 4:
Preliminary Parcel List and Analysis
The District will include the parcels identified in the table included on this page. All 69.86 acres to be located
within the District are zoned and suitable for industrial sites as defined by Wis. Stat. § 66.1101.
Parcel Data
Map Suitable Acres
Reference Parcel Number Address Owner Acres
Number Industrial
01 0233400003 3901 Enterprise Drive City of Janesville 45.94 45.94
02 0233300022 333 S Wuthering Hills Drive APG Real Properties LLC 13.00 13.00
03 0233300023 4306 Capital Circle City of Janesville 10.92 10.92
Total 69.86 69.86
Percentage of TID Area Suitable for Industrial Development 100%
Tax Incremental District No. 39 Project Plan City of Janesville
Prepared by Ehlers Page 110
Calculation of Estimated Base Value
Assessed Values 0233400003* 0233300022 0233300023* Total
Land 0 455,400 0 455,400
Improvements 0 2,909,800 0 2,909,800
Personal Prop. 0 134,500 0 134,500
Total 0 3,499,700 0 3,499,700
Equalized Values 0233400003* 0233300022 0233300023* Total
Land 0 535,300 0 535,300
Improvements 0 3,420,500 0 3,420,500
Personal Prop. 0 158,100 0 158,100
Total 0 4,113,900 0 , 4,113,900
Valuations listed reflect January 1, 2021 assessed values converted to equalized value using the January 1, 2021
aggregate ratios published by the Wisconsin Department of Revenue for the City.
Actual District base value will be certified using January 1, 2022 valuations which are not yet available. Any
increases in valuation occurring after January 1, 2022 will generate incremental value.
*Parcels are currently in TID 32.
Tax Incremental District No. 39 Project Plan City of Janesville
Prepared by Ehlers Page 111
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
incremental value 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, 2021) $ 6,069,240,100
TID Valuation Limit @ 12% of Above Value $ 728,308,812
Calculation of Value Subject to Limit
Estimated Base Value of New District $ 4,113,900
Incremental Value of Existing Districts (Jan. 1, 2021) $ 371,332,800
Less: TID 32 Parcels Incremental Value $ 0
Total Value Subject to 12% Valuation Limit $ 375,446,700
The equalized value of the increment of existing tax incremental districts within
the City, plus the estimated base value of the District, totals $375,446,700,
which is 6.19% of the City's total equalized value. This value is less than the
maximum of $728,308,812 (12%) in equalized value that is permitted for the
City. Following creation of the District, its base value is no longer counted
towards the 12% limit, however, any incremental increase in value will be
included in the calculation for creation of subsequent districts, or where
territory is being added to an existing district.
Tax Incremental District No. 40 Project Plan City of Janesville
Prepared by Ehlers Page 112
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. 39 Project Plan City of Janesville
Prepared by Ehlers Page 113
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. 39 Project Plan City of Janesville
Prepared by Ehlers Page 114
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. 39 Project Plan City of Janesville
Prepared by Ehlers Page 115
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.
Storm water 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. 39 Project Plan City of Janesville
Prepared by Ehlers Page 116
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.
Streetscapinq 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. 39 Project Plan City of Janesville
Prepared by Ehlers Page 117
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. 39 Project Plan City of Janesville
Prepared by Ehlers Page 118
SECTION 7:
Map Showing Proposed Improvements and Uses
Map Found on Following Page.
Tax Incremental District No. 39 Project Plan City of Janesville
Prepared by Ehlers Page 119
Proposed Improvements and Uses
Project Costs include development incentives which will Include reimbursement for the cost of public infrastructure improvements identified on this map
that will be funded by Developer.The City will also incur ac ninistrative and other professional service expenses in the implementation of the Plan.
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Tax Incremental District No. 39 Project Plan City of Janesville
Prepared by Ehlers Page 120
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 Janesville, Wisconsin
Tax Increment District No. 39
Estimated Project List/
Project
ID Project Name/Type Est.Cost Est.Timing
1 Industrial Project Incentive("Pay As You Go")1
l.a. Phase I 2,900,000 2025-2038
1.b. Phase II 2,700,000 2029-2037
2 Future Industrial Project or Expansion Incentive("Pay As You Go")1 300,000 2027-2031
3 Site Access Road' 470,000 2033
4 Administrative Costs 155,000 2022-2043
Total 6,525,000
Notes:
'Incentive amounts shown are included for purposes of establishing economic feasibility only.The amount of any
incentive to be provided will be established in applicable development agreements and may vary from the estimates.
'Estimated infrastructure costs per City email received 4-13-2022.
Tax Incremental District No. 39 Project Plan City of Janesville
Prepared by Ehlers Page 121
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 $31.1 million in
incremental value by January 1, 2028. 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 $21.89 per thousand of equalized value, and
0.50% annual economic depreciation, the Project would generate
approximately $10.9 million in incremental tax revenue over the 20-year term
of the District as shown in Table 2.
Tax Incremental District No. 39 Project Plan City of Janesville
Prepared by Ehlers Page 122
City of Janesville, Wisconsin
Tax Increment District No. 39
Development Assumptions'
Future Industrial
Industrial Project Industrial Project
Construction Year Project or Annual Total Construction Year
Phase I Phase II
Expansion
1 2022 0 2022 1
2 2023 11,200,000 11,200,000 2023 2
3 2024 0 2024 3
4 2025 3,250,000 3,250,000 2025 4
5 2026 0 2026 5
6 2027 16,650,000 16,650,000 2027 6
7 2028 0 2028 7
8 2029 0 2029 8
9 2030 0 2030 9
10 2031 0 2031 10
11 2032 0 2032 11
12 2033 0 2033 12
13 2034 0 2034 13
14 2035 0 2035 14
15 2036 0 2036 15
16 2037 0 2037 16
17 2038 0 2038 17
18 2039 0 2039 18
19 2040 0 2040 19
20 2041 0 2041 20
Totals 11,200,000 16,650,000 3,250,000 31,100,000
100,000 185,000 50,000
Square Feet Square Feet Square Feet
$112 $90 $65
Notes:
'Timing,assessment,and square footage information per City email dated 3-29-2022.The future industrial project or
expansion is assumed for projection purposes only.
Table 1 - Development Assumptions
Tax Incremental District No. 39 Project Plan City of Janesville
Prepared by Ehlers Page 123
City of Janesville, Wisconsin
Tax Increment District No. 39
Tax Increment Projection Worksheet-TOTAL TID
Type of District Industrial Base Value . -
District Creation Date June 13,2022 Appreciation Factor ,
Valuation Date Jan 1, 2022 Base Tax Rate
Max Life(Years) 20 Rate Adjustment Factor
Expenditure Period/Termination 15 6/13/2037
Revenue Periods/Final Year 20 2043
Extension Eligibility/Years Yes 3
Eligible Recipient District No
Construction Valuation Inflation Total Revenue Tax
Year Value Added Year Increment' Increment Year Tax Ratez Increment
1 2022 0 2023 0 0 2024 $21.89 0
2 2023 11,200,000 2024 0 11,200,000 2025 $21.89 245,165
3 2024 0 2025 (56,000) 11,144,000 2026 $21.89 243,939
4 2025 3,250,000 2026 (55,720) 14,338,280 2027 $21.89 313,861
5 2026 0 2027 (71,691) 14,266,589 2028 $21.89 312,292
6 2027 16,650,000 2028 (71,333) 30,845,256 2029 $21.89 675,195
7 2028 0 2029 (154,226) 30,691,029 2030 $21.89 671,819
8 2029 0 2030 (153,455) 30,537,574 2031 $21.89 668,460
9 2030 0 2031 (152,688) 30,384,886 2032 $21.89 665,117
10 2031 0 2032 (151,924) 30,232,962 2033 $21.89 661,792
11 2032 0 2033 (151,165) 30,081,797 2034 $21.89 658,483
12 2033 0 2034 (150,409) 29,931,388 2035 $21.89 655,190
13 2034 0 2035 (149,657) 29,781,731 2036 $21.89 651,914
14 2035 0 2036 (148,909) 29,632,823 2037 $21.89 648,655
15 2036 0 2037 (148,164) 29,484,658 2038 _ $21.89 645,411
16 2037 0 2038 (147,423) 29,337,235 2039 $21.89 642,184
17 2038 0 2039 (146,686) 29,190,549 2040 $21.89 638,974
18 2039 0 2040 (145,953) 29,044,596 2041 $21.89 635,779
19 2040 0 2041 (145,223) 28,899,373 2042 $21.89 632,600
20 2041 0 2042 (144,497) 28,754,876 2043 $21.89 629,437
totals 31,100,000 .,,. (2,345,124) Future Value of Increment 10,896,266
Notes:
'Assumes depreciation of state assessed manufacturing property.
'Tax rate shown is actual for the 2021/22 levy year per DOR Form PC-202(Tax Increment Worksheet).
Table 2 - Tax Increment Projection Worksheet
Tax Incremental District No. 39 Project Plan City of Janesville
Prepared by Ehlers Page 124
Financing and Implementation
The District's primary expenditures will be development incentives. Incentives
will be paid on a "pay as you go" basis from the tax increment generated by
the Project and may be structured in one or more phases. Payments will be
made from and strictly limited to the tax increments generated by the District.
The incentives are not considered City debt nor will the City appropriate funds
to make incentive payments from any other sources aside from the tax
increment generated by the District.
The City will also incur certain costs to construct public infrastructure 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.
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
2037 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. 39 Project Plan City of Janesville
Prepared by Ehlers Page 125
City of Janesville, Wisconsin
Tax Increment District No.39
Cash Flow Projection
Projected Revenues Expenditures '
Municipal Revenue
Municipal Revenue Obligation(MRO)-Future Municipal Revenue Incentive
Tax Total Obligation(MRO)- Industrial Project or Obligation(MRO)- Site Access Total Amount
Year Increments Revenues Industrial Project Phase 11 Expansion' Industrial Project Phase II' Road Admin. Expenditures Annual Cumulative Outstanding Year
2022 0 50,000 50,000 (50,000) (50,000) 2,900,000 2022
2023 0 5,000 5,000 (5,000) (55,000) 2,900,000 2023
2024 0 0 0 5,000 5,000 (5,000) (60,000) 2,900,000 2024
2025 245,165 245,165 220,650 5,000 225,650 19,515 (40,485) 2,679,350 2025
2026 243,939 243,939 219,550 5,000 224,550 19,389 (21,096) 2,759,800 2026
2027 313,861 313,861 218,450 64,030 5,000 287,480 26,381 5,286 5,177,320 2027
2028 312,292 312,292 217,360 63,710 0 5,000 286,070 26,222 31,507 4,896,250 2028
2029 675,195 675,195 216,270 63,390 328,020 5,000 612,680 62,515 94,022 4,288,570 2029
2030 671,819 671,819 215,190 63,070 326,380 5,000 609,640 62,179 156,201 3,683,930 2030
2031 668,460 668,460 214,110 45,800 324,750 5,000 589,660 78,800 235,000 3,099,270 2031
2032 665,117 665,117 213,040 323,120 5,000 541,160 123,957 358,957 2,563,110 2032
2033 661,792 661,792 211,980 321,510 470,000 5,000 1,008,490 (346,698) 12,259 2,029,620 2033
2034 658,483 658,483 210,920 319,900 5,000 535,820 122,663 134,922 1,498,800 2034
2035 655,190 655,190 209,860 318,300 5,000 533,160 122,030 256,952 970,640 2035
2036 651,914 651,914 208,810 316,710 _ 5,000 530,520 121,394 378,346 445,120 2036
2037 648,655 648,655 207,770 121,310 5,000 334,080 314,575 692,921 116,040 2037
2038 645,411 645,411 116,040 5,000 121,040 524,371 1,217,293 0 2038
2039 642,184 642,184 5,000 5,000 637,184 1,854,477 0 2039
2040 638,974 638,974 5,000 5,000 633,974 2,488,451 0 2040
2041 635,779 635,779 5,000 5,000 630,779 3,119,229 0 2041
2042 632,600 632,600 5,000 5,000 627,600 3,746,829 0 2042
2043 629,437 629,437 5,000 5,000 624,437 4,371,266 0 2043
Total 10,896,266 10,896,266 2,900,000 300,000 2,700,000 470,000 155,000 6,525,000 Total
Notes: ( Projected TID Closure
'Incentive amounts shown are included for purposes of establishing economic feasibility only.The amount of any incentive to be provided will be established in applicable development agreements and may vary from
the estimates.
Table 3 - Cash Flow
Tax Incremental District No. 39 Project Plan City of Janesville
Prepared by Ehlers Page 126
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 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. Land within the District zoned industrial at the time of District
creation will remain in a zoning classification suitable for industrial sites for the
life of the District.
Master (Comprehensive) Plan and Map
The proposed Plan is in general conformance with the City's Comprehensive
Plan identifying the area as appropriate for industrial 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. 40 Project Plan City of Janesville
Prepared by Ehlers Page 127
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 new industrial sites,
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 employment
opportunities, increased income and sales tax collection, manufacturing
activity, and other benefits to the local economy resulting from the purchase
of goods and services related to construction and operation of the Project.
Tax Incremental District No. 39 Project Plan City of Janesville
Prepared by Ehlers Page 128
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. 39 Project Plan City of Janesville
Prepared by Ehlers Page 129
SECTION 16:
Legal Opinion Advising Whether the Plan is Complete
and Complies with Wis. Stat. § 66.1105(4)(f)
Legal Opinion Found on Following Pages.
Tax Incremental District No. 39 Project Plan City of Janesville
Prepared by Ehlers Page 130
CITY OF JANESVILLE
7Pe 4 Pam Pew
CITY ATTORNEY'S OFFICE MEMORANDUM
May 23, 2022
TO: Common Council
FROM: Wald Klimczyk, City Attorney
RE: Legal Opinion—TID 39 Project Plan
Sec.66.1105(4)(f),Ws. Stats.,of the Tax Increment Financing Law mandates that
the project plan or any plan amendment for a tax increment financing district"include an
opinion of the city attorney or an attorney retained by the city advising whether the plan
is complete and complies with this section." You have asked me to review a certain
proposed "Tax Incremental Finance District No. 39 Project Plan," dated May 23, 2022
(the planned date for Common Council action)and determine if, in my legal opinion, it is
complete and complies with the requirements of Wisconsin's T.I.F. Law. This
memorandum constitutes my legal opinion.
Sec.66.1105(4)(f),Ws. Stats.,sets forth those components of a T.I.F. project plan
which are required by state law. They are as follows:
1. A statement listing the kind, number, and location of all proposed public
works or improvements within the district or, to the extent provided in Section
66.1105(4)(f) 1. k, Ws. Stats., outside the district;
2. An economic feasibility study;
3. A detailed list of estimated project costs;
4. A description of the methods of financing all of the estimated projected
costs;
5. The time when the costs or monetary obligations related thereto are to be
incurred;
Tax Incremental District No. 39 Project Plan City of Janesville
Prepared by Ehlers Page 131
Common Council
May 23, 2022
Page 2
6. A map showing the existing uses and conditions of the real property in the
district;
7. A map showing the proposed improvements and uses in the district;
8. Proposed changes of:
a. Zoning ordinances.
b. The master plan, if any.
c. The master map, if any.
d. Building codes.
e. City ordinances.
9. A list of estimated non-project costs:
10. A statement of proposed methods for the relocation of any person(s)to be
displaced; and
11. How the Tax Increment Financing District promotes the orderly
development of the City.
I have reviewed proposed"Tax Incremental Finance District No. 39 Project Plan,"
dated May 23, 2022, prepared by Harry Allen. Financial Specialist of Ehlers Public
Finance Advisors in conjunction with the City of Janesville Economic Development Office
and Finance Division. It is my legal opinion that said project plan as prepared for the
Economic Development Office is complete and does comply with Section 66.1105(4) (f),
Wis. Stats. According to the terms of the above cited statute, this legal opinion should
now become the final component of that project plan amendment.
Wald Klimczyk
City Attorney
wk
cc: Lorena Rae Stottler, City Clerk-Treasurer
Tax Incremental District No. 39 Project Plan City of Janesville
Prepared by Ehlers Page 132
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 2021 levy year.
City of School District Blackhawk Revenue
Revenue Year Rock County Janesville of Janesville Technical College Total Year
2024 0 0 0 0 0 2024
2025 63,233 81,119 88,930 11,883 245,165 2025
2026 62,917 80,713 88,486 11,823 243,939 2026
2027 80,952 103,849 113,849 15,212 313,861 2027
2028 80,547 103,329 113,280 15,136 312,292 2028
2029 174,147 223,405 244,917 32,725 675,195 2029
2030 173,276 222,288 243,693 32,562 671,819 2030
2031 172,410 221,176 242,474 32,399 668,460 2031
2032 171,548 220,070 241,262 32,237 665,117 2032
2033 170,690 218,970 240,056 32,076 661,792 2033
2034 169,837 217,875 238,855 31,915 658,483 2034
2035 168,988 216,786 237,661 31,756 655,190 2035
2036 168,143 215,702 236,473 31,597 651,914 2036
2037 167,302 214,623 235,291 31,439 648,655 2037
2038 166,465 213,550 234,114 31,282 645,411 2038
2039 165,633 212,482 232,943 31,126 642,184 2039
2040 164,805 211,420 231,779 30,970 638,974 2040
2041 163,981 210,363 230,620 30,815 635,779 2041
2042 163,161 209,311 229,467 30,661 632,600 2042
2043 162,345 208,264 228,319 30,508 629,437 2043
Totals 2,810,379 3,605,295 3,952,469 528,122 10,896,266
Tax Incremental District No. 39 Project Plan City of Janesville
Prepared by Ehlers Page 133
RESOLUTION NO. 2022-01
RESOLUTION DESIGNATING PROPOSED BOUNDARIES
AND APPROVING A PROJECT PLAN
FOR TAX INCREMENTAL DISTRICT NO. 39,
CITY OF JANESVILLE, WISCONSIN
WHEREAS, the City of Janesville (the "City") has determined that use of Tax Incremental
Financing is required to promote development and redevelopment within the City;and
WHEREAS,Tax Incremental District No. 39 (the "District") is proposed to be created by the City
as an industrial district in accordance with the provisions of Wisconsin Statutes Section 66.1105 (the
"Tax Increment Law");and
WHEREAS, a Project Plan for the District has been prepared that includes:
a. A statement listing of the kind, number and location of all proposed public works or
improvements within the District, or to the extent provided in Wisconsin Statutes Sections
66.1105(2)(f)1.k.and 66.1105(2)(f)1.n.,outside of the District;
b. An economic feasibility study;
c. A detailed list of estimated project costs;
d. A description of the methods of financing all estimated project costs and the time when the
related costs or monetary obligations are to be incurred;
e. A map showing existing uses and conditions of real property in the District;
f. A map showing proposed improvements and uses in the District;
g. Proposed changes of zoning ordinances, master plan, map, building codes and City
ordinances;
h. A list of estimated non-project costs;
i. A statement of the proposed plan for relocation of any persons to be displaced;
j. A statement indicating how the District promotes the orderly development of the City;
k. An opinion of the City Attorney or of an attorney retained by the City advising that the plan
is complete and complies with Wisconsin Statutes Section 66.1105(4)(f).; and
WHEREAS, prior to its publication, a copy of the notice of public hearing was sent to the chief
executive officers of Rock County, the Janesville School District, and the Blackhawk Technical College
District, and any other entities having the power to levy taxes on property located within the District, in
accordance with the procedures specified in the Tax Increment Law; and
WHEREAS, in accordance with the procedures specified in the Tax Increment Law, the Plan
Commission, on May 16, 2022 held a public hearing concerning the project plan and boundaries and
proposed creation of the District, providing interested parties a reasonable opportunity to express their
views thereon.
WHEREAS, the Plan Commission determined that the proposed purchase and resale of land
within the district is consistent with the redevelopment goals of the proposed TIF District 39 Project Plan
and consistent with established city plans.
City of Janesville,Wisconsin TID No.39 Plan Commission Resolution 1
NOW,THEREFORE, BE IT RESOLVED by the Plan Commission of the City of Janesville that:
1. It recommends to the Common Council that Tax Incremental District No. 39 be created with
boundaries as designated in Exhibit A of this Resolution.
2. It approves and adopts the Project Plan for the District, attached as Exhibit B, and
recommends its approval to the Common Council.
3. Creation of the District promotes orderly developme t in the City.
{
Adopted this1(0 day of 2022 2 ..
ath Vosk 'I, la Commission Chair
AT ST:
Duane Cherek, Plan Commission Secretary
APPROVED AS TO FORM:
Vvzt,tot 0/14,141C7c04
City Attorney, Wald Klimczy
,
City of Janesville,Wisconsin TID No.39 Plan Commission Resolution 2
Exhibit A
Proposed TID 39
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DISCtAI P This data is provided by the City of tanesdll.f or udormatiooal purposes only T he City doesne..ran-Ant or zeuranteetheacc'iny or reliability of this date.Therecipi+at of this data assumes any risk of its use f or any purpose