2023-2086 RESOLUTION NO. 2023-2086
RESOLUTION CREATING TAX INCREMENTAL DISTRICT NO. 41,
APPROVING ITS PROJECT PLAN AND ESTABLISHING ITS BOUNDARIES
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. 41 (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 Milton 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 March 6, 2023 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
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.
41, City of Janesville", are hereby established as specified in Exhibit A of this
Resolution.
2. The District is created effective as of January 1, 2023.
City of Janesville,Wisconsin TID 41 Common Council Resolution
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.
4. The Project Plan for "Tax Incremental District No. 41, 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, 2023, pursuant to the provisions of
Wisconsin Statutes Section 66.1105(5)(b).
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.
City of Janesville,Wisconsin TID 41 Common Council Resolution
ADOPTED: April 24, 2023 Motion by: Williams
Second by: Neeno
APPROVED: Councilmember Aye Nay Pass Absent
��_ r C 1 Benson X
Rya cCue, Deput City Manager Burdick X
Jackson X
ATTEST. Marshick X
4/41142 Miller X
Neeno X
Lorena Rae Stottler, City Clerk-Treasurer Williams X
APPROVED AS TO FORM:
Wald Klimczy , i y Attorney
Proposed by: Economic Development
Prepared by: Economic Development and City Attorney
City of Janesville,Wisconsin TID 41 Common Council Resolution
EXHIBIT A -
LEGAL BOUNDARY DESCRIPTION
OR
MAP OF
TAX INCREMENTAL DISTRICT NO. 41
CITY OF JANESVILLE
[INCLUDED WITHIN PROJECT PLAN]
EXHIBIT B -
PROJECT PLAN
[DISTRIBUTED SEPARATELY]
April 24, 2023
PROJECT PLAN
City of Janesville, Wisconsin
Tax Incremental District No. 41
Northside Business Park
F .
EHLERSf
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: February 13, 2023
Public Hearing Held: March 6, 2023
Approval by Plan Commission: March 6, 2023
Adoption by Common Council: Scheduled for April 24, 2023
Approval by the Joint Review Board: TBD
TABLE OF CONTENTS
Executive Summary 3
Preliminary Map of Proposed District Boundary 6
Map Showing Existing Uses and Conditions 9
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 of 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 35
Tax Incremental District No.41 Project Plan City of Janesville
Prepared by Ehlers Page 12
SECTION 1:
Executive Summary
DESCRIPTION OF DISTRICT
Tax Incremental District ("TID") No. 41 (the "District") is a proposed Industrial
District comprising approximately 113 acres located in the north central part of
the City along Kennedy Road bounded to the north by Interstate 90 and U.S.
Highway 14 to the South. The District will be created to pay the costs of
development incentives and public infrastructure improvements needed to
promote industrial development (the "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 $682,500
("Project Costs") to undertake the projects listed in this Project Plan ("Plan").
Project Costs include an estimated $500,000 in development incentives and
$182,500 for administrative expenses and other costs. The amount of any
development incentive will be established in applicable development
agreements and may vary from the estimates included in this Plan.
The Plan includes an additional estimated $2.90 million for project costs within
one half mile of the District's boundaries. Whether improvements will be
needed and when they may be needed is undetermined. Cost estimates are
included in Section 8 of this Plan, but projects will only be funded from the
District to the extent funds are available and the improvements are for the
benefit of the District and needed to implement the Plan.
INCREMENTAL VALUATION
The City projects that new land and improvements value of approximately
$16,600,000 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.
Tax Incremental District No. 41 Project Plan City of Janesville
Prepared by Ehlers Page 13
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 3 of its allowable 20 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 expects to receive one or more requests for tax incremental financing
("TIF") assistance and that assistance will be necessary to permit industrial
development to occur in the District. 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
Tax Incremental District No.41 Project Plan City of Janesville
Prepared by Ehlers Page 14
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
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.41 Project Plan City of Janesville
Prepared by Ehlers Page 15
SECTION 2:
Preliminary Map of Proposed District Boundary
Maps found on following pages.
Tax Incremental District No.41 Project Plan City of Janesville
Prepared by Ehlers Page 16
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Tax Incremental District No. 41 Project Plan City of Janesville
Prepared by Ehlers Page 17
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Tax Incremental District No. 41 Project Plan
Prepared by Ehlers Page 8
SECTION 3:
Map Showing Existing Uses and Conditions
Map Found on Following Page.
Tax Incremental District No.41 Project Plan City of Janesville
Prepared by Ehlers Page 19
Proposed TID 41 - Existing Land Use
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Tax Incremental District No.41 Project Plan City of Janesville
Prepared by Ehlers Page I 10
SECTION 4:
Preliminary Parcel List and Analysis
The District will include the parcels identified in the table included on this page. All 113.30 acres to be located
within the District are zoned and/or suitable for industrial sites as defined by Wis. Stat. § 66.1101.
Parcel Data
Map Parcel Suitable Acres
Reference Number Address Owner Acres Industrial
Number
01 0207400112 4200 Kennedy Rd City of Janesville 7.49 7.49
02 0207400111 4100 Kennedy Rd North Woods Holdings LLC 19.20 19.20
03 0207400110 4000 Kennedy Rd North Woods Holdings Ill LLC 18.83 18.83
04 0218100004 3501 Kennedy Rd Lemans Corp 67.78 67.78
Total 113.30 113.30
Percentage of TID Area Suitable for Industrial Development 100%
Tax Incremental District No.41 Project Plan City of Janesville
Prepared by Ehlers Page 111
Calculation of Estimated Base Value
Assessed Values 0207400112* 0207400111* 0207400110* 0218100004 Total
Land 0 486,000 476,600 999,800 1,962,400
Improvements 0 4,951,500 4,072,200 14,814,800 23,838,500
Personal Prop. 0 954,200 0 0 954,200
Total 0 6,391,700 4,548,800 15,814,600 26,755,100
Equalized Values 0207400112* 0207400111* 0207400110* 0218100004 Total
Land 0 669,200 656,300 1,376,800 2,702,300
Improvements 0 6,818,400 5,607,500 20,400,400 32,826,300
Personal Prop. 0 1,312,800 0 0 1,312,800
Total 0 8,800,400 6,263,800 21,777,200 36,841,400
Valuations listed reflect January 1, 2022 assessed values converted to equalized value using the January 1,
2022 aggregate ratios published by the Wisconsin Department of Revenue for the City.
Actual District base value will be certified using January 1, 2023 valuations which are not yet available. Any
increases in valuation occurring after January 1, 2023 will generate incremental value.
*Parcels are currently in TID 25.
Tax Incremental District No.41 Project Plan City ofJanesville
Prepared by Ehlers Page 112
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, 2022) $ 7,195,842,200
TID Valuation Limit @ 12% of Above Value $ 863,501,064
Calculation of Value Subject to Limit
Estimated Base Value of New District $ 36,841,400
Incremental Value of Existing Districts (Jan. 1, 2022) $ 440,811,400
Less: TID 25 Parcels Value $ 15,064,200
Total Value Subject to 12% Valuation Limit $ 462,589,000
The equalized value of the increment of existing tax incremental districts within
the City, plus the estimated base value of the District and less the value of
existing TID 25 parcels, totals $462,589,000, which is 6.43% of the City's total
equalized value. This value is less than the maximum of $863,501,064 (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.41 Project Plan City of Janesville
Prepared by Ehlers Page 113
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. 41 Project Plan City of Janesville
Prepared by Ehlers Page 114
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. 41 Project Plan City of Janesville
Prepared by Ehlers Page 115
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. 41 Project Plan City of Janesville
Prepared by Ehlers Page 116
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
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. 41 Project Plan City of Janesville
Prepared by Ehlers Page 117
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.41 Project Plan City of Janesville
Prepared by Ehlers Page 118
Miscellaneous
Rail Spur
To allow for development, the City may incur costs for installation of a rail spur
or other railway improvements to serve development sites located within the
District.
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 need to make improvements to
streets and infrastructure adjacent to or within a half-mile of the District to
accommodate traffic resulting from the Projects. Whether improvements will
be needed and when they may be needed is undetermined. Current cost
estimates are included below, but projects will only be funded from the District
to the extent funds are available and the improvements are for the benefit of
the District and needed to implement the Plan.
Land Acquisition 300,000
Eminent Domain 35,000
Bus Shelter Improvements/Replacements 10,000
Rail Spur 500,000
Sewer and Water Extensions 1,000,000
Curb and Gutter 100,000
Gas Main Rerouting 300,000
Traffic Signal Upgrades 400,000
Street Light Improvements/Replacements 250,000
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.
Tax Incremental District No.41 Project Plan City of Janesville
Prepared by Ehlers Page 119
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 to include fringe benefits. 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.41 Project Plan City of Janesville
Prepared by Ehlers Page 120
SECTION 7:
Map Showing Proposed Improvements and Uses
Map Found on Following Page.
Tax Incremental District No.41 Project Plan City of Janesville
Prepared by Ehlers Page 121
Proposed TID 41 - Future Land Use
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City of Janesville
Tax Incremental District No. 41 Project Plan
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.
City of Janesville, Wisconsin
Tax Increment District No.41
Estimated Project List
Est.Cost
Project ID Project Name/Type Ongoing 1/2 Mile Totals Est.Timing
1 Development Incentives
la. United Alloy 300,000 300,000 2025-2027
lb. LeMans 200,000 200,000 2028-2029
2 Administrative Expense 182,500 182,500 2023-2044
3 Potential Half Mile Projects'
3a. Land Acquisition 300,000 300,000 TBD
3b. Eminent Domain 35,000 35,000 TBD
3c. Bus Shelter Improvements/Replacements 10,000 10,000 TBD
3d. Rail Spur 500,000 500,000 TBD
3e. Sewer and Water Extensions 1,000,000 1,000,000 TBD
3f. Curb and Gutter 100,000 100,000 TBD
3g. Gas Main Rerouting 300,000 300,000 TBD
3h. Traffic Signal Upgrades 400,000 400,000 TBD
3i. Street Light Improvements/Replacements 250,000 250,000 TBD
Total Projects 682,500 2,895,000 3,577,500
Notes:
'The City may need to make improvements to streets and infrastructure adjacent to or within a half-mile of the District to accommodate traffic
resulting from the Projects.Whether improvements will be needed and when they may be needed is undetermined.Cost estimates are included in
Section 8 of this Plan,but projects will only be funded from the District to the extent funds are available and the improvements are for the benefit
of the District and needed to implement the Plan.(Projects Outside the Tax Increment District).
Tax Incremental District No. 41 Project Plan City of Janesville
Prepared by Ehlers Page 123
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 $16.60 million
in incremental value by January 1, 2027. Estimated valuations and timing for
construction of the Project are included in Table 1. Assuming the City's 2021
equalized TID Interim tax rate of $21.44 per thousand of equalized value, and
0.50% economic depreciation, the Project would generate $6.32 million in
incremental tax revenue over the 20-year term of the District as shown in Table
2.
Tax Incremental District No. 41 Project Plan City of Janesville
Prepared by Ehlers Page 124
City of Janesville, Wisconsin
a
Tax Increment District No. 41
Development Assumptions1
Construction Year United Alloy-0207400111 United Alloy-0207400110 United Alloy-0207400112 LeMans-0218100004 Annual Total Construction Year
Sq.Ft. Total Value Sq.Ft. Total Value Sq.Ft. Total Value Sq.Ft. Total Value
Estimated Value per Sq.Ft. $80 $60 $60 $60
1 2023 20,000 1,600,000 50,000 3,000,000 4,600,000 2023 1
2 2024 100,000 6,000,000 6,000,000 2024 2
3 2025 0 2025 3
4 2026 100,000 6,000,000 6,000,000 2026 4
5 2027 0 2027 5
6 2028 0 2028 6
7 2029 0 2029 7
8 2030 0 2030 8
9 2031 0 2031 9
10 2032 0 2032 10
11 2033 0 2033 11
12 2034 0 2034 12
13 2035 0 2035 13
14 2036 0 2036 14
15 2037 0 2037 15
16 2038 0 2038 16
17 2039 0 2039 17
18 2040 0 2040 18
19 2041 0 2041 19
20 2042 0 2042 20
Totals 20,000 1,600,000 100,000 6,000,000 50,000 3,000,000 100,000 6,000,000 16,600,000
Notes:
'Development values and timing provided by City officials on December 15,2022.
Table 1 - Development Assumptions
Tax Incremental District No. 41 Project Plan City of Janesville
Prepared by Ehlers Page 125
City of Janesville, Wisconsin
Tax Increment District No. 41
Tax Increment Projection Worksheet
Type of District industrial Base Value 36,841,400
District Creation Date April 10,2023 Appreciation Factor -0.50%
Valuation Date Jan 1, 2023 Base Tax Rate $21.44
Max Life(Years) 20 Rate Adjustment Factor 0.00%
Expenditure Period/Termination 15 4/10/2038
Revenue Periods/Final Year 20 2044
Extension Eligibility/Years Yes 3
Eligible Recipient District No
Construction Valuation Inflation Total
Year Value Added Year Increment Increment Revenue Year Tax Rate' Tax Increment
1 2023 4,600,000 2024 0 4,600,000 2025 $21.44 98,643
2 2024 6,000,000 2025 (23,000) 10,577,000 2026 $21.44 226,815
3 2025 0 2026 (52,885) 10,524,115 2027 $21.44 225,681
4 2026 6,000,000 2027 (52,621) 16,471,494 2028 $21.44 353,217
5 2027 0 2028 (82,357) 16,389,137 2029 $21.44 351,451
6 2028 0 2029 (81,946) 16,307,191 2030 $21.44 349,694
7 2029 0 2030 (81,536) 16,225,655 2031 $21.44 347,945
8 2030 0 2031 (81,128) 16,144,527 2032 $21.44 346,206
9 2031 0 2032 (80,723) 16,063,804 2033 $21.44 344,475
10 2032 0 2033 (80,319) 15,983,485 2034 $21.44 342,752
11 2033 0 2034 (79,917) 15,903,568 2035 $21.44 341,038
12 2034 0 2035 (79,518) 15,824,050 2036 $21.44 339,333
13 2035 0 2036 (79,120) 15,744,930 2037 $21.44 337,637
14 2036 0 2037 (78,725) 15,666,205 2038 $21.44 335,948
15 2037 0 2038 (78,331) 15,587,874 2039 $21.44 334,269
16 2038 0 2039 (77,939) 15,509,935 2040 $21.44 332,597
17 2039 0 2040 (77,550) 15,432,385 2041 $21.44 330,934
18 2040 0 2041 (77,162) 15,355,223 2042 $21.44 329,280
19 2041 0 2042 (76,776) 15,278,447 2043 $21.44 327,633
20 2042 0 2043 !76,392) 15,202,055 2044 $21.44 325,995
44 r +` + E - Future Value of Increment 6,321,542
Notes:
'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.41 Project Plan City of Janesville
Prepared by Ehlers Page 126
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 may also incur certain costs to construct public infrastructure within a
half mile of the District's boundary 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
2027 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. 41 Project Plan City of Janesville
Prepared by Ehlers Page 127
City of Janesville, Wisconsin
Tax Increment District No.41
Cash Flow Projection
Projected Expenditures a
Development Incentives'
Year Incentive
Tax Total Total Amounts
Increments Revenues United Alloy LeMans Admin. Expenditures Annual Cumulative Outstandin: Year
2023 0 25,000 25,000 GJ 500,000 2023
2024 0 5,000 5,000 '.27-? 500,000 2024
2025 98,643 98,643 88,800 5,250 94,050 4,593 (23A0 411,200 2025
2026 226,815 226,815 204,100 5,500 209,600 17,215 (6,192'i 207,100 2026
2027 225,681 225,681 7,100 5,750 12,850 212,831 204,638 200,000 2027
2028 353,217 353,217 115,800 6,000 121,800 231,417 436,055 84,200 2028
2029 351,451 351,451 84,200 6,250 90,450 261,001 697,056 0 2029
2030 349,694 349,694 6,500 6,500 343,194 1,040,250 2030
2031 347,945 347,945 6,750 6,750 341,195 1,381,445 2031
2032 346,206 346,206 7,000 7,000 339,206 1,720,651 2032
2033 344,475 344,475 7,250 7,250 337,225 2,057,875 2033
2034 342,752 342,752 7,500 7,500 335,252 2,393,128 2034
2035 341,038 341,038 7,750 7,750 333,288 2,726,416 2035
2036 339,333 339,333 8,000 8,000 331,333 3,057,749 2036
2037 337,637 337,637 8,250 8,250 329,387 3,387,136 2037
2038 335,948 335,948 8,500 8,500 327,448 3,714,584 2038
2039 334,269 334,269 8,750 8,750 325,519 4,040,103 2039
2040 332,597 332,597 9,000 9,000 323,597 4,363,700 2040
2041 330,934 330,934 9,250 9,250 321,684 4,685,384 2041
2042 329,280 329,280 9,500 9,500 319,780 5,005,164 2042
2043 327,633 327,633 9,750 9,750 317,883 5,323,047 2043
2044 325,995 325,995 10,000 10,000 315,995 5,639,042 2044
Total 6,321,542 6,321,542 300,000 200,000 182,500 682,500 Total
Notes: #'roi:xtier;l'I0Clu:un,
'Assumes 90%of annual tax increment generated by the respective projects is available for the incentive payment.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. 41 Project Plan City of Janesville
Prepared by Ehlers Page 128
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.41 Project Plan City of Janesville
Prepared by Ehlers Page 129
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. 41 Project Plan City of Janesville
Prepared by Ehlers Page 130
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.
The City may need to make improvements to streets and infrastructure
adjacent to or within a half-mile of the District to accommodate traffic resulting
from the Projects. Whether improvements will be needed and when they may
be needed is undetermined. Current cost estimates are included in Section 8 of
this Plan, but projects will only be funded from the District to the extent funds
are available and the improvements are for the benefit of the District and
needed to implement the Plan.
Tax Incremental District No. 41 Project Plan City of Janesville
Prepared by Ehlers Page 131
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.41 Project Plan City of Janesville
Prepared by Ehlers Page 132
CITY OF JANESVILLE
•
Discover the community of choice
to realize life's opportunities
CITY ATTORNEY'S OFFICE MEMORANDUM
February 14,2023
TO: Jimsi Kuborn, Economic Development Director
FROM: Wald Klimczyk, City Attorney
RE: Legal Opinion—TID 41 Project Plan
Sec.66.1105(4)(f),Wis. 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"TID 41 Project Plan,"dated February 13,2023(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),Wis.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,Wis. 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.41 Project Plan City of Janesville
Prepared by Ehlers Page 133
Jimsi Kuborn
February 14,2023
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 "TID 41 Project Plan," dated February 13, 2023,
prepared by Elhers and Associates 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.
Wald Klimczyk
City Attorney
wk
cc: Lorena Rae Stottler, City Clerk-Treasurer
Tax Incremental District No.41 Project Plan City of Janesville
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. 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.
Blackhawk
City of School District Technical
Revenue Year Rock County Janesville of Milton College Total Revenue Year
2025 36,603 46,957 8,205 6,878 98,643 2025
2026 84,164 107,970 18,865 15,816 226,815 2026
2027 83,743 107,430 18,771 15,737 225,681 2027
2028 131,068 168,141 29,378 24,630 353,217 2028
2029 130,413 167,300 29,231 24,507 351,451 2029
2030 129,761 166,463 29,085 24,384 349,694 2030
2031 129,112 165,631 28,940 24,262 347,945 2031
2032 128,466 164,803 28,795 24,141 346,206 2032
2033 127,824 163,979 28,651 24,020 344,475 2033
2034 127,185 163,159 28,508 23,900 342,752 2034
2035 126,549 162,343 28,365 23,781 341,038 2035
2036 125,916 161,531 28,224 23,662 339,333 2036
2037 125,287 160,724 28,082 23,544 337,637 2037
2038 124,660 159,920 27,942 23,426 335,948 2038
2039 124,037 159,121 27,802 23,309 334,269 2039
2040 123,417 158,325 27,663 23,192 332,597 2040
2041 122,800 157,533 27,525 23,076 330,934 2041
2042 122,186 156,746 27,387 22,961 329,280 2042
2043 121,575 155,962 27,250 22,846 327,633 2043
2044 120,967 155,182 27,114 22,732 325,995 2044
2,345,730 3,009,220 525,786 440,806 6,321,542
Tax Incremental District No. 41 Project Plan City of Janesville
Prepared by Ehlers Page 135