2023-2087 RESOLUTION NO. 2023-2087
RESOLUTION CREATING TAX INCREMENTAL DISTRICT NO. 42,
APPROVING ITS PROJECT PLAN AND ESTABLISHING ITS BOUNDARIES
CITY OF JANESVILLE, WISCONSIN
WHEREAS,the City ofJanesville (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.42 (the "District") is proposed to be created by the City as
a blighted area 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, prior to its publication, a copy of the notice of public hearing was also sent to the to
owners of all property in the proposed District; 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. 42, 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.
3. The Common Council finds and declares that:
(a) Not less than 50% by area of the real property within the District is a blighted area
within the meaning of Wisconsin Statutes Section 66.1105(2)(ae)1.
(b) Based upon the finding stated in 3.a. above, the District is declared to be a blighted
area 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 less than 35% of the territory within the District will be
devoted to retail business at the end of the District's maximum expenditure period,
pursuant to Wisconsin Statutes Section 66.1105(5)(b).
(g) The project costs relate directly to promoting the elimination of blight of the area
consistent with the purpose for which the District is created.
4. The Project Plan for "Tax Incremental District No.42, 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.
ADOPTED: May 22, 2023 Motion by: Marshick
Second by: Neeno
APPROVED: Councilmember Aye Nay Pass Absent
Z� BensonX
Kevinhner, City anager Burdick X
Jackson X
ATTEST: Marshick X
Miller X
(740
Neeno X
Lorena Rae Stottler, City Clerk-Treasurer Williams X
APPROVED AS TO FORM:
L �tWald Klimczyk, i y Attorney
Proposed by: Economic Development Office
Prepared by: Economic Development Office
EXHIBIT A-
LEGAL BOUNDARY DESCRIPTION
OR
MAP OF
TAX INCREMENTAL DISTRICT NO. 42
CITY OF JANESVILLE
[INCLUDED WITHIN PROJECT PLAN]
EXHIBIT B -
PROJECT PLAN
[DISTRIBUTED SEPARATELY]
May 22, 2023
PROJECT PLAN
City of Janesville, Wisconsin
Tax Incremental District No. 42
GM/JATCO
rilit ran in
ERS
ADVISORS
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: May 22, 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 10
Preliminary Parcel List and Analysis 13
Equalized Value Test 18
Statement Listing the Kind, Number and Location of All Proposed Public Works or
Improvements Within the District 19
Map Showing Proposed Improvements and Uses 26
Detailed List of Estimated Project Costs 29
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 31
Annexed Property 36
Estimate of Property to Be Devoted to Retail Business 36
Proposed Changes of Zoning Ordinances, Master Plan, Map, Building Codes and City
Ordinances 36
Statement of the Proposed Method for the Relocation of any Persons to be Displaced
37
How Creation of the Tax Incremental District Promotes the Orderly Development of
the City 37
List of Estimated Non-Project Costs 38
Legal Opinion Advising Whether the Plan is Complete and Complies with Wis. Stat. §
66.1105(4)(f) 39
Calculation of the Share of Projected Tax Increments Estimated to be Paid by the
Owners of Property in the Overlying Taxing Jurisdictions 42
Tax Incremental District No.42 Project Plan City of Janesville
Prepared by Ehlers Page 12
SECTION 1:
Executive Summary
DESCRIPTION OF DISTRICT
Tax Incremental District ("TID") No. 42 (the "District") is a proposed Blighted
Area District comprising approximately 335 acres located in the south central
part of the City approximately bounded by Delavan Drive to the north, Kellogg
Avenue to the south, Jerome Avenue to the east, and Cherry Street to the west.
The District will be created to pay the costs of development incentives and
public infrastructure improvements needed to promote 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, the
elimination of blighting qualities, 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 $13.78 million
("Project Costs") to undertake the projects listed in this Project Plan ("Plan").
Project Costs include an estimated $4.37 million for site infrastructure on the
former JATCO site and $8.16 million for site infrastructure on the former
General Motors site. Infrastructure costs are anticipated to be incurred by the
developer and reimbursed through a development incentive. Project Costs also
include $260 thousand for administrative expenses and an estimated $1 million
for development incentives for future multifamily housing projects. The amount
of any development incentive will be established in applicable development
agreements and may vary from the estimates included in this Plan. Further, the
City cannot accurately estimate the costs of environmental remediation on the
sites at this point and those costs could be significant. Should any
environmental remediation costs (inclusive of the professional costs for
environmental consultants and/or engineers) be necessary such costs will be
paid from District funds to the extent funds are available and the improvements
are for the benefit of the District and needed to implement the Plan.
The Plan includes an additional estimated $11.83 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
Tax Incremental District No.42 Project Plan City of Janesville
Prepared by Ehlers Page 13
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
$114.4 million will result from the Project. Creation of this additional value will
be made possible by the Project Costs made within the District. A table
detailing assumptions as to the development timing and associated values is
included in the Economic Feasibility Study located within this Plan.
EXPECTED TERMINATION OF DISTRICT
Based on the Economic Feasibility Study located within Section 9 of this Plan,
the City anticipates that the District will generate sufficient tax increment to
pay all Project Costs within 12 of its allowable 27 years.
SUMMARY OF FINDINGS
As required by Wis. Stat. § 66.1105, and as documented in this Plan and the
exhibits contained and referenced herein, the following findings are made:
1. That "but for" the creation of this District, the development projected to
occur as detailed in this Plan: 1) would not occur; or 2) would not occur in
the manner, at the values, or within the timeframe desired by the City. The
District primarily consist of the former General Motors ("GM") and Janesville
Auto Transport Co. ("JATCO") facilities which have been vacant since their
closure in 2009. The site has subsequently been cleared of buildings and
currently exists largely as a concrete pad. Redevelopment of the property
to create the uses described in this Plan is essential to ensuring the site can
again become economically viable. Redevelopment will require the
Developer to incur significant costs for public infrastructure such as road
construction and rehabilitation ($4.02 million estimated), sewer, water, and
stormwater utility construction ($5.69 million estimated), railroad spur
construction and rehabilitation ($2.82 million), environmental remediation
(no cost estimate available at present), and other related expenditures. It is
the judgment of the City that tax increment financing will be required to
provide incentives to allow the Project to proceed. 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 subject to approval by the Common Council. To
the extent the City provides incentives, it expects to do so on a "pay as you
go basis."
Tax Incremental District No.42 Project Plan City of Janesville
Prepared by Ehlers Page 14
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,
increased commercial 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 a blighted
area as defined by Wis. Stat. § 66.1105(2)(ae)1.
5. Based on the foregoing finding, the District is designated as a blighted area
district.
6. The Project Costs relate directly to the elimination of blight in the District,
consistent with the purpose for which the District is created.
7. Improvements to be made in the District are likely to significantly enhance
the value of substantially all of the other real property in the District.
8. The equalized value of taxable property in the District, plus the incremental
value of all existing tax incremental districts within the City does not exceed
12% of the total equalized value of taxable property within the City.
9. The City estimates that approximately 5% of the territory within the District
will be devoted to retail business at the end of the District's maximum
expenditure period, pursuant to Wis. Stat. § 66.1105(5)(b).
10. That there are no parcels to be included within the District that were
annexed by the City within the preceding three-year period.
11. The Plan for the District is feasible and is in conformity with the Master Plan
of the City.
Tax Incremental District No.42 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. 42 Project Plan City of Janesville
Prepared by Ehlers Page 16
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Tax Incremental District No.42 Project Plan City of Janesville
Prepared by Ehlers Page 17
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Tax Incremental District No. 42 Project Plan City of Janesville
Prepared by Ehlers Page I 8
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Tax Incremental District No. 42 Project Plan City of Janesville
Prepared by Ehlers Page 19
SECTION 3:
Map Showing Existing Uses and Conditions
Map Found on Following Page.
Tax Incremental District No.42 Project Plan City of Janesville
Prepared by Ehlers Page 110
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Tax Incremental District No.42 Project Plan City of Janesville
Page 1
Prepared by Ehlers 11
Proposed TID 42 - Blight Parcels
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Tax Incremental District No. 42 Project Plan City of Janesville
Prepared by Ehlers Page 112
SECTION 4:
Preliminary Parcel List and Analysis
The District will include the parcels identified in the tables included below:
Map Parcel Number Address Owner Acres Blighted
Reference Acres
1 0401300114 1405 S Jackson St H&L Ground Work LLC 1.42
2 0401400400 1258 Cherry St Union Pacific Railroad 7.36
3 0401300001 1000 General Motors Dr Jaines LLC 114.22 114.22
4 0401100002 0 Cherry St Union Pacific Railroad 10.19
5 0401300111 1412 S Jackson St DJF Enterprises LLC 0.57
6 0401300110 1321 S Jackson St DJF Enterprises LLC 0.59
7 0401300102 1212 S Jackson St Andrew R Sigwell 0.16
8 0401300201 1203 Harold Ave Richard Reinke 0.20
9 0401300200 1200 Harold Ave Legacy Storage LLC 9.84
10 0401300106 327 W State St Legacy Storage LLC 3.78
11 0401300002 1200 5 Jackson St Jaines LLC 0.26
12 0401300100 411 W State St Zoxx Social Club LLC 0.14
13 0401200413 328 W State St Northland Equipment Co 1.59
14 0401200401 1061 5 Jackson St WI & Southern Railroad Co 0.25
15 0401200408 1032 5 Jackson St Certified Parts Corp 0.25
16 0401200407 1026 S Jackson St Certified Parts Corp 0.25
17 0401200403 1015 5 Jackson St Hufcor Inc 0.25
18 0401100325 631 W Delavan Dr Darst Revocable Trust 0.72
19 0412100010 813 King St Natale Sclafani 0.59
20 0412100011 831 King St Natale Sclafani 0.56
21 0412100012 849 King St Natale Sclafani 0.59
22 0412100375 804 King St Local Union No 95 UAW Building Corp 0.76
23 0412100374 814 King St Local Union No 95 UAW Building Corp 0.38
24 0412100373 826 King St Local Union No 95 UAW Building Corp 0.38
25 0412100372 838 King St Haynes Properties LLC 0.38
26 0412200009 530 Kellogg Ave Frank Silha & Sons Excavating Inc 8.29
27 0412100065 1907 Dupont Dr Natale Sclafani 0.59
28 0401200404 339 W Delavan Dr James G Campbell 0.45
29 0401200002 1002 S Jackson St Francois Oil Co Inc 0.37
30 0401200402 1029 S Jackson St Certified Parts Corp 2.47
31 0401100326 657 W Delavan Dr WI & Southern Railroad Co 3.98
32 0412100149 544 Kellogg Ave Jaines LLC 127.06 127.06
33 0401300400 1446 5 Jackson St Union Pacific Railroad 7.28
34 0412200031 1809 Adel St Simmons Manufacturing Co LLC 20.74
Tax Incremental District No.42 Project Plan City of Janesville
Prepared by Ehlers Page 113
Map
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Reference Parcel Number Address Owner Acres BAchesd
35 0412200079 1741 Adel St Kandu Industries Inc 4.29
36 0412200081 448 W Conde St Kandu Industries Inc 3.12
37 0412200091 1711 S Jackson St Steven Hammon 0.43
38 0412200092 1715 5 Jackson St Kandu Industries Inc 0.46
335.21 241.28
Percentage of TID Area designated as blighted area 72%
Tax Incremental District No. 42 Project Plan City of Janesville
Prepared by Ehlers Page 114
Calculation of Estimated Base Value
Assessed Value Equalized Value
Parcel Land Improvement Personal Total Land Improvement Personal Total
Number
0401300114 57,500 134,200 0 191,700 79,200 184,800 0 264,000
0401400400 0 0 0 0 0 0 0 0
0401300001 1,120,000 170,800 0 1,290,800 1,542,300 235,200 0 1,777,500
0401100002 0 0 0 0 0 0 0 0
0401300111 34,700 0 0 34,700 47,800 0 0 47,800
0401300110 35,800 122,300 0 158,100 49,300 168,400 0 217,700
0401300102 7,800 24,100 0 31,900 10,700 33,200 0 43,900
0401300201 12,200 6,500 0 18,700 16,800 9,000 0 25,800
0401300200 241,600 71,800 0 313,400 332,700 98,900 0 431,600
0401300106 148,800 28,600 0 177,400 204,900 39,400 0 244,300
0401300002 16,100 6,200 0 22,300 22,200 8,500 0 30,700
0401300100 10,900 65,500 0 76,400 15,000 90,200 0 105,200
0401200413 96,300 101,800 0 198,100 132,600 140,200 0 272,800
0401200401 0 0 0 0 0 0 0 0
0401200408 12,200 0 0 12,200 16,800 0 0 16,800
0401200407 12,200 0 0 12,200 16,800 0 0 16,800
0401200403 21,600 31,800 0 53,400 29,700 43,800 0 73,500
0401100325 31,500 10,600 0 42,100 43,400 14,600 0 58,000
0412100010 70,000 0 0 70,000 96,400 0 0 96,400
0412100011 70,000 0 0 70,000 96,400 0 0 96,400
0412100012 70,000 0 0 70,000 96,400 0 0 96,400
0412100375 37,300 0 0 37,300 51,400 0 0 51,400
0412100374 23,200 0 0 23,200 31,900 0 0 31,900
0412100373 23,200 1,000 0 24,200 31,900 1,400 0 33,300
0412100372 23,200 0 0 23,200 31,900 0 0 31,900
0412200009 202,200 0 0 202,200 278,400 0 0 278,400
0412100065 70,000 0 0 70,000 96,400 0 0 96,400
Tax Incremental District No. 42 Project Plan City of Janesville
Prepared by Ehlers Page 115
Assessed Value Equalized Value
Parcel Land Improvement Personal Total Land Improvement Personal Total
Number
0401200404 56,300 26,300 0 82,600 77,500 36,200 0 113,700
0401200002 45,600 221,900 0 267,500 62,800 305,600 0 368,400
0401200402 98,800 202,300 0 301,100 136,100 278,600 0 414,700
0401100326 0 0 0 0 0 0 0 0
0412100149 1,768,400 213,900 0 1,982,300 2,435,100 294,500 0 2,729,600
0401300400 0 0 0 0 0 0 0 0
0412200031* 484,100 2,270,900 328,200 2,755,000 666,600 3,127,100 451,600 3,793,700
0412200079* 2,700 17,900 0 20,600 3,700 24,600 0 28,300
0412200081 95,700 400 0 96,100 131,800 600 0 132,400
0412200091 26,200 14,500 0 40,700 36,100 20,000 0 56,100
0412200092 0 0 0 0 0 0 0 0
Total 5,026,100 3,743,300 328,200 9,097,600 6,921,000 5,154,800 451,600 12,527,400
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 26.
Tax Incremental District No.42 Project Plan City of Janesville
Prepared by Ehlers Page 116
Two of the above parcels are identified as a blighted area as defined in Wis.
Stat. § 66.1105(2)(ae) as the structures and improvements located on the
parcels are dilapidated and obsolete. In total, 241.28 acres of the 335.21-acre
District (71.98%) are designated as a blighted area.
As it relates to the statutory definition referenced above, these conditions
collectively qualify the parcels as "(a)n area in which the structures, buildings
or improvements, which by reason of dilapidation, deterioration, age or
obsolescence, and the existence of conditions which endanger life or property
(i.e. environmental contamination) is conducive to ill health, and is detrimental
to the public health, safety, morals or welfare."
Tax Incremental District No.42 Project Plan City of Janesville
Prepared by Ehlers Page 117
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 $ 12,527,400
Incremental Value of Existing Districts (Jan. 1, 2022) $ 440,811,400
Less: TID 26 Parcels Value $ 4,273,600
Total Value Subject to 12% Valuation Limit $ 449,065,600
The equalized value of the increment of existing tax incremental districts within
the City, plus the estimated base value of the District, totals $449,065,600,
which is 6.24% 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. 42 Project Plan City of Janesville
Prepared by Ehlers Page 118
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.42 Project Plan City of Janesville
Prepared by Ehlers Page 119
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. 42 Project Plan City of Janesville
Prepared by Ehlers Page 120
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.42 Project Plan City of Janesville
Prepared by Ehlers Page 121
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.42 Project Plan City of Janesville
Prepared by Ehlers Page 122
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.42 Project Plan City of Janesville
Prepared by Ehlers Page 123
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. The City may pro-rate the TID
contribution to the projects to match costs to the benefit provided to the
District.
Land Acquisition 1,000,000
Marling Lumber Environmental Clean-up 400,000
Monterey Park Improvements (Trails, Shoreline,
Playground) 525,000
Southern Rock River Trail 500,000
Jackson Street Bridge Underpass 700,100
Dawson Field (Parking and Building) 750,000
Delavan Drive from Center Avenue to Nicolet 2,000,000
Center Avenue Bridge Repair/Replace 5,000,000
Traffic Signal Upgrades 400,000
Street Light Improvements/Replacements 550,000
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
Tax Incremental District No.42 Project Plan City of Janesville
Prepared by Ehlers Page 124
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 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.42 Project Plan City of Janesville
Prepared by Ehlers Page 125
SECTION 7:
Map Showing Proposed Improvements and Uses
Map Found on Following Page.
Tax Incremental District No.42 Project Plan City of Janesville
Prepared by Ehlers Page 126
Proposed TID 42 - Future Land Use
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FUTURE LAND USE Porte,Open Spaces,and Env.Condon XV Mbed Resdentd Cffrce C,enerd hd.atnd
DESIGNATIONS Possrar Corrnxre rd or[,girl F.d.slnar Horned-1Vghoornood Corrvre nrIy Posies. Exlroctton ord Deeceni
Smile-Fon-dr Resrden$d-Exurb.. in Flmned'Aced Use XX Downtovm SorFoc a Woler
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Q TID 42Boundary : CITY OF JANESVILLE
$ Zf/eaeo.uttx.c�arE exce
®TO 42 Parcels 1,rich=8001eet ECONOMIC DEVELOPMENT
.1/UnOn na ea.a..pVema.nh.n.an of m.sWtetmmt..mntemtyu.yn:«ee:,.re.:s.F ins,ae..u..n, C,e:aos...a.a«.easy o...meev.et:W.inn TL.r..lnrcret.n..ma.s..m,e:.z.n.xai-e..,..aor c.rm.s.
Tax Incremental District No. 42 Project Plan City of Janesville
Prepared by Ehlers Page 127
.�
Proposed TID 42 - Future Land Use
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COMPREHENSIVE PLAN- ABrieonure ,:=Jrnown4tye.,rn,,c.m LI:ghnnr;,l..ol
FUTURE LAND USE Pods,Open Spaces.and Env.Condos Fla MuedResidential -Office 'life Genera,r.dslnOI
DESIGNATIONS Possble Conrnercid or Light hdutnol Flamed Nephbvhood RAt Ca..rv:ity Facilities Extraction and Ds pawl
S,neleiFarrtiy Resdenhal•Exuebon an Flamed Mond Use all Downtown Surface Water
:idle-Forma Residential-Urban Neighborhood Cornrerc al Extraction
o TID 42Boundary Potential Building N CITY OF ]ANESVILLE
®TID 42 Parcels 1 inch=800feet GLt eexeliea f et.r+E P(ice
s.a ECONOMIC DEVELOPMENT
DIX-IADTIR Tdx auis provilea eyth.�4 el-.....cla LauJ o,vanoo.l pnepo»t huh Ttie''y une.oa..''Sr ce psay.r0.xwaaq uW.EitgO h. ani TA....,p,eo cl'Ia,e.ba:um.:any nx!dus,,.for my PraPI:..
Tax Incremental District No. 42 Project Plan City of Janesville
Prepared by Ehlers Page 128
SECTION 8:
Detailed List of Estimated Project Costs
The list on the following page 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.
Tax Incremental District No.42 Project Plan City of Janesville
Prepared by Ehlers Page 129
City of Janesville, Wisconsin
Tax Increment District No.42
Estimated Project List
Est.Cost
Project ID Project Name/Type Former JATCO Former GM Ongoing 1/2 Mile Totals Est.Timing
1 Former JATCO Haul Away Yard Infrastructure
la. Industrial Park Streets 1,400,000 1,400,000 2026-2034
lb. Sanitary Sewer 650,000 650,000 2026-2034
lc. Water Main 670,000 670,000 2026-2034
ld. Storm Sewer and Stormwater Management 750,000 750,000 2026-2034
le. Railroad Spur Construction 900,000 900,000 2026-2034
lf. Environmental Remediation' 0 2026-2034
2 Former General Motors Site Infrastructure
2a. Industrial Park Streets 1,465,000 1,465,000 2032-2041
2b. Sanitary Sewer 1,020,000 1,020,000 2032-2041
2c. Water Main 1,050,000 1,050,000 2032-2041
2d. Storm Sewer and Stormwater Management 1,200,000 1,200,000 2032-2041
2e. Reconstruct Park Avenue 150,000 150,000 2032-2041
2f. Abandon and/or Remove Existing Utilities 350,000 350,000 2032-2041
2g. Delavan Drive Rehabilitation 500,000 500,000 2032-2041
2h. S.Jackson Street Rehabilitation 500,000 500,000 2032-2041
2i. Railroad Spur Construction 1,920,000 1,920,000 2032-2041
2j. Environmental Remediation' 0 2032-2041
3 Future Multifamily Housing Development Incentives 1,000,000 1,000,000 2023-2044
4 Administrative Expense 259,500 259,500 2023-2044
5 Potential Half Mile Projects'
5a. Land Acquisition 1,000,000 1,000,000 TBD
Sb. Marling Lumber Environmental Clean-up 400,000 400,000 TBD
Sc. Monterey Park Improvements (Trails,Shoreline,Playground) 525,000 525,000 TBD
5d. Southern Rock River Trail 500,000 500,000 TBD
Se. Jackson Street Bridge Underpass 700,100 700,100 TBD
5f. Dawson Field(Parking and Building) 750,000 750,000 TBD
5g. Delavan Drive from Center Avenue to Beloit Avenue 2,000,000 2,000,000 TBD
5h. Center Avenue Bridge Repair/Replace 5,000,000 5,000,000 TBD
Si. Traffic Signal Upgrades 400,000 400,000 TBD
5j. Street Light Improvements/Replacements 550,000 550,000 TBD
Total Projects 4,370,000 8,155,000 1,259,500 11,825,100 25,609,600
Notes:
'The costs of environmental remediation cannot be estimated at this time and environmental cleanup costs may be significant,possibly in excess of$10,000,000.
'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.The City may pro-rate the TID contribution to the projects to match costs to the benefit provided to the District.
(Proiects Outside the Tax Increment District).
Tax Incremental District No.42 Project Plan City of Janesville
Prepared by Ehlers Page 30
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 $114.40 million
in incremental value by January 1, 2038. 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 $21.91 per thousand of equalized value, 0.50%
economic depreciation on the industrial development and 1.0% economic
appreciation on the multi-family residential development, the Project would
generate $50.19 million in incremental tax revenue over the 27-year term of
the District as shown in Table 2.
Tax Incremental District No. 42 Project Plan City of Janesville
Prepared by Ehlers Page 131
City of Janesville, Wisconsin
Tax Increment District No.42
Development Assumptions n.
Legacy Storage-0401300200 Multifamily Housing- _
Construction Year JATCO Area-0412100149 GM Area-0401300001 & rage 0106 0412100012,0412100011& 1809 Adel St-0412200031 Annual Total Construction Ye.,
0412100010
Sq.Ft. Total Value Sq.Ft. Total Value Sq.Ft. Total Value Unit Total Value Sq.Ft. Total Value
Estimated Value per $46 $46 $46 $150,000 $20
1 2023 72,250 1,450,000 1,450,000 2023 1
2 2024 300,000 13,800,000 80 12,000,000 216,750 4,350,000 30,150,000 2024 2
3 2025 0 2025 3
4 2026 200,000 9,200,000 9,200,000 2026 4
5 2027 0 2027 5
6 2028 100,000 4,600,000 4,600,000 2028 6
7 2029 0 2029 7
8 2030 100,000 4,600,000 300,000 13,800,000 18,400,000 2030 8
9 2031 300,000 13,800,000 13,803,000 2031 9
10 2032 80,000 3,680,000 3,680,000 2032 10
11 2033 270,000 12,420,000 12,420,000 2033 11
12 2034 40,000 1,840,000 1,840,000 2034 12
13 2035 140,000 6,440,000 6,440,000 2035 13
14 2036 120,003 5,520,000 5,520,000 2036 14
15 2037 150,000 6,900,000 6,900,000 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
21 2043 0 2043 21
22 2044 0 2044 22
23 2045 0 2045 23
24 2046 0 2046 24
25 2047 0 2047 25
26 2048 0 2048 26
27 2049 0 2049 27
Totals 700,000 32,200,000 1,220,000 56,120,000 180,000 8,280,000 80 12,000,000 289,000 5,800,000 114,400,000
Notes:
'Development values and timing provided by City officials on December 15,2022.
2Assumes the facility is 25%completed in 2023.
Table 1 - Development Assumptions
Tax Incremental District No.42 Project Plan City of Janesville
Prepared by Ehlers Page 132
City of Janesville, Wisconsin
Tax Increment District No. 42
Tax Increment Projection Worksheet
Type of District Blighted Area Base Value 12,527,40,0
District Creation Date May 22,2023 Appreciation Factor'
Valuation Date Jan 1, 2023 Base Tax Rate $21.91
Max Life(Years) 27 Rate Adjustment Factor 0.00%,
Expenditure Period/Termination 22 5/22/2045
Revenue Periods/Final Year 27 2051
Extension Eligibility/Years Yes 3
Eligible Recipient Districi Yes
Construction Total Value Valuation Inflation Total Revenue Tax
Year Added Year Increment' Increment Year Tax Rate2 Increment
1 2023 1,450,000 2024 0 1,450,000 2025 $21.91 31,766
2 2024 30,150,000 2025 (7,250) 31,592,750 2026 $21.91 692,128
3 2025 0 2026 22,036 31,614,786 2027 $21.91 692,611
4 2026 9,200,000 2027 23,726 40,838,512 2028 $21.91 894,683
5 2027 0 2028 (20,575) 40,817,938 2029 $21.91 894,232
6 2028 4,600,000 2029 (18,636) 45,399,302 2030 $21.91 994,599
7 2029 0 2030 (39,688) 45,359,614 2031 $21.91 993,730
8 2030 18,400,000 2031 (37,616) 63,721,998 2032 $21.91 1,396,010
9 2031 13,800,000 2032 (127,536) 77,394,462 2033 $21.91 1,695,543
10 2032 3,680,000 2033 (193,988) 80,880,474 2034 $21.91 1,771,914
11 2033 12,420,000 2034 (209,488) 93,090,986 2035 $21.91 2,039,420
12 2034 1,840,000 2035 (268,592) 94,662,394 2036 $21.91 2,073,846
13 2035 6,440,000 2036 (274,480) 100,827,914 2037 $21.91 2,208,919
14 2036 5,520,000 2037 (303,319) 106,044,595 2038 $21.91 2,323,205
15 2037 6,900,000 2038 (327,394) 112,617,200 2039 $21.91 2,467,197
16 2038 0 2039 (358,229) 112,258,971 2040 $21.91 2,459,349
17 2039 0 2040 (354,389) 111,904,582 2041 $21.91 2,451,585
18 2040 0 2041 (350,548) 111,554,033 2042 $21.91 2,443 905
19 2041 0 2042 (346,706) 111,207,327 2043 $21.91 2,436,309
20 2042 0 2043 (342,862) 110,864,465 2044 $21.91 2,428,798
21 2043 0 2044 (339,016) 110,525,450 2045 $21.91 2,421,371
22 2044 0 2045 (335,168) 110,190,282 2046 $21.91 2,414,028
23 2045 0 2046 (331,317) 109,858,965 2047 $21.91 2,406,770
24 2046 0 2047 (327,464) 109,531,500 2048 $21.91 ' 2,399,596
25 2047 0 2048 (323,609) 109,207,892 2049 $21.91 '' 2,392,506
26 2048 0 2049 (312,750) 108,888,142 2050 $21.91 2,385,501
27 2049 0 2050 (315,888) 108,572,253 2051 $21.91 2,378,581
Mr!fi Future Value of Increment S0,188,103
Notes:
'Assumes the residential parcels appreciate by 1.00%and the industrial parcels depreciate 0.50%,on an annual basis.
2Tax rate shown is actual for the 2021/22levy year per DOR Form PC-202(Tax Increment Worksheet).
Table 2 - Tax Increment Projection Worksheet
Tax Incremental District No.42 Project Plan City of Janesville
Prepared by Ehlers Page 133
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
2036 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. 42 Project Plan City of Janesville
Prepared by Ehlers Page I 34
City of Janesville, Wisconsin
Tax Increment District No.42
Cash Flow Projection/
" 'v,. Expenditures Balances
Development Incentives'
Year Incentive
Former JATCO Former GM Total Amounts
Tax Increments Total Revenues Parcels Parcels Admin. Expenditures Annual Cumulative Outstanding Year
2023 0 25,000 25,000 (25)00) 125,000) 12,525,000 2023
2024 0 5,000 5,000 L5,IXX0) (t:),:':'i; 12,525,000 2024
2025 31,766 31,766 0 0 5,250 5,250 26,516 13.404) 12,525,003 2025
2026 692,128 692,128 272,100 0 5,500 277,600 414,528 411,044 12,252,900 2026
2027 692,611 692,611 270,703 0 5,750 276,450 416,161 827,205 11,982,200 2027
2028 894,683 894,683 450,803 0 6,000 456,800 437,883 1,265,088 11,531,400 2028
2029 894,232 894,232 448,500 0 6,250 454,750 439,482 1,704,570 11,082,900 2029
2030 994,599 994,599 537,000 0 6,500 543,500 451,099 2,155,669 10,545,900 2030
2031 993,730 993,730 534,300 0 6,750 541,050 452,680 2,608,349 10,011,600 2031
2032 1,396,010 1,396,010 622,300 272,100 7,000 901,400 494,610 3,102,959 9,117,200 2032
2033 1,695,543 1,695,543 619,200 542,800 7,250 1,169,250 526,293 3,629,252 7,955,200 2033
2034 1,771,914 1,771,914 615,100 612,700 7,500 1,235,303 536,614 4,165,867 6,727,400 2034
2035 2,039,420 2,039,420 854,500 7,750 862,250 1,177,170 5,343,037 5,872,900 2035
2036 2,073,846 2,073,846 886,500 8,000 894,500 1,179,346 6.522,383 4,965,400 2036
2037 2,208,919 2,208,919 1,009,000 8,250 1,017,250 1,191,669 7,714,052 3,977,400 2037
2038 2,323,205 2,323,205 1,112,800 8,500 1,121,300 1,201,905 8,915,957 2,864,600 2038
2039 2,467,197 2,467,197 1,243,300 8,750 1,252,050 1,215,147 10,131,104 1,621,300 2039
2040 2,459,349 2,459,349 1,237,100 9,000 1,246,100 1,213,249 11,344,353 384,200 2040
2041 2,451,585 2,451,585 384,200 9,250 393,450 2,058,135 13,402,487 0 2041
2042 2,443,935 2,443,905 9,500 9,500 2,434,405 15,836,892 0 2042
2043 2,436,309 2,436,309 9,750 9,750 2,426,559 18,263,452 0 2043
2044 2,428,798 2,428,798 10,000 10,000 2,418,798 20,682,250 0 2044
2045 2,421,371 2,421,371 10,250 10,250 2,411,121 23,093,371 0 2045
2046 2,414,028 2,414,028 10,500 10,500 2,403,528 25,496,899 0 2046
2047 2,406,770 2,406,770 10,750 10,750 2,396,020 27,892,919 0 2047
2048 2,399,596 2,399,596 11,000 11,000 2,388,596 30,281,515 0 2048
2049 2,392,506 2,392,506 11,250 11,250 2,381,256 32,662,771 0 2049
2050 2,385,501 2,385,501 11,500 11,500 2,374,001 35,036,772 0 2050
2051 2,378,581 2,378,581 11,750 11,750 2,366,831 37,403,603 0 2051
Total 50,188,103 50,188,103 4,370,000 8,155,000 259,500 12,784,500 Total
Notes: I Projected II1:Closure
Cash flow does not include environmental re mediation,half mile,or multifamily housing development incentive costs.If incurred,these costs could have a substantial impact on the
projected closure date of the District.
'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 based on actual project costs and may vary from the
estimates.Actual project costs will be determined as projects are proposed within the District.
Table 3 - Cash Flow
Tax Incremental District No. 42 Project Plan City of Janesville
Prepared by Ehlers Page 135
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 approximately 5%
of the territory within the District will be devoted to retail business at the end
of the District's maximum expenditure period.
SECTION 12:
Proposed Changes of Zoning Ordinances, Master Plan,
Map, Building Codes and City Ordinances
Zoning Ordinances
The proposed Plan is in general conformance with the City's current zoning
ordinances. Individual properties may require rezoning at the time of
development.
Master (Comprehensive) Plan and Map
The proposed Plan is in general conformance with the City's Comprehensive
Plan identifying the area as appropriate for industrial, office, and mixed
residential 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. 42 Project Plan City of Janesville
Prepared by Ehlers Page 136
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, office,
and multifamily residential 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, the elimination of
blighting qualities, 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.42 Project Plan City of Janesville
Prepared by Ehlers Page 137
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. The City may pro-rate the TID contribution to
the projects to match costs to the benefit provided to the District.
Tax Incremental District No.42 Project Plan City of Janesville
Prepared by Ehlers Page 138
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. 42 Project Plan City of Janesville
Prepared by Ehlers Page 139
• • CITY OF JANESVILLE
:,,ice! W/41.40oidefL a. Pala Race:
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 42 Project Plan
Sec.66.1105(4)(f),Wis.Stets.,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 42 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.42 Project Plan City of Janesville
Prepared by Ehlers Page 40
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 42 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
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cc: Lorena Rae Stottler,City Clerk-Treasurer
Tax Incremental District No. 42 Project Plan City of Janesville
Prepared by Ehlers Page 141
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.
Black hawk
City of School District Technical
Revenue Year Rock County Janesville of Janesville College Total Revenue Year
2025 8,193 10,511 11,523 1,540 31,766 2025
2026 178,515 229,007 251,060 33,546 692,128 2026
2027 178,639 229,167 251,235 33,570 692,611 2027
2028 230,758 296,028 324,534 43,364 894,683 2028
2029 230,641 295,878 324,370 43,342 894,232 2029
2030 256,528 329,087 360,777 48,206 994,599 2030
2031 256,304 328,800 360,462 48,164 993,730 2031
2032 360,061 461,904 506,383 67,662 1,396,010 2032
2033 437,317 561,012 615,035 82,180 1,695,543 2033
2034 457,015 586,281 642,737 85,881 1,771,914 2034
2035 526,010 674,792 739,771 98,847 2,039,420 2035
2036 534,889 686,183 752,259 100,516 2,073,846 2036
2037 569,727 730,875 801,255 107,062 2,208,919 2037
2038 599,204 768,689 842,710 112,602 2,323,205 2038
2039 636,343 816,332 894,941 119,581 2,467,197 2039
2040 634,318 813,735 892,095 119,200 2,459,349 2040
2041 632,316 811,167 889,278 118,824 2,451,585 2041
2042 630,335 808,626 886,493 118,452 2,443,905 2042
2043 628,376 806,112 883,737 118,084 2,436,309 2043
2044 626,439 803,627 881,013 117,719 2,428,798 2044
2045 624,523 801,170 878,319 117,359 2,421,371 2045
2046 622,629 798,740 875,655 117,004 2,414,028 2046
2047 620,757 796,338 873,022 116,652 2,406,770 2047
2048 618,907 793,965 870,420 116,304 2,399,596 2048
2049 617,078 791,619 867,848 115,960 2,392,506 2049
2050 615,272 789,301 865,307 115,621 2,385,501 2050
2051 613,487 787,011 862,797 115,286 2,378,581 2051
12,944,582 16,605,957 18,205,037 2,432,527 50,188,103
Tax Incremental District No.42 Project Plan City of Janesville
Prepared by Ehlers Page 142