[{"_1":2,"_98":-5,"_99":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,86],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6206715,"mediaKeyId","3761015-23a0ff9c0c5755c59e3bd0eb9b10b526","parentId",3761015,"title","Board approves TID 31 project plan to back 125-unit Aster apartments and Fire Station 1 redevelopment","audioSeconds",431,"startMs",1137000,"endMs",1568000,"viewUrl","/Search/View?dp=1&key=3761015-23a0ff9c0c5755c59e3bd0eb9b10b526&start=1137&end=1568","thumbnailUrl","https://assets.pipeline.soar.com/3761015-23a0ff9c0c5755c59e3bd0eb9b10b526/thumbnail_1137000.jpg","articleUrl","/articles/6206715/Green-Bay/Brown-County/Wisconsin/Board-approves-TID-31-project-plan-to-back-125-unit-Aster-apartments-and-Fire-Station-1-redevelopment","mediaUrl","https://secure.pipeline.soar.com/6206715-1532c4800e4f68357f14e160deb17cfd/orig.mp4?Expires=1773665155&Signature=NevCFpVBE3nCWHwDxfD8CtJUb7dTGmlKQJWPga-WwJO14V14id3rp~3x3yuy~no33NIG6d-zSdtDcCj~MrW15wP5nz4H9Dg2EoYT6JUdlh1PLB7DJn4Y0EHPlSnUPeVigZl8xbIBGrsNIL5qggc-LgeEFR8uZXOpqH~bQlUczMVIbZm9mhacnUHKn2aqmBZib6yZQuatDNWiqEpy9VcKXKiqMBiJ6MPpYrJUe~4~cHTWiSysPjW-TaSF3vdHk6Z8x74qZTGrCSNrZCAqqE1dQLwIy0jRb9Hg2rNKZEiWmcjHkUXyyOmAWoH2e5adj2KfWouYooCN7cnENdjP-Ojevw__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Green Bay, WI","date","2025-06-11T09:47:09.273Z","article","The Green Bay Joint Review Board on June 10 voted to approve a draft project plan for proposed Tax Increment District 31, a blighted-area TIF intended to support two downtown redevelopment projects including a 125-unit apartment building called Aster and a planned conversion of Fire Station 1 to mixed-use space.

City staff said the proposed district covers just over 5.5 acres in the southern portion of downtown near South Adams and East Mason streets and includes five parcels that the staff has designated as blighted; staff noted that about 78% of the district’s area is designated blighted, qualifying it under state rules for a blighted-area TID with a 27-year maximum life. “These two projects together are estimated to require about $5,200,000 in pay-as-you-go incentives,” said Harry, an Ehlers consultant, summarizing the modeled costs.

The Aster project has a development agreement approved in April 2025 that calls for an 80% pay-as-you-go reimbursement with a $4,500,000 incentive cap. The Fire Station 1 conversion is the subject of a separate development agreement currently under negotiation; Ehlers modeled an illustrative 80% pay-go over 20 years for that conversion in the draft plan but said final terms will be set by negotiation.

Ehlers’ modeling projects about $9,300,000 in incremental tax collections over the life of the district. The presentation estimated roughly $18,000,000 in assessed value from the apartment building and about $2,500,000 from the fire-station conversion under the plan’s assumptions. Ongoing planning and administrative costs were estimated at approximately $460,000.

Board members raised no formal objections in the meeting transcript and a motion to approve the draft project plan passed by voice vote. As with TID 30, staff said the project plan will next be considered by the Redevelopment Authority and then by City Council; city staff will return to the Joint Review Board as part of the TIF creation timeline after those approvals.

No public comment on this agenda item was recorded in the meeting transcript.","mediaType","Video","parentTitle","Tax Incremental Districts Joint Review Board 6-10-2025","oneSentenceSummary","The Joint Review Board approved a draft project plan for Tax Increment District 31, a proposed blighted-area district covering roughly 5.5 acres in southern downtown to support a 125-unit market-rate apartment project and the planned redevelopment of Fire Station 1.","taxTitle","Green Bay, Brown County, Wisconsin","taxId",2853,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":42,"_43":78,"_45":79,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6206719,"Joint review board approves TID 30 project plan to support US Bank building conversion downtown",530000,961000,"/Search/View?dp=1&key=3761015-23a0ff9c0c5755c59e3bd0eb9b10b526&start=530&end=961","https://assets.pipeline.soar.com/3761015-23a0ff9c0c5755c59e3bd0eb9b10b526/thumbnail_530000.jpg","/articles/6206719/Green-Bay/Brown-County/Wisconsin/Joint-review-board-approves-TID-30-project-plan-to-support-US-Bank-building-conversion-downtown","https://secure.pipeline.soar.com/6206719-a5c94ceb2afcead90e20147c3d120925/orig.mp4?Expires=1773665155&Signature=Q2GJCV9~unz~GpoFCKODcXJwSwqoR62CDOQsNIlwB05mnVGkMrTzOsC7EM7DxEyFBRNN9FUd8Hnd3RyFCPdc~Hchd50CH0tS625EMt51kEaw-3D9L~~AKPKPWH-M9gHFf0mjNp7IX~iofl09tuKsD9QnFz8TY3t5gSE9InPlFH20YZNjXwbJQZEFwzr08qYsXjY0FXIj9xzVytN2uM-xSa2PSG1eRybm-W~tjTO~Wu2zRzmFB4LRmONZAm2km3AT2uTIMmiKJswkVeIBlXsXqHCsNrqEreXTRwBliIxAcxd8uUdI0sDIrFhAKk~dz6lLkJx~GLZ1O42ttUxKYdL0Sw__&Key-Pair-Id=KUT5TJCACFTXG","The Green Bay Joint Review Board on June 10 approved a draft project plan for proposed Tax Increment District 30 to support the conversion of the US Bank building at 425 Pine Street into 66 market-rate apartments while keeping the bank on the first floor.

Harry, a consultant with Ehlers & Associates presenting the cash-flow model, summarized the financial structure: “Pay as you go works where the city's not putting any money in upfront … the developer has to build a project, create new value and then as those incremental dollars come to the city a portion of that gets shared back to the developer.” The project plan includes an 85% annual pay-as-you-go reimbursement, a $7,000,000 tax-incentive cap and a minimum guaranteed post-project assessed value of $8,000,000.

City staff said the 1.35-acre proposed rehabilitation/conservation district is intended to cover the building conversion on Floors 2 through 7, adding an estimated $8,400,000 in equalized value. Ehlers’ financial model projects about $4,200,000 in incremental tax collections over the district’s 27-year maximum life; under the 85% pay-go arrangement the model estimates about $3,600,000 in total payments to the developer across that period.

The project’s development agreement was approved in November 2024 and amended in April 2025 to convert an additional floor to residential, increasing the unit count by 11 and adjusting financial terms. Consultants told the board there is no debt planned for the district and that the $7,000,000 cap is well above the modeled payment amount; if the cap is not reached the city would not be required to make up the difference.

Board members asked about total project cost and how the incentive fits the capital stack. Staff said the development agreement requires a construction budget of not less than $10,000,000 and that the developer’s pro forma showed a funding gap the pay-go assistance is intended to close. Ehlers noted modeled annual payments in the range of $125,000–$140,000.

A motion to approve the TID 30 project plan passed by voice vote. Staff and consultants said the project will next move through the Redevelopment Authority and then to City Council for final approvals as part of the city’s TIF creation process.

No public testimony was recorded on this item during the meeting.","The board approved a draft project plan for proposed Tax Increment District (TID) 30, which would fund pay-as-you-go reimbursements for converting the US Bank building at 425 Pine Street into market-rate apartments while retaining ground-floor commercial space.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_45":91,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6206724,"Green Bay joint review board approves 2024 TIF annual report; staff to file with state",389,116000,505000,"/Search/View?dp=1&key=3761015-23a0ff9c0c5755c59e3bd0eb9b10b526&start=116&end=505","https://assets.pipeline.soar.com/3761015-23a0ff9c0c5755c59e3bd0eb9b10b526/thumbnail_116000.jpg","/articles/6206724/Green-Bay/Brown-County/Wisconsin/Green-Bay-joint-review-board-approves-2024-TIF-annual-report-staff-to-file-with-state","https://secure.pipeline.soar.com/6206724-ae9adffb651d7cb7f5311dce6696e03e/orig.mp4?Expires=1773665155&Signature=TGqDDedsohQxm0MuQzgi66hNj4KlCdf-Oy5Hi9sJeoeTH5CbbhNNpI1IprYe78twyq3f1xClZkaI6ZigBBHzerwCxzaCvb7MVLHmfxUqkYWePzSTU2k1R2JlgGI~mCk-K72M1ylrYSWh3C5rbtOJhZ5jh5ddPVA2diGCin3Sla4-V9zcFJ2Z5otoaCggle8n1v5KQITBLE3qWQsoNzp67Y6~-f2tLBl85n95JoD63Yx07k6I2pnBdrG33VnpxcK8shTkznIH6EPXyi3GYH08hFYtmWxRdfNAW5CiJWlj7za1Jhy5OXpn2423QndH1ia7NYDCt38rO~zTya4zdOu5gg__&Key-Pair-Id=KUT5TJCACFTXG","The Green Bay Joint Review Board on June 10 voted to approve the city’s 2024 consolidated annual report for tax increment financing districts and directed staff to file the report with the state.

City staff summarized the report during the board’s meeting, saying the combined fund balance for all TIF districts stood at about $13,400,000 at year-end 2024 after the city spent roughly $11,000,000 on development and infrastructure projects. “As you can tell, the fund balances as of 1/1/24 we were sitting at about $13,800,000, and we ended at $13,400,000,” said Diana Ellenbecker, City of Green Bay staff, providing the board’s high-level overview.

The report lists several district-level highlights. TID 4 was closed in January 2025 and will be removed from future reports; TID 5 recorded land purchases and trail improvements but retains an estimated $2,000,000 fund balance; TID 12 reported habitat infrastructure and traffic-light expenditures and finished the year near $1,100,000 after transferring $5,000,000 to TID 13 for future development; and TID 13 received about $7,500,000 in transfers for future projects. The summary also noted a negative balance in TID 14 (the railyard district) that has begun to improve as new development comes online.

Board members asked questions about individual districts’ prospects for new increment and the timing of potential redevelopment. On TID 20 (Whitney Park), staff said the district’s negative balance stemmed largely from a 2024 purchase of a parking lot that is expected to generate future development increment “in a few years,” but that most nearby projects are complete and additional growth is not yet expected.

After discussion, a motion to approve the consolidated 2024 TIF annual report passed by voice vote. Board members present voted in favor and staff will file the approved report with the state as required.

The board then moved on to other agenda items, including two draft project plans for new TIF districts.","The Green Bay Joint Review Board voted to approve the 2024 consolidated annual report for the city’s tax increment finance (TIF) districts and directed staff to file the report with the state. The report shows a combined fund balance of about $13.4 million and highlights transfers and land purchases across multiple districts.","actionData","errors"]

Article not found

Board approves TID 31 project plan to back 125-unit Aster apartments and Fire Station 1 redevelopment

Joint review board approves TID 30 project plan to support US Bank building conversion downtown

Green Bay joint review board approves 2024 TIF annual report; staff to file with state