Joint Review Board reviews annual PE-300 reports; TID 4 to close in 2025 and transfer final increment to TID 7

The Joint Review Board for the Village of Jackson on Aug. 12, 2025, reviewed annual PE-300 reports on the performance and status of the village’s active tax incremental districts (TIDs) and acknowledged filing of those reports as required by Wisconsin statute 66.1105(4m)(f).

Ehlers consultants Brian and Ariana led a district-by-district review of TIDs 4, 5, 6 and 7, showing current assessed increments, recent valuation changes and projected cash flows. Board members heard that TID 4 will reach final year status in 2025, that an affordable-housing resolution and a prior termination resolution apply to that district, and that the final increment from TID 4 will be transferred into TID 7 and used consistent with the statute’s definition of affordable housing.

The presentation summarized key figures for each district. For TID 4, consultants reported an incremental assessed value of about $59.7 million and a 2024 year-end fund balance of roughly $468,000; 2025 is expected to be the district’s final year, with final accounting to appear on the year-end PE-300 for 2025. TID 5—created in 2014 as an industrial district—had a preliminary incremental value of roughly $7.2 million (final certified values were expected from the Department of Revenue the week following the meeting), a 2024 year-end fund balance of about $16,000, an expenditure period that ends May 20, 2029, and a mandatory termination date of May 20, 2034. The consultant noted TID 5 remains tied to a development agreement with Cary Industries that extends through the district’s life.

TID 6, created Nov. 14, 2017, is primarily industrial and had an incremental value near $34 million as of Jan. 1, 2025 and a 2024 year-end fund balance of about negative $15,000. Consultants described outstanding debt tied to infrastructure for development and an overperformance payment mechanism under the development agreement (the village pays the developer a percentage—15%—of value that exceeds a set benchmark). Ehlers projected positive fund balances near closeout under current assumptions but noted timing and market conditions could change the district’s cash flows.

TID 7, created in 2019 and amended in 2022, had a base value of about $8.8 million and an incremental value about $19.7 million as of Jan. 1, 2025. Ehlers said the district adjoins the municipal building, includes a mix of commercial and residential parcels and showed substantial 2024 construction activity that added roughly $17.2 million in value. Using a $13.34 tax rate in the packet’s projections, the consultants estimated roughly $263,000 in increment revenue from current values and projected the district could close around 2036—about three years earlier than its mandatory life—if development continues as assumed.

Board members asked clarifying questions about why some districts include existing developed parcels (contiguity and parcel configuration), about timing of final audits and the mechanics of transfers between districts. Ehlers said final certified assessed values were pending from the Department of Revenue and that the village would receive the final 2025 PE-300 and TID closeout audit when 2025 year-end numbers are complete.

At the end of the presentation the board moved and passed a formal resolution acknowledging filing of the annual reports and the meeting requirement; the record shows unanimous voice votes for the routine actions taken that evening.

Votes at a glance - Appointment of citizen member: Scott Mittelstaedt. Motion carried (motion by Heckendorf; second by Hanson; all in favor). - Reaffirmation of chairperson: President Heckendorf reaffirmed as chair. Motion carried (motion by Dahl; second by Rettler; all in favor). - Approval of minutes: Minutes of the Aug. 27, 2024 meeting were approved. Motion carried (motion by Hanson; second by Rettler; all in favor). - Resolution 25-23: Resolution acknowledging filing of annual reports and compliance with the annual meeting requirement. Motion carried (motion by Dahl; second by Hanson; all in favor).

The board received no public comment and adjourned after the routine business.