Get Full Government Meeting Transcripts, Videos, & Alerts Forever!
Get email alerts on the Tax Increment Financing topic
No spam. Unsubscribe anytime.
Plan Commission recommends Tax Increment District No. 17 to council after public hearing on 95‑lot subdivision
Summary
After a presentation by Ehlers, the Plan Commission voted to recommend boundaries and the project plan for Tax Increment District No. 17 to the City Council. The plan estimates about $17.8 million in project costs and roughly $69.1 million in new taxable value; residents raised concerns about density, green space and traffic.
The West Bend Plan Commission voted on Dec. 3 to recommend to the City Council the boundaries and project plan for Tax Increment District (TID) No. 17 following a presentation by John Gamron of Ehlers and a public hearing with multiple residents.
Gamron described the proposed district as a mixed‑use TID with a maximum statutory lifespan of 20 years, covering roughly 105 acres (excluding about 2 acres of wetlands). The project plan lists estimated total project costs of approximately $17,800,000, including roughly $6,600,000 for roadway improvements along South Eighteenth Street, about $6,200,000 in development incentives, $4,700,000 in interest expense and about $340,000 in administrative and professional expenses. The plan projects a little over $69,000,000 of potential new taxable value within the district.
Gamron also explained the mechanics and timing of tax incremental financing: once the TID is created the base value is frozen and "any value above and beyond the base value is called increment," which "remains within the district to pay for project costs," he said. He noted a typical two‑year lag between construction and collection of tax increment revenue—e.g., construction that begins in 2025 would be valued as of Jan. 1, 2026, with increment revenue available in 2027.
Several residents urged the commission to require on‑site green space and questioned impacts on traffic, school planning and neighboring town properties. Ron Strzok asked the commission to "consider 1 or 2 acres of property designated as green space or park area for that subdivision," noting the concept drawing shows 95 homes on roughly 23.13 acres with little dedicated play space. Other speakers raised questions about who owns Eighteenth Avenue, transparency about past TIF performance, and whether residents outside the district could see tax impacts.
City staff and Ehlers staff answered procedural and technical questions: traffic studies are typically prepared by third‑party consultants retained by the developer and approved by the city engineer and would be presented with a future preliminary plat; park impact fees collected per household are used to fund larger city park development (including "Parkside 0" on the east side of Highway 45); engineering estimated infrastructure costs for Eighteenth Street and water connections and staff said the preliminary plat had not yet been submitted.
Commissioners asked how changes in assumed unit counts would affect the TID cash flows. Gamron said models can be re‑run with different unit counts and that approving a TID creates a funding mechanism but does not obligate the city to issue debt or proceed with construction absent subsequent approvals and agreements. If the developer withdraws, the city may keep the district active to attract other proposals or could voluntarily close it if nothing occurs, as done with prior districts.
The commission adopted a motion to approve the resolution establishing boundaries and approving the project plan for Tax Increment District No. 17 by voice vote. The item is expected to go to the City Council on Jan. 6 for final action, and the Joint Review Board has a tentative meeting scheduled for Jan. 21 to review the district.
