Redevelopment Authority

AGENDA OF THE REDEVELOPMENT AUTHORITY OF THE CITY OF GREEN BAY TUESDAY, AUGUST 12, 2025, 1:30 PM City Hall, Room 604 - The Harry Maier Room. Virtual attendance is also available via Zoom. A. Zoom Meeting Information. 1. Join Zoom Meeting Online: https://us02web.zoom.us/j/83188044732?pwd=YUducEM2VUZWOGVYZzMyNTA0c1FJQT09 Or call in by phone: +1 312 626 6799 Meeting ID: 831 8804 4732 Passcode: 084117 If you wish to speak at this public meeting or leave a comment, please fill out the online Comment Form prior to the meeting. More detailed Zoom Instructions can be found online. B. Roll Call. 1. Members: Chair Gary Delveaux, Vice-Chair Matt Schueller, Deby Dehn, Ald. Kathy Hinkfuss, Stephen Srubas, Melanie Parma, and Renita Robinson. Liaisons: Jeff Mirkes, Leah Weycker, and Brooke Hafs. C. Approval of the Agenda. 1. Approval of the agenda for the Tuesday, August 12, 2025, meeting of the Redevelopment Authority. D. Approval of Minutes. 1. Approval of the minutes from the July 8, 2025, meeting. E. Public Hearing. 1. Consideration with possible action on the proposed creation of Tax Incremental District Thirty-Two (TID 32): The Pines, the proposed boundaries of the District, and the proposed Project Plan for the District. Agenda of the Redevelopment Authority August 12, 2025 Page 1 F. Regular Business. 1. Consideration with possible action on a Resolution Establishing the Boundaries of and Approving the Project Plan for Tax Incremental District Thirty-Two (TID 32): The Pines. 2. Consideration with possible action to approve a Planning Option with Three Sixty Real Estate Solutions, LLC until December 31, 2025, for the development of 200 N. Monroe Avenue. 3. Consideration with possible action to adopt an Affordable Housing Extension Resolution for Tax Incremental District Twelve (TID 12): I-43 Industrial Park. 4. Consideration with possible action to issue final payment for the KICC 2-24 West Rotunda Repairs to IEI General Contractors Inc. 5. Consideration with possible action on a Delegation of Signature Authority (limited) by the Chairperson to the Executive Director. G. Informational. 1. Financial report and check register. 2. Director's report and project updates. 3. Next Meeting: September 9, 2025 H. Adjournment. 1. Adjournment of the Tuesday, August 12, 2025, meeting of the Redevelopment Authority. 1) THIS MEETING IS RECORDED: THE VIDEO OF THIS MEETING AND MINUTES ARE AVAILABLE ONLINE AT www.greenbaywi.gov 2) ACCESSIBILITY: Any person wishing to attend who requires special accommodation because of a disability, should contact the City Safety Manager at 920-448-3125 at least 48 hours before the scheduled meeting time so that arrangements can be made. 3) QUORUM: Please take notice that a majority or quorum of the Common Council will attend this Redevelopment Authority meeting and will constitute a meeting of the Common Council for purposes of discussion and information gathering relative to this agenda. 4) REPRESENTATION: The party requesting the communication, or their representative, should be present at this meeting. Agenda of the Redevelopment Authority August 12, 2025 Page 2  Report to the Redevelopment Authority of the City of Green Bay MEETING DATE PREPARED BY August 12, 2025 AGENDA ITEM # D.1 Approval of the minutes from the July 8, 2025, meeting. BACKGROUND RECOMMENDATION FISCAL IMPACT ATTACHMENTS None 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov August 12, 2025 PROJECT PLAN City of Green Bay, Wisconsin Tax Incremental District No. 32 The Pines T Prepared by: AF Ehlers D N19W24400 Riverwood Drive, R Suite 100 Waukesha, WI 53188 BUILDING COMMUNITIES. IT’S WHAT WE DO.  KEY DATES Organizational Joint Review Board Meeting Held: August 12th, 2025 Public Hearing Held: August 12th, 2025 Consideration by RDA: August 12th, 2025 Consideration by Common Council: September 16th, 2025 Consideration by the Joint Review Board: Scheduled for 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 T Equalized Value Test ................................................................................................................................. 12 Statement Listing the Kind, Number and Location of All Proposed Public Works or AF Improvements Within the District ....................................................................................................... 13 Map Showing Proposed Improvements and Uses ........................................................................ 21 Detailed List of Estimated Project Costs ......................................................................................... 24 Economic Feasibility Study, Description of the Methods of Financing Estimated Project Costs and the Time When Related Costs or Monetary Obligations are to be D Incurred .......................................................................................................................................................... 26 Annexed Property ...................................................................................................................................... 31 R Estimate of Property to Be Devoted to Retail Business ............................................................ 31 Proposed Changes of Zoning Ordinances, Master Plan, Map, Building Codes and City Ordinances ..................................................................................................................................................... 31 Statement of the Proposed Method for the Relocation of any Persons to be Displaced ........................................................................................................................................................................... 32 How Creation of the Tax Incremental District Promotes the Orderly Development of the City ........................................................................................................................................................... 32 List of Estimated Non-Project Costs ................................................................................................. 33 Legal Opinion Advising Whether the Plan is Complete and Complies with Wis. Stat. § 66.1105(4)(f) ................................................................................................................................................. 34 Calculation of the Share of Projected Tax Increments Estimated to be Paid by the Owners of Property in the Overlying Taxing Jurisdictions...................................................... 36 Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 2 SECTION 1: Executive Summary DESCRIPTION OF DISTRICT Tax Incremental District (“TID”) No. 32 (“District”) is a proposed In Need of Rehabilitation or Conservation District comprising approximately 10.10 acres located in the eastern central portion of the City generally bounded by N Danz Ave to the east, N Bader St to the south, Highland Park Ave to the west, and Morrow St to the north. The District will be created to pay the costs of development incentives needed to support the infill development of 41 single- family homes (the “Project”) by Broadway Realty, LLC (the “Developer”). In addition to the incremental property value that will be created, the City expects short-term construction related job creation related to housing development, ongoing employment for jobs in maintenance, landscaping, etc., increased retail and service demand, provision of new housing units to address a shortage in T the City, additional school district revenue, and the expansion of City and utility infrastructure. AUTHORITY AF 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 $2.46 million (“Project Costs”) to undertake the projects listed in this Project Plan (“Plan”). D Project Costs include an estimated $2.00 million in Pay As You Go (“PAYGO”) developer incentives and $464 thousand in ongoing planning and R administrative costs. The City may also incur future costs for additional public infrastructure and right of way improvements within the District, but no such costs are known at the point of District creation. The Plan includes an additional estimated $6.88 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 Sections 6 and 8 of this Plan, but such 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 $11.28 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 Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 3 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 14 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 Developer will incur costs to redevelop the property within the District that are not expected to be fully recovered through sale or rent while also T generating market-appropriate investor returns. The City has evaluated a request from the Developer for Tax Incremental Financing (“TIF”) assistance and confirmed that the public investment is necessary, and that “but for” AF that investment, the related redevelopment will not occur. The development incentives included in this Plan are based on the approved Development Agreement 2025-04 (the “Agreement”) which prescribed the incentive would be provided on a PAYGO basis to assist with the costs associated with the construction of Public Improvements (defined in Section D II.N. of the Agreement), environmental remediation, and asbestos R abatement as required by State and Federal law. 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. 2. 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. Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 4 3. Not less than 50% by area of the real property within the District is in need of rehabilitation or conservation work as defined by Wis. Stat. § 66.1337(2m)(a). 4. Based on the foregoing finding, the District is designated as a district in need of rehabilitation or conservation. 5. The Project Costs relate directly to the rehabilitation or conservation of property and improvements in the District, consistent with the purpose for which the District is created. 6. 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. 7. 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. T 8. 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). AF 9. That there are no parcels to be included within the District that were annexed by the City within the preceding three-year period. 10. The Plan for the District is feasible and is in conformity with the Master Plan of the City. DR Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 5 SECTION 2: Preliminary Map of Proposed District Boundary Map Found on Following Page. T AF DR Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 6  T AF DR Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 7  T AF DR Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 8 SECTION 3: Map Showing Existing Uses and Conditions Map Found on Following Page. T AF DR Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 9  T AF DR Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 10 SECTION 4: Preliminary Parcel List and Analysis The District will consist of a single parcel as identified in the below tables: Parcel Data Acres Rehab/ Parcel Address Owner Acres Rehab/ Conservation Number Conservation Condition 21-1229 0 DEUCHERT ST BROADWAY REALTY LLC 10.10 10.10 Condition 3 TOTALS 10.10 10.10 Percentage of TID Area Designated as in Need of Rehabilitation or Conservation (at least 50%) 100% The parcel will require the installation of streets, utilities, and other T improvements necessary for carrying out the objectives of the urban renewal project, thereby qualifying the parcel as in need of rehabilitation or conservation. AF Calculation of Estimated Base Value Parcel Land Assessed Value Improvement 1 Total Land Equalized Value2 Improvement Total 21-1229 TOTALS DR 493,400 493,400 0 0 493,400 493,400 617,900 617,900 0 0 617,900 617,900 1) Estimated based on values as of January 1, 2024. Actual base value will be as of January 1, 2025. 2) Calculation based on aggregate assessment ratio of 79.85%. Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 11 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 value increment 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, 2024) $ 10,834,009,900 TID Valuation Limit @ 12% of Above Value $ 1,300,081,188 Calculation of Value Subject to Limit Estimated Base Value of Territory to be Included in District $ 617,900 T Incremental Value of Existing Districts (Jan. 1, 2024) Total Value Subject to 12% Valuation Limit $ $ 771,458,500 772,076,400 AF Total Percentage of TID IN Equalized Value Residual Value Capacity of TID IN Equalized Value $ 7.13% 528,004,788 The equalized value of the increment of existing tax incremental districts within the City, plus the base value of the proposed District, totals $772,076,400. This value is less than the maximum of $1,300,081,188 in equalized value that is D permitted for the City. R Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 12 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. T 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, AF 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 D 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 R 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. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 13 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 T public infrastructure. Costs incurred by the City to identify, negotiate and acquire rights-of-way are eligible Project Costs. Acquisition of Easements AF 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 D eligible Project Costs. R 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. Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 14 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. 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 T provide for proper site elevations. Expenses incurred by the City for site grading are eligible Project Costs. Utilities AF 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 D Costs include, but are not limited to, construction, alteration, rebuilding or expansion of: collection mains; manholes and cleanouts; service laterals; force R 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 Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 15 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 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. Stormwater 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 T stormwater management infrastructure within the District. Eligible Project Costs include, but are not limited to, construction, alteration, rebuilding or AF 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 D corresponding to the benefit allocated to land within the District, and necessitated by the implementation of the Project Plan, are eligible Project R 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. Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 16 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. 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 T include, but are not limited to: excavation; removal or placement of fill; construction of road base; asphalt or concrete paving or repaving; installation AF 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 D To attract development consistent with the objectives of this Plan, the City may R 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. Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 17 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. Contribution to Redevelopment Authority (RDA) As provided for in Wis. Stat. § 66.1105(2)(f)1.h and Wis. Stat. § 66.1333(13), the City may provide funds to its RDA to be used for administration, planning operations, and capital costs, including but not limited to real property acquisition, related to the purposes for which it was established in furtherance of any redevelopment or urban renewal project. Funds provided to the RDA for this purpose are eligible Project Costs. T Revolving Loan/Grant Program (Development Incentives) AF To encourage private development consistent with the objectives of this Plan, the City, through its RDA, may provide loans or grants to eligible property owners in the District. Eligible improvements will be those that are likely to improve the value of the property, enhance the visual appearance of the property and surrounding area, correct safety deficiencies, or as otherwise D specified by the RDA in the program manual. Any funds returned to the RDA from the repayment of loans made are not considered revenues to the District, R and will not be used to offset District Project Costs. Instead, these funds may be placed into a revolving fund and will continue to be used for the program purposes stated above. Any funds provided to the RDA for purposes of implementing this program are considered eligible Project Costs. Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 18 Miscellaneous 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 other infrastructure adjacent to or within a half-mile of the District to accommodate traffic resulting from the Project. 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 T contribution to the projects to match costs to the benefit provided to the District. Danz Park Shelter Ballfield 1 AF Baird Creek Trail Resurfacing Other Trail Improvements Roller Hockey Court $250,000 $350,000 $400,000 $50,000 $250,000 D Henry St Bridge over Baird Creek Danz Avenue - Deckner Avenue to Newberry Avenue R Wesley Avenue - S Danz Avenue to 1/2 mile boundary Morning Star Trail - Newberry Avenue to 1/2 mile boundary Skyline Boulevard (ES)- Bretcoe Drive to 1/2 mile boundary Skyline Boulevard (WS) - Oakdale Avenue to 1/2 mile $1,700,000 $511,600 $312,000 $60,000 $385,600 $120,000 boundary Skyline Boulevard - Newberry Avenue to Oakdale Avenue $140,000 Bretcoe Drive - Skyline Boulevard (W) to 1/2 mile boundary $260,000 Newberry Avenue - 1/2 mile boundary to Reimer Street $352,000 Oakdale Avenue - Jacob Street to Lau Street $128,000 Schober Street - Newberry Avenue to Deckner Avenue $518,400 Reimer Street - Newberry Avenue to Deckner Avenue $516,400 Huth Street - Newberry Avenue to Deckner Avenue $516,400 Deuchert Street - District Boundary to N Danz Avenue $56,000 Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 19 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. 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. Costs allocated will bear a direct connection to the time spent by City T employees relating to the implementation of the Plan. Financing Costs AF 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. DR Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 20 SECTION 7: Map Showing Proposed Improvements and Uses Map Found on Following Page. T AF DR Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 21  The City has identified funds for development incentives for the qualified development project on parcel 21-1229. Further, the City will incur administrative and other professional service expenses in the implementation of this Project Plan. T AF DR Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 22  T AF DR Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 23 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. T AF DR Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 24 Project Est. Cost ID Project Name/Type Phase I Future Ongoing Totals 1/2 Mile Est. Timing 1 Pay As You Go ("PAYGO") Development Incentives1 2,000,000 2,000,000 2025-2041 2 1/2 Mile Improvements2 2a Danz Park Shelter 250,000 250,000 250,000 TBD Ballfield 1 350,000 350,000 350,000 TBD Baird Creek Trail Resurfacing 400,000 400,000 400,000 TBD Other Trail Improvements 50,000 50,000 50,000 TBD Roller Hockey Court 250,000 250,000 250,000 TBD 2b Henry St Bridge over Baird Creek 1,700,000 1,700,000 1,700,000 TBD 2c S Danz Avenue - Deckner Avenue to Newberry Avenue 511,600 511,600 511,600 TBD 2d 2e 2f 2g Wesley Avenue - S Danz Avenue to 1/2 mile boundary Morning Star Trail - Newberry Avenue to 1/2 mile boundary Skyline Boulevard (ES)- Bretcoe Drive to 1/2 mile boundary Skyline Boulevard (WS) - Oakdale Avenue to 1/2 mile boundary T 312,000 60,000 385,600 120,000 312,000 60,000 385,600 120,000 312,000 60,000 385,600 120,000 TBD TBD TBD TBD 2h 2m 2i 2j 2k 2l 2n Oakdale Avenue - Jacob Street to Lau Street Huth Street - Newberry Avenue to Deckner Avenue AF Skyline Boulevard - Newberry Avenue to Oakdale Avenue Bretcoe Drive - Skyline Boulevard (W) to 1/2 mile boundary Newberry Avenue - 1/2 mile boundary to Reimer Street Schober Street - Newberry Avenue to Deckner Avenue Reimer Street - Newberry Avenue to Deckner Avenue 140,000 260,000 352,000 128,000 518,400 516,400 516,400 140,000 260,000 352,000 128,000 518,400 516,400 516,400 140,000 260,000 352,000 128,000 518,400 516,400 516,400 TBD TBD TBD TBD TBD TBD TBD 3 2o Total Projects R Deuchert Street - District Boundary to N Danz Avenue Ongoing Planning & Administrative Costs 2,000,000 56,000 6,876,400 464,309 464,309 56,000 464,309 9,340,709 56,000 6,876,400 TBD 2025-2053 Notes: D 1) Represents the Tax Incentive Cap per Section III.C.2 of Development Agreement 2025-03. The actual incentive may be lower if or the total amount of Qualified Expenses incurred is less than $2.00 million. 2)The City may need to make improvements to streets and other infrastructure adjacent to or within a half-mile of the District to accommodate traffic resulting from the Project. 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. Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 25 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 $11.28 million in incremental value by January 1, 2028. Estimated valuations and timing for T construction of the Project are included in Table 1. Assuming the City’s current equalized TID Interim tax rate of $17.32 per thousand of equalized value decreases 0.50% annually and values increase 1.00% annually from economic AF appreciation, the Project would generate $5.13 million in incremental tax revenue over the 27-year term of the District as shown in Table 2. DR Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 26  Table 1 – Development Assumptions Construction Broadway Realty, Construction Annual Total Year LLC Year 1 2025 0 2025 1 2 2026 0 2026 2 3 2027 11,280,000 11,280,000 2027 3 4 2028 0 2028 4 5 2029 0 2029 5 6 2030 0 2030 6 7 2031 0 2031 7 8 2032 0 2032 8 9 2033 0 2033 9 10 2034 0 2034 10 11 2035 0 2035 11 12 13 14 2036 2037 2038 T 0 0 0 2036 2037 2038 12 13 14 15 16 17 18 19 20 2039 2040 2041 2042 2043 2044 AF 0 0 0 0 0 0 2039 2040 2041 2042 2043 2044 15 16 17 18 19 20 D 21 22 23 24 25 26 27 R 2045 2046 2047 2048 2049 2050 2051 0 0 0 0 0 0 0 2045 2046 2047 2048 2049 2050 2051 21 22 23 24 25 26 27 Totals 11,280,000 11,280,000 Notes: 1) Development Agreement 2025-04 estimated the assessed value of the property to be $9,500,000 after completion. Represents the equalized value increase using the 2024 aggregate ratio of 79.85% and deducting the estimated base value of $617,900. Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 27  Table 2 – Tax Increment Projection Worksheet Type of District Rehabilitation Base Value 617,900 District Creation Date September 16, 2025 Economic Change Factor 1.00% Valuation Date Jan 1, 2025 Apply to Base Value Max Life (Years) 27 Base Tax Rate $17.41 End of Expenditure Period 22 9/16/2047 Rate Adjustment Factor -0.50% Revenue Periods/Final Year 27 2053 Extension Eligibility/Years Yes 3 Eligible Recipient District Yes Construction Valuation Economic Total Revenue Year Value Added Year Change Increment Year Tax Rate1 Tax Increment 1 2025 0 2026 0 0 2027 $17.32 0 2 2026 0 2027 0 0 2028 $17.23 0 3 2027 11,280,000 2028 0 11,280,000 2029 $17.15 193,415 4 2028 0 2029 112,800 11,392,800 2030 $17.06 194,373 5 2029 0 2030 113,928 11,506,728 2031 $16.98 195,335 6 2030 0 2031 115,067 11,621,795 2032 $16.89 196,302 7 2031 0 2032 116,218 11,738,013 2033 $16.81 197,273 8 9 10 11 2032 2033 2034 2035 0 0 0 0 2033 2034 2035 2036 T 117,380 118,554 119,739 120,937 11,855,393 2034 11,973,947 2035 12,093,687 2036 12,214,624 2037 $16.72 $16.64 $16.56 $16.47 198,250 199,231 200,217 201,208 12 13 14 15 16 17 18 19 2036 2037 2038 2039 2040 2041 2042 2043 0 0 0 0 0 0 0 0 AF2037 2038 2039 2040 2041 2042 2043 2044 122,146 123,368 124,601 125,847 127,106 128,377 129,661 130,957 12,336,770 2038 12,460,138 2039 12,584,739 2040 12,710,586 2041 12,837,692 2042 12,966,069 2043 13,095,730 2044 13,226,687 2045 $16.39 $16.31 $16.23 $16.15 $16.07 $15.98 $15.90 $15.83 202,204 203,205 204,211 205,222 206,238 207,259 208,285 209,316 20 21 22 23 24 25 26 27 DR 2044 2045 2046 2047 2048 2049 2050 2051 0 0 0 0 0 0 0 0 2045 2046 2047 2048 2049 2050 2051 2052 132,267 133,590 134,925 136,275 137,637 139,014 140,404 141,808 13,358,954 2046 13,492,544 2047 13,627,469 2048 13,763,744 2049 13,901,381 2050 14,040,395 2051 14,180,799 2052 14,322,607 2053 $15.75 $15.67 $15.59 $15.51 $15.43 $15.36 $15.28 $15.20 210,352 211,393 212,440 213,491 214,548 215,610 216,677 217,750 Totals 11,280,000 3,042,607 Future Value of Increment 5,133,805 Notes: 1) Tax rate shown is actual 2024/2025 rate per DOR Form PC-202 (Tax Increment Collection Worksheet). Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 28 Financing and Implementation The District’s primary expenditures will be development incentives. Incentives will be provided on a PAYGO basis from the tax increment generated by the Project and such incentives may be structured in one or more phases. PAYGO payments will be made from and strictly limited to the tax increments generated by the District. The PAYGO incentives are not considered City debt nor will the City appropriate funds to make PAYGO 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 T (Table 3), the District is projected to accumulate sufficient funds by the year 2040 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 AF on actual Project Costs incurred and the actual amount of tax increments collected. DR Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 29  Table 3 – Cash Flow Projected Revenues Projected Expenditures Balances MRO #1 2025 Tax Total Broadway Realty, LLC1 Ongoing Planning Total Liabilities Year Increments Revenues $2,000,000 & Administration Expenditures Annual Cumulative Outstanding Year 2025 0 35,000 35,000 (35,000) (35,000) 2,000,000 2025 2026 0 10,000 10,000 (10,000) (45,000) 2,000,000 2026 2027 0 0 10,300 10,300 (10,300) (55,300) 2,000,000 2027 2028 0 0 10,609 10,609 (10,609) (65,909) 2,000,000 2028 2029 193,415 193,415 154,732 10,927 165,659 27,756 (38,153) 1,845,268 2029 2030 194,373 194,373 155,498 11,255 166,753 27,619 (10,534) 1,689,770 2030 2031 2032 2033 2034 2035 195,335 196,302 197,273 198,250 199,231 195,335 196,302 197,273 198,250 199,231 156,268 157,041 157,819 158,600 159,385 T11,593 11,941 12,299 12,668 13,048 167,861 168,982 170,117 171,268 172,433 27,474 27,320 27,156 26,982 26,799 16,940 44,260 71,416 98,398 125,197 1,533,502 1,376,461 1,218,642 1,060,042 900,657 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 200,217 201,208 202,204 203,205 204,211 205,222 206,238 207,259 208,285 200,217 201,208 202,204 203,205 204,211 205,222 206,238 207,259 208,285 AF 160,174 160,967 161,764 162,564 163,369 91,819 0 13,439 13,842 14,258 14,685 15,126 15,580 16,047 16,528 17,024 173,613 174,809 176,021 177,250 178,495 107,399 16,047 16,528 17,024 26,604 26,399 26,183 25,956 25,716 97,823 190,191 190,730 191,260 151,801 178,201 204,384 230,340 256,056 353,879 544,070 734,800 926,061 740,483 579,516 417,753 255,188 91,819 0 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 2046 2047 2048 2049 2050 209,316 210,352 211,393 212,440 213,491 214,548 R 209,316 210,352 211,393 212,440 213,491 214,548 17,535 18,061 18,603 19,161 19,736 20,328 17,535 18,061 18,603 19,161 19,736 20,328 191,781 192,291 192,790 193,278 193,755 194,220 1,117,841 1,310,132 1,502,922 1,696,201 1,889,956 2,084,176 2045 2046 2047 2048 2049 2050 2051 2052 2053 Totals Notes: D 215,610 216,677 217,750 5,133,805 215,610 216,677 217,750 5,133,805 2,000,000 20,938 21,566 22,213 464,309 20,938 21,566 22,213 2,464,309 194,672 195,111 195,537 2,278,848 2,473,959 2,669,496 PROJECTED CLOSURE YEAR 2051 2052 2053 Totals 1) The Developer will receive 80% of the annual tax increment generated by the project up to a total incentive of $2,000,000 or the actual amount of Qualified Expenses incurred if such costs are less than $2,000,000. LEGEND: CALLABLE MATURITIES END OF EXP. PERIOD Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 30 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: T AF Proposed Changes of Zoning Ordinances, Master Plan, Map, Building Codes and City Ordinances Zoning Ordinances D The proposed Plan is in general conformance with the City’s current zoning ordinances. Individual properties may require rezoning at the time of R 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 medium / high density housing. 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. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 31 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 T promote the orderly development of the City by rehabilitating and conserving property through the provision of appropriate financial incentives for private development projects. Through use of tax increment financing, the City can AF attract new investment that results in increased tax base. Development will occur in an orderly fashion in accordance with approved plans so that the Project 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 short-term construction related job creation related to housing development, ongoing employment for jobs in maintenance, D landscaping, etc., increased retail and service demand, provision of new housing units to address a shortage in the City, additional school district R revenue, and the expansion of City and utility infrastructure. Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 32 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. • T 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 AF fees, grants, special assessments, or revenues other than tax increments. No improvements to be made within the District will benefit property outside the District. Furthermore, there will be no improvements made outside the District that will only partially benefit the District. DR Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 33 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. T AF DR Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 34 NEED WET SIGNATURE & DATED LEGAL OPINION ON ATTORNEY LETTERHEAD SAMPLE Mayor City of Green Bay 100 N Jefferson St Green Bay, Wisconsin 54301 RE: Project Plan for Tax Incremental District No. 32 Dear Mayor: Wisconsin Statute 66.1105(4)(f) requires that a project plan for a tax incremental financing district include an opinion provided by the City Attorney T advising as to whether the plan is complete and complies with Wisconsin Statute 66.1105. AF As City Attorney for the City of Green Bay, I have been asked to review the above-referenced project plan for compliance with the applicable statutory requirements. Based upon my review, in my opinion, the Project Plan for the City of Green Bay Tax Incremental District No. 32 is complete and complies with the provisions of Wisconsin Statute 66.1105. D Sincerely, R City Attorney Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 35 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 2024/2025 levy year. Northeast Revenue City of Green Green Bay Area Wisconsin Tech. Revenue Year Brown County Bay School District College Total Year 2027 0 0 0 0 0 2027 2028 0 0 0 0 0 2028 2029 2030 2031 30,112 30,261 30,411 72,068 72,425 72,784 T 84,978 85,398 85,821 6,257 6,288 6,319 193,415 194,373 195,335 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 30,562 30,713 30,865 31,018 31,171 31,326 31,481 AF 73,144 73,506 73,870 74,235 74,603 74,972 75,343 86,246 86,673 87,102 87,533 87,966 88,402 88,839 6,350 6,382 6,413 6,445 6,477 6,509 6,541 196,302 197,273 198,250 199,231 200,217 201,208 202,204 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 DR 31,637 31,793 31,951 32,109 32,268 32,427 32,588 75,716 76,091 76,468 76,846 77,227 77,609 77,993 89,279 89,721 90,165 90,611 91,060 91,511 91,964 6,574 6,606 6,639 6,672 6,705 6,738 6,771 203,205 204,211 205,222 206,238 207,259 208,285 209,316 2039 2040 2041 2042 2043 2044 2045 2046 32,749 78,379 92,419 6,805 210,352 2046 2047 32,911 78,767 92,876 6,838 211,393 2047 2048 33,074 79,157 93,336 6,872 212,440 2048 2049 33,238 79,549 93,798 6,906 213,491 2049 2050 33,403 79,943 94,262 6,941 214,548 2050 2051 33,568 80,338 94,729 6,975 215,610 2051 2052 33,734 80,736 95,198 7,009 216,677 2052 2053 33,901 81,136 95,669 7,044 217,750 2053 Totals 799,272 1,912,904 2,255,554 166,076 5,133,805 Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 36  Report to the Redevelopment Authority of the City of Green Bay MEETING DATE PREPARED BY August 12, 2025 Rebecca Finco, Staff AGENDA ITEM # F.1 Consideration with possible action on a Resolution Establishing the Boundaries of and Approving the Project Plan for Tax Incremental District Thirty-Two (TID 32): The Pines. BACKGROUND Tax Incremental District Thirty-Two (TID 32) is a proposed In Need of Rehabilitation or Conservation District comprising approximately 10.10 acres of property located in the eastern central portion of the City at 0 Deuchert St, generally bounded by N Danz Ave to the east, N Bader St to the south, Highland Park Ave to the west, and Morrow St to the north. The District will be created to pay the costs of development incentives needed to support the infill development of 41 single-family homes by Broadway Realty, LLC. Eligible project costs include development incentives, property acquisition, site preparation activities, utility and infrastructure improvements, street and streetscape improvements, and administration. Proposed costs include projects within the proposed boundary and within a one-half (1/2) mile radius of the proposed boundary of the TID. In accordance with the Comprehensive Plan, the City of Green Bay ("City") and Redevelopment Authority of the City of Green Bay ("RDA") seek to create a more safe, productive, accessible, and innovative community in order to generate economic activity and tax base. City staff have concluded that the property is not attaining its highest and best land use based on the Comprehensive Plan. But for the creation of a Tax Increment District ("TID"), the future land use identified in the Comprehensive Plan would not occur in the manner desired by the City and RDA. RECOMMENDATION Recommend the RDA adopt a resolution to establish Tax Incremental District Thirty-Two (TID 32): The Pines and adopt the Project Plan. FISCAL IMPACT A fiscal impact analysis has been included as part of the draft Project Plan and will be discussed at the meeting. ATTACHMENTS 1. DRAFT TID 32 Project Plan 07.22.25 2. TID 32 - Boundary 3. TID 32 RDA Resolution 8.12.25 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov August 12, 2025 PROJECT PLAN City of Green Bay, Wisconsin Tax Incremental District No. 32 The Pines T Prepared by: AF Ehlers D N19W24400 Riverwood Drive, R Suite 100 Waukesha, WI 53188 BUILDING COMMUNITIES. IT’S WHAT WE DO.  KEY DATES Organizational Joint Review Board Meeting Held: August 12th, 2025 Public Hearing Held: August 12th, 2025 Consideration by RDA: August 12th, 2025 Consideration by Common Council: September 16th, 2025 Consideration by the Joint Review Board: Scheduled for 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 T Equalized Value Test ................................................................................................................................. 12 Statement Listing the Kind, Number and Location of All Proposed Public Works or AF Improvements Within the District ....................................................................................................... 13 Map Showing Proposed Improvements and Uses ........................................................................ 21 Detailed List of Estimated Project Costs ......................................................................................... 24 Economic Feasibility Study, Description of the Methods of Financing Estimated Project Costs and the Time When Related Costs or Monetary Obligations are to be D Incurred .......................................................................................................................................................... 26 Annexed Property ...................................................................................................................................... 31 R Estimate of Property to Be Devoted to Retail Business ............................................................ 31 Proposed Changes of Zoning Ordinances, Master Plan, Map, Building Codes and City Ordinances ..................................................................................................................................................... 31 Statement of the Proposed Method for the Relocation of any Persons to be Displaced ........................................................................................................................................................................... 32 How Creation of the Tax Incremental District Promotes the Orderly Development of the City ........................................................................................................................................................... 32 List of Estimated Non-Project Costs ................................................................................................. 33 Legal Opinion Advising Whether the Plan is Complete and Complies with Wis. Stat. § 66.1105(4)(f) ................................................................................................................................................. 34 Calculation of the Share of Projected Tax Increments Estimated to be Paid by the Owners of Property in the Overlying Taxing Jurisdictions...................................................... 36 Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 2 SECTION 1: Executive Summary DESCRIPTION OF DISTRICT Tax Incremental District (“TID”) No. 32 (“District”) is a proposed In Need of Rehabilitation or Conservation District comprising approximately 10.10 acres located in the eastern central portion of the City generally bounded by N Danz Ave to the east, N Bader St to the south, Highland Park Ave to the west, and Morrow St to the north. The District will be created to pay the costs of development incentives needed to support the infill development of 41 single- family homes (the “Project”) by Broadway Realty, LLC (the “Developer”). In addition to the incremental property value that will be created, the City expects short-term construction related job creation related to housing development, ongoing employment for jobs in maintenance, landscaping, etc., increased retail and service demand, provision of new housing units to address a shortage in T the City, additional school district revenue, and the expansion of City and utility infrastructure. AUTHORITY AF 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 $2.46 million (“Project Costs”) to undertake the projects listed in this Project Plan (“Plan”). D Project Costs include an estimated $2.00 million in Pay As You Go (“PAYGO”) developer incentives and $464 thousand in ongoing planning and R administrative costs. The City may also incur future costs for additional public infrastructure and right of way improvements within the District, but no such costs are known at the point of District creation. The Plan includes an additional estimated $6.88 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 Sections 6 and 8 of this Plan, but such 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 $11.28 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 Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 3 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 14 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 Developer will incur costs to redevelop the property within the District that are not expected to be fully recovered through sale or rent while also T generating market-appropriate investor returns. The City has evaluated a request from the Developer for Tax Incremental Financing (“TIF”) assistance and confirmed that the public investment is necessary, and that “but for” AF that investment, the related redevelopment will not occur. The development incentives included in this Plan are based on the approved Development Agreement 2025-04 (the “Agreement”) which prescribed the incentive would be provided on a PAYGO basis to assist with the costs associated with the construction of Public Improvements (defined in Section D II.N. of the Agreement), environmental remediation, and asbestos R abatement as required by State and Federal law. 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. 2. 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. Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 4 3. Not less than 50% by area of the real property within the District is in need of rehabilitation or conservation work as defined by Wis. Stat. § 66.1337(2m)(a). 4. Based on the foregoing finding, the District is designated as a district in need of rehabilitation or conservation. 5. The Project Costs relate directly to the rehabilitation or conservation of property and improvements in the District, consistent with the purpose for which the District is created. 6. 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. 7. 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. T 8. 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). AF 9. That there are no parcels to be included within the District that were annexed by the City within the preceding three-year period. 10. The Plan for the District is feasible and is in conformity with the Master Plan of the City. DR Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 5 SECTION 2: Preliminary Map of Proposed District Boundary Map Found on Following Page. T AF DR Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 6  T AF DR Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 7  T AF DR Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 8 SECTION 3: Map Showing Existing Uses and Conditions Map Found on Following Page. T AF DR Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 9  T AF DR Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 10 SECTION 4: Preliminary Parcel List and Analysis The District will consist of a single parcel as identified in the below tables: Parcel Data Acres Rehab/ Parcel Address Owner Acres Rehab/ Conservation Number Conservation Condition 21-1229 0 DEUCHERT ST BROADWAY REALTY LLC 10.10 10.10 Condition 3 TOTALS 10.10 10.10 Percentage of TID Area Designated as in Need of Rehabilitation or Conservation (at least 50%) 100% The parcel will require the installation of streets, utilities, and other T improvements necessary for carrying out the objectives of the urban renewal project, thereby qualifying the parcel as in need of rehabilitation or conservation. AF Calculation of Estimated Base Value Parcel Land Assessed Value Improvement 1 Total Land Equalized Value2 Improvement Total 21-1229 TOTALS DR 493,400 493,400 0 0 493,400 493,400 617,900 617,900 0 0 617,900 617,900 1) Estimated based on values as of January 1, 2024. Actual base value will be as of January 1, 2025. 2) Calculation based on aggregate assessment ratio of 79.85%. Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 11 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 value increment 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, 2024) $ 10,834,009,900 TID Valuation Limit @ 12% of Above Value $ 1,300,081,188 Calculation of Value Subject to Limit Estimated Base Value of Territory to be Included in District $ 617,900 T Incremental Value of Existing Districts (Jan. 1, 2024) Total Value Subject to 12% Valuation Limit $ $ 771,458,500 772,076,400 AF Total Percentage of TID IN Equalized Value Residual Value Capacity of TID IN Equalized Value $ 7.13% 528,004,788 The equalized value of the increment of existing tax incremental districts within the City, plus the base value of the proposed District, totals $772,076,400. This value is less than the maximum of $1,300,081,188 in equalized value that is D permitted for the City. R Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 12 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. T 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, AF 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 D 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 R 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. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 13 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 T public infrastructure. Costs incurred by the City to identify, negotiate and acquire rights-of-way are eligible Project Costs. Acquisition of Easements AF 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 D eligible Project Costs. R 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. Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 14 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. 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 T provide for proper site elevations. Expenses incurred by the City for site grading are eligible Project Costs. Utilities AF 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 D Costs include, but are not limited to, construction, alteration, rebuilding or expansion of: collection mains; manholes and cleanouts; service laterals; force R 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 Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 15 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 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. Stormwater 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 T stormwater management infrastructure within the District. Eligible Project Costs include, but are not limited to, construction, alteration, rebuilding or AF 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 D corresponding to the benefit allocated to land within the District, and necessitated by the implementation of the Project Plan, are eligible Project R 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. Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 16 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. 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 T include, but are not limited to: excavation; removal or placement of fill; construction of road base; asphalt or concrete paving or repaving; installation AF 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 D To attract development consistent with the objectives of this Plan, the City may R 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. Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 17 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. Contribution to Redevelopment Authority (RDA) As provided for in Wis. Stat. § 66.1105(2)(f)1.h and Wis. Stat. § 66.1333(13), the City may provide funds to its RDA to be used for administration, planning operations, and capital costs, including but not limited to real property acquisition, related to the purposes for which it was established in furtherance of any redevelopment or urban renewal project. Funds provided to the RDA for this purpose are eligible Project Costs. T Revolving Loan/Grant Program (Development Incentives) AF To encourage private development consistent with the objectives of this Plan, the City, through its RDA, may provide loans or grants to eligible property owners in the District. Eligible improvements will be those that are likely to improve the value of the property, enhance the visual appearance of the property and surrounding area, correct safety deficiencies, or as otherwise D specified by the RDA in the program manual. Any funds returned to the RDA from the repayment of loans made are not considered revenues to the District, R and will not be used to offset District Project Costs. Instead, these funds may be placed into a revolving fund and will continue to be used for the program purposes stated above. Any funds provided to the RDA for purposes of implementing this program are considered eligible Project Costs. Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 18 Miscellaneous 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 other infrastructure adjacent to or within a half-mile of the District to accommodate traffic resulting from the Project. 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 T contribution to the projects to match costs to the benefit provided to the District. Danz Park Shelter Ballfield 1 AF Baird Creek Trail Resurfacing Other Trail Improvements Roller Hockey Court $250,000 $350,000 $400,000 $50,000 $250,000 D Henry St Bridge over Baird Creek Danz Avenue - Deckner Avenue to Newberry Avenue R Wesley Avenue - S Danz Avenue to 1/2 mile boundary Morning Star Trail - Newberry Avenue to 1/2 mile boundary Skyline Boulevard (ES)- Bretcoe Drive to 1/2 mile boundary Skyline Boulevard (WS) - Oakdale Avenue to 1/2 mile $1,700,000 $511,600 $312,000 $60,000 $385,600 $120,000 boundary Skyline Boulevard - Newberry Avenue to Oakdale Avenue $140,000 Bretcoe Drive - Skyline Boulevard (W) to 1/2 mile boundary $260,000 Newberry Avenue - 1/2 mile boundary to Reimer Street $352,000 Oakdale Avenue - Jacob Street to Lau Street $128,000 Schober Street - Newberry Avenue to Deckner Avenue $518,400 Reimer Street - Newberry Avenue to Deckner Avenue $516,400 Huth Street - Newberry Avenue to Deckner Avenue $516,400 Deuchert Street - District Boundary to N Danz Avenue $56,000 Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 19 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. 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. Costs allocated will bear a direct connection to the time spent by City T employees relating to the implementation of the Plan. Financing Costs AF 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. DR Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 20 SECTION 7: Map Showing Proposed Improvements and Uses Map Found on Following Page. T AF DR Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 21  The City has identified funds for development incentives for the qualified development project on parcel 21-1229. Further, the City will incur administrative and other professional service expenses in the implementation of this Project Plan. T AF DR Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 22  T AF DR Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 23 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. T AF DR Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 24 Project Est. Cost ID Project Name/Type Phase I Future Ongoing Totals 1/2 Mile Est. Timing 1 Pay As You Go ("PAYGO") Development Incentives1 2,000,000 2,000,000 2025-2041 2 1/2 Mile Improvements2 2a Danz Park Shelter 250,000 250,000 250,000 TBD Ballfield 1 350,000 350,000 350,000 TBD Baird Creek Trail Resurfacing 400,000 400,000 400,000 TBD Other Trail Improvements 50,000 50,000 50,000 TBD Roller Hockey Court 250,000 250,000 250,000 TBD 2b Henry St Bridge over Baird Creek 1,700,000 1,700,000 1,700,000 TBD 2c S Danz Avenue - Deckner Avenue to Newberry Avenue 511,600 511,600 511,600 TBD 2d 2e 2f 2g Wesley Avenue - S Danz Avenue to 1/2 mile boundary Morning Star Trail - Newberry Avenue to 1/2 mile boundary Skyline Boulevard (ES)- Bretcoe Drive to 1/2 mile boundary Skyline Boulevard (WS) - Oakdale Avenue to 1/2 mile boundary T 312,000 60,000 385,600 120,000 312,000 60,000 385,600 120,000 312,000 60,000 385,600 120,000 TBD TBD TBD TBD 2h 2m 2i 2j 2k 2l 2n Oakdale Avenue - Jacob Street to Lau Street Huth Street - Newberry Avenue to Deckner Avenue AF Skyline Boulevard - Newberry Avenue to Oakdale Avenue Bretcoe Drive - Skyline Boulevard (W) to 1/2 mile boundary Newberry Avenue - 1/2 mile boundary to Reimer Street Schober Street - Newberry Avenue to Deckner Avenue Reimer Street - Newberry Avenue to Deckner Avenue 140,000 260,000 352,000 128,000 518,400 516,400 516,400 140,000 260,000 352,000 128,000 518,400 516,400 516,400 140,000 260,000 352,000 128,000 518,400 516,400 516,400 TBD TBD TBD TBD TBD TBD TBD 3 2o Total Projects R Deuchert Street - District Boundary to N Danz Avenue Ongoing Planning & Administrative Costs 2,000,000 56,000 6,876,400 464,309 464,309 56,000 464,309 9,340,709 56,000 6,876,400 TBD 2025-2053 Notes: D 1) Represents the Tax Incentive Cap per Section III.C.2 of Development Agreement 2025-03. The actual incentive may be lower if or the total amount of Qualified Expenses incurred is less than $2.00 million. 2)The City may need to make improvements to streets and other infrastructure adjacent to or within a half-mile of the District to accommodate traffic resulting from the Project. 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. Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 25 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 $11.28 million in incremental value by January 1, 2028. Estimated valuations and timing for T construction of the Project are included in Table 1. Assuming the City’s current equalized TID Interim tax rate of $17.32 per thousand of equalized value decreases 0.50% annually and values increase 1.00% annually from economic AF appreciation, the Project would generate $5.13 million in incremental tax revenue over the 27-year term of the District as shown in Table 2. DR Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 26  Table 1 – Development Assumptions Construction Broadway Realty, Construction Annual Total Year LLC Year 1 2025 0 2025 1 2 2026 0 2026 2 3 2027 11,280,000 11,280,000 2027 3 4 2028 0 2028 4 5 2029 0 2029 5 6 2030 0 2030 6 7 2031 0 2031 7 8 2032 0 2032 8 9 2033 0 2033 9 10 2034 0 2034 10 11 2035 0 2035 11 12 13 14 2036 2037 2038 T 0 0 0 2036 2037 2038 12 13 14 15 16 17 18 19 20 2039 2040 2041 2042 2043 2044 AF 0 0 0 0 0 0 2039 2040 2041 2042 2043 2044 15 16 17 18 19 20 D 21 22 23 24 25 26 27 R 2045 2046 2047 2048 2049 2050 2051 0 0 0 0 0 0 0 2045 2046 2047 2048 2049 2050 2051 21 22 23 24 25 26 27 Totals 11,280,000 11,280,000 Notes: 1) Development Agreement 2025-04 estimated the assessed value of the property to be $9,500,000 after completion. Represents the equalized value increase using the 2024 aggregate ratio of 79.85% and deducting the estimated base value of $617,900. Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 27  Table 2 – Tax Increment Projection Worksheet Type of District Rehabilitation Base Value 617,900 District Creation Date September 16, 2025 Economic Change Factor 1.00% Valuation Date Jan 1, 2025 Apply to Base Value Max Life (Years) 27 Base Tax Rate $17.41 End of Expenditure Period 22 9/16/2047 Rate Adjustment Factor -0.50% Revenue Periods/Final Year 27 2053 Extension Eligibility/Years Yes 3 Eligible Recipient District Yes Construction Valuation Economic Total Revenue Year Value Added Year Change Increment Year Tax Rate1 Tax Increment 1 2025 0 2026 0 0 2027 $17.32 0 2 2026 0 2027 0 0 2028 $17.23 0 3 2027 11,280,000 2028 0 11,280,000 2029 $17.15 193,415 4 2028 0 2029 112,800 11,392,800 2030 $17.06 194,373 5 2029 0 2030 113,928 11,506,728 2031 $16.98 195,335 6 2030 0 2031 115,067 11,621,795 2032 $16.89 196,302 7 2031 0 2032 116,218 11,738,013 2033 $16.81 197,273 8 9 10 11 2032 2033 2034 2035 0 0 0 0 2033 2034 2035 2036 T 117,380 118,554 119,739 120,937 11,855,393 2034 11,973,947 2035 12,093,687 2036 12,214,624 2037 $16.72 $16.64 $16.56 $16.47 198,250 199,231 200,217 201,208 12 13 14 15 16 17 18 19 2036 2037 2038 2039 2040 2041 2042 2043 0 0 0 0 0 0 0 0 AF2037 2038 2039 2040 2041 2042 2043 2044 122,146 123,368 124,601 125,847 127,106 128,377 129,661 130,957 12,336,770 2038 12,460,138 2039 12,584,739 2040 12,710,586 2041 12,837,692 2042 12,966,069 2043 13,095,730 2044 13,226,687 2045 $16.39 $16.31 $16.23 $16.15 $16.07 $15.98 $15.90 $15.83 202,204 203,205 204,211 205,222 206,238 207,259 208,285 209,316 20 21 22 23 24 25 26 27 DR 2044 2045 2046 2047 2048 2049 2050 2051 0 0 0 0 0 0 0 0 2045 2046 2047 2048 2049 2050 2051 2052 132,267 133,590 134,925 136,275 137,637 139,014 140,404 141,808 13,358,954 2046 13,492,544 2047 13,627,469 2048 13,763,744 2049 13,901,381 2050 14,040,395 2051 14,180,799 2052 14,322,607 2053 $15.75 $15.67 $15.59 $15.51 $15.43 $15.36 $15.28 $15.20 210,352 211,393 212,440 213,491 214,548 215,610 216,677 217,750 Totals 11,280,000 3,042,607 Future Value of Increment 5,133,805 Notes: 1) Tax rate shown is actual 2024/2025 rate per DOR Form PC-202 (Tax Increment Collection Worksheet). Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 28 Financing and Implementation The District’s primary expenditures will be development incentives. Incentives will be provided on a PAYGO basis from the tax increment generated by the Project and such incentives may be structured in one or more phases. PAYGO payments will be made from and strictly limited to the tax increments generated by the District. The PAYGO incentives are not considered City debt nor will the City appropriate funds to make PAYGO 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 T (Table 3), the District is projected to accumulate sufficient funds by the year 2040 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 AF on actual Project Costs incurred and the actual amount of tax increments collected. DR Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 29  Table 3 – Cash Flow Projected Revenues Projected Expenditures Balances MRO #1 2025 Tax Total Broadway Realty, LLC1 Ongoing Planning Total Liabilities Year Increments Revenues $2,000,000 & Administration Expenditures Annual Cumulative Outstanding Year 2025 0 35,000 35,000 (35,000) (35,000) 2,000,000 2025 2026 0 10,000 10,000 (10,000) (45,000) 2,000,000 2026 2027 0 0 10,300 10,300 (10,300) (55,300) 2,000,000 2027 2028 0 0 10,609 10,609 (10,609) (65,909) 2,000,000 2028 2029 193,415 193,415 154,732 10,927 165,659 27,756 (38,153) 1,845,268 2029 2030 194,373 194,373 155,498 11,255 166,753 27,619 (10,534) 1,689,770 2030 2031 2032 2033 2034 2035 195,335 196,302 197,273 198,250 199,231 195,335 196,302 197,273 198,250 199,231 156,268 157,041 157,819 158,600 159,385 T11,593 11,941 12,299 12,668 13,048 167,861 168,982 170,117 171,268 172,433 27,474 27,320 27,156 26,982 26,799 16,940 44,260 71,416 98,398 125,197 1,533,502 1,376,461 1,218,642 1,060,042 900,657 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 200,217 201,208 202,204 203,205 204,211 205,222 206,238 207,259 208,285 200,217 201,208 202,204 203,205 204,211 205,222 206,238 207,259 208,285 AF 160,174 160,967 161,764 162,564 163,369 91,819 0 13,439 13,842 14,258 14,685 15,126 15,580 16,047 16,528 17,024 173,613 174,809 176,021 177,250 178,495 107,399 16,047 16,528 17,024 26,604 26,399 26,183 25,956 25,716 97,823 190,191 190,730 191,260 151,801 178,201 204,384 230,340 256,056 353,879 544,070 734,800 926,061 740,483 579,516 417,753 255,188 91,819 0 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 2046 2047 2048 2049 2050 209,316 210,352 211,393 212,440 213,491 214,548 R 209,316 210,352 211,393 212,440 213,491 214,548 17,535 18,061 18,603 19,161 19,736 20,328 17,535 18,061 18,603 19,161 19,736 20,328 191,781 192,291 192,790 193,278 193,755 194,220 1,117,841 1,310,132 1,502,922 1,696,201 1,889,956 2,084,176 2045 2046 2047 2048 2049 2050 2051 2052 2053 Totals Notes: D 215,610 216,677 217,750 5,133,805 215,610 216,677 217,750 5,133,805 2,000,000 20,938 21,566 22,213 464,309 20,938 21,566 22,213 2,464,309 194,672 195,111 195,537 2,278,848 2,473,959 2,669,496 PROJECTED CLOSURE YEAR 2051 2052 2053 Totals 1) The Developer will receive 80% of the annual tax increment generated by the project up to a total incentive of $2,000,000 or the actual amount of Qualified Expenses incurred if such costs are less than $2,000,000. LEGEND: CALLABLE MATURITIES END OF EXP. PERIOD Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 30 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: T AF Proposed Changes of Zoning Ordinances, Master Plan, Map, Building Codes and City Ordinances Zoning Ordinances D The proposed Plan is in general conformance with the City’s current zoning ordinances. Individual properties may require rezoning at the time of R 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 medium / high density housing. 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. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 31 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 T promote the orderly development of the City by rehabilitating and conserving property through the provision of appropriate financial incentives for private development projects. Through use of tax increment financing, the City can AF attract new investment that results in increased tax base. Development will occur in an orderly fashion in accordance with approved plans so that the Project 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 short-term construction related job creation related to housing development, ongoing employment for jobs in maintenance, D landscaping, etc., increased retail and service demand, provision of new housing units to address a shortage in the City, additional school district R revenue, and the expansion of City and utility infrastructure. Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 32 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. • T 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 AF fees, grants, special assessments, or revenues other than tax increments. No improvements to be made within the District will benefit property outside the District. Furthermore, there will be no improvements made outside the District that will only partially benefit the District. DR Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 33 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. T AF DR Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 34 NEED WET SIGNATURE & DATED LEGAL OPINION ON ATTORNEY LETTERHEAD SAMPLE Mayor City of Green Bay 100 N Jefferson St Green Bay, Wisconsin 54301 RE: Project Plan for Tax Incremental District No. 32 Dear Mayor: Wisconsin Statute 66.1105(4)(f) requires that a project plan for a tax incremental financing district include an opinion provided by the City Attorney T advising as to whether the plan is complete and complies with Wisconsin Statute 66.1105. AF As City Attorney for the City of Green Bay, I have been asked to review the above-referenced project plan for compliance with the applicable statutory requirements. Based upon my review, in my opinion, the Project Plan for the City of Green Bay Tax Incremental District No. 32 is complete and complies with the provisions of Wisconsin Statute 66.1105. D Sincerely, R City Attorney Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 35 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 2024/2025 levy year. Northeast Revenue City of Green Green Bay Area Wisconsin Tech. Revenue Year Brown County Bay School District College Total Year 2027 0 0 0 0 0 2027 2028 0 0 0 0 0 2028 2029 2030 2031 30,112 30,261 30,411 72,068 72,425 72,784 T 84,978 85,398 85,821 6,257 6,288 6,319 193,415 194,373 195,335 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 30,562 30,713 30,865 31,018 31,171 31,326 31,481 AF 73,144 73,506 73,870 74,235 74,603 74,972 75,343 86,246 86,673 87,102 87,533 87,966 88,402 88,839 6,350 6,382 6,413 6,445 6,477 6,509 6,541 196,302 197,273 198,250 199,231 200,217 201,208 202,204 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 DR 31,637 31,793 31,951 32,109 32,268 32,427 32,588 75,716 76,091 76,468 76,846 77,227 77,609 77,993 89,279 89,721 90,165 90,611 91,060 91,511 91,964 6,574 6,606 6,639 6,672 6,705 6,738 6,771 203,205 204,211 205,222 206,238 207,259 208,285 209,316 2039 2040 2041 2042 2043 2044 2045 2046 32,749 78,379 92,419 6,805 210,352 2046 2047 32,911 78,767 92,876 6,838 211,393 2047 2048 33,074 79,157 93,336 6,872 212,440 2048 2049 33,238 79,549 93,798 6,906 213,491 2049 2050 33,403 79,943 94,262 6,941 214,548 2050 2051 33,568 80,338 94,729 6,975 215,610 2051 2052 33,734 80,736 95,198 7,009 216,677 2052 2053 33,901 81,136 95,669 7,044 217,750 2053 Totals 799,272 1,912,904 2,255,554 166,076 5,133,805 Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 36  AR 21-297 N DANZ AV KA 21- 1218-3 V HIGHLA ND P 21-297-2 MOR ROW ST 21-297-1 21-1225 BR 21-1226 21-1226-1 21-1219 21-1226-2 21-1229-2 HIGHLAND PARK AV DEUCHERT ST 21-1229 21-1229-1 21-1228 21-1229-3 N DANZ AV DE 21-1230 21-1230-1 21 -1 2 3 0- 5 21-1230-3 N DANZ AV TID 32 ± Feet 0 50 100 200 This is a compilation of records and data located in various City of Green Bay offices and is to be used for reference purposes only.The City of Green Bay is TID Boundary not responsible for any inaccuracies or unauthorized use of the information contained within. No warranties are implied. Map prepared by City of Green Bay Department of Community and Economic Development. E.R. TID Parcel 25 Jun 2025 X:\Planning\Work Order Requests\2025\25.03 TID\TID 32\TID32 - Boundary.mxd  RESOLUTION NO. 25-08 RESOLUTION ESTABLISHING THE BOUNDARIES OF AND APPROVING THE PROJECT PLAN FOR TAX INCREMENTAL DISTRICT NO. 32 WHEREAS, the City of Green Bay (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. 32 (the “District”) is proposed to be created by the City 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 Brown County, the Green Bay Area Public School District, and the Northeast Wisconsin 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 RDA, on August 12, 2025 held a public hearing concerning the proposed creation of the District, its proposed boundaries and its proposed Project Plan, providing interested parties a reasonable opportunity to express their views thereon. NOW, THEREFORE, BE IT RESOLVED by the RDA of the City of Green Bay that: 1. It recommends to the Common Council that Tax Incremental District No. 32 be created with boundaries as designated in Exhibit A of this Resolution. 2. It approves and adopts the Project Plan for the District, attached as Exhibit B, and recommends its approval to the Common Council. City of Green Bay, Wisconsin Tax Incremental District No. 32 RDA Resolution  3. Creation of the District promotes orderly development in the City. Adopted ____________________ Approved ____________________ CITY OF GREEN BAY REDEVELOPMENT AUTHORITY By: __________________________________ Gary J. Delveaux, Chair Attest: __________________________________ Cheryl Renier-Wigg, Secretary City of Green Bay, Wisconsin Tax Incremental District No. 32 RDA Resolution  EXHIBIT A - TAX INCREMENTAL DISTRICT NO. 32 BOUNDARY MAP [INCLUDED IN PROJECT PLAN] City of Green Bay, Wisconsin Tax Incremental District No. 32 RDA Resolution  EXHIBIT B - PROJECT PLAN [DISTRIBUTED SEPARATELY] City of Green Bay, Wisconsin Tax Incremental District No. 32 RDA Resolution  Report to the Redevelopment Authority of the City of Green Bay MEETING DATE PREPARED BY August 12, 2025 Cheryl Renier-Wigg, Staff AGENDA ITEM # F.2 Consideration with possible action to approve a Planning Option with Three Sixty Real Estate Solutions, LLC until December 31, 2025, for the development of 200 N. Monroe Avenue. BACKGROUND Following the RDA's termination of a development agreement with a previous developer, staff issued a second RFP on August 30, 2024, to identify a new development partner for the property at 200 N. Monroe Avenue. Staff received and scored one proposal for the site. The proposal was submitted by Three Sixty Real Estate Solutions, LLC. The developer proposed one six-story, multifamily building along N. Monroe Avenue and a row of townhomes along N. Quincy Street. The proposal was a mixed-income development, offering units to households between 60% to 120% of the area median income. The proposal called for a total of 175 residential units (148 rental units and 27 townhomes). The RDA granted Three Sixty Real Estate Solutions, LLC a six-month planning option. That planning option expired in April of this year. Staff have been in contact with the developer, who shared with staff their inability to provide a development that would be financially successful with the model provided. They asked if there was interest in exploring a more phased approach to the development and staff advised the developer to propose a concept to bring forward for consideration. The concept provided is a three-phase plan that breaks up the original larger, multifamily structure (148 units) into two smaller multifamily structures of 80 units each (160 units). It also includes 24 townhomes in the development. The plan adds an urban plaza area, internal green space amenity, and a dog park with a veggie garden. The developer is proposing to have a development agreement in place by the end of the year with construction of phase one starting in the Spring of 2026. Total completion of the three phases would be in 2028. Based on the proposal and communication with the developer, staff is recommending the RDA grant a planning option for this project until January 13, 2026, which is the first meeting of the RDA in 2026. RECOMMENDATION To approve a Planning Option with Three Sixty Real Estate Solutions, LLC until January 13, 2026, for the development of 200 N. Monroe Avenue. FISCAL IMPACT 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov ATTACHMENTS 1. Three Sixty 200 N Monroe Concept Exhibit B 2. Three Sixty Planning Option request 3. Planning Option-Three Sixty Aug 2025 page 2 of 2 200 N MONROE AVE. Green Bay, Wisconsin July 15, 2025  No. of Apartments : 160 OPTION A No. of Townhomes : 24 WITHOUT UNDERGROUND PARKING Total Units :184 Parking Pi n eS Surface Parking 61 t. Garage Parking 26 Street Parking 15 Shared Parking 97 eA ve Urban Plaza Total 199 7 nro 2 Mo N. 11 Retail 3,000 SF 6 Lobby/ Amenity/ Amenity Leasing Space 6,400 SF 7 6 7 St . 16 cy Dog Park/ Veg. Garden uin NQ 9 Ch err yS t. 6 N 0’ 100’ 200 MONROE ISGInc.com Architecture + Engineering + Environmental + Planning Green Bay, WI - July 15 2025  21 No. of Apartments : 160 OPTION B No. of Townhomes : 24 WITH UNDERGROUND PARKING 14 Total Units :184 eA Parking ve Surface Parking 43 nro Garage Parking 26 Mo Street Parking 15 N. Pi n Underground Parking 72 eS Shared Parking 43 t. Urban Plaza 7 Total 199 Ra mp To U nde rgr oun dP ark ing Retail 3,000 SF 21 Lobby/ Amenity 16 Amenity/ Space 7 Leasing 6,400 SF 6 7 St . cy 16 uin Dog Park/ Veg. Garden NQ 9 Ch err yS t. 6 N 0’ 100’ 200 MONROE ISGInc.com Architecture + Engineering + Environmental + Planning Green Bay, WI - July 15 2025 PRECEDENT IMAGES CONTEMPORARY INFILL Clean lines, urban sophistication, warm- modern contrast, strong street presence. • Use of brick with panel/color variation • Metal canopies and recessed balconies to break massing. • Brick or fiber cement panels mixed with large windows. • Simple massing with varied rooflines or parapets. • Defined ground-floor storefronts or amenities. • Vertical bays for articulation. 200 MONROE ISGInc.com Architecture + Engineering + Environmental + Planning Green Bay, WI - July 15 2025 PRECEDENT IMAGES INDUSTRIAL LOFT STYLE Hearty, authentic, historic reference with modern comforts. • Dark brick or masonry facades. • Gridded steel windows. • Exposed structural elements (steel lintels, concrete sills). • Flat roofs. • Metal awnings over entries. • Vertical bays for articulation. 200 MONROE ISGInc.com Architecture + Engineering + Environmental + Planning Green Bay, WI - July 15 2025 PRECEDENT IMAGES TOWNHOMES Balance traditional character with contemporary design respecting neighborhood context. • Articulated Massing- Each unit expresses an individual identity through varied façade treatments and rooflines. • The gabled roof forms reference classic residential vernacular, while clean lines create a modern appearance. • Use of contemporary materials • Low garden walls, trees, and pedestrian pathways contribute to a welcoming and walkable environment. • Three-Story Configuration allows higher density while maintaining a compatible residential scale. 200 MONROE ISGInc.com Architecture + Engineering + Environmental + Planning Green Bay, WI - July 15 2025 PRECEDENT IMAGES URBAN PARK/PLAZA An inviting gathering space along the street that welcomes residents, pedestrians, and visitors to pause, interact, and experience a sense of community. • Highly visible and directly accessible from the sidewalk. • Paved surfaces with durable, textured materials (unit pavers, scored concrete). • Strong visual connection to building entries and retail or leasing areas. • Designed to accommodate small events, outdoor seating, and casual interaction. 200 MONROE ISGInc.com Architecture + Engineering + Environmental + Planning Green Bay, WI - July 15 2025 PRECEDENT IMAGES AMENITY COURTYARD A secure, semi-private communal space for residents to relax, socialize, and enjoy recreational activities. • Enclosed or partially enclosed for privacy and wind protection. • Accessible from primary residential circulation areas. • Designed with flexible zones: lounging, dining, and play. • Container gardens or lush planting beds for seasonal interest. 200 MONROE ISGInc.com Architecture + Engineering + Environmental + Planning Green Bay, WI - July 15 2025 PRECEDENT IMAGES DOG PARK & VEGETABLE GARDEN SPACE A multifunctional outdoor area combining a secure dog play zone with a resident vegetable garden, fostering both pet-friendly amenities and opportunities for gardening and community-building. • Fully fenced perimeter for safety and clarity of use. • Divided into two complementary zones: A dog exercise and social area and a raised-bed vegetable garden accessible to residents. • Thoughtful separation to ensure hygiene and comfort for all users. 200 MONROE ISGInc.com Architecture + Engineering + Environmental + Planning Green Bay, WI - July 15 2025 PHASING Phase 3 Pi n Apartments : 80 eS Urban Plaza t. eA ve nro Mo N. Phase 1 Townhomes : 24 Garage Parking : 26 Spaces Dog Park +/ Veggie Garden Phase 2 Retail: 4,500 SF Amenity/Lobby/Leasing : 4,900 SF Apartments : 80 Parking Spaces : 61 Amenity Space St . cy uin NQ Ch err yS t. 200 MONROE ISGInc.com Architecture + Engineering + Environmental + Planning Green Bay, WI - July 15 2025 MASSING i nc y St . Pi n Qu eS N t. e Ch Av o e er ry o nr St .M . N 200 MONROE ISGInc.com Architecture + Engineering + Environmental + Planning Green Bay, WI - July 15 2025  Level 6 (Optional) YIELD STUDY Apartments : 16 Level 5 Apartments : 32 Level 4 Apartments : 32 Level 3 Apartments : 32 Level 2 Townhomes : 16 Apartments : 32 Level 1 Retail: 4,500 SF Ch ve Amenity/Lobby/Leasing : 4,900 SF er eA ry nro Townhomes : 8 St Mo . N. Apartments : 16 200 MONROE ISGInc.com Architecture + Engineering + Environmental + Planning Green Bay, WI - July 15 2025  YIELD STUDY 4th Floor Studio 16 576 9,216 1 Bedroom 14 768 10,75 YIELD STUDY 2 1,120 2,240 Unit Number Unit Total 2 Bedroom Units Total Sq Ft Sq Ft 5th Floor Building 3 (6 Floor) 6 Floor Building : 3A over 1A Studio Apartments : 80 16 576 9,216 Total No. of Units : 184 Apartment Unit Building 1 Bedroom 14 768 10,75 1st Floor 2 Bedroom 2 1,120 2,240 Mixed Use - Retail 4,500 4,500 Amenity 4,900 4,900 8 576 4,608 6th Floor Studio Studio 8 576 4,608 Building 1.2 1 Bedroom 7 768 5,376 2 Bedroom 1 1,120 1,120 1 Bedroom 7 768 5,376 Townhomes : 12 2 Bedroom 1 1,120 1,120 2nd Floor Studio 16 576 9,216 1 Bedroom 14 768 10,752 Total Apartment 160 120,4 2 Bedroom 2 1,120 2,240 Townhomes Building 2 3rd Floor Apartments : 80 Studio 16 576 9,216 1 Bedroom 4 846 3,384 1 Bedroom 14 768 10,752 2 Bedroom 12 1,030 12,36 2 Bedroom 2 1,120 2,240 3 Bedroom 8 1,346 10,76 4th Floor Studio 16 576 9,216 Garage Parking 26 6,864 1 Bedroom 14 768 10,752 Building 1.1 2 Bedroom 2 1,120 2,240 Townhomes : 12 Total Townhomes 24 33,37 5th Floor Studio 16 576 9,216 1 Bedroom 14 768 10,752 TOTAL 184 153,8 2 Bedroom 2 1,120 2,240 6th Floor 8 576 4,608 Project Unit Mix Summary Total % Studio 1 Bedroom 7 768 5,376 Studio 80 43 2 Bedroom 1 1,120 1,120 1 Bedroom 74 40 2 Bedroom 22 12 Total Apartment 160 120,440 3 Bedroom 8 4 Townhomes TOTAL 184 100 1 Bedroom 4 846 3,384 2 Bedroom 12 1,030 12,360 Surface Parking 61 3 Bedroom 8 1,346 10,768 Garage Parking 26 Street Parking 15 Garage Parking 26 6,864 Shared Parking 97 24 33,376 Total 199 Total Townhomes Disclaimer Note: TOTAL 184 153,816 The information included in the project packet is based on current assumptions and are subject to change Project Unit Mix Summary Total 2 0 0 M%O N R O E ISGInc.com Architecture + Engineering + Environmental + Planning Green Bay, WI - July 15 2025 Studio 80 43 1 Bedroom 74 40 2 Bedroom 22 12 3 Bedroom 8 4  2 1,120 2,240 YIELD STUDY 2 Bedroom 4th Floor YIELD STUDY Studio 16 576 9,216 Unit Number Unit Total 1 Bedroom 14 768 10,752 Units Total Sq Ft Sq Ft 2 Bedroom 2 1,120 2,240 5 Floor Building : 5A over 1A Building 3 (5 Floor) Total No. of Units : 168 Apartment Unit Building 5th Floor Apartments : 64 Studio 16 576 9,216 1st Floor Mixed Use - Retail 4,500 4,500 1 Bedroom 14 768 10,752 Amenity 4,900 4,900 2 Bedroom 2 1,120 2,240 Studio 8 576 4,608 1 Bedroom 7 1 768 1,120 5,376 1,120 Building 1.2 2 Bedroom Townhomes : 12 144 109,336 Total Apartment 2nd Floor Studio 16 576 9,216 Townhomes 1 Bedroom 14 768 10,752 2 Bedroom 2 1,120 2,240 1 Bedroom 4 846 3,384 2 Bedroom 12 1,030 12,360 3rd Floor Studio 16 576 9,216 3 Bedroom 8 Building 10,768 1,346 2 1 Bedroom 14 768 10,752 Apartments : 80 2 1,120 2,240 2 Bedroom Garage Parking 26 6,864 4th Floor Studio 16 576 9,216 Total Townhomes 24 33,376 1 Bedroom 14 768 10,752 Building 1.1 2 Bedroom 2 1,120 2,240 Townhomes : 12 TOTAL 168 142,712 5th Floor Studio 16 576 9,216 1 Bedroom 14 768 10,752 Project Unit Mix Summary Total % 2 Bedroom 2 1,120 2,240 Studio 72 43 1 Bedroom 67 40 Total Apartment 144 109,336 2 Bedroom 21 13 3 Bedroom 8 5 Townhomes TOTAL 168 100 1 Bedroom 4 846 3,384 2 Bedroom 12 1,030 12,360 3 Bedroom 8 1,346 10,768 Surface Parking 61 Garage Parking 26 26 6,864 Garage Parking On Street Parking 15 Shared Parking 81 Total Townhomes 24 33,376 Total 183 TOTAL 168 142,712 Disclaimer Note: The information included in the project packet is based on current assumptions and are subject to change Project Unit Mix Summary Total % Studio 72 43 1 Bedroom 67 40 2 Bedroom 21 13 3 Bedroom 8 2 0 0 M5O N R O E ISGInc.com Architecture + Engineering + Environmental + Planning TOTAL  168Green Bay, WI 100- July 15 2025 Surface Parking 61 Garage Parking 26 HI Cheryl, Please consider this as a formal request to provide a planning option for the Monroe St site through December 31, 2025. We would like to get a development agreement in place by the end of the year with the intent to begin construction next spring, 2026 on phase 1. We would expect this project to be completed in 3 phases with total completion in 2028 and stabilization 12 months after that. I'll be available to attend the RDA meeting next week. Please send me the link to access virtually. Thanks! Jeremy Novak VP of Real Estate Development 1243 Badger St. La Crosse, WI 54601 Office: (608) 782-7365 | M: 608-790-5589 Jeremy@threesixty.bz www.threesixty.bz The content of this email is confidential and intended for the recipient specified in the message only. It is strictly forbidden to share any part of this message with any third party, without the written consent of the sender. If you received this message by mistake, please reply to this message and follow with its deletion, so that we can ensure such a mistake does not occur in the future.  PLANNING OPTION AGREEMENT BETWEEN THE REDEVELOPMENT AUTHORITY OF THE CITY OF GREEN BAY AND THREE SIXTY REAL ESTATE SOLUTIONS, LLC FOR 200 BLOCK N. MONROE (TAX PARCELS: 11-191, 11-160, 11-156, 11-157, 11-158, and 11-159). THIS AGREEMENT is made by and between the Redevelopment Authority of the City of Green Bay (hereinafter called "RDA"), and Three Sixty Real Estate Solutions, LLC (hereinafter called "DEVELOPER") on August 12, 2025; WHEREAS, 200 Block N. Monroe Ave. and legally described in Exhibit “A” (hereinafter called the “RDA Site”), was acquired by the City of Green Bay for the purpose of inducing private enterprise to construct new multi-use space with a blend of multi-family and townhome residential units, therefore adding to the tax base of the City of Green Bay; and WHEREAS, the DEVELOPER has requested permission to plan for the proposed construction as proposed in the attached proposal marked Exhibit “B” (hereinafter the “Project”) on the RDA Site; and NOW, THEREFORE, in consideration of the promises and obligations herein set forth, it is mutually agreed between the RDA and DEVELOPER as follows: I. EXECUTION OF AGREEMENT. The DEVELOPER shall, upon execution of the Agreement, tender to the RDA the sum of $500 (Five hundred dollars and 00/100 cents) for the granting of planning rights as set out herein and effective as of the date first written above to the 13st day of January, 2026. The sum tendered to the RDA shall be deposited into an RDA bank account. Any extension thereof will be subject to RDA approval at the earliest available RDA meeting proceeding request. II. DUE DILIGENCE. The RDA, during the period of the Agreement, or any extension thereof, shall provide that the RDA Site shall not be conveyed to any other legal entity. The RDA agrees to grant to the DEVELOPER exclusive rights for the purpose of performing due diligence which shall include securing financing, obtaining contractors, finalizing design plans and acquiring any other necessary research for the Project during the applicable planning period set out above. III. DEVELOPMENT AGREEMENT. That in the event the RDA and the DEVELOPER enter into a development agreement for the site, all fees paid to the RDA by the DEVELOPER, as set out herein, shall be credited to the DEVELOPER. The RDA shall deed the RDA Site to the DEVELOPER, subject to terms and conditions of any funding source used by RDA to acquire RDA Site. In the event that the RDA and the DEVELOPER fail to enter into a development agreement for the development of the RDA Site, this Agreement shall become null and void. The fees paid to the RDA will be retained and not refunded to the DEVELOPER. IV. OBLIGATIONS. That the RDA shall coordinate public agency participation in planning, obtaining data from public records as may be available, and reviewing and commenting on aspects of the proposed development in a timely manner. DEVELOPER shall commence inspections of the RDA Site as DEVELOPER deems necessary and shall perform its due diligence in order to confirm the feasibility of the RDA Site for DEVELOPER’s intended use. V. OWNERSHIP. That throughout the period of the planning option, the RDA shall maintain complete ownership and use of the property. VI. MISCELLANEOUS PROVISIONS. A. DEVELOPER agrees not to discriminate on the basis of race, color, religion, sex, or national origin in the sale or occupancy of the property or any improvements located thereon, in violation of any applicable law or regulation; provided, however, that a violation of said covenant will not result (and any subsequent lease or deed shall so provide) in a reversion or forfeiture of title, but will entitle the RDA to such injunctive relief or other remedies as may be available at law. B. The time for performance of any term, covenant, condition, or agreement of this Agreement shall be extended by any period of unavoidable delays. In this Agreement, "unavoidable delays" means beyond the reasonable control of the party obligated to perform the applicable term, covenant, condition, or agreement under this Agreement and shall include, without limiting the generality of the foregoing, delays, attributable to acts of God, any other party in this Agreement, strikes, labor disputes, governmental restrictions, court injunctions, riot, civil commotion, acts of public enemy and casualty. C. The RDA and DEVELOPER shall have the right to institute such actions or proceedings as they may deem desirable for effectuating the purpose of this Agreement; provided that any delay in instituting or prosecuting any such actions or proceedings or otherwise asserting such rights, shall not operate as a waiver of such rights to, or deprive it of or limit such rights in any way. It is the intent of this provision that a party should not be constrained, so as to avoid the risk of being deprived of or limited in the exercise of any remedy because of concepts of waiver, latches, or otherwise, to exercise such remedy at a time when it may still hope otherwise to resolve the problems involved. No waiver in fact made with respect to any specific default, shall be considered or treated as a waiver of any rights with respect to other defaults or with respect to the particular default except to the extent specifically waived in writing. D. This Agreement shall be governed by and construed in accordance with the laws of the State of Wisconsin governing agreements made and fully performed in Wisconsin. If any provision of this Agreement or the application thereof, to any persons or circumstances shall, to any extent, be invalid or unenforceable, then the remainder of this Agreement or the application of such provision, or portion thereof, and each provision of this Agreement shall be valid and enforceable to the fullest extent permitted by law. This Agreement sets forth the entire understanding between the RDA and DEVELOPER with respect to its subject matter, there being no terms, conditions, warranties, or representatives with respect to its subject matter other than that contained herein. This Agreement shall be binding upon and shall inure to the benefit of the parties hereto, their respective successors and assigns. E. ASSIGNMENT. DEVELOPER may not assign this Agreement or sell to a third party without the prior consent of the RDA. In the event that DEVELOPER violates this section, DEVELOPER shall pay to the RDA $10,000 as damages for their action. F. AMENDMENTS TO AGREEMENT. This Agreement may not be changed orally, but only by agreement in writing and signed by the parties hereto. G. THIRD PARTIES. Except as expressly provided otherwise in this Agreement, the provisions of this Agreement are for the exclusive benefit of the parties hereto and not for the benefit of any other persons, as third party beneficiaries or otherwise, and this Agreement shall not be deemed to have conferred any rights, expressed or implied, upon any other person. H. NO PARTNERSHIP CREATED. This Agreement specifically does not create any partnership or joint venture between the parties hereto, or render any party liable for any of the debts or obligations of any other party. I. ENVIRONMENTAL ASSESSMENT. The parties understand and acknowledge that the RDA and City of Green Bay have no knowledge of activities that occurred on the premises that would have included the storage, treatment, or disposal of hazardous substances. The RDA and City of Green Bay have fully disclosed to DEVELOPER any reports, analysis, studies, or other documents that would identify contaminants on the premises. DEVELOPER acknowledges that DEVELOPER has had a full and fair opportunity to inspect the premises and to perform any tests or analysis desired by DEVELOPER as to the condition of the premises. DEVELOPER agrees to, upon execution of a development agreement, purchase the premises as is and where is. J. FORMALITIES AND AUTHORITY. The parties hereto represent and warrant that they are validly existing and lawful entities with the power and authorization to execute and perform this Agreement. The headings set forth in this Agreement are for convenience and reference only, and in no way define or limit the scope of content of this Agreement or in any way affect its provisions. K. NOTICES AND DEMANDS. A notice, demand, or other communications under this Agreement shall be sufficiently given or delivered if it is deposited in the United States mail, registered or certified mail, postage prepaid, return receipt requested, or delivered personally: TO DEVELOPER: Jeremy Novak VP of Development Three Sixty Real Estate Solutions, LLC 1243 Badger Street La Crosse, WI 54601 TO RDA: Cheryl Renier-Wigg, Secretary Redevelopment Authority of the City of Green Bay 100 North Jefferson Street, Room 608 Green Bay, WI 54301 or to such other address, within the United States, with respect to a party as that party may from time to time designate in writing and forward to the other as provided in this Section. A copy of any notice, demand, or other communication under this Agreement given by a party under this Agreement to any other party under this Section shall be  given to each other party to this Agreement. L. NONMERGER AND SURVIVAL. Any provision in this Agreement which has not been fully performed prior to transfer of possession shall not be deemed to have terminated, but shall, unless expressly waived in writing, survive such transfer of possession and be in force and effect until performed. SIGNATURE PAGE TO FOLLOW IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed and effective as of the date first written above. Redevelopment Authority of the City of Green Bay ________________________________________ Cheryl Renier-Wigg, Secretary Three Sixty Real Estate Solutions, LLC: ________________________________________ Jeremy Novak, VP of Development THIS INSTRUMENT WAS DRAFTED BY Cheryl Renier-Wigg Redevelopment Authority of the City of Green Bay  EXHIBIT A Legal Description of the RDA Site Parcel Number: 11-156 Legal Description: The North 100 feet of Lot Five Hundred Fourteen (514), according to the recorded Plat of Navarino, in the City of Green Bay, East side of Fox River, Brown County, Wisconsin. Parcel Number: 11-157 Legal Description: The Southerly 65 feet of Lot Five Hundred Fourteen (514) and all of Lots Five Hundred Forty-Seven (547), Five Hundred Forty-Eight (548) and Five Hundred Forty-Nine (549), according to the recorded Plat of Navarion, in the City of Green Bay, East side of Fox River, Brown County, Wisconsin. Parcel Number: 11-158 Legal Description: Lot Five Hundred Fifteen (515), according to the recorded Plat of Navarino, in the City of Green Bay, East side of Fox River, Brown County, Wisconsin. Parcel Number: 11-159 Legal Description: Lot Five Hundred Sixteen (516), according to the recorded Plat of Navarino, in the City of Green Bay, East side of Fox River, Brown County, Wisconsin. Parcel Number: 11-160 Legal Description: Lots Five Hundred Seventeen (517), Five Hundred Eighteen (518), Five Hundred Nineteen (519) and Five Hundred Forty-Six (546), according to the recorded Pat of Navarino, in the City of Green Bay, East side of Fox River, Brown County, Wisconsin, excepting that part conveyed for road in Document No. 2657831 and corrected in Document No. 2658285 Parcel Number: 11-191 Legal Description: Lots Five Hundred Forty-Four and Five Hundred Forty-Five (545), according to the recorded Plat of Navarino, in the City of Green Bay, East side of Fox River, Brown County, Wisconsin.  Report to the Redevelopment Authority of the City of Green Bay MEETING DATE PREPARED BY August 12, 2025 Rebecca Finco, Staff AGENDA ITEM # F.3 Consideration with possible action to adopt an Affordable Housing Extension Resolution for Tax Incremental District Twelve (TID 12): I-43 Industrial Park. BACKGROUND Tax Incremental District Twelve (TID 12): I-43 Industrial Park has accumulated aggregate incremental property taxes equal to or greater than the amount of total project costs, and in accordance with Wis. Stats. §66.1105, shall be required to close as of its termination date of September 6, 2025. Wis. Stats. §66.1105(6)(g) permits the City to extend the life of a TID that is required to close for up to one (1) additional year, so long as all incremental property taxes from such additional year are used to improve housing stock within the City. No less than seventy-five percent (75%) of said incremental property taxes from such additional year shall be allocated to affordable housing projects, with affordable being defined as housing that costs no more than thirty percent (30%) of the gross monthly income of a household. As proposed, the TID 12 Affordable Housing Extension would extend the life of TID 12 for twelve-months beyond the date of an adopted municipal resolution, which will go before Common Council for consideration on August 19, 2025. This will allow the final year's increment, collected in January 2027 from the 2026 tax roll, to be transferred to the Tax increment District Affordable Housing (TIDAH) fund to improve and create housing stock within the City. This extension would generate $3.4M in TIDAH funding. If an Affordable Housing Extension Resolution is adopted, it is necessary for the municipality to adopt a Termination Resolution for TID 12 prior to August 18, 2026. RECOMMENDATION To adopt an Affordable Housing Extension Resolution for TID 12: I-43 Industrial Park, extending the TID for twelve months from the date of the proposed municipal resolution, until August 19, 2026, and forward to the Common Council for their consideration. FISCAL IMPACT To be discussed at the meeting. ATTACHMENTS 1. RDA TID 12 Affordable Housing Resolution 8.12.25 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  RESOLUTION 25-09 REGARDING AN AFFORDABLE HOUSING EXTENSION FOR TAX INCREMENT DISTRICT NUMBER TWELVE (12) I-43 INDUSTRIAL PARK (“TID 12”) August 12, 2025 WHEREAS, in accordance with Wis. Stats. §66.1105, the City of Green Bay (“City”) created Tax Increment District Number Twelve (12) (“TID 12”) on September 6, 2005, and successfully completed implementation of the project plan and sufficient increment was collected or will be collected in January 2027 from the 2026 tax roll to pay off its aggregate project costs; and WHEREAS, state law requires termination of a TID after all project costs have been paid, Wis. Stats. §66.1105(6)(g) does allow extension of a TID up to one (1) year, using the last year of tax increment to improve the City’s housing stock; and WHEREAS, no less than seventy-five percent (75%) of the final increment must benefit affordable housing, with affordable being defined as housing that costs no more than thirty percent (30%) of the gross monthly income of a household, with the remaining portion used to improve housing stock within the City; and, THEREFORE, BE IT RESOLVED, that the City of Green Bay Redevelopment Authority (RDA) hereby approves the extension of the life of TID 12 for twelve (12) months, until August 19, 2026, to use the final year’s increment, collected in January 2027 from the 2026 tax roll, to benefit affordable housing and the forwarding of this request for an affordable housing extension for TID 12 to the City of Green Bay Common Council for their consideration. BE IT FURTHER RESOLVED, that the City shall use the final increment to improve housing quality and affordability by transferring the final year’s increment, collected in January 2027 from the 2026 tax roll, to the Tax Increment District Affordable Housing (TIDAH) Fund; and BE IT FURTHER RESOLVED that such TIDAH Fund will improve housing stock within the City through projects that include, but are not limited to, the construction and/or rehabilitation of larger multi-unit (rental or owner-occupied) projects located outside of a TID; rehabilitation of multi-unit (rental or owner-occupied) structures; the construction and/or rehabilitation of residential space above retail establishments; public-led construction of new (rental or owner-occupied) single or multi-unit structures; and home improvement loans for applicants who are not eligible under federal program regulations; and BE IT FURTHER RESOLVED that no less than seventy-five percent (75%) of money within the TIDAH Fund shall be allocated to affordable housing projects, with affordable being defined as housing that costs no more than thirty percent (30%) of the gross monthly income of a household; and, BE IT FURTHER RESOLVED that the Redevelopment Authority of the City of Green Bay shall adopt a termination resolution for TID 12 by August 18, 2026. Signature page to follow. Adopted ____________________ Approved ____________________ CITY OF GREEN BAY REDEVELOPMENT AUTHORITY By: __________________________________ Gary J. Delveaux, Chair Attest: __________________________________ Cheryl Renier-Wigg, Secretary  Report to the Redevelopment Authority of the City of Green Bay MEETING DATE PREPARED BY August 12, 2025 Stephanie Schmutzer, Staff AGENDA ITEM # F.4 Consideration with possible action to issue final payment for the KICC 2-24 West Rotunda Repairs to IEI General Contractors Inc. BACKGROUND A frozen sprinkler pipe in the KI Convention Center (KICC) West Rotunda burst in January 2024, causing extensive damage to the finishes, insulation, and fireproofing. Due to the water sprinkler line break at the KICC, the RDA hired Berners Schober to investigate the cause of the break and provide a report. In this report it was determined there were repairs that were needed outside of those due to the sprinkler line break along with repairs due to the damage from the water sprinkler line. DPW went out to bid for these repairs and the cost came in at over $1,000,000. At the July 9, 2024, RDA meeting, it was asked that the board not award the bid and to go back out to bid with documents that had better clarity on the needed repairs as well as using unit pricing as opposed to lump sum pricing. DPW went back out to bid with these parameters and received two bids. At the RDA meeting on November 7, 2024, the RDA awarded the bid to IEI General Contractors for $377,408. The breakdown of the bid was that the RDA would be responsible for $179,770 and the Hyatt's insurance company would be responsible for $272,008. Our costs include Berners Schober's bid contractural work. The RDA has paid the bill in full. The Hyatt has been billed $272,008 and once they receive the insurance refund they will reimburse the RDA. This project restored the west rotunda finishes and fireproofing and improved the thermal barrier. Contract work is complete. This is approval of the final bill. RECOMMENDATION To approve final payment for the KICC 2-24 West Rotunda Repairs to IEI General Contractors Inc. FISCAL IMPACT The total amount in the KICC maintenance account is $2,268,028.26. ATTACHMENTS 1. PAYMENT #4 FINAL 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  Report to the Redevelopment Authority of the City of Green Bay MEETING DATE PREPARED BY August 12, 2025 Cheryl Renier-Wigg, Staff AGENDA ITEM # F.5 Consideration with possible action on a Delegation of Signature Authority (limited) by the Chairperson to the Executive Director. BACKGROUND There have been numerous occasions where the RDA has been asked for temporary use of RDA land for a variety of reasons, including events, parking during construction projects, etc. The RDA is also required to sign for satisfactions of mortgages via our home improvement loan program. Historically, these have been executed by the Executive Director on behalf of the RDA. It was determined that it would be better practice for the Chair of the RDA to officially delegate this authority to the Executive Director by way of the RDA approving this document. Approvals would be delegated to the Executive Director for only the following documents and instruments: 1. Temporary use agreements. 2. Service agreements. 3. Satisfactions related to real estate transactions. This delegation of authority shall remain in effect until terminated or further modified by the Chair. RECOMMENDATION To approve action on a Delegation of Signature Authority (limited) by the Chairperson to the Executive Director. FISCAL IMPACT ATTACHMENTS 1. Delegation of Signature Authority RDA 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  Delegation of Sigature Authority WHEREAS, Gary Delveaux is the Chairperson (the “Chair”) for the Redevelopment Authority for the City of Green Bay; and WHEREAS, the Chair desires to delegate certain signature authority to the Executive Director for the Redevelopment Authority for the City of Green Bay, Cheryl Renier-Wigg as follows: The Chair hereby authorizes and empowers the Executive Director to execute, on behalf of the Redevelopment Authority for the City of Green Bay, the following documents and instruments: 1. Temporary use agreements. 2. Service agreements. 3. Satisfactions related to real estate transactions. WHEREAS, the delegation of authority shall remain in effect until terminated or further modified by the Chair. IN WITNESS WHEREOF, the Chair for the Redevelopment Authority for the City of Green Bay has executed this Delegation of Signature Authority as of the date set forth below. Date: ______________________ Signature: _________________________________ Gary Delveaux, Chairperson Acknowledged and Accepted: Date: ______________________ Signature: _________________________________ Cheryl Renier-Wigg, Executive Director  Report to the Redevelopment Authority of the City of Green Bay MEETING DATE PREPARED BY August 12, 2025 AGENDA ITEM # G.1 Financial report and check register. BACKGROUND RECOMMENDATION FISCAL IMPACT ATTACHMENTS 1. Check Report 2. RDA Financial Report 2025 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  City of Green Bay RDA Check Register 31-Jul CHECK # CHECK DATE VENDOR NAME AMOUNT 21884 07/11/2025 BIG BROTHERS BIG SISTERS OF NE WISCONSIN 3,495.37 21885 07/11/2025 BOYS & GIRLS CLUB 4,943.41 21886 07/11/2025 BROWN COUNTY TREASURER 6,250.00 21887 07/11/2025 CITY OF GREEN BAY 27,430.69 21889 07/11/2025 ENCOMPASS EARLY EDUCATION & CARE INC 3,597.91 21890 07/11/2025 HANAWAY ROSS LAW FIRM 655.23 21891 07/11/2025 NEIGHBORWORKS GREEN BAY 218,956.52 21892 07/30/2025 BROWN COUNTY TREASURER 6,250.00 21893 07/30/2025 COMMUNITY SERVICES AGENCY INC. 20,500.45 21894 07/30/2025 MULTI MEDIA CHANNELS LLC 109.25 21895 07/30/2025 NEIGHBORWORKS GREEN BAY 31,222.50 323,411.33  Redevelopment Authority Financial Report CDBG 7/29/2025 2025 2024 CDBG Entitlement Funds Budget Carry Over Program Income Expenses Obligated Remaining Balance Fair Housing - 30,335.00 - 6,662.00 - 23,673.00 Public Services - 347,590.16 - 159,198.94 188,391.22 - CDBG Eligible Areas HILP Program - 141,246.14 34,012.80 24,647.50 116,598.64 34,012.80 CDBG Eligible Areas Public Facilieities and Infrastructure - 252,383.35 - 40,820.00 19,366.16 192,197.19 CDBG Eligible Areas-Beautificatio/Art - 87,559.87 - - - 87,559.87 Economic Development Façade - 90,000.00 - - - 90,000.00 Economic Development - RLF - 40,607.57 287,818.08 - 35,000.00 293,425.65 Administration - 174,851.18 8,503.20 78,424.37 - 104,930.01 $ - $ 1,164,573.27 $ 330,334.08 $ 309,752.81 $ 359,356.02 $ 825,798.52 2025 2024 CARES CDBG-CV Funds Budget Carry Over Program Income Expenses Obligated Remaining Balance Rental/Mortgage Assistance Program LMI - 36,414.78 - 16,504.99 19,909.79 -- $ - $ 36,414.78 $ - $ 16,504.99 $ 19,909.79 $ -  Redevelopment Authority Financial Report CDBG 7/29/2025 2025 2024 Budget Carry Over Program Income Expenses Obligated Remaining Balance Single Family Rehab Loan Program - 272,016.68 - 137,016.00 132,391.00 2,609.68 Downpayment Closing Cost Assistance - 50,000.00 - 17,500.00 31,000.00 1,500.00 CHDO Projects - 434,784.00 - 206,789.02 227,994.98 - Housing Development Projects - 1,518,941.30 85,790.00 - 1,049,698.00 555,033.30 Administration - 165,660.33 21,447.50 49,372.95 137,734.88 HOME-ARP Admin - 1,881,229.91 - 79,223.32 802,006.59 1,000,000.00 $ - $ 4,322,632.22 $ 107,237.50 $ 489,901.29 $ 2,243,090.57 $ 1,696,877.86  Report to the Redevelopment Authority of the City of Green Bay MEETING DATE PREPARED BY August 12, 2025 AGENDA ITEM # G.2 Director's report and project updates. BACKGROUND RECOMMENDATION FISCAL IMPACT ATTACHMENTS 1. Development Tracking 20250807 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  City of Green Bay Development Tracker (Large Scale) - August 2025 Project Name Developer Project Location Project Description Status Update Housing Units Est. Prop Value Multi-family Total # Under 80% Development US Bank Living Market multi-family 66 0 1 425 Pine Street agreement Redevelopment Downtown LLC rental, commercial amended in April $9,600,000.00 Total # Under 80% Development 1116 Hobart 30 0 2 Moski Corp 1116 Hobart Drive Market multifamily agreement Drive approved in April $3,000,000.00 Total # Under 80% Merge @ Market multi-family 2025 construction 225 0 3 Merge LLC 239 Arndt Street Shipyard rental, retail start anticipated $21,000,000.00 Total # Under 80% Mixed Income rental Design and due tbd tbd Three Sixty 4 200 N. Monroe 200 N. Monroe 148 rental units, 27 diligence LLC townhomes underway tbd Total # Under 80% DA approved. 95 0 5 Gorman @ JBS Gorman & Co. 0 Lime Kiln Rd Workforce multi-family Construction planned this year. $11,000,000.00 Multi-family rental, Total # Under 80% Former Badger General 420 S. Broadway/419 S. retail, Fire DA terms under 85 85 6 Sheet Metal Capital Maple Station/Admin, negotiation. greenway $19,000,000.00 Total # Under 80% New Land 221 New Land Market rate multi-family Construction 268 0 7 221 Cherry Cherry Enterprises rental, retail underway $38,000,000.00 Total # Under 80% DA amendment Market rate apts with 71 0 8 222 Cherry St LLC Peter Nugent 216-222 Cherry St terms under retail 1st floor negotiation $10,500,000.00 DA approved in Total # Under 80% Spark Market rate multi-family April. 2025 125 0 9 One Astor 100 E. Mason Development rental construction start anticipated $15,500,000.00 Single-family Affordable single-family Total # Under 80% Habitat Habitat for owner occupied Construction 14 14 10 0 Richmond St Homestead Humanity detached and underway townhomes $2,925,000.00  Total # Under 80% DA approved. Southwest Single family housing 29 0 11 Garritt Bader Hinkle S. of Mason Construction Woods with new roads planned this year. $8,000,000.00 DA approved in Total # Under 80% Broadway Single family housing May. 2025 41 0 12 The Pines 0 Deuchert Street Realty with new roads construction start anticipated. $10,000,000.00 Commercial Total # Under 80% Mixed use law office, Investment 227 E Walnut, 101 Construction 1 0 13 S&S Buildings retail, market rate Creations & 109 N Adams underway apartment $1,500,000.00 Total # Under 80% DA approved in Fire station rehab Fire Station May. 2025 14 MOWGS LLC 501 S. Washington conversion to One construction start 0 0 commercial uses anticipated. $1,000,000.00 Total # Under 80% Port of Green County approved C. Reiss 420 S. Broadway/419 S. Port development / C. 0 0 15 Bay / Brown agreement in Relocation Maple Reiss relocation County June 2025. TBD Industrial DA approved in Total # Under 80% Hoban Real March. 0 0 16 WE Hoban Co. Finger Rd at Northview Rd Industrial Estate Construction underway. $10,500,000.00 Park/Public Event lawn, dog park, Total # Under 80% Construction Shipyard Phase urban beach, splash 0 0 17 City/RDA 100 W. Mason planned to start 2 pad, playground, in early 2026. restrooms $0.00 Units Under 80% Value COLOR KEY TOTALS 1,050 108 $161,525,000.00 Multi-family Single-family Commercial Industrial Park/Public