Tax Incremental Districts Joint Review Board

AGENDA OF THE TAX INCREMENTAL DISTRICTS JOINT REVIEW BOARD MONDAY, OCTOBER 13, 2025, 10:00 AM 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/83043627118?pwd=9M4kK6OvrDF6wFAEL3n3QDoJJPqLnW.1 Or call in by phone: +1 312 626 6799 Meeting ID: 830 4362 7118 Passcode: 528512 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: Brent Weycker, Diana Ellenbecker, Cale Pulczinski, Adam Pfost, Dan Teaters C. Approval of the Agenda. 1. Approval of the agenda for the Monday, October 13, 2025, meeting of the Tax Incremental Districts Joint Review Board. D. Approval of Minutes. 1. Approval of the minutes from the August 12, 2025, meeting. E. Regular Business. 1. Consideration with possible action to review the public record, planning documents, and resolutions passed by the Redevelopment Authority and Common Council and adopt a resolution approving the creation of Tax Incremental District Thirty-Two (TID 32): The Pines. Agenda of the Tax Incremental Districts Joint Review Board October 13, 2025 Page 1 F. Adjournment. 1. Adjournment of the Monday, October 13, 2025, meeting of the Tax Incremental Districts Joint Review Board. 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 Tax Incremental Districts Joint Review Board 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 Tax Incremental Districts Joint Review Board October 13, 2025 Page 2  Report to the Tax Incremental Districts Joint Review Board of the City of Green Bay MEETING DATE PREPARED BY October 13, 2025 AGENDA ITEM # D.1 Approval of the minutes from the August 12, 2025, meeting. BACKGROUND RECOMMENDATION FISCAL IMPACT ATTACHMENTS 1. TID 32 JRB Minutes 8.12.25 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  MINUTES OF THE TAX INCREMENTAL DISTRICTS JOINT REVIEW BOARD TUESDAY, AUGUST 12, 2025, 11:00 AM 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/83043627118?pwd=9M4kK6OvrDF6wFAEL3n3QDoJJPqLnW.1 Or call in by phone: +1 312 626 6799 Meeting ID: 830 4362 7118 Passcode: 528512 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: Diana Ellenbecker, City of Green Bay; Dan Teaters, Brown County; Cale Pulczinski, Green Bay Area Public School District; Adam Pfost, Northeast Wisconsin Technical College; Brent Weycker, Citizen Member. Present: Diana Ellenbecker, Adam Pfost, Dan Teaters Absent: Brent Weycker, Cale Pulczinski C. APPROVAL OF THE AGENDA. 1. Approval of the agenda for the August 12, 2025, meeting of the Tax Incremental Districts  Joint Review Board. Moved by Adam Pfost, seconded by Finance Director Diana Ellenbecker to approve the August 12, 2025, meeting of the Tax Incremental Districts Joint Review Board. Motion Passed. Yes-Diana Ellenbecker, Adam Pfost, Dan Teaters, No-None, Abstain-None. D. APPROVAL OF MINUTES. 1. Approval of the minutes from the June 10, 2025, meeting. Moved by Adam Pfost, seconded by Commissioner Dan Teaters to approve the minutes from the June 10, 2025, meeting. Motion Passed. Yes-Diana Ellenbecker, Adam Pfost, Dan Teaters, No-None, Abstain-None. E. REGULAR BUSINESS. 1. Consideration with possible action to appoint the Joint Review Board public member and chairperson and review the responsibilities of the Joint Review Board. Diana Ellenbecker nominated Brent Weycker as Public Member of the Joint Review Board. Read three times. There were no other nominations. Adam Pfosst nominated Diana Ellebecker as Chair of the Joint Review Board. Read three times. There were no other nominations. Moved by Adam Pfost, seconded by Commissioner Dan Teaters to appoint Brent Weycker as Public Member and Diana Ellenbecker as Chair of the Joint Review Board and review responsibilities. Motion Passed. Yes-Diana Ellenbecker, Adam Pfost, Dan Teaters, No-None, Abstain-None. 2. Consideration with possible action to review the public record, planning documents, and resolutions passed by the Redevelopment Authority and Common Council and adopt a resolution approving the creation of Tax Incremental District Thirty (TID 30): US Bank Conversion. Moved by Commissioner Dan Teaters, seconded by Adam Pfost to approve the public record, planning documents, and resolutions passed by the Redevelopment Authority and Common Council and adopt a resolution approving the creation of Tax Incremental District Thirty (TID 30): US Bank Conversion. Motion Passed. Yes-Diana Ellenbecker, Adam Pfost, Dan Teaters, No-None, Abstain-None. 3. Consideration with possible action to review the public record, planning documents, and resolutions passed by the Redevelopment Authority and Common Council and adopt a resolution approving the creation of Tax Incremental District Thirty-One (TID 31). Moved by Commissioner Dan Teaters, seconded by Adam Pfost to approve the public record, planning documents, and resolutions passed by the Redevelopment Authority and Common Council and adopt a resolution approving the creation of Tax Incremental District Thirty (TID 30): US Bank Conversion. Motion Passed. Yes-Diana Ellenbecker, Adam Pfost, Dan Teaters, No-None, Abstain-None. 4. Consideration with possible action to review and discuss draft Project Plan for Tax Incremental District Thirty-Two (TID 32): The Pines. Moved by Adam Pfost, seconded by Commissioner Dan Teaters to receive and place on file the draft Project Plan for Tax Incremental District Thirty-Two (TID 32): The Pines. Motion Passed. Yes-Diana Ellenbecker, Adam Pfost, Dan Teaters, No-None, Abstain-None. F. INFORMATIONAL. 1. Tax Incremental District Twelve (TID 12): I-43 Industrial Park Affordable Housing Extension. 2. Set next meeting date to consider approval of Tax Incremental District #32. A tentative meeting date of October 13, 2025, was considered. G. ADJOURNMENT. 1. Adjournment of the Tuesday, August 12, 2025, meeting of the Tax Incremental Districts Joint Review Board. Moved by Commissioner Dan Teaters, seconded by Adam Pfost to adjourn. Motion Passed. Yes-Diana Ellenbecker, Adam Pfost, Dan Teaters, No-None, Abstain-None.  Report to the Tax Incremental Districts Joint Review Board of the City of Green Bay MEETING DATE PREPARED BY October 13, 2025 Rebecca Finco, Staff AGENDA ITEM # E.1 Consideration with possible action to review the public record, planning documents, and resolutions passed by the Redevelopment Authority and Common Council and adopt a resolution approving the creation of 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, utility and infrastructure upgrades, street and streetscape improvements, and administrative expenses. Proposed projects may be located within the proposed TID boundary and within a one-half (1/2) mile radius of that boundary. However, only proposed project costs within the one-half mile area that provide a direct benefit to the TID are included in the Project Plan. 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. A resolution establishing TID 32 and adoption of the Project Plan was approved by RDA on August 12, 2025 and by Common Council on September 16, 2025. RECOMMENDATION Staff recommends approval of the TID 32 Project Plan and adoption of a resolution to create TID 32: The Pines. FISCAL IMPACT The City has contracted with Ehlers to provide the fiscal analysis confirming the financial viability of the proposed TID and has confirmed that the proposed TID 32 is financially viable. ATTACHMENTS 1. FINAL Green Bay TID 32 Project Plan 08.28.25 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov 2. TID 32 RDA Resolution 25-08 - Signed 8.12.25 3. TID 32 CC Resolution - Signed 9.17.25 4. TID 32 JRB Resolution 10.13.25 page 2 of 2 September 16, 2025 PROJECT PLAN City of Green Bay, Wisconsin Tax Incremental District No. 32 The Pines Prepared by: Ehlers N19W24400 Riverwood Drive, Suite 100 Waukesha, WI 53188 BUILDING COMMUNITIES. IT’S WHAT WE DO.  KEY DATES Organizational Joint Review Board Meeting Held: 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: October 13th, 2025 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 Equalized Value Test ................................................................................................................................. 12 Statement Listing the Kind, Number and Location of All Proposed Public Works or 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 Incurred .......................................................................................................................................................... 26 Annexed Property ...................................................................................................................................... 31 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...................................................... 35 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 the City, additional school district revenue, and the expansion of City and utility infrastructure. AUTHORITY The City is creating the District under the provisions of Wis. Stat. § 66.1105. ESTIMATED TOTAL PROJECT COST EXPENDITURES The City anticipates making total expenditures of approximately $2.46 million (“Project Costs”) to undertake the projects listed in this Project Plan (“Plan”). Project Costs include an estimated $2.00 million in Pay As You Go (“PAYGO”) developer incentives and $464 thousand in ongoing planning and 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 $3.57 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 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” 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 II.N. of the Agreement), environmental remediation, and asbestos 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. 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). 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. 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. Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 6 Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 7 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. Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 9 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 improvements necessary for carrying out the objectives of the urban renewal project, thereby qualifying the parcel as in need of rehabilitation or conservation. 1 Calculation of Estimated Base Value Assessed Value Equalized Value2 Parcel Land Improvement Total Land Improvement Total 21-1229 493,400 0 493,400 617,900 0 617,900 TOTALS 493,400 0 493,400 617,900 0 617,900 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 Incremental Value of Existing Districts (Jan. 1, 2024) $ 771,458,500 Total Value Subject to 12% Valuation Limit $ 772,076,400 Total Percentage of TID IN Equalized Value 7.13% Residual Value Capacity of TID IN Equalized Value $ 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 permitted for the City. 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. With all Project Costs, the costs of engineering, design, survey, inspection, materials, construction, restoring property to its original condition, apparatus necessary for public works, legal and other consultant fees, testing, environmental studies, permits, updating City ordinances and plans, judgments or claims for damages and other expenses are included as Project Costs. The following is a list of public works and other tax incremental financing eligible Project Costs that the City expects to make, or may need to make, in conjunction with the implementation of the District’s Plan. The map found in Section 7 of this Plan along with the Detailed List of Project Costs found in Section 8 provide additional information as to the kind, number and location of potential Project Costs. Property, Right-of-Way and Easement Acquisition Property Acquisition for Development To promote and facilitate development the City may acquire property within the District. The cost of property acquired, and any costs associated with the transaction, are eligible Project Costs. Following acquisition, other Project Costs within the categories detailed in this Section may be incurred to make the property suitable for development. Any revenue received by the City from the sale of property acquired pursuant to the execution of this Plan will be used to reduce the total project costs of the District. If total Project Costs incurred by the City to acquire property and make it suitable for development exceed the revenues or other consideration received from the sale or lease of that property, the net amount shall be considered “real property assembly costs” as Tax Incremental District No. 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 public infrastructure. Costs incurred by the City to identify, negotiate and acquire rights-of-way are eligible Project Costs. Acquisition of Easements The City may need to acquire temporary or permanent easements to allow for installation and maintenance of streets, driveways, sidewalks, utilities, stormwater management practices and other public infrastructure. Costs incurred by the City to identify, negotiate and acquire easement rights are eligible Project Costs. Relocation Costs If relocation expenses are incurred in conjunction with the acquisition of property, those expenses are eligible Project Costs. These costs may include, but are not limited to: preparation of a relocation plan; allocations of staff time; legal fees; publication of notices; obtaining appraisals; and payment of relocation benefits as required by Wis. Stat. Chapter 32 and Wis. Admin. Code ADM 92. 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 provide for proper site elevations. Expenses incurred by the City for site grading are eligible Project Costs. Utilities Sanitary Sewer System Improvements To allow development to occur, the City may need to construct, alter, rebuild or expand sanitary sewer infrastructure within the District. Eligible Project Costs include, but are not limited to, construction, alteration, rebuilding or expansion of: collection mains; manholes and cleanouts; service laterals; force mains; interceptor sewers; pumping stations; lift stations; wastewater treatment facilities; and all related appurtenances. To the extent sanitary sewer projects undertaken within the District provide direct benefit to land outside of the District, the City will make an allocation of costs based on such benefit. Those costs corresponding to the benefit allocated to land within the District, and necessitated by the implementation of the Project Plan, are eligible Project Costs. Implementation of the Project Plan may also require that the City construct, alter, rebuild or expand sanitary sewer infrastructure located outside of the District. That portion of the costs of sanitary sewer system projects undertaken outside the District which are necessitated by the implementation of the Project Plan are eligible Project Costs. Water System Improvements To allow development to occur, the City may need to construct, alter, rebuild or expand water system infrastructure within the District. Eligible Project Costs include, but are not limited to, construction, alteration, rebuilding or expansion 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 stormwater management infrastructure within the District. Eligible Project Costs include, but are not limited to, construction, alteration, rebuilding or expansion of: stormwater collection mains; inlets, manholes and valves; service laterals; ditches; culvert pipes; box culverts; bridges; stabilization of stream and river banks; and infiltration, filtration and detention Best Management Practices (BMP’s). To the extent stormwater management system projects undertaken within the District provide direct benefit to land outside of the District, the City will make an allocation of costs based on such benefit. Those costs corresponding to the benefit allocated to land within the District, and necessitated by the implementation of the Project Plan, are eligible Project Costs. Implementation of the Project Plan may also require that the City construct, alter, rebuild or expand stormwater management infrastructure located outside of the District. That portion of the costs of stormwater management system projects undertaken outside the District which are necessitated by the implementation of the Project Plan are eligible Project Costs. Electric Service To create sites suitable for development, the City may incur costs to provide, relocate or upgrade electric services. Relocation may require abandonment and removal of existing poles or towers, installation of new poles or towers, or burying of overhead electric lines. Costs incurred by the City to undertake this work are eligible Project Costs. 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 include, but are not limited to: excavation; removal or placement of fill; construction of road base; asphalt or concrete paving or repaving; installation of curb and gutter; installation of sidewalks and bicycle lanes; installation of culverts, box culverts and bridges; rail crossings and signals; utility relocation, to include burying overhead utility lines; street lighting; installation of traffic control signage and traffic signals; pavement marking; right-of-way restoration; installation of retaining walls; and installation of fences, berms, and landscaping. Streetscaping and Landscaping To attract development consistent with the objectives of this Plan, the City may install amenities to enhance development sites, rights-of-way and other public spaces. These amenities include, but are not limited to: landscaping; lighting of streets, sidewalks, parking areas and public areas; installation of planters, benches, clocks, tree rings, trash receptacles and similar items; and installation of brick or other decorative walks, terraces and street crossings. These and any other similar amenities installed by the City are eligible Project Costs. 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. Revolving Loan/Grant Program (Development Incentives) 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 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, 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 contribution to the projects to match costs to the benefit provided to the District. Danz Park: Shelter $250,000 Ballfield 1 $350,000 Baird Creek Trail Resurfacing $400,000 Other Trail Improvements $50,000 Roller Hockey Court $250,000 Henry St Bridge over Baird Creek $1,700,000 Danz Avenue - Deckner Avenue to Newberry Avenue $511,600 Deuchert Street - District Boundary to N Danz Avenue $56,000 Professional Service and Organizational Costs The costs of professional services rendered, and other costs incurred, in relation to the creation, administration and termination of the District, and the undertaking of the projects contained within this Plan, are eligible Project Costs. Professional services include but are not limited to: architectural; environmental; planning; engineering; legal; audit; financial; and the costs of informing the public with respect to the creation of the District and the implementation of the Plan. Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 19 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 employees relating to the implementation of the Plan. Financing Costs Interest expense, debt issuance expenses, redemption premiums, and any other fees and costs incurred in conjunction with obtaining financing for projects undertaken under this Plan are eligible Project Costs. Tax Incremental District No. 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. 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. Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 22 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. 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 Deuchert Street - District Boundary to N Danz Avenue 56,000 56,000 56,000 TBD 3 Ongoing Planning & Administrative Costs 464,309 464,309 2025-2053 Total Projects 2,000,000 3,567,600 464,309 6,031,909 3,567,600 Notes: 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 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 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. 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 2036 0 2036 12 13 2037 0 2037 13 14 2038 0 2038 14 15 2039 0 2039 15 16 2040 0 2040 16 17 2041 0 2041 17 18 2042 0 2042 18 19 2043 0 2043 19 20 2044 0 2044 20 21 2045 0 2045 21 22 2046 0 2046 22 23 2047 0 2047 23 24 2048 0 2048 24 25 2049 0 2049 25 26 2050 0 2050 26 27 2051 0 2051 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 2032 0 2033 117,380 11,855,393 2034 $16.72 198,250 9 2033 0 2034 118,554 11,973,947 2035 $16.64 199,231 10 2034 0 2035 119,739 12,093,687 2036 $16.56 200,217 11 2035 0 2036 120,937 12,214,624 2037 $16.47 201,208 12 2036 0 2037 122,146 12,336,770 2038 $16.39 202,204 13 2037 0 2038 123,368 12,460,138 2039 $16.31 203,205 14 2038 0 2039 124,601 12,584,739 2040 $16.23 204,211 15 2039 0 2040 125,847 12,710,586 2041 $16.15 205,222 16 2040 0 2041 127,106 12,837,692 2042 $16.07 206,238 17 2041 0 2042 128,377 12,966,069 2043 $15.98 207,259 18 2042 0 2043 129,661 13,095,730 2044 $15.90 208,285 19 2043 0 2044 130,957 13,226,687 2045 $15.83 209,316 20 2044 0 2045 132,267 13,358,954 2046 $15.75 210,352 21 2045 0 2046 133,590 13,492,544 2047 $15.67 211,393 22 2046 0 2047 134,925 13,627,469 2048 $15.59 212,440 23 2047 0 2048 136,275 13,763,744 2049 $15.51 213,491 24 2048 0 2049 137,637 13,901,381 2050 $15.43 214,548 25 2049 0 2050 139,014 14,040,395 2051 $15.36 215,610 26 2050 0 2051 140,404 14,180,799 2052 $15.28 216,677 27 2051 0 2052 141,808 14,322,607 2053 $15.20 217,750 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 (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 on actual Project Costs incurred and the actual amount of tax increments collected. 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 195,335 195,335 156,268 11,593 167,861 27,474 16,940 1,533,502 2031 2032 196,302 196,302 157,041 11,941 168,982 27,320 44,260 1,376,461 2032 2033 197,273 197,273 157,819 12,299 170,117 27,156 71,416 1,218,642 2033 2034 198,250 198,250 158,600 12,668 171,268 26,982 98,398 1,060,042 2034 2035 199,231 199,231 159,385 13,048 172,433 26,799 125,197 900,657 2035 2036 200,217 200,217 160,174 13,439 173,613 26,604 151,801 740,483 2036 2037 201,208 201,208 160,967 13,842 174,809 26,399 178,201 579,516 2037 2038 202,204 202,204 161,764 14,258 176,021 26,183 204,384 417,753 2038 2039 203,205 203,205 162,564 14,685 177,250 25,956 230,340 255,188 2039 2040 204,211 204,211 163,369 15,126 178,495 25,716 256,056 91,819 2040 2041 205,222 205,222 91,819 15,580 107,399 97,823 353,879 0 2041 2042 206,238 206,238 0 16,047 16,047 190,191 544,070 2042 2043 207,259 207,259 16,528 16,528 190,730 734,800 2043 2044 208,285 208,285 17,024 17,024 191,260 926,061 2044 2045 209,316 209,316 17,535 17,535 191,781 1,117,841 2045 2046 210,352 210,352 18,061 18,061 192,291 1,310,132 2046 2047 211,393 211,393 18,603 18,603 192,790 1,502,922 2047 2048 212,440 212,440 19,161 19,161 193,278 1,696,201 2048 2049 213,491 213,491 19,736 19,736 193,755 1,889,956 2049 2050 214,548 214,548 20,328 20,328 194,220 2,084,176 2050 2051 215,610 215,610 20,938 20,938 194,672 2,278,848 2051 2052 216,677 216,677 21,566 21,566 195,111 2,473,959 2052 2053 217,750 217,750 22,213 22,213 195,537 2,669,496 2053 Totals 5,133,805 5,133,805 2,000,000 464,309 2,464,309 Totals Notes: PROJECTED CLOSURE YEAR 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: Proposed Changes of Zoning Ordinances, Master Plan, Map, Building Codes and City Ordinances Zoning Ordinances The proposed Plan is in general conformance with the City’s current zoning ordinances. Individual properties may require rezoning at the time of development. Master (Comprehensive) Plan and Map The proposed Plan is in general conformance with the City’s Comprehensive Plan identifying the area as appropriate for 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 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 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, landscaping, etc., increased retail and service demand, provision of new housing units to address a shortage in the City, additional school district 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. • Projects undertaken within the District as part of the implementation of this Project Plan, the costs of which are paid fully or in part by impact fees, grants, special assessments, or revenues other than tax increments. 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. 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) Tax Incremental District No. 32 Project Plan City of Green Bay Prepared by Ehlers Page | 34 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 30,112 72,068 84,978 6,257 193,415 2029 2030 30,261 72,425 85,398 6,288 194,373 2030 2031 30,411 72,784 85,821 6,319 195,335 2031 2032 30,562 73,144 86,246 6,350 196,302 2032 2033 30,713 73,506 86,673 6,382 197,273 2033 2034 30,865 73,870 87,102 6,413 198,250 2034 2035 31,018 74,235 87,533 6,445 199,231 2035 2036 31,171 74,603 87,966 6,477 200,217 2036 2037 31,326 74,972 88,402 6,509 201,208 2037 2038 31,481 75,343 88,839 6,541 202,204 2038 2039 31,637 75,716 89,279 6,574 203,205 2039 2040 31,793 76,091 89,721 6,606 204,211 2040 2041 31,951 76,468 90,165 6,639 205,222 2041 2042 32,109 76,846 90,611 6,672 206,238 2042 2043 32,268 77,227 91,060 6,705 207,259 2043 2044 32,427 77,609 91,511 6,738 208,285 2044 2045 32,588 77,993 91,964 6,771 209,316 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 | 35  JOINT REVIEW BOARD RESOLUTION APPROVING THE CREATION OF TAX INCREMENTAL DISTRICT NO. 32, CITY OF GREEN BAY WHEREAS, the City of Green Bay (the “City”) seeks to create Tax Incremental District No. 32 (the “District”); and WHEREAS, Wisconsin Statutes Section 66.1105(4m)(a) requires that a Joint Review Board (the “JRB”) convene to consider such proposal; and WHEREAS, the JRB consists of one representative chosen by the School District; one representative chosen by the Technical College District; and one representative chosen by the County, all of whom have the power to levy taxes on property within the District; and one representative chosen by the City and one public member; and WHEREAS, the public member and JRB's chairperson were selected by a majority vote of the other JRB members before the public hearing required under Wisconsin Statutes Sections 66.1105 (4)(a) and (e) was held; and WHEREAS, all JRB members were appointed and the first JRB meeting was held within 14 days after the notice was published under Wisconsin Statutes Sections 66.1105 (4)(a) and (e); and WHEREAS, as required by Wisconsin Statutes Section 66.1105(4m)(b)1. the JRB has reviewed the public record, planning documents, resolution passed by the RDA, and the resolution passed by the Common Council; and WHEREAS, the JRB has considered whether, and concluded that, the District meets the following criteria as required by Wisconsin Statutes Section 66.1105(4m)(c): 1. The development expected in the District would not occur without the use of tax increment financing. 2. The economic benefits of the District, as measured by increased employment, business and personal income and property value, are sufficient to compensate for the cost of the improvements. 3. The benefits of the proposal outweigh the anticipated tax increments to be paid by the owners of property in the overlying taxing districts. NOW, THEREFORE, BE IT RESOLVED that the JRB approves the resolution passed by the Common Council creating the District, approving its Project Plan, and establishing its boundaries. BE IT FURTHER RESOLVED that in the judgment of the JRB the development described in the Project Plan would not occur but for creation of the District, that the economic benefits of the District, as measured by increased employment, business and personal income and property value, are sufficient to City of Green Bay Wisconsin Tax Incremental District No. 32 Joint Review Board Resolution compensate for the cost of the improvements, and that the benefits of the proposal outweigh the anticipated tax increments to be paid by the owners of property in the overlying taxing districts. BE IT FURTHER RESOLVED that the JRB approves those Project Costs identified in the Project Plan that will be made for projects located outside of, but within a one-half mile radius of the District, pursuant to Wisconsin Statutes Section 66.1105(2)(f)1.n. BE IT FURTHER RESOLVED that the JRB, as required by Wisconsin Statutes Section 66.1105(4m)(b)2m. has determined that the expected year of termination for purposes of Wisconsin Statutes Section 66.0602(3)(dq)1.b. is 2053, with final collection of tax increment to be the 2052 levy for the 2053 budget year. Passed and adopted this _____ day of , 2025. Resolution introduced and adoption moved by JRB member: Motion for adoption seconded by JRB member: On roll call motion passed by a vote of _____ ayes to _____ nays ATTEST: JRB Chairperson Signature City of Green Bay Wisconsin Tax Incremental District No. 32 Joint Review Board Resolution