Plan Commission

CITY OF MENOMONIE PLAN COMMISSION MEETING AGENDA Menomonie City Hall 800 Wilson Avenue 1st Floor, City Council Chambers 7:00pm July 27, 2026 1. Roll Call. 2. Approval of Minutes – June 22, 2026. 3. Public Hearing: a) Public Hearing regarding the proposed Project Plan Amendment No. 3 for Tax Increment District #14, City of Menomonie, Wisconsin. 4. Public Comments (agenda items only). 5. New Business: a) Consider Proposed Resolution 2026-PC01, a Resolution of the Plan Commission Adopting the Proposed Project Plan Amendment No. 3 for Tax Increment District #14, City of Menomonie, Wisconsin – discussion and possible action. b) Consider Recommendation for Approval of UW-Stout Polytechnics’ proposed Certified Survey Map on South Broadway Street – discussion and possible action. c) Consider Approval of Amy Eitrheim and Kurt Larson’s Proposed Certified Survey Map on Cherry Blossom Lane – discussion and possible action. 6. Building Permit Update – discussion only (no action). 7. Next meeting date is Monday, August 24, 2026 – discussion only (no action). 8. Adjourn. Notice is hereby given that members of the Common Council may be present at the foregoing meeting to gather information about a subject over which they have decision-making responsibility. This constitutes a meeting of the Common Council pursuant to State ex rel. Badke v. Greendale Village Board, 173 Wis.2d 553, 494 N.W.2d 408 (1993) and must be noticed as such, although the Common Council will not take any formal action at this meeting. NOTE: Upon reasonable notice, efforts will be made to accommodate individuals with disabilities. For additional information or to request the service, contact the City Clerk or the City Administrator at 232-2221. PLEASE CONTACT PAM at (232-2221 x1000) or pwildner@menomonie-wi.gov IF YOU ARE UNABLE TO ATTEND THE MEETING. Page 1 of 1  CITY OF MENOMONIE PLAN COMMISSION MEETING OFFICIAL PLAN COMMISSION PROCEEDINGS A meeting of the Plan Commission of the City of Menomonie, Dunn County, Wisconsin, was held in open session on June 22, 2026, and called to order by Chairperson Gentz at 7:00 p.m. in the City Council Chambers. The following members were present: Cody Gent, Dennis Kropp, Lowell Prange, Rebecca Thacker, and Ann Vogl. Jeff Luther and Steve Lindberg were absent. Eric Atkinson, David Schofield, and Dave Kowieski represented City Staff. MINUTES: Motion made by Prange, and seconded by Thacker, and carried unanimously to approve the minutes of the May 26, 2026, Plan Commission meeting. PUBLIC COMMENTS: None PROPOSED ORDINANCE 2026-10: Motion made by Prange, and seconded by Thacker, to recommend approval of proposed Ordinance 2026-10, an Ordinance rezoning certain lands along Nicholas Drive from Agriculture (A) District to Multiple Family Residential (R-3) District. Prange, Thacker, Vogl, and Gentz voted yes, with Kropp voting no. Motion carried. BUILDING PERMIT UPDATE: Kowieski provided an update on building permits issued. NEXT MEETING: The next meeting is scheduled for 7:00 p.m. on July 27, 2026. ADJOURN: Motion made by Vogl, and seconded by Thacker, to adjourn the meeting. Motion carried unanimously. Eric Atkinson, Recording Secretary Page 1 of 1  MEMORANDUM David Schofield, Director of Public Works dschofield@menomonie-wi.gov 715-232-2221 Ext.1020 TO: Chairperson Gentz & Plan Commission FROM: David Schofield, Director of Public Works SUBJECT: Proposed TID #14 Amendment #3 DATE: July 27, 2026 Plan Commission Meeting A Tax Increment District allows a municipality to capture all of the increased tax revenue from a defined area and use that revenue to improve, or incentivize development within, that defined area. After the improvements are complete, the Tax Increment District is closed and the increased tax revenue benefits all of the taxing entities (i.e. school district, vocational college, county). Attached is a figure showing how the tax revenue is collected. Tax Increment District #14 was created in 2004 to promote redevelopment of what is now called the Shops Off Broadway Mall and the Oak Avenue West corridor. Tax Increment District #14 was amended in 2011 and 2020. City Staff recommends approval of Amendment #3 to Tax Increment District #14 to allow for the reconstruction of Heller Road and sidewalk along Oak Avenue. City Staff, with assistance from Cedar Corporation, have prepared the attached Proposed Amendment #3 to Tax Increment District #14 which will be reviewed in detail. City Staff, with assistance from Cedar Corporation, have prepared proposed Resolution Proposed Resolution 2026-PC01. If the Plan Commission concurs, the appropriate motion would be Approve Proposed Resolution 2026-PC01, a Resolution of the Plan Commission Adopting the Proposed Project Plan Amendment #3 for Tax Increment District #14, City of Menomonie, Wisconsin (simple majority vote). Amendments to Tax Increment Districts require approval of the Plan Commission, City Council and a Joint Review Board consisting of representatives from all of the taxing jurisdictions. Attachments: • Tax Increment District Figure • Map of Current Tax Increment Districts • Proposed Project Plan Amendment #3 for Tax Increment District #14 • Proposed Resolution 2026-PC01 1  MEMORANDUM David Schofield, Director of Public Works dschofield@menomonie-wi.gov 715-232-2221 Ext.1020 2 Project Plan for Tax Increment District #14: Amendment No. 3 DRAFT - July 14, 2026 Prepared by the City of Menomonie, WI With assistance from: Initial Joint Review Board: July 22, 2026 Plan Commission Approval: July 27, 2026 City Council Approval: August 3, 2026 Joint Review Board Approval: August 13, 2026 Amendment No. 3 to the Original Project Plan for Tax Increment District #14 of the City of Menomonie, dated September 7, 2004 and previously amended on September 6, 2011 and July 20, 2020. Table of Contents Page 1. Introduction ............................................................................................................................. 2 2. Purpose of Proposed Amendment .......................................................................................... 3 3. Benefits and Promotion of Orderly Development .................................................................. 4 4. Existing and Proposed Land Use ............................................................................................. 5 5. Project Plan of Tax Increment District #14.............................................................................. 6 6. Economic Feasibility Study ...................................................................................................... 7 7. Method of Financing and Projected Tax Increment Revenue................................................. 8 8. Master Plan, Building Codes and City Ordinances .................................................................. 9 9. Financing of Public Improvement Non-Project Costs ........................................................... 10 10. Relocation .............................................................................................................................. 11 11. Equalized Value Test.............................................................................................................. 12 12. Estimate of Property to Be Devoted to Retail Business ........................................................ 13 13. Annexed Property.................................................................................................................. 14 14. Amendments. ........................................................................................................................ 15 15. Schedule ................................................................................................................................ 16 16. Attorney’s Opinion ................................................................................................................ 17 Appendix A: ............................................................................................................................... 18 Project Plan Maps & Parcel Information .............................................................................. 18 Appendix B: ............................................................................................................................... 28 Project Costs & Economic Feasibility .................................................................................... 28 Appendix C: ............................................................................................................................... 42 Public Hearing Notices & Approval Documentation............................................................. 42 Appendix D: ............................................................................................................................... 44 City Attorney’s Opinion......................................................................................................... 44 Page intentionally left blank. 1 1. Introduction The City of Menomonie’s Tax Increment Finance District #14 (TID, or TID #14) is generally located on the northwest side of the City, located within the City limits (see maps in Appendix A). TID #14 was originally formed in 2004 and was deemed mostly blighted and will continue to remain a Blighted Area District. Tax Increment District #14 was created on September 7, 2004 and was amended as a donor District on September 6, 2011, and was amended again to modify its boundaries on July 20, 2020. The City proposes to amend the District a third time by adding the ½ mile boundary from the District as well as including additional project costs. The City would like to continue to eliminate blight and, by adding project costs within the TID and within its ½ mile boundary, will allow the City to further eliminate blight and encourage redevelopment within the TID. The City continues to keep in mind that a positive increment must exist before any revenue is generated. The City will stage any potential public improvements proposed to be paid for with tax increment financing so that relative certainty of economic feasibility exists. Accordingly, any City improvements will not be commenced until construction of private investments is imminent or has started. The Project Plan Amendment No. 3 for TID #14 in the City of Menomonie, Wisconsin, has been prepared in compliance with Section 66.1105, Wis. Stats. and establishes the need for the TID Amendment, and updates the financial feasibility based on the revised cash flow. The Project Plan Amendment No. 3 is to be adopted by resolution of the Joint Review Board and City Council on the recommendation from the City’s Planning Commission as the official plan and guide for public and private sector development activities within the boundaries, and within ½ mile, of TID #14. 2 2. Purpose of Proposed Amendment The purpose of this proposed amendment is to continue efforts to eliminate blighted areas, stimulate economic growth, and revitalize the North Menomonie area by providing incentives for existing and future private investment in the City of Menomonie. Incentives such as street improvements, demolition, site improvements, and other public improvements to the area will be provided through the TID. These efforts combined with privately financed plans in the District, will provide new tax base, eliminate blight and expand economic opportunity. The purpose of this amendment, referred to here after as Project Plan Amendment No. 3, is to:  Add the ½ mile radius to the existing TID #14 as allowed under 66.1105 (2)(f)1.n. The ½ mile radius is measured outward from the official, outer boundary of the TID. (see maps in Appendix A).  Add project costs within the District and within the ½ mile boundary of the District as permitted under Wis. Stat. §66.1105(2)(f)1.n.  Update the financial feasibility analysis to the Project Plan in the District as permitted under Wis. Stat. §66.1105(4)(h)1. 3 3. Benefits and Promotion of Orderly Development The benefits and promotion of orderly development as stated in the original Project Plan adopted on September 7, 2004, or Amendment No. 1 adopted September 6, 2011, or Amendment No. 2 adopted July 20, 2020, are hereby re-affirmed and incorporated into this amendment. No other changes are proposed. By amending the Project Plan to include the ½ mile buffer, the City will have the ability to add two separate street projects. The first, Oak Avenue, lies mostly within the existing TID, however; approximately 300 lineal feet of this roadway lies outside of the current TID. The second, Heller Road, lies mostly outside of the existing TID while approximately 950 lineal feet of the project is within the current TID. Although the roadway improvements are partially located outside the formal boundaries of TID #14, the projects are eligible under Wisconsin’s TIF law because these roads provide essential access to the TID and are necessary for the successful redevelopment of the blighted area. The deteriorated condition of the roadways, including failing pavement, outdated design, and inadequate pedestrian accommodations, create barriers to redevelopment inside the District. Properties within the TID suffer from blight factors, including underutilization, obsolescence, and physical deterioration. These conditions are highlighted by substandard infrastructure at the District’s edge, which discourages investment, impairs traffic flow, and contributes to negative perceptions of the area. The additional project costs are a continuation of the implementation of the original and updated goals in TID #14 which are: 1. Removal of blighted areas in the City of Menomonie and the influence they may have on adjacent properties. 2. Supporting the City’s northern commercial area by facilitating the construction of a street extension. 3. Promote economic growth (through jobs and new tax base). 4. Minimize urban sprawl. 5. Expand economic activity by promoting orderly development in specific areas of the City. 4 4. Existing and Proposed Land Use Although there have been some minor changes in land use of the original District territory, there are no other significant changes in the existing and proposed land use plan for the District as provided in the original Project Plan. The original Project Plan existing and proposed land use dated September 7, 2004, or Amendment No. 1 adopted September 6, 2011, or Amendment No. 2 adopted July 20, 2020, are hereby re-affirmed and incorporated into this amendment. Maps of existing and proposed land use are contained in Appendix A. 5 5. Project Plan of Tax Increment District #14 A total of $1,151,935 in additional Project Costs are proposed to be included as part of Amendment No. 3 to facilitate the improvements of Oak Avenue and Heller Road as follows: 1. $323,278 to construct sidewalks on portions of Oak Avenue as well conduct selected street reconstruction activities which includes water main, storm sewer, and road demolition and replacement costs as identified in the Opinion of Probable Cost contained in Appendix B. 2. $680,746 to reconstruct approximately 1,300 lineal feet of Heller Road from USH 12 west to the Menomonie Golf & Country Club entrance. This will include water main, storm sewer, and road demolition and replacement costs as identified in the Opinion of Probable Cost contained in Appendix B. 3. The remaining $147,911 in costs are related to the projected interest on long-term debt, financing costs, and ongoing planning and administrative costs for the District as shown in Appendix B. The proposed projects in the original Project Plan dated September 7, 2004, or Amendment No. 1 adopted September 6, 2011, or Amendment No. 2 adopted July 20, 2020, are also re-affirmed and incorporated into this amendment. 6 6. Economic Feasibility Study Appendix B includes a summary of how the remaining project costs will be financed, and a projected cash flow demonstrating the District remains economically viable with the incorporation of the amended project costs. The future value of projected tax increments should approximate the additional new costs. The City will monitor these future increments and the proposed project costs and will adjust any potential shortfalls. The forecast of the valuation increases expected and the associated tax increment collections in the original Project Plan dated September 7, 2004, or Amendment No. 1 adopted September 6, 2011, or Amendment No. 2 adopted July 20, 2020, have not changed and are hereby re-affirmed and incorporated into this amendment. The City has the resources to finance the proposed projects and, as of 2024, had approximately 58% of its total debt/borrowing capacity remaining. 7 7. Method of Financing and Projected Tax Increment Revenue There are no proposed changes to the methods of financing. The original Project Plan dated September 7, 2004, or Amendment No. 1 adopted September 6, 2011, or Amendment No. 2 adopted July 20, 2020, are hereby re-affirmed and incorporated into this amendment. 8 8. Master Plan, Building Codes and City Ordinances The proposed Project Plan Amendment is feasible and in general conformance with the City’s Comprehensive (Master) Plan, Building Codes, Ordinances, and promotes orderly development. In areas where the zoning does not align with the Future Land Use Plan or this Project Plan, the zoning code may be changed to meet the goals and objectives of the Tax Increment District Project Plan as needed. The amended Tax Increment District is generally compatible with the existing and future projected development of the property within the City. No changes to the Comprehensive Plan or existing regulations are proposed or needed at this time. Appendix A contains a Zoning Map of the Tax Increment District. The majority of the property in the District is suitable for, or currently zoned commercial, industrial, or residential, and is suitable for expanded commercial and industrial use which supports a basic element of the District plan. The rest of the zoning remains the same from the original Project Plan. There are no changes and the original Project Plan dated September 7, 2004, or Amendment No. 1 adopted September 6, 2011, or Amendment No. 2 adopted July 20, 2020, are hereby re-affirmed and incorporated into this amendment, concerning the Master Plan, Building Codes and Code of Ordinances of the City. The amended Project Plan remains in conformity with the Master Plan, Building Codes and Ordinances of the City. The proposed amendment to TID #14 is compatible with future projected development of property within the City. 9 9. Financing of Public Improvement Non-Project Costs There are no changes to the original Project Plan adopted on September 7, 2004, or Amendment No. 1 adopted September 6, 2011, or Amendment No. 2 adopted July 20, 2020, and said documents are hereby re-affirmed and incorporated into this amendment concerning the financing of public improvement non-project costs. 10 10. Relocation There are no changes to the original Project Plan dated September 7, 2004, or Amendment No. 1 adopted September 6, 2011, or Amendment No. 2 adopted July 20, 2020, and said documents are hereby re-affirmed and incorporated into this amendment. The Amended Project Plan does not propose relocation of any displaced persons by the City of Menomonie. Should any relocation requirements occur, it will be necessary to develop and file a Relocation Plan with the State of Wisconsin comply with Sec. 32.19 Wis. Stats., and keep records as required in Sec. 32.27 Wis. Stats. Any costs incurred for relocation would be considered an eligible project cost under this plan. 11 11. Equalized Value Test No territory will be added to the District. Demonstration of compliance with the equalized value test is not required for this Plan Amendment. 12 12. Estimate of Property to Be Devoted to Retail Business Pursuant to Wis. Stat. § 66.1105(5)(b), the City estimates approximately 61% of the territory within the District will be devoted to retail business at the end of the District’s maximum expenditure period. 13 13. Annexed Property A Tax Increment District cannot include annexed territory unless at least three years have elapsed since the annexation, or certain other requirements are met. No parcels are proposed to be added to the District with Amendment No. 3. 14 14. Amendments. The City has the ability to amend the District up to four times to revise its boundaries; however, there is no limit on the number of Project Plan amendments during a TID's life. This is the third amendment to the Project Plan. The previous amendments to TID #14 include:  Amendment No. 1 - Amended as a donor District on September 6, 2011  Amendment No. 2 - Amended boundaries on July 20, 2020 15 15. Schedule Wisconsin State Statute §66.1105 prescribes the process for amending a TID. The law requires public input in the TID amendment process, including a public hearing held by the Planning Commission at which TID information is discussed and citizens can reasonably voice their opinions on the proposed TID and TID Project Plan. A three-phased approval process is required to amend the TID including approval by the Planning Commission, City Council, and the Joint Review Board. The following is the formal meeting/action calendar for the City of Menomonie TID #14 amendment process.  Initial Joint Review Board: July 22, 2026  Plan Commission Approval: July 27, 2026  Council Approval: August 3, 2026  Joint Review Board Approval: August 13, 2026 All meetings were properly noticed and publicized per the requirements §66.1105 and all documentation can be found in Appendix C. 16 16. Attorney’s Opinion See Appendix D for the City Attorney’s opinion regarding concurrence with the contents and approval process for Amendment No. 3 to TID #14. 17  Appendix A: Project Plan Maps & Parcel Information 1. TID #14 Location Map 2. TID #14 Boundary Map 3. Tax Parcel Map 4. ½ Mile Radius Map 5. Proposed Projects 6. Existing Land Use 7. Future Land Use 8. Existing Zoning Map 9. Legal Description (current as of 7/20/20 Amendment No. 2) 18  94 Legend L:1 Municipal Boundaries D Parcel Boundary (4/20/2026) D TIO 14 Boundary 1725122813154100006 I 1725122813154400035 1725122813154400033 1725122813154400044 Cedar Ave W u � 1-------t 12 Tax Parcels N 0 0 0 12 0 Proposed Amendment TIO #14 N O') N N 1725122813232200080 City of Menomonie N r-- Dunn County, WI 172512281323220000 Thunder 12281323220 004 w 12281323220 006- ---�===:::i .u V, C Feet 0 150 300 "' Ol Map Updated: July 9, 2026. UJ  wn of Town of Revisions to TID 14 �rman Tainter � Municipal Boundaries c:::] TIO #14 Boundary D 1/2 Mile Buffer Amnd Town of Menomonie Menomonie Lake Municipal Menomin Airport City of Menomonie Town of Red Cedar Menomonie 1/2 Mile Radius Proposed Amendment TIO #14 City of Menomonie Dunn County, WI Irvington ----==== Feet 0 2,500 5,000 Map Updated: July 9, 2026.  EXHIBIT A MENOMONIE TID # 14 DESCRIPTION Part of Sections 14, 15, 22 and 23, Town 28 North, Range 13 West, City of Menomonie, County of Dunn, State of Wisconsin, described as follows: Commencing at the Northeast Corner of said Section 22, Thence Northerly 33 feet, more or less, on the Westerly line of said Section 14 to the point of beginning; Thence Easterly 400 feet, more or less, on the Westerly extension of the Northerly right-of-way line and on said right-of-way line of USH A12@; Thence Northerly 570 feet, more or less, to the Southerly right-of-way line of Oak Avenue; Thence Northwesterly 50 feet, more or less, along the Southwesterly right-of-way line of said Oak Avenue; Thence Westerly 370 feet, more or less, to the West line of the SW 3 of Section 14; Thence Southerly 60 feet, more or less, along the said West line of the SW 3 of Section 14; Thence Westerly 300 feet, more or less, to the Northwesterly right-of-way line of said USH A12@; Thence Northwesterly 1720 feet, more or less, along said Northwesterly right-of-way line of said USH A12@ to the Southerly right-of-way line of Interstate A94@; Thence Easterly along said Southerly right-of-way line of Interstate A94@ to the Northerly most corner of Certified Survey Map Number 1554; Thence Southwesterly 230 feet more or less, along the Northwesterly line of said Certified Survey Map Number 1554; Thence Southerly 186 feet, more or less, along the Easterly line of said Certified Survey Map Number 1554; Thence Easterly 212 feet, more or less, along the Southerly line of said Certified Survey Map Number 1554; Thence Northeasterly 237 feet, more or less, along the Southeasterly line of said Certified Survey Map Number 1554 to the Southerly right-of-way line of Interstate A94@ and STH “25”; Thence Southeasterly 492 feet, more or less, along said right-of-way line of Interstate A94@ and STH A25@ to the Northeasterly line of Certified Survey Map Number 3077; Thence Southeasterly 123 feet, more or less, along said Northeasterly line of Certified Survey Map Number 3077; Thence Southerly 237 feet, more or less, along the Easterly line of said Certified Survey Map Number 3077, its extension thereof and the Westerly line of STH “25” to the Northerly line of Certified Survey Map Number 1701; Thence Westerly along the Northerly line of said Certified Survey Map Number 1701 to the Northwest corner of said Certified Survey Map; Thence Southerly along the Westerly line of Certified Survey Map Number 1701 to the Southwest corner of said certified survey map and the Northerly right-of-way line of said Oak Avenue; Thence Easterly 30 feet, more or less, along the Northerly right of way line of Oak Avenue; Thence South 260 feet, more or less, to the Southerly right-of-way line of Cedar Avenue; Thence Easterly 120 feet, more or less, along said Southerly right-of-way line of Cedar Avenue; Thence Southerly 190 feet, more or less; Thence Easterly 154 feet, more or less, to said Westerly right-of-way line of STH A25@; Thence Southerly and Southwesterly along said Westerly right-of-way line of STH A25@ to the Northerly right of way line of USH 12; Thence Westerly 30 feet, more or less, along the Northerly right-of-way line of USH A12@; Thence Southerly 180.00 feet, more or less, to the Northerly line of Certified Survey Map Number 1698; Thence Westerly along the North line of Certified Survey Map Number 1698 to the Northwest corner of said certified survey map; Thence South 250 feet, more or less, along the Westerly line of Certified Survey Map Number 1698 to the Southwest corner of said certified survey map; Thence Easterly along the Southerly line of Certified Survey Map Number 1698 to the Southeast corner of said certified survey map; Thence Southerly 315 feet, more or less, along said Westerly right-of-way line of STH A25@; Thence Westerly 145 feet, more or less, to the Easterly right-of-way line of a Public Alley; Thence Northerly 150 feet, more or less, along said Easterly right-of-way line of a Public Alley; Thence Westerly 160 feet, more or less, to the centerline of a Vacated Street; Thence Southerly 100 feet, more or less, along said centerline; Thence Westerly 430 feet, more or less, to the West line of said Section 23; Thence Northerly 202 feet, more or less, along said West line and the East line of the NW3 of the NW 3 of Section 22; Thence Westerly 400 feet, more or less, parallel to the North line of said NW3 of the NW 3 of Section 22; Thence Northerly 380 feet, more or less, to the Northerly right of way line of Heller Road; Thence Easterly 370 feet, more or less, on the Northerly right-of-way line of Heller Road to a point that is Northerly 33 feet, more or less, and on the Westerly line of said Southwest Corner of Section 14 and the point of beginning. Page intentionally left blank. 27  Appendix B: Project Costs & Economic Feasibility 28 Project Costs & Economic Feasibility A forecast of the valuation increases expected within the District, the associated tax increment collections, and a summary of how Project Costs would be financed were prepared by Ehlers. Their analysis demonstrates that the District, with the amended projects, continues to be economically feasible. These forecasts are based on the original TID creation, but the cash flow projections have been updated to reflect the additional project expenditures. The blight elimination that occurred within the District would not have happened without the creation of the District in 2004. The additions of projects for the reconstruction of Oak Avenue and Heller Road will further help to eliminate blight as these are primary roads which serve the District. The City is in a strong economic condition to have the capacity to finance capital costs for this project. The impact of the improved roads could further eliminate blight and spur additional commercial in the District. The City has identified a need for commercial growth in this area, and without the TID’s direct assistance, the road projects would not likely occur. The proposed projects included as part of this amendment are shown in Table B-1, as well as Tables B-1a, and total $1,151,935. The project costs the City has already expended, plus those planned for in the future, are expected to create an estimated additional $1 million in equalized property value during the remaining years of life of the TID #14. Estimated development assumptions and timing for construction are included in Table B-2. Assuming a projected equalized TID Interim tax rate of $15.43 per thousand of equalized value, TID #14 could generate as much as $961,370 in additional tax Increment revenue over the remainder of its life as shown in Table B-3. The estimated portion of taxes paid by each jurisdiction is shown in Table B-4. The City plans to finance the proposed projects through the issuance of a General Obligation bond in the amount of $615,000 (Table B-5) with the remaining costs covered by current/future fund balances. Eligible project expenditures can be made only during the first 22 years of the TID’s life, which for TID #14 ends on December 31, 2026 based on its 2004 creation date. The projected cash flow for TID #14 (Table B-6) shows that the proposed projects can be constructed within the financial constraints of the TID. At the end of the TID’s life in 2032, it is expected that excess tax increment of approximately $260,000 will remain. This may change based on actual project bid costs. 29 Development incentive payments, if used, will be paid from tax increments as they are collected on a “Pay-As-You-Go” basis, when feasible. Administrative expenses will be paid from the collected tax increments, or from advances from other City fund accounts if those costs exceed cash amounts available. The City will recover any amounts advanced to the District as cash flows permit and may charge interest to the District. The City anticipates that the District will need to remain open for its entire 27-year life to generate enough tax increment to pay all project costs, however this is dependent on the nature and timing of development projects. Note that the assumptions used to create the following tables illustrate that the Project Plan is feasible and that the anticipated revenues are sufficient to cover anticipated expenditures. Any annual shortfalls in the TID Fund Balance are anticipated to be recovered within the TID’s maximum life. 30 Table B-1: Project List 31 Table B-1a: Opinions of Probable Cost 32 33 34 35 Table B-2: Development Assumptions 36 Table B-3: Tax Increment Projections 37 Table B-4: Tax Increment Distribution 38 Table B-5: Estimated Financing Plan 39 Table B-6: Cash Flow Projections 40 Page intentionally left blank 41  Appendix C: Public Hearing Notices & Approval Documentation To be added after final approval, and prior to submittal to Department of Revenue Documents: 1. Letter To Taxing Jurisdictions 2. Affidavit of Mailing 3. Joint Review Board & Public Hearing Notice 4. Affidavit of Publication 5. Joint Review Board Meeting #1 Agenda 6. Plan Commission Agenda 7. Plan Commission Resolution 8. City Council Agenda 9. City Council Resolution 10. Joint Review Board Meeting #2 Notice 11. Affidavit of Publication 12. Joint Review Board Meeting #2 Agenda 13. Joint Review Board Resolution 42 Page intentionally left blank. 43  Appendix D: City Attorney’s Opinion To be included prior to final approval by the JRB. 44 45  RESOLUTION NO. 2026-PC01 RESOLUTION OF THE PLAN COMMISSION ADPOTING THE PROPOSED PROJECT PLAN AMENDMENT NO. 3 FOR TAX INCREMENT DISTRICT #14, CITY OF MENOMONIE, WISCONSIN WHEREAS, the City of Menomonie directed that a Project Plan Amendment No. 3 be prepared for Tax Increment District #14 (TID #14), City of Menomonie, Wisconsin, a blighted tax increment district, amending the District Project Plan to include a ½ mile radius for related TID projects, additional project costs, and updated financial feasibility analysis; and WHEREAS, a Public Hearing of the City of Menomonie Plan Commission regarding the proposed Project Plan Amendment No. 3 for TID #14 was held on July 27, 2026, after notices were sent to all local governmental entities having power to levy taxes on property located within the District and notice of such hearing was published as a Class 1 notice under Chapter 985 of the Wisconsin Statutes, where all interested parties were given the opportunity to be heard. NOW, THEREFORE, BE IT RESOLVED, that the Plan Commission of the City of Menomonie has determined that the conditions and findings regarding Project Plan Amendment No. 3 for TID #14 comply with Sec. 66.1105(4), Wis. Stats.; and BE IT FURTHER RESOLVED, that the Project Plan Amendment No. 3 for TID #14, contains findings that the Plan is feasible and is in conformity with the master plan of the City; and BE IT FURTHER RESOLVED, that the equalized value of the taxable property of the District plus the value increment of all existing districts does not exceed 12 percent of the total equalized value of taxable property within the City; and BE IT FURTHER RESOLVED, that the Plan Commission of the City of Menomonie approves and adopts the Project Plan Amendment No. 3 for Tax Incremental District #14, City of Menomonie, Wisconsin for Common Council approval, City of Menomonie, Wisconsin, pursuant to the provisions of Sec. 66.1105, Wis. Stats. Adopted by the Plan Commission of the City of Menomonie this 27th day of July, 2026. PLAN COMMISSION CITY OF MENOMONIE By: __________________________________ Cody Gentz, Chairperson Attest: __________________________________ David Schofield, Secretary  MEMORANDUM David Schofield, Director of Public Works dschofield@menomonie-wi.gov 715-232-2221 Ext.1020 TO: Chairperson Gentz & Plan Commission FROM: David Schofield, Director of Public Works SUBJECT: Proposed UW-Stout Polytechnic Certified Survey Map on South Broadway Street DATE: July 27, 2026 Plan Commission Meeting JSD Professional Services, on behalf of UW-Stout Polytechnic, has submitted the attached proposed Certified Survey Map. In the map, they propose to merge all of the parcels and vacated rights-of-way they own between South Broadway Street, 13th Avenue East, 3rd Street East, 18th Avenue East, 2nd Street East and 17th Avenue East into a single lot. This property is the site of the Recreation Center and Williams Stadium. The property is zoned Single Family Residential (R-1) District which allows, amongst other things “Churches, public and parochial schools, public libraries and other public educational and cultural institutions”. No change in use is proposed at this time. No rezoning is proposed at this time. City Staff, with assistance from Cedar Corporation, have reviewed the proposed Certified Survey Map and recommend approval. If the Plan Commission concurs, the appropriate motion would be Recommend approval of UW-Stout Polytechnics’ Proposed Certified Survey Map on South Broadway Street, as presented (simple majority vote). Because this proposed Certified Survey Map spans more than one plat (i.e. Coddingtons Addition and J.M. Gates Addition), it must be reviewed as if it were a plat. As such, the City Council will also review the proposed Certified Survey Map. Attachments: • Location Map • Proposed Certified Survey Map 1 Dunn County, WI  MEMORANDUM David Schofield, Director of Public Works dschofield@menomonie-wi.gov 715-232-2221 Ext.1020 TO: Chairperson Gentz & Plan Commission FROM: David Schofield, Director of Public Works SUBJECT: Proposed Eitrheim/Larson Certified Survey Map on Cherry Blossom Lane DATE: July 27, 2026 Plan Commission Meeting AC/a, on behalf of Amy Eitrheim and Kurt Larson, has submitted the attached proposed Certified Survey Map. In the map, they propose to adjust the boundaries between three parcels along the north side of Cherry Blossom Lane. The purpose of these adjustments is to allow for a small home expansion to the Eitrheim home as discussed in the attached owner letter and shown on the attached sketch. The properties are zoned Single Family Residential (R-1) District. No changes in use are proposed at this time. No rezoning is proposed at this time. City Staff, with assistance from Cedar Corporation, have reviewed the proposed Certified Survey Map and recommend approval. If the Plan Commission concurs, the appropriate motion would be Approve Amy Eitrheim and Kurt Larson’s Proposed Certified Survey Map on Cherry Blossom Lane, as presented (simple majority vote). Please note that approval of this certified survey map will not transfer ownership. The applicants will need to work with a real estate attorney to complete a land transfer. Attachments: • Location Map • Owner Letter • Proposed Certified Survey Map 1 Dunn County, WI  Building Inspection Report 1/1/2026 to 7/23/2026 Number Estimated Issued Value New Construction 14 $5,252,841.94 Single Family Homes 12 $4,472,841.94 001 Single Family Houses 12 $4,472,841.94 Two Family Dwellings 2 $780,000.00 002 Two Family Dwellings 2 $780,000.00 New Construction—Commercial 7 $23,021,201.00 Commercial 7 $23,021,201.00 005-C Commercial 4 $20,021,201.00 Commercial Projects Owner's Name 3521 59th St NE - 106,106 SF Facility SPA PROPERTIES 106,016 SF Facility. $11,962,193.00 12 loading dock 1827 N BROADWAY ST - Shell Building JACQUES HOLDINGS LLC doors, 2385 SF6 drive Shell in $752,390.00 Building 515 Wilson Ave W - Metal Building City of Menomonie Metal Building for $3,406,618.00 Wastewater Pre- 515 Wilson Ave W - Early Start City of Menomonie Treatment Early Start for footing $3,900,000.00 Footing/Foundation and foundation 005-Exc Excavation/Grading 3 $3,000,000.00 Commercial Projects Owner's Name 1827 N BROADWAY ST -Excavation & JACQUES HOLDINGS LLC Excavation & Grading $25,000.00 Grading Former Denny's 6107 3M DR NE - Excavation & Grading KWIK TRIP INC Restaurant New Driveway, site $2,000,000.00 work prep for parking 5821 EAGLE POINT RD NE - Excavation MENOMONIE HOLDINGS 1 LLC lot. Excavation & Grading $975,000.00 & Grading for Front parking lot, and back loading docl Remodeling 562 $88,598,052.15 Right of Way 71 $1,721,207.99 005-ROW Right of Way 71 $1,721,207.99 Commercial Projects Owner's Name 2402 9TH ST E - ROW EA_06 TIMOTHY M PIZZI ROW- EA_06. $100.00 Underground Fiber 1207 TAINTER ST NE - ROW CLAY E HENDRICKS Optic, 1.25" HDPE ROW- Emergency $1,600.00 Service Renew Restoration  Building Inspection Report 1/1/2026 to 7/23/2026 Number Estimated Issued Value 615 STOKKE PKWY - ROW- EA_07 DUNN COUNTY ROW- EA_07 $100.00 1620 9TH ST E - ROW - Pole LAILA A DAVIS WO115273978 - $22,403.04 Replacement ROW - for Pole 526 OAKPARK CIR SE - ROW Pole PAUL S & LAUREL A FUHRMAN Replacement WO115273992 - $22,405.99 Replacement & HINTZ ROW Pole 2934 MEADOWBROOK LA NE - ROW JESSICA & LOGAN Replacement ROW _ EA_07A $100.00 EA_07A SKOVBROTEN 6100 3M DR NE - ROW 4" HDPE Gas WAL-MART STORE #01-1819 ROW- 4" HDPE Gas $11,000.00 Main Main 1103 9TH ST E - ROW AMY A BARTKO WO: 115357707 - $18,850.00 ROW Pole 903 WILSON AVE - ROW ST JOSEPH PARISH replacement WO: 115355028 $3,450.00 ROW- Pole 1109 13TH AVE E - ROW KYLE J RASSBACH Replacement WO 115355041 ROW $18,200.00 - Pole Replacement 1803 5TH ST E - ROW CJRT PROPERTIES, LLC WO:115355093 $19,400.00 ROW- Pole 1016 11TH ST E - ROW PETER & LORETTA J R Replacement WO: 115355106 $18,585.00 THIELMAN ROW Pole 408 20TH AVE E - ROW JESALI M KUEHL replacement. WO:115533200 ROW $22,300.00 Pole Replacement 2520 WILSON ST NE - ROW DALE K SCHMITZ REVOCABLE ROW- Electric $1,200.00 TRUST overheard, 1425 STOKKE PKWY - ROW EA_08 MINN MINING & MFG CO suspended ROW on poles, - EA_08 $100.00 5900 PACKER DR NE - ROW BILLS DISTRIBUTING LTD ROW - EA_08A $100.00 1702 PLAZA DR NE - ROW KWIK TRIP INC., A WISCONSIN ROW - EA_07B $100.00 CORPORATION 2887 DAIRYLAND RD SE - ROW NATHAN T & KAYLA J MULLEN ROW $5,700.00 1903 JOHN RUSSEL RD - ROW CITY OF MENOMONIE ROW $26,065.57 2200 STOKKE PKWY - ROW CARDINAL FG CO ROW $287,275.00 1708 8TH ST E - ROW JOHN R & MICHELLE E III REED ROW- Gas Service $2,000.00 1309 STOUT RD SE - ROW OPTIMUM ENTERPRISES, INC. ROW for WO: $12,151.58 115356750 1407 STOUT RD SE - ROW KENDRICK A JOHNSON ROW for WO: $14,245.68 115356751 394 RED CEDAR ST NE - ROW BRADLEY T WAZNIK ROW $11,500.00 298 OAK AVE W - ROW Daysprings Foundations LLC ROW - For natural $1,000.00 gas service 301 ELM AVE E - ROW AMANDA L BROWN ROW - Trench for $71,000.00 natural gas 2255 WILSON ST NE - ROW GEORGE L & ANGELINE B ROW - Trench for $71,000.00 HUBER REVOCABLE TRUST natural gas 1014 TAINTER ST NE - ROW BA_02 MICHAEL J & JACQUELINE C ROW for 24/48 FO, $100.00 TRAUN 1.25 HDPE 1031 TAINTER ST NE - ROW BA_01 DCL RENTALS LLC - MANAGER ROW for 24/48FO, $100.00 1.25 HDPE 2160 DAIRYLAND RD SE - ROW PAUL D & KATHY L MCNALLY ROW - Underground $8,001.27 Underground Directional Drill directional drill 1520 WILSON ST NE - ROW BA_03 RICHARD L BEGUHN ROW - BA_03 $100.00 519 19TH ST N - ROW CRAIG T STELTER ROW - $85,000.00 WO:115531473  Building Inspection Report 1/1/2026 to 7/23/2026 Number Estimated Issued Value 501 CHERRY AVE NE - ROW LAUREN M HANKE ROW - Natural Gas $2,000.00 Service Install 502 13TH AVE E - ROW PACKER PROPERTIES LLC ROW $6,052.00 298 OAK AVE W - ROW DAYSPRING FOUNDATIONS LLC ROW $28,734.00 513 N BROADWAY ST - ROW MJT RENTALS LLC ROW - $0.00 WO:115767408 1010 17TH ST SE - ROW CMJM PROPERTIES LLC ROW- Natural Gas & $2,000.00 Electric Service 1808 5TH ST E - ROW DONALD BERGELIN Install ROW - Renew Gas $3,000.00 Service 2003 S BROADWAY ST Cherish Williams ROW - Natural Gas $2,000.00 Service 300 MAIN ST E - ROW -Gas Valve & ANSHUS JEWELERS LLC ROW for Gas valve & $3,000.00 Service Service 2121 S BROADWAY ST - ROW ACRE MANAGEMENT, LLC ROW- Re-routing $59,013.00 overhead span 5610 Eagle Point Road -ROW Brown Strauss, Inc ROW - Directional $22,000.00 Drill 393 RED CEDAR ST NE 1 - ROW JAARK LLC ROW - Fiber optic in $7,000.00 duct - directionally 1402 WILSON ST NE - ROW Natural Gas DAVID R & DONNA UTPADEL drilled ROW - Natural Gas $2,000.00 Service Service to existing 1321 STOUT RD SE - ROW HEALTHCARING LLC home- Overhead, ROW $70,000.00 Electric Distribution 220 13TH AVE W - ROW Crown castle DUDE ABIDES LLC ROW - Crown castle $45,000.00 fiber fiber 120 16TH AVE W - ROW TAYFIELD J & DANIELLE S REED ROW- Natural Gas to $2,000.00 existing Home. Street 220 13TH AVE W - ROW DUDE ABIDES LLC Gas mainrequired opening Extension $5,000.00 & new gas service for 2752 RIDGEWOOD ST - ROW for Natural JM4 LLC Johnson ROW Fieldhouse. - Natural Gas & $2,000.00 Gas & Electrica Electic 2782 RIDGEWOOD ST - ROW for Natural JM4 LLC ROW for Natural Gas $2,000.00 Gas & Electric & Electric 403 GRAND VIEW HTS CT NW - ROW JACOB & YOKO L CRINER ROW- 2" directional $3,993.00 bore across the road. 311 PINE AVE E - ROW MARY L HOWARD ROW - 24/48FO, $100.00 1.25" HDPE 2309 RIDGEWOOD ST - ROW JM4 LLC ROW - Natural Gas $2,000.00 Install 2302 RIDGEWOOD ST - ROW JM4 LLC ROW - Natural Gas $2,000.00 Install 302 10th Ave - ROW Gas Main & UW Stout ROW - Gas Main & $43,700.00 Services Services 921 22ND AVE NE - ROW _ 3032BA_05 KENTONKA LLC 3032BA_05 - ROW $100.00 1032 CREEK RIDGE CT NW - ROW BENJAMIN P HARTENBOWER ROW - Directional $3,816.00 Drill 1627 N BROADWAY ST - ROW NEARCO INC ROW for 3032BA_04 $100.00 3032BA_04 815 HOFLAND SW RD - ROW RED CEDAR PROPERTIES LLC ROW : WO: $10,000.00 116101503  Building Inspection Report 1/1/2026 to 7/23/2026 Number Estimated Issued Value 310 WILSON AVE W - ROW ONRO LLC WO:116101511 ROW $10,000.00 1012 SCHNIEDER LA SW - ROW ELDON J & JOAN L BURSTAD WO: 116090435 for $10,000.00 REVOCABLE TRUST ROW 1220 SCRITSMIER AVE SW - ROW TOMMY VANG WO: 116079794 - $10,000.00 ROW 121 10th Ave (315 10th Ave) - ROW University of Wisconsin Stout ROW - Gas Main & $44,506.00 Gas Main & Services Services 409 9TH AVE E - ROW for Gas Main & STATE OF WISCONSIN UW- ROW for Gas main & $183,000.00 Service STOUT Services 3303 WILSON ST NE - ROW for WO: MAPLE LANE ESTATES LLC ROW for WO: $100.00 3032BA_08 3032BA_08 3521 59th St NE SPA PROPERTIES ROW - OVERHEAD & $273,467.48 UNDERGROUND 384 RED CEDAR ST NE - ROW TRIKIN HOLDINGS LLC WO: 116116420 - $20,342.38 ROW Pole 3521 59TH ST NE - ROW Fiber Optic AMAZON.COM SERVICES LLC replacement ROW for Fiber Optic $58,000.00 Cable Cable 1102 PARADISE VALLEY RD W - ROW MAS PROPERTY LLC WO: 116095780 $100.00 ROW - ELECTRIC 1203 RIVER HEIGHTS RD SW - ROW DARREN M BRESLIN SUSPENDED WO: ON - 116101528 $17,851.00 ROW - Replace 902 6TH ST E - ROW JACK D STELTER deteriorating ROW - power $10,000.00 WO:115811788 MEN032 Residential Remodel 89 $1,925,463.57 006-A Residential Interior Alterations 29 $1,018,423.16 006-B Residential Additions/Garages 6 $315,000.00 006-C Residential Siding/Decks/Storage Sheds/Other 54 $592,040.41 Commercial Remodel 8 $43,718.98 007 Commercial Remodeling 8 $43,718.98 Commercial Remodeling—$10,000 & Over 29 $56,122,064.18 008 Commercial Remodeling—$10,000 & Over 29 $56,122,064.18 Commercial Remodel Over $10,000 Owner's Name 1920 S BROADWAY ST - Interior VOLUNTEERS INC DUNN Interior Remodel $30,000.00 Remodel Basement COUNTY INTERFAITH Basement 1620 MIDWAY RD - Exterior wall repair GFL SOLID WASTE MIDWEST Exterior wall repair & $45,901.00 LLC doors 2703 STOUT RD NE - Interior Alterations Larson Brothers Holdings, LLC Replace overhead $10,000.00 & Garage Doors garage doors, minor 428 TECHNOLOGY DR E - Structural PHILLIPS PLASTICS CORP demolition & Structural work: $2,500,000.00 Work Steel, joist decking, 1901 JOHN RUSSELL RD - Well #9 CITY OF MENOMONIE CMU,# 9 Well Precast plank, Potable $4,532,172.30 Municipal sandstone 393 RED CEDAR ST NE - 1 Interior JAARK LLC well 5,236 SF Interior $165,000.00 Remodel Including Ste 2 & 3 Remodel Ste 1 & 2. Level 2 alteration  Building Inspection Report 1/1/2026 to 7/23/2026 Number Estimated Issued Value 1921 TALEN ST NE - Interior Alterations HOUSE CALLS OF MENO INC Interior Alteration $22,000.00 2121 S BROADWAY ST - 10,640 SF AMH MENOMONIE, LLC 10,640 SF Pre- $800,000.00 Building engineered Metal 6107 3M DR NE - Building Remodel/ KWIK TRIP INC Building Building Remodel / $2,000,000.00 Addition Addition 6107 3M DR NE - Interior Demo KWIK TRIP INC Interior Demo $50,000.00 2409 HILS CT NE - Addition JH HOLDINGS LLC Addition to Dental $326,000.00 Office 1827 N BROADWAY ST - Build out JACQUES HOLDINGS LLC 2385 SF- Build Out $398,390.00 428 TECHNOLOGY DR E - 75,000 SF PHILLIPS PLASTICS CORP 75,000 SF Addition & $27,348,500.00 Addition & Alteration Alteration 3521 59th St NE - Steel SPA PROPERTIES Installation of (2) $81,091.88 Platform/Crossovers Steel 1602 STOUT RD SE - Repair VOLUNTEERS INC DUNN CO Platform/Crossovers. Repair two $25,000.00 INTERFAITH bathrooms and 1728 INDIANHEAD NE DR - Office Space LARSON BROTHERS replace exterior Office Space Remodel $45,000.00 Remodel HOLDINGS, LLC & Add bathroom 393 RED CEDAR ST NE 1 - 3 Demo JAARK LLC Demo Suite 1 -3 $160,000.00 2321 STOUT RD NE - Renovation of CT MYRTLE WERTH MED CENTER Renovation of CT $299,633.00 Space Space 6100 3M DR NE - Phase 3.5 breakpack WAL-MART STORE #01-1819 Phase 3.5 $14,594,782.00 (breakpack) 2524 HILS CT NE - Interior Remodel 2524 Hils Court Interior Remodel - $150,000.00 Misc. Wall Removals 444 S BROADWAY ST - Exterior WESTCONSIN CREDIT UNION & Replacement. Replacement of $750,000.00 Remodel Windows, aluminum 2204 4TH AVE N - Siding BJCC, LLC storefront systems, Siding - Front, lower $13,200.00 half of West & East 2321 STOUT RD NE - Change of use MYRTLE WERTH MED CENTER Side Change of Use; $59,040.00 Alteration Level 2 1715 5TH ST W - Re Roof NE Corner of JOINT SCHOOL DISTRICT 1 upgrade of the Re-Roof NE Corner of $217,157.00 HS MENOMONIE High School 18,609 801 PINE AVE E - Re-Roof 49,851 SF SCHOOL DIST OF MENOMONIE SF Re-roof original $293,447.00 portion 49,851 SF 512 CRESCENT ST SE - Installation of Bill Ostwald Installation of Push $58,000.00 Push piers piers 230 MAIN ST E - Shell work only LumberJax BakeHouse & Cafe Refurbish Exterior of $100,000.00 building 1909 SOUTHRIDGE AVE - INTERIOR BKHS LLC INTERIOR $10,000.00 REMODEL ALTERATION 5821 EAGLE POINT RD NE - Early Start MENOMONIE HOLDINGS 1 LLC Early Start $1,037,750.00 Footing/Foundation Footing/Foundation Driveways & Parking Lots 15 $182,270.00 010-C Driveways & Parking Lots 5 $90,950.00 010-R Driveways & Parking Lots 10 $91,320.00 Signs 13 $94,817.00  Building Inspection Report 1/1/2026 to 7/23/2026 Number Estimated Issued Value 011 Signs 13 $94,817.00 Electrical 101 $5,564,972.77 012 Electrical Permits 101 $5,564,972.77 Mechanical 111 $10,668,121.48 013 Mechanical Permits 111 $10,668,121.48 Plumbing 85 $5,673,095.00 014-FA Fire Alarm System Permits 6 $1,186,835.00 014-P Plumbing Permits 75 $4,465,260.00 014-T Turf Sprinkler Permits 4 $21,000.00 Wrecking 18 $2,606,321.18 015 Wrecking Permits 18 $2,606,321.18 Erosion Control/Storm Water Management 5 $3,084,500.00 016 Erosion Control/Storm Water Management 5 $3,084,500.00 Mobile Homes in mobile home parks 17 $911,500.00 017 Mobile Homes in mobile home parks 17 $911,500.00 Report Totals 583 $116,872,095.09 New Construction Year to Date counts 001 Single Family Houses 12 002 Two Family Dwellings 2 003 Three or Four Unit Apartments 0 004 Five or More Unit Apartments 0 005-ROW Right of Way