Village Board of Trustees

Village of Weston, Wisconsin OFFICIAL PROCEEDINGS OF THE SPECIAL WORK SESSION OF THE BOARD OF TRUSTEES & PLAN COMMISSION TO DISCUSS A POSSIBLE PROJECT PLAN AMENDMENT FOR TID #2 held on Tuesday, March 29, 2022, at 6:00 p.m., in the Board Room, at the Municipal Center AGENDA ITEMS. 1. Meeting called to order by President Maloney at approximately 6:00 p.m. 2. Roll Call and Declaration of a Quorum by Secretary Parker of Village Board (BOT). Roll call by Secretary Parker indicated 6 BOT members present. Member Present Maloney, Mark YES Ermeling, Barb YES Fiene, Nate YES (arrived at 6:10 p.m.) Meinel, Steve YES White, Loren YES Xiong, Yee ABSENT Zeyghami, Hooshang YES (arrived at 6:24 p.m.) 3. Roll Call and Declaration of a Quorum by Secretary Parker of Plan Commission (PC). Roll call by Secretary Parker indicated 7 PC members present and 2 alternates were present. Member Present White, Loren YES Meinel, Steve YES Cronin, Steve YES Guerndt, Gary YES Jordan, Joe YES Marshall, Gayle YES Mumper, Roy YES Maloney (Alt. 1) YES Zeyghami (Alt. 2) YES (arrived at 6:24 p.m.) Village Staff in attendance, in-person: Donner, Higgins, Trautman, Wodalski, and Parker Village Staff in attendance, via zoom: Osterbrink and Falkowski Village Consultants in attendance, in-person: Kristen Fish-Peterson, of Redevelopment Resource, and Greg Johnson, of Ehlers. There were about 8 audience members present in person. There were 6 audience members present via zoom. 4. Announcement of any possible or perceived conflicts of interest. None. PLAN COMMISSION PUBLIC HEARING TID #2 Project Plan Amendment (PC) 5. Proposed Project Plan Amendments to Tax Incremental District No. 2. Minutes prepared by Valerie Parker, Planning Technician Page 1 Mtg_BOT_220418_Consent_Minutes_BOT-PC 220329_220329 a. Open Public Hearing White opened the hearing at 6:02 p.m. b. Presentation by Kristen Fish, Redevelopment Resources/Staff [0:01:57 Zoom Recording] Donner gave a recap of the history of when this proposed amendment started and how we got to where we are now (see attached TID #2 Project Plan Amendment #3 Presentation, page 2). Fish gave background of her business and her experience. She then went through her presentation (starting on page 3 of the Presentation). Guerndt questioned to Trautman (page 10 of the Presentation), about the actual expended costs as of 12/31/2021, which shows the public infrastructure was $3,230,030, the land acquisition was $0.00 (zero), the development incentives was $271,746, the administration was $653,919, and financing costs-interest was $1,694,994. Guerndt questioned if these numbers are from 12/31/2021, where did the money go? Trautman stated those numbers are all from the inception of TID #2 (from 2004) through 2021. Guerndt pointed out the amounts showing in the first column of the table (Original & Amendment #1 Project Costs – which is estimated) versus the Actual costs (in column #2) and questioned how we went over by so much. Trautman stated the Board approved additional borrowings beyond what was in the original plan. c. Public Comment Period [0:31:30 Zoom Recording] Jim Pinsonneault, 5002 Arrow Street, Weston. He read a document with his testimony, which summarized what a TID is and how it should be used as a tool, and gave an example of how it appears our effective snow plowing efforts are run. Pinsonneault suggested that we run our TID in the same manner. He suggested that Plan Commission and Board of Trustees direct staff to appoint a staff person to the direct management of both TID’s. He suggested then this staff person would be held accountable for the successes and shortfalls of the utilization of the TID, and that the staff person is to set achievable goals, which promote the economic development and redevelopment of both TIDS. He suggested the measurable goals would include specifics, such as the dollar amount each TID is expected to grow during the year. He stated if the goal is not met then that person should be held accountable. He suggested they should report to the Board on a monthly basis to keep transparency of the operations. He feels if the Village passes the amendment “as presented”, that the Village would be doing a disservice to its taxpayers. He challenged the statement made earlier tonight that action must be taken by April 15th. He stated he learned from the WI Dept. of Revenue that there is conflicting information provided by the Village attorney. He stated he learned that while we are actively working on the TID #2 plan this can come back to public hearing next month or the following month with no negative impacts to the Village. Pinsonneault requested that the Village remove any and all language from the proposed amendment which gives the Village permission or capability to purchase property. He stated this should be left to developers to purchase property, as they have the experience to market the lands. [0:39:24 Zoom Recording] Jim Russell, 5904 Tricia Avenue, was present via zoom to speak in opposition. He brought up TID #1 and the history of it. He made reference to the MacIver institute and its interpretation of how TID #1 is doing and statistics it gives on how Wisconsin is doing compared to other states. Russell brought up the Camp Phillips Centre project and commented that he feels TID #1 has been mismanaged and should be closed. He stated he is opposed to funding TID #2 with $8.3 million to subsidize business and developers. He stated how over the years many businesses have built in this area without any subsidies. He brought up how the Village recently held discussion on how to fund additional EMPD officers. He brought up the value held in the TID’s, and the public services that get used in the districts. He pointed out the taxes collected in those districts are not going back into the general fund to pay for those public services, instead going into TID fund accounts. He Minutes prepared by Valerie Parker, Planning Technician Page 2 Mtg_BOT_220418_Consent_Minutes_BOT-PC 220329_220329 feels if we subsidize businesses and developers in the TID, we are only increasing our debt and taxes. He stated this amendment should wait and go before the newly elected trustees after they are elected in the Spring election. [0:44:38 Zoom Recording] John Rondeau, 5403 JM Place, was present in-person to speak in opposition. He stated how the business he and his business partner have deals with all the communities in the area and how they had a business in the Mosinee’s TID. He stated how he feels their TID was run badly and how they spent $175,000 to fix the drainage for a business. He commented on how they limited him and his partner on the amount of land to build on, as he thinks their reasoning was Mosinee did not think their business would survive. He commented on how 10 years later, they had to buy more land and build a second building. He stated how after checking with multiple listings for land, and receiving all kinds of deals, they found the best deal to still be in Mosinee, who offered them everything they needed to build, as Mosinee wanted to keep them in town. He discussed how there is a property for sale on Schofield Avenue, near the western border, that has been for sale for about 5 years, and how now the seller has a dollar amount listed on their sign, as he feels they think Weston will just buy it. He is concerned there will be no oversight on the spending. d. Close Public Hearing [0:48:58 Zoom Recording] White closed the public hearing at 6:50 p.m. e. Discussion and Action by Plan Commission [0:49:15 Zoom Recording] Meinel questioned Donner about the comment Pinsonneault made, regarding the deadline to amend the TID. Donner stated April 15th is the date to inform the WI Dept. of Revenue what the fate of TID #2 is. Pinsonneault commented we could leave the TID open for another year, and use that time to come up with the amendments. Johnson explained if TID #2 were to close, then we would still collect the increment through 2022. If TID #2 is not closed, then it will remain open and collect increment through all of 2023. The value will not return onto the tax rolls until the following year. Johnson stated April 15th is the date that all TID’s in Wisconsin have to close for a calendar year. If we go past that date, then it stays open another year. Meinel stated he is still concerned about the services (EMPD, SAFER, etc.) that we have to provide, and is uncomfortable with any type of development happening here, where the people of Weston will have to pay for those services, and the incremental increase does not do that. He is very concerned about the idea of mixed- use buildings, with apartments, and how those should be paying for the services. He stated the way our mix is right now, and tax revenues for TID #1 and TID #2, he feels it is excessive for the Village to subsidize any type of multi-use or apartments in the district. [0:53:08 Zoom Recording] Mumper feels some of the misunderstanding that comes to play here is when we talk about closing the TID. He verified with Trautman that the increment that we would return to the taxpayers would more than likely be offset by triple if and when we redevelop Schofield Avenue. Trautman stated the impact on the taxes is that they would be going up not down if we choose to close the TID. Wodalski stated the estimated remaining life of Schofield Avenue is about 7 years. Mumper pointed out if we close the TID tonight, it would be followed with a short window of incremental reduction in property taxes, but then (if closing tonight) it would be followed by a much greater tax rate increase when it comes time to redevelop Schofield Avenue. He pointed out this is because we can either use TID funds to redevelop Schofield Avenue (leaving TID open) or use the general tax funds to redevelop Schofield Avenue (closing TID tonight). Mumper stated he is very much in favor of development in the Weston area and feels we have some very good opportunities for development on Schofield Avenue if we are able to provide some kind of redevelopment funding to achieve the “but for” test, as he does not see any development occurring on any of those properties without some level of assistance. He Minutes prepared by Valerie Parker, Planning Technician Page 3 Mtg_BOT_220418_Consent_Minutes_BOT-PC 220329_220329 pointed out that it was previously explained that part of the reason Weston has such a large portion of property tax in TID’s is because Weston has been extremely successful. He stated if we did not create development, we would not have any of those large percentages. Mumper stated, regarding Rondeau’s comment about “winners and losers” how he too does not want to see anyone enriched from this, but we still have to vet any dollar that is spent for any assistance with the Board. Mumper stated nothing is going to happen but for the Board approving it. Mumper stated he feels redevelopment is a good thing and he is in favor of extending the TID #2 and our attempting to generate some development on Schofield Avenue. [0:57:00 Zoom Recording] Jordan stated the reason he initially rejected the TID#2 amendment was because it originally was very wide open and opportunity for money to be spent on things he felt was not in the best interest of the taxpayers. Jordan states since then, the draft plan has been cut back significantly, following the clear direction of the Plan Commission as far as what should be done. Jordan feels there now is a plan here that is well laid out. He stated as far as who is accountable for this, that is to be laid out by the Village Board as far as who the individuals will be to monitor this. Jordan stated he is in favor of the amendment because we have had this open for a long time and there is not a lot to be gained by closing it. He stated there is a disadvantage of closing now, as far as eventually doing something with Schofield Avenue, which is not long term. He stated we have it written in this plan that there is an opportunity to redevelop these properties before we spend any money on Schofield Avenue. He feels there is good communication between Wodalski and the Board as far as what are the priorities, when is this going to happen, and doing this in a well thought-out manner, so that we don’t end up tearing up our recently rebuilt road because of something that is going to happen. Jordan disclosed that he owns a piece of property within TID #2 and stated he has no intention of asking for any money from the Village to do anything with his property, so he does not plan to recuse himself. He gave examples of Wausau Supply having opportunities in the past to take advantage of money from the Village, but had not. Jordan pointed out how the old existing vacant buildings along Schofield Avenue are still in the same condition they were several years ago, and if we don’t do anything proactively, he does not see how that will change. [1:00:15 Zoom Recording] Marshall commented to Mumper that the reason we have such a large percent in TID is because of our success, but also because TID #1 was extended 10 years. She stated TID #1 was supposed to be closed in 2021, and feels we would not be having this discussion about being in double what the State recommends of a limit of 12% of equalized value. She stated when she looks at the cash flow analysis, we are asking if we should leave this TID open for another 10 years or should it be closed. She believes if we did nothing, the total revenues that are projected would generate $3.5 million, without any additional investment. We are looking at about $9 million, so an additional $5.5 million. Johnson verified that right now the district, if no other value is created, it is generating $630,300.00 per year. He stated if we wanted to fund all the project costs identified in this amendment, we would need to see another $10 million of increment generated over the remaining life of the TID to pay for the development incentives, Schofield Avenue, etc. Marshall stated we are adding an additional $4.3 million in developer incentives, land acquisition, and administrative/professional services. She stated so we are generating $5.5 million of increment and spending $4.3 million. She feels this is not a big margin to be off. She pointed out this is over a 10-year period, and with expecting recessions. She feels the plan is not bulletproof. She feels most businesses would not run on that small of a margin. She agreed with Cronin that the money does not have to be spent. Marshall explained to Donner that she is looking at the cash flow analysis and understands that the money that would come back, if we closed, would all have to be shared with the other tax jurisdictions. Donner explained that if we were to close the TID, the amount that would come back to the Village would only be about $70,000. Minutes prepared by Valerie Parker, Planning Technician Page 4 Mtg_BOT_220418_Consent_Minutes_BOT-PC 220329_220329 Cronin commented how this proposed amendment has been talked about at nearly every meeting since September. He stated Plan Commission has heard the publics’ concerns. He commented when looking at the equalized value in our TID’s, and how 21% is in TID #1 and the other 2% is in TID #2. He pointed out, however, that the focus right now is on TID #2, not TID #1. He feels right now we have more important matters to tend to with TID #2. He sees a lot of potential for development along Schofield Avenue. He thinks it makes a lot of sense to finance the road project under TIF, as we would be looking at $0.09 versus $0.30. Cronin stated he is in favor of an amendment. Guerndt stated he is in favor of the amendment and how he feels this is the smart thing to do for our taxpayers. He stated we have an opportunity to save our taxpayers the extra costs that would occur if we re-build Schofield Avenue without TIF. He understands Meinel’s concerns about the public services to the area, but wants us to recognize that at the end of the TID term, they will all be getting a big boost. He stated if we want development in our community, nothing will happen unless we incentivize developers to come in. He stated how Plan Commission has worked hard at vetting this to make it palatable for the Village and taxpayers. Meinel commented if we do nothing tonight, we will still have more than enough funds to replace Schofield Avenue. He feels we don’t need to borrow the $8 million. He has not seen anything that we have been successful at, from a development standpoint, in either TID’s. He feels we don’t have the means or structure to manage this. He stated when request for TID financing come in, to meet the “but for” test, he does not think we have been able to manage this very smoothly. He reiterated he is not in favor of the amendment. Cronin commented he talked to a few residents this week, and both expressed that they don’t want the Village to get in business of purchasing land. Jordan stated the reality to have the ability to purchase a piece of land is more having to do with purchasing a sliver of land to benefit the road, not to buy land from a homeowner to sell. Guerndt stated there should be clarification on what the money is being spent on. Cronin stated the concern was if the Village would be buying and clearing land to give away to developers. White stated we are not in the business of buying land. White stated we can be the facilitators getting the developer and property owners together. White stated he would not be in favor of the Village buying land. Guerndt feels verbiage needs to be put in the document about this. Guerndt stated to let the developer come in and meet the “but for” test, and then the Board can give that developer (through a developer agreement) the needed funds to develop. Marshall brought up Pinsonneault’s earlier comment with accountability. She wants to hear how we plan to address his concerns. Will this be in someone’s performance plans, where they have to achieve the $10 million, or cash flow of $1.2 million per year? Donner stated the plan is that we are contracting with Fish to help promote the available sites, and where she would meet with landowners and developers to let them know we have this tool. Those would have to bring forth a plan and meet the “but for” test. He does not think it would be realistic to expect that we will have a certain amount of increment generated each year. Cronin agrees that to require a hard number on how much development occurs as a way to measure performance is not the way to do this. He gave the example of if the economy goes bad in a few years, that would not be the consultant’s fault. Cronin feels there should be a different way to gauge that. Guerndt questioned if Fish will be paid by hour or based on performance and asked what the repercussion is if nothing happens. Fish stated her contract is set up where she receives an hourly to get amendment passed, because if the amendment does not pass, then there is no more work here for her. She stated then there is an hourly fee for the next phase which is meeting with all of the property owners, followed by the next phase of marketing. She explained the performance pay would come in if she can bring a deal to the table. Guerndt questioned what Minutes prepared by Valerie Parker, Planning Technician Page 5 Mtg_BOT_220418_Consent_Minutes_BOT-PC 220329_220329 the estimated hourly costs will amount to before it becomes performance based. Fish stated she does not have the total at hand, but that it is estimated at a number of hours. She assured that this type of work is her passion. She stated with only 10 years left in the life of this TID, things need to happen in the next 2 or 3 years, to get increment generated. i. Resolution No. 2022-PC-001: A Resolution approving and recommending an amendment to the Tax Incremental District No. 2 (TID #2) Project Plan for the Village of Weston, Marathon County, WI. [1:22:00 Zoom Recording] Motion by Cronin, second by Guerndt: To approve and adopt Resolution No. 2022-PC-001, and recommend an amendment to the Tax Incremental District No. 2 (TID #2) Project Plan for the Village of Weston, Marathon County, WI, as presented. Yes Vote: 5 No Votes: 2 Abstain: 0 Not Voting: 0 Result: PASS Member (PC) Voting White, Loren YES Meinel, Steve NO Cronin, Steve YES Guerndt, Gary YES Jordan, Joe YES Marshall, Gayle NO Mumper, Roy YES BOARD OF TRUSTEES NEW BUSINESS 6. Action Following on Plan Commission Decision [1:23:50 Zoom Recording] a. Resolution No. 2022-008: A Resolution approving an amendment to the Tax Incremental District No. 2 (TID #2) Project Pan for the Village of Weston, Marathon County, WI. Motion by Ermeling, second by Fiene: to approve Resolution No. 2022-008, a Resolution approving an amendment to the Tax Incremental District No. 2 (TID #2) Project Plan for the Village of Weston, Marathon County, WI. Question: Fiene questioned if Ermeling would accept a friendly amendment to the motion to add “that no public dollars will be used for the purchase of land except for explicit public goods, such as a street, or lands purchased to aid in the widening of a street.” Ermeling stated that while she is not in favor of the Village buying property, we don’t know what scenarios may come up in the future, as far as land needs. Fiene gave the example of public goods being things that would benefit the Village as a whole, like water/sewer pipes, etc. Ermeling stated that she finds this too broad and is passing on Fiene’s offer. Zeyghami stated he would like to see that prior to any developer project starting, a development agreement must be approved by the Village Board. The agreement explains what they are going to do, what is expected of them, and time limit. Higgins stated we actually require developer agreements now; but they have not been coming before the Board unless the Board has provided TIF funding or land at discount for the project. It was stated the developer agreements currently go with the site plans. Motion carried. Yes Vote: 5 No Votes: 1 Abstain: 0 Not Voting: 1 Result: PASS Member (BOT) Voting Maloney, Mark YES Minutes prepared by Valerie Parker, Planning Technician Page 6 Mtg_BOT_220418_Consent_Minutes_BOT-PC 220329_220329  Ermeling, Barb YES Fiene, Nate YES Meinel, Steve NO White, Loren YES Xiong, Yee ------ Zeyghami, Hooshang YES REMARKS FROM COMMISSIONERS/TRUSTEES [1:31:40 Zoom Recording] Guerndt questioned if we could request Fish to supply reports to the Board with how things are going and also to share how interactions are between the clients and staff, and if there are things that need to be loosened up to bring development in. Maloney stated we will put that on the next Plan Commission agenda. Cronin thanked staff for their work and asked the audience to reach out to Plan Commission and elected officials if they have any concerns or feedback. Jordan stated he feels there has been great dialog and feels we are on a path to see something happen along the corridor, but with a short window. White thanked the Plan Commission and Trustee Meinel for all their work and lengthy discussions during the past 18 months. Ermeling thanked Plan Commission for their work. She finds Schofield Avenue as an unattractive and blighted area, and feels we need to bring in businesses. She stated if there is not a development, that we will not spend money. Fiene thanked everyone for their time and work. REMARKS FROM THE PRESIDENT [1:35:40 Zoom Recording] Maloney stated that Trautman is putting together a monthly detail ledger on what’s happening in the TIF. In the last Finance Committee packet a year-to-date detail was provided. Maloney is looking forward to using that financial reporting tool to watch, and is looking forward to working with Fish and her group, as he feels this is our best chance at success. Donner thanked Johnson and Fish for attending the meeting too. Guerndt thanked White for his 15 years of service to the Village. White stated the April 18th Board meeting will be his last. ADJOURNMENT OF PC Motion by Cronin, second by Mumper, to adjourn PC at 7:38 p.m. ADJOURNMENT OF BOT Motion by Fiene, Second by Meinel, to adjourn BOT at 7:39 p.m. Mark Maloney, Village President Loren White, Plan Commission Chair and Village Trustee Jennifer Higgins, Director of Planning & Development Valerie Parker, Recording Secretary Minutes prepared by Valerie Parker, Planning Technician Page 7 Mtg_BOT_220418_Consent_Minutes_BOT-PC 220329_220329  TID #2 Project Plan Amendment #3 Presentation for Village Plan Commission Public Hearing March 2022  Recent History  Village staff had been directed by the Board of Trustees in early 2021 to pursue a project plan amendment for Tax Increment District (TID) #2.  Plan Commission held a public hearing on Sept. 13, 2021 to consider a project plan amendment.  Project Plan was denied but, there was still a need to amend the boundary (for the site of the new Aldi's)  There has been no action taken to close TID #2. Plan Commission supported reconsideration of a scaled down version of a project plan. 2  What is Tax Incremental Financing (“TIF”)? TID Closes 3  Why is the Village proposing to amend the TID #2 Plan?  Recalibrate to meet changing needs in the 2020s (vs. the 2000s)  Increase commercial activity, jobs, and residents within and near TID #2 to spur related growth and activity within TID #2  To advance commercial and mixed use (re)development and supporting infrastructure  Capitalize on opportunities suggested in the Schofield Avenue Corridor Plan, adopted by the Plan Commission and Board earlier in 2021 4 What benefits would there be to landowners and business owners?  For interested landowners, business owners, and developers, a reinvigorated TID #2 could:  Close financing gaps for redevelopment, expansion & new development.  Assist with site preparation, including demolition, remediation, and relocation when necessary.  Facilitate land acquisition and land cost write-downs.  Build amenities that exceed minimum standards.  TID #2 can also support infrastructure to ensure continued good street access, and utility service for existing development and redevelopment along Schofield Avenue. 5  What the Village is NOT proposing  No rezoning of any lands unless landowners are interested— development allowed under current zoning will still be allowed  No requirement that landowners (re)develop or sell their land  No immediate spending on land acquisition, infrastructure, or development incentives within TID #2  TID #2 project plan just makes any listed action possible  Any listed expenditure would require later authorization from the Village Board on a case-by-case basis  Expenditures should be tied to revenues and priorities  Listed expenditures may not actually occur, but if not accounted for, they can not occur. 6  What are the proposed amendments to TID #2 Project Plan?  Allowing funding for redevelopment costs that would not occur “but for”  Site preparation, Extraordinary project costs, Land purchase, Marketing, Bridge Financing gaps, etc.  Potential infrastructure projects limited to the Schofield Avenue corridor: o Improved transportation safety and access o Enhancements to improve business & living environments: e.g.; pedestrian crossings, low maintenance streetscape, drainage improvements, etc. 7  (Re)development Incentives  Budget expanded by $2.75 million to support redevelopment per Schofield Avenue Corridor Plan.  Village could realize redevelopment projects over the next 10 years adding as much as $24 M of assessed value. Target properties have less than $6 M in assessed value today. The project plan is conservatively based on estimated increment of $10 million.  This type of transformational redevelopment will not occur “but for” development incentives from TID #2 8  Projects  1st Priority  Support redevelopment of underperforming properties- $2,750,000  Acquire and prepare land for redevelopment - $750,000  2nd Priority  Potential reconstruction of Schofield Ave. - $3,500,000 9  Original and Amended TID #2 Project Costs (1) (2) (3) (2) + (3) Original & Actual Additional Total Amendment Expended Potential Potential Cost Category #1 Project Costs as of Project Costs District Costs Costs 12/31/2021 through Amendment #3 1 Public Infrastructure 2 $1,800,000 $3,230,030 $3,500,000 $6,730,030 Land Acquisition & Preparation $0 $0 $750,000 $750,000 for Redevelopment 3 Development Incentives 4 $310,000 $271,746 $2,750,000 $3,021,746 General Administrative, Legal, $180,000 $653,919 $723,550 $1,377,469 & Planning Financing Costs (Interest) 5 $921,238 $1,694,994 $578,200 $2,273,194 Totals $3,211,238 $5,850,689 $8,301,750 $14,152,439 10  (Re)development Sites 11  (Re)development Opportunity Areas 12  Advantages of Amending  Maximizes partnership with other taxing jurisdictions to use tax revenues generated by new development or redevelopment projects to support investment in key infrastructure, and where appropriate, encourage investment through incentives  Promotes development and redevelopment within TID #2 that would otherwise not likely occur.  Generates new tax growth 13  Disadvantages of Closing TID #2 NOW  Would lose ability for Village to be a partner in development/redevelopment of Schofield Avenue corridor until another TID could be formed (after 2032)  All infrastructure funded through debt service levy  Ex: Schofield Avenue repaving  $3.5 M borrowed for 20 years would result in estimated $0.30/$1,000 increase ($60 on a $200,000 home) 14 Can TID #2 be kept open if no firm commitments are made for project expenditures?  Statutory Requirements  Village amends TID #2 project plan to identify potential future project costs over the remaining life of the district by April 15, 2022, or  The Village closes the district. 16  How will the TID and development/redevelopment opportunities be marketed?  Marketing The Village has contracted with Redevelopment Resources to support the marketing efforts. Those efforts will include but not be limited to:  Meeting with all property owners in the TID with potential redevelopment sites  Direct outreach to known developers of high-quality mixed- use developments (Lokre, Ghidorzi, Terrance Wall, etc.)  Development of high-quality marketing pieces which can be distributed to a wider range of developers.  Village could also seek other outside professional services. 18 What are the criteria for satisfying the “but-for” test.?  “But-for” Test  “The “but for” test is being met through this amendment  Redevelopment will not occur along this corridor without support from the TID  Approving the amendment will allow TIF dollars to be invested directly toward increased tax base, higher property values, which would not occur without this financing tool.  Additionally, utilizing tax increment financing to make improvements to Schofield Ave. will provide a funding mechanism that would pay for improvements that would otherwise not occur in the same manner, within the same timing. 20  Summary This Project Plan will promote the continued orderly (re)development within TID #2, by: • Facilitating further high-quality commercial, mixed use, and residential revitalization and tax base growth to an extent that would not occur “but for” TID #2 support. • Increasing commercial activity, jobs, and residents • Promoting higher-end, sustainable site and building designs and practices. • Supporting safe and efficient movement along and across Schofield Avenue. • Enabling the village to contribute to the advancement of TID #2 as a center of business development and gathering in a rapidly evolving market. • In general, aiding in the implementation of the adopted Schofield Avenue Corridor Plan for the portion of its planning area that intersects with TID #2, including the potential redevelopment sites and opportunities identified in that Plan. 21 Questions? Valerie Parker Subject: FW: Meeting tonight From: Mark Maloney <mmaloney@westonwi.gov> Sent: Tuesday, March 29, 2022 9:13 PM To: Sherry Weinkauf <sweinkauf@westonwi.gov>; Keith Donner <kdonner@westonwi.gov> Subject: Fwd: Meeting tonight Please have Eric L. attached email entered as his opinion regarding Public Hearing this evening. Re: Amendment to TID #2 Thank you, Mark Maloney ‐ President Board of Trustees Village of Weston mmaloney@ westonwi.gov 1‐715‐410‐2756 / cell ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ Begin forwarded message: From: Eric Lemirand <ERICLEMIRAND4819@msn.com> Date: March 29, 2022 at 1:14:00 PM CDT To: Mark Maloney <mmaloney@westonwi.gov> Subject: Meeting tonight Mark, I have had an issue come up and I will not be able to attend tonight's meeting. Can you please ente this email as my official stance? Thank you again for listening to my concerns and understanding my stance. I do think our taxes are too high and jeopardizing our population growth. We do not need to set aside another 8 million dollars "to give away to businesses." We need growth but not on the backs of the homeowners. Especially after the new village hall was shoved down our throats at double the recommended cost. Regards, Eric Lemirand Village of Weston (Address withheld due to occupation) Sent via the Samsung Galaxy S10+ 1