CCR2003036r""
AMENDED
COMMON COUNCIL - CITY OF MUSKEGO
RESOLUTION #036-2003
A RESOLUTION CREATING, DESCRIBING AND MAKING
CERTAIN FINDINGS AND APPROVING PROJECT PLAN
FOR TAX INCREMENTAL DISTRICT NO.9
CITY OF MUSKEGO, WISCONSIN
WHEREAS, The overall development of the City of Muskego is recognized as a major
need of the City; and
WHEREAS, The City of Muskego desires to create a tax incremental district, in
accordance with the provisions of Section 66.1105 of the Wisconsin Statutes (the "Tax
Increment Law"), in order to provide a viable method of financing the costs of needed
public improvements within said district and thereby create incentives and opportunities for
appropriate private development, which will contribute to the overall development of the
City; and
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WHEREAS, In accordance with the procedures specified in the Tax Increment Law, the
Plan Commission, on January 14, 2003 held a public hearing concerning the proposed
creation of a tax incremental district and proposed project plan thereof in the City of
Muskego, wherein interested parties were afforded a reasonable opportunity to express
their views; and
WHEREAS, Prior to its publication, a copy of the notice of said hearing was sent to the
chief executive officers of Waukesha County Board of Supervisors and the District Board
of the Waukesha County Area Technical College (the other entities having the power to
levy taxes on property located within the proposed district) and the Board of Education of
the Muskego-Norway School District (the school district which includes property located
within the proposed district), in accordance with the procedures specified in the Tax
Increment Law; and
WHEREAS, After said public hearing the Plan Commission designated the boundaries of
the proposed tax incremental district and recommended to the City Council that it create
such tax incremental district within the area enclosed by said boundaries, as specified in
the boundary description or map attached to this resolution as Exhibit A hereof, and
entitled "Boundary Description or Map of Tax Incremental District No.9, City of Muskego",
and
WHEREAS, The City of Muskego Plan Commission has prepared and adopted a project
plan for Tax Incremental District NO.9 which:
1. Includes a statement listing the kind, number and location of all
proposed public works or improvements within such district; r""
2. Contains an economic feasibility study;
Reso. #036-2003
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Page 2
3. Contains a detailed list of estimated project costs;
4. Contains a description of the methods of financing all estimated
project costs and the time when such costs or monetary obligations
related thereto are to be incurred;
5. Includes a map showing existing uses and conditions of real
property in such district;
6. Includes a map showing proposed improvements and uses therein;
7. Shows proposed changes of:
a. Zoning ordinances
b. Master plan
c. Map
d. Building codes
e. City codes
8. Contains a list of estimated non-project costs;
9. Contains a statement of a proposed method for the relocation of
any person to be displaced;
10. Indicates how the creation of the district promotes orderly development
of the City; and
11. Contains an opinion of the City Attorney or of an Attorney retained
by the City advising the plan is complete and complies with
Wisconsin Statutes, Section 66.1105 and
WHEREAS, the Plan Commission has submitted such plan to the City Council and
recommended approval thereof.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Muskego as
follows:
1. Pursuant to the Tax Increment Law, there is hereby created in the
City of Muskego a tax incremental district to be known as "Tax Incremental
District No.9, City of Muskego", the boundaries of which shall be those
recommended to the City Council by the Plan Commission, as specified in the
attached Exhibit A.
2. The City Council hereby finds and declares that:
r' a. Not less than 50% by area of the real property within the said
tax incremental district is a blighted area or is in need of
rehabilitation or conservation work within the meaning of
Section 66.1337 of the Wisconsin Statutes; and
Reso. #036-2003 Page 3
,......, b. The improvement of such area is likely to enhance the value of
all of the other real property in the said tax incremental district; and
c. The equalized taxable property of the said tax incremental
district does not exceed 7% of the total value of equalized
taxable property within the City of Muskego or the equalized
value of taxable property of the district plus the value increment
of all existing districts within the City does not exceed 5% of the
total equalized value of taxable property within the City; and
d. The project costs directly serve to promote rehabilitation in the
area consistent with the purpose for which the district is
created.
BE IT FURTHER RESOLVED THAT the City Council of the City of Muskego approves the
project plan adopted by the Plan Commission on January 14, 2003, attached as Exhibit B,
and amended on February 25, 2003, and finds that:
1. Such project plan for Tax Incremental District NO.9 in the
City of Muskego is feasible, and
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2. Such project plan is in conformity with the master plan of the City
of Muskego.
The City Clerk-Treasurer is hereby authorized and directed to apply to the Wisconsin
Department of Revenue, in such form as may be prescribed, for a "Determination of Tax
Incremental Base", as of January 1,2003, pursuant to the provisions of Section 66.1105
of the Wisconsin Statutes.
The City Assessor is hereby authorized and directed to identify upon the assessment roll
returned and examined under Section 70.45 of the Wisconsin Statutes, those parcels of
property which are within Tax Incremental District No.9, specifying thereon the name of
the said tax incremental district, and the City Clerk is hereby authorized and directed to
make similar notations on the tax roll made under Section 70.65 of the Wisconsin
Statutes, pursuant to Section 66.1105 of the Wisconsin Statutes.
DATED THIS 25th DAY OF FEBRUARY, 2003.
~/{~J2k~ 'Mark A. Slocomb, Mayor
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This is to certify that this a true and accurate copy of Resolution #036-2003
which was adopted by the Common Council of the City of Muskego.
~712~ CI -Treasurer 2/03
Exhibit A
Boundary Description or Map of Tax Incremental District NO.9 - City of Muskego
r- Tax Increment District No.9 of the City of Muskego, Wisconsin contains parcels
of land legally described as:
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All that part of the Northeast ~, Southeast ~, and the Southwest ~ of Section 2, and the
Northwest y.j of Section 1, and the Southeast y.j of Section 3, all in Town 5 North, Range 20 East, City of Muskego, Waukesha County, Wisconsin, bounded and described as follows: Commencing
at the intersection of the West line of Parcel 1
, of Certified Survey Map No. 8051, and the North
line of Janesville Road (C.T.H. "L") said point also being the point of beginning of lands to be
described; thence Northerly along said West line 637.30 feet to the North line of said Parcel 1;
thence Easterly along said North line and the North line of Certified Survey Map No. 4188, a
distance of 292 feet more or less, to the Southwesterly right-of-way line of Moorland Road
(C.T.H."O"); thence Northwesterly along said right-of-way line 288 feet more or less, to the
Northerly extended property line of Parcel 4, of Certified Survey Map No.9335; thence
Northeasterly along said North line 389 feet more or less to an angle point; thence Northeasterly
along the Northerly line of said Parcel 4, a distance of 67.14 feet, to a point on a curve; thence
Southeasterly along the Northeast line of said Parcel 4 and along the arc of a curve 28.83 feet to
the East line of said Parcel 4; thence Southerly along said East line 157.99 feet, to the Southerly
line of said Parcel 4; thence Southwesterly along said South line, 154.20 feet to the
Northeasterly right-of-way line of said Moorland Road, said line also being the Southwesterly line
of Parcel 3, of said Certified Survey Map 9335; thence Southeasterly along said right-of way line
394.62 feet, to the South line of said Parcel 3; thence Easterly along said South line, 299.11 feet
to the West line of Parcel 2, of said Certified Survey Map 9335; thence Southerly along said
West line 135.20 feet to the North right-of-way line of said Janesville Road; thence Northeasterly
along said right-of way line 519.75 feet to the Westerly line of Parcel 1 of said Certified Survey
Map No. 9335; thence Northerly along said West line 338.38 feet, to a point on a curve; thence
Northeasterly along the arc of a curve 21.21 feet, to the North line of said parcel 1; thence
Easterly along said North line 95.11 feet to a point on a curve; thence Southeasterly along the
arc of a curve 64.95 feet to the East line of said Parcel 1; thence Southerly along said East line
69.37 feet, to a pOint on a curve; thence Southerly along the arc of a curve 105.06 feet, to the
North right-of-way line of said Janesville Road; thence Northeasterly along said right-of-way
1175.27 feet to a angle point in said right-of-way; thence Northeasterly along said right-of-way
331.00 feet to the Southwest corner of Lot 1, of Golden Country Estates Subdivision; thence
Northerly along the West line of lots 1 and 2, of said Subdivision, 207.61 feet to an angle point;
thence Northerly along the West line of Lots 2, 3, and 4 of said Subdivision, 337.38 feet to the
South line of the Northwest y.j , Section 2, said point also being the Northeast corner of Lot 4 in
said Subdivision; thence Easterly 182.00 feet along said South line to the Westerly right-of-way
line of Woodland Place; thence Northerly along said Right-of-way line 59 feet more or less to the
Southerly extended property line of Lot 2, Certified Survey Map No. 4610; thence Easterly along
said South line 262 feet more or less to the Southeast line of said Lot 2; thence Northeasterly
along said Southeast line 120.14 feet to the Northeasterly line of said Lot 2; thence
Northwesterly along said Northeasterly line 121.61 feet to the East line of Lot 1, said Certified
Survey Map; thence Northerly along said East line 70.00 feet to the Northerly line of said Lot 1;
thence Northwesterly along said Northerly line 230.00 feet to the East line of the Northwest y.j of
said Section 2, said line also being the East line of Glenbrook Subdivision; thence Northerly
along said East line 485.00 feet; thence Easterly 120.00 feet; thence Southeasterly 560.00 feet
to the East line of Lot 2, Certified Survey Map No. 4785; thence Southerly along the East line of
said Lot 2, and the East line of Parcel 1 of Certified Survey Map No. 2962, a distance of 311.91
feet to the North line of Parcel 2, of said Certified Survey Map No. 2962; thence Northeasterly
along the North line of said Parcel 2, 374 feet more or less to the East right-of-way line of Tess
Corners Drive; thence Northwesterly along said East right-of-way line 316 feet more or less to the
Southerly line of Parcel 2, Certified Survey Map No. 3480; thence along the South line of said
Parcel 576.38 feet, to the West line of Lot 1, Certified Survey Map NO.1 077; thence Northerly
along the West line of said Lot 1 a distance of 356 feet more or less to the South line of Parcel 2,
Certified Survey Map No. 2657; thence Easterly along said South line 213.66 feet; thence
Northerly 1070 feet more or less to the North line of the Northeast ~ of said Section 2, said North
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line also being the centerline of College Avenue and the North line of Muskego City Limits; thence
Easterly along said North line 990.66 feet to the Northeast corner of said Northeast~; thence
Easterly along the North line of the Northwest ~ of Section 1, and said City limits line, 2666 feet
more or less to the Northeast corner of said Northwest~; thence Southerly along the East line of
the said Northwest ~, 89 feet more or less to the South right of way line of Janesville Road
(C.T.H. ilL"); thence Southwesterly along said right of way line 1232 feet more or less, to the
Northwest corner of Lot 14, Block 17, Fountainwood Addition No.3; thence Southerly along the
West line of Lots 14, 15, 16, 17, and 18, Block 17 of said Subdivision 558.05 feet to the North line
of Lot 19, Block 17 of said Subdivision; thence Southwesterly along said North line 120.00 feet, to
the East line of Lot 20, Block 17, of said Subdivision; thence Northerly along the East line of said
lots 20, 21, 22, 23, Block 17 of said Subdivision 558.05 feet, to the said South right-of-way line;
thence Southwesterly along said South line 1525 feet more or less, to the West line of the
Northwest ~, of said Section 1, said line also being the West line of said Fountainwood Addition
No.3 Subdivision; thence Southerly along said West line 905 feet more or less, to the Southwest
corner of said Northwest ~ Section; thence Southerly along the West line of the Southwest ~ of
said Section 1,431.70 feet, to the Southeast corner of lands designated by Tax key No. 2168-
999; thence Westerly along said lands 906 feet more or less, to the East right-of-way line of
Gaulke Drive: thence Northwesterly along said right-of-way 220 feet more or less, to the North
right-of-way line of Gaulke Drive; thence Westerly along said right-of-way line 389 feet more or
less to the East ultimate right-of-way line of Tess Corners Drive; thence Southeasterly along said
right-of-way line 286 feet more or less, to the Northerly property line extended of parcel with Tax- key No. 2168-980; thence Southwesterly along said Northerly line 359 feet more or less to the
Easterly line of Sandy Knoll Subdivision; thence Northwesterly along said East line 294 feet more
or less to the Northerly line of said Sandy Knoll Subdivision; thence Southwesterly along the
North line of said Subdivision 602.98 feet to the Northwest corner of said Subdivision; thence
Southeasterly along the West line of said Subdivision 351.54 feet; thence Southerly along the
west line of said Subdivision 334.97 feet to North line of Lot 6, in Belmont Greens Subdivision;
thence Westerly along said North line 508 feet more or less, to the East right-of-way line of
Durham Drive; thence Westerly 101 feet more or less to the West right-of-way line of Durham
Drive, said point also being the Southeast corner of Lot 18, Block 1, Durham Meadows
Subdivision; thence Northerly along said right-of-way line 125.00 feet, to the Northeast corner of
Said Lot 18, thence Westerly 16 feet more or less to the West right-of-way line of said Drive, said
point also being the Southeast corner of lands designated by Tax key No. 2167-998-001; thence
Northerly along said right-of-way line 120 feet more or less to the Northeast corner of said lands;
thence Westerly 164 feet more or less to the Northwest corner of said lands; thence Southerly
120 feet to the North line of Durham Meadows Subdivision; thence Westerly along said North line
331.55 feet, to the Northwest line of said Subdivision; thence Southwesterly along said Northwest
line 572.15 feet to the East line of Lot 5, Certified Survey Map No. 5841, said point also being the
Northwest corner of Lot 8, Block 1, of said Subdivision; thence Southeast along said East line
158.52 feet, to the North right-of-way line of Cornell Circle; thence Southwesterly 261.33 along
the arc of a circle whose center is to the Southeast, whose radius is 681.56 feet, whose chord
bears S29055'26'W with a chord length of 259.72 feet, to the South right-of-way line of a 60.00
feet wide unimproved street; thence Northwesterly along said right-of-way line 303.83 feet;
thence continuing Northwesterly 77.82 feet to the Northerly line of Lot 1 Certified Survey Map No.
9462, said line also being the South right-of -way line of a 60.00 foot wide unimproved street, to a
point on a curve; thence Southwesterly along said right-of-way line, and along the arc of a curve
183.62 feet, thence Southwesterly along said right of way 729.93 feet to the East right-of-way line
of Moorland Road a 120 foot wide street; thence Continuing Southwesterly 120.13 feet to the
West right-of-way line of said Moorland Road, said point also being the Northeast corner of Lot 3,
of Certified Survey Map No. 9463; thence Continuing Southwesterly 393.12 feet along the North
line of said Lot 3, said line also being the South right-of-way line of a 60 foot wide unimproved
street, to the West line of the Southwest ~ of said Section 2; thence Northerly along said West
line 850.54 feet to the Southerly right-of-way of said Janesville Road (C.T.H. ilL"); thence
Southwesterly along said right-of-way 454 feet more or less to the West line extended property
line of Parcel 1, of said Certified Survey Map No. 8051; thence Northerly 141 feet more or less to
the intersection the West line of said Parcel 1, and the North right-of -way line of said Janesville
Road, said point also being the point of beginning.
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EXHIBIT B
Tax Increment Financing Project Plan
for the Establishment of
Tax Incremental Financing District No.9
Within the
City of Muskego, WISCONSIN
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~:þ.
~,-.:::. ~ City of' -
'd, : ~~0T--MU5KEGO
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Public Hearing Held: January 14, 2003
Plan Commission Adopted: January 14, 2003
City Council Adopted:
DRAFT Dated: February 25, 2003 with proposed Amendments
Prepared by: EHLERS & ASSOCIATES, INC. 375 Bishops Way, Suite 225, Brookfield, WI 53005-6202
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CITY OF MUSKEGO
ELECTED OFFICIALS
2002-2003
Mayor
Honorable Mark A. Siocomb
mslocomb@ci.muskego.wi.us
Common Councll
Council President Rick Petfalski, District 5
mslocomb@ci.muskego.wi.us
Alderman Patrick Patterson, District 1
ppatterson@ci.muskego.wi.us
Alderman Butch Le Doux, District 2
bledoux@ci.muskego.wi.us
Alderman Chuck Damaske, District 3
cdamaske@ci.muskego.wi.us
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Alderman Nancy Salentine, District 4
nsalentine@ci.muskego.wi.us
District 6
Alderman Eileen Madden, District 7
emadden@ci.muskego.wi.us
PLAN COMMISSION
2002-2003
Mayor Mark Siocomb, Chairman
Alderman Butch LeDoux
Harry Brodel
Jerald Hulbert
Michael Michalski
Neome Schaumberg
Russ Stinebaugh
JOINT REVIEW BOARD
Dawn Gunderson, City of Muskego
Norman Cummings, Waukesha County Representative
Carrie Tessmann, Waukesha Area Technical College
George Haynes, Muskego-Norway School District
Marvin Pinkowski, Public Member
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TABLE OF CONTENTS
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STATEMENT OF KIND, NUMBER AND LOCATION OF PROPOSED PUBLIC WORKS .......... 1
ECONOMIC FEASIBILITY STUDY............ ......................... ... ................. ................................... 3
EQUALIZED VALUATION PROJECTION..... """"'" .......... ..... .................. ............... ............. .....
4
PROJECTED
REVENUE........................................................................................................... 5
EXHIBIT 1
.................................................................................................. ................................ 6
CASH
FLOW............................................................................................. ................ ................
7
EXHIBIT
2.................................................................................................................. ........ ........
8
DETAILED LIST OF PROJECT COSTS
....................................................................................9 PROPOSED TIF PROJECT ESTIMATES ............... ................................................................... 9
A DESCRIPTION OF THE METHODS OF FINANCING AND THE TIME WHEN SUCH COSTS
OR MONETARY OBLIGATIONS RELATED THERETO ARE TO BE INCURRED ........10 PROPOSED TIF PROJECT BORROWINGS
............................................................................11 MAP SHOWING EXISTING USES AND CONDITIONS ............................................................12 MAP SHOWING PROPOSED PROJECTS AND USES............................................................14 PROPOSED CHANGES IN ZONING ORDINANCES
...............................................................16 PROPOSED CHANGES IN MASTER PLAN, BUILDING CODES AND CITY RDINANCES .....16 A LIST OF ESTIMATED NON-PROJECT COSTS
....................................................................16
RELOCATION............................................................................................ """"""""""""""" .16
ORDERLY DEVELOPMENT OF THE CITY ..............................................................................16 PARCEL
LIST............................................................................................................ .............. .17
OPINION OF ATTORNEY FOR THE CITY ADVISING WHETHER THE PLAN IS COMPLETE
AND COMPLIES WITH WISCONSIN STATUTES, SECTION 66.1105.........................19
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STATEMENT OF KIND, NUMBER AND LOCATION OF PROPOSED PUBLIC WORKS
Tax Incremental District No.9, City of Muskego (the "District") is being created under authority
of Wisconsin Statute Section 66.1105 primarily to assist expansion of the tax base by providing
public improvements necessary to promote development and redevelopment and assist in blight
elimination in the City of Muskego Community Development Authority Redevelopment District
NO.1. The inducement is to install public utilities including water facilities that will allow
development to take place.
TID NO.9 is located in the northeastern portion of the City, along Janesville Road. The City of
Muskego intends that tax incremental financing (TIF) will be used to assure that related private
development locates in this District. The goal is to expand the tax base and opportunities for
redevelopment within the City.
The following is a list of public works projects that the City either directly or through the
Community Development Authority expects to implement in conjunction with this District. Any
costs directly or indirectly related to the public works are considered "project costs" and eligible
to be paid with tax increment revenues of the tax incremental district.
~ WATER SYSTEM IMPROVEMENTS. There are no public water facilities available to
service the area. It will be necessary to provide water mains to distribute the water to
individual properties. The City intends to install this main prior to the reconstruction of
Janesville Road (CTH L) by Waukesha County.
~ ACQUISITION/DEMOLITION. In order to eliminate blight conditions and promote
redevelopment, it may be necessary for the City to acquire and demolish blighted properties
or to acquire and consolidate parcels in order to create parcels of a marketable size within
the District.
~ STORM SEWER SYSTEM. Development of the area will cause storm water run off. To
avoid problems in the District and adjacent areas, a storm water collection, detention, and
retention system will be installed.
~ UNDERGROUND UTILITY WIRES. In order to ~nhance the appearance of the District and
to attract desired development, it is necessary to convert overhead utility wires to
underground services, including costs to bring such services to code.
~ LANDSCAPING. The City will provide landscaping such as berms, street trees, lighting
and other facilities to attract high quality development to the area.
~ DEVELOPMENT INCENTIVES. The City may enter into agreements with property owners
or developers for the purpose of sharing costs to encourage the desired kind of
improvements and assure tax base is generated sufficient to recover project costs.
~ ADMINISTRATIVE COSTS. These include but are not limited to a portion of the salaries of
the City Clerk, public works employees and others involved with the projects throughout the
project plan implementation. Audit expenses and any expenses associated with dissolving
the District are also considered eligible costs.
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~ ORGANIZATIONAL COSTS. These costs include but are not limited to fees of the financial
consultant, attorney, engineers, surveyors, map makers and other contracted services.
~ RELOCATION COSTS. In the event any property is acquired for the projects, expenses
including the cost of a relocation plan, director, staff, publications, appraisals, land and
property acquisition costs and relocation benefits as required by Wisconsin Statutes
Sections 32.19 and 32.195 are considered eligible project costs.
~ ENVIRONMENTAL AUDITS AND REMEDIATION. There are no environmental problems
known to exist within the proposed district. If, however, it becomes necessary to evaluate
properties, the costs related to all environmental audits and remediation will be considered
eligible project costs.
~ FINANCE COSTS. Interest, financing fees, redemption premiums, and other financing fees
are included as project costs.
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With all projects the costs of engineering, design, survey, inspection, materials, construction,
restoring property to its original condition, apparatus necessary for the 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.
In the event any of the public works projects are not reimbursable out of the special TIF fund
under Wisconsin Statute Section 66.1105, in the written opinion of nationally recognized bond
counselor a court of record so rules in a final order, then such project or projects shall be
deleted here from and the remainder of the projects hereunder shall be deemed the entirety of
the projects for purposes of this project plan.
The City reserves the right to implement only those projects that remain viable as the
project plan period proceeds.
Project costs are any expenditures made or estimated to be made or monetary obligations
incurred or estimated to be incurred by the City and outlined in this plan. Project costs will be
diminished by any income, special assessments or other revenues, including user fees or
charges. To the extent the costs benefit the municipality 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 is completed.
Proration of costs in the plan are also estimates and subject to change based upon
implementation, future assessment policies and user fee adjustments.
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ECONOMIC FEASIBILITY STUDY
The City of Muskego, located in the southern portion of Waukesha County near Interstate 43, is
a community of approximately 21,700 in population.
The charts and exhibits on the following pages demonstrate that the City will be able to obtain
the funds necessary to implement the projects in this plan and that the revenue from the District
will be sufficient to pay for them. Charts I and II respectively on the following page, project the
City's equalized value and show the full faith and credit borrowing capacity of the City.
Equalized valuation projections were made using two methods. The first projects the future
valuation of the City using the average annual percentage of valuation growth experienced
between 1998 and 2002. The second method projects the future valuation based upon the
average annual increment between 1998 and 2002. This method is identified as the straight
line method. Chart II projects the general obligation borrowing capacity of the City taking into
account the straight line valuation projection and existing debt of the City. The chart
demonstrates that the City is likely to have a general obligation capacity of $104,864,105 during
the seven year implementation period of the District.
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In addition to general obligation bonds, the City can issue mortgage revenue bonds to be repaid
from revenues of the sewer and/or water systems, including revenues paid by the City that
represent service of the system to the City. There is no statutory nor constitutional limitation on
the amount of revenue bonds that can be issued, however, water rates are controlled by the
Wisconsin Public Service Commission and the City must demonstrate to bond underwriters its
ability to repay revenue debt with the assigned rates.
It is anticipated that special assessments may be levied to benefitted properties to pay part of
the water extension costs. The City can issue special assessment B bonds pledging revenues
from special assessment installments to the extent assessment payments are outstanding.
These bonds are not counted against he City's constitutional debt limit.
The City also has the authority to issue Lease Revenue Bonds through a CDA should this
financing vehicle be useful in accomplishing the objectives of the Plan.
In addition to the issuance of General Obligation Bonds by the City, a CDA could issue
obligations secured by lease payments to be made by the City. Such obligations would not be
counted against the City's general obligation debt limit
Based on the economic characteristics and the financing resources of the City, all projects
outlined in this project plan can be financed and are feasible.
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CHART I
I-PERCENTAGE METHOD-I
1998 1.227.121,100
1999 1.316.793,100
2000 1.407,733.800
2001 1.534,663,400
2002 1.651.185.500 8.64%
HISTORICAL DATA
Straight Line Method Velue Increment
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2003 1.793.838,289
2004 1.948.815,446
2005 2.117.181,725
2006 2.300.093,867
2007 2.498.808,551
2008 2.714.691.023
2009 2.949.224,481
2010 3.204,020.261
2011 3,480,828.909
5 Year Trend
CHART II
BUDGET
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EQUALIZED
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2003 1.651.185.500
2004 1.757,201.600
2005 1,863,217.700
2006 1.969.233,800
2007 2.075.249,900
2008 2.181.266.000
2009 2.287.282.100
2010 2.393.298.200
2011 2.499.314.300
2012 2,605,330.400
2013 2.711.346.500
2014 2.817.362,600
2015 2.923.378.700
2016 3.029.394.800
2017 3,135.410.900
2018 3.241,427.000
2019 3,347,443.100
2020 3,453,459.200
2021 3,559,475.300
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8.64%
8.64%
8.64%
8.64%
8.64%
8.64%
8.64%
8.64%
8.64%
PROJECTED VALUATIONS
GROSS DEBT
bIMII
82,559,275
87.860,080
93.160,885
98,461.690
103.762.495
109,063.300
114,364,105
119,664,910
124.965,715
130.266,520
135.567.325
140.868,130
146,168.935
151,469.740
156,770,545
162,071,350
167,372,155
172.672,960
177.973,765
I-STRAIGHT LINE METHOD-I
1998 1,227.121.100
1999 1,316.793.100
2000 1,407,733.800
2001 1,534,663,400
2002 1,651,185.500
$106,016,100
2003 1.757.201,600
2004 1,863,217,700
2005 1.969,233,800
2006 2,075,249,900
2007 2.181,266,000
2008 2,287,282,100
2009 2,393,298.200
2010 2,499,314.300
2011 2,605,330,400
DEBT
BALANCE
18,260,693
17.103,179
15,634.452
14,199.461
12,698.154
11,125.474
9,500.000
7.925.000
6.375,000
5.100,000
4,300,000
3,450,000
2,575.000
1,650.000
700.000
450,000
200,000
8.64%
6.42%
6.03%
5.69%
5.38%
5.11%
4.86%
4.64%
4.43%
4.24%
NET
BORROWING
CAPACITY
64,298.582
70.756,901
77,526,433
84,262,229
91,064.341
97,937.826
104,864.105
111,739,910
118,590,715
125.166,520
131.267.325
137.418.130
143.593.935
149,819,740
156,070.545
161,621,350
167,172,155
172.672,960
177.973.765
".....
~
r
PROJECTED REVENUE
Exhibit 1 (page 7) estimates the TIF revenues that will be available to retire the debt incurred to
finance project costs. Exhibit 2 (page 9) summarizes the District's cash position throughout its
potential life.
Exhibit I projects revenues sufficient to retire the debt proposed to finance all projects of the
District. The pro forma is based on the following assumptions:
-
The base value of the District is $19,707,800
-
Incremental tax base will be generated as of January 1 each year as follows:
2003
2004
300,400
1,375,000 6.875.000
1,375,000 2005
The new construction estimates are based on typical commercial buildings constructed on the
vacant parcels within TID No.9.
The equalized tax rate in 2004 is projected to be $20.34 per thousand (the City's current
equalized rate). It is projected to remain constant throughout the pro forma.
Valuations are projected to increase 1 % each year because of inflation.
5
) ) )
City of Muskego TID #9
Tax Increment Forecast
Base Value 19,707,800 Inflation Factor 1.00%1
Construction Valuation Revenue Inflation Value Valuation Tax Tax
Year Year Year Increment Added Increment Rate Increment
1 2003 2004 2005 197,078 300,400 497,478 20.34 10,121
2 2004 2005 2006 202,053 6,875,000 7,574,531 20.34 154,101
3 2005 2006 2007 272,823 1,375,000 9,222,354 20.34 187,625
4 2006 2007 2008 289,302 9,511,656 20.34 193,511
5 2007 2008 2009 292,195 9,803,850 20.34 199,455
6 2008 2009 2010 295,117 10,098,967 20.34 205,460
7 2009 2010 2011 298,068 10,397,034 20.34 211,524
8 2010 2011 2012 301,048 10,698,083 20.34 217,648
9 2011 2012 2013 304,059 11,002,142 20.34 223,834
10 2012 2013 2014 307,099 11,309,241 20.34 230,082
11 2013 2014 2015 310,170 11,619,411 20.34 236,392
12 2014 2015 2016 313,272 11,932,683 20.34 242,766
13 2015 2016 2017 316,405 12,249,088 20.34 249,203
14 2016 2017 2018 319,569 12,568,657 20.34 255,704
15 2017 2018 2019 322,765 12,891,422 20.34 262,271
16 2018 2019 2020 325,992 13,217,414 20.34 268,903
17 2019 2020 2021 329,252 13,546,666 20.34 275,602
18 2020 2021 2022 332,545 13,879,211 20.34 282,367
19 2021 2022 2023 335,870 14,215,081 20.34 289,200
20 2022 2023 2024 339,229 14,554,310 20.34 296,102
21 2023 2024 2025 342,621 14,896,931 20.34 303,072
22 2024 2025 2026 346,047 15,242,978 20.34 310,112
23 2025 2026 2027 349,508 15,592,486 20.34 317,223
ITotals 5,422,2791 8,550,400
I Present value at 5.5% L :z1772,64~
r---
,.....
I"""
CASH FLOW
The following pro forma (Exhibit 2) summarizes the District's cash position throughout its
potential life. It shows revenues, expenses and balances by year.
Revenues include tax increments from Exhibit 1, capitalized interest, and interest earned
investing year-end balances.
Expenditures represent payments for contract agreements with developers, and principal and
interest payments on this District's share of debt issued to finance projects listed in the plan.
The tentative proposed issues are identified as follows:
Issue No. Description Year Amount
1 $1,300,0001.850.000 2003 CDA Bonds
Revenues anticipated will be sufficient to meet all obligations in a timely manner and produce an I $58,687 accumulated surplus by the year-2Q2ð 2019.
7
) ) )
City of Muskego TID #9
Financing Pian
Balance
Proposed Debt
Year Annual Cumm
Principal Interest Total Balance Balance
2003 305,250 305,250 50,875 50,875 254,375 254,375 1,850,000
2004 10,175 10,175 101,750 101,750 (91,575) 162,800 1,850,000
2005 10,121 6,512 16,633 101,750 101,750 (85,117) 77,683 1,850,000
2006 154,101 3,107 157,208 30,000 101,750 131,750 25,458 103,141 1,820,000
2007 187,625 4,126 191,751 75,000 100,100 175,100 16,651 119,792 1,745,000
2008 193,511 4,792 198,303 85,000 95,975 180,975 17,328 137,120 1,660,000
2009 199,455 5,485 204,940 100,000 91,300 191,300 13,640 150,760 1,560,000
2010 205,460 6,030 211,490 100,000 85,800 185,800 25,690 176,450 1,460,000
2011 211,524 7,058 218,582 110,000 80,300 190,300 28,282 204,731 1,350,000
2012 217,648 8,189 225,838 120,000 74,250 194,250 31,588 236,319 1,230,000
2013 223,834 9,453 233,287 140,000 67,650 207,650 25,637 261,956 1,090,000
2014 230,082 10,478 240,560 150,000 59,950 209,950 30,610 292,566 940,000
2015 236,392 11,703 248,095 170,000 51,700 221,700 26,395 318,961 770,000
2016 242,766 12,758 255,524 180,000 42,350 222,350 33,174 352,136 590,000
2017 249,203 14,085 263,288 190,000 32,450 222,450 40,838 392,974 400,000
2018 255,704 15,719 271,423 200,000 22,000 222,000 49,423 442,397 200,000
2019 262,271 17,696 279,967 200,000 11,000 211,000 68,967 511,364 0
2020 268,903 20,455 289,358 0 0 289,358 800,722 0
2021 275,602 32,029 307,630 0 0 0 307,630 1,108,352 0
2022 282,367 44,334 326,701 0 0 0 326,701 1,435,053 0
2023 289,200 57,402 346,602 0 0 346,602 1,781,656 0
2024 296,102 71,266 367,368 0 0 367,368 2,149,024 0
2025 303,072 85,961 389,033 0 0 0 389,033 2,538,057 0
2026 310,112 101,522 411,635 411,635 2,949,692 0
2027 317,223 117,988 435,211 435,211 3,384,902 0
TOTAl 5,422,279 305,250 678,323 6,405,852 1,850,000 1,170,950 3,020,950 3,384,902
r-.
DETAILED LIST OF PROJECT COSTS
This project plan is not meant to be a budget nor an appropriation of funds for specific projects,
but a framework with which to manage projects. All costs included in the plan are estimates
based on best information available. The City retains the right to delete projects or change the
scope and/or timing of projects implemented as they are individually authorized by the City
Council, without amending the plan. The total proiect costs detailed herein will not be exceeded I without a Proiect Plan Amendment approved bv the Joint Review Board.
All costs are based on 2002 prices and are preliminary estimates. The City reserves the right to
increase these costs to reflect inflationary increases and other uncontrollable circumstances
between 2002 and the time of construction. The City also reserves the right to increase certain
project costs to the extent others are reduced or not implemented, without amending the plan.
The tax increment allocation is preliminary and is subject to adjustment based upon the
implementation of the plan.
PROPOSED TIF PROJECT ESTIMATES
Water Main Extension
Underground Utility Wires
$690,0001.000,000
$385,000
,..... Property Acquisition
Stormwater Management
Pedestrian Paths / Sidewalks
Landscaping
Continqencv
Organization and Administration
$138.500
,-....
9
,-...
,-...
r'
Project Plan Tax Incremental District No.9 City of Muskego, Wisconsin
A DESCRIPTION OF THE METHODS OF FINANCING AND THE TIME WHEN SUCH COSTS
OR MONETARY OBLIGATIONS RELATED THERETO ARE TO BE INCURRED
PLAN IMPLEMENT A TION
Projects identified will provide the anticipated services to the area. It is anticipated these
improvements may be made over a seven year period. A reasonable and orderly sequence is
outlined on the following page. However, public debt and expenditures should be made at the
pace private development occurs to assure increment is sufficient to cover expenses.
The order in which public improvements are made should be adjusted in accordance with
development and execution of developer agreements. The City reserves the right to alter the
implementation of this plan to accomplish this objective.
Interest rates projected are based on current market conditions. Municipal interest rates are
subject to constantly changing market conditions. In addition, other factors such as the loss of
tax-exempt status of municipal bonds or broadening the purpose of future tax exempt bonds
would affect market conditions. Actual interest expense will be determined once the methods of
financing have been approved and securities issued.
If financing as outlined in this plan proves unworkable, the City reserves the right to use
alternate financing solutions for the projects as they are implemented.
10
,......
PROPOSED TIF PROJECT BORROWINGS
Amount
Underground Utility Wires
690,000 1,000,000
385,000
Water main extension
Proporty Acquisition Contingency 138.500
L~mdscaping
Organization and Admin.
~ ~.OOO i .523.5@
Plus:
Maximum Discount 16,25023,125
214,500305,250 Capitalized Interest
,-... Finance and Legal Fees 20.000
~nance Q15.750 1.871.87~
Less:
Funds on Hand 0
Interest Earnings (25,750) (21,875)
Total Financing 1,300,000 1,850,000
~
r-
Project Plan Tax Incremental District No.9 City of Muskego, Wisconsin
PROPOSED TIF PROJECT BORROWINGS
CDA Bonds
Issue No.1
Proposed Maturity Schedule
$1,300,0001.850,000
The 2003 projects are anticipated to be financed with General Obligation Bonds to be issued
under authority of Wisconsin Statutes Chapter 67. The interest rate used for this is 5.5%.
YEAR PRINCIPAL INTEREST TOTAL
,....
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
~
~
~
~
~
~
30.000
75,000
10.00085.000
15,000100,000
20,000100,000
25,000110,000
30,000120.000
40,000140,000
45,000150.000
50,000170.000
60,000180,000
70,000190.000
80,000200.000
90,000200.000
100,000
110,000
120,000
135,000
145,000
155,000
35,75050.875
71,500101.750
71,500101.750
71,500101.750
71,500100.100
71,50095.975
70,95091.300
70,12585.800
69,02580.300
67,65074.250
66,00067.650
63,80059.950
61,32551,700
58,57542,350
55,27532.450
51,42522,000
47,02511,000
12,075
36,575
30,525
23,925
16,500
8,525
35,75050.8501
71,500101.7501
71,500101.7501
71,500131,7501
71,500175,1001
81,500180.9751
85,950191.3001
90,125185.8001
94,025190.3001
97,650194.2501
106,000207.6501
108,800209.950 I
111,ð25221.7001
118,575222.3501
125,275222.450 I
131,125222.0001
137,025211.0001
142,0751
146,5751
150,5251
158,925
161,500
163.5251
TOTAL 1,300,0001.850,000 1,232,550 2,5ð2,5501
~
11
) ) )
Map 1: Tax Increment District 9 Boundaries
Legend
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Legend
N TID Boundary
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D Parcels
Land Use
D Single Family Residential
0 Retail and Service
. Recreation - Public
D Recreation - Private
0 Manufacturing
. Multi-Family Residential
Ea Landfill and Extractive Operations
. Government, Institution. and Utility
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/' '<
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Map 3: Proposed Utility Locations
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I
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/V Water Main Existing
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I"'"
I Map 4: 2010 Land Use I
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r"
PROPOSED CHANGES IN ZONING ORDINANCES
The Planning Department staff is currently working with the Mayors Task Force on
Economic Development to draft zoning district regulations which reflect the unique character
of the Tess Corners neighborhood. This new District is preliminarily referred to as the HC-1
Tess Corners Historic Crossroads District. It is anticipated that the proposed district
regulations and map amendments will be presented to the Plan Commission and Common
Council in early 2003.
In addition, it is anticipated that substantial modifications to Zoning Districts and Zoning
Ordinance text will occur in conjunction with the City-wide repeal and recreation of the
Municipal Zoning Code. The Zoning Code project is being researched concurrent with the
drafting of this Plan; its implementation is anticipated to occur in late 2004 or early 2005.
PROPOSED CHANGES IN MASTER PLAN, BUILDING CODES AND CITY
ORDINANCES
It is expected that this project plan will be complementary to the City's master plan. There
are no proposed changes to the City's building codes or other City ordinances for the
implementation of this project plan.
A LIST OF ESTIMATED NON-PROJECT COSTS
Anticipated construction by private parties: $3,050,400
I"'"
RELOCATION
It is not anticipated there will be a need to relocate any persons or businesses in conjunction
with this project plan. In the event relocation becomes necessary at some time during the
implementation period, the City will take the following steps and actions.
Before negotiations begin for the acquisition of property or easements, all property owners
will be provided an informational pamphlet prepared by the Wisconsin Department of
Commerce and if any person is to be displaced as a result of the acquisition, they will be
given a pamphlet on "Relocation Rights". The City will provide each owner a full narrative
appraisal, a map showing the owners of all property affected by the proposed project and a
list of all or at least ten neighboring landowners to whom offers are being made.
The City will file a relocation plan with the Department of Commerce and shall keep records
as required in Wisconsin Statute Section 32.27.
ORDERLY DEVELOPMENT OF THE CITY
TID NO.9 contributes to the orderly development of the City by providing the opportunity for
continued growth in tax base and aesthetics and residential character in a developed portion
of the City. TID No.9 will assist the City in the redevelopment along Janesville Road and
will compliment the CDA Redevelopment Plan for Redevelopment District No.1.
/""
I"'"
PARCEL LIST
I"'"
TID9
TAX KEY NUMBER NAME LAND IMPR TOTAL
2162.992 Hallada 54400 81300 135700
2162.993 Russ' 134100 120700 254800
2162.994 Bierer 70600 136100 206700
2162.996 Heritage Church exempt
2162.996.001 Heritage Church 29700 116000 145700
2162.997 Zillig 740000 3137400 3877400
2162.998 Katzner 68800 77800 146600
2162.999 Wanasek 161100 294900 456000
2162.999.001 Lincoln 148600 297400 446000
2165.972 St Pauls exempt
2165.973 Salentine 449000 .1481400 1930400
2165.974 St Pauls exempt
2165.975 St Pauls exempt
2165.976 Schuster 97300 266700 364000
2165.977 Shanklin 56500 56500
2165.978 BioSource 77300 620800 698100
2165.982 Schaumberg deleted
2165.983 Schaumberg deleted
2165.984 Waukesha exempt
2165.984.001 Waukesha exempt
2165.985 Schaumberg, Paul 63100 196300 259400
2165.986 Smith 38100 122000 160100
2165.989.001 Schaumberg 61800 105500 167300
2165.989.002 City of Muskego exempt
2165.996.006 BioSource 11800 11800
2165.999 Kurth 55100 62700 117800
2167.007.006 Thelen 64000 1458300 1522300
2167.065 Augustine 38700 120400 159100
2167.066 Rader 38900 177800 216700
2167.067 Haupt 39900 144700 184600
2167.068 Peterson 40900 134000 174900
2167.993 Wollman 33500 77500 111000
2167.994 Wollman 37000 73900 110900
2167.995.007* Jewel Osco 118700
2167.995.010* Jewel Osco 100000
2167.995.011* Redman/Maciolek 310600 124200
2167.995.012* Redman/Maciolek 342000 194100
2167.995.013* Redman/Maciolek 263800 310600
2167.995.014* Redman/Maciolek 124200 342000
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TID9
TAX KEY NUMBER NAME LAND IMPR TOTAL
2167.995.015* Redman/Maciolek 194100 263800
2167.997 Bushberger 49600 189900 239500
2167.998 Atonement exempt
2167.999 Don Mgmt 224000 1176900 1400900
2168.961 TC School exempt
2168.963 Lamb 55500 64900 120400
2168.982 TC Fire exempt
2168.983 Ulfeng 36600 126800 163400
2168.984 Baas 45400 97800 143200
2168.985 Waukesha exempt
2168.986.001 Knapp 42900 126500 169400
2168.986.002 LeDoux 44100 100100 144200
2168.986.003 Yanko 43300 135200 178500
2168.987 Waukesha exempt
2168.988 Kirchoff 38200 93600 131800
2168.989 Smith 42900 94200 137100
2168.990 Mather 49500 89100 138600
2168.991 Cameron 33900 97000 130900
2168.992 Ciula 29400 89100 118500
2168.993 Smith 16300 113200 129500
2168.994 Bunchkowski 19100 120300 139400
2168.996 E&K Land 99800 244400 344200
2168.997 Kelsenberg 44000 71500 115500
2168.999 St Pauls exempt
2172.998 Bank One 121200 242200 363400
2172.998.002 Janesville Medical 284100 2007500 2291600
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OPINION OF ATTORNEY FOR THE CITY ADVISING WHETHER THE PLAN IS
COMPLETE AND COMPLIES WITH WISCONSIN STATUTES, SECTION 66.1105
February 25, 2003
SAMPLE
Mark Slocomb, Mayor
City of Muskego
W182 S8200 Racine Avenue
Muskego, Wisconsin 53150
RE: City of Muskego, Wisconsin Tax Incremental District No.9
Dear Mayor:
As City Attorney for the City of Muskego, I have reviewed the project plan and various
resolutions passed by the City Council, Plan Commission and Joint Review Board regarding
Tax Incremental District NO.9 located in the City of Muskego. In my opinion, the project
plan is complete and complies with Section 66.1105 of the Wisconsin Statutes.
f' Sincerely,
Attorney
City of Muskego
,.........
~eS(). ßoo~
COMMON COUNCIL - CITY OF MUSKEGO
RESOLUTION #036-2003
,... A RESOLUTION CREATING, DESCRIBING AND MAKING
CERTAIN FINDINGS AND APPROVING PROJECT PLAN
FOR TAX INCREMENTAL DISTRICT NO.9
CITY OF MUSKEGO, WISCONSIN
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WHEREAS, The overall development of the City of Muskego is rec nized........tjS a ajor
need of the City; and
.
4 .
WHEREAS, The City of Muskego desires to create a tax inc[ mentdl4istd.9., In
accordance with the provisions of Section 66.1105 of the Isconsif] I'tatùtes (the "Tax
Increment Law"), in order to provide a viable method of ancing th~i'tbsts of needed
public improvements within said district and thereby c[ ate incenti/es and opportunities for
appropriate private development, which will contribu to th~r\'ãll development of the
City; and
.
I
WHEREAS, In accordance with the procedur specifie11'i~ e Tax Increment Law, the
Plan Commission, on January 14, 2003 hel a pu ic ~i\ng concerning the proposed
creation of a tax incremental district and p. pose p '~e t plan thereof in the City of
Muskego, wherein interested parties we afforde a easonable opportunity to express
their views; and
WHEREAS, Prior to its publication a cop~ft~e notice of said hearing was sent to the
chief executive officers of Wauk ha C n l1"oard of Supervisors and the District Board
of the Waukesha County Area ech ic liege (the other entities having the power to
levy taxes on property locate withi t proposed district) and the Board of Education of
the Muskego-Norway Scho Distri e school district which includes property located
within the proposed district), in acc rdance with the procedures specified in the Tax
Increment Law; and
WHEREAS, After said public hearing the Plan Commission designated the boundaries of
the proposed tax incremental district and recommended to the City Council that it create
such tax incremental district within the area enclosed by said boundaries, as specified in
the boundary description or map attached to this resolution as Exhibit A hereof, and
.
entitled "Boundary Description or Map of Tax Incremental District No.9, City of Muskego",
and
WHEREAS, The City of Muskego Plan Commission has prepared and adopted a project
plan for Tax Incremental District NO.9 which:
1. Includes a statement listing the kind, number and location of all
proposed public works or improvements within such district;
r" 2. Contains an economic feasibility study;
...
3. Contains a detailed list of estimated project costs;
Reso. #036-2003
. f' 4.
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Page 2
Contains a description of the methods of financing all estimated
project costs and the time when such costs or monetary obligations
related thereto are to be incurred;
5. Includes a map showing existing uses and conditions of real
property in such district;
6. Includes a map showing proposed improvements and uses therein;
7. Shows proposed changes of:
a. Zoning ordinances
b. Master plan
c. Map
d. Building codes
e. City codes
8. Contains a list of estimated non-project costs;
Contains a statement of a proposed method for the relocation of
any person to be displaced;
9.
10. Indicates how the creation of the district promotes orderly development
of the City; and
11. Contains an opinion of the City Attorney or of an Attorney retained
by the City advising the plan is complete and complies with
Wisconsin Statutes, Section 66.1105 and
WHEREAS, the Plan Commission has submitted such plan to the City Council and
recommended approval thereof.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Muskego as
follows:
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1. Pursuant to the Tax Increment Law, there is hereby created in the
City of Muskego a tax incremental district to be known as "Tax Incremental
District No.9, City of Muskego", the boundaries of which shall be those
recommended to the City Council by the Plan Commission, as specified in the
attached Exhibit A.
2. The City Council hereby finds and declares that:
a. Not less than 50% by area of the real property within the said
tax incremental district is a blighted area or is in need of
rehabilitation or conservation work within the meaning of
Section 66.1337 of the Wisconsin Statutes; and
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Reso. #036-2003 Page 3
b. The improvement of such area is likely to enhance the value of
all of the other real property in the said tax incremental district; and
c. The equalized taxable property of the said tax incremental
district does not exceed 7% of the total value of equalized
taxable property within the City of Muskego or the equalized
value of taxable property of the district plus the value increment
of all existing districts within the City does not exceed 5% of the
total equalized value of taxable property within the City; and
d. The project costs directly serve to promote rehabilitation in the
area consistent with the purpose for which the district is
created.
BE IT FURTHER RESOLVED THAT the City Council of the City of Muskego approves the
project plan adopted by the Plan Commission on January 14, 2003, attached as Exhibit B,
and finds that:
1. Such project plan for Tax Incremental District NO.9 in the
City of Muskego is feasible, and
2. Such project plan is in conformity with the master plan of the City
of Muskego.
The City Clerk-Treasurer is hereby authorized and directed to apply to the Wisconsin
Department of Revenue, in such form as may be prescribed, for a "Determination of Tax
Incremental Base", as of January 1,2003, pursuant to the provisions of Section 66.1105
of the Wisconsin Statutes.
The City Assessor is hereby authorized and directed to identify upon the assessment roll
returned and examined under Section 70.45 of the Wisconsin Statutes, those parcels of
property which are within Tax Incremental District No.9, specifying thereon the name of
the said tax incremental district, and the City Clerk is hereby authorized and directed to
make similar notations on the tax roll made under Section 70.65 of the Wisconsin
Statutes, pursuant to Section 66.1105 of the Wisconsin Statutes.
DATED THIS
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DAY OF ,2003.
. Mark A. Slocomb, Mayor
This is to certify that this a true and accurate copy of Resolution #036-2003
which was adopted by the Common Council of the City of Muskego.
Clerk-Treasurer
2/03