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CCR2003036TID9plan EXHIBIT B Tax Increment Financing Project Plan for the Establishment of Tax Incremental Financing District No. 9 Within the City of Muskego, WISCONSIN Public Hearing Held: January 14, 2003 Plan Commission Adopted: January 14, 2003 City Council Adopted: February 25, 2003 Redlined with Common Council Amendments Prepared by: EHLERS & ASSOCIATES, INC. 375 Bishops Way, Suite 225, Brookfield, WI 53005-6202 (262) 785-1520 fax: (262) 785-1810 www.ehlers-inc.com i CITY OF MUSKEGO ELECTED OFFICIALS 2002-2003 Mayor Honorable Mark A. Slocomb mslocomb@ci.muskego.wi.us Common Council 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 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 Slocomb, 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 ii TABLE OF CONTENTS 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 1 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. ¾ 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. ¾ 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. ¾ 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. ¾ UNDERGROUND UTILITY WIRES. In order to enhance 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. ¾ LANDSCAPING. The City will provide landscaping such as berms, street trees, lighting and other facilities to attract high quality development to the area. ¾ 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. ¾ 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. 2 ¾ ORGANIZATIONAL COSTS. These costs include but are not limited to fees of the financial consultant, attorney, engineers, surveyors, map makers and other contracted services. ¾ 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. ¾ 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. ¾ FINANCE COSTS. Interest, financing fees, redemption premiums, and other financing fees are included as project costs. 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 counsel or 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. 3 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. 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. CHART I |----PERCENTAGE METHOD----| |--STRAIGHT LINE METHOD--| HISTORICAL DATA 1998 1,227,121,100 1998 1,227,121,100 1999 1,316,793,100 1999 1,316,793,100 2000 1,407,733,800 2000 1,407,733,800 2001 1,534,663,400 2001 1,534,663,400 2002 1,651,185,500 8.64% 2002 1,651,185,500 8.64% Straight Line Method Value Increment $106,016,100 PROJECTED VALUATIONS 2003 1,793,838,289 8.64% 2003 1,757,201,600 6.42% 2004 1,948,815,446 8.64% 2004 1,863,217,700 6.03% 2005 2,117,181,725 8.64% 2005 1,969,233,800 5.69% 2006 2,300,093,867 8.64% 2006 2,075,249,900 5.38% 2007 2,498,808,551 8.64% 2007 2,181,266,000 5.11% 2008 2,714,691,023 8.64% 2008 2,287,282,100 4.86% 2009 2,949,224,481 8.64% 2009 2,393,298,200 4.64% 2010 3,204,020,261 8.64% 2010 2,499,314,300 4.43% 2011 3,480,828,909 8.64% 2011 2,605,330,400 4.24% 5 Year Trend CHART II NET BUDGET EQUALIZED GROSS DEBT DEBT BORROWING YEAR VALUE LIMIT BALANCE CAPACITY 2003 1,651,185,500 82,559,275 18,260,693 64,298,582 2004 1,757,201,600 87,860,080 17,103,179 70,756,901 2005 1,863,217,700 93,160,885 15,634,452 77,526,433 2006 1,969,233,800 98,461,690 14,199,461 84,262,229 2007 2,075,249,900 103,762,495 12,698,154 91,064,341 2008 2,181,266,000 109,063,300 11,125,474 97,937,826 2009 2,287,282,100 114,364,105 9,500,000 104,864,105 2010 2,393,298,200 119,664,910 7,925,000 111,739,910 2011 2,499,314,300 124,965,715 6,375,000 118,590,715 2012 2,605,330,400 130,266,520 5,100,000 125,166,520 2013 2,711,346,500 135,567,325 4,300,000 131,267,325 2014 2,817,362,600 140,868,130 3,450,000 137,418,130 2015 2,923,378,700 146,168,935 2,575,000 143,593,935 2016 3,029,394,800 151,469,740 1,650,000 149,819,740 2017 3,135,410,900 156,770,545 700,000 156,070,545 2018 3,241,427,000 162,071,350 450,000 161,621,350 2019 3,347,443,100 167,372,155 200,000 167,172,155 2020 3,453,459,200 172,672,960 172,672,960 2021 3,559,475,300 177,973,765 177,973,765 5 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 300,400 2004 1,375,000 6,875,000 2005 1,375,000 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. City of Muskego TID #9 Tax Increment Forecast Base Value 19,707,800 Inflation Factor 1.00% 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 Totals 8,550,400 5,422,279 Present value at 5.5% 2,772,642 7 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. Year Description Amount 1 2003 CDA Bonds $1,300,0001,850,000 Revenues anticipated will be sufficient to meet all obligations in a timely manner and produce an $58,687 accumulated surplus by the year 2025 2019. City of Muskego TID #9 Financing Plan Balance Projected Capitalized Interest Total Proposed Debt Principal Year TIF Revs Interest Earnings Revenues Annual Cumm Outstanding 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 32,029 307,630 000 307,630 1,108,352 0 2022 282,367 44,334 326,701 000 326,701 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 85,961 389,033 000 389,033 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 9 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 project costs detailed herein will not be exceeded without a Project Plan Amendment approved by 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 $690,0001,000,000 Underground Utility Wires $385,000 Property Acquisition Stormwater Management Pedestrian Paths / Sidewalks Landscaping Contingency Organization and Administration $138,500 Project Plan Tax Incremental District No. 9 City of Muskego, Wisconsin 10 A DESCRIPTION OF THE METHODS OF FINANCING AND THE TIME WHEN SUCH COSTS OR MONETARY OBLIGATIONS RELATED THERETO ARE TO BE INCURRED PLAN IMPLEMENTATION 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. PROPOSED TIF PROJECT BORROWINGS Amount Water main extension 690,000 1,000,000 Underground Utility Wires 385,000 Property Acquisition Contingency 138,500 Landscaping Organization and Admin. Subtotal 1,075,000 1,523,500 Plus: Maximum Discount 16,250 23,125 Capitalized Interest 214,500 305,250 Finance and Legal Fees 20,000 Total Needed to Finance 1,375,750 1,871,875 Less: Funds on Hand 0 Interest Earnings (25,750) (21,875) Total Financing 1,300,000 1,850,000 Project Plan Tax Incremental District No. 9 City of Muskego, Wisconsin 11 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 35,75050,875 35,75050,850 2004 71,500101,750 71,500101,750 2005 71,500101,750 71,500101,750 2006 30,000 71,500101,750 71,500131,750 2007 75,000 71,500100,100 71,500175,100 2008 10,00085,000 71,50095,975 81,500180,975 2009 15,000100,000 70,95091,300 85,950191,300 2010 20,000100,000 70,12585,800 90,125185,800 2011 25,000110,000 69,02580,300 94,025190,300 2012 30,000120,000 67,65074,250 97,650194,250 2013 40,000140,000 66,00067,650 106,000207,650 2014 45,000150,000 63,80059,950 108,800209,950 2015 50,000170,000 61,32551,700 111,325221,700 2016 60,000180,000 58,57542,350 118,575222,350 2017 70,000190,000 55,27532,450 125,275222,450 2018 80,000200,000 51,42522,000 131,425222,000 2019 90,000200,000 47,02511,000 137,025211,000 2020 100,000 42,075 142,075 2021 110,000 36,575 146,575 2022 120,000 30,525 150,525 2023 135,000 23,925 158,925 2024 145,000 16,500 161,500 2025 155,000 8,525 163,525 TOTAL 1,300,0001,850,000 1,232,550 2,532,550 AND2162-996-001 2162-013 2162-014 2162-015 2162-016 2162-017 2162-032 2162-033 2162-997 2162-999-001 2162-031 2162-994 2162-993 2162-998 2162-999 2162-996 2162-062 2162-0642162-063 2162-058 2162-0592162-057 2162-0562162-0552162-054 2162-053 2162-0602162-052 2162-0612162-051 2162-050 2162-049 2162-048 2162-066 2162-065 2162-047 2162-046 2162-067 2162-045 2162-044 2162-043 2162-068 2162-012 2162-011 2162-010 2162-009 2162-007 2162-008 2162-0182162-019 2162-020 2162-021 2162-022 2162-023 2162-024 2162-025 2162-026 2162-030 2162-029 2162-027 2162-992 2162-028 2162-035 2162-034 2162-0362162-037 2162-038 2162-039 2162-040 2162-042 2162-041 2162-077 2162-076 2162-075 2162-0742162-080 2162-079 2162-081 2162-078 2162-0712162-070 2162-072 2162-069 2162-100 2162-099 2162-098 2162-101 2162-102 2162-103 2162-1062162-1072162-108 2162-105 2162-104 2162-109 2162-110 2162-1112162-112 2162-113 2162-097 2162-096 2162-095 2162-094 2162-1182162-117 2162-114 2162-1162162-1152162-093 2162-121 2162-122 2162-123 2162-125 2162-120 2162-135 2162-134 2162-133 2162-132 2162-131 2162-124 2162-130 2162-128 2162-129 2162-126 2162-119 2162-127 2162-141 2162-142 2162-140 2162-139 2162-138 2162-137 2162-006 2162-005 2162-003 2162-004 2162-002 2162-091 2162-092 2162-0902162-0892162-0882162-0872162-0862162-0852162-0842162-0832162-1432162-1442162-1452162-1462162-1472162-1482162-1492162-150 2162-001 2162-136 2163-998-003 2163-998-002 -192 -201 -200-199-198-197-196 2163-1232163-124 2163-245 2163-245 21 6 3 -24 5 21 6 3 - 2 4 5 -0072163-999 2163-999-006 2163-999-002 2163-999-004 2163-990 2163-995-001 2163-995 2163-996-003 2163-996-0022163-996 2163-996-0012163-997-001 2163-993 2163-994-001 2163-994 2163-246 2163-245 2163-245 2163-245 -009 2163-999-008 2163-999-001 2163-999 2163-992-001 2163-238 2163-239 2163-240 2163-241 2163-242 2163-243 2163-244 2163-0142163-013 2163-012 2163-030 2163-031 2163-036 2163-037 2163-0112163-010 2163-040 2163-038 2163-032 2163-033 2163-015 2163-034 2163-035 2163-039 2163-023 2163-022 2163-021 2163-020 2163-019 2163-018 2163-0172163-016 2163-998-001 2163-090 2163-091 2163-092 2163-093 2163-0942163-0952163-096 2163-097 2163-098 2163-099 2163-100 2163-101 2163-102 2163-029 2163-028 2163-027 2163-026 2163-025 2163-024 2163-115 2163-116 2163-117 2163-118 2163-119 2163-1212163-122 2163-125 2163-114 2163-113 2163-112 2163-111 2163-1102163-1092163-1082163-1072163-1062163-1052163-1042163-103 2163-148 2163-149 2163-147 2163-1462163-145 2163-144 2163-1432163-140 2163-138 2163-139 2163-1422163-141 2163-1272163-1282163-129 2163-137 2163-130 2163-136 2163-135 2163-131 2163-132 2163-134 2163-133 2163-126 2163-120 2163-0652163-0662163-0672163-0682163-0692163-0702163-0712163-0722163-0732163-074 2163-075 2163-076 2163-077 2163-078 2163-079 2163-080 2163-081 2163-082 2163-083 2163-084 2163-085 2163-086 2163-087 2163-088 2163-089 2163-150 2163-151 2163-152 2163-153 2163-154 2163-155 2163-156 2163-157 2163-158 2163-159 2163-160 2163-161 2163-162 2163-163 2163-229 2163-230 2163-231 2163-232 2163-233 2163-2342163-2352163-2362163-237 2163-228 2163-227 2163-218 2163-219 2163-220 2163-221 2163-2222163-2232163-224 2163-225 2163-226 2163-2072163-208 2163-209 2163-210 2163-211 2163-212 2163-213 2163-215 2163-217 2163-216 2163-214 2163-206 2163-205 2163-204 2163-203 2163-20221632163-190 2163 2163-189 2163 216321632163 2163-188 2163-1952163-194 2163-193 2163 2163-191 2163-187 2163-1862163-1842163-1822163-183 2163-176 2163-177 2163-185 2163-178 2163-181 2163-1802163-179 2163-175 2163-174 2163-173 2163-1722163-171 2163-170 2163-1682163-167 2163-169 2163-1662163-1652163-1642163-0562163-0552163-0092163-0082163-007 2163-0542163-0532163-0522163-0512163-0502163-049 2163-057 2163-048 2163-047 2163-0462163-0452163-0442163-0432163-0422163-0412163-058 2163-059 2163-060 2163-061 2163-062 2163-063 2163-064 2163-001 2163-002 2163-003 2163-004 2163-006 2163-005 2163-999-003 2163-999-005 2163-997 2163-992 2205-052 -982 2165 2165 -986 -985 -9832165 2165 2165-989-001 2165-989-004 2165-989-003 2165-989-002 2165-988 2165-989-006 2165-989-005 2165-989 2165-998-012 2165-973 2165-974 2165-997 2165-996 2165-998-005 2165-998-009 2165-998-008 2165-998-010 2165-998-011 -996 -9762165 2165-975 2165-998 2165-978 2165-998-006 2165-998-004 2165-998-003 2165-998-002 2165-998-0012165-990 2165-991 2165-992 2165-993 2165-994-001 2165-994 2165-999 2165-972 2165-9772168 2165-995 2165-996 -003 2166-0492166-045 2166-044 2166-043 2166-042 2166-041 2166-040 2166-039 2166-0482166-0472166-046 2166-091 2166-089 2166-0872166-090 -001 2166-027 2166-0292166-028 2166-026 2166-030 2166-025 2166-031 2166-024 2166-032 2166-023 2166-033 2166-0342166-022 2166-088 2166-083 2166-084 2166-0852166-076 2166-077 2166-0822166-079 2166-081 2166-1002166-0992166-0982166-097 2166-0932166-0942166-0952166-096 2166-101 2166-0932166-092 2166-080 2166-074 2166-073 2166-072 2166-071 2166-0782166-070 2166-069 2166-068 2166-067 2166-066 2166-075 2166-054 2166-055 2166-053 2166-052 2166-051 2166-050 2166-0652166-0642166-0632166-062 2166-0612166-0602166-0592166-0582166-056 2166-057 2166-017 2166-016 2166-015 2166-014 2166-013 2166-012 2166-011 2166-010 2166-009 2166-008 2166-007 2166-006 2166-005 2166-004 2166-0032166-0022166-001 2166-037 2166-018 2166-019 2166-0362166-020 2166-0352166-021 2166-038 2166-998 2166-997 2166-999 2166-086 -032 2167-111 2167-110 2167-109 2167-108 2167-107 2167-106 2167-105 2167-104 2167-103 2167-1022167-101 2167-100 2167-0992167-0982167-0972167-0962167-0952167-094 2167-093 2167-092 2167-091 2167-090 2167-089 2167-088 2167-087 2167-0862167-0852167-084 2167-083 2167-082 2167-081 2167-0802167-079 2167-078 2167-0772167-076 2167-075 2167-074 2167-073 2167-0722167-0712167-070 2167-069 2167-068 2167-067 2167-066 2167-065 2167-007-001 2167-007-002 2167-007-003 2167-007-004 2167-007-005 THROUGH2167-027-008 2167-001 2167-019 2167-037 -0362167 2167-018 2167-027-001 2167-997 2167-9942167-993 2167-007-006 2167-008 2167-009 2167-010 2167-011 2167-012 2167-999 2167-0132167-0142167-0152167-016 2167-998-001 2167-017 2167-998 2167-0382167-0392167-0402167-041 2167-042 2167-043 2167-044 2167-045 2167-046 2167-047 2167-0482167-0492167-0502167-0512167-052 2167-0032167-0022167-0042167-0052167-006 2167-0542167-0552167-0562167-057 2167-058 2167-059 2167-060 2167-0612167-0622167-0632167-064 2167-996 2167-028 2167-029 2167-030 2167-03121672167-0332167-0342167-035 2167-0262167-0252167-0242167-0232167-0222167-0212167-020 2167-053 2168-137 -083 -082 -003 2168-125 2168-1122168-1112168-1102168-109 2168-977-001 2168-977-002 2168-977 2168-977-004 2168-978-001 2168-976-002 2168-976-001 2168-976 2201-999 2168-064 2168-077 2168-078 2168-079 2168-103 2168-044 2168-055 2168-058 2168-057 2168-968-001 2168-080 2168-081 2168-978 2168-038 2168-136 2168 2168 2168-104 -001 -981 2168-1052168-1062168-107 2168-1002168-0992168-0982168-097 2168-0662168-0752168-076 2168-056 2168-059 2 1 6 8 - 9 9 4 2 1 6 8 - 9 9 6 2 1 6 8 - 9 8 6 - 0 0 3 2 1 6 8 - 9 8 6 - 0 0 2 2 1 6 8 - 9 8 6 - 0 0 1 2 1 6 8 - 9 8 3 2 1 6 8 - 9 9 3 2 1 6 8 - 9 9 2 2 1 6 8 - 9 9 1 2 1 6 8 - 9 8 9 2 1 6 8 - 9 9 0 2 1 6 8 - 9 8 5 2168-964 2168-966-001 2168-049 2168-048 2168-047 2168-046 2168-045 2168-042 2168-041 2168-039 2168-040 2168-043 2168-970 2168-969 2168-968 2168-971 2168-054 2168-053 2168-052 2168-051 2168-070 2168-0692168-061 2168-0622168-068 2168-063 2168-065 2168-067 2168-060 2168-073 2168-072 2168-071 2168-074 2168-094 2168-096 2168-095 2168-101 2168-102 2168-092 2168-091 2168-090 2168-089 2168-088 2168-087 2168-086 2168-085 2168-084 2168 2168-962 2168-975 2168-974 2168-973 2168-010 2168-014 2168-009 2168-004 2168-019 2168-005 2168-018 2168-017 2168-007 2168-006 2168-0012168-022 2168-021 2168-020 2168-002 2168-003 2168-999 2168-963 2 16 8 -98 0 2168-1082168-113 21 6 8-9 7 9 2168-114 2168-115 2168-116 2 16 8 -98 2 2168-1182168-117 2168-119 2 1 6 8 - 9 8 4 2168-120 2168-121 2168-123 2168-1242168-122 2168-134 2168-131 2168-130 2168-127 2168-126 2168-135 2168-0372168-0362168-035 2168-133 2168-030 2168-129 2168-031 2168-132 2168-0322168-0332168-0342168-029 2168-128 2168-0282168-0272168-0262168-0252168-024 2 1 6 8 - 9 8 8 2168-977 2168-962 2168-0932168-050 2168-023 2168-972 2 1 6 8 - 9 8 7 2168-961 2168-997 2169-997 2169-999 2169-9982169-99669-995 2172-998-002 2172-998 2201 085 2206-998-002 2206-998-0062206-998-0132206-998-017 2172-999 2167-995-004 2167-995-005 2197-249-002 2167-995-007 2167-995-008 2167-995-009 2167-995-010 Legend TID Boundary Parcels Right-of-Way 0 990 1,980495 Feet Area of Interest Map 1: Tax Increment District 9 Boundaries 2 1 6 5 9 8 4 0 0 1 2 1 6 5 9 8 4 RE S T F U L L C T H "L " HIDDEN CREEK W O O D S D R I V E PILGRIM D R I V E COURT S E T T L E R SETTLER IN D I A N WAY DARTMOUTH GOLDEN D R . R O A D STREET CORNELL WESTCOTT CIRCLE PUBLIC K O SO CIRCLE WOODLAND LAWNDALE PL A C E GL E N B R O O K SPRING BROOKSIDE CO UNTRY G O L D E N C T. D R . PLACE GARDEN DRIVE LA N E DR I V E TERRACE G A U L K E DOVER LN. CATALINA BELMONT C O U R T CATALINA DR. DURHAM BRENTWOOD D R. DR. S A N D Y C O U R T CORNELL K N O L L DRIVE DR. DRIVE D R I V E TESS D R I V E COLLEGE C O R N E R S T E S S GAULKE COURT COURTLAND W AY C T . FA OXRD. C T. SAYRO YAN DU N S T A N CO U R T B R I S T L E C O N E CORNERS DR. S H E R W O O D C I R C L E BEDFORD SHE RW OOD CLARENDON PLACE PARK H A L E P A R K B R I S T L E C O N E HALE CIR. C T . C O U R T SAYROYAN W AY H E M M I N G HARDWICK FLEE TWOOD CIR CLE PLACE S H E R W O O D C I R C L E CONRAD ROAD CT F E N NIM O R E WINDSOR F E N N I M O R E CT. FE N N I M O R E LA N E L A N E ROAD R O A D CTH "HH" S A Y R O Y A N C I R . M A R T I N D R WESTFIELD WAY M A R T I N C T QUIETW OOD D R M O O R L A N D R O A D R O SE W O O D M O O R L A N D E X T E N S I O N KIPLING DRIVE HALE PARK DR C A N D L E W O O D L N W O O D D R APPLE WOO D LN KATHRYN C H E RR Y Map 2: Existing Land Use 0 1,250 2,500625 Feet Legend TID Boundary Right-of-Way Parcels Land Use Single Family Residential Retail and Service Recreation - Public Recreation - Private Manufacturing Multi-Family Residential Landfill and Extractive Operations Government, Institution, and Utility Agricultural and Open Space C T H "L " H IDD EN CREE K DARTMOUTH GOLDEN D R . R O A D STREET CORNELL WE STC O TT CIRCLE PUBLIC K O S O CIRCLE WOODLAND LAWNDALE PL A C E GL E N B R O O K SPRING BROOKSIDE C OU NT R Y G O L D E N C T. D R . PLACE GARDEN DR IVE LA N E DR I V E TERRACE G A U L K E DOVER LN. CATALINA B E LMON T C O U R T CATALINA DR. DURHAM BRENTWOOD D R . DR. S A N D Y C O U R T CORN ELL K N O L L DRIVE DR. D R IVE D R I V E TESS D R I V E COLLEGE C O R N E R S T E S S GAULKE COURT C T . SAYROYAN DU N S T A N CO U R T B R I S T L E C O N E CORNERS DR. S H E R W O O D C I R C L E BEDFORD SHERWOOD CLARENDON PLACE PARK H A L E P A R K B R I S T L E C O N E HALE CIR. C T . C O U R T S A YROY A N W A Y H E M M I N G HAR DW ICK FL EE T W O O D C IR CLE PLACE S H E R W O O D C I R C L E CONRAD ROAD CT F E N NIM O R E WINDSOR F E N N I M O R E CT. FE N N I M O R E LA N E L A N E ROAD R O A D CTH "HH" S A Y R O Y A N C I R . M O O R L A N D R O A D R O S M O O R L A N D E X T E N S I O N KIPLING DRIVE HALE PARK DR Map 3: Proposed Utility Locations 0 1,100 2,200550 Feet Right-of-Way Parcels Water Main Proposed Water Main Existing Sanitary Main Existing Legend TID Boundary RE S T F U L L C T H "L " HIDDEN CREEK W O O D S D R I V E PILGRIM D R I V E COURT S E T T L E R SETTLER IN D I A N WAY DARTMOUTH GOLDEN D R . R O A D STREET CORNELL WESTCOTT CIRCLE PUBLIC K O SO CIRCLE WOODLAND LAWNDALE PL A C E GL E N B R O O K SPRING BROOKSIDE CO UNTRY G O L D E N C T. D R . PLACE GARDEN DRIVE LA N E DR I V E TERRACE G A U L K E DOVER LN. CATALINA BELMONT C O U R T CATALINA DR. DURHAM BRENTWOOD D R. DR. S A N D Y C O U R T CORNELL K N O L L DRIVE DR. DRIVE D R I V E TESS D R I V E COLLEGE C O R N E R S T E S S GAULKE COURT COURTLAND W AY C T . FA OXRD. C T. SAYRO YAN DU N S T A N CO U R T B R I S T L E C O N E CORNERS DR. S H E R W O O D C I R C L E BEDFORD SHE RW OOD CLARENDON PLACE PARK H A L E P A R K B R I S T L E C O N E HALE CIR. C T . C O U R T SAYROYAN W AY H E M M I N G HARDWICK FLEE TWOOD CIR CLE PLACE S H E R W O O D C I R C L E CONRAD ROAD CT F E N NIM O R E WINDSOR F E N N I M O R E CT. FE N N I M O R E LA N E L A N E ROAD R O A D CTH "HH" S A Y R O Y A N C I R . M A R T I N D R WESTFIELD WAY M A R T I N C T QUIETW OOD D R M O O R L A N D R O A D R O SE W O O D M O O R L A N D E X T E N S I O N KIPLING DRIVE HALE PARK DR C A N D L E W O O D L N W O O D D R APPLE WOO D LN KATHRYN C H E RR Y Map 4: 2010 Land Use 0 1,250 2,500625 Feet Legend Right-of-Way Parcels 2010 Land Use Recreation - Private Recreation - Public Residential - Low Density Residential - Medium Density Residential - Medium Density Residential - High Density Commercial Commercial Business Park Industrial Govt. & Institution TID Boundary 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 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. PARCEL LIST TID 9 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 TID 9 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 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. Sincerely, Attorney ___________________ City of Muskego