Project Plan. Amendment #1 of Tax Incremental Finance District No. 8. City of Tomah, WI Project No

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1 Project Plan Amendment #1 of Tax Incremental Finance District No. 8 City of Tomah, WI Project No Draft: October 3, 2016 Date of City Council Approval: Note, this is the first Project Plan and Territory amendment to TID #8. The following document is an amendment to the original Project Plan. Portions of the original project plan with changes are highlighted throughout the document. TID #8: District Type: Rehabilitation/Conservation Creation Date: 05/12/2015 Expenditure Period: 05/12/2037 Termination Date: 05/12/2042

2 Project Plan Amendment #1 of Tax Incremental Finance District No. 8 City of Tomah, WI Project No Prepared by: MSA Professional Services, Inc International Lane, Suite 300 Madison, WI (608) August 2016 MSA Professional Services, Inc. ii

3 TABLE OF CONTENTS Page Section I. Introduction & TID #8 Planning Process... 1 Section II. Statement of Purpose & Orderly Development... 2 Section III. District Description... 4 Section IV. Statement of Kind, Number, and Location of Public Works & Other Projects... 5 Section V. List of Estimated Project Costs & Expenditures... 7 Section VI. Ineligible / Estimated Non-Project Costs... 8 Section VII. Economic Feasibility... 9 Section VIII. Equalized Value Test Section IX. Methods of Financing & Timetable Section X. Relocation Section XI. Legal Opinion Section XII. Glossary of TIF Related Terms LIST OF TABLES Table 1: Project Schedule... 1 Table 2: Estimated Project Costs & Expenditures... 8 Table 3: Estimated Value of New (Re)Development Table 4: Projected Income Table 5: Performance Analysis Table 6: Analysis of Impact on Overlying Taxing Jurisdictions Table 7: Analysis of Impact on Overlying Taxing Jurisdictions, Amended Area Only Table 8: Equalized Value Test LIST OF APPENDICES* Appendix A: Letters to Taxing Jurisdictions Appendix B: Letter to Parcel Landowners/TID Parcel List Appendix C: Affidavit of Publications Appendix D: Meeting Minutes Appendix E: Resolutions Appendix F: Joint Review Board Letter of Approval Appendix G: Legal Opinion Appendix H: Boundary Description, Amendment #1 Appendix I: TID #8 Maps TID Amendment #1, Boundary and Parcel Identification Map Original TID Boundary and Parcel Identification Maps (1-4) Existing Land Use Map Future Land Use Map Zoning Map Project Locations Map *Note Appendix A-H will be compiled upon completion of the project meetings for submission to the Wisconsin Department of Revenue. iii

4 Project Plan Amendment #1 of Tax Incremental Finance District No. 8 City of Tomah, WI Section I. Introduction & TID #8 Planning Process Wisconsin State Statute prescribes the process for creating a Tax Increment Finance District (TID). The law requires public input in the TID creation process, including a public hearing held by the Planning Commission at which TID information is discussed and citizens can reasonably voice their opinions on the proposed TID and TID Project Plan. A three-phased approval process is required to adopt TIF Districts including approval by the Planning Commission, City Council, and the Joint Review Board (JRB). The following is the formal meeting/action calendar for the City of Tomah TID #8 creation process. Table 1: Project Schedule Date August 23, 2016 August 31, 2016 August 31, 2016 September 13, 2016 September 27, 2016 By October 31, 2016 Meeting/Action JRB meeting: election of chair and public member Public Hearing Planning & Zoning Commission Approval City Council Approval JRB Approval Base Packet and Project Plan submitted to the Wisconsin Department of Revenue (WIDOR) for Certification The Project Plan for TID #8 in the City of Tomah, Wisconsin, has been prepared in compliance with Section , Wis. Stats. The Project Plan establishes the need for the TID, lists the expected improvements within the TID, provides an estimated time schedule for completion of the projects and an estimated budget. The Project Plan is to be adopted by resolution of the Joint Review Board and City Council on the recommendation of the City Planning Commission as the official plan and guide for public and private sector development, rehabilitation, and conservation activities within the boundaries of TID #8. Implementation of the Project Plan and construction of the public and private improvements listed will still require individual consideration and authorization by the City Council. Public expenditures for projects listed in the Project Plan should and will be based on the ability of the City to finance the project, market conditions, and the status of development at the time a project is scheduled for construction. The City Council is not mandated to make the public expenditures described in this plan, but is limited to the types of expenditures listed herein. Any changes to the territory or types of eligible projects will require a formal amendment to the Project Plan with public review (including a public hearing), Planning Commission, City Council and Joint Review Board approval. Redistribution of project expenditures from one project category to another will not require an amendment to the Project Plan. The current status of Wisconsin state legislation allows TID #8 to have a 22-year expenditure period (i.e. through May 12, 2037) and a maximum life of 27 years (i.e. through May 12, 2042), not including potential extensions of three additional years. The District boundary may be amended only four times during the life of the TID under current law. This is the first territory amendment to TID #8. In addition, the City may also amend the project types and costs at any time during the 22-year expenditure period. There are no limitations to the number of times the City can complete a non-territory Project Plan amendment. It is the intent of the City to continually monitor the State legislative changes regarding Section , Wis. Stats. in order to determine its potential effect on this and future TIF Districts within the City of Tomah. As 2015 MSA Professional Services, Inc. Page 1

5 Project Plan Amendment #1 of Tax Incremental Finance District No. 8 City of Tomah, WI required by Section , Wis. Stats., a copy of this Project Plan will be submitted to the Department of Revenue and used as the basis of their certification of the amendment of TID #8 in the City of Tomah. Section II. Statement of Purpose & Orderly Development TID #8 was approved on May 12, 2015 by the City Council with the base value established as of January 1st, 2015 of $39,827,100. The specific purpose of TID #8 is to carry out various rehabilitation and conservation work and urban renewal projects within the District, or within 0.5 miles of the boundary of the District. The purpose of this amendment is two-fold: 1) to facilitate economic development, job creation, and tax base growth within the City and 2) to ensure the financial viability of this District and potentially accelerate its closure. Specifically this amendment will add six parcels, approximately 70 acres, to the District and present updated project costs and economic feasibility analysis. The City is in receipt of a petition for direct annexation by unanimous approval for five of the six parcels, the sixth already being within the City s corporate limits. The property owners have requested annexation to the City of Tomah in order to gain access to public facilities (i.e. sanitary sewer, water, etc.) as part of a larger plan to develop portions of the annexation area for new business/manufacturing uses which require municipal services. Those portion of properties with existing environmental constraints are anticipated to be conserved in a natural state. The City intends to use tax increment to purchase portions of the annexed area and to enter into a development agreement with a perspective business to transfer ownership of portions of the area and to provide public utilities to the site, along with other cash grants and development incentives. The purpose of providing these development incentives are to facilitate economic development, job creation, and tax base growth within the City. The areas subject to the District amendment are identified in the City s Comprehensive Plan, Future Land Use Map, as future Business Park areas and are therefore consistent with orderly development of the City. All areas subject to this territory amendment were annexed to the City prior to adoption of this Project Plan. However, due to the timing of the annexation and approval of this Project Plan, City parcel identification numbers had yet to be decided. Therefore, references to parcel numbers include the previous township parcel identification numbers. Summary of Findings In amending TID #8, the City of Tomah has made the following findings, consistent with Section of Wisconsin Statutes: The District is contiguous and contains only whole units of parcels. The boundaries of the District are of sufficient definiteness to identify with ordinary and reasonable certainty the territory included therein; and The amendment date of the District for purpose of allocating tax increment for the territory to be added is January 1, 2016; and Not less than 50% of the real property in the District is suitable for rehabilitation or conservation work and for carrying out the objectives of an urban renewal project; and Not more than 25% of the area in the District is considered vacant property under Section (4)(gm)(1) of Wisconsin Statutes; and 2015 MSA Professional Services, Inc. Page 2

6 Project Plan Amendment #1 of Tax Incremental Finance District No. 8 City of Tomah, WI The improvement of such area is likely to enhance significantly the value of substantially all other real property in the District; and The project costs directly serve to promote orderly development consistent with the purposes for which the District is created; and The equalized value of the taxable property of the amended District plus the aggregate value increment of all existing districts within the City does not exceed 12% of the total value of equalized taxable property within the City; and The Project Plan for the District is feasible; and Improvements to the District are likely to encourage and promote conformity with the City s planning policies and procedures; and The development described in the Project Plan would not occur without the amendment of TID #8. TID #8 was created as a Rehabilitation and Conservation TIF District. Per State Statute (2m)(a), rehabilitation or conservation work includes any of the following: 1. Carrying out plans for a program of voluntary or compulsory repair and rehabilitation of buildings or other improvements. 2. Acquisition of real property and demolition, removal or rehabilitation of buildings and improvements on the property where necessary to eliminate unhealthful, unsanitary or unsafe conditions, lessen density, reduce traffic hazards, eliminate obsolete or other uses detrimental to the public welfare, to otherwise remove or prevent the spread of blight or deterioration, or to provide land for needed public facilities. 3. Installation, construction or reconstruction of streets, utilities, parks, playgrounds, and other improvements necessary for carrying out the objectives of the urban renewal project. 4. The disposition, for uses in accordance with the objectives of the urban renewal project, of any property acquired in the area of the project. The disposition shall be in the manner prescribed in this section for the disposition of property in a redevelopment project area. Per State Statute (2m)(b), urban renewal project includes any of the following: (b) "Urban renewal project" includes undertakings and activities for the elimination and for the prevention of the development or spread of slums or blighted, deteriorated or deteriorating areas and may involve any work or undertaking for this purpose constituting a redevelopment project or any rehabilitation or conservation work, or any combination of the undertaking or work MSA Professional Services, Inc. Page 3

7 Project Plan Amendment #1 of Tax Incremental Finance District No. 8 City of Tomah, WI Section III. District Description TID #8 was created as a Rehabilitation and Conservation TIF District. Boundary Description Maps depicting the boundary of the amended District are provided in Appendix I. The formal boundary description of the territory for inclusion to TID #8 is provided in Appendix H. A list of the parcel numbers within the amended TID #8 is provided in Appendix B and illustrated on the TID #8 Parcels Map in Appendix I. Note, maps of the entire area within the District are provided in Appendix I for informational purposes. Existing Land Uses and Property Conditions The Existing Land Use Map in Appendix I includes the existing uses of property in the amended District. The amended District contains approximately acres, of which 0 acres (0.0%) may be considered vacant under Section (4)(gm)(1) of Wisconsin Statutes (defined to include property where the fair market value or replacement cost value of structural improvements on the parcel is less than the fair market value of the land). Future Land Use The Future Land Use Map in Appendix I includes the future land use designations of property in the District as depicted from the City of Tomah Comprehensive Land Use Plan (adopted 2013, as amended 2015). Zoning The City of Tomah is zoned in accordance with an ordinance formally adopted by the City Council. A map identifying the zoning of property within the District is included in Appendix I. At the time this Project Plan was developed the areas subject to this amendment, which were previously part of the Town of Tomah, were temporarily zoned A-1 Agricultural as part of the approved annexation ordinance. Prior to completion of this Project Plan, the City had not yet permanently zoned the parcels per Section 52-32(3) of the Tomah Municipal Code of Ordinances; however, rezoning all or portions of the territory is anticipated to support future business development and conservation activities. Proposed Changes in the Community Development Plan, Map, Building Codes & Ordinances No Official Map, Zoning Ordinance, or Building Code changes are proposed as a result of the creation of this District. Individual redevelopment proposals may require changes in zoning designations consistent with the intent of this Project Plan and the City of Tomah Comprehensive Plan MSA Professional Services, Inc. Page 4

8 Project Plan Amendment #1 of Tax Incremental Finance District No. 8 City of Tomah, WI Section IV. Statement of Kind, Number, and Location of Public Works & Other Projects The City of Tomah intends to implement a number of public works projects that will positively impact business, residential, and conservancy use in TID #8. These projects will be undertaken within the first 22 years of the TID s existence (i.e. through May 12, 2037), subject to change based upon the relative needs of the City and the ability of the District to recoup expenses through the generation of tax increment. A brief description of each type of project is provided below. A. Infrastructure for (Re)Development of the District: Proposed infrastructure improvements to public or private property may include: 1. Street (re)construction, relocation, removal, upgrading, or maintenance to facilitate development within TID #8. Street infrastructure includes sidewalks, curb & gutter, bike lanes, parking lanes, street lights, traffic signals, signage, markings and other appurtenances and amenities for the safety and comfort of motor vehicle, bicycle and pedestrian traffic. Alleyways are considered streets within the definition of this Project Plan. 2. Pedestrian and bicycle path construction. 3. Construct, upgrade and/or relocate sanitary sewer system components and related appurtenances. 4. Construct, upgrade and/or relocate storm water drainage facilities and related appurtenances. 5. Construct, upgrade and/or relocate water system components and related appurtenances. 6. Construct, upgrade and/or relocate railroad crossing appurtenances. 7. Install or improve primary and secondary electric service including installing above or below ground electric distribution lines and related appurtenances. 8. Install or improve natural gas service. 9. Install or improve telecommunication, fiber optic, and/or cable television service including installing above or below ground distribution lines and related appurtenances. B. Streetscaping Improvements: Streetscaping improvements designed to improve the aesthetics of the District including installation of gateway, wayfinding, and street signage; public art installations; landscaping; lighting; information kiosks; other streetscaping furnishings (e.g. benches, trash receptacles, bike racks, flower pots, banners, flags, etc.). C. Site Improvements: Site improvement activities required to make sites suitable for (re)development including, but not limited to: access drives; parking areas/facilities; landscaping, signage; entryway features; walkways; lighting; fencing; remodeling or rehabilitating existing buildings; razing buildings; stripping topsoil; grading; compacted granular fill; topsoil replacement; soil stabilization; relocating power lines; utilities; and related activities MSA Professional Services, Inc. Page 5

9 Project Plan Amendment #1 of Tax Incremental Finance District No. 8 City of Tomah, WI D. Environmental Studies and Remediation This may include costs associated with environmental studies; wetland delineations; floodplain delineations; floodplain hydraulic and hydrologic analysis; environmental remediation including the removal of above or below ground contamination or hazardous materials. E. Development Funds/Incentives: Payments made at the City Council s discretion to assist private developers in projects that carry out the goals of this Project Plan, the City s Comprehensive Plan, or other adopted City plans including those future sub-area plans for the District (e.g. a Downtown Master Plan). Such payments could include grants, zero-interest loans, or low interest loans for the purposes of land acquisition, environmental remediation, building and site improvements to non-residential or residential properties. Establishment of a Revolving Loan Fund (e.g. low interest loan or grant for building façade or signage improvement program) is considered Development Incentives and is eligible project costs. No cash grants or loans will be provided until a developer agreement has been signed between the developer and the City. F. Planning, Promotion & Development: Promotion and development of TID #8 including professional services for planning, marketing, recruitment, real estate commissions and fees in lieu of commissions, marketing services and materials, advertising costs, administrative costs and support of development organizations are all eligible costs under this section. Costs related to the creation of a Downtown Master Plan, or other City planning documents including area within the District is an eligible project expense. Costs related to establishing developer incentive policy manuals, developer incentive applications, façade or signage improvement programs are eligible project expenses. G. Real Estate Inspection, Acquisition, Vacating, and Relocation for Public Works and Other TID Eligible Projects: This may include, but is not limited to purchase of fee title, easements, inspections, appraisals, consultant fees, closing costs, real estate commissions and fees in lieu of commissions, surveying and mapping, environmental studies, lease and/or sale of property at or below market or purchase price to encourage or make feasible a public infrastructure or (re)development project. Relocation costs in the event any property is acquired for the above projects, including the cost of a relocation plan, staff, publications, appraisals, land and property acquisition costs and relocation benefits as required by Wisconsin Statutes and are eligible costs. H. Contributions to a Community Development Authority (CDA) or Redevelopment Authority (RDA): The City may provide funds to a CDA or RDA to be used for administration, planning and operations related to the purposes for which it was established to implement the goals or projects outlined in this Project Plan. At the time this Project Plan was created no CDA or RDA existed within the City so funding was not allocated to this project. I. Administrative/Organizational Costs: Imputed administrative costs including, but not limited to, a portion of the salaries of the City employees and elected officials, professional fees for audits, legal review, planning and engineering services, professional assistance with the creation, amendment, and general administration of TID #8, and others directly involved with the projects over the life of the District. Eligible costs include all Wisconsin Department of Revenues creation, amendment and annual fees assessed to the District MSA Professional Services, Inc. Page 6

10 Project Plan Amendment #1 of Tax Incremental Finance District No. 8 City of Tomah, WI J. Financing Costs: Interest, finance fees, bond discounts, bond redemption premiums, legal opinions, ratings, capitalized interest, bond insurance and other expenses related to financing TID #8 projects. The projects listed in this section will provide necessary facilities, land area, and support to enable and encourage the (re)development of TID #8. These projects may be implemented by the City Council in varying degrees in response to development needs and will be guided by the TID #8 Project Plan, the City s Comprehensive Plan, other existing plans and policies of the City, future Downtown Master Plan documents and public input. A map identifying project locations in TID #8 is provided in Appendix I. As stated in the legend of the map, Project A-J may occur anywhere within the boundaries of the District as authorized by the City Council. Locations of new streets, utilities or recreational trail alignments shown on the map are preliminary and subject to change based on final design. In addition, pursuant to Wisconsin Statutes Section (2(f)(1)(n), the City may undertake projects within territory located within one-half (1/2) mile of the boundary of the District, and pay for them using tax increment, provided that: 1. The project area is located within the City s corporate boundaries; and 2. The projects are an eligible TID expenditure within this Project Plan; and 3. The expenditure must be made within the expenditure period. The one-half mile boundary of TID #8 is illustrated on the Project Locations Map in Appendix I. Portions of the proposed extension of the Tomah recreational trail from the Tomah Aquatic Facility to a planned Community Wellness Center are within the 0.5-mile boundary of the District and are is an eligible expenditure. Section V. List of Estimated Project Costs & Expenditures Table 2 lists the estimated total expenditures for each project category. This format follows Wisconsin Department of Revenue guidance on detailed project costs (pe-209), which states the project list should include estimated expenditures expected for each major category of public improvements. It is important to note that this Project Plan is not meant to be an appropriation of funds for specific projects, but a framework with which to manage projects. All costs identified are preliminary estimates made prior to design considerations, or engineering studies, and are subject to change after planning is complete. All of the customary expenses are considered in these estimates, including but not limited to: legal fees, engineering fees, architectural fees, planning fees, surveying and mapping fees, inspection, construction costs, materials and apparatus, restoration work, permits, reports, judgments, claims for damages and other expenses. All costs are stated in 2016 prices and are preliminary estimates. The City reserves the right to increase the costs to reflect inflationary increases and other unforeseen or uncontrollable circumstances between 2016 and the time of construction/implementation, such as higher than anticipated financing costs. The City reserves the right to increase and decrease particular project costs within the Total TID Expenditure budget estimate without amending this Project Plan. For example, reallocating funds from one project category to another. Wisconsin Statutes do not obligate the City to complete all of the proposed projects listed in the Project Plan. However, the expenditure period for TID #8 is limited to May 12 th 2015 through May 12 th The City retains the right to change the scope and/or timing of projects implemented as they are individually authorized by the City Council, without further amending this Project Plan. Public debt and expenditures should be made at the pace private development occurs to assure increment is sufficient to cover expenses. The needs of the City 2015 MSA Professional Services, Inc. Page 7

11 Project Plan Amendment #1 of Tax Incremental Finance District No. 8 City of Tomah, WI and the performance of the TID will be reviewed annually to determine if change is required to any of the proposed activities. Should the needs of the City change, projects may have to be slightly or substantially altered or even eliminated. Table 2: Estimated Project Costs & Expenditures Project Categories Total Project Cost TID Share of Cost A. Infrastructure for (Re)Development of the District $5,311,285 $5,211,285 B. Streetscaping Improvements $250,000 $250,000 C. Site Improvements $679,630 $679,630 D. Environmental Studies and Remediation $226,543 $226,543 E. Development Funds/Incentives $8,691,411 $8,691,411 F. Planning, Promotion & Development $412,500 $412,500 G. Real Estate Inspections, Acquisition, Vacating, and Relocation for Public Works and Other TID Eligible Projects $3,207,137 $3,207,137 H. Contributions to a Community Development Authority (CDA) or Redevelopment Authority (RDA) $0 $0 I. Administrative/Organizational Costs $412,500 $412,500 J. Financing Costs $8,462,092 $8,462,092 Subtotal $ 27,653,097 $27,553,097 This project plan amendment revises the Estimated Project Costs & Expenditures for the District to $27,553,097, up from $18,658,953 in the original project plan. The increase in project costs is a result of additional land acquisition, site, and infrastructure costs related to the territory addition to the District plus additional allocations for anticipated Development Incentives and Financing Costs. The entirety of Table 2 has been updated to reflect recent City planning efforts and this table represents the new List of Estimated Project Costs & Expenditures moving forward for the District and replaces Table 2 in the original project plan. Note, the difference in the Total Project Cost and TID Share of Cost is $100,000. This project plan assumes that half of the estimated cost to complete construction of the recreational trail (refer to Project Locations Map) will be paid for through grants. Any portions of the project paid through grants would be considered a non-project cost. Section VI. Ineligible / Estimated Non-Project Costs No ineligible project costs were identified at the time this Project Plan was considered for adoption. The following bullets identify public works projects that are not eligible to be paid with tax increments under Wis. Stat (2)(f).2. The cost of constructing or expanding administrative buildings, police and fire buildings, libraries, community and recreational buildings and school buildings, unless the administrative buildings, police and fire buildings, libraries and community and recreational buildings were damaged or destroyed before January 1, 1997, by a natural disaster. The cost of constructing or expanding any facility, except a parking structure, if the City generally finances similar facilities only with utility user fees MSA Professional Services, Inc. Page 8

12 Project Plan Amendment #1 of Tax Incremental Finance District No. 8 City of Tomah, WI General government operating expenses, unrelated to the planning or development of a tax incremental district. Cash grants made by the City to owners, lessees, or developers of land that is located within the tax incremental district unless the grant recipient has signed a development agreement with the City, a copy of which shall be retained by the City in the official records for that tax incremental district. Non-project costs are public works projects that only partly benefit the District or are not eligible to be paid with tax increments. Examples of non-project costs include projects undertaken within the District as part of the implementation of this Project Plan, the costs of which are paid fully or in part by impact fees, grants, or special assessments. Other examples include public works projects that only partly benefit the District, such as a new water tower which serves properties both inside and outside of the District, and its ½ - mile boundary. That portion of the total project costs allocable to properties outside of the District, and its ½ - mile boundary, would be a non-project cost. A portion of the proposed recreational trail from the Tomah Aquatic Facility to a planned Community Wellness Center may be funded through state or federal park and recreation grants. Any portion of the project funded by grants will be a non-project cost. Section VII. Economic Feasibility The projected income of TID #8 depends on the tax incremental revenue generated from within the District. There are three critical components in determining the future tax incremental revenue of a TID: New development increases in property value, inflation driven increases in property value, and the change in the full value tax rate. In projecting the future increment and income generated by TID #8, assumptions were made for each of the above-mentioned critical components. These assumptions are identified below. New Development Activities The TID is projected to realize $59,340,837 in new value over its anticipated 27-year life ( ). The original project plan assumed $28,704,385 in new value over the life of the District. The increase in new value estimated by this amendment is attributed largely to the anticipated growth in new value from properties in the amendment area (Map ID ) and more robust redevelopment plans for the former Tee Pee Supper Club (Map ID ) and Map ID than originally anticipated. In addition, the original project plan estimated $642,560 in tax increment value from redevelopment of properties in year 2015, while the actual value was $2,115,000 as reported by the Wisconsin Department of Revenue. This new value is projected to come from the development of vacant parcels, rehabilitation of existing structures within the Downtown and redevelopment of underutilized parcels within the TID (Refer to Table 3). The determination of parcels identified for new development is based, in part, on discussions with City staff regarding potential development opportunities, and an analysis of the condition and assessment utilization of parcels within the District. It is anticipated that some of the parcels listed in Table 3 may not experience any redevelopment during the TID life time, while others not listed may. Redevelopment years are also an approximation based, in part, on the anticipated schedule of known public and private improvement projects, and the readiness for development or marketability of each parcel. Estimated Construction Years may vary significantly from those shown in Table 3. All values are expressed in 2016 dollars MSA Professional Services, Inc. Page 9

13 Project Plan Amendment #1 of Tax Incremental Finance District No. 8 City of Tomah, WI In developing Table 3, the following assumptions were used for each Type of New Development: Single Family. There are two vacant platted single-family lots on King St. The other Single Family redevelopment site identified was for Map ID sites 22 and 107. This is an unplatted site that does contain some development limitations; however, it appears that approximately 10 new single family lots could develop on the east side of the existing lots on the east side of S. Kilbourn Ave. The Estimated Growth in Value of New Development for these single family lots was calculated by assuming a per lot value of $178,952 minus the existing fair market value of the proposed sites. The finished per lot value is derived from average list price for the Zip Code for the week ending March 25, 2015 ( Multi-Family Residential. Estimated Growth in Value of New Development was calculated by applying the average per acre fair market assessment value of four existing multi-family parcels in the City (800 W. Benton St., 206 Butts Ave., 214 Butts Ave., 515 N. Kilbourn Ave.) to the acreage of the proposed development site minus the existing fair market value of the proposed site. Highway Commercial. Estimated Growth in Value of New Development was calculated by applying the average per acre fair market assessment value of two existing parcels on Clifton (701 and 903 E. Clifton) to the acreage of the proposed development site minus the existing fair market value of the proposed site. All proposed development sites used this methodology except for Map ID 29 and 36. Map ID 29 includes a $349,100 increase in property value due to the construction of a gas station on this site in Map ID 36 is 69 acres in size; however, the majority of the parcel contains development limitations. The western 5 acres which fronts Superior Ave. appears to be buildable. The per acre average fair market value of the existing commercial property to the immediate south (2224 S. Superior) was applied to only five acres of this development site. Gateway Commercial. Estimated Growth in Value of New Development was calculated by applying the average per acre fair market assessment value of two existing Walgreens stores (Sparta and Mauston) to the acreage of the proposed development site minus the existing fair market value of the proposed site. All proposed development sites used this methodology except Map ID (Kwik Trip), as Walgreentype development is typical for the size and location of these Downtown cross-roads corner blocks. Map ID includes an $810,000 increase in property value due to the construction of a gas station on this site in Downtown Commercial. Estimated Growth in Value of New Development was calculated by applying the average per acre fair market assessment value of two existing parcels on Superior Ave. (1021 and 300 Superior Ave.) to the acreage of the proposed development site minus the existing fair market value of the proposed site and 300 Superior Ave. are newer developments within the Downtown. Downtown Rehabilitation. Estimated Growth in Value of New Development was calculated by applying the average per acre fair market assessment value of all non-tax exempt parcels abutting Superior Ave., from Council St. to Monroe St., to the acreage of the proposed development site minus the existing fair market value of the proposed site. Downtown Rehabilitation was applied to those parcels within the Downtown that have an improvement assessment to land assessment ratio of under 2.0. For these sites it is assumed that some type of interior or exterior improvements would occur in the future to bring these underutilized sites to an average value of other Downtown properties. However, unlike the Downtown Commercial project sites complete redevelopment of the site is not anticipated MSA Professional Services, Inc. Page 10

14 Project Plan Amendment #1 of Tax Incremental Finance District No. 8 City of Tomah, WI Downtown Mixed Use. Estimated Growth in Value of New Development for Map ID was calculated based on discussions with City Staff regarding an anticipated new development proposal (Perspective Developer X) being considered at the time of this amendment for a new four story mixed-use development with an anticipated value of $8,000,000. Estimated Growth in Value of New Development for Map ID was calculated based on the average per acre value of a recent comparable three story mixed use development in another community in Wisconsin. Industrial. There are three areas identified for proposed industrial development. For Map ID 300 the Estimated Growth in Value of New Development was calculated by doubling the existing improvement assessment value and adding to the existing fair market assessment value. Due to the size of this parcel it was assumed that the property could support a second building similar to the existing building on the site. For the proposed development site Map ID 286 and 287 the Estimated Growth in Value of New Development was calculated by applying the average per acre fair market value of existing industrial development on E. Washington Ave. (106 and 112 E. Washington Ave). This same methodology was used for the remaining portions (approx acres) of Map ID 307 and 308 (e.g. those not allocated to Perspective Developer Y) which the City will own and market for future industrial/business park development. The Estimated Growth in Value of New Development for those portions of Map ID 307 and 308 was calculated based on discussion with City Staff regarding an anticipated new industrial development proposal (Perspective Developer Y) being considered at the time of this amendment for a Phase 1 new development value of $6.5M and a Phase 2 new development value of an additional $6.5M. The identification of sites as Highway Commercial, Gateway Commercial, etc. is not an indication of the zoning of property or allowable uses. For example, Downtown Commercial may include mixed commercial and residential uses (typically above ground floor). The City s Comprehensive Plan and Zoning Ordinance will guide decisions regarding appropriate use of properties within the District. It is anticipated that when specific development proposals/applications/projects are submitted to the City a change in the City s Official Zoning Map and/or Comprehensive Plan may be necessary to facilitate the development envisioned in this Project Plan. In summary the methodology used to calculate the Estimated Growth in Value of New Development for any one development site was based on using comparable existing development sites found mostly in the City of Tomah. This methodology could be considered a conservative approach since projected future development is likely to have higher construction costs than those existing developments. Deviations from this methodology occurred in those instances where there were on-going discussions with City Staff and perspective developers regarding development projects at the time this project plan was amended which provided more up to date information. In addition, the assumptions used in Table 3 also do not include a construction cost inflation factor. Over the past 10 years the annual rate of inflation in the construction industry has averaged 2.9% (Turner Building Cost Index). The absence of a construction cost inflation factor will provide a conservative estimate since an increase in construction costs would likely result in an increase in tax increment for the District. The assumption used in Table 3 should be updated during any future amendments of this Project Plan MSA Professional Services, Inc. Page 11

15 Project Plan Amendment #1 of Tax Incremental Finance District No. 8 City of Tomah, WI Table 3: Estimated Value of New (Re)Development Parcel ID from Maps 1-4 Type of New Development Total Acres Base Value Est. Growth in Value of New Development Estimated Construction Year 29 Highway Commercial 6.53 $ 2,633,900 $ 349, Gateway Commercial 1.30 $ 719,300 $ 810, Industrial 0.46 $ 39,400 $ 161, & 19 Public 2.77 $ 277,100 $ (277,100) & 186 Downtown Rehabilitation 0.25 $ 342,300 $ (342,300) & 174 Downtown Rehabilitation 0.23 $ 97,500 $ (97,500) Downtown Rehabilitation 0.08 $ 54,400 $ 61, Downtown Mixed Use 0.89 $ 1,014,200 $6,985, S.F. Residential 0.30 $ 18,100 $ 160, Gateway Commercial 0.40 $ 263,400 $ 286, Industrial 8.00 $ 1,618 $ 6,498, Downtown Rehabilitation 0.15 $ 47,800 $ 160, Gateway Commercial 1.56 $ 474,300 $ 1,072, Highway Commercial 1.40 $ 23,100 $ 609, Downtown Commercial 0.35 $ 65,200 $ 823, Downtown Rehabilitation 0.09 $ 51,200 $ 67, S.F. Residential 0.30 $ 18,000 $ 160, & 31 Highway Commercial 3.81 $ 74,900 $ 1,647, Downtown Rehabilitation 0.09 $ 68,800 $ 50, Downtown Rehabilitation 1.05 $ 825,600 $ 620, & 308 Industrial $ 3,572 $ 9,153, & 18 Highway Commercial 0.51 $ 119,000 $ 112, Highway Commercial 1.03 $ 90,200 $ 376, Highway Commercial 3.73 $ 700 $ 1,683, Industrial 8.00 $ 1,612 $ 6,498, Industrial 5.94 $ 548,900 $ 1,017, M.F. Residential 0.93 $ 83,100 $ 306, & 21 Highway Commercial 2.64 $ 415,200 $ 779, Highway Commercial $ 103,800 $ 603, M.F. Residential 3.02 $ 253,700 $ 1,010, Downtown Mixed Use 0.70 $ 607,900 $ 4,384, Gateway Commercial 1.52 $ 685,600 $ 822, Downtown Commercial 1.22 $ 474,000 $ 2,652, & 287 Industrial 1.69 $ 163,900 $ 708, & 107 S.F. Residential $ 285,400 $ 1,504, Downtown Commercial 0.70 $ 345,400 $ 1,443, & 79 Downtown Commercial 0.26 $ 125,900 $ 531, Downtown Commercial 0.52 $ 261,100 $ 1,074, Downtown Commercial 0.87 $ 612,300 $ 1,625, & 84 Downtown Commercial 0.34 $ 164,500 $ 705, M.F. Residential 1.05 $ 316,600 $ 124, Downtown Commercial 0.77 $ 353,100 $ 1,614, Total $ 13,125,602 $ 59,340,837 Indicates actual growth in assessment value of parcels since TID creation (excludes personal property growth) MSA Professional Services, Inc. Page 12

16 Project Plan Amendment #1 of Tax Incremental Finance District No. 8 City of Tomah, WI Inflation Rate Property value inflation is assumed to be 1.0% over the life of the District, down from 1.5% used when the original project plan was created. The annual average inflation rate for the United States from 1999 to 2016 has been 2.2%, and 1.7% from 2008 through Using this assumption property assessment inflation will account for an additional $24,524,811 in assessment value growth over the life of the District. (Source: Full Value Tax Rate The full value tax rate was $25.51 per thousand in 2015 and is projected to remain constant through Aside from a small dip in 2014, the full value tax rate has been increasing each year since 2008 by an average of 1.7% per year. The assumption of no change in the full value tax rate over the life of the District will provide a conservative estimate. Table 4 presents the projected income for TID #8 commencing in 2015 and running over the remaining life of the District). Over the life of the TID the projected total amount of tax increment collected is estimated to be $36,143,812 (Column J, Table 4). The original project plan estimated $19,708,223 in tax increment collected over the life of the District. The increase in tax increment collected estimated by this amendment is attributed largely to the anticipated growth in new value from properties in the amendment area (Map ID ) and more robust redevelopment plans for the former Tee Pee Supper Club (Map ID ) and Map ID than originally anticipated. In addition, the original project plan estimated $642,560 in tax increment value from redevelopment of properties in year 2015, while the actual value was $2,115,000 as reported by the Wisconsin Department of Revenue MSA Professional Services, Inc. Page 13

17 Project Plan Amendment #1 of Tax Incremental Finance District No. 8 City of Tomah, WI Table 4: Projected Income 1 City of Tomah TID #8 A B C D E F G H I J K IMPROV. BEGINNING EST. GROWTH END TAX TAX TAX TAX DURING OF YEAR IN VALUE OF CUMULATIVE INFLATION OF YEAR INCREMENT VALUE RATE INCREMENT COLLECTION YEAR VALUE NEW DEVELOP. VALUE INCREMENT VALUE VALUE YEAR $1,000 COLLECTED YEAR 2015 $39,827,100 $2,115,000 $41,942,100 $0 $41,942,100 $2,115, $25.51 $53, $41,942,100 ($716,900) $41,225,200 $419,421 $41,644,621 $1,817, $25.51 $46, $41,644,621 $14,153,648 $55,798,269 $416,446 $56,214,715 $16,387, $25.51 $418, $56,214,715 $2,734,181 $58,948,896 $562,147 $59,511,044 $19,683, $25.51 $502, $59,511,044 $11,471,962 $70,983,006 $595,110 $71,578,116 $31,751, $25.51 $809, $71,578,116 $489,033 $72,067,149 $715,781 $72,782,931 $32,955, $25.51 $840, $72,782,931 $8,182,172 $80,965,103 $727,829 $81,692,932 $41,865, $25.51 $1,067, $81,692,932 $1,324,753 $83,017,685 $816,929 $83,834,615 $44,007, $25.51 $1,122, $83,834,615 $1,382,999 $85,217,614 $838,346 $86,055,960 $46,228, $25.51 $1,179, $86,055,960 $5,395,464 $91,451,424 $860,560 $92,311,983 $52,484, $25.51 $1,338, $92,311,983 $822,955 $93,134,938 $923,120 $94,058,058 $54,230, $25.51 $1,383, $94,058,058 $2,652,792 $96,710,849 $940,581 $97,651,430 $57,824, $25.51 $1,474, $97,651,430 $708,359 $98,359,789 $976,514 $99,336,304 $59,509, $25.51 $1,517, $99,336,304 $1,504,120 $100,840,424 $993,363 $101,833,787 $62,006, $25.51 $1,581, $101,833,787 $1,443,814 $103,277,601 $1,018,338 $104,295,939 $64,468, $25.51 $1,644, $104,295,939 $531,764 $104,827,703 $1,042,959 $105,870,662 $66,043, $25.51 $1,684, $105,870,662 $1,074,480 $106,945,143 $1,058,707 $108,003,849 $68,176, $25.51 $1,739, $108,003,849 $1,625,798 $109,629,647 $1,080,038 $110,709,686 $70,882, $25.51 $1,808, $110,709,686 $705,388 $111,415,073 $1,107,097 $112,522,170 $72,695, $25.51 $1,854, $112,522,170 $124,403 $112,646,574 $1,125,222 $113,771,795 $73,944, $25.51 $1,886, $113,771,795 $1,614,651 $115,386,446 $1,137,718 $116,524,164 $76,697, $25.51 $1,956, $116,524,164 $0 $116,524,164 $1,165,242 $117,689,406 $77,862, $25.51 $1,986, $117,689,406 $0 $117,689,406 $1,176,894 $118,866,300 $79,039, $25.51 $2,016, $118,866,300 $0 $118,866,300 $1,188,663 $120,054,963 $80,227, $25.51 $2,046, $120,054,963 $0 $120,054,963 $1,200,550 $121,255,512 $81,428, $25.51 $2,077, $121,255,512 $0 $121,255,512 $1,212,555 $122,468,067 $82,640, $25.51 $2,107, $122,468,067 $0 $122,468,067 $1,224,681 $123,692,748 $83,865, $25.51 x 2043 TOTAL $59,340,837 $24,524,811 $36,143,812 ASSUMPTION TID DATES % percent annual inflation of assessed values. Creation Date = May 12th, $59,347,639 in new development construction over the life of the TID Expenditure Period = May 12th, Tax rate remains constant at 2015 levels Termination Date = May 12th, 2042 Actual Values as Reported by the WDOR 1 The numbers presented in Table 4 are estimates subject to change based upon the actual development and construction activity in the District MSA Professional Services, Inc. Page 14

18 Project Plan Amendment #1 of Tax Incremental Finance District No. 8 City of Tomah, WI Table 5 presents the annual performance analysis. There are three critical components in determining the future annual performance of the TID: the amount of annual revenue (see Table 4), the cost and timing of public improvement projects and the terms of debt service associated with these projects. In projecting the future performance of TID #8, assumptions were made for each of the above-mentioned critical components. These assumptions are identified below. Schedule of Public Improvements/Debt Issuance Table 5 assumes the City will incur new debt in support of the TID on five different occasions. The timing of debt occurrence is coordinated with anticipated public and private improvement projects. The timing, amount, and methods of financing are general assumptions for the purposes of estimating the economic feasibility of the Project Plan. The values in Table 5 should not be construed as commitments by the City to finance any particular TID project includes funding to acquire the former Holy Smokes property (Map ID 173 and 174) at $110,000 and the former South Side Lumber (Map ID 14 & 19) at $200,000 (Public Works Project G: Real Estate Inspection, Acquisition, Vacating, and Relocation for Public Works and other TID Eligible Projects) includes funding for street, water, sanitary and storm sewer extensions (Public Works Project A: Infrastructure for Redevelopment of the District) to serve planned development in the amended territory (Map ID ) at $1,991,285. Also includes funding for razing blighted buildings on the former South Side Lumber Property, site clearing, design and construction of a new public parking lot and site furnishings to serve the Tomah Aquatic Center, at $432,173 (Public Works Project C: Site Improvements and Project D: Environmental Studies and Remediation). Also includes redevelopment incentives (Public Works Project E: Development Funds/Incentives and Project G: Real Estate Inspection, Acquisition, Vacating, and Relocation for Public Works and other TID Eligible Projects) to encourage redevelopment and rehabilitation of properties in the District, calculated at 20% of the Estimated Growth in Value of New Development for anticipated 2017 development projects (see Table 3) at $2,830,730, inclusive of the acquisition costs to purchase properties in the amended District (Map ID ) at $340, includes funding for rehabilitation of the former Holy Smokes property to transform the site and building into a public Downtown Information Center at $474,000 (Public Works Project C: Site Improvements and Project D: Environmental Studies and Remediation). Also includes $250,000 for Public Works Project B: Streetscaping Improvements (e.g. wayfinding signs, benches, kiosks, etc.) as part of the implementation of the City s Downtown Master Plan. Also includes redevelopment incentives (Public Works Project E: Development Funds/Incentives and Project G: Real Estate Inspection, Acquisition, Vacating, and Relocation for Public Works and other TID Eligible Projects) to encourage redevelopment and rehabilitation of properties in the District, calculated at 20% of the Estimated Growth in Value of New Development for anticipated development projects (see Table 3) at $4,575, includes $2,000,000 in funding for Public Works Project A: Infrastructure for Redevelopment of the District (e.g. streetlight replacement, decorative sidewalk terraces, crosswalk enhancements, etc.) as part of the implementation of the City s Downtown Master Plan. Also includes completion of the recreational trail identified on the Project Location Map (Public Works Project A: Infrastructure for Redevelopment of the District) at $200,000 (50% anticipated to be grant funded). Also includes redevelopment incentives (Public Works Project E: Development Funds/Incentives and Project G: Real Estate Inspection, Acquisition, Vacating, and Relocation for Public Works and other TID Eligible Projects) to encourage redevelopment and rehabilitation of properties in the District, calculated at 20% of the Estimated Growth in Value of New Development for anticipated development projects (see Table 3) at $2,457, MSA Professional Services, Inc. Page 15

19 Project Plan Amendment #1 of Tax Incremental Finance District No. 8 City of Tomah, WI 2027 includes $1,120,000 in funding for infrastructure improvements associated with development of Map ID 22 & 107 (Public Works Project A: Infrastructure for Redevelopment of the District). Also includes redevelopment incentives (Public Works Project E: Development Funds/Incentives and Project G: Real Estate Inspection, Acquisition, Vacating, and Relocation for Public Works and other TID Eligible Projects) to encourage redevelopment and rehabilitation of properties in the District, calculated at 20% of the Estimated Growth in Value of New Development for anticipated development projects (see Table 3) at $1,724,884. The timing of projects and debt occurrence may vary from that described in Table 5 and the City is not obligated to complete all of the proposed projects listed in the Project Plan. Unless the District is formally extended, projects must be undertaken before May 12, 2037 to remain TID-eligible expenses. Debt Service Terms Table 5 assumes the City will bond for the costs to implement projects within each phase as noted above. For the purpose of projecting TID #8 performance, the terms of anticipated debt services are: 2015 $310,000 at 3.5% interest, fixed over 20 years $5,254,188 at 3.5% interested fixed over 20 years $5,299,470 at 4.0% interest fixed over 20 years $4,557,464 at 5.0% interest fixed over 20 years 2027 $2,844,884 at 5.0% interest fixed over 10 years Terms for 2015 and 2016 debt issuances are consistent with existing Wisconsin State Trust Fund 2 terms at the time this Project Plan was developed. For debt issuances in years 2017, 2021 and 2027 higher interest rates were assumed to account for potential increases in obtainable future rates. In addition, it is assumed that any annual deficits in the TID Fund Balance will be made whole by advances from the City s General Fund, or other City fund. Table 5 assumes the City charges interest to the TID Fund at a rate of 3% for annual advances. The principal on any annual advances would be paid back by the TID prior to termination. Over the life of the TID the projected total amount of debt service is estimated at $26,728,097. Other Costs Table 5 includes a separate column for other TID eligible reimbursable costs for which debt issuance isn t anticipated such as Public Works Project F: Planning, Promotion, & Development and Project I: Administration/Organizational Costs. Anticipated costs include the original project plan creation in 2015 ($25,000); development of a Downtown Master Plan, project plan amendment, and developer incentives policy manual/application and a rehabilitation loan/grant program policy manual/application in 2016 ($75,000). The project plan assumes an additional $25,000 in planning and administration costs per year throughout the life of the District and $50,000 on three separate occasions tied to required Wisconsin Department of Revenue District audits. Other Income Includes other income received in support of the TID, for example recreational trail grants $100,000 in year This is not a recommendation by MSA Professional Services regarding the particular financing option the City should use to finance TID #8 projects, nor should it be considered an obligation by the City to use this funding source MSA Professional Services, Inc. Page 16

20 Project Plan Amendment #1 of Tax Incremental Finance District No. 8 City of Tomah, WI Estimated Interest on Income Equal to the previous year s TIF Increment Balance (Column T) multiplied by 0.5%. Interest is calculated only if there is a positive TIF Increment Balance. Table 5: Performance Analysis 3 City of Tomah TID #8 L M N O P Q R S T U PROJECT ANNUAL ADMIN & TOTAL TAX EST. CUMULATIVE PAYMENT EXPENDITURE DEBT OTHER USES INCREMENT OTHER INVESTM ANNUAL TID FUND YEAR COSTS 1 SERVICE 2 COSTS 3 TID FUNDS COLLECTED INCOME INCOME 4 CASH FLOW BALANCE 2015 $310,000 $0 $25,000 $25,000 $0 $0 $0 ($25,000) ($25,000) 2016 $5,254,188 $750 $75,000 $75,750 $0 $0 $0 ($75,750) ($100,750) 2017 $5,299,470 $24,597 $25,000 $49,597 $53,949 $0 $0 $4,352 ($96,398) 2018 $0 $390,133 $25,000 $415,133 $46,361 $0 $0 ($368,772) ($465,170) 2019 $0 $786,561 $25,000 $811,561 $418,010 $0 $0 ($393,550) ($858,720) 2020 $0 $798,367 $25,000 $823,367 $502,092 $0 $0 ($321,275) ($1,179,995) 2021 $4,657,464 $808,005 $50,000 $858,005 $809,895 $100,000 $0 $51,890 ($1,128,105) 2022 $0 $806,449 $25,000 $831,449 $840,627 $0 $0 $9,179 ($1,118,926) 2023 $0 $1,167,100 $25,000 $1,192,100 $1,067,901 $0 $0 ($124,199) ($1,243,125) 2024 $0 $1,170,826 $25,000 $1,195,826 $1,122,530 $0 $0 ($73,296) ($1,316,421) 2025 $0 $1,173,025 $25,000 $1,198,025 $1,179,192 $0 $0 ($18,833) ($1,335,254) 2026 $0 $1,173,590 $25,000 $1,198,590 $1,338,769 $0 $0 $140,179 ($1,195,076) 2027 $2,844,884 $1,169,385 $25,000 $1,194,385 $1,383,307 $0 $0 $188,922 ($1,006,154) 2028 $0 $1,163,717 $25,000 $1,188,717 $1,474,966 $0 $0 $286,249 ($719,905) 2029 $0 $1,517,222 $25,000 $1,542,222 $1,517,943 $0 $0 ($24,280) ($744,185) 2030 $0 $1,517,951 $25,000 $1,542,951 $1,581,648 $0 $0 $38,697 ($705,488) 2031 $0 $1,516,790 $25,000 $1,541,790 $1,644,452 $0 $0 $102,662 ($602,826) 2032 $0 $1,513,710 $25,000 $1,538,710 $1,684,619 $0 $0 $145,909 ($456,916) 2033 $0 $1,509,333 $25,000 $1,534,333 $1,739,032 $0 $0 $204,699 ($252,217) 2034 $0 $1,503,192 $25,000 $1,528,192 $1,808,052 $0 $0 $279,860 $27, $0 $1,495,625 $25,000 $1,520,625 $1,854,284 $0 $138 $333,797 $361, $0 $1,495,625 $25,000 $1,520,625 $1,886,159 $0 $1,807 $367,341 $728, $0 $1,474,051 $50,000 $1,524,051 $1,956,366 $0 $3,644 $435,959 $1,164, $0 $1,108,385 $25,000 $1,133,385 $1,986,088 $0 $5,824 $858,527 $2,023, $0 $360,927 $25,000 $385,927 $2,016,108 $0 $10,116 $1,640,298 $3,663, $0 $360,927 $25,000 $385,927 $2,046,428 $0 $18,318 $1,678,819 $5,342, $0 $360,927 $25,000 $385,927 $2,077,052 $0 $26,712 $1,717,836 $7,060, $0 $360,927 $50,000 $410,927 $2,107,981 $0 $35,301 $1,732,355 $8,792,575 TOTAL $18,366,006 $26,728,097 $825,000 $27,553,097 $36,143,812 $100,000 $101,860 ASSUMPTION TID DATES 1. Excludes Project Categories F, I, and J Creation Date = May 12th, Principal and Interest Payments on Debt for Project Expenditures, plus interest on Advances at 3% Expenditure Period = May 12th, Projects F & I Termination Date = May 12th, Interest on Investment Income = 0.05% 3 The numbers presented in Table 5 are estimates subject to change based upon the actual performance of the District and City approval of specific TID eligible expenditures MSA Professional Services, Inc. Page 17

21 Project Plan Amendment #1 of Tax Incremental Finance District No. 8 City of Tomah, WI Table 5 presents the projected performance for TID #8 over the life of the District. Given the projected income and expenditure assumptions the District is expected to close with a positive cash flow of $8,792,575. Based on these assumptions the District could close early in year 2039 as the TID Fund balance would be sufficient to retire all remaining debt. The original project plan estimated the District would close with a positive cash flow of $1,149,428. The increase in TID Fund Balance at the time of closure is attributed largely to the anticipated growth in new value from properties in the amendment area (Map ID ) and more robust redevelopment plans for the former Tee Pee Supper Club (Map ID ) and Map ID than originally anticipated. In addition, the original project plan estimated $642,560 in tax increment value from redevelopment of properties in year 2015, while the actual value was $2,115,000 as reported by the Wisconsin Department of Revenue. Note that the assumptions used to create Table 4 and Table 5 illustrate that the Project Plan is feasible and that the anticipate revenues are sufficient to cover anticipated expenditures. Any annual shortfalls in the TID Fund Balance could be recovered within the TID s maximum life. The value of the District when it terminates in 2042 is projected to be $123,692,748 (Column F, Table 4), or a growth of Tax Increment Value of $83,865,648 (Column G, Table 4). This development would likely not occur or would likely occur at significantly lower values but for the amendment of the District. TID #8 is a mechanism to make improvements in an area of Tomah which is in need of rehabilitation and conservation and the construction of associated public infrastructure. All taxing jurisdictions will benefit from the increased property values, job creation, creation of developable lots where none currently exist, other economic activity, public safety, and community vitality which will result from the projects and development planned in TID #8. For these reasons the project costs shown in this Project Plan should not be paid by the owners of property that benefit from improvements within the District, or exclusively by the City, but should be shared among all taxing jurisdictions. Table 6 provides a summary of the impact on overlying taxing jurisdictions over the life of the District, including the original and amended portions of the District together. The final value in the lower right corner may not match the total from Table 4 due to slight rounding errors. Table 6: Analysis of Impact on Overlying Taxing Jurisdictions Percentage Annual Taxes Annual Taxes Increase in Annual Proportionate of Mill Rate Collected on Collected After Tax Collections Share of Tax Increment by Jurisdiction Base Value TID Closure After TID Diverted Over Life of District Lake District 0.38% $3,871 $12,023 $8,152 $137,732 City 34.87% $354,244 $1,100,192 $745,948 $12,603,381 County 26.16% $265,805 $825,522 $559,717 $9,456,864 School 30.92% $314,137 $975,630 $661,492 $11,176,437 Tech 6.92% $70,279 $218,267 $147,989 $2,500,385 State 0.74% $7,561 $23,483 $15,922 $269,013 Total 100% $1,012,026 $3,143,094 $2,131,068 $36,006,079 Table 7 provides a summary of the impact on overlying taxing jurisdictions over the life of the District, including only the amended area of the District (i.e. the estimated total tax increment from Map ID ) MSA Professional Services, Inc. Page 18

22 Project Plan Amendment #1 of Tax Incremental Finance District No. 8 City of Tomah, WI Table 7: Analysis of Impact on Overlying Taxing Jurisdictions, Amended Area Only Percentage Annual Taxes Annual Taxes Increase in Annual Proportionate of Mill Rate Collected on Collected After Tax Collections Share of Tax Increment by Jurisdiction Base Value TID Closure After TID Diverted Over Life of District Lake District 0.38% $10 $2,719 $2,710 $53,280 City 34.87% $876 $248,846 $247,970 $4,875,496 County 26.16% $657 $186,720 $186,063 $3,658,296 School 30.92% $777 $220,672 $219,895 $4,323,496 Tech 6.92% $174 $49,369 $49,195 $967,249 State 0.74% $19 $5,311 $5,293 $104,065 Total 100% $2,503 $710,918 $708,415 $13,928,602 Section VIII. Equalized Value Test Per Wisconsin State Statute (4)(gm)4.c., municipalities are restrained in their use of TIF such that the equalized value of taxable property of the (new/amended) district area plus the value increment of all existing districts does not exceed 12 percent of the total equalized value of taxable property within the municipality. Prior to creating TID #8 the City has created and closed seven previous TIF districts. The total assessed value of taxable property proposed for inclusion in TID #8 in 2016 was $98,500 and the total value increment of TID #8 was $2,213,500, or 0.35% of the total municipal equalized value of all taxable property in the City. Note, at the time this Project Plan was developed 2016 equalized values were not available for the parcels proposed for addition to the District; however, no significant differences are anticipated between the assessed value and equalized value that would endanger the 12% threshold limitation, thus the 2016 assessment values were deemed sufficient for the purposes of determining eligibility under Wisconsin State Statute (4)(gm)4.c. Table 8: Equalized Value Test Total Assessed Value of Parcels Additions to TID #8 (as of January 1, 2016) $ 98,500 Aggregate Value Increment of All Active TIF Districts $ 2,115,000 Total Value $ 2,213,500 Total Municipal Equalized Value (as of January 1, 2016) $ 632,502,100 12% Test - Compliance 0.35% Section IX. Methods of Financing 4 & Timetable Financing Methods Under Wisconsin law there are several methods of borrowing, some of which apply against a municipality s debt limit, and others that do not apply against the limit. The state sets this limit at five percent (5%) of the municipality s total equalized property valuation. As of August 26, 2016 the City s current balance of General Obligation debt is $13,763,210.50, which represents 2.17% of the total municipal value. Including available debt service funds the City s margin of indebtedness is $17,861, The listing of potential financing options is not a recommendation by MSA Professional Services regarding the particular financing option the Village should use to finance TID #8 projects MSA Professional Services, Inc. Page 19

23 Project Plan Amendment #1 of Tax Incremental Finance District No. 8 City of Tomah, WI The feasibility of financing specific projects at any given time using a particular method can be determined based on the municipality s current fiscal situation, anticipated non-tif related capital needs, the amount of money to be borrowed, interest rates, and lending terms. Possible funding sources for TID eligible expenditures include any of the following: A. General Obligation Borrowing. General Obligation Borrowing includes all types of municipal borrowing from banks, the State Trust Fund, or other lending institutions. This method of borrowing requires little effort or legal expenditures and works particularly well for smaller projects. B. General Obligation Bonding. General Obligation Bonds are a debt instrument backed by the full faith and credit of the municipality and its ability to raise revenue through taxation. In the case of default, the municipality is liable for repayment of the debt. As a result, this type of debt can often result in lower interest rates than regular General Obligation Borrowing. The high fees associated with the issuance of these bonds make them more attractive for larger projects. C. Mortgage Revenue Bonds. Revenue Bonds are a debt instrument backed by revenue generated from the project. These types of bonds are also mainly used for larger debt issuances due to their relatively high associated fees. They are typically issued by municipal bodies that raise revenues on a fee for service type basis, such as the Water & Sewer Utility. These types of bonds generally do not count against a municipality s five percent debt limit. D. Special Assessment B Bonds. Special Assessment B Bonds are a debt instrument backed by the municipality s ability to raise revenue from special assessments charged to persons, organizations, or businesses receiving benefits from the project. These bonds also do not normally count against a municipality s debt limit. E. Federal/State Loan and Grant Programs. The State and Federal Government often sponsor grant and loan programs that municipalities may potentially use to supplement TIF expenditures or provide financing for capital costs which positively impact the District. These programs include Wisconsin Community Development Block Grants, Rural Development Administration Community Facility Loan/Grants, Transportation Economic Assistance Grants, and Economic Development Administration Grants. These programs require local match funding to insure State and Federal participation in the project. F. General Fund Expenditures. The City may choose to pay for some projects using advances from General Fund revenues. Each TIF-related expenditure is in effect a loan to the TID, which the TID repays into the General Fund as increment accrues. The City may charge interest on the outstanding balance of any such advances/loans at a variable rate equal to the Wisconsin Local Government Investment Pool rate, plus 3.0%. G. Utility Fund Expenditures. The City may choose to pay for some projects using advances from Utility Fund revenues (e.g. Water, Sewer, Stormwater). Each TIF-related expenditure is in effect a loan to the TID, which the TID repays into the appropriate utility fund as increment accrues. The City may charge interest on the outstanding balance of any such advances/loans at a variable rate equal to the Wisconsin Local Government Investment Pool rate, plus 3.0% MSA Professional Services, Inc. Page 20

24 Project Plan Amendment #1 of Tax Incremental Finance District No. 8 City of Tomah, WI H. Developer Financed TIF Agreements. Another option to pay for TID eligible expenditures is through a Developer Funded or Pay-As-You-Go TIF Agreement. Under this option the Developer borrows funds that the City would have borrowed under a traditional developer s agreement to complete an improvement project. The Developer is refunded through payments by the City, including possible interest charges, as increment is generated from the improvement project. If financing as outlined in this Project Plan proves unworkable, the City of Tomah reserves the right to use alternate financing solutions for the projects as they are implemented. Financing Timetable The City Council is not mandated to make improvements defined in this Project Plan; each project will require case-by-case review and approval. The decision to proceed with a particular project will be based on the economic conditions, budgetary constraints and merits of the project at the time a project is scheduled for consideration. The actual implementation of projects and the timing of financing may be accelerated or deferred from the timing described in this Project Plan, depending on conditions existing at the time. The expenditure period for TID #8 is May 12 th 2015 through May 12 th Section X. Relocation Although relocation is currently not anticipated, if relocation were to become necessary in the future as a result of proposed projects in TID #8, the following is the method proposed by the City, or Community Development Authority/Redevelopment Authority, for displacement or relocation. Before negotiations begin for the acquisition of property or easements, all property owners will be contacted to determine if there will be displaced persons as defined by Wisconsin Statues and Administrative Rules. If it appears there will be displaced persons, all property owners and prospective displaced persons will be provided an informational pamphlet prepared by the Wisconsin Department of Administration (WDOA) on Relocation Benefits. The City will file a relocation plan with the DOA and shall keep records as required in Wisconsin Statutes 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 neighboring landowners to whom offers are being made as required by law. Section XI. Legal Opinion An opinion from the City legal counsel regarding the Project Plan for TID #8 and its compliance with s of Wisconsin Statutes is provided in Appendix G. Section XII. Glossary of TIF Related Terms Base Value: The aggregate value, as equalized by DOR, of the real, personal, and non-exempt municipal-owned property located within the TID as of the valuation date. Estimated Growth in Value of New Development: The estimated growth in tax assessment value attributed to new development or redevelopment of parcels in the TID, stated in 2016 dollars. Calculated by subtracting the 2014 equalized value of parcels from an estimated post (re)development equalized value MSA Professional Services, Inc. Page 21

25 Project Plan Amendment #1 of Tax Incremental Finance District No. 8 City of Tomah, WI Equalized Value: The estimate of the State of Wisconsin Department of Revenue of the full market value of property; used to apportion property tax levies of counties, school districts and municipalities among tax districts. Expenditure Period: The time during which expenses may be incurred for the implementation of the approved Project Plan and the completion of the projects outlined therein. The current maximum expenditure period for all districts ends five years before the unextended maximum life of the TID. Non-Project Costs: As part of the Project Plan, there may be investments that are not eligible for TIF, or that are paid for with revenue other than tax increment revenue such as a grant. Project Plan: The plan, properly submitted and approved by the Wisconsin Department of Revenue, for the financial development or redevelopment of a TID, including all properly approved amendments. Tax Incremental District (TID): The contiguous geographical area within a municipality consisting solely of whole units of property as are assessed for general property tax purposed not including railroad rights of way, rivers or highways, or wetlands as defined in Wisconsin Statutes Tax Incremental Financing (TIF): A mechanism for financing development and redevelopment projects whereby property tax revenue from increased property values in a defined geographic district is used to pay for public improvements, such as roads, sewer and water lines. Once the improvements are paid for, the property taxes go to the municipality, county and school districts. Tax Increment: The taxes levied by all overlying taxing jurisdictions on the value between the base value and the current value of the TID, also known as the value increment. These taxes are sent to the municipality who operates the TID, and used to pay for the approved project costs laid out in the Project Plan. Tax Increment Value: The difference in value between the base value and the current value. This is the amount of property value that can be attributed to the TIF investment, and as such is the portion of the tax base that is used to generate the tax increment that pays for the investment. Tax Rate: The rate, usually expressed in terms of dollars per one thousand dollars of assessed valuation, at which taxes are levied against the total assessed valuation of the municipality. Due to changes in the total assessed valuation of the municipality from year to year, the tax levy change and the tax rate change will not be the same. The tax rate change reflects what impact the property owner will see in their total taxes. Table 4 Calculations: Beginning Year Value (Column B): For 2015, the total of all land, improvements, and taxable personal property for TID #8 parcels as determined by the City Assessor. For all other years, equal to the previous year s End of Year Value (Column F). Estimated Growth in Value of New Development (Column C): The total Estimated New Development Construction assumed to occur (see Table 3) MSA Professional Services, Inc. Page 22

26 Project Plan Amendment #1 of Tax Incremental Finance District No. 8 City of Tomah, WI Cumulative Value (Column D): Equal to the Beginning Year Value (Column B) plus the Value of New Development (Column C). Inflation Increment (Column E): Equal to the previous End of Year Value (Column F) multiplied by 1.0%. End of Year Value (Column F): Equal to the Cumulative Value (Column D) plus the Inflation Increment (Column E). Tax Increment Value (Column G): Equal to the Value of New Development (Column C) plus Inflation Increment (Column E) plus the previous year s Tax Increment Value (Column G). Tax Rate (Column I): Equal to the full value tax rate from 2015 (assumed to remain constant through 2042). Tax Increment Collected (Column J): Equal to the Tax Increment Value (Column G) multiplied by the Tax Rate (Column I) and divided by 1,000. Table 5 Calculations: Project Expenditure Costs (Column M): Equal to the Estimated TID Project Costs (see Table 2). Annual Debt Service (Column N): The amount of new debt (principal and interest payments) borrowed to pay for Public Expenditure Costs. Other Costs (Column O): Includes estimated costs for annual TID Administration and Organizational projects. Total Uses TID Funds (Column P): Equal to the sum of all payments incurred during the year to repay the principal and interest of the TID (Column N plus Column O). Tax Increment Collected (Column P): Equal to Column J, Table 4 for the payment year. Other Income (Column Q): Includes other income received in support of the TID projects, such as grants and revenue from the sale of City owned parcels for the purpose of encouraging private development. Estimated Interest on Income (Column R): Equal to the previous year s TIF Increment Balance (Column T) multiplied by 0.5%. Interest is calculated only if there is a positive TIF Increment Balance. Annual Cash Flow (Column S): Equal to the summation of the Tax Increment Collected (Column Q), Other Income (Column R), Estimated Interest on Income (Column S) less the Total Debt Service (Column P). Cumulative TID Fund Balance (Column T): Equal to the previous year s TID Fund Balance (Column U) plus the current Annual Cash Flow (Column T) MSA Professional Services, Inc. Page 23

27 Project Plan Amendment #1 of Tax Incremental Finance District No. 8 City of Tomah, WI APPENDIX A: LETTERS TO TAXING JURISDICTIONS 2016 MSA Professional Services, Inc.

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36 GRAIN Parcel #: Map ID 308 Parcel #: Map ID 303 Parcel #: Map ID 307 Parcel #: Map ID 304 Parcel #: Map ID E Parcel #: Map ID 305 Part of Parcel #: Map ID 304 TID #8, AMENDMENT #1, PROPOSED BOUNDARY Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community CITY OF TOMAH MONROE COUNTY, WI LEGEND Municipal Boundary TID #8 Amendment #1 Boundary Existing TID #8 Boundary Proposed TID #8 Amendment Parcels Printed by: abremer, File: P:\60s\67\ \GIS\TID#8 Amendment1 Boundary Map_ mxd E DATA SOURCES: BASE DATA PROVIDED BY MONROE COUNTY. AERIAL IMAGERY PROVIDED BY ESRI Feet Print Date: 12:16:35 PM 9/7/2016

37 Project Plan Amendment #1 of Tax Incremental Finance District No. 8 City of Tomah, WI APPENDIX B: LETTER TO PROPERTY OWNERS/TID PARCEL LIST 2016 MSA Professional Services, Inc.

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39 Map ID Number Parcel Number Last Name First Name CoOwner Mailing Address City State ZipCode William M. Ottum Family Revocable Living Trust Elixabeth L. Ottum Family Revocable Living Trust Grain Ave TOMAH WI Council Creek Wetland Mitigation Property LLC 2224 S. Superior Ave TOMAH WI State of Wisconsin Department of Transportation 3550 Mormon Coulee Rd La Crosse WI Loendorf Cindy Grain Ave TOMAH WI Loendorf Cindy Grain Ave TOMAH WI Benjamin William, Jr. Sonnet Frank Grover Rd TOMAH WI 54660

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41 GRAIN Parcel #: Map ID 308 Parcel #: Map ID 303 Parcel #: Map ID 307 Parcel #: Map ID 304 Parcel #: Map ID E Parcel #: Map ID 305 Part of Parcel #: Map ID 304 TID #8, AMENDMENT #1, PROPOSED BOUNDARY Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community CITY OF TOMAH MONROE COUNTY, WI LEGEND Municipal Boundary TID #8 Amendment #1 Boundary Existing TID #8 Boundary Proposed TID #8 Amendment Parcels Printed by: abremer, File: P:\60s\67\ \GIS\TID#8 Amendment1 Boundary Map_ mxd E DATA SOURCES: BASE DATA PROVIDED BY MONROE COUNTY. AERIAL IMAGERY PROVIDED BY ESRI Feet Print Date: 12:16:35 PM 9/7/2016

42 Project Plan Amendment #1 of Tax Incremental Finance District No. 8 City of Tomah, WI APPENDIX C: AFFIDAVIT OF PUBLICATIONS 2016 MSA Professional Services, Inc.

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46 Project Plan Amendment #1 of Tax Incremental Finance District No. 8 City of Tomah, WI APPENDIX D: MEETING MINUTES 2016 MSA Professional Services, Inc.

47 Minutes of Joint Review Board Regarding Amendment of Tax Increment Finance District #8 August 23, P.M. The Joint Review Board met on Tuesday, August 23 rd, 2016 at 4:00 P.M. in the Council Chambers at City Hall, 819 Superior Avenue, Tomah, WI. Members consist of representatives from the Tomah Area School District, Western Technical College, Monroe County, City of Tomah Citizen Representative, and City of Tomah Mayor. Others Present: City Administrator Roger Gorius, MSA Representative Andrew Bremer, Dir. Of Public Works & Utilities Kirk Arity, Steve Peterson, Monroe County Economic Development Director, City Treasurer Julia Mann, and City Clerk JoAnn Cram. 1) Roll call was taken with Ed Lukasek representing Western Technical College, Deb Buswell, the designated representative of the Tomah Area School District, and Mayor Nellie Pater representing City of Tomah present. Absent: Cedric Schnitzler representative of Monroe County. 2) Selection of Member at Large Position on the Standing Joint Review Board for City of Tomah. The Common Council has nominated Larry Baribeau to serve on the Board. Motion by Lukasek, second by Buswell to approve the nomination of Larry Baribeau as the public/citizen member on the Standing Joint Review Board for the City of Tomah. Motion passed without negative vote. Larry Baribeau was duly appointed to the Board. 3) Selection of Chairperson for the Joint Review Board for Standing Joint Review Board for the City of Tomah. Buswell nominated Ed Lukasek, second by Baribeau, as chairperson for the Standing Joint Review Board for the City of Tomah. There were no other nominations. Motion passed without negative vote. Ed Lukasek was duly elected as the Chairperson. 4) Review of TID #8 Project Plan and Boundary Amendment #1. Roger Gorius provided an overview and purpose of the TID amendment. Andrew Bremer of MSA provided information regarding the amendment of TID #8. TID #8 is a 27 year TID and is a Rehabilitation/Conservation TID. The first 22 years of the TID projects can be completed. The Comprehensive Plan process identified the need for rehabilitating the downtown area. TID #8 is the only open TID the City has at this time. The Downtown Information Center is being developed to serve as restrooms for Gillette Park and an information center for citizens and visitors. The Southside Lumber property has been purchased and will be developed into a parking lot for the Aquatic Center. We are concentrating on blighted areas at this time. Communities are allowed up to four (4) amendments to add territory to the TID boundary. A formalized project plan will be developed and presented at the next meeting. Copies of the original Project Plan will be provided to members as well as the proposed amended Project Plan prior to the next meeting. A Public Hearing is scheduled for Wednesday, August 31 st. There is also a direct annexation request by unanimous approval which will be discussed at the Planning

48 Commission on the 31 st also. The Council is scheduled to address the annexation ordinance on September 13 th. That same evening, the Council would consider the TID amendment. The map has five parcels and one is a sliver that runs north and south which is the existing City boundary. There is a triangular piece that is public right of way owned by the Dept. of Transportation which will also be added. 5) Set Next Meeting Date for Consideration of TID No. 8 Amendment #1. The proposed date for the second meeting of the Joint Review Board will be established via e- mail, therefore the meeting date is tabled. Andrew Bremer of MSA and City Administrator Gorius will provide available dates to determine when everyone can attend. Members were invited to attend the Public Hearing on the 31 st. There is a new requirement to have a Standing Joint Review Board which must meet annually to review the financials for the District. There is an audit completed annually which is made available to the Joint Review Board members which will be discussed at the annual meeting. Motion by Buswell, second by Baribeau to adjourn. Motion passed without negative vote. Meeting adjourned at 4:57 p.m. Respectfully submitted, JoAnn M. Cram, City Clerk

49 City of Tomah Planning Commission Minutes The City of Tomah Planning Commission met in regular session on Wednesday, August 31, 2016 at 5:30 P.M. in the Council Chambers at City Hall, 819 Superior Avenue, Tomah, WI. Presiding Officer Mayor Nellie Pater called the meeting to order at 5:30 P.M. 1) Roll call was taken with Commissioners: Bryan Meyer, Mary Ann Komiskey, Brian Rice, Tina Thompson Eric Prise, and Mayor, Nellie Pater. Quorum present. Absent: Tim Callahan. Ex-Officio s present: Zoning Administrator, Shane Rolff and City Administrator, Roger Gorius. Also present: Andrew Bremer, MSA Professional Services, Inc. 2) Motion by Prise, second by Komiskey, to approve the minutes of the July 28, 2016 meeting as presented. Motion passed without a negative vote. 3) Pater opened the public hearing at 5:31 P.M. for the conditional use permit application of Janel Finnigan to operate a massage therapy business out of her home, at the property described as follows: 815 Hollister Ave., Parcel # , Ol 208 And The N 75' Of The W 110' Of Ol 209 Of Assessor's Plat, City of Tomah, Monroe County, Wisconsin. Janel Finnigan, applicant, present to answer questions. A question was asked about parking and the number of clients that would be present at one time. Finnigan responded that she has a two-car garage and one off street parking spot. Parking should not be an issue because there will only be 1-2 people there at a time. It was also asked what the hours of operation would be; Monday-Wednesday 7:00 a.m.-7:00 p.m., and Thursday and Friday 7:00 a.m.-12:00 p.m. It was asked if there would be signage of any type, Finnigan was not sure at this time, but was ok with not having any. Finnigan also mentioned that there is two additional exits besides the front door. Pater closed the public hearing at 5:35 P.M. 4) Discussion and recommendation related to the conditional use permit application of Janel Finnigan to operate a massage therapy business out of her home, at the property described as follows: 815 Hollister Ave., Parcel # , Ol 208 And

50 The N 75' Of The W 110' Of Ol 209 Of Assessor's Plat, City of Tomah, Monroe County, Wisconsin. Zoning Administrator Shane Rolff reported a few phone calls all questioning the type of business the applicant wanted. No complaints. Motion by Meyer, seconded by Komiskey, to approve the conditional use permit application of Janel Finnigan to operate a massage therapy business out of her home, at the property described as follows: 815 Hollister Ave., Parcel # , Ol 208 And The N 75' Of The W 110' Of Ol 209 Of Assessor's Plat, City of Tomah, Monroe County, Wisconsin. It was also said that no yard signage was permitted and that the conditional use permit was not to be transferable. Motion passed without a negative vote. 5) Recommendation on temporary zoning for the proposed Benjamin (parcel # ), Loendorf (parcel # and ) and Torkelson (parcel # ) annexation petition. Motion by Prise, seconded by Thompson, to recommend to the Common Council the temporary zoning for the proposed Benjamin (parcel # ), Loendorf (parcel # and ) and Torkelson (parcel # ) annexation petition. Motion passed without a negative vote. 6) Pater opened the public hearing at 6:45 p.m. regarding the proposed Territory and Project Plan amendment for Tax Increment Finance District #8. Motion by Prise, seconded by Meyer, to close public hearing due to lack of public. Motion passed without a negative vote. 7) Recommendation on a resolution to amend the Territory and Project Plan for Tax Increment Finance District #8. Motion by Prise, seconded by Meyer, to recommend to the Common Council a resolution to amend the Territory and Project Plan for Tax Increment Finance District #8. Motion passed without a negative vote. 8) Review/Approval of a Certified Survey Map (CSM) for J & J Building LLC, 1070 Charles Av., Onalaska WI 54650, for a parcel of land containing 0.30 acres (12,923 sq. ft.) being Lot 9 of Larkin addition. Located in the NE ¼ of the NW ¼ of section

51 33, T18N, R1W, City of Tomah, Monroe County, Wisconsin. Being described as follows: being Lot 9 of Larkin addition. Subject to restrictions, reservations, easements, covenants, and right of way of record. Motion by Meyer, seconded by Prise, to approve the Certified Survey Map (CSM) for J & J Building LLC, 1070 Charles Av., Onalaska WI 54650, for a parcel of land containing 0.30 acres (12,923 sq. ft.) being Lot 9 of Larkin addition. Located in the NE ¼ of the NW ¼ of section 33, T18N, R1W, City of Tomah, Monroe County, Wisconsin. Being described as follows: being Lot 9 of Larkin addition. Subject to restrictions, reservations, easements, covenants, and right of way of record. Motion passed without a negative vote. 9) Review/Approval of a Certified Survey Map (CSM) for J & J Building LLC, 1070 Charles Av., Onalaska WI 54650, for a parcel of land containing 0.30 acres (12,923 sq. ft.) being Lot 11 of Larkin addition. Located in the NE ¼ of the NW ¼ of section 33, T18N, R1W, City of Tomah, Monroe County, Wisconsin. Being described as follows: being Lot 11 of Larkin addition. Subject to restrictions, reservations, easements, covenants, and right of way of record. Motion by Meyer, seconded by Prise, to approve the Certified Survey Map (CSM) for J & J Building LLC, 1070 Charles Av., Onalaska WI 54650, for a parcel of land containing 0.30 acres (12,923 sq. ft.) being Lot 11 of Larkin addition. Located in the NE ¼ of the NW ¼ of section 33, T18N, R1W, City of Tomah, Monroe County, Wisconsin. Being described as follows: being Lot 11 of Larkin addition. Subject to restrictions, reservations, easements, covenants, and right of way of record. Motion passed without a negative vote. 10) Review/Approval of a Certified Survey Map (CSM) for J & J Building LLC, 1070 Charles Av., Onalaska WI 54650, for a parcel of land containing 0.52 acres (22,823 sq. ft.) being Lot 41 of Sunny Hills West, located in the NE ¼ of the SE ¼ of section 31, T18N, R1W, City of Tomah, Monroe County, Wisconsin, being described as follows: being lot 41 of Sunny Hills West, subject to restrictions, reservations, easements, covenants, and right of way of record. Motion by Meyer, seconded by Prise, to approve the Certified Survey Map (CSM) for J & J Building LLC, 1070 Charles Av., Onalaska WI 54650, for a parcel of land containing 0.52 acres (22,823 sq. ft.) being Lot 41 of Sunny Hills West, located in the NE ¼ of the SE ¼ of section 31, T18N, R1W, City of Tomah, Monroe County, Wisconsin, being described as follows: being lot 41 of Sunny Hills West, subject to restrictions,

52 reservations, easements, covenants, and right of way of record, conditioned on correction of signature line to read Professional Land Surveyor. Motion passed without a negative vote. 11) Review/Approval of a Certified Survey Map (CSM) For Ron Severson, 1115 Grandview Ave., Tomah WI 54660, for a parcel of land containing.52 acres more or less (22,491 sq. ft.) being Parcel T and Parcel U of Certified Survey Map Volume 8, Page 15, Document #405388, Also being part of Lots 45 And 46 of Midland Subdivision, located in the SE ¼ of Section 28, T18N, R1W, City Of Tomah, Monroe County, Wisconsin. Subject to restrictions, reservations, easements, covenants, and right of way of record. Motion by Meyer, seconded by Komiskey, to approve the Certified Survey Map (CSM) For Ron Severson, 1115 Grandview Ave., Tomah WI 54660, for a parcel of land containing.52 acres more or less (22,491 sq. ft.) being Parcel T and Parcel U of Certified Survey Map Volume 8, Page 15, Document #405388, Also being part of Lots 45 And 46 of Midland Subdivision, located in the SE ¼ of Section 28, T18N, R1W, City Of Tomah, Monroe County, Wisconsin. Subject to restrictions, reservations, easements, covenants, and right of way of record, conditioned on correction to the legal ticket. Should read Volume 8, page 15. Motion passed without a negative vote. 12) Review/Approval of a Certified Survey Map (CSM) for Steve Austin, 703 Mubarak Street, Tomah WI 54660, for a parcel of land containing acres of land more or less, being a parcel of land located in Lot 26 thru 31, Lots 37 thru 42 and a portion of discontinued Spruce Lane, of The Pines, located in the NW ¼-SW ¼, Section 28, T18N-R1W, City Of Tomah, Monroe County, Wisconsin described as follows: Commencing at the W ¼ corner of said Section 28; thence N E along the north line of said NW ¼ - SW ¼, a distance of feet to the Northeast corner of Lo2 of Vol. 4 Certified Maps, Page 29, Document Number ; thence S E, a distance of feet to the Northwest corner of said Lot 37, being the Point of Beginning; thence S E, a distance of feet to Northeast corner of said Lot 37; thence N E along the south line of Certified Survey Map Document Number , a distance of feet to the Northeast corner of said Lot 26; thence S E, a distance of feet to the Southeast corner of said Lot 42; thence S W, a distance of feet to the Southwest corner of said Lot 40; thence N W, a distance of feet to the Point of Beginning.

53 Motion by Meyer, seconded by Thompson, to approve the Certified Survey Map (CSM) for Steve Austin, 703 Mubarak Street, Tomah WI 54660, for a parcel of land containing acres of land more or less, being a parcel of land located in Lot 26 thru 31, Lots 37 thru 42 and a portion of discontinued Spruce Lane, of The Pines, located in the NW ¼-SW ¼, Section 28, T18N-R1W, City Of Tomah, Monroe County, Wisconsin described as follows: Commencing at the W ¼ corner of said Section 28; thence N E along the north line of said NW ¼ - SW ¼, a distance of feet to the Northeast corner of Lo2 of Vol. 4 Certified Maps, Page 29, Document Number ; thence S E, a distance of feet to the Northwest corner of said Lot 37, being the Point of Beginning; thence S E, a distance of feet to Northeast corner of said Lot 37; thence N E along the south line of Certified Survey Map Document Number , a distance of feet to the Northeast corner of said Lot 26; thence S E, a distance of feet to the Southeast corner of said Lot 42; thence S W, a distance of feet to the Southwest corner of said Lot 40; thence N W, a distance of feet to the Point of Beginning. Motion passed without a negative vote. 13) Adjourn. Motion by Thompson, second by Meyer, to adjourn. Motion passed without a negative vote. Meeting adjourned at 6:40 P.M. Submitted by: Date: Samantha Keene Public Works and Utilities Bookkeeper

54 State of Wisconsin City of Tomah September 13, 2016 County of Monroe City Hall The COMMON COUNCIL of the City of Tomah met in REGULAR SESSION September 13, 2016 at 6:00 p.m. with Mayor Nellie Pater presiding. Following the Pledge of Allegiance, roll call was taken with Mary Ann Komiskey, Luke Bohlen, Mike Murray, Chris King, Eric Prise, Lamont Kiefer, Wayne Kling, and Larry Siekert present. Absent: None. Also in attendance: City Administrator Roger Gorius, Assistant City Attorney Richard Radcliffe, City Clerk JoAnn Cram and Deputy City Clerk Diane Webster. Gregg Hagen videotaped the meeting. Motion by King, second by Kiefer to adjourn to closed session pursuant to State Statute 19.85(1)(e) and (g) to confer with legal Counsel with respect to negotiating the purchase of public properties and discuss personnel issues. Motion passed without negative vote. Adjourned to closed session at 6:02 p.m. Meeting reconvened in Open Session Pursuant to State Statute 19.85(2) at 6:42 p.m. Anyone Desiring to Appear Before the City Council. Tina Thompson is requesting that City Council meetings be live streamed online so that the meetings are accessable to more viewers. Minutes: Motion by Prise, second by Siekert to approve the August 8, 2016 Regular Council Meeting Minutes as presented. Motion passed without negative vote. Appointments: 1. Appointment of Shirley Galstad-Roh to the Parks and Recreation Commission to fulfill the remaining term of Gary Patterman with the term expiring April Motion by Prise, second by Siekert, to accept the recommendation of Mayor Pater and appoint Shirley Galstad-Roh to the Parks and Recreation Commission to fulfill the remaining term of Gary Patterman with the term expiring April Motion passed without negative vote. Mayor s Report: Request by John and Tom Pleuss to appear regarding land matters. John Pleuss of County Road ET appeared before the Council regarding the following matters. Mr. Pleuss is requesting that a letter from Attorney Radcliffe dated April 19, 2016 be corrected. He states that he did not refuse the offer of City water to his property as is indicated in the letter and he wants a new letter stating that he did not refuse water. In the original letter the City offered to install a water line to his house at no cost. Mr. Pleuss wanted the water to be provided at no cost to him as well however the City does not have the authority to provide water to anyone at no cost. In 1998, the City paid the sum of $2500 to Mr. Pleuss for an easement allowing the City to discharge storm water across his property. He is saying that the City has not followed through on the terms of the easement. Assistant City Attorney Radcliffe stated that the City has fulfilled their obligation on the easement. Mr. Pleuss believes that his property value has been ruined because there is a potential for his well water to become unsafe due to unsafe materials that were put into the former landfill. Mr. Pleuss feels that veterans were disrespected when a Tomah Police officer was on the Veterans Memorial property running radar. City Administrator Gorius has discussed this with Chief Nicholson. An officer did park near the memorial to monitor traffic for a short time but this issue has been resolved. City Administrator/Long Range Planning Committee. 1. Reminder of October 15, 2016 Budget Workshop. 2. Monthly report. City Administrator Gorius advised that he attended an Emergency Operations Planning Meeting in August and also met with area citizens and the City Attorney on various concerns. Admin. Gorius provided an update on the Queen of the Apostles Street Fest held in August. Also, in reviewing the capital projects list for 2017, we have begun discussing bonding with Ehlers to complete various projects. This will include street projects, water and sewer to the proposed site for TMH, water and sewer to the land off Grain Avenue and a proposal for extension of the City trail system. The estimated cost to complete the different phases of these projects is 5.5 million dollars. The City has started negotiations with the WPPA Union and a second meeting is scheduled for later this month. 3. Request by Peter Malinger to Discuss Management of the Tomah PEG Channel on Charter Channel 984. Mr. Malinger presented a proposal for Image Production Studio to provide the City s PEG channel service. The cost of managing the enhanced channel could be passed onto users by adding a franchise fee to their cable or internet bill. This channel would be available to all cable and internet users. City Clerk. 1. Election Tally Report. Total votes cast at the August 9 th Election were 865 which is 19% of eligible registered voters. 126 Absentee ballots were cast and 31 voters registered on Election Day. Luke Bohlen reported the election results. Motion by Komiskey, second by King, to accept the Election Tally Report as presented for the August 9 th Partisan Primary Election. Motion passed without negative vote. Interior Inspections for Revaluation continue throughout neighborhoods as letters are mailed. Approximately 53% of the City has been notified at this time. November Election. In-person absentee voting in the City of Tomah will start on approximately Sept. 23 rd and will conclude on Friday, November 1

55 State of Wisconsin City of Tomah September 13, 2016 County of Monroe City Hall 4 th. There is no in-person voting or voter registration the day before the Election. If you are in need of a photo ID and don t have the appropriate documentation, please give our office a call and we will provide you with direction on how to obtain the photo ID. Another change returns the 10 day residency requirement versus the 28 day residency requirement which has recently been in place. The voter registration forms that are being mailed, are not coming from the City Clerks. Please remember that if you are already registered at your address, you do not need to re-register. If you do want to register by mail, please make sure that you include your proof of residency in the envelope or the application cannot be processed. November council meeting date will need to be changed because of election. Union Creation. The full time paramedics of the Ambulance Service have petitioned and voted on creating a Union through the La Crosse Fire Fighters, IAFF Local 127 Labor Organization. The results have been certified and the Union was duly created. Wage Survey. The City Clerk is conducting a wage survey and prepared a questionnaire for similar sized communities. This information will be utilized during the negotiation process. Wage survey was requested by City Attorney. Motion by Murray, seconded by Kling to hold the Committee of the Whole meeting on November 14 th and the City Council meeting on November 15, Motion passed without negative vote. Library Report. Library Director Irma Keller advised that 11,505 books were checked out over the summer. 93 reading programs were held over the summer with over 700 attending. Eight dinner and movie programs with 75 attending were held. Two new programs will be starting this fall: Baby Time (6-18 mo) will be held on Wednesday mornings and will include music, dancing and reading; and Crafternoons will be held on Wednesday afternoons for school age children. The new air conditioner is being installed. There doesn t seem to be any damage to library materials due to no air conditioning. Convention & Visitors Bureau/Chamber of Commerce. Executive Director Tina Thompson advised that they are gearing up for Cran Fest with such activities as promoting our local hotels and organizing shuttle bus service which will run from 7am to 5pm Friday through Sunday. Local retailers will be offering special deals to Cranfesters. The Long Range Planning Committee will hold their 2 nd public information meeting at 6pm on October 25th at F&M Bank. A wall breaking event is being held at the new Chamber of Commerce location at 9:30 a.m. on Sept. 16. The Chamber is planning on saving some of the items left behind to honor the original use of the building. Construction will begin on Monday, Sept 19. Brickl will keep the grounds secured during the project. The Chamber/Visitors Bureau budget proposal on Oct 15 will reflect the needs of the local hotels and retailers. Tomah Public Housing & Community Development Block Grant Monthly Report. A written report was provided by Dir. Muehlenkamp. Due to the success of the veterans housing program, a 20 hour per week position has been approved. The position will be funded by federal operating subsidies as well as from rental income and no city funds will be used. The elevator at the Manor building will be replaced. Braun will do the project in February/March 2017 at an estimated cost of $ k. Additional work by other contractors will be needed. Senior & Disabled Services Report. No report. Treasurer s Cash & Investment Reports for August. Motion by Kiefer, second by Siekert, to accept the treasurer s cash and investment reports for August. Motion passed without negative vote. Request from Janel Finnigan to Obtain a Conditional Use Permit to Operate a Home Business from her Residence at 815 Hollister Avenue. Ms. Finnigan wishes to operate a massage therapy business from her owner occupied duplex. The current use of the property is a residential two family home and is zoned R-2. The Planning Commission has reviewed the application and recommend approval with the following condition: No exterior signage allowed for the business on the premise. Motion by Prise, second by Komiskey, to approve the Conditional Use Permit for Janel Finnigan to operate a home business from her residence at 815 Hollister Avenue with the condition that no exterior signage be allowed for the business on the premise. Motion passed without negative vote. Approval of Utility Easement for Proposed Hospital Expansion. The easement allows a 50 foot wide perpetual utility easement and right-of-way to lay, construct, reconstruct, install, maintain, operate, supplement and/or remove utility improvements, a drainage course and/or other related appurtenances that may from time to time be required, with the right of ingress and egress for the purpose of the grant over the Utility Easement Area. Motion by Siekert, second by Kiefer, to approve the Utility Easement for the proposed hospital expansion granted by D & R Bailey Estates, LLC to the City of Tomah Utility as presented and authorize the Mayor and City Clerk to sign the documents. Motion passed without negative vote. (Prise abstained) Approval of Utility Easement for the Lloyd Street Property. Alliant Energy would like to obtain an easement for underground electrical service upgrades on City owned property along Lloyd Street. Said easement area shall be ten feet in width on Parcel # and as designated in the legal description and on the associated map. 2

56 State of Wisconsin City of Tomah September 13, 2016 County of Monroe City Hall Motion by King, second by Komiskey, to approve the Utility Easement for the Lloyd Street property for Alliant Energy as presented and authorize the Mayor and City Clerk to sign the documents. Motion passed without negative votes. Bartender Licenses. Motion by Bohlen, second by Prise, to approve the bartender s licenses as listed. Motion passed without negative vote. Bartender licenses approved as follows: Erika D. Boles, Darlene M. Caauwe, David P. Dechant, Meredith M. Doherty, Carl R. Johnson, Diana L. Johnson, Kristen A. Larson, Frederick G. LeSavage, Jessica R. Manske, Vanessa R. McConnell, Samantha L. Mleko, Ashley M. Polaski, Samantha L. Stoewsand, and Julie A. White. Approval of Professional Services Agreement Between City of Tomah and MSA Professional Services, Inc. Regarding TID #8 Amendment and General Planning Services. MSA assisted with the initial creation of TID #8. The agreement deals with amending the TID to add parcels and assist with the project plan amendment process. MSA will also assist with meetings and staff coordination as well as Dept. of Revenue coordination for the TID and general planning and TID administration services. The proposed contract has a fee of $10,500. Motion by Bohlen, second by Kiefer, to approve the Professional Services Agreement between the City of Tomah and MSA Professional Services regarding TID #8 Amendment and General Planning Services for the fee of $10,500. Motion passed with one negative vote (Komiskey). Ordinance Annexing Parcels , , , , and Parcel to the City of Tomah; Collectively Referred to as the Benjamin- Loendorf-Torkelson Petition for Annexation, said Properties Lying South of Grain Avenue in the Town of Tomah. The City has received petitions for direct annexation of land in the Town of Tomah from William Benjamin, Cindy Loendorf, and Todd Torkelson. There are five parcels involved. The Planning Commission has recommended that the Common Council approve the annexation requests. Motion by Kiefer, second by Prise, to waive the first verbatim reading of the ordinance annexing Parcels , , , , and Parcel to the City of Tomah; Collectively Referred to as the Benjamin-Loendorf-Torkelson Petition for Annexation, said Properties Lying South of Grain Avenue in the Town of Tomah. Motion passed without negative vote. Motion by Kiefer, second by Siekert, to waive the second verbatim reading of the ordinance annexing Parcels , , , , and Parcel to the City of Tomah; Collectively Referred to as the Benjamin-Loendorf-Torkelson Petition for Annexation, said Properties Lying South of Grain Avenue in the Town of Tomah. Motion passed without negative vote. Motion by Kiefer, second by King, to adopt Ordinance No D annexing Parcels , , , , and Parcel to the City of Tomah; Collectively Referred to as the Benjamin-Loendorf-Torkelson Petition for Annexation, said Properties Lying South of Grain Avenue in the Town of Tomah. Motion passed without negative vote. ORDINANCE NO D AN ORDINANCE ANNEXING LAND FROM THE TOWN OF TOMAH TO THE CITY OF TOMAH WHEREAS, the City of Tomah received a petition for direct annexation of land in the Town of Tomah from William Benjamin, Cindy Loendorf, Todd Torkelson (herein Petitioners) dated August 17, 2016; and, WHEREAS, the petition has been reviewed by the City of Tomah Planning Commission at its meeting on August 31, 2016, and the Planning Commission has made recommendations for temporarily zoning of the territory included in the petition; and WHEREAS, the annexation petition appears to meet the requirements of , Wisconsin Statutes; and, WHEREAS, the City Council has determined that it is in the best interest of the City of Tomah to annex the territory described in the annexation petition. NOW THEREFORE, the City Council of the City of Tomah hereby enacts the following ordinance: SECTION 1: Territory Annexed. The City Clerk received a petition for direct annexation on the 17 th day of August, 2016, signed by all of the electors residing in the territory and the owners of all of the real property in the territory. That the territory described in the Benjamin- Loendorf-Torkelson annexation petition which is attached to this ordinance as Exhibit A and incorporated as if fully set forth herein is hereby annexed to the City of Tomah in accordance with sec (2) of Wisconsin Statutes. SECTION 2: Temporary Zoning. Upon recommendation of the City of Tomah Planning Commission, the territory annexed to the City of Tomah by this ordinance is temporarily zoned as A-1 Agricultural District, pursuant to sec (8)(a) of the Wisconsin Statutes and Sec (3) of the City of Tomah Zoning Ordinance. The Planning Commission is directed to prepare an amendment to the City of Tomah Zoning Ordinance, pursuant to Article IX of the Zoning Ordinance, setting forth permanent classifications and regulations for the zoning of the annexed area and to submit its recommendations to the City Council within one year of adoption of this ordinance. SECTION 3: Designations. The population at the time of annexation to the City of Tomah was two (2) population and remains at two (2). Said property shall be established as Ward 17 and shall be included as part of Aldermanic District 3. Said property shall be part of County Supervisory District #13, Assembly District #96, Senate District #32, and Congressional District #3. SECTION 4: Payment to Town as required by Statute. The City agrees to pay annually to the Town of Tomah, for 5 years, an amount equal to the amount of property taxes that the town levied on the annexed territory, as shown by the 2016 tax roll under 70.65, Stats., pursuant to (14)(a)1., Stats. 3

57 State of Wisconsin City of Tomah September 13, 2016 County of Monroe City Hall SECTION 5: Severability. Several sections of this ordinance are declared to be severable. If any section or portion thereof shall be declared by a court of competent jurisdiction to be invalid, unlawful or unenforceable, such decision shall apply only to the specific section or portion thereof directly specified in the decision, and shall not affect the validity of any other provisions, sections or portions thereof of the ordinance. The remainder of the ordinance shall remain in full force and effect. Any other ordinance whose terms are in conflict with the provisions of this ordinance are hereby repealed as to those terms that conflict. SECTION 6: Effective Date. This ordinance is effective upon enactment pursuant to (8)(c), Stats. Dated this 13th day of September, CITY OF TOMAH Nellie Pater, Mayor ATTEST: JoAnn Cram, Clerk 8 Ayes 0 Nays Resolution to Amend the Territory and Project Plan for Tax Increment Finance District #8 The Planning Commission and Committee of the Whole have recommended that the Common Council approve the project plan amendment #1 for TID #8 and the proposed boundaries. This is the only active TID (a Rehabilitation Conservation District) in the City and was created in May of 2015 and has a 22 year expenditure period. The main purpose of the amendment is to facilitate economic development, job creation and tax base growth within the City and to ensure the financial viability of the District and accelerate its closure. Motion by Siekert, second by Kiefer, to adopt Resolution No Approving the Territory and Project Plan Amendment for Tax Increment Finance District #8 (Amendment #1) as presented. Motion passed with one negative vote (Komiskey). RESOLUTION NO CITY OF TOMAH CITY COUNCIL RESOLUTION APPROVING TERRITORY AND PROJECT PLAN AMENDMENT #1 OF TAX INCREMENTAL FINANCE DISTRICT NO. 8 CITY OF TOMAH, WISCONSIN WHEREAS, pursuant to sec , Wisconsin Statutes, the Planning Commission, City of Tomah, Monroe County, Wisconsin has held a public hearing on August 31 st 2016 on the proposed Territory and Project Plan Amendment #1 of Tax Incremental Finance District No. 8 (herein "District"), and the proposed boundaries thereof, and on the proposed Project Plan for the Tax Incremental Finance District No. 8 (herein "Project Plan"); and WHEREAS, pursuant to said statutory section, the City of Tomah (herein City") has taken the following steps in order to implement the Project Plan. To wit: A. After notice as required by law, the Planning Commission held a hearing at which interested parties were afforded a reasonable opportunity to express their views on the Project Plan; B. Following said hearing, the Planning Commission adopted the Project Plan, subject to the approval of the City Council; C. Prior to the publication of notice of said hearing, a copy of the notice was sent by first-class mail to the chief executive officer or administrator of all local governmental entities having the power to levy taxes on the property within the District and to the school board president of the school district which includes the property located in the District; D. At least 15 days prior to the date of said public hearing, owners of property identified for inclusion in the District received by first class mail a copy of the notice of public hearing and notification of the rehabilitation/conservation determination. WHEREAS, the City of Tomah desires to promote development, conservation, infrastructure improvements, and broaden the property tax base in the District; and WHEREAS, the Project Plan, which is attached to this resolution and incorporated herein by reference, meets all of the following requirements of sec , Wisconsin Statutes, to wit: A. Includes a statement listing the kind, number and location of all proposed public works and improvements within such District; B. Contains an economic feasibility study; C. Contains a detailed list of estimated project costs; D. 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; E. Includes maps showing existing land use, zoning, future land use, and proposed improvements of real property in such District; F. Includes proposed changes, if any, in zoning ordinances, master plan, map, building codes, and City ordinances; G. Contains a list of estimated non-project costs; H. Contains a statement of the proposed method for the relocation, if any, of persons to be displaced by the projects; I. Contains a statement indicating how amendment of the District promotes the development of the City; J. Includes an opinion of the City attorney advising that the Project Plan is complete and complies with sec , Wisconsin Statutes; and WHEREAS, the City Council makes the following findings: A. The name of the District is Tax Increment Finance District #8, a rehabilitation and conservation district; and B. The boundaries of the amended District are described in the attached Project Plan that is incorporated by reference, and such boundaries are contiguous and of sufficient definiteness to identify with ordinary and reasonable certainty the territory included therein. The boundary of the area proposed for inclusion to the District is contiguous with the original District boundary. Boundaries include only those whole units of property that are assessed for general tax purposes. The boundaries of the District include annexed territory that was not within the boundaries of the City within the last three years. As such, the City pledges to pay the Town of Tomah an amount equal to the property taxes the Town levied on the territory for each of the next five years; and C. The amendment date of the District for purposes of allocating tax increment for the territory to be added to the District is January 1, 2016; and D. Not less than 50%, by area, of the real property within the District is determined as in need of rehabilitation or conservation; and E. Not more than 25% by area, of the District is considered vacant under sec (4)(gm)(1), Wisconsin Statutes; and F. The improvement of such area is likely to enhance significantly the value of substantially all other real property in the District, or to directly serve to rehabilitate or conserve the area; 4

58 State of Wisconsin City of Tomah September 13, 2016 County of Monroe City Hall G. The project costs directly serve to promote development consistent with the purposes for which the District is created; H. The equalized value of the taxable property in the amended District plus the aggregate value increment of all existing districts within the City does not exceed 12% of the total value of equalized taxable property within the City; I. The Project Plan for the District is feasible; J. The Project Plan is in conformity with any land use, comprehensive or master plans of the City. K. The City Council finds that the projects and development described in the Project Plan would not occur without the amendment of Tax Incremental Finance District No. 88. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Tomah Monroe County, Wisconsin hereby approves and adopts the Amendment #1 Project Plan for Tax Incremental Finance District No. 8, said Project Plan being attached and incorporated by reference. BE IT FURTHER RESOLVED, that the City Council does recommend the Project Plan for adoption by the Joint Review Board for the City of Tomah, Monroe County, Wisconsin. Dated this 13 th day of September OFFERED BY: APPROVED BY: Larry Siekert Council Member Mayor SECONDED BY: ATTESTED: Lamont Kiefer Council Member City Clerk Voted Yes 7 Voted No - 1 Builders Agreement. This is an inducement and development agreement between the City and Mill Haven Foods that would like to build a 6.8 million dollar development and includes an additional 15 jobs over the next year. This firm needs 8 acres now with a reserve of an additional 8 acres for future expansion. Motion by Siekert, second by Prise, to approve the Inducement and Development Agreement as presented. Motion passed with one negative vote (Komiskey). Ordinance Amending Chapter 30, Sections and 30-84(d) Regarding Parks and Recreation Boat Docks. This ordinance amendment would require a maximum length of 12 parallel to the shore for the dock. It was felt that a 50 foot lineal frontage abutting the Lake was beneficial and that there should be some connection to the frontage and the amount of docks that would be allowed. Motion by Prise, second by Komiskey, to waive the first verbatim reading of the Ordinance Amending Chapter 30, Sections and 30-84(d) regarding Parks and Recreation Boat Docks as presented. Motion passed without negative vote. Special Wine Permit Ferret Underground Fundraiser at 218 W Juneau Street on Dec. 3, The Ferret Underground A Wisconsin Ferret Rescue (a Bona Fide Club) has applied for a Special Wine Permit to be used for a Wine Tasting Benefit at 218 W. Juneau Street on Dec. 3, 2016 between 7 and 9 p.m. Motion by Prise, second by Kiefer, to approve the Special Wine Permit for a Ferret Underground Fundraiser at 218 W. Juneau Street on December 3, 2016 from 7 to 9 p.m. Motion passed without negative vote. Special Beer Permit Veterans of Foreign Wars (VFW) for 10/15/2016 at the VFW Hall at 1618 Superior Ave. for a Chicken Q. Motion by Komiskey, second by Prise, to approve the Special Beer Permit for the Veterans of Foreign Wards (VFW) for October 15, 2016 at the VFW Hall at 1618 Superior Avenue for a Chicken Q. Motion passed without negative vote. Special Beer Permit American Legion Baseball Inc. for 9/17/2016 for Sports Night Out in the Recreation Building (Both Halls) at Recreation Park. Motion by Komiskey, second by Kiefer, to approve the Special Beer Permit for American Legion Baseball on September 17, 2016 for Sports Night Out in the Recreation Building (Both Halls) at Recreation Park. Motion passed without negative vote. Special Beer Permit Tomah Fire Dept. for 11/5/2016 for Hunter s Night Out in the Recreation Building at Recreation Park. Motion by Komiskey, second by Kiefer, to approve the Special Beer Permit for the Tomah Fire Dept. for November 5, 2016 for Hunter s Night Out in the Recreation Building at Recreation Park. Motion passed without negative vote. Special Beer Permit Monroe County Tavern League for 1/13-15/2017 for the Monroe County Tavern League Pool Tournament in the Recreation Building (Both Halls) at Recreation Park Motion by King, second by Komiskey, to approve the Special Beer Permit for the Monroe County Tavern League Pool Tournament at Recreation Park in the Recreation Building (Both Halls) from January 13-15, Motion passed without negative vote. 5

59 State of Wisconsin City of Tomah September 13, 2016 County of Monroe City Hall 2016 Budget Amendment to Record the Loan Proceeds for the Purchase of the Recycling Truck Loan from the State of Wisconsin Trust Fund. This budget amendment is to record the expense of the purchase of the recycling truck and record the revenue into the capital budget from the proceeds of the borrowing. The recycling truck loan was in the amount of $247,659. Motion by King, second by Kiefer, to approve the 2016 Budget Amendment recording the loan proceeds from long term Debt (Acct ) and recording the expense in the Recycling Outlay Vehicle (Acct. # ) in the amount of $247,659 regarding the purchase of the recycling truck for Public Works. Motion passed without negative vote Budget Amendment Recognize Donation of $100 in Account G48503 to be used for the K- 9 Program. Tony Trunkel donated $100 to the Tomah Police Dept. to be used for the K-9 program. Tony Trunkel retired from the Tomah Police Dept. in 1989 after serving 21 years as a police officer. Motion by King, second by Komiskey, to recognize the $100 donation in Acct. G Donation K-9 Program to be used specifically for future K-9 related expenses and thank you to Mr. Trunkel. Motion passed without negative vote Budget Amendment Transfer of $1,500 from Police Dept. Travel Account # to the Police Dept. Training Account # for Training Related Expenses. The Police Dept. has two specific budget line items relating to training; one includes the meals and lodging and the other is to pay for expenses related to the registration to attend the training. The Police Dept. is forecasting that there will be money available and not used in the meals and lodging portion of the budget and they would like to transfer the available funds to allow for additional training. Motion by Kling, second by Siekert, to approve the 2016 Budget Amendment transferring $1,500 from Police Dept. Travel Acct. # to the Police Dept. Training Acct. # to be used for training related expenses. Motion passed without negative vote. Resolution Authorizing Payment of Monthly Bills. Motion by Kling, second by Siekert, to approve the resolution authorizing payment of the monthly bills for a total amount of $2,444, Motion passed without negative vote. RESOLUTION NO AUTHORIZING PAYMENT OF MONTHLY BILLS BE IT RESOLVED by the Common Council of the City of Tomah that the Committee of the Whole has reviewed the monthly bills and recommends the City Council approve said bills as follows: 1. Pre-Paid Checks $1,857, Check # s Payroll $ 321, Direct Deposit # s Wire Transfers $ 3, Invoices $ 262, Check # s: $2,444, Nellie Pater, Mayor ATTEST: JoAnn M. Cram, City Clerk Ordinance Amending Chapter 36 Regarding Solid Waste and Recycling. Motion by Prise, second by Siekert, to waive the second verbatim reading of the ordinance amending Chapter 36 of the Municipal Code of the City of Tomah regarding refuse and recycling disposal and collection. Motion passed without negative vote. Motion by Prise, second by Bohlen, to adopt Ordinance No D amending Chapter 36 of the Municipal Code of the City of Tomah regarding refuse and recycling disposal and collection. Motion passed without negative vote. Ordinance No D Ordinance Amending Chapter 36 Regarding Refuse & Recycling Disposal and Collection of the Municipal Code of the City Of Tomah The Common Council of the City of Tomah do ordain as follows: SECTION ONE: Chapter 36 Is Here By Amended As Follows: Sec Title; Collection Service. (a) Title. This Chapter shall be known as the Solid Waste Management Ordinance of the City of Tomah, hereinafter referred to as Ordinance or Chapter. (b) Garbage, Recycling and Refuse Collection Service. All residential garbage, recycling and refuse collection service shall be provided by City personnel or by private firms under contract with the City. Sec Declaration of Policy. It is hereby declared to be the purpose and intent of this Chapter to enhance and improve the environment and promote the health, safety and welfare of the City by establishing minimum standards for the storage, collection, transport, processing, separation, recovery and disposal of solid waste. It is also the intent of this Chapter to promote recycling, composting and resource recovery through the effective refuse collection and recycling program, as provided in Chapter 36. Sec Effective Date. All provisions shall take effect and be in force from and after passage and publication. Sec Definitions. For the purpose of this Chapter, the following words and phrases shall have the meanings given herein unless different meanings are clearly indicated by the context. (1) Agricultural Establishment. An establishment engaged in the rearing and slaughtering of animals and the processing of animal products or orchard and field crops. 6

60 State of Wisconsin City of Tomah September 13, 2016 County of Monroe City Hall (2) Aluminum Container. An aluminum container for food or beverages. (3) Automated Refuse Container. City issued size as approved by Common Council container for the purposes of holding Garbage and Rubbish for pickup by City Contractor. (4) Automated Recycling Container. City issued size as approved by Common Council container for the purposes of holding Recyclable Materials for pickup by City personnel or City Contractor. (5) BI-Metal Container. A container for beverages that is made primarily of a combination of steel and aluminum. (6) Brush Site. A site designated by the City of Tomah where citizens may drop off brush, shrubs, branches, and other tree waste meeting criteria established by the Public Works Commission. (7) Bulky Waste. Items whose large size precludes or complicates their handling by normal collection, processing or disposal methods (8) City Service Dwelling Unit. Any building containing four (4) or less dwelling units or any condominium or any manufactured home park that receives refuse and recycling collection service from the City of Tomah. (9) Commercial Unit. Commercial units shall be all property other than City Service Dwelling Units and Multi Family Dwellings and shall include boarding houses, motels, resorts, restaurants, groceries, meat markets or dwelling units attached to commercial properties regardless of the number of dwelling units. (10) Contractor. Shall mean the entity which the City contracts with for refuse or recycling collection services. (11) Curb. The back edge or curb and gutter along a paved street or where one would be if the street was paved and had curb and gutter. (12) Demolition Wastes. That portion of solid wastes consisting of wastes from the repair, remodeling or reconstruction of buildings, such as lumber, roofing and sheathing scraps, rubble, broken concrete, asphalt and plaster, conduit, pipe, wire, insulation and any other materials resulting from the demolition of buildings and improvements. (13) Disposal. The orderly process of discarding useless or unwanted material. (14) DNR. The Wisconsin Department of Natural Resources. (15) Dump. A land site where solid waste is disposed of in a manner that does not protect the environment. (16) Dwelling Unit. A place of habitation occupied by a normal single family unit or a combination of persons who may be considered as equivalent to a single family unit for the purposes of this Chapter. (17) Garbage. Includes every refuse accumulation of animals, fruit or vegetable matter, liquid or otherwise, which attends the preparation, use, cooking, dealing in, or storing of meat, fish, fowl, fruit or vegetables originally used for foodstuffs. (18) Glass Container. Containers in which food or beverages are sold that are made of clear, green, or brown glass. Drinking glasses or crystal is not included. (19) Hazardous Waste. Those wastes such as toxic, radioactive or pathogenic substances which require special handling to avoid illness or injury to persons or damage to property and the environment. (20) Household Non-Combustible Recyclable Materials. Aluminum, steel, and bi-metal containers and glass containers. (21) Industrial Waste. Waste material, except garbage, rubbish and refuse, directly or indirectly resulting from an industrial processing or manufacturing operation. (22) Landfill. A landsite where solid waste is disposed of in a manner to provide protections for the environment, in accordance with state regulations. (23) Large Item. All large items such as appliances and furniture. (24) Litter. Solid waste scattered about in a careless manner, usually rubbish. (25) Major Appliance. A residential or commercial air conditioner, clothes dryer, clothes washer, dishwasher, freezer, microwave oven, oven, refrigerator, stove, furnaces, boilers, dehumidifiers, water heaters, and any other appliances designated by the Public Works Commission. (26) Multiple Family Dwelling. A building under one (1) ownership containing five (5) or more dwelling units, including those which are occupied seasonally. (27) Newspaper. Newspapers printed on newsprint. (28) Non-Collectable Material: Includes lead acid batteries; major appliances, waste oil; Hazardous waste; Toxic waste; Chemicals; Explosives or ammunition; Tires. Appliances or materials that may be designated by the Public Works Commission. (29) Non-Residential Facilities and Properties. Commercial, retail, industrial, institutional, and governmental facilities and properties. This term does not include multiple family dwellings. (30) Non-Residential Solid Waste. Solid waste from agricultural, commercial, industrial or institutional activities or a building or group of buildings consisting of four (4) or more dwelling units. (31) Person. Any individual, corporation, partnership, association, local governmental unit, as defined in Sec (1), Wis. Stats., state agency or authority or federal agency. (32) Plastic Container. An individual, separate, rigid plastic bottle, can, jar, or carton, except for a blister pack, that is originally used to contain a product that is the subject of a retail sale. (33) Plastic Bottle. A Number 1 through Number 7 Type Plastic Bottle or Jug. (34) Postconsumer Waste. Solid waste other than solid waste generated in the production of goods, hazardous waste as defined in Sec Wis. Stats., waste from construction and demolition of structures, scrap automobiles, or high-volume industrial waste, as defined in Sec , Wis. Stats. (35) Private Waste Hauler. A person licensed by the DNR to provide solid waste collection services. (36) Recyclable Materials. Includes yard waste; aluminum containers; glass containers; plastic #1 through #7; newspaper; steel containers; fiber board; corrugated; and bi-metal containers, and other items or materials that may be designated by the Public Works Commission. (37) Residential Solid Waste. All solid waste that normally originates in a residential environment from residential dwelling units. (38) Residential Unit. Residential unit shall mean an individual household capable of independent habitation by a family unit. A single family dwelling shall be considered to be one (1) residential unit; multi-family dwelling shall be considered to be multiple residential units, the number of residential units to equal the number of family units to be housed therein. Residential units shall not include boarding houses, motels or resorts. 7

61 State of Wisconsin City of Tomah September 13, 2016 County of Monroe City Hall (39) Rubbish. Includes combustible and noncombustible waste material, except rocks, concrete, bricks and similar solid materials, plaster or dirt, that is incidental to the operation of a building and shall include, by way of enumeration but not by way of limitation, tin cans, bottles, rags, paper, cardboard, sweepings. (40) Scavenging. The uncontrolled removal of materials at any point in solid waste management. (41) Solid Waste. Garbage, rubbish, recyclables and other useless, unwanted or discarded material from agricultural, residential, commercial, industrial or institutional activities. Solid waste does not include solid or dissolved material in domestic sewage. (42) Solid Waste Facility. Has the meaning specified in Sec (35) Wis. Stats. (43) Solid Waste Treatment. Any method, technique or process which is designed to change the physical, chemical, or biological character, or composition of solid waste. Treatment includes incineration. (44) Steel Container. A steel food or beverage container commonly referred to as a tin can. (45) Storage. The interim containment of solid waste in an approved manner after generation and prior to collection and ultimate disposal. (46) Storage Areas. Areas where persons place containers during non-collection days as well as areas where containers are set out on collection day. (47) Waste Tire. A tire that is no longer suitable for its original purpose because of wear, damage, or defect. (48) White goods. Heavy consumer durables, namely large appliances such as air conditioners, refrigerators, stoves etc. (49) Yard Waste. Leaves, grass clippings, yard and garden debris and brush, including clean woody vegetative material no greater than one (1) inch in diameter. This term does not include stumps, roots, or shrubs with intact root balls. Sec General Regulations for City Serviced Dwelling Units (a) General Container Standards. City Serviced Dwelling Units shall each be issued one (1) automated cart for recycling collection. The size of the automated cart shall be set by the Public Works Commission. The Automated Ref use or Recycling Carts shall be owned by the City and shall remain at each place of issuance. (b) Approved Containers. All Garbage, Rubbish and Recyclable Materials set out for collection shall be placed in City Automated Recycling Containers or garbage receptacles as stated in sec No Recyclable materials will be collected from non-city issued containers. (c) Request for Additional Containers. City Service Dwelling Units may request additional automated containers for recycling. Each additional cart requested shall have a fee of $70.00 for recycling. (d) Automated Cart Replacement or Damage: If Automated Recycling Containers are lost, damaged or destroyed by City Service dwelling unit a new automated cart will be issued at a cost of $70. If the automated container is damaged by the City or Contractor a new Automated Recycling Container will be provided at no cost. If Automated Recycling containers need maintenance due to normal wear and tear City Service Dwelling Units shall contact the Public Works Department for scheduling repair of Automated Recycling Containers. (e) Illegal Containers. Contractor shall not be obligated to pick up any Garbage, Rubbish or Recyclable Materials not within City issued Automated Recycling Containers or garbage receptacles as stated in sec (f) Recyclables to Be Separated & Clean. City Serviced Dwelling Units shall separate all recyclable materials from refuse and prepare them for recycling according to requirements established and publicized by the Public Works Commission or the Monroe County Solid Waste Department. Recycling shall be single stream deposited into the Automated Recycling Container. To the greatest extent practicable, the Recyclable Materials separated in accordance with this section shall be substantially clean and kept free of containments such as food or product residue, oil or grease or other non-recyclable materials, Recyclable Materials shall be stored in a manner which protects them from wind, rain and other inclement weather conditions until such time as the materials are set at the Curb for collection. (g) Special Handling Recyclables. No person shall place any lead acid battery, waste oil, motor vehicle tire or tractor tire with post-consumer waste. Any person having waste oil, lead acid battery, or said tires shall take it to an appropriate private retail recycler, or designated City disposal site if available. (h) White Goods Disposition. All discharged major appliances can be placed at the curb on your normal refuse (i) (j) pick up day during the first full week of the month. Prohibition on Placing Recyclable Materials in Refuse. The following materials shall be separated from Postconsumer Waste. Mixing of these recyclable materials with Postconsumer Waste from residential, commercial, industrial or other sources is prohibited. All City Service Dwelling Units must place the materials listed below in City issued Automated Recycling Container for pickup by Contractor: a. Aluminum containers. b. Glass containers. c. Steel or bi-metal containers. d. Plastics #1 through #7. e. Newspaper. f. Magazines and other materials printed on similar paper, including glossy newspaper inserts. g. Office paper/white paper. h. Fiberboard (cereal boxes, soda cartons, beer cartons, etc.) i. Corrugated card board. These recyclable materials shall not be mixed with Garbage or Rubbish or disposed of at any Landfill or Incinerator, without written permission of the Public Works Commission, except Waste Tires may be burned with energy recovery in a facility licensed by the Wisconsin Department of Natural Resources. Refusal to Collect Refuse or Recycling in Violation. The City and Contractor may refuse to collect Garbage, Rubbish, Recyclable Materials and Yard Waste if they are not prepared in accordance with the requirements established by the City. Sec Collection of Automated Containers for City Serviced Dwelling Units. (a) Placement for Collection. (1) Accessibility: City Automated Recycling Containers shall be accessible to Contractor's collection crews. Automated Recycling Containers shall be placed immediately behind the Curb of the public street, along alley or at location as determined by Public Works Commission, for collection with a minimum of three (3) feet clear space on either side. During winter months, Automated Recycling Containers shall not be placed on top of the snow bank, nor shall it be placed in the roadway. The owner shall either shovel out an area 8

62 State of Wisconsin City of Tomah September 13, 2016 County of Monroe City Hall behind the Curb or placement area in which to place the Automated Recycling Containers or Owner shall place it in Owner's driveway. Collection crews will not collect refuse and recycling unless it is placed at the curb of a public street, alley or location as determined by the Public Works Commission. City Serviced Dwelling Units shall bring their Automated Recycling Containers to the public right-of-way for collection. Should collection crews be unable to discharge contents of Automated Recycling Containers using normal handling procedures, the containers including contents, will be left at curb side. (2) No automated containers for refuse or recycling other than those of the City shall be placed, kept, stored or located within the right-of-way of a street or alley; provided, however, that the Common Council may authorize the location of such containers within the public right-of-way at specified places and times when such location is necessary for the expeditious collection and disposition of refuse or recycling. (3) City Service Dwelling Unit Physically Impaired Roll Out Service: Qualifying City Service Dwelling Units that submit City required form and physician's note will be eligible for Physically Impaired Roll out Service. Contractor will only pick up Automated Recycling Containers that are visible from street at driveway or alley and not within a building. Automated Recycling Containers will not be collected under this service if driveway is not clear of snow and ice. (b) Restriction on Time of Placement. (1) All Automated Recycling Containers and garbage receptacles as stated in sec shall be placed in collection locations as designated in Subsection (a) above only after 7:00 p.m. on the evenings prior to the regular collection time. (2) All Automated Recycling Containers shall be removed from the curbside collection point within twelve (12) hours after the regular collection time. (3) City employees or employees of Contractor will not enter any structures to access Automated Recycling Containers or refuse. (c) Collection Schedule. (1) The designation of the day or days of refuse and recycling collection shall be made by the Common Council, or the Public Works Committee thereof, and such information shall be advertised so that all occupants, tenants and proprietors of all residential units are advised of the correct collection schedule. Unless hardship is shown, caused by extreme weather conditions or other hazardous situations, refuse shall be collected from all residential units weekly. (2) The occupant, tenant or proprietor of a new residential unit shall notify the Public Works Department that collection of refuse or recycling from such place is required. Sec 36-7 Recycling Responsibilities for Multiple Family Dwellings and Non-Residential Facilities and Properties. (a) Responsibilities of Owners. Owners of designated agents of Multiple Family Dwellings and Non- Residential Facilities, Properties and Commercial units shall do all of the following to recycle materials as outlined in this section: a. Provide adequate, separate containers for the recyclable materials. b. Notify all users, tenants and occupants in writing at the time of renting or leasing the property and at least semi-annually thereafter about the established recycling program. c. Provide for the collection of the recyclable materials separated from the solid waste and the delivery of the materials to a recycling facility. d. Notify users, tenants and occupants of reasons to reduce and recycle solid waste, which materials are collected, how to prepare the materials in order to meet the processing requirements, collection methods or sites, locations, and hours of operation, and a contact person or company, including a name, address and telephone (b) Exemptions. The preceding requirements of Subsection (a) (1) a-d for the owners of designated agents of Non-Residential Facilities and Multiple Family Dwellings do not apply if the refuse generated within the facility or property is delivered to and treated at a processing facility licensed by the Wisconsin Department of Natural Resources that recovers for recycling all non-combustible recyclable materials in as pure a form as is technically and practically feasible. (c) Compliance Audit. The City's Public Works Department can audit up to fifteen percent (15%) of all nonresidential recycling programs for compliance annually. Sec 36-8 Enforcement of Reporting Requirements. (a) Inspections. For the purpose of ascertaining compliance with the provisions of this Section, an authorized representative of the Public Works Department may inspect recyclable materials separated for recycling, post-consumer waste intended for disposal, recycling collection sites and facilities, collection vehicles, collection areas of Multiple Family Dwellings and Non-Residential Facilities and Properties, and any records relating to recycling activities, which shall be kept confidential when necessary to protect proprietary information. No person may refuse access for purposes of inspection, and who presents appropriate credentials. No person may obstruct, hamper, or interfere with such an inspection. (b) Citations. Any person who violated a provision of this Section may be issued a citation by the City of Tomah Police Department or an authorized agent of the Public Works Commission or the Building Inspector. The issuance of a citation shall not preclude proceeding under any other ordinance or law relating to the same or any other matter. Proceeding under any other ordinance or law relating to the same or any other matter shall not preclude the issuance of a citation under this Subsection. Sec General Regulations for All City Serviced Dwelling Units, Multiple Family Dwellings and Non-Residential Facilities and Properties. (a) Prohibited Activities and Non-Collectable Materials. (1) Dead Animals. It shall be unlawful to place any dead animal, or parts thereof, in a container for collection provided, however, this Section shall not apply to animal parts from food preparation for human consumption. (2) Undrained Food Wastes. It shall be unlawful to place any garbage or other food wastes in a container for collection unless it is first drained and wrapped. (3) Ashes. It shall be unlawful to place hot ashes for collection. (4) Improper Placement. It shall be unlawful to place, or allow to be placed, any solid waste upon the roads, streets, public or private property within the City contrary to the provisions of this Chapter. (5) Compliance with Chapter. It shall be unlawful to store, collect, transport, transfer, recover, incinerate or dispose of any solid waste within the boundaries of the City contrary to the provisions of this Chapter. (6) Improper Transportation. It shall be unlawful to transport any solid waste in any vehicle which permits the contents to blow, sift, leak or fall wherefrom. If spillage does occur, the collection crew shall immediately return spilled materials to the collection vehicle and shall properly clean, or have cleaned, the area. All 9

63 State of Wisconsin City of Tomah September 13, 2016 County of Monroe City Hall vehicles used for the collection and transportation of solid waste shall be durable, easily cleanable and leakproof, if necessary, considering the type of waste and its moisture content. Collection vehicles shall be cleaned frequently to prevent nuisances and insect breeding and shall be maintained in good repair. (7) Interference with Authorized Collector. No person other than an authorized collector shall collect or interfere with any refuse or recycling materials after it has been put into automated carts or garbage receptacles as stated in sec and deposited in the proper place for the collector, nor shall any authorized person molest, hinder, delay or in any manner interfere with an authorized refuse collector in the discharge of his duties. (8) Scavenging. It shall be unlawful for any person to scavenge any solid waste placed for collection. All City Service Dwelling Unit recyclable material collected and deposited, as provided in this section, shall be the property of the City of Tomah unless altered by written City contract with Contractor. (9) Private Dumps. It shall be unlawful for any person to use or operate a Dump. (10) Burning of Waste. It shall be unlawful for any person to burn solid waste in any manner, except as provided elsewhere in this Code of Ordinances. (11) Non-Collectible Materials. It shall be unlawful for any person to place for collection any of the following wastes: a. Hazardous waste; b. Toxic waste; c. Chemicals; d. Explosives or ammunition; e. Drain or waste oil or flammable liquids; f. Large quantities of paint; g. Tires; h. Stone, concrete, rubber, earth or sod; i. Construction debris (12) Animal or Human Wastes. It shall be unlawful for any person to place animal wastes and/or human wastes for collection unless such waste is placed in a plastic bag. These wastes should be disposed of in plastic bags or in the sanitary sewer system. Such items as "kitty litter" may be placed for collection if animal wastes are removed prior to disposal unless kitty litter is placed in a plastic bag. (13) Hospital Wastes. It shall be unlawful for any person to place for collection any pathogenic hospital wastes. (14) Building Waste. All waste resulting from remodeling, construction or removal of a building, roadway or sidewalk shall be disposed of by the owner, builder or contractor. (15) Waste Motor Oil Recycling. No person shall dispose of any waste motor oil by placing it with refuse for regular collection by the City, by pouring it on the ground, into storm sewers, ditches or waterways, or into gutters or City streets. Any person wishing to dispose of waste motor oil shall utilize or at any other legal waste motor oil site. (16) Waste Tires/Tires. In order to prevent encephalitis infections, tires may not be disposed of or stored outside where they may collect rain, water and harbor a breeding place for mosquitoes. (17) Construction Debris. City will not dispose of any construction debris. Property owner must contract with a private waste hauler. (18) Collection and Disposal of Refuse other than by City. Refuse which is not collected by the City, its agents, employees or contractors may be collected and disposed of by private rubbish haulers. All vehicles used to transport rubbish shall be provided with equipment to prevent rubbish from blowing out of, falling from or otherwise escaping from such vehicle. All rubbish haulers shall comply with all applicable rules and regulations established by the Common Council or the Public Works Commission. (19) Garbage Accumulation; When a Nuisance. The accumulation or deposit of garbage, trash or putrescible animal or vegetable matter in or upon any lot or land or any public or private place within the City which causes the air or environment to become noxious or offensive or to be in such a condition as to promote the breeding of flies, mosquitoes or other insects, or to provide a habitat or breeding place for rodents or other animals, or which otherwise becomes injurious to the public health is prohibited and declared to constitute a nuisance. (20) Refuse from Outside the Municipality. It is unlawful for any person, firm or corporation to place, deposit or cause to be deposited, for collection, any waste or refuse not generated within the corporate limits of the City of Tomah. (21) Restriction on Hours of Refuse Collection. It shall be unlawful for any person, firm, or corporation to collect refuse in the City of Tomah between the hours of 9:00 p.m. and 6:00 a.m. (22) Littering. No person shall deposit, throw or place any garbage on or within any public street, alley, park, sidewalk or other public place on or within any private property whether owned, kept or controlled by such person or not, except and unless in cans, tanks or containers as provided herein. All such garbage shall be removed or otherwise disposed of at least once every ten days. (23) Commercial garbage not to accumulate. All commercial garbage from restaurants, hotels, groceries and meat markets shall be removed or disposed of at least once every 48 hours. (24) Unauthorized use of garbage receptacles. No person shall deposit or cause to be deposited in or near any private dumpster, trash can, or other private trash receptacle, any refuse, trash, recyclable materials, or other items without the consent of the owner or authorized user of such dumpster, trash can or trash receptacle. No person shall deposit or cause to be deposited in or near any city-owned or -leased dumpster, trash can, or other city trash receptacle any refuse, trash, recyclable materials, or other items, except that such trash as normally generated during the usual use of a city building, park, or other facility may be placed in trash receptacles provided for such waste. (25) Refuse from outside the city. It is unlawful for any person to place, deposit, or cause to be deposited for collection by the city or the city's contractor, any waste or refuse not generated within the limits of the city. Sec Garbage district established; administration. A garbage district is hereby established which shall include all the territory within the limits of the city. The collection, removal and disposal of garbage and rubbish within the garbage district shall be conducted under the supervision, direction and control of the director of public works and in strict conformity with the provisions of this article and with such additional rules and regulations as may be made from time to time by the council or the public works and utilities commission. 10

64 State of Wisconsin City of Tomah September 13, 2016 County of Monroe City Hall Sec City's costs for garbage collection. The expense of collection, removal and disposal of the garbage and rubbish shall be paid from garbage funds insofar as city service Dwelling Units. The cost of collection of commercial garbage with the exception of restaurants, hotels, groceries and meat markets shall be paid from garbage funds. Sec Enforcement by building inspector. The building inspector shall strictly enforce the provisions of this section and see that all violations thereof are promptly abated and the violators prosecuted, and the chief of police, director of public works and utilities and police officers of the city shall give attention throughout the city to any violation and promptly report such violations to the building inspector. Sec Disposal restrictions. All ordinary garbage shall be drained of surplus water, securely wrapped and deposited promptly in waste containers. Refuse or garbage may be combined in a single container or placed in separate containers not exceeding a weight of 60 pounds, including the container and contents. Sec Amount limited. Each city service Dwelling Unit is limited to three 32-gallon garbage cans or the equivalent amount per week. Sec Trees and bushes. All stumps and brush from trees on private property shall be removed at the owner's expense. Sec Industrial waste. Industrial wastes shall be disposed of at the expense of the person producing such wastes. They shall not be taken to any public or private dump within the city. Sec Construction materials. Demolition and construction materials will not be picked up by the city or recycle contractor. Sec Large items. All large items, such as appliances and furniture, shall be placed at designated locations at times designated by city. Sec Garbage receptacles. All garbage cans shall be furnished by the property owner and shall be of galvanized metal or plastic material, watertight, and provided with fly-tight and watertight covers. All garbage cans must have two handles and may not exceed 32-gallon capacity. Plastic bags are suitable for disposal of garbage if properly secured with a twisted wire. If containers are to be outside at all times, they should be placed four inches to ten inches off the ground on a suitable platform. Garbage cans shall be kept covered at all times, except when they are being filled or emptied, and shall be kept clean and disinfected. Sec Violations. The owner, designated agent or operator of any commercial property shall be required to provide a dumpster if such owner or operator is cited three or issued three orders to correct for violation of the city's solid waste regulations within any 12-month period. The owner, designated agent or operator of any multiple family dwelling shall be required to provide a dumpster or dumpsters of appropriate size as specified by the City of Tomah Building and Inspections or Public Works Department for the deposit of refuse and/or recycling if such owner or operator is cited three or issued three orders to correct for violation of the city's solid waste regulations within any 12-month period. Refuse deposited in said dumpsters shall be collected and transported to a licensed disposal facility not less than once per week, and may be ordered to be dumped more frequently as deemed necessary by the director of public works and inspections department at the expense of the property owner. In addition to the determination as to the size of the dumpster or dumpsters, the building and inspections department is authorized to order relocation and/or screening or enclosure of any such required dumpster or dumpsters in order to eliminate any nuisance with respect to the same as may be determined by the city building inspector. Secs Reserved. ARTICLE III. - DUMPSTERS Sec Definitions. The following words, terms and phrases, when used in this article, shall have the meanings ascribed to them in this section, except where the context clearly indicates a different meaning: (1) Dumpster means a container over three feet in width or three feet in length used or originally intended to be used for refuse disposal. (2) Street includes the traveled portion of the city streets and alleys, specifically including the area from curb to curb on a street with curbs, the area from shoulder to shoulder on a street without curbs, and the paved area of alleys, and specifically excluding the street and alley rights-of-way. Sec Placement; notice. No person shall place any dumpster in a street in the city without first providing written notice to the city building inspector. All dumpsters placed on the street must have reflectors meeting the requirements for safety as determined by the director of public works and utilities. Each written notice of intent to place a dumpster on a city street shall include the specific location where the dumpster will be placed as well as the arrival times. In no event shall a dumpster be placed on a city sidewalk. Sec Moving dumpsters. From time to time, the city may determine that it is necessary to move a dumpster off of a street in the city. The city reserves the right to require the removal of a dumpster from a city street at any time for any reason, including but not limited to, for snow removal purposes, for street cleaning, for public safety, for public parades and for repair or reconstruction of public streets, sewer or water service. The determination as to removal of a dumpster shall be made by the director of public works and utilities. Sec Time limitation; extension. No dumpster shall be placed in a street for a time period longer than 90 days unless an extension is granted by the city building inspector. An extension may be given only pursuant to a written request and upon payment of a fee for each additional 30-day placement period in an amount determined by the city council. No extension shall be issued under this section until the applicant demonstrates a compelling reason or hardship for continued placement of a dumpster on the street. No extension shall be issued if it is determined that an alternate placement of the dumpster is available to the applicant. Sec Owner's responsibility. Compliance with this section shall be the responsibility of the owner of the property requiring use of the dumpster. Secs Reserved. ARTICLE IV. - RECYCLING Sec Required. Each residence, residential unit, apartment, condominium or place of business shall cooperate in the recycling of garbage and refuse within the city, as set forth in this chapter. Sec Recyclable materials. Recyclable materials shall consist of: a. Glass. All glass bottles and jars, with caps and lids removed, shall be rinsed and placed in the designated containers for recyclable materials. b. Cans. All aluminum, tin, steel, copper and brass cans shall be rinsed, labels removed therefrom and placed in designated containers for recyclable materials. 11

65 State of Wisconsin City of Tomah September 13, 2016 County of Monroe City Hall c. Plastics. All plastics with #1-7 PETE symbol, with caps and lids removed, shall be rinsed and placed in the designated containers for recyclable materials. d. Cardboard. Cardboard of all types shall be flattened. e. Newsprint. f. Office paper. g. Yard waste. All yard waste, such as leaves, grass, and garden residue, shall be brought by the resident to the manned compost site. h. Tree limbs. All trees, tree limbs and brush shall be bundled in accordance with existing ordinances and placed for pickup at the designated location and time. Sec Nonrecyclable materials. All nonrecyclable materials shall be grouped together and placed for proper garbage collection as required in this chapter. Nonrecyclable materials shall include the following: a. Glass. All Pyrex glass, window glass, light bulbs, mirrors, broken glass and china shall be considered nonrecyclable. b. Plastics. All Styrofoam and Melmac-type plastics, or bags, shall be considered nonrecyclable plastics. c. Paper. Tissue paper, paper toweling or wax paper shall be considered nonrecyclable paper. d. Other. All other garbage and refuse not qualifying as recyclable materials. Sec Nonauthorized pickup. No person shall remove, carry away or disturb recyclable materials from pickup locations by anyone except the designated recycle contractor. SECTION TWO: All ordinances in conflict with the foregoing are hereby repealed. SECTION THREE: This ordinance should take effect upon publication. Nellie Pater, Mayor ATTEST: JoAnn Cram, City Clerk Read: 08/08/2016 & 09/13/2016 Passed: 09/13/2016 Published: 09/22/2016 Approval of Annual Homecoming Parade Route September 30, The Tomah Timberwolves Homecoming Parade is scheduled to begin at 4 p.m. on Friday, Sept. 30, The parade line-up will take place near the Middle School on Clark Street. The parade route is as follows: Line up on Clark Street near the Middle School, Clark to Nott Street to Superior Avenue (southbound in the northbound lane) to Holton Street dispersing on West Holton at Lincoln Avenue. Motion by Prise, second by Kiefer, to approve the annual Homecoming Parade route as designated for September 30, 2016 at 4 p.m. Motion passed without negative vote. Adjourn. Motion by King, second by Kiefer, to adjourn. Motion passed without negative vote. Meeting adjourned at 8:20 p.m. Approved: Attest: Nellie Pater, Mayor Diane Webster, Deputy City Clerk To Be Approved 9/13/

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68 Project Plan Amendment #1 of Tax Incremental Finance District No. 8 City of Tomah, WI APPENDIX E: RESOLUTIONS 2016 MSA Professional Services, Inc.

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77 Project Plan Amendment #1 of Tax Incremental Finance District No. 8 City of Tomah, WI APPENDIX F: JOINT REVIEW BOARD LETTER OF APPROVAL 2016 MSA Professional Services, Inc.

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79 Project Plan Amendment #1 of Tax Incremental Finance District No. 8 City of Tomah, WI APPENDIX G: LEGAL OPINION 2016 MSA Professional Services, Inc.

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81 Project Plan Amendment #1 of Tax Incremental Finance District No. 8 City of Tomah, WI APPENDIX H: BOUNDARY DESCRIPTION, AMENDMENT # MSA Professional Services, Inc.

82 City of Tomah, TID #8 Territory Amendment Legal Description Prepared by MSA Professional Services, Inc. A part of the CSM recorded in Volume 11, Page 144 as Document No located in the Southeast of the Northeast ¼ of Section 9, T17N, R01W, a part of the CSM recorded in Volume 6, Page 149 as Document No located in the Southwest and Southeast ¼ s of the Northwest ¼ of Section 10, T17N, R01W, a part of the Southwest ¼ of the Northwest ¼ of Section 10, T17N, R01W, a part of the Northwest ¼ of the Southwest ¼ lying northerly of Interstate 90 of Section 10, T17N, R01W, part of the West ½ of the Northeast ¼ of the Southeast ¼ of Section 9 and the East ½ of the Northeast ¼ of the Southeast ¼ of Section 9, T17N, R01W, more particularly described as follows: Beginning at the southwest corner of Lot 2 of the CSM recorded in Volume 11, Page 144 as Document No , being 16.5 feet westerly of the West ¼ corner of said Section 10; thence, North West, a distance of feet to the northwest corner of said Lot 2; thence, North East, a distance of 16.5 feet to the northeast corner of said Lot 2; thence, South East, a distance of feet to the southeast corner of said Lot 2, also being the West corner of Section 10; thence North East along the South line of the Northwest ¼ of said Section 10, a distance of feet more or less to a point on a line 3 rods westerly of and parallel with the West line of CSM recorded in Volume 6, Page 149 as Document No ; thence North West along the said parallel line, a distance of feet more or less to a point on the North line of the Southwest ¼ of the Northwest ¼ of said Section 10; thence North East along the North line of Southwest and the Southeast ¼ s of the Northwest ¼ of said Section 10, a distance of feet more or less to the Northeast corner of said CSM; thence South East, a distance of feet more or less to the Southwest corner of Document No ; thence North East along the southerly line of Document No , a distance of feet more or less to a point on the East line of said CSM; thence South East along the said East line of said CSM, a distance of feet more or less to a point on the northerly right-of-way of Interstate 90; thence South West along the said northerly right-of-way of Interstate 90, a distance of feet more or less; thence, South West, a distance of feet more or less to a point on the East line of the East ½ of the Northeast ¼ of the Southeast ¼ of said Section 9; thence South East along the said East line, a distance of feet more or less to the Southeast corner of the said East ½ of the Northeast ¼ of the Southeast ¼ of Section 9; thence South West along the South line of the Northeast ¼ of the Southeast ¼ of Section 9, a distance of feet more or less to the northerly right-of-way of Interstate 90; thence North East along said northerly right-of-way of Interstate 90, a distance of feet more or less to the West line of the said East ½ of the Northeast ¼ of the Southeast ¼ of Section 9; thence North West along said West line of the said East ½ of the Northeast ¼ of the Southeast ¼ of Section 9, a distance of feet more or less to the Northwest corner of the said East ½ of the Northeast ¼ of the Southeast ¼ of Section 9; thence North East along the North line of the East ½ of the Northeast ¼ of the Southeast ¼ of Section 9, a distance of feet to the Point of Beginning. Excluding all wetlands.

83 Project Plan Amendment #1 of Tax Incremental Finance District No. 8 City of Tomah, WI APPENDIX I: TID #8 MAPS 2016 MSA Professional Services, Inc.

84 GRAIN Parcel #: Formerly #: Map ID 308 Parcel #: Map ID 303 Parcel #: Formerly #: Map ID 307 Parcel #: Formerly #: Map ID 304 Parcel #: Formerly #: Map ID 306 Parcel #: Formerly #: Map ID E Part of Parcel #: Map ID 304 TID #8, AMENDMENT #1, PROPOSED BOUNDARY CITY OF TOMAH MONROE COUNTY, WI LEGEND Municipal Boundary TID #8 Amendment #1 Boundary Existing TID #8 Boundary Proposed TID #8 Amendment Parcels Printed by: abremer, File: P:\60s\67\ \GIS\TID#8 Amendment1 Boundary Map_ mxd E DATA SOURCES: BASE DATA PROVIDED BY MONROE COUNTY. AERIAL IMAGERY PROVIDED BY ESRI Feet Print Date: 1:34:35 PM 10/27/2016

85 OAK MCLEAN EAST 12 WOODARD MAY WILLIAMS BENTON SUMNER WASHINGTON JOHN MAY LAKE CADY JACKSON PEARL SUMNER CLARK NOTT JACKSON WASHINGTON WOODARD NOTT FOSTER EAST PLASTIC PACKARD CADY HOLLISTER BROWNELL SARATOGA GLENDALE ELM WISCONSIN LINCOLN LINCOLN CIRCLE MADISON MCCAUL MONOWAU COUNCIL JUNEAU STOUGHTON OAK MILWAUKEE MONOWAU COUNCIL LACROSSE JUNEAU COUNCIL HOLTON CAMERON LACROSSE JUNEAU COUNCIL CAMERON MONROE KILBOURN KILBOURN JUNEAU LACROSSE MILWAUKEE WOODARD MONOWAU JUNEAU COUNCIL GLENDALE PRIVATE RD PRIVATE RD PRIVATE RD EAST WISCONSIN MONROE KING FARMER MONOWAU DONNA CLIFTON MARY KAY SIME FAIR 16 MCLEAN HOWARD MASON KILBOURN LOGAN LOGAN HOLLISTER TRUMAN LOGAN ELIZABETH GOODLAND 131 GRAIN SCHALLER VIEW HOLLISTER DAWNEE LEE CT MCADAMS 90E TID #8 BOUNDARY CITY OF TOMAH MONROE COUNTY, WI LEGEND TID #8 Boundary TID #8 Parcels DATA SOURCES: BASE DATA PROVIDED BY MONROE COUNTY. TID #8 DATA PROVIDED BY MSA Parcel Boundaries Municipal Boundary E Feet Printed by: abremer, File: P:\60s\67\ \GIS\03_Analysis\TID#8 Boundary Map_ mxd Print Date: 9:59:54 AM 12/8/2015

86 SUMNER SUMNER WOODARD 12 WOODARD WILLIAMS WASHINGTON 63 CLARK BENTON Map Number JOHN Parcel Number JACKSON CLARK NOTT BROWNELL FOSTER MCLEAN JACKSON SARATOGA KILBOURN WASHINGTON WOODARD SARATOGA GLENDALE MONROE OAK 287 NOTT MONROE TID #8 PARCELS CITY OF TOMAH MONROE COUNTY, WI LEGEND TID #8 Boundary TID #8 Parcels DATA SOURCES: BASE DATA PROVIDED BY MONROE CO, WI. AERIAL IMAGERY PROVIDED BY WROC Parcel Boundaries Municipal Boundary E Page 1 of 4 Feet Printed by: skiley, File: P:\60s\67\ \GIS\03_Analysis\TID#8_Parcels_MapBook.mxd Print Date: 2:37:16 PM 10/25/2015

87 MCLEAN OAK MCLEAN KILBOURN Map Number Parcel Number MILWAUKEE LACROSSE STOUGHTON JUNEAU MONROE OAK CLARK LACROSSE MONROE 251 LACROSSE MONOWAU MILWAUKEE JUNEAU LACROSSE LACROSSE JUNEAU JUNEAU MILWAUKEE JUNEAU MONROE KILBOURN 232 MONOWAU JUNEAU WOODARD JUNEAU TID #8 PARCELS CITY OF TOMAH MONROE COUNTY, WI LEGEND TID #8 Boundary TID #8 Parcels DATA SOURCES: BASE DATA PROVIDED BY MONROE CO, WI. AERIAL IMAGERY PROVIDED BY WROC Parcel Boundaries Municipal Boundary E Page 2 of 4 Feet Printed by: skiley, File: P:\60s\67\ \GIS\03_Analysis\TID#8_Parcels_MapBook.mxd Print Date: 3:07:01 PM 10/25/2015

88 OAK JUNEAU COUNCIL Map Number Parcel Number STOUGHTON CAMERON JUNEAU COUNCIL MCLEAN MCLEAN HOLTON JUNEAU CLIFTON HOWARD JUNEAU CAMERON COUNCIL MASON 111 JUNEAU KILBOURN KILBOURN KILBOURN KILBOURN JUNEAU COUNCIL WOODARD TID #8 PARCELS CITY OF TOMAH MONROE COUNTY, WI LEGEND TID #8 Boundary TID #8 Parcels DATA SOURCES: BASE DATA PROVIDED BY MONROE CO, WI. AERIAL IMAGERY PROVIDED BY WROC Parcel Boundaries Municipal Boundary E Page 3 of 4 Feet Printed by: skiley, File: P:\60s\67\ \GIS\03_Analysis\TID#8_Parcels_MapBook.mxd Print Date: 3:14:48 PM 10/25/2015

89 EAST EAST KILBOURN MILWAUKEE PRIVATE RD WISCONSIN 2 KING FARMER DONNA MARY KAY WOODARD MONOWAU PRIVATE RD MONOWAU 12 JUNEAU JUNEAU JUNEAU JUNEAU COUNCIL KILBOURN COUNCIL GLENDALE PRIVATE RD SIME HOLTON HOLTON CAMERON KILBOURN CLIFTON MASON LOGAN ELIZABETH KILBOURN LOGAN GRAIN E TID #8 PARCELS CITY OF TOMAH MONROE COUNTY, WI LEGEND TID #8 Boundary TID #8 Parcels DATA SOURCES: BASE DATA PROVIDED BY MONROE CO, WI. AERIAL IMAGERY PROVIDED BY WROC Parcel Boundaries Municipal Boundary E Page 4 of 4 Feet Printed by: skiley, File: P:\60s\67\ \GIS\03_Analysis\TID#8_Parcels_MapBook.mxd Print Date: 3:22:23 PM 10/25/2015

90 HOLLISTER SUMNER OAK CLARK MCLEAN 12 KILBOURN EAST WISCONSIN WOODARD CEDAR LA WILLIAMS BENTON SUMNER BENTON TOWNLINE JOHN WASHINGTON LAKE CIRCLE CADY PACKARD CADY ELM MCCAUL PEARL MONOWAU JUNEAU COUNCIL MADISON HOLLISTER JACKSON HOLLISTER MILWAUKEE COUNCIL CLARK FOSTER MONROE LACROSSE STOUGHTON OAK MONOWAU JUNEAU COUNCIL HOLTON CAMERON NOTT JUNEAU JACKSON SARATOGA CAMERON KILBOURN KILBOURN WOODARD LACROSSE JUNEAU JUNEAU COUNCIL WOODARD MONROE MILWAUKEE MONOWAU NOTT GLENDALE GLENDALE PRIVATE RD SARATOGA PRIVATE RD PRIVATE RD EAST EAST WISCONSIN WISCONSIN MONROE BROWNELL KING FARMER MONOWAU DONNA MARY KAY PLASTIC SIME PRIVATE RD ASPEN LA BIRCH LA TORO DOGWOOD LA PRIVATE RD CLIFTON FAIR 16 MCLEAN MASON LOGAN TRUMAN ELIZABETH GOODLAND 131 AG GRAIN RES SCHALLER VIEW HOLLISTER DAWNEE LEE CT TRANS MCADAMS GLENVIEW PUB GOOSE CENTER OS WD FS COM 90E TID #8 EXISTING LANDUSE CITY OF TOMAH MONROE COUNTY, WI LEGEND TID#8 Amendment #1 Boundary TID #8 Boundary Parcel Boundaries Municipal Boundary Flood Zone A Flood Zone AE Wetlands Agriculture Water Agriculture Open Space & Pasture Single Family Residential Multi-Family Residential Mobile Home Residential Farmsteads Vacant Lands Communications Commercial Industrial Public & Institutional Parks & Recreation Golf Course Wooded Lands Transportation Open Water Wetlands E Feet ,400 DATA SOURCES: BASE DATA PROVIDED BY MONROE CO, WI. AERIAL IMAGERY PROVIDED BY WROC Printed by: abremer, File: P:\60s\67\ \GIS\TID#8 Amendment1 ELU Map_ mxd Print Date: 4:31:10 PM 8/30/2016

91 HOLLISTER SUMNER OAK CLARK MCLEAN 12 KILBOURN WISCONSIN EAST WOODARD CEDAR LA WILLIAMS BENTON SUMNER JOHN WASHINGTON Park and Open Space TOWNLINE LAKE CADY PACKARD PEARL JACKSON CLARK NOTT JACKSON FOSTER Downtown Mixed Use WOODARD NOTT GLENDALE EAST BROWNELL PLASTIC Business Park TORO CADY ELM MCCAUL HOLLISTER MONROE LACROSSE OAK Transportation SARATOGA MONROE LACROSSE EAST WISCONSIN MONROE KING FARMER DONNA MARY KAY Medium Denisty Residential PRIVATE RD High Density Residential BIRCH LA DOGWOOD LA CIRCLE MONOWAU MILWAUKEE MONOWAU KILBOURN MILWAUKEE WOODARD PRIVATE RD MONOWAU WISCONSIN MONOWAU JUNEAU JUNEAU JUNEAU JUNEAU JUNEAU JUNEAU MADISON COUNCIL HOLLISTER COUNCIL STOUGHTON COUNCIL HOLTON CAMERON KILBOURN COUNCIL GLENDALE PRIVATE RD SIME PRIVATE RD FAIR CLIFTON VIEW 16 TRUMAN ELIZABETH MCLEAN GOODLAND SCHALLER 131 MASON LOGAN CLIFTON Medium Density Residential Commercial GRAIN Industrial HOLLISTER DAWNEE LEE CT MCADAMS GLENVIEW CENTER GOOSE Public and Institutional 90E TID #8 FUTURE LANDUSE CITY OF TOMAH MONROE COUNTY, WI LEGEND TID#8 Amendment #1 Boundary TID #8 Boundary Parcel Boundaries Municipal Boundary Wetlands Medium Density Residential High Density Residential Planned Neighborhoods Downtown Mixed Use Commercial Business Park Industrial Public and Institutional Park and Open Space Transportation E DATA SOURCES: BASE DATA PROVIDED BY MONROE CO, WI. AERIAL IMAGERY PROVIDED BY WROC Flood Zone A Flood Zone AE Feet ,400 Printed by: abremer, File: P:\60s\67\ \GIS\TID#8 Amendment1 FLU Map_ mxd Print Date: 4:33:59 PM 8/30/2016

92 HOLLISTER SUMNER OAK CLARK MCLEAN 12 KILBOURN EAST WISCONSIN WOODARD CEDAR LA MAY WILLIAMS BENTON SUMNER R-4 Manufactured home residential district TOWNLINE JOHN WASHINGTON MAY LAKE ELM CIRCLE MADISON CADY PACKARD CADY I Institutional district R-2 One- and two-family residential district MCCAUL MONOWAU COUNCIL PEARL JUNEAU JACKSON HOLLISTER HOLLISTER MILWAUKEE COUNCIL LACROSSE STOUGHTON CLARK OAK MONOWAU JUNEAU COUNCIL HOLTON CAMERON JACKSON FOSTER ROW JUNEAU MONROE JUNEAU COUNCIL CAMERON NOTT KILBOURN KILBOURN WOODARD SARATOGA MONROE LACROSSE MILWAUKEE MONOWAU WOODARD JUNEAU COUNCIL NOTT GLENDALE GLENDALE PRIVATE RD C-1 Conservancy district EAST JUNEAU PRIVATE RD EAST WISCONSIN WISCONSIN B Business district MONROE BROWNELL KING FARMER MONOWAU DONNA MARY KAY PLASTIC R-3 Multifamily residential district SIME ASPEN LA M-2 General industrial district TORO PRIVATE RD R-5 Mobile home district BIRCH LA PRIVATE RD FAIR 16 MCLEAN MASON CLIFTON M-1 Limited industrial district LOGAN VIEW TRUMAN ELIZABETH SCHALLER 131 A-1 Agricultural district GRAIN DAWNEE LEE CT GOODLAND HOLLISTER MCADAMS GOOSE GLENVIEW CENTER R-1 Single-family residential district 90E Map Disclaimer Parcels in the amended TID #8 boundary were temporary zoned A-1 Agriculture prior to the approval of this territory amendment. Future permanent rezoning of these parcels is anticipated as part of future development proposals for portions of this territory in accordance with the City's Comprehensive Plan and Zoning Code. TID #8 ZONING CITY OF TOMAH MONROE COUNTY, WI LEGEND TID#8 Amendment #1 Boundary TID #8 Boundary Parcel Boundaries Municipal Boundary Flood Zone A Flood Zone AE A-1 Agricultural district B Business district B-2 Highway district C-1 Conservancy district I Institutional district M-1 Limited industrial district M-2 General industrial district M-3 Highway industrial district R-1 Single-family residential district R-2 One- and two-family residential district R-3 Multifamily residential district R-4 Manufactured home residential district R-5 Mobile home district Feet ,400 DATA SOURCES: BASE DATA PROVIDED BY MONROE CO, WI. AERIAL IMAGERY PROVIDED BY WROC Printed by: abremer, File: P:\60s\67\ \GIS\TID#8 Amendment1 Zoning Map_ mxd Print Date: 4:30:53 PM 8/30/2016 ROW Verify E

93 HELM 12 MILL CARDINAL LESLYE HERCULES LORI HOLLISTER KILBOURN WOODARD WINNEBAGO OAK CLARK WOODARD WATERMAN CEDAR LA HANSEN CAROL KAY JEFFERSON ARTHUR PRIVATE RD NORTH PINE GLENDALE RUSCH JAMES PARK VIEW GREEN ACRES WILLIAMS BENTON TOWNLINE LAKESIDE BRANDON CHARLES ELLEN BUTTS ANN LAKE MAY PEARL PACKARD JACKSON CADY ELM MCCAUL JUNEAU SUMNER CLARK OAK FOSTER WASHINGTON SARATOGA LACROSSE EAST BROWNELL KING FARMER DONNA MONOWAU MARY KAY PLASTIC TORO MARTIN KRISTI VICKI SHERI GRANT COUNCIL LINCOLN HOLLISTER STOUGHTON HOLTON 16 CAMERON ¾½ ¾½ ¾½ ¾½ ¾½ ¾½ SCHNEIDER LISA SQ DANA JERRY MARIE PRIVATE RD EDGEWOOD AVE PRIVATE RD HARRISON BUTTS SUMNER PARK ACCESS PRIVATE RD MONOWAU LINCOLN CIRCLE MONOWAU HOLLISTER MONROE MCLEAN JUNEAU MILWAUKEE MONOWAU JUNEAU KILBOURN JUNEAU NOTT MONROE NOTT GLENDALE MILWAUKEE PRIVATE RD EAST WISCONSIN WISCONSIN WISCONSIN MONROE ASPEN LA BIRCH LA DOGWOOD LA JODI GRASSMAN MADISON COUNCIL COUNCIL KILBOURN COUNCIL ¾½ PRIVATE RD CLIFTON SIME PRIVATE RD REZIN CLIFTON 12 FAIR MCLEAN MASON CM ELIZABETH LOGAN 131 LOGAN GRAIN GRANITE SCHALLER HOLLISTER VIEW DAWNEE GRANOLA MCADAMS GLENVIEW ¾½ ¾½ ¾½ ¾½ CENTER ¾½ GOOSE ¾½ ¾½ 90E TID Amendment Area: Project Type A: Infrastructure for Development (water and sewer extension to serve area, Grain Ave reconstruction, stormwater ponds, etc.) Project Type C: Site Improvements Project Type D: Environmental Studies and Remediation Project Type E: Development Funds/Incentives Project Type F: Planning, Promotion & Development Project Type G: Real Estate Aquisition Project Type I: Administration/Organization Project Type J: Financing Costs GOPHER GOPHER GOPHER INTERSTATE ACCESS INTERSTATE ACCESS HIAWATHA HIBISCUS PRIVATE RD HERCULES HERB INTERSTATE ACCESS HIAWATHA HIGHGATE TID #8 PROJECT LOCATIONS CITY OF TOMAH MONROE COUNTY, WI LEGEND TID #8 0.5-Mile Buffer Project Type Proposed TID #8 Amendment Parcels TID #8 Amendment #1 Boundary TID #8 Boundary TID #8 Parcels Parcel Boundaries Municipal Boundary ¾½ Recreation Trail Street and Utilities Streetscaping/Infrast. A. Infrastructure for (Re)Development of the Area B. Streetscaping Improvements C. Site Improvements D. Environmental Studies and Remediation E. Development Funds/Incentives F. Planning, Promotion & Development G. Real Estate Inspection, Acquisition, Vacating, and Relocating for Public Works and Other TID Eligible Projects H. Contributions to a Community Development Authority (CDA) or Redevelopment Authority (RDA) I. Administrative/Organizational Costs J. Financing Costs Project A through J may occur anywhere within TID #8, or the area within 0.5 miles of the boundary of TID #8 in accordance with the adopted TID #8 Project Plan and Wisconsin State Statute Refer to the TID #8 Project Plan for more detail. DATA SOURCES: BASE DATA PROVIDED BY MONROE COUNTY. TID #8 DATA PROVIDED BY MSA E Feet ,000 Printed by: abremer, File: P:\60s\67\ \GIS\TID#8 Amendment1 Project Locations Map_ mxd Print Date: 10:43:11 AM 9/19/2016