Plan Commission Agenda Packet 10.13.2026

PLAN COMMISSION AGENDA – 10/13/2026 Mtg (Meets monthly on 2nd Tuesday of each month) Page 1 of 2 PLAN COMMISSION Agenda Tuesday, October 13, 2026–5:00 p.m. Government Center Room 270 Microsoft Teams Meeting ID: 213 346 808 002 9 Passcode: ae2JN9FU Direct Link: Link to Meeting Or call in (audio only) 1-872-242-8028| Phone Conference ID: 482 878 587# MISSION STATEMENT: To guide and coordinate development including harbor related issues in accordance with existing and future needs. City Code 98-2. COMMITTEE MEMBERS: Jim Paine, Tylor Elm, Lindsey Graskey, Garner Moffat, Anne Porter, and Lynn Wohlwend 1 ROLL CALL 2 APPROVAL OF MINUTES 2.1 Plan Commission Minutes (September 8, 2026) 3 REPORTS 3.1 Revitalize, or Die Assessment Report 4 OLD BUSINESS 4.1 Review and Approve Designated Outdoor Refreshment Area Ordinance and Resolution 4.2 Review for Approval – Downtown Superior Design Guidelines 5 NEW BUSINESS 5.1 Small Business Grant Application Review & Recommendations a. JJMAC Properties b. AJCT Properties, LLC 5.2 Review and approve Vision LLCs request for a driveway easement from the City of Superior 5.3 Public Hearings a. Resolution of the Plan Commission of the City of Superior Approving an Amendment to Project Plan and Amended Boundaries for Tax Incremental District No. 14 City of Superior, Wisconsin • Project Plan Amendment (which is Exhibit A to the Resolution) • Copy of Notice of Public Hearing (as published in the Superior Telegram) b. Resolution of the Plan Commission of the City of Superior Approving an Amendment to Project Plan and Amended Boundaries for Tax Incremental District No. 18 City of Superior, Wisconsin • Project Plan Amendment (which is Exhibit A to the Resolution) • Copy of Notice of Public Hearing (as published in the Superior Telegram) PLAN COMMISSION AGENDA – 10/13/2026 Mtg (Meets monthly on 2nd Tuesday of each month) Page 2 of 2 6 RECURRING BUSINESS a. Planning & Development Director Report 7 ADJOURNMENT Notice is hereby given that a majority of the members of the Common Council may be present at the meeting, and although this may constitute a quorum of the Common Council, the Council will not take any action at this meeting. Meetings are recorded and published on the City of Superior website. Pursuant to the Americans with Disabilities Act of 1990, if you are in need of an accommodation to participate in the public meeting process, please call (715) 395-7200 by 4:30 p.m. on the day prior to the scheduled meeting date (OR dial 711 for Telecommun ications Relay Service). The City will attempt to accommodate any request depending on the amount of notice received. In compliance with Wisconsin Open Meetings Law, this agenda was posted on 10/8/2026 at the following locations: Superior Government Center, Douglas County Courthouse, Superior Public Library, and online at https://www.ci.superior.wi.us/agendacenter. It was also emailed the Superior Telegram. PLAN COMMISSION MINUTES - 9/8/26 Mtg (Meets monthly on 2nd Tuesday of each month) Page 1 of 2 PLAN COMMISSION Minutes September 8, 2026 Regular Meeting The meeting was called to order by Chair Paine at 6:02 pm on September 8, 2026, in Government Center Room 270. 1 ROLL CALL PRESENT: Jim Paine, Lynn Wohlwend, Garner Moffat, Tylor Elm, Lindsey Graskey and Anne Porter VIRTUAL: ABSENT: Brian Finstad CITY STAFF PRESENT: Director Serck, Tech Granlund and Jeff Skrenes OTHERS PRESENT: Shelley Nelson 2 APPROVAL OF MINUTES 2.1 Plan Commission Minutes (August 24, 2026) MOTION to approve the August 24, 2026, minutes by Commissioner Moffat, seconded by Commissioner Elm. Carried. 3 OLD BUSINESS 3.1 Review and Approve Designated Outdoor Refreshment Area Ordinance and Resolution No new updates MOTION by Commissioner Elm, seconded by Commissioner Moffat to hold in committee until next meeting. Carried. 3.2 Review for Approval – Downtown Superior Design Guidelines Commissioner Paine discussed the proposed RFP (request for proposal) and informed the Commission that staff is seeking input regarding the boundaries, as well as general discussion and feedback on the proposal. MOTION by Commissioner Moffat, seconded by Commissioner Graskey to approve the Request for Proposal for the Superior Downtown Design Guidelines. Carried. The Plan Commission discussed the language in the RFP for the Superior Downtown Design Guidelines, including the proposed boundaries, which buildings may be eligible, the name of the RFP and potential opportunities in the future. Administration will incorporate the Commission’s requested changes into the Request for Proposal. MOTION by Commissioner Moffat, seconded by Commissioner Paine to approve the Request for Proposal for the Superior Downtown Design Guidelines with the discussed amendments that administration will apply. Carried. Commissioner Porter abstained from the vote. PLAN COMMISSION MINUTES - 9/8/26 Mtg (Meets monthly on 2nd Tuesday of each month) Page 2 of 2 3.3 Discussion and consideration of the proposed design and framework for the City’s Community Land Trust Program Jeff Skrenes spoke to the Plan Commission regarding the proposed Community Land Trust Policy Framework he developed, and the changes incorporated following the previous month’s Plan Commission meeting. He also answered questions from the Commission. Mr. Skrenes asked the Plan Commission for input regarding the acquisition of real property. The Memorandum of Understanding is anticipated to be ready in November. Plan Commissioners expressed support for the guidelines presented. 4 NEW BUSINESS 4.1 Resolution of the Plan Commission of the City of Superior, Wisconsin, Calling for Public Hearing on an Amendment to the Project Plan for Tax Incremental District Number Fourteen Director Serck the proposed amendment to the project plan for tax incremental district number fourteen showing the Plan Commission the proposed updated map and purposed for the proposed changes. MOTION to approve the resolution of the Plan Commission of the City of Superior, Wisconsin, Calling for Public Hearing on an Amendment to the Project Plan for Tax Incremental District Number Fourteen by Commissioner Elm, seconded by Commissioner Moffat. Carried. 4.2 Resolution of the Plan Commission of the City of Superior, Wisconsin, Calling for Public Hearing on an Amendment to the Project Plan for Tax Incremental District Number Eighteen Director Serck the proposed amendment to the project plan for tax incremental district number eighteen showing the Plan Commission the proposed updated map and purposed for the proposed changes. MOTION to approve the resolution of the Plan Commission of the City of Superior, Wisconsin, Calling for Public Hearing on an Amendment to the Project Plan for Tax Incremental District Number Eighteen by Commissioner Elm, seconded by Commissioner Porter. Carried. 5 RECURRING BUSINESS 5.1 Planning & Development Director Report Commissioner Paine spoke about the Revitalize or Die Civic Assessment. Requesting the report to be added to the Plan Commission packet for this meeting. 5.2 Housing Coordinator Update No new updates. 6 ADJOURNMENT Meeting adjourned at 7:30 pm Respectfully submitted by Amanda Granlund. Three Day Civic Assessment Report City of Superior, Wisconsin June 2026 Conducted by Jeff Siegler of Revitalize, or Die. Executive Summary At the invitation of Mayor Jim Paine, I conducted a Three Day Civic Assessment in Superior, Wisconsin in June 2026. The itinerary included a city tour with the Mayor, a downtown walking tour with Councilman Garner Moffat, and an evening presentation to the full City Council on Tuesday. Wednesday brought meetings with the Chamber of Commerce director and a board member, Councilwoman Caren, the Business Improvement District staff, the staff of The Development Association, and Councilwoman Anderson. The assessment concluded Thursday morning with a meeting with the BID Board of Directors. Superior is a city with genuine assets, intact working-class neighborhoods, access to nature, a compelling built environment, and an authenticity that is increasingly rare and increasingly valuable. It also faces real and addressable challenges: barriers to downtown renovation investment, a sense of pessimism around revitalization efforts and an absence of deliberate civic storytelling. The recommendations in this report are organized around those challenges, grounded in what was observed and heard across three days of meetings. Community Strengths and Assets Any useful assessment must begin with an honest accounting of what a community actually has. Superior's advantages are real, and strategy built on them is more durable than strategy built on aspiration. The working-class residential neighborhoods are largely intact, built well, still livable, and still supporting the outcomes that make a city worth living in. Across much of the country, comparable housing stock has been lost to neglect, teardown, or sprawl, and it cannot be rebuilt on demand. These neighborhoods are an asset of the first order and should be protected as such in every planning and policy decision that comes before the City. A resident can still bike from the center of Superior to a fishing or swimming hole. In most American cities, sprawl has severed that relationship between daily life and the natural environment in ways that are expensive to reverse and often impossible. 1 Superior's compact development pattern preserves it, with direct benefits for physical and mental health, for the quality of life that attracts and retains families, and for local economic circulation. Spending that might otherwise flow to developers and national chains at the urban periphery stays in the community instead. Superior is also one of the more photogenic cities in the region, not because everything is polished, but because it is real. The combination of industrial infrastructure, water, dramatic weather, and a built environment of steel, stone, and brick produces a character that ages well and becomes more visually compelling over time. Natural materials weather; they do not simply deteriorate. That matters in an era when social media has made authenticity both visible and valuable. A community that looks like itself, rather than like a generic suburban template, has something that cannot be manufactured and that a growing number of people actively seek out. The streetscape improvements on Hammond Avenue represent a proof of concept that deserves to be built upon. A relatively modest investment in the public right-of-way, slowing traffic, improving the pedestrian environment, making the street more attractive, has a measurable and lasting effect on how residents feel about a place, and consequently on adjacent property values and private reinvestment. The Hammond Avenue project should be treated as a template, not a one-time initiative. Key Challenges The business community does not feel adequately represented in City decision-making. This is a relationship problem as much as a policy problem, and it tends to compound over time: businesses that feel unheard become less likely to invest, and less likely to extend goodwill when friction arises. The Building Department's reputation within the business community was raised as a particular source of frustration, permitting and renovation processes were described as difficult to navigate and, in at least one specific instance, as reflecting a misreading of the underlying code. There was also a view, expressed by Chamber representatives, that the City has been too willing to insert itself into event programming and other activities better suited to the private or non-profit sectors. BID staff identified a concrete and correctable problem: the Building Department has reportedly been advising property owners that an elevator is required for ADA compliance in all multi-story renovation scenarios. This is not always accurate. The requirement is conditional, dependent on specific tests set out in the applicable code, and the blanket application of an elevator requirement where none legally exists appears to be deterring renovation investment in downtown buildings. This should be verified immediately and, if confirmed, corrected. It is precisely the kind of administrative friction that, unaddressed, quietly kills the investment a community is trying to attract. 2 The upper floors of Superior's downtown buildings represent significant latent value sitting largely empty and waiting. A subset of property owners appear content to hold these buildings without investing in or selling them, which suppresses the broader downtown market and limits the quality of tenants the district can attract. The BID Board made a point worth emphasizing here: low vacancy is not necessarily a sign of health. When rents are low, they attract businesses that are under-resourced or poorly positioned, rather than driving renovation and reinvestment. Demand for renovated space should not be assumed absent simply because renovated space does not currently exist, it is more likely waiting. Perhaps the most consistent theme across the entire assessment was this: Superior does not have a clearly defined self-image, and no one is currently telling its story. The decline of local media has left a vacuum that the City and its civic organizations have not yet filled. This matters because communities that cannot articulate who they are and what they offer cannot effectively attract new residents, support existing businesses, or build the civic pride that sustains long-term investment. Superior has a compelling story, its history, its Edmund Fitzgerald connection, its built environment, its neighborhoods, that is simply not being assembled and told. The state highway running through Councilwoman Anderson's district was a central topic of our meeting and deserves direct attention. As currently configured, the roadway reduces walkability, depresses adjacent property values, and creates measurable health impacts for nearby residents, with little or no offsetting economic benefit. Two approaches were discussed: planting trees as close to the roadway as possible, and a sustained political advocacy campaign directed at state officials to address the roadway configuration at its source. District and Organizational Notes The University District is primarily residential, with the university and technical college as its institutional anchors. Sidewalk improvement projects are underway, which is the right investment. Several intersections remain uncontrolled and should be addressed. The street trees in this district are already delivering real returns, traffic calming, pedestrian safety, improved air quality, reduced stormwater runoff, and lower heating and cooling costs for adjacent properties, and should be protected and expanded. BID staff raised an aspiration worth supporting: a new downtown park designed not as a conventional playground but as a genuine public plaza, a place where residents can sit, have coffee or a meal, and gather informally. The difference between a park people pass through and a plaza people choose to spend time in is largely one of design intent, and it is worth getting right. The Development Association, whose staff, Jim, Janice, and Liz, were met with Wednesday afternoon, is doing exactly the kind of work that needs to be done. Operating 3 from the former post office and courthouse buildings, the organization runs a shared commercial kitchen, a small business incubator, and a zero-percent interest micro-loan fund with a six-month payment deferral. Thirty-one businesses currently operate across three buildings, and several have already graduated into their own standalone spaces. The program is functioning well and should be considered a model for future small-business support. The organization is also actively preparing businesses for the disruption of the upcoming bridge closure, which reflects sound operational foresight. The BID Board meeting produced several observations worth preserving. One board member offered a framing that captures a core principle of downtown planning: when the edges expand, the core dies. Growth at the periphery of a commercial district should not come at the expense of investment in its center. The Board also emphasized making renovation economics explicit and legible, building representative pro formas, identifying the gap between renovation cost and achievable rent with specificity, and then designing financial tools to close it. The Board also proposed a concept worth pursuing: a "Keep It Superior" campaign spotlighting downtown businesses during the bridge replacement period, when reduced traffic is likely to suppress visibility and foot traffic. Recommendations The combination of tools available to Superior for spurring downtown renovation investment is genuinely strong, but those tools need to be deployed together. The first step is to verify and correct the ADA elevator code misapplication immediately; this is a low-cost administrative fix with potentially significant consequences for renovation activity. The second is to pursue local historic district designation. Stacking available state and federal historic tax credits can reduce qualifying renovation costs by up to forty percent, a level of cost reduction that, well communicated to property owners and developers, should meaningfully accelerate private investment in the historic building stock. Beyond incentives, the City needs a code enforcement posture that makes holding buildings in poor condition more costly than renovating or selling them. A vacant property registry paired with active building and fire code enforcement is the appropriate mechanism, beginning with safety hazards and extending to maintenance and upkeep standards. The goal is to present property owners with a clear choice: invest, or sell to someone who will. The Hammond Avenue improvement is the right model and should be replicated. Pedestrian-priority streets, trees, reduced traffic speeds, improved walking conditions, are the primary mechanism by which a city influences how residents feel about where they live, and therefore whether they stay and invest. Property values rise, reinvestment follows, and health outcomes improve. The street environment is economic development. This principle applies with particular urgency to the highway corridor through 4 Councilwoman Anderson's district, where tree planting along the roadway should begin as quickly as possible, independent of any state-level process. The vacuum left by the decline of local media will not fill itself. The City and its civic partners need to take deliberate ownership of Superior's narrative and invest in communicating it consistently to current residents, prospective new ones, and the broader region. The Edmund Fitzgerald connection, the industrial heritage, the waterfront, the intact neighborhoods, all of it is material. The "Keep It Superior" campaign proposed by the BID Board is a strong near-term vehicle. Over the longer term, the City should develop a sustained communications capacity that does not depend on traditional media to carry its story. The bridge replacement is a disruption, but it is also an opportunity, and preparation should begin now rather than after the closure starts. The Development Association is already helping businesses prepare for the disruption side. The City should be equally focused on the opportunity side: what does Superior want to attract when the bridge reopens and regional attention is briefly on the community? A billion-dollar infrastructure project is a platform. The question is whether there is a strategy to take advantage of it. The North End has significant long-term potential, and the right approach is patience. Strong districts are built over years and decades, not a single development cycle. The temptation to solve it with a single large developer and a fast, large-scale project should be resisted, that approach tends to produce mediocre results and concentrates the resulting wealth outside the community. The better path is to finalize appropriate zoning and design standards, keep lot sizes small, and allow local builders to develop the area incrementally. The results will be better, and the wealth created will stay local. A Note on Decision-Making A comprehensive project list is not the deliverable of this assessment, and it is not recommended as the primary tool for civic governance. In practice, long project lists provide limited ongoing guidance, priorities shift, resources are constrained, and a list compiled today does not help a council member make a better decision next year. What does help is a better decision-making lens. The recommendation is to move away from a growth-for-growth's-sake model, in which all investment and all development are treated as inherently positive, and toward a framework centered on community health. The question to ask of any proposed action is not whether it generates activity or growth, but whether it makes residents healthier, socially, mentally, physically, or fiscally. That question, applied consistently, tends to produce decisions that serve the long-term interests of the people who actually live in Superior, rather than the short-term interests of those passing through it or extracting value from it. It is also, over time, what builds a city worth living in. 5 To: Contact: AJCT Properties LLC Belknap Plumbing Parking Lot Project Name: Bid Number: 23240-2027 Fax: Superior, WI 54880 Address: 10 Scharte Drive Phone: 715-394-7754 Project Location: 2803 Banks Avenue, Superior, WI Bid Date: 10/2/2026 Total Price Unit Item Description Estimated Quantity $77,816.00 1.00 LS Parking Lot - Approx. Area: 16,700 SF Remove Existing Asphalt Pavement And Dispose. Excavate 10" Below Existing Pavement And Haul Off Site. Place 10" Of Base Course. Fine Grade Base Course To Drain, Water, And Compact. Pave 3" Average Compacted Depth Asphalt In Two Lifts. Stripe Parking Lot. Notes: • Base course shall be supplied & installed by others to +/- .10 ft of finished base elevation prior to fine grading. • All private utilities shall be located & marked by customer. Not responsible for repairs if not marked. • Not responsible for damage to any concrete and/or asphalt that equipment is required to cross to access work area. • Customer shall be responsible for backfilling asphalt edges as desired. Lawn restoration not included. • Customer shall obtain all required permits and approvals prior to the start of work. • Due to harsh winter weather, future cracking of the asphalt pavement is not covered by warranty. • A signed contract is required prior to the start of work. • This proposal shall be included in contract. Progress payments shall be invoiced and paid monthly. • After signing, please retain one copy and forward a copy to our office on or before the cancellation date. • This proposal shall be automatically cancelled if written acceptance has not been received by Contractor within 15 days of the Proposal Date and/or at any time before performance of the work hereunder upon CONTRACTOR'S determination that there is inadequate assurance of payment. Payment Terms: Payment is due upon receipt of invoice. By my signature herein I authorize CONTRACTOR to review personal OR business Credit Reports to evaluate financial readiness to pay amounts set forth in this Proposal/Contract. ACCEPTED: The above prices, specifications and conditions are satisfactory and hereby accepted. Buyer: Signature: Date of Acceptance: CONFIRMED: Monarch Paving Authorized Signature: Estimator: Patrick Hahn 715-392-1989 patrick.hahn@monarchpaving.com Page 1 of 1 10/2/2026 11:48:47 AM F STREET(NOT BUILT) EAST 2ND STREET (US HWY. NO. 53) (BAY ST PER PLAT) E STREET E 1ST STREET(WATER STREET PER PLAT) S45°49'21"E 299.83(M) 300(R) S44°10'39"W 120.00 N45°49'21"W 215.95 S44°10'39"W 155.00 N44°10'39"E 100.00 E STREETS45°49'21"E947.78(M)948(R) 33.0060.00 ohu ohu ohu ohu ohu ohu EM NO SERVICE N44°10'39"E290.49(M) 290(R)105.34 99.94(M) 100(R)50.583 56.436.4 BUILDING #49 GARAGE299.83(M) 300(R) 15.0020 VISION WI49LLCPID NO. 02-802-07102-0235,797 Sq. Feet0.82 Acres CITY OF SUPERIORPID NO. 02-802-07102-00 GM MH N44°10'39"E 101.17 N45°49'21"W 280.44 N01°39'43"W27.03(M)27.10(R) 299.83(M) 300(R) 19.3918.83120.00 N45°49'21"W 665.89(M) 666(R) 80 108 80 108 PROPOSED BUILDING1010 1010 1010 1010 POB EASEMENT20 POB POC SET 3/4" CAPPED REBAR RLS. NO. S-3004BOUNDARY LINE AS SURVEYEDEXISTING BUILDINGSSURVEY LINERIGHT OF WAY LINE (R)-RECORD DIMENSION(M)-FIELD MEASURED DIMENSIONBITUMINOUS SURFACEGRAVEL SURFACE CONCRETE SURFACEOVERHEAD UTILITIESCENTER LINE LEGENDC/L-CENTER LINEohuEXISTING PLAT LINE CONCRETE CURB & GUTTERPLAT DIVISION LINEWATER VALVETELECOM PEDESTALSIGN FOUND CAPPED REBAR RLS. S-2547UTILITY POLEMISC MANHOLEFOUND CAPPED REBAR RLS. S-1137 FOUND IRON PIPEHYDRANTGAS METER ELEC TRANSFORMERELEC METERAC UNITSET SPIKESET MAG NAILEM MH GM PROPOSED EASEMENT LINE (POB)-POINT OF BEGINNING(POC)-POINT OF COMMENCMENT SCALE IN FEET400 SURVEYOR'S NOTES1.THIS SURVEY HAS BEEN PREPARED WITHOUT BENEFIT OF A TITLECOMMITMENT OR TITLE OPINION. A TITLE SEARCH FORRECORDED OR UNRECORDED EASEMENTS WHICH MAY BENEFITOR ENCUMBER THIS PROPERTY HAS NOT BEEN COMPLETED BYALTA LAND SURVEY COMPANY. THE SURVEYOR ASSUMES NORESPONSIBILITY FOR SHOWING THE LOCATION OF RECORDED ORUNRECORDED EASEMENTS OR OTHER ENCUMBRANCES NOTPROVIDED TO THE SURVEYOR AS OF THE DATE OF THE SURVEY.2.BEARINGS ARE BASED ON THE DOUGLAS COUNTY COORDINATESYSTEM. (NAD 83 2011)3.BUILDING DIMENSIONS SHOWN ARE FOR HORIZONTAL &VERTICAL PLACEMENT OF STRUCTURE ONLY. SEE ARCHITECTURALPLAN FOR BUILDING FOUNDATION DIMENSIONS. ROYEVRUS DNALWISCONSINDAVID R.EVANSONS - 3004DULUTHMN I hereby certify that this survey was prepared by meor under my direct supervision in accordance withChapter AE-7 that it is correct to the best of myknowledge and belief.DATE:11-17-2025_______________________________David R. Evanson WI License #S-3004PHONE: 218-727-5211LICENSED IN MN & WIWWW. ALTALANDSURVEYDULUTH.COMALTALAND SURVEY COMPANYDATE:11-17-2025JOB NO:25-343ADDRESS:49 E 2ND ST,SUPERIOR, WI 54880SHEET 1 OF 1CLIENT:VISION INCREVISIONS: ADD CITY OF SUPERIOREASEMENT LEGAL DESCRIPTIONMAP OF SURVEY LEGAL DESCRIPTION PER DOCUMENT NO. 951809That parcel of land in Section Thirteen (13), Township Forty-nine (49)North, Range Fourteen (14) West, (Government Lot 2) described asfollows:Commencing on the Centerline of Bay Street (East 2nd Street) and "E"Street in Roy's Addition, thence Southeasterly along the Centerline of BayStreet a distance of 33.0 feet, thence Northeasterly, a distance of 60.0 feetto the point of beginning; thence continuing Northeasterly along said line adistance of 120.0 feet, thence Southeasterly at right angles a distance of300.0 feet; thence Southwesterly at right angles a distance of 120.0 feet,thence Northwesterly at right angles a distance of 300.0 feet to the point ofbeginning, Douglas County, Wisconsin.EXCEPT Parcel 2 of Transportation Project Plat 119g-03-23-4.01, recordedas Document 935399, in Douglas County, Wisconsin. LEGAL DESCRIPTION OF EASEMENT FROM CITY OF SUPERIORThat parcel of land in Section Thirteen (13), Township Forty-nine (49) North, Range Fourteen(14) West, (Government Lot 2) described as follows:Commencing on the Centerline of Bay Street (East 2nd Street) and "E" Street in Roy's Addition,thence Southeasterly along the Centerline of Bay Street a distance of 33 feet, thenceNortheasterly, a distance of 180 feet to the point of beginning; thence continuing Northeasterlyalong said line a distance of 20 feet, thence Southeasterly at right angles a distance of 300feet; thence Southwesterly at right angles a distance of 20 feet, thence Northwesterly at rightangles a distance of 300.0 feet to the point of beginning, Douglas County, Wisconsin. RESOLUTION OF THE PLAN COMMISSION OF THE CITY OF SUPERIOR APPROVING AN AMENDMENT TO PROJECT PLAN AND AMENDED BOUNDARIES FOR TAX INCREMENTAL DISTRICT NO. 14 CITY OF SUPERIOR, WISCONSIN WHEREAS, Tax Incremental District No. 14 (“TID No. 14”) was created by the City of Superior (the “City”) on April 16, 2019 as a blighted area district; and WHEREAS, the Plan Commission has prepared an amendment to the Project Plan for TID No. 14 (the “Amendment”) that includes: a. A statement listing of the kind, number and location of all proposed public works or improvements within TID No. 14 , or to the extent provided in Sections 66.1105(2)(f)1.c. and 66.1105(2)(f)1. h., Wisconsin Statutes, outside of TID No. 14; b. An economic feasibility study; c. A detailed list of estimated project costs; d. A description of the methods of financing all estimated project costs and the time when the related costs or monetary obligations are to be incurred; e. A map showing the original boundary and territory amendment area; f. A map showing existing uses and conditions of real property within the territory to be added and/or remaining in TID No. 14; g. A map showing proposed improvements and uses within TID No. 14 to be added and/or remaining; h. Proposed changes of zoning ordinances, master plan, map, building codes and City ordinances; i. A list of estimated non-project costs; j. A statement of the proposed plan for relocation of any persons to be displaced; k. A statement indicating how the amendment of TID No. 14 promotes the orderly development of the City; l. An opinion of the City Attorney or of an attorney retained by the City advising that the Plan is complete and complies with Section 66.1105(4)(f) , Wisconsin Statutes. WHEREAS, prior to its publication, a copy of the notice of said hearing was sent to the chief executive officer of Douglas County, the School District of Superior, and the Northwoods Technical College , and the other entities having the power to levy taxes on property located within the proposed District, in accordance with the procedures specified in the Tax Increment Law; and WHEREAS, in accordance with the procedures specified in Wisconsin Statutes, Section 66.1105, the Tax Increment Law, the Plan Commission held a public hearing on October 13 , 2026 concerning the proposed Amendment to the Project Plan providing interested parties a reasonable opportunity to express their views thereon. NOW, THEREFORE, BE IT RESOLVED by the Plan Commission of the City of Superior that: 1. The boundaries of TID No. 14 are amended as specified in the Amendment. 2. It approves the Amendment of the Project Plan for TID No. 14 , attached as Exhibit A, and recommends its approval to the Common Council. 3. Amendment of the Project Plan of TID No. 14 promotes orderly development in the City. 4. The City Clerk is hereby directed to provide the Mayor and Common Council with certified copies of this resolution, upon its adoption by the Plan Commission. Adopted this 13th day of October, 2026. Plan Commission Chair 08493\000372\1F47803.DOCX EXHIBIT A AMENDMENT TO PROJECT PLAN (see attached) NOTICE OF PUBLIC HEARING PROPOSED AMENDMENT TO PROJECT PLAN FOR TAX INCREMENTAL DISTRICT NUMBER FOURTEEN CITY OF SUPERIOR, WISCONSIN Notice is hereby given that the Plan Commission of the City of Superior, Wisconsin (the “City”), will meet at 5:00 p.m. on Tu esday, October 13, 2026, in Room 270 of the Government Center, 1316 North 14 th Street, Superior, Wiscons in, for the purpose of conducting a public hearing to consider the prop osed amendment to the Project Plan (the “Project Plan”) for Tax Incremental District Number Fourteen (the “District”), located within the City. The purpose of the proposed amendment is to add additional territory to the District to encourage projects and increase the City’s employment base through incentives for such development. The cost of the proposed ame ndment consists of site improvements, other eligible costs and developer grants, which may be recouped by the City through future tax increment generated from the District. A draft copy of the proposed amendment to the Project Plan is available for public inspection and will be provided upon request at the office of the City Clerk at the Government Center between the hours of 8:00 a.m. and 4:30 p.m., Monday through Friday. All persons interested may appear and be heard at the time and place set forth above. Dated: September 26, 2026. CITY OF SUPERIOR, WISCONSIN By /s/ Jim Paine Chair of Plan Commission October 12, 2026 PR OJECT PLAN AMENDMENT City of Superior, Wisconsin Tax Incremental District No. 14 Prepared by: Ehlers 3001 Broadway St.; Suite 302 Minneapolis, MN 55413 BUIL DING COMMUNITIES. IT’S WHAT WE DO. Tax Incremental District No. 14 Project Plan Amendment City of Superior Prepared by Ehlers Page | 2 KEY DATES Organizational Joint Review Board Meeting Held: October 13, 2026 Public Hearing Held: October 13, 2026 Action by Plan Commission: October 13, 2026 Action by Common Council: November 10, 2026 Action by the Joint Review Board: November 19, 2026 TABLE OF CONTENTS Executive Summary ....................................................................................................................................3 Preliminary Map of Original District Boundary and Territory to be Added .................... 6 Map Showing Existing Uses and Conditions Within the Territory to be Added ........... 8 Preliminary Identification of Parcels to be Added .................................................................... 10 Equalized Value Test ................................................................................................................................. 11 Statement Listing the Kind, Number and Location of All Proposed Public Works or Improvements Within the District ..................................................................................................... 12 Map Showing Proposed Improvements and Uses Within the Territory to be Added ............................................................................................................................................................................ 19 Detailed List of Estimated Project Costs ........................................................................................ 21 Economic Feasibility Study, Description of the Methods of Financing Estimated Project Costs and the Time When Related Costs or Monetary Obligations are to be Incurred ......................................................................................................................................................... 22 Annexed Property..................................................................................................................................... 27 Estimate of Property to be Devoted to Retail Business ......................................................... 27 Proposed Changes of Zoning Ordinances, Master Plan, Map, Building Codes and City Ordinances ......................................................................................................................................... 27 Statement of the Proposed Method for the Relocation of any Persons to be Displaced ...................................................................................................................................................... 28 How Amendment of the Tax Incremental District Promotes the Orderly Development of the City ....................................................................................................................... 28 List of Estimated Non-Project Costs................................................................................................ 29 Legal Opinion Advising Whether the Plan is Complete and Complies with Wis. Stat. § 66.1105(4)(f) ............................................................................................................................................30 Calculation of the Share of Projected Tax Increments Estimated to be Paid by the Owners of Property in the Overlying Taxing Jurisdictions .................................................... 31 Tax Incremental District No. 14 Project Plan Amendment City of Superior Prepared by Ehlers Page | 3 SECTION 1: Executive Summary DESCRIPTION OF DISTRICT Tax Incremental District (“TID”) No. 14 (“District”) is a 1.64 -acre Blighted Area District created on April 16, 2019. The District was created to: • Promote development, redevelopment, and appreciation in the value of existing properties. The Cobblestone Hotel was developed on this site in 2022. Purpose of Amendment The purpose of this amendment, referred to hereafter as the Plan, the Amendment, or the Plan Amendment, is to: • Add territory to the District as permitted under Wis. Stat. § 66.1105(4)(h)2. This is the first of four permitted territory amendments available to the District. • Amend the categories, locations or costs of project costs to be made as permitted under Wis. Stat. § 66.1105(4)(h)1. (“Project”). Estimated Total Project Cost Expenditures The City anticipates making total expenditures of approximately $ 1.4 million (“Project Costs”) to undertake the projects listed in this Project Plan (“Plan”). Project Costs include Development Incentives; Property Acquisition and Demolition; Utility Upgrades and Improvements; and Infrastructure and Sidewalks. Incremental Valuation The City projects that new land and improvements value of approximately $20,000,000 will result from the Project. Creation of this additional value will be made possible by the Project Costs made within the District. A table detailing assumptions as to the development timing and associated values is included in the Economic Feasibility Study located within this Plan. Expected Termination of District Based on the Economic Feasibility Study located within Section 9 of this Plan, the City anticipates that the District will generate sufficient tax increment to pay all Project Costs within 22 of its allowable 27 years. Tax Incremental District No. 14 Project Plan Amendment City of Superior Prepared by Ehlers Page | 4 Summary of Findings As required by Wis. Stat. § 66.1105, and as documented in this Plan and the exhibits contained and referenced herein, the following findings are made: 1. That “but for” the creation of this District, the development projected to occur as detailed in this Plan: 1) would not occur; or 2) would not occur in the manner, at the values, or within the timeframe desired by the City. In reaching this determination, the City has considered: The Developer’s representation that the Project is not economically viable without public participation based on extraordinary costs associated with demolition of structures and redevelopment of existing sites. The substantial investment needed to provide the public infrastructure necessary to allow for development within the District. Absent the use of tax incremental financing, the City is unable to fully fund this program of infrastructure improvements. 2. The economic benefits of the District, as measured by increased employment, business and personal income, and property value, are sufficient to compensate for the cost of the improvements. In making this determination, the City has considered t hat the Developer is likely to purchase goods and services from local suppliers in construction of the Project, and induced effects of employee households spending locally for goods and services from retailers, restaurants and service companies. 3. The benefits of the proposal outweigh the anticipated tax increments to be paid by the owners of property in the overlying taxing jurisdictions. As required by Wis. Stat. § 66.1105(4)(i)4., a calculation of the share of projected tax increments estimated to be paid by the owners of property in the overlying taxing jurisdictions has been prepared and can be found in this Plan. However, because the Project would not occur without the use of tax incremental financing, these tax increments would not be paid but for creation of the District. Accordingly, the City finds that the benefits expected to be realized as set forth in this Plan outweigh the value of the tax increments to be invested in the Project. 4. Not less than 50% by area of the real property within the District, as amended, is a blighted area as defined by Wis. Stat. § 66.1105(2)(ae)1., or was a blighted area at the time the District was created. 5. Based on the foregoing finding, the District remains designated as a blighted area district. Tax Incremental District No. 14 Project Plan Amendment City of Superior Prepared by Ehlers Page | 5 6. The Project Costs relate directly to the elimination of blight in the District, consistent with the purpose for which the District is created. 7. Improvements to be made in the District are likely to significantly enhance the value of substantially all of the other real property in the District. 8. The equalized value of taxable property within the territory to be added to the District, plus the incremental value of all existing tax incremental districts within the City does not exceed 12% of the total equalized value of taxable property within the City. 9. The Plan for the District is feasible and is in conformity with the Master Plan of the City. 10. The City estimates that none of the territory within the District will be devoted to retail business at the end of the District’s maximum expenditure period, pursuant to Wis. Stat. § 66.1105(5)(b). 11. That there are no parcels to be included within the District that were annexed by the City within the preceding three-year period. Tax Incremental District No. 14 Project Plan Amendment City of Superior Prepared by Ehlers Page | 6 SECTION 2: Preliminary Map of Original District Boundary and Territory to be Added Map Found on Following Page. Tax Incremental District No. 14 Project Plan Amendment City of Superior Prepared by Ehlers Page | 7 Tax Incremental District No. 14 Project Plan Amendment City of Superior Prepared by Ehlers Page | 8 SECTION 3: Map Showing Existing Uses and Conditions Within the Territory to be Added Map Found on Following Page. Tax Incremental District No. 14 Project Plan Amendment City of Superior Prepared by Ehlers Page | 9 Tax Incremental District No. 14 Project Plan Amendment City of Superior Prepared by Ehlers Page | 10 SECTION 4: Preliminary Identification of Parcels to be Added Parcel Data 3 06-806-00192-00 1010 Tower Ave O & B Properties LLP 0.24 0.24 4 06-806-00194-00 1002 Tower Ave O & B Properties LLP 0.24 0.24 5 06-806-00197-00 VACANT O & B Properties LLP 0.08 0.08 6 06-806-00198-00 VACANT O & B Properties LLP 0.08 0.08 7 06-806-00199-00 1702 Broadway St O & B Properties LLP 0.30 0.30 TOTALS 3.21 3.21 Percentage of TID Area Designated as Blighted (at least 50%) 100% Blighted g Acres Map Reference Number Parcel Number Address Owner Acres Calculation of Estimated Base Value 1 Parcel Land Improvement Total L and Improvement Total 06-806-00192-00 77,500 0 77,500 90,200 0 90,200 06-806-00194-00 86,000 376,900 462,900 100,100 438,500 538,600 06-806-00197-00 16,000 0 16,000 18,600 0 18,600 06-806-00198-00 16,000 0 16,000 18,600 0 18,600 06-806-00199-00 58,500 40,000 98,500 68,100 46,500 114,600 TOTALS $254,000 $416,900 $670,900 $295,600 $485,000 $780,600 1) Estimated based on values as of January 1, 2026. Actual base value will be as of January 1, 2019. Assessed Value Equalized Value 2 2) Calculation based on aggregate assessment ratio of 85.95%. Tax Incremental District No. 14 Project Plan Amendment City of Superior Prepared by Ehlers Page | 11 SECTION 5: Equalized Value Test The following calculations demonstrate that the City expects to be in compliance with Wis. Stat. § 66.1105(4)(gm)4.c., which requires that the equalized value of the taxable property proposed to be added to the District, plus the value increment of all exi sting tax incremental districts, does not exceed 12% of the total equalized value of taxable property within the City. The equalized value of the increment of existing tax incremental districts within the City, plus the value of the territory proposed to be added to the District, totals $108,878,300. This value is less than the maximum of $ 364,873,236 in equalized value that is permitted for the City. Calculation of City Equalized Value Limit City TID IN Equalized Value (Jan. 1, 2026) $3,040,610,300 TID Valuation Limit @ 12% of Above Value $364,873,236 Calculation of Value Subject to Limit Estimated Base Value of Territory to be Included in District $780,600 Incremental Value of Existing Districts (Jan. 1, 2026) $108,097,700 Total Value Subject to 12% Valuation Limit $108,878,300 Total Percentage of TID IN Equalized Value 3.58% Residual Value Capacity of TID IN Equalized Value $255,994,936 Valuation Test Compliance Calculation City of Superior, Wisconsin Tax Increment District No. 14 Tax Incremental District No. 14 Project Plan Amendment City of Superior Prepared by Ehlers Page | 12 SECTION 6: Statement Listing the Kind, Number and Location of All Proposed Public Works or Improvements Within the District Project Costs are any expenditure made, estimated to be made, or monetary obligations incurred or estimated to be incurred as outlined in this Plan. Project Costs will be diminished by any income, special assessments or other revenues, including user fees or charges, other than tax increments, received or reasonably expected to be received in connection with the implementation of the Plan. If Project Costs incurred benefit territory outside the District, a proportionate share of the cost is not a Project Cost. Costs identified in this Plan are preliminary estimates made prior to design considerations and are subject to change after planning, design and construction is completed. With all Project Costs, the costs of engineering, design, survey, inspection, materials, construction, restoring property to its original condition, apparatus necessary for public works, legal and other consultant fees, testing, environmental studies, permits, updating ordinances and plans, judgments or claims for damages and other expenses are included as Project Costs. The map found in Section 7 of this Plan along with the Detailed List of Project Costs found in Section 8 provide additional information as to the kind, number and location of potential Project Costs. The “Statement of Kind, Number and Location of Proposed Public Works and Other Projects” set forth in the original District Project Plan approved on April 16, 2019 and its subsequent amendment approved on November 10, 2026 is amended to add the following Project Costs that the City has made, expects to make, or may need to make, in conjunction with the implementation of the District’s Plan or this Plan Amendment. Property, Right-of-Way and Easement Acquisition Property Acquisition for Development To promote and facilitate development the City may acquire property within the District. The cost of property acquired, and any costs associated with the transaction, are eligible Project Costs. Following acquisition, other Project Costs within the categor ies detailed in this Section may be incurred to make the property suitable for development. Any revenue received by the City from the sale of property acquired pursuant to the execution of this Plan will be used to reduce the total project costs of the District. If total Project Costs incurred by the City to acquire property and make it suitable for development exceed Tax Incremental District No. 14 Project Plan Amendment City of Superior Prepared by Ehlers Page | 13 the revenues or other consideration received from the sale or lease of that property, the net amount shall be considered “real property assembly costs” as defined in Wis. Stat. § 66.1105(2)(f)1.c., and subject to recovery as an eligible Project Cost. Property Acquisition for Conservancy To promote the objectives of this Plan, the City may acquire property within the District that it will designate for conservancy. These conservancy objectives include: preserving historic resources or sensitive natural features; protection of scenic and hi storic views; maintaining habitat for wildlife; maintaining adequate open space; reduction of erosion and sedimentation by preserving existing vegetation; and providing adequate areas for management of stormwater. The cost of property acquired for conserva ncy, and any costs associated with the transaction, are eligible Project Costs. Acquisition of Rights-of-Way The City may need to acquire property to allow for installation of streets, driveways, sidewalks, utilities, stormwater management practices and other public infrastructure. Costs incurred by the City to identify, negotiate and acquire rights-of-way are eligible Project Costs. Acquisition of Easements The City may need to acquire temporary or permanent easements to allow for installation and maintenance of streets, driveways, sidewalks, utilities, stormwater management practices and other public infrastructure. Costs incurred by the City to identify, negotiate and acquire easement rights are eligible Project Costs. Relocation Costs If relocation expenses are incurred in conjunction with the acquisition of property, those expenses are eligible Project Costs. These costs may include but are not limited to: preparation of a relocation plan; allocations of staff time; legal fees; publica tion of notices; obtaining appraisals; and payment of relocation benefits as required by Wis. Stat. Chapter 32 and Wis. Admin. Code ADM 92. Site Preparation Activities Environmental Audits and Remediation If it becomes necessary to evaluate any land or improvement within the District, any cost incurred by the City related to environmental audits, testing, and remediation are eligible Project Costs. Tax Incremental District No. 14 Project Plan Amendment City of Superior Prepared by Ehlers Page | 14 Demolition To make sites suitable for development, the City may incur costs related to demolition and removal of structures or other land improvements, to include abandonment of wells or other existing utility services. Site Grading Land within the District may require grading to make it suitable for development, to provide access, and to control stormwater runoff. The City may need to remove and dispose of excess material, or bring in fill material to provide for proper site elevations. Expenses incurred by the City for site grading are eligible Project Costs. Utilities Sanitary Sewer System Improvements To allow development to occur, the City may need to construct, alter, rebuild or expand sanitary sewer infrastructure within the District. Eligible Project Costs include, but are not limited to, construction, alteration, rebuilding or expansion of: collection mains; manholes and cleanouts; service laterals; force mains; interceptor sewers; pumping stations; lift stations; wastewater treatment facilities; and all related appurtenances. To the extent sanitary sewer projects undertaken within the District prov ide direct benefit to land outside of the District, the City will make an allocation of costs based on such benefit. Those costs corresponding to the benefit allocated to land within the District, and necessitated by the implementation of the Project Plan, are eligible Project Costs. Implementation of the Project Plan may also require that the City construct, alter, rebuild or expand sanitary sewer infrastructure located outside of the District. That portion of the costs of sanitary sewer system projects undertaken outside the District which are necessitated by the implementation of the Project Plan are eligible Project Costs. Water System Improvements To allow development to occur, the City may need to construct, alter, rebuild or expand water system infrastructure within the District. Eligible Project Costs include, but are not limited to, construction, alteration, rebuilding or expansion of: distribution mains; manholes and valves; hydrants; service laterals; pumping stations; wells; water treatment facilities; storage tanks and reservoirs; and all related appurtenances. To the extent water system projects undertaken within the District provide direct benefit to land outside of the District, the City will make an allocation of costs based on such benefit. Those costs corresponding to the benefit allocated to land within the District, and necessitated by the Tax Incremental District No. 14 Project Plan Amendment City of Superior Prepared by Ehlers Page | 15 implementation of the Project Plan, are eligible Project Costs. Implementation of the Project Plan may also require that the City construct, alter, rebuild or expand water system infrastructure located outside of the District. That portion of the costs of water system projects undertaken outside the District which are necessitated by the implementation of the Project Plan are eligible Project Costs. Stormwater Management System Improvements Development within the District will cause stormwater runoff. To manage this stormwater runoff, the City may need to construct, alter, rebuild or expand stormwater management infrastructure within the District. Eligible Project Costs include, but are not l imited to, construction, alteration, rebuilding or expansion of: stormwater collection mains; inlets, manholes and valves; service laterals; ditches; culvert pipes; box culverts; bridges; stabilization of stream and river banks; and infiltration, filtration and detention Best Management Practices (BMP’s). To the extent stormwater management system projects undertaken within the District provide direct benefit to land outside of the District, the City will make an allocation of costs based on such benefit. Those costs corresponding to the benefit allocated to land within the District, and necessitated by the implementation of the Project Plan, are eligible Project Costs. Implementation of the Project Plan may also require that the City construct, alter, rebui ld or expand stormwater management infrastructure located outside of the District. That portion of the costs of stormwater management system projects undertaken outside the District which are necessitated by the implementation of the Project Plan are eligi ble Project Costs. Electric Service To create sites suitable for development, the City may incur costs to provide, relocate or upgrade electric services. Relocation may require abandonment and removal of existing poles or towers, installation of new poles or towers, or burying of overhead electric lines. Costs incurred by the City to undertake this work are eligible Project Costs. Gas Service To create sites suitable for development, the City may incur costs to provide, relocate or upgrade gas mains and services. Costs incurred by the City to undertake this work are eligible Project Costs. Tax Incremental District No. 14 Project Plan Amendment City of Superior Prepared by Ehlers Page | 16 Communications Infrastructure To create sites suitable for development, the City may incur costs to provide, relocate or upgrade infrastructure required for voice and data communications, including, but not limited to: telephone lines, cable lines and fiber optic cable. Costs incurred by the City to undertake this work are eligible Project Costs. Streets and Streetscape Street Improvements To allow development to occur, the City may need to construct or reconstruct streets, highways, alleys, access drives and parking areas. Eligible Project Costs include, but are not limited to: excavation; removal or placement of fill; construction of road base; asphalt or concrete paving or repaving; installation of curb and gutter; installation of sidewalks and bicycle lanes; installation of culverts, box culverts and bridges; rail crossings and signals; utility relocation, to include burying overhead util ity lines; street lighting; installation of traffic control signage and traffic signals; pavement marking; right-of-way restoration; installation of retaining walls; and installation of fences, berms, and landscaping. Streetscaping and Landscaping To attract development consistent with the objectives of this Plan, the City may install amenities to enhance development sites, rights-of-way and other public spaces. These amenities include but are not limited to: landscaping; lighting of streets, sidewa lks, parking areas and public areas; installation of planters, benches, clocks, tree rings, trash receptacles and similar items; and installation of brick or other decorative walks, terraces and street crossings. These and any other similar amenities installed by the City are eligible Project Costs. Community Development Cash Grants (Development Incentives) The City may enter into agreements with property owners, lessees, or developers of land located within the District for sharing costs to encourage the desired kind of improvements and assure tax base is generated sufficient to recover Project Costs. No cash grants will be provided until the City executes a developer agreement with the recipient of the cash grant. Any payments of cash grants made by the City are eligible Project Costs. Contribution to Redevelopment Authority (RDA) As provided for in Wis. Stat. § 66.1105(2)(f)1.h and Wis. Stat. § 66.1333(13), the City may provide funds to its RDA to be used for administration, planning operations, and capital costs, including but not limited to real property Tax Incremental District No. 14 Project Plan Amendment City of Superior Prepared by Ehlers Page | 17 acquisition, related to the purposes for which it was established in furtherance of any redevelopment or urban renewal project. Funds provided to the RDA for this purpose are eligible Project Costs. Revolving Loan/Grant Program (Development Incentives) To encourage private development consistent with the objectives of this Plan, the City, through its CDA (RDA), may provide loans or grants to eligible property owners in the District. Eligible improvements will be those that are likely to improve the value of the property, enhance the visual appearance of the property and surrounding area, correct safety deficiencies, or as otherwise specified by the RDA in the program manual. Any funds returned to the RDA from the repayment of loans made are not considered revenues to the District and will not be used to offset District Project Costs. Instead, these funds may be placed into a revolving fund and will continue to be used for the program purposes stated above. Any funds provided to the RDA for purposes of implementing this program are considered eligible Project Costs. Miscellaneous Rail Spur To allow for development, the City may incur costs for installation of a rail spur or other railway improvements to serve development sites located within the District. Projects Outside the Tax Increment District Pursuant to Wis. Stat. § 66.1105(2)(f)1.n, the City may undertake projects within territory located within one -half mile of the boundary of the District provided that: 1) the project area is located within the City’s corporate boundaries; and 2) the projects are approved by the Joint Review Board. The cost of projects completed outside the District pursuant to this section are eligible project costs and may include any project cost that would otherwise be eligible if undertaken within the District. The City intends to make the following project cost expenditures outside the District: • Utility Upgrades and Improvements ($300,000) • Infrastructure and Sidewalks ($300,000) Tax Incremental District No. 14 Project Plan Amendment City of Superior Prepared by Ehlers Page | 18 Professional Service and Organizational Costs The costs of professional services rendered, and other costs incurred, in relation to the creation, administration and termination of the District, and the undertaking of the projects contained within this Plan, are eligible Project Costs. Professional ser vices include but are not limited to: architectural; environmental; planning; engineering; legal; audit; financial; and the costs of informing the public with respect to the creation of the District and the implementation of the Plan. Administrative Costs The City may charge to the District as eligible Project Costs reasonable allocations of administrative costs, including, but not limited to, employee salaries. Costs allocated will bear a direct connection to the time spent by City employees relating to the implementation of the Plan. Financing Costs Interest expense, debt issuance expenses, redemption premiums, and any other fees and costs incurred in conjunction with obtaining financing for projects undertaken under this Plan are eligible Project Costs. Tax Incremental District No. 14 Project Plan Amendment City of Superior Prepared by Ehlers Page | 19 SECTION 7: Map Showing Proposed Improvements and Uses Within the Territory to be Added Map Found on Following Page. Tax Incremental District No. 14 Project Plan Amendment City of Superior Prepared by Ehlers Page | 20 Tax Incremental District No. 14 Project Plan Amendment City of Superior Prepared by Ehlers Page | 21 SECTION 8: Detailed List of Estimated Project Costs The following list identifies the Project Costs that the City has made, expects to make, or may need to make in conjunction with the implementation of the District’s Plan or this Plan Amendment. All projects identified and related costs reflect the best estimates available as of the date of preparation of this Plan Amendment. All costs are preliminary estimates and may increase or decrease. Certain Project Costs listed may become unnecessary, and other Project Costs not currently identified may need to be made. (Section 6 details the general categories of eligible Project Costs). Changes in Project Cost totals or the types of Project Costs to be incurred will not require that this Plan be amended. T his Plan is not meant to be a budget nor an appropriation of funds for specific Project Costs, but a framework within which to manage Project Costs. Remaining From Project ID Project Name/Type Prior Plan(s) Phase I Phas e II Phase III Ongoing Totals 1/2 Mile 1 Tax Increment Grants (Note 2) 525,000 525,000 2 Development Incentives 2,000,000 2,000,000 3 Property Acquisition and Demolition 200,000 700,000 900,000 4 Utility Upgrades and Improvements 100,000 200,000 300,000 300,000 5 Infrastructure and Sidewalks 300,000 300,000 300,000 6 Ongoing Planning & Administrative Costs 130,000 130,000 Total Projects $825,000 $2,700,000 $200,000 $300,000 $130,000 $4, 155,000 $600,000 Note 1: Project costs are estimates and are subject to modification Note 2: Tax Increment Grants may include, but are not limited to, site preparations; soil correction; below grade foundations including excavation and filling; underground utilities; storm water drainage; parking improvements; curb and gutter; sidewalks; engineering plans; soil tests; and related costs in preparing such work. Grants will be paid to the Redevelopment Authority then businesses per development agreement provisions. City of Superior, Wisconsin Tax Increment District No. 14 Detailed List of Estimated Project Costs Est. Cost Tax Incremental District No. 14 Project Plan Amendment City of Superior Prepared by Ehlers Page | 22 SECTION 9: Economic Feasibility Study, Description of the Methods of Financing Estimated Project Costs and the Time When Related Costs or Monetary Obligations are to be Incurred This Section includes an updated forecast of the valuation increases expected within the District, the associated tax increment collections, a summary of how remaining Project Costs would be financed, and a projected cash flow demonstrating that the District remains economically feasible. Key Assumptions The Project Costs the City plans to make are expected to create $20 million in incremental value by 2030. Estimated valuations and timing for construction of the Project are included in Table 1. Assuming the City’s current equalized TID Interim tax rate of $ 15.64 per thousand of equalized value, and no economic appreciation or depreciation, the Project would generate $ 8,263,166 in incremental tax revenue over the 27-year term of the District as shown in Table 2. Tax Incremental District No. 14 Project Plan Amendment City of Superior Prepared by Ehlers Page | 23 Actual Annual Total 1 2028 20,000,000 2028 1 2 2029 - 2029 2 3 2030 - 2030 3 4 2031 - 2031 4 5 2032 - 2032 5 6 2033 - 2033 6 7 2034 - 2034 7 8 2035 - 2035 8 9 2036 - 2036 9 10 2037 - 2037 10 11 2038 - 2038 11 12 2039 - 2039 12 13 2040 - 2040 13 14 2041 - 2041 14 15 2042 - 2042 15 16 2043 - 2043 16 17 2044 - 2044 17 18 2045 - 2045 18 Totals $7,637,800 $27,637,800 City of Superior, Wisconsin Tax Increment District No. 14 Table 1 - Development Assumptions Area AConstruction Year Construction Year $20,000,000 20,000,000 Tax Incremental District No. 14 Project Plan Amendment City of Superior Prepared by Ehlers Page | 24 Type of District Base Value 780,600 District Creation Date Economic Change Factor 0.00% Valuation Date Jan 1, 2019 Apply to Base Value Max Life (Years) Base Tax Rate $15.64 End of Expenditure Period 22 4/16/2041 Rate Adjustment Factor 0.00% Revenue Periods/Final Year 27 2047 Extension Eligibility/Years Yes 3 Eligible Recipient District Construction Year Value Added Valuation Year Economic Change Total Increment Revenue Year Tax Rate 1 Tax Increment 1 2024 7,814,000 2025 - 7,814,000 2026 $15.64 122,240 2 2025 (176,200) 2026 - 7,637,800 2027 $15.64 119,484 3 2026 - 2027 - 7,637,800 2028 $15.64 119,484 4 2027 - 2028 - 7,637,800 2029 $15.64 119,484 5 2028 20,000,000 2029 - 27,637,800 2030 $15.64 432,360 6 2029 - 2030 - 27,637,800 2031 $15.64 432,360 7 2030 - 2031 - 27,637,800 2032 $15.64 432,360 8 2031 - 2032 - 27,637,800 2033 $15.64 432,360 9 2032 - 2033 - 27,637,800 2034 $15.64 432,360 10 2033 - 2034 - 27,637,800 2035 $15.64 432,360 11 2034 - 2035 - 27,637,800 2036 $15.64 432,360 12 2035 - 2036 - 27,637,800 2037 $15.64 432,360 13 2036 - 2037 - 27,637,800 2038 $15.64 432,360 14 2037 - 2038 - 27,637,800 2039 $15.64 432,360 15 2038 - 2039 - 27,637,800 2040 $15.64 432,360 16 2039 - 2040 - 27,637,800 2041 $15.64 432,360 17 2040 - 2041 - 27,637,800 2042 $15.64 432,360 18 2041 - 2042 - 27,637,800 2043 $15.64 432,360 19 2042 - 2043 - 27,637,800 2044 $15.64 432,360 20 2043 - 2044 - 27,637,800 2045 $15.64 432,360 21 2044 - 2045 - 27,637,800 2046 $15.64 432,360 22 2045 - 2046 - 27,637,800 2047 $15.64 432,360 Totals $27,637,800 - Future Value of Increment $8,263,166 Notes: 1) Tax rates shown through the 2026 revenue year are actual per DOR Form PC-202 (Tax Increment Collection Worksheet). Yes City of Superior, Wisconsin Tax Increment District No. 14 Table 2 - Tax Increment Projection Worksheet Blighted Area April 16, 2019 27 Tax Incremental District No. 14 Project Plan Amendment City of Superior Prepared by Ehlers Page | 25 Financing and Implementation Table 3 provides a summary of the District’s financing plan. Development Incentives (Municipal Revenue Obligation) are anticipated to be financed on a pay-as-you-go basis and will be specified in a developers agreement. Property Acquisition and Demolition; Utility Upgrades and Improvements; and Infrastructure and Sidewalks are anticipated to be financed by advances from other City funds and will be repaid by the District over time. 2030 Totals Projects Phase I 2,000,000 2,000,000 Total Project Funds $2,000,000 $2,000,000 City of Superior, Wisconsin Tax Increment District No. 14 Table 3 - Estimated Financing Plan MUNICIPAL REVENUE OBLIGATIONS Tax Incremental District No. 14 Project Plan Amendment City of Superior Prepared by Ehlers Page | 26 Based on the Project Cost expenditures as included within the cash flow exhibit (Table 4) , the District is projected to accumulate sufficient funds by the year 2042 to pay off all Project cost liabilities and obligations. The projected closure is based on the various assumptions noted in this Plan and will vary dependent on actual Project Costs incurred and the actual amount of tax increments collected. MRO #1 MRO #2 2019 2030 Year $800,000 $2,000,000 Yea r 2025 149,634 603,680 2025 2026 122,240 122,240 68,234 15, 000 83,234 39,006 188,640 2,846,929 2026 2027 119,484 119,484 68,234 5, 000 73,234 46,250 234,891 3,174,681 2027 2028 119,484 119,484 68,234 5, 000 73,234 46,250 281,141 3,705,126 2028 2029 119,484 119,484 68,234 5, 000 73,234 46,250 327,391 3,636,892 2029 2030 432,360 432,360 68,234 281,588 5,000 354,822 77,538 404,928 5,287,070 2030 2031 432,360 432,360 68,234 281,588 5,000 354,822 77,538 482,466 4,937,248 2031 2032 432,360 432,360 68,234 281,588 5,000 354,822 77,538 560,003 4,587,426 2032 2033 432,360 432,360 68,234 281,588 5,000 354,822 77,538 637,541 4,237,604 2033 2034 432,360 432,360 57,808 281,588 5,000 344,396 87,964 725,505 3,898,208 2034 2035 432,360 432,360 281,588 5, 000 286,588 145,772 871,276 3,616,620 2035 2036 432,360 432,360 281,588 5, 000 286,588 145,772 1,017,048 3,335,032 2036 2037 432,360 432,360 28,884 5, 000 33,884 398,476 1,415,524 3,306,148 2037 2038 432,360 432,360 5,000 5, 000 427,360 1,842,883 3,306,148 2038 2039 432,360 432,360 5,000 5, 000 427,360 2,270,243 3,306,148 2039 2040 432,360 432,360 5,000 5, 000 427,360 2,697,603 3,306,148 2040 2041 432,360 432,360 5,000 5, 000 427,360 3,124,962 3,306,148 2041 2042 432,360 432,360 500,000 395,986 500,000 5,000 1,400,986 (968,627) 2,156,336 1,910,162 2042 2043 432,360 432,360 500,000 98, 678 5,000 603,678 (171,319) 1,985,017 1,311,483 2043 2044 432,360 432,360 500,000 5, 000 505,000 (72,640) 1,912,377 811,483 2044 2045 432,360 432,360 500,000 5, 000 505,000 (72,640) 1,839,736 311,483 2045 2046 432,360 432,360 311,483 5, 000 316,483 115,877 1,955,613 0.00 2046 2047 432,360 432,360 15,000 15, 000 417,360 2,372,972 0.00 2047 Totals $8,263,166 $8,263,166 $603,680 $2, 000,000 $2,311,483 $395,986 $598,678 $130,000 $6,039,828 Totals Notes: Total Revenues Annual Cumulative Liabilities Outstanding Property Acquisition and Dem olition Advance Repayment Infrastructure and Sidewalks Adv ance Repayment Ongoing Planning & Administration Total Expenditures PROJECTED CLOSURE YEAR Projected Revenues Balances City of Superior, Wisconsin Tax Increment District No. 14 Table 4 - Cash Flow Projection Projected Expenditures Utility Upgrades and Imp rovements Advance Repayment Tax Increments Tax Incremental District No. 14 Project Plan Amendment City of Superior Prepared by Ehlers Page | 27 SECTION 10: Annexed Property A tax incremental district cannot include annexed territory unless at least three years have elapsed since the annexation, or certain other requirements are met. None of the territory proposed to be added to the District was annexed during the past three years. SECTION 11: Estimate of Property to be Devoted to Retail Business Pursuant to Wis. Stat. § 66.1105(5)(b), the City estimates that less than 35% of the territory within the District will be devoted to retail business at the end of the District’s maximum expenditure period. SECTION 12: Proposed Changes of Zoning Ordinances, Master Plan, Map, Building Codes and City Ordinances Zoning Ordinances The proposed Plan Amendment is in general conformance with the City’s current zoning ordinances. Individual properties may require rezoning at the time of development. Master (Comprehensive) Plan and Map The proposed Plan Amendment is in general conformance with the City’s Comprehensive Plan identifying the area as appropriate for commercial development. Building Codes and Ordinances Development within the District will be required to conform to State Building Codes and will be subject to the City's permitting and inspection procedures. The proposed Plan Amendment conforms to all relevant State and local ordinances, plans, and codes. No changes to the existing regulations are proposed or needed. Tax Incremental District No. 14 Project Plan Amendment City of Superior Prepared by Ehlers Page | 28 SECTION 13: Statement of the Proposed Method for the Relocation of any Persons to be Displaced Should the continued implementation of this Plan require relocation of individuals or business operations, relocations will be handled in compliance with Wis. Stat. Chapter 32 and Wis. Admin. Code ADM 92. SECTION 14: How Amendment of the Tax Incremental District Promotes the Orderly Development of the City This Plan Amendment promotes the orderly development of the City by eliminating blighted areas , providing necessary public infrastructure improvements, providing appropriate financial incentives for private development projects. Through use of tax increment financing, the City can attract new investment that results in increased tax base. Development will occur in an orderly fashion in accordance with approved plans so that the Projects will be compatible with adjacent land uses. Development of new uses in the District will add to the tax base and will generate positive secondary impacts in the community such as increased employment opportunities and business formation. Tax Incremental District No. 14 Project Plan Amendment City of Superior Prepared by Ehlers Page | 29 SECTION 15: List of Estimated Non-Project Costs Non-project costs are public works projects which only partly benefit the District. Costs incurred that do not benefit the District may not be paid with tax increments. Examples of non-project costs are: • A public improvement made within the District that also benefits property outside the District. That portion of the total Project Costs allocable to properties outside of the District would be a non -project cost. • A public improvement made outside the District that only partially benefits property within the District. That portion of the total Project Costs allocable to properties outside of the District would be a non - project cost. • 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, special assessments, or revenues other than tax increments. No non-project costs are being undertaken in the District. Tax Incremental District No. 14 Project Plan Amendment City of Superior Prepared by Ehlers Page | 30 SECTION 16: Legal Opinion Advising Whether the Plan is Complete and Complies with Wis. Stat. § 66.1105(4)(f) NEED WET SIGNATURE & DATED LEGAL OPINION ON ATTORNEY LETTERHEAD SAMPLE Mayor City of Superior 1316 N 14th St Superior, Wisconsin 54880 RE: Project Plan Amendment for Tax Incremental District No. 14 Dear Mayor: Wisconsin Statute 66.1105(4)(f) requires that a project plan for a tax incremental financing district include an opinion provided by the City Attorney advising as to whether the plan is complete and complies with Wisconsin Statute 66.1105. As City Attorney for the City of Superior, I have been asked to review the above-referenced project plan amendment for compliance with the applicable statutory requirements. Based upon my review, in my opinion, the amended Project Plan for the City of Superior Tax Incremental District No. 14 is complete and complies with the provisions of Wisconsin Statute 66.1105. Sincerely, City Attorney Tax Incremental District No. 14 Project Plan Amendment City of Superior Prepared by Ehlers Page | 31 SECTION 17: Calculation of the Share of Projected Tax Increments Estimated to be Paid by the Owners of Property in the Overlying Taxing Jurisdictions The following projection is provided to meet the requirements of Wis. Stat. § 66.1105(4)(i)4. Revenue Year Douglas County City of Superior School District of Superior Northwood Technical College Total Revenue Year 2026 22,651 40,291 57,567 1,732 122,240 2026 2027 22,140 39,382 56,269 1,693 119,484 2027 2028 22,140 39,382 56,269 1,693 119,484 2028 2029 22,140 39,382 56,269 1,693 119,484 2029 2030 80,114 142,506 203,613 6,126 432,360 2030 2031 80,114 142,506 203,613 6,126 432,360 2031 2032 80,114 142,506 203,613 6,126 432,360 2032 2033 80,114 142,506 203,613 6,126 432,360 2033 2034 80,114 142,506 203,613 6,126 432,360 2034 2035 80,114 142,506 203,613 6,126 432,360 2035 2036 80,114 142,506 203,613 6,126 432,360 2036 2037 80,114 142,506 203,613 6,126 432,360 2037 2038 80,114 142,506 203,613 6,126 432,360 2038 2039 80,114 142,506 203,613 6,126 432,360 2039 2040 80,114 142,506 203,613 6,126 432,360 2040 2041 80,114 142,506 203,613 6,126 432,360 2041 2042 80,114 142,506 203,613 6,126 432,360 2042 2043 80,114 142,506 203,613 6,126 432,360 2043 2044 80,114 142,506 203,613 6,126 432,360 2044 2045 80,114 142,506 203,613 6,126 432,360 2045 2046 80,114 142,506 203,613 6,126 432,360 2046 2047 80,114 142,506 203,613 6,126 432,360 2047 Totals $1,531,127 $2,723,552 $3,891,404 $117,084 $8,263,166 Estimated portion of taxes that owners of taxable property in each taxing jurisdiction overlaying district would pay by jurisdiction. City of Superior, Wisconsin Tax Increment District No. 14 RESOLUTION OF THE PLAN COMMISSION OF THE CITY OF SUPERIOR APPROVING AN AMENDMENT TO PROJECT PLAN AND AMENDED BOUNDARIES FOR TAX INCREMENTAL DISTRICT NO. 18 CITY OF SUPERIOR, WISCONSIN WHEREAS, Tax Incremental District No. 18 (“TID No. 18”) was created by the City of Superior (the “City”) on December 20, 2022 as a mixed-use district; and WHEREAS, the Plan Commission has prepared an amendment to the Project Plan for TID No. 18 (the “Amendment”) that includes: a. A statement listing of the kind, number and location of all proposed public works or improvements within TID No. 18 , or to the extent provided in Sections 66.1105(2)(f)1.c. and 66.1105(2)(f)1.h. , Wisconsin Statutes, outside of TID No. 18; b. An economic feasibility study; c. A detailed list of estimated project costs; d. A description of the methods of financing all estimated project costs and the time when the related costs or monetary obligations are to be incurred; e. A map showing the original boundary and territory amendment area; f. A map showing existing uses and conditions of real property within the territory to be added and/or remaining in TID No. 18; g. A map showing proposed improvements and uses within TID No. 18 to be added and/or remaining; h. Proposed changes of zoning ordinances, master plan, map, building codes and City ordinances; i. A list of estimated non-project costs; j. A statement of the proposed plan for relocation of any persons to be displaced; k. A statement indicating how the amendment of TID No. 18 promotes the orderly development of the City; l. An opinion of the City Attorney or of an attorney retained by the City advising that the Plan is complete and complies with Section 66.1105(4)(f) , Wisconsin Statutes. WHEREAS, prior to its publication, a copy of the notice of said hearing was sent to the chief executive officer of Douglas County, the School District of Superior, and the Northwoods Technical College , and the other entities having the power to levy taxes on property located within the proposed District, in accordance with the procedures specified in the Tax Increment Law; and WHEREAS, in accordance with the procedures specified in Wisconsin Statutes, Section 66.1105, the Tax Increment Law, the Plan Commission held a public hearing on October 13 , 2026 concerning the proposed Amendment to the Project Plan providing interested parties a reasonable opportunity to express their views thereon. NOW, THEREFORE, BE IT RESOLVED by the Plan Commission of the City of Superior that: 1. The boundaries of TID No. 18 are amended as specified in the Amendment. 2. It approves the Amendment of the Project Plan for TID No. 18 , attached as Exhibit A, and recommends its approval to the Common Council. 3. Amendment of the Project Plan of TID No. 18 promotes orderly development in the City. 4. The City Clerk is hereby directed to provide the Mayor and Common Council with certified copies of this resolution, upon its adoption by the Plan Commission. Adopted this 13th day of October, 2026. Plan Commission Chair 08493\000375\1F47833.DOCX EXHIBIT A AMENDMENT TO PROJECT PLAN (see attached) NOTICE OF PUBLIC HEARING PROPOSED AMENDMENT TO PROJECT PLAN FOR TAX INCREMENTAL DISTRICT NUMBER EIGHTEEN CITY OF SUPERIOR, WISCONSIN Notice is hereby given that the Plan Commission of the City of Superior, Wisconsin (the “City”), will meet at 5:00 p.m. on Tuesday, Oc tober 13, 2026, in Room 270 of the Government Center, 1316 North 14th Street, Superior, Wisconsin, for the purpose of conducting a public hearing to consider the proposed amendmen t to the Project Plan (the “Pro ject Plan”) for Tax Incremental District Number Eighteen (the “District”), located within the City. The purpose of the proposed amendment is to add additional territory to the District to encourage projects and increa se the City’s employment ba se through incentives for such development. The cost of the proposed amendment consists of site improve ments, other eligible costs and developer grants, which may be rec ouped by the City through future tax increment generated from the District. A draft copy of the proposed amendment to the Project Plan is available for public inspection and will be provided upon request at th e office of the City Cl erk at the Government Center between the hours of 8:00 a.m. and 4:30 p.m., Monday through Friday. All persons interested may appear and be heard at the time and place set forth above. Dated: September 26, 2026. CITY OF SUPERIOR, WISCONSIN By /s/ Jim Paine Chair of Plan Commission Draft: October 12, 2026 PROJECT PLAN AMENDMENT City of Superior, Wisconsin Tax Incremental District No. 18 Prepared by: Ehlers 3001 Broadway St.; Suite 302 Minneapolis, MN 55413 BUILDING COMMUNITIES. IT’S WHAT WE DO. Tax Incremental District No. 18 Project Plan Amendment City of Superior Prepared by Ehlers Page | 2 KEY DATES Organizational Joint Review Board Meeting Held: October 13, 2026 Public Hearing Held: October 13, 2026 Action by Plan Commission: October 13, 2026 Action by Common Council: November 10, 2026 Action by the Joint Review Board: November 19, 2026 TABLE OF CONTENTS Executive Summary.............................................................................................................. .................... 3 Preliminary Map of Original District Boundary and Territory to be Added ....................... 6 Map Showing Existing Uses and Conditions Within the Territory to be Added .............. 7 Preliminary Identification of Parcels to be Added ....................................................................... 8 Equalized Value Test ............................................................................................................................... 9 Statement Listing the Kind, Number and Location of All Proposed Public Works or Improvements Within the District .................................................................................................... 10 Map Showing Proposed Improvements and Uses Within the Territory to be Added ... 17 Detailed List of Estimated Project Costs ....................................................................................... 19 Economic Feasibility Study, Description of the Methods of Financing Estimated Project Costs and the Time When Related Costs or Monetary Obligations are to be Incurred ...................................................................................................................................................... 20 Annexed Property ............................................................................................................................... .... 25 Estimate of Property to be Devoted to Retail Business ......................................................... 26 Proposed Changes of Zoning Ordinances, Master Plan, Map, Building Codes and City Ordinances ................................................................................................................................................. 27 Statement of the Proposed Method for the Relocation of any Persons to be Displaced ........................................................................................................................................................................28 How Amendment of the Tax Incremental District Promotes the Orderly Development of the City ............................................................................................................................... ................... 29 List of Estimated Non-Project Costs .............................................................................................. 30 Legal Opinion Advising Whether the Plan is Complete and Complies with Wis. Stat. § 66.1105(4)(f) ............................................................................................................................................... 31 Calculation of the Share of Projected Tax Increments Estimated to be Paid by the Owners of Property in the Overlying Taxing Jurisdictions ..................................................... 32 Tax Incremental District No. 18 Project Plan Amendment City of Superior Prepared by Ehlers Page | 3 SECTION 1: Executive Summary DESCRIPTION OF DISTRICT Tax Incremental District (“TID”) No. 18 (“District”) is a 37-acre Mixed-use District created on December 20, 2023. The District was created to encourage development of vacant property, includ ing a funeral parlor and celebration of life facility, the expansion of a manufacturing facility, a residential facility, and commercial development. The City intends to amend the District in order to add new parcels and projects to the project plan. Amended project costs include approximately $1.75 million in pay-as-you-go incentives. The Developer proposes to complete the Project in three phases. Phase I includes th e construction of two 8 unit condominium buildings. Phase II includes the constr uction of three condominium buildings containing a total of 17 units. Phase III includes the construction of three condominium buildings containing a total of 17 units. Each phase will include associated common areas and other related site improvements. Purpose of Amendment The purpose of this amendment, referred to hereafter as the Plan, the Amendment, or the Plan Amendment, is to:  Add territory to the District as permitted under Wis. Stat. § 66.1105(4)(h)2. This is the first of f our permitted territory amendments available to the District.  Amend the categories, locations or costs of project costs to be made as permitted under Wis. Stat. § 66.1105(4)(h)1. (“Project”). Estimated Total Project Cost Expenditures The City anticipates making total expendit ures of approximately $6.4 million (“Project Costs”) to undertake the projects listed in this Project Plan (“Plan”). Project Costs include development incentives for various residential and commercial development, public infrastructure and related expenditures, including but not limited to street and sidewalk improvements, and fiber utility upgrades, interest on long-term debt or internal fund advances, financing costs, and ongoing planning, administrative, and project management expenses. Incremental Valuation The City projects that new land an d improvements value of approximately $26.073 million will result from the Project. Creation of this additional value will be made possible by the Project Cost s made within the District. A table Tax Incremental District No. 18 Project Plan Amendment City of Superior Prepared by Ehlers Page | 4 detailing assumptions as to the develo pment timing and associated values is included in the Economic Feasibility Study located within this Plan. Expected Termination of District Based on the Economic Feasibility Study located within Section 9 of this Plan, the City anticipates that the District will generate sufficient tax increment to pay all Project Costs within its allowable 20 years. Summary of Findings As required by Wis. Stat. § 66.1105, and as documented in this Plan and the exhibits contained and referenced herein, the following findings are made: 1. That “but for” the creation of this Di strict, the development projected to occur as detailed in this Plan: 1) woul d not occur; or 2) would not occur in the manner, at the values, or within th e timeframe desired by the City. In reaching this determination, the City has considered: The Developer’s representation that the Project is not economically viable without public participation based on extraordinary costs associated with demolition of structures and redevelopment of existing sites. The substantial investment needed to provide the public infrastructure necessary to allow for development within the District. Absent the use of tax incremental financing, the City is una ble to fully fund this program of infrastructure improvements. 2. The economic benefits of the Dist rict, as measured by increased employment, business and personal income, and property value, are sufficient to compensate for the cost of the improvements. 3. The benefits of the proposal outweigh the anticipated tax increments to be paid by the owners of property in the overlying taxing jurisdictions. As required by Wis. Stat. § 66.1105(4)(i )4., a calculation of the share of projected tax increments estimated to be paid by the owners of property in the overlying taxing jurisdictions has been prepared and can be found in this Plan. However, because the Project would not occur without the use of tax incremental financing, these tax incr ements would not be paid but for creation of the District. Accordingly, the City finds that the benefits expected to be realized as set fort h in this Plan outweigh the value of the tax increments to be invested in the Project. 4. Not less than 50% by area of the re al property within the District, as amended, is suitable for mixed-use d evelopment as defined by Wis. Stat. § 66.1105(2)(cm). Tax Incremental District No. 18 Project Plan Amendment City of Superior Prepared by Ehlers Page | 5 5. Based on the foregoing finding, the District remains designated as a mixed- use district. 6. The Project Costs relate directly to promoting mixed-use development in the District, consistent with the purpose fo r which the District is created. Lands proposed for newly-platted re sidential development comprise no more than 35% of the real property area within the amended District. Costs related to newly-platted residential development may be incurred based on the proposed development having a de nsity of at least three (3) units per acre as defined in Wis. Stat. § 66.1105(2)(f)3.a. 7. Improvements to be made in the Distri ct are likely to significantly enhance the value of substantially all of the other real property in the District. 8. The equalized value of taxable property wi thin the territory to be added to the District, plus the incremental value of all existing tax incremental districts within the City does not exceed 12% of the total equalized value of taxable property within the City. 9. The Plan for the District is feasible and is in conformity with the Master Plan of the City. 10. The City estimates that less than 35% of the territory within the District will be devoted to retail business at th e end of the District’s maximum expenditure period, pursuant to Wis. Stat. § 66.1105(5)(b). 11. That there are no parcels to be includ ed within the District that were annexed by the City within the preceding three-year period. Tax Incremental District No. 18 Project Plan Amendment City of Superior Prepared by Ehlers Page | 6 SECTION 2: Preliminary Map of Original District Boundary and Territory to be Added Tax Incremental District No. 18 Project Plan Amendment City of Superior Prepared by Ehlers Page | 7 SECTION 3: Map Showing Existing Uses and Conditions Within the Territory to be Added Tax Incremental District No. 18 Project Plan Amendment City of Superior Prepared by Ehlers Page | 8 SECTION 4: Preliminary Identification of Parcels to be Added 24.04 4.91 0.00 2.63 16.50 N/A ROW Areas 0.00 6 07-807-03010-03 1.24 1.24 7 07-807-03012-10 0.80 0.80 8 07-807-03011-01 0.00 9 07-807-03011-07 1.15 1.15 10 07-807-03011-18 0.93 0.93 11 07-807-03011-00 1.91 1.91 12 07-807-03011-08 5.26 5.26 13 07-807-03011-03 1.67 1.67 TOTALS 37.01 10.01 0.00 10.49 16.50 Percentage of TID Area Suitable for Mixed Use Development (at least 50%) 100% Percentage of TID Area Not Suitable for Development 0% Percentage of TID Area Suitable for Newly Platted Residential Development (no more than 35%) 28% Existing TID Area Commercial/ Business Previously- Platted Residential Newly-Platted Residential Industrial Suitable Acres Map Reference Number Parcel Number Acres Calculation of Estimated Base Value 1 Parcel Land Improvement Total Land Improvement Total 07-807-03010-03 627,500 982,700 1,610,200 730,100 1,143,300 1,873,400 07-807-03012-10 346,500 783,900 1,130,400 403,100 912,000 1,315,100 07-807-03011-01 0 0 0 00 0 07-807-03011-07 215,500 596,600 812,100 250,700 694,100 944,800 07-807-03011-18 49,500 0 49,500 57,600 0 57,600 07-807-03011-00 315,000 1,943,400 2,258,400 366,500 2,261,100 2,627,600 07-807-03011-08 596,500 0 596,500 694,000 0 694,000 07-807-03011-03 284,000 0 284,000 330,400 0 330,400 TOTALS 5,593,000 10,538,000 16,131,000 6,507,200 12,260,500 18,767,700 1) Estimated based on values as of January 1, 2026. Assessed Value Equalized Value 2 2) Calculation based on aggregate assessment ratio of 85.95%. Tax Incremental District No. 18 Project Plan Amendment City of Superior Prepared by Ehlers Page | 9 SECTION 5: Equalized Value Test The following calculations demonstrate that the City expects to be in compliance with Wis. Stat. § 66.1105(4)(gm)4.c., which requires that the equalized value of the taxable property proposed to be added to the District, plus the value increment of all existing tax incremental districts, does not exceed 12% of the total equalized value of taxable property within the City. The equalized value of the increment of existing tax incremental districts within the City, plus the value of the territory proposed to be added to the District, totals $126,865,400 This value is less th an the maximum of $364,873,236 in equalized value that is permitted for the City. Calculation of City Equalized Value Limit City TID IN Equalized Value (Jan. 1, 2026) $3,040,610,300 TID Valuation Limit @ 12% of Above Value $364,873,236 Calculation of Value Subject to Limit Estimated Base Value of Territory to be Included in District $18,767,700 Incremental Value of Existing Districts (Jan. 1, 2026) $108,097,700 Total Value Subject to 12% Valuation Limit $126,865,400 Total Percentage of TID IN Equalized Value 4.17% Residual Value Capacity of TID IN Equalized Value $238,007,836 Valuation Test Compliance Calculation City of Superior, Wisconsin Tax Increment District No. 18 Tax Incremental District No. 18 Project Plan Amendment City of Superior Prepared by Ehlers Page | 10 SECTION 6: Statement Listing the Kind, Number and Location of All Proposed Public Works or Improvements Within the District Project Costs are any expenditure made , estimated to be made, or monetary obligations incurred or estimated to be incurred as outlined in this Plan. Project Costs will be diminished by any income, special assessments or other revenues, including user fees or charges, othe r than tax increments, received or reasonably expected to be received in connection with the implementation of the Plan. If Project Costs incurred ben efit territory outside the District, a proportionate share of the cost is not a Project Cost. Costs identified in this Plan are preliminary estimates made prior to design considerations and are subject to change after planning, design and construction is completed. With all Project Costs, the costs of en gineering, design, survey, inspection, materials, construction, restoring proper ty to its original condition, apparatus necessary for public works, legal an d other consultant fees, testing, environmental studies, permits, updatin g ordinances and plans, judgments or claims for damages and other expenses are included as Project Costs. The map found in Section 7 of this Plan along wi th the Detailed List of Project Costs found in Section 8 provide additional in formation as to the kind, number and location of potential Project Costs. The “Statement of Kind, Number and L ocation of Proposed Public Works and Other Projects” set forth in the original District Project Plan approved on December 20, 2023 and its subsequent amendments approved on November 10, 2026 is amended to add the following Project Costs that the City has made, expects to make, or may need to make, in conjunction with the implementation of the District’s Plan or this Plan Amendment. Property, Right-of-Way and Easement Acquisition Property Acquisition for Development To promote and facilitate development th e City may acquire property within the District. The cost of property acqu ired, and any costs associated with the transaction, are eligible Project Cost s. Following acquisition, other Project Costs within the categories detailed in this Section may be incurred to make the property suitable for development. Any revenue received by the City from the sale of property acquired pursuant to the execution of this Plan will be used to reduce the total project costs of the District. If total Project Costs incurred by the City to acquire property and ma ke it suitable for development exceed Tax Incremental District No. 18 Project Plan Amendment City of Superior Prepared by Ehlers Page | 11 the revenues or other consideration recei ved from the sale or lease of that property, the net amount shall be considered “real property assembly costs” as defined in Wis. Stat. § 66.1105(2)(f)1.c., and subject to recovery as an eligible Project Cost. Property Acquisition for Conservancy To promote the objectives of this Plan, the City may acquire property within the District that it will designate for conservancy. These conservancy objectives include: preserving historic resources or sensitive natural features; protection of scenic and historic views; mainta ining habitat for wildlife; maintaining adequate open space; reduction of er osion and sedimentati on by preserving existing vegetation; and providing ade quate areas for management of stormwater. The cost of property ac quired for conservancy, and any costs associated with the transaction, are eligible Project Costs. Acquisition of Rights-of-Way The City may need to acquire property to allow for installation of streets, driveways, sidewalks, utilities, stormw ater management practices and other public infrastructure. Costs incurred by the City to identify, negotiate and acquire rights-of-way are eligible Project Costs. Acquisition of Easements The City may need to acquire temporary or permanent easements to allow for installation and maintenance of street s, driveways, sidewalks, utilities, stormwater management practices and other public infrastructure. Costs incurred by the City to identify, nego tiate and acquire easement rights are eligible Project Costs. Relocation Costs If relocation expenses are incurred in conjunction with the acquisition of property, those expenses are eligible Project Costs. These costs may include but are not limited to: preparation of a relocation plan; allocations of staff time; legal fees; publication of notices; o btaining appraisals; and payment of relocation benefits as required by Wis. Stat. Chapter 32 and Wis. Admin. Code ADM 92. Site Preparation Activities Environmental Audits and Remediation If it becomes necessary to evaluate any land or improvement within the District, any cost incurred by the City related to environmental audits, testing, and remediation are eligible Project Costs. Tax Incremental District No. 18 Project Plan Amendment City of Superior Prepared by Ehlers Page | 12 Demolition To make sites suitable for development, the City may incur costs related to demolition and removal of structures or other land improvements, to include abandonment of wells or other existing utility services. Site Grading Land within the District may requir e grading to make it suitable for development, to provide access, and to control stormwater runoff. The City may need to remove and dispose of excess ma terial, or bring in fill material to provide for proper site elevations. Expe nses incurred by the City for site grading are eligible Project Costs. Utilities Sanitary Sewer System Improvements To allow development to occur, the City may need to construct, alter, rebuild or expand sanitary sewer infrastructure wi thin the District. Eligible Project Costs include, but are not limited to, construction, alteration, rebuilding or expansion of: collection mains; manholes and cleanouts; service laterals; force mains; interceptor sewers; pumping stations; lift stations; wastewater treatment facilities; and all related appurtenances. To the extent sanitary sewer projects undertaken within the District provide di rect benefit to land outside of the District, the City will make an allocati on of costs based on such benefit. Those costs corresponding to the benefit alloc ated to land within the District, and necessitated by the implementation of th e Project Plan, are eligible Project Costs. Implementation of the Project Plan may also require that the City construct, alter, rebuild or expand sanitary sewer infrastructure located outside of the District. That portion of the cos ts of sanitary sewer system projects undertaken outside the District which ar e necessitated by the implementation of the Project Plan are eligible Project Costs. Water System Improvements To allow development to occur, the City may need to construct, alter, rebuild or expand water system infrastructure within the District. Eligible Project Costs include, but are not limited to, construction, alteration, rebuilding or expansion of: distribution mains; manholes and valves; hydrants; service laterals; pumping stations; wells; water treatment facilities; storage tanks and reservoirs; and all related appurtenances. To the extent water system projects undertaken within the District provide direct benefit to la nd outside of the District, the City will make an allocation of costs based on such benefit. Those costs corresponding to the benefit allocated to land with in the District, and necessitated by the Tax Incremental District No. 18 Project Plan Amendment City of Superior Prepared by Ehlers Page | 13 implementation of the Project Plan, are e ligible Project Costs. Implementation of the Project Plan may also require that the City construct, alter, rebuild or expand water system infrastructure located outside of the District. That portion of the costs of water system projects undertaken outside the District which are necessitated by the implementation of th e Project Plan are eligible Project Costs. Stormwater Management System Improvements Development within the District will cause stormwater runoff. To manage this stormwater runoff, the Ci ty may need to construct, alter, rebuild or expand stormwater management infrastructure wi thin the District. Eligible Project Costs include, but are not limited to, construction, alteration, rebuilding or expansion of: stormwater collection mains; inlets, manholes and valves; service laterals; ditches; culvert pipes; box culverts; bridges; stabilization of stream and river banks; and infiltration, filtration and detention Best Management Practices (BMP’s). To the extent stormwater man agement system projects undertaken within the District provide direct benefit to land outside of the District, the City will make an allocation of costs based on such be nefit. Those costs corresponding to the bene fit allocated to land within the District, and necessitated by the implementation of th e Project Plan, are eligible Project Costs. Implementation of the Project Plan may also require that the City construct, alter, rebuild or expand st ormwater management infrastructure located outside of the District. That portion of the costs of stormwater management system projects under taken outside the District which are necessitated by the implementation of th e Project Plan are eligible Project Costs. Electric Service To create sites suitable for development, the City may incur costs to provide, relocate or upgrade electric services. Relocation may require abandonment and removal of existing poles or towers, in stallation of new poles or towers, or burying of overhead electric lines. Costs incurred by the City to undertake this work are eligible Project Costs. Gas Service To create sites suitable for development, the City may incur costs to provide, relocate or upgrade gas mains and serv ices. Costs incurred by the City to undertake this work are eligible Project Costs. Tax Incremental District No. 18 Project Plan Amendment City of Superior Prepared by Ehlers Page | 14 Communications Infrastructure To create sites suitable for development, the City may incur costs to provide, relocate or upgrade infrastructure required for voice and data communications, including, but not limited to: telephone lines, cable lines and fiber optic cable. Costs incurred by the City to undertake this work are eligible Project Costs. Streets and Streetscape Street Improvements To allow development to occur, the City may need to construct or reconstruct streets, highways, alleys, access drives and parking areas. Eligible Project Costs include, but are not limited to: excav ation; removal or placement of fill; construction of road base; asphalt or concr ete paving or repaving; installation of curb and gutter; installation of sidewal ks and bicycle lanes; installation of culverts, box culverts and bridges; rail cr ossings and signals; utility relocation, to include burying overhead utility lines; street lighting; installation of traffic control signage and traffic signals; pavement marking; right-of-way restoration; installation of retaining walls; and installation of fences, berms, and landscaping. Streetscaping and Landscaping To attract development consistent with the objectives of this Plan, the City may install amenities to enhance development sites, rights-of-way and other public spaces. These amenities include but are not limited to: landscaping; lighting of streets, sidewalks, parking areas and pu blic areas; installation of planters, benches, clocks, tree rings, trash receptacles and similar items; and installation of brick or other decorative walks, terraces and street crossings. These and any other similar amenities installed by the City are eligible Project Costs. Community Development Cash Grants (Development Incentives) The City may enter into agreements with property owners, lessees, or developers of land located within the District for sharing costs to encourage the desired kind of improvements and a ssure tax base is generated sufficient to recover Project Costs. No cash grants will be provided until the City executes a developer agreement with the recipien t of the cash grant. Any payments of cash grants made by the City are eligible Project Costs. Contribution to Redevelopment Authority RDA As provided for in Wis. Stat. § 66.1105(2)(f)1.h and Wis. Stat. § 66.1333(13), the City may provide funds to its RDA to be used for administration, planning operations, and capital costs, including but not limited to real property Tax Incremental District No. 18 Project Plan Amendment City of Superior Prepared by Ehlers Page | 15 acquisition, related to the purposes for which it was established in furtherance of any redevelopment or urban renewal project. Funds provided to the RDA for this purpose are eligible Project Costs. Revolving Loan/Grant Program (Development Incentives) To encourage private development consistent with the objectives of this Plan, the City, through its RDA may provide lo ans or grants to eligible property owners in the District. Eligible improvem ents will be those that are likely to improve the value of the property, e nhance the visual appearance of the property and surrounding area, correct safety deficiencies, or as otherwise specified by the RDA in the program ma nual. Any funds returned to the RDA from the repayment of loans made are not considered revenues to the District and will not be used to offset District Project Costs. Instead, these funds may be placed into a revolving fund and wi ll continue to be used for the program purposes stated above. Any funds pr ovided to the RDA for purposes of implementing this program are considered eligible Project Costs. Miscellaneous Projects Outside the Tax Increment District Pursuant to Wis. Stat. § 66.1105(2)(f)1.n, the City may undertake projects within territory located within one -half mile of the boundary of the District provided that: 1) the project area is located within the City’s corporate boundaries; and 2) the projects are approved by the Joint Review Board. The cost of projects completed outside the District pursuant to this section are eligible project costs and may include any project cost that would otherwise be eligible if undertaken within the District. The City intend s to make the following project cost expenditures outside the District:  Street and Utility Infrastructure Projects - $1,000,000 (Prior Plan)  Public Infrastructure Improvements - $850,000 Professional Service and Organizational Costs The costs of professional services rendered, and other costs incurred, in relation to the creation, administration and termination of the District, and the undertaking of the projects contained within this Plan, are eligible Project Costs. Professional services include but are not limited to: architectural; environmental; planning; engineering; legal ; audit; financial; and the costs of informing the public with respect to the creation of the District and the implementation of the Plan. Tax Incremental District No. 18 Project Plan Amendment City of Superior Prepared by Ehlers Page | 16 Administrative Costs The City may charge to the District as eligible Project Costs reasonable allocations of administrative costs, incl uding, but not limited to, employee salaries. Costs allocated will bear a direct connection to the time spent by City employees relating to the implementation of the Plan. Financing Costs Interest expense, debt issuance expenses, redemption premiums, and any other fees and costs incurred in conjunction with obtaining financing for projects undertaken under this Plan are eligible Project Costs. Tax Incremental District No. 18 Project Plan Amendment City of Superior Prepared by Ehlers Page | 17 SECTION 7: Map Showing Proposed Improvements and Uses Within the Territory to be Added Tax Incremental District No. 18 Project Plan Amendment City of Superior Prepared by Ehlers Page | 18 Tax Incremental District No. 18 Project Plan Amendment City of Superior Prepared by Ehlers Page | 19 SECTION 8: Detailed List of Estimated Project Costs The following list identifies the Project Costs that the City has made, expects to make, or may need to make in conjunction with the implementation of the District’s Plan or this Plan Amendment. All projects identified and related costs reflect the best es timates available as of the date of preparation of this Plan Amendment. All costs are preliminary estimates and may increase or decrease. Certai n Project Costs listed may become unnecessary, and other Project Costs not currently identi fied may need to be made. (Section 6 details the general categories of eligible Projec t Costs). Changes in Project Cost totals or the types of Project Costs to be incurred will not require that this Plan be amende d. This Plan is not meant to be a budget nor an appropriation of funds for specific Project Costs, but a framework within which to manage Project Costs. Remaining From Project Name/Type Prior Plan(s) Phase I Phase II Phase III Phase IV Phase V Ongoing Totals 1/2 Mile Development Incentives: Cross-Bow 750,000 750,000 Development Incentives: Residential 800,000 800,000 Street and Utility Infrastructure 1,000,000 1,000,000 1,000,000 Development Incentives: Commercial 110,000 110,000 Development Incentives: Funeral Home 300,000 300,000 Development Incentives: Ronchi 750,000 500,000 500,000 1,750,000 Public Infrastructure Improvements* 500,000 350,000 850,000 850,000 Interest on Long Term Debt 478,592 89,201 58,584 626,377 Financing Costs 60,000 60,000 Ongoing Planning & Administrative Costs 95,000 95,000 3,498,592 750,000 500,000 500,000 589,201 408,584 95,000 6,341,377 1,850,000 *Public Infrastructure Improvements include, but are not limited to street and sidewalk improvements and fiber utility upgrades . City of Superior, Wisconsin Tax Increment District No. 18 Detailed List of Estimated Project Costs Est. Cost Tax Incremental District No. 18 Project Plan Amendment City of Superior Prepared by Ehlers Page | 20 SECTION 9: Economic Feasibility Study, Description of the Methods of Financing Estimated Project Costs and the Time When Related Costs or Monetary Obligations are to be Incurred This Section includes an updated forecast of the valuation increases expected within the District, the associated tax increment collections, a summary of how remaining Project Costs would be fi nanced, and a projected cash flow demonstrating that the District remains economically feasible. Key Assumptions The Project Costs the City plans to make are expected to create approximately $26 million in incremental value by 2030. Estimated valuations and timing for construction of the Project are included in Table 1. Assuming the City’s current equalized TID Interim tax rate of $15.64 per thousand of equalized value, and no economic appreciation or deprec iation, the Project would generate $6,502,386 in incremental tax revenue over the 20-year term of the District as shown in Table 2. Tax Incremental District No. 18 Project Plan Amendment City of Superior Prepared by Ehlers Page | 21 Actual Annual Total Total Value Total Value Estimated Value per 1 2023 0 2023 1 2 2024 3,471,600 3,471,600 2024 2 3 2025 (89,300) (89,300) 2025 3 4 2026 0 2026 4 5 2027 4,374,900 9,900,000 14,274,900 2027 5 6 2028 4,374,900 700,000 5,074,900 2028 6 7 2029 3,341,300 3,341,300 2029 7 8 2030 0 2030 8 9 2031 0 2031 9 10 2032 0 2032 10 11 2033 0 2033 11 12 2034 0 2034 12 13 2035 0 2035 13 14 2036 0 2036 14 15 2037 0 2037 15 16 2038 0 2038 16 17 2039 0 2039 17 18 2040 0 2040 18 19 2041 0 2041 19 20 2042 0 2042 20 Totals 3,382,300 12,091,100 10,600,000 26,073,400 Notes: City of Superior, Wisconsin Tax Increment District No. 18 Development Assumptions Residential Housing Original Project Plan Construction Year Construction Year Tax Incremental District No. 18 Project Plan Amendment City of Superior Prepared by Ehlers Page | 22 Type of District Base Value 18,767,700 District Creation Date Economic Change Factor 0.00% Valuation Date Jan 1, 2023 Apply to Base Value Max Life (Years) Base Tax Rate $15.64 End of Expenditure Period 15 12/20/2037 Rate Adjustment Factor 0.00% Revenue Periods/Final Year 20 2044 Extension Eligibility/Years Yes 3 Eligible Recipient District Construction Year Value Added Valuation Year Economic Change Total Increment Revenue Year Tax Rate 1 Tax Increment 1 2023 0 2024 0 0 2025 $15.64 0 2 2024 3,471,600 2025 0 3,471,600 2026 $15.64 54,309 3 2025 (89,300) 2026 0 3,382,300 2027 $15.64 52,912 4 2026 0 2027 0 3,382,300 2028 $15.64 52,912 5 2027 14,274,900 2028 0 17,657,200 2029 $15.64 276,225 6 2028 5,074,900 2029 0 22,732,100 2030 $15.64 355,616 7 2029 3,341,300 2030 0 26,073,400 2031 $15.64 407,887 8 2030 0 2031 0 26,073,400 2032 $15.64 407,887 9 2031 0 2032 0 26,073,400 2033 $15.64 407,887 10 2032 0 2033 0 26,073,400 2034 $15.64 407,887 11 2033 0 2034 0 26,073,400 2035 $15.64 407,887 12 2034 0 2035 0 26,073,400 2036 $15.64 407,887 13 2035 0 2036 0 26,073,400 2037 $15.64 407,887 14 2036 0 2037 0 26,073,400 2038 $15.64 407,887 15 2037 0 2038 0 26,073,400 2039 $15.64 407,887 16 2038 0 2039 0 26,073,400 2040 $15.64 407,887 17 2039 0 2040 0 26,073,400 2041 $15.64 407,887 18 2040 0 2041 0 26,073,400 2042 $15.64 407,887 19 2041 0 2042 0 26,073,400 2043 $15.64 407,887 20 2042 0 2043 0 26,073,400 2044 $15.64 407,887 Totals 26,073,400 0 Future Value of Increment 6,502,386 Notes: 1) Tax rates shown through the 2026 revenue year are actual per DOR Form PC-202 (Tax Increment Collection Worksheet). No City of Superior, Wisconsin Tax Increment District No. 18 Tax Increment Projection Worksheet Mixed Use December 20, 2022 20 Tax Incremental District No. 18 Project Plan Amendment City of Superior Prepared by Ehlers Page | 23 Financing and Implementation Development Incentives are anticipated to be financed with a pay-as-you-go structure based on the amount of tax increment revenue that is generated by each prop osed development. Public infrastructure costs are anticipated to be financed by Genera l Obligation Promissory Note in 20 29 and/or through internal fund advances or other financing sources. Such advances are expected to be repaid from available Tax Increment Revenues or other legally available funds. Table 3 provides a summary of the District’s financing plan. Table 3 – Financing Plan G.O. Promissory Note Municipal Revenue Obligation (MRO) Municipal Revenue Obligation (MRO) Municipal Revenue Obligation (MRO) Municipal Revenue Obligation (MRO) Municipal Revenue Obligation (MRO) Municipal Revenue Obligation (MRO) 2029 2025 2028 2028 2029 2029 2030 Totals Projects Prior Plan 1,000,000 300,000 1,550,000 110,000 2,960,000 Phase I 750,000 750,000 Phase II 500,000 500,000 Phase IIII 500,000 500,000 Total Project Funds 1,000,000 300,000 1,550,000 750,000 500,000 110,000 500,000 4,710,000 Estimated Finance Related Expenses Municipal Advisor 18,700 Bond Counsel 12,000 Rating Agency Fee 14,000 Paying Agent 900 Underwriter Discount 12.00 12,720 Total Financing Required 1,058,320 Rounding 1,680 Net Issue Size 1,060,000 300,000 1,550,000 750,000 500,000 110,000 500,000 4,770,000 Notes: City of Superior, Wisconsin Tax Increment District No. 18 Estimated Financing Plan DEBT ISSUES MUNICIPAL REVENUE OBLIGATIONS Tax Incremental District No. 18 Project Plan Amendment City of Superior Prepared by Ehlers Page | 24 Based on the Project Cost expenditures as included within the cash flow exhibit (Table 4) , the District is projected to accumulate sufficient funds by the year 2044 to pay off all Project cost liabilities and obligations. The projected closure is based on the various assump tions noted in this Plan an d will vary dependent on actual Project Costs incurred and the actual amount of tax increments collected. Table 4 – Cash Flow Funeral Home Cross-Bow Ronchi Ronchi Ronchi $1,060,000 Incentive Incentive Incentive Ph 1. Incentive Ph. 2 Incentive Ph. 3 Year Issue Total Year 2026 54,309 54,309 0 16,593 0 0 0 0 0 0 0 5,000 21,593 32,716 32,716 283,407 2026 2027 52,912 52,912 0 16,593 0 0 0 0 0 0 0 5,000 21,593 31,319 64,034 266,813 2027 2028 52,912 52,912 0 16,593 0 0 0 0 0 0 0 5,000 21,593 31,319 95,353 2,550,220 2028 2029 276,225 276,225 0 16,593 46,875 50,000 0 47,908 0 0 36,825 5,000 203,201 73,024 168,377 4,058,844 2029 2030 355,616 355,616 102,123 16,593 46,875 50,000 7,333 47,908 47,908 0 36,825 27,239 5,000 387,804 (32,188) 136,188 4,293,103 2030 2031 407,887 407,887 102,123 16,593 46,875 50,000 7,333 47,908 47,908 36,589 36,825 27,239 5,000 424,394 (16,507) 119,681 3,988,317 2031 2032 407,887 407,887 102,123 16,593 46,875 50,000 7,333 47,908 47,908 36,589 36,825 27,239 5,000 424,394 (16,507) 103,174 3,680,952 2032 2033 407,887 407,887 102,123 16,593 46,875 50,000 7,333 47,908 47,908 36,589 36,825 27,239 5,000 424,394 (16,507) 86,666 3,370,879 2033 2034 407,887 407,887 102,123 16,593 46,875 50,000 7,333 47,908 47,908 36,589 36,825 27,239 5,000 424,394 (16,507) 70,159 3,057,963 2034 2035 407,887 407,887 102,123 16,593 46,875 50,000 7,333 47,908 47,908 36,589 36,825 27,239 5,000 424,394 (16,507) 53,652 2,742,062 2035 2036 407,887 407,887 102,123 16,593 46,875 50,000 7,333 47,908 47,908 36,589 36,825 27,239 5,000 424,394 (16,507) 37,144 2,423,025 2036 2037 407,887 407,887 102,123 16,593 46,875 50,000 7,333 47,908 47,908 36,589 36,825 27,239 5,000 424,394 (16,507) 20,637 2,100,697 2037 2038 407,887 407,887 87,123 16,593 46,875 50,000 7,333 47,908 47,908 36,589 36,825 27,239 5,000 409,394 (1,507) 19,130 1,774,914 2038 2039 407,887 407,887 87,873 16,593 46,875 50,000 7,333 47,908 47,908 36,589 36,825 27,239 5,000 410,144 (2,257) 16,873 1,445,501 2039 2040 407,887 407,887 103,623 16,593 46,875 50,000 7,333 47,908 20,920 36,589 36,825 27,239 5,000 398,906 8,980 25,853 1,139,266 2040 2041 407,887 407,887 103,623 16,593 46,875 50,000 7,333 47,908 36,589 36,825 27,239 5,000 377,986 29,901 55,754 849,950 2041 2042 407,887 407,887 113,623 16,593 46,875 50,000 7,333 47,908 36,589 36,825 27,239 5,000 387,986 19,901 75,654 556,433 2042 2043 407,887 407,887 113,123 16,593 46,875 50,000 7,333 47,908 36,589 36,825 27,239 5,000 387,486 20,401 96,055 258,506 2043 2044 407,887 407,887 112,623 1,320 46,875 50,000 7,333 31,380 24,338 36,825 27,239 5,000 342,933 64,954 161,009 0 2044 6,502,386 6,502,386 1,538,592 300,000 750,000 800,000 110,000 750,000 500,000 500,000 589,201 408,584 95,000 6,341,377 Notes: LEGEND: END OF EXP. PERIOD Internal Advance Repayment $500,000 Internal Advance Repayment $350,000 2029 G.O. Promissory Note Total Expenditures Annual Cumulative Housing Incentive Commercial Incentive PROJECTED CLOSURE YEAR Projected Revenues Total Revenues Balances Liabilities Outstanding City of Superior, Wisconsin Tax Increment District No. 18 Cash Flow Projection Tax Increments Ongoing Planning & Projected Expenditures Tax Incremental District No. 18 Project Plan Amendment City of Superior Prepared by Ehlers Page | 25 SECTION 10: Annexed Property A tax incremental district cannot include annexed territory unless at least three years have elapsed since the annexation, or certain other requirements are met. None of the territory proposed to be added to the District was annexed during the past three years. Tax Incremental District No. 18 Project Plan Amendment City of Superior Prepared by Ehlers Page | 26 SECTION 11: Estimate of Property to be Devoted to Retail Business Pursuant to Wis. Stat. § 66.1105(5)(b), the City estimates that less than 35% of the territory within the District will be devoted to retail business at the end of the District’s maximum expenditure period. Tax Incremental District No. 18 Project Plan Amendment City of Superior Prepared by Ehlers Page | 27 SECTION 12: Proposed Changes of Zoning Ordinances, Master Plan, Map, Building Codes and City Ordinances Zoning Ordinances The proposed Plan Amendment is in ge neral conformance with the City’s current zoning ordinances. Individual pr operties may require rezoning at the time of development. Master (Comprehensive) Plan and Map The proposed Plan Amendment is in ge neral conformance with the City’s Comprehensive Plan identifying the area as appropriate for residential and commercial development. Building Codes and Ordinances Development within the District will be required to conform to State Building Codes and will be subject to the City's permitting and inspection procedures. The proposed Plan Amendment conforms to all relevant State and local ordinances, plans, and codes. No chan ges to the existing regulations are proposed or needed. Tax Incremental District No. 18 Project Plan Amendment City of Superior Prepared by Ehlers Page | 28 SECTION 13: Statement of the Proposed Method for the Relocation of any Persons to be Displaced Should the continued implementation of this Plan require relocation of individuals or business operations, relo cations will be ha ndled in compliance with Wis. Stat. Chapter 32 and Wis. Admin. Code ADM 92. Tax Incremental District No. 18 Project Plan Amendment City of Superior Prepared by Ehlers Page | 29 SECTION 14: How Amendment of the Tax Incremental District Promotes the Orderly Development of the City This Plan Amendment promotes the orde rly development of the City by creating opportunities for mixed-use development, providing necessary public infrastructure improvements, and providing appropriate financial incentives for private development projects. Through use of tax increment financing, the City can attract new investment that results in increased tax base. Development will occur in an orderly fashion in accorda nce with approved plans so that the Projects will be compatible with adjacent land uses. Development of new uses in the District will add to the tax bas e and will generate positive secondary impacts in the community such as i ncreased employment opportunities and housing opportunities. Tax Incremental District No. 18 Project Plan Amendment City of Superior Prepared by Ehlers Page | 30 SECTION 15: List of Estimated Non-Project Costs Non-project costs are public works projects which only partly benefit the District. Costs incurred that do not benefit the District may not be paid with tax increments. Examples of non-project costs are:  A public improvement made within the District that also benefits property outside the District. That portion of the total Project Costs allocable to properties outside of the District would be a non-project cost.  A public improvement made outside th e District that only partially benefits property within the Distri ct. That portion of the total Project Costs allocable to properties outsi de of the District would be a non- project cost.  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, special assessments, or revenues other than tax increments. No improvements to be made within the District will benefit property outside the District. Furthermore, there will be no improvements made outside the District that will only partially benefit the District. Tax Incremental District No. 18 Project Plan Amendment City of Superior Prepared by Ehlers Page | 31 SECTION 16: Legal Opinion Advising Whether the Plan is Complete and Complies with Wis. Stat. § 66.1105(4)(f) NEED WET SIGNATURE & DATED LEGAL OPINION ON ATTORNEY LETTERHEAD SAMPLE Mayor City of Superior 1316 N 14th St Superior, Wisconsin 54880 RE: Project Plan Amendment for Tax Incremental District No. 18 Dear Mayor: Wisconsin Statute 66.1105(4)(f) requires that a project plan for a tax incremental financing district include an opinion provided by the City Attorney advising as to whether the plan is co mplete and complies with Wisconsin Statute 66.1105. As City Attorney for the City of Superior, I have been asked to review the above-referenced project plan amendment for compliance with the applicable statutory requirements. Based upon my review, in my opinion, the amended Project Plan for the City of Superior Tax Incremental District No. 18 is complete and complies with the provisions of Wisconsin Statute 66.1105. Sincerely, City Attorney Tax Incremental District No. 18 Project Plan Amendment City of Superior Prepared by Ehlers Page | 32 SECTION 17: Calculation of the Share of Projected Tax Increments Estimated to be Paid by the Owners of Property in the Overlying Taxing Jurisdictions The following projection is provided to meet the requirements of Wis. Stat. § 66.1105(4)(i)4. Revenue Year Douglas County City of Superior School District of Superior Northwood Technical College Total Revenue Year 2 0 2 5 00000 2 0 2 5 2026 10,063 17,900 25,576 770 54,309 2026 2027 9,804 17,440 24,918 750 52,912 2027 2028 9,804 17,440 24,918 750 52,912 2028 2029 51,183 91,044 130,084 3,914 276,225 2029 2030 65,894 117,212 167,472 5,039 355,616 2030 2031 75,580 134,440 192,088 5,779 407,887 2031 2032 75,580 134,440 192,088 5,779 407,887 2032 2033 75,580 134,440 192,088 5,779 407,887 2033 2034 75,580 134,440 192,088 5,779 407,887 2034 2035 75,580 134,440 192,088 5,779 407,887 2035 2036 75,580 134,440 192,088 5,779 407,887 2036 2037 75,580 134,440 192,088 5,779 407,887 2037 2038 75,580 134,440 192,088 5,779 407,887 2038 2039 75,580 134,440 192,088 5,779 407,887 2039 2040 75,580 134,440 192,088 5,779 407,887 2040 2041 75,580 134,440 192,088 5,779 407,887 2041 2042 75,580 134,440 192,088 5,779 407,887 2042 2043 75,580 134,440 192,088 5,779 407,887 2043 2044 75,580 134,440 192,088 5,779 407,887 2044 Totals 1,204,862 2,143,196 3,062,193 92,135 6,502,386 Estimated portion of taxes that owners of taxable property in each taxing jurisdiction overlaying district would pay by jurisdiction. City of Superior, Wisconsin Tax Increment District No. 18 Tax Incremental District No. 18 Project Plan Amendment City of Superior Prepared by Ehlers Page | 33