Business Improvement District Meeting

A G E N D A CITY OF WAUPUN BUSINESS IMPROVEMENT DISTRICT Waupun City Hall – 201 E. Main Street, Waupun WI Tuesday, September 15, 2026 at 7:00 AM The Waupun BID will meet In-person, virtual, and teleconference. Instructions to join the meeting are provided below: Virtual: https://us02web.zoom.us/j/88640293541?pwd=aWEbOTjV27WxxH6744b07gqx2poi0i.1 Meeting ID: 886 4029 3541 Passcode: 959584 Call to Order Roll Call of Board Members Public Comment – State name, address, and subject of comments (2 minutes). Consent Agenda: 1. Minutes from July 21, 2026 BID Meeting 2. BID Financials for July 2026 3. BID Financials for August 2026 Consideration/Action: 4. Outstanding BID Applications 5. Façade Improvement Application for 4 Fond du Lac Street (Karsten Real Estate) 6. 2027 Draft BID Operating Plan Discussion: 7. Waupun Business Alliance Updates 8. Discover Waupun Update 9. City Administrator Update Advanced Planning: 10. Next Regularly Scheduled BID Meeting is October 20, 2026, 7 am. Adjournment: Upon reasonable notice, efforts will be made to accommodate disabled individuals through appropriate aids and services. For additional information, contact the City Clerk at 920-324-7915. M I N U T E S CITY OF WAUPUN BUSINESS IMPROVEMENT DISTRICT Waupun City Hall – 201 E. Main Street, Waupun WI Tuesday, July 21, 2026 at 7:00 AM Meeting called to order by board chairperson, Gary DeJager at 7 am Motion Schulz, second Mallas to adopt the agenda as presented. Roll call of members is taken. Present: Gary DeJager, Tyler Schulz, Brooke Straks, Mitch Greenfield (online), Misty Snyder, Jodi Mallas, Travis Pitz, Luke Ganz, Kristine Salkowski. Also present, Cassandra VerHage and Melanie Williams, City Administrator, Kathy Schlieve, and Assistant City Administrator, Casey Langenfeld, Mayor Bishop, Raina Lyman (online), and Jason Whitford (online). Absent and excused is Michelle Brown. No one is present for public comment. Motion Schulz, second Greenfield to approve the consent agenda, including minutes from May 19, 2026 BID Meeting, May 2026 BID Financials, and June 2026 BID Financials. Carried unanimously. Administrator Schlieve provides a review of the 2026 Outstanding BID Applications, and the upcoming deadline of the ABB&J Investment by Fall. No action is requested. Façade Grant Application for 426 and 428 E Main Street (C.Verhage.Photo & Paul Salzwedel) is reviewed with Cassandra VerHage presenting details on the project. VerHage is partnering with Salzwedel who owns 428 E Main Street on the project to ensure that the full building façade is consistent. Request is for 50% matching grant capped at $4,800 ($2,357.50 each). Motion Schulz, second Straks to grant $4,715 ($2,357.50 each). Carried unanimously. Melanie Williams, owner of 309 and 311 E Main Street, provides an update on her project and shares the façade design that was created through the Main Street Makeover Contest. Melanie explains the challenges that will result in increasing her budget. The project was previously awarded $4,800 and the Williams is requesting additional funding to support the project. After discussion, Motion DeJager, second Schulz to not increase funding but to have Williams return later this year once final estimates are compiled to consider if additional funding is warranted and available. Carried unanimously. Administrator Schlieve explains that the board is responsible for creation of the 2027 BID operating plan. The board has several options to create the plan, including creation of a subgroup or assignment to the Main Street organization, which has established working committees, including promotion, organization, economic vitality, and design. The goal is to align BID funds with Main Street goals. Motion Schulz, second Greenfield to delegate creation of BID Operating Plan to the Main Street Group and to request that they present to the BID Board for approval and recommendation to the Council by September 15 BID Meeting. Carried unanimously. Raina Lyman provides Business Alliance updates, including: Business Connection August 18th, Golf Outing September 11th, and a brief explanation of Make My Move Talent Attraction program. Administrator Schlieve reports that the application is submitted for Main Street and pending decision by WEDC. Organization is formed and proceeding under Main Street model regardless of acceptance into program. Committee have been formed, including promotion, organization, economic vitality and design. The Shaler Drive Extension Project has begun with the project expected to complete later this fall. The Back Alley Project progress is slow, due to high bedrock on far East side of the Project. The targeted completion date remains mid-October. The next regularly scheduled meeting is August 18, 2026, 7 am at Waupun City Hall Motion Mallas, second Straks to adjourn the meeting at 7:45 am. Carried unanimously. For the Month Ending: 07/31/26 CASH ON HAND Prior Month Ending Balance 41,730.63$ Plus Current Month Deposits -$ Less Current Month Expenses (including expenses in accounts payable) -$ Total Cash on Hand 41,730.63$ Less Outstanding Grants/Checks (not in accounts payable) (12,308.21)$ 29,422.42$ BUDGET Revenue 50,030.63$ Less Approved Grants & Expenses 20,608.21$ 29,422.42$ Blue Heron Antiques/BH Home 4,800$ ABB&J Investment 2,400$ Kartechner & Girls Flower Co. 393$ C.Verhage Photo LLC 2,358$ Paul Salzwedel 2,358$ 12,308$ 2026 Actual Operating Expenses Intern Wages 3,500.00$ Chic Tique 2,400.00$ Werner Harmsen 2,400.00$ 8,300.00$ Total of Grants Approved Not Dispersed and Actual Expenses 20,608.21$ 2026 Upcoming Operating Expenses -$ Projected Unrestricted Funds 29,422.42$ Business Improvement District Financial Statement 2026 Grants Approved - Not Dispersed Remaining Budget Funds Available BID Funds Available 8/4/2026 2:46 PM For the Month Ending: 08/31/26 CASH ON HAND Prior Month Ending Balance 41,730.63$ Plus Current Month Deposits -$ Less Current Month Expenses (including expenses in accounts payable) -$ Total Cash on Hand 41,730.63$ Less Outstanding Grants/Checks (not in accounts payable) (12,308.21)$ 29,422.42$ BUDGET Revenue 50,030.63$ Less Approved Grants & Expenses 20,608.21$ 29,422.42$ Blue Heron Antiques/BH Home 4,800$ ABB&J Investment 2,400$ Kartechner & Girls Flower Co. 393$ C.Verhage Photo LLC 2,358$ Paul Salzwedel 2,358$ 12,308$ 2026 Actual Operating Expenses Intern Wages 3,500.00$ Chic Tique 2,400.00$ Werner Harmsen 2,400.00$ 8,300.00$ Total of Grants Approved Not Dispersed and Actual Expenses 20,608.21$ 2026 Upcoming Operating Expenses -$ Projected Unrestricted Funds 29,422.42$ Business Improvement District Financial Statement 2026 Grants Approved - Not Dispersed Remaining Budget Funds Available BID Funds Available 9/8/2026 3:05 PM AGENDA SUMMARY SHEET MEETING DATE: September 15, 2026 TITLE: Outstanding BID Applications AGENDA SECTION: Discussion PRESENTER: Schlieve DEPARMTENT GOAL(S) SUPPORTED (if applicable) FISCAL IMPACT Economic Vitality Grant Budgets as Awarded ISSUE SUMMARY: The following applications are outstanding: STAFF RECOMMENDATION: Recommending extension of Blue Heron Antiques and ABB&J Investment to 12/31/26. ATTACHMENTS: RECOMMENDED MOTION: Motion to approve extension of Blue Heron Antiques and ABB&J Investment until 12/31/26. Blue Heron Antiques/BH Home 4,800$ ABB&J Investment 2,400$ Kartechner & Girls Flower Co. 393$ C.Verhage Photo LLC 2,358$ Paul Salzwedel 2,358$ 12,308$ 2026 Grants Approved - Not Dispersed 1 | P a g e CITY OF WAUPUN 2027 BUSINESS IMPROVEMENT DISTRICT OPERATING PLAN BID Adoption: XX/XX/2026 Common Council Adoption: XX/XX/2026 2 | P a g e CITY OF WAUPUN BUSINESS IMPROVEMENT DISTRICT 2027 OPERATING PLAN INTRODUCTION In 1984, the Wisconsin legislature created Sec. 66.1109 of the Statutes enabling cities to establish Business Improvement Districts (BID) upon the petition of at least one property owner within the proposed district. The purpose of the law is “to allow businesses within those proposed districts to develop, manage, and promote the districts and to establish an assessment method to fund these activities.” Upon petition from property owners within the Waupun Business Improvement District (hereafter “BID”), the City’s Common Council created the BID and adopted its initial operating plan in 1988. Section 66.1109(3)(b), Wis. Stats., requires that a BID Board “shall annually consider and make changes to the operating plan. The board shall then submit the operating plan to the local legislative body for approval.” The Board of the Waupun BID submits this 2027 operating plan in fulfillment of the statutory requirement. This plan proposes a continuation and expansion of the activities described in the initial 1988 BID operating plan and subsequent annual plans. Therefore, it incorporates by reference the earlier plans as adopted by the City’s Common Council. In the interest of brevity, this plan emphasizes the elements which are required by Sec. 66.1109, Wis. Stats., and the governance transition described below. This plan does not repeat the background information that is contained in the initial operating plan. DISTRICT BOUNDARIES A calculation of the BID assessment and the 2027 BID map of the district is provided in Exhibit A and Exhibit B. 2027 OPERATING PLAN The goals, objectives, and strategies of the 2027 Operating Plan are provided in Exhibit C. A summary of estimated revenues and expenditures can be seen in Exhibit D. PROMOTION OF ORDERLY DEVELOPMENT OF THE CITY Under §66.1109(1)(f)(4), the Operating Plan must specify how the BID promotes the orderly development of the municipality, including its relationship to any municipal master plan. The Waupun Business Improvement District was created through private sector initiative to further city goals. The creation of the BID is consistent with the City’s plans and promotes the orderly development of the City in general and the business district in particular. This proposal is consistent with the City’s Comprehensive Plan and all other City Ordinances and Plans. METHOD OF ASSESSMENT A. Assessment Rate and Method 3 | P a g e As of December 31, 2026, the properties in the district have an estimated total BID assessable value of $18,792,500. This plan proposes to assess the taxable property in the district at a rate of $1.85 per $1,000 of assessed value for the purposes of the BID. Exhibit A shows the projected BID assessment for property included in the district. The principle behind the assessment methodology is that each property owner should contribute to the BID in proportion to the benefit derived from the BID. After consideration of the assessment methods, it was determined that the assessed value of a property was the characteristic most directly related to the potential benefit provided by the BID. Therefore, a uniform rate applied on the assessed value of each property was selected as the basic assessment method for the Waupun BID. Information on specific assessed values, budget amounts, and assessment amounts are based on 2026 conditions. Greater detail about subsequent years’ activities will be provided in the required annual plan updates. Approval by the City’s Common Council of such operating plan updates shall be conclusive evidence of compliance with this operating plan and the BID law. In later years, the BID operating plan will continue to apply the assessment formula, as adjusted, to raise funds to meet the next annual budget. The method of assessing shall not be materially altered, except with the consent of the City of Waupun. B. Excluded and Exempt Property Wisconsin law specifies certain properties which are exempt from the assessment, and allows the municipality to determine whether businesses operating specifically for manufacturing purposes are exempt. • Wisconsin Statutes § 66.1109(1)(f)1m.: This section details what must be included in a Standard Operating Plan — “whether real property used exclusively for manufacturing purposes will be specially assessed.” Property used exclusively for manufacturing purposes will not be assessed. • Wisconsin Statutes §66.1109(5)(a): “Property used exclusively for residential purposes will not be assessed.” • Wisconsin Statutes § 66.1109(5)(a): “Real property that is exempted from general property taxes under §70.11 will not be assessed.” Owners of property that is exempt from the special assessment may not receive the direct financial benefits of the Business Improvement District, such as in the case of a façade improvement grant or any other grant. Owners of property that is exempt from the special assessment may not receive the direct financial benefits of the BID, such as in the case of the Façade Improvement Program. GOVERNANCE TRANSITION: DESIGNATION OF DISCOVER WAUPUN, INC. Pursuant to Wis. Stat. § 66.1109(3)(d), which authorizes the operating plan to specify whether the board or the municipality holds implementation authority, this plan formalizes a transition in the administration of the District, effective January 1, 2027. Designated Business Improvement District Management Entity 4 | P a g e Effective January 1, 2027, day-to-day administration, marketing, and operational management of the District shall transfer from the mayoral appointment structure previously used for this function to Discover Waupun, Inc., a Wisconsin nonprofit corporation, as the District’s designated management organization under an Operating Agreement approved by the Common Council. This transition reflects the City’s broader consolidation of downtown revitalization, Main Street, and tourism promotion functions under a single coordinated entity. Discover Waupun, Inc. will assume responsibility for implementing the goals, objectives, and budgeted activities set forth in this Operating Plan, subject to the oversight of the BID Board and the terms of the Operating Agreement between the City of Waupun and Discover Waupun, Inc. Continuity of Statutory Oversight The BID Board of Directors shall retain all statutory responsibilities under Wis. Stat. § 66.1109, including annual review and approval of the operating plan and budget under §66.1109(3)(a)–(b), and shall continue to report to the Common Council. Discover Waupun, Inc.’s role is administrative and operational in nature and does not supersede the Board’s statutory authority or the Mayor’s statutory appointment authority over Board membership. Financial Accountability, Segregated Account, and Disbursement to Discover Waupun, Inc. Consistent with Wis. Stat. § 66.1109(4), all BID assessment revenues and other appropriated funds shall continue to be collected and held by the City of Waupun in a segregated account in the municipal treasury. This requirement applies to the City’s treasury and does not require Discover Waupun, Inc. to maintain a separate segregated bank account for BID funds distinct from its general operating accounts, provided that BID-related revenues and expenditures remain separately identifiable in Discover Waupun, Inc.’s books and records. Upon order of the BID Board, and consistent with the authority granted under § 66.1109(4) to disburse segregated account funds “on order of the board for the purpose of implementing the operating plan,” the City shall disburse funds from the segregated account to Discover Waupun, Inc. in two (2) installment payments each year — the first by February 15 and the second by August 15 — to fund implementation of the activities, goals, and budget set forth in this Operating Plan. Discover Waupun, Inc. shall use these funds solely to implement the approved operating plan. Because the cash balance in the segregated account is anticipated to remain below $300,000 throughout the 2027 plan period, the City of Waupun — not Discover Waupun, Inc. — shall obtain a reviewed financial statement for the most recently completed fiscal year, prepared in accordance with generally accepted accounting principles and reviewed by an independent certified public accountant, consistent with Wis. Stat. § 66.1109(3)(c)2. Discover Waupun, Inc., as the District’s designated operating entity, shall maintain accurate and complete financial records of all BID-related revenues and expenditures, separately identifiable from its other nonprofit operations, and shall provide such records to the City and its designated CPA in a timely manner to support completion of 5 | P a g e the reviewed financial statement. The completed statement shall be presented to the BID Board and Common Council as part of the annual report required under §66.1109(3)(c). Annual Board Review The BID Board shall meet at least annually to review Discover Waupun, Inc.’s report on implementation of the operating plan and to consider and approve the subsequent year’s operating plan, budget, and assessment rate, consistent with Wis. Stat. § 66.1109(3)(b)–(c). Transition Period The BID Board President and City Administrator shall coordinate with Discover Waupun, Inc. to ensure an orderly handoff of records, contracts, vendor relationships, and marketing assets by January 1, 2027. CITY ROLE IN DISTRICT OPERATION The City of Waupun is committed to helping private property owners in the district promote its development. To this end, the City has played a significant role in the creation of the BID and in the implementation of its operating plan. In particular, the City will continue to: • Provide funding to the BID for administration and promotion of the Façade Improvement Grant program, business and development recruitment, and other initiatives. This is updated on an annual basis and is reviewed each budget year. • Monitor and, when appropriate, apply for outside funds, which could be used in support of the district. • Collect BID assessments and hold them in a segregated account in the municipal treasury, and, on order of the BID Board, disburse funds to Discover Waupun, Inc. in two installment payments each year to fund implementation of the operating plan. • Obtain the annual reviewed financial statement or independent audit, as required per Sec. 66.1109(3)(c) of the BID law, based on the segregated account balance for the reporting period. • Administer the Operating Agreement with Discover Waupun, Inc. and monitor its implementation of the operating plan on behalf of the BID Board. • Encourage partners to support the activities of the district. BOARD MEMBERS AND STAFF The Mayor shall appoint the members of the BID Board subject to confirmation by the Common Council. Upon confirmation, board members serve a 3-year term expiring April 30th. This appointment authority is unaffected by the designation of Discover Waupun, Inc. as the District’s operating entity described above; the Board retains its statutory composition and oversight role, while Discover Waupun, Inc. carries out day-to-day implementation under the Operating Agreement. Board Size Reduction and Composition 6 | P a g e Consistent with Wis. Stat. § 66.1109(3)(a), which requires a BID board to consist of at least 5 members with a majority owning or occupying real property within the District, the Waupun BID Board shall be reduced from its previous ten (10)-member structure to six (6) voting members, comprised of four (4) representatives from within the BID District and two (2) representatives at-large. The Mayor shall continue to serve ex officio and is not counted toward the six-member total. Current resignations and/or positions whose term is expiring will remain unfilled consistent with the target reduction described in this plan. The Board currently retains six (6) district representatives. To reach the target of four (4) district representatives, the terms of Jodi Mallas, which expires April 30, 2026, shall not be refilled. It is anticipated that the term of Mitch Greenfield, and Luke Ganz, which expire 4/30/2028, will not be refilled. Upon expiration of those terms, the Board will be reduced to its target composition of six (6) voting members: four (4) district representatives and two (2) at- large representatives, plus the Mayor ex officio. No sitting board member is removed prior to the expiration of their confirmed term. Upon completion of this transition, the Board shall permanently consist of five (5) voting members — three (3) district representatives and two (2) at-large representatives — plus the Mayor ex officio, unless further amended by the operating plan under Wis. Stat. § 66.1109(3)(b). The current BID Board and staff, reflecting these resignations and the reduction schedule above, are comprised as follows: Position Term Expires Name Representative from BID District 4/30/2028 Tyler Schulz Representative from BID District 4/30/2028 Kristine Salkowski Representative from BID District 4/30/2029 Brooke Straks Representative from BID District 4/30/2029 Gary DeJager Representative from BID District Resigned; Vacancy not to be filled Michelle Brown Representative from BID District Term expires 4/30/2027; Vacancy not to be filled Mitch Greenfield Representative At-Large 4/30/2028 Misty Snyder Representative At-Large Term expires 4/30/26; Vacancy not to be filled Jodi Mallas Representative At-Large 4/30/2027 Travis Pitz Representative At-Large Term expires 4/30/2027; Vacancy not to be filled Luke Ganz Mayor Ex Officio Responsibilities of the Board include implementation of this operating plan, in coordination with Discover Waupun, Inc. as the designated operating entity, and preparing annual reports of the District. The Board will also annually consider and make changes to the operating plan and submit the operating plan to the Common Council for 7 | P a g e approval. The Board will conduct its business consistent with the open meeting law and keep minutes as a matter of public record. FUTURE YEARS’ OPERATING PLANS It is anticipated that the BID will continue to revise and develop the operating plan annually in response to changing development needs and opportunities in the district, in accordance with the purpose and goals in this operating plan. Section 66.1109(3)(a) of the BID law requires the BID Board and the City to annually review and make changes as appropriate in the operating plan. Therefore, while this document outlines in general terms the complete development project, it focuses upon 2027 activities. Information on specific assessed values, budget amounts, and assessment amounts are based on 2026 conditions. Greater detail about subsequent years’ activities will be provided in the required annual plan updates. Approval by the City Common Council of such operating plan updates shall be conclusive evidence of compliance with this operating plan and the BID law. In later years, the BID operating plan will continue to apply the assessment formula, as adjusted, to raise funds to meet the next annual budget. The method of assessing shall not be materially altered, except with the consent of the City of Waupun. AMENDMENT, SEVERABILITY, AND EXPANSION The BID has been created under the authority of Section 66.1109 of the Statutes of the State of Wisconsin. Should any court find any portion of the statute invalid or unconstitutional, its decision will not invalidate or terminate the BID, and this BID operating plan shall be amended to conform to the law without need of re- establishment. Should the legislature amend the statute to narrow or broaden the process of a BID to exclude or include as assessable properties of a certain class or classes of properties, the operating plan shall be amended accordingly as and when the Board conducts its annual review and approval of the operating plan, without necessity to undertake any other act. This is specifically authorized under Sec. 66.1109(3)(b). Exhibit A – Calculation of 2026 Assessed Values Exhibit B – 2027 BID Map Exhibit C – 2027 Operating Plan Goals, Objectives, and Strategies Exhibit D – 2027 Budget Exhibit A – Calculation of Assessed Values Dodge Fond du Lac Total Assessed Value (Commercial) $7,981,500 $10,811,000 $18,720,000 Divided by 1,000 7,982 10,811 18,793 Assessment Rate $1.85 $1.85 BID Assessment for 2027 BID Budget $14,765.78 $20,000.35 $34,766.13 8 | P a g e Exhibit B – BID District Map The map as depicted represents the current district boundaries for the Waupun BID. In 2026, 301 E Main Street, a previously exempt property, entered the BID. 9 | P a g e Exhibit C - 2027 Operating Plan Goals, Objectives, and Strategies Consistent with Discover Waupun, Inc.’s status as a WEDC-designated Main Street community, this Operating Plan is organized around, and shall remain consistent with, the Wisconsin Main Street Program’s Four Point Approach®: Organization, Design, Promotion, and Economic Vitality. The Façade Improvement Grant Program shall continue to be a core component of the District’s activities under the Design point, ensuring the BID’s physical improvement efforts remain integrated with Discover Waupun, Inc.’s broader Main Street work. For each goal below, Discover Waupun, Inc. shall develop and maintain an annual work plan detailing the specific strategies and tactics used to accomplish that goal, consistent with the Operating Agreement, and shall report progress to the BID Board as part of the annual report required under Wis. Stat. § 66.1109(3)(c). 1. Organization — Administer the BID Program in accordance with the approved operating plan and Operating Agreement. Includes oversight of administration of the Operating Agreement with Discover Waupun, Inc., completion of the annual reviewed financial statement or independent audit, and annual reporting to the Board and Common Council, including but not limited to accomplishments and subsequent year plans, budgets and recommendation on special assessment rates. 2. Promotion — Promote Downtown Waupun as a destination. Includes marketing and promotional activities administered by Discover Waupun, Inc., an annual events calendar, and coordination with Discover Waupun, Inc.’s broader tourism and Main Street programming. Budget Allocation: $10,000 (Marketing and Promotion) 3. Design — Improve the aesthetic and visual appeal of Downtown Waupun. Includes the Façade Improvement Grant Program as a core component of this point, along with design and beautification efforts such as implementation of the Streetscaping Plan and coordination with City departments and the CDA on downtown appearance, safety, and maintenance. Budget Allocation: $15,000 (Façade Grants) + $4766.13 (Design and Beautification) = $19,766.13 10 | P a g e 4. Economic Vitality — Attract, retain, and facilitate development of a unique mix of businesses in coordination with district partners. Includes business retention and attraction efforts, entrepreneurial support through the Ignite network, the creation of a business incubator program, and promotion of revolving loan funds to increase access to capital for small businesses in the district. Budget Allocation: $5,000 (Business Attraction) Exhibit D - 2027 Budget INCOME 2026 Assessment Total (subject to confirmation) $18,792,500 Divided by $1,000 $18,792.50 Assessment Rate (subject to confirmation) $1.85 / $1,000 2027 BID Assessment $34,766.13 TOTAL INCOME $34,766.13 EXPENSES Façade Grants $15,000.00 Design and Beautification $4,766 Marketing and Promotion $10,000.00 Business Attraction $5,000.00 TOTAL EXPENSE $34,766.13