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Approve 7/16/26 MINUTES OF THE CITY OF HARTFORD TAX INCREMENT DISTRICT NUMBER 14 JOINT REVIEW BOARD MEETING #1 May 28, 2026 / 6:30 p.m. The City of Hartford Tax Incremental District Number 14 Joint Review Board met in the Common Council Chambers, City Hall, City of Hartford, WI. The meeting was called to order at 6:30 p.m. by City of Hartford Mayor Dennis Regan. City Planner, Jacob Maas conducted the roll call. Members of the Joint Review Board were introduced: Dennis Regan, Mayor, City of Hartford- present Rob Nelson, Director of Business Services & Human Resources, Hartford Union High School District - absent-excused Adam Majerus, Director of Business Services, School District of Hartford Joint 1-present Bonnie Baerwald, on behalf of Bethany Rusch, Vice President, Finance and Administration, Moraine Park Technical College- present via Teams (joined late). Aaron Daul, Chief Administrative Officer, Washington County-present Cameron Clapper, Dodge County Administrator, Dodge County – Present Dennis Hegy-Present Appointment of Citizen member. Regan nominated Dennis Hegy; Majerus seconded to appoint Dennis Hegy as the Citizen Member. Motion carried. Member Majerus nominated Member Regan to be the Chairperson of the Joint Review Board, seconded by Member Daul. Mayor Regan was approved as Chairperson of the Joint Review Board by unanimous vote. Chairperson Regan introduced City Planner Jacob Maas. Mr. Maas reviewed the Draft Project Plan and gave an overview of current TIDs and noted TID 6 will be closed out this year. The most recent TID 13 was created in 2024. TID 14 is between the westside industrial park and the residential portion of the city to the east. The half mile radius buffer is noted; amendments could be completed to include projects within the buffer area. A lot of the property is city owned with some privately owned parcels. Project Area A is under a current development agreement. Project Area B is the proposed Winter Park Builders project of 600 dwelling units, 200 of which will be multi-family, and the rest will be a mix of higher density single family and traditional single family. Parcels one through six are vacant parcels, privately owned that could be developed; however nothing has been identified at this time. The equalized value test ensures the maximum allowable TID property value of 12% is not exceeded. The maximum allowable TID property value for the City is $281,134, 140.00. The percent of equalized value is 3.16%. Exhibit E shows the revenue projections. The far-right table is the Innovation Way Bond payment. The key component of the but for is to use the increment to develop the Innovation Way extension. The extension is much needed to move forward with development of this area .It is expected to cost about $3.3 million and is out for bids right now. The amortization schedule was received from Huntington for 20 years. The expected value by December 31, 2026, for DJS when built is $6,112,000.00. Broken down over the life of the TID, the increment on the left side, as part of the developer agreement, which has gone through the EDWC, has been approved for an intergovernmental Approve 7/16/26 agreement for the payment back. They are anticipated to cover $561,210.00 cost of the extension of Innovation Way. This is how the expenditure debt is broken down and to be paid by the increment. The remainder of the revenue goes to the DJS for their Paygo (pay as you go). They are maxed out at about $400,000.00. They are proposing a 80,000 sq. ft. facility, and if they expand to the 160,000 sq. ft. facility within the life of the TID, they could possibly reach the $400,000.00. Because of the projections, we are looking to keep the TID open for twenty years. Winter Park has no developer’s agreement, but they do have an offer to purchase and recently annexed another 60 acres of land from Rettler’s from the west of the HADC land, which the City owns, to be part of the subdivision. Their project includes 200 multifamily units, 184 villa units (smaller town homes), traditional town homes and 108 single family units. The anticipated revenue for the project in 2033 is $1,770, 540.00 in tax assessed value; the increment is based off a $13.00 per thousand mill rate, (table on the left). At this time, we have not gone into a developer’s agreement, and we are taking a traditional 60% incentive. The but for this development is there are no programs to fund the multifamily housing. Multifamily housing is hard to fund and is costly to fund. This would be used to help them create the infrastructure as well as develop the multifamily, which is a needed land use in the City. They would get 60% of the increment and 40% would go to the City, which would go to pay toward the Innovation Way debt. After the 20 years, the City end balance would be very healthy. Chairperson Regan sought clarification if action required; Mr. Maas noted no and indicated a resolution would come in July to pass after Common Council passes a resolution on June 23rd and June 8th to Plan Commission. Daul sought clarification of the phasing of the Innovation Way project and if one happened would the second phase occur; Mr. Maas noted both were being bonded out. The first phase is 1.7, and they are anticipating for both phases; Common Council approved to bond out for the 3.3. Majerus sought status of multifamily housing ratio desired for the City; Mr. Maas responded it matches with the goals of the comprehensive plan; the exact ratios can be provided at the July meeting; the goal is to grow the City to twenty thousand by 2030. This would be the only multifamily development occurring. Hegy noted the lagune was put in the TID as a blighted area; Mr. Maas noted this was included to get no more than 35% of the land acreage; Hegy sought clarification if there were implications with Town of Rubicon or Town of Hartford agreements; Mr. Maas indicated this was within the 20-year sanitary service boundary and within the Town of Hartford extraterritorial. Our intergovernmental agreement caps development of Pike Lake and annexed homes within Hillcrest when septic systems fail. The recent annexation went before the Town of Hartford, and no concerns were brought up at that time. Hegy wanted further definition of a villa; Mr. Maas noted is to be two-bedroom like townhomes, denser and no alleyways. The end goal is a density and price point. Chairperson Regan requested the review of Joint Review Board Duties and Obligations. Mr. Maas noted the purpose of JRB is to oversee Tax Incremental Districts under state law. State law defines the members and the responsibilities. The JRB members represent the taxing jurisdictions. In this case because we have the Union School District, we have two school districts as taxing bodies, the technical college, the county, the city and our public member. Also, the organization must when creating the TID send a copy of the public hearing notice to all overlying tax districts within 14 days, which you received. The notice must be published for the plan commission. Any JRB member may request additional meetings or public hearings. Municipal staff will be taking minutes for presentation at the next meeting. The notice for this meeting was published in the Daily News on May 22nd. The three main criteria for decision shall be: development expected in the TID would occur without the use of the TIF but for requirement; we do show the need with the but for with the development of Innovation Way and the Approve 7/16/26 multifamily. The development would most likely not occur without the creation of this TID. The second item is economic benefit to the TID as measured by increased employment, business and personal income property value are sufficient to compensate for the cost of the improvement. Information from the EDWC breakdown can be provided at the July meeting regarding the number of jobs created and the impact on Washington County, the City and other taxing jurisdictions. Chairperson Regan agreed this would be helpful. And last, the benefits of the proposal outweigh the tax increments to be paid by the property owners in the overlying tax jurisdictions; because of the fact a lot of City property was included to limit the impact on the taxing jurisdictions, we don’t foresee the anticipated increments outweighing the overall good of the TID. The largest taxed parcel in this TID is Liberty Storage and generally when the highest taxing parcel within the TID is a storage facility, it is not a high valued TID. Questions to consider: Would the development occur without but for the use of the TID? Would the development occur if the project be scaled back or the timeframe pushed out? Did a similar project proceed without the use of the TIF? Will the development’s economic development measured by increased employment, business and personal income property value compensate for the cost of the improvements? Do the benefits outweigh the tax residents of overlying districts are expected to pay? How does the plan development fit in the overall economic development picture of this district? How does the development fit with other developments in this district? Will the potential business benefit the district in the long run? What type of jobs will this development create? How does the TID benefit taxpayers in the district? Is the total expenditure for the plausible project’s cost feasibility? Is there better use for the development site, tax revenue and the limited TIF capacity? What is the general opinion of my district’s residents of this TID? How will the plan for development affect the demand for services in my district? Consider such items as increased population, traffic impact, fire & police protection, public services? Is the developer receiving a subsidy such as a cash grant incentive or forgivable loan? If so, how was the need and benefit analyzed? Is there a written developer’s agreement? Was the public informed of the developer’s subsidy in the public hearing notice? What guarantees are in place to ensure the development will occur as anticipated and the property values will increase as expected? Baerwald questioned the impact on emergency response; Mr. Maas noted this was discussed with Police and Fire Chiefs. No concerns had been noted. The villas would be geared toward empty nesters/retirees. There will be an impact on the school districts with 600 dwelling units, even if only half have children in them. Utilities will be minimally impacted; one of the reasons the project is so costly is because this Innovation Way is an industrial road and watermains are expensive for this type of development. We analyze this to ensure we are maximizing the benefit for the residents and the use of utility and public services to the general taxpayers. We did get approval to bond for the development of the new fire station which will help with call responses. EMS would be more impacted by TID 13 with the proposed assisted senior living development. We would not anticipate a high volume of EMS needs within TID 14, but we could see some increase with the proposed villas. Chairperson Regan moved to selection and scheduling of the next meeting. Mr. Maas noted the next JRB meeting must occur within 45 days of Common Council approval. Regan noted Thursday’s to best. Meeting was agreed to be held July 16, 2026. Daul motioned to adjourn; seconded by Hegy; motioned carried. Meeting adjourned at 7:07pm. Respectfully submitted: Jacob Maas, Recording Secretary Compiled by J. Conley, Planning Secretary