Joint Review Board Packet

AGENDA CITY OF MENOMONIE JOINT REVIEW BOARD MEETING MEETING: Joint Review Board Tax Incremental District #14 Amendment No. 3 PLACE: Menomonie City Hall 1st Floor Council Chambers 800 Wilson Avenue Menomonie, WI 54751 DATE: August 13, 2026 TIME: 9:00 A.M. 1. Call to Order. 2. Roll call to determine quorum present representing the City of Menomonie, Dunn County, Menomonie School District, Chippewa Valley Technical College, and Public Member at Large. 3. Approval of Minutes – July 22, 2026. 4. Review the public record, Project Plan Amendment and related planning documents, Plan Commission resolution recommending adoption of Project Plan Amendment No.3, and the resolution of the City Council adopting Amendment No. 3 to the Project Plan for Tax Incremental District #14, City of Menomonie, Wisconsin. 5. Consideration and approval of the Resolution adopted by the City Council on August 3, 2026, approving Amendment No. 3 to the Project Plan for Tax Increment District #14, amending the project plan of the District. 6. Adjournment. Dated: August 5, 2026 Catherine Martin, City Clerk City of Menomonie NOTE: Upon reasonable notice, efforts will be made to accommodate the needs of individuals with disabilities. For additional information or to request the service, contact the City Clerk or the City Administrator at 715-232-2221. 1 City of Menomonie Joint Review Board Meeting for Amendment number three to TID #14 and Annual Meeting of TIDs #13, #14, #15, #16, #17, #18, and #19. (DRAFT) JOINT REVIEW BOARD MINUTES 1. Randy Eiede, current Chairperson called the meeting to order 11:03 a.m. on July 22, 2026, in Common Council Chambers, City Hall, 800 Wilson Ave. Members present included: Dan Dunbar- Dunn County Amy Riddle-Swanson (Alt. for Abe Smith)- Menomonie School District Dan Lytle - Chippewa Valley Technical College Eric Atkinson - City of Menomonie Randy Eide - Member at Large Others Present: David Schofield - City of Menomonie Eric Fowle, AICP - Cedar Corporation Kevin Oium, PE – Cedar Corporation 2. Consideration and appointment of the Joint Review Board's public member at large Atkison called for nominations. Atkinson nominated Randy Eide to be appointed as public member at large. Atkinson, motion, Lytle, second to approve Randy Eide as public member at large. All Ayes, motion carried. 3. Selection of Chairperson Atkinson called for nominations. Atkinson nominated Lytle to be Chairperson of the Joint Review Board. Atkinson, motion, Eide, second to approve Dan Lytle as Chairperson. All Ayes, motion carried. Meeting turned over to Lytle, Chairperson. 2 4. Approval of Past Minutes – August 25, 2025 Smith, motion, Atkinson, second to approve the minutes. All Ayes, motion carried. 5. Review the 2025 TID Annual Reports, performance, and status of the City of Menomonie Tax Incremental Districts #13, #14, #15, #16, #17, #18, #19 Fowle provided a review of the annual reports, performance and status of the TIDs. Schofield and Atkinson provided an overview of various TID activities and expectations. Eide requested clarification on overlapping TIDs #15 and #19. Schofield and Atkinson noted that in the future there may be needs to address TID #15 as a donor to TID #19, and reductions/reconfiguration of TID #17 due to future valuations. Atkinson, motion, Dunbar, second to receive and place on file. 6. Discuss & review Project Plan Amendment No. 3 of Tax Incremental District #14 Fowle and Schofield provided an overview of the Project Plan, reasons for, and details behind the proposed amendment to TID #14. Fowle provided the JRB with the approval timeline and meeting dates for the Plan Commission and Common Council actions. 7. Confirm next meeting date The second meeting of the Joint Review Board meeting is needed for the TID #14 Amendment upon approval by the Common Council. The second meeting date was set for 9:00 a.m. on Thursday, August 13, 2026 at the City Hall. All Ayes, motion carried. 8. Adjourn With no further business to discuss, Atkinson, motion, Eide, second to adjourn the meet at 11:55 a.m. All Ayes, motion carried. Respectfully Submitted, David Schofield Recording Secretary RESOLUTION JOINT REVIEW BOARD APPROVING AMENDMENT NO. 3 TO TAX INCREMENT DISTRICT #14, CITY OF MENOMONIE, WISCONSIN WHEREAS, the City of Menomonie desires to amend Tax Increment District #14 (TID #14); and WHEREAS, the Tax Increment Law under Sec. 66.1105 Wis. Stats. provides that a Joint Review Board be convened to review the amended Project Plan for Tax Increment District #14; and WHEREAS, the Joint Review Board for Tax Increment District #14 City of Menomonie, initially convened on July 22, 2026, appointing Dan Lytle, Chairperson and Randy Eide, public Member at Large in accordance with State of Wisconsin Joint Review Board authority; and WHEREAS, the Joint Review Board has reviewed all documents related to the proposed amendments to Tax Increment District #14, including the Project Plan, Plan Commission resolution, and had the opportunity to attend the Public Hearing on July 27, 2026, where the amended Project Plan was presented; and WHEREAS, the Joint Review Board has received and reviewed the resolution of the City Council of the City of Menomonie dated August 3, 2026, which adopted the amended TID #14 Project Plan said tax increment district and approves of said resolution; and WHEREAS, the Joint Review Board has considered the amended Project Plan in accordance with the requirements and criteria of Sec. 66.1105 (4) and (4m) Wis. Stats.; and WHEREAS, the Joint Review Board has determined that the proposal meets the three criteria in Sec. 66.1105(4m)(c) Wis. Stats.,: 1. Development expected in the tax increment district would not occur without the use of tax incremental financing; and 2. The economic benefits of the tax increment district, as measured by increased employment, business and personal income and property value, are sufficient to compensate for the cost of the improvements; and 3. The benefits of the proposal outweigh the anticipated tax increments to be paid by the owners of property in the overlying taxing districts. WHEREAS, the Joint Review Board approves projects identified in the amended Project Plan that may occur outside of the District Boundary, but within a half mile of the District. NOW, THEREFORE, BE IT RESOLVED, that the Joint Review Board for Tax Increment District #14, City of Menomonie, Dunn County, does hereby approve the amended Boundary and Project Plan for TID #14 pursuant to the provisions of Sec. 66.1105 Wis. Stats. Adopted this 13th day of August, 2026. JOINT REVIEW BOARD TAX INCREMENTAL DISTRICT #14 CITY OF MENOMONIE By: Dan Lytle, Chairperson Project Plan for Tax Increment District #14: Amendment No. 3 REVISED DRAFT - July 27, 2026 Prepared by the City of Menomonie, WI With assistance from: Initial Joint Review Board: July 22, 2026 Plan Commission Approval: July 27, 2026 City Council Approval: August 3, 2026 Joint Review Board Approval: August 13, 2026 Amendment No. 3 to the Original Project Plan for Tax Increment District #14 of the City of Menomonie, dated September 7, 2004 and previously amended on September 6, 2011 and July 20, 2020. Table of Contents Page 1. Introduction ............................................................................................................................. 2 2. Purpose of Proposed Amendment .......................................................................................... 3 3. Benefits and Promotion of Orderly Development .................................................................. 4 4. Existing and Proposed Land Use ............................................................................................. 5 5. Project Plan of Tax Increment District #14 .............................................................................. 6 6. Economic Feasibility Study ...................................................................................................... 7 7. Method of Financing and Projected Tax Increment Revenue................................................. 8 8. Master Plan, Building Codes and City Ordinances .................................................................. 9 9. Financing of Public Improvement Non-Project Costs ........................................................... 10 10. Relocation .............................................................................................................................. 11 11. Equalized Value Test .............................................................................................................. 12 12. Estimate of Property to Be Devoted to Retail Business ........................................................ 13 13. Annexed Property .................................................................................................................. 14 14. Amendments. ........................................................................................................................ 15 15. Schedule ................................................................................................................................ 16 16. Attorney’s Opinion ................................................................................................................ 17 Appendix A: ............................................................................................................................... 18 Project Plan Maps & Parcel Information .............................................................................. 18 Appendix B: ............................................................................................................................... 28 Project Costs & Economic Feasibility .................................................................................... 28 Appendix C: ............................................................................................................................... 42 Public Hearing Notices & Approval Documentation............................................................. 42 Appendix D: ............................................................................................................................... 44 City Attorney’s Opinion ......................................................................................................... 44 1 Page intentionally left blank. 2 1. Introduction The City of Menomonie’s Tax Increment Finance District #14 (TID, or TID #14) is generally located on the northwest side of the City, located within the City limits (see maps in Appendix A). TID #14 was originally formed in 2004 and was deemed mostly blighted and will continue to remain a Blighted Area District. Tax Increment District #14 was created on September 7, 2004 and was amended as a donor District on September 6, 2011, and was amended again to modify its boundaries on July 20, 2020. The City proposes to amend the District a third time by adding 0.3 acres of new territory to ensure the inclusion of a full parcel, adding the ½ mile boundary from the District as well as including additional project costs. The City would like to continue to eliminate blight and, by adding project costs within the TID and within its ½ mile boundary, will allow the City to further eliminate blight and encourage redevelopment within the TID. The City continues to keep in mind that a positive increment must exist before any revenue is generated. The City will stage any potential public improvements proposed to be paid for with tax increment financing so that relative certainty of economic feasibility exists. Accordingly, any City improvements will not be commenced until construction of private investments is imminent or has started. The Project Plan Amendment No. 3 for TID #14 in the City of Menomonie, Wisconsin, has been prepared in compliance with Section 66.1105, Wis. Stats. and establishes the need for the TID Amendment, and updates the financial feasibility based on the revised cash flow. The Project Plan Amendment No. 3 is to be adopted by resolution of the Joint Review Board and City Council on the recommendation from the City’s Planning Commission as the official plan and guide for public and private sector development activities within the boundaries, and within ½ mile, of TID #14. 3 2. Purpose of Proposed Amendment The purpose of this proposed amendment is to continue efforts to eliminate blighted areas, stimulate economic growth, and revitalize the North Menomonie area by providing incentives for existing and future private investment in the City of Menomonie. Incentives such as street improvements, demolition, site improvements, and other public improvements to the area will be provided through the TID. These efforts combined with privately financed plans in the District, will provide new tax base, eliminate blight and expand economic opportunity. The purpose of this amendment, referred to here after as Project Plan Amendment No. 3, is to:  Adding a 0.3 acre outlot which lies outside of the current TID boundary. This outlot is being combined with an existing parcel and must be brought into the TID in order to ensure only full parcels are within its boundary. See maps in Appendix A.  Add the ½ mile radius to the existing TID #14 as allowed under 66.1105 (2)(f)1.n. The ½ mile radius is measured outward from the official, outer boundary of the TID. (see maps in Appendix A).  Add project costs within the District and within the ½ mile boundary of the District as permitted under Wis. Stat. §66.1105(2)(f)1.n.  Update the financial feasibility analysis to the Project Plan in the District as permitted under Wis. Stat. §66.1105(4)(h)1. 4 3. Benefits and Promotion of Orderly Development The benefits and promotion of orderly development as stated in the original Project Plan adopted on September 7, 2004, or Amendment No. 1 adopted September 6, 2011, or Amendment No. 2 adopted July 20, 2020, are hereby re-affirmed and incorporated into this amendment. No other changes are proposed. By amending the Project Plan to include the ½ mile buffer, the City will have the ability to add two separate street projects. The first, Oak Avenue, lies mostly within the existing TID, however; approximately 300 lineal feet of this roadway lies outside of the current TID. The second, Heller Road, lies mostly outside of the existing TID while approximately 950 lineal feet of the project is within the current TID. Although the roadway improvements are partially located outside the formal boundaries of TID #14, the projects are eligible under Wisconsin’s TIF law because these roads provide essential access to the TID and are necessary for the successful redevelopment of the blighted area. The deteriorated condition of the roadways, including failing pavement, outdated design, and inadequate pedestrian accommodations, create barriers to redevelopment inside the District. Properties within the TID suffer from blight factors, including underutilization, obsolescence, and physical deterioration. These conditions are highlighted by substandard infrastructure at the District’s edge, which discourages investment, impairs traffic flow, and contributes to negative perceptions of the area. The additional project costs are a continuation of the implementation of the original and updated goals in TID #14 which are: 1. Removal of blighted areas in the City of Menomonie and the influence they may have on adjacent properties. 2. Supporting the City’s northern commercial area by facilitating the construction of a street extension. 3. Promote economic growth (through jobs and new tax base). 4. Minimize urban sprawl. 5. Expand economic activity by promoting orderly development in specific areas of the City. 5 4. Existing and Proposed Land Use Although there have been some minor changes in land use of the original District territory, there are no other significant changes in the existing and proposed land use plan for the District as provided in the original Project Plan. The original Project Plan existing and proposed land use dated September 7, 2004, or Amendment No. 1 adopted September 6, 2011, or Amendment No. 2 adopted July 20, 2020, are hereby re-affirmed and incorporated into this amendment. The 0.3 acre territory addition is classified by the City as an existing and future commercial use. Maps of existing and proposed land use are contained in Appendix A. 6 5. Project Plan of Tax Increment District #14 A total of $1,151,935 in additional Project Costs are proposed to be included as part of Amendment No. 3 to facilitate the improvements of Oak Avenue and Heller Road as follows: 1. $323,278 to construct sidewalks on portions of Oak Avenue as well conduct selected street reconstruction activities which includes water main, storm sewer, and road demolition and replacement costs as identified in the Opinion of Probable Cost contained in Appendix B. 2. $680,746 to reconstruct approximately 1,300 lineal feet of Heller Road from USH 12 west to the Menomonie Golf & Country Club entrance. This will include water main, storm sewer, and road demolition and replacement costs as identified in the Opinion of Probable Cost contained in Appendix B. 3. The remaining $147,911 in costs are related to the projected interest on long-term debt, financing costs, and ongoing planning and administrative costs for the District as shown in Appendix B. The proposed projects in the original Project Plan dated September 7, 2004, or Amendment No. 1 adopted September 6, 2011, or Amendment No. 2 adopted July 20, 2020, are also re-affirmed and incorporated into this amendment. 7 6. Economic Feasibility Study Appendix B includes a summary of how the remaining project costs will be financed, and a projected cash flow demonstrating the District remains economically viable with the incorporation of the amended project costs. The future value of projected tax increments should approximate the additional new costs. The City will monitor these future increments and the proposed project costs and will adjust any potential shortfalls. The forecast of the valuation increases expected and the associated tax increment collections in the original Project Plan dated September 7, 2004, or Amendment No. 1 adopted September 6, 2011, or Amendment No. 2 adopted July 20, 2020, have not changed and are hereby re-affirmed and incorporated into this amendment. The City has the resources to finance the proposed projects and, as of 2024, had approximately 58% of its total debt/borrowing capacity remaining. 8 7. Method of Financing and Projected Tax Increment Revenue There are no proposed changes to the methods of financing. The original Project Plan dated September 7, 2004, or Amendment No. 1 adopted September 6, 2011, or Amendment No. 2 adopted July 20, 2020, are hereby re-affirmed and incorporated into this amendment. 9 8. Master Plan, Building Codes and City Ordinances The proposed Project Plan Amendment is feasible and in general conformance with the City’s Comprehensive (Master) Plan, Building Codes, Ordinances, and promotes orderly development. In areas where the zoning does not align with the Future Land Use Plan or this Project Plan, the zoning code may be changed to meet the goals and objectives of the Tax Increment District Project Plan as needed. The amended Tax Increment District is generally compatible with the existing and future projected development of the property within the City. No changes to the Comprehensive Plan or existing regulations are proposed or needed at this time. Appendix A contains a Zoning Map of the Tax Increment District. The majority of the property in the District is suitable for, or currently zoned commercial, industrial, or residential, and is suitable for expanded commercial and industrial use which supports a basic element of the District plan. The 0.3 acre territory addition is currently zoned B-3 Local Shopping Center District. The rest of the zoning remains the same from the original Project Plan. There are no changes and the original Project Plan dated September 7, 2004, or Amendment No. 1 adopted September 6, 2011, or Amendment No. 2 adopted July 20, 2020, are hereby re-affirmed and incorporated into this amendment, concerning the Master Plan, Building Codes and Code of Ordinances of the City. The amended Project Plan remains in conformity with the Master Plan, Building Codes and Ordinances of the City. The proposed amendment to TID #14 is compatible with future projected development of property within the City. 10 9. Financing of Public Improvement Non-Project Costs There are no changes to the original Project Plan adopted on September 7, 2004, or Amendment No. 1 adopted September 6, 2011, or Amendment No. 2 adopted July 20, 2020, and said documents are hereby re-affirmed and incorporated into this amendment concerning the financing of public improvement non-project costs. 11 10. Relocation There are no changes to the original Project Plan dated September 7, 2004, or Amendment No. 1 adopted September 6, 2011, or Amendment No. 2 adopted July 20, 2020, and said documents are hereby re-affirmed and incorporated into this amendment. The Amended Project Plan does not propose relocation of any displaced persons by the City of Menomonie. Should any relocation requirements occur, it will be necessary to develop and file a Relocation Plan with the State of Wisconsin comply with Sec. 32.19 Wis. Stats., and keep records as required in Sec. 32.27 Wis. Stats. Any costs incurred for relocation would be considered an eligible project cost under this plan. 12 11. Equalized Value Test The 0.3 acre territory (Parcel # 1725122813143300046) is being added to TID #14 and has an assessed value of $0. Therefore the City continues to comply with Wisconsin Statute Section 66.1105(4)(gm)4.c., which requires that the equalized value of the taxable property in the proposed District, plus the increment value of all existing Tax Incremental Districts, does not exceed 12% of the total equalized value of taxable property within the City. 13 12. Estimate of Property to Be Devoted to Retail Business Pursuant to Wis. Stat. § 66.1105(5)(b), the City estimates approximately 61.8% of the territory (including the 0.3 acre outlot addition) within the District will be devoted to retail business at the end of the District’s maximum expenditure period. 14 13. Annexed Property A Tax Increment District cannot include annexed territory unless at least three years have elapsed since the annexation, or certain other requirements are met. No parcels are proposed to be added to the District with Amendment No. 3. 15 14. Amendments. The City has the ability to amend the District up to four times to revise its boundaries; however, there is no limit on the number of Project Plan amendments during a TID's life. This is the third amendment to the Project Plan. The previous amendments to TID #14 include:  Amendment No. 1 - Amended as a donor District on September 6, 2011  Amendment No. 2 - Amended boundaries on July 20, 2020 16 15. Schedule Wisconsin State Statute §66.1105 prescribes the process for amending a TID. The law requires public input in the TID amendment process, including a public hearing held by the Planning Commission at which TID information is discussed and citizens can reasonably voice their opinions on the proposed TID and TID Project Plan. A three-phased approval process is required to amend the TID including approval by the Planning Commission, City Council, and the Joint Review Board. The following is the formal meeting/action calendar for the City of Menomonie TID #14 amendment process.  Initial Joint Review Board: July 22, 2026  Plan Commission Approval: July 27, 2026  Council Approval: August 3, 2026  Joint Review Board Approval: August 13, 2026 All meetings were properly noticed and publicized per the requirements §66.1105 and all documentation can be found in Appendix C. 17 16. Attorney’s Opinion See Appendix D for the City Attorney’s opinion regarding concurrence with the contents and approval process for Amendment No. 3 to TID #14. 18 Appendix A: Project Plan Maps & Parcel Information 1. TID #14 Location Map 2. TID #14 Boundary Map 3. Tax Parcel Map & Territory Addition 4. ½ Mile Radius Map 5. Proposed Projects 6. Existing Land Use 7. Future Land Use 8. Existing Zoning Map 9. Legal Description (updated as of 8/1/26) 28 Appendix B: Project Costs & Economic Feasibility 29 Project Costs & Economic Feasibility A forecast of the valuation increases expected within the District, the associated tax increment collections, and a summary of how Project Costs would be financed were prepared by Ehlers. Their analysis demonstrates that the District, with the amended projects, continues to be economically feasible. These forecasts are based on the original TID creation, but the cash flow projections have been updated to reflect the additional project expenditures. The blight elimination that occurred within the District would not have happened without the creation of the District in 2004. The additions of projects for the reconstruction of Oak Avenue and Heller Road will further help to eliminate blight as these are primary roads which serve the District. The City is in a strong economic condition to have the capacity to finance capital costs for this project. The impact of the improved roads could further eliminate blight and spur additional commercial in the District. The City has identified a need for commercial growth in this area, and without the TID’s direct assistance, the road projects would not likely occur. The proposed projects included as part of this amendment are shown in Table B-1, as well as Tables B-1a, and total $1,151,935. The project costs the City has already expended, plus those planned for in the future, are expected to create an estimated additional $1 million in equalized property value during the remaining years of life of the TID #14. Estimated development assumptions and timing for construction are included in Table B-2. Assuming a projected equalized TID Interim tax rate of $15.43 per thousand of equalized value, TID #14 could generate as much as $961,370 in additional tax Increment revenue over the remainder of its life as shown in Table B-3. The estimated portion of taxes paid by each jurisdiction is shown in Table B-4. The City plans to finance the proposed projects through the issuance of a General Obligation bond in the amount of $615,000 (Table B-5) with the remaining costs covered by current/future fund balances. Eligible project expenditures can be made only during the first 22 years of the TID’s life, which for TID #14 ends on December 31, 2026 based on its 2004 creation date. The projected cash flow for TID #14 (Table B-6) shows that the proposed projects can be constructed within the financial constraints of the TID. At the end of the TID’s life in 2032, it is expected that excess tax increment of approximately $260,000 will remain. This may change based on actual project bid costs. 30 Development incentive payments, if used, will be paid from tax increments as they are collected on a “Pay-As-You-Go” basis, when feasible. Administrative expenses will be paid from the collected tax increments, or from advances from other City fund accounts if those costs exceed cash amounts available. The City will recover any amounts advanced to the District as cash flows permit and may charge interest to the District. The City anticipates that the District will need to remain open for its entire 27-year life to generate enough tax increment to pay all project costs, however this is dependent on the nature and timing of development projects. Note that the assumptions used to create the following tables illustrate that the Project Plan is feasible and that the anticipated revenues are sufficient to cover anticipated expenditures. Any annual shortfalls in the TID Fund Balance are anticipated to be recovered within the TID’s maximum life. 31 Table B-1: Project List 32 Table B-1a: Opinions of Probable Cost 33 34 35 36 Table B-2: Development Assumptions 37 Table B-3: Tax Increment Projections 38 Table B-4: Tax Increment Distribution 39 Table B-5: Estimated Financing Plan 40 Table B-6: Cash Flow Projections 41 Page intentionally left blank 42 Appendix C: Public Hearing Notices & Approval Documentation To be added after final approval, and prior to submittal to Department of Revenue Documents: 1. Letter To Taxing Jurisdictions 2. Affidavit of Mailing 3. Joint Review Board & Public Hearing Notice 4. Affidavit of Publication 5. Joint Review Board Meeting #1 Agenda 6. Joint Review Board Meeting #1 Minutes (Draft) 7. Plan Commission Agenda 8. Plan Commission Meeting Minutes (Draft) 9. Plan Commission Resolution 10. City Council Agenda 11. City Council Meeting Minutes (Draft) 12. City Council Resolution 13. Joint Review Board Meeting #2 Notice 14. Affidavit of Publication 15. Joint Review Board Meeting #2 Agenda 16. Joint Review Board Meeting #2 Minutes (Draft) 17. Joint Review Board Resolution 43 Page intentionally left blank. NOTICE OF PUBLIC HEARING, JOINT REVIEW BOARD ANNUAL MEETING, AND JOINT REVIEW BOARD MEETING #1 REGARDING THE PROPOSED PROJECT PLAN AMENDMENT NO. 3 FOR TAX INCREMENTAL DISTRICT (TID) #14 CITY OF MENOMONIE, WISCONSIN NOTICE IS HEREBY GIVEN, that the City of Menomonie will hold an organizational Joint Review Board (JRB) meeting on Wednesday, July 22, 2026, at 11:00 a.m. in the Common Council Chambers at the Menomonie City Hall, located at 800 Wilson Ave, Menomonie, WI 54751. The purpose of this meeting is to organize a JRB to consider the proposed Project Plan for TID #14 Amendment No. 3, appoint a member at large, and select a chairperson. The JRB will also review the TID Annual Reports, performance, and status for Tax Incremental Districts #13, #14, #15, #16, #17, #18, and #19. The meeting is open to the public. Copies of the TID Annual Report(s) are available for review in the City Clerk's office located at 800 Wilson Ave, Menomonie, WI 54751 and will be provided upon request. Arrangements for either inspection or receipt of a copy of the annual report(s) may be made by contacting Catherine Martin, City Clerk, 800 Wilson Ave, Menomonie, WI 54751, during regular office hours; phone: (715) 232-2221 Extension 1006. NOTICE IS HEREBY GIVEN, that the Plan Commission, of the City of Menomonie, will hold a public hearing on Monday, July 27, 2026 at 7:00 p.m. in the Common Council Chambers at the Menomonie City Hall, located at 800 Wilson Ave, Menomonie, WI 54751 regarding the proposed Project Plan Amendment No. 3 for TID #14 in the City. The proposed amendment will add project costs within ½ mile boundary of the District and update the financial feasibility analysis to the District’s Project Plan. City of Menomonie TID #14 is generally located on the northwest side of the City, west of N. Broadway St, south of I-94, East of U.S. Highway 12, along Heller Rd, and north of Maple Ave, within the City limits. The purpose of the Project Plan Amendment is to add project costs that may be incurred in the territory located within a one-half (1/2) mile radius of the district boundaries within the City of Menomonie. The proposed Project Plan Amendment includes engineering, planning, the potential construction and reconstruction of public facilities for watermain, sanitary sewer, storm water and street improvements, sidewalk improvements, financing, and administration costs. The total proposed project costs of the amendment to the TID #14 Project Plan is $1,003,924 including administrative, legal, and financing costs. At the public hearing, all persons will be afforded a reasonable opportunity to be heard concerning the proposed Project Plan Amendment. A copy of the TID #14 Project Plan Amendment No. 3 is available for inspection and will be provided upon request. Arrangements for either inspection or receipt of a copy of the Project Plan Amendment may be made by contacting Catherine Martin, City Clerk, 800 Wilson Avenue, Menomonie, WI 54751, during regular office hours; phone: (715) 232-2221 Extension 1006. Dated: July 8, 2026 Catherine Martin City Clerk City of Menomonie Published: July 15, 2026 AGENDA CITY OF MENOMONIE JOINT REVIEW BOARD MEETING MEETING: Joint Review Board Tax Incremental District #14 Amendment No. 3 and Annual Report Review of Tax Incremental Districts #13, #14, #15, #16, #17, #18, and #19 PLACE: Menomonie City Hall Common Council Chambers 800 Wilson Avenue Menomonie, WI 54751 DATE: Tuesday, July 22, 2026 TIME: 11:00 A.M. 1. Call to order 2. Roll call to determine quorum present representing the City of Menomonie, Dunn County, Menomonie School District, and Chippewa Valley Technical College 3. Consideration and appointment of the Joint Review Board’s public member at large 4. Selection of Chairperson 5. Approval of Past Minutes - August 25, 2025 (Attachment #1) 6. Review the 2025 TID Annual Reports, performance, and status of the City of Menomonie Tax Incremental Districts #13, #14, #15, #16, #17, #18, and #19 (Attachment #2) 7. Discuss & Review Project Plan Amendment No. 3 of Tax Incremental District #14 (Attachment #3) 8. Confirm next meeting date – JRB Mtg. #2, Thursday, August 13, 2026 at 9:00 a.m. 9. Adjourn. Dated: July 16, 2026 Catherine Martin, City Clerk City of Menomonie NOTE: Upon reasonable notice, efforts will be made to accommodate the needs of individuals with disabilities. For additional information or to request the service, contact the City Clerk or the City Administrator at 715-232-2221. 1 City of Menomonie Joint Review Board Meeting for Amendment number three to TID #14 and Annual Meeting of TIDs #13, #14, #15, #16, #17, #18, and #19. (DRAFT) JOINT REVIEW BOARD MINUTES 1. Randy Eiede, current Chairperson called the meeting to order 11:03 a.m. on July 22, 2026, in Common Council Chambers, City Hall, 800 Wilson Ave. Members present included: Dan Dunbar- Dunn County Amy Riddle-Swanson (Alt. for Abe Smith)- Menomonie School District Dan Lytle - Chippewa Valley Technical College Eric Atkinson - City of Menomonie Randy Eide - Member at Large Others Present: David Schofield - City of Menomonie Eric Fowle, AICP - Cedar Corporation Kevin Oium, PE – Cedar Corporation 2. Consideration and appointment of the Joint Review Board's public member at large Atkison called for nominations. Atkinson nominated Randy Eide to be appointed as public member at large. Atkinson, motion, Lytle, second to approve Randy Eide as public member at large. All Ayes, motion carried. 3. Selection of Chairperson Atkinson called for nominations. Atkinson nominated Lytle to be Chairperson of the Joint Review Board. Atkinson, motion, Eide, second to approve Dan Lytle as Chairperson. All Ayes, motion carried. Meeting turned over to Lytle, Chairperson. 2 4. Approval of Past Minutes – August 25, 2025 Smith, motion, Atkinson, second to approve the minutes. All Ayes, motion carried. 5. Review the 2025 TID Annual Reports, performance, and status of the City of Menomonie Tax Incremental Districts #13, #14, #15, #16, #17, #18, #19 Fowle provided a review of the annual reports, performance and status of the TIDs. Schofield and Atkinson provided an overview of various TID activities and expectations. Eide requested clarification on overlapping TIDs #15 and #19. Schofield and Atkinson noted that in the future there may be needs to address TID #15 as a donor to TID #19, and reductions/reconfiguration of TID #17 due to future valuations. Atkinson, motion, Dunbar, second to receive and place on file. 6. Discuss & review Project Plan Amendment No. 3 of Tax Incremental District #14 Fowle and Schofield provided an overview of the Project Plan, reasons for, and details behind the proposed amendment to TID #14. Fowle provided the JRB with the approval timeline and meeting dates for the Plan Commission and Common Council actions. 7. Confirm next meeting date The second meeting of the Joint Review Board meeting is needed for the TID #14 Amendment upon approval by the Common Council. The second meeting date was set for 9:00 a.m. on Thursday, August 13, 2026 at the City Hall. All Ayes, motion carried. 8. Adjourn With no further business to discuss, Atkinson, motion, Eide, second to adjourn the meet at 11:55 a.m. All Ayes, motion carried. Respectfully Submitted, David Schofield Recording Secretary CITY OF MENOMONIE PLAN COMMISSION MEETING AGENDA Menomonie City Hall 800 Wilson Avenue 1st Floor, City Council Chambers 7:00pm July 27, 2026 Page 1 of 1 1. Roll Call. 2. Approval of Minutes – June 22, 2026. 3. Public Hearing: a) Public Hearing regarding the proposed Project Plan Amendment No. 3 for Tax Increment District #14, City of Menomonie, Wisconsin. 4. Public Comments (agenda items only). 5. New Business: a) Consider Proposed Resolution 2026-PC01, a Resolution of the Plan Commission Adopting the Proposed Project Plan Amendment No. 3 for Tax Increment District #14, City of Menomonie, Wisconsin – discussion and possible action. b) Consider Recommendation for Approval of UW-Stout Polytechnics’ proposed Certified Survey Map on South Broadway Street – discussion and possible action. c) Consider Approval of Amy Eitrheim and Kurt Larson’s Proposed Certified Survey Map on Cherry Blossom Lane – discussion and possible action. 6. Building Permit Update – discussion only (no action). 7. Next meeting date is Monday, August 24, 2026 – discussion only (no action). 8. Adjourn. Notice is hereby given that members of the Common Council may be present at the foregoing meeting to gather information about a subject over which they have decision-making responsibility. This constitutes a meeting of the Common Council pursuant to State ex rel. Badke v. Greendale Village Board, 173 Wis.2d 553, 494 N.W.2d 408 (1993) and must be noticed as such, although the Common Council will not take any formal action at this meeting. NOTE: Upon reasonable notice, efforts will be made to accommodate individuals with disabilities. For additional information or to request the service, contact the City Clerk or the City Administrator at 232-2221. PLEASE CONTACT PAM at (232-2221 x1000) or pwildner@menomonie-wi.gov IF YOU ARE UNABLE TO ATTEND THE MEETING. Page 1 of 1 City of Menomonie Plan Commission Meeting Minutes A meeting of the Plan Commission of the City of Menomonie, Dunn County, Wisconsin, was held in open session on July 27, 2026, and called to order by Chairperson Gentz at 7:00 p.m. in the City Council Chambers. The following members were present: Cody Gentz, Dennis Kropp, Lowell Prange, Rebecca Thacker, Steve Lindberg, and Ann Vogl. Jeff Luther was absent. Eric Atkinson and David Schofield represented City Staff. MINUTES: Motion made by Lindberg, seconded by Vogl, and carried unanimously to approve the minutes of the June 22, 2026, Plan Commission meeting. PUBLIC COMMENTS: Michael Higgins spoke in support of agenda item 5(b). Dan Bednar spoke in support of agenda item 5(b). PROPOSED RESOLUTION 2026-PC01: Motion made by Kropp, seconded by Lindberg, to approve Proposed Resolution 2026 -PC01, a Resolution of the Plan Commission Adopting the Proposed Project Plan Amendment #3 for Tax Increment District #14, City of Menomonie, Wisconsin . Motion carried unanimously. PROPOSED CERTIFIED SURVEY MAP : Motion made by Thacker, seconded by Linderberg, to approve UW-Stout Polytechnics’ Proposed Certified Survey Map on South Broadway Street, as presented. Motion carried unanimously. PROPOSED CERTIFIED SURVEY MAP: Motion made by Kropp, seconded by Lindberg, to approve Amy Eitrheim and Kurt Larson’s Proposed Certified Survey Map on Cherry Blossom Lane, as presented. Motion carried unanimously. NEXT MEETING: The next meeting is scheduled for 7:00 p.m. on August 24, 2026. ADJOURN: Motion made by Prange, and seconded by Vogl, to adjourn the meeting. Motion carried unanimously. Eric Atkinson, Recording Secretary CITY OF MENOMONIE COUNCIL MEETING AGENDA Menomonie City Hall 800 Wilson Avenue 1st Floor, City Council Chambers 7:00 pm Monday – August 3, 2026 Page 1 of 2 Pledge of Allegiance 1. Roll Call 2. Approval of Minutes 3. Public Comments (agenda items only). 4. New Business: a) Draft Ordinance amending Data Center Industrial (I-4) District Zoning – discussion only (no action). b) Proposed Resolution 2026 -21, a Resolution Adopting and Approving Amendment No. 3 to the Project Plan for Tax Increment District #14, City of Menomonie, Wisconsin – discussion and possible action. c) Sewer Utility Request to Purchase Sludge (Float) Truck for ConAgra DAF Facility – discussion and possible action. d) Proposed Ordinance 2026-12, an Ordinance Creating Title 9, Chapter 13, Vacant Building Registration Program – discussion, possible waiver of first reading, possible waiver of second reading, and possible adoption. e) UW-Stout Polytechnic’s proposed Certified Survey Map on South Broadway Street – discussion and possible action. f) Appointment of Common Council Vice President , through April 2027 – discussion and possible action. 5. Budget Transfers 6. Mayor’s Report 7. Communications and Miscellaneous Business 8. Claims 9. Licenses a) Normal license list – discussion and possible action 10. Adjourn “PUBLIC ACCESS” NOTE: Members of the public may view City Council meetings via Zoom Teleconference / Video Conference or over the internet by going to Page 2 of 2 https://zoom.us/join (URL for Zoom meeting), or by calling 1 312 626 6799. The Access Code for the meeting is 886 7835 6914. Please note this is for viewing purposes ONLY . If you wish to participate, you must appear in person at the meeting. NOTE: Upon reasonable notice, efforts will be made to accommodate the needs of individuals with disabilities. For additional information or to request the service, contact the City Clerk or the City Administrator at 715-232-2221. INSERT DRAFT CITY COUNCIL MINUTES NOTICE OF MEETING JOINT REVIEW BOARD PROJECT PLAN AMENDMENT #3 TO TAX INCREMENTAL DISTRICT #14 CITY OF MENOMONIE, WI PLEASE TAKE NOTICE that the Joint Review Board Tax Increment District #14, City of Menomonie, Dunn County, Wisconsin, will meet at 9:00 A.M. on the 13th day of August, 2026, in the City of Menomonie Council Chambers, 800 Wilson Avenue, Menomonie, WI 54751. The purpose of the meeting is to: 1. Review the Public Record; Planning Documents: Plan Commission Resolution recommending adoption of the Project Plan amendments and established the territory boundary for Tax Increment District #14; and the Resolution adopted by the City Council adopting the Project Plan amendments and established the territory boundary of the District for Tax Incremental District #14. 2. Consideration of approval of the resolution adopted by the City of Menomonie City Council on August 3, 2026, adopting the Project Plan amendments for Tax Increment District #14. Persons desiring information on the proposed District and Project Plan Amendment #3 may contact the City Clerk at (715) 232-2221. A copy of the proposed Project Plan Amendment #3 is available for review in the Clerk’s Office located at the Menomonie City Hall, 800 Wilson Avenue and will be provided upon request. The meeting is open to the public. Dated: July 29, 2026 Catherine Martin City Clerk City of Menomonie Published: August 5, 2026 INSERT AFFIDAVIT OF PUBLICATION INSERT JRB #2 MINUTES INSERT JRB RESOLUTION 44 Appendix D: City Attorney’s Opinion To be included prior to final approval by the JRB. 45