01. JRB Meeting Packet September 8, 2026

NOTICE OF JOINT REVIEW BOARD MEETING REGARDING THE TERRITORY AMENDMENT #1 PROJECT PLAN AND BOUNDARY FOR TAX INCREMENTAL DISTRICT (TID) NO. 3 IN THE CITY OF OCONTO FALLS, WISCONSIN NOTICE IS HEREBY GIVEN, that the City of Oconto Falls will hold a Joint Review Board (JRB) meeting on September 8, 2026 at 5:00 p.m. at the Oconto Falls City Hall, located at 500 N. Chestnut Avenue, Oconto Falls, WI. The purpose of this meeting is for the JRB to review and consider approval of the resolution adopted by the Oconto Falls City Council on August 18, 2026 for purposes of considering the Territory Amendment #1 Project Plan and Boundary for TID No. 3. The meeting is open to the public. A copy of the amended Project Plan and Boundary is available for review in the Clerk's Office located at the Oconto Falls City Hall, 500 N. Chestnut Avenue, Oconto Falls, WI and will be provided upon request. Arrangements for either inspection or receipt of a copy of all documents may be made by contacting the City Administrator, 500 N. Chestnut Avenue, Oconto Falls, WI; Phone (920) 846-4505. Dated this 21st day of August, 2026 Peter Wills City Administrator Publication Date: August 28, 2026 JOINT REVIEW BOARD MEETING – August 5, 2026 Page 1 CITY OF OCONTO FALLS JOINT REVIEW BOARD Council Chambers – Municipal Building 500 N. Chestnut Avenue Oconto Falls, WI 54154 Tuesday August 05, 2026 – 5:00 PM MINUTES Chairperson Peter Wills called the meeting to order at 5:00 PM. Roll Call: Committee Members & Representation: Present: Mr. Stuart Russ Superintendent School of Oconto Falls Mr. Richard Heath, County Administrator Oconto County Mr. Adam Pfost Vice President of Finance & Administration Via Phone Mr. Peter Wills City Administrator City of Oconto Falls Mr. Andy Mercier Citizen Representative City of Oconto Falls Also Present: Deputy Clerk Jenny Friedman, David Rasmussen, MSA Consultants, 5:15pm entered Carolyn Vanderlangberg, Kevin Rusch, Keith LeFebvre, Dawn Larsen, Todd Larsen, Brynn Larsen, Madelyn Kussow, Holli Kussow, Bill Kussow, Makenna LeMere, Andy Shambarch, David Pagel, Paul Mogged DISCUSSION AND POSSIBLE RECOMMENDATION/ACTION ON ANY OR ALL OF THE F OLLOWING: 2. Appointments A. Public Member Mr. Andy Mercier is the citizen representative for the City of Oconto Falls. MOTION: Russ/Health Motion to appoint Andy Mercier Public Member. Voice Vote: All present voting aye - MOTION CARRIED 3. Review Annual PE-300 Report and the performance and status of Tax Incremental District No. Administrator Wills went through TID Annual Report. The TID was created on September 25,2023. with a starting balance at the beginning of 2026 year at $-23,912. Total Revenue (deposits) $5,105, total Expenditure $14,813, TID Fund balance at end of 2026 year was $-33,620. NO ACTION TAKEN 4. Approve “Resolution 26-006 Acknowledging Filing of Annual Report and Compliance with Annual Meeting Requirement.” MOTION: Mercier/ Pfost Motion to approve Resolution 26-006. Voice Vote: All present voting aye - MOTION CARRIED JOINT REVIEW BOARD MEETING – August 5, 2026 Page 2 5. Proposed (TID) Tax Increment District #3 Boundary Amendment #1 Boundary and Project Plan. City Administrator Peter Wills went over some of the highlights of the TID Project Plan and how it works. The City will have to report to the Department of Revenue every year by July, the TID will also be brought to JRB annually, Common Council Annually but possibly Bi Annually. This Project Plan is for Territory Amendment No. 1 to the City of Oconto Falls TID No. 3. Tax Increment Financing District No. 3 was created on September 25, 2023 as a “mixed-use TID. The amendment involves the adding of six parcels of land A map identifying the original boundaries and the amended boundaries, through Territory Amendment #1 for TID No. 3. The following whole tax parcels will be included in the newly designated TID No. 3: 2660303005900T, 2660303005975, 2660202705305TA, 2660303005900T1, 2660202705275T, 2660202705365T. 12% Calculation - Equalized Value (as of January 1, 2026) $306,826,300, Maximum Allowable TID Property Value (12%) $36,819,156. Existing TID #3 Value Increment (as of January 1, 2026) $732,500 Amended TID #3 Equalized Value (Estimated) $5,928,400 Total Equalized Values $6,690,900 Newly Platted Residential Subdivision None of above parcels have been identified as being suitable for a newly platted residential subdivision. NO ACTION TAKEN 6. Set Next Joint Review Board Meeting-Tentative September 8, 2026 4:00pm Joint Review Board discussed having the next meeting on September eight at four pm to consider approval of the resolution adopted by the Oconto Falls City Council on August 18, 2026 for purposes of considering the Territory Amendment #1 Project Plan and Boundary for TID No. 3. All board members agreed on this date and two may need to attend via teams. NO ACTION TAKEN 7. Adjournment. Having no further business, Mayor Braun declared the meeting adjourned at 5:33pm. ____________________________________ Committee Chairperson Peter Wills Project Plan Territory Amendment No. 1 to Tax Incremental Finance District No. 3 Ci ty of Oconto Falls Oconto County, WI Project No. 16374020 Development Schedule Planning Commission Recommendation: August 18, 2026 City Council Approval: August 18, 2026 Joint Review Board Approval: September 8, 2026 Original Project Plan Approved: Monday, September 25, 2023 Project Plan Territory Amendment No. 1 to Tax Increment Finance District No. 3 City of Oconto Falls Oconto Falls, Wisconsin Amendment Date: Tuesday, August 18, 2026 Approved by: Plan Commission Tuesday, August 18, 2026 City Council Tuesday, August 18, 2026 Joint Review Board Tuesday, September 8, 2026 Prepared by MSA Professional Services, Inc. Territory Amendment No. 1 to Tax Increment Finance District No. 3 City of Oconto Falls i SECTION I TIF Adoption Process and Calendar ...................................................................................... 1 SECTION II Introduction and Purpose ..................................................................................................... 2 A: Summary of Findings ......................................................................................................................... 2 SECTION III District Description and Equalized Value Test ...................................................................... 3 A: Boundary Description ....................................................................................................................... 3 B: Tax Parcels ........................................................................................................................................ 3 C: Equalized Value Test ......................................................................................................................... 3 D: Newly Platted Residential Subdivision .............................................................................................. 3 SECTION IV Statement of Kind, Number and Location of Public Works and Other projects ................... 4 A: Public Works Projects ....................................................................................................................... 4 B: Project Cost Summary ....................................................................................................................... 8 C: Ineligible / Estimated Non-Project Costs .......................................................................................... 8 SECTION V Economic Feasibility .............................................................................................................. 9 A: New Development Activities ........................................................................................................... 10 B: Projected Income ............................................................................................................................ 11 C: Impact on Overlying Taxing Jurisdictions ........................................................................................ 13 SECTION VI Financing ............................................................................................................................. 13 SECTION VII Proposed Zoning Changes ................................................................................................... 15 SECTION VIII Proposed Changes in the Community Development Plan, Map, Building Codes & Ordinance………………………………………………………………………………………………………………………………………………15 SECTION IX Relocation ....................................................................................................................... 15 SECTION X Statement Indicating How the TID Promotes Orderly Development of Municipality ........ 15 SECTION XI Legal Opinion ...................................................................................................................... 15 SECTION XII Glossary of TIF Related Terms ............................................................................................. 15 Territory Amendment No. 1 to Tax Increment Finance District No. 3 City of Oconto Falls 1 SECTION I TIF Adoption Process and Calendar State statute prescribes the process for creating and amending Tax Incremental Finance Districts for the City of Oconto Falls. The laws require public input in the TIF creation and amendment process, including a public hearing held by the Plan Commission at which TIF information is discussed and whereby citizens can reasonably voice their opinion on the creation or amendment of a TIF District. A three-phased approval process is required to create or amend TIF Districts including approval by the Plan Commission, City Council, and the Joint Review Board. This Project Plan is for Territory Amendment No. 1 to the City of Oconto Falls TID No. 3. Tax Increment Financing District No. 3 was created on September 25, 2023 as a “mixed-use TID. The amendment involves the adding of six parcels of land which is adjacent to TID No. 3. The following is the formal meeting/action calendar for the City of Oconto Falls Tax Incremental Finance District No. 3 process: Table 1: Adoption Calendar Activity Date City notifies taxing entities (school district, county, vocational college, and any special taxing districts) on proposed territory amendment of TID No. 3 and upcoming meetings. By 8/6/2026 Publication of Class I Notice of First Joint Review Board Meeting. 8/7/2026 Publication of Class I Notice of Plan Commission Public Hearing. 8/7/2026 Joint Review Board - Meeting No. 1 to include representatives of taxing jurisdictions. Chairperson and member-at-large are selected at this meeting and a review of the draft amended Project Plan and Map occurs. 8/18/2026 Plan Commission holds the Public Hearing for the amended Project Plan and Map. Interested parties are given a reasonable opportunity to express their views on the proposed boundary and project plan. 8/18/2026 The Plan Commission action shall occur and a resolution recommending consideration and approval by the City Council is acted upon. 8/18/2026 City Council takes action on the proposed territory amendment of TID No. 3 boundary and project plan occurs. Approval by resolution contains findings that detail the TID’s consistency with state statutes. 8/18/2026 Publication of Class I Notice of second Joint Review Board Meeting. 8/28/2026 Upon approval of the City Council, the Joint Review Board holds a second meeting to review the TID and act by resolution on the amendment of TID No. 3. The JRB submits its decision to the City no more than 7 days after the vote. 9/8/2026 Department of Revenue is notified of the amendment of TID No. 3 by the City of Oconto Falls and subsequent approval by the Joint Review Board. 9/10/2026 Submit base packet documentation and amended Project Plan for Wisconsin Department of Revenue certification. On or Before 10/31/2026 Territory Amendment No. 1 to Tax Increment Finance District No. 3 City of Oconto Falls 2 SECTION II Introduction and Purpose The City of Oconto Falls has identified a need to expand its economic base through business development. In order to promote development, the City is seeking to amend Tax Incremental Finance District (TID) No. 3. The amendment of TID No. 3 will allow the City to make certain public improvements to the designated area so that business growth can occur. Anticipated growth, combined with the City’s commitment toward development, will ensure sufficient tax increment to retire all debt issued by the District for improvements. These improvements will allow the City to attract and retain potential development, and encourage further private investment in local businesses. The business development that is anticipated to occur will provide long-term tax benefits to both the City and all other overlying taxing jurisdictions. A: Summary of Findings In amending TID No. 3, the City of Oconto Falls has made the following findings, consistent with Section 66.1105 of Wisconsin Statutes:  Activities and improvements to the existing and amended TID No. 3 are intended to encourage and attract business growth in the City.  The improvement to the existing and amended area is likely to encourage, develop, and maintain a strong growth pattern in the City, taking advantage of major transportation routes through the City.  The improvement to the area is likely to maximize private investment within the existing and amended TID No. 3 and significantly enhance the value of substantially all other real estate in the District.  The improvement to the area is likely to make currently underdeveloped areas of the City more attractive by providing necessary and desired public improvements, which are compatible and feasible with existing systems.  The improvement to the area is likely to encourage and promote conformity with the City's land use policies and procedures.  The development in the existing and amended area would not take place in the absence of the improvements stated in the Project Plan.  The TID No. 3 is declared to be a “Mixed-use District” and at least 50% of the land in TID No. 3 has been classified as suitable for mixed-use development, as defined in s.66.1105(2)(cm).  The equalized value of the taxable property of the District plus the aggregate value increment of all existing districts within the City does not exceed 12% of the total value of equalized taxable property within the City.  The estimated percentage of the territory within the District that is devoted to retail business will not exceed 35% at the end of the District’s expenditure period.  The newly platted residential development within the District is less than 35% of the total land area.  Any vacant property within the TID is suitable for mixed-use development. Territory Amendment No. 1 to Tax Increment Finance District No. 3 City of Oconto Falls 3 SECTION IIIDistrict Description and Equalized Value Test Tax Incremental District No. 3 is being amended by the City of Oconto Falls (Amendment #1). The City of Oconto Falls TID No. 3 was approved as a “Mixed-use District” by the City Council on September 25, 2023. The City of Oconto Falls finds that at least 50%, by area, of real property within the District is suitable for mixed-use development. A: Boundary Description The boundary for the existing and amended TID No. 3 was established using the following criteria: 1. The equalized value of the taxable property of the District plus the aggregate value increment of all existing districts within the City did not exceed 12% of the total value of equalized taxable property within the City at the time of amendment. 2. The District is contiguous and contains only whole parcels. 3. A map identifying the original boundaries and the amended boundaries, through Territory Amendment #1 for TID No. 3, are provided in Appendix A. B: Tax Parcels The following whole tax parcels will be included in the newly designated TID No. 3: 2660303005900T 2660303005975 2660202705305TA 2660303005900T1 2660202705275T 2660202705365T C: Equalized Value Test Per Wisconsin State Statute 66.1105(4)(gm)4.c., municipalities are restrained in their use of Tax Increment Financing such that the equalized value of taxable property of the (new/amended) district area plus the value increment of all existing districts does not exceed 12 percent of the total equalized value of taxable property within the municipality. Table 2 indicates is the Equalized Value Test for Amendment #1 to TID No. 3: Table 2: Equalized Value Test 12% Calculation - Maximum Allowable TID Property Value Equalized Value (as of January 1, 2026) $306,826,300 Maximum Allowable TID Property Value (12%) $36,819,156 12% Test - Compliance Existing TID #3 Value Increment (as of January 1, 2026) $732,500 Amended TID #3 Equalized Value (Estimated) $5,928,400 Total Equalized Values $6,690,900 Percentage 2.18% D: Newly Platted Residential Subdivision None of above parcels have been identified as being suitable for a newly platted residential subdivision. Territory Amendment No. 1 to Tax Increment Finance District No. 3 City of Oconto Falls 4 SECTION IV Statement of Kind, Number and Location of Public Works and Other projects The City of Oconto Falls intends to implement a number of public works projects that will positively impact business and community related development in the newly designated TID No. 3 area. These projects will be undertaken within the 15-year expenditure period of the TID's existence, subject to change based upon the relative needs of the City and the ability of the newly designated District to recoup expenses through the generation of tax increment. These projects may be undertaken within TID No. 3 or within ½ mile of the TID No. 3 boundary, per 2007 Wisconsin Act 57 § 2. A brief description of each project is provided below. A: Public Works Projects Project No. 1 Property Development The City may engage in property development in order to retain current businesses and/or to encourage business expansion/attraction. Eligible costs include building demolition, earthwork (site preparation/grading/environmental remediation), or property access and utility improvements. Project No. 2 Water System Improvements Development and redevelopment in the project area may require the City to construct, alter, rebuild, or expand water system infrastructure. In addition, costs associated to installing new or upgrading existing water supply, storage and distribution system inside the TID are considered eligible project costs. If costs are incurred outside the TID, only the portion related to the TID will be eligible. Specific projects may include the construction of a new well and storage tank, improvements to the existing wells and storage tank, SCADA improvements, and installation of new distribution mains and laterals. Project No. 3 Sanitary Sewer System Improvements Development and redevelopment in the project area may require the City to construct, alter, rebuild, or expand the sanitary sewer system infrastructure. In addition, costs associated to upgrading the sanitary sewer system inside the TID are considered eligible project costs. If costs are incurred outside the TID, only the portion related to the TID will be eligible. Specific projects may include the installation of sanitary sewer mains and laterals, upgrade of existing lift stations and construction of a new lift station to serve the TID, upgrades at the Wastewater Treatment Plant and SCADA improvements (including pump/motor replacements). Project No. 4 Drainage and Storm Water Management Improvements The construction of new buildings and other impervious surfaces within the TID will affect stormwater runoff to the existing detention and infiltration areas. As a result the City may need to undertake stormwater planning, design, and construction activities. The City may use TIF funds for public improvements to the City’s storm sewer system that improve the quality of discharges to surface waters, groundwater infiltration, or for erosion control stabilization projects. Stormwater planning and design and construction of collection, Territory Amendment No. 1 to Tax Increment Finance District No. 3 City of Oconto Falls 5 conveyance, treatment, and retention systems are eligible project costs. Specific projects may include the construction of stormwater management features for the Business Park and addressing storm drainage issues on local streets. Project No. 5 Electric, Natural Gas, and Other Utility Improvements In order to promote redevelopment the City may incur costs to relocate, upgrade, or bury electrical service lines, upgrade natural gas mains/lines, or telecommunication lines/cables. Such costs are eligible project costs, including those costs that would be incurred by private landowners as a result of City decisions to relocate, upgrade, or bury utilities. Project No. 6 Transportation and Parking Infrastructure Improvements To encourage development, the City may need to construct or reconstruct streets, access drives, and/or parking lots to improve or increase parking in the project area. 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, street resurfacing, parking lot resurfacing, installation of curb and gutter, installation of sidewalks and bicycle lanes/paths, installation or repair of culverts and bridges, installation or repair of traffic control signage/signals, pavement marking, and installation of retaining walls. Project No. 7 Streetscaping, Landscaping and Park Improvements In order to attract development and improve the appearance of the TID, the City may install amenities to enhance development sites, rights-of-way, parks, and other public spaces. These amenities include, but are not limited to: landscaping, lighting of streets, installation of planters, benches, clocks, tree rings, trash receptacles, installation of brick or other decorative walks, terraces and street crossings. In addition, the City may find it necessary to make certain site improvements to any of the City owned parks for the purposes of improving park land, enhancing park access and the general aesthetics of the TID. These and any other similar amenities installed by the City are eligible project costs. Specific projects may include the installation entrance features, signage and landscape screening. Project No. 8 Development Incentives The City may enter into agreements with property owners, lessees, or developers of land located within the TID for the purpose of sharing costs to encourage the desired type of improvements and assure tax base is generated sufficient to recoup project costs. Such improvements could include cash grants or loans. No cash grants will be provided until a developer agreement is executed. Any payments of cash grants made by the City are eligible project costs. Establishment of a Revolving Loan Fund (low interest loan or temporary grant) is considered Development Incentives and these are eligible project costs. Loan and/or matching grant recipients will be required to sign an agreement specifying the nature of the property improvements to be made. Eligible improvements will be those that are likely to improve the value of property, enhance the visual appearance of the property and surrounding area, correct safety deficiencies, or as otherwise specified by the Main Street Committee or City Council. Any funds returned to the Main Street Committee or City Council from the repayment of loans made are not considered revenues to the TID, and will not be Territory Amendment No. 1 to Tax Increment Finance District No. 3 City of Oconto Falls 6 used to offset TID Project Costs. Instead, these funds will be placed into a revolving loan fund and will continue to be used for the program purposes stated above. Project No. 9 Economic Development Planning To encourage quality development and/or redevelopment within the TID, the City may engage in planning and economic development projects including land use plans, grant applications, zoning regulations and design guidelines, economic development plans, impact fee studies, Business Improvement District (BID) amendment, and business attraction and retention related costs. GIS mapping and assistance with developer’s agreements are eligible costs. As provided for in Wisconsin Statutes Section 66.1105(2)(f)(1)(h) and 66.1333(13), the City may provide funds to its Main Street Committee to be used for administration, planning, and operations related to the purposes for which it was established in furtherance of any redevelopment or urban renewal project in the TID. Funds provided to the Main Street Committee for this purpose are eligible project costs. Project No. 10 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 Project Plan are eligible project costs. Project No. 11 TID Administration The City will provide TID administration and reporting to the Department of Revenue including base packet submittal and annual eligibility evaluations. The City may charge to the TID appropriate allocations of administrative costs, including, but not limited to, employee salaries and prorated equipment usage. Costs allocated must bear a direct correlation to the time spent by City employees and/or equipment costs in connection with the implementation of the Project Plan. In addition, costs related to outside review of TID performance, TID auditing costs, or legal counsel associated to the TID are eligible costs. Project No. 12 Township Annexation Fees The City may use tax increments to help pay the fees that are required for annexation of territory into the City to become part of the TID. Project No. 13 Façade Improvement Program The City may encourage improvement efforts of the central city and downtown area through cash grants/incentives, in the form of a Facade Improvement Program. No cash grants/incentives will be provided until an agreement is executed. Any payments of cash grants/incentives made by the City are eligible project costs. Establishment of a Revolving Loan Fund (low interest loan or temporary grant) for the purpose of Facade Improvement are eligible project costs. Loan and/or matching grant recipients will be required to sign an agreement specifying the nature of the property improvements to be made. Eligible improvements will be those that are likely to improve the value of property, enhance the visual appearance of the property and surrounding area, eliminate slum and/or blight conditions, or as otherwise specified by the Main Street Committee or City Council. Territory Amendment No. 1 to Tax Increment Finance District No. 3 City of Oconto Falls 7 Project No. 14 Industrial Development Development and redevelopment in the project area may require the City to construct, alter, rebuild, or expand water system infrastructure, sewer system infrastructure, stormwater management infrastructure, electrical infrastructure, natural gas infrastructure, and telecommunication infrastructure in order to attract and/or retain industrial development. Costs-related to marketing the City's Industrial District ("District"), for the purpose of attracting and/or retaining industrial development, is an eligible project cost. Specific projects may include the development and distribution of marketing materials for the District, the development and implementation of a marketing plan for the District, and other activities related to developer/business recruitment. In addition, costs associated with industrial development inside the TID are considered eligible project costs. If costs are incurred outside the TID, only the portion related to the TID will be eligible. Projects Outside the TID The City expects that there may be several projects that encompass an area outside of the boundaries of the TID. Pursuant to Wisconsin Statutes Section 66.1105(2(f)(1)(n), the City may undertake projects within territory located within one-half (1/2) mile of the boundary of the TID, and pay for them using tax increment, provided that: 1) the project area is located within the City’s corporate boundaries and 2) the projects are an eligible TIF expenditure within this Project Plan as approved by the Joint Review Board and 3) the expenditure must be made within the expenditure period. Other Projects Other infrastructure projects unknown at this time, but consistent with the purpose of the TID may be eligible project costs. Such eligibility will be determined by the City Council at the time the projects are being considered. The projects listed above will provide necessary facilities and support to enable and encourage the development of the TID. These projects may be implemented in varying degrees in response to development needs. In addition to the above projects, the City of Oconto Falls may request multiple base value redeterminations during the life of TID No. 3, if necessary and allowed by the WI State Statute. B: Project Cost Summary Table 3 lists the estimated total expenditures for each project category. This format follows Wisconsin Department of Revenue guidance on detailed project costs (pe-209), which states the project list should include “estimated expenditures expected for each major category of public improvements.” It is important to note that this Project Plan is not meant to be an appropriation of funds for specific projects, but a framework with which to manage projects. All costs identified are preliminary estimates made prior to design considerations, or engineering studies, and are subject to change after planning is complete. All of the customary expenses are considered in these estimates, including but not limited to: legal fees, engineering fees, architectural fees, planning fees, surveying and mapping fees, inspection, construction costs, materials and apparatus, restoration work, permits, reports, judgments, claims for damages and other expenses. Territory Amendment No. 1 to Tax Increment Finance District No. 3 City of Oconto Falls 8 Table 3: TID No. 3 Project Costs Project # Project Amount 1 Development Incentives $45,284 2 Property Development $10,000 3 Water System Improvements $25,000 4 Sanitary Sewer Improvements $25,000 5 Drainage and Storm Water Management Improvements $25,000 6 Electric, Natural Gas, and Other Utility Improvements $25,000 7 Transportation and Parking Infrastructure Improvements $25,000 8 Streetscaping, Landscaping and Park Improvements $25,000 9 Economic Development Planning $12,500 10 Financing Costs $51,820 11 TID Administration $105,000 12 Incentives to Promote Development of Multi-Family Housing $166,570 13 Facade Improvement Program $25,000 14 Industrial Development $64,486 TOTAL PROJECT COSTS $630,660 All costs are stated in 2023 prices and are preliminary estimates. The City reserves the right to increase the costs to reflect inflationary increases and other unforeseen or uncontrollable circumstances between 2023 and the time of construction/implementation, such as higher than anticipated financing costs. The City reserves the right to increase and decrease particular project costs within the Total TID Expenditure budget estimate without amending this Project Plan. For example, reallocating funds from one project category to another. Wisconsin Statutes do not obligate the City to complete all of the proposed projects listed in the Project Plan; however, the expenditure period for TID No. 3 is limited to September 21, 2023 through September 21, 2043. The City retains the right to change the scope and/or timing of projects implemented as they are individually authorized by the City Council, without further amending this Project Plan. Public debt and expenditures should be made at the pace private development occurs to assure increment is sufficient to cover expenses. The needs of the City and the performance of the TID will be reviewed annually to determine if change is required to any of the proposed activities. Should the needs of the City change, projects may have to be slightly or substantially altered or even eliminated. This allocation of increments is preliminary and is subject to adjustment based upon the implementation of the Plan. Territory Amendment No. 1 to Tax Increment Finance District No. 3 City of Oconto Falls 9 C: Ineligible / Estimated Non-Project Costs The following bullets identify public works projects that are not eligible to be paid with tax increments under Wis. Stat. 66.1105(2)(f).2.  The cost of constructing or expanding administrative buildings, police and fire buildings, libraries, community and governmental buildings and school buildings, unless the administrative buildings, police and fire buildings, libraries and community and governmental buildings were damaged or destroyed before January 1, 1997, by a natural disaster.  The cost of constructing or expanding any facility, except a parking structure, if the City generally finances similar facilities only with utility user fees.  General government operating expenses, unrelated to the planning or development of a TID.  Cash grants made by the City to owners, lessees, or developers of land that is located within the TID unless the grant recipient has signed a development agreement with the City, a copy of which shall be retained by the City in the official records for that TID. Non-project costs are public works projects that only partly benefit the TID or are not eligible to be paid with tax increments. Examples of non-project costs include projects undertaken within the TID as part of the implementation of this Project Plan, the costs of which are paid fully or in part by impact fees, grants, or special assessments. Other examples include public works projects that only partly benefit the TID, such as a new water tower which serves properties both inside and outside of the TID, and its ½ - mile boundary. That portion of the total project costs allocable to properties outside of the TID, and its ½ - mile boundary, would be a non-project cost. No ineligible project costs were identified at the time this Project Plan was considered for adoption. SECTION V Economic Feasibility The economic feasibility of TID No. 3 depends on the tax incremental revenue generated from within the TID. There are three critical components in determining the economic feasibility of a TID: New development increases in property value, inflation driven increases in property value, and the change in the full value tax rate. In projecting the future increment and income generated by TID No. 3, assumptions were made for each of the above-mentioned critical components. Based on the projected values in Table 5 and projected costs in Table 6, the TID is feasible. Territory Amendment No. 1 to Tax Increment Finance District No. 3 City of Oconto Falls 10 A: New Development Activities Since the creation of TID #3 in 2023, the District’s value equalized value increment over the last three years has grown to $732,500. The TID is projected to realize $72,582,500 in new value over its anticipated 20-year life. Table 4: Anticipated New Development Activities YEAR TYPE OF DEVELOPMENT PROJECTED VALUE 2029 Multi- & Single-Family Homes $2,700,000 2030 Multi- & Single-Family Homes $4,700,000 2031 Multi- & Single-Family Homes $3,400,000 2032 Single-Family Homes $1,400,000 2033 Single-Family Homes $4,000,000 2034 Single-Family Homes $4,000,000 2035 Single-Family Homes $4,000,000 2036 Multi- & Single-Family Homes $7,000,000 2037 Multi- & Single-Family Homes $7,000,000 2038 Industrial Development $10,000,000 2039 Industrial/Commercial, & Residential Development $5,000,000 2040 Single-Family Homes $3,000,000 2041 Commercial/Indistrial Expansion $1,750,000 2042 Revaluation Increase $12,700,000 2043 Commercial/Indistrial Expansion $1,200,000 TOTAL $71,850,000 B: Tax Rate The full value tax rate is assumed to be $16.78 per $1,000 of assessed value and remain constant through 2043. C: Projected Income Assuming that the new development activities occur as planned the TID is expected to generate $9,065,145 of tax increment through 2043. Table 5 presents the projected income for TID No. 3 commencing in 2023 and running over the life of the District to the year 2043.Table 6 presents the projected annual performance of the TID’s income and the proposed project costs. Based on the projected values in Table 5 and projected costs in Table 6, the TID is feasible. Territory Amendment No. 1 to Tax Increment Finance District No. 3 City of Oconto Falls 11 Table 5: TID No. 3 Projected Income A B C D E F G H TOTAL ANNUAL TAX DISTRICT DEVELOPMENT VALUE TAX INCREMENTS OTHER TOTAL YEAR VALUE CONSTRUCTION INCREMENT RATE (INCOME) INCOME INCOME ---------- --------------- ----------------- --------------- --------- --------------- ----------- ------------- 2022 $0 $0 $0 0.00 $0 $0 $0 2023 $26,472,800 $305,500 $0 0.00 $0 $0 $0 2024 $26,778,300 $5,260,300 $305,500 0.00 $0 $0 $0 2025 $32,038,600 ($4,833,300) $5,565,800 16.71 $5,105 $0 $5,105 2026 $27,205,300 $0 $732,500 16.78 $93,899 $0 $93,899 2027 $27,205,300 $0 $732,500 16.78 $12,291 $0 $12,291 2028 $27,205,300 $2,700,000 $732,500 16.78 $12,291 $0 $12,291 2029 $29,905,300 $4,700,000 $3,432,500 16.78 $12,291 $0 $12,291 2030 $34,605,300 $3,400,000 $8,132,500 16.78 $57,597 $0 $57,597 2031 $38,005,300 $1,400,000 $11,532,500 16.78 $136,463 $0 $136,463 2032 $39,405,300 $4,000,000 $12,932,500 16.78 $193,515 $0 $193,515 2033 $43,405,300 $4,000,000 $16,932,500 16.78 $217,007 $0 $217,007 2034 $47,405,300 $4,000,000 $20,932,500 16.78 $284,127 $0 $284,127 2035 $51,405,300 $7,000,000 $24,932,500 16.78 $351,247 $0 $351,247 2036 $58,405,300 $7,000,000 $31,932,500 16.78 $418,367 $0 $418,367 2037 $65,405,300 $10,000,000 $38,932,500 16.78 $535,827 $0 $535,827 2038 $75,405,300 $5,000,000 $48,932,500 16.78 $653,287 $0 $653,287 2039 $80,405,300 $3,000,000 $53,932,500 16.78 $821,087 $0 $821,087 2040 $83,405,300 $1,750,000 $56,932,500 16.78 $904,987 $0 $904,987 2041 $85,155,300 $12,700,000 $58,682,500 16.78 $955,327 $0 $955,327 2042 $97,855,300 $1,200,000 $71,382,500 16.78 $984,692 $0 $984,692 2043 $99,055,300 $0 $72,582,500 16.78 $1,197,798 $0 $1,197,798 2044 $99,055,300 $0 $72,582,500 16.78 $1,217,934 $0 $1,217,934 TOTAL $72,582,500 $9,065,145 Territory Amendment No. 1 to Tax Increment Finance District No. 3 City of Oconto Falls 12 Table 6: TID No. 3 Projected Annual Performance I J K L M N DEVELOPMENT ANNUAL OTHER TOTAL ANNUAL DEC. 31ST YEAR INCENTIVE DEBT SERVICE EXPENSES EXPENSES CASH FLOW ACCT. BALANCE ------------ --------------- --------------- ---------------- --------------- --------------- ---------------- 2022 $0 $0 $0 $0 $0 2023 $0 $0 $0 $0 $0 $0 2024 $0 $0 $0 $0 $0 ($23,912) 2025 $0 $0 $14,813 $14,813 ($9,708) ($33,620) 2026 $0 $0 $60,000 $60,000 $33,899 $279 2027 $20,000.00 $0 $70,000 $90,000 ($77,709) ($77,430) 2028 $20,000.00 $0 $80,000 $100,000 ($87,709) ($165,138) 2029 $70,000.00 $0 $80,000 $150,000 ($137,709) ($302,847) 2030 $130,000.00 $55,000 $100,000 $285,000 ($227,403) ($530,250) 2031 $220,000.00 $55,000 $125,000 $400,000 ($263,537) ($793,786) 2032 $250,000.00 $55,000 $150,000 $455,000 ($261,485) ($1,055,271) 2033 $250,000.00 $55,000 $175,000 $480,000 ($262,993) ($1,318,264) 2034 $250,000.00 $55,000 $180,000 $485,000 ($200,873) ($1,519,136) 2035 $250,000.00 $55,000 $190,000 $495,000 ($143,753) ($1,662,889) 2036 $270,000.00 $55,000 $200,000 $525,000 ($106,633) ($1,769,522) 2037 $290,000.00 $120,000 $300,000 $710,000 ($174,173) ($1,943,694) 2038 $290,000.00 $120,000 $250,000 $660,000 ($6,713) ($1,950,407) 2039 $350,000.00 $120,000 $255,000 $725,000 $96,087 ($1,854,319) 2040 $350,000.00 $120,000 $260,000 $730,000 $174,987 ($1,679,332) 2041 $350,000.00 $120,000 $260,000 $730,000 $225,327 ($1,454,005) 2042 $350,000.00 $120,000 $260,000 $730,000 $254,692 ($1,199,312) 2043 $350,000.00 $120,000 $0 $470,000 $727,798 ($471,514) 2044 $0 $0 $0 $0 $1,217,934 $746,420 TOTAL $4,060,000 $1,225,000 $3,009,813 $8,294,813 Territory Amendment No. 1 to Tax Increment Finance District No. 3 City of Oconto Falls 13 D: Impact on Overlying Taxing Jurisdictions The estimated share of the projected tax increments to be paid by the owners of taxable property in each of the taxing jurisdictions overlying TID No. 3 is presented in Table 7. Table 7: Analysis of Impact on Overlying Tax Jurisdictions Jurisdiction % Share of Taxes (2025) Share of Projected Increment School District of Oconto Falls 44.4% $4,024,927 Northeast Wisconsin Technical College 3.1% $281,020 Oconto County 17.0% $1,541,075 City of Oconto Falls 35.5% $3,218,128 100% $9,065,150 Source: Wisconsin Department of Revenue “Town, City and City Taxes Levied 2025 - Collected 2026” SECTION VI Financing Under Wisconsin law there are several methods of borrowing, some of which apply against a municipality’s debt limit, and others that do not apply against the limit. The state sets this limit at five percent (5%) of the municipality’s total equalized property valuation. The feasibility of financing specific projects at any given time using a particular method can be determined based on the municipality’s current fiscal situation, anticipated non-TID related capital needs, the amount of money to be borrowed, interest rates, and lending terms. Possible funding sources include: General Obligation Borrowing General Obligation Borrowing includes all types of municipal borrowing from banks, the State Trust Fund, or other lending institutions. This method of borrowing requires little effort or legal expenditures and works particularly well for smaller projects. General Obligation Bonding General Obligation Bonds are a debt instrument backed by the full faith and credit of the municipality and its ability to raise revenue through taxation. In the case of default, the municipality is liable for repayment of the debt. As a result, this type of debt can often result in lower interest rates than regular General Obligation Borrowing. The high fees associated with the issuance of the bonds makes them more attractive for larger projects. Mortgage Revenue Bonds Revenue Bonds are a debt instrument backed by revenue generated from the project. These types of bonds are also mainly used for larger debt issuances due to their relatively high associated fees. They are typically issued by municipal bodies that raise revenues on a fee for service type basis, such as the Water & Sewer Utility. These types of bonds generally do not count against a municipality’s five percent debt limit. Special Assessment “B” Bonds Territory Amendment No. 1 to Tax Increment Finance District No. 3 City of Oconto Falls 14 Special Assessment “B” Bonds are a debt instrument backed by the municipality’s ability to raise revenue from special assessments charged to persons, organizations, or businesses receiving benefits from the project. These bonds also do not normally count against a municipality’s debt limit. Federal/State Loan and Grant Programs The State and Federal Government often sponsor grant and loan programs that municipalities may potentially use to supplement TID expenditures or provide financing for capital costs which positively impact the District. These programs include Wisconsin Community Development Block Grants, Rural Development Administration Community Facility Loan/Grants, Transportation Economic Assistance Grants, and Economic Development Administration Grants. These programs require local match funding to insure State and Federal participation in the project. Territory Amendment No. 1 to Tax Increment Finance District No. 3 City of Oconto Falls 15 SECTION VII Proposed Zoning Changes The City of Oconto Falls is zoned in accordance with an ordinance formally adopted by the City Council. Based on the current zoning classifications within TID No. 3, no zoning changes are necessary as a result of amending TID No. 3. SECTION VIII Proposed Changes in the Community Development Plan, Map, Building Codes & Ordinance The amendment of TID No. 3 will not require any changes to the existing community development plans or the City’s municipal codes or ordinances. The projects proposed in the Project Plan are consistent with the development policies of the municipality, as well as existing building codes, maps, and ordinances. SECTION IX Relocation No persons are expected to be displaced or relocated as a result of proposed projects in the TID; however, if relocation were to become necessary in the future, the following is the method proposed by the City or Community Development Authority for displacement or relocation. Before negotiations begin for the acquisition of property or easements, all property owners will be contacted to determine if there will be displaced persons as defined by Wisconsin Statues and Administrative Rules. If it appears there will be displaced persons, all property owners and prospective displaced persons will be provided an informational pamphlet prepared by the Wisconsin Department of Administration (DOA). The City will file a relocation plan with the DOA and shall keep records as required in Wisconsin Statutes 32.27. The City will provide each owner a full narrative appraisal, a map showing the owners of all property affected by the proposed project and a list of neighboring landowners to whom offers are being made as required by law. SECTION X Statement Indicating How the TID Promotes Orderly Development of Municipality TID No. 3 will promote orderly development in the City of Oconto Falls by marketing and attracting economic activity to a specified area. This allows the City greater control over economic activity in order to ensure that development and/or growth is orderly, harmonious with adjoining land uses, and enhances the health and welfare of the community. SECTION XI Legal Opinion An opinion from the City legal counsel regarding the Project Plan for TID No. 3 and its compliance with s. 66.1105 of Wisconsin Statutes is provided in Appendix G. To Be Provided Upon Review of All Documents. Territory Amendment No. 1 to Tax Increment Finance District No. 3 City of Oconto Falls 16 SECTION XII Glossary of TIF Related Terms Base Value The aggregate value, as equalized by DOR, of the real, personal, and non-exempt municipal- owned property located within the TID as of the valuation date. Equalized Value The estimate of the State of Wisconsin Department of Revenue of the full market value of property; used to apportion property tax levies of counties, school districts and municipalities among tax districts. Expenditure Period The time during which expenses may be incurred for the implementation of the approved project plan and the completion of the projects outlined therein. The current maximum expenditure period for all districts ends five years before the un-extended maximum life of the TID. Non-Project Costs As part of the project plan, there may be investments that are not eligible for TIF, or that are paid for with revenue other than tax increment revenue – such as a grant. Project Plan The plan, properly submitted and approved by the Wisconsin Department of Revenue, for the financial development or redevelopment of a TID, including all properly approved amendments. Tax Incremental District (TID) The contiguous geographical area within a municipality consisting solely of whole units of property as are assessed for general property tax purposed not including railroad rights of way, rivers or highways, or wetlands as defined in Wisconsin Statutes 23.32. Tax Incremental Financing (TIF) A mechanism for financing development and redevelopment projects whereby property tax revenue from increased property values in a defined geographic district is used to pay for public improvements, such as roads, sewer and water lines. Once the improvements are paid for, the property taxes go to the municipality, county and school districts. Tax Increment The taxes levied by all overlying taxing jurisdictions on the difference between the base value and the current value of the TID, also known as the value increment. These taxes are sent to the municipality who operates the TID, and used to pay for the approved project costs laid out in the project plan. Tax Rate The rate, usually expressed in terms of dollars per one thousand dollars of assessed valuation, at which taxes are levied against the total assessed valuation of the municipality. Due to changes in the total assessed valuation of the municipality from year to year, the tax levy change and the Territory Amendment No. 1 to Tax Increment Finance District No. 3 City of Oconto Falls 17 tax rate change will not be the same. The tax rate change reflects what impact the property owner will see in their total taxes. Value Increment The difference in value between the base value and the current value. This is the amount of property value that can be attributed to the TIF investment, and as such is the portion of the tax base that is used to generate the tax increment that pays for the investment. W a s c h b i s c h R d C o u n t y R o a d B O c o n t o R i v e r C o u n t y R o a d B W H i g h l a n d D r 2 2 O c o n t o R i v e r N F l a t l e y A v e S h e r m a n S t K i n g S t C o u n t r y s i d e L n S a i n t A u b i n L n S F l a t l e y A v e G r e e n B a y A v e G o l d e n C o r n e r s R d S h e r i d a n S t M i l l e n i u m R d E H i g h l a n d D r R a l p h L e m o r a n d e D r H a n k M a r k s D r S t a t e H i g h w a y 2 2 2 2 O c o n t o R i v e r N M a p l e A v e R i v e r S t S h e r m a n S t E l m A v e N O a k l a n d A v e Q u i n c y S t C a l d w e l l A v e N F r a n k l i n S t B r o n s o n A v e K i n g S t O c o n t o F a l l s L o w e r O c o n t o F a l l s U p p e r B P O c o n t o R i v e r T h o m a s S t B i r c h A v eS h e r i d a n S t P a r k A v e G r a n t S t W o o d l a n d A v e S O a k l a n d A v e G r e e n B a y A v e S M a p l e A v e S p l i n t e r C r e e k L n C h e s t n u t R d P i o n e e r D r M i l l e n i u m R d S a u n d e r s D r E H i g h l a n d D r C h e s t n u t R d R e a R d C a l d w e l l A v e H i g h l a n d S q N M u n s e r t A v e J a c k s o n S t H i g h l a n d D r C h e r r y A v e D o v e L n H a n k M a r k s D r S t a t e H i g h w a y 2 2 2 2 P e s h t i g o S t a t e B a n k S C h e s t n u t A v e W a l n u t A v e C a l d w e l l A v e N F r a n k l i n S t S M i l w a u k e e A v e G r o v e S t P o p l a r A v e C o l u m b i a S t N M i l w a u k e e A v e C h e r r y A v e P a u l S t N M a i n S t N C h e s t n u t A v e 2 2 O c o n t o F a l l s S c h o o l D i s t r i c t B u s G a r a g e O C O N T O F A L L S O c o n t o R i v e r R i d g e R d R i d g e R d S M a i n S t R i v e r I s l a n d D r S F r a n k l i n S t S M i l w a u k e e A v e R i v e r I s l a n d G o l f C o u r s e S k i T o w R d S p l i n t e r C r e e k L n H i g h l a n d D r E a g l e D r G r o v e S t W i s c o n s i n S t C o l u m b i a S t S u n r i s e C t N H i l l s i d e A v e M e a d A v e M e a d o w R d S F a r m R d R i v e r I s l a n d R d S k i T o w R d 207 206 204 203 114 173 172174 175178 183 163162 165 200 158 155 159 150 153 191 139 211 188 124 123 176 166 143 149 94 76 79 102 84 91 48 46 42 45 40 41 35 43 27 34 32 36 31 37 38 29 216 217 218 19 22 17 15 30 18 13 7 14 25 5 2620 16 114 8 3 10 6 47 44 33 157 202 198 209 215 214213 12 24 21 2 1 216 217 218 215 214213 TID NO. 3 PARCELS TID NO. 3 AMENDED PARCELS TID NO. 3 BOUNDARY CITY OF OCONTO FALLS PARCELS MUNICIPAL BOUNDARY 0 500 1,000 Feet Printed By: bpeterson, File: C:\GIS\Oconto TID\GIS (Updating City of Oconto Falls - TID 3 Amendment)\Oconto Falls, City of_TID No 3_ProProject (Jan_2024).aprx, TID_3_Boundary_Map Print Date: 8/5/2026 Data Sources: Oconto County, WI Sources: Esri, TomTom, Garmin, FAO, NOAA, USGS, © OpenStreetMap contributors, and the GIS User Community CITY OF OCONTO FALLS OCONTO COUNTY, WISCONSIN TID No. 3 Amendment TID BOUNDARY 180 9 39 28 154 182 184 169 160 156 77 78 164 179186 197 196 190 187 181 161 167 170 171 168 143 120 8283 201 148 205 198 Map ID Parcel ID Map ID Parcel ID Map ID Parcel ID Map ID Parcel ID 1 2660202504800A 2 2660202504800B 3 2660202504800 4 2660202605000A 5 2660202605000 6 2660303506801 7 2660302905800B 8 2660202605005 9 2660303506801A 10 2660303506801A1 11 2660202605006 12 2660303807400 13 2660302905800A 14 2660303807400A 15 2660303506800 16 2660202605007 17 2660303506802 18 2660202705271T 19 2660302905800 20 2660202304520 21 2660202204251T 22 2660202705270T 24 2660202705201T 25 2660202304521 26 2660202304500 27 2660303607002 28 2660303607000 29 2660302905650 30 2660202204247T 31 2660302905601T 32 2660302905600T 33 2660202805400T 34 2660202805485T 35 2660302905720 36 2660202805470T 37 2660202805450T 38 2660202805430T 39 2660302905782T 40 2660302905724T 41 2660202805505T 42 2660302905780T 43 2660202104047T 44 2660202805495 45 2660202805515T 46 2660202805565T 47 2660202805570 48 2660202805560 49 2660707715229 50 2660707715315 51 2660707715316 52 2660707715324 53 2660707715321 54 2660707715326 55 2660707715327 56 2660707715328 57 2660707715284 58 2660707715289 59 2660707715241 60 2660707715267 61 2660708416601 62 2660707715242 63 2660707715243 64 2660707715269 65 2660707715244 66 2660707715270 67 2660708416607 68 2660707715246 69 2660708416608 70 2660707715257 71 2660707715271 72 2660707715282 73 2660707715258 74 2660708416609 75 2660707715281 76 2660607013841T Map ID Parcel ID 77 2660607013831 78 2660607013830 79 2660607013875T 80 2660707715273 81 2660707715260 82 2660708416662 83 2660708416661 84 2660708416647 85 2660707715261 86 2660707715279 87 2660707715262 88 2660707715276 89 2660707715263 90 2660707715278 91 2660708416722 92 2660707715277 93 2660707715264 94 26614251041157 95 2660707715265 96 2660707715366 97 2660707715361 98 2660707815474 99 2660707715364 100 2660707815459 101 2660707815487 102 2660708416750 103 2660707815473 104 2660707815486 105 2660707715481 106 2660707815488 107 2660707815472 108 2660708516852 109 2660707815471 110 2660707815485 111 2660707815489 112 2660707815495 113 2660707815470 114 2660707915653A 115 2660707815484 116 2660708516853 117 2660707815500 118 2660707815490 119 2660707815483 120 2660708416638 121 2660707815469 122 2660707815482 123 2660607013978 Map ID Parcel ID 124 2660607013980 125 2660707815491 126 2660707815481 127 2660708516860 128 2660707815468 129 2660707815480 130 2660707815492 131 2660707815465 132 2660707815479 133 2660708416709 134 2660708516862 135 2660707815467 136 2660707815499 137 2660707815478 138 2660707815493 139 2660607514852 140 2660708516864 141 2660707815477 142 2660707815476 143 2660708316419 144 2660707815464 145 2660708516866 146 2660707815475 147 2660707815451B 148 2660708316450 149 2660708316404 Map ID Parcel ID 150 2660607514855 151 2660707815463 152 26618250071479 153 2660607514894 154 2660607514884 155 2660607514805T 156 2660607514823 157 2660607514910 158 2660607514815 159 2660707915652 160 2660607514905 161 2660708316533 162 2660607414630 163 2660607414621 164 2660607414614 165 2660707915798 166 2660708316541 167 2660708617074 27 210 Map ID Parcel ID Map ID Parcel ID 168 2660708617075 169 2660607414602 170 2660708617085 171 2660708617084 172 2660607114142T 173 2660607114180T 174 2660607114168T 175 2660607114118T 176 2660708316544 177 2660607414641 178 2660607114094T 179 2660707915793 180 2660607414706 181 2660708617078 182 2660607414671 183 2660707915653B 184 2660607414670 185 2660607414645 186 2660707915789 187 2660708316555 188 2660708617080 189 2660607414787 190 2660708617180 191 2660708617138 192 2660607414786 193 2660607414764 194 2660607414780 195 2660607414765 Map ID Parcel ID 196 2660708617136A 197 2660708617136B 198 2660707915653C 199 2660607414780A 200 2660708617156 201 2660707915751T 202 2660707915759 203 2660607314585T1 204 2660607314438 205 2660607314411 206 2660607314585T 207 2660708015801T 208 2660708516861 209 2660707915653 210 2660708216208 211 2660707815510T 212 26618250081480 213 2660303005900T 214 2660303005900T1 215 2660303005975 216 2660202705275T 217 2660202705305TA 218 2660202705365T 133 PLEASE SEE INSERT MAP FOR PARCELS MISSING MAP IDS City of Oconto Falls TID #3 Boundary Description Amendment Beginning at the SW corner of the SE ¼ of the NW ¼ of Section 24, T28N – R19E, also being the SW corner of LOT 2 CSM V11-P192 & PRT LY ING N OF HANK MARKS DR & S OF LOT 2 CSM V11-P192 and a point on the north ROW line of Hank Marks Dr; Thence easterly along the north ROW line of Hank Marks Dr approximately 258 ft; Thence southerly approximately 187 ft to the SW corner of LOT 1 CSM V12-P21; Thence easterly approximately 241 ft to the SE corner of LOT 1 CSM V12-P21; Thence northerly approximately 186 ft to a point on the north ROW line of Hank Marks Dr, also being a point on the south line of LOT 2 CSM V11-P192 & PRT LY ING N OF HANK MARKS DR & S OF LOT 2 CSM V11-P192; Thence easterly along the south line of LOT 2 CSM V11-P192 & PRT LY ING N OF HANK MARKS DR & S OF LOT 2 CSM V11-P192 approximately 798 ft to the SE corner of LOT 2 CSM V11-P192 & PRT LY ING N OF HANK MARKS DR & S OF LOT 2 CSM V11- P192; Thence northerly along the west ROW line of Chestnut Rd approximately 885 ft to the NE corner of SENW EXC V401-P501, V408-P722, V446-P785, V535-P818, V609-P108, EXC S 3 RDS FOR RD, EXC CSM V11-P38; Thence westerly approximately 1,282 ft to the NW corner of LOT 1 & TH PRT PIONER DR AS SHOWN ON CERTIFIED SURVEY MAP V 11 P 38 609-108, also being a point on the east line of the SW ¼ of the NW ¼ of Section 24, T28N – R19E; Thence northerly approximately 892 ft to the SE corner of NW NW EXC PR TS SOLD 675-171; Thence westerly approximately 417 ft to the SW corner of NW NW EXC PR TS SOLD 675-171; Thence northerly approximately 417 ft to the NW corner of NW NW EXC PR TS SOLD 675-171; Thence westerly approximately 134 ft; Thence northerly approximately 384 ft; Thence westerly approximately 679 ft to the east ROW line of Herb Braun Dr; Thence southerly along the east ROW line of Herb Braun Dr approximately 1,800 ft to the SW corner of PRT NWNW & S WNW K/A LOT 1 CSM V26-P18 671-220; Thence westerly approximately 85 ft to the NW corner of SWNW. EXC CSM V14-P2, CSM V15-P157, CSM V20-P6 & P7, V21-P75, CSM V23 -P97. EXC LOT 1 CSM V26-P18 N/K/A OLT 1 CSM V26-P18 482-332 671-220; Thence southerly approximately 866 ft to the South ROW line of Hank Marks Dr; Thence westerly approximately 1,322 ft to the NW corner of PRT NESE K/A LOT 1 CSM V20-P9. 1508-949 TRUST 639279; Thence northerly approximately 60 ft to the NE corner of PRT NWSE (N RR-W HIGHLAND DR) & PRT LOT 2 CSM V9-P9.EXC CSM V21-P27. 1184-301 583175; Thence westerly approximately 1,616 ft to the NW corner of PRT NESW K/A LOT 1 CSM V12-P75. EXC LOT 2 CSM V40-P51. N/K/A LOT 1 CSM V40-P51. & EASEMENT IN 714930. ANNEXED V633-P931. 1460-509 626897; Thence southerly approximately 226 ft to the SW corner of PRT NESW K/A LOT 1 CSM V12-P75. EXC LOT 2 CSM V40-P51. N/K/A LOT 1 CSM V40-P51. & EASEMENT IN 714930. ANNEXED V633-P931. 1460-509 626897; Thence easterly approximately 136 ft to a point on PRT NESW K/A LOT 2 CSM V40-P51; Thence southerly along the west line of PRT NESW K/A LOT 2 CSM V40-P51 approximately 198 ft to a point on the north ROW line of State Highway 22; Thence easterly along the north ROW line approximately 140 ft to the west ROW line of County Road B; Thence northeasterly approximately 48 ft along the west ROW line of County Road B; Thence southeasterly approximately 107 ft across the County Road B ROW to a point on LOT 2 CSM V9-P9 & LOT 3 CSM V9-P19 (PRT NWSE). EXC V572-P806. 266012302018; Thence southeasterly approximately 1,532 ft to the north ROW line of E Highland Dr; Thence southeasterly across E Highland Dr ROW to the west corner of OUTLOT 4 GOV'T LOT 4 (GL4 LY.BTWN HWY & RRTRKS) 2660626088208A 523-509; Thence southeasterly approximately 567 ft along the east line of OUTLOT 4 GOV'T LOT 4 (GL4 LY.BTWN HWY & RRTRKS) 2660626088208A 523-509; Thence southwesterly approximately 81 ft to the west corner of ASSESSORS PL T GOV LOT 5 S23-28-19 O L 1 1 & NESE EXC AS DESC V 330 PAGES 162 & 251 266012301715; Thence southeasterly approximately 895 ft along the west line of ASSESSORS PL T GOV LOT 5 S23-28-19 O L 1 1 & NESE EXC AS DESC V 330 PAGES 162 & 251 266012301715; Thence northeasterly approximately 273 ft to the east point of ASSESSORS PL T GOV LOT 5 S23-28-19 O L 1 1 & NESE EXC AS DESC V 330 PAGES 162 & 251 266012301715, also being the west ROW line of N Main St; Thence northwesterly approximately 205 ft along the west ROW line of N Main St; Thence northeasterly approximately 458 ft to the east corner of ASSESSORS PLAT GL5 OL 4 & PRT OL5. (CSM V6-P85) 26601230064, also being a point on the west line of the Escanaba & Lake Superior Railroad ROW; Thence Northeasterly approximately 100 ft across the Escanaba & Lake Superior Railroad ROW; Thence southeasterly along the north line of the Escanaba & Lake Superior Railroad ROW approximately 1,232 ft; Thence southwesterly approximately 59 ft to a point on the north line of PRT SWSW AS DES V539- P945 (RR PROP) K/A LOT 1 CSM V11-P70. 266022402330A 358-89 539-945; Thence westerly approximately 109 ft to the north point of PRT SWSW AS DES V539-P945 (RR PROP) K/A LOT 1 CSM V11-P70. 266022402330A 358-89 539-945; Thence southerly approximately 43 ft; Thence northwesterly approximately 100 ft; Thence southerly approximately 69 ft to the north ROW line of Quincy St; Thence easterly approximately 147 ft along the north ROW line of Quincy St; Thence southerly approximately 65 ft across the Quincy St ROW to the west point of CALDWELLS ADD 234/522 LOT 17 BLK 1. 2660725015243; Thence southeasterly approximately 96 ft to the south point of CALDWELLS ADD 234/522 LOT 17 BLK 1. 2660725015243; Thence southeasterly across the Cherry Ave ROW approximately 61 ft to the west corner of CALDWELLS 3R D ADD LOT 2 BLK 8 2660725075312 1517-294 641027; Thence southeasterly approximately 122 ft along the west ROW line of CALDWELLS 3R D ADD LOT 2 BLK 8 2660725075312 1517-294 641027; Thence northeasterly approximately 2 ft; Thence southeasterly approximately 144 ft to the north ROW line of Monroe St; Thence northeasterly along the north line of Monroe St ROW approximately 1,163 ft to the SE corner of CALDWELLS 4T H ADD LOT 8 BLK 15 86942 2660725144402; Thence southeasterly across the Monroe St ROW approximately 62 ft to the north point of CALDWELLS 4TH ADD LOT 3 BLK 13 EXC V589 P930 2660725129376 579-681; Thence southwesterly along the south ROW line of Caldwell Ave approximately 725 ft to the west corner of CALDWELLS 4T H ADD LOT 10 THRU 12 BLK 11 & LOT 2,3 & 4 BLK 12 & LOT 1 BLK 13 2660725127374 708-74; Thence southeasterly approximately 120 ft to the south corner of CALDWELLS 4T H ADD LOT 10 THRU 12 BLK 11 & LOT 2,3 & 4 BLK 12 & LOT 1 BLK 13 2660725127374 708-74, also being a point on the north line of CALDWELLS 4TH ADD LOT 8 BLK 11. 2660725125365 1518-256 641253; Thence northeasterly approximately 191 ft to the west corner of ASSESSORS PL T NE-NW S25-28-19 OUT LOT 1 266052505874 163-482; Thence southeasterly approximately 190 ft to the SW corner of ASSESSORS PL T NE-NW S25-28-19 OUT LOT 1 266052505874 163-482; Thence southwesterly approximately 199 ft to the north corner of CALDWELLS 4T H ADD LOTS 1 & 2 BLK 11 2660725119359; Thence southwesterly approximately 127 ft to the east ROW line of N Adams St; Thence southeasterly approximately 190 ft along the east line of the N Adams St ROW to the corner of ASSESSORS PLT NE-NW S25-28-19 OL 4. EXC CSM V43- P129. 266052506379; Thence southwesterly approximately 201 ft; Thence northwesterly approximately 143 ft to the north corner of CALDWELLS 3R D ADD LOT 9 & 10 SE-NW S25- 28-19 LOT 9 BLK 10 2660725093331 305-536; Thence southwesterly approximately 120 ft to the west corner of CALDWELLS 3R D ADD LOT 9 & 10 SE-NW S25- 28-19 LOT 9 BLK 10 2660725093331 305-536, also being a point on the east line of the N Washington St ROW; Thence southeasterly approximately 141 ft to the west corner of VOLKS 2ND ADD. TO VOLKS PLT. ALL OF BLK 1 26614251051158; Thence southwesterly across the S Washington St ROW to the north corner of VOLKS ADD. T O VOLKS PLT. LOT 16 NW 30 F T. OF LOT 15 BLK 5 26614250851135 1065-87 553765; Thence northwesterly approximately 301 ft along the west ROW line of S Washington St to the NE corner of PRT LOT 6 BLK 5 CALDWELLS 3RD ADD & PRTS LOT 7&8 BLK 4 VOLKS 1S T ADD 26614250721120 1562-971 652344; Thence southwesterly approximately 134 ft; Thence northwesterly approximately 61 ft to the NE corner of CALDWELL'S 2 ND ADD N PRT L5 B5 & PRTS LOT1,4&7 ALL L2,3 R B4 VOLK 'S 1ST ADD VOLKS PLAT 26614250701120A 1562-971 652344; Thence southwesterly approximately 185 ft to the west ROW line of N Franklin St; Thence northwesterly approximately 1,041 ft along the west ROW line of N Franklin St to the South ROW line of Cherry Ave; Thence southwesterly approximately 360 ft to the west ROW line of N Main St, also being the SE corner of A J PETERSONS PLT LOT 3 BLK 1. 2661125003814; Thence northwesterly approximately 120 ft along the west line of the N Main St ROW; Thence southwesterly approximately 120 ft to the NW corner of A J PETERSONS PLT LOT 2 BLK 1. 2661125002813; Thence southeasterly approximately 186 ft to a point on the north line of A J PETERSON PLT TRI/PIECE IN NE COR L4; LOT 5&7 BLK 1&1/2 OF ALLEY BETW L 5 & 6 DES 574-480. ET 2661125005817; Thence southwesterly approximately 135 ft; Thence southerly approximately 53 ft; Thence easterly approximately 156 ft to the NW corner of A J PETER- SONS PLT LOT 6 BLK 1 & PRT ALLEY 606-700 2661125006818 776-573; Thence southeasterly approximately 30 ft; Thence easterly approximately 20 ft to the NW corner of CALDWELLS PLAT LOT 1 BLK 3 585-19; Thence southeasterly approximately 410 ft to the SW point of CALDWELLS PL AT N 41.13 FT LOT 7 BLK 3 2660725177440 1141-846 572945; Thence northeasterly approximately 22 ft to the NW corner of CALDWELLS PLAT SE 23 FT LOT 7 OL 15 & PRT LOT 8 BLK 3. EXC 679300. 86942. 2660725178441; Thence southeasterly approximately 119 ft to the south ROW line of Caldwell Ave; Thence southwesterly approximately 118 ft to the NW corner of GEO & JOHN VOLKS & ANNIE ELLIOTT ADD. L OT 9 BLK 1 26618250051477 757-28; Thence southeasterly approximately 129 ft to the SW corner of GEO & JOHN VOLKS & ANNIE ELLIOTT ADD. L OT 9 BLK 1 26618250051477 757-28; Thence northeasterly approximately 75 ft to the NW corner of VOLKS PLAT. NW 16 FT. LOT 8 BLK 2 26614250181066; Thence southeasterly approximately 353 ft; Thence southwesterly approximately 110 ft to the NW corner of PRT GL 2 K/A LOTS 1 & 2 BLK 1 GEO & JOHN VOLKS & ANNIE ELLIOTT ADD; Thence southwesterly approximately 45 ft to the west ROW line of River St, also being the corner of GEO & JOHN V OLKS & ANNIE ELLIOTT ADD. L OT 11 BLK 2 26618250071479; Thence southwesterly approximately 14 ft; Thence northwesterly approximately 696 ft to a point on the west ROW line of River St; Thence west-northwesterly approximately 102 ft to the east ROW line of Scott Dr; Thence southeasterly approximately 536 ft along the east ROW line of Scott Dr; Thence southwesterly approximately 60 ft to a point on the west arm of VOLKS ADD.TO VOLKS PLT.PRT.OL2 LYING NW OF MFG.ST.LESS R/W& VACTED ST (ASSESSED W/266070815510T) 26614251041157 1256-417 601096; Thence approximately 1,169 ft around the west arm of VOLKS ADD.TO VOLKS PLT.PRT.OL2 LYING NW OF MFG.ST.LESS R/W& VACTED ST (ASSESSED W/266070815510T) 26614251041157 1256-417 601096; Thence southeasterly approximately 312 ft to the north ROW line of W Central Ave; Thence southwesterly approximately 245 ft; Thence northwesterly along the east line of PRT OL 2 GL2 SEC26 & OL1,2&8 GL1 SEC 25& OL5 ETC AS DES IN V722- P683 & PRT GL1 SEC 25 ETC AS DES IN V711-P685 722-683-685 approximately 676 ft; Thence southwesterly approximately 108 ft to the east ROW line of N Maple Ave; Thence southerly along the east ROW line of N Maple St approximately 365 ft; Thence southwesterly approximately 208 ft to the west corner of UNION MFG CO 2ND PLT LOT 4 BLK 1 EXC V529-P684 HWY PUR. 26613260871011; Thence Northwesterly approximately 60 ft to the NW corner of UNION MFG. C O. 2ND PLT. LOT 5 BLK 1 26613260881012 703-384; Thence southwesterly approximately 8 ft; Thence northwesterly approximately 60 ft to the north corner of UNION MFG. CO. 2ND PLT. LOT 13 & 14 BLK 1 26613260971021; Thence southwesterly approximately 120 ft to the east ROW line of N Oakland Ave; Thence southwesterly approximately 63 ft to the west ROW line of N Oakland Ave, also being the north corner of ASSESSORS PL GOV'T LOT 2 OL4 N/K/A LOT 1 CSM V10-P163 2660626003117 1492-831 635269; Thence southwesterly approximately 226 ft to the west point of ASSESSORS PL GOV'T LOT 2 OL4 N/K/A LOT 1 CSM V10-P163 2660626003117 1492-831 635269; Thence westerly approximately 298 ft to the SE corner of UNION MFG. C O. 3RD PLAT LOT 6 & 7 BLK 1 26613261101040; Thence northwesterly approximately 296 ft to the NE corner of UNION MFG CO 3RD PL.L4&5 & PRT L3 COM SW COR B1;TH N119.86'POB TH N1 60.05'TH E297.26'SE ETC POB 26613261091034 1562-971 652344; Thence westerly approximately 297 ft to the east ROW line of Elm Ave; Thence northwesterly across the Elm Ave ROW approximately 60 ft to the SE corner of ASSESSORS PLAT OL3 SWNE EXC LOTS 2 & 3 CSM V21-P5. N/K/A LOT 1 CSM V21-P5. 2660626028146 1517-665 1526-602 643124; Thence northerly approximately 120 ft to the south ROW line of King St; Thence westerly approximately 189 ft along the south ROW line of King St; Thence northerly 598 ft to the NE corner of ASSESSORS PLT S26-28-19 EXC DEEDED IN 219/413 OL 15 2660626040158; Thence westerly approximately 1,037 ft to the NW corner of ASSESSORS PL AT S26- 28-19 OUT LOT 11 & O UT LOT 12 4.20 2660626035153 1276-44 606070, also being a point on the east ROW line of N Flatley Ave; Thence southerly approximately 550 ft to the SW corner of ASSESSORS PL AT S26-28-19 OUT LOT 11 & O UT LOT 12 4.20 2660626035153 1276-44 606070, also being a point on the north ROW line of King St; Thence easterly approximately 978 ft to a point on the south line of ASSESSORS PLT S26-28-19 EXC DEEDED IN 219/413 OL 15 2660626040158; Thence southerly along the east line of the Bronson Ave ROW approximately 240 ft to the SW corner of ASSESSORS PLAT OUT LOT 16 & N25'OF OUT LOT 4 2660626041159 685-393 437972; Thence easterly approximately 112 ft; Thence northerly approximately 70 ft to the NW corner of PRT OUTLOT 3 OF ASSESSORS PLAT K/A LOT 2 CSM V21-P5 896-566 514810; Thence easterly approximately 132 ft to the west ROW line Elm Ave; Thence southeasterly across the Elm Ave ROW; Thence southerly approximately 280 ft to the NW corner of ASSESSORS PL T GOV'T LOT 2 S26-28-19 O L 1 2660626001114 684-153; Thence easterly approximately 171 ft: Thence southerly approximately 253 ft to the north ROW line of Sherman St; Thence easterly approximately 38 ft; Thence southerly approximately 313 ft to the south ROW line of Green Bay Ave, also being a point on the north line of UNION HTS. ADD. W. 1/2 OF LOT 2 BLK 1 & ALL OF LOT 3 BLK 1 2661326002905; Thence westerly approximately 75 ft to the NW corner of UNION HTS. ADD. W. 1/2 OF LOT 2 BLK 1 & ALL OF LOT 3 BLK 1 2661326002905; Thence southerly approximately 122 ft to a point on the north line of UNION HTS. ADD. LOT 6, 7, & 8 BLK 1. 2661326005908; Thence westerly approximately 130 ft to a point on the east line of ASSESSORS PLT NW-SE S26-28-19 OL 8 164 X 148. 2660626054174 856- 304; Thence northerly approximately 122 ft to the NE corner of ASSESSORS PLT NW-SE S26-28-19 OL 8 164 X 148. 2660626054174 856-304; Thence westerly approximately 820 ft along the south ROW line of Green Bay Ave; Thence southerly approximately 1,036 ft to the north ROW line of Sheridan St; Thence easterly along the north ROW line of Sheridan St approximately 329 ft to the SE corner of ASSESSORS PL T NW-SE S26-28-19 O L 11 2660626060179 695-269; Thence northerly approximately 800 ft to the SW corner of ASSESSORS PLT NW-SE S26-28-19 OL 10. EXC V388-P41. 2660626058177; Thence easterly approximately 164 ft to the SE corner of ASSESSORS PLT NW-SE S26-28-19 OL 10. EXC V388-P41. 2660626058177; Thence northerly approximately 26 ft; Thence easterly approximately 164 ft to the NE corner of OL9 ASSESSOR'S PLAT PRT NWSE. EXC V394- P547. 2660626056175 1124-567 568572; Thence northerly approximately 82 ft to the SW corner of ASSESSORS PLT NW-SE S26-28-19 OL 8 164 X 148. 2660626054174 856-304; Thence easterly approximately 174 ft to a point on UNION HTS. ADD. LOT 6, 7, & 8 BLK 1. 2661326005908; Thence southerly approximately 94 ft to the SW corner of UNION HTS. ADD. LOT 6, 7, & 8 BLK 1. 2661326005908; Thence easterly approximately 47 ft; Thence southerly approximately 600 ft along the east ROW line of Woodland Ave to the SW corner of LOTS 12&13 BLK 5 UNION HEIGHTS ADD 1258-277 601556; Thence easterly approximately 120 ft to the SE corner of LOTS 12&13 BLK 5 UNION HEIGHTS ADD 1258-277 601556; Thence northerly 300 ft; Thence easterly approximately 132 ft to the SE corner of UNION HTS. ADD. LOT 5 BLK 5. 2661326059972. 462-457, also being a point on the west ROW line of Park Ave; Thence northerly approximately 120 ft along the west ROW line of Park Ave to the NE corner of UNION HTS. ADD. LOT 3 BLK 5 2661326057970; Thence westerly approximately 132 ft to the NE corner of UNION HTS. ADD LOT 18 BLK 5 2661326065985; Thence northerly approximately 180 ft to the north ROW line of Grant St; Thence easterly approximately 12 ft; Thence northerly approximately 132 ft to a point on the south line of UNION HTS. ADD. W. 1/2 OF LOT 2 BLK 1 & ALL OF LOT 3 BLK 1 2661326002905; Thence easterly approximately 30 ft; Thence northerly 176 ft to the north ROW line of Green Bay Ave; Thence easterly approximately 424 ft along the north line of the Green Bay Ave ROW to the SE corner of R. F. VOLKS ADD W34'OF LOT 6 & W34' OF LOT 7 BLK 5. 26617260551447; Thence northerly approximately 232 ft to the north ROW line of Sherman St; Thence easterly approximately 28 ft; Thence northerly approximately 120 ft to the SW corner of ASSESSORS PLT GOV'T LOT 2 S26-28-19 OL 3. 2660626002116. 1290-309 609665; Thence easterly 240 ft to the NW corner of R. F. VOLKS ADD. LOT 1 BLK 6 26617260611453 720-558; Thence southerly approximately 120 ft to the SW corner of R. F. VOLKS ADD. LOT 1 BLK 6 26617260611453 720-558, also being a point on the north line of the Sherman St ROW; Thence easterly approximately 60 ft; Thence northerly approximately 246 ft along the west ROW line of N Oakland Ave; Thence northeasterly across the N Oakland Ave ROW approximately 60 ft to a point on the west line of UNION MFG. CO. 2ND PLT. LOT 13 & 14 BLK 1 26613260971021; Thence southeasterly approximately 31 ft to the south corner of UNION MFG. CO. 2ND PLT. LOT 13 & 14 BLK 1 26613260971021; Thence northeasterly approximately 127 ft to the east corner of UNION MFG. CO. 2ND PLT. LOT 13 & 14 BLK 1 26613260971021; Thence southeasterly approximately 53 ft; Thence northeasterly approximately 208 ft to the east ROW line of N Maple Ave; Thence southerly along the east ROW line of N Maple Ave approximately 246 ft; Thence southeasterly approximately 70 ft across the W Central Ave ROW to the NE corner of ASSESSORS PL AT GOV'T LOT 1 S25-28-19 19 7/294 PRT O L 1 266052500338 515-845; Thence southeasterly approximately 171 ft to the NE corner of ASSESSORS PL AT GOV'T LOT 1 S25-28-19 O L 6 266052500641 787-69; Thence southwesterly approximately 122 ft; Thence southeasterly approximately 120 ft to the SW corner of ASSESSORS PL AT GOV'T LOT 1 S25-28-19 O L 6 266052500641 787-69, also being a point on the north line of the Green Bay Ave ROW; Thence southeasterly approximately 68 ft across the Green Bay Ave ROW; Thence southeasterly approximately 120 ft to the SW corner of FALLS MFG CO 3RD LOT 19 BLK 2. 2660725238513. 1122- 810 568178; Thence southwesterly approximately 171 ft to a point on the east line of FALLS MFG CO 3RD ADD 231/531 LOT 15 BLK 2 2660725234509 1331-171 620327; Thence northwesterly approximately 125 ft to the south ROW line of Green Bay Ave; Thence southwesterly approximately 17 ft to the east ROW line of S Maple Ave; Thence westerly approximately 63 ft across the S Maple Ave ROW to the NE corner of R. F. VOLKS ADD. EXC. AS IN 245/407 LOT 1 BLK 3 26617260131400 523-446; Thence westerly approximately 59 ft to the NW corner of R. F. VOLKS ADD. EXC. AS IN 245/407 LOT 1 BLK 3 26617260131400 523-446; Thence northerly approximately 218 ft to the NE corner of R. F. VOLKS ADD. 236/96 E. 60 FT. LOT 2 BLK 2 & E 60' LOT 7 BLK 2 26617260101398 523-446, also being the south ROW line of Sherman St; Thence westerly approximately 59 ft; Thence southerly approximately 220 ft to the NW corner of R. F. VOLKS ADD. 236/96 E. 60 FT. LOT 2 BLK 2 & E 60' LOT 7 BLK 2 26617260101398 523-446; Thence westerly approximately 131 ft along the south ROW line of Green Bay Ave to the east ROW line of S Oakland Ave; Thence southerly approximately 109 ft to the SW corner of R. F. VOLKS ADD W12' OF LOT 2 & 7 ALL OF 3 & 6 BLK 2 & LOTS 4 & 5 BLK 2 26617260111397 979-955 534201; Thence easterly approximately 250 ft to the west ROW line of S Maple Ave; Thence northeasterly approximately 66 ft across the S Maple Ave ROW; Thence easterly approximately 139 ft to the east point of FALLS MFG CO 3RD ADD 231/531 LOT 15 BLK 2 2660725234509 1331-171 620327; Thence southerly approximately 837 ft to the SE corner of FALLS MFG 1S T ADD LOT 1 2660725221496 1479-788 TRUST 631846; Thence westerly approximately 141 ft to the east ROW line of S Maple Ave; Thence southerly approximately 1,098 ft along the east ROW line of S Maple Ave; Thence westerly approximately 80 ft across the S Maple Ave ROW; Thence northerly 240 ft along the west ROW line of S Maple Ave to the NE corner of the east block of JAMES F O'NEILL ADD LOT 11 THRU 17 BLK 1 2660926005772; Thence westerly approximately 120 ft to the NW corner of the east block of JAMES F O'NEILL ADD LOT 11 THRU 17 BLK 1 2660926005772; Thence southerly approximately 60 ft; Thence westerly approximately 198 ft to a point on the east line of JAMES F O'NEILL ADD LOT 1, 2, 3, & 4 BLK 2 2660926017788; Thence northerly approximately 70 ft to the NE corner of JAMES F O'NEILL ADD LOT 1, 2, 3, & 4 BLK 2 2660926017788, also being a point on the south ROW line of Thomas St; Thence westerly approximately 442 ft along the south ROW line of Thomas St to the lower NE corner of ASSESSORS PLT SE-SE S26-28-19 OL 4 7.5 A 1602- 853ASLC 2660626024140 1105-782 L.C. 661671; Thence southerly approximately 675 ft to a point on the north line of NE NE EXC V832-P283 1549-988 TRUST 649366; Thence easterly approximately 1,348 ft to the SE point of ASSESSORS PLAT GOV'T LOT 1 S25-28-19 EXC DEEDED 205/513 PART OF OUTLOT 814.21. N/K/A DES IN V717-P225 also being a point on the west boundary of the Oconto River; Thence northerly approximately 2,547 ft along the west boundary of the Oconto River to the NE corner of PRT GL1 N/A LOT 1 CSM V34-P88 1547-651 648849; Thence westerly approximately 261 ft to the NW corner of PRT GL1 N/A LOT 1 CSM V34-P88 1547-651 648849; Thence southerly along the west line of PRT GL1 N/A LOT 1 CSM V34-P88 1547-651 648849 approximately 279 ft to the SW corner of PRT GL1 N/A LOT 1 CSM V34-P88 1547-651 648849; Thence southwesterly approximately 358 ft along the north line of PRT OL 2 GL2 SEC26 & OL1,2&8 GL1 SEC 25& OL5 ETC AS DES IN V722-P683 & PRT GL1 SEC 25 ETC AS DES IN V711-P685 722-683-685 to the east corner of PRT GL1 SEC 25 & GL2 SEC 26 AS DES IN V 529-P770 & LOT 1 CSM V8-P72 V1507-P900 EASEMENT; Thence northwesterly approximately 100 ft to the north point of PRT GL1 SEC 25 & GL2 SEC 26 AS DES IN V 529-P770 & LOT 1 CSM V8-P72 V1507-P900 EASEMENT; Thence southwesterly approximately 97 ft to a point on the east line of PRT GL1 & OL 2 GL1 AS DES IN V722- P776 EXC V456-P326; Thence northerly approximately 809 ft to the NE corner of PRT GL1 & OL 2 GL1 AS DES IN V722-P776 EXC V456-P326; Thence southwesterly approximately 41 ft to the SE corner of FALLS MFG CO 3RD LOT 19 BLK 2. 2660725238513. 1122-810 568178; Thence northwesterly approximately 186 ft to a point on the south line ASSESSORS PL AT GOV'T LOT 1 S25- 28-19 O L 6 266052500641 787-69; Thence northeasterly approximately 56 ft; Thence southeasterly approximately 45 ft to the SW corner of ASSESSORS PL AT GOV'T LOT 1 S25-28-19 EX C DEEDED IN 197/PRT OF O L 1 EXC V660-P746; Thence southeasterly along the south line of ASSESSORS PL AT GOV'T LOT 1 S25-28-19 EX C DEEDED IN 197/PRT OF O L 1 EXC V660-P746 approximately 250 ft to the west boundary of the Oconto River; Thence northwesterly approximately 473 ft to the south ROW line of W Central Ave; Thence northeasterly along the south ROW line of W Central Ave approximately 281 ft; Thence northerly approximately 21 ft to the SW corner of VOLKS ADD.TO VOLKS PLT.PRT.OL2 LYING NW OF MFG.ST.LESS R/W& VACTED ST; Thence northeasterly approximately 271 ft to the SE corner of GEO & JOHN V OLKS & ANNIE ELLIOTT ADD. L OT 11 BLK 2 26618250071479; Thence northerly along the west line of the River St ROW approximately 29 ft; Thence easterly approximately 142 ft to a point on the west line of VOLKS PLAT SE 35 FT. OF LOT 1 BLK 2. N/K/A LOT 2 CSM V38-P78; Thence southerly approximately 11 ft; Thence northeasterly approximately 121 ft to the NE corner of VOLKS PLAT SE 35 FT. OF LOT 1 BLK 2. N/K/A LOT 2 CSM V38-P78; Thence northwesterly approximately 8 ft along the west ROW line of N Main St; Thence northeasterly along the north ROW line of E Central Ave approximately 518 ft to a point on the south line of VOLKS ADD TO VOLKS PLAT LOTS 1,2,3,4,5,6 7,8 BLK 4 & VACATED ALLEY. EXC PRTS SOLD 26614250701120 422-114; Thence southeasterly approximately 156 ft to the south corner of VOLKS ADD. T O VOLKS PLT. LOT 16 NW 30 F T. OF LOT 15 BLK 5; Thence northeasterly approximately 185 ft to the east ROW line of S Washington St, also being a point on the west line of VOLKS 2ND ADD. TO VOLKS PLT. ALL OF BLK 1; Thence southeasterly approximately 391 ft to the SW corner of VOLKS 2ND ADD. TO VOLKS PLT. ALL OF BLK 1, also being a point on the north ROW line of Union Ave; Thence northeasterly approximately 253 ft along the north line of the Union Ave ROW to the SE corner of VOLKS 2ND ADD. TO VOLKS PLT. ALL OF BLK 1; Thence northwesterly along the west ROW line of S Adams St approximately 439 ft; Thence northeasterly approximately 66 ft across the S Adams St ROW to a corner of ASSESSORS PLT NE-NW S25-28-19 OL 4. EXC CSM V43-P129; Thence southeasterly approximately 460 ft to the NE corner of VOLKS 2ND ADD. TO VOLKS PLT. W1/2 OF LOT 1 BLK 3. 26614251161173 541-139 693-418; Thence southeasterly approximately 182 ft to the SE corner of VOLKS 2ND ADD. TO VOLKS PLT. 3 W. 1/2 OF LOTS 2 & W. 1/2 LOT 3 BLK 3. 26614251171174 541-139 693-418, also being a point on the north ROW line of Union Ave; Thence northeasterly approximately 79 ft along the north ROW line of Union Ave; Thence southeasterly approximately 199 ft to a point on the north line of VOLKS 3RD ADD TO VOLKS PLAT LOT 6 & 7 BLK 1 EXC W12' OF LOT 6. 26614251421210; Thence southwesterly approximately 148 ft to the west corner of VOLKS 3RD ADD TO VOLKS PLAT LOT 6 & 7 BLK 1 EXC W12' OF LOT 6. 26614251421210; Thence southeasterly approximately 163 ft to the south ROW line of Cedar St; Thence southwesterly approximately 194 ft along the south ROW line of Cedar St to the west corner of VOLKS 3RD AD D. TO VOLKS PLT. LOT 1, 2 & 3 BLK 4 26614251551226; Thence southeasterly approximately 361 ft to the south point of VOLKS 3RD AD D. TO VOLKS PLT. LOT 11 & 1 2 BLK 4 26614251621234, also being a point on the west ROW line of S Chestnut Ave; Thence northerly approximately 314 ft; Thence easterly approximately 186 ft to the SE corner of GEORGE W. VO LKS ADD. LOT 9 BLK 1 26614251701242 671-234; Thence easterly approximately 8 ft; Thence southerly approximately 60 ft to the SW corner of GEORGE W. VOLKS ADD. LOT 11 & 12 BLK 1 & E 1/2 ALLEY. 26614251721245. 972-936 532741, also being a point on the north ROW line of Wisconsin St; Thence easterly approximately 65 ft; Thence southerly approximately 180 ft to the SW corner of GEORGE W. VO LKS ADD. 307/84 E. 1/2 OF 1 9 & 20 BLK 2 26614251961273 632-319; Thence easterly approximately 120 ft to the east line of GEORGE W VOLKS ADD W 125' OF THE E114.25' LOT 12 BLK 3 & W120.23 OF LOT 12 BLK 3. 26614252031282; Thence southerly approximately 37 ft; Thence easterly approximately 120 ft to the SW corner of GEORGE W VOLKS ADD W 125' OF THE E114.25' LOT 12 BLK 3 & W120.23 OF LOT 12 BLK 3. 26614252031282; Thence southerly approximately 150 ft to the SW corner of PRT LOT 12 BLK3 GEORGE W VOLKS ADD K/A LOT 3 CSM V17-P52 1197-940 586813; Thence easterly approximately 108 ft to the SE corner of PRT LOT 12 BLK3 GEORGE W VOLKS ADD K/A LOT 3 CSM V17-P52 1197-940 586813; Thence southerly approximately 80 ft to the SW corner of GEORGE W. VO LKS ADD. N. 80 FT. OF LOT 1 4 BLK 3 26614252101290 1600-685 661219; Thence easterly approximately 228 ft to the west ROW line of S Milwaukee Ave; Thence northerly along the S Milwaukee Ave ROW approximately 80 ft to the NE corner of GEORGE W. VO LKS ADD. N. 80 FT. OF LOT 1 4 BLK 3 26614252101290 1600- 685 661219; Thence westerly approximately 228 ft to the NW corner of GEORGE W. VO LKS ADD. N. 80 FT. OF LOT 1 4 BLK 3 26614252101290 1600-685 661219; Thence northerly approximately 150 ft to the NE corner of PRT LOT 12 BLK3 GEORGE W VOLKS ADD K/A LOT 2 CSM V17-P52 1197-940 586813; Thence westerly approximately 108 ft to the NW corner of PRT LOT 12 BLK3 GEORGE W VOLKS ADD K/A LOT 2 CSM V17-P52 1197-940 586813; Thence northerly approximately 156 ft to the south ROW line of Wisconsin St, also being the NE corner of GEORGE W VOLKS ADD W 125' OF THE E114.25' LOT 12 BLK 3 & W120.23 OF LOT 12 BLK 3. 26614252031282; Thence westerly 180 ft to the NE corner of GEORGE W. VO LKS ADD. 307/84 E. 1/2 OF 1 9 & 20 BLK 2 26614251961273 632-319; Thence northerly approximately 180 ft along the west ROW line of Poplar Ave to the NE corner of GEORGE W. VOLKS ADD. LOT 11 & 12 BLK 1 & E 1/2 ALLEY. 26614251721245. 972-936 532741; Thence westerly approximately 255 ft to the east ROW line of S Chestnut Ave; Thence northerly approximately 180 ft to the SW corner of GEORGE W. VO LKS ADD. LOT 5 BLK 1 ALSO V ACATED ALLEY 26614251661239 627-225; Thence easterly along the north ROW line of Cedar St approximately 255 ft to the west ROW line of Poplar Ave; Thence northerly along the west ROW line of Poplar Ave approximately 120 ft to the NE corner of GEORGE W. VOLKS ADD. LOT 17 BLK 1 ALSO VACATED ALLEY. 26614251771250; Thence westerly approximately 321 ft to the east ROW line of S Chestnut Ave, also being a point on the east line of VOLKS 2ND ADD. TO VOLKS PLT. E. 20 FT. OF LOT 8 BLK 4 & E 55 HWY LOTS 9 & 10 BLK 4. 26614251241186 603-773; Thence northerly approximately 123 ft to the northern point of VOLKS 2ND ADD. TO VOLKS PLT. E. 20 FT. OF LOT 8 BLK 4 & E 55 HWY LOTS 9 & 10 BLK 4. 26614251241186 603-773; Thence southwesterly approximately 65 ft along the south ROW line of Union Ave; Thence northwesterly across the Union Ave ROW approximately 69 ft; Thence northerly approximately 961 ft along the west ROW line of N Chestnut Ave; Thence easterly approximately 201 ft to a point on the west line of CONSTANCE GAUTHIERS ADD. LOTS 8 & 9 BLK 2. 2660725289564 1229-926 594728; Thence southerly approximately 60 ft to the SW corner of CONSTANCE GAUTHIERS ADD.LOTS 8 & 9 BLK 2. 2660725289564 1229-926 594728; Thence easterly approximately 227 ft to a point on the west line of HERBERT FREDRICKS ADD 108.5 X 210.67 FT LOT 1. 2660725240515 595-678; Thence southerly approximately 91 ft to the SW corner of HERBERT FREDRICKS ADD 108.5 X 210.67 FT LOT 1. 2660725240515 595-678; Thence easterly approximately 308 ft to the SE corner of HERBERT FRED RICKS ADD 100 X 212.60 FT L OT 3 2660725242517; Thence northerly approximately 212 ft to the NE corner of HERBERT FRED RICKS ADD 100 X 212.60 FT L OT 3 2660725242517 also being a point on the south ROW line of Grove St; Thence westerly approximately 1,212 ft to the SE corner of CALDWELLS 4TH ADD LOT 3 BLK 13 EXC V589 P930 2660725129376 579-681; Thence northerly approximately 181 ft to a point on the north ROW line of Monroe St; Thence easterly approximately 60 ft to the SE corner of CALDWELLS 4T H ADD LOT 1 BLK 14 2660725137388 1216-805 TRUST 591597; Thence northerly approximately 120 ft to the NE corner of CALDWELLS 4TH ADD LOT 1 BLK 14 2660725137388 1216-805 TRUST 591597, also being a point on the south line of the Escanaba & Lake Superior Railroad ROW; Thence westerly approximately 1,281 ft along the south line of the Escanaba & Lake Superior Railroad ROW; Thence southwesterly approximately 83 ft along the east ROW line of Cherry Ave; Thence westerly approximately 61 ft across the Cherry Ave ROW; Thence northerly approximately 65 ft across the Quincy St ROW to a point on the south line of PRT SWSW AS DES V539-P945 (RR PROP) K/A LOT 1 CSM V11-P70. 266022402330A 358-89 539-945; Thence easterly approximately 59 ft to the west ROW line of Cherry Ave; Thence northerly approximately 613 ft along the west ROW line of Cherry Ave; Thence easterly approximately 60 ft across the Cherry Ave ROW; Thence northeasterly approximately 694 ft along the south line of ASSESSORS PLAT SE-SW S24-28-19 153/616 PRT OL 1 3.50 266022400620 438-226 to a point on the west ROW line of Locust Ave; Thence northerly approximately 267 ft along the west ROW line of Locust Ave; Thence westerly approximately 601 ft to the west ROW line of Cherry Ave; Thence northerly approximately 298 ft to the south ROW line of E Highland Dr; Thence westerly approximately 2,247 ft along the south ROW line of E Highland Dr to the east line of the Escanaba & Lake Superior Railroad ROW; Thence southeasterly approximately 951 ft along the east line of the Escanaba & Lake Superior Railroad ROW, also being the southwest line of ASSESSORS PLAT GL5 PRT OL 9 LEASE V607-P923. AS DESC IN 754999; Thence southwesterly across the Escanaba & Lake Superior Railroad ROW to the North corner of ASSESSORS PLAT GL5 OL 4 & PRT OL5. (CSM V6-P85) 26601230064; Thence northwesterly approximately 509 ft along the southwest line of the Escanaba & Lake Superior Railroad ROW; Thence approximately 1,018 ft around the east line of ASSESSORS PLAT GL5 EXC V166-P208. 26601230097; Thence approximately 302 ft along the east line of OUTLOT 4 GOV'T LOT 4 (GL4 LY.BTWN HWY & RRTRKS) 2660626088208A 523-509 to a point on the south ROW line of E Highland Dr; Thence northwesterly approximately 245 ft to the north point of OUTLOT 4 GOV'T LOT 4 (GL4 LY.BTWN HWY & RRTRKS) 2660626088208A 523-509; Thence easterly approximately 194 ft along the south line of PRT NWSE (N RR-W HIGHLAND DR) & PRT LOT 2 CSM V9-P9.EXC CSM V21-P27; Thence southeasterly approximately 43 ft to the north line of the E Highland Dr ROW; Thence easterly approximately 2,914 ft along the north line of the E Highland Dr ROW to a point on the west line of the Locust Ave ROW; Thence northerly along the west line of the Locust Ave ROW approximately 605 ft to the NE corner of LOT 1 CSM V6-P94 & LOT 2 CSM V6 P103; Thence westerly approximately 760 ft to the SE corner of Lot 3 Certified Survey V9 P146; Thence southerly approximately 410 ft to the NE corner of LOT 2 CSM V15-P32; Thence westerly approximately 320 ft to the NW corner of LOT 2 CSM V15- P32, also being a point on the east line of the Ralph Lemorande Dr ROW; Thence southwesterly across the Ralph Lemorande Dr ROW approximately 61 ft to the NE corner of LOT 1 CSM V6 P72; Thence southwesterly approximately 377 ft to the NW corner of LOT 1 CSM V6 P72; Thence northerly approximately 280 ft to the NE corner of LOT 3 CSM V37-P33; Thence northwesterly approximately 592 ft to the NW corner of LOT 3 CSM V37-P33; Thence northerly approximately 154 ft to the NE corner of LOT 2 CSM V37-P33; Thence easterly approximately 968 ft to the SE corner of LOT3 CSM V6-P103 & VACATED MARKS DRIVE LOT 2 CSM V13-P37, also being a point on the west line of Ralph Lemorande Dr; Thence northerly 197 ft along the west ROW line of Ralph Lemorande Dr; Thence easterly approximately 380 ft to the SE corner of LOT 2 CSM V9-P146. & PRT LOT 1 CSM V9-P146. N/K/A LOT 2 CSM V40-P86; Thence northerly approximately 379 ft to the south ROW line of Hank Marks Dr; Thence westerly along the south line of the Hank Marks Dr ROW approximately 320 ft to the NW corner of LOT 1 CSM V9-P146. EXC LOT 2 CSM V40-P86. N/K/A LOT 1 CSM V40-P86; Thence northerly approximately 1,586 ft to the north line of the Bob Hammond St ROW; Thence easterly approximately 569 ft along the north line of the Bob Hammond St ROW; Thence southerly approximately 709 ft along the east line of the Saunders Dr ROW to the SW corner of LOT 3 CSM V21-P75; Thence easterly approximately 307 ft to the SW corner of LOT 3 CSM V21-P75; Thence southerly approximately 819 ft to the SW corner of the SE ¼ of the NW ¼ of Section 24, T28N – R19E, also being the SW corner of LOT 2 CSM V11-P192 & PRT LY ING N OF HANK MARKS DR & S OF LOT 2 CSM V11-P192 and the point of beginning. Excluding all wetlands in TID #3 Print Date: 7/29/2026 Oconto County Land Information Systems makes every effort to produce the most current and accurate information possible. No warranties, expressed or implied, are provided for the data provided, its use, or its interpretation. Oconto County does not guarantee the accuracy of the material contained herein and is not responsible for any misuse or misrepresentation of this information or its derivatives. Oconto County parcel maps are for tax and real property listing purposes only and do NOT represent a survey. The tax parcel maps are compiled from official records, including survey plats and deeds, but only contain the information required for Oconto County business. You should always use the original recorded documents for legal or survey information SCALE: 1" = ' Oconto County GIS TextBox1 309 3,713.83 RESOLUTION NO. 26-010 JOINT REVIEW BOARD TERRITORY AMENDMENT NO. 1 OF TAX INCREMENTAL FINANCE DISTRICT NO. 3 CITY OF OCONTO FALLS, WISCONSIN WHEREAS, pursuant to sec. 66.1105, Wisconsin Statutes, the Joint Review Board (herein "Board") called by the City of Oconto Falls, Oconto County, Wisconsin, has met and reviewed the public record, planning documents, and resolution approving the Territory Amendment No. 1 Project Plan of Tax Incremental Finance District No. 3 (herein "Project Plan") heretofore adopted by the Common Council of the City of Oconto Falls, Oconto County, Wisconsin; and WHEREAS, the Board has been appointed and has met according to the regulations provided in Section 66.1105, Wisconsin Statutes; and WHEREAS, the Board has reviewed the amended Project Plan and all related documents; and WHEREAS, the Board has reviewed the applicable statutory criteria upon which it must base its decision to approve or deny the amendment of Tax Incremental Finance District No. 3 (herein "District"), as specified in sec. 66.1105, Wisconsin Statutes, to wit: 1. Whether the development/improvements expected within the District would occur without the use of tax increment financing. 2. Whether 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. 3. Whether the benefits of the District outweigh the anticipated tax increments to be paid by the owners of the property in the overlying taxing districts. WHEREAS, the Joint Review Board finds that the development described in the Project Plan would not occur without the amendment of Tax Incremental Finance District No. 3. NOW, THEREFORE, BE IT RESOLVED that the Joint Review Board hereby approves the Project Plan and the Resolution of the Common Council of the City of Oconto Falls, Oconto County, Wisconsin approving and adopting the same. Dated this 8th day of September, 2026. Motion made by _______________, seconded by _______________ to approve. Approved: _________________________________ Votes For: _____ Votes Against: _____ Joint Review Board Chair ATTESTED: _______________________________ Deputy Clerk Jenny Friedman