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TIF Update 
Wisconsin Clerks, Treasurers & Finance Officers 
Institute 
June 27, 2013
Overview 
1. Your TIF Questions 
2. Past & Current Use of TIF 
3. Recent Changes 
4. Issues & Discussion
What Is TIF? 
Simply: 
A municipal financing tool to 
accomplish specific community 
development objectives: 
• Blight Elimination 
• Neighborhood Conservation 
• Industrial Development 
• Mixed-Use Development
Past & Current Use of TIF 
TID Type # Active % 
TIDs pre-10/1/95 213 18.7% 
Blight 268 23.5% 
Rehab/Cons 101 8.9% 
Industrial post ‘95 193 16.9% 
Industrial post ’04 77 6.8% 
Mixed Use (‘04) 203 17.8% 
Environmental 16 1.4% 
Town Ag 3 0.3% 
Total 1,074 
Severely 
9 0.8% 
Distressed 
Distressed 56 4.9% 
1995 – 835 
TIDS 
Created, 408 
were still 
active
Trends In Use of TIF 
Statewide, about 4.8% of municipal equalized value is tax incremental value, up 
from 3% in 1990.
TID Matrix
Recent Changes 
Fees: 
• Creation: $1,000 
• Amendment (addition or subtraction): $1,000 
• Amendment (addition and subtraction – same TID): 
$2000 
• Amendment (distressed/severely distressed): $500 
• Project Plan (only) Amendment (no added/ 
subtracted territory): no fee. 
• Yearly maintenance fee: $150 per active TID, 
payable by May 15th. 
• Electronic payment
Recent Changes 
New Filing Deadline 
• Submission deadline of October 31 of year in which 
TID was created – previously December 31 
Options for 12% Non-Compliance 
• DOR notification by 12/31 
• Local legislative body may, within 30 days: 
• Rescind approval of project plan resolution, or 
• Remove parcels from district and resubmit 
• Simultaneous creation/subtraction 
• 2 appraisals showing values for each action
Recent Changes 
Sharing Revenue Between Districts 
(Allocation Amendment): 
• Same overlying taxing jurisdictions 
• Demonstrate surplus revenue 
• TIDs created after 10/1/95: 
• Recipient must be blight elimination or 
neighborhood conservation TID, or 
• Recipient TID must have projects to create, 
provide or rehab low-cost housing or remediate 
environmental contamination 
• Donor TID life cannot be extended
Recent Changes 
Distressed/Severely Distressed TID 
• TIDs created before 10/1/08, no amendment after 
10/1/09 
• Distressed designation allows a max10 year 
extension 
• Severely distressed – value increment decline >25%- 
designation allows a max 40 year extension 
• May not add new project costs 
• No overlapping TID 
• Expend funds outside TID boundary 
• Add territory 
• Be a donor district
Recent Changes 
Mixed-Use TID 
• >50% a combination of commercial, industrial or 
residential development 
• <35% of TID may be newly platted residential 
• TID expenditures may be made for residential and 
>25% vacant land allowed if one of the following 
applies: 
• Density at least 3 units per acre 
• Housing located in a conservation subdivision 
• Housing located in a traditional neighborhood 
development
Recent Changes 
Expenditures Within ½ Mile 
• Remain within municipal boundary 
• Project costs must still relate to the purpose for 
which the TID was created 
• Does not capture increment
Recent Changes 
Extension for Affordable Housing 
• TIDs that have paid off all project costs may extend 
the life of the district for one year to benefit 
affordable housing and improve the housing stock. 
• At least 75% of increments must be used for 
affordable housing and up to 25% to improve 
housing stock. 
• City resolution forwarded to DOR – no JRB action or 
public hearing required
Recent Changes 
Town TIF – Cooperative Boundary 
Agreement 
• Towns that have a cooperative boundary 
agreement with a city/village may create a full-featured 
TID if: 
• All or part of the town will be annexed 
• City/village annexing approves the creation of 
the TID 
• TID is located solely within the territory to be 
annexed 
• City/Village may take over a Town TID until its 
maximum life has been reached
Recent Changes 
Multi-Jurisdictional TID 
• Two or more municipalities may enter into an 
intergovernmental cooperation agreement and 
jointly create a multi-jurisdictional TID 
• Agreement determines municipality with lead role 
• Increments and expenditures allocated to each 
jurisdiction 
• Towns not allowed to participate in a multi-jurisdictional 
TID
Example: Sharing Revenue 
Prairie du Chien TID 
#5 Workforce 
Housing 
– transfer funds from 
ind TID to ind TID for 
low-cost housing 
– City is developer 
– energy star homes 
– bike connection 
to high school 
High 
School 
Bike Trail 
Universial 
Forest 
Products 
100 Emp. 
37 Single Family Lots
Example: ½ Mile Radius 
Shorewood Hills Marshall Court
Example: ½ Mile Radius 
Shorewood Hills Marshall Court 
Before After
Example: ½ Mile Radius 
Cambridge 
Vacant Melster Candy 
Property 
• “Hole in the donut 
along Koshkonong 
Creek 
• Senior housing 
redevelopment proposal 
• No bridge connection 
to downtown - creates a 
divided community from 
a pedestrian perspective 
• No community 
connections to regional 
bike trails
Example: ½ Mile Radius 
Cambridge 
• TID driven by 
redevelopment 
of Melster 
Candy site 
• Connect site & 
west side with 
downtown 
• Connect 
regional bike 
trails 
Connection to 
Glacial Drumlin Trail 
Safe bike 
crossings of 
Hwys 12 & 18 
• ½ mile radius Existing Cam-Rock Trail
Example: Extend for Housing 
Monona 
• Housing stock – 1950’s; 
not meeting needs of 
modern households 
• Losing residents to 
communities w/ newer 
homes 
• TID #3 closing – 
generating $120,000 
• Kept TID open 1 year – 
revenue used to fund 
Renew Monona
Example: Intergovernmental 
• Town Cooperative Boundary TID 
• Multi-Jurisdictional TID
Issues & Discussion 
• Annual Filings: 
• TID Assessment Report 
• Assessor/2nd Monday in June 
• Missed Deadline=Missed Increment 
• Statement of Assessment 
• Clerk/10 Days after Board of Review 
• Tax Increment Certification 
• Clerk/May 15 
• Missed Deadline=Missed Increment
Issues & Discussion 
• Annual Reports 
• Provided to Overlying Taxing 
Jurisdictions – Not to DOR 
• May 1st Deadline 
• Status of Each TID Including 
Expenditures & Revenues 
• Sample Form: 
http://www.revenue.wi.gov/forms/govtif/pe-218.pdf
Issues & Discussion 
• Periodic Filings: 
• Audit Reports 
• 3 Required – 12 Months After: 
• 30% of Project Costs Expended 
• Final Expenditure 
• Termination 
• Only Termination Audit Filed With 
DOR – All Others Sent to Overlying 
Taxing Jurisdictions
Issues & Discussion 
• Periodic Filings: 
• Development Agreements 
• If JRB Not Dissolved, Copies Must Be 
Sent To JRB, Otherwise Retained By 
Municipality 
• Not Sent to DOR
Issues & Discussion 
• Good Practices 
• Annual Review w/ Governing Body 
• TIF Overview Every 2 Years 
• Case Studies of TIF Projects 
• TIF Role In Implementing Strategic 
Development Objectives
Resources 
• DOR City/Village TIF Manual 
http://www.revenue.wi.gov/pubs/slf/tif/cvmanual.html 
• TID Criteria Matrix 
http://www.revenue.wi.gov/pubs/slf/tif/tif-trix.pdf 
• Sign-up for email updates 
http://www.revenue.wi.gov/html/lists.html 
• This presentation available for download from 
our blog – sign up while you’re there! 
http://blog.vierbicher.com
Questions? 
Gary Becker, CEcD 
Vierbicher 
999 Fourier Dr., Suite 201 
Madison, WI 53717 
(608) 821-3941 
gbec@vierbicher.com 
www.vierbicher.com

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TIF Updates

  • 1. TIF Update Wisconsin Clerks, Treasurers & Finance Officers Institute June 27, 2013
  • 2. Overview 1. Your TIF Questions 2. Past & Current Use of TIF 3. Recent Changes 4. Issues & Discussion
  • 3. What Is TIF? Simply: A municipal financing tool to accomplish specific community development objectives: • Blight Elimination • Neighborhood Conservation • Industrial Development • Mixed-Use Development
  • 4. Past & Current Use of TIF TID Type # Active % TIDs pre-10/1/95 213 18.7% Blight 268 23.5% Rehab/Cons 101 8.9% Industrial post ‘95 193 16.9% Industrial post ’04 77 6.8% Mixed Use (‘04) 203 17.8% Environmental 16 1.4% Town Ag 3 0.3% Total 1,074 Severely 9 0.8% Distressed Distressed 56 4.9% 1995 – 835 TIDS Created, 408 were still active
  • 5. Trends In Use of TIF Statewide, about 4.8% of municipal equalized value is tax incremental value, up from 3% in 1990.
  • 7. Recent Changes Fees: • Creation: $1,000 • Amendment (addition or subtraction): $1,000 • Amendment (addition and subtraction – same TID): $2000 • Amendment (distressed/severely distressed): $500 • Project Plan (only) Amendment (no added/ subtracted territory): no fee. • Yearly maintenance fee: $150 per active TID, payable by May 15th. • Electronic payment
  • 8. Recent Changes New Filing Deadline • Submission deadline of October 31 of year in which TID was created – previously December 31 Options for 12% Non-Compliance • DOR notification by 12/31 • Local legislative body may, within 30 days: • Rescind approval of project plan resolution, or • Remove parcels from district and resubmit • Simultaneous creation/subtraction • 2 appraisals showing values for each action
  • 9. Recent Changes Sharing Revenue Between Districts (Allocation Amendment): • Same overlying taxing jurisdictions • Demonstrate surplus revenue • TIDs created after 10/1/95: • Recipient must be blight elimination or neighborhood conservation TID, or • Recipient TID must have projects to create, provide or rehab low-cost housing or remediate environmental contamination • Donor TID life cannot be extended
  • 10. Recent Changes Distressed/Severely Distressed TID • TIDs created before 10/1/08, no amendment after 10/1/09 • Distressed designation allows a max10 year extension • Severely distressed – value increment decline >25%- designation allows a max 40 year extension • May not add new project costs • No overlapping TID • Expend funds outside TID boundary • Add territory • Be a donor district
  • 11. Recent Changes Mixed-Use TID • >50% a combination of commercial, industrial or residential development • <35% of TID may be newly platted residential • TID expenditures may be made for residential and >25% vacant land allowed if one of the following applies: • Density at least 3 units per acre • Housing located in a conservation subdivision • Housing located in a traditional neighborhood development
  • 12. Recent Changes Expenditures Within ½ Mile • Remain within municipal boundary • Project costs must still relate to the purpose for which the TID was created • Does not capture increment
  • 13. Recent Changes Extension for Affordable Housing • TIDs that have paid off all project costs may extend the life of the district for one year to benefit affordable housing and improve the housing stock. • At least 75% of increments must be used for affordable housing and up to 25% to improve housing stock. • City resolution forwarded to DOR – no JRB action or public hearing required
  • 14. Recent Changes Town TIF – Cooperative Boundary Agreement • Towns that have a cooperative boundary agreement with a city/village may create a full-featured TID if: • All or part of the town will be annexed • City/village annexing approves the creation of the TID • TID is located solely within the territory to be annexed • City/Village may take over a Town TID until its maximum life has been reached
  • 15. Recent Changes Multi-Jurisdictional TID • Two or more municipalities may enter into an intergovernmental cooperation agreement and jointly create a multi-jurisdictional TID • Agreement determines municipality with lead role • Increments and expenditures allocated to each jurisdiction • Towns not allowed to participate in a multi-jurisdictional TID
  • 16. Example: Sharing Revenue Prairie du Chien TID #5 Workforce Housing – transfer funds from ind TID to ind TID for low-cost housing – City is developer – energy star homes – bike connection to high school High School Bike Trail Universial Forest Products 100 Emp. 37 Single Family Lots
  • 17. Example: ½ Mile Radius Shorewood Hills Marshall Court
  • 18. Example: ½ Mile Radius Shorewood Hills Marshall Court Before After
  • 19. Example: ½ Mile Radius Cambridge Vacant Melster Candy Property • “Hole in the donut along Koshkonong Creek • Senior housing redevelopment proposal • No bridge connection to downtown - creates a divided community from a pedestrian perspective • No community connections to regional bike trails
  • 20. Example: ½ Mile Radius Cambridge • TID driven by redevelopment of Melster Candy site • Connect site & west side with downtown • Connect regional bike trails Connection to Glacial Drumlin Trail Safe bike crossings of Hwys 12 & 18 • ½ mile radius Existing Cam-Rock Trail
  • 21. Example: Extend for Housing Monona • Housing stock – 1950’s; not meeting needs of modern households • Losing residents to communities w/ newer homes • TID #3 closing – generating $120,000 • Kept TID open 1 year – revenue used to fund Renew Monona
  • 22. Example: Intergovernmental • Town Cooperative Boundary TID • Multi-Jurisdictional TID
  • 23. Issues & Discussion • Annual Filings: • TID Assessment Report • Assessor/2nd Monday in June • Missed Deadline=Missed Increment • Statement of Assessment • Clerk/10 Days after Board of Review • Tax Increment Certification • Clerk/May 15 • Missed Deadline=Missed Increment
  • 24. Issues & Discussion • Annual Reports • Provided to Overlying Taxing Jurisdictions – Not to DOR • May 1st Deadline • Status of Each TID Including Expenditures & Revenues • Sample Form: http://www.revenue.wi.gov/forms/govtif/pe-218.pdf
  • 25. Issues & Discussion • Periodic Filings: • Audit Reports • 3 Required – 12 Months After: • 30% of Project Costs Expended • Final Expenditure • Termination • Only Termination Audit Filed With DOR – All Others Sent to Overlying Taxing Jurisdictions
  • 26. Issues & Discussion • Periodic Filings: • Development Agreements • If JRB Not Dissolved, Copies Must Be Sent To JRB, Otherwise Retained By Municipality • Not Sent to DOR
  • 27. Issues & Discussion • Good Practices • Annual Review w/ Governing Body • TIF Overview Every 2 Years • Case Studies of TIF Projects • TIF Role In Implementing Strategic Development Objectives
  • 28. Resources • DOR City/Village TIF Manual http://www.revenue.wi.gov/pubs/slf/tif/cvmanual.html • TID Criteria Matrix http://www.revenue.wi.gov/pubs/slf/tif/tif-trix.pdf • Sign-up for email updates http://www.revenue.wi.gov/html/lists.html • This presentation available for download from our blog – sign up while you’re there! http://blog.vierbicher.com
  • 29. Questions? Gary Becker, CEcD Vierbicher 999 Fourier Dr., Suite 201 Madison, WI 53717 (608) 821-3941 gbec@vierbicher.com www.vierbicher.com

Editor's Notes

  1. Recent economic development plan found that a shortage of affordable housing was a significant issue for most major employers in Prairie du Chien. City wanted to find a way to address this issue. Transfer of funds from TID #6 (Cabela’s) to TID #5 – both industrial TIDs. Recent change to TID law restricts how funds can be transferred between TIDs, allows exception for low-cost housing and environmental remediation. City decided to use surplus TIF funds from Cabela’s TID to acquire land in TID #5 to develop a 37 lot subdivision and install a street and bike trail to connect subdivision to the high school about 1/2 mile away. Covenants require all homes to be constructed to energy star standards. Lots will be sold for $15,000 - $25,000 – substantially below the market and less than the cost of development.