60.85(1)(h)1.g.
g. Organizational costs, including, but not limited to, the costs of conducting environmental impact and other studies and the costs of informing the public with respect to the creation of tax incremental districts and the implementation of project plans.
60.85(1)(h)1.h.
h. Payments made, in the discretion of the town board, which are found to be necessary or convenient to the creation of tax incremental districts or the implementation of project plans.
60.85(1)(h)1.i.
i. That portion of costs related to the construction or alteration of sewerage treatment plants, water treatment plants or other environmental protection devices, storm or sanitary sewer lines, water lines, or amenities on streets or the rebuilding or expansion of streets the construction, alteration, rebuilding or expansion of which is necessitated by the project plan for a district and is within the district.
60.85(1)(h)1.j.
j. That portion of costs related to the construction or alteration of sewerage treatment plants, water treatment plants or other environmental protection devices, storm or sanitary sewer lines, water lines, or amenities on streets outside the district if the construction, alteration, rebuilding or expansion is necessitated by the project plan for a district, and if at the time the construction, alteration, rebuilding or expansion begins there are improvements of the kinds named in this subdivision on the land outside the district in respect to which the costs are to be incurred.
60.85(1)(h)1.k.
k. Costs for the removal or containment of lead contamination in buildings or infrastructure if the town declares that such lead contamination is a public health concern.
60.85(1)(h)2.
2. Notwithstanding
subd. 1., none of the following may be included as project costs for any tax incremental district:
60.85(1)(h)2.a.
a. The cost of constructing or expanding administrative buildings, police and fire buildings, libraries, community and recreational buildings and school buildings.
60.85(1)(h)2.b.
b. The cost of constructing or expanding any facility, if the town generally finances similar facilities only with utility user fees.
60.85(1)(h)2.c.
c. General government operating expenses unrelated to the planning or development of a tax incremental district.
60.85(1)(h)2.d.
d. Cash grants made by the town to owners, lessees, or developers of land that is located within the tax incremental district.
60.85(1)(i)
(i) "Project plan" means the properly approved plan for the development or redevelopment of a tax incremental district, including all properly approved amendments thereto.
60.85(1)(k)
(k) "Residential development" means sleeping quarters, within a proposed tax incremental district, for employees who work for an employer engaged in a project that is allowed under
sub. (2) (b) 1. to
4. but does not include hotels, motels, or general residential housing development within a proposed tax incremental district.
60.85(1)(L)
(L) "Tax increment" means that amount obtained by multiplying the total county, town, school, and other local general property taxes levied on all taxable property within a tax incremental district in a year by a fraction having as a numerator the value increment for that year in the district and as a denominator that year's equalized value of all taxable property in the district. In any year, a tax increment is "positive" if the value increment is positive; it is "negative" if the value increment is negative.
60.85(1)(m)
(m) "Tax incremental base" means the aggregate value, as equalized by the department of revenue, of all taxable property located within a tax incremental district on the date as of which the district is created, determined as provided in
sub. (5) (b).
60.85(1)(n)
(n) "Tax incremental district" means a contiguous geographic area within a town defined and created by resolution of the town board, consisting solely of whole units of property as are assessed for general property tax purposes, other than railroad rights-of-way, rivers or highways. Railroad rights-of-way, rivers or highways may be included in a tax incremental district only if they are continuously bounded on either side, or on both sides, by whole units of property as are assessed for general property tax purposes which are in the tax incremental district. "Tax incremental district" does not include any area identified as a wetland on a map under
s. 23.32.
60.85(1)(o)
(o) "Taxable property" means all real and personal taxable property located in a tax incremental district.
60.85(1)(p)
(p) "Tourism project" means activities that involve retailers classified in the North American Industry Classification System, 1997 edition, published by the U.S. office of management and budget, under the following industry numbers:
60.85(1)(p)2.
2. 721211 — Recreational vehicle parks and campgrounds.
60.85(1)(q)
(q) "Value increment" means the equalized value of all taxable property in a tax incremental district in any year minus the tax incremental base. In any year "value increment" is positive if the tax incremental base is less than the aggregate value of taxable property as equalized by the department of revenue; it is negative if that base exceeds that aggregate value.
60.85(2)(a)(a) Subject to
par. (b) and except as provided under
par. (c) and in addition to any other powers conferred by law, a town may exercise any powers necessary and convenient to carry out the purposes of this section, including the power to:
60.85(2)(a)1.
1. Create tax incremental districts and define the boundaries of the districts.
60.85(2)(a)2.
2. Cause project plans to be prepared, approve the plans, and implement the provisions and effectuate the purposes of the plans.
60.85(2)(a)3.
3. Deposit moneys into the special fund of any tax incremental district.
60.85(2)(a)4.
4. Enter into any contracts or agreements, including agreements with bondholders, determined by the town board to be necessary or convenient to implement the provisions and effectuate the purposes of project plans. The contracts or agreements may include conditions, restrictions, or covenants which either run with the land or which otherwise regulate the use of land.
60.85(2)(a)5.
5. Designate, by ordinance or resolution, the town industrial development agency, as agent of the town, to perform all acts under this section.
60.85(2)(b)
(b) The only projects for which a town may expend money or incur monetary obligations as a project cost are the following:
60.85(2)(b)5.
5. Residential development, but only to the extent that it has a necessary and incidental relationship to a project listed in
subds. 1. to
4.
60.85(2)(b)6.
6. Retail development that is limited to the retail sale of products that are produced due to a project that is developed under
subd. 1.,
2. or
3.
60.85(2)(b)7.
7. A project that is related either to retail purposes, or to a purpose for which a city may create a district under
s. 66.1105, except that this subdivision applies only to the town of Brookfield in Waukesha County, and the town may create only one district to which this subdivision applies.
60.85(2)(c)
(c) Except as provided in
par. (b) 7., no town may exercise any power under this subsection within the extraterritorial zoning jurisdiction of a city or village, as that term is defined in
s. 62.23 (7a) (a), unless the city's or village's governing body adopts a resolution which approves the town's exercise of power under this subsection within such an extraterritorial zoning jurisdiction.
60.85(3)
(3) Creation of tax incremental districts and approval of project plans. In order to implement the provisions of this section, the following steps and plans are required:
60.85(3)(a)
(a) Holding of a public hearing by the planning commission at which interested parties are afforded a reasonable opportunity to express their views on the proposed creation of a tax incremental district and the proposed boundaries of the district. Notice of the hearing shall be published as a class 2 notice, under
ch. 985. Before publication, a copy of the notice shall be sent by first class mail to the chief executive officer or administrator of all local governmental entities having the power to levy taxes on property located within the proposed district and to the school board of any school district which includes property located within the proposed district. For a county with no chief executive officer or administrator, notice shall be sent to the county board chairperson.
60.85(3)(b)
(b) Designation by the planning commission of the boundaries of a tax incremental district recommended by it and submission of the recommendation to the town board.
60.85(3)(c)
(c) Identification of the specific property to be included in the proposed tax incremental district. Owners of the property identified shall be notified of the proposed finding and the date of the hearing to be held under
par. (e) at least 15 days prior to the date of the hearing.
60.85(3)(d)
(d) Preparation and adoption by the planning commission of a proposed project plan for each tax incremental district.
60.85(3)(e)
(e) At least 30 days before adopting a resolution under
par. (h), holding of a public hearing by the planning commission at which interested parties are afforded a reasonable opportunity to express their views on the proposed project plan. The hearing may be held in conjunction with the hearing provided for in
par. (a). Notice of the hearing shall be published as a class 2 notice, under
ch. 985. The notice shall include a statement advising that a copy of the proposed project plan will be provided on request. Before publication, a copy of the notice shall be sent by 1st class mail to the chief executive officer or administrator of all local governmental entities having the power to levy taxes on property within the district and to the school board of any school district which includes property located within the proposed district. For a county with no chief executive officer or administrator, notice shall be sent to the county board chairperson.
60.85(3)(f)
(f) Adoption by the planning commission of a project plan for each tax incremental district and submission of the plan to the town board. The plan shall include a statement listing the kind, number and location of all proposed public works or improvements within the district or, to the extent provided in
sub. (1) (h) 1. j., outside the district, an economic feasibility study, a detailed list of estimated project costs, and a description of the methods of financing all estimated project costs and the time when the related costs or monetary obligations are to be incurred. The plan shall also include a map showing existing uses and conditions of real property in the district; a map showing proposed improvements and uses in the district; proposed changes of zoning ordinances, master plan, if any, map, building codes and town ordinances; a list of estimated nonproject costs; and a statement of the proposed method for the relocation of any persons to be displaced. The plan shall indicate how creation of the tax incremental district promotes the orderly development of the town. The town shall include in the plan an opinion of the town attorney or of an attorney retained by the town advising whether the plan is complete and complies with this section.
60.85(3)(g)
(g) Approval by the town board of a project plan prior to or concurrent with the adoption of a resolution under
par. (h). The approval shall be by resolution which contains findings that the plan is feasible and in conformity with the master plan, if any, of the town.
60.85(3)(h)
(h) Adoption by the town board of a resolution which:
60.85(3)(h)1.
1. Describes the boundaries, which may, but need not, be the same as those recommended by the planning commission, of a tax incremental district with sufficient definiteness to identify with ordinary and reasonable certainty the territory included in the district. The boundaries shall include only those whole units of property as are assessed for general property tax purposes.
60.85(3)(h)2.
2. Creates the district as of January 1 of the same calendar year for a resolution adopted before October 1 or as of January 1 of the next subsequent calendar year for a resolution adopted after September 30.
60.85(3)(h)3.
3. Assigns a name to the district for identification purposes. The first district created shall be known as "Tax Incremental District Number One, Town of .... in .... County". Each subsequently created district shall be assigned the next consecutive number.
60.85(3)(h)4.
4. Declares the district to be either an agricultural project district, forestry project district, manufacturing project district, or tourism project district, and identifies the North American Industry Classification System industry number of each activity under each project for which project costs are to be expended; or declares the district to be a project described in
sub. (2) (b) 7.
60.85(3)(h)5.a.
a. That not less than 75 percent, by area, of the real property within the district is to be used for projects of a single one of the project types listed under
sub. (2) (b) 1. to
4. or
7. and in accordance with the declaration under
subd. 4.
60.85(3)(h)5.b.
b. That the improvement of the area is likely to enhance significantly the value of substantially all of the other real property in the district. It is not necessary to identify the specific parcels meeting the criteria.
60.85(3)(h)5.c.
c. That the project costs of the district are limited to those specified under
sub. (2) (b) and relate directly to a project described in
sub. (2) (b) 7. or to promoting agriculture, forestry, manufacturing, or tourism development.
60.85(3)(h)5.d.
d. That either the equalized value of taxable property of the district plus all existing districts does not exceed 7 percent of the total equalized value of taxable property within the town or the equalized value of taxable property of the district plus the value increment of all existing districts within the town does not exceed 5 percent of the total equalized value of taxable property within the town.
60.85(3)(h)6.
6. Confirms that any real property within the district that is intended to be used for a manufacturing project is zoned for industrial use and will remain zoned for industrial use for the life of the tax incremental district.
60.85(3)(i)
(i) Review by a joint review board, acting under
sub. (4), that results in its approval of the resolution under
par. (h).
60.85(3)(j)1.1. Subject to
subd. 2., the planning commission may, by resolution, adopt an amendment to a project plan. The amendment is subject to approval by the town board and approval requires the same findings as provided in
pars. (g) and
(h). Any amendment to a project plan is also subject to review by a joint review board, acting under
sub. (4). Adoption of an amendment to a project plan shall be preceded by a public hearing held by the plan commission at which interested parties shall be afforded a reasonable opportunity to express their views on the amendment. Notice of the hearing shall be published as a class 2 notice, under
ch. 985. The notice shall include a statement of the purpose and cost of the amendment and shall advise that a copy of the amendment will be provided on request. Before publication, a copy of the notice shall be sent by 1st class mail to the chief executive officer or administrator of all local governmental entities having the power to levy taxes on property within the district and to the school board of any school district which includes property located within the proposed district. For a county with no chief executive officer or administrator, this notice shall be sent to the county board chairperson.
60.85(3)(j)2.
2. Not more than once during the 5 years after the tax incremental district is created, the planning commission may adopt an amendment to a project plan under
subd. 1. to modify the district's boundaries by adding territory to the district that is contiguous to the district and that is served by public works or improvements that were created as part of the district's project plan. Expenditures for project costs that are incurred because of an amendment to a project plan to which this subdivision applies may be made for not more than 2 years after the date on which the town board adopts a resolution amending the project plan.
60.85(3)(k)
(k) The town board shall provide the joint review board with the following information and projections:
60.85(3)(k)1.
1. The projects included in the district and the specific project costs, the total dollar amount of these project costs to be paid with the tax increments, and the amount of tax increments to be generated over the life of the tax incremental district.
60.85(3)(k)2.
2. The amount of the value increment when the project costs in
subd. 1. are paid in full and the tax incremental district is terminated.
60.85(3)(k)3.
3. The reasons why the project costs in
subd. 1. may not or should not be paid by the owners of property that benefits by improvements within the tax incremental district.
60.85(3)(k)4.
4. The share of the projected tax increments in
subd. 1. estimated to be paid by the owners of taxable property in each of the taxing jurisdictions overlying the tax incremental district.
60.85(3)(k)5.
5. The benefits that the owners of taxable property in the overlying taxing jurisdictions will receive to compensate them for their share of the projected tax increments in
subd. 4.
60.85(3)(L)
(L) Calculation by the local assessor of the value of all tax-exempt town-owned property, except property described in
sub. (5) (c), in the proposed tax incremental district, as of the day of the district's creation. This information shall be sent to the department of revenue for inclusion in the tax incremental district's tax incremental base that is determined under
sub. (5) (b) or
(d) 1.
60.85(4)(a)1.1. Any town that seeks to create a tax incremental district or amend a project plan shall convene a joint review board to review the proposal. Except as provided in
subd. 2., and subject to
par. (am), the joint review board shall consist of one representative chosen by the school district that has power to levy taxes on the property within the tax incremental district, one representative chosen by the technical college district that has power to levy taxes on the property within the tax incremental district, one representative chosen by the county that has power to levy taxes on the property within the tax incremental district, one representative chosen by the town and one public member. If more than one school district, more than one union high school district, more than one elementary school district, or more than one technical college district has the power to levy taxes on the property within the tax incremental district, the unit in which is located property of the tax incremental district that has the greatest value shall choose that representative to the joint review board. The public member and the joint review board's chairperson shall be selected by a majority of the other joint review board members before the public hearing under
sub. (3) (a) or
(j) 1. is held. All joint review board members shall be appointed and the first joint review board meeting held within 14 days after the notice is published under
sub. (3) (a) or
(j) 1. Additional meetings of the joint review board shall be held upon the call of any member. The town that seeks to create the tax incremental district or to amend its project plan shall provide administrative support for the joint review board. By majority vote, the joint review board may disband following approval or rejection of the proposal.
60.85(4)(a)2.
2. If a town seeks to create a tax incremental district that is located in a union high school district, the seat that is described under
subd. 1. for the school district representative to the joint review board shall be held by 2 representatives, each of whom has one-half of a vote. One representative shall be chosen by the union high school district that has the power to levy taxes on the property within the tax incremental district and one representative shall be chosen by the elementary school district that has the power to levy taxes on the property within the tax incremental district.
60.85(4)(am)1.1. A representative chosen by a school district under
par. (a) 1. or
2. shall be the president of the school board, or his or her designee. If the school board president appoints a designee, he or she shall give preference to the school district's finance director or another person with knowledge of local government finances.
60.85(4)(am)2.
2. The representative chosen by the county under
par. (a) 1. shall be the county executive or, if the county does not have a county executive, the chairperson of the county board, or the executive's or chairperson's designee. If the county executive or county board chairperson appoints a designee, he or she shall give preference to the county treasurer or another person with knowledge of local government finances.
60.85(4)(am)3.
3. The representative chosen by the town under
par. (a) 1. shall be the town board chairperson, or his or her designee. If the town board chairperson appoints a designee, he or she shall give preference to the person in charge of administering the town's economic development programs, the town treasurer, or another person with knowledge of local government finances.
60.85(4)(am)4.
4. The representative chosen by the technical college district under
par. (a) 1. shall be the district's director or his or her designee. If the technical college district's director appoints a designee, he or she shall give preference to the district's chief financial officer or another person with knowledge of local government finances.
60.85(4)(b)1.1. The joint review board shall review the public record, planning documents and the resolution passed by the town board or planning commission under
sub. (3) (h) or
(j) 1. As part of its deliberations the joint review board may hold additional hearings on the proposal.
60.85(4)(b)2.
2. No tax incremental district may be created and no project plan may be amended unless the joint review board approves the resolution adopted under
sub. (3) (h) or
(j) 1. by a majority vote not less than 10 days nor more than 30 days after receiving the resolution.
60.85(4)(b)3.
3. The joint review board shall submit its decision to the town no later than 7 days after the board acts on and reviews the items in
subd. 2.
60.85(4)(c)1.1. The joint review board shall base its decision to approve or deny a proposal on the following criteria:
60.85(4)(c)1.a.
a. Whether the project costs to be expended in the tax incremental district comply with the limitations specified in
sub. (2) (b).
60.85(4)(c)1.b.
b. Whether the development expected in the tax incremental district would occur without the use of tax incremental financing.
60.85(4)(c)1.c.
c. Whether the economic benefits of the tax incremental district, as measured by increased employment, business and personal income, and property value, are insufficient to compensate for the cost of the improvements.
