Tax Incremental Districts (TIDs)

Map of La Crosse Tax Increment Finance Districts with a half-mile buffer. The map displays various colored districts with numerical labels and circular buffers overlaid on a city map with roads and water bodies. An inset map shows a detailed view of the downtown area.

Tax Increment Financing (TIF) is the principle economic tool, approved by the State of Wisconsin, that communities use to stimulate development/redevelopment. TIF funds originate from the tax money generated from an improvement or development greater than the tax generated by the site before the development. This tax increment money is then allocated to the City for its use in making infrastructure improvements in the Tax Increment District (TID) during the life of the District. At the end of the TID term, all of the taxes are again paid to the regular taxing bodies but at a much higher assessed valuation than would have been possible without the TID.

The City of La Crosse has established 21 Tax Incremental Districts, of which 12 districts are currently open. In recent years TIF has been leveraged in developments such as Kwik Trip and Gundersen expansions, Logistic Health I, II, & III, downtown parking ramps, the International Business Park, Downtown and Neighborhood Revitalization projects, the redevelopment of the former Trane Plant 6 site, and the ongoing catalytic development of River Point District.

City of La Crosse TIF Policy(PDF, 182KB)

Map of the City's Tax Increment Districts (TIDs)(PDF, 5MB)

TIF Districts

TID 10: Park Plaza

Aerial map of Tax Incremental District 10 in La Crosse, Wisconsin, showing waterways, roads, and developed areas with housing and industrial buildings.

This is a joint project between the City and La Crosse County in an effort to redevelop the former Holiday Inn (Park Plaza Area). This site has excellent access on U.S. Highways 14/61 and is a west gateway to the City and County. Adjacent to the City's Pettibone Park along the Mississippi River, this site has great redevelopment potential. Thus far, the Pettibone Pointe housing development has been constructed. This clustered community of 26 distinctive luxury homes offers private attached garages, landscaped lawns and private boat slips, in both waterfront and river view options.

TID 11: Gateway Redevelopment

Map of Tax Increment District No. 11 in La Crosse, Wisconsin, showing the Gateway Redevelopment area outlined in orange with street names and city limits indicated. The map was produced by the City of La Crosse IT Department on 8/30/2022.

Created to stimulate redevelopment in the area near where U.S. Highway 14/61 enters the southside of downtown, this TID was created in 2004. A multitude of redevelopment projects have occurred including: Riverside Center I, II, and III; a new parking Ramp; pedestrian alley; extension of the Riverwalk; a boat landing for excursion boats; historic renovation of the Rodolf Building at the corner of 3rd and Main Streets; an addition to the La Crosse Center Parking Ramp; renovation of the former County administrative office building into 113 residences, ground-floor commercial spaces, and parking; and Grand River Station - the City's Transit Center that includes retail and 90 apartments.

TID 12: Three Rivers Plaza

Aerial map showing Tax Incremental District No. 12, also known as Three Rivers Plaza, in La Crosse, Wisconsin. The district boundary is highlighted in yellow and overlays city streets and buildings. A scale bar and legend are included at the bottom.

Created in 2005 this 20-acre site once housed a mix of mini warehouses, a vacant used car lot and building, and a former lumber yard. Redevelopment of this property now includes a grocery store, commercial center, hotel, condominiums and office buildings. Flood protection and a bicycle pedestrian trail have also been implemented. In 2014, the City of La Crosse adopted a Master Redevelopment Plan for the Riverside North Site, now renamed River Point District, and the City is actively implementing this plan. For more information, please see the River Point District & the Master Redevelopment Plan.

TID 13: Kwik Trip

Map of Tax Incremental District 13 in La Crosse, Wisconsin, showing streets, parcels, and the Kwik Trip tax parcel area.

In 2006, this TID was created for Kwik Trip to expand their commissary and add over 100 employees. Taking advantage of the recently revised Wisconsin TIF statues allowing for mixed use TIDs, this TID also includes a large residential property. In 2009 this TID boundary was expanded to facilitate Kwik Trip bakery expansion, creating 100 more new jobs, and in 2012 the TID Project Plan was amended to facilitate Kwik Trip's expansion of the Dairy Facility, Warehouse, and Bakery. Since 2012, Kwik Trip has invested over $600 million into building out its La Crosse campus in order to enhance the company’s production and distribution capabilities. During the same timeframe, Kwik Trip has added over 3,000 jobs within their Production, Distribution, and Support Center divisions, with a large majority of the jobs being based in La Crosse.

TID 14: Gundersen Lutheran

Also created in 2006, this TID includes the entire Gundersen Health System La Crosse Campus, as well as a potion of the Powell-Poage Park, Hamilton School Neighborhood. As a mixed use TID, past and future projects include a parking ramp, hotel, clinic improvements, and replacement of 100 housing units with newly constructed homes over the life of the TID.

TID 15: Chart

Map of Tax Incremental District No. 15 in La Crosse, Wisconsin, showing the district boundaries highlighted in yellow over an aerial view of the city. Includes a scale bar and legend for parcels and city limits.

In 2013, this mixed-use TID was created to produce100 new employees as the result of a $15,000,000 industrial expansion by Chart Chemical, Inc. This TID includes several potential redevelopment areas along Mormon Coulee's commercial strip, as well as targeted locations in two residential neighborhoods.

TID 16: LIPCO/Trane Plant 6

Aerial map showing a highlighted zone encompassing several streets including Saint Cloud St, Saint Andrew St, Hagar St, and Island St, with larger buildings and infrastructure visible on the periphery.

The Trane Plant 6 facility was cleared during the summer of 2010 and soil remediation was completed in early 2011. In 2021, construction began on a real estate redevelopment and reuse project called the Fifth Ward Residences. Fifth Ward will include 144 rental units, parking, a fitness and activity center, a business center, and 14 owner-occupied town house units. The resulting tax base is estimated between $25-30 million.

TID 17: Lot C Downtown

Map of Tax Incremental District 17 in La Crosse, Wisconsin, showing tax parcels and city streets. The map is dated November 14, 2024.

The goal of TID 17 is to assist with the redevelopment and revitalization of the downtown areas through various projects. The primary impetus for TID 17 is the new construction of a parking structure in the north downtown area, driven by the redevelopment of Lot C into Belle Square, as well as other redevelopment projects in the works.

TID 18: River Point District

Map of Tax Incremental District 18 in La Crosse, Wisconsin, showing tax parcels and surrounding streets, with a body of water on the west side. The map was created by the City of La Crosse IT Department on 11/14/2024.

This TID is a 65-acre waterfront redevelopment site located directly north of the historic downtown. The City projects that additional land and improvements value of approximately $160,000,000 will be created as a result of new development, redevelopment, and appreciation in the value of existing properties. A Master Plan for River Point District has been completed and the City/RDA engaged with developers regarding an exclusive right to negotiate purchase and use of specific parcels. Construction has begun on several developments within the district, including The Driftless and War Eagle.

TID 19: Kmart

Map showing Tax Increment District No. 19 in La Crosse, Wisconsin, highlighting the area including Kmart and surrounding streets like Losey Blvd S, Denton St, Redfield St, State Rd, Farnam St, and 25th St S.

This TID is located at the site of former Kmart and Hardee’s. The site has been vacant since the closure of Kmart in 2017 and Hardee’s in 2019. The creation of this TID in 2020 is assisting with redevelopment of the site to increase the property tax base and encourage developers to invest.

TID 20: Bridgeview Plaza

Map of Tax Incremental District 20 in La Crosse, Wisconsin, showing boundaries, streets, and tax parcels. The map was created by the City of La Crosse IT Department on 11/14/2024.

This TID is located around the former Bridgeview Plaza, on the North side of La Crosse. Much of this area has been vacant or otherwise underutilized since the closure of Shopko in January 2019. The creation of this TID in 2020 is assisting with redevelopment of the site to increase the property tax base and assist developers with redevelopment and investment within the TID.

TID 21: Lincoln Middle School

Aerial map of Tax Incremental District 21 in La Crosse, Wisconsin, showing Lincoln Middle School and surrounding streets and parcels. The map was created by the City of La Crosse IT Department on 11/14/2024.

Lincoln Middle School was constructed in 1923 and operated for 100 years until it's closing in 2023 due to low enrollment. Commonwealth Development and the Wisconsin Partnership for Housing Development have agreed to purchase the building for $2.2 million, with the sale expecting to close in June of 2025. The intent is to turn the building into affordable housing units, but development plans await the approval of low-income housing tax credits to ensure more needed affordable housing can be added to the community.