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)
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.
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.
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.
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.
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.
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.