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 16 Tax Incremental Districts, of which, 11 districts are currently open. In recent years TIF has leveraged such developments as Kwik Trip expansions, Gundersen expansions, Logistic Health I, II, & III, downtown parking ramps, the Airport Industrial Park and Terminal, International Business Park, as well as Downtown and Neighborhood Revitalization projects.
TID 6 was created in 1994 and overlapped with TID 1 and was created to further stimulate redevelopment efforts in the La Crosse Historic Central Business District. This revenue producing TID has provided additional downtown revitalization projects, resulting in the 2002 Great American Main Street Award from the National Trust for Historic Preservation, Main Street Center.
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. Redevelopment plans are underway.
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, and overlaps TID 5. A multitude of redevelopment projects have occurred including: Riverside Center I, II, and III. 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, 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, a former lumber yard, etc. Redevelopment of this property now includes a grocery store, commercial center, hotel, condominiums and office buildings. Flood protection and a bicycle pedestrian train have also been implemented. In 2014, the City of La Crosse adopted a Master Redevelopment Plan for the Riverside North Site and the City is actively Implementing this plan. For more information on the Riverside North Site and Master Redevelopment Plan, click here.
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. Kwik Trip estimates that the company will invest $42 million in new expansions and upgrades between 2012-2014.
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 produce 100 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.
A map of the TID 15 boundaries.
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.
A map of the TID 17 boundaries.