Business Improvement District (BID) Board
AGENDA
City Hall, 101 S. Second Street, Black River Falls, WI
Thursday, September 16, 2021 — 6:00 PM
1.
Call to Order
2.
Roll Call
3.
2021 Bid Property Owner List — Action
4.
2022 BID Operating Plan — Action
5.
2022 BID Operating Budget — Action
6.
Adjourn
Posted: August 31, 2021
BLACK RIVER FALLS
BID Properties
Collection Year: 2022
(VALUATION BASED ON 2021 TAX ROLL)
Tax Key
Location
Owner
Address
Address 2
495
21 North First Street
Smiley Bear Design LLC
21 N 1st Street
Black River Falls, WI 54615
496
43 Main Street
Hold Fast Properties, LLC - Vincent Meyer
P.O. Box 385
Black River Falls, WI 54615
497
39 Main Street
Jeff McDonald
N6463 Rye Bluff Road
Black River Falls, WI 54615
498
33 Main Street
PL Moe Property Management LLC
33 Main Street
Black River Falls, WI 54615
499
19 Main Street
PL Moe Property Management LLC
19 Main Street
Black River Falls, WI 54615
500
17 Main Street
Ryan & Carolyn Johnson
N6616 Simonson Road
Madison, WI 53714
501
13 Main Street
WISD Properties, LLP
2556 Broadway Avenue
Slayton, MN 56175
502
1 Main Street
Lance R. Ott
311 Pine Street
Black River Falls, WI 54615
503
24 North Water Street
Sharon Trujillo
N587 North Bend Dr.
Melrose, WI 54642
504
56 N First Street
First Street Investments LLC
56 N First Street
Black River Falls, WI 54615
505
42 N. First Street
High Voltage Entertainment, LLC - Daniel Cobb
42 N 1st Street
Black River Falls, WI 54615
507
22 N. First Street
Co-op Credit Union
20 N. 1st Street
Black River Falls, WI 54615
508
103 Main Street
Hayley & Brad Honish
23593 Box Elder Ave
Warrens, WI 54666
509
107 Main Street
Radcliffe Leasing, LLC
131 Main Street
Black River Falls, WI 54615
510
109 Main Street
Rosa E Valencia
109 Main Street
Black River Falls, WI 54615
511
119 Main Street
K&R McGillivray, LLC
514 Forrest Street
Black River Falls, WI 54615
513
127 Main Street
Liquid Eyes LLC
N4852 Robinson Rd
Black River Falls, WI 54615
514
131 Main Street
Radcliffe Properties LLC
P.O. Box 789
Black River Falls, WI 54615
515
133 Main Street
Lahmayer Trust - Al Lahmayer
Box 249
Black River Falls, WI 54615
516
25 North Second
Jill Boreson
309 River Drive
Black River Falls, WI 54615
522
203 Main Street
Waumandee State Bank
S2021 Co Rd U
Waumandee, WI 54622
523
221 Main Street
Black River Country Bank
221 Main
Black River Falls, WI 54615
534
304 Main Street
Saddlecreek Properties LLC
118 7th Street
La Crosse, WI 54601
536
320 Main Street
James Ritland
320 Main Street
Black River Falls, WI 54615
538
332 Main Street
Darren T. Haag
12366 Cohasset Street
North Hollywood, CA 91605
539
338 Main Street
Black River Country Bank
221 Main Street
Black River Falls, WI 54615
541
348 Main Street
Robyn Matousek
N6389 Rye Bluff Road
Black River Falls, WI 54615
549
104 Main Street
JD Sherman Property Holdings, LLC
P.O. Box 487
Chippewa Falls, WI 54729
550
13 S. First Street
Revitalize Our Hometown LLC
N7977 Allen Creek Road
Black River Falls, WI 54615
551
114 Main Street
Susan R. Sampson
W11546 Spaulding Rd
Black River Falls, WI 54615
552
118 Main Street
Danyal Durman
N4899 Cloverdale Road
Black River Falls, WI 54615
553
124 Main Street
Tysac Holdings, LLC
P. 0. Box 576
Black River Falls, WI 54615
554
130 Main Street
Tysac Holdings, LLC
P.
0.
Box 576
Black River Falls, WI 54615
556
202 Main Street
Assurance Financial Group LLC
202 Main
Black River Falls, WI 54615
557
15 South Second
Beth Darst
P.O. Box 1122
Black River Falls, WI 54615
559
1208 Main Street
Threesix, LLC
212 E. 5th PO Box
106
Neillsville, WI 54456
560
212 Main Street
Scott & Wendy Peterson
328 Alder Street
Black River Falls, WI 54615
561
1216 Main Street
Darren L & Patricia A Durman
221 N 3rd Street
Black River Falls, WI 54615
562
224 Main Street
David Hatch & Janine Casey
N3813 Stafon Road
Black River Falls, WI 54615
Business
Smiley Bear Design LLC
Cozy Corner
H & R Block
Moe Hardware
SandhiII Tattoo
Greater Insurance
ProCellular
Farm - Urban Realty various
Mr. Pita
First Street Investments LLC
Rozario's Pizza Pasta Pub
Vacant
River Haven Salon
Radcliffe Law Firm
Viva Cinco De Mayo
Stag & Lion Pub. LLC
Art of Optometry
JC Democratic Party
Edward Jones
Dale's Refrigeration
Waumandee State Bank
Black River Country Bank
Gardipee Building - Various
Ritland Photography
Train on Main
Vacant
Matousek Law
Sherman Law Offices
Vacant
Sampson Art Gallery
Priceland Hemp
Vacant
Attorney at Law
Rural Insurance
Cray Appraisals
Black River Abstract
Reflections on Water
The Merchant General Store
Karma Consignment
Total Value Zone
MuIt
Assessment
74,400
2=
$
145,800
73,200
1
$
196,900
1
96,700
1
83,600
1
$
101,400
1
$
323,8001
1
75,600
2
52,9001
2
87,400
2
59,200
2
92,300
1
$
136,500
1
96,500
1
$
216,200
1
$
175,200
1
83,100
1
$
152,800
1
$
152,400
2
$
339,400
1
$
1
,130,20011 0.00350 $ 1,500.00
169,800
1 0.00350 $
594.30
45,500
1 0.00350 $
250.00
66,200
1 0.00350 $
250.00
42,400
1 0.00350 $
250.00
54,200
1 0.00350 $
250.00
179,900
1 0.003501 $
629.65
68,1001
1 0.00350 $
250.00
77,600
1 0.00350 $
271.60
84,000
1 0.00350 $
294.00
190,700
0.00350 $
667.45
79,600
1 0.003501 $
278.60
99,700
1 0.00350 $
348.95
39,900
2 0.003251. $
200.00
91,700
1 0.003501 $
320.95
79,8001
1 0.00350 $
279.30
57,200
1 0.00350 $
250.00
84,200
1 0.00350 $
294.70
0.00325 $
241.80
0.00350 $
510.30
0003501$
256.20
0.003501$
689,15
0.003501 $
338.45
0.00350 $
292.60
0.00350 $
354.90
0.00350
1
$ 1,133.30
0.00325 $
245.70
0.003251 $
200.00
0.00325
1
$
284.05
0.00325 $
200.00
0.00350 $
323.05
0.00350 $
477.75
0.00350
1
$
337.75
0.00350
.1
$
756.70
0.00350 $
613.20
0.00350 $
290.85
0.00350 $
534.80
0.00325 $
495.30
0.00350 $ 1,187.90
563
221 Fillmore
George Gardipee
1235 Harrison
Black River Falls, WI 54615
CCLS
45,100
564
21 S. Second Street
Pa Kou Yang
307 6th Avenue North
Onalaska, WI 54650
Vacant
$
133,800
565
25 S. Second Street
James Holt
W6433 Rye Bluff Road
Black River Falls, WI 54615
Various
$
171,900
568
20 S. Second Street
Dan Carpenter Trucking LLC
N5722 St Hwy 54
Black River Falls, WI 54615
Carpi's
$
58,300
569
125 Fillmore Street
Dan Carpenter Trucking LLC
N5722 St Hwy 54
Black River Falls, WI 54615
Gateways Counseling
$
134,600
571
113 Fillmore Street
Dan Carpenter Trucking LLC
N5722 St Hwy 54
Black River Falls, WI 54615
Vacant
76,700
572
107 Fillmore
Edward Davis III & Patricia Davis
N4873 Morken Road
Melrose, WI 54642
Davis Furniture
67,700
573
35 South First Street
Edward Davis III & Patricia Davis
N4873 Morken Road
Melrose, WI 54642
Vacant
70,000
574
21 South First Street
Edward Davis III & Patricia Davis
N4873 Morken Road
Melrose, WI 54642
First Fruits Market
50,600
576
8 Main Street
Jackson County Bank
P.O. Box 490
Black River Falls, WI 54615
Security Financial Bank
1,503,000
577
14 Main Street
New To You Properties, LLC
668 Wisconsin Street
EauClaire, WI 54703
$
170,700
579
26 South First Street
Get Reel Entertainment LLC
905 George Street #191
De Pere, WI 54115-2917
Falls Cinema
$
101,500
580
34 South First Street
M&K Investments, LLC
166 Second Street
Hixton, WI 54635
Vacant
80,500
595
126 S. Second Street
Holliday & Volk LLC
126 South Second Street
Black River Falls, WI 54615
Black River Chiropractic
$
127,500
596
106 S. Second Street
Torkelson Properties LLC
2224 S. Superior Ave
Tomah, WI 54660
Buswell Funeral Home
$
300,200
597
112 Fillmore Street
Terry & Naomi Cook
P.O. Box 242
WI Dells, WI 53965
Black River Laundromat
$
114,500
1351
26 North Water Street
Joshua & Sharon Trujillo
N587 North Bend Dr.
Melrose, WI 54642
Nicks Pawn
76,900
1351
36 North Water Street
Joshua & Sharon Trujillo
36 N Water St
Black River Falls, WI 54615
Triple T
85,700
1353
44 Main Street
The Wright Place Saloon LLC
44 Main Street
Black River Falls, WI 54615
The Wright Place Saloon LLC
$
201,300
1354
22 South First Street
New To You Properties, LLC
668 Wisconsin Street
EauClaire, WI 54703
80,300
1355
38 Main Street
Revitalize Our Hometown LLC
N7977 Allen Creek Rd
Black River Falls, WI 54615
Revolution
80,000
1356
34 Main Street
Revitalize Our Hometown LLC
N7977 Allen Creek Rd
Black River Falls, WI 54615
Millie J's
$
112,900
1358
30 Main Street
Hold Fast Properties, LLC - Vincent Meyer
P.O. Box 385
Black River Falls, WI 54615
Black River Cigar
65,200
1359
28 Main Street
Vincent E. Meyer
P.O. Box 385
Black River Falls, WI 54615
Black River Tattoo
61,700
1361
17 North Water Street
Performance Crossing
W4376 Ceresa Drive
West Salem, WI 54669
CarQuest
163,000
Total Assessed Value 2021
$
9,589,600
31 0.00300 $
150.00
2 0.00325 $
434.85
2 0.00325 $
558.68
2 0.00325 $
200.00
2 0.00325 $
437.45
2 0.003251 $
249.28
3 0.00300 $
203.10
2 0.003251 $
227.50
0.00325 $
200.00
1 0.00350 $ 1,500.00
1 0.003501 $
597.45
2 0.00325 $
329.88
2 0.00325 $
261.63
3 0.00300 $
382.50
3 0.00300 $
750.00
3 0.003001 $
343.50
2 0.00325 $
249.93
2 0.00325 $
278.53
1 0.00350 $
704.55
2 0.00325 $
260.98
1 0.00350 $
280.00
0.00350 $
395.15
1 0.00350 $
250.00
1
0.00350 $
250.00
21
0.00325 $
529.75
$ 26,967.96
Minimum
Maximum
Rate per Thousand $ of Valuation
Zone 1
$250
$1,500.00
$3.50
Main Street
Zone 2
$200
$1,000.00
$3.25
Side street intersecting $ adjacent to Main
Zone 3
$150
$750.00
$3.00
Others within BID
Zone 4
Exempt Property
0
**Tax Key 1387 @ 108 Water Street was removed - does not qualify - owned by Jackson County
CITY OF
BLACK RIVER FALLS
BUSINESS IMPROVEMENT
DISTRICT
OPERATING PLAN
FOR 20242022
1
Approved by Common Council: 12/01/2020 / /
Page
1 of 7
2021
2022
PROPOSED OPERATING PLAN
BLACK RIVER FALLS BUSINESS IMPROVEMENT DISTRICT
SECTION I. INTRODUCTION
The following represents the Proposed Operating Plan for the Business Improvement
District in the City of Black River Falls, Wisconsin ("City") for the calendar year
20242022. The proposed operating plan has been prepared to define the activities of this
Business Improvement District. This operating plan complies with the requirements of
§66.1109, Wis. Stats., (2015-16) ("BID Statute") which enables the creation and
continuation of Business Improvement Districts. It provides a mechanism to assess
property owners in the designated area to develop, manage and promote such district.
The fiscal year for the BID coincides with the calendar year. This BID Plan was adopted
by the City Council of the City, in accordance with the BID Statute.
SECTION II. PURPOSE
The purpose of this Business Improvement District is to promote the development,
redevelopment, maintenance, operation and promotion of the BID, for the economic
benefit of all businesses and property owners within the BID, and to continue an
organization dedicated to supporting, marketing and developing the City's Downtown
Business District. The BID has been created, and this Business Improvement District
Plan ("BID Plan"), as a private sector initiative for implementing business recruitment
and redevelopment opportunities, to promote the orderly development of the City, and to
carry out the economic development strategies in the City's Comprehensive Plan which
was adopted September 7, 2010. Carrying out this purpose, and the goals set forth below,
shall assist in the overall economic development strategy of the City as identified in such
plans. Revitalization and redevelopment in the BID is a key component to the overall
master planning and development of the City.
SECTION III. GOALS
The purpose defined above will be carried out by the
Black River Falls Downtown
Association
achieving the following objectives:
A.
Market downtown businesses through sufficiently funded and coordinated programs
including, but not limited to, cooperative advertising program or Joint Effort
Marketing (JEM) through the Wisconsin Department of Tourism.
Approved by Common Council:
12/01/2020 / /
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7
B.
Support and build upon programs and activities which encourage people to shop
Downtown.
C.
Develop informational and professional assistance to aid existing downtown
businesses and to recruit new businesses.
D.
Work with the City, the County, other governmental units and private agencies in
seeking new programs and grants aimed at strengthening the business community.
E.
Retain an Office Manager and provide adequate funding for office supplies.
G.
Recruit, organize and develop new leadership and increase volunteerism.
I,E. Reevaluate the BID Plan on an annual basis to determine if the goals of the current
year's BID Plan were met and whether or not the BID should be continued for the
next calendar year.
J,F. Provide the annual financial report and audit of the BID required by the BID
Statute.
1€G. Take the assessments identified herein and collected by the City, and apply them to
the costs of carrying out this BID Plan.
L,H. Take all further actions needed to carry out the general purposes of this BID Plan as
are allowed by the BID Statute. The BID funds will be maintained and controlled
by the BID Board which has all powers necessary or convenient to implement this
BID Plan.
ML
Identify and seek grants, low interest loans and/or donations for additional financial
support for BID projects and activities.
SECION IV. 20212022 PROJECTS AND ACTIVITIES OF THE BID
A.
Maintain a BID Board to implement this Operating Plan and budget for the BID, or
designate the implementation to a responsible organization.
B.
To identify to the City, and have the City collect, the assessments identified herein,
in the manner identified herein, and to maintain records of any expenditures within
the District as required by the BID Statute.
C.
To conduct all activities necessary to carry out the goals identified in this BID Plan,
or designate this to a responsible organization.
Approved by Common Council: 12/01/2020 / /
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7
D.
To receive a contribution from the City, and from other interested parties, in the
amounts shown in Section VI, below, and apply them to carrying out this BID Plan,
or disperse those funds to a designated responsible organization.
E.
To maintain committees as deemed necessary by the BID Board to carry out the
BID Plan.
SECTION V. BID BOARD
The BID Board shall consist of 5 members, the majority of which own or occupy real
property in the BID. The property owners in the BID may suggest members to the
Mayor. The Board members shall be appointed by the Mayor of the City, and confirmed
by the City Council, before January 1 of the calendar year for which this Plan is adopted.
The duty of the Board shall be to implement the current year's BID Plan.
The Board shall fulfill the duties and responsibilities outlined in §66.1109 and comply
with all applicable Open Meeting Laws and Open Records Laws. Any member resigning
shall be replaced by the Mayor within 60 days of notice from the BID Board, in the same
manner as identified above for appointment of members.
SECTION VI. METHOD OF FINANCING 20212022 OPERATING PLAN AND
SPECIAL ASSESSMENT METHOD
The projects proposed in the 20242022 Operating Plan will be funded during the calendar
year 20242022 through the following:
a)
The payment of all funds generated by the special assessment process defined in
the BID Statute, as applied below (the "BID Assessment") (Approximately $27,000);
b)
The payment of $5,000.00 from the interest generated from the City's Economic
Development Fund, which the City commits to and allocates by adoption of this BID
Plan, to be paid by the City to the BID Fund, on or before March 15, 20242022, to be
applied to the expenditures identified in Section VII, below;
c)
By application of any other contributions received by the BID Board, and the
proceeds of any special grants, or special financing discovered by the BID Board, to the
items identified on Exhibit A as "Contingent Expenditures".
The BID Assessment is hereby levied by the City, which shall be a lien against each of
the tax parcels of real property contained in the BID, unless exempted as identified
herein, under the power of §66.0717, Wis. Stats., (2015-16), calculated as follows. The
current year's BID Assessment for each parcel of real estate in the BID is as shown on
Exhibit B. The BID is divided into Zones as defined below. The BID Assessment was
calculated by multiplying the assessed value of each tax parcel of real property, as shown
in the official records of the City Assessor on January 1 of the previous year for which
Approved by Common Council: 12/01/2020 / /
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the BID Plan is adopted, by the following rates per thousand dollars of valuation, subject
to the minimums and caps defined below:
A.
For Zone 1 $3.50
B.
For Zone 2 $3.25
C.
For Zone 3 $3.00
D.
For Zone 4 $0.00
Zone 1 consists of all tax parcels of real estate bordering Main Street. Zone 2 consists of
all tax parcels of real estate not bordering on Main Street, but bordering on a street, which
intersects and is adjacent to Main Street. Zone 4 consists of lots that are used solely for
residential purposes, vacant lots and parking lots within the BID. Zone 3 consists of all
tax parcels in the BID, which is not in Zone 1, Zone 2, or Zone 4. The definition of a tax
parcel shall be a parcel of real estate with a separate tax key number on January 1 of the
year for which the BID Plan was adopted.
The calculation of the assessment, using this per thousand formula, was further adjusted
as follows, to acknowledge the differing benefit conferred on each such parcel. Each
parcel in Zone 1 has a minimum assessment of $250.00 and a cap of $1500.00 per year.
Each parcel in Zone 2 has a minimum assessment of $200.00 and a cap of $1,000.00 per
year. Each parcel in Zone 3 has a minimum assessment of $150.00 and a cap of $750.00
per year.
The calculation of the assessment was further adjusted for the Cap formula, which
follows, to acknowledge the differing benefit conferred on each such parcel. If the
calculation of the special assessment using this formula would result in an assessment of
more than $1,500.00 ("Cap") for any one tax key number in Zone 1, then the assessment
for such tax key number was calculated to be $1,500.00. If the calculation of the special
assessment using this formula would result in an assessment of more than $1,000.00
("Cap") for any one tax key number in Zone 2, then the assessment for such tax key
number was calculated to be $1,000.00. If the calculation of the special assessment using
this formula would result in an assessment of more then $750.00 ("Cap") for any one tax
key number in Zone 3, then the assessment for such tax key number was calculated to be
$750.00
If more than one tax key number is owned by the identical entity or person, and is used as
one functional unit, the owner of such parcels may apply to the BID Board for a
determination that such parcels are effectively one economic unit, and the Cap formula
shall apply to such parcels as if they were one tax parcel with one tax key number.
Such BID Assessments are special assessments, which are hereby levied by the City by
adoption of this BID Plan. The amount of the BID Assessment shall be given to the City
at least 90 days before the commencement of the year for which the new BID Plan is
1
Approved by Common Council:
12/01/2020 / /
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adopted, and the City shall insert the amount of the BID Assessment on the tax bill for
each tax parcel in the BID. The BID Assessment shall then be due with the first
installment of real estate taxes, and shall carry the same penalties and interest if not so
paid.
The City shall collect such BID Assessments, and release them to the Downtown
Association on a quarterly basis upon the Downtown Association submitting a request for
reimbursement of BID expenditures on a form provided by the City. The Downtown
Association shall maintain all receipts related to each quarterly request which shall be
available to the City upon request and retained by the Downtown Association for a period
of seven (7) years. While the City is holding such BID Assessment funds, they shall be
held in a segregated account.
BID Assessments will be levied against all parcels of real property in the BID, except that
property used exclusively for residential purposes shall not be assessed. All parcels of
real property within the BID are located within the City's boundaries. Property used
exclusively for manufacturing purposes will be subject to BID Assessments. All interest
earned by virtue of temporary investment of funds in the City's BID account, shall
remain in the account for activities delineated on the approved BID Operating Plan.
SECTION VII. EXPENDITURES 20212022
The expenditures presented in this 20242022 operating plan, all of which will occur in
20242022, and in, or for the benefit of the BID, are as shown on Exhibit A. Certain of
those expenditures are defined as "Contingent Expenditures" which shall only be
incurred if funds are received by the BID Board as defined in paragraph c of Section VI,
above.
SECTION VIII. GENERAL
The BID is within the City, and is composed of contiguous parcels subject to general real
estate taxes. Parcels of property located within the boundaries of the BID not subject to
general real estate taxes, on January 1 of the previous year for which the BID Plan is
adopted by the City Council are hereby excluded from the BID by definition, and are not
assessed.
The BID Board Downtown Association shall prepare and present to the GityBID Board
each year, as required by the BID Statute and no later than September 1s
t
, an annual
report describing the current status of the BID, including the following: current year-to-
date expenditures and revenues, and including an independent certified audit of the
implementation of the operating plan, an accounting of funds previously expended,
recommendations for any seats on the BID Board becoming vacant, and a proposed
budget and Operating Plan for the following calendar year containing such amendments
as they feel are proper, recommendations for any seats on the BID Board becoming
vacant, and an independent certified audit of the implementation of the previous year's
BID budget.
Approved by Common Council: 12/01/2020 / /
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The Downtown Association shall prepare and present to the BID Board each year, as
required by the BID Statute and no later than September 1s
t
, an annual report describing
the current status of the BID, including the following: current year-to-date expenditures
and revenues, an accounting of funds previously expended, a proposed budget and
Operating Plan for the following calendar year containing such amendments as they feel
are proper, recommendations for any seats on the BID Board becoming vacant, and an
independent certified audit of the implementation of the previous year's BID budget.
Approved by Common Council: 12/01/2020 / /
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Business Improvement District
2022 Budget
REVENUES
2020/2021
2021/2022
VARIANCE
2019 BID Assessment
$ 26,845.80
$ 26,967.96
122.16
City Contribution from Economic Development Fund
$
5,000.00
$
5,000.00
Total Revenues
$ 31,845.80
$ 31,967.96
122.16
EXPENSES
Improvement Grant
$
9,000.00
$
2,500.00
$
(6,500.00)
Office Administrator
$
3,900.00
$
3,900.00
Contracted services (web site)
$
600.00
$
600.00
Accounting fees
$
500.00
$
500.00
Office Supplies / Equipment
$
1,500.00
$
1,500.00
Telephone / Internet
$
540.00
$
540.00
Postage/Shipping
$
155.80
$
155.80
Marketing Design / Professional Services
$
6,000.00
$
2,000.00
$
(4,000.00)
Advertising / Business Promotion
$ 12,400.00
$
3,000.00
$
(9,400.00)
Signage
$ 10,340.00
$
1,000.00
$
(9,340.00)
Connect Communities
$
200.00
$
200.00
Karner Blue Garden Club
$
322.16
322.16
Insurance
$
1,500.00
$
1,500.00
Special Events Karner Blue BF
$
6,500.00
$
4,500.00
$
(2,000.00)
Special Events Oktoberfest
Special Events Christkindl
$
5,000.00
$
4,500.00
(500.00)
Special Events Art Festival
$
2,000.00
$
1,500.00
(500.00)
Maintenance - Trees/Signs/Decorations/Etc.
$
9,000.00
$
2,500.00
$
(6,500.00)
Storage Shed Rental
$
1,250.00
$
1,250.00
Total Expenses
$ 70,385.80
$ 31,967.96
$
(38,417.84)
Difference
$(38,540.00)
$
BID
$
31,845.80
$
31,967.96
DTA Reserves
$
38,540.00
$
Approved by Common Council: / /
