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OPENPUBLICA · PUBLIC MEETING RECORD

Record of Proceedings

Milwaukee Zoning Committee Reviews Workforce Housing, TIF Closures, and WIS 175 Study on March 20, 2026

Common Council — Friday, March 20, 2026

BodyMilwaukee, Wisconsin

SessionCommon Council

DateFriday, March 20, 2026

StatusFILED

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0:00

Development committee for March 20th, 2026 at 9 05 AM.

0:04

I'm Alderman Bauman chair of the committee.

0:06

To my right is Alderman Stamper.

0:08

The Vice Chair to my far left is Alderman Spiker, uh Alderman Jackson and Cogs will be joining us shortly.

0:15

We're also joined with Common Council President Perez.

0:18

Item one, file 251837, an ordinance relating to property deconstruction.

0:24

I understand it.

0:25

This is uh basically an ordinance to continue the moratorium on the deconstruction ordinance.

0:30

Is that correct?

0:31

That's correct.

0:31

Thank you.

0:32

For one year, right?

0:32

Yes, thank you.

0:33

Mike Mesminian uh Deputy Commissioner Neighborhood Services.

0:36

Okay.

0:36

Anything else you want to add or that's um so we're asking for additional year.

0:40

We hope to have uh revisions to the ordinance to um shift the program into something that's more geared towards a salvage and reuse as opposed to full deconstruction, but um that's in the works, and we're happy to continue working with you to bring that together.

0:55

Very good.

0:57

Mr.

0:57

Chair.

0:57

Oh Mr.

1:00

Chair.

1:01

Uh you you're gonna develop a new ordinance?

1:04

Make modifications to the existing ordinance, so rather than requiring full deconstruction, um shifting something that's more towards a an evaluation and salvage and reuse, so uh the buildings would get evaluated, all the materials that could be reused or that would have some value would be taken out of them prior to uh demolition.

1:24

I thought that was in place already.

1:28

Yeah, we pass an ordinance, but then we've put a moratorium on its enforcement for the last yeah eight years.

1:36

Okay.

1:37

So we haven't used left over valuable material for income since since the inception of us trying to develop a deconstruction program.

1:47

Yeah, part of the part of the one of the challenges that we had with the program was was there being a market for those materials that were salvaged um in Southeast Wisconsin.

1:56

So when you get time, uh I I would like an update, so you guys just come by and just go to full update.

2:03

Yes, sir.

2:04

Okay, thank you.

2:05

Okay, so Alderman Spiker moves the recommendation.

2:07

Uh Mr.

2:07

Chair.

2:08

Yeah, Alderman Specker.

2:09

Question.

2:09

So yeah, I I recall um the ordinance going into effect before I became Alder and it's been punted every year for eight years, was it now?

2:21

I think since 2021, Jumani Cheatham Department of Neighborhood Services.

2:24

Okay.

2:25

Since 2021?

2:26

I believe so.

2:28

I believe that was the first year that it was the moratorium was issued.

2:31

Okay.

2:32

Is it has it?

2:32

Absolutely.

2:33

We we it we it was it was essentially never in force.

2:36

That's what's my could figure out how to do it.

2:41

Because technically it applied to all one to four family structures built before 1930.

2:49

So technically, any demolition, private or city, would have required deconstruction, right?

2:56

I mean, that was the original intent of the ordinance, and it very quickly turned out, became apparent that that for whatever reason, and there's no point getting into the reasons, that wasn't gonna work.

3:10

And it hasn't worked.

3:11

Now we experimented with some selective deconstruction activities, more or less on a pilot basis.

3:19

We did have some RFPs that were put out there.

3:22

There were some responses of varying cost.

3:27

Did actually have a contract with one contractor who basically maybe deconstructed partially one property and then went belly up and had all the equipment repossessed and left a pile of wood sitting over there at 33rd and Valete where there's a ward yard, and it may still be in there for all we know.

3:48

And we did try to, there were other contractors that responded to the RFPs, specifically recycling, which is based out of Kenosha, that actually has a yard sitting right down here on Greenfield Avenue between the Union Pacific and the Canadian Pacific Railroad properties, where they had are literally down there doing recycling activities, and they have piles of lumber stacked up.

4:13

Uh they're credible.

4:14

They've done deconstruction, they've done it for years, but they would not comply with RPP.

4:19

So they were deemed unqu they they couldn't qualify, right, for our program.

Discussion Breakdown — Share of Meeting

Engineering And Infrastructure███████████████████████████████████35%

Affordable Housing█████████████████████████25%

Economic Development█████████████████17%

Fiscal Sustainability█████████████████17%

Community Engagement████4%

Historic Preservation█1%

Workforce Development█1%

Summary of Proceedings

Milwaukee Zoning, Neighborhoods & Development Committee Meeting – March 20, 2026

The Zoning, Neighborhoods & Development Committee met on March 20, 2026, at 9:06 a.m. in City Hall, Room 301-B. Chair Ald. Robert J. Bauman presided, with Ald. Stamper, Jackson, and Spiker present. Ald. Coggs was excused. President Ald. Jose Perez also attended for items in the 12th Aldermanic District. The committee considered a property deconstruction ordinance moratorium extension, two new Tax Incremental District creations for workforce housing projects, four TIF district closures returning over $126 million in tax base to the general levy, and a presentation on the Reimagining WIS 175 study. All items were recommended for approval or placement on file with 4-0 votes.

Consent Calendar

Item 1: An ordinance extending the moratorium on enforcement of deconstruction requirements for one- to four-unit residential structures until March 1, 2027, was recommended for passage. The committee discussed past challenges, including a contractor bankruptcy and difficulty finding qualified deconstruction firms willing to comply with City RPP requirements. Department of Neighborhood Services representatives indicated they are working on revisions to shift from full deconstruction to a salvage-and-reuse model.
Item 2: Resolution approving a final Certified Survey Map for land at West Bobolink Avenue and North 122nd Street was recommended for adoption. The map divides one parcel into two lots and dedicates land for public street right-of-way to resolve title clarity issues.

Discussion Items

Tax Incremental District No. 130 (VIA Apartments) – File 251868: The committee reviewed a substitute resolution creating a TID for a workforce housing project at 1000 South 5th Street. The project includes an 82-unit multi-family building (mix of studios, one-, and two-bedroom units) with all units reserved for households earning 80–100% of Area Median Income, plus 4,000 square feet of commercial space. Total investment is $23.68 million, with up to $3.802 million in TIF assistance (developer-financed, 24-year term, 6.5% interest). The committee discussed cost savings, clawback (17% ROI threshold), and safety-valve provisions. Rents are expected to range from approximately $1,300 to $2,300. The site, a former industrial building, is currently undergoing deconstruction. A presentation highlighted consistency with the Near South Side Area Plan and Walker’s Point Strategic Action Plan. Ald. Perez expressed support, noting the property has been blighted for years and the project adds needed workforce housing diversity.
Tax Incremental District No. 131 (FORMA Apartments) – File 251869: The committee reviewed a substitute resolution creating a TID for a workforce housing project at 412 South 4th Street. The project includes a 65-unit multi-family building (all units at 80–100% AMI, no commercial space). The site currently contains two single-family homes that will be deconstructed or demolished; efforts to relocate one home were not feasible due to high costs, including utility relocation. The project is expected to be completed by the end of 2027. Efficiencies were noted by building both VIA and FORMA simultaneously, potentially using the same general contractor. Ald. Perez confirmed the homeowners were not forced out but chose to sell.
Tax Incremental District Closures (Items 5–8): Four prior TIF districts were dissolved: TID No. 39 (Hilton Hotel) returning $51,255,100 in tax base; TID No. 42 (Midtown) returning $39,818,800; TID No. 46 (New Arcade Project) returning $25,599,300; and TID No. 51 (Granville Station) returning $9,657,000. Total tax base returned to general levy: approximately $126.33 million. These districts have generated sufficient revenue to retire all project costs. Excess incremental revenue of approximately $15 million (including $5 million for the City) was already accounted for in the 2026 budget. The committee discussed the mechanics of TIF, tax base, and levy impacts, and agreed these closures represent a successful use of the tool.
Reimagining WIS 175 Study – File 251866: A communication from DCD and DPW presented the final report of the feasibility study for the WIS 175 corridor from Wisconsin Avenue to Lisbon Avenue (1.8 miles). No locally preferred alternative was selected. The study began in 2022, involved partnerships with 20 community-based organizations and five compensated partners, and held three public meetings. Four alternatives were analyzed: replace-in-kind ($100–126 million cost estimate) and three “build” alternatives ending the freeway at Lloyd, Martin Drive, or State Street, which convert the highway to an at-grade boulevard with signals and multimodal facilities. The build alternatives create 37 developable acres and support slower speeds, safer roadways, and reconnection of neighborhoods and trails, including the Oak Leaf and Hank Aaron Trails. Public feedback showed least support for replace-in-kind. The next phase (NEPA or planning study) is estimated to cost $10–14 million and is currently unfunded. Ald. Moore and Ald. Burgelis spoke in support, highlighting opportunities for housing and community connectivity. Ald. Stamper raised concerns about transit options, including a potential monorail or streetcar connection for game-day access.

Key Outcomes

Property Deconstruction Moratorium: Recommended for passage (4-0) to extend the moratorium to March 1, 2027, with staff directed to provide a full update on proposed ordinance revisions.
Certified Survey Map (Bobolink Ave): Recommended for adoption (4-0).
TID No. 130 (VIA Apartments): Recommended for adoption (4-0), with Ald. Jackson moving.
TID No. 131 (FORMA Apartments): Recommended for adoption (4-0), with Ald. Stamper moving.
TID Closure – No. 39 (Hilton Hotel): Recommended for adoption (4-0).
TID Closure – No. 42 (Midtown): Recommended for adoption (4-0).
TID Closure – No. 46 (New Arcade Project): Recommended for adoption (4-0).
TID Closure – No. 51 (Granville Station): Recommended for adoption (4-0).
Reimagining WIS 175 Study: Communication recommended for placement on file (4-0). The study will be published on the project website in the coming weeks.

The meeting adjourned at 10:49 a.m.

Note: Ald. Coggs was excused from the entire meeting. All votes were 4-0 unless otherwise noted.

Meeting Transcript

Development committee for March 20th, 2026 at 9 05 AM. I'm Alderman Bauman chair of the committee. To my right is Alderman Stamper. The Vice Chair to my far left is Alderman Spiker, uh Alderman Jackson and Cogs will be joining us shortly. We're also joined with Common Council President Perez. Item one, file 251837, an ordinance relating to property deconstruction. I understand it. This is uh basically an ordinance to continue the moratorium on the deconstruction ordinance. Is that correct? That's correct. Thank you. For one year, right? Yes, thank you. Mike Mesminian uh Deputy Commissioner Neighborhood Services. Okay. Anything else you want to add or that's um so we're asking for additional year. We hope to have uh revisions to the ordinance to um shift the program into something that's more geared towards a salvage and reuse as opposed to full deconstruction, but um that's in the works, and we're happy to continue working with you to bring that together. Very good. Mr. Chair. Oh Mr. Chair. Uh you you're gonna develop a new ordinance? Make modifications to the existing ordinance, so rather than requiring full deconstruction, um shifting something that's more towards a an evaluation and salvage and reuse, so uh the buildings would get evaluated, all the materials that could be reused or that would have some value would be taken out of them prior to uh demolition. I thought that was in place already. Yeah, we pass an ordinance, but then we've put a moratorium on its enforcement for the last yeah eight years. Okay. So we haven't used left over valuable material for income since since the inception of us trying to develop a deconstruction program. Yeah, part of the part of the one of the challenges that we had with the program was was there being a market for those materials that were salvaged um in Southeast Wisconsin. So when you get time, uh I I would like an update, so you guys just come by and just go to full update. Yes, sir. Okay, thank you. Okay, so Alderman Spiker moves the recommendation. Uh Mr. Chair. Yeah, Alderman Specker. Question. So yeah, I I recall um the ordinance going into effect before I became Alder and it's been punted every year for eight years, was it now? I think since 2021, Jumani Cheatham Department of Neighborhood Services. Okay. Since 2021? I believe so. I believe that was the first year that it was the moratorium was issued. Okay. Is it has it? Absolutely. We we it we it was it was essentially never in force. That's what's my could figure out how to do it. Because technically it applied to all one to four family structures built before 1930. So technically, any demolition, private or city, would have required deconstruction, right?

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