Executive Summary

Development Pipeline

Industrial & Mixed-Use Projects

> Additional projects are included in the Appendix below.

Entitlement Risk

Approval Patterns

• The city shows a strong preference for unanimous approvals on PUD and master planning items that have gone through commission review .
• There is significant momentum for non-motorized transportation connectivity, as evidenced by the unanimous adoption of the 2026 Bicycle and Pedestrian Master Plan .

Denial Patterns

• While no major industrial denials were recorded, there is vocal public opposition to high-debt, multi-station infrastructure solutions, with citizens favoring cost-effective "single-station" alternatives .
• Project financing that appears to shift tax burdens via fees rather than traditional taxes has met internal council skepticism .

Zoning Risk

• Significant risk exists for properties lacking clear title, specifically the former Ringling Hospital, where recent changes in county tax foreclosure laws complicate acquisition .
• The city is actively utilizing TIF 12 and the CDA to structure complex land-ownership agreements to shield developers from taxable income during initial phases .

Political Risk

• There is a clear divide on the council regarding the city's role as the primary financier for regional fire/EMS services versus requiring more contribution from district partners .
• Recruitment and retention of city staff is a high-priority risk factor identified in the 2026 goals, which may affect the speed of development reviews .

Community Risk

• Community members are highly engaged in land-use decisions, particularly those affecting the downtown core and safe routes to schools .
• Historical preservation concerns and environmental risks (e.g., hidden fuel tanks under city-owned sites) are active points of public testimony .

Procedural Risk

• The city is moving toward a more structured RFP process for city-owned land, which includes "charrettes" to gather public input before development begins .
• Environmental remediation for brownfield sites requires coordination with the DNR "Green Team," introducing potential timing delays for site assessment .

Key Stakeholders

Council Voting Patterns

• Unanimous Support Blocks: Most land-use and procedural items (PUDs, accounts payable, code amendments) pass without dissent .
• Skeptical/Fiscal Voices: Alderpersons Andrea and Jason frequently question the long-term debt implications and cost-sharing models for major projects .

Key Officials & Positions

• Mayor Rob: Focuses on legislative relief for revenue tools and manages regional cooperation .
• John Young (City Administrator): Driving the 2026 goals and priorities, including capital planning and staffing strategies .
• Tom Pinion (City Staff): Key point of contact for brownfield site control and developer negotiations .
• George Altoff (Chamber of Commerce): Manages tourism promotion and room tax revenue reporting .

Active Developers & Consultants

• Gorman & Company: Active in large-scale residential/mixed-use development via Driftless Lofts LLC .
• Advanced Building Corporation: Providing feasibility and cost estimates for alternative municipal facility designs .
• RNOW Incorporated: Vendor for significant infrastructure equipment .

Analysis & Strategic Insights

• Industrial Pipeline Momentum: Pure industrial activity is currently stagnant in the city center, with the city's economic development focus shifting toward "employment lands" redevelopment and brownfield remediation . The focus on business recruitment in the 2026 goals suggests a desire to reignite this sector .
• Infrastructure Constraints: Significant capital investment is being directed toward sewer/stormwater utilities ($596k sewer truck) and potential new fire/EMS facilities . These large expenditures may limit the city's capacity for discretionary infrastructure incentives for new industrial parks in the near term.
• Regulatory Environment: There is an emerging trend of tightening nuisance and maintenance codes (weed control and snow removal) to increase minimum city charges, signaling a more aggressive stance on property maintenance .
• Strategic Recommendations: Developers should focus on sites within existing TIF districts (like TIF 12) where the city has shown a willingness to utilize CDA-land-ownership structures to optimize project financing . Engagement with the "Green Team" early in the process is essential for any sites with industrial history .
• Near-Term Watch Items: Upcoming public input sessions for the UW-Baraboo campus redevelopment plan (February 17-18) will serve as a bellwether for community sentiment toward large-scale land-use changes . Also, watch for the release of the RFP for the Civic Center site .