Housing projects facing financial hurdles

MARSHFIELD — The proposed redevelopment of the Weinbrenner facility and a new subdivision near Westwood Drive both represent potential solutions to the city’s housing shortage, but each faces different financial obstacles, developers told the Marshfield Common Council on Aug. 12.
Joe Dunne of J.Jeffers & Co., a Milwaukee-area development company, updated the council on plans to convert the historic Weinbrenner building at 305 W. Third St. into affordable housing beginning in early 2026. The city currently owns the building.
The project would use low-income housing tax credits with units restricted by area median income, or AMI, the midpoint household income for the region. Housing programs use percentages of AMI to set income limits for who can qualify.
Based on Marshfield’s 2023 median household income of $59,333, units restricted to 60% of AMI would be available to households earning approximately $35,600 or less annually, while 80% AMI units would serve those earning about $47,467 or less.
Using the standard guideline that rent should not exceed 30% of income, affordable units would typically rent for about $890 per month for 60% AMI households and $1,187 per month for 80% AMI households.

“The regulatory agreement would specify a number of units at 80% AMI, a number at 60%,” Dunne said during his remote presentation to the council.
Under the proposed structure, once tenants qualify based on their income at move-in, they can remain in their units even if their earnings increase beyond the original limits.
Council member Natasha Tompkins asked for specifics about whether higher-earning tenants could access market-rate units within the same development. Dunne confirmed that in a project using 100% tax credits, residents earning above 60% of AMI would qualify for market-rate apartments.
The timeline depends on securing tax credit financing, Dunne said.
Subdivision challenges
Developer Jeff Hill presented steeper challenges for his proposed 16-17 lot subdivision near the northwest corner of Westwood Drive and St. Joseph Avenue.
Connecting to city utilities would cost approximately $700,000 for sewer lines, $300,000 to $400,000 for water service and $600,000 for roads and storm water systems — a total exceeding $1.7 million.
The sewer connection requires running lines 1,500 feet to the Prairie Run system, crossing private property in the town of McMillan where the landowner refuses to grant permission, he told Council members.
“It’s financially not really feasible and still make a profit,” Hill said. “If you’re going to go 20 feet in the ground and go across the town of McMillan and other private properties, that doesn’t seem very readily available to me.”
Fire protection adds another obstacle. Fire Chief Everett G. Mueller said the department would need approximately $1.5 million in additional equipment to serve properties without hydrant access.
“We would have to lay out about 2,000 feet of large diameter hose and put another fire engine in place to boost pressure,” Mueller said.
Hill is exploring development with private wells and septic systems, either within city limits or by detaching the property to the town of McMillan.
Both developers emphasized market demand, with Hill noting strong interest in medium- to high-income housing options currently unavailable in Marshfield.
Tourism spending
Visit Marshfield reported spending $144,678 in 2024, with $117,617 going toward paid advertising on Google, social media, newsletters and YouTube. Staff time for food and culture promotion cost $27,000.
The tourism organization committed $5,000 to sponsor the State Fair and reported that Maple Fall Fest vendor spots sold out in April. Visit Marshfield plans to present to more than 20 sports rights holders in September, with two already expressing interest in site visits.
Other business
The council approved appointing council members Brian Varsho and Rebecca Spiros to collective bargaining negotiations for a new fire department contract.
Strategic planning meetings are scheduled for Sept. 6 and Sept. 20 at the Second Street Community Center, starting at 9 a.m. Both sessions will be open to the public.
The council adjourned to closed session to discuss property negotiations, utility projects and the tourism entity agreement.