Former Sentry Property Labeled “Blighted” as Agenda Is Revised — Residents Question Apartment Shift, $15 Million TIF, and the Future of “Downtown Franklin
By Dr. Richard A. Busalacchi
Franklin Community News
Franklin, WI — Franklin residents were once presented with a vision of a vibrant, mixed-use “Downtown Franklin” at 76th and Rawson — a destination with retail storefronts, restaurants, public gathering spaces, seasonal events, and a walkable community focal point similar to Oak Creek’s Drexel Town Square. The current proposal looks markedly different. "This massive development proposal would create a new downtown in Franklin". Milwaukee Journal Sentinel Article May 18, 2023.
Instead of a retail-forward community center, the updated site plan shows approximately 300 apartments, structured parking, and limited new commercial frontage — prompting many residents to question whether the project still reflects what was originally presented.
At the same time, the proposal is advancing under a Tax Incremental District (TID) structure that could redirect roughly $15 million in future tax increment over the next 27 years.
The debate is no longer just about redevelopment.
It is about direction, fiscal priorities, and public trust.
A Shift From Long-Standing Planning Direction
Some have suggested that opposition to the current proposal is rooted in nostalgia for an earlier 2022 concept — as if that proposal was viewed as a “panacea” or the answer to every redevelopment hope.
That characterization misses the larger issue.
For more than two decades, the 76th and Rawson corridor has consistently been identified in City planning documents as a commercial and retail node.
Beginning with the 1999 Ticknor Report, followed by the RA Smith “Franklin First” Report in 2005, and later reinforced in the 2015 Graef update, the site was envisioned as a commercial and service-oriented destination. None of those planning documents contemplated residential development at this location.
Similarly, Franklin’s Comprehensive Master Plans did not identify this intersection as a primarily residential district.
The current proposal therefore represents not merely an evolution of a 2022 development concept — but a significant policy shift from long-standing planning direction.
That broader context is central to understanding why many residents are raising concerns.
Revised Agenda Now Explicitly Identifies “Blighted Area District”
Since FCN's prior coverage this past Saturday, the letter to the Plan Commission, Joint Review Board, and Common Council the Plan Commission agenda has been revised.
The updated agenda for February 19 now formally states:
“Tax Incremental District No. 10 (TID 10) is a proposed Blighted Area District comprising approximately 30 acres located to the southeast of South 76th Street and West Rawson Avenue.”
While the formal statutory blight determination occurs when the Common Council adopts the creation resolution under Wis. Stat. § 66.1105, the revised agenda language clarifies the district’s classification at the Plan Commission stage. The Project Plan prepared by Ehlers already identifies the district as a Blighted Area TID; the updated agenda aligns the public notice with that classification.
That clarification matters.
A “Blighted Area District” designation carries statutory requirements — including that at least 50% of the area meet defined blight criteria. The upcoming votes are not merely conceptual approvals; they involve a formal legislative finding under state law.
When “Controversy” Isn’t Just Nostalgia
A recent community post described the redevelopment as a long-overdue facelift for an aging strip mall and suggested that critics were offering “negative takes.”
But the volume and substance of resident responses suggest something deeper.
For many residents, the issue is not nostalgia.
It is whether the current apartment-heavy proposal reflects the original mixed-use “downtown” concept.
The Vision Many Remember
Early concepts emphasized:
• A true mixed-use destination
• Retail storefronts and dining
• Public gathering spaces
• Farmers markets and seasonal events
• A walkable community center
In online discussions, residents repeatedly referenced those early expectations.
Chrisn Cindy Dawes wrote:
“So two new tiny little commercial buildings is all that’s new. But 9 apartment buildings? What’s ‘downtown’ about that?”
Wes Grochowski commented:
“Remember when the city promised a vibrant outdoor mall-style downtown? Farmers markets. Ice skating in winter. Community events. What did we actually get? Nine buildings of apartments… No plaza, no public space. Classic bait n switch.”
John Maniscalco added:
“Mixed use? It looks like mostly parking and no focal point for a community to gather at for local events.”
Donna Wielgus wrote:
“Was looking forward to Franklin actually having a place to go like Drexel Towne Center.”
Sue Lisak-Tiedke stated:
“Downtown usually has a mix of housing and retail. I’m not sure this fits. The original plan was so much better.”
For many, the concern is not redevelopment itself — it is scale and emphasis.
Apartments vs. Economic Engine
The updated plan shows multiple residential buildings behind limited commercial frontage.
That shift has prompted questions about whether the project functions primarily as an apartment complex rather than a downtown anchor.
Chery Weeks, a longtime resident, wrote:
“Way too many apartments. Franklin is so residential already. We need more commercial places and restaurants.”
Ann Fischer Bellinger asked:
“What will be the draw to bring people to Franklin if there aren’t businesses or restaurants?”
Jim Lillie commented:
“More traffic and fewer businesses… who can question that?”
Others expressed concern about congestion, density, and long-term identity.
Still, not everyone opposes the direction.
Greg Kowalski noted that residential density may be necessary to support retail viability in today’s market, pointing to similar projects regionally.
Kevin Worm added:
“Commercial real estate is far more volatile than residential.”
Bob Andres, who worked at the former Sentry store for 23 years, wrote:
“It might not be the perfect plan, but at least the city is moving forward.”
The community is clearly divided — but highly engaged.
A Prime Corridor — or a Residential Pivot?
76th and Rawson is one of Franklin’s most visible intersections.
Residents are asking:
• Does the City want to convert a prime retail/service corridor into predominantly residential use?
• Is the City willing to give up future commercial potential at this location?
• If Franklin seeks stronger retail and dining options, is this the right long-term strategy?
These are not anti-growth questions.
They are land-use policy questions.
$15 Million Over 27 Years
Separate from land-use direction is the financing structure.
Under the proposed Pay-Go TID model, approximately 90% of future tax increment generated by the development would reimburse the developer.
Over the life of the district, public participation could total roughly $15 million.
That raises difficult fiscal questions:
• Are 300 apartments worth committing $15 million in future tax revenue?
• Is this subsidy necessary, or does it primarily enhance private return?
• What measurable long-term public benefit justifies the scale of participation?
Tax Increment Financing does not increase tax rates directly.
But it does redirect future tax growth away from general budgets — including schools, municipal services, and county operations — for up to 27 years.
Budget and School Debt Context
Residents are also viewing this proposal against broader fiscal discussions.
With concerns about city budget pressures and school district debt obligations, some question how officials justify committing significant future tax increment revenue for nearly three decades.
If finances are tight, is this the appropriate time to redirect $15 million of future growth?
Supporters argue redevelopment ultimately strengthens the tax base.
Critics argue that long-term tradeoffs must be clearly understood before votes are cast.
What Is the Value of 300 Apartments?
At its core, the question becomes:
What is the tangible community value of adding approximately 300 apartments at this site?
Will they:
• Create a destination?
• Expand commercial draw?
• Deliver a true downtown focal point?
Or primarily increase residential density?
Development plans evolve.
Markets shift.
But when public financing tools are used, expectations matter.
Transparency Was A Nelson Campaign Promise
Recent open records, however, show direct communications between the Mayor and representatives of the Poth’s General development team, including Jim Pekar and Ian Martin, outside of formal public meetings.
Communication between elected officials and developers is not inherently improper. In fact, it is common in redevelopment projects. But when a project involves:
• A formal “Blighted Area” designation under state law
• A potential $15 million public financing commitment
• A significant shift from a previously presented mixed-use vision
residents reasonably expect a high degree of public-facing transparency.
The question for many residents is not whether the Mayor can communicate with developers.
It is whether substantive discussions that shape policy direction are occurring in ways that are fully visible to the public before legislative votes are taken.
When transparency is a campaign promise, the standard applied by voters is naturally higher.
The issue is not access.
It is disclosure.
Upcoming Meetings
Residents who wish to weigh in may attend:
Joint Review Board
February 16, 2026 at 6:00 PM
Franklin City Hall – Hearing Room
9229 West Loomis Road
Plan Commission – Revised Agenda
Thursday, February 19, 2026 at 6:00 PM
The revised agenda formally identifies TID 10 as a proposed Blighted Area District and includes consideration of the resolution establishing its boundaries and approving the Project Plan.
The Larger Question
This debate is no longer simply about removing an aging strip mall.
It is about:
• What kind of growth Franklin wants
• What kind of tax base Franklin prioritizes
• What “Downtown Franklin” was meant to be
• And how much public participation is justified
For many residents, the issue is not whether redevelopment should occur.
It is whether the outcome aligns with the vision once presented to the community — and whether the fiscal commitment matches the public benefit.
The decisions made in the coming days will shape 76th and Rawson — and potentially redirect millions in future tax revenue — for decades
Participation now matters.
As our neighbors in Vernon/Big Bend are now advocating with their own proposed Sports & Entertainment Complex being proposed/
Plan First
Build Second
This piece reflects the author’s personal opinion and experiences. All statements are presented as commentary protected under the First Amendment. Readers are encouraged to review public records, filings, and documented evidence referenced throughout this article.
Dr. Richard Busalacchi is the Publisher of Franklin Community News, where he focuses on government transparency, community accountability, and local public policy. He believes a community’s strength depends on open dialogue, honest leadership, and the courage to speak the truth—even when it makes powerful people uncomfortable.
🕯️ The solution isn’t another insider in a new office. It’s sunlight, scrutiny, and the courage to vote differently.
Because until voters demand honest, transparent government, the corruption won’t stop — it will only change titles.
Elections have consequences — and Franklin’s next one may decide whether transparency makes a comeback.
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Together, we can keep local government honest, transparent, and accountable
— for the greater good.
💬 If you value hard-hitting, fact-based investigative reporting about our hometown of Franklin — follow Franklin Community News on Facebook.
Together, we can keep local government honest, transparent, and accountable
— for the greater good.
© 2026 Franklin Community News. All rights reserved.
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