February 23, 2026
Overview
On February 27th, the Eau Claire Chamber of Commerce is proud to take a look at Altoona's innovative housing initiatives. At this Eggs and Issues, the discussion centers on the $6 million affordable housing fund, recent developments with Altoona's 80-acre east side property, and a look at new zoning code designs. Included in the presentation are the 12 principles that guided the efforts of panelists Altoona's Mayor Brendan Pratt, City Administrator Mike Golat, co-owner of C&M Home Builders Cody Filipczak, and Julian Emerson. Following is an introduction to one of the panelists and the work he has undertaken after the closure of a Tax Incremental District.
Long-time journalist and public relations specialist, Julian Emerson, is making considerable strides within his relatively new position as the City of Altoona's Housing Program Manager. As Altoona decides how to spend its $6 million as part of an affordable housing fund, Emerson has put forth a project that aims to keep people in houses while simultaneously providing sustainability for the future. In this initiative, people can be assisted in covering costly home repairs, energy efficiency improvements, and much more.
“This is a once-in-a-lifetime opportunity,” Emerson puts it best, saying, “$6 million, while a lot, is difficult to create long-term value,” making viability a priority in this project. Julian Emerson began his new role as Grants and Housing Program Manager for the City of Altoona in March of 2025. Through the closure of Altoona’s third Tax Incremental District, Altoona was provided $6 million in funds dedicated to addressing local housing challenges. By opting to take advantage of the state statute-enabled one-year extension, Emerson says this “provides a historic, one-time opportunity to access approximately $6.27 million to invest in housing solutions.”
To ensure the program will be designed with a long-lasting impact in mind, Emerson put forth 12 principles to guide the project.
Credit: City of Altoona
Principles such as "Prioritize Direct Benefits for Altoona Residents" and "Encourage Sustainable and Resilient Development." “Obtaining input from Council members and the community,” explains Emerson, “will be critical to ensuring the program serves the best interests of Altoona’s residents now and into the future.”
What's a TID?
A Tax Incremental District (TID) is an economic tool used to target a specific geographic area, supporting development and being a catalyst for business growth within the designated area. Typically, TIDs are implemented when an area requires improvements to its existing infrastructure but cannot do so without the assistance of a TID. Wisconsin state law allows a city or village to extend the "life of a TID" to improve its affordable housing fund. Currently, a city or a village may extend the life of a TID for up to one year to improve their housing fund, something the City of Altoona is now taking advantage of. In Altoona, the TID for Altoona's River Prairie district closed in 2025, making the $6 million it generated in its last year available for the city. Another term important to understand is Tax Incremental Financing (TIF), which can describe the pathways used to support development in a TID to expand the property tax base. Property taxes are essential when funding public services and supporting public infrastructure, making it necessary to increase property value through TIF to fund site improvements that would not occur otherwise. While Altoona is still discussing the best options for how to use the money, a program has floated to the top of many conversations.
Affordable Housing Loan Program
Before deciding how to spend the $6 million affordable housing fund, first came identifying the problem, brainstorming a solution, and planning for the future. Identifying the problem came easily: housing is not affordable for many Altoona residents. Now, Altoona could have spent the money on the spot, investing in new affordable apartment complexes or to improve existing housing; however, instead inspiration came from successful properties such as Solis Circle, an initiative which worked with local nonprofits and estate developers to create a 25-unit complex featuring developer relationships and grant funding to cover energy costs while staying a net positive and city owned. Out of this came a new loan program focused on current "affordable housing” costs in Altoona. The loan program would be broken up into four parts covering home repairs, energy efficiency improvements, yard maintenance, and removing “junk cars.” The hope is to keep loan repayments less than $100/month with zero percent interest rates. The city would use $1 million of the $6.2 million for loans, and the $100/month would circulate revenue to keep the program running (compared to asking for a 2nd mortgage to cover costs, a loan would keep money circulating). Thinking fiscally, the loans would keep people in houses, maintain them for the future, and help to make them more energy efficient.
“The idea is to keep the project solvent," says Emerson. By creating a revolving structure rather than a one-time grant program, homeowners can repay their loans, and those funds returned to the city can be redistributed to additional people.
This circulation creates sustainability, one of the major points of the housing program. The City of Altoona can stretch this one-time sum of money for years to come: Energy efficiency upgrades and lower utility costs for families free up household income while improving property values. The loan program gives Altoona the opportunity to start with $1 million and measure success. If the revolving loan structure works, other uses of the remaining fund could include down payment assistant programs and continued support for affordable housing projects.
Emerson comments that Altoona is setting an example for surrounding communities that balancing the sustainability of affordable housing programs and the needs of Altoona's citizens is possible. Sharing strategies and outcomes allows for neighboring cities and towns to replicate what works. Housing stability is paramount to a growing community, and with the Chippewa Valley region being one of the fastest-growing communities in Wisconsin, affordable homes support a growing workforce, local businesses, and community. Altoona's approach recognizes the challenges of sustainability, which cannot be solved with a single project or grant. By understanding how this TID-based housing fund creates a rare opportunity, Altoona ensures that affordable housing is not a question of limited resources.
Written by Brennen Bolopue, Eau Claire Chamber of Commerce
Governmental Affairs Intern
Bolopue@eauclairechamber.org
More information on the Housing Fund
Eggs & Issues: Altoona's innovative housing initiatives - Eau Claire Chamber of Commerce
Altoona deciding how to spend $6M affordable housing fund - WQOW