Community Development Authority Packet - 8/20/2013CITY OF MUSKEGO
COMMUNITY DEVELOPMENT AUTHORITY MEETING
6:00 PM Tuesday August 20, 2013
City Hall, W182 S8200 Racine Avenue
CALL TO ORDER
PLEDGE OF ALLEGIANCE
ROLL CALL
STATEMENT OF PUBLIC NOTICE
APPROVAL OF THE MINUTES OF May 21st, 2013
PUBLIC INPUT
NEW BUSINESS
1. Approval of Request For Proposal Document for Former BP Parcel
2. 2014 CDA Budget
ONGOING BUSINESS
1. Tess Corners Redevelopment District (#1) Implementation
2. Downtown Redevelopment District (#2) Implementation
3. Muskego Business Park Redevelopment District (#3) Implementation
4. Mill Valley Redevelopment District (#4) Implementation
5. Marketing Plan Implementation
MISCELLANEOUS BUSINESS AS AUTHORIZED BY LAW
1. Redevelopment District Development & Other Miscellaneous Information Updates
2. Next Meeting Date
ADJOURNMENT
The Community Development Authority:
To ensure a vibrant Muskego community, through community development, fostering
business, and beautification.
NOTICE
IT IS POSSIBLE THAT MEMBERS OF AND POSSIBLY A QUORUM OF MEMBERS OF OTHER GOVERNMENTAL BODIES OF THE
MUNICIPALITY MAY BE IN ATTENDANCE AT THE ABOVE-STATED MEETING TO GATHER INFORMATION; NO ACTION WILL BE TAKEN
BY ANY GOVERNMENTAL BODY AT THE ABOVE-STATED MEETING OTHER THAN THE GOVERNMENTAL BODY SPECIFICALLY
REFERRED TO ABOVE IN THIS NOTICE.
“Please note that, upon reasonable notice, efforts will be made to accommodate the needs of disabled individuals through appropriate aids and
services. For additional information or to request this service, contact Muskego City Hall, W182 S8200 Racine Avenue, (262) 679-4136.”
CITY OF MUSKEGO unapproved
COMMUNITY DEVELOPMENT AUTHORITY (CDA) MINUTES
TUESDAY, May 21, 2013
Vice-Chairman Lefebvre called the meeting to order at 6:00 PM.
Those in attendance recited the Pledge of Allegiance.
STATEMENT OF PUBLIC NOTICE
The meeting was posted in accordance with the Open Meeting Law.
PRESENT: Commissioners Bonnie Johnson, Robert LeClaire, Larry Lefebvre, Bob Mueller, Ald.
Kevin Kubacki , and Ald. Wolfe.
ABSENT: Commissioner Dan Draeger, Executive Director Muenkel (excused)
GUESTS: John Meland of SEWRPC, Tim Dillett, Carley Dillett
APPROVAL OF THE MINUTES OF THE MARCH 19 MEETING:
Ald. Kubacki moved to approve the minutes of the March 19, 2013 meeting. Ald. Wolfe
seconded. Upon a voice vote, the motion to approve the minutes carried.
INTRODUCTION OF NEW CDA MEMBERS
Vice-Chairman Lefebvre welcomed the new member Bonnie Johnson to the CDA. Members
introduced themselves and gave a brief account on their residency, occupation and public service.
ELECTION OF CHAIR, VICE-CHAIR, AND SECRETARY:
Chairman
Ald. Kubacki moved to nominate Commissioner Lefebvre as Chairman. Commissioner Mueller
seconded. No other nominations. Upon a voice vote, the motion carried.
Vice-Chairman
Commissioner Lefebvre moved to nominate Commissioner LeClaire as Vice-Chairman. Ald. Kubacki
seconded. No other nominations. Upon a voice vote, the motion carried.
Secretary
Commissioner Lefebvre moved to nominate Commissioner Mueller as Secretary. Commissioner
LeClaire seconded. No other nominations. Upon a voice vote, the motion carried.
PUBLIC INPUT: None
NEW BUSINESS
Consideration of a recommendation to the Muskego Common Council concerning a request from
Haven Salon & Day Spa Corp, for a $100,000 Revolving Loan Fund loan (S76 W17789 Janesville
Road / Tax Key No. 2196.970)
Mr. John Meland of SEWRPC presented the loan request from Tim and Carlee Dillett to purchase
and remodel the former Raz Hair Salon located at S76W17789 Janesville Road in the amount of
$100,000 from the city’s RLF monies. He provided an update on the RLF program along with the
contingencies for the financing. Commissioners were in receipt of the detailed application. He stated
that half of the money would be to purchase the real estate and the other half for inventory and
CDA Minutes, May 21, 2013 2
equipment. The application included the sources of funding and use of the funds. The RL F loan
would be for 10 years. The collateral available to secure the city’s RLF loan would include (1) a
second mortgage on the real estate purchased with RLF monies, (2) the personal guaranty of Tim
and Carley Dillett and (3) an irrevocable standby letter of credit from Wells Fargo in the amount of
$50,000 that is issued in favor of the City of Muskego. After a lengthy discussion, Ald. Kubacki
moved to recommend approval of the RLF $100,000 loan with the provision of a $50,000 letter
of credit as part of the collateral to the Common Council. Commissioner Mueller seconded.
Upon a voice vote, the motion carried.
ONGOING BUSINESS
Tess Corners Redevelopment District (#1) Implementation
Landscaping is being done in the medians along the Janesville Road route and should be completed
the first week of June.
Downtown Redevelopment District (#2) Implementation
Commissioners reviewed the sign designs for the Pioneer Drive business signs. They were concerned
about the readability of the multiple names on the sign. Mention was made to have the sign longer and
bigger letters. Staff had received 7 of the 9 surveys with all indicating that they would favor the sign age and
would contribute monies. Commissioner LeClaire moved to have staff go forward with ordering the
signs, using their discretion, and working with the businesses to get their signs designed and
constructed. Ald. Kubacki seconded. Upon a voice vote, the motion carried.
Muskego Business Park Redevelopment District (#3) Implementation
Staff is waiting for data from some of the businesses.
Mill Valley Redevelopment District (#4) Implementation
Nothing to report on the Mill Valley redevelopment.
Marketing Plan Implementation
The city has hired a new GIS coordinator. A list of items as part of the marketing plan was provided.
MISCELLANEOUS BUSINESS AS AUTHORIZED BY LAW
Redevelopment District Development & Other Miscellaneous Information Updates
Nothing submitted.
Next Meeting Date:
The next meeting date will be in July. Unless a meeting of necessity is called, the CDA will be
meeting every other month. CDA members will be notified at a later date.
ADJOURNMENT:
There being no further business, Commissioner Johnson moved for adjournment. Commissioner
Mueller seconded. Upon a voice vote, the motion carried unanimously. Meeting adjourned at 6:42
p.m.
Stella Dunahee, CPS
Recording Secretary
City of Muskego
Community Development Authority Supplement
August 20, 2013
NEW BUSINESS
ITEM #1:
Approval of Request For Proposal Document for Former BP Parcel
STAFF DISCUSSION
Council approved moving forward with the purchase of the former BP Gas Station parcel from Waukesha County. The
parcel is located on the SW corner of Janesville Road and Lannon Road. Given this the city is now in position to market the
parcel for development in order to get the parcel back on the tax roll with a pleasing development. The first task is to have
the CDA put out a Request For Proposal (RFP) that discusses the parcel’s background information along with the city’s
desires for development. The Council has the CDA tasked with recommending a developer for this parcel, thus tonight we
will review a draft RFP staff has put together for approval. As CDA may recall this parcel has some unique opportunities for
development being in the heart of our downtown along with being within the city’s Redevelopment District #2 and TIF #8.
Residing in TIF #8 is especially important which allows us the ability to negotiate incentives to ensure the best development
possible.
Attached the CDA will find a draft Request For Proposal (RFP) document. Please review the document prior to the meeting
so we can discuss it further and ultimately get to an approval.
ITEM #1:
2014 CDA Budget
STAFF DISCUSSION
At this time of year we take a minute to discuss any budget needs we may want to shoot for in the coming year. As shown in
our “Approximate CDA Budgets” table below the CDA has a wealth of money in our property sale budget, the RD #3 budget,
and the various TIFs we have access to. Also, the city budgets another $8,500 each year for CDA supplies/expenses,
professional service needs, or for any attorney costs. In all, staff sees no impending needs outside the existing monies we
have access to.
Lastly, the CDA allowed up to $12,000 of the CDA budget to be used towards economic development activities for marketing
Plan implementation in the event the overall city economic development yearly budget of $10,000 is used up. During 2013 so
far we haven’t had to use more than $5,000. In any event staff would set it up so the same scenario occurs for 2014 unless
the CDA has any qualms over this.
ONGOING BUSINESS
ITEM #1:
Tess Corners Redevelopment District (#1) Implementation
STAFF DISCUSSION
New Landscaping: The new landscaping is installed in the Janesville Road areas of RD #1. As CDA may recall the city has a
landscape maintenance contractor in place to maintain this and the other main boulevards in town. Note: Staff has been
diligently on this landscape contractor recently as some weed growth has occurred in this area.
Banners: The new banner arms took a bit of time to come in but are now in our possession. Once the Public Works
Department has time these banner arms and the new historic banners will be installed. Thanks to the Public Works guys for
all their help in this and the other banner projects in the community!
ITEM #2:
Downtown Redevelopment District (#2) Implementation
STAFF DISCUSSION
TIF 8 Funds: Staff has made some great strides with the few owners about updating their properties and possibly working
with us to close that financing gap. Specifically the owners of Muskego Liquor, Delta Restaurant and the Jerome Drugs
building are now working with a new architect and local builder in order to get to a point that we can negotiate incentives.
Development of Former BP Parcel: Moving ahead and discussed above in New Business.
Haven Salon: Quick update that the salon closed on their RLF loan with the city and improvements are being made to the
building daily. They hope to open in the next month or so.
Pioneer Drive Business Sign: The CDA approved moving forward with purchasing and installing the Pioneer Drive business
signs at our last meeting. Staff has worked out the fine details with the sign company and the signs should be erected in the
next month at the north and south ends of Pioneer Drive. This is another recommendation fulfilled from our RD #2 Plan!
ITEM #3:
Muskego Business Park Redevelopment District (#3) Implementation
STAFF DISCUSSION
Business Retention and Expansion: Staff displayed the below info in our last supplement but will touch on it in our meeting.
Since July staff has followed up individually with each company who indicated they may want to expand. Some of those
meetings may lead to some expansion very soon. Again, these types of surveys will be sent out to businesses yearly to see
how the business owners view the business and employment landscape in Muskego and to see what they think we could do
better from a civic standpoint.
As mentioned in the past CDA meeting staff completed a new Business Retention and Expansion Survey and sent it out to
about 25 key businesses in our Business Parks. After a small return rate we resent the surveys and ultimately received 15
surveys (44%) from the businesses below. This is a great response rate as the following businesses represent an employee
base of 942 employees in the community!
Grimstad
4Front
Precision Screw Thread
Glassworks LLC
Accu Stamping
Enterprise Tool & Design
Safeway Pest Management
Alpha Plastics
Pinky Electric
Masteq
Biosource Flavors
InPro
Nabco
RAS Delivers
Ace Worldwide/Steinergroup (GE Healthcare Facility)
Some of the biggest takeaways from the survey were the following:
Majority opinion of Muskego as a place to do business was “Good” to “Excellent”
Top reasons for locating their business in Muskego was proximity to freeways, quality of life, and workforce
availability
Many are finding it difficult to find suitable employees in their respective trades
A good amount were looking to expand in the future for warehouse space
The ones looking to expand did see constraints in the forms of needing financial assistance or tax incentives
ITEM #4:
Mill Valley Redevelopment District (#4) Implementation
STAFF DISCUSSION
No movement is taking place with the quarry in New Berlin, thus there are no updates at this time from Muskego’s side.
ITEM #5:
Marketing Plan Implementation
STAFF DISCUSSION
Here is a list of the many items currently being worked on as part of the Marketing Plan. Staff would like to show some of
these in more detail at our next meeting.
Business Contact List & Database: This database is basically complete but always being updated and new
attribute fields being added. In the near future, staff will show the CDA the wealth of info we have compiled which
helps us act fast in a number of ways from direct mail needs to helping business to business connections for
supply/demand needs right here in the community.
Business Retention Survey/Visits: As mentioned above we have completed the 2013 yearly Business Retention
Surveys to area businesses and follow up for those indicating expansion potential is taking place. Further, the
Mayor and Jeff continue our monthly business visits to see area business needs and what they do.
TIF Leverage: The recent Northern Gear approval has definitely helped put Muskego on the map as a place to
do business. We have received calls from area brokers on how we may be able to leverage our TIF for other
businesses to move and expand here.
Target Industry’s and Site Selectors: The Marketing Plan goes into detail that three target industries are ripe for
Muskego based on many factors. Those target industries are Transportation/Warehousing, Manufacturing, and
FIRE – Financial, Insurance, & Real Estate. Staff acquired a Site Selector list (essentially a list of the brokers
responsible for locating these types of businesses in southeastern WI) for these target industries, graphically
designed in house target industry sheets (essentially ads of why Muskego is a great place to do business for a
particular target industry), and sent this info out to the site selectors along with over 400 Northern Illinois
businesses that meet the target industries. Specific data on opportunity sites in the Moorland corridor was also
sent. These types of marketing hopefully will drive more attention moving business to Muskego. This will be
done yearly as well.
GoMuskego Marketing: The GoMuskego binder and excel data file grew considerably over the past months.
Staff met many new franchises expanding in the WI area at the Global Retail Conference in the past month and
Muskego data was sent to those individuals over the past month. Staff will show the digital file to the CDA in the
coming months.
Implementation: Staff keeps a large implementation digital spreadsheet that keeps track of all the items we
implement per the recommendations of the Marketing Plan. This spreadsheet was overhauled recently and
provided a wealth of info on the items the city has pursued over the last 8 or so months. A separate binder of
hard copy information is kept as well detailing the many marketing letters and graphics we have put together
over the life of the plan. Staff will share this info with the CDA from time to time.
MISC BUSINESS
ITEM #1:
Redevelopment District Development & Other Miscellaneous Information Updates
None.
ITEM #2:
Next Meeting Date
Tuesday October 15th at 6 pm. This date will be perfect in the event we get proposals back for the former BP property. An
earlier meeting may be needed if more loans or grants come up needing approvals.
Approximate CDA Budgets
2011 Budget Existing
Supplies and Expenses $500
Professional Services $3000
Attorney $5000
Property Sale Balance $91,000
Existing
RLF Fund Balance: $430,000+
Existing
RD #3 Balance: $52,248.03
TIF Residual Balance: ~$375,000
TIF 8 Balance: ~$375,000
REQUEST FOR PROPOSAL
Downtown Development Opportunity
Muskego, Wisconsin
August 2013
The City of Muskego Community Development Authority
invites proposals for the purchase and development of a prime
real estate parcel along the Janesville Road corridor in the
City’s downtown. The parcel is within the City’s
Redevelopment District #2 and Tax Increment Finance District
#8 allowing various incentive opportunities including a very
low purchase price option.
City of Muskego
W182 S8200 Racine Avenue
PO Box 749
Muskego, WI 53150-0749
zoning@cityofmuskego.org
(262) 679-4136
2
Intro The City of Muskego Community Development Authority (CDA) is soliciting
proposals for the purchase and development of a prime real estate parcel
located on the SW corner of Janesville Road and Lannon Drive. The site offers
a unique opportunity to create innovative commercial development within an
approved Redevelopment District and TIF District.
The Janesville Road corridor is “The” main street running through the City of
Muskego and is also a central thoroughfare housing many of the
community’s commercial lands. The parcel within this RFP is on a prime
corner of the City’s downtown and Janesville Road. Further the parcel is
centrally located in the area where the city has invested over $3 million in
streetscaping and beautification improvements. A development of modern
architecture and design that is built within a year of approval is desired. The
city has the ability to aid in financing and incentives in order to have the
parcel developed due to the parcel residing in a TIF District.
Property The parcel consists of approximately 13,871 square feet or 0.318 acres and is
located on the southwest corner Janesville Road and Lannon Drive in an
established commercial area of Muskego. The vacant site contains flat
topography, provides over 100 feet of frontage along Janesville Road and
another 100+ feet of frontage on Lannon Drive. See the site survey and
overview of the property in the attachments to this document.
The property is situated in an extremely strong market for commercial uses.
The site offers frontage along the main corridor in the City of Muskego made
up of community buildings and various commercial, retail, and professional
offices.
Overall the site is pad-ready with city sewer and water service and will not
require any further stormwater management needs (pond, etc.) under MMSD.
The site was a former gas station and does have WDNR closure for soil
contamination. More info regarding the contamination is found below in the
remediation section as well as the attachments showing the exact known
contamination issues from the past. As discussed below, the city has
intentions to aid in any cleanup of contaminated soils should a proposed
development have to run into contaminated areas.
The site allows an excellent opportunity for a development to have instant
equity as the land was formally assessed at over $150,000 when it was being
fully utilized.
The parcel has been vacated in order for the Janesville Road reconstruction
project. This reconstruction project will be mostly complete in front of the
property by winter 2013 other than remaining landscaping and streetscaping
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items to occur in the spring of 2014. When fully complete the parcel’s
doorstep will first rate with sidewalks, landscaping, and various beatification
items along the roadway and parcel frontage. Just look east to see the
quality that the city has implemented for Janesville Road streetscaping thus
far.
The access to the parcel is regulated so that no access is allowed off of
Janesville Road. However, access points can be allowed off of Lannon Drive
subject to city approval. Further, the possibility to establish cross access
easements with the parcel to the west and south is strongly encouraged
which could help to open up more development and parking opportunities
on the proposal site.
Purchase Price The City is prepared to sell the land at a price not to exceed their expenses in
order to get this parcel producing on the tax rolls and in order to promote a
quality development. To date the city has approximately $2,500, plus
miscellaneous staff and attorney fees, associated with the parcel. It is not
expected that city costs will total more than $15,000.
A development proposal should state a threshold cost they are willing to pay,
or simply state you are willing to pay the costs the city has incurred to the
date of the closing. See incentives and remediation sections below for other
factors related to reimbursements the city is willing to give during
development. No brokerage fees will be paid.
Incentives As mentioned this parcel resides in the City’s Tax Incremental Finance District
#8 (TIF #8). The city has monies available in TIF 8 in which they could aid an
applicant in low interest financing if necessary. Further, the city already has a
few loan and grant programs in place that an applicant may wish to use (see
links below).
Due to the TIF #8 inclusion the city can effectively “think outside the box” in
relation to an applicant’s possible incentive need. Further, this allows the city
to expound upon the existing incentive programs found below should an
applicant need/desire. An applicant wishing to utilize a new or existing
incentive as part of their proposal should first discuss their desires with
Community Development Director Jeff Muenkel, prior to submittal so the
desired incentive parameters are properly articulated when the proposal is
submitted.
Commercial Grant Program-
http://www.cityofmuskego.org/DocumentCenter/View/245
App: http://www.cityofmuskego.org/DocumentCenter/View/244
Commercial Loan Program-
http://www.cityofmuskego.org/DocumentCenter/View/247
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App: http://www.cityofmuskego.org/DocumentCenter/View/246
Revolving Loan Fund-
http://www.cityofmuskego.org/DocumentCenter/View/248
Remediation & Costs This parcel was a former gas station and has known petroleum contaminants
on parts of the property as indicated in the attached maps. The city intends
to aid in the removal of any soils disturbed as part of a development that the
city approves. An applicant should review the contaminant maps attached
and assess their possible need for reimbursement of costs compared to the
development they propose.
An applicant should assess the amount of soil removal that may be required
based upon the type of development proposed in the given area of possible
contamination. Should a parking lot be found in the possible contaminated
area they might assume that only two feet of excavation is required OR if a
building be found in a portion of the possible contaminated area they might
assume that upwards of six to ten feet of excavation is required. In any event,
the applicant should assess what amount of soils might be needed to be
removed as part of their project and then determine what that threshold of
costs might be to have it properly removed. That expected monetary amount
should be included in the submittal. The city intends to outline the cost
reimbursal to an approved developer in the future developer’s agreement
based on actual invoiced costs.
NOTE: The city strongly encourages a development proposal that disturbs
minimal soils in the areas of possible contamination on the attached maps.
Parking lots, greenspaces, or landscape beds in these areas will reduce the soil
removal need.
As mentioned previously the site is pad-ready, however, there is residual
concrete slabs leftover from the parking lot of the former gas station.
Applicant should also note any site costs they may want reimbursed
associated with removing any impervious surfaces on the site.
Proposal Process Proposals must be received and time-stamped on or before 4:30 P.M. on
Wednesday October 2, 2013 at the Community Development Department in
the Muskego City Hall, W182 S8200 Racine Avenue.
Submitted items must include:
Project narrative discussing the details of the proposed project and how
the project relates to the various adopted city documents discussed
herein
Development team and experience
Preliminary architectural plans , elevations, and site plan
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Offering Price, Financing Strategy, and any requests for aid in financing or
remediation cost reimbursal needs.
Project Schedule
Additional info on the submission is located within Attachment A.
Preferred Use The property is zoned B-3 General Business Zoning District which opens up a
variety of commercial uses for the parcel under the B-3 District as well as the
B-2 and B-1 zoning districts (See also the Zoning Criteria section below which
discusses another possible zoning district of uses a developer may desire).
The “B” zoning districts discuss general uses such as the following:
General merchandising and wholesaling establishments
Drive-in establishments providing service without the necessity of customer
entry into (inside) the building.
Hotels and motels
Building supply stores.
Retail stores and shops.
Community and customer service establishments such as, but not limited to,
the following:
(i) Business, professional, public service, banking and savings and loan
offices.
(ii) Restaurants, taverns and other commercial entertainment facilities.
(iii) Laundromats, coin operated dry cleaning establishments and laundry or
dry cleaning pick-up stations.
(iv) Dental and medical clinics.
Commercial studios, display galleries and training schools.
Being in the heart of the City’s downtown and due to the constraints of the
parcel relating to size the city would like to see a development orientated
toward general merchandising, office, or community and customer service
establishments. However, any proposal will be looked upon based on its own
merits.
Redevelopment Plan
Design Criteria The City’s Redevelopment District #2 Plan calls for general design criteria the
city would like to see as the downtown area develops. RFP submissions
should try to adhere to RD #2 design guidelines listed below. Developers
may bring forth a development that doesn’t meet the following criteria;
however, factual information should be presented as why that is the case;
such as market conditions, etc. The overall Redevelopment District #2 Plan
can be found here:
http://www.cityofmuskego.org/DocumentCenter/View/532
Design Character
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Buildings squarely facing the street
Pedestrian scale – walkable, accented storefronts
Variable roof-lines.
Transitional massing blending with surrounding architecture
Sense of place/identity
Use Mix
Upper end condos and apartments above retail/office (professionals &
‘empty nesters’)
Destination and convenience retail
Orientation to service industries such as insurance offices, salons, and
restaurants
Shared parking
Multiple purpose trips
Convenience
Density
Mid-Rise
Built-in consumer market for downtown businesses
More efficient public services/utilities
Interconnected activity centers
Zoning Criteria As previously stated, the zoning of the parcel is B-3 General Business Zoning
District. The general uses allowed in this district are discussed further above
and the general requirements for the B-3 zoning are found below. The
Chapter 17 zoning code can be found here:
http://www.cityofmuskego.org/DocumentCenter/View/240 . The zoning code
also regulates various internal access, parking, lighting, refuse and other site
plan related requirements for a proposed development.
B-3 General Business Zoning District
Building
(3) Location
(4)
Building
Size
(6) Height
Min.
Set
Back
(In Feet)
Minimum
Offset
Floor
Area
Ratio
Max. Permitted
(In Feet)
One
Side
(In Feet)
All other
sides
(In Feet)
Principal
structure
Accessory
structure
40 10 15 40% 30 15
It should be noted that the city does have a zoning district entitled
Downtown Revival (DR-1) that was put in place specifically for parcels in the
downtown along Janesville Road. The DR-1 district may be desirable to an
applicant due a few more uses that are allowed (including mixed use
residential) and the less restrictive setbacks that are required. An applicant
can feel free to propose a development utilizing the auspices of the DR-1
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zoning district if they desire, however they must be aware that a future
approval would be contingent on getting a rezoning approval as part of the
process. Please find the DR-1 uses and restrictions found here:
DR-1 Downtown Revival Zoning District
Building
(3) Location
(4)
Building
Size
(6) Height
Min.
Set
Back
(In Feet)
Minimum
Offset
Floor
Area
Ratio
Max. Permitted
(In Feet)
One
Side
(In Feet)
All other
sides
(In Feet)
Principal
structure
Accessory
structure
10 5 10 40% 35 15
A. PERMITTED USES BY RIGHT
1. Single-family detached dwellings.
2. The following subject to approval by the Plan Commission of building, site and
operational plans:
a. Single-family attached, Duplex, or Townhouse structures.
b. Retail stores and shops.
c. Public administration offices and public service buildings.
d. Community and customer service establishments such as, but not limited to, the
following:
i. Business, professional, public service, banking and savings and loan offices.
ii. Delicatessen, Produce/Meat Market
iii. Clothing Store
iv. Restaurants, taverns and other commercial entertainment facilities
v. Hotels
vi. Laundry/Dry Cleaning Services.
vii. Specialty Foods (Bakeries, Confectionaries, etc.)
viii. Specialty Store (Books, Music, Toys, Sporting Goods, Stationery, etc.)
ix. Variety Store
x. Commercial studios, display galleries and training schools.
xi. Public utility offices and installations
xii. Accounting, Auditing, Bookkeeping, and Tax Preparation
xiii. Architectural, Engineering, Planning & Surveying Services
xiv. Barber/Beauty/Hair Salon & Related Personal Care
xv. Bed and Breakfast Establishments
xvi. Café, Coffee Shop, Diner, Restaurant
xvii. Desktop Publishing & Graphic Design
xviii. Legal Services
xix. Lessons (Art, Dance, Music, etc.)
xx. Medical/Dental Offices, including Veterinary
xxi. Photography Studio
xxii. Real estate
xxiii. Tax Preparation
xxiv. General Merchandising and wholesaling establishments
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Design
Guide Criteria The parcel is within the guidelines regulated by the adopted General Design
Guide and the Downtown Design Guide of the City of Muskego. The below
criteria is commercial development specific items commonly found in the
Downtown Design Guide. In all, the city wishes to have a four sided modern
architecture development for the downtown.
The General Design Guide can be found here:
http://www.cityofmuskego.org/DocumentCenter/View/516
The Downtown Design Guide can be found here:
http://www.cityofmuskego.org/DocumentCenter/View/514
Four-sided architecture which utilizes similar building materials and design for all
sides of a proposed structure is required.
Pitched roofs such as hip, gambrel, gable, etc. utilizing cedar or architectural
asphalt shingles, raised steel seamed panels, or other similar materials shall be
highly required. In the case of strip malls and shopping centers, developers shall
provide elevations, which reflect these standards through facade or parapet wall
presentations.
Roof top mechanical installations shall be appropriately screened so as to block the
view from adjacent streets and properties. Such screening shall match or
compliment the overall theme of the building.
Earth tones such as grays, greens, browns, burgundies, and tans are required.
However, all proposed color schemes shall be reviewed on their individual merit.
Parking areas shall be designed to avoid a "sea of asphalt" syndrome.
Landscaping shall be designed to compliment the built and natural environment of
the subject project and adjacent sites.
Signage shall be designed in unity with the building design through the use of the
same or similar materials and colors. Ground or monument signs shall be strongly
encouraged.
Lighting shall be down cast, cutoff, sodium fixtures not exceeding 15 feet in height
(including the light pole base and/or pedestal).
Cross-access to and between neighboring properties shall be implemented
wherever possible.
Minimum drive isle width should be no less than 24 feet.
Corporate identity shall not be prohibited yet the Plan Commission shall not
recognize same as the driving factor in the design of the facility. Corporate identity
shall be apparent yet reserved in its display.
Market Data Current Muskego market data including demographics, retail market
overviews, and future projections can all be found on the City’s economic
development website. Some direct links are as follows:
Demographic Quickfacts: http://www.cityofmuskego.org/index.aspx?NID=593
Muskego Marketing and Economic Development Plans:
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http://www.cityofmuskego.org/index.aspx?NID=424
Review & Selection Proposals will be evaluated in terms of:
Proposed use
Quality and appropriateness of the building design and site
improvements
Feasibility of the project
Offering price
Needs for incentives and remediation costs
Contribution to the City’s tax base
Developer’s expertise
Adaptability to Redevelopment Plan and City’s Downtown visions
City staff will initially review all proposals and forward them to the CDA for
review and approval along with a possible recommendation based on the
criteria above. The winning applicant will then proceed to the Common
Council for approval of a developer’s agreement outlining the requirements
needed to get a development started.
Planning Commission approval will be needed for a Building, Site, and
Operation Plan as well as formal building permits from the Community
Development Department.
Closing Applicant will be given three months after selection to obtain final plans and
financing. Closing is contingent on the Planning Commission’s final approval
of a Building, Site, and Operation Plan. Information on the option to purchase
and closing can be found in Attachment A.
A closing will occur once all project elements (final plan approval, building
permits, and financing) are in place. The City will then convey title by
Warranty Deed and will provide the buyer with a title commitment.
The buyer will be expected to commence construction within 45 days of
closing and be finished within 12 months.
Other Approvals Buyer shall be solely responsible for obtaining approvals for any uses or
required licenses (rezonings, liquor permits, etc.). Further, buyuer will be
solely responsible for any other investigative needs in relation to the history
of the parcel and contamination related issues. The parcel is sold as is subject
to the approvals of the city for any aids in relation to incentives and
remediation expenses.
Tax and
Code Policy Proposals will be rejected from any party who is delinquent in the payment of
real estate taxes to the City of Muskego (as an individual or as part of a
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partnership or corporation); who has been convicted of violating an order of
the Building Inspector; or who has been convicted of a felony crime affecting
property or neighborhood stability. Tax and court records may be checked
prior to closing.
Attachments The following documents are included for additional information:
A. Submittal Requirements and Sale Processes
B. Overview Map
C. Pictures of Parcel
D. Environmental Assessment & Map of Possible contaminated soils
E. Plat of Survey
Questions The city assumes that questions and requests for further information and
clarifications will be needed depending on the type of development
proposed. All questions should be directed to Community Development
Director Jeff Muenkel at jmuenkel@cityofmuskego.org or (262) 679-4136.
Changes and
Clarifications Any changes or clarifications will be posted on the City website under the
“News & Events” section: http://www.cityofmuskego.org . E-mailed messages
will be sent when this page is updated as well if an applicant has contacted
the Community Development Department previously outlining their desire to
submit a proposal. Check the website or sign up for the E-mail notification by
calling the Community Development Department at (262) 679-4136.
____________________________________________________________________________________
The Community Development Authority and Common Council reserves the right to reject any and all proposals for any reason
at its sole discretion, to negotiate terms and conditions of the eventual contract with the developer awarded the purchase and
development rights, and to impose additional use restrictions, if necessary.
The contents of this packet are for informational purposes only and the representations made herein, though thought to be
accurate, are without warranty. Development teams should rely exclusively on their own investigations and analyses.
The Community Development Authority and Common Council will honor confidentiality requests to the extent possible. If
portions of your proposal are proprietary, please mark items as such.
Note: Unauthorized contact regarding this Request for Proposals with any City staff, Elected Officials, Community
Development Authority, or Planning Commission may result in disqualification (This statement relates to contact used to gain
an unprofessional advantage).
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ATTACHMENT A: Submittal Requirements and Sale Process
Step 1: Prepare a Proposal Package with the Following Items:
Project narrative discussing the details of the proposed project and how the project relates to
the various adopted City documents discussed herein
Development team and experience
Preliminary architectural plans , elevations, and site plan
Offering Price, Financing Strategy, and any requests for aid in financing or remediation cost
reimbursal needs.
Project Schedule
Step 2: Proposal Submission on or before Wednesday October 2, 2013 at 4:30 P.M.
Address and deliver to the Muskego Community Development Department at W182 S8200 Racine
Avenue, Muskego, WI 53150. Write “Janesville Road RFP” on the envelope and have it stamped by the
Planning Secretary if delivering in person. Late proposals will be rejected. Please deliver two hard copy
originals and a digital form of the submittal.
Step 3: Proposal Review and Buyer Selection
City staff will initially review all proposals and forward them to the CDA for review and approval along
with a possible recommendation based on the criteria herein. The winning applicant will then proceed to
the Common Council for approval of a developer’s agreement outlining the requirements needed to get a
development started.
Step 4: Plan Preparation
A $5,000 developer’s deposit will be required to be submitted if an applicant is awarded the RFP. The
deposit will go towards costs associated with the formal development approval process with the City’s
Planning Commission. A bond of some sort, outlined in the developer’s agreement, may be required so
that the city has some surety that the development will be completed as originally proposed.
Step 5: Closing
To buy the property, a buyer will need to:
Submit final Building, Site, and Operation Plans for approval by the City’s Planning Commission. Final
plans must be consistent with the preliminary drawings and concepts approved by the Community
Development Authority RFP process. The appropriate fees, including developer’s deposits must all be
paid.
Provide evidence of firm financing and/or equity
Execute a Developer’s Agreement outlining Approved Plans
Submit a bond to guarantee satisfactory completion
Pay the purchase price
Submit for applicable building permits
Be ready to start construction within forty-five days of closing
The City will convey property by Warranty Deed. Tax, Building Inspection, and court records will be
checked prior to closing to ensure the buyer is not violating the City’s sales policies for tax delinquent,
code violations, etc..
ATTACHMENT B: Overview Map
NOTE: Property lines on this map are former property lines and the Plat of Survey should be used for true and accurate dimensions.
ATTACHMENT C: Pictures of Parcel/Surroundings
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ATTACHMENT D: Environmental Assessment & Map of Possible Contaminated Soils