Community Development Authority Packet - 7/15/2014
CITY OF MUSKEGO
COMMUNITY DEVELOPMENT AUTHORITY
AGENDA
July 15, 2014
6:00 PM
Aldermen’s Room – Upper Level of City Hall,
W182 S8200 Racine Avenue
CALL TO ORDER
PLEDGE OF ALLEGIANCE
ROLL CALL
STATEMENT OF PUBLIC NOTICE
APPROVAL OF THE MINUTES OF MAY 20, 2014.
PUBLIC INPUT
NEW BUSINESS
1. Commercial Grant Request: Little Muskego Lake Motors LLC (W179 S7714 Pioneer
Drive).
2. Commercial Grant Request: Twisted Cork/Serendipity Redesign (W168 S7392 Parkland
Drive / S74 W16832 Janesville Road).
3. Discuss Commercial Grant/Loan Program Guidelines (Ald. Hammel).
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
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.
ALSO, 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 COMMUNITY DEVELOPMENT DEPARTMENT, (262) 679-4136.
Unapproved
CITY OF MUSKEGO
COMMUNITY DEVELOPMENT AUTHORITY
MINUTES
May 20, 2014
6:00 PM
Aldermen’s Room – Upper Level of City Hall,
W182 S8200 Racine Avenue
CALL TO ORDER
Chairman LeFebvre called the meeting to order at 6:00 PM.
PLEDGE OF ALLEGIANCE
Those present recited the Pledge of Allegiance.
ROLL CALL
Present: Larry Lefebvre, Ald. Bob Hammel, Ald. Blaise Di Pronio, Bonnie Johnson, Bob
Mueller, Robert LeClaire, Lana Arrowood and Director Jeff Muenkel.
STATEMENT OF PUBLIC NOTICE
This meeting was noticed in accordance with the open meeting laws.
APPROVAL OF THE MINUTES OF JANUARY 21, 2014
Robert LeClaire made a motion to approve the minutes of January 21, 2014. Bob
Mueller seconded.
Motion Passed 7 in favor.
INTRODUCTION OF NEW CDA MEMBERS
ELECTION OF CHAIR, VICE-CHAIR, AND SECRETARY
Robert LeClaire nominated Larry LeFebvre for Chairman.
Larry LeFebvre nominated Robert LeClaire for Vice Chairmain.
Larry LeFebvre nominated Bob Mueller for Secretary.
PUBLIC INPUT
NEW BUSINESS
Janesville Road Grant Request: Muskego Nursing Home (S77 W18690 Janesville Road)
Bob Mueller made a motion to approve Janesville Road Grant Request: Muskego
Nursing Home (S77 W18690 Janesville Road) for $3,000. Alderman Di Pronio
seconded.
Motion Passed 7 in favor.
*Janesville Road Grant Request: Drefahl (S77 W18512 Janesville Road)
Robert LeClaire made a motion to approve Janesville Road Grant Request: Drefahl
(S77 W18512 Janesville Road) for $3,000. Alderman Hammel seconded.
Motion Passed 7 in favor.
ONGOING BUSINESS
Tess Corners Redevelopment District (#1) Implementation
Downtown Redevelopment District (#2) Implementation
Muskego Business Park Redevelopment District (#3) Implementation
Mill Valley Redevelopment district (#4) Implementation
Marketing Plan Implementation
MISCELLANEOUS BUSINESS AS AUTHORIZED BY LAW
Redevelopment District Development & Other Miscellaneous Information Updates
Next Meeting Date
ADJOURNMENT
Robert LeClaire made a motion to adjourn. Bob Mueller seconded.
Motion Passed 7 in favor.
Respectfully submitted,
Kellie McMullen,
Recording Secretary
NEW BUSINESS ITEM #1:
Commercial Grant Request: Little Muskego Lake Motors LLC (W179 S7714 Pioneer
Drive)
STAFF DISCUSSION
Enclosed, please find an application for the Commercial Building & Site Grant Program. The applicant is Mr.
Richard Grimme who owns the structure and property that houses Little Muskego Lake Motors LLC (Mr.
Grimme’s business) and Tom’s Auto Body property located at W179 S7714 Pioneer Drive. Mr. Grimme requests
a grant of $1,317.50 for his $2,635 worth of improvements to the frontage of his property. The improvements
consisted of the following items below. A full submittal and description can be found in the supplement attached.
Project Description:
Install new awnings across frontage of building (Already complete per photos below).
Seal Coat entire parking lot.
The grant program is specifically setup to go towards the purposes below:
The purpose of the Commercial Building & Site Grant Program is to provide matching grants to existing
commercial buildings and sites for preservation and restoration. Further, the program is instituted to encourage
urban design excellence, integrate urban design and preservation of Muskego’s heritage into the process of
downtown redevelopment, and enhance the character of the downtown area. Grant resources should produce
visible changes to commercial buildings and commercial sites. Since funding sources are limited, priority will be
given to projects demonstrating the most substantial impact on building and neighborhood aesthetics.
Mr. Grimme has found an opportunity to give some more vibrance to his building via the addition of the new red
colored awnings. Further, the seal coating is actually a direct result of the Pioneer Drive reconstruction in Mr.
Grimme’s eyes. As per the pictures below the “tie-in” of the Pioneer Drive reconstruction left asphalt differences in
the approach and edges along the front half of the property. Mr. Grimme would like assistance in seal coating the
whole lot to revitalize the appearance as well as make the old asphalt match the new that was installed from the
road project.
Since the property was affected by the Pioneer Drive construction, is in a Redevelopment District, and due to
completing aesthetic improvements, staff believes that the submittal meets the purposes set forth in the adopted
grant program.
NEW BUSINESS ITEM #2:
Commercial Grant Request: Twisted Cork/Serendipity Redesign (W168 S7392 Parkland
Drive / S74 W16832 Janesville Road).
STAFF DISCUSSION
Enclosed, please find an application for the Commercial Building & Site Grant Program. The applicants are filing
jointly and are Mr. Greg Gonzales of Twisted Cork (W168 S7392 Parkland Drive) and Ms. Nicole Hahne of
Serendipity Redesign (S74 W16832 Janesville Road). The group requests a grant of $6,000 for up to $38,267+
worth of improvements to install a new parking lot accessory to the building they lease in. As the CDA may recall,
the city has given monies to the building owner of this property in the past for various façade and site treatments.
Project Description:
Twisted Cork and Serendipity Redesign have been experiencing great growth and expansion since they both
have been in the structure over the past year. The parking at this site is very limited. A few parking stalls existed
in front of the structure along Janesville Road prior to the road reconstruction but those have since been removed
and reduced. Only a small stall for the owner of Serendipity exists on the SE corner of the building along
Janesville Road. The rest of the parking consists of stalls on the west side of the structure that at best serves
about 10-12 vehicles. Lastly, the County did
install two parallel stalls along Parkland Drive as
part of the road reconstruction.
Seeing the parking burden, the owner of the
property (Mike Fitzgerald) and the tenants have
reached out to surrounding parcel owners to see
if they could come to an agreement to lease
parking and aid in maintenance needs. After
multiple attempts to reach out to the owners of
the Post Office building across the street they
have been told that this is not an option.
All owners have since approached the city to see
if Muskego would be interested in allowing a new
parking lot on the Freedom Square Park that
neighbors the tenants property to the north. The
Parks and Recreation Department have obliged
this request and have it on their Monday July 14th
agenda for consideration.
In all, should the Park’s and Recreation Board
approve the request to allow a parking lot to be
built on the Freedom Square Park it would be
under the cost of the private owners to do so
since the parking lot wasn’t in the long term plans
of the Park Board to begin with. Mr. Gonzales
and Ms. Hahne understand this. Further, the
parking lot would never be dedicated just to the
private owners but would be a public lot first and
foremost that simply could be used by the
adjoining businesses under an agreement with
the city.
Since the parking lot would be on public lands
the city has to appropriately bid the project and
could do so with the General Road Program bid
that recently was approved. We have found that
a cost for this parking lot to be installed later this year would be $38,267. This cost is on the high end but had to
account for unforeseen excavation and poor soil costs. The city anticipates this to be lower but can’t be sure.
Mr. Gonzales and Ms. Hahne request that the city offset the parking lot cost with the Commercial Grant program
in the amount of $6,000 ($3,000 each as per the maximum usually allowed under the adopted grant program). If
recommended for approval by the CDA, staff would have the approval of the grant on the next Council meeting
along with a Developer’s Agreement outlining how the owners would pay for the parking lot and how they would
intend to maintain the lot going forth.
Staff recommends approval as the Janesville Road reconstruction project left this property with more reduced
parking than before. Further, increasing opportunities for parking along Janesville Road for the public can always
help with the walkability of the downtown. Lastly, the parking lot can aid in increased business for the current and
future tenants while aiding with safety as many cars currently have been parking along Parkland Drive that is very
narrow and has rural ditch sections.
Due to the benefits of the parking lot for the overall downtown and the aid to the local businesses, staff suggests
that the CDA may discuss the allowance of a bit more monies for this project. The program allows more money
per the criteria below of which the group qualifies for:
NOTE: While the grant amount stated above has a maximum of $3,000 allowed, actual amounts
approved are subject to change by the approval of the CDA and Common Council on a case-by-case
basis. Examples of allowing more than the stated maximum amount may include projects that
demonstrate a benefit to the community and the surrounding area, projects that may set the tone for an
area, projects that may be a catalyst for other redevelopments/developments in the area, and/or projects
providing a considerable percentage match above the needed minimum of 50%.
Once we determine if a grant is recommended and how much staff will be preparing a resolution before Council
outlining the owner’s obligations and the upfront payments necessary to complete the work.
NEW BUSINESS ITEM #3:
Discuss Commercial Grant/Loan Guidelines (Ald. Hammel)
STAFF DISCUSSION
Alderman Hammel requested that the CDA take some time to discuss the adopted Commercial Grant and Loan
Program guidelines and procedures. Specifically relating to a possible sunset on the grant monies for this
program.
ONGOING BUSINESS ITEM #1:
Tess Corners Redevelopment District (#1) Implementation
STAFF DISCUSSION
-Staff will share new development news for the area including the Storage Master that was recently approved for
the former Salentine Auto lot.
-Staff will share news on landscape replacement that was killed off this past winter for this area.
ONGOING BUSINESS ITEM #2:
Downtown Redevelopment District (#2) Implementation
STAFF DISCUSSION
TIF Funds Motivation:
-Updates on the Jerome Drugs structure, Muskego Liquor, and the old Shell site.
Janesville Road Reconstruction:
Complete – Any issues/questions/concerns?
Pioneer Drive Redevelopment
At our last meeting we had a long discussion on various Pioneer Drive redevelopment items we possibly wanted
to pursue to aid in increasing the vibrancy of the area and increased business. The CDA put off discussion until
this meeting in order for the members to take a chance to think about the area more in depth and
brainstorm/prioritize items we might want to get involved in. Below are some of the main items we were going to
think about. We will address the items below and discuss if and how we want to pursue each.
Move forward on a development proposal upon the city lands in front of
the Parks Maintenance garage
If the CDA is all in agreement we can provide a recommendation for
staff to begin advocating to have the vacant portion of the Parks
Garage land to be put out for development proposals under the control
of the CDA. Various Park’s Board and Council approvals would be
required from there. Further, conversations with the Council as they
embark on their Facilities Study discussions in the overall community
would need to occur. If approved, the CDA could then host a Request
for Proposal (RFP) process that only approves a future use of the land
dependent on a structure/use meeting the Historic Crossroads Design
Guide and being built within a specific given period of time under a
developer’s agreement. Just like we recently did with the John Jewell
building at the former BP Gas Station site.
Pursuing making the Public Works property developable
This property is more tricky then the Parks Garage parcel and is
located on the north end of Pioneer Drive along the west side of the
road, just south of the Thomas Jewelers building (see map in the
inset). If the CDA would like they can direct staff to determine costs
and feasibility to make this parcel developable as well as take it thru
the appropriate committees to see if they would allow such a venture.
Lastly, we discussed that the parcel to the south may make this parcel
more developable for a commercial opportunity. The southern use is
residential at this time. If the CDA sees fit, they could direct staff to
discuss the possibility of this landowner willingly selling the parcel to
the city. If the owners would like to entertain the idea staff would bring
back cost feasibility studies to the CDA before moving any further
ahead (cost vs. possible resultant development potential).
Increasing the max grant amount for the Pioneer Drive
In order to encourage more people to redevelop staff was thinking that we increase the grant program
potential for a specific time period? Current program allows $3,000 max as a matching grant and we may
want to up the max to $5-$7,000 for a period of time to jumpstart redevelopment projects just for this
area? There are only a limited amount of parcels this would apply to.
Looking at grant program for residential uses on Pioneer Drive
This has been discussed in the past by the CDA and Council. Having a residential grant program for the
whole Redevelopment District was never approved. However, the various boards discussed that having a
residential program for a specific defined area for specific items may be encouraged. The thought that the
“Pioneer Drive Historic District” may be that possibility once the road reconstruction was complete. If the
CDA wants to pursue this we should discuss how we might tailor a specific program for the residential
properties along Pioneer Drive for recommendation to Council. Staff believes such a program should
define the exact items the monies could go for and have a timeline on the program. The amount of
monies could be minimal compared to the Commercial Grant Program.
Staff suggests the CDA take a look at all the residential properties along this area prior to the meeting to
think about what we could advocate for owners to do their properties as part of a program.
Outreach
As discussed in the past, after we look to pursue some of these items we should organize a meeting with
the owners along the road to gain new ideas and promote investment.
Wall Art?
For many years staff has kept their eyes open for new possibilities to bring distinction to the City’s downtown.
With the Redevelopment District created and the city completion/large investment of Pioneer Drive and Janesville
Road, it becomes paramount to keep the overall theme fresh and the downtown a place for people to visit and be
proud of. One item of interest that other communities have participated in is applying wall art on blank facades of
structures within their downtown area. The wall art is usually of significance tying into the history/theme of the
community as well as the local business in which it might adorn. Given that Muskego is rich in history (especially
in the downtown), and has plenty of themes to promote (sunfish, lakes, nature, etc.), it shouldn’t be trouble to tell
a story through art here.
Staff has researched the possibility of this and has found many options communities have used. Local artists are
solicited for ideas via Requests For Proposals or actual groups are contracted for the community. Some
examples of wall art in communities in WI are found below. Also, a few possible locations to add some wall art
are found below as well.
Since the downtown is within the confines of the Redevelopment District, and the district recommendations are to
promote the downtown vibrancy and overall community, it seems that the CDA starting such an endeavor is
appropriate.
Tonight staff wanted to have a general discussion if the CDA sees value in such a project. If so, staff could pursue
this further by:
Seeing which business owners would be interested in the use of their façade
Discussing possible costs with local and contracted group artists
At our next meeting we could then decide if we wanted to move forward with an RFP process and recommend our
cost threshold. Staff would then take it thru the Council to approve any funds for the project. Funding sources
could all be via CDA existing funds from the Downtown Redevelopment District (Property Sale Balance) or also
possibly from the TIF Residual funds as well since the TIF benefits the downtown areas.
City of Plymouth, WI
City of Waukesha, WI
City of Elkhorn, WI
Possibilities for Locations for Wall Art in Redevelopment Districts
Jerome Drugs east/west facades
Muskego Liquor east/west facades
Post office Building east/west facades
NE Corner of Parkland/Janesville building façade
Janesville Commons east/west facades
Kingdom Care Daycare facade
Suburban Bourbon east/west facades
Haven Spa or Gerth Heating facade
Thomas Jewelers or Apartment Building on Pioneer facades
Horn Bros. facades
Tess Corners Building east/west facades
ONGOING BUSINESS ITEM #3:
Muskego Business Park Redevelopment District (#3) Implementation
STAFF DISCUSSION
Business Retention and Expansion & Customer Diversification Assessments: We discussed at our last meeting
that staff would be sending out this year’s business retention surveys. The CDA approved the draft of that and we
added a couple new questions as well. One question in particular was in regards to if a company might benefit
from us aiding them in a customer diversification assessment (FYI: described in more detail below).
Ten (10) surveys have been received to date and we will send out a reminder survey to try and get more later this
week. Staff will share the full results and our intentions for follow-up at our next meeting. One interesting item of
note thus far on the surveys is that a majority see benefit in customer diversification assessments and the city
aiding in those.
Customer Diversification Assistance
In collaboration with the market research services of the Wisconsin Innovation Service Center (WISC),
the University of Wisconsin-Whitewater Small Business Development Center offers customized
assistance to manufacturers in our five-county region that includes Dodge, Jefferson, Rock, Walworth and
Waukesha Counties. Manufacturing businesses can survive and grow by finding and reaching new
customers in new markets. Customer Diversification Assessments and follow-up consultations for
implementation provide companies with information
To replace lost business
To diversify across industries
To reduce vulnerability to market downturns
To focus on the best market segments
To find and reach new customers in new markets
Customer Diversification Assessments research costs around $3000 with exact prices determined based
on specific project scope. Depending on where the business is located, grant funds may be available to
cover part of the cost of the project. For more information or to request a Customer Diversification
Assessment proposal, contact Sandra Beccue at 262-472-1365 or by email at innovate@uww.edu. More
information about WISC research services can be found online at http://wisc.uww.edu.
ONGOING BUSINESS 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.
ONGOING BUSINESS ITEM #5:
Marketing Plan Implementation
STAFF DISCUSSION
Below are some of the pertinent items staff has been working on in relation to Marketing Plan implementation
lately:
Business Contact List Database/Sale & Lease Properties Economic Development Tool: Tool is operational and
receiving positive results thus far. Staff will actually be presenting this tool we use at a State Conference alter this
year since it is the only one like it around.
TIF Leverage: Working with many businesses on TIF leverage in our downtown and Moorland TIFs. A couple
possibilities for new businesses with possible incentives from the city coming in 2014 for the Moorland Rd area.
Attended Northern Gear grand opening in which Muskego was applauded on we leveraged the TIF. Staff has
been invited to speak to the Waukesha Business Alliance later this year to go over the many economic
development mechanisms we implement in retaining and creating new business and tax base.
Target Industry’s and Site Selectors: We just sent out Muskego data sheets to over 400 IL businesses that meet
our Marketing Plan criteria of industries that are ripe for the Muskego market for expansion.
GoMuskego Marketing: Continued to send out letters and completed follow-ups new businesses and franchises
we are enticing to Muskego. Find new references in various locations from brokers leads to Business Journal.
MISC. BUSINESS ITEM #1:
Redevelopment District Development & Other Miscellaneous Information Updates
- RD #2 Rezoning Petition
MISC. BUSINESS ITEM #2:
Next Meeting Date
Tuesday September 16th at 6 pm unless an earlier date is needed for any grant/loan requests.
Approximate CDA Budgets
2011 Budget Existing
Supplies and Expenses $500
Professional Services $3000
Attorney $5000
Property Sale Balance $91,000
Existing
RLF Fund Balance: $330,000+
Existing
RD #3 Balance: $52,248.03
TIF Residual Balance: ~$600,000+
TIF 8 Balance: ~$200,000