Community Development Authority Packet - 4/7/2016
CITY OF MUSKEGO
COMMUNITY DEVELOPMENT AUTHORITY
AGENDA
April 7, 2016
6:00 PM
City Hall, W182 S8200 Racine Avenue
PUBLIC HEARINGS
1. Public Hearing Regarding the Proposed Boundaries and Project Plan for Tax Incremental
District No. 11 in the City of Muskego, Wisconsin.
2. Public Hearing Regarding the Proposed Amendment of Boundaries and Project Plan for
Tax Incremental District No. 9 in the City of Muskego, Wisconsin.
REGULAR MEETING: (Following Public Hearing)
LOCATION: City Hall, W182 S8200 Racine Ave
CALL TO ORDER
PLEDGE OF ALLEGIANCE
ROLL CALL
STATEMENT OF PUBLIC NOTICE
APPROVAL OF THE MINUTES OF OCTOBER 20, 2015.
PUBLIC INPUT
NEW BUSINESS
1. Community Development Authority Action Regarding the Proposed Boundaries and
Project Plan for Tax Incremental District No. 11 in the City of Muskego, Wisconsin and
Approval of Project Plan (See the Resolution “A Resolution Designating the Proposed
Boundaries and Approving a Project Plan for Tax Incremental District No. 11, City of
Muskego, Wisconsin”).
2. Community Development Authority Action Regarding the Proposed Amendment of
Boundaries and Project Plan for Tax Incremental District No. 9 in the City of Muskego,
Wisconsin and Approval of Project Plan Amendment (See the Resolution “A Resolution
Designating the Proposed Amended Boundaries and Approving a Project Plan
Amendment for Tax Incremental District No. 9, City of Muskego, Wisconsin”).
3. Recommendation Regarding Collateral for TID 8 Commercial Loan (Jewell).
4. Discussion and Possible Recommendation on Commercial Grant/Loan Programs
Language.
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.
Public Hearing Regarding the Proposed Boundaries and Project Plan for Tax Incremental
District No. 11 in the City of Muskego, Wisconsin.
STAFF DISCUSSION
Our required public hearing for the newly proposed Tax Incremental District #11 will take place at this time. The City Tax
Incremental Finance Attorney will provide background on the proposed TID and the developer may provide their
background as well.
The public hearing will then be opened up for public comment. The public hearing is a time simply for comments. Any
questions from the public or comments from the CDA can be facilitated later in the agenda under the proposed TID #11
resolution.
See all background information under the resolution portion of the agenda for TID #11.
Public Hearing Regarding the Proposed Amendment of Boundaries and Project Plan for Tax
Incremental District No. 9 in the City of Muskego, Wisconsin.
STAFF DISCUSSION
Our required public hearing for amending the Tax Incremental District #9 boundaries will take place at this time. City
staff will provide background on the proposed TID boundary amendment and then the public hearing will be opened up
for public comment.
The public hearing is a time simply for comments. Any questions from the public or comments from the CDA can be
facilitated later in the agenda under the proposed TID #9 resolution.
See all background information under the resolution portion of the agenda for TID #9.
Unapproved
CITY OF MUSKEGO
COMMUNITY DEVELOPMENT AUTHORITY
MINUTES
October 20, 2015
6:00 PM
Aldermen’s Room – Upper Level of City Hall,
W182 S8200 Racine Avenue
CALL TO ORDER
Chairman Bob LeClaire called the meeting to order at 6:01 PM.
PLEDGE OF ALLEGIANCE
Those present recited the Pledge of Allegiance.
ROLL CALL
Present: Bob LeClaire, Lana Arrowood, Bonnie Johnson, Ald. Kubacki, Barb Schroeder and
Director Jeff Muenkel.
Absent: Dave Stevens and Ald. Kapusta
STATEMENT OF PUBLIC NOTICE
The meeting was noticed in accordance with the open meeting laws.
APPROVAL OF THE MINUTES OF JULY 21, 2015
Alderman Kubacki made a motion to approve the minutes of July 21, 2015. Bonnie
Johnson seconded.
Motion Passed 5 in favor.
PUBLIC INPUT
NEW BUSINESS
Commercial Building & Site Grant Request: Muskego Auto Body (W180 S7767 Pioneer Drive)
Alderman Kubacki made a motion to approve Commercial Building & Site Grant
Request for Muskego Auto Body (W180 S7767 Pioneer Drive) in the amout of $900 for
materials. Bonnie Johnson seconded.
Motion Passed 5 in favor.
Commercial Building & Site Grant Request: Lincoln Pointe Center (S63 W13694 Janesville
Road)
Alderman Kubacki made a motion to approve Commercial Building & Site Grant
Request for Lincoln Pointe Center (S63 W13694 Janesville Road) in the amount of
$15,000. Barb Schroeder seconded.
Motion Passed 5 in favor.
Business Recruitment Rewards Program Continuation Discussion
Lana Arrowood made a motion to approve the continuation of the Business
Recruitment Rewards Program. Bonnie Johnson seconded.
Motion Passed 5 in favor.
ONGOING BUSINESS
Tess Corners Redevelopment District (#1) Implementation
Alderman Kubacki made a motion to table the real estate sign program. Robert
LeClaire seconded.
Motion Passed 5 in favor.
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 Developments disc. & Other Miscellaneous Information Updates
Next Meeting Date
ADJOURNMENT
Bonnie Johnson made a motion to adjourn at 6:39 PM. Lana Arrowood seconded.
Motion Passed 5 in favor.
Respectfully submitted,
Kellie McMullen,
Recording Secretary
NEW BUSINESS ITEM #1:
Community Development Authority Action Regarding the Proposed Boundaries and Project
Plan for Tax Incremental District No. 11 in the City of Muskego, Wisconsin and Approval of
Project Plan (See the Resolution “A Resolution Designating the Proposed Boundaries and
Approving a Project Plan for Tax Incremental District No. 11, City of Muskego, Wisconsin”).
STAFF DISCUSSION
Please find enclosed in the supplement the proposed draft TID #11 Project Plan. The proposal consists of boundaries
surrounding a proposed development for the former Parkland Mall property which is located on 10+ acres along
Janesville Road between Lannon Drive and Parkland Drive in Muskego’s downtown.
The City’s Tax Incremental Finance Attorney will be present to go over the details of the proposed plan and resultant
negotiations surrounding the proposed development to date.
A formal resolution is attached that the CDA should consider after deliberation. The resolution is essentially a
recommendation for approving the TID Project Plan and associated boundaries. The Council has to ultimately approve
the TID Project Plan and boundaries but depends on the CDA in this situation for a recommendation. It is reasonable to
assume that the CDA may approve the resolution knowing that it is subject to further negotiations and approvals with
the Common Council. The CDA should feel free to provide the Common Council any comments regarding other
variables they would like the Council to consider before the Council would approve any final plans or developer
agreements. Such contingencies might be in the form of guarantees the CDA would like to see, re-structuring/changing
of any of the project costs, or re-structuring/changing how incentives are allocated, etc.
The city does have adopted TID Guidelines that were approved back in 2007 (attached herein). The guidelines layout a
format in which the city hopes to find in developer proposed TIDs. The CDA should review these guidelines. The city
TIF Attorney will be able to answer various questions on how the proposed development works in the existing
guidelines.
The basics behind the developer request shown in the draft project plan are as follows:
The developer is requesting $6,866,000 in incentives. The developer is showing that the initial costs to get the
site pad-ready for the development will cost in excess of $2,866,000. They request that the $2,866,000 is paid
back to them as work progresses for completion of phase 1 of the project which is all the grading, utility, and
road infrastructure to get the site pad-ready. Essentially the developers are requesting the $2,866,000 as a
construction draw. The last $4,000,000 is requested in the form of a “pay as you go” municipal revenue
obligation (MRO) once all the development they proposed has been built and the tax increments from that built
development is large enough to pay off all the incentives given (pay as you go).
The project plan is showing that the requested incentives, along with the costs incurred by the city during this
process (interest fees and city administration), would be paid off by the resulting new taxes created by the
development within a 15 year time period.
Before a TID is approved by a municipality, the city should find that incentive requests pass the “but for” test.
Essentially, but for the incentives allowed by the city, this proposed development simply wouldn’t happen or at
least happen to the degree (maximum tax potential) being proposed. The city TID attorney will discuss how the
developers believe they are meeting the “but for” test in more detail. Essentially, the developers have provided
the city with information that a normal developer return on investment would not occur without the incentives
requested and that the development could not occur without the city incentive for various construction costs
including utility extensions, over excavation costs due to poor soils, and adaptation of the development to the
downtown beautification scheme (rec trails/surrounding road enhancements).
The development being requested consists of approximately 53,500 square feet of commercial buildings
(consisting of a 30,000 square foot grocer that the developers have named as Sendik’s, a 12,500 square foot
commercial structure, a 4,000 commercial structure, and a 7,500 square foot commercial structure) and three
(3) proposed apartment buildings.
The TID Project Plan would be contingent on a developers agreement formalizing the partial guarantees and
the paybacks associated with the draft Project Plan. This developer’s agreement would require review and
approval of the Common Council at a future date.
The TID Project Plan and resulting developers agreement would also be contingent on the developers receiving
formal city approvals for any rezonings, land divisions, and architecture approvals for future buildings.
It should be noted that the developers have submitted the full civil (utility/road) plans for city and other agency
approval. These are in review by the City’s engineering department and should be ready to go for construction
approval should the TID get approved in the next couple months.
It should also be noted that the developers have formally submitted for their initial rezoning for the land. Since
the development is proposed as a mixed use development they require a rezoning to a PD Planned
Development before the Common Council and Plan Commission. The initial public hearing for the rezoning is
scheduled before the Council on Tuesday April 26, 2016 at 7 pm. Although the rezoning meeting isn’t for
another month it will be important for the CDA to consider the development being proposed and to offer any
comments to the Council and Plan Commission now on how the CDA views the proposed development in
regards to the adopted Redevelopment District #2 Plan. Here is some info regarding the proposed Planned
Development rezoning below. Please find the rezoning supplement from the developer attached as well):
o The proposed PD Planned Development Zoning District is requested from the developer to allow a
mixed use development to occur that would allow multi-family uses with commercial uses (As shown in
the plans in the Appendix of the TID #11 Project Plan).
o The PD district also allows the development to occur outside of concrete zoning requirements. For this
proposed PD, the developer would need the PD to allow the individual commercial and residential
developments to have varying setbacks to property lines as well as to allow site treatments (parking,
roads, landscaping, etc.) to cross various property lines.
o Lastly, the developer is showing that the proposed multi-family structures are to be a height of 43 feet.
The PD district is being proposed to allow the residential structures to be built at this height when the
normal underlying zoning requirement is 30 feet. Per below, the height need is due to the poor soils and
high water table in the soils that necessitate building the enclosed parking on the first level with three
stories of residential above.
The adopted Redevelopment District #2 discusses the former Parkland mall property in detail. Ultimately, the
language in the plan specifically states that any development proposed for the property should be “market
driven” but it does talk about other possible design requirements that might be good to find in a future
development here. Please see the language from the Redevelopment District #2 Plan below for your reference.
Overall, most of the recommendations found in the adopted RD #2 Plan will pertain to the actual structure and
site layouts when they would come forward for Planning Commission approvals in the future. However, staff
believes that the rezoning and the concepts provided with the TID #11 do meet many of the objectives found in
the RD #2 Plan. While some design suggestions don’t follow the developer submittal we do see that we left the
Plan to state that any development proposed is “market driven.” In the end, the development proposed will
enhance the image and profile of downtown Muskego where a void exists today. Working out the various height
and setback variances as part of the rezoning will be more dependent on the outcome of the future public
hearing and how the Planning Commission determines if such variances affect the surrounding neighborhood in
a negative way or not.
Adopted Redevelopment District #2 Plan Language pertaining to the proposed Parkland Towne Center:
ACDO #3 “DOWNTOWN REVIVAL”
ACDO #3 is considered the central downtown of the City of Muskego. The area with the most redevelopment potential
is found along the north side of Janesville Road between Lannon Drive and Parkland Drive and includes the 10-acre
former Parkland Mall site.
The area is currently comprised of single-family residential uses along the west side of Lannon Drive. Commercial
zoning and land uses are found in place for the parcels abutting Janesville Road, which includes the former Parkland
Mall site.
Redevelopment in this area should seek to enhance the image, profile, and use of Downtown Muskego. Given its
central location, the site plays a crucial role in the future viability of the Janesville Road commercial district. Equally
important, the site provides an opportunity to begin to reshape Downtown Muskego from a disparate collection of aging
commercial structures to a functional and symbolic city center befitting a community of over 20,000.
New development at the former Parkland Mall site can help set higher standards of design with a renewed emphasis on
community image and the cost effective provision of public services. Moreover, a quality project at this location will
provide the downtown area, and indeed the entire community, with an identity reflecting the local quality of life and the
affluence of city households – in short, a visual and economic anchor for the currently attenuated and uncentered
Janesville Road corridor. Widely accepted development and planning principles suggest that new development should
help the downtown and City compete in an increasingly competitive and quality-conscious real estate environment,
while providing alternative housing and shopping opportunities in close proximity.
The vision for the Parkland Mall site should encompass a mixed-use development utilizing traditional neighborhood
development standards. Area residents should feel a new sense of place, as a development must provide a downtown
identity. Commercial and residential uses are envisioned providing a one-stop convenience of institutional and public
services. Overall, this project should demonstrate market driven principles that work within the Muskego’s economic
landscape.
The following key planning elements are to be used as a guide for the development/redevelopment of the portion of this
area that abuts Janesville Road (Note: A development may include other elements not listed OR may exclude some of
the elements below as any new development should be market driven):
Design Character
Traditional town center/modern ‘main-street’
Buildings squarely facing the street
Buildings closer to street, parking behind
Pedestrian scale – walkable, accented storefronts
Taller building profiles – downtown centerpoint and landmark
Variable roof-lines.
Transitional massing blending with surrounding architecture
Sense of place/downtown identity
Use Mix
Possible upper end condos (professionals & ‘empty nesters’)
Destination and convenience retail
Smaller floorplate retail
Shared parking
Multiple purpose trips
Convenience
Density
Possible Mid-Rise heights: Somewhat higher than City norm
Built in consumer market for downtown businesses
Greater TIF revenues
More efficient public services/utilities
Activity center
Downtown anchor and landmark
As stated, the parcels west of Lannon Drive, are primarily residential; however, the 2020 Plan lists future uses as being
commercial in character. Commercial land uses will most likely come to fruition after the primary spot in the former
Parkland Mall site is developed.
The parcels abutting the lake may develop only after a larger development along Janesville Road is created to link an
open space lake access to the downtown. Future assemblage of these parcels to create lake access and view sheds
may entail a mixed-use development that adapts to the lake, consisting of various commercial activities intermingled
with multi-family condominium projects.
Future lake accesses and view sheds will hopefully bring the lake back into the community and create new
opportunities for residents and visitors to enjoy an original amenity Muskego has historically been famous for.
As part of ACDO #3 “Downtown Revival”, these measures may take place:
1. Deriving an overall concept plan for the City to promote may be key to seeing the redevelopment potential of
this area through. Formulizing an overall concept plan along with ways to finance the plan is critical. Financing
may include the use of a TIF District.
2. Future decision-making bodies should be sensitive to how future lake access here is developed in order to
assure that the access points work well with surrounding land uses.
3. Parcels may have the potential to be purchased by the community as funds become available, development
takes place, and/or properties go up for sale. Community participation should only be used in acquisitions
associated with a larger adopted development plan for the area.
1. Redevelopment potential of this area both in general, and parcel specific, should be continually promoted with
the property owners.
2. Various financing methods should be used to spur redevelopment with the individual owners including property
specific development based incentives and loan/grant programs.
3. Various financing methods should be investigated to make a redevelopment with lake access/views a reality,
including the use of TID financing.
CDA RESOLUTION NO. 001-2016
RESOLUTION RECOMMENDING CREATION OF
TAX INCREMENTAL DISTRICT NO. 11 AND
APPROVING THE PROPOSED PROJECT PLAN FOR THE DISTRICT
WHEREAS, the portion of the City of Muskego, Waukesha County, Wisconsin (the "City") described on Exhibit A
hereto is suitable for mixed use development, consisting of a combination of residential and commercial uses, and
WHEREAS, the creation and implementation of a tax incremental district ("TID No. 11") pursuant to Section 66.1105
of the Wisconsin Statutes (the "Tax Increment Law") is necessary in order for such development to occur, and
WHEREAS, a proposed tax incremental district project plan in the form attached hereto as Exhibit B (the "Project
Plan") has been prepared for TID No. 11 in accordance with the requirements of the Tax Increment Law, and
WHEREAS, on April 7, 2016, this Community Development Authority held a public hearing at which all interested
parties were afforded a reasonable opportunity to express their views on the proposed creation of TID No. 11, the
proposed boundaries of TID No. 11 and the Project Plan.
NOW, THEREFORE, BE IT RESOLVED BY THE PLAN COMMISSION OF THE CITY OF MUSKEGO,
WISCONSIN, THAT:
1. Recommendation of Creation of TID No. 11. The Community Development Authority recommends
that TID No. 11 be created in order to promote mixed-use development in the City.
2. Designation of Boundaries. The Community Development Authority recommends that the
boundaries of TID No. 11 be as shown in Exhibit A and include the properties designated on
Exhibit A.
3. Adoption of Project Plan. The Community Development Authority adopts the Project Plan as the
proposed project plan for TID No. 11.
4. Submission of Recommendation to Common Council. The recommendations of this Community
Development Authority as to the creation of TID No. 11, the boundaries of TID No. 11 and the
Project Plan for TID No. 11 shall be submitted to the Common Council.
Adopted this ___day of __________, 2016.
Robert LeClaire, Chairman
City of Muskego Community
Development Authority
Attest:
Jeff Muenkel, Executive Director
City of Muskego Community
Development Authority
EXHIBIT A
All that part of the Northwest ¼ and the Southwest ¼ of Section 10, Town 5 North, Range 20 East, City of
Muskego, Waukesha County, Wisconsin, bounded and described as follows:
Commencing at the Northwest corner of a property identified by Tax-key no. 2198-990-003 said point also
being the point of beginning; thence Easterly along the North line of said property 106.00 feet, to the
Easterly line of said property; thence Southerly along said East line extended 295 feet more or less, to the
South right of way line of Janesville Road (C.T.H. “L”); thence Northeasterly along said South line 710 feet
more or less to the Northeast corner of Lot 4, Certified Survey Map No. 10029; thence Northerly 120 feet
more or less to the Southwest corner of a property identified by Tax-key no. 2198-984-001; thence
Northerly along the West line of said property 417.31 feet to the North line of said property, said point also
being the corner of a property identified by Tax-key no. 2198-984; thence Southwesterly along a North line
of said property 16.09 feet to an Easterly line of said property; thence Northwesterly along said Easterly line
of 28.22 feet to a North line of said property; thence Southwesterly along said North line 160.00 feet, to an
East line of said property; thence Northwesterly along said East line 210.00 feet, to a North line of said
property; thence Northwesterly along said North line 293.37 feet, to a West line of said property; thence
Southerly along said West line 200.00 feet to a North line of said property; thence Westerly along said
North line 100.00 feet to the Easterly Lannon Drive right of way line; thence Southerly along said right of
way line 541.84 feet, to the point of beginning.
EXHIBIT B
PROPOSED PROJECT PLAN FOR TID NO. 11
CITY OF MUSKEGO, WISCONSIN
TAX INCREMENTAL DISTRICT NO. 11
PROJECT PLAN
PREPARED BY:
THE CITY OF MUSKEGO, WI.
&
VON BRIESEN & ROPER
&
HUTCHINSON, SHOCKEY, ERLEY & CO.
MARCH 23, 2016
INTRODUCTION
Tax Increment District No. 11 (the “District) is being formed as a mixed use tax increment district. It is
comprised of approximately 10.75 acres that will be developed with a combination of 3 apartment
buildings and 53,500 square feet of commercial space. The area is what was once known as the
Parkland Mall. The property is currently assessed as agricultural with a value of approximately $2,300.
The District is being formed to encourage the development of the now vacant property into more
appropriate uses for the Muskego, WI downtown area and to increase the tax base.
SECTION I
EXISTING USES AND CONDITIONS
The land in the District is currently zoned B-4 Highway Business District but is used as agricultural at this
time. Zoning changes will be required.
SECTION II
LIST THE TYPE, NUMBER AND LOCATION OF ALL PROPOSED PUBLIC WORKS AND
IMPROVEMENTS IN THE DISTRICT AND OUTSIDE THE DISTRICT
Tax Incremental District No. 11 in the City of Muskego is being created to promote commercial growth
within the City. The following Projects are the required improvements to accommodate the
development within the District (Further illustrated in plans in Section III). Any costs directly, or
indirectly, related to the public works are considered “Project Costs” and are eligible to be paid with tax
increment revenues of the District. The projects and Project Costs include:
A. Grading, Stormwater Management, and Roads
Grading: Mass grading of the entire 10+ acre site is required to bring the grades at levels ready
for pad-ready development. Further, over excavation costs are extreme for this project due to
old material left in the soils from the previous building demolition that existed on the site over
the past thirty years. Over excavation costs are high due to high water table in the general area
as well.
Stormwater Management: Removal of old stormwater pipes from previous development is
required. Installation of new stormwater pipes and construction of one regional pond to occur in
the northeast portion of the site. Pond to manage stormwater onsite at a higher rate than
previous development.
Roads: Various internal access roads for the entire mixed use site including main internal access
road traversing from Janesville Road to Lannon Drive. Internal updates to adjoining properties
that will have cross access easements to the east. Major improvements to the public roads
accessing the site in Lannon Road to the west and Janesville Road to the south (turning lanes,
lighting, brick pavers).
B. Sewer/Water City Connection
Sanitary Sewer: New main extensions are required with one extending from the west off of
Lannon Drive along main internal access road to feed main commercial structures. Laterals
required for commercial grocer structure. Sanitary main extending west from Lannon Drive to
support north development.
Water: Main loop connections to occur throughout site for proper water and fire support for all
structures in project. Loops required to adequately support surrounding neighborhoods as well.
Water main extensions to occur along western border of project along Lannon Drive. Water
main connection from east existing water main to Lannon Drive west water main via the north
half of the development.
C. Landscaping, Lighting, and Signage
Various internal landscaping across 10+ acre site for beautification purposes. Mainly along main
access drive and along the frontage of Lannon Drive and Janesville Roads. Various internal
signage needs for directional and main business signage needs. Internal site lighting related
costs.
D. Predevelopment, Inspection, Survey
Miscellaneous soft costs and inspection costs during the course of the project relating to plan
approvals for zoning and civil plans, construction inspections, and various survey documentation
needs.
E. Contingency & Construction Management
Various construction related contingencies are expected in excess of 10% of project costs as well
as unknowns due to the poor soil conditions on the project site.
F. One-half Mile Radius
The Project and Project Costs will include public infrastructure work and associated costs within
a one-half mile radius of the District boundaries.
SECTION III
PROPOSED IMPROVEMENTS AND USE IDENTIFICATION AND LOCATION
The project plans (preliminary set of civil plans) denoting the improvements discussed in Section II are
found in Appendix B.
SECTION IV
DETAILED LIST OF ESTIMATED PROJECT COSTS
A. Grading, Utilities and Roads $1,522,400
B. Sewer/Water City Connection Costs $570,000
C. Landscaping and Signage $75,000
D. Street Lighting $70,000
E. Predevelopment, Survey, Inspection $395,000
F. Contingency & Construction Management $233,800
G. City Administration $375,000
H. Developer Incentive (pay as you go Municipal Revenue Obligation) $4,000,000
Total $7,241,200
These project costs are preliminary estimates only. The City reserves the right to increase these costs
related to changes in circumstances or market conditions subsequent to the date of this project plan.
The City also reserves the right to change the allocation of project costs among the various line items.
These changes may be made without amending the project plan. The estimated project costs have been
based upon currently available information and are not intended to be limitations on the amount of
project costs which may be incurred in the course of the implementation of this project plan. The City
retains the right to delete projects and project costs without amending the project plan.
The project costs will be incurred as construction and development proceeds within the District. It is
anticipated that the project costs will be incurred within three years of the date of this project plan.
The City may provide incentives and cash grants to the developer to reimburse the developer for costs
incurred by developer related to the construction of improvements with in the District.
SECTION V
ECONOMIC FEASIBILITY STUDY
The project costs listed in Section IV will be paid for through a combination of City contributions and
developer incurred costs. The City will contribute a total of $2,866,000 to the project costs. This will
require a borrowing of $3,075,000. The remaining costs will be paid by the developer and will be
recovered from future tax increments through a Municipal Revenue Obligation (MRO) up to a max imum
of $4,000,000. It is anticipated that the City’s borrowing will be paid first (final maturity estimated to be
2026) followed by the MRO payments to the developer. As a mixed use District, the District has a
maximum term of 20 years. Assuming the development occurs in accordance with the projections and
financial analysis set forth in this Project Plan and the project costs are reasonably consistent with the
current projections set forth in Section IV, it is currently estimated that all costs would be paid within
approximately 15 years and the District would be terminated in 2032.
CITY OF MUSKEGO
TtD NO.11
ESTI MATED TAX INCREMENTS
YEAR
INCREMENTAL
VALU
5t3,292,832
23,t78,L65
31,940,000
F
TAX
INCREMENT
20!7
2018
20L9
2020
202L
2022
2023
2024
2025
2026
2027
2028
2029
2030
203L
2032
2033
2034
2035
2036
S219,450
382,439
527,OLO
537,550
548,301
559,267
570,452
581,861
593,498
605,368
6t7,476
629,825
642,422
655,270
668,376
68L,743
695,378
709,286
723,47L
5!l,]"4B,M3
s8.338.s6s
Constant tax rate of 516.50
Annualinciease in incrementof 2Yo
Developer values daled 3/ 4l L6
CITY OF MUSKEGO
Debt Service Schedule
T.I.D. NO. 11
$3,075,000 BANS
Date Princloal Couoon lnterest Total P+l Fiscal Total
06/01/2016
t2t0u20t6
0610U20t7
t2l0ll20r7
06/0u20t8
49,968.75
49,968.75
49,968.75
49.968.75
49,968.75
49,968.75
49,968.75
3,124,968.75
49,968.7s
99,93'1.50
3.07s.000.00 3.250%
r2t0t/2018 3,r24,968.75
Total $3,075,000.00 $r99,E75.00
Yield Statistics
Bond YearDollars $6. l 50.00
Averase Life 2.000 Years
Average Couoon 3.2s00000%
Net Interest Cost (NIC)3.2500000%
True Interest Cost (TIC)3.2500000%
Bond Yield for Arbitrase Purposes 1.4007523%
All Inclusive Cost (AIC)3.2500000%
IRS Form 8038
Net Interest Cost 2.2930374%
Weiehted Averase MaturiF 2.000 Years
TID 11 BANSTAX I SINGLEPURPOSE | 3t7t2016 | 10:194M
Hutchinson.Shockey. Erley & Co
Paqe 1Putrlrr: Fur¡¡nr;e
CITY OF MUSKEGO
Debt Service Schedule
REFINANCING OF THE
TID NO. 11 BANS
Date Princi nal Couoon lnterest Total P+l Fiscal Total
04/0U2018
0410t/20t9
t0/0U2019
04t0r/2020
r0t0t/2020
325,000.00 4.000;,
4.000%
123,000.00
s5,000.00
5s,000.00
47.000.00
448,000.00
55,000.00
455,000.00
47.000.00
400,000.00
503,000.00
502.000.00
04t01/2021
t0/01/2021
04/01/2022
t0t0t/2022
04101/2023
400,000.00
425,000.00
425,000.00
4.000%
4.000o/o
4.000"/"
47,000.00
39,000.00
39,000.00
30,500.00
30.500.00
447,000.00
39,000.00
464,000.00
30,500.00
455,500.00
486,000.00
494,500.00
r0l0t/2023
04/01/2024
t0/0t/2024
04/01/2025
ro/ov202s
450,000.00 4.000o/o
4.000%
22,000.00
22,000.00
13,000.00
13,000.00
3 500 00
22,000.00
472,000.00
13,000.00
488,000.00
3-500.00
477,500.00
48s,000.00
475,000.00
491-s00,00
04101/2026
t0t0t/2026
17s,000.00 4.0000/"3,500.00 178,500.00
178,s00.00
Total $3,o75,ooo.oo $543poo.oo $3,618,000.00
Yield Statistics
Bond Year Dollars $1 3-s75.00
Aver¿ge Life 4.415 Years
Averaqe CouDon 4.0000000%
Net Interest Cost (NIC)4.0000000%
True Interest Cost (TIC)3.9902594%
Bond Yield for Arbitrage Purposes 3.9902594%
All Inclusive Cost (AIC)3.9902594%
IRS Form 8038
Net Interest Cost 4.0000000%
Weighted Aver¿ge Maturity 4.415 Years
TID 11 BONDS I SINGLEPURPoSE | 31712016 I 10:184M
Hutchinson.Shockey. Erley & Co
Page 1Puirlrc Frnance
SECTION VI
DESCRIPTION OF FINANCING METHODS
Under Wisconsin Law there are several methods of borrowing, some of which apply the debt against the
City’s statutory debt limit. The feasibility of financing any project at any given time by any particular
method will be determined in the future, based on the City’s fiscal situation, anticipated non -capital
needs, interest rates and the amount borrowed.
Possible funding sources include:
A. General Obligation Debt
B. Water and Sewer Revenue Bonds
C. Lease Revenue Bonds issued by the CDA
D. State Grants
E. Municipal Revenue Obligation
It is anticipated that developer agreements between the City and property owners, lessees or
developers will be in place prior to major public expenditures and for any cash grants/developer
incentives. These agreements may also provide for developer guarantees or payment in lieu of
development.
SECTION VII
PROPOSED CHANGES IN ZONING ORDINANCES AND MASTER PLAN
The City’s adopted 2020 Land Use Plan shows the parcel as commercial uses within the downtown
confines and no Comprehensive Plan amendment is required.
The current zoning is shown as B-4 Highway Business District and a change to the PD Planned
Development zoning district will be required to implement the development as proposed. The PD
zoning will allow the mix of residential and commercial uses as well as various setback and height
modifications.
SECTION IX
RELOCATION
At the present time, there are no relocation costs to be incurred by the City.
SECTION X
HOW THE CREATION OF TAX INCREMENTAL DISTRICT NO. 11 WILL PROMOTE THE ORDERLY
DEVELOPMENT OF THE CITY OF MUSKEGO
Muskego Tax Incremental District No. 11 will promote orderly development of the City of Muskego by
providing the opportunity for continued growth in the tax base, job opportunities, and cost effective
means to encourage business related development, thereby furthering the goals and policies of the
City’s adopted 2020 Comprehensive Plan, Redevelopment District #2 Plan, Marketing Plan, and
Economic Development Strategic Plan.
A. City of Muskego Adopted Plans
The City of Muskego has been building a downtown identity and brand for the past decade while
anticipating a development for this project in the heart of the downtown to pull everything together.
Here is a sample of the many adopted plans in Muskego that incorporate the need for the project
discussed as part of this TID #11 Project Plan.
2020 Comprehensive Plan: The Comprehensive Plan was adopted under the Wisconsin Statute Smart
Growth regulations back in 2008. The city looked to the downtown Janesville Road area as being a focal
point during the planning years for this plan. In particular, the property discussed for TID #11 is
specifically discussed as a “desired development area” in the plan. The following is written in the Comp
Plan in relation to downtown development:
Downtown Note (Shown as Note #4 on 2020 Future Land Use Map)
Much discussion in this document relates to the future development of the City’s downtown. The intent of
the Downtown note is to promote development and redevelopment in what is known as Muskego’s
downtown. The general area for the downtown is those properties found along Janesville Road from
Pioneer Drive to Bay Lane Drive. The downtown DDA was created to allow the revival and redevelopment
of these properties in order to create new opportunities for the parcel owners. This area is intended to
encourage mixed-use, compact development that is sensitive to the environmental characteristics of the
land and facilitates the efficient use of services. The category diversifies and integrates land uses within
close proximity to each other, and it provides for the daily retail and customer service needs of the
residents. Land uses and development in the downtown area should closely follow the land uses noted on
the Land Use Map, although an endless amount of other opportunities exist for properties in this area.
The City should utilize the Community Development Authority and Mayor’s Task Force on Economic
Development in implementing the redevelopment of the via the concepts noted in the Redevelopment
District #2 Plan and the various Mayor’s Task Force Downtown Committee Reports.
Lastly, as part of the 2020 Comprehensive Plan development a variety of surveys and public hearings
took place in which the overwhelming response was to work on ways to develop this site as part of the
proposed TIF #11 parcel.
Redevelopment District # Plan - Downtown: The Redevelopment District #2 Plan is an extension of the
City’s Comprehensive Plan that digs deeper in the desired development pattern of the city’s downtown
area. The redevelopment plan has been adopted since 2002 and has direct recommendations on the
orderly development of the proposed parcel development for TIF #11. The following is found in that
plan (key areas underlined with special note on the financing recommendations at the end):
ACDO #3 “DOWNTOWN REVIVAL”
ACDO #3 is considered the central downtown of the City of Muskego. The area with the most redevelopment potential
is found along the north side of Janesville Road between Lannon Drive and Parkland Drive and includes the 10-acre
former Parkland Mall site. The area is currently comprised of single-family residential uses along the west side of
Lannon Drive. Commercial zoning and land uses are found in place for the parcels abutting Janesville Road, which
includes the former Parkland Mall site.
Redevelopment in this area should seek to enhance the image, profile, and use of Downtown Muskego. Given its
central location, the site plays a crucial role in the future viability of the Janesville Road commercial district. Equally
important, the site provides an opportunity to begin to reshape Downtown Muskego from a disparate collection of
aging commercial structures to a functional and symbolic city center befitting a community of over 20,000.
New development at the former Parkland Mall site can help set higher standards of design with a renewed emphasis
on community image and the cost effective provision of public services. Moreover, a quality project at this location
will provide the downtown area, and indeed the entire community, with an identity reflecting the local quality of life
and the affluence of city households – in short, a visual and economic anchor for the currently attenuated and
uncentered Janesville Road corridor. Widely accepted development and planning principles suggest that new
development should help the downtown and City compete in an increasingly competitive and quality-conscious real
estate environment, while providing alternative housing and shopping opportunities in close proximity.
The vision for the Parkland Mall site should encompass a mixed-use development utilizing traditional neighborhood
development standards. Area residents should feel a new sense of place, as a development must provide a downtown
identity. Commercial and residential uses are envisioned providing a one-stop convenience of institutional and public
services. Overall, this project should demonstrate market driven principles that work within the Muskego’s economic
landscape.
The following key planning elements are to be used as a guide for the development/redevelopment of the portion of
this area that abuts Janesville Road (Note: A development may include other elements not listed OR may exclude some
of the elements below as any new development should be market driven):
Design Character
Traditional town center/modern ‘main-street’
Buildings squarely facing the street
Buildings closer to street, parking behind
Pedestrian scale – walkable, accented storefronts
Taller building profiles – downtown centerpoint and landmark
Variable roof-lines.
Transitional massing blending with surrounding architecture
Sense of place/downtown identity
Use Mix
Possible upper end condos (professionals & ‘empty nesters’)
Destination and convenience retail
Smaller floorplate retail
Shared parking
Multiple purpose trips
Convenience
Density
Possible Mid-Rise heights: Somewhat higher than City norm
Built in consumer market for downtown businesses
Greater TIF revenues
More efficient public services/utilities
Activity center
Downtown anchor and landmark
As part of ACDO #3 “Downtown Revival”, these measures may take place:
1. Deriving an overall concept plan for the City to promote may be key to seeing the redevelopment potential of this
area through. Formulizing an overall concept plan along with ways to finance the plan is critical. Financing may
include the use of a TIF District.
2. Future decision-making bodies should be sensitive to how future lake access here is developed in order to assure
that the access points work well with surrounding land uses.
3. Parcels may have the potential to be purchased by the community as funds become available, development takes
place, and/or properties go up for sale. Community participation should only be used in acquisitions associated
with a larger adopted development plan for the area.
1. Redevelopment potential of this area both in general, and parcel specific, should be continually promoted with
the property owners.
2. Various financing methods should be used to spur redevelopment with the individual owners including property
specific development based incentives and loan/grant programs.
3. Various financing methods should be investigated to make a redevelopment with lake access/views a reality,
including the use of TID financing.
Marketing Plan/Economic Development Strategic Plan: It is important to note that the city has an
adopted Marketing Plan and Economic Development Strategic Plan that promote the orderly
development of the parcel proposed for development in this TIF #11 Plan. The desired development
requirements are similar to the items discussed above in the Comp Plan and Redevelopment Plan.
B. Cost Effective
To attract private development and investment, a City often needs to make certain public improvements
such as sanitary sewers, storm sewers, water mains, and street improvements. If the City were to buy
land for this mixed use development and make these improvements, the anticipated tax benefits might
not be great enough to justify the public expenditures. Because the land in the Tax Incremental District
is privately owned, the City will continue to collect taxes based on the valuation of that land. By creating
a Tax Incremental District, the City will be able to pay debt service on bonds issued for the pub lic
improvements from taxes collected on the increased value within the District caused by development
that occurs after the District is created. This provides the City with a means to repay its debt and
finance these public improvements, while providing the private sector with the ability to sell land at a
more attractive price to prospective businesses, which encourages more rapid development in the area.
Further, all the developer costs, agreed to be paid by the TIF from the City, are guaranteed in one form
or the other by the developer.
C. Promotes Increased Business Development
Tax Incremental District No. 11 will be in the heart of Muskego’s downtown. As noted above the city has
worked in promoting the development of the downtown in a way to incorporate a new sense of place
while desiring to redevelop the supporting business properties as well. Janesville Road was fully
reconstructed with this sense of place in mind during 2012 and the city spent over $5 mil for
beautification and branding efforts as part of that reconstruction. Grant and loan programs have been
formed since 2009 to aid new commercial developments and redevelopments in the downtown as a
partner to the beautification efforts that have been completed. Grants have amounted to $300,000+
compared to over $3.5 mil in private investment and loans have amounted to $333,000 compared to
$1.3 mil in private investments. Financing as part of the TIF #11 will continue these financing aid
initiatives that will support both new businesses in the TIF #11 as well as supporting the expansion and
redevelopment of businesses in the surrounding downtown area.
D. Job Creation
It is anticipated that the construction of the 53,000+ square feet of commercial in the proposed project
has the potential to create over 150 jobs. The effect of this project for jobs in the neighboring
downtown Muskego properties is unmeasurable. The jobs will range from hourly retail/restaurant
positions to managerial positions.
SECTION XI
LEGAL OPINION
TAGLaw International Lawyers
William E. Taibl
Direct Telephone
414-287-1213
wtaibl@vonbriesen.com
March 22, 2016
Mr. Jeff Muenkel
City of Muskego
W182 S8200 Racine Avenue
Muskego, WI 53150-0749
Re: Project Plan for Tax Incremental District No. 11 for the City of Muskego, Wisconsin
Dear Mr. Muenkel:
We have acted as attorneys for the City of Muskego in connection with the proposed creation of Tax
Incremental District No. 11 of the City of Muskego (“District”) and the review of the Project Plan for the
District dated April ___, 2016 (“Project Plan”).
In connection with the creation of this District, we have reviewed the Project Plan, and such other
documents as we deem necessary to enable us to give this opinion.
Based upon our review, and reliance on the accuracy of the statements set forth in the Project Plan, it is
our opinion that the Project Plan is complete and complies with Section 66.1105 of the Wisconsin
Statutes.
Very truly yours,
von BRIESEN & ROPER, s.c.
William E. Taibl
WET:jrp
26328303_1.DOC
SECTION VIII
NON-PROJECT COSTS
There are no non-project costs.
APPENDIX A
LEGAL DESCRIPTION AND PARCEL NUMBERS
All that part of the Northwest ¼ and the Southwest ¼ of Section 10, Town 5 North, Range 20 East, City of
Muskego, Waukesha County, Wisconsin, bounded and described as follows: Commencing at the
Northwest corner of a property identified by Tax-key no. 2198-990-003 said point also being the point
of beginning; thence Easterly along the North line of said property 106.00 feet, to the Easterly line of
said property; thence Southerly along said East line extended 295 feet more or less, to the South right of
way line of Janesville Road (C.T.H. “L”); thence Northeasterly along said South line 710 feet more or less
to the Northeast corner of Lot 4, Certified Survey Map No. 10029; thence Northerly 120 feet more or
less to the Southwest corner of a property identified by Tax-key no. 2198-984-001; thence Northerly
along the West line of said property 417.31 feet to the North line of said property, said point also being
the corner of a property identified by Tax-key no. 2198-984; thence Southwesterly along a North line of
said property 16.09 feet to an Easterly line of said property; thence Northwesterly along said Easterly
line of 28.22 feet to a North line of said property; thence Southwesterly along said North line 160.00
feet, to an East line of said property; thence Northwesterly along said East line 210.00 feet, to a North
line of said property; thence Northwesterly along said North line 293.37 feet, to a West line of said
property; thence Southerly along said West line 200.00 feet to a North line of said property; thence
Westerly along said North line 100.00 feet to the Easterly Lannon Drive right of way line; thence
Southerly along said right of way line 541.84 feet, to the point of beginning.
Parcel known as Tax Key Number MSKC2198984
APPENDIX B
TAX INCREMENT FINANCE DISTRICT (TID) GUIDELINES
CITY OF MUSKEGO
WAUKESHA COUNTY, WI
Facilitated by the Community Development Authority on October 17, 2006
Recommended by the Planning Commission on December 5, 2006
Approved by the Common Council on January 23, 2007
Tax Increment Financing Guidelines
City of Muskego
I. GENERAL GUIDELINES
The purpose of these guidelines is to establish the City's position relating to the use of Tax
Increment Financing for private development. These guidelines shall be used as a guide in
processing and reviewing applications requesting Tax Increment assistance. The fundamental
purpose of tax increment financing in Muskego is to encourage desirable development and/or
redevelopment that would not otherwise occur “but for” the assistance provided through TID.
The City of Muskego shall consider Tax Increment Financing for projects that serve to
accomplish the City’s goals for economic development as they may change over time. The goals
include facilitating projects that would result in the creation of quality jobs (e.g. stable
employment and/or attractive wages and benefits), quality structures, and the attraction,
retention, and expansion of business in the City.
In accordance with the TID guidelines, TID requests must comply with applicable state statutes.
The City of Muskego is governed by the limitations established in Wisconsin Statutes Section
66.1105, the Wisconsin Tax Increment Financing Act.
II. CITY'S OBJECTIVE FOR THE USE OF TID:
Using this document and the statute as guides, the City of Muskego will consider using Tax
Increment Financing (TID) to assist private development projects to achieve one or more of the
following purposes (Not listed in any priority):
• Remove blight and/or encourage redevelopment in the commercial and industrial areas of the
City in order to encourage high quality development or redevelopment and private
reinvestment in those areas consistent with the stated guidelines already adopted by the
community.
• To retain local jobs and/or increase the number and diversity of quality jobs (e.g. stable
employment and/or attractive wages and benefits).
• To encourage additional unsubsidized private development in the area, either directly, or
through secondary "spin-off" development.
• To offset increased costs of redevelopment (e.g. contaminated site clean-up), over and above
those costs that a developer would incur in normal urban and suburban development.
• To facilitate the development process and to achieve development on sites which would not
be developed to the full potential of the community vision without this assistance.
• To meet other uses of public policy, as adopted by the Council from time to time, including
promotion of quality urban design, quality architectural design, energy conservation,
decreasing the capital and operating costs of local government, etc.
• To encourage the application of Livable Communities Principles to a development project so
as to create compact, efficient mixed-use development, quality amenities, and attractive,
pedestrian and transit friendly development while preserving desirable environmental
features.
III. COSTS WHICH MAY QUALIFY FOR TAX INCREMENT FINANCING
ASSISTANCE
Any costs allowable by WI Statute Section 66.1105(2)(f) may qualify for Tax Incremental
Financing in the City of Muskego. Actual allowed costs are under the strict evaluation of the
Common Council.
IV. PROJECTS WHICH MAY QUALIFY FOR TAX INCREMENT FINANCING
ASSISTANCE
Qualified projects should meet or exceed the following basic and desired qualifications to be
eligible for TID assistance. Meeting the threshold of eligibility does not guarantee approval of
the project by the City. Conversely, failure to meet the criteria will not automatically exclude a
proposal from further consideration. Each proposal will be looked at on its own merit and how it
meets the following basic and desired qualifications. Meeting the qualifications creates no
contractual rights on the part of any potential developer to have its project approved. Final
approval of any project will be made by the City Council at its discretion.
BASIC QUALIFICATIONS
A. The project should meet one or more of the Tax Increment Financing Objectives outlined in
Section 2, but at a minimum shall:
• Remove blight and/or encourage development and redevelopment in the commercial and
industrial areas of the City in order to encourage high quality development or
redevelopment and private reinvestment in those areas.
• Demonstrate that the project is not financially feasible "but-for" the use of tax increment
financing.
B. The project must be consistent with the City's Comprehensive Plan and Zoning Ordinances,
or required changes to the plan and ordinances must be under active consideration by the
City at the time of final TID application submittal.
C. Prior to approval of a TID financing plan, the developer shall provide any requested market
and financial feasibility studies, appraisals, soil boring, private lender commitment, and/or
other information the City or its financial consultants may require in order to proceed with an
independent review of the proposal.
D. The developer must provide adequate financial guarantees to ensure the repayment of the
TID loan and completion of the project. These may include, but are not limited to: letters of
credit, bonds, willingness to sign Developer’s Agreement that authorizes payback of TID
funds only when an agreed upon amount of increment is generated by the development, etc.
E. Any developer requesting TID assistance should be able to demonstrate past successful
general development capability as well as specific capability in the type and size of
development proposed. TID will not be used when the developer's credentials, in the sole
judgment of the City, are inadequate due to past track record relating to: completion of
projects, general reputation and/or bankruptcy, or other problems or issues considered
relevant by the City.
DESIRED QUALIFICATIONS
A. Preference will be given to projects that meet good public policy criteria as determined
by the City Council, including:
• High project quality (e.g. sound architectural design, quality construction and
materials)
• Projects that are in compliance with the Comprehensive Plan, Zoning Ordinance,
Economic Development Strategic Plan, Design Guides, and other redevelopment
plans of the City
• Projects that provide significant improvement to surrounding land uses, the
neighborhood, and/or the City
• Projects that provide a significant increase in tax base
• Projects that provide significant new, or retained, employment
• Projects that meet financial feasibility criteria established by the City including but
not limited to: 1. Keeping a proposed TID District to 15 years or less and, 2. Keeping
the ratio of Developer dollars to TID dollars to around a 8:1 ratio (Ratio may be
allowed to be lower and years may be more if proposed TID meets other
requirements and fills an important need in the community); and
• Projects that provide the highest and best desired use of the property
B. TID proposals creating a higher ratio of property taxes paid before and after
redevelopment will receive priority consideration. Given the different assessment
circumstances in the City, this ratio will vary widely. A 1:2 ratio or higher of taxes paid
before and after redevelopment is desired.
C. TID proposals should not be used to support speculative industrial, commercial or office
projects. The developer must be able to provide market data, tenant letters of
commitment and/or finance statements, which support the market potential/demand for
the proposed project.
D. TID will normally not be used in a project that involves an excessive land and/or
property price. This will normally be where the acquisition price is more than 15% in
excess of market value as determined by an independent appraisal of the property.
E. TID will not be used in projects that would give a significant competitive financial
advantage over similar projects in the area due to the use of tax increment subsidies.
Developers should provide information to support that TID assistance will not create
such a competitive advantage. Priority consideration will be given to projects that fill an
unmet market need.
F. TID will be provided on a pay-as-you-go-basis with TID funds normally only be paid to
the developer by the City once an agreed upon amount of tax increment resulting from
the proposed project is generated and paid. Any request for upfront assistance will be
evaluated on its own merit in accordance with the City's general financing policies.
Projects requesting pay-as-you-go financing will receive priority consideration.
G. TID will not be used to support projects that place extraordinary demands on City
services. Preference will be given to projects that do not place extraordinary demands
on City services.
H. TID will not normally be used for projects that would generate significant environmental
problems in the opinion of the local, state, or federal governments. Priority will be given
to projects that aim to clean-up existing contaminated sites and would facilitate the
location of an industry or business, which has an environmentally sound track record.
V. TAX INCREMENT PROJECT EVALUATION PROCESS
The following four methods of analysis for all TID proposals will be used:
1. Consideration of project meeting basic qualifications.
2. Consideration of project meeting desired qualifications.
3. Project meets "but-for" analysis and statutory qualifications.
4. Project is deemed consistent with City Adopted Plans
Please note evaluation methodology is intended to provide a balanced review. Each area will
be evaluated individually and collectively and in no case shall one area outweigh another in
terms of importance to determining the level of TID assistance.
VI. OTHER GUIDELINE ISSUES
Loss of Government Aid
At any time, if the formation of a new TID district or the use of an existing district to finance a
project will subject the City to an Local Government Aid (LGA) / Certified Homestead
Agricultural Credit Aid (HACA) penalty or local contribution to a project, the transaction shall
be structured so as to have the ultimate cost to the City minimized to the greatest extent
permitted by law, so as to have the project bear the cost of the penalty or contribution.
Public Use of Tax Increment
The City shall follow applicable state laws in terms of potential public improvement financing
with TID. It shall be the general guideline of the City to identify public improvements at the
time of adoption or amendment of the TID Plan.
VI. APPLICATION PROCESS
The application process is a two-step process and must be completed in accordance with the TID
application procedures (Separate procedure adopted by the Common Council with fees that may
change from time to time by the discretion of the Common Council is found in Appendix A of
these guidelines). The purpose of this approach is to give an applicant the opportunity to present
a development proposal without expending a great deal of money and time in pursuing a
development that may conflict with the City's goals and objectives.
Appendix A
TAX INCREMENTAL FINANCING DISTRICT REQUEST
PROCESS AND APPLICATION REQUIREMENTS
City of Muskego
INTRODUCTION
The City's tax increment financing program will be administered by the Muskego Common
Council with assistance from the City Planning Commission and Community Development
Authority as directed. The Muskego Common Council will require a non-refundable application
fee in the amount of $200 for its processing of the initial application. Upon Council conceptual
approval, a non-refundable application fee in the amount of $2,000 is required for processing of
the final application. The application fee shall be paid to the Common Council at the time a final
TID application is submitted. Fees and applications are accepted in the Muskego Planning
Department and are subject to change without notice.
At the time a final TID application is submitted, the applicant shall also submit a $10,000
developer’s deposit to cover its attorney’s and consultant’s costs incurred as part of amending or
establishing a TID district, drafting and negotiating a development agreement, and conducting
any fiscal analysis that may be required to meet the requirements of utilizing TID. If additional
expenses are incurred beyond the $10,000, the applicant shall be notified in writing and the
applicant will be required to deposit additional funds upon notice.
If the project is approved and the applicant proceeds with the project, the applicant shall be
reimbursed any unused portion of the deposit as of the date of execution of the development
agreement. Further, if the TID District is fully approved, the applicant may receive further
reimbursements for any costs that are TID eligible. If the applicant does not proceed with the
project, the applicant shall be reimbursed for the unused portion of the deposit as of the date the
Common Council is notified in writing that the applicant desires to withdraw its application
(Note: All incurred fees to that date will still be applied). Further, if the project is denied for any
reason, the applicant shall be reimbursed for the unused portion of the deposit as of the date of
the denial (Note: All incurred fees to that date will still be applied).
STEPS IN PROCESS
Step 1
¾ Complete and submit a TID Application (Application requirements found below) with
supporting documents (Initial submittal may be in rough form for preliminary discussion
purposes).
¾ Schedule a meeting with staff for initial review of the application.
Staff will work with applicant to develop the most appropriate TID application according to City
adopted policies. Once developer and/or staff believes the initial application is ready, the
request is sent to the Common Council for their review and comments. A non-refundable
submittal fee of $200 is required to put the TID proposal on the Common Council agenda. A
resolution from the Council will approve, deny, or approve with stipulations the conceptual TID
proposal. This first step will aid the developer in keeping down initial costs in exploring TID
availability. Stipulations commonly found as part of conceptual approvals usually relate to the
adopted TID policies and may or may not consist of the following: Further solidification of
numbers (Appraisals, Letters of Intent, Developer Agreements, etc); Making the TID proposal
payoff in lower amount of years; and/or a higher ratio of Developer dollars to TID dollars, etc.
NOTE: The Common Council will determine what body (Planning Commission or Community
Development Authority) will be the future recommending authority for the proposed TID at the
time of conceptual approval.
Step 2
¾ Complete and submit a final TID Application with supporting documents along with
appropriate submission ($2000 non-refundable) and developer’s deposit fees ($10,000).
¾ Schedule a meeting with staff for initial review of the application.
¾ Staff then begins the TID approval process by taking it to the recommending body and
beginning the Statutory TID process.
¾ Developer must comply with requirements of all approving bodies (Planning
Commission, Community Development Authority, Common Council, Joint Review
Board) throughout the process facilitating further info when needed (Further info may or
may not include appraisals, Developer’s Agreements, Letters of Intent, and other various
number backing).
APPLICATION REQUIREMENTS
General Info
List the Date, Project Name, Tax Key Numbers involved, and the TID District Number the
project is affiliated with (If within an existing TID).
Applicant Info
“Applicant” refers to the proprietor, general partner, authorized member, or manager of an LLC,
or corporate officer signing this application. List the Name, Title, Company, Address, City,
State, Zip, Email Address, Phone, and Fax for this individual. Also, list pertinent experience
information.
Info about Management
List all owners, officers, directors, investors, members and/or partners. List the Name, % of
Ownership, Title, Company, Address, City, State, Zip, Email Address, Phone, and Fax for these
individuals. Also, list pertinent experience information.
Info about Support Firms
List all attorneys, accountants, contractors, engineers, architects, or other consultants supporting
the venture. List the Name, % of Ownership, Title, Company, Address, City, State, Zip, Email
Address, Phone, and Fax for these individuals.
Info about the Project Plan
A Project Plan must be created when a Tax Incremental District or amendment to a district is
formed. The project plan must outline the incentives that are to result from the TID. These
incentives must in turn demonstrate that they will be paid back once completed by an increase in
tax increment within the district itself. A developer wishing to create a new TID District, or
amend an existing one, must show the following (Further information may be required):
¾ Development Vision.
¾ How the project relates to the variables found in the City’s adopted TID Guidelines
¾ Detailed outline of the TID incentive requests.
o Incentive requests/costs
o Reasons why the incentives pass a “but for” test
o Project Proforma
o Anticipated project costs
o Base Values (Appraisals will be required to support base values)
o Anticipated Value Added to TID as a result of the project (Resulting fair market
values, possible future assessments, increment generations, etc.)
o Timeline for intended development (Letters of intent and/or Developer’s
Agreements may be required to support timeline)
¾ Specific details on development proposal (Project Narrative, Site Plans, Four-Sided
Building Elevations, Landscaping Plans, Grading Plans, Infrastructure Plans, etc.).
¾ Job creation information
Main Contact Info
Jeff Muenkel AICP
Planning Director
City of Muskego
(262) 679-4136
W182 S8200 Racine Avenue
PO Box 749
Muskego, WI 53150-0749
RREEAALL EESSTTAATTEE:: DDEEVVEELLOOPPEERRSS BBUUIILLDDEERRSS PPRROOPPEERRTTYY MMAANNAAGGEEMMEENNTT SSAALLEESS
8575 W. Forest Home Ave., Suite 160 Greenfield, WI 53228 Office (414) 425-4939 Fax: (414) 425-4946
RezoningApplication
ProjectNarrative
ParklandTowneCenter,LLC
C/OEnerConCompaniesInc.
8575WForestHomeAve.#160
Greenfield,WI53228
(Applicant)
ParklandTowneCenter
S74W17000JanesvilleRd.
Muskego,WI53150
(Project)
TheCityofMuskego
2292016
Project/Siteinformation:
Location:S74W17000JanesvilleRd.Muskego,WI53150
Applicant:EnerConCompaniesInc.
LandUse:Currentlyvacant
Zoning:CurrentlyzonedB4,HighwayBusinessDistrict.
ProposaltorezonePD,PlannedDevelopment.
ParcelArea:
Lot1–5.198Acres(or226,432squareft.)
Lot2–2.943Acres(or128,212squareft.)
Lot3–.679Acres(or29,585squareft.)
Lot4–1.260Acres(or54,873squareft.)
Lot5–.679Acres(or29,559squareft.)
BuildingHeight:The30unitresidentialbuildings willhaveflatroofswithacopingheight
ofapproximately43’9”.Thehighestpointofthebuildingwillbetheelevatorshaftlocatednear
themiddleoftheflatroofataheightofapproximately47’8”.
PropertyDescription:
ThatpartoftheNorthwest1/4ofSection10,inTown5North,Range20East,bounded
anddescribedasfollows:
CommencingattheSouthwestcornerofsaid1/4Section;thenceNorth1°09'27"Westalong
theWestlineofsaid1/4Section,774.00feettoa point;thenceNorth88°50'33"Eastonaline
atrightanglestotheWestlineofsaid1/4 Section,50.00feettoapointintheEastlineof
LannonRoad,saidpointbeingthepointofbeginningofthelandtobedescribed;thence
continuingNorth88°50'33"Eastonalineat rightanglestotheWestlineofsaid1/4Section,
100.00feettoapoint;thenceNorth1°09'27"Westo nalineparalleltotheWestlineofsaid1/4
Section,200.00feettoapoint;thenceSouth77°35'Eastonaline293.37feettoapoint;thence
South27°33'Eastonaline210.00feettoa point;thenceNorth62°27'Eastonaline160.00
feettoapoint;thenceSouth27°33'Eastonalin e28.22feettoapoint;thenceNorth62°27'
Eastonaline16.08feettoapoint;thenceSouth27°33'Eastonalineatrightanglestothe
NortherlylineofJanesvilleRoad(S.T.H."24")417.3 1feettoapointintheNortherlylineof
JanesvilleRoad;thenceSouth62°27'Westalong theNortherlylineofsaidJanesvilleRoad,
726.81feettoapoint;thenceNorth27°04'Wes tonaline176.80feettoapoint;thenceSouth
88°50'33"Westonalineatrightanglesto theWestlineofsaid1/4Section,106.00feettoa
pointintheEastlineofsaidLannonRoad;thence North1°09'27"WestalongtheEastlineof
saidLannonRoad,541.84feettothepointofbeginning.SaidlandbeingintheCityofMuskego,
CountyofWaukesha,andStateofWisconsin.
TaxKeyNo:MSKC2198.984
Address:S74W17000JanesvilleRoad
ProjectDescription:
This10.76acrepieceoflandisconsideredtobeaprimelocationforredevelopmentin
theCityofMuskego.Givenitscentrallocation,this siteplaysacrucialroleinthefutureofthe
CityofMuskegoandistheperfectlocationfor aTowneCenter.Thedevelopmentwillconsistof
(3)30unithighendapartmentbuildingsalongwith23,500squarefeetofretail/officespaceand
a30,000squarefootgrocerastheanchortenant.Thedevelopmentisgoingtogiveanewimage
andwalkabilitytotheCityofMuskego.The mixeduseisgoingtobebeneficialtobothcurrent
andfutureresidents.Withtheretail/officeandgrocery storethissitehasthepotentialtocreate
aonestopconveniencetoallMuskegoResidents.AttachedareCivilengineeringplansprepared
bytheSigmaGroupincludingasiteplan,erosion controlplan,roadwayplan,trafficcontrolplan,
gradingplan,utilityplan,andwaterandsewerplan.Alsoattachedarethemostuptodate
buildingplansalongwithcoloredrenderings oftheproposed30unitbuildings.
PlannedDevelopmentRequests:
ParklandTowneCenter,LLCwouldliketorequestaheightwaiverasthethreeresidential
apartmentbuildingswillexceedthebuildingheight restrictioncurrentlysetbytheCityof
Muskego.Duetogroundconditionsnotbeingsuitableforundergroundparking,thebuildings
willexceedthebuildingheightlimitation.Theresidentialbuildingshavebeendesigned
specificallyforthesoilconditionsatthesite withgradelevelparkingtoppedbythreeresidential
floors.Theyhavebeendesignedwithflatroofswithacopingheightofapproximately43’9”.The
highestpointofthebuildingwillbetheelevatorshaftlocatednearthemiddleoftheflatroofat
aheightofapproximately47’8”.Aheightwaiverallowinganextensionof13’9”isrequested.
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14. APPX. LOCATION OF C/L UTILITY EASE. DOC. #695960
16. APPX. LOCATION OF C/L UTILITY EASE. DOC. #810369
16. APPX. LOCATION OF C/L UTILITY EASE. DOC. #810369
22. TEMPORARY LIMITED EASEMENT (EXPIRED) DOC. #391194922. TEMPORARY LIMITED EASEMENT (EXPIRED) DOC. #3911949
PROPOSED FUTURE GROCERY
(30,000 SF) FFE = 809.00
PROPOSED FUTURE
COMMERCIAL
(12,000 SF) FFE: 811.80
PROPOSED
FUTURE
COMMERCIAL
(4,000 SF)
FFE = 811.80
PROPOSED FUTURE
COMMERCIAL
(7,500 SF) FFE = 808.87
PO
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PROPOSED BUILDING
21,600 SF
FFE = 809.00
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DRAWING NO.
DRAWN BY:
DATE:
PROJECT NO:
CHECKED BY:
APPROVED BY:
NO. REVISION DATE BY
SHEET NO.:
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15577 - Public Site.dwg
www.thesigmagroup.com
1300 West Canal Street
Milwaukee, WI 53233
Phone: 414-643-4200
Fax: 414-643-4210
TH
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G R O UPSingle Source. Sound Solutions.
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C 002
GRAPHIC SCALE
00 50' 100'
THE UNDERGROUND UTILITY INFORMATION SHOWN ON THIS MAP IS BASED ON FIELD
MARKINGS AND INFORMATION FURNISHED BY UTILITY COMPANIES AND THE LOCAL
MUNICIPALITY. WHILE THIS INFORMATION IS BELIEVED TO BE RELIABLE, ITS ACCURACY AND
COMPLETENESS CANNOT BE GUARANTEED.
PRELIMINARY
PJI
1-25-16
15577
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GENERAL NOTES:
1. CONSTRUCTION OF ROAD IMPROVEMENTS SHALL BE
COORDINATED WITH CONSTRUCTION OF MASTER
SITE INFRASTRUCTURE IMPROVEMENTS FOR THE
PARKLAND TOWNE CENTER DEVELOPMENT.
ParklandTowneCenter
Brick:Boston
2 ndand3 rdfloorofelevation
FiberCementPanel:#713CS(orsimilarcolor)
Cornerpillarsofelevation
HardiePlankLapSiding:HeatheredMoss(orsimilarcolor)
4 thfloorofelevation
DecorativeBlock:Redhueatthelower3 courses,buff/grahamatuppercourses
Gradelevelofelevation
Note:colorsmayrenderdifferentlyonprintasopposedtophysicalsamples
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PROPOSED FUTURE GROCERY
(30,000 SF) FFE = 809.00
PROPOSED FUTURE
COMMERCIAL
(12,000 SF) FFE: 811.80
PROPOSED
FUTURE
COMMERCIAL
(4,000 SF)
FFE = 811.80
PROPOSED FUTURE
COMMERCIAL
(7,500 SF) FFE = 808.87
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SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN
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DRAWING NO.
DRAWN BY:
DATE:
PROJECT NO:
CHECKED BY:
APPROVED BY:
NO. REVISION DATE BY
SHEET NO.:
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15577 GRADING.dwg
www.thesigmagroup.com
1300 West Canal Street
Milwaukee, WI 53233
Phone: 414-643-4200
Fax: 414-643-4210
TH
E
G R O UPSingle Source. Sound Solutions.
CJS
11-24-15
15577
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C 200
GENERAL NOTES:
1. THE UNDERGROUND UTILITY INFORMATION SHOWN ON
THIS DRAWING IS BASED ON FIELD LOCATIONS AND/OR
RECORDS FURNISHED BY MUNICIPALITIES AND UTILITY
COMPANIES. THE LOCATION AND ACCURACY OF WHICH
CANNOT BE GUARANTEED. THERE MAY BE ADDITIONAL
UNDERGROUND UTILITY INSTALLATIONS WITHIN THE
PROJECT AREA THAT ARE NOT SHOWN.
2. VERIFY ACTUAL LOCATIONS AND INVERTS IN THE FIELD.
ANY POTENTIAL ERRORS, OMISSIONS, OR DISCREPANCIES
SHALL BE BROUGHT TO THE ATTENTION OF THE ENGINEER
PRIOR TO PROCEEDING WITH CONSTRUCTION.
3. WORK TO BE COMPLETED IS INDICATED IN BOLD TYPE
LINES AND EXISTING CONDITIONS ARE INDICATED BY LIGHT
TYPE LINES.
4. ELECTRONIC CIVIL FILES ARE AVAILABLE UPON WRITTEN
REQUEST. DO NOT USE ELECTRONIC CIVIL FILES TO
LAYOUT FOUNDATIONS, COLUMN LINES, LIGHT POLES, OR
OTHER NON CIVIL SITE WORK. REFER TO ARCHITECTURAL
DRAWINGS FOR DIMENSIONS OF BUILDING AND
ARCHITECTURAL FEATURES.
5. DIMENSIONS ARE FROM FACE OF CURB OR EDGE OF
PAVEMENT.
6. WORK WITHIN THE PUBLIC RIGHT OF WAY, INCLUDING BUT
NOT LIMITED TO DRIVEWAY OPENINGS, SIDEWALK AND
RAMPS, PAVING, AND CURB AND GUTTER SHALL BE
COMPLETED PER MUNICIPAL AND/OR COUNTY
REQUIREMENTS AND STANDARDS.
7. EARTHWORK SHALL BE IN ACCORDANCE WITH
GEOTECHNICAL ENGINEER'S RECOMMENDATIONS.
5
5 EXISTING CONTOUR
PROPOSED CONTOUR
LEGEND:
PROPOSED CURB & GUTTER
SPOT GRADE
T/C: TOP OF CURB GRADE
FL: FLOW LINE CURB GRADE
PROPOSED ASPHALT
SPOT GRADE100.00
100.50 T/C
100.00 FL
GRAPHIC SCALE
00 50' 100'
THE UNDERGROUND UTILITY INFORMATION SHOWN ON THIS MAP IS BASED ON FIELD
MARKINGS AND INFORMATION FURNISHED BY UTILITY COMPANIES AND THE LOCAL
MUNICIPALITY. WHILE THIS INFORMATION IS BELIEVED TO BE RELIABLE, ITS ACCURACY AND
COMPLETENESS CANNOT BE GUARANTEED.
PRELIMINARY
A
C401
CURB & GUTTER
(ACCEPT)
A
C401
CURB & GUTTER
(REJECT)
B
C4015" THICK CONCRETE WALK
C
C401
ASPHALT SURFACE
(HEAVY DUTY )
PROPOSED STORM INLET
PROPOSED STORM MANHOLE
PROPOSED SANITARY MANHOLE
C
C402
A
C402
B
C402
JANESVILLE RD
LA
N
N
O
N
D
R
.
STORM
WATER
BASIN
HWL=805.54
NWL=800
STORM
WATER
BASIN
B
C403
E
C403
REINFORCED
TURF
MATTING
C
C403
30'
WATER
UTILITY
EASEMENT
30'
WATER
UTILITY
EASEMENT
30'
UTILITY
EASEMENT
30'
WATER
UTILITY
EASEMENT
40'
UTILITY
EASEMENT
A
C403
REPLACE EXISTING PATH
AS NECESSARY
OVERLAND FLOW PATH
PROPOSED
FUTURE
PROPERTY
LINE
PROPOSED
FUTURE
PROPERTY
LINE
PROPOSED
FUTURE
PROPERTY
LINE
REINFORCED
TURF
MATTING
C
C403
REPLACE MANHOLE
COVER WITH
TEMPORARY GRATE.
REFER TO STORM
STRUCTURE TABLE
ON SHEET C402.
REPLACE MANHOLE
COVER WITH
TEMPORARY GRATE.
REFER TO STORM
STRUCTURE TABLE
ON SHEET C402.
P/L
P/L
P/L
P/L
P/
L
P/
L
P/L
P/L
P/L
P/L
P/L
P/L
P/L P/L
P/L
P/L
P/L
P/L
P/L
P/L
P/L
P/LP/LP/LP/LP/LP/LP/LP/LP/LP/LP/L
P/L
P/L
P/L
P/L
P/L
P/L
P/L
P/L
P/L
P/L
P/L
P/L
PROPOSED FUTURE GROCERY
(30,000 SF) FFE = 809.00
PROPOSED FUTURE
COMMERCIAL
(12,000 SF) FFE: 811.80
PROPOSED
FUTURE
COMMERCIAL
(4,000 SF)
FFE = 811.80
PROPOSED FUTURE
COMMERCIAL
(7,500 SF) FFE = 808.87
PO
O
L
9
PROPOSED BUILDING
21,600 SF
FFE = 809.00
P
/
L
P/L
P/
L
P/LP/L
P/L
P/L
P/L
P
/
L
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
W W W
W
TT
E
E
E
E
W
W
W
W
W
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
W
G
G
W
E
T
T
T
T
T
T
T
T
E E E E E E E E E E E E E E E E E E E E E E E E EWWWWWWWWWWWWWWWWWWWWWWWWW
SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
E E E E E E E E E
E E E E E E E E E
T
T
T
T
T
T
T
T
G
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
S
A
N
S
A
N
ST
ST
W
W
E
G
SA
N
G G G G G G G G G G G G G G G G G G G G G
ST
ST
ST
ST
ST ST ST
S
T
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
STSTSTSTSTSTST
ST
ST
X
CTV
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
12"
C
M
P
INV
:
8
0
5
.
4
5
12"
C
M
P
INV
:
8
0
4
.
9
0
12"
C
M
P
INV
:
8
0
4
.
8
8
12"
C
M
P
INV
:
8
0
4
.
7
9
48"
C
C
P
INV
:
7
9
7
.
2
2
FO FO FO FO FO FO FO FO FO FOFOFOFOFOFOFOFOFOFO
60"
C
C
P
INV
:
7
9
6
.
3
7
"V"
C
H
A
N
N
E
L
:
796
.
5
5
SA
N
MH
1
SA
N
MH
3
SA
N
MH
4
SA
N
MH
5
SA
N
MH
6
SA
N
MH
7
SA
N
MH
8
SA
N
MH
9
ST
M
MH
1
ST
M
MH
2
ST
M
MH
3
ST
M
MH
4
ST
M
MH
5
ST
M
MH
6
ST
M
MH
7
ST
M
MH
8
ST
M
MH
9
ST
M
MH
1
0
P/
L
P/
L
P/LP/L
P/L
P/L
>>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
EXISTING STORM
TO BE REUSED
>
>
>
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W W W W W W W
W
W
W
W
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SANSANSAN
SA
N
SA
N
SA
N
SA
N
SA
N
W
W
SANSANSANSAN
>
>
EXISTING STORM
TO BE REUSED
10
.
0
'
>
12
5
°
'
84°
'
UT
I
L
I
T
Y
P
L
A
N
DRAWING NO.
DRAWN BY:
DATE:
PROJECT NO:
CHECKED BY:
APPROVED BY:
NO. REVISION DATE BY
SHEET NO.:
PA
R
K
L
A
N
D
T
O
W
N
E
C
E
N
T
E
R
MU
S
K
E
G
O
,
W
I
S
C
O
N
S
I
N
15577 UTILITY.dwg
www.thesigmagroup.com
1300 West Canal Street
Milwaukee, WI 53233
Phone: 414-643-4200
Fax: 414-643-4210
TH
E
G R O UPSingle Source. Sound Solutions.
TPM
12-4-15
15577
JBL
JBL
GENERAL NOTES:
1. THE UNDERGROUND UTILITY INFORMATION SHOWN ON THIS
DRAWING IS BASED ON FIELD LOCATIONS AND/OR RECORDS
FURNISHED BY MUNICIPALITIES AND UTILITY COMPANIES.
THE LOCATION AND ACCURACY OF WHICH CANNOT BE
GUARANTEED. THERE MAY BE ADDITIONAL UNDERGROUND
UTILITY INSTALLATIONS WITHIN THE PROJECT AREA THAT
ARE NOT SHOWN.
2. VERIFY ACTUAL LOCATIONS AND INVERTS IN THE FIELD. ANY
POTENTIAL ERRORS, OMISSIONS, OR DISCREPANCIES SHALL
BE BROUGHT TO THE ATTENTION OF THE ENGINEER PRIOR
TO PROCEEDING WITH CONSTRUCTION.
3. WORK TO BE COMPLETED IS INDICATED IN BOLD TYPE LINES
AND EXISTING CONDITIONS ARE INDICATED BY LIGHT TYPE
LINES.
4. ELECTRONIC CIVIL FILES ARE AVAILABLE UPON WRITTEN
REQUEST. DO NOT USE ELECTRONIC CIVIL FILES TO LAYOUT
FOUNDATIONS, COLUMN LINES, LIGHT POLES, OR OTHER NON
CIVIL SITE WORK. REFER TO ARCHITECTURAL DRAWINGS
FOR DIMENSIONS OF BUILDING AND ARCHITECTURAL
FEATURES.
5. ALL UTILITIES WITHIN 5 FEET OF PAVED AREAS SHALL
REQUIRE GRANULAR BACKFILL. SLURRY BACKFILL IS
REQUIRED FOR ALL WORK IN PUBLIC RIGHT OF WAY.
6. PRIVATE STORM INLETS IN PAVEMENT SHALL REQUIRE DRAIN
TILE STUBS OF 10 FEET IN TWO DIRECTIONS FOR
SUBDRAINAGE. RIM GRADE FOR STORM INLETS IN CURB AND
GUTTER ARE FLOW LINE GRADES.
7. WORK IN PUBLIC RIGHT OF WAY SHALL FOLLOW MATERIAL
AND INSTALLATION REQUIREMENTS PER MUNICIPAL AND/OR
COUNTY.
8. PRIVATE STORM SEWER 12-INCH DIAMETER OR LARGER
SHALL BE HDPE. BELOW 12-INCH DIAMETER SHALL BE PVC
SDR-35 ASTM D3034. PRIVATE WATER MAIN SHALL BE CLASS
150 DR 18 PVC CONFORMING TO AWWA C-900. PRIVATE
SANITARY SEWER SHALL BE PVC SDR-35 ASTM D3034.
9. COORDINATE FINAL LOCATION AND DESIGN OF PRIVATE
UTILITY SERVICES (ELECTRIC, GAS, PHONE, CABLE) WITH
UTILITY COMPANIES.
10. FOR PUBLIC SANITARY SEWER PLAN AND PROFILE DESIGN
REFER TO SHEET C301 AND C302.
11. FOR PUBLIC WATER PLAN AND PROFILE DESIGN REFER TO
SHEET C303 - C305.
W
SAN
>
E
T
G
PROPOSED WATER MAIN
PROPOSED SANITARY SEWER
PROPOSED STORM SEWER
PROPOSED ELECTRICAL SERVICE
PROPOSED TELEPHONE SERVICE
PROPOSED GAS SERVICE
Fi
l
e
:
I
:
\
E
N
E
R
C
O
N
\
1
5
5
7
7
_
N
e
w
P
a
r
k
l
a
n
d
M
a
l
l
\
0
6
0
C
A
D
\
C
-
C
i
v
i
l
\
5
0
0
P
r
o
d
u
c
t
i
o
n
-
C
i
v
i
l
P
l
a
n
s
\
5
0
6
-
U
t
i
l
i
t
y
P
l
a
n
\
1
5
5
7
7
U
T
I
L
I
T
Y
.
d
w
g
LEGEND:
C 300
GRAPHIC SCALE
00 50' 100'
THE UNDERGROUND UTILITY INFORMATION SHOWN ON THIS MAP IS BASED ON FIELD
MARKINGS AND INFORMATION FURNISHED BY UTILITY COMPANIES AND THE LOCAL
MUNICIPALITY. WHILE THIS INFORMATION IS BELIEVED TO BE RELIABLE, ITS ACCURACY AND
COMPLETENESS CANNOT BE GUARANTEED.
PRELIMINARY
ST EXISTING STORM SEWER
PROPOSED STORM INLET
PROPOSED STORM MANHOLE
PROPOSED SANITARY MANHOLE
C
C402
A
C402
B
C402
PROPOSED WATER VALVE
PROPOSED WATER HYDRANT
UTILITY CROSSING
8" WATER INV: 798.28
6" SAN. INV: 800.81
UTILITY CROSSING
8" WATER INV: 798.27
8" SAN. INV: 800.24
UTILITY CROSSING
8" WATER INV: 798.65
15" STM. INV: 801.77
UTILITY CROSSING
8" WATER INV: 798.50
30" STM. INV: 800.41
UTILITY CROSSING
6" SAN INV: 800.75
15" STM. INV: 801.76
UTILITY CROSSING
12" WATER INV: 800.43
8" SAN. INV: 797.72
UTILITY CROSSING
8" WATER INV: 798.14
EX. 24" STM. INV: 800.89
UTILITY CROSSING
8" SAN INV:799.43
18" STM. INV: 803.55
UTILITY CROSSING
8" SAN INV: 798.52
12" STM. INV: 804.47
UTILITY CROSSING
8" SAN INV: 797.72
12" WATER INV: 800.43
40'
UTILITY
EASEMENT
30'
WATER
UTILITY
EASEMENT
30'
WATER
UTILITY
EASEMENT
30'
WATER
UTILITY
EASEMENT
30'
WATER
UTILITY
EASEMENT
D
C402
JANESVILLE RD
LA
N
N
O
N
D
R
.
COORDINATE WORK
WITHIN THE RIGHT
OF WAY WITH THE
PUBLIC ROAD
IMPROVEMENTS .
COORDINATE WORK
WITHIN THE RIGHT
OF WAY WITH THE
PUBLIC ROAD
IMPROVEMENTS .
COORDINATE WORK
WITHIN THE R.O.W
WITH THE PUBLIC
ROAD IMPROVEMENTS
.
UTILITY CROSSING
8" WATER INV: 797.78
24" STM. INV: 800.11
W
W
W
E E E E E E E E E E E E E E E E E E E E E E E E E E E E E EWWWWWWWWWWWWWWWWWWWWWWWWWWWWW
SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN S
G
G
GEE E E E E
E
E E E E
E E E E E E E E E E E E E E E E
T
W
W
WSA
N
SA
N
G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G
T
GR
A
V
E
L
GR
A
V
E
L
G
FO FO FO FO FO FO FO FO FO FO FOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFO
SA
N
MH
3
SA
N
MH
4
SA
N
MH
5
P/LP/LP/LP/L
TTTTTTTTTTTTTTTTTTTTTTT
T
T
TTT
TTTTTTT
E
E
E
E
E
E
W
W
W
W
W
W
W
W
G
G
G
G
G
G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G
W
E
E
T
T
T
T
T
T
T
T
T
T
G
G
SANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSAN
SA
N
SA
N
SA
N
SA
N
STST
ST
S
T
S
T
S
T
S
T
S
T
STSTST
T
T
T
T
T
T
T
T
TTTTTTTTTTTTTTTTTTT
T
GR
A
S
S
GR
A
S
S
GR
A
S
S
BI
T
U
M
I
N
O
U
S
PA
V
E
M
E
N
T
BIT.PAD
EX
I
S
T
I
N
G
BU
I
L
D
I
N
G
GRASSGRASS
LT
P
BA
S
E
LT
P
BA
S
E
12
"
C
M
P
IN
V
:
8
0
5
.
4
5
12
"
C
M
P
IN
V
:
8
0
4
.
9
0
12
"
C
M
P
IN
V
:
8
0
4
.
8
8
12
"
C
M
P
IN
V
:
8
0
4
.
7
9
DU
M
P
S
T
E
R
CO
N
T
A
I
N
M
E
N
T
SA
N
MH
1
SA
N
MH
9
ST
M
MH
1
ST
M
MH
2
ST
M
MH
3
ST
M
MH
9
P/L P/L P/L
17
.
O
LANNON DRIVE
SI
T
E
P
L
A
N
DRAWING NO.
DRAWN BY:
DATE:
PROJECT NO:
CHECKED BY:
APPROVED BY:
NO. REVISION DATE BY
SHEET NO.:
PA
R
K
L
A
N
D
T
O
W
N
E
C
E
N
T
E
R
D
E
V
E
L
O
P
M
E
N
T
JA
N
E
S
V
I
L
L
E
R
O
A
D
A
N
D
L
A
N
N
O
N
D
R
I
V
E
I
M
P
R
O
V
E
M
E
N
T
S
MU
S
K
E
G
O
,
W
I
S
C
O
N
S
I
N
15577 - Public Site.dwg
www.thesigmagroup.com
1300 West Canal Street
Milwaukee, WI 53233
Phone: 414-643-4200
Fax: 414-643-4210
TH
E
G R O UPSingle Source. Sound Solutions.
Fi
l
e
:
I
:
\
E
N
E
R
C
O
N
\
1
5
5
7
7
_
N
e
w
P
a
r
k
l
a
n
d
M
a
l
l
\
0
6
0
C
A
D
\
C
-
C
i
v
i
l
\
5
0
0
P
r
o
d
u
c
t
i
o
n
-
P
u
b
l
i
c
\
5
0
3
-
S
i
t
e
D
i
m
e
n
s
i
o
n
P
l
a
n
\
1
5
5
7
7
-
P
u
b
l
i
c
S
i
t
e
.
d
wg
LEGEND:
C 003
A
C401
CURB & GUTTER
(REJECT)
THE UNDERGROUND UTILITY INFORMATION SHOWN ON THIS MAP IS BASED ON FIELD
MARKINGS AND INFORMATION FURNISHED BY UTILITY COMPANIES AND THE LOCAL
MUNICIPALITY. WHILE THIS INFORMATION IS BELIEVED TO BE RELIABLE, ITS ACCURACY AND
COMPLETENESS CANNOT BE GUARANTEED.
PRELIMINARY
B
C401ASPHALT SURFACE
PJI
1-25-16
15577
JBL
JBL
GRAPHIC SCALE
00 30' 60'
12.0'
100.0'72'
31" CONCRETE CURB AND GUTTER
(REJECT)
8-INCH WHITE EPOXY
PAVEMENT MARKING (SOLID)8-INCH WHITE EPOXY PAVEMENT
MARKING (2' LINE, 6' GAP)
SLOPED CONCRETE MEDIAN NOSE
W/YELLOW EPOXY PAVEMENT MARKING
12.0'
12.0'
12.0'
8-INCH WHITE EPOXY PAVEMENT
MARKING (2' LINE, 6' GAP)
PAVEMENT MARKING WHITE EPOXY
ARROW TYPE 2
8-INCH WHITE EPOXY PAVEMENT
MARKING (SOLID)
PAVEMENT MARKING WHITE
EPOXY ARROW TYPE 1
PAVEMENT MARKING WHITE EPOXY
ARROW TYPE 2
8-INCH WHITE EPOXY PAVEMENT
MARKING (2' LINE, 6' GAP)8-INCH WHITE EPOXY PAVEMENT
MARKING (SOLID)
8-INCH WHITE EPOXY PAVEMENT
MARKING (2' LINE, 6' GAP)
4-INCH DOUBLE YELLOW EPOXY
PAVEMENT MARKING
100.0'
80.0'
4-INCH WHITE EPOXY PAVEMENT
MARKING
INSTALL NEW TYPE "C" BASE AND
RELOCATE EXISTING BANNER POLE.
PULL BACK EXISTING WIRING (3 #10 AND 1 #10 GROUND)
TO NEAREST PULL BOX OR POLE. CONNECT NEW CONDUIT
TO EXISTING AS SHOWN. PULL EXISTING WIRE THROUGH
NEW CONDUIT TO NEW POLE LOCATION AND RECONNECT.
PULL BACK EXISTING WIRING (3 #10 AND 1 #10 GROUND)
TO NEAREST PULL BOX OR POLE. CONNECT NEW CONDUIT
TO EXISTING AS SHOWN. PULL EXISTING WIRE THROUGH
NEW CONDUIT TO NEW POLE LOCATION AND RECONNECT
11.0'
PAVEMENT MARKING WHITE EPOXY
ARROW TYPE 2
CONCRETE DRIVE APPROACH
5" CONCRETE SIDEWALK
5" CONCRETE SIDEWALK
HMA PAVEMENT
RELOCATE EXISTING ATMOSPHERIC VACUUM BREAKER
AND IRRIGATION VALVE BOX BEHIND CURB. INSTALL NEW
IRRIGATION PIPING, TRACER WIRE, AND ELECTRIC LINES
TO MATCH EXISTING.
CONCRETE SIDEWALK
5-INCH
D
C402
CONCRETE DRIVEWAY
7-INCH
PAVEMENT MARKING WHITE EPOXY
WORDS
100.0'66.0'
CONCRETE DRIVE APPROACH
5" CONCRETE SIDEWALK
HMA PAVEMENT
CONCRETE DRIVE APPROACH
5" CONCRETE SIDEWALK
HMA PAVEMENT
31" CURB AND GUTTER
(TYP)
CONCRETE MEDIAN NOSE
5" CONCRETE SIDEWALK
ADA RAMPA
C402
ADA RAMPB
C402
REINSTALL BRICK PAVERSE
C401
C
C401
C
C402
GENERAL NOTES:
1. THE UNDERGROUND UTILITY INFORMATION SHOWN ON THIS
DRAWING IS BASED ON FIELD LOCATIONS AND/OR RECORDS
FURNISHED BY MUNICIPALITIES AND UTILITY COMPANIES. THE
LOCATION AND ACCURACY OF WHICH CANNOT BE
GUARANTEED. THERE MAY BE ADDITIONAL UNDERGROUND
UTILITY INSTALLATIONS WITHIN THE PROJECT AREA THAT ARE
NOT SHOWN.
2. VERIFY ACTUAL LOCATIONS AND INVERTS IN THE FIELD. ANY
POTENTIAL ERRORS, OMISSIONS, OR DISCREPANCIES SHALL
BE BROUGHT TO THE ATTENTION OF THE ENGINEER PRIOR TO
PROCEEDING WITH CONSTRUCTION.
3. WORK TO BE COMPLETED IS INDICATED IN BOLD TYPE LINES
AND EXISTING CONDITIONS ARE INDICATED BY LIGHT TYPE
LINES.
4. ELECTRONIC CIVIL FILES ARE AVAILABLE UPON WRITTEN
REQUEST. DO NOT USE ELECTRONIC CIVIL FILES TO LAYOUT
FOUNDATIONS, COLUMN LINES, LIGHT POLES, OR OTHER NON
CIVIL SITE WORK. REFER TO ARCHITECTURAL DRAWINGS FOR
DIMENSIONS OF BUILDING AND ARCHITECTURAL FEATURES.
5. DIMENSIONS ARE FROM FACE OF CURB OR EDGE OF
PAVEMENT.
6. WORK WITHIN THE PUBLIC RIGHT OF WAY, INCLUDING BUT NOT
LIMITED TO DRIVEWAY OPENINGS, SIDEWALK AND RAMPS,
PAVING, AND CURB AND GUTTER SHALL BE COMPLETED PER
MUNICIPAL AND/OR COUNTY REQUIREMENTS AND STANDARDS.
31" CURB AND GUTTER
NOTE:
ALL IMPROVEMENTS WITHIN JANESVILLE ROAD ROW SHALL BE
IN ACCORDANCE WITH THE WISDOT STANDARD
SPECIFICATIONS FOR HIGHWAY AND STRUCTURE
CONSTRUCTION, LATEST EDITION.
NOTE:
ALL IMPROVEMENTS WITHIN LANNON DRIVE ROW SHALL BE IN
ACCORDANCE WITH THE CITY OF MUSKEGO STANDARD
SPECIFICATIONS.
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DRAWING NO.
DRAWN BY:
DATE:
PROJECT NO:
CHECKED BY:
APPROVED BY:
NO. REVISION DATE BY
SHEET NO.:
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15577 PUBLIC GRADING.dwg
www.thesigmagroup.com
1300 West Canal Street
Milwaukee, WI 53233
Phone: 414-643-4200
Fax: 414-643-4210
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GENERAL NOTES:
1. THE UNDERGROUND UTILITY INFORMATION SHOWN ON
THIS DRAWING IS BASED ON FIELD LOCATIONS AND/OR
RECORDS FURNISHED BY MUNICIPALITIES AND UTILITY
COMPANIES. THE LOCATION AND ACCURACY OF WHICH
CANNOT BE GUARANTEED. THERE MAY BE ADDITIONAL
UNDERGROUND UTILITY INSTALLATIONS WITHIN THE
PROJECT AREA THAT ARE NOT SHOWN.
2. VERIFY ACTUAL LOCATIONS AND INVERTS IN THE FIELD.
ANY POTENTIAL ERRORS, OMISSIONS, OR DISCREPANCIES
SHALL BE BROUGHT TO THE ATTENTION OF THE ENGINEER
PRIOR TO PROCEEDING WITH CONSTRUCTION.
3. WORK TO BE COMPLETED IS INDICATED IN BOLD TYPE
LINES AND EXISTING CONDITIONS ARE INDICATED BY LIGHT
TYPE LINES.
4. ELECTRONIC CIVIL FILES ARE AVAILABLE UPON WRITTEN
REQUEST. DO NOT USE ELECTRONIC CIVIL FILES TO
LAYOUT FOUNDATIONS, COLUMN LINES, LIGHT POLES, OR
OTHER NON CIVIL SITE WORK. REFER TO ARCHITECTURAL
DRAWINGS FOR DIMENSIONS OF BUILDING AND
ARCHITECTURAL FEATURES.
5. DIMENSIONS ARE FROM FACE OF CURB OR EDGE OF
PAVEMENT.
6. WORK WITHIN THE PUBLIC RIGHT OF WAY, INCLUDING BUT
NOT LIMITED TO DRIVEWAY OPENINGS, SIDEWALK AND
RAMPS, PAVING, AND CURB AND GUTTER SHALL BE
COMPLETED PER MUNICIPAL AND/OR COUNTY
REQUIREMENTS AND STANDARDS.
7. EARTHWORK SHALL BE IN ACCORDANCE WITH
GEOTECHNICAL ENGINEER'S RECOMMENDATIONS.
5
5 EXISTING CONTOUR
PROPOSED CONTOUR
B
C402ASPHALT SURFACE
LEGEND:
PROPOSED CURB & GUTTER
SPOT GRADE
T/C: TOP OF CURB GRADE
FL: FLOW LINE CURB GRADE
PROPOSED ASPHALT
SPOT GRADE100.00
100.50 T/C
100.00 FL
GRAPHIC SCALE
00 30' 60'
THE UNDERGROUND UTILITY INFORMATION SHOWN ON THIS MAP IS BASED ON FIELD
MARKINGS AND INFORMATION FURNISHED BY UTILITY COMPANIES AND THE LOCAL
MUNICIPALITY. WHILE THIS INFORMATION IS BELIEVED TO BE RELIABLE, ITS ACCURACY AND
COMPLETENESS CANNOT BE GUARANTEED.
PRELIMINARY
INSTALLED BY OTHERS.
COORDINATE UTILITY
CONSTRUCTION WITHIN
R.O.W. WITH PARKLAND
MALL DEVELOPMENT.
PARKLAND MALL DEVELOPMENT. NOT
IN CONTRACT.
REFER TO CIVIL PLANS FOR
INFORMATION.
PARKLAND MALL DEVELOPMENT. NOT
IN CONTRACT.
REFER TO CIVIL PLANS FOR
INFORMATION.
ALL IMPROVEMENTS IN LANNON DRIVE
SHALL BE IN ACCORDANCE WITH CITY
OF MUSKEGO STANDARD
SPECIFICATIONS.
ALL IMPROVEMENTS IN JANESVILLE
ROAD SHALL BE IN ACCORDANCE
WITH WISDOT STANDARD
SPECIFICATIONS.
NEW BUSINESS ITEM #2:
Community Development Authority Action Regarding the Proposed Amendment of
Boundaries and Project Plan for Tax Incremental District No. 9 in the City of Muskego,
Wisconsin and Approval of Project Plan Amendment (See the Resolution “A Resolution
Designating the Proposed Amended Boundaries and Approving a Project Plan Amendment
for Tax Incremental District No. 9, City of Muskego, Wisconsin”).
STAFF DISCUSSION
Please find enclosed in the supplement the proposed TID #9 Project Plan Amendment. TID #9 already exists in the city
from along Janesville Road from Moorland Road to the west to College Avenue on the east. The CDA will see that this
TID #9 amendment is simply a formality. State Statues require that a TID boundary match property lines to be legal. As
shown in the TID #9 Project Plan maps we need to simply add approximately a half -acre to the existing TID #9
boundary due to a property line changing in the past year associated with the Taco Bell development.
City staff will be present to go over the details of the proposed boundary amendment.
A formal resolution is attached that the CDA should consider after deliberation. Even though the TID #9 amendment is
somewhat of a formality in the process the resolution is similar in complexity to any other TID approving resolution.
Staff recommends approval of the proposed TID #9 Boundary amendment as this is required by State Statutes. There
are no incentives or TID project costs associated with this amendment.
CDA RESOLUTION NO. 002-2016
A RESOLUTION DESIGNATING THE PROPOSED AMENDED BOUNDARIES
AND APPROVING A PROJECT PLAN AMENDMENT
FOR TAX INCREMENTAL DISTRICT NO. 9,
CITY OF MUSKEGO, WISCONSIN
WHEREAS, Section 66.1105 of the Wisconsin Statutes (the Tax Increment Law) provides the authority and
establishes procedures for amending the boundaries of tax incremental districts and amending project
plans for such districts; and
WHEREAS, Tax Incremental District No. 9 (the “District”) was created by the City of Muskego (the “City”) in
2003; and
WHEREAS, In order to meet State Statutes the City finds it required to amend the District’s boundaries to
add additional property, and to amend the Project Plan for the boundary amendment in order to assure the
TID boundary coincides with existing property lines; and
WHEREAS, the Community Development Authority, gave public notice of, and on April 7, 2016 held a
public hearing wherein interested parties were afforded a reasonable opportunity to express their views on
the proposed amendment of the District, and the proposed boundaries and the proposed amendment to
the Project Plan thereof in accordance with the procedures specified in the Tax Increment Law; and
WHEREAS, prior to its publication, a copy of the notice of said hearing was sent to the chief executive
officer of Waukesha County, the Muskego-Norway School District, and the Waukesha County Technical
College District, and the other entities having the power to levy taxes on property located within the District,
in accordance with the procedures specified in the Tax Increment Law; and
WHEREAS, the Community Development Authority, after due consideration following the said public
hearing, determined that the amendment of the District to the area described by the boundary description
attached to this resolution as Exhibit A will continue to provide the City with a viable method of financing
the cost of project costs within the area, thereby providing incentives and opportunities for appropriate
private development, including new development and improvement of existing development, which will
contribute to the overall development of the City; and
WHEREAS, the Community Development Authority has determined that not less than 50%, by area, of the
real property within the said District, as amended, is a blighted area or is in need of rehabilitation or
conservation work within the meaning of Section 66.1337(2m)(b) of the Wisconsin Statutes; and
WHEREAS, the Community Development Authority has prepared a Boundary and Project Plan
Amendment to the District attached as Exhibit B (the “amendment”); and
WHEREAS, in accordance with the procedures specified in the Tax Increment Law, before the City Council
may amend any tax incremental district, the Community Development Authority must designate the
boundaries of such amended District and approve the Project Plan amendment for such District and submit
its recommendation concerning the amendment of District and the Project Plan to the City Council;
NOW, THEREFORE, BE IT RESOLVED by the Community Development Authority of the City of Muskego
as follows:
1. That the Community Development Authority hereby designates the boundaries specified in the
boundary description attached to this resolution as Exhibit A and entitled "Boundary Description of
Tax Incremental District No. 9 Amendment, City of Muskego", as the revised boundaries of said
District and recommends that said District be amended by the City Council of the City of Muskego
to the area enclosed by said boundaries.
2. That the Community Development Authority hereby adopts the Amendment attached to this
resolution as Exhibit B, and recommends to the City Council the approval of such amendment.
3. That the Community Development Authority hereby recommends that the City Council adopt a
resolution entitled "A Resolution Approving Amended Boundaries and a Project Plan Amendment
for Tax Incremental District No 9, City of Muskego, Wisconsin", and thereby formally amend said
District as of January 1, 2016 and approve its amended boundaries and Project Plan in accordance
with the provisions of the Tax Increment Law.
4. That the City Clerk - Treasurer - Treasurer is hereby authorized and directed to provide the City
Mayor and City Council with certified copies of this resolution, upon its adoption by the Community
Development Authority.
Adopted this ___day of __________, 2016.
Robert LeClaire, Chairman
City of Muskego Community
Development Authority
Attest:
Jeff Muenkel, Executive Director
City of Muskego Community
Development Authority
EXHIBIT A - BOUNDARY DESCRIPTION
All that part of the Northeast ¼, Southeast ¼, and the Southwest ¼ of Section 2, and the Northwest ¼ of Section 1,
and the Southeast ¼ of Section 3, all in Town 5 North, Range 20 East, City of Muskego, Waukesha County,
Wisconsin, bounded and described as follows: Commencing at the intersection of the West line of Parcel 1, of
Certified Survey Map No. 8051, and the North line of Janesville Road (C.T.H. “L”) said point also being the point of
beginning of lands to be described; thence Northerly along said West line 637.30 feet to the North line of said Parcel
1; thence Easterly along said North line and the North line of Certified Survey Map No. 4188, a distance of 292 feet
more or less, to the Southwesterly right-of-way line of Moorland Road (C.T.H.”O”); thence Northwesterly along said
right-of-way line 288 feet more or less, to the Northerly extended property line of Parcel 4, of Certified Survey Map
No.9335; thence Northeasterly along said North line 389 feet more or less to an angle point; thence Northeasterly
along the Northerly line of said Parcel 4, a distance of 67.14 feet, to a point on a curve; thence Southeasterly along
the Northeast line of said Parcel 4 and along the arc of a curve 28.83 feet to the East line of said Parcel 4; thence
Southerly along said East line 157.99 feet, to the Southerly line of said Parcel 4; thence Southwesterly along said
South line, 154.20 feet to the Northeasterly right-of-way line of said Moorland Road, said line also being the
Southwesterly line of Parcel 3, of said Certified Survey Map 9335; thence Southeasterly along said right-of way line
394.62 feet, to the South line of said Parcel 3; thence Easterly along said South line, 299.11 feet to the West line of
Parcel 2, of said Certified Survey Map 9335; thence Southerly along said West line 135.20 feet to the North right-of-
way line of said Janesville Road; thence Northeasterly along said right-of way line 519.75 feet to the Westerly line of
Parcel 1 of said Certified Survey Map No. 9335; thence Northerly along said West line 338.38 feet, to a point on a
curve; thence Northeasterly along the arc of a curve 21.21 feet, to the North line of said parcel 1; thence Easterly
along said North line 95.11 feet to a point on a curve; thence Southeasterly along the arc of a curve 64.95 feet to the
East line of said Parcel 1; thence Southerly along said East line 69.37 feet, to a point on a curve; thence Southerly
along the arc of a curve 105.06 feet, to the North right-of-way line of said Janesville Road; thence Northeasterly along
said right-of-way 1175.27 feet to a angle point in said right-of-way; thence Northeasterly along said right-of-way
331.00 feet to the Southwest corner of Lot 1, of Golden Country Estates Subdivision; thence Northerly along the
West line of lots 1 and 2, of said Subdivision, 207.61 feet to an angle point; thence Northerly along the West line of
Lots 2, 3, and 4 of said Subdivision, 337.38 feet to the South line of the Northwest ¼ , Section 2, said point also
being the Northeast corner of Lot 4 in said Subdivision; thence Easterly 182.00 feet along said South line to the
Westerly right-of-way line of Woodland Place; thence Northerly along said Right-of-way line 59 feet more or less to
the Southerly extended property line of Lot 2, Certified Survey Map No. 4610; thence Easterly along said South line
262 feet more or less to the Southeast line of said Lot 2; thence Northeasterly along said Southeast line 120.14 feet
to the Northeasterly line of said Lot 2; thence Northwesterly along said Northeasterly line 121.61 feet to the East line
of Lot 1, said Certified Survey Map; thence Northerly along said East line 70.00 feet to the Northerly line of said Lot 1;
thence Northwesterly along said Northerly line 230.00 feet to the East line of the Northwest ¼ of said Section 2, said
line also being the East line of Glenbrook Subdivision; thence Northerly along said East line 485.00 feet; thence
Easterly 120.00 feet; thence Southeasterly 560.00 feet to the East line of Lot 2, Certified Survey Map No. 4785;
thence Southerly along the East line of said Lot 2, and the East line of Parcel 1 of Certified Survey Map No. 2962, a
distance of 311.91 feet to the North line of Parcel 2, of said Certified Survey Map No. 2962; thence Northeasterly
along the North line of said Parcel 2, 374 feet more or less to the East right-of-way line of Tess Corners Drive; thence
Northwesterly along said East right-of-way line 316 feet more or less to the Southerly line of Parcel 2, Certified Survey
Map No. 3480; thence along the South line of said Parcel 576.38 feet, to the West line of Lot 1, Certified Survey Map
No. 1077; thence Northerly along the West line of said Lot 1 a distance of 356 feet more or less to the South line of
Parcel 2, Certified Survey Map No. 2657; thence Easterly along said South line 213.66 feet; thence Northerly 1070
feet more or less to the North line of the Northeast ¼ of said Section 2, said North line also being the centerline of
College Avenue and the North line of Muskego City Limits; thence Easterly along said North line 990.66 feet to the
Northeast corner of said Northeast ¼; thence Easterly along the North line of the Northwest ¼ of Section 1, and said
City limits line, 2666 feet more or less to the Northeast corner of said Northwest ¼; thence Southerly along the East
line of the said Northwest ¼, 89 feet more or less to the South right of way line of Janesville Road (C.T.H. “L”); thence
Southwesterly along said right of way line 1232 feet more or less, to the Northwest corner of Lot 14, Block 17,
Fountainwood Addition No. 3; thence Southerly along the West line of Lots 14, 15, 16, 17, and 18, Block 17 of said
Subdivision 558.05 feet to the North line of Lot 19, Block 17 of said Subdivision; thence Southwesterly along said
North line 120.00 feet, to the East line of Lot 20, Block 17, of said Subdivision; thence Northerly along the East line of
said lots 20, 21, 22, 23, Block 17 of said Subdivision 558.05 feet, to the said South right-of-way line; thence
Southwesterly along said South line 1525 feet more or less, to the West line of the Northwest ¼, of said Section 1,
said line also being the West line of said Fountainwood Addition No. 3 Subdivision; thence Southerly along said West
line 905 feet more or less, to the Southwest corner of said Northwest ¼ Section; thence Southerly along the West line
of the Southwest ¼ of said Section 1, 431.70 feet, to the Southeast corner of lands designated by Tax key No. 2168-
999; thence Westerly along said lands 906 feet more or less, to the East right-of-way line of Gaulke Drive: thence
Northwesterly along said right-of-way 220 feet more or less, to the North right-of-way line of Gaulke Drive; thence
Westerly along said right-of-way line 389 feet more or less to the East ultimate right-of-way line of Tess Corners Drive;
thence Southeasterly along said right-of-way line 286 feet more or less, to the Northerly property line extended of
parcel with Tax-key No. 2168-980; thence Southwesterly along said Northerly line 359 feet more or less to the
Easterly line of Sandy Knoll Subdivision; thence Northwesterly along said East line 294 feet more or less to the
Northerly line of said Sandy Knoll Subdivision; thence Southwesterly along the North line of said Subdivision 602.98
feet to the Northwest corner of said Subdivision; thence Southeasterly along the West line of said Subdivision 351.54
feet; thence Southerly along the west line of said Subdivision 334.97 feet to North line of Lot 6, in Belmont Greens
Subdivision; thence Westerly along said North line 508 feet more or less, to the East right-of-way line of Durham
Drive; thence Westerly 101 feet more or less to the West right-of-way line of Durham Drive, said point also being the
Southeast corner of Lot 18, Block 1, Durham Meadows Subdivision; thence Northerly along said right-of-way line
125.00 feet, to the Northeast corner of Said Lot 18, thence Westerly 16 feet more or less to the West right-of-way line
of said Drive, said point also being the Southeast corner of lands designated by Tax key No. 2167-998-001; thence
Northerly along said right-of-way line 120 feet more or less to the Northeast corner of said lands; thence Westerly 164
feet more or less to the Northwest corner of said lands; thence Southerly 120 feet to the North line of Durham
Meadows Subdivision; thence Westerly along said North line 331.55 feet, to the Northwest line of said Subdivision;
thence Southwesterly along said Northwest line 572.15 feet to the East line of Lot 5, Certified Survey Map No. 5841,
said point also being the Northwest corner of Lot 8, Block 1, of said Subdivision; thence Southeast along said East
line 158.52 feet, to the North right-of-way line of Cornell Circle; thence Southwesterly 261.33 along the arc of a circle
whose center is to the Southeast, whose radius is 681.56 feet, whose chord bears S29°55’26”W with a chord length
of 259.72 feet, to the South right-of-way line of a 60.00 feet wide unimproved street; thence Northwesterly along said
right-of-way line 303.83 feet; thence continuing Northwesterly 77.82 feet to the Northerly line of Lot 1 Certified Survey
Map No. 9462, said line also being the South right-of –way line of a 60.00 foot wide unimproved street, to a point on a
curve; thence Southwesterly along said right-of-way line, and along the arc of a curve 183.62 feet, thence
Southwesterly along said right of way 729.93 feet to the East right-of-way line of Moorland Road a 120 foot wide
street; thence Continuing Southwesterly 120.13 feet to the West right-of-way line of said Moorland Road, said point
also being the Northeast corner of Lot 3, of Certified Survey Map No. 9463; thence Continuing Southwesterly 393.12
feet along the North line of said Lot 3, said line also being the South right-of-way line of a 60 foot wide unimproved
street, to the West line of the Southwest ¼ of said Section 2; thence Northerly along said West line 65.85 feet to the
Northerly Princeton Drive right of way line; thence Northeasterly along said Northerly right of way line 24.21 feet to the
Southwest corner of Lot 2 Certified Survey Map No. 11259; thence Northwesterly along the West line of said Lot 2 a
distance of 329.51 feet, 850.54 feet to the Southerly right-of-way of said Janesville Road (C.T.H. “L”); thence
Southwesterly along said right-of-way 344 454 feet more or less to the West extended property line of Parcel 1, of
said Certified Survey Map No. 8051; thence Northerly 141 feet more or less to the intersection the West line of said
Parcel 1, and the North right-of–way line of said Janesville Road, said point also being the point of beginning.
EXHIBIT B - PROJECT PLAN AND BOUNDARY AMENDMENT
CITY OF MUSKEGO, WI
TAX INCREMENTAL DISTRICT NO. 9
BOUNDARY AMENDMENT NO. 1 TO THE
PROJECT PLAN
MARCH 2016
Prepared By
The City of Muskego, Wisconsin
Department of Community Development
And
Hutchinson, Shockey, Erley & Co.
And
von Briesen & Roper, s.c.
AMENDMENT NO. 1 TO THE CITY OF MUSKEGO
TAX INCREMENTAL DISTRICT NO. 9
AND THE RELATED PROJECT PLAN
City of Muskego Tax Incremental District No. 9 (TID 9) and the supporting project plan
(“Project Plan”) are hereby amended as follows:
1. The property shown on Exhibit 1 attached hereto is added to TID 9 the Project
Plan (Prior adopted Project Plan found in Appendix A). This is part of Tax Key
#2172030007 (.5 acres) added to the western border of District No. 9.
2. The property to be added is zoned B-2 Local Service Center District which
conforms to the existing zoning and use of the property in TID 9.
3. The current value of the property to be added is $562,700.
4. The property is a current commercial entity known as Taco Bell. During the year
2015, Taco Bell added .5 acres to the property, which now makes the existing
TID 9 boundary bisect the Taco Bell property. The current TID 9 boundary
doesn’t follow existing property lines thus necessitating the boundary
amendment herein.
5. The new District boundaries after the addition of the new parcels are identified
on Exhibit 1 (Map) and Exhibit 2 (Legal Description).
6. There are no public improvements or parcel improvement costs associated with
the addition of this portion of the parcel.
7. All other provisions of the original Project Plan, except as modified by this
Amendment No. 1, continue to be appropriate for the District and remain in full
force and effect.
EXHIBIT 2
Legal Description
All that part of the Northeast ¼, Southeast ¼, and the Southwest ¼ of Section 2, and the Northwest ¼ of
Section 1, and the Southeast ¼ of Section 3, all in Town 5 North, Range 20 East, City of Muskego,
Waukesha County, Wisconsin, bounded and described as follows: Commencing at the intersection of the
West line of Parcel 1, of Certified Survey Map No. 8051, and the North line of Janesville Road (C.T.H. “L”)
said point also being the point of beginning of lands to be described; thence Northerly along said West line
637.30 feet to the North line of said Parcel 1; thence Easterly along said North line and the North line of
Certified Survey Map No. 4188, a distance of 292 feet more or less, to the Southwesterly right-of-way line of
Moorland Road (C.T.H.”O”); thence Northwesterly along said right-of-way line 288 feet more or less, to the
Northerly extended property line of Parcel 4, of Certified Survey Map No.9335; thence Northeasterly along
said North line 389 feet more or less to an angle point; thence Northeasterly along the Northerly line of said
Parcel 4, a distance of 67.14 feet, to a point on a curve; thence Southeasterly along the Northeast line of
said Parcel 4 and along the arc of a curve 28.83 feet to the East line of said Parcel 4; thence Southerly
along said East line 157.99 feet, to the Southerly line of said Parcel 4; thence Southwesterly along said
South line, 154.20 feet to the Northeasterly right-of-way line of said Moorland Road, said line also being the
Southwesterly line of Parcel 3, of said Certified Survey Map 9335; thence Southeasterly along said right-of
way line 394.62 feet, to the South line of said Parcel 3; thence Easterly along said South line, 299.11 feet to
the West line of Parcel 2, of said Certified Survey Map 9335; thence Southerly along said West line 135.20
feet to the North right-of-way line of said Janesville Road; thence Northeasterly along said right-of way line
519.75 feet to the Westerly line of Parcel 1 of said Certified Survey Map No. 9335; thence Northerly along
said West line 338.38 feet, to a point on a curve; thence Northeasterly along the arc of a curve 21.21 feet,
to the North line of said parcel 1; thence Easterly along said North line 95.11 feet to a point on a curve;
thence Southeasterly along the arc of a curve 64.95 feet to the East line of said Parcel 1; thence Southerly
along said East line 69.37 feet, to a point on a curve; thence Southerly along the arc of a curve 105.06 feet,
to the North right-of-way line of said Janesville Road; thence Northeasterly along said right-of-way 1175.27
feet to a angle point in said right-of-way; thence Northeasterly along said right-of-way 331.00 feet to the
Southwest corner of Lot 1, of Golden Country Estates Subdivision; thence Northerly along the West line of
lots 1 and 2, of said Subdivision, 207.61 feet to an angle point; thence Northerly along the West line of Lots
2, 3, and 4 of said Subdivision, 337.38 feet to the South line of the Northwest ¼ , Section 2, said point also
being the Northeast corner of Lot 4 in said Subdivision; thence Easterly 182.00 feet along said South line to
the Westerly right-of-way line of Woodland Place; thence Northerly along said Right-of-way line 59 feet
more or less to the Southerly extended property line of Lot 2, Certified Survey Map No. 4610; thence
Easterly along said South line 262 feet more or less to the Southeast line of said Lot 2; thence
Northeasterly along said Southeast line 120.14 feet to the Northeasterly line of said Lot 2; thence
Northwesterly along said Northeasterly line 121.61 feet to the East line of Lot 1, said Certified Survey Map;
thence Northerly along said East line 70.00 feet to the Northerly line of said Lot 1; thence Northwesterly
along said Northerly line 230.00 feet to the East line of the Northwest ¼ of said Section 2, said line also
being the East line of Glenbrook Subdivision; thence Northerly along said East line 485.00 feet; thence
Easterly 120.00 feet; thence Southeasterly 560.00 feet to the East line of Lot 2, Certified Survey Map No.
4785; thence Southerly along the East line of said Lot 2, and the East line of Parcel 1 of Certified Survey
Map No. 2962, a distance of 311.91 feet to the North line of Parcel 2, of said Certified Survey Map No. 2962;
thence Northeasterly along the North line of said Parcel 2, 374 feet more or less to the East right-of-way line
of Tess Corners Drive; thence Northwesterly along said East right-of-way line 316 feet more or less to the
Southerly line of Parcel 2, Certified Survey Map No. 3480; thence along the South line of said Parcel 576.38
feet, to the West line of Lot 1, Certified Survey Map No. 1077; thence Northerly along the West line of said
Lot 1 a distance of 356 feet more or less to the South line of Parcel 2, Certified Survey Map No. 2657;
thence Easterly along said South line 213.66 feet; thence Northerly 1070 feet more or less to the North line
of the Northeast ¼ of said Section 2, said North line also being the centerline of College Avenue and the
North line of Muskego City Limits; thence Easterly along said North line 990.66 feet to the Northeast corner
of said Northeast ¼; thence Easterly along the North line of the Northwest ¼ of Section 1, and said City
limits line, 2666 feet more or less to the Northeast corner of said Northwest ¼; thence Southerly along the
East line of the said Northwest ¼, 89 feet more or less to the South right of way line of Janesville Road
(C.T.H. “L”); thence Southwesterly along said right of way line 1232 feet more or less, to the Northwest
corner of Lot 14, Block 17, Fountainwood Addition No. 3; thence Southerly along the West line of Lots 14,
15, 16, 17, and 18, Block 17 of said Subdivision 558.05 feet to the North line of Lot 19, Block 17 of said
Subdivision; thence Southwesterly along said North line 120.00 feet, to the East line of Lot 20, Block 17, of
said Subdivision; thence Northerly along the East line of said lots 20, 21, 22, 23, Block 17 of said
Subdivision 558.05 feet, to the said South right-of-way line; thence Southwesterly along said South line 1525
feet more or less, to the West line of the Northwest ¼, of said Section 1, said line also being the West line
of said Fountainwood Addition No. 3 Subdivision; thence Southerly along said West line 905 feet more or
less, to the Southwest corner of said Northwest ¼ Section; thence Southerly along the West line of the
Southwest ¼ of said Section 1, 431.70 feet, to the Southeast corner of lands designated by Tax key No.
2168-999; thence Westerly along said lands 906 feet more or less, to the East right-of-way line of Gaulke
Drive: thence Northwesterly along said right-of-way 220 feet more or less, to the North right-of-way line of
Gaulke Drive; thence Westerly along said right-of-way line 389 feet more or less to the East ultimate right-of-
way line of Tess Corners Drive; thence Southeasterly along said right-of-way line 286 feet more or less, to
the Northerly property line extended of parcel with Tax-key No. 2168-980; thence Southwesterly along said
Northerly line 359 feet more or less to the Easterly line of Sandy Knoll Subdivision; thence Northwesterly
along said East line 294 feet more or less to the Northerly line of said Sandy Knoll Subdivision; thence
Southwesterly along the North line of said Subdivision 602.98 feet to the Northwest corner of said
Subdivision; thence Southeasterly along the West line of said Subdivision 351.54 feet; thence Southerly
along the west line of said Subdivision 334.97 feet to North line of Lot 6, in Belmont Greens Subdivision;
thence Westerly along said North line 508 feet more or less, to the East right-of-way line of Durham Drive;
thence Westerly 101 feet more or less to the West right-of-way line of Durham Drive, said point also being
the Southeast corner of Lot 18, Block 1, Durham Meadows Subdivision; thence Northerly along said right-of-
way line 125.00 feet, to the Northeast corner of Said Lot 18, thence Westerly 16 feet more or less to the
West right-of-way line of said Drive, said point also being the Southeast corner of lands designated by Tax
key No. 2167-998-001; thence Northerly along said right-of-way line 120 feet more or less to the Northeast
corner of said lands; thence Westerly 164 feet more or less to the Northwest corner of said lands; thence
Southerly 120 feet to the North line of Durham Meadows Subdivision; thence Westerly along said North line
331.55 feet, to the Northwest line of said Subdivision; thence Southwesterly along said Northwest line
572.15 feet to the East line of Lot 5, Certified Survey Map No. 5841, said point also being the Northwest
corner of Lot 8, Block 1, of said Subdivision; thence Southeast along said East line 158.52 feet, to the North
right-of-way line of Cornell Circle; thence Southwesterly 261.33 along the arc of a circle whose center is to
the Southeast, whose radius is 681.56 feet, whose chord bears S29°55’26”W with a chord length of 259.72
feet, to the South right-of-way line of a 60.00 feet wide unimproved street; thence Northwesterly along said
right-of-way line 303.83 feet; thence continuing Northwesterly 77.82 feet to the Northerly line of Lot 1
Certified Survey Map No. 9462, said line also being the South right-of –way line of a 60.00 foot wide
unimproved street, to a point on a curve; thence Southwesterly along said right-of-way line, and along the
arc of a curve 183.62 feet, thence Southwesterly along said right of way 729.93 feet to the East right-of-way
line of Moorland Road a 120 foot wide street; thence Continuing Southwesterly 120.13 feet to the West
right-of-way line of said Moorland Road, said point also being the Northeast corner of Lot 3, of Certified
Survey Map No. 9463; thence Continuing Southwesterly 393.12 feet along the North line of said Lot 3, said
line also being the South right-of-way line of a 60 foot wide unimproved street, to the West line of the
Southwest ¼ of said Section 2; thence Northerly along said West line 65.85 feet to the Northerly Princeton
Drive right of way line; thence Northeasterly along said Northerly right of way line 24.21 feet to the
Southwest corner of Lot 2 Certified Survey Map No. 11259; thence Northwesterly along the West line of said
Lot 2 a distance of 329.51 feet, 850.54 feet to the Southerly right-of-way of said Janesville Road (C.T.H. “L”);
thence Southwesterly along said right-of-way 344 454 feet more or less to the West extended property line
of Parcel 1, of said Certified Survey Map No. 8051; thence Northerly 141 feet more or less to the
intersection the West line of said Parcel 1, and the North right-of–way line of said Janesville Road, said point
also being the point of beginning.
TAGLaw International Lawyers
William E. Taibl
Direct Telephone
414-287-1213
wtaibl@vonbriesen.com
April ___, 2016
Mr. Jeff Muenkel
City of Muskego
W182 S8200 Racine Avenue
Muskego, WI 53150-0749
Re: Amendment No. 1 to the Project Plan for Tax Incremental District No. 9
for the City of Muskego, Wisconsin
Dear Mr. Muenkel:
We have acted as attorneys for the City of Muskego in connection with the proposed
boundary amendment of Tax Incremental District No. 9 of the City of Muskego
(“District”) and the review of Amendment No. 1 to the Project Plan for the District dated
April ___, 2016 (“Project Plan”).
In connection with Amendment No. 1 of the Project Plan we have reviewed the Project
Plan, Amendment No. 1 to the Project Plan and such other documents as we deem
necessary to enable us to give this opinion.
Based upon our review, and reliance on the accuracy of the statements set forth in
Amendment No. 1 of the Project Plan, it is our opinion that Amendment No. 1 to the
Project Plan is complete and complies with Section 66.1105 of the Wisconsin Statutes.
Very truly yours,
von BRIESEN & ROPER, s.c.
William E. Taibl
WET:jrp
26330713_3.DOC
APPENDIX A
PRIOR ADOPTED PROJECT PLAN
Tax Increment Financing Project Plan
for the Establishment of
Tax Incremental Financing District No. 9
Within the
City of Muskego, WISCONSIN
Public Hearing Held: January 14, 2003
Plan Commission Adopted: January 14, 2003
City Council Adopted: February 25, 2003
Joint Review Board Adopted: March 10, 2003
Prepared by: EHLERS & ASSOCIATES, INC. 375 Bishops Way, Suite 225, Brookfield, WI 53005-6202
CITY OF MUSKEGO
ELECTED OFFICIALS
2002-2003
Mayor
Honorable Mark A. Slocomb
mslocomb@ci.muskego.wi.us
Common Council
Council President Rick Petfalski, District 5
mslocomb@ci.muskego.wi.us
Alderman Patrick Patterson, District 1
ppatterson@ci.muskego.wi.us
Alderman Butch Le Doux, District 2
bledoux@ci.muskego.wi.us
Alderman Chuck Damaske, District 3
cdamaske@ci.muskego.wi.us
Alderman Nancy Salentine, District 4
nsalentine@ci.muskego.wi.us
Alderman Eric Schroeder, District 6
eschroeder@ci.muskego.wi.us
Alderman Eileen Madden, District 7
emadden@ci.muskego.wi.us
PLAN COMMISSION
2002-2003
Mayor Mark Slocomb, Chairman
Alderman Butch LeDoux
Harry Brodel
Jerald Hulbert
Michael Michalski
Neome Schaumberg
Russ Stinebaugh
JOINT REVIEW BOARD
Dawn Gunderson, City of Muskego
Norman Cummings, Waukesha County Representative
Carrie Tessmann, Waukesha Area Technical College
George Haynes, Muskego-Norway School District
Marvin Pinkowski, Public Member
ii
TABLE OF CONTENTS
STATEMENT OF KIND, NUMBER AND LOCATION OF PROPOSED PUBLIC WORKS .......... 1
ECONOMIC FEASIBILITY STUDY............................................................................................ 3
EQUALIZED VALUATION PROJECTION.................................................................................. 4
PROJECTED REVENUE........................................................................................................... 5
EXHIBIT 1.................................................................................................................................. 6
CASH FLOW ............................................................................................................................. 7
EXHIBIT 2.................................................................................................................................. 8
DETAILED LIST OF PROJECT COSTS .................................................................................... 9
PROPOSED TIF PROJECT ESTIMATES.................................................................................. 9
A DESCRIPTION OF THE METHODS OF FINANCING AND THE TIME WHEN SUCH COSTS
OR MONETARY OBLIGATIONS RELATED THERETO ARE TO BE INCURRED ........10
PROPOSED TIF PROJECT BORROWINGS............................................................................11
MAP SHOWING EXISTING USES AND CONDITIONS............................................................12
MAP SHOWING PROPOSED PROJECTS AND USES............................................................14
PROPOSED CHANGES IN ZONING ORDINANCES ...............................................................16
PROPOSED CHANGES IN MASTER PLAN, BUILDING CODES AND CITY RDINANCES .....16
A LIST OF ESTIMATED NON-PROJECT COSTS....................................................................16
RELOCATION...........................................................................................................................16
ORDERLY DEVELOPMENT OF THE CITY..............................................................................16
PARCEL LIST...........................................................................................................................17
OPINION OF ATTORNEY FOR THE CITY ADVISING WHETHER THE PLAN IS COMPLETE
AND COMPLIES WITH WISCONSIN STATUTES, SECTION 66.1105.........................19
1
STATEMENT OF KIND, NUMBER AND LOCATION OF PROPOSED PUBLIC WORKS
Tax Incremental District No. 9, City of Muskego (the "District") is being created under authority
of Wisconsin Statute Section 66.1105 primarily to assist expansion of the tax base by providing
public improvements necessary to promote development and redevelopment and assist in blight
elimination in the City of Muskego Community Development Authority Redevelopment District
No. 1. The inducement is to install public utilities including water facilities that will allow
development to take place.
TID No. 9 is located in the northeastern portion of the City, along Janesville Road. The City of
Muskego intends that tax incremental financing (TIF) will be used to assure that related private
development locates in this District. The goal is to expand the tax base and opportunities for
redevelopment within the City.
The following is a list of public works projects that the City either directly or through the
Community Development Authority expects to implement in conjunction with this District. Any
costs directly or indirectly related to the public works are considered "project costs" and eligible
to be paid with tax increment revenues of the tax incremental district.
¾ WATER SYSTEM IMPROVEMENTS. There are no public water facilities available to
service the area. It will be necessary to provide water mains to distribute the water to
individual properties. The City intends to install this main prior to the reconstruction of
Janesville Road (CTH L) by Waukesha County.
¾ ACQUISITION/DEMOLITION. In order to eliminate blight conditions and promote
redevelopment, it may be necessary for the City to acquire and demolish blighted properties
or to acquire and consolidate parcels in order to create parcels of a marketable size within
the District.
¾ STORM SEWER SYSTEM. Development of the area will cause storm water run off. To
avoid problems in the District and adjacent areas, a storm water collection, detention, and
retention system will be installed.
¾ UNDERGROUND UTILITY WIRES. In order to enhance the appearance of the District and
to attract desired development, it is necessary to convert overhead utility wires to
underground services, including costs to bring such services to code.
¾ LANDSCAPING. The City will provide landscaping such as berms, street trees, lighting
and other facilities to attract high quality development to the area.
¾ DEVELOPMENT INCENTIVES. The City may enter into agreements with property owners
or developers for the purpose of sharing costs to encourage the desired kind of
improvements and assure tax base is generated sufficient to recover project costs.
¾ ADMINISTRATIVE COSTS. These include but are not limited to a portion of the salaries of
the City Clerk, public works employees and others involved with the projects throughout the
project plan implementation. Audit expenses and any expenses associated with dissolving
the District are also considered eligible costs.
2
¾ ORGANIZATIONAL COSTS. These costs include but are not limited to fees of the financial
consultant, attorney, engineers, surveyors, map makers and other contracted services.
¾ RELOCATION COSTS. In the event any property is acquired for the projects, expenses
including the cost of a relocation plan, director, staff, publications, appraisals, land and
property acquisition costs and relocation benefits as required by Wisconsin Statutes
Sections 32.19 and 32.195 are considered eligible project costs.
¾ ENVIRONMENTAL AUDITS AND REMEDIATION. There are no environmental problems
known to exist within the proposed district. If, however, it becomes necessary to evaluate
properties, the costs related to all environmental audits and remediation will be considered
eligible project costs.
¾ FINANCE COSTS. Interest, financing fees, redemption premiums, and other financing fees
are included as project costs.
With all projects the costs of engineering, design, survey, inspection, materials, construction,
restoring property to its original condition, apparatus necessary for the public works, legal and
other consultant fees, testing, environmental studies, permits, updating City ordinances and
plans, judgments or claims for damages and other expenses are included as project costs.
In the event any of the public works projects are not reimbursable out of the special TIF fund
under Wisconsin Statute Section 66.1105, in the written opinion of nationally recognized bond
counsel or a court of record so rules in a final order, then such project or projects shall be
deleted here from and the remainder of the projects hereunder shall be deemed the entirety of
the projects for purposes of this project plan.
The City reserves the right to implement only those projects that remain viable as the
project plan period proceeds.
Project costs are any expenditures made or estimated to be made or monetary obligations
incurred or estimated to be incurred by the City and outlined in this plan. Project costs will be
diminished by any income, special assessments or other revenues, including user fees or
charges. To the extent the costs benefit the municipality outside the District, a proportionate
share of the cost is not a project cost. Costs identified in this plan are preliminary estimates
made prior to design considerations and are subject to change after planning is completed.
Proration of costs in the plan are also estimates and subject to change based upon
implementation, future assessment policies and user fee adjustments.
3
ECONOMIC FEASIBILITY STUDY
The City of Muskego, located in the southern portion of Waukesha County near Interstate 43, is
a community of approximately 21,700 in population.
The charts and exhibits on the following pages demonstrate that the City will be able to obtain
the funds necessary to implement the projects in this plan and that the revenue from the District
will be sufficient to pay for them. Charts I and II respectively on the following page, project the
City's equalized value and show the full faith and credit borrowing capacity of the City.
Equalized valuation projections were made using two methods. The first projects the future
valuation of the City using the average annual percentage of valuation growth experienced
between 1998 and 2002. The second method projects the future valuation based upon the
average annual increment between 1998 and 2002. This method is identified as the straight
line method. Chart II projects the general obligation borrowing capacity of the City taking into
account the straight line valuation projection and existing debt of the City. The chart
demonstrates that the City is likely to have a general obligation capacity of $104,864,105 during
the seven year implementation period of the District.
In addition to general obligation bonds, the City can issue mortgage revenue bonds to be repaid
from revenues of the sewer and/or water systems, including revenues paid by the City that
represent service of the system to the City. There is no statutory nor constitutional limitation on
the amount of revenue bonds that can be issued, however, water rates are controlled by the
Wisconsin Public Service Commission and the City must demonstrate to bond underwriters its
ability to repay revenue debt with the assigned rates.
It is anticipated that special assessments may be levied to benefited properties to pay part of
the water extension costs. The City can issue special assessment B bonds pledging revenues
from special assessment installments to the extent assessment payments are outstanding.
These bonds are not counted against he City's constitutional debt limit.
The City also has the authority to issue Lease Revenue Bonds through a CDA should this
financing vehicle be useful in accomplishing the objectives of the Plan.
In addition to the issuance of General Obligation Bonds by the City, a CDA could issue
obligations secured by lease payments to be made by the City. Such obligations would not be
counted against the City’s general obligation debt limit
Based on the economic characteristics and the financing resources of the City, all projects
outlined in this project plan can be financed and are feasible.
CHART I
|----PERCENTAGE METHOD----| |--STRAIGHT LINE METHOD--|
HISTORICAL DATA
1998 1,227,121,100 1998 1,227,121,100
1999 1,316,793,100 1999 1,316,793,100
2000 1,407,733,800 2000 1,407,733,800
2001 1,534,663,400 2001 1,534,663,400
2002 1,651,185,500 8.64% 2002 1,651,185,500 8.64%
Straight Line Method Value Increment $106,016,100
PROJECTED VALUATIONS
2003 1,793,838,289 8.64% 2003 1,757,201,600 6.42%
2004 1,948,815,446 8.64% 2004 1,863,217,700 6.03%
2005 2,117,181,725 8.64% 2005 1,969,233,800 5.69%
2006 2,300,093,867 8.64% 2006 2,075,249,900 5.38%
2007 2,498,808,551 8.64% 2007 2,181,266,000 5.11%
2008 2,714,691,023 8.64% 2008 2,287,282,100 4.86%
2009 2,949,224,481 8.64% 2009 2,393,298,200 4.64%
2010 3,204,020,261 8.64% 2010 2,499,314,300 4.43%
2011 3,480,828,909 8.64% 2011 2,605,330,400 4.24%
5 Year Trend
CHART II
NET
BUDGET EQUALIZED GROSS DEBT DEBT BORROWING
YEAR VALUE LIMIT BALANCE CAPACITY
2003 1,651,185,500 82,559,275 18,260,693 64,298,582
2004 1,757,201,600 87,860,080 17,103,179 70,756,901
2005 1,863,217,700 93,160,885 15,634,452 77,526,433
2006 1,969,233,800 98,461,690 14,199,461 84,262,229
2007 2,075,249,900 103,762,495 12,698,154 91,064,341
2008 2,181,266,000 109,063,300 11,125,474 97,937,826
2009 2,287,282,100 114,364,105 9,500,000 104,864,105
2010 2,393,298,200 119,664,910 7,925,000 111,739,910
2011 2,499,314,300 124,965,715 6,375,000 118,590,715
2012 2,605,330,400 130,266,520 5,100,000 125,166,520
2013 2,711,346,500 135,567,325 4,300,000 131,267,325
2014 2,817,362,600 140,868,130 3,450,000 137,418,130
2015 2,923,378,700 146,168,935 2,575,000 143,593,935
2016 3,029,394,800 151,469,740 1,650,000 149,819,740
2017 3,135,410,900 156,770,545 700,000 156,070,545
2018 3,241,427,000 162,071,350 450,000 161,621,350
2019 3,347,443,100 167,372,155 200,000 167,172,155
2020 3,453,459,200 172,672,960 172,672,960
2021 3,559,475,300 177,973,765 177,973,765
5
PROJECTED REVENUE
Exhibit 1 (page 7) estimates the TIF revenues that will be available to retire the debt incurred to
finance project costs. Exhibit 2 (page 9) summarizes the District's cash position throughout its
potential life.
Exhibit I projects revenues sufficient to retire the debt proposed to finance all projects of the
District. The pro forma is based on the following assumptions:
¾ The base value of the District is $19,707,800
¾ Incremental tax base will be generated as of January 1 each year as follows:
2003
300,400
2004
6,875,000
2005
1,375,000
The new construction estimates are based on typical commercial buildings constructed on the
vacant parcels within TID No. 9.
The equalized tax rate in 2004 is projected to be $20.34 per thousand (the City’s current
equalized rate). It is projected to remain constant throughout the pro forma.
Valuations are projected to increase 1% each year because of inflation.
City of Muskego TID #9
Tax Increment Forecast
Base Value 19,707,800 Inflation Factor 1.00%
Construction Valuation Revenue Inflation Value Valuation Tax Tax
Year Year Year Increment Added Increment Rate Increment
1 2003 2004 2005 197,078 300,400 497,478 20.34 10,121
2 2004 2005 2006 202,053 6,875,000 7,574,531 20.34 154,101
3 2005 2006 2007 272,823 1,375,000 9,222,354 20.34 187,625
4 2006 2007 2008 289,302 9,511,656 20.34 193,511
5 2007 2008 2009 292,195 9,803,850 20.34 199,455
6 2008 2009 2010 295,117 10,098,967 20.34 205,460
7 2009 2010 2011 298,068 10,397,034 20.34 211,524
8 2010 2011 2012 301,048 10,698,083 20.34 217,648
9 2011 2012 2013 304,059 11,002,142 20.34 223,834
10 2012 2013 2014 307,099 11,309,241 20.34 230,082
11 2013 2014 2015 310,170 11,619,411 20.34 236,392
12 2014 2015 2016 313,272 11,932,683 20.34 242,766
13 2015 2016 2017 316,405 12,249,088 20.34 249,203
14 2016 2017 2018 319,569 12,568,657 20.34 255,704
15 2017 2018 2019 322,765 12,891,422 20.34 262,271
16 2018 2019 2020 325,992 13,217,414 20.34 268,903
17 2019 2020 2021 329,252 13,546,666 20.34 275,602
18 2020 2021 2022 332,545 13,879,211 20.34 282,367
19 2021 2022 2023 335,870 14,215,081 20.34 289,200
20 2022 2023 2024 339,229 14,554,310 20.34 296,102
21 2023 2024 2025 342,621 14,896,931 20.34 303,072
22 2024 2025 2026 346,047 15,242,978 20.34 310,112
23 2025 2026 2027 349,508 15,592,486 20.34 317,223
Totals 8,550,400 5,422,279
Present value at 5.5% 2,772,642
7
CASH FLOW
The following pro forma (Exhibit 2) summarizes the District's cash position throughout its
potential life. It shows revenues, expenses and balances by year.
Revenues include tax increments from Exhibit 1, capitalized interest, and interest earned
investing year-end balances.
Expenditures represent payments for contract agreements with developers, and principal and
interest payments on this District's share of debt issued to finance projects listed in the plan.
The tentative proposed issues are identified as follows:
Issue No. Year Description Amount
1 2003 CDA Bonds $1,850,000
Revenues anticipated will be sufficient to meet all obligations in a timely manner and produce an
accumulated surplus by the year 2019.
City of Muskego TID #9
Financing Plan
Balance
Projected Capitalized Interest Total Proposed Debt Principal
Year TIF Revs Interest Earnings Revenues Annual Cumm Outstanding
Principal Interest Total Balance Balance
2003 305,250 305,250 50,875 50,875 254,375 254,375 1,850,000
2004 10,175 10,175 101,750 101,750 (91,575) 162,800 1,850,000
2005 10,121 6,512 16,633 101,750 101,750 (85,117) 77,683 1,850,000
2006 154,101 3,107 157,208 30,000 101,750 131,750 25,458 103,141 1,820,000
2007 187,625 4,126 191,751 75,000 100,100 175,100 16,651 119,792 1,745,000
2008 193,511 4,792 198,303 85,000 95,975 180,975 17,328 137,120 1,660,000
2009 199,455 5,485 204,940 100,000 91,300 191,300 13,640 150,760 1,560,000
2010 205,460 6,030 211,490 100,000 85,800 185,800 25,690 176,450 1,460,000
2011 211,524 7,058 218,582 110,000 80,300 190,300 28,282 204,731 1,350,000
2012 217,648 8,189 225,838 120,000 74,250 194,250 31,588 236,319 1,230,000
2013 223,834 9,453 233,287 140,000 67,650 207,650 25,637 261,956 1,090,000
2014 230,082 10,478 240,560 150,000 59,950 209,950 30,610 292,566 940,000
2015 236,392 11,703 248,095 170,000 51,700 221,700 26,395 318,961 770,000
2016 242,766 12,758 255,524 180,000 42,350 222,350 33,174 352,136 590,000
2017 249,203 14,085 263,288 190,000 32,450 222,450 40,838 392,974 400,000
2018 255,704 15,719 271,423 200,000 22,000 222,000 49,423 442,397 200,000
2019 262,271 17,696 279,967 200,000 11,000 211,000 68,967 511,364 0
2020 268,903 20,455 289,358 0 0 289,358 800,722 0
2021 275,602 32,029 307,630 000 307,630 1,108,352 0
2022 282,367 44,334 326,701 000 326,701 1,435,053 0
2023 289,200 57,402 346,602 0 0 346,602 1,781,656 0
2024 296,102 71,266 367,368 0 0 367,368 2,149,024 0
2025 303,072 85,961 389,033 000 389,033 2,538,057 0
2026 310,112 101,522 411,635 411,635 2,949,692 0
2027 317,223 117,988 435,211 435,211 3,384,902 0
TOTAL 5,422,279 305,250 678,323 6,405,852 1,850,000 1,170,950 3,020,950 3,384,902
9
DETAILED LIST OF PROJECT COSTS
This project plan is not meant to be a budget nor an appropriation of funds for specific projects,
but a framework with which to manage projects. All costs included in the plan are estimates
based on best information available. The City retains the right to delete projects or change the
scope and/or timing of projects implemented as they are individually authorized by the City
Council, without amending the plan. The total project costs detailed herein will not be exceeded
without a Project Plan Amendment approved by the Joint Review Board,
All costs are based on 2002 prices and are preliminary estimates. The City reserves the right to
increase these costs to reflect inflationary increases and other uncontrollable circumstances
between 2002 and the time of construction. The City also reserves the right to increase certain
project costs to the extent others are reduced or not implemented, without amending the plan.
The tax increment allocation is preliminary and is subject to adjustment based upon the
implementation of the plan.
PROPOSED TIF PROJECT ESTIMATES
Water Main Extension
$1,000,000
Underground Utility Wires
$385,000
Property Acquisition
Stormwater Management
Pedestrian Paths / Sidewalks
Landscaping
Contingency
Organization and Administration
$138,500
Project Plan Tax Incremental District No. 9 City of Muskego, Wisconsin
10
A DESCRIPTION OF THE METHODS OF FINANCING AND THE TIME WHEN SUCH COSTS
OR MONETARY OBLIGATIONS RELATED THERETO ARE TO BE INCURRED
PLAN IMPLEMENTATION
Projects identified will provide the anticipated services to the area. It is anticipated these
improvements may be made over a seven year period. A reasonable and orderly sequence is
outlined on the following page. However, public debt and expenditures should be made at the
pace private development occurs to assure increment is sufficient to cover expenses.
The order in which public improvements are made should be adjusted in accordance with
development and execution of developer agreements. The City reserves the right to alter the
implementation of this plan to accomplish this objective.
Interest rates projected are based on current market conditions. Municipal interest rates are
subject to constantly changing market conditions. In addition, other factors such as the loss of
tax-exempt status of municipal bonds or broadening the purpose of future tax exempt bonds
would affect market conditions. Actual interest expense will be determined once the methods of
financing have been approved and securities issued.
If financing as outlined in this plan proves unworkable, the City reserves the right to use
alternate financing solutions for the projects as they are implemented.
PROPOSED TIF PROJECT BORROWINGS
Amount
Water main extension 1,000,000
Underground Utility Wires 385,000
Contingency 138,500
Subtotal 1,523,500
Plus:
Maximum Discount 23,125
Capitalized Interest 305,250
Finance and Legal Fees 20,000
Total Needed to Finance 1,871,875
Less:
Funds on Hand 0
Interest Earnings (21,875)
Total Financing 1,850,000
Project Plan Tax Incremental District No. 9 City of Muskego, Wisconsin
11
PROPOSED TIF PROJECT BORROWINGS
CDA Bonds
Issue No. 1
Proposed Maturity Schedule
$1,850,000
The 2003 projects are anticipated to be financed with General Obligation Bonds to be issued
under authority of Wisconsin Statutes Chapter 67. The interest rate used for this is 5.5%.
YEAR
PRINCIPAL
INTEREST
TOTAL
2003
50,875 50,850
2004
101,750 101,750
2005
101,750 101,750
2006
30,000 101,750 131,750
2007
75,000 100,100 175,100
2008 85,000 95,975 180,975
2009 100,000 91,300 191,300
2010 100,000 85,800 185,800
2011 110,000 80,300 190,300
2012 120,000 74,250 194,250
2013 140,000 67,650 207,650
2014 150,000 59,950 209,950
2015 170,000 51,700 221,700
2016 180,000 42,350 222,350
2017 190,000 32,450 222,450
2018 200,000 22,000 222,000
2019 200,000 11,000 211,000
TOTAL
1,850,000
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Map 1: Tax Increment District 9 Boundaries
Legend
TID Boundary
Parcels
Right-of-Way
0 1,250 2,500625 Feet
Area of Interest
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Map 3: Existing Land Use
0 1,250 2,500625 Feet
Legend
TID Boundary
Right-of-Way
Parcels
Land Use
Single Family Residential
Retail and Service
Recreation - Public
Recreation - Private
Manufacturing
Multi-Family Residential
Landfill and Extractive Operations
Government, Institution, and Utility
Agricultural and Open Space
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Map 5: Proposed Utility Locations
0 1,100 2,200550 Feet
Right-of-Way
Parcels
Water Main Proposed
Water Main Existing
Sanitary Main Existing
Legend
TID Boundary
RE S T F U L L
C T H "L "
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W O O D S
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Map 6: 2010 Land Use
0 1,250 2,500625 Feet
Legend
Right-of-Way
Parcels
2010 Land Use
Recreation - Private
Recreation - Public
Residential - Low Density
Residential - Medium Density
Residential - Medium Density
Residential - High Density
Commercial
Commercial
Business Park
Industrial
Govt. & Institution
TID Boundary
PROPOSED CHANGES IN ZONING ORDINANCES
The Planning Department staff is currently working with the Mayors Task Force on
Economic Development to draft zoning district regulations which reflect the unique character
of the Tess Corners neighborhood. This new District is preliminarily referred to as the HC-1
Tess Corners Historic Crossroads District. It is anticipated that the proposed district
regulations and map amendments will be presented to the Plan Commission and Common
Council in early 2003.
In addition, it is anticipated that substantial modifications to Zoning Districts and Zoning
Ordinance text will occur in conjunction with the City-wide repeal and recreation of the
Municipal Zoning Code. The Zoning Code project is being researched concurrent with the
drafting of this Plan; its implementation is anticipated to occur in late 2004 or early 2005.
PROPOSED CHANGES IN MASTER PLAN, BUILDING CODES AND CITY
ORDINANCES
It is expected that this project plan will be complementary to the City's master plan. There
are no proposed changes to the City’s building codes or other City ordinances for the
implementation of this project plan.
A LIST OF ESTIMATED NON-PROJECT COSTS
Anticipated construction by private parties: $3,050,400
RELOCATION
It is not anticipated there will be a need to relocate any persons or businesses in conjunction
with this project plan. In the event relocation becomes necessary at some time during the
implementation period, the City will take the following steps and actions.
Before negotiations begin for the acquisition of property or easements, all property owners
will be provided an informational pamphlet prepared by the Wisconsin Department of
Commerce and if any person is to be displaced as a result of the acquisition, they will be
given a pamphlet on "Relocation Rights". The City will provide each owner a full narrative
appraisal, a map showing the owners of all property affected by the proposed project and a
list of all or at least ten neighboring landowners to whom offers are being made.
The City will file a relocation plan with the Department of Commerce and shall keep records
as required in Wisconsin Statute Section 32.27.
ORDERLY DEVELOPMENT OF THE CITY
TID No. 9 contributes to the orderly development of the City by providing the opportunity for
continued growth in tax base and aesthetics and residential character in a developed portion
of the City. TID No. 9 will assist the City in the redevelopment along Janesville Road and
will compliment the CDA Redevelopment Plan for Redevelopment District No. 1.
PARCEL LIST
TID 9
TAX KEY NUMBER NAME LAND IMPR TOTAL
2162.992 Hallada 54400 81300 135700
2162.993 Russ' 134100 120700 254800
2162.994 Bierer 70600 136100 206700
2162.996 Heritage Church exempt
2162.996.001 Heritage Church 29700 116000 145700
2162.997 Zillig 740000 3137400 3877400
2162.998 Katzner 68800 77800 146600
2162.999 Wanasek 161100 294900 456000
2162.999.001 Lincoln 148600 297400 446000
2165.972 St Pauls exempt
2165.973 Salentine 449000 1481400 1930400
2165.974 St Pauls exempt
2165.975 St Pauls exempt
2165.976 Schuster 97300 266700 364000
2165.977 Shanklin 56500 56500
2165.978 BioSource 77300 620800 698100
2165.982 Schaumberg deleted
2165.983 Schaumberg deleted
2165.984 Waukesha exempt
2165.984.001 Waukesha exempt
2165.985 Schaumberg, Paul 63100 196300 259400
2165.986 Smith 38100 122000 160100
2165.989.001 Schaumberg 61800 105500 167300
2165.989.002 City of Muskego exempt
2165.996.006 BioSource 11800 11800
2165.999 Kurth 55100 62700 117800
2167.007.006 Thelen 64000 1458300 1522300
2167.065 Augustine 38700 120400 159100
2167.066 Rader 38900 177800 216700
2167.067 Haupt 39900 144700 184600
2167.068 Peterson 40900 134000 174900
2167.993 Wollman 33500 77500 111000
2167.994 Wollman 37000 73900 110900
2167.995.007* Jewel Osco 118700
2167.995.010* Jewel Osco 100000
2167.995.011* Redman/Maciolek 310600 124200
2167.995.012* Redman/Maciolek 342000 194100
2167.995.013* Redman/Maciolek 263800 310600
2167.995.014* Redman/Maciolek 124200 342000
TID 9
TAX KEY NUMBER NAME LAND IMPR TOTAL
2167.995.015* Redman/Maciolek 194100 263800
2167.997 Bushberger 49600 189900 239500
2167.998 Atonement exempt
2167.999 Don Mgmt 224000 1176900 1400900
2168.961 TC School exempt
2168.963 Lamb 55500 64900 120400
2168.982 TC Fire exempt
2168.983 Ulfeng 36600 126800 163400
2168.984 Baas 45400 97800 143200
2168.985 Waukesha exempt
2168.986.001 Knapp 42900 126500 169400
2168.986.002 LeDoux 44100 100100 144200
2168.986.003 Yanko 43300 135200 178500
2168.987 Waukesha exempt
2168.988 Kirchoff 38200 93600 131800
2168.989 Smith 42900 94200 137100
2168.990 Mather 49500 89100 138600
2168.991 Cameron 33900 97000 130900
2168.992 Ciula 29400 89100 118500
2168.993 Smith 16300 113200 129500
2168.994 Bunchkowski 19100 120300 139400
2168.996 E&K Land 99800 244400 344200
2168.997 Kelsenberg 44000 71500 115500
2168.999 St Pauls exempt
2172.998 Bank One 121200 242200 363400
2172.998.002 Janesville Medical 284100 2007500 2291600
NEW BUSINESS ITEM #3:
Recommendation Regarding Collateral for TID 8 Commercial Loan (Jewell)
STAFF DISCUSSION
The Common Council approved a loan and grant package for
John Jewell back in 2014. The development package allowed
Mr. Jewell to complete the development on the southwest
corner of Janesville Road and Lannon Drive (picture herein). As
part of the approvals the city allowed a low interest loan to
support the development. The loan was approved for $100,000
at a 10 year term amortized over 20 yrs. A $50,000 letter of
credit was secured as collateral for the loan along with a second
mortgage position on the new building to be built.
Mr. Jewell is requesting that the $50,000 letter of credit be waived by the city citing that there is now a substantial equity
position in the now constructed commercial structure and property. The provided bank letter shows that the construction
appraisal had a value on the building of $440,000 and the total value of the existing bank loan and existing city loan is at
~$338,189 (Bank: $241,683 / City: $97,506). This leaves the loan to value rat io at 76.86% or approximately $101,811 in
equity above the mortgages.
The equity is very substantial and in the event of a default it would appear that the existing equity would be enough to
cover the city even in the secondary position. If Mr. Jewell de faulted, the best scenario would be that the bank would
sell the property and any proceeds left over would be given to the city. Thus it's likely that the City could recover some
or all of its investment. The risk though is that the bank is in control. If the bank chose to sell the property for less than
the total indebtedness, the city could be left out.
For all loans to commercial businesses the city has always taken a risk and been in a secondary position. When the city
can we like to get letters of credit for at least 50% of a loan we might give which took place in this instance. However,
the resultant equity position is more substantial than what we’ve seen in past loan scenarios. The risk seems fairly low
in this scenario given that the equity above outstanding mortgages is over $100,000.
The CDA will want to provide a recommendation to the Council regarding this scenario.
NEW BUSINESS ITEM #4:
Discussion and Possible Recommendation on Commercial Grant/Loan Programs Language
STAFF DISCUSSION
From time to time we have discussed the Commercial Grant and Loan programs along with the associated language
and requirements found in the adopted procedures for each program. Staff has had a request from various Alderman
that the CDA to discuss a couple item s regarding the programs and provide any recommendations they may see fit.
In particular we should discuss on how to better regulate the programs to reduce the grants associated with
maintenance related projects. This has been a bit of a struggle on what projects are determined as maintenance
compared to new improvements to properties. At times we have a mix and each situation can of course be different.
In all, we should discuss if some simple statements should be added to the programs that discuss makin g “general
maintenance” projects ineligible OR that possibly a certain percentage of a proposed project could be considered
maintenance as part of a grander overall grant. In the latter example we might possibly allow 25% or less of a proposed
project to be maintenance.
The two programs are attached for your reference for this discussion.
Commercial Building & Site Grant
Program
Introduction
The Commercial Building & Site Grant Program has been established to stimulate commercial exterior building and
site improvements within the context of the downtown as administered by the Community Development Authority
(CDA).
The Façade Grant Program is relatively the same as the Façade Loan Program but is focused towards smaller scaled
projects (Ex. new signage, parking lot updates, general structure updates, landscaping, etc.). Businesses that meet
the eligibility requirements outlined below can receive matching grants up to $3,000.
Purpose
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.
Target Area
The Façade Grant Program is available to all Downtown Muskego businesses within Redevelopment Districts No. 1
and 2 (please refer to attached map). The Redevelopment Districts No. 1 and 2 areas have been found and
declared a blighted area and specific properties within the RD No. 1 and 2 Plan boundaries are specifically
discussed as such in the Plan.
Eligibility
A. Buildings & Sites
Funds must be used for rehabilitation of existing commercial buildings or for site modernizing within the
designated target area. All properties must be conforming uses or legal nonconforming uses under the
City’s zoning ordinance. Properties will not be eligible if any special assessments, real estate taxes or
personal property taxes are delinquent. Only one grant per property will be allowed each year (with year
begins on the date of an approval by Council). Buildings with multiple tenants must be remodeled in a
unified manner.
B. Eligible Applicants
Owners, tenants, or owner/tenant joint ventures may submit applications under this program. Tenants
must submit written approval of the property owner, evidence of their leasehold interest and must
comply with requirements and standards as deemed necessary by the CDA.
Applicants shall not be disqualified based on age, race, religion, color, handicap, sex, physical condition,
development disability as defined in s.51.01(5), sexual orientation, or national origin.
C. Ineligible Applicants
No member of the CDA, the Common Council, or any other official, employee, or agent of the City who
exercises decision-making functions or responsibilities in connection with the implementation of the
program is eligible for financial assistance under this program. In addition, no loans shall be made which
are in conflict with Section 946.13 of the Wisconsin Statutes (Private Interest in Public Contract
Prohibited).
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Loans shall not be available for the following businesses:
Speculative investment companies;
Real estate investment companies;
Lending institutions;
Gambling operations;
Non-public recreation facilities; or
Businesses not serving the interests of the City.
D. Eligible Activities
Eligible activities shall include but are not limited to the following:
Buildings
A. Design improvements made to front, rear or side building elevations, (priority will be
given to front facades) including the following:
Modernizing of overall building materials and structure
Addition of new building materials
Adaptation of new and innovative architectural elements to a structure
Re-Painting
B. Design fees on completed projects.
Sites
A. New road signs (Must be “monument” signage only to qualify)
B. Updated and/or additional landscaping and lighting
C. Screening devices for outdoor storage or refuse containers
D. Parking Lot redesign or updates
E. Ineligible Activities
The following are not eligible for inclusion in this program:
A. Roof repairs.
B. Construction of new buildings.
C. Structural additions to existing buildings.
D. Purchase of property and/or buildings.
E. Equipment.
F. Interior fixtures & furnishings.
G. Inventory or operating capital.
Program Funding
The program allows a matching grant. All grant funds are administered by the CDA and allocated by the Muskego
Common Council. The grant runs on first come, first serve basis. Buildings/Sites shall be eligible for grant funding
only once per calendar year. Façade Grant funds shall be allocated to specific projects based on the following
formula:
50% matching grant up to $3,000
Funds are available up to the amount budgeted by the Common Council on a yearly basis and this program does
not guarantee that monies will be in the program at all times.
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%.
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Applicants seeking more than the maximum funding allowed must state in their applications which of the
above criteria is fulfilled and their reasoning. Additional justification requesting funds surpassing the
maximum may also be submitted. Providing justification does not guarantee approval.
Design Standards
All applicants shall utilize Muskego Downtown Design Guidelines, Muskego General Design Guidelines, and
Redevelopment District No. 1 or 2 Plan concepts as a guide for designing improvements to buildings and sites. The
documents can be found at the City of Muskego website or copies can be attained in the Muskego Community
Development Department.
Application Process
A. Applicant obtains application and design standards from the Muskego Community Development Department to
develop ideas for improvements.
B. Applicant may meet with Community Development Department staff to go over improvement ideas.
C. Based upon a concept, the applicant obtains preliminary cost estimates from a contractor selected by the
applicant.
D. Applicant completes an application, which includes design plans, cost estimates and construction schedules. At
least two (2) bids should be submitted for each project and it is recommended that at least one bid is from a
local Muskego contractor (if found). The completed application is submitted to the Muskego Community
Development Department for review and then forwarded to the CDA, at their next available meeting, for
determination. The CDA meets on a monthly basis. The CDA may consider past approval of loans or grants for the
property.
E. If the application is recommended for approval by the CDA, the Common Council must then act upon the grant
submittal. A resolution of the Common Council, outlining the commitments required by the applicant before
issuance of any grants, must be approved at the next available Common Council meeting. If the application is
not approved by the CDA, the board will explain the reasons for rejection, and what, if any, steps can be taken to
gain approval.
F. Applications, depending on the amount of changes made to an existing commercial buildings or sites, may need
to be reviewed by other authorities before final approval including the Planning Commission. Substantial change
determinations are solely made by the City’s Community Development Director.
G. Projects that commence prior to approval by the CDA do so at their own risk but may be eligible for a grant if the
proposal follows the Downtown Design Guidelines, General Design Guidelines, Redevelopment District No. 1 or 2
Plan concepts, and is for an eligible activity, as determined by the CDA. In such cases, the CDA will review the
application at the next regular meeting following the filing of the application and make the necessary
determinations. In no case shall a grant be approved for a project that was completed or started more than six
months after the date of application submittal. Preference will be given to those applying for first time grants
and those grant proposals that haven’t commenced construction before grant approvals. Actual paid invoices
must accompany grant proposals that were already completed.
Post Application Procedure
The Common Council resolution will outline the responsibilities of the applicant, however, the basic procedures will
apply:
A. Projects must be completed within 12 months of Common Council approval or the grant shall become
void.
B. Changes in the approved work, that affect the monetary value of the grant issued, must be approved by
the CDA and possibly other City boards (The City’s Planning Commission if change is deemed substantial
to what was originally approved).
C. Approved changes in work verifications will be attached to the original applications dated and signed by
the City’s Community Development Department.
D. The applicant and Community Development Department staff will review proof of payment (paid
invoices) and completed work before the grant payment will be made to the applicant.
E. Deviations from an approved plan may disqualify the applicant from this program.
Commercial Building & Site Loan
Program
Introduction
In 2009, the City Of Muskego established the Commercial Building and Site Loan Program as administered by
the Community Development Authority (CDA). These funds are intended to be used to improve properties and
enhance the tax base within Redevelopment Districts (RD) No. 1 and 2. Businesses and property owners within
the RD No. 1 and 2 are eligible for low-interest loans to finance business expansion or start-up projects. Loan
funds that are repaid to the City will be used to assist other businesses within the RD No. 1 and 2. The purpose
of this plan is to set forth the criteria for the financing that is available from the Program. The Façade Loan
Program is relatively the same as the Façade Grant Program but is focused towards larger scaled projects.
Purpose of the Economic Development Program
The Program has been established to increase the tax base of RD No. 1 and 2 through the retention and
expansion of existing, and the development of new, small businesses. Small- and medium-sized businesses
often lack the necessary capital to develop or expand their operations, and, as such, this lack of capital has a
significant impact on the local tax base.
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. Loan 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.
The Program includes funding mechanisms and interest rates that are designed to encourage business
development, while providing for the recapitalization and growth of the Program.
Target Area
The loan program is available to all Downtown Muskego businesses within Redevelopment Districts No. 1 and 2
(please refer to attached map). The Redevelopment District 1 and 2 areas has been found and declared a
blighted area and specific properties within the RD No. 1 and 2 Plan boundaries are specifically discussed as
blighted properties per Common Council Resolution.
Eligible Applicants
A. Buildings & Sites
Loans must be used for rehabilitation of existing commercial buildings or for site modernizing within
the designated target area. All properties must be conforming uses or legal nonconforming uses
under the City’s zoning ordinance. Properties will not be eligible if any special assessments, real
estate taxes or personal property taxes are delinquent. Buildings with multiple tenants must be
remodeled in a unified manner.
B. Eligible Applicants
Owners, tenants, or owner/tenant joint ventures may submit applications under this program.
Tenants must submit written approval of the property owner, evidence of their leasehold interest
and must comply with requirements and standards as deemed necessary by the City.
Applicants shall not be disqualified based on age, race, religion, color, handicap, sex, physical
condition, development disability as defined in s.51.01(5), sexual orientation, or national origin.
C. Ineligible Applicants
No member of the CDA, the Common Council, or any other official, employee, or agent of the City who
exercises decision-making functions or responsibilities in connection with the implementation of the
program is eligible for financial assistance under this program. In addition, no loans shall be made
which are in conflict with Section 946.13 of the Wisconsin Statutes (Private Interest in Public Contract
Prohibited).
Loans shall not be available for the following businesses:
Speculative investment companies;
Real estate investment companies;
Lending institutions;
Gambling operations;
Non-public recreation facilities; or
Businesses not serving the interests of the City.
Administration of the Program
The monies in the Program shall be the property of the City of Muskego. Funding decisions, relative to Program
applications, shall be made by the Common Council with recommendations from the CDA. The City Department
of Community Development shall be responsible for day-to-day administration of the Program, with staff
assistance provided by the Southeastern Wisconsin Regional Planning Commission (SEWRPC).
Application Procedures
Businesses that are interested in applying for Program financing should contact the Director of Community
Development at W182 S8200 Racine Avenue, PO Box 749, Muskego, Wisconsin 53150-0749. A copy of the
Program application and a list of the supporting documentation needed for each application are included as an
attachment to this plan.
Program Standards and Policies
The following standards and policies will be utilized in the Program:
1. Funding Limits: The maximum amount of loans available for each applicant to the Program is $25,000.
NOTE: While the loan amount stated above has a maximum of $25,000 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, those projects that are of a grander scale, projects
that may set the tone for an area, projects that may be a catalyst for other redevelopments/developments
in the area.
2. Private Sector Leverage Ratio: At least one dollar of private sector investment will be required for each
dollar of City investment. Private sector investment is defined as financing from a private lending
institution and/or cash equity that is contributed to the project by the applicant.
3. Community Benefits: Applicants must demonstrate tax base enhancement to be eligible for funding. In
particular, Program monies contributed to a project must not exceed 30 percent of the existing fair market
value of the property as reported by the City Assessor or an appraiser acceptable to the City.
Applicants for funding must also demonstrate that the project will meet a public purpose, such as
providing jobs, enhancing the tax base, enhancing the community in some way, or increasing tourism and
consumer utilization within RD No. 1 and 2.
4. Design Standards: All applicants shall utilize Muskego Downtown Design Guidelines, Muskego General
Design Guidelines, and Redevelopment Districts No. 1 or 2 Plan concepts as a guide for designing
improvements to buildings and sites. The documents can be found at the City of Muskego website or
copies can be attained in the Muskego Department of Community Development.
5. Eligible Activities: Activities eligible for funding through the Program include:
Buildings
A. Design improvements made to front, rear or side building elevations, (priority will be given to front
facades) including the following:
Modernizing of overall building materials and structure
Addition of new building materials
Adaptation of new and innovative architectural elements to a structure
Re-Painting
B. Construction of new buildings.
C. Structural additions to existing buildings.
D. Building demolition in cooperation with a re-build
E. Design fees on completed projects.
Sites
A. New road signs (Must be “monument” signage only to qualify)
B. Updated and/or additional landscaping and lighting
C. Screening devices for outdoor storage or refuse containers
D. Parking Lot redesign or updates
6. Ineligible Activities: Activities not eligible for funding through the Program include:
A. Roof repairs.
B. Purchase of property and/or buildings.
C. Equipment or Mechanical Systems.
D. Interior fixtures & furnishings.
E. Inventory or operating capital.
7. Standard Terms:
Program loans will be provided with a maximum term of 10 years. The specific term for an individual
borrower will be based on the useful life of the asset, as well as the terms offered by the private sector
financial institution participating in the project. However, the City retains the right to adjust individual loan
terms in order to facilitate a successful Program project.
8. Need Determination: Each applicant for Program monies must demonstrate that Program financing is
necessary to make the project feasible.
9. Interest Rate: The interest rate on each loan shall be set at 50% of the prime rate as published in the
Midwest Edition of the Wall Street Journal or 4 percent, whichever is less (Note: The range in interest rates is
subject to change and is reviewed annually by the Muskego Community Development Authority). The
interest rate shall be fixed for the term of the loan.
10. Deferral of Principal and Interest: The Program has the option of deferring principal and interest payments
upon demonstration by the recipient business that a deferral is required to make the project feasible. The
period of time for which a deferral can be provided will be negotiated with the City on a case-by-case basis.
Interest will accrue during the deferral period or be cancelled at the discretion of the City.
11. Prepayment: There shall be no prepayment penalties.
12. Equity Requirements: The Program may require an equity injection for each loan, when appropriate.
Consideration will be given for individuals that have made substantial equity commitments to the applicant
business, as well as to individuals who do not have sufficient financial resources to contribute to the project.
13. Collateral Requirements: Each Program loan will include a financing agreement between the City and
recipient business that details the terms and conditions of the Program financing, along with supporting
collateral documents, if needed. In addition, the City may require performance bonding when deemed
necessary to protect the City's interest in the project.
Collateral requirements will be determined on an individual basis by the City and may include mortgages
on land and buildings. This collateral may be subordinated to private sector financial institutions
participating in the Program project, if required. Personal guarantees from the principals of the business
will be required. In addition, junior liens on all business assets may be used where appropriate.
Finally, loan recipients will be required to obtain property-casualty insurance for the appraised value of the
property being financed, and have the City listed as an additional insured on the policy.
14. Application Fee: The City shall require a loan application fee of one-half percent (0.5%) of the loan amount,
with a $50 minimum and a $200 maximum. All loan application fees shall be identified as program income
and deposited in the loan account prior to being used to finance administrative costs associated with the
program. These costs include, but are not limited to: application packaging, appraisals, environmental
studies, soil borings, and other consultant studies deemed necessary by the City to provide approval for
the requested funding. These costs are the responsibility of the applicant, and, if the requested financing
is approved, the costs may be financed with proceeds from the Program. The City reserves the right to
waive or reduce this application fee.
15. Financing Origination Fees: The City shall require a loan origination fee of $50 or 0.5% of the loan amount,
whichever is greater. In addition, the City shall require the applicant to pay 30 percent of the legal fees and
costs incurred by the City for the loan closing. The fees may be added to the principal amount of the loan and
paid with Program funds.
16. Availability of Funds: Available funding for the Program will be established by the City on an annual basis.
In those instances where the number of requests for Program monies exceeds available funding, Program
applications will be prioritized based upon the date of receipt of all requested application materials, the
community benefit, and the amount of private sector leverage that is included in the project. When
feasible, the amount of Program monies contributed to each project will be reduced in order to facilitate as
many Program requests as possible.
17. Project Completion Date: All Program projects must be initiated within 12 months following approval of the
financing application and completed within two years following approval of the financing application. The
City may provide extensions beyond the time limit, if warranted, upon the request of the applicant.
18. Additional Requirements: All Program financed activities must:
a) Conform with the RD No. 1 or 2 Project Plan, the City Of Muskego Comprehensive Plan, and all
supporting policy documents;
b) Have the applicant retain ownership for sufficient time to complete the project, stabilize its occupancy,
and establish project management;
c) Comply with all applicable policies, rules, codes, regulations, and statutes of the City and State.
19. Review Process: Specific steps in the review process include the following:
A. Project Application. SEWRPC staff shall review the application for completeness and verify that the
proposed project meets the minimum requirements provided herein. If the application is not
complete, SEWRPC staff will inform the applicant of the deficiencies. A complete application, as
determined by SEWRPC staff, must be received no less than 20 days prior to a scheduled Community
Development Authority meeting in order to be available for discussion for that CDA meeting.
B. Initial Review. The CDA shall meet to review an application within 45 days of the receipt of a
completed application. A recommendation for funding shall be forwarded to the Common Council for
a final funding determination.
C. Notice of Award. Upon acceptance by the Common Council, SEWRPC staff shall contact the business
to review and explain the loan terms and to schedule a closing to execute the necessary loan
documents.
D. Rejection of Award. If the application is not approved, SEWRPC staff shall notify the applicant in
writing of the reasons for the rejection and offer to meet with the applicant to explore ways to
strengthen the loan request or to identify alternative funding sources.
Note: Applications, depending on the amount of changes made to an existing commercial buildings or
sites, may need to be reviewed by other authorities before final approval including the Planning
Commission. Substantial change determinations are solely made by the City’s Community Development
Director.
20. City Considerations: Below is a list of some of the criteria the CDA and Common Council may consider in
the review of a loan at a public meeting in open or closed session. Further eligibility requirements are
found elsewhere in this manual. No one particular item will unduly advance or disqualify your application.
The City looks at the full picture when choosing its recipients.
A. Amount of the loan request.
B. Eligibility of activities the loan is requested for.
C. Personal financial information (Note: Submission of personal financial information may require the
City go into closed session to keep this information private and available only to the City and
SEWRPC. When reviewing any loan application, the potential for going into closed session will be
noted on that evening's agenda so as not to postpone your application process. Providing for the
possibility of a closed session on the agenda does not guarantee a closed session will be
necessary.).
D. Application completeness.
E. Past approval of loans or grants for the property
F. If sufficient time was allowed for the Authority or Council to review the application.
G. Necessity of requested loan.
ONGOING BUSINESS ITEM #1:
Tess Corners Redevelopment District (#1) Implementation
STAFF DISCUSSION
-A new development, Tess Corners Auto, has been
proposed to redevelop the northwest corner of Janesville
Road and Tess Corners Drive. The development is
currently pending while the developer works out some
floodplain issues. When complete, the proposed
development should redefine the corner in the Tess
Corners area by providing a quality building and clean
look to the corner that has been vacant for a long time.
-Muskego Storage, which is located along Tess Corners Drive in the Tess Corners Business Park, received approvals
for adding three (3) more storage buildings to their property recently.
-The redefining of the former Lincoln Pointe Center, now the Lakepoint Center, has been completed over the winter.
The area has been redefined by the Lakepoint Church with a full redevelopment and repainting of the overall s tructure
and new signage.
ONGOING BUSINESS ITEM #2:
Downtown Redevelopment District (#2) Implementation
STAFF DISCUSSION
Old Shell Gas Station Frontage Beautification Efforts: Staff will be continuing the beautification efforts on this corner of
property in the Muskego downtown. The asphalt will be remediated with concrete and ornamental planters will be
installed alter this spring.
Pioneer Drive Property: The city is still working out the Public Works garage improvements this spring. Once complete
we will have a chance to discuss a future development request for proposals for the old parks maintenance building
along Pioneer Drive.
TID #11: We will discuss the proposed TID and future rezoning as part of the resolution above.
ONGOING BUSINESS ITEM #3:
Muskego Business Park Redevelopment District (#3) Implementation
STAFF DISCUSSION
-The business Tollefsen Steel recently received approvals to add a 9,000 square foot structure to expand their business
capabilities.
-Staff will be looking to start another round of retention surveys for the business park in the coming months.
-City staff is still working on finalizing the Public Works building/property expansion that is in the center of the Muskego
Business Park.
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
-Mayor and Jeff have had a couple recent tours of area businesses including Spectrum Resources and elive.
-A wealth of new businesses have been added to our GoMuskego contact list that we know have been searching for
locations in the southeastern WI and northern Illinois area . Staff will be sending letters to these businesses offering
them possible locations in Muskego as well as incentives we might be able to offer in each given area.
-A major recommendation of the Marketing Plan is to leverage the city’s TIF ability. The other items on the agenda
tonight are a good example of following thru with those recomm endations.
MISC. BUSINESS ITEM #1:
Redevelopment District Development & Other Miscellaneous Information Updates
-None other than those provided above.
MISC. BUSINESS ITEM #2:
Next Meeting Date
Tuesday May 17th at 6 pm unless an earlier date is required.
Approximate CDA Budgets
2011 Budget Existing
Supplies and Expenses $500
Professional Services $3000
Attorney $5000
Property Sale Balance $91,000
Existing
RLF Fund Balance: ~$230,000
Existing
RD #3 Balance: $52,248.03
TIF Residual Balance: ~$634,000
TIF 8 Balance: ~$276,000