Community Development Authority Packet - 11/15/2016
CITY OF MUSKEGO
COMMUNITY DEVELOPMENT AUTHORITY
AGENDA
November 15, 2016
6:00 PM
Aldermen’s Room – Upper Level of City Hall,
W182 S8200 Racine Avenue
CALL TO ORDER
PLEDGE OF ALLEGIANCE
ROLL CALL
STATEMENT OF PUBLIC NOTICE
APPROVAL OF THE MINUTES OF SEPTEMBER 20, 2016
PUBLIC INPUT
NEW BUSINESS
1. Business Park Grant Fund: Tollefsen Steel & Fabrication Inc. (S82 W18664 Gemini
Drive).
2. Review Commercial Grant Program
3. Loan Extension Request: SDS2 Management (S75 W17301-51 Janesville: Westwood
Centre)
ONGOING BUSINESS
1. Tess Corners Redevelopment District (#1) Implementation
2. Downtown Redevelopment District (#2) Implementation
3. Muskego Business Park Redevelopment District (#3) Implementation
4. Mill Valley Redevelopment District (#4) Implementation
5. Marketing Plan Implementation
MISCELLANEOUS BUSINESS AS AUTHORIZED BY LAW
1. Redevelopment District Development & Other Miscellaneous Information Updates
2. Next Meeting Date
ADJOURNMENT
NOTICE
IT IS POSSIBLE THAT MEMBERS OF AND POSSIBLY A QUORUM OF MEMBERS OF OTHER GOVERNMENTAL BODIES OF
THE MUNICIPALITY MAY BE IN ATTENDANCE AT THE ABOVE-STATED MEETING TO GATHER INFORMATION; NO ACTION
WILL BE TAKEN BY ANY GOVERNMENTAL BODY AT THE ABOVE-STATED MEETING OTHER THAN THE GOVERNMENTAL
BODY SPECIFICALLY REFERRED TO ABOVE IN THIS NOTICE.
ALSO, UPON REASONABLE NOTICE, EFFORTS WILL BE MADE TO ACCOMMODATE THE NEEDS OF DISABLED
INDIVIDUALS THROUGH APPROPRIATE AIDS AND SERVICES. FOR ADDITIONAL INFORMATION OR TO REQUEST THIS
SERVICE, CONTACT MUSKEGO COMMUNITY DEVELOPMENT DEPARTMENT, (262) 679-4136.
Unapproved
CITY OF MUSKEGO
COMMUNITY DEVELOPMENT AUTHORITY
MINUTES
September 20, 2016
6:00 PM
City Hall, W182 S8200 Racine Ave, W182 S8200
Racine Avenue
CALL TO ORDER
Chairman Stevens called the meeting to order at 6:00 PM.
PLEDGE OF ALLEGIANCE
Those present recited the Pledge of Allegiance.
ROLL CALL
Present: Lana Arrowood, Dave Stevens, Joseph Boschert, Ald. John Engelhardt, Ald.
Borgman, and Director Jeff Muenkel. Excused: Barb Schroeder and Bonnie Johnson
STATEMENT OF PUBLIC NOTICE
This meeting was noticed in accordance with the open meeting laws.
APPROVAL OF THE MINUTES OF JULY 19, 2016.
Lana Arrowood made a motion to approve the minutes of July 19, 2016. Ald.
Engelhardt seconded.
Motion Passed 5 in favor.
PUBLIC INPUT
NEW BUSINESS
Commercial Grant Request: Serendipity Redesign (S73 W16582 Janesville Road).
Ald. Borgman made a motion to approve the commercial grant request by Serendipity
Redesign (S73 W16582 Janesville Road) in the amount of $7,500. Lana Arrowood
seconded.
Motion Passed 5 in favor.
Review Commercial Grant Program
ONGOING BUSINESS
Tess Corners Redevelopment District (#1) Implementation
Downtown Redevelopment District (#2) Implementation
Muskego Business Park Redevelopment District (#3) Implementation
Mill Valley Redevelopment District (#4) Implementation
Marketing Plan Implementation
MISCELLANEOUS BUSINESS AS AUTHORIZED BY LAW
Redevelopment District Development & Other Miscellaneous Information Updates
Next Meeting Date
ADJOURNMENT
Lana Arrowood made a motion to adjourn at 7:09 PM. Joseph Boschert seconded.
Motion Passed 5 in favor.
Respectfully submitted,
Kellie McMullen,
Recording Secretary
NEW BUSINESS ITEM #1:
Business Park Grant Fund: Tollefsen Steel & Fabrication Inc. (S82 W18664 Gemini Dr.)
STAFF DISCUSSION
Enclosed, please find our second application for the Business Park Grant Fund Program. The applicant is Chris
Tollefsen who owns the business Tollefsen Steel & Fabrication Inc. which is located on S82 W18664 Gemini
Drive. Tollefsen is a growing Muskego business and has just recently completed a 9,000 square foot building
expansion as approved by the City’s Planning Commissions. Due to this new expansion Tollefsen qualifies for
the City’s Business Park Grant Program which allows grants for those businesses looking to enhance existing
buildings in the City’s Muskego Business Park and Redevelopment District #3. The plans for the approved
expansion and subsequent finished product pictures are attached.
Tollefsen requests a grant of the maximum amount of $5,000 for their $500,000 worth of improvements and
staff recommends approval of the full $5,000. The $5,000 would come from the City’s Muskego Business Park
Fund of which has balance of over $50,000 as this time. If CDA visits the site they will see how Tollefsen not
only built a new structure but they also repainted the main structure and updated the paving on the lot as well
(these projects were above and beyond the cost for the structure in the grant submittal). The entire project
substantially updated the aesthetic of the site as well as will increase the tax base. A full submittal and
description can be found in the supplement attached.
The grant program is specifically setup to go towards the purposes below:
The purpose of the Business Park Grant Program is to provide matching grants to new and existing business
park buildings and sites for preservation and renewal. Grant resources should produce visible positive changes
to buildings or sites. The goal of the monies is to foster projects that will aid in making the parks into a better
place to do business and hopefully foster other property owners to take pride and renew their properties or
structures as well. Since funding sources are limited, priority will be given to projects demonstrating the most
substantial impact on building and business neighborhood aesthetics.
NEW BUSINESS ITEM #2:
Review of Commercial Grant Program
STAFF DISCUSSION
At our last meeting the CDA agreed that we want to keep the commercial grant and loan programs in place. We
will continue this discussion tonight.
The consensus was to take the past two months for each CDA member to consider the following:
Should we put a sunset date on the programs and possibly re-establish a new program at a certain
time. If a sunset date is desired then when shall it be?
Should we simply change the parameters of the program in some different ways. Items discussed
included:
o Making the requirements for requesting more than the standard program amounts more
concrete or simply removing the ability to request more than the program defined amounts . The
CDA was going to think about what these “more concrete” standards might be. For example,
there was discussion that someone might be able to make a request for over the standard
$3,000 grant “up to” a defined amount and only where they matched the overage by a high er
percentage than the required 50%.
o Making the requirements for maintenance projects more concrete such as that maintenance
related items can only account for a certain percentage of the overall requested grant amount.
o Simply leave the programs as-is.
o Since our last meeting there has been some internal discussion as well to who may be eligible
for grants and loans. As of now there are no parameters in place disallow grants/loans for
delinquent taxpayers, criminally charged individuals, or people/businesses with past or present
litigation with the city.
The current adopted programs are again attached for your reference.
NEW BUSINESS ITEM #3:
Loan Extension Request: SDS2 Management (S75 W17301-51 Janesville: Westwood Centre)
STAFF DISCUSSION
The CDA and Council
approved a $100,000 loan for
Taihyon Yun and his entity
SDS2 Management back in
early 2015 for the extensive
site and façade updates to the
Westwood Centre located at
S75 W17301-51 Janesville
Road. The original loan was approved for monthly payments until November 2016 when a balloon payment
would be due. The loan has an option to renew for an additional 3 -year period contingent upon the bank
renewing its financing and first receiving city approval.
Mr. John Meland of the Southeastern WI Regional Planning Commission oversees the city’s upfront loan
administration and has submitted the attached letter outlining the terms for a three-year extension.
We would be looking for a motion to recommend approval of the loan extension to the Comm on Council if the
CDA desires. Mr. Yun has made timely payments in the past year and has completed all improvements that
were originally intended. The loan extension would be contingent on the main bank loan also being refinanced
to ensure the terms of the overall loan are in place and are not in distress.
MEMORANDUM
TO: City of Muskego Community Development Authority
FROM: John R. Meland, Principal Specialist
Southeastern Wisconsin Regional Planning Commission
DATE: November 10, 2016
SUBJECT: CITY OF MUSKEGO LOAN EXTENSION
The purpose of this memorandum is to provide a summary and Commission staff analysis of the request
from SDS2 Management LLC for an extension of the loan that the Company received from the City of
Muskego Janesville Road Commercial Building & Site Loan Program in July 2015. Consideration of this
loan request has been placed on the agenda for the November 15, 2016, meeting of the City of Muskego
Community Development Authority.
SDS2 Management is owned by Mr. Taihyon Yun who is the owner of World Martial Arts Academy and
the commercial property at S75W17301-51 Janesville Road. The building on Janesville Road is leased to
several tenants including World Arts Academy and Jerome Drugs.
The City of Muskego provided a $100,000 loan to SDS2 Management in 2015 for building and site reno-
vations at the S75W17301-51 Janesville Road property that was matched with a $125,000 loan from the
Waukesha State Bank and $40,000 in equity financing from the owner. The borrower is current with all
payments and the balance on the City’s loan as of this date is $95,928. The loan was provided with a term
that expires in November 2016 and a 180-month amortization from the date of the first loan payment in
February 2016. This loan term and amortization was intended to match Waukesha State Bank’s financing
for the project. At the time of the City’s loan approval, the borrower was given the option of renewing for
additional 3-year periods contingent on the Bank renewing its financing for similar time periods.
SDS2 Management is requesting that the City extend the loan term for an additional three years and amor-
tize the loan over the 170 months remaining on the initial amortization period. Waukesha State Bank is
currently working on a 3-year extension of its loan term. It is recommended that the City approve the ex-
tension of its loan contingent on a loan term that matches the Bank financing. The interest rate on the ini-
tial loan was 50 percent of Wall Street prime at the time of the loan closing or 1.625 percent. With the in-
crease in the interest rate since that time, the rate is now 1.75 percent.
The collateral that is being used to secure the loan includes: a continuation of the mortgage that the City
holds on the property at S785W17301-51 Janesville Road that is junior to Waukesha State Bank financing
of $1.1 million, the unlimited personal guaranty of Mr. Yun, and a continuation of the letter of credit from
Mr. Yun in the amount of $65,000.
* * *
JRM/jm
Z: YUN CDA MEMO 2016
W239 N1812 ROCKWOOD DRIVE PO BOX 1607 WAUKESHA, WI 53187-1607
Serving the Counties of:
TELEPHONE (262) 547-6721
FAX (262) 547-1103
KENOSHA
MILWAUKEE
OZAUKEE
RACINE
WALWORTH
WASHINGTON
WAUKESHA
ONGOING BUSINESS ITEM #1:
Tess Corners Redevelopment District (#1) Implementation
STAFF DISCUSSION
-Tess Corners Auto appears to be working thru their floodplain issues recently. We should see the grading get
completed in the next month which will allow cleanup of this parcel until they can fully build by next spring.
-We will talk about the Business Retention Surveys during the RD #3 discussion part of this meeting which
affects this Tess Corners area.
ONGOING BUSINESS ITEM #2:
Downtown Redevelopment District (#2) Implementation
STAFF DISCUSSION
TID #11: Staff will update the CDA on the latest in the development of the Parkland Towne Center in TID #11.
TID #8: Staff will update the CDA on the latest on expenditures for TID 8 with the latest 2017 budget that was
recently passed by the Common Council.
Grant/Loan Programs: As discussed earlier in tonight’s meeting.
ONGOING BUSINESS ITEM #3:
Muskego Business Park Redevelopment District (#3) Implementation
STAFF DISCUSSION
The 2016 round of business retention surveys were assembled after sending them out a total of two times
during the course of this past fall. This year staff has prepared a survey summary document so we can better
track comparison of data from the past year’s surveys. Further, the summary can act as an implementation and
tracking tool on communication between the city and the businesses. Ple ase find the survey summary
document enclosed and staff will discuss this in more detail at our meeting as well as the intended
implementation and follow up efforts that are in the mix.
Business Retention
Survey Summary &
Implementation
2016
Authored by:
Jeff Muenkel CEcD AICP EDFP
Community Development Director
City of Muskego
October 2016
Backgro
This doc
2016 to
complete
in the su
Economi
serve the
various i
results (i
The 201
Muskego
Muskego
Commer
36% resp
2015: 10
2014: 12
2013: 13
0
100
200
300
400
500
600
700
800
900
ound
cument provi
over thirty (
ed similar su
ummary belo
c Developm
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mplementat
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o businesses
o Business
ce Center. T
ponse rate.
0/33 (30% resp
2/35 (34% resp
3/33 (39% resp
0
0
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201
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# of E
ides a summ
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Park (Racin
Thirteen (13)
The busines
ponse rate)
ponse rate)
ponse rate)
16
648
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mary of the
go businesse
e past three
(in blue). T
formulate sp
hey will stay
hat have be
Appendix A
enerally loca
ne Ave), the
) of the thirty
ss responde
2015
692
ees Repr
results from
es in regard
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The results o
pecific recom
in grow in th
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A) was sen
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he City of M
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usinesses re
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14
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ys sent out i
ess Retentio
results are
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uskego. The
ted as a res
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merce areas
ess Park, an
esponded wh
mployees wit
2013
866
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on. Muskego
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are used by
hanisms to b
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sult of the su
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thin Muskeg
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mer of
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enced
y City
better
notes
urvey
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ents a
o.
Survey Q
1. What
2015: 10
2014: 9 -
2013: 9 -
2. Has y
NOTE: On
2015: 2 -
2014: 4 -
2013: All
3. What
Muske
2
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2
(E
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2014: Co
2013: Lo
Questions S
is your ove
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- Excellent/Goo
- Excellent/Goo
your attitude
ne “Yes” answ
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- Yes, 9 - No (T
l No
immediate
ego local go
- Fix the bu
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Update the e
40 grounded
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Promote busi
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ave land for sm
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oncern over Bu
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0
2
4
6
8
10
12
20
O
Summary
erall opinion
r 0
ood, 3 - Averag
od, 1 - Average
od, 4 - Average
e changed o
wer indicated
One indicated i
Three indicated
e business
overnment
mps in Mus
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lectrical syst
d B to norma
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iness to bus
staurants
maller manf. bui
sure problems.
usiness Park el
for exterior impr
016 20
Opinion o
n of Muskeg
0-Poor
ge, 1 - Poor
e
e
over the las
12-Ye
d their attitude
it has improved
d it has improve
needs or
to help you
kego
tem from
al 3 @ 240
iness
ildings (10-20k
lectrical system
rovements; Do
015 2
of Muske
go as a plac
1-Average
st two years
es 1-N
e has “Improve
d and one dete
ed and two det
concerns
ur business
k SF); Keep imp
m; Need more b
on’t use state p
2014
ego to Con
ce to condu
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s about doin
No
ed”
eriorated)
teriorated)
could be a
s?
The polic
my mino
reason
Clean up
Add mor
Need loc
proving traffic f
business park l
ermitting; Redu
2013
nduct Bu
uct business
12-Excellen
ng business
addressed
ce need to s
ority employe
p drug proble
re subdivisio
cal hotel in c
flows, low taxe
lots.
uce taxes.
usiness
Excellen
Average
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s?
nt/Good
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by the Cit
stop pulling o
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city
s, beautificatio
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e
go?
ty of
over
on of
Implementation:
Follow up on road program timeline for Muskego Business Park with Public Works
Department.
Follow up with Enterprise Tool on deficiencies of electrical services in area; determine if
it is a city issue.
Continue to advocate and market for restaurants and hotel in city.
Hold business breakfast meeting during early 2017.
4. What do you see as some of the main assets of the community as a place to live and
own a business?
6 - Location to Freeway
2 - Pride in ownership of community
Taxes
Location to workforce
Quality of life
Increased growth in population
Pro-business/Involved
Growing city / New businesses
Safe environment
Lake
Exercise paths
Safe
2015: Low Taxes, Available employees, safety, appearance, proximity to freeway, parks/schools, good
government, business friendly.
2014: Safe, Proximity to Freeway/Milwaukee, Lake, Responsive, Low Taxes.
2013: City amenities, proximity to freeway, road system, safety, lakes, taxes, workforce, government.
Implementation:
Focus future marketing techniques on the highlights of the community that current
businesses enjoy and stay in Muskego.
5. What main changes would you like to see made to improve the area you do business
in OR in the overall city?
2 - Add hotel, chain restaurants, and Sendiks
2 - Improve Muskego Business Park streets
Water quality (Masteq - Muskego Business Park)
Fix our ditch (Burback Builders - Muskego Business Park)
Add sidewalks in Muskego Business Park
Add public transportation to Muskego Business Park
2015: Add lake access, more outdoor family recreation, more restaurants.
2014: Add hotel/restaurants, Better controlled intersections out of Muskego Business Park.
2013: Add restaurants, streets/infrastructure, better signage in business park, nicer buildings in business park.
Implementation:
Follow up on road program timeline for Muskego Business Park with Public Works
Department.
Follow up with Masteq if water issue still exists and what issue is; Discuss with Utilities
Superintendent as well.
Follow up with Burback Builders on ditch issue; Discuss with Public Works
Superintendent on possible remedies once known.
Continue to advocate and market for restaurants and hotel in city.
Explore where public transportation currently ends in relation to Muskego; Check future
planning for transportation in Waukesha County.
D
P
6. What
2015:
2014:
2013:
Impleme
F
b
C
7. Are yo
NOTE: An
Determine if p
Park and Con
are your to
Proximity t
Proximity t
Workforce
Cost of do
Financial I
Access to my
Proximity to f
Workforce Av
Cost of doing
Proximity to f
Proximity to
Access to my
Cost of doing
Proximity to f
Proximity to
Quality of Lif
Cost of doing
ntation:
ocus future
usinesses e
Contact busin
ou experien
nswering “yes
0
2
4
6
8
10
12
14
pathways in
nservation P
op three reas
to freeways
to Home - 6
Availability
ing business
ncentives –
y cust./sup. - 8
freeways - 5
vailability - 5
g business - 4
freeways - 8
home - 7
y cust./sup. - 5
g business - 4
freeways - 9
home - 6
fe – 5
g business - 4
marketing te
enjoy and sta
nesses to ge
ncing difficu
s” indicated th
2016 20
Top Rea
Muskego B
Plan. If not, w
sons for loc
- 13
- 5
s - 4
4
echniques o
ay in Muskeg
et testimonia
ulty in findin
7-Yes
he following e
015 2014
asons for K
usiness Par
what are othe
cating or ke
n the highlig
go.
als.
ng suitable
s 6-N
expertise’s tha
2013
Keeping Bu
rk follows gu
er pedestria
eeping your
Qualit
Acces
Safety
Qualit
Quality
Proxim
Safety
Quality
Workfo
Safety
Local O
Access
Workfo
Local O
Safety
ghts of the co
employees
No
at are difficult
usiness in M
Proxim
Proxim
Workfo
Cost of
Qaulity
uidelines of c
n alternative
r business
ty of Life – 3
ss to my cus
y Services –
ty Housing –
y of Life – 3
mity to Home - 2
Services
y of Life – 4
orce Availability
Services – 2
Officials - 2
s to my cust./su
orce availability
Officials - 3
Services – 1
ommunity th
s for your b
to find suitab
Muskego
ity to Freeway
ity to Home
orce Availabilit
Doing Busines
y of Life
current adop
es?
in Muskego
3
st./sup. - 2
– 1
– 1
2
y - 3
up. - 3
y - 3
hat current
usiness?
bility:
ys
ty
ss
pted
o?
3 - General Labor
2 - Tradesman
Tool and Die
CNC Machinists
2015: 6-Yes 3-No 1-Mixed
NOTE: Answering “yes” indicated the following expertise’s that are difficult to find suitability:
3 - General Labor
2 - Skilled Labor
1 - Sewing
2014: 7-Yes 5-No
NOTE: Answering “yes” indicated the following expertise’s that are difficult to find suitability:
4 - General Labor
2 - Skilled Labor
1 - Sewing
2013: 8-Yes 5-No
NOTE: Answering “yes” indicated the following expertise’s that are difficult to find suitability:
5 - Skilled Labor
4 - General Labor
1 - Sewing
Implementation:
General Laborers have generally been the highest sought after employee. Look into
links from the Waukesha County Workforce Development Center on what resources
they offer employers. Get resources in literature to all Muskego businesses.
Skilled Labor is the second highest sought after employee with many needs for CNC
machinists and toll/die related professions. Work with WCTC on what direct
programming they have done for Waukesha County businesses in the past. Work to
setup “school to job” employment programs for various businesses in Muskego.
Sewing has always been a need for 4Front/Entermatic. Work with them and determine
where sewing expertise can be found and how to better connect that employee base.
8. Are there any areas which your current employees need training or areas you see a
shortage of adequate employee candidates for your business?
6 - Mechanical Skills
5 - Specialized Skills
3 - Customer Service Skills
(interpersonal communications/product
knowledge)
3 - General Skills (basic math,
reading/writing, problem solving)
3 – Managerial Skills (finance,
employee management/relations)
2 – Equipment Operation Skills
Sewing
2015: 7-Yes 3-No
4 - Mechanical Skills
3 - Specialized Skills
3 - General Skills
2 - Customer Service
3 - Professional Skills
2 - Computer Skills
2014: 7-Yes 5-No
5 - Mechanical Skills
2 - Specialized Skills
2 - General Skills
2 - Customer Service
1 - Managerial Skill
2013: 9-Yes 4-No
6 - Mechanical Skills
2 - Specialized Skills
3 - General Skills
2 - Computer Skills
2 - Customer Service
1 - Managerial Skill
Impleme
S
9. Is ther
9
C
2015: W
2014: W
2013: W
Impleme
D
b
10. Do y
2015: 1-
2014: 1-
2013: 1-
11. What
2015:
2014:
ntation:
See #7 imple
re an area s
- Waukesha
College (WCT
WCTC, MATC, M
WCTC, MATC
WCTC, MATC, T
ntation:
Discuss with
usinesses.
ou have dif
0-Yes
-Yes
-Yes
-Yes
t mechanis
5 - One Tim
3 - Upfront
1 - Low Inte
4 - Low Intere
2 - Upfront Gr
3 - Upfront Gr
3 - Low Intere
0
1
2
3
4
5
6
ementation m
school that
a County Te
TC)
Muskego Shop
Temp agencies
WCTC/MAT
fficulty retai
s 13
8-No
10-No
11-No
m might lea
me Matching
Grant
erest Loan
st Loan
rant
rant
st Loan
2016 20
Shortag
measures ab
you look to
echnical
p Classes, Tem
s
TC on what p
ining emplo
3-No
1-Maybe
ad you to ex
Grant
015 2014
ge of Employ
bove.
o for a pool
mp agencies
programs the
oyees?
e
xpand your
2013
yees with th
of employe
3 - Milwa
College
Muskego
ey offer in re
r business?
he Following
Mechani
Specializ
General
Custome
Compute
Manager
Equipme
Skillset
ee candidat
aukee Area
(MATC)
o High Scho
elation to “di
?
g Skills
cal
ed
er Service
er
rial
ent Operation
es?
Technical
ool Shop Cla
irect-hire” to
asses
local
2 - One Time Matching Grant
2013: Not asked
Implementation:
Follow up with each business answering this question on their true plans for future
expansion. Determine the financing gaps and provide mechanisms that are
known/available.
12. Interested in business breakfast?
11-Yes 1-No
Implementation:
Enough interest is now found with multiple topics to discuss. Hold business breakfast
meeting during first quarter 2017.
13. Are you considering modernization, renovation, or expansion now or in the future?
5 - Manufacturing/Production Space
2 - Warehouse Space
Equipment
3 - Expansion by Acquisition
5 - Office Space
2 - Parking Area
Expansion into adjacent space
Adding another department, division,
or business
2015:
5 - Manufacturing/Production Space
4 - Warehouse Space
2 - Expansion by Acquisition
2 - Expansion into adjacent space
2 – Adding another department/business
2 - Parking Area
2014:
4 - Warehouse Space
2 - Manufacturing/Production Space
2 - Expansion by Acquisition
2 - Office Space
Parking Area
Equipment
2013:
5 - Warehouse Space
3 - Office Space
2 - Manufacturing/Production Space
2 - Expansion by Acquisition
2 - Parking Area
2 - Adding another department/business
Expansion into adjacent space
Implementation:
Follow up with each business answering this question on their true plans for future
expansion. Determine the financing gaps and provide mechanisms that are
known/available.
14. Do you face any constraints to expansion?
3 - Not enough land (4Front, Spectrum, Mill-Rite)
3 - Need info on city/state incentives (Alpha Plastics, Masteq, Nabco, Elive)
3 - Insufficient space in existing building (Nabco, Spectrum, Masteq)
Need financial assistance (Elive)
Parking Issues (Nabco)
2015:
2 - Not enough land 2 - Need financial assistance
2 - Zoning and building regulations 1 - Insufficient space in existing building
2014:
3 - Not enough land
3 - Insufficient space in existing building
2 - Need financial assistance
2013:
5 - Need financial assistance
3 - Not enough land
3 - Insufficient space in existing building
Zoning and building regulations
Implementation:
Follow up with each business answering this question on their true plans for future
expansion. Determine for them if their plans could/couldn’t happen based on staff’s
zoning expertise.
15. The following answered that they have other locations outside of Muskego and that
there is a chance to consolidate in Muskego in the future?
4Front/Entrematic: Other locations in Sussex & Mequon
Alpha Plastics: Other location in West Bend, WI
Implementation:
Follow up with each business answering this question on what the future may hold and
timelines/hindrances for a consolidation to happen.
16. Most important trends influencing industry over the last two years?
2 - Overseas loss of business
2 - Fuel pricing
2 - Trade/general economic growth
Growth in distribution and
warehousing
Politics
Technologies affecting printing
Labor pool
Cost of goods
E-commerce shift
Interest rates
Land use
Construction industry
Weather
2015:
2 - Labor pool/costs
2 - Economy
Warehousing space
Overseas loss of business
Taxes
Health care
2014:
2 - General economy
Politics
Labor pool
Overseas loss of business
Restoring of Manufacturing
2013:
6 - General economy
Housing market
3 – Consumer supply/demand
Building
17. No Businesses reported regulatory changes affecting their business.
2015: Regulations on water use and pesticide use affected one business.
2014: EPA emission changes and state electrical code changes affected some businesses.
2013: DOT Regulations affected a trucking delivery business.
18. The following products are purchased outside the City of Muskego for the various
businesses and the businesses have no local supplier for these products. A local
supplier is desired if they were around.
2 – Steel (Enterprise Tool, Mill-Rite)
2 – Metal (Masteq, Accu Stamping)
Vinyl (4front/Entrematic)
Foam (4front/Entrematic)
Resin (Alpha Plastics)
Wire (EDM) (Enterprise Tool)
Tooling and shop supplies (Masteq)
Fasteners (Mill-Rite)
Raw materials (Accu Stamping)
Aluminum (Nabco)
Paper/printed products/office supplies (Spectrum)
2015:
3 - Steel
Fertilizer
Material plating
Electrical supplies
Aluminum
Fabric
Foam
Resin
2014:
4 - Steel
Electrical supplies
Foam
Resin
2013:
3 - Steel
Electrical components
Fabric
Foam
Mold components
Raw materials
Resin
Aluminum
Implementation:
Contact companies and see where current supplier is along with what exact product is
desired. Search for companies in Muskego or immediate area that might be able to aid
supply chain.
19. The businesses answering the survey have many like/kind businesses and thus have
competitors throughout the state to worldwide.
APPENDIX A
Copy of 2016 Survey Document
Muskego Business Retention &
Expansion Survey 2016
Thanks for your time in completing this Business Retention Survey. The City of Muskego uses surveys like these to see
how the community may do better in order to make Muskego a positive place to do business, retain you and aid in
increasing your jobs here. We compare the survey results from year to year as well.
Company Name:____________________________________________________________________________________
Name:_________________________________________ Position Title:________________________________________
Address:________________________________________ Email:_____________________________________________
LOCAL ENVIRONMENT
1. What is your overall opinion of Muskego as a place to
conduct business?
Very Poor Poor Average Good Excellent
2. Has your attitude changed in the last two years about
doing business in Muskego?
YES NO
If Yes, has it:
IMPROVED DETERIORATED
Why?__________________________________________
______________________________________________
______________________________________________
3. What IMMEDIATE business needs or concerns could be
addressed by the City of Muskego local government to
help your business?
______________________________________________
______________________________________________
______________________________________________
______________________________________________
4. What do you see as some of the main assets of the
community as a place to live and own a business?
______________________________________________
______________________________________________
______________________________________________
______________________________________________
5. What main changes would you like to see made to
improve the area you do business in OR in the overall
city? (Ex. Street, infrastructure, or aesthetic upgrade needs directly
around you that may affect your business or how your
consumers/clients view your business or the overall city)
______________________________________________
______________________________________________
6. What are your top three (3) reasons for locating or
keeping your business in Muskego?
Proximity to freeways Access to metro amenities
Access to my customers Local officials
Access to my suppliers Safety services
Proximity to home Recreation facilities
Cost of doing business Quality of housing
Workforce availability Quality of life
Financial Incentives
Access to support services (printing, advertising, financial)
Other: _________________________________
EMPLOYEES
7. How many employees currently work at your location?
______________________________________________
8. Are you experiencing difficulty in finding suitable
employees for your business?
YES NO
If Yes, what expertise is most difficult to find?
______________________________________________
____________________________________________
9. Are there any areas which your current employees need
training or areas you see a shortage of adequate
employee candidates for your business?
General skills (basic math, reading/writing, problem solving)
Managerial skills (finance, employee management/relations)
Professional skills (sales, marketing, accounting)
Customer service skills (interpersonal communications,
product knowledge,)
Computer skills (word‐processing, database management,
computer system maintenance)
Equipment operation skills
Mechanical skills
Specialized skills
Other skills:_________________________________
10. Is there an area school that you look to for a pool of
employee candidates (WCTC, MATC, etc)?
______________________________________________
11. Does your business have difficulty retaining employees?
YES NO
FINANCING
12. What type of mechanism might lead you to expand your
business (purchasing new equipment, expanding jobs, or
expanding structure) the most?
Upfront Grant (Amount? $___________)
One Time Matching Grant (Amount? $_______)
Low Interest Loan (sub 2% rate) ($________)
Other:______________________________
13. The City is looking to have a business breakfast in the
near future in which we evaluate the results of this
survey and brainstorm what the city can do to aid and
retain business growth. Would you be interested in this if
the City of Muskego offered this?
YES NO
BUSINESS PLANS
14. Are you considering modernization, renovation, or
expansion now or the future?
None at this time
Warehouse space
Manufacturing/Production space
Office space
Parking area
Adding another department, division, or business
Expansion into adjacent space
Expansion by acquisition
Other:_________________________________
15. Do you face any constraints to expansion? If so, please
select all that apply:
Need financial assistance
Need info on city and/or state tax incentives
Insufficient space in existing building
Not enough land for expansion
Parking issues
Zoning and building regulations
Other:_________________________________
16. Does your company have any other company locations?
YES NO
If so, where?
_____________________________________________
Would there be a chance of consolidating in Muskego?
YES NO
MARKET
17. What are the two most important trends influencing
your industry over the next two years?
______________________________________________
______________________________________________
______________________________________________
18. Do you foresee any regulatory changes in your business?
YES NO
If so, what?
______________________________________________
______________________________________________
19. What major products used in your business are
purchased outside of the City of Muskego?
______________________________________________
______________________________________________
______________________________________________
______________________________________________
20. What business inputs, materials or services, would you
like to purchase locally that you currently purchase from
outside the area (We might be able to find an alternate for you)?
______________________________________________
______________________________________________
______________________________________________
21. Are there any local suppliers who could supply your
major product that you are aware of?
(Please list possibilities if so)
______________________________________________
______________________________________________
______________________________________________
______________________________________________
22. Would it be advantageous for you to have a supplier
located in the City of Muskego or generally closer than
where they are currently located?
YES NO
23. Where are your primary competitors/customers located?
______________________________________________
______________________________________________
______________________________________________
24. Are you facing any risks we should be aware of and/or
could help with?
______________________________________________
______________________________________________
______________________________________________
Thanks for your time in this matter! Please mail back the survey in the postage paid envelope provided when you have time.
ONGOING BUSINESS ITEM #4:
Mill Valley Redevelopment District (#4) Implementation
STAFF DISCUSSION
No movement is taking place with the quarry in New Berlin , however staff will update the CDA on any
developments taking place recently in this district.
ONGOING BUSINESS ITEM #5:
Marketing Plan Implementation
STAFF DISCUSSION
-The main focus of the past two months in relation to this area has been with the business retention survey
information gathering and subsequent reaching out to the businesses. This will be discussed in more detail
during the RD #3 discussion tonight.
-A major recommendation of the Marketing Plan is to leverage the city’s TIF ability. Staff will update any recent
TIF items that are currently going on.
MISC. BUSINESS ITEM #1:
Redevelopment District Development & Other Miscellaneous Information Updates
None
MISC. BUSINESS ITEM #2:
Next Meeting Date
Tuesday January 17th at 6 pm unless an earlier date is required.
Approximate CDA Budgets
2017 Approved Budget Existing
Supplies and Expenses $500
Professional Services $3000
Attorney $5000
Existing
RLF Fund Balance: ~$300,000+
Note: Recent Alpha Plastics loan paid off
Existing
RD #3 Balance: ~$50,000
Note: Staff will provide an update on the TIF Residual
balance and the TIF 8 balance during this time as well.