Commuinity Development Authority- MINUTES - 4/10/2003
CITY OF MUSKEGO APPROVED, AS AMENDED 4/17/03
COMMUNITY DEVELOPMENT AUTHORITY (CDA)
MINUTES
Thursday, April 10, 2003
OPEN HOUSE: DOWNTOWN VISIONS—INCLUDING PARKLAND MALL SITE DESIGNS
The CDA hosted an open house with one session at 7:00 p.m. and another session at 8:00 p.m.
Over 100 200 citizens were in attendance.
Director Turk welcomed the citizens to the open house. Mr. Greg Flisram of Vandewalle and
Associates made the presentation on the downtown conceptual site design. He gave a brief
historical background on the economic strategic development plan that they were doing for the city,
identifying the type of businesses that Muskego could support and attract from an economic
standpoint to broadening the tax base in the community. This would be involved with the physical,
the economic and the fiscal. They looked at the Parkland Mall site. Among the initial objectives
was to encourage commercial, retail and resident use of the downtown and develop a park once
and walk downtown. From public comments received at initial vision workshops, they made up
draft objectives. Some of the objectives would be to have a stronger, visual image of downtown
and expand activities and initiate a plan to develop the area. He presented several top-rated
images to consider for the downtown area. The people expressed in the vision workshops that
they wanted (neo) traditional town center characteristics. He had several pictures of the present
downtown area. It was evident that something needed to be done. He said there was a lot of
opportunity to do something with the Parkland Mall site. He showed pictures of the US Bank, the
medical center and the Muskego Public Library. These are very attractive buildings, but something
needs to be done to tie them together. In the planning, they are looking at a mixed-use center of
activity, community destination and gathering area, expand and improve retail, connect the project
to its surroundings. He had visual pictures of the project area now in comparison to the concept
design for the future. Several displays showed what the plan would look like once developed. The
purpose was to create a town center. He had several pictures of residential and commercial-type
buildings as possible usage in the design concept. Mr. Flisram concluded his first presentation at
7:30 p.m. People were encouraged to take a closer look at display boards and ask questions of
the consultants, CDA members, city staff and city officials.
At 8:15 p.m., Mr. Flisram made the same presentation for the citizens in attendance at this time
slot. He indicated they had looked at the adopted comprehensive plan, which called for a mixed-
use town center. They did several interviews with area business people and had several meetings
with the Mayor’s Task Force to get their viewpoints. There is no marketable image that the people
would recognize as a downtown area. There is a need to initiate improvements to the blighted
area through direct public intervention. After Mr. Flisram concluded the presentation, the audience
was asked for their input. Resident #1 said he was a new resident and was drawn to Muskego by
the lake and the natural resources. He shops outside of Muskego. He loves the mixed-use idea
and loves the design plan, but asked when? Director Turk responded by giving a little history on
the mall and the tax increment district. He went over the Redevelopment District #2 project plan
and how they can put together a project that can be built. He thought it would be next year at the
latest. Resident #2 inquired if this will bring in retail, how would they retain them? He alluded to
the Sentry area that has not been able to keep shops. Director Turk stated that the owner of the
Sentry strip mall is asking $6 per square foot triple net above market rates and also the properties
CDA Minutes, April 10, 2003, page 2
in that strip mall have lease restrictions, which makes it difficult to acquire other businesses.
Alderman Petfalski mentioned the other property in the area is already filled up. It depends on how
the owner markets the property. Mr. Flisram mentioned that they are also doing a detailed market
and research study of the area. Resident #3 commented that part of the success is that you have
to have enough businesses lined up. Mr. Flisram stated the buildings would be phased in over a
period of time. Resident #4 stated that he liked the plan, but what about the south side of
Janesville Road? Mr. Flisram said right now they are focused on the property that obviously
needed attention. In the future, development of the south side could be built tied together with the
design of the north side. He could not say when that would happen. Resident #5 commented that
this is turning Muskego into another Bluemound Road. He has lived here 27 years and he has
seen a lot of businesses fail. He thought it could be the same thing here. Where is all the traffic
going to go? He expressed concern that the CDA could condemn anyone’s property and take it
over. He thought it was a big risk. Mr. Flisram said there is a lot of purchasing power in the
community. People don’t have an opportunity to walk here. They would like to provide this to
people. Parking and traffic are important requirements. The large buildings would be residential
buildings. They are also spreading the use out because of mixed use; the traffic impact would also
be spread out over the day. Resident #6 felt that the town would always be a sleeper town. He
mentioned also the other communities where it costs less to shop than Muskego. CDA
Commissioner Suzi Link interjected that the CDA does not take property away. This is not the
CDA’s first project. It was an attempt to bring additional funds into the city, to expand the tax base
so that the taxes don’t go up and the way to control that is to have a diversified tax base. Resident
#6 questioned what the overall assessed value that could be anticipated? Mr. Flisram stated they
have not addressed this yet. Director Turk explained this is not in the development phase. They
are looking for public input on the design concept at this time. If it is desirable, then they will work
with developers to work out the developmental pattern. Resident #7 said he would like to shop
here, but there are no shops. At this point, CDA Commissioner Chairman Frank Waltz said this
was a concept of what could be in the area and suggested that the citizens take a look at the
display boards and ask questions of the consultant, the CDA commissioners, the city staff and the
city officials. The open house concluded at 9:45 p.m.
CDA REGULAR MEETING
Commissioner Chairman Frank Waltz called the meeting to order at 9:45 p.m.
Those in attendance recited the Pledge of Allegiance.
The meeting was posted in accordance with the Open Meeting Law.
PRESENT: Commissioners Rob Glazier, David Lidbury, Suzi Link, Gail Miles, Frank Waltz, Ald.
Rick Petfalski, and Ald. Nancy Salentine
Also in attendance Finance Director Dawn Gunderson, Mayor Slocomb, Plan Director Brian Turk
GUESTS: None
APPROVAL OF MINUTES:
CDA Minutes, April 10, 2003, page 3
Ald. Nancy Salentine moved to approve the minutes of the March 12 meeting. Commissioner Link
seconded. Upon a voice vote, the motion carried unanimously.
OLD BUSINESS:
CDA ADMINISTRATION OF THE ECONOMIC DEVELOPMENT REVOLVING LOAN FUND
Director Turk informed the CDA members that the Common Council and the Committee of the
Whole did agree to have the CDA administer the loan fund. Commissioners were emailed the
current loan fund manual. He indicated that it does need some updating since the original 1992
date. The original seed money for the program came from the Department of Commerce and they
do have a new manual to follow. The staff will be working on getting the current manual into the
correct format. It will then have to be approved by the Department of Commerce before it goes to
Common Council and CDA for approval. Alderman Petfalski questioned the available balance?
Director Turk indicated about ½ million available. Finance Director Gunderson said the original
seed money of $320,000 is still available, plus the accumulated interest on loans issued in the
past. She reported there is only one outstanding loan at this time with the day care in the industrial
park. This is targeted money for job creation. They have to satisfy all the basic requirements for
eligibility and other criteria. There are specific guidelines on what makes them eligible for the loan.
NEW BUSINESS:
OPEN HOUSE INPUT
Commissioner Chairman Waltz inquired if the Plan Department staff would be reviewing the
comments in the boxes? Director Turk said they would be reviewing them and giving a report to
the commissioners at their next meeting.
Commissioner Suzi Link received these comments: When they would finally get something done
and would the owner take advantage of this program? It was very important that there be a nice,
non-chain restaurant with outdoor seating area. One negative was the loss of some of the pond
area in previous drawings. Opposed to tall building. Then, the comment on looking like another
Bluemound Road.
Alderman Petfalski said the most negative comment he heard had to do with the tall building.
Overall, except for two, they all loved the concept. They did indicate that something needed to be
done to the site. Very positive. How soon can it be done?
Commissioner Chairman Waltz stated one wanted the bulldozers out the next morning. They were
concerned about the water level if the water was being pumped for the businesses. Everything
else was positive. Several were concerned about the present property owner.
Commissioner Miles had received similar comments. She did comment to one party that if
condemnation proceedings do start, she thought the present owner would take advantage and find
a buyer and sell it. She didn’t think they would have to go through condemnation. Some felt the
presentation was very premature since the city does not own the property. She felt the need to
educate the public on the issue as well as the issue of the condemnation procedure.
CDA Minutes, April 10, 2003, page 4
Commissioner Lidbury had also received similar comments. He had a lot of positive on the
concept and the appeal and the look of the designs. Some of the negative was said regarding
another Sentry situation and to guarantee that something will go in there and be viable. Also, the
side of the street issue, north side looking nice and then there’s the south side.
Alderman Salentine thought for the most part the comments were positive. However, the CDA
needs to do a better job of letting the people know that there has to be a process of condemnation,
it can be friendly or adversary, but they will get their fair market value. It’s a process. Some
commented they have parents they would like to bring out to Muskego and they liked the combined
use, but hope it can be affordable. Director Turk commented that 85%-95% of the larger, senior
complexes are built using federal tax credits that provide affordability.
Commissioner Glazier received comments in the same vein. Almost all positive and when are they
going to get started? How does the body deal with the Parkland Mall and the owner?
Mayor Slocomb shared that he had a conversation with the owner who indicated he had no
problem with the condemnation, realizing that that process is there and he knows what it can be.
Commissioners spent time discussing how to get the message out to the public and what tools they
can use to educate the public on what the CDA is trying to accomplish. One of the more powerful
tools discussed was one-on-one, talking to people. Public opinion is formed by talking with
people. They need to be proactive in getting the word out to the citizens. Director Turk said that
the display boards would be going to the library. The information is on the city’s web site. The
power point presentation is rather large to put out there. Mayor Slocomb offered that the
presentation was taped and will be broadcast on Channel 14.
REDEVELOPMENT DISTRICT NO. 2 PROJECT PLAN ACTIVITIES TIMETABLE
CDA members were provided with an amended draft of the timeline for the Redevelopment District
#2 project plan activities. Director Turk went over the revisions to the timeline. Some changes
have been made, but basically, they are still on schedule.
CITIZEN COMMENTARY: No comments.
MISCELLANEOUS BUSINESS AS AUTHORIZED BY LAW
ECONOMIC DEVELOPMENT STRATEGIC PLAN STATUS
Director Turk mentioned that Vandewalle and Associates are working on the retail marketing,
which dovetails with the presentation made, at the open house.
NEXT MEETING:
The next meeting is scheduled for Thursday, April 17, 7:00 p.m., Muskego City Hall, for the public
hearing on the Redevelopment District #1 Lease Revenue Bonds.
ADJOURNMENT:
CDA Minutes, April 10, 2003, page 5
There being no further business, Ald. Petfalski moved to adjourn. Commissioner Link seconded.
Upon a voice vote, the motion carried unanimously. Meeting adjourned at 10:24 PM
Stella Dunahee, CPS
Recording Secretary