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Commuinity Development Authority - MINUTES - 8/13/2003 CITY OF MUSKEGO APPROVED 9/29/03 COMMUNITY DEVELOPMENT AUTHORITY (CDA) MINUTES Wednesday, August 13, 2003 CDA Chairman Frank Waltz called the regular meeting of the Community Development Authority to order at 7:00 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, Gail Miles (7:02 p.m.) Frank Waltz, Ald. Rick Petfalski and Ald. Nancy Salentine Also in attendance Finance Director Dawn Gunderson, Mayor Slocomb, Plan Director Brian Turk, Dave Anderson of Ehlers & Associates. ABSENT: Suzi Link (excused) GUESTS: Don Pionek, Art Dyer, Clinton Selle, Larry and Gloria Fischer, Kate Goodbe, Clark Fischer, Richard Knudsen APPROVAL OF MINUTES: Ald. Salentine moved to approve the minutes of the July 16, 2003 meeting of the CDA. Ald. Petfalski seconded. Chairman Waltz made a correction to page 4, Mr. Knudsen asked and received a copy of the Vandewalle plan should be changed to the plan for the Redevelopment District #2. Commissioner Lidbury made a correction to page 2, first line of the second paragraph; change Commissioner Lidbury to Commissioner Glazier. Upon a voice vote, the motion to approve the minutes as amended carried, with Commissioner Miles abstaining. OLD BUSINESS: RESOLUTION #CDA 008-2003 APPROVING AN AGREEMENT FOR PREPARATION OF DEVELOPER REQUEST FOR PROPOSALS WITH VANDEWALLE & ASSOCIATES (FORMER PARKLAND MALL SITE) Alderman Petfalski moved to defer Resolution #CDA 008-2003. Commissioner Glazier seconded. Upon a voice vote, the motion carried unanimously. NEW BUSINESS: PRESENTATION OF PROPERTY OWNER/AGENTS REGARDING PARKLAND MALL REDEVELOPMENT CDA Minutes, August 13, 2003, page 2 Chairman Waltz informed the members that Mayor Slocomb, Plan Director Brian Turk, Alderman Petfalski, Ald Damaske, Chairman Waltz, Dave Anderson of Ehlers & Associates, Art Dyer, Don Pionek, Mark Pfaller and Clint Selle of Office of Architect Mark Pfaller, Doug Bean of Terraco, Incorporated were in attendance at the meeting on August 8 regarding the preliminary plans for the development of the Parkland Mall property. Mr. Art Dyer thanked the group for the opportunity to present their plan to the CDA members. He indicated the meeting on August 8 went well and they received a lot of feedback and some suggestions on changes, which they plan on incorporating, and some questions they brought up as a result of the recommendations. Mr. Clint Selle presented the plan. They are in the preliminary stages of the project. Three schemes were visually displayed. Plan Director Turk provided a summary on the Beacon Square development. This detailed summary is an attachment to the official minutes. The features of Scheme A are buildings front the edges of the site and clearly define Beacon Square, unique geometries conditions are solved architecturally, green spaces integrated into parking and retail and commercial exposure from road. Scheme B features are buildings front the edges of the site and clearly define Beacon Square, residential condos divided into two buildings, green spaces integrated into parking, retail and commercial exposure from road, parking for residential, commercial, and retail as well as access to parking clearly separated. In Scheme C, the features are buildings front the edges of the site and clearly define Beacon Square, more retail/residential frontage on Lannon Road, access road through site is less direct, and therefore, less of a thoroughfare, unique geometries conditions are solved architecturally, green spaces integrated into parking, retail and commercial exposure from road, share parking and access to parking. Part of the project is to include underground parking for the residential and some commercial. This would be to try and maintain a high level of green space. He briefly went through each scheme and its components. Subject to flexibility was the inclusion of the St Francis Bank in all three schemes so the corner of Janesville/Lannon becomes a focal point for the development. He also had some renderings of the buildings’ designs available for the CDA members to view. The profiles of the buildings is an attempt to create a suitable architecture to define the street edge and not be too massive. They proposed an 8-story residential building and to orient the building so it would have as much lake exposure as possible. The building would step up offering more tenants the opportunity to view the lake and it would also soften the impact of building on the site. The steps would be the first section a four story, the second section a six story and the latter half the eight story. There would be a lot of balconies and glass giving people the opportunity to look out on to the lake. The plan also included a family restaurant, commercial and small retail stores. Commissioner Lidbury commented that he liked the road in scheme C and how far back it was from the intersection of Janesville/Lannon. He asked for a definition of commercial versus retail? Mr. Selle replied by a retail they mean a small business like a coffee shop, candy store, hardware store whereas commercial would be on the order of a Walgreens. Mr. Dyer added that they are trying to develop a synergistic, dynamic center; to lighten up the center of the town, to have ongoing activities from morning to night and the design has this in mind. He addressed the need to have more units than the proposed ordinance allows. He believed the total units allowed by the CDA is 100 or fewer units. He also shared with the CDA members the problems the St Francis Bank is experiencing with insufficient parking space and drive-up window customers backing up onto his property and the pending acquisition of the bank by another financial institution. His plans included a total reconstruction of the bank. He requested the CDA to write a letter to the bank encouraging them to work with him on the redevelopment of downtown Muskego. He mentioned that the bank is in the CDA’s development project. Commissioner Glazier was CDA Minutes, August 13, 2003, page 3 impressed with the design in taking advantage of the existing space. He liked the way the 8-story building was designed and he would like the bank involved in the project, taking advantage of that corner. He would like to see larger units in the condo tower and they would sell and would not be priced out of the market. He asked if they had any sense if they would be able to fill the retail buildings? Mr. Dyer said their development partner has currently 200 million dollars under construction and they did Brookfield Square and have a very good feel for tenants. They are looking for Starbucks, Big Apple Bagel, Baskin Robbins, banks, second largest prescription filler in Wisconsin has expressed an interest. He indicated he has been in conversation regarding the tenancy. In regard to the larger residential units, he did not think there would be a need for too many; however, some people would like two combined. Commissioner Miles questioned that the two sides of the project on the visual display seemed the same. She asked about the adjacent residences? Mr. Dyer indicated he owned one of the houses and had made an offer on the other house. Mr. Dyer mentioned that when Mr. Pionek was an alderman, Mr. Pionek thought it would be advantageous for the city to buy one of the properties across the street. Mr. Dyer would be interested in working with the city accomplishing that for the city and also clearing the view to the lake for the lower units and giving those people access to the lake. Alderman Petfalski asked if purchasing the residential properties, which would be a lake access, would be considered pyramiding by the WDNR (Wisconsin Department of Natural Resources)? Plan Director Turk would have to research it. He mentioned that the CDA could not get involved in properties outside the redevelopment district. It would take about six months to amend the plan. Ald. Salentine asked how they are going to do the underground parking? Mr. Selle said their consultant, STS, did not think it would be a problem. They would be doing some borings and soil samples done. Mr. Dyer added that they could use a concrete specifically designed for underground parking and also perform site engineering to you grade the area to pull the water away. He said before they go into this, they would like some input from the CDA members on their plan, including the buildings. Plan Director Turk provided the CDA members with a copy of his letter, dated August 11, his department’s follow-up on the meeting of August 8. He called their attention to the density issue, which is the key to the three proposals presented. The three schemes vary in density from 197-226 units. A preferred one in terms of layout had 203 units. He outlined in his letter what the zoning code permits which is essentially 108 units assuming the Plan Commission and Common Council grants the density bonus permitted by the code. He will formally put together a letter outlining the density of this project plan which comes out to approximately 110 units. He refreshed the CDA members that the first thing they did before they adopted the plan was amend the zoning code to double the permitted density in downtown. By doing that, they made this conform to the code, 108- 110 units is where you capped it to conform with the plan. He believed that the CDA could not assist a developer with a project that does not conform with the Project Plan. Further, if they wanted to revisit the issue, they could plan on six months to redo the plan. Mr. Don Pionek addressed the CDA members on the density of the project and also provided them with a written document. His calculations came to 138-205 units for the project. This was based on the best available information provided to him and based on the CDA Report, Exhibit 7. Chairman Waltz recommended that Mr. Pionek and Plan Director Turk together take a look at the units and resolve the differences. Mr. Dyer asked that an amendment be done to make it a vibrant, viable, feasible project and his experts say with 100 units, it is not. Plan Director Turk said the city three years ago created a tax increment district 8 and at that time this property would only support by zoning about 54 units and Mr. Dyer said, at that time, that he needed 72 units just to make it viable. And in the TID 8 plan, the city amended the code to allow that and by the end of the day, the city amended it to allow 108 and now that is not enough. Mr. Dyer interjected he was absolutely correct. Plan CDA Minutes, August 13, 2003, page 4 Director Turk stated the city still hasn’t seen a business proforma that shows that’s a fact. Mr. Dyer responded that he had not and the reason is they were waiting for a CDA plan so they could do their plan. They were asked to wait for that before they did theirs. They received the plan and they were very punctual, very responsive, what took a year here, they did in three weeks, and they have been at it full time. Now those were for senior housing projects. The CDA plan calls for residential condos and apartments with a small component of senior housing. Because the city changed the plan, Mr. Dyer said then had to adapt to it. And this is what it causes, you have to have this to drive the retail components that you have requested be in this downtown area. Mr. Dyer said plan would have worked for what they had. They originally came to the city and asked for mid-rise and were told the city did not have a fire truck that worked. Then, when they obtained the fire truck, they were told that it didn’t work because the city had a roof restriction requirement of 35 feet. Then, Mr. Dyer said that that is not true. In a PUD you could go higher as you have done in your project. Once you did what we were not allowed to do, we had to adjust. Try to conform with what you did. Chairman Waltz stated that the fact remains that over the past several months this Redevelopment Plan #2 was being worked on, public meetings, public hearings, open house, it was passed and the zoning was changed by the Common Council to accommodate what was decribed in the plan. We have an issue, at this point in time, concerning the number of dwelling units and the density in your plan and what has been approved. It has been approved by the Common Council as well as the CDA. He indicated it was time to asked the developer what could be done with the property within the guidelines established by the Common Council in terms of zoning. Alderman Petfalski said he like the plan brought forward but before he would increase in density, he would like to see some social-economic effects for the remainder of the community. Mr. Dyer said studies need to be done. This conceptual site plan evokes the smart growth, the lack of urban sprawl, spreading things out, providing services with a higher density in a central location. Alderman Petfalski asked if under existing ordinances that are in place and the plan the CDA has in place, would Mr. Dyer be able to come forward with a plan to conform to those plans without altering it substantially? Mr. Dyer said it would set the development back considerably more than it would take to amend the plan. Chairman Waltz said if Mr. Dyer expected them to alter the plan, he would like to see some substantial rationale why it would be necessary and also what can he do under the guidelines the city has established in terms of density and the zoning? Mr. Dyer indicated he would be happy to respond. Commissioner Lidbury expressed concern that the 8-story building was too high. He liked the concept of having lake access. It would make it viable if people had a park area for them. Alderman Salentine commented on Schubring Bay and the ponds and that the WDNR were not forthcoming with approval for dredging. Plan Director Turk referred to page 3 of his letter on the August 8 meeting regarding the demonstration of financial ability to do the project and Mr. Dyer was asked about his financial commitment to the project. Mr. Dyer said they would be happy to provide that once they know what project they are doing. They are in contact with a number of banks. Their development partners have 260 million dollars in construction going on right now. It is very viable and they are going to provide that but they need to know the number of units. He continued, you don’t sit and say it’s a 100 million dollar project if it is a 20 million dollar project. Mr. Dyer said he needed the feedback first from the CDA to make those decisions and that is why they were at the meeting to get that feedback so they can provide what the CDA is requesting. Chairman Waltz said they need to see a plan that conforms to the current ordinances and zoning and density and/or a plan that would show the CDA members why it makes sense to go through the process over again to get it changed. Commissioner Miles would like to see an elevation drawing showing the development in respect to the surrounding neighborhood. Mr. Dyer asked if the CDA members had any input regarding whether or not they CDA Minutes, August 13, 2003, page 5 wanted St Francis Bank in the project. Alderman Petfalski could not say as development was not his field of expertise. Alderman Salentine said that they should plan without them and when they decide to restructure, the city will make them conform to the look of the development. Commissioner Glazier said he would like Mr. Dyer to go forward with a development plan that meets the CDA’s guidelines. (Chairman Waltz did not close discussion, but moved to next item on the agenda.) DIRECTION TO STAFF AND OWNER/AGENTS OF PARKLAND MALL PROPERTY Chairman Waltz asked if the layout could be made available to Plan Director Turk so they could see how the plan would look in relation to the neighborhood. As the CDA members liked concept “C,” this would be the one to use. Plan Director Turk said they would need to keep Exhibit C and preferably have it emailed in digital format. They would need to keep the building rendering in order to get the stepping done correctly. The department would use their geographic information system with the 3-D modeling software to see how it looks. They can see how the scale interacts with the community. He provided for them to see a 3-D modeling of Exhibit 7 on Redevelopment Plan #2. Alderman Petfalski asked if Mr. Dyer could come forward with a plan that will work under the CDA guidelines? Mr. Dyer said he would get back to him. It would depend on how much time Plan Director Turk can work with him. Chairman Waltz summarized Plan Director Turk will work with Mr. Dyer and Architect Pfaller will transfer data and develop a 3-D version of what this development will look like in the context of the local community; secondly, Mr. Dyer and his staff will develop a plan that is consistent with the current guidelines and what that would mean in terms of moving forward with the development; third, the CDA will provide Mr. Dyer with copies of the minutes of last month’s meeting to show St Francis Bank that the CDA is in the process of working with Mr. Dyer; not proceeding at this moment to consider condemnation of his property and working with him as a developer to see if he can come up with a plan that satisfies the community. Alderman Salentine said the most important aspect was proof of financial ability. Chairman Waltz stated in the meeting on August 8, there was discussion on what governmental funds might be available—HUD, Section 8, through the Community Grant program, additional TIF funds, additional CDA funds were all possibilities explored. Mr. Anderson, in that meeting, had explained what the constraints were and the probability of those different things happening. Mr. Dyer and Mr. Bean were left with a clear understanding what could and what could not be done in that area. The CDA needs to see a total business plan because the CDA will have to act at some point. 2004 BUDGET Plan Director Turk submitted a budget for 2004 in the amount of $45,800 and the detailed expenditures for 2003. The expenditures show the CDA ending 2003 with a cash balance of $8,000. Due to the CDA not having a built-in revenue stream, the Common Council will be asked to support the CDA. Finance Director Gunderson informed the CDA members that they still haven’t finalized with the CPA firm the exact transaction flow for the lease revenue bond and the payment of the debt. CITIZEN COMMENTARY: Mr. Richard Knudsen commented historically when you look at a project the first one presented is the best one. The longer you put off a project, the more apt that the density will increase. CDA Minutes, August 13, 2003, page 6 MISCELLANEOUS BUSINESS AS AUTHORIZED BY LAW ECONOMIC DEVELOPMENT STRATEGIC PLAN STATUS Plan Director Turk informed the CDA members that the Mayor’s Task Force has made the edits on the entire document, including the appendices. They met with Mr. Greg Flisram of Vandewalle & Associates on the changes. The changes should be done in time for the task force’s next meeting. At that time, the task force may recommend to the Plan Commission and Common Council that it go to the public hearing. The public hearing would then be in early October. NEXT MEETING: The next meeting is scheduled for Wednesday, September 10, at 7:00 p.m. Agenda items to include, but not limited to, CDA #008-2003, presentation from Mr. Dyer on the updated plan, 3-D renderings. ADJOURNMENT: There being no further business, Alderman Petfalski moved to adjourn. Alderman Salentine seconded. Upon a voice vote, the motion carried unanimously. Meeting adjourned at 8:40 p.m. Stella Dunahee, CPS Recording Secretary Beacon Square Muskego Development Master Plan Schematic Design 08.08.03 Scheme A (Revised Scheme A) 172 Residential Units 1,500 sq. ft. per unit 25 Residential/Office Units 1,200 sq. ft. per unit Total Residential Area = 288,000 sq. ft. 48 Retail Units 1,200-1500 sq. ft. per unit Total Retail Area = 66,300 sq. ft. 2 Commercial Units Approximately 20,000 sq. ft. per unit Total Commercial Area = 37,400 sq. ft. Restaurant with an area of 7,425 sq. ft. 383 above ground parking spaces Approximately 450 below ground parking spaces -Located under Residential and Commercial buildings Features -Buildings front the edges of the site and clearly define Beacon Square -Unique geometries conditions are solved architecturally -Green spaces integrated into parking CDA Minutes, August 13, 2003, page 7 -Retail and commercial exposure from road Scheme B 200 Residential Units 1,500 sq. ft. per unit 26 Residential/Office Units 1,200 sq. ft. per unit Total Residential Area = 331,200 sq. ft. 36 Retail Units 1,200-1500 sq. ft. per unit Total Retail Area = 46,300 sq. ft. 2 Commercial Units Approximately 20,000 sq. ft. per unit Total Commercial Area = 37,400 sq. ft. 360 above ground parking spaces Approximately 400 below ground parking spaces -Located under residential buildings Features -Buildings front the edges of the site and clearly define Beacon Square -Residential Condos divided into two buildings -Green spaces integrated into parking -Retail and commercial exposure from road -Parking for residential, commercial, and retail as well as access to parking clearly separated Scheme C 172 Residential Units 1,500 sq. ft. per unit 31 Residential/Office Units 1,200 sq. ft. per unit Total Residential Area = 296,200 sq. ft. 54 Retail Units 1,200-1500 sq. ft. per unit Total Retail Area = 72,500 sq. ft. 2 Commercial Units Approximately 20,000 sq. ft. per unit Total Commercial Area = 37,400 sq. ft. Restaurant with an area of 7,425 sq. ft. 363 above ground parking spaces Approximately 450 below ground parking spaces -Located under Residential and Commercial buildings Features -Buildings front the edges of the site and clearly define Beacon Square -More retail/residential frontage on Lannon Road -Access road through site is less direct, and therefore, less of a thoroughfare CDA Minutes, August 13, 2003, page 8 -Unique geometries conditions are solved architecturally -Green spaces integrated into parking -Retail and commercial exposure from road -Share parking and access to parking #####