Loading...
Commuinity Development Authority- MINUTES - 5/15/2003 CITY OF MUSKEGO APPROVED, AS CORRECTED COMMUNITY DEVELOPMENT AUTHORITY (CDA) 6/10/03 MINUTES Thursday, May 15, 2003 PUBLIC HEARING The public hearing to consider the adoption of a project plan for Redevelopment District #2 was called to order at 7:05 p.m. by Commission-Chairman Frank Waltz. 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, Mr. Dave Anderson, Plan Director Brian Turk, Assistant Plan Director Dustin Wolff, Associate Planner Jeff Muenkel, Planning Intern Adam Trzebiatowski, and GIS Coordinator Emily Champagne GUESTS: 50+ CDA Secretary Gail Miles read the notice of the public hearing as published in THE MUSKEGO SUN on April 24, 2003 and May 1, 2003. PRESENTATION: Plan Director Turk, assisted by Assistant Director Dustin Wolff, made the presentation on the project plan. Members of the general public were provided with a written project plan and presentation for the CDA’s second redevelopment district. CDA was created in 2002 to provide tools to prevent property value lots from stagnation, to provide places of commerce, employment, housing, improve living environments, to undertake urban renewal projects and redevelopment projects and to complete the implementation of tax district financing plans. The CDA has rather broad statutory powers in the State of Wisconsin. They can acquire real property or personal property either through negotiation or through eminent domain. They can sell, lease, subdivide, retain or mortgage property. They can receive federal or state grants and borrow money and issue bonds to advance their goals. They can also issue bonds that are both city state and federal tax exempt. Before they can proceed with borrowing money, they do have to make a determination that the area they are borrowing for is blighted. The plan provided is the main step in making the determination of blight within the project area. The purpose of the plan is to help revitalize the declining urban area of the community, spur reinvestment in the community, encourage more livable, mixed-use areas within the community where services can be more efficiently provided and to transform the area into a better place to live, work and play. The project area is the scope running from Pioneer Drive’s west end, along the Janesville Road corridor, to Bay Lane Place and Martin Drive at its farthest end. This is the area that most Muskego people refer to as downtown. CDA Minutes, May 15, 2003, page 2 The area includes 152 acres of land and 128 parcels of land, with an equalized value of approximately $31 million. Assistant Director Wolff stated that there are a number of residential and commercial and overlay zoning districts within the project area. Within the document, is a current listing of those zoning districts, what they entail and their intent. Stemming from those zoning districts is a number of non-conforming structures, parcels and uses. The sheer number of owners often hinders development and redevelopment opportunities for non-conforming parcels. Here we are talking about 152 acres with 128 different parcels and many of those are held in separate ownerships. There are a number of competing interests and concerns in any development or redevelopment for this area. Non-conforming structures are typically structures that don’t meet current set back requirements or height requirements from various lot lines. Non-conforming parcels are parcels that currently don’t meet size or area requirements and non-conforming uses, which are uses that were permitted at one time but because of changes in codes, are not permitted under current zoning. This would be residences located in commercial districts under the current zoning. Non- conforming occurs with something that was legally established when the structure was built or the property was platted or the accepted use occurred. Because now the code has changed, you have a non-conforming situation. Non-conforming structures are permitted to continue in existence even though they are non-conforming; they can be improved, expanded, and enlarged. There is a 50% rule, which is when making improvements; the structural improvement cannot exceed 50% of the market value of the structure. Moreover, the improvement cannot increase the degree of the non- conformity. If a structure is damaged more than 50% of its value, it cannot be rebuilt unless it conforms to the current code. Non-conforming parcels are allowed to continue in their existence. The zoning code encourages the use of non-conforming parcels. Non-conforming uses are allowed to continue in operation but they cannot be expanded. Moreover, they may be able to change to another non-conforming use provided the Plan Commission determines that it is not a greater degree of intensity. If a non-conforming use stops for twelve consecutive months, or eighteen months over a three-year period, the use stops. It is up to the owner to prove to the city that it has continued in operation and meets the requirements for continued operations. Director Turk informed the citizens that in March of 2001, the Common Council adopted a comprehensive master plan. Two roles of that master plan were to encourage commercial, retail, office and residential uses in the downtown area and to develop a park-once-and-walk downtown. He referred to Delafield as an example and several other examples for these uses were in the document provided. They have storefronts that are near the sidewalk, pedestrian plazas, parking provided. Some of the features in neighborhoods that are limited in size, there is an orientation for pedestrian activity, but not at the expense of the automobile, they include civic buildings, open spaces, and other visual features that act as focal points. The architecture and landscape responds to the character of the community. Assistant Director Wolff gave a brief history on the existing conditions and how the CDA arrived at this point. The downtown Muskego is characterized by land use and development that were created in response to transportation infrastructure in place with the State Trunk Highway. The primary road from east to west through Muskego and crossroads were developed along these major roadways. In the early 1900s, it didn’t have a definable, continuous development plan to insure its prominence and vitality. Two primary destinations, Muskego Beach developed as an amusement park and Parkland Mall, are gone. The downtown area now lacks identity and CDA Minutes, May 15, 2003, page 3 destination. Lake properties were developed as seasonal cottage homes. People would enjoy the amenities of the lake during the summer months and then leave for the remainder of the year. Over time, these have become desirable places to live year-round. Yet, some of the commercial activities have not kept up with what has occurred with the lake properties. He shared with the citizens that there are utility concerns in the area. No sanitary sewer in the area of Janesville Road and Bay Lane. There are some issues with the city assuming control of the Freedom Square water system. It needs to be integrated into the city’s water system. In the same area of Freedom Square, there are some storm water issues with a history of repeated flooding during rain events. Any redevelopment that occurs in this area must include measures to combat the inundation that includes dredging Schubring Bay. Another issue is the aboveground utilities, which are aesthetically displeasing to the eye. There are a number of deteriorating structures amongst the individual properties. These are included in the document. There is a predominance of obsolete platting and faulty lot layouts. There is a diversity of ownership and a substantial number of utility improvements needed. There are some open areas within the project area that need to be addressed. Some areas that aren’t connected to the water utility system don’t meet the current requirement to provide adequate fire protection for sprinkler systems, etc. that need to be installed. He added some information from the assessment roles. The housing stock in the area—the average age is 43 years, the average grade is C, which is average, middle of the road. The condition of desirability and usefulness rating established by the assessor was fair. These are older developments that are showing their age. With residential structures, the average age was 40 years and still sees an average structural grade of C. Director Turk added that all those conditions; both infrastructure and specific properties are spelled out in significant detail within the written document. Those determinations and conditions of real property are key to the CDA’s determination that there is blight in the project area and blight in specific properties. The determination is key from a statutory standpoint in that in order to develop a project plan, the CDA has had to make the determination that there is blight present and they have done that at a prior meeting. The CDA and Council have already determined that blight is present. The issue tonight is not whether there is blight in the area, but what should be done about it. Those conditions were a substantial number of substandard and deteriorated structures, obsolete plat layouts, diversity of ownership, the unsanitary conditions, the endangerment of life. These conditions, individually and in combination, are found to impair the growth of the community and constitute an economic and social liability to the community and they constitute a menace to the public to its health, safety and welfare in their present condition. All of those findings are based in statutory definitions in the State of Wisconsin. Assistant Director Wolff stated that it is not enough to say yes there are problems there and we want to rectify them, but moreover how are we going to rectify them or where are we trying to finish at the end. The project area has been divided into five phases: (I) the Parkland Mall site which is akin to TID #8; (II) Basse Farm, located roughly at the intersection of Martin Drive, Janesville Road and Bay Lane; (III) east and west Janesville Road corridor; (IV) Pick n Save side of Janesville Road with the bank and Burger King; (V) the Lakeview Tavern or Lakeview gateway area. For the Parkland Mall site, there was a plan presented by Vandewalle & Associates at a recent open house depicting what could be done with this area. The plan was displayed for the citizens to view at this hearing. The vision for this area is to set a higher standard of design, to establish the community image, to provide some identity, to reflect the quality of life that many have come to enjoy, and to establish a visual and economic anchor for the entire corridor. Trying to establish a town center CDA Minutes, May 15, 2003, page 4 with a modern, main street feel is the objective. Bringing some small scale buildings closer to the street edge, providing parking behind, establish park-once area where you can park and walk to other users without having to go back to your car and to drive to the other area. To accomplish this, you may need to increase density from 5 units an acre to 10 units an acre to build in the consumer market for the area and when you increase density, you also have the ability to increase TIF revenues. This density is equivalent to the City of Muskego’s multiple family zoning district. Director Turk said the Phase II, the Basse Farm on the edge of the district, is already in the early development stages and consists of single and multi-family. It has significant woodlands. The city has a conservation plan and calls for us to encourage the developer to save the trees. To do that, the developer is being encouraged to continue under the planned development district where he preserves those environmental areas and transfers the units on to the field portion of the site. He referred to the visual sketch on the display screen. There will be a rezoning public hearing the end of June and he encouraged anyone interested to attend. Phase III is the gateway phase. Waukesha County is currently reconstructing Janesville Road and is planning to continue from Moorland to Racine in 2008. This phase is to help individuals and developers as the county’s road project comes through. Phase IV is a discretionary phase. This is a typical 80s strip mall. It is becoming out-dated and much less desirable as a market presence. This is included because the CDA does not want to see the improvement across the street sap away the market from this area. The CDA can assist and help this site keep up with the trends. Phase V involves the properties north of the Freedom Square condominiums and provides an opportunity to have that third gateway to downtown Muskego. This would provide a connection between the downtown and the little lake. No firm plans set for this now; but included for future consideration. Assistant Director Wolff stated that a statutory component of the redevelopment plan is to identify any code changes that are necessary. There may be a need to change the code to allow for 10 units per acre in downtown, the same as permitted in the multi-family district. It needs to be brought to the attention of the property owners and also it needs Common Council approval. They need to identify any necessary improvements to achieve the vision established in the project plan. There will be infrastructure enhancements required to support any development in the area from water mains to sanitary sewers to burying overhead utilities and constructing roadways. The estimated cost for replacing facilities in Freedom Square system is nearly $200,000. The water main is not connected to the city’s system and the former Parkland Mall site had no water service. Water main extension down Parkland Drive to help the system out with additional costs of $228,000. There are tax increment districts to help offset these costs. Any costs associated with a development, the developer would pay the cost. In Phase II, the Basse Farm, the water main extension and laterals, the cost is born by the developer. In Phase V, there are parcels served by water main and this would have to be extended to them. There are some sanitary sewer issues in the areas. The conditions of the sewers in the Freedom Square condominiums are unknown. Phase II, which will be a new development, will require sanitary sewer main and extensions and these costs are paid for by the developer. In talking about the Freedom Square area, Director Turk said there are a number of storm water issues. The plan suggests that this area will have to be addressed by expanding those ponds on the site or constructing new ponds upstream to compensate. In Phase II, the Basse Farm, they will be required to meet the city’s new storm water requirements for quality and quantity at an estimated cost of $150,000. In Phases III and IV, any redevelopment of the Pick N Save site will CDA Minutes, May 15, 2003, page 5 require substantial obligation to meet city’s and MMSD requirements. Within the project area, Janesville Road is scheduled for reconstruction and in Phase I, Lannon Drive will need reconstruction to meet water level service standards. There is an estimated cost of $975,000. In Phase II, there some on-site new street construction occurring, generally about $160,000 to the developer. Assistant Director Wolff informed the citizens that it is the recommendation that the overhead utility lines be buried. Also, decorative streetlights should be installed at the same time. These costs over $1 million will be paid for by the city. These costs do not include telephone or cable lines. Properties will need to upgrade to accommodate the underground utility. These are borne by property owner and can run between $1500-$2500 depending on their service. Commercial entities will see a greater cost. There is also the cost of obtaining necessary right-of-ways. If the right-of-ways fall within the county’s reconstruction, the county typically purchases the necessary right-of-way as part of their project costs. Director Turk addressed the acquisitions of properties by the CDA and any relocation of properties necessary to achieve their goal. Acquisitions are divided into two categories: (1) targeted acquisitions which are properties that must redevelop in order for the project plan to be successful; (2) discretionary acquisitions with negotiations between the property owner and the CDA which may be necessary but aren’t really determine at this time to be needed. The county as part of their highway project may take the lead in acquisitions, and the CDA may not be in the lead position. The project plan is rather clear elimination of non-conforming uses and non-conforming structures is necessary in order for the plan to be successful. CDA, working in partnership with landowners, and market forces are encouraged to need redevelopment activity. Once the project plan is adopted, the CDA upon approval of the Common Council does have the authority to proceed with eminent domain actions if they cannot negotiate successfully. Condemnation is always a last resort. He pointed out that the Parkland Mall area is the key to the success of this project plan. Other areas may or may not be necessary and the CDA will have to look at each one individual as the individual phases come into play. Lastly, if the CDA does get involved in an acquisition, they are required by State and Federal law to meet certain conditions to relocate property owners or businesses. The CDA will follow all the statutory requirements as the project plan dictates. Director Turk thanked the audience for the attentiveness to the presentation and concluded the presentation at 7:51 p.m. Commissioner Chairman Waltz opened the public hearing up for public comments. Mr. Tom O’Laughlin (S73W17151 Briargate Lane) inquired what is going to be done with the ponds by the Freedom Square condominiums? They fill up and overflow causing backup on some of the properties. Chairman Waltz referred to pages 41-47 of the written document showing this area and the storm water management. This is a proposed plan at this point and is not a design in detail. Assuming that this plan is true and moves forward in the future, then the various developers will be submitting detailed design plan. Mr. Harold Cooke (S73W17031 Briargate Lane) asked if Freedom Square was not going to be changed, why was it included in this rezoning? Chairman said the primary reason for including it was to address the water and storm water situation. Director Turk said the storm water issue is CDA Minutes, May 15, 2003, page 6 being worked on and that is one reason why it was included and the second reason is the city is still in the process of taking over the water system. If any substantial modifications need to be done to the system, with the CDA’s double exempt borrowing, it is in the city’s best interest to do it this way. Mr. Cooke thought that rezoning wouldn’t be necessary to fix the problem. Director Turk stated that tonight’s hearing was not regarding a rezoning. Chairman Waltz said it is the source of funding that Director Turk explained. Mr. Cooke’s concern also was the value of the property; if the people saw it was in the redevelopment area, that you have the right to condemn it of your own choosing, who is going to want to buy the property, or who is going to want to pay the price I could get for the property and that is a real concern? Chairman Waltz referred him to the project plan that showed no redevelopment acquisitions in that area, merely addressing issues that exist with the property. Mr. Cooke said you could still retain the right to condemn it if you change your mind down the road because of it being in the redevelopment area? Ald. Petfalski advised that anything the CDA does has to be approved by the Common Council body and he did not think any politician would want to take somebody’s home away. Mr. Cooke stated that as he is questioning it anyone wanting to buy his property would also question it and they would see the CDA retain the right to do it. Director Turk referred to the map with targeted acquisitions. This is a very important thing by statute. Properties that are not defined as potential acquisitions in the document really cannot be acquired by the CDA without starting the process anew. Mr. Cooke suggested this should have been mentioned in the document and suggested it now be put in writing for the benefit of the property owners. Chairman Waltz advised the minutes would duly note the CDA’s position with regards to acquisitions. Mr. Erv Wyrowski (Sport Shack) expressed before the CDA members his great concern about what the future holds for his home and his business. They have been owners of the Sports Shack since 1981 and remodeled in 1984. What do they do? Where do they stand? We are in a position where we don’t know what is going to happen? When Waukesha County expands the roadway, he is not going to have any parking lot. Where can he go to get answers? Chairman Waltz said the county is going to reconstruct the road and affect the parking in front of your business. Director Turk said it was a non-conforming property and non-conforming structure. He said the county would be contacting property owners on this project beginning in 2005. The CDA is at the beginning of the process and raising the issues before they become problems and unfortunately, they do not have answers for him. Asst. Director Wolff said they have information pamphlets at the Planning Department from the county on anyone who may potentially be affected by county action and the rights of the individual. The county may take part of the land, or the land and the building, and they will have to compensate you the fair market value. Director Turk advised that he consult with Butch LeDoux since his business was affected by the reconstruction of Janesville Road in the Tess Corners area. There are a lot of different alternatives recently experienced by owners in that area. Chairman Waltz suggested he familiarize himself with the statutes that deal with these issues. This should give him some idea of what would happen. Commissioner Glazier said that properties within the development district are not necessarily unattractive to developers because of mechanism that the CDA has to help them with the development of the project. It may turn out that some of these properties will become more attractive to developers. Chairman Waltz stated his property and business are in the project area and will be affected by the road project. The specifics of what that would mean by compensation from the county or for relocation, he could not say. However, the property would retain value for someone to build on. Ald. Salentine stated that the terms blighted and condemn are frightful. She said the CDA is not going to condemn the property. He would get compensation from the county. They would not be taking his property for CDA Minutes, May 15, 2003, page 7 nothing. It has to be fair market value. If he chose to relocate, the county would have to take care of the relocation. The CDA is not saying his property is an eyesore, but that blight is caused by the nonconformities and highway expansion. She said the CDA has lending powers so it is a good thing to be in the project area. He should work out what he wants to do with the county. At 8:12 p.m., the discussion was open up for the CDA members. Commissioner Link said it was important that the people on the CDA are from the community. They do care about what happens. What they are trying to do is for us to live with the fact that there are changes going to occur on Janesville Road by the county and the CDA to look for best possible way for the entire community and the individuals to deal with it. She lives on one of the roads that are part of the project area. They want to do what is right for the community as a whole and do right by the individuals affected. Ald. Salentine said the city has obtained WDNR (Wisconsin Department of Natural Resources) and they are working at having the Freedom Square ponds dredged. They are planning to have it done this winter as Schubring Bay and Island Bay are working with the WDNR for the dredging project this winter. It is planned to be done this winter and will be a charge back to the TIF district. All of this has to work hand-in-hand, when Basse does their development, they have to have a storm water management plan and it is going to be a pond. We need to do this now before the county comes in and widens the road. This hearing tonight is part of the process. CDA has been developed to work hand in hand with other entities. Commissioner Miles mentioned the ramifications of the development and how important it can be for the businesses. One of the parts of this is to develop properties so they will go on the tax rolls to assist the current property owners. She recommends using the Planning Department as a resource. Feel free to talk to the CDA members also. There was no one else desiring to speak, Commissioner Waltz declared the public hearing closed at 8:18 p.m. He informed those in attendance that the CDA would continue with their regular meeting after a brief recess. (Break from 8:18 p.m.-8:33 p.m.) At 8:33 p.m., CDA Chairman Frank Waltz called the regular meeting of the Community Development Authority to order. APPROVAL OF MINUTES: Correction to be made was submitted by Commissioner Miles that on page 1 to change CDA- released revenue bonds to CDA-lease revenue bonds. Ald. Nancy Salentine moved to approve, as corrected, the minutes of the April 17 meeting. Commissioner Link seconded. No further discussion. Upon a voice vote, the motion carried unanimously. OLD BUSINESS: None NEW BUSINESS: ELECTION OF OFFICERS: CDA Minutes, May 15, 2003, page 8 Chairman Waltz opened the nominations for chairperson of the CDA. Ald. Salentine made a motion to nominate the chair, the vice-chair and secretary the same as last year. Ald. Petfalski seconded. No other nominations proffered. Upon a voice vote, the motion carried unanimously. RESOLUTION NO. CDA 004-2003: APPOINTING THE POSITION OF CITY OF MUSKEGO DIRECTOR OF PLANNING AS THE MUSKEGO COMMUNITY DEVELOPMENT AUTHORITY EXECUTIVE DIRECTOR Director Turk explained this came up as an issue as the bond sale was proceeding. It is customary that the CDA has a staff member that is authorize to attest to the documents without having to come back to the committee. Secretary Miles read the resolution by title only. Ald. Petfalski moved to adopt Resolution No. CDA 004-2003. Commissioner Link seconded. It was noted that the executive director could also fill the duties of secretary when the officer is absent. Upon a voice vote, the motion carried unanimously. DISCUSSION OF PUBLIC HEARING INPUT ON PROJECT PLAN FOR REDEVELOPMENT DISTRICT #2 Ald. Salentine stated that lack of public input is a good thing. The presentation was well done. It their minds at ease and those whose minds were not at ease, came forward. She mentioned that the terms blight and condemnation terrifies people. Commissioner Link had discussed with a member of the general public from the Freedom Square area whether they were conforming or non-conforming or being considered for rezoning. Staff assured them that they were indeed conforming and were not being considered for rezoning. She was shocked that Freedom Square residents would think they would be condemned. Director Turk had received many calls from Freedom Square because of the confusing form of the public notice. Mayor Slocomb thought that when it comes to the Freedom Square issues, they could do a separate mailing explaining more and giving them a different perspective on the project. He also recommended a separate meeting with the Freedom Square people to go over the issues. A meeting also with the Sport Shack property owner to discuss his impact from the county was recommended. The commissioners empathized with this property owner on the issues he is facing. The CDA could be of help to him. Commissioner Lidbury stated that what the CDA is doing is for the benefit of the whole community. It is going to affect individuals and the CDA is concerned about their impact. It is an on-going public relations. The CDA is not out to take their property. There is a lot of misconception of what blight is and what condemnation is. Ald. Petfalski could understand the concerns of Mr. Wyrowski, with Mr. Wyrowski not understanding the process, and with the county coming through, his concerns were legitimate. The CDA needs to turn it into a positive thing for him. Director Turk said the property was not on the list because of its condition, but because of the county’s road program. He and Cathy Chiaverotti will be meeting with him to discuss the issues to give him a better idea of what is happening. There was more discussion regarding the county’s plan for the area. Chairman Waltz felt the CDA needed to help the people in Freedom Square and others to understand also what is happening and to help them understand the alternatives. Commissioner Miles did not hear from the other side of the project. The CDA needs to emphasize that one of the reasons they don’t have answers is because the county has to make decisions before the CDA can make decisions. This needs to be made clear to the citizens. Commissioner Lidbury commented CDA Minutes, May 15, 2003, page 9 that the people needed to know that the CDA is proactive on this. The CDA is far ahead and hopefully can come up with a plan that the community likes. REVISED DRAFT TO THE REVOLVING LOAD FUND MANUAL Director Turk said they had received the comments from the Department of Commerce and have not had time to incorporate them into the draft. The revised document should be available at the CDA’s next meeting in July for final consideration and then it will also go to the Common Council. Ald. Petfalski moved to defer the item. Ald. Salentine seconded. Upon a voice vote, the motion carried unanimously. RECOMMENDATION TO COMMON COUNCIL TO AMEND THE BYLAWS AND RULES OF PROCEDURE OF THE MUSKEGO COMMUNITY DEVELOPMENT AUTHORITY Director Turk explained the amendments to the bylaws and rules of procedure. It clarifies the duties of the officers and the appointed officers and their duties. It allows for the CDA to hold meetings outside the City Hall premises. Commissioner Link moved to approve. Commissioner Lidbury seconded. Upon a voice vote, the motion carried unanimously. RESOLUTION NO. CDA 005-2003: RESOLUTION APPROVING THE ACQUISITION OF REAL PROPERTY: APPROVING A LEASE WITH THE CITY OF MUSKEGO; AND AUTHORIZING THE BORROWING OF $2,000,000 AND THE ISSUANCE AND SALE OF COMMUNITY DEVELOPMENT LEASE REVENUE BONDS, SERIES 2003 THEREFOR. Mr. Dave Anderson reviewed the document with the CDA members. The documents are awarding the bonds, approving leasing the property to the City of Muskego. In terms of the financial aspects, the members were provided with a sale document. He was pleased to report that the interest rates were less than anticipated. The interest rate starts at 2% and works it way up. The true interest rate is 3.99%. The proposal was indexed to the market rates and as the market went down, the interest went down. This financing allows for the TIF to be closed 5 years earlier, assuming the same increment projections. As they are awarding the bonds, they are locking in this interest rate, and they are approving the documents necessary to effectuate the lease with the city. Mr. Anderson strongly recommended adoption. Secretary Miles read the resolution by title only. Ald. Petfalski moved to adopt Resolution No. CDA 005-2003. Ald. Salentine seconded. Upon a roll call vote, with all members voting yeah, the motion carried unanimously. CITIZEN COMMENTARY: No members of the general public present. MISCELLANEOUS BUSINESS AS AUTHORIZED BY LAW ECONOMIC DEVELOPMENT STRATEGIC PLAN STATUS Director Turk said the plan is moving ahead. The market analysis has been presented to the Mayor’s Task Force over a series of meetings in different components. These will be wrapped up in a summary document and a draft will be ready in July. In the meantime, Vandewalle is working on design guidelines and zoning provisions for businesses and office parks, which will be presented to the task force in June. It is the plan to have the Committee of the Whole and the Plan CDA Minutes, May 15, 2003, page 10 Commission to meet jointly to review those provisions. They have about three-quarters of the process completed. Chairman Waltz acknowledged that they had received the summary of the written comments from the open house. He asked if there were any additional comments received? None offered. He stated that he had roughly tallied the comments. There were 85 percent in favor and 15 percent expressing some concern or disagreement with the plan proposed. NEXT MEETING: The next meeting is a joint meeting with the Common Council scheduled for Tuesday, June 10 7:30 p.m., Muskego City Hall. The next regular meeting is scheduled for Wednesday, July 9, with Attorney Baxter requested to be present. ADJOURNMENT: There being no further business, Commissioner Link moved to adjourn. Commissioner Waltz seconded. Upon a voice vote, the motion carried unanimously. Meeting adjourned at 9:13 p.m. Stella Dunahee, CPS Recording Secretary CDA Minutes, May 15, 2003, page 11 CDA Minutes, May 15, 2003, page 12 CDA Minutes, May 15, 2003, page 13 CDA Minutes, May 15, 2003, page 14 CDA Minutes, May 15, 2003, page 15 CDA Minutes, May 15, 2003, page 16 CDA Minutes, May 15, 2003, page 17 CDA Minutes, May 15, 2003, page 18 CDA Minutes, May 15, 2003, page 19 CDA Minutes, May 15, 2003, page 20 CDA Minutes, May 15, 2003, page 21 CDA Minutes, May 15, 2003, page 22 CDA Minutes, May 15, 2003, page 23 CDA Minutes, May 15, 2003, page 24 CDA Minutes, May 15, 2003, page 25 CDA Minutes, May 15, 2003, page 26 CDA Minutes, May 15, 2003, page 27 CDA Minutes, May 15, 2003, page 28