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Commuinity Development Authority- MINUTES - 9/29/2003 CITY OF MUSKEGO APPROVED COMMUNITY DEVELOPMENT AUTHORITY (CDA) MINUTES Monday, September 29, 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, Suzi Link (7:03 p.m.), Gail Miles, 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. GUESTS: Don Pionek, Art Dyer, Larry and Gloria Fischer, Dennis Shook, Mark Pfaller #AIA, Bill Fink, R. Munkwitz, T. O’Leighlow, Eric Fors, Russ Stinebaugh, Bob Sheehy, Attorney Richard Frederick, Andy Turner (CNI Newspapers), Jill Kizwat, Ald. Madden, David Bazinski, George Resch, Dale Scheck, Douglas Bean, Ald. Buckmaster, Frances Burgeson APPROVAL OF MINUTES: Ald. Petfalski moved to approve the minutes of the August 13, 2003 meeting of the CDA. Commissioner Glazier seconded. Upon a voice vote, the motion to approve carried, with Commissioner Link 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 Lidbury seconded. Upon a voice vote, the motion carried unanimously. PRESENTATION OF PROPERTY OWNER/AGENTS REGARDING PARKLAND MALL REDEVELOPMENT Mr. Dyer mentioned what they are planning for the site will be there for the next 100 years and beyond. This development will benefit the City of Muskego. He gave the members a historical commentary on what transpired over the last few years at this site, including meeting the timeframe set for the demolition of the building. He went over the type of errors that occurred 40 years ago when the Parkland Mall was built. It was built on the lowest spot; building had no windows and no CDA Minutes, September 29, 2003, page 2 fascia. Visual displays were presented showing the old building and also the Freedom Square ponds flowing over their banks. They have now submitted a plan to go with the City of Muskego requirements for the economic strategic plan. The main economic development goals (a) diversify the tax base to relieve property tax burdens and to provide more local shopping and employment opportunity; (b) establish a memorable community image that builds on the city’s small town atmosphere and natural amenities; (c) improve the overall climate for economic development through public outreach, business development programming through actions and behaviors of citywide representatives--he said his plan and his group is working closely with the city representatives to make this a reality; (d) protect and improve the quality of life by balancing sound, fiscal and environmental management. He said his plan accomplishes all these goals. The strategic major policy recommendations made by the city are (1) pursue new commercial development catering to local customers, (2) create a genuine downtown and encourage distinctive neighborhood design, (3) encourage compact housing that pays more in property taxes than the revenues needed to support it with public services, (4) demand distinctive development projects that improve community identity and marketability. He stated his plan accomplishes all of these goals. Also, incorporated in their conceptual plan was the Wisconsin’s recommended SMART- GROWTH plan. Beacon Square will accomplish all the CDA goals. The redevelopment plan provides an identity for downtown Muskego. He mentioned that they have addressed all the items brought out from the August 13 CDA meeting. Mr. Dyer went over the 3-D renderings of the plan. The plans provided a visual of what the staggered storied building would look like. They lined up their entrance with the Pick N Save entrance. They lowered the four-story building to a three-story building toward the street. They added two additional pond areas and expanded another. They located the tallest structure the farthest from the street, centered in the complex. The rendering showed a fountain area that could be used as an ice skating rink in the winter. They segregated the underground residential parking from the commercial underground parking. Also, redesigned the ingress and egress as structurally possible for more traffic flow. They added additional surface parking by the restaurant area. They have worked with Plan Director Turk and Attorney Frederick to make sure that the number of residential units will comply with the area density ordinance. They have removed St. Francis from the plan; however, they are still talking about purchasing the parcel. He briefly touched on the design of the condos and how the design fits in with the CDA’s plan. He stated that Beacon Square, as presented, complies in every manner, shape, form, use and design what has been requested and desired for the Muskego downtown area. ( A written copy of his presentation is attached.) Mr. Mark Pfuller explained his roll in the development of the plan. Architects make the ideas work. This building is going to be there for a long, long time. The development needs to accommodate the needs for 40-50 years. They are trying to give Muskego a new identity for its downtown. Density is an important issue. Wisconsin has mandated that cities comply with SMART-GROWTH which means to control the urban sprawl, controlling development and watching what happens with the growth. On the 3-D renderings, he pointed out the third-floor residential buildings commercial buildings near the streets. The retail establishments were close to the road. He mentioned that the road within the complex was a winding road, not conducive to becoming a racetrack. He commented that there would be pop-up areas within the buildings with stairwells and elevators where you could pop-up either inside the building or outside the building. They lowered the four- story building to three-story to give less height at the road. The setback is adequate. CDA Minutes, September 29, 2003, page 3 Chairman Waltz opened the meeting up for comments. Ald. Petfalski questioned where the view was from on the rendering? Mr. Pfaller said it was looking from the pond. Ald. Petfalski asked if there was a setback problem with the building on Lannon right next to the bank? Mr. Pfaller responded it’s permitted. A gentleman from the audience inquired with the 8-storied building, what was the capability for fire fighting? Mr. Pfaller explained that since 2000, Wisconsin state code requires sprinkler systems for a building over 3 stories. Everything will be non-combustible in the inside but the finishing and the furnishings. They are considering a 60,000-gallon tank on the roof. Commissioner Link expressed her concern that the two styles do not complement each other and since they were not introduced at the public hearing, how is the public going to react? Mr. Pfaller said they are working with a conceptual design. It’s important not to have everything looking alike; they want to give a different style and different scale to each building. Mr. Dyer elaborated that the design was based on the CDA guidelines. Ald. Buckmaster inquired about the rationale for the change in the storied building? Mr. Pfaller said the five stories for the amount of units spreads it over a larger footprint. They tried to ease the architecture on the site. They needed more space for parking and for green space and that was to take the building up. The density was the driving force for the building change. Chairman Waltz clarified that the CDA members selected concept C not because of the 8-storied building, but the footprint design was more what they had in mind. Mr. Dyer said they were not asked to lower the eight, but the four to three. Commissioner Glazier questioned how many units they were discussing in compliance with the density issue? Mr. Dyer said they would be in compliance with the density issue. Working with Director Turk, he mentioned that St. Francis Bank has 7 residential units they are not using which they can assign to the development. He said there are 220 units that Director Turk said are available. This would be those assigned to the tennis courts and the pond areas that will not be built on. He had talked to the manager of Freedom Square regarding their units and they would be willing to help with their flooding issue in consideration of receiving their units. There is the possibility of 222 units on the site according to code, but they didn’t expect to do that many. They expect to do about 172. Ald. Petfalski said he liked the terracing of the structure. He liked the concept. He asked if the densities could be reassigned according to the ordinance? Plan Director Turk said he has been working both with Attorney Frederick and Attorney Baxter on this issue. They agreed that it is possible. They have the ordinance that allows the Common Council to create a planned development district and in a planned development district within the boundaries of that district, you can move densities around. He gave the first phase of the Country Club Villages at Highway 45 and Loomis as an example. The properties with residential development rights assigned to them, the Common Council cannot unilaterally assigned those rights away. The property owner can agree to give them up and the mechanism for doing this is a deed restriction. The CDA, the Common Council and the property owner would have to agree to this. These properties would have a deed restriction against property development and the council would assign that right to receiving property through a district amendment. There would be two mechanism involved; one to give and one to receive. These documents are still being worked out. Transfer development rights between property owners is a new concept in Wisconsin. Commissioner Link asked if this was strictly voluntary on behalf of the property owner? Mr. Turk stated it was. Attorney Frederick elaborated on the TDR (transfer development rights). He said that there are some Wisconsin communities that have adopted these ordinances. It’s an incentive-based tool used by some communities to help achieve land use goals, generally at little or no public expense such goals may include historic preservation, farmland preservation, environmental protection, scenic vista preservation and/or growth management. To achieve these goals, TDR is used with other land- use tools such as zoning, subdivision regulation, and government for non- profit land purchase. CDA Minutes, September 29, 2003, page 4 Ald. Petfalski was concerned about the density. Did the amendment to the 200+ units require a public hearing? Director Turk did not believe they needed to make an amendment as in June they amended the zoning code prior to adopting this plan. The rest of Director Turk’s comments were based on some concurrence with Mr. Dyer on key things that the CDA needs to be looking at. Whether or not this plan complies with the district vision plan and implantation developments that are outlined on page 42. There are two things that they need to work through, first as it relates to density, mid-rise somewhat higher than the city’s norm. In the vision plan, they stated five stories were mid-rise. If they believe 8 stories meets the same definition of mid-rise, he thought they could move ahead to the next step which is whether or not a building of that size meets the requirements for transitional massing and planning of surrounding architecture. He stated that they have made a lot of progress with Mr. Dyer’s team in getting there. Mr. Dyer took direction from the CDA as well as the internal staff meetings. Director Turk’s one remaining concern about the transition and that’s the relationship between the 8-story building, its context to the scale and mass of its surroundings. This issue needs to be work through. Ald. Petfalski had concerns about the density and the height. He also was concerned about not getting more input on the height of the building. He would also like to see some socioeconomic studies done. Commissioner Link also said the negative feedback from the public hearing was going over 4 stories in height. There was concern that more public input on the higher building should be sought. Commissioner Lidbury was also concerned that the public input is needed on the higher building. Commissioner Miles asked if the density was dependent on the property owners transferring their rights? If so, how long would this take? Mr. Dyer stated they are working on this right along with the plan, in the same time frame. They are talking with the property owners right now and it is positive. Mr. Petfalski is not against the plan. He liked the concept. He is concerned about the density and that it needs more public input. He mentioned the impact of the height building on the owners on Lannon Drive. Mr. Dyer said there are 60’ trees on Lannon. There it's only three stories. They have also approached them on buying their homes so that might not be an issue. Commissioner Link mentioned the impact that this would have on Little Muskego Lake. Commissioner Lidbury would like to see the 3-D renderings from a pedestrian/sidewalk level. Ald. Petfalski added that he wanted to see the plan from the perspective of a driver passing the site. Director Turk recommended that the CDA do not take any action at this time, but review the plan according to the bulleted items on page 42 of the CDA plan and see if these are met within Mr. Dyer’s plan. Then at the CDA’s next meeting discuss the items that have not been addressed. Ald. Salentine asked about the shadow impact of the 8-story building? Mr. Dyer said this had not been addressed in the renderings. Plan Director Turk stated that it was addressed at the staff level and the city does have solar access addressed in the code. Mayor Slocomb advised that the CDA members review Mr. Dyer’s updated plan with the plan set forth by the CDA. Chairman Waltz stated that no action would be taken at this time. In the interim between meetings, the CDA members will review Mr. Dyer’s plan to see if it complies with the CDA plan. Any outstanding issues will then be brought forth at the October meeting. DIRECTION TO STAFF AND OWNER/AGENTS OF PARKLAND MALL PROPERTY None given. 2004 BUDGET CDA Minutes, September 29, 2003, page 5 In response to how the revenue bonds would float into the financial statement for the city and the CDA, Finance Director Gunderson updated the CDA members that in the process of working the with the CPA , they have made the determination that it will not actually show up anywhere on the income statement. The budget at the last meeting fairly represents the budget. She informed the CDA members that a new budgetary amount was $47,000 from the general fund to support the CDA. Since the last meeting they did wage allocations which increased the amount. They will be taking this recommended levy to the Committee of the Whole for approval. The budget will be looked again at the next meeting. CITIZEN COMMENTARY: Ms. Bergeson voiced her concern about the impact that the development would have on Little Muskego Lake. Her other concern was the impact of the traffic from the added 172 vehicles in the area. As of now it is difficult to get onto Janesville Road. Many residents use the very narrow Lake Drive to enter Lannon Drive. Are they going to fix the access roads that lead into Lannon Drive. Chairman Waltz thought that this traffic flow would be addressed as a part of the development. MISCELLANEOUS BUSINESS AS AUTHORIZED BY LAW ECONOMIC DEVELOPMENT STRATEGIC PLAN STATUS Director Turk shared that the Committee of the Whole is set to review the plan with Vandewalle & associates at 7:00 p.m. on Tuesday night along with the series of staff recommendations to help with the implementation. They will have more direction after tomorrow. NEXT MEETING: The next meeting is scheduled for Wednesday, October 15, at 7:00 p.m. Agenda items to include, but not limited to, CDA #008-2003, Mr. Dyer’s updated plan, 3-D renderings for pedestrians and drive-bys. ADJOURNMENT: There being no further business, Alderman Petfalski moved to adjourn. Commissioner Glazier seconded. Upon a voice vote, the motion carried unanimously. Meeting adjourned at 9:08 p.m. Stella Dunahee, CPS Recording Secretary CDA Minutes, September 29, 2003, page 6 Exhibit A – Presentation to CDA by Mr. Art Dyer Before I begin, I think I better point out that I was not at a tailgate party prior to tonight’s meeting. I had some oral surgery recently. Please excuse me if it sounds like I am slurring some of my words. Just let me know if I am not speaking loud enough for you to hear and I will try to speak louder and more clearly. I would like to thank the Community Development Authority for inviting us back to present the revisions that the commission requested we make to Scheme C of the Downtown Muskego Redevelopment now known as Beacon Square and formerly known as the Parkland Mall. We are very excited about the beautiful vision we are here to present. We want to continue working closely with the City of Muskego to make this vision and its transformation a reality for our currently dilapidated and blighted downtown. I personally, am thrilled with the results of our combined efforts. It has been a team effort. The team consists of our architect Mark Pfaller and his associate Clint Selle and former alderman for the district in which the project is located Don Pionek. I particularly want to make people aware that even though Don is no longer the alderman for the district, he has made a personal commitment to see the redevelopment of Downtown Muskego through from the start when he was an alderman to the finish now as an involved and concerned citizen. I would also like to thank Dr. Bill Fink and John Petcoff who are partners in the project for all their support and patience. Other team members responsible for the wonderful progress are City Planner Brian Turk and Assistant Planner Jeff Muenkel. Their input has been an integral part of helping to make the project the best it can be while still making sure that it conforms with the City of Muskego ordinances. After personally observing their hands-on involvement and hard work I know that it was not easy to accomplish these items with a project of this magnitude. Planner Turk has spent extra effort in working with our company Attorney Dick Fredericks. Their combined “out of the box” thinking creativity has provided to the project the residential density we believe is so vital to the success of the redevelopment. At the same time they have made sure that their mutual solution complies with the density requirements for the district. I am going to let Planner Turk and Attorney Frederick later elaborate on the specifics of how they have accomplished this mutual goal. Mr. Frank Waltz, Chairman of the CDA and Mayor Slocomb met with us to keep the redevelopment tracking with the goals of the Community Development Authority and the City of Muskego. Finally, I would like to thank Mr. Doug Bean and Mr. Dale CDA Minutes, September 29, 2003, page 7 Scheck for their help in providing additional developmental, retail, analytical and financial expertise. Before I proceed any further, I must beg Doug and Dale’s forgiveness for making them travel from Chicago on the evening of the Monday Night Football Game between the Chicago Bears and the Green Bay Packers. It may not be safe to travel later tonight with Illinois license plates. I also wish to express my appreciation to the Commissioners of the Community Development Authority. I am totally astonished we were able to convene a quorum on the evening of a Packers Bears game which has come to be almost a quasi religious holiday in this state. However, tonight is a momentous occasion in the future of Muskego. As a group, we will be deciding what direction the development of the city will take for next 100 years and beyond. It is not to be taken lightly. It is a step that I am optimistic we can all take together. This step will benefit the City of Muskego. It will benefit its image, tax base, retail/office/business district, as well as, traffic patterns, safety, storm water management, including water quality and quantity and the overall general developmental theme and direction for our downtown. Many times it is beneficial to look at the past and present when planning the future. I believe the redevelopment of Downtown Muskego is a case in point. We need to look in hind sight and at today’s circumstance to avoid the mistakes of the past that have occurred with this property. This will enable us to make our new vision the best reality it can be. The beginning of my involvement with the Parkland Mall consisted of a period of about five years prior to any ownership interest in the property being expressed by the City of Muskego. During that time, I made between 20 and 25 offers to purchase the dilapidated Parkland Mall. I wrote offers to the owner and through their representatives Henry Horney, Value-Village, Polacheck Real Estate Company, Mooney-LeSage, Harrigan Real Estate, Corrigan Real Estate, The Resolution Trust Corp, The Federal Deposit Insurance Corp, and finally purchased it from Trotter Kent Corp. Every time I came close to closing the deal, the person in the position of authority for the project changed. Then, I read in the paper, that the city was interested in purchasing the property because there were no other interested parties. The article said the City of Muskego believed that this property was so integral to the development of Muskego that it was being forced to step in and buy it to enable the parcel to be developed. I immediately met with the Mayor at the time and informed him that I was a ready, CDA Minutes, September 29, 2003, page 8 willing and able cash buyer for the property. I informed him that I knew of at least two other able buyers that were bidding on the property and that I was very close to closing the deal. I provided him with documentation from my bank evidencing I was in a position to pay cash with no financing requirements. In the interim, my offer had been accepted; I paid cash for the property and began immediate interior demolition. I told the Mayor that if the city were interested in locating the public library at the site I would be happy to accommodate it. My crews worked 24 hours per day, seven days a week. After three weeks we had demolished 100,000 interior square feet of the entire 150,000 square foot mall. We then got struck by lightening, so to speak. I had two Phase One Environmental Studies. One included a supplemental. Despite that fact, it turned out that from lack of proper maintenance, prior to our new ownership; the entire mall was contaminated with toxic mold and bacteria. We then began an extensive investigation of the situation. We hired experts and consulted environmental studies, medical doctor reports, involvement by the State of Wisconsin Department of Commerce and recommendations from numerous other sources including the City of Muskego. I decided that the safest and most prudent fashion to handle the situation was to demolish the building. It took about another two years to get all the tenants to move so that the mall could be demolished in its entirety. Acting in good faith, we negotiated with the City of Muskego a self imposed deadline to complete the demolition of the building by the end of that year. Despite one of the coldest and heaviest snow fall Decembers on record, we met the deadline and I kept my promise to the City. I see that one of my associates that was responsible for meeting that time line is here tonight. His name is George Resch. He is a good friend and has completed over 3,000 demolitions in his time. I tease him and tell that he has done so many demolition jobs because he is older than dirt. But the truth of the matter is the job was completed on time because he and others worked seven days a week over 15 hours a day in intolerable weather conditions to get the job done. I am very grateful to him and my other workers for their devotion and dedication to help me keep my promise to the city to have the job completed by the end of that year. We even worked on New Years Eve to get it done. Thank you so much George. You have not only been a dedicated, skilled and knowledgeable worker but also a good friend. Our estimates indicate that if the city had purchased the property under the same circumstance it would have cost the taxpayers of Muskego well in excess of one-half of the entire city budget for a full tax year to deal with the situation. CDA Minutes, September 29, 2003, page 9 When Parkland Mall was originally approved by the Common Council, it required the exterior structure be all brick like the larger regional Northridge and Southridge Malls. That wasn’t the way to go. Bright open glass areas with product presentation would have worked much better for this smaller retail mall. It is much more inviting for shoppers. Our plan has incorporated that required functional invitation to customers. The old mall had a number of movie theatres. But the Common Council refused to allow a movie marquis. In retrospect, how can any movie theatre prosper or even survive without a marquis? These are the types of errors we must avoid with the redevelopment. Our team has over 100 years of combined developmental expertise. I hope that the CDA appreciates that this valuable resource has been applied to this project plan and will whole heartedly approve the recommendations from this talented group. The old mall structure was built on the lowest spot on the entire parcel. You could see the roof from Janesville Road. It was made even colder looking and more uninviting by the 100% outside brick structure which did not allow windows. We have made it a point for our plan to comply with the City of Muskego Sustainable Economic Development Strategic Plan for 2003. The following are its guidelines: Economic Development Goals A. Diversify the tax base to relieve property tax burdens, and to provide more local shopping and employment opportunities. Our plan accomplishes this goal. B. Establish a memorable community image that builds on the City’s small town atmosphere and natural amenities. Our plan accomplishes this goal. C. Improve the overall “climate” for economic development through public outreach, business development programming, and through actions and behaviors of city representatives. Our plan and group is working closely with city representatives to make this happen. D. Protect and improve the quality of life by balancing sound fiscal and environmental management. Our plan accomplishes this goal The strategic Major Policy Recommendations are: 1. Pursue new commercial development catering to local customers. 2. Create a genuine downtown, and encourage distinctive neighborhood design. CDA Minutes, September 29, 2003, page 10 3. Encourage compact housing that pays more in property taxes than the revenues needed to support it with public services. 4. Demand distinctive development projects that improve community identity and marketability. Our plan certainly accomplishes all four of these goals in a cohesive, synergistic and dynamic manner of which we are very proud. Our proposal includes these and many of the other goals in the 68 page Sustainable Economic Development Strategic Plan including Wisconsin’s recommended “Smart Growth” planning. Our architect Mark Pfaller will elaborate further on how he incorporated “Smart Growth” specifically into our conceptual designs. The Community Development Authority included in its plan Wisconsin’s Smart Growth. I quote, “This includes the development of architectural and site design guidelines, which follow the principles of Traditional Neighborhood Development, or TND. These principles encourage mixed use, pedestrian-friendly designs which respect and accommodate the community’s dependency on the automobile, but which offer alternatives as well.” End quote. The CDA project plan makes the redevelopment of Parkland Mall the first phase. It states, “The redevelopment of the former Parkland Mall site should seek to enhance the image, profile, and the use of downtown Muskego. Given its size and central location, the site plays a crucial role in the future viability of the Janesville Road commercial district. Perhaps, equally important, the site provides an opportunity to begin to reshape downtown Muskego from a disparate collection of aging commercial structures to a functional and symbolic city center befitting a community of over 20,.000. New development at this location can help set higher standards of design with a renewed emphasis on community image and the cost effective provision of public services. Moreover, a quality project at this location will provide the downtown area, and indeed the entire community, with an identity that adequately reflects the local quality of life and the affluence of City households—In short, a visual and economic anchor that will attenuate the uncentered Janesville Road corridor. Widely accepted development and planning principles suggest that new development should help the downtown and City compete in an increasingly competitive and quality-conscious real estate environment, and provide alternative housing and shopping opportunities in close proximity.” End quote. Beacon Square is designed to accomplish every one of these CDA goals. CDA Minutes, September 29, 2003, page 11 Page 42 of the CDA District No. 2 Project Area Plan continues with a litany of other requirements which I have here and which Architect Pfaller will expand upon how our plan met or exceeded these requirements. INSERT PAGE 42 HERE MARK WILL ELABORATE ON ITEMS ON THIS PAGE AND HOW OUR PLAN COMPLIES SPECIFICALLY WITH ITS VISION AND IMPLEMENTATION AFTER I HAVE FINISHED MY OPENING STATEMENT. Our redevelopment plan provides an identity for Downtown Muskego. Muskego is approximately 26% covered by lakes and ponds. The nautical theme and condominium lake views provided by Beacon Square make it a natural design concept for our downtown. We consciously combined and incorporated the concepts of Smart Growth and TND Traditional Neighborhood Design with on-site consumer driven demand into our conceptual plan so that it can be the catalyst to transform Muskego into one of the best downtowns in Southeast Wisconsin. We made sure to minimize the usual black sea of surface asphalt parking. We replaced it with more blue pond and green space areas. We put in the parking underground to accentuate the village feel and curb appeal. At the same time this provides the functionality of additional protection from what at times can be harsh Wisconsin weather. It also makes the parking closer and more convenient to the stores, offices, condos and apartments. At the last CDA meeting we were requested to make specific adjustments to our plan using Scheme C as the template. We have addressed every item and they are as follows: We lined up the entrance to Beacon Square with the entrance to the Pick N Save development. We have lowered the front four stories of the residential building to three stories. We located the tallest structures furthest from the street and surrounding property buildings locating it in the very center of the complex. We added two additional pond areas. It should be noted that the one located at the center of the complex can double not only as a pedestrian friendly beautifying fountain area in the summer but also as an ice skating rink in the winter. CDA Minutes, September 29, 2003, page 12 We rearranged the buildings and parking so that additional surface parking is more readily available to the restaurant and the two mid-size retail units. We moved the mid-size commercial buildings closer to the street. We segregated the underground residential condominium parking from the commercial underground parking. At the same time we designed the ingress and egress as far apart as was structurally and functionally possible for more practical and simplified traffic patterns. Per your direction we have provided separate plans for the above and underground parking site plan schematics. We have worked with Planner Turk and our Attorney Dick Fredericks to make sure that the number of residential units will comply with the area density ordinance. We have removed the St. Francis Bank parcel from the plans. But as an update, it should be noted that we are talking with St. Francis and drafting an offer to purchase the parcel and working with Mayor Slocomb in that regard as well. The new plan provides cross access ingress and egress to the adjacent parcels both to the east and west. We have refined the preliminary exterior elevations of the residential condominium structure and worked with city staff to provide a 3-D graphic depiction of the entire area. We have refined exterior elevations of the mixed use retail/office/apartment buildings. We have presented an elevation rendering depicting the retail/condo building in perspective to the pond and seafood restaurant. Specifically regarding the Community Development Authority District Vision Plan: We have complied with its desired design character of taller building profiles with lake views. And finally, we have complied with the key planning elements already mentioned and found on page 42 of the CDA Redevelopment District #2 Plan. These key elements include Design Character. A traditional town center, buildings squarely facing the street, buildings closer to street, parking behind, pedestrian scale-walkable, accented storefronts, taller building profiles—downtown center point and landmark—lake views, variable roof lines with transitional massing blending with surrounding architecture with a sense of place/downtown identity. CDA Minutes, September 29, 2003, page 13 The next key planning element from the CDA calls for Use Mix. We have designed the desired upper end condos above retail/office, destination and convenience retail with no “big boxes”, smaller floor plate retail, shared parking, multiple purpose trips and convenience. The final key planning element as stated by the CDA has also been incorporated into the Vision Plan. It speaks to Density. Desiring Mid-Rise, somewhat higher than city norm, built in market for downtown businesses, greater TIF revenues, more efficient public services/utilities, activity center and a downtown anchor and landmark. Beacon Square as presented to you tonight complies in every manner, shape, form, use and design to what has been requested and desired for Muskego’s Downtown. In closing, I would like to make you aware that it has been expressed by the City of Muskego that it would like its downtown to reflect the type of downtown development in Lake Geneva and Oconomowoc by promoting similar development accentuating our city lakes as a focal point and mirroring their downtown developments. Two weeks ago the City of Oconomowoc which is a city one-half the size of Muskego approved a 19.6 million dollar TIF and grants for redevelopment of its downtown. Oconomowoc staff informed that the total tax increment for the entire project is 38.5 million not including the non-profit properties. Including those properties, the tax increment increase is about 55 million dollars. We are projecting an approximate tax incremental increase from the Beacon Square Development to be approximately 70 million dollars. I know that Muskego has the foresight, financial capability and intestinal fortitude to make our downtown one that will be built to be best that it can be. It needs to, for it will be here for many decades to come. Thank you for your time and consideration in this most important endeavor. I am now going to turn the presentation over to our architect Mark Pfaller. I believe he will specifically show how his design has gone further than the City’s vision plan demands. He will also demonstrate that our additions to the City’s standards surpass its expectations. Our combined implementation, financing resources and construction of the new Beacon Square Development will make this superb vision a reality whose light will show the way to a brighter and better Muskego of tomorrow.