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Commuinity Development Authority - MINUTES - 2/17/2009 CITY OF MUSKEGO Approved 5/19/09 COMMUNITY DEVELOPMENT AUTHORITY (CDA) MINUTES TUESDAY, FEBRUARY 17, 2009 Chairman Frank Waltz called the meeting of the Community Development Authority to order at 6:01 p.m. Those in attendance recited the Pledge of Allegiance. The meeting was posted in accordance with the Open Meeting Law. PRESENT: Commissioners Suzi Link, Gail Miles, Frank Waltz, Ald. Werner and Executive Director Muenkel. ABSENT: Commissioners Rob Glazier (excused), David Lidbury, Ald. Pavelko GUESTS: 23 READING OF PUBLIC NOTICE Statement of the public notice was read by Commissioner Miles. APPROVAL OF THE MINUTES OF DECEMBER 1, 2009 Commissioner Miles moved to consider the minutes of the December 1, 2008 meeting. Commissioner Link seconded. The following clarifications were submitted by Commissioner Miles for the paragraph beginning Approval of the Minutes of November 18, 2008 and ending at “ultimate decider”: (1) In regard to the governing document—Throughout CDA discussion on the Muskego Industrial Park plan, it appears there were two titles being used synonymously for the Muskego Industrial Park governing document. At times, they were being called by-laws when they are actually rules and regulations, based on the materials Commissioner Miles received. She was suggesting that the CDA use either rules or regulations or use the generic term “document” rather than call them by-laws, as by-laws are a different type of document typically used by a different type of governing structure. (2) In regard to dates of governing document adoption—The Muskego Industrial Park rules and regulations were adopted in 1970, not 1976, though Jeff Muenkel clarified there was an amended version created in 1976. (3) In regard to equal treatment for Tess Corners—Given the CDA is currently discussing Muskego Industrial Park and not Tess Corners, Commis- sioner Miles wanted to make it clear for the record that when Tess Corners comes up for review, she would like businesses located within Tess Corners to also be eligible to receive financial incentives in a manner similar to the Muskego Industrial Park. Additionally, when the governing documents of both industrial parks are reviewed and revised, whatever they may be called, it is her request each document is clear that the City has the ultimate decision- making authority over any related industrial park issues. Commissioner Link, on page 3, under Review Existing RLF Procedures, after the sentence ending with document, add This draft was intended to generate discussion. After the following sentence: Commissioner Link that SEWRPC would do whatever a community wanted them to do; Add Sentence: The CDA must decide to what extent SEWRPC is involved. Upon a voice vote, the motion carried unanimously. PUBLIC HEARING TO CONSIDER THE ADOPTION OF A PROJECT PLAN FOR REDEVELOPMENT DISTRICT #3 Presentation Executive Director Jeff Muenkel went over briefly what the document was about. Persons were encouraged to comment either verbally or by writing. He gave background information on the creation of the CDA and the purpose of the CDA. One purpose for this redevelopment plan is to revitalize the Muskego Industrial Park and to figure out what implementation measures need to be incorporated into the plan. This goal may be driven by the people of CDA Minutes Page 2 February 17, 2009 that area and not by a body of people or committee or elected officials. The redevelopment plan needs to identify what the deficiencies are in the area or promote the areas that are vacant. Of the three redevelopment plans, this one is in more detail than the other two. It puts in specific measures that elected officials, city staff, CDA have measurable goals to meet. Goals that will help revitalize this area by putting the specific measures into effect. He mentioned that some business owners were put off when they saw the term “blighted” on the public hearing notice. He explained that a redevelopment plan is done by State Statutes. When the city recognizes an area for a redevelopment plan, it is considering that area as being blighted. It means that the area is in need of some revitalization and a means of encouraging some type of redevelopment or beautification or updates to a structure that would help revitalize the whole geographic area. It does not mean that a structure will be torn down. There is no mention in the plan that any structure or property is being condemned. This plan simply identifies the park to update and to modernize it and the plan is a mechanism to put those things in place. In referring to the map, he noted that the residential properties along Janesville Road, just north of the industrial park, have redevelopment potential especially given that the Janesville Road is being updated. The whole industrial park is zoned for commercial use and there are no zoning changes being recommended. Parcels along Janesville Road that are zoned residential right now may opt to be zoned commercial in the future. The CDA was looking at where the opportunities for redevelopment were in the area and they looked at the Muskego Industrial Park. It was established in the 1970s and they felt there were many opportunities today that the city might be able to help out to engage interest in the park, to promote development and to help market it. Making the industrial park aesthetically pleasing so that businesses would be attracted to the area as well as retaining the businesses that are in the park. The CDA sought input from the area businesses in the way of breakfast meetings with owners and tenants and surveys. Some of the issues were transportation, intersections, security, electrical, beautification and signs. Copies of the survey were available at this meeting. Comments included in the survey were (1) update the existing design regulations, (2) mandate property clean up, (3) implement clean up grant programs, (4) implement storm water grant program, and (5) formulate a business improvement district. He explained that a business improvement district (BID) would be basically where the geographical area of parcels would go through an approval process. The property owners elect to set aside an amount of money to be used to offset improvement as directed by the BID Board members. From the survey, the CDA members took the information and put it into the plan and came up with implementation measures in a more refine manner such as (1) survey to be done biannually, (2) identify or inventory the redevelopment opportunities, (3) Janesville Road rezoning to commercial and present those opportunities, (4) rezone and regulations according to design guides and (5) general clean up. The CDA would like to work with the property owners/tenants on these issues. The suggested time line given to implement these ideas would be two years. Other measures would be (6) implement clean up, (7) update gate ways and overall beautification, (8) revenue bond program, (9) security, (10) interactive business park web site, (11) marketing and (12) retention of businesses. In the area of utilities and infrastructure, the plan covers (1) roads, (2) electric, (3) storm water grant loan program and (4) water/sewer, the latter is none. The CDA will make their recommendation to Common Council. The changes in the plan can still happen. He encouraged those in attendance to make comments concerning the plan. PUBLIC INPUT CDA Chairman Waltz opened the hearing up for public comments.  Laura Tesch biggest concern was her house which is on the corner of Janesville and Ancient Oaks. They are completely impacted by everything that has been done on CDA Minutes Page 3 February 17, 2009 the industrial park. They will be the only residential property on that road. Director Muenkel will look into it.  Robbie Swan…How many of the CDA members are business owners in the City of Muskego? None. Commissioner Link stated she was a small business owner but not in Muskego. He felt that they should have some governing member to be able to support them. Chairman Waltz explained the makeup of the CDA and that it was set up by State Statute. Director Muenkel clarified that the Board Mr. Swan was referring to was when Mr. Muenkel discussed the BID District. That Board would be made up of the business owners solely if a BID District was to be moved ahead with.  Phil Ziegler expressed his viewpoint that from a business perspective you would have to look at attractiveness of the business center to businesses as well as the employees of the business. They would probably look at establishing their business in a newer, aesthetically pleasing park. The employees would also be looking at what the business offers in creature comforts, lighting, security, etc.  Duane Delaney stated his brother and himself have been in the industrial park for 25 years. They put two additions on their buildings and have about six acres of land in the industrial park. He mentioned they had to have all kinds of plans and bonds down until the landscaping was done. They had to go through all the regulations required by the city. The economic climate has changed dramatically in the last year; 65 percent of white-collar workers are unemployed. Manufacturing and industry is going down the tube. The worst thing the city can do is to add more costs to business owners. Business owners will be looking for some place that is reasonable, that has low tax rate that they can put up a building that they don’t have to worry about retention ponds. On vacant land that they were considering putting a building on, the retention pond they would have been required to have would have taken up 60 percent so they did not build. These are the things that the city and CDA are defeating getting more businesses in the park or retaining the businesses.  Robbie Swan stated he has been in the business park ten years. He spoke about all the businesses in the park having something that they need to clean up. In economic times, it should be done but when.  Laurie Tesch spoke on her business in the industrial park. Larger businesses have more financial availability than the small businesses. She mentioned the cost of an architect to get the specifications to have stone match the required design, the pond that needed to be dug and hand build a block wall on their expansion. So many things, that cost so much money and now they don’t look so beautiful anymore because the funding isn’t available. There needs to be a global plan for all and the rules need to be the same for everyone and looked at it in a more sensible manner.  Jeff Delaney suggested that the CDA redo the survey to see what has changed on the survey as to who is going to expand and what their thoughts are. It is a wonderful plan but the timing may not be right.  Jack Grivas is a homeowner along Janesville Road with a couple of acres, asked if there was any time projection for that area of Janesville Road to be converted from residential to commercial zoning. Executive Director Muenkel stated nothing at this time. Zoning would be an individual thing.  Robert Slack, owner of the GE Delivery Company at Gemini/Mercury Drives, purchased 3 acres and abuts the residential area. The plans were approved by the city in 2007 and he withdrew the plans in the beginning of 2008 due to the economic times. What we are doing is going in the right direction and what we put in this industrial park will be beneficial in the long run. They have to understand the business owners with expenses and the city needs to help out to get things accomplished in this plan. If the city does a short-term loan, the businesses are going to have a hard time being compliant with the plan.  A gentleman asked where are they going to put new businesses in the industrial park as there is only about enough land for 3-4 businesses. Executive Director Muenkel stated that would be the vacant land; however, there is opportunity for expansion. One CDA Minutes Page 4 February 17, 2009 goal is to identify those and talk with the owners to see what their plans are for the future. Also, there is potential along Moorland Road and Crowbar Road as well as in the Southeastern Muskego area, near Loomis Drive. CDA MEMBERS INPUT Commissioner Link stated she understood the difference that going through government hoops can make on a business. The thing about creating a redevelopment district is to create the potential to help facilitate upgrades. The CDA will be assisting the people that need assistance. It should be an evolutionary rather than a revolutionary process. The CDA members are concerned about long-term development. She thought it was an excellent suggestion that another survey be done because everything has completely changed in the last 12 months. Also, they should look again at the property on Ancient Oaks. Commissioner Miles agreed that the survey should be done again because things have changed. They have also changed for the City of Muskego. The CDA is here to help the people and things that can be done that don’t cost a lot of money….streets, electrical, security and other things that can improve their quality of business life in their industrial park. Alderman Werner agreed with the other commissioners. He stated it was the business owner/tenant project and their industrial park. However, the CDA is the city and they were there to help them. He encouraged them to look through the proposal and give their comments on it. Chairman Waltz thanked the public for their thoughts and comments and encouraged them to continue to comment on the plan. The CDA will consider all comments. They will try to create a framework in which to work to attract and to retain businesses. MISCELLANEOUS BUSINESS AS AUTHORIZED BY LAW The next meeting date was not set. ADJOURNMENT: There being no further business, Commissioner Link moved for adjournment, Commissioner Miles seconded. Upon a voice vote, the motion carried unanimously. Meeting adjourned at 7:26 p.m. Stella Dunahee, CPS Recording Secretary