Plan Commission Minutes 03-16-99PH-TID
PLAN COMMISSION PUBLIC HEARING
MINUTES OF PUBLIC HEARING HELD MARCH 16, 1999, 7:00 P.M.
Consider a proposed Project Plan for Tax Incremental District #8 for Parkland Mall
surrounding area.
Present were: Mayor De Angelis, Alderman Salentine, Commissioner’s Smith,
Schaumberg, Hulbert, Assistant Planner Wolff and Recording Secretary Asti.
Absent: Commissioner Gummer
Secretary reported that the Public Hearing was properly noticed in accordance with the
Open Meeting Law.
Mayor De Angelis declared the Hearing open at 7:08 P.M.
Financial Consultant, Mr. Dave Anderson from Ehlers & Associates addressed
Commission outlining the meaning of a TID; where the money comes from and how the
TID works. Mr. Anderson stated that this particular TID would be for Blight Elimination
which means that 50% must be blighted. The TID District can allociate monies for
seven years with repayment taking up to twenty-three years. The TID #8 is creating
projects to be undertaken that may include: Demolition of the Parkland Mall; Utility
Installation; Stormwater Retention System; Underground Electric Wiring; Streets;
Economic Development Incentives; Administrative Costs; Organizational Costs for the
City; and Finance Costs. This project plan will be acted upon at the Plan Commission
then go to Common Council and finally action taken at Joint Review Board.
The boundaries for this TID #8 will be the St. Francis Bank; Parkland Mall;
Blockbuster/Post Office/ Picnic Basket; City Park; Vacant Land; Laundry/Dry Cleaner
and Single Family Resident. Olson’s Lawn Repair property will not be included in this
project plan as this parcel is fully developed with no improvements to be done.
At this time the Mayor read a letter from Menards written to Mr. Dyer of Parkland
Venture LLC, stating that Menards had an interest in this property but rejected it initially
due to the size of the parcel. Mr. Dyer requested that this letter be read to clarify that
Parkland Venture LLC had been dealing with Menards in the past. The Mayor stated
that he tried to contact Mendards but had not received a response.
Mayor De Angelis asked if anyone else in the audience had any comments.
Mr. Henry Elling of MSA Professional Services, and representing property owners of
Parkland Mall addressed the Commission. Mr. Elling stated that the hazardous material
removal continues at Parkland Mall. Mr. Elling referred to his letter dated March 5,
1999 and proceeded to go through some of the major points of his letter and requested
Plan Commission to make amendments to the Project Plan.
The following amendments should be added to the Project Plan:
On page 1 --Regarding Demolition and Site Development. In order to remove the
blight and allow future development to occur, it is necessary to demolish the Parkland
Mall building and prepare the site for redevelopment. This additional language can
then also appear on page 13 as “Demolition and site preparation”.
03-16-99 PC Public Hearing for TID Page 2
On page 2-- Economic Development Incentives. The City may enter into agreements
with property owners or developers for the purpose of reimbursing planning,
engineering, architectural, legal, construction or general development costs to
encourage the desired kind of development and assure tax base is generated sufficient
to recover project costs.
On page 5 – since tax base changes cannot be retroactive, the projected revenue
element should be corrected to read “Tax Base will be generated as of January 1 each
year as follows: 2000 / 2001 / 2002.
On page 20 -- the Project Plan should anticipate project cost for relocation expenses.
Finally, Mr. Elling recommended that the City consider adding $100,000 to development
incentives in the first three years of the Project Plan and enter an additional two years
for repayment.
At this time it was announced that the Joint Review Board had their first meeting prior
to the beginning of the Public Hearing. The Board recommends City to consider a
shorter time frame of the Project Plan by 2-3 years and pare back street improvements
to allow for Janesville Road improvement.
Mary Ann Brunner, North Shore Drive, would like to see something done about
Parkland Mall. She would like to see a development plan be submitted. Every other
developer must submit a plan and this project should be treated the same. Mrs.
Brunner feels that the City is bending over backwards to help this development and she
would prefer to see all green grass at this location until a development plan is
submitted. She stated that she had written a letter to the Common Council regarding
the City helping with demolition costs – what kind of precedence is this setting – the
City has not done this for any other developer.
Ron Ford, Topaz Drive, feels that this is an appropriate place for a TID and supports
the storm water improvements in this area; particularly in the Schubring Drive area
which experiences excessive drainage into Little Muskego Lake. He would like to see
a quality development not “another box in the middle of a sea of asphalt”. Mr. Ford was
disappointed that the developer was thinking of building a Menards and requested that
the Plan Commission find out exactly what developer is proposing. Mr. Ford would like
to see something a bit above the ordinary such as retail shops and services.
Ken Fries, President of Little Muskego Lake Association, has concerns with the
sedimentation of the ponds in this area and strongly urges the Commission to take the
size of the ponds into consideration for sedimentation. Mr. Fries is looking for a sketch
or some type of plan from the developer.
Paul Roppuld, Chairman of the Little Muskego Lake District, reiterated the Lake
Districts drainage concerns and requested that the storm water ponds be carried
through with commitment.
03-16-99 PC Public Hearing for TID Page 3
Todd Ferris, representative for Art Dyer, stated that this TID is of benefit to property
owners and the City. Mr. Ferris expected to hear more talk regarding the demolition
costs. These demolition costs should be shared to allow this project to continue. Mr.
Ferris urges the Commission to go ahead with this TID district. This is a very modest
TID project and deserves support from the Plan Commission.
Dick Frederick, Attorney for Parkland Venture LLC, proposes that this resolution be
amended to be as broad as possible. You don’t have to spend the money but if it is not
in the TID it could be detrimental in the end.
Tom O’Laughlin, President of Freedom Square Condos, agrees with previous
gentlemen regarding the ponds in this area. Major repairs have been done and
something needs to be done with ponds – some action needs to be taken not just talk.
Alderman Patterson would like clarification for citizens on the PUD (Planned Unit
Development) concept.
Mayor De Angelis stated that the City has control over this property because of the
PUD and redeveloping this area would be considered a substantial change and would
require a Public Hearing. Any monies under the TID will be controlled by the City with
the City having no obligation to approve disbursement if City does not like what is being
submitted by the developer. Any plans submitted by the developer for this area will
need to be of a quality development. The whole idea for doing this TID is not to have
the developer present a plan but to layout frame work of what can be included in the
TID to encourage development.
Mayor De Angelis stated that this matter would be heard through a resolution under
New Business later this evening. There being no further questions or comments, the
Public Hearing was adjourned at 8:00 P.M.
Respectfully submitted,
Sandra S. Asti
Recording Secretary