MINUTES OF THE
TUESDAY, MARCH 13, 2007
Mayor Bolender called the meeting to order at 7:00 p.m. The following Commissioners were present at roll call: Commissioner Dickmann, Commissioner Johnston, Commissioner Sokol, Commissioner Siira, Commissioner Kopplin, Mayor Bolender, Commissioner Grabowski, Commissioner Correll and Commissioner Nowak. Also present were Jeff Fortin, Planner, City Administrator Patrick DeGrave, City Attorney Larry Haskin and Assistant Fire Chief Tom Rosandich.
Commissioner Grabowski moved to approve the minutes of February 27, 2007 Plan Commission meeting. Commissioner Dickmann seconds. Roll call, all voted aye with the exception of Commissioner Kopplin who abstained. The minutes were approved as submitted.
Report on Significant Common Council Actions
Mr. Fortin updated the Commissioners on the actions that were taken at the February 19, 2007 Common Council meetings. There were no comments or concerns from the Commissioners.
Plan Review – Corporate Square
7300 S. 13th Street
Tax Key No.: 764-9011
This item was not discussed. It was withdrawn prior to the meeting by the applicant.
Temporary Use Amendment – Inland Construction
8131 S. Howell Avenue
Tax Key No.: 813-9011
This Item was not discussed. It was withdrawn prior to the meeting by the applicant.
Project Plan – Tax Incremental Financing District No. 7
Mr. Fortin went over the history and the goals of the TIF project plan for TIF district no. 7. Liberty Property Trust proposed a developer funded TIF back in September of 2006; however there have been several changes to the size and scope of the district. The latest proposal is for a much larger mixed-use TIF consisting of approximately 938 acres that would be developed with industrial, office, commercial/retail, and potentially some new residential uses. The general boundaries of the TIF are Drexel Avenue on the north, the Racine/Milwaukee County Line on the south, S. 27th Street on the west, and I-94 of the east.
Included with the staff report was a draft of the TIF project plan, which provided details of the existing conditions, potential public improvements, potential private projects requests, and details on the proposed financing. There was no action on this item at this time, only the presentation and discussion.
City Attorney Larry Haskin explained to the Commission what the TIF district proposal was all about. There have been about ten meetings of the TIF working group. It is important to understand that the TIF district provides a frame work for future action. If the TIF district gets approved it does not commit any money whatsoever to being spent at this point. Any of the projects will have to come back before the Common Council for approval. The driving force behind this is the 27th Street plan. The 27th Street plan has been approved and as part of that plan it was anticipated that TIF financing would be involved. There would be room left for future TIFs both for the lake front and relative to the land on 27th Street north of Drexel.
Mayor Bolender commented the history of TIF districts in the City of Oak Creek have been very conservative and very well thought out. The last two were retired early and the City has a 100% success record with TIFs. There are always those who will find something wrong with the TIFs. Oak Creek is battling as other cities are for new businesses and for new people. This is just another step in the right direction.
Commissioner Dickmann questioned what made the base amount change so much in the first three years. It was explained it was the incremental value of the property in the district with the anticipated projects. Commissioner Dickmann felt the seventeen years was a long time for a TIF district from a taxpayer standpoint. Mr. Paul Thompson commented it was seventeen from a creation viewpoint and would be fifteen years of tax collections. They would like to shorten that up but they would like some flexibility with in the plan.
Commissioner Grabowski questioned how much of the 30 million in infrastructure costs was anticipated to be used for other commercial properties coming forward. Attorney Haskin clarified the 31 million dollars was for the public projects and the 10 million is the private projects. One of the benefits of having a larger TIF district and having the frame work in place is to attract those kinds of developments that the City wants to see.
Commissioner Sokol questioned how the wetlands would be handled with respect to the project plan. Attorney Haskin explained the district is created to carve out the wetlands.
Commissioner Sokol questioned if the road improvements would be an extension of the four lanes on Drexel all the way to 27th Street. Commissioner Johnson stated at this time National Survey was working on the plans for Drexel Avenue. The Council has approved the money for a four lane boulevard section with a median.
Commissioner Sokol questioned how the land to the north between Drexel and Rawson fit into this plan. Attorney Haskin stated it was not part of this TIF district but it was an opportunity for the future.
Commissioner Siira questioned why some larger areas of residential were not excluded from the boundaries of the TIF district. Attorney Haskin explained it was most likely for contiguity reasons.
Commissioner Kopplin questioned if all of the costs would be paid for if it was found that any of the land within the TIF was contaminated. Attorney Haskin explained nothing was set in stone at this time. If there was a project that had some potential environmental contamination that would have to be looked at on a case by case basis. Just because it is in the boundaries of the TIF district it does not have to have any money spent on that particular parcel.
Commissioner Grabowski questioned the proximity from 27th Street that the radius would go into and did it cover all of the Southbranch Industrial Park. Mr. Fortin stated it did include all of the Southbranch Industrial Park.
Commissioner Dickmann commented if Northwestern Mutual had the land north of Drexel he would like to see them develop the area on their own without a TIF district. He would like to see them develop privately on their own. Attorney Haskin commented the creation of this district does not commit the Commission to any future TIF districts.
Commissioner Grabowski shared that sentiment and hoped to be discussing the TIF district across from Northwestern Mutual. She commented this TIF would encompass a lot of existing businesses and was hopeful the dollars would be used for new development and would not be favorable to see a lot of existing businesses lining up wanting help from the City. Attorney Haskin commented they would take them one by one but there would be existing businesses asking for TIF dollars. Mayor Bolender stated it would be up to the Council to whoever would be included in the TIF money.
Commissioner Correll questioned if it was part of the ultimate plan to create a TIF district for the Northwestern Mutual. Attorney Haskin stated it would be up to the Plan Commission, Common Council and the Joint Review Board. Commissioner Correll questioned in what direction the City was planning on going with the NML land. Mayor Bolender stated they needed to take baby steps at this point. They could always come back and form another TIF.
Commissioner Kopplin commented just because there was other money left for TIFs it did not necessarily mean it was only for 27th Street. There was land on Howell Avenue that may also be considered for a TIF in the future.
Mr. Arden Degner, 8540 S. Pennsylvania Avenue, commented he was surprised by the proposed TIF. In the past it was felt the area from Drexel to Rawson was the important part that had to be addressed. There were a number of urban village developments presented addressing that particular area. The TIF is probably twice the amount it should be for our pocket books. Mayor Bolender commented they would not be doing anything that would benefit the City of Franklin. They have two TIF districts and those two equal about ¾ of our proposal. We are not doing a business park and this development will help Oak Creek. The Drexel Interchange has nothing to do with this particular TIF district at this point in time. If that ever gets on the map it will benefit Oak Creek more than Franklin and Franklin will pay their fair share. The TIF district is just what we need to get things underway on 27th Street.
Certified Survey Map – Oak Shore Apartments
9810 S. 27th Street
Tax Key No.: 873-9979-003
Mr. Fortin explained to the Commission the City of Oak Creek had reached an agreement with Occidental Development to have them split off a 30-foot wide strip of land from their existing parcel of land. This is being done in anticipation of the creation of the TIF #7 District.
Commissioner Dickmann moved that the Plan Commission recommends to the Common Council that the certified survey map for the property at 9180 S. 27th Street be approved subject to the following conditions:
Commissioner Grabowski seconds. Roll call, all voted aye. Motion carries.
Commissioner Correll moved to adjourn. Commissioner Grabowski seconds. Roll call, all voted aye. The meeting adjourned at 7:56 p.m.