1
00:00:05,330 --> 00:00:13,970
Clerk and I will bring the Plan Commission meeting to order, Tuesday, August 18, 2020, six, can you do a roll call, please?

2
00:00:14,170 --> 00:00:15,210
Yes, that's me, Brassington.

3
00:00:15,890 --> 00:00:17,770
Luke Vessley, you're cannon, palm wiggle.

4
00:00:17,950 --> 00:00:18,210
Here.

5
00:00:18,510 --> 00:00:19,050
Kyle Shelton.

6
00:00:20,390 --> 00:00:20,910
Antanko.

7
00:00:21,390 --> 00:00:22,130
Chris Reynolds.

8
00:00:24,050 --> 00:00:24,850
There are four in attendance.

9
00:00:25,030 --> 00:00:26,550
We do have a quorum.

10
00:00:27,710 --> 00:00:32,290
Public appearances. This is an opportunity for attendees to provide public comment

11
00:00:32,290 --> 00:00:34,630
on matters that are not on the agenda.

12
00:00:35,230 --> 00:00:43,270
Attendees desiring to provide public comment on specific items on the agenda may do so at the time that the agenda item is brought up.

13
00:00:43,830 --> 00:00:51,630
Zoom attendees wishing to speak should type their name, address in the relevant agenda item in the Q&A feature within the online meeting platform.

14
00:00:52,290 --> 00:00:58,030
Zoom attendees may also register in support or opposition of an item through the Q&A feature.

15
00:00:58,030 --> 00:01:03,250
In-person attendees should fill out a public comment form and turn it into the meeting chairperson.

16
00:01:03,750 --> 00:01:08,610
When you are called upon to speak, state your name, your address, and provide your public comment.

17
00:01:09,070 --> 00:01:11,030
Please adhere to the three-minute time limit.

18
00:01:11,570 --> 00:01:17,910
Written comments will not be read into the record during the meeting, but maybe sent to community.development.

19
00:01:18,110 --> 00:01:23,050
At McFarlane.wi.us to be included with the agenda materials.

20
00:01:27,220 --> 00:01:32,300
We do have a couple of people registered to speak for item number four, and I'm just checking

21
00:01:32,300 --> 00:01:34,000
online to see if anyone is,

22
00:01:40,900 --> 00:01:43,460
we do not have anyone registered to speak at this time.

23
00:01:45,380 --> 00:01:50,840
Approval of the minutes, I will make a motion to approve the minutes of the July 21, 2026,

24
00:01:50,840 --> 00:01:52,240
Plan Commission Meeting.

25
00:01:53,180 --> 00:01:53,540
So, I can.

26
00:01:54,020 --> 00:01:56,900
The first for me in a second, from Luke, any questions or comments?

27
00:01:57,320 --> 00:01:57,880
You have a stand.

28
00:01:57,880 --> 00:01:58,880
I was in here, so.

29
00:01:59,040 --> 00:01:59,340
Perfect.

30
00:01:59,420 --> 00:01:59,860
Thank you.

31
00:01:59,860 --> 00:02:02,020
All those in favour say aye?

32
00:02:03,160 --> 00:02:03,700
Opposed?

33
00:02:03,760 --> 00:02:06,140
Motion carries 5, 0, 1.

34
00:02:08,940 --> 00:02:13,480
We do have one business item that we decided to move up.

35
00:02:13,480 --> 00:02:18,140
It is just a business item and then we can get into the public hearing part of it.

36
00:02:18,280 --> 00:02:20,800
So we're just going to take things out of order for just a minute.

37
00:02:21,680 --> 00:02:27,240
In the business section, discussion and action on the site design review permit for garage building

38
00:02:27,240 --> 00:02:35,080
edition requested by Windabies of Square Deal Properties LLC located at 4811 Vogue's Road.

39
00:02:36,540 --> 00:02:36,720
Yes.

40
00:02:37,420 --> 00:02:39,840
Let me, myself, ready to the point.

41
00:02:39,860 --> 00:02:40,920
He's getting that ready.

42
00:02:41,500 --> 00:02:44,700
We do have the owner and the engineer and their team in the back.

43
00:02:44,900 --> 00:02:45,620
They heard that.

44
00:02:46,200 --> 00:02:47,840
So if you,

45
00:02:48,180 --> 00:02:52,840
Wayne, if you want to maybe go to the podium, just in case there's questions from the Planning Commission,

46
00:02:52,880 --> 00:02:55,320
or Brian, or any one of you three, I guess can handle those.

47
00:02:55,320 --> 00:03:01,020
but staff will give an overview and then just one planning commission to know that they're here

48
00:03:01,020 --> 00:03:02,560
in case you have questions directly for them.

49
00:03:04,480 --> 00:03:04,660
All right.

50
00:03:04,820 --> 00:03:05,280
Thank you Andrew.

51
00:03:07,400 --> 00:03:11,440
When Davies is requesting a addition to garage building.

52
00:03:12,560 --> 00:03:20,020
At the property of 48, 11 Vodges Road, the addition will be 48 by 48, roughly 2300 square feet.

53
00:03:20,020 --> 00:03:26,060
and that would be an attached addition to the rear portion of the current building.

54
00:03:27,720 --> 00:03:32,900
From the conversation with the applicant, there are no changes to the current business hours

55
00:03:32,900 --> 00:03:38,860
and no expected increase in the 23 current employees at the proper year right now.

56
00:03:39,900 --> 00:03:46,020
In reviewing the property folder, we have found that there are a number of additions on the

57
00:03:46,020 --> 00:03:57,480
property and another number of improvements that occur on the property, these activities occurred prior to the applicant becoming owners of the property in 2015.

58
00:03:58,080 --> 00:04:05,280
That detail is kind of important for later when we discuss some of the impervious area on the property.

59
00:04:05,280 --> 00:04:14,440
So in the review of the Section 62310 E site design review standards,

60
00:04:16,720 --> 00:04:17,480
the standards for

61
00:04:17,480 --> 00:04:22,800
grading looked at the total pervious surface on the property, the current zoning for

62
00:04:22,800 --> 00:04:29,220
the property is CH for high-recommercial. And the maximum allowable, lot coverage is

63
00:04:29,220 --> 00:04:35,600
70% in the applicant's application and in the calculations that staff had followed,

64
00:04:36,020 --> 00:04:42,980
the Kimmel to about 76% existing. So that would be a little over the current coverage.

65
00:04:43,300 --> 00:04:45,960
Again, this is activity that happened prior to the applicant,

66
00:04:46,600 --> 00:04:51,360
owning the properties. So in reviewing the application further,

67
00:04:51,620 --> 00:04:56,500
the addition of the rear garage edition may have pushed over just a little bit.

68
00:04:56,500 --> 00:05:08,500
So a little bit of conversation back and forth to figure out an additional 2% of where those can be identified and removed so that they stay within the 70s, 6% and don't exceed that.

69
00:05:10,100 --> 00:05:13,440
And then let me go further to.

70
00:05:18,150 --> 00:05:18,150
So,

71
00:05:23,380 --> 00:05:26,300
so here we have the site plan for the property.

72
00:05:26,400 --> 00:05:28,480
This is the existing current property area.

73
00:05:28,800 --> 00:05:33,680
On the right here is Vogenous Road and this would be on the left here, the rear of the property.

74
00:05:33,680 --> 00:05:39,860
And then identified and read here, the applicant has indicated areas of the asphalt and existing

75
00:05:39,860 --> 00:05:46,900
in pervious surface, that would keep them under the 76% in pervious surface.

76
00:05:49,100 --> 00:05:54,920
And then a table is provided here in the top left corner of one of the pages to provide

77
00:05:54,920 --> 00:05:58,000
kind of a summary of the lock coverage as well too.

78
00:05:58,420 --> 00:06:02,800
And then here we have a better look at where the both building will be located.

79
00:06:02,800 --> 00:06:08,980
So, this is the existing building here, the proposed building will be here again in the rear,

80
00:06:09,300 --> 00:06:16,600
48 by 48 attached, garage, and two additional parking to the existing parking as well.

81
00:06:19,500 --> 00:06:22,380
In review of the application,

82
00:06:24,400 --> 00:06:27,860
there was additional landscape in that was included on the property

83
00:06:27,860 --> 00:06:33,260
that wasn't there previously satisfied with their unscathed plan that was provided,

84
00:06:37,280 --> 00:06:38,280
and then

85
00:06:38,280 --> 00:06:45,680
in terms of the parking availability on the property, there's two kind of mixed uses

86
00:06:45,680 --> 00:06:52,100
that was currently on the property, so the front of the building was where the offices were,

87
00:06:52,100 --> 00:06:59,880
whereas the rear portions of the building was where the kind of warehousing portion of the

88
00:06:59,880 --> 00:07:04,700
a combination of both those standards and I came up to you about

89
00:07:04,700 --> 00:07:09,980
19 parking stalls that was required and then there were existing, you know,

90
00:07:10,280 --> 00:07:13,640
existing parking spaces that would be able to satisfy that standard.

91
00:07:14,940 --> 00:07:21,760
There are no additional comments on the buildings, design, other than the

92
00:07:21,760 --> 00:07:25,640
it would be consistent with the current buildings, exterior colors and

93
00:07:25,640 --> 00:07:28,960
siding and power in there.

94
00:07:31,270 --> 00:07:35,490
And then within the building design here as well too,

95
00:07:35,930 --> 00:07:44,630
discussion for the subsection E6E states are for the portions particular right here.

96
00:07:46,590 --> 00:07:51,250
No, no, it's right here. The portion of any building facing or backing onto any public streets or

97
00:07:51,250 --> 00:07:57,050
running a residential zone in district shall be held to the same requirements as the front.

98
00:07:57,390 --> 00:08:05,630
So this required kind of a machinery entirely, non-metallic or wood material that would face

99
00:08:05,630 --> 00:08:06,330
that street.

100
00:08:06,750 --> 00:08:11,550
However, when it starts to appear, we thought that this standard should be waived as it would

101
00:08:11,550 --> 00:08:17,070
create kind of an inconsistency with the overall building and introduced kind of like, again,

102
00:08:17,070 --> 00:08:20,730
just wouldn't be correct with the front of the building and the rear of the building

103
00:08:20,730 --> 00:08:29,290
kind of have this lot of front was not what I wasn't about in the street. And then the fire chief,

104
00:08:29,390 --> 00:08:34,070
the letter is included within the packet and just noting that the fire lane is just in sprinkler

105
00:08:34,070 --> 00:08:38,750
or satisfied to their standards. No additional comments, concerns from the village engineer,

106
00:08:39,670 --> 00:08:45,970
public work, structural police chief. And then yeah.

107
00:08:49,040 --> 00:08:51,360
So just at a high level, to recap there.

108
00:08:51,360 --> 00:09:11,120
So the initial submittal, the current site has 76% impervious kind of predates probably with the age of the site and its development are requirements for maximum pervious surface when they submitted it, the addition of the garage would push them to 78.

109
00:09:11,120 --> 00:09:16,120
Some of where the garage is going to be located already is in pervious area, it's part of

110
00:09:16,120 --> 00:09:23,720
asphalt parking now. So in order to stay compliant with sort of what they have now, we

111
00:09:23,720 --> 00:09:30,600
asked them to go back and find 2% to cut somewhere to not exceed 76 and so they did that. That's

112
00:09:30,600 --> 00:09:38,240
what Kong showed by removing some of that asphalt there and then again we're suggesting waving

113
00:09:38,240 --> 00:09:46,660
the requirement to have it, the exterior building materials be non-metallic or masonry simply

114
00:09:46,660 --> 00:09:52,560
because this is an addition at the rear of the building which is not visible from public

115
00:09:52,560 --> 00:09:57,080
street, which is generally the intent when we have that type of building design requirement

116
00:09:57,080 --> 00:10:01,720
as we're looking for higher quality materials for buildings that are particularly visible to

117
00:10:01,720 --> 00:10:09,180
public from the street. So that staff comments and again if you have any questions for us

118
00:10:09,180 --> 00:10:11,140
or the applicant, we're happy to take them.

119
00:10:18,330 --> 00:10:19,290
Anybody have any questions?

120
00:10:21,500 --> 00:10:21,900
Is there anything

121
00:10:21,900 --> 00:10:25,380
you guys would like to add? Sure.

122
00:10:32,080 --> 00:10:35,260
Again, Wendy's with WDaves and Center Modeling. I

123
00:10:35,260 --> 00:10:44,900
want to say thank you again for the Q&A, Q&A meeting forth. It was really easy. We are on the

124
00:10:44,900 --> 00:10:47,140
a commercial sector, a bit different for us,

125
00:10:47,520 --> 00:10:49,800
and I found that I'm just using that process

126
00:10:49,800 --> 00:10:51,580
very easy to work with the staff.

127
00:10:52,100 --> 00:10:53,600
So thank you for doing that,

128
00:10:53,720 --> 00:10:56,420
and working with us to come up with the solutions

129
00:10:56,940 --> 00:10:58,140
right with Ed and Purview series.

130
00:10:58,380 --> 00:10:59,460
We appreciate that.

131
00:11:00,500 --> 00:11:04,360
That's Royale, I had to comment and say thank you.

132
00:11:04,620 --> 00:11:05,700
Thank you, thank you.

133
00:11:06,920 --> 00:11:08,780
And then any questions, do you think?

134
00:11:09,860 --> 00:11:12,060
I will make a motion to approve

135
00:11:12,060 --> 00:11:13,780
a site design review permit

136
00:11:13,780 --> 00:11:17,920
for a garage building edition requested by Win Davies

137
00:11:17,920 --> 00:11:22,760
of Square Deal Properties LLC, located at 4811 Vogue's Road

138
00:11:22,760 --> 00:11:24,740
with the following condition of approval.

139
00:11:25,060 --> 00:11:27,500
The applicant to not exceed the current lock coverage

140
00:11:27,500 --> 00:11:31,540
of 76% through the improvements made with the request.

141
00:11:32,460 --> 00:11:32,960
We'll start.

142
00:11:33,560 --> 00:11:35,220
First, for me in a second, from Luke.

143
00:11:35,900 --> 00:11:37,480
Again, any further questions, anything?

144
00:11:38,300 --> 00:11:39,640
All those in favor, say aye.

145
00:11:39,640 --> 00:11:40,560
Hi.

146
00:11:41,220 --> 00:11:41,700
Opposed?

147
00:11:42,200 --> 00:11:42,560
Motion carries?

148
00:11:43,160 --> 00:11:43,500
Five, zero.

149
00:11:44,660 --> 00:11:45,200
Thank you.

150
00:11:47,780 --> 00:11:48,120
All right.

151
00:11:48,460 --> 00:11:50,960
We'll go back up to number four that's our public hearing.

152
00:11:51,080 --> 00:11:53,140
Andrew, do you want to speak during the public hearing?

153
00:11:53,220 --> 00:11:55,420
You do want to say something before the public hearing.

154
00:11:56,420 --> 00:11:59,280
Um, I can kick it off before you open it to the public.

155
00:11:59,280 --> 00:11:59,480
Perfect.

156
00:11:59,620 --> 00:12:00,160
To the public.

157
00:12:00,420 --> 00:12:02,300
Let's just not forget to do that part.

158
00:12:02,460 --> 00:12:03,700
And we'll forget to promise.

159
00:12:04,580 --> 00:12:05,660
We're all remembered to do that.

160
00:12:05,960 --> 00:12:06,440
Okay.

161
00:12:06,900 --> 00:12:07,360
All right.

162
00:12:07,600 --> 00:12:10,120
Let me just get myself situated here.

163
00:12:25,540 --> 00:12:33,640
Okay, so last Monday night we had a public information meeting and the proposed

164
00:12:33,640 --> 00:12:39,820
did. I gave a pretty lengthy but hopefully thorough presentation that is posted

165
00:12:39,820 --> 00:12:46,340
to the project website and available if anybody missed that. It's still there to

166
00:12:46,340 --> 00:12:52,240
review that. Afterwards we took some some questions at the end of that. I'll give

167
00:12:52,240 --> 00:12:54,720
high-level recap of the questions that we received.

168
00:12:55,640 --> 00:12:58,780
So it's then we've received a few additional questions and feedback.

169
00:12:59,620 --> 00:13:02,220
So there might be common questions that others might have had.

170
00:13:02,400 --> 00:13:05,180
So I'll address that.

171
00:13:05,180 --> 00:13:08,720
Prepare to address any planning commission questions before we open the public hearing.

172
00:13:09,740 --> 00:13:14,740
And also I just wanted to, you've met Katrina Becker before from Becker Professional Services.

173
00:13:15,020 --> 00:13:16,600
She's with us again tonight.

174
00:13:16,920 --> 00:13:21,340
She's the consultant, helping the village to draft the project plan to create

175
00:13:25,540 --> 00:13:34,020
So I think we're all fairly familiar, but just again at a high level, this is proposed to be to number seven.

176
00:13:34,960 --> 00:13:36,800
It is a mixed use to it.

177
00:13:36,860 --> 00:13:48,540
It would have a maximum life of 20 years on extended and I'll circle back to what extensions are available shortly,

178
00:13:48,540 --> 00:13:54,300
waiting for my computer to unfreeze so I can share my screen.

179
00:14:18,120 --> 00:14:18,260
Okay.

180
00:14:20,440 --> 00:14:21,780
So again, we have three

181
00:14:21,780 --> 00:14:27,660
primary parcels within this TID located at the Northeast Northwest intersection of

182
00:14:27,660 --> 00:14:33,480
Highway AB and LVM Road. And I think it's where all of where one of the main purposes

183
00:14:33,480 --> 00:14:40,580
of the creation of this TIFT is to aid in the relocation and expansion of Clifford Lumber.

184
00:14:43,120 --> 00:14:56,820
At the meeting I went through several of the project objectives and again I have all the slides from that presentation here tonight if anybody had a particular question about one of them again, but

185
00:15:00,000 --> 00:15:23,120
I think it is worth just going over a few of those one more time. So again, our main project objectives with creation is tid, we're looking to aid in the acquisition of land in the development of road utility and railroad infrastructure necessary to develop a small business part for LVM acres on the LVM acres property and adjacent residential development.

186
00:15:23,120 --> 00:15:27,720
We're looking to aid in the relocation of the existing lumber yard business from the downtown to

187
00:15:27,720 --> 00:15:34,480
the last one of the proposed business park to enable improved operations, growth of a local business.

188
00:15:35,400 --> 00:15:40,640
And we're looking to acquire the existing downtown lumber yard for the purposes of redeveloping the property

189
00:15:40,640 --> 00:15:44,960
uses more lined with our comprehensive plan, including commercial mixtices,

190
00:15:44,960 --> 00:15:48,220
Creasing property values, improving public safety.

191
00:15:49,080 --> 00:15:53,920
So at high level, those are some of our main project objectives.

192
00:15:58,520 --> 00:16:01,260
And just from a conceptual standpoint, again,

193
00:16:01,260 --> 00:16:07,840
looking at what those proposed land uses are, again, we've got

194
00:16:08,260 --> 00:16:13,620
Ms. Parcel, a proposed cul-de-sac to serve the new business park with

195
00:16:13,620 --> 00:16:22,320
Here on the north end, there would be a new rail sighting within the right of way of the rail road that's currently exists.

196
00:16:23,660 --> 00:16:29,740
So that trains going to Clifford would come off the main line for safety reasons, they'd come off the main line.

197
00:16:30,280 --> 00:16:34,780
And then there'd be a rail spur into the property for the loading and unloading of material.

198
00:16:35,460 --> 00:16:39,720
There would be an additional two to three other business sites,

199
00:16:39,740 --> 00:16:43,560
users to be determined within the business park,

200
00:16:43,580 --> 00:16:46,900
generally ranging about an average

201
00:16:46,900 --> 00:16:49,680
about 1.75 acres per site.

202
00:16:51,180 --> 00:16:56,100
And then the other two parcels includes this parcel over here,

203
00:16:56,220 --> 00:16:59,300
which is proposed for, at this point,

204
00:16:59,440 --> 00:17:01,010
approximately seven to eight townhouses,

205
00:17:01,560 --> 00:17:04,760
yet there's no approved development yet on that.

206
00:17:04,760 --> 00:17:05,480
site.

207
00:17:07,760 --> 00:17:14,980
It does not impact the existing recreational trail, shown in green, that would remain.

208
00:17:16,320 --> 00:17:21,460
And then you see the wetland preservation areas in both remain. One of the questions I've

209
00:17:21,460 --> 00:17:26,700
received in the past is, well, why are the wetland areas included? You know, one of the answer

210
00:17:26,700 --> 00:17:32,720
to that is, under state law, you have to only include whole parcels in your tent. So obviously,

211
00:17:32,720 --> 00:17:38,940
The wetlands still need to be preserved through the development process that would happen.

212
00:17:39,520 --> 00:17:41,120
Some of the images that we've shared.

213
00:17:41,500 --> 00:17:44,700
There's been wetland delineations done of both those wetland areas.

214
00:17:45,240 --> 00:17:50,160
And then there's required setback distances and regulations related to those wetlands.

215
00:17:50,920 --> 00:17:53,400
No different than if it was in an area outside the tick.

216
00:17:53,580 --> 00:17:55,700
Same regulations, same types of processes.

217
00:17:56,800 --> 00:18:02,580
And then we have the third property which is a lot of 18 of the early corner subdivision,

218
00:18:02,740 --> 00:18:04,140
which is an approved subdivision.

219
00:18:04,900 --> 00:18:12,260
And currently has two of the three approved apartments on a lot of 18 under construction.

220
00:18:13,920 --> 00:18:17,780
And then we talked about proposed improvements.

221
00:18:19,500 --> 00:18:22,760
Other improvements include the intersection at AB with turn lanes,

222
00:18:23,420 --> 00:18:30,340
removing the jog in the intersection with the eastern west side of LVM road in this area.

223
00:18:30,880 --> 00:18:34,940
So just at a high level kind of looking at again what the proposed uses are and improvements.

224
00:18:36,020 --> 00:18:40,680
Water and public water and sewer extensions to serve the business park.

225
00:18:40,840 --> 00:18:45,620
These are some of the main projects within this proposed tid.

226
00:18:49,790 --> 00:18:53,970
Some of the questions that we received that night again I'm going to recap these at a very high level.

227
00:18:53,970 --> 00:19:04,630
But initially just a question about some of the costs in the project plan related to site design costs to that include private property because it's a lower value.

228
00:19:05,050 --> 00:19:10,830
Generally, those are in there for smaller village related site design improvements.

229
00:19:10,950 --> 00:19:17,010
I mentioned at the meeting business purpose typically might have like an entry feature sign or something of that nature.

230
00:19:18,430 --> 00:19:21,870
Question about impacts to school enrollment.

231
00:19:23,130 --> 00:19:27,310
provided commentary that this school enrollment has been declining.

232
00:19:27,310 --> 00:19:31,790
There was a concern about, I think, the potential residential development and the ability

233
00:19:31,790 --> 00:19:35,430
of the school district to serve those future residential developments.

234
00:19:36,470 --> 00:19:41,590
The question about why not including lots one through 17 of the early corners?

235
00:19:42,970 --> 00:19:48,150
And again, kind of work through and discuss that as we go through the project plan, the

236
00:19:48,150 --> 00:19:55,030
do include what parcels are logical, they meet state statute, to include, but you're not trying

237
00:19:55,030 --> 00:20:00,990
to just tiff everything. You're trying to include what you think is necessary to make the

238
00:20:00,990 --> 00:20:08,270
tid reality into cash flow over 20 years. How Clifford will use the location to support other

239
00:20:08,270 --> 00:20:15,490
Clifford locations, so this is their only location where they can get certain rail products

240
00:20:15,490 --> 00:20:22,210
in the Dane County area, and so they do get real product that comes here for the McFarlane

241
00:20:22,210 --> 00:20:26,290
facility, but then also supports their other facilities like in some period.

242
00:20:29,870 --> 00:20:37,250
Questions about traffic impacts, and a traffic study we do have identified to have leegives

243
00:20:37,250 --> 00:20:42,010
perform an update of the Lakestone traffic impacts study that they did for their development,

244
00:20:42,010 --> 00:20:47,550
If the tid advances, and so that is in the queue,

245
00:20:49,970 --> 00:20:51,950
generally addressing bike and pedestrian safety.

246
00:20:53,030 --> 00:21:06,290
Again, there's a planned continuation of the bike off-road bike path along LVM Road by these apartment buildings and then continuing north.

247
00:21:06,290 --> 00:21:09,570
So that is planned in that area.

248
00:21:10,030 --> 00:21:14,250
We've also planned looking at reductions in speed limit and LVM road.

249
00:21:14,730 --> 00:21:18,430
Improvements to the crossing at the dog park.

250
00:21:18,650 --> 00:21:25,210
Those are all improvements in addition to the turn lanes on AB and fixing the jog that I mentioned.

251
00:21:28,250 --> 00:21:33,610
Whether there be community input on the potential planning and reuse of the existing bliffer downtown location.

252
00:21:33,610 --> 00:21:41,130
and yes we would look to do a digital community engagement if we do proceed with creation of

253
00:21:41,130 --> 00:21:46,450
Ted 7 and we enter into an offer to purchase with Clifford for the existing site there'll be

254
00:21:46,450 --> 00:21:51,810
an opportunity the village board has that identified in their capital improvement plan for next year.

255
00:21:55,210 --> 00:21:59,430
Could the Ted assist with building a community or senior center and the answer to that was no?

256
00:21:59,430 --> 00:22:04,550
We can't use Tid funding to build a community or senior center.

257
00:22:05,590 --> 00:22:11,650
Whether there will be opportunities for future input on specific development proposals.

258
00:22:12,030 --> 00:22:14,130
And the answer to that is yes, of course.

259
00:22:15,290 --> 00:22:19,290
At this time, the only approved development is that Lakestone,

260
00:22:19,290 --> 00:22:26,490
early corners, but whether it's Blitford Lumber, the other business sites, or the townhouse site,

261
00:22:26,610 --> 00:22:32,250
all of those are still going to need to go through zoning and site design review approvals,

262
00:22:32,930 --> 00:22:36,130
and at that time they'll be an opportunity to look at those in more detail.

263
00:22:37,890 --> 00:22:41,650
Questions about affordable housing, whether it was required to have affordable housing in the

264
00:22:41,650 --> 00:22:47,530
tid, or whether any proposed housing in the tid would be affordable housing or low-income housing,

265
00:22:48,490 --> 00:23:01,730
Again, it's not required for the tid to have affordable housing units in it and neither of the developers at this time were proposing affordable housing or low income housing units.

266
00:23:03,170 --> 00:23:17,530
Just general mechanics of how Tids work, we went over that tax increment taxes that are paid on the base value of the Tid over the life of the Tid in a number of years of the Tid, which again was 20.

267
00:23:18,890 --> 00:23:28,030
I had a few other questions that came up as well related to risk mitigation is kind of the bucket.

268
00:23:28,670 --> 00:23:36,670
I put it in because I had a few of these and I prepared a few additional notes on that.

269
00:23:39,690 --> 00:23:44,410
So, you're up on the screen sort of what are some of the potential risks associated with creating the tit.

270
00:23:44,410 --> 00:23:48,610
If we put them into buckets, it's really over investment and under investment.

271
00:23:49,650 --> 00:23:55,090
So in the first case, you know, a municipality, what if you viral funding to pay for infrastructure

272
00:23:55,090 --> 00:24:00,770
improvements or land acquisition, whatever you're looking to do to support new development,

273
00:24:01,030 --> 00:24:07,850
but no private development occurs or it occurs at a slower pace or at a lower tax increment

274
00:24:07,850 --> 00:24:08,950
value than anticipated.

275
00:24:10,550 --> 00:24:16,790
So, certainly, you know, when you're looking at creating a TID, you definitely need to be mindful

276
00:24:16,790 --> 00:24:17,410
of that.

277
00:24:17,870 --> 00:24:23,490
The other one would be the opposite, of course, what if there's under investment, you're too

278
00:24:23,490 --> 00:24:23,870
conservative.

279
00:24:24,630 --> 00:24:28,250
So, the municipality does not provide sufficient funding to attract development.

280
00:24:29,310 --> 00:24:35,010
Miss Fowlty may be too cautious with the use of the TID, and so then development doesn't

281
00:24:35,010 --> 00:24:36,910
occur or occurs at a lesser extent.

282
00:24:36,910 --> 00:24:39,050
So you're trying to balance these two things.

283
00:24:40,990 --> 00:24:47,930
You can't obviously remove 100% of risk when you create a tip.

284
00:24:48,610 --> 00:24:51,030
What you can do is take steps to mitigate that risk.

285
00:24:52,430 --> 00:24:55,830
And so there are some things both at a state level

286
00:24:55,830 --> 00:24:58,490
and then things at a local level that we do.

287
00:25:00,310 --> 00:25:04,830
So one of them is using conservative revenue projections

288
00:25:04,830 --> 00:25:06,690
within the tip project plan.

289
00:25:08,370 --> 00:25:11,390
That includes your projections of the value

290
00:25:11,390 --> 00:25:13,530
of future new development.

291
00:25:14,970 --> 00:25:17,490
So you don't want to over-value things

292
00:25:17,490 --> 00:25:19,270
and think that all these things

293
00:25:19,270 --> 00:25:23,730
are going to be valued way higher than what they actually are.

294
00:25:25,550 --> 00:25:26,630
Changes in tax rate.

295
00:25:26,770 --> 00:25:29,490
In this case, we're actually projecting

296
00:25:29,490 --> 00:25:30,970
that every year of the tid,

297
00:25:30,970 --> 00:25:35,270
that the mill rate in the village is going to decline.

298
00:25:35,770 --> 00:25:38,570
Just village-wide, it's not specific just to the tid,

299
00:25:38,870 --> 00:25:41,190
because the same tax rate applies to the tid

300
00:25:41,190 --> 00:25:42,310
and areas outside the tid.

301
00:25:42,990 --> 00:25:44,690
But just to be conservative, we're projecting

302
00:25:45,810 --> 00:25:48,010
that the property tax goes down every year

303
00:25:48,010 --> 00:25:49,090
for the next 20 years.

304
00:25:50,590 --> 00:25:51,670
And then property inflation.

305
00:25:51,850 --> 00:25:57,030
We're using a very low amount of annual property inflation.

306
00:25:57,890 --> 00:26:04,730
That is much lower than traditional history tells us property values have been increasing in McFarland.

307
00:26:06,690 --> 00:26:13,890
So if you were to assume no change in the tax rate, your revenue projections will look better.

308
00:26:14,590 --> 00:26:19,010
If you increase your property inflation percentage every year, your revenue projections will look better.

309
00:26:19,330 --> 00:26:20,670
We're not taking that approach.

310
00:26:22,310 --> 00:26:25,910
The second one is phasing new infrastructure improvements with the pace of new development.

311
00:26:25,910 --> 00:26:34,730
this one's pretty critical and so in this example securing development agreements before you're

312
00:26:34,730 --> 00:26:43,290
putting in the costs or substantial costs into making improvements, right? So there may be

313
00:26:43,290 --> 00:26:50,910
some communities in the past, in the state, other locations where maybe they didn't have a project

314
00:26:50,910 --> 00:26:56,350
in hand, like the Blueprint Lumber, or like this fairly corners apartment buildings that are

315
00:26:56,350 --> 00:27:01,450
already under construction, right? And they may be token approach of, hey, let's build a business

316
00:27:01,450 --> 00:27:07,590
park even though we don't have an intended user for any of the lots yet. Let's acquire some land.

317
00:27:07,670 --> 00:27:13,670
Let's build out all this infrastructure and they started absorbing those costs without anybody yet

318
00:27:13,670 --> 00:27:18,090
coming in to start to build anything to generate that revenue to pay for those costs.

319
00:27:18,090 --> 00:27:21,270
That's not the approach we're using here.

320
00:27:22,050 --> 00:27:24,410
We're looking to create a grid, which doesn't

321
00:27:24,410 --> 00:27:27,810
navigate any of the costs that are in here,

322
00:27:28,650 --> 00:27:31,650
then advancing with development agreements,

323
00:27:32,510 --> 00:27:36,090
knowing that there's applications for Bliffer

324
00:27:36,090 --> 00:27:37,670
to construct on their lot.

325
00:27:38,130 --> 00:27:40,790
But then also knowing that from day one,

326
00:27:40,950 --> 00:27:43,150
we also have Spirly Corners,

327
00:27:43,190 --> 00:27:45,210
which is developing with their apartment buildings,

328
00:27:45,410 --> 00:27:46,290
already under construction.

329
00:27:46,290 --> 00:27:52,390
And then because this is a mixed use tid, we also have the benefit of the townhouse development

330
00:27:52,390 --> 00:27:56,610
too, and we certainly see a high demand for residential development in the village.

331
00:27:57,170 --> 00:27:59,870
So that helps us lower our risks.

332
00:28:01,170 --> 00:28:07,450
Where feasible, if you can use developer pay as you go financing improvements, this is where

333
00:28:08,050 --> 00:28:14,630
maybe the developer takes on a larger share of upfront costs, and then instead of the municipality

334
00:28:14,630 --> 00:28:18,630
and then there's payments made back with the tax increment that's generated from their

335
00:28:18,630 --> 00:28:25,890
development to the developer that lowers generally financing costs for the municipality, so that's

336
00:28:25,890 --> 00:28:28,510
how it mitigates risks for the municipality.

337
00:28:30,530 --> 00:28:32,350
In general taking a approach where you're planning

338
00:28:32,350 --> 00:28:39,210
and designing your improvements to what you're projecting your future land uses needs are, so you're

339
00:28:39,210 --> 00:28:42,450
under-designing or over-designing infrastructure,

340
00:28:43,310 --> 00:28:44,890
pipes and things of that nature, right?

341
00:28:44,890 --> 00:28:46,450
So we're going through a thorough review.

342
00:28:47,130 --> 00:28:49,610
We're not at 100% construction design drawings,

343
00:28:49,790 --> 00:28:51,770
but we're engaging with our design professionals.

344
00:28:52,650 --> 00:28:55,710
We're engaging with professionals related

345
00:28:55,710 --> 00:28:57,270
to the rail improvements, right?

346
00:28:57,690 --> 00:28:59,090
To understand these things.

347
00:28:59,250 --> 00:29:01,050
It's best we can on the front end.

348
00:29:02,510 --> 00:29:04,410
And then understand what your local market is,

349
00:29:04,450 --> 00:29:04,630
right?

350
00:29:04,670 --> 00:29:07,270
Is there an under-supply or an over-supply

351
00:29:07,270 --> 00:29:09,930
whatever you're proposing to do with your TID.

352
00:29:10,910 --> 00:29:15,230
In this case, I would say we have an under supply

353
00:29:15,230 --> 00:29:18,750
in both housing and vacant commercial lots in the community.

354
00:29:19,630 --> 00:29:22,850
So we do have two to three additional business

355
00:29:22,850 --> 00:29:24,690
lots within the TID.

356
00:29:25,830 --> 00:29:28,370
We are at this time, we don't have an identified

357
00:29:28,370 --> 00:29:30,570
user for those lots.

358
00:29:31,590 --> 00:29:35,090
And so what we feel pretty confident that we

359
00:29:35,090 --> 00:29:37,750
will find users at the PIM.

360
00:29:37,890 --> 00:29:42,450
We had one existing business in town that owns a daycare that's

361
00:29:42,450 --> 00:29:45,510
already approached the village about some interest in potentially

362
00:29:45,510 --> 00:29:48,410
locating a facility there.

363
00:29:49,330 --> 00:29:52,590
And so certainly, we would look to potentially, first,

364
00:29:52,610 --> 00:29:55,030
maybe, market these sites, these other three sites,

365
00:29:55,030 --> 00:29:57,410
two to three sites, two existing villages, or a business

366
00:29:57,410 --> 00:29:58,310
is in the village.

367
00:29:58,790 --> 00:29:59,970
I mentioned at the PIM.

368
00:30:00,590 --> 00:30:07,490
Generally, from an economic development standpoint, you want to start by encouraging the growth of the businesses you already have.

369
00:30:07,890 --> 00:30:13,570
There are the inner community, there's employees are in your community. That's usually your best economic development.

370
00:30:14,050 --> 00:30:17,910
But it also is an opportunity to attract new businesses to the village.

371
00:30:19,630 --> 00:30:25,210
And then, certainly in the housing, we certainly seen a tight housing market here in the village as well.

372
00:30:25,870 --> 00:30:31,970
And then we've had conversations to you look at just beyond the village, just the market in general in Tane County.

373
00:30:32,450 --> 00:30:35,770
Again, it's pretty much been an under supply for a while now for housing.

374
00:30:36,790 --> 00:30:39,970
And for these types of commercial developments, right?

375
00:30:40,450 --> 00:30:48,430
If we were talking about building maybe class A office, building or in the Tid that would be a totally different market.

376
00:30:48,990 --> 00:30:53,330
But the market right now for either owned or rented least.

377
00:30:54,470 --> 00:30:58,930
Business Park, light industrial type spaces, similar to Blitford.

378
00:30:59,730 --> 00:31:04,310
Those types of uses, there's really an under-supply part of the process, which

379
00:31:04,310 --> 00:31:08,850
you know, I went through is just meeting with a local commercial broker, talking

380
00:31:08,850 --> 00:31:14,070
about what the market looks like in this area, and, you know, getting that feedback.

381
00:31:17,300 --> 00:31:21,240
Another question, what happens if the tip does not pay all the cost before it closes?

382
00:31:22,580 --> 00:31:26,940
In that case, the municipality would have to make the tid-hole.

383
00:31:27,900 --> 00:31:30,680
So the municipality would pay the remaining balance.

384
00:31:30,840 --> 00:31:34,560
And typically that wouldn't be done from reserve funds that are on hand.

385
00:31:35,760 --> 00:31:42,240
What you can also do is, if you have another tid that's performing well, that's still open.

386
00:31:43,480 --> 00:31:50,980
That tid could advance the funds to the general front, the general front could advance to that tid that's closing.

387
00:31:50,980 --> 00:31:57,860
and then that allows the municipality or the general fund to pay back over a longer period

388
00:31:57,860 --> 00:32:00,640
of time that advance from that tier.

389
00:32:01,700 --> 00:32:08,380
This is in a situation that we're anticipating in any manner, but this is how that

390
00:32:08,380 --> 00:32:10,600
mechanics of that would work.

391
00:32:12,900 --> 00:32:15,840
How do you minimize that risk, right?

392
00:32:17,220 --> 00:32:20,240
So from a state perspective, there's a number of things.

393
00:32:21,080 --> 00:32:25,720
One is the municipality can't incur any new debt

394
00:32:26,240 --> 00:32:28,940
the last five years of the tip.

395
00:32:29,220 --> 00:32:32,300
So the first 15 years you can incur project expenditures,

396
00:32:32,920 --> 00:32:36,320
take on new debt, the last five years,

397
00:32:36,620 --> 00:32:39,020
the only thing that you can pay for is any existing debt

398
00:32:39,020 --> 00:32:42,500
in any administrative related costs within the tip

399
00:32:42,500 --> 00:32:45,320
that you have to manage your tip district.

400
00:32:48,440 --> 00:32:54,700
You can't do any cash grants or development incentives without an approved development agreement.

401
00:32:56,120 --> 00:33:02,040
So that's very important because in that development agreement you are setting the obligations of both parties.

402
00:33:02,540 --> 00:33:07,380
And in the case of the developer, that includes things like assessment guarantees.

403
00:33:08,140 --> 00:33:15,760
And so if an assessment falls short of what was guaranteed, that developer has to pay the property tax based on what they agreed to.

404
00:33:17,480 --> 00:33:30,380
Anyway, we have to complete any reports where we look at the finances, the joint review board, meets to review and accept those reports, so we're looking every year at the health of our kids.

405
00:33:31,480 --> 00:33:38,520
We're required under the under statute to do more in-depth certified audits.

406
00:33:39,500 --> 00:33:44,800
Three times during the life, the first time is when you reach 30% of your project costs.

407
00:33:45,360 --> 00:33:51,720
The next is at the end of your expenditure period, so that at the end of 15 years in this case, and then at termination.

408
00:33:52,960 --> 00:33:57,900
And then this last one I bolded, which is under state law.

409
00:33:58,780 --> 00:34:04,580
If you're looking at your tid and it's nearing the end of the life, but it doesn't look like it's going to pay off for some reason,

410
00:34:05,320 --> 00:34:09,100
You can, you are allowed to extend the life for three years.

411
00:34:09,480 --> 00:34:13,940
If you need additional time to collect increment, to pay the cost.

412
00:34:18,990 --> 00:34:21,650
Locally, so those are all kind of state mitigation tools.

413
00:34:22,230 --> 00:34:22,830
Locally,

414
00:34:25,830 --> 00:34:29,950
we've been doing financial audits about an annual basis.

415
00:34:30,130 --> 00:34:35,030
Not a lot of communities necessarily do that, so we do annual financial statements.

416
00:34:36,410 --> 00:34:53,410
Any time we're reviewing new capital expenditures or development incentive proposals we're looking at updating our projections over the life of the tick district making sure we're on pace for closing the tick in the black.

417
00:34:54,970 --> 00:35:01,150
We have a local developer application review process. We do some vetting where we look at.

418
00:35:01,150 --> 00:35:10,070
we do independent credit and financial background analysis of developers, it's part of the process that we do

419
00:35:10,070 --> 00:35:17,870
just to make sure that they're credit worthy, there's no red flags in their background check.

420
00:35:19,210 --> 00:35:21,370
And again, I mentioned assessment guarantees.

421
00:35:24,160 --> 00:35:31,140
So those are some of the things that we look to do mitigating the risk going into creating the tip.

422
00:35:31,140 --> 00:35:37,080
In this particular case, what we've talked about a lot, which is really playing to our benefit here,

423
00:35:38,080 --> 00:35:43,360
the mix of uses, the fact that there is development occurring with Lakestone on Day 1,

424
00:35:44,240 --> 00:35:48,040
in the fact that we're looking to it at VATS, a development agreement.

425
00:35:49,700 --> 00:35:56,520
With Buffet Lumber as the anchor, before we would make investments in the infrastructure for the

426
00:35:56,520 --> 00:35:58,360
activities, things of that nature.

427
00:36:07,610 --> 00:36:09,490
I think that's all I wanted to highlight.

428
00:36:10,350 --> 00:36:12,950
Certainly, I'm happy to answer any questions

429
00:36:12,950 --> 00:36:16,150
the planning commission has or Katrina can jump in as well.

430
00:36:18,130 --> 00:36:21,610
And if there are any, then we will proceed

431
00:36:21,610 --> 00:36:25,270
to open the public hearing and take public testimony.

432
00:36:25,590 --> 00:36:27,030
I have to ask about the wetlands.

433
00:36:27,530 --> 00:36:31,450
Why is there so much wetlands included in it, did?

434
00:36:32,530 --> 00:36:33,010
Yeah, that goes.

435
00:36:33,010 --> 00:36:36,910
And what's the thinking of why that should be in the dead?

436
00:36:38,250 --> 00:36:38,390
Yep.

437
00:36:39,730 --> 00:36:42,590
So the reason why is because under state statute,

438
00:36:43,190 --> 00:36:46,350
we can only include whole parcels in the Tid.

439
00:36:47,410 --> 00:36:50,490
So we can't just take a Ziggity line and say,

440
00:36:50,630 --> 00:36:54,390
we're going to exclude that part of the parcel from the Tid.

441
00:36:55,530 --> 00:36:58,530
So if there's wetlands on a piece of property,

442
00:36:59,170 --> 00:37:01,110
the whole property gets included in the Tid.

443
00:37:01,830 --> 00:37:09,250
But just like any other property, whether it was in the tid or outside of a tid, you still can't develop those wetland areas, right?

444
00:37:09,270 --> 00:37:18,410
There's still requirements for a setback for impervious areas or new buildings to be at least 75 feet away from the boundary of those.

445
00:37:18,990 --> 00:37:28,870
The only improvements that are allowed between 35 feet and 75 feet, you can't have stormwater retention basins in that area,

446
00:37:28,870 --> 00:37:33,950
and then from 35 feet over that's basically left undisturbed.

447
00:37:35,560 --> 00:37:37,380
So there may be some retention.

448
00:37:38,380 --> 00:37:41,020
Ponds in this situation over there.

449
00:37:41,380 --> 00:37:41,760
Absolutely.

450
00:37:42,000 --> 00:37:44,480
Just when do you require my developers to do that,

451
00:37:44,480 --> 00:37:46,340
but it could be?

452
00:37:46,720 --> 00:37:49,580
Retention Ponds are required for development.

453
00:37:49,740 --> 00:37:53,360
You have to meet the 200 year flood event.

454
00:37:54,740 --> 00:37:59,440
So we would need to have storm water basins for the development.

455
00:37:59,440 --> 00:38:05,760
just like a lot of 18 on the early corners, they have storm water ponds and they have a storm

456
00:38:05,760 --> 00:38:12,380
couple of them. They have one on a lot of 18. Similarly, the other developed areas of the tid would

457
00:38:12,380 --> 00:38:18,680
also need storm water basins. We conceptually we kind of know where those would be. They're generally

458
00:38:18,680 --> 00:38:25,020
going to be on the east side of the cul-de-sac and the proposed last there because that's the lower

459
00:38:25,020 --> 00:38:28,260
part as you get towards the well-end area.

460
00:38:29,400 --> 00:38:32,380
The trail, which people have asked about,

461
00:38:32,700 --> 00:38:33,900
what is that?

462
00:38:34,160 --> 00:38:37,280
I've trail that the state, the manages are maintained

463
00:38:37,280 --> 00:38:40,140
and the city manages and maintains.

464
00:38:41,000 --> 00:38:43,340
Or, and it does seem to be outside of McFarlane.

465
00:38:43,340 --> 00:38:44,440
It goes into Dunn.

466
00:38:44,440 --> 00:38:45,940
It looks like or whatever.

467
00:38:47,980 --> 00:38:49,880
The current responsible for that, I guess.

468
00:38:50,480 --> 00:38:52,040
So the current trail is in the village.

469
00:38:52,520 --> 00:38:59,600
Okay. And as part of Lake Stone's development,

470
00:39:01,840 --> 00:39:07,100
I was going to bring up the map of that again, so I'll just give me a second please.

471
00:39:27,370 --> 00:39:32,630
Okay. It's a little bit hard to see, but the orange is just what I'm going to point out.

472
00:39:32,810 --> 00:39:38,050
Well, first of all, the existing trail stops right here on the north side of LVM Road.

473
00:39:38,050 --> 00:39:39,570
This is LVM Road down here.

474
00:39:39,570 --> 00:39:47,210
Okay. And it comes up through a village area here,

475
00:39:47,450 --> 00:39:54,470
uh, easement area, and then up, and then it crosses the railroad track, and it goes into the rules we've field subdivision.

476
00:39:54,810 --> 00:39:58,830
That trail remains. It's not changing based on what's being proposed.

477
00:40:00,830 --> 00:40:04,390
When Lakestone came through and got their subdivision approved,

478
00:40:05,390 --> 00:40:14,950
That included, also extending that trail off-road along the north side of LVM Road, and

479
00:40:14,950 --> 00:40:23,290
then eventually up along the west side of AB, up to where it currently, the bend is

480
00:40:23,290 --> 00:40:25,450
right here and where it goes down to realswood fields.

481
00:40:25,450 --> 00:40:38,550
So that's all within the village, so that's village maintained trail in the village.

482
00:40:39,030 --> 00:40:43,590
So that's where trail would be built.

483
00:40:45,030 --> 00:40:54,030
And what happened, whether this tid was going to happen or not, this was part of the subdivision review approval for that subdivision.

484
00:40:55,450 --> 00:40:58,550
So the idea is that you'll run the trail through this development

485
00:40:58,550 --> 00:41:01,330
to the side of the lumber yard and all that

486
00:41:01,330 --> 00:41:05,030
and then over and it ends at the end of McFarlin.

487
00:41:05,370 --> 00:41:06,430
I take it.

488
00:41:06,490 --> 00:41:07,810
The end of the part of the trail.

489
00:41:08,370 --> 00:41:14,450
So at this time there's no plans to have the trail cross over.

490
00:41:16,210 --> 00:41:21,870
We could certainly look at that during the subdivision

491
00:41:22,490 --> 00:41:23,830
of the business park.

492
00:41:23,830 --> 00:41:27,490
If we advance to that stage, I don't have a concept of that.

493
00:41:27,490 --> 00:41:30,190
We could take it to the call-to-sac, right?

494
00:41:30,410 --> 00:41:35,510
And potentially we could have sidewalk up to the businesses, right?

495
00:41:36,090 --> 00:41:41,190
When we met with, in January, the Planning Commission,

496
00:41:41,350 --> 00:41:43,670
a pre-application meeting to look at the concept

497
00:41:43,670 --> 00:41:45,910
from the different lumber, and one of the things

498
00:41:45,910 --> 00:41:48,510
that we talked about at that point was, well,

499
00:41:48,550 --> 00:41:50,890
currently in the subdivision ordinance would require

500
00:41:50,890 --> 00:41:59,450
sidewalk on the east side of AB from LVM going up when you develop that and the conversation

501
00:41:59,450 --> 00:42:05,170
that we had is what we mean when it comes time to come back to that is that really necessary.

502
00:42:05,370 --> 00:42:11,870
It's on the back side of future businesses and we know that there's a proposed trail on the west side

503
00:42:11,870 --> 00:42:18,150
and we really wouldn't want to have people on that east side of AB because you get to the real

504
00:42:18,150 --> 00:42:23,910
tracks and then you don't really have a save crossing, right? So we've talked about these things a

505
00:42:23,910 --> 00:42:29,410
little bit and we're going to talk about them again when we get into designing the approval of

506
00:42:29,410 --> 00:42:41,530
the subdivision. But as it is now specific to trail, this is the part that is planned and in particular

507
00:42:41,530 --> 00:42:43,590
serves you know those residential uses.

508
00:42:45,150 --> 00:42:45,170
Anyone

509
00:42:55,350 --> 00:42:58,630
else have any questions before I open out?

510
00:43:02,020 --> 00:43:02,640
You get to open?

511
00:43:03,720 --> 00:43:04,480
Yeah, go ahead and.

512
00:43:04,780 --> 00:43:05,300
Okay.

513
00:43:05,540 --> 00:43:10,280
I will open the public hearing regarding the creation of tax increment finance district number

514
00:43:10,780 --> 00:43:11,040
7.

515
00:43:11,420 --> 00:43:17,460
Mixed use tid in the vicinity of LVM Road in County Highway AB related to the potential

516
00:43:17,460 --> 00:43:19,520
relocation of Blifert lumber.

517
00:43:24,470 --> 00:43:27,530
I do have a couple people that have already registered to speak and there's a couple of

518
00:43:27,530 --> 00:43:31,690
on mine as well. So I'll go ahead and call on Lynda Johnson.

519
00:43:36,030 --> 00:43:36,530
Yes, please.

520
00:43:40,760 --> 00:43:46,900
I'm Lynda Johnson and I live at 6318 Scandy Lane, which is very close to this

521
00:43:46,900 --> 00:43:54,440
proposed district. I'm someone who walks on that trail that you've been talking about three times

522
00:43:54,440 --> 00:44:03,420
a week for many years. And I'm registered in support of this. I'm grateful that there's only one

523
00:44:03,420 --> 00:44:08,180
or the townhouses going in on this side

524
00:44:08,180 --> 00:44:11,560
and that there's so much wetland being preserved

525
00:44:12,360 --> 00:44:14,980
in the midst of a time when there's, you know,

526
00:44:15,160 --> 00:44:17,280
everyone's wanting to develop so much.

527
00:44:17,820 --> 00:44:21,480
And I'm so grateful that that trail will be preserved,

528
00:44:21,760 --> 00:44:23,160
as I said, because I use it off.

529
00:44:23,200 --> 00:44:25,000
And I'm also an avid bird lover.

530
00:44:27,260 --> 00:44:30,080
And there's been concern about the cranes.

531
00:44:30,080 --> 00:44:39,160
I've seen the cranes in scallion village who when people feed them, they don't really care

532
00:44:39,160 --> 00:44:44,180
if there's buildings around, they came through our area quite well and I think that they

533
00:44:44,180 --> 00:44:46,180
will adapt to this as well.

534
00:44:46,300 --> 00:44:51,700
In fact, people that go into, especially into townhouses there, I think, will be very,

535
00:44:52,840 --> 00:44:59,980
While they're friendly, because of where they've chosen to live in, I would just hope that...

536
00:45:00,000 --> 00:45:08,860
There would be protection on the windows in those units from because cranes can get at them.

537
00:45:09,040 --> 00:45:12,300
So, anyway, I just want to register in favor of this.

538
00:45:12,360 --> 00:45:13,720
Thank you very much.

539
00:45:15,940 --> 00:45:17,100
Monica Gundersen?

540
00:45:23,960 --> 00:45:27,240
Monica Gundersen 5810 Main Street.

541
00:45:27,760 --> 00:45:31,780
I'm here also in support of Tid Number 7.

542
00:45:31,780 --> 00:45:36,680
Just a little bit, I moved here in 2010, in the 16 years.

543
00:45:36,920 --> 00:45:39,640
I have lived in three different places in my office,

544
00:45:39,640 --> 00:45:43,580
but we're all within three blocks of the current

545
00:45:43,580 --> 00:45:46,700
Blueprint lumber yard, so I haven't gone very far.

546
00:45:47,220 --> 00:45:49,520
I'm in support of 107 for a few highlights.

547
00:45:50,080 --> 00:45:54,160
First of all, to number 7, I would love to have a free phrase it

548
00:45:54,160 --> 00:45:57,740
as it is a long-term investment and not so much an expense.

549
00:45:57,740 --> 00:46:04,800
infrastructure is needed within any municipality to attract people and to create that greater

550
00:46:04,800 --> 00:46:12,200
property value and create the activity to have tax-based expand for generations to come.

551
00:46:13,060 --> 00:46:19,860
This kit, as Andrew stated, is really starting from a position of strength, which is pretty cool.

552
00:46:20,480 --> 00:46:25,780
We already have the committed businesses that are three local McFarlane businesses,

553
00:46:25,780 --> 00:46:32,840
like Stone Properties, Bliffer at having an operations here in McFarland and also LVM

554
00:46:32,840 --> 00:46:33,240
acres.

555
00:46:33,780 --> 00:46:38,220
And I think it's pretty neat that those people are willing to invest and support our

556
00:46:38,220 --> 00:46:38,660
community.

557
00:46:39,100 --> 00:46:45,820
There are options in neighboring communities that are offering benefits and tip benefits.

558
00:46:46,220 --> 00:46:50,980
I also think it's important that we stay real about the right businesses in the right

559
00:46:50,980 --> 00:46:51,500
places.

560
00:46:51,500 --> 00:46:55,540
So as I mentioned, I've been within the lumber yard within three blocks.

561
00:46:56,660 --> 00:47:04,940
I am a concerned person as a pedestrian in that area that does watch kids going to the elementary school.

562
00:47:05,380 --> 00:47:08,660
I also walk our dogs that way. Lots of mornings.

563
00:47:09,820 --> 00:47:16,340
And if you haven't been there, the operations crosses over the street, which includes

564
00:47:16,340 --> 00:47:22,300
four cliffs coming around corners and they have done everything they can from a safety standpoint

565
00:47:22,300 --> 00:47:29,040
with mirrors and I'm grateful for that. I also get to watch the semis pull really great tricks

566
00:47:29,040 --> 00:47:38,040
trying to turn out of there with full loads of lumber on a school morning 7 30 AM exchange street.

567
00:47:38,220 --> 00:47:43,860
If you want some concern come and watch that it can actually be very scary.

568
00:47:43,860 --> 00:47:51,960
This tip does, you know, just the structure of it, the system of it is really growth pain for growth.

569
00:47:52,340 --> 00:47:57,740
So it's kind of something that's an interesting way to have it work for itself.

570
00:47:58,180 --> 00:48:06,740
And then I want to make sure the community understands after 20 years all of that new tax base goes into the entire community.

571
00:48:07,200 --> 00:48:12,300
So everything that is growing in 20 years, the next generations get that advantage.

572
00:48:12,300 --> 00:48:28,120
And I just want to just say, you know, I really believe doing nothing has a big cost and one of the things I know Andrew you just talked about all the things that can risk mitigate and I would also just say really good leadership.

573
00:48:28,680 --> 00:48:38,040
So you have a direction with this and you know where you're going and leadership has to drive it. You got to drive you got to be attractive and get the results that you're looking for.

574
00:48:38,040 --> 00:48:44,880
So I'm sure we all have scenarios that we had opportunities present to us, that we missed and we look back and we think

575
00:48:44,880 --> 00:48:51,420
man, if I would have taken that opportunity and I think this is one of them. So I just want to emphasize this

576
00:48:51,420 --> 00:48:58,500
isn't just about one business. This is expanding and investing in McFarlane. We do have this strong

577
00:48:58,500 --> 00:49:03,760
anchors and I just want to say I really believe this is some thoughtful economic development

578
00:49:03,760 --> 00:49:09,640
with an investment today to create opportunity and return on investment for decades to come.

579
00:49:10,040 --> 00:49:10,800
Thank you. Thank you.

580
00:49:14,550 --> 00:49:16,690
There are a couple of online questions.

581
00:49:16,970 --> 00:49:22,490
Do you want anyone to read those or address those at all?

582
00:49:23,350 --> 00:49:24,270
We certainly can.

583
00:49:24,550 --> 00:49:26,690
Or we can promote while it's anonymous.

584
00:49:35,200 --> 00:49:36,920
Question about why I spirally corners.

585
00:49:36,920 --> 00:49:40,340
Why the titan compasses, it's really corner development.

586
00:49:41,860 --> 00:49:45,060
I thought late so it was not needing any taxpayer incentive.

587
00:49:45,560 --> 00:49:47,680
Certainly something we talked about at the PIM.

588
00:49:47,740 --> 00:49:49,700
Yes, when they came through and proposed a subdivision,

589
00:49:49,860 --> 00:49:52,100
we weren't, they did not ask for tip incentives.

590
00:49:52,260 --> 00:49:54,340
We weren't working on creating this idea at that time either.

591
00:49:57,960 --> 00:49:58,900
So that's true.

592
00:49:58,980 --> 00:50:00,720
The reason is why it's included.

593
00:50:01,380 --> 00:50:03,460
It's part of that risk mitigation that we talked about.

594
00:50:03,560 --> 00:50:04,620
That's number one, right?

595
00:50:04,620 --> 00:50:08,640
it helps to have that increment coming in on day one.

596
00:50:09,300 --> 00:50:12,840
The other is, there are improvements adjacent to.

597
00:50:13,400 --> 00:50:17,800
Lot 18, talking about improvements to highway AB,

598
00:50:19,000 --> 00:50:22,200
the interchange water extensions, things of those nature

599
00:50:22,200 --> 00:50:25,620
that are going to support the future development

600
00:50:25,620 --> 00:50:28,160
of the remaining part of Lot 18.

601
00:50:29,140 --> 00:50:31,660
So when we looked at creating the tid,

602
00:50:31,660 --> 00:50:37,320
Again, we wanted to balance, keep it as much of this

603
00:50:37,320 --> 00:50:40,920
really corner subdivision out of the TID and just

604
00:50:40,920 --> 00:50:43,760
including what we thought would be necessary to make the

605
00:50:43,760 --> 00:50:45,660
TID cash flow over 20 years.

606
00:50:53,020 --> 00:50:57,540
A question about potential noise pollution from Bliffer's

607
00:50:57,540 --> 00:51:02,440
development. I would say it's what we're used to already

608
00:51:02,440 --> 00:51:05,660
meaning this is an active business within the downtown.

609
00:51:06,560 --> 00:51:08,940
It's not particularly a noisy business.

610
00:51:10,200 --> 00:51:12,320
They have standard operating hours,

611
00:51:12,520 --> 00:51:14,400
meaning they're not open late at night,

612
00:51:14,480 --> 00:51:18,460
and this is sort of a Monday through Friday business hour

613
00:51:18,460 --> 00:51:23,720
type business, and so they're not doing manufacturing,

614
00:51:24,020 --> 00:51:27,800
or any outdoor manufacturing of goods in some manner

615
00:51:27,800 --> 00:51:30,900
that would create additional noise from that as well.

616
00:51:38,570 --> 00:51:46,370
question about improvements to county AB and LVM Road intersection to make it safer.

617
00:51:48,150 --> 00:51:54,410
And so again, when Spirly Corners was brought forward, there was a traffic study that

618
00:51:54,410 --> 00:52:02,650
was done for that subdivision in conjunction with review locally by the Village Traffic Engineer

619
00:52:02,650 --> 00:52:12,270
and by the Dane County Highway Department, and that resulted in identification of future turn lanes

620
00:52:12,270 --> 00:52:18,790
on Highway AB, so there would be both a northbound and a southbound turn lane added at the

621
00:52:18,790 --> 00:52:24,350
intersection. So that would be one future safety improvement. The other that we've mentioned is

622
00:52:24,350 --> 00:52:30,670
addressing the jog in the road. And then the other that I've mentioned previously not on AB, but on

623
00:52:30,670 --> 00:52:37,190
the LVM is the lowering of speed limit along that road, and then also we'd be looking to

624
00:52:38,190 --> 00:52:50,030
improve in 2027 LVM road from Devils Lakeway to the Coltsec, and then in the capital improvement plan

625
00:52:51,170 --> 00:52:59,130
the portion of LVM road from country walk. All the way to Devils Lake is planned for improvement

626
00:52:59,130 --> 00:53:05,710
in 2030. So those are when some of those road improvements would occur.

627
00:53:15,470 --> 00:53:21,150
There's one other question about excluding parcel ending in 5301.

628
00:53:22,670 --> 00:53:24,210
Is that the townhouse parcel?

629
00:53:24,490 --> 00:53:26,230
Yeah. Okay. Thanks, Luke.

630
00:53:28,550 --> 00:53:32,590
That parcel is also needed to be included in the tid.

631
00:53:32,630 --> 00:53:35,670
There are several advantages to including that in the tid.

632
00:53:35,670 --> 00:53:39,990
One is the revenue tax increment revenue generated

633
00:53:39,990 --> 00:53:41,190
from those townhouses.

634
00:53:41,990 --> 00:53:44,430
Again, it diversifies the uses in the TID.

635
00:53:45,230 --> 00:53:47,530
And it's projected to provide tax increment

636
00:53:47,530 --> 00:53:49,410
on the front end of the TID.

637
00:53:50,370 --> 00:53:52,850
Because there is a high demand for residential development.

638
00:53:53,570 --> 00:53:57,270
The owner of the lot, obviously, Ursul Builder's

639
00:53:57,270 --> 00:54:00,450
very experienced at building for residential development,

640
00:54:00,470 --> 00:54:02,130
particularly, they also here in McFarlane,

641
00:54:02,650 --> 00:54:04,390
as a local residential developer.

642
00:54:04,390 --> 00:54:13,890
And then there's also water utility that will be extended from the north side of the railroad tracks.

643
00:54:14,310 --> 00:54:19,310
We're currently in down and then under AB into the business park.

644
00:54:19,750 --> 00:54:23,430
So again, including not that parcel for those reasons.

645
00:54:30,500 --> 00:54:31,380
Thank you.

646
00:54:31,780 --> 00:54:33,240
So any other questions, anyone?

647
00:54:34,380 --> 00:54:35,660
Have anything to add?

648
00:54:36,320 --> 00:54:43,520
It is that we're voting the other two men in the online questions.

649
00:54:43,760 --> 00:54:45,100
That we entered all of this.

650
00:54:45,100 --> 00:54:46,620
Did I miss that?

651
00:54:46,820 --> 00:54:47,400
They weren't questions.

652
00:54:47,620 --> 00:54:51,600
There were two people that didn't want to speak, but registered in support of the Ted.

653
00:54:52,200 --> 00:54:53,260
Oh, I didn't see those.

654
00:54:54,000 --> 00:54:54,980
Did you know this call?

655
00:54:55,080 --> 00:54:55,800
Yes, I did.

656
00:54:55,900 --> 00:54:56,060
Okay.

657
00:54:56,260 --> 00:54:58,220
Thank you.

658
00:54:58,640 --> 00:54:59,820
I just wanted to make sure we didn't move.

659
00:54:59,960 --> 00:55:00,720
I didn't see them.

660
00:55:01,020 --> 00:55:01,660
Thank you.

661
00:55:02,440 --> 00:55:04,720
Stephanie, before you close the public,

662
00:55:04,720 --> 00:55:11,060
I don't know if there's any other questions from the Planning Commission, we can certainly take them or if there's other public testimony we still have time.

663
00:55:11,740 --> 00:55:19,100
In case there's not, I just wanted to refresh everybody on the next steps, because tonight is just a public hearing.

664
00:55:19,780 --> 00:55:21,920
The Planning Commission isn't taking any action tonight.

665
00:55:23,480 --> 00:55:27,240
So September 9th, the CDA will meet here in this room at 7pm.

666
00:55:27,980 --> 00:55:32,840
They will provide a recommendation to the Village Board, the creation of the TIT.

667
00:55:32,840 --> 00:55:36,180
The Planning Commission, at your regular meeting in September,

668
00:55:37,620 --> 00:55:42,600
you will have a resolution to take action to approve the TIT.

669
00:55:43,400 --> 00:55:47,720
The Village Board then is scheduled to meet a week later on the 22nd

670
00:55:47,720 --> 00:55:51,600
to consider their resolution to approve the TIT.

671
00:55:53,800 --> 00:55:57,840
And then after that date, but before October 30th,

672
00:55:57,840 --> 00:56:04,220
The joint review board would meet to consider final approval of the tid, a resolution to approve the tid.

673
00:56:05,160 --> 00:56:11,520
So all of those entities, CDA, is a recommending body, the other three are approval bodies.

674
00:56:12,980 --> 00:56:23,360
Then, that simply creates the tid, as I've mentioned before, it doesn't approve any of the other developments other than lake stones, which has already been approved.

675
00:56:24,180 --> 00:56:28,320
And it doesn't obligate any expenditures by the village.

676
00:56:28,640 --> 00:56:34,160
The next steps will be to consider real-state and development agreements that would spell out

677
00:56:34,160 --> 00:56:36,520
the particulars in more detail.

678
00:56:37,260 --> 00:56:39,040
We need to do final designs.

679
00:56:40,560 --> 00:56:43,900
So for advancing with those development agreements, then we'd look to do final designs

680
00:56:43,900 --> 00:56:51,060
for the subdivision, for the business park, looking at the future zoning of those lots,

681
00:56:51,720 --> 00:56:57,580
And then there would also be private development, permit approvals, right?

682
00:56:57,680 --> 00:57:02,380
So at some point, you know, Blifert Lumber would be back with the site design review to get that approved.

683
00:57:03,980 --> 00:57:13,180
And any other developments down the line, the townhouses similar, they would have to submit a permit to get site design review before they could start construction.

684
00:57:14,020 --> 00:57:19,820
So really, if we think about construction, the very soon, if anything would happen would be the spring of next year.

685
00:57:20,860 --> 00:57:23,640
And based on our projections in the project plan,

686
00:57:24,940 --> 00:57:26,800
development of what you see,

687
00:57:26,860 --> 00:57:29,380
whether it's the infrastructure or the private development,

688
00:57:29,540 --> 00:57:32,580
it just doesn't happen in six months or one year.

689
00:57:32,920 --> 00:57:34,300
It'll take a few years.

690
00:57:35,520 --> 00:57:39,880
And so we're projected that that's probably 2027 through 2030.

691
00:57:40,520 --> 00:57:41,440
What happened?

692
00:57:42,800 --> 00:57:48,500
So just a little bit about next steps there as we look ahead.

693
00:57:48,500 --> 00:57:53,600
Andrew, can you remind everyone what the Joint Review Board is who it's made up of and why?

694
00:57:54,560 --> 00:57:59,640
Yeah, the Joint Review Board includes the village president, and it includes a representative

695
00:57:59,640 --> 00:58:07,700
from Dane County, Madison College, and the McFarlane School District, and a public member from the village.

696
00:58:09,300 --> 00:58:13,880
So it's basically the property taxing entities are all represented, plus a public member.

697
00:58:13,880 --> 00:58:19,620
So those five members have the final approval authority over creation of the TIN.

698
00:58:20,620 --> 00:58:24,360
If the TIN is approved, then moving forward.

699
00:58:25,020 --> 00:58:31,060
The Village Board has the final authority over initiating or approving any project costs.

700
00:58:31,760 --> 00:58:36,020
Likewise, either the Planning Commission or the Village Board has final approval on

701
00:58:36,020 --> 00:58:42,200
approving any specific development. The Village Board would have final approval over any specific

702
00:58:42,200 --> 00:58:50,020
development agreement, so essentially once the joint review board, if they approve a

703
00:58:50,020 --> 00:58:55,640
tid, then they say, okay, you have this project plan. That's sort of the guide for the tid, right?

704
00:58:56,340 --> 00:58:59,400
You go ahead and manage your tid within the framework of that project plan.

705
00:59:00,500 --> 00:59:05,020
And then they check in on an annual basis to get an update on your progress.

706
00:59:09,510 --> 00:59:12,270
There's more of a general question, but it could relate to TIT-7.

707
00:59:13,210 --> 00:59:18,730
What if you, how would you, if ever the boundaries were to change of the TIT?

708
00:59:19,430 --> 00:59:25,290
How, how would that work, what would be a reason why that would work, or why it would need to happen?

709
00:59:25,650 --> 00:59:25,830
Sure.

710
00:59:26,830 --> 00:59:35,790
So under state law, you can add or subtract territory, parcels up to four times over the 20-year life of the TIT.

711
00:59:37,250 --> 00:59:44,890
So, in the future, it might be advantageous if there was an adjacent property that maybe

712
00:59:44,890 --> 00:59:49,890
when you created the Tid, that property wasn't even in your municipality.

713
00:59:50,150 --> 00:59:53,650
That's one thing is you can't include property in a Tid that's not in your municipality.

714
00:59:53,650 --> 00:59:59,050
So there could be an instance where when you first create it.

715
01:00:00,620 --> 01:00:11,540
You know, there's an adjacent property that's not any municipalities, several years go by, that gets annexed. There's a development proposal that's put forward, but it's contingent on potential tiff assistance.

716
01:00:11,860 --> 01:00:19,560
And so you go through the process, which is the exact same one as to create it. We would take that through the CDA to get a recommendation.

717
01:00:20,000 --> 01:00:28,200
We would then need to have a public hearing. The planning commission would have to approve it. The bill is board would have to approve it and the joint review board would have to approve it.

718
01:00:29,440 --> 01:00:36,500
So, you can do that, in some cases you might want to subtract territory out of it, and communities

719
01:00:36,500 --> 01:00:41,900
have done that before, if they're getting, it's really successful.

720
01:00:42,580 --> 01:00:44,600
Maybe they got a lot of really successful tips, right?

721
01:00:44,960 --> 01:00:57,300
We've talked before about one of the requirements under state statute is, when you go to

722
01:00:57,300 --> 01:01:04,140
cases, 475,000 plus the value increment of all your existing tits, which is the growth of

723
01:01:04,140 --> 01:01:09,340
property values in those tits. Together that has to be less than 12 percent of your total

724
01:01:09,340 --> 01:01:18,520
municipal equalized value. So there are sometimes communities where they're running really

725
01:01:18,520 --> 01:01:24,660
tight to the 12 percent, maybe they're over the 12 percent, but they have a need to create a new

726
01:01:24,660 --> 01:01:29,400
kids somewhere else. So they look at some of their kids and they say, well, we could actually

727
01:01:30,200 --> 01:01:37,560
subtract some territory out of our kid that would reduce the tax increment from that and get us

728
01:01:37,560 --> 01:01:43,420
under the 12% and so that's when they do that. So in that case, they're just things are really

729
01:01:43,420 --> 01:01:48,940
successful. I got another project that's the way that they might handle that. So and it's even possible

730
01:01:48,940 --> 01:01:53,020
in one amendment to one tick, you could both add and subtract territory.

731
01:01:54,240 --> 01:01:56,940
Doesn't happen very often, but you could.

732
01:01:58,540 --> 01:01:59,200
Thank you.

733
01:01:59,880 --> 01:02:01,760
And I think we've talked about that 10% before.

734
01:02:01,920 --> 01:02:05,400
It's essentially the state saying you can't make your whole village a tick

735
01:02:05,400 --> 01:02:07,340
in order to help growth.

736
01:02:07,660 --> 01:02:09,140
And so sometimes there's just a balance you have to.

737
01:02:09,360 --> 01:02:10,420
There is a balance.

738
01:02:10,700 --> 01:02:12,760
We're always trying to be mindful of that balance.

739
01:02:12,940 --> 01:02:17,120
We're always trying to make sure that we're not putting us tight to the cap.

740
01:02:17,920 --> 01:02:21,860
that limits opportunities somewhere else.

741
01:02:25,200 --> 01:02:27,960
Any more questions, or anything else?

742
01:02:31,720 --> 01:02:33,960
Katrina, do you have anything you would like that?

743
01:02:36,310 --> 01:02:37,390
Put you on the spot, sorry.

744
01:02:37,650 --> 01:02:37,790
Sorry, sorry.

745
01:02:38,070 --> 01:02:40,490
I think I think Andrew did good.

746
01:02:40,910 --> 01:02:41,410
Yeah, great.

747
01:02:41,470 --> 01:02:42,530
Thank you for your help, and this.

748
01:02:42,990 --> 01:02:43,390
Thank you.

749
01:02:43,810 --> 01:02:48,110
I would say that as we get to the September meetings,

750
01:02:49,270 --> 01:02:51,570
Katrina will do another round of revisions

751
01:02:51,570 --> 01:02:52,670
to the project plan.

752
01:02:53,250 --> 01:02:54,850
As we step through each meeting,

753
01:02:54,850 --> 01:03:00,710
we kind of go and we refining assumptions or we're getting updated estimates it's an opportunity

754
01:03:00,710 --> 01:03:06,910
to do that so we'll probably have some tweaks between now in the September project plan the overall objectives

755
01:03:06,910 --> 01:03:14,910
are changing and these are small general things but we're continuing to refine as we get feedback and we go through

756
01:03:14,910 --> 01:03:17,170
process. Okay.

757
01:03:21,400 --> 01:03:26,640
Last time I'm going to close it. Okay. All right. I will close the public hearing.

758
01:03:26,760 --> 01:03:31,380
We're getting the creation of text, increment, finance, district number seven. I'm mixed to you state

759
01:03:31,380 --> 01:03:35,680
and the vicinity of LVM Road and County Road, or County Highway AB related to the potential

760
01:03:36,180 --> 01:03:38,020
relocation of Blifert Mumper.

761
01:03:45,790 --> 01:03:50,170
We can move on to our business section, item B, discussion regarding

762
01:03:50,170 --> 01:03:53,670
in the villages, 2026, part impact fee study.

763
01:03:55,250 --> 01:03:55,850
Okay,

764
01:03:57,950 --> 01:04:00,430
let me just get this up on my screen.

765
01:04:04,660 --> 01:04:05,920
If people that want to leave it,

766
01:04:05,920 --> 01:04:07,020
yes, thank you.

767
01:04:07,040 --> 01:04:08,940
Thank you all, thank you.

768
01:04:14,970 --> 01:04:18,830
Okay, included in your packet is the first draft,

769
01:04:18,850 --> 01:04:23,550
sort of covered a cover of the park impact fee study

770
01:04:23,550 --> 01:04:24,490
needs assessment.

771
01:04:25,370 --> 01:04:28,610
Planning Commission has met three times now

772
01:04:28,610 --> 01:04:35,130
to review the proposed impact fees as well as obtain input from the Parks and

773
01:04:35,130 --> 01:04:39,930
RET committee. Not a lot of new information for me to share to you tonight. Other

774
01:04:39,930 --> 01:04:49,450
than I wanted you to have an opportunity to see sort of what is the full study and

775
01:04:49,450 --> 01:04:58,590
so we included that in your packet. The staff report includes an overview of how the

776
01:04:58,590 --> 01:05:08,870
pack fees would change based on the study and so if the study results in changing the

777
01:05:08,870 --> 01:05:11,010
impact view ordinance, I'm going to clarify that.

778
01:05:11,710 --> 01:05:16,450
So the parking fruit midfee, again, that's for facility improvements, trail development.

779
01:05:17,150 --> 01:05:24,630
You see, could be existing, the proposed and the net change and then the park land impact

780
01:05:24,630 --> 01:05:43,390
or the fee in lieu. Again, that's only paid if the developer doesn't dedicate park land as part of their subdivision or their development or sometimes they pay a partial impact fee where they do some land education, but they also do some fee.

781
01:05:43,390 --> 01:05:47,550
And so this one would be a decrease.

782
01:05:49,490 --> 01:05:53,070
And so overall, the net impact on a single family dwelling unit

783
01:05:53,070 --> 01:05:58,690
does decrease the slight impact or increase

784
01:05:58,690 --> 01:06:07,230
on the multi-family and the group quarters based on the study.

785
01:06:09,070 --> 01:06:19,950
So that's been prepared year in the packet by our consultant Baker Tilley and I'm happy to answer any questions that you might have.

786
01:06:20,110 --> 01:06:25,770
This is sort of standardized documents in terms of addressing what's required for a public needs assessment.

787
01:06:26,670 --> 01:06:30,870
Also known as an impact fee study based on state statute.

788
01:06:32,130 --> 01:06:43,470
And so it covers everything that you're supposed to include as part of your rationale and analysis for how you develop to your impact fees.

789
01:06:50,500 --> 01:06:57,240
Do we have we gotten feedback from developers on this over the course of that.

790
01:06:58,020 --> 01:07:01,060
This being addressed over and over again.

791
01:07:01,060 --> 01:07:03,120
We all had it done.

792
01:07:03,440 --> 01:07:04,780
Yeah, I was certainly in the front end.

793
01:07:05,080 --> 01:07:07,440
We did when we were initiating this project.

794
01:07:07,640 --> 01:07:09,760
We haven't had public commentate.

795
01:07:10,440 --> 01:07:12,560
Don't think at the last two planning commission meetings

796
01:07:12,560 --> 01:07:13,260
that I recall.

797
01:07:16,640 --> 01:07:22,680
Our next step in this process would be to have the village

798
01:07:22,680 --> 01:07:25,860
attorney provide a review of this that standard practice.

799
01:07:25,860 --> 01:07:31,800
And then we would advance a public hearing.

800
01:07:33,240 --> 01:07:37,640
So there would be an ordinance drafted that would revise those impact fees.

801
01:07:39,080 --> 01:07:48,080
What it would also do is adjust the amount of park land dedication in the subdivision code.

802
01:07:48,600 --> 01:07:50,260
Because we update that as well.

803
01:07:50,380 --> 01:07:54,260
It's a small change, but it's based on some changes to

804
01:07:55,420 --> 01:08:05,820
The average number of people per household and how we calculate what the square footage is per dwelling unit and then there's another part of the municipal code that references the study.

805
01:08:07,100 --> 01:08:18,460
So within chapter 23 of the municipal code it has all of our impact fee studies of the date of those studies and so we have to update that.

806
01:08:18,460 --> 01:08:26,580
So there'd be a public hearing on that ordinance, that includes obviously this study's in there.

807
01:08:27,620 --> 01:08:32,980
And then there'd be two business items. One would be a recommendation to the Village Board to accept the study.

808
01:08:33,640 --> 01:08:37,260
That means we're accepting that the consultant finished the work that we asked them to do.

809
01:08:37,920 --> 01:08:44,880
The second would be a recommendation to the Village Board on the ordinance that would change the impact fees.

810
01:08:46,060 --> 01:08:48,240
So, that's kind of the process that would go to the board.

811
01:08:48,360 --> 01:08:52,940
So developers would have, and they would be able to come to a hearing and let us know

812
01:08:52,940 --> 01:08:54,680
how they felt about these fees.

813
01:08:55,820 --> 01:08:55,860
Yeah.

814
01:08:55,860 --> 01:08:59,080
And even if there wasn't a public hearing, since we take public comment in anything on the agenda,

815
01:08:59,240 --> 01:09:00,580
they would also have a opportunity.

816
01:09:01,220 --> 01:09:02,320
But yes, absolutely.

817
01:09:12,020 --> 01:09:12,040
Okay.

818
01:09:12,360 --> 01:09:18,120
Were there any questions that you had to say, but I'm sure you covered this many

819
01:09:18,120 --> 01:09:23,300
meeting because ago, but did we have an analysis of our surrounding communities and the fees

820
01:09:23,300 --> 01:09:28,400
that they're charging? You probably did that two or three meetings ago when I forgot in

821
01:09:28,400 --> 01:09:37,480
about it. We did that over several meetings the last two in particular. I didn't include last

822
01:09:37,480 --> 01:09:43,300
month's presentation as an attachment in the packet, but it's still it's linked under the previous

823
01:09:43,300 --> 01:09:50,600
agenda items. So that's available and it includes all of that information. We talked at length

824
01:09:51,220 --> 01:09:56,780
about apples to apples comparisons and whether that's a right metric to use and not.

825
01:09:57,020 --> 01:10:05,100
So how do we stack up another community? Stoten, Manona, Corona, Corona, wherever else.

826
01:10:05,460 --> 01:10:10,360
Yep, our impact fees are higher. In particular, one of the reasons why we have a public safety

827
01:10:10,360 --> 01:10:14,480
center impact fee. That's a newer impact fee for us. And some

828
01:10:14,480 --> 01:10:17,940
commuters simply don't have that. And there's reasons why they

829
01:10:17,940 --> 01:10:21,320
may not have it. One, they might have had it in the past, but

830
01:10:21,320 --> 01:10:25,300
they paid off that debt and they retired it. And so they no longer

831
01:10:25,300 --> 01:10:29,500
have a public safety center impact fee. Other communities may have

832
01:10:29,500 --> 01:10:34,400
decided that instead of collecting an impact fee from new

833
01:10:34,400 --> 01:10:37,760
development, right? They were just going to solely absorb that

834
01:10:37,760 --> 01:10:47,200
cost through their general fund. So they made a policy decision. So there's differences in

835
01:10:47,200 --> 01:10:53,340
in impact fees from community community for a variety of reasons. But to answer your question,

836
01:10:53,540 --> 01:11:00,100
yes, ours are higher than others. Yeah. And it has to do with the center that was built

837
01:11:00,100 --> 01:11:06,220
on the east side there. Well, I can say that's one that's somewhat unique to McFarland.

838
01:11:08,960 --> 01:11:15,320
In our presentation, we had a column that captured things like the word library or park because

839
01:11:15,320 --> 01:11:20,200
those are quite common, but I could like want to key as a community center that they built and

840
01:11:20,200 --> 01:11:25,240
they have an impact fee for that. So it's kind of similar our public safety center words.

841
01:11:25,640 --> 01:11:30,820
It's pretty common that communities will have park impact fees. Libraries are pretty common,

842
01:11:30,840 --> 01:11:33,660
but again it depends does that community have a library or not?

843
01:11:33,660 --> 01:11:39,760
And they pay off their debt, and so once you get it paid off in them, they may not have that impact fee, right?

844
01:11:40,400 --> 01:11:42,080
So it's a point in time too.

845
01:11:42,420 --> 01:11:46,760
Well, explaining why the public safety building is impacting park fees.

846
01:11:47,660 --> 01:11:48,440
It doesn't.

847
01:11:48,620 --> 01:11:49,080
It doesn't.

848
01:11:49,160 --> 01:11:51,340
But your question was holler impact fees just compare.

849
01:11:51,600 --> 01:11:56,560
And so one of the things that the Planning Commission looked at or asked the question of is,

850
01:11:56,640 --> 01:12:00,700
could you not just show us the park impact fees, but we'd like to see all of the impact fees in comparison.

851
01:12:00,700 --> 01:12:02,880
And so we collected that data.

852
01:12:03,540 --> 01:12:07,060
Free informational purposes, but when we look at this study,

853
01:12:07,240 --> 01:12:11,520
we are only looking at updating the parking

854
01:12:11,520 --> 01:12:12,380
and pack fees.

855
01:12:18,600 --> 01:12:19,460
Good questions.

856
01:12:20,500 --> 01:12:22,760
I think one of the things that was in that presentation,

857
01:12:23,580 --> 01:12:24,360
you alluded to it.

858
01:12:26,520 --> 01:12:29,700
But I think the comparison is, like a conem all,

859
01:12:29,840 --> 01:12:33,700
the 10 or 12 municipalities were among the second or third

860
01:12:33,700 --> 01:12:35,240
highest in the parking pack fees.

861
01:12:35,240 --> 01:12:40,000
but we're also among the third or fourth lowest in our mill rate, right?

862
01:12:40,000 --> 01:12:43,160
So to Andrew's point of, are you paying for it through fees,

863
01:12:43,260 --> 01:12:51,220
or are you paying for it through tax, that's a balance too, right?

864
01:12:51,220 --> 01:12:53,060
And so they show up in different ways in different communities.

865
01:12:53,880 --> 01:12:55,200
Would you allow for it on that bit?

866
01:12:55,380 --> 01:12:57,640
I don't know, and I'm quite understand what you're saying in there.

867
01:12:58,300 --> 01:13:03,160
I'm just saying that while our impact fees may be higher, our tax rate.

868
01:13:03,160 --> 01:13:09,880
Among the property tax rate, among those same communities, is near the bottom third or lower.

869
01:13:10,460 --> 01:13:11,860
Okay, I

870
01:13:17,170 --> 01:13:20,110
mean, I almost got there before you finished talking.

871
01:13:27,390 --> 01:13:31,130
That's our, and this is the municipal share only.

872
01:13:31,430 --> 01:13:34,850
So it doesn't include county, tech, or school district.

873
01:13:35,090 --> 01:13:36,530
Is the part we have control over?

874
01:13:55,580 --> 01:13:58,660
Well, I look forward to having a hearing on this,

875
01:13:58,660 --> 01:14:04,590
But we can maybe hear from developers as to how they feel about these impact these since it's so much

876
01:14:06,020 --> 01:14:09,660
So so much larger than other surrounding communities

877
01:14:10,640 --> 01:14:17,860
That may or may not be an incentive to do development here. I don't know, but we certainly want to hear from people

878
01:14:18,640 --> 01:14:20,040
Thank you.

879
01:14:26,020 --> 01:14:28,500
Any other questions or comments on this one

880
01:14:34,450 --> 01:14:36,780
anything else you have no, that's it

881
01:14:37,030 --> 01:14:38,630
Great all right

882
01:14:38,630 --> 01:14:43,630
Um, our next meeting is Tuesday, September 15th at 7 p.m.

883
01:14:45,600 --> 01:14:46,160
We've to adjourn.

884
01:14:46,840 --> 01:14:47,400
We're adjourned.

885
01:14:47,640 --> 01:14:48,140
Thank you.

886
01:14:48,680 --> 01:14:49,380
Thank you.