Minutes of Council Meeting Held
January 27, 2004
Note:
These minutes are preliminary and
have not been approved.
SASY Council Monthly Meeting, January Minutes, 27 January, 2004, 7pm.
In attendance: Doug Johnson, Mark Bergum, Dan Melton, Betty Chewning,
Lisa Jacob, John Steines - recording, Eric Schramm, Steve Klafka -
presiding, Judy Olson, Michael Barrett, Alex Aulisi, Joe Krupp, Jen
Voicheck - resident, Lou Jost Jablonski at 7:30pm, Karen Fastner @ 8:20 pm.
1. New Officer Election: Chair - Dan Melton; Vice Chair - Steve Klafka;
Secretary - Lisa Jacob; Treasurer - Eric Schramm.
2. Parking Issue, Olbrich Lawn, Parks Commission Hearing, Wednesday,
February 25th, 2004 (Announcement - Betty Chewning) Motion before the
commission is to allow parking on lawn in parks only on special
occasions. Betty will forward copies of issue data and motion to those
interested. Requesting attendance to register and speak regarding the
issue before the commission. DNR administrative rules for access standard
show that Olbrich Park and Lake Monona have more than the standard number
of parking spaces already available, and additional parking is available
in lots across Atwood Ave.
3. (Announcement) Betty Chewning appointed to Lakes and Watershed
Commission Lake Weeds Harvesting Committee (6 month assignment).
4. Krupp Dev. TIF & affordable housing issue (Joe Krupp and Judy Olson)
- affordable units dropped because Krupp was unable to reach agreement
with City of Madison regarding TIF. Dev had 2 year history of planning 16
affordable units and it was understood in ongoing discussions that TIF
would be necessary to meet these goals. Krupp dev proceeded with
construction prior to completion of agreement, with certain expectations,
and when these were unable to be completed, need to drop WEDA Loan
Application and other contract time limits came into play. The package
that was being put together was a complex mix of financing including
Capital revolving funds, WEDA and TIF. The City is trying to establish a
new policy using TIF to fund the affordable housing component recently
passed and this was one of the first projects to fall under the new
'profit sharing policy' of that plan. The development got caught between
the former expectation of TIF guidelines and the new profit sharing
policy, by being in negotiation prior to and during the policy
change. Joe Krupp had negative feelings about the way the 'equity kicker'
seemed to be tacked onto the agreement and felt it was an unfair and
unworkable agreement. This equity kicker means that when the property is
sold, the City of Madison gets back a % of the profit. This concept is
portrayed as unique to Madison, as regards TIF policy. Joe Krupp felt the
agreement was not sound from a financial feasibility standpoint. The end
result of the new policy as designed is to capture 8% of the profit over
time. Joe Krupp has been in negotiations on this since August, 2003, and
this 'equity kicker' was presented as an 'Oh by the way...' at the end of
the negotiations. Joe Krupp's development was in a precarious position as
it was already started. Joe's counter offer was rejected (offered $300,
000 as kicker vs. the original 7% (later the percentage went up to 8% -
2.5 months ago the City of Madison had capped TIF equity kickers at 7%
capital costs). The final offer of Krupp was identical to the last TIF
approved (Stonehouse deal) prior to the new affordability agreements. In
essence, the City of Madison now sees itself as an investor. Eric Schramm
commented that he was disappointed that affordability would not be part if
this project, and that was one of the reasons he had supported it. Alex
A. suggested we should ask for a review because the developer ought to
know up front what the policy is rather than have it shifting under foot
as negotiations proceed, and that didn't happen here. Judy Olson
commented that the City Alders are lay people trying to craft new
legislation and that these are difficult issues to understand. The Mayor
Dave C. of the City of Madison has an agenda - to fund affordable housing,
the developer has a personal interest in business profit, and the TIF
staff may be inadequate staffed and there may be a need for additional
expertise on the TIF staff. The end result on this project is that units
will be ~$200 more expensive than without the TIF. The average rent is
expected to be based at approximately $1/foot. Joe Krupp said he had
proceeded in good faith that TIF would be approved, but in the end he
feels that he has been caught in the transition and the desire by the City
of Madison to establish a new policy. He feels the City figured his
project was already under way, so it didn't need the TIF district to get
done, and that the number of affordable housing units in this project was
(maybe) not significant enough to negotiate further. Lou Jost Jablonski
felt that any animosity felt should be directed toward the City of
Madison's role in this, and commented that other developments are also
refusing to accept TIF as a result of the new negotiations. He felt the
policy may be counter productive if it drives participation away. Tif may
be something that will only benefit the larger developer. As a result,
the neighborhood has a gentrifying development instead of one with an
affordable housing component. In the end, the negotiations were $400,00
apart in their counter offers. Mayor Dave C. was involved directly with
the negotiations. Discussions are under way as to whether and how
improvements in the infrastructure of Atwood Avenue can be done, as called
for in the Atwood Master Plan. It was suggested that the City needs
someone who understands TIF agreement economics as a trust bridge between
the political and developer cultures. Currently, these parties seem to be
talking past each other. Lou/Joe suggested that there is a need for
a real estate background or MFA with expertise in dealing with
development issues as part of the TIF resource team. Joe K. felt the
equity kicker was very short sighted. There is an important role for the
Atwood Project Management Team to take a lead role in addressing what will
not happen in the neighborhood as a result of the failure of these
negotiations. Judy O. felt the TIF team was not finding blight where it
was according to the definitions established. It was suggested the
neighborhood push for support of a reasonable TIF for the Nelson Brothers
dev. (Dean Clinic site), that might be a little larger to help accomplish
some of the Master Plan Goals. Steve and Betty felt we should let the
City know that we are disappointed in the loss of affordable housing for
the neighborhood and the failure to adequately fund the Master Plan. The
'righteous indignation' should be channeled at the City for treating our
small developments as insignificant in the larger picture. Questions were
raised as to how this might affect the Rayovac/Union Corners plan. It was
noted that all projects are different and that Union Corners will be a
significantly larger project. Doug supported communication with City Staff
to communicate disappointment. Alex A. agreed to pen the letter following
submission of bullet points from council members. Doug repeated that this
reinforces the need for the neighborhood to get the PMT (Project
management Team ) up and running. The PMT will reform, checking in with
Mark McFadden on what's been done. Doug will check on this. Dan Melton
said the letters need to go for the larger picture - the politics, that
the issue is inclusionary zoning. The neighborhood got caught in a
political fight and the loss is to 16 families or individuals who will not
be able to afford to buy into the neighborhood.
5. Recap of December 10 General Membership Meeting SASYNA (Steve): Review
of issues raised at meeting with discussion with Mayor and copy of letter
sent to Mayor with summary of discussion points. Issues raised
include: commuter rail, Historic Building research designation, traffic
flow/safety through neighborhoods, traffic flow as a result of East
Washington project, temporary housing needs/issues, pedestrian safety
concerns, KIPP, bus connections, airport noise and new development pressures.
6. Union Corners Update: studio meeting process proceeding slowly with
lots of discussion. Main decision made is on main access off of East
Washington Avenue, with Sullivan St. as the main in and out. Marquette
and Sasy traffic committees working together to plan how to diminish pass
through traffic by commuters from Sun Prairie, without impeding access to
Schenk Atwood business district. Suggesting narrowing of Winnebago as it
approaches property.
7. KIPP Air Permit Hearing Feb 6th to be held in downtown DNR building
(Webster St.) at 11 am. There is a neighborhood group meeting to discuss
how to get involved. DNR is accepting comments. The end result is that
they may be allowing larger discharges. Questions raised as what effect
KIPP will have on John martens project plans. Noted that only
contamination on Duraline site was a leak traced from KIPP.
8. Crosswalk painting - Betty had just come form a Ped Safety meeting
with Ken Golden, Robbie Weber, Ann Clark, AARP rep, Judy Olson, Dave
Dwyer, Tom Walsh, Mayor, Jeannie Hoffman with goal of responding in a
better manner to Ped safety issues.
Plan: 1. implement better coordination between Mayors office and Dept.
Chairs with an oversight committee of Dept. heads 2. Several corridors
suggested as test / experimental zones for pedestrian traffic safety to
include Monroe/Regent and Williamson/ Atwood. These will get extra
attention to see what can be done to improve safety and study what works
(targeted experimentation on these locations). Concern with traffic
engineering remain that the goal is to move traffic vs. maintaining or
improving pedestrian safety.
9. Ped Flags: Betty requested that she be allowed to purchase materials
for new flags. Eric agreed to adopt corner of Atwood and Ohio for
maintenance. Still need to check if it is ok to have sponsors mentioned
on flag holders. Betty authorized to purchase in partner with another
neighborhood for materials.
9. Jen Voicheck - resident of Ohio St. present to discuss recent
break-in, and that there seems to be a patterns or a series of break-ins
occurring (similar incident on Willy St.). They busted her apartment door
down but only seemed to take music cd's. Questioning whether it's kids
on their way to and from school. Be on the alert.
10. East Madison Clinic Update: Feb 4th appearance before Urban Design
for initial PUD. FEb 16th at Plan Commission. Affordable Housing is a
component but TIF not likely to be a component currently. Doug Nelson
very interested in Green Development principles.
11. SASYNA Traffic Calming Plan (Eric): Need to revisit this issue in
light of development pressures in neighborhood. Development needs to go
ahead as planned in the Master Plans. Interested in identifying street
repair / reconstruction list so that individual blocks can get on list for
traffic safety/calming as Waubesa did. To do so, street needs a champion
to move process along, need 75% of residents to agree and sign on, and
then need luck to make final cut of locations selected for calming
measures. Mention of Dutch play space concept where all visual cues are
designed to slow traffic and increase pedestrian safety, including design
of play space/multiuse of space.
12. WORT, March 5th - Neighborhood Associations have opportunity to
discuss neighborhood issues. These to include: SASYNA letter to Mayor
Dave after Dec 10 GMM: 2. KIPP issues; 3. Krupp project and issues
4. Kennedy Place. Alex and Betty to appear