RICHFIELD WAY REDEVELOPMENT PLAN

VILLAGE OF MENOMONEE FALLS, WISCONSIN RICHFIELD WAY REDEVELOPMENT PLAN Prepared by: Village of Menomonee Falls, Wisconsin Community Development Authority Approved by the Community Development Authority on August 11, 2008 Approved by the Village Board on August 18, 2008

VILLAGE OF MENOMONEE FALLS, WISCONSIN RICHFIELD WAY REDEVELOPMENT PLAN INTRODUCTION On January 21, 2008, the Village Board adopted Resolution No. 691-R-08, a resolution authorizing the Village Manager to initiate processes relating to the possible amendment of Tax Incremental District #6, the possible creation of a new tax incremental district, and the possible creation of a new redevelopment district for the westerly portion of Menomonee Falls Tax Incremental District #6. An amendment to TID #6 has been drafted, the process has started to create Tax Incremental District #8 for the westerly portion of TID #6, and this redevelopment plan was drafted as part of the process to create a redevelopment district for the westerly portion of TID #6. This redevelopment plan is prepared by the Village of Menomonee Falls, Wisconsin, Community Development Authority (CDA) pursuant to Wisconsin Statutes Section 66.1333(6), as authorized under Wisconsin Statutes Section 66.1335, Housing and Community Development Authorities, and Wisconsin Statutes Section 66.1333, the Blight Elimination and Slum Clearance Act. This redevelopment plan is intended to serve as the general framework or guide to redevelopment within the area, so redevelopment and renewal projects may be more precisely planned and executed. The plan designates the boundary of the project area ( Project Area ), and includes an existing land use map which designates the general distribution and location of the various categories of land uses within the Project Area. This redevelopment plan will be known as the ( Plan ). DESCRIPTION OF THE PROJECT The Project Area is an area bounded generally by USH 41-45 on the north, Water Street on the west, Roosevelt Drive on the south, and Pilgrim Road on the east. The Project Area comprises 80.198 net acres and 43 parcels. It is a prominent location along the USH 41-45 corridor, and it provides an opportunity to develop attractive and productive business sites, providing jobs and tax base for the Village. One large parcel is vacant, and one large site is underutilized because it is primarily used for the outdoor storage and display of merchandise. Two parcels have old manufacturing buildings on them, and one of these sites has known environmental contamination problems. Preliminary estimates to clean up the environmental contamination are significant, possibly creating a disincentive for private re-investment and redevelopment. Menomonee Falls Water Utility Well #3 is down-gradient from the contaminated site. Page 2 of 33

Testing to date has demonstrated that the well has not been impacted by the contamination, but additional testing may be warranted to confirm that the well may not be impacted in the future. PLAN OBJECTIVES The objectives of the Plan are: 1. Encourage private investment in residential, commercial and office projects in the redevelopment area. 2. Eliminate blighting influences. 3. Diversify the local economy through tax base and job creation. 4. Create a well-planned, safe and healthful area. 5. Provide cleared and fully improved sites for commercial development and mixed use projects to include residential, commercial and office development. 6. Promote land uses that tend to lead to relatively more capital investment and more family-supporting jobs by restricting land uses that tend not to do so. 7. Improve traffic and pedestrian circulation. 8. Mitigate and, if appropriate, remediate environmental contamination in the soils and buildings that interfere with investment in and the use/reuse of land and buildings in the project area through state-of-the-art means. 9. Eliminate the likelihood that buildings and land will be vacant and unused for long periods of time, which results in a blighting influence on the surrounding community. CONSISTENCY WITH LOCAL PLANS The Plan is consistent with the Village of Menomonee Falls Comprehensive Plan, the project plan for Tax Incremental District #8 (proposed), the Comprehensive Outdoor Recreation Plan (CORP), and the current Capital Improvements Plan. EXISTING LAND USE AND ZONING Existing land uses in the Project Area are depicted in Appendix A. The zoning of the Project Area is primarily Planned Development District No. 2 (PDD #2); the area west of Water Street is zoned I-1 Light Industrial District. Page 3 of 33

EXISTING CONDITIONS The two largest buildings in the Project Area are aged and obsolete by modern standards. One of these buildings is vacant and has known environmental contamination, and the other one may need clean-up because of the age of the building and its previous uses. The building on one other parcel has been used as a foundry, so it may need clean-up also. One other large parcel has been used for storing vehicles involved in traffic accidents, so there may be some environmental problems on this site. PROPOSED LAND USE AND ZONING Land uses proposed in the Project Area following redevelopment are shown on the map entitled PROPOSED LAND USES. These are consistent with the Village of Menomonee Falls Comprehensive Plan. The exact location of buildings, parking areas, recreational areas, public street and alley rights-of-way may be modified, adjusted or revised by the CDA during the course of project review without amendment of the Plan, provided that such modifications or revisions in the location or design do not adversely affect the original objectives of the Plan, and are subsequently approved by the Village of Menomonee Falls. It is intended that the land use plan established by the Plan will promote commercial development in the Project Area, and rehabilitation of the surrounding residential and mixed use areas. Currently, the majority of the Project Area is zoned Planned Development District #2 (PDD #2). The remainder of the Project Area is zoned I-1 Light Industrial District. PDD #2 allows a variety of uses, but those uses are closely tied to the Land Use Plan for the area. The uses are commercial, mixed-use commercial, low-density residential, medium-density residential, and mixed-use residential. The Village is considering changing the land use plan and zoning by expanding the commercial area, and reducing the residential areas. The area zoned I-1 Light Industrial District will be proposed to be rezoned. STANDARDS OF POPULATION DENSITY, LAND COVERAGE AND BUILDING INTENSITY AFTER REDEVELOPMENT Properties in the Project Area will be developed in accordance with applicable zoning, subdivision and other land use restrictions. Page 4 of 33

PRESENT AND POTENTIAL EQUALIZED VALUE As of January 1, 2007, the total equalized value of the Project Area was $10,884,900. The potential equalized value after redevelopment is approximately $100,000,000. PROJECT ACTIVITIES Land Acquisition It may be necessary for the Village to acquire land for right-of-way, easements, environmental clean-up, or other activities in furtherance of this Plan. Public Improvements Public improvements in the Project Area must be adequate to support new and retained development. Public improvements will be provided by the Village of Menomonee Falls in conjunction with its Capital Improvements Program, and funded by an appropriate funding source. Design Objectives All project redevelopment proposals will provide for the highest feasible levels of architectural and environmental design, and shall be predicated on sound principles and best practices of site planning and building construction. Primary structures, accessory parking areas, usable open space, and utilitarian site features, such as waste collection stations, shall be functionally located and arranged with respect to both the disposition of the site and surrounding development. All project redevelopment proposals shall be submitted to the CDA and Architectural Control Board for design review. Approval of any proposal shall be subject to a favorable determination by the CDA that such proposal conforms to the intent of this Plan and the design guidelines in the appropriate zoning regulations. PLAN AMENDMENTS The Plan may be amended at any time in accord with the provisions of applicable subsections of Section 66.1333, Wisconsin Statutes. RELOCATION OF DISPLACED PERSONS AND BUSINESSES Persons and businesses displaced by project activities will be relocated in accordance with applicable laws and regulations. Relocation plans for the project will be filed with the appropriate office of government. These plans will be the basis for all relocation payments made as part of this project. Page 5 of 33

PROPERTY ACQUISITION AND DISPOSITION Property acquired as a result of the Plan is anticipated to be purchased by the CDA. All acquisitions will follow the legal requirements imposed on the CDA for property acquisition. The disposition of property will follow the legal requirements imposed on the CDA for property disposition. TERMINATION The Plan and Project Area will terminate on the date of retirement of any Tax Incremental Districts associated with the Plan if not scheduled to remain in effect for a longer period by a decision of the Village Board. Page 6 of 33

RIVE NUE WAY WAT STREET CHEROKEE DRIVE 3 MEGAL INDU S TRIAL HILLSIDE LANE DRIVE NOR-X-WAY PILGRIM MEGAL TIPP STREET DR HILLSIDE LANE LAUREL LANE GRAND OYT GOODE GARDEN FALLS PERSHING NUE PERSHING DRIVE APPLETON. CLEVELAND CHURCH GRANT NUE HALE Right-of-way Tax Parcels WATER ROOSEVELT CLEVELAND Centerlines Proposed TID Boundary HAYES MADISON NUE PATTON DR DRIVE CHARLES DR DR IVE C A R OLINE CLEVELAND Proposed TID Boundary STOLPER DRIVE CLEVELAND This map is intended for informational purposes only and does not replace the need for land or field survey. The Village of Menomonee Falls makes no representations regarding map accuracy or fitness for any use. This map does not represent an expressed or implied contract with the Village of Menomonee Falls. All parties must obtain the permission of the Village of Menomonee Falls before re -releasing this map or copies of the information displayed on or derived from it. JEFFERS 0 200 400 800 Feet Section Lines Map Accuracy: National Map Accuracy Standards Coordinate System: State Plane Coordinate System Datum: North American Datum, 1927

STATUTORY DEFINITIONS The criteria for defining conditions of blight in this analysis are the statutory definition(s) of blighted area appearing in 66.1333 and 32.03(6) of the Wisconsin Statutes: (b) "Blighted area" means any of the following: 66.1333(2m)(b)1. 1. An area, including a slum area, in which there is a predominance of buildings or improvements, whether residential or nonresidential, which by reason of dilapidation, deterioration, age or obsolescence, inadequate provision for ventilation, light, air, sanitation, or open spaces, high density of population and overcrowding, or the existence of conditions which endanger life or property by fire and other causes, or any combination of such factors is conducive to ill health, transmission of disease, infant mortality, juvenile delinquency, or crime, and is detrimental to the public health, safety, morals or welfare. 66.1333(2m)(b)2. 2. An area which by reason of the presence of a substantial number of substandard, slum, deteriorated or deteriorating structures, predominance of defective or inadequate street layout, faulty lot layout in relation to size, adequacy, accessibility or usefulness, unsanitary or unsafe conditions, deterioration of site or other improvements, diversity of ownership, tax or special assessment delinquency exceeding the fair value of the land, defective or unusual conditions of title, or the existence of conditions which endanger life or property by fire and other causes, or any combination of such factors, substantially impairs or arrests the sound growth of a city, retards the provision of housing accommodations or constitutes an economic or social liability and is a menace to the public health, safety, morals, or welfare in its present condition and use. 66.1333(2m)(b)3. 3. An area which is predominantly open and which because of obsolete platting, diversity of ownership, deterioration of structures or of site improvements, or otherwise, substantially impairs or arrests the sound growth of the community. Page 10 of 33 66.1333(2m)(bm) (bm) "Blighted property" means any property within a city, whether residential or nonresidential, which by reason of dilapidation, deterioration, age or obsolescence, inadequate provisions for ventilation, light, air or sanitation, high density of population and overcrowding, or the existence of conditions which endanger life or property by fire and other causes, or any combination of such factors, is conducive to ill health, transmission of disease, infant mortality, juvenile delinquency or crime, and is detrimental to the public health, safety, morals or welfare, or any property which by reason of faulty lot layout in relation to size, adequacy, accessibility or usefulness, insanitary or unsafe conditions, deterioration of site or other improvements, diversity of ownership, tax or special assessment delinquency exceeding the fair market value of the land, defective or unusual conditions of title, or the existence of conditions which endanger life or

property by fire and other causes, or any combination of such factors, substantially impairs or arrests the sound growth of a city, retards the provisions of housing accommodations or constitutes an economic or social liability and is a menace to the public health, safety, morals or welfare in its present condition and use, or any property which is predominantly open and which because of obsolete platting, diversity of ownership, deterioration of structures or of site improvements, or otherwise, substantially impairs or arrests the sound growth of the community. (6) 32.03(6)(a) (a) In this subsection, "blighted property" means any property that, by reason of abandonment, dilapidation, deterioration, age or obsolescence, inadequate provisions for ventilation, light, air, or sanitation, high density of population and overcrowding, faulty lot layout in relation to size, adequacy, accessibility, or usefulness, unsanitary or unsafe conditions, deterioration of site or other improvements, or the existence of conditions that endanger life or property by fire or other causes, or any combination of such factors, is detrimental to the public health, safety, or welfare. Property that consists of only one dwelling unit is not blighted property unless, in addition, at least one of the following applies: 32.03(6)(a)1. 1. The property is not occupied by the owner of the property, his or her spouse, or an individual related to the owner by blood, marriage, or adoption within the 4th degree of kinship under s. 990.001 (16). 32.03(6)(a)2. 2. The crime rate in, on, or adjacent to the property is at least 3 times the crime rate in the remainder of the municipality in which the property is located. PARCEL ANALYSIS AND ASSESSMENT The following pages are a summary review of the parcels within the Project Area. Some parcels have been reviewed and critiqued on an individual basis; others have been combined because of similarities in findings. Page 11 of 33

Tax Key Number: MNFV0007998 Address: W156N9073 STOLPER DRIVE Current Use: This parcel is owned by the State of Wisconsin. It is vacant, except for some asphalted areas, and it is used as a Wisconsin Department of Transportation traffic accident investigation site. Page 12 of 33

Tax Key Number: MNFV0009987 Address: W164N9306 WATER STREET Current Use: There are two buildings on the site; one deals with recreational vehicle sales, storage and service; and the second building deals with vehicle towing and service. There are many recreational vehicles stored on the property. There are also two billboards on the property. The uses on this parcel are nonconforming for both zoning and land use plan. Page 13 of 33

Tax Key Numbers: MNFV0010979, MNFV0010983, MNFV0010983001, MNFV0010983002, and MNFV0011994001 Address: W164N9183 WATER STREET Current Use: There are several structures on these sites that are used as a municipal public works yard by the Village of Menomonee Falls. Several of the structures were associated with a lumber yard that operated on the site from after World War II until the Village purchased the property. This is also the site of a Village salt storage facility. Page 14 of 33

Tax Key Number: MNFV0011999 Address: W164N9161 WATER STREET Current Use: This parcel is used as a fraternal meeting facility for the Knights of Columbus. The original structure dates from before 1941. The use on this parcel is nonconforming for land use plan. Page 15 of 33

Tax Key Number: MNFV0012012 Address: W164N9110 WATER STREET Current Use: This building was built in 1892. It currently is a 5-unit apartment building. Page 16 of 33

Tax Key Number: MNFV0012016 Address: N91W16245 PERSHING NUE Current Use: This parcel is currently vacant. Page 17 of 33

Tax Key Number: MNFV0012017 Address: N91W16356 PERSHING NUE Current Use: This building is currently used as a tavern on the first floor, with 3 apartment units on the second floor. The building dates from 1920. Page 18 of 33

Tax Key Number: MNFV0012018 Address: W164N9138 WATER STREET Current Use: This building is an industrial building. There have been several additions, but parts of the building date to 1910. The uses on this parcel are nonconforming for both zoning and land use plan. Page 19 of 33

Tax Key Number: MNFV0012021 Address: N91W16262 PERSHING NUE Current Use: This is a vacant industrial building built in 1975. It has been vacant and for sale for approximately a year. The uses on this parcel are nonconforming for both zoning and land use plan. Page 20 of 33

Tax Key Number: MNFV0012021001 Address: N91W16228 PERSHING NUE Current Use: This parcel is used as a facility for storage units that were built in 1987. For many years before the storage units were built, this was the site of Falls Foundry. The uses on this parcel are nonconforming for both zoning and land use plan. Page 21 of 33

Tax Key Number: MNFV0012171 Address: W161N9116 HAYES NUE Current Use: This parcel is an asphalt parking lot in poor condition; there is also a deteriorating garage on the property. Page 22 of 33

Tax Key Number: MNFV0012202001 Address: W161N9116 HAYES NUE Current Use: This building is an existing industrial building with offices. The original structures date from before 1941. The office portion was built sometime between 1950 and 1963. The uses on this parcel are nonconforming for both zoning and land use plan. Page 23 of 33

Tax Key Number: MNFV0012202002 Address: NO ADDRESS ASSIGNED Current Use: This parcel is vacant since at least 1941, and has been for sale for some time. Page 24 of 33

Tax Key Number: MNFV0012943 Address: W156N8985 PILGRIM ROAD Current Use: This parcel is Menomonee Falls Municipal Well #3. Page 25 of 33

Tax Key Number: MNFV0012983 Address: W156N9073 STOLPER DRIVE Current Use: This is currently a vacant industrial building that was built about 1948. There is significant documented environmental contamination on this site. The building has been vacant for about 6 months, and the property has been for sale for several years. The uses on this parcel are nonconforming for both zoning and land use plan. Page 26 of 33

Tax Key Number: MNFV0012984 Address: N90W15944 ROOSEVELT DRIVE Current Use: This parcel has been vacant since at least 1941. Page 27 of 33

Tax Key Number: MNFV0012985 Address: N90W15992 ROOSEVELT DRIVE Current Use: This property is a 4-family apartment building built in 1960. Page 28 of 33

Tax Key Number: MNFV0012995 Address: NO ADDRESS ASSIGNED Current Use: This parcel is currently vacant and landlocked. This parcel is nonconforming for zoning. Page 29 of 33

Tax Key Number: MNFV0012999 Address: NO ADDRESS ASSIGNED Current Use: This parcel is currently vacant, except for a billboard on the property. Page 30 of 33

Tax Key Number: MNFV0012999001 Address: W164N9168 WATER STREET Current Use: This parcel is a WE Energies electrical substation and yard. The uses on this parcel are nonconforming for both zoning and land use plan. Page 31 of 33

There are several parcels within the Project Area that have one and two-family residential structures. These parcels are: Tax Key Number MNFV0009986 MNFV0009989 MNFV0012011 MNFV0012013 MNFV0012014 MNFV0012015 MNFV0012061 MNFV0012170 MNFV0012201 MNFV0012205 MNFV0012206 MNFV0012988 MNFV0012989 MNFV0012990 MNFV0012991 MNFV0012992 MNFV0012993 MNFV0012994 MNFV0012996 Address W164N9230 WATER STREET W164N9292 WATER STREET W164N9098 WATER STREET N91W16303 PERSHING NUE N91W16281 PERSHING NUE N91W16263-16265 PERSHING NUE N89W15622 CLEVELAND NUE W161N9057 HAYES NUE W161N9060-62 HAYES NUE N90W16120 ROOSEVELT DRIVE N90W16104 ROOSEVELT DRIVE N90W16246 ROOSEVELT DRIVE N90W16262 ROOSEVELT DRIVE N90W16286 ROOSEVELT DRIVE N90W16312 ROOSEVELT DRIVE N90W16334 ROOSEVELT DRIVE N90W16366 ROOSEVELT DRIVE W164N9072 WATER STREET W164N9088 WATER STREET Page 32 of 33

FINDINGS The Project Area can be summarized as: The Project Area is a highly visible and prominent location in the Village of Menomonee Falls. The 80+ acres in the Project Area are divided into 43 separate parcels under various ownerships. A substantial number of properties are vacant land. A predominance of the Project Area is unoccupied and/or contains obsolete, deteriorated buildings. The unoccupied buildings attract vandalism and crime. A substantial number of properties have improvements which are old, obsolete and deteriorated. The location and geometry of the vacant and underutilized parcels makes them unlikely to be economically developed on an individual basis. There is significant documented environmental contamination on one large improved parcel. Other parcels are presumed contaminated. There is little functional integration or interaction between the parcels creating an environment that lacks community appeal or character. There is a lack of cohesion of uses; incompatible uses are located near one another. The vacancies, deteriorated building improvements, inconsistent development patterns, etc, present a negative image of the area. Properties for sale remain on the market, and there are few requests for building permits for existing buildings, which indicate a lack of private investment in the area. Based on the physical status of the properties, the condition of the Project Area is conducive to crime and ill health, impairs and arrests the sound growth of Menomonee Falls, constitutes an economic and social liability, and is a menace to the public health, safety, morals and welfare in its present condition and use. Page 33 of 33