FOUNTAIN PARK PROJECT
Proposed Location: Hwy 83 across from Kwik Trip
As the development process continues for the Fountain Park project, we will add information to this site to keep you informed. Thank you for being part of the process and reviewing the following information. Should you have additional questions, please e-mail John Weidl at firstname.lastname@example.org
Q: How does Fountain Park align with the strategic goals of the Village?
The Village Board’s 2014-2016 Strategic Plan Directions published in December of 2013 identified our core strategic issues, including addressing levy limits and cuts to shared revenue as the number one priority, followed by promoting and developing residential, commercial, and industrial growth. Fountain Park directly aligns with our goals as the Village’s new single-largest taxpayer at over $180,000 annually, or over 3% of our total tax base. In addition, these residents will be the new employees being added to our business parks, spending 70% of their disposable income in the local economy, and drawing more options in restaurants, shopping and other amenities.
Q: Why is amending the comprehensive plan necessary? Should we not just follow the plan?
We have amended the comprehensive plan several times over the years for developments, including the creation of business park #2, Gearbox Express, Kwik Trip and others. While the comprehensive plan is a great guide for our future, internal and external changes to the Village’s operating environment will require modifications to the plan over time in order to properly account for imperfect information when the plan was created. Simply stated, market bubbles, changes in consumer preferences, and other local, regional, national, and even global trends all play a role in the environment in which we operate. It is sound business to account for those changes by incorporating them into the comprehensive plan. Our continued position is that success will require adapting to changes in order to be out front and proactive with our development strategy.
Q: What are you doing about traffic concerns?
The Village is working with the DOT to determine the best design for the intersection at the new Chapman Farms Blvd and STH 83. We are working to determine the impacts at the Fairwinds Blvd and CTH NN intersections as well as the STH 83 and CTH NN intersections. We are also conducting traffic counts at other multifamily developments during peak hours, 6AM-9AM and 3PM-6PM, so as to include that information in our decision-making. All roads are currently and will be designed to safely and adequately move the projected counts.
In addition, we are working in concert with the school district to install safety measure that will enhance pedestrian travel and reduce vehicle congestion at Fairwinds BLVD and CTH NN. These measures include designated crosswalks, a new multi-purpose path, and internal changes/separations to the high school circulation for buses/faculty, student drop-off and student parking, reducing overlap and segregating ingresses.
Q: Why does the village view Fountain Park as Smart Growth for Mukwonago?
We have an obligation to all 7,629 village residents to maintain quality of life while advancing economic factors that make it possible. We are committed to smart growth that helps us control taxes for all village residents and businesses—even those opposed to the project.
We are confident—with input from the community—Fountain Park will contribute to a secure future where we can keep taxes low, support our local retail businesses and attract the professional talent our larger industrial companies require to create local jobs.
Please remember we are dedicated to securing a promising future for the entire village. The elected officials and staff work diligently every day to make informed decisions on how to deliver on that promise.
Q: Is the village following its comprehensive plan to guide Smart Growth within the village?
Yes. To illustrate how this project is consistent with smart growth and the village comprehensive plan, the following statements are quoted from the comprehensive plan and organized by page number. The full comprehensive plan is always available online.
To maintain the accepted levels of public services for resident and business owners in a fiscally conservative manner being able to withstand the ever-fluctuating economic marketplace.
To attract and retain high-quality development that enhances and diversifies the village economic base.
To promote a sustainable downtown that balances the need for public investment and a revitalized atmosphere of economic development taking advantage of opportunities to attract new businesses to underutilized storefronts.
Page 14 Comprehensive Plan Population Growth Projections[Village Note: The projected population impact of village development falls within these projections.]Year 2000: 6,162
Year 2005: 6,562 (est.)
Year 2010: 6,952
Year 2015: 7,383
Year 2020: 7,803
Year 2025: 8,194
Year 2030: 8,544
Village of Mukwonago Population Growth Rate Projections 2000-2030 = 39%
Ensure the maintenance of the existing high-quality housing stock to protect the value of the neighborhoods and village.
Seek out opportunities for higher density housing in and around the downtown to provide diversified housing stock in the village.
Given this category’s high density, the areas assigned this residential category are located in close proximity to major roads, businesses and services, sewer lines and developed areas.
Promote efficient growth patterns that incorporate pedestrian friendly transportation networks, which provide walkable designs.
Balance individual property rights with the vision of the village.
Q: Why build a self-contained community development with so many multi-family units?
The ability to offer high quality amenities, such as a pool, green space, fitness centers, underground parking, club house, walking trails, grilling stations and more amenities depends on the number of units developed. The more units, the more amenities offered, the higher quality development, and the higher-level incomes required to be part of this self-contained community, known as Fountain Park.
Q: Is the village working with neighbors to ensure concerns are heard and accommodated?
The developer of Fountain Park continues to make adjustments to the project plan to accommodate Fairwinds Subdivision residents’ input. The village is working diligently to ensure the developer is responsive to their input throughout this process.
Q: Why does the village need this type of housing?
Numerous factors support the need for Fountain Park’s upper-end, multi-family housing.
An existing Mukwonago industrial park company, GS Global Resources, notified us that 100 new jobs are coming to their facility. They indicated housing is required for these professionals—who earn family-sustaining wages—closer to work in Mukwonago. The employees now live in Oak Creek, Brookfield, Greendale and will require housing similar to what they live in now, which is similar to the Fountain Park project.
Recent developments with Kwik Trip, Aldi, Lynch Family of Dealerships, Gearbox Express, and ProHealth Care have added another 150 jobs to our employment base in the last 18 months.
The village comprehensive plan calls for support of local retail and creating housing within walking distance of activities to build a vibrant community. Fountain Park provides housing within walking distance to schools, groceries, Father’s Day Parade, Farmer’s Market, Maxwell Street Days and more.
This includes a mixture of housing opportunities to meet the needs of current and future residents regardless of age, income, or disability and for the village to seek out opportunities for higher density housing that “based on the desired ratio of single-family residential to multi-family residential there is an abundance of single family homes in the village.”
Q: Residents of Fairwinds Subdivision, north of Mukwonago High School across highway NN, oppose the development on a number of different issues, what is the village position on their opposition?
Whenever there is a new project proposed, there is opposition. There was opposition to the very subdivision the Fairwinds residents now call home. We were able to work to get them in their homes. And, we are confident we will be able to bring a high-quality project with amenities that draw new neighbors to our community to mitigate village taxes and school district taxes that are impacted by declining resident student enrollment, support our local retailers and downtown, as well as provide housing for professionals working within our industrial businesses.
The village understands there are always issues to address during the development process. As we go through the process, which we are doing now, multiple factors are reviewed and addressed, including balancing individual property rights with the development needs of the village, such as keeping taxes low, impact to property values, traffic and crime among others.
Q: Are there other locations to build the Fountain Park project?
The majority of the developable land in Mukwonago is not for sale. The proposed location of the Fountain Park project, across from Kwik-Trip on highway 83, however, is slated for multi-family housing as part of the village comprehensive plan for that property.
Q: How will this project impact our taxes?
Fountain Park will become the village’s largest taxpayer, paying $400,000 annually in new revenue for the village and school district alone. Fountain Park will add 3.3% to village’s annual revenues in a community where taxes have increased by 2.06% per year over the last 5 years. Furthermore, 90 new students would bring more than $800,000 annually in state aid to support the school district’s highly-regarded educational achievements.
Q: Does the school district have enough class space to educate additional children from Fountain Park?
Yes. Village projections indicate 90 new students can be expected. Declining student enrollment of 1% annually over the last 7 years in the Mukwonago Area School Districtn indicates space is available and individual shares of the school district taxes—throughout the school district, which includes the village—are likely to rise if new resident students are not added to the school district. As part of our process, we’ve been working with the school district to ensure we are able to continue to provide the high quality education that’s a draw for families moving to Mukwonago.
Q: Will this project impact neighboring property values?
The village assessor does not anticipate a negative adjustment to property values resulting from Fountain Park. The President of the Greater Milwaukee Association of Realtors also shared his belief that this project will not have an adverse impact on housing values. Nevertheless, we are conducting pre- and post-development appraisals with Chudnow-Druck on houses in the adjacent subdivision to make sure what, if any, impact this development may have on neighboring properties.
Q: Will this project impact traffic?
The preliminary Traffic Impact Analysis projects that 75% of trips from Fountain Park will use highway 83 and the other 25% will use highway NN. Each lane can safely handle well beyond (5 times) the expected trips per day.
Q: Will this project impact crime?
According the Village of Mukwonago Police Chief, based on research into existing calls for service within the village and within similar developments in surrounding municipalities, the projected calls for service at Fountain Park would be on average with calls we receive in single-family home subdivisions.
Q: Will this project impact local retail businesses?
Fountain Park residents are projected to bring $7.5 million in purchasing power to the village. When residents are asked what they want to see within the village, inevitably the response centers on more retail options, such as restaurants, shops and entertainment. Fountain Park residents will certainly help the village make the case to those considering new locations to come to Mukwonago.
Q: Will this project impact local industrial businesses?
Industrial businesses located within the village indicate a lack of quality, upper-end housing for professional employees making family-sustaining wages. Fountain Park would meet those needs.
Q: Will taxpayers subsidize the Fountain Park project?
No. The developer of Fountain Park has not asked for and will not require tax payer funding.
Q: Will federal funds, which would require low-income housing, be used to fund the project?