Base Redevelopment Plan General Mitchell International Airport – Air Reserve Station (IAP-ARS) March 2008 Prepared for the Milwaukee 440th Local Redevelopment Authority by RKG Associates, Inc. CH2M Hill Beth Foy and Associates, LLC Norris & Associates, Inc. Durham, NH Milwaukee, WI Menomonee Falls, WI Milwaukee, WI For leasing opportunities or additional information regarding the former 440th Air Reserve Station please contact: Ted J. Torcivia Airport Business Manager General Mitchell International Airport 5300 South Howell Avenue Milwaukee, WI 53207-6189 [email protected] 414-747-5751 PHONE 414-747-4525 FAX REDEVELOPMENT PLAN GENERAL MITCHELL INTERNATIONAL AIRPORT AIR RESERVE STATION MILWAUKEE, WISCONSIN MARCH 2008 Prepared for: Milwaukee 440th Local Redevelopment Authority 809 North Broadway, 2nd Floor Milwaukee, Wisconsin Prepared by: RKG Associates, Inc. Economic, Planning and Real Estate Consultants 277 Mast Road Durham, New Hampshire 03824 Phone: 603-868-5513 In Association with Norris & Associates, Inc. Milwaukee, Wisconsin CH2M Hill Milwaukee, Wisconsin Beth Foy & Associates, LLC Economic Menomonee Falls, Wisconsin Planning and Real Estate Consultants Milwaukee 440th Local Redevelopment Authority Members City of Milwaukee Jeffrey Polenske, P.E. - Chair City Engineer Rocky Marcoux, Treasurer Commissioner – Department of City Development Milwaukee County Brian Dranzik, Vice Chair Transportation Research Analyst – Board of Supervisors Anthony Snieg, Secretary Deputy Airport Director – Finance/Admin General Mitchell International Airport 440th LRA Coordinator David Misky City of Milwaukee Redevelopment Authority This document was prepared by the 440th LRA with support from the U.S. Department of Defense, Office of Economic Adjustment J. Lynn Boese, Project Manager Reuse Plan Adopted March 18, 2008 Milwaukee 440th Redevelopment Plan March 2008 TABLE OF CONTENTS List of Exhibits ................................................................................................. v List of Figures .................................................................................................. v List of Tables .................................................................................................. vi I. Executive Summary ................................................................................ I-1 A. Introduction ............................................................................................................ I-1 B. Planning Process .................................................................................................... I-1 C. Summary of Key Findings & Recommendations .................................................... I-2 1. The Property .......................................................................................................................... I-2 2. Environmental Considerations ............................................................................................. I-3 3. Market Conditions ................................................................................................................. I-3 4. Public Input ............................................................................................................................. I-4 5. Reuse Alternatives ................................................................................................................. I-4 6. Preferred Reuse Plan ........................................................................................................... I-5 II. Site Overview ........................................................................................ II-1 A. Introduction ........................................................................................................... II-1 B. Description ............................................................................................................ II-1 C. Regional Context ................................................................................................... II-3 D. Property History .................................................................................................... II-5 E. Local Land Use Plans ............................................................................................ II-5 1. City of Oak Creek Comprehensive Plan (Published 2002) ......................................... II-5 2. A Regional Land Use Plan for Southeastern Wisconsin: 2035. (Published 2006) ... II-5 3. Wisconsin DOT I-94 North South Corridor Study (on-going) ....................................... II-6 4. City of Milwaukee, Southeast Side Area Plan ............................................................... II-6 F. Airport Master Plan ............................................................................................... II-8 1. Introduction ............................................................................................................................ II-8 2. Roadway Alternative for Runway Expansion ................................................................. II-8 3. Affected Properties within Runway Expansion ............................................................... II-8 4. Noise Contour Analysis........................................................................................................ II-9 5. Stormwater Management Plan Review ......................................................................... II-11 G. Zoning ................................................................................................................. II-11 III. Facilities Assessment ........................................................................ III-1 A. Introduction .......................................................................................................... III-1 B. Infrastructure ........................................................................................................ III-1 1. Water Distribution System................................................................................................. III-1 2. Sanitary Services ................................................................................................................. III-2 RKG Associates, Inc. Page i March 2008 Milwaukee 440th Redevelopment Plan 3. Storm Sewer System ........................................................................................................... III-5 4. Electrical System .................................................................................................................. III-7 5. Communication Lines ........................................................................................................... III-7 6. Roads .................................................................................................................................. III-10 7. Natural Gas System ......................................................................................................... III-10 8. Fuel System ........................................................................................................................ III-13 9. Steam Line System ............................................................................................................ III-13 10. Aboveground Storage Tanks .......................................................................................... III-13 11. Summary of Findings & Conclusions............................................................................... III-16 C. Buildings ............................................................................................................ III-17 1. General .............................................................................................................................. III-17 2. Storage ............................................................................................................................... III-18 3. Offices ................................................................................................................................ III-19 4. Hangars .............................................................................................................................. III-20 5. Shops ................................................................................................................................... III-21 6. Special Use Buildings ....................................................................................................... III-22 7. Guard Buildings ................................................................................................................ III-24 8. Infrastructure Buildings ..................................................................................................... III-25 9. Metal Boxes ....................................................................................................................... III-25 10. Summary ............................................................................................................................. III-26 D. Environmental Conditions .................................................................................. III-32 1. Introduction ......................................................................................................................... III-32 2. Summary of Major Findings ............................................................................................ III-35 3. State and Federal Regulatory Environment ................................................................. III-39