Exhibit B – Table of Value for Property Tax Purposes
Exhibit C – Parcel Description Table
Redevelopment Plan for the
Avenues West Redevelopment Project Area
This redevelopment plan is prepared pursuant to Section 66.1333 (6) (b), Wisconsin Statutes which requires that, “Such redevelopment plan shall conform to the general plan of the City and shall be sufficiently complete to indicate its relationship to definite local objectives as to appropriate land uses, improved traffic, public transportation, public utilities, recreational and community facilities, and other public improvements in the project area, and shall include without being limited to, a statement of the boundaries of the project area; a map showing existing uses and conditions of real property therein; a land use plan showing proposed uses of the area; information showing the standards of population density, land coverage and building intensity in the area after redevelopment; present and potential equalized value for property tax purposes; a statement of proposed changes, if any, in zoning ordinances or maps, and building codes and ordinances; a statement as to the kind and number of site improvements and additional public utilities which will be required to support the new land uses in the area after redevelopment; and a statement of a feasible method proposed for relocation of families to be displaced from the project area.”
STATEMENT OF PROJECT AREA BOUNDARIES
The Avenues West Redevelopment Project Area is located in the City of Milwaukee and encompasses the area shown and described on Map No. 1, titled Boundary and Existing Land Use Map, in the “EXHIBITS” section of this Redevelopment Plan.
The perimeter boundary of the project area is as follows:
All unplatted lands, vacated streets or alleys and other public rights-of-way or portions thereof located within the Southeast ¼ and the Northeast ¼ of Section 25 and the Northwest ¼ and the Southwest ¼ of Section 30, Town 7 North, Range 22 East in the City of Milwaukee, Milwaukee County, Wisconsin, and more specifically bounded and described as follows:
Beginning at a point at the intersection of West Highland Boulevard and North 27th Street on the West line of Section 30, 528.59 feet as platted south of the northwest corner of said Section 30;
Thence southeasterly along West Highland Boulevard to a point at the intersection of the centerlines of West Highland Boulevard and North 26th Street, which point is 587.38 feet as platted south and 369.32 feet as platted east of the northwest corner of Section 30;
Thence easterly along the centerline of West Highland Boulevard 1,267.75 feet as platted to a point that is the centerline of North 23rd Street as extended on the east line of the Subdivision of the North 12.918 Acres of East 21.378 Acres of West 100 Acres of Northwest ¼ Section 30;
Thence, south along the centerline of North 23rd Street to the intersection of the centerlines of North 23rd Street and West Michigan Avenue, said point being 420 feet as platted south and 1,002.97 feet as platted west of the northeast corner of the Southwest ¼ of Section 30;
Thence, west along the centerline of West Michigan Avenue to a point that is 40 feet as measured normal north of the northeast corner of Lot 86, Block 3, Mariner’s Subdivision Number 51;
Thence, south to the northeast corner of said Lot 86 and continuing south along the east line of said Lot 86 to a point that is 17.5 feet as measured normal south of the southeast corner of said Lot 86, said point being on the center line of West Pettibone Place;
Thence, west along the centerline of West Pettibone Place to a point on the centerline of its intersection with the centerline of North 25th Street, which point is 652.5 feet as platted south of the north line of the Southwest ¼ of Section 30;
Thence, south along the centerline of North 25th Street 267.5 feet as platted to the intersection of the centerlines of West Clybourn Street and North 25th Street, said point being 738.64 feet as platted east of the west line of Section 30;
Thence, west along the centerline of West Clybourn Street to the intersection of the centerlines of West Clybourn Street and North 28th Street, said point being 400 feet as platted west of the east line of Section 25 and 925 feet as platted south of the north line of the Southeast ¼ of Section 25;
Thence, north along the centerline of North 28th Street to a point on the north line of the Southeast ¼ of Section 25, said point being 342 feet as platted west of the east line of said Section 25 and also the northwest corner of Robert Davies Subdivision of Block 205;
Thence east along the north line of the Southeast ¼ of Section 25 to a point that is at the southwest corner of Lafayette Square Subdivision, said point along being the centerline of North 28th Street as extended south from the north;
Thence, north along the centerline of North 28th Street to the centerline of its intersection with West Richardson Place, said point also being the northwest corner of Newbre’s Subdivision;
Thence, northwesterly along the centerline of West Richardson Place to a point at the northwest corner of the Subdivision of Lots 10 to 19 Inclusive in Dousman’s Subdivision;
Thence, continuing northwesterly along the centerline of West Richardson Place to a point that is 34.40 feet as platted north of the northwest corner of Lot 1, Block 2 of Emma’s Subdivision;
Thence, north as measured normal along North 29th Street to a point at the intersection of the centerlines of North 29th Street and West Highland Boulevard, said point being 528.59 feet as platted south and 774.79 feet as platted west of the northeast corner of Section 25;
Thence, east along the centerline of West Highland Boulevard 774.79 feet as platted to the point of beginning.
This Renewal Plan supersedes all other renewal plan boundaries that overlap the project boundaries described above as of the date of adoption of this plan.
The boundaries of this project are shown generally as to location on all maps attached to this Renewal Plan and are more precisely described in Map No. 1 – Boundary and Existing Land Use Map.
DESCRIPTION OF THE PROJECT
The purpose of the Avenues West Redevelopment Plan (“Plan”) is to facilitate the redevelopment objectives within the Avenues West Redevelopment Project Area (“Area”) as established by the Common Council of the City of Milwaukee (“Common Council”) adopted File No. 051271, which authorized and directed the Redevelopment Authority of the City of Milwaukee (“Authority”) to prepare a redevelopment plan for the area identified as Avenues West.
This Plan has several areas of emphasis that together complete the redevelopment strategy for the project area:
HousingStrategy– A housing strategy for targeted density reduction, rehabilitation and development; with an emphasis on home ownership for the project area (see Map No. 9 -- Housing Strategy Map and Photographs);
Promote land assembly to develop or reinforce existing single family clusters/zones. If redevelopment parcels are located on transit corridors, choose a higher-density building form, such as rowhouses or townhouses.
Redevelop oversized or underutilized parking lots with single family dwelling units where feasible and appropriate. Target parking lots adjacent to existing single family clusters for either single-family attached units (duplexes, fourplexes, rowhouses, townhouses) or single-family detached units based on character and density of surrounding area.
Rehabilitate single family homes to support the efforts of existing homeowners to improve their properties, and raise the current level of property reinvestment, to promote new investment and ownership in the neighborhood.
Redevelop new infill buildings on vacant lots to same high standard as rehabilitated and renovated properties in the area.
Promote strict Code Enforcement to raise exterior standards, provide support for rehab and renovation efforts of existing homeowners in the area, and establish a stronger sense of community identity and shared investment in the neighborhood.
Preserve single-family homes with historic character as neighborhood assets.
Where feasible, combine small units within high occupancy multi-family buildings to reduce density and create condominium units marketable for owner occupancy.
Preserve multi-family buildings with historic character as neighborhood assets.
Encourage on-site property management for non-owner-occupied multi-family buildings, emphasizing those with 16 units or more.
Rehabilitate multi-family housing that has a blighting influencing on the neighborhood through:
Strict code enforcement
Acquisition and redevelopment
Change in ownership structure
Change in management structure
Low-interest rehabilitation loans to responsible owners
Zone or cluster multi-family along major transit corridors (e.g. Wisconsin Avenue)
Target for redevelopment or conversion to owner-occupied units (e.g., condos), multi-family housing that is located in the middle of single family clusters.
Target for redevelopment or conversion to owner-occupied units (e.g., condos), historically-designated or historic-eligible multi-family housing.
Reinforce commercial corridors with infill multi-family housing. Where feasible and where the market will support it, make new residential development mixed-use--ground floor commercial with multi-family residential above.
In some cases it is acceptable to increase density as long as units are owner occupied, or where there is on-site property management, especially in cases where the market demands or construction costs dictate a higher density.
Mixed-Use Strategy (primarily intended for commercial corridors):
Develop multi-family infill buildings with owner-occupied townhouse units on the ground floor level(s) and either rental units or condos above. If feasible, make a portion of owner-occupied and rental units "affordable housing" based on median incomes in the area.
Target parking lots that are within or adjacent to commercial corridors for multi-family residential-over-retail development.
Redevelop, restore and/or rehabilitate existing residential-over-retail buildings and market residential units for use as either multi-family rental or condo. Create a street level that is compatible with N. 27th Street "SoHI" Main Street goals of creating a pedestrian-friendly, highly activated commercial corridor.
Target Investment Neighborhood (TIN) Strategy: Subject to availability of funds, the Neighborhood Improvement Development Corporation (NIDC) will offer low-cost loans for rehabilitation to owners of properties not identified for acquisition. Properties receiving rehabilitation loans through NIDC must be repaired and rehabilitated to the minimum property standards established by the Community Development Block Grant Agency of the City of Milwaukee. This standard is the Home Investment Partnership or “HOME” standard, which is hereby incorporated by reference and made a part of this Plan.
Commercial Corridor Strategy
Repair and restore buildings in good condition.
Replace buildings or parts of buildings not in sound structural condition or where repairs are cost prohibitive.
Create a continuous street frontage ("street wall")or "infill" gaps between buildings, to the extent feasible.
Improve parking lot landscaping, screening and maintenance along major commercial corridors
Promote strict code enforcement for landscaping of surface parking lots, and voluntary compliance for lots that are pre-code (developed prior to existing standards).
Cluster commercial development at critical commercial nodes and key intersections.
Infill between nodes with compatible or contributing uses.
Acquire, rehabilitate or replace blighted properties.
Repair blighting features of properties that are otherwise in good condition, e.g. board-ups, broken glass.
Avoid visible signs of disinvestment, e.g. boarded up or blocked out windows, worn-out signs. etc.
“SoHi” Main Street Corridor
Improve the physical character of the "SoHi" commercial district in keeping with the SOHI District Master Plan (see Exhibit A, SOHI District Master Plan).
Target commercial buildings for potential façade grants.
Create investment and employment opportunities within the redevelopment project area.
Discourage automobile uses and encourage pedestrian friendly uses that activate the street.
Identify and implement potential catalytic projects.
Employ Main Street four-point program of Design/Preservation, Organization, Economic Restructuring and Marketing/Promotion.
Rezone multi-family districts to two-family or single-family residential districts to promote density reduction and owner occupancy.
Establish neighborhood conservation district for specific project areas.
Encourage planned development zoning on large projects that would benefit from a project-specific or custom approach to land use, architecture, site design, and landscaping.
Capture and integrate former school sites where school closures occur.
Green N. 27th Street with additional street trees, planters, and small urban park or outdoor café areas, as feasible.
Add street furniture and other amenities (e.g. kiosks, public art) where space allows and as feasible.
Reconstruction strategy for N 27th Street
Meet State and Federal requirements for State Trunk Highway 57 (N. 27th Street).
Preserve buildings designated for National Register Historic status.
Maintain pedestrian-oriented features to preserve and enhance commercial viability.
Vacate the public Right of Way to curb line on both sides of 27th St between W State St and W Highland Blvd. to create a developable site or a landscaped gateway entry to "SoHi" Main Street.
Renewal Plan Objectives
This Plan is intended to facilitate redevelopment of the Avenues West neighborhood, primarily focused on increasing home ownership as well as increasing the positive image of the “SoHi Main Street,” commercial district. The long term objective of the plan is to promote home ownership, target density reduction, and improve the safety within the redevelopment area.
Specifically, the Plan seeks to:
Acquire, assemble, prepare and/or market sites that serve the development needs of the district and promote the goals of the plan;
Eliminate blighting influences and environmental deficiencies which detract from the general appearance and livability of the area, downgrade existing development, and discourage new development or rehabilitation;
Encourage substantial rehabilitation of basically sound structures in need of repair to achieve plan standards and comply with local building codes;
Foster redevelopment activities within the project area which are consistent with the uses permitted in this Plan and which do not conflict with the sound needs and growth of the surrounding neighborhood and the community as a whole;
Receive and encourage use of grant funds or use other funding sources to implement aforementioned strategies;
Preserve historically significant buildings in accordance with Department of Interior standards.
Urban Renewal Actions
The general renewal activities included in this project are those broadly prescribed in Section 66.1333(6)(b), Wisconsin Statutes, and include, without limitation thereof, the following:
Acquisition by purchase, eminent domain or otherwise all real property in the project area;
Demolition, removal, or rehabilitation of all buildings and structures acquired by the Authority;
Installation, construction, or reconstruction of site and project improvements necessary to support land uses after redevelopment;
Disposition by sale, lease, or dedication of public purposes of land acquired in the project area for uses in accordance with the provision of this plan; and
The voluntary or compulsory repair and rehabilitation of all buildings and structures to be retained in the project area.
Specific actions deemed necessary to achieve the objectives of this Plan as cited herein during the time period in which it is in full force and effect include:
Elimination of blighting influences and environmental deficiencies;
Removal of incompatible uses, buildings, and structures;
Acquisition of property not repaired and rehabilitated to the specifications and standards established pursuant to this Plan;
Acquisition of real property for the assemblage of disposition parcels suitable in size and shape for the uses permitted in the Plan; and
Demolition of structurally substandard buildings, after rehabilitation efforts have been exhausted.
Required vacations or rededications of plat and public rights-of-way, replatting, and rezoning shall be accomplished by separate actions in accordance with the procedures specified in applicable provisions of local ordinances and Wisconsin law.
LAND USE PLAN
Land uses and the general location of public rights-of-way within the project area after redevelopment are shown on Map No. 3, Proposed Land Use Plan. The exact location of buildings, parking areas, recreational areas, public streets and alley rights-of-way shown on Map No 3 may be modified or revised by the Authority during the course of project execution without amendment of this Plan, provided that such modifications or revisions in the location or design of the above mentioned must not adversely affect the original objectives of this Plan, and will, subsequently, be approved by the City of Milwaukee.
It is intended that the land use plan established by this project will promote commercial development in the "SoHi" Main Street district, and rehabilitation of the surrounding residential and mixed use areas. A limited number of building sites for needed infill housing, commercial and mixed use development compatible with existing neighborhood development and historic buildings.
1. Land Use Provisions and Building Requirements
In order to achieve the objectives of this Plan, the use of land within the project boundaries shown on Map No. 3 – Proposed Land Use Plan will be made subject to the land use restrictions specified in applicable statutes, and local codes or ordinances.
The following is a limited description of preferred and prohibited uses within the commercial and residential districts of the Redevelopment Project Area.
1) Preferred Uses
Retail establishments, general (retail on N. 27th Street should be pedestrian-oriented and consistent with Main Street goals of the N. 27th Street “SoHi” District)
Bank or other financial institution (with the exception of check cashing or payday loan establishments)
Mixed use, particularly retail at street level and housing or commercial/office on the upper levels (street level may be expanded to include basement or upper stories with open stairways and terraces providing direct access)
Cultural institutions, such as museums and theaters
Park or playground (developed to fit within the urban setting)
Accessory uses, including outdoor dining areas, patios, courtyards, and other related accessory development customarily incident to the above permitted principal uses.
2) Prohibited Uses
Group residential or transitional living facilities
Social service facility
Motor vehicle uses (body shop, sales or rental facilities, repair facility)
Currency exchange, payday loan or title loan agencies
Any Permitted, Limited, Special or Accessory Use(s) allowed by local zoning but which are not deemed appropriate by the Authority and contributory to the character and image of the area.
1) Preferred Uses
Single-family dwellings (for owner occupancy)
Two-family dwellings (for owner occupancy in one unit)
Townhouses or rowhouses compatible with single-family clusters/zones (for owner occupancy)
Multi-family dwellings not in single-family clusters/zones (for owner occupancy)
Accessory uses and structures typically associated with the above
3) Prohibited Uses
Large group shelter care facilities (exception of multi-family housing that serves disabled residents when on-site services are provided to residents by a responsible provider and development provides 24-hour security).
Parking lot, primary use
Any Permitted, Limited, Special or Accessory Use(s) allowed by local zoning but which are not deemed appropriate by the Authority and contributory to the character and image of the area.
Additional Regulations, Controls and Restrictions for Commercial, Retail, and Multi-Family housing
Building and site regulations for proposed permitted uses shall be as specified for such uses by the Redevelopment Authority in conjunction with the acceptance of any offer to purchase or lease any disposition parcel and shall, to the extent deemed necessary by the Authority be based on the following standards of planning and urban design. Such standards may be made a condition of the sale or lease of any disposition parcel and may also be detailed in the appropriate disposition instrument.
Building regulations for permitted residential uses shall be as specified in the zoning ordinance of the City of Milwaukee for the zoning districts permitted in Section E. 14. of this Plan and shown on Map No. 7 - Proposed Zoning Changes Map.
All portions of the disposition parcel including those developed with structures, sidewalks, service drive, or parking areas, shall be adequately landscaped in accordance with an approved landscape plan. Trees, shrubs, and other plant material, hardscape material and groundcover shall be suitable to climate, soil conditions, and intended use. The site shall be designed to retain groundwater and minimize storm water runoff.
Garbage and Refuse Collection
Garbage and refuse collection stations shall be acceptably screened from view by appropriately designed fences, walls, enclosures, or plantings. Stations serving residential uses shall be conveniently located within one hundred feet of all dwelling units or apartment exits served.
Prior to construction, the Authority shall approve the location, size, and design compatibility of all permitted accessory structures such as garages, maintenance buildings, etc.
Duration of Land Use Provisions and Building Requirements
The land use provisions and building requirements shall be in full force and effect from the date this Project Area Plan is certified to the Common Council of the City of Milwaukee as provided by Section 66.1333 (6)(b), Wisconsin Statutes. They will continue to be in full force and in effect for a period of twenty (20) years unless otherwise terminated by recorded instrument of the Redevelopment Authority.
Applicability to Real Property Not to be Acquired
The land use and building restrictions described in this section are applicable to all parcels and properties within the Project area, including those excluded from acquisition as identified on Map No. 4 - Land Acquisition Plan. Excluded properties shall comply with the applicable property requirements of this Plan. The Authority shall impose these requirements, without limitation, because of enumeration by one or more of the following:
Enforcement of applicable codes, ordinances, and regulations of the City of Milwaukee and the State of Wisconsin
Separate written agreement
1. Land Acquisition
Property currently identified for acquisition is shown on Map No. 4, Land Acquisition Plan, as “parcel to be acquired.” The Neighborhood Improvement Development Corporation (NIDC) will offer low-cost loans for rehabilitation to owners of properties not identified for acquisition. Properties receiving rehabilitation loans through NIDC must be repaired and rehabilitated to the minimum property standards established by the Community Development Block Grant Agency of the City of Milwaukee. This standard is the Home Investment Partnership or “HOME” standard, which is hereby incorporated by reference and made a part of this Plan.
Properties not identified for acquisition may be acquired at any time during the course of project execution if, after notice of meetings in accordance with the procedure described below, the Redevelopment Authority has found and determined that such properties are blighting because:
The present owner(s) is unable or unwilling to repair and rehabilitate the property to the minimum standard for rehabilitation identified above. (Whenever such property is acquired, it may be cleared or offered for sale subject to rehabilitation to at least the Home Investment Partnership or “HOME” standard.)
The property is substandard, deteriorated, or economically infeasible of repair and rehabilitation to the 20-year standard identified above.
The property is needed for land assembly to provide a development site of sufficient size and shape to attract investment by the private sector, or to achieve described land use objectives established for the project area.
The following procedure shall be used whenever the Authority deems it necessary to acquire additional properties in the project area:
The Authority shall notify the owners of all property within the project area proposed to be acquired under the provisions of this subsection of the Plan. Notice shall be given to the owner(s) of record of each such property to be acquired by certified mail with return receipt requested, at their last-known address and at least 10 days prior to adopting a resolution approving such acquisition. Such notice shall describe the time, date, place, and purpose of the hearing; identify the project area and the property to be acquired; and also recite the reason(s) for such acquisition. All owners receiving notice shall be afforded a full opportunity to express their views respecting the proposed acquisition at such meeting for the purpose of assisting the Authority in making its findings and determinations. If the authority finds and determines that a property is blighting under one or more of the criteria set forth in Section D.1.b.1) through 4) above, it may by resolution, act to acquire such property by negotiation or by eminent domain under Chapter 32, Wisconsin Statutes, amending the relocation order, or the project filed in the office of the County Clerk, Milwaukee, Wisconsin. Such order shall be supplemental to the approved redevelopment plan recorded with the Register of Deeds of Milwaukee County, Wisconsin.
If identified for acquisition on Map No. 4 – Land Acquisition Plan, property later may be excluded from acquisition during the course of project execution upon the written request of the property owner and subsequent approval by the Authority under the following conditions:
1) The owner submits a specific plan or program of action indicating that the proposed use, construction, or reconstruction is in conformance with the objectives of the Plan and local codes, and satisfactorily demonstrates the financial feasibility of complying with all mandatory standards for property rehabilitation as may be required by the Authority;
2) The property has since been acquired by an adjacent retained use, provided, however, that any existing non-historic buildings on such property are demolished and the land is redeveloped in accordance with the regulations specified in Section C of this Plan as determined by the Authority;
3) Redevelopment, rehabilitation, reconstruction, or use of the property by the present owner or his assigns is consistent with the objectives, permitted land uses, and regulations specified in Section C of this Plan as determined by the Authority.
Properties to be acquired are as follows:
2608-10 W State St
2600 W State St
2522 W Clybourn St
848 N 27th St
824 N. 26th St.
846 N 26th St
540 N. 27th St.
2516 W. Wells St.
2. Public Improvements Public improvements in the Project Area must be adequate to support new and retained development. Public improvements will be provided by the City of Milwaukee in conjunction with its Capital Improvements Program and funded through that program or other appropriate funding sources.
3. Redeveloper’s Obligations For, and in consideration of the sale of property by the Authority, each purchaser, developer, or redeveloper will be required to abide by the following covenants and provisions set forth in the agreement for land disposition and conveyance executed pursuant thereto.
The redeveloper shall submit all project redevelopment proposals to the Authority for its review and approval prior to the start of construction. Proposals may be illustrated and shall consist of architectural, site development and landscape plans, and supporting narrative sufficiently complete in form and content so as to establish general conformity with the provisions set forth in Section C. of this Plan.
The redeveloper and any successor interest shall devote the land only to the uses specified in this Plan and shall carry out, or cause to be carried out, the approved project Plan with approved project Plan modifications, revisions and amendment thereof. Where a disposition parcel is sold or leased with the intention of not placing a building thereon, the use and development shall be controlled as specifically set forth in the appropriate agreement. The agreement will include a reasonable time schedule for which the developer will be held accountable. The Authority reserves the right to terminate any agreements for development projects that are not progressing on a reasonable schedule.
Neither the redeveloper, nor any of his successors or assignees shall restrict the use of land in the project upon the basis of race, creed, color, or national origin in the sale, use, or occupancy thereof. Appropriate covenants running with the land forever, which will prohibit such restriction, shall be included in the disposition instrument.
4. Authority’s Obligations
All real property and land necessary or indicated for implementation of the objectives of this Plan and proposed to be acquired by purchase, lease, eminent domain, or otherwise, cleared as necessary and re-sold, leased or dedicated by the Redevelopment Authority for private and public redevelopment in accordance with the uses, land provisions, and building requirements set forth in this Plan is identified on Map No. 4 – Land Acquisition Plan, attached to this Plan.
Land and improved property determined suitable for resale, if any, will be sold at fair market value in accordance with the provisions set forth in Section 66.1333(6)(b), Wisconsin Statutes, and with the disposition policy established by the Redevelopment Authority for achieving the development objectives stated in this Redevelopment Plan. Disposition may, therefore, be by means of fixed price offerings, negotiation, or by any other means deemed necessary or appropriate by the Redevelopment Authority to attain the objectives and development sought for this renewal project. Such disposition shall be subject to Common Council approval as provided in Section 66.1333(6)(b), Wisconsin Statutes.
The Authority will furnish the developer with an appropriate certificate upon the satisfactory completion of all building construction and other related improvements specified in the final construction plans approved for development. Until the Authority so certifies, the purchaser shall have no power to convey the project or any part thereof as provided by Wisconsin law and the agreements executed pursuant hereto.
5. Urban Design Objectives
All project redevelopment proposals shall provide for the highest feasible levels of architectural and environmental design and shall be predicated upon 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 site and the surrounding development. The provisions of Section C of this Plan shall be construed liberally to effectuate the urban design purposes hereof.
All project redevelopment proposals shall be submitted to the Authority for design review. Approval of any proposal shall be subject to a favorable determination by the Authority that such proposal conforms to the intent of this Plan and the design guidelines stated below. The Authority may impose additional design requirements and/or recommendations on a case-by-case basis. The Authority retains the right to reject any proposal determined to be inconsistent with the intent of the Redevelopment Plan or the design guidelines stated herein.
6. Urban Design Guidelines
Site and Building Design Guidelines for Commercial Development or Redevelopment (Infill)
Commercial Site Design Requirements--Building placement