Holland Gateway Charrette
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Holland Gateway Charrette USING REGIONAL COLLABORATIONS AND HIDDEN ASSETS FOR URBAN REVITALIZATION April, 2007. West Michigan Regional Urban Design Charrettes. Introduction.

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Holland Gateway Charrette

USING REGIONAL COLLABORATIONS

AND HIDDEN ASSETS FOR

URBAN REVITALIZATION

April, 2007

West Michigan Regional Urban Design Charrettes


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Introduction

  • In 2005, a large area of study involving properties and corridors of mutual concern was the focus of the AIA/WMSA’s first collaborative charrette process involving the City of Holland and Holland Charter Township


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This current 2007 Charrette process builds on the 2005 effort by expanding the involvement of City and Township participants while narrowing and intensifying the focus on a critical gateway area linking our two communities.


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This charrette process presents a wonderful opportunity for the broader community as it brings together leadership and engaged property owners, businesses, residents, and potential investors from both municipalities in a process that provides for greater understanding of conditions and opportunities for change.


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The charrette area has: the broader community as it brings together leadership and engaged property owners, businesses, residents, and potential investors from both municipalities in a process that provides for greater understanding of conditions and opportunities for change.

Two residential neighborhoods with homes and property in declining condition;

Two older commercial corridors that are in declining condition, are unattractive, and have congested roadways with access challenges; and

An obsolete industrial facility that has recently been sold with approximately 600,000 square feet of enclosed space on 42 acres of property.


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The west edge of the study area: the broader community as it brings together leadership and engaged property owners, businesses, residents, and potential investors from both municipalities in a process that provides for greater understanding of conditions and opportunities for change.

adjacent to Hope College and Downtown Holland, and

is the location of the area’s AMTRAK train station, regional bus service, and soon home to the area’s MAX transit system.

To the east

US-31 and Chicago Drive provide easy access throughout the region.

To the north

the heart of the Macatawa Greenway corridor.


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Revitalizing and redefining neighborhoods. the broader community as it brings together leadership and engaged property owners, businesses, residents, and potential investors from both municipalities in a process that provides for greater understanding of conditions and opportunities for change.

Enhancing corridor character;

Linking neighborhoods and commercial areas with the greenway corridor;

Changing socioeconomic conditions;

Defining community-supportive commercial and civic redevelopment opportunities; and

Revitalizing core community properties.

Challenges


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1. Preserve Urban Centers the broader community as it brings together leadership and engaged property owners, businesses, residents, and potential investors from both municipalities in a process that provides for greater understanding of conditions and opportunities for change.

2. Design on a Human Scale

3. Create Neighborhood Identity

4. Encourage Mixed-Use Development

5 Provide Choices Of Housing Types

6. Build Vibrant Public Spaces

7. Vary Transportation Options

8. Protect Environmental Resources

9. Conserve Landscapes

Objectives


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Design Matters: As the AIA policy statement expresses, “Architecture and urban design profoundly affect people”. The engagement of the AIA in this process, along with the involvement of other professionals and concerned citizens and property owners, advances the initiative in this gateway area tremendously. It is sincerely hoped that by inspiring this process and by adding visual images and representation, we are inspiring not only interest in this area but in the importance of design in other efforts within our community.

Realization


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Cyclical Process “Architecture and urban design profoundly affect people”. The engagement of the AIA in this process, along with the involvement of other professionals and concerned citizens and property owners, advances the initiative in this gateway area tremendously. It is sincerely hoped that by inspiring this process and by adding visual images and representation, we are inspiring not only interest in this area but in the importance of design in other efforts within our community.

“ The visioning process is a logical progression of steps which taken together will establish the future goals and direction for a community.”

Bill Johnson, ASLA; co-founder JJR, Inc.


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Area Facts Collected “Architecture and urban design profoundly affect people”. The engagement of the AIA in this process, along with the involvement of other professionals and concerned citizens and property owners, advances the initiative in this gateway area tremendously. It is sincerely hoped that by inspiring this process and by adding visual images and representation, we are inspiring not only interest in this area but in the importance of design in other efforts within our community.

  • Citizen Open House

  • Wed April 11, 2007


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  • Citizen Open House “Architecture and urban design profoundly affect people”. The engagement of the AIA in this process, along with the involvement of other professionals and concerned citizens and property owners, advances the initiative in this gateway area tremendously. It is sincerely hoped that by inspiring this process and by adding visual images and representation, we are inspiring not only interest in this area but in the importance of design in other efforts within our community.

  • Key Ideas Offered:

    • Preserve Federal Residential District

    • Programs to improve residences and property

    • Walking Access to Greenway


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  • Citizen Open House “Architecture and urban design profoundly affect people”. The engagement of the AIA in this process, along with the involvement of other professionals and concerned citizens and property owners, advances the initiative in this gateway area tremendously. It is sincerely hoped that by inspiring this process and by adding visual images and representation, we are inspiring not only interest in this area but in the importance of design in other efforts within our community.

    • Traffic Problems: Chicago Drive, 8th Street & US-31

    • Improve Infrastructure: Sidewalks, Lighting, and Drainage

    • Calm Traffic

    • Improve Aesthetic

    • Add Bike Paths

    • Park for Kids to Play


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  • Citizen Open House “Architecture and urban design profoundly affect people”. The engagement of the AIA in this process, along with the involvement of other professionals and concerned citizens and property owners, advances the initiative in this gateway area tremendously. It is sincerely hoped that by inspiring this process and by adding visual images and representation, we are inspiring not only interest in this area but in the importance of design in other efforts within our community.

    • Encourage Commercial Development along corridors

    • Hart & Cooley Redevelopment

    • Hope College potential expansion

    • Concerns about specific properties


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STUDY AREA “Architecture and urban design profoundly affect people”. The engagement of the AIA in this process, along with the involvement of other professionals and concerned citizens and property owners, advances the initiative in this gateway area tremendously. It is sincerely hoped that by inspiring this process and by adding visual images and representation, we are inspiring not only interest in this area but in the importance of design in other efforts within our community.


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STUDY AREAS TOUR “Architecture and urban design profoundly affect people”. The engagement of the AIA in this process, along with the involvement of other professionals and concerned citizens and property owners, advances the initiative in this gateway area tremendously. It is sincerely hoped that by inspiring this process and by adding visual images and representation, we are inspiring not only interest in this area but in the importance of design in other efforts within our community.


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Positive Facts “Architecture and urban design profoundly affect people”. The engagement of the AIA in this process, along with the involvement of other professionals and concerned citizens and property owners, advances the initiative in this gateway area tremendously. It is sincerely hoped that by inspiring this process and by adding visual images and representation, we are inspiring not only interest in this area but in the importance of design in other efforts within our community.

  • Diversity of Stakeholders with

    Strong Anchors:

    Hope, Hart, Commercial, Federal, Greenway

    Diversity of Physical Environment

    Urban Form: Grid

    Transitional Area with opportunities and options

    Multi-jurisdictional

    Real Estate Opportunities

    Redevelopment, Public Private Mix

    Arterial Access

    US 31, Chicago Drive

    Encourage Walk Ride


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Positive Facts “Architecture and urban design profoundly affect people”. The engagement of the AIA in this process, along with the involvement of other professionals and concerned citizens and property owners, advances the initiative in this gateway area tremendously. It is sincerely hoped that by inspiring this process and by adding visual images and representation, we are inspiring not only interest in this area but in the importance of design in other efforts within our community.

Rail Station: Regional Connection

Amtrak

Leverage Existing Assets:

Windmill Island, Greenway, Hope College

Neighborhoods: Livability Community, Diversity Greenway


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URBAN FORMS “Architecture and urban design profoundly affect people”. The engagement of the AIA in this process, along with the involvement of other professionals and concerned citizens and property owners, advances the initiative in this gateway area tremendously. It is sincerely hoped that by inspiring this process and by adding visual images and representation, we are inspiring not only interest in this area but in the importance of design in other efforts within our community.


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FUNCTIONAL AREAS “Architecture and urban design profoundly affect people”. The engagement of the AIA in this process, along with the involvement of other professionals and concerned citizens and property owners, advances the initiative in this gateway area tremendously. It is sincerely hoped that by inspiring this process and by adding visual images and representation, we are inspiring not only interest in this area but in the importance of design in other efforts within our community.


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DEVELOPMENT & LEVERAGE OPPORTUNITIES “Architecture and urban design profoundly affect people”. The engagement of the AIA in this process, along with the involvement of other professionals and concerned citizens and property owners, advances the initiative in this gateway area tremendously. It is sincerely hoped that by inspiring this process and by adding visual images and representation, we are inspiring not only interest in this area but in the importance of design in other efforts within our community.


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Positive Images “Architecture and urban design profoundly affect people”. The engagement of the AIA in this process, along with the involvement of other professionals and concerned citizens and property owners, advances the initiative in this gateway area tremendously. It is sincerely hoped that by inspiring this process and by adding visual images and representation, we are inspiring not only interest in this area but in the importance of design in other efforts within our community.


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Positive Images “Architecture and urban design profoundly affect people”. The engagement of the AIA in this process, along with the involvement of other professionals and concerned citizens and property owners, advances the initiative in this gateway area tremendously. It is sincerely hoped that by inspiring this process and by adding visual images and representation, we are inspiring not only interest in this area but in the importance of design in other efforts within our community.


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Area Negative Facts “Architecture and urban design profoundly affect people”. The engagement of the AIA in this process, along with the involvement of other professionals and concerned citizens and property owners, advances the initiative in this gateway area tremendously. It is sincerely hoped that by inspiring this process and by adding visual images and representation, we are inspiring not only interest in this area but in the importance of design in other efforts within our community.

  • Real Estate Risk/Exposure/

  • Transitional Risks

  • Vehicular/Pedestrian Mix-Dangerous

  • Crossings

  • 8th/Chicago Drive Convergence

  • Navigational Confusion

  • Billboards

  • Commercial Railroad Spurs

  • No Greenway Connection from Chicago Drive

  • Conflict of Commercial vs. Natural

  • Residential Decline

  • Future Commercial in Federal

  • Zoning Contributes to decline

  • Residential Pedestrian Infrastructure

  • Chicago Drive is Ugly


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NEGATIVES “Architecture and urban design profoundly affect people”. The engagement of the AIA in this process, along with the involvement of other professionals and concerned citizens and property owners, advances the initiative in this gateway area tremendously. It is sincerely hoped that by inspiring this process and by adding visual images and representation, we are inspiring not only interest in this area but in the importance of design in other efforts within our community.


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Real Estate Uncertainty “Architecture and urban design profoundly affect people”. The engagement of the AIA in this process, along with the involvement of other professionals and concerned citizens and property owners, advances the initiative in this gateway area tremendously. It is sincerely hoped that by inspiring this process and by adding visual images and representation, we are inspiring not only interest in this area but in the importance of design in other efforts within our community.


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Transitional Risks “Architecture and urban design profoundly affect people”. The engagement of the AIA in this process, along with the involvement of other professionals and concerned citizens and property owners, advances the initiative in this gateway area tremendously. It is sincerely hoped that by inspiring this process and by adding visual images and representation, we are inspiring not only interest in this area but in the importance of design in other efforts within our community.


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Dangerous Vehicular/Pedestrian Mix “Architecture and urban design profoundly affect people”. The engagement of the AIA in this process, along with the involvement of other professionals and concerned citizens and property owners, advances the initiative in this gateway area tremendously. It is sincerely hoped that by inspiring this process and by adding visual images and representation, we are inspiring not only interest in this area but in the importance of design in other efforts within our community.


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8th/Chicago Drive - Navigational Confusion “Architecture and urban design profoundly affect people”. The engagement of the AIA in this process, along with the involvement of other professionals and concerned citizens and property owners, advances the initiative in this gateway area tremendously. It is sincerely hoped that by inspiring this process and by adding visual images and representation, we are inspiring not only interest in this area but in the importance of design in other efforts within our community.


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Billboards “Architecture and urban design profoundly affect people”. The engagement of the AIA in this process, along with the involvement of other professionals and concerned citizens and property owners, advances the initiative in this gateway area tremendously. It is sincerely hoped that by inspiring this process and by adding visual images and representation, we are inspiring not only interest in this area but in the importance of design in other efforts within our community.


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Commercial Railroad Spurs “Architecture and urban design profoundly affect people”. The engagement of the AIA in this process, along with the involvement of other professionals and concerned citizens and property owners, advances the initiative in this gateway area tremendously. It is sincerely hoped that by inspiring this process and by adding visual images and representation, we are inspiring not only interest in this area but in the importance of design in other efforts within our community.




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Lack of Pedestrian Infrastructure Commercial vs. Natural


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Chicago Drive is Ugly Commercial vs. Natural


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Area Needs Commercial vs. Natural

  • Student Housing

  • Mid Range Housing-Quality Affordable Housing

  • Gateways: City/Township, Downtown, Hope College, Highways

  • Civic Facilities such as school, church & playgrounds

  • Community Gathering

  • Nature/Outdoor Recreation

  • Sense of Place

  • Part of a neighborhood

  • Part of a larger community


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What Are the Hidden Assets? Commercial vs. Natural

  • Greenway

  • Urban Infrastructure – Grids

  • Adequate Street Capacity

  • Neighborhoods

  • Hope College

  • Downtown Connection

  • Communities with a Collaborative Spirit

  • Strong History of Private-Public Partnership

  • 42 Ac. site available for redevelopment within a Mile of the CBD

  • Smaller available commercial properties to complement

  • Established Business in the area.

  • Easy Access to a major State Highway


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Area Goals Commercial vs. Natural

  • Transportation – Add & Diversify

  • Build on existing bus service with expanded high density service (BRT or Trolley)

  • Non-Motorized, Rail, Paths

  • Pedestrian Scale/Walkability

  • Chicago Drive/8th Street Enhancement

  • Aesthetics, Crossings, Linkage

  • Level of Service

  • Fairbanks (North) Enhancement

  • Determine best use

  • Leverage and connect to Greenway


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Area Goals Commercial vs. Natural

  • Development: New and Appropriate

  • Synergistic, Compatible, Connected

  • Federal District Enhancement

  • Improve infrastructure, infill, and amenities

  • Redesign for Vehicle Access

  • Greenway Connections

  • Visual, Residential, Physical, Accessible

  • 8th/Chicago Convergence

  • N/S Linkage-Resolve Conflicted Interchange

  • Branding the Gateway (District)

  • Downtown Connection, Marketing, Way-finding


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Uncovering Concepts Commercial vs. Natural

#1 Hart and Cooley – Industry Closing

Industrial Reuse?

Renovate and Reuse for Mixed-Uses

Minor League – West Coast Baseball

#2 Federal Area – Tired Neighborhood

Residential Rebirth-Infill and Renovation

Infrastructure Redefinition

Neighborhood Protection

Walkable Access Outside Neighborhood

#3 Fairbanks Area

Redefine Land Use Plan

Fairbanks/8th Street Intersection

Hering Property Solution

Mixed Use Recipe

#4 8th Street - Russ’ to Lincoln

Traffic Calming

Land Use Compatibility

Urban Form

AREA #1

AREA #2

AREA #3

AREA #4


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Area Ideas Commercial vs. Natural

Consolidation of Study Areas #1 and #2

Hart/Cooley – Federal District

Access – Shift Chicago Drive Corridor

New “Northern Entrance” Provides New Access

“Straightens 8th Street into Linear Shopping

New Opportunity for Bus Rapid Transit

Protects and Separates Residences

Boulevard Chicago Drive, 8th, and Clover

Improves Access to “New” Hart & Cooley


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FEDERAL NEIGHBORHOOD ENHANCEMENT Commercial vs. Natural


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PEDESTRIAN LINKAGE ACROSS 8 Commercial vs. Naturalth STREET




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PRIMARY TRAFFIC RE-ALIGNMENT Commercial vs. Natural


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EXISTING CHICAGO DRIVE CORRIDOR Commercial vs. Natural


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EXISTING CHICAGO DRIVE CROSS SECTION Commercial vs. Natural


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PROPOSED CHICAGO DRIVE CROSS SECTION Commercial vs. Natural


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NEW Commercial vs. Natural CHICAGO DRIVE CORRIDOR


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HART & COOLEY SITE ANALYSIS Commercial vs. Natural





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HART & COOLEY BASEBALL SITING OPTION 3: Commercial vs. NaturalPERSPECTIVE LOOKING EAST


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Area Ideas Commercial vs. Natural

Consolidation of Study Areas #3 and #4

Fairbanks and East8th Street

Chicago Drive must be redefined

Extend and Integrate retail/commercial

Develop a Signature Building

Need to have Buildings Define edges

Celebrate a Mixed Use Approach

Direct Natural Drainage into Greenway

Create an Auto Village

Open Hering Building for adaptive Reuse

Develop Connections to Greenway


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NEW CHICAGO DRIVE / 8 Commercial vs. Naturalth STREET INTERSECTION- OPTION A


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NEW CHICAGO DRIVE / 8 Commercial vs. Naturalth STREET INTERSECTION – OPTION B


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FAIRBANKS RETAIL DEVELOPMENT Commercial vs. Natural


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FAIRBANKS RETAIL DEVELOPMENT Commercial vs. Natural



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FAIRBANKS NEIGHBORHOOD CONCEPT Commercial vs. Natural


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Approach 1: Commercial vs. Natural

Keep heavy traffic on Chicago Drive elongate roundabout

Fairbanks separate and distinct from Federal .

Approach 2:

Federal relates more to 8th Street corridor

Heavy traffic-Clover to 8th Street

Roundabouts at Clover/Chicago Dr/8th to Clover

Chicago Drive becomes more calmed

Neighborhood retail

Link Fairbanks Federal to the Greenway

Refine 8th Street Character

Study Area Approach




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Transit Ideas Commercial vs. Natural

OBJECTIVES:

Link E. 8th Street with core of downtown

Regular / frequent service

Distinctive, inviting, fun, vehicles

Connect activity nodes and parking nodes

Utilize the Bus Rapid Transit (BRT) concept


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Moving About – Concept A Commercial vs. Natural


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Transit Loop stops – Concept A Commercial vs. Natural


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Moving About – Concept B Commercial vs. Natural


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Transit Loop stops – Concept B Commercial vs. Natural


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Next Steps Commercial vs. Natural

  • Organization

    • Joint Committee to review results, defineprocedural next steps:

    • Take to full Planning Commission’s

    • Post on Websites (City, Township, WMSA, AIA)

    • Take to property owners in informationalfeedback session

    • Where consensus on broad vision, get intimate with detail.

    • Neighborhood/Owner involvement


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Next Steps Commercial vs. Natural

  • Clarify / Gain Consensus on Vision

    • Neighborhood Enhancement

    • Emphasis on the Pedestrian

    • Integration of the Greenway

    • Vehicular Corridor Improvements

    • Foster / Support Appropriate Development


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Next Steps Commercial vs. Natural

  • Implementation Tools

    • Land Use and Zoning Revisions

    • Holland Township to adopt stricter regulations

    • Program Development – Assistance and Regulation

      • Seek grants for redevelopment assistance

    • Economic Incentives

    • Public/Private Leadership, Promotion, and Facilitation


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