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to be at the rear of buildings and along alleys in order to reduce visibility along State Road 23 and at the new Five Points intersection. G. Design Control When the Northeast Neighborhood Development Area Plan was initially established in 2003, a design control overview was described in Section VII. A. (Design Control Objectives). Given the changing conditions in the eight (8) years since the Development Plan was established reference to the Design Review Administrator shall be struck and Section VII. A. should be amended as follows: The Northeast Neighborhood Design Guidelines have been adopted by the Area Plan Commission, the Common Council and the Redevelopment Commission. In addition, a Northeast Neighborhood Development Area Overlay Zoning District was developed based on these previously approved Design Guidelines. The Overlay Zoning District provides additional design controls for new development and has been approved by the Area Plan Commission and the Common Council. The Area Plan Commission, the Board of Zoning Appeals, the Common Council and the Building Department will be responsible for all design controls within the Development Area. The Redevelopment Commission, through its staff, will serve in an advisory capacity for the Development Area. Powers and Duties The Building Department will be responsible for reviewing the plans and specifications for all projects located within the area to ensure development complies with the Zoning Ordinance, including the Zoning Overlay District. 2. Development Control The Area Plan Commission and the Common Council have adopted the Zoning Overlay District, which is now incorporated within the South Bend Municipal Code for use by developers on all projects within the area. The Building Department will base approval of plans on how well the proposals have followed these guidelines. The staff of the Redevelopment Commission will serve as advisory members to the review process within this Development Area. The Zoning Overlay District may be reviewed and revised as necessary by Area Plan Commission and Common Council action. 3. Permits 13