Village of Menomonee Falls Wisconsin. Project Plan. December 23, 2009

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1 Village of Menomonee Falls Wisconsin Tax Incremental District No. 9 Project Plan December 23, 2009 Prepared by The Village of Menomonee Falls, Wisconsin Redevelopment Manager Von Briesen & Roper, S.C. and Hutchinson, Shockey, Erley & Co.

2 SECTION I EXISTING USES AND CONDITIONS Tax Incremental District No. 9 (the District ) is being created as a mixed-use district. It is comprised of 188 gross acres available for development or redevelopment. Of the 304 parcels in the District, 97 (32%) are residential, 171 (56%) are classified as mercantile, 2 (<1%) are manufacturing, and 34 (11%) are other, including tax exempt, flood plain, etc. The equalized value of the District is approximately $102,675,600. Classification Number of Parcels Gross Acres % Gross Acres Equalized Value Residential $25,976,000 Mercantile $75,122,000 Manufacturing <1 $523,500 Other $1,054,100 TOTAL $102,675,600 There are five key parcels or project areas within the District. One project is referred to as Block 6, and it is a redevelopment project in Village Centre that would replace several older, well-worn buildings with a single mixed-use building. Another key parcel is the current home of a church that has purchased land elsewhere in the Village, and hopes to rebuild on the new parcel. A third parcel was an automobile dealership until 2009, and is now vacant. The fourth and fifth parcels are existing shopping centers, one built about 1960, and the other built in the 1970 s; both shopping centers have had difficulty attracting viable tenants, are set back on their parcels, and have abundant parking, much of which goes unused.

3 NUE NUE CT DONALD APPLE RIVER CREST R O O SEVELT D R CIRCLE ROAD RIDGE SUNSET COURT DEVONWOOD PAGEANT SCHNEIDER ST. MARK ST. THOMAS KING DAVID TID 9 CHRISTOPHER SCHNEIDER LANE BOULEVARD A-1 AGRICULTURE JOPER ROAD NUE STH 74 WESTBRIDGE LEE ANN MENOMONEE LANE LANE HILLCREST ROBERT IKA GR A NDER DEVO N WOOD RD APPLE BLOSSOM FO REST LN SANTA BARBARA COURT JOSS TAMARACK A-2 AGRICULTURE/URBAN FRINGE C-1 NEIGHBORHOOD BUSINESS C-2 COMMUNITY BUSINESS C-3 PLANNED DEVELOPMENT C-4 SUBURBAN RETAIL BUSINESS C-6 OFFICE I-1 LIGHT INDUSTRIAL SHADY SHADY ROSSLYN PLACE NUE BRIARWOOD ROGER APPLE HIGHLAND CO URT ALLEN NUE I-2 HEAVY INDUSTRIAL COURT STH 175 ROOSEVELT MAIN STREET EDGEWOOD PLACE PLACE TREE ELM WOOD TERRACE NUE TRAIL I-3 OFFICE & LIGHT INDUSTRIAL P-1 PARK & OPEN SPACE P-2 INSTITUTIONAL WOODLAWN LLOYD NUE HOYT SHERIDAN PDD PLANNED DEVELOPMENT DISTRICT PRD PLANNED RESIDENTIAL DEVELOPMENT R-1 SINGLE FAMILY RESIDENTIAL R-2 SINGLE FAMILY RESIDENTIAL R-3 SINGLE FAMILY RESIDENTIAL GOODE HFIELD NUE PERSHING DR SHERIDAN LAUREL GARDEN LANE GARFIELD JACOBSON FALLS THEODORE MBERLAND GRANT WAY GRAND CLEVELAND CHURCH ST APPLETON R-3.5 SINGLE FAMILY RESIDENTIAL R-4 SINGLE FAMILY RESIDENTIAL R-5 SINGLE FAMILY RESIDENTIAL R-6 SINGLE FAMILY RESIDENTIAL RM-1 MULTI FAMILY RESIDENTIAL RM-2 MULTI FAMILY RESIDENTIAL UNKNOWN Floodway Flood Fringe Shore Wetlands NUE DARDIS NUE MILL NUE LRGNE ST R O AD HALE MILL DARDIS PLACE MARY STREET NUE COURT HIAWATHA LRGNE WATER STREET WATER ARTHUR TID 9 CHEYENNE MAY LRGNE COURT PERSHING NUE HIAWATHA TAMAR A CK BLACKFOO CHEROKEE LANDS CIR ARTHUR DONALD MEGAL CLEVELAND LANE KENNY VALLEY ELSIE TAMARACK ROOSEVELT HAYES COURT FLEET INDU S TRIAL MADISON NUE PARK RIVER CHIPPEWA VIEW PINE ROBINHOOD DR KENWOOD NUE TREE CT HILLSIDE OLD LANE PATTON STH 175 RIDGEVIEW CLEVELAND PATTON HARRISON BELLEVIEW O RCHARD COURT CHARL E S D R IVE D R RIVERSIDE BLUFF MENOMONEE RI V ER CIR SHORE DR This map is intended for informational purposes only and does not replace the need for land or field survey. The Village of Menomonee Falls makes no representations regarding map accuracy or fitness for any use. This map does not represent an expressed or implied contract with the Village of Menomonee Falls. All parties must obtain the permission of the Village of Menomonee Falls before re -releasing this map or copies of the information displayed on or derived from it. Map Accuracy: National Map Accuracy Standards Coordinate System: State Plane Coordinate System Datum: North American Datum, 1927 NOR-X-WAY C A ROLINE MAIN STREET. Existing Uses ,000 Feet 6 7 VALLEY 5 8 NUE ROAD BLVD BLVD CREST PILGRIM STOLPER RIDGE RD STEVEN MACK 9 BLVD APPLE TIPP STREET MEGAL PKWY VALLEY 3 10 PILGRIM ROAD DR HILLSIDE KINGS MENOMONEE APPLETON VALLEY VIEW 1 25 LANE MAIN HIGHW RD MAN H ATTAN LANE CLEVELA MARGARET MENOM ONEE RIVER LIBRARY LN ELM HILLTO

4 SECTION II LIST THE TYPE, NUMBER AND LOCATION OF ALL PROPOSED PUBLIC WORKS AND IMPROVEMENTS IN THE DISTRICT AND OUTSIDE THE DISTRICT The following Projects are the required improvements to accommodate the development within in the District. Any costs directly, or indirectly, related to the public works are considered Project Costs and are eligible to be paid with tax increment revenues of the District. The Projects and Project Costs include, but are not limited to: Clarification of the boundary and ownership of the Village Park/Garfield Drive area As the Village of Menomonee Falls developed, the land around Village Park was platted and developed. Garfield Drive was constructed as part of the access to Village Park, but eventually became a street connecting Appleton Avenue with the subdivisions to the west of Village Park. North Middle School was constructed north of Village Park and Garfield Drive; some of the parking for the school is located on land that is part of the original Plat of the Village of Menomonee Falls. Clarification is needed to identify Village Park, Garfield Drive, and the North Middle School property. It is anticipated that most of this project will be funded within five (5) years of the creation of the District, and the balance, if any, as development occurs. Menomonee River Trail connections A portion of the Menomonee River Trail is located on former railroad right-of-way within the District; the former railroad right-of-way extends east across the Menomonee River from the actual trail, but there is no easy way to cross the river. A bridge is needed to span the Menomonee River and allow a connection to the land east of the river, including Tax Incremental District #8. It is anticipated that most of this project will be funded within five (5) years of the creation of the District, and the balance, if any, as development occurs. Improvements associated with redevelopment projects Many alleys are located within the District, and when redevelopment occurs, alleys will be needed to provide access. The alleys will need to be rehabilitated or improved to adequately provide that access, and complement the redevelopment. Other development-related improvements may also be recognized as development occurs. These projects will be funded as development occurs. Restoration/rehabilitation of the historic lime kilns in Lime Kiln Park The lime kilns in Lime Kiln Park date from Several years ago, a fence was constructed around each of the 3 kilns to deter vandals, but no efforts have been made to maintain the kilns. Therefore, the weather has deteriorated the kilns. If some efforts are not made to restore or rehabilitate the kilns, they will continue to deteriorate, and a historic feature of Menomonee Falls will be lost. A contractor will be hired to restore and rehabilitate the kilns. It is anticipated that most of this project will be funded within five (5) years of the creation of the District, and the balance, if any, as development occurs. Restoration/rehabilitation of Mill Pond Park and the area around the dam on the Menomonee River at Main Street The Menomonee River Corridor Master Plan was drafted in 1990 in conjunction with the Village Centre Master Plan. The Menomonee River Corridor Master Plan discussed the

5 SECTION II (Continued) cleanup of the river corridor to eliminate overgrown and invasive vegetation. Several attempts were made to control the vegetation, but the vegetation has grown back. A contractor will be hired to address the vegetation. It is anticipated that most of this project will be funded within five (5) years of the creation of the District, and the balance, if any, as development occurs. Storm sewer relay Two major storm sewer relays are proposed for this District. One relay is in an easement across the parcel identified as MNFV This relay is recommended in the comprehensive storm sewer study done by Ruekert & Mielke in The second relay is a storm sewer that currently lies beneath the parking lot for Grace Lutheran Church, tax key number MNFV If the property is redeveloped, the storm sewer would interfere with the effective redevelopment of the property. It is anticipated that the storm sewer across parcel MNFV will be funded within five (5) years of the creation of the District, and the balance, if any, as development occurs; the storm sewer for parcel MNFV will be funded as development occurs. Maintenance of decorative infrastructure in Village Centre During the period , the Village installed extensive decorative infrastructure in Village Centre. Some of that infrastructure needs maintenance and rehabilitation. In some cases, the decorative infrastructure might need to be replaced. It is anticipated that most of this project will be funded within five (5) years of the creation of the District, and the balance, if any, as development occurs. Property Acquisition No property acquisition is anticipated at this time, but the acquisition of rights and interests in property may be identified in the future to assist in redevelopment, and may be funded as project costs. If needed, this project will be funded as development occurs. Developer Grants and Incentives At the present time there are no proposals before the Village requesting cash grants from the Village. At this time, the Village has not established a policy regarding cash grants. To the extent that cash grants, loans, interest-free loans or other developer incentives are required to promote the redevelopment of the District, such incentives will be accompanied by the required Development Agreement. Cash grants, if any, will be used only in situations where the Village Board of Trustees has determined that the assisted development will provide reasonable new incremental value in comparison to the amount of the grant and other Village Project Costs. It is anticipated that most of this project will be funded within five (5) years of the creation of the District, and the balance, if any, as development occurs. Planning The cost of legal fees, environmental studies and other professional consultant costs will be an expense of the District. It is anticipated that most of this project will be funded within five (5) years of the creation of the District, and the balance, if any, as development occurs. Relocation Costs

6 SECTION II (Continued) At the present time, there is no proposal before the Village requiring the use of funds for relocation of persons or property. However, given the current property uses in the District and the proposed future uses, there may be such proposals in the future. Such costs may be funded as project costs. If needed, this project will be funded as development occurs. Community Development Authority The Village may choose to use the Community Development Authority (CDA) to implement certain parts of the proposed redevelopment within the District. Any contributions to the CDA will be made under the authority granted in Section (2)(f)1.h. of the Wisconsin Statutes. Administrative, Organizational and Discretionary Costs Project Costs will include the Village s administrative, organizational and discretionary costs as permitted under Section (2)(f)1.e., g. and i. of the Wisconsin Statutes. It is anticipated that most of this project will be funded within five (5) years of the creation of the District, and the balance, if any, as development occurs. Environmental Remediation Project Costs may include the removal or containment of, or the restoration of soil or groundwater affected by, environmental pollution. If needed, this project will be funded as development occurs.

7 SECTION III PROPOSED IMPROVEMENTS AND USE (MAPS)

8 NUE NUE CT DONALD APPLE R O O SEVELT D R CREST CIRCLE ROAD RIDGE SUNSET COURT DEVONWOOD PAGEANT SCHNEIDER ST. MARK ST. THOMAS KING DAVID CHRISTOPHER SCHNEIDER LANE TID 9 JOPER ROAD BOULEVARD NUE STH 74 WESTBRIDGE LEE ANN MENOMONEE LANE LANE HILLCREST ROBERT IKA GR A NDER DEVO N WOOD RD APPLE BLOSSOM FO REST LN SANTA BARBARA COURT JOSS TAMARACK SHADY SHADY AGRICULTURAL HOLDING AREA COMMERCIAL ENVIRONMENTAL CORRIDOR FLOODWAY INDUSTRIAL INSTITUTIONAL ROSSLYN PLACE NUE BRIARWOOD ROGER APPLE COURT STH 175 HIGHLAND CO URT ROOSEVELT MAIN STREET ALLEN NUE EDGEWOOD PLACE PLACE TREE ELM WOOD TERRACE NUE WOODLAWN LLOYD NUE HOYT SHERIDAN NUE Lime Kiln Park Rehabilitation Assessor's Plat LAND FILL / PARK RECLAMATION TRAIL GOODE PERSHING SHERIDAN MIXED USE OFFICE DR LAUREL GARDEN GARFIELD JACOBSON PARK / OPEN SPACE LANE FALLS THEODORE MBERLAND GRANT WAY GRAND CLEVELAND CHURCH ST APPLETON RURAL DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL HIGH DENSITY RESIDENTIAL NUE DARDIS NUE MILL NUE LRGNE ST R O AD HALE MILL MARY STREET NUE DARDIS PLACE COURT HIAWATHA LRGNE WATER STREET WATER ARTHUR TID 9 CHEYENNE MAY LRGNE COURT PERSHING NUE HIAWATHA TAMAR A CK BLACKFOO CHEROKEE LANDS CIR ARTHUR DONALD MEGAL CLEVELAND LANE KENNY VALLEY ELSIE TAMARACK ROOSEVELT HAYES COURT FLEET INDU S TRIAL MADISON NUE PARK RIVER CHIPPEWA VIEW PINE ROBINHOOD DR KENWOOD NUE TREE CT HILLSIDE OLD LANE PATTON STH 175 RIDGEVIEW CLEVELAND PATTON HARRISON RIVERSIDE BLUFF SHORE This map is intended for informational purposes only and does not replace the need for land or field survey. The Village of Menomonee Falls makes no representations regarding map accuracy or fitness for any use. This map does not represent an expressed or implied contract with the Village of Menomonee Falls. All parties must obtain the permission of the Village of Menomonee Falls before re -releasing this map or copies of the information displayed on or derived from it. Map Accuracy: National Map Accuracy Standards Coordinate System: State Plane Coordinate System Datum: North American Datum, 1927 ROAD CREST PILGRIM ROAD Grace Lutheran BLVD BELLEVIEW O RCHARD COURT CIR NOR-X-WAY CHARL E S DR D R IVE D R MENOMONEE RI V ER C A ROLINE MAIN STREET. Proposed Improvements and Uses ,000 Feet 7 VALLEY 5 8 NUE BLVD PILGRIM STOLPER RIDGE RD STEVEN MACK 9 BLVD APPLE TIPP STREET MEGAL PKWY VALLEY 3 10 DR HILLSIDE Menomonee River Trail Connection Storm Sewer 2 KINGS MENOMONEE APPLETON VALLEY VIEW 1 25 LANE MAIN Storm Sewer MNFV HIGHW RD MAN H ATTAN LANE CLEVELA MARGARET MENOM ONEE RIVER LIBRARY LN ELM

9 SECTION IV LIST OF ESTIMATED PROJECT COSTS A. Base Project Costs 1. Clarification of the boundary and ownership of the Village Park/Garfield Dr. area $75, Menomonee River Trail connection(s) $100, Improvements associated with redevelopment projects $2,000, Restoration/rehabilitation of the historic lime kilns in Lime Kiln Park, and restoration/rehabilitation/improvements in Mill Pond Park 5a. Storm sewer relay through Tax Key Number MNFV and MNFV $300,000 $1,500,000 5b. Storm sewer relay through Tax Key Number MNFV $500, Maintenance of decorative infrastructure in Village Centre $50, Public parking projects $3,000, Environmental remediation $2,000, Planning, Administrative, Organizational and Discretionary $50,000 Subtotal for Base Project Costs $9,575,000 B. Additional Project Costs 1. Community Development Authority projects Additional funds for existing Economic Development Master Fund $1,000, General Aggregate for the following: Property Acquisition Developer Grants and Incentives Relocation Costs $4,000,000 Estimated available cost allocation for Group B projects $5,000,000 Total estimated costs $14,575,000

10 SECTION IV LIST OF ESTIMATED PROJECT COSTS These are estimated project costs related to the projects referenced in Section II to be funded under this project plan. The estimated line item costs may vary, and funds may be moved among the various projects identified in Section II, according to need.

11 SECTION V ECONOMIC FEASIBILITY STUDY A developer has proposed a new building for the District that would house commercial uses, residential apartments, and parking. Other property is identified in the Village Comprehensive Plan as having a potential for redevelopment. In general, the entire District is identified in the Comprehensive Plan as appropriate for mixed-use. Based on the projected development, the total estimated tax increments would be $26,936,000. Assuming an average interest rate of 4.75%, TID No. 9 could support a bond issue of $16,315,000. However, this amount could change depending upon the timing of public improvements, the amount of capitalized interest needed, and developer incentives (which are taxable and therefore require a higher interest rate). In addition, legal costs and administrative expenses to be paid out of tax increments would affect the overall size of the borrowing. To the extent that the Village receives funds from other sources (i.e. governmental grants or private payments from responsible parties for environmental cleanup or charge backs) the project costs may be reduced by such amounts, or the Village may apply those amounts to reduce debt service costs. On the next page is a chart identifying possible future development and values for several projects in Village Centre. Following that chart are the estimates of projected tax increments, and the debt service schedule.

12 SECTION V (continued) ECONOMIC FEASIBILITY STUDY Summary of Possible Future Values in Village Centre Area Assessed Value Possible Land Improvements Total Future Value Possible Increment 1 $71,700 $55,200 $126,900 $126,900 $0 2 $321,600 $535,400 $857,000 $6,000,000 $5,143,000 3 $82,100 $110,600 $192,700 $1,500,000 $1,307,300 4 $1,672,500 $6,207,300 $7,879,800 $21,411,400 $13,531,600 5 $149,400 $10,600 $160,000 $1,500,000 $1,340,000 6 $551,200 $1,833,300 $2,384,500 $3,884,500 $1,500,000 7 $201,600 $12,100 $213,700 $3,000,000 $2,786,300 8 $509,900 $1,470,900 $1,980,800 $3,238,600 $1,257,800 9 $805,900 $2,097,900 $2,903,800 $15,000,000 $12,096,200 Grace $0 $0 $0 $20,000,000 $20,000,000 $4,365,900 $12,333,300 $16,699,200 $75,661,400 $58,962,200 Notes Construction Year Increment on Tax Roll School Parking Lot Bode "Block 6" Bode Flower Shop Appleton- Main-Mill block Associated Bank Parking Lot VOMF Parking Lots on Grand Water and Main Hale and Pershing Colonial Plaza Grace Lutheran Church

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15 SECTION VI DESCRIPTION OF FINANCING METHODS Under Wisconsin law, there are several methods of borrowing, some of which apply the debt against the Village s statutory debt limit. The feasibility of financing any project at any given time, by any particular method, will be determined in the future, based on the Village current fiscal situation, anticipated capital non-tid needs, interest rates, and the amount borrowed. Possible funding sources include: A. General Obligation (GO) Debt B. Water and Sewer Revenue Bonds C. CDA Lease Revenue Bonds D. State Grants E. Other Revenue Sources Available to the Village

16 SECTION VII PROPOSED CHANGES IN ZONING ORDINANCES AND MASTER PLAN There are no proposed changes.

17 SECTION VIII NON-PROJECT COSTS There are no non-project costs.

18 SECTION IX RELOCATION At the present time, there are no relocation costs. If such costs were to occur in the future, they will be paid according to State Statutes.

19 SECTION X HOW THE CREATION OF TAX INCREMENTAL DISTRICT NO. 9 WILL PROMOTE THE ORDERLY DEVELOPMENT OF THE VILLAGE Village of Menomonee Falls proposed Tax Incremental District No. 9 (TID #9) is designed to promote orderly development of the Village by providing a cost-effective means to encourage mixed-use commercial and residential development, thereby increasing the Village tax base and furthering the goals and policies of Village plans adopted and otherwise. The TID #9 area is currently zoned primarily for commercial use. Through the use of tax increment financing, the Village will provide public and streetscape amenities which will increase access and modernize the corridor and promote development. The orderly development of the Village will also be encouraged by the professional and planned nature of the Corridor through implementation of the Village Comprehensive Plan and the updated Village Centre Master Plan. Public improvements in TID #9 will be designed in a way to enhance the natural attributes of the area which will encourage land sales and redevelopment within the District. It is anticipated that the land within TID #9 will be owned and developed primarily privately. To attract private competitive development and investment to the Appleton Avenue Corridor and Village Centre, a Village often needs to make certain public improvements. If the Village were to buy all of the land in TID #9, and make these improvements, the anticipated tax benefits would probably not be enough to cover the public expenditures. This is especially true in the current legal environment with growing restrictions in the use of tax-exempt financing for the purpose of buying land which is later sold for private use. Therefore, most of the land redeveloped in TID #9 will be privately owned with the primary Village participation in the form of costs related to public improvement, which can be financed with tax-exempt financing. The Village will also assist the private sector by offering grants and incentives to developers. Because the land in proposed TID #9 is privately owned, the Village will continue to collect tax based on the valuation of the land and improvements. By creating a TID, the Village will be able to pay debt service on bonds issued for the public improvements from taxes collected on the increased value within the TID caused by development that occurs after the TID is created defined as the Increment. This provides the Village with a means to repay the debt and finance the public improvements in the TID while providing the private sector the incentive to redevelop in a manner closely aligned with Village redevelopment plans.

20 SECTION XI LEGAL OPINION

21 SECTION XII Legal Description TID No. 9 Boundary Village of Menomonee Falls Being that part of the Northeast 1/4 and the Southeast 1/4 of Section 4, the Southwest 1/4 and Southeast 1/4 of Section 3, the Northwest 1/4,Northeast 1/4 and Southeast 1/4 of Section 10, and the Southwest 1/4 of Section 11, Town 8 North, Range 20 East, Village of Menomonee Falls, Waukesha County, Wisconsin being more particularly described as follows: Commencing at the Northwest corner of the Southeast 1/4 of said Section 10; thence N E, along the north line of said Southeast 1/4, feet; thence N 00 56'27" W, feet to the Point of Beginning; thence N 00 56'27" W, along the westerly line of Certified Survey Map No. 285, feet; thence N 54 03'40" W, along the southwesterly line of said CSM, feet; thence N 54 03'45" W, along the southwesterly line of Certified Survey Map No. 252, feet; thence N 53 20'01" W, feet; thence N 54 03'21" W, feet to a point on the southeasterly line of Parcel 1 of Certified Survey Map No.1574; thence S 35 56'15" W, along said southeasterly line, feet; thence N 54 03'46" W, continuing along said southeasterly line, feet; thence S 35 56'15" W, continuing along said southeasterly line, feet; thence S 89 03'42" W, along the southerly line of said CSM, feet; thence N 15 43'41" E, along the northwesterly line of said CSM, feet; thence N 52 37'32" E, along the northwesterly line of said CSM, feet; thence N 00 38'16" W, along the northwesterly line of said CSM, feet to the northeast corner of Lot 1, Block 1, Hillcrest Subdivision; thence S 87 53'08" W, along the north line of said Lot 1, feet to a point on the easterly right of way of Donald Court; thence N 02 11'04" W, along said easterly right of way line, 4.12 feet; thence feet along a curve to the left, being along the northeasterly right of way of Donald Court, with a radius of feet, which bears S 87 52'56" W, a central angle of 75 58'50", the chord of which bears N 40 06'29" W, feet; thence N 78 17'24" W, along said northeasterly right of way, feet to a point on the southeasterly right of way of Fleet Avenue; thence N 31 40'39" E, along said southeasterly right of way line, feet; thence N 58 27'12" W, feet to the northeast corner of Lot 8, Block 1, Hiawatha Heights Subdivision; thence N 54 21'21" W, along the northeasterly line of Lots 8-15, inclusive of said Subdivision, feet to the northerly corner of Lot 15 of said Subdivision; thence N 21 55'56" W, feet to the southwesterly corner of Lot 2, Block 2, Hiawatha Heights Subdivision; thence N 29 38'10" W, along the westerly line of said Lot 2, feet; thence S 63 38'38" W, feet; thence N 00 06'43" W, feet; thence S 89 17'36" W, feet to a point on the easterly right of way line of Hiawatha Avenue; thence S 77 45'42" W, feet to a point on the westerly right of way of Hiawatha Avenue; thence N 00 06'46" W, along the easterly line of Lot 1, Block 2, of the Plat of Fifth Continuation Hiawatha Heights Subdivision, feet; thence N 00 06'42" W, feet to a point on the northerly right of way line of

22 Jacobson Drive; thence N 87 58'04" W, feet; thence N 39 30'08" W, feet; thence N 30 50'53" W, 3.03 feet; thence S 51 06'11" W, feet; thence S 68 53'17" W, feet; thence S 12 08'23" E, feet to a point on the northerly right of way line of Jacobson Drive; thence S 72 48'23" W, along the northerly right of way line of Jacobson Drive feet; thence N 12 17'28" W, feet; thence S 81 26'23" W, feet; thence S 39 06'33" W, feet; thence S 04 20'43" W, feet; thence S 87 11'32" W, feet; thence S 00 32'49" E, feet; thence S 87 00'55" W, feet to the northwest corner of Lot 12, Block 9 of the Plat of Seventh Continuation of Hiawatha Heights Subdivision; thence S 00 32'46" E, along the west line of said Lot 12, feet to a point on the northerly right of way of Ann Avenue; thence S 89 26'44" W, along the northerly line of Ann Avenue, feet to the southeast corner of Lot 4, Block 3 of Joss Subdivision; thence N 00 32'47" W, along the easterly line of said Lot 4, feet to a point on the southerly line of Lot 3, Block 3 of Joss Subdivision; thence N 63 27'04" E, along said southerly line, feet; thence N 00 32'49" W, feet; thence S 83 54'34" W, feet; thence N 06 05'28" W, feet to the southwest corner of Lot 5, Block 2 of West Park Subdivision; thence N 83 54'33" E, feet; thence N 06 05'20" W, feet; thence S 84 51'36" W, feet to a point on the southerly right of way line of Garfield Drive; thence S 83 46'10" W, along said southerly right of way line, feet; thence N 06 05'29" W, feet to a point on the northerly right of way line of Garfield Drive; thence N 06 05'27" W, along the westerly line of Lot 11, Block 1 of West Park Subdivision, feet to the northwest corner of said Lot 11; thence N 83 54'33" E, feet; thence N 06 04'55" W, feet; thence N 12 22'36" W, feet; thence S 83 54'35" W, 7.07 feet; thence N 05 58'20" W, feet; thence N 12 22'38" W, feet; thence S 83 54'48" W, 4.31 feet; thence N 13 22'10" W, feet; thence N 89 00'22" E, 4.38 feet; thence N 13 22'13" W, feet; thence S 77 56'33" W, feet; thence N 12 12'59" W, feet; thence N 77 46'59" E, feet; thence N 12 12'59" W, feet to a point on the southerly right of way line of S.T.H. 74 ; thence N 27 24'53" E, feet to a point on the easterly right of way line of Hoyt Drive; thence N 11 44'17" W, continuing along said easterly right of way line, feet; thence feet, continuing along said easterly right of way line along a curve to the left with a radius of feet, which bears S 78 34'06" W, a central angle of 20 45'48", the chord of which bears N 21 48'48" W, feet; thence N 31 53'18" W, continuing along said easterly right of way line, feet to a point on the southeasterly right of way line of Roosevelt Drive; thence N 58 06'43" E, along said southeasterly right of way line, feet; thence N 31 08'49" W, feet to a point on the northwesterly right of way line of Roosevelt Drive; thence N 38 01'18" W, along the northeasterly line of Block 4 of Hoyt Highlands Subdivision, feet; thence N 56 17'18" W, continuing along the northeasterly line of Block 4 of Hoyt Highlands Subdivision, feet; thence N 50 31'18" W, continuing along the northeasterly line of Block 4 of Hoyt Highlands Subdivision, feet; thence N 50 06'29" W, continuing along the northeasterly line of Block 4 of Hoyt Highlands Subdivision, feet to a point on the easterly right of way line of Shady Lane; thence S 00 08'19" E, along the easterly right of way line of Shady Lane, feet; thence S 87 24'53" W, feet to the intersection of the westerly right of way of Shady Lane and the northerly right of way of St. Thomas Drive ; thence S 87 05'59" W, along the northerly right of

23 way of St. Thomas Drive, feet; thence feet, continuing along said northerly right of way line, along a curve to the left with a radius of feet, which bears S 03 00'58" E, a central angle of 17 51'02", the chord of which bears S 78 03'31" W, feet to the northeasterly right of way line of Roosevelt Drive; thence N 20 58'57" W, along the northeasterly right of way line of Roosevelt Drive, feet; thence N 20 58'56" W, continuing along the northeasterly right of way line of Roosevelt Drive feet to the southwesterly corner of Parcel 1 of Certified Survey Map No. 2706; thence N 71 07'17" E, along the southeasterly line of said Parcel 1, feet to the southeast corner of said Parcel 1; thence N 18 52'09" W, along the easterly line of said Parcel 1, feet; thence N 50 10'43" W, continuing along the easterly line of said Parcel 1, feet to a point on the southeasterly right of way line of St. Francis Drive; thence N 39 50'22" E, along the southeasterly right of way line of St. Francis Drive, feet; thence N 39 50'20" E, continuing along the southeasterly right of way line of St. Francis Drive, feet; thence N 55 23'40" W, feet to the easterly corner of Lot 5, Block 14 of Shepherd Hill Addition No. 2 Subdivision; thence N 50 09'39" W, along the northeasterly line of Block 14 of Shepherd Hill Addition No.2 Subdivision, feet; thence N 50 00'35" W, continuing along the northeasterly line of Block 14 of Shepherd Hill Addition No.2 Subdivision feet; thence S 87 19'42" W, feet to the southeast corner of Parcel 4A of Certified Survey Map No. 6550; thence N 00 22'41" E, along the east line of said Lot 4A, feet to a point on the southwesterly right of way line of Appleton Avenue; thence N 50 09'13" W, along the southwesterly right of way line of said Appleton Avenue, feet; thence N 52 26'38" W, continuing along the southwesterly right of way line of said Appleton Avenue, feet; thence N 38 58'26" E, feet to a point on the northeasterly right of way line of said Appleton Avenue; thence N 39 50'38" E, along the easterly line of Parcel 1 of Certified Survey Map No. 9199, feet; thence N 00 59'36" E, continuing along the easterly line of Parcel 1 of Certified Survey Map No. 9199, feet; thence S 50 05'24" E, along the westerly line of Block 3, Devon Wood Subdivision, feet; thence S 39 54'33" W, continuing along the westerly line of Block 3, Devon Wood Subdivision, feet to the westerly corner of Lot 5, Block 3 of said Devon Wood Subdivision; thence S 50 05'26" E, along the southwesterly line of said Lot 5, feet to a point on the northwesterly right of way line of Joper Road; thence S 47 51'25" E, feet to a point at the intersection of the southeasterly right of way of Joper Road and the southerly right of way line of Forest Drive; thence S 55 26'08" E, along the southerly right of way line of Forest Drive, feet; thence feet along the southerly right of way line of Forest Drive, along a curve to the left with a radius of feet, which bears N 34 37'59" E, a central angle of 19 53'29", the chord of which bears S 65 18'45" E, feet to a point on the westerly line of Parcel 1 of Certified Survey Map No. 101; thence S 13 01'35" W, along the westerly line of said Parcel 1, feet to a point on the northeasterly right of way line of Appleton Avenue; thence S 50 05'59" E, along the northeasterly right of way line of Appleton Avenue, feet to the intersection of the northeasterly right of way line of Appleton Avenue and the westerly right of way line of Shady Lane; thence N 00 05'00" W, along the westerly right of way line of Shady Lane, feet; thence N 87 19'43" E, feet to the Northwest corner of the Southwest 1/4 of Section 3, Section 11, Town 8 North, Range 20 East; thence N 89 01'37" E, along the North line of

24 said Southwest 1/4, feet to the northwest corner of Lot 11, Block 1 of Forest River No. Five Subdivision; thence S 00 58'26" E, along the west line of said Lot 11, feet; thence S 18 17'23" E, along the westerly line of Lots 12 and 13 of Block 1 of said Subdivision, feet to the southeast corner of said Lot 13; thence N 71 12'02" E, along the southerly line of Block 1 of said Subdivision, feet; thence feet, continuing along the southerly line of said Block 1, along a curve to the right with a radius of feet, which bears S 18 43'45" E, a central angle of 14 09'33", the chord of which bears N 78 21'01" E, feet to the southeast corner of Lot 23 of Block 1 of said Subdivision; thence N 86 06'02" E, feet to a point on the easterly right of way line of Grand Avenue; thence N 89 02'07" E, along the north line of Lot 3 of Certified Survey Map No. 4502, feet; thence S 00 48'11" E, feet; thence S 89 20'58" W, feet; thence S 39 36'28" E, feet; thence S 66 18'08" E, feet; thence S 36 29'25" W, feet; thence feet along a curve to the left with a radius of feet, which bears S 52 15'04" E, a central angle of 16 31'23", the chord of which bears S 29 29'15" W, feet; thence feet along a curve to the left with a radius of feet, which bears S 68 46'27" E, a central angle of 02 56'39", the chord of which bears S 19 45'14" W, feet; thence feet along a curve to the left with a radius of feet, which bears S 71 43'05" E, a central angle of 01 35'34", the chord of which bears S 17 29'08" W, feet; thence S 16 00'51" W, feet; thence S 72 45'15" W, feet; thence N 12 27'28" W, feet to the northeast corner of Parcel 2 of Certified Survey Map No.8268; thence N 20 34'58" W, feet to a point on the northerly right of way line of Pershing Avenue; thence S 77 36'46" W, feet; thence N 12 20'56" W, feet; thence S 77 36'47" W, feet; thence N 12 20'54" W, feet to a point on the south line of Lot 3 of Certified Survey Map No ; thence S 88 08'12" W, feet; thence S 86 25'26" W, feet to the southeast corner of Parcel 3 of Certified Survey Map No. 5497; thence feet, along the south line of Parcel 3 said Certified Survey Map, along a curve to the left with a radius of feet, which bears S 04 21'31" E, a central angle of 14 24'53", the chord of which bears S 78 26'02" W, feet; thence S 71 08'35" W, continuing along the south line of said Parcel 3 and the south line of Outlot 1 of Certified Survey Map No. 6441, feet to a point on the westerly right of way line of Goode Avenue; thence S 12 23'56" E, along said westerly right of way line, feet to a point at the intersection of the westerly right of way line of Goode Avenue and the northerly right of way line of Pershing Avenue; thence S 13 12'24" E, feet to a point on the southerly right of way line of Pershing Avenue; thence N 76 47'36" E, feet; thence N 76 47'36" E, feet; thence S 27 21'14" E, feet to a point on the north line of Lot 1 of Certified Survey Map No. 8045; thence N 77 02'11" E, along the north line of said Lot 1, feet; thence S 24 14'59" E, along the easterly line of said Lot 1, feet; thence S 31 51'17" E, feet to a point on the southerly right of way line of Roosevelt Drive; thence S 38 01'18" E, along the easterly line of Lot 2 of Certified Survey Map No. 9156, feet to the northwest corner of Lot 1 of Certified Survey Map No. 9156; thence N 77 38'45" E, along the northerly line of said Lot 1, feet to the northeast corner of said Lot 1; thence S 12 25'29" E, along the easterly line of said Lot 1, feet to the northerly right of way line of Cleveland Avenue; thence N 77 38'45" E, along the northerly right of way line of Cleveland Avenue, feet to the intersection of the

25 northerly right of way of Cleveland Avenue and the westerly right of way line of Grand Avenue; thence N 12 25'27" W, along the westerly right of way line of Grand Avenue, feet to the intersection of the westerly right of way line of Grand Avenue and the southerly right of way line of Roosevelt Drive; thence N 77 31'54" E, feet to the intersection of the easterly right of way line of Grand Avenue and the southerly right of way line of Roosevelt Drive; thence N 77 36'46" E, along the southerly right of way line of Roosevelt Drive, feet; thence N 89 56'52" E, continuing along the southerly right of way line of Roosevelt Drive, feet; thence N 09 19'21" E, continuing along the southerly right of way line of Roosevelt Drive, feet; thence S 81 42'22" E, continuing along the southerly right of way line of Roosevelt Drive, feet to the northwest corner of Lot 1 Block 12 of Village of Menomonee Falls Assessors Plat No. 3; thence S 01 22'50" W, along the west line of Block 12 of said Assessors Plat No. 3, feet; thence S 01 09'34" E, continuing along the west line of Block 12 of said Assessors Plat No. 3, feet; thence S 01 51'30" E, continuing along the west line of Block 12 of said Assessors Plat No. 3, feet; thence N 89 55'28" E, feet to a point on the westerly right of way line of Water Street; thence S 77 10'30" E, feet to a point on the easterly right of way line of Water Street; thence S 89 38'44" E, along the north line of Lot 9, Block 13 of Village of Menomonee Falls Assessors Plat No. 3, feet; thence S 86 06'40" E, continuing along the north line of Lot 9, Block 13 of Village of Menomonee Falls Assessors Plat No. 3, feet; thence S 00 05'34" W, along the east line of Lot 9, Block 13 of Village of Menomonee Falls Assessors Plat No. 3, feet to the northwest corner of Lot 12, Block 13 of Village of Menomonee Falls Assessors Plat No. 3; thence S 89 19'45" E, along the north line of Lot 12, Block 13 of Village of Menomonee Falls Assessors Plat No. 3, feet to the northeast corner of Lot 12, Block 13 of Village of Menomonee Falls Assessors Plat No. 3; thence S 00 40'16" W, along the east line of Lot 12 Block 13 of Village of Menomonee Falls Assessors Plat No. 3, feet to a point on the northerly right of way line of Main Street; thence S 39 53'58" W, feet to a point on the southerly right of way line of Main Street; thence S 03 49'11" W, along the east line of Lot 5, Block 14 of Village of Menomonee Falls Assessors Plat No. 3, feet to the southeast corner of Lot 5, Block 14 of Village of Menomonee Falls Assessors Plat No. 3; thence N 85 27'48" W, along the southerly line of Lot 5, Block 14 of Village of Menomonee Falls Assessors Plat No. 3, feet to the southwest corner of said Lot 5; thence S 08 06'48" E, along the easterly line of Lot 3, Block 14 of Village of Menomonee Falls Assessors Plat No. 3, feet; thence S 76 19'10" W, along the southerly line of Lot 3, Block 14 of Village of Menomonee Falls Assessors Plat No. 3, feet; thence S 13 40'51" E, feet; thence S 32 00'01" E, feet; thence N 88 00'13" E, feet; thence S 00 08'58" W, feet; thence N 88 21'53" E, feet to a point on the westerly right of way line of Park Boulevard; thence S 00 44'07" W, along the westerly right of way line of Park Boulevard, feet to the southwesterly corner of the Park Boulevard right of way; thence N 89 07'45" E, along the southerly Park Boulevard right of way, feet to the intersection of the southerly Park Boulevard right of way line and the westerly Hayes Avenue right of way line ; thence S 00 52'14" E, along the westerly Hayes Avenue right of way line, feet; thence S 89 08'28" W, along the westerly Hayes Avenue right of way line, 2.40 feet; thence S 02 04'32" E, along the westerly Hayes Avenue right of way line, feet;

26 thence feet along the westerly Hayes Avenue right of way line, along a curve to the left with a radius of feet, which bears N 87 24'58" E, a central angle of 44 16'25", the chord of which bears S 24 43'15" E, feet; thence S 47 38'32" E, along the westerly Hayes Avenue right of way line, feet; thence feet, along the westerly Hayes Avenue right of way line, along a curve to the left with a radius of feet, which bears N 41 31'53" E, a central angle of 41 30'28", the chord of which bears S 69 13'21" E, feet; thence N 88 40'32" E, along the southerly Hayes Avenue right of way line, feet to the northwest corner of Parcel A of Certified Survey Map No. 61; thence S 00 19'15" E, along the westerly line of said Parcel A, feet; thence N 89 07'44" E, feet to the northeast corner of Parcel C of said Certified Survey Map; thence S 00 19'14" E, along the easterly line of said Parcel C, feet; thence S 71 27'25" E, feet; thence N 89 12'44" E, feet to a point on the westerly right of way line of Patton Drive; thence N 00 51'30" W, along the westerly right of way line of Patton Drive, feet; thence S 89 45'43" E, feet to the intersection of the easterly right of way line of Patton Drive and the northerly right of way line of Belle View Boulevard ; thence N 89 08'49" E, along the northerly right of way line of Belle View Boulevard, feet; thence S 00 51'34" E, feet to a point on the southerly right of way line of Belle View Boulevard; thence S 00 51'34" E, along the easterly line of Lot 3, Block 5 of Edgebrook Park Subdivision, feet; thence S 89 08'29" W, feet to a point on the easterly right of way line of Menomonee River Parkway; thence feet, along the northeasterly right of way line of Menomonee River Parkway, along a curve to the right with a radius of feet, which bears S 63 29'06" W, a central angle of 08 01'03", the chord of which bears S 22 30'23" E, feet; thence feet, along the northeasterly right of way line of Menomonee River Parkway, along a curve to the right with a radius of feet, which bears S 71 30'08" W, a central angle of 04 32'56", the chord of which bears S 16 13'24" E, feet; thence feet, along the northeasterly right of way line of Menomonee River Parkway, along a curve to the left with a radius of feet, which bears N 71 47'45" E, a central angle of 21 10'41", the chord of which bears S 28 47'36" E, feet; thence S 39 33'04" E, along the northeasterly right of way line of Menomonee River Parkway, feet to the intersection of the northeasterly right of way line of Menomonee River Parkway and the northwesterly right of way line of Riverside Bluff Road; thence S 39 33'10" E, feet to the intersection of the northeasterly right of way line of Menomonee River Parkway and the southeasterly right of way line of Riverside Bluff Road; thence S 39 33'12" E, feet to a point at the intersection of the northeasterly right of way line of Menomonee River Parkway and the northwesterly right of way line of Shore Crest Drive ; thence S 39 33'14" E, feet to the intersection of the northeasterly right of way line of Menomonee River Parkway and the southeasterly right of way line of Shore Crest Drive; thence S 39 33'11" E, along the northeasterly right of way line of Menomonee River Parkway, feet; thence feet, along the northerly right of way line of Menomonee River Parkway, along a curve to the left with a radius of feet, which bears N 50 22'43" E, a central angle of 67 41'46", the chord of which bears S 73 28'10" E, feet; thence feet, along the northerly right of way line of Menomonee River Parkway, along a curve to the right with a radius of feet, which bears S 17 21'37" E, a central angle of 16 00'51", the chord of which bears N 80 38'49" E, feet; thence N 88 40'47" E,

27 along the northerly right of way line of Menomonee River Parkway feet to a point on the westerly right of way line of Pilgrim Road; thence S 02 14'12" W, along the westerly right of way line of Pilgrim Road, feet to a point at the intersection of the southerly right of way line of Menomonee River Parkway and the westerly right of way line of Pilgrim Road; thence S 00 36'12" E, along the westerly right of way line of Pilgrim Road, feet to the intersection of the westerly right of way line of Pilgrim Road and the northerly right of way line of Mac Arthur Drive; thence S 03 27'54" E, feet to the intersection of the westerly right of way line of Pilgrim Road and the southerly right of way line of Mac Arthur Drive ; thence S 89 23'49" W, along the southerly right of way line of Mac Arthur Drive, feet; thence S 88 22'58" W, along the southerly right of way line of Mac Arthur Drive, feet; thence feet, along the southerly right of way line of Mac Arthur Drive, along a curve to the left with a radius of feet, which bears S 02 42'59" E, a central angle of 18 06'11", the chord of which bears S 78 13'56" W, feet; thence S 69 03'14" W, along the southerly right of way line of Mac Arthur Drive, feet; thence N 71 33'11" W, along the southerly right of way line of Mac Arthur Drive feet; thence S 01 12'42" E, feet to a point on the northeasterly right of way line of Appleton Avenue; thence S 52 17'09" E, along the northeasterly right of way line of Appleton Avenue, feet to the intersection of the northeasterly right of way line of Appleton Avenue and the northwesterly right of way line of Ridge Road; thence N 33 37'32" E, along the northeasterly right of way line of Ridge road, feet; thence N 89 23'48" E, along the northerly right of way line of Ridge Road, feet; thence feet, along the northerly right of way line of Ridge Road, along a curve to the left with a radius of feet, which bears N 00 49'24" W, a central angle of 10 48'00", the chord of which bears N 83 46'37" E, feet; thence feet, along the northerly right of way line of Ridge Road, along a curve to the right with a radius of feet, which bears S 11 41'08" E, a central angle of 10 55'26", the chord of which bears N 83 46'35" E, feet; thence N 89 23'47" E, along the northerly right of way line of Ridge Road, feet to the intersection of the northerly right of way line of Ridge Road and the westerly right of way line of Pilgrim Road; thence S 11 06'14" E, along the westerly right of way line of Pilgrim Road, feet to the intersection of the westerly right of way line of Pilgrim Road and the southerly right of way line of Ridge Road; thence S 00 45'49" W, along the westerly right of way line of Pilgrim Road, feet; thence S 02 48'13" W, along the westerly right of way line of Pilgrim Road, feet; thence S 06 53'36" W, along the westerly right of way line of Pilgrim Road, feet; thence S 10 58'37" W, along the westerly right of way line of Pilgrim Road,11.45 feet; thence S 02 08'03" W, along the westerly right of way line of Pilgrim Road, 8.65 feet; thence S 00 36'11" E, along the westerly right of way line of Pilgrim Road, feet to the intersection of the westerly right of way line of Pilgrim Road and the northerly right of way line of Menomonee Avenue; thence N 88 40'29" E, feet to the intersection of the easterly right of way line of Pilgrim Road and the northerly right of way line of Menomonee Avenue; thence N 88 24'52" E, along the northerly right of way line of Menomonee Avenue, feet; thence S 38 51'20" W, feet to a point on the southerly right of way line of Menomonee Avenue; thence S 00 20'40" E, feet to a point on the north line of Parcel 1 of Certified Survey Map No. 9785; thence N 88 33'46" E, feet to the northeast corner of Parcel 1 of Certified Survey Map

28 No. 9785; thence S 10 04'37" W, along the east line of said Lot1, feet to the southwest corner of Lot 2 of Certified Survey Map No. 5095; thence S 76 30'44" E, along the southerly line of said Lot 2, feet to the southeast corner of said Lot 2; thence N 11 20'44" E, along the east line of said Lot 2, feet; thence S 38 54'30" E, along the westerly line of Block 19 of Winchester Highlands Subdivision, feet; thence S 38 54'29" E, along the westerly line of Block 19 of Winchester Highlands Subdivision, feet; thence S 38 54'42" E, along the westerly line of Block 19 of Winchester Highlands Subdivision, 5.50 feet to the easterly corner of Parcel 2 of Certified Survey Map No. 9785; thence S 42 58'34" W, along the southeasterly line of Parcel 2 of Certified survey Map No. 9785, feet to the northeasterly right of way line of Appleton Avenue; thence S 62 04'06" W, feet to a point on the southwesterly right of way line of Appleton Avenue; thence S 42 43'56" W, along the easterly line of Lot 2 of Certified Survey Map No. 1880, feet to the southerly corner of said Lot 2; thence N 47 20'37" W, along the southwesterly line of said Lot 2 and it s extension, feet to the easterly corner of Parcel 2 of Certified Survey Map No.985; thence S 42 39'18" W, along the easterly line of said Parcel 2, feet; thence S 89 38'57" W, along the southerly line of said Parcel 2, feet to a point on the easterly right of way line of Pilgrim Road; thence N 00 10'49" W, along the easterly right of way line of Pilgrim Road, feet to the northwest corner of Parcel 2 of Certified Survey Map No. 985; thence N 89 49'10" E, along the north line of said Parcel 2, feet; thence N 42 48'32" E, along the northwesterly line of Parcel 1 of Certified Survey Map No. 985, feet to a point on the southwesterly right of way line of Appleton Avenue; thence N 47 46'17" W, along the southwesterly right of way line of Appleton Avenue, feet; thence S 65 07'40" W, feet to a point on the easterly right of way line of Pilgrim Road; thence S 00 10'49" E, along the easterly right of way line of Pilgrim Road, feet; thence S 89 49'11" W, feet; thence N 00 13'28" W, feet; thence N 53 50'28" W, feet to a point on the easterly line of Lot 1 of Certified Survey Map No. 8569; thence N 35 56'33" E, along the easterly line of said Lot 1, feet to a point on the southwesterly right of way line of Appleton Avenue; thence N 27 13'27" W, along the southwesterly right of way line of Appleton Avenue, feet; thence N 52 46'02" W, along said southwesterly right of way line, feet to a point at the intersection of the southwesterly right of way line of Appleton Avenue and the southerly right of way line of Menomonee Avenue; thence S 89 03'40" W, along the southerly right of way line of Menomonee Avenue, feet; thence N 00 27'30" W, feet to a point on the north line of the Southeast 1/4 of said Section 10; thence N 71 23'23" W, feet to a point on the northerly right of way line of Menomonee Avenue; thence S 89 03'38" W, along the northerly right of way line of Menomonee Avenue, feet to the Point of Beginning.