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space, vacant land and public rights -of -way. While the South Side Development <br />Area is composed of four previously noted and distinct sub - areas, several factors <br />unite the development area through a common set of challenges and <br />opportunities: <br />1. The South Side Development Area is a major gateway entry area <br />into the city and has historically been one of the major shopping <br />centers for South Bend and the Michiana region. The commercial <br />aspects of the corridor originally focused on South Michigan and <br />Main Streets, but relocated to vacant land near the Miami and <br />Ireland area in the 1950's as the population moved south of the <br />traditional city center areas. <br />.N 2. The South Side Development Area contains several major negative <br />V physical factors that will hinder the private redevelopment of the <br />four sub - areas. These negative features are-both man -made and <br />natural. The natural impediment to private development is the hilly <br />terrain. The man -made impediments to private development <br />include a large, obsolete commercial "greyfield" shopping center <br />(Scottsdale Mall) and several smaller obsolete commercial <br />facilities, a large "brownfield" site (Fitterling Landfill), traffic <br />circulation issues on South Michigan Street and at the Bypass <br />(Miami Street crossing). <br />3. The South Side Development Area is limited in the amount of <br />vacant land and thus limits the amount of new development that <br />can happen within this project area. The redevelopment planning <br />_ for much of this area will require the acquisition of multiple parcels <br />with existing improvements and then the demolition of those <br />improvements and the site preparation of those combined parcels <br />to allow for the new development to occur. <br />4. The South Side Development Area's strength has historically been <br />its orientation to commercial retail uses. Through total area master <br />planning of land uses, signage, traffic circulation and building <br />requirements, the new development opportunities proposed for this <br />project area will help strengthen and revitalize this area and will <br />make it a destination shopping corridor for a multi- county region. <br />5. The South Side Development Area is surrounded by several strong <br />residential neighborhoods as well as vacant land south of Jackson <br />Road that will allow for the revitalized commercial corridor to <br />service these residential areas. <br />5 <br />