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traffic intersection (Ireland and Ironwood) and has an interchange <br />with the Bypass . <br />2. Erskine Hills Sub -Area <br />3. South Gateway Sub -Area <br />This sub -area consists of XXXX acres and is general described as <br />the commercial area east of Fellows Street to west of Lafayette <br />Street and north from the Bypass to Chippewa. This sub -area is <br />the gateway into the City from the south and will only be enhanced <br />as the destination and entry hub to the City with the future upgrade <br />of the US 31 Corridor to Indianapolis. This sub -area will serve as <br />the western anchor of the Erskine Hills Shopping District and will <br />7 <br />This sub -area consists of XXXX acres and is general described as <br />the commercial area west of York Road west to Fellows Street and <br />is principally located around the intersection of Ireland Road and <br />Miami Street. This sub -area is the center of the new Erskine Hills <br />Shopping District which extends from Ironwood on the east to <br />Michigan on the east. This area is completely developed with a <br />variety of commercial uses and some residential properties <br />adjacent to the Bypass and two large non - commercial land users <br />(Erskine Park Golf Course and the Lesea Development) that <br />F24 <br />occupy a large percentage of the developmental acreage within the <br />sub -area. The development challenges in this sub -area include the <br />redevelopment of the Scottsdale Mall property, the need to create a <br />traffic connection to the Bypass on Miami Street, the physical <br />location of the Bypass as a southern growth boundary, the rolling <br />topography and the need for private sector redevelopment and <br />upgrade or enhancement of other commercial properties within the <br />sub -area. The opportunities for the sub -area include its location <br />near strong residential areas to the south, north and east, its <br />identity as the major south side commercial node area with a <br />pit <br />strong base of community support, its central location within the <br />Erskine Hills Shopping District, and its location at a major traffic <br />intersection (Ireland and Miami). An additional redevelopment tool <br />z: <br />that will exist in this sub -area and not available in any of the other <br />three sub -areas is a proposed sales tax increment finance (STIF) <br />district that will generate additional funds from sales tax revenues. <br />The STIF district will be centered around the Ireland and Miami <br />intersection and will include the mall property and the two <br />commercial centers on the southwest and northeast corners of the <br />I = <br />intersection. A map of the proposed STIF district is included as <br />Map 3. <br />3. South Gateway Sub -Area <br />This sub -area consists of XXXX acres and is general described as <br />the commercial area east of Fellows Street to west of Lafayette <br />Street and north from the Bypass to Chippewa. This sub -area is <br />the gateway into the City from the south and will only be enhanced <br />as the destination and entry hub to the City with the future upgrade <br />of the US 31 Corridor to Indianapolis. This sub -area will serve as <br />the western anchor of the Erskine Hills Shopping District and will <br />7 <br />