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This area is completely developed with a variety of commercial uses and <br />some residential properties adjacent to the Bypass and two large non- <br />commercial land users (Erskine Park Golf Course and the Lesea <br />Development) that occupy a large percentage of the developmental <br />acreage within the sub -area. The development challenges in this sub- <br />area include the redevelopment of the Scottsdale Mall property, the need <br />to create a 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 upgrade or <br />enhancement of other commercial properties within the sub -area. The <br />opportunities for the sub -area include its location near strong residential <br />areas to the south, north and east, its identity as the major south side <br />commercial node area with a strong base of community support, its <br />central location within the Erskine Hills Shopping District, and its location <br />at a major traffic intersection (Ireland and Miami). An additional <br />redevelopment tool that will exist in this sub -area and not available in any <br />of the other three sub -areas is a proposed sales tax increment finance <br />(STIF) 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 commercial <br />centers on the southwest and northeast corners of the intersection. A <br />map of the proposed STIF district is included as Map 3. <br />Sub -Area Goals: i <br />• Design and construct a partial or full interchange at the Bypass. <br />• Designate the sales tax increment finance district <br />• Facilitate and coordinate the redevelopment project at the <br />Scottsdale Mall property <br />• Install signage east and west of the proposed bypass interchange <br />on the bypass to advertise Erskine Hills and commercial node <br />located at intersection of Ireland and Miami <br />• Stabilize retail market area along Ireland and Miami <br />• Upgrade Ireland west of Miami to provide center turn lane <br />• I.nstall district and city gateway and attraction signage along Ireland <br />and Miami <br />• Upgrade or develop pedestrian circulation and pathway systems to <br />connect residential and commercial areas <br />26 <br />