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• Encourage design standards that pattern the existing Madison Center <br />campus architecture style, scale and materials, which confirm the urban <br />setting and relate to surrounding residential uses; <br />• Encourage dedication of ground floor space to retail uses, to the extent <br />possible in providing appropriately sized and configured office space; <br />• Attract unique and cost - competitive national caliber and regional retailers, <br />particularly those with urban shopfront appeal and that would offer <br />convenience shopping and services to the neighborhood and community; <br />• Support and replicate employer- assisted housing initiatives that target the <br />Northeast Neighborhood. <br />VI. FINANCIAL ACTION PLAN <br />A. Funding Mechanisms <br />1. TIF <br />The primary funding mechanism recommended to facilitate the goals and <br />objectives of the Northeast Neighborhood Development Area Plan is the <br />designation of a tax increment finance allocation area, or TIF district. <br />A TIF district that shares the same boundary as the Development Area will <br />be designated with the base assessment year 2003 Pay 2004. The initial <br />tax increment will necessarily reflect any decreases in assessment as <br />properties are demolished or devalued in order to assemble larger <br />developable sites and reconfigure critical rights -of -way. TIF revenues, <br />when generated, will be used to finance public works infrastructure <br />improvements, some targeted acquisition and site assemblage for <br />redevelopment, and other redevelopment activities outlined in Section IV <br />(B). <br />2. Other sources <br />It is anticipated that the City of South Bend, through its Redevelopment <br />Commission and its Department of Public Works, will provide resources <br />to stimulate development and private investment in the Development <br />Area. Additionally, critical programmatic activities directly and indirectly <br />related to the long -term success of the project area will be undertaken by <br />other private and public agencies and will be funded through a variety of <br />Federal, State and Local sources. Examples of these activities include <br />28 <br />