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Satisfaction 161 Once the contamination is understood, the next step may be to consider the level of satisfaction 162 the community has with the existing development. There are lots of ways to go about this 163 process including analyzing blight etc. In the public input process, we chose a relatively simple 164 approach by directly asking about the level of satisfaction with existing development 165 (Attachment C). The response indicated a majority satisfaction response in the Faiview Avenue 166 corridor and along the south side of Terrace Drive. The Fairview Avenue corridor is not too 167 surprising, given that is has had some of the most redevelopment activity but the south side of 168 Fairview Avenue scoring the highest level of satisfaction seems to possibly move counter to 169 some of the ideas in past plans. Judging by the open ended responses, it appears that (with the 170 exception of the one remaining trucking company) the public generally views the use transition 171 that is occurring south of Terrace Drive to be acceptable with the one story buildings moving 172 away from trucking and into more of a mixture of office, limited production/processing and 173 small retail. If the City Council agrees that much of the existing development in these two areas 174 are a suitable end use, then it may be appropriate to develop a different strategy for this area that 175 is more of a “prune and fertilize” strategy than a total demolition and rebuild. 176 Fiscal impacts 177 Finally, one other element of the triage process may involve looking at fiscal impacts. As 178 Attachment B showed, whether a property redevelops, the new use it redevelops into and the 179 intensity of the new use can have dramatic differences in the property’s tax generating ability. In 180 addition, certain uses take more subsidy to reach those higher levels of value. The degree to 181 which net tax generating capability is emphasized can have a substantial impact on the types of 182 regulations the community may want to have. 183 One note about the pending hotel project that was recently approved by the City Council. Based 184 on the assessed value map (Attachment B) which shows the two hotels in Centre Pointe being 185 some of the highest tax generating uses per s.f., it is anticipated that this new development will 186 be a significant upgrade in tax capacity. Coupled with the fact that this development required no 187 public subsidy of any kind and generates traffic during off-peak hours, the hotel development 188 should satisfy many of the fiscal impact desires stated by the community in the public input 189 process. 190 Community Land Use Feedback 191 Of course, redevelopment can only occur if the proper regulations are in place. Regulations 192 should encourage enough use flexibility that there is a viable use to overcome the constraints 193 posed by the brownfield redevelopment hurdles, but should also restrict any uses that could 194 potentially derail redevelopment efforts if they were to occur. 195 1.The CMU district is a very broad zoning district allowing significant flexibility which has 196 resulted in increased market acceptance and demand. However, the public input also 197 highlighted some community unease about some of that flexibility. 198 2.The quantitative land use questions in the public input process seemed to confirm that in 199 most subareas, the mixed use concept is acceptable, although the community may desire 200 some refining of the uses in the CMU. 201 3.In general, office, small retail, restaurants (not fast food), and daycare were popular in 202 most subareas. 203 4.Hotels were unpopular in all areas except Subarea 2 where they were considered to be 204 acceptable. Big box retail was very unpopular in all subareas except Subarea 7 where it 205 Page 5 of 8