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3. Spot Development will be the Alternative. . I f redevelopment occurs without city assistance, it will be with lower valued fast food restaurants, hotels, high tech flex buildings or truck related activities on a site by site basis, depending on zoning. Housing will not occur on a site by site basis because of the uncertainty of adjacent redevelopment. The owners in Twin Lakes have indicated that they will pursue a parcel by parcel redevelopmentapproach if this master developer plan does not move forward. On difficult or contaminated sites, owners (or buyers) may still request development assistance {TIF and Special Assessment Bonding) on a project- by-project basis. 3. Housing Development will be very difficult . Developing th e Twin Lakes area as housing will likely not occur in a pure market driven concept. Or, if it does, it will be specialized and public financially assisted rental housing that can absorb the high cost and uncertainty of adjacent parcels. . The public infrastructure costs are too high to extend only to the housing locations. The market for housing declines as the housing gets closer to areas where truck terminals still remain. The value of the entrance to the n�v housing neighborhood is just as important as the housing. 4. Existing terminals/industrial buildings will be leased again Most of the current Twin Lakes owners have their buildings currently either vacant and/or on short term leases. .�fFiis Twin Lakes reverts back to a non-master planned, market based development, land owners will sign longer term leases for their existing buildings, thus retaining the truck terminals and industrial businesses. (This is allowed under the current industrial zoning.) . Filling these buildings with longer term leases will impact the costs of redevelopment (if proposed) in the next 2 to 3 years because the cost of relocation and lease pay-off will significantly increase redevelopment costs. �