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having a w�rlc �orce ea�eble �f ��++:� homes c� � eF� de�ent housing—bath c� <br />�ich prob�s �1� be $reedy ��oa�d by +�� loss-wage worl�ers � <br />a��d fuppl� of ef�ordabla �r�-=�nd wh� i� �� can �•a � <br />l�da�r, �nd eppliancea: 'Z'i�r �,o�� fw�+t� �+ � ip� ++�-�re�,M +r� .b1e � <br />sand t� �w�o ta �otlege, p�y for their �ri heaNh t�e r�. and pt�avide a decent <br />sta�cka�d of retireaiemt �� Supercentere clo n� adva�tce any c� these societal �r�e�r!!�. <br />�'a� b� �r� �tci lo� pRi� t� b• ��a,�k iE�+r a��r�ato u�us� 4# •�� <br />,er�•- =�.� =�+�1dd � n■��',. ra��t t�ao i��.�e �e'iWmd oes. <br />,5a olneslrII �dr�ioe � �r�� hicm� ille �ao,om�r, Ga,e� }.�t,� �.ad Pr� �a�d h�ee�EiC� <br />s�o�+�d � t� �.i v� �o � a�d �p�as � 041 �eat �#th th�t <br />abj,�+��e <br />:�ij�9t �dc�tck C#�idl p�dt a�fita�sl r�u�i:ie�� .'��_rL•�_ �a lF���r t•�•iku� +�•��.�#i latrt <br />�i�cw�t �i1s7 � aot <br />�PR�� � �•� s� � p�Wdl� � ur�d i� t�e w�� � �a� #aa1� <br />T;d� P'�'� r�e�a� p�� k��. ��� �:�,04�,0� -#��#GA4� F� <br />� � � � ��� a � .� ..�.�: a�t app�.�. a. �c�s.� <br />��r �a�no�Jr,� - ���oo�d�'�d � � � � ��� .�d �.�� <br />��+h:aG �u�d a�aaa b�e a�� tv �i�1a� dzr Ixai t�rnnoe�. <br />I:�d� t� 8oiraell�i',rane e�s�� o� �7-�� aar rme� md atJacatiq� 1�'� ��aa <br />Di� �'�t.� at a �aninimum, beeed �e� curcent ��� �� 7-9 aupes+cmters <br />arr� h,e h�t �n �,ra bl�e�a �mt� �r� rds � �.e� � � �xxnta� �ri� <br />� � a� o� �e1r �xti�rm �lWe+ � � �� �rl �vYl� r�ea �rr�r .�re. �e.,�]+� <br />clo�ng the oI�r onea �nd bringIn� abaut ii�ant urbs� c�eca�s. <br />A�epoat hy �dwarcl A Sbifa, P6.D. from r}�e ��a Sc�tcra� Uni.�versitp aF <br />S_' <br />, �11�41� �� � � �C�1t i� 7�r{� tCd�iQ�� � a�?tCCEt' [��y <br />a�m� t��o�m� � � 1Gm� � �+� arqp�� +1p� � �M � 'I�r�r <br />"Q* 4�+ �qp� emr��++� ��dr�i i.�l4��a �r � ul� � f� a���a <br />rr�w p.�t=tlm� job in ��.00„� s�� 'Tr� �a� �a � fTid¢ ru�l be� �'d!a <br />��p�a� ra r�e bewrac r�nd 1tr�e� me�-r+e�ail �li,r�mt im� ���ec � 6a i'I�t, <br />�� flr �41-b�t. �� � � ""aT � ur ti�h s�p�i �wr� f� ck� 'ix�•� <br />stores t;�: � a� �� b€►afideci*aQ a�eeranee. Craffiti, iran grilla. `w*�d� <br />9'6p�` �t aPPeat* ��ri�t � tP t�s ye�ra earlier was a 6saclbgime ma11 ia haFnaony <br />�vitl� �e �d� � ��k�•a �•�•8 �rsem� <br />L.end use planningc�are�1� aedce to eooa�a�e� "ema�rt grawth"' and `�oil+t�pa� <br />develQpment." In t�da planning env;rnnwe�zt, a policy which tcu ne �a}� from Maiu� <br />Streot e�etax.le�s auc# ��d lar� suburban spraaC #�p� of retail developments which <br />depend ezclusively upon the anpamobild and whic„b �enerate thia type of� �exey m euiati� <br />netghbc�da, ie nnathet�cel to the vieioti and �viac�om of th� stateci policie,a which seelc <br />to �aev� the opposite. <br />Public Service Costs: In the case of the supercentera, T-9 �te�v or e�panded stnrea wouW <br />aesult in 500,00� - 650,000 n�v square feet af reta7 deveiopa�eeut. Tbis footage will <br />requirc appro�cimately 45-60 �a� of land, including parking, �•d:r� facilitics, and out <br />builcW�a. t� 8uch, these �rill be an a�mual public em�vico coets (net of public revenues) <br />equal to 1�� $85,185 and $113,580 frocu these new supes�xaitere. Factoring into the <br />unalyais that U�e sales � revenue will b� Ivw t�a averag�e (because of t�e groce�y <br />carg�onent) , that �rops�#� ta��es will be reciucxd if redcvelopmen# lF uacd, and th�t the <br />