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city Spons ored Lan d Assembly - The City, once <br />developers are obtained, could work to provide assembly <br />services for certain lands including the possible use of <br />eminent domain for difficult properties (it should be <br />noted however, eminent domain may result in 1 1/2 to 2 <br />1/2 times the cost of what the land may be worth if <br />purchased in a private sale). <br />7. Public Financial Participation - <br />Public Impro vements - Improvements in public <br />facilities such as sewer and water and/or <br />transportation. In this particular area transportation <br />changes would be the primary need for public <br />participation as sewer and water service are probably <br />adequate for most acceptable development. <br />Public Aesthetic Improvements - This would be the <br />City participating in amenity improvements (such as the <br />beautification program) particularly on public spaces in <br />the area. <br />Private Improvements - Under the use of an HRA/TIF <br />etc. the City could become involved in defraying the <br />cost of private improvements through such things as land <br />write downs, services, ate. Some of these could be <br />recouped possibly through Tax Increment Financing or <br />utilization of ou*-side resources. <br />In general there has not been strong interest in substantial <br />public participation particularly in private improvements. <br />Absent that kind of participation, just allowing the market to <br />replace this as it goes will not necessarily result in <br />achievement of a master plan for a long period of time in an area <br />that is slated for redevelopment. Redevelopment to be <br />economically feasible to the private vendor either has to have <br />public monies to reduce some of the cost and/or that there needs <br />to be an increase of economic viability in the area, which may <br />mean any of the following; <br />Increased density <br />Increased utilization of existing density <br />Mixed use <br />Alternate use compatible with the market <br />There is nothing to preclude the City from using some or all of <br />these tools as it may become appropriate however, strategies as <br />far as rezoning would need to be done uniformly. <br />If the changes or incentives become too restrictive they may have <br />a deletarious effect on the upkeep of existing buildings, which