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I I, I As the above table illustrates, the tax base in the City of New Brighton consists mainly of pro- perty tax revenues generated by residential land users. This is consistent with the development policies voiced by many of the community leaders, namely that New Brighton is, and should continue to be, primarily residential in nature. Community leaders realize, however, that residential land users generally demand services which cost as much as, if not more than, the amount of tax revenues they generate. Therefore, it is essential for the community to establish other forms of taxable land use. The City of New Brighton has therefore chosen to promote a portion of the community for industrial development. Although commercial development also provides substantial revenue to the tax base, a com- munity can reach a saturation point wherein no further commercial development can be successfully sustained. It has been suggested by some residents that this has already occurred. This suggestion is based on the fact that several commercial establish- ments along Silver Lake Road have closed. Time constraints did not permit an investigation of these suggestions. However, it should be noted that anyone of many factors may be responsible for the demise of a commercial establishment. Quality of service more often is a major factor in the demise of a commercial establishment than is quan- tity of competitors. I II I II I II II II il il I I il II II il I I I A land use plan, prepared for the City of New Brighton in 1971, made the following comment in this regard: "The amount of land presently zoned for commer- cial use substantially exceeds the optimum I I VI-8