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Given the developed nature of the subject's immediate neighborhood, the site could <br /> accommodate a variety of non-traffic-oriented retail uses and would likely be developed <br /> immediately with some type of retail use. This would include more destination-oriented users <br /> similar to those in the adjacent retail center to the west of the subject property. <br /> Maximally Productive <br /> Of the uses that are permitted, possible, and financially feasible, the one that will result in the <br /> maximum value for the property is considered the highest and best use. There does not appear <br /> to be any reasonably probable use of the site that would generate a higher residual land value <br /> than immediate general retail development. Accordingly, it is our opinion that immediate <br /> general retail development,consistent with the normal market density level permitted by zoning, <br /> is the maximally productive use of the property as though vacant. <br /> CONCLUSION <br /> We have considered the legal issues related to zoning and legal restrictions. We also analyzed <br /> the physical characteristics of the site to determine what legal uses would be possible, and <br /> considered the financial feasibility of these uses to determine the use that is maximally <br /> productive. <br /> Considering the subject site's physical characteristics and location, as well as the state of the <br /> local market, it is our opinion that the concluded highest and best use of the subject as though <br /> vacant, is immediate general retail development. <br /> 53 <br />