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If the use is approved, will its enhancements of the physical, cultural or social environments offset the loss in potential tax revenues? Would approval of the zoning change or use permit be in accordance with the stated purposes of the Zoning Ordinanse, with particular emphasis on the Ordinance's purpose "to encourage economic development activities that provide desirable employment and enlarge the tax base?" When choosing sites for tax-exempt land uses, sites with limited potential value for job creation and tax base expansion should be given priority over sites with a high economic development potential. Developable commercial and industrial waterfront sites should be reserved for water dependent or water-related uses, such as marine and maritime businesses, port activities, tourism, and commercial recreation. Public capital improvement projects which will stimulate new private investment will be given a high priority, provided the new private development "pays [or" the public improvements through increased tax revenues or new jobs. Land use controls affecting the Downtown Enterprise Zone should be periodically reviewed to assess their consistency with the purposes of the Zone. When uses for vacant land are being considered, the following criteria will be applied: The new use should be compatible with surrounding properties, neighborhoods, and the natural environment and should not be detrimental to Portsmouth's image and quality of life. The economic benefit of the project to the City of Portsmouth should exceed ~he cost of public capital improvements and services required by the project. Within the constraints identified above, the highest priority will be given to uses which have the greatest positive net economic benefit to Portsmouth.