depending upon quick turn-over but unlike a merchant he does not necessarily have to continue doing business at the same old stand and serve the same old customers. Our position in Moraga is quite different. Our development will necessarily be spread over 10 years or more, and we expect to make our principal money out of the sales of land in contrast to sales of houses. Like it or not, we would have to live for a long time with any errors that are made that would in any way work to the detriment of the community and detract from land values in this large area. If for no other reason, pure self-interest would motivate us to do all that we can to see that the area is developed in a way that protects and enhances property values not only for us but also for those who now live in the Area and who will move into it in the months ahead. The zoning suggestions which we placed before the Planning Commission were subjected to criticism on three principal counts: First, that the acreage allotted for commercial use was too large. Second, that we envisioned using 5% of the land for the creation of an industrial park, and third, that the proposed residential lot size would permit the construction of homes too small to enhance the area. We have taken note of these criticisms, and I should like to comment briefly upon them. We in Utah Construction Company feel that is is imperative, both from the standpoint of our company and that of the community, that the 5,000 acres which we control in Moraga be developed in a way which gives appropriate recognition to the need for industrial, commercial, and service facilities to balance the residential development that we contemplate. Because we contemplate a fine, high class residential development and because we must take every precaution to preserve the value of our holdings, we feel that the type of industry to be permitted in Moraga should be limited to those free from any nuisances whatsoever and which would not in any way detract from the value of the surrounding land. We picture the development of the industrial park along the lines already under way in Menlo Park and at Stanford University where industry