9- That, it seems to us, is far fairer than to designate a minimum commercial zone and then in the future, when events indicated a community need for additional commercial development, to petition the planning commission for such added zoning in a home neighborhood. The non-commercial part of our Moraga acreage will of course be devoted to residential purposes. As a practical matter, that portion of the land which is hilly will not and cannot he used for smaller homes, but must be designated for estate type development. Only those portions of our land, approximately 35%, that are relatively level in nature can conceivably be used for suburban type homes and lots. It is our purpose to control very carefully the architectural requirements and to develop the area with homes of the highest type that the market will absorb. General provision of course will be made for educational, cultural, and leisure facilities. Because we have encountered objections to our plan and because we want to be very sure that our plans are correctly conceived, we have retained Harlund Bartholemew, certainly one of the nation's outstanding authorities, to prepare an appropriate plan for the area. When it is completed, it will be submitted for consideration by the appropriate governmental authorities. I am confident that the plan will be deserving of your support. I hope that it will receive it, for I am equally confident that any plan, no matter how carefully and soundly conceived, will encounter opposition from some elements of the public. I can summarize the objectives of the Utah Construction Company in this sentence. It is our policy so to develop our acreage in Moraga that each step we take in the sales and development of the land will enhance the value of our remaining result land. This seems to us the only logical course to pursue. The inevitable/xxxxxxxxx of this policy, of course, is a general benefit to the entire area, through enhancement of the value of the land that surrounds our holdings. Whatever helps Contra Costa County will help us, and we pledge you our support.