8- is compelled to comply with very rigid architectural requirements and land use standards with the end result that the industrial buildings themselves and the landscaping which surrounds them are equal if not superior to the artistic quality of the residential area. We feel that such a carefully controlled industrial park would be a credit to the community. It would give many Moraga residents an opportunity to earn their livelihood in the area in which they live. It would reduce the burden of providing additional traffic and transit facilities. It would contribute in a major way to a reduction in the residential tax load, and our studies indicate that such a development might reduce the tax bill of the average home owner by some $9.00 a month over what he would have to pay if the area were developed entirely in residences. To us this means that the individual who could ordinarily afford a $20,000 home, instead could buy a $22,000 home for the same total amount of money in taxes and in home ownership. If we can also save him some $15 monthly in commuting fares by providing him a place to work near his home, he could invest it in a home of still higher value without increasing the over-all cost of home ownership. Insofar as the commercial development is concerned, certainly it is only reasonable to provide these facilities for those who live in the area. As I said, we have been subjected to some criticism from those who felt that our request for commercially zoned acreage was excessive. Have no fear on this score. we cannot as a practical matter develop successfully more acreage for commercial uses than the community will support. We have felt that in fairness to those who contemplate buying homes in the area a maximum commercial zone should be definitely established at the outset so that every potential buyer of land in our residential area would have knowledge of the sites that might possibly be devoted to commercial purposes. Areas originally zoned for commercial, but which are found not to be needed for that purpose, can always be rezoned for residential uses.