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Greater product flexibility, which permits a quick response to changing <br />markets. <br />The market is deeper than first home buyers. <br />The residual value is enhanced, and improves with age. <br />An integrated use development provides a more flexible base. <br />The economics of scale affect the infrastructure <br />Neighborhoods and regional shopping areas do not require periodic renewal. <br />Examples cited were Harbor Town Memphis; New Point, S. Carolina; <br />Columbus Realty Trust, Addison TX and Bay City, MI. It was obvious that <br />some of these developments were on a much larger scale than we are looking <br />at in Lake Elmo. One example in Florida described the creation of a man <br />made river system which replaced the run off collection pond with transfers <br />of development rights to defined buildable areas. But this covered a proposed <br />State sponsored development which was itself bigger than Lake Elmo! <br />February 3, My wife and I attended the St. Paul Mayor's reception recognizing <br />the Winter Carnival Torchlight Parade. It was an opportunity for us to meet <br />the new Attorney for Oakdale, Tim Keane, as well as Mayors Pulkabreck and <br />O'Neil, the Captain of the guard, the Prince of the North Wind and the Prince <br />of East Wind (who is an Oakdale resident).and a number of others. <br />