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policy or standard, the rest will support the policy. Because these groups--builders and lenders--are generally satisfied with the past and present residential development, major changes sug- gested by planners wi11 have to be sold on the basis of how much better the results will be, rather than on how bad the cu�rent situation is. Attempts to alter the character or raise the quality of development should be directed primarily toward the builders, lenders, (including FHA and VA) and governmental officials. Th�re is also a definite need to increase the consumers' sensitivity to his environment. Since consumers most readily respond to what they can see and experience, their sensitivity may be sharpened by building different residential environments which they can ghysically experience. MPC could act as a strong catalyst in bringing about some "demonstra- tion" developments of this nature. While significant changes have been introduced in subdivision desi�n and in housing density cancepts, many of the basic stanc principles currently ingrained in the building indust o riginated in the �lanning movement of s eve ral can only be overcome by closer cooperation in information among planners, lenders, builders and consumers. ec ards, �y anc ies a� exchange c (and their The Patterns and Location of Residential Development conce ts , ana lending ield o. This "lag" '�views and designers) The residential pattern observable throughout the Metropolitan Area s inc e Wo rld W ar II is one of s c atte red s ubdivis ions built at low hous in densities. Land and develo ment costs are the most im ortant factors influencin the buil er when he makes his locational decision. ince urban land values generally decrease as the distance from urban development in- creases, sub-dividers have located in the outlying urban fringeo Find- ing large sites in single ownership is also easier in the fringe. The larger the development, the farther out the builder must go to find an adequate site at low cost; consequently, some of the largest housing tracts have been developed for example in Coon Rapids and Cottage Grove, both more than si}c miles from the edge of continuous develop- ment. This tendency to disperse is further encouraged by the cost of develop- ing land a�'ter purchase. The builders of the low-cost housing will move out to find level, well drained land bef�re they will take rolling, wooded or poorly-drained land which may be closer-in but requires expensive draining, grading, or clearingo As long as detached single-family houses compose the bulk of the new low cost housing supply--in which site costs average approximately fifteen per cent of the total house price--the lower income families will ��