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where minimums have not been established. Since the low cost house is primarily sold on the basis of available financing for the low income b�uyer, anything within reason ,'zat can lower the price of the home is to the builders and consumers initial advantage. Some homes are sold in these areas on the basis of low taxes because some buyers do not stop to real.ize that the new growth they represent will create a demand for ' services and, consequently, raise the taxes; others have no choice but to accept the situation and hope their income rises at a faster rate than their taxes. Develo ment Costs. Land costs in themselves do not give the complete picture o the coats involved in providing sites for homes. Develop- ments cost add two to six times the land costs depending on the physical characteristics of the site and required improvements (see Appendix A for detailed breakdown of typical development costs). Assuming that all other characteristics of the two parcels of land are the same, the price of the land will be influenced by the development costs. For example, acreage with high spots and poorly drained areas will sell for less than relatively level land with good drainage. Soil characteristics pi eclude development in some locations and have minor effects on costs throughout the A rea. As pointed out in the Metro olitan Land Stud , organic soils of peat and muck are undesirable or buil ing purposes; that report delimits the major problem areas. Where shallow pockets of peat and muck are found, it is possible with the heavy earth moving equipment to remove and replace it with stable soil. Where peat land is extensive in an area or more than several feet thick, costs rise to the point where the land is not competitive on the edge of new growth. Howevar, bypassed peat lands which now provide a close-in location are able to support high development costs. The urban attern is stron 1 influenced b extensive areas where ma or soi roblems are oun . The peatilla es d the vha eeal eady affec �d a ly easi e to eve op in Blaine V g Y the shape of urban area periphery. In other cases peat land will deflect development until at a later time its locational advantages or relative costs makes it competitive. Bedrock outcroppings may be as effective as poor soil conditions in retarding or deflecting growth. B�low the bluff in Highland Village area in Saint Paul, development has been retarded because of bedrock condi- tions. Throughout the Metropolitan Area, however, there are very few places where bedrock is near enough to the surface to play a major role. Sandy or clay soil may also modify the timing and sequence of develop- ment. A sandy loam soil was mentioned by several builders as the most desirable soil type. Clay soils retain the moisture and result in several days of lost time with the earth moving equipment after each rainfall. Well drained sandy soil can be worked immediately. This factor is not a major one in itself, but could reduce t�ie profit margin or retard development in rainy periods. Sandy soils also make possible 27