This will fill a gap in the market. It will upgrade the whole area, because we are building something that doesn't exist. We are trying to build a community.

When we look at the newly constructed homes, we ask why the taxes on those homes are $15,000 to $20,000. It's because there is no tax revenue to offset the high taxes, and this plan is a start. We have to start somewhere.

This is a unique convergence of opportunity. We worked with the community and evaluated all its concerns. After numerous discussions, we have developed a plan that is the best alternative for these two properties and one which will reduce the tax burden to the community.

It will be perceived positively. It will improve their margins.

A deal that the tobacco companies will sign into if there is going to be one, will involve structuring a new tax and a regulatory regime that is not really exportable.

Now, everything will be tested. The only thing that one can say with certainty is that in the short term we're going to see a lot of uncertainty.