JH - not sure we can answer this today and we need to stay on track. It is the result of growth. If you have a strong economy you are going to grow. Stearn - I agree with that. It's driven by job growth.
Most people have two people working and it's hard to get two people close to where they work.
G. Vanik - the basic premise is that business cannot become stagnant. Business has to continue to grow to be viable. To do that you have to increase your employment base. Stearn - clarify with examples. Tom DiB - it seems the questions directive.