At only 2.5 square miles, the Borough of East Stroudsburg is rather small. And just about all of that 2.5 square miles is already developed. In fact most new growth is happening outside of the borough, in the townships.
In many other states, when a region grows the municipality grows with it by absorbing surrounding developments (see North Carolina). This provides the municipality with a strong and growing tax base. But Pennsylvania Commonwealth rules prevent this. So if we want to increase our tax roles and strengthen our town, we must grow upward.
The multi-use building is the key to East Stroudsburg's success. One building can house both a businesses, and it's customers.
This 4-minute video from Urban3 in Ashville, NC makes the math easy to understand.