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SUN COMMUNITIES THE FOOTHILLS STAND ALONE MODIFICATION - MOD200002 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUEST (2)
143 Union Boulevard, Suite 700, Lakewood, CO 80228 Tel: 303.462.1100 Fax: 303.825.7110 www.atwell-group.com Zoning Modification Request #2 The Foothills Sun Communities 6750 South College Avenue Fort Collins, CO Introduction Sun Communities, Inc. is proposing a 204-unit residential manufactured housing community with an amenity center including a clubhouse, pool, playground, dog park and nature preserve on 51.9 acres of raw land located near the southeast corner of South College Avenue and East Trilby Road to be called The Foothills. The property includes two parcels, both are zoned Low Density Mixed-Use Neighborhood District (L-M-N). The site is currently vacant and covered with native vegetation. The Site Location & Zoning map is included as Attachment A and the current concept plan for project is included as Attachment B. Sun Communities intends to develop and operate the site as a land-lease manufactured home community built to HUD standards. The community residents will generally purchase their own manufactured home and build equity in their investment, while Sun will own and maintain the property, roadways, utilities and amenities, which will be funded through monthly site rent payments from the residents, like HOA fees of other residential developments. Sun Communities (Sun) is a nationally recognized developer and owner of manufactured housing (MH) communities and recreational vehicle (RV) parks across the United States and Canada. Sun currently has eight MH communities and two RV resorts located in Colorado, including two communities in Fort Collins that were developed prior to Sun purchasing and upgrading them; specifically, Timber Ridge and Skyline. Sun is excited to develop The Foothills as a brand-new, single-family residential community in Fort Collins. Sun prides itself on providing an affordable, quality, energy-efficient housing product and operating its communities to a high standard that residents have come to appreciate. Sun has built its reputation and successful business model by specializing in and providing one type of housing - manufactured homes. Sun maintains constant on-site community management to confirm community standards are met and annual capital improvement programs ensure the neighborhoods are reinvested in to provide long-term, quality communities of attainable single-family housing for its residents. In the last five years, Sun has re-invested over $2 million into its Fort Collins properties alone. Sun Communities cares about its residents and its communities and is a very involved community owner and manager. Sun has a continual focus on long-term reinvestment within its communities and prides itself on a collaborative and service oriented relationship with its residents and the local municipalities. The following is a request for a modification to the City of Fort Collins Land Use Code, Division 4.5 (D)(2), regarding a mix of housing types. This Division of the Land Use Code reads as follows, with the relevant paragraph underlined: 143 Union Boulevard, Suite 700, Lakewood, CO 80228 Tel: 303.462.1100 Fax: 303.825.7110 www.atwell-group.com Page 2 Division 4.5 Low Density Mixed-Use Neighborhood District (L-M-N) D. Land Use Standards (2) Mix of Housing. A mix of permitted housing types shall be included in any individual development plan, to the extent reasonably feasible, depending on the size of the parcel. In order to promote such variety, the following minimum standards shall be met: (a) A minimum of housing types is required on any project development plan as follows: 1. A minimum of two (2) housing types is required on any project development plan containing at least fifteen (15) acres and less than twenty (20) acres. 2. A minimum of three (3) housing types is required on any project development plan containing twenty (20) acres and less than thirty (30) acres, including such plans that are part of a phased overall development; and 3. A minimum of four (4) housing types is required on any such project development plan containing thirty (30) acres or more. (b) To the maximum extent feasible, housing types, block dimensions, garage placement, lot sizes and lot dimensions shall be significantly and substantially varied to avoid repetitive rows of housing and monotonous streetscapes. For example, providing distinct single- family detached dwellings or two-family dwellings on larger lots and on corners and providing small lot single-family dwellings on smaller lots abutting common open spaces fronting on streets are methods that accomplish this requirement. (c) The following list of housing types shall be used to satisfy this requirement: 1. Single-family detached dwellings with rear loaded garages. 2. Single-family detached dwellings with front or side loaded garages. 3. Small lot single-family detached dwellings (lots containing less than four thousand [4,000] square feet or with lot frontages of forty [40] feet or less) if there is a difference of at least two thousand (2,000) square feet between the average lot size for small lot single-family detached dwellings and the average lot size for single- family detached dwellings with front or side loaded garages. 4. Two-family dwellings. 5. Single-family attached dwellings. 6. Two-family attached dwellings, the placement of which shall be limited to no more than two (2) dwellings per two (2) consecutive individual lots. 7. Mixed-use dwelling units. 8. Multi-family dwellings containing more than three (3) to four (4) units per building; 9. Multi-family dwellings containing five (5) to seven (7) units per building. 10. Multi-family dwellings containing more than seven (7) units per building (limited to twelve [12] dwelling units per building). 11. Mobile home parks. (d) A single housing type shall not constitute more than eighty (80) percent or less than five (5) percent of the total number of dwelling units. Sun is proposing one housing type for The Foothills – manufactured housing. In addition to the 204 single-family homes, an amenity center will be built which will include a pool, clubhouse, parks, playground, dog park, and nature preserve. 143 Union Boulevard, Suite 700, Lakewood, CO 80228 Tel: 303.462.1100 Fax: 303.825.7110 www.atwell-group.com Page 3 Zoning Variance Guidelines Section 2.8.2(H) of the Land Use Code states that a decision-maker may grant a modification of standards if it finds that the granting of the modification would not be detrimental to the public good; and the decision-maker must also find that the Modification meets one of the following four criteria: (1) The plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; or (2) The granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; or (3) By reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant; or (4) The plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. The applicant believes this modification is not detrimental to the public good, meets two of the four criteria listed above, and respectfully requests that the modification be approved. Justification for meeting the two criteria is included in the sections below. Applicant's Justification Criteria #1 – Addresses an Important Community Need Sun Communities offers a wide range of home product styles within its communities. These plans have different options of manufacturers, architectural styles, rooflines, sizes, porches, garages and storage facilities, with varied exterior materials that will provide a diverse streetscape while maintaining a focus on the resident’s budgetary constraints. Sun appreciates the City’s vision for design diversity within its streetscapes and intends to use varied architecture and lot sizes within The Foothills to help achieve this goal. Sun is the largest purchaser of manufactured homes in the country, and thus, has input on all aspects of design of its new homes. Recently, Sun has been working with its manufacturers to come up with original and innovative exterior elevations for their new homes and intends to use this updated architecture in The Foothills. This community will not look like a mobile home park from the 1970s and Sun would like to invite officials and staff from the City to visit one of their newest communities, Smith Creek Crossing in Granby, CO to see for themselves what they can expect in Fort Collins. Below is just a sampling of some of the exteriors of the houses to be built in The Foothills. 143 Union Boulevard, Suite 700, Lakewood, CO 80228 Tel: 303.462.1100 Fax: 303.825.7110 www.atwell-group.com Page 4 143 Union Boulevard, Suite 700, Lakewood, CO 80228 Tel: 303.462.1100 Fax: 303.825.7110 www.atwell-group.com Page 5 143 Union Boulevard, Suite 700, Lakewood, CO 80228 Tel: 303.462.1100 Fax: 303.825.7110 www.atwell-group.com Page 6 143 Union Boulevard, Suite 700, Lakewood, CO 80228 Tel: 303.462.1100 Fax: 303.825.7110 www.atwell-group.com Page 7 Although, Sun intends to provide a wide variety of housing styles, the City’s Land Use Code requirement of four separate housing types on a parcel that is over 30 acres places an excessive burden on any workforce or affordable housing developer, as the incorporation of different housing types as defined requires difference standards of infrastructure; including utilities, public streets, private streets, alleys, parking lots and maintenance programs. Typical Sun developed communities have a total housing cost well below a traditional single-family home, while providing a mixture of housing product within a highly amenitized and well-maintained community. In the Foothills, Sun is planning to sell brand-new, manufactured homes in the $125,000 - $200,000 price range. Site rent for the community is projected to be in the $700- $750/month range, which equates to a total monthly payment in the $2,100 - $2,400 range. To compare, the average home value in Fort Collins is approximately $425,000, with a monthly mortgage payment in the $3,100 - $3,300 range. Someone living in the Foothills will have a brand-new, energy-efficient home in a community with a clubhouse, pool, dog park, nature preserve and playground and will be saving approximately $1,000/month in housing costs when compared to the elusive and expensive traditional single-family home in Fort Collins. Most of the homes in The Foothills will provide market-rate, non-subsidized single-family housing for the workforce of Fort Collins. Workforce housing is designed to be affordable for families with incomes between 80% and 120% of the local Area Median Income (AMI). An affordable monthly payment (including utilities) should be 30% or less of a household’s income. The table below shows the maximum monthly payment (including utilities) to qualify as workforce housing. By providing single-family housing for this missing “sweet spot” in the City, Sun will significantly help Fort Collins meet the rising demand for workforce housing. Number of People per Household Median Income 80% AMI 120% AMI "Workforce" Monthly Payment Range 1 $65,900 $52,720 $79,080 $1,318 - $1,977 2 $75,300 $60,240 $90,360 $1,506 - $2,259 3 $84,700 $67,760 $101,640 $1,694 - $2,541 4 $94,100 $75,280 $112,920 $1,882 - $2,823 5 $101,700 $81,360 $122,040 $2,034 - $3,051 6 $109,200 $87,360 $131,040 $2,184 - $3,276 The Foothills will provide a new, attainable, workforce housing option to the residents of Fort Collins that will serve multiple demographics. Sun expects a range of residents to move into this community, from educated young professionals, to families, to older couples and retirees. Typical median household incomes will range from $55,000 to $80,000 and residents will make up a diverse workforce, including professionals in healthcare, education, technology, office administration or retail trade and skilled workers in manufacturing and construction. Demographic data for future community residents is included in Attachment C. The City’s Affordable Housing Strategic Plan states that the City of Fort Collins endeavors to have 6% of the overall housing stock of Fort Collins be deed restricted affordable by 2020, with an aim at 10% affordable by City buildout around 2040. Currently, the City has 4.8% of its housing stock deemed 143 Union Boulevard, Suite 700, Lakewood, CO 80228 Tel: 303.462.1100 Fax: 303.825.7110 www.atwell-group.com Page 8 affordable and needs to build at least 188 units of affordable housing per year to meet its goals, which is not happening presently. In an effort to provide an affordable housing option within the City of Fort Collins, Sun will enter into an agreement with the City to provide 10% of the homes in The Foothills as affordable by placing a deed restriction on the sites while retaining ownership and renting the units. This agreement is above and beyond the generally more affordable price point already available without deed restriction to everyone. This is not a typical provision for a Sun community, as the housing units are usually sold to the residents so they can build equity in their home. However, by providing over 20 units of affordable, energy-efficient, single-family detached homes, this project helps the City provide a wide range of affordable housing options throughout the community. This differs from most of the new affordable housing stock in the City, which is typically attached multi-family apartments without private yards. All 20+ units to be deed restricted will be affordable to households earning 80% or less of the Area Median Income (AMI) and be deed restricted for at least 20 years. To be considered affordable, households must spend 30% or less of their income on housing costs (including utilities). The current area median household incomes for the Fort Collins area are shown in the table below, along with 80% of AMI, and the affordable monthly payment for households of 1 to 6 people. The median income data is from the City of Fort Collins, based on information from the Department of House and Urban Development (HUD). Number of People per Household Median Income 80% AMI Affordable Monthly Payment 1 $65,900 $52,720 $1,318 2 $75,300 $60,240 $1,506 3 $84,700 $67,760 $1,694 4 $94,100 $75,280 $1,882 5 $101,700 $81,360 $2,034 6 $109,200 $87,360 $2,184 The current standard of providing four different product types within a development of this size would create a much less affordable infrastructure plan, adding costs and reducing product efficiencies, thereby negating the opportunity for Sun to deliver the critical affordable and workforce housing stock within the City of Fort Collins. Finally, the City of Fort Collins along with the greater Colorado Front Range, is currently experiencing a housing shortage coupled with rising housing costs, as evidenced by the following data. • Fort Collins’ average home price in 2019 was $430,887, up 2% from 2018, but an 86% jump in a decade that saw the City’s population rise 17%. • The rental vacancy rate for Fort Collins is currently at 2.6%, while the vacancy rate for Fort Collins southeast sector is at 3.3%, well below the 5% vacancy rate considered to be an equilibrium rate according to the Colorado Division of Housing Q3 2019 Multi-Family Housing Vacancy & Rental Survey 143 Union Boulevard, Suite 700, Lakewood, CO 80228 Tel: 303.462.1100 Fax: 303.825.7110 www.atwell-group.com Page 9 • Tight rental markets have the effect of driving up the cost of rental housing City-wide. Rental rates have steadily increased City-wide and even more dramatically in the southeast sector of the city. Rents have been increasing steadily over the past ten years. Developing this vacant property as a brand new residential community will help to alleviate the current housing shortage in the market by providing a supply of more than 200 new single-family homes while also directly adding to the City’s affordable housing and workforce housing stock. Criteria #2 – Exceptional Physical Conditions In addition to the huge need for workforce and affordable housing within the City limits, another reason for modifying the standard at this location is that the property has several existing physical constraints that meet the definition of “exceptional physical conditions”. The site is narrow and irregularly shaped (like a figure-eight), has very limited access from College Avenue, and has wetlands and a significant prairie dog colony, all of which make the property difficult for many types of development. More specifically, existing site constraints include: • The site has an irregular shape with very narrow frontage on College Avenue and is long and narrow on the western portion of the property, which limits the ability to efficiently design and build a typical residential neighborhood. • The site has existing wetlands, which have been determined to be non-jurisdictional by the US Army Corps of Engineers. The wetland map and determination is included as Attachment D. The City requires that any wetlands, regardless of determination status, be preserved with development of the site. It should be noted that the wetlands were caused by the development to the east and were created in an existing low area on the site, which collects runoff from the adjacent developments on all sides. There is a 24-inch storm sewer pipe that concentrates discharges onto the site at the western property boundary and flows to the central low point in the site. Storm water also flows from the adjacent development to the south and east and collects in the same existing low area. The current proposed development plan will not only concentrate the wetlands for improved regional storm water management, but will also improve the overall quality of wetlands while providing a nature amenity for residents. • The site is occupied by a large prairie dog colony and mitigation of the prairie dogs is required. Development of the site will require compliance with the City’s requirement to mitigate prairie dogs, which includes a fee in lieu payment in addition to the cost of removal of the prairie dogs. The cost to mitigate prairie dogs is a substantial cost of development. • Access to the site is limited to Trilby Road and no access is allowed from College Avenue, due to the Site’s narrow frontage and vicinity to other access points on College Avenue. While these site constraints create serious hardship for traditional single-family or multi-family housing developments, manufactured housing is a better design fit because of the inherent flexibility of smaller building envelopes and infrastructure corridors throughout the site. The development of manufactured housing at this location is more compatible with the site limitations and more cost effective to develop and build while meeting the needs of the City and the City Plan. 143 Union Boulevard, Suite 700, Lakewood, CO 80228 Tel: 303.462.1100 Fax: 303.825.7110 www.atwell-group.com Page 10 Summary The City needs a variety of housing options and this site is an ideal location for it. Providing a for-sale, non-subsidized, single-family, detached manufactured housing community at this location will enhance the status of the existing land and provide an attractive development while delivering much needed workforce and affordable housing options to the City of Fort Collins. True workforce housing that provides residents with an opportunity to build equity is rare and difficult to develop. It simply does not get built very often in Northern Colorado. Sun Communities has always delivered market leading communities with a focus on an active lifestyle for its residents. Proposed within this community is a clubhouse, pool, sports courts, nature preserve, sidewalks, and parks for the residents. Including these types of amenities not only benefits the residents within the community, but also lessens the burden on existing city amenity resources within the broader region. Requiring four separate types of housing on this property is not feasible due to the extensive and expensive design and construction costs of infrastructure that each housing type requires. The proposed land plan addresses the existing problem of a lack of workforce and affordable housing, particularly in the southern section of the City. The adjacent land uses include an existing mobile home park, single family detached, multiple forms of multi-family apartments and condos (shown in Attachment E). Manufactured housing is a compatible development style and will complement the existing surrounding land uses while advancing the goals of the City’s Land Use Code. Finally, development of the site is difficult due to the exceptional overall shape and narrowness, on-site wetland conditions, and the existence of prairie dogs. The flexibility a manufactured housing community allows for in site design is the most efficient manner to develop a property with the above stated constraints on such a small site. The Applicant respectfully requests that the City of Fort Collins approve this Zoning Modification Request because it meets two of the criteria for granting a modification. Supporting Documentation • Attachment A – Site Location & Zoning Map • Attachment B – Conceptual Site Plan • Attachment C – Demographic Data • Attachment D – Jurisdictional Wetland Determination from US Army Corps of Engineers • Attachment E – Adjacent Land Use Exhibit 143 Union Boulevard, Suite 700, Lakewood, CO 80228 Tel: 303.462.1100 Fax: 303.825.7110 www.atwell-group.com Attachment A Site Location & Zoning Map 9,028 1,504.7 Fort Collins Zoning Map This map is a user generated static output from the City of Fort Collins FCMaps Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. City of Fort Collins - GIS 1,143.0 1: WGS_1984_Web_Mercator_Auxiliary_Sphere 0 571.50 1,143.0 Feet Notes Legend 6,859 Parcels City Zoning Community Commercial Community Commercial North College Community Commercial Poudre River General Commercial Limited Commercial Service Commercial CSU Downtown Employment Harmony Corridor Industrial High Density Mixed-Use Neighborhood Low Density Mixed-Use Neighborhood Medium Density Mixed-Use Neighborhood Neighborhood Commercial Neighborhood Conservation Buffer Neighborhood Conservation Low Density Neighborhood Conservation Medium Density Public Open Lands River Conservation River Downtown Redevelopment Residential Foothills Low Density Residential Rural Lands District Transition Urban Estate 143 Union Boulevard, Suite 700, Lakewood, CO 80228 Tel: 303.462.1100 Fax: 303.825.7110 www.atwell-group.com Attachment B Conceptual Site Plan 143 Union Boulevard, Suite 700, Lakewood, CO 80228 Tel: 303.462.1100 Fax: 303.825.7110 www.atwell-group.com Attachment C Demographic Data TAPESTRY SEGMENTATION TM esri.com/tapestry Households: 2,750,200 Average Household Size: 2.41 Median Age: 33.0 Median Household Income: $54,000 LifeMode Group: Middle Ground Bright Young Professionals WHO ARE WE? Bright Young Professionals is a large market, primarily located in urban outskirts of large metropolitan areas. These communities are home to young, educated, working professionals. More than one out of three householders is under the age of 35. Slightly more diverse couples dominate this market, with more renters than homeowners. More than two-fifths of the households live in single-family homes; over a third live in 5+ unit buildings. Labor force participation is high, generally white-collar work, with a mix of food service and part-time jobs (among the college students). Median household income, median home value, and average rent are close to the US values. Residents of this segment are physically active and up on the latest technology. OUR NEIGHBORHOOD • Approximately 57% of the households rent; 43% own their homes. • Household type is primarily couples, married (or unmarried), with above average concentrations of both single-parent (Index 125) and single-person (Index 115) households. • Multiunit buildings or row housing make up 56% of the housing stock (row housing (Index 178), buildings with 5–19 units (Index 275)); 43% built 1980–99. • Average rent mirrors the US (Index 100). • Lower vacancy rate is at 8.2%. SOCIOECONOMIC TRAITS • Education completed: 35% with some college or an associate’s degree, 33% with a bachelor’s degree or higher. • Unemployment rate is lower at 4.7%, and labor force participation rate of 72% is higher than the US rate. • These consumers are up on the latest technology. • They get most of their information from the Internet. • Concern about the environment, impacts their purchasing decisions. Note: The Index represents the ratio of the segment rate to the US rate multiplied by 100. Consumer preferences are estimated from data by GfK MRI. 8C TAPESTRY SEGMENTATION TM esri.com/tapestry LifeMode Group: Middle Ground 8C Bright Young Professionals 85+ 80–84 75–79 70–74 65–69 60–64 55–59 50–54 45–49 40–44 35–39 30–34 25–29 20–24 15–19 10–14 5–9 <5 8% 4% 0 4% 8% Male Female Median Household Income Median Net Worth $56,100 $93,300 $54,000 $34,200 $0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income Esri Median Net Worth Series2 Series1 $56,100 $93,300 $54,000 $34,200 $0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income Esri Median Net Worth Series2 Series1 Housing Food Apparel & Services Transportation Health Care Entertainment & Recreation Education Pensions & Social Security Other *"!# $ )"!# $ ("!# $ '"!# $ &"!# $ %"!# $ !"# $ !"#$%&'$%)(* !"#$%&'$%)+, !"#$%&'$%-()* !"#$%&'$%-+), $ Own 42.8% Rent 57.2% Chart Title Own Rent Home Ownership US Percentage: 62.7% Own 37.3% Rent Population Population Growth (Annual %) Population Density (Persons per sq. mile) 350 350 350 0 0 0 900,000 -0.5% 0 11,000,000 3.0% 25,000 6,690,700 1.2% 1000 Wealth Index Socioeconomic Status Index Housing Affordability Index 57 101 140 778 TAPESTRY SEGMENTATION TM esri.com/tapestry MARKET PROFILE (Consumer preferences are estimated from data by GfK MRI) • Own retirement savings and student loans. • Own newer computers (desktop, laptop, or both), iPods, and 2+ TVs. • Go online and use mobile devices for banking, access YouTube or Facebook, visit blogs, download movies, and play games. • Use cell phones to text, redeem mobile coupons, listen to music, and check for news and financial information. • Find leisure going to bars/clubs, attending concerts, going to the beach, and renting DVDs from Redbox or Netflix. • Enjoy a variety of sports, including backpacking, rock climbing, football, Pilates, running, and yoga. • Eat out often at fast-food and family restaurants. ESRI INDEXES Esri developed three indexes to display average household wealth, socioeconomic status, and housing affordability for the market relative to US standards. POPULATION CHARACTERISTICS Total population, average annual population change since Census 2010, and average density (population per square mile) are displayed for the market relative to the size and change among all Tapestry markets. Data estimated by Esri. LifeMode Group: Middle Ground High Low TAPESTRY SEGMENTATION TM esri.com/tapestry SEGMENT DENSITY This map illustrates the density and distribution of the Bright Young Professionals Tapestry Segment by households. LifeMode Group: Middle Ground 8C Bright Young Professionals For more information 1-800-447-9778 info@esri.com esri.com Copyright © 2020 Esri. All rights reserved. Esri, the Esri globe logo, Tapestry, @esri.com, and esri.com are trademarks, service marks, or registered marks of Esri in the United States, the European Community, or certain other jurisdictions. Other companies and products or services mentioned herein may be trademarks, service marks, or registered marks of their respective mark owners. G826513 ESRI2C1/20ms TAPESTRY SEGMENTATION TM esri.com/tapestry Households: 1,737,200 Average Household Size: 2.48 Median Age: 35.3 Median Household Income: $86,600 LifeMode Group: Upscale Avenues Enterprising Professionals WHO ARE WE? Enterprising Professionals residents are well educated and climbing the ladder in STEM (science, technology, engineering, and mathematics) occupations. They change jobs often and therefore choose to live in condos, town homes, or apartments; many still rent their homes. The market is fast-growing, located in lower density neighborhoods of large metro areas. Enterprising Professionals residents are diverse, with Asians making up over one-fifth of the population. This young market makes over one and a half times more income than the US median, supplementing their income with high-risk investments. At home, they enjoy the Internet and TV on high-speed connections with premier channels and services. OUR NEIGHBORHOOD • Almost half of households are married couples, and 29% are single person households. • Housing is a mixture of suburban single-family homes, row homes, and larger multiunit structures. • Close to three quarters of the homes were built after 1980; 25% are newer, built after 2000. • Renters make up nearly half of all households. SOCIOECONOMIC TRAITS • Median household income one and a half times that of the US. • Over half hold a bachelor’s degree or higher. • Early adopters of new technology in hopes of impressing peers with new gadgets. • Enjoy talking about and giving advice on technology. • Half have smartphones and use them for news, accessing search engines, and maps. • Work long hours in front of a computer. • Strive to stay youthful and healthy, eat organic and natural foods, run and do yoga. • Buy name brands and trendy clothes online. Note: The Index represents the ratio of the segment rate to the US rate multiplied by 100. Consumer preferences are estimated from data by GfK MRI. 2D TAPESTRY SEGMENTATION TM esri.com/tapestry LifeMode Group: Upscale Avenues 2D Enterprising Professionals 85+ 80–84 75–79 70–74 65–69 60–64 55–59 50–54 45–49 40–44 35–39 30–34 25–29 20–24 15–19 10–14 5–9 <5 8% 4% 0 4% 8% Male Female Median Household Income Median Net Worth $56,100 $93,300 $86,600 $106,000 $0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income Esri Median Net Worth Series2 Series1 $56,100 $93,300 $86,600 $106,000 $0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income Esri Median Net Worth Series2 Series1 Housing Food Apparel & Services Transportation Health Care Entertainment & Recreation Education Pensions & Social Security Other 5.0% 4.5% 4.0% 3.5% 3.0% 2.5% 2.0% 1.5% 1.0% 0.5% 0.0% Male Age 0-4 Male Age 5-9 Male Age 10-14 Male Age 15-19 Own 51.2% Rent 48.8% Chart Title Own Rent Home Ownership US Percentage: 62.7% Own 37.3% Rent Population Population Growth (Annual %) Population Density (Persons per sq. mile) 350 350 350 0 0 0 900,000 -0.5% 0 11,000,000 3.0% 25,000 4,341,400 1.5% 1,427 1000 Wealth Index Socioeconomic Status Index Housing Affordability Index 103 138 121 TAPESTRY SEGMENTATION TM esri.com/tapestry MARKET PROFILE (Consumer preferences are estimated from data by GfK MRI) • Buy digital books for tablet reading, along with magazines and newspapers. • Frequent the dry cleaner. • Travel to foreign and domestic destinations common. • Watch movies and TV with video-on-demand and HDTV over a high-speed connection. • Convenience is key—shop at Amazon.com and pick up drugs at the Target pharmacy. • Eat out at The Cheesecake Factory, Chipotle Mexican, and Panera Bread; drop by Starbucks for coffee. • Leisure activities include gambling, trips to museums and the beach. • Have health insurance and a 401(k) through work. ESRI INDEXES Esri developed three indexes to display average household wealth, socioeconomic status, and housing affordability for the market relative to US standards. POPULATION CHARACTERISTICS Total population, average annual population change since Census 2010, and average density (population per square mile) are displayed for the market relative to the size and change among all Tapestry markets. Data estimated by Esri. LifeMode Group: Upscale Avenues 2D Enterprising Professionals HOUSING High Low TAPESTRY SEGMENTATION TM esri.com/tapestry SEGMENT DENSITY This map illustrates the density and distribution of the Enterprising Professionals Tapestry Segment by households. LifeMode Group: Upscale Avenues 2D Enterprising Professionals For more information 1-800-447-9778 info@esri.com esri.com Copyright © 2018 Esri. All rights reserved. Esri, the Esri globe logo, Tapestry, @esri.com, and esri.com are trademarks, service marks, or registered marks of Esri in the United States, the European Community, or certain other jurisdictions. Other companies and products or services mentioned herein may be trademarks, service marks, or registered marks of their respective mark owners. G826513 ESRI2C1/20ms TAPESTRY SEGMENTATION TM esri.com/tapestry Households: 3,511,200 Average Household Size: 2.75 Median Age: 36.1 Median Household Income: $59,800 LifeMode Group: Family Landscapes Middleburg WHO ARE WE? Middleburg neighborhoods transformed from the easy pace of country living to semirural subdivisions in the last decade, when the housing boom reached out. Residents are conservative, family-oriented consumers. Still more country than rock and roll, they are thrifty but willing to carry some debt and are already investing in their futures. They rely on their smartphones and mobile devices to stay in touch and pride themselves on their expertise. They prefer to buy American and travel in the US. This market is younger but growing in size and assets. OUR NEIGHBORHOOD • Semirural locales within metropolitan areas. • Neighborhoods changed rapidly in the previous decade with the addition of new single-family homes. • Include a number of mobile homes (Index 150). • Affordable housing, median value of $175,000 (Index 84) with a low vacancy rate. • Young couples, many with children; average household size is 2.75. SOCIOECONOMIC TRAITS • Education: 65% with a high school diploma or some college. • Unemployment rate lower at 4.7% (Index 86). • Labor force participation typical of a younger population at 66.7% (Index 107). • Traditional values are the norm here— faith, country, and family. • Prefer to buy American and for a good price. • Comfortable with the latest in technology, for convenience (online banking or saving money on landlines) and entertainment. Note: The Index represents the ratio of the segment rate to the US rate multiplied by 100. Consumer preferences are estimated from data by GfK MRI. 4C TAPESTRY SEGMENTATION TM esri.com/tapestry LifeMode Group: Family Landscapes 4C Middleburg 85+ 80–84 75–79 70–74 65–69 60–64 55–59 50–54 45–49 40–44 35–39 30–34 25–29 20–24 15–19 10–14 5–9 <5 8% 4% 0 4% 8% Male Female Median Household Income Median Net Worth $56,100 $93,300 $59,800 $115,300 $0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income Esri Median Net Worth Series2 Series1 $56,100 $93,300 $59,800 $115,300 $0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income Esri Median Net Worth Series2 Series1 Housing Food Apparel & Services Transportation Health Care Entertainment & Recreation Education Pensions & Social Security Other 4.0% 3.5% 3.0% 2.5% 2.0% 1.5% 1.0% 0.5% 0.0% Male Age 0-4 Male Age 5-9 Male Age 10-14 Male Age 15-19 Own 73.4% Rent 26.6% Chart Title Own Rent Home Ownership US Percentage: 62.7% Own 37.3% Rent Population Population Growth (Annual %) Population Density (Persons per sq. mile) 350 350 350 0 0 0 900,000 -0.5% 0 11,000,000 3.0% 25,000 9,734,400 1.4% 177 1000 Wealth Index Socioeconomic Status Index Housing Affordability Index 86 106 166 ESRI INDEXES Esri developed three indexes to display average household wealth, socioeconomic status, and housing affordability for the market relative to US standards. TAPESTRY SEGMENTATION TM esri.com/tapestry MARKET PROFILE (Consumer preferences are estimated from data by GfK MRI) • Residents are partial to domestic vehicles; they like to drive trucks, SUVs, or motorcycles. • Entertainment is primarily family-oriented, TV and movie rentals or theme parks and family restaurants. • Spending priorities also focus on family (children’s toys and apparel) or home DIY projects. • Sports include hunting, fishing, bowling, and baseball. • TV and magazines provide entertainment and information. • Media preferences include country and Christian channels. POPULATION CHARACTERISTICS Total population, average annual population change since Census 2010, and average density (population per square mile) are displayed for the market relative to the size and change among all Tapestry markets. Data estimated by Esri. LifeMode Group: Family Landscapes 4C Middleburg HOUSING Median home value is displayed for markets that are primarily owner occupied; average rent is shown for renter-occupied markets. High Low TAPESTRY SEGMENTATION TM esri.com/tapestry SEGMENT DENSITY This map illustrates the density and distribution of the Middleburg Tapestry Segment by households. LifeMode Group: Family Landscapes 4C Middleburg For more information 1-800-447-9778 info@esri.com esri.com Copyright © 2020 Esri. All rights reserved. Esri, the Esri globe logo, Tapestry, @esri.com, and esri.com are trademarks, service marks, or registered marks of Esri in the United States, the European Community, or certain other jurisdictions. Other companies and products or services mentioned herein may be trademarks, service marks, or registered marks of their respective mark owners. G826513 ESRI2C1/20ms TAPESTRY SEGMENTATION TM esri.com/tapestry Households: 1,748,600 Average Household Size: 2.06 Median Age: 37.4 Median Household Income: $59,200 LifeMode Group: Middle Ground Emerald City WHO ARE WE? Emerald City’s denizens live in lower-density neighborhoods of urban areas throughout the country. Young and mobile, they are more likely to rent. Well educated and well employed, half have a college degree and a professional occupation. Incomes close to the US median come primarily from wages, investments, and self-employment. This group is highly connected, using the Internet for entertainment and making environmentally friendly purchases. Long hours on the Internet are balanced with time at the gym. Many embrace the “foodie” culture and enjoy cooking adventurous meals using local and organic foods. Music and art are major sources of enjoyment. They travel frequently, both abroad and domestically. OUR NEIGHBORHOOD • There are mostly older, established neighborhoods with homes built before 1960; around 30% built before 1940. • Just over half of all homes are renter occupied. • Single-person and nonfamily types make up over half of all households. • Median home value and average rent are slightly above the US levels; around half of owned homes are worth $150,000–$300,000. SOCIOECONOMIC TRAITS • Well educated, these consumers research products carefully before making purchases. • They buy natural, green, and environmentally friendly products. • Very conscious of nutrition, they regularly buy and eat organic foods. • Cell phones and text messaging are a huge part of everyday life. • They place importance on learning new things to keep life fresh and variable. • They are interested in the fine arts and especially enjoy listening to music. Note: The Index represents the ratio of the segment rate to the US rate multiplied by 100. Consumer preferences are estimated from data by GfK MRI. 8B TAPESTRY SEGMENTATION TM esri.com/tapestry LifeMode Group: Middle Ground 8BCity Emerald 85+ 80–84 75–79 70–74 65–69 60–64 55–59 50–54 45–49 40–44 35–39 30–34 25–29 20–24 15–19 10–14 5–9 <5 8% 4% 0 4% 8% Male Female Median Household Income Median Net Worth $56,100 $93,300 $59,200 $52,700 $0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income Esri Median Net Worth Series2 Series1 $56,100 $93,300 $59,200 $52,700 $0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income Esri Median Net Worth Series2 Series1 Housing Food Apparel & Services Transportation Health Care Entertainment & Recreation Education Pensions & Social Security Other 6.0% 5.0% 4.0% 3.0% 2.0% 1.0% 0.0% Male Age 0-4 Male Age 5-9 Male Age 10-14 Male Age 15-19 Own 48.5% Rent 51.5% Chart Title Own Rent Home Ownership US Percentage: 62.7% Own 37.3% Rent Population Population Growth (Annual %) Population Density (Persons per sq. mile) 350 350 350 0 0 0 900,000 -0.5% 0 11,000,000 3.0% 25,000 3,684,800 0.9% 1000 Wealth Index Socioeconomic Status Index Housing Affordability Index 74 122 113 396 TAPESTRY SEGMENTATION TM esri.com/tapestry MARKET PROFILE (Consumer preferences are estimated from data by GfK MRI) • Liberal segment that contributes to NPR and PBS. • Shop at Trader Joe’s and Whole Foods. • Budget time—utilize home cleaning services so there’s time for yoga. • Use the web for professional networking, blogging, making travel plans, shopping, and sports news. • Read magazines and books on a tablet, sometimes while exercising at home. • Attend venues like art galleries, museums, and concerts. At home they like to cook and bake. ESRI INDEXES Esri developed three indexes to display average household wealth, socioeconomic status, and housing affordability for the market relative to US standards. POPULATION CHARACTERISTICS Total population, average annual population change since Census 2010, and average density (population per square mile) are displayed for the market relative to the size and change among all Tapestry markets. Data estimated by Esri. LifeMode Group: Middle Ground 8BCity Emerald HOUSING Median home value is displayed for markets that are primarily High Low TAPESTRY SEGMENTATION TM esri.com/tapestry SEGMENT DENSITY This map illustrates the density and distribution of the Emerald City Tapestry Segment by households. LifeMode Group: Middle Ground 8BCity Emerald For more information 1-800-447-9778 info@esri.com esri.com Copyright © 2020 Esri. All rights reserved. Esri, the Esri globe logo, Tapestry, @esri.com, and esri.com are trademarks, service marks, or registered marks of Esri in the United States, the European Community, or certain other jurisdictions. Other companies and products or services mentioned herein may be trademarks, service marks, or registered marks of their respective mark owners. G826513 ESRI2C1/20ms TAPESTRY SEGMENTATION TM esri.com/tapestry Households: 2,449,600 Average Household Size: 2.51 Median Age: 40.9 Median Household Income: $60,000 LifeMode Group: GenXurban Parks and Rec WHO ARE WE? These practical suburbanites have achieved the dream of home ownership. They have purchased homes that are within their means. Their homes are older, and town homes and duplexes are not uncommon. Many of these families are two-income married couples approaching retirement age; they are comfortable in their jobs and their homes, budget wisely, but do not plan on retiring anytime soon or moving. Neighborhoods are well established, as are the amenities and programs that supported their now independent children through school and college. The appeal of these kid-friendly neighborhoods is now attracting a new generation of young couples. OUR NEIGHBORHOOD • Homes are primarily owner occupied, single-family residences built prior to 1970; town homes and duplexes are scattered through the neighborhoods. • Both median home value and average rent are close to the national level. • Households by type mirror the US distribution; married couples, more without children, dominate. Average household size is slightly lower at 2.51, but this market is also a bit older. SOCIOECONOMIC TRAITS • More than half of the population is college educated. • Older residents draw Social Security and retirement income. • The work force is diverse: professionals in health care, retail trade, and education, or skilled workers in manufacturing and construction. • This is a financially shrewd market; consumers are careful to research their big-ticket purchases. • When planning trips, they search for discounted airline fares and hotels and choose to vacation within the US. • These practical residents tend to use their cell phones for calls and texting only. Note: The Index represents the ratio of the segment rate to the US rate multiplied by 100. Consumer preferences are estimated from data by GfK MRI. 5C TAPESTRY SEGMENTATION TM esri.com/tapestry LifeMode Group: GenXurban 5C Parks and Rec 85+ 80–84 75–79 70–74 65–69 60–64 55–59 50–54 45–49 40–44 35–39 30–34 25–29 20–24 15–19 10–14 5–9 <5 8% 4% 0 4% 8% Male Female Median Household Income Median Net Worth $56,100 $93,300 $60,000 $125,500 $0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income Esri Median Net Worth Series2 Series1 $56,100 $93,300 $60,000 $125,500 $0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income Esri Median Net Worth Series2 Series1 Housing Food Apparel & Services Transportation Health Care Entertainment & Recreation Education Pensions & Social Security Other 4.0% 3.5% 3.0% 2.5% 2.0% 1.5% 1.0% 0.5% 0.0% Male Age 0-4 Male Age 5-9 Male Age 10-14 Male Age 15-19 Own 69.7% Rent 30.3% Chart Title Own Rent Home Ownership US Percentage: 62.7% Own 37.3% Rent Population Population Growth (Annual %) Population Density (Persons per sq. mile) 350 350 350 0 0 0 900,000 -0.5% 0 11,000,000 3.0% 25,000 6,215,500 0.4% 1251 1000 Wealth Index Socioeconomic Status Index Housing Affordability Index 89 104 138 TAPESTRY SEGMENTATION TM esri.com/tapestry MARKET PROFILE (Consumer preferences are estimated from data by GfK MRI) • Cost and practicality come first when purchasing a vehicle; Parks and Rec residents are more likely to buy SUVs or trucks over compact or subcompact vehicles. • Budget-conscious consumers stock up on staples at warehouse clubs. • Pass time at home watching documentaries on Animal Planet, Discovery, or History channels. For an outing, they choose to dine out at family-style restaurants and attend movies. Between trips to the casinos, they gamble on lottery tickets and practice their blackjack and poker skills online. • Convenience is important in the kitchen; they regularly use frozen or packaged main course meals. Ground coffee is preferred over coffee beans. • Residents here take advantage of local parks and recreational activities. Their exercise routine is a balance of home-based exercise; a session at their local community gym; or a quick jog, swim, or run. ESRI INDEXES Esri developed three indexes to display average household wealth, socioeconomic status, and housing affordability for the market relative to US standards. POPULATION CHARACTERISTICS Total population, average annual population change since Census 2010, and average density (population per square mile) are displayed for the market relative to the size and change among all Tapestry markets. Data estimated by Esri. High Low TAPESTRY SEGMENTATION TM esri.com/tapestry SEGMENT DENSITY This map illustrates the density and distribution of the Parks and Rec Tapestry Segment by households. LifeMode Group: GenXurban 5C Parks and Rec For more information 1-800-447-9778 info@esri.com esri.com Copyright © 2020 Esri. All rights reserved. Esri, the Esri globe logo, Tapestry, @esri.com, and esri.com are trademarks, service marks, or registered marks of Esri in the United States, the European Community, or certain other jurisdictions. Other companies and products or services mentioned herein may be trademarks, service marks, or registered marks of their respective mark owners. G826513 ESRI2C1/20ms TAPESTRY SEGMENTATION TM esri.com/tapestry Households: 3,923,400 Average Household Size: 2.70 Median Age: 43.9 Median Household Income: $76,800 LifeMode Group: Cozy Country Living Green Acres WHO ARE WE? The Green Acres lifestyle features country living and self-reliance. They are avid do-it-yourselfers, maintaining and remodeling their homes, with all the necessary power tools to accomplish the jobs. Gardening, especially growing vegetables, is also a priority, again with the right tools, tillers, tractors, and riding mowers. Outdoor living also features a variety of sports: hunting and fishing, motorcycling, hiking and camping, and even golf. Self-described conservatives, residents of Green Acres remain pessimistic about the near future yet are heavily invested in it. OUR NEIGHBORHOOD • Rural enclaves in metropolitan areas, primarily (not exclusively) older homes with acreage; new housing growth in the past 15 years. • Single-family, owner-occupied housing, with a median value of $235,500. • An older market, primarily married couples, most with no children. SOCIOECONOMIC TRAITS • Education: More than 60% are college educated. • Unemployment is low at 3.8% (Index 70); labor force participation rate is high at 66.8% (Index 107). • Income is derived not only from wages and salaries but also from self-employment (more than 13% of households), investments (27% of households), and increasingly, from retirement. • They are cautious consumers with a focus on quality and durability. • Comfortable with technology, more as a tool than a trend: banking or paying bills online is convenient; but the Internet is not viewed as entertainment. • Economic outlook is professed as pessimistic, but consumers are comfortable with debt, primarily as home and auto loans, and investments. Note: The Index represents the ratio of the segment rate to the US rate multiplied by 100. Consumer preferences are estimated from data by GfK MRI. 6A TAPESTRY SEGMENTATION TM esri.com/tapestry LifeMode Group: Cozy Country Living 6AAcres Green 85+ 80–84 75–79 70–74 65–69 60–64 55–59 50–54 45–49 40–44 35–39 30–34 25–29 20–24 15–19 10–14 5–9 <5 8% 4% 0 4% 8% Male Female Median Household Income Median Net Worth $56,100 $93,300 $76,800 $267,700 $0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income Esri Median Net Worth Series2 Series1 $56,100 $93,300 $76,800 $267,700 $0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income Esri Median Net Worth Series2 Series1 Housing Food Apparel & Services Transportation Health Care Entertainment & Recreation Education Pensions & Social Security Other 5.0% 4.5% 4.0% 3.5% 3.0% 2.5% 2.0% 1.5% 1.0% 0.5% 0.0% Male Age 0-4 Male Age 5-9 Male Age 10-14 Male Age 15-19 Own 86.1% Rent 13.9% Chart Title Own Rent Home Ownership US Percentage: 62.7% Own 37.3% Rent Population Population Growth (Annual %) Population Density (Persons per sq. mile) 350 350 350 0 0 0 900,000 -0.5% 0 11,000,000 3.0% 25,000 10,695,900 0.9% 71 1000 Wealth Index Socioeconomic Status Index Housing Affordability Index 133 130 152 TAPESTRY SEGMENTATION TM esri.com/tapestry MARKET PROFILE (Consumer preferences are estimated from data by GfK MRI) • Purchasing choices reflect Green Acres’ residents country life, including a variety of vehicles from trucks and SUVs to ATVs and motorcycles, preferably late model. • Homeowners favor DIY home improvement projects and gardening. • Media of choice are provided by satellite service, radio, and television, also with an emphasis on country and home and garden. • Green Acres residents pursue physical fitness vigorously, from working out on home exercise equipment to playing a variety of sports. • Residents are active in their communities and a variety of social organizations, from charitable to veterans’ clubs. ESRI INDEXES Esri developed three indexes to display average household wealth, socioeconomic status, and housing affordability for the market relative to US standards. POPULATION CHARACTERISTICS Total population, average annual population change since Census 2010, and average density (population per square mile) are displayed for the market relative to the size and change among all Tapestry markets. Data estimated by Esri. LifeMode Group: Cozy Country Living 6AAcres Green HOUSING High Low TAPESTRY SEGMENTATION TM esri.com/tapestry SEGMENT DENSITY This map illustrates the density and distribution of the Green Acres Tapestry Segment by households. LifeMode Group: Cozy Country Living 6AAcres Green For more information 1-800-447-9778 info@esri.com esri.com Copyright © 2020 Esri. All rights reserved. Esri, the Esri globe logo, Tapestry, @esri.com, and esri.com are trademarks, service marks, or registered marks of Esri in the United States, the European Community, or certain other jurisdictions. Other companies and products or services mentioned herein may be trademarks, service marks, or registered marks of their respective mark owners. G826513 ESRI2C1/20ms 143 Union Boulevard, Suite 700, Lakewood, CO 80228 Tel: 303.462.1100 Fax: 303.825.7110 www.atwell-group.com Attachment D Wetland Map & Jurisdictional Wetland Determination GARY DRIVE RICK DRIVE PITNER DRIVE DEBRA DRIVE KEVIN DRIVE NATURAL ALTERNATIVES 287 CAR WASH, AND PYRAMID LANDSCAPE RESIDENTIAL RESIDENTIAL RESIDENTIAL/UNDER DEVELOPMENT RESIDENTIAL UNDEVELOPED RESIDENTIAL/PLEASANT GRIVE MOBILE HOME PARK FORT COLLINS TRANSPORT BUS PORTNER RESIDENTIAL SUBSTATION PROVINCETOWN CONDOMINIUMS HOUSEHOLD TRASH UNDEVELOPED UNDEVELOPED LAND UNDEVELOPED CARE HOUSING AT PROVINCETOWNE PARCEL A PARCEL B SUBJECT BUILDING 4 POLE BARN SUBJECT BUILDING 2 BARN SUBJECT BUILDING 3 BARN SUBJECT BUILDING 5 SHED AND CHICKEN COOP SUBJECT BUILDING 1 HOME SEPTIC TANK AND CAMPER LOCATION OIL DRUM SOUTH COLLEGE AVENUE EAST TRILBY ROAD AUTUMN RIDGE DRIVE STONEY BROOK ROAD DEBRIS PILE DEBRIS PILE APPROXIMATELY 36-37 ACRES APPROXIMATELY 2 ACRES 143 Union Boulevard, Suite 700, Lakewood, CO 80228 Tel: 303.462.1100 Fax: 303.825.7110 www.atwell-group.com Attachment E Adjacent Land Use Exhibit Pleasant Grove MHP (Single Wide Units Only) Single Family Detached Front & Side Loaded Garages Lakeview on the Rise Multi-Family 10+ Units/ Building Single Family Detached Front & Side Loaded Garages Provincetown Green Ranch & Townhomes 8+ Units/ Building Single Family Detached Rear Loaded Garages Provincetown Condos Two Story Attached 3-6 Units/Building THE FOOTHILLS ADJACENT LAND USE EXHIBIT The Foothills Proposed Development Median home value is displayed for markets that are primarily owner occupied; average rent is shown for renter-occupied markets. Tenure and home value are estimated by Esri. Housing type and average rent are from the Census Bureau’s American Community Survey. Typical Housing: Single Family Median Value: $235,500 US Median: $207,300 Male Age 20-24 Male Age 25-29 Male Age 30-34 Male Age 35-39 Male Age 40-44 Male Age 45-49 Male Age 50-54 Male Age 55-59 Male Age 60-64 Male Age 65-69 Male Age 70-74 Male Age 75-79 Male Age 80-84 Male Age 85+ Age by Sex - Male Series2 Series1 0.0% 0.5% 1.0% 1.5% 2.0% 2.5% 3.0% 3.5% 4.0% 4.5% 5.0% Female Age 0-4 Female Age 5-9 Female Age 10-14 Female Age 15-19 Female Age 20-24 Female Age 25-29 Female Age 30-34 Female Age 35-39 Female Age 40-44 Female Age 45-49 Female Age 50-54 Female Age 55-59 Female Age 60-64 Female Age 65-69 Female Age 70-74 Female Age 75-79 Female Age 80-84 Female Age 85+ Chart Title Series2 Series1 INCOME AND NET WORTH Net worth measures total household assets (homes, vehicles, investments, etc.) less any debts, secured (e.g., mortgages) or unsecured (credit cards). Household income and net worth are estimated by Esri. OCCUPATION BY EARNINGS The fi ve occupations with the highest number of workers in the market are displayed by median earnings. Data from the Census Bureau’s American Community Survey. AGE BY SEX (Esri data) Median Age: 43.9 US: 38.2 Indicates US RACE AND ETHNICITY (Esri data) The Diversity Index summarizes racial and ethnic diversity. The index shows the likelihood that two persons, chosen at random from the same area, belong to different race or ethnic groups. The index ranges from 0 (no diversity) to 100 (complete diversity). Diversity Index: 26.0 US: 64.0 Hispanic* Multiple Other Asian and Pac. Islander American Indian Black White $140,000 $120,000 $100,000 $80,000 $60,000 $40,000 $20,000 0 200,000 2 400,000 6 600,000 800,000 *Hispanic Can Be of Any Race. 0 20% 40% 60% 80% 100% 0 $100K $200K $300K $400K $500K $600K+ 0 $100K $200K $300K $400K $500K $600K+ US Average. US Median. Median Earnings Workers (Age 16+) 111 112 113 113 119 116 118 120 118 0 50 100 150 200 250 300 350 AVERAGE HOUSEHOLD BUDGET INDEX The index compares the average amount spent in this market’s household budgets for housing, food, apparel, etc., to the average amount spent by all US households. An index of 100 is average. An index of 120 shows that average spending by consumers in this market is 20 percent above the national average. Consumer expenditures are estimated by Esri. LifeMode Group: GenXurban 5C Parks and Rec HOUSING Median home value is displayed for markets that are primarily owner occupied; average rent is shown for renter-occupied markets. Tenure and home value are estimated by Esri. Housing type and average rent are from the Census Bureau’s American Community Survey. Typical Housing: Single Family Median Value: $198,500 US Median: $207,300 Male Age 20-24 Male Age 25-29 Male Age 30-34 Male Age 35-39 Male Age 40-44 Male Age 45-49 Male Age 50-54 Male Age 55-59 Male Age 60-64 Male Age 65-69 Male Age 70-74 Male Age 75-79 Male Age 80-84 Male Age 85+ Age by Sex - Male Series2 Series1 0.0% 0.5% 1.0% 1.5% 2.0% 2.5% 3.0% 3.5% 4.0% 4.5% Female Age 0-4 Female Age 5-9 Female Age 10-14 Female Age 15-19 Female Age 20-24 Female Age 25-29 Female Age 30-34 Female Age 35-39 Female Age 40-44 Female Age 45-49 Female Age 50-54 Female Age 55-59 Female Age 60-64 Female Age 65-69 Female Age 70-74 Female Age 75-79 Female Age 80-84 Female Age 85+ Chart Title Series2 Series1 INCOME AND NET WORTH Net worth measures total household assets (homes, vehicles, investments, etc.) less any debts, secured (e.g., mortgages) or unsecured (credit cards). Household income and net worth are estimated by Esri. OCCUPATION BY EARNINGS The fi ve occupations with the highest number of workers in the market are displayed by median earnings. Data from the Census Bureau’s American Community Survey. AVERAGE HOUSEHOLD BUDGET INDEX The index compares the average amount spent in this market’s household budgets for housing, food, apparel, etc., to the average amount spent by all US households. An index of 100 is average. An index of 120 shows that average spending by consumers in this market is 20 percent above the national average. Consumer expenditures are estimated by Esri. AGE BY SEX (Esri data) Median Age: 40.9 US: 38.2 Indicates US RACE AND ETHNICITY (Esri data) The Diversity Index summarizes racial and ethnic diversity. The index shows the likelihood that two persons, chosen at random from the same area, belong to different race or ethnic groups. The index ranges from 0 (no diversity) to 100 (complete diversity). Diversity Index: 50.7 US: 64.0 Hispanic* Multiple Other Asian and Pac. Islander American Indian Black White $140,000 $120,000 $100,000 $80,000 $60,000 $40,000 $20,000 0 100,000 20 300,000 6 500,000 *Hispanic Can Be of Any Race. 0 20% 40% 60% 80% 0 $100K $200K $300K $400K $500K $600K+ 0 $100K $200K $300K $400K $500K $600K+ US Average. US Median. Median Earnings Workers (Age 16+) 94 87 89 88 91 91 106 93 91 0 50 100 150 200 250 300 350 owner occupied; average rent is shown for renter-occupied markets. Tenure and home value are estimated by Esri. Housing type and average rent are from the Census Bureau’s American Community Survey. Typical Housing: Single Family; Multi-Units Average Rent: $1,087 US Average: $1,038 Male Age 20-24 Male Age 25-29 Male Age 30-34 Male Age 35-39 Male Age 40-44 Male Age 45-49 Male Age 50-54 Male Age 55-59 Male Age 60-64 Male Age 65-69 Male Age 70-74 Male Age 75-79 Male Age 80-84 Male Age 85+ Age by Sex - Male Series2 Series1 0.0% 1.0% 2.0% 3.0% 4.0% 5.0% 6.0% Female Age 0-4 Female Age 5-9 Female Age 10-14 Female Age 15-19 Female Age 20-24 Female Age 25-29 Female Age 30-34 Female Age 35-39 Female Age 40-44 Female Age 45-49 Female Age 50-54 Female Age 55-59 Female Age 60-64 Female Age 65-69 Female Age 70-74 Female Age 75-79 Female Age 80-84 Female Age 85+ Chart Title Series2 Series1 INCOME AND NET WORTH Net worth measures total household assets (homes, vehicles, investments, etc.) less any debts, secured (e.g., mortgages) or unsecured (credit cards). Household income and net worth are estimated by Esri. OCCUPATION BY EARNINGS The fi ve occupations with the highest number of workers in the market are displayed by median earnings. Data from the Census Bureau’s American Community Survey. AVERAGE HOUSEHOLD BUDGET INDEX The index compares the average amount spent in this market’s household budgets for housing, food, apparel, etc., to the average amount spent by all US households. An index of 100 is average. An index of 120 shows that average spending by consumers in this market is 20 percent above the national average. Consumer expenditures are estimated by Esri. AGE BY SEX (Esri data) Median Age: 37.4 US: 38.2 Indicates US RACE AND ETHNICITY (Esri data) The Diversity Index summarizes racial and ethnic diversity. The index shows the likelihood that two persons, chosen at random from the same area, belong to different race or ethnic groups. The index ranges from 0 (no diversity) to 100 (complete diversity). Diversity Index: 50.6 US: 64.0 Hispanic* Multiple Other Asian and Pac. Islander American Indian Black White $140,000 $120,000 $100,000 $80,000 $60,000 $40,000 $20,000 0 100,000 200,000 300,000 *Hispanic Can Be of Any Race. 0 20% 40% 60% 80% 0 $100K $200K $300K $400K $500K $600K+ 0 $100K $200K $300K $400K $500K $600K+ US Average. US Median. Median Earnings Workers (Age 16+) 104 103 104 101 96 101 105 102 101 0 50 100 150 200 250 300 350 Tenure and home value are estimated by Esri. Housing type and average rent are from the Census Bureau’s American Community Survey. Typical Housing: Single Family Median Value: $175,000 US Median: $207,300 Male Age 20-24 Male Age 25-29 Male Age 30-34 Male Age 35-39 Male Age 40-44 Male Age 45-49 Male Age 50-54 Male Age 55-59 Male Age 60-64 Male Age 65-69 Male Age 70-74 Male Age 75-79 Male Age 80-84 Male Age 85+ Age by Sex - Male Series2 Series1 0.0% 0.5% 1.0% 1.5% 2.0% 2.5% 3.0% 3.5% 4.0% Female Age 0-4 Female Age 5-9 Female Age 10-14 Female Age 15-19 Female Age 20-24 Female Age 25-29 Female Age 30-34 Female Age 35-39 Female Age 40-44 Female Age 45-49 Female Age 50-54 Female Age 55-59 Female Age 60-64 Female Age 65-69 Female Age 70-74 Female Age 75-79 Female Age 80-84 Female Age 85+ Chart Title Series2 Series1 INCOME AND NET WORTH Net worth measures total household assets (homes, vehicles, investments, etc.) less any debts, secured (e.g., mortgages) or unsecured (credit cards). Household income and net worth are estimated by Esri. OCCUPATION BY EARNINGS The fi ve occupations with the highest number of workers in the market are displayed by median earnings. Data from the Census Bureau’s American Community Survey. AVERAGE HOUSEHOLD BUDGET INDEX The index compares the average amount spent in this market’s household budgets for housing, food, apparel, etc., to the average amount spent by all US households. An index of 100 is average. An index of 120 shows that average spending by consumers in this market is 20 percent above the national average. Consumer expenditures are estimated by Esri. AGE BY SEX (Esri data) Median Age: 36.1 US: 38.2 Indicates US RACE AND ETHNICITY (Esri data) The Diversity Index summarizes racial and ethnic diversity. The index shows the likelihood that two persons, chosen at random from the same area, belong to different race or ethnic groups. The index ranges from 0 (no diversity) to 100 (complete diversity). Diversity Index: 48.5 US: 64.0 Hispanic* Multiple Other Asian and Pac. Islander American Indian Black White $140,000 $120,000 $100,000 $80,000 $60,000 $40,000 $20,000 0 200,000 400,000 20 600,000 800,000 *Hispanic Can Be of Any Race. 0 20% 40% 60% 80% 0 $100K $200K $300K $400K $500K $600K+ 0 $100K $200K $300K $400K $500K $600K+ US Average. US Median. Median Earnings Workers (Age 16+) 90 93 93 95 94 93 83 94 93 0 50 100 150 200 250 300 350 Median home value is displayed for markets that are primarily owner occupied; average rent is shown for renter-occupied markets. Tenure and home value are estimated by Esri. Housing type and average rent are from the Census Bureau’s American Community Survey. Typical Housing: Multiunits; Single Family Median Value: $340,200 US Median: $207,300 Male Age 20-24 Male Age 25-29 Male Age 30-34 Male Age 35-39 Male Age 40-44 Male Age 45-49 Male Age 50-54 Male Age 55-59 Male Age 60-64 Male Age 65-69 Male Age 70-74 Male Age 75-79 Male Age 80-84 Male Age 85+ Age by Sex - Male Series2 Series1 0.0% 0.5% 1.0% 1.5% 2.0% 2.5% 3.0% 3.5% 4.0% 4.5% 5.0% Female Age 0-4 Female Age 5-9 Female Age 10-14 Female Age 15-19 Female Age 20-24 Female Age 25-29 Female Age 30-34 Female Age 35-39 Female Age 40-44 Female Age 45-49 Female Age 50-54 Female Age 55-59 Female Age 60-64 Female Age 65-69 Female Age 70-74 Female Age 75-79 Female Age 80-84 Female Age 85+ Chart Title Series2 Series1 INCOME AND NET WORTH Net worth measures total household assets (homes, vehicles, investments, etc.) less any debts, secured (e.g., mortgages) or unsecured (credit cards). Household income and net worth are estimated by Esri. OCCUPATION BY EARNINGS The fi ve occupations with the highest number of workers in the market are displayed by median earnings. Data from the Census Bureau’s American Community Survey. AVERAGE HOUSEHOLD BUDGET INDEX The index compares the average amount spent in this market’s household budgets for housing, food, apparel, etc., to the average amount spent by all US households. An index of 100 is average. An index of 120 shows that average spending by consumers in this market is 20 percent above the national average. Consumer expenditures are estimated by Esri. AGE BY SEX (Esri data) Median Age: 35.3 US: 38.2 Indicates US RACE AND ETHNICITY (Esri data) The Diversity Index summarizes racial and ethnic diversity. The index shows the likelihood that two persons, chosen at random from the same area, belong to different race or ethnic groups. The index ranges from 0 (no diversity) to 100 (complete diversity). Diversity Index: 73.0 US: 64.0 Hispanic* Multiple Other Asian and Pac. Islander American Indian Black White $140,000 $120,000 $100,000 $80,000 $60,000 $40,000 $20,000 0 100,000 20 200,000 40 300,000 60 400,000 0 *Hispanic Can Be of Any Race. 0 20% 40% 60% 80% 0 $100K $200K $300K $400K $500K $600K+ 0 $100K $200K $300K $400K $500K $600K+ US Average. US Median. Median Earnings 0 50 100 150 200 250 300 350 Workers (Age 16+) 133 133 139 129 120 130 138 138 131 8C Bright Young Professionals HOUSING Median home value is displayed for markets that are primarily owner occupied; average rent is shown for renter-occupied markets. Tenure and home value are estimated by Esri. Housing type and average rent are from the Census Bureau’s American Community Survey. Typical Housing: Single Family; Multi-Units Average Rent: $1,042 US Average: $1,038 !"#$%&'$%.()* !"#$%&'$%.+), $ !"#$%&'$%/()*$ !"#$%&'$%/+), $ !"#$%&'$%*()$ !"#$%&'$%*+), $ !"#$%&'$%+()*$ !"#$%&'$%+), $ !"#$%&'$%0()0*$ !"#$%&'$%0+)0, $ !"#$%&'$%1()1*$ !"#$%&'$%1+)1, $ !"#$%&'$%2()2*$ !"#$%&'$%2+3 &'$%45%6$) 7% !"#$ 6$89$:. 6$89$:- 0.0% 1.0% 2.0% 3.0% 4.0% 5.0% 6.0% Female Age 0-4 Female Age 5-9 Female Age 10-14 Female Age 15-19 Female Age 20-24 Female Age 25-29 Female Age 30-34 Female Age 35-39 Female Age 40-44 Female Age 45-49 Female Age 50-54 Female Age 55-59 Female Age 60-64 Female Age 65-69 Female Age 70-74 Female Age 75-79 Female Age 80-84 Female Age 85+ Chart Title Series2 Series1 INCOME AND NET WORTH Net worth measures total household assets (homes, vehicles, investments, etc.) less any debts, secured (e.g., mortgages) or unsecured (credit cards). Household income and net worth are estimated by Esri. OCCUPATION BY EARNINGS The fi ve occupations with the highest number of workers in the market are displayed by median earnings. Data from the Census Bureau’s American Community Survey. AVERAGE HOUSEHOLD BUDGET INDEX The index compares the average amount spent in this market’s household budgets for housing, food, apparel, etc., to the average amount spent by all US households. An index of 100 is average. An index of 120 shows that average spending by consumers in this market is 20 percent above the national average. Consumer expenditures are estimated by Esri. AGE BY SEX (Esri data) Median Age: 33.0 US: 38.2 Indicates US RACE AND ETHNICITY (Esri data) The Diversity Index summarizes racial and ethnic diversity. The index shows the likelihood that two persons, chosen at random from the same area, belong to different race or ethnic groups. The index ranges from 0 (no diversity) to 100 (complete diversity). Diversity Index: 67.5 US: 64.0 Hispanic* Multiple Other Asian and Pac. Islander American Indian Black White $140,000 $120,000 $100,000 $80,000 $60,000 $40,000 $20,000 0 100,000 200,000 300,000 400,000 500,000 *Hispanic Can Be of Any Race. 0 20% 40% 60% 80% 0 $100K $200K $300K $400K $500K $600K+ 0 $100K $200K $300K $400K $500K $600K+ US Average. US Median. Median Earnings Workers (Age 16+) 88 90 89 88 80 85 84 85 84 0 50 100 150 200 250 300 350