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Table 4-17 <br />NORTHSTAR CORRIDOR DRAW AREA MULTI -FAMILY BUILDING PERMITS <br />Northstar Corridor Draw Area <br />Multi -Family Northstar Cities Other Cities Ramsey <br />Year Total Number Percent Number Percent Number Percent Number Percent <br />1991 1,653 171 10.3 % 165 96.5 % 6 3.5 % % <br />1992 2,292 392 17.1 320 81.6 72 18.4 - <br />1993 2,263 440 19.4 440 100.0 - <br />1994 1,812 288 15.9 165 57.3 123 42.7 - <br />1995 1,899 124 6.5 110 88.7 14 11.3 10 9.1 <br />1996 2,169 74 3.4 45 60.8 29 39.2 - <br />1997 1,963 134 6.8 82 61.2 52 38.8 9 11.0 <br />1998 2,708 250 9.2 156 62.4 94 37.6 105 67.3 <br />1999 2,846 308 10.8 292 94.8 16 5.2 8 2.7 <br />2000 2,267 341 15.0 304 89.1 37 10.9 30 9.9 <br />2001 2,510 563 22.4 441 78.3 122 21.7 52 11.8 <br />2002 2,657 399 15.0 324 81.2 75 18.8 107 33.0 <br />2003 3,568 845 23.7 787 93.1 58 6.9 279 35.5 <br />2004 3,855 1,150 29.8 910 79.1 240 20.9 398 43.7 <br />2005 2,529 926 36.6 603 65.1 323 34.9 300 49.8 <br />2006 1,888 670 35.5 492 73.4 178 26.6 109 22.2 <br />2007 1,115 532 47.7 263 49.4 269 50.6 141 53.6 <br />2008 501 182 36.3 40 22.0 142 78.0 18 45.0 <br />2009 521 72 13.8 14 19.4 58 80.6 - <br />2010 674 102 15.1 58 56.9 44 43.1 - <br />2011 601 87 14.5 87 - - - <br />2012 * 873 NA NA NA 238 <br />Average 2,014 383 19.3 % 290 67.2 % 93 28.1 % 75 18.8 % <br />*Through September 2012. <br />Average excludes 2012. <br />Note: Multi -family includes townhomes and duplexes. <br />Source: Metropolitan Council andU.S. Census. <br />Northstar station cities attracted more multi -family development than other communities within <br />the Northstar Corridor Draw Area. Station cities captured over 75 percent of the Northstar <br />Corridor Draw Area new multi -family units built between 1991 and 1998. From 1999 to 2006, <br />Northstar station cities share of new multi -family units increased to an average of 81.8 percent as <br />multi -family development increased in Northstar station cities. Since 2007, multi -family <br />housing has decreased as a result of the recession. Multi -family housing increased in the other <br />draw area cities which may reflect availability of development sites. <br />Ramsey experienced sporadic multi -family development prior to 2002. In 1998, Ramsey added <br />105 multi -family units, capturing two-thirds of Northstar cities multi -family development. <br />Between 2002 and 2007, Ramsey added over 1,300 multi -family housing units, of which 87.2 <br />percent were in the condo/townhouse/duplex category. The average annual multi -family market <br />share for this time period was 39.6 percent. Since 2007, multi -family development in Ramsey <br />has decreased significantly with 18 units built in 2008 and no additional units added between <br />2009 and 2011. Year to date building permits indicate 238 multi -family units under construction <br />in 2012. <br />Household Formation <br />The dramatic decline in housing construction has many causes. It is becoming apparent that <br />household formation has recently departed significantly from past trends. This appears to have <br />4-18 <br />