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Map 4-3 <br /> NORTHSTAR CORRIDOR DRAW AREAS <br /> r mini <br /> er •I - y <br /> ►• ' Beg Lake <br /> e,k /�. I ak Grav f� <br /> er _ ,J iA <br /> Willi <br /> 46. <br /> ♦ _ r' + - <br /> Cao bus Otsego F.amsez <br /> Alb <br /> R Dayt <br /> ary - r Cha Ghi :,we <br /> t Hen er j <br /> r <br /> Northstar Stations 0w <br /> y/ II I <br /> Q Northstar Corridor Draws / L A6"s!1 Co R <br /> Areas a <br /> ng <br /> Railroad • Catzran� Mo rave ruck:yn FerN a 'a <br /> GrcenfieQy ds North C7aks <br /> fl 24 ri B 7 <br /> -. to Ole are m <br /> _.N. Scaly:1'=5Sl milers ` i P.rc..Kly n.. en Hills = 0 <br /> Q Copyright 2013 McComb Group,Ltd. 02027113 <br /> Historic Residential Growth <br /> Building permits for the Metropolitan Area, North Growth Corridor, Northstar Corridor Draw <br /> Area, and Northstar cities were examined from 1991 through September 2012, shown in Table 4- <br /> 16, to determine household growth trends. Annual Metropolitan Area building permits ranged <br /> from 12,060 to 17,679 between 1991 and 1999. As the housing boom unfolded, building permits <br /> increased from 17,679 in 1999, peaked at 20,973 in 2003, which was followed by a decline to <br /> 12,109 in 2006 when the housing boom ended. Building permits declined by 67 percent from <br /> 12,109 in 2006 to 4,028 in 2009 and began a slight recovery to 5,014 units in 2010. Based on <br /> nine months experience in 2012, it appears that building permits in 2012 will be significantly <br /> higher than recorded in the 2008 to 2011 period. Three periods contained in Table 4-16 reflect a <br /> relatively normal period(1991 to 1998); a boom period (1999 to 2006) and a recessionary period <br /> (2007 to 2012). Building permit trends in each period provide insight into future residential <br /> development trends. <br /> North Growth Corridor market share of the Metropolitan Area building permits has averaged <br /> 17.1 percent between 1991 and 2012. During the period 1991 to 1998, market share averaged <br /> 16.9 percent. Market share average increased to 18.0 percent in the 1999 to 2006 period. This <br /> increase was influenced by one year(2005) when market share was 27.1 percent. If 2005 market <br /> share is excluded, the average of the other seven years is 16.7 percent, generally consistent with <br /> the previous period. During the last four years (2008 through 2011), building permit market <br /> share ranged from 11.6 percent in 2008 to 18.6 percent in 2011. Market share has increased each <br /> 4-16 <br />