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TABLE OF CONTENTS <br /> Chapter Subject Page <br /> EXECUTIVE SUMMARY................................................................................vii <br /> Northstar Commuter Rail......................................................................................vii <br /> CommuterRail....................................................................................................... ix <br /> Commuter Rail Transit-Oriented Development..................................................... ix <br /> Ramsey Development Potential...............................................................................x <br /> Residential Development................................................................................. xi <br /> RetailDevelopment........................................................................................xii <br /> OfficeDevelopment........................................................................................xii <br /> IINTRODUCTION..............................................................................................1-1 <br /> Background.......................................................................................................... 1-1 <br /> Transit Oriented Development............................................................................. 1-2 <br /> Commuter Rail vs. Light Rail.............................................................................. 1-4 <br /> CommuterRail TOD............................................................................................ 1-5 <br /> Application to Northstar Corridor........................................................................ 1-6 <br /> II NORTHSTAR CORRIDOR STATIONS........................................................2-1 <br /> RamseyCommuting.............................................................................................2-4 <br /> III REGIONAL ECONOMIC AND DEMOGRAPHIC FRAMEWORK.........3-1 <br /> EmploymentTrends.............................................................................................3-1 <br /> Corridor Employment....................................................................................3-3 <br /> Major Industries and Drivers.........................................................................3-6 <br /> MajorEmployers ...........................................................................................3-7 <br /> RamseyEmployment.....................................................................................3-8 <br /> Population and Households..................................................................................3-8 <br /> Population and Household Forecasts...........................................................3-10 <br /> IV NORTHSTAR CORRIDOR RESIDENTIAL MARKET CONDITIONS...4-1 <br /> ResidentialMarket...............................................................................................4-1 <br /> For-Sale Market.............................................................................................4-3 <br /> ApartmentMarket..........................................................................................4-4 <br /> Ramsey Population and Households....................................................................4-5 <br /> Ramsey Residential Market.................................................................................4-9 <br /> For-Sale Market.............................................................................................4-9 <br /> ApartmentMarket........................................................................................4-11 <br /> Ramsey Realtor Surveys....................................................................................4-13 <br /> Residential Growth Estimates............................................................................4-14 <br /> Twin Cities Area Residential Growth Corridors .........................................4-15 <br /> Historic Residential Growth ........................................................................4-16 <br /> Ramsey Residential Growth ........................................................................4-17 <br /> Multi-Family Development Trends.............................................................4-18 <br /> Household Formation...................................................................................4-19 <br /> i <br />