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<br />TABLE OF CONTENTS <br /> <br />Page <br />EXECUTIVE SUMMARy...................................................................... 1 <br />TCAAP Site and Proposed Development...................................................... I <br />Summary of Demand and Recommendations................................................. 3 <br /> <br />SITE LOCATION AND ANALySIS............................................................................... 5 <br />Arden Hills Metro Location............................................................................................ 5 <br />Arden Hills TCAAP Plan................................................................................................ 6 <br />Access and Visibility ...................................................................................................... 9 <br />Appropriateness of TCAAP Site for Housing................................................................. II <br /> <br />DEMOGRAPHIC ANALYSIS ................................................,........................................ 12 <br />Introduction ... ...... .... ......... .... ..... ............... ...... ........ ....... .... .......... ....... ................. ...... ...... 12 <br />Market Area Definition ................................................................................................... 12 <br />Population and Household Growth Trends and Projections ........................................... 12 <br /> <br />Age Distribution ............. ......... .... ...... .... ...... ...... ..... ........... ........................ .... ............... ... 16 <br />Household Income .......................................................................................................... 18 <br />Tenure by Age of Householder ....................................................................................... 21 <br /> <br />Household Type ................... ....... .......... ... .... .... ............... .......... .... .............. ..... ..... .... ...... 24 <br />Residential Construction Trends in the Market Area...................................................... 26 <br /> <br />EMPLOYMENT TRENDS AND CHARACTERISTICS ............................................. 28 <br /> <br />Introduction ... .... ....................... .......... ..... ....... .... ...... ..... ..... ....... ..... ................. ....... ...... ... 28 <br />Commuting Patterns..... ....... ..... ..... ..... ................. ... ....... .... ....... ... .............. .... ............... '" 28 <br />Jobs located in the Market Area...................................................................................... 30 <br /> <br />Area Employers.............. ..... ....... ...................... ...... ..... ............... ........... .......... .......... ...... 30 <br />Major Employer Interviews ............................................................................................ 32 <br />Regional Employment Growth Trends ........................................................................... 33 <br /> <br />FOR-SALE MARKET ANALYSIS ................................................................................. 37 <br /> <br />Introduction. ...... ......... ............... ................ .................... ...... ......... ................................... 37 <br />Home Sales ..... ............ .................. ............ ......... ........... ...... ..... ................. .......... ............ 37 <br />Current Supply of Homes on the Market ........................................................................ 39 <br />Actively Marketing For-Sale Housing Developments.................................................... 41 <br />For-Sale 1nterviews Summary.................... .................. ....... ......................... ................... 48 <br />