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<br /> <br />Table of Contents <br />CROSSROAD POINTE REDEVELOPMENT OPPORTUNITY SUMMARY .......................................... I <br />Traffic Counts ...................................................................................................................... i <br />1.0 INTRODUCTION ...........................................................................................................1.1 <br />2.0 PLANNING CONSIDERATIONS AND CONTEXT ...........................................................2.3 <br />2.1 SITE CHARACTERISTICS ................................................................................................... 2.3 <br />2.1.1 Description, History, and Ownership ......................................................... 2.3 <br />2.1.2 Environmental .............................................................................................. 2.4 <br />2.1.3 Zoning ............................................................................................................ 2.4 <br />2.1.4 Utilities ............................................................................................................ 2.4 <br />2.2 ACCESS AND CIRCULATION ......................................................................................... 2.5 <br />3.0 PROCESS ......................................................................................................................3.6 <br />4.0 CONCEPT DEVELOPMENT PLANS ................................................................................4.6 <br />4.1 MIXED USE DEVELOPMENT - CONCEPT 1 .................................................................... 4.7 <br />4.2 MIXED USE DEVELOPMENT - CONCEPT 2 .................................................................... 4.8 <br />5.0 MARKET ANALYSIS ......................................................................................................5.9 <br />5.1 INTRODUCTION ............................................................................................................... 5.9 <br />5.2 REGIONAL CONTEXT OF MOUNDS VIEW AND THE CROSSROAD POINTE SITE ........ 5.9 <br />5.2.1 Location ........................................................................................................ 5.9 <br />5.2.2 Development Pattern ............................................................................... 5.10 <br />5.2.3 Important Nearby Development ............................................................ 5.10 <br />5.2.4 Transportation ............................................................................................ 5.11 <br />5.3 DEMOGRAPHIC TRENDS .............................................................................................. 5.12 <br />5.3.1 Median Age ............................................................................................... 5.12 <br />5.3.2 Household Size ........................................................................................... 5.12 <br />5.3.3 Household Type ......................................................................................... 5.13 <br />5.3.4 Homeownership ......................................................................................... 5.13 <br />5.3.5 Income ........................................................................................................ 5.14 <br />5.4 HOUSING ....................................................................................................................... 5.14 <br />5.4.1 Development Patterns .............................................................................. 5.14 <br />5.4.2 Rental Market ............................................................................................. 5.15 <br />5.4.3 For-Sale Market .......................................................................................... 5.15 <br />5.4.4 Senior Housing Market .............................................................................. 5.16 <br />5.5 RETAIL............................................................................................................................. 5.16 <br />5.6 OFFICE ........................................................................................................................... 5.17 <br />5.7 OTHER USES ................................................................................................................... 5.17 <br />5.8 MARKET FORCES........................................................................................................... 5.18 <br />5.8.1 Demographics ........................................................................................... 5.18 <br />5.8.2 Income ........................................................................................................ 5.18