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Table of Contents <br />1. Introduction........................................................................................................... <br />6 <br />KeyFindings..................................................................................................................................................................6 <br />Discussion...................................................................................................................................................................... <br />7 <br />2. Market Assessment.............................................................................................. <br />8 <br />ProjectMarket Context...................................................................................................................................................8 <br />DemographicTrends....................................................................................................................................................10 <br />MarketTrends.............................................................................................................................................................. <br />11 <br />1 nd ustrial......................................................................................................................................................................12 <br />Flex..............................................................................................................................................................................14 <br />Multifamily....................................................................................................................................................................15 <br />Retail............................................................................................................................................................................17 <br />IndustrialMarket Demand............................................................................................................................................19 <br />RetailDemand............................................................................................................................................................. <br />21 <br />3. Development Feasibility..................................................................................... <br />24 <br />4. Economic Impact................................................................................................ <br />26 <br />5. Fiscal Impact...................................................................................................... <br />32 <br />Appendix A Document copies........................................................................................ <br />36 <br />DevelopmentFeasibility Analysis.................................................................................................................................36 <br />Industrial Prototype Relevant Comparisons.................................................................................................................39 <br />..................................................................................................................................................................................... <br />39 <br />..................................................................................................................................................................................... <br />39 <br />FiscalImpact Tables..................................................................................................................................................... <br />40 <br />Figures <br />Figure 1: Market Context for the Project........................................................................................................................8 <br />Figure 2: Recent Multifamily Development and Pipeline..............................................................................................10 <br />Figure 3: 2-mile Radius around the proposed site of The Project ................................................................................12 <br />Figure4: Industrial Vacancy.........................................................................................................................................12 <br />Figure5: Industrial Vacancy.........................................................................................................................................13 <br />Figure6: Flexy Vacancy...............................................................................................................................................14 <br />Figure7: Flex Rent.......................................................................................................................................................14 <br />Figure8: MFR Vacancy................................................................................................................................................15 <br />Figure9: MFR Rent per SF..........................................................................................................................................16 <br />Figure10: MFR Rent per Unit......................................................................................................................................16 <br />Figure11: Retail Vacancy.............................................................................................................................................17 <br />Figure12: Retail Rent..................................................................................................................................................18 <br />Figure 13: Orange County Projected Growth...............................................................................................................20 <br />Figure14: Residual Land Value...................................................................................................................................24 <br />Figure 15: Top Sectors of Economic Impact - Project..................................................................................................30 <br />Figure 16: Top Sectors of Economic Impact - Industrial Prototype...............................................................................31 <br />75C-627 <br />