Ann Arbor Downtown Market Scan

2018 Market Scan Market Scan July 2018 OVERVIEW 2 POPULATION & HOUSEHOLDS 5 MULTI-FAMILY 9 RETAIL & RESTAURANT 14 EMPLOYMENT & OFFICE 18 CONSTRUCTION COSTS 22 4WARD PLANNING INC. 1

2018 Market Scan OVERVIEW Purpose & Overview The following 2018 Market Scan provides the following: A current snapshot of socio-economic trends Near-term real estate needs (multi-family housing, retail, and office) over the next five years Benchmarks that can be updated periodically and tracked over time Relative performance metrics that enable comparison of with the City of, the Metropolitan Statistical Area (MSA), and other downtowns located in mid-size cities (between 80,000 and 200,000 residents) with a major university or college presence A dashboard for presenting available public and proprietary data in a graphic-friendly manner, permitting ease of interpretation and distribution More detail on the methodology and boundaries used in this market scan are presented on the following pages. Near-Term Real Estate Needs Multi-Family Retail Office Socio- Economic Snapshot & Trends City and MSA Comparable s 4WARD PLANNING INC. 2

2018 Market Scan OVERVIEW 4ward Planning examined historical and expected socioeconomic and real estate trends (for 2010, 2018, and 2023) to comparatively analyze (DDA) District (hereafter ), the City of, and the Metropolitan Statistical Area (MSA) (contiguous with Washtenaw County). For some metrics, Ann Arbor s four districts were analyzed (Kerrytown, Main Street, State Street, and South University). Where available, metrics were also compared to similarly sized downtown areas, located in towns with a college presence (Berkeley, CA; Boulder, CO; and Chapel Hill, NC), in order to identify s relative performance. MSA City of LOCAL MARKET AREAS Geographies COMPARABLE DOWNTOWNS Berkeley, CA Boulder, CO Chapel Hill, NC 4WARD PLANNING INC. 3

2018 Market Scan OVERVIEW Population & Households Methodology Population and household trends are derived from data provided by Esri s Community Analyst (provides current year estimates and projections based on Census data). Current year population and household estimates for are provided by the Development Authority (DDA) and are based on new construction occupancy rates. Retail & Restaurant Retail real estate inventory and trends are derived from data provided by Esri s Community Analyst, Swisher Commercial, and LoopNet. New near-term retail and restaurant demand was based on population data provided by the U.S. Census and DDA, 2014-2024 employment projections provided by the Michigan Department of Technology, Management and Budget, retail sales per household provided by Esri, retail sales per-square-foot derived from BizStats, and retail capture based on known industry standards. Multi-Family Multi-family real estate inventory and trends are derived from City of building permit data, Esri s Community Analyst, HUD, the Bouma Group, and Zillow. Near-term housing needs (next five years) were estimated based on existing multi-family real estate inventory, household income trends, and demand drivers for the top 10 Tapestry Segments within the MSA. Employment & Office Construction Employment earnings data is collected from the Bureau of Labor Statistics (BLS) and Census s OnTheMap. Office real estate inventory and trends are derived from data provided by Swisher Commercial, Esri s Community Analyst, and LoopNet. New near-term office space demand was based on 2014-2024 annual employment projections provided by the Michigan Department of Technology, Management and Budget for the Southeast Michigan Prosperity Region, average office workers per industry provided by the National Association of Realtors (NCRER), and an assumption of 150 square feet of office space per office worker. Construction cost data is based on 2018 square-foot estimates by building type provided by RSMeans Online for the City of. Estimates assume standard union labor and contractor and architectural fees. Historic and expected construction data is provided by Dodge Lead Center for the MSA. Historic building permit data is provided by the City of for the City. 4WARD PLANNING INC. 4

2018 Market Scan POPULATION & HOUSEHOLDS Key Findings Strong population growth According to building permit data provided by the City of, an estimated 1,660 new housing units have been built in since 2010, adding approximately 3,600 new residents. From 2010 to 2018, grew by 11.1 percent per year, compared to approximately one percent within both the City of and the MSA, over the same period. also grew at a rate much faster than other downtowns located in mid-size cities with a major university or college presence like Berkeley, Boulder, and Chapel Hill where the downtown population grew between approximately one to four percent per year, over the same eight-year period. Growth in non-family households and age cohorts continue to influence housing demand Consistent with national and regional trends, non-family households (a group of unrelated persons or a single person living alone) in are projected to continue growing at a faster rate than family households (includes married couples and other families, with or without children). With a median age of just over 24 years, the population living currently in is relatively young. Nevertheless, the age groups forecasted to undergo the greatest growth in the region over the coming years include mostly retirees (75+), older empty nesters (65 to 74) and, to a less extent, early-stage families (35 to 44) - age cohorts that will influence short-term housing demand, particularly for smaller units. Projected strong household income growth In 2018, 67 percent of households earned less than $35,000 per year, a share more than twice than that observed within the City of and the MSA (33 and 28 percent, respectively), but less than that observed within in 2016 (73 percent). Although the relatively low median household income in (and s Berkeley and Chapel Hill) is likely due to the large student population with incomes supplemented by parents or student loans, over the next five years, the median household income is expected to increase at a rate faster in (4.5 percent per year) than that within both the City and MSA (3.0 and 3.4 percent, respectively). Projected median household income growth in is likely due to the development of market-rate housing targeted to higher-income markets (e.g., early-stage families and empty nesters). 4WARD PLANNING INC. 5

2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 Population 2018 Market Scan POPULATION Growth Change (2010-2018) Total Population Population Annual 2010 2018 Change % Growth MSA 344,790 370,070 25,280 0.9% City 113,960 123,300 9,340 1.0% 4,070 7,670 3,600 11.1% Berkeley 4,860 5,840 980 2.5% Boulder 540 590 50 1.2% Chapel Hill 2,090 2,770 680 4.1% From 2010 to 2018, s population grew by 3,600 residents. If the population within grows by between three and five percent per year through 2023 (a moderate to strong growth estimate based on local and regional demand drivers), Ann Arbor could gain between 1,220 and 2,120 new residents over the next five years. 14,000 12,000 10,000 8,000 6,000 4,000 2,000 - Population Trends and Projections Berkeley Boulder Chapel Hill 5,000 4,500 4,000 3,500 3,000 2,500 2,000 1,500 1,000 500 - Annual Population Growth Trends & Forecasts 960 2000-2010 10yr Trend (2.7%) 4,560 2000-2018 18yr Trend (5.1%) 3,600 2010-2018 8yr Trend (8.2%) 1,220 2018-2023 5yr Forecast (3%) Trend Forecast 2,120 2018-2023 5yr Forecast (5%) 4WARD PLANNING INC. Source: Esri, DDA, 2018 6

Percent Annualized Change 2018 Market Scan POPULATION Household Change by Type (2018-2023) MSA City Non-Family HHs Family HHs 0.0% 1.0% 2.0% 3.0% 4.0% Population Change by Age Cohort (2018-2023) Age & Household Size Median HH Size Age (2018) Size (2018) MSA 34.4 2.4 City 28.2 2.2 24.2 1.9 Berkeley 24.6 2.0 Boulder 32.7 1.5 Chapel Hill 22.4 3.3 7.0% 6.0% 5.0% 4.0% 3.0% 2.0% 1.0% 0.0% -1.0% -2.0% 2.6% City MSA 1.5% 1.5% 2.3% 3.5% 0 to 4 5 to 14 15 to 24 25 to 34 35 to 44 45 to 54 55 to 64 65 to 74 75+ Pre-School-Age Children Grade School-Age Children High School and College-Age Young Workforce and Grads Early-Stage Families 0.7% Late-Stage Families 2.0% Young Empty Nesters 4.9% Older Empty Nesters 6.2% Mostly Retired 4WARD PLANNING INC. 7 Source: Esri, 2018

Median HH Income (000 s) Percent of Households 2018 Market Scan POPULATION Household Income Annualized Median HH Income % Change 2018 2023 (2018-2023) MSA $66,340 $77,460 3.4% City $57,050 $65,620 3.0% $19,590 $24,010 4.5% Households by Income Category (2018) 100% 80% 60% <$35K <$35 to $74.9K <$75 to $99.9K <$100 to $14.9K >$149.9K Berkeley $20,490 $22,450 1.9% Boulder $49,640 $63,350 5.5% Chapel Hill $15,760 $17,520 2.2% In 2018, 67 percent of households earned less than $35,000 per year, a share more than twice than that within the City and MSA, but less than that within in 2016 (73 percent). Median Household Income by Age of Householder (2018) $80 $70 $60 $50 $40 $30 $20 $10 $0 Berkeley Boulder Chapel Hill High School and College-Age Young Workforce and Grads Early-Stage Families Late-Stage Families Young Empty Nesters Older Empty Nesters 4WARD PLANNING INC. 8 40% 20% 0% 67% 33% 28% City MSA Source: Esri, 2018 Mostly Retired (<25 year) (25-34 years) (35-44 years) (45-55 years) (55-64 years) (65-74 years) (75+ years) 68% Berkeley 35% Boulder 78% Chapel Hill

2018 Market Scan MULTI-FAMILY Key Findings Increasing rents and condo sale prices According to rent data provided by Zillow and Pad Mapper, and condo sale price data provided by the Bouma Group, over the past four years, average asking apartment rents in have increased by 29 percent (from $1,540 to $1,985), while average asking condo sale prices have increased by five percent (from $335 to $353 per square foot), over the same period. While much of the development in is partially driven by the demand for high-end luxury condos, much of the available apartment and condo inventory in is likely unaffordable to lower-income households. For example, an affordable rent for households earning less than $40,000 per year would be less than $1,000 per month, assuming rent is less than 30 percent of the household s monthly income. $1,930 for a one-bedroom According to data provided by Esri, approximately 84 percent of occupied units within are renter-occupied -- higher than Boulder (57 percent) but lower than Berkeley (96 percent). According to rental data provided by Zillow, the average asking rent for a one-bedroom apartment in is approximately $1,930. A one-person, lowincome household earning between 50 percent and 80 percent of MSA s 2014 Area Median Income (AMI) would need to spend no more than $814 and $1,259 per month in order to not be considered cost-burned by HUD a rent lower than the average rent for a one-bedroom apartment in. Lower-income households not receiving subsidies (e.g., parental income or section eight vouchers) are likely priced out of the current housing market. Demand for between 2,830 and 3,060 new apartment units by 2023 Due to projected household growth and pent-up demand from commuting workers desiring housing in, by 2023, there will be estimated demand for between 2,830 and 3,060 new housing units in. Based on input from Esri top Tapestry Segments with propensity for multi-family housing, approximately 65 percent of new near-term multi-family housing demand will likely be for rental units and 70 percent of this demand will be from households earning more than $75,000 per year. While socioeconomic factors like household income and housing preferences typically drive housing demand, additional factors like building and land costs, and zoning requirements also influence the type and price of housing that developers construct. 4WARD PLANNING INC. 9

2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 Total Housing New Units 2018 Market Scan MULTI-FAMILY Development Under Approved (2010-2018) Built Constr. Not Built Total Percent Apartments 1,466 181 70 1,717 83% Condos 196 120 23 339 16% Single Family 1 - - 1 0% Total 1,663 301 93 2,057 100% (Affordable Units) 27 - - 27 1% Development Trends Development Housing Tenure (2018) Ann Arbor Owned Rented Vacant Berkeley Boulder Chapel Hill 11% 3% 24% 33% 40% 84% 57% 59% 6% 19% 4% 9% Residential Development 4,000 3,000 2,000 1,000 - New Housing Built Total Housing Between 2010 and 2018, 1,663 new units were built in. 400 300 200 100 - Employed and Living in (2015) 1.2% 1.4% Berkeley 0.4% Boulder 0.6% Chapel Hill 4WARD PLANNING INC. 10 Source: Building Permit data, DDA; OnTheMap; Esri, 2018

Average Sale Price Price/SF Average Asking Rent 2018 Market Scan MULTI-FAMILY Based on average asking rents and condo sales prices, much of the available apartment and condo inventory in is unaffordable to lower-income households. Assuming an affordable rent is less than 30 percent of a householder s monthly income, average asking rents in ($1,986) are not affordable to households earning less than $40,000 per year (an affordable rent would be less than $1,000 per month). Average Asking Rent Trends: City of $1,900 $1,400 $900 Condo Market Trends: $1,491 $1,239 $400 2011 2012 2013 2014 2015 2016 2017 2018 $600,000 $400,000 $200,000 Avg Sale Price Price/SF 1 Beds 2 Beds $600 $400 $200 Rents & Sale Prices MSA Affordable Rents (30% of household income) 50% of AMI 80% of AMI 1-Person HH $814 $1,259 2-Person HH $930 $1,439 3-Person HH $1,046 $1,619 4-Person HH $1,161 $1,798 Apt. Asking Rents 2014 2018 % Change Studio $1,090 $1,460 34% 1 Bdr. $1,520 $1,930 27% 2 Bdr. $1,900 $2,650 39% 3 Bdr. $2,380 $2,300-3% Average $1,540 $1,985 29% Condo Prices (per Sqft)) 2014 2018 % Change State Street $315 $366 16% Main Street $323 $366 9% Kerrytown $354 $327-8% South University NA NA NA Average $335 $353 5% $0 $0 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 YTD 4WARD PLANNING INC. 11 Sources: Esri, HUD, Bouma Group, Zillow, Pad Mapper

2018 Market Scan MULTI-FAMILY Top Tapestry Segments The chart below compares the share of households across geographies by the top 10 Tapestry Segments with the greatest propensity to live in multi-family housing (typically found in downtowns), along with notable socio-economic characteristics. Given their strong presence within (and within comparable college towns), successful housing development in should consider the needs and preferences of these top socioeconomic groups. Top Tapestry Segments, 2018 5.5% 4.6% 5.0% 84.4% 81.3% 18.7% Berkeley 35.7% 56.3% Boulder 100.0% Chapel Hill Dorms to Diplomas Metro Renters Young and Restless Emerald City College Towns Enterprising Professionals Bright Young Professionals Golden Years 4WARD PLANNING INC. Retirement Social Security 12 Source: Esri; 4ward Planning Inc., 2018 Communities Set

2018 Market Scan MULTI-FAMILY Assuming the population in grows between three and four percent per year (and employment by 0.7 percent), by 2023, there will be net demand for between, from 2,830 and 3,060 new multi-family housing units both new household growth and pent-up worker demand. Although demand will vary by household income, bedroom type, and tenure, much of the short-term housing demand will come from households with incomes below $75,000 per year. Net Apartment Unit Demand by Household Income Category 860 596 Bedroom Type 280 199 Moderate Pop Growth (3%) Strong Pop Growth (4%) 2,000 1,391 <$75k (30%) >$75k (70%) 710 497 1,270 894 570 397 Studio. (10%) 1 Bdr. (25%) 2 Bdr. (45%) 3 Bdr. (20%) Apartment Demand By 2023 Supply & Demand Pop. Growth Rate Scenarios 3% 4% Pent-Up Worker Demand 850 850 Household Demand 4,730 4,960 Total Housing Unit Demand 5,580 5,810 Naturally Occurring Vacant Units 127 127 Net Marketable Housing Units 2,880 2,880 Net Housing Unit Demand 2,830 3,060 2023 New Apartment Demand by Tenure Housing Tenure 990 695 1,840 1,291 For Sale (35%) Rental (65%) 4WARD PLANNING INC. Source: 4ward Planning Inc. 13

RETAIL & RESTAURANT 2018 Market Scan Key Findings $32 to $36 per square foot According to July 2018 data provided by LoopNet, there is approximately 47,790 square feet of vacant retail space in Ann Arbor, with average asking rents for vacant retail space approximately $36 per square foot per year. Average rents varied by district, from $32 per square foot within the State Street District to $45 per square foot in the South University Street District. Average asking rents for retail space within other comparable downtown areas were lower within Chapel Hill ($30 per square foot) and higher within Berkeley ($39 per square foot). Increasing retail demand from new households In 2018, the average household spends $679 per month on selected retail trade goods and services, less than half of the average monthly household spending within the MSA ($1,400 per month) but $97 more per month than what households spent in 2016. Given lower-than-average retail spending from existing residents, existing retail stores and restaurants in are likely capturing retail sales from the larger City or MSA households. As a greater supply and variety of housing is developed in, and more middle- and upper-income households move into the area, average household spending on retail goods and restaurants will likely increase, supporting additional retail establishments - especially limited- and full-service restaurants. Potential to capture retail demand from larger trade areas According to 2018 data provided by Esri, s retail trade and food and beverage establishments drew nearly $241 million in sales from shoppers residing outside the immediate trade area a trend also experienced in other comparable downtowns (a retail sales surplus of $78 million in Chapel Hill to $235 million in Boulder). Although the existing supply of retail stores in meets local retail demand from current residents, there is a leakage of retail demand not met within the larger City and MSA that could potentially be captured by existing or new businesses. Furthermore, strong household, employee, and retail sales growth projected to continue within through 2023, will have the potential to support new retail stores. 4WARD PLANNING INC. 14

Percent of All Businesses Available Square Feet Asking Rent per SF RETAIL & RESTAURANT Educational Services Health Care & Social Assistance Information Other Services (except PA) Retail Trade 2018 Market Scan As of July 2018, there is 47,790 square feet of vacant retail space in, with average asking rents for available retail space at $36 per square foot per year. Top 10 Business Categories (2018) Real Estate, Rental & Leasing Finance & Insurance Public Administration Accommodation/Food Services Professional, Scientific & Tech Services 25,000 20,000 15,000 10,000 5,000 Business Mix & Rents Available Retail Space 0 Asking Rent Kerrytown Main Street Asing Rent South University State Street Retail Asking Rents (2018) $50 $45 $40 $35 $30 $25 $20 $15 $10 $5 $0 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% 13.3% 13.6% 8.0% 23.6% 12.2% 11.2% 9.9% 10.1% 18.8% 14.2% 19.4% 10.9% Berkeley Boulder Chapel Hill Main Street District $34.60 per Sqft State Street District $32.00 per Sqft Kerrytown District $32.60 per Sqft S. University District $45.00 per Sqft $35.90 per Sqft Berkeley $39.00 per Sqft Boulder $33.50 per Sqft Chapel Hill $29.60 per Sqft 4WARD PLANNING INC. Sources: Esri, LoopNet 15

RETAIL & RESTAURANT 2018 Market Scan Household Spending Average Monthly Household Spending (2018) $1,600 $1,400 $1,200 $1,000 $800 $600 $400 $200 $0 Chapel Hill Berkeley City Boulder MSA Retail Surplus Retail Retail (+) Surplus/ (2018, $ Millions) Potential Sales (-) Leakage MSA $6,102 $5,078 -$1,024 City $2,002 $1,909 -$93 $42 $283 $241 Berkeley $59 $290 $231 Boulder $15 $250 $235 Chapel Hill $5 $83 $78 Groceries Entertainment & Recreation Personal Care Dinning Out Apparel & Services Monthly Household Spending Trends (2016-2018) In 2018, the average household spends $679 per month on selected retail trade and food and beverage goods and services, less than half of what the average MSA household spends ($1,400) but $97 per month more than what the average households spent in 2016. City MSA Total Personal Care Apparel & Services Entertainment & Recreation Dinning Out Groceries $0 $20 $40 $60 $80 $100 $120 Average Monthly Household Spending Change 4WARD PLANNING INC. Source: Esri, 4ward Planning Inc. 16

Retail Sales (Millions) Square Feet 2018 Market Scan RETAIL & RESTAURANT Retail Supply/ Demand (2018-2023) 2023 Retail Demand Factors Retail Supply & Demand $160 $140 $120 $100 Existing Retail Sales (Millions) Potential Retail Sales (Millions) New Supportable Space (Sqft) 1,220-1,660 New Residents 1,510 New Workers 4,290 New City Population 12,700 New MSA Population 108,000 New Supportable Retail Space (Sqft) 20,000 18,000 16,000 14,000 12,000 $80 $60 $40 $20 18,000 14,500 12,400 11,100 9,700 8,900 5,600 4,800 4,600 10,000 8,000 6,000 4,000 2,000 $0-4WARD PLANNING INC. Source: Esri, 4ward Planning Inc. 17

2018 Market Scan EMPLOYMENT & OFFICE Key Findings Growth in employment According to new job and business data provided by the DDA, between 2012 and 2018, approximately 3,325 new jobs were added to, with total employment growing by approximately 2.1 percent per year, over the eight-year period. Based on job estimates from the DDA and the University of Michigan for the campus, there are currently approximately 29,525 jobs within. $31 per square foot per year According to LoopNet, the average asking office rent in is $31 per square foot per year, with average asking rents lower within the Main Street District ($28 per square foot per year) and higher within the State Street District ($45 per square foot per year within one Class A office property). Average asking office rents within, are higher than those within Chapel Hill ($27 per square foot per year) but lower than those within Berkeley ($39 per square foot per year). Recent increases in office vacancy provide more breathing room in According to year-end 2017 data provided by real estate firm Swisher Commercial, there is approximately 1,662,870 gross square feet of leasable office space within with just 60,480 square feet of this office space currently vacant. From 2016 to 2017, s office vacancy rate increased from 2.1 to 3.6 percent, although remaining a relatively tight office market. According to Swisher Commercial, this increase in available vacant office space may provide a bit of breathing room for companies expecting to hire more employees in 2018. 196,000 to 240,000 square feet of office space Based on 2018 employment estimates for and 2014 to 2024 employment projections provided by Michigan Department of Technology, Management and Budget, there will be demand for between 196,000 to 240,000 square feet of office space by 2023. While some of this office space demand may be met by the 60,480 square feet of office space currently vacant, new office space may need to be developed in to accommodate near-term office demand. 4WARD PLANNING INC. 18

New Total Jobs Percent of Workers 2018 Market Scan EMPLOYMENT Primary Jobs & Earnings Employment (2018) Jobs Jobs per Sq. Mi. Jobs: Housing Ratio Worker Earnings (2018) Less than $20K $30k-$40k $50k-$60k More than $70k $20k-$30k $40k-$50k $60k-$70k 29,530 70,380 12.0 Berkeley 8,650 35,220 3.0 Boulder 12,250 62,600 26.5 Chapel Hill 3,170 13,550 6.0 600 500 400 300 Job and Business Growth New Businesses New Jobs Total Jobs 30,000 29,000 28,000 27,000 Ann Arbor Workers Earnings More than $40k per Year 70% 60% 50% 40% 30% Berkeley Boulder Boulder Chapel Hill Berkeley Chapel Hill 200 26,000 20% 100 25,000 10% 0 2012 2013 2014 2015 2016 2017 2018 24,000 0% 4WARD PLANNING INC. Source: Esri, U.S. Census Bureau, OnTheMap, DDA 19

2018 Market Scan EMPLOYMENT Leasable Office Space (Sqft, 2017) City, 9,157,032, 85%, 1,662,869, 15% Office Inventory & Rents Office Asking Rents (June 2018) Main Street District $27.80 per Sqft State Street District $45.00 per Sqft Kerrytown District $32.40 per Sqft S. University District NA per Sqft $30.80 per Sqft Berkeley $39.30 per Sqft Boulder $31.00 per Sqft Chapel Hill $26.70 per Sqft 18% Office Vacancy Trends 15% 12% 9% 6% 3% 0% 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 4WARD PLANNING INC. Sources: Swisher Commercial, LoopNet 20

New Workers Potential New Demand (Sq.ft.) 2018 Market Scan EMPLOYMENT Office Supply & Demand Projected Employment Growth & Office Space Demand: Top 10 Industries (2018-2023) 600 2023 Office Demand Factors 1,400-1,700 Potential New Jobs 700-800 Potential New Office Workers 90,000 500 400 196,000-240,000 Potential New Office Demand (Sqft) (@ 150 Sq. ft. per Office Worker) 80,000 70,000 60,000 300 New Jobs New Office Workers New Sq.Ft. Demand 50,000 40,000 200 30,000 100 20,000 10,000 - Health Care & Social Assistance Educational Services Prof., Scientific & Tech Admin. & Support, Waste Manageme nt Accomm. & Food Services Finance & Insurance Real Estate & Rental Other Services (except PA) Retail Trade New Jobs 535 446 168 163 91 35 21 18 16 10 New Office Workers 257 253 150 57 7 34 - - 4 7 Information New Sq.Ft. Demand 80,292 66,870 25,220 24,460 13,684 5,217 3,118 2,774 2,354 1,537-4WARD PLANNING INC. Source: NCRER, Michigan Department of Technology, Management and Budget, 4ward Planning Inc., 2018 21

2018 Market Scan CONSTRUCTION Key Findings 3.8 million square feet of new development in 18 years Based on data provided by the City of, between 2000 and 2018 (as of June 2018), over 3.8 million square feet of residential and non-residential space has been developed within. Most notably, mixed-use development projects compose more than half of this square footage (nearly two million square feet). $39.7 million worth of projects currently in the MSA pipeline Based on data provided by the City of, between 2000 and 2018 (as of June 2018), nearly $506 million in residential and non-residential projects has been submitted to be approved within. According to construction data provided by Dodge Lead Center, as of June 2018, there are 34 projects valuing $39.7 million currently in the bidding phase within the MSA, some of which is likely to be developed within. Construction costs range from $150 to $220 per square foot According to second-quarter 2018 data provided by RSMeans, per square foot construction costs in the City of range widely by development type. For example, a three-story, 95,000-square-foot department store building (brick/steel framing) costs $148 per square foot to build ($14.1 million in building costs), while a 15-story, 145,000-square-foot high-rise apartment building (brick/steel framing) costs $220 per square foot to build ($31.8 million in building costs). Construction costs comparable to the national average According to 2018 City Cost Indexes data provided by RSMeans, s total construction cost index (98.9) is comparable to the national average and not an obvious barrier to building in. In comparison, Berkeley s city cost index is nearly 23 points higher than the national average, and Chapel Hill s city cost index 1 is nearly 16 points lower. 1 The City of Raleigh, located outside of Chapel Hill, was used since City Cost Index data for Chapel Hill was not available at this level. 4WARD PLANNING INC. 22

Area in Sqft. CONSTRUCTION Development Projects: 600,000 500,000 400,000 300,000 Development Projects (2000-2018) Sqft.Percent Mixed-Use 1,997,309 52.3% Residential 1,468,126 38.4% Office Use 199,958 5.2% Recreational 78,371 2.1% Restaurant 32,595 0.9% Retail 28,320 0.7% Industrial 14,154 0.4% Total 3,818,833 100.0% 2018 Market Scan Development Projects Restaurant Retail Residential Industrial Mixed-Use Office Use Recreational Between 2000 and 2018, over 3.8 million square feet of residential and non-residential space was developed within. 200,000 100,000 0 2000 2001 2002* 2003 2004 2005 2006 2007 2008 2009 2011 2011 2012 2013 2014 2015 2016 2017 2018 Note: Data from Jan 2000 to April 2001 not available. Source: City of, Development Projects 4WARD PLANNING INC. 23

Value (Millions) 2018 Market Scan CONSTRUCTION $70 $60 $50 Building Permits: Building Permits (2000-2018) Value Percent Commercial $324,996,894 64.2% Residential $82,883,058 16.4% Public $98,738,289 19.5% Total $506,618,241 100.0% Building Permits Between 2000 and 2018, nearly $506 million in residential and nonresidential projects was submitted to be approved within. Public Residential $40 Commercial $30 $20 $10 $0 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 4WARD PLANNING INC. Source: City of, Building Permits 24

Value (Millions) 2018 Market Scan CONSTRUCTION Construction Pipeline: MSA, 2018 $20.0 MSA Construction Starts There are 34 projects valuing $39.7 million currently in the bidding phase within the MSA. $18.0 $16.0 $14.0 $12.0 $10.0 $8.0 $6.0 $4.0 $2.0 Bidding Bid Results Medical Office, $299,999 Office, $399,998 Retail, $2,999,999 Educational, $7,800,000 Infrastructure, $14,428,531 Construction Starts: MSA Project Type Value Infrastructure $18,709,527 Educational $10,949,995 Retail $2,999,999 Military $2,999,999 Medical Office $1,599,997 Office $999,996 Jail $749,999 Parking $399,999 Residential $199,999 Recreation $86,000 Total $39,695,510 $0.0 Infrastructure Educational Retail Military Medical Office Office Jail Parking Residential Recreation 4WARD PLANNING INC. Source: Dodge Lead Center. As of June 27, 2018. 25

Costs (Millions) Cost per Sqft 2018 Market Scan CONSTRUCTION Over the past decade, s city cost index has been similar to the national average, while Berkeley s index has been much higher and Chapel Hill s index has been much lower. s city cost index suggests that construction costs are not obvious barriers to building in. Cost Indexes and Estimates 130 120 110 100 90 80 70 City Cost Indexes (2018) Berkeley, 122.80, 98.90 Boulder, 88.80 Chapel Hill (Raleigh), 84.40 In, construction costs for selected building types range from approximately $150 to $220 per square foot. Average Construction Cost by Building Type (2018) Total Building Cost Cost per Sqft $60 $50 $40 $30 $20 $10 $0 $179 $181 Low-Rise (3-story, 22,500 Sqft, brick/steel frame) Mid-Rise (6-story, 60,000 Sqft, brick/steel frame) $220 High-Rise (15-story, 145,000 Sqft, brick/steel frame) $179 Office (3-story, 20,000 Sqft, steel frame) $212 Office (Green) (3-story, 20,000 Sqft, steel frame) $168 Office (8-story, 80,000 Sqft, steel frame) $196 Office (Green) (8-story, 80,000 Sqft, steel frame) $161 Office (16-story, 260,000 Sqft, steel frame) $191 Office (Green) (16-story, 260,000 Sqft, steel frame) $148 Department Store (3-story, 95,000 Sqft, brick/steel frame) APARTMENT OFFICE RETAIL $193 Hotel (6-story, 135,000 Sqft, brick/steel frame) $250 $200 $150 $100 $50 $0 4WARD PLANNING INC. Source: RS Means Online, 4ward Planning Inc., 2018 26

2018 Market Scan Limiting Conditions & Contact Information General & Limiting Conditions 4ward Planning Inc. has endeavored to ensure that the reported data and information contained in this report are complete, accurate, and relevant. All estimates, assumptions, and extrapolations are based on methodological techniques employed by 4ward Planning Inc. and believed to be reliable. 4ward Planning Inc. assumes no responsibility for inaccuracies in reporting by the client, its agents, representatives, or any other third-party data source used in the preparation of this report. Further, 4ward Planning Inc. makes no warranty or representation concerning the manifestation of the estimated or projected values or results contained in this study. This study may not be used for purposes other than that for which it is prepared or for which prior written consent has first been obtained from 4ward Planning Inc. This study is qualified in its entirety by, and should be considered in light of, the above limitations, conditions, and considerations. For more information, please contact: Todd Poole 267.480.7133 tpoole@landuseimpacts.com 4WARD PLANNING INC. 27