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HomeMy WebLinkAboutMinutes - Planning Commission - 02/24/2015 SOUTH BURLINGTON PLANNING COMMISSION MEETING MINUITES 24 FEBRUARY 2015 The South Burlington Planning Commission held a regular meeting on Tuesday, 24 February 2015, at 7:00 p.m., in the Conference Room, City Hall, 575 Dorset St. Members Present: Tracey Harrington, Vice-chair; S. Quest, B. Gagnon, T. Riehle, B. Benton Also Present: P. Conner, Director of Planning & Zoning 1. Agenda: Additions, deletions or changes in order of agenda items Ms. Harrington recommended that in light of the presence of a TV reporter, that the items of potential interest to the news channel, #6, then #5, be moved to before item #4 on the agenda. Commissioners agreed. 2. Comments & Questions from the Audience, not related to Agenda items: No comments. 3. Planning Commissioner announcements and staff report: Ms. Quest said that she had attended a well-done NOFA conference recently. Mr. Conner: Noted that the Underwood Task Force had voted on recommendations to make to the City Council and will likely be presenting to the Council on March 16th. Reminded members of the pre-town meeting budget presentations and candidate forums scheduled for March 2nd, and ********* 4. Follow-up on fall 3D video of City Center The 3D video of City Center produced in October 2014 was shown again to members. Members discussed feedback they had received and their thoughts on the concepts presented in the video. No actions were taken. 5. Land Development Regulations Amendments Members reviewed the most recent Building Envelope Standards for T3, T4, and T5 and provided feedback to staff. Members discussed reduction of parking standards for studio & 1 bedroom housing units city-wide. Members asked staff to prepare a draft that would reduce requirements to 1.25 parking spaces per such unit where there is reserved parking, or 1 space per unit where not reserved. 6. Comprehensive Plan: Members discussed demographics and overall trends. These will continue to be measured throughout the review process of the Plan. Mr. Conner proposed adding a new goal related to “a sense of community.” Members agreed and asked staff to prepare such a goal. Mr. Conner proposed providing drafts of the plan by topic rather than by chapter for ease of use and ability to look at how different chapters relate to one another. Members agreed. 7. Other Business: A. Upcoming meeting schedule: Members discussed timing for review of the draft Land Development Regulations. Mr. Gagnon stated that his understanding was that the property owners stakeholder group would be providing their input within 1-2 meetings of the January meeting. Mr. Conner said that he understood they were working with a firm to prepare the input. Mr. Gagnon recommended that the Commission move ahead at the next meeting with a discussion of blocks and streets if no comments are received from the stakeholder group by that time. They would always have the opportunity to attend and participate or respond. Ms. Quest agreed. Mr. Conner said that he would contact Mr. McKenzie and ask for information in advance of the next packet. Mr. Gagnon suggested that if the input is not received by then, to have staff provide a draft of blocks and street standards for the Commission’s consideration. All members agreed. 8. Minutes No draft minutes were available. As there was no further business to come before the Commission, the meeting was adjourned by common consent at 9:20 p.m. , Clerk Clerk Published by ClerkBase ©2019 by Clerkbase. No Claim to Original Government Works. T3 DRAFT Standards February 20, 2015 Planning Commission 8.07 City Center T3 and T3+ Neighborhood (A) Purpose Primary Street  Requirements Secondary Street(s)  Requirements Supplemental (B) Lot Standards (1)Lot Dimensions (a) Lot size (b) Lot Width (2)Lot Occupation (a) Percentage of Lot Coverage (b) Units per acre (C) Building Standards (1) Building Types (a) Detached single family dwelling (b) Two‐family dwelling (c ) Multi‐family housing (d) Detached mixed‐use storefront (e) Cottage (f) Accessory Structure (2)Building Stories (a) Principal (b) Accessory See Section *** (3)Floor‐to‐Ceiling Height (a) First story (b) Upper Stories (4)Build‐to Zone See Figure *** (a) Primary Build‐to‐Zone 0' Min., 20' Max.0' Min., 30' Max. (b) Secondry Build‐to‐Zone 0' Min., 30' Max.0'. Min., 45' Max. (c )Side Setback, Prinicipal Structure 8' Min., No Max.not applicable (d) Rear Setback, Prinicipal Structure 20' Min., No Max.not applicable (e )Side Setback, Accessory Structure 8' Min., No Max. (f) Rear Setback, Accessory Structure 8' Min., No Max. (g) Setback from rear of Principal Structure for any Accessory  Structures 10' Min., No Max. (5)Frontage See Figure *** (a)Lot Frontage Buildout None None define (b) Percentage of Building Façade within the Primary Build‐to‐ Zone 75% Min., No Max. (c ) Percentage of Building Façade within the Secondary Build‐ to‐Zone 0% Min., 25% Max. (6)Entrances See Figure *** (a) Frequency of Public Entrances, non‐residential first story  use define. Note that it's  measured per building (b) Maximum distance between Public Entrances, non‐ residential first story use define (c ) Frequency of Operable Entrances, residential first story  use define. Note that it's  measured per building (d)Maximum distance between Operable Entrances,  residential first story use (e )Frequency of Public Entrances on first story for non‐ residential second story uses 1 per upper story unit Min. 1 per unit Min. not applicable 1 per unit Min. not applicable T‐3 and T3+: A multi‐use neighborhood with a street‐oriented public realm that encourages medium‐density, multi‐use/multi‐ purpose built environment. Typically detached / freestanding single or two‐family residences, small‐scale muti‐family, corner stores,  and small scale commercial uses. Pedestrian‐oriented streets, but ultimately mode‐neutral. Small front yards are encouraged.  Parking (not including on‐street parking) shall be away from the primary street. Standard None 70' Min., 120' Max. [150' Max if Cottage  Court] (see note 4) 75% Max. 4 Units per acre Min. permitted permitted permitted permitted permitted permitted 1.5 Min.; 2.5 Max. (T3), 3.5 Max. (T3+) 1 Max. 12' Max. 10' Max. 1DRAFT T3 DRAFT Standards February 20, 2015 Planning Commission (f )Frequency of Public Entrances on first story for  residential story use 1 per 4 units (see note 5) (7)Glazing See Figure *** (a) First Story Min. 30% of the  Width of the  Building, and Min.  *******' in Height Min. 15% of the Width  of the Building, and  Min *****' in Height (b) First Story, percent of glazing required to be transparent 75% Min.75% Min.define (c ) Upper Stories Min. 25% of the  Width of the  Building, and Min.  *******' in Height Min. 12.5% of the  Width of the Building,  and Min *****' in  Height (d) Upper Stories, percent of glazing required to be  transparent 75% Min.75% Min. (8)Building Breaks See Figure *** (a)Building Horizontal Façade Min. 1 every 24' Min. 1 every 36' (b) Single Span of Horizontal Facade Without a Break 24' Max.36' Max. (9)Garages (a) (b) (c ) (10)Supplemental Building Standards (a) LEED Silver for new contruction define (b) Solar Readiness Analysis See Section *** (c ) Solar Ready (d) Awnings, Stoops, Vestibules (e) All homes in residential subdivision (unless in cottage  court configuration) shall face or side to streets or roads (f)Subdivisions will not be designed por laid out in a manner  that will result in placing the rear of homes next to  streets or roads. (g) Primary facades of homes shall face the street (h) Variation in building façade encouraged and blank walls  strongly discouraged (i) To the extend possible, the narrow face of the building  should be oriented to the street (D) Block and Street Standards (1)Blocks See Section ** (a) Permimeter 4,000' Max. 4,000' Max. (b) Length 300' Min., 1,000' Max. 300' Min., 1,000' Max.See Note 3 (c ) (2)Allowed Street Types See Article 11 (a)Neighborhood Street (b)Neighborhood Street Narrow (c )Neighborhood Street / Bike Boulevard (d)Aqlley (e)Support Street (f)Lane (g)Path (3)Curb Cuts (a)On Market Street Max. 1 / 200' Linear (b)All other streets Max. 1 / 70' Linear Section *** (E ) Parking Standards (1)Parking Amount Requirements (a)Per Residential Unit (b)Per 1,000 gross s.f. Non‐Residential (2) Location & Screening 1 Min, 3 Max. 4 spaces Min. Single block lengths greater than 500' shall include a publicly dedicated sidewalk, passage, or trail at  least 8' in width that connects to another street. Encouraged Garage doors shall be either (i) located at a minimum of a 90 degree angle to the Primary Street or (ii)  Notwithstanding (a) above, a single‐car garage set back a minimum of 10' from the front façade of a  Garage doors facing an alley are permitted and highly encouraged Required Encouraged Encouraged Required Encouraged Encouraged Required Required 2DRAFT T3 DRAFT Standards February 20, 2015 Planning Commission (a) (b) (c ) (d) (e ) (f) (g) (h) (F) Supplemental District Standards (1)Where a T‐3 Lot abuts a non‐FBC District, the following standards shall apply: (a) A buffer strip shall be required See Section 18.02(B) (2)All windows shall include (i) shutters and/or (ii) a head trim and sill & apron (G) Streetscape Standards (1)General Standards (a) (b) (c )Proposed development shall comply with all requirement of Article 11 (2)Streetscape requirements (a)Benches As determined by DPW (b)Bicycle Racks for at least 5 bikes 1 Min. per 300' lot frontage (c )Street Tree Spacing, on center 50' Max. average See Section *** (G) Uses (1)Table of Uses (a)Adult Use (b)Uses that require regular (1 per weekday or greater) trips  using 24,000 vehicles (b)Motor Freight Terminal (c )Junk Yard (d)All other uses Notes (1) (2)Upper Story Glazing Shall comply with the following standards: (3) (4) (5) Public and Operable Entrances for Upper Story Units (a) All second story units facing a Street shall have a bacony of at least 6' in depth for the entire width of the building façade along the (b) For corner units, the balcony shall be required along the Primary Street (c )No units located entirely on the third story shall be permitted. See Section 8.*** prohibited New parking spaces shall be screened from all streets and the public realm, a minimum of four (4) feet in  height New contruction resulting in additional non‐residential gross floor area or residential units shall meet T3  and T3+ Parking Standards New parking is allowed in the side yard Parking spaces may be leased from the city or a private landowner (c) The required percentage shall be achieved by multiple openings. Windows may be ganged horizontally if  each grouping (maximum five per group) is separated by a mullion, column, pier or wall section that is at  least 7 inches wide.  (d) Glazing on upper stories shall not be flush with building surface material and shall be recessed a  minimum of 3 inches, except for bay windows and storefronts.  Parking under structures is encouraged Parking shall only be permitted in compliance with applicable BES standards Residential: all parking shall be located to the side or rear of buildings Non‐hardscape, pervious areas within the front yard shall be predominantly planted with groundcover  or flowering vegetation.  Non‐residential: all parking shall be on‐site and located behind the Prinicipal building All features proposed within an existing, proposed, or planned public ROW shall comply with  requirements of the Department of Public Works. If a corner lot is 100’ or less in width along a primary street and greater than two (2) times that  width in depth, the required lot frontage buildout on the BES shall be reduced by 50% on the  secondary street. (a) Upper story glazing shall be a minimum of 30 percent of the façade on the primary street and 20% on  secondary streets. (b)  80% of glazing on upper stories shall be taller than wide  prohibited prohibited prohibited (e) Upper story windows/glazing (not doors) shall be no closer than 30 inches to building corners (excluding  bay windows and storefronts).  DRB may approve a variation of up to 10% from this standard where it finds that unique phyical features or  site conditions are present that make the minimum or maximum standards impracticle. For a lot or property to be developed or improved, lot width requirements shall be met. 3DRAFT T4 Draft Standards February 20, 2015 Planning Commission 8.08 T‐4 Urban Multi‐Use Building Envelope Standards (A) Purpose Primary Street  Requirements Secondary Street(s)  Requirements Supplemental (B) Lot Standards (1)Lot Dimensions (a) Lot size (b) Lot Width (2)Lot Occupation (a) Percentage of Lot Coverage (b) Units per acre (C) Building Standards (1) Building Types (a) All Types (2)Building Stories (a) Principal (b) Accessory (3)Floor‐to‐Floor Height (a) First story (b) Upper Stories (4)Build‐to‐Zone See Figure *** (a) Primary Build‐to‐Zone 0' Min., 12' Max.0' Min., 18' Max. (b) Secondary Build‐to‐Zone 0' Min., 24' Max.0'. Min., 36' Max. (5)Frontage See Figure *** (a)Lot Frontage Buildout 70% Min.70% Min. (Note 1)define (b)Percentage of Lot Frontage Buildout within the Primary  Build‐to‐Zone 75% Min.100% Max. (c )Percentage of Lot Frontage Buildout within the Secondary  Build‐to‐Zone 0% Min., 25% Max.100% Max. (6)Entrances See Figure *** (a)Average frequency of Public Entrances, non‐residential  first story use 36' Max.54' Max.define. Note that it's  measured separately  per building (b)Maximum distance between Public Entrances, non‐ residential first story use 46' Max.72' Max.define (c )Average Frequency of Operable Entrances, residential first  story use 36' Max.54' Max.define. Note that it's  measured separately  per building (d)Maximum distance between Operable Entrances,  residential first story use 46' Max.72' Max. (7)Glazing See Figure *** (a) First Story Min. 40% of the  Width of the Building,  and Min. 7.5' in  Height Min. 20% of the  Width of the  Building, and Min  7.5' in Height (b) First Story, percent of glazing required to be transparent 75% Min.75% Min.define (c ) Upper Stories None None None permitted 2 Min., 4 Max. 1 Max. Standard Generally a multi‐use, mixed use dense downtown built environment, typical of areas adjacent to and supportive of main street(s).  Housing, retail, and other commercial uses are typical; parking facilities are also allowed. The built environment can be a mix of  freestanding buildings and shared wall buildings. T‐4 is multimodal oriented with an emphasis on medium foot traffic pedestrianism.  Parking (not including on‐street parking) shall be away (or hidden) from the street.  None 24' Max. 14' Max See Note 2 1DRAFT T4 Draft Standards February 20, 2015 Planning Commission (d) Upper Stories, percent of glazing required to be  transparent (8)Building Breaks See Figure *** (a) Building Horizontal Façade Min. 3 every 80' Min. 3 every 80' (b) Single Span of Horizontal Facade Without a Break 48' Max.48' Max. (9)Supplemental Building Standards (a) LEED Silver for new contruction (b) Solar Readiness Analysis See Section *** (c ) Solar Ready (d) Awnings, Stoops, Vestibules (D) Block and Street Standards (1)Blocks See Section ** (a)Permimeter 2,800' Max. 2,800' Max. (b) Length 300' Min., 700' Max. 300' Min., 700' Max.See Note 3 (2)Allowable Street Types See Article 11 (a)Neighborhood Street Narrow (b )Neighborhood Street (c)Private commercial drive (d)Support Street (e)Commercial Street (f)Avenue (g)Commercial Boulevard (h)Destination Street (i) All other street types Path Alley Mew Lane (4)Curb Cuts (a)On Market Street (b) On Garden Street (b)All other streets Section *** (E ) Parking Standards (1)Parking Amount Requirements (a)Per Residential Unit See Note 4 (b)Per 1,000 gross s.f. Non‐Residential See Note 4 (2) Location & Screening (a) (b) (c ) (d) (e ) (f) (g) (F) Supplemental District Standards (1)Where a T‐4 Lot abuts a non‐FBC District, the following standards shall apply: (a) A buffer strip shall be required See Section 18.02(B) (b) (c ) (G) Streetscape Standards prohibited Max. 1 / 100' Linear prohibited Parking shall only be permitted in compliance with applicable BES standards for building frontage The third story of any building shall be set back a minimum of twelve feet (12’) from the rear building  line; and, The fourth story of any building shall be set back a minimum of twenty‐four feet (24’) from the rear  building line.  No parking spaces required for lodging uses and ground floor uses less than 5,000 sq. ft.  New contruction resulting in additional non‐residential gross floor area or residential units shall meet T‐ 4 Parking Standards New surface parking shall be set back from the primary street a minimum of 25' Parking spaces may be leased from the city or a private landowner New parking spaces shall be screened from all streets and the public realm, a minimum of four (4) feet  in height Parking under structures is encouraged 2 spaces Min. Encouraged Required Encouraged Encouraged 2 spaces Max. permitted See Note 2 2DRAFT T4 Draft Standards February 20, 2015 Planning Commission (1)General Standards (a)All streetscape features must be consistent within a project.  (b) (c ) (d)Proposed development shall comply with all requirement of Article 11 (2)Streetscape requirements (a)Benches (b)Bicycle Racks for at least 5 bikes (c )Street Tree Spacing, on center See Section *** (H) Uses (1)Table of Uses (a)Adult Use (b)Motor Freight Terminal (c )Junk Yard (d)All other uses Notes (1) (2) Upper Story Glazing Shall comply with the following standards: (3) (4)Off‐Site Parking prohibited prohibited prohibited See Section 8.*** 2 Min. per 100' lot frontage 1 Min. per 100' lot frontage 50' Max. average DRB may approve a variation of up to 10% from this standard where it finds that unique phyical features or  site conditions are present that make the minimum or maximum standards impracticle. (a) Off‐site parking within 600’ may be used to meet parking requirements for Residential uses.  (b) Off‐site parking within 1200’ may be used to meet parking requirements for non‐Residential uses.  (c) Shared parking may be used to meet parking requirements (See Article 13).  (b)  80% of glazing on upper stories shall be taller than wide  (c) The required percentage shall be achieved by multiple openings. Windows may be ganged horizontally if  each grouping (maximum five per group) is separated by a mullion, column, pier or wall section that is at  least 7 inches wide.  (d) Glazing on upper stories shall not be flush with building surface material and shall be recessed a  minimum of 3 inches, except for bay windows and storefronts.  (e) Upper story windows/glazing (not doors) shall be no closer than 30 inches to building corners (excluding  bay windows and storefronts).  (a) Upper story glazing shall be a minimum of 30 percent of the façade on the primary streets and 20% on  secondary streets. If a corner lot is 100’ or less in width along a primary street and greater than two (2) times that  width in depth, the required lot frontage buildout on the BES shall be reduced by 50% on the  secondary street. Non‐hardscape, pervious areas within the front yard shall be predominantly planted with groundcover  or flowering vegetation.  All features proposed within an existing, proposed, or planned public ROW shall comply with  requirements of the Department of Public Works. 3DRAFT T5 Draft Standards February 20, 2015 Planning Commission8.09 T‐5  Building Envelope Standards (A) Purpose Primary Street  Requirements Secondary Street(s)  Requirements Supplemental (B) Lot Standards (1)Lot Dimensions (a) Lot size (b) Lot Width (2)Lot Occupation (a) Percentage of Lot Coverage (b) Units per acre (C) Building Standards (1) Building Types (a) All Types (2)Building Stories (a) Principal (b) Accessory (3)Floor‐to‐Floor Height (a) First story (b) Upper Stories (4)Build‐to‐Zone See Figure *** (a) Primary Build‐to‐Zone 0' Min., 6' Max.0' Min., 9' Max. (b) Secondary Build‐to‐Zone 0' Min., 24' Max.0'. Min., 36' Max. (5)Frontage See Figure *** (a)Lot Frontage Buildout 85% Min.85% Min. (Note 1) (b)Percentage of Lot Frontage Buildout  within the Primary Build‐to‐Zone 75% Min.50% Min. (c )Percentage of Lot Frontage Buildout  within the Secondary Build‐to‐Zone 0% Min., 25% Max.50% Max. (6)Entrances See Figure *** (a)Average frequency of Public Entrances,  non‐residential first story use 30' Max.45' Max. (b)Maximum distance between Public  Entrances, non‐residential first story use 40' Max.60' Max. (c )Average Frequency of Operable  Entrances, residential first story use (d) Maximum distance between Operable  Entrances, residential first story use (7)Glazing See Figure *** 1 Max. Standard permitted 2 Min., 6 Max. 14' Min., 20' Max. 10' Min., 14' Max. not applicable not applicable Emphasis is on Market Street with high volume foot traffic. Create a street‐oriented public realm that encourages a  dense downtown, multi‐use/multi‐purpose built environment. Retail and other commercial uses must be on the  ground floor, with and mixed uses permitted above. Parking (not including on‐street parking) shall be away (or  hidden) from the street. None None None None 1DRAFT T5 Draft Standards February 20, 2015 Planning Commission(a) First Story Min. 80% of the  Width of the Building,  and Min. 7.5' in  Height Min. 40% of the Width  of the Building, and  Min 7.5' in Height (b) First Story, percent of glazing required to  be transparent 75% Min.75% Min. (c ) Upper Stories (d) Upper Stories, percent of glazing  required to be transparent (8) Building Breaks See Figure *** And  Note 5 (a)Building Horizontal Façade Min. 3 every 80' Min. 3 every 80' (b) Single Span of Horizontal Facade  Without a Break Recommend every 24‐ 48 feet; 60' Max. Recommend every 24‐ 48 feet; 60' Max. (9)Supplemental Building Standards (a) LEED Silver Equivalent for new  contruction (b) Solar Readiness Analysis See Section *** (c ) Solar Ready (d) Awnings, Stoops, Vestibules (D) Block and Street Standards (1)Blocks See Section ** (a)Permimeter 1,600' Max. 1,600' Max. (b) Length 400' Max.400' Max.See Note 3 (2)Allowable Street Types See Article 11 (a)Destination Street (b)Support Street (c )Neighborhood Street Narrow (d)Market Street (3)Curb Cuts (a)On Market Street (b) On Garden Street (c)All other streets Section *** (E ) Parking Standards (1)Parking Amount Requirements (a)Per Residential Unit See Note 4 (b)Per 1,000 gross s.f. Non‐Residential See Note 4 (2) Location & Screening (a) (b) (c ) (d) (e) (f) (g)No parking spaces required for lodging uses and ground floor uses less than 5,000 sq. ft.  Parking under structures is encouraged Parking shall only be permitted in compliance with applicable BES standards for building  frontage New parking spaces shall be screened from all streets and the public realm, a minimum  of four (4) feet in height New contruction resulting in additional non‐residential gross floor area or residential  units shall meet T‐4 Parking Standards New surface parking shall be set back from the primary street a minimum of 25' Parking spaces may be leased from the city or a private landowner See Note 2 See Note 2 2 spaces Max. 2 spaces Min. Encouraged Required Encouraged Encouraged prohibited 2DRAFT T5 Draft Standards February 20, 2015 Planning Commission(F) Supplemental District Standards [reserved] (G) Streetscape Standards (1)General Standards (a)All streetscape features must be consistent within a project.  (b) (c ) (d)Proposed development shal comply with all requirement of Article 11 (2)Streetscape requirements (a)Benches (b)Bicycle Parking or Rack Spaces (c )Street Tree Spacing, on center See Section *** (G) Uses (1)Table of Uses (a)Adult Use prohibited (b)Motor Freight Terminal prohibited (c )Junk Yard prohibited (d)All other uses See Section 8.*** Notes (1) (2) Upper Story Glazing Shall comply with the following standards: (3) (4)Off‐Site Parking (5) Building Break Standards also apply to any façade facing a Qualifying Open Space (b) Off‐site parking within 1200’ may be used to meet parking requirements for non‐ Residential uses.  (c) Shared parking may be used to meet parking requirements (See Article 13).  If a corner lot is 100’ or less in width along a primary street and greater than two (2)  times that width in depth, the required lot frontage buildout on the BES shall be  reduced by 50% on the secondary street. (a) Upper story glazing shall be a minimum of 30 percent of the façade on the primary  streets and 20% on secondary streets. (b)  80% of glazing on upper stories shall be taller than wide  (c) The required percentage shall be achieved by multiple openings. Windows may be  ganged horizontally if each grouping (maximum five per group) is separated by a mullion,  column, pier or wall section that is at least 7 inches wide.  (d) Glazing on upper stories shall not be flush with building surface material and shall be  recessed a minimum of 3 inches, except for bay windows and storefronts.  (e) Upper story windows/glazing (not doors) shall be no closer than 30 inches to building  corners (excluding bay windows and storefronts).  All features proposed within an existing, proposed, or planned public ROW shall comply  with requirements of the Department of Public Works. 1 Min. per 50' lot frontage 20 Min. per 100' lot frontage 30' Max. average Non‐hardscape, pervious areas within the front yard shall be predominantly planted  with groundcover or flowering vegetation.  DRB may approve a variation of up to 10% from this standard where it finds that unique  phyical features or site conditions are present that make the minimum or maximum  standards impracticle. (a) Off‐site parking within 600’ may be used to meet parking requirements for Residential  3DRAFT DP-1 Profile of General Population and Housing Characteristics: 2010 2010 Demographic Profile Data NOTE: For more information on confidentiality protection, nonsampling error, and definitions, see http://www.census.gov/prod/cen2010/doc/dpsf.pdf. Geography: South Burlington city, Vermont Subject Number Percent SEX AND AGE Total population 17,904 100.0 Under 5 years 846 4.7 5 to 9 years 895 5.0 10 to 14 years 990 5.5 15 to 19 years 929 5.2 20 to 24 years 1,238 6.9 25 to 29 years 1,506 8.4 30 to 34 years 1,264 7.1 35 to 39 years 1,132 6.3 40 to 44 years 1,240 6.9 45 to 49 years 1,467 8.2 50 to 54 years 1,421 7.9 55 to 59 years 1,150 6.4 60 to 64 years 939 5.2 65 to 69 years 733 4.1 70 to 74 years 561 3.1 75 to 79 years 519 2.9 80 to 84 years 443 2.5 85 years and over 631 3.5 Median age (years)40.6 ( X ) 16 years and over 14,957 83.5 18 years and over 14,522 81.1 21 years and over 14,081 78.6 62 years and over 3,437 19.2 65 years and over 2,887 16.1 Male population 8,447 47.2 Under 5 years 433 2.4 5 to 9 years 448 2.5 10 to 14 years 499 2.8 15 to 19 years 470 2.6 20 to 24 years 593 3.3 25 to 29 years 791 4.4 30 to 34 years 647 3.6 35 to 39 years 552 3.1 40 to 44 years 590 3.3 45 to 49 years 717 4.0 50 to 54 years 684 3.8 55 to 59 years 517 2.9 60 to 64 years 442 2.5 65 to 69 years 306 1.7 70 to 74 years 228 1.3 1 of 5 02/20/2015 Subject Number Percent 75 to 79 years 204 1.1 80 to 84 years 148 0.8 85 years and over 178 1.0 Median age (years)38.1 ( X ) 16 years and over 6,962 38.9 18 years and over 6,740 37.6 21 years and over 6,514 36.4 62 years and over 1,317 7.4 65 years and over 1,064 5.9 Female population 9,457 52.8 Under 5 years 413 2.3 5 to 9 years 447 2.5 10 to 14 years 491 2.7 15 to 19 years 459 2.6 20 to 24 years 645 3.6 25 to 29 years 715 4.0 30 to 34 years 617 3.4 35 to 39 years 580 3.2 40 to 44 years 650 3.6 45 to 49 years 750 4.2 50 to 54 years 737 4.1 55 to 59 years 633 3.5 60 to 64 years 497 2.8 65 to 69 years 427 2.4 70 to 74 years 333 1.9 75 to 79 years 315 1.8 80 to 84 years 295 1.6 85 years and over 453 2.5 Median age (years)42.7 ( X ) 16 years and over 7,995 44.7 18 years and over 7,782 43.5 21 years and over 7,567 42.3 62 years and over 2,120 11.8 65 years and over 1,823 10.2 RACE Total population 17,904 100.0 One Race 17,539 98.0 White 16,116 90.0 Black or African American 348 1.9 American Indian and Alaska Native 35 0.2 Asian 969 5.4 Asian Indian 269 1.5 Chinese 382 2.1 Filipino 38 0.2 Japanese 43 0.2 Korean 53 0.3 Vietnamese 76 0.4 Other Asian [1]108 0.6 Native Hawaiian and Other Pacific Islander 6 0.0 Native Hawaiian 4 0.0 Guamanian or Chamorro 0 0.0 Samoan 0 0.0 Other Pacific Islander [2]2 0.0 Some Other Race 65 0.4 2 of 5 02/20/2015 Subject Number Percent Two or More Races 365 2.0 White; American Indian and Alaska Native [3]87 0.5 White; Asian [3]122 0.7 White; Black or African American [3]92 0.5 White; Some Other Race [3]22 0.1 Race alone or in combination with one or more other races: [4] White 16,463 92.0 Black or African American 462 2.6 American Indian and Alaska Native 137 0.8 Asian 1,114 6.2 Native Hawaiian and Other Pacific Islander 19 0.1 Some Other Race 93 0.5 HISPANIC OR LATINO Total population 17,904 100.0 Hispanic or Latino (of any race)336 1.9 Mexican 81 0.5 Puerto Rican 67 0.4 Cuban 13 0.1 Other Hispanic or Latino [5]175 1.0 Not Hispanic or Latino 17,568 98.1 HISPANIC OR LATINO AND RACE Total population 17,904 100.0 Hispanic or Latino 336 1.9 White alone 240 1.3 Black or African American alone 11 0.1 American Indian and Alaska Native alone 1 0.0 Asian alone 8 0.0 Native Hawaiian and Other Pacific Islander alone 0 0.0 Some Other Race alone 48 0.3 Two or More Races 28 0.2 Not Hispanic or Latino 17,568 98.1 White alone 15,876 88.7 Black or African American alone 337 1.9 American Indian and Alaska Native alone 34 0.2 Asian alone 961 5.4 Native Hawaiian and Other Pacific Islander alone 6 0.0 Some Other Race alone 17 0.1 Two or More Races 337 1.9 RELATIONSHIP Total population 17,904 100.0 In households 17,513 97.8 Householder 7,987 44.6 Spouse [6]3,454 19.3 Child 4,140 23.1 Own child under 18 years 3,237 18.1 Other relatives 402 2.2 Under 18 years 89 0.5 65 years and over 101 0.6 Nonrelatives 1,530 8.5 Under 18 years 47 0.3 65 years and over 36 0.2 Unmarried partner 618 3.5 In group quarters 391 2.2 Institutionalized population 322 1.8 Male 203 1.1 3 of 5 02/20/2015 Subject Number Percent Female 119 0.7 Noninstitutionalized population 69 0.4 Male 21 0.1 Female 48 0.3 HOUSEHOLDS BY TYPE Total households 7,987 100.0 Family households (families) [7]4,389 55.0 With own children under 18 years 1,935 24.2 Husband-wife family 3,454 43.2 With own children under 18 years 1,402 17.6 Male householder, no wife present 249 3.1 With own children under 18 years 134 1.7 Female householder, no husband present 686 8.6 With own children under 18 years 399 5.0 Nonfamily households [7]3,598 45.0 Householder living alone 2,648 33.2 Male 894 11.2 65 years and over 213 2.7 Female 1,754 22.0 65 years and over 872 10.9 Households with individuals under 18 years 2,018 25.3 Households with individuals 65 years and over 2,084 26.1 Average household size 2.19 ( X ) Average family size [7]2.82 ( X ) HOUSING OCCUPANCY Total housing units 8,429 100.0 Occupied housing units 7,987 94.8 Vacant housing units 442 5.2 For rent 111 1.3 Rented, not occupied 13 0.2 For sale only 91 1.1 Sold, not occupied 28 0.3 For seasonal, recreational, or occasional use 117 1.4 All other vacants 82 1.0 Homeowner vacancy rate (percent) [8]1.7 ( X ) Rental vacancy rate (percent) [9]3.8 ( X ) HOUSING TENURE Occupied housing units 7,987 100.0 Owner-occupied housing units 5,186 64.9 Population in owner-occupied housing units 12,126 ( X ) Average household size of owner-occupied units 2.34 ( X ) Renter-occupied housing units 2,801 35.1 Population in renter-occupied housing units 5,387 ( X ) Average household size of renter-occupied units 1.92 ( X ) X Not applicable. [1] Other Asian alone, or two or more Asian categories. [2] Other Pacific Islander alone, or two or more Native Hawaiian and Other Pacific Islander categories. [3] One of the four most commonly reported multiple-race combinations nationwide in Census 2000. [4] In combination with one or more of the other races listed. The six numbers may add to more than the total population, and the six percentages may add to more than 100 percent because individuals may report more than one race. [5] This category is composed of people whose origins are from the Dominican Republic, Spain, and Spanish-speaking Central or South 4 of 5 02/20/2015 American countries. It also includes general origin responses such as "Latino" or "Hispanic." [6] "Spouse" represents spouse of the householder. It does not reflect all spouses in a household. Responses of "same-sex spouse" were edited during processing to "unmarried partner." [7] "Family households" consist of a householder and one or more other people related to the householder by birth, marriage, or adoption. They do not include same-sex married couples even if the marriage was performed in a state issuing marriage certificates for same-sex couples. Same-sex couple households are included in the family households category if there is at least one additional person related to the householder by birth or adoption. Same-sex couple households with no relatives of the householder present are tabulated in nonfamily households. "Nonfamily households" consist of people living alone and households which do not have any members related to the householder. [8] The homeowner vacancy rate is the proportion of the homeowner inventory that is vacant "for sale." It is computed by dividing the total number of vacant units "for sale only" by the sum of owner-occupied units, vacant units that are "for sale only," and vacant units that have been sold but not yet occupied; and then multiplying by 100. [9] The rental vacancy rate is the proportion of the rental inventory that is vacant "for rent." It is computed by dividing the total number of vacant units "for rent" by the sum of the renter-occupied units, vacant units that are "for rent," and vacant units that have been rented but not yet occupied; and then multiplying by 100. Source: U.S. Census Bureau, 2010 Census.