ChooseME Total Proposal

CHOOSE PORTLAND, MAINE
LIFE IS GOOD
IN
PORTLAND
Within 50 Miles:
948,000 people
482,000 housing units
513,000 employees
43,000 businesses
Amazon is Good in Portland
My Map 10/18/17, 11(05 AM
My Map
Proposed
Site Location
City of South Portland, Esri, HERE, Garmin, USGS, NGA, EPA, USDA, NPS
Scarborough Downs
Falmouth
in the Town of
Westbrook
Scarborough, Maine
A Greenfield Site
Portland
South Portland
Within Greater Portland Metro Area

10-Minutes from
Scarborough Cape Elizabeth Downtown Portland
Greater Portland
Economic Development Corporation
Cape Elizabeth, Falmouth,
Site Location
Portland, Scarborough,
South Portland, and Westbrook
0 1 2 4 Miles
Montreal, Quebec
6.5 Hours
Halifax, Nova Scotia

8.5 Hours
East Coast
Manchester, NH
1.5 Hours
Scarborough/
Greater
Portland, ME
Orientation
Boston, MA
2 Hours
Providence, RI
2.5 Hours
New Haven, CT
3.5 Hours
New York, NY
5 Hours
Legend
Ponds
479 acres
Swamps
Single Ownership
Named Streams
Intermittent Streams
Railroad
Private Ownership
3,300 of frontage
Assessed Land Value: $6.3 Million
Direct Access to I-95
10 minute Drive to Downtown Portland
90 Minute Drive to Boston
Scarborough Downs
1: 36,112
Crossroads Planned Development
(CPD)
&
Haigis Parkway Zone
Both districts are consistent with

proposed uses.
Zoning
Zoning Ordinance Excerpt:
The purpose of the CPD is to allow a mix of uses, guided by design standards and a conceptual master plan, which
results in a vibrant center for development located in the heart of Scarborough.
Unique opportunity for town representatives to work cooperatively with the areas single land-owner
Allowing mixed use development to evolve, while ensuring open
space, preservation of natural
resources, an efficient land use pattern for pedestrian, bicycle and transit use, a coordinated
street plan and a cost effective extension of needed utilities.
Intended to promote a number of community places, where people can gather, meet and cross paths
Water/Sewer
Water lines are accessible
from all four sides of property
Sewer lines border property

on the East and South.
Natural Gas borders property

on the East.
Fiber Optic Network
The Site
Business Incentives
Employment Tax Increment Financing - Assists in the financing of business investment projects
that created least 5 net new, high quality jobs
Tax Credit Programs designed to encourage the growth of technology companies in the state
Business Equipment Tax Exemption provides a 100% property tax exemption for eligible
property, with no limit on the term of exemption
Credit for Educational Opportunity available to employers of college graduates who earn an
associate or bachelors degree from an accredited college or university and subsequently live
and work in Maine
Local Tax Increment Financing Programs which can reimburse property tax payments to a
company
Customized workforce training delivered through Maines Community College system with a
campus in South Portland, approximately 15 minutes from proposed development site.
Labor Supply:
Its all about the

people!
Key Facts
Within 50 miles of
proposed site
WAGE
Median Hourly Wage: $39.50
Software Developers:
Applications
RATES IN Mean Hourly Wage: $40.88
PORTLAND Annual Mean Wage: $85,020

WAGE Median Hourly Wage: $45.16
Software Developers,
Systems Software
RATES IN Mean Hourly Wage: $45.01

Management Occupations RATES IN Mean Hourly Wage: $49.29

Administrative Support RATES IN Mean Hourly Wage: $17.73

Source of Software Engineers
Recruitment Worldwide will be

necessary
Draw on Boston Market
Forge Partnerships with Local colleges
& Universities
Recruitment made easier because of
livability of Portland.
Higher
Education
University of Southern Maine
with Portland Location
Southern Maine Community College
Affordable & Customized Training for
your employees
Onsite classes - they come to you
Training that leads to college credit &
Degree attainment
Transportation
North Boston area is within 90
Minute drive of site
Drive time to Site

Portland Transportation Center
5 Trains Daily
Boston to Portland
Commuter pass: $319 a month
Concord Bus
Hourly departures from Boston 5:45
am to 11:25pm
LOCATED 10 MINUTES FROM
PROPOSED SITE
Named 2015s Best Airport in
North America
1,785,649 Passengers &

20 Million Pounds of Cargo in 2016
Six Airlines
City of Portland Owned & Operated
Portland Jetport
American Airlines
Delta Airlines
Elite Airlines
JetBlue Airways
Southwest Airlines
United Airlines
Non-Stop destinations
Eastern Trail Runs through
Scarborough
Part of the 2,900-mile East Coast
Greenway network of multi-modal
biking and walking paths from Maine
to Key West Florida.
Eastern Trail
Eimskip Cargo Shipping Routes:
Port of Portland - US Base of Operations
Weekly Container Service out of
Portlands International Marine Terminal
IN 2017
130 Cruise Ships will stop in Portland
117,525 Passengers
45,647 Crew
Cruise Ships
LIFE IN
GREATER PORTLAND
Safe Active
127.6/100K
Year Round Activities
violent crimes
Abundant natural resources
1,999.5/100K
Property Crimes
Delicious
Portland Known for
Award Winning Chefs
and Craft Beer
Prepared by the
Scarborough Economic Development Corporation
Karen Martin, Executive Director
207-883-4893
kmartin@sedcomaine.com
October 19, 2017
CHOOSE PORTLAND, ME
Meet Greater Portland
Just two hours north of Boston by car, Greater Portland is Maines largest metro area and a center of creativity
and entrepreneurship. We share Amazons passion for innovation and commitment to long-term thinking.
We share your focus on customer obsession rather than focussing on competition. In fact, you can say this
proposal reflects this operational norm. The City of Portland is the center of Greater Portland, but this proposal
identifies a site in the Town of Scarborough, Maine. Scarborough, along with five other communities
surrounding Portland are part of a regional organization that understands cooperation. If you choose the
Scarborough site, you are choosing Portland.
We are no doubt an underdog in this competition, but in the name of thinking big, we had to submit. We also
know that you can appreciate the overlapping talent markets that exist within the densely packed New England
region. For that reason, we have provided information that addresses the way people commute. Nearly a
million people live within 50 miles of the site, and we believe that Amazon will draw talent from Boston to the
Portland area with ease. Within a 100-mile radius, you will find 5.5 million people.
The Site
Weve identified a 479-acre parcel within the Town of Scarborough with the following characteristics:
479 acres
One owner
Private ownership
3,300 of road frontage
Direct access to I-95
10-minute drive to Downtown Portland
90-minute drive to Boston
Within 10 minutes of 4 beaches
Appropriately zoned - Crossroads Planned Development (CPD)
Water, Sewer & Natural Gas abut the property
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October 19, 2017
The Fiber Optic Network known as the 3-Ring Binder project runs along the southern most portion of the site.
Historically known as Scarborough Downs, this large parcel of land is the current home to a harness race track
which started in 1950. While the track is still in use, there is a new equitable owner in picture - Crossroads
Holding LLC, named after the zoning category developed specifically for this parcel. The principals of the
company welcome the opportunity to work with Amazon.
Because of its excellent access to I-95, the site is within Scarborough Downs Property in Portland, ME MSA
a comfortable driving distance of Boston north, as well

as all of mid-coast and Southern Maine. Just under 1
million folks live within a 50-mile radius of the site.
Just over 5.5 million people live and 3.2 million
people work within a 100-mile radius of the site.
Please see the video for maps of the area depicting
location, water and sewer lines as well as other
locational information
Incentives
Maine offers a host of incentives that would be
available to Amazon. Some of the incentives are by
1.1 0 0.57 1.1 Miles Disclaimer
This map is a user generated static output from the Town of Scarboro
WGS_1984_Web_Mercator_Auxiliary_Sphere internet mapping site (WebGIS) and is for reference only. Data layers
Town of Scarborough, Maine appear on this map may or may not be accurate, current, or otherwise reli
right, such as the Business Equipment Tax Exemption, which provides a 100% property tax exemption for
eligible property, with no limit on the term of exemption.
Other exemptions require a qualification process such as the States Employment Tax Increment Financing
program, which assists in the financing of business investment projects that create at least 5 net new, high
quality jobs. Its clear that Amazon would be creating high quality jobs, but this is an application process with
the state.
A newer program that we think would be an exceptional fit with Amazon is the Credit for Educational
Opportunity, which is available to employers of college graduates who earn an associate or bachelors degree
from an accredited college or university and subsequently live and work in Maine. This program assists in
paying student debt. Such a tool will be extremely helpful in the recruitment of talent.
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October 19, 2017
Our Community College system offers customized workforce training - delivered at your business site or on the
campus. The Southern Maine Community College is located in South Portland and is an easy commute of 20
minutes to the proposed site.
Lastly, we have local capacity for investing in companies. Through the Tax Increment Financing (TIF) program,
individual communities may invest in companies which advance the community's economic development
objectives. Under a contract with a company, a portion of the property taxes generated from the new
investment may be returned to company. TIF programs can run up to 30 years, and have no claw back
provisions at this time. These programs must be approved by the Town Council, which can take up to 6 weeks in
order to provide opportunity for public comment and to accommodate the Council schedule.
The Town of Scarborough currently has credit enhancement agreements with companies that invested in the
Town. These credit enhancement agreements specify the time and the percentage of property taxes returned
to the company. Currently our property tax rate is $16.49 per $1,000 of valuation.
As an example, if Amazon constructed a 500,000 square foot building, valued at $150/sq. foot, the resulting
property tax due to Scarborough would be $1,236,740 on an annual basis. With a TIF in place, some portion of
the taxes could be rebated. A typical scenario might be 50% over ten years, resulting in $6.2 million back to the
company.
We have to point out that Amazon is far from typical. The reality is if Amazon chooses this site, there will be a
partnership forged between the town and company, working together to meet the needs of both parties in the
future.
The Town Council and the Town Manager are excited to explore what can result from this partnership, since this
parcel is key to the future of Scarborough and the region. Rarely has a
community had the opportunity to work with a 500-acre parcel in the heart With Scarborough you will find
of the community. a progressive community
receptive to a transformative
project. We sincerely hope our
In recent weeks the Town has had the great fortune of engaging our proposal is strong enough to
residents in a community conversation regarding the future vision for our warrant further consideration
and open conversation.
community. Our process to engage community members in the update to
the comprehensive plan involved a four-day intensive program dubbed Tom Hall,
Scarborough Town Manager
Planapalooza. This charrette was designed to be visionary with an
emphasis on thinking big. Through this process, one of the themes that
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October 19, 2017
consistently resonated with community members was the incredible development opportunity with the
Scarborough Downs (aka Crossroads) property.
With the backdrop of widespread excitement regarding the development opportunity and the willingness to
dream and think big, the Amazon HQ2 RFP couldnt have been better timed, says Tom Hall, Scarborough Town
Manager. With Scarborough you will find a progressive community receptive to a transformative project. We
sincerely hope our proposal is strong enough to warrant further consideration and open conversation.
Talent Recruitment and Wage Rates
Finding talent is the mantra of companies everywhere in the US. We cant hide the fact that Maine has a very
low unemployment rate - under 4%. What we can say is that the Quality of Life in Portland plays well in the
talent recruitment effort.
The good news is that Portland can draw from the Boston talent market. Below are two info graphics which
show population and employment within 50 miles of the site and 100 miles.
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Key Facts: 100-Mile Radius of Site
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Key Facts: 50-Mile Radius of Site
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October 19, 2017
The City of Portland has an international reputation for its culinary and craft beer industrial cluster. The Federal
Government designated the Portland region as a food production hub through the Investing in Manufacturing
Communities Partnership. Portland was one of the original 12 communities to received the designation in
2014, and the only community among the 12 to be designated for their food cluster. The designation
recognized the developing entrepreneurial eco system supporting food production businesses in the area.
Portland is also known for its creative culture. The City fosters the continued development of cultural institutions
that are central to Portlands identity, economy and community.
The City and region also understand that attracting talent to the area is critical. The organization Creative
Portland serves as a talent attraction organization by promoting connectivity - engaging new residents and
connecting them with the community.
The following table reflects wage rates in the Portland Market
Portland - South Portland MSA

Prevailing Wage Rates
Median Hourly Mean Hourly

Occupation Title Annual Mean Wage
Wage Wage
Management Occupations $43.25 $49.29 $102,520
Accountants and Auditors $29.93 $33.52 $69,720
Computer and Mathematical Occupations $35.35 $37.67 $78,350
Computer Systems Analysts $40.29 $40.80 $84,870
Computer Programmers $34.23 $34.03 $70,780
Software Developers, Applications $39.50 $40.88 $85,020
Software Developers, Systems Software $45.16 $45.01 $93,610
Web Developers $32.68 $33.93 $70,570
Database Administrators $31.42 $34.73 $72,230
Network and Computer Systems Administrators $32.53 $35.20 $73,220
Computer Network Architects $46.19 $48.71 $101,310
Computer User Support Specialists $23.97 $26.17 $54,440
Computer Network Support Specialists $27.25 $30.07 $62,550
Computer Occupations, All Other $34.28 $36.12 $75,130
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October 19, 2017
Legal Occupations $30.38 $42.50 $88,400
Lawyers $44.76 $56.54 $117,590
Paralegals and Legal Assistants $23.09 $23.34 $48,540
Office and Administrative Support Occupations $16.96 $17.73 $36,880
First-Line Supervisors of Office and Administrative

$24.97 $24.96 $51,920
Support Workers
Switchboard Operators, Including Answering
$13.05 $13.22 $27,500
Service
Bill and Account Collectors $18.36 $18.91 $39,330
Billing and Posting Clerks $17.74 $18.06 $37,560
Bookkeeping, Accounting, and Auditing Clerks $18.64 $19.07 $39,670
Payroll and Timekeeping Clerks $19.88 $19.93 $41,460
Procurement Clerks $17.17 $17.37 $36,120
Legal Secretaries $19.03 $20.16 $41,940
Medical Secretaries $16.72 $16.65 $34,640
Secretaries and Administrative Assistants, Except

$17.50 $17.67 $36,750
Legal, Medical, and Executive
Computer Operators $26.71 $24.54 $51,050
Data Entry Keyers $15.26 $15.25 $31,720
Word Processors and Typists $18.83 $18.76 $39,020
Desktop Publishers $15.93 $15.25 $31,710
Architecture and Engineering Occupations $34.13 $36.90 $76,760
Transportation
The Scarborough Downs/Crossroads site has access to I-95 from 2 sides of the property. I-95 is the main
transportation corridor serving Northern New England.
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October 19, 2017
Traffic Signals
Legend
Traffic Signals
EAGLE EPAC 300
NAZTEC
OTHER
Roads - Federal Function

Toll Highway
State Road Inside Compact Area
State Road Rural Area
Town Road
Private Road
Roads
MTA
MTA
MDOT
PUBLIC
PENDING PUBLIC; PRIVATE; PRV DRVWY
CEMETERY; NOT YET BUILT; PAPER; TRAI
Railroad
1: 36,112
Notes
1.1 0 0.57 1.1 Miles Disclaimer

This map is a user generated static output from the Town of Scarborough
WGS_1984_Web_Mercator_Auxiliary_Sphere internet mapping site (WebGIS) and is for reference only. Data layers that
Town of Scarborough, Maine appear on this map may or may not be accurate, current, or otherwise reliable. 10/17/2017
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October 19, 2017
Drive time maps result in the following commute patterns:
Travel to and from the Boston area is supported by Amtraks Downeaster train route, providing 5 daily round
trips. The train route, is just over two hours, providing multiple stops in Northern Boston suburbs. The cost of
an unlimited travel pass on the Downeaster is $319/month.
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October 19, 2017
The Concord Bus line runs hourly departures from Boston to Portland from 5:45 am to 11:25pm. Both the
Concord Bus and the Downeaster arrive at the Portland Transportation Center. There is currently no direct bus
service that would bring commuters to the site from the Portland Transportation Center. As demand develops,
new service routes will be developed.
The Portland Jetport serves the Southern Maine Region with direct air service to a number of markets, including
Chicago, Atlanta, Charlotte, Washington, DC. and New York. Currently six airlines fly out of Portland: American,
Delta, Elite, JetBlue, Southwest and United. The City of Portland owns and operates the airport and has just
finished a significant investment in the facility. Travel time to the Portland Jetport from Scarborough Downs is
15 minutes or less.
The Eastern Trail serves as multimodal trail, pedestrian and bicycle path serving Southern Maine communities.
It is part of the 2,900-mile East Coast Greenway project which will create biking and walking paths from Maine
to Key West Florida. The trail runs through Portland and will serve commuters.
Eimskip, a leading transportation company, maintains its US operations at the Port of Portland. They provide
weekly Container Service out of Portlands International Marine Terminal.
Finally, Portland now hosts 130 Cruise Ships, bringing some 118,000 passengers to downtown. The cruise ship
business confirms Portlands growing reputation as a great city to visit and experience.
Higher Education
Greater Portland has an abundance of higher educational opportunities.
The University of Southern Maine with a campus in Portland provides 47 majors and 21 different graduate
programs. Degree programs important to Amazon include the following:
Communication (BS)
Computer Science (BS) Courses available in areas of database, graphics, artificial intelligence, robotics,
operating systems & computer networks
Electrical Engineering (BS)
Engineering (transfer program)
Mechanical Engineering (BS)
Mathematics (BS)
Technology (Applied Technical Leadership, Cyber Security, Information Technology, Technology Management)
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October 19, 2017
Colby College offers an Academic Program in Computer Science. The Colby Davis Science Center features a state-
of-the-art robotics lab that supports the departments focus on how computers interact with the rest of the world.
The 36,400-square-foot building opened in 2014 and includes a robotics laboratory, a behavioral neuroscience
research suite, and shared classrooms and computer labs.
Bates College offers a new Digital and Computational Studies (DCS).
Southern Maine Community College has a wide selection of Business & Information Technology degree
programs that provide knowledge, skills and certifications in a variety of business- and technology-related
fields. Their programs prepare students for successful careers or continued study utilizing both technological
skills and creative talents.
Degrees:
Business Administration
Business Administration Online
Communications & New Media
Computer Science
CyberSecurity
Hospitality Management
Information Technology
Life in Greater Portland

The proposed site for Amazon HQ2 is within 10-minutes of four public beaches, all within the Town of
Scarborough. Scarborough sits at the head of Saco Bay, which has the longest stretch of sand beach in Maine.
Scarboroughs coastline is over eight miles long.
The Spurwink, Libby, Nonesuch, Dunstan, and Scarborough rivers provide wildlife habitat, fertile soils and clean
water. Four of these rivers create the Scarborough Marsh. Running for 20 miles through almost the entire
length of town, the Nonesuch River is the largest source of fresh water for the Scarborough Marsh. Its corridor is
a conservation priority.
The Scarborough Marsh is the largest salt water marsh in the State and is the center of pride for the community.
The 3,200 acre marsh is owned by the State of Maine and is a wildlife management area overseen by the
Department of Inland Fisheries and Wildlife. The Scarborough Marsh is home to a multitude of bird species and
attracts visitors from all over the world.
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October 19, 2017
The City of Portland is the regions cultural center. Portland offers more than 2,000 arts events each year with
more than half of the events free. The city was named one of the top 25 art destination cities in the country by
American Style Magazine.
Sports enthusiasts will be pleased by the citys Portland Sea Dogs, a double A affiliate program of the Boston
Redsox.
And, have we mentioned the craft beer? In 2016, an international travel website named Portland number 1 on
the list of top cities in world for craft beer.
Bon Appetit named Portland Americas Foodiest small town, the New York Times called Portland one of the
best places" to eat in the Northeast.
Housing in Greater Portland

The median price of a home in Cumberland County, which includes Portland and Scarborough was $288,450 in
August of 2017. If you are looking for a home in any of the coastal communities, that sales price will go up. The
median sales price of a home in Scarborough was $404,000 in August 2017.
Rental housing has been tight in the Portland area, but units under construction should ease the tension in the
market. Scarborough alone has some 800 potential new units that could be developed in the next year or so.
Across from the site, a new 288-unit luxury rental unit complex is under development which includes
everything from granite counters to dog washing stations!
The Greater Portland area enjoys a reputation for being safe - the violent crime rate is 127.6/100,000 people.
The property crime rate is 1,999.5/100,000 people.
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Community Profile
Scarborough Downs Prepared by SEDCO
61-83 Haigis Pkwy, Scarborough, Maine, 04074 Latitude: 43.59796
Rings: 25, 50, 100 mile radii Longitude: -70.36070
25 miles 50 miles 100 miles
Population Summary
2000 Total Population 348,913 849,891 5,020,437
2017 Group Quarters 10,111 27,092 187,950
2017-2022 Annual Rate 0.73% 0.58% 0.69%
2017 Total Daytime Population 402,447 934,570 5,644,458
Workers 228,723 497,584 3,064,138
Residents 173,724 436,986 2,580,320
Household Summary
2000 Households 142,062 341,882 1,965,390
2000 Average Household Size 2.40 2.42 2.47
2010 Households 153,812 372,782 2,081,595
2017 Households 162,850 391,017 2,180,541
2022 Households 169,122 403,209 2,256,262
2017-2022 Annual Rate 0.76% 0.62% 0.69%
2010 Families 94,481 235,332 1,285,699
2010 Average Family Size 2.90 2.88 3.02
2017 Families 98,640 243,600 1,334,484
2022 Families 101,818 249,729 1,375,107
2017-2022 Annual Rate 0.64% 0.50% 0.60%
Housing Unit Summary
2000 Housing Units 163,458 409,208 2,167,153
Owner Occupied Housing Units 58.3% 57.6% 55.7%
Renter Occupied Housing Units 28.6% 25.9% 34.9%
Vacant Housing Units 13.1% 16.5% 9.3%
2010 Housing Units 183,075 459,771 2,361,730
2017 Housing Units 193,946 482,295 2,473,171
2022 Housing Units 201,486 498,976 2,561,415
Median Household Income
2017 $61,600 $59,980 $68,654
2022 $72,224 $69,077 $77,680
Median Home Value
2017 $260,638 $243,172 $332,261
2022 $284,635 $270,943 $367,244
Per Capita Income
2017 $34,688 $33,615 $39,310
2022 $40,229 $38,880 $44,704
Median Age
2010 41.2 41.6 39.1
2017 42.9 43.3 40.2
2022 43.7 44.2 41.0
Data Note: Household population includes persons not residing in group quarters. Average Household Size is the household population divided by total households.
Persons in families include the householder and persons related to the householder by birth, marriage, or adoption. Per Capita Income represents the income received by
all persons aged 15 years and over divided by the total population.
Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2017 and 2022 Esri converted Census 2000 data into 2010 geography.
October 18, 2017
2017 Esri Page 1 of 7

Community Profile
2017 Households by Income
Household Income Base 162,848 391,015 2,180,503
<$15,000 10.1% 9.8% 10.3%
$15,000 - $24,999 8.6% 9.1% 7.9%
$25,000 - $34,999 8.6% 9.0% 7.8%
$35,000 - $49,999 11.9% 12.4% 10.7%
$50,000 - $74,999 19.1% 19.5% 16.5%
$75,000 - $99,999 15.1% 14.5% 12.8%
$100,000 - $149,999 15.2% 15.1% 16.5%
$150,000 - $199,999 5.7% 5.6% 7.9%
$200,000+ 5.6% 5.1% 9.6%
Average Household Income $82,476 $80,359 $97,859
2022 Households by Income
Household Income Base 169,120 403,207 2,256,224
<$15,000 7.4% 7.9% 9.7%
$15,000 - $24,999 6.3% 7.3% 7.1%
$25,000 - $34,999 6.3% 7.1% 6.7%
$35,000 - $49,999 9.9% 10.5% 9.3%
$50,000 - $74,999 21.8% 20.9% 15.4%
$75,000 - $99,999 17.8% 16.4% 13.1%
$100,000 - $149,999 17.5% 17.4% 18.2%
$150,000 - $199,999 6.6% 6.6% 9.3%
$200,000+ 6.3% 6.0% 11.3%
Average Household Income $95,694 $92,988 $111,567
2017 Owner Occupied Housing Units by Value
Total 105,833 264,522 1,312,589
<$50,000 2.4% 3.7% 2.7%
$50,000 - $99,999 2.9% 5.2% 3.7%
$100,000 - $149,999 6.1% 9.3% 6.0%
$150,000 - $199,999 16.1% 17.1% 9.8%
$200,000 - $249,999 19.3% 17.0% 11.0%
$250,000 - $299,999 15.2% 13.5% 10.9%
$300,000 - $399,999 16.3% 14.8% 18.5%
$400,000 - $499,999 9.5% 8.3% 13.1%
$500,000 - $749,999 8.3% 7.0% 14.0%
$750,000 - $999,999 2.3% 2.3% 5.6%
$1,000,000 + 1.7% 1.7% 4.7%
Average Home Value $316,582 $296,390 $402,131
2022 Owner Occupied Housing Units by Value
Total 110,026 272,832 1,355,299
<$50,000 1.3% 2.3% 1.7%
$50,000 - $99,999 1.5% 3.4% 2.6%
$100,000 - $149,999 3.3% 6.3% 4.4%
$150,000 - $199,999 9.5% 12.3% 7.9%
$200,000 - $249,999 22.2% 19.1% 10.7%
$250,000 - $299,999 17.6% 15.6% 10.5%
$300,000 - $399,999 19.2% 17.5% 18.1%
$400,000 - $499,999 11.0% 10.1% 14.0%
$500,000 - $749,999 9.8% 8.7% 16.4%
$750,000 - $999,999 2.6% 2.7% 7.3%
$1,000,000 + 2.0% 1.9% 6.4%
Average Home Value $346,257 $327,285 $447,325
Data Note: Income represents the preceding year, expressed in current dollars. Household income includes wage and salary earnings, interest dividends, net rents,
pensions, SSI and welfare payments, child support, and alimony.
October 18, 2017

Community Profile
2010 Population by Age
Total 370,746 904,903 5,229,167
0-4 5.3% 5.3% 5.5%
5-9 5.8% 5.7% 5.7%
10 - 14 6.1% 6.1% 6.0%
15 - 24 12.6% 13.0% 14.2%
25 - 34 12.0% 11.4% 13.4%
35 - 44 13.8% 13.4% 13.5%
45 - 54 16.5% 16.6% 15.7%
55 - 64 13.6% 13.8% 12.6%
65 - 74 7.4% 7.8% 7.1%
75 - 84 4.7% 4.8% 4.4%
85 + 2.2% 2.1% 2.0%
18 + 78.9% 79.0% 79.0%
Total 391,572 947,559 5,504,419
0-4 4.7% 4.8% 5.0%
5-9 5.2% 5.3% 5.3%
10 - 14 5.7% 5.7% 5.7%
15 - 24 12.3% 12.5% 13.6%
25 - 34 12.4% 11.8% 13.9%
35 - 44 12.3% 12.0% 12.3%
45 - 54 14.6% 14.5% 13.8%
55 - 64 15.2% 15.4% 14.0%
65 - 74 10.3% 10.7% 9.5%
75 - 84 4.9% 5.0% 4.6%
85 + 2.5% 2.3% 2.3%
18 + 80.9% 80.8% 80.6%
Total 406,040 975,454 5,697,964
0-4 4.7% 4.7% 4.9%
5-9 4.9% 4.9% 5.0%
10 - 14 5.4% 5.5% 5.4%
15 - 24 11.6% 12.0% 12.8%
25 - 34 12.8% 11.8% 14.2%
35 - 44 12.2% 12.1% 12.7%
45 - 54 13.0% 12.8% 12.5%
55 - 64 14.9% 15.2% 13.8%
65 - 74 12.1% 12.5% 10.9%
75 - 84 6.0% 6.1% 5.5%
85 + 2.5% 2.4% 2.3%
18 + 81.7% 81.5% 81.4%
2010 Population by Sex
Males 179,900 441,420 2,542,821
Females 190,847 463,482 2,686,346
Males 190,586 463,685 2,685,187
Females 200,987 483,874 2,819,232
Males 198,187 478,894 2,787,995
Females 207,852 496,557 2,909,969
October 18, 2017

Community Profile
2010 Population by Race/Ethnicity
Total 370,748 904,902 5,229,167
White Alone 93.7% 94.4% 83.2%
Black Alone 1.9% 1.6% 5.3%
American Indian Alone 0.3% 0.3% 0.3%
Asian Alone 1.8% 1.6% 5.4%
Pacific Islander Alone 0.0% 0.0% 0.0%
Some Other Race Alone 0.5% 0.4% 3.5%
Two or More Races 1.7% 1.7% 2.3%
Hispanic Origin 1.6% 1.5% 7.6%
Diversity Index 14.8 13.4 40.1
Total 391,575 947,559 5,504,419
White Alone 92.6% 93.3% 80.1%
Black Alone 2.3% 1.8% 5.8%
Asian Alone 2.1% 1.9% 6.7%
Total 406,041 975,451 5,697,964
White Alone 91.5% 92.4% 77.7%
Black Alone 2.7% 2.1% 6.1%
Asian Alone 2.4% 2.2% 7.7%
2010 Population by Relationship and Household Type
Total 370,747 904,902 5,229,167
In Households 97.3% 97.2% 96.6%
In Family Households 76.3% 77.4% 76.4%
Householder 25.5% 26.0% 24.6%
Spouse 19.7% 20.2% 18.4%
Child 26.4% 26.5% 27.7%
Other relative 2.4% 2.3% 3.4%
Nonrelative 2.4% 2.5% 2.2%
In Nonfamily Households 21.0% 19.8% 20.2%
In Group Quarters 2.7% 2.8% 3.4%
Institutionalized Population 1.1% 0.8% 0.9%
Noninstitutionalized Population 1.6% 2.0% 2.5%
Data Note: Persons of Hispanic Origin may be of any race. The Diversity Index measures the probability that two people from the same area will be from different
race/ethnic groups.
October 18, 2017

Community Profile
2017 Population 25+ by Educational Attainment
Total 282,369 679,470 3,875,286
Less than 9th Grade 2.3% 2.2% 3.6%
9th - 12th Grade, No Diploma 4.1% 4.7% 4.8%
High School Graduate 22.1% 23.8% 22.1%
GED/Alternative Credential 4.3% 4.7% 3.4%
Some College, No Degree 17.3% 18.6% 16.1%
Associate Degree 9.8% 9.7% 7.8%
Bachelor's Degree 25.8% 23.0% 23.5%
Graduate/Professional Degree 14.3% 13.3% 18.7%
2017 Population 15+ by Marital Status
Total 330,370 798,385 4,624,518
Never Married 31.6% 30.3% 36.4%
Married 49.4% 50.5% 47.6%
Widowed 5.9% 5.9% 5.4%
Divorced 13.1% 13.3% 10.6%
2017 Civilian Population 16+ in Labor Force
Civilian Employed 98.0% 97.2% 95.6%
Civilian Unemployed (Unemployment Rate) 2.0% 2.8% 4.4%
2017 Employed Population 16+ by Industry
Total 220,952 517,230 2,966,373
Agriculture/Mining 1.1% 1.3% 0.8%
Construction 5.5% 6.4% 5.4%
Manufacturing 9.2% 10.2% 9.4%
Wholesale Trade 2.3% 2.3% 2.1%
Retail Trade 12.0% 12.6% 10.2%
Transportation/Utilities 3.4% 3.6% 3.6%
Information 2.0% 1.8% 2.1%
Finance/Insurance/Real Estate 9.2% 7.6% 7.4%
Services 52.5% 51.0% 55.7%
Public Administration 2.8% 3.3% 3.4%
2017 Employed Population 16+ by Occupation
Total 220,951 517,232 2,966,373
White Collar 65.7% 63.0% 66.6%
Management/Business/Financial 16.7% 15.2% 17.2%
Professional 25.0% 23.6% 27.3%
Sales 10.7% 10.9% 9.7%
Administrative Support 13.3% 13.3% 12.5%
Services 17.9% 17.8% 17.3%
Blue Collar 16.4% 19.2% 16.1%
Farming/Forestry/Fishing 0.7% 0.9% 0.5%
Construction/Extraction 3.9% 4.8% 4.4%
Installation/Maintenance/Repair 2.7% 3.2% 2.5%
Production 4.5% 5.1% 4.2%
Transportation/Material Moving 4.6% 5.1% 4.5%
2010 Population By Urban/ Rural Status
Total Population 370,747 904,902 5,229,167
Population Inside Urbanized Area 55.0% 45.6% 72.9%
Population Inside Urbanized Cluster 5.8% 7.0% 5.3%
Rural Population 39.2% 47.4% 21.7%
October 18, 2017

Community Profile
2010 Households by Type
Total 153,812 372,783 2,081,595
Households with 1 Person 28.8% 27.8% 28.9%
Households with 2+ People 71.2% 72.2% 71.1%
Family Households 61.4% 63.1% 61.8%
Husband-wife Families 47.4% 48.9% 46.3%
With Related Children 19.2% 19.0% 19.8%
Other Family (No Spouse Present) 14.0% 14.2% 15.5%
Other Family with Male Householder 4.1% 4.3% 4.2%
Other Family with Female Householder 9.9% 9.9% 11.3%
Nonfamily Households 9.8% 9.0% 9.3%
All Households with Children 28.7% 28.8% 29.5%
Multigenerational Households 2.3% 2.3% 3.1%

Unmarried Partner Households 9.1% 9.1% 7.7%
Male-female 7.8% 8.0% 6.6%
Same-sex 1.2% 1.1% 1.1%
2010 Households by Size
Total 153,814 372,781 2,081,595
1 Person Household 28.8% 27.8% 28.9%
7 + Person Household 0.7% 0.7% 1.0%
2010 Households by Tenure and Mortgage Status
Total 153,812 372,782 2,081,595
Owner Occupied 67.4% 69.9% 62.3%
Owned with a Mortgage/Loan 50.2% 50.1% 45.5%
Owned Free and Clear 17.2% 19.8% 16.9%
Renter Occupied 32.6% 30.1% 37.7%
2010 Housing Units By Urban/ Rural Status
Total Housing Units 183,075 459,771 2,361,730
Housing Units Inside Urbanized Area 53.7% 42.4% 68.8%
Housing Units Inside Urbanized Cluster 6.3% 7.0% 5.7%
Rural Housing Units 40.0% 50.6% 25.5%
Data Note: Households with children include any households with people under age 18, related or not. Multigenerational households are families with 3 or more
parent-child relationships. Unmarried partner households are usually classified as nonfamily households unless there is another member of the household related to the
householder. Multigenerational and unmarried partner households are reported only to the tract level. Esri estimated block group data, which is used to estimate
polygons or non-standard geography.
October 18, 2017

Community Profile
Top 3 Tapestry Segments
1. In Style (5B) The Great Outdoors (6C) City Lights (8A)
2. Green Acres (6A) Green Acres (6A) The Great Outdoors (6C)
3. Parks and Rec (5C) In Style (5B) Pleasantville (2B)
2017 Consumer Spending
Apparel & Services: Total $ $356,775,880 $826,962,312 $5,698,546,944
Average Spent $2,190.83 $2,114.90 $2,613.36
Spending Potential Index 101 98 121
Education: Total $ $245,883,527 $555,618,984 $4,174,909,821
Average Spent $1,509.88 $1,420.96 $1,914.62
Entertainment/Recreation: Total $ $519,373,716 $1,226,639,596 $8,137,772,335
Average Spent $3,189.28 $3,137.05 $3,732.00
Food at Home: Total $ $829,733,926 $1,961,740,109 $13,022,039,550
Average Spent $5,095.08 $5,017.02 $5,971.93
Food Away from Home: Total $ $553,049,468 $1,289,000,217 $8,679,059,003
Average Spent $3,396.07 $3,296.53 $3,980.23
Health Care: Total $ $930,435,511 $2,232,792,163 $14,276,825,327
Average Spent $5,713.45 $5,710.22 $6,547.38
HH Furnishings & Equipment: Total $ $323,895,637 $761,885,357 $5,004,825,669
Average Spent $1,988.92 $1,948.47 $2,295.22
Personal Care Products & Services: Total $ $133,075,186 $310,730,678 $2,092,546,736
Average Spent $817.16 $794.67 $959.65
Shelter: Total $ $2,711,940,308 $6,265,154,518 $44,034,886,266
Average Spent $16,653.00 $16,022.72 $20,194.48
Support Payments/Cash Contributions/Gifts in Kind: Total $ $390,924,138 $924,814,097 $6,024,408,249
Average Spent $2,400.52 $2,365.15 $2,762.80
Travel: Total $ $348,931,549 $812,651,525 $5,587,972,966
Average Spent $2,142.66 $2,078.30 $2,562.65
Vehicle Maintenance & Repairs: Total $ $178,088,049 $423,074,898 $2,754,667,393
Average Spent $1,093.57 $1,081.99 $1,263.30
Data Note: Consumer spending shows the amount spent on a variety of goods and services by households that reside in the area. Expenditures are shown by broad
budget categories that are not mutually exclusive. Consumer spending does not equal business revenue. Total and Average Amount Spent Per Household represent
annual figures. The Spending Potential Index represents the amount spent in the area relative to a national average of 100.
Source: Consumer Spending data are derived from the 2013 and 2014 Consumer Expenditure Surveys, Bureau of Labor Statistics. Esri.
October 18, 2017

Business Summary
Data for all businesses in area 25 miles 50 miles 100 miles
Total Businesses: 18,617 42,758 235,810
Total Employees: 236,767 512,777 3,221,507
Total Residential Population: 391,573 947,559 5,504,419
Employee/Residential Population Ratio (per 100 Residents) 60 54 59
Businesses Employees Businesses Employees Businesses Employees
by SIC Codes Number Percent Number Percent Number Percent Number Percent Number Percent Number Percent
Agriculture & Mining 433 2.3% 3,091 1.3% 1,065 2.5% 6,560 1.3% 4,790 2.0% 30,587 0.9%
Construction 1,417 7.6% 8,620 3.6% 3,350 7.8% 19,340 3.8% 16,890 7.2% 107,413 3.3%
Manufacturing 585 3.1% 15,532 6.6% 1,458 3.4% 40,268 7.9% 8,241 3.5% 242,698 7.5%
Transportation 465 2.5% 6,754 2.9% 1,194 2.8% 13,473 2.6% 6,046 2.6% 85,055 2.6%
Communication 147 0.8% 2,864 1.2% 312 0.7% 5,555 1.1% 2,036 0.9% 28,998 0.9%
Utility 82 0.4% 1,491 0.6% 214 0.5% 3,007 0.6% 937 0.4% 20,395 0.6%
Wholesale Trade 705 3.8% 12,647 5.3% 1,543 3.6% 23,047 4.5% 8,172 3.5% 127,042 3.9%
Retail Trade Summary 3,928 21.1% 50,304 21.2% 9,334 21.8% 116,900 22.8% 46,178 19.6% 587,248 18.2%
Home Improvement 237 1.3% 3,631 1.5% 589 1.4% 8,577 1.7% 2,590 1.1% 39,192 1.2%
General Merchandise Stores 106 0.6% 4,181 1.8% 291 0.7% 10,790 2.1% 1,380 0.6% 47,050 1.5%
Food Stores 492 2.6% 9,309 3.9% 1,135 2.7% 20,456 4.0% 6,017 2.6% 101,762 3.2%
Auto Dealers, Gas Stations, Auto Aftermarket 389 2.1% 4,177 1.8% 1,066 2.5% 11,585 2.3% 4,509 1.9% 49,712 1.5%
Apparel & Accessory Stores 224 1.2% 1,904 0.8% 509 1.2% 4,496 0.9% 2,946 1.2% 28,384 0.9%
Furniture & Home Furnishings 300 1.6% 1,965 0.8% 697 1.6% 4,674 0.9% 3,622 1.5% 26,708 0.8%
Eating & Drinking Places 1,086 5.8% 16,056 6.8% 2,411 5.6% 36,140 7.0% 12,906 5.5% 187,122 5.8%
Miscellaneous Retail 1,093 5.9% 9,081 3.8% 2,637 6.2% 20,182 3.9% 12,208 5.2% 107,318 3.3%
Finance, Insurance, Real Estate Summary 1,701 9.1% 18,685 7.9% 3,501 8.2% 33,569 6.5% 21,737 9.2% 265,053 8.2%
Banks, Savings & Lending Institutions 303 1.6% 3,423 1.4% 645 1.5% 7,323 1.4% 3,562 1.5% 46,251 1.4%
Securities Brokers 214 1.1% 1,186 0.5% 468 1.1% 2,844 0.6% 3,212 1.4% 66,173 2.1%
Insurance Carriers & Agents 349 1.9% 8,608 3.6% 684 1.6% 12,324 2.4% 3,538 1.5% 61,441 1.9%
Real Estate, Holding, Other Investment Offices 835 4.5% 5,468 2.3% 1,704 4.0% 11,077 2.2% 11,425 4.8% 91,188 2.8%
Services Summary 7,470 40.1% 100,599 42.5% 16,834 39.4% 219,692 42.8% 96,624 41.0% 1,530,323 47.5%
Hotels & Lodging 369 2.0% 5,842 2.5% 941 2.2% 15,954 3.1% 2,720 1.2% 68,056 2.1%
Automotive Services 549 2.9% 3,410 1.4% 1,316 3.1% 6,633 1.3% 6,865 2.9% 35,355 1.1%
Motion Pictures & Amusements 502 2.7% 4,384 1.9% 1,171 2.7% 10,434 2.0% 6,268 2.7% 62,728 1.9%
Health Services 1,090 5.9% 28,589 12.1% 2,368 5.5% 57,604 11.2% 12,560 5.3% 413,088 12.8%
Legal Services 319 1.7% 2,941 1.2% 637 1.5% 4,592 0.9% 5,150 2.2% 48,556 1.5%
Education Institutions & Libraries 476 2.6% 15,673 6.6% 1,211 2.8% 43,404 8.5% 6,665 2.8% 292,769 9.1%
Other Services 4,166 22.4% 39,760 16.8% 9,191 21.5% 81,073 15.8% 56,396 23.9% 609,771 18.9%
Government 774 4.2% 15,249 6.4% 1,965 4.6% 29,785 5.8% 9,334 4.0% 182,087 5.7%
Unclassified Establishments 910 4.9% 930 0.4% 1,987 4.6% 1,581 0.3% 14,825 6.3% 14,608 0.5%
Totals 18,617 100.0% 236,767 100.0% 42,758 100.0% 512,777 100.0% 235,810 100.0% 3,221,507 100.0%
Source: Copyright 2017 Infogroup, Inc. All rights reserved. Esri Total Residential Population forecasts for 2017.
Date Note: Data on the Business Summary report is calculated Esris Data allocation which uses census block groups to allocate business summary data to custom areas.
October 18, 2017

Business Summary
Businesses Employees Businesses Employees Businesses Employees
by NAICS Codes Number Percent Number Percent Number Percent Number Percent Number Percent Number Percent
Agriculture, Forestry, Fishing & Hunting 109 0.6% 557 0.2% 288 0.7% 1,433 0.3% 1,021 0.4% 5,039 0.2%
Mining 7 0.0% 230 0.1% 24 0.1% 349 0.1% 140 0.1% 1,962 0.1%
Utilities 40 0.2% 681 0.3% 118 0.3% 1,679 0.3% 505 0.2% 15,380 0.5%
Construction 1,539 8.3% 9,380 4.0% 3,607 8.4% 20,994 4.1% 18,273 7.7% 119,556 3.7%
Manufacturing 609 3.3% 13,715 5.8% 1,503 3.5% 37,690 7.4% 8,287 3.5% 226,207 7.0%
Wholesale Trade 686 3.7% 12,556 5.3% 1,495 3.5% 22,186 4.3% 7,946 3.4% 124,969 3.9%
Retail Trade 2,679 14.4% 32,869 13.9% 6,571 15.4% 77,489 15.1% 31,336 13.3% 380,275 11.8%
Motor Vehicle & Parts Dealers 308 1.7% 3,677 1.6% 849 2.0% 10,035 2.0% 3,334 1.4% 42,753 1.3%
Furniture & Home Furnishings Stores 147 0.8% 956 0.4% 341 0.8% 2,076 0.4% 1,637 0.7% 10,620 0.3%
Electronics & Appliance Stores 113 0.6% 961 0.4% 264 0.6% 2,403 0.5% 1,574 0.7% 15,179 0.5%
Bldg Material & Garden Equipment & Supplies Dealers 232 1.2% 3,612 1.5% 576 1.3% 8,530 1.7% 2,556 1.1% 39,025 1.2%
Food & Beverage Stores 352 1.9% 7,840 3.3% 840 2.0% 17,084 3.3% 4,809 2.0% 86,039 2.7%
Health & Personal Care Stores 197 1.1% 2,064 0.9% 468 1.1% 4,350 0.8% 2,379 1.0% 28,606 0.9%
Gasoline Stations 81 0.4% 500 0.2% 217 0.5% 1,549 0.3% 1,175 0.5% 6,959 0.2%
Clothing & Clothing Accessories Stores 278 1.5% 2,267 1.0% 646 1.5% 5,232 1.0% 3,781 1.6% 34,061 1.1%
Sport Goods, Hobby, Book, & Music Stores 215 1.2% 3,009 1.3% 538 1.3% 7,037 1.4% 2,312 1.0% 21,453 0.7%
General Merchandise Stores 106 0.6% 4,181 1.8% 291 0.7% 10,790 2.1% 1,380 0.6% 47,050 1.5%
Miscellaneous Store Retailers 515 2.8% 3,325 1.4% 1,234 2.9% 7,370 1.4% 5,261 2.2% 31,839 1.0%
Nonstore Retailers 135 0.7% 476 0.2% 308 0.7% 1,030 0.2% 1,138 0.5% 16,691 0.5%
Transportation & Warehousing 347 1.9% 6,093 2.6% 875 2.0% 11,827 2.3% 4,477 1.9% 71,523 2.2%
Information 424 2.3% 7,396 3.1% 947 2.2% 14,331 2.8% 6,919 2.9% 113,304 3.5%
Finance & Insurance 887 4.8% 13,374 5.6% 1,840 4.3% 22,744 4.4% 10,697 4.5% 179,860 5.6%
Central Bank/Credit Intermediation & Related Activities 312 1.7% 3,435 1.5% 665 1.6% 7,365 1.4% 3,601 1.5% 46,318 1.4%
Securities, Commodity Contracts & Other Financial Investments 225 1.2% 1,326 0.6% 489 1.1% 3,013 0.6% 3,506 1.5% 71,036 2.2%
Insurance Carriers & Related Activities; Funds, Trusts & Other 350 1.9% 8,613 3.6% 686 1.6% 12,366 2.4% 3,590 1.5% 62,506 1.9%
Real Estate, Rental & Leasing 866 4.7% 5,690 2.4% 1,939 4.5% 11,518 2.2% 12,269 5.2% 81,912 2.5%
Professional, Scientific & Tech Services 1,714 9.2% 18,174 7.7% 3,574 8.4% 32,066 6.3% 23,955 10.2% 283,272 8.8%
Legal Services 360 1.9% 3,124 1.3% 719 1.7% 4,988 1.0% 5,446 2.3% 50,000 1.6%
Management of Companies & Enterprises 11 0.1% 148 0.1% 30 0.1% 458 0.1% 206 0.1% 7,301 0.2%
Administrative & Support & Waste Management & Remediation 661 3.6% 6,291 2.7% 1,485 3.5% 13,253 2.6% 9,038 3.8% 95,529 3.0%
Educational Services 540 2.9% 15,714 6.6% 1,305 3.1% 43,308 8.4% 7,450 3.2% 291,310 9.0%
Health Care & Social Assistance 1,618 8.7% 37,390 15.8% 3,523 8.2% 77,871 15.2% 18,549 7.9% 531,421 16.5%
Arts, Entertainment & Recreation 379 2.0% 4,703 2.0% 966 2.3% 11,203 2.2% 4,766 2.0% 62,562 1.9%
Accommodation & Food Services 1,526 8.2% 22,763 9.6% 3,502 8.2% 54,138 10.6% 16,655 7.1% 268,938 8.3%
Accommodation 369 2.0% 5,842 2.5% 941 2.2% 15,954 3.1% 2,720 1.2% 68,056 2.1%
Food Services & Drinking Places 1,157 6.2% 16,921 7.1% 2,561 6.0% 38,185 7.4% 13,935 5.9% 200,882 6.2%
Other Services (except Public Administration) 2,293 12.3% 12,864 5.4% 5,218 12.2% 26,886 5.2% 29,177 12.4% 164,633 5.1%
Automotive Repair & Maintenance 424 2.3% 2,256 1.0% 1,025 2.4% 4,754 0.9% 5,371 2.3% 22,561 0.7%
Public Administration 774 4.2% 15,249 6.4% 1,965 4.6% 29,785 5.8% 9,340 4.0% 182,132 5.7%
Unclassified Establishments 910 4.9% 930 0.4% 1,983 4.6% 1,567 0.3% 14,804 6.3% 14,422 0.4%
Total 18,617 100.0% 236,767 100.0% 42,758 100.0% 512,777 100.0% 235,810 100.0% 3,221,507 100.0%
Source: Copyright 2017 Infogroup, Inc. All rights reserved. Esri Total Residential Population forecasts for 2017.
Date Note: Data on the Business Summary report is calculated Esris Data allocation which uses census block groups to allocate business summary data to custom areas.
October 18, 2017

SECTION XVIII.B. HAIGIS PARKWAY DISTRICT, HP [8/21/96][Amended 06/20/12]
[Amended 07/15/15][Amended 09/07/16]

[Amended 07/15/15][Amended 9/07/16]
BASIC STANDARDS
A. PURPOSE
The land immediately surrounding the Haigis Parkway between Payne Road and Route One is
unique in its topography, water features, visibility, accessibility and road frontage. Its proximity
to Exit 42 makes it highly desirable as a regional center for employment, entertainment, and
cultural activities. The Haigis Parkway District is intended to be one of the gateways into
Scarborough, and anticipates high quality uses such as office parks, hotels, small scaled retail,
convention centers, places of cultural and civic assembly, high technology and research, and
multi-family housing as part of mixed-use development. The standards listed below are intended
to encourage a high quality of campus-style landscape and architectural design, preservation of
natural features, integration of pedestrian circulation, and interconnection of open spaces and
resource protection areas. The Haigis Parkway District is a significant commercial and mixed-
use growth area off of Exit 42 of the Maine Turnpike and a vital complement to the Oak Hill
town center.
B. PERMITTED USES, CONVENTIONAL AND PLANNED DEVELOPMENTS
NON-RESIDENTIAL USES
The following non-residential uses are permitted in both conventional and planned
developments:
1. Professional offices
2. Financial, insurance, and real estate offices
3. Business services and business offices
4. High technology facilities, subject to the performance standards of Section IX(M) of this
ordinance
5. Research, development and light industrial with no outdoor storage, subject to the
performance standards of Section IX(M.1) of this ordinance
6. Hotels and motels, provided all guest rooms are accessed by interior corridors
7. Restaurants, with no drive-up, drive-through or drive-in service
8. Group day care homes, nursery schools and day care centers
9. Retail sales and services with less than 20,000 square feet of retail floor area per unit of
occupancy, excluding car washes, automobile repair and service facilities, and outdoor
sales and services
10. Warehousing or wholesale distribution accessory to and located in the same building
with a permitted principal use, provided that the floor area of the warehousing and/or
wholesale distribution does not exceed 50% of the floor area of the principal use
11. Municipal buildings and uses
12. Public utility facilities
13. Accessory uses (excluding outdoor storage) including accessory agricultural activities
subject to the performance standards of Section IX.P.
14. Health clubs
15. Personal services
Section XVIII,B, - Page 1|8

[Amended 07/15/15][Amended 09/07/16]
16. Non-municipal government offices

17. Medical/diagnostic facilities
18. Places of assembly, amusement, recreation, culture or government, exclusive of arcades,
video arcades, amusement parlors, video gambling, casino gambling and off-track
betting, fully enclosed within a building or buildings
19. Golf courses and campgrounds
20. Educational institutions
21. Places of worship and adjunct uses, places of worship
22. Small-scale energy facilities, subject to the performance standards of Section IX(W)
23. Commercial outdoor recreation, subject to the performance standards of Section IX(U)
24. Telecommunication Facilities
25. Food processing facilities, subject to the performance standards of Section IX.(M.2.)
26. Small Batch Processing Facilities, subject to the performance standards of
Section IX.(M.3.) of this Ordinance.[adopted 10/07/15]
RESIDENTIAL USES
The following residential uses are permitted only in planned developments:
24. Boarding care facilities for the elderly, subject to the performance standards of Section
IX(C)
25. Nursing homes
26. Dwelling units in a mixed-use building, limited to a maximum building footprint of
12,500 square feet and only as part of a mixed-use planned development as specified
under subsection II.C.5.
27. Multi-family dwellings, limited to a maximum building footprint of 12,500 square feet
and only as part of a mixed-use planned development as specified under subsection
II.C.5.
28. Live / work units and only as part of a mixed-use planned development as specified under
subsection II.C.5.
C. SPACE AND BULK STANDARDS

The following space and bulk regulations are applicable to CONVENTIONAL
DEVELOPMENTS:
1. Minimum Lot Area and Dimensions
Use Type Lot Area Lot Frontage (ft.) Lot Width (ft.)
(square ft.)
Non-Residential 40,000 200 for lots abutting Haigis Parkway and 50
and Mixed-Uses Payne Rd;
50 for lots not abutting Haigis Parkway
and Payne Rd
2. Minimum Yard Standards
Abutting Streets Minimum Front Yard (ft.) Minimum Side and Rear
Yard (ft.)
Payne Road and Haigis Parkway 25 151& 2

[Amended 07/15/15][Amended 09/07/16]
Abutting Streets Minimum Front Yard (ft.) Minimum Side and Rear
Yard (ft.)
All other streets 15 151 & 2
1
When multiple buildings and lots are within the same development the minimum side and rear
yards may be reduced to 5 feet if the buildings meet the Fire Rating requirements for the lesser
yard as per the NFPA 101 Life Safety Code and the Scarborough Fire Department approves the
reduced yard.
2
When a site abuts a residential district the minimum yard shall be 50 ft. and the buffering
requirements of Section VIII of this Ordinance shall apply.
3. Maximum Building Coverage, Lot Coverage, and Building Height.

Use Types Maximum percent of Maximum percent of Maximum building
lot coverage by lot coverage by height (ft.)
buildings buildings and other
impervious surfaces
Non-Residential and 50% 75% 75, not to exceed 6
Mixed Uses stories
Residential Uses 50% 75% 45, not to exceed 3
stories
The following space and bulk regulations are applicable to PLANNED DEVELOPMENTS:
4. Minimum Lot Area and Dimensions
Use Type Lot Area Lot Frontage (ft.) Lot Width (ft.)
(square ft.)
Non-Residential, 40,000 200 for lots abutting Haigis 50
Residential and Mixed- Parkway and Payne Rd;
Uses 50 for lots not abutting Haigis
Parkway and Payne Rd
5. Minimum Yard Standards Determined by the Planning Board under Section II.D.2(d),
flexible yard standards, except that when a site abuts a residential district the minimum yard shall
be 50 ft. and the buffering requirements of Section VIII of this Ordinance shall apply.
6. Maximum Building Footprint, Building Coverage, and Lot Coverage, and Minimum and
Maximum Building Height
Maximum Maximum Maximum
percent of lot percent of lot building height
coverage by coverage by
buildings buildings and
other
impervious
surfaces

[Amended 07/15/15][Amended 09/07/16]
Determined by Determined by 75, not to

the Planning the Planning exceed six
Board under Board under stories
Section I.C.2 Section I.C.2
(b), flexible lot (b), flexible lot
coverage coverage
RESIDENTIAL DENSITY REGULATIONS

Within this zoning district the Residential Density Factors in Section VIIC(A) of this Ordinance
shall apply to live/work, dwelling units in a mixed-use building, and multi-family dwellings.
7. Maximum Residential Density

Live/work units, dwelling units located in a 5 dwelling units per acre of net lot area. The
mixed-use building, and multifamily dwelling net lot area is the gross area of a lot exclusive
units of those areas described in paragraphs 1, 2, 3,
5 and 6 of the definition of Net Residential
Acreage in Section VI of this Ordinance
D. OFF-STREET PARKING STANDARDS APPLICABLE TO BOTH CONVENTIONAL
AND PLANNED DEVELOPMENTS
1. Off-street parking shall be provided in accordance with the requirements of Section XI of this
Ordinance, except as otherwise permitted in this subsection.
2. In addition, the establishment of off-street parking shall be located to the side or rear of the
principal building on the site to the extent practical. In a development with more than one
principal building, the off-street parking shall be located to the side or rear of the principal
building or group of principal buildings located closest to the abutting street(s) to the extent
practical. If locating the parking to the side or rear of the principal building(s) is not practical
due to the shape, size or topography of the lot or the building(s) design or orientation, any
parking between the buildings and the abutting street(s) shall be screened by landscaping,
preservation of existing vegetation and natural features, berms, hardscape, or a combination of
these approaches. The Planning Board shall use the Site Plan Review Ordinance and the
Commercial Design Standards in reviewing and approving the exact location and design of the
off-street parking and its corresponding landscaping and screening.
3. In order to reduce the establishment of unnecessary parking spaces and impervious area which
segregates structures, uses and pedestrian amenities, the Planning Board may approve the shared
or joint use of parking facilities by two or more principal buildings or uses. This allowance shall
be granted where it is clearly demonstrated that the said parking facility will substantially meet
the intent of the parking requirements by reasons of variation in the probable time of maximum
use by patrons or employees among such establishments or uses.
E. SIGNS, APPLICABLE TO BOTH CONVENTIONAL AND PLANNED DEVELOPMENT
Signs shall be regulated in accordance with the requirements of Section XII of this Ordinance.
II. ADDITIONAL DEVELOPMENT STANDARDS

[Amended 07/15/15][Amended 09/07/16]
A. DEVELOPMENT DESIGN AND REVIEW PROCEDURES

Depending on the acreage, scale, uses, and design of a proposed project, a
development/redevelopment project within this district may undergo a conventional review
process involving Site Plan Review and/or Subdivision Review applying the quantitative
standards and development standards for Conventional Developments set out in this section or
may be reviewed as a Planned Development in accordance with the procedures set forth in
Section VIIE. Additional Requirements for Planned Developments and applying the qualitative
standards and design criteria for Planned Developments set out in this Section.
1. Conventional Developments. Projects that are proposing to develop or redevelop less than
five (5) acres of land may be reviewed as a Conventional Development or as a Planned
Development, at the applicants option.
2. Planned Developments. Projects that are proposing any of the following are required to be
reviewed as Planned Developments in accordance with Section VIIE. and conform to the
applicable standards of this section for Planned Developments:
a. Develop or redevelop five (5) acres or more of land,
b. Exceed the space and bulk standards for conventional developments, or
c. Establish a use that is allowed only as part of a Planned Development.
B. PERFORMANCE STANDARDS, APPLICABLE TO CONVENTIONAL AND PLANNED

DEVELOPMENTS
To ensure attractive, high quality development that is designed and developed in a manner that
minimizes impacts on the community and adjacent properties, all uses are subject to following
performance standards:
1. Vehicular access to and from Payne Road and Haigis Parkway shall be strictly controlled
to limit the number of curbs cuts along these roadways, and in the case of the Haigis
Parkway, to curb cuts that are approved by Maine DOT. In addition, provisions shall be
made for street and driveway interconnections to abutting properties to enable cross
connections, the shared use of curb cuts and intersections and to reduce the overall
number of curb cuts on all streets.
2. There shall be no vehicular access to adjacent residential districts, except for emergency
vehicle access approved by the Fire Department and Planning Board.
3. Visual impact of structures as viewed from adjacent streets shall be taken into
consideration during Site Plan Review. Any application for site plan review within the
Haigis Parkway District shall be accompanied by graphic representations of how the
development will look upon completion, utilizing artists renderings, photo manipulation,
computer generated imaging or similar techniques, unless the Planning Board determines
that the location, scale or nature of the proposed development does not warrant such
graphic representations in order for the Planning Board to evaluate the application.
[11/06/02]
4. Landscaping and streetscape buffer strips shall be used throughout the district to reinforce
the parkway landscape, provide an attractive streetscape on any new streets, and provide
buffering and screening between uses and development sites. To this end, a landscaped
[Amended 07/15/15][Amended 09/07/16]
or naturally vegetated buffer strip shall be established and/or maintained along the
property line(s) of a lot where it abuts a street. The width of the buffer strip shall be a
minimum of twenty-five (25) feet when it abuts Haigis Parkway and a minimum of
fifteen (15) feet to all other streets, and shall be designed to separate the development
from the street, enhance the visual environment, and help screen parking from view from
the street. The buffer strip shall be maintained as a naturally vegetated area with native,
non-invasive vegetation where it is adjacent to water bodies, wetlands, or other areas with
significant natural resource value unless an alternative treatment is approved by the
Planning Board as part of the site plan review. In other areas, the buffer strip must be
landscaped in accordance with the Site Plan Review Ordinance and Design Standards for
Scarboroughs Commercial Districts. The buffer strip may be crossed by access roads or
driveways and may include pedestrian and public utility facilities provided that the buffer
function of the strip is maintained. Parking, internal roadways, structures, and storage or
service facilities may not be located within the buffer strip.
C. PLANNED DEVELOPMENT STANDARDS
The Haigis Parkway (HP) Planned Development standards provide qualitative standards that are
intended to promote flexible and innovative design solutions that further the purpose of this
zoning district. These standards supplement the provisions of the Design Standards for
Scarboroughs Commercial Districts and provide more specific requirements for development in
the HP District.
This subsection includes specific standards that a planned development is required to meet and a
range of design criteria to be applied by the Planning Board when a development is reviewed
under this subsection and in accordance with Section VII(E) Planned Development.
PLANNED DEVELOPMENT STANDARDS
1. Walkable, Pedestrian-Oriented Design Required of all Planned Developments within the
HP District
Appropriately designed and oriented sidewalks and other pedestrian amenities are critical to
promote walk-ability, pedestrian activity, and a sense of place within planned developments in
the HP District. Sidewalks shall be designed to provide linkages and continuity between each use
and building within a planned development as well as existing or future connections to abutting
uses and/or the pedestrian network along the adjacent roadways.
2. Unified and Coordinated Building Architecture, Signage, and Lighting
Development and redevelopment of larger parcels in the HP District requiring Planned
Development Review shall exhibit a high level of architectural planning and design. Planned
Developments with multiple buildings and/or building lots shall establish unified and
coordinated architectural themes that are exhibited throughout the development. Likewise, a
coordinated signage and lighting plan shall be required of the Planned Development that
establishes a theme and sense of place within the development.
3. Open Space and Natural Resource Conservation
Planned Developments shall be designed with respect for the natural resources and topography
of the site. Significant wetlands, vernal pools and critical wildlife habitat areas shall be avoided,
buffered and conserved. These significant natural resource areas that are greater than one (1)

[Amended 07/15/15][Amended 09/07/16]
acre in size shall be conserved as common open space, while smaller significant natural resource
areas may be incorporated into individual building lots or development sites. Open space lands
may include a trail system for walking, hiking, biking or similar activities if such a trail system
can be accommodated without adverse impact to the natural resources.
4. Required of Planned Developments Incorporating Live/Work Units, Residential
Dwellings within a Mixed-Use Building and/or Multi-family Dwellings
Live/work units, residential dwellings within a mixed-use building and multifamily dwellings are
allowed as part of a planned development provided they meet the requirements of this section.
In reviewing a planned development with residential uses, the Planning Board shall only permit
residential uses that are designed in a manner and sited in locations that are appropriate and
conducive to housing. Accordingly, the Planning Board shall find that residential uses within a
planned development meet each of the following standards:
a. Given the HP District is principally a business district, the floor area of all
residential uses within a planned development shall be a maximum of 40% of
the total floor area of all the building floor area within the planned
development.
b. The proposed residential dwellings are sufficiently setback and/or buffered
from major roadways as well as major internal circulation routes and large
parking areas so as to ensure a safe, sanitary, and healthful environment for
residents.
c. Any other non-residential uses within the planned development are compatible
with residential uses with respect to noise, odors, intensity of use, health and
safety, and aesthetics.
d. Residential uses are designed with outdoor amenities, open spaces or common
spaces usable for the active or passive recreation. Such spaces can be a
community green or common; plaza; court; square; pocket park or some
variation of each.
5. Required of Planned Developments Incorporating Boarding Care Facilities for the
Elderly and/or Nursing Homes
Boarding care facilities for the elderly and nursing homes are allowed within this district as
planned developments provided they meet the requirements of this section the following
standards:
a. Given the HP District is principally a business district, boarding care facilities
for the elderly and nursing homes shall be adequately screened and buffered
from adjacent properties and non-residential uses. This buffering shall provide
a visual screen as well as minimize the impacts of noise or odors that may be
generated by abutting uses. Buffering may include the preservation of natural
vegetation, new landscaping, berms or other means to fulfill this standard.
b. The proposed facility shall be sufficiently setback and/or buffered from major
roadways so as to ensure a safe, sanitary, and healthful environment for
residents.
c. If other non-residential uses are proposed within the same planned
development, these other uses must be compatible with a boarding care facility

[Amended 07/15/15][Amended 09/07/16]
or nursing home with respect to noise, odors, intensity of use, health and safety,
and aesthetics.
D. FLEXIBLE DESIGN STANDARDS FOR PLANNED DEVELOPMENTS

The following flexible design standards may be applied to a Planned Development project,
subject to Planning Board review and approval.
1. On-street parking On-street parking is a primary characteristic of compact and pedestrian
friendly development. On-street parking can provide spaces directly in front of buildings that are
sited close to the street; provide parking that can supplement off-street parking; function as a
buffer between pedestrians using a sidewalk and vehicular traffic; and can slow vehicular traffic
in the street. A planned development may include new streets or driveways with parallel or
angled on-street parking or on-driveway parking. As part of the planned development review
process the on-street parking design shall require approval from all applicable town departments,
including Public Works, the Fire Department and Public Safety. When approved according to
this Section, on-street parking can be used to satisfy the requirements of Section XI of this
Ordinance.
2. Flexible lot coverage The Planning Board shall determine the maximum percent of lot
coverage by buildings and maximum percent of lot coverage by buildings and other impervious
surfaces in a planned development if the planned development includes green building
technology or approaches that compensate for the additional lot coverage proposed. Examples of
green building approaches may include green roof systems, porous pavement, photovoltaic and
other forms of distributed energy, and other techniques as reviewed and approved by the
Planning Board. If the planned development does not include green building technology, then the
maximum percent of lot coverage by buildings and maximum percent of lot coverage by
buildings and other impervious surfaces shall be governed by subsection I.C.3. of this district
3. Flexible yard standards - The Planning Board shall determine the yard requirements for a
planned development by applying the standards of subsection II.C In reviewing a planned
development, the Planning Board may use the Yard Standards under subsection I.C.2. as a
guideline, but is not required to apply them. This enables the Planning Board to allow buildings
to be sited closer to the street than conventional development to meet the standards of subsection
II.C. and further the purpose of this district.

SECTION. XX.C. CROSSROADS PLANNED DEVELOPMENT (CPD) Adopted
08/21/2103
SECTION XX.C. CROSSROADS PLANNED DEVELOPMENT (CPD) Adopted 08/21/2103

I. BASIC STANDARDS
A. PURPOSE (CPD)
The purpose of the Crossroads Planned Development District is to allow a mix of uses, guided by
design standards and a conceptual master plan, which results in a vibrant center for development
located in the heart of Scarborough. This largely undeveloped area, within the center of the town,
offers a unique opportunity for town representatives to work cooperatively with the areas single
land-owner, allowing mixed use development to evolve, while ensuring open space, preservation
of natural resources, an efficient land use pattern for pedestrian, bicycle and transit use, a
coordinated street plan and a cost effective extension of needed utilities. The mix of uses and
efficient land development patterns are also intended to promote a number of community places,
where people can gather, meet and cross paths.
B. PERMITTED USES (CPD)
The following uses are permitted in both conventional and planned developments:
1. Harness racing facilities.
2. Commercial outdoor recreation uses.
3. Fully enclosed places of assembly, amusement, culture and government, exclusive of video
gambling, casino gambling and slot machine facilities.
4. Municipal buildings and uses.
5. Public utility facilities.
6. Accessory uses.
The following uses are permitted only in planned developments:
7. Single-family dwellings but only as part of a planned development that includes a variety of
housing types.
8. Two-family dwellings but only as part of a planned development that includes a variety of
housing types.
9. Multifamily dwellings.
10. Multiplex dwellings.
11. Townhouses, limited to no more than eight (8) dwelling units per building.
12. Senior housing.
13. Residential and long-term care facilities for the ill, aged, or disabled. If the facility includes
dwelling units, then the regulations governing the particular type of dwelling shall apply.
14. Dwelling units in a mixed use building.
15. Live/work units.
16. Accessory units.
17. Retail business and service establishments.
18. Personal service establishments.
19. Restaurants with no drive-through service.
20. Hotels and motels.
21. Business and professional offices.
22. Financial, insurance and real estate offices.
Section XX.C. - Page 1|8

08/21/2103
23. Business services.

24. Medical/diagnostic facilities.
25. Health clubs.
26. Non-municipal government buildings and uses.
27. Elementary and secondary schools.
28. Instructional and educational services.
29. Libraries.
30. Museums.
31. Non-residential institutional uses, including educational, religious, philanthropic, fraternal,
or social institutions.
32. Funeral homes.
33. Places of worship.
34. Adjunct uses, Place of worship.
35. Golf courses.
36. Casinos or slot machine facilities, as defined in Chapter 31 of Title 8 of the Maine Revised
Statutes, that are located within the same planned development as a harness racing facility and
are licenses by the State of Maine in accordance with the requirements of Chapter 31 of Title
8 of the Maine Revised Statues, including the requirements that the casino or slot machine
facility must be approved by the voters of the Town in a municipal referendum and that the
Town Council has entered into a revenue-sharing agreement with the owner and/or operator of
the casino or slot machine facility.
The following uses are permitted only in planned developments and are subject to specific
performance standards set forth in Section IX.
37. Home occupations.
38. High technology facilities.
39. Family day care homes.
40. Group day care homes and day care facilities.
41. Nursery schools.
42. Passenger transportation facilities.
43. Small-scale energy facilities.
44. Telecommunication facilities.
45.Small Batch Processing Facilities, subject to the performance standards of
Section IX.(M.3.) of this Ordinance. [Adopted 10/07/15]
C. SPECIAL EXCEPTIONS (CPD)
There are no special exception uses in the Crossroads Planned Development District.
D. SPACE AND BULK REGULATIONS (CPD)
1. Conventional Developments
The space and bulk regulations of the B2 Regional Business District are applicable to all
conventional developments.
2. Planned Developments

08/21/2103
The space and bulk standards applicable to planned developments and the individual lots and
buildings within an approved planned development shall be the development standards set
forth in the approved Master Plan for the planned development subject to the following limits:
Maximum Net Residential Density The Residential Density Factors in Section VIIC.
apply to all residential uses in this district. The
maximum allowed residential density is 20 units per
net residential acre.
Maximum Building Height 6 stories or 75 feet whichever is less, except that any
portion of a building located within 150 feet of a
residential district shall be limited to 35 feet in
height.
Maximum Impervious 75 percent
Surface Ratio
All buildings and related parking and access drives must be setback from the boundary of
the CPD District in accordance with the following standards and the minimum required
setback area shall treated as a buffer in accordance with Section VIII. if applicable. This
requirement shall not preclude the construction of streets or utilities that cross the buffer
strip.
Adjacent Zoning District Minimum Setback

A Residential District or Natural
100 feet
Resource District
A Mixed-Use District 50 feet
A Commercial-Industrial District 50 feet
E. OFF-STREET PARKING (CPD)

Off-street parking shall be provided in accordance with the requirements of Section XI. In
approving the development standards set forth in the Master Plan for a planned development
including the Conceptual Development Master Plan for a Planned Mixed-Use Development, the
Planning Board may allow the provision of fewer off-street parking spaces than is required by
Section XI., including considerations for reduced or shared parking, if the Planning Board finds
that less parking will adequately serve the development taking into account the provision of on-
street or other public parking, provisions for long-term support of public transit to serve the
development, provisions for pedestrian and bicycle movement within and to/from the
development, and/or the type and mix of uses within the development and their demonstrated
parking demand.
F. SIGNS (CPD)
Signs in the CPD District shall be regulated in accordance with the requirements of Section VIIE.
II. ADDITIONAL DEVELOPMENT STANDARDS

A. DEVELOPMENT DESIGN AND REVIEW PROCEDURES (CPD)

08/21/2103
Depending on the acreage, type of use, and design of a proposed project, a

development/redevelopment project within this district may undergo: 1) a conventional review
process involving Site Plan Review and/or Subdivision Review applying the quantitative standards
and development standards for Conventional Developments set out in this section; or 2) may be
reviewed as a Planned Development in accordance with the procedures set forth in Section VIIE.
Additional Requirements for Planned Developments applying the quantitative standards and
development standards and design criteria for Planned Developments set out in this Section; or 3)
if the project involves a Planned Development involving a parcel with more than fifty (50) acres,
may be reviewed as a Planned Development under a modified version of the procedures set forth
in Section VIIE. Additional Requirements for Planned Developments applying the quantitative
standards and development standards and design criteria for Planned Developments set out in this
Section;
1. Conventional Developments. Projects that are proposing to develop or redevelop less than five
(5) acres of land may be reviewed as a Conventional Development or as a Planned Development,
at the applicants option.
2. Planned Developments. Projects that are proposing to develop or redevelop five (5) acres or
more of land are required to be reviewed as Planned Developments in accordance with Section
VIIE. and conform to the applicable standards of this section for Planned Developments unless the
parcel involved has more than fifty (50) acres and the owner/applicant choses to use the modified
review
procedures in B.
3. Large-Scale Planned Developments. Projects that include a Planned Development on a parcel
with more than fifty (50) acres may be reviewed and developed as a Planned Development in
accordance with Section VIIE. as modified in B. Review Procedures for Large-Scale Planned
Mixed-Use Developments and conform to the applicable standards of this section for Planned
Developments.
B. REVIEW PROCEDURES FOR LARGE-SCALE PLANNED DEVELOPMENTS (CPD)

A Large-Scale Planned Development may be reviewed and approved in accordance with the
following procedure which modifies the procedures for the review of a Planned Development set
forth in Section VIIE. Additional Requirements for Planned Developments:
1. Two Step Process. Any development involving a Large-Scale Planned Development may be
reviewed under a two-step process. The first step is the preparation, review, and approval of a
Conceptual Infrastructure Plan. This plan must cover all land held in common ownership as of
May 1, 2013. The second step is the preparation, review, and approval of a Site Inventory and
Analysis and Master Plan for the development of the project. The Master Plan can cover the entire
holding or a portion of the holding that includes at least fifty (50) acres. The applicant may choose
to submit the Site Inventory and Analysis for review prior to the submission of the Master Plan.
2. Conceptual Infrastructure Plan. The purpose of the Conceptual Infrastructure Plan is to
provide a preliminary assessment of the development suitability and potential of the entire holding
based on available information and to provide a preliminary layout of the key infrastructure
elements to serve the entire parcel. This Plan is intended to guide and coordinate the phased
development of the project with the recognition that the Plan may be modified as detailed
information and design is undertaken.
08/21/2103
The Conceptual Infrastructure Plan shall include the following elements:

a. The Site Inventory and Analysis Phase of the Additional Requirements for Planned
Developments set out in Section VIIE. This analysis may be based on information about the
site and its natural resources that is available from publically available sources including state
and federal databases and information available from the Town of Scarborough and local
utilities. The expectation is that the Site Analysis Plan prepared as part of this effort will guide
the overall utilization of the site and the conceptual planning of the various infrastructure
components.
b. A Preliminary Infrastructure Plan as set out in subsection E. of Section VIIE. Additional
Requirements for Planned Developments. In addition to the elements included in E. this Plan
shall also:
1) Identify the planned primary pedestrian network within the development as well as
connections to existing pedestrian facilities adjacent to the site,
2) Identify areas of the site that should be preserved as open space including provisions to
create an interconnected network of green space within the development and that links to
preserved or protected open space in the vicinity of the site.
The Conceptual Infrastructure Plan shall be reviewed in accordance with the procedures set out in
Section VIIE. Additional Requirements for Planned Developments for the review of the Site
Inventory and Analysis Phase.
3. Conceptual Master Plan. The Conceptual Master Plan for a Large-Scale Planned
Development shall consist of an updated Site Inventory and Analysis based on appropriate field
data with respect to the location and extent of natural resources and site features and a Master Plan
for the development. These shall be prepared and reviewed in accordance with Section VIIE.
Additional Requirements for Planned Developments.
C. ADDITIONAL DEVELOPMENT STANDARDS APPLICABLE TO BOTH

CONVENTIONAL AND PLANNED DEVELOPMENTS (CPD)
1. Commercial Design Standards All development within the District must be consistent with
the Design Standards for Scarboroughs Commercial Districts.
2. Pedestrian, Bicycle and Mass Transit Facilities All developments shall provide for pedestrian
movement to and within the site in accordance with Section IV.E. of the Site Plan Review
Ordinance and the Design Standards for Scarboroughs Commercial Districts. Provisions must be
incorporated into new developments for bicycle movement including appropriate facilities, such
as bike racks and bike lanes, if the scale of the project makes these reasonable. Provisions must
also be incorporated into new developments for mass transit use, such as bus stops and bus stop
shelters, if the scale of the project makes these reasonable.
3. Public Sewer Service All new development or redevelopment within this district shall be
served by public sewer.
D. ADDITIONAL DEVELOPMENT STANDARDS APPLICABLE TO PLANNED

DEVELOPMENTS
1. Mix of Uses The intention of the CPD District is that the district will develop with a mix of
uses (i.e. retail, office, service, light manufacturing, mixed residential, etc.). The Conceptual

08/21/2103
Master Plan must address how the proposed development will contribute to this objective either
individually or in conjunction with other Planned Developments in the district or development
adjacent to the district. While the objective is to encourage Planned Developments that include a
mix of uses, the Planning Board may approve a Conceptual Master Plan that does not meet this
objective if the applicant demonstrates that the intention of the CDP District as a mixed-use
development will be met or will be able to be met on a district-wide basis. After the approval of
each Planned Development, the Planning Board will report to the Town Council on the mix of
uses in the Planned Development as well as the overall District.
2. Overall Location and Pattern of Development The overall location and pattern of
development within the District must reflect the findings of the Site Analysis Map and Report
prepared as part of the Conceptual Infrastructure Plan. Similarly, the overall location and pattern
of development within an individual Planned Development must reflect the Site Analysis Map and
Report prepared as part of the Conceptual Master Plan.
3. Street Network The intention of the CPD District is that as development occurs, a
coordinated, interconnected street system will be created. This street network must be designed
to accomplish the following objectives:
a) At the overall district level, create a connection through the District from Route One to the
Payne Road and to the Haigis Parkway. In addition consideration should be given to
connecting the street network to the Gorham Road and Enterprise Drive if feasible. These two
connections, if provided, should be designed to provide access to development within the
district and should avoid creating direct travel routes that result in the establishment of a short-
cut through the district.
b) At the Planned Development level, create an interconnected network of streets within the
development that allows travel within the development without using collector roads. The
network should utilize T- intersections where feasible and avoid the use of dead-end streets or
cul-de-sacs.
4. Public Water System The layout of the overall water distribution system must provide for an
interconnected, looped network of mains that avoids dead-ends. This requirement must be met at
both the district and Planned Development level unless the Fire Chief approves an alternative
layout in conjunction with the Portland Water District.
5. Open Space Network The intention of the CPD District is to preserve the significant natural
resources that exist within the District and to develop an interconnected green network
throughout the District that links the open spaces within the District and to preserved or protected
land in the vicinity of the District. At least twenty (20) percent of the total land area within the
District and at least ten (10) percent of the land area within an individual Planned Development
shall be set aside and preserved as open space. This can include natural areas, parks or other
improved green spaces that are open for use by residents/users of the development or the public,
or improved recreational facilities with limited structural development (i.e. golf courses, playing
fields, etc.). The land set aside as open space shall generally reflect the Site Analysis Map and
Report. As part of the Master Plan for each Planned Development, the provisions for ownership
and maintenance of the open space shall be established.
6. Relationship of Buildings to the Street The intention of the CPD District is to encourage a
variety of development patterns and forms with the overall objective of establishing a village
center-like atmosphere within the District. As a general principle, buildings should be located

08/21/2103
close to streets with parking located to the side and/or rear of the buildings. A Planned
Development shall be designed in a manner that reinforces the CPD District as a mixed use center.
Buildings, parking, pedestrian amenities, landscaping, streets and common space shall be arranged
in a compact, interconnected development pattern that exhibits a human scale and a mix of land
uses. In reviewing and approving the Conceptual Master Plans for individual Planned
Developments, the Planning Board must find that the proposed development standards will result
in a development that has a village character rather than a suburban commercial character.
7. Access Management and Interconnections The development standards for each Planned
Development must address the issues of access management and interconnections. Direct
vehicular access from individual building sites onto Route One, Payne Road, or new collector
streets within the District must be restricted. Site access shall be designed in accordance with the
Site Plan Review Ordinance.
8. Streetscape Treatment -- The streetscape along internal streets and driveways within a Planned
Development shall exhibit a compact layout, form and scale. The streetscape shall be designed
with shade trees on both sides; road widths that are of a compact, urban scale; human-scale street
lighting; frequent intersections and crosswalks; and sidewalks. The streetscape of internal streets
may also include on-street parking on one or both sides of the streets or driveways.
9. Walkable, Pedestrian-Oriented Design The objective of the CPD District is to create a
walkable, pedestrian-oriented environment. This can be accomplished in a variety of ways.
Appropriately designed and oriented sidewalks and other pedestrian amenities, are critical to
promote walkability, pedestrian activity, and a sense of place within the District. In general,
sidewalks or pedestrian trails shall be designed to provide linkages and continuity between each
use within a Planned Development as well as connections to abutting uses to establish a greater
pedestrian network.
10. Place making A Planned Development must include a number of places, depending on
the size and scale of the development. A place shall be a common space(s) where people can
gather, meet and cross paths. A place can be a community green or common; plaza; court;
square or some variation of each. Regardless of the style or size, places are required to be
designed as an integral part of a Planned Development in locations where people will naturally
gather, meet and cross paths. Places shall be located at the core of the pedestrian realm of a
development; shall be an element of the development streetscape and overall development pattern;
and shall be available and desirable for public use. Areas for outdoor seating, court yards or green
space associated with a particular use or establishment are desirable amenities, but are not counted
as a place unless they are available for public use.
11. On-street Parking The use of on-street parking within a Planned Development is
encouraged. On-street parking can provide spaces directly in front of residential and non-
residential uses when buildings are sited close to the street; provide parking that can supplement
off-street parking; function as a buffer between pedestrians using the sidewalk and vehicular
traffic; and can act as a traffic calming measure. A Planned Development may include new internal
streets or driveways with parallel or angled on-street parking or on-driveway parking. As part
of the review process the on-street parking design shall require approval from all applicable Town
departments, including Public Works, the Fire Department and Public Safety. When approved
according to this Section, on-street parking can be used to satisfy the requirements of subsection
I.E.

08/21/2103
12. Dimensional Standards The minimum lot size, net residential density, building height, yard
and setback, and other space and bulk requirements for individual lots and buildings that are part
of a Planned Development shall be determined in the Conceptual Master Plan except as limited by
the provisions of I.D.2. The development standards must provide for the setback from and
buffering of residential uses and zones abutting the CPD District and for the buffering of residential
uses that are part of the Planned Development from nonresidential uses within or adjacent to the
District. In approving the Master Plan and the development standards, the Planning Board shall
assure that the proposed requirements will result in a development that reflects the Towns vision
for the Crossroads as a village center for the Town of Scarborough.
13. Provision of Affordable Housing A key objective of the Crossroads Planned Development
District is the provision of a mix of uses and a mix of housing types. Therefore at least ten percent
of the dwelling units in a planned development must qualify as affordable housing in accordance
with the definition of affordable housing in this ordinance. This requirement can be met either
through affordable housing developments or through providing for affordable units within market-
rate housing developments. Since development within a planned development will likely occur
incrementally, this requirement must be met cumulatively as development occurs. The initial
residential development in a planned development must include affordable housing unless the
project has fewer than ten dwelling units. If a housing development provides more than ten percent
of its units as affordable or if more than ten percent of the cumulative dwelling units within a
planned development are affordable, any balance may be carried forward and applied to future
residential development. The Master Plan for the planned development shall address how this
requirement will be met and set out any requirements that will be established for assuring the long-
term affordability of these units.

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CHOOSE PORTLAND, MAINE

Within Greater Portland Metro Area

Halifax, Nova Scotia

Both districts are consistent with

Sewer lines border property

Natural Gas borders property

Its all about the

PORTLAND Annual Mean Wage: $85,020

PORTLAND Annual Mean Wage: $93,610

PORTLAND Annual Mean Wage: $102,520

PORTLAND Annual Mean Wage: $36,880

Recruitment Worldwide will be

Drive time to Site

1,785,649 Passengers &

a comfortable driving distance of Boston north, as well

Talent Recruitment and Wage Rates

Key Facts: 100-Mile Radius of Site

Key Facts: 50-Mile Radius of Site

The following table reflects wage rates in the Portland Market

Portland - South Portland MSA

Median Hourly Mean Hourly

Management Occupations $43.25 $49.29 $102,520

Accountants and Auditors $29.93 $33.52 $69,720

Computer and Mathematical Occupations $35.35 $37.67 $78,350

Computer Systems Analysts $40.29 $40.80 $84,870

Computer Programmers $34.23 $34.03 $70,780

Software Developers, Applications $39.50 $40.88 $85,020

Software Developers, Systems Software $45.16 $45.01 $93,610

Web Developers $32.68 $33.93 $70,570

Database Administrators $31.42 $34.73 $72,230

Network and Computer Systems Administrators $32.53 $35.20 $73,220

Computer Network Architects $46.19 $48.71 $101,310

Computer User Support Specialists $23.97 $26.17 $54,440

Computer Network Support Specialists $27.25 $30.07 $62,550

Computer Occupations, All Other $34.28 $36.12 $75,130

Legal Occupations $30.38 $42.50 $88,400

Lawyers $44.76 $56.54 $117,590

Paralegals and Legal Assistants $23.09 $23.34 $48,540

Office and Administrative Support Occupations $16.96 $17.73 $36,880

First-Line Supervisors of Office and Administrative

Bill and Account Collectors $18.36 $18.91 $39,330

Billing and Posting Clerks $17.74 $18.06 $37,560

Bookkeeping, Accounting, and Auditing Clerks $18.64 $19.07 $39,670

Payroll and Timekeeping Clerks $19.88 $19.93 $41,460

Procurement Clerks $17.17 $17.37 $36,120

Legal Secretaries $19.03 $20.16 $41,940

Medical Secretaries $16.72 $16.65 $34,640

Secretaries and Administrative Assistants, Except

Computer Operators $26.71 $24.54 $51,050

Data Entry Keyers $15.26 $15.25 $31,720

Word Processors and Typists $18.83 $18.76 $39,020

Desktop Publishers $15.93 $15.25 $31,710

Architecture and Engineering Occupations $34.13 $36.90 $76,760

Roads - Federal Function

State Road Inside Compact Area

State Road Rural Area

PENDING PUBLIC; PRIVATE; PRV DRVWY

CEMETERY; NOT YET BUILT; PAPER; TRAI

1.1 0 0.57 1.1 Miles Disclaimer

Drive time maps result in the following commute patterns:

Bates College offers a new Digital and Computational Studies (DCS).

Life in Greater Portland

Housing in Greater Portland

2017 Esri Page 1 of 7