The Cliffs' Blog

Jim Heid is one of the top planners nationally in the growing movement of conservation design, or designing communities so they work with nature and improve natural values.

Recently, Jim and landscape architect Michael Tymoff were asked to author an article for the Urban Land Institute magazine. We were honored that they chose to include our project in the context of the story. The authors described how our team studied the valuable natural features on the site – such as wildlife habitat – and carefully designed the community to spare these areas from development. Indeed, we will be restoring the habitat, reversing decades of fire, abuse and weed infestations. The Cliffs will also feature compact, walkable neighborhoods and have programs to educate residents and visitors about natural values.

Heid should know about The Cliffs – he helped design it. We are pleased to have a world-class planner on our team and that he is now able to explain the philosophy and practice behind it in the ULI magazine.

How to best plan for growth is a huge topic in the Treasure Valley. A few weeks ago, my dad and I were honored to participate in the Boise Metro Chamber of Commerce Leadership Conference in Sun Valley. These annual conferences bring together leaders in business, government and education to discuss regional initiatives to find ways of keeping our quality of life, while allowing growth.

Each conference has a theme and this year’s dealt with planned communities. I was invited to give a presentation on one of our new projects – Arbor Hills, proposed for Ada County – alongside several other developers and planners. At other points in the two-day conference, local elected officials discussed the obstacles they face in balancing private property rights with the community good.

There was some consensus, however. People at the conference agreed that planned communities should have an identity, and that master planning should avoid the faceless blandness of so much of suburbia. They also agreed about the need for diverse housing types and price ranges, that they should be walkable and accommodate people in different stages of life. Open space, nature and parks, farmer’s markets and public squares are crucial, because they give people places to gather and practice community. Too often, we’ve become a society of one, with headphones and iPods, people who come and go in the garage door and don’t see our neighbors…a.k.a. the “click” generation.

I want to look back on this valley in 10 years and say, “We got this right.” Events like the Leadership Conference are key to finding the secret to getting it right.

I don’t know whether or not you caught the article in Sunday’s (April 29, 2007) Idaho Statesman: “There's more to Xeriscaping than rock and cacti.” It was a well-written article which really caught my eye – in part because we’ve been working with Stew Churchwell (featured in the article) on native plant restoration at The Cliffs, and also because this week (April 29) is Idaho Native Plant Appreciation Week.

If you live in Idaho, chances are you have a little bit of environmentalism in your blood. I know I do. Does that surprise you? Some people think development and the environment are mutually exclusive – I couldn’t disagree more! Developers can be an important part of the solution by providing necessary resources state agencies lack to restore the land.

Let me give you an example. Did you know Idaho has some 3,000 native plant species? At the Cliffs, our biologists found a bunch -- native grasses like squirreltail and bluebunch wheat, native forbs including yarrow, arrowleaf balsamroot, and crepis, just to name a few. The problem is, they’re under threat from noxious weeds. In Idaho, damages from noxious weeds cost an estimated $300 million annually (from reduced productivity on agricultural and rangelands and reduced property values).

We know the problem all too well. The habitat study we commissioned for The Cliffs reported at least 80 percent of the site is highly degraded, consisting of noxious weeds, invasive foreign species and fire-damaged range, and this has significantly reduced the land’s historic ability to provide food and shelter for a variety of wildlife.

As part of our commitment to correcting past abuses of the land that have left it overrun by weeds, we are excited to begin restorative efforts at The Cliffs, which involve removing weeds and planting native shrubs grown from seeds taken from existing healthy plants at or near the site.

In announcing Native Plant Appreciation Week, Gov. Otter said “Native plant species are an important part of Idaho’s natural heritage, providing valuable aesthetic, economic and ecological contributions that make our state a special place to live.”

We couldn’t agree more. Stay tuned for more news on our plant restoration efforts.

One of the things I’ve always loved about the Treasure Valley is what an incredible place it is to raise a family. While I believe it is still a very safe place, a string of heinous crimes in the news lately has caused quite a stir around the water cooler.

Our family has strong ties to this valley. My 10 brothers and sisters and I were born and raised here, and many of us are now raising our families in the area. As we look to our children’s futures, public safety is certainly an important issue.

My dad Ted, who started Skyline in the late 1960s, taught me a great deal about community involvement. Because of his example, giving back to the community where I live and work has never been a question. As a former county judge, my Dad has kept close ties to the law enforcement community, and, as a result, we’ve heard our share of harrowing stories about the men and women who serve and protect us over the years. It’s hard to ignore the heroic efforts of individuals who are willing to risk life and limb for people they don’t even know. They deserve our support. That’s why we’ve repeatedly donated to several organizations including the Ada County Sheriff’s Association, Boise Crime Stoppers, the Boise Police Association, the Idaho State Police Association, and many more.

I want to encourage you to consider supporting our local law enforcement to help maintain the quality of life we’ve come to appreciate in this beautiful valley. They need our encouragement.

My apologies for not posting more frequently. But we have been buried in the details of designing a new community! Since the Ada County Commission approved The Cliffs in December, our development team has been busy designing the first phase of the development – the essential nuts and bolts of streets, water lines and lots. With its well-tested Planned Community Ordinance, Ada County has applied some 70 conditions of approval on The Cliffs which we are working hard to satisfy in an expedient manner.

While this (literal) groundwork might seem unglamorous, it is exciting for all of us. Our vision for the most environmentally conscious master-planned development possible is now starting to take shape.

Assuming things move forward as planned, we are hopeful that the first homes will be under construction by early 2008. That would be about right for a project of this size. By contrast, we are just now starting construction of streets and pipes on Hazelwood Village, a 605-home neighborhood at Lake Hazel and Five Mile roads that was approved by the county last summer. So, if it seems things aren’t moving along, they are actually right on schedule.

Sometimes in life, it takes years for circumstances to finally validate your vision. But I’m happy to say it has been worth the wait, as the Ada County Board of Commissioners last night unanimously approved the specific plan and the first preliminary plat for The Cliffs Planned Community.

When we embarked on this journey, I was told that the planning process for building a community of this scope and complexity was not for the faint of heart. Little did I know just how dead-on this assessment would turn out to be.

Our public outreach efforts for The Cliffs began nearly two years ago and our application was finally submitted and deemed complete in April 2006. Any ambitious project such as The Cliffs deserves careful scrutiny and Ada County took more than nine months to give it a thorough review. Reviewing bodies included the county planning staff, Planning and Zoning Commission and the Board of County Commissioners. Hundreds of people commented on the project and the county listened to their verbal and written testimony.

While the county has approved our planned community, much remains to be done to make The Cliffs a reality. The commissioners put in place a number of development requirements – all of which we agree with – and we will work diligently to ensure we meet these requirements so that we can begin building homes at The Cliffs at the earliest possible date.

Ada County has an established record of approving first-rate planned communities, including Hidden Springs, which the Urban Land Institute has recognized for superior planning. We expect The Cliffs, with its extensive environmental planning, will become a model for future development in Ada County and nationwide. We can’t wait to introduce you to The Cliffs!

In the meantime, have a happy holiday season!

Since my Father, Ted Johnson, founded Skyline some 40 years ago, Skyline has developed more than 5,000 home sites. We take pride in creating great neighborhoods and find satisfaction that so many people appreciate our work. As developers, and natives of this valley, we care deeply about neighborhoods not only because it’s our life’s work, but because we live here and take great pride in this community.

That said, I am very concerned about Proposition 2, a so-called property rights initiative, and I urge everyone to vote against it.

Proposition 2 claims it’s about protecting the rights of people to use their property. As a developer of new neighborhoods, I can tell you I hold that right very dear. While eminent domain actions are well publicized, they’re fairly rare in the vast scheme of things. Most cities have planning and zoning and code enforcement departments to keep people from, among other things, negatively impacting their neighbors’ property with inappropriate land uses.

For most people, a home is a family’s single biggest financial investment and therefore, people expect quality developers to create places of enduring value. This arrangement can only exist in a framework of planning and zoning laws and local government enforcement. These laws regulate what people may build and what kinds of businesses they may operate in and near neighborhoods. In most places, for example, that means your neighbor can’t turn his property into a junkyard. Under Proposition 2, if your neighbor wanted to do that, the local government would have to let him. If not, he could sue, claiming the government reduced the value of his land. Already in Oregon, some $5 billion in claims await resolution.

And what could you do if your neighbor set up a junkyard next door and reduced YOUR property’s value? According to Proposition 2 supporters, you could just sue them! This sounds like a guaranteed jobs program for lawyers. We already have planning and zoning laws to protect the public health, safety and welfare. We need consistent enforcement of these, not government by lawsuits.

The Legislature has already addressed this issue and passed a law earlier this year to protect homeowners from abusive use of eminent domain. To join the fight against Proposing 2, visit www.neighborsprotectingidaho.com.

I’m very pleased to announce we’ve passed the first of several major hurdles necessary for The Cliffs to become a reality. Tonight, the Ada County Planning and Zoning Commission voted to recommend approval of our planned community.

This was not a quick and easy decision for the commission. Ada County approved two other planned communities (Hidden Springs and Avimor) only after extensive examination and discussion. The county has recommended over 60 development requirements that we must fulfill prior to receiving the first building permit, from traffic mitigation to water treatment to centralized mail delivery - even an on-site alternative transportation kiosk. We concur these conditions are necessary and we support them.

Our next stop is the Board of Ada County Commissioners on Nov. 15, which has final approval. We expect the same fair and thorough examination we have received thus far. While critics of The Cliffs may question Ada County and its planning abilities, the county has experience overseeing successful planned communities and clearly scrutinizes proposals thoroughly.

Commissioner Frank Martin agreed The Cliffs has a long way to go before it’s finally ready, but he said it could become a national model for planned communities

“One way or the other, in the future, this land will be developed, because of the development pressures in this region,” Martin said. “I think this is a much better alternative than helter-skelter subdivisions. It’s a coordinated, integrated plan that preserves a lot of the character of the place and will actually enhance it.”

Last evening, the Ada County Planning and Zoning Commission delayed a decision on The Cliffs, saying they wanted to think it over.

We applaud commissioners for taking the time to consider all we presented. The Commissioners spent a significant portion of the 4-hour hearing probing me and our expert advisors about habitat restoration, fire service, traffic, wastewater treatment, housing affordability, schools, covenants, funding for wildlife programs, etc. The Cliffs is a complex proposal and it’s understandable they’d need more time to think it over.

Our opponents have spent the past year browbeating Ada County, saying it gives developers a pass and doesn’t do a good job of planning. I think both sides could now agree the county is quite deliberative and in no rush to approve The Cliffs.

The Planning and Zoning Commission will meet again Oct. 5 to make a recommendation, which may come with conditions and stipulations. After their recommendation, The Cliffs will go to the three-person Ada County Commission, likely sometime later this year, which has the ultimate say in whether or not the project moves forward.

We are confident that once we’ve had a chance to present The Cliffs to the Ada County Commission, they will decide The Cliffs is exactly the type of development we need in the Treasure Valley. That is, a community where development and environmental stewardship coexist as well as one that is ideally located near to major employers.

As always, we appreciate your supportive letters to the commission at mpecchenino@adaweb.net or even a letter to the editor.

Like many of you, summer has been a busy season of work and family. While I’ve enjoyed the time with my family, traveled a bit and worked some long hours as we prepared for our first hearing before Ada County Planning and Zoning last month, the work-life balancing act in my life met its match! Something had to give, and unfortunately, my regular communication with you here on The Cliffs website did take a back seat for a couple months. But, I’m back and I hope you’ll continue stopping in now and again to find out what’s new!

My father Ted, who started Skyline 40 years ago, stepped in during my absence and the Idaho Statesman recently printed his guest opinion. In addition, it has been heartening to read several positive the letters to both the Ada County Planning and Zoning Commission and the Idaho Statesman editorial page. Among the comments:

“The Cliffs … will bring a higher standards of environmental care and Skyline Development is taking exceptional steps to pay for services … The Cliffs is the right development in the right place at the right time.” (Jon Baumgartner, in a letter to The Idaho Statesman, Aug. 19)

“…there are parts of Ada County that are still somewhat rural. I support the development of the sagebrush flats east of Boise, rather than the hay fields to the west.” (Terry Fuhriman, in a letter to The Idaho Statesman Aug. 31)

“In review of their overall management plan, I am convinced they have created a balance which will serve the public, private and environmental sector. Quick access to my place of work, yet maintaining an environmental surrounding which my family enjoys and in which I can recreate are all reasons for me to support this project.” (Eric Johnson, in a letter to Ada County, July 30)

“The Cliffs appears to be well thought out and take into account the need for rangeland rehabilitation and dealing with the wildlife. I also like the fact that the development does not intend to be the abode only of the palaces of the wealthy.” (Jim Grissom, in a letter to Ada Count, July 29)

Additionally, several of you showed up to the Planning and Zoning hearing on August 4 and voiced your support. I can’t tell you how much we appreciate those who favor The Cliffs plan and have taken time to voice their support. We have carefully put together a plan to accommodate current and projected growth in our valley and still maintain the elements that make life special here in Idaho. We don’t think it is wise to try, or even possible to shut the door to those who are moving here for the Idaho lifestyle that so many of us currently enjoy.

Of course not everyone agrees with our plan. In an Aug. 25 reader’s view published by The Idaho Statesman, in response to my Dad’s column, by Harris Ranch resident Mike Silva, claimed:

“So far, no one in the county seems to care about the horrendous impact building hundreds of homes will have on traffic, wildlife habitat, the Boise River and the environment in general … It needs to be left untouched so that everyone really can enjoy its beauty.”

Not so long ago, I recall hearing the same arguments presented against nearby Harris Ranch – the very neighborhood Mr. Silva calls “home.” Fortunately for Mr. Silva, officials weighed Harris Ranch’s merits as a development and permitted it to move forward…and he bought a home there just like some 400-plus others over the past 5 or so years. Incidentally, Harris Ranch developers are now moving forward with plans to finish their master plan, with plans to build more homes and significant retail and office space. Curiously, Mr. Silva doesn’t seem to be as concerned about those additional residents or destination traffic.

To quickly bring you up to speed with where things stand with our project today, the Idaho Department of Fish and Game is currently reviewing an updated and more detailed mitigation plan we gave them for review in mid-August. We hope to have a response back from them in the next few weeks. Additionally, there has been some discussion about the entrance to The Cliffs. Because we are committed to doing everything we can to minimizing traffic impacts to existing neighborhoods, we continue to work with the Idaho Transportation Department to find the best solution given the existing roadways and geography.

Tonight we’ll go before the Ada County Planning and Zoning Commission again, for “part two” of our hearing. That starts at 6 p.m. and is expected to end at 10 p.m. Commissioners will continue to hear public testimony, and you are certainly invited and encouraged to share your thoughts to the commissioners. I hope you’ll come and show your support.

Meantime, I hope you’ll stop back in now and again to find out what’s new with the project…and, I’ll do my very best to try to post updates to this blog with greater frequency!

The Information Age is causing a massive decentralization of industry. It is possible for many companies to relocate where their workers can afford a single-family home and enjoy parks, recreation, safety and cultural attractions.

The Treasure Valley has an aubundance of the above, which is why it has ranked high on yet another quality of life/great place to live index. As a lifelong resident of this area, I’m proud to see Boise recently made the Money magazine list of best places to live.

Boise ranked eighth on the 2006 Best Places to Live list for small cities and has ranked in the top ten several times. The magazine explained how a low unemployment, a go-go economy and 2,700 acres of trails, parks and recreational areas boosted our score. Similar reasons were behind Inc. magazine, which in 2005 put Boise No. 2 on its annual list of the "Best Cities to Do Business in America.”

Money credited other things for the ranking, including job growth of 12 percent since 2000 and a median housing price of $183,000, compared with an average of nearly $257,000 for 90 other top-rated cities. The Treasure Valley’s housing appreciated at 14.8 percent for 2004-05, compared with a 9.40 percent average.

However, Money also noticed some threats to continued prosperity. Climbing property taxes are reducing the affordability of housing, one of the main things that makes the area attractive for so many. Joel Kotkin, who researched and wrote the 2005 Forbes story listing Boise first among Best Places for Business and Careers, noted a modern city’s success is tied to attainable housing. Kotkin found that between 1999 and 2004, San Jose, San Francisco, Austin and Portland lost jobs, while cities such as Boise and Reno gained jobs.

We’ve said this before but it bears repeating: The Cliffs will provide a high-quality supply of attainable workforce housing, just a few miles from Ada County’s core business center (Micron, downtown and Federal Way industries, etc.). The Cliffs will also reduce the exclusivity of Foothills living, introducing classical neighborhood development in this beautiful setting that both conserves open space and allows more people to enjoy this amazing way of life. Long a part of our design, we will also extend regional public recreation trails and improve wildlife habitat and result.

Like the folks at Money magazine, we recognize what’s special about the greater-Boise area. As a developer, we know it’s our obligation to protect and enhance what makes this place so special.

I'm pleased to announce the 4th District Court has made official Skyline's and Boise City's agreement to dismiss the lawsuit over the city's Area of Impact (AOI) expansion. You may recall the City aimed to expand its AOI to include the area where The Cliffs is currently being planned (see March 23 blog entry below).

The joint action to dismiss the lawsuit came after both Skyline and the City agreed to various terms, including: (1) the City has no jurisdiction over The Cliffs, (2) the City is not regulating any part of our development, and (3) the Foothills Policy Plan is only a guide an not an enforceable ordinance. These points are spelled out in the City's resolution approving its AOI application and in the City's regulatory takings analysis letter for that approval.

As shown by our ability to reach an agreement here, our relationship with the City has always been amicable. We've worked closely with many staff and elected officials over the decades and we are proud to have built many of Boise's neighborhoods.

In reaching this resolution with the City, we have confirmed, with the City's agreement, the important point that "the law in effect when an application is submitted governs." This quote is from the City Planning & Development Services' own statements from its regulatory takings analysis. As the City sets out in that letter, the land area for The Cliffs was outside the City's Area of Impact at the time the development application for The Cliffs' was submitted to and accepted by Ada County.

In other words, the County retains jurisdiction over this land and the County will evaluate The Cliffs' application. While the City is still proceeding with its efforts to expand its AOI, that should not affect The Cliffs. Overall, this is positive for The Cliffs and the public.

I’m happy to report Ada County has accepted our application for the preliminary plat for Phase 1 of The Cliffs, for about 350 home sites on 192 acres. For a site plan showing the expected layout of lots, click here.

We’ve received scores of emails from people requesting to reserve a lot at The Cliffs. Indeed, if everyone who showed interest actually purchased, we’d be well on our way to selling out the first phase! However, we cannot take any money or other information to reserve lots until the final plats have been recorded, which should happen early next year. Also, we currently anticipate most, if not all, lots will be sold through our builder team (which has yet to be determined), not to specific individuals.

There is, however, an important way you can help ensure there will be a lot for you at The Cliffs.

As with any project of this size, there is opposition to The Cliffs - the core of which is composed of a small group of residents who already live on or near the plateau. Unfortunately, they have resorted to using misinformation to advance their campaign in order to keep others out. Ada County officials need to hear from people like you who, like the opposition, want make the plateau their home.

On Thursday, July 20, at 6 p.m., our preliminary plat application and the overall conceptual plan for The Cliffs will come before the Ada County Planning and Zoning Commission at the Ada County Courthouse, 200 Front St. in Boise. Your testimony at this hearing would be invaluable.

Or, if you are unable to attend this meeting, you can send a letter to the Ada County Planning and Zoning Commission care of Gerry Armstrong, Ada County Development Services, 200 Front St., Boise, ID 83702. If you like, you may email your comments to mpecchenino@adaweb.net. You may review our Web site for ideas on things to put in your letter or testimony.

Thanks for your support and please contact us if we can help in any way.

We believe the Ada County’s Planned Community Ordinance is the most stringent land use approval process in Idaho because of its many requirements and safeguards. One of the county’s requirements is that planned communities pay their own way for all services and that they be economically viable. Standard city subdivision ordinances don’t require developers to provide financial assurances to cover the costs of infrastructure, or to pay for their costs to services beyond the normally expected incremental impacts of development on affected municipalities, agencies, and/or districts.

We are pleased to report the results of our preliminary fiscal impact study, conducted by the leading economic analysis firm Economic and Planning Systems (EPS) (www.epsys.com) of Berkeley, Calif. Their analysis measured the financial impact of The Cliffs on public service providers. The study compares projected revenues generated by The Cliffs versus the costs associated with the public services used by residents.

At full buildout, EPS estimates that The Cliffs’ taxable property value will be nearly $696 million. This will generate approximately $10 million in property tax revenue annually versus an estimated $7 million in expenses to provide public services. The net impact is therefore a surplus of approximately $3 million for government agencies and local public service providers including Ada County Government’s combined General Fund and Special Levy Funds, ACHD, Boise School District, Ada County EMS and Ada County Pest Control. Surpluses are also expected for Whitney Fire District and Ada County library, although cost estimates are still being refined.

Fiscal impacts to public service agencies, as currently estimated, are as follows (based on buildout, anticipated to occur in 2012):

Ada County Government’s combined General Fund and Special Levy Funds: The Cliffs is expected to generate property tax revenue totaling $1,973,000, which is projected to create a fiscal surplus of about $865,000.

Ada County Highway District (ACHD): The Cliffs is expected to generate $788,000 in property tax revenue for ACHD, which is projected to exceed incremental costs by $644,000.

Boise School District: The Cliffs is expected to generate $5,509,000 in property tax revenue, which is projected to exceed incremental costs to serve students living in The Cliffs by $1,241,000.

Whitney Fire District: The Cliffs is expected to generate $1,355,000 in property tax revenue and the expected operation and maintenance costs are continuing to be refined in consultation with Whitney (Skyline has committed to provide land for a new fire station, construct and equip the fire station and subsidize operating shortfalls until tax revenues adequately cover operations and maintenance costs).

Ada County Emergency Medical Services (EMS): The Cliffs is expected to generate $88,000 in property tax revenue for Ada County EMS and this amount is projected to exceed service costs by $37,000.

Ada County Pest Control: The Cliffs is expected to generate $87,000 in property tax revenue for Ada County Pest Control and this amount is projected to exceed service costs by $69,000.

Ada Community Library (ACL) District: The Cliffs is expected to generate $463,000 in property tax revenue. The costs associated with staffing, operating and interim services are being estimated in consultation with ACL. Skyline plans to develop an ACL library in concert with a school library on site at the Cliffs.

While these figures are only preliminary, EPS will continue to work with The Cliffs and the public agencies to refine the revenues and costs associated with our project. I must stress that as a planned community in Ada County, The Cliffs will be expected to maintain financial and fiscal self-sufficiency. We are committed to creating a community that will benefit the valley for many years to come - fiscally, environmentally and socially.

A recurring question we’ve been asked is whether or not The Cliffs will offer “large lots” – a half-acre (22,000 square feet) or more. Although some of The Cliffs’ opponents would prefer to see nothing but large-lot development on the site, it would simply continue the cycle of inefficient and fragmented use of land, such as the illegal subdivision on the plateau’s east side. Therefore, our plans call for only a handful of larger lots (in the 1/3 to ½ acre range) at The Cliffs.

Large lots in a place such as the plateau are neither socially nor environmentally responsible. Indeed, the issue of large lots is where our social and environmental consciences come together.

Our first priority at The Cliffs is minimizing impacts to the environment while demonstrating that real estate development can be a benevolent patron for natural resources. We also have a goal of building about 1,350 dwelling units – a number we feel is critical to create a sense of place, a series of ‘real neighborhoods’ and enough people to make our proposed main street economically and socially viable. Obviously, if we built all of those units as half-acre lots, we would overrun The Cliffs with homes in a fragmented, individualistic and homogenous land pattern that would not build community or conserve natural resources. This would run counter to everything we are trying to accomplish with The Cliffs: environmental stewardship and community building. Of The Cliffs’ 707 acres, more than half will be set aside as permanent open space with a substantial portion of this area being restored as habitat for big game, birds, amphibians, small mammals, reptiles and vegetation. That still affords us about 350 developable acres, which will accommodate roads, parks, public trails and a neighborhood commercial center, in addition to homes.

Another disadvantage of the large-lot-only scenario is that it would greatly limit the price and resident diversity of the community. We do not believe a wonderful place such as The Cliffs should be reserved for the enjoyment of an elite few who can afford a high price of entry, and choose only one style of living. We have received more than 100 emails from people in Ada County and nationwide inquiring about lot availability and there is strong interest from young families, public sector workers, retirees and active single people – all whose incomes, lifestyles and housing needs differ greatly.

One of the great things about The Cliffs is its location near high-tech and other employment centers. We are committed to making housing at The Cliffs attainable to not just to the executives at those industries and employment centers, but also to their core workforce and retirees. This is the so-called “workforce housing” that Joel Kotkin and other economists say is crucial to the Valley’s prosperity. Kotkin should know – a year ago, he wrote the Forbes magazine article that ranked this metropolitan area first nationwide for business and careers, after rating the area second in 2003 (the region ranked sixth in 2002). In April 2005, Inc. Magazine rated our area second nationally on the list of “Best Cities to Do Business in America.” Attainable workforce housing is crucial to the reality behind these rankings.

The Cliffs is committed to making housing available to a wide spectrum of potential home owners. We will put our first preliminary plat on this website next week, showing how we hope to achieve a wide range of products and lot sizes, all carefully inter-mixed and choreographed to create a great first neighborhood. The first phase will have a diversity of product type to accommodate the lifestyles of singles to small and growing families to "empty nesters," to retired persons and seniors, to upper-end estate homes.