PowerPoint Presentation

Section titleSubtitleTogether 202: Business Roundtable

February 21, 2013

Why are we here?

Why are we here?Merck officials said the decision to consolidate in Summit rather than Readington was based on several factors, including the existing company divisions already there, the room for growth and access to major transportation hubs and New York City.Why are we here?The loss will not only impact the local tax base, but have a spillover on other local businesses like coffee shops, bagel stores and gas stations dependent on Merck employees who now shop there.

"The impact of that business leaving is a decline in the business climate around Merck headquarters," said Robert Walton, the Hunterdon County freeholder director. "All the businesses up and down Route 22."Together North JerseyWhat is Together North Jersey?A planning initiative currently underway in the 13-county North Jersey Transportation Planning Authority region of New JerseyIn November 2011, the U.S. Department of Housing and Urban Development (HUD) awarded Together North Jersey a$5 million grant to develop a Regional Plan for Sustainable Development (RPSD)Create a comprehensive and balanced plan that invests in the regions existing communities where housing, jobs, educational, cultural, and recreational opportunities are made more easily accessible to most residents without having to drive to them

What are Local Demonstration Projects?The LDP is intended to provide technical assistance to local partners throughout Northern New Jersey to undertake strategic planning activities promoting sustainable and livable, transit-oriented development and advance the broader goals of the RPSDPotential LDP projects include a variety of local planning activities to make transit corridors and communities more livableProject Team and PartnersProject Team:Regional Plan AssociationThe Williams GroupArupLevel G Associates

Steering Committee: Somerset CountyNORWESCAPSomerset County Business PartnershipHunterdon County Chamber of CommerceRaritan Valley Community CollegeHART TMARidewise TMAFlemington Borough

Trans-Bridge BusHunterdon County Bridgewater TownshipSomerville BoroughRaritan BoroughBranchburg TownshipReadington TownshipRaritan TownshipNJTPAThe Study Area

Together 202 MissionThis project proposes to:

Foster a working and collaborative network of interested citizens, residents, business owners, property owners, advocates and stakeholders living in the targeted communities participate in the process and support project actions and outcomes

Develop a deep understanding of the Route 202 Corridor, including demographic, land use, transportation and market trend analyses to understand the opportunities for growth and connectivity along the corridor

Develop a stakeholder-driven vision for the corridor that identifies opportunities and provides recommended strategies that link land use to business development, redevelopment and transportation enhancementsTogether 202 Scope & TimelinePhase I: Research & Analysis Where are we now? Where are we headed?Review of Master Plans, Studies and ReportsDemographic/economic profilesCorridor Tour

Phase II: Outreach & Ideas - Where do we want to go?Focus Groups (Mayors, Transportation, Business)Community Workshops

Phase III: Implementation Strategies - How do we get there?Corridor Vision Plan

Together 202 Goals & ObjectivesGetting PlacesExpanding Economic Opportunities

Connect workers, residents and employees to key employment and commercial destinations through enhanced transitMake recommendations for existing businesses to capitalize on transit/corridor improvementsGrowing in PlaceWorking Together

Identify target opportunity sites for redevelopment, reinvention or repositioningWork closely with state agencies to implement recommendationsTogether 202 Goals & ObjectivesTogether 202 Goals & ObjectivesKeeping Healthy, Safe & Vibrant

Find ways to improve connectivity along the corridorKEY ACCOMPLISHMENTSConvened governmental, NGO, community, and business partners Met with local representatives and transit officials to identify key corridor obstacles and opportunitiesCompleted economic and demographic analyses of corridor trendsOrganized a public workshop that gathered public input and concerns

KEY FINDINGSLand uses have to change in order for there to be better connectivity and enhanced service

KEY FINDINGSMost significant growth should be concentrated in centers (Somerville, Flemington) and should capture demographic and economic trends.

CentersKEY FINDINGSThere are opportunities for reinvention at the edges and should reflect demographic and economic trends.

EdgesKEY FINDINGSThe land uses in the middle should largely be maintained, leveraging open space and agro-economy opportunities, while knitting together existing uses at the crossroads.

Crossroads, Rural & ParkwayECONOMIC ISSUES

What is the economic future of the Route 202 corridor?What investments will secure a vibrant future here?How can existing amenities be reinvented to address changing demand?Together 202: The Economic Future of the Route 202 CorridorThe Williams Group Real Estate Advisors LLCFebruary 2013

Flemington-Somerville 202 GatewayEdges

Downtown VenuesGateway TourismHistoric , Adventure, Eco, Cultural ,Epicurean, Agri, Bicycle, Beer /Wine, Transit, Health & Rural TourismGateway to Hiking Sports VenuesHistoric Building RenovationParkway

Green space PlanMixed-Uses connected by walking & bike trail loopNew entrance to Flemington & SomervilleAccess to transit options

Crossroads

PharmaceuticalGreen TechSustainabilityGreen EnergyGreen and organic consumer productsBio TechITHealth CareR&DManufacturing

Centers

Transit Corridor CommunityTown CenterHotel Conf. Ctr.Mixed-Use ResidentialRetail Shops/Restaurants & MarketFitness Center to Attract Young ProfessionalsParking & Sports Ctr.Downtown Culture & History

Rural

Highway ScapeSeasonal VariationTourism & RecreationalBike TrailsArt in the Fields

RT 202Mobility

New Transit FacilityRail TrailsSeparate Auto from PedestrianShuttle Connecting Town Centers

20Route 202 Corridor Executive SummaryTWG Goal is to determine how to attract new business and development to the corridor and to the towns/boroughs at the north and south ends, Flemington and Somerville.The Scope to meet the goal is to develop a regional market analysis and business attraction analysis to evaluate the corridorThe approach utilized a ten (10) step screening process and scored the corridor on the screening to determine strength and weaknessesDemographic, economic, and other market data parameters were utilized to support the approachOverall the corridor scored well:Quality of life, interstate access and educated workforce scored high for business attractionHowever, there are weaknesses related to housing and transit that need to be mitigated:The fastest growing demographicsempty nesters have unmet demand in the regional urban centers at the end of the corridorTransit is not supported by current sprawl and lacks corporate support through bus stops at businesses and shopping center for example and more stop-and-rides neededSome strong tourism and lifestyle amenities are in place but need to be expanded to provide stronger corporate image attraction component

Adapted from: Metrocouncil.org

Route 202 CorridorHistorical Perspective--Cap Rates and Property Value

Route 202 CorridorExisting Conditions --Cap Rates and Property ValueRoute 202 CorridorCap Rates and Property Value$4/SF less rent is 30% less valueRecent Sales average $125/SF for I-78/I-287 sub-market

RegionalEvaluation CorridorEvaluationStationEvaluationMarket Assessment & SWOT Market Development PotentialMarket Supportable Real EstateSystem Wide SynergiesGo-No Go AssessmentReal Estate Opportunities for Specific StationIndustry TargetsChanging Values by Attracting Business25Route 202 Corridor10 Steps to Process for Corridor Success

The Corridor 10-Step Program will be scored to high light areas of strength and opportunities for improvement:Foster downtown growth to support transit and business successSupport health, environment and energy business sectors as growth opportunitiesSupport positive image and business attraction with linked trail system trough businesses along corridorProvide incentives for businesses to embrace transit with green ribbon awards, taxes breaks and corporate supportSpark demographic growth by keeping older baby boomers in downtown with targeted housingAttract graduating college professionals with downtown housing and amenitiesMaintain downtown densities to support transitProvide convenient intermodal connections Support existing transit opportunities with park and rides, stops, assets local opportunity areasSupport infill development to focus on business clustering rather than sprawlAdapted from: Metrocouncil.orgRoute 202 Corridor Score Card

Route 202 Score Card of Attracting Business and Supporting TransitCategory #Category DescriptionScore ( 5 best, 1 lowest attributes for Success)Commentary1Downtown growth to support transit and business success5This has great possibilities as long as zoning to encourage empty nester housing is encourages. More housing supports more businesses and creates efficient transit densities2Health, environment and energy business sectors as growth opportunities5Some existing clusters in place but more needs to be done to incentives businesses including zoning and transit connections3Positive image and business attraction with linked trail system trough businesses along corridor1Businesses and transit need to work together through park and rides, stops and shuttles4Incentives for businesses to embrace transit with green ribbon awards, taxes breaks and corporate support2This is very possible and attractive for corporate marketing but the process needs to get started5Demographic growth by keeping older baby boomers in downtown with targeted housing5The potential is very strong here as long as incentives are included to encourage downtown multifamily mixed use housing to provide a product for young college graduates looking o live in a more urban environment and aging baby boomers looking to sell their large houses north and south of route 202 but stay in the same area--independent senior housing is positive for growth6Graduating college professionals with downtown housing and amenities2This can be harnessed and will supply the business workforce but targeted housing needs to be encouraged in the neighboring downtowns7Downtown densities to support transit3More, more density8Convenient intermodal connections 4Add more park and rides at shopping areas, business and large density residential9Existing transit opportunities with park and rides, stops, assets 1Structure is existing but more corporation rom business is required to make it work10Infill development to focus on business clustering rather than sprawl3Areas of opportunity around Old York Road, downtowns and existing business campusesTotal Score31Total Maximum score Possible50Overall, the corridor scored highest for strong demographic support for businesses and intermodal connections for the workforce in place but potential for improvement and growth existRoute 202 Corridor Score Card1. Foster downtown growth to support transit and business successPopulation: Density in the anchoring urban towns(cities) will support transit and intermodal facilities especially in Raritan. From here, connections can be made along the corridorResidential densities need to be at least 7 to 12 units per acre along bus routes. For higher-frequency bus ways or rail service, a minimum average of 20 to 30 units per residential acre is needed. (TMS ReportTransit Supportive Land Use)Density can be supported through multi family housing that compliments the growing demographics of aging boomers and young singlesHousehold Income (est)Monthly Affordable RentPopulation at 6 miles out by 2018over 55 years $160,000.00 $4,400.00 18000Age 21 to 24 $49,000.00 $1,347.50 3500Source: TMS Report and Clarita's Demographic Snapshot Dec 2012Route 202 Corridor Score Card2. Support health, environment and energy business sectors as growth opportunitiesRoute 202 Business Clusters --Health/Pharm primarily. :Pharmaceutical examples, Janssen PharmaceuticalsImclone SystemsLifecell CorporationRocheOrtho Mc Neil PharmVeridex a Johnson and Johnson CoWF Fischer lab animal dietsTechVerizon Delta Soft (combo health and tech)Signal Control Products (traffic control)HealthEnvironmental ServicesEnergy including GreenOther Inc. ManufacturingUS Bronze PowdersGM Stainless Inc.Falcon Safety ProductsChubbSpecified Technologiesfire stopping

Roche Molecular, BranchburgRoute 202 Corridor Score Card2. Support health, environment & energy business sectors as growth opportunitiesIt is essential that the Route 202 Corridor Enhance Its Attractiveness in the Competitive Market. In general, the Top Priorities for Attracting Businesses include:LaborEducationQuality of LifeCost of doing businessAffordable Supply real estate market and labor poolFinancial Incentives AvailableInfrastructureutilities, internetExisting ClustersThe corridor has strengths in the area of labor force, quality of life and existing clusters, but weaker in cost of doing businesses

Route 202 Corridor Score Card2. Support health, environment and energy business sectors as growth opportunitiesMany of the Things That Are High priorities to Business Attraction Can be Controlled or Mitigated as Needed to Increase Attractiveness, for example:Regional Priorities: Create a Regional Development Organization to compete within New Jersey and to coordinate with State incentivesEnvironmental: Site readiness would make Route 202 move to the front of the pack in this areaPhysical: north and south truck access as well as public transportation would substantially improve the attractiveness of the sites Permitting: A streamlined and quick permit process means business can get up and running fastUrban Planning and Zoning: zoning to compliment the market supportable usesEconomics: Theming of the Corridor to attract targeted industriesEducation: Community College training of critical size to match businessesQuality of Life: Downtown living opportunities to match market through zoningOwnership: Competitively prices lots sized to meet marketall with accessFunding: Incentives for utility costsRoute 202 Corridor Score Card2. Support health, environment and energy business sectors as growth opportunitiesThe Route 202 Corridor scores high for health/pharm and related tech. from demographics and quality of lifeHighly educatedHigh White Collar workforceStrong workforce skills in computer, math, life sciences and educationStrong home ownershipHowever, scores low for empty nester housing at 19% below USA average

Neilson/Clarita's/site reports 2012Dr. C Steindel, Chief Economists, November 2012 NJ Economic insightsRoute 202 Corridor Score Card2. Support health, environment and energy business sectors as growth opportunitiesCorridor Clusters :Top growth industries in the USA are as follows:Financial ServicesEnergyIT ServicesHealth ServicesTop Growth States are:FloridaGeorgiaTexas and Tennessee for these sectorsTop Growth in New JerseyEnvironmental ServicesEnergy including GreenIT ServicesHealth ServicesRoute 202 hasHealth /Pharmaceutical presenceAnd Environmental

Route 202 Corridor Score Card3. Support positive image and business attraction with linked trail system through businesses along corridorDelaware Raritan Canal Parkcould be extended to 202 and through businessesHistoric Downtown Flemington65% of Flemington Borough is on National RegisterQuaint River Town images can be marketedHighlandsGolfNorthLandzmodel railroad --largestFertile local farmlandsustainable local produce is attractive to many green visioned businesses

Main Street Manor B&B, Flemington

Extend Trail along 202Route 202 Corridor Score Card4. Provide incentives for businesses to embrace transit with green ribbon awards, taxes breaks and corporate supportSource: 2011 new Jersey migration Survey, Office of the Chief EconomistNew Jersey Migration Survey--Summary AdaptationTop Reasons for Leaving the StateTop Reasons for Staying in the State1Income taxes--state and local--primarily affecting those earning over $100,00 and mostly higherQuality of Life2Property TaxesFamily reasons3Housing CostsCannot sell a business4Corporate Taxesless costly than NYC5unaffordable economic climateIncentivesRoute 202 Corridor Score Card5. Support Population Growth TrendsNew graduates (age 21-24 yrs.) and aging baby boomers over 65 are the fastest growth categories The family age group of 35 to 44 is decliningThe household incomes are very strong for the corridor and anchoring cities-- supporting good quality housing and servicesAverage of the population is 5 years older than the USA suggesting decline in support for suburban housing

Route 202 Corridor Score Card6. Attract graduating college professionals with downtown housing and amenitiesYoung professionals are increasingly residing in downtown neighborhoods. 25 and 34 represented nearly 25 % of the downtown population, up from 13 % in 1970. .. 44% of downtown residents in the sample had a bachelors degree or higher . Educational attainment is one of the primary drivers of a regions income and economic growth. Younger workers are one potential source of labor for filling anticipated worker shortages created by retiring Baby Boomers. % of PopulationPop. 3 miles from Center 202Pop. 6 MilesUSAEducational AssetsCollage Graduates30%29.4%17.7Masters Degree or Betters15.9%15.7%7.3Professional Degrees3%3.51.9Doctorate Degree3.231.2Route 202 Corridor Score Card7. Maintain downtown densities to support transitAverage per capital retail is more than 50% higher than USA averages, at 32sf/person vs. 23sf/person in the USAThere is no overall Opportunity Gap in retail as it is $133Million in oversupplyClothing is most oversuppliedHowever, based on spending, 110,000 sf of specialized retail can be supported in the downtownsGeneral merchandize and office is undersupplied

Route 202 Corridor Score Card7. Maintain downtown densities to support transit

The existing office market is mixed for Demand. At 25% regional vacancies are high for new construction

Source: REIS Dec 2012Central NJ OfficeVacancyActualrentsRents Actual AverageHunterdon County-250BPS23%-0.80%$23 The existing apartment market is strong for Demand. Rents are rising in the region at 4.6% which is well above national trendsDemand for rental housing can be targeted to growing demographics of urban empty nesters

Source: Loopnet and BranchburgRoute 202 Corridor Score Card8. Provide convenient intermodal connections

Previous reports and Stakeholder interviews support enhanced stops and connections along the corridor

Source: Parson Brinckerhoff Flemington Corridor StudyRoute 202 Corridor Score Card9. Support existing transit opportunities with park and rides, stops, and local opportunity areas

Source: Flemington Corridor Transit Study by Parson BrinckerhoffBus stops at Shopping CentersPark and Rides along CorridorMixed use housing with parking around intermodalExample: Business and transit together: Translink Employer Benefits Program

The Employer Benefits Program provides savings for both the employees and employer. The employee's TransLink Card is loaded monthly on a pre-tax basis, (which is about a 40% savings, implemented in the same way as a health savings account). The employer saves on payroll tax on those amounts, at 7.65%. The program is implemented seamlessly using a web-based platform. The employer cost is $3 per month per participant, which should be more than offset by the payroll tax savings. (Source: California)

Shuttle to office parksRoute 202 Corridor Score Card10. Support infill development to focus on business clustering rather than sprawlMost people do NOT travel to urban cores for work (Manhattan, Newark, Philadelphia or Trenton, for example)Corporate Sprawl has discouraged efficient transitOver 82% of both Somerset and Hunterdon Counties use single occupancy vehicles to travel to workBetween 2 and 4% only use transitWork travel trips account for primary vehicular usage

Route 202 CorridorAssets and OpportunitiesClustering of health/pham. businessesRoute 202 is old freewayIntermodal connections at RaritanQuality suburban housing stockHigh HH IncomeStrong Primary/secondary Education in Raritan TwpStrong higher educational component to populationAging population gives rise to Senior Housing opportunitiesGrowing 21-24 age category supports young educated workforce with proper downtown housing and amenitiesTourism and Amenities including :Delaware Raritan Canal ParkHistoric Downtown FlemingtonQuaint River Town imageHighlandsRoute 202 CorridorIssues and ConstraintsAs a destination, distance and commute to Manhattan is longer than prime

North and South of route 202 includes significant housing but mixed sprawl with farmslacks density along the corridor to efficiently support significant public transportation

Access to airports is limited to regionals

Significant community college presence but lacks direct access to universities except for Princeton to the south

High overall taxes compared to many other states

Route 202 CorridorGoing ForwardMitigationCost of business=incentivesDevelopment around the cores=keep young labor poolNext StepsMarketing Plan to Attract businessZoning and Incentives to locate businesses in targeted locationsLink to transit connections improvedZoning to discourage sprawlSupport Quality of Life by comingling nature along the 202 spine

cap ratesMedical Office under 50,000 SFNational CP 4Q2008Central NJ 2012 Q3Rent $/SF$23.00$27.00$23.00pass thrus $7.00$7.00$7.00Total Rent$30.00$34.00$30.00

ExpensesTotal OE$9.00$8.00$9.00Fixed exp$3.00$3.00$3.00leasing exp$1.00$0.80$3.00parking exp$1.00$1.00$1.00Total Expenses$14.00$12.80$16.00

NOI$16.00$21.20$14.00Cap Rate6.85%7.60%8.70%Capitalized value /SF$234$279$161

50,000sf$11,678,832$13,947,368$8,045,977Vacancy16%14%17%69%

Reis Reports 2012 4Q sourceCap ratesQ3Q2Q1Q4 20118.70%9.00%7.50%7.80%

NJ Growing businessesInc. 500 Rank 2012nameLocationRev. $ MillionsSectorEmployees37WebiMaxMount Laurel, NJ7.1Advertising and marketing13847VitalsLyndhurst, NJ6.4Health894780AvayaBasking Ridge5500Telecommunications18000740PSKWBedminster362Health--customer loyalty branding654507preferred Freezer ServicesChatham113Logistics1001675Trinity SolarWall, NJ138Green Energy373212Vanguard EnergyBranchburg111Green Energy802929DiversantRed Bank83IT Services852507Micro StrategiesDenville72IT Services110216Sun Durance EnergyEdison56Green Energy303621Sovereign ConsultingRobbinsville52Environmental consulting201757Advantage Healthcare SolutionsWarren42health5002693Pinnacle EnvironmentalCarlstadt28Environmental--water, smoke damage956708Psfister EnergyHawthorne24Green Energy50199ZenosysKendall Park5.3IT Services1421191Hobart HoldingsGladstone17Health901302TerraCycleTrenton13Green Consumer Products801604MD On-LineParsippany12Health57$6,641.8022047Health801Green Energy533Environmental1157IT Services337Top Growth by Industry in USAFinancial ServicesEnergyIT ServicesHealthTop StatesFLGATXTN

demographics 202Demographic Trend Analysis Showing increase in Young Graduate and Aging Baby boomer empty nesters

Pop. Growth 2013 to 2018-1.02%-0.26%3.30%Average HHI$171,400$156,200$71,900Average Age43.742.738

200020132018Age 65 and over as % of population7%12.90%16%Age 21 to 242.60%4.85%6.33%Age 35 to 4421%12%8%

scorecardRoute 202 Score Card of Attracting Business and Supporting TransitCatergory #Catergory DescriptionScore ( 5 best, 1 lowest attributes for Success)Commentry1Downtown growth to support transit and business success5This has great poissibilities as long as zoning to encourage empty nester houisng is encourages. More housing supports more buisnesses and creates efficient transti densities2Health, environment and energy business sectors as growth opportunities5Some existing clusters in place but more needs to be done to incentives businesses includign zoning and transit conenctions3Positive image and business attraction with linked trail system trough businesses along corridor1Buinesses and transit need to work together through park and rides, stops and shuttles4Incentives for businesses to embrace transit with green ribbon awards, taxes breaks and corporate support2This is very possible and attractive for corproate marketing but the process needs to get started5Demographic growth by keeping older baby boomers in downtown with targeted housing5The potential is very strong here as long as incentives are included to encourage downtown multifamily mixed use housing to provide a product for young college graduates looking o live in a more urban environment and aging baby boomers looking to sell their large houses north and south of route 202 but stay in the same area--independent senior housing is positive for growth6Graduating college professionals with downtown housing and amenities2This can be harnessed and will supply the business workforce but targeted housing needs to be encouraged in the neighboring downtowns7 downtown densities to support transit3More, more density8 convenient intermodal connections 4Add more park and rides at shopping areas, busienss and large density residential9existing transit opportunities with park and rides, stops, assets 1Structure is existing but more cooproration rom busiensse is requried to make it work10 infill development to focus on business clustering rather than sprawl3Areas of opportuntiy areoun Odl York Road, downtowns and existing busienss campusesTotal Score31Total Maximum score Possible50

educations% of PopulationPop. 3 miles from Center 202Pop. 6 MilesUSAEducational AssetsCollage Graduates30%29.4%17.7Masters Degree or Betters15.9%15.7%7.3Professional Degrees3%3.51.9Doctorage Degree3.231.2Employment and WorkforceEmployed Civilians68%66.50%58%Unemploysed3.60%5.80%6.40%White Collar80.3%62%60%note in workforce28%28%35%

Arch/engineering2%2.51.8Arts, sports and entertainment2.30%2.11.9Businesses10.28.34.7

Computers and math4.80%5.32.5Education8%7.96.1Healthcare tech5.10%6.23.4Life Sciences1.30%1.80.9Managements17.3%16.59.7Office and Admin Support14.1%1414Community services0.8%1.31.7Food Prep3%3.45.6Legal2.0%23.4Sales13.4%12.311.1Professional Care2.1%2.43.4Construction and maintenance4.0%4.79.7farming0.1%0.10.7maintenance and repair2.9%2.93.3Production and transportation4.6%4.512

HousingOwned89%85%65%Single Family80%72%61%Multi family20%28%39%

housing builtMostly built in 1980'aMostly built in 1980'aMostly built in 1970'aa

NJ Growing businessesInc. 500 Rank 2012nameLocationRev. $ MillionsSectorEmployees37WebiMaxMount Laurel, NJ7.1Advertising and marketing13847VitalsLyndhurst, NJ6.4Health894780AvayaBasking Ridge5500Telecommunications18000740PSKWBedminster362Health--customer loyalty branding654507preferred Freezer ServicesChatham113Logistics1001675Trinity SolarWall, NJ138Green Energy373212Vanguard EnergyBranchburg111Green Energy802929DiversantRed Bank83IT Services852507Micro StrategiesDenville72IT Services110216Sun Durance EnergyEdison56Green Energy303621Sovereign ConsultingRobbinsville52Environmental consulting201757Advantage Healthcare SolutionsWarren42health5002693Pinnacle EnvironmentalCarlstadt28Environmental--water, smoke damage956708Psfister EnergyHawthorne24Green Energy50199ZenosysKendall Park5.3IT Services1421191Hobart HoldingsGladstone17Health901302TerraCycleTrenton13Green Consumer Products801604MD On-LineParsippany12Health57$6,641.80Health801Green Energy533Environmental1157IT Services337Top Growth by Industry in USAFinancial ServicesEnergyIT ServicesHealthTop StatesFLGATXTN

demographics 202Demographic Trend Analysis Showing increase in Young Graduate and Aging Baby boomer empty nestersPop. 3 miles from Center 202Pop. 6 MilesUSAPop. Growth 2013 to 2018-1.02%-0.26%3.30%Average HHI$171,400$156,200$71,900Average Age43.742.738

200020132018Age 65 and over as % of population7%12.90%16%Age 21 to 242.60%4.85%6.33%Age 35 to 4421%12%8%