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TABLE OF CONTENfTS~ <br />PAGE <br />I. INTRODUCTION & SUMMARY OF FINDINGS .................................................................... 1 <br />Introduction ...................................................................................................................... 1 <br />Summary of Finding;s ...................................................................................................... 4 <br />II. ECONOMIC & DEMOGRAPHIC FRAMEWORK ................................................................... 7 <br />Employment ..................................................................................................................... 7 <br />Demographic Condi,tioris ............................................................................................... 9 <br />Growth Forecast ............................................................................................................. 14 <br />III. EXISTING LAND USE ~CONDITIONS ................................................................................. 17 <br />Highway 42 Study E~reai Existing Conditions ........................................................... 17 <br />Downtown Existing Conditions .................................................................................. 19 <br />IV. COMMERCIAL MARKET CONDITIONS ............................................................................ 23 <br />Office Market Conditions ............................................................................................. 23 <br />Retail Market Condi tior-s ............................................................................................. 23 <br />V. RESIDENTIAL MARKET CONDITIONS ............................................................................. 30 <br />Apartment Market (~on~ditions .................................................................................... 30 <br />For-Sale Market Condit:ions ......................................................................................... 35 <br />VI. DEVELOPMENT POTENTI.ALS .......................................................................................... 44 <br />Parcel Analysis ................................................................................................................ 44 <br />Office Development Poi~entials .................................................................................... 49 <br />Retail Development Potentials .................................................................................... 49 <br />Residential Development Potentials ........................................................................... 51 <br />Highway 42 Development Strategy ............................................................................ 52 <br />