SOCIO-ECONOMIC PROFILE POTTSTOWN PENNSYLVANIA

PREPARED BY:

2953 SOUTH PEORIA STREET, SUITE 101 AURORA, COLORADO 80014

(303) 770-7201 PHONE (303) 770-7132 FAX [email protected]

Economic & Market Research / Land & Development Planning Landscape Architecture / Community Planning & Design

Golf Feasibility Analysis

ULI ADVISORY SERVICE PANEL

SOCIO-ECONOMIC PROFILE POTTSTOWN, PENNSYLVANIA

PREPARED FOR: THE URBAN LAND INSTITUTE

OCTOBER 5, 2009

KEY POINTS

POTTSTOWN, PA 1 THK Associates, Inc.

• Historically, the Borough of Pottstown has grown at a meager rate for households. This is most likely due to land constraints of the existing Borough limits and Pottstown not having annexed much of the surrounding land.

• The surrounding Primary Trade Area, which is an approximately 10-minute drive time of

Pottstown, has grown at a much greater pace when compared to Pottstown. This shows that while the Borough of Pottstown growth has been relatively limited, the surrounding area has been growing.

• Much of the residential growth projected over the next decade will occur in the surrounding

land of the Primary Trade Area, outside of Pottstown. Nearly all of the detached single-family demand will occur outside of Pottstown while approximately 65% of the attached single-family demand (townhomes, condominiums, and apartments) could occur within the Borough limits.

• Over the next decade, it is projected that the Primary Trade Area will grow by

approximately 200 households annually while the Borough of Pottstown will grow by approximately 40 households annually. The projected demand of 200 households is broken down into approximately 178 detached single-family homes, 27 townhome/condominiums, and 25 rental apartment units.

• Therefore, within Pottstown’s limits approximately 17 townhome/ condominium units and 17

rental apartment units would be demanded annually. Over the next decade, a total of 374 attached units (townhomes, condominiums, and apartments) are projected to be demanded in the Pottstown area located on approximately 31.3-acres.

• With office employment in Pottstown projected to grow from 5,800 employees in 2010 to

approximately 6,200 employees by 2020, the Borough of Pottstown will experience an additional demand of approximately 9,600 square feet of office and flex space annually.

• Assuming a 60% capture rate of office and flex space demand, the central/urban portion of

Pottstown would experience demand of approximately 63,350 square feet of space in total over the next decade, or roughly 5,760 square feet annually. This translates into approximately 0.4-acres annually or 4.2-acres total of additional office and flex space.

• Currently, based on the number of households within the Primary Trade Area as well as

secondary support, the Primary Trade Area can support approximately 2.8 million square feet of retail space for a variety of retail shops.

• During the time period of 2010 to 2020, the Primary Trade Area would generate support for

an additional 231,000 square feet of retail space. • Assuming the urban location of Pottstown captures 30% of the demand for retail space,

over the next decade more than 69,500 square feet of retail space, or approximately 6.4-acres (25% F.A.R.) would be demanded in the urban portion of Pottstown.

THREE COUNTY MARKET AREA MAP


POTTSTOWN

ECONOMIC BASE ANALYSIS


Annual Change

Year Total Employment Numerical Percent

1970 588,552

1980 725,577 13,703 2.1%

1981 731,008 5,431 0.7%

1982 734,266 3,258 0.4%

1983 744,315 10,049 1.4%

1984 779,223 34,908 4.7%

1985 804,682 25,459 3.3%

1986 829,441 24,759 3.1%

1987 860,610 31,169 3.8%

1988 892,534 31,924 3.7%

1989 914,388 21,854 2.4%

1990 924,472 10,084 1.1%

1991 906,922 -17,550 -1.9%

1992 910,527 3,605 0.4%

1993 925,944 15,417 1.7%

1994 926,167 223 0.0%

1995 954,740 28,573 3.1%

1996 979,912 25,172 2.6%

1997 1,012,167 32,255 3.3%

1998 1,042,967 30,800 3.0%

1999 1,068,539 25,572 2.5%

2000 1,096,675 28,136 2.6%

2001 1,099,875 3,200 0.3%

2002 1,096,317 -3,558 -0.3%

2003 1,089,221 -7,096 -0.6%

2004 1,114,059 24,838 2.3%

2005 1,139,420 25,361 2.3%

2006 1,157,381 17,961 1.6%

2007 1,174,469 17,088 1.5%

2008 1,178,690 4,221 0.4%

2009 1,161,865 -16,825 -1.4%

Annual Change

1970-2009 14,700 1.8%

1980-2009 15,044 0.0%

1990-2009 12,494 0.0%

1999-2009 9,333 0.8%

2004-2009 9,561 0.8%

2006-2009 1,495 0.1%

The Three-County Market Area consists of Berks, Chester, and Montgomery Counties

Employment Trends in the Three-County Market Area, 1970 - 2009

Source: U.S. Dept. of Commerce, Bureau of Economic Analysis, and THK Associates, Inc.



0

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AnnualRate of

Industry Change 2010 2011 2012 2013 2014 2015Total Non Farm(By Place of Work) 0.9% 1,147,156 1,150,081 1,155,958 1,164,853 1,176,873 1,189,110

Ag, S,F,F /1 1.7% 18,322 18,413 18,597 18,875 19,251 19,635Mining -1.4% 754 751 745 735 723 711Construction 0.5% 60,556 60,644 60,820 61,086 61,441 61,799Manufacturing -0.8% 128,503 128,195 127,580 126,663 125,448 124,245T & U /2 0.6% 46,720 46,806 46,980 47,241 47,592 47,945Wholesale Trade 0.7% 56,990 57,101 57,324 57,660 58,111 58,565Retail Trade 0.6% 175,939 176,272 176,938 177,941 179,286 180,641FIRE /3 1.4% 134,133 134,691 135,813 137,510 139,801 142,130Services 1.5% 450,966 452,929 456,873 462,840 470,900 479,101Government 0.0% 74,274 74,278 74,288 74,302 74,321 74,340Farm -0.5% 8,830 8,818 8,794 8,757 8,709 8,661

Total Employment 0.9% 1,155,986 1,158,899 1,164,751 1,173,610 1,185,582 1,197,771Job growth/(losses) -5,879 2,913 5,853 8,859 11,972 12,189

8,793 2,940 3,006 3,113

AverageAnnual

Industry 2016 2017 2018 2019 2020 ChangeWage & Salary(By Place of Work) 1,201,566 1,214,244 1,227,149 1,240,284 1,253,652 10,650

Ag, S,F,F /1 20,026 20,426 20,833 21,248 21,672 335Mining 699 687 675 664 653 -10Construction 62,158 62,520 62,884 63,250 63,618 306Manufacturing 123,054 121,874 120,705 119,547 118,401 -1,010T & U /2 48,301 48,659 49,020 49,384 49,750 303Wholesale Trade 59,023 59,484 59,949 60,417 60,890 390Retail Trade 182,006 183,381 184,767 186,164 187,571 1,163FIRE /3 144,497 146,904 149,351 151,839 154,369 2,024Services 487,444 495,932 504,569 513,355 522,295 7,133Government 74,358 74,377 74,396 74,415 74,434 16Farm 8,613 8,566 8,519 8,472 8,425 -40

Total Employment 1,210,179 1,222,810 1,235,668 1,248,756 1,262,077 10,610Job growth/(losses) 12,408 12,631 12,858 13,088 13,321

48001\ Agricultural Services, Forestry, & Fisheries2\ Transportation & Utilities3\ Finance, Insurance, Real Estate

Projected Employment in the Three-County Market Area, 2010 - 2020

Source: THK Associates, Inc.



2004

Year Pop HH Pop HH Pop HH Pop HH Pop HH

1980 22,729 8,867 312,509 114,544 316,660 104,752 643,621 223,290 1,272,790 442,5862.563 2.728 3.023 2.882

1990 21,831 9,086 336,523 127,649 376,296 133,257 678,111 254,995 1,390,930 515,9012.403 2.636 2.824 2.659

2000 21,589 9,146 373,638 141,570 433,501 157,905 750,097 286,098 1,557,236 585,5732.360 2.639 2.745 2.622

2010 21,930 9,230 411,080 155,500 505,100 184,750 797,990 312,230 1,714,170 652,480

(1980-2010):Numerical -27 12 3,290 1,370 6,280 2,670 5,150 2,960 14,710 7,000

Percent -0.1% 0.1% 0.9% 1.0% 1.6% 1.9% 0.7% 1.1% 1.0% 1.3%Percent of

Total -0.2% 0.2% 22.4% 19.6% 42.7% 38.1% 35.0% 42.3% 100.0% 100.0%

(1990-2010): -20 10 3,710 1,390 5,720 2,460 7,200 3,110 16,630 6,970Numerical 5 7 3,730 1,390 6,440 2,570 5,990 2,860 16,160 6,830

Percent 0.0% 0.1% 1.0% 1.0% 1.5% 1.6% 0.8% 1.0% 1.1% 1.2%Percent of

Total 0.0% 0.1% 23.1% 20.4% 39.9% 37.6% 37.1% 41.9% 100.0% 100.0%

(2000-2010):Numerical 34 8 3,740 1,390 7,160 2,680 4,790 2,610 15,690 6,690

Percent 0.2% 0.1% 1.0% 0.9% 1.5% 1.6% 0.6% 0.9% 1.0% 1.1%Percent of

Total 0.2% 0.1% 23.8% 20.8% 45.6% 40.1% 30.5% 39.0% 100.0% 100.0%265

Source: Bureau of Census, and THK Associates, Inc.

Estimates of Population and Households in theThree-County Market Area, 1980 - 2010

Three-CountyMarket Area

MontgomeryCounty

BerksCounty

ChesterCounty

Borough ofPottstown



0

100,

000

200,

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Year Income Annual Change Income Annual Change Income Annual Change

1970 $4,181 -- $4,811 -- $5,910 --1980 $10,848 10.0% $12,414 9.9% $13,963 9.0%1981 $11,963 10.3% $13,912 12.1% $15,629 11.9%1982 $12,758 6.6% $14,990 7.7% $17,068 9.2%1983 $13,715 7.5% $15,878 5.9% $18,081 5.9%1984 $14,864 8.4% $17,487 10.1% $19,727 9.1%1985 $15,618 5.1% $18,905 8.1% $21,192 7.4%1986 $16,244 4.0% $20,045 6.0% $22,462 6.0%1987 $17,036 4.9% $21,476 7.1% $24,030 7.0%1988 $18,116 6.3% $23,424 9.1% $26,412 9.9%1989 $19,604 8.2% $25,324 8.1% $29,075 10.1%1990 $19,981 1.9% $27,329 7.9% $30,995 6.6%1991 $20,343 1.8% $28,127 2.9% $31,060 0.2%1992 $21,583 6.1% $29,850 6.1% $32,511 4.7%1993 $22,148 2.6% $30,967 3.7% $33,328 2.5%1994 $22,981 3.8% $32,466 4.8% $34,291 2.9%1995 $23,691 3.1% $33,572 3.4% $35,956 4.9%1996 $24,602 3.8% $35,995 7.2% $37,501 4.3%1997 $25,512 3.7% $38,341 6.5% $38,921 3.8%1998 $26,662 4.5% $41,421 8.0% $41,837 7.5%1999 $27,285 2.3% $42,826 3.4% $42,727 2.1%2000 $28,780 5.5% $46,457 8.5% $45,991 7.6%2001 $28,914 0.5% $46,373 -0.2% $46,733 1.6%2002 $29,693 2.7% $46,862 1.1% $48,193 3.1%2003 $30,074 1.3% $48,351 3.2% $49,151 2.0%2004 $30,622 1.8% $49,825 3.0% $52,656 7.1%2005 $31,372 2.4% $51,697 3.8% $54,667 3.8%2006 $33,455 6.6% $55,476 7.3% $58,805 7.6%2007 $34,921 4.4% $58,130 4.8% $62,086 5.6%

2008 est. $36,069 3.3% $60,216 3.6% $64,684 4.2%2009 est. $37,412 3.7% $62,664 4.1% $67,752 4.7%

Source: U.S. Dept. of Commerce, Bureau of Economic Analysis, & THK Associates, Inc.

Berks County Montgomery County

Per Capita Personal Income

Chester County



Single Family Percent Multi Family Percent Total PercentYear Construction of Total Construction of Total Construction of Total

1980 4,158 87.2% 613 12.8% 4,771 100.0%1981 3,064 89.7% 350 10.3% 3,414 100.0%1982 2,562 78.9% 685 21.1% 3,247 100.0%1983 5,705 81.4% 1,301 18.6% 7,006 100.0%1984 7,044 85.6% 1,182 14.4% 8,226 100.0%1985 7,964 87.2% 1,172 12.8% 9,136 100.0%1986 9,411 88.0% 1,281 12.0% 10,692 100.0%1987 8,737 85.5% 1,485 14.5% 10,222 100.0%1988 9,139 92.7% 716 7.3% 9,855 100.0%1989 7,385 83.5% 1,457 16.5% 8,842 100.0%1990 5,167 89.3% 620 10.7% 5,787 100.0%1991 5,106 89.1% 625 10.9% 5,731 100.0%1992 6,541 91.1% 639 8.9% 7,180 100.0%1993 7,268 94.1% 453 5.9% 7,721 100.0%1994 7,073 97.4% 191 2.6% 7,264 100.0%1995 6,116 89.1% 746 10.9% 6,862 100.0%1996 6,496 90.0% 718 10.0% 7,214 100.0%1997 6,913 80.9% 1,631 19.1% 8,544 100.0%1998 7,742 85.4% 1,325 14.6% 9,067 100.0%1999 7,595 86.6% 1,177 13.4% 8,772 100.0%2000 7,307 92.3% 611 7.7% 7,918 100.0%2001 7,185 92.1% 620 7.9% 7,805 100.0%2002 7,324 90.7% 754 9.3% 8,078 100.0%2003 6,620 87.7% 930 12.3% 7,550 100.0%2004 6,865 85.9% 1,123 14.1% 7,988 100.0%2005 6,466 79.7% 1,651 20.3% 8,117 100.0%2006 5,301 84.0% 1,011 16.0% 6,312 100.0%2007 4,447 78.0% 1,256 22.0% 5,703 100.0%2008 3,325 91.1% 326 8.9% 3,651 100.0%2009 * 1,019 93.7% 69 6.3% 1,088 100.0%

29 Year Average 6,415 87.5% 919 12.5% 7,334 100.0%1980-2008

10 Year Average 6,244 86.8% 946 13.2% 7,189 100.0%1999-2008

5 Year Average 5,281 83.1% 1,073 16.9% 6,354 100.0%2004-2008

3 Year Average 4,358 83.4% 864 16.6% 5,222 100.0%2006-2008

* Permits through July 2009

Residential Building Permits Issued by Type and Tenure


in the Three-County Market Area, 1980 - 2009



His

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20

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0

2,00

0

4,00

0

6,00

0

8,00

0

10,0

00

12,0

00

1980

1981

1982

1983

1984

1985

1986

1987

1988

1989

1990

1991

1992

1993

1994

1995

1996

1997

1998

1999

2000

2001

2002

2003

2004

2005

2006

2007

2008

Tota

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Yr.

Ave

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ve.

3 Yr

. Ave

.



Single Family

% of % of % of % of % ofYear Permits Total Permits Total Permits Total Permits Total Permits Total

1980 5 0.1% 866 20.8% 1,634 39.3% 1,658 39.9% 4,158 100.0%1981 1 0.0% 472 15.4% 1,276 41.6% 1,316 43.0% 3,064 100.0%1982 4 0.2% 458 17.9% 976 38.1% 1,128 44.0% 2,562 100.0%1983 3 0.1% 849 14.9% 2,425 42.5% 2,431 42.6% 5,705 100.0%1984 6 0.1% 1,165 16.5% 2,700 38.3% 3,179 45.1% 7,044 100.0%1985 6 0.1% 1,141 14.3% 3,181 39.9% 3,642 45.7% 7,964 100.0%1986 8 0.1% 1,535 16.3% 4,393 46.7% 3,483 37.0% 9,411 100.0%1987 31 0.4% 1,697 19.4% 3,854 44.1% 3,186 36.5% 8,737 100.0%1988 45 0.5% 2,069 22.6% 3,588 39.3% 3,482 38.1% 9,139 100.0%1989 108 1.5% 1,860 25.2% 2,567 34.8% 2,958 40.1% 7,385 100.0%1990 13 0.3% 1,215 23.5% 1,698 32.9% 2,254 43.6% 5,167 100.0%1991 12 0.2% 1,425 27.9% 1,585 31.0% 2,096 41.0% 5,106 100.0%1992 3 0.0% 1,482 22.7% 2,141 32.7% 2,918 44.6% 6,541 100.0%1993 0 0.0% 1,604 22.1% 2,213 30.4% 3,451 47.5% 7,268 100.0%1994 10 0.1% 1,734 24.5% 2,099 29.7% 3,240 45.8% 7,073 100.0%1995 7 0.1% 1,360 22.2% 2,156 35.3% 2,600 42.5% 6,116 100.0%1996 1 0.0% 1,475 22.7% 2,150 33.1% 2,871 44.2% 6,496 100.0%1997 3 0.0% 1,566 22.7% 2,478 35.8% 2,869 41.5% 6,913 100.0%1998 4 0.1% 1,626 21.0% 2,911 37.6% 3,205 41.4% 7,742 100.0%1999 6 0.1% 1,569 20.7% 3,094 40.7% 2,932 38.6% 7,595 100.0%2000 1 0.0% 1,597 21.9% 2,918 39.9% 2,792 38.2% 7,307 100.0%2001 1 0.0% 1,713 23.8% 2,824 39.3% 2,648 36.9% 7,185 100.0%2002 5 0.1% 1,778 24.3% 3,178 43.4% 2,368 32.3% 7,324 100.0%2003 6 0.1% 1,578 23.8% 2,826 42.7% 2,216 33.5% 6,620 100.0%2004 17 0.2% 1,495 21.8% 3,112 45.3% 2,258 32.9% 6,865 100.0%2005 66 1.0% 1,287 19.9% 2,865 44.3% 2,314 35.8% 6,466 100.0%2006 54 1.0% 1,133 21.4% 2,235 42.2% 1,933 36.5% 5,301 100.0%2007 29 0.7% 1,041 23.4% 1,767 39.7% 1,639 36.9% 4,447 100.0%2008 25 0.8% 616 18.5% 1,427 42.9% 1,282 38.6% 3,325 100.0%2009 * 0 0.0% 111 10.9% 497 48.8% 411 40.3% 1,019 100.0%

29 Year Average 17 0.3% 1,359 21.2% 2,492 38.8% 2,564 40.0% 6,415 100.0%1980-2008

10 Year Average 21 0.3% 1,381 22.1% 2,625 42.0% 2,238 35.8% 6,244 100.0%1999-2008

5 Year Average 38 0.7% 1,114 21.1% 2,281 43.2% 1,885 35.7% 5,281 100.0%2004-2008

3 Year Average 36 0.8% 930 21.3% 1,810 41.5% 1,618 37.1% 4,358 100.0%2006-2008

BerksCounty

ChesterCounty CountyPottstown Area

Residential Building Permits Issued in the Three-County Market Area, 1980 - 2009

Borough ofThree-County

Montgomery Market



Multi-Family


1980 24 3.9% 194 31.6% 252 41.1% 167 27.2% 613 100.0%1981 0 0.0% 110 31.4% 70 20.0% 170 48.6% 350 100.0%1982 112 16.4% 148 21.6% 244 35.6% 293 42.8% 685 100.0%1983 31 2.4% 241 18.5% 423 32.5% 637 49.0% 1,301 100.0%1984 0 0.0% 165 14.0% 321 27.2% 696 58.9% 1,182 100.0%1985 26 2.2% 163 13.9% 150 12.8% 859 73.3% 1,172 100.0%1986 5 0.4% 108 8.4% 535 41.8% 638 49.8% 1,281 100.0%1987 0 0.0% 481 32.4% 335 22.6% 669 45.1% 1,485 100.0%1988 0 0.0% 115 16.1% 185 25.8% 416 58.1% 716 100.0%1989 78 5.4% 265 18.2% 604 41.5% 588 40.4% 1,457 100.0%1990 0 0.0% 186 30.0% 121 19.5% 313 50.5% 620 100.0%1991 0 0.0% 57 9.1% 382 61.1% 186 29.8% 625 100.0%1992 0 0.0% 297 46.5% 130 20.3% 212 33.2% 639 100.0%1993 0 0.0% 118 26.0% 132 29.1% 203 44.8% 453 100.0%1994 0 0.0% 32 16.8% 124 64.9% 35 18.3% 191 100.0%1995 0 0.0% 18 2.4% 501 67.2% 227 30.4% 746 100.0%1996 0 0.0% 78 10.9% 140 19.5% 500 69.6% 718 100.0%1997 36 2.2% 141 8.6% 942 57.8% 548 33.6% 1,631 100.0%1998 41 3.1% 152 11.5% 578 43.6% 595 44.9% 1,325 100.0%1999 52 4.4% 220 18.7% 214 18.2% 743 63.1% 1,177 100.0%2000 0 0.0% 212 34.7% 133 21.8% 266 43.5% 611 100.0%2001 0 0.0% 318 51.3% 76 12.3% 226 36.5% 620 100.0%2002 0 0.0% 343 45.5% 126 16.7% 285 37.8% 754 100.0%2003 0 0.0% 413 44.4% 135 14.5% 382 41.1% 930 100.0%2004 0 0.0% 145 12.9% 549 48.9% 429 38.2% 1,123 100.0%2005 0 0.0% 81 4.9% 216 13.1% 1,354 82.0% 1,651 100.0%2006 0 0.0% 40 4.0% 292 28.9% 679 67.2% 1,011 100.0%2007 0 0.0% 247 19.7% 325 25.9% 684 54.5% 1,256 100.0%2008 0 0.0% 43 13.2% 231 70.9% 52 16.0% 326 100.0%2009 * 0 0.0% 25 36.2% 3 4.3% 41 59.4% 69 100.0%

29 Year Average 14 1.5% 177 19.3% 292 31.8% 450 49.0% 919 100.0%1980-2008

10 Year Average 5 0.5% 206 21.8% 230 24.3% 510 53.9% 946 100.0%1999-2008

5 Year Average 0 0.0% 111 10.4% 323 30.1% 640 59.6% 1,073 100.0%2004-2008

3 Year Average 0 0.0% 110 12.7% 283 32.7% 472 54.6% 864 100.0%2006-2008

BerksCounty

ChesterCounty

MarketAreaCounty

MontgomeryPottstownBorough of

Three-County



Total


1980 29 0.6% 1,060 22.2% 1,886 39.5% 1,825 38.3% 4,771 100.0%1981 1 0.0% 582 17.0% 1,346 39.4% 1,486 43.5% 3,414 100.0%1982 116 3.6% 606 18.7% 1,220 37.6% 1,421 43.8% 3,247 100.0%1983 34 0.5% 1,090 15.6% 2,848 40.7% 3,068 43.8% 7,006 100.0%1984 6 0.1% 1,330 16.2% 3,021 36.7% 3,875 47.1% 8,226 100.0%1985 32 0.4% 1,304 14.3% 3,331 36.5% 4,501 49.3% 9,136 100.0%1986 13 0.1% 1,643 15.4% 4,928 46.1% 4,121 38.5% 10,692 100.0%1987 31 0.3% 2,178 21.3% 4,189 41.0% 3,855 37.7% 10,222 100.0%1988 45 0.5% 2,184 22.2% 3,773 38.3% 3,898 39.6% 9,855 100.0%1989 186 2.1% 2,125 24.0% 3,171 35.9% 3,546 40.1% 8,842 100.0%1990 13 0.2% 1,401 24.2% 1,819 31.4% 2,567 44.4% 5,787 100.0%1991 12 0.2% 1,482 25.9% 1,967 34.3% 2,282 39.8% 5,731 100.0%1992 3 0.0% 1,779 24.8% 2,271 31.6% 3,130 43.6% 7,180 100.0%1993 0 0.0% 1,722 22.3% 2,345 30.4% 3,654 47.3% 7,721 100.0%1994 10 0.1% 1,766 24.3% 2,223 30.6% 3,275 45.1% 7,264 100.0%1995 7 0.1% 1,378 20.1% 2,657 38.7% 2,827 41.2% 6,862 100.0%1996 1 0.0% 1,553 21.5% 2,290 31.7% 3,371 46.7% 7,214 100.0%1997 39 0.5% 1,707 20.0% 3,420 40.0% 3,417 40.0% 8,544 100.0%1998 45 0.5% 1,778 19.6% 3,489 38.5% 3,800 41.9% 9,067 100.0%1999 58 0.7% 1,789 20.4% 3,308 37.7% 3,675 41.9% 8,772 100.0%2000 1 0.0% 1,809 22.8% 3,051 38.5% 3,058 38.6% 7,918 100.0%2001 1 0.0% 2,031 26.0% 2,900 37.2% 2,874 36.8% 7,805 100.0%2002 5 0.1% 2,121 26.3% 3,304 40.9% 2,653 32.8% 8,078 100.0%2003 6 0.1% 1,991 26.4% 2,961 39.2% 2,598 34.4% 7,550 100.0%2004 17 0.2% 1,640 20.5% 3,661 45.8% 2,687 33.6% 7,988 100.0%2005 66 0.8% 1,368 16.9% 3,081 38.0% 3,668 45.2% 8,117 100.0%2006 54 0.9% 1,173 18.6% 2,527 40.0% 2,612 41.4% 6,312 100.0%2007 29 0.5% 1,288 22.6% 2,092 36.7% 2,323 40.7% 5,703 100.0%2008 25 0.7% 659 18.0% 1,658 45.4% 1,334 36.5% 3,651 100.0%2009 * 0 0.0% 136 12.5% 500 46.0% 452 41.5% 1,088 100.0%

29 Year Average 31 0.4% 1,536 20.9% 2,784 38.0% 3,014 41.1% 7,334 100.0%1980-2008

10 Year Average 26 0.4% 1,587 22.1% 2,854 39.7% 2,748 38.2% 7,189 100.0%1999-2008

5 Year Average 38 0.6% 1,226 19.3% 2,604 41.0% 2,525 39.7% 6,354 100.0%2004-2008

3 Year Average 36 0.7% 1,040 19.9% 2,092 40.1% 2,090 40.0% 5,222 100.0%2006-2008

* Permits through July 2009

Source: U.S. Department of Commerce, C-40 Reports and THK Associates, Inc.

BerksCounty

ChesterCounty

MontgomeryThree-County

PottstownMarketBorough of

County Area



1.015467839 0.993716122Employment Annual Population Population Population Annual

Total Participation January 1, Population in Group In Per HouseholdYear Employment Ratio Population Change Quarters Households Household Households Change

1980 725,577 0.5701 1,272,790 -- 40,667 1,232,123 2.7839 442,586 --1990 924,472 0.6646 1,390,930 11,810 42,445 1,348,485 2.6138 515,901 7,3302000 1,096,675 0.7042 1,557,236 16,630 50,420 1,506,816 2.5732 585,573 6,9702010 1,155,986 0.6744 1,714,170 15,690 54,870 1,659,300 2.5431 652,480 6,690

0.99992 1.0085 487.65 0.998952011 1,158,900 0.6743 1,718,630 4,460 55,336 1,663,294 2.5404 654,740 2,2602012 1,164,750 0.6743 1,727,440 8,810 55,807 1,671,633 2.5377 658,710 3,9702013 1,173,610 0.6742 1,740,720 13,280 56,281 1,684,439 2.5351 664,460 5,7502014 1,185,580 0.6742 1,758,620 17,900 56,760 1,701,860 2.5324 672,030 7,5702015 1,197,770 0.6741 1,776,840 18,220 57,242 1,719,598 2.5297 679,750 7,7202016 1,210,180 0.6740 1,795,390 18,550 57,729 1,737,661 2.5271 687,610 7,8602017 1,222,810 0.6740 1,814,280 18,890 58,219 1,756,061 2.5244 695,630 8,0202018 1,235,670 0.6739 1,833,500 19,220 58,714 1,774,786 2.5218 703,780 8,1502019 1,248,760 0.6739 1,853,080 19,580 59,213 1,793,867 2.5191 712,100 8,3202020 1,262,080 0.6738 1,872,990 19,910 59,716 1,813,274 2.5165 720,560 8,460

Average 18,550 14,220 1.305 10.00% 7,150 1.989Annual Change 17,220 16,630 1.035 30.00% 6,970 2.386

(2010-2020) 5,930 15,690 0.378 60.00% 6,690 2.345Numerical: 10,610 15,880 0.668 480 15,400 6,810 2.322

0.668 485 2.332Percent: 0.9% 0.9% 0.8% 0.9% 1.0%

Source: Bureau of Census, and THK Associates, Inc.

Projected Population and Households in the Three-County Market Area, 2010 - 2020



0

200,

000

400,

000

600,

000

800,

000

1,00

0,00

0

1,20

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1990

2000

2010

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PRIMARY TRADE AREA (10-MINUTE DRIVE TIME)


RESIDENTIAL UNIT DEMAND


Three-County Market Area 1980 1990 2000 2010 Numerical Percent Numerical Percent Numerical PercentPopulation 1,272,790 1,390,930 1,557,236 1,714,170 14,713 1.0% 16,162 1.1% 15,693 1.0%Households 442,586 515,901 585,573 652,480 6,996 1.3% 6,829 1.2% 6,691 1.1%

2.876 2.696 2.659 2.627

Borough of Pottstown, PAPopulation 22,729 21,831 21,859 21,930 -27 -0.1% 5 0.0% 7 0.0%Households 8,867 9,086 9,146 9,230 12 0.1% 7 0.1% 8 0.1%

2.563325 2.402707 2.390007 2.375948 -0.6% -0.1%

Primary Trade AreaPopulation 50,520 52,925 56,986 62,220 390 0.7% 465 0.8% 523 0.9%Households 18,210 20,345 22,317 24,510 210 1.0% 208 0.9% 219 0.9%

2.77412 2.601376 2.553479 2.5384592.05325 2.239159 2.440083 2.655471 0.863%

Borough of Pottstown, PAas a percent ofThree-County Market AreaPopulation 1.8% 1.6% 1.4% 1.3% -0.2% 0.0% 0.0%Households 2.0% 1.8% 1.6% 1.4% 0.2% 0.1% 0.1%

Primary Trade Areaas a percent ofThree-County Market AreaPopulation 4.0% 3.8% 3.7% 3.6% 2.7% 2.9% 3.3%Households 4.1% 3.9% 3.8% 3.8% 3.0% 3.0% 3.3%

Three-County Market Area 2010 2015 2020 Numerical Percent Numerical PercentPopulation 1,714,170 1,776,840 1,872,990 12,530 0.7% 15,880 0.9%Households 652,480 679,750 720,560 5,450 0.8% 6,810 1.0%

Borough of Pottstown, PAPopulation 21,930 22,170 22,400 50 0.2% 50 0.2%Households 9,230 9,430 9,580 40 0.4% 40 0.4%

2.375948 2.351007 2.338205 40 0.4% 30 -0.2%2.37595 2.351007 2.338205

Primary Trade AreaPopulation 62,220 64,170 66,180 390 0.6% 400 0.6%Households 24,510 25,480 26,490 190 0.8% 200 0.8%

2.538556 2.518312 2.498229

Borough of Pottstown, PAas a percent ofThree-County Market AreaPopulation 1.3% 1.2% 1.2% 0.4% 0.3%Households 1.4% 1.4% 1.3% 0.7% 0.6%

Primary Trade Areaas a percent ofThree-County Market AreaPopulation 3.6% 3.6% 3.5% 3.1% 2.5%Households 3.8% 3.7% 3.7% 3.5% 2.9%

Population and Household Trends in the Three-County Market Area,the Borough of Pottstown, PA, and the Primary Trade Area, 1980-2010

Annual Average1980-2010 1990-2010 2000-2010

Source: U.S. Bureau of the Census and THK Associates, Inc.

Projected Population and Household Trends in the Three-County Market Area,the Borough of Pottstown, PA, and the Primary Trade Area, 2010-2020

Annual Average2010-2015 2010-2020

Source: U.S. Bureau of the Census, Claritas, & THK Associates, Inc.

RESIDENTIAL UNIT DEMAND


1.025 87.50% 85.00% 15.00% 12.50%

AnnualHousing Total Detached Attached Rental

Annual Unit Owner- Single Single Multi-Year Households Change Demand ship Family Family family

2010 24,510 191 196 171 146 26 242011 24,701 192 197 173 147 26 252012 24,893 194 199 174 148 26 252013 25,087 196 200 175 149 26 252014 25,283 197 202 177 150 27 252015 25,480 199 204 178 151 27 252016 25,679 200 205 180 153 27 262017 25,879 202 207 181 154 27 262018 26,081 203 208 182 155 27 262019 26,284 206 211 185 157 28 262020 26490 209 214 187 159 28 27

Average Annual Demand

2010-2020 200 204 178 152 27 25

Projected Primary Trade AreaResidential Demand by Unit Type, 2010-2020

Ownership Units


OFFICE/FLEX SPACE DEMAND


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Annual TotalTotal Change Projected Annual

Office Office Office & FlexYear Employment Employment Space Demand2009 471,496 471,4962010 468,161 -3,335 -816,5582011 469,814 1,653 404,7572012 473,135 3,320 813,0082013 478,158 5,023 1,230,0352014 484,942 6,784 1,661,2622015 491,842 6,901 1,689,8912016 498,861 7,019 1,718,9812017 506,001 7,139 1,748,5422018 513,263 7,262 1,778,5812019 520,649 7,386 1,809,1052020 528,162 7,513 1,840,125

Annual Average2008-2018 493,908 5,151 1,261,610

Note: Square footage/office worker: 230Square footage/flex worker: 450


Projected Office and Flex Space Demand inthe Three-County Market Area, 2010-2020



Annual TotalTotal Change Projected Annual

Total Office Office Office & FlexYear Employment Employment Employment Space Demand

13,831 5,7482010 13,988 5,801 53 14,8682011 14,034 5,826 25 6,3182012 14,080 5,857 31 7,4992013 14,127 5,894 37 8,6782014 14,173 5,937 43 9,8492015 14,220 5,980 43 9,8712016 14,267 6,024 43 9,6592017 14,314 6,067 43 9,6802018 14,361 6,110 43 9,7012019 14,408 6,154 43 9,7222020 14,456 6,197 44 9,742

Annual Average2010-2020 14,221 5,986 40 9,600

Note: Square footage/office worker: 230Square footage/flex worker: 450

Projected Office and Flex Space Demand in the Borough of Pottstown, PA

Source: ULI, Montgomery County, & THK Associates, Inc.

RETAIL SPACE DEMAND


Three-County Market Area 1980 1990 2000 2010 Numerical Percent Numerical Percent Numerical PercentPopulation 1,272,790 1,390,930 1,557,236 1,714,170 14,713 1.0% 16,162 1.1% 15,693 1.0%Households 442,586 515,901 585,573 652,480 6,996 1.3% 6,829 1.2% 6,691 1.1%

2.876 2.696 2.659 2.627

Borough of Pottstown, PAPopulation 22,729 21,831 21,859 21,930 -27 -0.1% 5 0.0% 7 0.0%Households 8,867 9,086 9,146 9,230 12 0.1% 7 0.1% 8 0.1%

2.563325 2.402707 2.390007 2.375948 -0.6% -0.1%

Primary Trade AreaPopulation 50,520 52,925 56,986 62,220 390 0.7% 465 0.8% 523 0.9%Households 18,210 20,345 22,317 24,510 210 1.0% 208 0.9% 219 0.9%

2.77412 2.601376 2.553479 2.5384592.05325 2.239159 2.440083 2.655471 0.863%

Borough of Pottstown, PAas a percent ofThree-County Market AreaPopulation 1.8% 1.6% 1.4% 1.3% -0.2% 0.0% 0.0%Households 2.0% 1.8% 1.6% 1.4% 0.2% 0.1% 0.1%

Primary Trade Areaas a percent ofThree-County Market AreaPopulation 4.0% 3.8% 3.7% 3.6% 2.7% 2.9% 3.3%Households 4.1% 3.9% 3.8% 3.8% 3.0% 3.0% 3.3%

Three-County Market Area 2010 2015 2020 Numerical Percent Numerical PercentPopulation 1,714,170 1,776,840 1,872,990 12,530 0.7% 15,880 0.9%Households 652,480 679,750 720,560 5,450 0.8% 6,810 1.0%

Borough of Pottstown, PAPopulation 21,930 22,170 22,400 50 0.2% 50 0.2%Households 9,230 9,430 9,580 40 0.4% 40 0.4%

2.375948 2.351007 2.338205 40 0.4% 30 -0.2%2.37595 2.351007 2.338205

Primary Trade AreaPopulation 62,220 64,170 66,180 390 0.6% 400 0.6%Households 24,510 25,480 26,490 190 0.8% 200 0.8%

2.538556 2.518312 2.498229

Borough of Pottstown, PAas a percent ofThree-County Market AreaPopulation 1.3% 1.2% 1.2% 0.4% 0.3%Households 1.4% 1.4% 1.3% 0.7% 0.6%

Primary Trade Areaas a percent ofThree-County Market AreaPopulation 3.6% 3.6% 3.5% 3.1% 2.5%Households 3.8% 3.7% 3.7% 3.5% 2.9%

Population and Household Trends in the Three-County Market Area,the Borough of Pottstown, PA, and the Primary Trade Area, 1980-2010

Annual Average1980-2010 1990-2010 2000-2010

Source: U.S. Bureau of the Census and THK Associates, Inc.

Projected Population and Household Trends in the Three-County Market Area,the Borough of Pottstown, PA, and the Primary Trade Area, 2010-2020

Annual Average2010-2015 2010-2020

Source: U.S. Bureau of the Census, Claritas, & THK Associates, Inc.

RETAIL SPACE DEMAND


Amount Percent

Median Gross Income $58,559Taxes $6,679 11.4% of Gross

Disposable Income $51,880 88.6% of GrossHousing $12,970 25.0% of DisposableTransportation $9,338 18.0%Savings / Pensions $2,490 4.8%Medical / Insurance $2,386 4.6%Recreation $726 1.4%Education $726 1.4%Miscellaneous $1,349 2.6%

Total Available for Retail $21,893 42.2% of Disposable

Store Type

Hardware and Building MaterialsBuilding Materials and Supplies $377 1.7% of RetailHardware $185 0.8%

Food StoresGrocery $6,230 28.5%

AutomotiveTire, Battery and Accessory $620 2.8%

Apparel and AccessoryMen's Clothing $575 2.6%Women's Clothing $1,040 4.8%Children's Clothing $509 2.3%Shoes $479 2.2%Other Apparel & Accessories $100 0.5%

Furniture and EquipmentFurniture $599 2.7%Home Furnishings & Accessories $1,004 4.6%Household Appliances $433 2.0%Radio, Television, Stereo, Computer $789 3.6%Records & Music $132 0.6%

Eating and Drinking PlacesRestaurant $3,199 14.6%

Drug and ProprietaryDrug / Cosmetics $725 3.3%

Other Retail and Personal ServicesLiquor / Wine & Spirits $524 2.4%Sporting Goods & Bicycle $428 2.0%Books & Stationary $420 1.9%Jewelry $194 0.9%Hobby & Specialty $149 0.7%Florist $92 0.4%Miscellaneous Retail $1,323 6.0%Video Tape Rental $83 0.4%Personal Care Products & Services $560 2.6%Dry Cleaner / Coin Laundry $203 0.9%Misc Personal Services $923 4.2%

Total Retail $21,893 100.0%

Source: U.S. Department of Labor, Bureau of Labor Statistics; and THK Associates, Inc.

Estimated Household Expenditure Patternsin the Retail Primary Trade Area

Median Household

RETAIL SPACE DEMAND


Median Sales Per Median Threshold MinimumHousehold Square Foot Store Size Household Expenditure

Store Type Expenditure GLA (Sq. Ft.) Support Support

Hardware and Building MaterialsBuilding Materials and Supplies $377 $417.80 65,000 72,075 $27,157,000Hardware $185 $111.45 20,000 12,073 $2,229,000

Food StoresGrocery/Convenience $6,230 $390.25 10,000 626 $3,902,500

AutomotiveTire, Battery and Accessory $620 $219.72 6,000 2,127 $1,318,320

Apparel and AccessoryMen's Clothing $575 $185.37 15,000 4,839 $2,780,550Women's Clothing $1,040 $177.39 20,000 3,411 $3,547,716Children's Clothing $509 $235.54 15,000 6,946 $3,533,100Shoes $479 $210.20 5,000 2,196 $1,050,994Other Apparel & Accessories $100 $226.83 5,000 11,359 $1,134,141

Furniture and EquipmentFurniture $599 $224.68 20,000 7,501 $4,493,600Home Furnishings & Accessories $1,004 $188.73 25,000 4,699 $4,718,213Household Appliances $433 $237.49 15,000 8,221 $3,562,350Radio, Television, Stereo, Computer $789 $319.34 5,000 2,023 $1,596,711Records & Music $132 $254.45 4,500 8,683 $1,145,025

Eating and Drinking PlacesRestaurant $3,199 $282.45 2,750 243 $776,742

Drug and ProprietaryDrug / Cosmetics $725 $374.26 12,000 6,192 $4,491,120

Other Retail and Personal ServicesLiquor / Wine & Spirits $524 $321.25 4,000 2,454 $1,285,000Sporting Goods & Bicycle $428 $197.34 6,000 2,769 $1,184,043Books & Stationary $420 $143.41 4,500 1,536 $645,351Jewelry $194 $445.74 1,200 2,757 $534,888Hobby & Specialty $149 $213.04 5,000 7,157 $1,065,220Florist $92 $174.70 1,500 2,839 $262,050Miscellaneous Retail $1,323 $201.00 2,000 304 $402,000Video Tape Rental $83 $145.37 6,000 10,522 $872,220Personal Care Products & Services $560 $147.29 1,200 316 $176,748Dry Cleaner / Coin Laundry $203 $124.26 1,600 977 $198,816Misc. Personal Services $923 $158.59 1,200 206 $190,308

Total Retail $21,893

Source: U.S. Department of Labor, Bureau of Labor Statistics; and THK Associates, Inc.

Characteristics of Selected Store Types Found in Community Shopping Centers

RETAIL SPACE DEMAND


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1,7

55

Sour

ce:

U.S

. Dep

artm

ent

of L

abor

, Bur

eau

of L

abor

Sta

tistic

s; a

nd T

HK

Asso

ciat

es, I

nc.

Esti

mat

ed R

etai

l Sal

es a

nd

Squa

re F

oota

ge S

upp

ort

(Com

mu

nit

y) in

th

e R

etai

l Pri

mar

y Tr

ade

Are

a, 2

01

0-2

020

2010

Sup

port

2015

Sup

port

2018

Sup

port

Documents

SOCIO-ECONOMIC PROFILE POTTSTOWN PENNSYLVANIA