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percentage of growth is the most significant when viewed against its neighbors, the actual number of people added is low in comparison. To date, low density residential areas have been prevalent in the City. In addition, much of the City is already developed. Therefore, it is expected there will be added development pressure for greater density on currently undeveloped or underutilized properties. Table 3.1 summarizes selected characteristics of the population of Gem Lake and adjoining municipalities. The median age of Gem Lake residents is 37.5, which approximately two years older than the U.S. average of 35.3. Very similar is the age of both the City of White Bear Lake and White Bear Township residents, with the median age being 37.4 and 37.5 respectively. However, the City of Vadnais Heights is much closer to the national average at 35.9 years of age. The 2000 median family income level in Gem Lake ($82,909) was the highest of the adjacent communities. White Bear Township was the next closest at $79,171. Approximately 5.9 percent of the population within Gem Lake was viewed to be below the poverty line as defined by the 2000 U.S. Census. This is an increase over the 1990 level of 2.3 percent. This poverty line percentage in Gem Lake is higher than some adjoining communities. For instance, only 2.8 percent of citizens in White Bear Township live below the poverty level, with the highest percent of nearby populations below the poverty line being 4.4 percent (City of White Bear Lake). Table 3.1 - Selected Characteristics of the Population for Gem Lake and Contiguous Governmental Units Employment • Economic; The City of Gem Lake has more job opportunities than the population could reasonably be expected to support. The nature of commercial development and employment opportunities is generally geared to a trade area much larger than Gem Lake. Auto dealerships are the dominant commercial enterprises with `Highway Service" establishments, such as automotive or marine accessories or repair services constituting a large share of remaining commercial activity. Due to the City's small population, there is very little in the way of commercial development at this stage of the community's development geared to serving the resident population. 3.0 community development: trends and detriments I page 7