FT RA D Cherokee County Community Assessment Vol. 2: Technical Data and Analyses January, 2007 An Element of the Joint Comprehensive Plan—2030 For Cherokee County and the Cities of Ball Ground, Waleska and Woodstock, Georgia Plan Cherokee Team: ROSS+associates | McBride Dale Clarion | Day Wilburn Associates | Robert Charles Lesser & Company Joint Comprehensive Plan Tenth-Year Update Cherokee County, Ball Ground, Waleska and Woodstock Community Assessment Vol. 2: Technical Data and Analyses Table of Contents Introduction ............................................................................................................ 1 Demographics ......................................................................................................... 2 Population and Employment Forecasts............................................................................... 2 Analysis of Population Forecasts........................................................................................ 2 Analysis of Household and Housing Forecasts .................................................................. 3 Analysis of Employment Forecasts .................................................................................... 4 Forecasts of Other Factors .................................................................................................. 4 Population......................................................................................................................... 10 Total County ..................................................................................................................... 10 Municipality Breakdown .................................................................................................. 11 Housing Units ...................................................................................................................12 Average Household Size................................................................................................... 12 Household Composition ................................................................................................... 14 Age Characteristics........................................................................................................... 15 Lifecycle and Lifecycle Housing and Service Needs ....................................................... 17 Income .............................................................................................................................. 18 Racial/Ethnic Composition............................................................................................... 19 Educational Attainment .................................................................................................... 21 Housing.................................................................................................................. 23 The Residential Market..................................................................................................... 24 Housing Type....................................................................................................................28 Single-Family Housing..................................................................................................... 28 Manufactured Housing ..................................................................................................... 28 Multi-family Housing ....................................................................................................... 29 Housing by Jurisdiction .................................................................................................... 29 Housing Quality................................................................................................................ 30 Age and Condition of Housing ......................................................................................... 30 Community Assessment Report Vol. 2: Technical Data and Analyses ____________________i ______________________________DRAFT: January, 2007 Table of Contents Age of Housing................................................................................................................. 30 Condition .......................................................................................................................... 32 Tenure and Vacancy ......................................................................................................... 33 Tenure by Occupancy ....................................................................................................... 33 Vacancy Rates...................................................................................................................35 Concentration of Neighborhood Rentals .......................................................................... 36 Cost of Housing ................................................................................................................ 37 Existing Housing .............................................................................................................. 37 New and Resale Housing.................................................................................................. 39 Rental Costs ...................................................................................................................... 40 Households Reporting Problems ...................................................................................... 48 Cost Burdened Households............................................................................................... 50 Income Gap Analysis........................................................................................................ 53 Special Needs Populations................................................................................................ 56 Housing Programs............................................................................................................. 63 Outlook for Housing Opportunities .................................................................................. 66 Economic Development........................................................................................ 68 Nonresidential Market ...................................................................................................... 70 Retail Follows Residential Growth................................................................................... 70 Office and Business Park are Growing Opportunity ........................................................ 72 Employment Trends.......................................................................................................... 75 Labor Force Participation ................................................................................................. 75 Unemployment ................................................................................................................. 77 Employment Industries of Labor Force ............................................................................ 77 Employment Sectors......................................................................................................... 79 Population Characteristics ................................................................................................ 80 Wages ............................................................................................................................... 81 Employment and Commuting Patterns ............................................................................. 81 Economic Recruitment ..................................................................................................... 82 Recruitment Strategies...................................................................................................... 82 Business Activity ..............................................................................................................84 Status of Economic Opportunity....................................................................................... 85 Identification of Industries and Economic Opportunities................................................. 85 Coordination Efforts ......................................................................................................... 88 Redevelopment and Downtown Revitalization ................................................................ 89 Organizations and Tools within the County ..................................................................... 89 Development Authority of Cherokee County................................................................... 89 Chamber of Commerce..................................................................................................... 90 City of Woodstock Economic Development and Planning Office ................................... 93 Farm Bureau .....................................................................................................................93 Community Assessment Report Vol. 2: Technical Data and Analyses ___________________ ii______________________________DRAFT: January, 2007 Table of Contents Cherokee Existing Industry Incentive Program................................................................ 93 Business Development Revolving Loan Fund.................................................................. 94 Freeport Inventory Tax Exemption................................................................................... 94 Economic Development Training Programs....................................................................