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PART 2: EXISTING CONDITIONS 2.1 Demographics The planning area contains an estimated 17,696 residents. The 7,247 new residents between 2000 and 2009 equated to a growth rate of 69.8 %. Cabarrus County and the Charlotte Metropolitan Statistical Area (MSA) grew at slower rates of 32.3% and 30.8% during the same period. The planning area captured 17.2% of the population growth in Cabarrus County between 2000 and 2009. There are an estimated 6,350 households in the planning area, an increase of 72.1% since 2000. The slightly higher growth rate in households over 69.8% for population indicates a downward shift in average household size. In comparison to the Charlotte MSA, the planning area currently has significantly higher shares of population aged 45 to 64. While residents aged 45 to 54 represent the largest cohort in 2009, the 55 to 64 group increased 134.4% in nine years. These two cohorts represent individuals in the prime earning years, which aid in boosting move -up housing demand and retail spending potential. The 35 to 44 age cohort, representing young families, experienced the slowest growth rate of 26.9 %. The planning area experienced a strong increase in all household income cohorts over $75,000 between 2000 and 2009. Households earning more than $100,000 currently comprise the largest cohort in the planning area (29.5 %). The planning area has comparatively higher shares of households earning more than $75,000 than the Charlotte MSA. The median household income in the planning area is currently estimated at $79,821, 26.9% more than $62,855 for Cabarrus County and 32.4% more than $60,301 for the Charlotte MSA. Refer to the Harrisburg Area Land Use Plan Market Analysis in Appendix D for more information about demographic trends. 2.2.1 Existing Land Use Pattern The existing land use pattern, as depicted in the Existing Land Use Map (Figure 2), reveals a concentration of development along NC -49 and low density development north and south of that corridor. Rural areas are generally found along the Robinson Church Road, Hickory Ridge Road and Lower Rocky River Road corridors. These rural areas are primarily located outside of the town's municipal limits. Generally, the pattern of the developed area is not highly contiguous; it is interrupted by several undeveloped parcels. The following describes the uses that exist in the planning area and where such uses are located. PART II: EXISTING CONDITIONS AUGI ItIaAI number 1 G -1 Page 317